TAMIL NADU SURVEY AND LAND RECORDS DEPARTMENT

INTRODUCTION

The Revenue Department is the parent of all Departments. Survey and

Land records are the back bone of the Revenue Administration. The Tamil Nadu

Survey and Land Records Department has a history of more than 160 years in

cadastral survey using chains, cross top and Theodolites from the British period.

Now this department is switching over to modern instruments and digital

technologies both for cadastral land survey and for mapping and cartography

etc. during the past few years.

Once captain Priestley had been working since 1853 an experimental field

wise survey by a method known as “Paimash Kashras” system in the south

Arcot district(Madras). It is worthwhile to note here that he was doing this

survey at his own cost during his spare time. As a result of this experiment a

survey scheme for the entire presidency was sponsored by the government of

madras in 1856 and was also sanctioned by the court of Directors of the East

India Company. A Start was made in 1857 when Priestly was appointed the first

Superintendent of Madras Surveys. From 1958, the survey was extended and

the establishment steadily increased, while, a lithographic press was also

installed at madras for printing of village and taluk maps. In 1859, when the

first edition of the Madras Survey Manual was published Priestly had a staff of

3 Military officers and 6 Civilians. Neither the Madras nor the Bombay revenue

Surveys ever came under the control of the survey of India.

In 1860, Madras Act XXVIII was promulgated for the establishment and

maintenance of boundary marks and for facilitating the settlement of boundary

disputes. The first Establishment of survey and land record department in the

year 1858 a first staff strength is given below:

Establishment workers - 18

Field surveyor - 30

Survey Ameenas - 50

Writers and Draftsman - 20

The Survey and Settlement Department divided in to three main sections

and functioning as detailed below, under the administrative head of the

Commissioner.

Field Wing

Survey and measurement work in field and maintenance of survey marks.

Technical Wing

Scrutiny of survey records and preparation of fair set of land records for

maintenance and update the land records for day to day Revenue administration.

Administrative Wing

Administrative functions and establishments of department staffs

2. The Prime Responsibilities and Duties of the Department

• To ensure accurate and scientific measurement of land and maintain all land

records in the transparent manner to give confidence to all land owners.

• To ensure correct area and assessment of each individual holdings and

Government lands and maintaining survey marks.

• To ensure lawful remedy for all land complaints and boundary disputes.

• To enforce the Tamil Nadu Survey and Boundaries Act of 1923.

• To maintain the land records with up to date transaction for day to day

revenue administration.

2.1. Main Functions

• Maintenance of Survey operations to keep the Land Records up-to-date and

Demarcation of lands

• Maintenance of Survey Records at Village, Taluk, District & State Level.

• Demarcation of boundaries of Survey no’s on the request of the Pattadars /

Private persons on payment of prescribed Fee.

• Sub division of land in Survey No’s on the request of private parties on

payment of prescribed Fee.

• Supply of certified copies of Survey Records i.e. FMBs, Resurvey Settlement

Register (RSR) on payment of prescribed fee.

• Sale of maps i.e. Village Maps, Taluk, District Maps from Central Survey

Office on payment of prescribed fee.

• Conduct of resurvey of all towns, municipalities & Corporations by using

modern instruments and latest technologies.

2.2. Objectives

• Survey operations to avoid Land Disputes between parties.

• Preparation of FMB (Village, Taluk of District).

• Preservation of Land Records.

• Preparation of Sub division records in Land acquisition, Government

Projects, agricultural & urban land ceilings, house sites, Patta & private

lands.

• Printing and Supply of maps (Village, Taluk, District and State) through

Central Survey Office.

• Solving of Interstate Boundary disputes.

• Traverse work relating to Village and town boundaries and State boundaries

and protecting Government Lands

• Imparting Training to all the revenue Subordinates / imparting Training to

IAS Probationers, Pro Dy. Collectors and other Departmental Officers like

Co-operation Department and Judicial Officers.

3. Land records System in Tamil Nadu

The system of land records in the State of Tamil Nadu

comprises of the following ingredients:-

1. Preparation of field (land holding) maps depicting measurements

and boundaries and compilation of village maps from these data.

2. Settlement of revenue assessment on Ian based on soil

classification and conferment of title on I holders; compilation of

revenue registers showing title extent, assessment, etc.

3. Creation of readily identifiable field bound framework on ground,

by erecting designated boundary marks on land holding junctions;

fixation of responsibility on the pattadars for its maintenance;

4. Updation of the land maps and land registers by promptly

incorporating new field boundaries and the corresponding titles.

5. Redressal of grievances of land holders by showing obliterated

boundaries, resolving boundary disputes and safeguarding their

titles, besides arresting encroachments on Government owned

lands and land earmarked for communal purposes ; and

6. Revision or re-preparation on a large scale fresh land records, if

changes on ground are too numerous to keep pace with.

3.1. Survey and Land Records Department

All procedures involved in the measurement and mapping of

land holdings go by the name Cadastral Survey [Cadastre (French):

public record of rights in land] or Revenue Survey. Cadastral

Surveys are a State subject and falls within the scope of Entry 45th

Survey of India is a Government of India Organization which

conducts topographical surveys of our country and prepares the

topographical maps. Survey, Settlement and Land Record

Department of Tamil Nadu Government, which functions under the

direction of the Revenue Ministry, attends to revenue survey

operations in the State.

of the State List in the Seventh Schedule to the Constitution, along

with record of rights and maintenance of land records. They are

different from other types of surveys, such as topographical

surveys, oceanic surveys, geological surveys, etc., which are

conducted and controlled by the Union Government.

A village is the basic unit for revenue surveys. Survey of a

village is done in a sequential manner, as follows

1. Demarcation of village boundary and its traversing ;

2. Division of the village into appropriate number of khandams (100

to 250 acres each); demarcation of khandam boundaries and their

traversing.

3. Identification, demarcation and recording of revenue field /

survey field boundaries; local enquiry is conducted to identify

enjoyment limits and to prepare a location sketch;

4. measurement of fields by running diagonals and offsetting all

major bends, noting of topographic details, with measurements, if

needed;

5. Plotting of field sketches

6. Plotting of village / khandam traverse and finally the village map,

within the traverse framework.

Technically, these processes are denoted by alphabets A to H as

follows

A work Village / Khandam boundary demarcation. B work Village / Khandam boundary traversing. C work Traverse computation. D work Traverse computation and plotting.

E work Field demarcation. F work Field measurement.

GI work Village map plotting. H work Village map finalization for printing

In the above main Survey process, A, B and E, F will be

carried out by the Field staff and the C, D, G & H will be carried

out by the Technical staff of the Survey and Land Records

department by the Draftsman working in the subsection under the

control of Head Draftsman and Manager Technical.

4. The Statutory process involved in Survey & Boundaries Act

with Technical wing

1. Notification is published in the State and District Gazettes under Section 4 of

the Act, appointing the survey officer either by name or by designation. (At

present, the notification issued long ago in the 1940's is considered sufficient

to allow the officers of the Survey and Land Records Department to exercise

powers as survey officers).

2. Notification is published in the State and District Gazettes .under Section 5

of the Act directing surveys of particular villages / town / panchayats to be

taken up.

3. Notification is published in two successive issues of the District Gazette,

under Section 6 (of the Act, proclaiming the commencement of surveys. A

copy of this notification is published in the 'village chavadi' and is also

announced in the village by beat of tom-tom.

4. Notices are issued by the Survey Officer under Section 9(2) of the Act, to the

registered holders of the lands whose boundaries are treated by him as

undisputed and surveyed accordingly.

5. Powers are vested in the survey officer to enquire into and determine a

disputed boundary under Section 10(1) of the Act. Notice of his decision is

served on the parties to the dispute, under Section 10 (2).

6. Any landholder affected by the decision of the survey officer either under

Section 9 or 10, can appeal to a higher officer under Section 1l Under

Section 11 (1), notice of the decision of the Appellate Authority is issued to

the parties to appeal.

7. Under Section 11 (2), copies of the orders made under Section 10 or ll(l) can

be granted to any interested party.

8. Completion of surveys is notified in the District Gazette under Section 13 of

the Act.

9. Any person aggrieved by the determination of his landholdings boundary

under Sections 9, 10 or 11 may institute a suit in a Civil Court within three

years from the date of notification under Section 13. If he succeeds, the

survey will be got altered in accordance with the decree of the Court. This is

provided for, under Section 14of the Act.

It is, therefore, amply clear that excellent opportunity is accorded to the

landholder at every stage to redress his grievance and help the Government in

recording his boundary and title correctly. It is no wonder that not more than a

thousand cases of boundary dispute arise out of large scale survey operations

covering millions of landholdings. The percentage of disputed boundaries has

invariably remained less than one. That shall go to the credit of hundreds of

surveyors, draughtsman and officers of the Survey and Land Records

Department, past and present). Therefore it is very clear that the nature

of duties and job responsibilities attached to the post of Head

draftsman and Manager Technical is most important and highly

essential and the Department rules given in the Tamil Nadu

Survey Manual of Departmental rules, Volume II, Chapter

XXI (Page No. 69 onwards).

5. Present Cadre Strength Statement of the Tamil Nadu Survey and Land

Records

Sl.No Category Sanctioned Strength

Total Permanent Temporary Scheme

1 Additional Director 1 1 2

2

Joint Director Central

Survey Office and

Survey Training

Institute, Orathanad

1 1 2

3 Regional Deputy

Director 2 2 4

4 Joint Director

(Administration) 1 1

5 Personal Assistant

(Scheme) 1 1

6 Accounts officer 1 1

7 Administrative Officer 6 6

8 Assistant Director 1 1 2

(Map & Drawing)

9 Assistant Director 15 17 32

10 Inspector of Survey 29 33 32 94

11 Deputy Inspector 198 46 2 246

12 Sub Inspector of

Survey 447 610 416 1473

13 Firka Surveyor 702 381 1083

14 Field Surveyor 1024 118 24 1166

15 Field Assistant 470 703 12 1185

16 Superintendent 43 29 34 106

17 Assistant 112 68 239 419

18 Junior Assistant 105 36 4 145

19 Steno Typist 3 8 14 25

20 Typist 19 27 2 48

21 Record Assistant 6 6

22 Record clerk 10 24 2 36

23 Technical Officer 1 1 2

24 Manager Technical 2 38 40

25 Head Draftsman 48 38 33 119

26 Head Draftsman

(Upgradation) 13 6 19

27 Senior Draftsman 67 244 304 615

28 Land Records

Draftsman 105 68 173

29 Junior Draftsman 839 3 4 846

30 Works Manager 1 1

31 Assistant Works

Manager 1 1

32 Typographer Grade I 9 9

33 Typographer Grade II 21 21

34 Head Typographer 3 3

35 Reproduction Personal

Grade I 21 21

36 Reproduction Personal

Grade II 67 67

37 Reproduction Assistant 55 55

38 Over Seer 4 4

39 Technical Assistant 5 5

40 Technical Labourer 6 6

41 Mechanic 1 1

42 Assistant Mechanic 1 1

43 Book Binder 2 2

44 Jeep Driver 4 12 7 23

45 Office Assistant 250 2 252

46 Night Watchman 10 10

47 Water Man 1 1

48 Sweeper 3 3

Total

4698 2545 1140 8394

6. Overview Of Cadastral Survey Completed in Tamil Nadu

S.No Year Event Of Survey Department

1 1856-1878 Initial Survey

2 1901-1912 Re-Survey

3 1948 Survey has been made in certain areas notified and taken

over under the Estate(Abolition and Conversion in to

Field Wing Technical Wing Administration Wing

Name of the

Post

No. of.

Sanctioned

Posts

Name of

the Post

No. of.

Sanctioned

Posts

Name of the

Post

No. of.

Sanctioned

Posts

Field

Surveyor 1166 Draftsman 846

Office

Assistant 6

Firka

Surveyor 1083

Land

Records

Draftsman

(LRD)

173 Record

Assistant

36

Sub

Inspector of

Survey

1473 Senior

Draftsman 615 Typist

25

Deputy

Inspector 246

Head

Draftsman 119

Junior

Assistant 145

Inspector of

Survey 94

Manager

Technical 40 Assistant

419

- - Technical

Officer 2

Superintend

ent 106

Total 5247 Total 1795 Total 737

Ryotwari) Act-XXVI of 1943

5 1955 Bifurcation of States. Andhrapradesh, Karnataka and

Kerala states newly formed. 61 Municipal towns survey

under Town survey system.

6 1966 Survey has been made in certain areas notified and taken

over under the Inam Abolition Act of 20/66

7 1968 The introduction of METRIC MEASURES in the Survey

and Land Records and on the RE-ORGANISATION of the

department implemented from the 1st MARCH 1968.

8 1970 Intensive Sub division Scheme implemented to Survey the

joint patta lands. New sub divisions measured and recorded.

9 1979 As per G.O Ms.No.525 (Commercial tax and Hindu

Religious Dept.)dt.16.05.1979 FIRST PHASE UPDATING

REGISTRY SCHEME Commenced in 100 Taluks. More

than 72 lacks pattas issued to the public.

10 1983 The Government decided to issue patta pass book to the

land holders to felicitate them to overcome struggles in

getting loan / financial assistance. The patta pass book act

was enacted in the year 1983.

11 1985 As per G.O Ms.No.869 (CT & R.E dept.)dated 30.09.1985

SECOND PHASE updating Registry Scheme commenced

in 69 Taluks. More than 40 lacks pattas issued to the public.

12 1986 As per G.O Ms.No.93 (C.T & R.E dept.)dated 27.01.1986.

Revamping of Land Records. New Maintanance setup in

Taluk offices. Pilot Scheme implemented in three Taluks.

13 1986 As per G.O Ms.No.325(C.T &R.E dept.)Dated 31.03.1986

steering committee formed to recommend the result of this

New setup of Maintanance in Taluk Offices.

S.No Year Event Of Survey Department

14 1987 New Maintanance setup formed in Taluk level. Headed by

the Taluk Deputy Inspector of Survey to update the

Revenue registry and Maintanance of Land Records

properly.

15 1989 As per the G.O.Ms.No.1177(Revenue Dept.)Dated

Natham,Town and Hill villages survey ordered. Survey of

Natham Poromboke lands in the whole state was

commenced. Orders issued for survey operations in some

Towns and Unsurveye Hill villages.

16 1992 Implementation of Computerization of Land Records

Programme(CLR) begins in state.

17 1994 In the 1st Phase Patta Pass Book scheme, which was

implemented in 10 districts where in the hand written patta

pass books were issued to the land holders.

18 2000 The Government issued orders in their G.O.Ms.215

Revenue department dated 02.05.2000 to sanction for

implementation of Patta Pass book scheme in 20 districts in

the second phase.

20 2003 Orders issued in GO Ms No.382, 383(rev) dt:03.09.03 to

Manual Extracts banned and Computerized Chitta copy,

Patta transfer orders being issued to public. All taluks in

this state brought to online under CLR Programme.

21 2005 In order to give more thrust on cadastral survey the

Government have established the centre for survey training

and research(CSTAR) at IRS, Anna University.

22 2006 Orders issued for conducting Resurvey in the entire state by

using Modern EQUIPMENTS (like GPS and Total Station)

introduced. G.O.(Ms).No.733 Revenue [SS-II(2)] Dept.

dt.14.11.2006.

23 2015 Instructions were issued to all which Collectors and

ADSLR’s regarding the procedures to be adopted for

conducting Resurvey by using GPS & ETS.

G.O.(Ms).No.122. Rev.[SS-II(2)] Dept. Dt.12.03.2015

24 2015 Land Record (ROR) A-Register, Chitta have been brought

to online Government letter No.38856/SS-I(1)/2016

Dt.18.11.2016

DOSS Circular SA2/3774/2014 Dt.16.10.2015

25 2016 Government Land Register(GLR) Database updation

detailed Instructions issued in Addl. Chief Secretary/CLA

Letter No.T1/10512/2016 Dt.25.11.2016.

26 2017 History Module - Guidelines issued by DOSS Letter

No.K8/4340/2017. Dt.21.08.2017.

27 2017 Orders issued in GO (Ms) No.164, Revenue [SS-II]

Department, dated 4-5-2017 , Established the office cum

Residential quarters of Firka Surveryors. Government

letter (ID) No.566/SS-II (2)/2017 Revenue dept 08.12.2017

, the Govt approved 50 Firkas and districts for construction

of office cum Residential quarters.

28 2017 Laptops to Higher officers and Firka surveyors

29 2017 Provision of Sim Cards with CUG facility for Firka

surveyors and Inspectors, Deputy Inspectors and Sub-

Inspectors.(patta transfer and other official work).

30 2018 Digital Survey using DGPS over Continuously Operating

Reference System (CORS). According 70 Locations across

the State and Control Station in the Directorate also

planned.

7. Re-Origination of survey maintenance work

After complete the updating Registry scheme (UDR)

reorganization of survey maintains has been implemented.

The basic issue was how we keep the land records up to date without

requiring updating registry type of operations periodically. Restoration of

maintenance scheme on a continuing basis was thought of and was done on a

pilot basis in 3 Taluks of the state. This pilot scheme was evaluated by the

Evaluation Committee consisting of the following Officers:

1. Member Secretary, State Planning Commission

2. Deputy Director, Evaluation and Applied Research

3. Thiru. K.Subramaniyan, District Revenue Officer(Retired)

The Government examined the recommendations of the Evaluation

Committee and the Comprehensive proposals received from the Director of the

Survey and settlement and also took it into account the views of Revenue

Department, both at Government level and in the field. Detailed orders were

issued in April’87 directing that the restoration of maintenance scheme be

effected on a permanent footing in two phases, namely the first phase covering

100 taluks where the records under updating registry have already been handed

over and in the remaining 69 taluks from 1.6.87 over a period of time. Under the

first phase of updating registry more than 73 lakhs of pattas have been issued. In

the second phase of updating registry more than 22 lakhs pattas have been

issued up to June 1987. The cost of implementing updating registry has been so

far ever Rs.40 Crores.

It is sincere hope of the Government that the important and basic village

records that have been created under the updating registry at a huge cost with a

large complement of a staff, will be maintained with meticulous care by the

Revenue and Survey departments. The success of the restoration is maintenance

scheme mainly depends upon the proper orientation given to the Officers and

Staff at various levels and also close coordination between Revenue and Survey

Officials on a day-to-day basis. The booklet “Instructions on Maintenance”

deals with all aspects of maintenance and given detailed instructions. I am sure

the officers and staff of Survey and Revenue Departments associated with

maintenance work.

7.1. Updating Registry Scheme

In Tamil Nadu, resettlement as a policy was given up by government in 1937.

Consequent on the discontinuance of the settlement operations, the settlement

Registers, Viz. the ‘A’ Register prepared for the Ryotwari villages some 40 to

50 years above have become obsolete. The numerous subdivision that take place

has a result of Transfer of register have not been affected properly in the

settlement register for one reason or other. Further in most of the villages the

basic village records such as a field measurement books village maps etc are in

a very bad shape and very brittle with too many crowded entries that they have

become unserviceable for daily use. This apart, as a result of the existing state

of things, in ryots are put to avoidable inconvenience and expense in obtaining

loans from financial institutions and banks etc. Since no resurvey has been

conducted so far the survey frame work has also broken down completely in

many places. Realizing the long felt need for streamlining the land registry and

updating the basic records, the proposal of the board of revenue for updating

registry has been engaging the attention the government for quite some time.

The scheme suggested by the Board of Revenue involves updating of

Registry and preparation of fresh survey and settlement records, the scheme is

mainly intended to bring the Revenue Registry up-to-date after making field by

field inspection, enquiry in the villages and effecting subdivision wherever

necessary. With a View to keeping the expenditure in the scheme as low as

possible and also to expedite execution, the Board has proposed that the scheme

may be implemented on a five year programme in as area of about 30,000

sq.miles where the survey frame work has broken down, excluding the districts

of Chennai, the Nilgris and Kanyakumari and the resurveyed areas and areas

where the intensive subdivision scheme has been implemented.

In the above circumstance the Government has issued orders in their GO

Ms 525 (CT & RE) dept dt : 16.05.1979 to sanction the implementation of the

scheme of updating registry as I-st phase in 100 taluks with effect from

01.06.1979. During this scheme more than 72 lakhs pattas issued to the public.

In continuation of the above survey scheme the Govt has issued in their

GO. Ms 769 (CT & RE) dated 30.09.1985 to sanction the implementation of the

2nd

A steering committee formed by the Government as per the GO Ms 325

(CT & RE) dept dt :31.3.1986 to recommend the suggestions for updating the

land records effectively. As per the recommendation of the committee now, the

new setup of Survey offices headed by the Taluk Deputy Inspector in Taluk

level has been implemented with effect from 01.04.1986.

phase of the scheme more than 40 lakhs pattas issued to the public.

7.2. Natham Survey

Nathams in village are Govt porambokes in settlement classification and

are recorded as such in the settlement registers. But Natham porambokes are

quite distinct from other poramboke such as river etc. Set apart for public

utility. The people in Natham in ownership rights over the land they legally

possess them. No enjoyment subdivisions were done in Natham poramboke

fields. Individual houses in Natham are not subdivided at present where as all

lands including house sites in municipal lands are surveyed individually when

town survey is done.

In the above circumstances the Govt has issue order in their G.O. Ms

1177(CT & RE) Dept dated: 30.10.1987 to conduct Natham survey. Towns and

hill villages in t he state.

The Natham survey is useful to the ryots to establish their rights for

ownership and possession particularly adhidravidar community persons. They

can avail the loans given by the Govt. and credit agencies for building houses

from their house site. The long belonging to various departments including the

panchyat in Natham will get separately distinguished.

Objectives of the Scheme:

1. Covering of areas hitherto unsurveyed.

2. To facilitate clear demarcation of the boundaries of fields available to the

ryots together with a patta, field sketch, etc.

3. To facilitate identification of vacant lands and detect encroachment.

4. To facilitate manifold enhancements of revenue to department.

5. To facilitate upward revisions of the house tax/ property tax due to local

bodies and potential for increased the income.

6. To ensure record of right for the properties as the land holders get patta for

his individual holding in village site and facilitate the weaker section of the

society to avail themselves of the benefits extended by the Govt. and bank in

the form of loans provided for construction of houses under the 20 point

programming etc.

The Natham survey has been completed in all villages in the state and Natham

survey fair accounts handed over to all taluk offices and Village Administrative

Officers for maintenance will be immensely benefited by the compendium of

instructions of maintenance.

8. Nature of duties and responsibilities in switching over to

Modern instruments and Digital Technologies

Now the Department switching over to modern instruments and digital

technologies both for Cadastral surveying, mapping and Cartography to

implement the Digital India Land Records Modernization programme.

The Government of India have ordered to implement the Centrally-sponsored

scheme in the shape of the National Land Records Modernization programme

(NLRMP) by merging two Centrally-sponsored Schemes of Computerization of

Land Records (CLR) and Strengthening of Revenue Administration and

Updating of Land Records (SRA & ULR).

The Integrated NLRMP programme would modernize management of land

records, minimize scope of land/property disputes, enhance transparency in the

land records maintenance system, and facilitate moving eventually towards

guaranteed conclusive titles to immovable properties in the state. The major

components of the programme are computerization of all land records including

mutations, digitization of maps and integration of textual and spatial data,

survey/re-survey and updation of all survey and settlement records including

creation of original cadastral records wherever necessary, computerization of

registration and its integration with the land records maintenance system,

development of core Geospatial Information System(GIS) and capacity

building.

The main objective of the NLRMP is to develop a modern, comprehensive

and transparent land records management system in the country with the aim to

implement the conclusive land-titling system with title guarantee, which will be

based of four basic principles.

• Single window to handle land records (Including the maintenance and

updating of textual records, maps, survey and settlement operations and

registration of immovable property).

• The "Mirror" principle, which refers to the face that cadastral records mirror

the ground reality.

• the "curtain" principle which indicates that the record of title is a true

description of the ownership status, mutation is automated and automatic

following registration and the reference to the past records in not necessary

• Title insurance, which guarantees the title for its correctness and indemnifies

the title holder against loss arising on account of any defect therein.

8.1. Ongoing Schemes In Tamil Nadu Under DILRMP

Digitization of 55, 44,796 FMS in 16722 Revenue Villages.

Computerization of Natham Land Records in 16722 villages.

Computerization of Urban land Records in 125 Municipalities and 16

Corporations.

Resurvey using modern equipments in 8 Municipalities.

Patta Transfer through Web based software application for 1,

98,07,530(ROR) Land holdings.

Scanning and Digitization of Town Resurvey Block maps

Scanning of Village Maps

for 16722 Revenue Villages

Digitization of Village maps in Tamil and English

Digitization of Taluk and District Maps in Tamil and English

CONCLUSION

Revenue Transfer of Registry(ROR)

FMB digitations

Natham data Computerization

village map videsations

Resurvey using Digitalization Technology

By using this advanced technical facility the public can get copies of chitta

and ‘A’ register through online anywhere any time. This has ensured greater

transparency and accountability towards public in delivering patta transfer

services.