Join us as we break down the hurdles and drama of land ownership changes in West Bengal. Discover the challenges people face in securing their property rights.
Changing who officially owns a property or land is called “mutation.” It happens when a property is sold or transferred. The new owner’s name is recorded by the land revenue department, allowing the West Bengal government to collect property tax. Ownership changes can occur when the original owner passes away, or there’s a transfer due to inheritance. For leased property, ownership can shift through an irrevocable power of attorney. This article explains the detailed process of land mutation in West Bengal.
Importance of Property Mutation
Property mutation, also known as the transfer of title, is not just a bureaucratic formality – it’s a crucial step that safeguards your investment and simplifies future dealings.
- Say goodbye to property tax ambiguity: After mutation, the responsibility for paying property taxes automatically shifts to the new owner, eliminating any confusion or potential penalties.
- Selling made simple: When you decide to sell, potential buyers will demand the mutation certificate as proof of ownership. This official document smooths the transaction process, giving buyers confidence and assurance.
- Joint ownership, shared responsibility: If you own a property with others, the mutation certificate will reflect everyone’s name, clearly defining ownership rights and ensuring joint responsibility for taxes and other obligations
Types of Mutation
- Sale Deed/Gift Deed: Transfer of property through a sale or gift, involving a legal document outlining the terms and conditions of the transaction.
- Property Exchange Deed: Mutation resulting from the exchange of properties between parties, formalized through a legal deed specifying the details of the exchange.
- Inheritance or Will Deed: Mutation triggered by the transfer of property ownership through inheritance, as stated in a will or testament after the original owner’s demise.
Documents Needed for Property Ownership Change
Sale of a Property: Submit these docs to the village office for mutation:
- Application for Mutation with stamp
- Registration deeds (current & previous)
- Sale deeds
- Affidavit on stamp paper
- Receipt of property tax payment
- Ration Card
- Aadhaar Card
Will or Inheritance: For mutation in such cases, provide:
- Death certificate
- Succession Certificate copy
- Affidavit on stamp paper
- Receipt of property tax payment (Power of Attorney)
- Copy of Power of Attorney
- Application for Mutation with stamp
- Registration deeds (current & previous)
- Sale deeds
- Affidavit on stamp paper
- Receipt of property tax payment
- Ration Card
- Aadhaar Card
Where to Go: Visit the Revenue Inspector or Block Land and Land Reforms Officer’s office at the Gram Panchayat or Panchayat Samiti level, or the district magistrate’s office.
Time Frame: Complete mutation within six months from possession, and if no objections are raised. Obtain the certified mutation order copy within five days of application.
Mutation Fee Applicable
Note: Fees may be subject to change
| S. No. | Classification of Land/Property | Rural Area | Municipal Area (other than KMDA) | Municipal Area (within KMDA) |
| 01. | Agricultural Land | ₹40 | ₹60 | ₹80 |
| 02. | Non-Agricultural & Non-Commercial | ₹100 | ₹150 | ₹200 |
| 03. | Commercial and Industrial Land | ₹500 per decimal (up to 10 decimals) and ₹1,000 per decimal (exceeds 10 decimals) | ₹1,500 per decimal (up to 10 decimals) and ₹3,000 per decimal (exceeds 10 decimals) | ₹5,000 per decimal (up to 10 decimals) and ₹10,000 per decimal (exceeds 10 decimals) |
Land Mutation Application Procedure – Offline Method
Follow the step-by-step process outlined below to apply for a Mutation Certificate in West Bengal through the offline method:
Approach Sub-registrar Office
Step 1
Visit the nearest block or sub-registrar office to initiate the Mutation registration process.
Step 2
Obtain the application form from the office and fill it out as per the prescribed format. The form can also be downloaded from the official website of the Land Reforms and Refugee Relief and Rehabilitation Department, Government of West Bengal.
Step 3
Fill in the application form with accurate details, including the name and address of the seller, district, taluk and village, survey numbers of the land (both old and new), name of the buyer, and other property registration details.
Step 4
Submit the completed application form, along with all supporting documents, to the concerned operator.
Step 5
After submission, attach the specified documents along with the application form.
Step 6
Upon successful registration, the applicant will receive a transaction number on their registered mobile number. Make a note of the transaction ID for online status checks.
Revenue Officer Verification
Step 7
The sub-registrar officer will forward the Mutation certificate request online to the relevant authority.
Step 8
Before approving the Mutation, the concerned authority will ensure that the acquisition aligns with the West Bengal Land Revenue and Land Reforms Rules.
Step 9
Physical verification and measurement of the property will be conducted based on the Registered Deed to resolve any disputes with neighbors or other property-related issues.
Step 10
After successful verification, the authorized Government Officer will issue the Mutation document.
Step 11
Upon property verification, the Revenue Officer will update the property details to the new owner, and the buyer must pay all taxes under the new Record of Rights (ROR) at the respective office.
Land Mutation Application Procedure – Online Method
To apply for Mutation in West Bengal online, follow the steps below
Step 1
Visit the official website of the Land and Land Reforms and the Refugee Relief and Rehabilitation Department for property registration in West Bengal.
Step 2
Click on the “Mutation Application” link under the online application tab in the menu bar.
Step 3
Fill out the mutation application form with the required details.
Step 4
Enter particulars of applicants, transferer, and list of enclosures.
Step 5
Upload mandatory documents such as registered deed, legal heir, chain deeds, etc.
Fees Payment Method
Step 6
Pay the fee from the Online Application menu and follow the payment options based on the mode chosen (online or counter payment).
Acknowledgement Receipt
Step 7
Upon successful payment, receive the acknowledgement slip with the mutation registration number for future reference.
Check Mutation Status
To check the status:
Step 8
Visit the banglarbhumi portal and click on the “Know Mutation Status” link under the citizen service option.
Step 9
Provide district, block, mouza, and mutation case number details.
Step 10
Click on the submit button to view and take a printout of the West Bengal land mutation details.
Download Mutation Document
To download the mutation document
Visit the banglarbhumi official web portal and click on the “Application Receipt/Reprint” option under the service delivery tab. Choose the request type, enter the unique application number, and click on ‘Next’ to download/print the Mutation document online.
FAQs on West Bengal Land Mutation
How can I get land mutation in West Bengal?
You can get your land mutation in West Bengal through two main ways:
Offline: Submit an application form with required documents (sale deed, property tax receipts, etc.) to the office of the concerned revenue officer or Block Land and Land Reforms Officer. Expect verification, public notice, and potential inspection before the mutation is recorded.
Online: Use the Banglarbhumi portal (https://banglarbhumi.gov.in/) to submit your application digitally. Fill out the form, upload documents, and pay fees. Track the progress online and receive updates on your mutation status.
What is a mutation of land?
Land mutation, also known as transfer of title, is the official update of land ownership records in government books. This legally identifies you as the new owner and ensures your name appears on official land records.
Can I sell my property without mutation in West Bengal?
Technically, you can sell your property without mutation. However, it's highly advisable to get it done for several reasons:
Proof of Ownership: Mutation serves as legal proof of your ownership, protecting you from future disputes.
Smoother Sale: Buyers typically require the mutation certificate to verify ownership, making the sales process smoother and faster.
Tax Clearance: Completing mutation ensures property tax liability shifts to the new owner, avoiding confusion or penalties.
Can I buy land without mutation?
It's recommended to avoid buying land without mutation. Though legal, it leaves you vulnerable to various risks:
Ownership Challenges: You might face difficulty proving ownership in case of disputes if the land records haven't been updated.
Tax Burden: You might become responsible for unpaid property taxes from the previous owner if mutation hasn't taken place.
Hidden Debts or Liens: Unmutated land might still carry debts or liens attached to the previous owner, leaving you liable.
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