Property Mutation (Dakhil Kharij) in India: A Simple Guide
What mutation is, why it does not prove ownership, the documents you need, and how to apply at the tehsil or online.
What mutation means
Mutation (called dakhil kharij in many states) is the updating of government revenue or municipal records to reflect the new holder of a property after a sale, inheritance, gift, or partition. It ensures property tax demands reach the right person.
Mutation is not proof of ownership
A crucial point: mutation records are for fiscal purposes only. The Supreme Court has repeatedly held that mutation does not create or extinguish title. Ownership is proved by the registered sale deed, will, or succession — mutation simply follows it.
Documents typically required
Requirements vary by state, but commonly include:
- Registered sale deed / gift deed / partition deed, or death certificate and legal-heir proof for inheritance.
- Latest property tax receipts.
- Identity proof of the applicant.
- Affidavit and indemnity bond in the prescribed format.
- No-objection certificates from other heirs in inheritance cases.
How to apply
Apply to the tehsildar / revenue office for rural and revenue land, or the municipal corporation for urban property. Many states (including Punjab, UP, and Maharashtra) accept applications through their online land-records portals. The authority issues a public notice inviting objections; if none survive, the mutation is entered and a copy can be downloaded or collected.
Want the exact statute text? Browse the related Acts in our Bare Acts library.
Disclaimer: This guide is general information about Indian law, not legal advice. Statutes are amended and facts differ — consult a licensed advocate before acting on it.