Property Mutation Online: How to Apply State-Wise

When you buy, inherit, or receive property as a gift in India, you must get the ownership records updated in the revenue department. This process is called property mutation (also known as namantaran or dakhil kharij). Without mutation, the government records will still show the previous owner's name, which can create legal problems later.

This guide covers the complete mutation process — what it is, when it's required, documents needed, state-wise online portals, fees, timelines, and what to do if your application is rejected.

What is Property Mutation?

Property mutation is the transfer of the title of a property in the land revenue records maintained by the local municipal body or revenue department. It updates the khata (ownership record) from the seller or previous owner to the new owner.

Mutation does NOT establish ownership — it only updates revenue records for tax purposes. The registered sale deed or inheritance document is the legal proof of ownership.

When is Mutation Required?

• After purchasing a property (sale deed registration)
• After inheriting property (death of the owner)
• After receiving property as a gift (gift deed)
• After partition of joint family property
• After a court order transferring ownership

Documents Required for Property Mutation

For Sale/Purchase

• Registered sale deed (certified copy)
• Previous owner's property tax receipts
• Encumbrance certificate
• ID proof of buyer (Aadhaar, PAN, voter ID)
• Address proof
• Death certificate of previous owner (if applicable)
• Passport-size photographs

For Inheritance

• Death certificate of the deceased owner
• Legal heir certificate or succession certificate
• Will (if applicable) — registered or probated
• No Objection Certificate from other legal heirs
• ID proof and address proof of the applicant
• Previous property tax receipts

For Gift

• Registered gift deed
• ID proof of donor and donee
• Previous property tax receipts
• Relationship proof (if stamp duty concession claimed)

State-Wise Online Mutation Process

Uttar Pradesh

1. Visit bhulekh.up.nic.in
2. Go to the Dakhil Kharij section
3. Select your district, tehsil, and village
4. Fill in the mutation application form
5. Upload required documents (sale deed, ID proof)
6. Pay the mutation fee online
7. Track application status using the reference number

Rajasthan

1. Visit apnakhata.raj.nic.in
2. Select district → tehsil → village
3. Apply for namantaran (mutation) online
4. Upload sale deed and supporting documents
5. Fee payment through e-Mitra or online
6. Track status on the same portal

Karnataka

1. Visit landrecords.karnataka.gov.in
2. Go to the Bhoomi portal for mutation
3. Select taluk and village
4. Submit mutation application with documents
5. Pay the prescribed fee
6. Receive SMS updates on application status

Bihar

1. Visit bhumi.bihar.gov.in
2. Navigate to the mutation (dakhil kharij) section
3. Fill the online application
4. Upload sale deed and ID documents
5. Pay the fee online
6. Track using the application number

Maharashtra

1. Visit bhulekh.mahabhumi.gov.in
2. Apply for mutation through the e-mutation module
3. Upload 7/12 extract, sale deed, and ID proof
4. Pay fees through the online portal
5. Track status on the Digital Satbara portal

Madhya Pradesh

1. Visit mpbhulekh.gov.in
2. Apply for namantaran online
3. Upload required documents
4. Pay fees via online mode
5. Track application on the same portal

Other States

Most states now offer online mutation through their respective land records portals under the Digital India Land Records Modernization Programme (DILRMP). Visit dilrmp.gov.in to find your state's portal.

Mutation Fees (State-Wise)

Note: Fees vary by municipal area (rural vs urban) and property type. Check your state portal for exact current fees.

Processing Time

• Online applications: 15–30 days in most states
• Offline applications: 30–90 days depending on the state and workload
• Inheritance cases: May take longer if legal heir disputes exist

Some states like Rajasthan have mandated completion within 15 days under the Right to Service Act.

Step-by-Step Offline Process

1. Obtain the registered sale deed or inheritance documents
2. Visit the local tehsildar office or municipal corporation
3. Submit the mutation application form with documents
4. Pay the prescribed fee
5. The revenue officer will issue a public notice
6. If no objections are received within 15–30 days, mutation is approved
7. Collect the updated khata or mutation order

Important Tips

1. Apply immediately after property registration — delays can complicate the process
2. Keep certified copies of all documents; originals may be required for verification
3. Check encumbrance before buying — get an EC from the sub-registrar office
4. Update property tax records after mutation is complete
5. Save the mutation order — it is needed for future sale, loan, or building approval

What to Do if Mutation is Rejected (Appeal Process)

If your mutation application is rejected:

1. Read the rejection order carefully to understand the reason
2. File an appeal with the Sub-Divisional Officer (SDO) or Additional Collector within 30 days
3. If the SDO also rejects, appeal to the Collector/District Magistrate
4. Further appeals can be filed in the Revenue Board or Civil Court
5. Attach all supporting documents with the appeal application

Common rejection reasons: incomplete documents, disputed property, pending litigation, or incorrect details in the sale deed.

Frequently Asked Questions

What is the difference between mutation and registration?

Registration is the legal process of recording a sale deed with the sub-registrar, which establishes ownership. Mutation is the subsequent process of updating revenue/municipal records to reflect the new owner's name for tax purposes. Both are essential — registration first, then mutation.

Is property mutation mandatory?

Yes. While mutation does not confer ownership, it is essential for paying property tax in your name, obtaining building permissions, selling the property in future, and availing bank loans against the property.

Can I apply for mutation online in all states?

Most states now offer online mutation through their land records portals under DILRMP. However, the extent of online processing varies — some states accept online applications but require physical verification. Check your state portal at dilrmp.gov.in.

How long does property mutation take?

Typically 15–30 days for online applications and 30–90 days for offline applications. States with Right to Service Acts have mandated timelines (e.g., 15 days in Rajasthan).

What happens if I don't get mutation done?

Without mutation, you may face difficulties in paying property tax, getting building approvals, selling the property, or obtaining loans. In inheritance cases, delayed mutation can lead to complex legal disputes among heirs.

Can mutation be challenged by someone?

Yes. During the mutation process, a public notice is issued. Any person with a claim on the property can file an objection. If a valid objection is raised, the revenue officer will hold a hearing before deciding.

Is mutation required for inherited property?

Yes. When a property owner dies, the legal heirs must apply for mutation with the death certificate, legal heir certificate, and other documents to transfer the property records to their names.

Disclaimer: This guide is for informational purposes only. CitizenNest is an independent platform and is not affiliated with any government department. Fees, timelines, and processes may change — always verify with the official state portal or local revenue office.

See also: Sale Deed Registration Guide | Stamp Duty Calculator | Building Plan Approval