Mutation updates the revenue or municipal record in the heirs' names after inheritance, gift or purchase. From Australia, heirs sign affidavits or a power of attorney before a notary public, apostilled by DFAT, and we file the application, attend the hearing and obtain the updated record. Mutation does not decide title, but it is essential for selling, leasing or paying tax on the property.
- Document route
- Australian notary public, then apostille from DFAT
- Time difference
- Australia is 2h30 (Perth) to 5h30 (Sydney and Melbourne in summer) ahead of IST
- Nature
- Fiscal record, not title
- Rural land
- Tehsil or revenue office
Mutation & Transfer from Australia: how it works
The documents depend on how the property passed: a death certificate, a legal heir certificate or family tree, identity proof for each heir, and consents or relinquishment deeds where some heirs give up their share. If there is a will, the revenue office may want the will and sometimes probate. We prepare a single set of documents for heirs in Australia, India and elsewhere to sign, reducing courier rounds.
In India, the revenue officer or municipal authority issues a notice, hears any objection and sanctions mutation. Our team attends, answers queries and collects the updated record. Where a relative objects on title grounds, the officer may refer the parties to a civil court, and we advise on that step. Once done, we send you the new record and advise on keeping property tax current from Australia.
What clients in Australia should know
- Some councils and states in India allow online mutation applications, but physical verification and hearings still need someone present.
- Inheritance is not taxed in India, and Australia has no inheritance tax, but a later sale may give rise to capital gains in both countries.
- A registered relinquishment deed is the clearest way for one heir to transfer their share to another.
Step by step from Australia
Video consultation
A call at a time that suits Australia, after we have read your documents.
Documents signed in Australia
Australian notary public, then apostille from DFAT
Work in India
Our team files, appears and follows up in India, and shares scans of everything filed.
Result and handover
Certified copies and originals are couriered to you in Australia where needed.
The full guide
This page covers what changes when you are in Australia. For the law, the documents and the step-by-step procedure, read our main page on Mutation & Transfer, or see all services for clients in Australia and the Inheritance & Documents practice area.
Questions from clients in Australia
Can heirs in Australia sign without coming to India?
Yes. They sign before a notary public and DFAT adds the apostille.
How long does mutation take?
One to four months after filing, depending on the office and objections.
Is mutation proof of ownership?
No. It records the change for revenue purposes; title comes from inheritance, will or deed.