If you are buying, selling or verifying land or a flat in West Bengal, you will keep running into words like Khatian, RS, LR, Mouza, Dag and Mutation. Here is what they actually mean, in plain language.
What is a Khatian?
A Khatian is the core land ownership record maintained by the West Bengal government. It lists the owner’s name, the area of land, its classification (agricultural, homestead, etc.) and its tax/revenue status. One Khatian can cover several individual plots (Dag numbers) owned by the same person in the same Mouza.
RS Khatian vs LR Khatian — what is the difference?
These are two different survey/numbering systems used at different points in time, not two different types of ownership:
- RS (Revisional Survey), also called Sabek Dag — the older numbering system. Older deeds and family documents often only carry RS numbers.
- LR (Land Reforms), also called Hal Dag — the current, updated numbering system used by the Banglarbhumi portal today.
This matters practically: if you search the Banglarbhumi portal using an old RS number in a field expecting an LR number, you may get no result at all. Always try to have both RS and LR numbers on hand when checking a property.
What is Banglarbhumi?
Banglarbhumi (banglarbhumi.gov.in) is West Bengal’s official online land records portal, run by the Land & Land Reforms and Refugee Relief & Rehabilitation Department. It covers roughly 4.3 crore land parcels across more than 42,000 revenue villages, and lets you check ownership records, apply for mutation, view Mouza maps and pay related fees online.
What is Mouza?
A Mouza is the official revenue village — an administrative land unit that is often different from the local place name people commonly use. When searching land records you must select the Mouza name as recorded by the government, not the colloquial village/area name, or your search may fail.
What is a Plot / Dag number?
The Dag (plot) number identifies one specific, individual parcel of land. Since a single Khatian can list several Dag numbers, always confirm the exact Dag number of the plot you are dealing with — not just the Khatian number.
What is Mutation (Dakhal-Kharij)?
Mutation is the formal process of updating the Khatian to reflect a change in ownership — after a sale, gift or inheritance. This is important: a Khatian does not update automatically just because a sale deed was registered. The new owner must separately apply for mutation on Banglarbhumi (or offline at the BL&LRO office), upload supporting documents, and pay the mutation fee. Skipping this step is one of the most common and costly mistakes property buyers make in West Bengal.
How to check land records online (step by step)
- Register for free on banglarbhumi.gov.in with your name, guardian’s name, address and a mobile number (login is required to search records).
- Log in using your registered mobile number.
- Go to “Know Your Property” (Jomir Tathya).
- Select District, Block and Mouza (the revenue village name, not the postal address).
- Choose the Khatian type (Normal, Lease or FHTD).
- Search using either the Khatian number or the Plot/Dag number.
- Complete the captcha and view the result — owner name, land classification and area.
Important: the result shown on screen is for informational reference only. For any legal or financial transaction, always obtain a certified copy (e-Porcha) and verify with a local lawyer or the BL&LRO office before proceeding.
This page is for general information only and is not legal advice. Land laws, portal steps and fees can change — always verify current details directly on banglarbhumi.gov.in or with your local Block Land & Land Reforms Office (BL&LRO) / a qualified lawyer before making any decision.