Govt Service · Maharashtra · Property

How to Register Property and Apply for Mutation in Maharashtra

Updated for 2026 · Claw Editorial

In Maharashtra, buying property is two separate jobs, and most disputes start because people do only the first. Registration records that a sale deed was signed and stamp duty was paid, and it happens at the Sub-Registrar office through the IGR Maharashtra portal. Mutation (called ferfar) then changes the revenue record so the land or flat shows your name, and it happens separately through the Talathi for rural land or the municipal body for an urban flat. A registered deed proves the transaction; a completed mutation makes the government treat you as the holder for tax and the 7/12 or property card. This page walks through both jobs for Maharashtra: the exact portals, the documents, the stamp duty and fees, realistic timelines, and the mistakes that later become court cases. Last verified October 2026.

01Registration and mutation are two jobs

Registration is done under the Registration Act 1908 at the office of the Sub-Registrar. You pay stamp duty under the Maharashtra Stamp Act, pay the registration fee, and the deed is registered and indexed. This gives you a registered document, but it does not by itself change any government record of ownership.

Mutation (ferfar) is done under the Maharashtra Land Revenue Code 1966. For rural and agricultural land it updates the 7/12 extract (Satbara) and the Record of Rights held by the Talathi. For a flat or a plot inside a municipal corporation, the equivalent is getting the property tax record and, where it exists, the property card changed to your name. Until mutation is done, the seller still appears as the holder in the government record even though the deed is in your name.

Do both. A registered deed without mutation is a very common reason for later confusion, double sale and demand notices going to the wrong person.

02The Maharashtra portals you will use

Maharashtra runs this almost entirely online through the Department of Registration and Stamps (IGR):

For a plain view of your record, see how to check Maharashtra land records online. To understand the stamp duty side in detail, see property registration and stamp duty in Maharashtra.

03Step 1: register the sale deed

The practical flow at the Sub-Registrar office is:

• Prepare the deed and check the value. Get the sale deed drafted. Stamp duty is charged on the agreement value or the Ready Reckoner (Annual Statement of Rates) value, whichever is higher, so check the Ready Reckoner rate for that area first.
• Do the Public Data Entry (PDE). Enter party, property and payment details online so the Sub-Registrar visit is faster.
• Pay stamp duty and registration fee through GRAS and keep the challan.
• Book the appointment and visit the Sub-Registrar. Buyer, seller and two witnesses attend with originals and photo ID (PAN or Aadhaar as applicable). Biometrics and photographs are taken.
• Collect the registered deed. The registered document, with the registration number and index, is issued. Keep the index II; you need it for mutation.

You need: the sale deed, prior title documents, 7/12 or property card, PAN of both parties, Aadhaar, photographs, and the stamp duty and fee challans. For a flat, add the society documents and the occupancy certificate where relevant.

04Step 2: apply for mutation (ferfar)

After registration, the record of rights must be changed. In Maharashtra the two common situations are:

• Rural or agricultural land (7/12). Apply for ferfar with the Talathi of the village, usually with the registered deed, the index II and your identity proof. Many registration offices now forward the deed digitally to the Talathi so a mutation entry is raised automatically; still confirm it. The Talathi records the entry in the mutation register and issues a notice to interested parties under the Maharashtra Land Revenue Code.
• Flat or urban plot. Apply to the municipal corporation or council to change the property tax record to your name, with the registered deed, index II, the earlier tax receipts and a no objection from the society where applicable. Where a city survey property card exists, apply to the City Survey Office for the card to be updated.

Once the notice period passes with no valid objection, the mutation is certified and the 7/12 or property card is updated. Download the updated extract from Mahabhulekh to confirm. To track an entry, see how to check property mutation status.

05Stamp duty, registration fee and mutation

Treat the figures below as indicative and confirm the current rate on the IGR portal or the Ready Reckoner for your area, because rates, cess and concessions change.

Maharashtra has at times offered a concession in stamp duty for women buyers and for certain registrations, so check the current circular before you pay.

06Timelines and common problems

Registration itself is usually same day once the appointment is done. Mutation takes longer, from a few weeks to a few months, because of the notice period and any objection.

The problems that most often turn into disputes:

• Registered but never mutated. The buyer holds the deed but the 7/12 or tax record still shows the seller, which allows a second sale or a wrong tax demand.
• A mutation entry someone objects to. A co-owner, legal heir or neighbour files an objection during the notice period, and the Talathi or revenue officer has to decide it.
• Boundary and area mismatch. The 7/12 area or the measurement does not match the deed, which needs a survey correction.
• Old undivided or ancestral land. The seller did not have clear title, so the mutation is challenged by other heirs.

07When it becomes a dispute

Claw is an all-in-one legaltech platform for Indian advocates, law firms, and corporate legal teams, combining AI-based case search, an AI legal assistant (Legal GPT), case management, and compliance automation across all Indian courts and tribunals.

Most property work in Maharashtra ends cleanly on the portal. When it does not, the fight has a real home. A wrong or disputed mutation entry is challenged before the revenue authorities under the Maharashtra Land Revenue Code, from the Tahsildar up to the Sub Divisional Officer and the Collector, and then the revenue appellate side. A genuine question of ownership, a boundary or a double sale is a civil suit in the civil court, where you may also seek a stay or an injunction. If you are already facing one of these, you can create a FREE Claw account and track the matter across the exact court or revenue forum that is hearing it.

Claw covers 9,102 courts, benches and forums and lets you search 30 crore+ judgments, with Supreme Court decisions from 1950 and High Court decisions from 1990, and results return in under 5 seconds. Claw does not train on your documents. This is general information, not legal advice, and a case search shows only what is on record on the forums and date searched under the names searched. To see what litigation already sits against a seller, a plot or a builder, run a case search across Indian courts by party name. If you need to stop a third party from acting on the property, see how to get a stay order on property.

08Sources and further reading

• IGR Maharashtra (registration and stamps): igrmaharashtra.gov.in
• Mahabhulekh (7/12 and property card): bhulekh.mahabhumi.gov.in
• GRAS (stamp duty and fee payment): gras.mahakosh.gov.in
• eCourts (case status): ecourts.gov.in
• Claw: clawlaw.in

This page is general information for readers in India, not legal advice. Confirm current rates and the exact process on the official Maharashtra portals before you act.

09Frequently asked questions