What you need to get a kharedi khat copy
Every registered sale deed in Maharashtra is filed under four details. Have them ready and you can get the kharedi khat online, or a copy at the office, in minutes:
| Detail | Where to find it |
|---|---|
| District | Where the property is |
| Sub-Registrar office (SRO) | The registration endorsement on the deed, or the Index II |
| Year of registration | Same |
| Document number (दस्त क्रमांक) | Same |
The paid e-search also asks how the deed was registered: at the SRO counter (most deeds), e-registration, e-filing or iSarita 2.0. If you don’t know, the counter is the usual answer.
Find the document number free (Index II search)
If you only know the property, do a kharedi khat online check on IGR’s free search:
- Open freesearchigrservice.maharashtra.gov.in and pick Mumbai, Rest of Maharashtra or Urban Areas in Rest of Maharashtra
- Choose Property Details (मिळकत निहाय) and select the year, district and village
- Enter the survey, gat, CTS, plot or flat number and search
- Open the matching sale entry: its Index II shows the SRO, the document number and the parties
Registrations are updated to the search in real time. Mumbai city and suburban district go back to 1985; most other offices start around 2002, with older years added for some offices.
Download kharedi khat online: sale deed copy from IGR e-search
The scanned deed itself is on IGR’s paid e-search, not the free one:
- Register and log in at esearchigr.maharashtra.gov.in
- Add money through a GRAS e-challan
- Search by document number (₹25), or by property number (₹25 per year searched, minimum ₹300)
- Open the Index II, click Request Document, then download the scan (₹100, deducted only if the scan is available)
Two limits. Only offices on IGR’s Document Availability List have scans online, and powers of attorney and wills are never downloadable. And the download is not certified: IGR states it is “for information purpose only” and sends you to the Sub-Registrar office for a certified copy. The one exception is Mumbai, where IGR now issues digitally signed certified copies through the paid e-search.
For a screen-by-screen walkthrough of online kharedi khat in Maharashtra, see how to get a kharedi khat online in Maharashtra.
Certified copy of sale deed from the SRO
Banks, courts and buyers usually want a certified copy, not a scan. IGR’s published process:
- Apply at the Sub-Registrar office where the deed was registered, on IGR’s application form for a certified copy of a document
- Stick a ₹5 court-fee label on the application
- Pay the copying fee of ₹20 per page and get a receipt
- Hand over a ₹20 court-fee label for the copy itself
- Collect the copy within 5 days for deeds registered after computerisation, or 15 days for older deeds
Anyone can apply; you don’t have to be the buyer or seller (Section 57, Registration Act). A copy signed and sealed by the Sub-Registrar is admissible to prove what the original says.
Lost or old kharedi khat
If the original deed is lost, the certified copy from the SRO is the replacement that banks and courts accept as proof of its contents. For an old kharedi khat registered before your district’s online data starts, the online routes won’t find it: go to the SRO, where record-room deeds take up to 15 days.
Get your kharedi khat copy through BhuMe
If you have the district, SRO, year and document number of a deed registered in 2002 or later, the BhuMe app (Android, iPhone) fetches the scanned deed from IGR’s e-search for you. No e-search account, e-challan or Marathi-script forms on your side. The PDF arrives in the app and on WhatsApp; if the portal can’t produce it within 24 hours, you get your money back. Like any e-search download, it is an information copy, not a certified one.
Don’t have the document number? A BhuMe Title Check finds the registered deeds on a survey number and lists the ones you can order.
What is kharedi khat in English?
The kharedi khat (खरेदी खत) is the registered sale deed, the document that legally moves ownership from seller to buyer. In English it is simply the sale deed. A typical one contains:
- Parties: names, ages and addresses of seller(s) and buyer(s)
- Property description: village, survey/gat or CTS number, area and boundaries
- Consideration: the sale price and how it was paid
- Title recital: how the seller came to own the property
- Covenants: the seller’s assurances that the title is clear and possession is delivered
- Signatures of the parties and two witnesses, with photographs and identification
Deeds here are commonly drafted in Marathi, and any standard kharedi khat format in Marathi covers these same elements.
Kharedi khat vs sathe khat vs Index 2
| Document | What it is | Does ownership transfer? |
|---|---|---|
| Sathe khat (agreement to sell) | A promise to sell in future, usually with an advance paid | No, it only binds the parties to complete the sale |
| Kharedi khat (sale deed) | The registered conveyance of the property | Yes, on execution and registration |
| Index 2 | The Sub-Registrar’s summary of the registered deed | No, it is evidence that the deed was registered |
Kharedi khat cost: stamp duty and registration
A kharedi khat must be stamped and registered to be effective. Stamp duty is calculated on the consideration or the government ready-reckoner value, whichever is higher, with rates differing by location (municipal corporation vs council vs gram panchayat) and periodic concessions. Check current rates on the IGR Maharashtra website before execution.
Verify the seller before you buy
A sale deed is only as good as the seller’s title. Before signing:
- Pull the current 7/12 utara (or property card for urban plots): is the seller the recorded holder?
- Read the ferfar chain: does each mutation cleanly connect to the next, back through earlier owners?
- Search past Index 2 entries on the survey number for undisclosed sales or mortgages
- Check the other-rights column for bank charges, tenancies or heirship claims
- Match the plot on the bhu naksha map against what you were shown
After registration, follow the mutation until the new 7/12 shows your name. Registration alone does not update the revenue record.
