Property Mutation (Namantaran / Dakhil-Kharij) in Rajasthan

What is namantaran (property mutation) in Rajasthan?

Property mutation in Rajasthan is called namantaran, and in common speech dakhil-kharij. It is the revenue entry that replaces the recorded khatedar. The holder of khatedari rights, in the jamabandi after land has changed hands. The jamabandi is Rajasthan's record of rights, maintained village by village by the Board of Revenue, Rajasthan (Rajasva Mandal) from its seat at Todarmal Marg, Civil Lines, Ajmer.

The state publishes those records to citizens through Apna Khata, also branded e-Dharti, at apnakhata.rajasthan.gov.in. That portal carries the jamabandi, khasra and khatauni for Rajasthan's revenue villages, an "apply for namantaran" service, and an application status tracker. Plot maps are served separately through Rajasthan's Bhu-Naksha system.

A crucial point Rajasthan buyers get wrong: a registered sale deed and a mutation are two different things. The registered deed transfers ownership as between you and the seller. The jamabandi, which is what banks, the tehsil, procurement agencies and any future buyer will actually look at, continues to show the seller's name until the Tehsildar sanctions the namantaran. Until then your land tax demand, your crop entries and your loan eligibility all point at the wrong person.

Who can and who cannot apply for namantaran in Rajasthan?

You can apply if you have acquired an interest in land in Rajasthan by any of these routes:

• A registered sale deed in your favour.
• Inheritance (virasat) on the death of a recorded khatedar, 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 mortgage, exchange or surrender entry, which is also recorded through the mutation register.

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

• You hold only an agreement to sell (ikrarnama), a power of attorney, or an unregistered writing. Rajasthan revenue officers do not mutate on these because they do not transfer title.
• The seller was never the recorded khatedar of the khasra sold, the chain of the record is broken and the earlier link has to be mutated first.
• There is a court stay or a pending title suit over the land.
• The land is government, charagah, siwai chak or forest land described as private in the deed.
• The khasra or area does not match the jamabandi, or the deed sells more than the seller holds.
• Stamp duty is deficient, in which case the matter is referred for adjudication before the mutation moves.

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

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

1. Get the deed registered before the Sub-Registrar of the tehsil, paying the stamp duty and registration fee, and collect the registered document with its number and date. For an inheritance case there is no deed; instead collect the death certificate of the khatedar and proof of every heir.
2. Download the current jamabandi for the khasra from apnakhata.rajasthan.gov.in. The portal states that all copies on it are available free of charge, so this step costs nothing. Confirm that the khasra number, khata number, area and the seller's name in the record match your deed exactly. Fixing a mismatch now is far quicker than after the file has been opened.
3. Open the namantaran application. On apnakhata.rajasthan.gov.in use the "apply for namantaran" service, choose your district, tehsil and revenue village, and enter the applicant's details along with the khasra and khata numbers and the details of the registered document. Upload the deed, the jamabandi copy and your Aadhaar. If you would rather not do this yourself, an e-Mitra kiosk: Rajasthan's authorised citizen service counter network, will file it for you at the displayed counter charge.
4. Note the application number the portal gives you. This is the only reliable handle on your file; without it neither the portal tracker nor the tehsil clerk can locate the application.
5. The Patwari makes the entry and the Girdawar verifies it. The Patwari of the halka records the change in the mutation register against the khasra and reports on possession. The Girdawar (revenue inspector) checks it against the field record.
6. The Tehsildar hears and sanctions. For a straightforward registered sale with no objection, this is a routine order. For an inheritance, the Tehsildar will normally want the heirs identified and village witnesses, because leaving an heir out is the most common defect. For a contested case, both sides are heard before an order is passed.
7. Collect the sanctioned namantaran order and download the updated jamabandi from Apna Khata to confirm your name now appears as khatedar.

How to apply offline at the Patwar Ghar and Tehsil

Rajasthan retains a full offline route, and in villages where connectivity or the applicant's comfort with the portal is a problem, it is still the normal path:

1. Visit the Patwar Ghar of the halka with the registered deed, a jamabandi nakal, your Aadhaar and, for an inheritance, the death certificate and heir details. Ask the Patwari to record the namantaran in the mutation register.
2. Follow the file to the Girdawar for field verification of possession.
3. Attend the Tehsil office on the date fixed by the Tehsildar, with the original deed and any witnesses required, and obtain the sanction order.
4. Ask for a copy of the sanctioned order and then verify the change on apnakhata.rajasthan.gov.in, the online record is the one everyone else will check.

Keep in mind that district administrations in Rajasthan periodically run rajaswa lok adalats and Pandit Deen Dayal Upadhyay Jan Kalyan camps at panchayat level, where namantaran, virasat and batwara cases are disposed of on the spot. If a camp is announced for your panchayat, that is the fastest available route and it is free.

What does namantaran cost in Rajasthan?

Two costs must be kept apart.

Stamp duty and registration fee are paid at registration, before mutation, and are the large amounts in a land transaction — they are governed by the Rajasthan Stamp Act and the circle rates (DLC rates) for the area.

The mutation itself carries only a small statutory revenue charge. Rely on the amount the portal charges you at the payment step or the amount displayed at the tehsil or e-Mitra counter, and nothing else. Apna Khata expressly states that all record copies on the portal are supplied free of charge, so downloading a jamabandi or checking your application status should never cost you anything.

Agents outside tehsil offices quote large sums to "get the namantaran passed". They have no authority the Patwari or Tehsildar does not already exercise on the same documents. Paying an official for a sanction is a bribe and is punishable; report it to the District Collector or through the Rajasthan Sampark grievance system rather than paying.

Why does a Rajasthan mutation get rejected or stall?

• Khasra mismatch. The number, area or share in the deed does not tally with the jamabandi. The most common single reason.
• Broken chain of record. The seller's own namantaran was never done, so his name is not in the record he is selling from.
• Heirs left out in a virasat mutation, particularly widows and daughters, whose shares are legally protected.
• Objection by a co-sharer, turning the entry into a contested case that must be decided after hearing.
• Stay order or pending civil suit over the land.
• Restricted land, charagah, siwai chak, government or forest land shown as private.
• Unregistered document. An ikrarnama or a plain will presented instead of a registered instrument.
• Deficient stamp duty, which stalls the file pending adjudication.

A refusal is a revenue order and is appealable. The ordinary Rajasthan ladder runs from the Tehsildar to the SDM / Revenue Appellate Authority, and ultimately to the Board of Revenue at Ajmer. Where the defect is only in documents, curing it and refiling is faster than an appeal.

Is a Rajasthan mutation permanent?

Yes. A sanctioned namantaran does not expire and needs no renewal. The change flows into the jamabandi, which is itself revised on the standard revenue cycle. You need a fresh namantaran only when the land next changes hands. A further sale, the death of the recorded khatedar, a gift or a partition.

Keep the sanctioned order together with the registered deed and a recent jamabandi nakal. In Rajasthan, the jamabandi is asked for far more often than the deed.

Where do I complain if my namantaran is stuck?

• Board of Revenue, Rajasthan to 0145-2627891, bor-rj[at]nic[dot]in, Todarmal Marg, Civil Lines, Ajmer, as listed on apnakhata.rajasthan.gov.in.
• The Tehsildar, who is the sanctioning authority, and then the SDM.
• The District Collector, for administrative delay across a tehsil.
• Rajasthan Sampark, the state grievance portal and helpline, for a written, tracked complaint.
• Appeal to the Revenue Appellate Authority and the Board of Revenue where the grievance is a wrong or refused order rather than delay.

Always quote your application number, khasra number, khata number, revenue village, tehsil and district in a complaint. Without them the file cannot be traced and the grievance will be closed unanswered.