Property Mutation in West Bengal: Online Banglarbhumi Process (2025)

When a property owner dies in West Bengal, the land records don’t automatically update. The property continues to show the deceased person’s name until you complete mutation (নামজারি বা মিউটেশন).

This guide explains how to transfer property ownership in government records after death through the Banglarbhumi portal.

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What is Property Mutation?

Mutation is the process of updating ownership details in government land records. In West Bengal:

Term	Meaning
ROR (Record of Rights)	Main land ownership record
Khatian	Land holding account
Dag/Plot	Survey number
Warish	Legal heir (used for inheritance cases)
BLLRO	Block Land & Land Reforms Officer
Revenue Inspector (RI)	Field verification officer

Why it matters: Without mutation, you can’t pay land tax, get bank loans against property, or make future transactions.

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Types of Mutation

Type	Situation
Warish (Inheritance)	After death of owner
Sale	After property sale
Gift	After gift deed
Exchange	Exchange of property
Court Decree	As per court order

For death of owner, you need Warish (inheritance) mutation.

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Documents Required for Mutation After Death

Essential Documents

Document	Purpose	Where to Get
Death Certificate	মৃত্যু শংসাপত্র	Municipal corporation
Legal Heir Certificate (Warish)	আইনগত উত্তরাধিকারী শংসাপত্র	BLLRO / Revenue Officer
OR Succession Certificate	Court-issued heir proof	District Court
Current ROR	Current land record	Banglarbhumi portal
Property Tax Receipts	সম্পত্তি কর রসিদ	Local body

Supporting Documents

Document	Notes
Aadhaar card of all heirs	Identity proof
Voter ID	Address proof
Affidavit on stamp paper	No dispute among heirs
NOC from other heirs	If not all heirs applying
Khatian copy	Land holding details
Plot map	From Mouza map

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Online Application: Banglarbhumi Portal

The Banglarbhumi portal provides online mutation services.

Step 1: Check Current Records

Before applying:

1. Visit banglarbhumi.gov.in
2. Click “Know Your Property”
3. Select District → Block → Mouza
4. Enter Khatian number or Plot number
5. Download current ROR for reference

Step 2: Register/Login

1. Go to banglarbhumi.gov.in
2. Click “Citizen Services” → “Login/Register”
3. Register with:
   • Mobile number
   • Email address
   • Aadhaar number
4. Verify via OTP
5. Create password and login

Step 3: Apply for Mutation

1. After login, go to “Online Application”
2. Select “Mutation Application”
3. Choose type: “Warish” (for inheritance)
4. Select District → Block → Mouza

Step 4: Fill Application Form

Property Details:

• Khatian number
• Plot/Dag number
• Total area
• Current owner (deceased) details
• Property address

Applicant Details:

• Names of all legal heirs
• Relationship to deceased
• Aadhaar numbers
• Contact information

Mutation Details:

• Reason: Warish (Inheritance)
• Date of death
• Legal heir certificate number
• How property to be divided (if multiple heirs)

Step 5: Upload Documents

Document	Format	Size Limit
Death certificate	PDF	2 MB
Legal heir certificate	PDF	2 MB
Aadhaar cards	PDF/JPG	1 MB each
Current ROR	PDF	2 MB
Affidavit	PDF	2 MB
NOC from heirs	PDF	1 MB

Step 6: Pay Fee

Property Type	Fee Range
Agricultural land	₹60-500
Non-agricultural	₹500-3,000

Payment: Net banking, debit card, UPI

Step 7: Track Application

1. Login to Banglarbhumi
2. Click “Know Mutation Status”
3. Enter application number
4. Track progress at each stage
5. Download mutation document when approved

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Warish Application Process

For inheritance specifically, you may need to first get a Warish Certificate:

Step 1: Apply for Warish Certificate

1. Login to Banglarbhumi
2. Go to “Citizen Services” → “Online Application”
3. Select “Warish Application”
4. Enter deceased owner details
5. List all legal heirs with relationships

Step 2: Verification

• Revenue Inspector (RI) will visit
• Verify claims with neighbors
• Check revenue records
• Submit report to BLLRO

Step 3: Certificate Issue

• BLLRO issues Warish Certificate
• Use this for mutation application
• Processing: 30-90 days

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Offline Application: BLLRO Office

Step 1: Locate Your Office

Rural Areas: Block Land & Land Reforms Office (BLLRO) Urban Areas: Municipal Corporation / Revenue Office

Step 2: Get Application Form

• Available at BLLRO office
• Or Bhumi Sahayata Kendra
• Fill in Bengali or English

Step 3: Submit Application

At BLLRO office:

1. Submit form with documents
2. Get documents verified
3. Pay the fee
4. Get acknowledgment receipt

Step 4: Verification Process

The Revenue Inspector will:

• Verify all documents
• Visit property location
• Check with neighbors
• Verify revenue records
• Submit report to BLLRO

Step 5: Publication

• Notice published at Block office
• Inviting objections
• Period: 15-30 days

Step 6: Final Order

If no valid objections:

• BLLRO passes mutation order
• ROR updated with new owner name
• Download updated ROR from Banglarbhumi

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Urban Property Mutation (Kolkata)

For properties in Kolkata Municipal Corporation area:

KMC Mutation

1. Visit KMC Assessment Department
2. Submit:
   • Death certificate
   • Legal heir certificate
   • Latest property tax receipt
   • ID proofs
3. Pay mutation fee
4. Property assessment record updated

Timeline: 30-60 days

For other municipal areas, apply at respective Nagar Palika.

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Timeline

Stage	Duration
Document preparation	1-2 weeks
Application submission	1 day
RI verification	15-30 days
Publication/objection period	15-30 days
BLLRO approval	15-30 days
Total (no disputes)	45-90 days
If disputed	6-12 months

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Fees

Property Type	Fee Range
Agricultural land	₹60-500
Non-agricultural land	₹500-3,000
Documentation charges	₹50-100
Total (approximate)	₹200-3,500

Fees vary by property type, location, and land area.

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Important Portals

Portal	URL	Purpose
Banglarbhumi	banglarbhumi.gov.in	Land records, mutation
e-District WB	edistrict.wb.gov.in	Government services
WBSR	wbsr.gov.in	Registration
KMC	kmcgov.in	Kolkata properties

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Understanding West Bengal Land Records

Types of Khatian

Type	Description
CS (Cadastral Survey)	1920s British era survey
SA (State Acquisition)	1950s post-zamindari
RS (Revisional Survey)	Latest survey
LR (Land Reforms)	Post-land reform records

For mutation: Use RS or LR Khatian (latest available).

Reading ROR

Section	What It Shows
Khatian No.	Account number
Dag/Plot No.	Survey number
Owner Name	Recorded owner(s)
Area	In acres/decimals
Land Class	Agricultural, homestead, etc.
Encumbrances	Loans, mortgages

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Common Issues & Solutions

Issue 1: Multiple Khatians

Problem: Property has CS, SA, and RS Khatians with different details.

Solution:

• Use RS (Revisional Survey) as primary record
• If RS not available, use LR
• Submit all available records for cross-reference

Issue 2: RI Not Visiting

Problem: Revenue Inspector verification delayed.

Solution:

• Track status on Banglarbhumi
• Visit BLLRO office for follow-up
• Contact Block Development Officer
• File complaint on WB Grievance portal

Issue 3: Other Heirs Not Cooperating

Solution:

• Apply for your share separately
• Attach affidavit explaining situation
• BLLRO will issue notice to others
• If unresolved, approach SDO or Court

Issue 4: Name Mismatch

Solution:

• File affidavit for name variation
• Submit documents showing both names
• May need name correction first

Issue 5: Property Has Loan

Solution:

• Settle loan first
• Get NOC from bank
• Then proceed with mutation

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Special Situations

Multiple Heirs

When there are multiple legal heirs:

• All can be added as co-owners in ROR
• Or execute family settlement deed first
• Then mutate based on settlement

NRI Heirs

If some heirs live abroad:

• Give Power of Attorney to someone in India
• POA must be notarized at Indian consulate
• Apostille required for Hague Convention countries
• POA holder can sign mutation documents

Agricultural Land (Raiyat Land)

• Specific rules apply under WB Land Reforms Act
• Non-agriculturists may have restrictions
• Check ceiling limits
• Consult BLLRO for specific rules

Bargadar (Sharecropper) Rights

If land had registered bargadar:

• Bargadar rights must be considered
• Cannot remove bargadar without due process
• Consult BLLRO for guidance

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District-Wise Information

Kolkata

Area	Office
North Kolkata	SDO (North), Shyambazar
South Kolkata	SDO (South), Alipore
KMC Area	KMC Assessment Dept

North 24 Parganas

Area	Office
Barasat	BLLRO, Barasat
Barrackpore	BLLRO, Barrackpore
Basirhat	BLLRO, Basirhat

South 24 Parganas

Area	Office
Alipore	BLLRO, Alipore
Diamond Harbour	BLLRO
Baruipur	BLLRO

Howrah

Area	Office
Howrah Sadar	BLLRO, Howrah
Uluberia	BLLRO

For other districts, contact the District Land & Land Reforms Office.

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Checklist: Before You Start

□ Death certificate obtained
□ Legal heir (Warish) certificate obtained
□ Current ROR downloaded from Banglarbhumi
□ Khatian type identified (RS/LR preferred)
□ All heirs documented
□ NOC from other heirs (if not applying jointly)
□ Property tax receipts collected
□ ID and address proofs ready
□ Affidavit on stamp paper prepared
□ No pending disputes or litigation

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Helplines & Contacts

Service	Contact
Banglarbhumi Helpline	1800-345-5500 (toll-free)
e-District WB	edistrict.wb.gov.in
WB Grievance	wbrtps.gov.in

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Frequently Asked Questions

How long does mutation take in West Bengal?

45-90 days for undisputed cases. Disputed cases can take 6-12 months.

What’s the difference between Warish certificate and mutation?

Warish certificate identifies legal heirs. Mutation updates the land record with new owner names. You need Warish certificate first, then apply for mutation.

Is mutation mandatory after death?

Yes. Without mutation, the deceased remains the official owner in ROR.

Can I sell property without mutation?

Technically yes, but buyers insist on updated records. Complete mutation for smooth sale.

Is stamp duty applicable on inheritance mutation?

No. Mutation for inheritance doesn’t attract stamp duty - only mutation fee applies.

Can mutation be done fully online?

Mostly yes through Banglarbhumi, but RI verification may require physical presence at property.

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The Bottom Line

Property mutation in West Bengal after death involves:

1. Get Warish certificate from BLLRO first
2. Apply online on Banglarbhumi or at BLLRO office
3. Complete RI verification - be present if possible
4. Wait for publication period
5. Download updated ROR from Banglarbhumi

The process takes 45-90 days if you have proper documents and no family disputes.