Property Mutation (Dakhil Kharij)
Get the government's land and revenue records updated in your name after a purchase, gift, or inheritance. We handle the full Dakhil Kharij / Khata Transfer at the municipal corporation or tehsil office so the property tax bill, utility connections, and revenue entries reflect you as the current holder.
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What is Property Mutation (Dakhil Kharij)?
Property Mutation — called “Dakhil Kharij” in the Hindi-speaking states, “Khata Transfer” in Karnataka, “Patta” transfer in Tamil Nadu, and by other names across India — is the administrative act of updating the government's municipal and revenue records to reflect the new owner after a sale, gift, inheritance, court decree, or partition. It is essential to understand what mutation is not: it is not a title deed and does not by itself confer ownership. Ownership of immovable property passes only through a registered Sale Deed, Gift Deed, Will, or court order. Mutation is the entry that records you in the revenue rolls — strong secondary evidence of possession that courts and local authorities value, but always read alongside your registered title.
Why it matters: without mutation the municipal corporation will keep issuing the property-tax demand in the seller's name, exposing you to arrears and disputes; electricity, water, and gas boards will refuse to transfer connections into your name; banks will hesitate to sanction a home loan or loan-against-property when the revenue record does not show you as the holder; and a future buyer's lawyer will flag the “break in the chain of title” and stall your resale. Where the State later acquires the land for a highway, metro, or smart-city project, compensation is paid to whoever is named in the revenue records — making a clean mutation entry your safeguard. Urban mutation is processed at the Municipal Corporation or Urban Local Body; rural mutation runs through the Tehsil / Patwari and updates the Record of Rights (7/12 extract, ROR, jamabandi). Most states expect the application within 3–6 months of registration.
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Key Benefits of Property Mutation
Updates Official Tax Records
The core purpose of mutation is to update the tax department's register. Once complete, the municipal corporation issues every future property-tax bill in your name, so there are no outstanding liabilities tied to the previous owner and every payment is credited correctly to you.
Acts as Proof of Possession
A mutation certificate is not a standalone title deed, but it is rock-solid proof of possession and a valued secondary proof of ownership. If a dispute ever arises over who is actually holding and managing the property, courts and local authorities give the mutation entry significant weight.
Essential for Utility Connections
To apply for a new water connection, electricity meter, or gas pipeline in your own name, most civic bodies and electricity boards mandatorily ask for the mutation certificate (Khata or Patta) as proof that you are the rightful occupant of the premises.
Smooth Loans, Mortgages & Resale
Banks scrutinise mutation records before sanctioning a home loan or loan-against-property and will not lend if the municipal record does not show your name. The same clean record reassures future buyers, keeps the chain of title unbroken, and prevents a stalled sale.
What We Need to File Your Mutation
How We Get Your Mutation Recorded
The mutation route differs for urban municipal property and rural revenue / agricultural land. Our team handles both — navigating state-specific online portals and offline tehsil procedures — so the record is updated in your name with the least back-and-forth.
1Step 1: Document Review & Application
We verify your registered transfer deed, tax receipts, prior khata, and ID proof, prepare the affidavit / indemnity bond, and complete the mutation application form prescribed by the Municipal Corporation (urban) or the Tehsil / Patwari office (rural).
2Step 2: Filing at the Municipal / Revenue Office
The application is lodged with the property-tax department of the municipal body or the revenue office, along with the prescribed fee. In states with online systems (Karnataka's Bhoomi/Kaveri, AP's Meebhoomi and similar portals), we handle the digital submission end to end.
3Step 3: Verification & Objection Window
The authority publishes a public notice and keeps a 15–30 day window open for third-party objections. The records officer may verify the title documents or inspect the property before the mutation is cleared for approval.
4Step 4: Updated Khata / Mutation Entry
On approval, the revenue or municipal record is updated with your name and a Mutation Certificate (Dakhil Kharij order) or fresh Khata is issued. In rural areas the 7/12 extract or ROR is corrected to reflect you as the new holder.
Urban mutation at municipal corporations typically completes in 15–30 days; rural / revenue mutation at tehsil offices can take 30–90 days depending on the state, the mode (online vs offline), and whether any objection is received during the notice period.
Documents Required
Transfer & Title Documents
- Registered Sale Deed / Gift Deed / Will / Court Decree (certified copy)
- Index II from the Sub-Registrar confirming the registration
- Partition deed or family settlement deed (for partition mutations)
Identity & Heirship Proof
- Aadhaar and PAN of the new owner(s)
- Death certificate of the previous owner (for inherited property)
- Legal Heir / Surviving Member certificate or probate (for succession mutation)
Property & Tax Records
- Latest property-tax paid receipt (dues cleared to date)
- Prior Khata / 7/12 extract / land record in the previous owner's name
- Indemnity bond and affidavit on the prescribed stamp paper
The Legal & Regulatory Framework
Mutation is State-Specific
Mutation is governed by each State's municipal and revenue laws — hence the different names and procedures: Dakhil Kharij in the Hindi belt, Khata in Karnataka, Patta in Tamil Nadu, and jamabandi / ROR entries in the villages. The forms, fees, and portals differ from state to state; we file under the correct local statute.
Mutation Is Not Title
A mutation entry is secondary evidence of possession, not proof of ownership. Ownership passes only through a registered Sale Deed, Gift Deed, Will, or court order. We keep the two records aligned so your revenue entry supports — and never contradicts — your registered title.
Required for Tax & Utility Transfer
Municipal bodies will only issue the property-tax demand and accept payment in the name recorded by mutation, and electricity, water, and gas boards insist on the Khata / Patta before transferring connections. Timely mutation avoids arrears accumulating under the old owner's name.
Basis for Acquisition Compensation
When land is acquired for public projects under the Right to Fair Compensation and Transparency in Land Acquisition Act, 2013, compensation is disbursed to the person named in the revenue records. An updated mutation entry is what secures your claim to that compensation.
Common Questions
What property owners ask before applying for mutation
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