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.
About this guidePending verification
Published on 12-11-2026. Not every fact has been checked against its official source yet: confirm at the office.
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.
Answer the questions below first. Then the documents and steps open.
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?
- Did the person who died leave a will?
Your answers stay on this phone.
Each step below says who it is for. Confirm yours at the office, then change your answer here.
This route does not apply to your situation
NRIs and OCI cardholders cannot buy agricultural land, a farm house or plantation property, or take it as a gift (FEMA Non-debt Instruments Rules, 2019, rule 24(a) and (b); for OCI cardholders also the Ministry of Home Affairs notification of 4 March 2021). They can get it by inheritance (rule 24(c)).
→ NRIs and OCI cardholders may buy other immovable property, such as a house, flat or plot, but not agricultural land, a farm house or plantation property (rule 24(a)). For registering such a purchase, see this guide:
→ Registering a property sale: house, flat or plot
Sources: 13, 14, 15
We could not confirm whether this applies to you
The rules for foreign nationals are different. The FEMA rules give a foreign national living outside India no general permission to buy land in India; any transfer they do not cover needs the Reserve Bank's (RBI) prior permission. Property inherited from a person resident in India may be kept (FEMA section 6(5)). The Government of India has said that a foreign national who is resident in India under FEMA may buy property. Citizens of Pakistan, Bangladesh, Sri Lanka, Afghanistan, China, Iran, Nepal, Bhutan, Hong Kong, Macau and North Korea need the RBI's prior permission to acquire or transfer property. The Bhu Bharati Act and portal pages say nothing about foreign nationals. Before applying, ask the mandal Tahsildar office.
Sources: 13, 14, 1, 5
This route does not apply to your situation
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 or municipal laws.
→ Ask your gram panchayat or municipal office about the name change.
→ Property tax / house tax: paying it and changing the name
Sources: 1
2Documents you need
Tick the ones you have. They are kept in this browser.
Details
Sources: 5, 1, 3
Details
Sources: 5
Details
The deed the portal generates, or your own deed signed by both sides
Sources: 5, 3
Details
If you don't have it: Download it from the portal after paying.
Sources: 5, 7, 4
Details
Form 61 if someone has no PAN
Sources: 5
Details
Sources: 5
Details
Sources: 9
Details
Sources: 9, 4
Details
Sources: 5, 10
Details
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.
Sources: 5, 10
Details
If you don't have it: Download the form from the portal while applying.
Sources: 1, 3, 8, 5, 4
Details
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.
Sources: 1, 3, 8
Details
Sources: 3
Nothing to get ready before these steps.
- Joint agreement of all legal heirs (as a sworn affidavit) ·
3Your steps
· Do them in order. Tick each one when it is done.
- Do this nowIf: Indian citizen living abroad (NRI)If: Agricultural land (patta land)
Bhu Bharati has a separate "NRI portal" module.
Its FAQ says NRIs register there first and then apply for the pattadar passbook, and that an NRI who has no Aadhaar applies there with passport, country and land details.
Open the official pageNot confirmed
The FAQ does not say how an NRI does the other steps below (such as Aadhaar e-KYC at a MeeSeva centre); ask the mandal Tahsildar office.
Sources: 5, 4
- Do this nowIf: Foreign national with an OCI cardIf: Agricultural land (patta land)If: 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
Under FEMA an OCI cardholder may inherit agricultural land (Non-debt Instruments Rules, 2019, rule 24(c)) and may keep property acquired while resident in India (FEMA section 6(5)).
But the Bhu Bharati Act, Rules and portal pages say nothing about OCI cardholders. Under the Ministry of Home Affairs notification S.O. 1050(E) of 4 March 2021, an OCI cardholder is a foreign national. Before applying, ask the mandal Tahsildar office how you should apply.
Not confirmed
We found no official page on how an OCI cardholder applies for mutation in Telangana; only the Tahsildar office can tell you.
Sources: 13, 14, 15, 1, 3, 5
- Do this nowIf: Agricultural land (patta land)
On Bhu Bharati, click "Login", then "Signup", and register with your name, mobile number and address with PIN code.
Confirm with the OTP, and log in with the password that comes by SMS.
Open the official pageSources: 6, 16
- Do this nowIf: Agricultural land (patta land)If: I am buying it now (sale or gift)
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.
Open the official pageSources: 7, 1, 3
- Do this nowIf: Agricultural land (patta land)If: I am buying it now (sale or gift)
Download the Transaction Summary Receipt and check every detail.
Open the official pageSources: 7
- Do this nowIf: Agricultural land (patta land)If: I am buying it now (sale or gift)
Generate the challan and pay online: stamp duty, registration fee and mutation charge.
Either the buyer or the seller can pay.
Open the official pageSources: 3, 1, 7, 4
- Do this nowIf: Agricultural land (patta land)If: I am buying it now (sale or gift)
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.
Open the official pageSources: 7, 5
- Do this nowIf: Agricultural land (patta land)If: I am buying it now (sale or gift)
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.
Open the official pageSources: 7, 5, 3, 1
- Do this nowIf: Agricultural land (patta land)If: I am buying it now (sale or gift)
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.
Sources: 5, 7, 1, 3
- Do this nowIf: Agricultural land (patta land)If: I am buying it now (sale or gift)
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.
Sources: 5, 1, 3
- Do this nowIf: Agricultural land (patta land)If: I bought it with a registered deed before Bhu Bharati, but my name was never entered
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.
Open the official pageNot 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 the Bhu Bharati helpline or at the Tahsildar office whether you can still apply.
Sources: 9, 5, 3, 2, 4
- Do this nowIf: Agricultural land (patta land)If: I bought it with a registered deed before Bhu Bharati, but my name was never entered
Click "Make Payment" and pay the fee online.
Open the official pageNot 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.
Sources: 9, 3
- Do this nowIf: Agricultural land (patta land)If: I bought it with a registered deed before Bhu Bharati, but my name was never entered
On the dashboard, click "Proceed for eKYC".
Then go to a MeeSeva centre and complete the e-KYC.
Sources: 9, 11, 3
- Do this nowIf: Agricultural land (patta land)If: I bought it with a registered deed before Bhu Bharati, but my name was never entered
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.
Sources: 3
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirs
If you do not have one, apply at a MeeSeva centre for a family member certificate (Family Membership Certificate).
Sources: 10, 5
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirs
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.
Open the official pageSources: 8, 5, 1, 3
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirsIf: No
In the application, download the "Joint Agreement of all Legal Heirs" form.
All the heirs sign it and have it made a sworn affidavit.
Sources: 8, 3, 1, 5
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirs
Upload all the required papers and click "Proceed for Payment".
Open the official pageSources: 8, 5
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirs
Click "Make Payment" and pay the fee online.
Open the official pageSources: 3, 8
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirs
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.
Open the official pageNot 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.
Sources: 8, 4
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirs
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.
Sources: 3, 1
- Do this nowIf: Agricultural land (patta land)If: The pattadar has died; it comes to us as heirs
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.
Sources: 3, 1, 5
- Do this nowIf: Agricultural land (patta land)If: 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
Check your application on the "Application Status" page of Bhu Bharati.
Open the official pageSources: 5, 4
If something goes wrong
If it is rejectedAgainst the Tahsildar’s order on mutation after registration or on succession, appeal to the RDO within 60 days.
Against the Tahsildar’s order on mutation after registration or on succession, appeal to the RDO within 60 days. A second appeal against the RDO’s appeal order goes to the Collector within 30 days, and the Collector’s decision is final. The appeal fee is ₹1,000. The days count from when the order was given to you.
The Revenue Divisional Officer’s (RDO) office
Sources: 1, 3
If it is rejectedAgainst the RDO’s order on a pending mutation, appeal to the Collector within 30 days.
Against the RDO’s order on a pending mutation, appeal to the Collector within 30 days. Against the Collector’s appeal order on a pending mutation, a second appeal goes to the Land Tribunal within 30 days. Until a Land Tribunal is set up, the Chief Commissioner of Land Administration (CCLA) acts as the Land Tribunal. The appeal fee is ₹1,000. The days count from when the order was given to you.
The District Collector’s office
Sources: 1, 3
If it is lateCheck "Application Status".
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)
Sources: 3, 1, 4, 5
AlsoTo cancel a booked slot and get a refund, apply in the slot cancellation and refund service in your login.
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)
Sources: 5, 4
AlsoIf 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.
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) · Open the official page
Sources: 3, 1, 12
Official websites for this work
- Bhu Bharati (Telangana) Land records and mutation
- Legal Services Authority (Telangana) Free legal aid
Related guides
The 16 official pages and papers this guide is written from
- The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 (Telangana Act No. 1 of 2025)Law (Legislative Affairs) Department, Government of Telangana (Telangana Gazette Part IV-B Extraordinary No. 1), on the Bhu Bharati portal of the Revenue Department, s.2(12) mutation (sale, gift, will, inheritance / succession …); s.2(22) Registrar (Tahsildar-cum-Joint Sub-Registrar for agricultural land); s.5 registration and mutation (slot, documents, stamp duty, registration fee and mutation charges, record changed at once, new or updated passbook, extract of changes; s.5(9) non-agricultural and abadi land); s.7 mutation on will and succession (joint statement, notice, deemed mutation; s.7(5) non-agricultural land); s.14 proviso (until a Land Tribunal is set up, the Commissioner acts as one); s.15 appeals; s.15(8) free legal services to farmers (04-01-2025) · read on 30-10-2026
- G.O.Ms.No.36, 14.04.2025: The Telangana Bhu Bharati (Record of Rights in Land) Act, 2025 – Date of commencement of the Act – NotificationRevenue (Land Administration.I) Department, Government of Telangana, on the Bhu Bharati portal, Notification (the Act in force from 14 April 2025) (14-04-2025) · read on 30-10-2026
- G.O.Ms.No.39, 14.04.2025: Telangana Bhu Bharati (Record of Rights in Land) Rules, 2025Revenue (Land Administration - I) Department, Government of Telangana, on the Bhu Bharati portal, Rule 4 (rectification: one year, notice, 7 days, 60 days); rule 5 (registration and mutation: slot, documents, checks, Tahsildar amends the record, passbook and extract); rule 7 (will and succession: application to the Tahsildar, joint sworn affidavit, notice on the gram panchayat and tahsil office boards, affidavit within 7 days, order within 30 days or deemed mutated, passbook); rule 13 (civil disputes); rule 14, table (appeals and limitation); rule 16 (free legal aid); Schedule A item 10 (pending mutation: RDO); Schedule B (items 1, 2, 4 and 6; note on MeeSeva e-KYC charges) (14-04-2025) · read on 30-10-2026
- Bhu Bharati portal, home pageRevenue Department (Chief Commissioner of Land Administration), Government of Telangana; developed by NIC, Process flows: "Registartion Process Flow", "Application for Mutation process flow", "Succession including assigned lands (with or without PPB) process flow", "NRI Portal process flow" (title); Information Services: "Market Value for the specific land", "Application Status"; helpline 040-29313999 (10 AM - 5 PM) · read on 30-10-2026
- Bhu Bharati portal: FAQRevenue Department (Chief Commissioner of Land Administration), Government of Telangana, Modules related Q1-Q8, Q10, Q11; Slot & Refund related Q1, Q3, Q4; PPB Related Q1, Q2; NRI related Q1, Q2 (the NRI portal module) · read on 30-10-2026
- User manual: Citizen Registration (How to register in Bhu Bharati Portal), 2025Revenue Department (Chief Commissioner of Land Administration), Government of Telangana, Bhu Bharati portal, Steps 1-12 · read on 30-10-2026
- User manual: Registration of Sale & Gift, 2025Revenue Department (Chief Commissioner of Land Administration), Government of Telangana, Bhu Bharati portal, Registration of Sale & Gift steps 1-18; Payment 19-21; Generate Document 22-26; Slot Booking 27-30 · read on 30-10-2026
- User manual: Application For Succession, 2025Revenue Department (Chief Commissioner of Land Administration), Government of Telangana, Bhu Bharati portal, Application For Succession steps 1-13; Payment 14-16; Slot Booking 17-21 · read on 30-10-2026
- User manual: Application for Pending Mutation, 2025Revenue Department (Chief Commissioner of Land Administration), Government of Telangana, Bhu Bharati portal, Application for Pending Mutation steps 1-9; Payment 10-12; eKYC Request 13-16 · read on 30-10-2026
- Telangana MeeSeva portal: Service Details, Family Membership CertificateElectronic Services Delivery (MeeSeva), ITE&C Department, Government of Telangana, Services → "FAMILY MEMBERSHIP CERTFICATE" (code 830): fee with GST, timeline, mandatory documents, officer flow (MRO) (04-04-2026) · read on 30-10-2026
- Telangana MeeSeva portal: Service Details, Pending Mutation eKYCElectronic Services Delivery (MeeSeva), ITE&C Department, Government of Telangana, Services → "PENDING MUTATION EKYC" (code 8808): fee with GST, delivery channel (Govt Centers) (04-04-2026) · read on 30-10-2026
- Telangana State Legal Services Authority: IntroductionTelangana State Legal Services Authority, Free legal services to weaker sections; District Legal Services Authorities in the District Courts Complex of every district; toll-free 15100 · read on 30-10-2026
- 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; text as updated, on the Reserve Bank of India website, 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
- 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 (NRIs and OCIs), 9 (citizens of certain countries), 10.4 (other transfers need the Reserve Bank's prior permission); Annex (Government of India press release, 1 February 2009: foreign nationals resident in India) (01-09-2022) · read on 30-10-2026
- 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 (The Gazette of India, Extraordinary, Part II, Section 3(ii), No. 962), 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) (04-03-2021) · read on 30-10-2026
- Bhu Bharati portal: Land Details SearchRevenue Department (Chief Commissioner of Land Administration), Government of Telangana, Search By: Survey No./Sub-Division No. (District, Mandal, Village, Survey No., Khata No., all needed) or Pattadar Passbook Number (with the first four digits of Aadhaar); the District list (32 districts); captcha; disclaimer and "Records are updated as on" date; the Signup form on the same page (Name, Mobile No., State, District, Mandal, Village/City, Address, Pincode) · read on 30-10-2026