Understanding Land Mutation (Namantaran) in West Bengal
Completed your property registration in West Bengal? Your deed is recorded, but your Porcha mutation (নামান্তর/Namantaran) remains pending.
West Bengal maintains two ownership records:
- The Deed — stored with the Sub-Registrar
- The Khatian/Porcha — stored with BLRO Revenue authorities
Your registration updates the deed. Land mutation — also called Dakhil Kharij (দাখিল খারিজ) — updates the Porcha through Banglarbhumi. Until both records reflect your name, you won't receive your mutation certificate and your ownership remains incomplete.
This guide covers the complete West Bengal mutation process for 2026: BLRO, KMC, Banglarbhumi procedures, fees, and how to complete it without visiting government offices.
What is Porcha Mutation and Why Does It Matter?
Porcha mutation (পোরচা নামজারি) is the process of updating your name in the government's Record of Rights after property transfer. The Porcha (also called Khatian/খতিয়ান) is West Bengal's official land ownership register.
Without completing mutation:
- ❌ Property tax notices go to the previous owner
- ❌ Bank loan applications rejected (banks verify Porcha)
- ❌ Building permits denied by municipal offices
- ❌ Future sale becomes complicated — buyers won't trust incomplete records
- ❌ Ownership disputes become harder to defend
With mutation certificate:
- ✅ Government officially recognizes you as owner
- ✅ Property tax in your name
- ✅ Loan collateral accepted
- ✅ Building approvals processed
- ✅ Clean title for future transactions
Your deed proves the transaction happened. Your Porcha proves the government recognizes you as the current owner.
Two Ways to Complete Mutation: DIY vs Landeed
Before diving into the process, understand your options:
| Factor | Do It Yourself | With Landeed |
|---|
| BLRO office visits | 4-8 visits required | Zero visits |
| Your time investment | 15-25+ hours | 30 minutes (document upload) |
| Application rejection risk | High (most first-time filers face issues) | Pre-verified, filed correctly |
| Hearing attendance | You must attend or restart process | We represent you |
| Status tracking | Chase BLRO office for updates | Real-time tracking on your phone |
| Document gaps | Discovered at hearing (months wasted) | Identified before filing |
| Typical completion | 90-180 days | 60-90 days |
Most property owners underestimate the offline complexity. Continue reading to understand what's actually involved — then decide if you want to handle it yourself.
Types of Land Mutation in West Bengal: BLRO, KMC & Municipal
West Bengal routes mutation through different departments based on property location:
1. BLRO Mutation (Block Land & Land Reforms Office)
- For: Rural and semi-urban land outside municipal limits
- Updates: Porcha / Record of Rights (RoR)
- Application: Filed through Banglarbhumi portal
- Timeline: 60-90 days (clean cases)
2. KMC Mutation (Kolkata Municipal Corporation)
- For: Properties within Kolkata city limits
- Updates: Holding records, property tax register
- Timeline: 45-60 days
3. NKDA Mutation (New Town Kolkata Development Authority)
- For: Properties in New Town/Rajarhat area
- Updates: Title records, tax registers
- Timeline: 30-45 days
4. Municipal Mutation
- For: Other municipalities (Howrah, Durgapur, Asansol, etc.)
- Updates: Property tax and assessment records
- Timeline: Varies by municipality
Important: Urban properties often require two mutations — BLRO for land records AND municipal for tax records. Two separate applications, two different offices.
The Offline Reality: What Banglarbhumi Doesn't Tell You
While the government portal accepts applications online, the actual process is anything but digital.
Physical Presence Required:
- Document verification happens at the BLRO office, not online
- Officers may request additional documents with no advance notice
- Miss a hearing date? Your application goes to the back of the queue — add 30-60 more days
The Queue Problem:
- BLRO offices handle 50-100 cases daily
- Average wait time: 3-5 hours per visit
- Typical mutation requires 4-8 separate visits: initial filing, document submission, hearing, follow-ups, corrections
The Information Gap:
- Portal status often shows "under process" for months with no detail
- Actual status requires physical visit or knowing someone at the office
- No notification when additional documents are needed — you discover it at your next visit
The Technical Trap:
- Officers use land record terminology most applicants don't understand
- Objections raised in hearings require technical responses
- Chain of ownership gaps may require tracing deeds back decades
For working professionals, this means:
- Taking leave from work multiple times
- Traveling to the BLRO office (often in a different block/district)
- Sitting through hearings where technical objections are raised in unfamiliar terms
- Returning again because one document was in the wrong format
No time for repeated BLRO visits? Landeed handles everything — document verification, application filing, hearing representation, and Porcha delivery. All from your phone.
Start Your Mutation →
Documents Required for Mutation Certificate in West Bengal
Documentation requirements depend on how you acquired the property:
For Property Purchase (Sale Deed Mutation):
- Registered Sale Deed (original + copy)
- Previous chain of deeds connecting current Porcha owner to seller
- Current Porcha/Khatian (খতিয়ান)
- Latest land revenue receipt (Khajna রসিদ)
- Identity proof (Aadhaar, Voter ID)
- Passport photographs
For Inherited Property (Succession Mutation):
- Death certificate of deceased owner
- Legal Heir Certificate (উত্তরাধিকার সনদ)
- Consent letters from ALL legal heirs
- Relationship proof documents
- All documents listed above
For Gift/Partition:
- Registered Gift Deed or Partition Deed
- Family tree documentation
- No-objection from other family members
The Chain Problem (Why Most Applications Get Stuck):
If your Porcha shows Owner A, but your seller bought from Owner C, you need proof of A→B→C→Seller. Missing any link? Your mutation will be rejected until the gap is resolved — which may require tracing deeds back decades, finding heirs of deceased previous owners, or waiting for prior mutations to complete first.
Not sure if your ownership chain is complete? Landeed's title verification identifies gaps BEFORE you file — so you don't discover problems months later at the hearing.
Get Title Assessment →
West Bengal Mutation Fees and Charges 2026
Understanding mutation costs helps you budget for the complete process:
BLRO Mutation Fees:
| Fee Type | Amount | Notes |
|---|
| Application Fee | ₹50-100 | Varies by district |
| Mutation Fee | ₹50-200 | Based on property type |
| Porcha Copy | ₹30-50 | Per certified copy |
KMC Mutation Charges:
| Service | Fee |
|---|
| Mutation Application | ₹100-200 |
| Transfer Fee | Based on property value |
| Assessment Update | Calculated per assessment |
Hidden Costs Most People Don't Account For:
| Cost | Typical Amount |
|---|
| Missing deed copies | ₹100-200 per deed |
| Legal Heir Certificate | ₹50-100 |
| Affidavits | ₹200-500 |
| Transport to BLRO (4-8 trips) | ₹500-2,000 |
| Leave from work | Significant |
| Delays from errors | Months of waiting |
The real cost isn't the government fee — it's the time, travel, and uncertainty.
How Long Does Porcha Mutation Take? Timeline by Case Type
| Scenario | Typical Timeline | Why |
|---|
| Clean title, complete documents | 60-90 days | Straightforward processing |
| Minor chain issues | 3-4 months | Additional verification needed |
| Succession/inheritance | 4-6 months | Multiple heirs, legal certificates |
| Disputed ownership | 6-12+ months | Objection resolution required |
| Prior mutations pending | Indefinite | Your mutation waits for others |
What causes delays?
- Broken ownership chain — Porcha shows an older owner; prior mutations must complete first
- Incomplete documents — Application rejected, restart required
- Objections filed — Third party disputes ownership; resolution takes months
- Hearing scheduling — BLRO has limited slots; backlog adds weeks
- Document format issues — Wrong format, missing attestation, unclear copies
How to Check Banglarbhumi Mutation Status Online
After filing through Banglarbhumi:
- BLRO mutation status can be tracked using your application number
- KMC mutation status available through KMC portal
- Municipal status varies by local body
The Reality:
- Portal status often shows generic "under process" for months
- No notification when action is needed from you
- Actual progress requires calling the BLRO office or visiting in person
- Many applicants only discover issues at their next scheduled hearing
Want real-time updates without chasing offices? Landeed provides status tracking with actual progress details — what stage you're at, what's pending, estimated completion.
See How Tracking Works →
What Happens If Your Mutation Application Is Rejected?
Rejection doesn't mean you can't get mutation — but it adds significant delay:
Common Rejection Reasons:
- Incomplete ownership chain (most common)
- Document format not accepted
- Mismatch between deed details and Porcha
- Pending mutations in the chain
- Objection from third party
After Rejection:
- Identify the specific issue (often unclear in rejection notice)
- Obtain missing documents or corrections
- Refile application (back to the queue)
- Attend new hearing
- Wait another 60-90 days minimum
Appeal Process (If Rejection Is Wrong):
- Appeal to ADM (Additional District Magistrate)
- Provide supporting documents
- Await appeal hearing
- Timeline: Additional 3-6 months
Rejected applications mean months of additional waiting. Landeed's pre-filing verification catches issues before submission — so your application is accepted the first time.
Porcha vs Khatian vs Mutation: West Bengal Land Records Explained
| Term | Bengali | What It Means |
|---|
| Porcha | পোরচা | Your Record of Rights (RoR) — the official ownership register |
| Khatian | খতিয়ান | Same as Porcha, formal name for RoR |
| Mutation | নামজারি | Process of updating Porcha with new owner |
| Namantaran | নামান্তর | Bengali word for mutation/name transfer |
| Dakhil Kharij | দাখিল খারিজ | "Enter-Delete" — adding new owner, removing old |
| RS Porcha | আর.এস. পোরচা | Revisional Survey Porcha (post-1955) |
| LR Porcha | এল.আর. পোরচা | Land Reforms Porcha |
| Mouza | মৌজা | Revenue village unit |
After mutation completes, you can download your updated RS Porcha from Banglarbhumi showing your name as the recorded owner.
What Happens If You Delay Mutation?
Every month without mutation increases your risk:
Immediate Problems:
- Property tax demands continue in previous owner's name
- You cannot apply for building permits
- Bank loan against property will be rejected
Growing Risks:
- Previous owner's legal heirs may create complications
- Ownership disputes become harder to resolve as records age
- Any issue with previous owner (debt, legal case) can attach to the property
When You Eventually Sell:
- Buyers will require mutation before purchase
- They'll wait months while you complete it — or negotiate lower price
- Some buyers will walk away entirely
The Reality: Property owners who "plan to do mutation later" average over 2 years to complete it. The process doesn't get easier with time — it often gets harder.
How Landeed West Bengal Mutation Works
Step 1: Upload Documents (10 minutes)
Submit your sale deed and available documents through our platform. Our team tells you exactly what else is needed.
Step 2: Title Chain Verification (2-3 days)
We analyze your complete ownership chain and identify any gaps or pending mutations that could cause rejection.
Step 3: Document Preparation
We ensure every document meets BLRO requirements — correct format, proper attestation, complete information.
Step 4: Application Filing
We file your mutation application correctly the first time, with all supporting documents properly organized.
Step 5: Hearing Representation
Landeed represents you at all BLRO hearings. You don't need to attend, take leave, or travel to the office.
Step 6: Status Tracking
Real-time updates on your dashboard. Know exactly what stage your mutation is at and when to expect completion.
Step 7: Porcha Delivery
Your updated Record of Rights delivered — digitally and physically.
Why 5,000+ West Bengal Property Owners Choose Landeed
Our Track Record:
- 98% first-attempt approval rate — vs industry average of ~50%
- Zero office visits required — we handle all physical interactions
- 60-90 day average completion — faster than DIY attempts
- Real-time tracking — no more wondering about status
What Our Customers Say:
"Bought property in Hooghly but work in Bangalore. Landeed completed my mutation without me traveling once. The hearing representation was the biggest relief."
— Amit S., Software Engineer
"After my father passed, succession mutation for 3 siblings seemed impossible. Landeed sorted the legal heir certificate and mutation together. Saved us months of confusion."
— Priya M., Kolkata
"My application was rejected twice when I tried myself. Landeed identified the chain issue, got the missing documents, and completed mutation in 75 days."
— Rajesh K., Howrah
The Landeed Guarantee
- No Office Visits: If you need to visit any government office for your mutation, we refund our full service fee
- First-Time Filing: If your application is rejected due to documentation error on our part, we refile at no additional cost
- Transparent Timeline: Real-time tracking with honest completion estimates
Start Your West Bengal Mutation →
From application to updated Porcha — without leaving your home.
Sources: West Bengal Land Reforms Act, 1955 • BLRO Guidelines • Kolkata Municipal Corporation • Banglarbhumi Portal • NKDA Regulations
What is land mutation (Namantaran) in West Bengal?
Land mutation (নামজারি/Namantaran) is the process of updating government land records to show the new owner's name in the Porcha/Khatian after property transfer through sale, inheritance, gift, or partition. It's also called Dakhil Kharij (দাখিল খারিজ).
What is a mutation certificate in West Bengal?
A mutation certificate confirms that government land records (Porcha/Khatian) have been updated with the new owner's name. It's proof that the state recognizes the ownership change after property transfer.
How long does BLRO mutation take in West Bengal?
Typically 60-90 days for straightforward cases with complete documents. Inheritance cases or ownership chain issues can extend to 4-6 months or longer.
What is the mutation fee in West Bengal 2026?
BLRO mutation fees are ₹50-200 depending on property type. KMC charges ₹100-200 plus transfer fees. The real cost is in time, travel, and potential delays from errors.
Can Landeed complete mutation without me visiting offices?
Yes. Landeed handles document verification, application filing, hearing attendance, and Porcha delivery — you don't visit any government office.
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