Buying a plot or land in Tamil Nadu is an exciting milestone — but before the property truly becomes yours, it must be legally registered in your name.

Land registration is the final step in property ownership, confirming your legal right to the land and protecting you from future disputes.

Here’s a detailed, easy-to-follow guide on the land registration process in Tamil Nadu, including documents, fees, and online steps.

🏠 1️⃣ What Is Land Registration and Why It’s Important

Land registration means recording the sale and ownership transfer of a property in the government’s official records.

✅ Why It’s Important

• Confirms you as the legal owner.

• Prevents future disputes or fraudulent claims.

• Helps in property tax, bank loans, and resale.

• Serves as proof of ownership for generations.

📋 2️⃣ Documents Required for Land Registration in Tamil Nadu

Before visiting the Sub-Registrar Office, keep the following documents ready:

🔹 Buyer’s Documents

• Aadhar card & PAN card (mandatory)

• Passport-size photos (2 copies)

• Sale Agreement (if already executed)

🔹 Seller’s Documents

• Original Sale Deed or Parent Document

• Patta / Chitta / FMB sketch

• Encumbrance Certificate (EC) – latest 15 or 30 years

• Property tax receipt and electricity bill (for address proof)

🔹 Other Required

• Approved layout plan (DTCP/CMDA approval)

• NOC (No Objection Certificate) if applicable

• Power of Attorney (if someone else is signing on behalf of the owner)

💰 3️⃣ Stamp Duty and Registration Charges in Tamil Nadu

In Tamil Nadu, property registration involves two main charges:

(Note: Stamp duty is calculated based on the higher of — market value or guideline value.)

🧾 4️⃣ Step-by-Step Land Registration Process

Let’s walk through the entire registration process — from verification to final handover.

🪜 Step 1: Verify Land Ownership and Documents

Before proceeding, verify:

• Title documents — check continuous ownership (Parent Document)

• Encumbrance Certificate (EC) — to ensure no loans or disputes

• Patta / Chitta — verify ownership with Tahsildar office or online (eservices.tn.gov.in)

✅ Tip: Visit the land physically and match it with the FMB sketch.

🪜 Step 2: Prepare the Sale Deed

The Sale Deed is the most crucial document that transfers ownership.
It should include:

• Complete property details (survey number, extent, boundaries)

• Sale consideration amount

• Buyer and seller details

• Witness signatures

You can get the Sale Deed drafted by an advocate or use the TNeGA online deed template.

🪜 Step 3: Calculate Stamp Duty & Registration Fees

Use the TNeGA or TNREGINET online calculator to estimate your charges:
🔗 https://tnreginet.gov.in

You can pay fees:

• Online (via TNeGA portal), or

• Directly at the Sub-Registrar Office via challan.

🪜 Step 4: Book Appointment at Sub-Registrar Office

After payment, book an appointment online through TNREGINET portal:

• Select “Document Registration” → Choose Sub-Registrar Office → Choose slot.

• Take a printout of your appointment confirmation.

🪜 Step 5: Visit the Sub-Registrar Office

Both buyer and seller (and witnesses) must appear in person with:

• Original documents

• ID proof

• Payment challan

• Sale deed in printed (stamp paper) format

Officials will:

• Verify identity and thumb impression.

• Record photographs and biometrics.

• Register the Sale Deed officially.

🪜 Step 6: Receive Registered Sale Deed

Once the registration is complete:

• You’ll receive the document number and receipt immediately.

• The digitally signed registered document can be downloaded later from TNREGINET.

The Sub-Registrar will send your document for Patta transfer automatically to the concerned Taluk Office.

🧩 5️⃣ Post-Registration Steps

🔹 1. Apply for Patta Transfer

Visit your Taluk office or apply online:

• Go to https://eservices.tn.gov.in/eservicesnew/land/patta

• Upload the registered Sale Deed.

• Once verified, Patta will be transferred to your name.

🔹 2. Update Property Tax Records

Change ownership name in local municipality records for future payments.

🔹 3. Store Documents Safely

Keep:

• Original Sale Deed

• EC copy showing your name

• Tax and utility bills updated

⚠️ 6️⃣ Common Mistakes to Avoid

• Not verifying EC and Patta before buying.

• Registering land with disputed ownership or missing parent documents.

• Paying cash instead of online for stamp duty (avoid middlemen).

• Failing to update Patta and Chitta post-registration.

🧠 Final Thoughts

Registering your land correctly in Tamil Nadu ensures your ownership is legally secure and free from future complications.
Though it may seem procedural, doing it right once protects your investment forever.

If you’re unsure, consult a civil engineer or legal expert to verify your documents before registration.