🗓️Last Updated: June 2026

Land Records Howrah: Check Khasra, Khatauni & Mutation 2026

Complete guide to check and manage land records in Howrah. View ownership, download Khasra maps, apply for mutation, and verify title online.

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Verified by NagrikIQ Research Team

Sources: Official .gov.in portals only · Updated June 2026

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Official Sources

Banglarbhumi (banglarbhumi.gov.in) / Howrah Municipal Corporation (HMC)

🔗Banglarbhumi (banglarbhumi.gov.in) / Howrah Municipal Corporation (HMC) — Official Portal →

📋 Overview

Land records in Howrah are maintained by two authorities: Howrah Municipal Corporation (HMC) (HMC) for urban properties within municipal limits, and the Revenue Department (Tehsildar/Sub-Registrar) for peri-urban, agricultural, and semi-urban land. The state's digital land portal — Banglarbhumi (banglarbhumi.gov.in) — allows anyone to view ownership records (Khatauni/Record of Rights), Khasra maps, and mutation status online for free. HMC covers 50 wards. Twin city of Kolkata across Hooghly River. Major industrial area — steel, jute. WB e-District for certificates. Howrah Bridge area — heavy document requirements for property near the river. For property registration and stamp duty, the Sub-Registrar's office in Howrah handles all sale deeds, gift deeds, and mortgage registrations.

✅ Eligibility

✓Any person with a stake in a property in Howrah can access land records online — no login required for basic viewing
✓Mutation application must be filed by the legal owner or legal heir after a property transaction
✓For certified copies of land records: any person may apply at the Tehsildar/Sub-Registrar office
✓For title verification: buyer, seller, or their authorised agent can access records
✓For inheritance mutation: legal heirs must produce death certificate and succession documents
✓Urban properties within Howrah Municipal Corporation (HMC) limits follow municipal property tax records; revenue records are maintained separately by the Tehsildar

📁 Documents Required

▸Title deed / sale agreement / gift deed (most recent transaction document)

▸Aadhaar card of the property owner or applicant

▸Property tax receipts from Howrah Municipal Corporation (HMC) (for urban properties in Howrah)

▸Previous Khatauni / Record of Rights (ROR) / 7-12 extract

▸NOC from housing society or RWA (if required for mutation in a gated community)

▸Court orders or succession certificate (for inheritance / legal heir mutation)

▸Stamp duty paid receipt and registered sale deed (for post-purchase mutation)

▸Encumbrance certificate (EC) from Sub-Registrar office (for bank loans and title verification)

💰Fees & Processing Time

Fee

Online record viewing: FREE Certified copy of Khatauni/7-12/ROR: ₹15–₹50 per copy Mutation application fee: ₹50–₹200 Encumbrance certificate (EC): ₹200–₹500 (depending on years and state) Property registration stamp duty: 5–7% of property value (varies by state — West Bengal rates apply) Registration fee: 1% of property value (max ₹30,000 in most states) Note: Online viewing via Banglarbhumi (banglarbhumi.gov.in) is completely free. Apply at: Tehsildar / Sub-Registrar Office, 1 Maidan, Howrah 711101 Helpline: 033-26419001 / 033-26412527

Processing Time

10-15 working days

🖥️ How to Apply Online

1Visit Banglarbhumi (banglarbhumi.gov.in) — the official land records portal for West Bengal
2Select district: Howrah / relevant district from the dropdown
3Enter village/ward/survey number or owner name to search records
4View Khatauni (Record of Rights), Khasra map, and mutation history online
5Download the record as PDF (free for basic viewing; certified copy requires application)
6For certified copy: apply online via the portal or state e-District portal
7For mutation after property purchase: log in with Aadhaar and submit mutation application online
8Mutation is approved by the Patwari/Revenue Inspector after field verification within 10-15 working days

🏢 How to Apply Offline

1Visit the Tehsildar or Sub-Registrar office in Howrah — 1 Maidan, Howrah 711101
2Helpline: 033-26419001 / 033-26412527
3Request a certified copy of Khatauni/ROR/7-12 at the record counter
4For mutation after purchase: submit mutation application form with registered sale deed
5Revenue Inspector or Patwari will conduct field verification of the property
6Pay applicable fees at the treasury or online payment counter
7Collect certified copy or mutation order from the office on the specified date
8Alternatively, visit Common Service Centres: Duare Sarkar centres (WB) in Howrah

⚠️Common Problems & Solutions

✗Encumbrance on property title

→Get an Encumbrance Certificate (EC) from the Sub-Registrar office in Howrah to check all registered transactions and liabilities on the property. Any mortgage, lien, or court attachment will appear in the EC. Clear all encumbrances before purchasing.

✗Mutation pending after property purchase

→Mutation (dakhil kharij) must be applied within 3–6 months of registration. If pending, visit the Patwari or Tehsildar office in Howrah with the registered sale deed, previous Khatauni, and Aadhaar. Escalate to the Revenue Divisional Officer if the Tehsildar delays beyond the prescribed period.

✗Property dispute / disputed title

→For disputed land in Howrah, file a civil suit in the appropriate court. In the meantime, an Encumbrance Certificate and ROR extract can show the current recorded ownership. Do not pay for disputed property without title insurance or a legal opinion.

✗Missing survey records / old land records not digitised

→For properties with very old or undigitised records in Howrah, visit the District Land Records office with the original title deed and previous survey number. The Tehsildar can issue a manual certified copy while digitisation is pending.

✗Agricultural land converted to non-agricultural (NA) use

→Land use conversion requires permission from the Collector or Revenue Divisional Officer in Howrah. Apply for NA order before constructing on agricultural land. Illegal construction on agricultural land risks demolition.

❓ Frequently Asked Questions

Q.How do I check land records for a property in Howrah online?

Visit Banglarbhumi (banglarbhumi.gov.in) — the official West Bengal land records portal. Select the district and enter the survey number, Khasra number, or owner name. You can view Khatauni/ROR, Khasra maps, and mutation history for free. No login required for basic viewing.

Q.What is mutation of land records and how do I apply in Howrah?

Mutation (dakhil kharij) updates the revenue records to reflect the new owner after a property transaction, inheritance, or gift. In Howrah, apply for mutation at the Tehsildar office — 1 Maidan, Howrah 711101 — with your registered sale deed, Aadhaar, and previous Khatauni. Processing takes 10-15 working days.

Q.What is the difference between Khasra and Khatauni in Howrah?

Khasra is a plot-level record showing survey number, area, type of land use, and crop details for agricultural land. Khatauni (Record of Rights / ROR) is an owner-level record showing all plots owned by a person along with cultivation and encumbrance details. Both are available on Banglarbhumi (banglarbhumi.gov.in) for Howrah area.

Q.How do I get an Encumbrance Certificate (EC) for a property in Howrah?

An Encumbrance Certificate (EC) shows all registered transactions and liabilities on a property. Apply at the Sub-Registrar office in Howrah — 1 Maidan, Howrah 711101 — with the property details and required fees (₹200–₹500). EC can also be applied for online via the West Bengal registration portal. EC is mandatory for home loans and property purchases.

Q.What is the stamp duty for property registration in Howrah?

Stamp duty for property registration in Howrah (West Bengal) is typically 5–7% of the property's market value or circle rate, whichever is higher. Registration fee is 1% of property value (subject to state limits). Women buyers may get a 1–2% concession on stamp duty in West Bengal. Pay stamp duty online before registration at the Sub-Registrar office.

📞Helpline & Support

▸033-26419001 / 033-26412527
▸Banglarbhumi (banglarbhumi.gov.in)

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Disclaimer: NagrikIQ is an informational platform and is not affiliated with any government department. Information provided is for guidance only. Always verify details on the official government portal before taking action.