Property Mutation (Dakhil Kharij) in India — How to Do It

What is property mutation (dakhil kharij)?

Property mutation, called dakhil kharij or naamantaran, is the updating of government land-revenue records to reflect a new owner's name after a transfer such as a sale, inheritance, gift or will. It is recorded at the local revenue office or municipal body.

Every parcel of land or property is listed in a government record — variously called the record-of-rights, khata, khatauni, patta or 7/12 extract depending on the state. When a property changes hands, that record still names the old owner until you apply to have it changed. Mutation is that change: the revenue or municipal authority strikes out the previous holder and enters the new one.

In much of India you can now begin the process online through your state's land-records portal, though verification and final recording still happen through the local revenue office or municipal body.

Is mutation the same as ownership or title?

No. Mutation does not confer ownership or title. The registered sale deed is what transfers title to a property. Mutation only updates the revenue records to show who is liable for property tax. Treat it as a record update, not as proof of ownership.

This is the single most misunderstood point about mutation. Indian courts have repeatedly held that mutation entries in revenue records do not create or extinguish title — they exist for fiscal purposes, so the government knows who to bill and collect from. Your legal ownership flows from the registered instrument of transfer (the sale deed, gift deed, will or partition deed), not from the mutation entry.

Why is property mutation important?

Mutation keeps land records current, ensures property-tax bills are issued in your name, and helps avoid disputes. It is usually needed later when you sell the property or apply for a loan, and for transferring or connecting utilities in your name.

Even though mutation does not give you title, skipping it causes real problems:

• Property tax continues to be raised in the previous owner's name, which can create confusion and arrears traced to you.
• Future sale becomes harder — buyers and their lawyers expect the seller's name to appear in current revenue records.
• Home loans and mortgages are often held up when the record-of-rights does not match the borrower.
• Utilities such as electricity and water connections may be difficult to transfer without updated records.
• Disputes are easier to prevent when the records clearly reflect the current holder.

How do you apply for property mutation?

Apply to your local revenue authority or municipal office, or via your state's online land-records portal. Submit the sale deed, will or death certificate, ID and latest tax receipt. The office issues a notice for objections, then records the mutation after verification.

The procedure is state-administered, so the exact steps and forms vary. In general terms, the process runs like this:

What documents are needed for mutation?

Generally the registered sale deed (or a will plus death certificate and succession documents for inheritance), proof of identity, the latest property-tax receipt and an application form. Exact requirements vary by state, so check your local revenue office or state land-records portal.

Depending on how you acquired the property and the rules in your state, you may be asked for:

• Purchase: the registered sale deed and the latest property-tax receipt.
• Inheritance: the death certificate plus succession proof — a will, legal-heir certificate or succession certificate.
• Gift: the registered gift deed.
• Common to all: proof of identity, the prescribed application form, and in some states an indemnity bond or affidavit.

How long does mutation take and what does it cost?

Timelines and fees vary by state because mutation is state-administered. Most states charge a nominal fee and allow an objection or notice period before recording. There is no single national figure — check your local revenue office or state land-records portal for current charges.

Because each state runs its own land-records system, there is no uniform mutation fee or turnaround time across India. What is consistent is the shape of the process: an application, a notice or objection window, verification, and then the updated record. The fee is generally modest compared with stamp duty and registration charges paid at the time of the sale deed. Do not rely on any figure quoted second-hand — always confirm the current fee and expected timeline on the official state portal or at the office handling your application.

What is mutation after inheritance or a death in the family?

After an owner's death, heirs apply for mutation using the death certificate and succession proof — a will, legal-heir certificate or succession certificate. The revenue office verifies the claim, invites objections, then updates records. This records the heir for tax purposes but does not settle title disputes.

Inheritance mutation follows the same broad procedure as a purchase, but the supporting documents are different. Where there is a will, that is submitted along with the death certificate. Where there is no will, heirs typically need a legal-heir certificate or a succession certificate to establish who is entitled. If more than one heir claims the property, mutation alone will not resolve the dispute — that is a matter of succession and title, which may need to be settled separately.

Official sources

For authoritative, up-to-date information, rely on official government resources rather than second-hand figures:

• Digital India Land Records Modernisation Programme (DILRMP), Department of Land Resources — the national programme for computerising and modernising land records.
• India Code — official repository of Indian Bare Acts

Related guides