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Property Mutation in India: Get the Records in the New Owner's Name, Done for You
Property mutation is how the land revenue and municipal records are updated to show the new owner after a property changes hands. It is the step that keeps your property tax, utility records and resale paperwork in your own name, not the previous owner’s. Whether the change came from a sale, a gift to family, an inheritance, or a family settlement, PropResolve handles your property mutation in India end to end: document check, application drafting, filing with the revenue or municipal office, fee payment, and the updated record. Mutation usually follows a completed property transfer, and where the transfer itself is still pending we can draft your will or arrange a power of attorney first.
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Update Your Property Records the Right Way
A registered deed proves the transaction, but the government’s revenue and municipal records do not change on their own. Property mutation is the administrative step that records the new owner in the land revenue register or the municipal property roll, so that property tax demands, civic notices and future sale enquiries are raised in the correct name. Mutation sits downstream of registration under the Registration Act, 1908: first the transfer document is registered at the Sub-Registrar, then the records are mutated at the revenue or municipal office.
One point worth being clear about, because it protects you: mutation does not by itself create or prove ownership. Indian courts have consistently held that a mutation entry is a fiscal record for collecting tax, not a title document. Your ownership flows from the registered deed or lawful inheritance, and mutation simply brings the public record in line with it.
When You Need a Property Mutation
- After Buying or Selling: Updating the records once a sale deed is registered, so tax and civic records move to the new owner.
- After a Gift: Recording the new owner when property is gifted to a spouse, child, or relative through a gift deed.
- After an Inheritance: Moving an inherited property into the heirs' names once the succession route is settled.
- After a Family Settlement or Partition: Reflecting the divided shares of ancestral or jointly owned property.
- After a Co-owner Exit: Recording the change when one co-owner releases a share through a relinquishment deed.
- Before a Resale or Loan: Clearing the records in your name, since buyers and lenders routinely ask for an up to date mutation or khata.
Types of Property Mutation in India
The mutation route depends on how the property changed hands and on what each state calls its land record. A sale or gift mutation follows a registered deed, while an inheritance mutation follows a death and the heirship documents. The table below summarises the common types of property mutation in India.
| Mutation Type | What Triggers It | Records Updated |
|---|---|---|
| Mutation by Sale | A registered sale deed | Revenue records and the municipal khata or property roll |
| Mutation by Gift | A registered gift deed | Records moved to the donee's name |
| Mutation by Will | Death of the owner plus a valid or probated will | Records moved to the named beneficiaries |
| Mutation by Inheritance (no will) | Death without a will, plus a legal heir or succession certificate | Records moved to the legal heirs |
| Mutation by Partition | A registered partition deed | Separate records for each divided share |
| Mutation by Relinquishment or Settlement | A registered relinquishment or settlement deed | Adjusted shares among co-owners or family |
The record itself goes by different names across states: the khata in Karnataka, the 7/12 extract in Maharashtra, the jamabandi or khatauni in much of North India, and the patta or chitta in Tamil Nadu. In Bangalore and the rest of Karnataka, for example, this update is handled as a khata transfer. We file in the format and office your jurisdiction requires.
Documents Required for Property Mutation
- Copy of the registered transfer deed: sale, gift, partition, settlement, or relinquishment
- The previous owner's khata, 7/12 extract, khatauni, or patta, as applicable
- Latest property tax receipts, paid up to date
- Encumbrance Certificate showing the current charge position
- Identity and address proof of the applicant (Aadhaar, PAN, Passport, or Voter ID)
- Death certificate, for an inheritance mutation
- Legal heir certificate or succession certificate, for an inheritance without a will
- A valid or probated will, where the inheritance is testamentary
- No Objection Certificate from the society or authority, where applicable
- Indemnity bond or affidavit, where the local office requires one
- The mutation or khata application form for the relevant state or municipal body
Property Mutation Charges and Package Fees
INR 4,999 onwards
Our service fees cover application drafting, documentation, filing, and follow-up with the revenue or municipal office. The exact figure depends on the mutation type, the property, and the city. The packages below are indicative professional fees only.
| Package | Indicative Fees (INR) | Inclusions |
|---|---|---|
| Application Only | ₹2,000 to ₹5,000 | Drafting and filing of a single mutation or khata application |
| Standard Mutation | ₹6,000 to ₹12,000 | Document review plus filing plus follow-up to the mutation order |
| Inheritance Mutation | ₹10,000 to ₹18,000 | Heirship document coordination plus filing plus follow-up |
| NRI Exclusive | ₹15,000 to ₹25,000 | Remote management plus power of attorney plus courier and apostille support |
Please note: Any government mutation fee, stamp on affidavits, or municipal charge is a statutory amount payable to the state or local body and varies by jurisdiction. These are separate from the professional fees shown above.
The PropResolve Property Mutation Process
Step 1: Free Consultation
We assess your mutation type, your documents, and the revenue or municipal office that has jurisdiction.
Step 2: Document and Title Review
We verify the registered deed, the encumbrance certificate, and the property tax status before filing.
Step 3: Application Drafting and Filing
We prepare the mutation or khata application and file it with the correct office, including dakhil kharij where applicable.
Step 4: Fee Payment and Acknowledgement
We guide the mutation fee payment and secure the dated acknowledgement of your application.
Step 5: Verification and Objection Window
We track the official verification and the public notice or objection period that many offices apply.
Step 6: Mutation Order and Updated Record
We obtain the mutation order and the updated khata, 7/12 extract, or revenue entry in the new owner's name.
Mutation vs Registration
| Feature | Registration | Mutation |
|---|---|---|
| Governing law | The Registration Act, 1908 | State land revenue codes and municipal acts |
| Purpose | Records the transfer document and gives the transaction legal validity | Updates revenue and municipal records for tax and civic purposes |
| What it proves | A public record of the transaction, with presumptive value | Who is liable for property tax; it does not by itself prove title |
| When it happens | At the Sub-Registrar, at the time of transfer | After registration, at the revenue or municipal office |
| Is it mandatory | Yes, for most immovable property transfers | Strongly advised and needed for tax and resale, but not a substitute for a registered deed |
| Who handles it | The Sub-Registrar | The Tehsildar or Talathi, or the municipal officer |
Source: Registration Act, 1908 and the Transfer of Property Act, 1882. Still completing the underlying transfer? See our property transfer service. Inheriting the property? Start with the succession certificate service.
Property Mutation for NRIs
NRIs, OCI and PIO holders can complete a property mutation in India remotely, without travelling for it. PropResolve files and follows up the mutation on your behalf through a registered power of attorney, with apostille and attestation of any overseas documents and coordination with the local revenue or municipal office. For inherited property, we first obtain the legal heir certificate or succession certificate, complete the property transfer, and then mutate the records into the heirs’ names. Contact our team to begin from anywhere in the world.
Why Choose PropResolve for Your Property Mutation
- End to end handling of drafting, filing, and follow-up with the revenue or municipal office.
- Title and deed verification first, so the mutation matches your registered ownership.
- Coverage across state record formats: khata, 7/12 extract, jamabandi, khatauni, and patta.
- Registered Power of Attorney support so NRIs and out-of-city owners never need to travel.