Registry Special Cases in Bihar: Home Registration, e-Stamp Refund, Deed Correction

Registration at home for people aged 75+ or unwell

The seller normally has to come to the registry office. But Bihar's 2026 rules treat anyone aged 75 or above as a person with bodily infirmity. So the officer can come to them instead.

These fees are on top of stamp duty and the registration fee. Source: Bihar Registration Rules 2026, fee appendix, as amended on 5 August 2026.

How it works

• The officer either comes himself or sends a salaried staff member "on commission".
• At the home, they take the photo and the fingerprint/iris of the person signing the deed.
• If that person lives in another sub-district, the commission goes to the registry officer of their area.
• The deed is then registered at once, through the same online system.
• Registry offices may also set up Mobile Registration Units. They register deeds at the person's home or another place they name, after the fee is paid in advance.

The original 2026 rules said 80 years. An amendment of 5 August 2026 lowered it to 75. Ask your sub-registry office how to apply, and book it before the slot date.

Bought an e-Stamp but the registry didn't happen: can you get a refund?

Yes, minus a deduction. The Bihar e-Stamp Rules 2026 allow a refund of a "spoiled", "misused" or "not required" e-Stamp certificate or e-Stamp code.

1. Apply online through the e-registration system in Form-E, with the e-Stamp certificate.
2. Apply in time: to the Collector / divisional AIG, within one year of the date the e-Stamp was issued.
3. Verification: the Collector takes an affidavit from the service provider. It confirms the e-Stamp is genuine, shows the challan, and confirms it was not used for any registry.
4. Refund: stamp duty, registration fee and other fees are each refunded separately, less 10% of the amount (minimum ₹200, maximum ₹5,000).

The registry office's payment officer pays the money after the sanction order. The power to accept refund claims can also be given to a registering officer.

Example: you bought ₹2,80,000 of e-Stamp for a ₹40 lakh plot, and the deal fell through. 10% would be ₹28,000, but the cap is ₹5,000. So you get ₹2,75,000 back for the stamp duty. Even so, don't buy the e-Stamp until the deal is certain.

Printing error, not a cancelled deal? If a printed e-Stamp certificate is spoiled before anything is written on it, the service provider can re-issue it. They apply in Form-D and need the registering officer's written permission.

Source: Bihar e-Stamp Rules 2026 (Gazette No. 606).

Found a mistake in the registered deed?

An error in a registered deed is fixed with a rectification deed, a supplementary document registered later. The rules draw a sharp line between two kinds of change:

• A rectification deed does not create or transfer any right by itself. It only corrects the earlier deed.
• The registering officer checks the correction and takes responsibility for it.
• The officer then notes the gist of the correction on the registry record. It is also noted on the original deed, if you present it.

Why it matters: a price or area change on a ₹40 lakh plot means paying duty and fee all over again. And it is at today's MVR. Checking the preview against the jamabandi, khatiyan and Aadhaar before e-Signing is the cheapest protection you have.

Source: Bihar Registration Rules 2026, supplementary documents.

What should you do? (Our advice)

• Seller aged 75+? Book the ₹1,000 home registration in advance instead of bringing them to the office.
• Buy the e-Stamp last, once the price, the papers and the registry date are all final.
• Deal cancelled? Claim the e-Stamp refund at once. The one-year limit runs from the date of issue.
• Read the draft line by line before e-Signing. A wrong price or area later costs as much as a fresh deed.
• Found a small error? Fix it with a rectification deed before you apply for dakhil-kharij, so the records match.

Registry special cases: FAQs

1. My father is 78 and lives in another district. Can he register from home?

   Yes. At 75 or above he counts as a person with bodily infirmity. If he lives in another sub-district, the commission goes to the registry officer of his area. They take his photo and biometrics there.

2. Is the 10% deduction taken on the whole e-Stamp amount?

   The rules say each head (stamp duty, registration fee, other fees) is refunded separately. 10% of the deposited amount is deducted. The deduction is at least ₹200 and at most ₹5,000.

3. Can I correct my father's name spelling in the deed?

   Yes, with a rectification deed. A small spelling correction that does not change the name completely is a minor correction. Replacing a name or adding a new party counts as a material alteration and costs like a new deed.

4. Does a rectification deed give anyone new rights in the land?

   No. It only corrects the earlier deed. It does not create, transfer, limit or end any right. It is also not a fresh instrument under the Stamp Act.