How to Check Haryana Jamabandi Online: Fard and Land Records
Contents
If you are looking at a plot, an independent house, a builder floor on a small plot, or a land parcel in Gurugram or Faridabad, the seller’s word and the sale deed are not enough. You also want to see what the state’s revenue record says. In Haryana, that record is the jamabandi, and the copy you hold in your hand is usually called a fard or nakal.
This guide shows how to check jamabandi Haryana online, how to read the main columns, how mutation (intkal) fits in, and which warning signs should make you pause. Fees and timelines in this area are changing, so we flag where sources disagree and where you should confirm on the portal itself.
What jamabandi and fard mean
The jamabandi is the village’s Record of Rights. It holds entries on ownership, cultivation and other rights in land, and is revised every five years when the patwari prepares a new one and a revenue officer attests it. Entries in it carry a presumption of truth under section 44 of the Punjab Land Revenue Act, 1887. That presumption can be challenged in court, but it makes the jamabandi the first record a bank or sub-registrar looks at.
A fard (also called a nakal) is a copy or extract of that record for a specific parcel. The two words are used interchangeably in everyday speech for a copy of a record. For the document that matters in a deal, see the certified-copy section below.
What jamabandi does not cover
This is where many Gurugram and Faridabad buyers get caught. Haryana’s jamabandi mainly covers rural and agricultural land, and urban properties are normally checked through municipal property records. It also does not replace planning approvals.
- For licensed colonies, the key approval is the DTCP licence. A plot can sit on land with a clean-looking jamabandi while the colony has no valid licence.
- HSVP plots are governed by HSVP allotment records, and projects by Haryana RERA.
How to check jamabandi Haryana online: step by step
The official portal is jamabandi.nic.in. It is the public face of Web-HALRIS, built by the National Informatics Centre for the Haryana Revenue Department. Viewing records online is free.
- Open jamabandi.nic.in. Use the Jamabandi menu and choose “Jamabandi Nakal for checking”.
- Select the district, then the tehsil, then the village. Pick the village named in the sale papers, not just the nearest one.
- Choose a search type: owner name, khewat, khasra/survey number, or date of mutation.
- Select the jamabandi year. Start with the latest, then step back to earlier years to trace how the ownership entry changed.
- Pick the right khewat, click Nakal, and save the result as a PDF.
Searching by khasra number is usually the most reliable route, because owner names are often spelt in several ways. District, tehsil and village are enough for a basic view. Adding the khasra or khewat number makes the search faster and more exact.
The same portal has other useful tools. You can view mutation orders, check cadastral maps, look up collector rates and view registered deeds.
Reading the entry: khewat, khatauni, khasra and area
| Term | What it tells you | What to check |
|---|---|---|
| Khewat | The ownership account. All plots owned by the same set of people sit under one khewat. | Does the seller’s name appear, and who are the co-owners? |
| Khatauni | The cultivation unit. It records who is in possession, who may not be the owner. | A tenant or unknown occupant on land the seller calls vacant. |
| Khasra | The unique number of a specific parcel. | It must match the number in the sale agreement, site plan and any licence. |
| Share (hissa) | Each co-owner’s fraction. It shows exactly what one co-owner can legally sell. | Shares that do not add up, or a seller offering more than their fraction. |
| Land type | “Gair mumkin” is written where land is uncultivated or has a building on it. | Use and permission for the intended purpose. |
| Remarks column | Entries here can change ownership or possession status. They carry an intkal or rapat reference number. | Anything entered but not yet sanctioned. |
Worked example: converting kanal-marla
Jamabandi areas are written in kanal and marla. One kanal is 20 marla, or 605 square yards. In Haryana, one marla is generally taken as 30.25 square yards. Some regions use other conventions, so ask which one the deed uses. The size of a marla differs by measurement convention.
- Entry reads 2 kanal 10 marla = 50 marla.
- 50 × 30.25 = 1,512.5 square yards.
Now add a share. Eight kanal equals 4,840 square yards, which is one acre. Suppose a khasra is 8 kanal and your seller holds a 1/4 share. That is 2 kanal, or 1,210 square yards. If the seller is offering you 1,500 square yards from that share, the numbers do not work. Stop and ask for a partition record or the other co-owners’ signatures.
Mutation (intkal): the step many deals miss
Registering a sale deed and updating the revenue record are separate steps. Registration records the transaction. Mutation records the change of ownership in the revenue record. That is why a seller can hold a registered deed while the jamabandi still shows the previous owner.
To check mutation status online, open the mutation option, select district, tehsil and the registry date range, and search. The result shows the parties and whether the mutation is sanctioned, pending or objected. If the seller bought the land but no mutation was ever sanctioned in his name, his title is incomplete.
How long does mutation take?
Published timelines differ, so treat any single number with care.
- A Haryana SOP summarised by a Gurugram law firm sets patwari scrutiny at day 1 to 3, kanungo scrutiny at day 4 to 5, and attestation of uncontested mutations at day 5 to 10. Sale, gift, mortgage and lease cases integrated with the portal can start automatically.
- The application stays visible for 10 days for objections.
- Other practitioner guides say 30 to 45 days is typical in practice.
If you are buying a recently purchased property, check that the last sale has actually been mutated. If it is still pending, ask when it will be completed and who is handling it, before you pay a large advance.
Free view versus certified fard: what it costs
The on-screen copy is for reference. A legally usable certified fard may still need the patwari’s signed copy or a copy through the tehsil, depending on what your bank or sub-registrar accepts.
Haryana has since added an online route. Citizens can apply for digitally certified copies of jamabandi, mutation, fard badar and registered sale deeds without visiting revenue offices. You log in with a mobile number and OTP, and each application gets a tracking ID and goes to the patwari or revenue official for verification. Once the application is approved and the fee paid online, the certified document can be downloaded from your dashboard.
| Item | Reported fee | Note |
|---|---|---|
| View jamabandi nakal on screen | Free | Reference only. |
| Certified jamabandi | Rs 100 for the first 10 pages, then Rs 5 per extra page | Reported in recent news coverage of the new module. |
| Certified mutation copy | Rs 100, regardless of length | Same source. |
| Certified registered sale deed | Rs 100, regardless of length | Same source. |
| Certified fard badar | Rs 100, regardless of length | Same source. |
Check before you pay. One law-firm page describing the SOP mentions a fee of Rs 200 shown after approval. An earlier 2023 e-fard system listed Rs 100 per fard, plus Rs 10 for the first khewat and Rs 5 for each later one. Fees may have been revised, so confirm the amount on the payment screen.
Worked example: a small document pack
Say you want a certified jamabandi extract of 14 pages, the latest mutation copy and the seller’s registered deed, at the reported rates:
- Jamabandi: Rs 100 + (4 extra pages × Rs 5) = Rs 120
- Mutation: Rs 100
- Registered sale deed: Rs 100
- Total: Rs 320
That is small next to the amounts involved in a plot purchase. If a broker asks for far more to “arrange” these papers, ask what you are paying for.
Extra checks for Gurugram and Faridabad
The jamabandi tells you who owns the underlying revenue land. For most urban purchases in these cities, you need three checks, not one. Use the jamabandi to confirm the revenue ownership, then confirm the DTCP licence for a licensed colony or the HSVP allotment record for an HSVP plot.
- Plots in licensed colonies. Typical checks are the jamabandi, the DTCP licence or HSVP allotment, the layout plan, mutation and an encumbrance check.
- Builder floors. Smaller developments may not need RERA registration. RERA exempts projects on 500 sq. metres or less with no more than eight units. That does not remove the DTCP colony licence, sanctioned building plan or occupation certificate requirements.
- Land deals. If the seller cannot show a numbered, dated CLU document, treat the land as agricultural until proven otherwise. Match the licence number, developer name, licensed area and khasra numbers to what you were told. A mismatch is a red flag.
For larger projects, you can use the same documents the regulator looks at. A HARERA scrutiny form lists title deeds, mutation, jamabandi and aks-shajra certified by a revenue officer six months before the application. That is a reasonable set to ask a developer or landowner for. HARERA filings list the killa, khewat and licence details, and you can pull each killa on jamabandi.nic.in to see whether the current owner matches.
If you are still deciding where to look, the Gurugram locality guide and the Faridabad locality guide give an overview of the areas. You can also browse new projects in Gurugram and new projects in Faridabad. For any listing, run the checks above yourself before paying a token amount.
Red flags to look for
| What you see | Why it matters | What to do |
|---|---|---|
| Seller’s name is missing from the khewat | The seller may not be the recorded owner. | Ask for the earlier chain of mutations and deeds. |
| Sale registered but mutation not sanctioned | An unmutated sale is described as the most common red flag. | Wait for sanction, or get written assurance and legal advice before paying. |
| Red-ink or pending entries in remarks | An entry made but not sanctioned means ownership is unsettled. | Ask what the entry is and whether it was resolved. |
| Shares that do not add up | The seller may be offering more land than their fraction allows. | Get all co-owners to sign or get a partition. |
| Deceased owner, no heir mutation | Legal heirs may need to sign. | Ask for a succession mutation or legal heir documents. |
| Unknown person in the cultivator column | A tenant or occupant may exist on supposedly vacant land. | Visit the site and ask for written possession details. |
| Clean jamabandi but no licence or CLU | The land may be sold as a colony without approval. | Verify DTCP licence, CLU and RERA status separately. |
| Pending litigation or stays | These may not be obvious unless records are carefully examined. | Check revenue court case information and ask a local lawyer for a court search. |
A simple pre-purchase checklist
- Get the village, khewat and khasra numbers in writing from the seller.
- View the latest jamabandi on jamabandi.nic.in, then compare earlier years.
- Check mutation status for the seller’s own purchase.
- Search the registered deed on the portal and compare it with the papers you were shown.
- Order certified copies of the jamabandi, mutation and deed.
- Verify the DTCP licence or HSVP allotment, CLU, building plan and RERA status where relevant.
- Visit the site and compare the physical boundaries with the map.
- Have a local property lawyer review the full chain of title before you pay any large sum. Jamabandi is important, but old sale deeds, inheritance records and partition documents must also be verified.
What to remember
The jamabandi is a strong starting point, not a guarantee. It can lag behind a recent sale, it does not cover planning approvals, and portal fees and timelines may change. If you are comparing options across cities, you can search all properties on ADiHomes. Treat the document checks above as your own responsibility. This article is general information, not legal advice.
Frequently asked questions
How do I check jamabandi in Haryana online?
Go to jamabandi.nic.in, open the Jamabandi menu and choose Jamabandi Nakal for checking. Select district, tehsil, village and jamabandi year, then search by owner name, khewat or khasra number. Viewing on screen is free.
What is the difference between jamabandi and fard?
The jamabandi is the village's Record of Rights. A fard or nakal is a copy or extract of the entry for a specific parcel, and the two terms are often used loosely. For bank or legal use, a certified copy is usually needed rather than the on-screen view.
Is the free online jamabandi copy valid for a home loan or registration?
It is generally treated as a reference copy. Banks and sub-registrars may ask for a certified fard, so confirm with your lender what they accept.
How much does a certified jamabandi or fard cost in Haryana?
Recent reports on the Revenue Haryana portal's online module give Rs 100 for certified mutation, sale deed and fard badar copies. Certified jamabandi is Rs 100 for the first 10 pages and Rs 5 per extra page. One law-firm page mentions Rs 200, so check the payment screen.
Does registering a sale deed update the jamabandi automatically?
No. Registration and mutation are separate steps, and the jamabandi reflects the new owner only after a mutation is sanctioned. Check mutation status on the portal.
How long does mutation (intkal) take in Haryana?
Sources differ. A Haryana SOP summarised by a Gurugram law firm sets uncontested attestation at roughly 5 to 10 days plus a 10-day objection window, while some guides say 30 to 45 days in practice. Contested cases can take longer.
Is a clean jamabandi enough to buy a plot or builder floor in Gurugram or Faridabad?
No. The jamabandi covers revenue ownership only. You also need to verify the DTCP licence or HSVP allotment, CLU where relevant, the sanctioned plan and RERA status if applicable.
Sources
- WEB-HALRIS Haryana – LR Documents (jamabandi.nic.in)
- Haryana land records go online, get copy for Rs 100 – The Tribune
- Haryana brings certified land records online – The Statesman
- No more revenue office visits: Haryana moves certified land records online – The Tribune
- The e-Fard system implemented in the state – Drishti IAS
- Certified Copies of Jamabandi, Mutation & Deed Online in Haryana – Lawyers in Gurgaon
- Haryana Mutation SOP – Lawyers in Gurgaon
- Jamabandi Haryana 2026: Check Records, Mutation & Fard – Legiscore
- How to Access Jamabandi Haryana Online – Sobha
- Haryana Land Records: Check Online at Jamabandi Portal – Express Builders
- Jamabandi Haryana – Paisabazaar
- Jamabandi Haryana 2025 – Leasewarehouse
- Haryana Jamabandi (Jamabandi Nakal) – Landeed
- Haryana Mutation Nakal guide – Landeed
- How to Read a Jamabandi – Agrizameen
Updated 20 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.
