Property Mutation Process in India: Online Application & Legal Importance

When a property changes hands, whether through sale, inheritance, or gift, updating ownership details in official land or municipal records is essential. This administrative procedure is called property mutation, often known as Dakhil Kharij in India.

While mutation does not grant legal ownership, it is vital for establishing who is recognized as the property owner by government authorities for tax and administrative purposes. For homeowners, investors, and legal heirs, completing mutation ensures transparency, tax accuracy, and smoother transactions in the future.

What is Property Mutation?

Property mutation is the process of recording the transfer of ownership in government land or municipal records after a property changes hands. This update ensures that property tax and municipal records reflect the new owner’s name.

In India, the term mutation is frequently used interchangeably with Dakhil Kharij. It signifies that the old owner’s name has been deleted (Kharij) and the new owner’s name has been entered (Dakhil) in the land revenue records.

When is Property Mutation Required?

Property mutation is mandatory in the following situations:

• Sale or Purchase – When a property is sold, the buyer must apply for mutation.
• Inheritance – After the death of the owner, legal heirs must update ownership details.
• Gift or Will Transfer – For properties transferred through a registered gift deed or will.
• Partition or Division – When co-owners divide property among themselves.
• Why Property Mutation is Important

Many property owners mistakenly skip this step after registration. However, mutation is vital for both taxation and recognition. Here’s why:

• Tax Assessment – Ensures that the local municipality assesses property tax in the correct owner’s name.
• Government Recognition – Serves as official acknowledgment of ownership in revenue and municipal records.
• Proof in Legal Disputes – Acts as supporting evidence of possession during ownership disputes.
• Utility Transfers – Required for transferring water, power, and other utilities to your name.
• Ease of Future Transactions – Banks and buyers often insist on a mutation certificate during resale or loan approval.

In essence, while property registration proves ownership, mutation ensures the government recognizes that ownership.

Types of Property Mutation

The process differs slightly based on the nature of the property.

Type	Description	Handled By
Agricultural Land	Records are maintained by the Tehsildar or the Revenue Department. Mutation ensures updated land ownership for tax and cultivation rights.	Revenue Office
Urban Property (Residential/Commercial)	Managed by the Municipal Corporation to update house tax and property records.	Local Municipality
Industrial or Institutional Property	Updated through development authorities like DDA, HUDA, or CIDCO, depending on jurisdiction.	Development Authority

Step-by-Step Process for Property Mutation in India

Though the process may vary slightly by state, the overall steps remain consistent nationwide.

1. Obtain the Mutation Application Form

You can collect it from the local municipal office or download it from your state’s official land record portal (for instance, Bhoomi Karnataka, BanglarBhumi West Bengal, Dharani Telangana, etc.).

2. Fill Out the Form

Provide essential details:

• Property type and address
• Old and new owner names
• Transfer mode (sale, gift, inheritance, etc.)
• Supporting document references

3. Attach Supporting Documents

Typically required documents include:

• Copy of the sale deed or title deed
• Latest property tax receipt
• Identity and address proof of the new owner
• Affidavit and No-Objection Certificate (NOC), if required
• For inheritance cases – Death certificate and legal heir certificate

4. Pay the Mutation Fee

Fees vary from INR 25 to INR 500, depending on the property type and state.

5. Verification and Public Notice

The local authority verifies the documents. A public notice may be issued inviting objections within a specified time (usually 15–30 days).

6. Field Inspection (if needed)

Officials may inspect the property to confirm ownership claims.

7. Issuance of Mutation Certificate

Once verified, the authority updates records and issues a mutation certificate, confirming the new ownership entry.

Documents Required for Property Mutation

Scenario	Key Documents
Sale of Property	Registered sale deed, property tax receipt, ID proof, application form
Inheritance	Death certificate, legal heir/succession certificate, property tax receipt
Gift Deed	Registered gift deed, donor, and donee ID proof
Partition	Partition deed, NOC from co-owners, tax receipts

Online Property Mutation in India

Most states now offer online mutation facilities through their land record or municipal portals. Examples include:

• • Delhi – MCD Online Property Mutation Portal
  • Maharashtra – MahaBhulekh
  • Karnataka – Bhoomi RTC Portal
  • West Bengal – BanglarBhumi
  • Telangana – Dharani Portal

This digital transition has made the process faster and more transparent, reducing manual errors and corruption.

Key Difference: Property Mutation vs Property Registration

Aspect	Property Registration	Property Mutation
Purpose	Legally transfers ownership title	Updates municipal and land revenue records
Authority	Sub-Registrar’s Office	Municipal or Revenue Department
Legal Effect	Provides conclusive legal proof of ownership	Serves as administrative proof
Timing	At the time of sale or transfer	After registration or inheritance
Documents Issued	Registered Sale Deed	Mutation Certificate

Quick takeaway: Registration gives you legal ownership. Mutation ensures administrative recognition.

Common Challenges and How to Avoid Them

• Delay in Verification – Submit all documents in one go to avoid repeated visits.
• Objections by Neighbors or Co-owners – Keep sale or inheritance documents clear and undisputed.
• Online Portal Errors – Double-check spelling and survey numbers before submission.
• Pending Property Tax Dues – Clear all dues before applying for mutation.

Pro Tip: Always verify your property’s mutation status on the state portal before finalizing resale or loan applications.

Real-World Examples

1. Delhi (2025) – The MCD introduced an online system where mutation certificates are auto-generated within 15 days of verification.
2. Karnataka (2024) – Bhoomi integrated mutation data with registration records, minimizing delays.
3. Maharashtra (2023) – E-mutation has been linked with UID-based verification, simplifying urban record updates.

Legal References and Authority

Property mutation procedures are governed under state-specific Land Revenue Acts and municipal laws. Key references include:

• Delhi Municipal Corporation Act, 1957
• Maharashtra Land Revenue Code, 1966
• Karnataka Land Revenue Act, 1964

Yes, nominal fees are charged depending on the property’s location and type.

Conclusion:

Property mutation may seem like a minor administrative step, but it has major implications for taxes, legal recognition, and future transactions. Whether you’ve inherited a property or purchased a new home, updating the mutation ensures that your ownership is recognized by the government and protects you from future disputes.