Property Mutation (Intkal / Dakhil-Kharij) in Haryana

What is property mutation (intkal) in Haryana?

Property mutation in Haryana, known locally as intkal or dakhil-kharij, is the revenue entry that changes the recorded owner of a piece of land in the jamabandi, the record of rights maintained by the Revenue and Disaster Management Department, Government of Haryana. When a plot is sold, inherited, gifted, partitioned or exchanged, the registered document proves the transfer between the two parties, but the state's own land record continues to name the earlier owner until a mutation is entered and sanctioned.

Haryana maintains these records through HALRIS, the Haryana Land Records Information System, published to citizens on the Jamabandi portal at jamabandi.nic.in. That portal describes itself as the place to access official land records of Haryana covering registration, mutation and jamabandi, the three linked stages of a land transaction in the state.

Haryana land is described using a particular vocabulary you will need at the counter. The hadbast number identifies the revenue village. The khewat number identifies an ownership holding, the khatauni identifies a cultivation holding, and the khasra number identifies an individual field. A mutation is entered against these identifiers, not against a street address, so bring them.

Who can and who cannot apply for mutation in Haryana?

You can apply if you have acquired an interest in land in Haryana through any recognised route:

• A registered sale deed in your favour.
• Inheritance on the death of a recorded khatedar, where you are a legal heir.
• A registered gift deed (hiba or otherwise) or a will taking effect.
• A partition among co-sharers, whether by registered deed or by a revenue partition order.
• A decree of a civil court or an order of a revenue court declaring your title.
• Mortgage, exchange or lease entries, which are also recorded as mutations in the revenue record.

You cannot apply: or the mutation will not be sanctioned; if:

• You hold only an agreement to sell, a power of attorney, a will that has not taken effect, or an unregistered writing. These do not transfer title and Haryana revenue officers will not mutate on them.
• The land is under a stay order from a civil or revenue court, or is the subject of a pending title suit.
• The identifiers do not match. The khasra or khewat in your deed does not exist in the jamabandi, or the seller was never recorded as the owner of what he sold.
• The land is government, panchayat (shamlat deh) or forest land wrongly described as private.
• Stamp duty is deficient on the instrument, in which case the matter goes for adjudication before mutation can proceed.

Mutation does not create title. A sanctioned intkal is strong evidence of possession and of what the revenue record says, but a person with a better title can still challenge it in a civil court.

How to get a property mutation in Haryana, step by step

Haryana's process is unusual in one helpful way: for a registered deed, the mutation is generated from the registration itself rather than needing a fresh application from scratch. The steps below cover both that route and the inheritance route.

1. Complete registration of the deed before the Sub-Registrar or Joint Sub-Registrar of the tehsil, paying the applicable stamp duty and registration fee. Collect the registered document with its deed number, date and the vasika details.
2. Check on jamabandi.nic.in whether the deed has produced a mutation entry. The portal carries a "check mutation of deed" service and a "mutation status of deeds" service exactly for this. Enter the deed and district details to see whether a mutation number has been raised against your registration.
3. Approach the Patwari of the revenue estate with the registered deed, the current jamabandi nakal and your identity proof. For an inheritance case there is no registered deed, so you file a report of the death with the death certificate and the pedigree table of heirs. The Patwari makes the entry in the roznamcha and the mutation register.
4. Attend the Kanungo and Tehsildar stage. The Kanungo verifies the entry against the field record. The Tehsildar or Naib Tehsildar then hears the parties; normally at the village during the girdawari or at the tehsil; confirms identity, and passes the sanction order. In an inheritance case the officer will usually want the heirs and two village witnesses present.
5. Pay the mutation fee as per the schedule published under the mutation services on jamabandi.nic.in, and keep the receipt.
6. Download the sanctioned mutation order and the updated jamabandi. The portal's "view mutation orders" service lets you pull the sanctioned intkal, and the fresh jamabandi nakal will then show your name in the khewat.

How do I check mutation status in Haryana?

The Jamabandi portal groups four services around this question, and all of them are free to use:

• Check mutation status, the progress of a mutation entry.
• Mutation status of deeds; whether a specific registered deed has entered the mutation pipeline.
• View mutation orders — the sanctioned order itself, once passed.
• Check mutation of deed and raise objection, for anyone who believes a mutation entry is wrong.

If the deed shows no linked mutation weeks after registration, that is the signal to go back to the Patwari or Tehsildar rather than to wait. Haryana revenue practice expects mutations to be attested within about a month of the entry, and district administrations run mutation camps to clear backlogs, so a long silence usually means the entry was never made rather than that it is pending decision.

What does mutation cost in Haryana, and should I use an agent?

The mutation fee in Haryana is a small statutory amount published by the Revenue Department, and jamabandi.nic.in carries a mutation fee reference alongside its other mutation services. The number to rely on is the one on that schedule or the one displayed at the Tehsil counter, not a figure quoted by a middleman.

Every online service on jamabandi.nic.in, searching land records by khasra, khewat or owner name, downloading a jamabandi nakal, checking mutation status, viewing mutation orders, is free. No one is authorised to charge you for a status check.

Agents and "property consultants" outside tehsil offices routinely quote thousands of rupees to "get the intkal done". They have no special power: the Patwari, Kanungo and Tehsildar act on the same documents whoever hands them over. Paying a facilitation amount to a revenue official is a bribe, is illegal, and can be reported through the CM Window grievance system or the State Vigilance Bureau.

Why do mutations get rejected or stall in Haryana?

• Mismatch between the deed and the jamabandi, the khasra number, area or share sold does not tally with what the seller actually holds in the record. This is the single commonest cause.
• The seller's own name was never mutated. If the seller inherited the land and never got it mutated, the chain breaks and the earlier mutation has to be done first.
• Objection by a co-sharer or heir, converting the entry into a contested mutation that must be decided after hearing.
• Missing heirs in an inheritance mutation, leaving out a daughter or a widow is a frequent, and legally fatal, error.
• Court stay on the land or a pending civil suit over title.
• Deficient stamp duty, which goes to the Collector (Stamps) for adjudication before the mutation moves.
• Shamlat or government land wrongly shown as private in the deed.

If the mutation is rejected, the order is appealable. In Haryana the ordinary route is an appeal to the Collector, then the Commissioner, and revision to the Financial Commissioner (Revenue), the standard land-revenue appellate ladder. Rejection on a document defect is usually simpler to fix by curing the defect and filing again.

Is a mutation permanent, and does it need renewal?

A sanctioned mutation in Haryana does not expire and needs no renewal. Once the intkal is attested, the change flows into the jamabandi, which itself is revised on the standard cycle. You will need a fresh mutation each time the land changes hands again; every sale, every death of a recorded owner, every partition.

Keep the sanctioned mutation order and the updated jamabandi nakal together with your registered deed. Banks, buyers and government departments in Haryana ask for the jamabandi nakal far more often than for the deed itself.

Where do I complain if my mutation is stuck?

• Jamabandi portal contact to 0172-2707321, listed on jamabandi.nic.in for complaints and suggestions about the portal.
• The Tehsildar or Naib Tehsildar of the tehsil, who is the sanctioning authority.
• The SDM and the Deputy Commissioner of the district, for administrative delay.
• CM Window, Haryana's central grievance redressal system, for a written, tracked complaint against inaction.
• Appeal to the Collector under the land revenue appellate provisions, where the issue is a wrong or refused mutation order rather than delay.

State your khewat, khasra, hadbast number, deed number and mutation number in any complaint. A grievance without these identifiers cannot be traced to a file and will usually be closed without action.