Subhrajeet Pattnaik
Founder
Leads Bhoomiscan’s mission of fraud-free, transparent land deals across India, and sets what every report checks as it grows from Odisha to every state.
BhoomiscanAbout us
The truth about land, before anyone buys, lends or builds on it.
Bhoomiscan checks what the records say about a plot before money moves: who owns it, what is registered against it, and whether anyone is in court over it. We began in Odisha, after a forged gift deed cost our founder’s family the road to their own land.
Read our story“For most families, land is the biggest thing they will ever buy. My family learned what a land verification is worth the hard way. Every report we make at Bhoomiscan is the check I wish my father had.”
- Founded
- 2024
- Based in
- Bhubaneswar, Odisha
- Land records searched
- 20M+
- Districts covered
- All 30 in Odisha
Why Bhoomiscan exists
How my father lost the road to his own plot
This happened to my family in Bhubaneswar, and it is the reason I started Bhoomiscan.
- What we were told:
In 2022, a land broker in Bhubaneswar sold my father a plot. It came with a road, we were told, and so did every plot around it.
What the records would have shown, Layout mapA road drawn on a broker’s map is not a record. A strip of land is a public road only when its Record of Rights says so.
- What we were told:
When we asked about the road, the broker showed us a Daanpatra: a gift deed saying the land under it had been given to the government for public use.
What the records would have shown, Encumbrance CertificateDoesn’t matchA real gift of land is registered, and a registered gift shows up on the land’s Encumbrance Certificate. The deed we were shown was forged.
- What we were told:
My father bought the plot on trust. No title verification was ever done.
What the records would have shown, Title verificationNever doneA proper title verification checks the land under the road as well as the plot, because a sale deed cannot give you a right of way over land the seller never owned.
- What we were told:
When it was time to build, the broker had disappeared. The road was private land. Its owner would not let us, or any of the other plot owners, use it, and is now demanding a huge sum for access.
What the records would have shown, Record of RightsDoesn’t matchThe strip was private when my father bought his plot. Its Record of Rights would have told us so.
The truth was on record before my father paid. We never knew to look.
Now you do.
- A title verification typically costs
- ₹10,000–15,000
- Protecting land worth
- ₹1–1.5 crore
That is about a tenth of one percent of the price: one of the smallest costs of buying land, and the one that protects all the others.
From the founder
No family should lose its land to a paper nobody checked.
That road became the turning point of my life.
What stayed with me was not only what we lost. It was that nothing had been hidden. Who owned that strip of land was written in its Record of Rights. A genuine gift deed would have been on the Encumbrance Certificate. Everything my father needed to know was public. It sat in different offices and portals, much of it in Odia, and nobody had ever told us to read it together.
So I made a promise: I would do everything I could so that no other family is cheated the way mine was. I started Bhoomiscan from college, at KIIT University in Bhubaneswar, to keep it.
Today Bhoomiscan reads those records for anyone about to put money into land, and shows the page every answer came from.
If you ever find something we got wrong, write to us at contact@bhoomiscan.in.
And if you are about to buy land, get a title verification first. It is the one thing I wish we had done.
Subhrajeet PattnaikFounder, Bhoomiscan
Beyond one family
From one family to every land deal in India
A forged deed rarely stops at one family. The same paper can be sold again, or pledged to a lender as collateral. When every sale and every loan is checked against the record first, forgery stops paying, and land dealings become transparent.
Banks and NBFCs
A loan against land is only as safe as the title behind it. Credit teams see the borrower’s complete holding, the charges registered on it and any litigation before sanction, so sound loans move faster and a doubtful title is flagged before money is lent against it.
Developers and builders
Before land is pooled for a project, every parcel’s ownership, encumbrances and court history is checked, so one bad title is found before it can stall a whole site.
Families and advocates
Buyers see what the record says before they sign. Advocates read a whole file with every finding cited to its page, and sign an opinion when a decision needs one.
It starts in Odisha, where we already search more than 20 million land records across all 30 districts. It is built to reach every state.
What you can hold us to
Every finding shows its source.
We read the Record of Rights, the Encumbrance Certificate, registered deeds and court records. Each finding names the document and the page it came from, so you or your advocate can check it.
When we can’t tell, we say so.
A missing page, an unreadable entry or a name that doesn’t quite match is reported as exactly that. We don’t fill a gap with a guess.
Software reads. Advocates sign.
Our reports are analysis, not legal opinions. When you need an opinion you can rely on, an empanelled advocate examines the title and signs it.
Your documents stay yours.
Files are processed on encrypted infrastructure, kept in your own workspace and never used to train AI models. Personal data is handled under India’s DPDP Act, 2023.
The people behind your report
Arpita Acharya
Head of Communications
Speaks for Bhoomiscan to the press, partners and the public, and holds everything we say about land records to the same standard as our reports.
Debrupsen Gupta
Chief Technology Officer
Leads engineering, and is building what comes next: satellite-based land measurement and encroachment detection, so a plot can be checked from above as well as on paper.
Anant Mohanty
Managing Editor, Title Research
Researches and checks our guides on chain of title, Sabik and Hal records and mutation, against IGR Odisha procedure and the Bhulekh portal.
Read his guidesCheck the record before you sign.
If you are unsure about a plot, or about us, write to us. We are based in Bhubaneswar, Odisha.