Prem Parkash Yadav has 20+ years of hands-on experience with Patna land matters. Buying? Before you pay a token, he checks the khatiyan, jamabandi, dakhil-kharij, map and registry with you. Selling? He helps you fix the papers, set a fair price and take bayana safely — in plain Hindi or English.
Before you pay a token, get the khatiyan, jamabandi and map checked. First advice is free.
WhatsApp the khata/khesra number, the location or a photo of the papers.
Prem ji tells you what looks fine and what to check or fix first. No charge.
Want a full check or help with the whole deal? You get the fee in writing before any work starts.
Papers checked, a fair price, the registry, and help with dakhil-kharij after it.
Pick a topic: each one opens plain-language guides written for Patna, checked against official Bihar sources.
Check khatiyan, jamabandi, LPC and bhu-naksha online
8 guidesPlot and flat checklists, kattha and dhur, RERA
3 guidesSell land or a house: papers, price, bayana, tax
6 guidesGet your name into the land record after buying
1 guide7% stamp duty, 2% fee, MVR and registry day
2 guidesGreen belt, zones, Patliputra township villages
4 guidesAncestral land partition, fraud and disputes
2 guidesBuying in Patna while living outside Bihar
1 guideAsk Prem ji your question directly on WhatsApp.
WhatsApp Prem jiPrem ji goes through the khatiyan, jamabandi, deeds, loans and cases, map and RERA with you, and tells you what to fix before you pay.
Learn more First talk freeHelp with the whole deal: the right property or buyer, a fair price, clean papers and the registry. Fixed fee, in writing.
Learn more Fee quoted upfrontSale deed checks, stamp duty and MVR worked out in advance, and support on registry day.
Learn moreNew guides every week on land papers, registry costs, selling and the Patna master plan.
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Prem ji has served 36+ years in the Indian Air Force, and alongside that he has 20+ years of hands-on experience with land in Patna. It began in 2005 with finding land for his own family; since then he has traced ownership, read old khatiyan and sat with relatives and friends at the anchal office and registry. PP Properties is his advice, written down and available to everyone.
A seller offered undivided family land, claiming it was in his wife's name, and brought a woman to sign. The name on her Aadhaar was close to the record — but the father's name did not match. Questions to people living around the land confirmed she was an impostor and that the land was under dispute.
✓ Buyer walked away before paying a single rupee.
A buyer had already paid ₹7 lakh for a plot with a fresh boundary wall. On the site visit, Prem ji brought his own amin and measured it against the official map. The plot turned out to be government land.
✓ Fraud exposed and the ₹7 lakh returned to the buyer.
A distant descendant from an old family line registered already-sold land a second time, and the owner's dakhil-kharij got stuck. Using the khatiyan, the original registry and the vanshawali, Prem ji pursued the case through the anchal office, DCLR office and the court.
✓ Mutation cleared in the rightful owner's name.
Names withheld to protect the families involved.
Most land frauds in Patna fail one of these checks. Each step links to a full guide.
Get these right and the registry, the buyer's dakhil-kharij and your tax all go smoothly. Each step links to a full guide.
Two calculators every Patna buyer needs, with Patna land units and the 2026 Bihar registry rates.
Enter kattha and dhur, get sq ft. Patna values.
Stamp duty + registration fee on a sale deed.
Since the 18 June 2026 notification, stamp duty on a sale deed in Bihar is 7%, plus a 2% registration fee: 9% in all (8.5% when a man sells to a woman). Both are charged on the deal value or the MVR (government minimum value), whichever is higher.
If you held the land for more than 24 months, the gain is long-term and taxed at 12.5%; resident individuals and HUFs who bought before 23 July 2024 pay 20% with indexation instead if that is lower. Cess (and surcharge on high incomes) is added. Agricultural land outside municipal limits and the belt around them (8 km for Patna Municipal Corporation) is not a capital asset, so there is no capital gains tax on it. Buying a new house, or NHAI/REC bonds within 6 months (up to ₹50 lakh), can save the tax.
Only by bank transfer or account-payee cheque, from the buyer's own account. Taking ₹20,000 or more in cash for a property deal is barred, and the penalty, equal to the amount, falls on you. Sign a written agreement with every co-sharer: price, payment dates, registry deadline and what happens to the bayana if either side backs out. Don't hand over possession or original papers until full payment.
In Patna, 1 kattha is about 1,361 sq ft, and 1 kattha = 20 dhur, so 1 dhur is about 68 sq ft. Always go by the area written in your deed and the khatiyan.
Jamabandi is on the Bihar Bhumi portal (biharbhumi.bihar.gov.in): choose district, anchal (circle), halka and mauza, then search by khata, khesra or name. Scanned khatiyan copies are on the Bhu-Abhilekh portal (bhuabhilekh.bihar.gov.in). Our step-by-step guide shows each screen.
Only under strict conditions. In the Urban Agriculture zone of the Patna Master Plan 2031 a house may cover at most 20% of the plot and be at most 7 m tall; in the Conservation zone plotted housing is not allowed. Check the zone of the exact plot before paying.
Yes. Send your question or the plot details on WhatsApp and Prem ji will tell you what to check first. Paid work, like a full property check or help with a whole deal, starts only after you get the fee in writing.
Send the khata/khesra number, the location or a photo of the papers on WhatsApp. Prem ji will tell you what to check or fix first.
