Legal validity of sale agreement (Byana) registered with Notary

I am going to purchasing a plot from a join owner (in re-sale) and going to execute sale agreement i.e. “BYANA” on 21.10.2016. I want to register the sale agreement i.e. “BYANA” with the sub registrar but sub-registrar’s office following the old practice of first registering the sale agreement i.e. “BYANA” with notary and then came for registration of sale deed with his office and he also refused to register the sale agreement i.e. “BYANA” as I came to know from his office, as there is no time to go to appeal to Registrar in case of his refusal for registration of sale agreement i.e. “BYANA”, which is a time consuming process as well as only God can learnt them law. Further, If I have not executed the sale agreement i.e. “BYANA” on time I may loose the deal. Does registering the sale agreement i.e. “BYANA” with NOTARY have same legal validity as registering the agreement with the SUB REGISTRAR? And what happen if seller refused to execute sale deed after registering sale agreement i.e. “BYANA” with the Notary, do I lost everything Money and Plot? Is registration of sale agreement i.e. “BYANA” with Notary have any help in Part Performance under Section 53-A of the Transfer of Property Act read with Section 17 and 48 of Indian Registration Act, 1908 ? and please guide how I would secure sale agreement i.e. “BYANA” and consequently sale deed along with relevant provisions so that i may help as eye opener for me and Registrar/Sub-Registrar please reply before 19.10.2010, so that I would move accordingly….. thanks you in anticipation of early reply….