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# Telangana Estate Guide

Complete legal reference for Islamic estate execution in Telangana. Covers stamp duty, registration, court fees, documentation, and step-by-step timelines.

Hyderabad

Capital

12.7%

Muslim Population

## Stamp Duty Rates

Last updated: March 2026

Instrument | Rate | Notes
--- | --- | ---
Will Registration | Flat ₹200 | Under Telangana Stamp Act (post-bifurcation)
Sale Deed (Property Transfer) | 6% of market value | Additional transfer duty of 0.5% and registration fee of 0.5%
Gift Deed | 6% of market value | ₹2,000 flat for gifts between family members (spouse, children, parents)
Power of Attorney | ₹500 (general) | GPA involving immovable property is treated as conveyance and attracts 6% duty — heavily scrutinized by Telangana courts
Affidavit | ₹20 | On non-judicial stamp paper

## Registration Process

1

Draft the will in Telugu, Urdu, or English. Urdu is commonly accepted and preferred in Old City Sub-Registrar offices.

2

The testator signs the will on every page in the presence of two witnesses. All parties must have valid Aadhaar cards.

3

Book a slot through the IGRS Telangana portal (registration.telangana.gov.in) or visit the jurisdictional Sub-Registrar office.

4

Submit the original will, two photocopies, Aadhaar cards, PAN, passport photographs, and the prescribed fees.

5

Biometric verification (fingerprints and iris scan) of the testator and witnesses is conducted at the Sub-Registrar office.

6

The will is scanned, digitized, and stored in the IGRS database with a unique document registration number.

7

Original is returned with a registration endorsement. Certified copies are available through the IGRS portal from any Sub-Registrar office in Telangana.

Sub-Registrar Information

Sub-Registrar's Office under the Inspector General of Registration and Stamps, Government of Telangana. Online services: registration.telangana.gov.in.

Fees

Registration fee of ₹200 plus stamp duty of ₹200. User charges of ₹100. Total approximately ₹500.

## Court Fees

Probate

Ad valorem: 2% on estate value up to ₹1 lakh, then 1% on the remaining. No statutory cap but courts may exercise discretion to limit fees to ₹1 lakh for very large estates.

Letters of Administration

Same fee structure as probate. The Hyderabad City Civil Court has a dedicated succession bench for faster processing.

Succession Certificate

2% of the value of debts and securities. Hyderabad City Civil Court processes these relatively quickly (3-4 months).

## Required Documents

### Original Will (stamped & signed)

Required

The original stamped and signed will of the deceased with witness signatures. Photocopies are not accepted by most Sub-Registrar offices.

### Death Certificate of Testator

Required

Death certificate issued by the municipal corporation or gram panchayat. Must be an original or certified copy from the issuing authority.

### Aadhaar Card of Executor

Required

Valid Aadhaar card of the appointed executor or administrator for identity verification at all government offices.

### PAN Card of Executor

Required

PAN card of the executor, required for estates exceeding the income tax threshold and for property mutation processes.

### Property Title Documents

Required

Original title deeds, sale deeds, gift deeds, or khata/patta extracts for all immovable properties mentioned in the will.

### Aadhaar/ID Proof of All Heirs

Required

Aadhaar cards or other valid government-issued photo ID of every heir and beneficiary named in the will.

### Encumbrance Certificate (EC)

Required

EC for all immovable properties for the last 13 years, obtained from the Sub-Registrar office where the property is registered.

### Witness ID Proofs

Required

Photo ID proofs of the two attesting witnesses who were present at the time the will was signed.

### No Objection Certificates from Heirs

Optional

NOCs from all legal heirs consenting to the distribution as outlined in the will. Notarized affidavits are preferred by courts.

### Succession Certificate

Optional

Succession certificate from the District Court, required for movable property (bank accounts, shares, FDs) if the institution demands it.

### Pahani / Dharani Portal Extract

Required

Pahani (Record of Rights) from the Dharani portal for agricultural land in Telangana. Essential for rural property succession and mutation.

### Waqf Board Clearance Certificate

Optional

For properties near or within areas governed by the Telangana State Waqf Board, a clearance certificate confirming the property is not classified as waqf property.

## Execution Timeline

1

### Obtain Death Certificate

1-2 weeks

Apply at GHMC (Greater Hyderabad) or the relevant municipal body. E-Seva centres expedite processing in urban areas.

2

### Locate and Verify Will

1-3 days

Check IGRS portal for registered wills. Old City families may have wills held by community qazis or family advocates.

3

### Notify All Legal Heirs

1-2 weeks

Formally notify all heirs. Hyderabad Muslim families often have large joint family structures requiring extensive notification.

4

### Obtain Legal Heir Certificate

2-4 weeks

Apply at the Tahsildar's office or through the Mee-Seva portal. Requires death certificate and two witnesses.

5

### Waqf Board Verification (if applicable)

2-4 weeks

If any property is in the Old City or known waqf areas, verify with the Telangana Waqf Board that the property is free from waqf claims before proceeding.

6

### Apply for Succession Certificate

3-5 months

File petition at the Hyderabad City Civil Court or District Court. The dedicated succession bench processes faster than general civil courts.

7

### Property Mutation

4-8 weeks

Apply for mutation at GHMC (urban) or through the Dharani portal (agricultural land) in the heir's name.

8

### Bank and Financial Claims

2-6 weeks

Submit to banks. Hyderabad-based banks are generally familiar with Islamic succession practices and process claims efficiently.

9

### Demat and Investment Transmission

4-8 weeks

Transmission of shares, mutual fund units, and demat holdings through depository participants.

10

### Final Shariah Distribution

1-2 weeks

Execute Shariah distribution per Hanafi rules (predominant in Hyderabad). Community qazis may verify compliance with Islamic inheritance law.

## Key Legislation

### Muslim Personal Law (Shariat) Application Act, 1937

Section 2

Mandates that Muslim personal law applies to intestate succession, wills (wasiyyah), gifts (hiba), and waqf for Indian Muslims.

### Indian Succession Act, 1925

Sections 57-74

Governs testamentary succession for Muslims. Section 59 sets testamentary capacity; Section 63 prescribes execution formalities; Section 213 exempts Muslim wills from mandatory probate.

### Registration Act, 1908

Section 18

Will registration is optional but highly recommended. Section 18 permits voluntary registration at the Sub-Registrar office, providing stronger evidentiary value.

### Indian Stamp Act, 1899

Schedule I, Article 64

Prescribes stamp duty for wills. Most states charge a nominal flat fee for will registration, though property transfer instruments attract ad valorem duty.

### Transfer of Property Act, 1882

Sections 5, 122-129

Governs transfer of property by act of parties. Relevant for gift deeds (hiba) and bequests (wasiyyah) involving immovable property.

### Telangana Stamp Act (post-bifurcation)

Schedule I

Governs stamp duty for all instruments in Telangana including wills, sale deeds, and gift deeds. Enacted after bifurcation from AP in 2014.

### Waqf Act, 1995 (as amended in 2013)

Sections 3, 40, 51

Properties listed with the Telangana State Waqf Board cannot be transferred through private wills. Verification of waqf status is critical before including any Old City property in a will.

### Dharani Act (Telangana Rights in Land and Pattadar Passbooks Act, 2020)

Various sections

Governs agricultural land records and mutations in Telangana through the Dharani portal. Replaced the old manual mutation process with a fully digital system.

## Common Pitfalls

Not verifying whether property is listed as waqf property with the Telangana Waqf Board — the Board has claims on thousands of properties in Hyderabad, and including waqf property in a personal will is legally void.

Relying on GPA-based property transfers from the Nizam era without proper title verification — many Old City properties have unclear title chains spanning over a century.

Ignoring the distinction between self-acquired property and ancestral Nizam-era property grants (inam lands), which may have different legal status and succession rules.

Not accounting for properties registered in undivided Andhra Pradesh before 2014 — these may require dual-state processing with AP revenue authorities.

Failing to update property records after the Dharani portal migration — many Telangana land records were updated incorrectly during the massive digitization drive.

## Pro Tips

Always verify property status with the Telangana Waqf Board before including any Old City property in a will — use the Waqf Board's online portal or visit their office for preliminary checks.

For Old City Hyderabad properties, obtain a comprehensive title search going back at least 30 years (ideally to the Nizam era) to uncover historical claims or encumbrances.

Register the will through the IGRS Telangana portal for a permanent digital record with biometric verification that cannot be disputed.

If the estate includes properties in both Telangana and Andhra Pradesh, consider executing a single will with clearly separated state-wise property schedules.

For large estates, engage a local advocate who is familiar with both Islamic succession law and Telangana property law — the intersection is uniquely complex in Hyderabad.

Verify and download all property records from the Dharani portal, as courts and revenue offices increasingly rely on digitized records over paper documents.

## Related State Guides

AP

### Andhra Pradesh

Amaravati

Muslim Pop: 9.6% (2011 Census)

KA

### Karnataka

Bengaluru

Muslim Pop: 12.9% (2011 Census)

MH

### Maharashtra

Mumbai

Muslim Pop: 11.5% (2011 Census)

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