Legal & Judicial Services#114

Understanding Power of Attorney (PoA / GPA / SPA) registration

Register a Power of Attorney to authorise another person to act on your behalf for property, legal, or financial matters.

At a glance

Jurisdiction

All of India — Sub-Registrar's office under the Indian Registration Act, 1908; state-specific IGRS portals

Who applies

Any adult person (principal / grantor) wishing to authorise another person (agent / attorney) to act on their behalf for legal, financial, property, or personal matters through a General Power of Attorney (GPA) or Special Power of Attorney (SPA)

Typical time

Registration appointment: 1–3 days; Registration itself: same-day to 2 working days

Fee

Stamp duty: varies by state and type — typically ₹100–₹500 for SPA; ₹500–₹1,000 for GPA; Registration fee: typically ₹200–₹1,000; additional charges for computer record / search fee vary by state

Who should use this process

✓The principal (grantor) must be of sound mind and 18 years of age or older
✓A GPA grants broad authority to the attorney to act in multiple matters; an SPA is limited to one specific transaction or purpose
✓Both GPA and SPA may be registered; registration at the Sub-Registrar's office is optional for most purposes but mandatory if the PoA involves immovable property transactions (sale, purchase, mortgage)
✓A PoA for sale or purchase of immovable property must be executed and registered in the state where the property is situated
✓NRI or overseas Indian principals must execute the PoA before an Indian Consulate / Embassy abroad or get it apostilled before registration in India

Who does NOT need to apply

✕A PoA cannot be used to execute a will on behalf of the principal
✕A PoA cannot authorise the attorney to transfer the PoA itself to another person (unless the original PoA explicitly permits sub-delegation)
✕A PoA executed by a person of unsound mind or under coercion is void

Documents required

#	Document	Type needed	Purpose
1	Power of Attorney deed on stamp paper	Original	The typed PoA document on non-judicial stamp paper of appropriate value (as prescribed by the state Stamp Act) clearly specifying powers granted, duration, and identifying principal and attorney
2	Identity proof of Principal (Aadhaar / Passport / Voter ID)	Original	Original identity document of the person granting the PoA to be verified by the Sub-Registrar
3	Identity proof of Attorney / Agent (Aadhaar / Passport / Voter ID)	Self-attested Copy	Identity proof of the person being authorised to act under the PoA
4	Two passport-size photographs of Principal	Original	Affixed to the registered PoA document; required by Sub-Registrar for identification record
5	Two Witnesses with identity proof	Original	Two adult witnesses must be present and sign the PoA at the Sub-Registrar's office; their identity proof and photographs may be required
6	Property documents (if PoA relates to property)(optional)Required when PoA is specifically for sale, purchase, or mortgage of immovable property	Self-attested Copy	Sale deed, title document, or property tax receipt to establish the property to which the PoA pertains
7	Apostilled / Consulate-attested PoA (for NRI principals)(optional)Required only when the principal is resident outside India	Original	PoA executed abroad must be notarised and apostilled (or consulate-attested) before registration in India

Original documents: Carry originals only for in-person visits — do not hand them over permanently unless explicitly required.

Step-by-step guide

1
Draft the Power of Attorney document
Both
Engage a lawyer or use a standard template to draft the PoA clearly specifying: (a) full name, address, and identity details of the principal; (b) full name, address, and identity details of the attorney; (c) specific or general powers being granted; (d) any limitations, conditions, or duration; (e) whether the PoA is revocable or irrevocable. The deed must be typed on non-judicial stamp paper of the denomination specified by the state Stamp Act.
1–3 days
2
Purchase stamp paper and print the PoA
Both
Buy non-judicial stamp paper of the required denomination from a licensed stamp vendor or via the state's e-stamp portal. Print the drafted PoA on this stamp paper. Some states allow e-stamping for registration documents — check your state's IGRS portal for the permitted method.
1 dayhttps://www.shcilestamp.com
3
Schedule appointment at Sub-Registrar's office
Both
Book an appointment online via the state's IGRS (Inspector General of Registration and Stamps) portal or visit the Sub-Registrar's office that has jurisdiction over the area where the principal resides or where the property (if any) is situated. Carry the draft PoA, all identity documents, and fees.
1–2 daysSub-Registrarhttps://igrsup.gov.in
4
Principal and witnesses appear before Sub-Registrar
Offline
The principal (and attorney, in some states) must appear in person at the Sub-Registrar's office on the appointment date along with two witnesses. All parties must carry original identity proof. The Sub-Registrar verifies identity, administers oath if required, and records biometric/photograph details. For NRI principals who cannot appear in person, the apostilled PoA may be presented by the attorney instead.
2–4 hoursSub-Registrar
5
Pay registration fee and collect registered PoA
Offline
Pay the registration fee (cash or demand draft as accepted by the office). The Sub-Registrar enters the PoA in the Register of Documents and affixes the registration endorsement on the original deed. The registered PoA is returned same-day or within 1–2 working days. Retain the original and make certified copies as needed.
Same day to 2 working daysSub-Registrar

Government officers involved

Sub-Registrar

Registration Department (state government)

Steps 3–5 — appointment, document registration

Registers the PoA under the Indian Registration Act, 1908; verifies identity of principal and witnesses; affixes registration endorsement

Government portals

IGRS Uttar Pradesh (example state IGRS portal)

https://igrsup.gov.in

Online appointment booking, stamp duty calculation, document registration, and certified copy application in UP; replace with your state's IGRS URL

SHCIL e-Stamp

https://www.shcilestamp.com

Purchasing e-stamps online for stamp duty payment in states where SHCIL is the authorised agency

Ministry of External Affairs (MEA) Attestation for NRIs

https://www.mea.gov.in

Apostille and attestation services for PoA documents executed abroad before registration in India

Things to watch out for

A PoA for immovable property MUST be registered

Section 17 of the Indian Registration Act, 1908, and the Supreme Court's ruling in Suraj Lamp & Industries v State of Haryana (2011) make it clear that an unregistered PoA cannot be used for sale or purchase of immovable property. Transactions based on unregistered PoAs are invalid.

Irrevocable PoA requires special care

An irrevocable PoA (coupled with an interest) cannot be revoked by the principal unilaterally. Use this only in genuine cases (e.g., PoA for a loan secured by property). A simple revocable PoA is safer for most transactions.

PoA lapses on death of principal

Under Indian law, a PoA (except an enduring PoA, which India does not formally recognise in the UK/US sense) automatically terminates upon the death or insolvency of the principal. Any actions taken by the attorney after the principal's death are void.

Stamp duty is calculated on the value of power granted, not just flat rate

For PoAs involving immovable property with a transaction value, stamp duty may be a percentage of the transaction value in some states, not merely a nominal fee. Confirm the applicable stamp duty with the state's stamp duty schedule before purchase.

Each state has its own IGRS portal

Registration procedures, fees, and online appointment systems vary by state. Maharashtra uses IGR Maharashtra (igrmaharashtra.gov.in), Karnataka uses KAVERI (kaverionline.karnataka.gov.in), Tamil Nadu uses TNREGINET (tnreginet.gov.in), etc. Confirm the correct portal for your state.