Property Mutation (Dakhil Kharij) — Complete State-Wise Guide

When you buy a property in India, registration at the Sub-Registrar's office creates your legal title — but it does not automatically update government land revenue records. That update is called mutation (also called dakhil kharij, khasra, patta transfer, or jamabandi change depending on your state).

Mutation is what changes the property owner's name in the government revenue records — and without it, you may face problems paying property tax, accessing utility connections, and proving ownership for future transactions.

Mutation vs Registration — Key Difference

Common mistake: Many buyers assume registration completes the process. Mutation is a separate step — often at a different office, under a different department.

Why Mutation Matters

• Property tax must be paid in the new owner's name — without mutation, tax notices keep going to the old owner
• Utility connections (water, electricity) transfers often require mutated records
• Future sale or mortgage — lenders and buyers verify mutation records as proof of possession/title
• Disputes — unmutated property can create complications if the old owner's legal heirs claim it
• Agricultural land — in rural areas, mutation (khasra/patta update) is critical for Kisan Credit Card, MSP benefits, and crop insurance

General Documents Required for Mutation

While documents vary by state, you typically need:

• Copy of registered Sale Deed (or Will / Gift Deed / Succession Certificate, as applicable)
• Encumbrance Certificate showing no pending loans on the property
• Property Tax receipts (last paid)
• Identity proof of new owner (Aadhaar, PAN)
• Stamp duty payment receipt (for the registration)
• Application form (state-specific format)
• Court fee stamp / application fee (varies by state, typically ₹20–₹100)

For inherited property: also attach Death Certificate + legal heir certificate or Will.

State-Wise Mutation Process

Karnataka — Fully Online

Portal: landrecords.karnataka.gov.in

Karnataka's mutation process is fully online through the Bhoomi portal:

1. Go to the portal → "Online Mutation Application"
2. Register with your mobile number
3. Upload documents (Sale Deed, Aadhaar, property tax receipt)
4. Submit application — receive application number
5. Tahsildar verifies and approves (typically within 30 days)
6. Check status on the same portal with your application number
7. Updated RTC (Record of Rights, Tenancy and Crops) is available for download

Fee: ₹25 application fee online.

Track status: landrecords.karnataka.gov.in → "Mutation Application Status"

Bihar — Fully Online (Dakhil Kharij)

Portal: biharbhumi.bihar.gov.in

Bihar has a fully digitised mutation system:

1. Go to portal → "ऑनलाइन दाखिल खारिज आवेदन करें" (Online Dakhil Kharij Application)
2. Register and log in
3. Fill in plot details (Thana number, Khata number, Khasra number)
4. Upload supporting documents
5. Submit and note the reference number
6. Circle Officer reviews and approves

Statutory deadline: Bihar law requires mutation application within 3 months of property registration.

Track status: biharbhumi.bihar.gov.in → "दाखिल खारिज आवेदन स्थिति" (Application Status) → enter your application number.

Rajasthan — Fully Online (Apna Khata)

Portal: apnakhata.rajasthan.gov.in

1. Go to portal → "नामांतरण के लिये आवेदन करें" (Apply for Mutation)
2. Select district and tehsil
3. Enter applicant details and property details (Khasra / Khatauni number)
4. Upload documents
5. Submit — Circle Inspector and Patwari review the application
6. Mutation updated in Jamabandi

Track status: Same portal → "नामांतरण की स्थिति" (Mutation Status)

Fee: Nominal court fee (typically ₹20–₹50).

Andhra Pradesh — Fully Online (Meebhoomi)

Portal: meebhoomi.ap.gov.in

Andhra Pradesh has integrated mutation with its land records portal:

1. Portal → "Mutation" section
2. Enter old owner's Pattadar Passbook number or Aadhaar
3. Fill in new owner details and upload documents
4. VRO (Village Revenue Officer) verifies in person for physical inspection
5. MRO (Mandal Revenue Officer) approves
6. Updated 1B / Pattadar Passbook is issued

Check status: meebhoomi.ap.gov.in → Mutation status with application number.

Maharashtra — Hybrid (Online Application + Office Process)

Portal: igrmaharashtra.gov.in (for registration); Mutation via local Talathi office

Maharashtra's mutation (known as Ferfar in 7/12 extract terminology) involves:

1. After registration, apply at the Talathi (Village Accountant) office of the area
2. Submit application with Sale Deed copy, 7/12 extract, 8-A extract, property tax receipt
3. Talathi creates a mutation entry and issues a notice
4. 30-day objection period
5. If no objection, Circle Inspector approves and 7/12 is updated

Online component: Mutation status can be checked on mahabhulekh.maharashtra.gov.in using the mutation number.

Fee: Nominal (varies by district, typically ₹100–₹300).

Urban properties (Municipal areas): Mutation in BMC/PMC limits is a separate process via the municipal corporation's property tax department.

Uttar Pradesh — Hybrid

Portal: vaad.up.nic.in

1. Apply at the Lekhpal (Patwari) office for mutation of agricultural land
2. For urban properties: apply at the municipal body's property tax counter
3. Documents submitted to Tehsil office; Tehsildar reviews
4. 30-day public notice period
5. Mutation updated in Khatauni (land records)

Check status: vaad.up.nic.in → "वाद खोजें" or contact your Tehsil office

Online filing is available for some districts — check upbhulekh.gov.in for your district's availability.

West Bengal — Hybrid (Banglarbhumi)

Portal: banglarbhumi.gov.in

1. Portal → "e-Mutation" section
2. Register and apply online with registered sale deed details
3. Upload documents (sale deed, Aadhaar, property tax receipt)
4. Block Land and Land Reforms Officer (BL&LRO) inspects and approves
5. Updated Khatian (land record) issued

Statutory deadline: West Bengal requires mutation application within 3 months of deed registration.

Track status: banglarbhumi.gov.in → "Application Status" with your application number.

Delhi — Office Visit Required

Portal (for information): dlrc.delhi.gov.in

Delhi's mutation process requires physical presence:

For residential / urban property:

• Apply at the Municipal Corporation (MCD / NDMC / SDMC) property tax department
• Submit: Sale Deed copy, previous property tax receipts, ID proof
• Property tax records are updated in the new owner's name

For agricultural / Lal Dora land:

• Apply at the Revenue / Tehsildar office
• Process is largely manual

Delhi does not have a fully online mutation portal as of the latest available information. Check the DLRC portal for any updates to the process.

Gujarat — Office Visit (Anyror for Records)

Portal (land records): anyror.gujarat.gov.in

Mutation in Gujarat (called Hak Patra or "Hakk Patrak Nokhand") requires:

1. Apply at the Mamlatdar office (Taluka level)
2. Submit Sale Deed, 7/12 extract, 8-A, property tax receipt
3. Talati (village officer) does site verification
4. Mamlatdar approves and updates entry

Check records: anyror.gujarat.gov.in → view updated 7/12 entry after mutation is done.

Tamil Nadu — Hybrid with Online Fee Payment

Portal: eservices.tn.gov.in

1. Portal → "Patta Transfer" application (for agricultural/rural land)
2. Fill application and upload documents
3. Village Administrative Officer (VAO) verifies
4. Tahsildar approves and issues updated Patta

Fee: ₹60 application fee (payable online).

Urban properties: Contact the local ULB (Urban Local Body) or municipality for property tax name transfer.

How Long Does Mutation Take?

Delay? File a grievance with the Revenue Department or contact the District Collector's office. Most states have grievance portals or CM helplines.

Mutation for Inherited Property

When property passes through inheritance (no sale), mutation is required to update revenue records to the heirs' names. The process is similar but additional documents are needed:

• Death Certificate of the deceased owner
• Legal Heir Certificate (from Tehsildar/SDM office) — or
• Succession Certificate (from court, for disputes) — or
• Will (probated, if applicable)
• Affidavit from all legal heirs agreeing to the mutation (in some states)

The process goes through the same Revenue Department channels — the difference is the nature of the supporting documents.

Common Problems and Fixes

Application rejected / objection filed

• A third party may have filed an objection during the public notice period
• Attend the hearing at the Tehsil/Taluka office with your documents
• If the objection is unfair, it can be contested — the Revenue Officer decides

Mutation done but property tax records not updated

• Municipal records and land records are different departments
• After Revenue mutation, separately apply to the municipal body for property tax name transfer

Old owner's name still showing after years

• Unmutated property is common, especially for inherited land
• Apply for mutation with all available documents — even old, you can still apply
• If revenue records are disputed, a court order may be needed

Frequently Asked Questions

Is mutation mandatory after buying a property?

It is not mandatory by law in most states — but it is strongly advisable. Without mutation, property tax, utility connections, and future transactions remain in the old owner's name, creating legal complications.

What happens if I don't mutate within the statutory period?

Bihar and West Bengal have a 3-month deadline, with penalties for delay. Other states don't have fixed statutory timelines, but delays make the process harder as you may need to re-obtain some documents.

Can mutation be challenged?

Yes — anyone with a legal claim to the property can file an objection during the notice period. The Revenue Officer hears both sides and decides. A wrongful mutation can also be challenged in civil court.

Is registration the same as mutation?

No. Registration (at Sub-Registrar's office) creates your legal title. Mutation (at Revenue/Tehsil office) updates government land records. Both are necessary — registration first, then mutation.

What is a Khata / RTC / 7-12 extract?

These are state-specific names for the revenue land record document that shows ownership:

• Khata — Karnataka
• RTC (Record of Rights) — Karnataka
• 7/12 extract (Saat Baara Utara) — Maharashtra, Gujarat
• Khatian / ROR — West Bengal, Bihar
• Jamabandi — Rajasthan, Haryana, Punjab
• Patta — Tamil Nadu, Andhra Pradesh, Telangana

After mutation, your name appears as the new owner in these documents.

Can I check mutation status online?

Many states now offer online status checks:

• Karnataka: landrecords.karnataka.gov.in
• Bihar: biharbhumi.bihar.gov.in
• Rajasthan: apnakhata.rajasthan.gov.in
• AP: meebhoomi.ap.gov.in
• West Bengal: banglarbhumi.gov.in
• Maharashtra: mahabhulekh.maharashtra.gov.in (check 7/12 for updated name)