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Document Guide · Bihar

How to Check Dakhil Kharij in Bihar — Complete Guide 2026

Dakhil Kharij is Bihar's mutation process,it updates the Jamabandi to show the new owner after a sale, inheritance, or gift. Bihar carries a high fraud risk here; fake entries appear in both online and physical registers. This guide covers how to apply, verify, and protect yourself.

Quick Reference
Also calledMutation / Dakhil Kharij
Issued byCircle Officer (Anchal Adhikari)
Valid forPermanent once approved
CostNo application fee
Time taken15–30 working days
Online portalbiharbhumi.bihar.gov.in / emutation.bihar.gov.in
noteHIGH FRAUD RISK. Verify mutation both online and in the physical Circle Officer register. Online confirmation alone is not enough.
1

What is Dakhil Kharij in Bihar?

Definition

Dakhil Kharij is the formal mutation process under the Bihar Land Mutation Act, 2011 (amended 2021), by which the Circle Officer updates the Jamabandi Panji Register-II to reflect a new owner after a registered land transaction.

Most buyers think the sale deed is enough. It is not. The deed proves you paid. Dakhil Kharij proves the government recognises you as the owner. Until mutation is complete, the Jamabandi still carries the seller's name. Banks lend against the revenue record, not the deed. Courts look at the Jamabandi first. Skipping mutation leaves a gap that every lender and future buyer will find.

The application must be filed within 90 days of registration. The Circle Officer verifies documents, issues hearing notices, and passes an order. If approved, Register-II is updated and the old entry cancelled. The 2021 amendment introduced a Pre-Mutation Revenue Sketch Map requirement for cases involving boundary changes. Appeals against the Circle Officer's order go to the Deputy Collector Land Reforms (DCLR). Correction errors in online-processed mutations cannot go through the Parimarjan portal ,they require a DCLR appeal directly.

State-specific note: Bihar has confirmed fraud cases where fake mutations appear in the physical register but not online, and vice versa. Checking only one source has cost buyers their entire purchase. Check both, every time.
2

How to Apply for Dakhil Kharij Bihar 2026: Step-by-Step

File within 90 days of registration. Keep your sale deed, Khesra number, and Aadhaar ready. Online filing tracks everything; the Circle Office visit is still non-negotiable for physical register confirmation.

Online method (recommended)

1
Register and log in Go to biharbhumi
bihar.gov.in, click "Online Dakhil Kharij Application." New users register with name, mobile, and address. Existing users log in directly.
2
Submit the application Enter district, anchal, mauza, Khata number, and Khesra number
Upload the registered sale deed and identity proof. Submit and save the reference number.
The reference number is the only way to track status and respond to defect notices. Do not lose it.
3
Track status Check progress at emutation
bihar.gov.in. Status shows whether the case is under review, returned with defects, pending hearing, or approved.
4
Verify the physical register When status shows "approved," visit the Circle Office
Confirm the entry appears in the physical Jamabandi Register-II. Get a signed copy of the mutation order and keep it with the sale deed.

Offline method (Sub-Registrar Office)

1
Find the right office The Circle Office (Anchal Karyalay) covering your Mauza is the correct jurisdiction
Check the Anchal name on the Bihar Bhumi portal before going.
2
Submit the petition File within 90 days of registration
Attach: registered sale deed, Jamabandi extract showing previous ownership, and Aadhaar or Voter ID.
3
Attend the hearing The Circle Officer may schedule a hearing, especially if objections are filed
Attend with originals. Non-appearance can result in dismissal.
4
Collect the order After approval, take the signed mutation order
If rejected, appeal to the DCLR within the prescribed period. Do not leave a rejection unresolved.
For any post-approval correction to Khata, Khesra, or area ,the DCLR route is the only option for online-processed mutations.
3

What Does Dakhil Kharij Contain in Bihar?

The approved mutation order and updated Jamabandi entry carry five fields,verify each one before accepting the mutation as complete.

Field Meaning Important Check
New owner name (Raiyat)Buyer’s name now in the revenue recordMust match name in sale deed and Aadhaar exactly
Previous owner nameSeller’s entry that was cancelledConfirms the correct old entry was removed
Khata numberNew account number issued after mutationReplaces the old Khata for all future records
Khesra number(s)Plots transferredMust match Khesra quoted in the registered sale deed
Mutation order dateDate Circle Officer approved mutationConfirms mutation is complete, not pending
Good sign: New owner name matches buyer's ID, old entry is cancelled, Khesra numbers match the deed, and the order carries the Circle Officer's signature and date.
4

Common Issues With Dakhil Kharij in Bihar

Two of these six issues have cost Bihar buyers their full purchase amount ,read the danger cards first.

Application returned with defect notice
Missing documents or incorrect details trigger a defect return. If not rectified within the given window, the case is dismissed and a fresh application is needed.
Fix: Check emutation.bihar.gov.in regularly. Rectify and resubmit before the deadline.
Status stuck pending beyond 30 working days
No update or hearing notice after 30 working days signals the case is stalled at office level.
Fix: Visit the Anchal Adhikari with your application number. Escalate via the Jan Shikayat portal at biharbhumiplus.bihar.gov.in if no action follows.
Fake mutation in physical register
Fraudulent entries are inserted into the physical Jamabandi Register-II that do not show online ,or appear online but not in the physical book. A buyer who checks only one source misses the fraud entirely.
Fix: Cross-check both emutation.bihar.gov.in and the physical register at the Circle Office. Both must show the same approved entry.
Mutation filed by third party using forged deed
A third party files Dakhil Kharij on a plot using a forged sale deed, transferring ownership without the real owner's knowledge. By the time it surfaces, the dispute goes to Revenue Court.
Fix: Register for SMS alerts on biharbhumi.bihar.gov.in. Any mutation activity on your Khata triggers an instant notification.
Post-approval errors in Khata or Khesra
Errors in Khata, Khesra, or area after an online-processed mutation cannot be fixed through the Parimarjan portal. A DCLR appeal is the only route.
Fix: Before accepting the order, verify every field against the sale deed. Catch errors at approval, not after.
Inherited land mutation without all heirs notified
Mutation processed with one heir's application while others were not served hearing notices is legally challengeable in Revenue Court.
Fix: Confirm that the Circle Officer's hearing notice was issued to all legal heirs before accepting such a mutation as clean title.
5

Why Dakhil Kharij Matters for Land Buyers in Bihar

The deed records your payment; Dakhil Kharij records your ownership ,and Bihar treats those as two separate facts.

📋
Revenue record ownership Until mutation is done, the Jamabandi shows the previous owner
Banks, courts, and revenue offices use the Jamabandi as primary ownership proof. A deed without mutation is incomplete everywhere it matters.
⚠
High fraud risk Bihar's mutation system has documented fake entries in both online and physical registers
This is not a theoretical risk. Buyers who verified only one source have lost land to fraudulent mutations. Both registers, every time.
🏦
Dakhil Kharij Bihar bank loan requirement No bank processes a loan against a plot where the Jamabandi still carries someone else's name
The updated mutation entry is a hard requirement. From January 2026, digitally signed Jamabandi records are mandatory for formal loan submissions in Bihar.
🔍
Bihar-specific: 90-day filing deadline The Bihar Land Mutation Act, 2011 requires the petition within 90 days of registration
Missing this does not void the sale but creates a gap every lender and future buyer will flag. File the day after registration, not three months later.
Red flag: A seller who shows online mutation approval but refuses to go with you to the Circle Office to check the physical register is hiding something. That refusal alone is reason to walk away.
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Frequently Asked Questions

What is Dakhil Kharij Bihar 2026 and is it mandatory after buying land?
Yes. It updates the Jamabandi revenue record to show the new owner. Without it, the record still carries the seller's name ,blocking loans and leaving legal exposure. File within 90 days of registration. The sale deed alone is not sufficient.
How do I apply for Dakhil Kharij online in Bihar?
Go to biharbhumi.bihar.gov.in, click Online Dakhil Kharij Application, enter Khata and Khesra details, upload the sale deed and identity proof, then submit. Track status at emutation.bihar.gov.in with your reference number.
How many days does Dakhil Kharij take in Bihar?
15 to 30 working days. If status stays pending beyond 30 working days with no hearing notice, visit the Anchal Adhikari directly. Escalate through the Jan Shikayat portal at biharbhumiplus.bihar.gov.in if the stall continues.
What documents are needed for Dakhil Kharij in Bihar?
Registered sale deed, current Jamabandi extract showing previous ownership, and Aadhaar or Voter ID. If the mutation involves a boundary change, a Pre-Mutation Revenue Sketch Map is required under the 2021 amendment. Confirm the full list with the Circle Officer.
How do I check Dakhil Kharij status in Bihar?
Enter your application number at emutation.bihar.gov.in. Status shows current stage: under review, defect returned, hearing pending, or approved. After online approval, visit the Circle Office and verify the physical Jamabandi Register-II shows the same entry.
Can Dakhil Kharij be filed without the original owner's consent in Bihar?
The Circle Officer issues hearing notices before approving. But fraud cases exist ,forged sale deeds have been used to mutate land without the real owner knowing. Register for SMS alerts on biharbhumi.bihar.gov.in to catch any unauthorised mutation on your Khata.
What happens if Dakhil Kharij is rejected in Bihar?
Appeal to the Deputy Collector Land Reforms within the prescribed period. If rejection was due to a missing document, rectify and refile. Never leave a rejected mutation unresolved ,it creates a title gap that surfaces in every future sale or loan.
Why check the physical register if the online status shows approved?
Bihar has real cases where the online record and physical Jamabandi Register-II show different entries. Fake mutations have been inserted into physical registers not visible online, and the reverse. Both must confirm the same approved entry before the mutation is clean. ##

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