Khata, Mutation, Property Card: Understanding Indian Property Records

When you buy a piece of land or an apartment in India, the seller hands over the keys, the agreement is registered, and you may believe that the property is yours. Legally, it is, but in the records of the local municipal body, it might still belong to the person you bought it from. This gap between ownership on paper and ownership in government records is bridged by the khata, mutation, and property card. However, they are not the same document and perform different functions.

A khata is an account that a municipal body maintains for a property. It records who is responsible for paying property tax on that address. A khata tells the municipal body that a particular person is the assessed owner for the purpose of taxation. The term Khata is exclusive to Karnataka, but a similar concept is used in other states under different names. All you need to do is visit the local municipality fill the application form along with the necessary documents. The authority will visit your property for physical verification, and after successful verification, the certificate will be issued.

A property card is a land ownership document issued by the state’s land revenue department. It contains a detailed account of a property: its survey number, area, boundaries, ownership history, and any encumbrances or liabilities recorded against it. In Maharashtra, the property card is among the most important documents a buyer should ask for before purchasing an urban plot or building. It is a revenue-side document that traces the chain of ownership and flags any government claims, court orders, or disputes associated with the land. In various states, there are counterparts to the property card that are referred to by different names—for example, Patta Chitta in Tamil Nadu. You need to visit the official property registration website of your respective state. Create an account, fill the necessary information accurately, including property details, and attach required documents like identity proof, property’s ownership document and address proof. Then, pay the application fee and submit it.

After possession, mutation is the process of updating the government's revenue records to reflect the change in ownership. In simple terms, it means getting the property officially recorded in the heir's name in the land records of the local municipal body. It is applied for at the local tehsil office or municipal corporation, along with supporting documents such as a sale deed, up-to-date property tax receipts, and identity proof. To get the mutation certificate, you need to download the mutation form from the official website of your municipal authority and fill in the ownership and property details accurately. Attach the required document before submitting the application and payment of the fee. You must not forget to keep the acknowledgement receipt that contains the application reference number. It is required to check the status of your application. For a buyer, registering the sale deed is the beginning, not the end. Mutation and khata transfer are follow-up steps that need to be completed, and the property card needs to be checked before you sign anything. Skipping them does not immediately cost you the property.