Document Guide · Bihar

How to Check Khatauni in Bihar — Complete Guide 2026

Khatauni is Bihar's account-based ownership record. It tells you who holds legal rights over a plot, what land type it is, and how much area is registered. The portal gives you a starting point ,the Circle Office gives you the truth.

Quick Reference

Also calledJamabandi Panji / Record of Rights (RoR)

Issued byDepartment of Revenue and Land Reforms, Bihar

Valid forOngoing ,updated after each mutation

CostFree online; certified copy fee

Time takenInstant online; 15–30 working days for certified copy

Online portalbiharbhumi.bihar.gov.in

noteAlways cross-check online records at the Circle Office before any purchase.

What is Khatauni in Bihar?

Definition

Khatauni ,locally called Jamabandi Panji or Record of Rights ,is maintained by Bihar's Revenue Department under the Bihar Land Mutation Act, 2011. It groups all plot numbers (Khesra) of one owner under a single Khata (account) within a revenue village (Mauza).

Think of it this way: the Khesra number is the plot's permanent ID, like an Aadhaar for the land. The Khatauni is the owner's file. One changes, the other does not. Every time ownership transfers through a mutation (Dakhil Kharij), the Khata number changes ,but the Khesra stays the same. Most buyers do not know this. They check the portal once, find a name that looks right, and move on. That is where things go wrong.

The Jamabandi Panji Register-II on biharbhumi.bihar.gov.in is the live version, updated after each approved mutation. It is more current than the old Khatiyan from colonial surveys. But "more current" does not mean perfect. A 2025 government evaluation found digitised entries where the Khata number, plot area, or Khesra appears as zero ,because the original handwritten register was poorly scanned. The online record is where you start. The Circle Office is where you finish.

State-specific note: Gairmazrua land shows up in the Jamabandi system but cannot be sold. If the land type field does not read "Raiyati," walk away ,no exceptions.

How to Get Khatauni Bihar 2026: Step-by-Step

Keep your Mauza name, Khata number, or Khesra number handy. The online route takes minutes. The offline route gets you a certified copy banks and courts will accept.

Online method (recommended)

Go to the portal Open biharbhumi

bihar.gov.in. Click "View Jamabandi Register" on the homepage.

Pick your location Select District, Anchal, Halka, then Mauza

Hit Proceed.

Search and view Choose your search option ,Khata number, owner name, or Khesra number

Enter details, fill the security code, click Search. Hit the eye icon next to your entry.

You can view the record in all 22 Indian languages using the language option on screen.

Download Click Print to save a PDF

This is for reference only ,not a certified legal document.

Offline method (Sub-Registrar Office)

Find the right Circle Office The Anchal Karyalay covering your Mauza is the correct office

Check the Anchal name on the portal before going.

Carry documents

Bring Aadhaar or Voter ID, and the land's Khata and Khesra numbers

Apply for a certified copy Request the certified Jamabandi Panji copy at the counter

Form name and fee with local Anchal Adhikari.

Verify pending cases and collect Ask the Circle Officer if any mutation dispute is open on that Khata

This is information the online portal will not show. Collect your certified copy in 15–30 working days.

Ask whether the land is on the district Restriction List ,some plots are flagged and cannot be sold at all.

What Does Khatauni Contain in Bihar?

Each Jamabandi entry has five fields a buyer must check without skipping any.

Field	Meaning	Important Check
Raiyat name	Legal owner of the land	Must match the seller's name exactly
Khata number	Account grouping all plots under one owner	Confirm it is the current number post-mutation
Khesra number(s)	Individual plot numbers	Cross-check against the physical land being shown
Land type (Kishim)	Raiyati, Gairmazrua Aam, Gairmazrua Malik, etc.	Must read "Raiyati" for a legal sale
Land area (Rakba)	Area in Decimal or Kattha	Must match the seller's claim; zero means a data error

Good sign: Owner name matches seller, Kishim reads Raiyati, area is non-zero, and mutation history fits the ownership story the seller has given you.

Common Issues With Khatauni in Bihar

Four of these six can cost you the entire purchase amount.

Blank or zero fields

Digitisation errors are real and documented. A blank Rakba or zero Khesra does not mean the land is fake ,it means the record was not captured properly.

Fix: Get the physical Register-II from the Circle Office.

Stale records after recent mutation

The portal lags. A sale completed last month may still show the old owner online.

Fix: Check mutation status at emutation.bihar.gov.in and confirm at Circle Office on registration day.

Gairmazrua land sold as private

Occupants of government common land appear in the Jamabandi with their names. Sellers present this as their own land. It is not. The title is void regardless of what is registered.

Fix: Check the Kishim field first. Gairmazrua means no sale. Full stop.

Same plot sold to multiple buyers

This is Bihar's most common land fraud. Sellers use stale records to close a second deal before the first mutation is processed. The buyer who did not check on registration day loses.

Fix: Verify the live record at the Circle Office on the exact day of registration.

Inherited land without mutation

The Jamabandi may still show a deceased owner if heirs never filed Dakhil Kharij. One heir selling without the others is challengeable in court.

Fix: Insist on a completed mutation in the seller's name, or a signed legal heir certificate from all parties.

Online copy differs from physical register

Some scanned images on the portal came from damaged registers. The numbers on screen may not match the physical book.

Fix: For any significant transaction, get the certified physical copy ,not just the printout.

Why Khatauni Matters for Land Buyers in Bihar

Three things hinge on it: ownership, legality of the sale, and your ability to get a bank loan.

📋

Ownership proof Every authority in Bihar ,banks, courts, sub-registrar ,starts with the Jamabandi

If the seller's name is not in the current entry, nothing else matters yet.

⚠

Land type decides if the sale is legal Raiyati land can be sold

Gairmazrua cannot. This single field determines whether you own land or just have paperwork.

🏦

Khatauni Bihar bank loan requirement From January 2026, Bihar requires digitally signed Jamabandi records for loan applications and court submissions

No matching Jamabandi means no loan sanctioned against that land.

🔍

Bihar-specific ,online is not enough Bihar's portal still has errors from the original digitisation drive

The Circle Office holds the correct physical Register-II and the active mutation case list. That visit is not optional.

Red flag: Any seller who pushes back on a Circle Office visit ,or explains away a name mismatch with a story ,is a seller worth walking away from.

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Frequently Asked Questions

What is Khatauni Bihar 2026 and why does a buyer need it?

It is the current Record of Rights showing legal ownership, land type, and area. Without a matching Jamabandi entry in the seller's name, no bank, court, or registrar will treat the transaction as clean. Check it before anything else.

How do I check Khatauni online in Bihar?

Visit biharbhumi.bihar.gov.in, click View Jamabandi Register, select district, anchal, halka, and mauza, then search by Khata or Khesra number. The service is free. Online copies are for reference; certified copies come from the Circle Office.

What is the difference between Khasra and Khatauni in Bihar?

Khasra (Khesra in Bihar) is the plot's permanent ID,it never changes. Khatauni is the owner's account record and changes with every mutation. Always note both numbers when verifying.

Can Gairmazrua land be sold in Bihar?

No. It is government land. The Kishim field must read "Raiyati" for any sale to be valid. Purchasing Gairmazrua land gives you no legal title, regardless of what gets registered.

What does Jamabandi Panji contain in Bihar?

Owner name, Khata number, Khesra numbers, land type, area in Decimal or Kattha, and cultivation details. Updated at the Anchal level after each approved Dakhil Kharij.

Is Khatauni required for property registration in Bihar?

Yes. Banks need it for loans, courts need it for disputes, and the sub-registrar expects it at registration. From January 2026, digitally signed Jamabandi records are mandatory for these purposes.

Why check Khatauni at the Circle Office if it is online?

The portal may show stale data, blank fields, or scanned errors. The Circle Office has the live physical Register-II and can tell you if a mutation dispute is open ,the portal cannot.

What should a buyer verify in Khatauni before buying land in Bihar?

Owner name matches seller, Kishim reads Raiyati, Rakba is non-zero and matches claimed area, and the Khata is not on the Restriction List. Then confirm everything at the Circle Office on registration day. ##

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