Documents Required For Property Registration In Maharashtra 2025

Alright, so let’s get into this — property registration. It’s one of those things that sounds simple until you’re in the thick of it. You think you’ve got all the papers, but nope… someone at the registrar’s office says, “Sir, this is incomplete.” Boom. You're back to square one. So if you're dealing with a flat in Mumbai or a piece of land in Nashik, you’ve got to know what you're walking into.

Let’s just say it upfront — if you don’t have all the documents required for property registration in Maharashtra, things are going to move slow. Real slow. And the last thing you want is to keep taking days off work for something that could've been done in one shot.

So here's the lowdown. No complicated language. Just a friendly, slightly scattered walkthrough — kinda like your friend explaining it to you over chai.

Why Does This Matter So Much Anyway?

Okay. Imagine you just bought a house. Paid the money, got the keys, maybe even moved in. But unless that property is registered, you don’t legally own it. Seriously. That piece of paper you sign at the registrar’s office? That’s what makes it real.

It’s not about trust here. You could have the world’s most honest seller — doesn’t matter. The law only cares about what’s on record. And that record starts with the right paperwork.

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Property Registration Checklist Maharashtra – The Basic List

We’re gonna break this down bit by bit. But here’s your core property registration checklist Maharashtra:

Aadhaar Card and PAN Card

Sale Deed (this one’s big)

Passport-size photos (both parties)

Proof of stamp duty and registration fee payment

Encumbrance Certificate (EC)

Property Card

NOCs, if needed

Building plan and occupancy certificate (for flats)

Power of Attorney, if someone’s standing in for you

ID proof for witnesses

Ownership proof (previous sale deed, mutation papers, etc.)

You don’t need all of these for every case, but it’s good to be prepared. Better to carry more than be sent back for one missing doc, right?

Let’s Talk About the Sale Deed

This one? Super important. It’s the main proof that you bought the property. Without this, the rest doesn’t matter. It includes who’s buying, who’s selling, where the place is, how much it cost, how payment happened… all of it.

Now, this isn’t some handwritten note on a notepad. It’s got to be on proper non-judicial stamp paper. Maharashtra’s got specific rules about how much that’s worth — usually a percentage of the sale price.

The deed also needs to be signed by both parties and — don’t miss this — two witnesses. People sometimes forget the witnesses. And guess what? That’ll stall the process.

Aadhaar, PAN, and a Couple of Photos

Both the buyer and seller need to carry Aadhaar and PAN cards. These are the go-to documents for identity and tax records. And yeah, they want passport-size photos too. Old ones work, but make sure they actually look like you.

If you’re buying under a company’s name, bring the business PAN, registration docs, and a board resolution. Bit of extra hassle, but required.

Now About That Stamp Duty

Let’s be real — this part stings a bit. Stamp duty isn’t cheap. In Maharashtra, you’ll usually pay about 5–6% of the property value. On top of that, the registration charge is another 1%. They cap it at 30,000, but still — it adds up.

The good part? You can pay it online. Go to the IGR Maharashtra portal, follow the steps, make the payment. Then take those receipts with you — the printed versions. Don’t assume a screenshot on your phone will do. Sometimes they want a hard copy.

Encumbrance Certificate — Sounds Fancy but It’s Key

The EC basically says the property has a clean record. No loans on it, no court cases, no one else claiming ownership.

Get an EC for the past 13 or 30 years, depending on what your lawyer or bank suggests. If it comes back clean — great. If it shows anything weird, slow down and double-check. This is one of those “better safe than sorry” things.

Ownership Proof — Is It Actually Theirs to Sell?

You’d be surprised how often people try to sell property that isn’t even fully theirs.

Ask the seller for:

• Their own sale deed (how they got the property)
• Mutation certificate (shows ownership change)
• Municipal tax bills
• Utility bills
• Inherited property? Ask for the will or succession certificate
• These sound like overkill, but trust me — one missing paper here can mean court trouble later. Don’t skip it.

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Property Card — Especially If You’re in Mumbai or Pune

• This is more for city properties, especially in places like Mumbai, Thane, or Navi Mumbai. The property card shows who legally owns the land, what kind of land it is, if any dues are pending… all that.
• Don’t ignore this. It’s one of those documents that rarely gets checked by buyers — until something goes wrong.
• Approved Plans and Certificates — For the Apartment Buyers
• If you’re buying a flat, not land, then you’ve got to check whether the building itself is legal.

Ask for:

The approved building plan

Commencement and Completion Certificates

• Occupancy Certificate (this one’s vital — says the building’s ready to live in)
• No OC? Big red flag. Doesn’t matter how good the deal looks.
• PoA — If You’re Not Going Yourself
• Can’t be there in person? You’ll need to assign someone using a Power of Attorney (PoA). But not just any letter will do. It’s got to be registered, notarized, and stamped.
• For NRIs, it has to be signed in front of an Indian consulate abroad and then “adjudicated” (stamped) once in India.
• PoA should clearly state what powers the person has — to buy, to sell, to sign documents, etc.

Special Cases — The “Oh, You Didn’t Know?” Situations

• There’s always something extra in specific cases:
• Joint ownership? Both parties need to show up or use PoA.
• NRI buyer or seller? Bring passport, visa, and overseas address proof.
• Agricultural land? You’ll need the 7/12 extract and a zone conversion cert.
• MHADA or slum rehab properties? Extra approvals. Don’t skip these.
• Also, always clear all dues — electricity, water, property tax. Keep those bills. Might sound minor, but they ask for it.

The Real Process — What You Actually Do?