Mutation in Property Records: Why It Matters for Ownership Confidence

When buying property in India, registration of the sale deed is just the first step. The equally important — and often overlooked — step is mutation.

What is Mutation?

Mutation (also called dakhil kharij or intikaal) is the process of updating the revenue records to reflect the new owner's name after a property transfer.

When you buy property:

1. Registration creates a legal record of the transaction
2. Mutation updates the government's ownership records

Without mutation, even though you legally own the property (via registered sale deed), the government records will still show the previous owner.

Why Mutation Matters

1. Tax Assessment

Property tax and other government levies are calculated based on ownership records. Without mutation, you may not receive tax notices or may face issues paying taxes.

2. Future Transactions

When you try to sell or mortgage the property, buyers and banks will check the current Jamabandi. If your name isn't there, it raises questions.

3. Proof of Ownership

While the sale deed is your primary ownership proof, having mutation completed provides additional government-verified confirmation.

4. Inheritance

If the owner passes away, mutation is needed for heirs to have their names recorded.

The Mutation Process in Haryana

1. Apply — Submit mutation application to the Tehsildar with sale deed copy
2. Notice — A mutation notice is published, inviting objections
3. Hearing — The Patwari verifies and may conduct a hearing
4. Order — Tehsildar issues the mutation order
5. Update — Jamabandi is updated with new owner's name

Timeline: Typically 30-60 days, but can vary.

Why Mutation Gets Delayed or Skipped

Common reasons:

• Seller doesn't cooperate in filing
• Pending disputes or objections
• Bureaucratic delays
• Buyer unaware of the requirement

Red Flags Related to Mutation

🚩 Property sold years ago but no mutation — Why didn't the buyer complete it?

🚩 Multiple sales without mutations — Could indicate chain of title issues

🚩 Rejected mutation application — There may be disputes

🚩 Mutation in progress but stuck — Objections or legal issues

How to Check Mutation Status

In Haryana, you can:

1. Check online at the Jamabandi portal (if Jamabandi shows new owner, mutation is done)
2. Visit the tehsil office to check mutation register
3. Obtain a mutation order copy

Not sure if mutation is complete for a property you're considering? ScanMyProp can check.