Property Registration Services
Table of Contents
Overview of Property Registration
Property registration is a crucial legal process that establishes the ownership of immovable property. It involves recording the details of the property transaction with the government, ensuring legal validity and preventing disputes. The process is governed by the Registration Act, 1908, and state-specific rules.
It provides clear title to the property, makes the transaction legally binding, and serves as a public record for future reference. Without proper registration, a property transaction is not legally recognized.
Document Preparation
Before initiating the registration process, ensure all necessary documents are prepared and verified. This step is critical to avoid delays and complications.
Key Documents Required:
Sale Deed / Conveyance Deed
The most important document, legally transferring ownership from seller to buyer. It must be drafted on non-judicial stamp paper.
Identity Proofs (Buyer & Seller)
Aadhaar Card, PAN Card, Passport, Voter ID, Driving License for both parties and witnesses.
Address Proofs (Buyer & Seller)
Utility bills (electricity, water), bank statements, Aadhaar Card, Passport, etc.
Passport-sized Photographs
Recent passport-sized photographs of both buyer and seller.
No Objection Certificate (NOC)
From society or relevant authority, if applicable, confirming no dues or objections.
Latest Property Tax Receipts
Proof that all property taxes are paid up to date.
Previous Title Deeds
Chain of documents establishing the ownership history of the property.
Approved Building Plan
Copy of the building plan approved by the municipal authority (for constructed properties).
Stamp Duty & Registration Fee Payment
Stamp duty is a tax levied on property transactions, and the registration fee is charged for recording the deed. Both are mandatory and vary by state and property value.
Steps for Payment:
Step 1: Visit State-Specific Portal
Access your state's Department of Stamps and Registration or IGR (Inspector General of Registration) website. Look for "e-Stamping" or "Online Payment of Stamp Duty and Registration Fees."
Step 2: Calculate Fees
Use the online calculator (often available on state portals) to determine the exact stamp duty and registration fee based on property type, location, and value.
Step 3: Make Online Payment
Pay the calculated amount using Net Banking, Debit/Credit Card, or UPI. A payment receipt or e-challan will be generated. Save this carefully.
Step 4: Print Payment Receipt
Print multiple copies of the e-receipt/e-challan as proof of payment. This will be required during the physical submission at the Sub-Registrar's office.
NGDRS Portal (for some states) SHCIL e-Stamp Portal
Note: Always refer to your specific state's official Department of Stamps and Registration website for accurate rates and payment methods.
Appointment Booking
Many states now require citizens to book an online appointment before visiting the Sub-Registrar's office for property registration. This helps manage crowds and streamlines the process.
Steps to Book an Appointment:
Step 1: Visit State Registration Portal
Go to your state's online registration portal (e.g., IGR portal). Look for "Book Appointment" or "e-Appointment" section.
Step 2: Enter Application Details
Input details of your property, transaction type, and parties involved as requested on the portal.
Step 3: Select Date and Time Slot
Choose a convenient date and time slot for your visit to the Sub-Registrar's office from the available options.
Step 4: Print Appointment Token
After successful booking, an appointment token/receipt will be generated. Print this token as it will be required at the office.
Note: Appointment booking availability and procedure vary by state. Check your state's specific IGR portal.
Physical Submission & Verification
This is the final and most critical step, requiring the physical presence of all parties involved at the Sub-Registrar's office.
Steps for Submission:
Step 1: Presence of All Parties
Buyer, Seller, and two witnesses must be present at the Sub-Registrar's office on the appointed date and time.
Step 2: Carry Original Documents
Bring all original documents prepared in the "Document Preparation" stage, along with their photocopies and payment receipts.
Step 3: Biometric Verification & Signatures
All parties will undergo biometric verification (fingerprints) and sign the register and the deed in front of the Sub-Registrar.
Step 4: Document Verification by Sub-Registrar
The Sub-Registrar will verify all submitted documents and ensure compliance with legal requirements.
Step 5: Collect Registered Deed
After successful registration, the registered deed can usually be collected within a few days or downloaded online from the state portal.
Encumbrance Certificate (EC)
An Encumbrance Certificate (EC) is a crucial document that certifies that a property is free from any monetary and legal liabilities such as mortgages, pending loans, or disputes. It is essential for property transactions.
Steps to Obtain EC:
Step 1: Visit State Registration Portal
Access your state's Department of Stamps and Registration or IGR portal. Look for "Encumbrance Certificate" or "e-Search" service.
Step 2: Fill Application Form
Fill the online application form with property details (survey number, village, registration deed number, etc.) and the period for which the EC is required.
Step 3: Pay Prescribed Fees
Pay the required fees online. The fee usually depends on the period for which the EC is requested.
Step 4: Download EC
Once processed and approved, you can download the digitally signed Encumbrance Certificate from the portal.
Note: The availability of online EC and specific procedures vary by state. Check your state's IGR portal for details.
Property Valuation (Circle Rate/Guidance Value)
Property valuation, often based on the Circle Rate (also known as Ready Reckoner Rate or Guidance Value), is the minimum value at which a property can be registered. This value is crucial for calculating stamp duty and registration fees.
How to Find Property Valuation:
Step 1: Visit State IGR Portal
Go to your state's Department of Stamps and Registration or IGR portal. Look for "Property Valuation," "Circle Rate," or "Guidance Value" section.
Step 2: Enter Property Location Details
Provide details such as district, sub-district, village, locality, and property type (residential, commercial, agricultural) as prompted.
Step 3: View Circle Rates/Guidance Value
The portal will display the applicable circle rates per square meter/foot for the selected area. Use this to calculate the minimum registration value.
Note: Circle rates are updated periodically by state governments. Always use the latest rates available on the official portal.
Frequently Asked Questions (FAQs)
For more detailed information and assistance, please visit the official National Generic Document Registration System (NGDRS) portal or your respective State's Department of Stamps and Registration website.