Mutation in Uttar Pradesh: What It Actually Does and How to Get It Done
Mutation in Uttar Pradesh: What It Actually Does and How to Get It Done
You registered your sale deed. The stamp duty is paid. The sub-registrar handed you the paperwork.
But the government still thinks the previous owner owns your land.
That's what mutation fixes.
What mutation is
Mutation - called dakhil-kharij or namantaran in UP - updates the revenue records to show you as the current owner. Registration proves a transfer happened. Mutation makes it official in the state's working records - the ones tehsildars, lekhpals, and municipal offices actually use.
Until mutation is done, the old owner's name stays in the khatauni, khata, or municipal tax registers. That mismatch causes problems.
Why it matters, depending on who you are
Buyers: Without mutation, banks hesitate on loans. Building permissions stall. Utility connections get questioned. Your title looks cloudy even if the sale deed is clean.
Sellers: Your name stays on record until mutation clears. That means tax notices, dispute summons, and recovery proceedings can still land at your door - for property you no longer own.
Heirs: Agricultural compensation, subsidies, and acquisition payouts go to whoever's name appears in the latest mutation entry. If you haven't updated it after a death, the money doesn't reach you.
Investors and developers: Due diligence flags any gap in the mutation chain. Unresolved mutations block project finance, invite litigation, and kill exit value.
Types of mutation in UP
Agricultural land: Mutation here ties directly to government subsidies, crop insurance, and compensation. Miss it, and you're invisible to the system that distributes benefits.
Non-agricultural (residential, commercial, industrial): Mutation links to property tax records, building approvals, and utility connections. Local bodies often won't process anything until mutation is done.
Documents you'll need
For a sale-based mutation, most districts ask for:
- Certified copy of the sale deed
- Latest property tax receipt
- Identity proof (Aadhaar, voter ID, PAN)
- Address proof (Aadhaar, utility bill, ration card)
- Indemnity bond on ₹100 stamp paper
- Affidavit on ₹10 stamp paper confirming the transfer
For inheritance, gift, or court-ordered transfers, add: death certificate, succession/legal-heir certificate, will copy, gift deed, or court order — depending on the case.
How Landeed handles mutation for you..
Landeed handles the entire mutation process in UP. Document collection, application filing, tehsil coordination, status tracking, delivery — all of it.
You don't chase lekhpals. You don't make multiple tehsil visits. You don't figure out which affidavit goes on which stamp paper.
The platform pulls your existing records — sale deeds, khatauni, encumbrance certificates — from UP and 20+ states. Flags gaps before they become rejections. Pre-fills forms with verified data. Tracks progress until the mutation entry is recorded.
For complicated cases — agricultural land, disputed inheritance, urban tax mismatches — there's agent support and lawyer review built in.
Physical copies delivered if you need them.
One application. Full resolution.
What is mutation (Dakhil Kharij) in Uttar Pradesh?
Mutation or Dakhil Kharij in UP is the process of updating land ownership records in government revenue records after property transfer through sale, inheritance, gift, or partition. It changes the name in the Khatauni.
How can I apply for mutation online in Uttar Pradesh?
You can apply for mutation online through the UP Bhulekh portal (upbhulekh.gov.in) or e-District portal. Submit the application with required documents including registered deed, previous Khatauni, and identity proofs.
What documents are required for mutation in UP?
Required documents include registered sale/gift/partition deed, previous Khatauni extract, death certificate and legal heir certificate (for inheritance), identity proofs, application form, and court order (if applicable).
How long does mutation take in Uttar Pradesh?
Mutation in UP typically takes 30-45 days if all documents are complete. The process includes application filing, field verification by Lekhpal, objection period, and final order by Tehsildar.
What is the fee for mutation in Uttar Pradesh?
Mutation fee in UP is nominal, typically Rs. 50-100 for application. However, if mutation involves stamp duty deficiency or penalties, additional charges may apply based on the transaction type and property value.
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