Guide · Registration
What happens on registration day in Karnataka
Registration is the moment the law starts to recognise your deal. Here is how the day goes, and what to do before it.
Under the Registration Act, 1908 (s.17), a document that transfers ownership of immovable property worth ₹100 or more must be registered. In Karnataka that happens at the sub-registrar office for the area, and the appointment and payments run through the state’s Kaveri online services.
The ₹ figures below are illustrative only, to show the arithmetic.
Step 1
Get the final document drafted and checked
The builder’s lawyer drafts the agreement or sale deed. Have your own lawyer read it before the day. Check your name, the unit number, the carpet area and the price match your papers exactly.
Step 2
Pay stamp duty and registration fee
These are state charges, worked out on the higher of the agreed price and the government guidance value. They are paid online before your slot. Our Karnataka stamp duty calculator shows the current rates and the total.
Step 3
Deduct TDS if the price is ₹50 lakh or more
If the price is ₹50 lakh or more, the Income Tax Act (s.194-IA) makes you, the buyer, deduct 1% TDS and pay it to the government with Form 26QB. You then give the seller Form 16B as proof.
Illustrative: on an ₹80 lakh home, TDS is ₹80,000, and the seller receives ₹79,20,000 directly from you or your bank.
Step 4
Book the slot and gather your papers
Book an appointment at the sub-registrar office through Kaveri online. Carry original ID (Aadhaar and PAN), passport photos, the stamp duty and fee receipts, the TDS challan if any, and the property papers the office asks for. The buyer, the seller (or the builder’s authorised signatory) and two witnesses with ID must be present.
Step 5
Sign in front of the sub-registrar
At the office, each party’s photo and fingerprints are taken, the document is checked, and everyone signs. The sub-registrar then admits the document for registration. Read the final print once more before you sign.
Step 6
Collect the registered document
The registered document, scanned and endorsed, is returned to you, often the same day or soon after. Keep the original safe. Then apply for your own khata; see khata transfer after purchase.
FAQ
Questions buyers ask
Is there a time limit to register after signing?
Yes. Under the Registration Act, 1908 (s.23), a document must be presented for registration within four months of the date it was signed. Do not leave a signed agreement unregistered.
Who pays stamp duty, the buyer or the builder?
In practice the buyer pays stamp duty and the registration fee, unless the agreement clearly says otherwise. Bank loans generally do not cover these charges, so set the money aside.
Do I have to go in person?
Each person who signs the document, or their lawfully appointed attorney, must appear before the sub-registrar for photo, fingerprints and admission. NRIs can use a properly executed power of attorney; see our NRI guide.
What happens if I forget to deduct TDS?
The buyer can be charged interest and penalties for not deducting or not depositing TDS on time. Form 26QB is due within 30 days from the end of the month in which the TDS was deducted.
Is GST paid at registration?
No. GST on an under-construction home is part of what you pay the builder, shown separately on the cost sheet. Stamp duty and registration fee are separate state charges paid at registration.
Want someone to walk this with you?
The Reeva team helps first-home buyers through every one of these steps. Ask for a callback.