Digital Land Records and their role in minimizing property disputes

Abstract

This article focuses on discussing the importance of the use of digital land records in property disputes, and the various programmes or steps taken by the government to promote and establish a proper and effective mechanism for the promotion of the use of digitized land records. The advancement in technology helps make the idea successful. The use of geographical statistics, satellite images, and aerial images for the identification of the land is quite helpful in resolving disputes. Also, the practice of online storage of data helps to eliminate the issues of manipulation of records, fraud or false litigation, multiple ownership, etc. The primary objective of this article is to understand the methodology used for the digitization of land record and their importance in effective administration and land management.

Introduction

In India, the management of land records is a difficult and confusing task, it requires a lot of lengthy, time-consuming procedures, which can sometimes be frustrating as well. Managing land involves extensive paperwork and the need for supporting evidence. In India, till today, almost all necessary procedures required for the registration or management of the land are database-based, providing a system of records of a nation’s land transactions. As most of the procedure, even now, is documented manually, there are various situations recorded with complaints involving misplacement of documents, wrong or unsatisfactory information of documents concerning the land, or lack of information concerning the owner, etc. To eradicate such problems and resolve such issues, or to manage the land records information in an efficient yet simple way, the government has decided to maintain the land records in a digital form with the help of technology. Thanks to the progress in technology, it has become easier to store or manage intricate information or documents securely and straightforwardly. The government recognises the significance of land records in verifying ownership, guaranteeing legitimate transactions, collecting taxes, providing services, and defining or establishing territorial authority. Consequently, the digital maintenance of land records can replace the traditional method of record maintenance and offer easy access to information for both property owners and the government. Digital methods have greater capabilities than their paper counterparts. In the technological era, the country is advancing towards electronic governance initiatives. It is essential to modernize the outdated land administration system to keep pace with the times, to guarantee that citizens receive equitable and transparent services. The implementation of digital land records has become a crucial tool in minimizing property disputes in India. Through initiatives like the Digital India Land Records Modernization Program, the country has made significant advancements in digitizing land records, fostering transparency and streamlining the process.[1]

Property Disputes and Digital Records

Property disputes are the most common and persistent form of litigation in India, where land is considered a primary asset. The disputes mainly arise because of unclear titles, overlapping claims, fraudulent transactions and a lack of updated records or information. The digital record aims to resolve these issues by improving transparency, accessibility and accuracy in land administration. The property dispute generally arises from:

• Inheritance issue: disputes among heirs for the succession of the property without proper documentation.
• Disputed ownership or title:  due to a lack of proper documents, and a claim of multiple owners in a property.
• Fraudulent transaction: selling the same property or the disputed property to multiple individuals.
• Encroachment or boundary disputes:  because of the absence of clear information about the land area, or because of inaccurate land maps.
• Manual record–keeping: the manual land records are most commonly subject to manipulation, tampering, damage or being lost, resulting in property disputes.

Role of Digital Land Records

The digital record ensures transparency and authenticity since it is securely stored in a system that is resistant to tampering, minimizing the risk of fraudulent claims. The dispute regarding title ownership can be resolved quickly and efficiently. The contemporary system guarantees that up-to-date information is always available by allowing real-time updates of land transactions, mutations, and ownership changes. Thanks to the use of a geographical information system and drone-enabled surveys, mapping the land area has become significantly simpler, resolving conflicts over encroachment and boundary disputes. Citizens can easily access information about ownership, land area, and tax liabilities through online platforms, eliminating the need to visit government offices. The digital land records possess significant potential to minimize property disputes by guaranteeing clarity, authenticity, and accurate updates of land ownership information.

Government Initiatives

DIGITAL INDIA LAND RECORD MODERNIZATION PROGRAMME (DILRMP):

This program is an improved version of the scheme introduced in 2008, called the National Land Records Modernization Program. The program was created by combining two government-funded initiatives aimed at computerizing land records and improving revenue administration, while also updating existing land records. The primary goal of this initiative was to transform the current manual land administration system into a digital one. The land records management system includes the digitization of land records, conducting surveys, updating them, computerizing land registration, and mapping the land using a Geographical Information System (GIS) with the help of aerial photography or high-resolution satellite images. For this, the guidelines issued by the government state that all states must establish a fixed date after which only computerized records will be issued, eliminating the use of manual records. After the conclusion of this date, any necessary modifications or updates to the data should be made in the computerized system, adhering to the guidelines outlined in the land revenue laws.[2]

GEOGRAPHICAL INFORMATION SYSTEM (GIS):

The Geographical Information System is a sophisticated technological tool that enables the gathering, storage, analysis, or visualization of geospatial data. For land management, it entails generating digital maps that are connected to information about land ownership and usage. It includes the aerial or satellite image of high resolution, digitized maps mentioning the proper boundaries. GPS is used for on-ground data collection and surveying, properly attributed data including the details of the owner, use of land, survey numbers, legal status, etc. of the land. The system provides accuracy by reducing errors in area measurements and boundary location, ensures transparency, enhances public trust by providing visible, verifiable land data, simplifies mutation, registration and inheritance proceedings, and helps in resolving boundary disputes by providing accurate property definitions. Eliminating maps that include geographic coordinates helps in identifying overlaps and encroachment.[3]

UNIQUE LAND PARCEL IDENTIFICATION NUMBER (ULPIN):

Likewise, the unique land parcel identification number (ULPIN) is an outstanding step towards a conclusive and transparent land governance system in India. It plays a crucial role in dispute resolution and E- governance, for this, a 14-digit alphanumeric unique code is provided to every land parcel. This identification code can be called as an Aadhaar number for land use. It is a component of the digital India land records modernization initiatives, overseen by the Department of Land Resources and the Ministry of Rural Development. The PIN provides a unique identification to every land all over the country, preventing fraud, duplication and manipulation of land records, establishing a relation between various land-related systems. The ULPIN number is made up of the GIS coordinates, making it unique, and once it has been allotted, it remains the same even if there is a change in ownership. The PIN is generated on the basis of information taken through survey and mapping, geo tagging, and database integration and has been uploaded in a national-level database, in which the citizen has access and they can check their PIN number through the state land record portal.[4]

NATIONAL GENERIC DOCUMENT REGISTRATION SYSTEM (NGDRS):

The system revolves around the nationwide uniform property registration process that is implemented uniformly. This scheme marks a major milestone in the digitization of land records and management. This includes online generation of a deed, digital payment of the stamp duty, automatic alteration in the name of the owner after registration, and real-time updated records. The operational name of this scheme is different in all the states, like in Madhya Pradesh (Bhulekh), Kerala (Bhoomi), etc. The scheme is not just about the digitization of the existing process only, instead, it is an idea of how land management can be conducted in the digital age with the help of a uniform online property registration, ensuring transparency and verifiability.[5]

Legal Requirements

As land is a subject of the Union List and State List[6], entry no. 18 and 45 in Schedule 7 under the Constitution of India give exclusive power to legislate on land records and forms basis for the records of right, mutation and cadastral mapping. The entries 22, 41 and 66 of the Union List mention the acquisition of the land for the Union purpose, railway purpose and in dispute of interstate migration and property related to displaced persons; which means that the administration and management of land, including maintenance of records and registration, falls under the jurisdiction of the state government. Also, Article 303-A gives the citizens of the country constitutional rights in respect of property, ensuring that no person can be deprived of their property except by the authority of law. The clear and digitized records strengthen this right by reducing wrongful dispossession and encroachment.

As per the Registration Act 1908[7], section 17 mandates the submission of particular documents for registration, such as instruments of gifts for real estate and non-testamentary documents that affect the right to real estate. This section includes a range of documents that must be registered to be legally binding, especially those related to real estate. It also acknowledges the significance of registered documents, as they can serve as proof in legal proceedings. In contrast to section 18 of the act, which permits the registration of documents that are not necessary under section 17. Section 21 enables the submission of a document that outlines immovable property, such as a house or building, and may include maps or plans if the document is not a testamentary one. The property description should be comprehensive enough to distinguish it. When describing a house or property in a town or city, it is important to mention the side of the street it is located on, along with its name, area, size, and any distinctive characteristics. For other properties, the description should include the same information. Section 32-A permits the utilization of digital signatures and electronic document registration, with certain state-imposed restrictions.

Sections 61, and 63 of the Bhartiya Sakshya Adhiniyam 2023[8] allows electronic records to be used as evidence in courts, making digital land records and online land transactions legally recognized and admissible in legal disputes. Similarly, section 4 of the Information Technology Act, 2000[9] affirms the legal status of electronic records, considering them to be as valid as paper-based documents. Furthermore, section 5 confirms that digital or electronic signatures are just as valid as handwritten signatures, ensuring their reliability. If a law requires a signature for authentication, this requirement is met if the information or matter is authenticated using an electronic signature as specified by the central government.[10]

Advantages of Digitization of Land Records

• Legal dispute resolution: The accurate and authenticated information of land records prevents unnecessary or unwanted conflicts or encroachments, etc. Also, the digitally signed and geotagged documents have strong evidential value supporting efficient judicial processes.
• Transparency and governance: The online accessibility and availability of information minimizes the manipulation of records, as every change or alteration in the record is recorded digitally. Furthermore, the accessibility of the information to the public fosters transparency.
• Ensures land rights and ownership: The digitization guarantees land rights by maintaining a transparent record of ownership, and the real-time update system provides accurate information about the land. Moreover, the geographical information system techniques aid in accurately determining the exact location or defining the boundaries of a particular area.
• Administrative efficiency:  The digital maintenance of land records helps to maintain more accurate land records in a less time-consuming and efficient way, also it reduces the manual maintenance of records, ensuring the credibility of the land records by reducing the practice of alteration of details or respective records. The digitization of records streamlines the categorization of land, making it easier to meet the specific needs and requirements of the development. By digitizing land records, it can be connected to other e-governance initiatives, such as Aadhaar and the property registration system. This step enhances the efficiency of government services and facilitates the seamless delivery of citizen services through a unified platform.[11]

Conclusion

The government’s digitization of land records is a remarkable effort aimed at reducing property disputes, promoting transparency, safeguarding land rights, ensuring precise land demarcation, and streamlining administrative procedures. The digitization of land records through programs like DILRMP, ULPIN, NGDRS, and GIS-mapping has a significant impact in minimizing land disputes. The digital record has the potential to reduce property disputes by ensuring clarity, authenticity, and real-time updates of land ownership information. By consistently focusing on policy matters and embracing technological advancements, digital land records can establish a solid foundation for secure land ownership.

This article is authored by Ms. Shelly Mishra, student at Banasthali Vidyapith University.

[1] Kailash Babar, ET Explainer: Land Records Digitisation to Aid Effective Policy Making, ECON. TIMES (Jan. 29, 2024), https://economictimes.indiatimes.com/news/et-explains/et-explainer-land-records-digitisation-to-aid-effective-policy-making/articleshow/107209881.cms.

[2] [2] Drishti IAS, DILRMP and Digitalisation of Land Records, DRISHTI IAS (Jan. 3, 2025), https://www.drishtiias.com/daily-updates/daily-news-analysis/dilrmp-and-digitalisation-of-land-records.

[3] Team MyGov, GIS Enabling Land Record Digitization in India, MYGOV BLOG (May 13, 2025), https://blog.mygov.in/gis-enabling-land-record-digitization-in-india/.blog.mygov.in

[4] Magnasoft, Why Digitalising Historical Land Records Matters Now More Than Ever, MAGNASOFT (Apr. 21, 2025), https://www.magnasoft.com/blog/why-digitalising-historical-land-records-matters-now-more-than-ever/.

[5] Vrinda Bhardwaj & Trisha Pande, Land Rights and the Digital Revolution in India: Potential and Pitfalls, SSRN (Jan. 14, 2022), https://ssrn.com/abstract=4028625.ResearchGate+2SSRN+2SSRN+2

[6] India, Ministry of External Affairs, Treaty and Law Division: Practice and Procedure (Section 7), at https://www.mea.gov.in/images/pdf1/S7.pdf

[7] The Registration Act, 1908, No. 16 of 1908, INDIA CODE, https://www.indiacode.nic.in/bitstream/123456789/15937/1/the_registration_act%2C1908.pdf

[8] The Bhartiya Sakshya Adhiniyam, 2023, No. 47 of 2023, MINISTRY OF LAW & JUSTICE, https://www.mha.gov.in/sites/default/files/2024-04/250882_english_01042024_0.pdf

[9] The Information Technology Act, 2000, No. 21 of 2000, INDIA CODE, https://www.indiacode.nic.in/bitstream/123456789/13116/1/it_act_2000_updated.pdf

[10] Vision IAS, Digitization of Land Records, VISION IAS (Dec. 17, 2024), https://visionias.in/current-affairs/monthly-magazine/2024-12-17/polity-and-governance/digitization-of-land-records.

[11] Magnasoft, Why Digitalizing Historical Land Records Matters Now More Than Ever, MAGNASOFT (Apr. 21, 2025), https://www.magnasoft.com/blog/why-digitalising-historical-land-records-matters-now-more-than-ever/.