Bainama (Sale Deed) Bihar 2026 | बैनामा क्या होता है — Format और Guide
📜 Legal Knowledge Guide 2026
✅ Bainama = Sale Deed = Bikri Patra (बिक्री पत्र)
Bihar mein zameen kharidne-bechne ka sabse zaroori legal document hai! Sub Registrar Office (SRO) mein Registry hone ke baad hi zameen ki legal ownership transfer hoti hai.
📖 Bainama kya hota hai?
Bihar mein zameen ya property bechte waqt jo mukhya legal agreement document taiyar kiya jata hai usko local bhasha mein Bainama (बैनामा) kaha jata hai. Isme Seller apni zameen ki poori ownership Buyer ko mudra (paisa) lene ke badle sweekriti ke sath handover karta hai.
Ek hi cheez ke 3 mukhya naam:
- 🔹 Bainama (बैनामा) — Bihar & Purvanchal ka local aam naam
- 🔹 Sale Deed (सेल डीड) — Legal English name
- 🔹 Bikri Patra (बिक्री पत्र) — Shuddh Hindi name
📜
Zameen Transfer ka Proof
Ownership transfer ka sabse bada legal praman hai.
🏛️
SRO mein Register
Sub-Registrar Office mein mohar va sign hota hai.
📑
Stamp Paper Par
Sarkari Stamp Duty ke e-Stamp paper par type hota hai.
⚖️
Lawyer Se Drafting
Anubhavi Advocate ya Katib legal drafting karta hai.
✍️
Buyer + Seller Sign
Dono parties ke signature aur thumb impressions lagte hain.
👥
2 Witnesses Zaroori
Do gawah (witnesses) ka Aadhar va signature compulsory hai.
⚠️
Ati Zaroori Baat (Important Notice):
Sirf Bainama (Registry) karwane se zameen ka sarkari naam-aantaran poora nahi hota! Bainama ke baad Dakhil Kharij (Mutation) ke liye Bihar Bhumi portal par apply karna padta hai, tab jaakar Bihar Sarkar ke Register II mein buyer ka naam charhta hai.
✍️ Bainama (Sale Deed) Format — Hindi
Standard Sample FormatIs sample Hindi draft format ko reference ke liye istemal karein. Non-judicial stamp paper par ise hi draft karwaya jata hai:
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बिक्री पत्र (SALE DEED / BAINAMA)
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यह बिक्री पत्र आज दिनांक ____________ को निष्पादित किया जा रहा है।
विक्रेता (SELLER / प्रथम पक्ष):
नाम: __________________________________________________
पिता/पति का नाम: _______________________________________
निवासी: _______________________________________________
थाना: ____________ जिला: ____________ राज्य: बिहार
आधार संख्या: __________________________________________
क्रेता (BUYER / द्वितीय पक्ष):
नाम: __________________________________________________
पिता/पति का नाम: _______________________________________
निवासी: _______________________________________________
थाना: ____________ जिला: ____________ राज्य: बिहार
आधार संख्या: __________________________________________
संपत्ति का विवरण (PROPERTY DETAILS):
ग्राम/मौजा: ____________________ थाना/अंचल: ________________
जिला: _________________________ तौजी/हल्का: ________________
खाता संख्या: __________________ खेसरा संख्या: ______________
रकबा (Area): ________ बीघा ________ कठ्ठा ________ धुर
(अथवा ________ डिसमिल / Decimal)
चौहद्दी (BOUNDARIES):
उत्तर (North): __________________________________________
दक्षिण (South): __________________________________________
पूर्व (East): _____________________________________________
पश्चिम (West): __________________________________________
बिक्री राशि (SALE CONSIDERATION AMOUNT):
कुल बिक्री राशि: ₹ ________________________________________
(शब्दों में: _____________________________________________)
बयाना/अग्रिम राशि (Advance if any): ₹ _____________________
शेष भुगतान (Balance Paid): ₹ _____________________________
भुगतान का प्रकार (Mode of Payment): Cheque / DD / UPI / Cash
शर्तें एवं घोषणाएं (TERMS & DECLARATIONS):
1. विक्रेता यह स्वीकार और घोषित करता है कि वह उपरोक्त संपत्ति का
पूर्ण रूप से वैध एवं एकमात्र स्वामी है।
2. उक्त संपत्ति पर कोई ऋण, बंधक (mortgage), सरकारी देनदारी या
न्यायालयी विवाद (litigation) नहीं है।
3. विक्रेता ने क्रेता से पूर्ण बिक्री राशि प्राप्त कर ली है और
संपत्ति का भौतिक कब्जा (physical possession) सौंप दिया है।
4. यदि भविष्य में इस संपत्ति के मालिकाना हक को लेकर कोई विवाद
उत्पन्न होता है, तो विक्रेता क्रेता की क्षतिपूर्ति करेगा।
साक्षीगण (WITNESSES):
1. नाम: _____________________ हस्ताक्षर: _________________
पिता का नाम: _______________ पता: _____________________
2. नाम: _____________________ हस्ताक्षर: _________________
पिता का नाम: _______________ पता: _____________________
विक्रेता का हस्ताक्षर/अंगूठा: ___________________________
क्रेता का हस्ताक्षर/अंगूठा: ____________________________
दिनांक: _____________________ स्थान: _____________________
निबंधक अधिकारी के मुहर एवं हस्ताक्षर:
Sub-Registrar Office, ________________________ (Bihar)
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⚠️ Disclaimer: Yeh sirf ek sample Hindi draft format hai. Local Sub-Registrar Office (SRO) aur specific property clause ke mutabiq hamesha apne kshetra ke verified advocate ya Deed Writer (कातिब) se hi final Bainama tayyar karwayein.
⚙️ Bainama Kaise Banta Hai — Step by Step
🌐 Registry Portal Kholen ↗1
Seller ka Khata-Khesra Verify Karein
Sabse pehle Bihar Bhumi portal (land.bihar.gov.in) par check karein ki Seller ke naam par Jamabandi hai ya nahi.
2
Government Circle Rate Check Karein
Bihar Nibandhan portal (nibandhan.bihar.gov.in) par MVR rate check karein, kyunki Stamp Duty Government Minimum Value par lagti hai.
3
Stamp Duty aur Registry Fee Calculate Karein
Bihar mein Male buyers ke liye 6% Stamp Duty lagti hai aur Female buyers ke liye 5.7% Stamp Duty lagti hai. Registry Charges Calculator dekhein →
4
e-Stamp Paper Kharidein
Calculated Stamp Duty ke brabar Licensed Vendor ya SHCIL portal se Non-Judicial e-Stamp paper kharidein.
5
Bainama Draft Karwayein
Local advocate ya katib se property details, khata, khesra, rakba aur chauhaddi dalkar Hindi Bainama draft banwayein. (Lawyer cost: ₹2,000-10,000).
6
Dono Parties Sign Karein
Seller, Buyer aur 2 Witnesses Bainama ke har page par signature aur thumb impression lagayein.
7
SRO Appointment Online Book Karein
Bihar Nibandhan portal par e-Services ke zariye Sub-Registrar Office ka online slot book karein.
8
SRO Office Mein Physical Presence
Seller, Buyer aur 2 Witnesses book kiye gaye time par Sub Registrar Office mein original ID proof ke sath pahunchein.
9
Biometric Verification & Web Camera Photo
SRO officer ke samne sabhi ka live photo khincha jayega aur digital fingerprint liya jayega.
10
Registration Fee & Pasting Fee Bharein
2% Registration Fee (maximum ₹60,000) aur pasting/scanning fees pay karein.
11
Registered Bainama & Receipt Milegi
SRO official stamp lagakar aapko registered Bainama aur token/receipt handover kar denge.
12
Dakhil Kharij (Mutation) Apply Karein
Registry ke turant baad Bihar Bhumi portal par Dakhil Kharij application dekar sarkari khate mein naam charhwayein. Dakhil Kharij Guide →
📁 Bainama ke liye Zaruri Documents
👤 SELLER (विक्रेता) ke Documents
- ✓ Original Title Deed (Purana Bainama / Kewala)
- ✓ Latest Jamabandi Nakal / Lagaan Rasheed
- ✓ Original Aadhar Card + Copy
- ✓ PAN Card (agar transaction > ₹5 lakh hai)
- ✓ Passport size photos (4)
- ✓ NOC (agar khesra par koi government ban ya trust ho)
🛒 BUYER (क्रेता) ke Documents
- ✓ Original Aadhar Card + Copy
- ✓ PAN Card (agar property > ₹5 lakh hai)
- ✓ Passport size photos (4)
- ✓ Permanent Address proof
👥 WITNESSES (2 Gawah)
Dono gawahon ka Aadhar Card + 2-2 Passport photos zaroori hain.
⚖️ Bainama aur Agreement mein kya fark?
Bahut se log Agreement to Sell (Satti/Bayana) ko hi Bainama samajh lete hain, jo ki ek gambhir legal galti hai:
| Feature | Bainama / Sale Deed (बैनामा) | Agreement to Sell (सट्टा/इकरारनामा) |
|---|---|---|
| Kya Hai? | Final Ownership Transfer Document | Future mein bechne ka Vada (Promise) |
| SRO Registration | Compulsory (अनिवार्य) | Notary ya optional SRO registration |
| Legal Ownership | 100% Legal Title milta hai | Koi Legal Title nahi milta |
| Stamp Duty | Full Stamp Duty (6% / 5.7%) | Nominal stamp duty (₹100-1000) |
| Dakhil Kharij (Mutation) | Bainama par ho sakta hai | Agreement par bilkul nahi ho sakta |
🚨
Gombhir Chetawani (Strict Warning):
Sirf Agreement (Satti/Bayana) karna zameen kharidne ke liye kaafi nahi hai! Zameen legally tab tak aapki nahi maani jaati jab tak SRO mein Bainama (Sale Deed) register na ho. Kafi logo ke sath fraud hota hai jab seller ek hi zameen ka agreement multiple logo se kar leta hai. Hamesha final Bainama hi registry karwayein!
💰 Bainama mein Total Kharcha (Charges 2026)
| Head / Charge Name | Amount / Rate in Bihar |
|---|---|
| Stamp Duty (Purush Buyer) | 6% of MVR Value |
| Stamp Duty (Mahila Buyer) | 5.7% of MVR Value (0.3% discount) |
| Registration Fee | 2% of MVR Value (Maximum ₹60,000) |
| Pasting & Processing Fee | ₹1,000 |
| Digital Scanning Fee | ₹500 |
| Advocate / Deed Writer (Katib) Fee | ₹2,000 - ₹10,000 (approx) |
Apni Zameen ka Exact Registry Charge Calculate karein:
Exact Calculate Karein →
🏦
Zameen Kharidi? Ab Home Loan / Property Loan lein:
Bainama registry hone ke baad aap SBI, PNB ya anya banks se sabse kam interest rate par Home Loan ya Plot Loan le sakte hain:
📌 Bainama ke Baad Kya Karein?
📋
Dakhil Kharij Guide →
Step 1: Dakhil Kharij Apply Karein
Bainama hone ke turant baad Bihar Bhumi portal par Mutation (Dakhil Kharij) apply karein. Uske bina sarkari record mein naam nahi charhta.
📄
LPC Guide →
Step 2: LPC Certificate Banwayein
Dakhil kharij hone ke baad Land Possession Certificate (LPC) apply karein, jo bank loan aur kheti schemes mein kaam aata hai.
🗺️
Apna Khata Dekhen →
Step 3: Apna Khata Online Check Karein
Mutation complete hone par online portal par Jamabandi aur Apna Khata status verify karein.
❓ Frequently Asked Questions (FAQ)
Bainama = Sale Deed = Bikri Patra. Yeh zameen ki legal ownership transfer karne ka sabse mukhya registered document hota hai.
Haan, Bainama (Sale Deed) par Sub Registrar Office (SRO) mein officer ki mohar aur registration hone ki prakriya ko hi Aam Bhasha mein Registry kaha jata hai.
Nahi, bina registered Bainama ke zameen kharidna legally invalid hai. Plain paper satti ya agreement se sarkari ownership nahi milti.
Advocate ya Deed Writer (कातिब) ki drafting fee aamtaur par ₹2,000 se ₹10,000 hoti hai, jo property location aur complexity par depend karti hai.
Draft format khud likh sakte hain lekin SRO registration niyam aur legal clauses sahi hone ke liye kisi experienced advocate se draft karwana behtar hota hai.
District Court ya Sub Registrar Office ke paas authorized stamp vendors se Non-judicial e-Stamp paper kharida jata hai.
SRO office mein appointment ke din biometric hone ke baad same day registered copy aur receipt mil jaati hai.
Dakhil Kharij (Mutation) apply karna sabse zaroori hai. Uske bina Bihar Bhumi government records mein aapka naam nahi charhta.
Appointment slot aur details online fill hoti hain, lekin Buyer, Seller aur 2 Witnesses ki physical presence SRO mein biometric ke liye compulsory hai.
Agar Khata, Khesra ya Naam mein galti ho, toh SRO mein Rectification Deed (Tatmim Patra / Correction Deed) register karwani padti hai.
Process lagbhag same hai, lekin kheti zameen ke liye LPC aur Land Ceiling Affidavit extra maanga ja sakta hai.
Haan, agar koi fraud ya court order ho toh Civil Court ya SRO dwara Cancellation Deed ke zariye Bainama radd karwaya ja sakta hai.
Yeh bhi padhen (Important Guides):
Bainama ya Registry mein help chahiye?
Bihar Zameen experts se WhatsApp par salah lein: 9835102324