Property mutation rejected — recovery guide (2026)

• Title disputed — multiple legal heirs. Need succession cert / partition deed.
• Sale deed unregistered — register at Sub-Registrar first; mutation only on registered.
• Legal heir NOC missing — siblings of deceased haven't signed.
• Property tax dues — clear all dues before mutation.
• Patwari's adverse report — physical possession ≠ documentary owner.

1. Get rejection order — Tehsildar / Asstt Commissioner must issue written rejection. RTI for noting if verbal.
2. If sale deed unregistered — Register at Sub-Registrar (stamp duty + 1% reg fee). Then re-apply mutation.
3. If title disputed (inheritance) — Get succession certificate from district court (3-6 months) OR family settlement deed signed by all legal heirs (faster).
4. If legal heir NOC missing — Get NOCs from all legal heirs on Rs 100 stamp paper. If contested: court order required.
5. Clear property tax dues — Pay all pending years; get NOC from municipal corporation; resubmit mutation.
6. Counter Patwari's adverse report — Submit your possession proofs: utility bills in your name, society/RWA confirmation, neighbours' affidavit.
7. Appeal to SDM / Asstt Commissioner — Within 30 days. Free. Cite state Land Revenue Code / Municipal Act.
8. Further appeal: DM → Revenue Tribunal — If SDM rejects. Last admin remedy before HC.

• Statutory appeal route: State Revenue Code: Tehsildar → SDM → DM → Revenue Tribunal → HC writ.
• Appeal window: 30 days at each level
• Fee: Free for mutation appeal. Sale deed registration: 5-7% stamp duty + 1% registration. Succession cert: court fee 1-3% of property value.

• Registered sale deed / partition deed / succession cert
• Property tax NOC (all dues paid)
• Legal heir NOCs (all heirs signed)
• Possession proofs (utility bills + RWA confirmation)

Government rejection orders often lack actual rationale. RTI brings out the file noting + officer name + actual basis — and that visibility usually resolves the case. Use this template:

1. Copy of the rejection order + complete file noting on application no. _____ dated _____.
2. Name + designation of the officer who took the rejection decision.
3. Specific Section / Rule / Circular under which rejection was made + supporting evidence relied upon.
4. Number of similar applications in the past 12 months that were (a) approved, (b) rejected — for the same officer.
5. The procedure + timeline for filing an appeal + the office of the appellate authority.

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

Re-apply guide: How to apply for property mutation

Track your application status: Status check guide

Most common: property tax dues OR Patwari's field report disputes possession. Counter both.

Only after court succession cert OR family settlement deed. Without consent of all heirs: rejected.

File ACB complaint + RTI. Many states now have e-mutation (no Patwari interface) — Bhulekh online.

Reflects — mutation doesn't create ownership (sale deed does). But without mutation, future sale + tax + utility transfer blocked.

RTI to SDM for file noting. State RTPS deemed-disposal clause may apply. HC writ for systemic delay.

• 25 how-to-apply guides
• 25 status-check guides
• 30 documents-required checklists
• Full RTI Playbook — 100+ scenarios

• Statutory appeal under relevant Act/Rule — see legal framework section.
• Citizen feedback collected via AwaazRTI (composite, identifying details removed).

Last reviewed: 25 April 2026.