Property Mutation (Namantaran / Dakhil-Kharij) in Chhattisgarh

What is namantaran (property mutation) in Chhattisgarh?

Property mutation in Chhattisgarh is called namantaran, and colloquially dakhil-kharij. It is the revenue entry that changes the recorded bhumiswami, the holder of bhumiswami rights under the Chhattisgarh Land Revenue Code, in the state's record of rights, after land has been sold, inherited, gifted or partitioned.

The process belongs to the Revenue and Disaster Management Department, Government of Chhattisgarh, which runs the state's land records through the Bhuiyan system at bhuiyan.cg.nic.in, developed and maintained with the National Informatics Centre (NIC), Chhattisgarh. Bhuiyan publishes the state's core land record documents, the B-1 (khatauni) and P-II, and routes citizen applications through the Nagrik Suvidha Portal at revenue.cg.nic.in/citizenrequest, which explicitly carries:

• नामांतरण हेतु आवेदन, application for mutation
• नामांतरण की वर्तमान स्थिति, current mutation status
• नामांतरण पंजी की नक़ल; copy of the mutation register
• B-1 and P-II certificates, land detail reports and revenue court applications

A separate Bhu-Naksha service serves the cadastral maps, and the department also publishes a mobile app for land record access.

The critical point for a Chhattisgarh buyer: registration and mutation are two different acts. The registered sale deed makes you owner as against the seller. The B-1 and P-II, which are what a bank, a buyer, the tehsil and the procurement system actually look at, keep naming the seller until the Tehsildar passes a namantaran order.

Who can and who cannot apply for namantaran in Chhattisgarh?

You can apply if you have acquired an interest in land in Chhattisgarh through:

• A registered sale deed in your favour.
• Inheritance (fauti / varisan) on the death of a recorded bhumiswami, where you are a legal heir.
• A registered gift deed or a will that has taken effect.
• A partition (batwara) among co-sharers, by registered deed or by a revenue partition order.
• A decree of a civil court or an order of a revenue court declaring your right.
• A government allotment or patta which has to be entered in the record.

You cannot apply, or the mutation will be refused, if:

• You hold only an agreement to sell, a power of attorney or an unregistered writing. These do not transfer title, and Chhattisgarh revenue officers do not mutate on them.
• The land is scheduled-tribe land being transferred to a non-tribal without permission. This is a significant restriction in Chhattisgarh: under the Land Revenue Code, transfer of land held by a member of an aboriginal tribe in a scheduled area to a non-tribal requires the Collector's prior permission, and a mutation will not be sanctioned on a transfer made without it.
• The land is government, forest or nazul land described as private.
• The seller was never the recorded bhumiswami of the khasra sold, breaking the chain of record.
• The khasra number or area does not match the B-1 and P-II entries.
• There is a stay order or a pending title suit over the land.
• Stamp duty is deficient on the instrument, which sends the matter for adjudication first.

A sanctioned namantaran is not proof of title. It records what the revenue department accepts about the holding. A person with a better title can still succeed against it in a civil court.

How to apply for property mutation in Chhattisgarh; step by step

1. Register the deed before the Sub-Registrar of the tehsil, paying stamp duty and the registration fee, and collect the registered document with its number, date and registering office. For an inheritance case there is no deed, collect the death certificate of the bhumiswami and proof of every heir instead.
2. Pull the current B-1 and P-II for the khasra through the Bhuiyan system at bhuiyan.cg.nic.in, and check that the khasra number, area and the seller's name match your deed exactly. A discrepancy caught here saves a rejection later. Where part of a khasra is being transferred, also pull the Bhu-Naksha map.
3. Create an account on the Nagrik Suvidha Portal at revenue.cg.nic.in/citizenrequest. The portal is login-based, with a new user signup link ("नए उपयोगकर्ता — साइनअप") and a captcha on the login screen.
4. Open "नामांतरण हेतु आवेदन" (application for mutation) and fill in the applicant's details, district, tehsil, revenue village and Patwari halka, the khasra and khata numbers, the area being transferred, and the registered document's number and date.
5. Upload the documents: registered deed, B-1/P-II extract, Aadhaar, and for an inheritance the death certificate and heir proof, and submit. Pay only whatever charge the portal itself displays and receipts.
6. Note the application number. It is the only handle on your file for status checks and for any follow-up at the tehsil.
7. The Patwari of the halka records the entry in the namantaran panji and reports on possession and on whether the land carries any restriction.
8. The Tehsildar hears and passes the order. An uncontested registered sale is routine. An inheritance mutation will normally require every heir to be identified. A contested case is decided as a revenue proceeding after hearing both sides.
9. Confirm the updated B-1 and P-II on Bhuiyan, and obtain a copy of the namantaran panji entry through the portal service if you want documentary proof of the order.

If you would rather not file online yourself, a CSC / Choice Centre: Chhattisgarh's citizen service counter network, will file it for you at the counter charge displayed there. That charge is for the operator's service, not an extra government fee.

How to apply offline at the Patwari halka and Tehsil

Chhattisgarh retains a full offline path, and in remoter tehsils it is still the common one:

1. Approach the Patwari of the halka with the registered deed, the current B-1/P-II, your Aadhaar and, for an inheritance, the death certificate and details of all heirs. Ask for the entry to be made in the namantaran panji.
2. Let the Patwari complete the field report on possession and on any restriction attaching to the land.
3. Attend the Tehsil office on the date fixed, with the original deed and any witnesses required, and obtain the Tehsildar's order.
4. Verify the change on Bhuiyan afterwards. The online record is the one that everyone else will consult, so an order that has not been reflected on Bhuiyan is a job only half finished.

Chhattisgarh districts also periodically hold rajaswa shivir (revenue camps) at panchayat level, where namantaran, batwara and fauti cases are taken up on the spot. If one is announced for your area, that is the quickest route and it costs nothing.

What does mutation cost in Chhattisgarh?

Keep two things apart. Stamp duty and the registration fee are paid at registration and are the large amounts in a land transaction. The namantaran itself carries only a small statutory revenue charge.

The number to rely on is the one the Nagrik Suvidha Portal displays at the payment step, or the amount shown at the Tehsil or Choice Centre counter; not a figure quoted verbally. Viewing your B-1, P-II or mutation status on Bhuiyan is free.

Agents outside tehsil offices in Raipur, Bilaspur, Durg and elsewhere routinely quote large sums to "get the namantaran passed". They have no authority the Patwari and Tehsildar do not already exercise on the same documents. Paying a revenue official for a sanction is a bribe and is punishable; the correct response is a grievance to the SDM or Collector, or a complaint through the Chhattisgarh state grievance system, rather than a payment.

Why do Chhattisgarh mutations get rejected?

• Khasra mismatch, the number, area or share in the deed does not tally with the B-1 and P-II. The commonest single cause.
• Broken chain, the seller's own namantaran was never done, so the record does not show him as bhumiswami.
• Tribal land transferred without the Collector's permission in a scheduled area. This is a hard bar in Chhattisgarh, not a curable paperwork defect.
• Missing heirs in a fauti/varisan mutation, particularly widows and daughters.
• Objection by a co-sharer or neighbour, converting the entry into a contested case.
• Government, forest or nazul land shown as private.
• Court stay or pending civil suit over the land.
• Deficient stamp duty, stalling the file pending adjudication.

A refusal is a revenue order and is appealable; ordinarily to the SDM, then the Collector, and onward under the appellate provisions of the Chhattisgarh Land Revenue Code. Where the defect is only documentary, curing it and refiling is faster than an appeal.

Is a Chhattisgarh mutation permanent?

Yes. A sanctioned namantaran does not expire and needs no renewal. The change flows into the B-1 and P-II, which are then reproduced in every subsequent record year. A fresh mutation is needed only when the land next changes hands. A further sale, the death of the recorded bhumiswami, a gift or a partition.

Keep the sanctioned order, a copy of the namantaran panji entry and a recent B-1 with your registered deed. Banks and buyers in Chhattisgarh ask for the B-1 far more often than for the deed itself.

Where do I complain if my namantaran is stuck?

• The Tehsildar, who is the sanctioning authority, and then the SDM of the sub-division.
• The District Collector, for administrative delay across a tehsil.
• The Revenue and Disaster Management Department, Government of Chhattisgarh, through the contact route published on bhuiyan.cg.nic.in.
• The state public grievance system, for a written and tracked complaint against inaction.
• Appeal to the SDM and the Collector where the grievance is a wrong or refused order rather than delay.

Always quote your application number, khasra number, khata number, Patwari halka, revenue village, tehsil and district. A grievance without these identifiers cannot be traced to a file and will be closed unanswered.