Land Mutation in West Bengal - Complete Your Ownership

You've registered your property. The deed is in your name.In West Bengal, that's one record updated. There's a second.
The state keeps two books: your Deed lives with the registrar. Your Khatian lives with revenue authorities. Registration writes your name in the first book. Mutation writes it in the second.

One transaction. Two ledgers. Both need your name before ownership is complete.

What You'll Learn

Why mutation matters after registration
The four mutation paths based on property location
How BLRO mutation moves from application to Porcha
What slows mutation — and how to move past it

The Two Books of Ownership

Your registered deed proves the transaction happened. The Khatian — also called Porcha or Record of Rights — proves who owns the land now.

Banks check the Khatian before approving loans. Municipal offices check it before issuing building permits. Future buyers check it before trusting your deed.

Your deed is your claim. Your Khatian is the government's confirmation.

Registration speaks to the registrar. Mutation speaks to the state.

Four Paths, One Destination

West Bengal routes mutation through different offices based on where your property sits.

BLRO Mutation — Rural and semi-urban land outside municipal limits. Updates your Porcha through the Block Land & Land Reforms Office.

KMC Mutation — Properties within Kolkata Municipal Corporation. Updates holding records and property tax registers.

NKDA Mutation — New Town Kolkata Development Authority areas. Updates title records and tax registers.

Municipal Mutation — Other urban municipalities. Updates property tax and assessment records.

Urban properties often need two mutations: BLRO for the land record, municipal for tax records. Two offices, one ownership goal.

How BLRO Mutation Works

Five stages connect your registered deed to your Porcha.

Stage 1 — ApplicationFile online through Banglarbhumi. Enter transaction type, land details, buyer and seller information.

Stage 2 — Hearing DateThe system queues your hearing at the Block Land & Land Reforms Office. Wait times vary by district.

Stage 3 — Document AssemblyGather your registered deed, previous chain of deeds, existing Porcha, identity proof, and latest revenue receipt. Inheritance cases add death certificates, legal heir certificates, and heir consent documents.

Stage 4 — HearingThe officer verifies three things: chain of title connects to the last recorded owner, no objections exist, land details match records. Clean documents, smooth hearing.

Stage 5 — PorchaApproval generates your updated Record of Rights. Download from Banglarbhumi.

Clean cases close in 60-90 days. Chain complications extend this — sometimes significantly.

What Slows Mutation — And How to Move Past It

Three patterns cause most delays.

1. The Broken Chain

The Khatian shows an older owner — maybe two transactions back. Each missing link must connect before yours completes.

The path forward: Map the full chain before filing. Landeed's title search shows exactly where breaks exist and what documents bridge them.

2. Inheritance Complexity

Property in a deceased ancestor's name requires legal heir certificates and consent from every surviving heir. Missing heirs pause the process.

The path forward: Initiate inheritance mutation while all heirs are available and cooperative. Landeed tracks inheritance document requirements across West Bengal districts.

3. Co-owner Timing

When multiple owners share a plot, whoever mutates first sets the boundary record. Later mutations must align or correct.

The path forward: Verify existing mutations before purchase. Coordinate timing with co-owners. Landeed's Porcha verification shows exactly what's already recorded.