Document Guide · Telangana
How to Check
Pahani RoR 1-B
in Telangana — Complete Guide 2026
Most land buyers in Telangana ask for the sale deed. Smart buyers ask for the Pahani and RoR 1-B first. These two revenue records tell you who actually owns the land, what the government thinks it's for, and whether any bank already has a claim on it. The Bhu Bharati Act 2025 changed how both documents work. This guide tells you what changed, what to check, and what to refuse.
Issued by
Revenue Department, Government of Telangana (Tahsildar)
Valid for
Current financial year; refreshes after every registered transaction
Cost
Free online; Rs.35 certified Pahani copy; Rs.25 certified RoR 1-B copy at MeeSeva
Time taken
Instant online; about 15 minutes at MeeSeva counter
Online portal
dharani.telangana.gov.in / ccla.telangana.gov.in
note
Also called Adangal (Pahani) or Record of Rights. 1-B (RoR 1-B)
1
What is Pahani RoR 1-B in Telangana?
200–300 words
Definition
Pahani (also called Adangal) is a revenue record issued by the Tahsildar. It captures the physical facts of a parcel: who owns it, how they use it, what the soil type is, and the survey number. RoR 1-B, the Record of Rights, is the ownership document maintained village-by-village in the Tahsildar office; it records the legal title, khata number, and the full history of who held the land and how it changed hands.
Think of them this way. Pahani tells you what the land is. RoR 1-B tells you who it belongs to. You need both before you talk price with anyone.
Telangana has been digitizing land records since the Maa Bhoomi days. Dharani took over in 2020 and put everything under one portal. Then in 2025, the state passed the Bhu Bharati (Record of Rights in Land) Act, which replaced Dharani for agricultural land with a tighter system, 11-column Pahani entries, GPS-linked parcel identifiers called Land Parcel Map (LPM) numbers, and mandatory annual updates. The old Dharani system had thin records. Bhu Bharati is supposed to fix that. It mostly does, though the transition has created some data gaps worth knowing about.
RoR 1-B auto-updates the moment a sale deed registers in Telangana. If the seller's name is still on the record after they claim they bought it years ago, that purchase was never registered. Do not proceed with that deal.
2
How to Get Pahani RoR 1-B in Telangana
500–800 words
Both records are free to view online in minutes. Keep the district, mandal, village name, and survey number or khata number ready before you open the portal. The search will not work without at least one of these.
Online method (recommended)
Go to the right portal
Open [dharani.telangana.gov.in](http://dharani.telangana.gov.in) or [ccla.telangana.gov.in](http://ccla.telangana.gov.in) . Either works. Both show only digitally signed records from the Government of Telangana. Avoid third-party sites that ask you to register or pay for a "report"; the official portal is free.
Find Land Details Search On the homepage, click "Know Your Land Status
" Then choose "Pahani and ROR-1B" under the Records of Rights section. The portal will redirect you to the search screen.
Enter the land details
Pick your district, division, mandal, and village from the dropdowns. You can search by survey number, khata number, buyer or seller name, or mutation date. Fill the captcha and click "Get Details." Takes about 30 seconds.
Read and save what you find
The Pahani or RoR 1-B opens on screen. Download it or print it. This is good enough for your own research. It is not enough for a court submission or a bank file.
For any official purpose, bank loan, legal dispute, or registration, get a certified copy from MeeSeva. Rs.35 for Pahani, Rs.25 for RoR 1-B. The online version is a starting check, not a final document.
Offline method (Sub-Registrar Office)
Find the right MeeSeva centre Go to the MeeSeva franchise in the same mandal where the land sits
The request routes directly to the Tahsildar from there. Do not go to a MeeSeva in a different district; it will not have jurisdiction.
Ask for the application form
Request the Adangal form for Pahani or the ROR 1-B application form. Fill in district, mandal, village, khata number, and boundary details. The counter staff will guide you if anything is unclear.
Pay and submit
Rs. 35 for Pahani and Rs. 25 for RoR 1-B. The operator issues a receipt with your application number. That number also goes to your mobile and email; keep it.
Collect the certified copy
Usually ready in 15 minutes. If you need a copy of an old Pahani from before digitization, that is a different process; apply at the Tahsildar office directly. Those older copies can take days, sometimes longer, depending on how busy the office is.
Write your application number down before leaving the counter. If there is a delay, you can track it online using that number rather than making a second trip.
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5. What does ROR 1B contain in Telangana?
200–300 words
These are real problems that have caused buyers in Telangana to lose money or end up in court, not hypothetical risks.
Field | What it means | What to check |
|---|---|---|
\\\# | Source Name | URL |
1 | CCLA Telangana Official Portal | \<https://ccla.telangana.gov.in/landStatus.do\> |
2 | Dharani Portal Telangana | \<https://dharani.telangana.gov.in\> |
3 | IndiaFilings-ROR 1B Telangana | \<https://www.indiafilings.com/learn/telangana-records-of-rights-ror-1b\> |
4 | IndiaFilings-Maa Bhoomi | \<https://www.indiafilings.com/learn/maa-bhoomi\> |
5 | LegiScore-Dharani Land Records 2026 | \<https://legiscore.in/blog/dharani-portal-land-records-telangana-online-check\> |
6 | Bhu Bharathi Portal Guide 2026 | \<https://bhubharathi.com/\> |
7 | Charan Group-New Pahani Records 2026 | \<https://www.charangroup.in/blog/new-pahani-records-telangana-2026-bhu-bharati\> |
8 | Munsif Daily-Fake Land Documents Scam | \<https://munsifdaily.com/fake-land-documents-scam-in-telangana-tollywood-producer-sivaramakrishna-and-two-arrested/\> |
9 | ClearTax-Maa Bhoomi | \<https://cleartax.in/s/maa-bhoomi-telangana\> |
10 | Bhulekh India-ROR 1B 2026 | \<https://www.bhulekhindia.in/bhulekh-guide/land-record-telangana-check-pahani-ror-1-b-online-on-dharani-portal/\> |
Khatadar's Name | Legal owner recorded in the revenue register | Must be identical to the seller's name on the sale deed; even a spelling variation is worth clarifying. |
Survey Number / LPM Number | Unique parcel ID tied to the cadastral map | Physically visit the land and confirm the boundaries match; under Bhu Bharati, LPM numbers are now used for all registrations instead of survey numbers. |
Extent of Land | Total area in acres and guntas | Check this against the sale deed and get a physical measurement done independently if the numbers are close but not exact. |
Land Classification | Wet, Dry, Garden, Shikam, or Waste | Tells you what the land can legally be used for; agricultural land needs NALA conversion before any construction. |
Mode of Acquisition | How the current owner got it: purchase, inheritance, or government assignment | “Government Assignment” is a hard stop; that land cannot be sold. |
Liabilities and Encumbrances | Bank loans, mortgages, court attachment orders | Any entry here means the title has a claim on it; do not buy until cleared. |
One owner name throughout, no liabilities, land classification matches what the seller told you, and the LPM number lines up with the physical parcel when you stand on it.
4
Common Issues With Pahani and RoR 1-B in Telangana
200–300 words
These are real problems that have caused buyers in Telangana to lose money or end up in court, not hypothetical risks.
Name on RoR does not match the sale deed.
The seller hands you a sale deed with one name. The RoR 1-B shows a different name, usually the person who sold to the current seller, years ago. Mutation never happened. The revenue record was never updated.
The seller needs to go to the tahsildar, complete the mutation, and get the RoR updated before you sign anything. Do not accept a promise that it will be fixed after the deal.
Multiple names on the same survey number
Two or more names show up against one parcel. This usually means family partition happened on paper but was never updated in the revenue records. Nobody is sure exactly who owns what portion.
Get the partition documents and have a lawyer confirm each person's share is clearly marked. If even one co-owner has not signed off, the sale cannot legally proceed.
Mode of acquisition says "Government Assignment
." This is the trap that catches the most buyers in Telangana. Assigned land was given to landless farmers for cultivation; it is government land in practice, regardless of what the Pahani shows elsewhere. It cannot be sold. Full stop.
You see "Government Assignment" in the mode of acquisition column? End the conversation. No legal workaround exists. Any sale deed issued on assigned land is void from the start.
Seller brings a physical Pahani printout, but the portal shows something different
Telangana has seen documented cases of forged Pahani and Asal Sethwaru records. Archives Department employees have been arrested for fabricating historical land documents. The High Court was misled in at least one such case before the forgery surfaced.
Pull up the survey number on [dharani.telangana.gov.in](http://dharani.telangana.gov.in) yourself, in front of the seller if needed. If the printout they gave you does not match what the portal shows, the document is not reliable. Walk away.
Survey number search returns blank
No results. Most buyers panic and assume the land does not exist or has been cancelled. Usually it means the parcel went through a NALA conversion recently and is stuck between the Bhu Bharati revenue database and the IGRS registration module during a sync gap.
Go to the Tahsildar or MRO office with the survey number. Ask whether the record is in a migration hold. Get that in writing if possible. Blank on the portal does not mean the land is clean, it means you need to dig further.
Dharani-era data errors still showing
Between 2020 and 2024, Dharani records were notoriously thin. Many owners found wrong extents, wrong names, or cultivation details that did not match ground reality. The Bhu Bharati Act 2025 gave a one-year window to file corrections; that window closed April 13, 2026.
Ask the seller directly whether they filed any RoR corrections under Bhu Bharati. If they say yes, check that the correction was approved and updated before you proceed. A pending correction at registration time will create a title dispute that you will inherit.
5
Why Pahani RoR 1-B Matters for Land Buyers in Telangana
200–300 words
The Pahani is the single live record that confirms current ownership, extent, and encumbrance status in Telangana revenue records.
Nothing moves without RoR 1-B The Sub-Registrar will not complete a sale registration without it
The bank will not approve a land loan without it. The court will not accept your ownership claim without it. There is no workaround at any of these three stages. A seller who cannot show you a clean RoR 1-B does not have a title to sell.
Assigned land has swallowed entire investments
People have paid full market rate for parcels showing "Government Assignment" in the Pahani. The sale deed was signed, money changed hands, and then the revenue department refused to transfer title. No court could help because the sale itself was illegal from day one. This still happens in Hyderabad's growth corridors, where sellers dress up assigned parcels as "future development" opportunities.
Banks will not finance what Pahani cannot confirm
No nationalised or private bank in Telangana processes an agricultural land loan without a current Pahani showing clean classification and no liabilities. If the Pahani is outdated, missing, or carries any recorded encumbrance, the loan does not happen. Land you cannot finance is land you are stuck holding at your own risk.
Telangana-specific: The RoR auto-update is actually useful
This is something Telangana does that most other states do not. Once a sale deed is registered at the Sub-Registrar's office, the RoR 1-B updates automatically. That means you can check the record a day or two after registration and confirm the transaction went through properly. If the update does not appear, something failed in the registration process and needs to be sorted out immediately. The
Frequently Asked Questions
How do I check Pahani RoR 1-B for Telangana land buying in 2026?
How do I check Pahani RoR 1-B for Telangana land buying in 2026?
Open [dharani.telangana.gov.in](http://dharani.telangana.gov.in) or [ccla.telangana.gov.in](http://ccla.telangana.gov.in) . Click "Land Details Search," pick your district, mandal, and village, enter the survey or khata number, solve the captcha, and hit "Get Details." It's free, takes under a minute, and needs no registration.
Is Dharani the only portal to check Pahani and RoR 1-B in Telangana?
Is Dharani the only portal to check Pahani and RoR 1-B in Telangana?
Not anymore. Dharani still works for many records, but the Bhu Bharati system, launched in 2025, is the updated platform for agricultural land. Check [bhubharati.telangana.gov.in](http://bhubharati.telangana.gov.in) for the most current entries, especially for parcels registered or corrected after April 2025.
Can I apply for mutation online in Telangana after buying land?
Can I apply for mutation online in Telangana after buying land?
Yes, through the Dharani portal under Citizen Services. The RoR 1-B should update once mutation processes. If nothing changes after a few days, do not wait; go to your Tahsildar directly. Delays in mutation have created title problems for later buyers.
Are digitally signed Dharani records legally valid in Telangana?
Are digitally signed Dharani records legally valid in Telangana?
They are valid for most purposes. For a court submission or a bank loan file, get a physically certified copy from MeeSeva for Rs.25 or Rs.35 depending on the document. The portal version works for research and verification, not for formal submissions.
What is the Bhu Bharati RoR corrections deadline in Telangana?
What is the Bhu Bharati RoR corrections deadline in Telangana?
April 13, 2026. That was the last date to file corrections under the one-year window given by the Bhu Bharati Act 2025. If the seller's land had Dharani-era errors and they missed this deadline, those records may now be locked. Confirm status before buying.
Is Pahani required for a bank loan on agricultural land in Telangana?
Is Pahani required for a bank loan on agricultural land in Telangana?
Yes, without exception. Banks need the current Pahani to confirm land classification, extent, and whether any existing liabilities are recorded. If the Pahani is missing entries, shows encumbrances, or is more than a year old, most banks will ask for a fresh copy before proceeding.
How do I detect a fake Pahani in Telangana land fraud cases?
How do I detect a fake Pahani in Telangana land fraud cases?
Type the survey number into the official portal yourself. Compare the name, extent, and classification against what the seller's printout shows. Any mismatch, even a small one, needs a direct explanation from the Tahsildar office, not from the seller. Forged Pahani cases in Telangana have involved even government employees.
What does it mean if a Pahani shows a government assignment in Telangana?
What does it mean if a Pahani shows a government assignment in Telangana?
It means the land was given to landless farmers by the government for cultivation and cannot be sold. A sale deed on that land is legally void. The buyer gets no transferable title. If you see Assignment in the mode of acquisition column, do not buy regardless of what price or story the seller offers.
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About this guide
Compiled from 1acre research and official sources for Telangana. Verify live portal status and legal position before transacting.