Land mutation is one of the most important steps after buying, inheriting, or receiving any land or property. Without mutation, ownership is not officially transferred in the government revenue records—even if you have a sale deed.

This guide explains what mutation is, why it is needed, how to apply online, documents required, fees, verification, and state-wise portals.

✅ What Is Mutation in Land Records?

Mutation means updating the government’s land revenue records to reflect the name of the new owner after a property transfer.
In simple words:

➡️ Mutation = Update of land ownership details in government records

The updated record is called ROR (Record of Rights) or Khata/Khatoni/Jamabandi, depending on the state.

Mutation is handled by the Revenue Department, not the Registrar’s Office.

✅ Why Is Mutation Important?

Mutation is important for:

• ✔ Showing ownership in government land records
• ✔ Paying property tax or land revenue in your name
• ✔ Applying for bank loans on property
• ✔ Selling the land in future
• ✔ Avoiding legal disputes
• ✔ Getting agricultural benefits/subsidies
• ✔ Establishing clear land titles

Without mutation, the government still shows the old owner, which may cause problems during sale or legal verification.

✅ Types of Land Mutation

There are two main types:

1. Transfer-Based Mutation (Paid)

Done when land is transferred through:

• Sale deed
• Gift deed
• Transfer deed
• Lease deed

2. Inheritance-Based Mutation (Free/Paid)

Done when land is received through:

• Family settlement
• Will / No-Will
• Court order
• Succession

⭐ When Do You Need Mutation?

You must apply for mutation when:

• You buy a land or house
• You inherit property from parents
• Land is gifted to you
• After property partition
• After court judgment
• After conversion of agricultural to non-agricultural land

📝 Documents Required for Land Mutation

Documents may vary by state, but generally include:

• Sale deed, Gift deed, Partition deed
• Registered Will or Succession certificate
• Copy of previous land record (ROR/Khata)
• Aadhaar card of applicant
• PAN card (for sale mutation)
• Encumbrance certificate (sometimes)
• Tax receipt (if property tax applicable)
• Affidavit (for inheritance)
• Identity proof + Address proof
• Application form

🌐 How to Apply for Mutation Online? (General Process)

Most states allow online mutation through Bhulekh or Revenue portals.

Step-by-step online mutation process:

1. Visit your state’s Bhulekh / Land Records / Revenue website
2. Open the Online Mutation / Apply Mutation section
3. Create an account or log in
4. Fill the mutation application form
5. Upload required documents
6. Pay mutation fee (if applicable)
7. Submit the application
8. Verification is done by the Patwari/Tehsildar
9. Mutation order is issued
10. Updated ROR/Khata is available to download

💰 Mutation Charges in India (State-wise Average)

State	Average Fee
Uttar Pradesh	₹40–₹150
Bihar	₹100–₹300
Rajasthan	₹100
Odisha	₹30–₹100
Maharashtra	₹25–₹200
Gujarat	₹25–₹100
Karnataka	₹35–₹200

(Fees vary by property type & district)

🔍 How Long Does Mutation Take?

• Online mutation: 7–21 days
• Offline mutation: 15–30 days

Inheritance-based mutation may take slightly longer.

🏛️ State-Wise Online Mutation Portals

State	Portal
UP	Bhulekh UP, E-District
Bihar	Bihar Bhumi
Odisha	Bhulekh Odisha
Rajasthan	Apna Khata Rajasthan
MP	MP Bhulekh
Chhattisgarh	CG Bhuiyan
Gujarat	AnyROR Gujarat
Maharashtra	Mahabhulekh
Karnataka	Bhoomi Karnataka
Haryana	Jamabandi Haryana

🔐 How to Check Mutation Status Online?

1. Visit your state’s land record portal
2. Select Know Mutation Status
3. Enter application number / land details
4. View status:
   1. Pending
   1. Under verification
   1. Approved
   1. Rejected

⚠️ Can Mutation Be Rejected?

Yes. Mutation is rejected if:

• Incorrect documents
• Fake deed
• Land dispute
• Missing signatures
• Wrong survey number

If rejected, you can reapply after correction.

📌 Difference Between Mutation & Registration

Registration	Mutation
Legal proof of transfer	Updates owner name in land revenue record
Happens at Sub-Registrar Office	Happens at Revenue Office
Mandatory	Not legally mandatory but essential
Ensures legal transfer	Ensures tax/record transfer

🎯 Conclusion

Mutation is a crucial process that ensures your name is updated in the government’s land records after any property transfer. Completing mutation gives you:

✔ Ownership in revenue records
✔ Legal clarity
✔ Smooth property transactions
✔ Protection from disputes

If you have bought, inherited, or received any land, apply for mutation immediately to avoid future complications.

FAQs About Land Mutation