Gift deed
Succession & Legal Heir Certificate in Mumbai
Known locally as Varasa Praman Patra (वारसा प्रमाणपत्र). Drafted, verified and registered by Maharashtra legal partners — fixed fee from ₹59,999 onwards + court process*.
Serving Mumbai and the surrounding belt: Thane, Navi Mumbai, Kalyan, Dombivli, Mira-Bhayandar, Vasai-Virar, Panvel, Ulhasnagar, Badlapur and Bhiwandi.
The above charges do not include government fees, stamp duty, or any additional incidental / out-of-pocket expenses incurred at government offices.
Legal Heir Certificate scope & turnaround in Mumbai
Under the Indian Succession Act, 1925 (Part X — succession certificates). Most Mumbai properties fall within BMC / MCGM (Brihanmumbai Municipal Corporation) limits.
Maharashtra issues heirship certificates through the Tahsildar, with applications routed via Aaple Sarkar. Property devolution additionally requires a Ferfar entry.
How a legal heir certificate is registered in Mumbai
- Identify every legal heir, including daughters, a second spouse and heirs living abroad — omitting one invalidates the exercise.
- Establish which document the asset actually requires: a legal heir certificate for pension, PF and record transfer; a succession certificate for bank balances, deposits and securities.
- Obtain the death certificate and assemble relationship proof for each heir.
- Apply for the legal heir certificate to the Tahsildar through Aaple Sarkar or a Setu centre.
- Respond to the field enquiry and any objections raised during the notice period.
- Where debts or securities are involved, file a succession certificate petition in the civil court with an asset schedule.
- Once the certificate issues, apply for mutation of the property record through the Ferfar process and the municipal corporation.
Documents required in Mumbai
- Death certificate of the deceased
- Aadhaar and PAN of the deceased and every applicant heir
- Proof of relationship for each heir — birth certificates, school records, ration card
- Address proof of the deceased at the time of death
- Self-declaration or affidavit listing all surviving heirs
- Asset schedule, where a succession certificate is sought
- Marriage certificate of the surviving spouse, where applicable
Sub-Registrar Offices in Mumbai
Mumbai City 1 (Old Custom House)Mumbai City 2Mumbai City 3Mumbai City 4Mumbai City 5Andheri 1Andheri 2Andheri 3Andheri 4Andheri 5Andheri 6Andheri 7Borivali 1Borivali 2Borivali 3Borivali 4Borivali 5Kurla 1Kurla 2Kurla 3Kurla 4Kurla 5BandraGoregaonDahisar
Local terms used in Mumbai registration offices
Mutation entry in revenue records
Record of Rights extract
Property card
Registration
Stamp duty
What goes wrong — Maharashtra and Mumbai specifics
Society nomination is not inheritance
Most Maharashtra flats sit in co-operative societies where a nomination is recorded. Families widely believe the nominee inherits. The nominee only holds the flat on behalf of the legal heirs — a point the Supreme Court has restated repeatedly.
Ferfar on inheritance attracts objections
A Ferfar entry recording devolution is posted for objection, and an omitted heir surfacing at that stage sends the matter to the Circle Officer, which adds months.
A legal heir certificate is not proof of title
It establishes who the heirs are, not what each inherits or that the property was validly owned. Banks accept it for pension and PF; buyers and courts do not treat it as title. Families frequently over-rely on it.
Omitting an heir invalidates the whole exercise
Every legal heir must be disclosed, including daughters, a second spouse, children from a prior marriage and heirs living abroad. An application that omits someone will be challenged, and any transfer made on it can be reopened.
Daughters inherit equally as coparceners
Since the 2005 amendment to the Hindu Succession Act and the Supreme Court's decision in Vineeta Sharma (2020), daughters are coparceners by birth with rights equal to sons, regardless of whether the father was alive in 2005. Applications drafted on the older understanding are defective.
Religion determines the succession rules that apply
Hindu, Muslim, Christian and Parsi succession follow different rules on shares and who qualifies as an heir. The certificate process is similar; the underlying entitlement is not.
Co-operative society share certificate transfer is separate
Almost every Mumbai flat sits in a co-operative housing society. Registering the gift deed does not transfer society membership — the share certificate must be endorsed and the society's transfer procedure followed, or the donee cannot vote, mortgage or sell cleanly.
Redevelopment and tenancy complicate title
Buildings under redevelopment, or holding pagdi and protected-tenancy rights, carry title positions that a gift deed cannot simply transfer. Developer agreements and society consent must be reviewed before drafting.
The ₹200 rate does not apply to commercial premises
Mumbai has a high proportion of commercial and mixed-use inventory. Gifting an office or shop to the same close relative attracts 3% of market value, not ₹200 — a difference of lakhs on typical Mumbai valuations.
Legal Heir Certificate services across Mumbai
Malabar HillCuffe ParadeJuhuBandra BandstandPali HillWorli Sea FaceLower ParelPrabhadeviNariman PointPowaiSantacruz WestKhar West
Legal Heir Certificate FAQs — Mumbai
What is the stamp duty on a gift deed to a family member in Mumbai?
For residential or agricultural property gifted to a close relative, Maharashtra charges a flat ₹200 stamp duty, with registration at 1% of market value capped at ₹30,000. This is the lowest family-transfer duty of any major Indian state. Local body and metro cess may apply on top. Figures are indicative, compiled July 2026 — confirm before executing.
Does the ₹200 gift deed rate apply to my Mumbai office or shop?
No. The ₹200 concession is limited to residential and agricultural property. Commercial premises gifted to the same close relative attract 3% of market value. On a ₹3 crore Lower Parel office that is roughly ₹9 lakh rather than ₹200, so establishing the property's classification before drafting matters enormously here.
Is the 15-year lock-in on gifted property still in force in Maharashtra?
No. Maharashtra removed the restriction in 2026. Previously a donee who sold within 15 years risked losing the concessional treatment. A good deal of guidance still online refers to the old rule, so it is worth confirming the current position for your specific transaction.
Do I need society NOC to gift my flat in Mumbai?
The society cannot ordinarily block a genuine gift, but the share certificate transfer runs through the society and its procedure must be followed. In practice we handle the deed and the society transfer together, because a registered deed with untransferred shares creates problems at the next sale.
Which Sub-Registrar Office covers my Mumbai property?
Mumbai is served by the Mumbai City offices at Old Custom House and the suburban offices grouped under Andheri, Borivali, Kurla and Bandra. Jurisdiction follows the property's location. We confirm the correct office and book the slot through IGR Maharashtra as part of the service.
How long does mutation take after registration in Mumbai?
Registration itself is a single appointment. Updating the municipal property card or 7/12 extract through the Ferfar process typically takes 30–60 days in Mumbai, and it is that step — not registration — that makes the donee the recorded owner.