Do I need an Indian PAN to inherit property?

A PAN is needed for tax filings, mutation and any sale, so obtaining one early makes the succession and any later sale much smoother.

Can inherited property be transferred to another NRI?

Yes. Inherited property can be gifted or sold to another eligible person, subject to FEMA rules and the correct documentation.

What happens if the deceased left debts?

Debts are generally settled from the estate before distribution. A succession certificate is often used to deal with the deceased's debts and securities.

How long does mutation take?

It varies by state and municipality, from a few weeks to a few months. We prepare the application correctly to avoid repeated rejections.

Can I complete all of this through a representative?

Yes. With a Power of Attorney, a trusted person in India can complete most succession steps on your behalf without you travelling.

NRI Property Succession

Move inherited Indian property into your name, cleanly.

Inherited Indian property has to be formally transferred before you can hold, let or sell it. We prove heirship, complete mutation and handle FEMA, so the title reaches you without you flying back.

Start property succession

Document types

100%

Remote

20+

Countries

120+

Cities

As Featured in and Trusted by

What We Handle

The documents and services we handle

Inherited Indian property can need several documents. We handle whichever your situation requires, all from one place.

Legal Heir Certificate

Establishes the rightful heirs, used for transferring assets and claims.

Succession Certificate

A court certificate for the deceased's debts, securities and movable assets.

Probate

Court validation of a Will, often required for property when a Will was made abroad.

Settlement Deed

Transfers property among family by settlement, a clean alternative to disputes.

Gift Deed

Transfers property or funds as a gift, for property or cash, correctly stamped.

Mutation & Title

Records you as the owner in municipal and land records after succession.

Choose your option

What Is NRI Property Succession

From the deceased's name into yours

NRI property succession is the process of formally transferring inherited Indian property into your name. It involves proving heirship, completing mutation in municipal records, and meeting FEMA rules on what you can hold.

FEMA 1999 governs what NRIs can hold when inheriting Indian property.

Quick Facts

Governing Law

FEMA 1999 + Succession Act

Heirship

Certificate or probate

Records

Mutation required

Done remotely

Yes, via a PoA

Outcome

Clean, transferable title

Who This Is For

Situations where succession help matters

If any of these describe you, getting the succession right early saves years of difficulty.

You inherited a share

You are one of several heirs and need your share formally established.

The owner left no Will

Your relative passed away intestate, so heirship must be proved.

You want to sell

You plan to sell inherited property once the title is clear.

Title is unclear

The property is still in the deceased's name and mutation is pending.

Co-heirs are involved

Several heirs need the transfer handled cleanly.

You hold it long term

You want to keep the property and let it out long term.

The Process

How succession is completed

From proving you are an heir to a clean, transferable title.

Establish heirship

We prove who the legal heirs are.

Obtain certificate

Probate or a heirship certificate, as needed.

Mutation

We record you as owner in municipal records.

Hold or sell

You receive a clean, transferable title.

What you get at the end

When the process is complete, here is what you walk away with.

Clean titleThe property recorded in your name.

FEMA complianceHolding within the rules.

Sale readyA title you can sell, let or hold.

Done remotelyMost steps completed via a PoA, without travel.

Master Comparison

Testate vs intestate succession

How inheritance plays out with a Will versus without one. The smoother path is highlighted.

	Intestate (no Will)	Testate (with Will)
Who decides heirs	Indian personal law	The Will
Document needed	Legal heir or succession certificate	Probate, in some cases
Speed	Slower, more steps	Faster, clearer
Dispute risk	Higher among co-heirs	Lower
Best outcome	Avoid where possible	Recommended

What Is Included

Everything the succession covers

Establishing heirship through the correct certificate or probate
Guidance on FEMA rules for holding
Mutation to record you as owner in municipal records
Coordination among co-heirs where there are several
Valuation and documentation for any sale
A clear route to hold, let or sell once title is clean

What you can expect

Heirship established

FEMA compliance

Mutation completed

One point of contact

FAQ

Common questions

Yes. An NRI can hold inherited Indian property jointly, subject to FEMA rules on the type of property.

Get Started

Start your property succession

Share your situation and we will map the succession path and handle the transfer end to end.

Ready to sort out inherited property?

Book a free consultation and we will map the succession path for your situation.