THE REGISTRATION ACT, 1908
(ACT NO. XVI OF 19O8) For Proceedings in Council, see Gazette of India, 1908, Part VI, pages 148, 154 and 182.
This Act has been declared to be in force in British Balochistan by S., 3 of the British Balochistan Laws Regulation, 1913 (II of 1913).
(18th December, 1908)
An Act to Consolidate the Enactments Relating
to the Registration of Documents
Preamble.—WHEREAS it is expedient to consolidate the enactments relating to the registration of documents; it is hereby enacted as follows:-
1. Short title, extent and commencement.(1) This Act may be called the Registration Act, 1908.
(2) It extends to the whole of Pakistan except such districts or tracts of country as the Provincial Government may exclude from its operation.
(3) It shall come into force on the first day of January, 1909.
By the Indian Registration (Punjab Amendment) Act, 1941 (VII of 1941).
By the Transfer of Property and the Indian Registration (Sindh Amendment) Act, 1939 (XIV of 1939) and the Indian Registration (Sindh Amendment) Act, 1946 (VII of 1946).
(Subs. for the words “the whole of British-India” by Central Laws (Statute Reform) Ord. 1960 (XXI of 1960).
These Provincial Amendments have been given in their appropriate places along with the provisions in the main Act.
2. Definitions: In this Act, unless there is anything repugnant in the subject or context.
OF THE REGISTRATION-ESTABLISHMENT
3. Inspector General of Registration:- (1) The Provincial Government shall appoint an officer to be the Inspector-General of Registration for the territories subject to such Government:
Provided that the Provincial Government may, instead of making such appointment, direct that all or any of the powers and duties hereinafter, conferred and imposed upon the Inspector-General shall be exercised and performed by such officer or officers, and within such local limits, as the Provincial Government appoints in this behalf.
(2) Any Inspector-General may hold simultaneously any other officer in the service of the State.
4. Branch Inspector General of Sindh. Omitted by the Government of India (Adaptation of Indian Laws) Order, 1937.
5. District and Sub-Districts:- (1) For the purposes of this Act, the Provincial Government shall form district and sub districts and shall prescribe, and may alter, the limits f such districts and sub-districts.
(2) The districts and sub-districts formed under this section, together with the limits thereof, and every alteration of such limits, shall be notified in the official Gazette.
(3) Every such alteration shall take effect on such day after the date of the notification as is therein mentioned.
6. Registrars and Sub-Registrars:- The Provincial Government may appoint such persons, whether Public Officers or not, as it thinks proper, to be Registrars of the several districts, and to be Sub-Registrars of the several Sub-districts, formed as aforesaid, respectively.
Section 6 shall be renumbered as sub-section (1) of that section and, after the section so renumbered, the following sub-section shall be added, namely:-
“(2) The Provincial Government may appoint an Inspector of the Registration Offices to be an Additional Registrar for one or more districts falling within his jurisdiction. The Additional Registrar shall exercise such powers and perform such duties of the Registrar under this Act or any other law for the time being in force as the Provincial Government may, from time to time direct”.
7. Offices of Registrar and Sub-Registrar:- (1) The Provincial Government shall establish in every district an Office to be styled the Office of the Registrar and in every sub-district an Office or Offices to be styled the Office of the Sub-Registrar or the Offices of the Joint Sub-Registrars.
(2) The Provincial Government may amalgamate with any Office of a Registrar any Office of a Sub-Registrar subordinate to such Registrar and may authorize any Sub-Registrar whose Office has been so amalgamated to exercise and perform, in addition to his own powers and duties, all or any of the powers and duties of the Registrar to whom he is subordinate:
Provided that no such authorization shall enable a Sub-Registrar to hear an appeal against an order passed by himself under this Act;
8. Inspectors of Registration Offices:- (l) The Provincial Government may also appoint officers, to be called Inspectors of Registration Offices, and may prescribes the duties of such Officers
(2) Every such Inspector shall be subordinate to the Inspector/General.
9. Military Cantonments may be declared sub-districts or districts (Repealed by the Repealing and Amending Act, 1927 (X of 1927), Section 3 and Second Schedule).
10. Absence of Registrar or Vacancy in his Office:- (1) When any Registrar, xxxxxxxxx is absent otherwise than on duty in his district, or when his office is temporarily vacant, any person whom the Inspector-General appoints in this behalf, or, in default of such appointment, the Judge of the District Court within the local limits of whose jurisdiction the Registrar’s Office is situate, shall be the Registrar during such absence or until the Provincial Government fills up the vacancy.
To section 10 the following proviso shall be added, namely:–
“Provided that when an Additional Registrar is appointed for a district he shall act as the Registrar of the district during the absence of the Registrar, or until the Provincial Government fills up the vacancy”.
11. Absence of Registrar on duty in his District:- When any Registrar is absent from his office on duty in his district, he may appoint any Sub-Registrar or other person in his district to perform, during such absence, all the duties of a Registrar, except those mentioned in sections 68 and 72.
To section 11 the following proviso shall be added, namely:—
“Provided that when an Additional Registrar is appointed for a district he shall during the absence of the Registrar, perform all his, duties including those mentioned in sections 68 and 72″.
12. Absence of Sub-Registrar or vacancy in his office:- When any Sub-Registrar is absent, or when his Office is temporarily vacant, any person whom the Registrar of the district appoints in this behalf shall be Sub-Registrar during such absence, or until the vacancy is filled up.
13. Report of certain appointments:- (1) All appointments made under section 10, section 11 or section 12 shall be reported to the Provincial Government by the Inspector-General.
(2) Such report shall be either special or general, as the Provincial Government directs.
Sub sections (1) and (2) repealed by Registration (Sindh Amendment) Act 1929.
14. Establishments of Registering Office:- (1) (* * * * omitted)
(2) The Provincial Governments may allow proper establishments for the several offices under this Act.
15. Seat of Registering Officers:- The several Registrars and Sub-Registrars shall use a seal bearing the following inscription in English and in such other language as the Provincial Government directs:— “The seal of the Registrar (or of the Sub-Registrar) of”
16. Registrate Books and Fire-proof Boxes:- The Provincial Government shall provide for the office of every registering officer the books necessary for the purposes of this Act.
(2) The books so provided shall contain the forms from time to time prescribed by the Inspector-General, with the sanction of the Provincial Government and the pages of such books shall be consecutively numbered in print and the number of pages in each shall be certified on the title page by the officer by whom books are issued.
(3) The Provincial Government shall supply the office of every Registrar with a fire-proof box, and shall, in each district make suitable provision for the safe custody of the records connected with the registration of documents in such District.
OF REGISTER-ABLE DOCUMENTS
17. Documents of which Registration is compulsory:- (1) The following documents shall be registered, if the property to which they relate is situate in a district in which, and if they have been executed on or after the date on which, Act No. XVI of 1864, or the Pakistan Registration Act, 1866, or the Pakistan Registration Act, 1871 , or the Pakistan Registration Act, 1877, or this Act came or comes into force, namely:-
(a) Instruments of gift of immovable property;
(b) other non-testamentary instruments which purport or operate to create, declare, assign, limit or extinguish, whether in present or in future, any right, title or interest, whether vested or contingent, of the value, of one hundred rupees and upwards, to or in immovable property;
Explanation. In the case of an assignment of a mortgage the consideration for the deed of assignment shall be deemed to be the Value for registration;
(c) non-testamentary instruments other than the acknowledgment of a receipt or payment made in respect of any transaction to which an instrument registered under
clause (o): relates) (added ibid) which acknowledge the receipt or payment of any consideration on account of the creation, declaration, assignment, limitation or extinction of any .such right, title or interest; and
(d) leases of immovable property from year to year; or for any term exceeding one year, or reserving a yearly rent:
Provided that the Provincial Government may, by order published in the official Gazette, exempt from the operation of this sub-section any leased executed, in any district, or part of a district, the terms granted by which do not exceed five years and the annual rents, reserved by which do no exceed fifty rupees.
(e) non-testamentary instruments transferring or assigning any decree or order of a Court or any award when such decree or order or award purports or operates to create, declare,
assign, limit or extinguish, whether in present or in future, any right, title or interest, whether vested or contingent of the value of one hundred rupees and upwards, to or in immovable property.
(2) Nothing in clauses (d) and (c) of sub-section (1) applies to:-
(i) any composition deed, or
(ii) any instrument relating to shares in a Joint Stock Company, notwithstanding that the assets of such Company consists in whole or in part of immovable property; or
(iii) any debenture issued by any such Company, and not creating, declaring, assigning limiting or extinguishing any right, title or interest, to or in immovable property except in so far as it entities the holder to the security afforded by a registered instrument whereby the Company has mortgaged, conveyed or otherwise the whole or part of its immovable property or any interest therein to trustees upon trust for the benefit of the holders of such debentures; or
(iv) any endorsement upon or transfer of any debenture issued by any such Company; or
(v) any document not itself creating, declaring, assigning, limiting or extinguishing any right, title or interest, of the value of one hundred rupees and upwards to or in immovable property, but merely creating a right to obtain another document which will, when executed create, declare, assign, limit or extinguish any such right, title or interest; or
(vi) any decree or order of a Court except a decree expressed to be made on a compromise and immovable property other than that which is the matter of the suit or proceeding; or
(vii) any grant of immovable property by the Government; or
(viii) any instrument of partition made by Revenue Officer; or
(ix) any order granting a loan or instrument of collateral security granted under the Land Improvement Act, 1871, or the Land Improvement Loans Act, 1883, or
(x) any order granting a loan under the Agriculturists Loans Act, 1884 (XII of 1884), the Agricultural Development Bank Ordinance, 1961 (Ordinance No. IV of 1961), or under another law for the time being in force relating to the advancement of loans for agricultural purposes, or any instrument under which a loan, is granted by a cooperative society for any such purpose, or any instrument made for securing the repayment of a loan so granted; or
(xi) any endorsement on a mortgage-deed acknowledging the payment of the whole or any part of the mortgage money, and any other receipt for payment of money due under a mortgage; or
(xii) any certificate of sale granted to the purchaser of any property sold by public auction by a Civil or Revenue Officer; or
(xiii) any counterpart of a lease, where the lease corresponding thereto has itself been registered.
Explanation: A document purporting or operating to effect a contract for the sale of immovable property shall not be deemed to require or ever to have required registration by reason only of the fact that such document contains a recital of the payment of any earnest money or of the whole or any part of the purchase money.
(3) Authorities to adopt a son, executed after the first day of January, 1872, and not conferred by a will, shall also be registered.
2. Amendment of section 17 of Act XVI of 1908:- In the Registration Act, 1908, in its application to the Province of Sindh, in section 17, after clause (e) the following shall be added:–
“formalities imposed by section 32 it would not be a “duly presented” document and the Sub-Registrar cannot be compelled to register such document.
Application to be made within thirty days:- Presentation under section 72(2) in order to be due presentation must be presentation by or on behalf of a presenter authorized on that date to present under section 32. But the form of presentation may not be repeated and thus may not strictly be in accordance with that section.
18. Documents of which registration is optional:- Any document not required to be registered under section 17 may also be registered under this Act.
Footnote: (Subs. by the Registration (Amendment) Ord., 1962 (45 of 1962), S. 4 with effect from the 7th June 1962, to the existing S. 18).
19. Documents in language not understood by Registering Officer. If any document duly presented for registration be in a language which the registering officer does not understand, and which is not commonly used in the district, he shall refuse to register the document, unless it be accompanied by a true translation into a language commonly used in the district and also by a true copy.
20. Documents containing interlineations, blanks, erasures or alterations. (1) The registering officer may in his discretion refuse to accept for registration any document in which any interlineation, blank, erasure or alteration appears, unless the persons executing the document attest with their signatures or initials such interlineation, blank, erasure or alteration.
(2) If the registering officer registers any such document, he shall at the time of registering the same, make a note in the register of such interlineation, blank, erasure or alteration.
21. Description of Property and maps or plans.—(1) No non-testamentary document relating to immovable property shall be accepted for registration unless it contains a description of such property sufficient to identify the same.
(2) Houses in towns shall be described as situate on the north or other side of the street or road (which should be specified) to which they front, and by their existing and former occupancies, and by their numbers if the houses in such street or road are numbered.
(3) Other houses and lands shall be described by their name, if any, and as being in the territorial division in which they are situate, and by their superficial contents, the roads and other properties on which they about, and their existing occupancies, and also, whenever, it is practicable, by reference to a Government map or survey.
(4) No non-testamentary document containing a map or plan of any property comprised therein shall be accepted for registration unless it is accompanied by a true copy of the map or plan, or, in case such property is situate in several districts, by such number of true copies of the map or plan as are equal to the number of such districts.
22. Description of houses and land by reference to Govt. maps or surveys. (1) Where it is, in the opinion of the Provincial Government, practicable to describe house, not being houses in towns, and lands by reference to a Government map or survey, the Provincial Government may, by rule made under this Act, require that such houses and lands as aforesaid shall, for the purposes of section 21, be so described.
(20 Save as otherwise provided by any rule made under sub section (1), failure to comply with the provisions of section 21, sub section (2) or sub-section (3), shall not disentitle a document to be registered if the description of the property to which it relates is sufficient to identify that property).
In sub-section (1) of S. 22 the words “not being houses in towns,” were omitted.– Punjab Act VIII of 1941 S. 2.
In sub-section (2) for the word “Save” the words “Except in the case of city surveyed areas in the Province of Sindh and except” shall be inserted.
Vide Regln. (Sindh Amendment) Act, 1929 and the word “Province of Sindh” substituted for “Bombay Presidency” by Sindh Ord. 5 of 1955.
Scope. As has been seen in Note 1 on S. 21 there was no provision corresponding to this in the Acts of 1864 and 1866 but it was introduced only in the Act of 1871 in view of the decision in. It then ran as follows:
“Failure to comply with the provisions contained in S. 21 Cl. (b), shall not disentitle a document to be registered if the description of the property to which it relates is sufficient to identify the property.”
Clause (b) of S. 21 referred to comprised under the Act of 1877 both the provision in clauses (b) and (c) of tl present S. 21.
As the effect of this section on S. 21, see Note I on that section.
OF THE TIME OF PRESENTATION
23. Time for presenting document:- Subject to the provisions contained in sections 24, 25 and 26, no document other than a will shall be accepted for registration unless presented for that purpose to the proper officer within four months from the date of its execution:
Provided that a copy of a decree or order may be presented within four months from the day on which the decree or order was made, or, where it is appealable, within four months from the day on which it becomes final.
23A. Re-registration of certain documents.— Notwithstanding anything to the contrary contained in this Act, if in any case a document requiring, registration has been accepted for registration by a Registrar or Sub-Registrar from a person not duly empowered to present the same, and has been registered, any person claiming under such document may, within four months from his first becoming aware that the registration of such document is invalid, present such document or cause the same to be presented, in accordance with the provisions of Part VI for re-registration in the office of the Registrar
of the District in which the document was originally registered; and that he was so satisfied. If any party wants to urge that he was so satisfied on improper grounds it is for him to say so.
6. Effect of re-registration.— Where the document is duly re-registered in accordance with this section, it will be deemed, as the last sentence of the first paragraph of the section shows, to have been duly registered for all purposes from the date of its original presentation. In other words, it takes effect from the date of the original registration. In a document which was an authority to adopt had been registered on the presentation of a person who was not authorized to present it. X was duly adopted under that authority. Subsequently X on becoming aware that the document had not been validly registered got it re-registered under this section. It was held that the document must be deemed to be validly registered from the date of the original presentation and consequently the adoption itself must be deemed to have been made under a valid authority.
7. Refusal to re-register.— A refusal to re-register under this section is a “refusal to register” within the meaning of S. 77 of this Act.
24. Documents executed by several persons at different times. Where there are several persons executing a document at different times such document may be presented for registration and re-registration within four months from the date of each execution.
25. Provisions where delay in presentation is unavoidable.— (1) If, owing to urgent necessity or unavoidable accident, any document executed, or copy of a decree or order made, in Pakistan is not presented for registration till after the expiration of the time hereinbefore prescribed in that behalf, the Registrar, in cases where the delay in presentation does not exceed four months, may direct that, on payment of a fine not exceeding ten times the amount of the proper registration-fee, such document shall be
accepted for registration.
(2) Any application for such direction may be lodged with the Sub-Registrar, who shall forthwith forward it to the Registrar to whom he is subordinate.
26. Documents executed out of the Provinces, etc. When a document purporting to have been executed by all or any of the parties out of Pakistan is not presented for registration till after the expiration of the time hereinbefore prescribed in that behalf, the registering officer, if satisfied.
(a) that the instrument was so executed, and
(b) that it has been presented for registration within four months after its arrival in Pakistan.
27. Wills may be presented or deposited at any time.- A will may at any time be presented fo registration or deposited in manner hereinafter, provided..
OF THE PLACE OF REGISTRATION
28. Place for registering documents relating to land. (1) Save as in this part otherwise provided, every document mentioned in section 17, sub-section (1), clauses (a), (b), (c), (d) and (e), section 17, sub-section (2) and section 18 in so far such document affects immovable property shall be presented for registration in the office of a sub-registrar within whose sub-district the whole or some portion of the property to which such document relates is situate.
(2) Notwithstanding anything contained in sub-section (1)…
(a) after a document is registered, no party thereto shall be entitled to question the validity of its registration on the ground that the property which purported to give jurisdiction to the sub-registrar to register it either did not exist or was fictitious or insignificant or was not intended to be conveyed; and
(b) a document the registration of which is secured by the inclusion of a non-existent, fictitious or insignificant portion or item shall not in any manner affect the rights of a person who was not a party thereto, and acquired rights in the property without notice of the transaction to which such document relates.
In section 28 for the brackets, letter and word “(b) and (e)” the brackets, letters and word “(b), (c) and (ee)” were substituted.
Sindh Act XIV of 1939, S. 3.
29. Place for registering other documents. (1) Every document not being a document referred to in section 28, or a copy of a decree or order, may be presented for registration either in the office of the Sub-Registrar in whose sub-district the document was executed, or in the office of any other Sub-Registrar under the Provincial Government at which all the persons executing and claiming under the document desire the same to be registered.
(2) A copy of a decree or order may be presented for registration in the office of the Sub-Registrar in whose sub-district the original decree or order was made, or, where the decree or order does not affect immovable property, in the office of any other Sub- Registrar under the Provincial Government at which all the persons claiming under the decree or order desire the copy to be registered.
30. Registration by registrars in certain cases. (1) Any Registrar may in his discretion receive and register any document which might be registered by any sub-Registrar subordinate to him.
(2) Notwithstanding anything contained in section 28 any Registrar may receive and register any document without regard to the situation in any part of Pakistan of the property to which the document relates if he is satisfied that there is sufficient cause for doing so.
31. Registration or acceptance for deposit at private residence. The presentation, registration or deposit of document under this Act shall ordinarily be made only at the office of the officer authorized to accept the same for Registration or deposit:
Provided that such officer may on special cause being shown attend at the residence of any person desiring to present a document for registration or to deposit a will, and accept for registration or deposit such document or will.
OF PRESENTING DOCUMENTS FOR REGISTRATION
32. Persons to present documents for registration. Except in the cases mentioned in section 89, every document to be registered under this Act, whether such registration be compulsory or optional, shall be presented.
(a) by some person executing or, claiming under the same, or in the case of a copy of a decree or order, claiming under the decree or order, or
(b) by the representative or assign of such person, or
(c) by the agent of such person, representative or assign, duly authorized by power of attorney executed and authenticated in manner hereinafter mentioned.
33. Power-of-attorney recognizable for purpose of section 32. (1) For the purposes of section 32, the following powers-of-attorney, shall alone be recognized, namely:-
(a) if the principal at the time of executing the power-of-attorney resides in any part of Pakistan in which this Act is for the time being in force, a power-of-attorney executed before and authenticated by the Registrar or Sub-Registrar within whose district or sub-district the principal resides;
(b) if the principal at the time aforesaid resides in any other part of Pakistan a power-of-attorney executed before and authenticated by any Magistrate;
(c) if the principal at the times aforesaid does not reside in Pakistan a power-of-attorney executed before and authenticated by a Notary Public, or any Court, Judge, Magistrate, Pakistan, Counsel or Vice-Counsel, or representative of xxxx the Federal Government:
Provided that the following persons shall not be required to attend at any registration office or Court for the purpose of executing any such power-of-attorney as is mentioned in clauses (a) and (b) of this section namely:-
(i) persons who by reason of bodily infirmity are unable without risk or serious inconvenience so to attend;
(ii) persons who are in jail under civil or criminal process; and
(iii) persons exempt by law from personal appearance in Court.
(2) In the case of every such person the Registrar or Sub-Registrar or Magistrate, as the case may be, if satisfied that the power-of-attorney has been voluntarily executed by the person purporting to be the principal, may attest the same without requiring his personal attendance at the office or Court aforesaid.
(3) To obtain evidence as to the voluntary nature of the execution, the Registrar or Sub-Registrar or Magistrate may either himself go to the house of the person purporting to be the principal, or to the jail in which he is confined, and examine him, or issue a commission for his examination.
(4) Any power-of-attorney mentioned in this section may be the proved by the production of it without further proof when it purports on the face of it to have been executed before and authenticated by the person on Court have in before mentioned in that behalf.
34. Enquiry before registration by registering officer. (1) Subject to the provisions contained in this part and in sections 41, 43, 45, 69, 75, 77, 88 and 89, no document shall be registered under this Act, unless the persons executing such document, or their representatives, assigns or agents authorized as aforesaid, appear before the registering officer within the time allowed for presentation under sections 23, 24, 25 and 26:
Provided that if owing to urgent necessity or unavoidable accident all such persons do not so appear, the Registrar, in cases where the delay in appearing does not exceed four months, may direct that on payment of a fine not exceeding ten times the amount of the proper registration fee, in addition to the fine, if any, payable under section 25, the document may be registered.
(2) Appearances under sub-section (1) may be simultaneous or at different times.
(3) The registering officer shall thereupon–
(a) enquire whether or not such document was executed by the persons by whom it purports to have been executed;
(b) satisfy himself as to the identity of the, persons appearing before him and alleging that they have executed the document; and
(c). in the case of any person appearing as a representative, assign or agent, satisfy himself of the right of such person so to appear.
(4) An application for a direction under the proviso to sub-section (1) may be lodged with a Sub-Registrar, who shall forthwith forward it to the Registrar to whom he is subordinate.
(5) Nothing in this section applies to copies of decrees or orders.
35. Procedure on admission and denial of execution, respectively. (l) (a) If all the persons executing, the document appear personally before the Registering Officer and are personally known to him, or if he be otherwise, satisfied that they are the persons they represent themselves to be, and if they all admit the execution of the document, or
(b) if in the case of any person appearing by a representative, assign or agent, such representative, assign, agent admits the execution, or
(c) if the person executing the document is dead, and his representative or assign appears before the Registering Officer and admits the execution, the Registering Officer shall register the document as directed in sections 58 to 61, inclusive.
(2) The Registering Officer may, in order to satisfy himself that the persons appearing before him are the persons they represent themselves to be, or for any other purpose contemplated by this Act, examine any one present in his office.
(3) (a) If any person by whom the document purports to be executed denies its execution, or
(b) if any such person appears to the registering officer to be a minor, an idiot or a lunatic, or
(c) if any person by whom the document purports to be executed is dead; and his representative or assign, denies its execution, the registering Officer shall refuse to register the document as to the persons so denying, appearing or dead:
Provided that, where such officer is a Registrar, he shall follow the procedure prescribed in Part XII:
Provided further that the Provincial Government may, by notification in the official Gazette, declare that any Sub-Registrar named in the notification shall, in respect of documents the execution of which is denied, be deemed to be a Registrar for the purposes of this sub-section and of Part XII.
OF ENFORCING THE APPEARANCE OF EXECUTANTS
36. Procedure where appearance of executants of witness is desired:- If any person presenting any document of registration or claiming under any document, which is capable of being so presented, desires the appearance of any person whose presence or testimony is necessary for the registration of such document, the registering officer may in his discretion call upon such officer or Court as the Provincial Government directs in this behalf to issue a summons requiring him to appear at the registration-office, either in person or by duly authorized agent, as in the summons may be mentioned, and at a time named therein.
For the words “may, in his discretion” the words “in his direction, may upon receipt of the prescribed for, issue, or may” shall be substituted. Vide Registration (Sindh Amdt.) Act, 1929.
37. Officer of Court to issue and cause service of summons:- The officer or Court, upon receipt of the peon’s fee payable in such cases, shall issue the summons accordingly, and cause it to be served upon the person whose appearance is so required.
38. Persons exempt from appearance at registration officer: (1) (a) A person who by reason of bodily infirmity is unable without risk or serious inconvenience to appear at the registration-office, or
(b) a person in jail under civil or criminal process, or,
(c) persons exempt by law from personal appearance in court and who would but for the provisions next hereinafter, contained by required to appear in person at the registration officer, shall not be required so to appear.
(2) In the case of every such person the registering officer shall either himself go to the house of such person or to jail in which he is confined, and examine him or issue a commission for his examination
39. Law as to summonses, commissions and witnesses:- The law in force for the time being as to summonses, commissions and compelling the attendance of witnesses, and for their remuneration in suits before Civil Courts, shall save as aforesaid and mutatis mutandis, apply to any summons or commission issued and any person summoned to appear under the provisions of this Act.
OF PRESENTING WILLS AND AUTHORITIES TO ADOPT
40. Persons entitled to present wills and authorities to adopt:- (1) The testator, or after his death any person claiming as executor or otherwise under a will, may present it to any Registrar or Sub-Registrar for registration.
(2) The donor, or after his death the donee, of any authority to adopt, or the adopted son, may present it to any Registrar or Sub-Registrar for registration.
41. Registration of wills and authorities to adopt:- (1) A will or an authority to adopt, presented for registration by the testator or donor, may be registered in the same manner as any other document.
(2) A will or authority to adopt presented for registration by any other person entitled to present it shall be registered if the registering officer is satisfied.
(a) that the will or authority was executed by the testator or donor, as the case may be;
(b) that the testator or donor is dead; and
(c) that the person presenting the will or authority is, under section 40, entitled to present the same.
DEPOSIT AND DISPOSAL OF WILLS
42. Deposit of Wills. (1) Any testator may, either personally or by duly authorized agent, deposit with any Registrar his will in a sealed cover subscribed with the name of the testator and that of this agent (if any) and with a statement of the nature of the document.
(2) The testator shall also endorse on the cover the name and address of the person on whom the original document shall be delivered after registration thereof, after his death.
43. Procedure on deposit of Wills:- (1) On receiving such cover, the registrar, if satisfied that the person presenting the same for deposit is the testator or his agent, shall transcribe in his Register Book No. 5 the superscription aforesaid, and shall note in the same book and on the said cover the year, month, day and hour of such presentation and receipt, and the names of a persons who may testify the identify of to the testator or his agent, and any legible inscription which may be on the seal of the over.
(2) The Registrar shall then place and retain the sealed cover in his fire-proof box.
44. Withdrawal of sealed cover deposited under section 42:- If the testator who has deposited such cover wishes to withdraw if, he may apply, either personally or by duly authorized agent to the Registrar who holds it in deposit and such Registrar if satisfied that the applicant is actually the testator or his agent, shall deliver the cover accordingly.
45. Proceedings on death of depositor:- (1) If, on the death of a testator who has deposited a sealed cover under section 42 application be made to the Registrar who holds it in deposit to open the same, and if the Registrar is satisfied that the testator is dead, he may shall, in the applicant’s open the cover, and, at the applicant’s expense, cause the contents thereof to be copied into his Book No. 3 and then deliver the deposited will to the nominee of the testator or his representative.
(2) If, in respect of any will deposited, no steps are taken by the testator or other person under section 44 or sub-section (1) of this section, the Registrar shall follow the procedure hereinafter provided for the disposal of such will or sealed cover.
46. Saving of certain enactments and power of Courts:- (1) Nothing herein before contained shall effect the provisions of section 294 of the Succession Act, 1925 (XXXIX of 1925), or the will power of any Court by order to compel the production of any will.
(2) When any such order is made, the Registrar shall, unless the will has been already copied under Section 45, open the cover and cause the will to be copied into his Book No. 3 and make a note on such copy that the original has been removed into Court in pursuance of the order aforesaid.
46-A. Any Will in deposit with a Registrar at the commencement of the Registration (Amendment) Ordinance, 1962, and any will thereafter, deposited may be destroyed after following the procedure hereinafter, provided, if the Will is not registered before such destruction.
(2) Every registering officer shall on the first day of July in the year next after the commencement of the Registration (Amendment) Ordinance, 1962, and on the first day of July in every succeeding third year, send by post a notice to every depositor and his nominee, inquiring about the depositor’s present address and shall enter on the cover and in his registers any new address supplied in response to such notice.
(3) If as a result of such notice or in any other manner the registrar is satisfied that the testator has died, the Registrar shall after making an entry in his books as to death of the testator and the nature of the information on which he has acted, open the cover in the presence of a judicial officer (not below the rank of a Civil Judge or Munsif). He shall there upon issue a notice to the executor, if any, and also to such other person or persons deriving any benefit under the will as the two officers, may determine, informing them about the existence of the will and also that under steps are taken within a period of six months there from for registration of the Will the document shall be liable to be destroyed.
(4) Notwithstanding the expiry of the period specified in the notice until the will actually destroyed in accordance with the provisions of the Destruction of Records Act, 1917 (V of 1917) the registration of the same can be effected at the request of the person entitled thereto, on payment of the proper charges.
OF THE EFFECTS OF REGISTRATION
47. Time from which registered document operates:- A registered document shall operate from the time from which it would have commenced to operate if no registration thereof had been required or made, and not from the time of its registration.
48. Registered documents relating to property when to take effect against oral agreements:— All non-testamentary documents duly registered under this Act, and relating to any property, whether movable or immovable, shall take effect against any oral agreement or declaration relating to such property, unless where the agreement or declaration has been accompanied or followed by delivery of possession and the same constitutes a valid transfer under any law for the time being in force:
Provided that a mortgage by deposit of title-deeds as defined in section 58 of the Transfer of Property Act, 1882, shall take effect against any mortgage-deed subsequently executed and registered which relates to the same property.
49. Effect of non-registration, of documents required to be registered:- No document required to be registered under this Act or under any earlier law providing for or relating to registration of document shall.–
(a) operate to create, declare, assign, limit or extinguish, whether in present or in future, any right, title or interest, whether vested or contingent, to or in immovable property, or
(b) confer any power to adopt unless it has been registered.
50. Certain registered document relating to land to take effect against un-registered documents:- (1) Every document of the kinds mentioned in clauses (a), (b), (c) and (d) of section 17, sub-section (1), and every document register-able under section 18, in so far as such document affects immovable property or acknowledge the receipt or payment of any consideration in respect of any transaction relating to immovable, property shall, if duly registered; take effect as regards the property comprised therein, against every unregistered document relating to the same property, and not being a decree or order, whether such unregistered document be of the same nature as the, registered document or not:
Provided that the person in possession of the property under an unregistered document prior in date, would be entitled to the rights under section 53-A of the Transfer of Property Act, 1882 ( of 1882) if the conditions of that section are fulfilled:
OF THE DUTIES AND POWERS OF REGISTERING
(A) As to the Register-books and Indexes.
51. Register Books to be kept in the several offices:- (1) The following books shall be kept in the several offices hereinafter named, namely:-
A. In all registration offices….
Book 1 Register of non-testamentary documents relating to immovable property
Book 2 Record of reasons for refusal to register
Book 3 Register of wills and authorities to adopt
Book 4 Miscellaneous Register
B. In the offices of Registrars…
Book 5 Register of deposits of wills
(2) In Book 1 shall be entered or filed all documents or memoranda registered under sections 17, 18 and 89 which relate to immovable property, and are not wills.
(3) In book 4 shall be entered all documents registered under section 18 which do not relate to immovable property.
(4) Nothing in this section shall be deemed to, require more than one set of books where the office of the Registrar has been amalgamated with the office of a Sub-Registrar.
(5) If, in the opinion of the Registrar, any of the books mentioned in sub-section (1) is in danger as being destroyed or becoming illegible wholly, or partially, the Registrar may by a written order, direct such Book or portion thereof, as he thinks fit, to be recopied and authenticated in such manner as may be prescribed by rules, and the copy prepared and authenticated under such direction shall, for all purposes of this Act and of the Evidence Act 1872 (I of 1872) , be deemed to be the original book or portion and all references in this Act to the original book shall be deemed to be to the book or portion so copied and authenticated.
In Sub-section (2) after the figures “89″ the words are figures “sub-section (2) and (4)” shall be inserted vide Registration (Sindh Amdt) Act, 1929.
52. Duties of registering officers when document presented: (1) (a) The day hour and place, of presentation, and the signature of every person presenting a document for registration, shall be endorsed on every such document at the time of presenting it;
(b) a receipt for such document shall be given by the registering officer to the person presenting the same; and
(c) subject to the provisions contained in section 62, every document admitted to registration shall without unnecessary delay be copied in the book appropriated therefore according to the order of its admission.
(2) All such books shall be authenticated at such intervals and in such manner as is from time to time prescribed by the Inspector General.
53. Entries to be numbered consecutively:- All entries in each book shall be numbered in a consecutive series, which shall commence and terminate with the year, a fresh series being commenced at the beginning of each year.
54. Current indexes and entries therein:- In every office in which any of the books herein before mentioned are kept, there shall be prepared current indexes of the contents of such books; and every entry in such indexes shall be made, so far as practicable, immediately after the Registering Officer has copied, or filed a memorandum of the document to which it relates.
After the word “book” appearing for the second time the words “and there shall also be prepared current indexes of the contents of the copies filed under sub sections (1) and (3) of section 89″ shall be inserted vide Registration (Sindh Amdt) Act, 1929.
55. Indexes to be made by registering officer and their contents:- (1) such indexes shall be made in all registration offices and shall be named, respectively, Index No. I, Index No. II, Index No. III and Index No. IV.
(2). Index No. I shall contain the names and additions of all persons executing and of all persons claiming under every document entered or memorandum filed in Book No. 1.
(3) Index No. II shall contain such particulars mentioned in section 21 relating to every such document and memorandum as the Inspector-General from time to time directs in that behalf.
(4) Index No. III shall contain the names and additions of all persons executing every will and authority entered, in Book No. 3, and of the executors and persons respectively appointed there under, and alter the death of the testator or the donor (but not before) the names and additions of all persons claiming, under the same.
(5) Index No. IV shall contain the names and additions of all persons executing and of all persons claiming under every document entered in Book No. 4.
(6) Each index shall contain such other particulars and shall be prepared in such form as the Inspector-General from time to time directs.
(7) If, in the opinion of the Registrar, any of the indexes mentioned in sub-section (1) is in danger of being destroyed or becoming illegible wholly or partially, the registrar may, by a written order, direct such index or portion thereof, as he thinks fit, to be recopied in such manner as may be prescribed by Rules, and any, copy so prepared shall, for the purposes of’ this Act and, of the Evidence Act, 1872 (I of 1872), be deemed to be the index or portion and all references in this Act to the original index or portion. shall be deemed to be reference to the index or portion prepared as aforesaid.
In section 55 (a) for section (1) the following shall be substituted:-
(a) Six such indexes shall be made in all Registration Office shall be named respectively Index No. I, Index No. 1-A, Index No. II, Index No. 2-A, Index No. III and Index No. IV.
(b) After sub-section (2) the following sub-section shall be inserted, namely:
“(2A) Index No. 1A shall contain the names including the father’s name, or in the case of persons usually described by their mother’s name, the mother’s name and the places of residences of all persons executing and of all persons, claiming under the documents of which copies are filed under sub-section (1) or (3) of section 89″.
c) After sub section (3) the following sub-section shall be inserted, namely:-
(3A) Index No. II-A shall contain such particulars mentioned in section 21 as the Inspector General may from time to time, prescribed in this, behalf in regard to every copy filed under sub-section (1) or (3) of section 89.
(d) for the words and additions “wherever occurring the words” including the father’s name or in the case of persons usually described by their mother’s name the mother’s name and the places of residences shall be substituted vide Registration (Sindh Amdt) Act, 1929.
56. Copy of entries in Indexes Nos. I, II and III to be sent by Sub-Registrar to Registrar and filed (Repealed by S. 2 of the Indian Registration (Amendment) Act, 1929 (XV of 1929).
Note: The repealed section ran as follows:
56 (l ) Every Sub-registrar shall send to the Registrar to whom he is subordinate at such intervals as the Inspector General from time to time directs, a copy of all entries made by such Sub-Registrar, during the last of such intervals in Indexes Nos. I, II and III.
(2) Every Registrar receiving such copy shall file it in his office.
57. Registering officers to allow inspection of certain books and indexes and to give certified copies of entries:- (1) Subject to the previous payment of the fees payable in that behalf, the Books Nos. 1 and 2 and the Index relating to Book No. 1 shall be at all times open to inspection by any person applying to inspect the same; and, subject to the provisions of section 62, copies of entries in such books shall be given to all applying for such copies.
(2) Subject to the same provisions, copies of entries in Book No. 3 and in the index- relating thereto, shall be given to the persons executing the documents to which such entries relate, or to their agents; and after the death of the executants (but not before) to any person applying for such copies.).
(3) Subject to the same provisions, copies of entries in Book No 4 and in the Index relating thereto shall be given to any person executing or claiming under the documents to which such entries respectively refer or to his agent or representative.
(4) The requisite search under this section for entries in Books Nos. 3 and 4 shall be made only by the Registering Officer.
(5) All copies given under this section shall, be signed and sealed by the Registering Officer, and shall be admissible for the purpose of proving the contents of the original documents.
In sub-section (1) after the words a figure “Books No. I” the following words and figure shall be inserted:
” and so long as they are preserved, the copies filed under sub-sections (1) and (3) of section 89 and indexes relating to such copies” vide Registration (Sindh Amdt) Act, 1929.
(B) AS TO THE PROCEDURE ON ADMITTING TO
58. Particulars to be endorsed on documents admitted to registration:-(1) On every document admitted to registration, other than a copy of a decree or order, or a copy sent to a Registering Officer under section 89, there shall be endorsed from time to time the following particulars, namely:-
(a) the signature and addition of every person the execution of the document, and, if such execution has been admitted by the representative, assign or agent of any person, the signature and addition of such representative, assign or agent;
(b) the signature and addition of every person examined in reference to such
document under any of the provisions of this Act; and
(c) any payment of money or delivery of goods made in the presence of the registering Officer in reference to the execution of the document, and any admission of receipt of consideration, in whole or in part, made in his presence in reference to such execution.
(2) If any person admitting the execution of a document refuses to endorse the same, the Registering Officer shall nevertheless register it, but shall at the same time endorse a note of such refusal.
59. Endorsements to be dated and signed by Registering Officer:-
The Registering Officer shall affix the date and his signature to all endorsements made under sections 52 and 58, relating to the same document and made in his presence on the same day.
60. Certificate of Registration:- (1) After such of the provisions of sections 34, 35, 58 and 59 as apply to any document presented for registration. have been complied with, the registering officer shall endorse thereon a certificate containing the word “registered,” together with the number and page of the book in which the document has been copied.
(2) Such certificate shall be signed, sealed and dated by the Registering Officer, and shall then be admissible for the purpose of proving that the document has been duly registered in manner provided by this Act, and that the facts mentioned in the endorsements referred to in section 59 have occurred as therein mentioned.
61. Endorsements and certificate to be copied and document returned:- (1) The endorsements and certificate referred to and mentioned in sections 59 and 60 shall thereupon, be copied into the margin of the Register-book, and the copy of the map or plan (if any) mentioned in section 21 shall be filed in Book No. 1.
(2) The registration of the document shall thereupon be deemed complete, and the document shall then be returned to the person who presented the same for registration, or to such other person (if any) as he has nominated in writing in that behalf on the receipt mentioned in section 52.
62. Procedure on presenting document in language unknown to Registering Officer:- (1) When a document is presented for registration under section 19, the translation shall be transcribed in the register of documents of the nature of the original, and, together with the copy referred to in section 19, shall be filed in the Registration Office.
(2) The endorsements and certificate respectively mentioned in sections 59 and 60 shall be made on the original, and for the purpose of making the copies and memoranda required by sections 57, 64, 65 and 66, the translation shall be treated as if it were the original.
63. Power to administer oaths and record of substance of statements:- (1) Every Registering Officer may at his discretion administer an oath to any person examined by him under the provisions of this Act.
(2) Every such officer may, also at his discretion record a note of the substance of the statement made by each such person, and such statement shall be read over, or (if made in a language with which such is not acquainted) interpreted to him in a language with which he acquainted, and if he admits the correctness of such note, it shall be signed by the Registering Officer.
(3) Every such note so signed shall be admissible for the purpose of proving that the statements therein recorded were made by persons and under the circumstances therein stated.
(C) SPECIAL DUTIES OF SUB-REGISTRAR
64. Procedure where document relates to land in several sub-districts:- Every Sub-Registrar on registering a non-testamentary document relating to immovable property not wholly situate in his own sub-district shall make a memorandum thereof, and of the endorsement and certificate (if any) thereon, and send the same to the other Sub-Registrar subordinate to the same Registrar as himself in whose sub-district any part of such property is situate, and such Sub-Registrar shall file the memorandum in his Book No. 1.
65. Procedure where document relates to land in several districts:- (1) Every Sub-Registrar on registering a non-testamentary document relating to immovable property situate in more districts than one shall also forward a copy thereof, and of the endorsement and certificate (if any) thereof, together with a copy of the map or plan (if any) mentioned in section 21, to the Registrar of every part of such property is situate other than the district in which his own sub-district is situate.
(2) The Registrar on receiving the same shall file in his Book No. 1 copy of the map or plan (if any), and shall forward a memorandum of the document to each of the Sub-Registrars subordinate to him within whose sub-district any part of such property is situate and every Sub-Registrar receiving such memorandum shall file it in his Book No. 1.
(D) SPECIAL DUTIES OF REGISTRAR
66. Procedure after registration of document to land:- (1) On registering any non-testamentary document relating to immovable property the Registrar shall forward a memorandum of such document to each Sub-Registrar subordinate to himself in whose sub-district any part of the property is situate.
(2) The Registrar shall also forward a copy of such document together with a copy of the map or plan (if any) mentioned in section 21, to other Registrar in whose district any part of such property is situate.
(3) Such Registrar on receiving any such copy shall file it in his Book No. 1 and shall also send a memorandum of the copy to each of the Sub-Registrar subordinate to him within whose sub-district any part of the property is situate.
(4) Every Sub-Registrar receiving any memorandum under this section shall file it in his Book No. 1.
67. Procedure after registration under section 30 sub section (2). On any document being registered under section 30, sub-section (2), a copy of such document and of endorsements and certificate thereon shall be forwarded to every Registrar within whose district any part of the property to which the instrument relates is situate, and the Registrar receiving such coy shall follow the procedure prescribed for him in section 6, sub section (1).
(E) Of the controlling Powers of Registrars and Inspectors General
68. Power of Registrar to superintend and control sub registrars. (1) Every sub-Registrar shall perform the duties of his office under the superintendence and control of the Registrar whose district the of Registrar is situate.
(2) Every Registrar shall have authority to issue (whether on complaint or otherwise) any order consistent with this Act which he considers necessary in respect of any act or mission of any Sub-Registrar subordinate to him or in respect of the rectification of any error regarding the book or the office in which any documents has been registered.
69. Inspector-General to superintend registration rules.— (1) The Inspector-General shall exercise a general superintendence over all the registration office in the territories under the Provincial Government, and shall have power from time to time to make rules consistent with this Act:-
a) providing for the safe custody of books, papers and documents.
b) declaring what language shall be deemed to be commonly used in each district;
(c) declaring what territorial divisions, shall be recognized under section 21.
d) regulating the amount of fines imposed under sections 25 and 34, respectively;
e) regulating the exercise of the discretion reposed in the Registering Officer by section 63;
f) regulating the form in which Registering Officers are to make memorandum of document.
g) regulating the authentication by Registrars and Sub-Registrars of the books kept in their respective offices under section 51;
h) declaring the particulars to be contained in Indexes Nos. I, II, III and IV respectively;
i) declaring the holidays that shall be observed in the registration offices; and
j) generally, regulating the proceedings of the Registrars and Sub-Registrar.
(2) The Rules so made shall be submitted to the Provincial Government for approval, and after they have been approved they shall be published in the official Gazette, and on publication shall have effect as if enacted in this Act.
(a) In clause (h) of sub-section (1) after figures “I’ and “II” the figures “IA” and “II-A” respectively shall be inserted vide Registration (Sindh Amdt.) Act, 1929.
(b) After clause (g) of sub-section (1) the following clause shall be inserted, namely:-
(gg) Regulating the procedure for transmitting documents for being photographed and the served numbering, building and preservation of the photograph prints and negatives and the manner of passing the signature and seal of the photo Registrar at the end of a length of film; vide Registration (Sindh Amdt) Act, 1930 and Registration (Sindh Amdt) Act, 18 of 1993.
70. Power to Inspector-General to remit fines. The Inspector General may also, in the exercise of his discretion, remit wholly or in part, the different between any fine levied under section 25 or section 34, and the amount of the proper registration fee.
OF THE COPYING OF DOCUMENTS BY MEANS OF
70-A. Application of this part. This part shall apply to such areas only as are specified in a notification issued under section 70-D.
70-B. Definition. For the purposes of this part, Photo-Registrar means a Photo-Registrar appointed under this Part.
70-C. Appointment of Photo-Registrars. The Provincial Government may appoint a Registrar or sub-Registrar or any other person to be a Photo-Registrar for the performance of duties under this Part.
Provided that the Provincial Government may, subject, to such restrictions and conditions as it, thinks fit, delegate the power of appointing Photo-Registrars to the Inspector-General of Registration.
70-D. Documents may be photographed in areas notified by Govt. (1) The Provincial Government, may, by Notification in the official Gazette, direct, that in any district or sub-district specified in the notification copies of documents admitted to registration under this Act shall be made by means of photography.
(2) On the issue of such notification it shall be translated into Urdu and shall be posted in a conspicuous place at the Registration Offices affected by the notification.
70-E. Application of Act to areas notified under Section 70-D. In district or sub-district, in respect of which a notification has been issued under section 70-D, the provisions of this Act shall, for the purposes of this Part, be subject to the following modifications, namely:-
(1) (a) Every document admitted to registration under section 35 or section 41 shall on every page.
(I) be signed in the presence of the registering officer by the person of any one of the persons presenting the document for registration; and
(II) be carefully marked with an identification stamp and the serial number of the document.
(b) It shall then be transmitted by the registering Officer, unless he is himself the Photo-Registrar, to the Photo Registrar, and the Registering. Officer or the Photo-Registrar, as the case may be, shall cause each side of each page of such document together, with, all stamps, endorsements, seals, signatures; thumb-impressions and certificates appearing there on to be, photographed without substration or alteration. He may for this purpose cut or untie without breaking any seals, the thread or ribbon, if any, wherewith the pages of the document are sewn together in order to separate the pages of the document and as soon as the document has been photographed, he shall, as far as practicable, exactly rebind the document as before, and, if, he has cut the thread or ribbon shall seal it over the joint with his seal.
Provided that the party presenting the document for registration shall, if he so desires, be allowed to be present and watch the unbinding, rebinding and sealing of the document.
Provided further that if the party presenting the document so requests the document shall be returned to him unbound:
Provided also that before or after transmission of the document to the Photo-Registrar the party presenting the document may require the Registering Officer to have it copied by hand under section 52, or if the document has been presented for registration under section 19 its translation copied under section 62 on payment of an additional copying fee.
(c) There shall then, be prepared and preserved the negative and at least one Photographic print and to each such negative and print the Photo-Registrar shall fix his seal in token of the exact correspondence of the copy to the original document, as admitted for registration.
Provided that when more than one such negative is recorded on one length of film and the Photo-Registrar has affixed his signature and seal at the end of such length of film certifying in the manner prescribed by rule made in this behalf the exact correspondence of all copies on such length of film with original documents, the Photo Registrar shall be deemed to have affixed signature and to each such negative on such length of film.
(d) One set of such prints arranged in order of their serial numbers shall be made up into books and sewn or bound together. To each such book the Registrar or Sub-Registrar
shall prefix a certificate of the serial numbers it contains, and the books shall then be preserved in the records of the Sub-Registrar. The negative shall be preserved in such suitable place as the Inspector-General may prescribe.
(2) All words and expressions used in the Act with reference to the making of copies of documents by hand or the entering or filing of documents memoranda in books provided under section 16 shall so, far as be necessary, be construed as referring to the making of such copies by means of photography or the entering or filing of documents or memoranda in books made up of copies prepared by means of photography.
(3) Where this Part applies the sections mentioned below shall be deemed to be modified as follows:
(a) In section 19 the words “and also be a true copy,” shall be omitted.
(b) sub-section (4) of section 21 shall be omitted;
(c) the words “according to the order of its admission” occurring in clause (c) of sub-section (1) of section 52 shall be omitted;
(d) section 53 shall be omitted;
(e) in sub-section (1) of section 60 the words “and page” shall be omitted;
(f) sub-section (1) of section 61 shall be, omitted; and
(g) in sub-section (1) of section 63:-
(i) for the word “transcribed” the word “copied” shall be substituted; and
(ii) for the words and figures “copy referred to in section 19″ the words “photograph of the original” shall be substituted.
70-F. Power of the Inspector-General to make Rules. The Inspector-General may, with the previous approval of the Provincial Government, by notification in the official gazette make Rules for the purposes of giving effect to provisions of this part.
OF REFUSAL TO REGISTER
71. Reason for refusal to register to be recorded. (1) Every Sub-Registrar refusing to register a document, except on the ground that the property to which it relates is not situate within, his sub-district, shall make all order of refusal and record his reasons for such order in his Book No. 2 and endorse the words “registration refused” on the document; and, on application made by any person executing or claiming under the document, shall, without payment and unnecessary delay, give him a copy of the reasons so recorded.
(2) No Registering Officer shall accept for registration a document so endorsed unless and until, under the provisions hereinafter, contained, the document is directed to be registered.
72. Appeal to Registrar from orders of Sub-Registrar refusing Registration on ground other than denial of execution. (1) Except where the refusal is made on the ground of denial of execution, and appeal shall lie against an order of a Sub-Registrar refusing to admit a document to registration (whether the registration of such document is compulsory or optional) to the Registrar to whom such Sub-Registrar is subordinate, if presented to such Registrar within thirty days from the date of the order; and the Registrar may reverse or alter such order.
(2) If the order of the Registrar directs the documents to be registered and the document is duly presented for registration within thirty days after the making of such order, the Sub-Registrar shall obey the same and thereupon shall, so far as may be practicable, follow the procedure prescribed in sections 58, 59 and 60; and such registration shall take effect as if the documents had been registered when it was first duly presented for registration.
73. Application to Registrar where sub-registrar refuses to register on ground of denial of execution. (1) When a Sub- Registrar has refused to register a document on the ground that any person by whom it purports to be executed, or his representative or assign denies its execution, any person claiming under such document, or his representative, assign or agent authorized as aforesaid. may within thirty days after the making of the order of refusal, apply to the Registrar to whom such Sub-Registrar is subordinate in order to establish his right to have the document registered.
(2) Such application shall be in writing and shall be accompanied by a copy of the reasons recorded under section 71, and the statements in the application shall be verified by the applicant in manner required by law for the verification of plaints.
74. Procedure of Registrar on such application. In such case, and also where such denial as aforesaid is made before Registrar in respect of a document presented for registration to him, the Registrar shall, as soon as conveniently may be, enquire:-
(a) whether the document has been executed:
(b) whether the requirements of the law for the time being in force have been complied with on the part of the applicant or person presenting the document for registration, as the case may he, so as to entitle the document to registration?
75. Order by Registrar to register and procedure thereon. (1) If the Registrar finds that the document has been executed and that the said requirements have been complied with, he shall order the document to be registered.
(2) If the document is duly presented for registration within thirty days after the making of such order, the Registering Officer shall obey the same and thereupon shall, so far as may be practicable, follow the procedure prescribed in sections 58, 59 and 60.
(3) Such registration shall take effect as if the document had been registered when it was first duly presented for registration.
(4) The Registrar may, for the purpose of any enquiry under section 74, summon and enforce the attendance of witnesses, and compel them to give evidence, as if he were a Civil Court, and he may also direct by whom the whole or any part of the costs of any such enquiry shall be paid, and such costs shall be recoverable as if they had been awarded in a suit under the Code of Civil Procedure, 1908.
76. Order of refusal by Registrar. (1) Every Registrar refusing:-
(a) to register a document except on the ground that, the property to which it relates is not situate within his district or that the document ought to be registered in the office of a Sub-Registrar, or
(b) to direct the registration of a document under section 72 or section 75; shall make an order of refusal and record the reasons for such order in his Book No 2, and, on application mad by any person executing or claiming under the document, shall, without unnecessary delay give him a copy of the reasons so recorded.
(2) No appeal lies from any order by a Registrar under this section or section 72.
OF THE FEES FOR REGISTRATION, SEARCHES AND
78. Fees to be fixed by Provincial Govt. The Provincial Government shall prepare a table of fees payable:-
(a) for the registration of documents;
(b) for searching the registers;
(c) for making or granting copies of reasons entries or documents, before, on or after registration; and of extra or additional fees payable;
(d) for every registration under section 30;
(e) for the issue of commissions;
(f) for filing translations,
(g) for attending at private residence,
(I for the safe custody and return of documents; and
(i) for such other matters as appear to the Provincial Government necessary to effect the purposes of this Act.
79. Publication of fees. A table of the fees so payable shall be published in the official Gazette, and a copy thereof in English and the vernacular language of the district shall be exposed to public view in every Registration Office.
80. Fees payable on presentation. All fees for the registration of document under this Act shall be payable on the presentation of such documents.
81. Penalty for incorrectly endorsing copying translating or registering document with intent to injury. Every Registering Officer appointed under this Act and every person employed in his office for the purpose of this Act, who, being charged with the endorsing copying, translating or registering of any document presented or deposited under its provisions, endorses, copies, translates or registers such document in a manner which he knows, it to be or believes to be incorrect, intending thereby to cause or knowing it to be likely that he may thereby, cause, injury, as defined in the Pakistan Penal Code, to any person, shall be punishable with imprisonment for a term which may extend to seven years, or with fine, or with both.
82. Penalty for making false statements delivering false copies of transaction false personation and abetment. Whoever :-
(a) intentionally makes any false statement, whether on oath or not, and whether it has been recorded or not, before any officer acting in execution of this Act, in any proceeding or enquiry under this Act; or
(b) intentionally delivers to a Registering Officer, in any proceeding under section 19 or section 21, a false copy or translation of a document, or a false copy of a map or plan, or
(c) falsely personates another, and in such assumed character presents any document, or makes any admission or statement or causes any summons or commission to be issued, or does any other act in any proceeding enquiry under this Act; or
(d) abets anything made punishable by this Act;
shall be punishable with imprisonment for a term which may extend to seven years, or with fine, or with both.
83. Registering officers may commence prosecution. (1) A prosecution for any offence under this Act coming to the knowledge of a Registering Officer in his official capacity may be commenced by or with the permission of the Inspector General, the Registrar or the Sub-Registrar, in whose territories district or sub district, as the case may be, the offence has been committed.
(2) Offences punishable under this Act shall be triable by any court or office exercising powers not less than those of a Magistrate of the second class.
84. Registering officer to be deemed public servants. (1) Every Registering Officer appointed under this Act shall be deemed to be a public servant within, the meaning of the Pakistan Panel Code.
(2) Every person shall be legally bound to furnish information to Registering Officer when required by him to do so.
(3) In section 228 of the Indian Penal Code, the, words “Judicial proceeding” shall be deemed to include any proceeding under this Act.
85. Destruction of unclaimed documents. Documents (other than wills) remaining unclaimed in any registration office for a period exceeding two years may be destroyed.
86. Registering officer not liable for thing bona fide done or refused in his official capacity. No Registering Officer shall be liable to any suit, claim to demand by reason of anything in good faith done or refused in his official capacity.
87. Noting so done invalidated by defect in appointment or procedure. (1) Nothing done in good faith pursuant to this Act or any Act hereby repealed, by any Registering Officer; shall be deemed invalid merely by reason of any defect in his appointment or procedure,
(2) Any defect in or the want of authority of a person to present a document shall not by itself, render invalid the registration of the document or the transaction effected by it.
88. Registration of documents executed by Government officers or certain public functionaries. (1) Notwithstanding anything herein contained it shall not be necessary for any officer of Government x x x x or for any official trustee or official assignee or for the receiver or Registrar of a High Court, to appear in person or by agent at any registration office in any proceeding connected with the registration of any instrument executed by him in his official capacity or to sign as provided in section 58.
(2) Where any instrument is so executed the Registering Officer to whom such instrument is presented for registration may, if he thinks fit, refer to any Secretary to Government or to such officer of Government, Administrator-General, official Trustee, official Assignee, Receiver or Registrar, as the case may be, for information respecting the same and on being satisfied of the execution thereof, shall register the instrument.
89. Copies of certain orders, certificates and instruments to be sent to Registering Officers and filed. (1) very granting a loan under the Land Improvement Loans Act, 1883 shall send a copy of his order to the Registering Officer within the local limits of whose jurisdiction the whole or any part of the land be improved or of the land to be granted as collateral security, is situate, and such Registering Officer shall file the copy in his Book No. I.
(2) Every Court granting a certificate of sale of immovable property under the Code of Civil Procedure, 1908, shall send a copy of such certificate to the Registering Officer within the local limits of whose jurisdiction the whole or any part of the immovable property comprised in such certificate is situate, and such Officer shall file the copy in his Book No. 1.
(3) Every officer and every co-operative society any such loan as is referred to in clause (x) of sub-section (2) of section (2) of section 17 shall send a copy of any instrument whereby immovable property is mortgaged for the purpose of securing the repayment of the loan and if any such property is mortgaged for the same purpose in the order granting the loan, a copy also of that order, to the Registering Officer within the local limits of whose jurisdiction the whole or any part of the property so mortgaged is situate, and such Registering Officer shall file the copy or copies, as the case may be, in his Book No. I.
(4) Every Revenue officer granting a certificate of sale to the purchaser of immovable property sold by public auction shall send a copy of the certificate to the Registering Officer within the local limits of whose jurisdiction the whole or any part of the property comprised in the certificate is situate, and such officer shall file the copy in his Book No. I.
In Sub-sections (1) and (3) for the words and figures Book No. 1 the word “office” shall be substituted, vide Registration (Sindh Amdt.) Act, 1929.
Sale certificate issued to purchaser by Court Payment of stamp duty on such certificate issued under OXXI, R 94, C P C , whether necessary. Provision of S. 50 (2) Registration, Act, 1908, makes it clear that sale certificate would not require registration. Provisions of Ss. 17(2), 50(2) & 89(2), Registration Act, 1908 being applicable to certificate of sale granted under OXXI, R 94, C P C same would be exempted from registration and no stamp duty was leviable thereon. Documents which were not compulsorily registrable would be exempted from stamp duty sale certificate was not a document giving title to property. Court issued sale certificate only to the extent that person in whose favour such certificate had been issued had succeeded in public auction, in regard to that particular property and had deposited entire sale consideration. Sale certificate was covered by the definition of “public auction and would not require any stamp duty.
On registration only a copy of sale certificate is to be sent to Registrar.
EXEMPTIONS FROM ACT
90. Exemption of certain documents executed by or in favour of Government.
(1) Nothing contained in this Act or in Indian Registration Act, 1877, or in the Indian Registration Act, 1871 of in any Act thereby, repealed, shall be deemed to require, or to have at any time required, the registration of any of the following documents or maps, namely:-
(a) documents issued, received or attested by any Officer engaged in making a settlement or revision of settlement of land revenue and which form part of the records of such settlement or;
(b) documents and maps issued, received or authenticated by any officer engaged on behalf of Government in making or revising the survey of any land, and which form part of the record of such survey; or
(c) documents which, under any law for the time being in force are filed periodically in any Revenue Officer by partwaris or other officers charged with the Preparation of
(d) sanads, inam title-deeds and other documents purporting to be or to evidence grants or assignments by Government of land or of any interest in land; or
(e) notices given under section 74 or section 76 of the Sindh Land & Revenue Code, 1879, Sindh Act V of relinquishment of occupancy by occupants or of alienated land by holders of such land.
(2) All such documents and maps shall, for the purposes of sections 48 and 49, be deemed to have been and to be registered in accordance with the provisions of this Act.
91. Inspection and copies of such documents.- Subject to such Rules and the previous payment of such fees as the Provincial Government prescribes in this behalf, all documents and maps in mentioned in section 90, clauses (a), (b) (c) and (e), and all registers of the documents mentioned in clause (d), shall be open to the inspection of any person applying to inspect the same, and, subject a aforesaid, copies of such documents shall be given to all persons when applying for such copies.
92. Burmese Registration Rules Confirmed). Omitted by the Government of India (Adaptation of Indian Laws) Order 1937.
93. (Repeals) Repealed by the Repealing Act, 1938 (1 of 1938) section 2 and Schedule.