Registration Act Hub / Part IV - Time of Presentation
Registration Act, 1908 - - Batch 08
Part IV - Time of Presentation
Reviewed by CA Nikhil Gupta and Kajri Singh · Last reviewed 30 August 2026
Compute execution-to-presentation deadlines, delayed presentation, documents executed abroad and special treatment of wills.
Statutory source control. The Central section map is aligned to India Code. Exact text, State amendments, section 69 Rules, fee tables, forms, notifications, portal workflows and office jurisdiction must be verified for the transaction date and State/UT.
Dedicated Finin2min Summary - Chapter in 2 Minutes
- Section 23: Time for presenting documents - translate the statutory rule into a document, evidence, deadline and State-source control.
- Section 23A: Re-registration of certain documents - translate the statutory rule into a document, evidence, deadline and State-source control.
- Section 24: Documents executed by several persons at different times - translate the statutory rule into a document, evidence, deadline and State-source control.
- Section 25: Provision where delay in presentation is unavoidable - translate the statutory rule into a document, evidence, deadline and State-source control.
- Compute execution-to-presentation deadlines, delayed presentation, documents executed abroad and special treatment of wills.
- Registration is a State-operated statutory process: verify current amendments, Rules, fee table, office jurisdiction and portal instructions.
Current statutory text / controlled source map
Section-by-section provision map
| Provision | Subject | Status | Finin2min clause-by-clause decode | Implementation | Evidence/control |
|---|---|---|---|---|---|
| Section 23 | Time for presenting documents | Operative subject to current Central and State law | Except wills and subject to sections 24-26, presentation is ordinarily required within four months from execution. Create a maker-specific execution-date schedule. | Create a transaction-date checklist linking the Central section, current State amendment/rule, office notification, portal workflow, form, fee, stamp, identity evidence and remedy clock. Preserve the exact source version used. | Official Act and State source; executed instrument; title/property description; stamp/fee proof; identity/authority; appointment/presentation receipt; endorsements/certificate; certified copies; notices and remedy chronology. |
| Section 23A | Re-registration of certain documents | Operative subject to current Central and State law | Section 23A governs re-registration of certain documents. Identify actor, trigger, document, property, time, office, authority, evidence, State rule and legal consequence before acting. | Create a transaction-date checklist linking the Central section, current State amendment/rule, office notification, portal workflow, form, fee, stamp, identity evidence and remedy clock. Preserve the exact source version used. | Official Act and State source; executed instrument; title/property description; stamp/fee proof; identity/authority; appointment/presentation receipt; endorsements/certificate; certified copies; notices and remedy chronology. |
| Section 24 | Documents executed by several persons at different times | Operative subject to current Central and State law | Section 24 governs documents executed by several persons at different times. Identify actor, trigger, document, property, time, office, authority, evidence, State rule and legal consequence before acting. | Create a transaction-date checklist linking the Central section, current State amendment/rule, office notification, portal workflow, form, fee, stamp, identity evidence and remedy clock. Preserve the exact source version used. | Official Act and State source; executed instrument; title/property description; stamp/fee proof; identity/authority; appointment/presentation receipt; endorsements/certificate; certified copies; notices and remedy chronology. |
| Section 25 | Provision where delay in presentation is unavoidable | Operative subject to current Central and State law | Urgent necessity or unavoidable accident may permit up to a further four months, subject to Registrar direction and a fine up to the statutory cap. Do not treat this as an automatic extension. | Create a transaction-date checklist linking the Central section, current State amendment/rule, office notification, portal workflow, form, fee, stamp, identity evidence and remedy clock. Preserve the exact source version used. | Official Act and State source; executed instrument; title/property description; stamp/fee proof; identity/authority; appointment/presentation receipt; endorsements/certificate; certified copies; notices and remedy chronology. |
| Section 26 | Documents executed out of India | Operative subject to current Central and State law | Section 26 governs documents executed out of india. Identify actor, trigger, document, property, time, office, authority, evidence, State rule and legal consequence before acting. | Create a transaction-date checklist linking the Central section, current State amendment/rule, office notification, portal workflow, form, fee, stamp, identity evidence and remedy clock. Preserve the exact source version used. | Official Act and State source; executed instrument; title/property description; stamp/fee proof; identity/authority; appointment/presentation receipt; endorsements/certificate; certified copies; notices and remedy chronology. |
| Section 27 | Wills may be presented or deposited at any time | Operative subject to current Central and State law | Section 27 governs wills may be presented or deposited at any time. Identify actor, trigger, document, property, time, office, authority, evidence, State rule and legal consequence before acting. | Create a transaction-date checklist linking the Central section, current State amendment/rule, office notification, portal workflow, form, fee, stamp, identity evidence and remedy clock. Preserve the exact source version used. | Official Act and State source; executed instrument; title/property description; stamp/fee proof; identity/authority; appointment/presentation receipt; endorsements/certificate; certified copies; notices and remedy chronology. |
Practical examples and calculations
Chapter-specific scenario.
A deed is signed by different executants on different dates and reaches the registration office after the first four-month period. The file must compute each execution date, section 24 treatment, section 25 eligibility, fine, application and proof of unavoidable delay.
| Calculation/control | Method | Evidence |
|---|---|---|
| Ordinary presentation | Count four months from the relevant execution date, subject to statutory interpretation and State procedure. | Executed document and calendar |
| Additional delay route | Test urgent necessity/unavoidable accident, additional period and fine. | Application, supporting proof and order |
| Foreign execution | Record arrival in India and section 26 conditions. | Passport/courier/consular evidence |
Finin2min Q&A
What is the first step?
Classify the document and operative rights before applying Part IV - Time of Presentation.
Is registration alone proof of valid title?
No. Registration creates a public statutory record and legal consequences, but does not cure defective title, capacity, authority, illegality, fraud or insufficient stamp.
Why is the State overlay essential?
Section 69 Rules, State amendments, fee tables, office jurisdiction, online workflow, valuation and refusal controls differ materially.
What evidence should be retained?
The exact source pack, final executed instrument, stamp and fee proof, identity and authority, portal/office receipts, endorsements, certificate, registered copy, search record and remedy chronology.
Chapter-specific decision flowchart
