01
A parent passes away
The home is still recorded in your parent's name, and nothing moves until it is mutated to the heirs. The most common case, and the most delayed.
Property Mutation Service
The property is yours. The records should say so.
You inherited the house, bought the flat, or received the land as a gift. Until the records show your name, the government treats someone else as the owner. We handle the entire process, in India and from abroad.
120+
Cities covered
25,000+
Families served
End to end
Filed and followed up
NRI
Handled from abroad
Trusted across India
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Registering the deed does not update the record.
Registration under Section 17 of the Registration Act 1908 makes your transfer valid. It does not update the municipal or revenue record. That second step is mutation, and lakhs of properties skip it.
The two-step rule of Indian property
Registration makes the transfer valid. Mutation makes the record agree. You need both, and most families stop at one.
What Is Property Mutation
The government's record of who holds the property now
Mutation updates the record of rights after a property changes hands. Urban records sit with the municipal body and drive property tax. Agricultural records run through the Tehsildar under the state's land revenue code.
Until it is done, tax bills, notices and compensation go to the wrong person. And every later sale, loan or partition stalls on the mismatch between deed and record.
Mutation does not create ownership. The Supreme Court has held this from Sawarni v. Inder Kaur (1996) to Jitendra Singh (2021). Your deed creates ownership. Mutation makes the record agree.
Quick Facts
Also known as
Dakhil kharij, khata transfer, ferfar, intkal
Governed by
State land revenue codes and municipal acts
Triggered by
Inheritance, sale, gift, settlement, partition
Record updated
Record of rights, khata or municipal register
Legal effect
Fiscal record and possession, not title
Who handles it
Municipal body, Tehsildar or Patwari
One Process, Many Names
What mutation is called in your state
The vocabulary changes every few hundred kilometres. These are all the same process: updating the record of rights to the current holder.
Dakhil Kharij UP, Bihar, Jharkhand, WB
The classic term in the north and east. Updated records are visible online on portals like Bhulekh in UP.
Khata Transfer Karnataka
Bengaluru's municipal mutation. The A khata and B khata distinction decides how clean the record is.
Ferfar / 7-12 Extract Maharashtra
Known as Ferfar in Maharashtra, mutation updates the 7/12 Extract (Satbara) for agricultural land and the Property Card for urban properties.
Jamabandi Update Punjab, Haryana, Rajasthan
Mutation, intkal, is recorded against the jamabandi, the record of rights re-prepared every few years.
Patta Transfer Tamil Nadu
The patta records the land holder. Transfers run through the Tahsildar, largely online in Tamil Nadu.
Khatauni UP, Uttarakhand
The khatauni lists agricultural holders. Succession mutations, virasat, move heirs into it.
Record of Rights Odisha, MP, others
The umbrella term in the land revenue codes. Mutation is the update of this record.
E-mutation Delhi and metro bodies
Metro municipal bodies take the whole flow online, from application to updated tax record.
When You Need Mutation
Situations where mutation becomes unavoidable
Mutation feels optional until one of these moments arrives. Then it holds everything else up.
02
You bought a property
The sale deed is registered, but tax bills still arrive in the seller's name and the khata has not moved.
03
You received a gift
The registered gift deed transferred ownership the day it was signed. The record has not caught up until mutation follows.
04
A family settlement or partition
A settlement or partition deed creates several new holders at once, and each share needs its own record entry.
05
You want to sell
Buyers and their lawyers check the record first. A record showing the old owner stalls the deal while you fix it under pressure.
06
You need a loan
Banks verify the record before lending. A mismatch between deed and record is a leading reason mortgages get stuck.
Customer Stories
Hear from families we've helped
Real stories from customers across India who trusted AasaanWill with their estate planning.
1/19
Rahul Banerjee
Rajeev Bhatia
Ravinder Reddy
Mr. & Mrs Sreenivas
Ravinder Reddy
N.S.Jaykumar
Rajeev Bhatia
Sreenivas
Mr Skand Bali
Sudeep Sharma | Jaipur
Suresh Babu - Customer Testimonial
Vigie Fernandes
MSR Chowdary
Rajgopalan Sheshan - Testimonial
Soma Raju | Hyderabad
Shyam Sunder - Our customer's testimonial
Kranthi Kumar | Hyderabad
Sunita Arora | Delhi
Siva | Hyderabad
What the Courts Say
Mutation confers no title. Here's why that matters both ways.
The Supreme Court has been consistent for decades. The principle protects you in both directions.
01
The settled position
The Supreme Court has consistently held that mutation only updates government land records for administrative and revenue purposes. It does not by itself prove or transfer ownership of a property.
02
What it means in practice
If someone quietly mutated your property to their name, the entry alone gives them nothing. And your own mutation never replaces the deed, Will or heirship certificate behind it.
Mutation vs Other Property Records
Mutation vs registration vs encumbrance certificate vs title deed
Four documents that get confused constantly. Each answers a different question. Mutation is highlighted.
Title Deed
Registration
Encumbrance Cert.
Mutation
What it answers
Who owns it
Was the transfer recorded
Are there loans or charges
Who the government records as holder
Issued / held by
Created by the parties
Sub-registrar
Sub-registrar office
Municipal or revenue office
Governing law
Transfer of Property Act 1882
Registration Act 1908
Registration records
State revenue codes, municipal acts
Legal effect
Source of ownership
Makes transfer valid
Evidence of encumbrances
Fiscal record and possession, not title
When needed
Always
At transfer
Before buying or lending
After every change of holder
Types of Mutation
Six routes, depending on how the property came to you
The paperwork differs by how you acquired the property and whether the record is municipal or revenue. We handle whichever applies.
01
Succession mutation
After a death. Needs the death certificate and heirship proof before the record moves to the heirs. The backlog is so large that states run special drives.
02
Sale mutation
After a purchase. The registered sale deed does the heavy lifting; we complete the record transfer that should follow it. Usually the fastest route.
03
Gift mutation
After a registered gift deed. Ownership already moved; mutation makes the record reflect it, often with the deed and tax receipts alone.
04
Settlement or partition mutation
After a family settlement or partition deed. Each share is mutated separately, so one deed can produce several applications.
05
Agricultural land mutation
Through the Tehsildar or Patwari in the revenue records, with its own forms, notice period and local practice.
06
Urban and flat mutation
In municipal records, khata transfer in Karnataka, e-mutation in metros, deciding who the property tax is raised on.
Who Can Apply
Mutation applications can be filed by these parties
You do not always have to be the new owner to start the process.
01
The new owner
The buyer, donee or settlee named in the registered transfer deed. The straightforward case.
02
Legal heirs
After a death, any heir can apply, with the others joining, consenting or receiving notice.
03
The executor
Where a Will names an executor, they can apply on behalf of the estate.
04
A PoA holder
A valid Power of Attorney holder can apply for the owner. The standard route for NRIs.
05
A guardian
For a minor who inherits, the natural or court-appointed guardian applies.
06
Co-owners
Any co-owner can seek mutation of their defined share where the property stands divided.
How It Works
Eight steps from record check to updated record
Sale and gift mutations typically complete in two to six weeks in online-system cities. Your part is the first two steps; the rest is ours.
1
Consultation
Tell us about the property and how it came to you. We confirm the route, the office, and exactly what your case needs.
2
Record verification
We pull the current khata, 7/12 or municipal record and confirm what has to change, and what needs fixing first.
3
Document assembly
You share papers from our checklist. We review each one and fix gaps before filing.
4
Application drafting
The application in your state's format, with any affidavit or indemnity bond on the correct stamp paper.
5
Filing
Filed online where the portal allows, or submitted in person by our local representative.
6
Notice period
Most bodies publish a notice inviting objections, commonly 15 to 30 days. We track it through the window.
7
Objection handling
If a query or objection lands, we respond with the right documents. Most resolve on paper.
8
Updated record
The certificate or updated extract is issued and delivered to your home. No office visits for you.
What you get at the end
The record in your name. The government's register finally agrees with your deed.
Tax bills addressed to you. Property tax raised in your name from the next cycle.
A title banks accept. Loans and mortgages stop stalling at the record check.
A property you can sell. Buyers see a clean, consistent ownership trail.
Documents Required
What to keep ready
The exact list varies by state and by how the property came to you, but this covers most cases. Gather these before our first consultation to keep the process tight.
For all mutations
- The title document: registered sale deed, gift deed, settlement deed or the Will
- Latest property tax receipt, and clearance of any arrears
- Identity proof and PAN of the new holder
- The current record extract: khata, 7/12, jamabandi or municipal entry
- The mutation application in the state's prescribed format
Additionally for succession mutations
- Death certificate of the recorded owner
- Legal heir certificate, succession certificate, or the probated Will
- Family tree or relationship proof where the state requires it
- No-objection from other heirs, where required
- Indemnity bond or affidavit on stamp paper, where the state asks for it
Notice Period & Objections
When objections can hold up a mutation
Most bodies allow a 15 to 30 day window for objections. Most applications sail through it. A few do not.
01
What the notice period is
Before updating the record, the office invites objections from anyone claiming an interest. If nobody objects within the window, the mutation proceeds. For succession cases, notice to heirs is often mandatory.
02
Common grounds for objection
A left-out co-heir, a rival claim, a boundary dispute, or unpaid dues. Most objections resolve with documents. Genuine title disputes go to civil court first.
If You Skip It
What actually happens when mutation is never done
Nothing, at first. That is why lakhs of properties are still in the wrong names. Then one of these lands.
01
Tax notices to the wrong person
Arrears quietly pile up in the old owner's name, and surface as your problem when you sell.
02
The sale that stalls
The buyer's lawyer finds the mismatch, and the deal waits months while you complete a mutation under pressure.
03
The loan that gets rejected
Banks verify the record before lending. A mismatch is one of the most common reasons a mortgage is declined.
04
Compensation goes astray
In land acquisition, notices and compensation go to the recorded holder. Recovering money paid wrongly is a long road.
05
Harder for your heirs
Each skipped generation adds a layer of heirship proof your children will have to produce later.
06
Disputes get oxygen
An out-of-date record is the first exhibit in most family property disputes.
Timeline
How long does mutation take?
Sale and gift mutations in online-system cities commonly complete in two to six weeks. Succession mutations take one to three months. Agricultural land varies the most. The biggest time-saver is a complete, correct application, which is exactly the part we control.
Common Challenges & How We Solve Them
Where mutations get stuck, and how we get them moving
Most mutation applications that stall share the same handful of problems. We have seen each one many times.
The record skipped a generation
The record still shows a grandparent who died decades ago. We trace the chain and mutate through each step properly.
Heirs live in different cities or countries
Signatures and no-objections are needed from everyone. We coordinate documents across cities and abroad so no one travels.
The old record has errors
A misspelt name, wrong extent or B khata blocks the transfer. We get the correction and mutation handled together.
Tax arrears on the property
Pending property tax stops everything. We help you compute and clear the dues so the application moves.
An objection lands
A relative or neighbour objects during the notice period. We respond with the right documents and keep your case on track.
The office keeps asking for one more thing
Every visit produces a new requirement. Our local representative deals with the office directly, so you do not have to.
For NRI Families
Mutating a property in India while you live abroad
A large share of our mutations are for families abroad: a flat in Pune while you are in New Jersey. The process does not require you to fly back. With an authenticated Power of Attorney, or our representative handling the office work, everything happens without you. Where heirship documents come first, we sequence the two together. Calls run on your time zone.
Authority
A PoA lets someone act for you in India
Documents
Signed abroad, apostilled or attested, couriered
Heirship first
LHC or succession certificate sequenced with mutation
Office visits
Handled by our local representative
Travel needed
Usually none
When Mutation Is Not the Issue
Situations where mutation is not what you actually need
Honest advice sometimes means telling you this is not the right tool. Mutation will not solve these.
01
A genuine title dispute
If two people claim ownership, that is a title question for a civil court. Mutation offices record holders, they do not decide title.
02
An unregistered transfer
If the transfer was never registered, mutation cannot fix it. The transfer itself has to be regularised first.
03
You only need proof of ownership
Your registered deed is the proof. A mutation entry supports it; it does not replace it.
04
Partition is still pending
Until the family formally divides the property by deed, individual shares cannot be separately mutated.
05
The property is under litigation
Courts often freeze record changes while a case runs. The case resolves first.
06
You need an encumbrance check
That is the encumbrance certificate from the sub-registrar, a different document, and often what the bank actually asked for.
What's Included
Complete handling, not just a form filled in
We stay with you from the first document check until the updated record is in your hands. Here is what comes with every mutation service:
✓ Record verification: We pull the current record and confirm exactly what needs to change, before anything is filed.
✓ Application drafting: The mutation application prepared in your state's prescribed format, with every detail filled correctly the first time.
✓ Document checklist and review: A clear list of what your case needs, and a review of each document before submission so nothing bounces.
✓ Affidavit and indemnity drafting: Where the local body requires an affidavit or indemnity bond, we draft it to state requirements on the right stamp paper.
✓ Heirship coordination: The legal heir certificate and mutation sequenced together, so the file moves once.
✓ Office liaison: Our local representative files, coordinates with the office, and follows up in person.
✓ Objection handling: Queries answered with the right documents, so the application keeps moving.
✓ Status tracking: Regular updates at every stage. No more wondering what is happening to your file.
✓ Updated record delivery: The mutation certificate or updated extract reaches you once issued. No office visits needed.
What you can expect
Filed right the first time
A person following up locally
Heirship and mutation sequenced
Objections answered for you
Updates without asking
The record delivered home
Why AasaanWill for Mutation
Built around how Indian property records actually work
Mutation is ninety percent local procedure. That is exactly the part we are good at.
01
State & Local Authority Expertise
Municipal offices, Tehsildars and gram panchayats. We know the local variations because we work them daily.
02
Experience Across Property Scenarios
From single flats to multi-heir ancestral land, the edge cases have already crossed our desk.
03
A person on the ground
Not a portal that files and forgets. A local representative follows your application in person.
04
NRI cross-border specialists
PoA drafting, authentication and courier logistics for families managing Indian property from abroad.
05
Honest 'is this what you need?' advice
If mutation is not your real problem, we say so in the first call and point you to what is.
06
Transparent pricing
The professional fee is fixed and quoted upfront. Government fees pass through at actuals, with receipts.
What Families Say
Real mutation stories
Placeholder testimonials, to be replaced with verified client reviews before publish.
“Our Pune flat was still in my late father’s name six years on. AasaanWill sequenced the heir certificate and mutation together, and the ferfar came through without one office visit. The tax bill finally has my name.”
[Sample placeholder, replace with verified review], Pune · Succession Mutation
“I live in Dubai. My Bengaluru khata transfer was stuck on one wrong entry. AasaanWill fixed the correction and transfer together through my PoA holder. Clean A khata in five weeks.”
[Sample placeholder, replace with verified review], Dubai · Khata Transfer
Frequently Asked Questions
Common mutation questions, clear answers
Sale and gift mutations commonly complete in two to six weeks including the notice window. Succession mutations take one to three months because heirship proof is involved.
Get the record to say your name.
15 minutes with a senior Property Records Expert. We review your case, confirm the route and fee for your state, and give you a clear timeline. No obligation.
15-minute discovery call · Senior Property Records Expert · No obligation