Property Mutation Online – How to Transfer Property Name in Revenue Records

Property mutation (also called "dakhil kharij" or "nama transfer") is the process of updating the ownership name in government revenue/land records after a property is purchased, inherited, or received as a gift. Mutation is essential because without it, the property tax records and government land records won't reflect the actual owner. This guide explains the complete process — online and offline — across Indian states.

What is Property Mutation?

Mutation is the process of recording the transfer of title of a property in the municipal/revenue records from one person to another. Key points:

• Purpose: Update revenue records to reflect new ownership
• Not a proof of ownership — mutation alone doesn't confer legal title; the registered sale deed does
• Required for: Property tax assessment, utility connections, obtaining building permits
• Also known as: Dakhil Kharij (Bihar, Jharkhand), Mutation entry (Karnataka), Nama transfer (UP)
• Handled by: Local municipal body (for urban) or Tehsildar/Revenue office (for rural)

When is Mutation Needed?

Documents Required

• Application form (available at municipal office or online portal)
• Registered sale deed / gift deed / partition deed (as applicable)
• Previous owner's property tax receipts (latest)
• Encumbrance certificate (EC) — from Sub-Registrar Office
• Death certificate + legal heir/succession certificate (for inheritance)
• Identity proof: Aadhaar, PAN of applicant
• Address proof of applicant
• Property tax paid receipt (current year)
• Passport-size photographs (2)
• NOC from housing society (for apartments, in some states)

See our encumbrance certificate guide and legal heir certificate guide for obtaining these documents.

Online Process (State-wise Examples)

Uttar Pradesh

1. Visit igrsup.gov.in or the UP Revenue portal
2. Login/register on the portal
3. Select "Mutation Application"
4. Enter property details — district, tehsil, village, khata number
5. Upload required documents (sale deed, Aadhaar, etc.)
6. Pay application fee online
7. Application forwarded to Lekhpal/Tehsildar for verification
8. Field verification conducted
9. Mutation order passed and records updated
10. Download mutation certificate from portal

Karnataka

1. Visit bhoomi.karnataka.gov.in
2. Apply online under the Mutation section
3. Upload documents and pay fee
4. Application goes to Village Accountant for report
5. Tahsildar approves mutation after verification
6. Updated RTC (Record of Rights) available online

Maharashtra

1. Visit the Digital Maharashtra portal or local talathi office
2. Submit mutation application with sale deed and documents
3. Talathi conducts field inquiry
4. Mutation entry made in the 7/12 extract and property card
5. Updated records available on bhulekh.mahabhumi.gov.in

Bihar

1. Visit biharbhumi.bihar.gov.in
2. Apply for Dakhil Kharij online
3. Upload sale deed, tax receipt, and identity documents
4. Circle Officer verifies and approves
5. Mutation reflected in land records

Offline Process (General)

1. Visit the Tehsildar office (rural) or Municipal Corporation (urban)
2. Obtain application form from the office
3. Fill the form with property and ownership details
4. Attach all required documents (sale deed, EC, ID proof, etc.)
5. Pay the application/mutation fee at the counter
6. Receive acknowledgement with application number
7. Field verification conducted by revenue official (Patwari/Lekhpal)
8. Notice to interested parties — previous owner and neighbours notified
9. Objection period — typically 15–30 days for any objections
10. Mutation order passed by competent authority
11. Revenue records updated with new owner's name

Fees

Note: Urban municipal mutation fees are generally higher than rural revenue mutations.

Processing Time

• Online applications: 15–45 days (varies by state and case complexity)
• Offline applications: 30–90 days
• Inheritance cases: May take longer due to legal heir verification
• Contested cases: Can extend to 6+ months if objections are raised

Common Reasons for Rejection

• Incomplete or incorrect documents
• Mismatch between sale deed details and application
• Pending property tax arrears
• Objection raised by a third party during notice period
• Property under litigation or court stay order
• Missing encumbrance certificate

Important Tips

1. Apply for mutation immediately after property registration — delays can cause complications
2. Clear all property tax dues of the previous owner before applying
3. Obtain encumbrance certificate first — it confirms no pending loans or disputes
4. Keep copies of everything — sale deed, application receipt, mutation order
5. Follow up regularly — track application status online or visit the office

Frequently Asked Questions

Is mutation mandatory after buying a property?

While not mandatory by law in all states, mutation is practically essential. Without it, property tax records won't reflect your name, and you may face issues getting building permits, selling the property, or obtaining loans.

Does mutation prove ownership?

No. Mutation only updates the revenue/tax records. The registered sale deed is the legal proof of ownership. Mutation and sale deed together establish comprehensive ownership.

Can mutation be done without a registered sale deed?

No. The sale deed (or relevant transfer document) must be registered for mutation to proceed. Unregistered documents are not accepted.

What if the previous owner doesn't cooperate?

The previous owner's cooperation isn't strictly required for mutation — the registered sale deed is sufficient. However, if there are disputes, you may need to obtain a court order.

How do I check my mutation status online?

Most states allow tracking through their land records portal. Search by application number, property ID, or owner name on your state's revenue/land records website.

Can I apply for mutation of inherited property?

Yes. You'll need the death certificate of the deceased owner, legal heir certificate or succession certificate, and the original property documents. If there are multiple heirs, all must agree or you'll need a court order.

Disclaimer: CitizenNest is an independent platform and is not affiliated with any government body. Information is for educational purposes. Always verify processes and fees with your local revenue/municipal office.