Documents needed at the Sub-Registrar office for a sale deed in Andhra Pradesh (Vizag, Vijayawada): official checklist

Official pages read on 21 Oct 2026 · Not legal advice · Government websites change, so re-check before you rely on a step.

Short answer: AP IGRS's official checklist for registering a document at a Sub-Registrar office in Visakhapatnam, Vijayawada or anywhere in Andhra Pradesh is short: Aadhaar cards of the seller(s), buyer(s) and two witnesses (passport for an NRI), PAN cards, link documents, ROR(IB) for agricultural land, a photograph of the house/site, a route map to the property and the tax receipt. Present the signed deed within four months of signing.

The official checklist (Andhra Pradesh)

Quoted from the Registration checklist page on registration.ap.gov.in (read 21 Oct 2026). Tick as you pack:

Aadhaar cards of vendor(s), vendee(s) and two witnesses, and passport in case of NRI
PAN cards
Link documents (the earlier deeds that show how the seller got the property)
ROR(IB) in case of agricultural lands
Photograph of the house / site
Route map leading to the property
Tax receipt

Also carry the deed itself, signed, and proof that stamp duty and fees are paid. The checklist page doesn't list these, but the department's procedure (below) checks both.

What the SRO checks (AP procedure)

From the department's document registration procedure:

Prepare the deed yourself or on the department's free Public Data Entry (PDE) module.
Present it to the registering officer, who checks the recitals and the link documents.
The Senior Assistant checks the prohibited properties list, then the ROR(IB) for agricultural land or the tax receipts for non-agricultural property, that the property stands in the sellers' names, that the market value is correctly adopted and the duties sufficiently paid.
A registration check slip and cash receipt are generated.
Photos and fingerprints of parties and witnesses are captured electronically, endorsements are signed, and the Sub-Registrar assigns a document number.
The deed is scanned and digitally signed at the end of the day.

Deadlines, timings and who must come (AP FAQ)

Four months: present within four months of signing. After that, up to another four months with a penalty (the Registration FAQ says up to ten times the registration fee, with the District Registrar's permission). Never after eight months.
Signed abroad: the four months run from the date the deed first arrives in India; keep proof such as the courier receipt.
Office hours: deeds are generally accepted between 10:30 am and 5 pm.
Witnesses: anyone 18 or older who is not a party may sign as witness. Two identifying witnesses confirm who the executants are; without them the officer may refuse registration.
Who must be present: the executant must appear to admit signing, unless they gave an agent a power of attorney attested under Section 33 of the Registration Act.
Form 32A: photos and left-thumb impressions go on the Section 32A form. The Property Purchase FAQ says this applies to both sellers and buyers in sale deeds, from 2001.

Before you book: three checks from the AP Property Purchase FAQ

Inspect the seller's original documents; watch for colour photocopies passed off as originals.
Check that all property taxes, water and electricity bills are paid and that the owner's name on the tax receipt is right.
For a flat, check whether it is part of the area mortgaged to the municipality: the FAQ says a registered sale deed can't be had until the municipality releases it.

Who brings what

Seller(s)	Buyer(s)	Two witnesses
Aadhaar (passport if NRI); PAN; link documents; tax receipt; ROR(IB) if agricultural	Aadhaar (passport if NRI); PAN; proof of duty and fee payment; house/site photo; route map	Aadhaar; 18+ and not a party to the deed

Our split of the official list by person. Your SRO's own list wins.

Related guides

Property in Hyderabad? See the Telangana SRO documents guide.

This page summarises public department material. It can't tell you whether a particular deed or property is in order. Not legal advice.

Free NRI Andhra Pradesh property checklist sample

A free sample from our Andhra Pradesh property do-it-yourself pack for NRIs: which portal to open, in what order, what to ask for, and what to keep on file.

Get it free (instant download)

Free, no card needed. Made by a small team in Telangana.

FAQ

What documents are needed for sale deed registration in Andhra Pradesh?

AP IGRS's checklist: Aadhaar cards of sellers, buyers and two witnesses (passport for an NRI), PAN cards, link documents, ROR(IB) for agricultural land, a photograph of the house/site, a route map to the property and the tax receipt.

How many witnesses are needed at the SRO in AP?

Two. The AP Registration FAQ says two identifying witnesses confirm the executants, and without them the officer may refuse registration. A witness must be 18 or older and not a party.

How long after signing can a sale deed be registered in AP?

Within four months of signing. Up to eight months with a penalty (up to ten times the registration fee, with the District Registrar's permission). Not after eight months.

I signed the deed abroad. When must it be presented?

Within four months of the document's arrival in India. Keep proof of the arrival date, such as the courier receipt.

Does the SRO verify the seller's title?

It checks the prohibited list, ROR(IB) or tax receipts, that the property is in the sellers' names, and market value and duty. That isn't a full title check, so use an EC and a lawyer. Not legal advice.

Official sources

Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.