Buying a home is one of the biggest financial decisions you will ever make. But the journey does not end when you shortlist the right property—it truly begins when you start the legal process of registering it in your name. Property registration is what legally transfers ownership from the seller to the buyer. Without registration, the law does not recognise you as the rightful owner.
To help you navigate this often confusing process, we’ve broken down each step involved in registering a property in India.
🔍 Step 1: Check Property Title & Encumbrances
Before signing any agreement, visit the Sub-Registrar of Assurances to verify the status of the property. This ensures that the seller has the legal right to transfer the property and that the property is free from disputes or loans.
Here’s what you should confirm:
- The ownership (title) document is in the seller’s name, verified by the Revenue Record Department and sealed by the Tehsildar.
- The property has no mortgage, lien, or legal claims for at least the past 30 years.
- The seller is legally authorised to transfer the property.
- All dues—property tax, water bills, and electricity bills—are fully cleared.
Estimated time: 5–7 working days
Approximate cost: ₹10,000
📄 Step 2: Drafting the Final Sale Deed
The buyer’s lawyer prepares the Sale Deed, which is the core legal document of the transaction. The deed is printed on legal paper and submitted for stamping.
Typical lawyer fees: Around 1% of the property value
Timeline: About 1 week
💰 Step 3: Payment of Stamp Duty
Stamp duty is one of the biggest components of the registration cost. It is paid at designated banks or authorised centres of the Stock Holding Corporation of India.
- Stamp duty rates differ from state to state.
- On average, it amounts to around 5% of the property’s market value, calculated using the government’s Ready Reckoner rates.
Once paid, you receive a receipt and the deed is marked “Stamp Duty Received.”
Time required: Same day
🖊️ Step 4: Registration of the Sale Deed
Both parties—the buyer and the seller—along with two witnesses must visit the Sub-Registrar’s office where the property is located.
Steps involved:
- The stamped sale deed is submitted for verification.
- A unique registration number is allotted.
- The Sub-Registrar indicates the required registration fee.
- Fee is usually 1% of property value or ₹30,000 (whichever is lower).
- After submission and signatures, the registered document is returned to the buyer—usually within 30 minutes.
Once this is done, the seller officially hands over the property keys to the buyer.
📑 Documents Required for Registration
Make sure to carry all essential documents:
- Original & duplicate copy of the Sale Deed
- Two passport-size photographs each of buyer, seller & witnesses
- Valid photo ID proof (Voter ID / Passport / Aadhaar)
- PAN cards of buyer and seller
- Certificate of Incorporation (if buyer/seller is a company)
- Latest property register card (to confirm the property isn’t government-owned)
- Latest municipal tax bill
- Thumb impressions, photographs & signatures of all parties
Time to complete: Usually within a day
🔄 Step 5: Mutation of Title
Mutation updates the government’s land revenue records to reflect the new owner.
To apply for mutation:
- Visit the City Survey and Land Records Department.
- Submit the application form, affidavit, indemnity bond, and notarized Sale Deed.
- After verification, the department issues the Mutation Letter, confirming that the title is now in your name.
Total duration: About 1 month
Cost:
- Application fee: ₹100
- Indemnity bond: ₹200
- Affidavit: ₹100
- Notary charges: ₹50
Once mutation is completed, you are recorded as the official owner.
🌐 Online Property Registration: What You Should Know
Several states now offer partial online registration services, but the entire process cannot be completed digitally.
Online services typically include:
- Checking circle rates
- Calculating and paying stamp duty and registration charges
- Generating payment receipts
- Scheduling an appointment with the Sub-Registrar
If the property value exceeds ₹50 lakh, the buyer must pay 1% TDS and bring the receipt for verification.
The physical visit to the Sub-Registrar’s office remains mandatory for final registration.
❓ Frequently Asked Questions (FAQs)
Property registration fees generally amount to 1% of the property’s market value, but many states cap it at ₹30,000. The exact fee varies from one state to another.
No. While you can pay stamp duty online, calculate charges, and book an appointment, the final signing and registration must be done in person at the Sub-Registrar’s office.
After executing the Sale Deed, it must be registered within four months. Delayed registration may lead to penalties and legal complications.
Join The Discussion