Before you buy agricultural land in Uttar Pradesh, you should see the khatauni for yourself, not a photocopy handed over by the seller. After you buy, you need mutation (दाखिल-खारिज) so the records show you as the owner. Both can be started online. This guide walks through each step, with the exact menu labels on the government portals.
इस लेख में क्या है
ज़मीन खरीदने से पहले खतौनी खुद देखें: विक्रेता की दी हुई फोटोकॉपी पर भरोसा न करें। खरीदने के बाद दाखिल-खारिज (नामांतरण) ज़रूरी है, ताकि रिकॉर्ड में आपका नाम दर्ज हो। नीचे हर चरण पोर्टल पर दिखने वाले असली विकल्पों के साथ दिया गया है।
Key facts at a glance
- Khatauni is the record of rights; khasra is the field book of plots (UP Revenue Code, 2006, Sections 31 and 30)
- View it free on upbhulekh.gov.in, but the online view is marked as an uncertified copy, for information only
- Certified copies are available from the tehsil computer centre, a CSC / Lokvani centre, or the portal after mobile-OTP login
- Mutation after a purchase is applied for under Section 34 and decided by the Tahsildar under Section 35
- Apply online on vaad.up.nic.in using your registry number and date
Step 1: view the khatauni on UP Bhulekh
- Open upbhulekh.gov.in. Under “भूलेख सेवाएं”, choose “खतौनी (अधिकार अभिलेख) की नक़ल देखें”.
- Select the district under “जनपद चुनें”: for example Gautam Buddha Nagar (गौतम बुद्ध नगर).
- Select the tehsil under “तहसील चुनें”: for Gautam Buddha Nagar the options are Gautam Buddha Nagar, Jewar (जेवर) and Dadri (दादरी).
- Select the village under “ग्राम का नाम / कोड चुनें”.
- Choose “वर्तमान खतौनी” for the current record (older fasli years can also be selected).
- Search by one of: “खसरा/गाटा संख्या द्वारा खोजें” (plot number), “खाता संख्या द्वारा खोजें” (account number), “खातेदार के नाम द्वारा खोजें” (owner’s name), land category, or mutation date. Numbers are entered on the on-screen keypad.
- Click “खोजें”, select the result, and click “उद्धरण देखें” to view the extract.
खतौनी कैसे देखें
upbhulekh.gov.in पर “भूलेख सेवाएं” में “खतौनी (अधिकार अभिलेख) की नक़ल देखें” चुनें। फिर जनपद, तहसील और ग्राम चुनें। “वर्तमान खतौनी” चुनकर खसरा/गाटा संख्या, खाता संख्या या खातेदार के नाम से खोजें। संख्या स्क्रीन पर दिए कीपैड से भरें। “खोजें” दबाएँ, परिणाम चुनें और “उद्धरण देखें” पर क्लिक करें।
Step 2: read what the khatauni tells you
The extract is headed “उद्धरण खतौनी (अप्रमाणित प्रति)”: an uncertified copy, shown for information only. Check these parts:
| Section on the extract | What to check |
|---|---|
| खाता संख्या, श्रेणी | The account number and land category. Category 1-क is land held by a bhumidhar with transferable rights; category 2 is land held with non-transferable rights |
| खातेदार का विवरण | Every recorded owner and their share. The seller must appear here, and so must every co-sharer |
| गाटा (यूनीक कोड), क्षेत्रफल | The plot number, its unique code and area in hectares. Match these to the sale deed |
| रजिस्ट्री का विवरण | Registry details: recent sales recorded against the plot |
| वाद विवरण | Any pending case against the plot |
| नामान्तरण / परिवर्तन का विवरण | Past mutations: names removed (खारिज) and entered (दर्ज) |
| बंधक/बंधक-मुक्त होने की स्थिति | Whether the land is mortgaged, or has been released from a mortgage |
| अभ्युक्ति | Remarks. Read these carefully |
Two other options under “भूलेख सेवाएं” are worth running on the same plot: “भूखण्ड/गाटे के विक्रय की स्थिति जानें” (sale status) and “भूखण्ड/गाटे के वाद ग्रस्त होने की स्थिति जानें” (whether it is under litigation). Under Section 40 of the Revenue Code, khatauni entries are presumed true until the contrary is proved, which is exactly why an entry you have not checked can hurt you.
खतौनी में क्या देखें
ऑनलाइन खतौनी “अप्रमाणित प्रति” होती है, केवल जानकारी के लिए। देखें कि विक्रेता और सभी सह-खातेदारों के नाम दर्ज हैं, गाटा संख्या और क्षेत्रफल बैनामे से मेल खाते हैं, और “वाद विवरण” तथा “बंधक” वाले हिस्से में कुछ दर्ज तो नहीं है। श्रेणी 1-क का अर्थ है संक्रमणीय भूमिधर की भूमि। “भूखण्ड/गाटे के वाद ग्रस्त होने की स्थिति जानें” से मुकदमे की स्थिति भी जाँच लें।
Step 3: get a certified copy and check the map
- Certified khatauni. The portal states a certified copy can be obtained from the tehsil computer centre, a CSC / Lokvani centre, or online through “ऑनलाइन पेमेन्ट द्वारा खतौनी की प्रमाणित प्रति प्राप्त करें”, which requires a mobile OTP login (OTPs are limited to three in 24 hours). Use a certified copy for the sale deed and any legal purpose.
- Map. upbhunaksha.gov.in (Bhu-Naksha) shows the village map: select district, tehsil, village and plot number. Compare it with what you see on the ground, boundaries in the records and in the field do not always agree.
Step 4: mutation (दाखिल-खारिज) after you buy
Registration of the sale deed does not by itself change the khatauni. Mutation does. The law, in brief:
- Section 34: a person who acquires land by transfer must report it to the Tahsildar of the tehsil where the land lies.
- Section 35: the Tahsildar issues a proclamation and makes an inquiry. If the case is undisputed, the khatauni is amended; if disputed, the Tahsildar decides it. An appeal lies to the Sub-Divisional Officer within 30 days.
- Section 36: the registration office must intimate the registered deed to the Tahsildar, and no mutation is recorded until land-revenue dues are paid.
- Timelines. Under the Revenue Code Rules, 2016 as originally notified, the Tahsildar is to endeavour to decide undisputed cases within 45 days and disputed cases within 90 days, a target, not a guarantee. The Rules have since been amended, so confirm the current position at the tehsil.
- Fee. The mutation fee is fixed by government order; confirm the current amount at the tehsil.
How to apply online
- Open vaad.up.nic.in (RCCMS: राजस्व न्यायालय कंप्यूटरीकृत प्रबंधन प्रणाली) and choose the online application for mutation under Section 34.
- Log in with your mobile number: “मोबाइल नम्बर पर ओ० टी० पी० भेजें”, enter the OTP and captcha, and click “लॉगिन करें”.
- Select the district and the sub-registrar office (निबंधन कार्यालय), enter the registry number and registry date, and click “प्रदर्शित करें”. The deed details are fetched from the registration record.
- Complete your details and click “आवेदन सुरक्षित करें”. The application is registered in the Tahsildar’s court; print it from “कुल दर्ज आवेदन पत्र”.
- Track the case on the RCCMS home page by computerised case number, case number, party name or hearing date, and check orders under “न्यायालय आदेश”.
दाखिल-खारिज के लिए ऑनलाइन आवेदन
बैनामा दर्ज होने से खतौनी अपने-आप नहीं बदलती। उत्तर प्रदेश राजस्व संहिता, 2006 की धारा 34 के अंतर्गत तहसीलदार को सूचना देनी होती है। vaad.up.nic.in पर नामांतरण का ऑनलाइन आवेदन चुनें, मोबाइल ओटीपी से लॉगिन करें, फिर जनपद, निबंधन कार्यालय, रजिस्ट्री संख्या और रजिस्ट्री दिनांक भरकर “प्रदर्शित करें” दबाएँ। विवरण भरकर “आवेदन सुरक्षित करें” पर क्लिक करें। आवेदन तहसीलदार न्यायालय में दर्ज हो जाता है। विवाद न होने पर तहसीलदार खतौनी में नाम दर्ज करने का आदेश देते हैं। शुल्क और समय-सीमा की वर्तमान जानकारी तहसील से पुष्टि करें।
Terms you will see
| Term | Meaning |
|---|---|
| खसरा (khasra) | The field book: the record of plots (Section 30) |
| खतौनी (khatauni) | The record of rights: tenure holders, plots, areas and shares (Section 31) |
| गाटा संख्या | Plot number |
| खाता संख्या | Account number under which a holding is recorded |
| संक्रमणीय भूमिधर | Bhumidhar with transferable rights (Section 74) |
| असंक्रमणीय भूमिधर | Bhumidhar with non-transferable rights (Section 74) |
| दाखिल-खारिज / नामांतरण | Mutation: entering the new owner’s name and removing the old one |
For the full list of checks before buying, see our due-diligence checklist; for what you can do with farmland once you own it, see farmland and farmhouse rules; and for registry costs, see stamp duty and registry in UP.
Common questions
On upbhulekh.gov.in, choose “खतौनी (अधिकार अभिलेख) की नक़ल देखें”, select the district, tehsil and village, then search by khasra/gata number, khata number or owner’s name, and click “उद्धरण देखें”.
The online view is marked as an uncertified copy for information only. For registry and legal use, get a certified copy from the tehsil computer centre, a CSC or Lokvani centre, or through the portal’s online certified-copy service.
Dakhil-kharij, or mutation, updates the khatauni after a transfer, the buyer’s name is entered and the seller’s removed. After a purchase it is applied for under Section 34 of the UP Revenue Code, 2006 and decided by the Tahsildar.
The Revenue Code Rules, 2016 as originally notified set a target of 45 days for undisputed cases and 90 days for disputed ones. These are targets rather than guarantees, and the Rules have since been amended, so check with the tehsil.
Yes. On vaad.up.nic.in, log in with a mobile OTP, enter the district, sub-registrar office, registry number and registry date, and save the application. It is registered in the Tahsildar’s court and can be tracked on the same portal.
Please verify before you commit. Portal menus, fees and procedures change. The tehsil and the official portals are the authority on the current process. This article is general information, not legal advice.
Want the records checked before you buy? Talk to our team. We verify khatauni and title before you commit.
Sources
- UP Bhulekh: Board of Revenue, Uttar Pradesh (menus observed 30 September 2026)
- UP Bhu-Naksha
- RCCMS: revenue court computerised management system
- RCCMS: online mutation user manual
- Uttar Pradesh Revenue Code, 2006 (Sections 30, 31, 34–40, 74)
- Uttar Pradesh Revenue Code Rules, 2016 (original notification, Rules 33–35)