Property Mutation (Dakhil Kharij) Online Process: Documents, Fees & Step-by-Step Guide

Property mutation is the entry that puts the new owner's name in the revenue or municipal record after a transfer. Registering the deed does not do it. In most states, you apply separately, usually online through the state land-records portal or the city's municipal portal. Mutation also does not prove ownership. The courts have said so repeatedly, and that shapes how you should treat it.

This guide explains what online property mutation involves, which office handles it, the required documents, the steps, how fees and timelines vary, and what to do when an application stalls.

What Is Property Mutation (Dakhil Kharij)?

Mutation records a change of owner in the books kept by the authority that holds your property on its rolls. Names differ by state: dakhil kharij in Uttar Pradesh, Bihar, Delhi and Madhya Pradesh; namjari in West Bengal; pahani update in Andhra Pradesh and Telangana; and fard badal in Punjab.

The two steps are separate. The sub-registrar registers the deed. A tehsil, circle office or municipal body then updates the record. In Bihar, for instance, registering a sale deed does not trigger mutation on its own. Property buyers in Bihar can also refer to this step-by-step guide to checking Bhulekh land records in Bihar to understand how Jamabandi records and mutation status are accessed.

Does Mutation Prove Ownership?

No. The Supreme Court has held that mutation entries are kept for fiscal purposes, such as identifying who pays land revenue or tax. A recent ruling restated that mutation neither confers nor extinguishes title, and that title has to rest on documents such as a sale deed, gift deed, partition deed, will or court decree.

Mutation still matters in practice. Property tax is billed to the name on the record. Banks check it too: in Bihar, no bank will process a loan against a plot whose Jamabandi still carries someone else's name. A missing mutation can stall resale and loans even when the title is clean.

Since mutation records and legal title serve different purposes, buyers should also complete a property title verification checklist before relying on revenue or municipal records to assess a property's ownership history.

Which Office Handles Your Mutation?

There are two tracks, and you may need one or both.

• Revenue land records: The tehsil or circle office updates the Khatauni or Jamabandi. In Uttar Pradesh, this runs through the Bhulekh or Vaad portals, and in Bihar through Bihar Bhumi.
• Municipal or development authority records: For urban plots and flats, the city body updates its own register. In Lucknow, for example, the LDA and the municipal corporation each run their own online mutation. In Delhi, MCD mutation is online, while L&DO properties can start online but need a physical visit to finish.

If you are unsure, ask the seller which body issued their latest property tax bill and start there.

Documents You Will Need

Before submitting a mutation application, buyers should also review the documents required to buy a property in India to cross-check the sale deed, ownership records, tax receipts and other paperwork relevant to the transaction.

Property Mutation Online: Step-by-Step Process

1. Register the Deed First

Mutation generally requires the registered document that supports the transfer. Complete registration before applying for mutation.

For buyers in Uttar Pradesh, the IGRS UP property registration process provides additional information about the registration stage that precedes mutation.

2. Pick the Right Authority

Determine whether the change needs to be recorded in revenue land records, municipal records or development authority records. Some properties may require updates with more than one authority.

3. Create an Account on the State or City Portal

Use the official government portal for the relevant state or municipal body. Check the website address carefully and avoid look-alike websites that charge for services available through official channels.

4. Enter the Property Details

Enter the details requested by the portal. In Uttar Pradesh, for example, the application may ask for the seller's Khata or Gata number, which can help retrieve the existing owner's details.

5. Upload Your Documents

Upload clear scans of the required documents. Make sure names, plot numbers and other details match the registered deed and existing land records.

6. Pay the Fee Online

Pay the applicable fee through the official portal and retain the receipt or payment reference number.

7. Wait for Verification

Officials examine the application and supporting documents. They may inspect the property or invite objections, depending on the circumstances. A dispute or incomplete paperwork can delay the process.

8. Check the Updated Record

Once the application is approved, verify that the new owner's name and the relevant plot or property details appear correctly in the updated record. Download and preserve the mutation order where available.

Fees and How Long Mutation Takes

Fees are set by each state and authority, and published figures vary considerably. Rural entries are often nominal, while some development authority and municipal mutations are charged as a percentage of property value, sometimes subject to a cap. Sources on Bihar differ on whether the service is free or carries a small fee.

Check the amount on the official portal before paying, and be cautious of anyone asking for unofficial cash payments.

Timelines vary too. Punjab's Right to Service Act lists 45 days for attesting an uncontested mutation. Other sources cite periods ranging from a few weeks to around three months, depending on the state, objections and the workload of the relevant office.

Filing deadlines differ as well. Some guides say Bihar expects a petition within 90 days of registration. For Uttar Pradesh, legal commentary indicates there is no uniform deadline, although applying promptly is sensible. Confirm the current requirements with the authority handling your case.

Why Mutation Applications Get Delayed or Rejected

• Number mismatches: The Khasra or plot number differs from the sale deed.
• Name mismatch: The new owner's name differs across the application, identity documents and property records.
• Missing documents: Required records or supporting papers have not been provided.
• Pending dues: Unpaid authority charges or taxes may block the application.
• Objections or co-owner disputes: A contested entry may require a hearing or further verification.

If the application stalls, check the status on the official portal, note any objection or deficiency, and submit the requested correction or documents. Keep the application number and payment receipt for follow-up.

What to Do After Mutation

Check the updated record against your registered deed. Then update the name on the property tax account and relevant utility bills, and keep the mutation order with your ownership documents. Lenders and future buyers may ask for these records.

If you are purchasing a resale property with a home loan, review the documents required for a home loan on a resale property, as lenders may ask for title deeds, tax receipts and other property records in addition to mutation documents.

Register, then mutate, then update tax and utility records. Skipping the second step can leave the previous owner's name on the revenue or municipal record long after the purchase.