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Land/Property Registration

How to register of legal documents Purchase / Rent / Donate/ inheritance / Will of property,
know how to register a legal documents.
Rent or Buy or Transfer , Register Property and Safeguard wealth from Legal Loopholes.

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 computerized 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.

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 has 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.

What are the papers/requirements at the time of registration of documents?

The registration procedure can be completed quickly if you have all the right documents.
document should be fully stamped as per the Stamp Duty Ready Reckoner so as to confirm that proper stamp duty has been paid. The Stamp Duty Ready Reckoner is a public document and is available for inspection at a sub- registrar’s office.

For registering documents relating to property, one should go the respective registration office along with the original document and one photocopy. The document must be printed or typed on one side only and in black color. A photocopy should be taken on only one side of the paper and the paper should be of 90 GSM thickness. There should be butter paper between the two sheets of the photocopy.

Apart from a properly executed and fully stamped duty paid document which is to be registered, the following documents are also required before the registration procedure is started.

  • No Objection Certificate under the Urban Land Ceiling Act if the area of land transferred exceeds 500 sq. mts. in Pune City.
  • If the land belongs to a government or semi- government body or to a charitable trust the no objection certificate of such government or semi- government body or to a charitable trust.
  • Property Card of the land on which the property is being registered is situated. This requirement is irrespective of whether land is sold or the building is being sold or any other part of the building is being sold and also irrespective of whether the seller of the property is recorded as the owner on the property card or not. In other words, even the flat owners are expected to produce this paper at the time of registration.
  • If property sold/purchased is in the old building and the benefit of depreciation is claimed on the market value, then any one of the following documents is to be produced as a proof of old construction:
  1. Municipal assessment bill of the building OR
  2. Building Completion Certificate OR
  3. Original registered agreement between the builder and original purchaser of that flat or of any other flat in that building
  4. Original registered agreement between the builder and original purchaser of that flat or of any flat in that building.
  5. It is better to get the document adjudicated in case the building is very old and proper depreciation is not given by the sub-registrar.
    • Original Stamp Duty payment receipt
    • One should go along with along with two witnesses
    • Registration fees and computer service charges is to be paid in cash to sub-registrar at the time of registration.

Registeration Fee

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  • As per the valuation, the registration fee is to be paid as prescribed in the Registration Act, 1908, which vary from 2 - 8 % of the market value , which is accepted by E-Payment, 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 expectant 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.

Registration is the process of recording a copy of a document, transferring the title in immovable property to the office of the Registrar.

Registration acts as proof that a transaction has taken place.

The registration of a document serves as a notice of the transaction, to the persons affected by the transaction. Registration also serves as an implied notice to any person subsequently acquiring interest in the property, covered by the registered document.

When a document, which is compulsorily to be registered, is not registered, it fails to confer any title given by the document.

The real purpose of registration is to ensure that every person dealing with property for which compulsory registration is required, can confidently rely on the statement contained in the register, as being a full and complete account of all transactions by which the title may be affected. A certificate of Registration is mere evidence that a document has been registered. It is not proof that it has been executed.

When the execution of a document is directly in dispute between two parties, the fact that the document is registered is not sufficient to prove its genuineness. Registration does not automatically dispense with the necessity of independent proof that the document was executed.

Registration is done after the parties execute the document. The agreement should be registered with the Sub-Registrar of Assurance under the provisions of the Indian Registration Act, 1908 within four months from the date of execution of the document. However, if due to any unavoidable circumstances, the document is not registered within the time limit, then the document can be registered only on making an application to the Sub-Registrar of Assurance within a further period not exceeding four months and on payment of appropriate fine.

The Sub-Registrar of Assurances does the following:-

  1. He verifies the document to ascertain whether it is legal to register it.
  2. He further verifies that the full stamp duty is paid.
  3. In his presence all parties executing the document admit that they have executed the document presented for registration. Parties who are present and admitting to execute the document are then personally identified by two independent witnesses. All parties and witnesses present, again sign in the presence of sub-registrar on an additional page attached to the document.
  4. Parties to the document are photographed and their thumb impression is taken and such photograph and thumb impression is affixed on additional pages attached to the document.
  5. He puts his official seal on each page and puts a unique numbering block on each page of the document including the additional pages. On the last page he signs the document as being registered.
  6. After completing this procedure, he records the contents of the document, including the additional pages, either by photocopying the content or by scanning the content of the document. The photocopy or scanned image is permanently retained by him in his records so that in future whenever a copy of the document is required it can be obtained. Also that copy becomes a public document, which anybody can inspect by paying the requisite inspection fees.
  7. After taking a copy of the document, as mentioned above, on the record and after completing the above formalities the original document is returned to the party presenting the document for registration. This completes the process.

Is registration compulsory for all types of transfer of immovable properties?

Except in case of transfer of shares of a co-operative housing society and housing limited company where registration is optional, virtually in all cases of transfer of immovable property like family arrangement, agreement to sell, conveyance, gift deed, lease deed (above one year), leave and license agreement, tenancy agreement, declaration deed, power of attorney to sell for consideration etc. has to be registered compulsorily under Indian Registration Act,1908 otherwise the proper legal title will not pass on to the purchaser/transferee i.e. the title will be defective if registration is not done.

In what languages should the document be written so that it can be registered in Pune?

It should be normally be written in English, Marathi and Hindi only.

After how long is the document given for registration returned?

Documents lodged for registration prior to October 1, 1995 are sent to Pune, after it is indexed, for microfilming and only then it is returned to the party, which may take a few years. All the documents lodged for registration on or from October 1, 1995 are returned to the party within a few days of indexing the same because only the photocopy is sent to Pune for microfilming. After February 1, 2002 when the registration process was computerized, normally the documents have been returned within half an hour.

Why does it take so long time for documents to be returned in old cases?

The above mentioned procedure is one of the reasons but the major reasons due to which the document remained pending at the office of sub-registrar and not being indexed and not returned to the Owner are as follows:-

• Stamp Duty was not paid according to the “Market Value”.

• Income Tax Clearance certificate U/s 230 was not attached where required (See Note (i) below).

• N.O.C. of Appropriate Authority in Form 37-1 was not attached where required. (See Note (ii) below).

• N.O.C. under Urban Land Ceiling Act was not attached where required.

• Certain parties to the Agreement had not admitted execution in front of the Sub-Registrar

The above deficiencies were always pointed out at the time of registration by way of remark (such as MV, 230A, 37-1, NOC, ADM) on the registration receipt itself but due to ignorance, owners have never cared to clear them and hence documents which do not have deficiencies mentioned in the points mentioned above. However deficiency relating to non-admission is tolerated and the document is accepted and kept pending for admission only.


(i) Income tax clearance certificate under Section 230A of Income Tax Act, 1961is now not required from 01-06-2001 even for documents accepted for registration before 01-06-2001 as requirement for such certificate was on the day of registration receipt itself but due to ignorance and a document was considered to be registered on the day it is Indexed and if it is not indexed until now no Income Tax Clearance certificate is required even for old cases.

(ii) N.D.C. of Appropriate Authority in Form 37-1 is also not required from 01-07-2002. As above NOC is now obtainable this is applicable even for old cases

If any person who has executed the document is unable to come to sub- registrar’s office on medical grounds, then what should he do?

In case a person is unable to attend the office of the sub-registrar on medical grounds, then he should apply to the sub-registrar through a duly authorized representative stating the fact. The sub-registrar is bound to visit such person after office hours i.e. morning 9.00 a.m. to 10.00 a.m. and in the evening 5.00pm to 6.00 pm. That person shall admit in execution in presence of that sub- registrar, affix his photograph and sign and put his thumb impression on the document. The sub-registrar will take the document with him and complete all the formalities and process of registration.

How does one get the document registered at the sub-registrar’s office?

1. Bring the complete document along with other documents above.

2. Submit the document along with input form at the token window and get the token number.

3. Wait till the token number is announced.

4. On token number being announced, all parties to the document must present themselves before the sub-registrar to admit execution of the document, photographed, thumb impression and signature taken on additional sheet of paper in presence of sub-registrar.

5. Pay the required registration fees and computer service charges in cash as per the receipt (Computer service charges are @ Rs.20 per page)

6. The document will be returned within 30 minutes of getting the receipt

7. Please deal only with Officers and staff of the Registration Department who always display government identity card with Government Seal.

List of Sub Registrar Offices in Pune:

Click Here to view documentation

Haveli 1 :
Address: 270 Bhamburda, Shatimahaman Building, Senapati Bapat Road, Pune 411016.
Tel. : (020) 25671308
Areas Covered: Baner, Balewadi, Pashan, Kothrud.

Haveli 2 :
Address: Grampanchayat, Kadamvak Wasti, Pune-Solapur Road, Taluka Haveli, Pune.
Tel. : (020) 26913249.
Areas Covered: Urlikanchan, Shindvan, Valti, Khamgaontek, Bhavarpur, Koregaon, Mul Naigaon, Alandi Mahatobacchi, Tarde, Loni, Kalbhor, Theur, Ashtapur, Hingane, Sandas, Kunjirwadi.

Haveli 3 : 
Address: S. No. 65, Ajinkya Co-op Hsg. Society, Opp. Trimurti Hospital, Wadgaon Budruk, Pune 411014.
Areas Covered: Dhankawadi, Ambegaon Budruk, Ambegaon Khurd, Ghujarniwad, Bhilarewadi, Mangadewadi, Shindewadi, Khed Shivapur, Shivapur, Ramnagar, Sanasnagar, Tanajinagar, Kondhanpur, Arvi, Rahatwade, Kalyan, Katraj, Avsarenagar.

Haveli 4 :
Address: C. T. S. No. 27/2, C,15th August Chowk, Somwar Peth, Pune 411011.
Areas Covered : Bibwewadi, Gultekdi, Guruwar Peth, Ganj Peth, Ghorpadi Peth, Ganesh Peth, Nana Peth, Bhavani Peth.

Haveli 5 :
Address: C. T. S. No. 27/2, C,15th August Chowk, Somwar Peth, Pune 411011.
Areas Covered: Pune Camp, Rasta Peth, Wanwadi, Somwar Peth, Ghorpadi.

Haveli 6 :
Address: S. No. 54, Chandra Heights, Badhenagar, New Hissa No. 15/1, Opp. Khadi Machine, Kondhwa Budruk, Pune 411048.
Areas Covered: Pisoli, Undri, Mohammedbadi, Autade, Handewadi, Khadki, Urli Devachi, Yewlewadi, Kondhwa Budruk, Kondhwa Khurd, Holkarwadi, Shewalwadi.

Haveli 7 :
Address: Flat No. 49, Ideal Park, Ideal Colony, Kothrud, Pune 411038.
Areas Covered: Ahire, Agalambe, Bahuli, Kohdhew Dhawade, Kondhwe Kopre, Kudje, Mandhawi Budruk, Mandhawi Khurd, Shivane, Sangrun, Varje, Erandwana, Hingane Budruk.

Haveli 8 :
Address: Pimpri-Chinchwad Navnagar, Vikas Pradhikaran, Purnanagar, Chinchwad, Kudrewadi Road, Chikhli, Pune
Areas Covered: Chinchwad, Akurdi, Mamurdi, Nigdi, Dehugaon Camp, Marinagar, Rinhal, Chincholi, Vithalnagar, Kivale, Rawet, Rahatani, Kalewadi.

Haveli 9 :
Address: Pimpri-Chinchwad Navnagar, Vikas Pradhikaran, Purnanagar, Chinchwad, Kudewadi Road, Chikhli, Pune
Areas Covered: Kalas, Khadki Camp, Chikhli, Charoli Budruk, Talwade, Dapodi, Dighi, Dudulgaon, Bopodi, Bopkhel, Borawadi, Moshi, Nirgudi, Vadgaon Shinde.

Haveli 10 :
Address: S. No. 65, Ajinkya Co-operative Hsg. Soc., Opp. Trimurti Hospital, Vadgaon Budruk, Pune 411041.
Areas Covered: Hingane Khurd, Vadgaon Budruk, Vadgaon Khurd, Nanded, Nandoshi, Narhe, Dhayri, Kirketwadi, Gorhe Budruk, Donje, Gorhe Khurd, Khanapur, Mathalwadi, Sambarewadi, Thoptewadi, Ghera Sinhagad, Vardade Vaswewadi, Khamgaon Mawal, Jambhali, Jhambulwadi, Kholewadi, Ambi, Morewadi, Sonapur, Aatkarwadi, Malkhed, Khadakvasla, Gogalwadi Gaudara, Manerwadi (and remaining parts of Haveli and Taluka Villages).

Click Here to view documentation

1. Inspector General of Registration, Pune 
Address: New Administrative Building, Opp. Council Hall, Pune-411001
Tel.: (20) 26128417

2. Government Photo Registry Office, Pune
Address: 5 Finance Road, Pune-1
Tel.: (20) 26126845

3. Deputy Inspector General of Registration 
Address: 5 Finance Road, Pune-1
Tel.: (20) 26119438

4. Joint District Registrar, Pune 
Address: Pushpa Heights, 2nd Floor, Bibewadi Corners, Pune-37
Tel.: (20) 24216333

5. Joint Sub-registrar Haveli-1 
Address: Mamledar Kacheri Compound, Khadakmal, Shukrawar Peth, Pune-2
Tel.: (20)24470689
Areas Covered: Parvati, Sadashiv Peth, Navi Peth, Shukrawar Peth, Narayan Peth, Shaniwar Peth, Budhwar Peth.

6. Joint Sub-registrar Haveli-2 
Address: Pushpa Mangal Building, 2nd Floor, Bibwewadi Corners, Pune-37 Pune
Tel. : (20) 24214373 / 24216233
Areas Covered: Shivajinagar, Aundh, Kasba Peth, Mangalwar Peth, Raviwar Peth.

7. Joint Sub-registrar Haveli-3 
Address: Magarpatta, Mega center, Hadpasar, Pune 28
Tel.: (20) 26990636

8. Joint Sub-registrar Haveli-4 
Address: Ishana 2 , srno. 77 /2 Poud Road Kothrud Pune 38
Tel.: (20) 25285436

9. Joint Sub-registrar Haveli-5 
Address: Primiar PlaZa, Near Cosmos Bank, Pune Mumbai Road Chichwad Pune-19
Tel.: (20) 25126526

10. Joint Sub-registrar Haveli-6 
Address: Jiyaji Mention. Pune Solapur Road Gadital, Post office Building Hadpsar, Pune 411028.
Areas Covered: Hadapsar, Fursungi, Manjiri Budruk, Manjiri Khurd, Mundhwa.

11. Joint Sub-registrar Haveli-7 
Address: Pathare / Pawar Complex, Chandannagar, Pune Nagar Road, Pune 411014.
Tel. : (20) 27012404/ 27012350
Areas Covered: Lonikand, Vadukhurd, Bakori, Phulgaon, Tulapur, Madvadi, Pherne, Dhongargaon, Pimpri Sandas, Burkhegaon, Wade Bholie, Shevri, Sheriswadi, Kolewadi, Sasthe Kharadi, Wagholi, Khesnand, Wadgaon Sheri.

12. Joint Sub-registrar Haveli-8 
Address: Sonai building,Kasturba Society, Tingrenagar Road, Vishrantwadi, Pune-15
Tel.: (20) 26696766
Areas Covered: Dhanorie, Yerwada, Lohegaon.

13. Joint Sub-registrar Haveli-9 
Address: Samarth Sunaco hight, srno 28, chaitanya nagar near Bharati Hospital Pune 43
Tel.: (20) 24317054

14. Joint Sub-registrar Haveli-10
Address: Srno. 27/2, k- 15, Jadhv Building, 15 Aug chowk , Pune 11
Tel.: (20) 26127260

15. Joint Sub-registrar Haveli-11 
Address: Sidhivinayak keshar, Narpat giri chowk, Somwar Peth , Pune 11

16. Joint Sub-registrar Haveli-12 
Address: Maruti Complex, above Kondwa Budruk Telephone Exchange, Kondhwa Budruk Pune 48
Tel.: (20) 26934387

17. Joint Sub-registrar Haveli-13 
Address: kakde complex, kakde city, Hingne Karve Nagar Pune 52

18. Joint Sub-registrar Haveli-14 
Address: Pimpri Chinchwad Navnagar Vikas Pradhikaran wing B,First Floor Purna nagar Chikhalu Kudalwadi Road,chikhali Ta. Haveli Pune
Tel.: (20) 27440414

19. Joint Sub-registrar Haveli-15 
Address: M/s. Sriram Construction,Sriram Bhavan Balewadi phata Baner ,Pune 45

20. Joint Sub-registrar Haveli-16 
Address: Kalambe complex First floor Near Niranjan Park,Upper in Vishwevar Co-oprative Bank Sinhagad Road , Pune 53
Tel.: (20) 24394682

21. Joint Sub-registrar Haveli-17 
Address: Primiar Plaza, Near Cosmofank, Pune Mumbai Road Chichwad Pune-19
Tel.: (20) 27440415

22. Joint Sub-registrar Haveli-18 
Address: Pimpri Chinchwad Navnagar Vikas Pradhikaran wing B,First Floor Purna nagar Chikhali Kudalwadi Road,chikhali Tal. Haveli Pune.
Areas Covered: Pimpri Camp, Bhosari, Sanghvi, Pimple Gurav, Pimple Nilakh, Pimple Saudagar.

23. Joint Sub-registrar Haveli-19 
Address: Shivrangan Complex, Someshwar wadi pashan, Govind Mangal Garden, Pune

24. Joint Sub-registrar Haveli-20 
Address: Beldare Patil Chowk, Bekdare Building, Datt Nagar Ambegaon Budruk. Pune

25. Marriage Officer 
Address: Near treasury Pune office, Lahoti shade canteen, colector compound Pune
Tel.: (20) 26121016

Pune Rural:

26. Joint District Registrar Pune Rural 
Address: Pushpa Mangal, 2nd Floor, Bibewadi Corners, Pune-37 Pune Rural
Tel.: (20)24216233

27. Sub-Registrar, Baramati 
Address: Tahsil Compound, Baramati District Pune Pune Rural
Tel.: (20) 227675

28. Sub-Registrar, Bhor 
Address: Tahsil Compound Taluka Bhor, District Pune Pune Rural
Tel.: (20) 222855

29. Sub-Registrar, Purandhar 
Address: Tahsil Compound Post Saswad, Taluka Purandhar, District Pune Pune Rural
Tel.:(20) 22331

30. Sub-Registrar, Mawal 
Address: M.Post Wadgaon, District Wadgaon Mawal Pune Rural
Tel.: (20) 22440

31. Sub-Registrar, Mulshi (Paud) 
Address: Tahsil Compound Tahsil Office, Taluka Mulshi Pune Rural
Tel.: (20) 2943133

32. Sub-Registrar, Ambegaon 
Address: Tahsil Compound Post Ghodegaon, Taluka Ambegaon, District Pune Pune Rural
Tel.: (20) 244510

33. Sub-Registrar, Indapur 
Address: Tahsil Compound Indapur Dist Pune Pune Rural
Tel.: (20) 225366

34. Sub-Registrar, Shirur 
Address: Tahsil Compound Post Taluka Shirur, District Pune Pune Rural
Tel.: (20) 222147

35. Sub-Registrar, Junnar 
Address: Tahsil Compound Junnar Pune Rural
Tel.: (20) 224288

36. Sub-Registrar, Daund 
Address: Tahsil Compound, Daund Pune Rural
Tel.: (20) 267041

37. Sub-Registrar, Khed 
Address: Tahsil Compound Post Rajgurunagar, Taluka Khed, District Pune Pune Rural
Tel.: (20) 226262

38. Sub-Registrar, Narayangaon 
Address: Tahsil Compound Post Narayangoan, District Pune Pune Rural
Tel.: (20) 245333

39. Sub-Registrar, Velha 
Address: Tehsil Office Aavar, Taluka Velhe, District Pune Rural
Tel.: (20) 262342.
Areas Covered : Taluka Velhe.

40. Sub-Registrar, Kedgaon 
Address: Post Kedgaon, Taluka Daund , District Pune Pune Rural.