Land Registration Process in Raigad: Step-by-Step Guide

Final title verification: Before anything is registered, your lawyer should complete the title search — the 7/12 extract, mutation entries, the chain of sale deeds, the encumbrance search, and any required permissions (such as for Class II, tenancy, or tribal land). Any issue found here is far cheaper to resolve before registration than after.

Agreement to sell (optional but common): Many buyers first sign an agreement to sell, which records the price, payment schedule, conditions such as obtaining permissions, and refund terms if the title fails. If it's registered, stamp duty is usually payable on it, and that amount is generally adjusted at the time of the final deed.

Valuation and stamp duty: Stamp duty is calculated on the higher of the agreed price and the government's ready reckoner value for the land. Rates differ by area type, and concessions may apply in some cases, so confirm the current rate for your village. Stamp duty is paid online through the state's GRAS system or via franking, and registration fees are paid alongside it.

Drafting the sale deed: Your lawyer drafts the sale deed with the property description (survey number, area, boundaries), the price, payment details, and the seller's assurances on title. Both sides should review it carefully, as errors in the description are a common cause of later problems.

Appointment and registration: The deed is registered at the sub-registrar's office with jurisdiction over the land — Raigad has offices at Panvel, Khalapur, and other talukas. Appointments can usually be booked online through the IGR Maharashtra portal. On the day, the seller, buyer, and two witnesses attend with original ID, PAN cards, photographs, and the documents. Biometrics and photos are captured, and the deed is registered.

Payment: Pay the balance consideration through traceable banking channels and record it in the deed. Note that tax deducted at source applies to land purchases above the statutory threshold, and the buyer is responsible for deducting and depositing it.

Mutation on the 7/12: Registration transfers ownership legally, but your name must also be entered in the revenue records. A mutation entry is made at the talathi level, notices are issued to interested parties, and after the objection period the entry is certified and your name appears on the 7/12. Many registrations now trigger this electronically, but follow up until it's complete.

After registration: Collect the registered deed, update property tax records with the gram panchayat or local authority, and store originals safely.