Under Phase I, eligible documents can be submitted online through the Registration Department’s STAR platform. Buyers, builders, promoters and witnesses need not visit the Sub-Registrar Office during the online registration process.

The facility is available 24 hours a day, seven days a week and throughout the year.

Authorized users include the general public, construction companies, document writers, banks, and lawyers, who can carry out document registration online.

Which Property Transactions Are Covered?

Phase I makes online registration mandatory for:

• The first sale of a plot by a promoter or developer
• The first sale of a flat or apartment by a builder
• The connected Deposit of Title Deeds when the purchase is financed through a bank loan

Government sale documents and certain banking documents, including mortgage and receipt deeds, are also supported under the presenceless registration system, subject to their eligibility conditions.

What Is the First Sale of a Plot?

The first sale of a plot happens when a promoter or developer sells a newly formed plot directly to its first buyer.

For example, when a developer creates an approved layout and sells one of its plots to an individual, it is the first sale of that plot.

If the first buyer later sells the same plot to another person, it becomes a resale. That subsequent sale is not treated as a first sale under this Phase I category.

Read about the step step by guide to register : https://community.verified.realestate/article/tamil-nadu-presenceless-sale-deed-eligibility-and-step-by-step-online-registration/

What Is the First Sale of a Flat?

The first sale of a flat happens when a builder sells a newly constructed apartment directly to its first buyer.

If that buyer later sells the apartment to another person, it becomes a resale and does not fall under the mandatory first-sale category.

Therefore, “first sale” refers to the property’s first transfer from the builder or promoter. It does not mean that the buyer must be purchasing property for the first time in their life.

How Does Presenceless Registration Work?

The applicant must create a citizen login on the Registration Department portal and choose the eligible document under:

Registration → Document Registration → Presenceless Registration

The property, parties, witnesses and supporting-document details must then be entered online.

Aadhaar is the default and mandatory identity proof for the applicable buyers, sellers, executing parties and witnesses. Their photographs must be captured digitally, and their identities must be verified through UIDAI using fingerprints or iris scans.

Stamp duty and registration fees must also be paid online.

Equipment Required for Online Registration

The applicant needs:

• A stable, high-speed internet connection
• A UIDAI-registered fingerprint or iris device
• A webcam for capturing photographs
• Supporting software listed on the portal

The manuals show devices such as:

• Mantra MFS100/MFS500
• Mantra MFS110
• Mantra IRIS Sensor MIS100V2
• Webcam

Users should confirm that the device is currently supported by UIDAI and the Registration Department portal before starting the process.

When Is the Document Treated as Submitted?

The document is considered successfully submitted only after:

• Aadhaar fingerprint or iris verification is completed
• Supporting documents are uploaded
• The portal-generated document is printed and checked
• Stamp duty and registration fees are paid online

Applicants must carefully verify the portal-generated PDF before making payment.

Details can generally be changed only before Aadhaar authentication. Once e-payment is completed, the status changes to “Submitted Online”, and the document or Temporary Presentation number cannot be edited or modified.

The document then moves to the Registration Department’s back office or the concerned Sub-Registrar Office for verification and registration.

What If Biometric Verification Fails?

The photographs, fingerprints or iris scans of the applicable parties and witnesses must be successfully validated through UIDAI.

If biometric or iris verification fails for even one required party, the document cannot continue through the online presenceless route. The applicant must use the normal registration procedure.

What If the Sub-Registrar Requires Clarification?

The Sub-Registrar will verify the document under the existing registration laws and procedures.

If any clarification or correction is required, the document may be returned online. The applicant can correct the issue and resubmit it within 30 days from the date on which it was returned.

The digitally signed registered document should normally be issued on the same day or the next working day, depending on verification and whether any clarification is required.

What Happens When a Bank Loan Is Involved?

When a bank finances the purchase, two connected legal steps may be involved.

The sale deed transfers and registers ownership of the plot or apartment in the buyer’s name.

The buyer then deposits the property’s title documents with the bank as security for the housing loan. A Memorandum of Deposit of Title Deeds, commonly called an MODT, officially records the bank’s security interest over the property.

The buyer remains the property owner, but the bank holds a legal claim over the property until the loan is fully repaid.

The eligible sale deed and its connected Deposit of Title Deeds can be processed through the online system without repeated visits by the buyer, builder and bank representatives to the registration office.

Read about the process step step guide on https://community.verified.realestate/article/presenceless-deposit-of-title-deeds-in-tamil-nadu-complete-online-registration-guide/

and in https://community.verified.realestate/article/presenceless-mortgage-without-possession-complete-online-process-explained/

What Happens After the Loan Is Repaid?

After the borrower completely repays the loan, the bank must confirm that it has received the full amount and released its claim over the property.

This is recorded through a receipt deed, discharge document or mortgage release document, depending on the transaction.

The presenceless registration system also supports eligible mortgage and receipt documents, allowing connected banking formalities to be completed online.

In this scenario, how to get the receipt done ? Read about it in https://community.verified.realestate/article/home-loan-fully-repaid-how-banks-can-register-the-receipt-deed-online-through-anywhere-registration/

Downloading the Registered Document

Once registration is completed, the Sub-Registrar digitally signs the document and makes it available through the citizen login.

The registered document:

• Can be downloaded free of charge for 30 – 60 days
• Must be printed in colour on legal-size paper
• Can be downloaded as many times as required during the permitted period
• Should be saved securely by the buyer

After 60 days, the citizen must apply to the Registration Department for a certified copy. The certified copy will be issued only in black and white.

To avoid any risk, buyers should download, save and take a colour printout of the registered document immediately after registration.

Expert Support for a Hassle-Free Transaction

Online registration still requires correct property details, supporting records, Aadhaar authentication, compatible biometric equipment, document preparation and banking coordination.

Verified.RealEstate can support buyers through the complete process, including property-document verification, online application preparation, biometric equipment arrangements, sale deed registration and coordination for MODT and other banking documents.

The team can also check the portal-generated document before payment, help avoid incorrect entries and coordinate with the builder, bank and other parties for a smoother transaction.

Anywhere Registration may remove the need for office visits, but it does not remove the need for proper legal checks. Buyers must still verify the property title, approvals, encumbrances, developer’s authority and loan conditions before completing registration.

Under this digital framework, different types of first-time sale transactions—such as sale deeds, mortgages, and security-related documents—can be handled online with Aadhaar-based verification and electronic document submission.

One important transaction under this system is the Deposit of Title Deeds, which is widely used in home loans and business loans. It plays a key role in creating a legal security interest in favour of a bank or financial institution without transferring ownership of the property.

What Is a Deposit of Title Deeds?

A Deposit of Title Deeds is commonly used when a property owner gives the original title documents to a bank or financial institution as security for a loan.

The property is not sold or transferred to the bank. The owner normally continues to possess the property, but the lender receives a security interest over it until the loan is cleared.

Under Tamil Nadu’s Presenceless Registration system, the document can be prepared and submitted through the online portal without the parties visiting the Sub-Registrar Office during the online filing stage.

Start the Online Application

Log in to the Registration Department portal and go to:

Registration → Document Registration → Presenceless Registration

Select “Deposit of Title Deeds” from the Nature of Document dropdown. Read the prerequisites, internet and device requirements before clicking “Proceed.”

The process requires a stable internet connection, webcam and supported fingerprint or iris biometric device.

Add the Mortgagor or Depositor

The mortgagor or depositor is the person or organisation offering the property title deeds as security.

The portal allows the following party types:

• Individual
• Company, firm or trust
• Government

For an individual, details such as name, date of birth, relationship, address, contact information and identification proof must be entered. Companies, firms and trusts must provide their entity name, TAN, address and contact information.

Aadhaar is mandatory for all applicable executing parties.

Enter the Mortgagee or Bank Details

The mortgagee is the bank, financial institution or government body providing the loan.

The permitted mortgagee categories are:

• Company, firm or trust
• Government

Select the concerned bank or institution from the available dropdown and enter its address and contact details. The portal also asks whether the mortgagee will execute the document.

Representatives, Witnesses and Presenter

A representative may be added when a party is unavailable to execute the document or when the party is a minor. Depending on the party type, the representative may be a power agent, company representative, government representative, curator or liquidator.

Two execution or identification witnesses must be added. Aadhaar must be used as their identification proof. The portal also provides a “Consenting Witness” option where applicable.

The claimant is selected as the presenter by default. This can be changed by selecting another existing party or adding a different presenter.

Enter the Property Details

Choose the correct property type. The portal displays options including:

• Plot
• Flat
• Plot with building or individual house
• Agricultural land
• Agricultural land with building
• Pathway
• Easement rights
• Special kind of building

Enter the Sub-Registrar Office, registration village, guideline village, district, taluk, local body, ward, block and town-survey details wherever applicable.

The Patta number or another title number can also be added. The portal requires at least one of the following:

• Previous document
• Patta number
• Other title number

Add Survey, Extent and Boundary Information

Select the unit of measurement and state whether the property is classified as Natham or rural land. Choose either a single survey or linked survey and enter the survey number and subdivision number.

Other required information may include the land type, street name, total extent, conveyed extent and market value.

Next, select regular or irregular boundaries and enter the north, south, east and west boundary descriptions. Linear measurements, property remarks and property items must also be entered wherever applicable.

Provide the Loan and Security Details

Enter the following loan information:

• Mortgage loan amount
• Purpose of the loan
• Repayment period
• Rate of interest
• Frequency of interest payment
• Whether the secured property belongs to the mortgagor
• Reason for availing the loan

The portal contains prefilled legal conditions relating to ownership, possession, existing encumbrances, competing claims, sale agreements and powers of attorney.

These conditions are editable recitals. They must be checked carefully against the actual property records and loan transaction instead of being accepted automatically.

Preview the Document and Check the Fees

Enter the place of execution, select the Sub-Registrar Office and verify the complete document preview.

The portal then displays the loan amount, system-calculated value, stamp duty, registration fee, computer fee, welfare-fund fee and total amount payable.

The amounts shown above are only from the manual’s sample transaction. Actual charges depend on the document, loan amount, recitals and Department records.

The Department also warns that the system-calculated value may change based on the document recitals and previous records available in its system.

Create and Upload the Document

Click “Create Document.” The portal generates a Temporary Document or TP number.

Use the TP number to locate the application under “My Documents.” Upload the required party records, property image and applicable supporting or reference documents. Save the files and confirm that the document has been submitted successfully.

Complete Aadhaar Photo and Biometric Validation

Open “Photo Biometric Capture” from the My Documents page. Every applicable party must complete the following:

1. Capture photograph
2. Submit the photograph
3. Capture fingerprint or iris biometric
4. Validate the biometric against Aadhaar

Each completed verification should display “Validated Successfully.”

Print Before Making Payment

After all required parties have completed biometric verification, the “Pay” and “Add e-Pay Transaction” options become available.

The document must be printed before payment. If payment is attempted first, the portal will display an alert asking the user to print the document.

Check the downloaded PDF carefully to ensure that it contains:

• Correct party details
• Property and survey details
• Uploaded supporting documents
• Aadhaar-validated party information
• Correct loan and security particulars

After verification, click “Pay,” select the applicant type and complete the online payment.

The status will change to “Submitted Online.” The document will then be locked from further editing and sent to the Registration Department’s back office for the remaining registration process.

Why Careful Verification Matters

A wrong survey number, extent, title reference, bank detail or legal recital can delay the registration or create problems with the loan security.

Verified.RealEstate can assist with property-document review, Patta and survey verification, Encumbrance Certificate analysis, portal data entry, banking coordination and the biometric equipment required for the online process. This helps property owners complete the transaction with fewer errors and avoid repeated corrections.