Documents Required for Property Registration in India: The Full List and State Differences
To register a property sale anywhere in India you need the stamped sale deed, the previous title deeds, an encumbrance certificate, ID proof and photographs of buyer and seller, two witnesses with ID, recent property tax receipts, and proof that stamp duty and registration fees are paid. The deed must be presented within four months of signing, under section 23 of the Registration Act, 1908.
Key takeaways
- The core list is the same nationwide because the Registration Act, 1908 is a central law. Fees, portals and value rules are set by each state.
- A deed not presented within four months of execution cannot be registered in the normal way (section 23).
- Duty is charged on the higher of the agreed price and the government value: ready reckoner in Maharashtra, guidance value in Karnataka, circle rate in Delhi.
- Registration fees differ sharply: 1% capped at Rs 30,000 in Maharashtra, 1% plus Rs 100 in Delhi, 2% in Karnataka since 31 August 2025.
- Most rejections come from mismatches: names, property description, stamp value, or a missing party.
The core documents, state by state the same
Section 17 of the Registration Act makes registration compulsory for a sale of immovable property worth Rs 100 or more, and section 49 says an unregistered deed does not affect the property. That is why the sub-registrar's checklist looks broadly the same in Mumbai, Bengaluru, Delhi or Chennai. If you are buying in Gurgaon, our Gurgaon registration charges page has the Haryana-specific list.
| Document | Who provides it | Why the sub-registrar wants it |
|---|---|---|
| Sale deed, on correct stamp paper or e-stamp | Drafted by buyer's lawyer, signed by both | The instrument being registered |
| Previous title deeds (chain of ownership) | Seller | Shows the seller has title to transfer |
| Encumbrance certificate | Seller, from the registration office or portal | Shows no registered mortgage or charge |
| ID proof: Aadhaar, PAN, passport or driving licence | Buyer, seller, witnesses | Identifies every party present |
| Passport-size photographs | Buyer and seller | Photographs and fingerprints are compulsory under s.32A |
| Latest property tax receipts | Seller | Shows dues are clear and confirms the property ID |
| Approved plan, completion or occupancy certificate | Seller or builder | Confirms the building is authorised |
| NOCs (society, authority, or lender if mortgaged) | Seller | Clears third-party rights |
| Proof of stamp duty and fee payment | Buyer | Shows the government has been paid |
Documents that depend on your situation
- Power of attorney, if someone signs for the buyer or seller. It must authorise the specific act. A GPA used in place of a sale deed is a different problem, covered in GPA sale risks.
- Legal heirship or succession documents, if the seller inherited the property.
- Mutation extracts and survey maps, for land and plots.
- The registered agreement for sale, for a new flat in a RERA project, where section 13 requires one before the builder collects more than 10%.
- TDS proof, where the price is Rs 50 lakh or more. Under the Income-tax Act, 2025 the provision is section 393(1) and the statement is Form 141 (formerly section 194-IA and Form 26QB).
What changes from state to state
Stamp duty and registration fees are state subjects, and so is the government value used as the floor. The table shows three large markets.
| State | Government value used | Stamp duty on sale deed | Registration fee | Online system |
|---|---|---|---|---|
| Maharashtra | Ready reckoner rate | 5% in municipal corporation areas, 4% in gram panchayat areas; Mumbai 6% with 1% metro cess (women 1% less) | 1%, max Rs 30,000 | IGR Maharashtra portal (iSarita 2.0) |
| Karnataka | Guidance value | 2% up to Rs 20 lakh, 3% from Rs 20-45 lakh, 5% above Rs 45 lakh, plus cess and surcharge | 2% since 31 August 2025 | Kaveri 2.0 |
| Delhi | Circle rate | 6% men, 4% women, 5% joint | 1% plus Rs 100 pasting fee | NGDRS, covering all 22 sub-registrar offices |
In each state, duty is charged on whichever is higher: the price in the deed or the government value. If you are unsure how the two relate, read circle rate vs market rate. The full state list is in our stamp duty and registration charges guide.
Worked example: the same Rs 75 lakh flat in three cities
Assume the deed price and the government value are both Rs 75 lakh and the buyer is a man buying alone.
- Mumbai: 6% duty is Rs 4,50,000. Registration is capped at Rs 30,000. Total Rs 4,80,000.
- Delhi: 6% duty is Rs 4,50,000. Registration at 1% is Rs 75,000, plus Rs 100. Total Rs 5,25,100.
- Bengaluru: the 5% slab gives Rs 3,75,000. Registration at 2% is Rs 1,50,000. Total Rs 5,25,000, before cess and surcharge on the duty.
On Rs 75 lakh, Maharashtra's 1% would be Rs 75,000, but the cap limits it to Rs 30,000. Karnataka's doubling of the fee in August 2025 alone adds Rs 75,000 on this flat.
How e-registration works now
Most states now let you do the paperwork online and visit the office only to sign and give biometrics. The main portals:
- Maharashtra: IGR Maharashtra (igrmaharashtra.gov.in), running on iSarita 2.0. Builders can e-register agreements for sale with flat buyers, and first sales by bodies such as MHADA and CIDCO can be registered online.
- Karnataka: Kaveri 2.0.
- Tamil Nadu: TNREGINET, now moving to STAR 3.0, which offers a five-step online registration for new apartments, houses and plots. Biometrics are captured at registration points, including developers' offices, and the registrar signs the deed digitally, typically within 24 hours, so no sub-registrar visit is needed.
- Uttar Pradesh: IGRSUP (igrsup.gov.in). Aadhaar authentication, with biometrics of buyers, sellers and witnesses, is compulsory from 1 February 2026.
- Telangana: IGRS Telangana (registration.telangana.gov.in) for non-agricultural property, with slot booking at the sub-registrar office.
- Delhi: NGDRS, the National Generic Document Registration System, for appointments at any of the 22 sub-registrar offices.
On Kaveri 2.0, the usual pattern, you enter party and property details, upload the draft deed, encumbrance certificate and IDs, pay duty and fee online, and book a slot. Buyer, seller and two witnesses then attend briefly for Aadhaar-based biometric verification.
The direction nationally is further online. The draft Registration Bill, 2025, prepared by the Department of Land Resources to replace the 1908 Act, proposes fully electronic registration, digital registration certificates and digital archiving. It would also make agreements to sell and powers of attorney for transfer compulsorily registrable. It is a draft, so check its status before relying on it.
Time limits and who must attend
Two rules in the Registration Act catch people out.
- Four months to present. Section 23 says a document other than a will must be presented for registration within four months of execution. Sign in January and delay until June, and you have a problem.
- Everyone must appear. The parties who executed the deed, or their authorised representatives, must appear before the registering officer. Where urgent necessity or an unavoidable accident prevents it, section 34 lets the Registrar accept an appearance up to four months late, on a fine of up to ten times the proper registration fee, on top of any fine for late presentation under section 25.
On a Delhi flat where the fee is Rs 75,000, a fine of up to ten times could in principle reach Rs 7,50,000. Book the slot early and make sure every signatory can attend.
What the sub-registrar rejects
Registering officers check identity, execution and stamping. These are the usual reasons a deed is sent back.
- Name mismatches. The name in the deed must match the ID exactly. A missing middle name or a different spelling can hold things up.
- Property description errors. Survey numbers, flat numbers and boundaries must match the title deeds and the encumbrance certificate.
- Short stamp duty. If the price is below the government value and duty was paid on the price, the officer can refuse or send the deed for valuation. In Maharashtra, even agreements have been impounded for short stamping.
- A party missing, or biometrics failing. Without every executant's presence and fingerprints, the deed stops.
- Late presentation. Past four months from execution.
- Defective power of attorney. The POA must clearly authorise the act and, in practice, be registered or properly authenticated.
- Missing NOCs. A mortgaged property without the lender's release, or a society flat without the society's NOC where required.
Most of these are avoidable with a title check before you sign anything; our title and legal check guide lists what to verify.
Where buyers still get caught
Registration proves a deed was executed and duty paid. It does not guarantee the seller had good title. That is why the document chain and encumbrance search matter more than the registration day itself. Registration also does not update municipal or revenue records; apply for mutation separately.
If you hold only an agreement to sell, you are not the owner yet; see sale deed vs agreement to sell for the difference.
Frequently asked questions
How many witnesses are needed to register a property?
Two. Both must attend the sub-registrar's office with valid photo ID, and they sign the deed to confirm that the buyer and seller executed it in their presence. They do not need to be related to either party, but they should be adults who can be traced later if the deed is ever challenged in court.
What is the time limit to register a sale deed after signing?
Four months from the date of execution, under section 23 of the Registration Act. If a signatory cannot appear in time because of urgent necessity or an accident, section 34 allows an appearance up to four months late on payment of a fine of up to ten times the registration fee. Plan the slot before you sign.
Can I register a property online without visiting the office?
In most states, not yet. Portals such as Karnataka's Kaveri 2.0, Delhi's NGDRS and UP's IGRSUP let you upload documents, pay and book a slot online, but the parties still visit the sub-registrar for biometrics. Tamil Nadu's STAR 3.0 is the exception for new apartments, houses and plots: biometrics are taken at registration points and the deed is signed digitally.
Why was my sale deed rejected by the sub-registrar?
The common reasons are a name that does not match the ID, a property description that differs from the title deeds, stamp duty paid on a price below the government value, a signatory who did not attend, or a deed presented more than four months after signing. Fix the specific defect, re-execute if needed, and book a fresh slot.
If you would like a second look at your document set before the registration day, the Realty Hunting team is happy to help.
