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What is mutation of property and why is it important? written by SUNITA MISHRA, published in May 20, 2020

Among the many legal procedures that buyers have to follow, to attain complete ownership of the immovable asset, is mutation. In this article, we explain what mutation is, how it is carried out and why completing the process is important


A new property owner or land buyer has to follow several procedures, to obtain complete legal ownership of the immovable asset. Property mutation or land mutation, is one such step. In this article, we would talk about the nitty-gritty of the property mutation process, to have a clear understanding about it.


What is mutation of property/land?


Land is a state subject and each state has a record of land/property deals. These records act as a proof of ownership and help the common man to keep their property investments safe. As all the information regarding land records are registered, this reduces the scope for property-related frauds. Now, once a buyer completes the land-buying process, the responsibility to get the new information registered in the revenue records arises. Land and property mutation also helps the state to fix property tax liability.


In different states, the process has different nomenclature. In Uttar Pradesh and Bihar, for example, the process is known as Dakhil-Khariz (entry-omission).


Who has to get land/property mutation done?


Those who buy land or apartments or inherit the same through a will or gift deed, have to get property mutation done.


Land mutation


It must be noted that in case of a land buyer, property mutation is compulsory, because without getting this done, the transfer of ownership will not be complete. It must be stated here that while land mutation is not legally binding on the land buyer, they must get it done within 3-6 moths of the land purchase so that the government records are updated and there are no confusions with regard to the change of land ownership.


Apartment mutation


For buyers of flats and apartments, the transfer of ownership takes place as soon as the property&rsquos registration is done mutation is more of a legal formality, which can be completed any time after the transaction. However, one would have to show the mutation documents, if one were to sell the property in future. These documents may also be required, while applying for utilities such as power and water services.


  • Property mutation is compulsory for those who buy land or inherit property through a will or gift deed.
  • Mutation of the property is done at the municipal office that governs your area and maintains the land records of the area.
  • Several states have launched online services to apply for mutation of property.
  • The fee for mutation of property is generally between Rs 25 and Rs 100.


How to apply for mutation of land/property?


Municipal bodies that govern your area maintain land records and that is where you have to get the mutation of your land or property done. While you could go online and start the mutation process, since several states have launched services on that front, you would ultimately have to appear in person at the municipal office, to complete the task.


In Bihar, land owners can get the land mutation done online. States such as West Bengal have launched plans to make the process completely online but the process has not yet been completed.


What documents are required for mutation of property?


While documents required to complete the mutation process might vary from state to state, a buyer would have to submit the following:


Correctly filled property mutation application form.

Copy of the sale/title deed.

Affidavit on stamp papers.

Indemnity bond.

Aadhaar Card.

Property tax receipts.

Copy of will or succession certificate or death certificate of the owner (if applicable).


What is land/property mutation fee?


There is a nominal fee that states charge for property and land mutation. This may vary between Rs 25 and Rs 100, depending on the state.


How is property mutation done?


The buyer must appear in the municipal office, along with all the documents. Following the submission, the department would conduct a physical verification of the property and then, issue the property mutation certificate. In some states such as Bihar, the land mutation process can be completed online.


How much time does it take to complete property mutation?


Once you submit your application, along with the required documents, it might take the municipal body 15 to 30 days to update the record, after which it would issue a property mutation certificate to you. In case of land mutation, it will take at least a month for the records to show change in land ownership.


Is there a time limit for the buyer to complete property mutation?


While buyers of land must immediately complete the mutation process, buyers of flats and apartments can get it done according to their convenience. However, the job must be done as early as possible, to keep your property documents in order.





What is mutation of property?

Mutation of property refers to the change in title ownership when a property is sold or transferred, which is recorded in the land revenue department.


How to apply for mutation of property?

A property owner must apply for mutation of the property in his/her name at the municipal body which maintains the land record of the said property.


Why mutation of property is required?

Mutation of property in the owner&rsquos name, acts as a proof of ownership of the property. This document is also useful, while applying for power and water services.