Property Mutation (Dakhil Kharij)
Update land and revenue records in the new owner's name after property purchase, inheritance, or gift through the official Mutation (Dakhil Kharij) process at the municipal or tehsil office.
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What is Property Mutation (Dakhil Kharij)?
Property Mutation, known as “Dakhil Kharij” in Hindi-speaking states and by other names across India (e.g., “Khata Transfer” in Karnataka, “Naam Mantaran” in Maharashtra, “Pokkuvaravu” in Tamil Nadu, “Naamfar” in West Bengal), is the administrative process of updating government land and revenue records to reflect the name of the new owner after a property transaction — whether by sale, gift, inheritance, court order, or partition. It is crucial to understand that mutation does NOT confer ownership — only a registered Sale Deed, Gift Deed, or Court Decree transfers ownership. However, mutation is essential for: (a) paying property tax in the new owner's name (municipalities will not accept tax from a non-mutated owner); (b) applying for electricity or water connection transfer; (c) obtaining utility services and government benefits linked to the property; (d) future resale — banks and buyers require a clear mutation record; and (e) applying for agricultural loans or kisan credit in rural areas where land records are the primary security. In urban areas, mutation is done at the Municipal Corporation or Urban Local Body (ULB); in rural areas, it is processed at the Tehsil or Revenue Court (Patwari level). The process varies significantly by state — some states (like Andhra Pradesh, Karnataka, and Telangana) have online mutation portals, while others still require in-person applications. Mutation of inherited property additionally requires the death certificate and legal heir certificate of the deceased. Mutation must be applied within a specified time (varies by state; typically 3–6 months of registration) to avoid pendency and penalty.
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Why Property Mutation is Essential
Property Tax in New Owner's Name
Mutation is mandatory for the municipal corporation to issue property tax demands in the new owner's name. Without mutation, the property tax continues in the previous owner's name, creating confusion, disputes, and potential tax arrears liability for the new owner.
Required for Future Sale
Banks and buyers demand clear mutation records before processing home loans or purchase. An unmutated property raises red flags about ownership and can stall loan approval, delaying or killing a future transaction.
Utility Transfer & Government Benefits
Transfer of electricity, water, and gas connections to the new owner requires a mutation certificate. Agricultural property mutation enables kisan credit cards, crop insurance (PM Fasal Bima Yojana), and government land records — all linked to the official revenue record.
Inheritance & Succession Clarity
For inherited properties, mutation officially records the legal heirs as the new owners in government records. This is critical for avoiding future succession disputes, especially when multiple heirs are involved or the property is rural agricultural land.
Eligibility & Requirements
How to Apply for Property Mutation in India
The mutation process differs for urban municipal properties and rural revenue/agricultural land. Our team handles both, navigating state-specific portals and offline procedures to ensure timely record update.
1Step 1: Document Preparation & Application
We compile all required documents — registered transfer deed, identity proof, tax receipts, death certificate (for inheritance) — and prepare the mutation application form as required by the relevant authority (municipal corporation or tehsil).
2Step 2: Application Filing
The mutation application is filed at the municipal corporation's property tax department (urban) or the Tehsil/Patwari office (rural) along with prescribed fees. In states with online portals (Karnataka's Kaveri, AP's Meebhoomi), we handle online filing.
3Step 3: Objection Period & Verification
The authority typically issues a public notice and provides a 15–30 day window for any objections from third parties. The records officer may physically inspect the property or verify title documents before approving the mutation.
4Step 4: Mutation Entry & Certificate
Upon approval, the revenue/municipal record is updated with the new owner's name. A Mutation Certificate (Dakhil Kharij Order) is issued. In rural areas, the 7/12 extract (Maharashtra) or ROR is updated with the new owner's name.
Urban mutation at municipal corporations typically takes 15–30 days; rural/revenue mutation at tehsil offices can take 30–90 days depending on the state and objections received.
Documents Required
Transfer Documents
- Registered Sale Deed / Gift Deed / Will / Court Decree (certified copy)
- Index II from Sub-Registrar confirming registration
- Partition deed or family settlement deed (for partition mutations)
Identity & Heir Documents
- Aadhaar Card and PAN Card of new owner(s)
- Death Certificate of the previous owner (for inherited property)
- Legal Heir Certificate or Surviving Member Certificate (for succession mutations)
Property & Tax Records
- Latest property tax paid receipt in previous owner's name
- Current encumbrance certificate (Form 15/16) from Sub-Registrar
- Municipal khata / 7/12 extract / land record in the previous owner's name
Post-Registration Compliance
Apply Within 3–6 Months of Registration
Most states require mutation to be applied within 3–6 months of the property transfer. Delays can result in accumulation of property tax under the old owner's name, penalties for late mutation, and complications in future transactions.
Property Tax Liability Transfer
After mutation, all future property tax demands are issued in the new owner's name. The new owner is responsible for clearing any arrears from the date of mutation. Pre-mutation arrears are typically the seller's responsibility but are often negotiated in the sale deed.
Annual Property Tax Payment
Once mutated, the new owner must pay annual property tax to the municipal corporation or panchayat on or before the due date to avoid interest (typically 1–2% per month on unpaid tax) and penalty. Online payment is available in most cities.
Re-Verification on Subsequent Transfer
When the mutated property is subsequently sold or transferred, a fresh mutation must be applied in the next owner's name. Mutation certificates are property-specific and person-specific — they do not automatically transfer with the property on resale.
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