How do I transfer property to my name after my father's death?

When a person dies without a will (intestate), their property passes to the legal heirs under the applicable succession law, and you must complete a mutation of property to get it recorded in your name. The process involves establishing your status as a legal heir and updating the revenue and municipal records.

Key points

• For Hindus, the property devolves equally among all Class I legal heirs — typically the spouse, children, and mother of the deceased — under the Hindu Succession Act, 1956.
• You will need a Legal Heir Certificate or a Succession Certificate to prove your entitlement before authorities transfer the property.
• Mutation must be applied for at the local municipal body (for house/flat) and the revenue office (for land) in Bengaluru.
• If there are multiple heirs, all must either consent to the transfer or the property must be formally partitioned.
• Mutation records tax liability and possession; it is not by itself conclusive proof of ownership, but it is essential for sale or utility transfers.

Relevant law

Intestate succession for Hindus is governed by Sections 8 to 13 of the Hindu Succession Act, 1956. Succession certificates are issued under the Indian Succession Act, 1925 (Part X). Mutation is governed by the applicable Karnataka land revenue and municipal laws. If any heir is a minor, guardianship provisions under the Hindu Minority and Guardianship Act, 1956 also apply.

What you can do

• Apply for a Legal Heir Certificate from the Tehsildar or the Sub-Divisional Magistrate (SDM) office in Bengaluru.
• Submit a mutation application with the death certificate, heir certificate, and property documents to the local municipal corporation or revenue office.
• If other heirs are involved, execute a registered partition deed or relinquishment deed to consolidate ownership.
• Consult a property lawyer in Bengaluru to verify the title chain and handle any objections during mutation.