Government Introduces Bill for Online Property Registration: What It Means for You
The government has drafted a new bill to modernize property registration, making it online and mandating the registration of more documents. Here's what you need to know about the Registration Bill 2025.
Property RegistrationOnline RegistrationReal EstateRegistration Bill 2025Aadhaar VerificationReal EstateMay 29, 2025
The draft bill, ‘The Registration Bill 2025,’ has been prepared by the Department of Land Resources, Ministry of Rural Development, Government of India, to align with a modern, online, paperless, and citizen-centric registration system. Once enacted, the Bill will replace the pre-Constitution Registration Act, 1908, the government said in a statement.
The Bill has been placed for public feedback and introduces provisions to support online registration, electronic presentation and admission of documents, issuance of electronic registration certificates, and digital maintenance of records. As part of the pre-legislative consultative process, suggestions from the public on the draft ‘The Registration Bill, 2025’ are invited within a period of 30 days, i.e., on or before June 25, 2026.
In recent years, the growing use of technologies, evolving socio-economic practices, and increasing reliance on registered documents for due diligence, service delivery, and legal adjudication have underscored the need to create a forward-looking registration framework. Several states and union territories have already introduced innovations such as online document submission and digital identity verification under the existing 1908 Act. Further, it is equally important to clearly delineate the roles and responsibilities of registering officers, enabling them to uphold the integrity and reliability of the registration process in a manner consistent with applicable law, it noted.
Building upon these advancements, there is now a need to provide a harmonized and enabling legislative framework to support secure, efficient, and citizen-centric registration practices across the country. The Registration Bill, 2025 has been designed to realize this vision.
Key features of the Registration Bill, 2025 include enabling provisions to support online registration, electronic presentation and admission of documents, issuance of electronic registration certificates, and digital maintenance of records. Aadhaar-based authentication with informed consent is permitted, alongside alternative verification mechanisms for individuals who do not possess Aadhaar or choose not to use it. The Bill also enables electronic integration with other record-keeping systems to enhance the efficiency and integrity of information flows.
To reflect contemporary property and transaction practices, the Bill expands the list of documents requiring compulsory registration. These include agreements to sell, powers-of-attorney, sale certificates issued by competent authorities, equitable mortgage arrangements, and certain instruments based on court orders. It also provides an enabling provision for appropriate governments to issue rules on cancellation of registration subject to certain standards, including compliance with principles of natural justice. These provisions are intended to ensure that the registration process operates within the bounds of law while upholding the reliability and evidentiary value of registered instruments.
The Bill modernizes the organizational structure of the registration establishment by creating a more agile and responsive hierarchy, including the introduction of additional and assistant inspectors general of registration. It also streamlines the appointment process for registrars in case of vacancies and vests rule-making authority with the appropriate government to ensure alignment with local governance structures.
The Bill promotes plain language drafting, digital enablement, and transparent procedures to make the registration process more accessible, especially for individual citizens and small businesses. It encourages simplification without compromising on legal certainty or procedural safeguards.
While the present law requires that documents be presented at the registration office, the new draft bill says these documents can be presented in person or through electronic means. The current law requires people registering documents to affix a passport-size photograph and fingerprints to the document. Under the new draft bill, an individual will have to affix in the document their signature, passport-size colour photograph or get photographed by a digital camera and thumb impression, either manually or through a biometric device, submit the Permanent Account Number (PAN).
The bill provides that a person presenting any document for registration may affix physical signatures, electronic signatures under the Information Technology Act, 2000, or such other forms of signatures (whether physical or digital) as may be prescribed. It also says that every person presenting any document may undergo consent-based Aadhaar authentication, or offline verification or consent-based verification through officially valid documents or equivalent e-documents under applicable law. No person will be refused registration for not having an Aadhaar number, the draft bill states.
In public interest and to prevent fraud, the government may require persons executing such documents notified through electronic means to physically appear before the registering officer, before issuing the registration certificate, the draft bill said. It also defines conditions in which the registration may be denied and provides a mechanism for appealing against the denial of registration.
“The bill, if properly implemented and automated, will significantly simplify logistics and reduce reliance on middlemen,” said Venkat Rao, founder and managing partner at Intygrat Law Offices LLP. “It seeks to address a long-standing public demand, enhances transparency through an electronic trail, and helps curb fraud by enabling verification through Aadhaar and other means. Overall, it’s a futuristic and consumer-friendly move.”
The proposed bill to modernize the Registration Act, 1908, by enabling online registration and offering Aadhaar-based verification with alternative options is a significant step forward for both property buyers and developers, said Ketan Mukhija, senior partner, Burgeon Law. For buyers, it promises greater convenience, transparency, and accessibility in property transactions, reducing the need for physical visits and minimizing the risk of fraud. Developers, on the other hand, will benefit from streamlined documentation processes, faster approvals, and enhanced integration with digital record-keeping systems, ultimately improving efficiency and reducing delays in project execution. By accommodating those without Aadhaar, the bill also ensures inclusivity and broad participation in the digital registration ecosystem.
Frequently Asked Questions
What is the main purpose of the Registration Bill 2025?
The main purpose of the Registration Bill 2025 is to modernize property registration by enabling online registration, expanding the list of documents requiring mandatory registration, and enhancing transparency and efficiency in the registration process.
How will the bill benefit property buyers?
The bill will benefit property buyers by providing greater convenience, transparency, and accessibility in property transactions. It reduces the need for physical visits and minimizes the risk of fraud through enhanced verification methods.
What documents will now require mandatory registration under the new bill?
Under the new bill, documents that will require mandatory registration include agreements to sell, powers of attorney, sale certificates issued by competent authorities, equitable mortgage arrangements, and certain instruments based on court orders.
Can individuals without an Aadhaar number still register documents?
Yes, individuals without an Aadhaar number can still register documents. The bill provides alternative verification mechanisms for those who do not possess or choose not to use Aadhaar.
What is the role of registering officers under the new bill?
The role of registering officers under the new bill is to uphold the integrity and reliability of the registration process, ensuring that it operates within the bounds of the law while providing clear and transparent procedures.
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