You have bought a flat, inherited your father's house, or received a floor by gift, and now the property tax bill, the electricity connection and the government records still show the old owner. Getting your name recorded, called mutation or "dakhil kharij", is a step many Delhi owners postpone and later regret. This guide explains what mutation is and what it is not, the different records in Delhi (MCD property tax, DDA and L&DO, NDMC and Cantonment areas, and the revenue records for agricultural and village land), how to apply after a sale, a gift or a death, the documents usually needed, what to do when mutation is refused or someone objects, how wills and GPA documents are treated, and what the Supreme Court said in its December 2025 decision on mutation based on a will. Share your situation in the form and an enrolment-checked advocate can call you, at no charge to you.
Mutation is the updating of a government record to show the new owner or holder of a property after a sale, gift, inheritance or other transfer. In Delhi, most urban properties are mutated in the Municipal Corporation of Delhi\'s property tax records through its online system; leasehold DDA and L&DO properties are mutated or substituted with those authorities; properties in NDMC and Cantonment areas follow their own records; and agricultural and village land is mutated in the revenue records by the revenue department. Mutation is essential for paying tax in your name, getting utility connections changed, selling smoothly and dealing with authorities, but it does not create or decide ownership: the Supreme Court has repeatedly held that mutation entries are only for fiscal purposes and title must be proved through documents or decided by a civil court. Apply soon after the transfer, keep property tax paid, and if heirs disagree, settle the title question first.
Every property in Delhi appears in at least one government record. A flat in a private colony is listed in the municipal property tax register with a unique property identification code. A DDA flat is also in DDA's records as a lease or allotment. A field in a Delhi village is entered in the revenue department's land records. When the property changes hands, those records do not update themselves just because a deed has been registered at the sub-registrar's office. The new owner must ask the authority to record the change. That process is mutation, known in revenue language as dakhil kharij, literally "entering and removing" names.
People skip mutation for many reasons: they think the registered deed is enough, the old owner is a parent and nothing seems to change, the office seems difficult, or there is a minor family disagreement they hope will go away. The cost of skipping it appears later. Property tax bills keep coming in the old name. A buyer's lawyer asks for mutated records and the deal is delayed. A bank refuses a loan. An heir dies and the next generation has to trace two or three transfers instead of one. Worst of all, an unscrupulous relative or stranger may try to get his own name recorded first, creating a dispute that would never have arisen if the records were current.
| Mutation does | Mutation does not |
|---|---|
| Record you as the person liable to pay property tax or land revenue | Make you the owner if you are not |
| Let you pay tax and get notices in your name | Take away the ownership of the true owner |
| Make sale, mortgage and utility changes smoother | Decide disputes between heirs or buyers |
| Serve as evidence of possession and of the authority's acceptance of your claim | Override a registered deed, a will or a court decree |
| Help in getting building plan sanctions and municipal services | Regularise unauthorised construction or misuse |
Delhi's administrative map is complicated, and the first job is to identify which authority keeps the record you need to change. Many properties need more than one.
| Type of property | Record to be mutated | Authority |
|---|---|---|
| Freehold house, flat or floor in most of Delhi | Property tax record | Municipal Corporation of Delhi, through its zonal offices and online property tax system |
| Property in the New Delhi area administered by NDMC | NDMC property tax record | New Delhi Municipal Council |
| Property in Delhi Cantonment | Cantonment records | Delhi Cantonment Board and Defence Estates |
| Leasehold DDA flat, plot or society flat | DDA lease or allotment record, and MCD property tax record | DDA for mutation or substitution; MCD for property tax |
| Leasehold L&DO property | L&DO lease record, and NDMC or MCD tax record | Land and Development Office; municipal body for tax |
| Agricultural land in Delhi villages | Revenue records (khatauni, khasra girdawari) | Revenue department: Tehsildar and higher revenue officers |
| Lal Dora (village abadi) property | Often no formal ownership record; MCD records where assessed | MCD for tax; revenue department for limited records |
| Property in an unauthorised colony | MCD property tax record, and PM-UDAY records where a conveyance deed or authorisation slip has been issued | MCD; DDA for PM-UDAY |
Cooperative society flats also need the society's own membership and share records changed, and many families forget the electricity, water and gas connections, which are separate again.
For most freehold properties in Delhi, mutation means changing the name in the Municipal Corporation of Delhi's property tax records. Since the reunification of the three municipal corporations in 2022, a single MCD handles this through its zonal offices and its online property tax portal.
As described by property professionals in 2026, MCD's online system links with Delhi's registration records, so that for deeds registered after the integration began, mutation can be reflected in the property tax record with little separate effort. Where that has not happened, or for older transfers, the owner applies online for mutation or change of name by locating the property through its unique property identification code (UPIC) or address, choosing the basis of transfer, uploading documents and paying the prescribed fee, which is nominal. The zonal authority verifies the application and may ask for more documents or inspect the property. On approval, the record is updated and a mutation certificate or updated record can be downloaded.
MCD generally requires current property tax to be paid, and arrears can stall the application. A buyer should insist that the seller clears all property tax up to the date of sale and hands over receipts, because the arrears may otherwise follow the property.
Professionals report that MCD does not accept a general power of attorney by itself as a basis for mutation, which is consistent with the Supreme Court's holding in Suraj Lamp and Industries (2011) that GPA transactions do not transfer title. Owners holding only GPA documents may find mutation difficult unless they obtain a registered deed, or, in unauthorised colonies, a conveyance deed under PM-UDAY.
Straightforward online applications are often processed within a few weeks. Delays arise from incomplete documents, property tax arrears, discrepancies in property details, objections, or disputes between heirs.
Inheritance is where mutation causes the most trouble in Delhi families. The registered owner has died; the property must now be recorded in the names of those entitled. Who is entitled depends on whether there is a valid will and, if not, on the succession law that applies.
If the deceased left a will, the legatees named in it can apply for mutation on its basis. In Delhi, probate is not compulsory for wills of Hindus, Sikhs, Jains and Buddhists, because the provisions making probate mandatory apply only to certain territories, though authorities sometimes ask for probate where the will is unregistered or disputed. A registered will carries more weight in practice. In Tarachandra v. Bhawarlal (19 December 2025), the Supreme Court held that a mutation application based on a will cannot be rejected at the outset merely because the claim is testamentary, restored mutation in favour of a legatee under a registered will, and reiterated that mutation confers no title and remains subject to any decision of a competent court on title. The decision arose from Madhya Pradesh revenue law, but the principle is widely applied.
For Hindus, the Hindu Succession Act, 1956 decides the heirs. If a man dies without a will, his property usually goes in equal shares to his Class I heirs: widow, sons, daughters, mother, and the children of predeceased children. A woman's property devolves under section 15 of that Act. For Muslims, Christians and Parsis, the respective personal laws and the Indian Succession Act apply. All the heirs become co-owners, and mutation is normally done in all their names jointly, unless some heirs give up their shares.
If the family agrees that one heir, say the mother or one brother, should hold the property, the other heirs usually execute registered relinquishment deeds in that heir's favour, or the family records a family settlement. An unregistered NOC or affidavit from other heirs may be accepted for mutation by some authorities, but it does not transfer their shares in law; a registered relinquishment deed is far safer, especially if the property will be sold later.
Mara Vakil offers paid services for legal heir certificates, succession certificates and will drafting, which can make the next generation's mutation much simpler.
Mutation authorities do not decide disputed questions of inheritance. If one heir objects, claims a will that others say is forged, or claims the property was gifted to him, the authority may record the dispute, keep the mutation pending, or mutate in all names subject to the outcome of a civil suit. The real dispute must be resolved through a suit for declaration, partition or probate. Our guide on property possession disputes explains how co-owners' rights work.
For leasehold properties where DDA or the Land and Development Office is the lessor, the authority's own records must be changed in addition to the municipal property tax record. DDA calls the change after a sale "mutation" and the change after a death "substitution". The applicant typically submits the registered transfer document or succession documents, affidavits, indemnity bonds, proof of payment of dues, and, for deaths, documents showing all legal heirs and any relinquishments.
Completing DDA mutation or substitution matters because freehold conversion is granted to the person recorded with DDA or a GPA holder who can trace an unbroken chain. DDA's conversion process has been on hold during a 2026 policy review, and the Delhi High Court has been supervising the backlog. Our detailed guide to DDA freehold conversion explains the current position. Once a property is converted to freehold, later changes of owner follow the ordinary municipal mutation route.
Delhi still has agricultural land in its rural villages, especially in the north-west, south-west and outer areas. Rights in such land are governed mainly by the Delhi Land Reforms Act, 1954 and the Delhi Land Revenue Act, 1954, and are recorded in revenue records such as the khatauni (record of rights), the khasra girdawari (field-wise record of cultivation) and the village maps. Holders are usually recorded as bhumidhars.
When agricultural land is sold, gifted or inherited, the transferee applies to the revenue authorities, typically the Tehsildar of the sub-division, for mutation of the entry in the revenue records. The officer issues notices, may invite objections, verifies the transfer document or the inheritance, and orders mutation if satisfied. Disputed cases can be referred for decision, and orders are subject to appeal and revision within the revenue hierarchy. Delhi's land records have been digitised, and copies of records can be obtained from the revenue department's systems.
Succession to agricultural land in Delhi has historically been governed by the Delhi Land Reforms Act's own scheme rather than the general Hindu Succession Act, and the relationship between the two, particularly the rights of daughters, has been the subject of litigation. Families inheriting agricultural land should take advice on the current legal position before agreeing on how the mutation should be done.
The abadi or Lal Dora area of a village, the old residential core, was traditionally excluded from detailed revenue records, so many Lal Dora properties have no formal record of ownership. Owners rely on old sale documents, family history, municipal tax records, electricity and water connections, and possession. This makes mutation and later sale more difficult and disputes more common. Anyone buying Lal Dora property should do especially careful checks.
Some Delhi villages have been notified as urbanised, and land pooling and other planning changes affect rural land. These changes can alter which authority records the property and which rules apply. Check the current status of the village before applying.
| Situation | Key documents |
|---|---|
| Purchase | Registered sale deed, previous chain deeds, property tax receipts, ID proof, seller's NOC where asked |
| Gift | Registered gift deed, chain deeds, property tax receipts, ID proof |
| Inheritance with a will | Death certificate, will (registered preferred), probate if any, ID proofs, family details, tax receipts |
| Inheritance without a will | Death certificate, proof of all legal heirs, family tree affidavit, relinquishment deeds or NOCs if mutation is in fewer names, ID proofs, tax receipts |
| Partition among co-owners | Registered partition deed or court decree, plans showing each share |
| Court decree | Certified copy of decree, proof it has become final, tax receipts |
| DDA leasehold | DDA's specified forms, affidavits and indemnity bonds, lease or allotment papers, dues clearance |
| Agricultural land | Registered deed or succession documents, current revenue record extracts, ID proofs |
Before applying, a property verification can confirm that the chain of documents and the current records are consistent, which avoids rejections.
If you discover that someone else's name has been entered in the records on the basis of a forged document or a false claim, act quickly. Lodge an objection with the authority, ask for the entry to be reviewed, file a police complaint if documents are forged, and consider a civil suit for declaration and injunction to protect your title. A wrong mutation does not take away your ownership, but it can be misused to sell or mortgage the property, so it must be challenged. A newspaper public notice warning the public can also help.
The single most important legal point about mutation is that it is not proof of ownership. The Supreme Court has said this consistently for decades.
Two practical consequences follow. First, a buyer should never rely on mutation records alone; the registered chain of title is what matters, and mutation is supporting evidence. Second, an owner whose name has not been mutated has not lost ownership; he can still sell, gift or bequeath, though mutation will make those transactions easier. Mutation entries do carry some evidentiary value, especially as evidence of possession and of who paid taxes, which is why keeping them current is wise.
Similarly, paying property tax in your name, or holding the electricity connection, does not make you the owner. Courts treat such documents as evidence of possession or occupation, not of title. An occupant who manages to get the tax record changed into his name does not thereby defeat the registered owner.
Mutation of the property tax or revenue record is one step. A complete transfer of records usually also involves:
| Record | Where | Typical requirement |
|---|---|---|
| Electricity connection | The distribution company for your area: BSES Rajdhani, BSES Yamuna, Tata Power-DDL or NDMC | Name change application with ownership document, ID, and NOC or death certificate as relevant |
| Water and sewer connection | Delhi Jal Board or NDMC | Name change with ownership document and clearance of dues |
| Piped gas | Indraprastha Gas Limited | Transfer of connection with ownership document |
| Cooperative society | The society and the Registrar of Cooperative Societies | Transfer of membership and share certificate |
| RWA | Resident welfare association | Update ownership for maintenance and access |
| Bank loan | Lender | Inform the lender and update records if the property is mortgaged |
Keeping all these records consistent makes later sale, inheritance or loans much smoother, and reduces the risk of anyone else making claims on the basis of outdated records.
The easiest inheritance mutation is the one planned in advance. A registered will, clear records of earlier transfers, nominations in society records, and a family understanding about who will hold which property spare the next generation years of paperwork. Mara Vakil's will drafting and gift deed services can help with planning.
These composite examples illustrate the process; they are not real cases.
A family buys a freehold floor by registered sale deed. The seller had cleared property tax up to the month of sale. The family checks the MCD record a month later, finds the change has not appeared automatically, and applies online with the sale deed, chain deeds and tax receipts. The zonal office asks for a clearer copy of an older deed; once supplied, the mutation is approved within a few weeks. The family then changes the electricity and water connections.
A father dies without a will, leaving a house in his name. His widow and two of the three children want the house recorded in the mother's name; the third son objects. Mutation in the mother's name alone would require relinquishment by all children. The family instead mutates in all four names jointly as co-owners, which needs no relinquishment, and later the son and his siblings negotiate a family settlement. Had they tried to force mutation in the mother's name, the objection would have stalled it.
A mother leaves a registered will giving her flat to her daughter. The son says the will is not genuine. The daughter applies for mutation on the basis of the will; the son objects. The authority may record the objection; given the Supreme Court's December 2025 decision, the application cannot be rejected merely because it is based on a will, but where genuineness is seriously disputed, the daughter may need to establish the will through probate or a civil suit. Mutation, if granted, remains subject to the court's decision.
Brothers inherit agricultural land recorded in their late father's name. They apply to the Tehsildar for mutation. Their sister asks whether she has a share. Because succession to agricultural land in Delhi raises specific legal questions, the family takes advice before finalising the mutation, and the Tehsildar's notice process gives every claimant an opportunity to be heard.
For a straightforward purchase with a clean chain, most owners can apply themselves. An advocate is useful when:
Describe your property and the problem in the form on this page and Delhi property advocates whose enrolment has been verified can call you. The introduction is free for you; if you engage an advocate, you agree the fee directly. Mara Vakil charges only for documents it prepares, such as a legal heir certificate application, a gift deed or a legal notice. You can also browse property lawyers in Delhi and will and succession lawyers in Delhi, or read how to choose an advocate.
Delhi's many builder floors, created when a plot is redeveloped into separate floors sold to different buyers, often need each floor to be separately assessed and recorded for property tax. Buyers of a floor should check whether the floor has its own property identification code and whether the original plot owner's record has been split correctly. Where the builder or plot owner never applied, the floor buyer may need to provide the collaboration agreement, the registered sale deed of the floor and the sanctioned plan to get a separate record.
A buyer at an auction by a bank under the SARFAESI Act, or by the Debt Recovery Tribunal, receives a sale certificate, which is registered. Mutation is applied for on the basis of the registered sale certificate. Buyers should ask the bank to clear or disclose property tax and society dues, because auction sales are often on an "as is where is" basis. Our guide to the Delhi Debt Recovery Tribunals covers auction purchases.
Where some heirs are minors, mutation can include them through their guardian. A guardian cannot relinquish or sell a minor's share in immovable property without the court's permission under the Hindu Minority and Guardianship Act, so families should not ask a minor's guardian to sign a relinquishment deed without court approval.
Property held by an HUF is recorded in the name of the karta or the HUF. On the death of the karta, the senior coparcener becomes karta, and mutation may be sought to record the change. Whether property is HUF property or the individual's self-acquired property is often disputed, and the answer decides who inherits; mutation authorities cannot decide that question.
Where spouses jointly own a property and agree in a divorce settlement that one will take it, the other usually executes a registered relinquishment or transfer deed, after which mutation follows. A family court decree or settlement recorded by the court may also be the basis for mutation in suitable cases. Our mutual divorce service can help structure such settlements.
NRIs can apply online themselves or authorise a relative through a properly executed and attested power of attorney. Documents signed abroad generally need attestation by the Indian mission or apostille, and adjudication of stamp duty in Delhi before use. Mara Vakil's power of attorney service can prepare the document.
Where the owner is a company, trust or society, mutation follows the documents of transfer and the entity's resolutions authorising the transaction. Changes of name of the company itself, or mergers, may also require the record to be updated.
The exact screens change from time to time, but a typical online application for mutation or change of name in MCD's property tax system follows this pattern.
Once mutated, you are the person liable for property tax and the one who receives notices. MCD calculates property tax for most properties using the unit area method, based on the covered area, the category of the colony, the age of the building, its use and whether it is self-occupied or let out. Certain categories of owners, such as women, senior citizens, persons with disabilities and some others, have historically received concessions on self-occupied residential property under MCD's rules, subject to conditions. Checking the category and concessions when you update the record can reduce your tax legitimately.
Paying property tax regularly in your name also builds a record that is useful in any later dispute about possession, and makes it harder for anyone else to claim the property on the basis of outdated records.
| Stage | What happens | Typical time |
|---|---|---|
| Death certificate | Obtained from the municipal registrar | A few days to weeks |
| Family discussion | Heirs agree who will hold the property, or decide on joint mutation | Varies |
| Relinquishment or settlement | Registered deeds executed if needed | A few weeks |
| Heirship proof | Legal heir or similar certificate, or will and probate | Weeks to months |
| Mutation application | Filed with MCD, DDA or revenue department | Weeks once complete |
| Utilities and society | Name changes completed | A few weeks |
Most mutation disputes in Delhi are not really about the record. They are symptoms of an underlying disagreement about who owns the property. Understanding the usual causes helps families avoid them.
| Cause | How it shows up | Prevention |
|---|---|---|
| No will | Heirs disagree about who should hold the house | A clear registered will, and discussing plans with the family |
| Unregistered family arrangements | One child claims the parents "gave" him the house orally | Registered gift or settlement deeds during the parents' lifetime |
| GPA chains | Competing buyers with different sets of GPA papers | Registered conveyance; PM-UDAY deeds in unauthorised colonies; careful due diligence |
| Old records never updated | Record still shows a grandparent; many heirs now exist | Mutate after every transfer, promptly |
| Forgery by outsiders | A stranger applies for mutation with a fake deed | Periodic checks of records, paying tax in your name, quick objections |
| Builder floor confusion | Floor buyers find the whole plot still recorded in the builder's or owner's name | Insist on separate assessment and records at the time of purchase |
| Second marriages and blended families | Children from different marriages claim shares | Clear wills and documentation of property acquired by each spouse |
Owners of property they do not live in, especially vacant plots, inherited houses and flats owned by NRIs, should check the MCD record and, where relevant, the DDA or revenue record at least once a year, and should keep paying tax in their own name. Any unexpected mutation application or change of name is an early warning sign of an attempted fraud and should be challenged immediately.
In unauthorised colonies, where many properties changed hands through GPA papers, the PM-UDAY scheme allows residents to obtain a conveyance deed or authorisation slip from DDA recognising their rights. Holding such a deed makes later MCD mutation far simpler and strengthens the owner's position against competing claimants. Residents who have not applied should consider doing so.
If the family already disagrees, if a will is likely to be challenged, if there are minor heirs, or if the property was bought on GPA documents, a short consultation with an advocate before applying can save months. The advocate can identify the right documents, draft relinquishment or settlement deeds, and advise whether a civil suit or probate is needed first.
Most guides talk only about MCD, but a significant number of Delhi properties sit outside its records or have a second record alongside it.
The New Delhi Municipal Council covers much of Lutyens' Delhi and some adjoining areas. Many properties there are leasehold from the Land and Development Office, so owners deal with two bodies: L&DO for the lease, substitution and conversion, and NDMC for property tax and municipal services. Mutation in NDMC's records follows its own procedure and forms.
Property in the Cantonment is governed by cantonment law and records maintained by the Cantonment Board and Defence Estates officers, including the General Land Register. Many cantonment properties are held on old grants with special conditions. Transfers and mutations there need particular care, and the rules differ substantially from MCD areas.
For DDA flats and society flats on DDA land, both DDA's record and MCD's property tax record must be kept current. A common mistake is to update only one of them. When selling or inheriting, check both.
Updating a government record, such as the property tax or revenue record, to show the new owner or holder after a transfer.
The revenue term for mutation, meaning entering the new holder's name and removing the old one.
It is expected and practically necessary for paying tax and dealing with authorities, and some laws require intimation of transfers.
No. Mutation is for fiscal purposes. Ownership comes from registered documents, inheritance or a court decree.
No, but delay creates practical problems and can invite disputes.
The Municipal Corporation of Delhi, through its zonal offices and online property tax system.
The New Delhi Municipal Council for properties under its jurisdiction.
The Delhi Cantonment Board and Defence Estates authorities.
DDA for its lease records, and MCD for property tax.
The revenue department, typically the Tehsildar of the sub-division.
Yes. MCD's property tax portal allows online mutation or change of name applications.
The unique property identification code used in MCD's property tax system.
Professionals report that recent registrations can reflect automatically through system integration; if not, apply online.
A nominal fee as prescribed; beware of touts quoting large amounts.
Often a few weeks for complete applications; longer if there are discrepancies or objections.
Yes. Arrears usually stall mutation.
MCD generally does not accept a GPA alone as a basis for mutation; a registered deed is needed.
Registered sale deed, chain documents, property tax receipts and ID proof, with affidavits or bonds where required.
Death certificate, will or proof of legal heirs, family tree affidavit, NOCs or relinquishment deeds, ID proofs and tax receipts.
Yes. The Supreme Court held in December 2025 that a will-based mutation application cannot be rejected merely because it is testamentary.
A December 2025 Supreme Court decision restoring mutation based on a registered will and reiterating that mutation confers no title.
Probate is not compulsory for Hindu wills in Delhi, though authorities may ask for it where a will is unregistered or disputed.
Under the Hindu Succession Act, they include the widow, sons, daughters, mother and children of predeceased children.
Yes. Under the Hindu Succession Act, daughters inherit equally with sons in a father's self-acquired property if there is no will.
Only if other heirs relinquish their shares, ideally by registered relinquishment deeds.
Some authorities accept NOCs for mutation, but a registered relinquishment deed is safer and actually transfers shares.
A registered deed by which a co-heir gives up his share in favour of another co-heir.
An arrangement among family members dividing property, which may need registration depending on its form.
The authority may keep the mutation pending or mutate jointly; the dispute itself must be resolved by agreement or civil suit.
No. Mutation authorities do not decide disputed title or inheritance.
Object to the authority, file a police complaint, and consider a civil suit for declaration and injunction.
Yes, through review or appeal before the authority or by court orders, and it never overrides true title.
Cure deficiencies, appeal within the authority's hierarchy, or file a writ petition in the Delhi High Court for arbitrary refusal.
Yes, where the authority fails to decide within a reasonable time or acts arbitrarily.
That revenue entries are only for fiscal purposes and do not confer title.
That mutation does not confer title and disputed will claims must go to a civil court.
No. It is evidence of possession or liability, not title.
No. It shows occupation or a connection, not title.
Only as supporting evidence. The registered chain of title is what matters.
Substitution, which records the heirs in place of the deceased lessee.
Yes. Conversion is granted to the recorded holder or a GPA holder with a complete chain.
The record of rights in Delhi's revenue records for agricultural land.
The field-wise record of cultivation in revenue records.
A holder of agricultural land with rights under the Delhi Land Reforms Act.
Historically under the Delhi Land Reforms Act's own scheme; the interaction with the Hindu Succession Act has been litigated, so take advice.
The village abadi area traditionally excluded from detailed revenue records.
Often only MCD tax records exist; ownership is proved through old documents and possession, so careful checks are needed.
MCD tax records can be updated, and PM-UDAY conveyance deeds strengthen the position.
No.
Yes. Transfer of membership and share certificate is required.
Apply to BSES, Tata Power-DDL or NDMC with ownership documents and ID.
Apply to the Delhi Jal Board with ownership documents after clearing dues.
Yes, if the property is mortgaged, to keep its records consistent.
Yes, directly online or through a power of attorney holder.
Yes, in the names of all co-owners as per their documents.
Yes, through a guardian, where the minor is an heir or owner.
Explain with documents; a rectification deed or affidavit may be needed.
Apply for correction with ID and documents before or along with mutation.
Yes. Late mutation is possible; supply the chain and clear dues.
You may need to show the whole chain and pay any arrears in older names.
Yes, on a certified copy of the final decree.
Yes, on a registered partition deed or partition decree, for each share.
Yes, if it is a registered gift deed.
Generally no. Authorities require registered documents for transfers of ownership.
A sworn statement listing all legal heirs of the deceased, used in inheritance mutation.
A certificate identifying legal heirs, issued by the competent authority, used for mutation and other purposes.
Not usually for immovable property; it is mainly for debts and securities, but authorities may ask for heirship proof.
Yes, but courts treat mutation as fiscal; the real challenge is to title.
No. Stamp duty is paid on registration of the transfer document.
Legally yes, with a registered title, but buyers and banks often insist on mutation.
Many lenders require updated records; check with your bank.
Municipal authorities usually require the applicant's ownership and tax records to be in order.
They may remain attached to the property; buyers should ensure clearance before purchase.
Often yes, especially in inheritance cases.
Yes, online with the application number.
Yes, where verification is needed.
A document or updated record showing that the property has been mutated in your name.
Apply for correction; category affects property tax.
No. Mutation is for owners or lawful holders, not tenants.
No.
Authorities may keep it pending or mark it subject to the court's decision.
There is no strict limit for applying, but delay can lead to penalties or complications under some rules; apply promptly.
Yes, if both are owners under the title document.
Along with other heirs, unless they relinquish or a will gives it to her.
Not legally, but a registered will is accepted more readily.
The legatee may need probate or a civil court decree.
Yes, as per Muslim personal law shares.
Yes, under the Indian Succession Act's rules.
Yes, if the company holds title through registered documents.
No. It connects you with independent advocates and is not a law firm or agent.
Yes. The introduction and first conversation cost nothing; only documents it drafts carry a fee.
Yes, through its paid legal heir certificate service.
It offers paid gift deed drafting; ask about other deeds through the form.
Yes. It warns the public and helps surface claims early.
The civil court where the property is located, or the Delhi High Court for high-value suits.
From the revenue department's land record systems and offices.
Status can change after urbanisation notifications; check which authority now holds the record.
Yes, within the revenue hierarchy as provided by Delhi's revenue laws.
PM-UDAY has its own process; records in MCD may still need updating separately.
Yes. Delay often leads to further deaths, more heirs and complicated disputes.
Usually yes for property tax; check that the floor is separately assessed in MCD records.
Yes, with the registered floor sale deed, collaboration agreement and sanctioned plan, though it may need extra steps.
Yes, on the basis of the registered sale certificate issued after the auction.
It depends on the auction terms; clarify with the bank before bidding.
Not without court permission under the Hindu Minority and Guardianship Act.
Yes, to reflect the change of karta, though whether property is HUF property may be disputed.
Yes, usually through a registered deed or a court-recorded settlement transferring the share.
Yes, by the Indian mission or apostille, and stamp adjudication in Delhi before use.
Yes, on the basis of the merger order and related documents.
Check the MCD record periodically online and with the zonal office, and DDA or revenue records where relevant.
Yes. A PM-UDAY conveyance deed or authorisation slip strengthens the basis for updating records.
If the family disagrees, a will may be challenged, or there are minors or GPA documents, yes.
Yes. The loan does not prevent mutation, but inform the bank.
Authorities usually ask for copies with originals for verification.
Authorities may mark it subject to the suit or keep it pending.
Rules can provide consequences for delay; apply promptly and check current rules.
If you qualify under MCD's concession categories for self-occupied property, apply when updating the record.
MCD's method of calculating property tax using covered area, colony category, age, use and occupancy.
No. Registration records the transfer document; mutation updates the authority's record afterwards.
No. Conversion changes leasehold to freehold through a conveyance deed; mutation updates records.
Only through a valid chain: the property passes to heirs or legatees first, then by transfer to your child.
Yes, after executing a registered deed adding the spouse.
No. Renting does not change ownership.
Mutation is about ownership records; construction issues are dealt with separately, but authorities may note them.
Copies of the updated record, the application, receipts and all deeds, stored safely.
No. NDMC has its own records and procedure for properties in its area.
The record of land in cantonments maintained by Defence Estates authorities.
L&DO handles the lease and substitution; NDMC or MCD handles property tax.
Yes, for DDA leasehold properties both should be current.
Procedures differ; check with the Cantonment Board and Defence Estates office.
Required forms, whether NOCs or registered relinquishments are needed, fees, inspections and tracking.
Yes, or preferably a registered relinquishment deed executed and attested abroad and stamped in Delhi.
It is difficult; joint mutation or a court order may be needed.
No. A legal heir certificate identifies heirs; a succession certificate authorises collection of debts and securities.
It depends on the notification; often MCD for tax, with old revenue records for history.
Yes, by applying for correction with identity and title documents.
Refunds are issued to the recorded taxpayer, so keep the record current.
No. A lease does not change ownership, though the tenant may be noted for some municipal purposes.
Yes. The loan remains a liability on the estate and the bank should be informed.
Yes, as his heir along with any other heirs, subject to succession law.
MCD has historically offered property tax concessions to women owners of self-occupied residences, subject to rules; stamp duty on registration is also lower for women buyers in Delhi.
Yes, by applying for review or appeal and, if needed, through a civil suit on title.
It helps, especially if forgery or a title dispute is involved.
Generally no, once a registered deed exists, though some authorities may seek the seller's NOC.
MCD records can be updated subject to the status of the colony and documents available.
Ask for the records to be merged or corrected to avoid double tax.
Not ordinarily; dues remain payable from the estate.
Yes, with a proper authority letter or power of attorney, but you remain responsible for the information.
This page gives general information based on the sources listed, as checked on 17 October 2026. Procedures, forms and fees of MCD, DDA and the revenue department change; confirm with the authority or an advocate before acting. Mara Vakil is a technology platform, not a law firm, and does not give legal advice. Read our disclaimer.
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