Document Guide · Bihar
How to Check a Title Deed in Bihar — Complete Guide 2026
The title deed,called Kewala or Mula Deed,is Bihar's main land ownership document. Forged deeds and double-selling of the same plot are the state's biggest buyer traps. This guide covers what it contains, how to get it, and how to verify it before paying.
Quick Reference
Also calledMula Deed, Mother Deed, Kewala
Issued bySub-Registrar, IGRS Bihar
Valid forPermanent ,no expiry
Cost6% stamp duty + 2% registration fee Time: Same-day registration; certified copy 1–3 working days Portal: bhumijankari.bihar.gov.in / enibandhan.bihar.gov.in
noteCheck 30 years of ownership. One gap and no bank will approve a loan.
1
What is a Title Deed in Bihar?
Definition
The title deed (Kewala) transfers land ownership from seller to buyer. Registered under the Registration Act, 1908 at the Sub-Registrar's Office, IGRS Bihar.
People mix up the Mula Deed with the current sale deed constantly. Not the same document. The Mula Deed is the oldest in the chain ,where the title first came from. The current deed is just the latest transfer. You need both.
Every registered deed gets a unique document number in the IGRS system, searchable at bhumijankari.bihar.gov.in. Nothing on the portal means the deed is not real.
State-specific note: Forged Kewalas and duplicate plot sales are common in Bihar. Check every deed number at bhumijankari.bihar.gov.in before paying. No portal result means the document is fabricated.
2
How to Get a Title Deed in Bihar: Step-by-Step
Registration happens at the local Sub-Registrar's Office. Keep Aadhaar, PAN, draft deed, Khasra-Khatauni, and Encumbrance Certificate ready.
Online method (recommended)
1
Draft the sale deed Use a licensed deed writer
Names must match exactly across Aadhaar, PAN, and Khasra-Khatauni. One mismatch gets it rejected.
2
Pay fees online Go to bhumijankari
bihar.gov.in. Use the MVR calculator. Pay 6% stamp duty and 2% registration fee. Print the e-stamp certificate.
SRO counter will not register without this certificate.
3
Book SRO appointment Book slot for buyer, seller, two witnesses on the portal
Walk-ins are turned away.
4
Attend and collect Submit deed, e-receipt, IDs, Encumbrance Certificate
Biometrics captured on-site. Collect deed or download from enibandhan.bihar.gov.in.
Offline method (Sub-Registrar Office)
1
Collect documents
Sale deed on stamp paper, IDs for all parties, Encumbrance Certificate, Khasra-Khatauni, old title deed, tax receipts, two photos each
2
Pay at the counter Pay fees at SRO counter
Get receipt before anything else moves.
3
Register in person Buyer, seller, two witnesses appear
Sub-Registrar records deed in Book-1 and assigns a document number.
4
Collect Pick up the certified copy
Note the document number immediately ,needed for every future portal search.
3
What Does a Title Deed Contain in Bihar?
A Bihar Kewala has seven fields,verify each against land records, not the seller's claim.
| Field | Details | Important Check |
|---|---|---|
| Parties' Details | Names, addresses, father's name of buyer and seller | Must match Apna Khata and Khasra-Khatauni exactly |
| Property Description | Khata, Khasra number, area, boundaries | Verify on Bihar Bhumi portal; visit site to confirm boundaries |
| Sale Consideration | Price in figures and words | Far below circle rate signals a fabricated deed |
| Payment Details | Mode, bank reference, receipt | Cash-only with no bank trail needs scrutiny |
| Transfer of Title Clause | Seller's declaration handing all rights to buyer | Conditional clauses limit ownership; get a lawyer |
| Encumbrance Clause | Warranty land is free of loans and disputes | Get a separate EC; seller's word is not enough |
| Witness Details | Names, addresses, signatures of two witnesses | Fake witnesses appear in forged deeds; real traceable people matter |
Good sign: A clean Bihar Kewala carries an IGRS document number returning correct names on the portal, all fields matching revenue records, and no informal transfers in 30 years.
4
Common Issues With a Title Deed in Bihar
These six patterns cause most Bihar title disputes ,read before signing.
Broken chain
One unregistered transfer in 30 years makes the title defective. Banks refuse loans. Future buyers hit the same problem.
Fix: Get Encumbrance Certificates for the full 30 years and cross-check every transfer on IGRS.
Name mismatch
Seller's deed name differs from Khasra-Khatauni because inheritance was never updated via Dakhil Kharij.
Fix: Get the seller to complete mutation before sale. Note: Samiullah v. State of Bihar (2025, Supreme Court) confirmed mutation is not a registration prerequisite ,but skipping it leaves revenue records in the old owner's name.
Same plot sold twice
One real Kewala registered, then a forged deed used on the same plot for another buyer. Victims find out only at the SRO on registration day.
Fix: Search plot number and seller name on Bhumijankari before paying. Recent transactions appear.
Fake Kewala
Invented document number, forged SRO stamp. Looks real in hand. Returns nothing on the portal.
Fix: No portal result, no deal. Take the seller to the SRO for direct verification.
Hidden co-owner
Bihar agricultural land often passes through inheritance without registered partition. One heir sells without others' consent.
Fix: Get a written family declaration. Confirm every co-owner has signed.
Backdated deed
Deed dated earlier than the actual transaction to create a false prior claim.
Fix: Compare portal registration date with the deed's execution date. Any gap needs written SRO clarification.
5
Why a Title Deed Matters for Land Buyers in Bihar
Legal ownership, bank loan, future sale ,all rest on this document.
Only real proof of ownership Mutation certificate, possession letter, oral agreement ,none of these transfer title
Only a registered Kewala does. No deed on the IGRS portal means the land is not legally yours.
Banks need a clean 30-year chain Every lender demands verified 30-year title history
One gap means rejection ,regardless of every other document you hold.
Mutation cannot replace the title deed Samiullah v
State of Bihar (SC, 2025) settled this,mutation does not prove ownership. Checking only Dakhil Kharij without verifying the IGRS deed chain leaves you exposed.
Bihar-specific: portal is the only fraud filter Forged stamps look genuine in person
The IGRS portal search is the only tool that catches fabricated document numbers.
Red flag: The seller can't show the original Mula Deed. Can't produce Kewalas for 30 years. Keeps pointing to the mutation certificate instead. This pattern describes most Bihar land fraud cases on record.
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Browse Verified Bihar LandsFrequently Asked Questions
What is a title deed in Bihar 2026 and how does it prove ownership?
The Kewala is registered at the Sub-Registrar's Office under the Registration Act, 1908. If the deed number does not appear on bhumijankari.bihar.gov.in, the ownership transfer is not legally complete.
How to verify title deed online in Bihar?
Go to bhumijankari.bihar.gov.in and use the registered document search. For a certified copy, log in to enibandhan.bihar.gov.in as Citizen, click Certified Copy, and enter the document number and year.
What is Mula Deed in Bihar?
The Mula Deed is the oldest deed in the chain ,where title first originated. The current sale deed is the latest transfer. You need both to confirm a clean title.
How many years ownership chain is needed for a Bihar title deed?
30 years minimum. Every transfer must be a registered deed with an IGRS document number. One unregistered transaction makes the title defective and blocks bank loans.
What is the stamp duty for a title deed in Bihar?
6% stamp duty plus 2% registration fee, both paid online at bhumijankari.bihar.gov.in. The portal generates an e-stamp certificate immediately on payment.
Is title deed compulsory for land registration in Bihar?
Yes. Registration Act, 1908 makes it mandatory for any land transfer to be legal. Unregistered agreements are unenforceable. Registration must happen within 4 months of execution.
What if the deed search returns no result on Bhumijankari?
Every real deed is in the IGRS system. No result means the document number is fake or forged. Do not pay. Take the seller to the SRO for in-person verification.
Can I download a certified copy of a Bihar title deed online?
Yes ,log in to enibandhan.bihar.gov.in as Citizen, select Certified Copy, enter the document number and year. New deeds download as a signed PDF instantly. Older ones take 1–3 working days. ##