In addition to being a pocket heavy investment, property buying also involves detailed documentation so that the investment is legally on the buyers name. In this guide we discuss in detail about mutation, its importance, documents required and penalty for delaying mutation.
What is mutation of property?
Mutation is the process through which the name entry is changed in the government records once a property has been transferred in the name of a new owner. Land and property mutation helps the local authority to fix property tax liability, utility charges etc. and charge them accordingly. In different states, the process has different nomenclature. This process is known by different names according to the local area. For example, in Uttar Pradesh and Bihar, the process is known as Dakhil-Khariz (entry-omission).
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Mutation (land, property): Quick facts
Meaning of mutation | Mutation is the process by which name entry is changed in the government records post transfer of property to new owner. |
Time by which mutation should be completed | Within six months after transfer of property |
Other names | Namjari, Dakhil-Khariz |
When is property mutation done?
Anytime a property changes hands, a mutation process must follow. Property mutation is done in the following circumstances:
- When you buy a property.
- When you inherit a property.
- When you receive a property through a gift or a will.
- When you purchase a property through a power of attorney.
See also: Know about power of attorney for property
Once mutation is done, the asset is registered in the name of the buyer in the government records. This information will help government levy property tax and this is different across the different states.
Is there a time limit for mutation of land by property owner?
While buyers of land must immediately complete the mutation process, buyers of flats and apartments can get it done according to their convenience. The time for property mutation is six months so that no fraudulent transactions or mortgages are done on the property.
Importance of property mutation
- Property resale: This is an important document that is necessary when you wish to sell your property.
- Confirms legal ownership: This is the legal method in which property is transferred from seller to buyer during a property purchase. So, when mutation is in place, one can establish the right property owner.
- No litigations: Since ownership is established in a transparent manner, there are no litigations or fights around property regarding the ownership. This also prevents the existence of double dealing of property where the same property is sold to two different people because of absence of legal documents.
- Documents as proof: In order to pay electricity bill, water bill and also use these as proof of identity for the various purposes, it is important to do mutation of property.
- Property tax: This document is also required to know and pay property tax on time. Failure to pay property tax on time may result in penalty or even allowing the municipal body to attach your property.
What are the different types of mutation?
There are two types of mutation:
- Agricultural land mutation
- Non-agricultural land mutation
Who has to get property mutation done?
Those who buy land or apartments or inherit the same through a will or gift deed, have to get property mutation done.
See also: Commonly used land and revenue record terms in India

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Property mutation vs registration
Property mutation | Property registration |
Takes place after registration of property- several months after the property is registered.
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Property gets transferred in the buyer’s name after the payment of stamp duty and registration charges. |
Property mutation is the buyer’s responsibility where he gets his newly-owned property updated in his name in the local revenue office. | Property is registered by way of executing sale deed. |
Is mutation a proof of possession? No. It only enables the person on whose name the property is to pay land revenue. This is done after registration.
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Registration is actually proof of possession of property. |
How to apply for mutation of land (property)?
Municipal bodies that govern your area maintain land records and you have to get the mutation of your land or property done. While several states have started online mutation services you would ultimately have to appear in person at the municipal office, to complete the task.
In Bihar, land owners can get the land mutation done online. States such as West Bengal have launched plans to make the process completely online but the process has not yet been completed.
Also see: How to calculate land value?
What documents are required for mutation of property?
While documents required to complete the mutation process might vary from state to state, a buyer would have to submit the following:
*Correctly filled property mutation application form
*Copy of the sale/title deed
*Affidavit on stamp papers
*Indemnity bond
*Copy of Aadhaar Card
*Property tax receipts
*Copy of will or succession certificate or death certificate of the owner (if applicable)
How is property mutation done?
- The buyer must appear in the municipal office, along with all the documents.
- Following the submission, the department would conduct a physical verification of the property and then, issue the property mutation certificate.
- As a lot of states now allow you to complete property mutation online, you can simply visit the official portal concerned, to go ahead with the process.
- You could also check the previous mutation or ‘dakhil kharij’ records online, by visiting the official portal and providing the details of the property and the owner.
What is the process for online mutation?
In this example, we would explain the property mutation process in UP, if the property is located in the state’s capital, Lucknow.
Step 1: Visit the official site of the Lucknow Nagar Nigam. On the home screen, you will find the option House Mutation. Click on it.
Step 2: On the new page that opens, you will find the options ‘New Property Mutation’ and ‘Mutation Status’. Click on ‘New Property Mutation’ option to apply. If you have already applied for a mutation, you can click on ‘Mutation Status’ option to check it.
Step 3: A fresh page will open, where you will have to give your mobile number, house ID and security pin to generate an OTP. This OTP will be sent to your registered mobile number.
Step 4: Following this, a detailed property mutation form will appear, where you will have to enter the following details:
Property owner
Property ID
Property Location
Property Pin
Type of property
Reason for mutation
You will also have to upload relevant documents as proof. The property mutation process will be completed, after you pay the property mutation fee.
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What is the process for offline mutation?
- For offline mutation, one has to go to the ward office of the municipal corporation.
- Submit the property documents, property location, type of property, reason for mutation.
- Pay the fee attached to mutation.
- Get acknowledgement.
- Once the property documents are verified, you will get the record that shows change in ownership.
How much time does it take to complete property mutation?
Once you submit your application, along with the required documents, it might take the municipal body 15 to 30 days to update the record, after which it would issue a property mutation certificate to you. In case of land mutation, it will take at least a month for the records to show change in land ownership.
What is the property mutation fee?
While documents required to complete the mutation process might vary from state to state, a buyer would have to submit the following:
*Correctly filled property mutation application form
*Copy of the sale/title deed
*Affidavit on stamp papers
*Indemnity bond
*Copy of Aadhaar Card
*Property tax receipts
*Copy of will or succession certificate or death certificate of the owner (if applicable)
Property mutation fee
While some states charge a nominal fee for property and land mutation, others levy property mutation rate as a certain percentage of the property value. In states that charge a nominal fee for property mutation, the rate may vary between Rs 25 and Rs 100. In states where charges a higher, at least 1% of the property cost could be charged as property mutation charge. Also note that property mutation charge is a one-time duty.
How much time does it take to complete property mutation?
Once you submit your application, along with the required documents, it might take the municipal body 15 to 30 days to update the record, after which it would issue a property mutation certificate to you. In case of land mutation, it will take at least a month for the records to show change in land ownership.
What if property mutation is not completed?
Since the penalty is not very high (states typically charge Rs 25 to Rs 100 as the penalty for delays) and one is free to get the property mutation done as and when they find it convenient to do so, buyers often continue to postpone the process. However, it is advised that the property mutation process be completed as soon as all the other tasks pertaining to the purchase are complete. You would need the proof of the mutation, when you plan to sell the property in future. Even otherwise, it is legally much safer if a property mutation is done immediately after the purchase, from the point of view of transfer of ownership.
Can you claim title based on property mutation?
Owners must recall here that mutation entries can only be used as proof of possession over a property and not ownership. The Supreme Court of India has passed several judgements stating that.
Can you file an appeal in case your application for mutation is rejected?
An aggrieved party can file an appeal before the additional collector or the deputy commissioner, within 30 days of the order of rejection.
Can a property be sold without mutation?
Yes. A mutation certificate is needed only after a resale flat or a property is purchased and its ownership transferred to the new owner.
Proof of a Will’s genuineness must be proven in civil court before mutation: HC
Revenue authorities can’t initiate the process of property mutation till the genuineness of a Will is proven in a civil court, the Madhya Pradesh High Court (HC) has ruled. While disposing of a dispute related to the Madhya Pradesh Land Revenue Code (Transfer of Name in Land Records) Rules, 2018, a single Judge Bench of Justice GS Ahluwalia said that a Will cannot be acted upon unless and until it is duly proved and decided by the civil court of competent jurisdiction. “Unless and until a Will is duly proved, it cannot be acted upon and the revenue authorities have no jurisdiction to decide the authenticity, correctness, genuineness of a Will which can only be done by a civil court,” said the HC in its order dated February 23, 2024.
FAQs
What is mutation of property?
Mutation of property refers to the change in title ownership when a property is sold or transferred, which is recorded in the land revenue department.
How to apply for mutation of property?
A property owner must apply for mutation of the property in his/her name at the municipal body which maintains the land record of the said property.
Why mutation of property is required?
Mutation of property in the owner’s name, acts as a proof of ownership of the property. This document is also useful, while applying for power and water services.
What happens if a mutation of property is not done?
Mutation of property is compulsory for buyers of land. In case of non-agricultural land and for buyers of flats and apartments, mutation is a legal formality and failure to do so, does not take away one’s right in the property.