Right to Information Wiki
How to check property mutation (dakhil-kharij) status (2026)

Track property mutation on your state's revenue portal (Bhulekh, Mahabhumi, Bhoomi, e-Dharti). Plus what to do if Patwari hasn't visited or third-party objection.

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—check-status:property-mutation-status [2026/04/25 18:55] (current) – created - external edit 127.0.0.1
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 +{{htmlmetatags>metatag-keywords=(property mutation status, dakhil kharij status, namantaran online, mutation check, bhulekh mutation status)
 +metatag-description=(Track property mutation on your state's revenue portal (Bhulekh, Mahabhumi, Bhoomi, e-Dharti). Plus what to do if Patwari hasn't visited or third-party objection.)}}
 +
 +====== How to check property mutation (dakhil-kharij) status (2026) ======
 +
 +{{page>snippets:dpdp-banner}}
 +
 +<WRAP info>**Direct answer.** Most states have online mutation tracking on their revenue portals. **Karnataka** (Bhoomi) — landrecords.karnataka.gov.in · **Maharashtra** (Mahabhumi) — bhulekh.mahabhumi.gov.in · **UP** (Bhulekh UP) — upbhulekh.gov.in · **Delhi** (e-Dharti) — edharti.delhigovt.nic.in. Search by application/case number, khasra, or owner name. Statutory disposal: typically **45-90 days** under state revenue rules.</WRAP>
 +
 +===== Quick facts =====
 +| **What you need** | Application/case number OR khasra/khata number |
 +| **Karnataka** | [[https://landrecords.karnataka.gov.in|Bhoomi]] |
 +| **Maharashtra** | [[https://bhulekh.mahabhumi.gov.in|Mahabhumi]] |
 +| **UP** | [[https://upbhulekh.gov.in|Bhulekh UP]] |
 +| **Tamil Nadu** | [[https://eservices.tn.gov.in|e-Services TN]] |
 +| **Delhi** | [[https://edharti.delhigovt.nic.in|e-Dharti]] |
 +| **Bihar** | [[https://biharbhumi.bihar.gov.in|Bihar Bhumi]] |
 +| **SLA** | 45-90 days (state-specific) |
 +| **Helpline** | State revenue dept toll-free numbers vary |
 +| **Statutory base** | State Land Revenue Codes (Karnataka 1964, Maharashtra 1966, UP 2016, etc.) |
 +
 +===== Step-by-step =====
 +  - Identify your **Application Reference Number** from the receipt issued at Tehsildar / online application.
 +  - Open your state's revenue portal (table above).
 +  - Click **Mutation Status** / **Track Application** / similar.
 +  - Enter Application Number OR Khasra/Khata Number.
 +  - Status flow: Submitted → Patwari Field Verification → Tehsildar Review → Approved → Khata Updated.
 +  - For new %%RoR%% (Record of Rights) certificate post-mutation, download from same portal (free) or get certified copy.
 +
 +===== Real story from a citizen =====
 +**What we hear from RTI Wiki users**: Anwar, a 41-year-old buyer of a residential plot in Lucknow, completed registration in May 2023. By November (6 months), mutation was still "Pending Patwari Verification". He filed an RTI to Tehsildar under §6 asking (a) application status, (b) Patwari assigned + visit dates, (c) any objections, (d) reason for delay beyond UP Revenue Code's 90-day rule. Reply in 24 days revealed his application had been wrongly marked "objection received" without notifying him. Re-routed; mutation completed in 19 days; updated khata downloaded.
 +
 +===== 7 reasons your status may be stuck =====
 +  * **Patwari hasn't visited** — most common. Fix: physical visit to Patwari office + RTI.
 +  * **Third-party objection raised** — co-heirs/neighbours filed objection. Fix: separate hearing with Tehsildar; submit your sale deed copy.
 +  * **Stamp duty deficit** — registrar collected less stamp duty than required. Fix: pay deficit at sub-registrar.
 +  * **Encumbrance flag** — bank loan or pending litigation noted. Fix: NOC from bank / court order.
 +  * **Wrong tehsil** — your land is in different tehsil than where you applied. Fix: re-apply at correct office.
 +  * **Survey number mismatch** — old survey number vs current. Fix: cite Bhulekh records of latest survey.
 +  * **Family partition pending** — unmutated partition deed in family. Fix: complete partition first or apply for joint mutation.
 +
 +===== Pro tips most don't know =====
 +  * **Bhulekh portals are FREE for view** — but certified %%RoR%% copies cost Rs. 10-50. Useful as evidence in any future dispute.
 +  * **Online mutation request** is now possible in Karnataka, Maharashtra, Telangana, AP, UP, MP, Rajasthan — saves a Tehsildar visit.
 +  * **Mutation does NOT confer ownership** — your sale deed does. Mutation updates the revenue record (for property tax + future sales).
 +  * **Without mutation, you can't pay property tax in your name** — mutation is essential for utility connections, insurance, loans.
 +  * **E-mutation across India** — DILRMP (Digital India Land Records Modernisation Programme) pushing all states to online by 2026.
 +
 +===== Helpline + contact =====
 +State revenue dept helplines vary (e.g., MH 1800-22-9988, Karnataka 080-22230892) · Bhulekh portals · Tehsildar office direct
 +
 +===== If status is delayed beyond SLA — file an RTI =====
 +
 +The official SLA on this service is published. If your status is stuck beyond it, you have a **statutory right** under §6 RTI Act 2005 to demand information from the public authority. Reply mandatory in **30 days**.
 +
 +**File an RTI to**: //Tehsildar / Sub-Registrar//
 +
 +**Ask these 5 questions**:
 +
 +  - application status by reference
 +  - Patwari verification status
 +  - objections raised
 +  - reason for delay beyond statutory rule
 +  - projected completion
 +
 +→ **[[https://righttoinformation.wiki/tools/ai-rti-draft-app.html|Use our free AI RTI Drafter]]** to generate a complete §6(1) application in 60 seconds. The Drafter pre-fills your name, address, fee statement, and the 5 questions above.
 +
 +→ **[[https://righttoinformation.wiki/tools/awaaz-rti.html|Or speak it]]** in हिन्दी / English / 9 other Indian languages via %%AwaazRTI%%.
 +
 +→ **For deeper case-law** on this scenario: [[:rti-for-property-mutation-delay|Read the full RTI guide for property mutation delay]].
 +
 +===== Frequently asked questions =====
 +  * **Q: How long does mutation take?** — 45-90 days under state revenue codes. In practice, 60-180 days; faster with online application + e-mutation enabled.
 +  * **Q: Is mutation required after sale?** — Yes — without mutation, you can't pay property tax in your name, get utility connections, or sell onward smoothly.
 +  * **Q: What if mutation is rejected?** — Appeal to SDM within 30 days under state Revenue Code. Free legal aid available via SLSA.
 +  * **Q: Cost of mutation?** — Rs. 50-500 typically (state-specific). Free in some states like Karnataka if online.
 +  * **Q: How to get %%RoR%% (Record of Rights) certified?** — Download from state Bhulekh portal; physical certified copy from Tehsildar (Rs. 10-50).
 +
 +===== Summary + what to do next =====
 +
 +To check status: use the official portal listed above with your reference number. SLA is published; if stuck beyond it, file a free RTI.
 +
 +  * **If status is normal** → wait the published SLA, then download/use your document
 +  * **If status is delayed** → click [[https://righttoinformation.wiki/tools/ai-rti-draft-app.html|🪄 AI RTI Drafter]] now; complete §6 application in 60 seconds
 +  * **If status is rejected** → demand reasons under §4(1)(d) RTI Act; appeal/represent
 +  * **For state-specific guidance** → see [[:scheme-state:property-mutation:start|state-by-state guide]]
 +
 +===== All RTI Wiki tools (free, no login) =====
 +
 +  * 🪄 **[[https://righttoinformation.wiki/tools/ai-rti-draft-app.html|AI RTI Drafter]]** — type problem, get §6 application
 +  * 🎤 **[[https://righttoinformation.wiki/tools/awaaz-rti.html|AwaazRTI]]** — voice-to-RTI in 11 Indian languages
 +  * 🔮 **[[https://righttoinformation.wiki/tools/rti-outcome-predictor.html|Outcome Predictor]]** — score your draft's win-likelihood
 +  * ⚖️ **[[https://righttoinformation.wiki/tools/first-appeal-app.html|First Appeal Generator]]** — §19(1) draft on Day 31
 +  * 📬 **[[https://righttoinformation.wiki/tools/pio-reply-checker-app.html|PIO Reply Checker]]** — analyse evasive replies
 +  * 📅 **[[https://righttoinformation.wiki/tools/timeline-calculator-app.html|Timeline Calculator]]** — track 30-day window
 +  * 💰 **[[https://righttoinformation.wiki/tools/rti-fee-calculator-app.html|Fee Calculator]]** — state-wise fees
 +  * 🔍 **[[https://righttoinformation.wiki/tools/rti-research.html|RTI Research]]** — AI Q&A from this site
 +
 +===== Related on RTI Wiki =====
 +
 +  * **Master guide**: [[:rti-for-property-mutation-delay|Full RTI for property mutation delay]]
 +  * **State-by-state**: [[:scheme-state:property-mutation:start|Pick your state]]
 +  * **Citizen RTI playbook**: [[:citizen-rti-playbook|All 100+ scenarios]]
 +  * **The RTI Act 2005**: [[:rti-act-2005-complete-guide|Complete guide]]
 +  * **All status-check guides**: [[:check-status:start|All 25 status-check pages]]
 +
 +===== Sources =====
 +
 +  * RTI Act 2005 §§6, 7, 19
 +  * Official portal (linked in Quick Facts)
 +  * Statute referenced in Quick Facts
 +
 +//Last reviewed: 25 April 2026.//
 +
 +{{tag>check status property mutation status status-check citizen-help free-tool}}