TNREGINET – Encumbrance Certificate & Guideline Value Tamilnadu

The official portal of the Tamil Nadu Registration Department, Tnreginet, enables the state government to provide a myriad of services to the citizens, which includes registering various documents. The process of registration for births, deaths, chit funds and marriages is simplified by the TN Reginet web portal. The users can also search for Tamil Nadu Encumbrance Certificates (ECs) on this portal. The Tnreginet EC portal is considered the authoritative repository of all Property and land transactions that take place in Tamil Nadu and their ownership-related information. Inspector General of Registration (IGR), who heads the Tamil Nadu Registration Department is responsible for the bouquet of services offered by the Tnreginet EC portal.

Services offered on Tnreginet Website

The various services offered by the Tnreginet EC portal are:-

• Tamil Nadu Tnreginet guideline value search
• Online application for Tamil Nadu Encumbrance Certificate (EC)
• Online viewing of ECs
• EC online status
• Registration of marriage
• Online application for marriage certificate
• Registration of Birth
• Registration of Death
• Registration of Land
• Registration of Firms
• Registration of Chit Funds
• Society certification application
• Online document registration
• Online document status check
• Building value calculation
• Online certified documents check
• Society search
• Stamp vendor search
• Document writer search
• Rates and calculation of stamp duty
• Registered property search

How can a user register on Tnreginet?

You must register as a user on the Tnreginet EC portal in order to use the services it offers. To register as a user on the Tnreginet website, follow the steps illustrated below:

Step 1: Click on the ‘Registration’ tab on the Tnreginet web portal’s home page.

Step 2: Fill in all the details on the registration form, then click “Complete Registration”.

Keep in mind all new users should necessarily avail at least one of the services offered on Tnreginet within 7 days. It is mandatory in order to become ‘registered user’ starting from the date of user profile creation, failing which the ID of the user will be deactivated automatically. In addition, existing users should also necessarily avail at least one of the services offered on Tnreginet within three months starting from the date of their previous Tnreginet activity, failing which the ID of the user will be deactivated automatically.

How to Search Encumbrance Certificate Online on Tnreginet Portal

The Tamil Nadu government in 2021 mandated the Registration Department to issue Encumbrance Certificates (EC) to commercial firms within three days of lodging a request. Tamil Nadu Encumbrance Certificates are available for free to download through the Tnreginet public website. A certified EC online copy from the department is also available via email within three days.

The following steps enable users to view Tnreginet EC online:

Step 1: Click on the “E-Services” tab from the Tnreginet EC Portal’s menu.

Step 2: Click on “View EC” on reaching Tnreginet’s the “Encumbrance Certificate” option on Tnreginet.

Step 3: The “Search Encumbrance Certificate” screen will appear on the Tnreginet EC Portal. To commence an online EC search on Tnreginet, fill in all the fields.

Step 4: After entering the zone, district, EC start date, and the survey number, click on the “Add” button. Click “Search” after entering the captcha code.

How to Get Tamil Nadu EC or Villangam Encumbrance Certificate Offline?

The documents necessary for applying for an EC, which is also known as Villangam certificate, are listed below:

• Attested address proof copy
• Title details
• Property details

In addition, you will be required to make the payment of the applicable fee for TN EC-related services.

Step 1: An application and the above-mentioned documents must be submitted to the sub-registrar’s office. You can download the application format for application for the villangam certificate here, cms.tn.gov.in/sites/default/files/forms/appln1.pdf

Step 2: To verify the documents’ legality, the relevant authority will review all the submitted documents.

Step 3: An EC detailing all transactions would be issued, unless there have been none, in which case a Nil Encumbrance Certificate (NEC) would be provided. The process could take 15 to 30 working days from the date of submission of the application.

Steps to Obtain a Signed Digital Copy of TN EC

In Tamil Nadu, the procedure for obtaining a digitally signed copy of a TN Encumbrance Certificate for land has been made simpler with the following steps:

Step 1: Visit the www.tnreginet.com portal and choose “E-services” from the drop-down menu.

Step 2: Choose “Encumbrance Certificate” and click on “Search and Apply EC”.

However, you must create a new ID and follow the same procedures described previously to log in to the Tnreginet site once more. Use the online payment gateway to make the EC payment. The same menu’s “Request List” option will let you download the digitally signed online EC. The charges for obtaining a digitally signed EC from the Tnreginet EC Portal are as follow:

• EC Application fee – Re 1.
• First Year Search Fee – Rs 15
• Search fee for subsequent years – Rs 5
• In the period with digitalised records (post 1987) additional fee is applicable – Rs 100

Tnreginet Guideline Value

The Tamil Nadu state government’s estimate of the market value of a plot of land or other pieces of property is called the land guideline value. The property cannot be sold for less than the government-specified guideline value. The Tnreginet guideline value of the property represents the actual market worth of the property in ideal conditions. However, the guideline value is typically lower than the land’s market value in most cases. Usually, the market value exceeds the government’s guideline value.

It is the responsibility of the state’s governing authority to establish the Tnreginet guideline value for all the regions of the state. Street-based land guideline values are given for well-established properties. In contrast, the government guideline value is determined differently for less established properties than it is for more established ones. The property’s survey number is used to compute the Tnreginet guideline values for these. The Tamil Nadu guideline values also aid in preventing the manipulation of stamp duty by under-valuing the property in a transaction. Stamp duty is a fixed percentage of guideline value or market value, whichever is higher, which means Tnreginet guideline value sets a minimum baseline for stamp duty. Guideline value is usually expressed as Rs per square feet (preferred for urban land) or Rs per acre (preferred for agricultural land).

Guideline Value: Why is it important?

The Tnreginet guideline value is crucial because it specifies the lowest price at which real estate can be purchased or sold. As a result, when you sell your property, the guideline value is the minimum assured value. It is an important consideration when buying or selling real estate. One of the primary income sources for the state government is stamp duty, for which the guideline value acts as a baseline. A higher revenue collection is the outcome of more registrations. Guideline value also serves as an indicator of how developed a locality is, with well-developed areas commanding a higher guideline value.

The Stamps and Registration Department of any state determines the Tnreginet guideline value. The guideline value determines the registration value. Even if you purchase a property for less than its guideline value, you must still register the Tnreginet guideline value as the purchase price. When a property is purchased for a higher amount than the guideline value, the registration is done using the actual purchase price. Additionally, it helps keep property from being overvalued or undervalued.

Impact of Difference Between Property Guideline Value and Market Values

Real Estate Transactions Paid for Using Un-reported (Black) Income

When there is a large difference between guideline and market values and only the Tnreginet guideline value is reported as the sale value, the difference amount is usually paid for in cash using unreported income, which also has income tax implications.

Reduction in State Government Revenue

One of the primary income sources for the state government is from stamp duty, for which the guideline value acts as a baseline. When there is a large difference between guideline and market values, the government loses revenue if only the guideline value is reported as the sale value.

Steps to Check the Tnreginet Guideline Value of a Property in TN

Step 1: Visit the Tamil Nadu Registration Department website to learn the property’s guideline value.

Step 2: Select the zone for which a guideline value is needed on the left side of the window, then click the “Search by Street Name” option in the right side panel.

The next screen will display the property’s guideline value when you enter the street name or a portion of the street name and click “Search”.

Details of the guideline value, such as the street name, village name, sub-registrar office, guideline value, and property category, are presented based on the query. The same portal may also be used to find guideline value by category, wherein guideline value is specified for different land categories including (but not limited to) industrial, commercial, residential, and agricultural, depending on the sub-registrar office and village.

Jurisdiction Check Process on Tnreginet Portal

You can only receive the land and other necessary information from your local government. You can find out the jurisdiction of your area by following these instructions on the Tnreginet EC Portal:

Step 1: Go to the Tnreginet EC Portal’s “Know your Jurisdiction” option.

Step 2: After filling the village name or street name, click “Submit”.

Tnreginet – Frequently Asked Questions (FAQs)