Property registration is one of the most important steps in real estate transactions, as it establishes the legal transfer of ownership between buyers and sellers. However, in Telangana, properties appearing in the prohibited list under Section 22-A of the Registration Act have created challenges for many homeowners, plot owners, and prospective buyers.

Several privately owned properties, residential plots, and developed layouts have faced registration difficulties due to land-record discrepancies, historical ownership issues, and classification-related concerns.

To address these challenges, the Telangana government has introduced new measures aimed at reviewing prohibited property records and facilitating eligible property registrations.

The September 2026 government orders are particularly significant for buyers and sellers dealing with open plots, houses, and apartments in Hyderabad and surrounding districts.

Understanding Section 22-A, the latest government decisions, and the applicable eligibility conditions is essential before purchasing or registering property in Telangana.

Property registration is an essential part of real estate ownership, ensuring the legal transfer of property rights between buyers and sellers. However, Section 22-A of the Registration Act, 1908, has created registration challenges for several property owners across Telangana, particularly those dealing with open plots, residential layouts, houses, and apartments.

In recent years, discrepancies in land records, ownership classifications, historical transactions, and prohibited property listings have affected the registration of certain privately owned properties.

To address these concerns, the Telangana government has introduced new administrative measures and government orders to review prohibited property records and facilitate eligible registrations.

The September 2026 government decisions, along with a significant Telangana High Court ruling on October 31, 2026, have brought renewed attention to Section 22-A and its implications for property transactions.

For homebuyers, plot owners, sellers, and real estate investors, understanding these developments is important before entering into a property transaction.

What Is Section 22-A of the Registration Act?

Section 22-A of the Registration Act, 1908, empowers the government to prohibit the registration of certain categories of properties to protect public assets and prevent illegal land transfers.

Properties that may fall under the prohibited category include:

• Government-owned lands.
• Assigned lands restricted from transfer.
• Endowment and temple lands.
• Waqf properties.
• Certain surplus lands covered under urban land ceiling laws.
• Properties affected by relevant court orders or legal restrictions.
• The objective is to prevent unauthorised transactions involving government, institutional, and legally restricted properties.

However, incorrect land classification, outdated records, and administrative discrepancies can also create difficulties for genuine private property owners.

Why Are Property Owners Facing Section 22-A Issues?

Several property owners in Telangana have experienced difficulties registering their properties because their survey numbers or property details appear in the prohibited list.

Some residential layouts and privately owned plots have reportedly been affected by discrepancies between historical registration documents, revenue records, and updated land databases.

These issues can create complications such as:

• Rejection or suspension of sale deed registration.
• Difficulties selling residential plots.
• Delays in property transactions.
• Problems obtaining loans against property.
• Uncertainty regarding ownership documentation.
• Challenges in completing resale transactions.

For buyers, checking the Section 22-A status before paying an advance has therefore become an important part of property due diligence.

Telangana Government's Latest Orders on Section 22-A – September 2026

The Telangana government has taken steps to address long-pending registration issues involving properties listed under Section 22-A.

On September 17, 2026, the Revenue Department issued G.O.Rt. No. 564, constituting a high-level committee to examine and resolve pending prohibited-property registration matters.

The committee is headed by the Chief Commissioner of Land Administration (CCLA), with the Law Secretary and Inspector General of Registration and Stamps as members.

Its responsibilities include examining:

• Pending registrations in layouts approved by competent authorities.
• Property-related issues in the Singareni coal belt.
• Certain cases involving assigned lands under G.O. Ms. No. 59.
• Leasehold-to-freehold conversion issues in Secunderabad.The government subsequently announced that eligible open plots, houses, and apartments appearing in the prohibited list could be considered for registration, subject to prescribed conditions and verification.

Registration of Approved Layouts, Open Plots and Residential Properties

One of the important developments is the government's decision to facilitate registration of certain properties that have valid statutory approvals.

Properties developed with applicable permissions from authorities such as the following may be considered:

• Hyderabad Metropolitan Development Authority (HMDA).
• Greater Hyderabad Municipal Corporation (GHMC).
• Directorate of Town and Country Planning (DTCP).
• Municipal Corporations and Municipalities.
• Other competent urban and rural local bodies.

However, registration is not automatic merely because a property has a layout approval.

Important Conditions

Applicants must generally establish:

• Valid and genuine layout, building, or apartment approval from the competent authority.
• Authentic and traceable registered link documents.
• Evidence that the relevant transactions in the ownership chain occurred after the required approval was obtained.
• Compliance with applicable legal requirements.
• Resolution or appropriate treatment of pending litigation, where applicable.
• Registrations permitted under these conditions remain subject to relevant court proceedings and other legal claims.

District-Level Committees for Resolving Registration Issues

To simplify the grievance-resolution process, the government has also provided for district-level committees to examine property registration issues.

These committees include:

• District Collector.
• Additional Collector.
• District Registrar.
• Representatives of HMDA and DTCP, where applicable.
• Representatives of the concerned municipal or rural local bodies.
• The committees are expected to examine property documents, verify approvals, coordinate with relevant departments, and address eligible registration-related grievances.

This mechanism is intended to provide property owners with an administrative route for resolving genuine documentation and classification issues.

Important Telangana High Court Ruling – October 31, 2026

A significant legal development concerning Section 22-A came on October 31, 2026.

The Telangana High Court held that property registration cannot be refused merely because a property appears in the prohibited list, unless the mandatory Gazette notification identifying the prohibited property has been issued under Section 22-A(2).

The court also observed that internal communications between government departments alone cannot justify refusing registration.

The ruling arose from a batch of four petitions involving disputed properties in Chinthapally village, Nalgonda district.

The court directed registration of the properties, subject to compliance with other applicable legal requirements, while leaving the Endowments Department free to pursue its ownership claims before the competent tribunal.

Important: This was a ruling concerning the specific cases before the court. It does not automatically establish ownership or guarantee registration of every property appearing in the Section 22-A list.

How Can Buyers Check Whether a Property Is Listed Under Section 22-A?

Before purchasing an open plot, independent verification of its registration status is essential.

Buyers should:

• Visit the Telangana Registration and Stamps Department portal.
• Check the prohibited properties list using district, mandal, and village details.
• Verify the survey number and subdivision details.
• Obtain the latest Encumbrance Certificate.
• Consult the concerned Sub-Registrar's Office.
• Cross-check ownership and land classification with revenue records.
• If discrepancies are identified, buyers should obtain clarification from the relevant authorities before proceeding.

Documents Required for Property Registration

Property owners and prospective buyers should maintain the following documents:

• Original sale deed and parent documents.
• Previous link documents.
• Encumbrance Certificate (EC).
• Approved layout plan.
• HMDA/DTCP/GHMC approval proceedings, where applicable.
• Survey number and land records.
• Land-use conversion documents, where applicable.
• Property tax receipts, where applicable.
• Identity and PAN documents.
• Relevant government orders or NOCs.
• A qualified property lawyer should independently examine the documents and ownership history.

What Should Buyers Do Before Purchasing Open Plots in Telangana?

With the latest developments surrounding Section 22-A, buyers should take additional precautions before finalising an open plot purchase.

Verify whether the property appears in the prohibited list.

Confirm the seller's legal ownership.

Check the authenticity of layout approvals.

Verify survey numbers and plot boundaries

Examine parent deeds and link documents.

Check for pending litigation or acquisition proceedings.

Confirm registration eligibility with the concerned Sub-Registrar.

Obtain independent legal advice before making payments.

A property being eligible for registration does not necessarily mean that its title is free from disputes.

Impact on Telangana's Real Estate Market

The government's efforts to address Section 22-A-related registration issues could improve transaction clarity for eligible property owners and buyers.

The developments are particularly relevant to:

• Open plot owners in Hyderabad and surrounding districts.
• Buyers of HMDA and DTCP-approved layouts.
• Residential property sellers.
• Real estate developers.
• Investors planning resale transactions.
• Owners whose properties have been incorrectly classified.Improved record verification and grievance resolution could help reduce administrative delays and support greater transparency in Telangana's property market.