RTI for Land Mutation Delay: Tehsil, Revenue and Registry Records

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.

• State Revenue Codes: UP Revenue Code 2006, MP Land Revenue Code 1959, Maharashtra Land Revenue Code 1966, Bihar Tenancy Act 1885, Karnataka Land Revenue Act 1964, Tamil Nadu Patta Pass Book Act 1983, etc.
• Indian Stamp Act 1899 and state stamp acts.
• Registration Act 1908.
• Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act 2013 (where applicable).
• RTI Act 2005, Sections 6 and 7(1).

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.

1. Identify the right PIO. Three PIOs typically: (1) Sub-Registrar's office for the registry copy and indices; (2) Tehsildar / Tahsildar's office for the mutation file; (3) Settlement / Land Records Department for digital records (Bhulekh / Dhara / Bhumi).
2. Pin the property. Khata, khasra / survey number, sub-plot, area, registry number, date of registration, parties.
3. Use the body's own redressal first. Bhulekh portal, e-Dhara, AnyROR, Karnataka Bhoomi or your state's portal often has a real-time status. State revenue grievance portals are useful.
4. Draft the RTI asking for the registry copy, the mutation case number, the Patwari spot report, the order on objections, the present custodian and the next date of hearing.
5. Pay ₹10 fee through online RTI or IPO.
6. Wait 30 days then escalate.

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]

• Filing with the wrong office. Registry is at Sub-Registrar; mutation is at Tehsildar. Two RTIs may be needed.
• Not quoting the state revenue code Section. It strengthens the application.
• Asking the PIO to “mutate the land”. PIO cannot decide title or mutation; the Tehsildar / Sub-Divisional Officer does.
• Skipping the spot report. Many delays trace back to a Patwari who has not visited. The RTI asking for the spot report puts pressure to visit.
• Family disputes inside one RTI. Stay neutral and ask for records of the case, not for action against family members.

• No reply in 30 days → First Appeal under Section 19(1).
• Departmental → Sub-Divisional Officer (Revenue) or Additional Collector (Revenue) for mutation, depending on state.
• Revenue Tribunal / Board for substantive disputes.
• Civil Court for title disputes.
• Writ for prolonged inaction.

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.

• Department of Land Resources: dolr.gov.in
• National Generic Document Registration System: ngdrs.gov.in
• Digital India Land Records Modernisation Programme: dilrmp.gov.in
• RTI Online: rtionline.gov.in
• State Bhulekh portals: refer to your state revenue department website

Last reviewed: 9 May 2026.

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Land mutation delay — complete guide on filing RTI to get your land mutation (dakhil kharij) completed:

1. Step 1: What is land mutation? (a) land mutation (also called dakhil kharij — or transfer of name in land records) is the process of updating the land records — to reflect the change of ownership — after a sale, gift, inheritance, partition, or court order, (b) the mutation is done by the Revenue Department — at the Tehsil / Taluk level — by the Tehsildar / Revenue Officer — and the entry is made in the Record of Rights (RoR — also called Khata, Patta, Khajna, Khasra, Khatauni — depending on the state), © the mutation is NOT a transfer of title — it is only an update of the land records — to reflect the current owner — for the purpose of property tax, land revenue, and government records — the title is transferred by the sale deed, gift deed, or inheritance — and the mutation is a fiscal record — not a title document.
2. Step 2: The delay problem. (a) mutation applications often take 6 months to 2 years — instead of the stipulated 30-45 days — because: (i) the Revenue Department is understaffed, (ii) the mutation requires a field visit — and the Revenue Officer does not visit, (iii) the mutation requires NOCs — from the Gram Panchayat, the Municipal Corporation, and other departments — which are delayed, (iv) the mutation is objected to by a third party — and the Revenue Officer refers the dispute to the court — which takes years, (v) the Revenue Officer demands a bribe — for processing the mutation, (b) the delay causes: (i) the land records show the previous owner — and the current owner cannot sell, mortgage, or develop the land, (ii) the property tax is assessed in the previous owner's name — and the current owner cannot pay — or get the receipt, (iii) the government schemes (like PM-Kisan, crop insurance, etc.) are not available — because the land records show the previous owner.
3. Step 3: File RTI for mutation status. File RTI with the Revenue Department (the Tehsildar / Revenue Officer — at the Tehsil / Taluk level — and the District Revenue Officer — at the district level) asking for: (a) the mutation status: “Provide the status of my mutation application — for [survey number / khasra number / plot number] — village [name] — Tehsil [name] — district [name] — application number [number] — filed on [date] — including: (i) the current status, (ii) the reason for delay, (iii) the name of the Revenue Officer handling the case, (iv) the expected date of completion”, (b) the mutation register: “Provide the following entries from the mutation register — for [survey number] — village [name] — for the years [year] to [year]: (i) the mutation number, (ii) the date of mutation, (iii) the name of the transferor and transferee, (iv) the type of transfer (sale, gift, inheritance, etc.), (v) the area and the consideration”, © the field visit report: “Provide the field visit report — for [survey number] — village [name] — conducted by the Revenue Officer — on [date] — including: (i) the officer's name, (ii) the date of visit, (iii) the findings, (iv) the objections — if any — and the objectors”, (d) the pending mutations: “Provide the list of pending mutation applications — at the Tehsil [name] — as on [date] — including: (i) the application number, (ii) the survey number, (iii) the date of application, (iv) the reason for delay, (v) the expected date of completion”.
4. Step 4: Sample RTI application. “To, The Public Information Officer, Office of the Tehsildar, [Tehsil name], [District name]. Subject: Application under RTI Act, 2005 — for mutation status. Sir/Madam, Please provide the following information: 1. The status of my mutation application — for survey number [number] — village [name] — Tehsil [name] — application number [number] — filed on [date]. 2. The reason for delay — if the mutation has not been completed — within the stipulated [30/45] days. 3. The name and designation of the Revenue Officer — handling my case. 4. The field visit report — if conducted — and the date of the visit. 5. The objections — if any — and the names of the objectors. 6. The expected date of completion — of the mutation. 7. The total number of pending mutation applications — at the Tehsil — as on [date]. 8. The timeline — for disposal of mutation applications — as per the state's Revenue Code / Rules. I am enclosing the court-fee stamp of Rs [amount] — as the RTI fee. Yours faithfully, [Name], [Address].”
5. Step 5: After the RTI reply. (a) if the reply shows inaction (the mutation is pending — and no field visit has been conducted — and no objection has been filed): (i) file a complaint with the District Revenue Officer (DRO — or the District Collector — with the RTI reply — and the demand for immediate action), (ii) file a complaint with the Revenue Minister / Department (at the state level — for delayed mutations), (iii) approach the court (file a writ petition — in the High Court — under Article 226 — for directing the Revenue Department — to complete the mutation — within a specified timeline), (b) if the reply shows an objection (a third party has objected — and the Revenue Officer has referred the dispute to the court): (i) the mutation cannot be completed — until the court decides the dispute, (ii) the applicant should participate in the court proceedings — and defend the title, (iii) the applicant can file a separate suit — for declaration of title — and for mutation — based on the court's decree, © if the reply shows a bribe demand (the Revenue Officer has demanded a bribe — for processing the mutation): (i) file a complaint with the Anti-Corruption Bureau / Lokayukta (with the RTI reply — and the evidence — for investigation — and prosecution), (ii) file a complaint with the Vigilance Department (of the Revenue Department), (iii) file a PIL (in the High Court — for systematic reform — of the mutation process).
6. Step 6: State-specific mutation rules. (a) UP: the mutation is governed by the UP Land Revenue Act, 1901 — and the mutation is done by the Lekhpal — at the village level — and the Tehsildar — at the Tehsil level — the timeline is 45 days — and the online portal is bhulekh.up.nic.in, (b) Bihar: the mutation is governed by the Bihar Land Revenue Act — and the mutation is done by the Circle Officer — and the online portal is lrc.bihar.gov.in, © Maharashtra: the mutation is done by the Talathi — and the online portal is bhulekh.mahabhumi.gov.in — the timeline is 30 days, (d) Karnataka: the mutation is done by the Village Accountant — and the online portal is landrecords.karnataka.gov.in — the timeline is 30 days, (e) Tamil Nadu: the mutation is done by the Village Administrative Officer — and the online portal is eservices.tn.gov.in — the timeline is 45 days, (f) West Bengal: the mutation is done by the Block Land and Land Reforms Officer — and the online portal is banglarbhumi.gov.in — the timeline is 45 days.
7. Step 7: Practical tips. (a) file RTI after 45 days (if the mutation is not completed — within the stipulated timeline — file RTI — to get the status — and the reason for delay), (b) attach the application copy (attach the mutation application — and the receipt — to the RTI — for easy reference), © file RTI with the Tehsildar and the DRO (for faster action — file RTI with both — the Tehsildar — and the District Revenue Officer), (d) use the RTI reply for action (the RTI reply is evidence — use it for complaints — and for litigation — and for media — to force the Revenue Department to act), (e) check the online portal (before filing RTI — check the online portal — for the mutation status — and the records — to avoid unnecessary RTI), (f) Example: A citizen filed a mutation application — for his inherited land — the mutation was pending for 1 year — the citizen filed RTI — asking for the status — and the reason for delay — the reply showed that the Revenue Officer had not conducted the field visit — and had not processed the application — the citizen filed a complaint with the District Collector — with the RTI reply — the Collector directed the Tehsildar to complete the mutation — within 15 days — the mutation was completed — within 10 days — and the citizen got the updated land records — and the property tax was assessed in his name.

See Land Mutation RTI and Find PIO.