What is Sub-registrar?

Section 17 of the Registration Act, 1908 makes registration compulsory for gifts of immovable property, and for sales, releases and most other documents that transfer or create rights in immovable property worth ₹100 or more. Registration happens at the sub-registrar office for the area where the property lies, after stamp duty is paid.

Both parties (or their authorised agents) appear with ID, photos and witnesses; many states now record biometrics and photographs at registration. The registered document is scanned and indexed against the property.

The sub-registrar is a different office from the tehsildar. Registration records the transaction; the revenue office’s mutation then updates the land record. The sub-registrar’s indexes are also where an encumbrance certificate comes from.

Why it matters if you live abroad

Every sale of your land — genuine or fraudulent — has to pass through a sub-registrar office, so an encumbrance certificate or registration search from that office is your best check.