The Department of Revenue and Land Reforms, Government of Bihar has established a comprehensive system for transferring ancestral property into legal heirs’ names. The process involves obtaining a legal heir certificate, completing mutation (Dakhil Kharij), and finalizing property registration through the Sub-Registrar’s office. Citizens can now complete several steps online through the Bihar Bhumi Portal and Parimarjan Portal, making the entire procedure more accessible and transparent.
- 1 Bihar Ancestral Property Registration 2025 Overview
- 2 Eligibility Criteria for Ancestral Property Claim
- 3 Step-by-Step Process to Register Ancestral Property in Bihar 2025
- 4 Fees and Charges for Ancestral Property Registration 2025
- 5 How to Track Mutation Status Online
- 6 What to Do If Property Is Disputed
Bihar Ancestral Property Registration 2025 Overview
| Particulars | Details |
|---|---|
| Managing Department | Department of Revenue and Land Reforms |
| Process Name | Ancestral Property Transfer / Mutation |
| Application Mode | Online + Offline |
| Mutation Processing Time | 30 to 90 Days |
| Legal Heir Certificate Time | 15 to 30 Days |
| Stamp Duty | 6% (Male) / 6% (Female) |
| Registration Charges | 2% of Property Value |
| Partition Deed Stamp Duty | ₹50 (For Inherited Family Property) |
| Official Portal | biharbhumi.bihar.gov.in |
The Bihar government has digitized land records, enabling citizens to verify ownership details, track mutation status, and download Jamabandi documents without visiting government offices physically.
Eligibility Criteria for Ancestral Property Claim
Who Can Claim Ancestral Property in Bihar
The following individuals are eligible to claim ancestral property:
- Legal heirs of the deceased property owner
- Spouse of the deceased owner
- Children (including minor children through guardians)
- Parents (in absence of spouse and children)
- Siblings (as per succession laws)
Documents Required for Property Transfer
| Document | Purpose |
|---|---|
| Death Certificate | Proves the previous owner is deceased |
| Legal Heir Certificate | Establishes inheritance rights |
| Family Tree Certificate | Shows relationship between heirs |
| Jamabandi / Khatiyan Copy | Land ownership proof |
| Aadhaar Card & PAN Card | Identity verification |
| Mutation Application Form | Required for name transfer |
| Affidavit on Stamp Paper | Declaration by applicant |
| NOC from Other Heirs | Consent from family members |
| Property Tax Receipts | Latest payment proof |
| Court Decree | Needed for partition cases (if disputed) |
Keep both digital and notarized copies of every document for smooth processing.
Step-by-Step Process to Register Ancestral Property in Bihar 2025
Step 1: Verify Land Records on Bihar Bhumi Portal
Before initiating any legal process, confirm ownership details online:
- Visit the official portal at biharbhumi.bihar.gov.in
- Select your District, Circle, and Village
- Search by Khata number, Plot number, or Owner name
- Download Jamabandi, Khasra, and Khatiyan documents
- Verify if the land remains under the ancestor’s name
This verification protects against unauthorized transfers made without your knowledge.
Step 2: Obtain Legal Heir Certificate
The legal heir certificate establishes your right to inherit property:
- Visit your local Taluk Office or apply online through the Bihar government portal
- Submit the application form with death certificate
- Provide identity proof and residence proof of all legal heirs
- Attach relationship proof documents
- Pay applicable fees (₹100 to ₹500)
- Processing takes 15 to 30 days
Step 3: Apply for Mutation (Dakhil Kharij)
Mutation updates government land records with the new owner’s name:
- Submit application at the Circle Office (Anchal Office) or through Bihar Bhumi Portal
- Attach death certificate and legal heir certificate
- Provide Aadhaar, PAN, and photographs
- Submit signed application form with affidavit
- Pay mutation fees (₹500 to ₹1500)
- The Circle Officer verifies documents and may conduct field inspection
- Processing takes 30 to 90 days
Step 4: Property Registration at Sub-Registrar Office
Complete the final registration process:
- Draft the transfer deed on stamp paper
- Calculate and pay stamp duty (6%) and registration charges (2%)
- Book appointment at the Sub-Registrar’s Office through the online portal
- Both parties and witnesses must appear in person
- Submit all original documents for verification
- Complete biometric verification (fingerprints and photographs)
- Receive registered deed after successful processing
Fees and Charges for Ancestral Property Registration 2025
| Process | Time Required | Cost |
|---|---|---|
| Legal Heir Certificate | 15-30 Days | ₹100 – ₹500 |
| Mutation (Dakhil Kharij) | 30-90 Days | ₹500 – ₹1500 |
| Registry Updates | 1-2 Weeks | ₹2000 – ₹3500 |
| Certified Land Record Copy | Same Day to 7 Days | ₹20 – ₹200 |
| Court Partition Suit | 6 Months – 3 Years | Depends on Lawyer |
Special Concession: For partition of inherited family property, stamp duty is only ₹50 and registration fee is ₹50.
How to Track Mutation Status Online
Monitor your application progress through these steps:
- Navigate to parimarjan.bihar.gov.in
- Click on Check Status of Online Mutation
- Select your District and Anchal (Circle)
- Choose the Financial Year of application
- Search by Case Number, Deed Number, or Khesra Number
- View current status and next hearing date
Important Links
| Description | Link |
|---|---|
| Bihar Bhumi Main Portal | https://biharbhumi.bihar.gov.in |
| Mutation Status Check | https://parimarjan.bihar.gov.in |
| Property Registration | https://bhumijankari.bihar.gov.in |
| Land Records Search | https://bhuabhilekh.bihar.gov.in |
What to Do If Property Is Disputed
When multiple heirs disagree on property division:
- File a partition suit in civil court
- The court examines all claims and evidence
- A decree is issued specifying each heir’s share
- Use the court order to complete mutation and registration
- This process may take 6 months to 3 years
Frequently Asked Questions
What documents are needed to claim ancestral property in Bihar?
You need death certificate, legal heir certificate, Khatiyan copy, Aadhaar, PAN, family tree certificate, and NOC from other heirs.
How long does mutation take in Bihar?
The mutation process typically takes 30 to 90 days depending on document completeness and verification requirements.
Can mutation be done online in Bihar?
Yes, you can apply for mutation online through the Bihar Bhumi Portal or Parimarjan Portal and track application status digitally.
What is the stamp duty for inherited property in Bihar?
For partition of inherited family property, stamp duty is only ₹50 with registration fee of ₹50. Regular transfers attract 6% stamp duty.
Is legal heir certificate mandatory for property transfer?
Yes, the legal heir certificate or succession certificate is mandatory to establish inheritance rights before mutation.
Where can I verify land records in Bihar?
Visit biharbhumi.bihar.gov.in to check Jamabandi, Khatiyan, and other land records by entering district, village, and plot details.
What if other heirs don’t provide NOC?
You must file a partition suit in civil court to legally divide the property when other heirs refuse consent.
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