Frequently Asked Questions

You can verify land ownership details digitally through the official Government of Bihar revenue portal, Bihar Bhumi (biharbhumi.bihar.gov.in). On this portal, buyers can inspect Khasra, Khata, and Jamabandi details, check the current owner's name, and review the history of land revenue payments to ensure the seller is the legal owner before making any financial commitment.

Dakhil Kharij (Land Mutation) is the official government process of transferring the title ownership of a property from the seller to the buyer in the state’s revenue records. Simply registering a sale deed at the Sub-Registrar Office is not enough; completing Dakhil Kharij at the local Anchal office ensures that land tax receipts (Lagan) are generated in your name, legally preventing the previous owner from fraudulently re-selling the land.

A Land Possession Certificate (LPC) is an official document issued by the local Circle Officer (CO) or Revenue Department confirming that a specific person legally holds physical possession of a piece of land. Banks routinely mandate an LPC when processing property loans or mortgaging land in Bihar to ensure the property is free from boundary disputes and illegal encroachment.

You can verify the legal status of any under-construction residential or commercial project on the official Bihar RERA portal (rera.bihar.gov.in). Entering the project's name or builder’s details will display approved building layout plans, completion deadlines, bank escrow details, and any legal notices or complaints issued against the developer.

Yes, but agricultural land cannot be used for commercial or residential construction without formal Land Use Conversion. Buyers or landowners must apply for land conversion through the local district administration or competent urban development authority to change the land classification and pay the requisite conversion fee.

Because government tax structures and concessions change periodically, buyers should check official, real-time rates directly on the Department of Registration, Excise & Prohibition, Government of Bihar portal (mvr.bihar.gov.in). This website allows you to calculate exact registration costs based on your property's specific district, circle, and property category.

The Minimum Value Register (MVR) rate—commonly known as the Circle Rate—is the minimum baseline rate set by the state government for land or built-up property in a specific locality. Stamp duty and registration charges must be paid on whichever amount is higher: the actual transaction value agreed between buyer and seller, or the government MVR rate.

For the most up-to-date tax guidelines regarding Tax Deducted at Source (TDS) under Section 194-IA and applicable Goods and Services Tax (GST) slabs on property transactions, buyers should consult the official Income Tax Department of India portal (incometax.gov.in) and the official GST Portal (gst.gov.in).

When purchasing ancestral land, buyers must verify:

• The legal Partition Deed (Batwaranama) showing how the land was divided among legal heirs.
• The official Genealogical Tree (Vanshavali) certified by the local Gram Panchayat or Municipal Authority.
• Written consent/signatures from all living legal co-owners to avoid future court litigation from family members claiming rights to the property.

If a developer fails to deliver possession within the timeframe specified in the agreement, buyers can file an official complaint with the Bihar RERA Authority. Under RERA provisions, the authority can direct the builder to pay monthly interest compensation for the duration of the delay or order a full refund of the invested capital along with interest.

An Encumbrance Certificate (EC) is a legal document issued by the Sub-Registrar Office proving that a property is free from monetary and legal liabilities, such as uncleared mortgages, bank liens, or court attachments. It lists all registered transactions completed for that property over a specified period (typically 12 to 30 years).

Most nationalized and private banks in India decline home or plot loan applications for properties that lack municipal sanction or RERA approval. Financing unapproved layouts poses severe legal risks, as local authorities may declare the construction unauthorized or refuse to grant building completion certificates.

Banks generally require the following documents for technical and legal evaluation:

• Registered Sale Deed / Title Deed (or Chain Deeds).
• Recent Mutation Copy (Dakhil Kharij) and Lagan (tax) Receipt.
• Land Possession Certificate (LPC).
• Approved Building Plan sanctioned by the local urban body (e.g., Patna Municipal Corporation).
• NOC (No Objection Certificate) and RERA Registration Certificate from the builder (for flats).

Under the Foreign Exchange Management Act (FEMA) and Reserve Bank of India (RBI) regulations, NRIs and OCIs can freely purchase any number of residential and commercial properties across India. However, NRIs are legally restricted from purchasing agricultural land, plantation property, or farmhouses unless the land is inherited.

An NRI can execute a Special Power of Attorney (SPOA) in favor of a trusted representative or family member residing in India. The SPOA document must be drafted, signed, notarized, and attested by the Indian Embassy or Consulate in the NRI’s country of residence, and subsequently adjudicated at the local District Registration Office in Bihar.

NRIs can repatriate sale proceeds up to USD 1 Million per financial year through their NRO bank account. This requires clearing all applicable Capital Gains Taxes in India and obtaining a tax compliance certificate (Form 15CA and Form 15CB) issued by a certified Chartered Accountant.

A rental agreement becomes legally enforceable when printed on non-judicial stamp paper of appropriate value and signed by both landlord and tenant alongside two witnesses. Under the Registration Act, any lease agreement exceeding an 11-month tenure must be formally registered at the local Sub-Registrar Office.

Tenancy relationships in the state are governed by local tenancy laws and the terms set in the registered lease agreement. Landlords cannot arbitrarily increase rent mid-lease or evict tenants without providing formal written notice adhering to the notice period specified in the agreement, except in cases of lease breach, non-payment of rent, or property damage.

No. Under Bihar RERA guidelines, a promoter or builder cannot accept more than 10% of the total property cost as an advance payment or application fee without first entering into a written, legally registered "Agreement for Sale" with the buyer. If a builder demands a massive booking amount without proper paperwork, it is a significant red flag.

Preferential Location Charges (PLC) are additional premium fees that builders charge for units offering a specific lifestyle advantage—such as park-facing views, corner flats, or lower-floor units. PLC is usually calculated per square foot and is added on top of the base selling price of the apartment.

Historically, builders often diverted funds from one project to start another, leading to massive delays. To prevent this, RERA mandates that developers must deposit 70% of the money collected from homebuyers into a separate, project-specific bank escrow account. These funds can strictly only be withdrawn to cover construction and land costs for that specific project, ensuring your money is actually used to build your home.

Yes. If a developer is aggressively marketing or demanding booking money for an ongoing project (with more than 8 flats or above 500 sq. meters of land) that lacks a valid RERA registration number, you can report it using the "Report Unregistered Project" feature on the official Bihar RERA portal. The authority keeps the complainant's identity strictly confidential.

This depends entirely on the builder's policy and the approved RERA floor plan. Minor internal modifications (like changing floor tiles or upgrading kitchen slabs) are often permitted at the buyer's expense. However, structural changes—like breaking load-bearing walls, altering the outer facade, or enclosing balconies—are generally strictly prohibited as they violate municipal building codes and the RERA-sanctioned layout.