To get property mutation done in India, submit an application along with the registered sale deed (or succession certificate, gift deed, or partition deed), identity proof, and property tax receipts to the municipal corporation (for urban property) or the revenue office/Tehsildar (for rural land). The process takes 15-90 days and costs ₹100-5,000 depending on the state and local authority.
Who can apply for property mutation
- A person who has purchased property and has a registered sale deed in their name
- A legal heir who has inherited property and holds a succession certificate, legal heir certificate, or probated will
- A donee who has received property through a registered gift deed
- A person who has received property through a registered partition deed or family settlement
- A person in whose favour a court decree has been passed transferring the property
- An authorised agent acting under a registered Power of Attorney on behalf of any of the above
You must apply for mutation when: You acquire property through sale, inheritance, gift, partition, court order, or any other transfer. Mutation does not confer ownership — it updates government records to reflect the current owner, which is essential for paying property tax in your name, obtaining building permissions, and establishing your record in revenue books.
Documents you will need
Mandatory documents
- Application form — Prescribed mutation application form from the municipal corporation or revenue office (available online in some states)
- Registered transfer document — Sale deed, gift deed, partition deed, or court decree that transferred the property to you (certified copy or original + photocopy)
- Identity proof of applicant — Aadhaar card, PAN card, voter ID, or passport (original + 2 photocopies)
- Previous owner's identity proof — Photocopy of the previous owner's identity document (required in some states for verification)
- Property tax receipts — Latest property tax payment receipts showing all dues are cleared up to the current year
- Encumbrance Certificate — Covering the relevant transfer period (not mandatory in all states but speeds up the process)
- Passport-size photographs — 2 photos of the applicant
Additional documents (for inheritance/succession cases)
- Death certificate — Of the previous owner
- Succession certificate / Legal heir certificate — Issued by a court or Tehsildar
- Probated will — If the property is inherited under a will (probate is mandatory in some states)
- No-objection from other legal heirs — Affidavit or NOC from other heirs if mutation is in one heir's name
Additional documents (if applicable)
- Power of Attorney — If someone is applying on the applicant's behalf (must be registered)
- Approved building plan / completion certificate — For newly constructed properties (required by some municipal corporations)
Step-by-step process
Step 1: Identify the correct authority
Determine whether the mutation application goes to the municipal corporation (for urban property within city or town limits) or the revenue department (for rural land or land outside municipal limits).
Urban property: Municipal Corporation, Municipal Council, or Nagar Panchayat — the property tax department handles mutation Rural land / Agricultural land: Tehsildar office, Block Land Revenue Officer (BLRO), or Mandal Revenue Officer (MRO) depending on the state
Where: Check your property tax receipt — it will show which authority collects tax on the property
Tip: Some cities have multiple zones or wards. Identify the correct ward/zone office where the property falls. Submitting to the wrong office will cause delays.
Step 2: Obtain and fill the application form
Collect the prescribed mutation application form from the concerned authority or download it from the state's online portal.
Where: Municipal corporation/revenue office counter, or online through the state portal Form: Varies by state — "Mutation Application" / "Namantaran Form" / "Khata Transfer Application" Fee: Nil for the form itself (some states charge a nominal form fee of ₹10-50)
Tip: Fill the form in the language prescribed by the authority (usually the state's official language or English). Include the complete property description exactly as it appears in the registered sale deed.
Step 3: Clear all pending property tax
Before applying for mutation, ensure that all property tax dues are cleared for the property. The municipal corporation or revenue office will not process the mutation if there are outstanding tax arrears.
Where: Property tax counter at the municipal corporation or revenue office, or online through the municipality's e-payment portal Fee: Outstanding property tax amount (varies)
Tip: Obtain a "No Dues Certificate" or a tax clearance receipt after paying all arrears. Attach this to your mutation application.
Step 4: Submit the application with all documents
Submit the completed application form along with all supporting documents (registered deed, identity proof, tax receipts, encumbrance certificate, and photographs) at the designated counter.
Where: Property tax section / mutation desk at the municipal corporation or the Tehsildar/BLRO office Fee: Mutation fee of ₹100-2,000 (varies by state and municipality)
Tip: Take two copies of the entire application set. Submit one and keep one stamped as "Received" with the date and signature of the receiving official. This is your proof of submission and is important for tracking.
Step 5: Attend the hearing or verification (if required)
In many states, the revenue officer or municipal authority publishes a public notice inviting objections to the mutation within 15-30 days. If no objections are received, the mutation is approved. If objections are filed, a hearing is conducted.
Where: The office of the Tehsildar / Municipal Commissioner / designated mutation officer Timeline: Notice period of 15-30 days + hearing date (if objections are filed)
Tip: For inheritance mutations, co-heirs may need to appear to confirm their no-objection. Some revenue officers conduct a spot inspection for agricultural land — ensure someone is available at the property to facilitate this.
Step 6: Follow up and track the application
After the notice period expires and no objections are sustained, the authority processes the mutation. Track the application status using the acknowledgement number.
Where: Municipal corporation/revenue office (in person) or state portal (online) Timeline: 15-60 days after submission (varies by authority and case complexity)
Tip: If the mutation is not processed within 60 days, file a reminder application. If there is no response within 90 days, escalate to the District Collector (for revenue mutations) or the Municipal Commissioner (for urban mutations). Filing an RTI application asking for the status and reason for delay is also effective.
Step 7: Collect the mutation certificate or updated extract
Once the mutation is approved, collect the updated property records showing your name as the owner.
Where: Municipal corporation/revenue office or download from the state portal What you receive: Mutation certificate, updated khata extract (Karnataka), updated property register (Maharashtra), updated khasra/khatauni (North India), or equivalent document showing the ownership change
Tip: Verify that your name, property details, and the date of transfer are correctly recorded. If there are errors, file a correction application immediately — errors become harder to rectify later.
Fees and costs
| Item | Amount | Payment Method |
|---|---|---|
| Mutation application fee | ₹100-500 (varies by state) | Cash, challan, or e-payment |
| Khata transfer fee (Karnataka) | ₹100-25,000 (percentage-based in some cities) | E-payment or DD |
| Notice publication charges | ₹50-200 (in some states) | Cash at office |
| Property tax clearance (if pending) | Outstanding amount (varies) | As applicable |
| Certified copy of mutation extract | ₹50-200 per copy | Cash or e-payment |
| Total estimated cost | ₹100-5,000 (excluding pending property tax) |
How long does it take
| Stage | Statutory Timeline | Realistic Timeline |
|---|---|---|
| Application submission | Same day | Same day |
| Public notice period (for objections) | 15-30 days | 15-30 days |
| Processing after notice period | 7-15 days | 15-30 days |
| Spot verification (if required) | Within 30 days | 15-45 days |
| Mutation order and updated records | Within 60 days (total) | 30-90 days (total) |
| Inheritance/contested cases | No fixed limit | 3-12 months |
Key factor: Inheritance mutations take significantly longer because they require verification of the succession chain, publication of notice to all legal heirs, and sometimes a spot inspection. Sale mutations are generally faster because the registered sale deed provides clear evidence of transfer.
Can you do this online?
Several states now offer fully or partially online mutation services:
States with online mutation
| State | Portal | Online Capability |
|---|---|---|
| Karnataka | Bhoomi (bhoomi.karnataka.gov.in) | Full online application + tracking for revenue land; BBMP online for Bangalore urban |
| Telangana | Dharani (dharani.telangana.gov.in) | Automatic mutation linked to registration — no separate application needed |
| Maharashtra | Aaple Sarkar (aaplesarkar.mahaonline.gov.in) | Online application + tracking |
| Delhi | MCD Portal (mcdonline.nic.in) | Online application for MCD areas |
| Uttar Pradesh | Revenue Court (vaad.up.nic.in) + IGRSUP | Partial online — application submission and tracking |
| West Bengal | Banglarbhumi (banglarbhumi.gov.in) | Online application through BLRO |
Online application process (general)
- Visit the state portal and register/log in with your credentials
- Select "Mutation" or "Namantaran" from the services menu
- Enter property details — survey number, khata number, or municipal number
- Upload scanned documents — registered deed, identity proof, tax receipts
- Pay the mutation fee online — net banking, UPI, or debit card
- Submit and save the application reference number
- Track status online using the reference number
Tip: In Telangana, the Dharani portal has implemented automatic mutation — when a property registration is completed, the mutation is initiated automatically without a separate application. This is the most advanced system in the country.
What if things go wrong
Problem: Mutation application rejected due to incomplete documents
Solution: The authority must provide written reasons for rejection. Address the specific deficiency, gather the missing documents, and resubmit. There is no penalty for resubmission, but you may need to pay the application fee again. Common missing documents include the encumbrance certificate, tax clearance receipt, or succession certificate (for inheritance cases).
Problem: A third party files an objection during the notice period
Solution: Attend the hearing and present your registered deed, payment receipts, and other evidence of legitimate ownership. The mutation officer will examine the objection and your documents. If the objection is frivolous (for example, a neighbour objecting without any ownership claim), it will be dismissed. If the objection raises a genuine title dispute, the officer may stay the mutation pending resolution — in which case, you may need to file a civil suit for declaration of title.
Problem: Previous owner's name is incorrect in revenue records
Solution: First, get the previous owner's name corrected through a name correction application supported by identity documents. Only after the previous owner's details are correct can the mutation in your favour be processed. This adds time but is essential for maintaining a clean chain of title.
Problem: Mutation for inherited property — other heirs not cooperating
Solution: If co-heirs refuse to sign the no-objection or appear for verification, you can (a) apply for mutation of your specific share only, providing the succession certificate or legal heir certificate, (b) send a legal notice to the non-cooperating heirs, or (c) file a partition suit in civil court to have the shares defined and then mutate your share. The mutation officer cannot compel co-heirs to cooperate but can mutate your share if the succession certificate clearly specifies it.
Problem: Mutation approved but property tax demand is suddenly very high
Solution: After mutation, the municipality reassesses property tax based on current guideline values, which may be significantly higher than what the previous owner was paying (especially if the property was held for decades). If the demand seems incorrect, file a written objection with the assessment officer within the time limit specified in the demand notice (usually 15-30 days). Request a reassessment with your property details and comparable rates in the area.
State-specific differences
| Aspect | Karnataka | Maharashtra | Delhi | Tamil Nadu | West Bengal |
|---|---|---|---|---|---|
| Authority | BBMP (urban) / Tehsildar (revenue) | Municipal Corp / Tehsildar | MCD / Revenue Dept | Corporation / Tehsildar | Municipality / BLRO |
| Online portal | Bhoomi / BBMP Sakaala | Aaple Sarkar | MCD Online | TNSEC / Revenue portal | Banglarbhumi |
| Fee range | ₹100-25,000 (Bangalore: percentage-based) | ₹100-500 | ₹100-1,000 | ₹100-500 | ₹50-200 |
| Notice period | 30 days | 15 days | 15 days | 30 days | 30 days |
| Processing time | 30-60 days | 15-45 days | 30-60 days | 30-60 days | 60-90 days |
| Automatic mutation | No (except Telangana) | No | Partially (MCD auto-update) | No | No |
| Local term | Khata transfer | Mutation / Ferfar | Mutation | Patta transfer | Namantaran / Porcha update |
Telangana: The Dharani portal provides automatic mutation linked to property registration. When a sale deed, gift deed, or succession document is registered, the system automatically initiates mutation. This eliminates the need for a separate application and is the most efficient system in India.
Rajasthan: The e-Dharti portal (edharti.rajasthan.gov.in) allows online mutation applications for urban properties. For rural land, applications are submitted to the Patwari through the Revenue Department portal.
Frequently asked questions
Does mutation confer ownership of the property?
No. Mutation is a revenue and administrative process that updates government records to reflect the current occupant or owner for the purpose of tax collection and record-keeping. It does not create or transfer title. Ownership is established by the registered sale deed, gift deed, succession certificate, or court decree. However, mutation entries are important evidence in property disputes and are required for future transactions.
What is the difference between mutation and registration?
Registration (at the Sub-Registrar office) is the legal process that makes a property transfer valid and legally binding under the Registration Act, 1908. Mutation (at the municipal or revenue office) is the administrative process that updates government records to show the new owner's name for property tax and revenue purposes. You must complete registration first, then apply for mutation.
Can I sell property without completing mutation?
Technically, yes — the registered sale deed is the primary evidence of ownership, and you can execute another sale deed transferring the property even without mutation. However, the buyer may face difficulties obtaining a loan (banks want mutation in the seller's name), and the absence of mutation raises red flags during title searches. It is strongly advisable to complete mutation before attempting to sell.
What happens if I do not apply for mutation?
If you do not apply for mutation, the government records will continue to show the previous owner's name. This means property tax notices will go to the previous owner, you may face difficulties in selling or mortgaging the property, and building permission or development approvals may be denied. There is no criminal penalty for not mutating, but it creates practical and legal complications.
How do I check if mutation has been done for a property I want to buy?
Request the latest mutation extract or khata certificate from the municipal corporation or revenue office. In states with online portals (Karnataka's Bhoomi, Telangana's Dharani, West Bengal's Banglarbhumi), you can check mutation status online using the survey number or property ID. Compare the name in the mutation records with the name in the sale deed chain — they should match for every transfer.
Is there a time limit to apply for mutation after buying property?
Most states do not prescribe a strict time limit, but it is advisable to apply within 3-6 months of registration. Some municipal corporations charge a penalty or late fee if mutation is applied for after a certain period (for example, beyond 1 year in some cities). Delay also means the property tax continues in the previous owner's name, creating complications for both parties.