In Bihar, a mutation (dakhil-kharij) application is decided by the Circle Officer (Anchal Adhikari). Usually it is filed on the Bihar Bhumi portal after a sale, inheritance, gift or partition. When the application is rejected, many landholders simply apply again. That wastes time and often leads to a second rejection on the same ground.
The law gives a specific remedy: an appeal to the Deputy Collector, Land Reforms (DCLR). This article explains when to file it, what to file, and what happens next.
Step 1: Get the rejection order and read the reason
Download or obtain a certified copy of the Circle Officer's order. The reason for rejection decides what the appeal must answer. Common reasons are:
- a break in the chain of documents (for example, the seller's own name was never mutated)
- a mismatch in khata, khesra or area between the deed and the jamabandi
- an objection by a co-sharer or another claimant
- missing heirship or family-tree papers in an inheritance mutation
- an incomplete online application, or documents not uploaded
Step 2: File the appeal before the DCLR within 30 days
An appeal against the Circle Officer's order lies before the DCLR of the sub-division under the Bihar Land Mutation Act, 2011. Under Rule 11 of the Bihar Land Mutation Rules, 2012, it must be filed within 30 days from the date of the order.
The appeal memo should contain:
- the order under appeal and its date
- a short statement of facts and the chain of title
- the specific grounds on which the order is wrong
- the documents relied on
- the relief sought, usually setting aside the order and directing mutation
Missed the 30 days? Rule 11 allows the DCLR to condone the delay for sufficient reasons. File an application explaining the delay along with the appeal, supported by facts and documents where possible.
Step 3: The hearing
The DCLR issues notice to the other side and calls for the records from the Circle Office. Both sides are then heard. Rule 11 contemplates disposal of the appeal within 30 working days of filing, though in practice it can take longer.
If the appeal is allowed, the case record goes back to the Circle Office. A correction slip is issued and the jamabandi is updated in the revenue records.
Step 4: If the DCLR also rejects
A revision lies before the Collector of the district under the Act and the Rules. The time limit is short, so act promptly. Where an order is without jurisdiction or in breach of natural justice, a writ petition before the Patna High Court may be considered.
Mutation does not decide ownership
Mutation is an entry in the revenue record for fiscal purposes: it shows who pays the rent (lagan). It does not confer title. In Suraj Bhan v. Financial Commissioner, (2007) 6 SCC 186, the Supreme Court held that entries in revenue records serve a fiscal purpose and do not confer ownership. The Court repeated this in Jitendra Singh v. State of Madhya Pradesh (order dated 6 September 2021). If there is a real dispute over title, the remedy is a civil suit, and the mutation follows the civil court's decree.
Documents to keep ready
- Certified copy of the Circle Officer's order, and the mutation application with its acknowledgement
- Sale deed, gift deed, partition deed or will, with registration details
- Previous jamabandi or rent receipt (lagan rasid) in the seller's or ancestor's name
- Khatiyan, and the Land Possession Certificate (LPC) if issued
- For inheritance: death certificate, family tree (vanshavali), and the consent of co-sharers where relevant
- Identity proof of the appellant
Frequently asked questions
Can I just re-apply instead of appealing?
If the rejection was only for a missing upload, a fresh application with the complete documents may work. If the Circle Officer decided a point against you (an objection, or a defect in the chain), an appeal is the proper remedy.
Is the appeal filed online?
The procedure and portal options change from time to time. Check the current practice at the DCLR office or on the Bihar Bhumi portal before filing.
Does a mutation in my name make me the owner?
No. Mutation is a revenue entry. Ownership rests on your title documents, and disputes over title are decided by the civil court.
How long does the appeal take?
The Rules contemplate disposal within 30 working days of filing. Actual time depends on notices, objections and the office’s workload.
This article is general information about procedure in Bihar and is not legal advice. Facts differ from case to case, and the law and portal procedures change. Read the current Act and Rules, or consult an advocate about your own matter.
Related: Mutation rejected after jamabandi split · How to apply for mutation in Bihar · Errors in the Bihar land survey · How to check land before buying in Bihar · Jamabandi correction through Parimarjan · Mutation & Land Records in Bihar · Property & Title in Patna
Sources (links checked 1 November 2026): Bihar Bhumi portal · Bihar Land Mutation Act, 2011 (PDF, PRS India) · Bihar Land Mutation Rules, 2012 (PDF, LBSNAA)
New guides on WhatsApp: Follow the CLC Legal – Bihar Law Guides channel