Checked on 8 August 2026. Rates, rules and portals in Karnataka change, sometimes at short notice. Treat this as an orientation, not as advice on your own transaction, and have your advocate confirm anything that decides money.
Before the day
Registration is the last step, not the first. By the time you reach the sub-registrar you should already have a title search behind you, a 30-year encumbrance certificate, the RTC and mutation register in the seller's name, and a sale deed drafted by your own advocate rather than the seller's.
The sale deed is drafted, the stamp duty is computed on the higher of consideration or guidance value, and the duty is paid through Kaveri Online Services as an e-stamp. A slot at the sub-registrar's office is booked on the same portal. Doing the e-stamping and the booking in advance is what turns registration from a day of queuing into an appointment.
What happens at the sub-registrar's office
Buyer and seller both attend, with two witnesses. Bring originals: the drafted sale deed, the e-stamp certificate, the previous sale deed or title document, the encumbrance certificate, khata and tax paid receipts, and Aadhaar and PAN for both sides with photographs. Agricultural land brings its own set, principally the RTC or pahani.
The parties sign, photographs and thumb impressions are captured, the registration fee is paid, and the document is registered. You will usually collect the registered deed later rather than the same hour.
If either party cannot attend in person, a properly executed power of attorney is required, and a general power of attorney used to avoid duty is a different thing entirely and a known source of trouble. Take advice before going down that road.
The part people forget: after registration
A registered sale deed proves the transfer happened. It does not, by itself, move the revenue records into your name. Two things must follow.
Mutation updates the revenue record, so the RTC for that survey number shows you as the holder. Khata transfer moves the property tax account. Until both are done, you own the land but the records still point at the seller, which becomes somebody else's problem when you sell or borrow against it.
Start both immediately. On plantation land in the taluks they can take weeks, and the queue does not get shorter for waiting.
Common questions
What is Kaveri 2.0?
It is Karnataka's online registration system, at kaverionline.karnataka.gov.in. You use it to compute and pay stamp duty as an e-stamp, and to book a slot at the sub-registrar's office, so that the visit itself is an appointment rather than a day of queuing.
Who has to be present at registration?
The buyer, the seller and two witnesses, with original documents and photo identification. If a party cannot attend, a properly executed power of attorney is needed. Take advice before using a general power of attorney, because it is often used to avoid duty and that creates problems later.
What documents do I need on registration day?
The drafted sale deed, the e-stamp certificate from Kaveri, the previous sale deed or title document, the encumbrance certificate, khata and tax paid receipts, and Aadhaar and PAN with photographs for both sides. For agricultural land, the RTC or pahani as well.
Is registration the end of the process?
No, and this is the step most buyers miss. The registered deed proves the transfer, but the revenue records still show the seller until mutation is done, and the tax account still sits with them until khata transfer is done. Begin both immediately after registration.
How long does mutation take on plantation land?
Longer than in town. In the taluks it commonly runs to weeks rather than days, depending on the office and the season. Nothing is gained by delaying the application.
Can I register a property without visiting Chikkamagaluru?
Not in the ordinary way. Registration is done in person at the sub-registrar's office with the parties and witnesses present, which is why buyers from Bengaluru plan a specific trip for it. A power of attorney is the exception rather than the norm and needs proper advice.
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