Property Registration Day in Mysuru: A Step-by-Step Guide

Everything on registration day revolves around one document: the sale deed. It should be drafted well in advance — usually by the buyer's lawyer, or agreed between both sides' lawyers — and checked carefully by everyone who will sign it.

Read the draft line by line and check:

• Names and details of every seller and buyer, spelt exactly as on their identity documents.
• The property description — site or survey number, measurements, boundaries and layout name — matching the seller's title deed and the khata.
• The title history, explaining how the seller came to own the property.
• The price, and how it has been or will be paid, with cheque, transfer or demand draft details.
• Possession, and the seller's assurances that the property is free of loans and claims.

Every owner named in the title must be a party to the deed. If one is abroad or unable to attend, their authority must come through a properly executed power of attorney; our guide to buying through a power of attorney explains the checks. If you are buying with a home loan, your bank will want to see the draft too, and may require particular wording.

This is also the time to confirm that the conditions in your sale agreement have been met: the seller's loan cleared, property tax paid up to date, and the original title documents ready to hand over. Registration day is not the moment to discover a problem.

Karnataka's property registration runs on the Kaveri online system (Kaveri 2.0). At the time of writing (2026), much of the preparation happens through it: the details of the parties and the property are entered, the draft deed and supporting documents are uploaded, the stamp duty and registration fee are calculated and paid, and an appointment is booked at the sub-registrar office with jurisdiction over the property. Many buyers have their lawyer or a document writer handle the data entry, but you should check what has been entered against the draft.

Stamp duty and registration charges are worked out on the property's value — generally the higher of the price and the government's guidance value for the area. Rates are set by the state and change, so we do not quote them here. See our guide to stamp duty and registration charges in Karnataka, and confirm the exact figure for your property on Kaveri before the day.

Two other payments need planning:

• The balance of the price. Arrange how it will be paid — usually by demand draft or bank transfer — so it can be handed over at registration. If a home loan is involved, agree with your bank how and when it will release its share.
• TDS, if it applies. A buyer purchasing property worth ₹50 lakh or more from a resident seller deducts 1% TDS under Section 194-IA and deposits it with the government. If the seller is an NRI, TDS is deducted under Section 195 at the applicable capital-gains rate plus surcharge and cess. Tax rules change with each Budget, so confirm with a chartered accountant.

On the day, the sub-registrar will want to confirm who everyone is and that the property papers are in order. The exact list depends on the property and changes from time to time, so confirm it with your lawyer, but buyers commonly need:

• Identity proof for every buyer and seller, typically Aadhaar and PAN, with copies.
• Passport-size photographs, if the office asks for them — photographs are also captured at the office.
• The printed sale deed, as finalised and uploaded, with the receipts for stamp duty and fees.
• The seller's original title documents, with the khata or e-Khata, the latest tax paid receipt and an Encumbrance Certificate.
• The original power of attorney, if anyone is signing as an agent.
• The demand draft or payment proof for the balance of the price.
• Two witnesses, each with their own identity proof.

The witnesses attest that the parties signed the deed in their presence. They are usually friends or relatives of the buyer or seller, and they must be present in person with valid ID. Arrange them well in advance and confirm the day before — a missing witness can hold up the whole registration.

Put everything in one folder, in order, with a set of photocopies. It sounds simple, but a calm, organised file saves a surprising amount of time at the counter.

Arrive at the sub-registrar office before your appointment time, with every party and both witnesses. The order of events varies from office to office, but it generally follows this pattern:

1. Check-in. Your appointment is confirmed and your file is taken up when your turn comes.
2. Verification. Office staff check the deed and supporting documents against what was uploaded on Kaveri, and confirm that the stamp duty and fees have been paid.
3. Identity checks. The identity of each party and witness is checked against their ID.
4. Biometrics and photographs. Each party's photograph and fingerprints are captured, creating a record of who appeared.
5. Signing. The parties sign the deed where indicated, and the witnesses sign as attesting witnesses.
6. Admission of execution. The sub-registrar confirms that the parties admit executing the deed — in other words, that they signed it and mean it. Be ready to answer simple questions.
7. Payment handover. The balance of the price is commonly handed over at this point, often by demand draft, so the seller's acknowledgement of payment in the deed is true.

Stay until the process is complete. If something is missing or does not match, the sub-registrar may not register the deed that day. That is frustrating, but far better than a flawed registration.

Keep your originals in hand, and do not sign anything you have not read. If a question arises about the wording, ask your lawyer before you sign, not after.

Once the document is registered, it is given a registration number and recorded by the office. Depending on the office, the original registered deed may be returned the same day or be ready for collection later — ask before you leave. When you receive it, check the pages, the details and the registration endorsements. Keep it safe: it is the most important document you hold for the property.

Then come the follow-up steps:

• Khata transfer. Apply to have the khata transferred into your name with the Mysuru City Corporation or the relevant local body. Our guide to khata transfer in Mysuru explains how.
• Home loan. If you have a loan, the bank will usually hold the original deed and title documents as security and give you an acknowledgement listing them. Keep that list.
• Utilities. Transfer the electricity and water connections into your name.
• Fresh EC. A little later, apply for a new Encumbrance Certificate to confirm your deed appears on the record.
• Receipts for tax. Keep the stamp duty and registration receipts. Under the old income tax regime, stamp duty and registration paid for a residential house can count towards Section 80C, within its overall ₹1.5 lakh limit, in the year paid; the new regime, which is the default, does not allow this. Our guide to home loan tax benefits has more, and a chartered accountant can confirm your position.

Finally, scan every document and store copies somewhere safe, separate from the originals.

A few habits prevent most registration-day problems:

• Finish the legal checks first. The sub-registrar's job is to register the document properly, not to guarantee that the seller's title is good. That is your lawyer's job, and it must be finished before the day.
• Get a fresh EC shortly before. It confirms nothing new has been registered against the property since your last check.
• Confirm attendance. Check beforehand that every seller and both witnesses will attend with their IDs.
• Keep payments traceable. Pay by demand draft or bank transfer, never cash, and make sure the deed records the payments accurately.
• Avoid shortcuts. Do not agree to show a lower price in the deed than you are actually paying. Apart from being unlawful, it can cause trouble later with tax, loans and resale.
• Read before you sign. Every page, every time.

If you are buying in Mysuru and would like support on the day, Siddaganga Real Estate has spent over twelve years helping buyers through registration, e-Khata and home loans, and you are welcome to contact our team. Your lawyer remains the right person to finalise the deed.