Karnataka, India · property

How to Get 11E Sketch Online in Karnataka

In Karnataka, selling, gifting, or partitioning a portion of an agricultural survey number requires a pre-mutation survey sketch known as Form 11E. Under state revenue law, the Sub-Registrar cannot register a partial transfer deed without an approved 11E sketch linked through the land records portal. This guide explains your statutory rights, the online application process via Mojini, and how to protect your land transaction from delays and boundary disputes.

The Statutory Basis for 11E Sketches in Karnataka

In Karnataka, dealing with fragmented or partially transferred agricultural land is governed strictly by the Karnataka Land Revenue Act, 1964 and the Karnataka Land Revenue Rules, 1966. Under Section 131(c) and the third proviso to Section 128 of the Act, any individual alienating a part of an existing survey number or sub-number must provide an authentic survey sketch prepared by an authorized surveyor before mutation. This pre-mutation sketch is formally issued under Form 11E by the Survey, Settlement and Land Records (SSLR) Department.

The purpose of the 11E sketch is to legally demarcate the specific slice of property being conveyed out of a larger land parcel, detailing exact GPS boundaries, extent, and any uncultivable 'kharab' land (such as government roads, cart tracks, or water channels). Under Rule 46-A through Rule 46-K of the Karnataka Land Revenue Rules, 1966, this sketch must be verified and approved by the Assistant Director of Land Records (ADLR). Without an authentic 11E sketch registered on Karnataka's Mojini system, the Kaveri 2.0 registration software will halt the execution of your sale deed, partition deed, or gift deed.

Overcoming Survey Delays, Middlemen, and Bureaucratic Hurdles

Citizens in Karnataka regularly face prolonged delays when seeking land demarcation. Unscrupulous touts and intermediaries often exploit the complexity of the revenue hierarchy, asserting that physical surveys and ADLR approvals require unofficial expediting fees or manual intervention. Meanwhile, field surveyors frequently reschedule mandatory boundary inspections, creating immense anxiety for buyers and sellers locked into time-sensitive agreements.

You do not have to rely on middlemen. The Karnataka Revenue Department digitised survey operations through the Mojini online platform. Every 11E application generates a unique file number that tracks the file through each statutory stage: assignment to a licensed or government surveyor, field observation notices to adjacent landholders, drawing upload, and final ADLR digital signature. If a surveyor unduly withholds action or disputes boundaries without reference to the original Tippani or Field Measurement Book (FMB), you have the administrative right to escalate the inaction to the jurisdictional Tahsildar or Deputy Commissioner under Chapter III of the Karnataka Land Revenue Act.

Handling Rejections and Discrepancies on Mojini

Rejections on Mojini typically occur when the extent claimed in the RTC (Pahani) contradicts the physical boundaries recorded in the village Akarband or FMB. If an adjoining landowner raises frivolous objections during the on-site survey, the surveyor cannot arbitrarily dismiss your application; they must submit a detailed factual ground report to the ADLR. In instances where boundaries overlap due to historical surveying errors (Durasti lapses), a formal rectification or joint measurement must be pursued rather than executing an unregistered informal compromise.

Before you execute any transfer deed or part with purchase funds, ensure that your 11E sketch has achieved final digital sign-off and populates accurately in the Kaveri registration system. You can use Caunsel to research Karnataka land revenue regulations, store and organize your survey maps, RTCs, and sale agreements within a secure digital case file, or consult an independent property advocate to review boundary records. Please note that Caunsel is an independent legal technology platform, not a law firm, and does not conduct surveys or file applications with government revenue offices on your behalf.

Steps

• Assemble necessary documents: procure the latest digitised RTC (Record of Rights, Tenancy and Crops / Pahani), current registered title deeds or partition documents, family tree (if applying for family partition), mutation register extracts, and government-issued identity proof (Aadhaar) for all relevant parties.
• Submit the pre-mutation sketch request: log in to Karnataka's Mojini online portal (or visit an authorized Grama One / Karnataka One service center). Choose 'Pre-Mutation Sketch / 11E Sketch', enter the district, taluk, hobli, village, survey number, and hissa, upload your property documents, and pay the prescribed statutory survey fee online to generate your 11E application number.
• Facilitate the physical field survey: once a government or licensed surveyor is assigned via Mojini, note the field survey date. Ensure you and neighboring parcel owners are physically present on-site with your original revenue sketches (Tippani/FMB) so the surveyor can accurately establish total extent, boundaries, and kharab deductions using electronic total station (ETS) or GPS instruments.
• Track and download the approved 11E sketch: after the surveyor uploads the draft field sketch, monitor the approval workflow through Mojini MIS. Once the Assistant Director of Land Records (ADLR) grants statutory approval, download the digitally signed Form 11E sketch containing the official sketch number, QR code, and demarcated boundaries for use in Kaveri 2.0 deed registration.

Common mistakes

• Signing an absolute sale deed or partition deed for a partial survey number before securing an approved 11E sketch, which causes the Sub-Registrar or Bhoomi portal to stall subsequent mutation.
• Failing to examine whether the total physical land area matches the RTC extent, leading to application rejection due to area deficit ('kammi') against the original village Akarband.
• Neglecting to attend the physical survey in person, allowing neighboring owners to misrepresent long-standing boundary fences or right-of-way cart tracks to the surveyor.
• Relying on an unapproved private surveyor's manual sketch or paying unauthorized intermediaries rather than insisting on the official Mojini-generated, ADLR-approved digital document.

Questions people ask

Can I register a partial agricultural land transfer in Karnataka without an 11E sketch?

No. Under Section 131(c) of the Karnataka Land Revenue Act, 1964 and circulars governing the Kaveri 2.0 registration system, registration of any sale, partition, or gift deed involving a portion of an agricultural survey number requires a valid, pre-existing 11E sketch number. Without it, the registration software will reject the submission.

What is the difference between an 11E sketch and a Phodi sketch?

An 11E sketch is a pre-mutation survey drawing prepared before the deed is registered to delineate the exact portion being transferred. A Phodi sketch (sub-division) is the final survey step conducted after deed registration and Bhoomi mutation, where the revenue department formally splits the mother survey number and assigns a permanent new sub-survey number (such as /1, /2) with its own individual RTC.

What should I do if the Kaveri registration portal shows that my 11E sketch number does not exist?

This issue occurs when the ADLR approval has not completed synchronization between the Mojini survey server and the Kaveri registration database. You should verify on the Mojini portal that the sketch status shows fully approved and digitally signed by the ADLR. If the error persists, contact the taluk survey office or the Sub-Registrar's technical helpdesk with your Mojini acknowledgment to trigger a database refresh.

General information only, last updated 2026-10-31. Caunsel is not a law firm and does not practise law. AI answers and this guide are not legal advice. Verify filings, deadlines, and statutes with a licensed lawyer in Karnataka, India.