If you are availing a home loan from a bank such as the State Bank of India (SBI), you may be asked to register a Memorandum of Deposit of Title Deeds (MODT). This blog explains what MODT is, why SBI requires it, and a detailed step-by-step guide on how to register it in Karnataka.

VIDEO GUIDE: HOW TO REGISTER MODT ONLINE To help you understand the process more clearly, we have also created a detailed step-by-step video on How to Register the Memorandum of Deposit of Title Deed (MODT) in Karnataka using Kaveri Online Services. This video covers the complete workflow, including document preparation, online application, fee payment, registration at the Sub-Registrar Office, and downloading the updated EC.

WHAT IS A MEMORANDUM OF DEPOSIT OF TITLE DEEDS (MODT)? The MODT is a legal document signed between the bank (lender) and the borrower, acknowledging the deposit of the original property title documents with the bank as security for a loan. It includes key details such as:

Name of the bank
Name(s) of the borrower(s)
Loan amount sanctioned
Property schedule (description and location)

Once registered at the sub-registrar office, the MODT appears in the Encumbrance Certificate (EC) of the property. This serves as public notice of a debt against the property. Once the loan is repaid in full, the MODT is removed through a process called Reconveyance or Discharge Deed. WHY SBI REQUIRES MODT REGISTRATION Registration of the MODT gives SBI (or any lender) legal protection. It allows the bank to initiate recovery action against the property in case of borrower default, without requiring additional court orders. SBI, like most nationalized banks, is exempt from physical presence during registration under Section 88 of the Indian Registration Act. REAL CASE STUDY: MODT REGISTRATION IN BANGALORE My client borrowed Rs.85,00,000 from State Bank of India to purchase a residential property within BBMP limits in Bangalore. Below is a detailed guide based on our actual experience registering the MODT. REQUIRED DOCUMENTS FOR MODT REGISTRATION

MODT Document – Memorandum of Deposit of Title Deeds
Exemption Letter – Issued on the bank’s letterhead (stating exemption from personal appearance)
ID Proofs

Self-attested ID proof of the bank’s authorized signatory
ID proof of each borrower

E-Khata (as of June 9, 2025, mandatory in Karnataka)

Below is an image of the exemption letter issued by SBI. This letter confirms that the bank is exempted from personal appearance at the sub-registrar office for the purpose of MODT registration, as per Section 88 of the Indian Registration Act, which has been highlighted in the image

Below is an image of the Memorandum of Deposit of Title Deeds (MODT). This document contains key details including the name(s) of the borrower(s), the sanctioned loan amount, and the complete property schedule

Below is an image of the self-attested identity proof of the bank’s authorized signatory, as required for the MODT registration process

STEP-BY-STEP PROCEDURE TO REGISTER MODT ON KAVERI ONLINE To register the MODT at the sub-registrar office, an application must be submitted through the Kaveri Online Services portal. Once the uploaded documents are verified, you can proceed to make the required payment and schedule a registration appointment Here is the weblink to submit an application https://kaveri.karnataka.gov.in/landing-page Login using your username, password, and captcha, refer to image below

On the home page, click on Start a New Application. Refer to the below image

Click on DOCUMENT REGISTRATION, refer to image below

Prerequisite for Document Registration: click on Continue. Refer to below image

In Article and Sub Article, select the following options from the dropdown list:

NATURE OF DOCUMENT: DTD
ARTICLE: Agreement relating to the deposit of title-deeds,pawn or pledge
SUB ARTICLE: 6 (1) (II) - Deposit of Title Deed (DTD) more than 10lakhs

Click on Continue. Refer to below image

In Type of Document, select NON-AGRICULTURAL. Refer to below image

Jurisdiction: As mentioned in the above context, the property is located in BBMP jurisdiction in Bangalore. So we select Others. Refer to below image

(If the property is located in BBMP, CMC, BDA, BMRDA jurisdiction, select Other) . Edit on 9th June 2025, Select e-Aasthi
(If the property is located in the panchayat jurisdiction, select e-Swathu)

DISTRICT: Select BBMP from the dropdown list and select the following options from dropdown list

WARD NUMBER: BBMP Ward No. 5 (check your ward number in your property tax receipt)
INDEX II: VILLAGE : Jakkuru
Zone : BBMP
ROAD: Select your apartment or developer name in the dropdown list. In my case, neither my apartment or developer name is not listed, so I selected Converted Site at the top of the list
PROPERTY NUMBER TYPE: Select Flat No/ Property No. /Villa No from dropdown list
PRESENT PROPERTY NUMBER DETAILS : Entered my flat number
Total Area (in Sq. Meter) : 168.99 (entered my super build-up area)

Refer to below filled image

Click on Add More. Refer to the arrow mark in image below

PROPERTY NUMBER TYPE: Select Survey No. from the dropdown list
PRESENT PROPERTY NUMBER DETAILS: Entered property Survey No.

Refer to the below image

Fidning your property Add more Add survey No

Similarly, you can click on Add more and add as many property details as you want Click on Submit & Continue. Refer to the below image

Based on the property information we provided above, image below is the property result

Click on Save Property & Continue

Enter the property schedule, which includes measurements, boundaries, and property description. Refer to the below image

Click on Save and Continue

In my case, three executives. They are a bank and two borrowers, we selected 3 in number of executant. Refer to the below image

If you scroll up and refer to the exemption letter, we highlighted section 88, which means that SBI is exempted from the personal presence in the sub-registrar office.

So we selected Exempted from Personal Appearance (Section 88 Exempted)
In Covering Letter Number, enter your loan account number and upload the exemption letter in PDF
Is Claimant: Select Yes
Individual Or Organization: Select Organization

Refer to the below image

Followed by the details of the bank and the authorized signatory. The details include name, address, and authorized signatory ID proof number. Refer to the below image

EXECUTANT 1 Bank Authorized signatory details

Click on Save Executant -1 And Go To Next. Refer to below image

In EXECUTANT -2:

Is Claimant: Select No
Individual or Organization: My client is borrowing the money as an individual and not representing any organization, so I selected Individual

Refer tothe below image

Followed by the details of the borrower's name, age, gender, relative name, mobile number, ID proof number, and address. Refer to below filled image

Click on Save Executant- 2 And Go To Next

In EXECUTANT -3

Is Claimant: Select No
Individual or Organization: My client is borrowing the money as an individual and not representing any organization, soI selected Individual

Refer to the below image

Followed by the details of borrower's name, age, gender, relative name, mobile number, ID proof number and address. Refer to below filled image

Click on Save Executant- 3 and click on Move to PRESENTER. Refer to below image

Click OK in pop-up message. Refer to below image

In Choose Presenter, select a borrower name in dropdown list and click on Make Presenter. Refer to below image

IDENTIFIER means witness. Enter the details of IDENTIFIER -1, the details include name, age, gender, relative’s name and address. Select the IDENTIFIES from the dropdown list. Refer to below image

Click on Save IDENTIFIER -1 And Go To Next Enter the details of IDENTIFIER -2, the details include name, age, gender, relative’s name and address. Select the IDENTIFIES from the dropdown list. Refer to below image

Click on Save and Continue

MODT does not require Market value calculation, therefore, we clicked on Continue to the next step. Refer to the below image

Sanctioned loan amount from SBI is Rs.85,00,000, so entered Rs.85,00,000 in Consideration Amount. Refer to below image

Click on Save and Continue

Exemption letter in one page and MODT in two pages, total of three pages, so entered 3 in Number of Pages. Refer to the below image

Click on Calculate. The calculation page appears below, refer to below image

The break-up of the above calculation is:

Stamp Duty: 0.2% of loan sanction amount (0.2% * 85,00,000 = 17,000)
Registration fee: 0.1% of loan sanction amount (0.1% * 85,00,000 = 8,500)
Scanning Fee: 35 per page. Total pages including registration page, is 6 (6 *35 = 210)

Total government fee is Rs. 25,710/- (Edit on 9th June 2025, the following are the revised government costs)

Stamp Duty: 0.5% of loan sanction amount
Registration fee: 0.1% of loan sanction amount
Scanning Fee: 50 per page)

Click on Save and Continue

Final page summaries following details:

Property
Presenter
Claimant
Executant
Identifier
Stamp Duty

Review the above information and make necessary corrections before we submit the application. We cannot edit the application once the application is submitted unless the sub-registrar office sends remark for corrections. Below is the image of summary page

At the bottom of page:

Upload Deed Document: Upload MODT in PDF, file size should be less than 5MB
Upload Annexures: Merge the ID proofs of bank’s authorized signatory and your in one PDF and upload here
Date of Execution: Select the date mentioned in MODT
Select Sub-Registrar Office: Select the name of the sub-registrar office in dropdown list. I selected Byataranapura out of 10 other sub-registrar offices in list because Byataranapura is closest to my home and shortest to travel.

Click on the Declaration and click on Agree and Submit Refer to below image

Immediately after the submission of the application. On the home page, the application status shows as Pending at SRO. Refer to below image

In 3 working days, the application is approved and the status is changed to Pending for Payment. Clicked on Make Payment and made the payment through UPI. Refer to below image

Below is the payment receipt (Stamp duty + registration fee + Scanning fee)

Immediately after the payment, the status changed to Pending to Book Appointment. Clicked on Schedule to book an appointment. Refer to below image

We got the registration slot tomorrow morning. image below is my slot confirmation.

We need printout of summary report for tomorrow's registration, we followed procedure below to take the printout. Click View on the home page. Refer to arrow mark in below image

Click on the Printer symbol. Refer to the below image

Take a printout, the application consists of 5–6 pages. (Use back to back printouts to save paper from 3 instead of 6 pages)

As per the schedule, we carried the following documents to sub-registrar's office:

Exemption letter
Memorandum of Deposit of Title Deed
Printout of application summary report
Printout of transaction receipt
ID proofs

In the sub-registrar office, the presenter submitted above above-listed documents in the registration counter. Both borrowers gave a Thumb impression and webcam photo Below is the image of the registered MODT

Just within 15 minutes, we completed our registration.

VERIFY MODT ENTRY IN EC Log into Kaveri Online Service and click on Start a New Application. Refer to the below image

Click on ENCUMBERANCE CERTIFICATE -(ONLINE EC). Refer to below image

In Prerequisite for EC, click on Continue. Refer to below image

Select District, Taluk, Hobli, and village name from dropdown list. Enter flat number. Refer to below image

In PERIOD OF EC SEARCH: We registered this MODT on 7th October 2023. I just need one day EC for cross verification, so I selected 7th Oct 2023 in From Date and To Date as well Click on Search. Refer to below image

Below image is my search result.

As per the above search result, the borrower's name in column no. 5 and bank’s name in column no. 6. It means that we successfully registered the MODT.

HANDOVER TO BANK Carry the following title documents to the bank:

Registered MODT
Registered Sale Deed
Latest Encumbrance Certificate (EC) - EC should reflect the transaction details of the MODT and Sale Deed

The bank collected the original title documents from borrowers as collateral and handed over the cheque to the seller. The cheque is written in the seller’s name. This completes the procedure to register the MODT.

NEED ASSISTANCE? We provide end-to-end assistance for MODT registration in Karnataka.

Write to us at: pgnproperties@gmail.com
WhatsApp: +91 97424 79020

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