Dakhil-Kharij (Mutation) Online in Patna: Papers, Time, Status

Short answer: in Bihar, dakhil-kharij (land mutation) can be applied for only online, at biharbhumi.bihar.gov.in → "ऑनलाइन दाखिल-खारिज आवेदन करें" (apply for online mutation). There is no government fee. You should apply within 90 days of acquiring the land (for example, the registry date). Cases with no objection are to be decided within 35 working days, and cases with objections within 75 working days.

Many buyers in Patna assume the land is theirs once the sale deed is registered. But until mutation is done, the government's jamabandi still shows the old owner — the rent receipt is issued in their name, and selling or borrowing against the land later becomes difficult. This guide walks through that essential post-registry step.

What is dakhil-kharij, and why is it needed after registry?

Dakhil-kharij is the legal process that changes the owner in the government record (the jamabandi register): the buyer's name is entered ("dakhil") and the seller's area is removed ("kharij"). In the Revenue Department's own words, a sale by itself does not transfer ownership in revenue records; that needs mutation.

It is done by the Circle Officer (CO) under the Bihar Land Mutation Act, 2011 and the Bihar Land Mutation Rules, 2012. In Patna district, it is handled by the circle office where your land lies — Danapur, Phulwari, Sampatchak, Punpun, Bihta or Naubatpur, for example.

What documents are needed for dakhil-kharij?

If the seller is not the recorded jamabandi holder (say the land is in the grandfather's name and the grandson sold it), you must also attach the family tree, proof of the seller's relationship to the jamabandi holder and a consent letter from the other co-sharers. Keep each uploaded file under 2 MB.

Check this before applying (where most applications get stuck)

Online mutation is only possible when:

1. The seller's (or previous holder's) jamabandi is online, and
2. that jamabandi carries the same khata, khesra and enough area as your deed.

If not, the seller or previous holder must first get the jamabandi put online or corrected through Parimarjan Plus — only then can you apply. That is why the department advises: always buy from the recorded jamabandi holder, and check the online jamabandi before you buy. See how in our jamabandi, khatiyan and LPC online guide.

Combined (miljumla) area: if a deed records one lump area for several khesras, it cannot be mutated. According to the department, registration of such deeds is now barred. If you hold an older deed like this, have the circle amin measure the land through the e-Mapi portal so each khesra gets a separate area, then apply.

How to apply for dakhil-kharij online in Patna (step by step)

1. Open biharbhumi.bihar.gov.in and click "ऑनलाइन दाखिल-खारिज आवेदन करें".
2. Log in with your mobile number. Register first if you're a new user.
3. Choose district Patna and your circle, then click "नया दाखिल-खारिज आवेदन करें" (new mutation application).
4. Fill each section and click Save & Next:
   • Applicant details
   • Document details — mutation type (sale, succession, partition, will, court order, etc.), deed number and date
   • Buyer/heir/co-sharer — the person in whose name the new jamabandi will open ("add more" for several)
   • Seller/previous jamabandi holder — whose jamabandi the area comes out of
   • Land — halka, mauza, thana number, khata, khesra, area and boundaries (land in another mauza needs a separate application)
   • Upload all evidence as scans
5. Verify with the OTP sent to the buyer's mobile, check the preview and click Final Submit.
6. Download the acknowledgement — it carries a token number. Keep it safe.

Whose login should you use? You can apply yourself or through a service centre or third party. But the department's top advice is to apply from your own login, so that if the circle office flags a deficiency or schedules a hearing, you see it and can respond. This matters even more if you live outside Patna.

Mutation along with registry: the Bihar Bhumi portal also carries a "mutation with registration" form (Suo-Moto form), sent to the Circle Officer through the sub-registrar. On registry day, ask at the sub-registry office whether this form is being filed — and still track the status on the portal yourself.

What happens at the circle office after you apply?

How long does dakhil-kharij take?

These are the official limits. If your application is returned for a deficiency, the time spent fixing it is extra — so get the papers right the first time.

How to check dakhil-kharij status

• By token number (before a case number is given): "दाखिल ख़ारिज त्रुटि जांच" / Mutation Defect Check Status on Bihar Bhumi.
• Returned by the circle office? See the reason under "status of applications returned by the Circle Officer", then fix it or add papers from "Application Scrutiny Status" in your login and resubmit.
• By case number: "दाखिल-खारिज आवेदन स्थिति देखें" (view mutation status) — enter district, circle, case number and financial year.
• The Circle Officer court's cause list is also on the portal.

Any extra evidence the circle asks for is submitted from the same login you applied from.

Missed the 90-day window?

You can still apply, but with a delay condonation petition. The Circle Officer decides it on merit. The shorter the delay, the better.

What if someone is trying to mutate your land wrongly?

Say your brother sold ancestral land without a partition and the buyer has applied for mutation. You can:

1. Log in on Bihar Bhumi, open "दाखिल-खारिज वाद पर आपत्ति दर्ज करें" (file objection on a mutation case), find the case, write your objection, upload papers and submit. You'll be told the hearing date by SMS and a physical notice.
2. If your objection is upheld, the Circle Officer will not transfer the ownership.
3. To stay ahead, switch on SMS alerts for your khesras. The department says there is no provision to "lock" a jamabandi against mutation, but an alert can tell you at least 15 days before a mutation from it is decided.

Dakhil-kharij rejected? Where to appeal

A certified copy of the mutation case record can be obtained from the Bhu-Abhilekh portal once the case is disposed of.

What should you do? (our advice)

• Before the deal: confirm the seller's jamabandi is online, the khesra and area are complete, and the area is not miljumla. This greatly cuts the risk of your mutation getting stuck after registry.
• Right after registry: apply from your own login the same week; don't wait for the 90 days to run.
• After mutation: view your new jamabandi online, match name and area, pay rent in your own name and turn on SMS alerts.
• If someone asks for money to "get it done fast", remember the government fee is zero.
• The full plot checklist is in our Patna plot buying guide; to check the land's zone, see Patna Master Plan 2031 explained.

Dakhil-kharij in Patna: frequently asked questions

1. How do I apply for dakhil-kharij online in Bihar?

   Open "ऑनलाइन दाखिल-खारिज आवेदन करें" on biharbhumi.bihar.gov.in, log in with your mobile number, choose district and circle, fill in the new application, upload documents, verify with the buyer's OTP and click Final Submit. The acknowledgement carries a token number.

2. How long does dakhil-kharij take in Bihar?

   By rule, cases with no objection are to be decided within 35 working days of the application, and cases with objections within 75 working days.

3. What is the fee for dakhil-kharij?

   According to the Revenue and Land Reforms Department, dakhil-kharij is completely free.

4. Within how many days of registry should I apply for mutation?

   Within 90 days of acquiring the land. After that, you need to attach a delay condonation petition, which the Circle Officer decides.

5. How do I check dakhil-kharij status?

   With the token number under "Mutation Defect Check Status", and once you have a case number, under "दाखिल-खारिज आवेदन स्थिति देखें" by entering district, circle, case number and financial year.

6. The seller's jamabandi is not online. How can I get mutation done?

   The seller or previous jamabandi holder must first get the jamabandi put online or corrected through the Parimarjan Plus portal. Only then can your application go through.

7. My dakhil-kharij was rejected. What now?

   File an appeal with the Deputy Collector Land Reforms (DCLR) within 30 days of the order. After that comes revision before the Collector/Additional Collector, and then the Bihar Land Tribunal or civil court.

This article is based on information available on the Revenue and Land Reforms Department, Bihar portals up to 14 October 2026. Portals and rules can change — confirm with the circle office before making any decision.