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NRI Power of Attorney in Kolkata: Sign It Abroad, Use It Here Without Rework
For NRIs, OCI and PIO holders in the USA, UK, Gulf, Canada, Australia and Singapore with a flat, house or land in Kolkata, Salt Lake, New Town or Howrah. We draft the POA to West Bengal rules, guide you through apostille or Indian mission attestation, and get it stamped and accepted once it reaches Kolkata.
- Drafted before you book the notary: the property schedule, powers and attorney details are fixed to match your Kolkata title papers, so nothing has to be signed twice across time zones.
- Country route made clear: apostille in the USA, UK, Canada, Australia, Singapore and Saudi Arabia; Indian Embassy or Consulate attestation in the UAE, Qatar and Kuwait.
- The Kolkata end handled: stamping within three months of arrival, the WBREGISTRATION assessment and use with KMC, Bidhannagar, NKDA, banks and buyers.
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NRI power of attorney in Kolkata: the short answer
An NRI power of attorney for Kolkata property is signed in your country of residence and then used by your attorney in West Bengal. Sign it before a notary and get an apostille if you live in an Apostille Convention country such as the USA, UK, Canada, Australia or Singapore. In the UAE, Qatar or Kuwait, sign before the Indian Embassy or Consulate. Courier the original to Kolkata, where it must be stamped under the Indian Stamp Act within three months of first arriving in India. Your attorney can then use it for sale, purchase, rent, mutation or bank work.
- Sign where: Notary plus apostille in Convention countries; Indian Embassy or Consulate in the UAE, Qatar and Kuwait.
- Deadline: Stamp the original within three months of its first arrival in India (Section 18, Indian Stamp Act).
- Stamp duty: Government duty under Article 48 as it applies in West Bengal, assessed on wbregistration.gov.in.
- Your presence: Not needed in Kolkata. Your attorney appears at the registration office and civic bodies for you.
Which NRI POA do you need for your Kolkata property?
Match the POA to the one thing you need done while you are abroad. Narrow powers travel better through notaries, consulates and Kolkata registration counters.
| What you need done in Kolkata | POA type | Where you sign abroad | Point to watch |
|---|---|---|---|
| Sell a flat in New Town, Salt Lake or on EM Bypass | Special POA (sale) one property, named buyer route | Notary and apostille, or Indian mission in the Gulf | Sale money should go to your NRO account; plan TDS with the buyer |
| Buy a flat in Rajarhat or Garia while you stay abroad | Special POA (purchase) | Notary and apostille, or Indian mission | Your bank may want its own POA wording for a home loan |
| Rent out and look after your parents' house in Behala or Lake Town | General POA (management) no sale power | Notary and apostille, or Indian mission | Spell out rent collection, repairs, tax and tenant disputes |
| Apply for KMC, Bidhannagar or NKDA mutation | Special POA (records) | Notary and apostille, or Indian mission | Mutation after a death also needs heir documents |
| Deal with a parent's estate as an overseas heir | Heir POA | Notary and apostille, or Indian mission | See our overseas legal heirs POA page; title must be clear first |
| Sign a development agreement for an ancestral plot in Howrah | Developer POA (Article 48(g)) with the agreement | Often better signed during a visit | Slab duty on market value; read every power before you sign |
| Your attorney's POA was signed by a parent who has now died | None: that POA has ended | Not usable | Move to legal heir, succession or probate steps |
Rows lower down need more legal care and often a title or heir step first. The Propresolve legal team confirms your row during the assessment.
Not sure which row is yours? Most families are not. One call with an advocate settles it.
Book an assessmentWhat an NRI POA is used for in Kolkata
Most NRI families from Kolkata keep at least one property in the city: a parents' flat in Lake Town, a house in Behala, a newer apartment in New Town bought for retirement. The POA is the tool that lets someone on the ground act while you stay at work in Toronto or Dubai.
- Selling: signing the sale deed, admitting execution, presenting it for registration and handing over possession. Read NRI power of attorney to sell property in India for the national rules.
- Buying: signing the agreement and conveyance with a developer, paying through your NRE or NRO account and taking possession. See NRI power of attorney to buy property in India.
- Home loans: lenders often insist on their own clauses. Our guide on NRI home loan power of attorney explains what banks ask for.
- Records: KMC, Bidhannagar or NKDA mutation, property tax and certified copies. The NRI POA for property mutation guide has a format outline.
- Family matters: some NRIs also need a POA for court work, such as a divorce or family suit filed in Kolkata. See NRI divorce power of attorney.
One POA per job is easier to defend than one POA for everything. A buyer's advocate in Salt Lake will ask why an attorney selling one house also holds the power to mortgage your other flat.
The national picture, including FEMA points for NRIs, is on our NRI power of attorney hub. This page deals with what changes when the property is in Kolkata or elsewhere in West Bengal.
Country by country: how to execute your POA for Kolkata
India joined the Hague Apostille Convention in 2005. A POA signed in another Convention country is notarised there and then apostilled by that country's competent authority. It does not need a separate visit to the Indian mission. Countries outside the Convention follow the consular route.
| Where you live | Route | Practical notes |
|---|---|---|
| USA | Local notary, then apostille | The apostille usually comes from the Secretary of State of the state where the notary is commissioned. |
| UK | Solicitor or notary, then apostille | Apostilles are issued by the FCDO legalisation office. |
| Canada | Notary, then apostille | Canada's accession took effect on 11 January 2024. Some provinces issue their own apostilles; others go through Global Affairs Canada. |
| Australia | Notary, then apostille | Apostilles are issued through DFAT. |
| Singapore | Notary public, then apostille | Singapore has applied the Convention since 16 September 2021. |
| Saudi Arabia, Oman, Bahrain | Notary, then apostille | All three are Convention members; Saudi Arabia since 7 December 2022. |
| UAE | Indian Embassy, Abu Dhabi or Consulate General of India, Dubai | The UAE is not a Convention member. Attestation currently runs through the mission's outsourced attestation centre. See POA from the UAE for property in India. |
| Qatar, Kuwait | Indian Embassy in that country | Not Convention members; sign before the consular officer. |
What the consular or notarial step proves
Section 33 of the Registration Act lets a person living outside India give a POA for registration work if it is executed before and authenticated by a notary, a court, a judge, a magistrate, an Indian consul or vice-consul, or a representative of the Central Government. Such a POA can be accepted without further proof of its execution.
e-Sanad is the Ministry of External Affairs service for Indian documents going abroad. It is not used for a POA coming into India. If an agent abroad asks you to pay for e-Sanad on your POA, ask why.
Whatever the route, sign every page, keep the witnesses' names and addresses legible, and attach a clear copy of your passport page and visa or OCI card.
After the POA reaches Kolkata: stamping, adjudication and the three-month clock
A POA signed abroad arrives unstamped or on foreign paper. Under Section 18 of the Indian Stamp Act, an instrument executed only outside India may be stamped within three months after it is first received in India. Miss that window and the document can still be stamped, but with a penalty.
- Record the arrival date. Keep the courier receipt and the envelope. The three months run from first receipt in India, not from the date you signed.
- Get it assessed. Your attorney or advocate presents the original to the stamp authority, which decides the government duty under Article 48 as it applies in West Bengal. Adjudication under Section 31 of the Stamp Act gives a formal ruling where the duty is unclear.
- Pay the duty. West Bengal accepts payment through GRIPS. The endorsement on the POA records that duty is paid.
- Register if needed. If the attorney will present a sale or purchase deed, a POA authenticated under Section 33 can be used for that presentation. Some buyers and banks still ask for the POA itself to be registered or deposited. A document executed outside India may be accepted for registration if presented within four months of its arrival, under Section 26 of the Registration Act.
Do
- Courier the original, not a scan
- Send it close to the date your attorney needs it
- Tell us the courier tracking number
- Keep a scanned copy of every page
Avoid
- Letting the POA sit in a drawer in Kolkata for months
- Handwritten corrections after notarisation
- Different spellings of your name across pages
- Unsigned pages or missing witness details
How long does a POA stay usable? There is no fixed expiry unless you write one in, but banks and buyers prefer a recent document. Our note on NRI power of attorney validity covers this.
West Bengal stamp duty on an NRI POA
Living abroad does not change the stamp duty article. The same West Bengal Article 48 rules apply to a POA signed in Houston as to one signed in Howrah. What changes is the timing: you pay after the document arrives.
| Your POA | Government stamp duty treatment |
|---|---|
| Lets your attorney manage, collect rent, apply for mutation or present documents | A small fixed duty, confirmed at assessment |
| Authorises sale and is given for consideration | Charged like a conveyance on the property's market value |
| Given to a developer for construction or sale under Article 48(g) | Slab duty by market value; token duty if the development agreement has already paid duty under Article 5(f) |
Whether a sale POA in favour of a family member, with no payment for the authority, is charged as an authority document or at market value is settled by the West Bengal assessment. Rules from other states about family members do not carry over, so we rely on the official slip.
If your POA says you have "received full consideration" from the attorney, the stamp authority will treat it like a sale. Do not copy that line from an old Kolkata format unless it is true and intended.
Separate from duty on the POA, the sale itself has tax steps for NRIs: TDS deducted by the buyer and later repatriation. See TDS when buying from an NRI and repatriation of sale proceeds.
NRI-owned property across Kolkata: what your attorney will face
Your attorney will spend most of the time at two places: the registration office and the body that keeps the property record. Both differ across the city.
| Locality | Record body | Registration office to check | What NRIs usually miss |
|---|---|---|---|
| New Town | NKDA (Record of Title on nkdamar.org); WBHIDCO as allotting body | ADSR Rajarhat | Allotment letter, possession letter and lease terms must travel with the POA |
| Salt Lake (Bidhannagar) | Bidhannagar Municipal Corporation; Land Manager, Bidhannagar, for leasehold transfer permission | ADSR Bidhannagar | The POA needs a power to apply for and receive the government transfer permission |
| Rajarhat | Bidhannagar Municipal Corporation; Banglarbhumi for land | ADSR Rajarhat | Land bought years ago may still need mutation in the revenue record |
| EM Bypass, Kasba, Anandapur | Kolkata Municipal Corporation | Confirm with the Jurisdiction of the R.O tool | Association NOC and the developer's conveyance or deed of declaration |
| Ballygunge, Southern Avenue | Kolkata Municipal Corporation | Offices at Alipore, or the Registrar of Assurances | Old flats in a parent's name: heirship first, sale later |
| Alipore | Kolkata Municipal Corporation | District Registrar and sub-registrar offices at Alipore | Buyers' lawyers may ask for a fresh confirmation that the NRI owner is alive and consents |
| Behala | Kolkata Municipal Corporation | ADSR Behala | Tenants in older houses; the POA should cover notices and rent suits |
| Tollygunge, Jadavpur | Kolkata Municipal Corporation | Offices at Alipore, or the Registrar of Assurances | Colony plots with older title papers need a careful chain check |
| Garia | KMC or Rajpur Sonarpur Municipality, depending on the ward | Confirm with the Jurisdiction of the R.O tool | Name the correct civic body in the POA |
| Lake Town, Dum Dum | South Dum Dum and nearby municipalities | The registration office at Cossipore, Dum Dum | Housing society share transfer and NOC |
| Howrah | Howrah Municipal Corporation; Banglarbhumi for land | District Registrar and sub-registrar offices in Howrah district | Ancestral land with several overseas cousins as co-owners |
| Park Street | Kolkata Municipal Corporation | Registrar of Assurances, Kolkata | Commercial tenancies need lease and eviction powers |
The Registrar of Assurances, Kolkata may register documents for property anywhere in West Bengal. That helps when one attorney handles a New Town flat and a Howrah plot for the same family.
Worked examples from NRI clients with Kolkata property
Names and details below are changed. The steps are the ones that apply in real files.
Dubai: selling a New Town flat
An engineer in Dubai wants his cousin to sell his flat in Action Area II. Because the UAE is outside the Apostille Convention, he signs the special POA at the Consulate General of India, Dubai. The POA names NKDA for the Record of Title, the society for its NOC, and his NRO account for the sale money.
The POA reaches Kolkata on a Monday. It is stamped within the same month, long before the three-month limit, and the cousin presents the sale deed at ADSR Rajarhat.
New Jersey: renting a Salt Lake house
A couple in New Jersey inherited a Salt Lake house and want a friend to let it out. Their POA is notarised locally and apostilled by the state. It gives rent, repair, tax and tenancy powers, with no power to sell. For the transfer of the house into their names first, they use our POA for overseas legal heirs in Kolkata service.
London: a Ballygunge flat with a sister in India
A doctor in London and her sister in Kolkata inherited their mother's flat. The London sister signs a POA before a UK notary with an FCDO apostille so that her sister can sign a release deed from an NRI in Kolkata on her behalf, or sell the flat jointly.
Toronto: buying in Rajarhat with a home loan
A family in Toronto is buying an under-construction flat. Canada has issued apostilles since January 2024, so the old route of consular attestation is no longer the only option. The lender's own POA format is used, with a separate special POA for the builder's agreement and registration.
Video-call the attorney and the buyer before the deed date. Some buyers' lawyers in Kolkata ask for a recorded confirmation that the NRI owner is alive and still wants to sell.
Why NRI POAs get stuck in Kolkata
Most delays are avoidable. They come from rushed signing abroad and unplanned steps in Kolkata.
| Problem | Result | Fix |
|---|---|---|
| Notarised in the UAE without Indian mission attestation | Not accepted under Section 33 | Sign at the Embassy, Abu Dhabi or Consulate, Dubai |
| Apostilled copy sent instead of the original | Cannot be stamped or presented | Courier the signed original |
| Arrived in India months before it was stamped | Penalty on late stamping | Courier close to the use date and stamp quickly |
| Property described from memory, not from the deed | Registering officer or buyer refuses | Copy the schedule from the title deed and tax bill |
| Powers listed as "all acts" with no specifics | Bank or buyer asks for a fresh POA | Name each act: sign, admit execution, present, receive money |
| Name differs between passport, deed and POA | Identity queries at the counter | Add an "also known as" line with every spelling |
| Signed by one NRI co-owner only | Sale cannot be registered for the whole property | Every co-owner signs a POA, or releases the share |
| Sale money directed to the attorney's account | Buyer hesitates; FEMA and tax trail breaks | Name your own NRO account in the POA |
Want an independent look at the property before you sign anything? See NRI property due diligence.
Revoking an NRI power of attorney from abroad
Relationships change and plans change. You can revoke your POA while living abroad, using the same execution route you used to give it.
- Sign a deed of revocation before a notary with an apostille, or at the Indian mission in a non-Convention country.
- Courier it to Kolkata and have it stamped and, if the original POA was registered, registered too.
- Email and post a notice to the attorney asking for the original POA back.
- Write to the bank, the housing society, KMC, Bidhannagar or NKDA, any tenant and any broker who has seen the POA.
- If you fear misuse, publish a notice in a Kolkata daily and keep the clipping.
Revoke in writing first, then sort out the formal deed. People who deal with your attorney before they learn of the revocation may still hold you to those acts.
A POA also ends on its own when you die. Your family then needs heir documents, not the POA. For the difference between a POA and a court grant, read POA vs letter of administration for NRIs.
Choosing your attorney in Kolkata and keeping control from abroad
The person you pick matters more than the format. Your attorney will stand at the registration counter, meet buyers, deal with tenants and sign in your name while you are thousands of kilometres away.
- Pick someone local and available: a sibling in Dum Dum who works night shifts may not manage weekday visits to Alipore or Rajarhat offices.
- Prefer narrow powers: a special POA for the sale of one flat limits harm if trust breaks down.
- Name your own account: rent and sale money should reach your NRO account directly.
- Ask for a simple monthly update: receipts, tax payments and copies of anything signed.
- Set an end date: a POA that lapses after the sale or after two years is easy to renew and hard to misuse.
Good choices
- A family member who already knows the property
- Someone who can visit KMC, NKDA or Bidhannagar offices on weekdays
- A person with no stake in buying the property
Think twice
- A broker who is also finding the buyer
- A relative in a family dispute over the same property
- Anyone pressing for a general POA with sale powers
Two attorneys acting jointly add safety for a high-value Alipore or Ballygunge property, though they slow down routine work. Discuss the trade-off during your assessment.
Related NRI services for Kolkata property
A POA is often one link in a longer chain for NRI families with roots in Kolkata.
- Resident in India, or helping a parent here? The power of attorney in Kolkata page covers home registration for elderly parents and joint owners.
- Heirs abroad: NRI legal heir certificate in Kolkata, NRI succession certificate and letter of administration in Kolkata.
- What is different for families abroad: NRI property transfer after death in Kolkata.
- Records and transfers: NRI property mutation, NRI property transfer and NRI property documentation.
- Planning ahead: NRI will drafting and registration and NRI estate planning in India.
- Gulf residents: NRI in Dubai with property in India.
- All our NRI work: NRI legal services.
NRI POA pages for other cities: Mumbai, Delhi, Bangalore, Chennai, Hyderabad and Gurgaon.
How an NRI POA for Kolkata comes together
Nine steps across two countries, planned so you sign only once.
Book a 20-minute assessment
Tell us the property, the job and the attorney. We confirm the POA type and whether heir, title or permission work must come first.
Share scans of your papers
Passport, visa or OCI card, the title deed and the latest tax bill. We check the deed history on wbregistration.gov.in.
Receive the draft
The Propresolve legal team sends a draft with each power listed and the property schedule copied from your title documents.
Confirm your country route
We tell you whether you need a notary and apostille or an appointment at the Indian Embassy or Consulate, and what to carry.
Sign abroad
Sign every page before the notary or consular officer with two witnesses. Get the apostille where it applies.
Courier the original
Send the signed original to your attorney or to us in Kolkata. Share the tracking number so the three-month clock is recorded.
Stamp in West Bengal
The POA is assessed and the government stamp duty is paid through GRIPS, well within three months of arrival.
Put it to work
Your attorney uses it at the registration office, KMC, Bidhannagar or NKDA, the housing society or the bank, with our support.
Close out
When the job is done, we send you copies of everything and help you revoke the POA if you do not want powers left open.
Ready to start? One call confirms your next steps.
Book an assessmentDocuments for an NRI power of attorney in Kolkata
Banks and some buyers ask for extra papers, such as NRO account details or a recent signed confirmation from you. We give you a full list for your file after the assessment.
What you arrange abroad
- Valid Indian passport, or foreign passport with OCI card
- Visa or residence permit page (for example, Emirates ID in the UAE)
- Two recent passport-size photographs
- Printed POA draft, unsigned until you are before the notary or consular officer
- Two witnesses with their ID and addresses
- Notary seal and apostille, or Indian mission attestation
- PAN card copy, or Form 60 where PAN is not available
What is needed in Kolkata
- Attorney's photo ID, PAN and photographs
- Copy of the title deed and earlier chain deeds
- Latest tax receipt from KMC, Bidhannagar, NKDA, Howrah or the local municipality
- Mutation certificate or record of title
- RoR from Banglarbhumi for land
- Lease deed, allotment letter and permissions for Salt Lake or New Town
- Society share certificate and NOC where applicable
- Courier receipt showing the date the POA arrived in India
Why NRIs with Kolkata property choose PropResolve
- Draft fixed before you sign. The POA matches your Kolkata title papers and the job, so you are not asked to queue at a notary or consulate twice.
- Both ends handled. We cover the notary, apostille or Indian mission route abroad and stamping and use in West Bengal.
- Heir and title gaps caught early. Many NRI POAs hide an unfinished inheritance. We spot it and sequence the steps. 1,200+ matters handled.
- Independent advocates. Legal work is done by advocates enrolled with the Bar Council, with every draft reviewed by the Propresolve legal team.
Reviewed by the Propresolve legal team. Legal work is carried out by independent advocates enrolled with the Bar Council. Last updated 17 October 2026.
Sign once abroad, get it done in Kolkata
Time zones and courier delays leave little room for a second attempt. Book a 20-minute assessment, tell us the property and the job, and we will set out the POA, the country route and the Kolkata steps before you book any appointment.
Propresolve is a legal services concierge. Legal work is carried out by independent advocates enrolled with the Bar Council. This page is general information, not legal advice.
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Frequently Asked Questions
How can an NRI give power of attorney for property in Kolkata?
Get a POA drafted for the exact job and property, sign it in your country of residence before a notary with an apostille, or before the Indian Embassy or Consulate where the apostille route is not available, and courier the original to Kolkata. It must be stamped in West Bengal within three months of arrival. Your attorney can then act for you.
Does a POA signed in the USA need apostille or embassy attestation for Kolkata?
The USA is an Apostille Convention country, so a POA notarised there and apostilled by the competent state authority is the usual route. Many Indian consulates also offer attestation of a POA. Either way, the original must be stamped in West Bengal within three months of reaching India before your attorney uses it for Kolkata property.
How does an NRI in Dubai make a POA for Kolkata property?
The UAE is not part of the Apostille Convention. Sign the POA before the consular officer of the Indian Embassy, Abu Dhabi or the Consulate General of India, Dubai, currently through their outsourced attestation centre. Carry your passport, Emirates ID and the printed draft. Then courier the original to Kolkata for stamping. See our UAE POA page for details.
Within how many days must a foreign POA be stamped in West Bengal?
Section 18 of the Indian Stamp Act allows an instrument executed only outside India to be stamped within three months after it is first received in India. Keep the courier receipt as proof of the arrival date. After three months it can usually still be stamped, but a penalty applies, so plan the courier close to the date your attorney needs it.
Does an NRI POA need to be registered in Kolkata?
A POA executed abroad and authenticated by a notary or Indian consul can be used under Section 33 of the Registration Act to present documents for registration. Many buyers and banks in Kolkata still prefer the POA itself to be registered. If you register it, present it within four months of its arrival in India under Section 26.
What is the format of a power of attorney for an NRI?
A sound NRI format names you with passport details and foreign address, names the attorney, describes the Kolkata property exactly as in the title deed, lists each power separately, states which account receives money, and ends with signature, witness and notary or consular blocks. Templates online often miss West Bengal points such as Salt Lake lease permission or NKDA records.
Can I execute a power of attorney outside India to sell a flat in Kolkata?
Yes. A special POA signed abroad and properly authenticated lets your attorney sign the sale deed, admit execution and present it at the Kolkata registration office. You must be alive on the deed date, and every co-owner must have given powers. Sale proceeds should go to your NRO account so the tax and repatriation trail stays clean.
Can the POA holder receive sale money on my behalf?
Only if the POA expressly allows it. We usually advise naming your own NRO account and asking the buyer to pay there, after deducting TDS. Money routed through the attorney's personal account can cause FEMA, tax and family questions later. Repatriation from the NRO account then follows the bank's process for sale proceeds.
Can a POA be used for my NRI bank account or home loan in India?
Banks follow their own rules. Many accept a POA only on their format, or ask you to sign at a branch abroad or before an Indian mission. For a home loan on a Kolkata flat, ask the lender for its format before you sign anything, and keep a separate special POA for the builder's agreement and registration.
Can an NRI revoke a power of attorney from abroad?
Yes. Sign a deed of revocation abroad using the same route as the original, notary with apostille or Indian mission, then courier it to Kolkata for stamping and registration if the original was registered. Send notice to the attorney and to everyone who relied on the POA, such as the bank, KMC, NKDA, the society and tenants.
Is a POA signed in Canada now accepted with an apostille?
Yes. Canada's accession to the Apostille Convention took effect on 11 January 2024. A POA notarised in Canada and apostilled by the competent authority, which is provincial in some provinces and Global Affairs Canada in others, follows the apostille route instead of consular attestation. It still needs stamping in West Bengal after arrival.
Does an OCI or PIO holder need a different POA for Kolkata property?
The POA structure is the same. Use your foreign passport and OCI card details, and add an "also known as" line if your name differs from your Indian title deed. FEMA limits what OCI holders may buy, especially agricultural land, so the purchase powers in the POA must stay within those limits.
Can my attorney apply for mutation with KMC or NKDA for me?
Yes, if the POA names mutation as a power. KMC, Bidhannagar and NKDA each have their own forms, and NKDA takes Record of Title applications online on nkdamar.org. If the mutation follows a parent's death, heir documents such as a legal heir certificate or probate are needed along with the POA.
How long is an NRI power of attorney valid?
A POA has no fixed expiry under Indian law unless the deed sets one. It ends on the principal's death or loss of mental capacity, when its task is done, or on revocation. In practice, Kolkata buyers and banks are more comfortable with a POA signed recently and a fresh confirmation from you near the deed date.
I am visiting Kolkata for two weeks. Should I sign the POA here?
Often yes. Signing in Kolkata removes the apostille or consular step and the three-month stamping clock. You appear at the registration office with two witnesses and the attorney's details. Book the e-appointment on wbregistration.gov.in before you fly, because draft, assessment and duty payment take a few days.