I have reviewed the facts regarding your Meerut property, the gift deed from your mother, and the demand being raised by the Nagar Nigam through a local lawyer. The amount of ₹50,000 being quoted as “transfer charges” is not a legally prescribed fee for mutation. Mutation in Uttar Pradesh Nagar Nigam areas is not a revenue-generating process—it is only an administrative entry to update ownership details for house tax purposes. Therefore, demands of this nature are generally illegal, unofficial and without any legal backing.

In your case, the property was gifted by your mother to you, and such an internal family transfer does not attract any mutation transfer fees. The only legitimate charges the Nagar Nigam can demand are:

1. Pending house tax, if any;

2. Mutation application fee, which is normally a few hundred rupees;

3. Document verification charges, if applicable, again very small.

There is no provision in the Nagar Nigam Act or related municipal bylaws that imposes a ₹50,000 charge just because the property value exceeds ₹50 lakh. This appears to be an attempt by intermediaries to extract money on the pretext of “transfer fees.”

Regarding the claim that taxes must be paid from 2003, your response is absolutely correct. If the house was constructed only in 2017 and the Nagar Nigam itself issued a bill in 2022 for ₹5,000 and accepted it, they cannot suddenly impose back-dated taxes without issuing prior assessments. If earlier years’ tax was never billed, it cannot now be collected arbitrarily.

To protect yourself and complete mutation smoothly, you may proceed as follows:

1. File the mutation application yourself online on the UP Nagar Nigam e-services portal, which allows you to upload the gift deed and supporting documents directly and pay the official fee online. This avoids middlemen completely.

2. If online application is not possible due to system issues, file the application physically at the Citizen Facilitation Centre (Lokvani) counter of the Nagar Nigam, again ensuring you obtain a proper receipt.

3. If anyone insists on illegal money, submit a written representation to the Municipal Commissioner with a copy of your gift deed and request mutation as per rules. Nagar Nigam officials generally avoid putting anything in writing if the demand is unofficial, so this step protects you.

4. If required, you can also lodge a complaint with the UP Anti-Corruption Helpline or the CM Helpline 1076, which is very effective in municipal matters.

5. No private lawyer or Nagar Nigam employee can legally block your mutation if your documents are proper, your stamp duty on the gift deed has been paid, and house tax is up to date.

Since you are a female and this is a direct transfer from mother to daughter, absolutely no enhanced fee or penalty applies. Mutation is your legal right once ownership has changed through a registered gift deed.

If you need, I can also help you draft a written application/representation to the Nagar Nigam so everything is formally documented and you are protected from arbitrary charges.

In Uttar Pradesh (UP), the stamp duty on a gift deed from a mother to her daughter is a flat ₹5,000, plus a registration fee of ₹1,000, according to a 2024 amendment for family transfers. 

you don’t have to pay 50 k 

Mutation fees in UP are fixed and usually 500 to 2,000, not linked to property value, and no special charge applies for a mother-to-daughter gift. Since your gift deed is already registered, mutation is only a record update. Ask for the official fee notification or challan.

You may also apply for mutation online through the UP e-NagarSewa portal. If the demand persists, first meet the officials at the Nagar Nigam and if it still remains unresolved, file a complaint on the Jansunwai portal.

You need to check whether the same are inclusive of the lawyer fees or transfer charges. You can contact the said office to know the official charges 

This amount of Rs. 50,000/- demanded by the advocate is not towards the fees for mutation.

The government fixed fee for transferring the revenue records should be within Rs. 500/-.

Therefore you may approach the Tehsildar office or concerned authorities directly and clarify the details.

• Ask for the written government order showing mutation fees and pay only through official challan/online portal in your own name.​

• Clear only those house‑tax dues that appear in the official ledger/demand and insist on proper receipts.​

• If they still insist on ₹50,000 without written rules, refuse and complain in writing to the Municipal Commissioner/CM Helpline/anti‑corruption cell.​

1. It appears that you are being attempted to be taken for a long ride.

2. For filing application for mutation and get the property mutated, you need not go through an Advocate.

3. Visit the mutation office yourself and first pay the pending tax (if any) and then file the application form for getting the name of the said property mutated in your name.

Dear Client,

As per your query, it is advised that you request the person handling your case to provide a written document, official circular, or a link on the Nagar Nigam's website that explicitly states the fee for Mutation on a Gift Deed for a property valued at over ₹50 Lakhs. Do not accept a verbal figure. THE UTTAR PRADESH URBAN PLANNING AND DEVELOPMENT (ASSESSMENT, LEVY AND COLLECTION OF MUTATION CHARGES)

RULES, 2022, governs this. Rule 5(2) states that for property valued above Rs 50 lakhs, a mutation fee of Rs 10,000 will be charged. Additional fees can only be levied when there is an intermediary sale. It is recommended that you bring this matter to the attention of the relevant authorities.

I hope this answer helps you. For any further queries, please do not hesitate to contact us. Thank you. 

- If you are going to registered the gift deed then the stamp duty upto 5000/- only with nominal registration fees , due to being blood relative

- Further, for the mutation there is no charge , if the property taxes are already paid 

- The said demand by the lawyer is not good