MargadarshiniLand mutation: your name in the land records after a sale or inheritanceతె
AP

Land mutation: your name in the land records after a sale or inheritance

How to get your name into the land records (1-B, Webland) when you buy agricultural land or receive it as a gift, inherit it or get it under a will, or hold an old unregistered sale deed (sada bainama).

About this guidePending verification

Published on 12-11-2026. Not every fact has been checked against its official source yet: confirm at the office.

Where:At the officeAt the village or ward secretariatOnline

For whom: In Andhra Pradesh: buyers and receivers of agricultural land by gift, heirs of a pattadar who has died, and small and marginal farmers who bought land on an unregistered sale deed.

1Your situation

We show only what your answers need.

Which of these are you?
What kind of land is it?
How is the land coming to you?
Where were you living when you bought or were given the land?
Is all of this true? The land is farm land in a village (not in a town, a municipality, or a mandal, district or state headquarters); it is not Government or assigned land; you bought it on or before 15 June 2024; you are farming it now; and with this land you hold no more than 5 acres of dry land or 2.5 acres of wet land.

Your answers stay on this phone.

2Documents you need

Tick the ones you have. They are kept in this browser.

    3Your steps

    · Do them in order. Tick each one when it is done.

    1. Do this now

      FEMA section 6(5), as the Reserve Bank’s Master Direction states it, lets a person who now lives outside India hold property "acquired, held or owned" when resident in India.

      The steps below are only for land whose sale or gift deed was registered while you were living in India.

      Where
      The Tahsildar office
      Not confirmed

      The Andhra Pradesh revenue orders we read say nothing about applicants who live abroad. The MeeSeva mutation form does have an applicant type "NRI" and asks for the NRI’s identity and an "NRI proof document"; it says nothing about OCI cardholders. Before you apply, ask the Tahsildar office whether the steps below apply to you.

      Sources: 14, 1, 11, 12, 4, 5, 19

    2. Do this now

      FEMA section 6(5), as the Reserve Bank’s Master Direction states it, lets a person who now lives outside India hold property "acquired, held or owned" when resident in India.

      Where
      The Tahsildar office
      Not confirmed

      No official source we read says whether land bought on an unregistered paper counts as property acquired while you were living in India: the Tahsildar's certificate that regularises it is given only now. The Andhra Pradesh revenue orders we read say nothing about applicants who live abroad either. Before you apply, ask the Tahsildar office whether the steps below apply to you.

      Sources: 14, 1, 4, 5, 11, 12

    3. Do this now

      Under FEMA an OCI cardholder may inherit agricultural land (Non-debt Instruments Rules, 2019, rule 24(c)).

      But an OCI cardholder is a foreign national (Ministry of Home Affairs notification S.O. 1050(E), 4 March 2021). The Andhra Pradesh revenue orders we read say nothing about them, and the IGRS mutation form asks for Aadhaar only "for Indian citizen". Before applying, ask the Tahsildar office how you should apply.

      Where
      The Tahsildar office
      Not confirmed

      We found no official steps for mutation by an OCI cardholder.

      Sources: 1, 2, 8

    4. Do this now

      If the deed is not registered yet, register the sale or gift deed at the Sub-Registrar office: enter the deed on CARD PRIMME on the IGRS website, pay, book a slot and go on that day.

      Where
      The Sub-Registrar office for the land
      Fee
      Stamp duty, registration fee and user charges depend on the kind of deed and the value; the "Duty Fee Calculator" on the IGRS website shows them.

      Sources: 9, 10

    5. Do this now

      You need not report the purchase to the Tahsildar yourself: the Sub-Registrar sends the details online to the Tahsildar to change the record of rights.

      Where
      You do this yourself

      Sources: 11, 10

    6. Do this now

      If you do not have them, first get the pattadar’s death certificate and the family member certificate.

      You can apply for the family member certificate at the secretariat.

      Where
      Your village or ward secretariat (now called the Swarna Gramam / Swarna Wardu office)

      Sources: 7, 3, 5, 20

    7. Do this now

      On the IGRS website, open "Document Entry & Registration" (CARD PRIMME) and log in with your mobile, Aadhaar or email.

      Under "Public Data Entry", create a new document: Type of Registration "Partition", Nature of Document "Intestate Succession Partition".

      Where
      IGRS website: Document Entry & Registration (CARD PRIMME)
      Open the official page

      Sources: 3, 9

    8. Do this now

      Add every heir as a "Claimant" (at least two).

      Then add the land (rural property only; by survey or LP number) and each share.

      Where
      IGRS website: Document Entry & Registration (CARD PRIMME)
      Open the official page

      Sources: 3

    9. Do this now

      Upload three papers: the death certificate, the family member certificate and the filled-in mutation application form.

      Then click "Final Submit".

      Where
      IGRS website: Document Entry & Registration (CARD PRIMME)
      Open the official page

      Sources: 3, 8

    10. Do this now

      Pay, and book a slot at the Sub-Registrar office.

      Where
      IGRS website: Document Entry & Registration (CARD PRIMME)
      Fee
      Stamp duty: ₹100 if the land’s value is up to ₹10 lakh, ₹1,000 above that. Registration fee ₹1,000. User charge ₹500.
      Open the official page

      Sources: 3

    11. Do this now

      Go to the Sub-Registrar office on the slot day.

      The Sub-Registrar checks the details and the three papers and registers the deed.

      Where
      The Sub-Registrar office for the land
      Not confirmed

      The manual does not say who must come that day. The Registration Department’s FAQ says those who sign a deed must be present to admit signing it, or send an agent with an attested power of attorney. Ask the office beforehand who must come and which papers to bring.

      Sources: 3, 5

    12. Do this now

      At the secretariat or MeeSeva, apply for the "Mutation for Transactions" service as a succession.

      Hand in the death certificate, the family member certificate and Aadhaar. Nothing needs to be registered at the Sub-Registrar for this. Keep the receipt and the application number.

      Where
      Your village or ward secretariat (now called the Swarna Gramam / Swarna Wardu office)
      Fee
      The current charge is not confirmed. The MeeSeva portal’s citizen charter lists no mutation service; nearly all its other Category B revenue services have a user charge of ₹50.
      Not confirmed

      The official list does not name a separate service for succession; the IGRS and MeeSeva mutation forms have a "Succession" category. Today’s charge and time limit are not confirmed either. Ask at the secretariat.

      Sources: 5, 7, 8, 20, 18, 19

    13. Do this now

      After the testator’s death, apply at the secretariat or MeeSeva for the "Mutation for Transactions" service.

      Hand in a copy of the will, the death certificate and Aadhaar. Keep the receipt and the application number.

      Where
      Your village or ward secretariat (now called the Swarna Gramam / Swarna Wardu office)
      Fee
      The current charge is not confirmed. The MeeSeva portal’s citizen charter lists no mutation service; nearly all its other Category B revenue services have a user charge of ₹50.
      Not confirmed

      The MeeSeva mutation form has "will Deed" as a sub-category and asks for the testator’s name and address. The charge and time limit are not confirmed. Ask at the secretariat or the Tahsildar office.

      Sources: 5, 7, 20, 18, 19

    14. Do this now

      The Tahsildar sends a notice with the proposed change to the recorded holder and others concerned: under the Rules it is Form VIII with the draft change to the 1-B; under the July 2026 order it is a show-cause notice (Form A) that gives 30 days to object.

      Papers such as death or heirship certificates are checked with the office that issued them. If you are called to a hearing, go with your papers. After an order with reasons, the record and Webland change once the RDO or Sub-Collector passes it.

      Where
      The Tahsildar (MRO) office of your mandal
      Time limit
      The order within 21 days of the hearing; the RDO’s or Sub-Collector’s check within 15 working days.
      Not confirmed

      This notice-and-hearing procedure is from a July 2026 order, which gave three months to set up the system. Under the earlier rules, the draft change becomes final by itself if no order is passed in time. Ask the Tahsildar office which applies to your case.

      Sources: 11, 12

    15. Do this now

      Before 31 December 2027, file the Form X application at a MeeSeva centre or your village or ward secretariat.

      Attach the sale papers and proof that you farm the land. Keep the receipt.

      Where
      Your village or ward secretariat (now called the Swarna Gramam / Swarna Wardu office)
      Fee
      Small and marginal farmers pay no stamp duty or registration fee. At a MeeSeva centre, by the MeeSeva portal’s citizen charter: user charge ₹50, no statutory charge. The secretariat’s charge is not confirmed.
      Not confirmed

      Ask at the secretariat for its charge.

      Sources: 4, 20, 18

    16. Do this now

      The Tahsildar gives notice to neighbouring farmers and holds a local enquiry into whether you farm the land.

      Go on that day. If you cannot, ask for a new date; it may not be more than ten days after the first.

      Where
      The Tahsildar (MRO) office of your mandal

      Sources: 4

    17. Do this now

      The Tahsildar must decide within 90 days, in the order the applications came in.

      If it is accepted, your original papers are filed with the Sub-Registrar and you get a certificate.

      Where
      The Tahsildar (MRO) office of your mandal
      Time limit
      Within 90 days of receiving the application.

      Sources: 4

    18. Do this now

      Log in to MeeBhoomi and check under "ROR-1B" or "Adangal" that the land is now in your name.

      If you applied, you can follow it under "Mutation / LP Records" with the application number.

      Where
      MeeBhoomi portal
      Open the official page

      Sources: 13

    19. Do this now

      If your name has not come in after the notice period, apply at the secretariat or MeeSeva for the "Mutation for Transactions" service, with a copy of the registered deed and Aadhaar.

      Keep the receipt and the application number.

      Where
      Your village or ward secretariat (now called the Swarna Gramam / Swarna Wardu office)
      Fee
      The current charge is not confirmed. The MeeSeva portal’s citizen charter lists no mutation service; nearly all its other Category B revenue services have a user charge of ₹50.
      Not confirmed

      The MeeSeva mutation form lists these papers: the application form, copies of the registered deed, the old passbook or title deed (or the seller’s), tax receipts if any, a passport-size photo and your signature. Today’s charge and time limit are not confirmed. Ask at the secretariat.

      Sources: 7, 13, 11, 20, 18, 19

    20. Do this now

      Once the record has changed, choose "E-Passbook" on MeeBhoomi and download it with the khata or LP number and an OTP.

      A printed passbook is optional; if you want one, ask the secretariat for the "Printing Of TitleDeed Cum Passbook" service.

      Where
      MeeBhoomi portal
      Open the official page

      Sources: 13, 11, 7

    If something goes wrong

    If it is rejectedIf it is rejected, ask for the written order with its reasons.

    If it is rejected, ask for the written order with its reasons. A person whose right was changed may ask the District Committee to review the order within 30 days of receiving it; the right to go to the High Court remains. You can also complain through PGRS (the secretariat, the Collectorate on Mondays, pgrs.ap.gov.in or the app).

    PGRS (Public Grievance Redressal System) · Open the official page

    Sources: 12, 16, 17

    If it is rejectedA sada bainama claim may not be rejected for: no papers for possession, neighbouring farmers absent from the enquiry or refusing to sign, objections without proof, a survey number mismatch, Government dues, or clerical errors in names.

    A sada bainama claim may not be rejected for: no papers for possession, neighbouring farmers absent from the enquiry or refusing to sign, objections without proof, a survey number mismatch, Government dues, or clerical errors in names. It may not be rejected without a local enquiry with neighbouring farmers. If that happens, show G.O.Ms.No.467 and complain through PGRS.

    PGRS (Public Grievance Redressal System) · Open the official page

    Sources: 4, 16

    If it is lateCheck the status on MeeBhoomi.

    Check the status on MeeBhoomi. If the time limit has passed, complain through PGRS; follow it with the grievance number sent by SMS. If you are not satisfied, you can reopen it twice.

    PGRS (Public Grievance Redressal System) · Open the official page

    Sources: 13, 16, 4

    AlsoFor trouble with entering the deed, paying or the slot on CARD PRIMME, call the Registration Department help desk on 14544.

    For trouble with entering the deed, paying or the slot on CARD PRIMME, call the Registration Department help desk on 14544.

    Registration and Stamps help desk, 14544 · Open the official page

    Sources: 9

    If you are asked for more moneyAsk the total before you pay and keep the receipt.

    Ask the total before you pay and keep the receipt. If anyone asks for a bribe, complain to toll-free 14400 (the number on the MeeBhoomi and IGRS portals). Do not pay agents who offer to speed things up.

    Toll-free number for bribe complaints given on the MeeBhoomi and IGRS portals, 14400

    Sources: 13, 9

    AlsoIf there is a dispute over the land, between heirs or with others, contact your District Legal Services Authority (DLSA) or Mandal Legal Services Committee for free legal help.

    If there is a dispute over the land, between heirs or with others, contact your District Legal Services Authority (DLSA) or Mandal Legal Services Committee for free legal help. Help is free for the weaker sections. Helpline: 15100.

    District Legal Services Authority (DLSA) · Open the official page

    Sources: 15

    Official websites for this work

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    Related guides

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    The 20 official pages and papers this guide is written from
    1. Foreign Exchange Management (Non-debt Instruments) Rules, 2019 (notification S.O. 3732(E), 17 October 2019; updated up to September 02, 2026)Ministry of Finance (Department of Economic Affairs), Government of India, on the Reserve Bank of India website, Rule 2(aj), (ak) (an NRI and an OCI are individuals resident outside India); Chapter IX: rule 24 (a)–(d) (an NRI or OCI may acquire immovable property other than agricultural land, a farm house or plantation property, and may not acquire those three by purchase or gift; may acquire any immovable property by inheritance; may transfer it to a person resident in India), rule 31 (citizens of certain countries) (17-10-2019) · read on 01-11-2026
    2. Notification S.O. 1050(E), 4 March 2021: rights of an Overseas Citizen of India (OCI) Cardholder, under section 7B(1) of the Citizenship Act, 1955Ministry of Home Affairs, Government of India (Gazette of India, Extraordinary, Part II, Section 3(ii)), Para (4)(iii) (parity with NRIs in the purchase or sale of immovable property other than agricultural land, farm house or plantation property), para (5) and Explanation (1) (an OCI cardholder is a foreign national) (04-03-2021) · read on 31-10-2026
    3. User manual for Intestate Succession Partition (2025)Registration and Stamps Department, Government of Andhra Pradesh, Vijayawada, Public Data Entry steps (login with mobile, Aadhaar or email; Type of Registration "Partition", Nature of Document "Intestate Succession Partition"; at least two claimants; rural properties only); duty and fees (₹100 up to ₹10 lakh, ₹1,000 above; registration fee ₹1,000; user charge ₹500); three mandatory uploads (death certificate, family member certificate, mutation application); payment and slot booking; the Sub-Registrar's check · read on 31-10-2026
    4. G.O.Ms.No.467, 04.12.2025: receipt of Form X claims for regularisation of unregistered sale deeds (sada bainamas) under rule 22(2) of the A.P. Rights in Land and Pattadar Pass Books Rules, 1989 read with section 5-A of the Act: time extended up to 31.12.2027; stamp duty and registration fee exempted for small and marginal farmersRevenue (Lands-I) Department, Government of Andhra Pradesh (A.P. Government Orders Issue Register), Paragraphs 9 (apply to the Tahsildar before 31.12.2027), 10 (rural agricultural land; small or marginal farmer), 11 (not for Government or assigned land or urban areas), 12 and its Explanation (exemption; small farmer up to 2.5 acres wet or 5 acres dry, marginal up to 1.25 wet or 2.5 dry, including the land applied for), 13–15 (possession; local enquiry with neighbouring farmers; grounds that may not be used to reject), 16 (Form X at MeeSeva or a village / ward secretariat, for transactions up to 15.06.2024), 17 (first in, first out; decision within 90 days; originals filed with the Sub-Registrar; certificate) (04-12-2025) · read on 31-10-2026
    5. FAQs on Registration ActRegistration and Stamps Department, Government of Andhra Pradesh, Q2 (mutation after inheritance needs no registration: agricultural land to the Mandal Revenue Officer with the death certificate; houses and plots to the corporation, municipality or panchayat); Q18 (mutation under a will: copy of the will and proof of death); Q25 (those who sign a deed must be present to admit signing it, or an agent with an attested power) · read on 31-10-2026
    6. G.O.Ms.No.379, 16.10.2025: Aadhaar authentication on a voluntary basis for land records, online self-filing of applications for caste, income and mutation certificates and changes in land records: notificationRevenue (Lands-I) Department, Government of Andhra Pradesh (A.P. Government Orders Issue Register), Notification paragraph 1(2) (Aadhaar authentication voluntary; no service denied; alternatives: voter ID card, passport, ration card, bank passbook, driving licence) and paragraph 6 (self-filing through the CCLA web application) (16-10-2025) · read on 31-10-2026
    7. Village Secretariat & Ward Secretariat System: AP Seva services from village and ward secretariatsAnakapalli District Administration, Government of Andhra Pradesh, Table "AP SEVA Services Details From Village and Ward Secretariats", Revenue: 104–105 Family Member Certificate; 137–138 Mutation for Transactions (and -Meeseva); 154–155 Printing Of TitleDeed Cum Passbook; 157 Regularization of un registered sale deeds (Sada Bainama) for agriculture lands · read on 31-10-2026
    8. Mutation Application: Intestate Succession Partition Deed (form)Registration and Stamps Department, Government of Andhra Pradesh, Whole form (Service type: Mutation; Mutation Category: Succession; Aadhaar with OTP or biometric "for Indian citizen"; successor and deceased; survey number, khata number, extent; address to send the e-passbook) · read on 31-10-2026
    9. IGRS Andhra Pradesh: home pageRegistration and Stamps Department, Government of Andhra Pradesh, Header ("Help Desk? Dial 14544", "Asking bribe? Dial 14400"); Online Services: Document Entry & Registration (CARD PRIMME), Slot Booking, Duty Fee Calculator; Download Forms: Intestate Succession Partition (user manual, model deed in Telugu, Mutation Application) · read on 31-10-2026
    10. Notification, 17.03.2026: CARD PRIMME (Computer Aided Administration of Registration Department – Property Registration Integration Mutation Made-Easy) online application across the StateRegistration and Stamps Department, Government of Andhra Pradesh (Special Chief Secretary, Revenue (Registration)), Whole notice (CARD PRIMME in use from 28.09.2023; all Joint Sub-Registrars register only through it) (17-03-2026) · read on 31-10-2026
    11. G.O.Ms.No.271, 01.07.2016: The Andhra Pradesh Rights in Land and Pattadar Pass Books Rules, 1989, amendments, final notificationRevenue (EA&AR) Department, Government of Andhra Pradesh (A.P. Government Orders Issue Register), Amendments 3 (rule 18(2): intimation of acquisition to the Tahsildar in Form VI A at MeeSeva or online; the registering officer's intimation sent electronically into the record of rights; rule 18(3)(d)-(e): the draft change becomes final when the order follows the request or none is passed in time), 4 (rule 19(1): notice in Form VIII with the draft change to Form I-B) and 6 (rule 26(3): title deed cum pattadar pass book optional; rule 26(5), (7): e-pass book in Telugu, digitally signed by the Tahsildar) (01-07-2016) · read on 31-10-2026
    12. G.O.Ms.No.445, 23.07.2026: comprehensive guidelines and a single unified procedure for 22-A inclusions and for any change of recorded ownership or occupation in the revenue records that adversely affects a citizen: prior notice, hearing, speaking order and officer-level attributionRevenue (Lands-I) Department, Government of Andhra Pradesh (A.P. Government Orders Issue Register), Order paragraphs 2–3; Appendix sections 2 (scope: mutation, transfer of registry, substitution or deletion of a pattadar, and changes of classification, extent or sub-division), 3 (Principle 5: source documents verified with the issuing authority), 4 (Steps 1–8: Tahsildar's case file, notice in Form A by post, SMS and posting, 30 days for objections, hearing, speaking order within 21 days of the hearing, verification by the RDO or Sub-Collector within 15 working days, record and Webland updated), 10 (public process register), 13 (three months to set up the system); Annexure A, Form B, Part F (review by the District Committee within thirty days) (23-07-2026) · read on 31-10-2026
    13. MeeBhoomi, the land records public portal (భూమి రికార్డుల ప్రజా పోర్టల్): home pageRevenue Department, Government of Andhra Pradesh (office of the Chief Commissioner of Land Administration; site by NIC), Citizen Login (mobile number, OTP, captcha); panel "Revenue Department services available through village and ward secretariats" (Mutation for Transactions); the page's own "MeeBhoomi Chat Assistant" answers, written into the page: ROR-1B, Adangal, E-Passbook Download, Mutation / LP Records; notice: bribe complaints to toll-free 14400 · read on 31-10-2026
    14. Master Direction – Acquisition or Transfer of Immovable Property under Foreign Exchange Management Act, 1999 (FED Master Direction No. 12/2015-16, updated as on September 01, 2022)Reserve Bank of India, Foreign Exchange Department, Part II: para 1.2 (section 6(5) of FEMA: property acquired while resident in India, or inherited from a person resident in India), 3.1.3–3.1.4 (NRIs and OCIs: inheritance), 10.4 (other transfers need the Reserve Bank's prior permission), 10.5 and Annex (Government of India press release, 1 February 2009: foreign nationals resident in India) · read on 31-10-2026
    15. Andhra Pradesh State Legal Services Authority: home pageAndhra Pradesh State Legal Services Authority, "About APSLSA" (free legal aid to the marginalised and weaker sections; District Legal Services Authorities and Mandal Legal Services Committees); header link "NALSA Helpline Number 15100" · read on 31-10-2026
    16. PGRS: FAQ'sPublic Grievance Redressal System (PGRS), Government of Andhra Pradesh (Real Time Governance Society), Who can register and how (secretariat any day, Collectorate on Mondays, portal, app; 1100); status by SMS; re-opening a grievance twice; corruption and bribes (ACB helpline) · read on 31-10-2026
    17. G.O.Ms.No.15, 02.04.2025: The Andhra Pradesh Rights in Land and Pattadar Pass Books (Amendment) Act, 2025, publication ordered as Andhra Pradesh Act No. 8 of 2025Law (F) Department, Government of Andhra Pradesh (A.P. Government Orders Issue Register), Order and Appendix (assent 29 March 2025; first published 2 April 2025). The Act's text is not attached to the order (02-04-2025) · read on 31-10-2026
    18. Meeseva G2C Citizen Charter (the portal's own list of services, with no "last updated" date; read from the copy saved on 5 November 2026)MeeSeva (Electronic Services Delivery), Government of Andhra Pradesh: the Andhra Pradesh MeeSeva portal, Revenue rows 84-128 (service level and category, user charges, statutory charges): no row for a mutation service (the only row with the word is 117 "Patta Sub Division for Auto Mutation", CAT A, 40 /-); the CAT B rows show user charges of 50 /- (some with postal or printing charges), except 128 "TITLE DEED CUM PASSBOOK ONLY" (CAT B, 40 /-); 122 "REGULARIZATION OF UN REGISTERED SALE DEEDS (SADA BAINAMA) FOR AGRICULTURE LANDS AS PER G.O.MS. NO 467" (90 days, CAT B, 50 /-, statutory charges "Nill") · read on 05-11-2026
    19. Mutation and Title Deed Cum Pattadar PassBook: application formMeeSeva (Electronic Services Delivery), Government of Andhra Pradesh: the Andhra Pradesh MeeSeva portal, "Applicant type" (Indian Citizen, NRI); "Enter the identity of the NRI" (if Applicant type NRI); "Mutation Category" (New Registration, Backlog Mutation, Succession); "Mutation Sub Category" (purchase, will Deed, Gift Deed); for a will deed: "Testator Name", "Testator address"; "Documents List" (1 Application Form, 2 Registered Document Copies, 3 Old Pattadar Passbook/Title deed/ (Seller PPB/TD), 4 Tax Receipts if any, 5 Recent Passport Size photo, 6 Signature, 7 NRI proof document, if applicant Type NRI); no mention of OCI cardholders · read on 05-11-2026
    20. G.O.Ms.No.1, 09.02.2026: Roles and responsibilities of District Swarna Gramam & Swarna Wardu Officers and Mandal / Urban officersDepartment of Swarna Gramam and Swarna Wardu, Government of Andhra Pradesh (A.P. Government Orders Issue Register), Paragraph 2 (village and ward secretariats renamed Swarna Gramam and Swarna Wardu Offices) (09-02-2026) · read on 30-10-2026