Patna: The Bihar government is preparing to resume the dakhil-kharij (mutation of land records) process for apartment flats from next month through a proposed ordinance, offering relief to flat owners whose land mutation applications have remained stalled since April 2025.
The Revenue and Land Reforms Department has developed new software to facilitate the process and is seeking approval from the Law Department for the necessary amendments to the existing legal framework. Once the approval is received, an ordinance will be promulgated through the Governor to enable mutation for apartment flats using the new system.
The government will subsequently seek formal legislative approval during the winter session of the state legislature.
New software to address legal and technical hurdles
The department is developing a system to record the proportionate share of land associated with each apartment in the name of its individual owner. The new software is intended to address technical and legal challenges that have prevented the mutation process from moving forward.
According to the department, the Bihar Land Mutation Act, 2011, and its 2012 Rules do not explicitly provide for direct mutation of apartment-related land in the names of individual flat owners. The existing software also lacked the necessary provisions.
As a result, different administrative circles (anchals) had been following inconsistent practices for processing mutation applications related to flats.
When a flat is registered, the buyer acquires a proportionate share of the land on which the apartment building stands. However, an individual flat’s specific share cannot be physically demarcated in the same way as a conventional plot of land, creating complications in recording ownership.
The proposed system is intended to incorporate this proportionate land share into the mutation process.
Mutation process suspended since April 2025
The department suspended the mutation of land associated with apartment flats in April 2025. It had directed all divisional commissioners and district magistrates to immediately halt mutation, transfer of records and the creation of jamabandi entries in the names of individual flat owners.
The suspension followed concerns over the absence of explicit legal provisions and the lack of suitable software to process such applications consistently.
The department subsequently decided to develop a dedicated system for apartment-related land mutation. The procedures and regulations governing its implementation are now being finalised.
The department had earlier stated that the process would resume only after the software was ready and the necessary legal and administrative provisions were put in place.
Online facility planned for flat owners
Once the new system becomes operational, flat owners are expected to be able to complete mutation-related procedures without repeatedly visiting circle offices.
The Bihar Bhumi portal already provides an online facility for mutation of conventional land. The proposed system will introduce a separate mechanism for apartment flats, allowing the proportionate land share associated with each property to be recorded.
The department aims to make the process clearer, more transparent and technically robust, while reducing inconsistencies in land records and helping prevent disputes concerning apartment ownership.
