How to Register Land /Property

June 28, 2011

Register Land / Property

What is Land/Property Registration and Why is it Necessary?

Land or Property Registration refers to the registration to document changes in ownership and transactions involving immovable property. Whenever you buy a piece of land/immovable property, you need to register the same with the authority concerned, so that a legal ownership title is guaranteed to you. This greatly reduces risk of fraud and helps solve disputes easily, in addition to creating and maintaining an up-to-date public record.

What You Need to Do to Register Land/Property

Under the computerised Land and Property Registration system, registration is easy. It facilitates transparency in valuation and eliminates middlemen. Some states require an application to be submitted to the concerned authority, which may be the Sub-Registrar or the SDM of your area. The application form can either be downloaded online or obtained from the concerned authority’s office. After due verification of details, the Deed is drawn up and the registration process is complete.

Links that Might Interest You:


Register Land / Property: Andaman and Nicobar Island


Residents of Andaman & Nicobar Islands.

Concerned Authority

Deputy Commissioner, Andaman District, Port Blair.


Through an application addressed to the Deputy Commissioner.

Whom to approach for availing the service and during what hours?

The concerned dealing assistant between 8.45am and 5.00pm.

Necessary Documents/Papers

Application form with Record of Right and Record Entry Map.


No fee is charged.

For more information, visit :

Register Land / Property: Andhra Pradesh

The department is headed by the Commissioner & the Inspector General of Registration and Stamps, with its head office at Hyderabad. (Address 1-7-10, NBK Estate, Golconda X Roads, Musheerabad, Hyderabad-20, A.P.)

There are six zones in the State, each headed by a Deputy Inspector General, with headquarters at Visakhapatnam, Eluru, Guntur, Kurnool, Warangal and Hyderabad. There are 28 Registration Districts in the 23 Revenue Districts of the State. There are two Registration Districts in each of the Revenue Districts of East Godavari, West Godavari, Krishna, Guntur and Chittoor, and all other Registration Districts are co-terminous with the Revenue Districts. There are 387 Sub-Registry Offices in the State. Primarily, these are the offices which come into contact with the public, in connection with the registration of various instruments, marriages, etc., granting of certified copies and encumbrance certificates, and sale of stamps.

There are six Flying Squads, one at each Zonal headquarters, consisting of one Assistant District Registrar, one Deputy Executive Engineer, and headed by a Deputy Collector to conduct inspection of properties to detect suppression of facts and collect deficit stamp duty, if any. The other officers have also been authorised to conduct inspections to detect under-valuation of properties, and to compound such offences or launch prosecution against the offenders. There are six Vigilance Cells, one at each zonal headquarters, headed by a Vigilance Officer. The Vigilance Officers conduct surprise inspections of Sub-Registry Offices to ensure proper functioning of the offices, and they also conduct enquiries into the complaints given by the public.

For detailed district offices’ addresses, visit website that opens in a new window).

Commissioner, Inspector General,
Registration and Stamps
1-7-10, NBK Estate, Golconda X Roads, Musheerabad, Hyderabad-20

Register Land / Property: Chandigarh

Chandigarh is a planned city with a hierarchy of controls defining the spatial layout of the city down to the development of various types of buildings. The legal framework for this has been provided by the Capital of Punjab (Development, Regulation) Act, 1952 and rules made there under. Another act, the Punjab New Capital Periphery Control Act, 1952 helps in the regulated development of land outside the Sectoral grid of Chandigarh City. The Chandigarh Administration acquires the land through the Land Acquisition Branch of the Estate Office and amenities are developed as per the standard norms of population density for the area and also in keeping with the projected land use in the master plan. These developmental works are undertaken by the Engineering Department of the U.T. Chandigarh. The land which can be constructed upon and to be used for habitation/other purposes (including usage’s such as residential, commercial, institutional, industrial and recreational) is then released into the property market.

To know more details on registration of land, property, please visit the Estate Office, Chandigarh.

Register Land / Property: Delhi

Land and Housing are looked after by the Ministry of Urban Development, Govt. of India, in the National Capital Territory of Delhi. At the field level these are looked after by following agencies:

Other links:


Register Land / Property: Gujarat

With the objective of maintaining and updating the land records data of each district at the Taluka Offices and of generating various village forms for administration as well as for public demands, in tandem with other States, the LRC project was started by the Government of Gujarat in 1998-99 and is funded by the Government of India. Gujarat State also developed its own S/w, through NIC, for the maintenance of land details under each survey number of the State of Gujarat, under the Gujarat Land Records Act. The record of rights is printed through the S/w and all mutations are done automatically. Bhulekh soft is developed using GIST SDK to support the Gujarati language. 98 lakh surveys and 56 lakh land khatas have been entered for all 18526 villages spread over 225 Talukas of the 25 revenue districts in the State. Front office activities have been started in more than 150 Talukas. From August 15, 2004, manual ROR is banned. All 225 talukas are now operational for issuing ROR.

The citizen can go to his Mamlatdar office and get the ROR.

Register Land / Property: Haryana

As a part of the computerisation process for Land Records, the Government of Haryana has implemented the HARIS software in all Tehsils and Sub-Tehsils. The buyers and sellers have to visit the HARIS centre and obtain necessary information about stamp duty. Due verification is done regarding proof of property and the concerned deed is written, followed by an online photo session at the HARIS window. This is followed by the concerned data entry of records in the system which are then printed and signed by the Sub-Registrar. After payment of the prescribed fee, the process of registration is completed.

For more information, visit

Register Land / Property: Himachal Pradesh

Department Concerned

The Revenue Department (Inspector General Of Registration, Himachal Pradesh).


  • Documents which are covered under Sec. 17 of the Registration Act.
  • For documents which are covered under Section 18 of the Registration Act, registration is optional.


Phase I: Prior To Registration Of The Document

This phase does not form a part of the Registration Department procedure, but has to be initiated by the executor to enable him to present the document for the registration. This involves the following:

  • Purchase of Stamp paper: The value of the property is determined. Stamp duty, transfer duty, registration fee and other fees are calculated. The citizen purchases stamp paper from the notary or treasury as the case may be (depending on the value of the stamp paper required).
  • Document writing: Preparation of the legal registration document by document writers. As per the Himachal Pradesh Document Writers Licensing Rules, 1971, it has been made mandatory that no registration officer shall accept any document for registration, which is not written by a licensed document writer or the executant himself.
  • Arranging for the supporting Documents and Certificates needed for the registration (depends on the type of registration). The Registration Officer has to be convinced about the genuineness of the transaction, for which he requires the following substantiation/ supporting:
    • Witnesses, identifier and the photographer (to determine the authenticity of the parties involved).
    • Supporting documents on the rights of the parties (for example, in case of sale of rural land, a nakal Jamabandi which is the Record of Rights, a Krishak Pramanpatra, etc. are required).
    • Supporting documents to establish the value of the transaction (for example, in case of sale of rural land, Ausat Bai Sala, which is the average transaction value of the land in the last year, is provided by the Patwari).

Phase II: During Registration Of The Document

The steps in any generic registration process are as follows:

These documents are presented to the Sub-Registrar of the jurisdiction. The Sub-Registrar scrutinises the documents, determines the classification of the document, and reviews the valuation of the property, calculation of stamp duty, transfer duty, registration fees and miscellaneous fees.

  • If any deficit stamp duty needs to be paid, the executor is informed and is asked to do the same.
  • The citizen certifies the final document before the Sub-Registrar and two witnesses.
  • The document is copied into the register books.
  • Copies are posted to 2 indexes (by name and property), and accounts and reports.
  • The document is returned to the citizen

However from the Registration Department’s point of view, the steps for the registration, technically, can be divided into:

Admission & Identification

The above steps are mentioned below in detail:

1: presentation

This activity takes care of the receipt of the documents and supporting documents to be registered, from the executor. In this stage whether the set of documents and supporting documents are complete and comply with all the legal formalities, is determined. If the documents and other papers are found to be proper, it is sent to the registration clerk for further execution, else the documents are returned with the reason for rejection and entered in book 2.

The Reg. Clerk sees whether the valuation and relevant stamp duty has been paid. If the duty is not properly calculated and paid, the Registration Clerk calculates the additional stamp duty, if any, and informs the executor. The documents have to be presented in the concerned SRO jurisdiction. The Presentation Stamp is affixed, which takes care of the following: –

Serial number of document (Sr. No/current year)
Date of presentation
Time of presentation
Name of the office of the
Signature of the SR
Issues related to rejected documents are given back with verbal feedback

2: Receipt

This activity takes care of the issue of the Receipt to the executants after the receipt of the relevant registration fees.

3: Admission

This activity takes care of ascertaining the consent of the seller and stakeholders under no pressures and threats, and in a state of mental stability. The photographs of the executant(s), witness and identifier, along with the SRO, are taken on spot. Verbal confirmation about the consent of the executant(s) for executing the deed under no pressure or threat and in full consciousness, is required. The buyer, the seller and the witnesses are identified by the identifier who knows all of them and is a well-known person.

4: Registration

This activity is the last step in the registration process. This process officially registers the document and is assigned a unique Registration No. depending upon the book to which the registration relates. Parties are asked to sign on the relevant places and the SR puts the final seal and registers the document and sends it for filing at the appropriate books to the registration clerk.

Phase III: Post Registration Of The Document

After the registration process is complete, the rural land sale information is passed on to the Patwari for adding the entries in the Jamabandi register, which is the Record of Rights. The changes in the Jamabandi register are carried out as per the procedures laid down. After registration of the document, a copy of it is maintained in the office as record.

Refusal to Register the Deed

In case the person executing the deed gives his denial or if the person executing the deed is a minor, an idiot or a lunatic, then the registering officer can refuse to register the deed. He will record the reasons for refusal in Book No.2.

Verification Procedure

The original record is with the Patwari/ office Kanungo. The extracts of land records are issued only after verification from the original record.


The details of the fee structure can be obtained from the Office of the concerned Tehsildar/ Patwari.

Register Land / Property: Lakshadweep

Any land owner who is interested in the registration of his land can apply for this service.

Concerned Authority

Astt Settlement Officer/Sub Divisional Officer of the island is the authority to issue it.


One has to apply in the proforma prescribed (Form B) by affixing a one rupee court fee stamp for each page, to get the certified copies.


No fee is charged for the service.

Register Land / Property: Maharashtra

Registration means recording of the content of a document with a registering officer and preservation of the copies of the original document. The documents are registered for the purpose of conservation of evidence, assurance of title, public documents and prevention of any disputes. Also, registration helps an intending purchaser to know if the title of a particular property have been deposited with any person or financial institution for the purpose of obtaining an advance against the security of that property.

All documents pertaining to properties, either movable or immovable, are required to be registered under Sections 17 and 18 of the Registration Act, 1908, so that the properties can be transferred, if need be, under the Transfer Act, 1882.


No application is required, only the fully stamped document along with the paper required according to the nature of the document, is to be presented before the Sub-Registrar within the prescribed time limit, i.e., within 4 months from the date of execution, under Section 23 of the Indian Registration Act, 1908.

Necessary documents/papers

Documents required for the registration of the Sale Deed are: the Completion Certificate or Commencement Certificate, if the building has been constructed after 1990, and for buildings constructed before 1990, the Assessment Tax Bill (Property Tax Bill) and Societies letter, and many other documents relating to that type of document, the likely ULC order, Collector’s NOC, Property Card, etc.


  • As per the valuation, the registration fee is to be paid as prescribed in the Registration Act, 1908, which is 1% of the market value or upto a maximum of Rs.30,000/-, which is accepted by a Challan, paying cash in the Reserve Bank of India or by Pay Order, and the Stamp Duty is calculated as per Ready Beckoner’s rate, which is decided according to the Division of Property and Cadastral Survey No. or CTS No. of the property.
  • The executant of the Deed and two witnesses are required while presenting/lodging of the Deed for registration.
  • One photocopy of the Deed, along with butter paper, is required while presenting the Deed for registration.
  • The total registration procedure is of about 30 minutes and on the same day the document will be delivered to the concerned party.

Complaint Redressal Authority

  • The Inspector General of Registration and the Controller of Stamps, Pune.
  • The Collector of Mumbai city and District Registration.
  • The Deputy Inspector General of Registration and the Deputy Controller of Stamps, Mumbai.
  • The Sub-Registrar and the Administrative Office, Mumbai District, Mumbai.

Register Land / Property: Sikkim


Land Registration can be done at the District Collectorate in the District HQs and in the Sub-Divisional Offices where the SDM officiates. In case of Sikkim, the seller and the buyer should be bonafide citizens of Sikkim, with Sikkim Subject Certificates or Certificates of Identification (COI) for rural holdings. For urban sites, this rule does not apply.


First, the Sale Deed Document should be properly filled. The document is produced to the Sub-Divisional Magistrate, who will call both the Seller and Buyer parties, and once he is satisfied, he will approve the land registration. The document will then go to the Registration Clerk who will scrutinise the documents and issue No Objection Certificate orders to different banks, to the seller’s relatives, and boundary landowners. After these NOCs are obtained, the RC issues a month’s objection period during which anyone can give a written objection for the above said land sale. When no objection is received, the RC asks the party to pay 1% of the land value as stamp duty and 4% as Bank Receipt. In the presence of a witness the registration will be completed.

Register Land / Property: Tamil Nadu

Concerned Authority

  • The registration of land-related documents and immovable properties is to be done in the Registrar’s Offices by the Sub-Registrar.
  • Documents relating to properties situated in Tamil Nadu shall be registered in Tamil Nadu only, at the following offices:
    • In the Sub-Registrar’s office under which the property situated comes or in the District Registrar’s office of that Registration District.
    • The Encumbrance Certificate relating to any piece of land can be obtained from the Sub-Registrar’s Office.
    • The Ownership Certificate (Record of Right) for the land will have to be applied for and taken from the corresponding Taluk Office.


At the time of registration of documents in the Sub-Registrar?s office, an application for the transfer of Registry, in Form XXXV-I, will have to be given to the Sub-Registrar. This form shall be signed by both the seller and the buyer. These forms will be forwarded by the Sub-Registrar to the Tahsildar for initiating changes to be done in the Taluk Registers.

For more information, visit website that opens in a new window).

Register Land / Property: Tripura

Any citizen in Tripura can own a land by any of the following processes of Mutation:

  • Sale
  • Partition
  • Gift
  • Mortgage
  • Will
  • Inheritance
  • Exchange
  • Court decree

Concerned Departments

Office of Tehsildar, Office of Deputy Collector and Magistrate (DCM) or Revenue Inspector (RI) at Revenue Circle level and District Magistrate & Collector (DM) in the District level

Procedure [to get a Khatian (Record of Right)]

  • The applicant has to register his/her land transaction document as per the procedure detailed as Registration of Document with the Office of the Sub-Registrar.
  • After acquiring the land registration document “Dalil” (Sale Deed Registration/Gift Deed Registration/or any Registration Deed arising from above process of owning land), the interested applicant will visit Tehsil office (TK) and apply for mutation in Form No. 21 of TRLR ACT (Application form for Mutation).
  • Any person who prays for mutation is required to state in his report the lands already held by him.
  • Tehsildar (Officer-In-Charge of TK) shall acknowledge the receipt of the application form 21 by making a counter-foil, duly filled in, signed and dated.
  • Tehsildar would enter the details in his Mutation register (form 20 of TRLR ACT).
  • Notice is generated and served to all concerned land holders with a date fixed for hearing.
  • Any objection to the mutation received either orally or in writing to the Tehsil office before the date of hearing, shall be recorded in the disputed mutation case register (Form 22 of TRLR ACT).
  • The acknowledgement of the objection shall be given in Form 23 TRLR Act.
  • Entries in the mutation register shall be tested by the Circle officer (DCM or RI) and shall order for field enquiry to the Tehsil office before the date of hearing. Field enquiry shall be conducted by an Amin.
  • Based upon the field enquiry, hearing is completed at the concerned TK office by the concerned Mutation Officer (RI or Kanungo of the office of DCM).
  • After hearing, the applicant is requested to submit FORM B (Form for getting new ROR). At the same time, the Tehsil office will prepare the Badar Register, Touzi mill Register, Jama Bandi Register and send the case record to DCM’s office.
  • After checking all the documents, DCM may pass an order of mutation over Form B.
  • Handing over of Khatian to the concerned person: The charges are also collected from the concerned person @ Rs 15/- per page of Khatian and @ Rs 4/- per extra page of the concerned Khatian.
  • Acknowledgement receipt is issued to the concerned person as a proof of collection of charge.

Necessary Documents

  • DALIL (Deed Registration)
  • ROR fee – @ Rs 15/- per page of Khatian and @ Rs 4/- per extra page

Other information

The form for report of mutation is available at (96 KB)(PDF file that opens in a new window) .

Register Land / Property: Uttar Pradesh

PRERNA (Property Evaluation & Registration Application) software, developed by National Informatics Centre, Uttar Pradesh, provides opportunities to deliver citizen-centric services more quickly and in a timely manner. It is the most uniquely managed software for the Sub-Registrar’s Office of Stamps & the Registration Department, Government of Uttar Pradesh. This has the ability to manage, deploy, update, enforce, and improve work culture, public service, and provide complete reporting within a real-time environment. It has been developed to meet the following key objectives:

  • Helpdesk for villagers/farmers.
  • Diminish waiting time & queue.
  • Instant registry.
  • Instant photography.
  • Automatic valuation of property.
  • Automatic computation of Stamp Duty.
  • Query on registered properties.
  • Digital documents storage.
  • Preparation of Index Register.

The following main deeds are being registered with this software:

  • Vikrya (Sale).
  • Bandhak (Mortgage).
  • Daan (Gift).
  • Vinimai (Exchange).
  • Titamma (Correction deed).
  • Pattanama (Lease).
  • Pattadhikar ka Antran (Assignment).
  • Vikrya Anubandh (Agreement).
  • Musanna (Duplicate).
  • Purak (Supplementary).
  • Batvaranama (Partition).
  • Muktipatra (Release).
  • Vasiyat (Will).
  • Mukhtarnama (Power of Attorney).
  • Godnama (Adoption).
  • Bhagidari (Partnership).
  • Nayas (Trust).

Concerned Authority

The Sub-Registrar’s Offices of Stamps & the Registration Department, Government of Uttar Pradesh.


  • An applicant has to visit the Sub-Registrar’s Office and meet the concerned Officer with the necessary documents.
  • All the necessary documents, with self-presence, are produced in front of the Sub-Registrar. The papers are thoroughly checked and are sent for entry.
  • The operator selects the deed for registration, and the evaluation detail form appears, from which he selects the type of land, village/town, segment/block, extent of land, unit, detail of property and the transaction amount. After entering the above details, the system will automatically evaluate the market value, registration fee and pasting fee for the property.
  • After that, the party detail form records the details of sellers, buyers, witnesses and their proxy. After that, the photo detail form allows to snap the photograph of the involved parties through a web camera.
  • After completing the above process, a checklist is generated, verified and the final endorsement and cash receipt are generated.
  • Now the document goes to the Sub-Registrar for his signature.
  • After his signature, the registered document is handed over to the applicant.

Necessary documents/papers

All necessary documents related to registration, like stamp paper, map, registration fee, etc.

Register Land / Property: Uttarakhand


  • Land Buyer
  • Vasiyat Praptkarta (Inheritance owner)
  • Daan Praptkarta (Gift owner)
  • Virasat (Vivadit) (Disputed Inheritance owner)
  • Virasat (Avivadit) (Undisputed inheritancce owner)

Concerned Authority

  • For the first four categories of persons eligible for land registration:- The Office of the Tehsildar and Nayab Tehsildar at the Tahsil Level
  • For the fifth category of persons eligible for land registration:- Supervisor Kanoongo (Revenue Inspector RK)


  • A copy of the registration papers will be sent to the office of the Tehsildar from the Sub-Registrars(registration) office on the day of the Sale Deed Registration.
  • The Tehsildar will enter the details in his office register and hand them over to the concerned Patwari/Lekhpal for report.
  • The Patwari/Lekhpal will submit his report in form P-1.
  • After entering the details of P-1 in the Misal Band Register, the Tehsildar will issue 35 days’ proclamation notice to all concerned landholders.
  • If no objection is received within 35 days, “Then the buyer will be asked to submit an affidavit of not having more then 12.5 acres of land in his name in the whole state and also record his statement that the purchased land is in his possession.”
  • After checking all the documents, the Tehsildar passes an Order of Mutation.
  • In case of any objections received within 35 days, the Tehsildar will hear the objections and decide on the merit as per the documents submitted by the objector and the buyer.

In case of Vivadit Virasat

  • The Patwari/Lekhpal will submit his report in form P-1 Virasat (Vivadit) in the Tehsildar’s Court.
  • After entering the details of P-1 in the Misal Band Register, the Tehsildar will issue 35 days’ proclamation notice to all the concerned landholders.
  • After 35 days, the Tehsildar will hear the objections and will decide on the merit as per the documents submitted by the objectors and the successors.

In case of Avivadit Virasat

  • The Patwari/Lekhpal will write the names of the successors in form PaKa.11 and hand them over to the Kanoongo.
  • The Kanoongo will pass an Order of Mutation after verifying the details submitted by the Patwari/Lekhpal, by visiting the concerned village.

Necessary documents/papers

  • An affidavit of not having more then 12.5 acres of total land in one’s name in the whole state
  • One copy of the Record of Right (Khate ki Nakal)




No forms are to be filled.

Register Land / Property: West Bengal


All citizens, land-holders, share-croppers and purchasers are eligible for the service.

Concerned Department

  • Director, Land Records & Surveys (State level).
  • District Land and Land Reforms Officer (District level).
  • Sub-Divisional Land & Land Reforms Officer (Sub-Divisional Level).
  • Block Land & Land Reforms Officer (Block Level).
  • Revenue Inspector (Gram Panchayat Level).


The applicant has to visit the Block Land and Land Reforms office and can apply for the service with the requisite fees in the form of court fees.

  • Certified ROR copy

One has to apply for a certified copy of the ROR in DEMI paper, affixing a court fee of Rs. 10, clearly mentioning the Khatian number and the Aria?s name. For each additional single page, Rs. 5 is charged.

  • Certified copy of plot information

To be applied for in a DEMI paper, affixing a court feeof Rs 2.00.

  • Mutation

Applications for Mutation and updation of Record of Rights U/S 50 of W.B.L.R. Act are to be submitted to the respective R.I. Offices or B.L. & L.R.O. Offices with the following charges to be paid in the form of Court Fee stamps or in Cash.


Rural Areas:

  • Agricultural Land per decimal- s. 1
  • Non-Agricultural Land per decimal-Rs. 2

Municipal Areas:

  • Agricultural Land per decimal-Rs.1
  • Non-Agricultural Land per decimal-Rs.5

Urban Agglomeration under UL (C & R) Act:

  • Agricultural Land per decimal- Rs. 10
  • Non-Agricultural Land per decimal- Rs. 10

In case of conversion of land, the application is to be filed before the concerned S.D.L. & L.R.O. for the area, upto 10 decimals, and before the D.L.& L.R.O. for the area for more than 10 decimals, with the following charges, to be paid in the form of Court Fee stamps or in cash.

Rural Areas:

  • Non-Commercial use per decimal – Rs. 10
  • Commercial use per decimal -Rs. 20

Urban Areas:

  • Non-Commercial use per decimal – Rs. 20
  • Commercial use per decimal -Rs. 50

Application for a computerised certified copy of the R.O.R. and Plot Information is to be submitted to the Office of the respective B.L. & L.R.O.s with the charges to be paid in the form of Court Fee Stamps.

To know more, visit website that opens in a new window)

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