Registry day: what happens, and mutation afterwards

On registry day the sale deed is presented at the Sub-Registrar's office, the parties are identified against Aadhaar and PAN, photographs and thumb impressions are taken, and the deed is registered against an e-stamp. That records the transfer. It does not check the title, and it does not put your name on the revenue record: mutation is a separate job that comes afterwards.

Start here: what registration is not

Registration is a record of a transaction. The registering officer's job is to see that the procedure was followed and the duty was paid, and then to enter the document on the register. It is not to decide whether the seller owned what was sold.

The Supreme Court said this plainly in April 2025: a registering officer has no power to rule on whether the seller has any title, and cannot refuse to register a deed on that ground once the procedure is complete and the duty is paid. A registered sale deed proves the transaction took place. It is not the state certifying that what was sold was the seller's to sell.

Before the day: three things on the portal

In Madhya Pradesh the groundwork happens on SAMPADA, the Registration and Stamps department's system, and not at a counter.

1. Value the property. SAMPADA values property anywhere in the state at the guideline rate for that locality. That figure, not anybody's estimate across a table, is what the duty is worked out on.
2. Calculate the duty and the fee. The stamp duty and the registration fee for the kind of document you are registering are computed on the portal before you commit to anything.
3. Book the slot. Appointments at the Sub-Registrar's office are booked through the same system. The stamp duty itself is collected as an e-stamp, issued by licensed service providers.

Before the day: what is due

Have the money ready in three places. In Madhya Pradesh a sale deed carries the duty and the fee below, charged on the higher of the agreed price and the government guideline rate, so a price agreed below the guideline does not reduce what is payable.

The 1% is the buyer's job, not the seller's. It is deducted from what you pay and deposited under section 194-IA of the Income-tax Act on Form 26QB, for which your PAN is enough; no tax deduction account number is needed.

Before the day: the clock

A document other than a will has to be presented for registration within four months of the day it was executed. The clock starts with the signature, and the deed does not simply wait for you if you miss it.

If you are late by no more than a further four months, the Registrar may accept the document on payment of a fine of up to ten times the registration fee. Beyond that there is no route back to registering that deed.

On the day: at the counter

Most people do this once or twice in a whole life, which is why the room feels unfamiliar. What happens at the counter is identity, then a record of you, then a record of the property.

• Who you are. The parties are identified electronically against their Aadhaar number and their PAN.
• The record of you. Photographs and thumb impressions are captured at the Sub-Registrar's office.
• The record of the property. The e-stamp against your valuation, and the original documents the deed refers to.

On the day: you may not need to be in the room

Since 10 October 2024, when the state launched SAMPADA 2.0, the day may not require you at the office at all. The state describes it as the first paperless e-registration of documents in India, and it changes three things:

• Registration by video KYC. A link is sent to the parties, through which the document can be registered from home.
• Execution by e-sign. Documents are executed by e-sign and digital signature, which is the state's reason for saying that witnesses need not be brought.
• The registry arrives as a PDF. It is sent to the parties by email and WhatsApp. There is no printed copy to come back and collect.

After the day: mutation

The deed is registered. Your name is not on the revenue record yet. Registration and mutation are two different jobs, done by two different departments, and the second one, नामांतरण, is what enters your name against the land in the revenue record.

In Madhya Pradesh the two are now joined. Under SAMPADA 2.0 every registry is sent digitally to the revenue side for mutation, and under Cyber Tehsil the mutation of an undisputed case is opened online after registration rather than filed by hand at the tehsil.

Automatic is not the same as done. Cyber Tehsil was built for undisputed cases, and whether yours is one is not decided by you. Go back and look at the revenue record until your own name is actually on it.

Before any of it: read the property first

Everything you sign on registry day describes a property. Read the record of that property before you read the deed: its boundary as recorded, its sanctioned layout, the master-plan zone it falls in, and what is actually on file for it. A deed can be perfectly registered and still describe a plot on open space, or a colony whose registration lapsed.

Questions people ask

Does registering a sale deed prove the seller had title?

No. The Supreme Court held in K. Gopi v. Sub-Registrar (April 2025) that a registering officer has no power to decide title. A registered deed proves the transaction was recorded, not that the seller owned what was sold.

How much is stamp duty on a sale deed in Madhya Pradesh?

A sale deed carries 7.5% stamp duty and a 3% registration fee, charged on the higher of the agreed price and the guideline rate. Rates change; confirm on SAMPADA before you sign.

Who pays TDS when buying property above 50 lakh?

The buyer deducts 1% from the payment and deposits it on Form 26QB under section 194-IA. A PAN is enough; no TAN is needed.

How long do I have to register a sale deed after signing?

Four months from execution under section 23 of the Registration Act. A further four months may be allowed on a fine of up to ten times the registration fee; after that there is no route back.

Can property registration be done online in Madhya Pradesh?

Since SAMPADA 2.0 launched on 10 October 2024, a document can be registered from home over a video link, executed by e-sign, and returned as a PDF by email and WhatsApp.

Is mutation automatic after registration in Madhya Pradesh?

Every registry is sent digitally for mutation, and Cyber Tehsil opens undisputed cases online. Check the revenue record afterwards; only your name on it proves the mutation is done.

Where the facts come from. The facts and figures in this post come from verified government sources and verified RERA-registered brokers.

Indori Zameen is a private platform. It is not a government body and is not affiliated with one — always confirm a record with the concerned authority before you commit money.