Land mutation after buying or inheriting land

Land mutation after buying or inheriting land
How to get your name into the Bhu Bharati record (mutation) when you buy or inherit agricultural land, how the new or updated passbook comes, and where to appeal if it is refused.
For whom: In Telangana: people buying agricultural land, people who bought it earlier but whose name was never entered, and heirs of a pattadar who has died.
Published on 30-10-2026. Not every fact has been checked against its official source yet: confirm at the office.

Only if

What kind of land is it? Agricultural land (patta land)
1.
On Bhu Bharati, click "Login", then "Signup", and register with your name and mobile number. Confirm with the OTP, and log in with the password that comes by SMS.
💻 Online
bhubharati.telangana.gov.in ↗

Only if

What kind of land is it? Agricultural land (patta land) · How is the land coming to you? I am buying it now (sale or gift)
2.
In your login, under "Registration Modules", choose "Registration of Sale & Gift". Fill in the seller’s passbook number, the extent, the sale value, the boundaries, and the details of the seller, the buyer and their families.
💻 Online
bhubharati.telangana.gov.in ↗
3.
Download the Transaction Summary Receipt and check every detail.
💻 Online
bhubharati.telangana.gov.in ↗
4.
Generate the challan and pay online: stamp duty, registration fee and mutation charge. Either the buyer or the seller can pay.
💻 Online
bhubharati.telangana.gov.in ↗
💰 Fee: Mutation charge ₹2,500 an acre (₹62.50 a gunta). Stamp duty and registration fee at the rates set by the Registration and Stamps Department; the portal shows the total. You can see the land’s market value on the Bhu Bharati home page.
5.
On the dashboard, click "Generate Document", then confirm the deed. If you want to use your own deed instead, tell the Tahsildar on the registration day.
💻 Online
bhubharati.telangana.gov.in ↗
6.
Book a date and time (slot) for registration at the Tahsildar-cum-Joint Sub-Registrar office, and download the slot receipt. You can edit the application until that date.
💻 Online
bhubharati.telangana.gov.in ↗
💰 Fee: Free · Booking is free. To change the slot: free the first time, ₹500 the second time, ₹1,000 the third time and after (within six months).
7.
Go to the Tahsildar office on the slot day. The seller, the buyer, two witnesses (over 18 and not party to the deal) and any consenting parties must come. Your photo and fingerprints are taken and the deed is registered.
🏛️ The mandal Tahsildar-cum-Joint Sub-Registrar office (as on the slot receipt)
📎 The seller’s pattadar passbook, The buyer’s pattadar passbook (if they have one), The document to be registered, The e-stamp e-challan, PAN card of both seller and buyer, Aadhaar card of both seller and buyer
8.
The registered deed is given the same day. The Tahsildar at once moves the land in the record from the seller’s account to the buyer’s. An existing passbook is updated the same day. If it is a new passbook, you get an e-passbook the same day and the passbook comes by post. An extract of the changes is attached to the deed.
🏛️ The mandal Tahsildar-cum-Joint Sub-Registrar office

Only if

What kind of land is it? Agricultural land (patta land) · How is the land coming to you? I bought it with a registered deed before Bhu Bharati, but my name was never entered
9.
In your login, under "Mutation", choose "Application for Pending Mutation". Enter the seller’s passbook number, the survey number, the extent bought, the registered deed’s details and the buyer’s details, and submit. You get an application number.
💻 Online
bhubharati.telangana.gov.in ↗
📎 Details of your earlier registered purchase deed
⏱️ within 365 days · Pending mutation is one of the record corrections; by the Rules, a correction is applied for within one year of the Act coming into force (14 April 2025), or of the day the entry was put on the portal.
Not confirmed: For entries there since the Act began, this one year ended in April 2026. We found no order extending it, but the portal’s FAQ still describes this application. Ask at the Tahsildar office whether you can still apply.
10.
Click "Make Payment" and pay the fee online.
💻 Online
bhubharati.telangana.gov.in ↗
💰 Fee: The portal shows the amount before you pay.
Not confirmed: The Rules’ fee table has ₹2,500 an acre for mutation and ₹1,000 for a record correction; it does not say which applies to a pending mutation.
11.
On the dashboard, click "Proceed for eKYC". Then go to a MeeSeva centre and give your Aadhaar e-KYC (fingerprint).
🏢 At a MeeSeva centre
📎 Aadhaar card
💰 Fee: ₹80 · MeeSeva charge for "Pending Mutation eKYC", including GST.
12.
The application goes to the Revenue Divisional Officer (RDO). The RDO sends a notice to you and to those named in the record; others may object within 7 days. Go to the enquiry with your deed.
🏛️ The Revenue Divisional Officer’s (RDO) office
📎 Details of your earlier registered purchase deed
⏱️ within 60 days · The order is due within 60 days of the notice.

Only if

What kind of land is it? Agricultural land (patta land) · How is the land coming to you? The pattadar has died; it comes to us as heirs
13.
If you do not have one, apply at a MeeSeva centre for a family member certificate (Family Membership Certificate).
🏢 At a MeeSeva centre
📎 The pattadar’s death certificate
💰 Fee: ₹80 · MeeSeva charge, including GST.
⏱️ within 30 days · 30 working days, by the MeeSeva portal.
14.
In your login, under "Mutation Modules", choose "Application for Succession including assigned lands (with or without PPB)". Say whether there is a will. Enter the passbook number of the person who died, or the district, mandal, village, survey number and khata number. Enter the extent and the date of death, and add all family members. All legal heirs of the pattadar apply together.
💻 Online
bhubharati.telangana.gov.in ↗

Only if

What kind of land is it? Agricultural land (patta land) · How is the land coming to you? The pattadar has died; it comes to us as heirs · Did the person who died leave a will? No
15.
In the application, download the "Joint Agreement of all Legal Heirs" form. All the heirs sign it and have it made a sworn affidavit.
✋ You do this yourself
📎 Joint agreement of all legal heirs (as a sworn affidavit)

Only if

What kind of land is it? Agricultural land (patta land) · How is the land coming to you? The pattadar has died; it comes to us as heirs
16.
Upload all the required papers and click "Proceed for Payment".
💻 Online
bhubharati.telangana.gov.in ↗
📎 The pattadar’s death certificate, Family member certificate (Family Membership Certificate), Joint agreement of all legal heirs (as a sworn affidavit), The will
17.
Click "Make Payment" and pay the fee online.
💻 Online
bhubharati.telangana.gov.in ↗
💰 Fee: Succession fee ₹2,500 an acre (₹62.50 a gunta). The portal shows the amount before you pay.
18.
On the dashboard, click "Book Slot" and choose a date and time. The application goes to the Tahsildar. Download the slot receipt, e-challan and transaction summary.
💻 Online
bhubharati.telangana.gov.in ↗
Not confirmed: The manual does not say who must come to the office on the slot day. It is safest for all heirs to go with the original papers; ask the Tahsildar office first.
19.
The Tahsildar issues a notice and puts it on the gram panchayat and tahsil office notice boards. Within 7 days of the notice, give your affidavit and proof. Attend the enquiry.
🏛️ The mandal Tahsildar office
📎 An affidavit stating your claim, with proof
⏱️ within 7 days · The affidavit is due within 7 days of the notice.
20.
The Tahsildar must pass an order within 30 days of the notice. If not, your name is treated as mutated (deemed mutation). The record is then changed and you get a new or updated passbook; a new one comes by post, with an e-passbook the same day.
🏛️ The mandal Tahsildar office
⏱️ within 30 days · 30 days from the notice.

Only if

What kind of land is it? Agricultural land (patta land) · How is the land coming to you? I bought it with a registered deed before Bhu Bharati, but my name was never entered / The pattadar has died; it comes to us as heirs
21.
Check your application on the "Application Status" page of Bhu Bharati.
💻 Online
bhubharati.telangana.gov.in ↗

You cannot get this

This guide is for agricultural land on Bhu Bharati. A house, plot, or non-agricultural or abadi land is registered with the Sub-Registrar, and its mutation is done under the Panchayat Raj Act, the Municipalities Act or the GHMC Act.
Instead, see:
Ask your gram panchayat, municipality or GHMC about the name change.
→ Property tax / house tax: paying it and changing the name

Documents you need

If you don't have it:
Download it from the portal after paying.
If you don't have it:
→ New PAN card
If you don't have it:
→ Getting a new Aadhaar
If you don't have it:
→ Getting a new Aadhaar
If you don't have it:
→ After a death in the family
If you don't have it:
The MeeSeva service "Family Membership Certificate": ₹80 including GST, 30 working days; the MRO (Tahsildar) issues it. It needs the application form, the death certificate (or FIR), and a ration card, voter ID or Aadhaar.
If you don't have it:
Download the form from the portal while applying.
Not confirmed: We did not see which papers the portal asks for with a will (the manual shows only the no-will path). Ask at the Tahsildar office.

If something goes wrong

If it is rejected
Against the Tahsildar’s order on mutation after registration or on succession, appeal to the RDO within 60 days. Against the RDO’s order on a pending mutation, appeal to the Collector within 30 days. A second appeal against the RDO’s appeal order goes to the Collector within 30 days, and the Collector’s decision is final. Against the Collector’s appeal order on a pending mutation, a second appeal goes to the Land Tribunal within 30 days. The appeal fee is ₹1,000. The days count from when the order was given to you.
The Revenue Divisional Officer’s (RDO) office
Not confirmed: The Rules do not say whether the appeal is filed online on Bhu Bharati or at the office; the portal seems to have an appeal service but we did not see it after login. Ask at the Tahsildar office.
If it is late
Check "Application Status". For succession, the Rules say the mutation is treated as done if no order comes within 30 days; ask at the Tahsildar office. You can also call the Bhu Bharati helpline.
Bhu Bharati helpline (040-29313999, 10 AM to 5 PM)
📞 04029313999
Also
To cancel a booked slot and get a refund, apply in the slot cancellation and refund service in your login. If a document number was generated but the registration was not completed, apply for cancellation under "Ratification/Cancellation of Registered Documents".
Bhu Bharati helpline (040-29313999, 10 AM to 5 PM)
📞 04029313999
Also
If there is a dispute over the land, between heirs or with others, and it is a civil dispute, the officer may tell you to go to the civil court. For free legal help, contact the District Legal Services Authority (DLSA) in your district court complex, or call toll-free 15100. The Bhu Bharati Rules provide free legal aid to the poor, especially SC, ST, women and persons with disabilities.
District Legal Services Authority (DLSA)
telangana.nalsa.gov.in ↗📞 15100
→ After a death in the family→ RTI application (right to information)→ Land records and pattadar passbook (Bhu Bharati)→ Registering a property sale: house, flat or plot→ Encumbrance certificate (EC) and certified copy of a deed
Updated on 30-10-2026
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