The registration of a sale deed at the Sub-Registrar's office is the final, legally decisive step in any property purchase in Bangalore. Many buyers are uncertain about what to expect on the registration day. This guide covers the complete process.
Which Sub-Registrar Office?
Registration must be done at the Sub-Registrar office that has jurisdiction over the area where the property is located. For example, a property in Whitefield falls under the Whitefield Sub-Registrar office. Properties in Jayanagar fall under the relevant Sub-Registrar office for that area. The jurisdiction is based on property location , not where the buyer or seller lives.
A list of Sub-Registrar offices and their jurisdictions in Karnataka is available on the Kaveri Online Services portal (kaverionline.karnataka.gov.in).
Step 1: Book an Appointment
Karnataka has an appointment-based registration system through the Kaveri Online portal. Before visiting, book a slot for property registration online. Walk-in registrations without appointments may not be accepted or may face significant delays.
Step 2: Prepare the Sale Deed
The Sale Deed must be drafted on non-judicial stamp paper of the required denomination (based on the stamp duty applicable). Alternatively, it can be franked or e-stamped. The deed should be typed (not handwritten) and checked for accuracy by both parties' lawyers before the registration date.
Key things in the sale deed to verify: correct survey number, property description, sale consideration (should match the actual price), UDS (for apartments), and recitals of title history. See: how to read a sale deed in Karnataka.
Step 3: Documents to Carry on Registration Day
- Original Sale Deed (on stamp paper / e-stamp)
- Identity proof of buyer, seller, and two witnesses (Aadhaar card is the standard)
- Two passport-size photographs each of buyer, seller, and witnesses
- PAN card of buyer and seller (mandatory for transactions above ₹10 lakhs)
- Demand Draft or cash for registration fee (if not paid online)
- Form 60 (if PAN is not available for either party)
- Property tax receipt (latest)
- Power of Attorney if either party is acting through an attorney
Step 4: At the Sub-Registrar Office
- Report at your appointed time. Your appointment number will be called.
- Documents are submitted for scrutiny by the Sub-Registrar staff.
- Both buyer and seller appear before the Sub-Registrar and confirm their identities (biometric verification , fingerprint scan is now standard in Karnataka).
- The Sub-Registrar witnesses the execution of the sale deed.
- The document is scanned and registered. A registration number and date are assigned.
- You will receive an acknowledgement. The registered document is typically available for collection within 2–7 days (or can be downloaded from Kaveri Online).
What If a Party Cannot Appear Personally?
If the seller (or buyer) cannot appear in person , as is common for NRIs or seriously ill parties , a valid, registered Power of Attorney holder can appear on their behalf. The PoA must specifically authorise the registration of the property in question.
After Registration: What Next?
After registration, you must apply for Khata transfer at BBMP. See the complete guide: Khata transfer after property purchase in Bangalore. Also update the Revenue mutation (RTC) if applicable. These post-registration steps are essential to complete the full legal transfer of ownership.