What is Mutation. A Complete Guide.

Property mutation means amending the property owner’s name in the government records after a transfer by sale, gift, will, or inheritance. These procedures do not prove ownership, but they are necessary for paying property tax and for later resale.

Why is mutation important?

• It brings revenue and municipal records up to date.
• It allows for the property tax to be paid in the buyer’s name.
• Prevents any disputes that may arise at the time of resale.
• Required for loans from banks.

State-wise Mutation Process and Charges

Table: Mutation Process & Fees (Government Sources)

(Charges vary district to district; confirm with local office/portal.)

Common Mistakes in Mutation

• Thinking Mutation is automatic upon registration. It’s not automatic; you need to register Mutation separately.
• Passing incomplete documentation like submission of a sale deed or ID proof, missing from the list of requisite documents.
• Property tax funds with older dues are ignored; mutation will not proceed until dues are paid.
• Ownership is not to be assumed through mutation – it’s a record, not a title.
• Inheritance cases do not apply for a legal heir’s certificate.
• Do not check the records after approval – once granted, always keep a tab on the name in the official records.
• Delayed application creates some issues in resale or borrowing.

FAQs on Property Mutation

1. What is Mutation?

Updating government records with the new owner’s name after the transfer of property.

2. Does Mutation give ownership rights?

No, only a registered deed proves ownership. Mutation is for revenue records.

3. Where can I apply?

Municipal office, tehsil, or online portals like Bhoomi (Karnataka), bhulekh (UP), or MCD (Delhi).

4. What documents are needed?

Sale deed/gift deed, tax receipts, ID proof, application form.

5. Is it compulsory to do mutation?

Yes, otherwise records remain in the seller’s name, and taxes cannot be updated.

6. How much is the fee?

It varies by state: from ₹10 (West Bengal) to around ₹200 (Delhi).

7. Where to apply Online?

Yes, in some states like Karnataka and Uttar Pradesh.

8. What happens if I don’t mutate the property?

You may face problems in resale, loans, or legal disputes later.

9. Is mutation required after inheritance?

Yes, a legal heir certificate or succession documents are needed.

10. How long does mutation take?

Generally 15–30 days, depending on the state.

11. Do I need to clear pending dues before mutation?

Yes, especially in Delhi, where MCD won’t mutate without clearing dues.

12. What proof do I get after mutation?

Entry in municipal tax records or 7/12 extract/Khatuani depending on state.

13. Can mutation be done jointly?

Yes, names of multiple heirs or buyers can be recorded.

14. Can banks check mutation before giving a loan?

Yes, banks often insist on mutated records.

15. Is mutation the same as registration?

No, registration transfers ownership legally; mutation only updates records.

16. Is mutation needed for agricultural land too?

Yes, to update land revenue records.

17. Can Mutation be challenged?

Yes, in revenue courts or civil courts.

18. Is there a deadline to apply?

No fixed deadline, but applying immediately avoids future issues.

19. What if the seller has not done mutation earlier?

Buyer can still apply with the sale deed and other documents.

20. Does the gender of the buyer matter for mutation charges?

In most states, charges are the same for all genders.