How to Apply for Property Registration and Land Mutation: Step by Step Process

You register a property purchase at the local Sub-Registrar office (often with online appointment booking via your state’s registration portal), followed by mutation (updating land revenue records to reflect the new owner) at the Tehsildar/Revenue office. Registration is mandatory under the Registration Act for property transactions above a certain value; mutation, while not always mandatory, is essential for paying property tax and proving ownership in revenue records.

What you need before you start

Keep the sale deed drafted on stamp paper, Aadhaar and PAN of both buyer and seller, property tax receipts, encumbrance certificate, and two witnesses with identity proof for registration. For mutation, you additionally need the registered sale deed copy and the previous owner’s revenue record extract.

Step by step

1. Draft the sale deed and pay the applicable stamp duty online through your state’s stamp/registration portal.
2. Book an appointment for registration at the Sub-Registrar office.
3. Both parties and witnesses appear at the Sub-Registrar office; biometric verification and document signing take place.
4. Pay the registration fee (typically 1% of property value, subject to state caps).
5. Collect the registered sale deed, usually the same day or within a few days.
6. Apply separately for mutation at the Tehsildar/Revenue office or online land records portal, submitting the registered sale deed.
7. The revenue officer verifies and updates the land record with the new owner’s name.

Fees and timelines

Stamp duty varies by state (typically 3-8% of property value) and registration fee is usually around 1%. Registration is completed the same day at the appointment; mutation can take 15-45 days depending on the state and verification process.

What to do if it goes wrong

If mutation is delayed or disputed (e.g. due to unclear title or objections from other claimants), you may need to approach the revenue court or file an appeal with the district collector. Keep all original documents safe and get certified copies for any dispute resolution process.