Gift deed
Khata Transfer Services in Hyderabad
Known locally as Mutation (మ్యుటేషన్). Drafted, verified and registered by Telangana legal partners — fixed fee from ₹7,499*.
Serving Hyderabad and the surrounding belt: Secunderabad, Medchal, Shamshabad, Sangareddy, Ghatkesar, Patancheru, Ibrahimpatnam, Shadnagar, Bhongir and Vikarabad.
The above charges do not include government fees, stamp duty, or any additional incidental / out-of-pocket expenses incurred at government offices.
Khata Transfer stamp duty & registration charges in Hyderabad
Under the Telangana Record of Rights Act, 2025. Most Hyderabad properties fall within GHMC (Greater Hyderabad Municipal Corporation) limits.
Telangana has substantially automated mutation for registered transactions, so many transfers mutate without a separate application — but this should be verified rather than assumed.
How a khata transfer is registered in Hyderabad
- Establish whether the property is urban (GHMC or municipal) or rural (Bhu Bharati), since the route differs entirely.
- For registered transactions, check whether auto-mutation has already been triggered.
- Where a separate application is needed, file it with GHMC or through Bhu Bharati.
- Pay the applicable mutation fee.
- Respond to any query raised during verification.
- Confirm the updated record shows the new owner and, for rural land, that the Bhudhaar identifier is correctly linked.
- Obtain the revised property tax assessment in the new owner's name.
Documents required in Hyderabad
- Pattadar passbook, for agricultural land
- GHMC property tax identification number
- Registered sale deed / gift deed / partition deed (certified copy)
- Previous owner's record extract
- Latest property tax paid receipt
- Encumbrance Certificate
- Aadhaar and PAN of the applicant
- Death certificate and legal heir certificate, where the transfer is by inheritance
- Affidavit and indemnity bond in the prescribed format
Sub-Registrar Offices in Hyderabad
GolcondaBanjara HillsJubilee HillsShaikpetSerilingampallyGachibowliKukatpallyBalanagarMedchalUppalGhatkesarMaheshwaramRajendranagarShamshabadIbrahimpatnamSecunderabadMarredpallyAzamabadAmberpetCharminarBahadurpura
Local terms used in Hyderabad registration offices
Rural land record system replacing Dharani
Unique land parcel identifier
Agricultural landholding record
Registration
What goes wrong — Telangana and Hyderabad specifics
Bhu Bharati replaced Dharani — records did not all migrate cleanly
Telangana moved rural land records to Bhu Bharati under the Record of Rights Act, 2025. Parcels whose records failed to migrate correctly cannot be mutated until the underlying record is corrected, and this is a live problem on Hyderabad's rural fringe.
Auto-mutation does not always fire
Telangana automates mutation for many registered transfers, which leads owners to assume it has happened. Where the record had a defect, auto-mutation silently fails and the owner discovers it much later.
Registration alone does not make you the recorded owner
This is the most widely misunderstood point in Indian property. A registered deed transfers title between the parties, but municipal and revenue records continue to show the previous owner until mutation completes. Banks, buyers and utilities rely on those records.
Unpaid dues block the application
Outstanding property tax, water charges or society dues attached to the property will stall a mutation application. These need clearing — and evidencing — before filing rather than after rejection.
A mismatch between deed and record is the usual cause of rejection
Differences in name spelling, property extent, survey number or boundary description between the registered deed and the existing record are the most common reason applications are returned. Reconciling them before filing avoids months of delay.
Dharani has been replaced by Bhu Bharati
Telangana migrated rural land records to Bhu Bharati under the Record of Rights Act, 2025, using Bhudhaar identifiers. Records that did not migrate cleanly are a frequent cause of stalled transactions on the city's rural fringe, and much online guidance still refers only to Dharani.
GHMC and surrounding municipalities hold records differently
Hyderabad's expansion has left properties spread across GHMC and adjoining corporations with inconsistent assessment records. Establishing which body holds the record before registration avoids a rejected mutation afterwards.
A gift must be a genuine gift
The 2% family rate against 4% on a sale deed creates an obvious incentive to mischaracterise a sale as a gift. Where consideration has in fact passed, both parties are exposed to duty recovery with penalty.
Khata Transfer services across Hyderabad
Jubilee HillsBanjara HillsFinancial DistrictGachibowliHITEC CityKokapetMadhapurFilm NagarSomajigudaBegumpetTellapurManikondaKondapurNarsingi
Khata Transfer FAQs — Hyderabad
How do I transfer khata / mutation to my name in Hyderabad?
After registration, apply for Mutation (mutation) through Bhu Bharati / IGRS Telangana or at GHMC (Greater Hyderabad Municipal Corporation), submit the registered deed, prior tax receipts and ID proof, clear any objection during the notice period, and collect the updated record. We file it and follow it through.
Is registering the sale deed enough, or do I need mutation separately in Hyderabad?
Registration alone does not update the municipal or revenue record. Until Mutation is completed, GHMC (Greater Hyderabad Municipal Corporation) still shows the previous owner — which blocks a future sale, loan or tax change. Mutation is a separate, essential step.
How long does khata / mutation transfer take in Hyderabad?
Typically 3–5 working days for drafting and verification after the application, longer where an objection is filed or records are pre-digitisation. We track the file and respond to queries to avoid delays.
What documents are needed for mutation in Hyderabad?
The registered sale, gift or partition deed, latest property-tax receipts, an encumbrance certificate, identity proof, and — for inheritance — the death certificate and legal heir details. Requirements vary slightly by Telangana authority.
Can I apply for mutation online in Hyderabad?
In most of Telangana, mutation is filed through Bhu Bharati / IGRS Telangana. The online step still needs the correct documents and often a physical verification, which is where applications commonly stall — we handle both.