Registration is not optional. It is the moment you become the legal owner.
You can sign an agreement. You can receive physical possession. You can live in the property for years. But if the sale deed is not registered in your name at the sub-registrar’s office, you do not legally own the property.
This guide walks through the entire registration process in Pune step-by-step: what documents you need, where to go, what to expect, costs, timelines, and how to verify the registration afterward.
Why registration matters
Without registration, you have:
- No legal proof of ownership
- No protection if seller claims fraud
- No recourse if another buyer claims ownership
- Problems with home loans, resale, inheritance
- Risk of seizure if property is disputed in court
With registration, you have:
- Legal proof of ownership recorded at sub-registrar
- Protection against fraudulent claims
- Right to mortgage the property
- Clean title for future resale
- Clear inheritance rights for family
Pre-registration checklist (before you visit sub-registrar office)
Documents ready:
- Signed sale deed (prepared by lawyer, with all pages)
- Original agreement to sell (if applicable)
- 7/12 or property card (latest copy from Mahabhulekh)
- Encumbrance certificate
- Building completion/occupancy certificate (OC)
- No objection certificate from society (if applicable)
- Stamp duty payment receipt (most important)[web:82][web:85]
- Buyer’s identity: Aadhaar, PAN, address proof
- Seller’s identity: Aadhaar, PAN, address proof
- Power of attorney (if either party not present)
- Bank NOC (if property was mortgaged)
What NOT to overlook:
- Stamp duty MUST be paid before registration (no registration without it)
- If any party is NRI: additional documents required (passport, visa)
- If any party is minor: court order / guardianship papers needed
- Multiple owners: all must sign or provide POA
Read more: “Essential Property Documents in Pune: Title Deed, Registry, and Verification Checklist” for what each document is.
STEP 1: Calculate and pay stamp duty (3-5 days before registration)
What it is: Tax paid to the state government at the time of property transfer.
Amount: Depends on property value, property type, buyer’s gender (special rates in Maharashtra for women buyers)[web:82][web:85][web:101].
Current Pune stamp duty rates (2025):
For residential properties:
- Male buyer, solo: Typically 5-7% of property value + metro cess (in PMC/PCMC areas)
- Female buyer (single): 4-5% (₹1 rebate in some cases)
- Joint buyers (any gender): 5-7%
- Non-metro areas (outside PMC/PCMC): 4-6%
Example for ₹60L flat in PMC area:
- Base stamp duty: ₹3L (5%)
- Metro cess: ₹18K (6% of stamp duty)
- Total: ₹3.18L
Where to pay:
- Online via IGR Maharashtra GRAS portal[web:90]
- Authorized banks (listed on IGR website)
- State Treasury office (offline)
How to pay:
- Download challan from IGR or bank
- Pay at authorized bank or online
- Get receipt (essential for registration)
- Receipt shows paid amount and date
Important notes:
- Payment must be before registration date
- Property value on stamp duty should match sale deed
- Underpayment can delay registration (never undervalue to save tax)
- Keep receipt safe; will need at sub-registrar
Reference: See “Stamp Duty and Registration Charges in Pune: Complete Tax Calculation Guide” for detailed calculation formulas.
STEP 2: Book appointment at sub-registrar office (online, instant)
What it is: Most Pune sub-registrars now use online appointment system.
Where: IGR Maharashtra website, “e-step-in” portal[web:90]
How:
- Go to IGR Maharashtra website
- Select “e-step-in” or “online appointment booking”
- Choose your sub-registrar office (based on property location)
- Select date and time (typically 2-5 days wait)
- Get appointment confirmation (print and keep)
Sub-registrar offices in Pune:
- PMC area (city center): SRO City Center
- East Pune: SRO Kondhwa, Viman Nagar
- West Pune: SRO Pimpri-Chinchwad
- Surroundings: SRO for respective talatha (Haveli, Maval, etc.)
Note: Office location is determined by property location, not buyer’s residence.
STEP 3: Prepare sale deed and documents (2-3 days before registration)
Sale deed preparation:
- Lawyer drafts sale deed based on agreement and property details
- Deed must follow specific format per Registration Act
- All pages must be signed by buyer and seller
- Must have 2 witnesses (not related to buyer/seller)
- Witnesses must have ID proof and address proof
What lawyer will include:
- Full description of property (survey no., area, boundaries)
- Statement of consideration (purchase price)
- Statement that full payment received
- Statement that seller has absolute title
- Buyer’s name, address, PAN, Aadhaar
- Seller’s name, address, PAN, Aadhaar
- Witness names, addresses, signatures
Before signing:
- Review deed line by line
- Ensure all names spelled correctly
- Ensure property description matches 7/12 and agreement
- Ensure consideration amount is correct
- Do not sign blank spaces or unstamped pages
Stamping:
- Deed is printed on stamp paper (value = stamp duty amount you paid)
- Stamp paper cost is in addition to stamp duty
- Lawyer arranges stamp paper (cost: typically ₹100-200)
STEP 4: Visit sub-registrar office on appointed date
What to bring:
- Signed and stamped sale deed (original)
- All supporting documents (originals or certified copies)
- Stamp duty payment receipt
- Appointment confirmation
- Identity proofs (Aadhaar, PAN)
- Recent address proof (utility bill, bank statement)
What happens:
- Registration office staff verify all documents against appointment
- Data entry operator enters property details into system
- Verification of signatures by registrar (may ask questions)
- Payment of registration fee (1% of property value, with cap)[web:101]
- Stamping of documents (date, time, registration number)
- Issue of receipt with registration number
Timeline at office: Typically 2-3 hours if all documents correct.
Important points:
- Both buyer and seller should be present (or valid POA)
- If POA: original POA must be with seller’s registered stamp / notarised
- Witnesses may be asked to confirm (some offices)
- Do not leave office without receipt
Red flags during registration:
- Office asks for additional documents (indicates concerns)
- Registration number delayed (normally issued same day)
- Receipt shows different amount than what you paid
STEP 5: Registration fee payment
Current registration fee structure (Maharashtra):
- 1% of property value (standard)
- Capped at ₹30,000 (for properties above ₹30L)
- Different for females (some concessions available, verify current)
Example:
- Property value: ₹60L
- Registration fee: ₹60,000 (1% of ₹60L)
- But cap of ₹30,000 applies in many cases (verify current rules)
Payment: Done on the spot at registration office (can pay by cash, check, or demand draft).
STEP 6: Collect registered deed and Index II (2-5 days later)
Timing:
- Same-day copy: Office provides photocopy of registered deed with stamp same day
- Original deed: Available after 2-5 days (when original is index and scanned)
How to collect:
- Go to office with receipt
- Provide registration number
- Collect:
- Original deed (with registration stamp)
- Certified copy (for records)
- Receipt (for future reference)
Verification online:
After 5-7 days, Index II entry will appear online at IGR portal[web:90].
Verify Index II includes:
- Correct property description
- Buyer’s name
- Consideration amount
- Registration date and number
- No errors or discrepancies
If errors found: Alert sub-registrar immediately (corrections must be made within a certain period).
STEP 7: Update with PMC/PCMC property tax records (optional but recommended)
After registration, update property tax records with PMC/PCMC so that:
- Your name appears as owner on tax receipts
- Future tax bills come to you
- Utility authorities recognize your ownership
How:
- Visit PMC/PCMC property tax office
- Submit:
- Original registered deed
- Stamped photographs
- Identity proof
- File transfer application
- Typically processed within 2-3 weeks
Benefits:
- Utility bills (water, electricity) automatically in your name
- Property tax receipts show your name
- Important for future resale proof
STEP 8: Society/project level registration (for flats only) (1-2 weeks)
If property is in a society or gated community:
- Submit registered deed to society office
- Society updates share certificate in your name
- Society issues no-objection certificate
- Maintenance charges now payable by you
Timeline: Typically 1-2 weeks
Important: Do not miss this step; future resale or home loan requires updated share certificate.
Registration timeline overview
| Step | Duration | Critical |
|---|---|---|
| 1. Stamp duty payment | 3-5 days | Yes |
| 2. Book appointment | Instant | Yes |
| 3. Deed preparation | 2-3 days | Yes |
| 4. Registration visit | 2-3 hours | Yes |
| 5. Fee payment | Same day | Yes |
| 6. Collect documents | 2-5 days | Yes |
| 7. Update PMC/PCMC | 2-3 weeks | Recommended |
| 8. Society update | 1-2 weeks | (if applicable) |
| Total process | 10-20 days | Plan accordingly |
Common registration delays and how to avoid them
Document error (1-2 weeks delay):
- Misspelled name, missing survey number, wrong area
- Avoid: Review deed line-by-line before signing
Underpaid stamp duty (1-2 weeks delay):
- Stamp duty amount less than required
- Avoid: Pay exact amount; do not undervalue property
Missing bank NOC (if mortgaged property) (1-2 weeks delay):
- Bank has not released mortgage
- Avoid: Get NOC before visiting registrar
Multiple owners not all present:
- All owners must sign or give valid POA
- Avoid: Plan ahead; get all signatures/POA ready
Sub-registrar office backlog:
- High volume of applications (common in Pune)
- Avoid: Book appointment early; follow up weekly
What to do after registration
- Store original deed safely (locker or safe)
- Keep certified copies with bank (for home loan)
- Update all utility accounts with new owner name
- Update home insurance policy
- For investment property: Ensure tenancy details updated
- For self-occupied: Change electricity/water bills to your name
- Inform employer (if relevant for address proof)
Internal Links:
- “How to Buy Property in Pune: Your Essential Step-by-Step Guide”
- “Essential Property Documents in Pune: Title Deed, Registry, and Verification Checklist”
- “Property Verification Process in Pune: Complete 10-Point Checklist Before Buying”
- “Stamp Duty and Registration Charges in Pune: Complete Tax Calculation Guide”
- “Understanding the Law on Property Purchases in Pune: A Comprehensive Guide for Buyers”
- “A Guide to Understanding Property Taxes in Pune: Types, Calculations, And Payment Processes”
External Authority Links:
- IGR Maharashtra – Online registration and e-step-in portal[web:90]
- Mahabhulekh.gov.in – Property records and 7/12 verification[web:87][web:93][web:99]
- Housing / NoBroker registration process guide[web:89][web:101]
