Unregistered sale agreement or plain-paper sale (sada bainama) in Andhra Pradesh: risks and what to do
Short answer: in Andhra Pradesh, the Registration Department's own FAQ says title passes only on a registered deed: "right, title or interest can be acquired only if the deed is registered". An unregistered sale paper "will not be admissible in evidence (Sec.49 of Registration Act 1908)". On the official pages we read today we did not find an AP scheme like Telangana's section 6 regularisation, so treat a plain-paper sale (sada bainama) as a risk to fix before you pay, not after.
Unregistered paper in an AP deal: what the IGRS FAQs say and what to do
| Your situation | What the official FAQ says | What to do |
|---|---|---|
| Seller bought on plain paper (sada bainama) and wants to sell to you | "A seller can sell only what he possesses ... If the seller's title is defective, you will get only defective title." | Get the earlier owner to execute a registered deed in the seller's favour first, or walk away. Ask a lawyer. |
| You hold only an unregistered agreement of sale | Contracts to transfer for the purpose of s.53A of the Transfer of Property Act must be registered if executed after the 2000 amendment; if not, "they shall have no effect for the purposes of the said section 53A". | Register the agreement, or move to the registered sale deed quickly. |
| You hold only a GPA from the owner | The FAQ (Q33) calls it wrong to treat a General Power of Attorney as passing ownership, and tells buyers to register the sale deed. | Do not treat the GPA as ownership. Get a registered sale deed. |
| Deed signed but never registered | Q22: four months from signing to present it; the District Registrar may allow four more on a penalty (up to 10x the fee); "Thereafter it cannot be accepted for registration." | Count months from the signing date now. After eight months, a fresh deed is needed. |
| Seller signed but will not come to the office | Sub-Registrar issues notice; on refusal, apply to the District Registrar; then Civil Court (ss.73-77). | Keep proof of payment and talk to a lawyer before the time limit runs out. |
| Nil EC from the Sub-Registrar | "unregistered transactions are not included in this certificate" and "EC cannot be taken as a sole criterion to buy". | Ask the seller in writing about any plain-paper sale, and check possession on site. |
| Older deed in the chain was under-stamped | AP law creates "a charge over the property" for deficit stamp duty, and the present owner must pay it. | Check stamp duty on every link deed, not only the last one. |
Seven checks before you pay for land or a plot in Vizag, Vijayawada, Guntur or Tirupati districts
- Trace every link in the seller's title. The IGRS FAQ's source-of-title list expects a sale deed for a purchase and revenue entries plus the predecessor's title for an inheritance.
- Mark any plain-paper link (sada bainama, notarised agreement, unregistered receipt). Each one is a gap in title.
- For farm land, ask for the adangal or pahani, khata, pattadar passbook and title deed, as the FAQ suggests, and match them on Meebhoomi.
- Get a Sub-Registrar search and EC, and remember a Nil EC does not show unregistered deals.
- Check the s.22-A list: the FAQ lists documents barred from registration, including government, endowment, wakf and ceiling-surplus land.
- Place a public notice in a newspaper. The FAQ says it "helps in proving that you purchased the property bona fide and in good faith".
- Pay against a registered sale deed only, and have a lawyer check the chain. The FAQ itself advises: "Engage a competent lawyer".
Common mistake: accepting "it is an old family sada bainama, everyone knows it is ours" and paying an advance. A Nil EC will not show that paper, and the paper cannot be used as evidence of transfer in court (s.49). Fix the title first.
Related guides
- Agreement of sale vs sale deed
- Mutation (name transfer) after purchase
- Prohibited property check
- Encumbrance certificate online
- Power of attorney (GPA / SPA) rules
- Pattadar passbook after buying farm land
Buying in Telangana? See the Telangana unregistered-sale guide.
Not legal advice. This page summarises official pages read on 23 Oct 2026. Whether a particular unregistered sale can be fixed depends on its facts; a lawyer must check the title chain before you pay. Portals and rules change, so re-check each step.
A free sample from our Andhra Pradesh property do-it-yourself pack: which documents to keep, which portal to open, and in what order.
Get it free (instant download)FAQ
Is an unregistered sale agreement valid in Andhra Pradesh?
The IGRS AP FAQ says title passes only on a registered deed, and a compulsorily registrable deed that is not registered is not admissible in evidence (s.49 Registration Act). An unregistered agreement has no effect for the purposes of s.53A of the Transfer of Property Act.
Does a Nil EC show a sada bainama?
No. The IGRS FAQ says unregistered transactions are not included in an encumbrance certificate.
How long do I have to register a signed sale deed in AP?
Four months from signing, plus another four months with a penalty if the District Registrar permits. After that it cannot be accepted, per the IGRS FAQ.
Is there an AP regularisation scheme for plain-paper sales?
We did not find one on the official pages we read on 23 Oct 2026. Check with the Tahsildar office and a lawyer.
Official sources
- IGRS AP: FAQs on Registration Act (PDF)
- IGRS AP: Property Purchase Precautions (PDF)
- Meebhoomi (AP land records)
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.