Fix Land Papers Before Selling in Patna: Seller Checklist 2026

The six common gaps in Patna, and how to fix each

Most Patna sales that fall apart do so over papers, not price. A buyer who finds a gap after paying bayana walks out or demands a big discount.

Jamabandi not online or wrong: Parimarjan Plus

Bihar's jamabandi registers were typed in from handwritten registers in 2017-18. So mistakes in names, khata-khesra, area and rent are common, and some running jamabandis were missed. The fix for both is the Parimarjan Plus portal:

• Error in an entry (name, father's name, address, khata, khesra, area, boundary or rent): apply with evidence. The Circle Officer corrects it after inquiry.
• A running jamabandi missing online: apply to have it digitised.
• If it was entered under the wrong mauza, the department says to apply offline to the Circle Officer.

Keep your deed, khatiyan copy and old rent receipts ready as evidence. How to view the jamabandi: check jamabandi, khatiyan and LPC online. Your circle office number: Patna circle officer list.

Jamabandi in a dead parent's name: inheritance mutation first

This is the most common situation in Patna families. The land passed to the children, but the record still shows the father, mother or grandfather. Before selling:

1. Get the death certificate of the recorded holder.
2. Prepare a vanshavali of every living heir: sons, daughters, including married daughters, the widow, and the children of any heir who has died. How to make one: vanshavali guide.
3. Apply for inheritance mutation on Bihar Bhumi. It is free.

The Revenue Department's special survey FAQ notes that son, daughter and mother get equal shares as Class I heirs. Leaving a daughter out of the vanshavali most often brings an objection, and a stalled sale, later.

Joint family land: who must sign?

If several heirs share the land, you can sell only your own share. A buyer who pays for the whole plot needs every co-sharer on board. Three clean routes:

Full process: partition of ancestral land in Patna.

Bought the land yourself? Is your own mutation done?

Many Patna sellers bought a plot 10–15 years ago and never did their own dakhil-kharij. Then the jamabandi still sits in the old owner's name, and your buyer cannot mutate from you. Apply for your mutation now, with your registered deed; it is free. More than 90 days since your purchase? Attach a delay condonation petition, as the mutation FAQ says. Process: dakhil-kharij online in Patna.

Rent, mortgage and measurement: the last three checks

• Rent (lagaan): clear the arrears online on Bhu-Lagan. A buyer's bank often asks for an LPC, and you can't apply for one until rent is up to date.
• Mortgage: took a loan against the land? Close it and get the deeds back. A buyer will run an Encumbrance Certificate on e-Nibandhan and the mortgage search on Bihar Bhumi. Run them yourself first. See EC and loan checks. Loan still running? Selling with a home loan.
• Measurement and boundary: get an amin to measure the plot against the bhu-naksha and your deed. Fix any boundary issue with the neighbour now. Match the area in kattha with the decimal in the jamabandi (kattha converter).

How long does it take? A realistic plan

So start 2–3 months before you need the money.

What should you do? (Our advice)

• Open your jamabandi online today and compare name, khata, khesra and area with your deed, line by line.
• Anything missing or wrong: Parimarjan Plus now, not after you find a buyer.
• Inherited land: inheritance mutation with a complete vanshavali, daughters included.
• Joint land: partition or a registered release, or all heirs sell together. No informal consent letters.
• Take bayana only when the papers are clean, so the buyer has no reason to bargain or back out.

Fixing land papers before selling: frequently asked questions

1. Is a notarised consent letter from my siblings enough?

   In our view, no. An unregistered "consent letter" or notarised affidavit from the other heirs is weak. If someone changes their mind later, it may not hold. Partition with separate jamabandis, then sale, takes a little longer but makes the land the easiest to sell.

2. Who issues the vanshavali for land inside Patna city?

   In villages the sarpanch issues it. For land inside Patna city, ask your circle office.

3. Will I know if someone files a correction on my land?

   Turn on the Bihar Bhumi SMS alert for your khesras. It also tells you when a Parimarjan application on them starts and ends.

4. When is it safe to take bayana?

   Only once the jamabandi in your name is online. Then write the jamabandi number into the agreement, so the buyer has no reason to bargain or back out.

Written on 22 October 2026. Sources: the Revenue Department's mutation, jamabandi and special survey FAQs, and the Registration Department's stamp duty table. Rules, portals and timelines can change; confirm at your circle office and sub-registry office.