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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