Land Registry Rules:From February 2026, property registration in India is set to become safer and more reliable with new rules focused on identity verification. The government is introducing Aadhaar-based biometric checks at sub-registrar offices to prevent fraud and strengthen legal records. This reform aims to reduce fake sellers, forged documents, and unreliable witnesses, ensuring that property transactions are trustworthy from the very beginning.
Why the Land Registration System Needed Reform
Property disputes make up a large portion of court cases in India, and many originate from problems during registration. Previously, people could use fake identities, impersonators, or false witnesses to complete property deals. Even with digital land records in many states, verification of the individuals involved was often weak. These gaps allowed fraudulent transactions to continue, creating long-term legal complications. The new rules are designed to close these loopholes by making identity verification stricter and more reliable.
How Aadhaar Biometric Verification Will Work
Under the updated system, sub-registrar offices will be equipped with biometric devices. During registration, buyers, sellers, and witnesses will need to verify their identity using Aadhaar-linked biometrics, typically through a fingerprint scan. The system connects directly to UIDAI for real-time authentication, and registration will proceed only after all participants are successfully verified. This makes it much harder for anyone to use fake documents or impersonate someone else in a property transaction.
Alternative Verification for Special Cases
Some people, such as the elderly or those whose fingerprints are worn due to manual labor, may face difficulties with biometric scans. To address this, the rules allow alternative verification methods such as Aadhaar-linked face recognition or OTP authentication sent to the registered mobile number. These options ensure that genuine buyers and sellers are not excluded due to technical limitations while maintaining the integrity of the verification process.
Preventing Benami Transactions and Fake Witnesses
One major goal of the reform is to reduce benami transactions, where property is purchased in someone else’s name to hide actual ownership. Such deals often relied on proxy buyers or fake witnesses. With Aadhaar-based biometric checks, every participant in a property deal is digitally recorded and verified. This strengthens the legal validity of registration records and makes future disputes over identity much less likely.
Impact on Homebuyers, Sellers, and Agents
For buyers and sellers, the registration process may feel slightly longer at first due to biometric verification. It is important to ensure that Aadhaar details are updated and mobile numbers are linked correctly. However, the added steps provide stronger proof of genuine participation in transactions, which could prevent years of legal trouble later. Property agents and developers will also need to adjust their schedules and verify that all parties carry proper Aadhaar-linked identification. Over time, this increased transparency is expected to boost buyer confidence and stabilize the real estate market.
The Future of Property Registration
This reform could be the first step toward a more fully digitized property registration system. There are plans to integrate land registry data with other government databases such as municipal tax records and planning approvals. In the future, parts of the registration process might be completed online, with in-person visits limited to final verification. Such changes could make property management easier for owners while giving authorities better oversight.