What if the property description in the auction notice does not match the sale deed?

Ask the Authorised Officer in writing which description the bank relies on before paying the EMD. A typing error with everything else correct has been held not to undo a sale; a different survey number or extent needs an explanation and an advocate’s view.

Can a wrong door number in a bank auction notice cancel the sale?

Not by itself. The Supreme Court held a wrong door number immaterial where boundaries, measurements and survey details were correct and no one was misled (Supreme Court, 16 Nov 2022, Civil Appeal 8470 of 2022).

The extent in the Khata differs from the deed. Is that a problem?

It needs explaining. Municipal and registration records are kept separately and can differ, but the difference should be traced to a cause, such as a road widening or a re-survey, before you bid.

Can a mistake in the sale certificate be corrected?

It can be raised with the bank for correction; in the Supreme Court case above, the description was later put right by a rectification deed. Ask for the correction in writing as soon as you see it.

Does the six-point check catch a schedule mismatch?

Points 4 and 5 compare the notice with the EC, the deed and the municipal record. They do not measure the land; that is a site and boundary check in a full due-diligence review.

Red Flag Files

Red Flag File: The Schedule That Described a Different Plot

Auction Dunia · Law and portal facts checked as of 17 October 2026 · 7 min read

The short answer

The schedule in a SARFAESI sale notice is the bank’s description of what it is selling, and it should match the title deed, the encumbrance certificate and the municipal record. The Supreme Court has held that a typing error in a door number did not undo a sale where the boundaries, measurements and survey details were right and no one was misled. A mismatch that changes which land is sold, or how much of it, is a different matter, and should be found before the EMD is paid.

Key points

The pattern: the survey number, door number, extent or boundaries in the notice differ from the title deed, the EC or the Khata.
The bank’s published terms must describe the property and the encumbrances known to it (Rule 8(7)(a)); a document presented for registration must describe the property well enough to identify it (Registration Act s.21(1)).
An immaterial typing error did not vitiate a sale where the rest of the description was correct and no prejudice was shown (Supreme Court, 16 Nov 2022, Civil Appeal 8470 of 2022).
Those cases turned on there being no doubt about which property was sold. They do not cover a schedule that points to different land or a different extent.
Six-point check points 4 (schedule-to-EC mapping) and 5 (municipal record) read the records side by side; what is on the ground is measured in a full due-diligence review.

The pattern

An illustrative type, not a property

A composite drawn from the law and reported judgments, not from any one sale. An independent house on a plot in a city layout, offered at a SARFAESI e-auction, with the bank in symbolic possession. The notice schedule gives a survey number, a door number, an extent and four boundaries. The title deed gives a slightly different extent, the municipal record carries a newer door number, and an EC searched on the notice’s survey number shows transactions for a neighbouring plot.

Any one of these can be harmless. Property numbers change when land is sub-divided or a ward is renumbered, and a schedule copied across several documents can pick up a typing slip. The question in every case is the same: read as a whole, does the description point to one piece of land, the one that was mortgaged?

How it shows in the papers

Record	What to compare	Karnataka	Telangana
Sale notice and terms of sale	Survey or sub-division number, door or municipal number, extent, the four boundaries; for a flat, the unit, floor and undivided share	Appendix IV-A notice and the bank’s website terms	Appendix IV-A notice and the bank’s website terms
Title deed and the chain	The same items, as the owner acquired them	Sale deed and earlier deeds	Sale deed and earlier deeds
Encumbrance certificate	Whether the entries found are for this property, and whether a search on old and new numbers agrees	Kaveri 2.0, Stamps and Registration	IGRS Telangana, Registration and Stamps
Municipal record	Assessment number, extent and owner’s name	e-Khata on e-Aasthi (GBA city corporations)	Property tax record and PTIN (GHMC and the successor corporations)

A survey or sub-division number that differs between the notice and the deed.
An extent that differs between the deed, the notice and the municipal record by more than rounding.
Boundaries that name different neighbours or roads, or that do not close around one plot.
A door or assessment number that does not exist, or belongs to another property.

How to run the EC itself, including the reported pre-2004 gap in Karnataka’s online search, is in our guide to the 30-year EC. What a Khata or PTIN proves, and what it does not, is in Khata is not title.

The rule

1
The bank’s description
The detailed terms of sale uploaded on the bank’s website must include the description of the property to be sold, with the encumbrances known to the bank.
Rule 8(7)(a)
2
The sale certificate
On confirmation and payment, the Authorised Officer issues a certificate of sale of the property in the prescribed form.
Rule 9(6)
3
Registration
A document relating to immovable property is accepted for registration only if it describes the property sufficiently to identify it; land is described by its location, extent, the properties it abuts and, where practicable, a government survey.
Registration Act s.21(1), (3)

Read together, the description in the notice is what the bank offers, what the certificate conveys, and what later records are made against. A difference that starts in the notice tends to travel.

What the courts have said

A door number with one digit wrong, carried through the bank’s notices, did not vitiate the sale. The boundaries, measurements, ward, block and survey details were correct, no property with the wrong number existed nearby, bidders were not misled, and no prejudice to the price was shown. The Court also said the bank must cross-check the description from the first demand notice onward. The High Court’s order setting the sale aside was reversed, and the description had been corrected afterwards by a rectification deed (Supreme Court, 16 Nov 2022, Civil Appeal 8470 of 2022).
A notice describing the location, the survey and plot numbers, the extent and the boundaries was held to be a sufficient description, and the objection to it was rejected (Madras High Court, 29 Oct 2025, C.R.P. No. 5237 of 2025).

Neither decision says a mismatch can be ignored. Both rest on the description, read as a whole, leaving no doubt about which land was sold. Where the schedule itself points to different land, or to a materially different extent, that reasoning does not carry over, and the question becomes what was mortgaged and what the buyer actually acquired. That is a question for an advocate on the documents.

Where a check catches it

Point 4 of the six-point check, schedule-to-EC mapping, sets the notice schedule against the EC and the deed. This is where a different survey number, extent or boundary usually surfaces.
Point 5, the municipal property record, compares the notice with the e-Khata in Bengaluru or the property tax record in Hyderabad, which is where a renumbered door or a different assessed extent shows.
The six points read records. They do not measure the land. Whether the boundaries on paper match the plot on the ground is a site and boundary check, done as part of a full due-diligence review, with the survey sketch where one exists.

What the buyer can still do

Before the EMD: lay the four descriptions side by side, item by item. Run the EC on the old and new numbers if the property has been renumbered.
If they differ: ask the Authorised Officer in writing which description the bank relies on and whether it matches the mortgage documents. A typing slip can be corrected by the bank; a difference in extent or survey number needs an explanation in writing before you bid.
If it cannot be explained: the safer course is not to bid. An EMD not yet paid costs nothing to keep.
After the win: read the draft sale certificate’s schedule before it issues and ask, in writing, for any correction. Take the corrected description through registration or filing, and into the e-Khata or mutation, so every record says the same thing.

What the auction route cannot promise

A matching set of records is not a guarantee about the ground; only a site and boundary check measures what is there.
Whether a particular mismatch is immaterial depends on the documents and the facts; the cases above do not decide it for any other property.
This file describes a pattern, not a property. It is not legal advice on any specific transaction, and nothing here refers to a property listed on Auction Dunia.

Questions buyers ask

Sources

Statutes, rules and judgments first. Checked as of 17 October 2026; the law and portal practice change, so confirm against the source before relying on a detail.

RulesSecurity Interest (Enforcement) Rules, 2002 — Rule 8(7)
RulesSecurity Interest (Enforcement) Rules, 2002 — Rule 9(6)
StatuteRegistration Act, 1908 — s.21 (description of property)
JudgmentSupreme Court, 16 Nov 2022, Civil Appeal 8470 of 2022
JudgmentMadras High Court, 29 Oct 2025, C.R.P. No. 5237 of 2025
Official portalKaveri Online Services, Department of Stamps and Registration, Karnataka
Official portalIGRS Telangana — encumbrance search
Official portale-Aasthi — Bengaluru e-Khata portal

This guide explains the law and the process in general terms. It is not advice on any specific property; that belongs in a due diligence report on the property itself.

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