Many buyers think that once the sale deed is registered, everything is finished. In Bihar there is one more important step: dakhil-kharij, also called mutation. This article explains it in simple terms.
What is dakhil-kharij?
A registered sale deed shows that you bought the land. Dakhil-kharij updates the government's revenue records, such as the jamabandi, so that the land is recorded in your name and the previous owner's name is removed. These are the records the government uses to collect land revenue and to identify who is responsible for the land.
Why does it matter?
- Proof for the future. Updated records make it easier to prove your ownership to anyone, including banks, buyers and officials.
- Selling later. A future buyer, and the buyer's bank, will usually ask whether the records are in your name.
- Loans. Banks often look at the revenue records when they consider a loan against property.
- Land revenue. The land revenue (lagan) receipt is usually issued to the person recorded in the records.
- Fewer disputes. Records that still show the old owner can create confusion and claims later.
How does the process generally work?
After your sale deed is registered, you apply for mutation through the state's online land records system or at the local circle (anchal) office. Officials generally check the papers, may issue notices to people who could object, and then pass an order that updates the records. The documents usually include the registered sale deed, your identity proof, the previous records and the latest land revenue receipt. The exact documents, time and fees can change, so please check the current rules before you apply.
What to ask before you buy
- Is the land mutated in the seller's name today?
- Is the latest land revenue receipt available, and is it paid up to date?
- Do the area and plot number in the records match the sale deed?
What to do after you buy
Apply for mutation soon after registration, do not leave it for years. Keep copies of the application and every receipt. Once the records are updated, pay the land revenue in your name and keep the receipts safe.
How Atulya Apna Aashiyana can help
We explain the process in simple words, show you properties with clear details, and come with you on site visits. If you are buying or selling in Patna, Danapur, Bihta, Naubatpur or Phulwari Sharif, you are welcome to talk to us with no pressure and no obligation.
This is general information, not legal advice. Rules, fees and procedures change, so please confirm current requirements with the relevant government office and a qualified lawyer before you pay or sign.