If you’ve recently bought a house, inherited a plot, or received land as a gift, one of the most important administrative tasks is completing the land mutation process (also called property mutation). Mutation updates government land-revenue and municipal records to reflect the new owner’s name. Without it, property tax, utility connections, and future transfers can become complicated.
This guide walks you through property mutation in simple language with examples, checklists, and state-specific notes.
What is Property Mutation and Why it Matters
Property mutation (sometimes called Dakhil Kharij, Khata transfer, or e-mutation) is an administrative entry in municipal or revenue records that records change of ownership after a sale, gift, inheritance, or court order.
Mutation does not replace the sale deed or registration — but it is essential because:
- Local authorities use it to update property tax records and issue bills.
- It ensures utilities and local benefits are billed to the right person.
- It prevents disputes later. If your name is missing from revenue records, it could allow legal or fraudulent claims.
Example: You buy a flat and register the sale deed. If mutation is not done, municipal tax bills may still show the seller, and you may face trouble getting water/electric connections in your name.
Typical Property Mutation Steps
The exact process varies by state, but generally:
- Complete registration of the sale deed, gift deed, or inheritance order at the Sub-Registrar’s office and pay stamp duty and registration fees.
- Collect certified copies of the registered deed and annexures.
- Fill the mutation application (name varies by state, e.g., Dakhil Kharij, Khata transfer, or e-mutation).
- Attach supporting documents like sale deed, ID proof (Aadhaar, PAN), property tax receipts, stamp duty proof, NOC from society (if urban), and relevant inheritance papers.
- Submit to the local authority — Tehsildar/Patwari/Revenue office in rural areas or the Municipal Corporation in urban areas. Some states allow online submission.
- Verification and notice — authorities check documents and may issue a public notice inviting objections (often 30 days).
- Mutation entry and certificate — once approved, the new owner’s name is entered into the database. Some states issue e-mutation certificates.
State Differences You Should Know
India doesn’t follow a single law for property mutation. States manage their own processes. For example:
- Uttar Pradesh: Process is called Dakhil Kharij. Applications can be filed at the Tehsildar office or through the UP Bhulekh portal. Processing usually takes 30–45 days.
- Maharashtra: Uses Aaple Sarkar and Bhulekh portals. Mutation services differ slightly between urban and rural areas.
- Bihar: Piloting integrated land record systems (ILRMS) that connect maps with mutation records, leading to faster approvals.
Documents Checklist
Carry originals and copies of:
- Registered Sale Deed / Gift Deed / Partition Deed / Succession Certificate
- Application form for mutation (state-specific format)
- Aadhaar, PAN, or Voter ID
- Latest property tax receipts
- NOC from housing society (if applicable)
- Death certificate / Legal heir certificate / Will probate (for inheritance cases)
- Encumbrance Certificate (optional but useful to show clear title)
How Long Does It Take?
- Offline/manual: 30–90 days, including the public notice period.
- Online/e-mutation: 7–45 days in states with advanced e-portals.
If your application is delayed beyond the official timeline, escalate to the Tehsildar or municipal grievance cell. Always keep your acknowledgement slip or transaction ID.
Common Problems and Solutions
- Pending property tax or loans → Obtain a No Dues Certificate or bank NOC.
- Name mismatch in documents → File an affidavit with supporting ID proof and request correction.
- Agricultural land restrictions → Verify eligibility rules before purchase. Non-agricultural (NA) conversion may be required.
- Missing title chain → Request previous deeds and Encumbrance Certificate. Consult a property lawyer if documents are incomplete.
Real-Life Example
Ravi bought a 2-BHK flat in a township and registered it on July 2.
- He collected his certified sale deed within 7 days.
- Downloaded the mutation form from the municipal portal.
- Submitted the form with Aadhaar, sale deed, latest tax receipt, and society NOC.
- Received acknowledgement and verification notice.
- An officer visited within 15 days.
- By the 30th day, Ravi’s name was updated in municipal records, and he received his e-mutation certificate.
Lesson: Keep your sale deed and tax receipts handy and always track applications with acknowledgement IDs.
Fees and Penalties
- Mutation fee: Nominal, varies by local body.
- Stamp duty & registration: Major expense, paid during registration.
- Penalty for delay: Some municipalities charge fines for late mutation.
Best Practices
- Keep all key documents in one folder.
- Get acknowledgement for every application.
- Note the officer’s name and expected completion date.
- Follow up in writing if delayed.
- Consult a property lawyer if there are disputes or complex inheritance cases.
New Trends (2024–2025)
- Spatial mutation: Linking geo-maps with records for faster processing.
- End-to-end e-portals: Some municipalities now integrate registration, mutation, and land mapping into one system.
When to Get Legal Help
Hire a lawyer if:
- Title chain has missing or forged documents.
- Property is under litigation.
- Multiple heirs are disputing inheritance.
- Agricultural land has unclear conversion rules.
FAQs
Q: Is mutation mandatory?
Not a substitute for registration, but it is essential for property tax billing, utilities, and avoiding disputes.
Q: Can mutation be done online?
Yes, many states provide online forms and tracking.
Q: When should I apply?
Apply within 15–30 days of registration to avoid complications.
Final Checklist
- Get a certified copy of the registered sale deed.
- Fill out the state mutation form.
- Attach ID proof, tax receipts, NOC, and other required documents.
- Submit online or at Tehsildar/Municipal office and collect the acknowledgement.
- Track the status and escalate if delayed.
- Collect the final mutation certificate and confirm your name in official records.
