Section 22-A registration: Why is it causing concerns for Hyderabad homebuyers? What they must check

A fresh dispute has broken out over Section 22-A prohibited-property listings and it is causing registration concerns for property owners in Hyderabad and other parts of Telangana.
The Telangana High Court has sought the state government's response over the prohibited-properties list and the process used to classify certain lands. At the same time, Revenue Minister has apologised for errors in the 22-A records and promised corrective action.
Why it matters: If a property is treated as prohibited under Section 22-A, registration of certain transactions can be refused.

Section 22-A of the Registration Act, 1908 allows specified categories of properties to be treated as prohibited for registration purposes.
The restrictions can cover certain:
Government properties
Assigned lands
Properties covered by specific legal restrictions
Religious and charitable properties
Waqf properties
Other categories notified under the law
The important point for buyers is simple: a property appearing to be privately owned does not automatically mean every transaction involving it can be registered.
The Telangana Registration Department maintains a dedicated Section 22-A prohibited-properties database, although its website currently states that the prohibition data is under review and will be published soon.

The controversy has intensified after complaints that private properties or portions of private land were included in prohibited survey numbers.
Revenue Minister Ponguleti said officials had, in some cases, treated entire survey numbers as government land even where only part of the land was government-owned. He cited examples including Narapally, Allwyn Colony and Asbestos Colony.
The government has said disputed cases will be reviewed individually and that land parcels need to be properly demarcated.
The bigger concern: When government and private land fall within the same survey number, inaccurate classification can affect genuine owners.

Buying an apartment years ago does not automatically guarantee a smooth future sale.
The underlying land title and survey number remain important because restrictions may relate to the land on which a project has been developed.
A Telangana RERA case, for example, involved an apartment where the underlying land was alleged to fall under the Section 22-A prohibited category and was connected with long-running litigation.
For homebuyers, the lesson is clear:
Flat title → Undivided land share → Survey number → Land status → Registration eligibility
Don't check only the apartment's previous sale deed.

The biggest practical issue is registration.
If a property falls within a prohibited category, the registering authority may not accept or register documents involving that property, depending on the applicable legal provision.
This can affect a planned:
Sale
Transfer
Gift
Mortgage
Other registrable transaction
Telangana High Court cases have dealt with disputes where property owners challenged the inclusion of their survey numbers in the prohibited-properties list and sought removal from the list.
So, don't assume that a previous registration automatically guarantees the next transaction.

The survey number is one of the most important details a buyer should verify before committing money.
The Telangana Registration Department provides an online prohibited-properties search by district, mandal, village/town and SRO office. However, because the department currently says the prohibition data is under review, buyers should obtain confirmation through the appropriate official channels rather than relying on an old screenshot or third-party website.

Survey number, 22-A status, title and court records can reveal hidden risks before you pay. Verify registration eligibility with the latest official records before committing a major advance.Survey number & subdivision ↓
Current 22-A status
↓
Revenue records
↓
Title chain
↓
Encumbrance records
↓
Court cases, if any
↓
Registration eligibility

The government has announced a case-by-case review of disputed 22-A properties.
Ponguleti Srinivas Reddy said revenue and registration officials would review complaints and correct errors. The government has also announced measures for demarcating government and private portions where they have been wrongly clubbed together.
A high-level review mechanism has also been announced, with officials directed to examine pending applications and explain the reason when registration cannot proceed.
The Telangana Chief Minister has separately assured genuine landowners that the government will work to correct wrongful listings.
Important: These are government assurances and ongoing corrective measures—not confirmation that every disputed property has already been cleared.

The current 22-A controversy highlights one important rule for property buyers:
Verify the land, not just the flat or plot.
Before signing an agreement or paying a large advance:
Check the survey number and subdivision
Verify the latest 22-A status
Examine the complete title chain
Check revenue and registration records
Search for pending litigation
Verify approvals and land-use records
Get an independent property-lawyer opinion
Confirm that the proposed transaction can be registered
Bottom line: A property can have a previous sale deed and still require further legal and land-status verification. With Telangana reviewing Section 22-A listings and the High Court examining the issue, Hyderabad homebuyers should verify the property's current registration status before putting their money at risk.