Registration Made Easy

Registration Made Easy:User Manual


The public data entry module consists of the provisions of Document preparation, Data Entry, Online payment and Slot Booking facilities i.e., tentative time of visiting the office for registration to the registering public. This enables the registering public to provide/enter the details of information for the required document before it is presented for registration before the concerned Sub-Registrar.

The registering public can utilize this facility to provide accurate details so that proper indexes are created, thereby leading to creation of correct encumbrances on the properties.

In the public data entry module, some fields are mandatory and some fields are optional.

The public data entry module consists of three types of inputs: 

  • Inputs to be entered by the citizen.
  • Inputs to be selected by the citizen from the master database, which are given in the form of List of Values(LOVs).
  • Inputs generated through programming and formulas, incorporated in the Module.
  • These inputs after system validations shall fit in the base script of the document which is the skeletal structure inserted into the programme of document writing module.
  • The final output of the document is the combination of all inputs orderly inserted in the skeletal structure of the document.   

Advantages in the Public Data Entry Module:

  • Data entry of name, address etc by the Registering public is made simple.
  • In thepresent system the data entry operator extracts and interprets the description of property written in the document, to suit the system requirement which is often leading to inconsistent market values and thereby inconsistent duty payments.
  • In the new module instead of using different notions in the description of schedule of the property, the registering public shall follow the standard pattern for identification of property through the system controls, as the property description is systematized in the new module.
  • In the new module the regular terms and conditions used in the recitals of the document are standardized.
  • The provision for entry of additional terms and conditions among the parties is provided in the new module.
  • This choice is given to the citizen as the freedom of expression cannot be curtailed andfurther the transfer of property needs to be effected as per his choice.
  • Due to the entry of additional terms and conditions in the recitals of the document, if the classification of the document changes the burden of change in the duties has to be borne by the citizen.
  • The scrutiny of the recitals of the document is the responsibility of the Sub Registrar.
  • Note : Document generation is optional. The citizen may use this as a model or he can modify it or he can create document on his own accord. There is a provision in the document preparation for the citizen for writing additional covenants.

CHAPTER - 2Steps to follow before buying a property
1- Checking the Encumbrances on the property from department Website:

  • A buyer needs to check for any encumbrances on property before buying, as any encumbrance i.e., any outstanding mortgage, lien on property, property tax dues etc,.
  • The Department is providing history of transactions on property as well as the copy of the registered document free of cost through the web portal “”.
  • The history of transactions which is provided by the Department facilitates the citizen to check for all the chain of documents which specify when and how the property has been transferred from one owner to another.
  • A buyer has to verify the link documents and the encumbrance certificate over the property before purchase of the property as there is a provision to create / charge in the Indian stamp act, 1899 over the property when there is involvement of payment of deficit duty to the government and present owner of the property is responsible for payment of such duty to the Government.

2 -Checking the Title of the property through Webland:

  • Before purchase of the property, the title verification is essential. As per Indian Contract Act, 1872 and Transfer of property Act, 1882 no person can pass a better title or right over the property than what he already possess.
  • For agriculture lands, ROR(IB) and Adangal can be verified from the meebhoomi website and see whether the land being transferred is existing in the name of the transferor or not and can be used as supporting documents to the Title deed.
  • The Assessment Register entry is important in case of house, flat and plot in panchayat or Municipal records. After entry in the Assessment register only any person can get the mutation document which is a title deed in case of urban properties.
  • Further it is also important to see the mode of acquisition of the property by the seller. The seller might have acquired either by purchase, inheritance, by will, partition, release, gift, settlement or by grant and it is important to see the source of the title and the related document.
  • Sometimes the source of document may be from power of attorneys. In such cases it has to be thoroughly scrutinized about the power of the agent who should not only possess the power to sell the property but also that the power is validly executed and should not be revoked and the principle should be alive at the time of registration by the agent.

3-Checking the prohibitory list of properties from

  • The Section 22A of Registration Act 1908 prohibits transfer of certain category of lands. The list of prohibited properties prepared by the Competent Authorities is provided in the Registration Department website for verification by the citizens.
  • It is important to find out whether the land intended to buy falls in any of the prohibited categories or not and it is better not to come to any conclusion just basing on the classification of lands in the entries of pahani or Adangal.
  • Further sometimes there may be certain claims and disputes on the land intended to be purchased. It is important to note that certain investigating agencies or courts will also attach properties and the buyer should be careful in dealing with those properties.

4- Market Value and Duty Fee payments:

  • A ready reckoner of the Market value Guideline values along with the option for assessment of stamp duty and fee is provided through Duty Fee Calculator in the department website.
  • The citizen has to know that the duties have to be paid on the consideration or guideline value or party declared value of the property whichever is higher.
  • The citizen can avail the facility of online payment of the duties through the web link provided in the web portal of the Department.

CHAPTER-3 :Preparation of document:

After ensuring that there are no encumbrances on the property, on verification of title, verification of prohibited properties list and on assessing the market value and the duties to be paid, the buyer may go for preparation of document for registration with the following components.

Name of the deed: The naming of the deed or document depends on how the recital in the document transfers the ownership of the property or the transfer of the title.

Parties to the sale deed: A deed must start with clear description of the parties with their names, age and addresses and must be competent to enter into a contract and must be duly signed and executed with bona-fide intention.

Property:The property of the sale deed should be described properly as per Section 21 of Registration Act to sufficiently identify it to know the exact location where the property is situated. It should include its identification number, area, structure details if any and boundaries with measurements to the property.

Sale consideration: The amount agreed between the buyer and seller must be included in the sale consideration clause. This is the amount that the buyer agrees to pay to the seller during the sale deed execution. The sale amount should be stated clearly on the deed, as it was agreed upon. The mode of payment namely through cheque, cash or DD, RTGS/NEFT must be mentioned along with the consent of the seller to accept it in the form. If any advance payment is made to the seller, then it should be mentioned in the sale deed clearly. The remaining amount payable must also be written in the document.

Terms and conditions of transferring the title:

Transferring of the Title The sale deed should mention when the property title shall be transferred to the buyer. Once the title has been transferred, all related rights shall pass onto the buyer.

Possession Delivery A clause in the sale deed must bear the information that the possession of the property shall be transferred to the buyer by the seller after completion of the registration process. The sale deed should state the actual date of delivery of possession.

Indemnity Provision This clause should state that the seller should clear all statutory charges such as electricity bill, property tax, water bills, maintenance charges and all other dues prior to the sale deed execution.

Default Clause Sale deed should ideally bear a clause that if there is any default on the part of the buyer or seller, and then the party defaulting shall have to pay a penalty to the non-offending party so that the execution of the sale deed is not affected.

Execution: Once the sale deed is prepared all parties of the deed shall execute it by affixing their thumb impressions or full signatures. Each page should be signed. Any erasure, alteration, addition or deletion has to be authenticated by full signature of the parties. Execution of the sale deed requires to be witnessed by two attesting witnesses. The witnesses shall give their full particulars and addresses and to be authenticated by their full signatures. Registration: As per the provisions of Section 17 of the Registration Act 1908, a tangible immovable property is compulsorily registerable if the value of such property exceeds rupees 100/-. The deed after the execution must be presented before the jurisdictional sub registrar within four months from the date of execution. For the registration to be done, both the parties should be present in person or through their duly authorized representatives.All the duties have to be paid by the purchaser for getting the registration done.

Index:Citizen Interface
Step 1 : How to initiate the document preparation process
Step 2: How to add the parties to the Document
Step 3: How to add Schedule of the property and pay the duties
Step 4: How to add terms and conditions among the parties
Step 5:How to finish the document.
Step 6: How to book a slot for registration i.e., tentative time of visiting the office.

User Manual-Citizen Interface
This User Manual on Document preparation and generation of document through online guides the Registering Public in step by step procedure with relevant screen shots facilitatingto easily prepare their document without dependency on the middlemen.

  • Internet enabled Desktop, Laptop etc.,
  • Internet browser.

Step 1: How to initiate the document preparation.

  • For online document preparation the citizen can use the Department web portal “” using any internet browser.
  • A click on the “Public data entry”link, directs to a new window.
  • For utilization of the services of online data entry and document preparation, the citizen needs to register him as a member by creating his own login ID and Password.
  • The citizen needs to fill the mandatory fields given in the red astrix (*).
  • The user name should be not less than four and not more than forty characters without special characters.
  • The user ID should be not less than 4 and not more than 15 characters, without special character.
  • The password should have at least one upper case, one lower case, one numeric and one special character with not less than 5 characters and not more than 15 characters.
  • On entry of all the mandatory fields, the OTP shall be sentto registered mobile number and mail ID of the individual.
  • The success screen appears, when the generated OTP is entered.
  • The citizen can login to the “public data entry”module for any number of times and also for different online services of the Registration and Stamps Department.

Step 2: How to add the parties to the Document.

  • By choosing the “new document” option in the “Pre-Registration and Document creation” Module, the citizen can initiate the document preparation process.
  • The citizen can select the nature of document, the registration district and the registration office where he wants to get his document registered.
  • Later the details of the executants, claimants etc. needs to be entered.
  • The executants/claimants details consist ofAadhaar No, Name, Age, Address, Mobile Number, PAN/TAN etc.
  • In case of an individual the PAN number, in case ofFirm / Company / Trust, PAN or TAN numberneeds to be entered.
  • If there is no PAN number, the Form 60/61 needs to be generated by clicking on Reports in Home Page and submitted to the Sub Registrar concerned.
  • In case of any interruption in the online document preparation, the provision to re-enter and update the details by using the back button and selecting the “Edit” option box is provided in the home page.
  • This will enable the citizen to select his application basing on the name of the parties and Application ID and to proceed for further preparation from where he stopped.
  • This editing facility is provided for all the steps, in order toenable the citizen to overcome the situations of power failure, system failure, net failure etc.
  • In the case of representatives for seller/buyer or Settlor/ Settlee provision is given to add the representative details also by selecting the “Add Representative” button provided in the module.
  •  In case of more than one seller/buyer or Settlor/ Settlee the option to select representative for specific seller/buyer is also provided.
  • Press space bar after typing English word for Telugu conversion.

Step 3: How to add Schedule of the property, Witnesses and pay the duties.

  • Under property details, the schedule property data needs to be entered in the respective fields.
  • The schedule property depends on several parameters such as an agricultural land, a plot, a House or a Flat.
  • Additional input parameters are required for Houses and Flats as they will have structures in addition to the land/site.
  • The value of structure depends on type of structure, number of floors, type of construction, stage of construction and age of the construction etc.
  • In the property details, some parameters can be filled by choosing from the list of values and some from the web services like the web land provided in the module.
  • This minimizes the data entry of the property details.
  • Initially, the citizen has to choose the location particulars of the property, and select the local body type, local body name, the registration district, the Sub Registrar Office where the property is situated, type of property i.e., Rural or Urban.
  • In case of agricultural land the citizen has to select the land use of the property i.e., dry, wet, Garden, Agricultural land fit for house sites and land abutting major roads.
  • In case of urban properties in municipalities /Panchayaths for Plots, Flats, Houses, the citizen has to select the land usei.e., whether the land is Residential (Site including structure) or Commercial (Site including structure) or Urban Vacant Land (sites) or Notified Slum (both site and structure) or Industrial (both site and structure) etc..
  • A provision is made for entering the link document details in this module.
  • The citizen has to enter the details of two witnesses along with Aadhar number and address.
  • After completing this process by clicking the market value button, the citizen has to select the presenter among the list of sellers and buyers or settlor or settlee.
  • The citizen has to enter the mode of payment of consideration details between the parties in the payment between the parties screen provided for.
  • The citizen has to select whether there is any sale agreement or not and whether the document is to be printed on white paper or stamp paper.
  • The system automatically assesses the market value of the property after entering all these inputs of the land and structure details.
  • The system will also assess the stamp duty, registration fee and user charges payable.
  • For the payment of the duties, an online as well as off line payment module has been provided on the screen.
  • On click of the online payments button, it directs the citizen to the CFMS portal for payment of duties. On entry of user name and password, the citizen is navigated to next screen of Document Registration Payment and on click of the document registration payment the citizen is directed to the next screen for entry of the duty particulars.Once the duty particulars are filled, it will be redirected to banking payment portal wherein the individual can select the various mode of payment like net banking, credit card and debit card.
  • If the citizen selects the offline payments, a link is provided to CFMS Portal wherein the citizen can choose the option of generating the Head of Account wise challan i.e., for Stamp Duty, for Registration Fees, for Transfer Duty, for User Charges. Citizen has to be careful in choosing the appropriate Head of Account especially for selecting the transfer duty challan.
  • If the mode of payment is through online, the payment details will be automatically carried on to the paid amounts screen along with the challan number and the amounts paid. In case the mode of payment is through offline, the citizen has to carefully enter the details of duties paid in the respective boxes.

Step 4: How to add terms and conditions among the parties.

  • The initial standardized terms and conditions /covenants deal with the consideration value paid by the buyer to the seller and the mode of payment.
  • After entering the details of the claimant of the document, by clicking on “legal details” option, a screen will appear regarding the terms and conditions among the parties to the document. In the said screen, there will be two types of conditions i.e.,(1) essentiallegal points and (2) specified legal points.
  • In the screen of essential legal points, the terms like the transfer of the property, indemnity clauses, possession and delivery of the property, payment among the parties are standardized and are not editable.
  • In the specified legal points, the citizen can make additional terms and conditions of his choice by clicking on the “add new covenants”.
  • The citizen shall upload the list of documents by clicking on the “upload documents” and selecting required documents in the upload documents page.
  • In addition to the existing above list of documnets there is a provision for uploading

              1) Copy of Power of Attorney
              2) Copy of Board Resolution, in case of Firm/ Company.

Step 5: How to finish the document.

  • The citizen has to verify the input parameters before clicking on the “finish document” option. Once the document was finished, further edit will not be allowed.
  • After verification of thecheckslip, the citizen can generate the draft documentprepared by him. If the citizen is satisfied with the draft document, he can select “Finish Document” option in the home page. He shall select “action” option in the application list. Then the document is ready for taking printout. He shall select “reports” buttonin the home page and then select “action” button in “application List”. The party can take print out of check slip, copy of English Document, copy of Telugu Document, Online cash receipt, Acknowledgement, Slot booking slip and Form 60/61 from the “reports” option.
  • Without finishing the prepared document it will not be reflected in the SRO dash board and the slot booking and the registration process will not be possible at SRO’s end.

Step 6: How to book a slot for registration

  • The citizen can select the slot booking button for selecting the time of his choice.
  • The first screen will automatically show the location of the office as selected by the citizen in the first step of preparation of the document.
  • He has to fill the date field and select the time of registrationin the available time slots as per his choice.
  • The citizen can get the acknowledgement for the time slot booked from the option of reports provided in the home page.