Whether you are registering property documents for the sale or purchase of your new house, authorisations to a relative (POA’s) if you reside overseas, registration of Will to have your affairs in order or the registration of a whole multitude of corporate documents, this proposed change in the law is extremely relevant to you.
The Registration Bill, 2025, introduced by the Department of Land Resources, Ministry of Rural Development, Government of India, on May 27, 2025, aims to modernize India’s property registration system by replacing the 117-year-old Registration Act, 1908.
This new legislation seeks to align the registration process with contemporary technological advancements, emphasizing digitalization, transparency, and efficiency. The bill is currently in the pre-legislative consultation phase, with public feedback invited until June 25, 2025.
Below are the salient features of the bill and a comparison with the existing 1908 Act, followed by recommendations for stakeholders.
Salient Features of the Registration Bill, 2025
- Online Registration System: The bill enables a fully digital registration process, allowing electronic submission and admission of documents, issuance of e-certificates, and digital maintenance of records. This creates a convenient mechanism for carrying out registration digitally and reduces the need for physical visits to sub-registrar offices, minimizing delays and reliance on intermediaries.
- Expanded Scope of Compulsory Registration: Unlike the 1908 Act, which mandates registration for limited transactions (e.g., sale deeds, gift deeds, leases over one year), the 2025 bill includes agreements to sell, powers-of-attorney, sale certificates issued by authorities, equitable mortgages, and documents related to company mergers, demergers, or restructurings under the Companies Act, 2013. This aims to enhance legal enforceability and reduce fraud.
- Digital Identity Verification: The bill introduces Aadhaar-based authentication with informed consent, using OTP or biometric methods. Alternative verification options (e.g., PAN, passport) ensure inclusivity for those without or not wishing to use Aadhaar. The Bill makes it explicit that Aadhar is not mandatory for any kind of registration.
- Integration with Databases: The legislation promotes seamless integration with land records and corporate registries, enabling real-time verification of ownership, mutation status, and property boundaries to streamline due diligence and reduce disputes. This system would be a game-changer in a legal system where property and document verification is often time-consuming and largely piece-meal.
- Transparent Refusal and Appeal Mechanisms: Section 58 outlines clear grounds for refusal of registration, while Sections 60–61 provide appeal provisions, and Section 63 allows judicial recourse. An Adjudicating Authority can cancel registrations based on false information or legal violations. This provides citizens with an effective remedy mechanism in case of arbitrary exercise of authority.
- Modernized Administrative Structure: The bill allows states to appoint additional and assistant inspectors general and delegate rule-making authority to address regional needs, ensuring a responsive and adaptable system.
- Fraud Prevention and Legal Safeguards: Digital signatures, biometric thumbprints, photographs, and mandatory PAN submission enhance security. Physical appearances may be required in cases of suspected fraud or public interest.
Differences between the current Bill and the Registration Act, 1908
The Registration Act, 1908, was designed for a manual, paper-based system, relying on physical documentation and in-person visits to sub-registrar offices. It lacks provisions for digital processes and has a limited scope of mandatory registrations, leaving many transactions (e.g., agreements to sell, powers-of-attorney) unregistered, increasing fraud risks. The 1908 Act also lacks uniformity, as states have introduced varied amendments, such as e-stamps or “anywhere registration,” leading to inconsistencies.
The Registration Bill, 2025, addresses these gaps by introducing a harmonized, technology-driven framework that supports online registration, broader mandatory registration, and robust fraud prevention measures. It also clarifies the roles of registering officers and integrates with modern databases, making the system more efficient and citizen-centric.
Comparison Table:
| Aspect | Registration Act, 1908 | Registration Bill, 2025 |
| Registration Process | Manual, paper-based, requiring physical visits to sub-registrar offices. | Fully digital, with online document submission, e-certificates, and digital record maintenance. |
| Scope of Compulsory Registration | Limited to sale deeds, gift deeds, leases over one year. | Expanded to include agreements to sell, powers-of-attorney, sale certificates, equitable mortgages, and company merger-related transfers. |
| Identity Verification | Relies on physical presence and manual verification. | Aadhaar-based (optional) with OTP/biometric authentication; alternative offline methods available. |
| Database Integration | No integration with other databases, leading to verification delays. | Seamless integration with land records and corporate registries for real-time validation. |
| Fraud Prevention | Limited safeguards, increasing risks of title fraud and disputes. | Digital signatures, biometrics, PAN submission, and provisions for physical appearance in fraud cases. |
| Refusal and Appeals | Limited clarity on refusal grounds; no standardized appeal process. | Clear refusal grounds (Section 58), appeal provisions (Sections 60–61), and judicial recourse (Section 63). |
| Administrative Structure | Rigid, with limited state-level flexibility. | Modernized with additional inspectors general and state rule-making authority. |
What it means for you?
To prepare for the implementation of the Registration Bill, 2025, individuals and businesses should consider the following:
- Stay Informed and Provide Feedback: Review the draft bill on https://dolr.gov.in and submit section-wise suggestions by June 25, 2025, to influence its final form. Stay updated on amendments via government announcements.
- Ensure Document Compliance: Verify that existing property documents (e.g., agreements to sell, powers-of-attorney) meet the expanded mandatory registration requirements. Consult legal experts to update non-compliant documents.
- Adopt Digital Tools: Familiarize yourself with online registration platforms and digital signatures. Individuals in rural areas should seek digital literacy training to access the new system. Businesses should invest in secure digital infrastructure.
- Leverage Database Integration: Use integrated land record systems for faster due diligence. Businesses, especially in real estate, should align internal systems with government databases to streamline transactions.
- Prepare for Fraud Prevention Measures: Ensure availability of Aadhaar, PAN, or alternative IDs for verification. Businesses should train staff on biometric and digital signature processes to avoid registration delays.
- Monitor Regional Variations: As states have rule-making authority, track state-specific regulations to ensure compliance, especially for businesses operating across multiple regions.
- Address Digital Access Challenges: Individuals in areas with limited internet should identify nearby government facilitation centres. Businesses should advocate for robust cybersecurity to protect against data breaches.
By proactively adapting to these changes, individuals can benefit from faster, transparent registrations, while businesses can reduce compliance burdens and enhance transaction efficiency in India’s modernized property registration ecosystem.