Most registry trouble is written into the deed on the day it is signed, not discovered later. We get the clauses, the circle rate and the correct office right the first time — and an advocate from our side stands with you at the counter.
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.
Broker-supplied drafts routinely leave out the title warranty and indemnity clauses. Without them, you have no written recourse against the seller if a co-sharer's claim, an undisclosed bank charge or a family partition suit surfaces after registration.
Bihar's Minimum Value Register sets different rates by mauza and by land category — main road, branch road, residential, commercial, agricultural. Applying the wrong category under-stamps the deed and can be reopened later with a penalty.
Between the queue, biometric capture and the clerk's queries, first-time buyers sign what they are handed. Clauses about payment mode, possession date and who bears past dues get read for the first time months later — often in a dispute.
Every instrument below is drafted or vetted by an advocate on our team, against your actual parent deed and revenue record — not filled into a stock format.
Payment milestones with dates, token forfeiture terms stated in figures rather than adjectives, the seller's obligation to clear encumbrances and get the Jamabandi updated before execution, and a written exit route if a title defect surfaces during the agreement period.
Boundaries on all four sides, khata and khesra (plot) number, thana number and mauza, area in the same unit as the parent deed, full payment schedule with mode of payment, and title warranty and indemnity clauses that survive registration.
Drafted 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 NRI or out-of-station sellers, relinquishment deed, rectification deed for errors in an already-registered document, 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 prepare the application, we do not 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.
Most of urban Patna — Boring Road, Bailey Road, Kankarbagh, Rajendra Nagar, Patliputra and the central wards.
Danapur, Khagaul, Saguna More, Gola Road, Rupaspur and the western belt towards Bihta.
Patna City (Patna Sahib), Gulzarbagh, Agamkuan and the eastern belt along the Bypass.
Southern and rural blocks of Patna district — registry office is fixed by where the land sits.
You approve the draft before anything is stamped, and you know the total cost before step 3.
Share the previous title deed, Jamabandi / rent receipt (lagaan rasid), Khatiyan or LPC if available, identity proof of both parties, 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.
An advocate drafts the deed and we send you a PDF. You get one walkthrough call to understand each clause, and revisions until the draft says what you actually agreed. Nothing moves to stamping until you confirm in writing.
We check the Minimum Value Register (MVR) rate for your specific mauza and land category, compute duty on the higher of the MVR value and the agreed price, and help you book the execution slot through e-Nibandhan at the correct registry office.
Your advocate attends with you — photo and biometric capture, witness formalities, answering the registry clerk's queries, and confirming the registered document is generated before you leave.
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 | PP Properties Registry Assistance |
|---|---|---|---|
| Draft quality | Reused template with names swapped | Deed-writer format, clauses unread | Advocate-drafted, with title warranty and indemnity clauses |
| 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 | Advocate attends with you, start to finish |
| After registration | Contact goes cold | Dakhil-kharij often forgotten | Written dakhil-kharij (mutation) roadmap handed over the same week |
| 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.
Deed drafting and Sub-Registrar attendance are carried out by advocates enrolled with the Bar Council, acting in their professional capacity. PP Properties is a property services company and does not itself practise law or represent clients in court. 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 verified against IGRSUP for each transaction. Nothing here is legal advice.
