Property Mutation Process in India: What It Is & How to Do It
Last verified: June 2026. Property and lending rules/rates vary and change — confirm with the relevant authority or lender. General information, not legal or financial advice.
Property mutation (called dakhil kharij in some states) updates the government’s land/revenue records to show you as the new owner after a purchase, inheritance or gift. It’s a step many buyers forget — but it matters.
What mutation is (and isn’t)
Mutation records the change of ownership in the municipal/revenue records used for property tax. It is not proof of title by itself — your title comes from the registered sale deed — but it keeps tax liability and official records in your name and is often needed for resale, loans and utility connections.
When you need it
- After buying a property (sale).
- After inheriting property (succession).
- After receiving property as a gift.
How to apply
- Apply to the local municipal body/revenue office (many states offer online mutation).
- Submit the registered sale deed (or will/succession/gift deed), latest property-tax receipts, an encumbrance certificate and ID proof.
- Pay the nominal mutation fee; the office verifies and updates the record.
Mutation vs registration vs khata
Registration (sale deed) transfers legal title; mutation updates revenue/tax records; khata is the municipal tax account. Do all the relevant ones after purchase.
FAQs
Is mutation proof of ownership?
No. Title comes from the registered sale deed; mutation updates revenue/tax records in your name.
Is mutation mandatory?
It’s strongly advisable — needed for tax records, and often for resale, loans and utilities.
What documents are needed?
Registered deed, latest tax receipts, encumbrance certificate and ID proof.
