Khatian and Bengal Land Records: The Complete NRI Guide to West Bengal Property

A property transaction in Maharashtra starts with a 7/12 extract. In Karnataka, it starts with a Pahani. In Tamil Nadu, a Patta. In West Bengal, it starts with a Khatian — and the entire land administration system that follows is distinct from every other state in India.

Most NRI property guides are written by practitioners in Mumbai, Delhi, or Bangalore. They reference 7/12 extracts, talathi offices, and the Maharashtra Cooperative Societies Act. For the Bengali diaspora — with significant property holdings in Kolkata, Howrah, North 24 Parganas, South 24 Parganas, Durgapur, and Siliguri — this guidance is largely inapplicable.

This guide is specifically for NRIs with West Bengal property interests.

What Is a Khatian?

A Khatian (also spelled Khatiyan) is the foundational land record document in West Bengal. It is a register maintained at the Block Land and Land Reforms Office (BL&LRO) that records, for each holding:

• The name of the recorded owner (Raiyat or recorded tenant)
• The nature of the holding (whether Raiyati, Bargadari, Homestead, etc.)
• The survey plot numbers (Dag numbers) associated with the holding
• The area of each plot
• The nature of land use (agricultural, homestead, tank, etc.)

A Khatian is identified by a unique number within each Mouza (the smallest administrative unit of land in Bengal, roughly equivalent to a village or a ward). Every piece of land in West Bengal falls within a Mouza and has Khatian and Dag numbers.

If someone tells you they own property in Kolkata without knowing their Khatian number, they do not know their property.

RS Khatian vs LR Khatian: The Distinction That Matters

West Bengal has two parallel sets of Khatians that exist for most of the state:

RS Khatian (Revisional Settlement Khatian)

The RS Khatian was prepared during the Revisional Settlement surveys conducted under British rule and continued after independence. It reflects the land records as they stood at the time of the last survey — typically the 1940s to 1970s depending on the district.

The RS Khatian records the original title holders at the time of the survey. It is the baseline record from which subsequent changes must be traced.

LR Khatian (Land Reforms Khatian)

The LR Khatian was prepared under the West Bengal Land Reforms Act 1955. It reflects the ownership situation after land reform operations — including vesting of excess land, redistribution to bargadars (sharecroppers), and subsequent transfers.

The LR Khatian is the current operative record. Mutation after a sale, gift, or inheritance updates the LR Khatian to reflect the new owner's name.

For NRI property transactions: Both RS and LR Khatians must be reviewed in title verification. The RS Khatian establishes historical title. The LR Khatian confirms current ownership. Any gap between the two is a title defect that must be resolved before a transaction can proceed.

What Is a Dag Number?

A Dag number is the survey plot number assigned to a specific piece of land within a Mouza. A Khatian and a Dag number together precisely identify a piece of land in West Bengal. The relationship is:

• One Khatian can contain multiple Dag numbers (a single owner may own multiple plots)
• One Dag number belongs to only one Mouza
• The same Dag number can exist in different Mouzas (since Dag numbers restart within each Mouza)

Property documents in West Bengal — sale deeds, mutation orders, court orders — always reference both the Khatian number and the Dag number. When these numbers are inconsistent across documents, there is likely a title problem.

The BL&LRO: The Revenue Authority at the Block Level

The Block Land and Land Reforms Office (BL&LRO) is the primary revenue authority at the block level in West Bengal. Every mutation in West Bengal — the process of updating the LR Khatian to reflect a new owner's name — is processed at the BL&LRO.

What the BL&LRO handles:

• Mutation applications (Daakhil Kharij) — transfer of Khatian ownership after sale, inheritance, or gift
• Issuance of certified Khatian extracts
• Correction of land records
• Partition of jointly held land
• Vested land status certification

After purchasing property in West Bengal, the buyer must apply for mutation at the BL&LRO to transfer the Khatian into their name. Without mutation, the new owner's name does not appear in the government revenue records, creating complications for all future transactions.

The Mutation Process for NRI Property in West Bengal

After a purchase:

Filing: Application to the BL&LRO with the registered sale deed, proof of payment of stamp duty, identity documents of the buyer, and the original Khatian details.

Verification: The BL&LRO verifies the documents and may conduct a field inspection.

Notice: Notice is given to the previous owner and interested parties.

Mutation order: If no objection, the BL&LRO issues a mutation order and the LR Khatian is updated. Timeline: 2-6 months in urban areas.

After inheritance (no Will):

Documents required: Death certificate of the deceased owner, legal heir certificate, identity documents of all heirs, and the existing Khatian details.

After probate (Will exists):

Documents required: Probate order from the Calcutta High Court, the original Will, death certificate, identity documents of the executor.

A Power of Attorney holder can apply for mutation on behalf of the NRI.

The Banglarbhumi Portal: Online Access to Bengal Land Records

Banglarbhumi (banglarbhumi.gov.in) is the West Bengal government's official land records portal. NRIs can access it from anywhere in the world.

What NRIs can do on Banglarbhumi:

• View RS and LR Khatian details by entering the district, block, Mouza, and Khatian number
• View plot (Dag) information including area and land classification
• Track mutation applications by application number
• Check owner names in the current LR Khatian

Limitations:

• Certified copies (required for legal proceedings and registration) must be obtained physically from the BL&LRO
• Data for some older records or remote districts may be incomplete
• The portal does not show encumbrance information — that requires a separate search at the sub-registrar office

For an NRI performing an initial verification of Bengal property from abroad, the Banglarbhumi portal is the starting point. For any transaction, a ground-level verification by an advocate in Kolkata is essential.

Vested Land: The Risk No Other State Has Quite Like Bengal

Under the West Bengal Land Reforms Act 1955 and subsequent amendments, land held in excess of the ceiling limits was vested in the state government. However, the implementation of the vesting process was not always complete or accurately recorded. As a result:

• Some properties whose Khatians show private ownership are actually vested in the government
• Some properties were partially vested and the records were not fully updated

An NRI purchasing property in Bengal must specifically check for vested land status. A sale deed registered for vested land has no legal effect. The government can take physical possession at any time.

Kolkata Municipal Corporation Property vs. BL&LRO Property

For property within the Kolkata Municipal Corporation (KMC) area, the revenue records are maintained by the KMC's assessment department rather than the BL&LRO. Properties here are identified by ward number and assessment number rather than Khatian and Dag number.

For Salt Lake (Bidhannagar), Rajarhat, New Town, Howrah, and other areas at the boundary of Kolkata's urban expansion, the applicable framework (KMC vs BL&LRO vs Bidhannagar Municipal Corporation) must be specifically confirmed before any transaction.

The Thika Tenancy Act: An Old Law That Still Affects Kolkata Property

The Thika Tenancy (Acquisition and Regulation) Act 1981 governs tenancy rights in buildings in Kolkata that were constructed on leased land. Under this Act, certain tenants of structures on Thika land acquired statutory rights.

NRIs inheriting or purchasing property in older parts of Kolkata — particularly North Kolkata, Central Kolkata, and parts of South Kolkata — must check whether the property is Thika land. Thika tenancy significantly complicates the title and can affect the NRI's ability to demolish, redevelop, or evict existing occupants.

A title search for older Kolkata property must include a Thika tenancy check. This is a Bengal-specific investigation with no equivalent in other states.