Land Registry Process in Patna 2026: Documents + 10 Steps

Land registry process in Patna: 10 steps

1. Check the MVR and work out the cost. Stamp duty is charged on the higher of the stated price and the government MVR. On a sale it is usually 7% stamp duty plus a 2% fee. From a male seller to a female buyer it is 6.6% + 1.9%. Full numbers: registry charges guide, or our free registry charges calculator.
2. Prepare the deed online. Use the e-Nibandhan portal (enibandhan.bihar.gov.in, Citizen Login / Document Registration). The parties can do it themselves, or a licensed service provider can do it for them. Enter party and property details, and upload photos, the nazri naksha and property photos.
3. Read the draft carefully. The software makes a preview. Check names, father's names, khata-khesra, area, boundaries and price line by line. A service provider must read the deed out to the parties and keep everyone's written consent.
4. Everyone e-Signs. Seller, buyer and witnesses e-Sign through Aadhaar (or a Digital Signature Certificate, DSC). The person presenting the deed must e-Sign too.
5. Pay stamp duty and fees online by e-Stamp or e-Challan. Through a service provider you get an "e-Stamp code", which the registering officer verifies and locks. No cash, no paper stamp.
6. File online and book a slot. The deed reaches the office by e-filing, and your appointment is booked in the same system.
7. The office's first check. The officer checks that it is the right office and all e-Signs and photos are there. Stamp duty must be enough and the property described properly. If anything is missing, the deed comes back to you for correction and re-filing.
8. Go to the office on the booked day. The seller must appear in person, and for ancestral land every co-sharer who is selling. They are photographed, and their fingerprint or iris is matched with Aadhaar. If biometrics fail because of illness or age, identity is checked by DSC.
9. Admission and registration. The seller tells the officer that they signed the deed. If everything is in order, the officer e-Signs and registers it.
10. Copy on the spot. The presenter gets a printed copy, and/or a PDF link reaches the parties' registered mobile or email.

Source: Bihar Registration Rules 2026 and the e-Stamp Rules 2026 (full list at the bottom).

Documents required for land registry in Patna

Ask your sub-registry office or the e-Nibandhan helpdesk (14544) in advance how many witnesses they need. Ask about any other papers too.

Before the registry: the checks that protect your money

The registry office does not check whether the seller owns the land. In November 2025 the Supreme Court struck down the Bihar rule that let registration be refused without the seller's jamabandi. The 2026 rules have no such condition. So a registered deed is not proof of clean title. Check these before you pay:

• Jamabandi and a current rasid in the seller's name, plus khatiyan and the previous deed: check jamabandi, khatiyan and LPC online
• Earlier sales, mortgages or court cases on the land: encumbrance certificate and loan/case checks
• View Prohibited Properties on e-Nibandhan, in case the village or khesra is on the ban list
• Ancestral land: consent of every co-sharer: partition of ancestral land and vanshavali
• Village in the Patliputra township notification? Check the construction-ban status: Patliputra township village list

The full checklist (measurement, road access, waterlogging, kattha-dhur maths) is in the Patna plot buying guide.

What happens at the registry office on the day?

The visit is mainly about identity and admission. Come at the slot time with original Aadhaar and PAN.

• Short stamp duty: if the price is below MVR, the deed comes back for the full duty. Still unpaid, it goes to the Collector / divisional AIG and stops there.
• Doubt about identity: the officer may question another person.
• Only some sellers come: the rest can admit within the time limit. The deed is registered only after all have admitted.

Why can registration be held up or refused?

A refusal comes with written reasons, by post, mobile or email. You can appeal to the Registrar.

Living outside Patna: how do you get the registry done?

The seller still has to appear at the registry office. A buyer living in Pune, Bengaluru or the Gulf usually gives an authenticated power of attorney to a trusted relative. The rules allow video-KYC only for document types the IGR notifies. As of 18 October 2026 we found no such notification. The full approach: buying property in Patna from outside Bihar.

Seller aged 75 or more, a mistake in the registered deed, or an e-Stamp you no longer need? See registry special cases: home registration, e-Stamp refund, correcting a deed.

After the registry: what next?

1. Store the PDF and the printed copy in two places. Certified copies are available online from e-Nibandhan later; online and office copies count the same.
2. Apply for dakhil-kharij within 90 days on Bihar Bhumi, or the jamabandi stays in the old owner's name: dakhil-kharij (mutation) online.
3. After mutation, pay land rent (rasid) in your own name. In the city, move the municipal holding tax to your name too.
4. On purchases of ₹50 lakh or more, have your CA confirm the 1% TDS was deposited on time.

What should you do? (Our advice)

• Get the papers checked first. The office checks identity and stamp duty, not ownership.
• Read the draft yourself, even if a service provider makes it. One wrong khesra, area or boundary can later cost as much as a fresh deed.
• Don't understate the price to save stamp duty. Below-MVR deeds get stuck and go to the Collector.
• Pay the full price by bank transfer and record it in the deed; avoid cash.
• File for dakhil-kharij the week after the registry.

Patna land registry: frequently asked questions

1. Do both buyer and seller need to go to the registry office?

   The seller must appear in person, and so must every co-sharer who is selling. The buyer has already e-Signed online. Even so, we advise that the buyer or a trusted representative is present on the day.

2. How long does registry take in Patna?

   Once identity and admission are done before the officer, the deed is registered on the spot. The copy is issued at once. In practice it takes longer if the online draft was sent back for corrections. Short stamp duty that sends the case to the Collector also adds time.

3. Does a registered deed prove the seller owned the land?

   No. The registry office checks identity, stamp duty and the property description, not ownership. Check the seller's jamabandi, khatiyan, previous deed and any loans or cases yourself before you pay.

4. Can registration be done at home in Bihar?

   Yes, for some people. For anyone aged 75 or above, the officer or a staff member can come home for a ₹1,000 fee. Details and the other fees: registry special cases.

5. What if there is a mistake in the khesra number or name after registry?

   Register a rectification deed. Small spelling and number errors that don't change the boundaries count as minor. Changing a party, boundaries, area, date or price costs stamp duty and fee like a new deed.