Valid presentation for registration is mandatory; defective powers of attorney leave mortgage registrations invalid and ineffective against property.

Presentation of a document for registration had to be made by the executant, a person claiming under it, a representative or assign, or an agent authorised by a power of attorney executed and authenticated as required by the registration law. Because the mortgage-deeds were presented by agents whose powers did not authorise registration and were not properly executed and authenticated, the registering officer lacked jurisdiction to register them. The executants' later attendance and assent to execution did not cure the defective presentation. The registrations were therefore invalid, and the mortgage-deeds could not affect the immovable property.

---

---

Issues: Whether the mortgage-deeds were validly registered when presented by agents holding powers of attorney that did not authorise presentation for registration and were not executed and authenticated in the manner required by the registration law.

Analysis: The registration statute required presentation of a document by the executant, person claiming under it, representative or assign, or by an agent duly authorised by a power of attorney executed and authenticated as prescribed. The provisions governing presentation and authentication were mandatory, and the registering officer's authority arose only upon a lawful presentation. The attendance of the executants before the Sub-Registrar to admit execution did not amount to presentation for registration, and their assent to registration could not cure the absence of lawful authority in the presenting agent. The prior reasoning applied to the same statutory scheme showed that a registering officer has no jurisdiction to register a document unless the prescribed mode of presentation is satisfied.

Conclusion: The registrations were invalid, the mortgage-deeds could not affect the immovable property, and the appeals failed.

---