Guides · 5 min read
Mutation, Pahani and Record of Rights explained
Owning the sale deed is not enough. Learn what mutation is, why NRIs discover 20-year-old gaps, and how to fix them.
Deed vs. record
A registered sale or gift deed transfers title. Mutation is the separate step where the revenue department updates its land records (Pahani/Adangal, ROR-1B, Patta) to your name. Without it, tax receipts, bank loans, and future sales stall.
Common NRI gaps
Land inherited from parents but still in a grandparent's name; a purchase from the 2000s never mutated; survey numbers split or renumbered after digitisation. Each shows up only when you try to sell or transfer.
Fixing it
File a mutation application with the deed, legal-heir certificate (for inheritance), and ID; attend or be represented at the enquiry; collect the corrected Pahani/Patta. We track it office by office and send you the stamped copy.
General information only; rules vary by state and change often. Confirm with a lawyer or CA before acting.