Dakhil-kharij: getting your name onto the UP khatauni

What is dakhil-kharij, and why is it separate from registration?

Registration and mutation do two different jobs. Registration executes the sale deed before the Sub-Registrar; dakhil-kharij updates the revenue record — the khatauni — so the government shows you as the bhumidhar. A buyer who registers a deed but never completes dakhil-kharij owns the land on paper but is invisible on the record that matters for the next sale, for revenue, and for any government dealing. Section 34 of the UP Revenue Code 2006 is explicit that the person obtaining possession by transfer must report it to the Tahsildar — the record does not change itself.

How is it filed, and who processes it?

Online, through RCCMS — the Revenue Court Computerised Management System (vaad.up.nic.in / rccms.up.gov.in) — as an application under Section 34, entering the registry details and uploading the documents. From there the revenue chain does the work: the Lekhpal verifies in the field, a supervisory Kanungo checks, and the Tahsildar decides. Under Section 35 the Tahsildar issues a proclamation, and if the case is undisputed directs the khatauni to be amended; if it is disputed, he adjudicates it. (The Lekhpal and Kanungo roles are administrative practice; the statutory authority is the Tahsildar.)

• File online via RCCMS under Section 34 (registry number + documents).
• Lekhpal field verification → Kanungo supervision.
• Tahsildar orders the khatauni amendment (Section 35) — or adjudicates if disputed.
• Appeal to the SDO within 30 days of the order.

Does registration automatically complete the mutation?

No — and this is the nuance that catches buyers. In law, registration does not amend the khatauni; the transferee must report the transfer (Section 34). In practice, in districts where the registration office is integrated with RCCMS, the mutation case is auto-filed at the time of registry — but auto-filing is not auto-completion: the file still goes through Lekhpal verification, the notice-and-objection period, and the Tahsildar's order before the khatauni actually changes, and the integration is district- and rollout-dependent. So the safe assumption is that you must ensure the application is filed and pursued, not that the record updates itself.

What does it cost, and how long does it take?

The Revenue Code (Section 34(2)) empowers the State to fix a fee scale for recording a transfer-based entry, but we could not confirm the exact current agricultural-land fee from an official source, so we do not quote a rupee figure — beware the ₹1,000–₹10,000 numbers you may see, which are urban municipal mutation fees, a different track. On timing, the only hard statutory figure is the 30-day appeal window; an undisputed rural case commonly completes in roughly 30–45 days, but that varies by district and tehsil and stretches if there is any objection or an unclear chain.

Agricultural versus urban — a real fork

Where the property sits decides which record mutates and which office does it. Agricultural land mutates in the revenue record — the khatauni — through RCCMS and the Tahsil. Urban property (a flat, or a plot under a Nagar Nigam or a development authority) mutates in the local body's record, a separate process with its own forms and fees. A buyer of an agricultural gata who chases the municipal mutation is at the wrong desk; confirm which record governs before you apply.