Buyers Guide

Property Registration
Guide

A complete step-by-step guide to registering your Mauli Sai property in Maharashtra from document preparation to receiving your registered deed.

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RERA Approved Projects

All Mauli Sai properties are RERA registered with clear titles

APF Approved by Banks

Approved Project Financing status with all leading banks and financial institutions

CRM Team Support

Our CRM team guides you through every step of the registration process

Step-by-step process

Registration
Process Overview

Follow these six stages to successfully register your Mauli Sai property in Maharashtra. Our sales team supports you at every milestone.

Pre-Registration

Agreement to Sale

After booking your unit and paying the booking amount, an Agreement to Sale is executed between you and Mauli Sai Developers. This legal document outlines the property details, sale consideration, payment schedule, possession date and terms. It must be signed by both parties on non-judicial stamp paper.

Ensure all property details match the RERA-registered information

Financial

Stamp Duty Payment

Stamp duty is a state government tax paid on the transfer of property. In Maharashtra, stamp duty for residential property is 5% of the market value or agreement value whichever is higher. Women buyers benefit from a 1% concession (4%). Payment is made online via the Government Receipt Accounting System (GRAS) portal or through authorised banks.

Circle rate / ready reckoner rate applies if higher than agreement value

Documentation

Document Preparation

Compile all required documents before visiting the Sub-Registrar Office (SRO). This includes the original sale deed (drafted by a legal expert), proof of identity and address for buyer and seller, property card, previous ownership documents, encumbrance certificate, and proof of stamp duty payment. Joint ownership requires all co-owners to be present.

Carry both originals and self-attested photocopies of all documents

Registration

Appointment at Sub-Registrar Office

Book an appointment at the jurisdictional Sub-Registrar's Office (SRO) through the IGR Maharashtra online portal (igrmaharashtra.gov.in). Both buyer and seller must be physically present along with two witnesses. The registration fee of 1% of property value (capped at ₹30,000 for residential) is payable at this stage. Biometric data and photographs will be recorded.

SRO jurisdiction is determined by the property's location

Post-Registration

Index II & Mutation

After registration, collect the Index II an official extract from the Sub-Registrar's records that serves as confirmation of registration. Subsequently, apply for mutation (Ferfar) at the local municipal authority or gram panchayat to update the revenue records in your name. This is a critical step for property tax assessment and future transactions.

Index II is available online via the IGR Maharashtra portal within 3–5 days

Completion

Possession & Society Transfer

Upon possession, Mauli Sai Developers issues a Possession Letter and Occupation Certificate (OC). Ensure property tax is transferred to your name with the local civic body. Once the housing society is formed, membership transfer is completed by submitting the registered sale deed and share certificate application to the managing committee.

Occupation Certificate (OC) is mandatory for lawful possession

Checklist

Documents
Required

Ensure you have these documents ready before your Sub-Registrar appointment to avoid delays.

Buyer Identity & Address

PAN Card (mandatory)
Aadhaar Card
Passport / Driving Licence
Utility bill (address proof)
Passport size photographs (2)

Property Documents

Original Sale Deed (drafted)
Agreement to Sale
Property Card / 7/12 extract
Encumbrance Certificate
Completion / OC Certificate

Financial Documents

Stamp duty payment receipt (GRAS)
Registration fee demand draft / challan
Home loan sanction letter (if applicable)
Bank NOC (for loan properties)
Form 26AS (TDS on property > ₹50L)

Witnesses (2 Required)

Government-issued photo ID of both witnesses
Address proof of both witnesses
Witnesses must be present in person at SRO
Witnesses must not be family members (recommended)

Developer Documents

RERA registration certificate
Approved building plan
Commencement Certificate (CC)
NOC from relevant authorities
Share certificate (post-society formation)

NRI Additional Documents

Valid Passport & Visa copy
PIO / OCI card (if applicable)
NRE / NRO bank account statements
Power of Attorney (if buying remotely)
FEMA declaration form

Financial Planning

Registration
Costs & Charges

Understanding total registration costs helps you plan your finances accurately beyond the property price.

Stamp Duty Maharashtra

Male Buyer 5% of property value

Female Buyer 4% of property value

Joint (Male + Female) 4.5% of property value

Metro Cess (Mumbai) 1% additional

Local Body Tax (LBT) Varies by municipality

Basis for Calculation Higher of: Agreement value or Ready Reckoner Rate

Registration & Other Charges

Registration Fee 1% (max ₹30,000)

Legal / Documentation Fee ₹5,000 – ₹15,000 approx.

Franking Charges 0.1% of property value

Mutation / Transfer Fee ₹1,000 – ₹5,000 approx.

Society Transfer Fee As per society bye-laws

GST on Under-Construction 5% (excl. land value)

Common Questions

Frequently Asked
Questions

Answers to the most common questions we receive from buyers about the registration process.

Is property registration mandatory in Maharashtra?

Yes. Under the Registration Act, 1908, registration of a sale deed is compulsory for all immovable properties valued above ₹100. An unregistered property document is inadmissible as evidence in a court of law and does not confer legal title to the buyer. Registration must be completed within 4 months of execution of the sale deed.

Can I register the property online / without visiting the SRO?

You can book your appointment and pay stamp duty online through the IGR Maharashtra portal. However, physical presence of the buyer, seller and two witnesses at the SRO is mandatory for biometric verification and document execution. NRIs purchasing remotely must provide a registered Power of Attorney to their authorised representative.

What is the difference between stamp duty and registration fee?

Stamp duty is a tax levied by the state government on property transactions, calculated as a percentage of the property value. Registration fee is a separate government charge for recording the transaction in official records. Both are mandatory but are distinct charges stamp duty is typically 4–6% while registration fee is capped at ₹30,000 in Maharashtra.

Can stamp duty paid be claimed as a tax deduction?

Yes. Under the applicable provisions of the Income Tax Act, you can claim a deduction for stamp duty and registration charges up to a maximum of ₹1.5 lakhs, subject to the overall limit for this category of deduction. This deduction can be claimed in the year of actual payment. This is applicable only for the first-time purchase of a residential property for self-occupation. Please consult a tax advisor to confirm the exact section applicable for your assessment year.

Do all Mauli Sai projects have clear titles and RERA registration?

Yes. All Mauli Sai Developers properties offered for sale have clear, marketable titles and are RERA registered. All projects are also approved by leading banks and financial institutions for home loan disbursement. Our sales team can share the RERA registration number and title documents for due diligence.

What happens if the property is purchased jointly?

In a joint purchase, all co-buyers must be named in the sale deed and must be physically present at the SRO for registration. If one of the joint buyers is a woman, the stamp duty rate is averaged (4.5% instead of 5% in Maharashtra). Each co-owner's share of the property and respective rights should be clearly defined in the sale deed.

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