Uttar Pradesh Buyer Guide

Mutation (dakhil-kharij) after buying a plot in UP

Registration is not the last record to check after buying a plot. Follow the change through the relevant revenue, municipal or authority records, and keep the order as well as the updated entry.

Last updated: 13 October 2026

What mutation changes after registry

Mutation, also called dakhil-kharij or naamantaran, updates the relevant land or property record following a transfer. For land in the revenue system, this involves the record of rights, commonly called the khatauni. It helps connect the recorded holder with the transaction you have completed.

Sections 34–36 of the published UP Revenue Code address reporting transfers, mutation proceedings and information from the registering authority. Do not assume that a registered deed means the resulting record update has already finished. Check the application or case and the final entry.

Keep your registered deed and earlier title papers permanently. A mutation entry should not be treated as a substitute for the transaction documents or as an answer to every ownership dispute. Ask a property lawyer to address any dispute about title separately from the record-update process.

Revenue and municipal mutation are different

Revenue mutation concerns the tehsil’s land records. RCCMS, the Revenue Court Computerised Management System, provides the online application route under Section 34. The tehsil deals with the relevant proceedings; the completed change should be checked in the applicable land record.

Municipal mutation concerns the Nagar Nigam’s property assessment or tax records. Section 213 of the UP Municipal Corporation Act provides for changing the recorded owner or occupier following a transfer. It is a different record from the revenue khatauni.

For a Lucknow or Kanpur property, ask the relevant Nagar Nigam office whether a municipal entry needs updating and obtain its current application route. Take the property identification number and existing assessment details if available. Do not assume the revenue portal files a municipal request for you.

An authority-allotted or leased plot can involve an additional authority record. Official development-authority mutation rules cover that separate setting. Ask LDA or KDA which transfer or mutation procedure applies to your allotment or lease.

Prepare your file before applying

Keep the registered sale deed, registration number and date, Sub-Registrar office details, buyer and seller particulars, village, tehsil, gata numbers and transferred area together. Include the existing khatauni or property record and any documents the current application instructions request.

Check joint ownership and shares carefully. If you purchased only part of a holding, the application should describe that part rather than the entire parent area. A developer’s plot number alone may not identify the entry in the revenue record.

For land already declared non-agricultural under Section 80 or an older provision, ask the tehsil which record and procedure now apply. The Board of Revenue lists a specific 2026 direction concerning mutation of such land. Have the office confirm its application instead of assuming either that mutation is unnecessary or that the ordinary online form always fits.

Apply through the official revenue portal

Start at vaad.up.gov.in and choose mutation/dakhil-kharij under Section 34. The department publishes a dedicated application login.
Follow the mobile-number, OTP and captcha instructions. Enter the applicant’s own reachable number so application information remains accessible.
The official manual describes selecting the registration-office details and entering the registry number and date to retrieve the deed information.
Check the retrieved details against your deed. Complete the remaining current requirements and review the land, parties and area before submission.
Retain the acknowledgement and application reference, and note any case number subsequently assigned.

If the deed does not appear, the records disagree or the page is unavailable, ask the tehsil how to proceed. Do not enter a different deed merely to get past a screen. The published route was checked for this guide; no application or payment was submitted.

Track the case, then check Bhulekh

Use the application reference in the relevant RCCMS service. Where the matter has a court case number, use the RCCMS case-search or order facility to find the proceedings and decision. Ask the tehsil for the correct reference if you cannot connect the acknowledgement with the case.

UP Bhulekh serves a different purpose: checking land records. It provides khatauni access and parcel-related information, including mutation-register information where available. Use the correct village and land identifiers to inspect the entry after an order.

Compare the buyer’s name, transferred share or area and relevant order details. A favourable order and its entry in the record are separate things to verify. If the change is missing or incorrect, take the order and deed to the tehsil and request the appropriate correction or implementation procedure.

Notices, objections and delays

The published Revenue Code Rules provide for a proclamation and notices in mutation proceedings. Treat a hearing date or objection seriously. Obtain the relevant papers and respond through the prescribed process, with legal help where ownership or the deed is disputed.

Keep evidence of anything you submit and follow the dates in the actual notice. Do not assume an objection disappears because you hold a registered deed, or make another application simply because the first case is taking time.

This guide promises no completion period. Ask the office for the currently applicable service standard, the present stage and any missing requirement. If an adverse order is made, obtain it promptly and ask a lawyer about the appropriate remedy and deadline.

After-purchase checklist

Identify the revenue, municipal and authority records relevant to your plot.
Check deed details and ownership shares before applying.
Keep application receipts and case references.
Monitor notices, objections and hearing information.
Obtain the complete mutation order.
Verify the resulting entry and request correction of discrepancies.
Retain the deed, order and updated record together.

Frequently asked questions

Is mutation automatically complete after registry?

Do not assume so. Registration information can feed the revenue process, but check whether proceedings have finished and whether the correct entry appears in the relevant record.

Is Nagar Nigam mutation the same as tehsil mutation?

No. Municipal assessment records and revenue land records are different. Ask each responsible office what updates apply to your property.

Should I apply on Bhulekh or RCCMS?

The official Section 34 application route is on RCCMS at vaad.up.gov.in. Use UP Bhulekh to inspect land records and available parcel information; confirm special cases with the tehsil.

What if someone objects to the mutation?

Obtain the objection and notice, preserve your documents and respond through the stated procedure. Seek legal help for a disputed right or an adverse order, including any applicable deadline.

Sources

Official references checked for this guide on 13 October 2026. Confirm current requirements with the relevant office or lender; some government pages may be temporarily unavailable.

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