To search Index II in Maharashtra, open the Department of Registration and Stamps website, igrmaharashtra.gov.in, and go to e-Search. There is a free service and a paid service. You search by year, district, village and property number to see registered documents for that property, then open the Index II. Index II is a summary of a registered deed. It is not an encumbrance certificate.
Last updated: 6 November 2026
In short
- Index II is the property-wise index entry for a registered document. Guides describe it as showing the parties, property, price and dates.
- The IGR Maharashtra home page lists two e-Search routes: a free service and a paid service.
- The paid e-Search needs an account. Its user guide lists a search fee of Rs 25 per year searched, minimum Rs 300, and Rs 100 per document download.
- The free search works by property details or document number. Its page says a name search opens after you enter a property number.
- Index II shows only registered transactions. It misses unregistered dealings, court cases and revenue record changes.
What Index II is
When a document is registered in Maharashtra, the sub-registrar office records it in indexes. The IGR Citizen's Charter describes Index II as the index you search for all registered documents of a specific property, and Index I as the index for documents of a specific person. Lawyers read Index II entries to follow the chain of sales on a property.
Guides describe these details on an Index II entry:
- document type, such as sale deed, mortgage, gift, or lease
- document number and date of registration
- names of the parties
- property description, such as survey or CTS number, plot and area
- consideration and stamp duty paid
- the sub-registrar office
Exact fields can vary. Read the entry itself, or the full scanned deed, for the details.
Free vs paid e-Search
| Point | Free search | Paid e-Search |
|---|---|---|
| Where | freesearchigrservice.maharashtra.gov.in, linked from igrmaharashtra.gov.in under e-Search (free service 1.9) | esearchigr.maharashtra.gov.in |
| Account | The search form we opened on 6 Nov 2026 showed no login fields | User ID and password. Create a new account on the login page |
| Cost | No fee | Per the portal's user guide: Rs 25 per year searched by property, minimum Rs 300; Rs 25 per search by document number; Rs 100 per document download. Paid online through GRAS |
| Output | List of matching documents, with an Index II button for each | Property search results as a downloadable Excel file; Index II and document download through search by document number |
| Official status | Information only | Information only. The portal says the data is not certified and is not an ownership certificate |
The fee figures come from the paid portal's user guide on 6 November 2026. Check the live rates before you pay.
How to search Index II step by step
Free search
- Open igrmaharashtra.gov.in, find e-Search, and open the free service (1.9).
- Choose search by property details. The other option is search by document number.
- Pick the area. The form opens on Mumbai, with buttons for Rest of Maharashtra and Urban Areas in Rest of Maharashtra.
- Select the year. The list runs back to 1985.
- Select the district. Type part of the village name in English, then pick the village from the list.
- Enter the property number: survey, CTS, milkat, gat or plot number.
- Enter the code shown on screen and search.
- Click the Index II button on a result to open it. Note the document number, year and office.
Paid e-Search
- Open the e-Search login page and create an account.
- Make the payment online through the government payment portal (GRAS) and note the GRN.
- Choose the district, area and property number, then enter your GRN details to run the search.
- Download the results file. To see an Index II or download a deed, search by document number and pay the download fee.
- Keep the receipt. The portal says a search fee paid online can also be used for a physical search at a Sub Registrar Office.
Tips to get better results
- Search every year in the chain, not only the latest one. A sale 20 years ago may sit under another year.
- Try the old and the new property number. Survey numbers, CTS numbers and flat numbers change after layouts and re-surveys.
- Spell the village the way the portal lists it. The portal's guide suggests, for example, "Daadar" instead of "Dadar".
- Search the building and the plot separately for flats.
- Write down document number, year and sub-registrar office for every hit. You will need them for certified copies.
What Index II does not show
| Gap | What to check instead |
|---|---|
| Unregistered agreements and allotment letters | Ask for them from the seller and builder |
| Powers of attorney and wills (the e-Search user guide says these are not in search results) | Ask the seller for them, and check them at the Sub Registrar Office |
| Society transfers and share certificates | Society records |
| Security interests created by banks and lenders | CERSAI, which the e-Search pages link to for this check |
| Court cases and attachments | eCourts and High Court searches. See RERA and litigation check |
| Current owner in the revenue record | 7/12 extract or property card on Mahabhumi Bhulekh. See land records and mutation online |
| Builder project status and complaints | MahaRERA |
| Forged or wrongly indexed entries | Compare with the certified copy and the original deed |
The portal also says the department does not claim the data is complete and is not liable for incomplete or incorrect data. It points users to the Sub Registrar Office for original records and certified copies.
Index II versus an encumbrance certificate
| Index II | Encumbrance certificate (EC), in states that issue one |
|---|---|
| Entry for one registered document | Described in guides as a statement of registered transactions on a property over a period |
| You read it and draw your own conclusions | Issued by the registration department, in states such as Karnataka |
| Good for tracing the chain of title | Good for a period-wise view of registered transactions |
| Online search is information only | Check what your bank or lawyer asks for |
In Maharashtra, the IGR Citizen's Charter describes a search at the Sub Registrar Office of all registered documents of a property (Index II) or of a person (Index I), for the period you choose. The charter (dated 2014) sets the fee at Rs 25 per year, minimum Rs 300 for the first 12 years. Ask your bank or lawyer which output they will accept. For Karnataka, see encumbrance certificate in Karnataka online.
After the search: what to do
- Download or order certified copies of each deed in the chain.
- Match each seller to the previous buyer. Gaps mean a missing link.
- Match property descriptions across deeds.
- Check the 7/12 or property card, RERA, court records and CERSAI.
- Ask a lawyer for a written opinion. See our 30-year title search report format.
LegiScore builds an AI property title and risk report with a AAA to C rating from registration and court data, for buyers, lawyers and banks. Buyers can start at Rs 999 on legiscore.in/for/property-buyers.
This page is general information, not legal advice. A local advocate should confirm the steps and fees on the live portal.
Frequently Asked Questions
Is Index II search free in Maharashtra?
The IGR Maharashtra home page lists a free e-Search service and a paid one. The paid portal's user guide lists Rs 25 per year searched, minimum Rs 300, and Rs 100 per document download, so check the live rates before you pay.
What details do I need to search Index II?
The free search asks for year, district, village and property number. The property number can be a survey, CTS, milkat, gat or plot number. You also enter a code shown on screen.
Is Index II the same as an encumbrance certificate?
No. Index II is the entry for one registered document. An encumbrance certificate, in states that issue one, covers registered transactions on a property over a period.
Does Index II prove who owns the property?
No. The e-Search portal says its data is not an ownership certificate. Index II shows registered transactions only, so check title deeds, revenue records and court cases too.
Can I get a certified copy of a document online?
The paid e-Search portal states that digitally signed certified copies of registered documents are available online for Mumbai through the paid service. For other areas, contact the Sub Registrar Office.
Can I search Index II by buyer or seller name?
Partly. The free search page says a name-based search is available after you enter a property number. At the Sub Registrar Office, you can also search by person through Index I.
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