Document Guide · Uttar Pradesh

How to Check Dakhil Kharij in Uttar Pradesh — Complete Guide 2026

Dakhil Kharij is how your name enters UP's revenue records after buying land. Registration gives you the deed. Mutation gives you the Khatauni entry. Skip it and the old owner's name stays — banks stall, disputes follow. Fake mutation certificates are common in UP. Always verify physically at the Circle Office, not just online.

Quick Reference

Also calledMutation / Dakhil Kharij / Namantaran / Nakal

Issued byTehsildar / SDM

Valid forPermanent once approved and entered in revenue records

CostNominal government fee; varies by district

Time taken30 to 45 days for undisputed cases

Online portalupbhulekh.gov.in (status check); apply at Tehsil office

noteHIGH FRAUD RISK. Verify mutation in the physical Circle Office register, not just on the portal.

What is Dakhil Kharij in Uttar Pradesh?

Definition

Dakhil Kharij, also called Namantaran or mutation, is the process of updating revenue records with a new owner's name after a land sale, inheritance, gift, or court order. It is governed under Sections 34 and 35 of the UP Revenue Code, 2006, and approved by the Tehsildar after field verification by the Lekhpal.

Registration and mutation are two separate processes in UP. The Sub-Registrar handles registration. The Revenue Department handles mutation. They do not communicate automatically. You register a deed at one office and file separately for Dakhil Kharij at another. Many buyers do not know this. They walk out of the Sub-Registrar office thinking the job is done. It is not.

Until mutation is approved and the Lekhpal updates the Khatauni, the previous owner's name sits in the revenue record. Tax notices keep going to them. Banks see the mismatch between your deed and the Khatauni and slow down loan approvals. If the old owner has disputes or debts, your plot gets caught in them. None of this is theoretical — it drives a large share of UP revenue court cases.

The fraud risk here is specific. Fake Dakhil Kharij certificates exist in UP. The stamp looks right, the entry number looks valid, but nothing appears in the Circle Office physical register. Online portals can lag or be manipulated. The physical register is the source of truth. Check both — upbhulekh.gov.in and the handwritten register at your Circle Office. A certificate not backed by a physical entry is worthless.

State-specific note: Fake mutation certificates with valid-looking entry numbers are a documented problem in UP. The physical Circle Office register is the only reliable verification. Always check it personally before accepting any mutation document.

How to Get Dakhil Kharij in UP: Step-by-Step

Mutation is filed at the Tehsil office after registration. The Lekhpal must physically visit the plot before the Tehsildar approves. Keep your registered deed, Khatauni copy, Aadhaar, and Khasra details ready.

Online method (recommended)

Open upbhulekh

gov.in Go directly to the official portal. Navigate to the mutation status section. You can track an existing application here but cannot initiate the full process online in UP.

Enter application details Type in your mutation application number or plot details

The portal shows whether the application is pending with the Lekhpal, under Tehsildar review, or approved.

Check Khatauni after approval Once the portal shows approved, open the Khatauni section

Search by khasra number. Your name should appear as current owner within 7 to 10 days of the order. If it does not update after 45 days, visit the Tehsil office directly.

Verify at Circle Office physically This step is not optional

Go to the Circle Office for your village. Ask to see the physical mutation register. Find your entry number. If it exists and matches, the mutation is real. No physical entry means the certificate cannot be trusted.

Photograph the Circle Office register entry with your entry number visible. Keep it with your other land documents as permanent proof.

Offline method (Sub-Registrar Office)

File application after registration Visit the Tehsil office within 30 days of registration

Submit the mutation application with your registered deed copy, previous Khatauni showing old owner, Aadhaar, Khasra details, and an affidavit on stamp paper from both buyer and seller.

Lekhpal field verification The Lekhpal visits the plot, checks possession, confirms no active dispute

The Tehsildar cannot approve mutation without this report. If the Lekhpal delays, follow up in writing with your application number.

Public notice and objection window A village notice is issued for 15 to 30 days

Co-owners, heirs, or neighbours can object during this period. Undisputed cases move to Tehsildar approval after the window closes.

Collect certificate and verify Khatauni Once the Tehsildar approves, collect the mutation certificate

Then check upbhulekh.gov.in to confirm the Khatauni reflects your name. Then go to the Circle Office and verify the physical register.

UP does not send notifications when mutation is approved. Follow up with the Tehsil office at the 30-day mark and again at 45 days if nothing has moved.

What Does Dakhil Kharij Contain in UP?

Six fields in the mutation record confirm whether a Dakhil Kharij entry is genuine and correctly recorded.

Field	What it means	What to check
Name being struck off the Khatauni	Must match seller name on sale deed exactly New owner name	Buyer's name entered into revenue records
Plot for which mutation is recorded	Verify against your sale deed and Khatauni Village and tehsil	Revenue jurisdiction
Date entry was made in register	Confirm this date exists in Circle Office physical register Tehsildar seal and signature	Official approval

Good sign: New owner name matches Aadhaar exactly, Khasra number matches sale deed, mutation date appears in both upbhulekh.gov.in and the Circle Office register, Tehsildar seal is clear on the physical entry.

Common Issues With Dakhil Kharij in Uttar Pradesh

Six problems that show up regularly in UP mutation cases — most of them avoidable with early verification.

Fake mutation certificate

Seller presents a mutation certificate to show clean title before sale. Entry number looks valid. No corresponding entry exists in the Circle Office register. This fraud pattern is documented across multiple UP districts.

Fix: Never accept a seller's mutation document without checking the Circle Office register yourself. The certificate alone proves nothing.

Mutation not filed after registration

Buyer registers the deed and assumes the work is done. No mutation application is filed. Months later, the old owner resurfaces with disputes, takes a loan against the plot, or dies — leaving the buyer with a deed and no Khatauni entry.

Fix: File for Dakhil Kharij within 30 days of registration. Nothing triggers it automatically.

Lekhpal field visit deliberately delayed

The Lekhpal's field verification sits pending for weeks. Could be a backlog. Could be pressure from someone with a competing claim on the land.

Fix: Track status on upbhulekh.gov.in. If Lekhpal verification is pending beyond 30 days, escalate to the Tehsildar in writing citing your application number and the UP Revenue Code's 90-day rule.

Name entered incorrectly in Khatauni

Mutation is approved but Lekhpal records the new owner's name with a spelling error. That mismatch then causes problems at every subsequent step — loans, further sales, government schemes.

Fix: Check the Khatauni on upbhulekh.gov.in immediately after approval. Any spelling error must be corrected via the Ansh Sanshodhan service before it compounds.

Co-heir dispute blocks mutation

Inherited land sold by one heir while others have not consented. Other heirs object during the notice period. Mutation gets stuck in a revenue court dispute that can last years.

Fix: For any inherited land, confirm all co-heirs have given written consent before paying an advance. A seller who cannot produce this on inherited land is high risk.

Old mutation shown as proof of current ownership

Seller presents a mutation certificate from a previous transaction — not the one that transferred land to them. It looks valid but proves ownership that ended years ago.

Fix: Confirm the new owner name on any mutation certificate is the same person selling to you now. If it shows someone else as incoming owner, the certificate is not relevant to this sale.

Why Dakhil Kharij Matters for Land Buyers in Uttar Pradesh

Four things that go wrong when mutation is skipped or faked in UP land transactions.

📋

Deed alone is not enough A registered deed gives you legal standing in court

But revenue officials, banks, and government offices work from the Khatauni. Your name enters the Khatauni only through Dakhil Kharij. Until then, you hold a deed that cannot be matched to a revenue record.

⚠

Fraud here is documented and specific Mutation fraud in UP involves certificates that look completely official

The only way to catch it is the Circle Office physical register. No other document check covers this gap. It is the one verification step you cannot shortcut.

🏦

Banks need the Khatauni entry Home loan processing requires the Khatauni to show the borrower as current owner

That entry only exists after Dakhil Kharij approval. A clean deed with no mutation entry means no disbursement, regardless of how strong the deed looks.

🔍

Gaps between registration and mutation get exploited Dishonest sellers sometimes transact the same land twice between registration and mutation

The second buyer registers before the first buyer's mutation is entered. Whoever gets the Khatauni entry first has stronger revenue standing. File for mutation immediately.

Red flag: If a seller hands you a mutation certificate to prove clean title before the sale, do not accept it without physically checking the Circle Office register for that village. A certificate without a matching physical entry is fake.

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Frequently Asked Questions

What is Dakhil Kharij UP 2026 and why is it needed after registration?

Dakhil Kharij updates the Khatauni with the new owner's name after a land sale. Registration alone does not do this. Without mutation, revenue records still show the old owner — causing loan problems, disputes, and government notice mismatches.

How do I check mutation status online in UP?

Go to upbhulekh.gov.in and find the mutation status section. Enter your application number or plot details. The portal shows current status. Always cross-verify the result at the Circle Office physical register as well.

How long does Dakhil Kharij take in UP?

Undisputed cases take 30 to 45 days from application to Khatauni update. Delays happen when Lekhpal field visit is pending or when a co-heir files an objection during the public notice window.

What is the difference between registration and mutation in UP?

Registration at the Sub-Registrar office makes the sale deed legally valid. Mutation at the Tehsil office updates the revenue Khatauni. They are separate processes under separate departments. Both are required after buying land.

What happens if mutation is not done after buying land in UP?

Old owner's name stays in Khatauni. Banks hesitate on loans. Tax notices go wrong. A dishonest seller can attempt to sell the same land again before your mutation is entered.

How do I verify Dakhil Kharij at the Circle Office in UP?

Visit the Circle Office for your village. Ask the clerk to show the physical mutation register for your village and year. Locate your entry number. If it exists and matches your certificate, the mutation is real. No entry means the certificate is fake.

Can mutation be done fully online in UP?

Status tracking is available on upbhulekh.gov.in. But application filing, Lekhpal field visit, and Tehsildar approval still require physical presence at the Tehsil office. No fully online mutation process exists in UP as of 2026.

Is mutation required for a home loan in UP?

Yes. Banks require the Khatauni to show the borrower as current owner before approving any loan. That entry exists only after Dakhil Kharij is approved and the Lekhpal updates the revenue records.

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