Property Mutation (Intiqal / Dakhil-Kharij) in Jammu and Kashmir

What is intiqal (property mutation) in Jammu and Kashmir?

Property mutation in Jammu and Kashmir, called intiqal and also known as dakhil-kharij, is the revenue entry that takes the previous owner's name out of the land record and puts yours in. The record it changes is the jamabandi, the periodic record of rights for a village, maintained under the Revenue Department of the Union Territory of Jammu and Kashmir.

Jammu and Kashmir keeps the classical north-Indian revenue hierarchy. The Patwari holds the village record and prepares the mutation entry, the Girdawar (Kanungo) checks it, and the Tehsildar attests it in open proceedings. Above the Tehsildar sit the Assistant Commissioner Revenue, the Additional Deputy Commissioner and the Deputy Commissioner of the district. This chain matters, because a mutation that stalls is almost always sitting with one identifiable officer in it.

Two things about J&K make this process distinct from most states:

• The service is timed by law. Jammu and Kashmir notifies revenue services under the Jammu and Kashmir Public Services Guarantee Act, 2011, and the e-UNNAT portal publishes the timeline against each service. Attestation of Mutations carries 30 days. A Copy of Mutation is a separate service at 10 days, and a Jamabandi copy is also listed at 10 days. Measurement or demarcation of land, often needed when a mutation goes wrong on area, is listed at 30 days.
• The records are online. The Land Records Information System (LRIS) at landrecords.jk.gov.in, run under the "Aapki Zameen Aapki Nigrani" programme, publishes digitised jamabandi and khasra data by division, district, tehsil and village. You can read the record you are trying to change before you file.

Which portal do I use for mutation in Jammu and Kashmir?

Jammu and Kashmir runs citizen services on more than one platform, and district administrations describe the split like this:

• Revenue-Plus; jkrevenue.nic.in/revenueplus, the Revenue Department's own service wing, listed by district sites for land-related services including mutation attestation, land-use change, encumbrance certificates and jamabandi extracts.
• e-UNNAT; eunnat.jk.gov.in, the UT's umbrella e-services platform, which carries the Revenue Department's service catalogue with PSGA timelines, including Attestation of Mutations (30 days) and Copy of Mutation (10 days).
• JanSugam, jansugam.jk.gov.in, used for personal certificates such as domicile, income, character, SC/ST and legal heir certificates. You will often need a legal heir certificate from here before an inheritance mutation.
• landrecords.jk.gov.in, for reading the jamabandi itself.

Both service portals require registration with mobile OTP verification, and both issue an application ID that drives status tracking from your dashboard.

Who can and cannot apply for mutation in Jammu and Kashmir?

You can apply if you are:

• A buyer under a registered sale deed executed before the sub-registrar of the concerned tehsil
• A legal heir of a deceased recorded owner, seeking a wirasat (inheritance) mutation
• A donee under a registered gift deed, or a party to a registered relinquishment or partition deed
• A mortgagee or mortgagor where the record must show creation or redemption of a mortgage
• A person holding a decree or order of a competent court transferring the land

You cannot apply, or the application will fail, in these situations:

• On an agreement to sell, a power of attorney or an unregistered paper alone. J&K revenue officers attest on a registered instrument or a proved succession, nothing weaker.
• Where the land is state land, kahcharai, forest or otherwise not privately transferable, or is under acquisition.
• Where a court stay operates, or a title, partition or succession suit is pending on the same khasra.
• Where heirs dispute the succession. The Tehsildar attests the entry; he does not decide who the rightful owner is. A contested case goes to a civil court or needs a succession certificate first.
• Where you actually want a correction of a spelling, area or khasra number, that is a record-correction or demarcation request, not a mutation.

How to apply for property mutation in Jammu and Kashmir: step by step

1. Register the deed first. Execute and register the sale, gift, relinquishment or partition deed before the sub-registrar of the tehsil where the land lies. Mutation is the step after registration.
2. Read the existing jamabandi. Open landrecords.jk.gov.in, select division (Jammu or Kashmir), district, tehsil and village, and pull the current record. Note the exact khewat, khata, khasra and area: your application must match them character for character.
3. Create an account on the portal. Go to eunnat.jk.gov.in or jkrevenue.nic.in/revenueplus, register with your email and mobile, and complete OTP verification.
4. Select the right service. Choose Attestation of Mutations for a change of ownership. Do not confuse it with Copy of Mutation, which only supplies a copy of an entry that already exists.
5. Fill the application and upload documents. Enter district, tehsil, village and the land details, then attach the registered deed, your identity proof, the current jamabandi and — for a wirasat case, the death certificate, legal heir certificate and heirs' affidavit.
6. Pay any fee shown and save the application ID. Pay only what the portal itself charges and receipts. The application ID is what every later step is keyed to.
7. Attend the attestation. The Patwari enters the mutation and the Girdawar checks it; the Tehsildar attests it in the presence of the parties, usually at a village or tehsil sitting. Attend with the original deed and identity proof, and take the seller or the heirs with you where the office asks for them.
8. Verify the record afterwards. Once attested, pull a fresh jamabandi from landrecords.jk.gov.in and confirm your name, share, khasra number and area. A wrong area caught now is a correction; caught in five years it is litigation.

How do I check my mutation status in Jammu and Kashmir?

Log in to the portal you applied on, e-UNNAT or Revenue-Plus, and open your dashboard; both provide real-time status tracking against the application ID. Because Attestation of Mutations is a 30-day service under the Public Services Guarantee Act, 2011, that published timeline is your benchmark: once 30 days have passed without an order, you have a concrete ground for escalation rather than a vague complaint. For an offline file, ask the Tehsildar's office which officer, Patwari, Girdawar or Tehsildar; currently holds it.

Why do mutation applications get rejected in Jammu and Kashmir?

• Khasra, khewat or area mismatch between the application and the jamabandi.
• No registered instrument. The case rests on an agreement to sell, a power of attorney or a family understanding.
• An heir left out of a wirasat entry, and that heir objects at attestation.
• Missing death certificate or heirship proof in an inheritance case.
• Land revenue or other dues standing against the holding.
• A court stay or pending civil suit on the same land.
• Unreadable uploads, faint scans of a deed are one of the commonest causes of a file being returned rather than decided.
• Land not privately transferable, such as state or forest land wrongly shown in a private sale.

Fees, agents and where to complain

Apply directly on eunnat.jk.gov.in or jkrevenue.nic.in/revenueplus, or at the Tehsildar's own counter, and pay only the fee the official portal or office charges and issues a receipt for. Jammu and Kashmir has deliberately moved these services online precisely so that a citizen does not have to make repeated tehsil visits or route the file through anyone.

Do not pay an agent to "get the intiqal attested." A mutation is decided on documents, a registered deed or a proved succession, and no middleman can manufacture either. If your case crosses the 30-day PSGA timeline, escalate in writing inside the same district: the Tehsildar first, then the Assistant Commissioner Revenue, then the Deputy Commissioner. Every J&K district website carries the Revenue Department's contact details and the Deputy Commissioner's grievance channel, and a delay past a notified PSGA timeline is itself a valid ground of complaint under the Act.