By sajjadseo301 April 2, 2026 - 3:22am

Thousands of property buyers and sellers in Uttar Pradesh face confusion when it comes to updating land ownership records after a transaction. The UP Bhulekh mutation process — known locally as Dakhil Kharij — is the official procedure to reflect new ownership in government land records. This guide explains everything you need to know about UP Bhulekh mutation in 2026.

What Is Mutation (Dakhil Kharij) in UP Bhulekh?

Mutation, or Dakhil Kharij, is the process of updating the revenue records to reflect a change in land ownership. When a property is sold, inherited, gifted, or transferred through any legal means, the new owner must apply for mutation at the local Tehsil office to have their name recorded in the Khatauni.

Without mutation, the revenue records continue to show the previous owner. This can cause legal disputes, issues in obtaining loans against property, and complications during future resale.

Why Mutation Is Important for Property Owners

• Establishes the new owner as the official record holder in government land registers
• Required for applying for bank loans using land as collateral
• Prevents future ownership disputes with legal heirs or third parties
• Needed when paying land revenue or obtaining No Objection Certificates (NOC)
• Essential for applying for government agricultural subsidies and schemes

 

Types of Mutation Cases in Uttar Pradesh

Type of Transfer

Mutation Basis

Key Documents Required

Sale of Property

Registered Sale Deed

Sale deed, ID proof, Khatauni copy

Inheritance

Death Certificate + Will

Death certificate, family tree, will

Gift (Hiba/Daanpatra)

Registered Gift Deed

Gift deed, relationship proof

Court Order

Court Decree

Certified copy of court order

Partition

Partition Deed

Partition deed, family agreement

 

Documents Required for Mutation in UP

• Copy of the registered sale deed or transfer document
• Application form (available at Tehsil office or online)
• Aadhaar card of the new owner (photocopy)
• Existing Khatauni copy showing previous ownership
• Death certificate (for inheritance cases)
• Affidavit declaring the transfer details
• Passport-size photographs of the applicant
• Court decree (if mutation is based on a court order)

 

How to Apply for Mutation Online via UP Bhulekh
Step 1: Visit the UP Revenue Portal

Open the UP Revenue Department website or the UP Bhulekh portal in your browser. Look for the Dakhil Kharij or mutation application section under citizen services.

Step 2: Register as a New User

First-time applicants must register using their Aadhaar number and mobile number. A One-Time Password (OTP) will be sent to verify your identity.

Step 3: Fill the Mutation Application Form

Enter your district, Tehsil, and village. Provide the Khasra number of the property being transferred. Fill in the details of the previous owner and the new owner. Upload scanned copies of the required documents.

Step 4: Submit and Note the Application Number

After submitting, you will receive an application reference number. Save this number to track the status of your mutation application on the UP Bhulekh portal.

Step 5: Tehsil Verification and Approval

The Lekhpal (village accountant) will visit the site to verify the details. After field verification, the Sub-Divisional Magistrate (SDM) or authorised officer approves the mutation. Objections, if any, must be resolved before final approval.

How to Track Mutation Status on UP Bhulekh

Once the mutation application is submitted, you can track its status online through the UP Bhulekh portal. Enter your district, Tehsil, and application reference number to view the current status — whether it is pending field verification, under review, approved, or objected.

How Long Does Mutation Take in Uttar Pradesh?

Stage

Typical Timeline

Application submission to field verification

7 to 15 working days

Field verification to SDM approval

15 to 30 working days

Objection resolution (if any)

Variable, up to 60 days

Total average timeline

30 to 60 working days

 

Common Reasons for Mutation Rejection

• Incomplete or incorrect documents submitted with the application
• Mismatch between the sale deed details and the existing Khasra or Khatauni record sena sodia plus
• Objections raised by other legal heirs or neighbouring landowners
• Land record shows a court stay order or existing encumbrance
• Discrepancy in the plot area between the deed and the revenue record
• Signature or photograph issues on the submitted affidavit

 

Mutation vs. Property Registration: Key Difference

Many landowners confuse property registration with mutation. Property registration is done at the Sub-Registrar office and creates a legal record of the sale transaction. Mutation is a separate process done at the Tehsil office that updates the revenue land records.

Both are essential. Registration gives legal ownership, while mutation updates government land registers. Skipping mutation means government records still show the old owner, which can cause problems in the future.

Frequently Asked Questions
1. Is mutation mandatory in Uttar Pradesh?

Mutation is not legally mandatory to prove ownership, but it is highly recommended. Without mutation, government land records will not reflect your ownership, which can create issues with loans, subsidies, and future resale.

2. What is the fee for mutation in UP?

The mutation fee in Uttar Pradesh is minimal and set by the Revenue Department. It is typically collected at the Tehsil office at the time of application. There is no charge for tracking mutation status online on the UP Bhulekh portal.

3. Can I apply for mutation without visiting the Tehsil office?

The initial application can now be submitted online through the UP Revenue portal. However, field verification by the Lekhpal and SDM approval still require some offline interaction.

4. What happens if mutation is not done after buying land?

If mutation is not done, the original owner remains recorded in government land registers. This can cause ownership disputes, problems in obtaining loans, and complications when you try to resell or construct on the land.

5. Can NRIs apply for mutation in UP?

Yes. NRIs who inherit or receive land in Uttar Pradesh can apply for mutation. They may need to appoint a Power of Attorney holder in India to represent them during the verification process.

Conclusion

The UP Bhulekh mutation process — Dakhil Kharij — is an essential step for every property owner in Uttar Pradesh after any ownership transfer. Whether you bought land, inherited it, or received it as a gift, updating your name in the Khatauni through mutation protects your legal rights and prevents future disputes.Nethersx2

Use the UP Bhulekh portal to submit your mutation application and track its progress online — saving you time and multiple visits to the Tehsil office.