Sub Registrar Office - Overview

The Sub Registrar Office is a government facility where property transactions, including registration of sale deeds, are legally formalized. It ensures compliance with property laws, verifies documents, and provides official records for ownership transfer and property rights.
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24 April 2024

The Sub Registrar Office (SRO) stands as a cornerstone in the Indian real estate sector. It plays a pivotal role in property transactions across the country, ensuring that all dealings related to property are transparent, legal, and properly documented. The SRO is where property transactions come to life on paper, providing the necessary legal framework and authentication for property ownership.

What is Sub Registrar Office?

The Sub Registrar Office is a government institution tasked with registering various property-related documents. These documents could range from sale deeds, property agreements, wills, and other legal documents related to land and property. The office ensures that these transactions are carried out in compliance with the prevailing laws and regulations.

Who is a sub-registrar? What does he do?

A sub-registrar is a government official responsible for registering property documents, ensuring the legality of property transactions, and maintaining records of these transactions. They play a crucial role in the process of transferring property ownership by verifying documents, collecting stamp duty and registration fees, and providing legal evidence of ownership. Sub-registrars also handle the registration of various other legal documents, such as wills, marriage certificates, and partnership deeds. Their duties ensure the authenticity and transparency of property transactions, protecting the rights of individuals and preventing fraudulent activities.

Authority and responsibilities of the Sub Registrar Office

The SRO holds significant authority when it comes to property transactions. Here are its primary responsibilities:

  1. Property registration: The SRO registers property transactions, ensuring that they are legally binding. This registration acts as a legal acknowledgment of the transfer of property rights from one entity to another.
  2. Record maintenance: It maintains a comprehensive record of properties within its jurisdiction. This record includes details about property ownership, transactions, and encumbrances.
  3. Issuance of Encumbrance Certificates: One of the essential documents issued by the SRO is the Encumbrance Certificate (EC). An EC certifies that a property is free from any financial or legal liabilities, ensuring that the property can be safely bought or sold without any disputes or complications.
  4. Prevention of illegal transactions: The SRO's stringent verification process helps prevent illegal property transactions. By ensuring that every transaction is recorded and verified, the SRO helps in maintaining the integrity of property transactions.
  5. Dispute resolution: The SRO plays a role in resolving disputes related to property ownership. With its comprehensive records and legal authority, the SRO can provide crucial evidence and documentation to settle disputes amicably.

Sub Registrar Office List in India

State

City

Sub Registrar Office Address

Maharashtra

Mumbai

Sub Registrar Office, Bandra, Near Old Passport Office, Bandra East

Tamil Nadu

Chennai

Sub Registrar Office, Mylapore, 39/1, Luz Church Road, Mylapore

Karnataka

Bangalore

Sub Registrar Office, Koramangala, 1st Block, JNC Road, Koramangala

Delhi

New Delhi

Sub Registrar Office, Mehrauli, Ward No 1, Mehrauli

West Bengal

Kolkata

Sub Registrar Office, Alipore, 8, Alipore Road, Kolkata

Gujarat

Ahmedabad

Sub Registrar Office, Navrangpura, Opp. City Gold Cinema, Navrangpura

Rajasthan

Jaipur

Sub Registrar Office, Vaishali Nagar, Near Vaibhav Complex, Vaishali Nagar

Uttar Pradesh

Lucknow

Sub Registrar Office, Aliganj, Sector M, Near Bharat Petroleum, Aliganj

Kerala

Thiruvananthapuram

Sub Registrar Office, Vanchiyoor, Near District Court, Vanchiyoor

Punjab

Amritsar

Sub Registrar Office, Ranjit Avenue, B-Block, Near Passport Office

 

Unique identifiers: SRO code and name

Each Sub Registrar Office is uniquely identified by its name or code, denoting its jurisdiction. For instance, districts and regions in different states, like West Bengal, have their specific SROs. This unique identification helps in streamlining the property registration process and ensures that the property details are accurately recorded under the correct jurisdiction.

 

Role of sub-registrar office in property registration

The sub-registrar's office is pivotal in property registration, ensuring the legal transfer of ownership. This office verifies property documents, collects stamp duty, and registration fees, and records property transactions. By maintaining accurate records, the sub-registrar ensures the legality and authenticity of property transfers, safeguarding against fraud. Additionally, the office provides certified copies of registered documents, essential for legal and financial purposes. The sub-registrar's office thus upholds the integrity of property transactions, ensuring transparency and legal compliance, protecting both buyers and sellers.Which law has established the office of the sub-registrar?

The office of the Sub Registrar in India is established under the Registration Act, 1908. This Act provides the legal framework for the registration of documents relating to property transactions and other documents as mandated by law.

Key provisions of the Registration Act, 1908, concerning the establishment and functioning of the Sub Registrar's office include:

Section 6: This section authorizes the appointment of Registrars and Sub Registrars by the State Government. It outlines the hierarchy and the roles of the Registrars and Sub Registrars.

Section 7: This section specifies the establishment of the offices of the Registrars and Sub Registrars within the districts. It allows the State Government to define the territorial jurisdiction of these offices.

Section 8: This section provides details on the powers and duties of the Registrars and Sub Registrars. It describes their responsibilities in maintaining the records of registered documents and ensuring the proper registration process.

Section 34: This section outlines the procedure for the presentation of documents for registration and the role of the Sub Registrar in verifying the details and ensuring compliance with the Act before registration.

These sections, among others, form the backbone of the administrative and procedural aspects of document registration in India, ensuring transparency and legality in property transactions and other document registrations.

Importance in financial transactions

When it comes to financial transactions related to property, such as availing a loan against property, the role of the SRO becomes even more critical. Financial institutions rely heavily on the documents and certificates issued by the SRO to verify the authenticity of the property being used as collateral.

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Related Registrar Office List

Registrar Office Nand Nagri Registrar Office Chennai
Registrar Office Ghaziabad Registrar Office Lucknow
Registrar Office Pune Registrar Office Coimbatore
Registrar Office Indore Registrar Office Kolkata
Registrar Office Thane Registrar Office Delhi
Registrar Office Jaipur Registrar Office Bangalore
Registrar Office Bhopal Registrar Office Gwalior
Registrar Office Hyderabad Registrar Office Mumbai

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Frequently asked questions

What does an SRO mean in finance and business?
In finance and business, an SRO (Self-Regulatory Organization) is a non-governmental body that has the power to create and enforce industry regulations and standards.
What can a Sub Registrar Office do?
A Sub Registrar Office registers property transactions, issues Encumbrance Certificates, and maintains property records within its jurisdiction.
Is FINRA the only financial SRO?
No, FINRA (Financial Industry Regulatory Authority) is not the only financial SRO. There are others like the National Futures Association (NFA).
Is the SEC an SRO?
No, the SEC (Securities and Exchange Commission) is not an SRO. It’s a government agency that oversees SROs, protects investors, and maintains fair markets.
What is the office timing of the sub-registrar?

The office timing of the sub-registrar generally starts from 10:00 am to 5:00 pm, from Monday through Friday. However, local variations might be present and it's advised to check with the specific sub-registrar office to confirm its office timings.

Will I have to visit the sub-registrar’s office even when I registered the property online?

Even if you have registered the property online, you may still be required to visit the sub-registrar’s office for mandatory steps such as the physical signing of documents or for verification purposes. However, the exact procedure can vary across different jurisdictions and based on the specifics of the property transaction.

Can I book an appointment for the sub-registrar’s office offline?

Whether appointments with the sub-registrar can be booked offline or not depends on the practices of the particular office. Some offices may allow offline appointments, while others may only permit online bookings. Kindly check with your local sub-registrar's office to confirm the appointment booking procedure.

Can a sub-registrar reject a property registration application?

Yes, a sub-registrar does have the authority to reject a property registration application. This can occur if there are issues with the documents submitted, the property violates certain laws, or due to non-compliance with other legal requirements. It is recommended to ensure all necessary documents are in place and all legal requisites met, to prevent a potential rejection.

Is there any official source to register land or property online?

Yes, there are official sources to register land or property online in India. The National Land Records Modernisation Programme (NLRMP) has implemented online property registration systems in many Indian states. Please visit the official NLRMP or the specific state land and revenue department website to access the online registration facility. However, it should be noted that availability may vary depending on the infrastructure and facilities of the particular state.

How can I find the nearest Sub-Registrar office?

You can locate your nearest Sub Registrar office by visiting your state government's official land or property registration website. Most state portals provide an option to search for offices based on your locality or district. You can also inquire at your local municipal office or use online maps for guidance.

Can I register my property online through the Sub Registrar office?

While the preliminary steps for property registration, like applying for the registration and uploading documents, can often be done online, the final step usually requires visiting the Sub-Registrar office in person. However, some states may offer fully digital processes, so it is best to check with your state's property registration portal.

Is it mandatory to visit the Sub-Registrar office in person for property registration?

Yes, in most cases, it is mandatory to visit the Sub-Registrar office in person for completing the property registration process. Both the buyer and seller, along with two witnesses, need to be physically present to sign the documents and complete the biometric verification process.

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