Property Mutation
Registering a sale deed isn't the finish line — mutation is the step that puts the government's ownership and tax record in your name. NOS handles it end-to-end, from anywhere in the world.
Understand the service
What is property mutation?
Mutation updates the government's record of who owns a property after it changes hands — separate from registration. Registration proves a transaction happened; mutation updates the revenue / municipal record so property tax, loans and future sales are in your name. Skip it and you don't fully control the property: you can't pay tax as the owner, sell cleanly, or defend against encroachment — and it's easy to overlook when you're abroad.
How it works on the ground
The government process is scattered across portals, offices and paperwork. NOS turns it into one guided flow.
The reality on the ground
What owners face today in TG & AP
Two records, not one
Registration (the IGRS sale deed) is separate from mutation (the revenue / municipal ownership record). Both must show your name.
TG · agricultural land
Handled on the new Bhu Bharati portal (RoR Act 2025, which replaced Dharani in April 2025), at the Tahsildar-cum-Joint Sub-Registrar.
TG · urban property
GHMC / municipal mutation under Section 208 — a transfer notice signed by buyer & seller, an Encumbrance Certificate, and a mutation fee by Demand Draft on market value, tracked on the CDMA portal.
Andhra Pradesh
Auto-mutation after IGRS registration flows into Meebhoomi / WEBLAND in 7–15 working days — but stalls on record mismatches, Section 22A 'prohibited' land, or inheritance without a clean deed.
The friction
Counter visits, Demand Drafts, EC retrieval, legal-heir / succession certificates, record corrections and arrears — plus, from abroad, a drafted, notarised, apostilled Power of Attorney. Miss one step and it stalls for months.
The NOS way
One guided flow — fully remote
01Instant online assessment
A short questionnaire returns your case category, red flags, price estimate and timeline — before you pay anything.
02Built for both states, every land type
State × land-type rule-packs (TG / AP, agricultural & urban) apply the exact process, documents and fees automatically.
03A dedicated case manager
Matched to your region and language, with expert review for complex or high-risk cases.
04Secure document vault
A dynamic checklist per case; we arrange PoA drafting, attestation and apostille so you never have to fly down.
05Transparent quote, secure payment
Pay online in INR, with NRI cards & UPI — no Demand Drafts, no counter queues.
06We file and see it through
Government submission handled for you, with live status, SLA-backed timelines & escalation, ending in your digital mutation certificate.
one flow, tracked end to end
Step 01 of 06
Instant online assessment
A short questionnaire returns your case category, red flags, price estimate and timeline — before you pay anything.
one flow, tracked end to end
Know before you pay
A free viability check with your case category and price estimate up front — no surprises.
One case manager
A single point of contact, matched to your region and language, from start to finish.
Truly remote
PoA, apostille, payment and government filing all handled — zero counter visits.
What we handle
How it works
- 01Step 1
Free online assessment
Answer a short questionnaire and see your case category, red flags, price estimate and timeline — before you pay anything.
- 02Step 2
Transparent quote
A fixed scope and price built from your state and land-type rule-pack — no Demand Drafts, no hidden fees.
- 03Step 3
Secure payment
Pay online in INR, with NRI cards & UPI — no counter queues and no bank runaround.
- 04Step 4
Documents & Power of Attorney
Work through a guided per-case checklist; we arrange PoA drafting, attestation and apostille so you never fly down.
- 05Step 5
Government filing
We submit to the right authority — Bhu Bharati, GHMC/CDMA or Meebhoomi/WEBLAND — and follow up on your behalf.
- 06Step 6
Track to certificate
DeliveredFollow live status with SLA-backed timelines and in-app messaging, ending in your digital mutation certificate.
What you'll typically need
- Registered deed / title document
- Latest Encumbrance Certificate (EC)
- Property-tax receipts
- ID proof (passport / OCI for NRIs)
- Death certificate & legal-heir certificate (for inheritance)
Don't have everything? Start anyway — the feasibility check tells you exactly what's needed, and your Case Manager helps you obtain anything missing.
Built for NRIs. No trips home, no local runaround, no language barrier. Manage the entire mutation from your phone, in your own timezone — while NOS handles the counters, the Demand Drafts, the paperwork and the follow-ups, and keeps you updated at every step.
Ready to start?
The feasibility check takes about two minutes and is completely free.
Start Property Mutation