Property Mutation (Dakhil Kharij / Namantaran) Complete Process in India
By Shivam Tiwari, Founder of FormSutra · Updated: September 2026 · 9 min read
Understand the crucial legal difference between Property Registry (Sale Deed) and Revenue Mutation, step-by-step procedure in Tehsildar revenue courts, online Bhulekh portals, and handling ancestral inheritance.
Registering a Sale Deed at the Sub-Registrar office transfers property title, but it does NOT automatically update government revenue records. Property Mutation (दाखिल-खारिज / नामांतरण) removes the previous owner's name and records the new owner in the official Khasra/Khatauni ledger for municipal taxes and agricultural title recognition.
Quick facts
| Competent Authority | Tehsildar / Naib Tehsildar / Municipal Zonal Officer |
|---|---|
| Governing Statute | State Land Revenue Codes / Municipal Corporation Acts |
| Public Objection Window | 30 to 45 days statutory notice period |
| Online Portals | State Bhulekh / e-Dharti / Revenue Court Management Systems |
| Processing Duration | 35 to 60 days |
Step-by-step process
Distinguish Registry (Sale Deed) from Mutation (Dakhil Kharij)
A Registered Sale Deed proves you paid consideration and purchased the property, but under Indian revenue law, the Government recognizes the person named in the Khatauni (Record of Rights / Jamabandi) as the lawful revenue payer. Without mutation, the previous seller could fraudulently mortgage or resell the land.
Determine the Mutation Category
• Mutation by Sale/Gift Deed: Initiated immediately after purchasing property. • Mutation by Inheritance / Succession (Varasat): Initiated upon death of family patriarch/matriarch based on Legal Heir Certificate or registered Will. • Mutation by Court Decree: Based on civil court partition or partition decree.
Apply Online via State Revenue / Bhulekh Portal
Most states mandate online application via portals such as UP Vaad (vaad.up.nic.in), MP Saara, Maharashtra Mahabhumi, Bihar Bhumi, Karnataka Bhoomi, etc. Enter district, tehsil, village, Khasra/Gata number, upload registered sale deed copy, and pay nominal state revenue fees.
Issuance of Statutory Public Notice (Ishtahar / Munadi)
The Revenue Court issues a public notice (इश्तहार) inviting objections within 30 to 45 days. If no objection is filed by interested parties, the Revenue Inspector / Lekhpal submits a clean verification report confirming applicant's physical possession.
Tehsildar Mutation Order and Updated Khatauni Issuance
The Tehsildar passes the formal Namantaran Order (नामांतरण आदेश). The old owner's name is removed (खारिज) and the buyer's name is recorded (दाखिल). You can immediately download the certified digitally signed Khatauni / RoR from the state Bhulekh portal.
Documents checklist (आवश्यक दस्तावेज)
- Certified copy of Registered Sale Deed / Gift Deed / Conveyance Deed
- Latest copy of Khasra / Khatauni / Jamabandi / Record of Rights (RoR)
- Affidavit of Possession and Title on Non-Judicial Stamp Paper
- Applicant's Identity & Address Proof (Aadhaar Card, PAN Card)
- In Succession Cases: Death Certificate of original owner + Surviving Member Certificate
- Latest Property Tax Paid Receipt (for urban municipal properties)
- Up-to-date Encumbrance Certificate (EC Form 22)
Stamp paper rules
An Affidavit of Title and Possession is executed on ₹10 to ₹100 Non-Judicial Stamp Paper attested by a Notary Public. Mutation application fees vary by state (ranging from ₹100 to ₹1,000).
Official portals
- Digital India Land Records Modernization Programme (DILRMP)
- National Generic Document Registration System (NGDRS)
- Unified Land Services Portal (Bhulekh)
Common mistakes to avoid
- Assuming Registry is enough: Millions of property buyers never apply for Dakhil Kharij, leaving legal room for previous owners to exploit old records.
- Not tracking the 30-day objection window: Always follow up with the revenue lekhpal to ensure public notice was published on the notice board promptly.
- Incorrect Khasra / Gata numbers: Double-check that survey and plot numbers in the application match the registered sale deed letter-for-letter.
Frequently asked questions
What happens if someone files an objection during the 30-day notice period?
If an objection is filed, the mutation case shifts from an uncontested (निर्विरोध) proceeding to a contested revenue lawsuit. The Tehsildar examines original deeds, takes statements, and decides ownership based on registered title and physical possession.
Can I sell property without completing Dakhil Kharij?
While you hold the sale deed, prospective buyers, banks issuing home loans, and registration offices strictly check the latest Khatauni/Mutation entry. Failure to complete mutation severely degrades marketability and loan eligibility.