Timeline of Litigation
From revenue record verification to final decree execution, we guide you through every legal step.
Case Institution
Filing of suit under relevant sections (34/116/144) of UP Revenue Code 2006.
Notice & Objections
Issuance of Proclamation (Ishtihar) and filing of Written Objections (Uzrdari).
Evidence & Hearing
Recording of oral/documentary evidence (Sakshya) and final arguments on merit.
Final Order
Passing of Judgment and issuance of Parwana Amaldaramad to update Records.
Strategic Advocacy for
Property Owners
We provide specialized representation for landowners and families, ensuring that your property rights are fiercely defended against illegal encroachment.
Document Audit
Verification of Khatauni, registry deeds, and ancestral records.
Revenue Liaison
Coordination with Lekhpal and Tehsildar for mutation actions.
Title Investigation
Tracing 30-year ownership history to establish clear and marketable title.
Revenue Appeals
Challenging lower court orders in SDM or Commissioner Courts.
Dispute Resolution
Mediation and settlement negotiation in complex family partition disputes.
Fundamental Owner's Rights
Under Property Laws
Property ownership is not just a possession but a bundle of statutory rights protected under Article 300A of the Constitution, The Transfer of Property Act, 1882, and The U.P. Revenue Code, 2006. As your legal representatives, we ensure that every aspect of your title, possession, and enjoyment is vigorously defended against encroachment, fraud, or administrative errors.
Right to Possession
Legal remedy under the Specific Relief Act (Sec 5) and Revenue Code (Sec 134) to recover physical possession from illegal occupants, trespassers, or land mafia through competent Revenue Courts.
Right to Partition
Absolute statutory right of every co-sharer (Khatedar) to demand a specific division of joint family holdings, resulting in a separate Kurra (Map) and exclusive possession of their share.
Record Correction
Legal provision under Section 38 of the U.P. Revenue Code, 2006 to rectify clerical errors, name misspellings, incorrect area entries, or wrongful omissions in the official Khatauni or Revenue Maps.
Injunction Relief
Immediate judicial protection to maintain the status quo, stopping illegal alienation (sale), unauthorized construction by third parties, or changing the nature of the property.
Fair Compensation
Constitutional right to receive fair market value, rehabilitation, and resettlement benefits in case of compulsory land acquisition (Adhigrahan) by the government agencies.
Title Suits
Filing Declaratory Suits under Section 144 of the Revenue Code to conclusively establish your legal title and rights in government records against adverse claims.
Mutation/Record
Comprehensive handling of Mutation (Dakhil-Kharij) proceedings under Section 34/35 and correction of revenue entries to ensure your name is legally recorded in the village records.
Illegal Occupation
Aggressive legal action against land mafia and illegal encroachers under relevant sections to evict trespassers and restore your lawful physical possession.
Stay Orders
Obtaining urgent temporary Injunctions and Stay Orders under Section 231 of the Revenue Code to freeze property status and prevent illegal sales during litigation.
Land Acquisition
Filing Reference Petitions under Section 64 (RFCTLARR Act) for enhancement of compensation amount against low government awards.
Types of Property Disputes
Property disputes may arise due to conflicting claims over ownership, possession, title, or revenue records. Common types of property disputes include:
Title Disputes
Disputes relating to lawful ownership of property arising from defective title, competing sale deeds, or disputed inheritance.
Mutation & Revenue Record Disputes
Conflicts concerning ?????-????? (mutation), incorrect entries in khatauni, khasra, or jamabandi, and wrongful deletion or inclusion of names.
Boundary & Demarcation Disputes
Disputes involving unclear boundaries, overlapping land, encroachment, or incorrect demarcation of plots.
Possession & Encroachment Disputes
Cases relating to unlawful occupation, dispossession, or encroachment on private or public land, including Gaon Sabha land.
Partition & Joint Property Disputes
Disputes among co-owners or family members regarding partition, share, and possession of joint or ancestral property.
Inheritance & Succession Disputes
Conflicts arising from succession, wills, or competing claims by legal heirs under personal or statutory laws.
Sale Deed, Gift Deed & Transfer Disputes
Challenges to validity, execution, or legality of sale deeds, gift deeds, leases, or other transfer instruments.
Agricultural Land Disputes
Disputes relating to tenure rights, bhumidhari rights, land use, or agricultural holdings governed by revenue laws.
Public Land & Gaon Sabha Disputes
Matters concerning alleged encroachment, eviction, or unauthorized use of public or Gaon Sabha land.
Consolidation & Chak Allotment Disputes
Disputes arising during or after consolidation proceedings, including objections to chak allotment and record corrections.
Title Complications & Revenue Fraud
Land disputes often involve complex title manipulation and forgery. We expose hidden fraud and restore your rightful ownership.
Benami Transactions
- Hidden Ownership & Proxy Holdings
- Fictitious Sale Deeds (Farzi Bainama)
- Tax Evasion & Property Undervaluation
Forged Wills & Deeds
- Fabricated Signatures on Wills
- Coerced Registration of Deeds
- Unregistered Family Settlements
Applicable Property Laws
Navigating specific provisions of the UP Revenue Code and Civil Laws. We leverage these statutes to secure your land rights.
Applicable Statutory Framework
Revenue Code & Acts
- Sec 34: Mutation of Name
- Sec 116: Partition Suits
- Sec 134: Eviction of Unauthorized Occupant
- Sec 144: Declaration of Title
- Sec 38: Correction of Records
Statutory Rules
UP Revenue Code Rules 2016 governing provisions for demarcation, mutation, and land use conversion.
Judicial Guidelines
Adherence to High Court Precedents regarding ancestral property rights and adverse possession.
Property Law Services
We cover every aspect of property litigation to clear your title and protect your ownership rights.
Title Declaration
Obtaining declaratory decrees (Sec 144) from Revenue Court to establish your legal ownership conclusively.
Mutation & Records
Correcting names and area details in Khatauni and Khasra revenue records via Tehsil proceedings.
Illegal Encroachment
Legal action for removal of unauthorized occupation and anti-land mafia litigation.
Tenant Rights
Protection against unlawful eviction and handling rent control disputes.
Family Settlement
Drafting and enforcing family settlement deeds for amicable property division.
Due Diligence
Thorough title search and document verification before buying or selling land.
Who Can File A Dispute?
A land or revenue dispute may be filed by any person whose lawful rights, interest, or possession in land or revenue records are affected. The following persons are entitled to initiate proceedings before the competent Revenue Court:
Recorded Tenure Holder / Landowner
Any person whose name is recorded in the revenue records (khatauni, khasra, jamabandi) and whose rights are disputed.
Purchaser or Transferee of Land
A buyer or transferee claiming rights through a sale deed, gift deed, lease, or exchange, seeking mutation or correction of records.
Legal Heirs or Successors
Heirs claiming rights by inheritance or succession due to death of the recorded holder.
Co-sharers or Joint Holders
Persons having joint rights in land, including disputes relating to partition, possession, or share determination.
Person in Lawful Possession
Any person in actual, lawful possession whose possession is threatened or wrongly denied in revenue records.
Aggrieved Party by Revenue Order
Any individual adversely affected by an order passed by a Naib Tehsildar, Tehsildar, or SDM, seeking appeal or revision.
Revenue Court Structure
The revenue court system functions under the U.P. Revenue Code, 2006. Matters progress from local revenue authorities (for records) to higher courts (for title & partition).
Naib Tehsildar
Entry-Level Authority- Undisputed Cases: Orders on uncontested Mutation (Namantaran) cases.
- Inquiries: Conducts field inquiries and spot memos.
Tehsildar
Presiding Officer- Contested Mutation: Decides disputed Mutation cases (Sec 35).
- Corrections: Corrections in Revenue Maps/Records.
SDM / SDO
Original & Appellate- Original Suits: Partition (Sec 116), Declaration (Sec 144) & Demarcation.
- Appeals: First Appeal against Tehsildar's orders.
Addl. Commissioner
First Appellate- First Appeal: Hears appeals against SDM orders (Title/Partition).
- Revision: Powers to call for records of lower courts.
Commissioner
Divisional Head- Supervisory: Controls all subordinate revenue courts in Division.
- Adjudication: Decides complex Appeals and Revisions.
Board of Revenue
Highest Authority- Final Authority: Second Appeal (Law points) & Revision.
- Binding: Highest Revenue Court in Uttar Pradesh.
Essential Documents
To ensure a strong legal case, please gather the following property documents.
Sale Deed / Will
Original or Certified Copy of Title Deeds.
Revenue Records
Current Khatauni, Khasra, and Land Map (Naksha).
Supporting Evidence List
- Chain of Title Deeds (30 Years)
- Non-Encumbrance Certificate (NEC)
- Property Tax / House Tax Receipts
- Succession Certificate (if applicable)
- ID Proof of Original Owner
Property Disputes – Common Mistakes to Avoid
Delay in Filing for Injunction
Failing to get an immediate Stay Order allows the opposition to change the nature of the property.
Missing Limitation Periods
Adverse possession claims can be lost if you don't file suit within 12 years of encroachment.
Losing Original Deeds
Not keeping original sale deeds or wills in safe custody makes proving title extremely difficult.
Rejecting Revenue Records
Assuming physical possession is enough and ignoring name correction in Khatauni/Khasra.
Ignoring Minor Encroachment
Allowing neighbors to encroach even a small part of land can lead to easementary rights claims.
Unregistered Practice
Relying on oral family settlements or unregistered wills which have no evidentiary value in court.
Frequently Asked Questions
How long does a property case take?
Civil suits can take 3-5 years. However, our priority is to secure 'Interim Injunctions' (Stay Orders) within the first few weeks to protect your possession while the case proceeds.
Can I sell property during a stay order?
No. Selling disputed property violates the court order (based on Lis Pendens doctrine) and such sale deeds can be declared void by the court.
What is Mutation of Land?
Mutation (Dakhil-Kharij) is the recording of a change in ownership in government revenue records. It is crucial for tax purposes but does not confer title itself.
Can a daughter claim ancestral property?
Yes. As per the 2005 Amendment to the Hindu Succession Act, daughters have equal rights as sons (Coparceners) in ancestral property.
Secure Your Assets Today
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