What is Mutation of Property? Complete Guide to Dakhil Kharij & Naam Badli
📅 Updated June 2026
⏱ 7 min read
✅ Fact-checked
📖 Quick Definition
Property Mutation is the process of updating the local municipal revenue records to reflect the new owner's name after a property is purchased, inherited, or gifted. Also called Dakhil Kharij (Hindi) or Naam Badli, it is done at the local municipal body after the sale deed is registered — and is essential for property tax to be levied in the new owner's name.
Also called: Dakhil Kharij (Hindi/Bihar/UP) | Naam Badli (Maharashtra) | Khata Transfer (Karnataka) | Done at: BBMP / Municipality / Gram Panchayat
⚡ At a Glance
What it is
Updating municipal records to show new owner — for property tax purposes
Done at
Local municipal body — BBMP, municipality, Gram Panchayat, taluk office
When to apply
After registration of sale deed — within 3–6 months (recommended)
Not same as
Registration — registration is at Sub-Registrar office; mutation is at municipality
Triggers
Purchase, inheritance, gift, court order, or partition of property
Typical Fee
₹500–₹5,000 depending on state and local body
Timeline
30 days (Sakala/Karnataka) to 3 months in practice
Risk of skipping
Property tax arrears accumulate in old owner's name; complications in future sales
What is Property Mutation?
When you register a sale deed for a property you have purchased, the Sub-Registrar office creates a legal record of the transfer — but the local municipal authority (BBMP in Bangalore, municipality, or gram panchayat) still has the previous owner's name in their records. Property tax demand notices continue to go to the old owner until mutation is done.
Mutation is the process of informing and updating the municipal revenue records with the new owner's name. It is essentially telling the local government: "This property now belongs to me — please update your records accordingly and send future property tax bills to me."
⚠️
A step buyers commonly skip: Many buyers complete registration and move in — but forget to apply for mutation. Years later, they discover that property tax has been accruing in the previous owner's name, and they need to settle arrears before they can sell. Always apply for mutation within 3 months of registration.
Mutation vs Registration — Key Differences
Aspect
Registration
Mutation
Done At
Sub-Registrar office
Municipal body — BBMP, municipality, panchayat
What it does
Legally transfers ownership; creates public record
Updates revenue records for property tax
Legal effect
Establishes title — creates ownership right
Revenue record update — NOT proof of title
Timing
Done simultaneously with sale execution
Applied after registration is complete
Stamp duty
Applicable — major cost
Nominal fee — ₹500–₹5,000
Mandatory
Yes — without registration, ownership is not transferred
Not legally mandatory but practically essential
Risk of skipping
Ownership not transferred — extremely high risk
Property tax issues, complications in future sale
When is Mutation Required?
Situations Requiring Mutation
Property purchase: After registering sale deed — most common trigger
Inheritance: After death of property owner — legal heirs must mutate in their names
Gift deed: After registering a gift deed transferring property to family member
Court order: After court decree dividing or transferring property
Partition: After a family property is partitioned among members
Mortgage discharge: When bank removes charge after loan is fully repaid
Documents Required for Mutation
Standard Documents Checklist
Application form for mutation (available at municipal office or online portal)
Registered sale deed — original or certified copy
Encumbrance certificate (recent — last 13 years minimum)
Previous property tax paid receipts — up to date
Identity proof of new owner (Aadhaar, PAN)
Passport-size photographs of new owner
For inheritance: death certificate of previous owner + legal heir certificate
NOC from housing society (for apartment mutation in some states)
How to Apply for Mutation — Step by Step
1
Collect All Documents
Gather your registered sale deed, recent property tax receipts from the previous owner (clear any pending dues first), encumbrance certificate, and identity documents.
2
Visit Municipal Office or Apply Online
Go to the local BBMP ARO office, municipality office, or gram panchayat depending on the property's jurisdiction. Many states now offer online mutation — Karnataka has Sakala portal, Tamil Nadu has TN Patta service, Maharashtra has e-mutation.
3
Submit Application and Pay Fee
Submit the completed application form with all documents and pay the mutation fee (₹500–₹5,000 depending on state and property type). Collect the acknowledgement receipt with application number.
4
Inspection (if required)
Some local bodies send an inspector to verify the property details — address, area, usage type. This is more common for plots and independent houses than for apartments.
5
Receive Mutation Certificate
The municipal body issues a mutation certificate (also called Patta in Tamil Nadu, Khata in Karnataka) with the new owner's name. Verify all details are correct — name spelling, survey number, area — and request corrections if needed.
✅
For resale buyers: Before purchasing a resale property, verify that the current seller's name appears in the municipal records (khata/patta). If the seller's name is not in the records, it means mutation was not done after the previous purchase — this must be regularised before you can proceed with your purchase.
Property mutation is the process of updating the local municipal revenue records to show the new owner's name after a property purchase, inheritance, or gift. Also called Dakhil Kharij, Naam Badli, or Khata Transfer depending on the state, it ensures property tax is levied in the new owner's name. It is done at the local municipal body after the sale deed is registered.
No — they are two completely different processes done at different offices. Registration is done at the Sub-Registrar office and legally transfers ownership by creating a public record of the sale deed. Mutation is done at the local municipal body and updates the revenue records for property tax. Registration happens first and must be completed before applying for mutation.
Mutation is not legally mandated by a central law, but it is practically essential. Without mutation, property tax continues to be billed in the old owner's name. If the old owner does not pay, arrears accumulate and you (as the new owner) inherit this liability. When you later try to sell, the buyer will discover the discrepancy. Most banks and buyers require updated municipal records before a resale transaction proceeds.
Under Karnataka's Sakala service guarantee, mutation should be completed within 30 working days. In practice, it often takes 1–3 months depending on office workload, document completeness, and whether an inspection is required. Online mutation portals are generally faster than physical office visits. Track your application using the acknowledgement number.
No. Mutation is a revenue record for tax purposes — it does not establish or prove legal ownership. Ownership is established by the registered sale deed. However, having mutation in your name is a practical requirement for property tax payment, utility connections, and future property transactions. Both the sale deed and mutation certificate are needed for a complete property record.
