Documents needed at the Sub-Registrar office for a sale deed in Hyderabad and Telangana (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: for a sale deed at a Sub-Registrar office (SRO) in Hyderabad or anywhere in Telangana, the Registration & Stamps department's user guide lists: the original deed signed by all parties, the e-stamp / e-challan for the full stamp duty, transfer duty, registration fee and user charges, the Section 32A photo form, two witnesses with photo ID, address proof of sellers and witnesses, a frontal photo of the property, any GPA/SPA in original plus a copy, and copies of the link documents. You prepare the deed online (Public Data Entry), pay, and book a slot first.

The official checklist (Telangana)

From the checklist "at the time of presentation of the document" in the Registration User Guide linked from registration.telangana.gov.in (read 21 Oct 2026). Tick as you pack:

The original document bearing the signature of all parties
e-stamps / e-challan showing payment of full stamp duty, transfer duty (if any), registration fee and user charges
Section 32A photo form of executants, claimants and witnesses (Form 32A)
Two credible persons (witnesses) who will identify the parties, with their photo identity cards
Address proof of the executants and witnesses: Aadhaar card, passport, driving licence, PAN card, ration card or voter ID
Photograph of the frontal view of the property (the guide says 8/6 inches)
GPA / SPA, if any, in original and a photocopy
Copies of the link documents (the earlier deeds that show how the seller got the property)
Agricultural land only: Webland copy, and pattadar passbook and title deed in original with copies

The checklist above is quoted from the guide. The user guide PDF on the portal was created in 2018, so ask your SRO or check the slot-booking screen for anything added since (to verify).

Other rules in the same guide for a sale deed

Photos and thumb impressions of all parties: for a sale deed, every party's photo and thumb impression goes on the Section 32A proforma. For other documents only the presenter's.
Route map: a detailed route map showing the exact location is annexed; the guide calls it mandatory for non-agricultural property, with nearby landmarks marked.
PAN or Form 60/61: the guide says PAN numbers of seller and buyer go in the deed when the value exceeds Rs. 5 lakh, else Form 60 (non-agricultural income) or Form 61 (agricultural income). That threshold is from the 2018 guide; the current income-tax limit is to verify.
Translation: a deed in a language not used in the district needs a true translated copy in the local language.
Corrections: every addition, deletion or blank must be initialled or signed by the executant.
Prohibited list: property on the Section 22A prohibited lists is refused registration. Check it before you pay.
The SRO does not check title: the guide notes that under Registration Rule 58 the registering officer can't enquire into ownership. Your EC, local enquiry and a lawyer do that.

How the visit works (Telangana)

Prepare the deed on the Public Data Entry system and upload the required documents.
Pay online and book a slot (the slot booking advisory lists the same steps; you can cancel or reschedule on the portal).
At the SRO: the officer makes a check slip from your data, does Aadhaar e-KYC with fingerprints, verifies your e-challan, prints endorsements, assigns a document number and takes thumb impressions. The scanned deed is then downloadable from the portal.

The portal home page (21 Oct 2026) says: pay only through the pre-registration slot booking module; no payment link is sent by SMS.
It also says market values were revised from 05.06.2026, and people who booked slots earlier pay a deficit challan at the SRO; registration completes only after that payment.
The department's property transaction advisory asks you to tag the property location in the T-Registration mobile app and to type spellings, ages, addresses and property details exactly, to avoid mutation errors later. It also warns of forged powers of attorney "as if given by NRI principals".

Who brings what

Seller(s)	Buyer(s)	Two witnesses
Photo ID and address proof; PAN or Form 60/61; original link documents to show, plus copies; original GPA/SPA if signing for someone	Photo ID and address proof; PAN or Form 60/61; e-challan receipt; property photo; route map	Photo ID and address proof; must identify the parties; not a party to the deed (AP FAQ says 18+)

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

Related guides

Property in Vizag or Vijayawada? See the Andhra Pradesh 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 Hyderabad property checklist sample

A free sample from our Hyderabad property do-it-yourself pack for NRIs: which papers to ask for, which official portals to check, and in what order.

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FAQ

What documents are needed for sale deed registration in Hyderabad?

The Telangana Registration User Guide checklist: original deed signed by all parties, e-stamp/e-challan for full duty and fees, Section 32A photo form, two witnesses with photo ID, address proof of executants and witnesses, a frontal photo of the property, GPA/SPA if any (original and copy), and link document copies. Agricultural land also needs the Webland copy and pattadar passbook/title deed.

How many witnesses are needed at the SRO in Telangana?

Two credible persons who identify the parties, each with a photo identity card, per the department's checklist.

Do I need PAN for property registration in Telangana?

The department's guide says PAN of seller and buyer goes in the deed above a value threshold, otherwise Form 60 or 61. The guide's figure (Rs. 5 lakh) is from 2018, so confirm the current limit (to verify).

Can I pay the stamp duty at the SRO counter?

The portal says to pay only through the pre-registration slot booking module (e-challan). The exception it mentions is a deficit challan paid at the SRO by people who booked before the 05.06.2026 market value revision.

Does the Sub-Registrar check whether the seller owns the property?

No. The user guide says that under Registration Rule 58 the registering officer can't enquire into ownership. Check title with an EC, local enquiry 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.