KEY TAKEAWAYS
- First rule out a search problem: wrong sub-registrar office, village or survey number causes most 'discrepancies'.
- Data entry errors in the registration database, where the deed is correct but the index is wrong, are corrected by applying to the sub-registrar's office.
- If the deed itself contains the error, it usually needs a rectification deed signed by the parties and registered.
- A repaid loan still showing as a mortgage needs the bank's release or reconveyance to be registered.
- Fix discrepancies before you sell, borrow or apply for khata. They are much harder to explain to a buyer's lawyer under time pressure.
You download an encumbrance certificate and something is wrong: your name is misspelt, the area is different, your purchase does not appear, or an old mortgage still shows. It is unsettling, especially if a sale or loan is pending.
Most EC discrepancies can be fixed. The key is working out what kind of problem it is, because each has a different fix.
Step 1: Is It the Search or the Record?
Before assuming the record is wrong, rule out the search. The most common causes of an EC that looks wrong are:
- Searching the wrong sub-registrar office for the property.
- Using the wrong village or hobli.
- Using a parent survey number instead of the sub-division, or the other way round.
- Choosing a period that misses the relevant transaction.
- Searching for pre-2004 records online, where they are not generally available.
Re-run the search with details taken directly from the registered sale deed, and try a party-name search. See how to get an EC on Kaveri.
Step 2: Identify the Type of Error
| What you see | Likely type | Usual fix |
|---|---|---|
| Name misspelt, but correct in the deed | Data entry error in the index | Application to the sub-registrar's office |
| Area or survey number wrong, but correct in the deed | Data entry error | Application to the sub-registrar's office |
| Error appears in the deed itself | Error in the registered document | Rectification deed, signed and registered |
| Your purchase missing entirely | Search issue, or indexing not completed | Re-search; then application to the sub-registrar's office |
| Repaid loan still showing as mortgage | Release not registered | Bank's release or reconveyance deed, registered |
| Transaction you know nothing about | Possibly wrong property, or a genuine claim | Investigate with a lawyer before anything else |
Fixing Data Entry Errors
If the registered deed is correct but the EC shows something different, the error is in the registration database's index. The fix is a written application to the sub-registrar's office where the deed was registered, with:
- A copy of the registered deed showing the correct details.
- The EC showing the error.
- Your identity proof.
- A short explanation of what needs to be corrected.
The office verifies the deed and corrects the index. Then download a fresh EC to confirm.
Fixing Errors in the Deed: Rectification Deed
If the mistake is in the registered sale deed itself, such as a wrong survey number, area or boundary description, the index is only reflecting the deed. The deed needs to be corrected.
This is usually done with a rectification deed: a document that records the correction, executed by the same parties as the original deed and registered at the sub-registrar's office. If the seller has passed away or cannot be traced, it becomes more complicated and may need legal proceedings. A lawyer should draft the rectification deed, because a poorly drafted correction can create new problems.
Repaid Loans Still Showing
When you repay a home loan secured by a registered mortgage, the mortgage stays on the record until the bank's release is registered. Many owners collect their original documents from the bank but never register the release.
Ask your bank for the release or reconveyance deed, and have it registered at the sub-registrar's office. Then download a fresh EC showing the release. Buyers and lenders will expect to see it.
A Transaction You Know Nothing About
If the EC shows a sale, mortgage or attachment that you did not expect, stop and investigate before taking any further step. It may be a search error affecting a different property, or a genuine claim on yours. A lawyer can obtain certified copies of the deed concerned and advise on what it means.
Timing Matters
Corrections take time, from a few weeks for simple index corrections to much longer for rectification deeds involving several parties. Fix discrepancies before you sell, apply for a loan or start a khata transfer, not in the week before registration.
Frequently Asked Questions
How do I correct a name mistake on my EC in Karnataka?
If the name is correct in the registered deed, apply to the sub-registrar's office with the deed and EC to correct the index. If the deed itself is wrong, a rectification deed is usually needed.
What is a rectification deed?
A registered document that corrects an error in an earlier registered deed, executed by the same parties as the original deed.
Why does my EC still show a home loan I repaid?
The bank's release of the mortgage has not been registered. Get the release or reconveyance deed from the bank and register it.
My purchase does not appear on the EC. What should I do?
First re-check the search details and try a party-name search. If it is still missing, apply to the sub-registrar's office where the deed was registered.
How long does EC correction take?
Simple index corrections can take a few weeks. Rectification deeds take longer, especially if several parties need to sign.
Most EC problems are fixable once you know which kind they are. If you want us to diagnose and sort out an EC discrepancy, see our liaison and approvals service or message me on WhatsApp.
Sources
- Deedwise: Kaveri EC online, common issues and fixes
- PropNewz: Encumbrance certificate on Kaveri 2.0 (2026)
- Kaveri Online Services
Last updated Oct 1, 2026. Figures and rules change; check current details with a professional before you act.