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Document Guide · Tripura

How to Check Mutation (Dakhil Kharij) in Tripura — Complete Guide 2026

Mutation, called Dakhil Kharij in Tripura, is the Revenue Department process of updating land ownership in the Khatian after a sale, inheritance, or gift. Never buy land in Tripura without confirming mutation is complete in the seller's name. This guide covers the procedure, documents, fees, and what an incomplete mutation costs you.

Quick Reference
Also calledDakhil Kharij / Mutation Record / MR
Issued byRevenue Department, Government of Tripura
Valid forPermanent entry in revenue records once sanctioned
CostRs. 15 per page of Khatian; Rs. 4 per extra page
Time takenVaries by Revenue Inspector and DCM workload
Online portaljami.tripura.gov.in
noteGoverned by the Tripura Land Revenue and Land Reforms Rules, 1961. Verify mutation is complete before signing any sale agreement.
1

What is Mutation (Dakhil Kharij) in Tripura?

Definition

Mutation, locally called Dakhil Kharij, is the legal process of recording an ownership change in Revenue Department records, governed by the Tripura Land Revenue and Land Reforms Rules, 1961. It updates the Khatian to reflect the new owner after a registered sale, inheritance, partition, or gift.

A sale deed proves a transaction happened. Mutation proves the government accepted it and updated records. That gap between the two is where Tripura land disputes live. Buyers who skip checking mutation status find the Khatian still showing the old owner, who remains the revenue record holder until mutation is sanctioned.

The Revenue Inspector holds jurisdiction over mutation in his territory. Contested cases go up to the Deputy Commissioner and Magistrate. That chain of authority matters because a disputed mutation can take months to resolve. It is the most common reason clean-looking deals collapse post-registration in Tripura.

State-specific note: Under the Tripura Land Revenue and Land Reforms Rules, 1961, a conversion fee is payable to complete mutation. The Revenue Officer physically verifies the land and checks for neighbour disputes before sanctioning. Any unresolved dispute halts the process entirely.
2

How to Get Mutation in Tripura: Step-by-Step

Mutation can be applied online at jami.tripura.gov.in or offline at the Tehsildar office. Have the registered sale deed number, Khatian copy, land tax receipt, and identity proof ready before starting either route.

Online method (recommended)

1
Open the Mutation Section on Jami Portal
Go to jami.tripura.gov.in. Under Citizen Centric Services, find "Apply for Mutation." Account login is required. Register using Aadhaar, Voter ID, and address proof if you have not already done so.
2
Fill Location and Deed Details Select District, Sub-Division, Revenue Circle, Tehsil, and Mouza from the dropdowns
Enter the deed number that proves the ownership transfer, issued by the Sub-Registrar after registration.
3
Upload Documents and Submit Attach copies of the registered sale deed, Khatian, land tax receipt, and identity proof
For inheritance, also attach the succession certificate. Submit and note the MR number on the confirmation screen.
Use the MR number to track status under "Know Mutation Status" on the portal anytime.
4
Track and Collect The revenue officer verifies documents, conducts physical verification, and updates the Khatian once the DCM passes the mutation order
Download the updated Khatian once the record reflects the new owner.

Offline method (Sub-Registrar Office)

1
Register the Sale Deed First, complete registration at the Sub-Registrar office
The Dalil, the registered deed, is the entry document. No mutation application moves without it.
2
Apply in Form No
21 Visit the Tehsildar office for the land area. Fill Mutation Application Form No. 21 under the TRLR Act with applicant name, address, deed number, year, and full land details.
3
Submit and Attend Hearing Submit with the original deed, via deed, Khatian, land tax receipt, and succession certificate if applicable
The Tehsildar enters the case in the Mutation Register and issues a hearing date. Both parties may raise objections.
4
Collect Khatian After Mutation Order After the DCM passes the order on Form B, collect the updated Khatian
Pay Rs. 15 per page and Rs. 4 per extra page.
This Khatian copy is valid for three months from the date of issue only. Request a fresh copy if the deadline passes before you need it.
3

What Does the Mutation Record Contain in Tripura?

Each mutation record and the updated Khatian carry these core fields.

Field Name What It Records What to Check
MR NumberUnique Mutation Report number assigned on application"Absent MR" means no application was filed
New Owner NameName of person claiming ownership after transferMust match registered sale deed and identity proof exactly
Previous Owner NameSeller or deceased from whom land transferredA mismatch against existing Khatian means chain of title is broken
Deed Number and YearReference to the registered transaction documentConfirm against the sub-registrar's certified copy
Dag and Khatian DetailsPlot number and Khatian group being mutatedVerify against physical plot and deed description
Date of Mutation OrderDate DCM passed the mutation orderConfirm no subsequent sale exists after this date
Objections NotedNeighbour or heir objections recorded during hearingAny undismissed objection is a live dispute; do not purchase
Good sign: MR number exists on record, DCM has passed the order, new owner name matches the deed exactly, objections column is blank, and the updated Khatian carries a current date.
4

Common Issues With Mutation in Tripura

These are the problems that appear most in disputed Tripura land cases where mutation was skipped, contested, or left incomplete.

Seller's Mutation Pending at Time of Sale
The seller shows a registered deed but never completed mutation. Their name is not in the Khatian. Revenue records still show the previous owner, which means you are buying from someone the government has not formally recognised.
Fix: Check mutation status on jami.tripura.gov.in before signing anything.
Mutation Done in One Heir's Name Only
After inheritance, one heir mutates without informing others. The remaining heirs contest the sale and freeze the transaction in Revenue Court.
Fix: Demand a succession certificate and confirm all heirs consented before proceeding.
Double Sale Due to Skipped Mutation
The first buyer registered a deed but skipped mutation. The seller, still the Khatian holder, sold the same plot to a second buyer. Two registered deeds now exist for one plot. Resolution takes years.
Fix: Run mutation and Khatian checks on jami.tripura.gov.in on the day of purchase, not earlier.
Neighbour Objects During Physical Verification
A boundary dispute surfaces during post-registration verification. Mutation goes on hold. The buyer holds a deed but cannot update the Khatian, blocking any loan or resale.
Fix: Speak to adjacent landowners before purchase. A hostile neighbor before purchase becomes an objector during mutation.
Conversion Fee Unpaid, File in Abeyance
The applicant files the form but misses the fee notice. The Tehsildar places the file on hold. The applicant assumes mutation is done. It is not.
Fix: Track the MR number online regularly. A stalled file means a pending payment or an unread notice.
Khatian Copy Used After Three-Month Validity
Banks and registration offices reject Khatian copies older than three months. Buyers discover this only at the loan sanction stage.
Fix: Request a fresh Khatian copy from the Tehsil office if the existing one is more than three months old.
5

Why Mutation Matters for Land Buyers in Tripura

Every document check a Tripura land buyer does loops back to one question: has the Khatian been updated to reflect the actual chain of ownership?

📋
Revenue Record Reflects Real Ownership Mutation aligns the sale deed with government records
A registered deed without completed mutation leaves the buyer invisible to banks, tax departments, and registration offices, all of which act on the Khatian, not the deed alone.
⚠
Incomplete Mutation Before Purchase Is the Warning Signal The Tripura Revenue Department guidance says sellers must furnish mutation documents to buyers for verification
A seller who cannot show a Khatian in their name has a title gap. That gap transfers to you if purchase proceeds without checking.
🏦
Banks Require Updated Mutation for Land Loans Mutation required for land loan processing in Tripura means your home loan rests on a Khatian showing your name after mutation
Without that update, no lender approves secured credit. Sorting this after purchase, under financial pressure, weakens the buyer's position significantly.
🔍
Tripura-specific: Three-Month Khatian Validity No other common land document in India carries a three-month expiry on its certified copy
Buyers who delay after mutation find themselves re-queuing at the Tehsil office, often after a loan or resale window has already closed.
Red flag: A seller who says mutation is in process and asks you to sign the agreement now, promising the completed Khatian after payment, is asking you to fund their title cleanup. Pay nothing until the mutation order is passed and the updated Khatian is in your hands.
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Frequently Asked Questions

What is mutation (Dakhil Kharij) in Tripura, and why does every buyer need to verify it in 2026?
Mutation updates the Khatian to show the new owner after a sale, inheritance, or gift under the Tripura Land Revenue and Land Reforms Rules, 1961. Without a completed mutation in the seller's name, the Khatian still shows the previous owner, and the seller's title is legally incomplete in government records.
How can I check mutation status online in Tripura?
Go to jami.tripura.gov.in and click "Know Mutation Status." Enter District, Sub-Division, Revenue Circle, Tehsil, Mouza, and MR number. The portal shows whether the mutation order has been passed or is still pending with the Revenue Inspector or DCM.
What is an MR number in the Tripura mutation?
MR stands for Mutation Report number, assigned when an application is filed on the Jami portal or at the tehsildar office. Use it to track progress online. Without an MR number, no application exists in the system and no mutation is in progress.
What documents are required for land mutation in Tripura?
You need the registered sale deed, Khatian copy, land tax payment receipt, and identity proof. For inheritance cases, also submit a succession certificate or will. The application goes in Form No. 21 of the TRLR Act, submitted at the tehsildar's office.
Is mutation mandatory before buying land in Tripura?
You cannot legally force a seller to complete mutation before sale, but buying without verifying it is a serious risk. The seller's name must appear in the Khatian. If it does not, their title is unrecognised in government records and you inherit that gap entirely.
What happens if mutation is not completed after buying land in Tripura?
The Khatian shows the old owner's name. Property tax stays under the previous owner. Banks will not approve loans. If the previous owner sells again or dies leaving disputed heirs, your registered deed becomes the subject of a Revenue Court case.
Can mutation be applied for online through jami.tripura.gov.in?
Yes. Log in, go to "Apply for Mutation," fill location and deed details, upload documents, and pay the fee online. You receive an MR number on submission. Physical verification by the Revenue Officer still follows regardless of online filing.
How long is the Khatian copy valid after mutation in Tripura?
The certified Khatian copy is valid for three months from the date of issue. Banks and registration offices reject older copies. If yours has lapsed, collect a fresh copy from the Tehsil office before any loan or resale transaction.

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