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.

What Is Presence-less Registration?

Presence-less Registration is an online document registration system where buyers, sellers, and witnesses complete the entire registration process digitally using Aadhaar-based authentication. Physical presence at the Sub-Registrar Office is not required, provided all validations are successfully completed online.

Who Can Use Presence-less Registration?

Currently, Presence-less Registration is enabled only for specific sale transactions:

• First sale of plots
• First sale of flats
• Sale deeds executed by Government authorities

Other transactions must continue through the normal registration route.

Key Pre-Requisites for Presence-less Registration

1. Anytime Online Submission

Documents can be submitted 24×7 throughout the year via the online portal, removing dependency on office hours.

2. Stable Internet Connectivity

A reliable, high-speed internet connection is mandatory to complete Aadhaar authentication, biometric capture, and document uploads without interruption.

3. Mandatory Hardware Devices

For Aadhaar-linked photo and biometric verification, the following UIDAI-compatible devices are required:

• Mantra MFS100 / MFS500
• Mantra MFS110
• Mantra Iris Sensor MIS100V2
• Webcam for live photo capture

Only registered devices approved for UIDAI integration can be used.

Mandatory Aadhaar and Biometric Verification

• Aadhaar number is compulsory for all executing parties and witnesses
• Live photo capture and biometric/iris authentication are mandatory
• Validation happens directly with UIDAI servers
• Any failure in biometric or iris validation disqualifies the document from online processing

Important Rules During Registration

E-Payment and Submission

The application is considered officially submitted only after:

• Successful online payment of stamp duty and registration fees
• Completion of Aadhaar biometric/iris validation

Once submitted, the document moves to verification and registration at the Sub-Registrar Office digitally.

No Edits After Aadhaar Authentication

Document modification is allowed only before Aadhaar authentication.
Once authentication is completed, no changes are permitted.

Fallback to Normal Registration

If biometric or Aadhaar validation fails for any party or witness, the system mandates physical registration at the SRO.

Post-Registration Process

• Registered documents are available for download from the citizen login
• Documents must be printed in colour on legal-size paper
• Digitally signed copies can be downloaded free of cost for 60 days
• After 60 days, only black-and-white certified copies will be issued on request

Why Presence-less Registration Matters

• Eliminates physical visits to SROs
• Reduces registration delays and manual errors
• Improves transparency and traceability
• Minimises impersonation through Aadhaar-based biometric checks

For property buyers, especially first-sale transactions, this marks a significant improvement in speed and convenience.

How Verified.RealEstate Helps

Before opting for Presence-less Registration, it is crucial to verify:

• Whether the property qualifies as a first sale
• Ownership chain and document readiness
• Aadhaar linkage and party eligibility

Verified.RealEstate assists buyers by validating sale eligibility, document readiness, and registration compliance before initiating online registration. They also assist buyers through out this online process by offering to do the biometric uploads and guiding them to ensure that mistakes on any entry or uploads are avoided. This enables the buyers to have a hassle free experience while doing these online uploads.