Land History in Telangana

The Land Survey Settlement Department was established by SALARJUNG in the year 1875.  The Survey Settlement was made in the year 1932. In some cases the re-survey of lands were took-up even after 1950 in rare cases, where lands remained un-surveyed.  The enjoyment survey was conducted and the occupants rights were recognized as pattedars.  The land revenue was fixed for the lands occupied under cultivation by the individual farmers. Initially on completion of Survey & Settlement records were prepared on permanent basis and rights of farmers were recognized.

Survey Settlement Records :-

  1. Sethwar:- This is a permanent register prepared after survey of lands under the occupation of ryots.  It contains the following particulars.

a) Sl. No.
b) Survey No.
c) Pote No. (By No.)
d) Inam / Government
e) Total Extent
f) Pote Kharab (Un-cultivable waste)
g) Name of the Khatedar
h) Extent
i) Rate of Assessment
j) Total Assessment

The Survey Settlement Department basically conducted field survey with the mets & bounds of the lands under occupation on the individuals and prepared sketches which is called “Tippan” and other relevant records.  The Sethwar has been prepared taking measurements etc., from the tippans. Finally the village map will be prepared taking into consideration of total tippans of the village.

2. Khasra Pahani (1954-55):- This is a very important record to understand the ownership   and occupancy of a particular land. It contains the details of Sy.No,  Extent, Assessment, Classification of land etc.,

 3. Sessala Pahani (1955-58):- This is a combined register for 3 years. It contains the Sy.No., Extent, Ownership, Occupant details, Classification of land & cultivation particulars etc.,

 4. Pahanies (1958-59):- The pahanies (Adangal) will be prepared Fasli year wise (1st July to 30th June of every year).  This contains Sy.Nos., total extents,  Assessment, Wet or Dry, Patta/Inam/Govt. Assigned lands, Ownership, Cultivators (Occupants) and the crop shown in the year.

 5. T. Register (Protected Tenant):- This is a permanent register which contains the details of Sy.No., total extent, Name of the P.T., Name of the Owner etc., unless the P.T. rights are surrendered u/s.19-1(A) of A.P.(T.A) Agricultural lands Act, 1950. The rights of the P.T. are their LRs., are subsists against the land in question.  The P.T.,/ LRs., are entitled 60% rights over the land against which P.Ts., are recorded.

6. ROR (Right in Land and Pattedar Pass Book Act,1971 as amended upto 2001):- The owners who cultivates land themselves were issued pattedar pass books & title deeds. On death of owners mutations will be granted to the LRs., and the land devolved in favour of the LRs., the PPB and TD will be issued to the LRs., separately as per their entitlement.

The transfer of land by sale are governed by Transfer of Property Act,1882 and attract the registration Act, 1908.  The bonafide purchasers will be issued PPB & TD by the competent authority (Tahsildars) after following the due procedure prescribed.  No occupants will be issued PPB / TD.


    A.    Lands assigned to poor persons are prohibited for sale only heritable.
B.    The lands assigned to Ex-Service man/ Freedom fighters can sale / transfer after          expiry of 10years from the date of allotment.
C.    The lands sold by the Govt. without imposing any conditions are liable for transfer.
D.    Transfer of surplus ceiling land / bhoodan lands are also covered by prohibition.

8. LANDS:- Broadly the lands are categorized as hereunder:-

     a) Agricultural Lands
b) Non-Agricultural Lands   covered by residential / industrial area notified by the           Government time to time.
c) Village Sites: Old village sites which do not have any particular Sy.Nos.


a)    Hereditary succession/Ancestral Property: – To arrive a conclusion the revenue records right from Sethwar to latest pahanies (Adangal) have to be verified by obtaining copies from the Tahsil Office concerned.

b)    Bonafide Purchasers: – To ascertain the ownership the Regd. Sale Deed and EC particulars to be obtained from the concerned Sub-Registrars. The mutation proceedings granted by the Tahsildar concerned have to be secured and verified.

c)    Agricultural Lands: – The records such as Sethwar, P.T. Register, ROR, Pahanies & EC Particulars have to be verified apart from the physical verification of land.  To ensure the correct boundaries of a particular piece of land, it is advised to get survey (demarcation) by the Govt. Surveyor by remitting requisite fee through Mee-Seva.
d)    Non-Agricultural Lands: –

I.    House Plots: The layouts sanctioned by the DTCP / Gram Panchayat to be verified,   the layout sanctioned by the DTCP have more value in the eye of Law than the layout sanctioned by the Grampanchayat.  The particular of Plot No. with measurements and boundaries should tally with the ground reality as per the Regd. Document.

II.    Encumbrance Particulars for 25 to 30 Years: To be obtained from the concerned Sub-Registrar and the flow of title have to be verified by perusing all the connected Regd. Sale Deeds involve in transfer of plots.

III.    The Physical Possession of Agricultural Land / Plot with the seller must be ensured before its purchase without physical possession purchase of properties will involve legal hurdles at later date.

IV.    If land / plot is situated within the limits of HUDA, the following documents are required to be verified alongwith above records & documents.

a) NOC (No objection Certificate) from the competent authority
b) ULC (Urban Land Ceiling) clearance certificate
c) Surplus land clearance certificate
d) Permission from HUDA
e)Do you want to protect your properties such as land / plot / flat by a Service provider:

If so furnish the following particulars along with records.
a. Name of the District:
b. Name of the Mandal:    Where properties situated
c. Name of the Village:
d. Sy. No.
e. Plot No. / Flat No.
f. Extent
g. From whom purchased
h. Regd. Deed No. & Date
i. Any watch and ward arranged to protect the property, name of the person responsible  & Mobile No.
j. Status of property on the date of purchase.


The total content of this Gyan page is our own inference of various types of data provided by the Government.  This is not extract of Gazette Notification/s on the subject, hence Realty Shield cannot be held responsibility for authentication of any part of the content.


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