Sellers often hand over a deed, a khatian, a mutation copy and a tax receipt and say “everything is there.” Having every paper is not the same as having papers that agree. This guide shows what each paper tells you and how to compare them.
This guide is general information, not legal advice. Have the documents reviewed by a qualified advocate before you pay.
What each paper shows
- Deed (dolil): a transfer between named parties, for a described area and boundaries, on a date. It shows that a transfer was recorded — not that the seller owned what they sold.
- Khatian (record of rights): who the survey or revenue record lists as owner or holder of a dag, and the area. Different survey rounds (CS, SA, RS, BS, city survey) can show different pictures.
- Mutation: the update of the current record after a transfer or inheritance, so that the revenue record names the new holder.
- Land-tax receipt (dakhila): that tax was paid against a holding. It is a sign of possession and record upkeep, not proof of title.
Build a reconciliation sheet
Make one row for each survey khatian, in order, plus one for the latest record. For each row write:
- Khatian number and survey type
- Dag number(s)
- Recorded owner(s) and share
- Area
- Land class
Then ask: 1. Does the dag stay the same across surveys, or change? If it changes, is there a conversion that explains it? 2. Does the area stay consistent, or shrink or grow without a reason such as acquisition, river erosion or a recorded transfer? 3. Do the owners’ names follow the deed chain — who sold to whom — or does someone appear without a source?
Then compare with mutation and tax
- Is the mutation khatian in the seller’s name, and does it come from the deed the seller relies on?
- Are the tax receipts for the same dag and holding, and for recent years, not just one old receipt?
- Does the latest khatian name the seller? If the seller inherited, does the record show the seller or the earlier holder, and is the heirship documented?
Common mismatches and what they usually mean
- Name spelled differently: may be a clerical slip — or a different person. Ask for an explanation and supporting documents.
- Area smaller in the latest record: possible partial sale, acquisition or error. Find out which.
- Tax receipt for another dag: the seller may be paying tax on a different parcel.
- Mutation in the name of someone not in the deed chain: a gap in title to be resolved.
- Record still in an old owner’s name: mutation may not have been done, or may be in dispute.
What a clean result looks like
The dag and area carry through the surveys; the owners follow the deeds; mutation matches the latest deed; tax receipts are recent and for the same holding. Even then, check what these papers cannot show: mortgage, cases, government interest and planning.
What to do if something does not match
Do not pay a bayna on the hope it will be fixed later. Ask the seller to cure the mismatch with documents — a corrected record, an explanatory deed or a heir’s signature — before you pay. If it cannot be cured, that is your answer.
How BEST ABASHON helps
Our verification service builds the reconciliation sheet for you, marks every mismatch, and grades each finding Verified, Conditional, Red flag or Not verifiable — with the evidence attached.
