Mangaluru’s property registration system has turned into a maze of confusion, thanks to the glitch-ridden rollout of Kaveri 2.0, a web application by the Karnataka Department of Stamps and Registration. Instead of simplifying things, the integration of Kaveri 2.0 with the e-Swathu platform has made property-related processes—especially e-Khata issuance—more difficult for landowners, particularly those with vacant plots.
Property owners and realtors in the city are struggling due to a lack of clarity and coordination between Mangaluru City Corporation (MCC), district authorities, and state-level Kaveri software teams. The main hurdle? The insistence on an Encumbrance Certificate (EC) and document numbers for vacant lands, even when such lands legally don’t have registered documents—like tribunal-sanctioned properties, pre-2004 title deeds, succession-based ownership, or court-ordered divisions.
Since such plots don’t reflect any data in the EC, the online portal blocks e-Khata applications entirely, leaving landowners in a bureaucratic limbo. For plots with buildings, the demand for electricity meter RR numbers along with registered documents adds to the confusion—especially since many older properties lack digitised records.
Legal experts are calling out the system as unscientific and poorly planned, stressing that such rigid digital requirements, without data migration or fallback mechanisms, have left citizens running between offices, wasting time, money, and peace of mind. Without an e-Khata, no sale, loan, or legal process involving land can proceed.
Stakeholders are now urging the government to urgently resolve technical inconsistencies between Kaveri 2.0 and e-Swathu and create alternate verification methods for genuine landowners in the absence of registered records.
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