document both form integral parts of the transaction and are essential ingredients in the creation of the mortgage. As the deposit alone is not intended to create the charge and the document, which constitutes the bargain regarding the security, is also necessary and operates to create the charge in conjunction with the deposit, it requires registration under Section 17 of the Registration Act, 1908, as a non- testamentary instrument creating an interest in immovable property, where the value of such property is one hundred rupees and upwards. The time factor is not decisive. The document may be handed over to the creditor along with the title deeds and yet may not be registrable.” 13. This Court while relying on the aforesaid judgment in United Bank of India Ltd. v . Lekharam Sonaram &22 Co. [AIR 1965 SC 1591] reiterated as follows: (AIR p. 1593, para 7) “7. … It is essential to bear in mind that the essence of a mortgage by deposit of title deeds is the actual handing over by a