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Buying in Bihar? Your jamabandi and khatiyan are the record — not the proof.

The records here

Your documents are in Hindi. The engine reads Hindi.

Your khatiyan, jamabandi, sale deeds and the papers from the ongoing state survey — read in their own language, with no translation step and no document set aside because of its script. The state's Bhulekh portal shows the entries; the deeds behind them are what the check reads.

What the record won't tell you.

A jamabandi entry does not show whether the land is gairmazarua (public) land in someone's long possession, or whether the old khatiyan was carried into the new survey correctly. Registration records a transaction; it does not prove ownership.

If a document is missing, your Preliminary Title Scrutiny Report names it, names the check it unlocks, and names the office holding it — the Sub-Registrar's office for deeds, the Anchal office for jamabandi and khatiyan records.

Bihar · authorities, records, checks

Title check in Bihar: who keeps the record, and what to verify

Bihar's records are being rewritten by a state-wide special survey, so title checks often have to reconcile two generations of records: the old jamabandi and the new survey entries, plus land given under bhoodan and ceiling laws that carries its own transfer conditions.

Compiled by the Property Opinion research team · last verified 23 September 2026

Who administers what

Revenue and Land Reforms Department (Circle Officer, DCLR): The jamabandi, mutation and the ongoing survey.
Directorate of Land Records and Survey: Survey records and the Bihar Bhumi portal.
Sub-Registrar, Inspector General of Registration and Stamps: Registration of deeds.
Municipal corporations and ULBs: Holding tax and urban records.
Development authorities (BUIDCo and others): Planned layouts and allotment.
Bihar RERA: Registered projects and promoters.

The records your report reads

Jamabandi: The record of rights — khata and khesra numbers, the raiyat's name, area and share.
LPC (Land Possession Certificate): The circle office's certificate of possession over the described land.
Mutation (dakhil kharij) order: The DCLR's change of the record after a transfer.
New survey khatian: The entries the special survey is publishing, which can differ from the old jamabandi.
Bhoodan and ceiling records: Land donated or vested under those laws, carrying transfer conditions.
Encumbrance certificate: The Sub-Registrar's index of registered transactions.

Registration and stamp duty

Deeds are registered under the Registration Act, 1908, with stamp duty under the Indian Stamp Act as it applies in Bihar, charged on the higher of the consideration and the minimum value register rate. A registered deed does not by itself change the jamabandi; the mutation order does.

Encumbrance searches

The registration index shows executed deeds; the revenue record shows the holder; and the special survey is adding a third layer that can differ from both. Where records disagree, the check names which generation of record supports the seller.

What a title check should verify in Bihar

Does the jamabandi — and, where published, the new survey khatian — show the seller for the plots in the deed?
Is there a mutation order for every transfer in the chain, including the older manual mutations?
Was any part of the land ever bhoodan-donated or ceiling-surplus, where transfer conditions travel with the land?
Do the old khesra numbers and the new survey numbers reconcile to the same ground?
Does the deed value meet the minimum value register rate for that area?
For urban plots, does the municipal holding record match the revenue record?

Portal names and office structures change, and the law is applied to the facts of each property. Your report cites what your own documents and the records show, and names the office holding anything that is missing. It is an AI title analysis, not a legal opinion. Read a sample title scrutiny report or see the price.

What your report shows

Every finding linked to its source

— the document and clause, verifiable by you.

The checks that passed

— what was examined and found clean, listed.

Search depth stated as a year

— "traced back to 2004," with the offices searched.

Limitations in the report

— what the record shows, and what it cannot.

Read a real report → · How the title scrutiny works →

Pricing

Preliminary ₹1,999 + GST (₹2,359 all-in) — covers up to 100 pages, then ₹10 a page. The full title report is a separate ₹1,999 + GST.

FAQ — Bihar

The seller has lived on the land for decades but holds no deed.

Long possession is not a substitute for a valid conveyance — and in Bihar, land held that way is frequently gairmazarua (public) land that no one can privately sell. Upload what exists — the khatiyan, the jamabandi, any papers of purchase — and the report shows you what the record supports.

The old khatiyan and the new survey entries don't match.

The state's ongoing survey is exactly when such mismatches surface. The check reads both records and the deeds between them; the report shows you where the chain holds and where it doesn't.

It's the property check where you see everything it checked.

Start your title check

Districts we cover in Bihar

The check is the same across Bihar — the record terminology on this page applies statewide. Major districts, with dedicated district pages opening as search volume builds:

Patna · Gaya · Muzaffarpur · Bhagalpur · Darbhanga · Purnia · Begusarai · Nalanda · Saran · Vaishali · Bhojpur · Rohtas

Coverage is not limited to this list — if the land records office for your district issues the documents, the engine reads them.