Bihar Bhumi: Jamabandi Panji, Online Mutation, LPC and Lagan Payment

Bihar Bhumi is the Bihar government’s land-records portal at biharbhumi.bihar.gov.in, run by the Department of Revenue and Land Reforms. Most people open it for one of four jobs: to read the jamabandi panji (the circle’s revenue register) for a plot, to file dakhil-kharij (mutation) after buying or inheriting land, to apply for a land possession certificate (LPC), or to pay lagan (land revenue). Viewing a record is free and needs no login; the services need a one-time registration with your mobile number.

The confusion most people carry is about what the screen proves. The jamabandi you see on Bihar Bhumi is a digitised copy of the register kept at the anchal (circle) office, and the portal’s own disclaimer says entries may be missing or wrong. A wrong entry isn’t fixed by complaining at the counter or by filing a fresh mutation. It goes through Parimarjan Plus, the correction route, and any formal use needs an LPC or a digitally signed copy, not a screenshot. Keep those three routes apart and Bihar Bhumi becomes much easier to use.

What Bihar Bhumi Does at a Glance

Bihar Bhumi is a single front page for a cluster of separate department portals: e-mutation, Bhu-Lagan, Bhu-Abhilekh, Parimarjan Plus, Bhu-Naksha and the revenue court system. The table below gives the basics, all taken from the portal and the department’s own booklet.

Bihar Land Records Explained: Khatiyan, Jamabandi and the Rest

Bihar’s records come in layers, and each answers a different question. The khatiyan is the survey record of rights, prepared during the cadastral and revisional surveys, and it says who held which plot when the survey was done. The jamabandi panji, also called Register II, is the running revenue register at the circle office. The department’s FAQ explains that it was first written from the original khatiyan and zamindari returns after the Bihar Land Reforms Act, 1950 ended zamindari and circle offices were formed in 1952. Every mutation since then updates it.

A few terms appear on almost every Bihar Bhumi screen:

• Raiyat: the landholder recorded in the register.
• Khata and khesra: the khata number identifies a holding; the khesra number identifies one plot inside it.
• Rakba and chauhaddi: the area of the plot and its four boundaries.
• Halka and mauza: the halka is the revenue unit under a revenue karmachari; the mauza is the revenue village.
• Bhag and prishth: the volume and page of the jamabandi register, a quick way to search.

The national effort to digitise registers like this one, and why a clean register matters for credit and courts, is covered in our note on land records management in India. The roots of Bihar’s raiyat and zamindari vocabulary go back to the Permanent Settlement of 1793.

How to Check Jamabandi Panji on Bihar Bhumi

Checking a jamabandi takes a district, a circle, a mauza and one search key. No login is needed. The steps below follow the department’s booklet and FAQ.

1. Open biharbhumi.bihar.gov.in and click “जमाबंदी पंजी देखें” (view jamabandi register).
2. Select your district (jila) and circle (anchal), then click “Proceed”.
3. Select the halka (panchayat) and the mauza.
4. Choose one search option: bhag-prishth number, raiyat’s name, khata number, khesra number, old jamabandi number or computerised jamabandi number. You can also list every jamabandi of that mauza.
5. Click “Search”, then “view” against the right entry.

The page shows more than the register line. It lists cases that took land out of this jamabandi through online mutation (after 2017-18), land mortgage entries, changes made at the circle level and revenue court cases filed against it. The court-case line is the one a buyer should read slowly. To check only loans against a plot, open the jamabandi and click the link for land mortgage details; a bank enters its loan against the plot when it lends.

If you don’t know which circle a village falls in, start with the list of districts in Bihar and confirm the circle at the district’s revenue office.

How to Apply for Online Mutation (Dakhil-Kharij)

Dakhil-kharij is the entry of a change of ownership in the jamabandi: the new holder’s name goes in (dakhil) and the old holder’s share comes out (kharij). In Bihar it can only be applied for online. The Bihar Land Mutation Act, 2011 gives you 90 days from acquiring the right to apply; after that, the department’s FAQ says you attach a delay condonation petition, which the Circle Officer decides on merit.

Before you start, check one thing. The seller’s (or previous raiyat’s) jamabandi must already be online on Bihar Bhumi, and the khata, khesra and rakba you bought must appear in it with enough area to transfer. If they don’t, the portal won’t let the application through. That record has to be corrected through Parimarjan Plus first.

1. Open Bihar Bhumi and click “ऑनलाइन दाखिल ख़ारिज आवेदन करें” (apply for online mutation).
2. Log in with your mobile number. A new user registers first through “नागरिक लॉगिन” (citizen login), fills the Registration Form, clicks “Register Now” and enters the OTP.
3. Choose district and circle and click “नया दाखिल-खारिज आवेदन करें” (new mutation application).
4. Fill each section: applicant details, khata-khesra details, buyer or heir details, seller or previous jamabandi holder details, and evidence. Click “Save & Next” after each.
5. Upload each document as a separate PDF.
6. Verify the buyer’s mobile number by OTP, check the preview and click “Final Submit”. The acknowledgement carries a Token number.

The department asks raiyats to file from their own login. If someone else files from their ID, every return, notice and query goes to that ID, and you can’t correct the application yourself.

Documents for Dakhil-Kharij

The document depends on how you acquired the land. The department’s mutation FAQ lists the main cases:

• Sale, gift or exchange: the registered deed.
• Partition: a court partition order, a registered partition deed, or a mutual or panchayati partition paper with the written consent of all parties.
• Inheritance without a will: death certificate and vanshavali (family tree).
• Will: the will with its probate order.
• Court decree: a copy of the civil court or Bihar Land Dispute Resolution Act, 2009 order.
• Government settlement: the parcha issued by the competent authority.

If you bought from a descendant or one co-sharer instead of the recorded raiyat, add the vanshavali, proof of the seller’s relation to the raiyat and the written consent of the other sharers. Where the seller’s jamabandi is a joint one, the consent letter is mandatory.

What Happens After You Submit

The application reaches the Circle Officer’s court online. If it’s complete, it gets a dakhil-kharij case number; if not, it comes back to your login with reasons, and you correct and resubmit it. The revenue karmachari then physically verifies each khesra, and the revenue officer adds a view.

Before passing an order, the Circle Officer issues general and special notice and waits 14 days for objections. With no objection, the order is passed and a correction slip (shuddhi patra) issues, which moves the rakba from the old raiyat’s jamabandi to yours automatically. If someone objects within the 14 days, the Circle Officer hears all parties first. The portal also lets anyone file an objection online against a pending mutation case through “दाखिल-खारिज वाद पर आपत्ति दर्ज करें”.

The booklet doesn’t publish an end-to-end deadline for a mutation case, so don’t trust anyone who promises a date. A rejected or contested order goes to the higher revenue courts; the portal’s online revenue court system (RCMS) lists the courts of the Circle Officer, the Land Reforms Deputy Collector, the Additional Collector, the Collector and the Divisional Commissioner.

Parimarjan Plus: Fixing a Wrong or Missing Jamabandi

Parimarjan Plus is the online route for two problems: an error in a digitised jamabandi, and a jamabandi that never came online at all. It works under department letters starting with 1426(9) dated 05/06/2024, later supplemented in August 2024 and in January and March 2025.

For an error in an old online jamabandi (one that existed before online mutation began):

1. Open Bihar Bhumi, click “परिमार्जन प्लस” and log in with your mobile number.
2. Under “डिजिटल जमाबंदी में सुधार करें” choose “Rectification in Old Jamabandi”.
3. Search the jamabandi and open it. Mark YES against each section you want changed (name, father’s name, address, khata, khesra, rakba, chauhaddi, lagan), then mark YES on “परिवर्तन अनुरोध” against the field and enter the correction.
4. Upload evidence for each change, click “Preview”, then Finalize. Nothing can be edited after that.
5. Final Submit gives an acknowledgement number for tracking.

For a jamabandi left out of computerisation, choose “कम्प्यूटराईजेशन हेतु छूटे हुए जमाबंदी का डिजिटाईजेशन”, pick district, circle, halka and mauza, click “Prepare Application”, fill the jamabandi number, holding, volume and page you know, the raiyat, plot and lagan details, upload PDFs and submit.

The revenue karmachari checks the request and the Circle Officer approves or rejects it. One deadline matters: if an application is returned to you for correction and you don’t resubmit it within 30 days, it’s cancelled automatically. You can apply again afterward, but you lose your place.

A jamabandi wrongly placed in another mauza is a different case. Under letter 168(9) of 20/01/2025, that correction starts with an offline application to the Circle Officer, not on Parimarjan Plus.

LPC, Lagan and Signed Copies

These three services answer the question “what do I hand to an office?” The free jamabandi view is information. The department’s own booklet says the LPC is what citizens need for government benefits and loans.

Land Possession Certificate (LPC)

1. Click “ऑनलाइन एल॰ पी॰ सी॰ आवेदन करें”, log in and choose district and circle, then “नया LPC आवेदन करें”.
2. Search your jamabandi by halka, mauza and one key such as bhag-prishth, khata, khesra or name.
3. If the lagan is up to date, click “apply for LPC”; if not, pay the lagan first.
4. Click “चयन करें” against the jamabandi, fill your name, address and purpose, upload the self-declaration and any other evidence, then “Save & Next” and “Final Submit”.

The Circle Officer issues the LPC online after checking the jamabandi and your self-declaration. A joint jamabandi gets one LPC carrying every raiyat’s name; a separate LPC for your share needs a partition mutation first. Issued LPCs are viewable on the portal against the jamabandi page, which lets anyone verify them.

Paying Lagan Online

1. Click “भू-लगान” on Bihar Bhumi to open the Bhu-Lagan portal.
2. Enter district, circle, halka and mauza and one jamabandi detail, find your page and click “देखें” (view). The dues appear on screen.
3. Enter your name, mobile number and address and click the online payment button.
4. Pay by e-payment (net banking through PNB, IDBI, SBI, UBI, Canara Bank or Bank of Baroda, UPI or card through SBI), or print a challan to pay at a PNB or SBI counter.
5. After e-payment, the lagan receipt is generated. After a challan payment, the receipt shows on your jamabandi page.

If money leaves your account but no receipt appears, don’t pay again. The Bhu-Lagan portal’s own instruction is to open “लंबित भुगतान देखें” (Failed Transaction Status), enter the Transaction ID and press Verify. Without the ID, search your jamabandi and use the previous-payment option to find it.

Digitally Signed Records from Bhu-Abhilekh

Rule 297(ka) of the Bihar Record Manual, 1960 lets citizens get signed copies of revenue records, and Bhu-Abhilekh delivers them online. Log in, search by document type, district, circle, mauza, case number, year, khata, khesra or party name, click “View” for the scanned page and “Apply for Download Copy” for a signed one. Choose the pages, click “Send Application”, check the amount shown and click “Make Payment”. The booklet lists 28 record types on this portal, including the cadastral and revisional survey khatiyan, chakbandi khatiyan, village maps and the digitised jamabandi register. The portal shows the charge before payment; the booklet doesn’t print a fee schedule.

Track Status and Fix Common Errors

Every status page is free and sits on the Bihar Bhumi home page:

• Mutation case: “दाखिल ख़ारिज आवेदन स्थिति देखें”, then district, circle and financial year, “केस नंबर से खोजें”, case number and security code.
• Mutation returned or defective: “Mutation Defect Check Status”, with district, circle and Token number.
• LPC: “एल॰ पी॰ सी॰ आवेदन स्थिति देखें”, then the same steps with the LPC application number.
• Parimarjan Plus: “परिमार्जन प्लस आवेदन स्थिति देखें”, with district, circle and application number.

Most failures on Bihar Bhumi come from a handful of causes, and each has a fix:

• Seller’s plot not in his jamabandi. Mutation can’t proceed. Get the seller’s record corrected through Parimarjan Plus, then apply.
• Wrong circle or mauza selected. The search returns nothing. Village names follow the revenue mauza, which can differ from the postal village; try the khesra search across neighbouring mauzas of the same circle.
• Name spelt differently from the old register. Search by khata or khesra instead of name, then fix the spelling through Parimarjan Plus with evidence.
• Application filed from a cyber cafe’s login. Returns go to that ID. File future applications from your own mobile login, and stay in touch with whoever holds the old one.
• Lagan not updated. The LPC button stays closed. Pay the dues on Bhu-Lagan first.
• Server busy or OTP delayed. Wait and retry outside office hours; don’t submit twice, because a duplicate creates a second case.

To get SMS alerts whenever a transaction or rectification touches your jamabandi, use “SMS अलर्ट सेवा प्राप्त करें”, pick the plots and confirm with OTP. “Check AADHAAR/Mobile Seeding Status” shows which mobile number is linked to a computerised jamabandi.

Where to Complain

Bihar Bhumi has three complaint routes, and choosing the right one saves weeks:

• A wrong record: Parimarjan Plus, or the circle office for cases the department sends offline.
• A technical fault in e-Mutation, e-LPC, RCMS, Parimarjan or e-Jamabandi: “शिकायत दर्ज करे” (Raise a Ticket) on parimarjanplus.bihar.gov.in, which issues a 17-digit Ticket ID.
• A grievance against the office: the department’s जन शिकायत पोर्टल (Public Grievance Portal), with mobile OTP login.

Failed lagan payments have their own email on the Bhu-Lagan portal, [email protected]. The portal home page doesn’t list a telephone helpline, so treat any number circulating on social media with care.

Bihar Bhumi Today

The portal has moved from viewing records to correcting them at scale. The department ran a Revenue Maha Abhiyan from 16 August 2025 to 20 September 2025: teams carried printed jamabandi copies door to door and held halka-level camps for corrections, succession mutation, partition mutation and digitising left-out jamabandis. Parimarjan Plus got its current rules through letters issued between June 2024 and March 2025.

The home page also carries newer services beside the core four: e-Mapi for applying for land measurement, land-use conversion, door-step delivery of revenue maps, a Kaithi-script document translation service for old deeds, and links to the Bihar special survey services of the Directorate of Land Records and Survey. If your family’s papers are in Kaithi, that translation service is worth knowing before you try to read an old khatiyan yourself.

For anyone comparing states, Uttar Pradesh splits the same jobs differently; our UP Bhulekh khatauni guide shows the khatauni equivalent of Bihar’s jamabandi. Farmers should also know that schemes such as PM-KISAN pay only after land records are seeded, which makes a clean jamabandi more than a paperwork chore. Land records sit at the centre of land reforms for the same reason: the register decides who the state treats as the owner.

Frequently Asked Questions