Land mutation is the entry of a transfer (sale, inheritance, gift, partition) in the revenue records (jamabandi / RoR / khata-khasra). It is governed by state revenue codes, not by central law. The mutation file flows from the Patwari / Lekhpal to the Tehsildar, with a notice period and a hearing. An RTI under Section 6 of the RTI Act 2005 to the Tehsildar's PIO and the Sub-Registrar's PIO, asking for the registry, mutation file noting, Patwari report and the present custodian, normally moves a stuck mutation within 30 days.
Use this guide if (a) months after registration the new owner's name is not in revenue records; (b) the Patwari has not visited; © a notice was not issued to the recorded owners; (d) a competing claim is pending; (e) the Tehsildar has reserved the file; (f) you want a certified copy of the registry from the Sub-Registrar; (g) inheritance mutation is pending after a death certificate.
The Supreme Court in Suraj Bhan v Financial Commissioner (2007) and many High Courts have held that mutation entries are revenue records and not adjudicatory of title; but the procedural integrity (notice, hearing, recording) is mandatory. CIC consistently allows access to mutation files of the affected parties.
To, The Public Information Officer, Office of the [Tehsildar / Sub-Registrar / Settlement Officer], [Place] [Full address] Subject: RTI under Section 6 regarding mutation case [number, if known], registry no. [number] dated [date], khasra / survey [number], village [name] Sir / Madam, I, [Full name], a citizen of India, [purchaser / vendor / heir] under registry no. [number] dated [date], request the following under the RTI Act 2005. Fee of Rs. 10 paid online / by IPO. In respect of the property bearing khata [number], khasra / survey [number], plot [number], area [extent], village [name], block [name], district [name]: 1. Certified copy of the registered deed (registry no. [number] dated [date]) along with index II / III entry from the Sub-Registrar. 2. Mutation case number opened on the basis of the said registry / inheritance papers. 3. Date of receipt of the mutation application by the Tehsildar's office. 4. Spot inspection / Patwari report, with date and noting. 5. Notice issued to the recorded owners and adjacent owners under the state revenue code; proof of service. 6. Objections received and the date of the hearing. 7. Order, if passed, with date and signatory. 8. Present custodian, present location of the mutation file, and the next date of hearing or action. 9. Updated extract of the jamabandi / RoR / khata-khasra showing my name post-mutation, if mutated. 10. Reason recorded in writing for the delay beyond the period prescribed under the state revenue code. I invoke Section 10 (severability) and Section 6(3) (transfer to right office). I undertake to pay further fee under Section 7(3). Yours faithfully, [Signature, name, date]
Most state revenue codes prescribe 30 to 90 days. UP Revenue Code 2006 and the Bhulekh SOP target 45 days. Beyond that, file an RTI plus a representation.
No. Mutation only enters a name in revenue records for collection of land revenue. Title is proven by registry, succession or court order.
In many states yes, eg UP Bhulekh, Karnataka Bhoomi, Maharashtra e-Mutation. State portals vary.
That is corruption. File a vigilance complaint with the Collector and an RTI for the spot register entries.
A co-sharer can object; the Tehsildar will hear and decide. The RTI gets you the objection and the order, which you can appeal.
Yes, but the procedure is similar, a death certificate, legal heir certificate / succession certificate, and the Patwari spot report drive it.
In urban areas, mutation often runs through the municipal corporation's property tax wing in addition to the revenue authority.
Last reviewed: 9 May 2026.