Patna Registry Help
Before you sign, Prem ji reads your agreement and sale deed, works out the stamp duty and confirms the right office.
None of these show up on the day of registration. They appear when you try to sell, mortgage, or defend the property — usually years later, when the other side has moved on.
Drafts given by brokers often leave out the lines where the seller promises the title is clean and agrees to pay you if it is not. Without these lines, you have nothing in writing against the seller if a co-owner, a hidden bank loan or a family partition case comes up after the registry.
Bihar's MVR (Minimum Value Register) has different rates for each mauza and each land type — main road, branch road, residential, commercial, agricultural. If the wrong type is used, too little stamp duty is paid, and the case can be opened again later with a penalty.
With the queue, the fingerprints and the clerk's questions, first-time buyers sign whatever they are given. Points like how the money is paid, the possession date and who pays old dues are often read for the first time months later — usually during a dispute.
Before you sign, each document below is read against your actual parent deed and revenue record. If a new deed has to be drafted, we tell you what it must contain and can put you in touch with a lawyer — their fee is told before work.
Payment dates and amounts. How much of the token is lost or returned, written as a clear amount. The seller's duty to clear any loan or charge and update the jamabandi before the sale deed is signed. And a written way out for you if a problem in the title is found during this time.
Boundaries on all four sides, khata and khesra (plot) number, thana number and mauza, area in the same unit as the seller's old deed, full payment details with how each amount is paid, and the seller's written promise that the title is clean — with a promise to pay you back if it is not.
Checked so the relationship and share of each family member is stated clearly, with the supporting documents the Sub-Registrar will ask to see attached correctly — the most common source of later family disputes over ancestral land.
Power of Attorney for sellers living outside Bihar or abroad, release deed (when a family member gives up their share), correction deed (to fix a mistake in a deed that is already registered), and possession letters.
Duty is charged on the higher of the MVR value and the agreed price. Check these before the deed is drafted — they cannot be fixed after registration.
Rates, ceilings and concessions change by government notification. We verify the current position for your specific transaction before you pay. Stamp duty and registration fee are paid in the buyer's own name, directly to the government — we never handle your funds.
Jurisdiction follows the property, not your address. Presenting a deed at the wrong office wastes a slot and a day — we confirm the correct office before anything is booked.
The district office in Patna. Paperless since 17 August 2026 (Gazette No. 984).
Sub-registry offices on the city side. Paperless since 17 August 2026 (Gazette No. 984).
Sub-registry offices for the outer blocks. Paperless since 17 August 2026 (Gazette No. 984).
Sub-registry offices that went paperless first, on 18 July 2026 (Gazette No. 760).
You know the cost before anything is paid, and nothing is signed until you understand it.
Share the previous title deed, Jamabandi / rent receipt (lagaan rasid), Khatiyan or LPC if available, and the agreed price and payment terms — on WhatsApp. We read the parent deed and the Jamabandi first, because most registry problems are already visible there.
We read the agreement or sale deed draft line by line — boundaries, khata-khesra, area, payment terms, the seller's promise of a clean title — and tell you clearly what must change before anyone signs.
We check the Minimum Value Register (MVR) rate for your mauza and land category, work out the duty on the higher of the MVR value and the agreed price, and confirm the correct registry office before the slot is booked on e-Nibandhan.
We tell you in advance what happens at the office — Aadhaar e-sign, photo and biometrics, witnesses — and what to carry, so there are no surprises on the day.
Most problems are already visible in the previous title document. Share it on WhatsApp — we will tell you what needs fixing before you pay a token. No charge for the initial review.
A plain comparison of how the same registry runs three different ways.
| Stage | Broker-arranged | Self-managed | With PP Properties |
|---|---|---|---|
| Draft quality | Reused template with names swapped | Deed-writer format, clauses unread | Read line by line; seller's clean-title promise checked |
| MVR (circle rate) | Estimated verbally | Whatever the deed writer assumes | Checked for your exact mauza and land category |
| Women buyer rate | Rarely raised | Missed if you did not know to ask | Lower duty for women buyers checked and applied |
| Registry day | You are handed to a tout | You queue and guess | You know every step and paper in advance |
| After registration | Contact goes cold | Dakhil-kharij often forgotten | Dakhil-kharij steps explained so it is not forgotten |
| What you pay | Percentage of deal value | Unpredictable | Fixed fee, quoted before work starts |
Fixed, quoted in writing before work starts. Government stamp duty and registration fee are statutory charges you pay directly to the state — they never route through us.
Answers to what buyers ask before a Patna registry.
PP Properties is a property advisory firm and does not practise law or represent clients in court; where a lawyer is needed, we say so. Stamp duty rates, circle rates and concessions are set by the Government of Bihar and change by notification — figures on this page are indicative and are checked against the current notification for each transaction. Nothing here is legal advice.
