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Document Guide · West Bengal

How to Check Mutation in West Bengal — Complete Guide 2026

Mutation in West Bengal, called Namjari or Dakhil Kharij, transfers the seller's name from the Khatian to the buyer's name on Banglarbhumi. The state insists on both online entry and a physical BL&LRO register match. This guide shows how to file, track and clear it correctly.

Quick Reference
Also calledNamjari, Dakhil Kharij, Namantaran, Porcha Update
Issued byBL&LRO (Block Land and Land Reforms Office)
Valid forLifetime, until next ownership change
CostRs 50 to Rs 200 per BLRO circular
Time taken60 to 90 days for clean cases
Online portalbanglarbhumi.gov.in
noteconfirm with BL&LRO
1

What is Mutation in West Bengal?

Definition

Mutation is the official update of the buyer's name in the Khatian (Record of Rights) after a sale, gift, partition or inheritance. It is governed by the West Bengal Land Reforms Act, 1955 and processed by the BL&LRO under the Land and Land Reforms Department.

Locals call it Namjari or Dakhil Kharij. The deed registration at the Sub-Registrar only proves the transaction happened. Mutation proves the state has accepted you as the new owner. Without it, your name does not appear on Porcha mutation Banglarbhumi records, and your file cannot be used for khajna, sale, conversion or a home loan. Property held without mutation is property held in name only.

The state runs a split system. Registration sits with the Sub-Registrar; ownership sits with the BL&LRO. The two offices do not talk to each other. So even after a registered sale deed, the buyer must file a fresh Namjari on Banglarbhumi and follow it up at the BL&LRO. Banks know this and refuse loans on unmutated land. The Land Reforms Department knows this too and treats unmutated holdings as still belonging to the seller in the books, no matter what the deed says.

State-specific note: Verify both the online Banglarbhumi entry and the physical BL&LRO register before celebrating. The portal sometimes shows mutation done while the manual register lags by weeks; chase both.
2

How to Get Mutation Namjari in West Bengal

You can file the full Banglarbhumi Mutation Application online and pay the fee online too. Keep PDF copies of the registered deed, chain deeds, latest khajna receipt and ID proof ready before you start.

Online method (recommended)

1
Log in Open banglarbhumi
gov.in, click Sign In, and enter your registered ID. New buyers must sign up first.
Use the same mobile number that the deed quotes; mismatches trigger rejection.
2
Open Mutation Application Go to Citizen Services, click Online Application, then Mutation Application
Pick District, Block and Mouza.
3
Fill all five forms Enter applicant details, mode of transfer, deed number, buyer details, seller details and the list of enclosures
Upload PDFs under 2 MB each.
4
Pay and submit Pay the fee through net banking, debit card or SBI ePay
Note the application number for tracking.
Track later under Citizen Services, then Online Service Status, then Mutation Plot Khatian Status.

Offline method (Sub-Registrar Office)

1
Visit the right BL&LRO
Walk into the Block Land and Land Reforms Office that handles your Mouza
2
Submit the Namjari form Hand over the form with registered deed, latest khajna receipt, link deeds, ID and chain documents
Get a dated receipt.
3
Attend the hearing The Revenue Officer issues a case number and may call a brief BL&LRO mutation hearing
Carry originals.
4
Collect the certificate
After approval, the BL&LRO issues the mutation certificate; the Khatian is updated within a few weeks
After the digital update, ask to see the manual register page; both must show your name.
3

What Does the Mutation Record Contain in West Bengal?

The mutation entry on Banglarbhumi carries a fixed set of fields the buyer must read line by line.

Field What it means What to check
Case Number and DateUnique BL\\\&LRO file ID for your applicationMatch it on Banglarbhumi mutation status before paying any further dues
Mode of TransferSale, gift, inheritance, partition, or court orderConfirm it matches your registered deed
Buyer Name and ShareNew owner and the fractional right being mutatedTally exactly with the deed; small typos can cause rejection
Seller NameOutgoing recorded raiyatShould match the previous Khatian, not a third party
Khatian and DagThe Record of Rights and plot ID being updatedCross-check with current LR Khatian on Banglarbhumi
Mutation Fee PaidAmount paid through online gatewaySave the GRN; banks often ask for it
Order DateDate the BL\\\&LRO officer signs the orderThis becomes the effective date of mutation
Good sign: A clean mutation entry shows your name as recorded raiyat in the LR Khatian, the matching Dag, no objection flag, the BL&LRO order date and a downloadable mutation certificate.
4

Common Issues With Mutation in West Bengal

The mutation entry on Banglarbhumi carries a fixed set of fields the buyer must read line by line.

Document size or format reject
The portal rejects PDFs above 2 MB or images.
Fix: Compress every file under 2 MB, scan in PDF only, then re-upload.
Mouza or Khatian wrongly picked
Buyer picks a Mouza that does not match the deed; the BL&LRO rejects the file.
Fix: Use the JL number from the deed, not the dropdown name; both should match.
Missing chain or seller objection
The BL&LRO finds a missing link deed, or a co-owner files an objection. The case stalls.
Fix: Produce certified copies of every link deed and obtain written NOC from each named co-owner before re-filing.
Online done, BL&LRO register blank
Banglarbhumi shows mutation approved, but the manual register at the BL&LRO is unchanged. Sale or loan later fails.
Fix: Visit the BL&LRO with the certificate and force the register update; the warning column says verify both.
Inheritance case without Warish
Mutation by inheritance fails without a Legal Heir Certificate or Warish.
Fix: Obtain a Warish Certificate from the Tahsildar or municipality first, then file Namjari with it attached.
Khajna unpaid for prior years
The system refuses mutation if the seller's khajna is overdue.
Fix: Clear the seller's khajna online via Citizen Services, then re-submit the mutation application with the receipt.
5

Why Mutation Matters for Land Buyers in West Bengal

A registered deed alone is not full ownership in this state; mutation closes the loop.

📋
Completes the ownership transfer Mutation puts the buyer's name on the Khatian
Without it, the BL&LRO and revenue books still show the seller, no matter how perfect the deed.
⚠
Verify online plus register, both The state warning is direct: Verify both online and physical BL&LRO register
Many buyers stop at the online certificate and lose the deal years later when the register lags.
🏦
Bank loan, conversion and resale Every bank in West Bengal land buying transactions asks for the mutated Khatian, never the deed alone
Conversion and resale filings also bounce back without it.
🔍
West Bengal-specific dual record The state is one of the few that splits registration from title
So mutation on Banglarbhumi is not optional. It is the second half of the purchase, and it carries equal weight with the deed.
Red flag: If the seller insists mutation is your headache and refuses to clear his unpaid khajna or co-owner objections first, walk away. Genuine sellers help you complete Namjari, not avoid it.
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Frequently Asked Questions

How do I apply for mutation in West Bengal online?
Log in to banglarbhumi.gov.in, open Citizen Services, click Online Application then Mutation Application. Pick Mouza, fill five forms, upload PDFs under 2 MB, pay online, save number.
How long does mutation take in West Bengal in 2026?
Clean Banglarbhumi mutation cases close in roughly 60 to 90 days. Inheritance files or chain gaps stretch to four or six months. The First In First Out rule applies strictly.
What is the mutation fee on Banglarbhumi?
The BL&LRO fee runs from Rs 50 to Rs 200 depending on the property and area type. Confirm the exact figure on the official mutation circular before submitting your application online.
What documents are needed for Namjari in West Bengal?
Keep the registered sale deed, chain deeds, latest khajna receipt, photo ID and Aadhaar ready. Inheritance cases also need a Warish or Legal Heir Certificate before the application is filed.
How do I check mutation status on Banglarbhumi?
Open Citizen Services, click Online Service Status, choose Mutation Status. Search by case number, deed number, location or party name. The screen displays current stage and BL&LRO officer remarks instantly.
What is the difference between deed registration and mutation?
Deed registration at the Sub-Registrar records the transaction. Mutation at the BL&LRO updates the Khatian to show the new owner. Both are needed; one alone leaves ownership legally incomplete.
Can mutation be done without visiting the BL&LRO?
The application is fully online, but the Revenue Officer may call a hearing or want to see originals. Treat one BL&LRO visit as likely, especially for inheritance or partition cases.
Why was my Banglarbhumi mutation application rejected?
Common reasons are oversized PDFs, wrong Mouza or JL number, unpaid seller khajna, missing chain deeds and live co-owner objections. Fix the cited defect and refile fresh, do not appeal.

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