Property Sale Deed Checklist for India - Free Online Guide with Downloadable Fillable PDF and Word Templates

Buying property in India involves navigating complex legal requirements under the Transfer of Property Act, Registration Act, and state-specific laws. This comprehensive guide ensures your property transaction is legally sound.

Legal Framework for Property Sales in India

Governing Laws

• Transfer of Property Act, 1882: Property transfer principles
• Indian Registration Act, 1908: Registration requirements
• Indian Stamp Act, 1899: Stamp duty provisions
• Real Estate (Regulation and Development) Act, 2016: RERA compliance
• State-specific Stamp Acts: State stamp duty rates

Pre-Purchase Verification Checklist

1. Title Verification

Verify seller's ownership through:

Documents to Check:

• Original Sale Deed in seller's name
• Chain of ownership for 30+ years
• Khata/Patta in seller's name
• Property Tax receipts
• Mutation records

How to Verify:

• Obtain certified copies from Sub-Registrar
• Cross-check with revenue records
• Verify with local municipal office
• Search for pending litigation

2. Encumbrance Certificate (EC)

EC reveals all registered transactions on the property.

How to Obtain:

• Apply at Sub-Registrar's office
• Or through state's online portal
• Fee: Rs. 100-500 depending on period

Period to Check:

• Minimum 13 years (limitation period for property disputes)
• Ideally 30 years for complete clarity

States with Online EC:

• Karnataka (Kaveri portal)
• Tamil Nadu (TNREGINET)
• Andhra Pradesh
• Telangana
• Maharashtra (IGR Maharashtra)

3. RERA Verification (for New Properties)

For under-construction properties, verify:

On State RERA Portal:

• Project registration number
• Registered carpet area
• Approved layout and plans
• Completion timeline
• Builder complaint history
• Project account details

RERA Protections:

• Carpet area guarantee
• 5-year structural defect warranty
• Penalty for delays
• Standardized agreements

4. Approved Building Plan

Verify:

• Sanctioned plan from municipal authority
• Actual construction matches approved plan
• No unauthorized additions
• Proper FSI/FAR compliance
• Setback requirements met

Obtain:

• Commencement Certificate
• Completion/Occupancy Certificate
• Building Use Permission

5. Property Tax Verification

Check:

• Tax receipts for last 10-15 years
• Khata/assessment in seller's name
• No arrears or penalties
• Property details match

6. Society NOC (for Apartments)

Obtain from Housing Society:

• No dues certificate
• NOC for transfer
• Share certificate details
• Pending maintenance cleared
• No bylaws violations

Stamp Duty and Registration

State-wise Stamp Duty Rates

Maharashtra:

• Mumbai: 5% + 1% LBT
• Pune: 5% + 1% LBT
• Other areas: 5-6%
• Women concession: 1% less

Karnataka:

• 5% + 1% registration
• BBMP areas: 5.65%
• Rural areas: 5.15%

Tamil Nadu:

• General: 7%
• Women buyers: 1% concession
• Registration: 1%

Delhi:

• Men: 6%
• Women: 4%
• Registration: 1%

Uttar Pradesh:

• Urban: 7%
• Rural: 5%
• Women concession available

Registration Process

1. Draft sale deed
2. Calculate stamp duty on circle rate or sale value (whichever higher)
3. Pay stamp duty (e-stamping preferred)
4. Book appointment at Sub-Registrar
5. Both parties appear with witnesses
6. Biometric verification
7. Pay registration fee (typically 1%)
8. Collect registered document

Important Case Laws

Suraj Lamp Industries vs State of Haryana (2012)

Supreme Court landmark judgment:

• Property cannot be transferred through GPA
• Only registered sale deed valid
• Existing GPA sales have defective title

S.P. Chengalvaraya Naidu vs Jagannath (1994)

• Suppression of facts amounts to fraud
• Seller must disclose material information

Post-Purchase Formalities

Immediate Steps

1. Mutation/Khata Transfer:

- Apply to municipal authority

- Submit sale deed copy

- Pay mutation fee

- Obtain updated Khata

1. Society Transfer:

- Submit transfer application

- Pay transfer fee

- Obtain share certificate

1. Utility Transfers:

- Electricity (BESCOM, MSEDCL, etc.)

- Water connection

- Gas connection

- Property tax assessment

Download Free Indian Property Sale Deed Templates

Our website offers free, fillable property sale deed templates for India in PDF and Word formats:

• Residential Property Sale Deed
• Commercial Property Sale Deed
• Land/Plot Sale Deed
• Agreement to Sell
• Possession Letter
• Gift Deed

All templates are updated with current legal requirements and include proper Aadhaar verification fields.