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The loan is sanctioned, the sale deed draft has gone back and forth with the seller's lawyer twice, and now everyone is asking the same question: when is the registration? In Karnataka, the answer depends less on the sub-registrar's diary and more on how quickly you finish the online steps on Kaveri 2.0.
Kaveri 2.0 is the state's online system for registering property documents. You enter the details, upload the deed, pay stamp duty and the registration fee, and book a time at the sub-registrar office. The visit itself is mostly for identity checks, photos and biometrics. Here is how it works as of November 2026, and where people usually get stuck.
Before you log in: get these ready
Half the delays on registration day come from a missing paper or a spelling that does not match. Collect these first.
- Final sale deed draft, agreed by both sides (and by your lender, if you have a home loan).
- ID and PAN for every buyer and seller, with names spelt exactly as on Aadhaar and PAN.
- Property identity: inside Bengaluru city limits this means the e-Khata and its property ID. Registration of city properties now runs through the e-Khata system, so a missing or unverified e-Khata will hold things up.
- Previous title deed and the chain of ownership documents.
- Latest property tax receipt.
- Encumbrance certificate, which you can download from Kaveri itself for records from April 2004 onwards.
- For a new flat: occupancy certificate (or completion certificate), RERA registration details and the allotment letter.
- TDS proof: if the price is ₹50 lakh or more, the buyer deducts 1% TDS and files it online before registration. Keep the acknowledgement handy.
- Two witnesses with their ID proof, and passport-size photos if your sub-registrar office asks for them.
Step-by-step: registering on Kaveri 2.0
- Create an account on the Kaveri online services portal (kaveri.karnataka.gov.in) with your mobile number and email, verified by OTP. One person, usually the buyer or their lawyer, handles the online part.
- Check the guidance value for the property's area. Stamp duty and the registration fee are calculated on the higher of the guidance value and the price in your deed.
- Do the pre-registration data entry. Choose the document type (sale deed), the district and the sub-registrar office that covers the property's location. Then enter property details, the sale amount, and details of every buyer, seller and witness.
- Upload the documents: the deed draft, IDs and supporting papers.
- Submit for checking. The sub-registrar's office reviews your entry. If something is off, it comes back for correction. Once cleared, the portal shows the final stamp duty and fee.
- Pay online. Pay stamp duty and the registration fee through the portal and save every receipt.
- Book a slot. Pick an available date and time at your sub-registrar office. Note the appointment reference.
- Visit the office. Buyers, sellers and witnesses attend with original documents. The office matches your originals against the online entry, takes photos, fingerprints and signatures, and registers the deed.
- Download the registered deed. The scanned, registered document becomes available on the portal. Keep the digital copy and the original safely.
What it costs: a worked example
As of November 2026, Karnataka charges stamp duty in slabs, commonly given as 2% for properties up to ₹20 lakh, 3% from ₹20 lakh to ₹45 lakh, and 5% above ₹45 lakh, plus a small cess and surcharge on the duty. The registration fee was raised from 1% to 2% from 31 August 2025. Both are charged on the higher of guidance value and sale price.
Say you buy a flat in Bengaluru for ₹90 lakh, and the guidance value works out to ₹82 lakh. Charges are on ₹90 lakh:
- Stamp duty at 5%: ₹4,50,000
- Registration fee at 2%: ₹1,80,000
- Cess and surcharge: added by the portal on top of the duty
- Total before cess and surcharge: ₹6,30,000
These amounts are usually paid from your own funds, not the home loan, so plan for them alongside the down payment. Rates and guidance values can change, so always use the calculator on the Kaveri portal before you pay. Our separate guide on stamp duty and registration in Bengaluru goes deeper on the charges themselves.
Slot booking tips
- Book only after payment is confirmed. If a payment shows as pending, check the payment status in your dashboard before paying again. Double payments take time to get back.
- Pick the right office. Each property falls under one sub-registrar office. Choosing the wrong one means starting the data entry again.
- Check everyone's availability first. If the seller, a co-owner or a witness cannot come, the slot is wasted and you have to book again.
- Book early in the day if you can. Server load is heavier during office hours, and morning slots leave time to fix a problem the same day.
- Coordinate with the bank. If the seller has a loan, their lender must bring the original documents and receive payment. Your own lender will want to collect the registered deed. Confirm both banks' representatives have the date.
Common errors, and how to avoid them
Name mismatches
'K. Ramesh' on PAN and 'Ramesh Kumar' on Aadhaar will cause trouble at biometric verification and later for your loan and khata. Use the exact spelling from Aadhaar everywhere, and fix any mismatch in your IDs before registration day.
Wrong property details
Area units (sq ft versus sq m), the wrong flat number, or a property ID that does not match the e-Khata are common reasons an entry bounces back. Copy details directly from the e-Khata and the previous deed.
Undervaluing the deed
Writing a price below the guidance value does not reduce your stamp duty, because duty is charged on the higher figure anyway. It can also create income tax questions for both sides. Keep the deed price honest.
Power of attorney problems
If someone signs for a seller abroad, the power of attorney must be properly executed and, if signed outside India, adjudicated in Karnataka within the time limit. Get your lawyer to check it well before the slot.
Forgetting TDS
Missing the 1% TDS on a ₹50 lakh-plus purchase does not always stop registration, but it creates interest and penalties for the buyer later. File the TDS statement (familiar as Form 26QB) and pay the tax before the visit.
After registration
Registration makes the sale legal, but your name still has to reach other records. Next comes the khata transfer with your city corporation or panchayat, then property tax, and then the electricity and water connections. Each depends on the registered deed, so download it, keep several copies, and start these steps within a few weeks.
Frequently asked questions
Do both buyer and seller need to go to the sub-registrar office?
Yes, in general every party signing the deed must attend for photos and biometrics, along with the witnesses. If someone cannot attend, they need a properly executed power of attorney.
Can I register without an e-Khata in Bengaluru?
For properties inside Bengaluru city limits, sub-registrars have been told not to register properties without the e-Khata. Get it sorted with the seller before you book a slot.
How long does the office visit take?
If your data entry is accurate and everyone is present with originals, it can take as little as 10 to 15 minutes. Mistakes in the online entry are the main reason it drags on.
Can I correct a mistake after registration?
Small errors are fixed through a rectification deed, which both parties sign and register again. It is far easier to check the draft carefully before the visit. For anything unusual, speak to a property lawyer.
If you would like someone to check the documents and the draft deed before your registration slot, Skyros Estates can help with document checks and coordination with your lender.
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