Dakhil Kharij | Guide to Property Mutation in India
When buying land or property in India, most people focus only on the cost and overlook one crucial legal requirement, Dakhil Kharij, also known as property mutation. It’s the process of updating land records to reflect the new owner’s name after a property transaction.
Without property mutation, even if you’ve purchased the property, government records will still list the previous owner. This can cause legal issues and delays during resale, utility payments, or claiming compensation.
Let’s explore what Dakhil Kharij means, how it works, and why it's a necessary step after buying property.
What is Dakhil Kharij (Property Mutation)?
Dakhil Kharij, or mutation of property, is the legal process of transferring the property title in the name of the new owner in the revenue records of the local municipal authority or land records department. It applies whether the property is transferred through sale, inheritance, gift, or power of attorney.
Why Property Mutation is Important:
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Updates government land records with the rightful owner’s name.
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Makes property legally identifiable for tax and utility payments.
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Prevents disputes over land ownership.
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Mandatory for agricultural land mutation.
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Recommended for non-agricultural land mutation.
Without mutation of property, the buyer cannot prove ownership during disputes or resale, and the previous owner remains liable for property tax, electricity bills, and municipal dues.
Types of Dakhil Kharij in India
There are two main types of property mutation based on the nature of the land:
| Type of Mutation | Details |
|---|---|
| Agricultural Land Mutation | Mandatory. The title must be updated to transfer ownership. Compensation (if any) goes to the recorded owner in government files. |
| Non-Agricultural Land Mutation | Optional but advised. It doesn’t affect ownership rights but helps with paying utility bills and selling the property. |
When Should You File for Mutation?
You must file for Dakhil Kharij in these situations:
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After buying property
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When the owner dies and legal heirs take over
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When transferring property as a gift
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When there is a will or power of attorney involved
Required Documents for Dakhil Kharij
Here is a list of documents typically required for applying for property mutation. Requirements may vary depending on the case and the state.
General Property Mutation
| Document | Purpose |
|---|---|
| Aadhaar Card | Identity verification |
| Ration Card | Proof of residence |
| Property Tax Receipt | Validating property ownership |
| Sale Deed | Legal proof of transaction |
| Stamp Paper | Affidavit submission |
| Mutation Application Form | Official request for mutation |
| Registration Deeds | Previous and current ownership records |
Mutation Due to Owner’s Death
| Document | Purpose |
|---|---|
| Death Certificate | Confirms the owner has passed away |
| Succession Certificate | Legal proof of heirship |
| Affidavit on Stamp Paper | Declaration of rights |
| Copy of Will (if any) | Will-based inheritance |
| Power of Attorney (if any) | Legal delegation of ownership |
How to Apply for Dakhil Kharij (Offline Process)
The offline property mutation process is fairly standard in India:
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Visit the municipal corporation or sub-registrar office.
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Collect and fill out the mutation application form.
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Submit the form along with all required documents.
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The land records officer verifies the papers.
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Once verified, the mutation is approved within 15 to 30 days.
Online Dakhil Kharij Process – State-Wise Guide
Many Indian states now offer online property mutation services through government portals. Here’s how to apply for Dakhil Kharij online in some major states:
Bihar
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Visit: BiharBhumi portal
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Register or log in
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Select district and circle
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Choose “Apply New Mutation”
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Fill in mutation details, upload sale deed
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Pay mutation fees online
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Save your payment receipt
West Bengal
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Go to: Banglarbhumi website
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Click on Online Mutation Application
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Enter property and applicant details
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Upload relevant documents
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Make online payment
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Save the receipt and application number
Uttar Pradesh
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Go to: E-Nagar Sewa UP
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Select Citizen Services
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Click on Apply for Property Mutation
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Fill form, pay fees, and download receipt
Madhya Pradesh
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Visit: MP Land Records portal
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Choose district, tehsil, and plot details
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Log in and fill mutation form
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Submit and check mutation status online
How to Check Dakhil Kharij Status
Most states allow you to track Dakhil Kharij status online. Here’s how to do it in some regions:
| State | Portal | Mutation Status Check |
|---|---|---|
| Bihar | BiharBhumi | Application Status > Name/Case No./Mauja |
| West Bengal | Banglarbhumi | Citizen Services > Mutation Status |
| Uttar Pradesh | E-Nagar Sewa | Track Application using Acknowledgment Number |
Fees and Processing Time for Mutation
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Property mutation fees typically range between ₹25 and ₹200.
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Some states charge an additional ₹25-₹100 for late submission.
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Dakhil Kharij status is usually updated within 15-30 days, provided documents are in order.
What Does the Supreme Court Say?
According to the Supreme Court of India, mutation of property is only for revenue and fiscal purposes. It does not grant ownership rights or legal title. If there’s a dispute over ownership, only the civil court can resolve it. Once the rightful owner is declared, the mutation can then be completed.
Conclusion - Why You Should Not Skip Dakhil Kharij
Dakhil Kharij is a key legal step in completing a property transaction in India. It ensures updated land records, prevents future disputes, and helps you pay property taxes and utility bills under your name. With online mutation services now available in many states, applying for Dakhil Kharij is easier than ever.
So, whether you’ve bought a property, inherited it, or received it through a gift, don’t skip this crucial step. It can save you a lot of legal hassle down the road.
