Mutate land records in your name at the Tahsildar office after inheriting or receiving agricultural land.
Jurisdiction
India — Revenue / Tehsildar office at Taluk/Tehsil level; process governed by state land revenue codes; Karnataka, Maharashtra, UP, and Rajasthan patterns described; mutation is called 'Dakhil-Kharij' in Bihar/WB, 'Intkal' in UP, 'Fard Badal' in Punjab
Who applies
Legal heir inheriting agricultural/revenue land after the death of the recorded owner; donee receiving land via a registered gift deed; person receiving land through a registered partition deed or court decree; buyer of agricultural land who needs mutation post-sale
Typical time
45–90 days from application (many states mandate a time limit under right-to-service acts; e.g., Karnataka Sakala mandates 30 days, Maharashtra mandates 45 days). Contested mutations or cases requiring field inquiry can take 3–6 months or longer
Fee
Mutation fee: Rs 50–Rs 500 depending on state and land value. Karnataka: Rs 25 per survey number. Maharashtra: Rs 155 (mutation form). UP: Rs 200 (online). Rajasthan: Rs 50. Additional court fee stamps may be required for applications
| # | Document | Type needed | Purpose |
|---|---|---|---|
| 1 | Application for mutation (Form prescribed by state Revenue Department) | Download / Print | Formal request to the Tahsildar/Revenue Department to update land records to show the new owner |
| 2 | Death certificate of the previous recorded owner (for inheritance)Mandatory for inheritance-based mutations | Original | Proof that the previous owner has died, triggering the right of inheritance |
| 3 | Legal heir certificate / succession certificate / heirship certificateMandatory for inheritance mutation when there is no registered will | Original | Issued by the Tahsildar or court, establishing the legal heirs of the deceased owner |
| 4 | Registered gift deed / partition deed / court decree (whichever applies) | Notarised Copy | The primary document evidencing the transfer — gift deed for gift mutation, partition deed for partition, court order for decree-based mutation |
| 5 | Latest RTC / Pahani / 7-12 extract (current land records) | Self-attested Copy | Shows the existing entries in land records including current owner name, survey number, and land classification |
| 6 | Aadhaar card of all legal heirs / applicants | Self-attested Copy | Identity verification; some state online portals link mutation to Aadhaar for authentication |
| 7 | No-objection from other legal heirs / co-owners (if applicable)(optional)Required when only one heir is applying or when multiple heirs exist and a single heir wants mutation in their name | Original | Written or affidavit-based NOC from other heirs confirming they have no objection to the mutation in the applicant's name |
| 8 | Registered will / probated will (if mutation is based on a will)(optional)Only when a written will exists — preferred over intestate succession certificate | Notarised Copy | Establishes the testamentary right of the beneficiary; probated will carries greater legal weight |
| 9 | Property tax paid receipts / no dues certificate(optional) | Self-attested Copy | Some states require proof that revenue/tax dues are cleared before processing mutation |
Original documents: Carry originals only for in-person visits — do not hand them over permanently unless explicitly required.
Collect the death certificate (for inheritance), registered gift/partition deed, court decree, legal heir certificate, current RTC extract, Aadhaar of all heirs, and NOC from co-heirs. Verify all documents are authentic, readable, and correctly named (spelling of names must match across documents).
Karnataka: log in to landrecords.karnataka.gov.in (Bhoomi) and submit online mutation application. Maharashtra: visit mahabhulekh portal or 7/12 mutation service. UP: apply at upbhulekh.gov.in. Rajasthan: use Apna Khata. Fill the mutation form, upload documents, pay fee, and submit. Note the application/mutation number.
Visit the Tahsildar's office or the Village Accountant (VA) for the relevant village. Submit the mutation application form with all documents. Pay the prescribed mutation fee via cash or court fee stamps. Obtain an acknowledgement receipt with a mutation number.
The Village Accountant (VA) visits the property to verify physical possession and local facts. In inheritance cases, the VA also issues a public notice in the village, allowing objections from any interested party within a prescribed period (usually 15–30 days).
If no objections are received (or after disposing of objections), the Tahsildar passes a mutation order. If objections are received, both parties are given an opportunity to be heard. The Tahsildar cannot decide title disputes but can pass a mutation order based on uncontested evidence.
After the Tahsildar's order, the Village Accountant updates the land records (RTC/Pahani) to reflect the new owner. The mutation number and date of order are entered. The updated RTC now shows the applicant as the recorded owner.
After records are updated, download the new RTC from the state land records portal showing the new owner's name. Also obtain a certified copy of the mutation order for records. Check that the area, classification, and survey number are correctly entered.
State Revenue Department — Village / Taluk level
Field inquiry, public notice, and record update
Visits property, issues public notice, receives objections, prepares mutation report, and updates RTC after mutation order
State Revenue Department — Taluk level
Hearing and passing mutation order
Reviews VA's report, hears objections, passes mutation order, and signs the updated records
State Revenue Department — Sub-division level
Appeals against Tahsildar's mutation order
Hears first appeal against Tahsildar's mutation order; can reverse or modify mutation entries
Online mutation application and status tracking for Karnataka agricultural land
Maharashtra 7/12 mutation application and status
UP land records mutation application
Telangana land mutation (slot booking and application)
Rajasthan land records and mutation application
Mutation only updates the revenue records for tax and administrative purposes. It does not constitute legal title transfer. For land purchased through a sale, the registered sale deed is the title document. Mutation without a registered deed can be challenged in court.
If co-heirs or third parties object to the mutation, the Tahsildar will refer the title dispute to a civil court. Revenue authorities cannot decide title — they can only update records based on uncontested evidence. Title disputes can take years to resolve in court.
If mutation is not done within a reasonable time after inheritance or gift, the land records continue in the old name. This complicates any future sale, loan, or conversion. Apply for mutation within 3–6 months of the triggering event.
Land fraud through forged mutation orders is a known issue in rural India. After mutation, verify the entry on the official portal and obtain a fresh certified RTC. Report discrepancies to the Sub-Divisional Magistrate immediately.
If there are multiple heirs (e.g., widow plus children), all must be listed in the mutation, or clear NOC from non-applicant heirs must be on record. Incomplete heir documentation leads to rejection or future legal challenges.
States like Karnataka (Land Reforms Act), Maharashtra (Tenancy Act), and West Bengal (Bargadars Act) have restrictions on who can hold agricultural land. Mutations involving non-agriculturists or holdings exceeding ceiling limits can be denied. Verify eligibility before applying.