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Land & Property Records

Mutation of Land (Dakhil Kharij): Process, Documents and Fees

Dakhil kharij (mutation) puts land in the new owner's name in revenue records. In Bihar it is free, online only, and decided in 35 or 75 working days.

RM

Written by Rohan Mehta

Published 1 October 2026·6 min read

On this page11 sections
Credsir Land & Property Records guide cover with a land plot icon

Dakhil kharij, or mutation, is the entry that moves land into the new owner’s name in the revenue record after a sale, gift, partition or inheritance. In Bihar you apply only online on the BiharBhumi portal, and the service is free. The circle officer must decide within 35 working days if nobody objects, or 75 working days if someone does.

Key facts for Bihar

Item Detail
Law Bihar Land Mutation Act, 2011 and Bihar Land Mutation Rules, 2012, with later amendments
Where to apply biharbhumi.bihar.gov.in (online only)
When to apply Within 90 days of acquiring the right; later filings need a delay condonation petition
Fee Nil
Objection window 14 days after the circle officer issues public and special notice
Decision time 35 working days without objection; 75 working days with objection
First appeal Deputy Collector Land Reforms (DCLR), within 30 days of the order

Mutation vs registration

Registration and mutation happen in two different offices. You register a sale or gift deed at the sub-registrar’s office under the Registration Act, 1908. Mutation then updates the land record kept by the revenue department (the circle office in Bihar, the tehsil in Uttar Pradesh), so the jamabandi and rent receipts show your name.

Skipping mutation leaves the seller as the recorded raiyat. You cannot pay land rent (lagan) in your own name, and a bank or a later buyer will usually ask why the record does not match your deed.

Mutation is not proof of title, though. In Jitendra Singh v. State of Madhya Pradesh (6 September 2021), the Supreme Court held that a mutation entry is only for fiscal purposes and does not confer any right, title or interest. Your registered deed or a court decree is what proves ownership.

When you need mutation

  • You bought land or received it as a gift under a registered deed.
  • Family members divided land by court order, registered partition deed or a partition paper signed by all sharers.
  • A recorded owner died and the land passes to heirs, or under a will.
  • A court decree, government allotment or land acquisition award changed the owner.

Documents by type of transfer

How you got the land Main document (Bihar)
Purchase or gift Registered deed, or the registry office’s receipt (dak kewala)
Exchange Registered exchange deed
Partition Court order, registered partition deed, or mutual partition paper signed by all parties
Inheritance Death certificate and family tree (vanshavali)
Will Probate order with a copy of the will
Court decree Certified copy of the judgment
Government allotment or acquisition Allotment order, or the declaration and award

If the seller is not the recorded jamabandi raiyat (for example, an heir of the recorded owner), add the family tree, proof of the seller’s relationship to the raiyat and written consent from the other sharers.

How to apply online in Bihar

Before you start, open the seller’s jamabandi on BiharBhumi. It must be online and must show the khata, khesra (plot) and area you bought. If it does not, the seller has to fix it first on the Parimarjan Plus portal. The department also says mutation is not possible for a combined area spread over two or more plots, so get separate plot measurements through the circle officer first.

  1. Go to biharbhumi.bihar.gov.in and click the option to apply for online dakhil kharij.
  2. Log in with your mobile number, registering first if you are new. Use your own login so every update reaches you.
  3. Select the district and circle, then click the option for a new dakhil kharij application.
  4. Fill in each section and click Save & Next, uploading the deed and supporting papers.
  5. Verify with the OTP sent to the buyer’s mobile.
  6. Check the preview and click Final Submit.
  7. Save the acknowledgement with your token number.

What happens after you apply

#ItemDetails
1Scrutinythe circle officer checks the application. If it is complete, a case number is given; if not, it is sent back to your login with reasons.
2Field reportthe revenue employee verifies on the ground and reports to the revenue officer, who forwards a recommendation.
3Noticethe circle officer issues public and special notice and waits 14 days for objections.
4Hearingif anyone objects, all parties are heard before an order is passed.
5Order and correction sliponce mutation is approved, the circle officer issues the shuddhi patra (correction slip), and the plot area moves from the old raiyat’s name to yours.

People searching for a “dakhil kharij praman patra” usually want this proof. After the process ends, certified copies of the case record are available through the Bhu Abhilekh portal.

Checking dakhil kharij status in Bihar

  • Before a case number: use Mutation Defect Check Status on BiharBhumi with your token number. If a defect is marked, fix it through Application Scrutiny Status in your login.
  • After a case number: use the option to view dakhil kharij application status, choose the district, circle, case number and financial year, and click Search.

Hearing dates are sent by SMS and by physical notice. Any plot holder can also opt for SMS alerts, which warn you of a mutation on your land at least 15 days before it is carried out.

Objections, rejection and appeal

To object to someone else’s case, log in to BiharBhumi, choose the option to file an objection on a dakhil kharij case, find the case, write your objection and upload proof. If your application is rejected or an order goes against you, appeal to the DCLR within 30 days; after that, attach a delay condonation petition. A further revision lies with the Commissioner or Additional Commissioner, and beyond that the Bihar Land Tribunal or a civil court.

If your claim rests on a will that others dispute, the Supreme Court said in the same 2021 judgment that you must first get your rights settled in a civil court. A property lawyer can advise if your case is contested.

Mutation in other states

Every state runs its own process and timelines, and fees differ. In Uttar Pradesh, mutation (naamantaran, also written kharij-dakhil) is filed under Section 34 of the UP Revenue Code, 2006 on the vaad.up.nic.in portal. The state dashboard lists a 45-day limit under the Public Service Guarantee Act and showed an average of 39 days on 15 September 2026. Once mutation is done, you can check the updated record on your state’s land record site, such as UP Bhulekh for khasra and khatauni copies.

For the steps before mutation, see our property registration process guide and the property legal due diligence checklist. The stamp duty calculator estimates what you pay at registration.

Frequently asked questions

What is dakhil kharij in simple words?

It is the change of name in the government land record after land changes hands. “Dakhil” means entering the new owner and “kharij” means removing the old one.

What is the fee for dakhil kharij in Bihar?

There is no fee. The Revenue and Land Reforms Department describes dakhil kharij as completely free.

How long does mutation take in Bihar?

Up to 35 working days when no objection is filed and up to 75 working days when one is, counted from receipt of the application.

Can I apply for dakhil kharij offline in Bihar?

No. The department’s FAQ says applications can be filed only online through BiharBhumi.

What if I missed the 90-day limit?

You can still apply, but attach a delay condonation petition. The circle officer decides it on merit.

No. Ownership comes from your registered deed, will or decree. The Supreme Court has held that mutation entries serve fiscal purposes only.

How do I check dakhil kharij status in Bihar?

Use Mutation Defect Check Status with your token number, or the application status option with your case number, district, circle and financial year.

Sources

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