She Paid for a Property — Then Found It Had 3 Unpaid Loans
Vijayawada’s Padmaja bought a commercial plot for ₹45 lakh. Registered it. Moved in.
Three months later — a bank sent a legal notice. The previous owner had mortgaged the same property for ₹30 lakh. The bank had a lien. The sale was legally disputed.
She had never checked the Encumbrance Certificate (EC).
One free EC search on registration.ap.gov.in — 5 minutes before buying — would have shown the mortgage. She would have walked away.
IGRS AP (Inspector General of Registration and Stamps, Andhra Pradesh) — official portal for all property-related services in AP. registration.ap.gov.in। EC search, market value, stamp duty calculator, property registration slot booking, certified copies — all one portal.
Official Portal: 👉 registration.ap.gov.in
💡 త్వరిత సమాధానం (Quick Answer): EC Search (Free): registration.ap.gov.in → EC, CC & MV Assistance → EC for Information Signed EC (Paid): Login → EC Search → Signed EC → Download Market Value: Portal → Market Value → District/Mandal/Village Slot Booking: Portal → Registration → Book Appointment Helpline: 0866-2972222 | registration.ap.gov.in
⭐ IGRS AP vs IGRS Telangana — Different Portals!
Most common confusion — clearly resolved:
| IGRS AP | IGRS Telangana | |
|---|---|---|
| Portal | registration.ap.gov.in | registration.telangana.gov.in |
| State | Andhra Pradesh | Telangana |
| Since | 2014 bifurcation | 2014 bifurcation |
| Records | AP properties only | Telangana properties only |
AP mein property hai? → registration.ap.gov.in only. Telangana ka portal use kiya = records nahi milenge।
Encumbrance Certificate (EC) — Free Search
Padmaja ki galti mat karo — pehle EC check karo:
Step 1: registration.ap.gov.in open karein
Step 2: “EC, CC & MV Assistance” tab → “EC for Information”
Step 3: Select:
- District (e.g., Krishna, Guntur, Visakhapatnam)
- Mandal
- Village
Step 4: Search by:
- Survey Number (most accurate)
- Document Number (if you have it)
Step 5: Date range select karein (last 15-30 years recommended)
Step 6: Submit → EC history screen par → Free view
“EC for Information” = FREE — no login — no signature. Bank loan ke liye = Signed EC (paid) needed।
⭐ EC Types — Form 15 vs Form 16
Critical — nobody explains clearly in Telugu:
| Form | Meaning | What It Says |
|---|---|---|
| Form 15 | Encumbrances FOUND | Property has loans, disputes, mortgages listed |
| Form 16 (NIL EC) | No encumbrances | Property is CLEAR — no registered transactions |
Bank loan ke liye = Form 16 (NIL EC) ideal. Form 15 = lawyer se check karo — har transaction examine karo।
Signed EC Download (For Banks/Courts)
Free EC = view only. Bank/court = Signed EC:
Step 1: registration.ap.gov.in → Login (CARD PRIME account)
Step 2: EC, CC & MV Assistance → “Signed EC”
Step 3: Same search as above — District/Mandal/Village/Survey
Step 4: Pay fee → Download digitally signed PDF
Digitally signed EC = legally valid — bank accept karta hai।
Market Value Check
Property kharidne se pehle government market value check karo:
Step 1: registration.ap.gov.in → “Market Value” / “Basic Rates”
Step 2: Property type select:
- Agricultural Land
- Non-Agricultural (Residential/Commercial)
Step 3: District → Mandal → Village → Locality
Step 4: Market value per sq yard / per acre visible
Market value = stamp duty calculation ka base. Agar sale price < market value → stamp duty = market value par hi lagti hai।
Stamp Duty — AP 2026
Property registration se pehle calculate karo:
| Property Type | Stamp Duty | Transfer Duty | Registration Fee | Total |
|---|---|---|---|---|
| Residential/Commercial | 5% | 1.5% | 1% | 7.5% |
| Agricultural Land | 4% | 1.5% | 0.5% | 6% |
| Gift Deed | 2% | 1.5% | 0.5% | 4% |
Example: ₹50 lakh residential plot = ₹3.75 lakh stamp duty + fees। Higher of: market value OR sale consideration — whichever is more।
Property Registration — Slot Booking
Step 1: registration.ap.gov.in → “Registration” → “Slot Booking”
Step 2: District → SRO (Sub-Registrar Office) select
Step 3: Date + time slot select
Step 4: Party details (buyer + seller) fill karein
Step 5: Confirmation → Visit SRO on booked date with all parties
All parties = buyer + seller + 2 witnesses = mandatory physical presence. No remote registration allowed in AP।
⭐ Prohibited Properties — AP Unique Feature
Nobody explains this — important before buying:
Prohibited Properties = properties where registration is restricted by government। Reasons: court cases, revenue disputes, government acquisition, encroachments। Buying a prohibited property = registration rejected at SRO।
Check karo: registration.ap.gov.in → “Prohibited Properties” → District → Mandal → Check
Always check before finalizing any deal।
Certified Copy (CC) Download
Need copy of registered document:
registration.ap.gov.in → EC, CC & MV Assistance → “Signed CC” → Login → Document Number + Year + SRO → Download
AP Property Buying Checklist
Before paying token amount for any AP property:
☑ EC search — last 30 years — registration.ap.gov.in ☑ Market value check — calculate stamp duty ☑ Prohibited properties check ☑ Meebhoomi — land records verify (meebhoomi.ap.gov.in) ☑ Layout approval — approved by CRDA/municipality? ☑ Aadhaar seeding — seller’s name matches records? ☑ Slot booking — only after all above clear
Common Problems + Fix
“No EC records found”: Survey number correct? Pre-1983 properties = digital records nahi। SRO visit karo।
“Wrong market value shown”: Latest revision check karo — market values update hote hain। District Collector notification।
“Slot not available”: Peak property season = March-June। 1-2 weeks ahead book karo। Different SRO try karo।
“Prohibited property flag”: Do NOT proceed with purchase। Lawyer consult karo। Flag clear hone tak wait karo।
FAQ — తరచుగా అడిగే ప్రశ్నలు
IGRS AP EC search kaise karein? (IGRS AP EC సెర్చ్ ఎలా చేయాలి?)
registration.ap.gov.in → EC, CC & MV Assistance → EC for Information → District/Mandal/Village → Submit। Free।
AP mein stamp duty kitni hai?
Residential = 7.5% (5% + 1.5% + 1%)। Agricultural = 6%। Market value ya sale price — whichever is higher।
Form 15 aur Form 16 mein kya fark hai?
Form 15 = encumbrances found। Form 16 = NIL EC = property clear। Bank loan ke liye NIL EC best।
IGRS AP aur IGRS Telangana alag hain?
Haan — 2014 bifurcation ke baad alag portals। AP = registration.ap.gov.in। Telangana = registration.telangana.gov.in।
Helpline: 0866-2972222 | registration.ap.gov.in
Official Links
| Purpose | Link |
|---|---|
| IGRS AP Portal | registration.ap.gov.in |
| Meebhoomi AP | meebhoomi.ap.gov.in |
| IGRS Telangana | registration.telangana.gov.in |
| Helpline | 0866-2972222 |
Padmaja ki galti se seekho — EC pehle, deal baad mein।
AP property kharidne wale — registration.ap.gov.in par EC search karein। ఆస్తి కొనే ముందు EC తనిఖీ తప్పనిసరి।
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