Ask Us to Check a Property ↓ Choose WhatsApp or a team callback · no spam, no pressure
Most property trouble in Bhiwadi is not fraud. It is a mismatch: a name in the revenue record that does not match the name on the agreement, an area that differs by a few biswa, a khasra number that belongs to the next plot, a phase of a township that is registered separately from the one being sold to you. None of that is hidden. It sits in public records that almost nobody reads before paying bayana.
This page sets out what those records are, which office actually holds each one, and, most usefully, what each document does not prove. Buyers over-read documents constantly. A jamabandi is treated as title. A RERA number is treated as government approval. A portal status is treated as a certificate. Each of those is a real way to lose money while feeling well informed.
We do this as part of handling your purchase or sale, and we do not charge for it. There is no verification package, no report to buy and no fee to negotiate. If you are transacting through us, these checks are simply how the transaction runs.
How the Checking Actually Runs
-
You tell us what you are buying
Society flat, township plot, revenue land or a RIICO industrial plot. These four sit in four different record systems, and which one applies decides every check that follows. Half the confusion in a Bhiwadi deal comes from applying flat logic to a land purchase.
-
We identify the right authority
A Bhiwadi property may answer to Rajasthan RERA, BIDA, a UIT colony record, the tehsil revenue record, RIICO, or a Haryana office if it sits across the Dharuhera line. We work out which office actually holds the record before anyone pays for a search in the wrong place.
-
We pull what is publicly available
Jamabandi and girdawari from Apna Khata, the RERA registration record, the RIICO layout plan and area status, the DLC rate for the tehsil, village and khasra, and the ePanjiyan entries we can reach. These are public records; the work is knowing where to look and how to read them.
-
We read it against the seller's file
What the seller shows you and what the record says should agree. Where they do not, that gap is the finding, and it is usually in a name, an area, a khasra number or a phase that quietly differs.
-
We tell you what is missing, in writing on WhatsApp
Not a verdict. A list: what we could see, what we could not, and which items need your lawyer or chartered accountant rather than us. A short list of open items you can act on beats a confident clean chit.
The Records, and What Each One Does Not Prove
Which of these apply depends on what you are buying. A society flat and a piece of revenue land near Tijara have almost nothing in common on paper.
Jamabandi and girdawari
Held by: Tehsil revenue records, readable on Rajasthan's Apna Khata portal
What it shows: Who the revenue record currently names, the khasra numbers, the area, and what the land was recorded as being used for.
What it does not prove: It is a record of possession and revenue entries, not a title deed. It does not prove a clean chain, it does not show an unregistered agreement, and it does not tell you about a mortgage.
Rajasthan RERA registration
Held by: Rajasthan Real Estate Regulatory Authority
What it shows: That a project was registered, under which exact legal name and promoter, with what registration number, and the status the portal displayed on the day we looked.
What it does not prove: Registration is not approval, and it is not a quality judgement. It does not establish title, completion, occupancy, bank lending, maintenance, RWA formation or current saleability. A lapsed status does not by itself mean the project failed.
BIDA and UIT colony records
Held by: Bhiwadi Integrated Development Authority, and the UIT record for older colonies
What it shows: Whether a colony layout was sanctioned by the authority, and whether a plot sits inside an approved scheme or outside it.
What it does not prove: An approved layout does not confirm that your specific plot number was allotted to your seller, nor that development charges were paid.
RIICO allotment, dues and transfer status
Held by: RIICO, through the Bhiwadi Unit-I or Unit-II office for the area
What it shows: The published layout plan for the industrial area, and per plot, the allotment position, outstanding dues, utilization status and whether a transfer is permitted.
What it does not prove: A published layout plan proves RIICO planned the area. It says nothing about whether any plot in it is free, priced, or transferable. Plot-level status has to be asked for plot by plot.
DLC rate for the exact location
Held by: Registration and Stamps Department, by sub-registrar office, tehsil, village and khasra
What it shows: The circle rate that sets the stamp-duty floor for that specific location and category.
What it does not prove: A DLC rate is a stamp-duty floor, never the market price and never a valuation of your property. Buying at DLC does not mean you bought well.
Registered sale deed and the ePanjiyan entry
Held by: The sub-registrar office with jurisdiction over where the property sits
What it shows: That a deed was registered, between whom, for what stated consideration, and against which property description.
What it does not prove: Registration records the transaction. It does not adjudicate the seller's right to have sold, and it does not clear an encumbrance created earlier.
Namantaran (mutation) after purchase
Held by: Tehsil for revenue land, the authority for a BIDA or UIT plot, the society for a flat, RIICO for an industrial plot
What it shows: That the record has been updated into the new owner's name after registration.
What it does not prove: Mutation is a record update, not a second transfer of ownership. But skipping it is how the next sale gets stuck, so we check whether the seller ever completed theirs.
Two States, Two Systems
The belt we work crosses a state line, and that line changes the paperwork completely. A Bhiwadi, Tapukara or Tijara property is Rajasthan: Apna Khata for land records, ePanjiyan for registration, a DLC rate set per sub-registrar office, and the Khairthal-Tijara district for searches, not Alwar. Cross to Dharuhera and it is Haryana, District Rewari: different land record portal, different registration system, and a collector rate rather than a DLC rate. The two are equivalents, not synonyms, and a figure from one is never a figure for the other. See the DLC and collector rate hub for both sides.
What This Is Not
Being clear about the boundary is the reason the rest of this page is worth reading.
- We do not issue a title certificate or a legal opinion. Where a title chain needs an advocate's reading, we say so and you engage one.
- We do not guarantee a property is free of dispute. No search of public records can establish that, and anyone telling you otherwise is selling confidence rather than checking.
- We do not do your tax. Capital gains, TDS on a non-resident seller and the deductions you can claim are for a chartered accountant.
- We do not survey or measure land. A physical demarcation dispute needs a surveyor and, sometimes, the tehsil.
- We do not charge for any of this. It is part of handling your transaction, so there is no verification fee to negotiate and no report to buy.
Why buyers trust Shivam Properties
Common Questions
Frequently Asked Questions
Do you charge for document verification?
No. Checking records is part of handling a purchase or sale with us, not a separate product. There is no verification fee, no report price and no package. If you are transacting through us, the checks below happen as a matter of course.
Is this a legal title clearance?
No, and we will not describe it as one. We pull and read the public records, compare them against the seller's file, and tell you what is missing or inconsistent. Where the answer needs an advocate, we say so. A property dealer who offers you a title guarantee is offering something they cannot back.
Can you check a property I am buying through another dealer?
Ask us. We would rather you did not get caught by something we would have spotted, but we also will not pretend a full check on someone else's file is a five-minute favour. Tell us what you have and we will tell you honestly what we can look at.
What is the single check people skip most often?
Whether the seller ever completed their own mutation. The sale deed looks perfect, the money moves, and then the record still names someone from two owners ago, which surfaces when you try to sell. It is a cheap thing to check before you pay and an expensive thing to fix afterwards.
My property is in Dharuhera, not Bhiwadi. Does that change anything?
Substantially. Dharuhera is in Haryana, District Rewari, so the land records, the collector rate that sets stamp duty and the registration system are all a different state's. We handle the belt on both sides of that line, but the checks are not interchangeable and neither are the rates.
Which district do I search Bhiwadi land records under?
Khairthal-Tijara, not Alwar. Bhiwadi moved into the new district, and a search run against Alwar is one of the more common reasons a buyer concludes a record does not exist when it does.
Send Us the Property and We Will Tell You What Is Missing
Tell us what you are buying and where. We will name the records that apply, check what is publicly available, and give you the open items in writing. No charge, and no obligation to transact through us to ask the question.
Chat on WhatsApp or drop your number below, we call you back ↓Choose what you would like to do next:
Done. Our team will contact you during working hours.