Sections 3 explained: this guide covers what it means, who it applies to, the step-by-step process, documents required, fees, due dates and penalties in India — so you can stay compliant with confidence and avoid costly mistakes.
Sections 3 to 8 set up the officers and offices through which registration happens: the Inspector General of Registration, the districts and sub-districts, Registrars, Sub-Registrars and Inspectors. Section 4 is repealed. This article reads the provisions as per the text of the Act consulted, in plain language. If your question is about which office is proper for your own document, a legal consultation is the quickest way to settle it.
The State Government appoints the Inspector General of Registration (s.3), forms and alters districts and sub-districts (s.5), appoints Registrars and Sub-Registrars (s.6), sets up their offices (s.7) and may appoint Inspectors of Registration offices (s.8). A Sub-Registrar whose office is amalgamated with a Registrar's office cannot hear an appeal against an order he passed himself. Your State may have amended these sections or made rules, which should be checked.
Section 3: the Inspector General of Registration
Section 3(1) says the State Government "shall appoint an officer to be the Inspector General of Registration for the territories subject to such Government". The proviso gives an alternative: instead of that appointment, the State Government may direct that the powers and duties of the Inspector General be exercised and performed by such officer or officers, within such local limits, as it appoints. Section 3(2) allows any Inspector General to hold simultaneously any other office under the Government.
The Inspector General is a named authority across the Act. For example, the forms in registration books are prescribed by the Inspector General with the sanction of the State Government (s.16), and indexes are directed by the Inspector-General (s.55). If you want the full picture of who does what at the counter, see our post on Sub-Registrar vs Registrar: jurisdiction and powers.
Section 4: repealed
Section 4 ("Branch Inspector General of Sindh") is printed in the copy only as a heading with a note that it was repealed by A.O. 1937 with effect from 1 April 1937. It has no present content.
Section 5: districts and sub-districts
Section 5(1) tells the State Government to form districts and sub-districts "for the purposes of this Act" and to prescribe, and be able to alter, their limits. Section 5(2) requires the districts and sub-districts, their limits and every alteration of those limits to be notified in the Official Gazette. Section 5(3) says every such alteration takes effect on such day after the date of the notification as is mentioned in it.
Why does this matter to a buyer or seller? Because the place of registration for land documents depends on the sub-district in which the property is situated (section 28), and a change of limits changes which office is the proper one. Always confirm the sub-district of the property from the current notification rather than from an old deed.
Section 6: appointment of Registrars and Sub-Registrars
The State Government may appoint "such persons, whether public officers or not, as it thinks proper" to be Registrars of the districts and Sub-Registrars of the sub-districts formed under section 5. The words "whether public officers or not" are part of the text. The copy prints an omission marker after this section.
Section 7: offices of Registrar and Sub-Registrar
Section 7(1) requires the State Government to establish in every district an office styled the office of the Registrar, and in every sub-district an office or offices styled the office of the Sub-Registrar or the offices of the Joint Sub-Registrars.
Section 7(2) allows amalgamation: the State Government may amalgamate with any office of a Registrar any office of a Sub-Registrar subordinate to him, and may authorise the Sub-Registrar of that amalgamated office to exercise, in addition to his own powers and duties, all or any of the powers and duties of the Registrar to whom he is subordinate. The proviso is important: no such authorisation shall enable a Sub-Registrar to hear an appeal against an order passed by himself under this Act. Appeals against refusals are dealt with in Part XII, which we cover in our articles on section 72 and refusal to register.
Section 8: Inspectors of Registration offices
The State Government may also appoint officers called Inspectors of Registration offices and prescribe their duties (s.8(1)). Every Inspector is subordinate to the Inspector General (s.8(2)).
The chain of officers at a glance
| Section | Who or what | Appointed or set up by | Key point |
|---|---|---|---|
| 3 | Inspector General of Registration | State Government | Or the State may spread the powers among other officers within local limits; may hold another office too |
| 5 | Districts and sub-districts | State Government | Limits notified in the Official Gazette; alteration takes effect on the notified day |
| 6 | Registrars and Sub-Registrars | State Government | Persons "whether public officers or not" |
| 7 | Offices of Registrar and Sub-Registrar | State Government | Amalgamation allowed; no hearing of appeal against own order |
| 8 | Inspectors of Registration offices | State Government | Subordinate to the Inspector General |
A practical example
Meera and her brother sign a sale deed for a shop in a town. The shop lies in a sub-district whose office has been amalgamated with the Registrar's office. The Sub-Registrar of that office has the Registrar's powers as well. If he refuses to register and Meera appeals, the proviso to section 7(2) means that he cannot himself hear that appeal against his own order; it goes to the proper authority. Knowing this in advance helps in planning the next step.
The same appointment machinery is used if an officer is absent: see sections 10 to 15.
Need help with a registration office question?
If you are not sure which office is the proper one for your property, or what to do if your deed is turned back, our legal consultation team can help you plan the next step. State rules and notifications differ, so we start with the local position.
Key takeaways
- The State Government appoints the Inspector General (or distributes his powers), forms districts and sub-districts, and appoints Registrars, Sub-Registrars and Inspectors.
- Alterations of limits are notified in the Official Gazette and take effect on the notified day.
- Amalgamated offices are allowed, but a Sub-Registrar cannot hear an appeal against his own order.
- Section 4 is repealed.
- State amendments and rules should be checked, and later amendments too.
Read next
- Sections 10 to 15 of the Registration Act, 1908: absence, vacancy, establishment and seal
- Section 2 of the Registration Act, 1908: definitions
- Sub-Registrar vs Registrar -- Jurisdiction and Powers
- Procedure of Registration at Sub-Registrar Office
Disclaimer: Based on a print of the Registration Act, 1908 marked as last updated on 9 July 2020, as consulted on 2 October 2026. State amendments and rules, later amendments, registration fees and stamp duty are not covered and should be checked. This article is general information, not legal advice; check the official text before acting.