How to apply for property mutation — title transfer (2026)

• Property bought / inherited / received as gift
• Sale deed registered at Sub-Registrar (urban) OR registered partition / gift / will (rural)
• No pending property tax dues on the property

1. Identify jurisdiction — Urban: Municipal Corporation. Rural: Tehsildar / Patwari office.
2. Find online portal (urban) — Delhi: mcdonline.nic.in · Mumbai: portal.mcgm.gov.in · Bangalore: bbmp.gov.in · Chennai: chennaicorporation.gov.in.
3. For rural / state Bhulekh — UP: upbhulekh.gov.in · Bihar: biharbhumi.bihar.gov.in · MP: mpbhulekh.gov.in · MH: mahabhumi.gov.in. Most states have RoR (Record of Rights) online.
4. Submit Mutation Application Form — Urban: Form 6 (most cities). Rural: dakhil kharij application.
5. Upload supporting docs — Sale deed (registered) / Will (probated) / Gift Deed / Partition deed; Property tax paid receipt; PAN; Aadhaar; previous owner's NOC (if alive).
6. Pay mutation fee — Free in Delhi, Bangalore. Rs 100-1,000 in others. Some states charge stamp duty equivalent.
7. Patwari / Inspector verification — Field verification — Patwari (rural) or Inspector (urban) confirms physical possession.
8. Mutation order — Tehsildar (rural) or Assessor (urban) signs Order. New khata / new RoR generated.
9. Update other records — After mutation, update electricity, water, gas, society in new owner name.

• Online portal: Municipal / State Bhulekh portal
• Offline: Municipal Corporation office, Tehsildar office, Patwari office. CSC for some states.
• Fee: Free in Delhi, Bangalore · Rs 100-1,000 in other cities · Rural: Rs 50-200
• Timeline: Statutory: 30 days (RTPS state acts) · Real-world: 30-90 days

See our complete checklist: Documents required for property mutation — covers mandatory + optional + size/format specs.

• Sale deed not registered — mutation refused. Get sale deed registered at Sub-Registrar first.
• Property tax dues — clear all dues before applying. Mutation refused with arrears.
• Inheritance — no Will — submit succession certificate from court / family settlement deed signed by all legal heirs.
• Patwari demanding bribe — file complaint to Tehsildar + ACB; mutation processing free of bribes is a right.

Most “delays” or “rejections” clear within 7-15 days of an RTI being filed. Use this 5-question template:

1. Status of my application no. _____ dated _____ as on date.
2. The name + designation of the dealing officer assigned to my file.
3. The reasons for delay beyond the statutory timeline.
4. Copy of any noting / movement of my file in the past 30 days.
5. The likely date of issuance of my certificate / approval.

Auto-fill the PIO details + your case: Open the RTI Drafter →

Or browse state-wise scheme procedures: All state portals + RTI templates

Track your application status: How to check status guide

Sale deed = Sub-Registrar record (legal ownership). Mutation = Municipal/Revenue record (tax + utilities). Both needed.

Submit succession certificate (issued by district court) OR family settlement deed (signed by all legal heirs + notarised).

Yes — all heirs' names on mutation. Or one heir applies after NOC from others.

Mutation reflects ownership but does NOT create it. Sale deed at Sub-Registrar is ownership. Mutation is record sync.

File RTI to Tehsildar + Municipal Commissioner. Use our mutation RTI generator.

• How to check status — 25 high-traffic services
• Documents required — 30 checklists
• All state RTI portals
• Full RTI Playbook — 100+ scenarios

• Official portal: https://mcdonline.nic.in
• Citizen feedback collected via AwaazRTI (composite, identifying details removed).
• Statutory references: see relevant Act sections.

Last reviewed: 25 April 2026.