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.

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.

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)

Draft the sale deed Use a licensed deed writer

Names must match exactly across Aadhaar, PAN, and Khasra-Khatauni. One mismatch gets it rejected.

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.

Book SRO appointment Book slot for buyer, seller, two witnesses on the portal

Walk-ins are turned away.

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)

Collect documents

Sale deed on stamp paper, IDs for all parties, Encumbrance Certificate, Khasra-Khatauni, old title deed, tax receipts, two photos each

Pay at the counter Pay fees at SRO counter

Get receipt before anything else moves.

Sub-Registrar records deed in Book-1 and assigns a document number.

Collect Pick up the certified copy

Note the document number immediately ,needed for every future portal search.

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.

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.

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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Frequently 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. ##

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