Also Read: Section 354 IPC: A Comprehensive Guide to Combating Physical Harassment

Meaning and Scope of Verbal Harassment

Verbal harassment refers to the use of spoken words, sounds, expressions, or gestures intended to insult, intimidate, humiliate, threaten, or mentally distress another person. It may occur as a single incident or as repeated behaviour and can take place in various environments such as:

1. Public places

2. Private interactions

3. Workplaces

4. Domestic settings

5. Educational institutions

6. Online and digital platforms

Verbal harassment is not the same as ordinary disagreement, criticism, or casual rudeness. It goes beyond momentary anger or social friction and usually involves an abuse of power, dominance, or intent to harm another person emotionally or psychologically.

Common forms of verbal harassment include:

1. Persistent insults or name-calling

2. Threats to life, safety, reputation, or property

3. Sexually inappropriate or lewd remarks

4. Public humiliation or ridicule

5. Caste-based, gender-based, or identity-based abuse

6. Verbal intimidation meant to silence or control

Indian criminal law focuses not merely on the words spoken, but on their intent and consequences.

Also Read: How to Handle Harassment from Loan Recovery Agents: Know Your Legal Options

Is Verbal Harassment a Crime in India?

Yes, verbal harassment can be a criminal offence in India, but not every unpleasant or offensive remark attracts criminal liability.

Indian law draws a clear distinction between:

1. Socially undesirable or rude behaviour, and

2. Criminal conduct that violates dignity, safety, or public order

Under the Bharatiya Nyaya Sanhita, 2023, verbal harassment becomes punishable when it crosses legally recognised thresholds, such as:

1. Creating fear or alarm

2. Intentionally insulting dignity

3. Provoking violence or breach of peace

4. Using obscene or sexually explicit language in public

5. Threatening life, reputation, or property

6. Insulting the dignity or modesty of women

Thus, the criminality of verbal harassment depends on intent, setting, seriousness, and social impact.

Verbal Harassment Under the Bharatiya Nyaya Sanhita, 2023

Obscene Acts and Words in Public Places (Earlier Section 294 IPC)

The Bharatiya Nyaya Sanhita penalises obscene acts, songs, or words used in public places that cause annoyance to others.

Verbal harassment may fall under this provision when it involves:

1. Vulgar or sexually explicit language

2. Lewd comments spoken loudly in public

3. Obscene songs or verbal expressions

4. Conduct causing public annoyance

Key legal elements include:

1. Use of obscene words or expressions

2. Occurrence in a public place

3. Annoyance caused to others

The punishment may include simple imprisonment, fine, or both. The law does not criminalise all offensive speech, but targets obscenity that affects public morality and peace.

Criminal Intimidation – Sections 351 and 352, BNS

(Earlier Sections 503 and 506 IPC)

Criminal intimidation is one of the most serious forms of verbal harassment recognised under Indian law.

Section 351 defines criminal intimidation as threatening a person with injury to:

1. Life

2. Body

3. Reputation

4. Property

The threat must be intended to cause alarm or to compel the victim to do or avoid doing something.

Section 352 prescribes punishment depending on the gravity of the threat.

Verbal harassment becomes criminal intimidation when it includes:

1. Threats to kill or cause physical harm

2. Threats to defame or damage reputation

3. Threats intended to instil fear or force compliance

Even if the threat is purely verbal, criminal liability arises if intention and alarm are established. Actual harm need not occur.

Intentional Insult Intended to Provoke Breach of Peace – Section 356, BNS

(Earlier Section 504 IPC)

This provision criminalises intentional insults made with the knowledge that such conduct is likely to provoke violence or disturb public peace.

Verbal harassment falls under this section when:

1. Abusive or insulting words are used deliberately

2. The speaker knows such words may provoke retaliation

3. There is a real likelihood of violence or disturbance

The law focuses not on emotional hurt alone, but on the risk to social order. Mere harsh language is not enough; the insult must be intentional and provocative.

Public Nuisance – Section 270, BNS

(Earlier Section 268 IPC)

Public nuisance refers to acts or omissions that cause common annoyance, danger, or inconvenience to the public.

Verbal harassment may amount to public nuisance when it involves:

1. Repeated shouting or abusive speech in public areas

2. Disturbance to neighbourhood peace

3. Loud verbal abuse affecting public comfort

The emphasis is on community impact, not just personal offence.

Word, Gesture or Act Intended to Insult the Modesty of a Woman – Section 79, BNS

(Earlier Section 509 IPC)

This is a crucial provision protecting women from verbal harassment.

Any word, sound, gesture, or act intended to insult the modesty of a woman is punishable.

Courts have consistently interpreted “modesty” as encompassing:

1. Dignity

2. Self-respect

3. Bodily autonomy

4. Personal integrity

Verbal harassment under this section includes:

1. Sexual remarks

2. Lewd comments

3. Gender-based humiliation

4. Derogatory references to body or character

This provision applies irrespective of whether the act occurs in public or private.

Also Read: What to Do If Your Landlord Is Harassing You: A Complete Legal Guide for Tenants

Verbal Harassment Under Special Laws

Protection of Women from Domestic Violence Act, 2005

Indian law recognises that verbal abuse within domestic relationships can be as damaging as physical violence.

The Act explicitly includes verbal and emotional abuse within the definition of domestic violence. This includes:

1. Persistent insults

2. Humiliation

3. Ridicule

4. Verbal degradation

An aggrieved woman can seek civil remedies such as:

1. Protection orders

2. Residence orders

3. Monetary relief

The focus is on protection and rehabilitation rather than punishment alone.

Sexual Harassment of Women at Workplace Act, 2013

Verbal harassment at the workplace involving sexually coloured remarks or verbal conduct of sexual nature is prohibited.

Employers are legally obligated to:

1. Prevent harassment

2. Establish Internal Complaints Committees

3. Provide safe working environments

The law treats verbal harassment as a violation of equality, dignity, and fundamental workplace rights.

Also Read: Know About Sexual Harassment At Workplace

Verbal Harassment in the Digital Space

With increasing online communication, verbal harassment frequently occurs through:

1. Social media comments

2. Emails and messages

3. Online forums and chats

The Bharatiya Nyaya Sanhita applies irrespective of the medium. Additionally, the Information Technology Act, 2000 addresses:

1. Obscene electronic content

2. Offensive messages

3. Online intimidation

Digital verbal harassment often causes amplified harm due to anonymity, permanence, and wide reach.

Evidentiary Challenges in Verbal Harassment Cases

One of the biggest challenges in prosecuting verbal harassment is proof.

Courts rely on:

1. Witness testimony

2. Audio or video recordings

3. Electronic records

4. Context and surrounding circumstances

Indian courts follow a balanced approach, protecting victims while preventing misuse of criminal law.

Not Every Verbal Act Is a Crime

Indian criminal law consciously avoids criminalising:

1. Ordinary arguments

2. Emotional outbursts

3. Isolated rude remarks

Verbal conduct becomes criminal only when it:

1. Is deliberate and malicious

2. Causes fear or humiliation

3. Violates legally protected dignity

4. Disturbs public peace

This balance protects free expression while addressing genuine harm.

Procedural Support Under the New Criminal Laws

The Bharatiya Nagarik Suraksha Sanhita, 2023 introduces several victim-friendly reforms, including:

1. Zero FIR, regardless of jurisdiction

2. Online complaint registration

3. Strengthened procedural safeguards

These measures improve access to justice for victims of verbal harassment.

Conclusion

Verbal harassment is not a trivial issue under Indian law. When it manifests as obscenity, intimidation, intentional insult, public nuisance, or dignity-based abuse, it is clearly punishable.

Under the Bharatiya Nyaya Sanhita, 2023, the protections earlier available under the IPC continue with clearer structure and improved procedural support. While not every unpleasant word invites criminal liability, verbal harassment that undermines dignity, creates fear, or disrupts social order is firmly recognised as a criminal offence.

Addressing verbal harassment through law is essential to protect mental safety, dignity, equality, and social harmony in modern India.

https://www.mfcentral.com/

MF Central is a unified platform jointly developed by CAMS and KFinTech, regulated by SEBI.

2. MITRA – Mutual Fund Investment Tracing & Retrieval Assistant

Accessible through MF Central

MITRA is designed specifically to:

1. Trace inactive and forgotten folios

2. Identify unclaimed dividends and redemption amounts

3. Help families discover investments they didn’t know existed

What Can You Search With?

You can trace mutual fund investments using:

1. PAN number

2. Mobile number

3. Email ID

4. Bank account details

5. Investor name (limited cases)

What MITRA & MF Central Show You

1. Active and inactive folios

2. AMC name and scheme details

3. Unclaimed dividend amounts

4. Unclaimed redemption proceeds

5. Status of KYC and bank linkage

SEBI describes MITRA as:

“A bridge reconnecting investors with their forgotten assets.”

Step-by-Step: How to Claim Unclaimed Mutual Fund Money

Step 1: Identify the Unclaimed Amount

Log in to MF Central / MITRA and note:

1. Folio number

2. AMC name

3. Amount pending

Step 2: Download the Claim Form

Visit the respective AMC website and download:

• Unclaimed Amount Claim Form

Step 3: Fill and Submit the Form

Submit the form to:

1. AMC office or

2. Registrar & Transfer Agent (RTA) – CAMS / KFinTech

Step 4: Document Verification

You will need:

1. PAN

2. Aadhaar

3. Updated KYC

4. Cancelled cheque

5. Proof of identity

6. Death certificate (if legal heir case)

Step 5: Receive the Money

Once verified:

1. Amount is credited directly to your bank account

2. Timeline: 2–5 working days

Important Rule: The 3-Year Rule (Very Important)

If Claimed Within 3 Years:

• You receive principal + appreciation

If Claimed After 3 Years:

1. You receive principal only

2. Appreciation goes to Investor Education Fund

Always claim as early as possible

Unclaimed Dividends & Shares: Complete Guide

How Much Is Unclaimed?

• Around ₹9,000 crore in dividends and shares

These amounts are transferred to:

Investor Education and Protection Fund Authority (IEPFA)

Under the Ministry of Corporate Affairs

When Do Dividends Go to IEPFA?

If:

• Dividend remains unclaimed for 7 consecutive years

• Shares related to such dividends also remain unclaimed

Then:

• Dividend + shares are transferred to IEPFA

Official Portal to Trace Dividends & Shares

IEPFA Portal

https://www.iepf.gov.in/

This portal allows:

1. Tracking unclaimed dividends

2. Claiming transferred shares

3. Filing online refund applications

Step-by-Step: How to Claim Unclaimed Dividends & Shares

Step 1: Search Your Name

Use:

1. Company name

2. Investor name

3. Folio / DP ID

Step 2: File Form IEPF-5

• Online submission through IEPFA portal

Step 3: Upload Required Documents

1. Aadhaar

2. PAN

3. Bank proof

4. Share certificates / demat proof

5. Indemnity bond

6. Advance stamped receipt

Step 4: Company Verification

1. Concerned company verifies your claim

2. Sends verification report to IEPFA

Step 5: Refund & Share Transfer

1. Amount credited to bank

2. Shares transferred to demat account

Timeframe: 30–60 days (approx.)

Helpdesks, FAQs & Regional Language Support

IEPFA provides:

1. Digital helpdesk

2. Video guides

3. SOPs

4. Regional language assistance

So far: ₹2,000+ crore has already been refunded to citizens

What If the Investor Is No More?

Legal heirs can claim by submitting:

1. Death certificate

2. Succession certificate / probate / legal heir certificate

3. KYC of claimant

Both mutual funds and IEPFA allow rightful legal heirs to claim without court litigation if documents are proper.

Other Portals You Should Also Check

Although this guide focuses on mutual funds & dividends, you should also check:

RBI – UDGAM Portal (Unclaimed Bank Deposits)

 https://udgam.rbi.org.in/unclaimed-deposits/

IRDAI – Bima Bharosa (Unclaimed Insurance)

 https://bimabharosa.irdai.gov.in/

Why This Matters More Than You Think

Many people assume:

“It must be a small amount.”

But small investments:

1. Compound over time

2. Accumulate dividends

3. Turn into lakhs or even crores

This is not just money. It is your family’s financial legacy.

Final Checklist: Take 10 Minutes Today

Check these portals:

1. MF Central / MITRA

2. IEPFA

3. UDGAM

4. Bima Bharosa

You may discover money you never knew existed.

Final Note

Prime Minister Narendra Modi’s message is clear:

“Take your rightful money. This is your family’s hard-earned wealth. The time has come to get it back.”

Do not delay.
Do not assume.
Check today. Claim what is rightfully yours.

Also Read: Everything You Need to Know About Succession Certificates in Delhi

What Is a Varisu Certificate?

A Varisu Certificate is an official government document issued by the State Revenue Department, usually by the Tahsildar, Taluk Office, or Deputy Commissioner’s Office.

It officially confirms:

1. The legal heirs of a deceased person

2. The relationship of each heir with the deceased

The certificate is used primarily for administrative and financial purposes, such as property mutation, bank settlement, pension claims, insurance transfers, and more.

Also Read: Legal Heir Certificate in Delhi : Everything You Need to Know

Is Varisu Certificate the same as Legal Heir Certificate?

Yes. In most states, these terms are interchangeable:

Also Read: Understanding Property Laws in New Delhi: How Property Dispute Lawyers Can Help?

Difference Between Varisu Certificate, Waris Certificate & Legal Heir Certificate

Many people get confused by the different names. Here is the simplified explanation:

• Varisu Certificate = Tamil term for “Legal Heir Certificate”

• Waris Certificate = Hindi/Urdu term for “Heir Certificate”

• Legal Heir Certificate = Formal English term used in government processes

All three serve the same purpose: identifying legal heirs.

Also Read: Legal Checklist for Buying Property in Delhi NCR in 2025 – Your Complete Guide

Why You Need a Varisu Certificate (Major Uses)

After a person’s death, almost every government or financial institution requires an official confirmation of legal heirs before transferring assets.

A Varisu Certificate is used for:

A. Property-related purposes

1. Mutation of land or house records

2. Transfer of Patta/Khata/RTC

3. Updating municipal property records

4. Claiming tenancy or leasehold rights

B. Bank and financial settlements

1. Withdrawal of bank balance

2. Transfer of fixed deposits

3. Release of locker contents

4. Claiming bonds or debentures

C. Employment and retirement benefits

1. Pension transfer to surviving spouse

2. GPF, EPF, PPF withdrawals

3. Gratuity claims

4. Salary arrears of a deceased employee

D. Insurance claims

1. Life insurance settlement

2. Accident claim settlement

3. Government scheme benefits

E. Utility and administrative updates

1. Transfer of electricity, water, and gas connections

2. Updating property tax records

3. Transfer of vehicle ownership (if required)

F. For legal and government services

1. Applying for compassionate appointment

2. Claiming government compensation

3. Verifying relationship in inheritance cases

Without a Varisu Certificate, most authorities will not process any claim, even if the relationship is obvious.

Also Read: What Are The New Rules For Property Registration In India

Who Can Apply for a Varisu Certificate?

Any legal heir of the deceased person can apply.

Recognized legal heirs include:

1. Spouse – Husband or wife

2. Children – Sons and daughters (including adopted children)

3. Parents – Mother and father

4. Siblings – In some states if parents are deceased

5. Grandchildren – If children of deceased are no longer alive

Important Rule:

One legal heir can apply on behalf of all, but all heirs must be mentioned in the application.

Hiding an heir can lead to:

1. Application rejection

2. Legal disputes later

3. Fraud allegations

Also Read: Legal Considerations to Keep in Mind Before Selling Your House

Required Documents for Varisu Certificate

Preparing documents in advance helps avoid delays.

A. Mandatory Documents

1. Death Certificate of the deceased

2. Applicant’s ID proof – Aadhaar, PAN, Passport, Voter ID

3. Address proof – Aadhaar, Ration Card, Utility Bill

4. Proof of relationship

   1. Birth Certificate (children)

   2. Marriage Certificate (spouse)

   3. Family Ration Card

   4. School/college certificates showing parent’s name

B. Supporting Documents

5. Affidavit or self-declaration listing all heirs

6. No Objection Certificate (NOC) from other heirs (optional but helpful)

7. Photographs – Passport photos of applicant

8. Family Tree Certificate (required in some states)

9. Old property or revenue records (if applying for property purposes)

C. Identity proofs of all legal heirs (in some states)

Tip: Always carry original documents for verification during inquiry.

Also Read: Why You Need a Power of Attorney for Property? Know everything with LegalKart

Step-by-Step Offline Application Process (Traditional Method)

Despite digital initiatives, many families still prefer the offline process because local officers provide assistance.

Step 1: Visit the Local Revenue Office

Go to the office having jurisdiction over the deceased person’s last residence:

1. Taluk Office

2. Tahsildar Office

3. Revenue Inspector Office

4. Village Administrative Office

Step 2: Collect the Varisu Certificate Application Form

Some states allow handwritten applications; others require a prescribed form.

Provide details such as:

1. Name of the deceased

2. Date of death

3. Address

4. Names of legal heirs

5. Relationship to the deceased

Step 3: Attach Required Documents

Attach photocopies of documents and keep originals ready.

Step 4: Submit the Application

Submit your form to the revenue staff. You will receive an acknowledgment slip or application number.

Step 5: Verification & Local Inquiry

This is the most important stage.

The Revenue Officer may:

1. Verify documents

2. Ask Village Administrative Officer/VRO to conduct a field inquiry

3. Interview neighbours to confirm family details

4. Verify ration card or family documents

5. Publish notice inviting objections (in some states)

Step 6: Issuance of Varisu Certificate

Once verification is complete, the certificate is issued.

Time required:

1. Usually 15 – 30 days

2. Additional time if inquiry is complex

You can collect the certificate in person or through the local revenue office.

Also Read: NGDRS: Revolutionizing Property Registration Legalkart

Step-by-Step Online Application Process (2025 Update)

Most states now offer online Varisu Certificate services.

Common state portals include:

1. Tamil Nadu: e-Sevai

2. Karnataka: Seva Sindhu

3. Maharashtra: MahaOnline

4. Uttar Pradesh: e-District UP

5. Delhi: e-District Delhi

6. Bihar: RTPS Bihar

7. Odisha: e-District Odisha

8. West Bengal: Banglarbhumi / e-District WB

Step 1: Register on the State Service Portal

Create an account using:

1. Mobile number

2. Aadhaar authentication

3. Email ID (in some states)

Step 2: Select “Varisu Certificate / Legal Heir Certificate”

Provide details such as:

1. Name of deceased

2. Date of death

3. List of legal heirs

4. Address and contact information

Step 3: Upload Documents

Upload scanned copies of:

1. Death certificate

2. ID proofs

3. Relationship proof

4. Address proof

5. Family declaration

Tip: Make sure documents are readable to avoid rejection.

Step 4: Pay Application Fee

Most states charge a minimal fee:
₹10 to ₹100 depending on the state.

Payment options: UPI, Net Banking, Cards.

Step 5: Track Application Status

Use your application number to check updates such as:

1. Verification in progress

2. Documents pending

3. Certificate approved

Step 6: Download the Certificate

After approval, download your digitally signed certificate.
This is valid for all official transactions.

Processing Time, Validity & Fees

A. Processing Time

B. Validity of Varisu Certificate

A Varisu Certificate does not expire unless:

1. A new heir is discovered

2. A legal dispute arises

3. A court order supersedes it

C. Fees

Government fees are nominal:

1. ₹10 to ₹60 in most states

2. Additional charges if applying through a service center

Difference Between Varisu Certificate and Succession Certificate

Many people confuse the two, but they serve distinct legal purposes.

Important Note:

If there is a family dispute, banks or courts will require a Succession Certificate, not a Varisu Certificate.

Common Reasons for Delay or Rejection

Applications are often delayed due to avoidable mistakes.

A. Missing documents

1. Absence of death certificate

2. No relationship proof

3. Incomplete affidavit

B. Incorrect family details

1. Missing names of legal heirs

2. Wrong spelling or date mismatch across documents

C. Objections by other heirs

If any heir disputes the claim, the revenue officer may withhold issuance.

D. Address mismatch

The deceased’s address must match municipal records.

E. Poor quality document scans (for online applications)

State-Wise Availability of Online Varisu Certificate (2025 Update)

Here is the latest overview (2025):

Helpful Tips to Speed Up Approval

1. Prepare documents in advance

2. Ensure all legal heirs are listed correctly

3. Submit a family tree document if available

4. Use Aadhaar-based verification if the portal allows

5. Follow up with VAO/Tahsildar during verification

6. Provide NOC from other heirs to avoid objections

If applying online:

1. Use clear scanned documents

2. Check status regularly

3. Respond quickly to “document correction” requests

Final Thoughts

Obtaining a Varisu Certificate is an important step in settling the affairs of a deceased family member. Although the process might seem bureaucratic, it is straightforward when approached with the right preparation.

By understanding:

1. What the certificate means

2. Why it is important

3. Which documents you need

4. The exact step-by-step application process

—you can complete the procedure smoothly and with full confidence.

Whether applying online or offline, ensure accuracy, transparency, and proper documentation. This will help avoid delays, rejections, and unnecessary stress during an already sensitive time.

Also Read: Property Title Verification In India: The Process, Methods and Other Aspects

What Is a Mother Deed?

A Mother Deed is the original document that first establishes ownership of a property. It marks the beginning of the property’s title chain and shows how the ownership originated — whether through:

1. A sale deed

2. A gift deed

3. A partition deed

4. A grant by the government

5. An inheritance or settlement deed

Every subsequent transaction — sale, mortgage, transfer, partition, inheritance, gift — extends this chain. But the Mother Deed remains the root, the earliest available document confirming ownership.

If a property was first sold in 1965, the sale deed from that year becomes its Mother Deed. If a piece of land was allotted by a development authority decades ago, that allotment letter becomes its Mother Deed.

In simple terms:

The Mother Deed = Origin of Ownership + First legally registered property document.

Courts, banks, RTO authorities, sub-registrars, and legal professionals rely heavily on the Mother Deed to determine whether the title is genuine and whether the current seller has the right to transfer the property.

Also Read: Property Paper Verification A Comprehensive Guide Before Buying A Property

Why Is the Mother Deed So Important?

The Mother Deed is much more than a historical record. It is a legal and financial safeguard for anyone dealing with property. Here’s why it plays a key role:

1. Establishes the Origin of Ownership

The Mother Deed identifies the first owner of the property in legal records. It shows:

1. How the property was first acquired

2. Who owned it originally

3. What type of transaction created the first transfer

This makes it the backbone of the entire ownership history.

2. Helps in Verifying the Title Chain

A clear title chain is essential for safe property transactions. Using the Mother Deed, a lawyer verifies:

1. If every transfer was done legally

2. If the ownership passed smoothly without gaps

3. Whether any missing or forged documents exist

A broken title chain raises serious red flags and may indicate fraud, hidden disputes, or invalid ownership claims.

3. Reduces the Risk of Legal Disputes

A properly documented Mother Deed helps prevent:

1. Fake claims by distant relatives

2. Conflicting ownership disputes

3. Family partitions not legally registered

4. Fraudulent sales

If a dispute reaches court, judges consider the Mother Deed as primary evidence to determine the rightful owner.

4. Required for Registering Future Transfers

Before registering a sale deed or transfer, sub-registrar offices often check:

1. Whether the seller’s title matches the Mother Deed

2. Whether the property has been transferred through valid documentation

If the title chain starting from the Mother Deed is unclear, the sub-registrar may refuse registration.

5. Mandatory for Home Loans

Banks rely on the Mother Deed to ensure that the property being mortgaged:

1. Has a valid, dispute-free ownership history

2. Is not involved in litigation

3. Has not been illegally transferred

If the Mother Deed is missing or incomplete, loan approval may be denied.

6. Helps Identify Encumbrances

A verified Mother Deed helps determine:

1. Whether the property was mortgaged in the past

2. Whether any loan is still pending

3. Whether litigation or government claims exist

Banks and buyers often perform a 30-year title search, which begins with the Mother Deed.

Also Read: Unlocking The Secrets Of A Sale Deed Basic Concepts

Key Elements Included in a Mother Deed

Mother Deeds may vary based on state laws and formats, but most contain the following essential components:

1. Details of Parties Involved

1. Name and address of the buyer (first transferee)

2. Name and address of the seller (first transferor)

This identifies who handed over the property and who received it.

2. Full Description of the Property

This includes:

1. Survey number or plot number

2. Khata/Khatauni details

3. Municipal door number (if applicable)

4. Land area or built-up area

5. Exact boundaries on all four sides

6. Type of property (agricultural land, residential plot, flat, building, etc.)

These particulars legally identify the property and prevent impersonation.

3. Information About the Transaction

1. Consideration amount (purchase value)

2. Payment details

3. Advance amount

4. Conditions of sale

5. Date of transfer

6. Method of transfer (sale, gift, partition, etc.)

This ensures transparency in the financial aspects of the transaction.

4. Signatures and Witness Details

The Mother Deed includes:

1. Signature of seller

2. Signature of buyer

3. Signatures of at least two witnesses

4. Thumb impressions (in older records)

These validate the authenticity of the transfer.

5. Registration Particulars

1. Registration number

2. Volume/book number

3. Date of registration

4. Name of the sub-registrar office

A property transfer becomes legally valid only after proper registration.

Also Read: Registered Sale Deed Alone Doesn’t Guarantee Ownership — Supreme Court Rules

How to Obtain a Mother Deed

There are two primary ways to obtain the Mother Deed: Offline and Online, depending on your state’s digitisation progress.

1. Offline Procedure

Step 1: Identify the Correct Government Office

The Mother Deed is usually available at:

1. Sub-Registrar Office (SRO)

2. District Land Records Office

3. Registrar of Deeds

Each property belongs to a specific jurisdiction.

Step 2: Visit the Office

Go to the office with details such as:

1. First owner’s name

2. Survey number or plot number

3. Village/ward/taluk details

4. Approximate year of first transfer

Step 3: Submit Application

Submit a written request or application form to search property records.

Step 4: Pay the Fees

Charges may apply for:

1. Search fees

2. Certified copy issuance

3. Record handling charges

Fees vary widely across states.

Step 5: Obtain Certified Copy

Once verified, the office issues a certified copy of the Mother Deed, which holds legal validity.

Also Read: Understanding The Property Registration Process

2. Online Procedure

Many states have digitised their land records. Some commonly used portals include:

1. DORIS Delhi

2. Bhoomi Karnataka

3. IGR Maharashtra

4. E-Dharti Rajasthan

5. Banglarbhumi West Bengal

General Steps:

1. Visit the state’s official land records portal

2. Register or log in

3. Select “Search Property Records”

4. Enter details such as:

   1. Survey number

   2. Khata number

   3. Owner name

   4. Registration year

5. Pay the required fee

6. Download the certified copy

Note: Very old records may still require manual retrieval.

Also Read: Why the Schedule of Property in a Sale Deed Matters: A Complete Guide

Documents Required for Obtaining a Mother Deed

Commonly required documents include:

1. Aadhaar/PAN card

2. Address proof

3. Application form

4. Previous sale deed (if any)

5. Khata extract

6. Tax receipts

7. Property sketch / survey map

8. Affidavit (in case of missing records)

9. Power of Attorney (if applying on behalf of someone else)

Additional documents may be required depending on state rules.

Also Read: Encumbrance Certificate: What you should know?

How Long Does It Take to Get a Mother Deed?

The time varies depending on how old the records are and whether the state has digitised them.

Offline

1. 15 to 30 days on average

2. More time if records are very old or manually stored

Online

• Instant to 7 working days

Also Read: Online Property Paper Verification in Delhi: A Step-by-Step Guide

How Is a Mother Deed Registered?

A Mother Deed becomes legally valid only after registration at the sub-registrar office.

Steps Involved:

1. Document Drafting

The deed must include:

1. Property details

2. Party details

3. Mode of transfer

4. Market value

5. Consideration paid

6. Stamp duty paid

2. Appearance at Sub-Registrar Office

Both transferor and transferee must appear, unless represented by a registered Power of Attorney.

3. Submission of Documents

Submit:

1. Original deed

2. Identity proofs

3. PAN card

4. Stamp duty receipts

5. Encumbrance certificate (if needed)

6. Property tax receipts

4. Verification by Registrar

The registrar checks:

1. Authenticity of parties

2. Accuracy of property details

3. Stamp duty compliance

5. Payment of Registration Fees

Fees differ from state to state. After payment, a receipt is issued.

6. Legal Registration

The deed is:

1. Assigned a registration number

2. Entered into government records

3. Stamped with an official seal

7. Issuance of Certified Copy

A registered copy is issued to the owner. The original is stored in government archives.

Also Read: Understanding the Legal Process: Property Transfer from Mother to Son After Death in India

Stamp Duty Applicable on Mother Deed

Stamp duty depends on:

1. Market value of the property

2. State-specific stamp duty rates

3. Whether the buyer is male/female

4. Whether the transaction is sale, gift, or partition

This fee must be paid before registration.

Example:

If a property is worth ₹20 lakh and stamp duty is 6%, then:

Stamp Duty = ₹1,20,000

Every state has different rates, so users must check the applicable rate before preparing the deed.

Difference Between Mother Deed and Sale Deed

In simple words:

Mother Deed = First Ownership Document
Sale Deed = Ongoing Ownership Transfer Document

What If the Mother Deed Is Missing?

It is common for very old properties to have missing or damaged Mother Deeds. In such cases:

1. Apply for a Certified Copy

You can request a certified copy from the sub-registrar office.

2. Conduct a Title Search

A lawyer traces the ownership chain for the last 30 years through alternate documents such as:

1. Old sale deeds

2. Encumbrance certificates

3. Partition/gift deeds

4. Revenue records

3. Affidavit or Indemnity Bond

Some banks may ask for:

1. An indemnity bond

2. Public notice in newspapers

This protects against future claims.

When Is a Mother Deed Required?

A Mother Deed is mandatory for:

1. Buying property

2. Selling property

3. Applying for a home loan

4. Property mutation

5. Property inheritance

6. Partition or family settlement

7. Legal disputes involving title

8. Seeking building approval

If the Mother Deed is unclear, most legal processes get delayed or rejected.

Conclusion

The Mother Deed is the foundation of a property’s legal identity. It establishes the origin of ownership, traces the title chain, and protects buyers from fraudulent or defective titles. Banks, courts, government authorities, and legal experts rely heavily on this document to determine whether the title is clean, marketable, and free from risk.

Whether you are purchasing a home, selling land, applying for a loan, or resolving a legal dispute, verifying the Mother Deed is one of the most crucial steps in ensuring a safe and transparent transaction.

If you cannot find the Mother Deed, you can always request a certified copy from the sub-registrar office or conduct a title search with the help of a property lawyer.

A well-verified Mother Deed not only protects your investment but also gives peace of mind that your property is legally secure.

Also Read: New Rent Rules 2025 Explained: Online Registration & Deposit Limits Made Simple     

Why the New Rent Regulations Were Introduced

For decades, India’s rental laws—many dating back to the 1950s—have been criticised for being:

1. Outdated

2. Unfair to property owners

3. Bound by cumbersome paperwork

4. Filled with opportunities for disputes

5. Unable to keep pace with digital and urban growth

Many landlords avoided renting out properties due to fear of:

1. Tenant overstays

2. Difficulty in eviction

3. Unrecoverable dues

4. Property misuse

5. Lengthy litigation

At the same time, tenants struggled with:

1. Excessive deposits

2. Arbitrary rent hikes

3. No official documentation

4. Lack of accountability

The Model Tenancy Act and subsequent updates—including the 2025 reforms—attempt to build a balanced rental ecosystem.

Also Read: New Rental Rule from July 1: No Digital Stamp? Pay ₹5,000 Fine!

Key Highlights of the 2025 Rent Regulation Update

Here are the most important changes landlords must know:

1. Online registration mandatory within 60 days

2. ₹5,000 fine for unregistered tenancy agreements

3. Residential security deposit capped at 2 months

4. Commercial security deposit capped at 6 months

5. Rent increase restricted to 5% + CPI (max 10%) annually

6. Written 90-day notice required for rent revision

7. Landlord entry permitted only with 24-hour notice

8. Fast-track eviction for 3 months of non-payment

9. Tribunals to resolve disputes within 60 days

10. Digital rent payments mandatory above ₹5,000

These reforms bring predictability, transparency, and enforceability—ensuring smoother landlord-tenant relationships.

Also Read: A Comprehensive Guide to Registered Rent Agreements in India

Mandatory Digital Registration of Tenancy Agreements

One of the biggest changes is the requirement for online registration of all tenancy agreements.

What the new rule says

1. Every tenancy agreement—whether created physically or digitally—must be uploaded, digitally stamped, and registered online within 60 days.

2. States are upgrading online portals for automated verification, Aadhaar-based authentication, and digital stamping.

Why this matters for landlords

Failure to register could lead to:

1. Contract becoming unenforceable in disputes

2. Loss of legal protection in eviction or rent recovery matters

3. Exposure to fraud or document manipulation

4. Automatic penalties

Digital registration brings:

1. Evidentiary validity in court

2. Automatic time-stamps

3. Protection against tenancy fraud

4. Transparent terms and conditions

Documents required

1. Signed tenancy agreement

2. Landlord and tenant Aadhaar

3. Property ownership proof

4. Utility bill (for address verification)

5. Rent details

Also Read: Why you should get your rent agreement registered

The ₹5,000 Penalty Rule Explained

The update introduces a fine starting at ₹5,000 for:

1. Not registering tenancy agreements within 60 days

2. Providing incomplete tenancy details

3. Failing to update tenancy changes

Why this rule is important

Earlier, many landlords rented without formal agreements, leading to:

1. Illegal occupancy

2. Rent disputes

3. Property misuse

4. Difficulty proving terms in court

The fine is now a deterrent to ensure every tenancy is formalised, traceable, and legally valid.

What landlords must ensure

1. Use digital stamping from authorised portals

2. Register the agreement on time

3. Provide accurate details

4. Keep digital records and receipts

This will save landlords from penalties, fraud risks, and legal delays.

Security Deposit Cap: Two Months for Residential, Six Months for Commercial

Historically, in cities like Bengaluru or Mumbai, residential deposits often ranged from 6–10 months of rent, causing financial stress for tenants and discouraging new renters.

The new regulation standardises security deposits across India:

Residential Property

Maximum deposit: 2 months’ rent

Commercial Property

Maximum deposit: 6 months’ rent

Deductions allowed at move-out

Landlords may deduct for:

1. Unpaid rent

2. Utility dues

3. Cleaning and repair (must be proven)

4. Damage beyond normal wear and tear

Important new requirement

Photo and video documentation is mandatory for deduction disputes.

This ensures fairness and protects landlords against false claims.

Rent Increase Rules: 5% + CPI (Maximum 10%)

Rent revisions earlier varied widely and often led to disputes. The new rule brings structure:

New Rent Revision Formula

1. Base increase: 5% per year

2. Linked to Consumer Price Index (CPI)

3. Maximum cap: 10% annually

90-Day Notice Rule

Landlords must:

1. Give a 90-day written notice

2. Communicate the revised rental amount formally

3. Maintain records of communication

Why this benefits landlords

1. Prevents tenant disputes

2. Ensures predictable rental yield

3. Maintains standardised market practices

Property Inspection Rules for Landlords

The new regulations allow landlords to inspect their property—but under strict guidelines.

Inspection Rules

Violations tenants can challenge

1. Surprise visits

2. Repeated inspections without reason

3. Harassment or privacy invasion

Why this is good for landlords

Clear rules protect landlords from false claims of illegal entry while allowing them to:

1. Check for property misuse

2. Inspect maintenance issues

3. Verify legal compliance

Eviction Rules: Fast-Track Tribunals for Non-Payment

One of the most landlord-friendly updates is the expedited eviction system.

Eviction for Non-Payment

If the tenant fails to pay rent for three consecutive months, landlords may:

1. File for eviction before Rent Tribunal

2. Get resolution within 60 days

Why this is a major reform

Earlier, eviction cases dragged on for years due to:

1. Court delays

2. Tenant stays without rent

3. Procedural complications

Now tribunals offer:

1. Simplified process

2. Time-bound hearings

3. Digital evidence acceptance

4. Faster recovery of possession

This encourages more landlords to confidently rent out properties.

Compulsory Digital Rent Payments

To reduce fraud, underreporting, and cash disputes:

All rent payments above ₹5,000 must be digital.

Allowed payment modes include:

1. UPI

2. Net banking

3. Wallet transfers

4. Digital mandate

5. Autopay setups

Benefits for landlords

1. Creates verifiable transaction records

2. Helps during legal disputes

3. Eliminates “I paid in cash” excuses

4. Simplifies accounting and taxation

Rights and Responsibilities of Landlords Under the New Framework

Landlord Rights

1. Right to timely rent

2. Right to reasonable entry with notice

3. Right to eviction through fast-track tribunals

4. Right to deduct legitimate repair costs

5. Right to enforce written tenancy terms

6. Right to digital records for accountability

Landlord Responsibilities

1. Mandatory registration of agreement

2. Providing safe, habitable premises

3. Respecting tenant privacy

4. Issuing receipts for rent

5. Maintaining structural integrity

6. Following caps on deposits and rent hikes

Staying compliant ensures smoother tenancy and stronger legal protection.

Impact of the Reforms on Landlords

The new regulations create both opportunities and compliance obligations.

Positive Impact

1. Reduced fraud and misuse

2. Streamlined evictions

3. Greater legal clarity

4. Formalisation of rental income

5. Easier property management

6. Enhanced documentation security

Challenges

1. Administrative responsibility for digital filings

2. Limit on deposit amount

3. Documentation requirements for inspections

4. Fixed formula for rent hikes

However, with proper systems in place, landlords benefit significantly from a regulated and transparent market.

Common Mistakes Landlords Must Avoid Under the New Regulations

Avoid these errors to stay compliant:

1. Not registering tenancy agreements within 60 days

2. Asking for deposits above the allowed limit

3. Increasing rent without a 90-day notice

4. Collecting rent in cash above ₹5,000

5. Entering property without notice

6. Failing to document move-in and move-out conditions

7. Not maintaining digital proof of transactions

These violations can lead to penalties, tribunal action, and enforcement problems.

Expert Tips to Stay Compliant

Here’s how landlords can easily follow the new rules:

1. Use digital tenancy templates

2. Register agreements online immediately

3. Maintain digital folders with documents

4. Automate rent collection through UPI/AutoPay

5. Communicate via email or registered WhatsApp

6. Conduct inspections with written consent

7. Keep inventory photos at move-in and move-out

8. Follow the rent increase formula strictly

9. Seek legal consultation when in doubt

A well-managed tenancy reduces disputes and increases rental returns.

Conclusion

The Latest Rent Regulation Update marks a major shift in India’s rental market. With penalties up to ₹5,000, strict limits on security deposits, regulated rent increases, mandatory digital registration, and fast-track eviction mechanisms, the reforms aim to create a legally secure, tenant-friendly, and landlord-empowered ecosystem.

For landlords, compliance is not just mandatory—it is beneficial. Following these rules ensures:

1. Transparent dealings

2. Strong legal protection

3. Reduced risk of disputes

4. Faster resolution of defaults

5. Better tenant relationships

By embracing digital documentation, structured rental practices, and legally compliant systems, landlords can safeguard their property, reduce risks, and enjoy smoother, hassle-free tenancy management.