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AP

# Andhra Pradesh Estate Guide

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

Amaravati

Capital

9.6%

Muslim Population

## Stamp Duty Rates

Last updated: March 2026

Instrument | Rate | Notes
--- | --- | ---
Will Registration | Flat ₹200 | Under AP Stamp Act (adapted post-bifurcation)
Sale Deed (Property Transfer) | 5% of market value | Additional registration fee of 0.5% and transfer duty of 1.5%
Gift Deed | 5% of market value | ₹2,000 flat rate for gifts between close family members (spouse, children, parents)
Power of Attorney | ₹500 (general) | GPA for immovable property attracts conveyance-equivalent duty
Affidavit | ₹20 | On non-judicial stamp paper

## Registration Process

1

Draft the will in Telugu or English with complete asset details including survey numbers for all land holdings.

2

The testator and two witnesses sign the will on every page. Aadhaar-linked identity verification is mandatory.

3

Book an appointment through the IGRS AP portal (registration.ap.gov.in).

4

Present the original will, two photocopies, ID proofs (Aadhaar + PAN), passport-sized photographs, and prescribed fees at the Sub-Registrar office.

5

Biometric authentication (fingerprint and photograph) of all parties is recorded digitally.

6

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

7

Original will is returned with an endorsement. Certified copies are available through the IGRS AP portal at any time.

Sub-Registrar Information

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

Fees

Registration fee of ₹200 plus stamp duty of ₹200. Scanning and processing charges approximately ₹100. Total approximately ₹500.

## Court Fees

Probate

Ad valorem: 2% on the first ₹1 lakh of estate value, then 1% on the balance. Maximum court fee capped at ₹50,000.

Letters of Administration

Same ad valorem rates as probate. Required when no valid will exists or the named executor cannot serve.

Succession Certificate

3% of the value of movable property covered by the certificate. Issued by the District Court.

## 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.

### Mee-Bhoomi Land Records (Adangal/Pahani/1-B)

Required

Digitized land records from the Mee-Bhoomi portal for all agricultural land in Andhra Pradesh. Essential for mutation applications.

### WebLand ROR Extract

Optional

Record of Rights extract from the AP WebLand portal for verification of land ownership and tenancy details.

## Execution Timeline

1

### Obtain Death Certificate

1-2 weeks

Apply at the municipal corporation or gram panchayat. Mee-Seva centres process applications across the state.

2

### Locate and Verify the Original Will

1-3 days

Check IGRS AP portal for registered wills or retrieve from the testator's personal records or advocate.

3

### Notify All Legal Heirs

1-2 weeks

Send formal notifications by registered post with acknowledgment due to all heirs named in the will.

4

### Obtain Legal Heir Certificate

2-4 weeks

Apply at the Tahsildar's office with death certificate, Aadhaar proofs, and two witness statements.

5

### Apply for Succession Certificate (if needed)

3-6 months

File petition at the District Court. Required for movable assets (bank accounts, shares, FDs).

6

### Agricultural Land Mutation (Pahani transfer)

4-8 weeks

Apply at the Tahsildar's office for mutation of agricultural land records in the Mee-Bhoomi system.

7

### Urban Property Mutation

4-8 weeks

Apply at the relevant municipal body for mutation of urban property records and tax assessment transfer.

8

### Bank and Financial Institution Claims

2-6 weeks

Submit death certificate, will, succession certificate (if required), and KYC documents to each bank.

9

### Income Tax Clearance

2-4 weeks

File the final income tax return of the deceased and obtain a tax clearance certificate if applicable.

10

### Final Shariah-Compliant Distribution

1-2 weeks

Distribute assets per calculated Islamic shares with signed acknowledgment receipts from all heirs.

## 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.

### AP Stamp Act (adapted post-bifurcation)

Schedule I

Governs stamp duty rates for all instruments in Andhra Pradesh including wills, sale deeds, and gift deeds.

### AP Land Revenue Code

Various sections

Governs mutation of agricultural land records upon succession. The Mee-Bhoomi digitization has streamlined but also complicated some legacy land records.

## Common Pitfalls

Not verifying Mee-Bhoomi records before drafting the will — many agricultural land records were incorrectly digitized during the massive data migration, leading to ownership disputes during succession.

Ignoring post-bifurcation complications for families that own property in both AP and Telangana, requiring parallel legal processes in two states.

Failing to account for assigned government land (ceiling surplus land) which cannot be legally bequeathed through a private will.

Not documenting oral agreements for agricultural tenancies that are common in rural AP and affect the value and transferability of estate assets.

Overlooking aquaculture ponds, prawn farms, and related infrastructure as separate assets distinct from the underlying land title.

## Pro Tips

Verify all land records on the Mee-Bhoomi portal before drafting the will — discrepancies should be corrected with the revenue department first.

For families with property in both AP and Telangana, clearly specify state-wise property schedules in the will to simplify parallel execution.

Include agricultural income details and any tenancy arrangements in the will to prevent disputes among heirs during distribution.

For coastal AP families with aquaculture assets, document pond leases, licenses, and permits as separate items in the asset schedule.

Register the will through the IGRS AP portal for digital permanence and easy access to certified copies from any Sub-Registrar office.

## Related State Guides

TS

### Telangana

Hyderabad

Muslim Pop: 12.7% (2011 Census)

TN

### Tamil Nadu

Chennai

Muslim Pop: 5.9% (2011 Census)

KA

### Karnataka

Bengaluru

Muslim Pop: 12.9% (2011 Census)

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