Closing on a small commercial unit next month, first time doing this as a buyer. Everyone talks about tokens and biometric but nobody explains the actual sequence at the sub-registrar office. Do I need anything besides the draft deed and IDs, and roughly how long does the whole thing take start to finish?
Did this at the Ongole SRO last year, for a plot not a built shop, but the office side is identical. Book a slot online first. On the day it's document scrutiny by the clerk, then photo plus thumb biometric for both parties and the witnesses, then the sub-registrar signs off. Carry PAN, Aadhaar, passport photos, and deed copies — number of copies they'll tell you at scrutiny, varies office to office.
Line up your witnesses ahead of time too, two independent people, not just family members who'll be busy elsewhere. Office gets packed by mid morning.
Thing that caught me out — stamp duty and the registration fee has to be paid before you're called in, not after. Check the challan process on the IGRS AP site ahead of time so you're not scrambling that morning.
does the registration on that day also update the mutation / passbook or is that a separate trip to the revenue office
Separate step. What happens at SRO is the deed getting registered. Mutation in the revenue record is applied for afterward, through the local revenue office / Meebhoomi process. Don't assume the SRO visit covers both.
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