How to Do Property Mutation After Father’s Death — A Complete City-Wise Guide

When a parent passes away, one of the most important steps after the Will execution or inheritance is property mutation — transferring ownership in official land or municipal records. While the legal ownership might pass automatically through a Will, gift, or succession, the name in government records needs to be updated to avoid future disputes and ensure smooth sale, loan, or transfer.

Let’s break it down step-by-step.

What Is Property Mutation?

Property mutation means recording the change of ownership in land or property records maintained by the local civic body or revenue department.

It doesn’t create ownership — it simply updates the government record to reflect the rightful new owner after a person’s death.

For example: If your late father’s flat was in his name, even though the Will gives it to you, the municipal or tehsildar record will continue to show your father’s name until you apply for mutation.

When Is Mutation Required?

You need to apply for mutation in these cases:

• After the death of the owner (through Will or Legal Heir Certificate)

• After property sale or transfer deed

• After gift or settlement deed

• When court order or probate grants ownership

Mutation helps:

• Update the property tax records

• Enable electricity, water, and municipal bills in your name

• Prevent future ownership disputes

• Ease property sale or loan applications

Documents Required for Mutation After Father’s Death

The list varies slightly by city, but generally, you’ll need:

• Death Certificate of the deceased

• Will copy / Probate order / Legal Heir Certificate

• Registered property document (sale deed or conveyance deed)

• Latest property tax receipt

• Aadhaar and PAN of legal heir / new owner

• Affidavit and No-Objection Certificate (NOC) from other legal heirs, if applicable

• Application for mutation (available at municipal or e-district portal)

City-Wise Mutation Process in India

Below is a simplified overview for major Indian cities — where most AasaanWill clients come from.

Mumbai (Maharashtra)

Authority: Brihanmumbai Municipal Corporation (BMC) Portal: propertytax.mcgm.gov.in

Steps:

1. Download and fill the mutation form from the BMC portal.

2. Attach death certificate, Will/probate, and sale deed copy.

3. Submit to ward office or upload online.

4. Verification and inspection by the revenue officer.

5. Mutation entry in the Property Register Card (PR Card).

Note: If the Will is unregistered, BMC may ask for a probate order.

Delhi (NCT)

Authority: Municipal Corporation of Delhi (MCD) Portal: mcdonline.nic.in

Steps:

1. Apply for mutation through the online “Property Tax” section.

2. Upload death certificate, Will/Legal Heir Certificate, and last tax receipt.

3. Pay the mutation fee (approximately ₹100–₹500).

4. The property inspector may visit for verification. Note: If there are multiple heirs, NOC from others may be required.

Bengaluru (Karnataka)

Authority: Bruhat Bengaluru Mahanagara Palike (BBMP) Portal: bbmptax.karnataka.gov.in

Steps:

1. Apply under the “Khata Transfer” option.

2. Submit death certificate, registered Will or probate, and last tax receipt.

3. BBMP officer verifies and issues a new Khata certificate.

Timeline: 20–30 days Fee: 2% of property value or as per the schedule.

Chennai (Tamil Nadu)

Authority: Chennai Corporation / Tahsildar Office Portal: chennaicorporation.gov.in

Steps:

1. Submit mutation application to the local revenue office.

2. Attach death certificate, Will, and patta copy.

3. Field inspection by the Village Administrative Officer (VAO).

4. Mutation reflected in the Patta/Chitta register.

Hyderabad (Telangana)

Authority: GHMC or Meeseva Centre Portal: ts.meeseva.telangana.gov.in

Steps:

1. Apply online via Meeseva or at the local circle office.

2. Upload death certificate, Will copy, encumbrance certificate (EC), and tax receipts.

3. On approval, mutation details appear on the Dharani portal.

Jaipur (Rajasthan)

Authority: Jaipur Development Authority (JDA) / Nagar Nigam Portal: jda.urban.rajasthan.gov.in

Steps:

1. Apply for mutation (Namantaran) through the e-Mitra or JDA portal.

2. Upload death certificate, Will, or Legal Heir Certificate.

3. Pay nominal processing fee.

4. Verification and issuance of mutation certificate.

If There’s No Will

If your father died intestate (without a Will):

• You’ll need a Legal Heir Certificate or Succession Certificate from the court.

• Once obtained, apply for mutation enclosing the certificate and death proof.

• Mutation will be done in the names of all legal heirs unless relinquishment deeds or NOCs are provided.

Ready to transfer your father’s property in your name?

Get expert help from AasaanWill to execute the Will, obtain legal heir certificate, and complete mutation across Indian cities.