Digital Property Registration & Beyond

The proposed Registration Bill 2025, replacing the antiquated colonial era Act, is meant to streamline the entire property registration process, making it simpler, easier, hassle-free, transparent and secure through online registration and digitization of   records and making the identification Aadhar-based. Maharashtra has already amended the Registration Act by introducing online registration and has even facilitated the registration of property from anywhere in the state. 

The Centre’s draft property registration bill assumes significance particularly in the backdrop of Supreme Court ruling that property registration on its own does not automatically confer ownership, especially when there are disputes regarding the title or possession. In such a case the registration alone will not be sufficient to determine ownership. The ruling underlined the complexity of the property registration process and need for digitization of property records. 

The absence of digitized land records with GIS mapping in urban areas and need for upgraded land and property information systems are majorly responsible for large number of property and land-related litigations. As of June 2024, property and family disputes accounted for more than three fourth of the total 4.5 crore pending cases in district courts.

Today in the absence of online property registration and lack of digitization of land records, there is lot of scope for frauds. Due to physical process, it is easier to manipulate land records, especially as these are not updated on time. This leaves their integration with registration system in limbo, providing ample opportunity for manipulation.In several cases, property's ownership history is not properly documented or verified, leading to legal issues. On the other hand, in digital records, it is not easy to forge documents or manipulate ownership. 

As the things stand, reforms are needed to enforce and protect property rights of consumers. The complex, ambiguous   and opaque rules and processes   involving discretionary powers, just don't only lead to arbitrariness and red tapism but also to corruption and frauds. The lack of accountability in the absence of proper regulatory mechanism, weak enforcement and monitoring and lack of proper grievance redressal mechanism only aggravates the situation. How the present property laws and systems are manipulated by corrupt officers in registry and revenue offices is clearly evident from Haryana's case. Early this year, Haryana government had identified 370 corrupt patwaris (revenue officers) and their 170 aides. The additional Chief Secretary of Haryana had asked all deputy commissioners to initiate an investigation against them facing allegations of corruption.  

Though digitization may well help toning up the entire system, bringing in efficiency and reducing the scope of tampering by vested interests, beyond digitization, more needs to be done to make the proposed property registration system more effective. The verifiable gaps between state and central data need to be filled up, land title digitalization should be speeded up and there should be digital land record integration at the national level. Real estate experts like Ashwinder Singh call for creating a unique property identification number -geotagged and Aadhar-linked verified to serve as a single authoritative record of a property. Further emphasis is put on codifying digital ownership disputes and redressal mechanism into legal system.  Real estate stakeholders give their opinion on the proposed Registration Act and what more needs to be done beyond this Act to make property registration truly simple and safe.

Shekhar G Patel, President CREDAI 

The central government's proposal to enable fully online registration of immovable property marks a landmark reform and a long-overdue modernization of India's real estate ecosystem. By mandating digital registration of key documents, including agreements to sell, powers of attorney, and sale certificates, the draft bill addresses long standing procedural gaps that often-caused ambiguity and delays. This will significantly enhance transparency, reduce fraud and improve ease of doing business for developers while providing greater legal assurance to homebuyers.

A standout feature is the integration of Aadhar-based identity verification and digital maintenance of land and property records. These measures pave the way for government -certified property titles, essential for introducing title insurance and demat-style ownership transfer, where property transactions become seamless as stock trading. Furthermore, linking registration systems with other official databases will ensure the real time validation of ownership and encumbrances, thereby reduce litigation and enhance buyer confidence. This reform will enhance the ease of doing business across high-growth urban corridors and Tier 2-3 cities alike. Overall, the reform lays the foundation for a unified, transparent and tech-enabled registration ecosystem, benefiting homebuyers, developers and investors, while accelerating formalization and long-term real estate sectoral growth.

Ashwinder R. Singh, Vice Chairman, BCD Group, Chairman, CII Real Estate, Advisor, NAR India

Online registration of property is a commendable step toward modernising one of India's most opaque processes. If implemented well, it can fundamentally transform the trust equation between citizens and the property registration system. But the real challenge is not the tech but trust. Digitisation alone is not the solution Unless backend systems are unified and biometric checks extended to agreements and POAs, we will end up digitizing paperwork without eliminating manipulation. True reform means enabling buyers across India and NRIs abroad to close deals without middlemen and backing it with a grievance system that works like UPI- fast, simple and accountable.

If well-executed, online registration is a historic opportunity. But it must be more than a surface change. When backed by verified titles, blockchain records, unique IDs and a strong grievance system, India won't just have a digital real estate economy - it will have one that is finally transparent, trustworthy and accessible across cities, towns and villages. That's when property ownership will move away from being a complex legacy to a simple, empowered citizen right.

G Hari Babu, National President, NAREDCO

The draft Registration Bill 2025 is a much-needed and timely step towards overhauling India's property registration system. The move to replace the century-old Registration Act of 1908 with a modern, digital and citizen-centric framework is commendable. It reflects a serious intent to simplify procedures, bring transparency and reduce the administrative burden on homebuyers, investors, and developers. 

This reform carries significant potential for the future of urban development, especially in the growing Tier 2 and Tier 3 cities, where demand for organized and legally secure real estate is increasing. A streamlined and tech-driven registration process will not only enhance ease of doing business but also boost confidence among stakeholders. Moreover, it supports the broader goals of the Smart City Mission by enabling seamless, paperless, and accountable systems on the ground. We believe that the final legislation will reflect the needs of a rapidly evolving India and serve as a catalyst for a more efficient, transparent and growth-oriented real estate.

Anuj Puri, Chairman, Anarock Group

The draft bill aims to provide complete online paperless registration of all property documents. The idea is to modernize and simplify the process, reduce paperwork, eliminate middle-men and reduce the possibility of fraud. 

To continue building transparency and convenience, policy reforms should involve integrating land records with registration systems, requiring digital verification, establishing time-bound service delivery, setting clear grievance redressal processes and issuing regular and easily comprehensible public awareness communications. Such steps can go a long way towards restoring trust and confidence among property buyers and provide a strong basis for a faster, safer and more efficient property registration system. 

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