1. Part 1: Pre-Registration Legal Diligence Documents
Before preparing the draft deed or remitting stamp duty through GRIPS, the purchaser’s legal counsel or deed writer must verify the legal title through the following documentation:
- Mother Deed (মূল দলিল) & Chain Deeds: Original title deeds tracking unbroken ownership for at least the past 30 years.
- Sanctioned Building Plan: Approved architectural building plan issued by KMC, Bidhannagar, NKDA, or the relevant municipality.
- Completion Certificate (CC) / Occupancy Certificate (OC): Issued by the local civic authority confirming the structure complies with building bye-laws.
- Land Conversion Certificate (Section 4C): Issued by the District Land & Land Reforms Officer (DL&LRO) converting agricultural land (Sali) to homestead (Bastu).
- Encumbrance Certificate (EC): Certified search report (Form 15/16) obtained from the Sub-Registry office confirming no mortgages, liens, or court attachments exist.
- Up-to-Date Municipal & Land Tax Receipts: Evidence of zero property tax arrears (Khajna).
- WB RERA Registration Certificate: For under-construction commercial or residential projects exceeding 500 sq. meters or 8 apartments.
Verify Your Stamp Duty & Registration Outgo
Ensure you pay the exact statutory fee before visiting the sub-registrar office.
2. Part 2: Day of Registration Mandatory Documents
On the scheduled appointment day at the Sub-Registrar Office (e.g. ARA-I, ARA-II, ARA-III in Kolkata, or District Sub-Registry offices), both parties must bring:
| Document | Applicable Party | Remarks / Statutory Basis |
|---|---|---|
| e-Assessment Slip & Query Form | Buyer / Seller | Generated on wbregistration.gov.in with unique Query Number. |
| GRIPS e-Challan Receipt | Buyer | Proof of full payment of Stamp Duty & Registration Fee via GRIPS 2.0. |
| Final Draft Sale Deed (E-Deed) | Both | Printed on green ledger / legal paper, signed on all pages. |
| PAN Card / Form 60 | Buyer & Seller | Mandatory for all immovable property transactions > ₹5 Lakhs. |
| Aadhaar Card / Passport | Buyer, Seller & Witnesses | Originals required for biometric fingerprint & iris verification. |
| Form 26QB (1% TDS Challan) | Buyer | Mandatory if property value equals or exceeds ₹50 Lakhs. |
| Recent Passport Photographs | Buyer & Seller | Affixed to the deed's photo endorsement sheet. |
3. The 1% TDS Requirement (Section 194-IA)
Under Section 194-IA of the Indian Income Tax Act:
- If the property consideration or circle rate value is ₹50,00,000 (Fifty Lakhs) or higher, the buyer is legally obligated to deduct 1% TDS from the payment made to the seller.
- The deducted amount must be deposited with the Central Government online via Form 26QB on the Protean / Income Tax portal within 30 days.
- The Sub-Registrar in West Bengal will inspect the Form 26QB challan-cum-statement before endorsing the deed.
4. Witness Requirements at Sub-Registrar Office
Under Section 32A of the Registration Act, two independent adult witnesses must be physically present:
- Witnesses must know the buyer or seller personally.
- They must carry their original Aadhaar Cards and Voter ID/Passport.
- They must sign the deed endorsement page and provide their thumb impressions on the biometric scanner.
5. Step-by-Step Sub-Registry Office Workflow
- Entry & Verification: Present the appointment slip and Query number at the reception desk to generate an entry token.
- Document Scrutiny: The Sub-Registrar / Head Clerk verifies original chain deeds, power of attorney (if applicable), and tax clearance.
- Biometrics & Photograph: Buyer, seller, and witnesses sit before the high-definition web camera and biometric scanner for digital capture.
- Admission of Execution: The Sub-Registrar asks the seller to formally declare that they have received the consideration and are executing the deed voluntarily.
- Endorsement Sheet Generation: The digital endorsement sheet (with captured photos and thumb impressions) is printed and attached to the deed.
- Receipt Issuance: An official acknowledgment receipt (I-Core Token) is handed to the buyer.
6. Part 3: Post-Registration Collection & Tracking
Once registered, the deed is scanned into the state central repository. The buyer can track the completion status on wbregistration.gov.in using the I-Core Serial Number. Original deeds are usually ready for physical collection within 7 to 21 working days.
After collecting the original registered deed, proceed immediately to complete Property Mutation on Banglarbhumi to record your name in the revenue records.