Banglarbhumi Mutation 2026: Apply Online, Fees, Status
Mutation (নামজারি, namjari, also called dakhil kharij) puts your name in the West Bengal land record after you buy, receive or inherit land. You apply online at banglarbhumi.gov.in, pay a processing fee of ₹40 to ₹10,000 per decimal depending on land class and location, and attend a hearing at your Block Land & Land Reforms Office (BL&LRO). The officer must pass a written order within 60 days, or 120 days if a field inquiry is needed.
Check these before you apply
Most delays start with a mismatch between the deed and the record.
- Names match exactly. Buyer and seller names on the form must match the registered deed letter for letter.
- The seller is in the current LR khatian. Search the plot on Know Your Property. If the record still shows an earlier owner, that earlier transfer has to be mutated first.
- The deed’s plot number is current. Old deeds often quote an RS dag. Convert it with RS-LR Information so you file against the right LR plot.
- You have an account. The application needs a citizen login.
Documents to scan before you start
| Your case | Upload |
|---|---|
| Bought the land | Registered sale deed, ID proof, address proof |
| Received it as a gift, partition or exchange | The registered gift, partition or exchange deed, ID and address proof |
| Filing for someone else | Power of attorney, plus the buyer’s deed and ID |
| Court decree | Certified copy of the court order |
| Inherited it | Approved warish (legal heir) record, death certificate, legal heir certificate |
A recent khajna (land revenue) receipt for the plot also helps the officer confirm the holding. Carry the originals of everything you upload: you’ll show them at the hearing.
How to apply for mutation online
- Sign in at banglarbhumi.gov.in and open Online Application → Mutation Application.
- Identify the mouza: select district, block and mouza.
- Choose the Applicant Type: Vendee (Self) if you are the buyer, Power of Attorney if you hold a POA for the buyer, or Others.
- Enter your address and the Mode of Transfer (sale, gift and so on).
- Enter the deed number and date of the deed exactly as printed on the registered deed, then the buyer and seller details.
- Under List of Enclosures, upload your scanned documents.
- Check the fee shown in the CIRCULAR panel. It is calculated from the rates in the next section.
- Read the SoP for Disposal of Mutation, type the captcha, tick the self-declaration and click Submit.
- Pay the processing fee online through GRIPS, the state’s payment gateway.
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Banglarbhumi mutation fee: rates per decimal
The fee depends on three things: the land’s class, where it sits (rural, municipal, or municipal inside the Kolkata Metropolitan Development Authority area, KMDA), and its area in decimals. These rates include the application fee and come from the department’s mutation fee circular.
| Land class | Rural | Municipal (outside KMDA) | Municipal (inside KMDA) |
|---|---|---|---|
| Agricultural | ₹40 | ₹60 | ₹80 |
| Non-agricultural, non-commercial | ₹100 | ₹150 | ₹200 |
| Commercial or industrial, up to 10 decimals | ₹500 | ₹1,500 | ₹5,000 |
| Commercial or industrial, over 10 decimals | ₹1,000 | ₹3,000 | ₹10,000 |
Worked examples:
- 5 decimals of agricultural land in a village: 5 × ₹40 = ₹200
- 3 katha (about 5 decimals) of homestead land in a municipality outside KMDA: 5 × ₹150 = ₹750
- 8 decimals of non-commercial land inside KMDA: 8 × ₹200 = ₹1,600
The land class used is the one in the record, so check the classification on Know Your Property before you estimate. Some older websites still quote ₹1 per decimal, paid by court fee stamp. Those rates date from 2006 and no longer apply.
If an agent quotes thousands for a small residential plot, most of it is their own charge.
What happens after you submit
Your application becomes a mutation case at the BL&LRO. From there:
- Hearing date. The BL&LRO fixes a date, and a Revenue Officer enters it into the system. The system generates a hearing notice for you and for any opposite party.
- Notice to others. Anyone with an interest in the land, such as a co-sharer, gets a chance to object.
- Urban ceiling check. If the plot lies in an urban agglomeration under the Urban Land (Ceiling & Regulation) Act, 1976, the office asks the Competent Authority for a report. If none arrives within 30 days, no objection is presumed.
- Hearing. Attend with the originals of every document you uploaded. No mutation case can be finally decided without hearing you and any interested party.
- Written order. The officer allows or rejects the mutation in writing.
How long mutation takes
Under the department’s simplified procedure for mutation, every application must be decided within 60 days of receipt, or 120 days if a field inquiry is needed. If the office misses that limit, the reason must be recorded in the case order sheet, and the official concerned is answerable for it.
Within that limit, the real pace depends on hearing slots, objections and earlier transfers still pending on the plot.
How to check mutation status
Open Citizen Services → Mutation Status on the portal. You can search two ways:
- Case wise: select district, block and mouza, then enter the mutation case number.
- Deed wise: enter the deed number and deed year. This works even if you’ve lost the case number.
To see whether any mutation is running on a particular plot, use Mutation Plot Khatian Status and search plot-wise or khatian-wise. Pending earlier cases on the same plot often explain a slow one.
If your case is past 60 days
Note your case number and application date, then raise a Public Grievance or meet the BL&LRO in person. Ask what stage the case is at and why it is pending. If you get no answer, write to the Sub-Divisional or District Land & Land Reforms Officer.
If mutation is rejected
The written order states the reason. Common causes are a name mismatch with the deed, a seller not recorded in the current khatian, an earlier transfer not yet mutated, or an objection upheld at the hearing. Fix the cause, then take the order to the BL&LRO or a land lawyer to decide whether to refile or challenge it.
After the mutation order
- Check the record. Search your plot on Know Your Property and confirm your name, share and area are correct.
- Download your updated khatian. A digitally signed copy is free online since July 2026. Banks ask for this, not just the deed.
- Pay khajna in your own name from now on, and keep each receipt.
- Apply for conversion only after mutation, if you plan to build on land recorded as agricultural.
If the record shows a spelling error, raise it through Public Grievance or at the BL&LRO quickly, before you sell, mortgage or pass the land on.
