Mutation (dakhil-kharij) — the real step-by-step
Getting your name on the land record shouldn't take months of chakkars. Pick your state and how you got the property for the official portal, documents, timeline and the appeal route if it gets stuck.
Get your name on the land record
Mutation (dakhil-kharij) is how the government record is changed to your name after a sale, inheritance, gift or partition. Get the real step-by-step, the official portal, the documents and the appeal route if it gets stuck.
- • Numbered steps + official portal link
- • Documents, fees and timeline
- • What to do if it's rejected + common mistakes
Guide by state
3 state(s) have a full verified guide (Bihar, Jharkhand, UP). Others are coming soon.
Frequently asked
- What is dakhil kharij (mutation) and how long does it take?
- Dakhil-kharij (mutation) is updating the government land record to show you as the new owner after a sale, inheritance, gift or partition. There is no fixed national timeline — in Bihar and Jharkhand it commonly takes a few weeks, in UP often around 30–45 days, and it varies by Circle Office / Tehsil.
- Is mutation the same as ownership?
- No. Your registered deed is your title. Mutation updates the revenue/tax record to your name. But if it isn't done, your ownership isn't reflected in government records and it will block your next sale — so it matters.
- Can I apply for mutation online?
- Yes in our core states: Bihar (biharbhumi.bihar.gov.in), Jharkhand (jharbhoomi.jharkhand.gov.in) and UP (vaad.up.nic.in / RCCMS). Applying through the government portal is usually free or low-cost.
- What if my mutation application is rejected?
- In Bihar and Jharkhand you can appeal to the DCLR (Deputy Collector, Land Reforms) court with the rejection order and corrected documents. In UP, a rejected/objected case goes to the revenue court (SDM / appellate authority).