Property Mutation in India: A Comprehensive Guide

Property mutation is a crucial legal process in India that involves the transfer of property ownership from one person to another. Whether it’s due to inheritance, sale, gift, or any other reason, property mutation is vital for updating land records and establishing legal ownership. In this guide, we provide a comprehensive overview of property mutation in India.

Understanding Property Mutation:

Property mutation, also known as ‘Dakhil-Kharij’ or ‘Khatauni,’ is the process of updating land records to reflect changes in property ownership. When there is a change in ownership due to inheritance, sale, gift, partition, or any other reason, the property mutation process ensures that the new owner’s name is officially recorded in government records.

Steps Involved in Property Mutation:

  1. Application Submission:
    • Explanation: The process begins with the submission of an application for property mutation to the local municipal authority or revenue department.
    • Rights and Responsibilities: The applicant, who may be the new property owner or their legal representative, is responsible for submitting a complete application.
    • Use Cases: Property mutation is necessary when acquiring property through various means, including inheritance, sale, or gift.
  2. Verification and Scrutiny:
    • Explanation: The concerned authorities verify the application and scrutinize the supporting documents, such as sale deeds, inheritance documents, or gift deeds.
    • Rights and Responsibilities: The authorities are responsible for ensuring that the documents provided are genuine and complete.
    • Use Cases: Verification is essential to prevent fraudulent property claims.
  3. Publication of Notice:
    • Explanation: A public notice is published in the local newspaper and displayed in the municipal or revenue office to invite objections or claims from the public.
    • Rights and Responsibilities: Interested parties have the right to raise objections if they believe the mutation is incorrect.
    • Use Cases: This step allows for transparency and ensures that all stakeholders are informed.
  4. Issue of Mutation Order:
    • Explanation: If no valid objections are raised within the stipulated time frame, the authorities issue a mutation order, updating the land records with the new owner’s details.
    • Rights and Responsibilities: The authorities must issue a clear and accurate mutation order.
    • Use Cases: The mutation order is a legal document confirming the transfer of property ownership.
  5. Payment of Mutation Fees:
    • Explanation: The applicant is required to pay the prescribed mutation fees to the municipal or revenue department.
    • Rights and Responsibilities: The applicant must pay the fees promptly to complete the mutation process.
    • Use Cases: Mutation fees vary depending on the area and local regulations.
  6. Update of Land Records:
    • Explanation: The final step involves updating land records to reflect the new ownership details.
    • Rights and Responsibilities: The municipal or revenue department is responsible for maintaining accurate and up-to-date land records.
    • Use Cases: Accurate land records are crucial for property taxation and legal ownership.


Property mutation is a vital legal process in India that ensures property ownership changes are officially recorded and recognized. It helps maintain accurate land records, facilitates property taxation, and establishes legal ownership rights. Understanding the process and complying with the necessary steps is essential for property owners in India.

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