What a kharedi khat is
The kharedi khat (खरेदी खत) is the registered sale deed — the document that legally moves ownership from seller to buyer. Everything else in a land purchase (token payment, sathe khat, bank sanction) leads up to this one event: executing the deed and registering it at the Sub-Registrar’s office.
A typical kharedi khat contains:
- Parties — full 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 — seller’s assurances that the title is clear and possession is delivered
- Signatures of 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 — parties, property, consideration, title recital and covenants.
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 |
Get a copy of a kharedi khat online
If the deed is already registered, you can trace it and obtain a copy:
- Open freesearchigrservice.maharashtra.gov.in (or esearchigr.maharashtra.gov.in as a registered user)
- Select the year, district and village, and enter the survey/CTS number
- Find the sale entry and note the document number and its Index 2
- Apply for a certified copy of the deed through Aaple Sarkar online services, citing the document number and year
Note that there is no instant kharedi khat download on the portals — the e-search gives you the Index 2 summary straight away, while the certified copy of the deed itself comes by application.
Step-by-step with screenshots: how to get a kharedi khat online in Maharashtra.
Get a copy offline
Visit the Sub-Registrar’s office where the deed was registered, quote the document number and year (from your e-search), and pay the copying fee for a certified copy. Old deeds that predate computerisation may take longer to retrieve from record rooms.
Stamp duty and registration, briefly
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. Under-stating the price to save duty is a false economy — it invites penalties and weakens your own title evidence. 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.
Let BhuMe do the running around
BhuMe fetches the 7/12, ferfar chain and Index 2 for any survey number — you type the village and number in any script, the app handles the Marathi-script portals and delivers the documents on WhatsApp. After you buy, it can watch your survey number and alert you the moment a new mutation or registration touches your land.
