Bihar Land Records 2026: The Complete Bihar Bhumi Guide

If you own or want to buy land in Bihar, four government portals hold every record you need. Bihar Bhumi (biharbhumi.bihar.gov.in) is the master site from the Revenue & Land Reforms Department — it holds your Jamabandi Panji (Register-II), Apna Khata / Khatiyan, Dakhil Kharij (mutation), LPC, and online Lagaan payment. Registered sale deeds (kewala) are searched separately on Bhumijankari. Plot maps live on Bhu-Naksha, and the once-in-a-century Special Survey runs through the DLRS flow. This guide walks you through each, in order.

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The Bihar land-record portal map: which portal does what

Bihar deliberately splits its land data across systems. Knowing which portal answers which question saves hours of "No record found" frustration.

Portal	What it gives you	Use it for
Bihar Bhumi (biharbhumi.bihar.gov.in)	Jamabandi Panji (Register-II / RoR), Apna Khata / Khatiyan, Dakhil Kharij apply + status, LPC, Lagaan (rasid), Parimarjan	Your right-of-record, mutation, rent
Bhumijankari (bhumijankari.bihar.gov.in)	Registered deed search — sale deeds (kewala), gift, mortgage, etc.	Confirming a registered transaction actually happened
Bhu-Naksha Bihar	Cadastral plot map by khesra number	Seeing the plot's shape, location, and neighbours
DLRS / Special Survey	Vishesh Sarvekshan self-declaration, draft khatiyan, objections	The 2024–26 re-survey filings

The trap most people fall into: a parcel can show clean on Bihar Bhumi's Jamabandi but have a problematic deed history on Bhumijankari — or vice versa. A real title check reads all four, not one.

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How to check Jamabandi Panji (Register-II) by name

The Jamabandi Panji is Bihar's Record of Rights (RoR) — it states who the raiyat (tenant-holder) is, the khata/khesra, the area, and the lagaan (rent) assessed. "Register-II" is the same document; that's its administrative name.

On Bihar Bhumi, open "View Jamabandi" and drill down geographically:

1. District (Zila) — e.g. Patna, Gaya, Muzaffarpur.
2. Anchal (Circle/Block) — the revenue circle.
3. Halka — the patwari/karmchari sub-unit.
4. Mauja (village) — the revenue village.
5. Then search by one of: raiyat name, khata number, khesra (plot) number, Jamabandi number, or Register-II account number.

Searching by name is the most common Hinglish query ("jamabandi by name"). It works, but names in old records carry spelling variants and father's-name suffixes, so try multiple spellings and cross-check the khesra. Once you find the entry, you can view the full Jamabandi and the rent/payment status. Treat the on-screen RoR as a reference copy — for a transaction, get the certified copy from the Anchal office or a portal-issued certified output where available.

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Apna Khata / Khatiyan: CS vs RS Khatian — the #1 title-chain risk

Khatiyan is the survey record of rights — the foundational document that ties a person to a plot. Bihar's khatiyan exists in layers from different survey eras, and the gaps between those layers are where titles quietly break.

• CS Khatian (Cadastral Survey, roughly 1910s–1920s) — the original British-era survey. The oldest reliable root of title for most Bihar land.
• RS Khatian (Revisional Survey) — a later re-survey meant to update CS records for partitions, transfers, and corrections.

Here's the problem, and it mirrors Odisha's Sabak-to-Hal issue exactly: the RS Khatian doesn't always reconcile cleanly with the CS Khatian. A plot's area, holder, or khata can differ between the two; an intermediate transfer may appear in one and not the other; or the RS may simply never have updated a particular plot. When a buyer relies on a tidy RS entry without tracing it back to CS, an unrecorded claimant or an old partition can resurface years later.

On top of the CS↔RS gap sits a second drift: Jamabandi (Register-II) vs Dakhil Kharij (mutation). The Jamabandi may still name an old holder while a mutation record shows a newer one, or the mutation may have stalled — so the "current owner" differs depending on which record you read.

A genuine title check therefore traces the full chain: CS Khatian → RS Khatian → registered deeds (kewala) → current Jamabandi → mutation. Any unexplained break in that sequence is a red flag, not a clerical nuisance.

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Dakhil Kharij (mutation): check status and apply

Dakhil Kharij is mutation — updating the Jamabandi to record a new owner after a sale, inheritance, or gift. Without it, you may hold a registered deed but still not be the recorded raiyat, and the seller's name stays on the rent record.

On Bihar Bhumi:

• Apply: open "Dakhil Kharij Aavedan", register/log in, fill the applicant and plot details (district → anchal → mauja → khata/khesra), and upload the sale deed and supporting documents.
• Check status: use "Dakhil Kharij Status" with your case/application number to see whether it's pending, objected, approved, or rejected at the Circle Officer (CO) level.

Processing time varies by circle and case load — straightforward cases can clear in a few weeks, but disputed or document-deficient cases take longer and may go through hearings. Always confirm the mutation is approved and reflected in the Jamabandi before you treat a purchase as complete. A registered kewala without a completed Dakhil Kharij is a half-finished transfer.

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Bhu-Naksha: download the plot map by khesra number

Bhu-Naksha Bihar is the cadastral map portal. It shows the actual geometry of a khesra (plot) and its neighbours — essential for confirming that the land described on paper is the land on the ground.

Steps are geographic, the same as Jamabandi: select District → Anchal/Sub-division → Mauja, then either click the plot on the map or enter the khesra number. The panel shows the plot's area and details, and most maps let you generate a plot report / map sheet you can download or print.

Use Bhu-Naksha to sanity-check shape and location, spot whether a plot abuts a road, drain, or government land, and confirm the khesra you're buying matches the khesra in the deed. It is a planning and verification aid — boundaries on the ground are ultimately settled by the amin's physical demarcation, not the screen.

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LPC, Lagaan (rasid) and Parimarjan: the supporting records

Three more Bihar Bhumi services round out a clean file:

• LPC (Land Possession Certificate): an official certificate that you possess and are recorded for a holding. Often required for bank loans, government schemes, and as supporting proof of current holding. Apply and track it under the LPC section.
• Lagaan / Rasid (online rent): pay your annual land lagaan online and download the rasid (receipt). A continuous, up-to-date lagaan record is strong corroborating evidence of possession and recognised holding — gaps invite questions.
• Parimarjan: the online RoR-correction service. If your Jamabandi has a typo, a wrong area, a missing mutation link, or a digitisation error, Parimarjan is the route to fix it without a full court process. There is also a Parimarjan Plus track for certain corrections — check which applies to your case on the portal.

Together, LPC + a clean lagaan/rasid trail + a corrected Jamabandi make a holding far easier to verify and finance.

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The Special Survey 2024–26: what every raiyat must do now

This is the time-sensitive part. Bihar is running its Special Survey (Vishesh Sarvekshan / Bihar Special Land Survey) — a once-in-a-century re-survey of every village, administered through the DLRS (Directorate of Land Records & Survey). Its purpose is to produce a fresh, accurate khatiyan and map for the whole state.

If you hold land in a notified village, you are generally expected to:

1. File a self-declaration of your holding — commonly Form-2 / Prapatra-2 — declaring khata, khesra, area, and how you acquired the land.
2. Submit supporting documents — your khatiyan, sale deed/kewala, genealogy (vanshavali) linking you to the recorded ancestor, lagaan rasid, and any partition or inheritance papers.
3. Cooperate with the amin's field measurement and attend camps when your village is taken up.
4. Watch for the draft (praroop) khatiyan and map, and file objections within the window if your entry is wrong.

Deadlines and stages vary district-by-district and village-by-village — survey rounds are notified per anchal, so check your own anchal's notified dates on the DLRS/survey portal or at the local survey camp rather than assuming a single statewide deadline. The survey has driven heavy portal traffic and frequent "Server Error" / "No record found" messages; if a page fails, retry off-peak.

Why this matters for buyers and sellers right now: a parcel mid-survey may have a draft entry under objection, or a mismatch between the old khatiyan and the new draft. Buying into an unresolved survey entry can mean inheriting someone else's objection. Always confirm the Special-Survey status of a plot before you transact.

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Before you BUY land in Bihar: the verification checklist

This is where most disputes are actually won or lost — before money changes hands. Run this checklist on any Bihar parcel:

1. Trace the full chain of title across CS → RS Khatian. Confirm the holder and area reconcile across both surveys, with every transfer accounted for. An unexplained CS↔RS gap is the single most common Bihar title break.
2. Match the deed to the record. The registered kewala on Bhumijankari must describe the same khata/khesra/mauja/area as the Jamabandi on Bihar Bhumi. Names, plot numbers, and area must agree.
3. Confirm Dakhil Kharij is complete for the seller's own acquisition — and that there's no pending or rejected mutation that contradicts the seller's claim to be the raiyat.
4. Check for encumbrances and double-sale. Search Bhumijankari for the parcel's deed history to catch a prior sale, mortgage, or the same plot sold to two buyers.
5. Verify Bhu-Naksha geometry matches the deed's khesra and area, and that the plot doesn't overlap road, drain, or government land.
6. Confirm Special-Survey status — is there a draft khatiyan under objection? An unresolved survey entry?
7. Lagaan and possession trail — a continuous rasid history under the seller corroborates genuine, undisputed possession.

This is exactly the chain BhoomiScan verifies. We read the RoR (Jamabandi/Khatiyan), the encumbrance-equivalent deed history, and the sale deed together, reconcile them across CS/RS and Jamabandi-vs-mutation, and flag breaks, encumbrances, and double-sale or fraud signals before you pay. Get the documents verified before you pay — a single broken link found in advance is far cheaper than a title suit afterwards.

For the legal frame: tenancy and record-of-rights questions in Bihar run under the Bihar Tenancy Act, 1885, and deed registration under the central Registration Act, 1908. Stamp duty and registration charges are state-notified and change periodically — confirm the current rate with the Registration Department or your sub-registrar before budgeting; don't rely on an old figure.

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Common portal errors and quick fixes

• "No record found": usually a wrong drill-down (anchal/halka/mauja mismatch) or an un-digitised village. Re-check each level, try searching by khesra instead of name, and try spelling variants. During the survey, some records are mid-migration — retry later.
• "Server Error" / page won't load: almost always peak-load (heaviest during survey filing windows). Retry early morning or late evening, and avoid month-end rush.
• Captcha keeps failing: refresh the captcha image, type exactly (case-sensitive), and switch browsers if it loops.
• Name search returns too much / nothing: old records carry spelling and father's-name variants; search by khata or khesra for a precise hit, then confirm the raiyat name on the entry.

When a portal output looks clean but you're about to commit real money, treat the screen as a starting point, not a clearance. Reconcile every record against the others — or have the full chain professionally verified first.

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