My property mutation is pending — how do I get records updated?
A pending property mutation is cleared by tracking the application on your state revenue portal, following up with the Patwari and Tehsildar, filing a written grievance, and appealing to the SDM or Collector, with an RTI to learn the exact reason for the delay.
Anyone whose dakhil-kharij / namantaran (mutation) of land or property is stuck in the revenue or municipal office after a sale, gift or inheritance.
A situation like yours
Sunita inherited a plot from her late father in a village near Lucknow. She applied for dakhil-kharij (mutation) so the land record would show her name, but months passed with no update.
She tracked the file on the state revenue portal, found it was "pending verification," and followed up with the Patwari and Tehsildar with the death certificate and succession papers. When it still stalled, she filed an RTI asking the exact reason for the delay. The RTI prompted action and the Tehsildar passed the mutation order within weeks.
Representative example based on common cases — not a specific individual.
How to resolve it
- 1
Apply and track on the state revenue portal
State revenue / land-records portalOnlineAllow ~3 daysMutation (dakhil-kharij / namantaran) updates the land or property record after a sale, gift or inheritance. Apply on your state's land-records / revenue portal (e.g. Bhulekh, e-Dharti, or your state equivalent) or at the Tehsil / municipal office, and note the application/reference number so you can track the status online.
- 2
Follow up with the Patwari and Tehsildar
Patwari / Tehsildar (or municipal office)In person / by postAllow ~15 daysMutation of agricultural/rural land is processed by the Patwari and Tehsildar (revenue office); for urban property it is the municipal body. Visit or write asking the current stage. Common blockers are pending field verification, an objection by a co-owner, or missing documents like the sale deed, succession certificate or death certificate — supply whatever is asked.
- 3
File a written grievance
Revenue department grievance cell / CPGRAMSOnlineAllow ~30 daysIf there is no movement, file a written grievance — through the state revenue grievance portal or the national CPGRAMS portal (pgportal.gov.in) — quoting your application number and the dates of your earlier follow-ups. Keep the grievance reference number for the next steps.
- 4
Appeal to the SDM or Collector
SDM / Collector (revenue appellate authority)File an appealAllow ~30 daysIf the mutation is wrongly rejected or unduly delayed, you can appeal to the Sub-Divisional Magistrate (SDM) and then the Collector / District Magistrate under your state's land-revenue law. They can direct the Tehsildar to decide the case. A local revenue lawyer can help draft the appeal.
- 5
Use RTI to expose the reason for the delay
Public Information Officer (Revenue/Municipal dept.)File an RTIAllow ~30 daysAI RTI DraftFile an RTI with the revenue or municipal department asking the current status, the file notings, and the exact reason for the delay on your mutation application. The revenue office is a public authority under the RTI Act, and this paper trail is very effective at unsticking a pending file. Use the RTI draft tool to frame it.
Your legal rights
State land-revenue framework; Digital India Land Records Modernisation Programme (Department of Land Resources)
Mutation of land and property records is governed by each state's land-revenue / municipal law and administered by the revenue department; the Centre's Department of Land Resources coordinates the national land-records programme.
Source: Ministry of Rural Development, Government of India ↗Right to Information Act, 2005
You can file an RTI to ask the revenue or municipal office for the status, file notings and reason for the delay on your mutation; a public authority must reply within 30 days.
Source: India Code (Government of India) ↗Tools that help
Common questions
Still stuck, or solved it differently?
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