Mutation is an entry in the revenue or municipal record and does not create title, but buyers and banks insist on it. An heir in Fiji signs a power of attorney and supporting affidavits before a Fiji notary, has them apostilled, and our team or the attorney holder applies to the tehsil, municipal body or development authority with the death certificate and proof of inheritance. Unopposed mutations often take one to three months.
- Document route
- Fiji notary public or commissioner, then apostille (we confirm the current issuing office)
- Time difference
- IST is 6h30 behind Fiji time (Fiji has not used daylight saving in recent years)
- Nature
- Fiscal record, not title
- Rural land
- Tehsil or revenue office
Mutation & Transfer from Fiji: how it works
We identify the property type and the office that keeps its record. Agricultural land is recorded in the revenue records maintained by the tehsil or taluka; urban houses in municipal property tax records; flats in development authority or society records. For each, we gather the death certificate, legal heir proof, any will or court grant, and the latest record extract. Heirs in Fiji sign a specific power of attorney and an affidavit of heirship before a Fiji notary, apostilled, and send the originals to India.
The attorney holder stamps the power of attorney within three months, and we file the mutation application with these papers. Revenue officers usually publish a notice and hear any objections before sanctioning the entry. For land, the mutation entry in the record of rights is then updated, and certified copies are obtained for the heirs. An OCI cardholder or Fiji citizen of Indian origin can inherit agricultural land, but cannot buy more, and any later sale must follow FEMA rules on repatriation.
What clients in Fiji should know
- Disputes often arise where a relative in India has been cultivating the land for years and has had their own name entered; mutation then turns into a civil dispute.
- Some states require a registered relinquishment deed where some heirs give up their share in favour of others, so heirs in Fiji should sign it before an apostille-capable notary.
- Old village records from Uttar Pradesh or Bihar may still be in handwritten registers; certified copies can be obtained but take patience.
Step by step from Fiji
Video consultation
A call at a time that suits Fiji, after we have read your documents.
Documents signed in Fiji
Fiji notary public or commissioner, then apostille (we confirm the current issuing office)
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 Fiji where needed.
The full guide
This page covers what changes when you are in Fiji. 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 Fiji and the Inheritance & Documents practice area.
Questions from clients in Fiji
Can mutation be done without a will?
Yes. Mutation on intestate succession is common. The heirs prove the relationship and the death, and the record is changed in their names according to their legal shares.
Does mutation make me the owner?
No. Ownership comes from inheritance or the will. Mutation records who pays revenue or property tax, but it is the document that buyers check first.
Can we sell inherited land in India from Fiji?
Yes, after mutation, through a registered power of attorney holder. Tax is deducted at source on the sale and repatriation is allowed within the NRO limit.