Document Guide · Andaman & Nicobar

How to Check Mutation in Andaman & Nicobar — Complete Guide 2026

Mutation, locally called Dakhil Kharij, updates the revenue record after any land transfer in Andaman and Nicobar Islands. Check it before you buy. This guide covers how to apply, what documents are needed, and what breaks when it is skipped.

Quick Reference

Also calledDakhil Kharij / Mutation Record

Issued byConcerned Tehsildar / Revenue Department / DC Office

Valid forPermanent entry; no expiry

CostCourt-fee stamp of 25 paise on plain paper application

Time takenConfirm with concerned Tehsildar office.

Online portalhttps://dweepbhoomi.andamannicobar.gov.in Andaman and

noteMutation filing is offline only; all applications must go to the Tehsildar office in person

What is Mutation in Andaman and Nicobar Islands?

Definition

Mutation is the Revenue Department process of updating land records when ownership changes hands, by sale, inheritance, gift, or partition. In Andaman and Nicobar Islands it is governed by the Land Revenue and Land Reforms Regulation, 1966, and handled by the concerned Tehsildar.

The local term is Dakhil Kharij. It does two things at once: removes the old owner's name from Form-F and enters the new one. Until that happens, government records still show the previous owner, whatever the registered deed says. That gap is exactly what causes problems later.

Sellers sometimes have a perfectly valid registered deed but zero mutation. Maybe they inherited the land and never bothered. Maybe they bought years ago and skipped it. Either way, their name is absent from the Dweep Bhoomi record. Banks see it. The Deputy Commissioner's office sees it when you apply for Sale and Gift Permission. If there is a dispute, the revenue record sides with whoever it names, not with the deed holder. Check the Form-F before signing anything.

State-specific note: Andaman and Nicobar Islands has no online mutation filing. Every application goes to the Tehsildar's physical office. Budget extra time if you are buying from outside the islands.

How to Get a Mutation Record in Andaman and Nicobar Islands: Step-by-Step

Mutation here is fully offline. Bring the right documents to the Tehsildar office covering the land's location. What you need depends on whether the transfer was by sale, will, or inheritance without a will.

Online method (recommended)

Check the Current Form-F First Go to https://dweepbhoomi

andamannicobar.gov.in and view the RoR for the survey number before doing anything else. This tells you who the recorded owner is right now.

From your dashboard, select the Mutation service and fill the required fields.

Confirm online mutation acceptance with the concerned Tehsildar, as availability varies by district.

Upload Documents and Submit Upload scanned copies of your supporting documents and submit the application through the portal

Confirm Form-F After Approval Once the Tehsildar approves, re-check the Form-F on Dweep Bhoomi to confirm the name has changed

If the record still shows the old name a week after approval, take the order to the Tehsildar office in person.

Offline method (Sub-Registrar Office)

Write the Application and Attach Documents Plain paper application to the Tehsildar, with a 25 paise court-fee stamp

For sale: attach the registered sale deed. For testamentary succession: Will copy and Death Certificate. For intestate succession: surviving family members certificate.

Submit at the Right Office South Andaman covers Port Blair, Ferrargunj, Little Andaman

North and Middle Andaman covers Mayabunder, Diglipur, Rangat. Nicobar covers Car Nicobar, Nancowry, Great Nicobar.

Wait for Verification and Notice Period The Tehsildar does field verification and issues a public notice

Any objection raised must be cleared before approval proceeds.

Collect the Mutation Order and Recheck Dweep Bhoomi Get the signed mutation order

Check Dweep Bhoomi to confirm Form-F now shows the new name.

Store the mutation order permanently. It is required for every future DC Permission application on this land.

What Does the Mutation Record Contain in Andaman and Nicobar Islands?

Six fields in the mutation record link the transfer to the updated revenue entry.

Field	Description	What to Verify
Survey Number	Land parcel being transferred	Must match the sale deed and Form-F exactly
Previous Owner Name	Name being removed	Should match seller's name in the registered deed
New Owner Name	Name being entered	Must match buyer's Aadhaar or PAN exactly
Mode of Transfer	Sale, inheritance, gift, or partition	Determines which documents were required
Date of Mutation Order	Date Tehsildar signed the entry	Large gap between deed date and this date needs explanation
Survey Area	Area after transfer	Verify it matches the deed; discrepancy means a subdivision issue

Good sign: New owner name matches Aadhaar exactly, survey number ties to the deed, mode of transfer is correctly noted, and Dweep Bhoomi Form-F shows the updated entry with a dated order.

Common Issues With Mutation in Andaman and Nicobar Islands

Two problems dominate: sellers with no mutation and objections nobody knew about.

Seller's Name Missing from Form-F They bought the land but never filed mutation

Their claim rests solely on a deed with no revenue record to back it up.

Fix: Pull Form-F from Dweep Bhoomi yourself. If their name is not there, do not proceed until they complete mutation.

Inherited Land, No Mutation Filed Owner died, heirs never mutated

The deceased person's name still shows. Any sale from that heir carries a clouded title.

Fix: Demand the Tehsildar mutation order, not just the Will and Death Certificate. Those documents alone are not enough.

Name Spelling Mismatch One letter off between the mutation entry and the Aadhaar

Banks flag it and DC Permission applications stall.

Fix: Correct it before the order is finalized. After that, fixing it requires a Deputy Commissioner application with a 75 paise court-fee stamp.

Third-Party Objection Filed Someone files an objection in the notice period and mutation stops

Usually a co-heir or boundary dispute the seller never mentioned.

Fix: Ask the seller whether any family dispute or shared ownership exists before you sign anything.

Area Differs in Mutation Record Mutation shows a different area from the sale deed, often because a subdivision happened mid-process

Fix: Compare figures in the mutation order against the deed before accepting anything.

Dweep Bhoomi Not Updated After Approval Tehsildar approves but Form-F still shows the old name online

Fix: Go to the Tehsildar office with the signed order and ask them to confirm the system entry has been made.

Why Mutation Matters for Land Buyers in Andaman and Nicobar Islands

A registered deed and a live revenue record are two different things; mutation connects them.

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Revenue Records Control the Practical Outcomes Tax notices, utility connections, acquisition compensation, and government correspondence go to whoever is named in the current mutation entry, not to whoever holds the deed

Without mutation, you own the land legally but the system does not know it.

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Verify Mutation Complete Before Purchase If the seller's name is absent from Form-F, the DC Permission application cannot proceed cleanly, banks will not lend, and any dispute puts the revenue record against you

Do not pay any advance before confirming the Form-F shows the seller's name.

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Banks Need a Clean Mutation Chain Lenders check Dweep Bhoomi before sanctioning any loan

A broken mutation chain kills the financing, full stop.

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Andaman and Nicobar-specific: No Online Option Adds Delay This UT has no online mutation filing, unlike most Indian states

For buyers not based on the islands, this means a physical trip or a trusted local representative to submit and follow up. Factor this into your purchase timeline.

Red flag: Any seller who says mutation is pending but will be done after you pay is transferring all their risk to you. Do not advance money until Form-F shows their name.

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Frequently Asked Questions

What is mutation in Andaman Nicobar 2026 and what does Dakhil Kharij mean?

Mutation updates Form-F to show a new owner after any land transfer. Dakhil Kharij is the local term. Without it, the old owner's name stays in Dweep Bhoomi, blocking loans, DC Permission, and future sales regardless of what the registered deed says.

How do I apply for mutation in Andaman and Nicobar Islands?

Write a plain paper application to the concerned Tehsildar, affix a 25 paise court-fee stamp, attach the transfer document, and submit in person. No online filing is available. The correct office depends on which district the land is in.

What documents are needed for mutation in Andaman?

For a sale: the registered sale deed. For testamentary succession: Will and Death Certificate. For intestate succession: certificate of surviving family members. All go with a plain paper application and 25 paise court-fee stamp to the Tehsildar.

How do I check mutation status in Andaman and Nicobar Islands?

Log in at dweepbhoomi.andamannicobar.gov.in and track via your application reference. After Tehsildar approval, check the Form-F entry for the survey number. If the name still has not changed after a week, visit the office with the approval order.

Is mutation mandatory before buying land in Andaman?

Legally it is not a registration prerequisite. Practically it is. An absent seller name in Form-F blocks DC Permission, bank loans, and weakens your position in any dispute. Always verify mutation is complete before paying any advance.

What happens if mutation is skipped after buying land in Andaman?

The old owner's name stays in Form-F. Tax notices go to them. Bank loans get blocked. DC Permission for a future sale becomes complicated. Mutation must be filed at the Tehsildar immediately after registration.

How long does mutation take in Andaman and Nicobar Islands? A: It depends on document completeness and whether objections are raised in the notice period. Follow up if there is no update after 60 days. FAQ 8 Q: How is Form-F updated after mutation approval in Andaman?

The Tehsildar issues a signed order, and the Revenue Department updates the Dweep Bhoomi Form-F entry. Check dweepbhoomi.andamannicobar.gov.in a week later. If the old name still shows, take the order to the Tehsildar office and request the system update in person.

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