Property Mutation in Uttar Pradesh: Online Dakhil Kharij Process (2025)
When a property owner dies in Uttar Pradesh, the land records don’t automatically update. The property continues to show the deceased person’s name until you complete mutation (called “Dakhil Kharij” or “Namantaran” in UP).
This guide explains exactly how to transfer property ownership in government records after death through the UP Bhulekh portal.
What is Dakhil Kharij (Property Mutation)?
In Uttar Pradesh, land mutation is done under Section 34/35 of the Uttar Pradesh Revenue Code, 2006. It’s the process of changing the title of ownership in revenue records.
| Term | Meaning |
|---|---|
| Dakhil Kharij | Inclusion-exclusion - the mutation process |
| Namantaran | Name transfer in records |
| Khatauni | Land ownership record |
| Khasra | Plot/survey details |
| Lekhpal | Village-level revenue officer |
| Tehsildar | Taluk-level approving authority |
Important: Mutation only updates administrative records. Legal ownership is established through registered sale deed or succession documents. But without mutation, you can’t pay land tax, get utilities, or make future transactions.
When is Mutation Required?
| Situation | Mutation Type |
|---|---|
| After death of owner | Succession/Inheritance |
| After property sale | Sale deed |
| After property gift | Gift deed |
| After property partition | Partition deed |
| After court decree | As per decree |
Documents Required for Mutation After Death
Essential Documents
| Document | Purpose | Where to Get |
|---|---|---|
| Death Certificate | Proves owner has passed | Municipal corporation |
| Legal Heir Certificate | Proves you’re the legal heir | Tehsildar office / eSathi |
| OR Succession Certificate | Court-issued heir proof | District Court |
| OR Registered Will | If will exists | Original + registration copy |
| Current Khatauni | Current land record | UP Bhulekh portal |
Supporting Documents
| Document | Notes |
|---|---|
| Aadhaar card of all heirs | Identity proof |
| Address proof | Voter ID, utility bill |
| NOC from other heirs | If not all heirs applying jointly |
| Affidavit | Stating no dispute among heirs |
| Property tax receipts | Proves taxes are paid |
Online Application: UP Bhulekh Portal
The UP Bhulekh portal allows online mutation application.
Step 1: Check Current Records
Before applying:
- Visit upbhulekh.gov.in
- Click on “खतौनी (अधिकार अभिलेख) की नकल देखें”
- Select District → Tehsil → Village
- Enter Khata/Gata number
- Download current Khatauni for reference
Step 2: Login for Dakhil Kharij
- Go to upbhulekh.gov.in
- Click “दाखिल खारिज” (Dakhil Kharij)
- Login with your credentials
- If new user, register with mobile number
Step 3: Fill Application Form
Property Details:
- District, Tehsil, Village
- Khata number / Gata number
- Total area
- Current owner (deceased) details
- Property address
Applicant Details:
- Names of all legal heirs
- Relationship to deceased
- Aadhaar numbers
- Contact information
Mutation Details:
- Reason: Succession/Inheritance (वारासत)
- Date of death
- Legal heir certificate number
- How property to be divided (if multiple heirs)
Step 4: Upload Documents
| Document | Format | Size Limit |
|---|---|---|
| Death certificate | PDF/JPG | 2 MB |
| Legal heir certificate | PDF/JPG | 2 MB |
| Aadhaar cards | PDF/JPG | 1 MB each |
| Current Khatauni | 2 MB | |
| NOC/Affidavit | 1 MB |
Step 5: Pay Fee
| Mutation Type | Fee |
|---|---|
| Sale deed transfer | ₹10,000 |
| Inheritance/Succession | ₹5,000 |
| Gift deed | ₹5,000 |
Payment: Net banking, debit card, UPI
Step 6: Track Application
- Login to UP Bhulekh
- Go to “आवेदन की स्थिति” (Application Status)
- Enter application number
- Track progress through each stage
Offline Application: Tehsildar Office
Step 1: Visit Tehsildar Office
Go to the Tehsildar office of your area with all original documents.
Step 2: Get Application Form
- Available at Tehsildar office
- Fill in Hindi
- Attach all required documents
Step 3: Submit Application
At counter:
- Submit form with documents
- Pay mutation fee
- Get acknowledgment receipt
Step 4: Lekhpal Verification
The Lekhpal will:
- Verify all documents
- Visit property site if needed
- Check for pending disputes
- Submit report to Tehsildar
Step 5: Public Notice Period
- Notice issued to interested parties
- 30-day objection period
- If objections received, hearing conducted
Step 6: Tehsildar Approval
If no valid objections:
- Tehsildar passes mutation order
- Entry made in Register 6 (Ownership Register)
- Khatauni updated with new owner name
Step 7: Get Updated Khatauni
- Download updated Khatauni from UP Bhulekh
- Your name should now appear as owner
Timeline
| Stage | Duration |
|---|---|
| Document preparation | 1-2 weeks |
| Application submission | 1 day |
| Lekhpal verification | 7-15 days |
| Objection period | 30 days |
| Tehsildar approval | 7-15 days |
| Total (no disputes) | 45-60 days |
| If disputed | 3-6 months |
Urban Property Mutation
For properties in municipal areas (Nagar Palika/Nagar Nigam):
Municipal Corporation Areas
- Apply at Municipal Corporation office
- Submit:
- Death certificate
- Legal heir certificate
- Property tax receipts
- ID proofs
- Pay mutation fee
- Property record updated
Development Authority Areas
For properties under LDA (Lucknow), GDA (Ghaziabad), NOIDA, etc.:
- Apply at respective development authority
- Similar document requirements
- Timeline: 30-60 days
Important Portals
| Portal | URL | Purpose |
|---|---|---|
| UP Bhulekh | upbhulekh.gov.in | Land records, Dakhil Kharij |
| eSathi | esathi.up.gov.in | Legal heir certificate |
| IGRS UP | igrsup.gov.in | Registration, stamp duty |
| Jansunwai | jansunwai.up.nic.in | Grievance portal |
Common Issues & Solutions
Issue 1: Other Heirs Not Cooperating
Solution:
- Apply for your share separately
- Submit affidavit that other heirs refused to cooperate
- Tehsildar may issue notice to other heirs
- If unresolved, approach Civil Court for partition
Issue 2: Property Has Loan
Solution:
- Settle loan first (through insurance or payment)
- Get NOC/release letter from bank
- Bank charge will be removed from records
- Then proceed with mutation
Issue 3: Name Mismatch in Records
Solution:
- File affidavit for name variation
- Submit documents showing both spellings
- May need name correction before mutation
Issue 4: Delay Beyond 60 Days
Action:
- Track on UP Bhulekh portal
- Visit Tehsildar office with receipt
- File complaint on Jansunwai portal
- Contact CM Helpline: 1076
Issue 5: Objection Filed
Solution:
- Attend hearing at Tehsildar office
- Submit evidence supporting your claim
- Tehsildar will pass order
- Appeal possible to SDM/Collector
Special Situations
Multiple Heirs
When there are multiple legal heirs:
- All can be added as co-owners
- Or execute family settlement deed first
- Then mutate based on settlement
NRI Heirs
If some heirs live abroad:
- They can give Power of Attorney to someone in India
- POA must be notarized at Indian consulate
- Apostille required for Hague Convention countries
- POA holder can sign mutation documents
Agricultural Land
- Non-agriculturists may have restrictions
- Check ceiling laws for UP
- Consult Tehsildar for specific rules
District-Wise Information
Lucknow
| Area | Office |
|---|---|
| City | Tehsil Sadar, Lucknow |
| Mohanlalganj | Tehsil Office |
| Malihabad | Tehsil Office |
Noida / Ghaziabad
| Area | Office |
|---|---|
| Noida | Tehsil Office + NOIDA Authority |
| Greater Noida | Greater Noida Authority |
| Ghaziabad | Tehsil Office + GDA |
Kanpur
| Area | Office |
|---|---|
| City | City Tehsil |
| Dehat | Respective Tehsil |
For other districts, contact the District Collectorate.
Checklist: Before You Start
□ Death certificate obtained
□ Legal heir certificate from Tehsildar/eSathi
□ Current Khatauni downloaded from UP Bhulekh
□ All heirs identified and documented
□ NOC from other heirs (if not applying jointly)
□ Property tax receipts collected
□ ID and address proofs ready
□ Affidavit prepared on stamp paper
□ No pending disputes or litigation
Frequently Asked Questions
How long does mutation take in UP?
45-60 days for undisputed cases. Disputed cases can take 3-6 months or longer.
Why is inheritance mutation fee ₹5,000?
This is the government fee for succession-based mutation. Sale-based mutation is ₹10,000.
Can I sell property without mutation?
Technically yes, but buyers insist on updated records. Complete mutation for smooth sale.
What if Lekhpal is not responding?
File complaint on Jansunwai portal or contact Tehsildar directly. You can also call CM Helpline 1076.
Is stamp duty applicable on inheritance mutation?
No. Mutation for inheritance doesn’t attract stamp duty. Only the mutation fee applies.
Can mutation be done fully online in UP?
Mostly yes through UP Bhulekh, but some verification may require Lekhpal visit.
The Bottom Line
Property mutation (Dakhil Kharij) in Uttar Pradesh after death involves:
- Get legal heir certificate from Tehsildar or eSathi portal
- Apply online on UP Bhulekh or offline at Tehsildar office
- Pay ₹5,000 mutation fee for inheritance
- Wait for 30-day objection period and verification
- Download updated Khatauni from UP Bhulekh
The process takes 45-60 days if you have proper documents and no family disputes.
Sale deeds, mutation records, loan documents—all in one place your family can actually find. Anshin keeps your financial details organized and shared with the people who matter.