Mutation (Intkal, Dakhil-Kharij) Explained for NRI Landowners

When land changes hands in India — by sale, gift or inheritance — the government's revenue record has to be updated too. That update is called mutation. It sounds like dull paperwork, and it is, but leaving it undone can quietly cost NRI families time, money and peace of mind.

What is mutation of land?

Mutation is the entry in the revenue record that changes the name of the person holding the land. After a registered sale, a gift, an inheritance or a court order, the new holder applies, the local revenue office checks it, and the record of rights is updated.

The record of rights is the document you may know as the jamabandi, khatauni, 7/12 extract or khatian, depending on the state. Mutation is how that document stays current. Our guide to khasra, khatauni and jamabandi explains these records in more detail.

What is mutation called in your state?

The same idea goes by many names across India. Here are the terms you are most likely to hear, and where the updated record usually shows up. Names can vary even within a state, so treat this as a starting point.

Not sure what your own record is called? Pick your state below.

Record finder

What is your land record called?

Your land record is called

Jamabandi (certified copy: Fard)

Your plot number is the

Khasra / killa number, under a khewat and khatauni number

Check it online at

PLRS — Punjab Land Records Society

Ownership changes are called

Intkal

Land is measured in

Kanal, marla, bigha, killa (about one acre), acre

Full Punjab guide for NRIs

What happens to land records after a parent dies?

After a landowner dies, the heirs usually need an inheritance mutation — often called varasat in north India, or varsai in Gujarat and Maharashtra. It moves the record from the deceased's name to the legal heirs.

The broad steps are similar in most states:

1. Get the death certificate.
2. Gather proof of who the legal heirs are — for example a legal heir certificate, a succession certificate, a registered will, or a family register entry, depending on the state and the situation.
3. Apply at the tehsil or revenue office, or online where the state allows it.
4. The patwari or local revenue official verifies, a public notice may be issued, and objections are heard.
5. The revenue officer approves, and the record shows the heirs' names.

If the death happened abroad, the certificate and any family documents may need attestation or an apostille. A local property lawyer can tell you exactly what your tehsil will accept.

Why do NRIs delay mutation — and why is that risky?

Families abroad often put it off for understandable reasons. The trip home is short, grief is heavy, siblings are spread across countries, and "the land isn't going anywhere."

But the record keeps sitting in the name of someone who has died, and that creates openings:

• One relative moves first. An heir in India may apply for mutation in a way that leaves others out, or with shares you did not agree to.
• Fraud is easier. A dead owner cannot object. Forged documents or a misused power of attorney are harder to catch when no living owner is watching the record.
• Selling or leasing gets stuck. Buyers, banks and registrars generally want the record to match the seller.
• Disputes get older and messier. The longer you wait, the more heirs there may be, and the harder the evidence is to collect.

What you can do from abroad

You do not have to fly home just to get started. Many families begin from abroad and travel only if a hearing needs them.

• Collect the death certificate, ID of all heirs, and any will or family documents in one shared folder.
• Agree among siblings, in writing, who will apply and how shares will be shown.
• Check whether your state accepts online applications for inheritance mutation.
• If someone in India must act for you, keep their authority narrow and time-limited.
• Ask a local property lawyer to review the file before it is submitted.

How can you check mutation status online?

Most states let you see your current record, and often the mutation entries, on their land records portal. Search by survey or khasra number, or by owner name, and look for:

• Whose names appear in the owner or holder column today.
• Recent mutation entries or numbers, with dates, that you do not recognise.
• Pending applications, which some portals show with a status.

Punjab's PLRS, UP Bhulekh, Bihar Bhumi, Mahabhumi, AnyROR, Bhoomi and Banglarbhumi are some of the portals where you can do this. Many states also let you apply for a certified copy, such as a fard in Punjab.

Checking once is not enough. A quick look every few months is what catches an unexpected entry while there is still time to object. If you saved an older copy, paste both into our free land record change checker to see exactly which names, shares or mutation entries changed. Our state guides list the portal and local terms for each state.

Is mutation the same as ownership?

No. Mutation updates the revenue record; it is not proof of title by itself. Ownership comes from documents such as a registered sale deed or gift deed, a will, or succession under the law that applies to your family.

That cuts both ways. A mutation in someone else's name does not automatically make them the owner — but it can still be used to mislead buyers, banks or officials. And a correct mutation in your name is useful, but keep your title documents safe too. If you find a mutation you did not expect, talk to a local property lawyer about objecting or appealing, because time limits can apply.

How can PlotPehra help you stay on top of it?

Mutation is exactly what PlotPehra watches on paper. In 19 states we check your official land record every week and flag any change: a new mutation entry, a new owner, or a changed share or area. A real person reviews it and tells you what it means, so you hear about an entry you never asked for while there's still time to object, not years later.

We also watch the land itself on every clear satellite image, so you know if anyone starts farming, digging or building while the paperwork is being sorted out. Setup needs only a survey or khasra number with village and district, or a map pin. No power of attorney, ever. You can see what a monthly update looks like on the sample report page.

This article is general information, not legal advice. Mutation rules and documents differ by state and by family situation, so talk to a local property lawyer before you apply or object.