Sale Deed (Immovable Property) Format & Template

What is a Sale Deed (Immovable Property)?

When to use it

• The buyer has paid, or is paying at registration, the agreed price for a plot, house or flat.
• An agreement to sell has been performed and the sale is ready to be completed.
• Joint owners are selling together, or several buyers are purchasing jointly.
• The seller will sign through a registered power of attorney holder.

What you'll need

Keep these details ready — the form asks for them in this order.

How it works

1. 1

   Enter every seller and buyer

   Names, parentage, ages, addresses, PAN and Aadhaar exactly as on their ID — the Sub-Registrar checks these.

2. 2

   Record the chain of title

   How the seller acquired the property, with the previous deed’s registration details, and the khata, patta or mutation in the seller’s name.

3. 3

   Describe the property precisely

   Survey or plot number, extent, measurements and all four boundaries, matching the title deed and revenue records.

4. 4

   Set price, payment and possession

   Sale consideration, how and when it was paid, possession, and who bears stamp duty and registration fees.

5. 5

   Preview, pay and download

   Review the whole deed carefully, pay ₹1,000 and download it for stamping.

How to make it legally valid

• Stamp duty paid at your state’s rate — usually on the sale price or the government guideline (market) value, whichever is higher.
• Registered at the Sub-Registrar office for the area where the property is located, with the seller and buyer (or their registered attorneys) present with ID.
• Signed by all sellers and buyers, and attested by two witnesses.
• Where the price is ₹50 lakh or more, the buyer generally has to deduct tax at source and deposit it before registration.

Stamp paper. Stamp duty and registration fees on a sale deed are set by each state, and often vary with the buyer (some states give concessions to women buyers) and the property value. Check the current rate and guideline value on your state’s registration portal.

After you sign it

Signing is not the last step for this document. These are what most authorities ask to see next.

1. 1

   Collect the registered deed

   The Sub-Registrar returns the original, scanned and endorsed. Keep it safely — it is the buyer’s primary title document.

2. 2

   Get the property mutated

   Apply to the municipal or revenue authority to transfer the khata, patta or property tax records into the buyer’s name.

3. 3

   Update utilities and society records

   Transfer electricity and water connections, and for a flat, the society share certificate or association membership.

Common mistakes to avoid

• A property description that differs from the previous deed or the revenue records — the most common cause of later title disputes.
• Not checking for loans, mortgages or pending litigation on the property before paying (an encumbrance certificate helps).
• Declaring a price below the guideline value — duty is charged on the higher figure anyway, and undervaluation can be referred for adjudication.
• Relying on a GPA, sale agreement and will instead of a registered sale deed; these do not transfer title.
• Skipping mutation after registration, leaving tax and revenue records in the seller’s name.