Bihar Bhumi: Jamabandi, Khatiyan and Dakhil Kharij Online
Bihar Bhumi (biharbhumi.bihar.gov.in) shows the jamabandi, the live Register II account of who holds a plot, and the old survey khatiyan, and it handles dakhil kharij (mutation), LPC and corrections online. Search by district, circle, mauza and khata, khesra or name. An undisputed mutation should be decided within 35 working days; one with objections within 75.
Key takeaways
- The khatiyan is the survey record, fixed at the last survey. The jamabandi is the current account, updated with every mutation. A buyer needs both.
- Since the Supreme Court's Samiullah ruling of 7 November 2025, a deed can be registered even if the seller's jamabandi isn't updated. That makes your own check more important, not less.
- Dakhil kharij is applied for online and appealed to the DCLR within 30 days of the circle officer's order.
- Parimarjan Plus fixes errors in the digitised jamabandi, including blank khata, khesra or area fields and jamabandis that were never digitised.
- The statewide special survey is due to finish by December 2026 and will replace the khatiyan in surveyed villages. Buy with that in mind.
Bihar's land records and how they fit together
| Record | What it is | Where you get it | Cost |
|---|---|---|---|
| Khatiyan (CS or RS) | Record of rights from the cadastral (British-era) or revisional survey; frozen since | Bihar Bhumi, by khata, khesra or name | Free to view |
| Jamabandi (Register II) | The live account of current holders, updated after each approved mutation | Bihar Bhumi, "view Register II" | Free to view |
| Revenue map | The mauza's cadastral sheet with khesra numbers | bhunaksha.bihar.gov.in; printed sheets by post | Free online; Rs 150 per sheet, Rs 285 delivered for one sheet |
| LPC | Land possession certificate from the circle office | Bihar Bhumi or RTPS, online | No fee reported |
| Lagan rasid | Receipt for land rent paid on the jamabandi | bhulagan.bihar.gov.in | The rent due |
| Dakhil kharij order | The circle officer's order putting the buyer on the jamabandi | Online application; status on Bihar Bhumi | No application fee reported |
Bihar calls the plot number the khesra, and it works the same way as a khasra elsewhere; our khasra number explainer covers the idea.
Checking a jamabandi on Bihar Bhumi
- Open biharbhumi.bihar.gov.in and choose the option to view your account (apna khata) or Register II.
- Select district, circle (anchal), halka and mauza. Bihar's village unit is the mauza, and a halka is the patch looked after by one revenue karmchari.
- Search by khata number, khesra number, the holder's name, or the jamabandi's volume and page number if you have an old rent receipt.
- Open the Register II page. Check the raiyat's name and father's name, each khata and khesra, the area, the boundaries (chauhaddi) and the rent demand and payments.
Then check bhulagan.bihar.gov.in: the same jamabandi should show rent paid to date. A seller without a current lagan rasid is behind on rent or not the person on the account.
The old khatiyan, and why it still matters
The CS khatiyan dates from the British-era cadastral survey; the RS khatiyan, from the revisional survey, governs most parcels today. Both are frozen at who held the land when the survey ended, often generations ago.
That gap is where Bihar disputes live. Land recorded in a great-grandfather's name has passed down several branches of a family, often without a registered partition or a mutation. The seller may be one heir among many. Read the khatiyan, then trace the family forward: the vanshavali (family tree) filed in the special survey, a legal heir certificate, and every registered deed since. If the jamabandi still stands in an ancestor's name, every living heir has a claim until a partition or a relinquishment says otherwise.
Dakhil kharij: getting your name on the jamabandi
Mutation runs under the Bihar Land Mutation Act, 2011. Apply online on Bihar Bhumi with khata and khesra details, the registered deed and ID, and track the case by case number, deed number or plot. Reports say registration offices now pass deed data to the circle so a case can open by itself; check that yours has.
After an amendment to the rules, the circle officer is to decide an undisputed case within 35 working days, up from 18, and a case with objections within 75, up from 60. The Act as first passed set even shorter limits, and districts often run late: Patna's collector has publicly warned circle officers over cases pending beyond 75 days. Appeal a rejection to the Deputy Collector Land Reforms (DCLR) within 30 days of the order.
What Samiullah changed
In 2019 Bihar amended rule 19 of its Registration Rules so that sub-registrars could refuse a sale or gift deed unless the seller proved a jamabandi (rural) or holding (urban) in his own name. The Patna High Court upheld it in 2024. On 7 November 2025, in Samiullah v State of Bihar, the Supreme Court quashed those sub-rules as beyond the registration law: registration concerns documents, not title, and mutation doesn't confer ownership. Heirs whose names were never mutated can now sell. The flip side for a buyer is that the registry no longer screens for it, so you must.
Worked example: a plot where the jamabandi is still in the grandfather's name
Near Bihta, a seller offers 10 decimal (10 × 435.6 = 4,356 sq ft) for Rs 25 lakh. The minimum value register (MVR) puts it at Rs 22 lakh, so duty is charged on the higher Rs 25 lakh. At 6% duty and a 2% registration fee, the rates most sources give when a man buys from a man, you pay:
- Stamp duty: Rs 25,00,000 × 6% = Rs 1,50,000.
- Registration fee: Rs 25,00,000 × 2% = Rs 50,000.
- Total: Rs 2,00,000 on top of the price.
Bihar Bhumi shows the jamabandi in the seller's late grandfather's name, and the vanshavali lists five grandchildren. The deed will register. But at dakhil kharij the other four heirs can object, the case moves to the 75-day track or beyond, and if they prove their shares you hold a fifth of the land for the full Rs 27 lakh you spent. The fix is to have all heirs sign, or to have the family's partition registered and mutated first. Rates change with the buyer's and seller's gender; see our Bihar stamp duty guide, as sources describe those variations differently.
LPC, maps and rent receipts
The land possession certificate (LPC) is the circle office's statement of what the seller holds, and banks ask for it on farm loans. Apply on Bihar Bhumi or RTPS; guides put the turnaround at 15 to 45 working days. It has no fixed validity, but banks often want one under six months old.
Maps are free to view on Bhu Naksha: choose district, subdivision, circle, mauza and sheet, then click the khesra. For a printed sheet, the Directorate of Land Records and Survey sells revenue maps at Rs 150 a sheet and delivers by speed post; one sheet costs Rs 285 online including the container and postage.
Fixing the record: Parimarjan Plus
When the state digitised its jamabandis, many came through with errors: wrong names, a khesra or area shown as zero or blank, missing boundaries, or whole jamabandis left out. Parimarjan Plus takes online applications for two things: correcting a digitised jamabandi (name, address, khata, khesra, chauhaddi, area, rent) and digitising a missing one. Attach the khatiyan, deeds and rent receipts that prove the right entry. Guides say simple corrections finish in two to three weeks. Don't buy until the correction shows on Register II.
The special survey: what it means for a buyer
Bihar is resurveying the state under the Bihar Special Survey and Settlement Act, 2011, with fresh maps and a new record of rights to replace the old khatiyan. Landholders were asked to upload self-declarations and a vanshavali. In March 2025 the revenue minister told the Assembly that the deadline had moved from July 2026 to December 2026.
In each village the survey team prepares a khanapuri parcha for every raiyat (Form 7) and land possession maps. Objections to them are filed within 15 days in Form 8, and the draft record of rights is then published at the camp office for public inspection. If you are buying in a village under survey, ask for the parcha and map issued to the seller, check whether anyone has objected, and time the purchase so your name reaches the draft record. Buying after the draft is published, and before it is final, means pursuing a correction in a record that was built without you.
See also our Patna market study, mutation guide and land records hub.
Frequently asked questions
What is the difference between khatiyan and jamabandi in Bihar?
The khatiyan is the record of rights prepared at the last survey, CS or RS, and it hasn't changed since. The jamabandi, in Register II, is the running account of who holds the land now, updated each time a mutation is approved. Read the khatiyan for the land's origin and the jamabandi for the present holder.
How long does dakhil kharij take in Bihar?
Under the amended rules, the circle officer should decide an undisputed case within 35 working days and a case with objections within 75. Many circles take longer, and district officials have pulled up officers over delays. Track your case online, and appeal to the DCLR within 30 days if it is rejected.
Can land be registered in Bihar if the jamabandi is not in the seller's name?
Yes. The Supreme Court quashed the 2019 rule that made jamabandi or holding proof a condition for registration, in Samiullah v State of Bihar on 7 November 2025. The deed will register, but other heirs can still object when you apply for mutation, so trace the family and get every heir's signature first.
How do I correct a wrong name or area in my Bihar jamabandi?
Apply on Parimarjan Plus, choosing correction of the digitised jamabandi, and attach the khatiyan, registered deeds and rent receipts that show the right entry. If your jamabandi is missing from the online register altogether, choose the option to digitise a missing jamabandi instead.
Where can I get my land map in Bihar?
View it free on Bhu Naksha Bihar by selecting district, subdivision, circle, mauza and sheet, then clicking the khesra. For a printed sheet, order from the Directorate of Land Records and Survey: Rs 150 per sheet, and Rs 285 for one sheet delivered by speed post.
If you're considering land anywhere in Bihar and want the khatiyan and jamabandi read against each other, Realty Hunting can help you check before you pay.
