Buying a home in the “City of Joy” is a dream for many, but the journey doesn’t end when you pick a project like 4Sight Superia or sign the initial allotment paper. The most crucial legal milestone is the Registration of the Sale Deed.
In Kolkata, property registration is governed by the Registration Act of 1908 and the West Bengal Stamp Act. This process officially records the transfer of ownership from the developer—such as the Ganguly Group—to the buyer in the government’s books.
This guide provides an elaborate, 2000-word deep dive into the flat registration process in Kolkata, repurposed for the modern homebuyer to ensure a glitch-free experience.

1. Why is Flat Registration Mandatory?

Many first-time buyers confuse “Possession” with “Ownership.” While possession gives you the right to live in the flat, Registration gives you the legal title.
  • Legal Evidence: A registered deed is the only admissible evidence of ownership in a court of law.
  • Public Record: It creates a permanent public record, preventing the developer or seller from selling the same unit to multiple parties (fraud prevention).
  • Collateral for Loans: Banks will not disburse the final home loan amount or consider the property as collateral without a registered deed.
  • Mutation Eligibility: As detailed in our Mutation Guide, you cannot mutate the property in municipal records without a registered sale deed.

2. Pre-Registration Checklist: Documents You Need

Before you head to the Registrar’s office, ensure your “Document Folder” is impeccably organized. When buying from a structured developer like the Ganguly Group, their CRM team usually provides a docket containing:
  1. Agreement for Sale: The initial contract between you and the builder.
  2. Conveyance Deed (Sale Deed): The final document that will be registered.
  3. Sanctioned Building Plan: A copy of the plan approved by the Kolkata Municipal Corporation (KMC).
  4. Completion Certificate (CC) or Occupancy Certificate (OC): Essential to prove the building is fit for habitation.
  5. Mother Deed: To trace the ownership history of the land.
  6. No-Objection Certificate (NOC): From the bank (if the project has a construction loan) and the housing society.
  7. Identity Proofs: Aadhaar Card and PAN Card (mandatory for both buyer and seller/developer representative).
  8. Passport-sized Photographs: Of all parties involved.

3. Step-by-Step Registration Process in Kolkata

The West Bengal government has digitized a significant portion of this process through the e-Nathikaran portal. Here is the breakdown:
Step 1: Market Value Assessment
Property taxes and stamp duties are not calculated on the price you paid, but on the Government Market Value.
  • Visit the WBREVENUE Portal.
  • Enter the property details (District, Thana, Ward, Plot Number, and Area).
  • The system generates the “Market Value,” which is often higher than the agreement value. Stamp duty is paid on whichever is higher.
Step 2: Preparing the Requisition Form
Once the market value is determined, you must fill out the e-Requisition Form on the Directorate of Registration and Stamp Revenue website. This form captures details of the buyer, seller, and the property. Upon submission, a Query Number is generated.
Step 3: Payment of Stamp Duty and Registration Fees
In West Bengal, the payment is made via the GRIPS (Government Receipt Portal System).
  • Stamp Duty: Currently ranges from 3% to 6% depending on the property value and whether it is in a municipal or panchayat area.
  • Registration Fee: Usually 1% of the market value.
  • Once paid, download the e-Challan. This is your proof of payment to the government.
Step 4: Booking the Appointment
Using your Query Number and e-Challan, you must book a slot at the Registrar of Assurances (ROA) or the Sub-Registrar’s Office (SRO) relevant to your property’s location. For projects like 4Sight Grand Castle in Garia, this would typically fall under the Sealdah or Alipore Registration Office.
Step 5: Physical Appearance and Execution
On the day of your appointment, both the buyer and the representative of the Ganguly Group must appear before the Registrar.
  • Biometrics: Your fingerprints and iris scans are captured.
  • Witnesses: Two witnesses with valid ID proofs must accompany you.
  • Verification: The Registrar verifies the original documents against the Query Number.
Step 6: Collection of the Registered Deed
After the “Execution” is complete, a Registration Receipt (often called the IGR) is handed to you. The final, stamped, and signed Registered Deed is typically ready for collection within 15 to 30 days.

4. Why Buying from Ganguly Group Makes This Seamless

Registration can be a nightmare if the developer doesn’t have their “Paper Trail” in order. Here is why Ganguly Group customers have it easier:
  • Pre-Verified Titles: Their projects, such as 4Sight Florence, have “Search Reports” going back 30 years, ensuring there are no hidden litigations that could stop your registration.
  • Expert Coordination: The Ganguly Group legal team prepares the draft deed, ensuring it complies with the latest government formats, reducing the risk of “Deed Rejection” at the Registrar’s office.
  • Bank Approvals: Because their projects are pre-approved by SBI, HDFC, and ICICI, the bank officials and the developer’s team work in sync to ensure the “Tripartite Agreement” and registration happen simultaneously.
  • Clarity on Hidden Costs: They provide a transparent breakdown of the stamp duty and registration costs upfront, so there are no surprises on the day of registration.

5. Costs Involved: A Quick Breakdown (2026)

ComponentRate (Approx.)
Stamp Duty (Property < 1 Crore)4% (Municipal Areas)
Stamp Duty (Property > 1 Crore)5% (Municipal Areas)
Registration Fee1% of Market Value
Legal/Processing FeesVaries by Developer
Note: The West Bengal government occasionally offers “Stamp Duty Rebates.” Always check the Official Portal for current offers.

6. Common Pitfalls to Avoid

  • Incorrect Market Value: If you underreport the value, the Registrar will “Impound” your deed, leading to long legal delays.
  • Typographical Errors: A single digit wrong in your Aadhaar or PAN on the deed can require a “Rectification Deed” later, which costs extra.
  • Missing Witnesses: Ensure your witnesses are reachable and have original IDs; the process cannot proceed without them.

Conclusion: Securing Your Legacy

Registering your flat is the final “Seal of Trust” on your home-buying journey. While the process involves digital forms and physical visits, it is the only way to ensure that your home at Ganguly Group is legally yours for generations.
By following this step-by-step guide and relying on the expertise of a reputed builder, you can navigate the Kolkata real estate laws with confidence and ease.
Is your registration date approaching?
If you have purchased a home in a Ganguly Group project, contact our Legal & Registration Desk today to get your draft deed and query number generated.