Mutation done but not visible online — citizen guide 2026

A mutation order and the public land-record screen can fall out of step. If an order says the mutation is complete but the buyer's or heir's name is still missing online, verify the order, identify the state system and parcel, and ask the responsible revenue office to correct or publish the existing entry. Searches for mutation not visible online and mutation completed but name missing should produce a signed order and a written correction request — not a second mutation application.

Mutation records a change in a state's revenue or municipal register after sale, inheritance or another recognised event. It helps the authority administer land revenue or property tax. The Supreme Court has repeatedly explained that a mutation entry is fiscal: it does not by itself create, extinguish or conclusively prove title.

States use different names for the same idea — dakhil-kharij, namantaran, ferfar, khata transfer or property-tax assessment change. The paper process and the online database are not always the same system. An office can pass an order in the manual register and still leave the public portal showing the previous holder.

Land administration is a State subject. The Department of Land Resources says states and Union Territories implement land-record computerisation under the Digital India Land Records Modernization Programme. That is why portal names, forms, officers, appeal paths, fees and service timelines vary. Do not copy another state's process merely because both pages use the word “mutation.”

Before you chase a portal, decide which record is lagging. Mutation done in one system does not automatically appear in the other.

A bank, buyer or sub-registrar who says “your name is not online” may be looking at a different register from the one the mutation order changed. Ask which identifier they searched (survey, khata, property tax number, or registration number) and capture that search as a screenshot.

Use how to apply for property mutation only if no favourable order exists yet. If the order exists and only the screen is wrong, this page — not a fresh application — is the route. If the order was passed but the office has not implemented it in the register at all, see mutation order passed but not implemented. If the revenue name is updated but the tax demand is not, see mutation complete but tax record unchanged.

Common record-level causes include:

• the order exists, but the final entry was not posted to the live database;
• a survey number, subdivision, khata, ward or village code was mapped incorrectly;
• the name was entered in another spelling, script or sequence;
• a legacy record and the current parcel database have not been linked;
• the online screen shows a property-tax register while the order changed a revenue record;
• the entry is pending a downstream certification or publication step under state procedure; or
• the mutation was rejected, returned or stayed, although an earlier screen merely said “completed.”

Do not assume corruption or a software failure before reading the operative part of the order. “Disposed,” “closed” and “completed” may describe the workflow, not the result in your favour.

Assemble one folder before you visit the office or file RTI. Name files by date.

Give only the documents the official procedure requires. Mask identity numbers in copies that do not need them. Never send an original title deed to an unknown email address or an unofficial “agent.”

This is a visibility and data-correction job, not a new title claim. Work in this order.

1. Save the official screen. Download the current record or take a dated screenshot showing the official URL, search fields and missing entry. Search by every identifier you have — survey, khata, old owner name, and the new name. A blank result and a result that still shows the previous holder are different facts; record which one you got.
2. Get the signed order. Use the application number or proceeding number. If the portal does not supply a downloadable order, request a certified copy from the office that decided the mutation. An SMS, token slip or “completed” tick is not the order.
3. Create a field-by-field comparison. List the deed or succession record, mutation order and live portal values for the name, survey/plot number, subdivision, area, khata and locality. Circle the one field that hides the record. A spelling, script or subdivision mismatch is a data-entry correction, not a fresh mutation.
4. Find the record-owning office. Use your state's official land-record or revenue website, or the National Government Services Portal, to identify the current office and service. The registrar who recorded a deed may not own the mutation database. Check property mutation status only on the official state host, not a lookalike.
5. Submit one written correction or digitization request. Attach the order, comparison sheet and screenshots. Ask for the existing order to be reflected accurately in the public database. Obtain a dated acknowledgement with a reference number. Do not re-apply for mutation unless the office records in writing that no order was passed.
6. Use the departmental grievance or appeal route. Follow the current state rule or service page: Tehsildar → SDM → Collector for a revenue record; assessment head → municipal commissioner for an urban khata. Preserve every response and avoid filing overlapping requests with conflicting descriptions. State land and municipal records are state subjects, so a state grievance or CM helpline portal usually fits better than central CPGRAMS.
7. File RTI for the audit trail if needed. Ask for existing records that show what happened after the order. RTI cannot substitute for an appeal in a title dispute, and it does not itself push your name onto the screen.

If a bank, buyer or sub-registrar needs proof while the portal catches up, ask the office for a certified copy of the mutation order and the latest manual extract. That certified paper is often accepted as interim evidence. Do not invent a national number of days for the online update; check the current state rule, notified service standard or citizen charter that applies to that office.

To: [Designation and office shown on the state service page]

Subject: Request to reflect mutation order no. [number] in the official online record

Mutation proceeding no. [number] concerning [survey/plot/subdivision/khata,
village/ward, district] was decided on [date]. The signed order records [brief
operative result]. As of [date and time], the official portal at [URL] still
shows [exact old/missing field].

Please verify the enclosed order and correct or publish the corresponding entry.
If the mismatch is a spelling, survey, subdivision or khata-number error, please
edit that field so a search returns the record. If another office owns the
relevant database, please forward this request or tell me its current name,
designation and address. Please acknowledge this request with a reference
number and communicate the action taken in writing.

Enclosures: order, current record/screenshot, title/succession document,
application acknowledgement, identity/address proof as required, field-by-field
comparison sheet.

Use one ladder. Do not open a fresh mutation file at every counter.

There is no universal national deadline for an approved mutation to appear online. A “few weeks” figure is not a statutory SLA. Quote the notified state service standard if one exists for that office; otherwise ask in writing for the action taken and the recorded reason for delay. If rival parties dispute ownership, boundaries, the deed or succession, stop treating this as a portal bug and obtain advice on the revenue-court or civil remedy. RTI will not decide title. See revenue records do not prove property title and, where an application was refused, property mutation rejected.

Address the RTI application to the PIO of the department that holds the mutation file or database. Land records are a state subject, so file through the state RTI route of that body — not the central RTI Online portal unless a central public authority actually holds the record. A focused request can seek:

1. a certified copy of the final mutation order and note sheet;
2. the date-wise movement of proceeding or correction request no. [number];
3. copies of data-entry, verification, return or deficiency records generated after the order;
4. the current written procedure for publishing an approved mutation in the online system;
5. the name and designation of the office responsible for updating that database;
6. a copy of any order staying, cancelling or modifying the mutation; and
7. the recorded reason, if any, for the portal entry not matching the signed order.

Ask for records “as available.” Do not ask the PIO to decide which person owns the land, correct the database, interpret a deed or explain why an officer acted without a recorded reason. Those are grievance, appeal or adjudication questions. How to file: file an RTI online. If the PIO does not decide it within the statutory period, use first appeal.

Under section 6(1) of the Right to Information Act, 2005, please provide the
following records concerning mutation proceeding no. [number] for [parcel]:

1. Certified copy of the final order and complete note sheet.
2. Date-wise movement after the final order, including data-entry and
   verification records.
3. Copy of the current written procedure for reflecting an approved mutation
   in the public online record.
4. Copy of any recorded defect, stay, return or instruction preventing the
   online update.
5. Name and designation of the office presently responsible for the update.

If another public authority holds an item, please transfer that part under
section 6(3). Please provide severable portions under section 10.

Use the AI RTI Drafter to tailor the request. If the PIO does not decide it within the statutory period or the response is incomplete, use the First Appeal Builder.

The Supreme Court, quoting its earlier decisions, has said that mutation entries do not confer title, right or interest and are maintained for fiscal purposes. A revenue officer's entry therefore cannot cure a defective sale, decide a disputed inheritance or replace a civil court's title determination.

This has two practical consequences:

• if everyone accepts the underlying deed or succession and only the online record is wrong, pursue correction and the audit trail; but
• if rival parties dispute ownership, boundaries, the deed, succession or fraud, obtain legal advice on the correct appeal or court remedy. An RTI reply will not decide the dispute.

For inheritance-specific delay, start from mutation of property after death and agricultural land inheritance mutation delayed rather than treating every missing name as a software error.

• registered deed, inheritance document or other basis for the application
• mutation application and acknowledgement
• signed final order, including every page and annexure
• old and current land/property records
• portal screenshots with date, URL and search values
• correction request and receipt
• grievance/appeal papers and responses
• RTI application, payment proof, reply and first appeal

Name files by date. A simple chronology makes mismatches visible and prevents an office from treating the matter as a fresh mutation application. A sample application format lives at land mutation sample and a document pack at property mutation documents.

• Do not re-apply for mutation when a favourable signed order already exists.
• Do not chase only verbally at the counter without a written, acknowledged request.
• Do not skip dated screenshots of the official URL — a printout without the host is weak proof.
• Do not send a state revenue RTI to the central RTI Online portal.
• Do not confuse a spelling / survey / khata error with a fresh mutation.
• Do not treat central CPGRAMS as the primary remedy for a state land or municipal record.
• Do not send original title deeds to an unofficial email, WhatsApp “clerk” or cyber-cafe agent.
• Do not expect a consumer forum to maintain a statutory land register; that is a state function, not a purchased service.

No. The Supreme Court describes mutation as a fiscal entry that does not create or extinguish title. The deed, succession and any competent adjudication remain legally important.

A portal may mark the workflow complete even when the application was rejected, returned or otherwise disposed of. Read the signed order's operative part.

Use your state or Union Territory's official revenue or land-record service. Land procedures are state-specific. The National Government Services Portal can help locate the relevant government service. Start from online land-record guides rather than a search advertisement.

Not automatically. First confirm that a favourable order exists and identify the mismatch. A duplicate application can create confusion; use the prescribed correction, grievance or appeal route.

RTI provides existing records. It does not itself order database correction. Use it to expose the order, workflow, responsibility and recorded blockage while pursuing the departmental remedy.

Ask the record-owning office for the official mapping or subdivision record. Give both old and new identifiers and avoid guessing which parcel a search result represents.

Preserve the notice and order and obtain advice on the state appeal or appropriate court remedy. RTI cannot resolve competing title claims.

No universal deadline can be stated. Check the current state rule, notified service standard or citizen charter that applies to the specific office and service.

No. That is a data-entry correction. Point the office to the exact field, attach the deed and the mutation order, and ask for the entry to be edited so a search returns the record.

Ask the office for a certified copy of the mutation order and the latest extract. While the public screen catches up, that certified paper is the usual interim proof.

• Department of Land Resources — Digital India Land Records Modernization Programme
• Department of Land Resources — DILRMP documents
• Supreme Court judgment explaining the effect of mutation entries
• National Government Services Portal
• Right to Information Act, 2005 — India Code

• Apply for property mutation
• Mutation complete but tax record unchanged
• Mutation order passed but not implemented
• Check property mutation status
• Mutation of property after death
• Revenue records do not prove title
• If property mutation was rejected
• Property mutation documents
• Online land-record guides
• How to file an RTI online
• RTI first appeal
• Citizen RTI playbook
• State grievance portals
• CPGRAMS (central ministries)
• RTI Act guide