What is this service?
A registered sale deed is the legal record of the transfer of ownership of immovable property for a price.
The sale deed is the instrument that conveys ownership from the seller to the buyer. In Karnataka it must be registered at the Sub-Registrar Office (SRO) under the Registration Act, 1908. Kaveri 2.0, the department's online portal, lets citizens enter deed details, upload a draft, pay stamp duty and registration fees online and book a registration slot at the jurisdictional SRO.
Why and when you need it
- Why
- Registration is what makes the transfer enforceable against the world. An unregistered sale deed does not convey title.
- Who needs it
- Every buyer and seller of immovable property in Bengaluru - residential, commercial or other.
- When
- After the parties agree on the sale terms and before or at the time consideration is paid and possession changes hands.
Required documents
- Executed sale deed drafted for the transaction
- Title documents of the seller, including the parent deed
- Khatha certificate and Khatha extract for the property
- Latest property tax paid receipts
- Encumbrance Certificate for the property
- Identity and address proofs of buyer, seller and two witnesses
- PAN cards of the parties for high-value transactions
- Passport-size photographs of the parties
- GPA or Special GPA, if any party acts through an attorney (mandatory upload on Kaveri 2.0)
Identity and supporting documents
- PAN card of each applicant or party
- Aadhaar card or another government photo identity and address proof
- Passport-size photographs
- For companies and associations: incorporation documents, board resolution and authorisation letter
Step-by-step procedure
- Verify title, Khatha, tax and encumbrance records before fixing the transaction
- Prepare the sale deed draft with the correct property schedule
- Enter the deed details and upload the draft on Kaveri 2.0
- Pay stamp duty and registration fees online through the portal's payment gateway
- Book a registration slot at the jurisdictional Sub-Registrar Office
- Buyer, seller and two witnesses attend the SRO with originals for biometrics and execution
- Collect the registered sale deed after completion
Fees, stamp duty and timelines
- Stamp duty
- Stamp duty and registration charges are set by the Department of Stamps and Registration, Government of Karnataka, and depend on the instrument and the property value. Confirm the current amount on the official Kaveri / IGR portal before paying anything.
- Government fee
- Government fees, where applicable, are paid only on the official portal or at the government office. Confirm the current amount on the official portal before payment.
- Assistance charges
- Professional assistance charges are quoted after understanding your requirement. Government fees and SRCHN service charges are always shown separately. Confirm the final quote before work begins.
- Processing time
- Processing time varies by office and case. No completion timeline is guaranteed.
Government fees and SRCHN assistance charges are always kept separate. Nothing here is an invented price - confirm current amounts on the official portal or with our team before paying.
Legal requirements
- Registration Act, 1908 - registration of sale deeds is compulsory
- Karnataka Stamp Act, 1957 - stamp duty payable before or at execution
- Transfer of Property Act, 1882 - sale of immovable property
Common rejection reasons
- Mismatch between the property schedule in the deed and government records
- Khatha, tax or title records not in the seller's name
- Missing parent deed or broken title chain
- Wrong market value selection - the Sub-Registrar can correct it and ask for resubmission
- Parties or witnesses absent at the allotted slot
Important cautions
After the SRO approves an online draft, party names, the property schedule, the nature of the document and the consideration value cannot be changed
The Sub-Registrar may fix the market value based on the government guidance value
A Power of Attorney does not by itself transfer ownership
If parties miss the slot, reschedule or the registration stays pending - ask the SRO for the endorsement
Stamp duty refund is possible if the registration is cancelled before completion, not after
FAQs
Can the sale deed be submitted online?
Yes. On Kaveri 2.0 a draft deed without signatures can be submitted online. The Sub-Registrar must approve it or send it back with remarks, and resubmission keeps the entered data.
How long does the SRO take to scrutinise an online submission?
The department's FAQ states Sub-Registrars are required to approve or send back an application within 24 hours of online submission.
Who must be present at registration?
Buyer, seller and two witnesses over eighteen. Witnesses must be present through the process; the department's FAQ lists a charge of Rs.100 per consenting witness.
