Bihar Bhumi Jamabandi Online: Register II, Dakhil Kharij Status

You can see your Bihar land record for free on Bihar Bhumi (biharbhumi.bihar.gov.in): click जमाबंदी पंजी देखें (view jamabandi register), choose district, circle, halka and mauja, then search by khata, plot or name. To follow a mutation, use दाखिल ख़ारिज आवेदन स्थिति देखें (dakhil kharij application status) on the same site.

This guide shows each screen in order, explains every column of the record, and covers what to do if you see a change you did not expect. It is written for families who look after Bihar land from the Gulf, the US, the UK or another Indian city.

What is the Bihar jamabandi, and what does it prove?

The jamabandi is Bihar's current record of who holds each piece of land. It is kept as Register II (पंजी-II) at the circle (anchal) office. The circle office updates it whenever a dakhil kharij (mutation) is approved. Each holder is called a raiyat.

Bihar also has older survey records called the khatian: the cadastral survey khatiyan, the revisional survey khatiyan and, in many villages, the new special survey record. The khatiyan is the survey snapshot. The jamabandi is the running record that changes with every sale and inheritance.

What it proves: that a person is recorded as raiyat for certain plots, and pays rent (lagan) for them. What it does not prove: ownership. Title comes from your registered deed, partition, will or court decree. Think of the jamabandi as a mirror of those documents, and a mirror can be wrong. Our guide to khasra, khatauni and jamabandi explains how the records fit together, and the Bihar state guide covers local risks such as the ongoing land survey.

How do you check Bihar Bhumi jamabandi online, step by step?

The jamabandi viewer takes about two minutes once you know your numbers. The district and circle names are in English. The halka, mauja and the record itself are in Hindi.

1. 1

   Open Bihar Bhumi

   Go to biharbhumi.bihar.gov.in and click जमाबंदी पंजी देखें. The register opens on emutation.bihar.gov.in, the department's own site.
2. 2

   Choose district (जिला) and circle (अंचल)

   Pick the district where the land lies, then its circle, and press Proceed. The circle is the anchal, the revenue block run by the circle officer.
3. 3

   Choose halka (हल्का) and mauja (मौजा)

   The halka is the revenue karmachari's beat. The mauja is the revenue village, shown as name and thana number, for example a village name followed by "- 36".
4. 4

   Pick how to search

   Choose one option: volume and page (भाग, पृष्ठ), raiyat name, plot number (खेसरा), khata number, jamabandi number, or computerised jamabandi number. You can also list the whole mauja's register by name.
5. 5

   Answer the security code

   The सुरक्षा कोड is a small sum printed on the page, such as 5 + 7. Type the answer and click Search.
6. 6

   Open your row and save it

   A list appears with raiyat name, khata, volume, page and jamabandi number. Click देखे (view) on your row to open Register II, then save it as a PDF with the date showing.

If you are not sure what your state calls each record, the land record finder sets out each state's names side by side.

How do you read every column of Register II?

Register II has a header, an owner line, a plot table and a mutation section. Here is an invented example of how a page looks, translated.

Header: Volume (भाग) 18 · Page (पृष्ठ) 1011 · Jamabandi no. 12 · Computerised jamabandi no. 9000… · District, circle, halka, mauja · Thana no. 36

Raiyat: Owner A, son of Owner B, resident of the mauja

What each part means:

• Volume and page. Where this jamabandi sits in the circle's register. Note them down, since they are the quickest way back to it.
• Jamabandi number and computerised jamabandi number. The account number for this raiyat. The long computerised number is unique across Bihar and is used for SMS alerts and Aadhaar seeding.
• Raiyat line. The recorded holder or holders, with father or husband, and sometimes caste and residence. Joint holders appear together.
• Khata and khesra. The khata is the survey account number. The khesra is the plot number on the village map, much like a khasra elsewhere.
• Area (रकबा). Given as acre (ए), decimal (डि) and hectare (हे). One decimal (dismil) is a hundredth of an acre, about 435.6 square feet. Local deeds often use bigha, katha and dhur, whose size varies by district. Use the land unit converter to compare.
• Boundaries (चौहद्दी). Who or what lies east, west, north and south: a neighbour's name, a road, a canal.
• Authority for change (परिवर्तन के लिए प्राधिकार). The order or case behind the entry. A new case number here is worth noticing.
• Lagan and cess. Annual land rent and cess. The page also lists recent rent receipts, which change with every payment and do not mean anything happened to the land.
• Dakhil kharij section. Lists mutation cases filed online against this jamabandi. "Mutation Cases Not Found !!" means none are on record. The page can also show land mortgages and revenue court cases that were entered online.

How do you check dakhil kharij status in Bihar?

Bihar Bhumi has a public status page that anyone can use without logging in. It works for your own case, and it also shows mutation applications other people have filed on your plot.

1. 1

   Open the status page

   On biharbhumi.bihar.gov.in click दाखिल ख़ारिज आवेदन स्थिति देखें.
2. 2

   Choose district, circle and financial year

   The year is the financial year (April to March) in which the case was filed.
3. 3

   Search one of four ways

   By case number (वाद संख्या), deed number, mauja, or plot number, then answer the security code.
4. 4

   Read the result

   You will see each case's number, the parties and how far it has gone. A plot search lists every dakhil kharij application on that plot for the year.

Two related links help if you filed a case yourself. Mutation Defect Check Status (दाखिल ख़ारिज त्रुटि जांच) finds an application by its token number. Returned by circle officer (अंचलाधिकारी द्वारा वापस किया गया) shows applications sent back for corrections. The department's online mutation guide lists a call centre for help with applications, 1800 345 6215.

For how mutation works in general, from sale to death in the family, read our guide to mutation, intkal and dakhil kharij.

How do you get a signed or certified copy?

The free online view is for checking only. For a bank, court or sale you usually need a signed copy. Bihar issues these online through the Bhu-Abhilekh portal (bhuabhilekh.bihar.gov.in), linked from Bihar Bhumi as डिजिटल हस्ताक्षरित भू-अभिलेख.

The steps, from the department's own guide:

1. Log in with your mobile number through Public Login. New users register first.
2. Search for the record by district, circle, mauja, case number, year, khata, khesra or party name.
3. Click View to see the scanned record, then Apply for Download Copy.
4. Choose the pages you need. The fee is shown before you pay. Pay online and keep the receipt.
5. Track the request under Track Application in your profile.

The portal holds more than Register II. It also has cadastral and revisional survey khatiyans, dakhil kharij case files and registers, revenue maps, and consolidation and land acquisition records. Fees are charged per page, and the department can change them, so check the amount on screen. If the record you need has not been scanned yet, ask at the circle office, or use an RTI request. Our RTI application generator drafts one for you.

What goes wrong, and how do you fix it?

Most problems come from the portal, the script or the record itself, and most can be fixed from home.

How do you spot a suspicious change, and what do you do?

Compare each new view with the last copy you saved. Four changes matter:

• A new dakhil kharij case on your jamabandi or plot that nobody in the family filed.
• A changed area or a plot removed. In a mutation, land is struck off the old raiyat's jamabandi and added to the new one, so your area falls.
• A new raiyat name or a missing heir.
• A new mortgage or court case in the lower sections.

Bihar's process gives you a window. When a dakhil kharij application comes in, the revenue karmachari checks each plot on the ground and the revenue officer reviews it. Before ordering it, the circle officer issues a general and an individual notice and waits 14 days for objections. If an objection is filed, the circle officer must hear all sides before passing an order.

Then:

1. Save evidence. Download the jamabandi and the case details with the date showing.
2. Get a signed copy of the jamabandi and, where available, the dakhil kharij case file from Bhu-Abhilekh.
3. Contact the circle office. The circle officer (anchaladhikari) decides dakhil kharij cases. The revenue karmachari does the field check, a role much like the patwari elsewhere. You can follow revenue court cases and cause lists online.
4. Talk to a local property lawyer. If an order has already been passed, an appeal or revision goes to a higher revenue court, usually starting with the Deputy Collector Land Reforms (DCLR) of the sub-division. Time limits are short, so ask a lawyer quickly. Also check the encumbrance certificate for any registered sale.

How can NRIs manage this from abroad?

You can do nearly everything above from outside India, with a few practical limits.

• Viewing the jamabandi and dakhil kharij status needs no login, only a connection that loads the site. If it will not open from abroad, a relative in India can check and send you screenshots.
• Logging in to object, apply or buy signed copies uses mobile OTP. An Indian mobile number on roaming, or a trusted relative's phone, makes this easier.
• Office work happens on India time, in normal government office hours, and stops on Sundays and public holidays. Use the India office hours planner to find a time that suits you.
• Sending a relative safely. A relative can view records, collect copies and attend the circle office as your messenger without any power of attorney. They should never sign on your behalf, never hand over original deeds, and never apply for mutation in your name unless you have checked every page.

Bihar also offers an SMS alert service on a jamabandi. Log in, choose the jamabandi and plots, and you get a text when the jamabandi is corrected or a transaction is recorded. Register a phone you actually check.

How do you keep watch on Bihar land without checking every week?

Checking by hand works if you really do it. Every week or two, open the register, search the jamabandi and the plot's dakhil kharij status for the current financial year, and compare both with your last saved copy. Most families start keen and stop after a few months, and a 14-day objection window is easy to miss.

PlotPehra can do this for you. We check the official Bihar record every week and compare raiyats, plots, area and mutation cases with the last reading. A real person reviews any change before it reaches you by email and WhatsApp, in English and Hindi. We also watch the ground with free Sentinel-2 satellite images, looking for new construction, digging or crops that do not fit your field's normal pattern. Paper changes and ground changes are different kinds of risk, so we watch both. We only need the district, circle, mauja and your khata or plot number. No power of attorney, ever.

To recap: save a dated copy of your jamabandi, note your volume, page and computerised jamabandi number, check dakhil kharij status by plot each financial year, and never let a notice period pass unseen.