Property Mutation (Dakhil Kharij) in India: Process, Documents and UP Online Steps
Property mutation (called dakhil kharij or namantaran in Uttar Pradesh and Bihar) is the process of changing the owner’s name in the government’s land revenue or municipal records after a property is sold, gifted or inherited. Registration of the sale deed makes you the legal buyer, but the revenue records (such as the khatauni in UP) and the property tax records still show the old owner until mutation is done. Mutation does not create ownership on its own; it records it, so the right person pays the tax and receives government notices. This guide explains how mutation works across India, the documents you need and the step-by-step online process in Uttar Pradesh.
- What it is: updating the owner’s name in land revenue or municipal tax records after a transfer
- Other names: dakhil kharij, namantaran (UP, Bihar), ferfar (Maharashtra), patta transfer (Tamil Nadu), khata transfer (Karnataka), intkal (Punjab, Haryana)
- When needed: after a sale, gift, inheritance, will, partition or court order
- Who does it: the tehsil (revenue office) for land records; the municipal corporation for property tax records in cities
- UP law: Sections 33 to 35 of the Uttar Pradesh Revenue Code, 2006; online application through the RCCMS portal (vaad.up.gov.in)
- Proves ownership? No. Courts have held that mutation entries are for revenue and tax purposes; ownership comes from the registered title documents
What is property mutation?
Every state keeps two kinds of property records:
- Land revenue records kept by the revenue department, such as the khatauni and khasra in Uttar Pradesh, the 7/12 extract in Maharashtra and the patta and chitta in Tamil Nadu.
- Municipal records kept by the nagar nigam or municipal corporation for property tax, such as the house tax register in Lucknow.
When ownership changes, both records must be updated. That update is mutation. Until it is done, the old owner’s name stays in the records, which can cause trouble when you sell, take a loan, pay property tax or claim compensation.
Registration vs mutation: what is the difference?
| Registration | Mutation | |
|---|---|---|
| What it does | Records the transfer document (sale deed, gift deed) with the government | Updates the owner’s name in revenue and tax records |
| Where | Sub-Registrar office | Tehsil (land records) and municipal corporation (property tax) |
| Cost | Stamp duty and registration fee | A smaller mutation fee, which varies by state and local body |
| Legal effect | Evidence of the transfer of title | Revenue and tax record only; does not create title |
You need both. See our guides on the property registration process and stamp duty in India.
When is mutation required?
- Purchase: after the sale deed is registered.
- Inheritance (varasat): when the owner dies, the legal heirs apply to record their names.
- Will: the beneficiary applies with the will and, where required, a probate or succession certificate.
- Gift: after the gift deed is registered. See gift deed vs will.
- Partition or court decree: with a certified copy of the partition deed or court order.
Documents required for mutation
The exact list differs by state and office, but most applications need:
- Certified copy of the registered sale deed, gift deed, will or court order
- Latest khatauni or land record extract showing the previous owner
- Identity and address proof of the applicant (Aadhaar, PAN)
- Latest property tax or house tax receipt (for urban property)
- Affidavit and indemnity bond on stamp paper, where the office asks for them
- For inheritance: death certificate, family register (parivar register) extract or legal heir certificate, and succession certificate where required
- Passport-size photographs and the filled application form
How to apply for dakhil kharij online in Uttar Pradesh
In UP, mutation of land records is done under Section 34 of the Uttar Pradesh Revenue Code, 2006 by the tehsildar. The Board of Revenue’s RCCMS portal (Revenue Court Computerised Management System) accepts online applications.
- Go to vaad.up.gov.in and click “ऑनलाइन आवेदन” (online application), then choose the option for Section 34 (namantaran).
- Register with your mobile number and log in.
- Select the district, tehsil and village or area, and enter the property details (khata and khasra or gata number, as in the khatauni).
- Enter the details of the transfer, such as sale deed number and date, and the buyer’s and seller’s details.
- Upload scanned copies of the sale deed and other documents, then submit and note the application or case number.
- The lekhpal verifies the transfer and reports to the tehsildar. A public notice is issued so that anyone with an objection can come forward.
- If there is no objection, the tehsildar passes the mutation order. If someone objects, the case is heard in the revenue court.
- After the order, check that your name appears in the khatauni on UP Bhulekh.
Check status: on vaad.up.gov.in, use the case search (वाद खोज) with your case number, or check the order under court orders (न्यायालय आदेश).
Time taken: undisputed cases are usually decided in a few weeks to a few months, depending on the tehsil. Disputed cases take longer because they go through hearings.
Mutation in nagar nigam records (urban property)
For a flat, house or plot in a city, you also need to change the name in the municipal property tax records. In Lucknow, this is done by the Lucknow Municipal Corporation (Nagar Nigam), which accepts applications online and at its zonal offices. Municipal mutation charges are set by each corporation and are often linked to the property’s value, so check the current fee with your municipal corporation before applying.
For flats in LDA or Awas Vikas schemes, the authority’s own records (allotment or freehold records) may also need a name change. See our guides on LDA Lucknow and Awas Vikas Lucknow.
Mutation in other states
| State | Local name | Where to apply |
|---|---|---|
| Uttar Pradesh | Dakhil kharij, namantaran | Tehsil; online on vaad.up.gov.in (RCCMS) |
| Bihar | Dakhil kharij | Circle office; online on the Bihar Bhumi portal |
| Maharashtra | Ferfar (7/12 mutation) | Talathi office; e-Ferfar through the Mahabhumi portal |
| Tamil Nadu | Patta transfer | Taluk office; online through the state e-services portal |
| Karnataka | Khata transfer | Local body (e-Khata in Bengaluru); RTC changes through the revenue department |
| Punjab, Haryana | Intkal | Patwari and tehsil; Jamabandi portals |
| Delhi | Mutation | Municipal Corporation of Delhi |
Processes and portals change, so confirm the latest steps on your state’s official revenue department website.
Why mutation matters
- Selling later: buyers and banks check that the seller’s name is in the revenue records.
- Home loans: lenders usually ask for updated records before sanctioning a loan against the property.
- Property tax: bills and notices come in your name, and you avoid disputes over unpaid dues.
- Compensation: if land is acquired, compensation goes to the person in the records.
- Inheritance: recording heirs early avoids disputes later.
Before you buy, check the khatauni and an encumbrance certificate, and confirm the seller’s name in the records. Our guide on verifying property documents lists every check, and IGRS UP explains how to search registration details in Uttar Pradesh.
Frequently asked questions
What is dakhil kharij?
Dakhil kharij is the term used in Uttar Pradesh and Bihar for mutation: entering (dakhil) the new owner’s name and removing (kharij) the old owner’s name from the land revenue records after a sale, gift or inheritance.
Is mutation proof of ownership?
No. Mutation entries are kept for revenue and tax purposes. Ownership is proved by registered title documents such as the sale deed, gift deed or a court decree. Courts in India have repeatedly held that a mutation entry does not create or end title.
How can I apply for dakhil kharij online in UP?
Go to vaad.up.gov.in (RCCMS), click the online application option, choose Section 34 (namantaran), register with your mobile number, enter the property and transfer details, upload the sale deed and documents, and submit. Track the case with your case number on the same portal.
How long does mutation take in Uttar Pradesh?
Undisputed cases are usually decided in a few weeks to a few months, depending on the tehsil. If someone files an objection, the case goes to a hearing in the revenue court and takes longer.
What documents are needed for property mutation?
Usually a certified copy of the registered sale deed or other transfer document, the latest khatauni or land record extract, identity and address proof, the latest property tax receipt for urban property, and an affidavit or indemnity bond if the office asks for it. Inheritance cases also need a death certificate and proof of legal heirs.
Is mutation needed for a flat?
Yes. For a flat you need the name changed in the municipal property tax records, and in the development authority’s records if the flat is in an authority scheme. Land revenue mutation mainly applies to land and plots.
What happens if I do not get mutation done?
The old owner’s name stays in the records. This can delay a future sale or home loan, send property tax bills to the wrong person and cause disputes, especially in inheritance cases.
What is the difference between registration and mutation?
Registration records the transfer document at the Sub-Registrar office and is evidence of the transfer of title. Mutation updates the owner’s name in the revenue and municipal records so that tax and government records match the new owner.
Mutation rules, fees and portals differ by state and local body and can change. Check the latest process on your state’s official revenue department or municipal corporation website, and consult a lawyer for disputed or inheritance cases. This guide is general information, not legal advice. Sources: Uttar Pradesh Revenue Code, 2006 (Sections 33 to 35); Board of Revenue, Uttar Pradesh, RCCMS portal (vaad.up.gov.in); state revenue department portals.
