Description of property and maps or plans
Section 21 of the Registration Act, 1908 deals with description of property and maps or plans. 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. The Act came into force on 01 Jan 1909.
(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 the territorial division in which they are situate, and by their superficial contents, the roads and other properties on to which they abut, 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.
STATE AMENDMENT
Assam
Insertion of new Section 21A.-- In the principal Act, after the existing section 21, the following new section 21A shall be inserted, namely:--
"21A. No registration of non-testamentary instruments without no objection certificate.-- Notwithstanding anything contained in any other provision of this Act, no non-testamentary instrument relating to immovable property shall be accepted for registration, unless the Deputy Commissioner of the concerned district issues a No Objection Certificate containing the description of such immovable property to be transferred and also such other No objection Certificates, which are required to be issued by the Deputy Commissioner or any other Authority under any law for the time being in force or under any Executive Instruction, Order, etc., issued by the State Government from time-to-time:
Provided that all such No Objection Certificates shall be issued within a period of thirty days from the date of the receipt of application and in case No Objection Certificate is not issued within the stipulated period of thirty days, a speaking order with reasons thereof shall be issued to the applicant within the said stipulated period."
[Vide Assam Act 29 of 2009, s. 2]
Section 21, The Registration Act, 1908 (Act 16 of 1908).
Cross-references
Extracted from the operative text of the enactments themselves. Every destination below exists in our corpus.
Referred to by 8
- s. 22 Description of houses and land by reference to Government maps or surveys
- s. 55 Indexes to be made by registering officers, and their contents
- s. 61 Endorsements and certificate to be copied and document returned
- s. 65 Procedure where document relates to land in several districts
- s. 66 Procedure after registration of documents relating to land
- s. 69 Power of Inspector-General to superintend registration offices and make rules
- s. 82 Penalty for making false statements, delivering false copies or translations, false personation, and abetment
- s. 89 Copies of certain orders, certificates and instruments to be sent to registering officers and filed
Judgments citing this section
These may be obiter dicta or a precedent, for you to study. These are the judgments where this section is quoted.
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… 13 Picture 8.jpeg) the plaintiff to identify the other's property abutting the subject property, evidences that the subject property purportedly falling in Khasra No. 233 does not physically exist at the location. 27. It is pertinent to note that Section 21 of the Registration Act, 1908 ('Act of 1908') mandates that a non-testamentary document with respect to an immovable property cannot be accepted for registration, in case the description of such property for the purpose of identification of such property is not mentioned in the said document. Section 21 of the Act …
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… The counsel also brought to notice of this Court that no 11-E sketch was produced and the First Appellate Court has committed an error in relying upon the document at Ex.P16 which pertains both the middle portion as well as northern portion of the property and the counsel also brought to notice of this Court Section 21 of the Registration Act and contend that the document is mandatory for registration of the sale deed. And also brought to notice of this Court Section 10 of Contract Act with regard to valid contract between the parties. The counsel also brought to notice of this Court Section 17 of Contract Act in respect of fraud …
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… The oral evidence of PW1 and DWs.1 and 2 were also recorded. 9. On a consideration of the entire evidence on record, the court below held that the suit properties except few are partiable. It was also held that Ext.A3 document which did not contain description of suit items was hit by Section 21 of the Registration Act, 1908 and consequently void, relying on a decision reported in T. Sankaranarayanan Nair v. Achuthan Nair and Others[1982 KLJ 61] . 10. The court below found that suit was filed within time. While passing preliminary decree declaring <sup>1</sup>/10 share in favour of the plaintiff, the …
Made under this section, and citing it
1 instrument names this provision in its title or its text without being made under it.
Questions about Section 21
What does Section 21 of the Registration Act deal with?
Section 21 of the Registration Act is headed "Description of property and maps or plans". 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.
How do I find court cases under Section 21 of the Registration Act?
In judgments and charge sheets this section is written several ways, and each form finds a different set of orders. These search the full text of every order eCourtsIndia holds, best matches first: Registration Act 21, section 21 Registration Act, section 21 of the Registration Act. Each opens the full list of orders on eCourtsIndia, where it can be narrowed by court, year and outcome.
What should I read with Section 21 of the Registration Act, and has it changed?
8 other provisions in this corpus refer back to it. One instrument names it without being made under it, most recently The Rajasthan Registration Rules 1955 Volume-I (1955).
When did Section 21 of the Registration Act come into force?
Section 21 of the Registration Act, cited as Registration Act 21, came into force on 01 Jan 1909, having been enacted on 18 Dec 1908. It is in force as at the date shown on this page.
Other sections of this Act
- 89. Copies of certain orders, certificates and instruments to be sent to registering officers and filed3309 words
- 17. Documents of which registration is compulsory1430 words
- 69. Power of Inspector-General to superintend registration offices and make rules1164 words
- 80. Fees payable on presentation1120 words
- 51. Register-books to be kept in the several offices868 words
- 22. Description of houses and land by reference to Government maps or surveys737 words
Source and method. Compiled from the enactments of Parliament and of the State legislatures as published on India Code, and republished together with commentary and other original matter under section 52(1)(q)(ii) of the Copyright Act, 1957. Structured, cross-referenced and maintained by eCourtsIndia. Text as in force on 15 Oct 2026. This page is not a substitute for legal advice.