By Shantam Sharma and Ritvik Kashyap
Introduction
Property transactions in India have traditionally been burdened with excessive paperwork, repeated visits to registration offices, and a system that often leads to delays, mistakes, and frequent disputes. The draft Registration Bill, 2025 (“Bill”)[1] represents a significant step towards modernizing this outdated framework by replacing the more than century-old Registration Act, 1908. With the rapid digitisation of governance and the growing need for transparent property dealings, the Bill seeks to introduce a seamless, online-first mechanism for the registration of property documents. It not only aims to simplify the process for citizens but also seeks to curb fraudulent practices, enhance legal certainty, and integrate property records with other government databases. At its core, the proposed law reflects India’s broader vision of building a transparent, efficient, and technology-driven real estate ecosystem.
Key Features of the Draft Registration Bill
The Bill seeks to modernize and simplify the process of registering property-related documents. By introducing a blend of technology, transparency, and accountability, the Bill aims to replace the century-old Registration Act, 1908[2] with a more contemporary framework. The following are some of the notable features of the Bill:
- Comprehensive Online Registration
The Bill enables citizens to complete property registrations entirely online right from document submission and verification to receiving e-certificates and maintaining records all accessible via digital platforms. Aadhaar-based verification is allowed with consent, but alternative methods are available for those who prefer not to use Aadhaar. - Expanded List of Registrable Documents
Beyond traditional sale deeds and leases, the Bill mandates registration for agreements to sell, powers of attorney involving property transfers, sale certificates issued by authorities, equitable mortgage transactions, and instruments related to court orders or corporate restructuring. - Fair Fee Structures and Templates
To reduce financial burdens, the Bill proposes minimal fees for additional documents in a single transaction and offers refunds for any overpayments. Governments can issue standard document templates to ensure uniformity, but presenting documents in a template is not mandatory. - Clear Grounds for Refusal and Appeal Process
Officials can refuse registration only for specific reasons—such as incomplete translations, improper alterations, or late submissions. The Bill also sets up a streamlined appeal mechanism, offering a path to judicial review if a registration is unfairly denied. - Inclusive and Accessible Provisions
Certain groups, like persons with disabilities or those in custody, are exempt from personal appearance requirements and can register via agents or online. The Bill also provides secure methods to handle wills, including their deposit in sealed covers. - Stronger Administrative Framework
The Bill introduces expanded roles such as Additional and Assistant Inspectors General of Registration and designates authority at the appropriate government level (Central, State, or UT) to adapt rules locally making administration more flexible and responsive. - Digital Integration to Curb Fraud
Digitized records, integrated databases, and e-certificates help reduce fraud and improve transparency. - Uniform Fee Framework and Registration Flexibility
The Bill allows central delineation of fees and provides flexibility to register property documents in multiple districts within a state promoting a more fluid and convenient system.
Conclusion
The Draft Registration Bill, 2025 marks a major step towards modernising India’s property registration system. By embracing digitisation, streamlining procedures, and tightening compliance, it aims to reduce fraud and inefficiencies while ensuring greater transparency. Its real impact, however, will depend on effective implementation, robust digital infrastructure, and adequate safeguards.
For smooth adoption, the government will need to focus on training local authorities, spreading public awareness, and addressing cybersecurity concerns. Ensuring accessibility for citizens in rural and semi-urban areas will also be vital to avoid creating a digital divide. If executed well, the Bill can transform property transactions into a more secure, citizen-friendly, and trustworthy process, strengthening confidence in India’s real estate framework and attracting greater investment in the sector.
[1] Available at: https://cdnbbsr.s3waas.gov.in/s3d69116f8b0140cdeb1f99a4d5096ffe4/uploads/2025/05/20250526906486876.pdf
[2] Available at: https://www.indiacode.nic.in/bitstream/123456789/15937/1/the_registration_act%2C1908.pdf