Land Mutation in Odisha: How to Get Dakhil-Kharij Done Step by Step
Complete guide to land mutation (Dakhil-Kharij) in Odisha. Learn how to update land records after property purchase, inheritance, or gift — documents required, which office to approach, fees, and what to do if mutation is wrongly rejected.
By Advocate Debarchana Samal · 18 July 2026 · 6 min read
What is Land Mutation (Dakhil-Kharij)?
Land mutation, known as Dakhil-Kharij in Odisha, is the process of updating the government land records (Record of Rights / ROR / Patta) to reflect the new owner's name after a change in ownership. It is a revenue record update carried out by the Tahasildar. Mutation does not create title — the sale deed or other transfer deed creates legal title — but mutation is essential for all practical and legal purposes going forward.
Why Mutation is Important
Who Can Apply for Mutation?
Buyer after sale deed registration
Apply with registered sale deed
Legal heir after death of owner
Apply with death certificate + succession documents
Donee after registered gift deed
Apply with registered gift deed
Transferee under court partition decree
Apply with certified copy of court decree
Documents Required
Process at Tahasildar Office, Cuttack
Collect all title documents
Gather sale deed, gift deed, or inheritance documents establishing your right to the property. Ensure you have certified copies — originals should be kept safe.
Apply at Tahasildar office with mutation form
Submit the mutation application at the Tahasildar office of the revenue circle in which the land is situated. For Cuttack city, this is typically the Tahasildar, Cuttack Sadar.
Pay prescribed mutation fees
Pay the mutation fee as prescribed by the Odisha government. Keep the fee receipt — it is proof of your application.
Attend inquiry if Tahasildar calls
The Tahasildar may issue a notice to both the previous owner and the applicant for an inquiry hearing. Attend with all original documents. You may bring your lawyer.
Receive mutation certificate and check ROR update
If approved, you receive the Dakhil-Kharij sanction order. Verify that the online Bhulekh Odisha records have been updated to reflect your name as the new pattadar.
Appeal if rejected
If mutation is wrongly rejected, you have 30 days to file an appeal before the Sub-Collector. If the Sub-Collector also rejects, appeal to the Collector, and then to the Odisha High Court by way of writ petition.
Online Mutation in Odisha
The Odisha government has launched the Bhulekh Odisha portal (bhulekh.ori.nic.in) which allows checking of ROR records online. Some mutations can now be initiated online through the portal. However, for complex cases involving inheritance disputes or land with encumbrances, it is advisable to approach the Tahasildar office in person with proper legal guidance.
Important: Mutation does not create title. A wrongly mutated record can be challenged and corrected. If someone has mutated your land without your knowledge or consent, file a complaint with the Tahasildar immediately and consult a property lawyer to file a revision or writ petition to cancel the erroneous mutation.
Property Lawyer in Cuttack for Mutation Disputes
Advocate Debarchana Samal handles land mutation applications, wrongful mutation challenges, and revenue court matters across Odisha. Contact us for a confidential consultation.
Disclaimer: This article is for general informational purposes only and does not constitute legal advice. Consult a qualified advocate for advice specific to your situation.
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