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Shuddhi patra for clerical slips, titimma for changes to what was sold - who signs, what it costs and what follows
You read your registered sale deed (bainama, often just called the registry) and something is wrong: a name is misspelled, a khasra number or figure is mistyped, the area or boundaries do not match the land, or a plot was left out. A registered deed cannot be edited. It is corrected by registering another deed at the Sub-Registrar that refers to the original - and how that deed is treated depends on what the correction changes.
This guide covers the two kinds of correction deed you will hear about in Uttarakhand - the shuddhi patra and the titimma (also written tatima): who has to sign, what to ask the Sub-Registrar, what to do if the other side will not cooperate, and how to make sure the Khatauni follows. A correction deed fixes the deed. It does not by itself change the revenue record, and it cannot give anyone land the seller did not own.
Go by what the correction changes, not by what the deed writer calls it
A misspelled name or father's name, or a mistyped digit both sides agree is wrong - and the land, area and price are exactly what was bought and sold. This is a shuddhi patra (correction or rectification deed).
Shuddhi patra ↓A different khasra or plot, more or less area, new boundaries, or land left out of the original deed. This is usually called a titimma - a supplementary deed that gets far closer scrutiny and may be charged stamp duty as a fresh transfer.
Titimma ↓If the seller refuses, has died and the heirs will not sign, or the mistake itself is disputed, a correction deed usually cannot be registered without them. The route is usually a civil suit - speak to an advocate.
If they will not sign ↓If the deed is right but the revenue record is wrong - a wrong name, khasra or rakba in the Khatauni - that is corrected at the tehsil, not by the Sub-Registrar.
Read the Khatauni correction guide →Also called a correction deed or rectification deed
A shuddhi patra is a short deed, registered at the Sub-Registrar like the original, that identifies the original deed and states only the detail being corrected. The parties to the original deed normally sign it again, so start while the seller is still reachable.
It is only for genuine clerical mistakes. A change of area, price or the land itself is not a clerical correction - ask the Sub-Registrar how it will be treated before you draft anything. The names are used loosely (the Uttarakhand High Court has itself used "tatima deed" for the clerical kind), so go by what the deed changes, not what it is called.
Purely clerical corrections are usually charged a small fixed stamp duty (Article 34A) and a fixed registration fee - confirm the current amount with the Sub-Registrar.
Changing the plot, area or boundaries in a registered sale deed
Titimma (also written tatima) literally means a supplement. Deed writers use the word loosely - sometimes for a simple correction - but in practice it is also the supplementary deed used to change what was actually sold: moving the sale to a different khasra or plot, a different area, new boundaries, or land left out of the original deed. That second kind is what this section covers. A mistyped khasra or plot number for land that never changed sits in between: it may qualify as a clerical correction, but the Sub-Registrar will check it against the Khatauni and decides - ask first.
Neither the Stamp Act nor the Registration Act uses the word titimma. Uttarakhand's small fixed-duty correction deed (Article 34A of the Stamp Act) covers only a purely clerical error in a deed on which the proper duty was already paid. A titimma that changes what was sold falls outside it, so expect closer scrutiny, and possibly duty charged as if the land were being transferred again. We have not found an Uttarakhand order that sets how it is charged - ask the Sub-Registrar before anything is drafted.
In UP, the Allahabad High Court has repeatedly quashed fresh stamp demands on correction deeds that created no new right - fixing a plot number for the same land (177 to 178, D-396 to D-393) or correcting the boundaries of the same land. The question it asks is whether the deed added land or created a new right. Those rulings are on UP's stamp law; we have found no Uttarakhand ruling on the point. In Uttarakhand, the High Court's 2020 Dehradun case shows the other end: upholding the refusal of an injunction, it observed that a so-called correction that moved boundaries onto Gram Sabha and river land was not a typographical error but an intentional change.
A correction deed needs the same parties - or their legal heirs
A correction deed is a fresh document, so the parties to the original deed, or their legal heirs, have to sign it and admit it before the Sub-Registrar. If a signatory denies signing it, the Sub-Registrar refuses registration; the person claiming under the deed (usually the buyer) can then apply to the Registrar within 30 days of that refusal order. If someone who has signed simply does not turn up, you can ask the Sub-Registrar to summon them. If the Registrar also refuses, a civil suit has to be filed within 30 days of that refusal.
If the seller refuses to sign at all, has died and the heirs will not sign, or cannot be traced, the usual route is a civil suit - for example a suit to rectify the deed under Section 26 of the Specific Relief Act 1963, which applies where, through fraud or a mutual mistake, a deed does not express what both sides actually intended. A mistake only one side made is generally not enough unless the other side's fraud caused it, and the court cannot override rights a third party acquired in good faith and for value. Which remedy fits depends on the facts, and time limits apply to court claims, so speak to an advocate early.
The deed and the revenue record are corrected separately
Registering a correction deed does not by itself change the Khatauni. Take a copy of the registered deed to the tehsil and follow up, or apply for the record to be corrected. If the original sale was already mutated (dakhil kharij) against the wrong khasra or name, that entry has to be corrected too, and a change of khasra or area may be checked on the ground.
How Khatauni corrections work →A mistake is far easier to fix before the deed is registered
Including other spellings you may see
Titimma, also written tatima, literally means a supplement, and deed writers use the word loosely. A shuddhi patra (correction deed) fixes a clerical slip in a registered sale deed - a misspelled name or a wrong digit - and carries a small fixed duty under Article 34A. A titimma that changes what was sold - moving the sale to a different khasra or plot, or changing the area or boundaries - falls outside Article 34A, is scrutinised far more closely and may be treated as a fresh transfer for stamp duty. How it is charged is not settled in Uttarakhand, so ask the Sub-Registrar before anything is drafted. Either way the original parties or their legal heirs normally sign it before the Sub-Registrar, and the Khatauni must then be corrected at the tehsil.
Register a correction deed (shuddhi patra) at the Sub-Registrar. The parties to the original deed, or their legal heirs, sign it and admit it before the Sub-Registrar, and it changes only the spelling. A purely clerical correction usually carries a small fixed stamp duty under Article 34A - confirm the current amount with the Sub-Registrar. Then make sure the Khatauni shows the same spelling.
First work out whether it is a typo for the same land or a different plot. A mistyped khasra number for land that never changed may be corrected with a shuddhi patra, but the Sub-Registrar will check it against the Khatauni and decides. If the sale really needs to move to a different khasra or plot, that is a titimma - a supplementary deed that gets closer scrutiny and may be charged as a fresh transfer. If the land was already mutated against the wrong khasra, that entry must be corrected at the tehsil too.
A purely clerical correction under Article 34A usually carries a small fixed stamp duty and a fixed registration fee - confirm the current amount with the Sub-Registrar. A titimma that changes what was sold falls outside Article 34A, and how it is charged is not settled in Uttarakhand: the officer may treat it as a fresh transfer. Ask before anything is drafted, and budget for the deed writer's or advocate's fees.
A correction deed needs the parties to the original deed or their legal heirs. If a signatory denies signing, the Sub-Registrar refuses registration, and the person claiming under the deed (usually the buyer) can apply to the Registrar within 30 days of that order. If the seller or the heirs will not sign at all, the usual route is a civil suit, such as a suit to rectify the deed under Section 26 of the Specific Relief Act 1963. Speak to an advocate early - time limits apply to court claims.
Not by itself. Take the registered deed to the tehsil and follow up, or apply for the record to be corrected. If the sale was already mutated against a wrong khasra or name, that entry has to be corrected too.
Like other deeds under the Registration Act, it should be presented for registration within four months of being signed; if the parties sign on different days, the safe course is to count from the first signature. The Registrar can accept a deed up to four months late only if the delay was due to urgent necessity or an unavoidable accident, and only on payment of a fine, so do not rely on that. There is no fixed deadline counted from the original sale, but waiting makes it harder: the other party may become unreachable, and if you need a court remedy, time limits apply.
Only land the seller actually owns, and only with care. A titimma cannot give you land the seller does not own, so pull the current Khatauni for any khasra it names and check at the Sub-Registrar's office that the land has not already been sold. If you bought within the 2025 Bhu Kanoon limits for buyers from outside Uttarakhand, extra land could take you over them. Whether a titimma counts as a fresh purchase is not settled, so get an advocate's view first.
No. In Himachal, Haryana and Punjab, a tatima is the Patwari's sketch of a divided plot. Uttarakhand records use bata (fractional) khasra numbers for divided plots instead, and here "tatima" or titimma usually means a correction or supplementary deed to a sale deed.
Last updated: September 2026
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