Property Mutation Status: How to Check Land / Property Mutation Online in India (2026)

How-To Guide · Property Records

Updated for 2026 · Claw Editorial

You bought, inherited or received a property, applied for mutation, and now you are staring at a portal wondering whether the record has changed. Mutation status is checked on your own state’s land-records portal, because India has no single national portal for it. This guide gives you the generic steps, a table of major state portals, and a plain explanation of what mutation does and does not prove. Last verified October 2026.

01What mutation is, in short

Property mutation updates the land-revenue records so that the new owner’s name appears after a sale, inheritance or gift. You check its status online on your state’s land-records portal, using your application number or district, tehsil, village and plot details. A mutation entry is not proof of title.

The same process has different names in different states. It is called dakhil-kharij in Bihar, Uttar Pradesh and nearby states, namantaran in some Hindi-speaking states, mutation or phodi and khata change elsewhere, and intkal in a few. When you search a portal, look for any of these words.

Mutation tells the government who should pay the tax on a property. It does not tell a court who owns it.

02Why checking mutation status is confusing

Mutation status is hard to check because land is a state subject, so every state runs its own system. There are three common frustrations.

There is no single national portal

Each state has its own revenue department, its own portal, its own form names and its own timelines. A guide for Bihar will not work for Karnataka. Many websites that rank for this search are copies of each other and carry old links, so always end up on the official state government site (an address that usually ends in .gov.in or .nic.in).

The online record and the paper record can differ

In many places the village register at the tehsil, circle or revenue office is still the working record, and the online record is updated later. A portal that says “pending” may simply be behind. A portal that says “approved” should still be matched with the certified copy from the office.

People treat mutation as proof of ownership

This is the costly mistake. Buyers, lenders and even families assume that once the name changes in the revenue record, ownership is settled. The law does not work that way, and the next sections explain why.

03Steps to check mutation status online

The exact screens differ, but almost every state portal follows the same pattern. Use these steps as a checklist.

1. Find your state’s official land-records portal. Search for your state name plus “land records” or “bhulekh”, and open only the .gov.in or .nic.in result. The table below lists major ones.
2. Look for the status option. Common menu names are “Mutation Status”, “Dakhil Kharij Status”, “Application Status” or “Know your application”. Some states need a citizen login first.
3. Select the location. Choose state, district, tehsil or circle (anchal), and village or mauza, in that order.
4. Enter the reference. Use the application or case number you got when you applied. If you lost it, many portals let you search by plot, survey, khasra or khata number, or by owner name.
5. Read the status carefully. Typical results are submitted, under verification, notice issued, objection received, approved or rejected. A notice stage means the officer is waiting for objections or documents.
6. Check the land record itself. After approval, open the record of rights (for example jamabandi, khatauni, RTC or 7/12 extract, depending on the state) and confirm that your name and share are correct.
7. Save proof. Download the status page and the updated record, and keep the application receipt. Match them with the certified copy from the revenue office.

If you have not applied yet, most states expect you to apply within a fixed time after the sale or death, often about 30 to 90 days, though it differs by state. Many states also trigger mutation automatically after a sale deed is registered. To get the papers ready, see how to download an encumbrance certificate.

04State portals at a glance

The table shows the pattern in four major states. Portal addresses and menu names change, so treat this as a starting point and confirm on the official site.

Other states follow the same idea under different names, such as Maharashtra (Mahabhulekh, 7/12 and ferfar), Gujarat (AnyROR), Madhya Pradesh (MP Bhulekh), Tamil Nadu (Patta and chitta) and West Bengal (Banglarbhumi). Search for your state’s official land-records site and apply the same steps.

05Mutation vs registration vs title

These three words are often mixed up, but they do three different jobs.

The Supreme Court has said this plainly. In Sawarni v. Inder Kaur ((1996) 6 SCC 223), it held that mutation of a property in the revenue record does not create or extinguish title and has no presumptive value on title. It only lets the person pay the land revenue. Later decisions repeat that revenue entries serve a fiscal purpose and cannot by themselves decide ownership.

In practice, you need all three. Registration records the transfer, mutation puts you on the tax record, and a clean chain of title (checked by a lawyer) is what protects your ownership. Skipping any one leaves a gap.

06Why it matters in a property dispute

Mutation matters in a dispute even though it is not title, because courts and authorities do look at it as supporting evidence. It shows who has been in recorded possession and paying tax.

• It can be challenged. If someone else claims the property, a mutation in your favour does not stop them from filing a civil suit for declaration of title or possession.
• It can be wrong or fraudulent. Entries are sometimes made on forged documents or without notice to co-owners and legal heirs. A court can set the entry aside or direct correction once title is decided.
• It affects loans and sale. Banks and buyers usually ask for a mutated record, so a pending or rejected mutation can delay a loan or resale.
• Opposing parties may already be in court. A plot that shows a clean mutation may still be the subject of a pending case against a previous owner or a family member.

That last point is why many buyers check court records as well as revenue records. For how lawyers and firms keep track of such matters, see our guide on land dispute case tracking and the overview of property litigation case management software.

07If the status is stuck or rejected

A stuck mutation is common, and there are usual next steps. Start with the simplest.

1. Read the reason. The portal or notice normally states what is missing, such as a document, a signature, or an objection.
2. Visit or write to the revenue officer. Carry your application number and a copy of the registered deed or succession papers.
3. Use the grievance route. Most states have a public grievance or helpline system, and you can also file an RTI application to ask for the status and reasons for delay.
4. Appeal if rejected. Mutation orders can usually be appealed to a higher revenue authority within a limited time. The forum and time limit differ by state, so check the order itself.
5. Go to court if title is disputed. Revenue officers generally do not decide ownership. A disputed title is settled in a civil court.

If another party has already filed a case about the same land, tracking it matters. A tribunal or court order can change what the revenue office should record. For an example of following a matter after it moves between forums, see tracking transferred IPAB cases.

08Where Claw fits

Claw does not run any state land-records portal and cannot show or change your mutation status. That stays on the official state site. Claw helps with the next question: is there a court case about this property or these parties?

Claw is an all-in-one legaltech platform for Indian advocates, law firms, and corporate legal teams, combining AI-based case search, an AI legal assistant (Legal GPT), case management, and compliance automation across all Indian courts and tribunals.

For property checks, the useful part is case search by party name. Claw searches across 30 crore+ judgements, returns results in under 5 seconds, and is built to tolerate spelling variations in names, which matter a lot for Indian names. For tracking a matter once you find it, Claw’s case management covers 9,102 forums. You can create a free Claw account to find property-related court cases by party name. Search coverage and tracking coverage are different, so check clawlaw.in for what applies to the courts you need.

09Sources and further reading

Official portals mentioned in this guide (confirm the current address before relying on it):

• Bihar Bhumi: biharbhumi.bihar.gov.in
• UP Bhulekh: upbhulekh.gov.in
• Karnataka Bhoomi: landrecords.karnataka.gov.in
• Supreme Court of India (official judgments): sci.gov.in
• Claw: clawlaw.in

Last verified October 2026. State portals, forms and timelines change, so confirm them with the state revenue department.

10Frequently asked questions