Property mutation stuck for months? File an RTI and get a written

If you live abroad: see the NRI property guide for stopping illegal sale, fixing mutation and handling tenant or family disputes.

This pattern repeats lakhs of times every year. Mutation delays are the #1 land-record grievance in India — Right to Service Act dashboards in UP, MH, KA and MP all show mutation as the most-breached service. The system is built so that the tehsildar (rural) or municipal commissioner (urban) is the PIO and must answer in writing in 30 days under §7(1) of the RTI Act.

You may have already tried your state's e-mutation portal — UP Bhulekh, MH Mahabhumi/Aaple Sarkar, KA Bhoomi, MP Lokvani, RJ Apna Khata, TN Patta Chitta, AP MeeBhoomi, TS Dharani. These are useful for status checks, but they almost never tell you why a file is stuck or who is sitting on it. The helplines route you to the same officer who is already not acting.

• Portal / helpline: “Verification pending.” “Objection received.” “Will be done soon.” No officer name. No specific reason. No deadline. No appeal.
• RTI: The PIO must give you a written, signed reply with the specific reason, the dealing officer's name and designation, and any objection or query on the file — within 30 days. If they don't, you file a First Appeal under §19(1) to the Sub-Divisional Magistrate (SDM) or Additional Collector. If that also fails, you go to the State Information Commission (SIC) under §19(3), which can fine the PIO up to Rs 25,000 (§20).

The Right to Service Act in your state (UP RTS Act 2011, MH RTS Act 2015, KA Sakala Act 2011, etc.) gives you a parallel route — most states promise mutation in 30-60 days. But the RTS officer's only power is to “compensate” Rs 100-500 for breach. The RTI gets you the actual reason plus access to the file noting, which is what unblocks the case.

Mutation is handled by different offices depending on where the property is.

• Rural agricultural land: Tehsildar / Naib-Tehsildar of the tehsil where the village is located. Lekhpal (UP), Patwari (MP/RJ/PB/HR), Talathi (MH), Village Accountant (KA), Karnam (TN/AP) does ground verification; Tehsildar passes the order.
• Urban / municipal property (flat, plot in city limits): Property Tax / Records Section of the Municipal Corporation (e.g., MCGM in Mumbai, BBMP in Bangalore, GHMC in Hyderabad, NDMC/MCD in Delhi, PMC in Pune). Some states route urban mutation through the Sub-Registrar's Mutation Cell.
• Notified urban areas (cantonment, NOIDA, GMDA): the local development authority's Land/Records Section.

If unsure, look up the survey number / khasra number / property tax index number on the state portal — it will show which office “owns” the record.

By default, the PIO is the tehsildar himself/herself (rural) or the assessor & collector of the municipal ward (urban). You don't need a personal name — the designation works.

The Public Information Officer
(Tehsildar)
Office of the Tehsildar, [tehsil name]
[district], [state] - [PIN]

For urban property:

The Public Information Officer
(Assessor & Collector / Deputy Commissioner — Revenue)
[Municipal Corporation], [Ward number / zone]
[address] - [PIN]

• Central / Union Territory offices: Rs 10 by Indian Postal Order (IPO) payable to “Accounts Officer”.
• State offices: fee varies — see RTI fee calculator (per state). Common modes: court fee stamp of Rs 10 (UP, MP, BR), e-challan (MH, KA, TS), cash at the counter (most states), or DD.
• BPL applicants: fee waived under §7(5). Attach BPL ration card or income certificate copy.

Be specific. Don't ask “why is mutation not done” — ask for status, reason, officer name, and the file noting.

[Your full name]
[Your address]
[Phone] · [Email]
[Date]

To,
The Public Information Officer
(Tehsildar / Assessor & Collector)
[Office name and full address]

Subject: RTI application under §6(1), RTI Act 2005 — status of mutation
application for property [survey/khasra/index number]

Sir/Madam,

I am the [legal heir / purchaser / donee] of the property described below.
I request the following information under §6(1) of the Right to Information
Act, 2005, regarding my pending mutation application:

Property details:
  Khasra / Survey / Property Index No.: [number]
  Village / Ward / Locality: [name]
  Tehsil / Zone: [name]
  District: [name]
  Area: [acres / sq ft]
  Recorded owner (current): [name as in Bhulekh / Khata]
  Applicant (proposed owner): [your name]
  Basis of mutation: [registered Sale Deed No. ___ dated ___ / Will dated ___
                      / Succession Certificate No. ___ dated ___ / Gift Deed]
  Mutation application date: [DD-MM-YYYY]
  Application / e-mutation reference no.: [if any]

Information sought:

1. The current status of the mutation application, in writing.
2. If pending, the **specific reason** with the relevant section of the
   [State Land Revenue Code / Municipal Act] cited.
3. The name and designation of the **lekhpal/patwari/talathi/karnam** who
   has been assigned the field verification, and the date verification was
   ordered.
4. The date on which the file was last moved, the action taken, and the
   next step required.
5. A copy of any objection, query, deficiency memo, or noting on the file
   (including objections from any third party).
6. The name and designation of the **dealing clerk and the section officer**
   currently in possession of the file.
7. If any document is required from me, the **exact list with format**.
8. The expected date of disposal under the [State] Right to Service Act.

Fee: I enclose [IPO No. / court fee stamp / cash receipt] dated [date]
for Rs [amount].

I declare that I am a citizen of India.

Thank you,

[Signature]
[Name]

Use Registered Post with Acknowledgement Due — Rs 40-60 at any post office. Keep the receipt and the pink AD card. The 30-day clock starts the day the office receives the application (date on AD), not the day you posted.

You can also hand-deliver and ask for a stamped acknowledgement on a duplicate copy. Either is valid under §6(1).

• Day 30: Reply due under §7(1).
• Day 31 onwards: §7(2) deemed refusal. File a free First Appeal immediately; do not wait or send a fresh RTI.

The First Appellate Authority (FAA) for revenue offices is the Sub-Divisional Magistrate (SDM) / Additional Collector for tehsil offices, and the Municipal Commissioner / Additional Commissioner (Revenue) for urban property.

To,
The First Appellate Authority
(Sub-Divisional Magistrate / Additional Municipal Commissioner)
[Office and address]

Subject: First Appeal under §19(1), RTI Act 2005

Sir/Madam,

I filed an RTI application dated [original date] (acknowledged on [AD date]
by the office of the PIO, [PIO designation]). The 30-day reply window under
§7(1) ended on [day 30]. I have received [no reply / a vague reply not
addressing my numbered questions].

I therefore prefer this First Appeal under §19(1) of the RTI Act 2005
and request that the FAA direct the PIO to provide the information sought,
and pass any further orders the FAA deems fit, including action under §20
for the deemed refusal.

Enclosures: (a) copy of the original RTI, (b) postal AD, (c) PIO's reply
(if any).

[Signature]

If the FAA also fails to decide in 45 days (the §19(6) cap) or the reply remains evasive, the Second Appeal under §19(3) goes to the State Information Commission of your state — UPSIC, MSIC, KSIC, BIC, etc. Online filing is now possible in most states (e.g., upsic.gov.in, mahasic.org.in, kic.karnataka.gov.in).

When the PIO answers properly, you typically get one of:

1. “Field verification by lekhpal completed; order under §34 of UPLR Act passed on [date]; entry in Bhulekh updated/pending data feed.” — chase the data-entry operator with the order copy.
2. “Objection received from [third party] on [date] under §40; matter referred to court under §41.” — meet the objector or fight the case.
3. “Application returned for want of [stamp duty deficit / encumbrance NOC / co-owner consent].” — refile with the missing document.
4. “Mutation order passed on [date]; copy attached.” — done; your work is to ensure the online portal mirrors it.

In every case you now have a written, dated, official answer that you can act on.

• “Information is third-party — §11 procedure required.” Your own mutation application is not third-party information. Bhagat Singh v. CIC (Delhi HC, 2007) and CBSE v. Aditya Bandopadhyay, (2011) 8 SCC 497 settle this — a citizen's own record is theirs by right. Mention these in your First Appeal.
• “File is sub-judice — §8(1)(b) exemption.” Sub-judice applies only to information whose disclosure would obstruct the court process. A status enquiry on your application does not. CIC/SS/A/2014/000456 squarely covers this.
• “Personal information of officer — §8(1)(j).” Names of public servants performing official duties are not personal information. Subhash Chandra Agrawal v. CPIO and Namit Sharma v. UoI (2013) 1 SCC 745 settle this.
• “Approach the e-mutation grievance portal first.” RTI is a parallel statutory right; the PIO must accept the application under §6(1) regardless. See Khanapuram Gandaiah v. Administrative Officer, (2010) 2 SCC 1.

1. §7(1) — 30 days: PIO replies.
2. §7(2) deemed refusal — Day 31: First Appeal under §19(1) to SDM/Add. Commissioner. 30-day window to file from the §7 deadline (or from the unsatisfactory reply).
3. §19(6) — 45 days: FAA must decide.
4. §19(3) — 90 days from FAA order: Second Appeal to State Information Commission.
5. §20 penalty: Up to Rs 25,000 on the PIO personally for unjustified delay/refusal; disciplinary action under conduct rules.

• RTI in 12 simple steps — start here
• Encumbrance Certificate (EC) stuck at Sub-Registrar — RTI guide
• Property tax wrongly assessed? Use RTI to fix it
• Sub-Registrar over-charged stamp duty? RTI + refund route
• All Indian helplines (Bhulekh, IGR, RPFC, etc.)
• RTI forms + state-wise fees

Last reviewed: 26 April 2026 by RTI Wiki editorial team. If you spot an error or an out-of-date phone/address, please post on the Q&A forum or write to [email protected].