Mutation Certificate: How to Apply to Get Mutation Certificate Online

• Any transfer of property is recorded in the municipal and land revenue records by the issuance of a mutation certificate.
• A mutation certificate determines property tax liability, ensures transparency of ownership, and reduces the likelihood of disputes.
• The state of Maharashtra allows mutation applications to be filed online through official land records and municipal portals.
• Property registration legally transfers ownership, while mutation enables official recognition by local authorities for taxation and civic purposes.

A mutation certificate is issued by a municipal authority or revenue officer to record a change in property ownership in government land and tax records. The process of updating these changes is called mutation of the property or dakhil kharij.

Mutation is not used to create any kind of legal ownership. Legal ownership comes into place with a sale, gift, or an inheritance deed. Mutation is just a process through which information about the new owner is recorded with the government for payment of property tax, discharge of civic responsibilities, and creation of official records, including a property card or revenue extract.

In simple terms, understanding the meaning of mutation in real estate helps property owners recognise that it is an administrative update of ownership records, not the creation of a legal title.

A mutation certificate is a critical document for maintaining accurate records, ensuring proper tax payments, and enabling smooth property administration. A mutation certificate is important because it:

• Guarantees Property Tax Assessment

The property tax is determined by the municipal corporations and local bodies in terms of mutation entries. A mutation following the change of ownership is done to guarantee that subsequent tax bills are released under the name of the new owner. 

In the absence of mutation, tax demands may continue to be issued in the name of the previous owner, which can lead to fines, objections, or postponements in reassessment.

• Secures Ownership Records in Government Records

Registration provides a legal title, and mutation provides that the title appears uniformly in the land revenue records, municipal databases, and property tax registers. This consistency enables government offices to check ownership in a short time in case of an inspection, audit, or approval.

• Prevents Property Disputes

The importance of mutation is especially significant in inherited, ancestral, and jointly owned properties. Updated mutation records reduce confusion, overlapping claims, and disputes arising from outdated or incomplete land records.

• Utility and Civic Services Requirement

The majority of civic authorities confirm the mutation records prior to issuing water connections, electricity meters, redevelopment permissions, or building plan sanctions. Updated mutation records make these processes easier and minimise administrative delays.

• Home Mortgage and Real Estate Transactions

It is common practice for banks and housing finance companies to require mutation certificates when approving home loans, processing loan balance transfers, or during resale transactions. An updated mutation record helps assure lenders and buyers of continuity of ownership and accuracy in land records.

Administrative and Legal Foundations of Mutation Certificate in Maharashtra

The legal and administrative system of property mutation in Maharashtra involves the following:

• The Maharashtra Land Revenue Code, 1966, regulates the land records, ownership entries, and processes of mutation.
• Revenue properties indicate mutation entries in the official records, like 7/12 extracts, 8A extracts, and property cards.
• The municipal corporations and councils of urban properties keep mutation records, the main purpose of which is to assess property tax.
• The entries of mutation are processed by designated officers like the Talathi, Circle Officer, or City Survey Officer based on the type and location of the property.
• Dakhil kharij in Mumbai and other urban areas involves updating ownership in municipal property tax and city survey records after registration, and is handled by municipal authorities rather than revenue officers.

Mutation, even though it does not transfer title, is recognised by courts and government authorities for administrative and fiscal purposes.

Read More: Completion Certificate: Meaning, Process, Documents & Importance

You can apply for a mutation certificate through the following modes:

• Online: You can apply through official land records or municipal portals by uploading documents, paying fees online, and tracking status digitally.
• Offline: You need to go to the Talathi office, City Survey Office, or municipal ward office by submitting physical documents for verification and record u

Application for a mutation certificate online in the state of Maharashtra follows an organised procedure. 

Documents Required for Mutation Certificate

The documents that are usually needed for the mutation of property are:

• The sale deed, conveyance deed, or gift deed should be registered.
• Recent receipt for payment of property tax or assessment.
• Applicant identification proof: Aadhaar, PAN, or voter ID.
• Proof of address.
• A death certificate where there is an inheritance.
• Succession certificate, will, or legal heir certificate, where required.

Note: Specific documentation may be required in addition to what is listed above, dependent on the nature of the transfer and the specific needs of the local authority.

Step-by-Step Online Application Process

The following are the steps by which you can apply for an online mutation certificate in an orderly manner.

Step 1: Visit the Official Portal

Visit the official land records portal or the municipal corporation website for the area where the property is located. In Maharashtra, mutation applications for rural and revenue properties are filed through the state Revenue Department’s online land records system. 

For urban properties falling under municipal limits, applications are submitted through the respective municipal corporation’s official website.

Step 2: Register or Log In

Click on e-Hakk (Apply online for mutation), and create an account using your mobile number, Aadhaar-linked identification, and basic personal details, or log in if you already have an account on the portal.

Step 3: Select Mutation Application

Choose the option for property mutation, dakhil kharij, or name transfer from the list of available citizen services.

Step 4: Fill in Property Details

Enter accurate property information such as survey number, CTS number, property card number, ward number, or municipal property ID. The entry of all these credentials depends on the jurisdiction of the property, whether rural or urban.

Step 5: Upload Required Documents

Upload clear, scanned copies of all the necessary documents in the required format and file size, with the information being consistent with the registered property records.

Step 6: Pay Applicable Fees

Pay the prescribed mutation fee online through net banking, UPI, or debit card. The charge depends on the nature of the property transfer and the local government.

Step 7: Submit Application

Review all entered details carefully before submission. Once the application has been submitted, record the acknowledgement or reference number to track the application.

Once the application is submitted, you can monitor the mutation status online:

• Click on Mutation Application Status in the official portal. 
• Type in the application or acknowledgement number.
• Check the current status of your application, such as under review, approved, or rejected.

How to Download a Mutation Certificate Online?

After approval of the certificate, you need to:

• Log in to the official portal.
• Go to the approved or completed applications.
• Choose the entry of mutation.
• Save the mutation certificate (in a PDF file).

The downloaded mutation certificate can be used in banking, legal, and property-related tasks.

What Happens After a Mutation Certificate Is Approved?

After the mutation request is granted:

• Updates are made to land revenue or municipal records regarding the information on ownership.
• The details in the property tax account are updated, and the future bills are issued in the name of the new owner.
• The indication of a mutation is provided in formal records like property cards or 7/12 extracts.
• The mutation certificate is available for download or collection.

A mutation certificate remains an integral but commonly overlooked component of property ownership. It provides a link between the legal and administrative aspects of property ownership to ensure accurate and transparent records at all times without disputes arising.
Understanding the meaning of mutation in the context of real estate, the process of applying for mutation online, and maintaining accurate records will help property owners avoid disputes in the future.
At AsmitA India Realty, we encourage buyers as well as property owners to treat the process of mutation not just as a formality, but as a process that lays the groundwork for responsible property ownership.