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—guide:applicant:application:sample:land-mutation [2026/07/18 03:58] (current) – created - external edit 127.0.0.1
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 +{{htmlmetatags>metatag-keywords=(land mutation RTI sample,Tehsildar RTI,Patwari Lekhpal Talathi,Bhulekh portal,khasra khatauni,inheritance mutation,sale deed mutation,RTI for mutation delay 2026)
 +metatag-title=(Sample RTI for Land Mutation Delays India 2026)&metatag-description=(Free sample RTI for land mutation delays in India. Tehsildar, Patwari, Bhulekh portal: how to file, fee, escalation under Section 19 1 RTI Act. 2026 guide.)}}
 +
 +====== Sample RTI for land mutation delays: citizen guide 2026 ======
 +
 +<WRAP center round info 100%>
 +**Land mutation RTI: at a glance**
 +
 +^  📅 Statutory window  ^  ⏰ PIO reply window  ^  💸 Application fee  ^  🏛 Right office  ^
 +|  **30-90 days** -- state revenue codes  |  **30 days** -- Section 7(1), RTI Act 2005  |  **₹10 - ₹50** -- state-wise (BPL = 0)  |  **Tehsildar** -- PIO of Tehsil revenue office  |
 +
 +**Process flow:** ① Apply at Tehsil counter → ② Check Bhulekh portal → ③ If stuck > statutory days, RTI to Tehsildar → ④ 30-day reply → ⑤ First Appeal §19(1) to SDO
 +</WRAP>
 +<WRAP info>
 +**Quick answer.** Land mutation (called **dakhil-kharij** or **namantaran** in Hindi-belt states, **khata transfer** in Karnataka, **patta** in Tamil Nadu) is the official update of a property's owner record in revenue land records after sale, gift, inheritance or partition. The application sits with the **Tehsildar / Sub-Registrar / Talathi / Patwari**. The statutory time-limit is **45-90 days** in most states. If your file is stuck, RTI to the **PIO of the Tehsildar's office** unlocks the status, the file noting, the objection (if any) and the officer holding the file. Sample below: replace bracketed parts, attach **₹10 IPO**, post by **Speed Post (AD)**. Reply must come in **30 days** under §7(1) of the **RTI Act, 2005**. Silence = file First Appeal under §19(1).
 +</WRAP>
 +
 +===== What land mutation is: in 50 words =====
 +
 +**Mutation** is the formal update of land-revenue records (**Khasra-Khatauni / 7-12 / Pahani / Patta**) when ownership changes hands. It does not create or transfer title: title comes from the **registered sale deed** under the **Registration Act, 1908**. Mutation only records the changed owner's name in the revenue register, which is what the State uses to collect property tax and to issue **encumbrance certificates**.
 +
 +===== Legal position in India =====
 +
 +  * **Title vs. record**: Under the **Registration Act, 1908** and the **Transfer of Property Act, 1882**, your **registered sale deed / will / partition deed** is the title document. Mutation is administrative: without it, the State still treats the previous owner as the recorded holder for tax + records purposes.
 +  * **Statutory time-limit (state-wise)**: **Uttar Pradesh** (UP Revenue Code 2006, §34): **45 days** from application. **Madhya Pradesh** (MP Land Revenue Code, §109): **90 days**. **Maharashtra** (Maharashtra Land Revenue Code 1966, §149): **mutation entry within 30 days; certified copy within 90 days**. **Karnataka** (Karnataka Land Revenue Act, §128): **45-60 days**. **Tamil Nadu** (Patta Pass Book Act 1983): **30 days for uncontested, 90 days for contested**. **Bihar**: **75 days** (Bihar Land Mutation Act, 2011).
 +  * **Authority**: **Tehsildar / Sub-Divisional Officer (Revenue)** is the deciding authority in most states. The **Patwari / Lekhpal / Talathi / Karnam** is the village-level revenue officer who initiates the mutation note; the **Naib Tehsildar** signs off on uncontested cases; the **Tehsildar** decides contested ones.
 +  * **Public-authority status under RTI**: Tehsildar's office is a public authority under §2(h) of the **RTI Act, 2005**. Records you can ask for: mutation file, objection (if filed), Patwari's report, hearing notes, order, certified Khasra-Khatauni copy, **dakhil kharij** entry number.
 +  * **Online portals**: Most states now have a **Bhulekh / Bhumi / Mahabhulekh / Dharani / Bhoomi** portal where mutation status is searchable by Khasra number or owner name. RTI is the route when the portal shows "pending" beyond the statutory window.
 +
 +<WRAP collapse>
 +**Read the legal background.** *Suraj Bhan v. Financial Commissioner Revenue Punjab (2007) 6 SCC 186*: Supreme Court held that a mutation entry **does not by itself confer or extinguish title**; it is a fiscal record. Title disputes go to civil court. RTI is the right tool when the **process** has stalled: not when the **substance** is contested. *Sawarni v. Inder Kaur (1996) 6 SCC 223* re-affirms this. So your RTI must focus on the procedural file (status, noting, officer): never on "decide my case in my favour".
 +</WRAP>
 +
 +===== Step-by-step process: how to file an RTI for a stuck mutation =====
 +
 +  - **Locate your Khasra / Survey number.** Check the registered sale-deed / inheritance papers. The Khasra number is your unique identifier on the file. Without it, the Patwari office cannot pull your mutation.
 +  - **Check the online portal first.** Visit your state's Bhulekh portal (e.g., [[https://upbhulekh.gov.in|UP]], [[https://landrecords.maharashtra.gov.in|Maharashtra]], [[https://landrecords.karnataka.gov.in|Karnataka]], [[https://anyror.gujarat.gov.in|Gujarat]], [[https://bhulekh.bihar.gov.in|Bihar]], [[https://meebhoomi.ap.gov.in|AP]], [[https://dharani.telangana.gov.in|Telangana]]). Take a **screenshot** with date/time visible.
 +  - **Identify the PIO.** Public Information Officer of **Office of the Tehsildar, [Tehsil Name], District [District Name], [State]**. The Tehsildar's office address is on every district website and on the Bhulekh portal.
 +  - **Draft the application.** Use the [[#sample-rti-letter|sample below]]. Include: Khasra/Survey number, village, tehsil, registered deed number + date, your application date, your unique reference number from the receipt counter.
 +  - **Pay the fee.** **₹10** for central RTIs but **state RTI fees apply for state authorities**: UP/Bihar/MP: ₹10, Maharashtra/Karnataka: ₹10, Rajasthan: ₹40 (highest), TN: ₹50, Gujarat: ₹20. See [[:rti-fees-by-state|state-wise chart]]. **BPL = zero** under §7(5).
 +  - **Post by Speed Post (AD).** India Post Speed Post with Acknowledgement Due gives you the **filing-date proof** that starts the §7(1) 30-day clock.
 +  - **Wait 30 days.** PIO must reply by Day 30. Silence = deemed refusal under §7(2).
 +  - **File First Appeal if needed.** Under §19(1) to the **First Appellate Authority** (Sub-Divisional Officer / Sub-Collector / Additional Tehsildar in most states). Use our [[https://righttoinformation.wiki/tools/first-appeal-app.html|First Appeal Builder]].
 +  - **Escalate to State Information Commission.** Under §19(3) if the FAA also fails. SICs have decided many mutation-related matters with directions to dispose within fixed timelines.
 +
 +===== Documents to keep with you =====
 +
 +  * **Registered sale deed / inheritance certificate / will / partition deed**: your title document.
 +  * **Mutation application receipt** with reference number and date stamp from the Tehsil counter.
 +  * **Khasra / Survey number** of the plot: required to pull the file.
 +  * **₹10 IPO** (or court-fee stamp / DD / online receipt). **BPL certificate** if claiming §7(5) exemption.
 +  * **Bhulekh portal screenshot** showing "pending" status, date and time visible.
 +  * **Speed Post (AD) receipt** as filing-date proof.
 +
 +===== Common mistakes that get mutation RTIs rejected =====
 +
 +  * **Asking the PIO to "decide" the mutation**: RTI is only for **information**, not decision-making. Re-frame as "current status of mutation application no [X], file noting, name of officer holding the file".
 +  * **Not citing the Khasra number**: The PIO replies "your reference is unclear" and the 30-day clock can be reset. Always include the Khasra/Survey number.
 +  * **Asking for personal information of the previous owner**: likely refused under **§8(1)(j)**. Re-frame as "anonymised entries showing only the dates of registration, mutation entry, and order: without the name and address of the previous owner".
 +  * **Filing to the wrong office**: village Patwari does not have the mutation file once it's transferred to the Tehsildar. Address the Tehsildar's PIO directly. Invoke **§6(3)** so any wrong-office filing is auto-transferred.
 +  * **No fee proof**: non-acceptance memo. Always include the IPO / court-fee / online receipt.
 +  * **Forgetting the §10 severability clause**: if part of your RTI hits §8 exemption, the PIO can refuse the whole thing. The sample below explicitly invokes **§10(1)** + **§10(2)** so non-exempt parts must still be supplied.
 +
 +===== Real-life example: Ravi's land mutation cleared in 41 days after a 14-month delay =====
 +
 +<WRAP center round box 80%>
 +//Ravi Sharma, 38, software engineer in Pune. Inherited 2.3 acres of agricultural land in Ahmednagar (now **Ahilyanagar**) district, Maharashtra after his father's death in February 2024. Submitted mutation application at **Tehsil Sangamner** on 14 May 2024. Receipt number ASN/MUT/2024/847. Bhulekh portal still showed his late father's name 14 months later.//
 +
 +> "My uncle who lives nearby went to the Tehsil office every two months. Each time the Talathi said 'pending with Naib Tehsildar' or 'objection raised by your cousin': but no written notice was ever served on me. I checked **bhulekh.maharashtra.gov.in** every week: status was 'Application received'.
 +
 +> On 14 July 2025 I filed RTI by Speed Post (AD) to the **PIO, Office of the Tehsildar, Sangamner Tehsil, Ahilyanagar District**. ₹10 IPO. I asked: (a) current status of mutation application ASN/MUT/2024/847, (b) certified copy of the file noting, (c) name and designation of the officer currently holding the file, (d) certified copy of the objection (if any) including the objector's name and date of submission, (e) certified copy of the Talathi's report, (f) the prescribed timeline under MLRC §149.
 +
 +> Reply came on 19 August 2025: Day 36. The PIO admitted **no objection had been filed** on record. The file had simply been moved to the Naib Tehsildar's table on 28 June 2024 and stayed there. The 'cousin objection' the Talathi mentioned in person was **never filed in writing**. The reply also flagged that under MLRC §149 the entry should have been made within 30 days.
 +
 +> I attached the RTI reply to a **complaint under MLRC §149 + Maharashtra Public Records Act** to the **Sub-Divisional Officer, Sangamner**. Order sheet was put up on 6 September 2025. Hearing on 14 September. The Naib Tehsildar passed the mutation order on 24 September. Bhulekh updated on 28 September. **From RTI date to mutation done: 41 days. Total cost: ₹62 (₹10 IPO + ₹52 Speed Post).** I should have RTI'd 12 months earlier."
 +
 +: Ravi, October 2025
 +</WRAP>
 +
 +===== Sample RTI letter: copy, adapt, file =====
 +
 +<code>
 +To,
 +The Public Information Officer,
 +Office of the Tehsildar,
 +[Tehsil Name],
 +District [District Name], [State]
 +
 +Subject: Application under the Right to Information Act, 2005: records concerning
 +the mutation (dakhil kharij / namantaran) of land bearing Khasra number [XXX]
 +
 +Date: [DD Month YYYY]
 +
 +Respected Sir / Madam,
 +
 +1. I, [Your full name], a citizen of India residing at [your address], am filing this
 +   application under Section 6(1) of the Right to Information Act, 2005, seeking
 +   the following records pertaining to my application for mutation of the
 +   following property:
 +
 +       Khasra / Survey no.    : [Khasra / Survey number]
 +       Village               : [Village name]
 +       Tehsil                : [Tehsil name]
 +       District + State      : [District], [State]
 +       Mutation application   : Reference no [XXX] dated [DD/MM/YYYY]
 +       Underlying transaction : Sale deed / inheritance / gift / partition
 +                                  registered as document no [XXX]
 +                                  at SRO [SRO name] on [date].
 +
 +2. Information sought (please supply certified copies and not opinions):
 +
 +   (a) Current status of the above mutation application as on the date of reply,
 +       with the date of last action and the date when each subsequent step is
 +       expected.
 +
 +   (b) Certified copy of the complete file noting on the application, including
 +       the Patwari / Lekhpal / Talathi report, the field inquiry (if any), and
 +       the noting by every officer who has handled the file.
 +
 +   (c) Name, designation, room number, and contact of the officer currently
 +       holding the file, with the date the file moved to that officer.
 +
 +   (d) Certified copy of any objection filed against the mutation, naming the
 +       objector, the date of filing, the grounds raised, and the date on which
 +       the objection was placed before the Tehsildar / Naib Tehsildar.
 +
 +   (e) Certified copy of the hearing notice (if any) issued to me, the date of
 +       issue and the dispatch register entry.
 +
 +   (f) The prescribed statutory timeline under [MLRC §149 / UP Revenue Code §34
 +       / MP Land Revenue Code §109 / etc: pick state] for disposal of an
 +       uncontested mutation application, and the reasons for delay if the
 +       prescribed period has been exceeded in my case.
 +
 +   (g) Certified copy of the most recent Khasra-Khatauni / 7-12 extract / Pahani
 +       / Patta of the said land, showing the recorded owner as on date.
 +
 +   (h) Grievance Register entries pertaining to mutation matters of [Tehsil
 +       name] from 1 January 2024 onwards.
 +
 +   (i) Name and contact of the First Appellate Authority for this office.
 +
 +3. Fee: An Indian Postal Order (IPO) of Rs. 10 in favour of the Accounts Officer
 +   of the above authority is enclosed herewith. [If state fee is higher, replace
 +   amount accordingly. If you are BPL, omit this para and add: "I am a Below
 +   Poverty Line applicant and claim fee exemption under Section 7(5) of the RTI
 +   Act, 2005. My BPL certificate is attached."]
 +
 +4. Severability: In the event that any part of the information sought is
 +   considered exempt under Section 8 of the RTI Act, I request that the
 +   remainder be disclosed under Section 10(1), with a reasoned severance order
 +   under Section 10(2).
 +
 +5. Transfer: Should the subject matter of this application lie outside the scope
 +   of your office, I request that the application be transferred, in part or
 +   whole, under Section 6(3) of the RTI Act to the concerned public authority
 +   within the statutory period of 5 days, and that I be duly intimated.
 +
 +6. I respectfully request that the information be supplied within the statutory
 +   period of 30 days under Section 7(1). In the event of silence beyond the said
 +   period, I reserve the right to file a First Appeal under Section 19(1)
 +   treating the non-response as a deemed refusal under Section 7(2).
 +
 +Thank you.
 +
 +Yours faithfully,
 +
 +
 +([Your full name])
 +
 +Applicant details:
 +Name:    [Your full name]
 +Address: [Your full postal address with PIN]
 +Phone:   [Your phone: optional]
 +Email:   [Your email: optional]
 +
 +Encl.: 1. Indian Postal Order of Rs. 10 in favour of the Accounts Officer.
 +       2. Photocopy of mutation application receipt (reference [XXX]).
 +       3. Photocopy of registered deed (first and last pages).
 +</code>
 +
 +<WRAP info>
 +**Skip the typing.** Use our [[https://righttoinformation.wiki/tools/ai-rti-draft-app.html|AI RTI Drafter]] (free, 60 seconds): it auto-fills your name, address, fee mode, and adapts the questions above to your state and the specific stage your mutation is stuck at. Or speak it via [[https://righttoinformation.wiki/tools/awaaz-rti.html|AwaazRTI]] in 11 Indian languages.
 +</WRAP>
 +
 +===== Frequently asked questions =====
 +
 +==== Will mutation give me ownership? ====
 +**No.** Title comes from the **registered sale deed / will / inheritance certificate**. Mutation only updates the State's records. If someone challenges your title, you go to civil court: not the Tehsildar.
 +
 +==== What is the difference between mutation and registration? ====
 +**Registration** is the legal recording of the deed at the Sub-Registrar Office (SRO) under the **Registration Act, 1908**. It proves the transfer happened. **Mutation** is the post-registration administrative update at the Tehsildar's office that puts your name in the revenue register. Registration is mandatory and gives title; mutation is administrative and gives record.
 +
 +==== How long does mutation take in different states? ====
 +**UP**: 45 days (UP Revenue Code 2006, §34). **MP**: 90 days. **Maharashtra**: entry in 30 days, certified copy in 90 days (MLRC §149). **Karnataka**: 45-60 days. **Tamil Nadu**: 30 days uncontested, 90 days contested. **Bihar**: 75 days. **Rajasthan**: 90 days. **Gujarat**: 90 days. **AP/Telangana**: 60 days. **Punjab/Haryana**: 90 days.
 +
 +==== Do I need a lawyer to file mutation? ====
 +**No.** Mutation is a citizen-facing administrative process: you can file directly at the Tehsil counter or online via the state's Bhulekh portal where supported. Lawyers help only if there's a contested case (multiple claimants, boundary dispute).
 +
 +==== What if my mutation is rejected? ====
 +The order will state grounds. Common grounds: incomplete papers, objection from another claimant, boundary mismatch, stamp duty deficiency. Appeal lies to the **Sub-Divisional Officer (Revenue)** within 60 days under most state revenue codes. Use RTI to get a certified copy of the rejection order before appealing.
 +
 +==== Can I file an RTI for a property I don't own? ====
 +RTI is your **citizen** right: you can ask about any public record. But for **personal information** of another property's owner, the PIO can invoke **§8(1)(j)**. Stick to procedural information (status, file noting, officer holding the file) for properties you don't own; ask for full beneficial details only for your own.
 +
 +==== I bought land 8 years ago but never mutated. Can I still mutate now? ====
 +**Yes**, but expect questions. Bring all original deeds and any property-tax payment receipts in your name. Some states charge a delayed-mutation penalty (Maharashtra: ₹500 per month after 90-day window; UP: 1% of stamp duty). RTI to the Tehsildar's PIO before applying gives you the exact penalty rate for your state.
 +
 +==== What should I do if the Patwari demands a bribe? ====
 +File a **complaint with the Lokayukta / Anti-Corruption Bureau / Vigilance** of your state. Parallel: file an RTI for the **fee schedule** so you can prove no fee beyond the statutory ₹10/₹100 is payable. Many state Lokayuktas have suo-moto'd cases when complaints + RTI replies were attached.
 +
 +===== Sources & primary documents =====
 +
 +  * [[https://www.indiacode.nic.in/handle/123456789/1362|RTI Act, 2005]]: full text on IndiaCode
 +  * **UP Revenue Code, 2006**: [[https://upbhulekh.gov.in/RuralUrbanArrangementOfficeNic.do|upbhulekh.gov.in]]
 +  * **Maharashtra Land Revenue Code, 1966**: [[https://landrecords.maharashtra.gov.in|landrecords.maharashtra.gov.in]]
 +  * **MP Land Revenue Code, 1959**: [[https://www.indiacode.nic.in|IndiaCode]]
 +  * **Karnataka Land Revenue Act, 1964**: [[https://landrecords.karnataka.gov.in|landrecords.karnataka.gov.in]]
 +  * **Bihar Land Mutation Act, 2011**: Bihar Government Gazette
 +  * **Suraj Bhan v. Financial Commissioner Revenue (2007) 6 SCC 186**: mutation does not confer title
 +  * **Sawarni v. Inder Kaur (1996) 6 SCC 223**: same principle re-affirmed
 +
 +===== Related on RTI Wiki =====
 +
 +  * [[:guide:applicant:application:sample:start|Index of all sample RTI letters]]
 +  * [[https://righttoinformation.wiki/tools/ai-rti-draft-app.html|AI RTI Drafter]]: generates a customised RTI in 60 seconds
 +  * [[https://righttoinformation.wiki/tools/first-appeal-app.html|First Appeal Builder]]: for §19(1) appeals
 +  * [[https://righttoinformation.wiki/tools/awaaz-rti.html|AwaazRTI]]: voice RTI in 11 Indian languages
 +  * [[:guide:applicant:application:sample:start|Index of all sample RTI letters]]
 +  * [[:cases|RTI case-law database]]
 +  * [[:rti-fees-by-state|State-wise RTI fees]]
 +  * [[:act|RTI Act, 2005: full text]]
 +
 +----
 +
 +//Last verified: May 2026 by RTI Wiki editorial team. State-wise mutation timelines cross-checked against state revenue code Acts and Bhulekh portal documentation. If your state's rule has changed, write to [email protected].//
 +
 +
 +===== Stuck scheme or document? Check the status first =====
 +
 +Many RTIs are filed because a government scheme or document is delayed. Before filing, check the status directly:
 +
 +  * [[:check-status/pmay-status|PMAY beneficiary status]]
 +  * [[:mgnrega-job-card-status-2026|NREGA / MGNREGA job card and payment status]]
 +  * [[:check-status/ration-card-status|Ration card status]]
 +  * [[:pm-kisan-status-check-2026|PM-KISAN Rs 6,000 status]]
 +  * [[:eshram-card-status-check-2026|e-Shram card status]]
 +
 +If a status is stuck beyond the official timeline, use the [[https://righttoinformation.wiki/tools/ai-rti-draft-app.html|AI RTI Drafter]] to file in minutes.
 +
 +{{tag>land-mutation rti-sample tehsildar patwari talathi bhulekh dakhil-kharij namantaran section-19 first-appeal citizen-guide help-first 2026}}