Section 22-A Check

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SECTION 22-A PROHIBITED CHECK

Section 22-A Dual Portal Check -- Telangana

Telangana has TWO separate prohibited property portals -- IGRS & Bhu Bharati · Check which one(s) you need · IGRS Prohibited Check →

What is Section 22-A?

Registration Ban on Properties

Section 22-A of the Registration Act empowers the Telangana government to prohibit registration of specific properties. Once listed, no sale, gift, mortgage, or transfer can be registered until the ban is lifted.

Two Separate Portals

Telangana maintains TWO independent prohibited property lists: IGRS (igrs.telangana.gov.in) for registration records and Bhu Bharati (bhubharati.telangana.gov.in) for revenue/agricultural records. Each list is different.

Checking One Portal is Not Enough

A property can appear on Bhu Bharati's prohibited list but NOT on IGRS, or vice versa. Buyers who check only one portal risk purchasing a property with hidden legal restrictions -- leading to rejected registrations and financial loss.

Legal Consequences

Registering a prohibited property is void ab initio (legally null from the start). Buyers lose money, sellers face criminal prosecution, and Sub-Registrars who allow such registrations face departmental action.

IGRS vs Bhu Bharati -- Two Portals, Two Lists

IGRS Telangana

igrs.telangana.gov.in

  • Handles registration of all property types (urban & rural)
  • Prohibited list based on document number, SRO & property address
  • Covers court orders, government notifications, and disputed registrations
  • Search by: District → SRO → Document Number or Address
  • Used for: Sale deeds, gift deeds, mortgages, and all registered documents

Bhu Bharati

bhubharati.telangana.gov.in

  • Handles revenue records for agricultural & revenue land
  • Prohibited list based on survey number, mandal & village
  • Covers government land, assigned land, forest land, and revenue disputes
  • Search by: District → Mandal → Village → Survey Number
  • Used for: Pahani (ROR), land classification, pattadar details, and Bhudhaar

Why Properties Get Prohibited Under Section 22-A

Court Stay Orders

Civil court injunctions or high court stay orders prohibiting transfer of the property during litigation.

Government Acquisition (LA)

Land acquired or notified for acquisition under the Land Acquisition Act for roads, infrastructure, or public projects.

Disputed Ownership

Multiple claimants to the same property, succession disputes, or conflicting title chains reported to revenue authorities.

Endowment / Temple Land

Land belonging to temples, devasthanams, or charitable trusts under the Endowment Department. Cannot be sold to private individuals.

WAQF Board Property

Properties registered under the Telangana State WAQF Board. Sale to private individuals is prohibited by WAQF Act.

Forest Land

Reserved forest or protected forest land under the Indian Forest Act and Forest Conservation Act. All private transactions are illegal.

Assigned Land

Government-granted land (D-form pattas) with transfer restrictions. These cannot be sold to third parties for a specified period.

Unauthorized Layouts

Layouts developed without HMDA/DTCP approval on encroached government land or land under litigation.

Property Type vs Portal -- Quick Reference

Property Type Portal(s) to Check Search Method Fields to Enter
Agricultural Land (Rural) Bhu Bharati Only Prohibitory Order Details District, Mandal, Village, Survey No.
Agricultural Land (Peri-urban / near city) CHECK BOTH Both portals separately Survey No. on BB + Address on IGRS
Urban Plot (GHMC / Municipal) IGRS Only Prohibited Property Search District, SRO, Doc No. or Address
Apartment / Flat IGRS Only Prohibited Property Search District, SRO, Project/Building Name
Independent House IGRS Only Prohibited Property Search District, SRO, Door No. or Address
Layout Plot CHECK BOTH Both portals separately Parent Survey No. on BB + Plot No. on IGRS
Commercial Property IGRS Only Prohibited Property Search District, SRO, Property Address
Government Land Not Applicable Cannot be registered N/A -- Private transactions are illegal
Don't Know Property Type CHECK BOTH Both portals separately All available details on both portals

Related Telangana Property Tools

Prohibited Property (IGRS)

Search Section 22-A prohibited properties on IGRS Telangana portal

Prohibited Property (Bhu Bharati)

Search Section 22-A prohibited agricultural lands on Bhu Bharati

Encumbrance Certificate (EC)

Download EC from IGRS to verify property transaction history

Section 22-A Prohibited Property Check in Telangana -- Complete Guide (2026)

What is Section 22-A of the Registration Act?

Section 22-A of the Indian Registration Act, 1908 (as amended and adopted by the State of Telangana) is a legal provision that gives the state government the power to prohibit the registration of certain properties. When a property is placed on the Section 22-A prohibited list, the Sub-Registrar is legally barred from registering any document related to that property -- including sale deeds, gift deeds, mortgage deeds, lease deeds, and partition deeds. The prohibition remains in effect until the government or court order that imposed it is withdrawn. This provision exists to prevent fraudulent transactions involving disputed, encumbered, government-owned, or legally restricted land. In Telangana, the Section 22-A system is actively used across all 33 districts, and the prohibited property list is updated regularly by district Collectors, courts, and revenue authorities.

Why Telangana Has Two Separate Prohibited Property Portals

Telangana's land administration is split between two independent systems, each maintaining its own Section 22-A list:

  • IGRS (Inspector General of Registration and Stamps) at igrs.telangana.gov.in handles the registration of all property transactions through Sub-Registrar Offices (SROs). IGRS maintains a prohibited property list indexed by district, SRO, document number, and property address. This list primarily covers urban properties, apartments, independent houses, and commercial properties.
  • Bhu Bharati at bhubharati.telangana.gov.in (formerly part of the Dharani portal) handles revenue records for agricultural and revenue land parcels. Bhu Bharati maintains its own prohibited property list indexed by district, mandal, village, and survey number. This list primarily covers agricultural land, assigned land, forest land, and revenue disputes.

The critical point is that these two lists are not synchronized. A property can be prohibited on one portal and completely clear on the other. This creates a dangerous blind spot for buyers who check only one portal -- they may conclude the property is clear when it is actually legally restricted on the other system.

Real-World Scenarios Where Checking Only One Portal Failed

Here are common situations where buyers were caught off-guard by checking only one portal:

  • Agricultural land converted to layout plots: The parent survey number may have a prohibition on Bhu Bharati (due to revenue dispute or assigned land status), but the layout plot numbers may not appear on IGRS's prohibited list. Buyers checking only IGRS found the plot "clear" -- but registration was later rejected when the Sub-Registrar cross-checked with revenue records.
  • Peri-urban land near Hyderabad: Land on the outskirts of GHMC limits that is still classified as agricultural in revenue records may have a Bhu Bharati prohibition (e.g., government acquisition notification) while appearing unlisted on IGRS. As cities expand, these borderline cases are increasingly common in areas like Shamshabad, Adibatla, Mokila, and Patancheru.
  • Land with court injunctions filed in different forums: A civil court stay filed at the SRO level may appear on IGRS, while a revenue court order may appear only on Bhu Bharati. Neither system automatically updates the other.
  • Endowment and WAQF land near urban areas: Temple or WAQF land encroached and subdivided may appear prohibited on Bhu Bharati but may not yet be flagged on IGRS -- especially if the encroachment is recent.

Step-by-Step: How to Check on IGRS Telangana

  1. Visit igrs.telangana.gov.in or use our Prohibited Property (IGRS) tool
  2. Navigate to "Prohibited Properties" section under "Services"
  3. Select the District where the property is located
  4. Select the SRO (Sub-Registrar Office) under whose jurisdiction the property falls
  5. Enter the document number, property address, or survey number
  6. Click search and review all results -- check for any matching entries
  7. If results appear, the property has a registration ban -- do NOT proceed
  8. If no results, the property is clear on IGRS (but you must still check Bhu Bharati for agricultural/revenue land)

Step-by-Step: How to Check on Bhu Bharati

  1. Visit bhubharati.telangana.gov.in or use our Prohibited Property (Bhu Bharati) tool
  2. Navigate to "Prohibitory Order Details" section
  3. Select the District, then the Mandal, then the Village
  4. Enter the survey number (and sub-division if applicable) or Bhudhaar number
  5. Click search to view any active Section 22-A orders against that parcel
  6. The system will display the order date, reason for prohibition, and issuing authority
  7. If results appear, the land has a revenue-level prohibition -- do NOT proceed
  8. If no results, the land is clear on Bhu Bharati (but you must still check IGRS for registration-level prohibitions)

What to Do If Your Property Appears on the Prohibited List

If your property appears on the Section 22-A prohibited list on either portal, take the following steps:

  1. Stop all transaction activity immediately -- do not pay any advance, sign any agreement, or proceed with registration
  2. Obtain the specific prohibition order -- request the order copy from the SRO (IGRS) or Tahsildar office (Bhu Bharati) to understand the exact reason
  3. Consult a property lawyer -- engage an advocate specializing in Telangana property law to assess whether the prohibition can be challenged or resolved
  4. If court case related: Check the case status on the respective court website. Wait for the case to be resolved before proceeding
  5. If government acquisition: The land may be permanently lost to private use. Verify the LA notification status with the Collector's office
  6. If clerical error: File an application with the District Collector or Sub-Registrar for correction and de-prohibition
  7. If endowment, WAQF, or forest land: Do NOT proceed under any circumstances -- these cannot be legally transferred to private individuals

Complete Due Diligence Checklist Beyond Section 22-A

Clearing the Section 22-A check is necessary but not sufficient. For complete property verification in Telangana, you should also verify:

  • Encumbrance Certificate (EC) from IGRS -- checks for mortgages, liens, and prior transactions over 13+ years
  • Pahani (Record of Rights) from Bhu Bharati -- confirms pattadar (owner) name, land extent, and classification
  • Title deed chain -- verify unbroken chain of ownership going back 30+ years through registered sale deeds
  • Revenue records -- cross-check survey number, extent, and boundaries with revenue department
  • RERA status -- if buying an apartment or villa in a project, verify RERA registration on rera.telangana.gov.in
  • Building approval -- for constructed properties, verify HMDA/GHMC/municipal building permission
  • Temple and WAQF land check -- use our dedicated tools to verify the property is not temple or WAQF land

Frequently Asked Questions

What is Section 22-A of the Registration Act?

Section 22-A of the Indian Registration Act (as amended by Telangana) empowers the state government to prohibit registration of certain properties. When a property is added to the Section 22-A list, the Sub-Registrar cannot register any transaction (sale, gift, mortgage, partition, or lease) on that property. This ban remains until the government or court order imposing it is withdrawn. The provision protects buyers from purchasing disputed, encumbered, or government-owned land that cannot legally be transferred.

Why does Telangana have two separate prohibited property portals?

Telangana's land administration is split between two independent systems. IGRS (Inspector General of Registration and Stamps) handles property registration through Sub-Registrar Offices and maintains its own Section 22-A list. Bhu Bharati handles agricultural and revenue land records and maintains a separate prohibited property list. These two systems were developed independently and are not synchronized -- a property can be prohibited on one portal but clear on the other. This dual-system approach means buyers must check BOTH portals for thorough due diligence, especially for land that sits at the boundary between agricultural and urban classification.

Can a property be prohibited on one portal but not the other?

Yes, this is a common and dangerous situation. The IGRS prohibited list and the Bhu Bharati prohibited list are maintained independently. A property may have a court stay order recorded on IGRS but no corresponding entry on Bhu Bharati, or a revenue-level prohibition on Bhu Bharati (like assigned land status) that does not appear on IGRS. This is especially common for layout plots (where the parent agricultural survey number is prohibited on Bhu Bharati but individual plot numbers are not flagged on IGRS), and for peri-urban land on the outskirts of cities where land classification is ambiguous.

What are the most common reasons for Section 22-A prohibition?

The most common reasons properties are prohibited under Section 22-A in Telangana are: (1) Court stay orders or injunctions from civil courts or the High Court during property litigation. (2) Government land acquisition notifications under the Land Acquisition Act for infrastructure projects. (3) Disputed ownership where multiple claimants have reported competing title claims. (4) Endowment or temple land under the Commissioner of Endowments. (5) WAQF Board properties that cannot be sold to private parties. (6) Forest land protected under forest conservation laws. (7) Assigned (D-form patta) land with government-imposed transfer restrictions. (8) Unauthorized layouts on encroached government or disputed land.

Do I need to check both portals for an apartment or flat purchase?

For apartments and flats within established urban areas (GHMC, municipal corporation limits), checking IGRS is generally sufficient as these are registered through SRO offices and the IGRS system handles their prohibited status. However, if the apartment project is built on land that was recently converted from agricultural to non-agricultural use, you should also check Bhu Bharati for the parent survey number to ensure the original land does not have revenue-level prohibitions. When in doubt, checking both portals takes only a few extra minutes and can save you from major legal issues.

What should I do if my property is on the prohibited list?

If your property appears on the Section 22-A prohibited list on either portal: (1) Stop all transaction activity immediately -- do not pay any advance or sign any agreement. (2) Obtain the specific prohibition order from the SRO or Tahsildar to understand the exact reason. (3) Engage a property lawyer who specializes in Telangana land law. (4) If the prohibition is due to a court case, check the case status and timeline. (5) If it is a clerical error, file an application with the District Collector for de-prohibition. (6) If the land is government, endowment, WAQF, or forest land, it cannot be legally transferred -- walk away from the deal.

Is a property safe to buy if it is not on any prohibited list?

Clearing the Section 22-A check is necessary but not sufficient for a safe purchase. A property not on the prohibited list only means the government has not specifically banned its registration. You must still verify: (1) Encumbrance Certificate from IGRS showing clear transaction history, (2) Pahani records confirming correct ownership and land classification, (3) Unbroken title deed chain going back 30+ years, (4) Survey and boundary verification with revenue records, (5) RERA registration for apartment projects. The prohibited check is one layer of due diligence -- not the entire verification process.

How often are the prohibited property lists updated?

Both IGRS and Bhu Bharati update their prohibited property lists on an ongoing basis as new court orders, government notifications, and revenue department orders are issued. There is no fixed update schedule -- entries are added or removed as and when the District Collector, courts, or revenue authorities issue new orders. It is recommended to check the prohibited status as close to the transaction date as possible, not weeks or months in advance. A property that was clear last month may have been prohibited since then due to a new court order or government notification.