Property Mutation in Bihar(Full Legal Real-estate Details)

Property Mutation in Bihar

Buying your property is something all of us dream of. And finding the right property that fits within your budget and has good value takes a long time. When you finally find the right land or property, there are several procedures that you need to follow. One of these procedures is property mutation. Property mutation is a very important procedure that you need to do to receive ownership of the property. In this article, we will explain the process of property mutation in Bihar. This process is available both online and offline. 

It is great you are plannig to buy flats & resident in Patna.  But at the same time you are wishing to know the full legal details regarding Real estate in Patna. Let me help you by my article.

What is Property Mutation?

Property mutation is a process that you have to follow to receive legal ownership over the property you have bought. The municipal body records all transfers of property ownership to issue property tax payment liabilities. This applies to all types of immovable assets such as land, flat, shop, and more.

What is Property Mutation

Property mutation is a way to ensure that the transfer of ownership has taken place. It shows that the property has transferred from one owner to another. Also, it helps authorities to fix the responsibilities of taxpayers’. Property mutation is also known as Dakhil-Kharij in India.

Things to know about Property Mutation in Bihar

It is okay you have planned to buy real estate in Patna. You have to came across many many government process. Before you start with the process of property mutation. There are a few things you need to know to ensure that the process goes smoothly. Some of the things you need to keep in mind during the process are:

  • If you don’t do the property mutation on time. You have to pay a very small penalty amount. So you can do it whenever you feel like. However, if you plan to sell the property, it can become an issue. Buyers will ask for property mutation papers. And if you don’t have it can affect your chances of selling your property.
  • Even though property mutation is not legally binding, it stands as proof of ownership of the property and it can also act as a tax record.
  • Property mutation charges can depend on the state to state. However, in most cases, they are charged in the same range.
  • Property mutation is not a one time process, they are updated at regular intervals. This will ensure that the ownership of the property is up to date.

Circumstances for Filing Property Mutation

The procedure of property mutation can vary from state to state. However, across India, you have to file a property mutation under these specific circumstances:

  • If you have purchased a property.
  • Inheritance of the property as an heir after the death of the owner.
  • If you have purchased the property through a power of attorney.

Why is Property Mutation in Bihar Important?

One of the benefits of getting a property mutation is, that you can get it done whenever you want. However, it is better to do it  as soon as possible. If you don’t do the property mutation earlier, you will have to pay a small penalty fee which varies from state to state. 

However, if you are planning to sell your property in the future. Not having the property mutation is going to be a problem. Since it is proof of the transfer of ownership of the property. Without the existence of the papers can affect your chances of selling the property.

Types of Property Mutation

Property mutation is of two types, it can apply on lands and apartments.

1. Land Mutation

One thing that you need to keep in mind in property mutation is that when it comes to land, it is compulsory to do the property mutation process.  If you don’t get it done, the transfer of ownership of land will be incomplete. Although, land mutation is not legally binding to the buyer of the land. It must be done by the buyer within 3 to 6 months of purchase. Doing the land mutation keeps the government records updated. It also resolves any confusion related to the transfer of ownership of the land.

2. Apartment Mutation

In the case of apartments, the mutation is more of a legal formality. Transfer of ownership of flats and apartments happen as soon as the property registration is done. However, you will have to show the property mutation papers when selling the property in the future. The papers might also help in recording electricity payments.

Documents Required

In order to start the process of property mutation, you will need a certain amount of documents that are required to complete the process of property mutation. They are: 

  • A fully filled property mutation application form.
  • A copy of the sale deed. 
  • Affidavit. 
  • Indemnity Bond. 
  •  Copies of Aadhar card. 
  • Tax receipts. 
  • In case of death of the owner, then the copy of their will, death certificate, or succession certificate. 

How to Apply for Property Mutation in Bihar

Municipal authorities that are in your area keep land records and that is where you usually get the mutation of your property done. You can also go online and get the mutation done since so many states in India has already implemented them.

In Bihar, the property mutation can be done online and offline. So you can choose whichever according to your convenience. 

Steps to Apply Online for Property Mutation in Bihar

Step 1: Log in

Before you even start the official process of property mutation. Firstly, you will need to log on to the official Bihar bhumi website. In the website, you can find the option of online dhakil kharij that will be written as “ऑनलाइन दाखिल ख़ारिज आवेदन”.

Property Mutation in Bihar

To actually get it done, you need to have a registered user. If you don’t, then you’ll have to make one by registering yourself on the website with the required details. 

Step 2: Application Submission

After you have registered yourself as a user, you need to fill up the necessary parts of the application, which are your personal details, type of transfer, property address, and more. 

Property Mutation in Bihar


Any individual that has received a property or land through purchasing the property or by inheriting it should apply for property mutation. 

There is no deadline for applying for property mutation. We recommend to apply for it as soon as possible. However, buyers need to apply immediately land to apply immediately. While buyers of apartments and flats can do it whenever they want.

Property mutation in Bihar takes at least a month until it the government adds it in their records. 

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