Will Registration in Mumbai: Process, Fees & SRO Offices (2026)

Mumbai is India's financial hub and commands the country's highest real estate valuations. From historic sea-facing residences in South Mumbai, Worli, and Bandra to modern high-rises in Andheri, Powai, Thane, and Navi Mumbai, a typical 2BHK or 3BHK flat represents crores of rupees.

Unfortunately, Mumbai families face some of India's most convoluted inheritance disputes. High Court advocate retainers start at ₹25,000 and easily cross ₹50,000 for boilerplate testamentary drafting. Below is the complete statutory roadmap for executing and registering a Will in Mumbai under the Maharashtra Department of Registration and Stamps.

The Mumbai Co-operative Housing Society (CHS) Problem

Over 80% of Mumbai's residential property is held under Co-operative Housing Societies (CHS). The single biggest mistake Mumbai flat owners make is believing that submitting a Society Nomination Form (Appendix 14) settles their flat's ownership.

Is Will Registration Mandatory in Mumbai?

No.

Under Section 18(e) of the Indian Registration Act 1908, Will registration is strictly optional across Maharashtra.

Understanding the Bombay High Court Probate Requirement

Mumbai is one of the few jurisdictions in India where testamentary probate rules are specific:

• Under Sections 57 and 213 of the Indian Succession Act 1925, if a Will is executed within the ordinary original civil jurisdiction of the High Court of Bombay (Mumbai City limits), or if immovable properties situated within Mumbai limits are bequeathed by a Hindu, Buddhist, Sikh, or Jain, obtaining a Probate from the Bombay High Court may be required if society management or banks demand it.
• Having a clean, unambiguous Will created with SmartWill ensures that when your executor applies for probate or letters of administration, the testamentary clauses pass judicial scrutiny without citation objections.

Cost Comparison: Mumbai Advocate vs. SmartWill India

Service Factor	Mumbai Advocate / Law Firm	SmartWill India
Drafting Retainer	₹25,000 – ₹50,000	₹299 (fixed one-time)
Time to Deliver	2 to 4 weeks of consultations	10 minutes (instant PDF)
CHS Society Clauses	Charged as custom add-on	Built-in society share transfer format
Stamp Paper Cost	₹500–₹1,000 falsely demanded	₹0 (plain A4 legal rule)
SRO Readiness	Extra ₹15,000 for SRO clerk	Print & ready for any Mumbai SRO

How Will Execution Works in Mumbai in 3 Simple Steps

Major Sub-Registrar Offices (SRO) in Mumbai & MMR

SRO Location	Areas Covered	District Jurisdiction
Old Custom House SRO	Fort, Colaba, Nariman Point, Marine Lines, Malabar Hill	Mumbai City
Bandra SRO (MHADA Building)	Bandra West & East, Khar, Santacruz, BKC	Mumbai Suburban
Andheri SRO	Andheri West/East, Juhu, Vile Parle, Versova, Lokhandwala	Mumbai Suburban
Kurla / Chembur SRO	Chembur, Ghatkopar, Kurla, Sion, Tilak Nagar	Mumbai Suburban
Borivali SRO	Borivali, Kandivali, Malad, Dahisar, Gorai	Mumbai Suburban
Thane SRO	Thane West/East, Ghodbunder Road, Majiwada, Naupada	Thane District
Vashi / Belapur SRO	Vashi, Nerul, Belapur, Kharghar, Panvel	Navi Mumbai / Raigad

True Government Fees in Maharashtra (Under ₹500)

Official Maharashtra government registration fees are among the most economical in India:

• Stamp Duty: ₹0 (Exempt under Article 64 of the Maharashtra Stamp Act).
• Registration Fee: ₹100 statutory government fee.
• Document Scanning Charges: Approximately ₹20 per page for electronic document storage on IGRMS.
• Total Official Government Outlay: Under ₹300 to ₹500.

Step-by-Step Registration Procedure via Maharashtra IGRMS

1. Generate Your Document: Draft your legally valid Will on SmartWill India for ₹299. Print two original copies on plain A4 paper.
2. Visit Maharashtra IGRMS Portal: Visit igrmaharashtra.gov.in to verify the designated SRO based on your residence.
3. Prepare Identification & Fitness Documents:
   • Testator original Aadhaar card + PAN card + 2 passport photos
   • Two independent adult witnesses with original Aadhaar cards (Witnesses must NOT be beneficiaries under Section 67!)
   • Medical fitness certificate from an MBBS/MD physician if the testator is 65+ years old
4. Sub-Registrar Verification: Appear with your witnesses at the SRO. The Sub-Registrar interviews the testator, captures digital biometric thumbprints, and takes live photographs.
5. Entry in Book 3: The document is officially sealed and permanently recorded in Book 3 (Register of Wills).

Frequently Asked Questions

1. Can I mention multiple flats in Mumbai and Pune in the same Will?

Yes. A single Will can cover all your properties across Mumbai, Pune, Thane, or anywhere in India, as well as movable assets like mutual funds, bank accounts, and jewellery.

2. What documents does the Housing Society require after demise?

The society typically requests: (1) Copy of the death certificate, (2) Copy of the registered or executed Will, (3) Application for transfer of shares in Form 20, and (4) An indemnity bond if probate is not yet completed.

3. Can an NRI who inherited a Mumbai flat write a Will?

Yes. Non-Resident Indians (NRIs) who inherit or purchase apartments in Mumbai can execute a Will specifically covering their Indian assets under the Indian Succession Act 1925.