Property mutation in Patna — known as dakhil-kharij in Bihar's revenue system — is the process of updating the revenue records to reflect the buyer's name in place of the seller's, and it operates through two parallel tracks: one at the Anchal (Circle) office for revenue land records, and one at the Patna Municipal Corporation for urban property tax records. Understanding both is essential because they serve different purposes and neither is a substitute for the other.

For revenue record mutation, Bihar has operated a fully online eMutation system since December 2017, making it one of the more digitised land record systems in India. The buyer applies online through the Bihar Bhumi portal (biharbhumi.bihar.gov.in) — no office visit is required to initiate the application. The application is processed by the Circle Officer (Anchal) in whose jurisdiction the property falls: in Patna, this means the relevant Circle Office for your area (Patna City, Patna Sadar, Danapur, Phulwari, or the relevant suburban Circle). The officer issues notice to all interested parties, gives time for objections, inspects the application and the registered deed, and — if no valid objection arises — passes the mutation order updating the jamabandi (record of rights). You can track your application status online on the Bihar Bhumi portal throughout. Unlike some states, mutation in Bihar does not trigger automatically after registration — you must file the online application manually, and promptly, after completing your registration at the Sub-Registrar's office.

For PMC property tax mutation, when you purchase property within the Patna Municipal Corporation area, you must separately update the ownership records with the PMC so that future tax bills are issued in your name rather than the seller's. This requires a mutation application to the PMC with a copy of the registered sale deed, proof of identity, and the completed mutation form. The PMC's property tax portal is pmcptax.bihar.gov.in. The property lawyers at the Patna panel of Aapka Legal Advice can file both the Bihar Bhumi eMutation and the PMC mutation applications and follow up with the respective authorities so your records are updated promptly after registration.