Can properties purchased in Bengaluru be registered with the workplace of a sub-registrar in Delhi? Can the properties registered in Delhi then be registered in Bengaluru with out an official communication from the Delhi registrar? Was the workplace of the Delhi sub-registrar open on a public vacation, reminiscent of Could 1 in 1982, to register properties?
A number of such questions have surfaced in a dispute over 92 properties unfold over almost 100 acres of land at Varthur Narsipura within the Tavarekere area of south Bengaluru, claimed to have been bought and registered in Delhi on Could 1, 1982, by the realty agency DLF Restricted.
As many as 250 small-site homeowners in Bengaluru have claimed to have purchased websites on the identical parcels of land in survey Numbers 1, 2, 13, 15 to 24, and 28 to 31 of Varthur Narasipura village close to Magadi from a housing agency known as Vardhini Housing Pvt Ltd from 2017 to 2021.
The small-site homeowners, nearly all of whom are holding parcels of land measuring 1,200 sq ft every, acquired a impolite shock in July 2024 once they learnt that their properties have been registered by the sub-registrar in Tavarekere in 2020 in favour of DLF Restricted on the instructions of the district registrar at Jayanagar in Bengaluru.
In addition they discovered that their properties had been offered by the realty agency in 2021 to a agency known as Bengaluru Divinity LLP, which was established in 2017 in Telangana with Hyderabad residents Althuru Mahesh Reddy and his spouse Radhika Althuru as administrators.
The Hyderabad agency, in flip, entered into an settlement dated April 21, 2023, to promote the properties to Bagmane Builders Personal Restricted, a significant Bengaluru realty agency with political connections.
Karnataka Excessive Courtroom orders establishment
The property dispute reached the Karnataka Excessive Courtroom in September 2024, with over 200 homeowners of web sites telling the courtroom that “part 28 of the Registration Act 1908 stipulates that each doc which impacts immovable property shall be introduced for registration within the workplace of a sub-registrar with whose sub-district the entire or some portion of the property to which such doc relates is located”.
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Bengaluru Divinity LLP, which has entered right into a sale take care of DLF Restricted, has additionally approached the courtroom towards the claims of the location homeowners.
Small-site homeowners reminiscent of B Ok Likitha and others have argued that claims that the sale deeds for the disputed properties have been registered in Delhi on Could 1, 1982, in favour of DLF Restricted by means of the workplace of the divisional commissioner of the Delhi Stamps and Registration department doesn’t “create any proper, title or curiosity in favor of DLF Ltd” below the Registration Act 1908.
Whereas the excessive courtroom directed a establishment on land possession over the disputed properties on October 1, 2024, it additionally highlighted the arguments of the petitioners concerning the registrar’s workplace in Delhi engaged on a nationwide vacation.
“Realized senior counsel representing the petitioners submitted that the impugned memorandum issued by the respondent No.3 (District Registrar Jayanagar, Bangalore) is on the idea of the sale deed dated 25.03.1982 registered within the workplace of the Sub-registrar, New Delhi on 01.05.1982 which occurs to be a Labour Day and a Nationwide Vacation,” the courtroom famous in its interim order on October 1, 2024, on a petition filed by small-site homeowners.
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“Making the most of the memorandum issued by the respondent No.3 (district registrar, Jayanagar, Bangalore) to enter the identify of the respondent No.5 (DLF Restricted) in E-book No.1, the respondent No.5 is interfering with the peaceable possession and delight of the petitioners property, who’re the location homeowners,” the courtroom mentioned. “The events are directed to keep up establishment in relation to the topic properties as on at present.”
On August 11 this 12 months, the excessive courtroom famous a request by the Karnataka Authorities for the workplace of the Delhi sub-registrar to be made a celebration within the proceedings.
“Mr. Rahul Cariappa, the realized Extra Authorities Advocate, submits that for full adjudication, the Divisional Commissioner, Delhi Stamps and Registration, Authorities of Nationwide Capital Territory of Delhi, should be made a celebration, and this Courtroom might name upon the petitioners to implead this respondent,” the courtroom mentioned.
“This submission is taken on report, observing that if there may be failure regardless of this chance, the petitioners shall incur the implications permissible in regulation. The interim order granted earlier to keep up Standing Quo is sustained to be in drive till additional orders, however with liberty to the respondents to finish the pleadings and search vacating,” the courtroom added.
Delhi IGR will get communication from Bengaluru IGR
The workplace of the inspector-general of registrations and commissioner of stamps in Bengaluru has, in the meantime, reportedly acquired a communication dated Could 5, 2025, from the workplace of the divisional commissioner for stamps and registration in Delhi in response to a November 13, 2024, request from the Bengaluru IGR for verification of sale deeds pertaining to Bengaluru registered in Delhi from 1980 to 1985.
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The Delhi sub-registrar has indicated the registration of 92 sale deeds in favour of DLF Restricted within the interval however has not indicated sending memos concerning the registrations to the workplace of the Bengaluru South taluk registrar at Jayanagar, to set off a directive to the Tavarekere sub-registrar to register the disputed properties in favour of DLF Restricted in 2020.
The Delhi sub-registrar’s workplace has additionally indicated in its reply to the inspector-general of registrations in Bengaluru {that a} reply continues to be awaited from the Delhi Authorities on whether or not Could 1, 1982, was a working day.
Based mostly on the Could 5, 2025, reply from the Delhi sub-registrar’s workplace, a panel of the state stamps and registration division concluded on August 12, 2025, that there had been violations of land registration legal guidelines by the registrar at Jayanagar whereas directing registrations of the disputed land in 2020, primarily based on sale deeds registered in Delhi within the Nineteen Eighties.
Based mostly on the report of the panel of the stamps and registration division, the workplace of the inspector-general of registration and commissioner of stamps issued an order on September 20, 2025, stating that the unauthorised memos despatched by the workplace of the Jayanagar registrar in 2020 to register the disputed properties in Tavarekere stood cancelled.