Mutation after a registry in MP: how many days, whose duty it is, and what happens if you skip it

2 October 2026

A registry gives you title; your name enters the land record only on mutation. Sections 109 and 110 of the MP Land Revenue Code 1959 put a day count on every step — and the sub-registrar must send the intimation himself.

A registry and a mutation are not the same thing

The registry happens at the sub-registrar office and it registers the sale deed. The mutation happens at the tehsil and it replaces the seller’s name with yours in the khasra and khatauni. Two offices, two statutes — doing one does not complete the other.

Until the mutation is done, the government land record still shows the land in the old owner’s name. Everything that comes later — a sale, a partition, a loan, compensation, diversion — runs off that record.

The sub-registrar sends the intimation, not you

This is the part most people are never told. Section 109(2) of the Land Revenue Code says that when a document dealing with land used for agricultural purposes — or land for which a khasra exists — is registered under the Registration Act 1908, the Registering Officer shall himself send intimation to the tehsildar having jurisdiction.

That intimation goes in the prescribed Form VI, with a pre-mutation sketch, within ten days of the document being registered. For agricultural land the mutation file should therefore open by itself; you do not have to file anything to start it.

Section 109(1) still puts a duty on you as well: report the acquisition in the prescribed form within six months of acquiring the right, to the patwari, the nagar sarvekshak, the authorised person or the tehsildar.

The day count on every step, under Section 110

Section 110 of the Land Revenue Code puts a day count on each stage. Uncontested and contested matters have different limits:

The certified copy and the updated land record are to be given free of cost. A fee demanded for them is contrary to Section 110.

Agricultural land and urban property take different routes

The process above is for agricultural land and land for which a khasra exists. That mutation is done by the tehsildar, and its status can be followed from the "Check Mutation Agricultural Land" link on the Department of Registration and Stamps website, which opens the revenue case system.

A flat, plot or house inside a municipal corporation or municipality is different. There the name has to be changed in the property-tax record, and that is the municipal body’s job, not the tehsil’s. The two are separate applications, and doing one does not do the other.

What happens if you do not do it

Failing to make the report required by Section 109 makes you liable, at the tehsildar’s discretion, to a penalty of up to five thousand rupees.

The practical cost is larger than the penalty. With your name absent from the land record, everything downstream stalls, and correcting a record years later is far harder than getting the mutation done at the time.

Common questions

Do I have to file a separate application for mutation?

For agricultural land the first step is not yours — under Section 109(2) the Registering Officer himself sends intimation to the tehsildar in Form VI within ten days of registration. Your own report under Section 109(1) within six months is still your duty. For urban property you do have to apply separately at the municipal body.

How long should an uncontested mutation take?

Under Section 110 an uncontested matter should get its order within 30 days of the case being registered, and the whole proceeding should finish within 2 months. For a contested matter the limits are 5 months and 6 months.

Do I pay for the updated khasra and khatauni?

No. Under Section 110 the certified copy of the order and the updated land records are to be supplied free of cost within 30 days.

Source

• M.P. Land Revenue Code 1959 — Section 109
• M.P. Land Revenue Code 1959 — Section 110
• Revenue Department, Government of Madhya Pradesh
• Department of Registration and Stamps, Madhya Pradesh