Odisha

Overview

Odisha registers documents through the IGR Odisha e-Registration system, with compulsory online slot booking. Records of rights (RoR) and maps are public on Bhulekh and Bhunaksha, and after a sale the registration office sends Form No. 3 to the Tahasil so a mutation case can start. Stamp duty on a sale is 5% with a 2% registration fee.

Authority: Inspector General of Registration, Odisha (Board of Revenue, Cuttack), with District Sub-Registrar and Sub-Registrar offices
Records: Bhulekh (RoR) and Bhunaksha (maps), Revenue & Disaster Management Department

Registration process

1. Check the RoR on Bhulekh and the map on Bhunaksha; the seller's title should flow from the RoR
2. Get an encumbrance certificate from the date of the last published RoR
3. Find the benchmark value and calculate duty on the IGR portal
4. Pay stamp duty and book an online slot
5. Present the deed with ID, photos and the Form A or Form B declaration for registration
6. Track the mutation started by Form No. 3 and receive the corrected RoR

Stamp duty and fees

IGR Odisha's fee table lists stamp duty of 5% and a registration fee of 2% for a sale of immovable property, plus small fixed fees (Rs 20 per plot for demarcation, Rs 80 per khata RoR user fee, Rs 40 for RoR postal delivery). Rates change; verify on the IGR portal or with the sub-registrar or a qualified property lawyer.

Common risks

• Title that does not flow from the published RoR
• Land of an SC/ST holder sold to a non-SC/ST buyer without the Revenue Officer's permission
• Deity (endowment) land sold without the endowment authority's NOC
• A pending mutation or revenue court case
• Encumbrance search that does not cover the period since the last RoR

Records and searches

• Bhu-Naksha
• Mutation
• Odisha RERA Project Search

Registration, duty and loans

• Home Loan Legal Check
• Land Records
• Registration Process
• Stamp Duty

Cities

• Bhubaneswar