Dakhil Kharij in UP: Mutation Process, Documents and Timelines

Dakhil kharij in UP is the mutation of land records: after a sale, gift or inheritance, the new owner’s name is entered in the khatauni and the old name is removed. This guide explains the law, the online process, the documents and the timelines.

What is dakhil kharij?

“Dakhil” means entry and “kharij” means removal. In Uttar Pradesh, mutation (namantaran) updates the record of rights, called the khatauni, so that it shows who now holds the land. Until the mutation is done, the revenue record still shows the previous owner, which causes problems when you sell, mortgage or partition the land.

The law on dakhil kharij in UP

Mutation of agricultural land is governed by Chapter V of the Uttar Pradesh Revenue Code, 2006:

• Section 33: a person who gets land by succession reports it to the Revenue Inspector.
• Section 34: a person who gets land by transfer, including a family settlement, reports it to the Tehsildar. The State may fix a fee for the entry.
• Section 35: the Tehsildar issues a proclamation, makes an inquiry and orders the khatauni to be amended. An appeal lies to the Sub-Divisional Officer within 30 days.
• Section 39: a mutation order does not stop anyone from proving their rights in a suit.

Dakhil kharij in UP after a sale: step by step

1. Register the sale deed. After registration, the registry details are sent to the Revenue Court Computerised Management System (RCCMS), and a mutation case can be opened from them.
2. Apply or check online. On vaad.up.nic.in, log in with your mobile number and OTP, enter the registry number and date, and submit the application under Section 34. Keep the printout.
3. Pay the mutation fee fixed by the State for the entry.
4. Proclamation. The Tehsildar issues a public notice inviting objections.
5. Field report. The Lekhpal or Revenue Inspector checks possession and reports to the Tehsildar.
6. Order. If no one objects, the Tehsildar orders the khatauni to be amended.
7. Check the record. Confirm the new entry on UP Bhulekh and keep a certified copy.

Mutation after inheritance (varasat)

When a landholder dies, the heirs report the succession under Section 33. If the succession is undisputed, the Revenue Inspector records the heirs in the khatauni. If it is disputed, the Revenue Inspector inquires and sends the matter to the Tehsildar, who decides it. An heir who is left out can apply to the Tehsildar.

Dakhil kharij in UP after a gift or family settlement

A gift of land must be made by a registered gift deed under Section 123 of the Transfer of Property Act, 1882, and the donee then applies for mutation under Section 34 like a buyer. A family settlement is treated as a transfer for this purpose. Where a written memorandum only records a settlement already made, courts have held that it need not be registered, but the Tehsildar will still look for evidence that all family members agreed.

Documents for dakhil kharij in UP

• Registered sale deed, gift deed or family settlement (for a transfer)
• Death certificate and details of all legal heirs (for inheritance)
• Current khatauni showing the previous holder
• Aadhaar or other identity proof of the applicant
• Khasra or gata number and village details
• Fee receipt and the application printout

How long does dakhil kharij in UP take?

The UP Board of Revenue has directed that undisputed mutation cases be decided within 45 days and disputed cases within 90 days, with district officers made responsible for delays. In practice, time also depends on how quickly the field report arrives and whether anyone objects.

Objections and appeals

If someone objects, the case becomes disputed and the Tehsildar decides it after hearing both sides. Anyone aggrieved by the Tehsildar’s order can appeal to the Sub-Divisional Officer within 30 days of the order under Section 35(2). Keep certified copies of every order, because limitation runs from the date of the order.

Mutation is not proof of title

An entry made through dakhil kharij in UP records possession for revenue purposes; it does not create or extinguish ownership. The Supreme Court repeated this in Jitendra Singh v. State of Madhya Pradesh (2021). A dispute about title has to be decided by a civil court, and Section 39 of the Code keeps that remedy open.

Houses and flats in Lucknow city

Dakhil kharij in UP under the Revenue Code applies to land recorded in the khatauni. For a house or flat within city limits, the owner’s name is also updated in the Lucknow Nagar Nigam’s property tax records, and for allotted property in the records of the development authority. These are separate applications.

Common mistakes in dakhil kharij

• Assuming the registry alone changes the land record
• Leaving out a legal heir in a varasat application
• Missing the 30-day appeal period
• Not checking the updated khatauni after the order

Frequently asked questions on dakhil kharij in UP

Can I apply for dakhil kharij in UP online?

Yes. Mutation applications under Section 34 can be made on vaad.up.nic.in using the registry number and date, and the status can be tracked on the same portal.

What if my mutation is pending beyond 45 days?

Make a written request to the Tehsildar and, if needed, to the Sub-Divisional Officer. You can also register a complaint on the IGRS Jansunwai portal.

Does dakhil kharij prove ownership?

No. Mutation only updates the revenue record. Ownership depends on your title documents, and title disputes go to the civil court.

Do I need a lawyer for mutation?

Not for a simple, undisputed case: you can apply online yourself. Advice helps when an heir is missing, someone objects, the records do not match the deed, or you need to file an appeal.

Need help with a mutation?

Our property law practice handles mutation, varasat, correction of records and land disputes. You can also read this guide in Hindi. Book a consultation or contact us.

This article is for general information only. It does not constitute legal advice or a solicitation of work. Portal features and procedures change from time to time; please verify on the official website and take specific advice on your matter.