Key takeaway
Mutation updates government records to show the new owner. It does not create ownership, but buyers, banks and courts look at it. Apply soon after inheriting or buying, and keep certified copies of the updated record.
Two kinds of records
- Revenue (land) records — kept by the tehsil or revenue office, mainly for agricultural and rural land. Names differ by state, for example the 7/12 extract in Maharashtra, khatauni in Uttar Pradesh, jamabandi in Punjab and Haryana, patta and chitta in Tamil Nadu and RTC in Karnataka.
- Municipal records — kept by the municipal body for urban property tax.
Mutation is not title
The Supreme Court has repeatedly held that mutation entries are for fiscal purposes and do not by themselves confer or take away ownership (for example, Jitendra Singh v. State of Madhya Pradesh, 2021). Title comes from inheritance, a will or a registered deed.
Step by step
- Collect the basis of your claim — registered deed, will and probate, or heirship documents.
- Get releases or no-objections from other heirs if one person is to be recorded.
- Apply to the revenue office or municipal body, online where available.
- Notice is given to interested persons; objections are heard.
- The mutation order is passed and records are updated.
- Obtain certified copies of the updated record.
If someone objects or a wrong entry is made
Objections are heard by the revenue officer. Wrong orders can be appealed or revised under the state’s land revenue law. If title itself is disputed, the civil court decides.
Applying from abroad
- A specific power of attorney lets a trusted person apply and attend hearings.
- Heirs abroad can sign no-objection affidavits before a notary with apostille or at an Indian mission.
- Many states provide online applications and record checks.
Frequently asked questions
How long does mutation take?
It varies by state and whether anyone objects.
Is mutation needed before selling?
Buyers and banks usually insist on it.
Can NRIs mutate inherited agricultural land?
Yes, NRIs and OCIs can inherit agricultural land and have it recorded in their names.
Related LegalCops services
References
- State land revenue codes and municipal laws
- Jitendra Singh v. State of Madhya Pradesh (2021)
Last reviewed: November 2026.
The information provided is for general educational purposes only and does not constitute legal advice. Applicable laws and procedures may vary depending on the facts, jurisdiction, and circumstances of each matter. Consult a qualified legal professional before taking action.
