So you’ve bought a new property or inherited one. The sale deed is registered, the keys are in hand—but that’s not the end of the legal process.
There’s one more crucial step: Mutation of Property.
The term may sound technical, but mutation is simply the process of updating land or property ownership in government records. It ensures that your name replaces the previous owner’s name in revenue and municipal records.
Let’s break this down:
| Aspect | Details |
|---|---|
| What is Mutation? | Mutation means recording the change of ownership in land records after sale, inheritance, gift, partition, or transfer. |
| Where is it done? | At the municipal office (for urban properties) or tehsil/revenue office (for rural/agricultural land). |
| Why is it needed? | Mutation allows you to pay property tax in your name and proves legal possession in revenue records. |
It does not give ownership rights on its own—that comes from the registered sale deed or succession documents. But mutation reflects your ownership in government records and helps:
- Avoid disputes
- Pay taxes correctly
- Apply for loans
- Sell the property in the future
There are two types of mutation:
- Mutation of Agricultural Land – required for getting benefits like subsidies, loans, or compensation during acquisition.
- Mutation of Non-Agricultural/Urban Property – needed for municipal tax purposes and ownership verification.
Here are common situations where mutation is needed:
| When Mutation is Required | Documents Needed |
|---|---|
| After sale of property | Registered sale deed, ID proof, latest property tax receipt |
| After inheritance or death | Legal heir certificate, death certificate, Will (if any), ID/address proof |
| After gift or partition | Registered gift deed/partition deed, ID proof |
Some states allow you to apply online. For example:
Once mutation is done, you receive a mutation certificate or updated Record of Rights (RoR) reflecting your name.
If you haven’t checked your land details yet, read How to Get Your Land Records or Khasra-Khatauni Online.
Also, if the property was inherited, make sure you’ve completed the basic legal steps. To know more, read How to Transfer Property After Someone’s Death.
Delaying mutation can lead to:
- Legal issues during resale
- Wrong person being listed as owner
- Loss of compensation or benefits from government schemes
So even if no one insists on it, it’s always wise to complete the mutation process right after the sale or transfer is done.
Once you know mutation is necessary, here’s how to actually do it.
| Step | Action to Take |
|---|---|
| Visit the local authority | For agricultural land: go to the Tehsildar or Patwari office. For urban property: go to your Municipal Corporation or Nagar Nigam. Some states allow online applications. |
| Submit mutation application | Fill out the mutation form and attach necessary documents (see below). Collect an acknowledgment slip or case ID. |
| Verification by officer | Local officials may verify the documents, and in some cases, conduct a physical inspection. |
| Mutation entry in records | Once verified, the change is updated in revenue/municipal records and a mutation certificate is issued. |
Documents Required:
- Registered sale deed / gift deed / succession papers
- Identity and address proof
- Property tax receipt
- Death certificate (if applicable)
- Affidavit and indemnity bond (in some states)
You can check your application status online on many portals. For example:
- Delhi MCD Mutation Status
- UP Bhulekh Mutation
- MP Bhulekh
How Long Does It Take?
Usually 15 to 45 days, depending on the local authority and whether any objection or verification is needed.
What Are the Charges?
Mutation is either free or low-cost, usually ₹100–₹500. However, states may charge differently based on property type and area. Urban municipal bodies may also include processing fees.
What If There’s a Dispute?
If someone challenges your claim to the property—for example, in cases of inheritance—mutation may be put on hold until a court decides. In such cases:
- File a civil suit for title declaration or partition.
- Present succession or ownership documents before the revenue officer.
Remember: mutation does not confirm ownership, but lack of mutation may affect your ability to sell, lease, or receive compensation.
If someone is refusing to update mutation in your name even after a valid sale, you can file a complaint or a writ petition in the local High Court under Article 226 of the Constitution.
FAQs
1. Can I sell a property without mutation?
Yes, but it’s risky. The buyer may demand mutation first, and banks may reject loans without it.
2. Is mutation required after registration?
Yes. Registration transfers ownership; mutation updates government records.
3. What is the difference between mutation and registration?
Registration is legal transfer; mutation is record update for tax/revenue purposes.
4. Can mutation be done online?
In many states, yes. But document submission or final approval may still be offline.
5. What if mutation is refused?
You can appeal before the Sub-Divisional Magistrate (SDM) or file a civil suit.
