Property Mutation Process in India
Complete guide to property mutation in India - revenue records update, documents required, online mutation process, and steps to transfer property name after purchase or inheritance.
7 min read
Property Mutation Process in India
Property mutation is the process of updating ownership records in government revenue records after a property changes hands. This is essential for establishing clear title and paying property tax in the new owner’s name.
What Is Property Mutation?
Definition
Property Mutation:
Recording change of ownership in:
- Land revenue records
- Municipal records
- Property tax records
Also Called:
- Dakhil Kharij
- Mutation of property
- Title transfer in records
What Gets Updated
Records Changed:
- Record of Rights (RoR)
- Khata/Khatauni
- Property tax register
- Municipal records
- 7/12 extract (Maharashtra)
- Patta (Tamil Nadu)
- Jamabandi (Punjab/Haryana)
Why Mutation Is Important
Necessary For:
- Property tax payment
- Proof of ownership
- Future sale
- Loan against property
- Construction permissions
- Utility connections
- Government subsidies
When Is Mutation Required?
Common Scenarios
Mutation Needed After:
1. Purchase (sale deed)
2. Inheritance (death of owner)
3. Gift
4. Partition
5. Court decree
6. Exchange
7. Foreclosure/auction
Registration vs. Mutation
Registration (Sale Deed):
- Transfers legal ownership
- Creates title document
- Done at Sub-Registrar
Mutation (Revenue Records):
- Updates government records
- For tax and record purposes
- Done at Tehsil/Municipal office
Both Are Separate Steps!
Types of Mutation
By Sale/Purchase
Process After Buying:
- Based on registered sale deed
- Buyer applies
- Straightforward process
- Usually faster
By Inheritance
Process After Death:
- Based on succession
- Legal heir applies
- May need succession certificate
- Or legal heir certificate
- Can be complex if disputes
By Gift
Process After Gift:
- Based on registered gift deed
- Donee applies
- Similar to sale mutation
By Partition
Process After Partition:
- Based on partition deed
- Or court decree
- Each share holder applies
Documents Required
For Sale-Based Mutation
Essential Documents:
□ Application form
□ Registered sale deed
□ Previous ownership documents
□ Latest property tax receipt
□ Identity proof of applicant
□ Encumbrance certificate
□ Survey/measurement documents
□ Photos (if required)
For Inheritance-Based Mutation
Additional Documents:
□ Death certificate
□ Legal heir certificate
OR Succession certificate
□ Relationship proof
□ NOC from other heirs
□ Affidavit (if applicable)
□ Will and probate (if exists)
For Gift-Based Mutation
Required Documents:
□ Registered gift deed
□ Donor's consent
□ Tax payment receipts
□ ID proof of donee
Application Process
Step 1: Gather Documents
Collect:
- All relevant documents
- Certified copies
- Notarized affidavits if needed
- Latest tax receipts
Step 2: Submit Application
Submit To:
- Tehsildar (rural areas)
- Municipal Corporation (urban)
- Nagar Palika
- Panchayat office
Application Includes:
- Filled form
- Supporting documents
- Processing fee
Step 3: Field Verification
Official Action:
- Patwari/Revenue Inspector visits
- Verifies possession
- Checks documents
- Prepares report
Step 4: Notice Period
Public Notice:
- Notice published
- Objection period (15-30 days)
- Anyone can object
- Notice at property (sometimes)
Step 5: Final Order
After No Objection:
- Tehsildar/Officer approves
- Mutation order issued
- Records updated
- New extract available
Online Mutation Process
State Portals
Online Options:
- Many states offer online application
- Upload documents
- Track status
- Receive updates
Check Your State:
- Revenue department website
- E-district portal
- Municipal corporation portal
General Online Steps
1. Register on Portal:
- Create citizen account
- Verify mobile/email
2. Find Service:
- Search mutation
- Property mutation
- Dakhil Kharij
3. Fill Application:
- Property details
- Previous owner
- New owner
- Transaction details
4. Upload Documents:
- Scan and upload
- Proper format/size
5. Pay Fees:
- Online payment
- Keep receipt
6. Track Status:
- Application number
- Check progress
State-Specific Portals
Examples:
- UP: bhulekh.up.nic.in
- Maharashtra: bhumi.maharashtra.gov.in
- Karnataka: landrecords.karnataka.gov.in
- MP: mpbhulekh.gov.in
- Rajasthan: apnakhata.raj.nic.in
- Bihar: biharbhumi.bihar.gov.in
Check respective state portal
Timeline and Fees
Expected Time
Typical Timeline:
- No objection: 30-60 days
- If objection: Several months
- Complex cases: 6 months+
Factors:
- Document completeness
- Officer workload
- Objections
- Verification time
Government Fees
Typical Fees:
- Application fee: ₹50-500
- Processing fee: Varies
- Total: ₹100-1,000 usually
No Stamp Duty:
Mutation itself doesn't attract stamp duty
(That's paid during registration)
Common Issues and Solutions
Delayed Processing
Causes:
- Incomplete documents
- Pending objections
- Staff shortage
Solutions:
- Follow up regularly
- Ensure complete documentation
- Escalate to higher authority
- RTI if excessive delay
Objections Filed
By Whom:
- Other claimants
- Previous owners
- Adjacent property owners
Process:
- Inquiry held
- Evidence examined
- Decision by officer
- Appeal if rejected
Missing Documents
Common Gaps:
- Old ownership records
- Previous sale deeds
- Partition documents
Solutions:
- Search in registry
- Revenue record copies
- Affidavit about loss
- Court declaration
Joint Property
Issues:
- All owners should apply
- Or consent required
- Different addresses
Solution:
- Coordinate with co-owners
- Collective application
- POA if someone abroad
State-Specific Processes
Uttar Pradesh
Process:
1. Apply at Tehsil
2. Lekhpal verification
3. Tehsildar hearing
4. Mutation order
Online: bhulekh.up.nic.in
Time: 30-45 days
Maharashtra
Process:
1. Apply at Talathi office
2. Talathi inquiry
3. Circle Officer approval
4. 7/12 updated
Online: Maharashtra Bhumi Abhilekh
Time: 45-60 days
Karnataka
Process:
1. Apply at Taluk office
2. Village Accountant inquiry
3. Tahsildar approval
4. RTC updated
Online: Bhoomi portal
Time: 30-45 days
Tamil Nadu
Process:
1. Apply at Taluk office
2. VAO verification
3. Tahsildar order
4. Patta issued
Online: TN Bhulekh
Time: 30-45 days
Delhi
For Urban Property:
1. Apply to MCD/NDMC
2. Property tax records updated
3. Assessment in new name
Online: MCD portal
Time: 15-30 days
Urban vs. Rural Mutation
Rural/Agricultural Land
Authority: Revenue Department
- Tehsildar
- Block Development Officer
- District Collector
Records:
- Khatauni
- RoR
- Jamabandi
Urban Property
Authority: Municipal Corporation
- Ward office
- Circle office
- Zonal office
Records:
- Property tax register
- Municipal records
- Assessment records
Dual Process
Sometimes Required:
- Revenue mutation (land)
- Municipal mutation (building)
- Both may be needed
After Mutation
Obtain Updated Records
Get:
- Mutation certificate
- Updated RoR/Khata
- New property tax receipt
- Encumbrance certificate
Keep Safely:
- Original documents
- Multiple copies
- Digital scans
Update Other Records
Also Update:
□ Property tax payment
□ Electricity connection
□ Water connection
□ Gas connection
□ Bank (if mortgaged)
□ Society records (if applicable)
Special Situations
NRI Property Mutation
If Owner is NRI:
- Apply through POA holder
- General or Specific POA
- Attestation from embassy
- Same documents otherwise
Deceased Owner (Succession)
Steps:
1. Obtain death certificate
2. Get legal heir certificate
3. All heirs apply or consent
4. Succession certificate if required
5. Standard mutation process
Agricultural to Non-Agricultural
Land Conversion Plus Mutation:
- First get NA permission
- Then apply for mutation
- Different authorities
- Additional fees for conversion
Checklist
Before Application:
□ All documents ready
□ Certified copies available
□ Fees amount known
□ Correct office identified
□ Form obtained
During Process:
□ Application submitted
□ Receipt obtained
□ Acknowledge number noted
□ Follow up scheduled
After Completion:
□ Mutation order received
□ Updated records obtained
□ Verified for accuracy
□ All copies filed
□ Tax payment updated
Common Mistakes to Avoid
Errors That Cause Delay:
1. Incomplete application
2. Wrong documents
3. Not paying tax dues
4. Missing signatures
5. Not checking previous records
6. Ignoring notice period
7. Not responding to objections
8. Wrong office submission
Conclusion
Property mutation is a critical step after any property transaction. While registration transfers ownership, mutation updates government records and is necessary for practical purposes like paying taxes and future transactions.
Key Takeaways:
- Separate from registration—mutation is additional step
- Apply promptly—after registration or inheritance
- Complete documentation—prevents delays
- Field verification—cooperate with officials
- Track progress—follow up regularly
- Handle objections—respond with evidence
- Get updated records—after mutation completes
- Update all services—tax, utilities, etc.
Don’t Skip Mutation:
- Future sale becomes difficult
- Tax notice may go to old owner
- Loan processing affected
- Title disputes possible
Mutation processes vary by state. Check your state’s specific requirements. For complex cases or disputes, consult a property lawyer.