Bihar Bhumi: Jamabandi, Khatiyan and Dakhil-Kharij Online (2026 Guide)

At a glance

The table below lists the services that appear on the Bihar Bhumi home page, with the official sub-portals they link to.

Jamabandi and khatiyan: the two records

Bihar land records rest on two layers, and buyers often confuse them.

The Khatiyan (खतियान) is the survey record of rights prepared during a land survey and settlement operation. It lists, for each khata, the holder, the plots (khesra), their area and the type of land as recorded at the time of that survey. Many districts still rely on khatiyans from old surveys, and some older documents are written in the Kaithi script. Bihar Bhumi offers a Kaithi document translation service (कैथी दस्तावेज़ अनुवाद सेवा) for this reason. A special survey (विशेष सर्वेक्षण) is in progress through the Directorate of Land Records and Survey, which will produce fresh records over time.

The Jamabandi (जमाबंदी) is the running rent-roll kept at the circle (anchal) office, also called Register II (रजिस्टर-II / पंजी-2). Every time land changes hands and mutation is allowed, the jamabandi is updated to the new holder. It records the jamabandi number, the raiyat's name, the khata and plot numbers, the area, and the land rent (lagan) due. The digitised version is what you see online.

In short: the khatiyan tells you what the land was and who held it at survey; the jamabandi tells you who holds it now in the government's books. A buyer needs both to trace how the seller came to hold the land. Our khasra and khatauni explainer covers the equivalent records in north India, and the dhur, kattha and dismil guide explains the local units you will see on Bihar records.

Step by step: view a jamabandi online

1. Open biharbhumi.bihar.gov.in and choose the option to view the jamabandi register (जमाबंदी पंजी देखें). It opens on emutation.bihar.gov.in.
2. Select the district (जिला), then the circle or anchal (अंचल), then the halka (हल्का), then the mauza (मौजा). All four are required.
3. Pick a search mode. The page offers search by raiyat name, plot number, khata number, jamabandi number, computerised jamabandi number, or a list of all Register II entries by name.
4. Enter the details and the security code, then search.
5. Open the matching entry and read the holder's name, father's or husband's name, khata and plot numbers, area and rent details. Save or print the page.
6. Note the jamabandi number. You will need it for rent receipts, LPC and later for mutation.

The portal also offers the jamabandi view in other Indian languages, which helps buyers who do not read Hindi.

Dakhil-kharij (mutation) online

Dakhil-kharij (दाखिल-खारिज) is Bihar's term for mutation: entering the buyer's name in the jamabandi and removing the seller's. It is governed by the Bihar Land Mutation Act, 2011. Under that Act the circle officer is the mutation authority. Petitions for mutation are to be filed within 90 days of acquiring an interest in the land (section 3). As enacted and amended in 2012, section 12 sets a disposal time of 21 working days where no objection is filed and 63 working days where objections are filed. An appeal against the circle officer's order lies to the Deputy Collector Land Reforms (DCLR) within 30 days (section 7). The Act was amended again in 2017 and 2021, so confirm the current time limits on the portal or at the circle office.

On Bihar Bhumi you can:

• apply for mutation online after a citizen login (ऑनलाइन दाखिल-खारिज आवेदन करें);
• check the status of a mutation application, including cases returned by the circle officer;
• file an objection to a mutation case through the same login;
• see the cause list of the circle officer's court.

The portal also hosts a form for mutation along with registration (निबन्धन के साथ दाखिल ख़ारिज का प्रपत्र). We could not confirm the current mutation fee or full document list; check the portal's help section or the circle office. Our general mutation and dakhil-kharij guide explains why mutation matters after any purchase.

LPC, Bhu Naksha and other services

Bihar Bhumi groups several related services under one roof:

• Land possession certificate (भूमि दखल कब्ज़ा प्रमाण पत्र, LPC): a certificate from the circle office stating the land held by a raiyat. You can apply online and track status. We could not confirm the fee or the service time; check on the portal.
• Bhu Naksha: bhunaksha.bihar.gov.in shows revenue (cadastral) maps by mauza so you can locate a plot number. Paper maps can also be ordered for door-step delivery through the Directorate of Land Records and Survey. See our Bhu Naksha guide.
• Bhu-Lagan: online payment of land rent at bhulagan.bihar.gov.in. A recent rent receipt in the seller's name is a useful sign that the jamabandi is active.
• Mortgaged land search: a facility to view land recorded as mortgaged (बंधक भूमि). It does not replace an encumbrance search at the registration office.
• Land use conversion: applications to change land use are handled on landconversion.bihar.gov.in.
• E-Mapi (ई-मापी): emapi.bihar.gov.in, the department's online land measurement (mapi) service, useful before fixing boundaries on the ground.
• Revenue court: case status and cause lists for revenue courts.

Fixing errors: Parimarjan Plus

Digitisation of old registers introduced errors: wrong names, missing plots, incorrect areas, or jamabandis that were never uploaded. Bihar's portal for correcting entries in the digitised jamabandi register is Parimarjan Plus (परिमार्जन प्लस). You can file an application, track it, and see whether the circle officer has returned it for defects.

If a seller's jamabandi has an error, ask them to get it corrected through Parimarjan Plus before you register. Buying land whose online entry does not match the deed makes your own mutation harder. Our page on how to correct errors in online land records covers the general approach.

What to check before you rely on it

• Seller on the jamabandi: the seller's name should appear on the current jamabandi for the plots being sold. If the land is still in a deceased parent's name, ask how the heirs will complete mutation first.
• Area match: compare the area on the jamabandi, the khatiyan and the draft deed, converting decimals, katthas or dhurs consistently.
• Pending mutation or objection: check mutation status for the plot and look for any open revenue court case.
• Old khatiyan: trace how the land moved from the khatiyan holder to the seller through registered deeds and mutations. Read our 30-year chain of title guide.
• Government or restricted land: confirm the land type on the khatiyan; land recorded as government land cannot be bought privately.
• Online is not the final word: online entries can lag behind the circle office. Get a certified copy where a decision depends on it, and confirm the position with a local advocate.

Frequently Asked Questions

Sources

• Revenue and Land Reforms Department, Bihar: Bihar Bhumi portal
• Bihar Bhumi: View Jamabandi Register (Register II)
• Revenue and Land Reforms Department, Bihar: Parimarjan Plus
• Government of Bihar: Bhu Naksha revenue map portal
• Directorate of Land Records and Survey, Bihar
• Bihar Land Mutation Act, 2011 (Bihar Act 23 of 2011), act text