Bhu Bharati: What Telangana Landowners Need To Know

Telangana’s land records system changed when the Bhu Bharati (Record of Rights in Land) law and portal came into force on 14 April 2025, replacing the Dharani system. For farmers, landowners and buyers, the change affects how records are corrected and how disputes are resolved.

What changed

• Appeals within the revenue system: under Dharani, many errors could only be corrected through civil courts. Bhu Bharati provides for applications before the Tahsildar or RDO and appeals to higher revenue authorities, with land tribunals proposed for further appeals.
• Survey maps: a survey map of the land is to be part of registration and mutation, to reduce boundary disputes.
• Bhudhaar: a unique identification number is to be issued for land parcels.
• Notice before mutation: in succession cases, notices are to be issued to stakeholders before records are updated.
• Physical records: records are maintained physically at revenue offices, not only online.

Correction of errors

A special window was provided for rectifying wrong entries made under the earlier system. Where that window has passed, other remedies before the revenue authorities and civil courts may still be available, depending on the facts.

Checklist before buying agricultural or plot land

• Verify the record of rights, pahani and survey number on Bhu Bharati.
• Obtain an encumbrance certificate for at least 30 years.
• Check whether the land is assigned land, government land, or listed under prohibited properties (Section 22-A of the Registration Act).
• Confirm that the seller’s title flows through registered documents.
• Physically inspect the land and match boundaries with the survey map.

Why only a registered sale deed transfers title

Purchasers sometimes rely on General Power of Attorney (GPA) sales, agreements of sale or wills. In Suraj Lamps & Industries (P) Ltd. v. State of Haryana, (2012) 1 SCC 656, the Supreme Court held that such “SA/GPA/Will” transactions do not transfer title, and immovable property can be legally transferred only by a registered deed of conveyance.

Key judgment

• Suraj Lamps & Industries (P) Ltd. v. State of Haryana, (2012) 1 SCC 656.