Document Guide · Assam

How to Check Mutation in Assam — Complete Guide 2026

Mutation Assam, locally called namjari, is the quasi-judicial process that transfers the seller's name out and your name into the Jamabandi after a sale, gift, or inheritance. You must verify the mutation at both the Circle Office and the Dharitree portal. This guide covers how, fees, time, and red flags.

Quick Reference

Also calledNamjari / Dakhilkharij

Issued byCircle Officer, Revenue & Disaster Management Department

Valid forPermanent once recorded in Jamabandi

CostNo statutory fee. PFC service charge Rs. 30 + convenience Rs. 10

Time taken60 working days (Sewa Setu citizen charter)

Online portalsewasetu.assam.gov.in / ilrms.assam.gov.in.

noteVerify at Circle Office and on Dharitree. Both must match.

What is Mutation in Assam?

Definition

Mutation in Assam is the quasi-judicial process of updating the new owner's name in the Jamabandi (Record of Rights) after a transfer of title. The process runs under the Assam Land and Revenue Regulation, 1886 read with the Assam Land Records Manual, 1906.

Registration of your sale deed at the Sub-Registrar is not the end of the job. It just records that a sale happened. Mutation is what actually shifts the land into your name in revenue records. Without it, you can't pay khajana in your name, can't apply for a home loan, and can't sell or gift the plot later. The seller's name keeps appearing on Dharitree. That's a problem you don't want six months from now.

Assam runs mutation through three doors: mutation after deed registration (post-sale), mutation by right of inheritance (post-death), and office mutation (both urban and rural). The Sewa Setu portal lists each as a separate service. Mission Basundhara 3.0 has now added auto-mutation, which auto-fetches the deed from the Sub-Registrar and pushes it to the Circle Officer. You still need to track the case yourself.

State-specific note: Verification has two checkpoints in Assam. The Circle Office issues the mutation order. Dharitree (ILRMS) reflects it in the Jamabandi. If both don't match, the mutation isn't clean. Pull both before you trust it.

How to Get Mutation in Assam: Step-by-Step

You can file a mutation online through Sewa Setu, or walk into the Circle Office with a paper application. Either way, keep the registered deed, khajana receipt, ID proof, and ceiling affidavit ready.

Online method (recommended)

assam.gov.in. New user? Hit "Register," put in your mobile, get the OTP, fill name and DOB, set a password.

Use the mobile number already seeded on Dharitree. Saves you a re-verification headache later.

Pick the right service Bought the land? Choose "Mutation after Deed Registration

" Inherited it? Pick "Mutation by Right of Inheritance." Court order or gift? Use "Office Mutation of Land (Both Urban and Rural)."

Upload documents Registered Deed (or its certified copy), latest land revenue receipt (auto-fetched via e-Khajana if seeded), and a self-declaration affidavit under the Assam Fixation of Ceiling on Land Holdings Act, 1956

Type Dag, Patta, Mouza correctly. The portal won't forgive typos.

Pay and track

There's no statutory mutation fee. You'll pay Rs. 30 service plus Rs. 10 convenience charge if you go through a PFC or CSC. Track the case ID on the ARTPS dashboard.

Save SMS alerts. The case ID is what unlocks the certified copy later.

Offline method (Sub-Registrar Office)

Walk into the Circle Office Find your office on landrevenue

assam.gov.in using the "Know My Circle Office" tool. Carry the original deed, ID, and khajana receipt.

Fill the mutation form Get the form at the counter

Mention Dag, Patta, Mouza, area, and seller's name as on the old Jamabandi. Court fee stamp goes on top.

Field verification The Lot Mandal visits the plot

He checks possession, takes a signed statement from neighbours, and looks for any objection. Don't skip this. Keep your phone handy.

Collect the mutation order The Circle Officer issues the order within 60 working days

Pull the certified copy from Sewa Setu (Rs. 20 application fee, 5-day delivery) once your case is closed.

Cross-check the order number on Dharitree the same week. Don't wait.

What Does Mutation Order Contain in Assam?

Six fields on the mutation order decide whether your name actually sticks on the Jamabandi.

Field	Description	What to Verify
Mutation Case Number	Unique case ID on Sewa Setu	Match it on Dharitree after the order date
Pattadar Name (New)	Your name as the new owner	Must match Aadhaar, sale deed, and ID
Patta Number	Old patta now in your name	Cross-check on Dharitree Jamabandi
Dag Number	Plot survey number	Should match across deed, mutation order, and Jamabandi
Area Mutated	Bigha, Katha, Losa	Reconcile with sale deed and Chitha
Order Date & Circle Officer Sign	Date of approval	Required for bank loans and future resale

Good sign: A clean mutation order shows your name, matching Dag, the right area, Circle Officer signature, and a fresh Dharitree Jamabandi entry under the same case number.

Common Issues With Mutation in Assam

Most buyers lose months because of one of these six gaps. Catch them early.

Seller hasn't filed mutation himself

The land you're buying still shows the seller's father or grandfather on Dharitree. The seller never did namjari by inheritance.

Fix: Make him complete the inheritance mutation before signing. No exceptions.

Order issued, but Dharitree not updated

The Circle Office gives you a mutation order. But Dharitree Jamabandi still shows the old name two months later.

Fix: File an Objection Petition online via Dharitree "Other Services." Push the Circle Office in writing.

Fraudulent mutation on forged deed

In Pradip Bhuyan vs State of Assam (Gauhati HC, 2024), Dispur Revenue Circle mutation was done on a fake Sale Deed No. 400/1987 after bribing a Sub-Registrar peon Rs. 2,000.

Fix: Verify the deed number directly at the Sub-Registrar before trusting the mutation order.

Mutation on dead pattadar's "notice"

The same Gauhati HC order found a Dispur "notice" served on a pattadar who had died in 2005. The mutation went through anyway.

Fix: Pull the death certificate. Demand to see the actual notice and signed acknowledgement.

Ceiling Act violation

You sign the self-declaration without checking your family's total holding. The Circle Officer rejects the mutation later.

Fix: Add up every plot the family owns under the 1956 Ceiling Act before filing.

Non-cadastral village

Your village isn't yet digitised on Dharitree. Mutations can only be recorded manually at the Circle Office.

Fix: Confirm cadastral status before paying any token. Manual records take longer to verify. ##

Why Mutation Matters for Land Buyers in Assam

Four reasons mutation decides if your purchase is actually yours.

📋

Records the legal ownership shift Registration only proves a sale happened

Mutation is what puts your name on the Jamabandi and lets you pay khajana in your name. No mutation, no real ownership trail.

⚠

The Circle Office and Dharitree double-check Assam needs the mutation reflected both at the Circle Office and on the Dharitree portal

If only one shows your name, your title is incomplete and disputes follow.

🏦

Home loan eligibility Banks won't sanction loans against land where the borrower's name isn't on the Jamabandi

Mutation is what makes you bankable. A registered deed alone won't do it.

🔍

Assam-specific: Stops the namjari fraud ring The 2024 Gauhati HC order on Dispur mutation fraud shows how forged deeds and bribed clerks can transfer land without the real owner knowing

Cross-checking on Dharitree is your only defence.

Red flag: Seller pressures you to skip mutation, says "registration is enough," or refuses to share his existing mutation case number. Three signs you're being set up. Walk away.

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Frequently Asked Questions

How do I check mutation status in Assam online?

Open ilrms.assam.gov.in. Pick district and circle. Search by name or Dag number. The Jamabandi shows the current pattadar and the latest mutation case ID against the plot.

What documents are required for mutation in Assam?

Registered Deed copy, latest land revenue receipt, and a self-declaration affidavit under the Assam Fixation of Ceiling on Land Holdings Act, 1956. Inheritance mutation also needs a legal heirship certificate.

How long does mutation take in Assam?

Sewa Setu citizen charter sets it at 60 working days for mutation after deed registration. Inheritance mutation can take 30 to 45 days depending on objections and Circle Office load.

Is mutation mandatory after buying land in Assam?

Yes. Registration alone doesn't change the Jamabandi. Without mutation, the seller's name keeps appearing on Dharitree. You can't pay khajana, apply for a loan, or resell cleanly.

Can I do mutation online in Assam?

Yes. File it on sewasetu.assam.gov.in under "Mutation after Deed Registration" or "Mutation by Right of Inheritance." Auto-mutation under Mission Basundhara 3.0 also pulls deeds directly from the Sub-Registrar.

What is the fee for mutation in Assam?

No statutory fee. PFC or CSC service charge is Rs. 30, convenience fee Rs. 10. A certified copy of the mutation order costs Rs. 20 application fee on Sewa Setu.

What is the difference between Jamabandi and mutation in Assam?

Jamabandi is the static Record of Rights showing current ownership. Mutation is the process that updates the Jamabandi after a sale, gift, or inheritance. One is the record, the other is the action.

How do I verify a mutation order is genuine in Assam?

Cross-check the mutation case number on Dharitree. Match the order date with the Sub-Registrar's deed entry. Visit the Circle Office and request the case file under your case ID.

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