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A Handy Guide to CERSAI 2.0 Updates
Last updated: Oct 2026
CERSAI 2.0 is the upgraded portal of the Central Registry of Securitisation Asset Reconstruction and Security Interest of India (CERSAI). A lender records the mortgage on your property there, and anyone can search the registry to see whether a property already carries a charge.
- Upgrade date: 3 August 2020
- Search fee: Rs. 10 plus 18% Goods and Services Tax (GST), or Rs. 11.80
- Registration fee: Rs. 50 for loans up to Rs. 5 lakh, Rs. 100 above that, plus GST
Your role: search before you buy, and check that the charge is released after you repay
Search the property on CERSAI 2.0 before you pay a token amount, and ask for the release proof when a seller says the old loan is closed.
What is CERSAI 2.0?
CERSAI 2.0 is the upgraded platform of the Central Registry of Securitisation Asset Reconstruction and Security Interest of India. The registry came up under the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002 (SARFAESI Act) to stop one property being mortgaged to two or more lenders at once.
The upgrade went live on 3 August 2020. It added online application submission, real-time tracking of requests and a new batch upload format for lenders.
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What does the registry record, and who files it?
It records the charge a lender creates on a property or other asset. The lender files it, and the borrower does not.
| Event | Form | Filed by |
|---|---|---|
| Lender creates or changes a mortgage | Form I | Lender |
| Borrower repays and the charge is released | Form II (satisfaction) | Lender |
| Anyone checks a property | Public search | You, for a fee |
Section 23 of the SARFAESI Act requires the lender to register the charge within 30 days of creating it. Each entry shows the lender's name and the date.
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What do CERSAI charges cost?
The fees are small, and the search fee is the one you pay.
| Transaction | Fee before GST | With 18% GST |
|---|---|---|
| Search of one property | Rs. 10 | Rs. 11.80 |
| Charge creation, loan up to Rs. 5 lakh | Rs. 50 | Rs. 59 |
| Charge creation, loan above Rs. 5 lakh | Rs. 100 | Rs. 118 |
Lenders can recover the creation fee from the borrower, and it can appear in your disbursal memo. Check your sanction letter and the guide to home loan fees and charges for the figure on your loan.
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How do I search a property on CERSAI 2.0?
Four steps run the search.
- Open the registry's website at cersai.org.in and choose the public search.
- Enter the property or borrower details that the form asks for.
- Pay the Rs. 11.80 search fee online.
Read the result: it shows any registered charge, the lender and the date.
A clear result means no registered charge, but it does not prove clear title, so you still need the legal check.
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What should I check after I repay my loan?
Check that the lender has filed the satisfaction of the charge. The registry then shows the charge as released.
The Reserve Bank of India circular of 13 September 2023, effective 1 December 2023, requires lenders to return your original property documents within 30 days of full repayment, with Rs. 5,000 a day for delay caused by the lender. Ask for the closure letter and the release proof together. See the guide to home loan closure letter format.
If you plan to sell, a buyer's lender will search the registry and see any unreleased charge.
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A worked example: a Rs. 70 lakh resale flat
Consider Arvind, a 42-year-old distributor in Surat with a household income of Rs. 1.8 lakh a month and a CIBIL Score of 759, buying a Rs. 70 lakh resale flat.
| Step | What he found |
|---|---|
| Search before the token amount | Cost Rs. 11.80 |
| Result | A registered charge in favour of a lender |
| Seller's reply | The old loan was closed years ago |
| Request | Closure letter and proof of release |
| Outcome | The seller's lender filed the satisfaction in a week, then Arvind paid the token |
Arvind spent Rs. 11.80 to avoid paying Rs. 70 lakh for a flat that still carried a charge.
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How does Bajaj Finance use the registry?
Bajaj Finance registers its charge on your property with the registry after disbursal, and checks it for existing charges before sanction.
| Loan feature | Detail |
|---|---|
| Interest rate | From 7.50% p.a.*, subject to credit assessment |
| Loan amount | Up to Rs. 15 crore* |
| Tenure | Up to 32 years |
Approval timelines can extend where an existing charge has not been released, and minimum income thresholds can differ by city. Check your home loan eligibility.
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Frequently Asked Questions
Understanding the registry
Using the search
Is CERSAI 2.0 a new registry or a new version?
It is a new version of the same registry. The Central Registry came up under the SARFAESI Act, 2002, and the upgraded portal went live on 3 August 2020. It added online applications and real-time tracking for lenders. Your rights as a borrower did not change, but the search and the lender's filing now run on the new platform.
Do I have to register my own mortgage?
No. The lender registers the charge and later files its release. As a borrower, you search the registry and check the result. If you pay a creation fee, it appears in your disbursal memo. Keep the sanction letter and the closure papers, because they prove the dates of creation and release.
Does a clear search result mean the title is clear?
No. A clear result means no lender has registered a charge on that property. It says nothing about ownership disputes, unpaid dues or approvals. Use it with the encumbrance certificate, the title papers and the lender's legal check, as the guide to legal and technical verification explains. Run the search again close to registration.
What if the seller's old loan still shows on the registry?
Ask the seller for the closure letter and proof that the lender filed the release. If the loan is still open, ask the buyer's lender and the seller's lender to settle it from the sale proceeds at registration. Do not pay the balance until the charge shows as released, and keep a dated copy of the search result.
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