How to Download Title Deed Online: Step-by-Step 2026 Guide

How to download title deeds in Bangalore online, Kaveri portal for registered deeds, Bhoomi for land records, E-Aasthi for Khata, with offline steps too.

India has no single "title deed" document. Property title is established through a bundle of documents, each from a different portal:

Together, these four documents constitute what is commonly called a "title deed" in the Indian property context.

Quick Summary (TL; DR)

• A "title deed" in India is not a single downloadable document  it is a bundle of records from three different portals: Kaveri (registered deeds), Bhoomi (revenue records), and E-Aasthi (municipal Khata)

• The registered sale deed is the closest to a UK-style title deed, downloadable as a certified copy from kaverionline.karnataka.gov.in for post-2004 documents

• The Encumbrance Certificate (EC) is equally important  it shows the full transaction history and is downloadable from the same Kaveri portal

• Revenue land records (RTC) are downloaded from bhoomi.karnataka.gov.in, relevant for plots and agricultural land

• For a complete title picture in Bengaluru: download the EC, sale deed, and e-Khata together

What Is a Title Deed in Indian Property Law?

Why It Is Different from the UK Land Registry Concept

In UK property law, a "title deed" is a single official document registered with HM Land Registry that proves ownership. You can download it directly from the Land Registry website for a small fee.

In Indian property law, there is no equivalent single title deed. Ownership is established through a chain of registered documents; each transaction is recorded separately, and the title must be traced through the history of all transfers.

What constitutes "title" in India:

Why this matters for downloads:

You cannot go to one website and download "the title deed." You need to visit multiple portals and download multiple documents. This guide covers everyone.

The Indian Equivalent of "Land Registry": Which Portals to Use

The Three Databases That Together = Land Registry

The Kaveri portal is the closest Indian equivalent to a land registry  it contains every registered property document for Karnataka SROs.

Unlike the UK where one search gives you the current registered owner, in India you search the Kaveri EC (Encumbrance Certificate) which lists all transactions from the earliest recorded date to present.

Document 1  Registered Sale Deed Download

The Primary Title Document  Kaveri Portal

Step 1: Open Kaveri Online

Go to kaverionline.karnataka.gov.in. This is Karnataka's official Sub-Registrar Office portal.

Step 2: Register and Log In

Create an account if you are a new user. Enter your name, mobile, email, and Aadhaar. Log in with your credentials.

Step 3: Navigate to Certified Copy

Click Citizen Services → Certified Copy (or "Copy of Registered Documents").

Step 4: Enter Document Details

Enter:

• Document Number: From your sale deed or EC

• Book Number: Usually Book-1 for sale deeds

• Year: Year of registration

• SRO: The SRO where the deed was registered

Step 5: Verify and Pay

Verify the result matches your property. Pay the fee (approximately ₹5–₹20 per page) using UPI, net banking, or debit card.

Step 6: Download the PDF

Click Download to save the certified copy PDF of your registered sale deed.

If you do not know the document number, Proceed to Document 2 (EC download) first, the EC lists the document number.

Document 2: Encumbrance Certificate Download

The Full Transaction History: The Most Important Download

The EC is often more important than the sale deed itself for proving title  it shows the complete transaction history and confirms no pending mortgages or disputes.

Step 1: Go to Kaveri Online

Same portal: kaverionline.karnataka.gov.in. Log in.

Step 2: Navigate to EC

Click the Encumbrance Certificate from the citizen services menu.

Step 3: Fill EC Request Form

Enter:

• District: Bengaluru Urban or Bengaluru Rural

• SRO: The Sub-Registrar's Office with jurisdiction

• Survey Number: Your property's survey number

• Start Year: Typically start with 1990 or further back for a 30-year EC

• End Year: Current year (2026)

Step 4: View and Download the EC

The EC table shows every registered transaction for the property. For your property, you should see your sale deed as the most recent transaction.

Click "Download EC" or "Print EC" at the bottom of the results page.

The EC PDF includes:

• Property description and survey number

• All registered transactions in chronological order

• Each deed's document number, date, parties, and consideration

• Official government seal and certification

Why the EC is essential for title verification: The EC shows all transactions, mortgages, powers of attorney, partition deeds, and previous sale deeds. If someone else mortgaged your property without your knowledge, it appears here. If there is a dispute, it appears here.

Document 3  Revenue Land Records (RTC/Pahani) Download

For Plots and Land  Bhoomi Portal

For plots, agricultural land, and any property where land records are relevant, the RTC (Record of Rights, Tenancy and Crops) is the revenue system's ownership record.

This is separate from the Kaveri/SRO registration system  it is the revenue department's record maintained under the Karnataka Land Revenue Act.

Step 1: Go to Bhoomi Portal

Open bhoomi.karnataka.gov.in.

Step 2: Click "View RTC and MR"

Click "View RTC & MR" (RTC = Record of Rights, Tenancy and Crops; MR = Mutation Register).

Step 3: Enter Property Details

Select:

• District: Bengaluru Urban / Bengaluru Rural / your district

• Taluk: Your taluk

• Hobli: Your hobli (sub-taluk division)

• Village: Your village name

• Survey Number: Your land's survey number

Step 4: View and Download RTC

The RTC shows the current registered owner in the revenue records. This must match the sale deed.

Click "Print RTC" or "Download" to save the RTC as a PDF.

Need Help with Title Verification or Title Search? Talk to Vault Lawyer Today.

Document 4  BBMP e-Khata Download

The Municipal Ownership Record  E-Aasthi Portal

The BBMP e-Khata confirms municipal recognition of ownership essential for home loans, building approvals, and property sales in Bengaluru.

Step 1: Go to E-Aasthi

Open eaasthi.karnataka.gov.in. Log in with your registered mobile OTP.

Step 2: Search Your Property

Search by:

• SAS ID (from any property tax receipt)  fastest method

• Owner Name + Ward  if no SAS ID available

• Property Address

Step 3: Find and Download e-Khata

Click "Download e-Khata" from the property card.

The e-Khata PDF is the digital Khata certificate  it is the BBMP's official record of your ownership.

Verify with QR code: Scan the QR code on the downloaded e-Khata  it opens the E-Aasthi verification page confirming the certificate is genuine.

The Complete Title Document Bundle: What to Download

Your Complete "Land Registry" Download in India

For a complete title picture in Bengaluru, download all four:

For apartments (no separate land record needed): Documents 1, 2, and 4 are typically sufficient.

For plots and land: All four documents are needed.

Offline Method: Getting Title Documents at Government Offices

When Online Access Is Not Available

For Registered Sale Deed (pre-2004 or incomplete digitisation):

1. Visit the Sub-Registrar's Office where the deed was registered

2. Submit a written application with property details and document reference

3. Pay the search fee and certified copy fee

4. Collect the physical certified copy in 7–45 days

For Encumbrance Certificate (offline):

1. Visit the SRO with your property's survey number and SRO details

2. Request a manual EC search

3. Pay search fee (per year of search) and copy fee

4. Receive the EC within 2–7 working days

For Revenue RTC (offline):

1. Visit the Village Accountant's office or the Taluk office

2. Submit Form 7 or a written request with the survey number

3. Pay nominal fee (₹10–₹30)

4. Receive the RTC extract

For BBMP Khata (offline):

1. Visit the GBA ward office

2. Request an e-Khata print from the ward's E-Aasthi access

3. Or attend a Saturday Nanna e-Khata Nanna Hakku camp

Need Help with Title Verification or Title Search? Talk to Vault Lawyer Today.

UK Land Registry vs Indian Property Records

For NRIs and Foreign-Educated Buyers

Many NRIs and property professionals familiar with the UK system search for "land registry download title deeds" expecting a single portal and a single document. Here is a direct comparison:

For NRIs: The process of proving title in India involves downloading from multiple portals. However, once you have the EC, sale deed, Khata, and the RTC, you have a complete picture equivalent to a UK title search.

Title Document Downloads: Vault Proptech Handles It All

Downloading your complete title documentation in India requires navigating three separate portals, each with different credentials, different search methods, and different document formats.

Vault Proptech manages the complete title document retrieval for property owners in Bengaluru  pulling every document that constitutes your property title, verifying each for accuracy, and flagging discrepancies before they become problems.

• Kaveri Online  sale deed certified copy download and EC pull

• E-Aasthi  e-Khata download and verification

• Bhoomi  RTC/Pahani download for land records

• Complete title bundle preparation, all four documents together

• Title discrepancy identification, name mismatches, area errors, and encumbrance issues

• Pre-2004 document retrieval, physical SRO visit coordination

• NRI title document management, remote coordination, and secure PDF delivery

• Annual EC monitoring  catching unauthorised transactions on your property

One property. Four portals. One complete title picture. Vault Proptech downloads it all. Request a Service Today.