Who Needs This Service?
Any person who has purchased, inherited, gifted, or received property through a court decree in India must apply for mutation (also called Dakhil Kharij in Hindi, Pahani update in Andhra/Telangana, or Fard Badal in Punjab) to get the revenue records updated in their name at the local Tehsil/Revenue office.
Mutation is mandatory if you want to pay property tax in your name, apply for utility connections, use the property as collateral for loans, or transfer the property in future.
Required Documents
- Sale Deed / Registered Conveyance Deed (certified copy from Sub-Registrar office)
- Application form (available at Tehsil office or state portal)
- Aadhaar Card of the new owner
- PAN Card of buyer and seller
- Passport-size photographs (2–4 copies)
- Previous Khasra/Khatauni or Record of Rights (RoR) — available from Tehsil or state land record portal
- Affidavit on stamp paper (Rs. 10–100 depending on state) stating peaceful possession
- No Objection Certificate (NOC) from society/housing authority (if applicable — urban properties)
- Death certificate + legal heir certificate (for mutation by inheritance)
- Court order copy (if mutation is ordered by court)
- Property tax receipts (latest paid receipt from municipal body)
- Encumbrance Certificate (required in Tamil Nadu, Karnataka, Andhra Pradesh)
Note: Document requirements vary by state. Always confirm the checklist on your state’s official revenue portal before visiting.
Online Application Process (State-Wise)
Mutation is a state subject. Most states now have their own online portals. Below is the process for major states:
Uttar Pradesh (UP) — Bhulekh / Vaad Portal
Official Portal: https://vaad.up.nic.in | Revenue Court: https://bhulekh.up.nic.in
- Visit https://vaad.up.nic.in → Click “Dakhil Kharij” section.
- Select your Division → District → Tehsil → Village.
- Click “Navin Pravedan” (New Application).
- Enter seller’s Khata number to pre-fill old owner details.
- Fill in new owner’s details: Name, Father’s Name, Aadhaar number, mobile number.
- Upload scanned copies of Sale Deed, Aadhaar, and affidavit (PDF, max 1 MB each).
- Pay mutation fee online via UPI/Net Banking (typically Rs. 20–200 depending on property value).
- Submit → Note down your Application/Pravedan Number for tracking.
- Your application goes to Lekhpal (Patwari) for field verification, then to Tehsildar for approval — typically within 15–30 working days.
Delhi — e-District Delhi
Official Portal: https://edistrict.delhigovt.nic.in
- Go to portal → Click “Citizen Login” → Register with mobile number and Aadhaar OTP.
- After login, click “Apply for Services” → Search “Mutation of Property”.
- Select property type (DDA/MCD/Revenue village land).
- Fill application: plot details, old owner, new owner, transaction details.
- Upload Sale Deed, Aadhaar, PAN, affidavit.
- Submit → Application forwarded to Revenue Department / Tehsildar.
- A physical inspection may be conducted. Approval takes 30–45 working days.
Delhi also allows mutation through MCD portal for urban properties: https://mcdonline.nic.in
Maharashtra — Mahabhulekh / Aaple Sarkar
Official Portal: https://aaplesarkar.mahaonline.gov.in
- Visit portal → Register/Login with mobile OTP.
- Select “Revenue Department” → “Mutation Entry (Ferfar)”.
- Enter 7/12 extract number (Satbara Utara) and 8A details of the property.
- Upload registered Sale Deed and supporting documents.
- Pay fee (Rs. 50–500 range) online.
- Application sent to Talathi (village revenue officer) → Circle Officer → Tehsildar for final approval.
- Updated 7/12 extract with new owner name is the final output.
Check 7/12 records at: https://mahabhulekh.maharashtra.gov.in
Rajasthan — Apna Khata
Official Portal: https://apnakhata.rajasthan.gov.in
- Visit portal → Click “Namasantaran Pravedan” (Mutation Application).
- Login with SSO ID (create at https://sso.rajasthan.gov.in).
- Select district, tehsil, village → Enter Khasra/Khatauni details.
- Fill applicant details and upload documents.
- Fee payment online (minimal — usually Rs. 100–300).
- Track status using application number on the same portal.
Karnataka — Bhoomi Portal
Official Portal: https://bhoomi.karnataka.gov.in
- Visit portal → “Online Mutation” section.
- Register with Aadhaar-linked mobile OTP.
- Enter RTC (Record of Rights, Tenancy & Crops) number.
- Upload Sale Deed and Encumbrance Certificate (EC from https://kaveri.karnataka.gov.in).
- Submit → Tahsildar issues notice to seller. After objection period (15 days), mutation is approved.
Other State Portals (Quick Reference)
| State | Portal URL |
|---|---|
| Tamil Nadu | https://eservices.tn.gov.in |
| Haryana | https://jamabandi.nic.in |
| Bihar | https://biharbhumi.bihar.gov.in |
| Madhya Pradesh | https://mpbhulekh.gov.in |
| Gujarat | https://anyror.gujarat.gov.in |
| Andhra Pradesh | https://meebhoomi.ap.gov.in |
| Telangana | https://dharani.telangana.gov.in |
| Punjab | https://plrs.org.in |
Offline Process (Tehsil/Revenue Office)
If online services are not available in your area or you prefer physical submission:
- Visit your local Tehsil office or Patwari/Lekhpal office (find your Tehsil at https://lgdirectory.gov.in).
- Obtain the mutation application form (Form available free or for Rs. 5–10 at Tehsil counter).
- Fill form with: applicant name, property details (Khasra/Survey number, area, locality), seller details, date of Sale Deed, Sub-Registrar office details.
- Attach all required documents (self-attested copies).
- Submit at the Tehsildar’s office counter → Receive acknowledgement slip with application number.
- Patwari will visit the property for physical verification within 7–15 days.
- A public notice (Naam Patra) may be displayed for 15–30 days for objections.
- If no objections, Tehsildar issues mutation order.
- Collect signed Mutation Certificate / Updated Khatauni from Tehsil office.
Total offline timeline: 30–90 days depending on state and workload.
How to Check Application Status / Track Your Mutation
- UP: https://vaad.up.nic.in → “Pravedan Ki Sthiti” → Enter application number
- Maharashtra: https://aaplesarkar.mahaonline.gov.in → Login → “Track Application”
- Rajasthan: https://apnakhata.rajasthan.gov.in → “Namasantaran Sthiti”
- Karnataka: https://bhoomi.karnataka.gov.in → “Mutation Status” → Enter application reference
- Bihar: https://biharbhumi.bihar.gov.in → “Dakhil Kharij Status”
- Haryana: https://jamabandi.nic.in → “Mutation” → Track by case number
- Delhi: https://edistrict.delhigovt.nic.in → “Track Your Application” → Enter application/reference number
You can also check updated land records (Khatauni/RoR) directly on your state portal once mutation is approved — your name should appear as the new owner.
Common Problems and Solutions
1. “Property not found” or “Khasra number not matching” Error → Solution: The Khasra/Survey number on your Sale Deed may differ from current revenue records due to land consolidation. Visit your local Patwari to get the current Khasra/Gata number. Cross-verify using your state’s land record portal before filing.
2. Mutation rejected due to “Pending Encumbrance” or loan on property → Solution: Request seller to provide a No Dues Certificate / NOC from bank confirming loan closure. If property had a registered mortgage, ensure it is released via a registered Deed of Reconveyance before applying for mutation.
3. Seller’s heirs raising objection after mutation notice is published → Solution: File your response with supporting documents (registered Sale Deed, possession proof) with the Tehsildar within the objection period. If unresolved, approach the Revenue Court (SDM/Collector court) with a petition.
4. Aadhaar OTP not received / portal login failing → Solution: Ensure your mobile number is linked to Aadhaar at https://myaadhaar.uidai.gov.in. Use the “Update Mobile Number” service at nearest Aadhaar Kendra (charges Rs. 100 at Aadhaar Seva Kendra).
5. Mutation done but name not updated in Property Tax records (Municipal) → Solution: Revenue mutation (Tehsil) and municipal property tax records are separate databases. After Tehsil mutation, you must separately apply at your Municipal Corporation / Nagar Palika for name transfer in property tax records. Carry your mutation certificate + Sale Deed for this.
Official Helplines and Government Contacts
| Authority | Contact |
|---|---|
| National Land Record Modernisation Programme helpline | 1800-11-8111 (Toll-free, DILRMP) |
| UIDAI Aadhaar helpline (for OTP/linking issues) | 1947 (Toll-free) |
| UP Revenue helpline | 0522-2217145 |
| Maharashtra Revenue helpline | 1800-120-8040 (Toll-free) |
| Karnataka Bhoomi helpline | 080-23113900 |
| Rajasthan Apna Khata helpline | 0141-5100109 |
| Bihar Bhumi helpline | 1800-345-6215 (Toll-free) |
| Haryana Jamabandi helpline | 0172-2701373 |
| Delhi e-District helpline | 011-23935730 / 1076 |
| PM Grievance Portal (CPGRAMS) | https://pgportal.gov.in — 1800-11-4000 |
For escalation, file grievance on Chief Minister’s grievance portal of your state or on CPGRAMS if state authorities are unresponsive.
Key Points to Remember
Mutation does not give you ownership — that is established by the registered Sale Deed. Mutation only updates government revenue records to reflect the change in ownership for tax and administrative purposes. Always keep your mutation order / certificate safely as it is required for future property transactions. In most states, mutation fees are nominal (Rs. 50–500); if anyone demands large amounts of cash for mutation work, report it to the Lokayukta or Anti-Corruption Bureau of your state.
This information is compiled from official state government portals, DILRMP (Digital India Land Records Modernisation Programme), and Ministry of Rural Development guidelines as of February 2026. Portal interfaces and document requirements may change. Always verify the latest process on your state’s official revenue/land record portal before applying.
