4.10 Legal Provision on Registration of Deeds (Likhat Parit)

The Code's registration doctrine + the Land Revenue Act 2034's machinery (U7's full treatment): for immovables, the registered deed (rajinama's jalani) as the transfer's completion; the registration's functions (constitutive, evidentiary, publicity, anti-fraud, fiscal, planning); the unregistered-transfer doctrine — the Court's settled middle path: (i) an unregistered deed transfers NO ownership (the likhat buyer cannot claim against the seller's later registered sale to a third party); (ii) but the obligations survive inter partes (the duty to execute and register; the price's restitution on failure) — equity channeled through contract; (iii) possession under the likhat protected against eviction though not crowned with title. The critical study: the rural reality of decades of likhat transactions — the titling gap the doctrine tolerates but cannot cure; the remedy is registration, not litigation alone.