Guides / Andhra Pradesh
State overview: How to buy land in Andhra Pradesh
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The Adangal is Andhra Pradesh's village-level land record showing ownership, land classification, crops grown, irrigation source, soil type, and liabilities for each agricultural parcel. The wet, dry, or waste classification in the Adangal directly affects what you can build, grow, or finance on the land. This guide covers how to check it free on [meebhoomi.ap.gov.in](http://meebhoomi.ap.gov.in) and what each field means before you pay any advance.
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The Title Deed, or Mula Deed in AP, is the chain of registered documents proving unbroken ownership of a property going back at least 30 years. A single missing link creates a clouded title that banks refuse to finance. This guide covers how to verify it on [registration.ap.gov.in](http://registration.ap.gov.in) , what to check in each deed, and the red flags that should stop any purchase.
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The Encumbrance Certificate in Andhra Pradesh is the official record of every registered financial and legal transaction against a property, including sales, mortgages, and court attachments. AP legal practice and banks both require a 30-year EC before any purchase or loan. This guide covers how to check it free on registration.ap.gov.in, what Form 15 and Form 16 mean, and which entries should stop a deal.
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The Land Conversion NA Order in Andhra Pradesh is the formal permission to use agricultural land for residential, commercial, or industrial purposes under the AP Agricultural Land (Conversion for Non-Agricultural Purposes) Act, 2006. No building permission, bank loan, or CLU approval is possible without it. This guide covers the OTC tax calculation, MeeSeva application steps, and the 50% penalty for building without conversion.
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Mutation in Andhra Pradesh is the Revenue Department's process of updating the ROR 1B and Pahani to reflect a new owner after a sale, inheritance, gift, or partition. Under Section 4 of the AP Rights in Land and Pattadar Pass Books Act, 1971, buyers must intimate the Mandal Revenue Officer within 90 days of any acquisition. This guide covers how auto mutation works after registration, how to track it on meebhoomi.ap.gov.in, and what to do when the update stalls.
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The Pahani, officially the ROR 1B or Record of Rights Form 1-B, is Andhra Pradesh's legal ownership record for agricultural land, showing the Pattadar name, survey number, extent, and liabilities. In AP, this record must match the Pattadar Passbook exactly or banks and registrars will block the transaction. This guide covers what it contains, how to check it free on meebhoomi.ap.gov.in, and what mismatches to catch before paying any advance.
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The Pattadar Passbook is Andhra Pradesh's Aadhaar-linked land ownership document, recording every survey number, extent, and encumbrance against a pattadar's name. Banks in AP cannot legally grant agricultural loans without it, and a buyer must transfer the passbook into their name after every purchase. This guide covers what it contains, how to download the e-passbook on meebhoomi.ap.gov.in, and why skipping the transfer is a serious mistake.
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The Section 22A prohibited land check in Andhra Pradesh tells you whether a parcel is legally blocked from registration, covering assigned, ceiling, government, endowment, and court-attached land. Buying any of these without verification results in a void transaction. This guide covers how to check for free on registration.ap.gov.in, what each restriction type means, and the January 2026 rule changes that now allow cancellation of already-registered prohibited deeds.
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Andhra Pradesh wired its registration desks to its revenue database, so a registered sale rewrites the land record on its own. No application, no follow-up form. What remains for the buyer is verification: confirming the rewrite happened, happened correctly, and happened to the right parcel. Heirs travel a different road, through MeeSeva to the Tahsildar.
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A parcel's paperwork can be flawless while its geography ruins the deal: no road touch, a shape too narrow to build on, a neighbour's encroachment eating a corner. Bhu Naksha puts AP's cadastral geometry on screen so those discoveries happen at your desk, not after the advance.
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Andhra Pradesh separates looking from proving. Anyone can look, free, on Meebhoomi. Proving, to a bank, a court, a sub-registrar, takes the certified copy, and in AP that copy comes over a MeeSeva counter. The craft is matching the version to the purpose and never certifying an error.
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Andhra Pradesh keeps land truth in two ledgers. Revenue holds the who-and-where; registration holds the money. The encumbrance certificate is the registration ledger's testimony, every deed, mortgage and release recorded against the property across the window you request, issued through IGRS AP. Learning to request the right window and read the chain is the skill.
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Records answer parcel questions; the e-Passbook answers holder questions. Assembled from the same database that feeds the Adangal, keyed by Aadhaar, it lays a farmer's entire portfolio, every survey number, extent and class under the khata, into a single view. Lenders read it for exposure; buyers read it for honesty.
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Long before portals, survey parties walked Andhra Pradesh's fields with chains and recorded what they measured. The Field Measurement Book is that record's descendant, a dimensioned drawing for every survey number, and it remains the geometry that courts, surveyors and subdivision decisions defer to. Meebhoomi now serves it in seconds.
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Every survey number in Andhra Pradesh has a price the government wrote down. Not your price, the state's: the basic value per acre or square yard that duty, fees and official valuations key from. IGRS AP publishes the whole rate card. Buyers who read it before bidding negotiate with the arithmetic already done.
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Two documents carry Andhra Pradesh land diligence. The 1B settles who owns; the Adangal reports what is happening on the soil, crop, occupant, water source, season by season. A deal is only as sound as the agreement between them. This guide covers pulling both from Meebhoomi and reading them the way a village revenue officer would.
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Between a paddy field and a house plot stands one legal event: conversion. Andhra Pradesh's Agricultural Land (Conversion for Non-Agricultural Purposes) Act, 2006 defines the route, an application through MeeSeva or the Tahsildar, a fee keyed to the land's value, an order that rewrites the parcel's permitted use. Everything built without that event is built on borrowed time.
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Families lose survey numbers, not land. A grandfather's holding in a Godavari village, papers gone in a house shift, is still sitting in the record under his name. Meebhoomi's name lookup is built for exactly this recovery, and for one more job: seeing what a seller really holds before you trust their file.
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Section 22A operates at a single desk: the sub-registrar's. When a notified survey number arrives for registration, the system refuses the document, and no drafting skill, no witness, no payment changes that outcome. Andhra Pradesh publishes the notified list on IGRS AP, which means the refusal is knowable months before anyone books an appointment.
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