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How Land Is Registered In India?

Land registration is a process through which ownership is established over a piece of land. It helps maintain a formal record of ownership of a concerned land, mainly with the government agency to protect the land and its ownership from unlawful disposition.

Each has a separate set of rules, forms, and charges for registering land in that state. Though the charges may differ in each state, the registration process is almost the same across the country. Let us discuss the fundamental steps for land registration in India.

How To Register Land In India: The Basic Steps?

1. Visit the sub-registrar office: The first step is to visit the concerned sub-registrar office to check the authenticity of the land. You need to review details about the location of the property and the time required to finish this process. 

2. Re-check documents: In this process, you need to re-check your land-related documents with the help of a hired lawyer. He can charge you between 18,000 to 21,000 thousand and a maximum time frame of 7 working days. However, it completely depends on the number of legal litigations the proposed land carries.

3. Stamp duty charges: Once you get assurance from your lawyer regarding the authenticity of the land, it’s time to pay the stamp duty on the final sale deed. You have to deposit the entire stamp duty charges in the bank. The stamp duty charges are calculated as 5% of the entire value of the land or property. 

4. Final sale deed: In this step, you have to produce all the verified documents related to the real estate transactions between you and the supplier of the land. You have to pay all the fees and other payables at the sub-registrar office, which can be calculated as approximately 30,000 rupees in addition to the amount you pay for scrutinising the sale deed. 

5. Mutation of the land title: This can be considered the last step to enable land registration in India. Here you need to visit the local municipality office to do a mutation of the land title. It takes about a month, and you need to pay around 300 rupees to the land department of the municipality for the land survey. 

Every individual state in India handled the land registration process according to their respective land and Online land Registration authorities.

Registration of Land Online in India:

In India has been introduced under the Land Registration Act of 2002. It provides loads of benefits to the Indian citizens, the government, as well as to municipal authorities.

It minimises, to a reasonable extent, the usage of tedious and lengthy paperwork. At the same time, it enables to do minor rectifications of the documents with the option of editing documents online. Furthermore, it helps to track all lands properly just by simply clicking a button on the online registration system. This also gives an error-free data system and brings more transparency to the valuation of the land and property. 

With the booming technology, the government is encouraging the online registration of land in India. So far, Bihar and Odisha governments have started offering a web portal to register a transaction related to land and property.

For the first time, three united territories, such as Chandigarh, Andaman and Nicobar Islands, Dadra & Nagar Haveli, and Daman & Diu, have made their circle rate available on their web portal. In addition, four states, Bihar, Delhi, Himachal Pradesh, and Punjab, have introduced online payment facilities for paying fees and duties.

To encourage digitisation of the land records, the government of India has introduced New Land Records and Services Index (N-LRSI). It helps measure the performances of all the states and UTs in digitising their land records. With the help of this index, each state can understand its position in providing digitised land records and other related services, along with the steps to be taken for improved performance.

Process of Online Registration in India

Many states have websites where you can register your property online. You need to register as a user on these websites to generate your unique login ID and password. Once you are done with this step, then you need to add the following details:

  • Execution date.
  • Sale deed.
  • Party number.
  • Document registration.
  • Identifications details of the buyers and the witnesses.
  • Photographs of both the parties involved.
  • Authorisation letter in case the party represents someone else.
  • Copy of resolution, authorising letter if the party is a company.
  • Property card.
  • Payment acknowledgement of stamp duty.
  • Registration charges.

First step-Application: You need to fill in the required information mentioned on the website for creating a draft.

Second step- Printing: It involves printing the draft on stamp paper signed by the parties involved. 

Third step-Approval: Though the online property registration website handles any query raised by the office and the register with the particularly concerned departments, still to get the approved land registration documents, the presence of all the parties involved at the Sub-Registrar office is mandatory.

Documents Required For Online Registration:

At the time of purchasing the e-stamp paper, you have to show the following list of documents to the sub-registrar:

  • Description of the property, including the location and pin code number.
  • Type of property – agricultural, plot, or flat.
  • Mode of ownership such as gift or lease.
  • Details of the owners, including names, occupations, etc.
  • Proof of property like title deed, attorney power.


It is advised for any ordinary citizen to complete all the procedures of land registration online: and offline, under the guidance of a reliable lawyer. It is always better to avoid the involvement of any third party in this process, which can be a potential fraud against your property.

Vakilsearch always comes with all kinds of legal help for its followers. With the help of our blog posts, anyone can understand different types of complicated legal procedures easily. For any further details, please log in to our website

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