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.
Khata transfer
What khata is
A khata (used especially in Karnataka/Bengaluru, with equivalents elsewhere like the property tax record/patta) is a municipal account recording a property’s details for property-tax purposes. It is not a title document, but you need it to pay tax, get approvals and often to obtain loans.
A-khata vs B-khata
In Bengaluru, an A-khata denotes a property fully compliant with regulations (eligible for loans, building plan approval, trade licences). A B-khata denotes properties with some deviations/pending dues — harder to get loans or approvals. Prefer A-khata properties.
How to transfer khata after purchase
- Apply to the municipal body (e.g. BBMP) with the registered sale deed, latest property-tax receipts, an encumbrance certificate, and identity proof.
- Pay the khata transfer fee/administrative charge.
- The municipality verifies and issues the khata certificate and extract in your name.
Why it matters
Without khata transfer, property-tax records — and liability — stay in the seller’s name, and you may face hurdles in resale, loans or approvals. Complete it soon after registration.
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.
