Guide · Buying

Mutation of property records: khata, jamabandi, 7/12

What mutation is, why registration alone does not change the revenue record, the local names (khata, jamabandi, 7/12, patta) and timelines by state.

Checked on against the official sources at the bottom of the page.

In short

Mutation is the entry of the new owner’s name in the revenue or municipal record after a sale, gift or inheritance. A registered sale deed does not by itself change that record, and mutation is a state subject with different names and different systems: RTC and khata in Karnataka, jamabandi in Haryana, 7/12 and property card in Maharashtra and Gujarat, patta and chitta in Tamil Nadu. Where the state links the Sub-Registrar to the revenue office, mutation is started automatically when the deed is registered; you still must check that it was completed. Mutation updates the record; it is a summary process, not a decision on title.

What it is and is not

A Department of Land Resources evaluation defines mutation in Karnataka as the process by which any change is made in the Record of Rights, Tenancy and Crops (RTC), and in Gujarat as the process by which the title of a property is transferred in the record, through Form VF6. Training material for revenue officers on the UP Land Revenue Act says a mutation case is “of summary nature” and the Tahsildar “does not go into the legality of title”, leaving disputes on right and title to the civil court. So mutation is evidence of who is in the record, not a certificate of ownership. See title search.

The names and systems, state by state

StateRecordsWhat the official reports say about mutation
KarnatakaRTC (rural, Bhoomi); khata (urban local body, property tax)Registered mutations are triggered by the registration in KAVERI through a J-slip; no separate application for agricultural land. Mutation with notice is processed within 10 to 18 days; no-notice mutations (mortgage, inheritance, court orders) are processed automatically, mostly within a day. There is no link between Bhoomi and local-body khata data.
Maharashtra7/12 and 8A extracts; e-Ferfare-SARITA generates an e-Ferfar from the registration. All 358 tehsils have online mutation; about 65 per cent of requests were completed within a month in the study. Notice for mutation is under s. 150 of the Maharashtra Land Revenue Code.
Gujarat7/12 (rural); property cards in cities (CSIS)The GARVI system auto-triggers mutation for rural agricultural land; a 135D notice gives 30 days to object; state timeline 30 days (10 for banks). No auto-trigger for urban or non-agricultural land.
HaryanaJamabandi; intkal (mutation)Auto-triggered for sale, gift, family transfer and mortgage with possession; Rs 200 collected at registration; details public for 10 days for objections; about 12 to 13 days if none.
Tamil NaduPatta, chittaWhere no sub-division is involved (NISD) the change is automatic, in about two days; sub-division cases need survey and revenue verification. Patta transfer can be requested online through Common Service Centres.
West BengalRecord of Rights (RoR), BLLROAuto-mutation since 2019 when the seller’s details match; online mutation in all tehsils; study average under 17 days.
GoaMutation under the Land Revenue CodeNotice for mutation within 15 days of fee payment; decision within 30 days after the last objection day if none, 90 days if there are objections.
DelhiTehsildar’s recordApply to the Tehsildar with the sale deed and proof of residence; time required 30 days (page last updated 2020).

For other states, look for the revenue department’s land-records portal.

Typical steps

  1. After registration, ask whether the system has triggered the mutation (Karnataka, Gujarat rural land, Haryana, West Bengal).
  2. If not, apply at the Tahsil, Tehsil, Circle or Nadakacheri office, or online where the state has a portal, with the registered deed, identity and address proof, and the latest tax receipt.
  3. Notice and objections. Most states publish a notice: 10 days in Haryana, 30 days in Gujarat. Anyone can object; if so, the revenue officer hears the parties.
  4. Order and entry. The entry is made and a copy of the order or the updated extract is issued.
  5. Urban property: update the municipal record (khata, property card) and the property tax account: property tax in Indian cities.

Delay is the usual risk

The Haryana report notes that the majority of owners do not apply for mutation in cases of inheritance, so records stay in the dead owner’s name. In Gujarat, individual cases may take two to three months in practice. For a buyer the practical risk is a later transfer or a loan being refused because the record shows the seller. See also inheriting property in India.

What it costs

The only fee found in the official sources read: Haryana collects Rs 200 at registration for the automatic mutation; Goa and Gujarat fees were not stated in the pages read. Other states charge their own fees. Printouts and certified extracts have their own charges.

Which professional to consult

A property lawyer (advocate) enrolled with the State Bar Council can follow up the mutation and answer objections. In some states there are document writers and local revenue staff; ask the Tahsil office.

Frequently asked questions

Do I need to apply for mutation myself?

It depends on the state and the land. In Haryana and Karnataka (agricultural land) it is triggered by the registration; elsewhere you apply.

How long does mutation take?

The official reports above give about 12 to 13 days in Haryana, 10 to 18 days with notice in Karnataka, 30 days in Delhi and Gujarat, and up to 90 days in Goa when there are objections.

Is khata the same as the sale deed?

No. The sale deed is the transfer document; khata is a local-body record kept for property tax.

Does mutation prove I own the property?

No. It is a summary record entry; title is decided by the civil court if disputed.

Can mutation be done online?

In the states whose reports are cited, yes, in whole or in part, through the state portals.

More guides on buying

Sources

All guides · Payotte India