Is an e-Search Index-II a certified copy?

No. The e-Search page says data and documents from the system are for information only, are not certified by the department, and are not an ownership certificate. For a certified copy, apply to the Sub-Registrar. Under section 57(5) of the Registration Act, certified copies are admissible to prove the contents of the original documents.

Why does my search show no result?

Check the spelling of the village. The user guide suggests forms such as Daadar for Dadar and Maazgaon for Mazgaon. Enter the property number in numerals only. Data from 1985 to 2002 is available only for selected offices. Powers of attorney and wills are never shown in e-Search results.

Do I need separate accounts for the free and paid e-Search?

Yes. The free e-Search user guide says both applications need separate user registration, and users of the free version cannot use the paid version. The paid e-Search also says a search fee paid online can be used for the same physical search at the Sub-Registrar office, without paying again.

How do I get a certified copy of an Index-II?

If you ask at the time of registration, the IGR fee table says no fee is charged for the Index-II copy. Later, apply at the Sub-Registrar office. The IGR form asks for a Rs 5 copy fee, a Rs 5 court-fee stamp on the application and a Rs 20 court-fee stamp for each copy.

Will Index-II show a mortgage by deposit of title deeds?

Section 89B of the Registration Act, as applicable in Maharashtra, requires the borrower to file a notice of the mortgage with the registering officer within 30 days, and the officer files it in Book 1. If the notice is not filed, a later transaction with a third party is void, and section 89C provides imprisonment of one to three years.

Record guide

Index-II in Maharashtra

Index-II in Maharashtra is the property-wise index of registered documents that every registration office keeps under section 55 of the Registration Act, 1908. The Maharashtra Registration Rules, 1961 require it village by village, with an extra card for each city surveyed property. Each entry summarises one registered deed, such as a sale, mortgage or gift, and the property it covers. The Department of Registration and Stamps publishes Index-II online. The free e-Search (freesearchigrservice.maharashtra.gov.in) finds entries by property number or document number and opens the Index-II; its FAQ says data from 1985 onwards is available. The paid e-Search (esearchigr.maharashtra.gov.in) charges Rs 25 for each year searched, with a minimum of Rs 300, and Rs 100 to download a deed. Online results are for information only and are not certified. For a certified copy, apply at the Sub-Registrar office. Powers of attorney and wills do not appear.

Definition

Index-II: The second of the indexes that registering officers must keep under section 55 of the Registration Act, 1908. It holds the property particulars of each registered document, as described under section 21 of the Act, in Form N of the Maharashtra Registration Rules, 1961.

When you need it

Before you buy, to list the sales, mortgages and other deeds registered against a property number and to check the seller's chain of title. It also proves that a deed was registered, with its document number, year and office. The e-Search page advises checking just before a transaction, because registrations are updated in real time.

Steps

Open the free e-Search (freesearchigrservice.maharashtra.gov.in) and choose Property Details or Document Number.
For a property search, choose Mumbai or Urban Areas in Rest of Maharashtra, then select the year and district.
Type at least three letters of the village or area name in English, select it from the list, and enter the CTS, survey, gat, plot or flat number in numerals.
Enter the captcha and click Search, then click IndexII on a result to open the entry in a new window.
To search by document, select the registration type, district, Sub-Registrar office and year, and enter the document number.
For a wider paid search or a deed download, create a separate account on esearchigr.maharashtra.gov.in and pay through the GRAS challan it generates.
For a certified copy, apply at the Sub-Registrar office using the form on the IGR Copy and Search page.

What you need to search

Year and district
Village or area name, typed in English
Property number: CTS, survey, gat, plot or flat number (numerals only)
Or registration type, Sub-Registrar office, year and document number
For the paid search: user ID, and the GRN from the GRAS challan

Fees

Paid e-Search: Rs 25 per year searched for a property search, minimum Rs 300; Rs 25 for a search by document number; Rs 100 to download a document. The free e-Search has no fee.

Index-II fee. Source: esearchigr.maharashtra.gov.in, as of 2026-10-22.

Paid e-Search: Rs 25 per year searched for a property search, minimum Rs 300; Rs 25 for a search by document number; Rs 100 to download a document. The free e-Search has no fee. (source: https://esearchigr.maharashtra.gov.in/UserGuide.htm, as of 2026-10-22. Verify with sub-registrar.)

How to read it

Each result identifies a registered document by its number, year and Sub-Registrar office, and the Index-II shows the nature of the document and the property described in it. Put the entries in date order. Each seller should appear as the buyer in an earlier sale. Match the property number and area with the 7/12 or property card. For every mortgage, look for a later release or reconveyance deed.

Red flags

A mortgage, or a notice of mortgage by deposit of title deeds, with no later release
The seller is not the buyer in the latest sale entry
A sale agreement or lease in favour of someone other than the seller
No entry for a property the seller says was bought by registered deed
The property number in the deed differs from the 7/12 or property card
The seller relies on a power of attorney or will, which e-Search does not show

Questions

Is an e-Search Index-II a certified copy?: No. The e-Search page says data and documents from the system are for information only, are not certified by the department, and are not an ownership certificate. For a certified copy, apply to the Sub-Registrar. Under section 57(5) of the Registration Act, certified copies are admissible to prove the contents of the original documents.
Why does my search show no result?: Check the spelling of the village. The user guide suggests forms such as Daadar for Dadar and Maazgaon for Mazgaon. Enter the property number in numerals only. Data from 1985 to 2002 is available only for selected offices. Powers of attorney and wills are never shown in e-Search results.
Do I need separate accounts for the free and paid e-Search?: Yes. The free e-Search user guide says both applications need separate user registration, and users of the free version cannot use the paid version. The paid e-Search also says a search fee paid online can be used for the same physical search at the Sub-Registrar office, without paying again.
How do I get a certified copy of an Index-II?: If you ask at the time of registration, the IGR fee table says no fee is charged for the Index-II copy. Later, apply at the Sub-Registrar office. The IGR form asks for a Rs 5 copy fee, a Rs 5 court-fee stamp on the application and a Rs 20 court-fee stamp for each copy.
Will Index-II show a mortgage by deposit of title deeds?: Section 89B of the Registration Act, as applicable in Maharashtra, requires the borrower to file a notice of the mortgage with the registering officer within 30 days, and the officer files it in Book 1. If the notice is not filed, a later transaction with a third party is void, and section 89C provides imprisonment of one to three years.

Sources

IGR Maharashtra e-Search - Department of Registration and Stamps
Fee source — as of 2026-10-22

Last reviewed 22 Oct 2026 by LawyerDesk Team

Quality check: 9 of 6 required sections filled. General information only, not legal advice.

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