Sale Deed Drafting
The document that transfers your property — sale deed drafted by property lawyers and registered without errors.
- Title Transfers Cleanly
- Schedule Precision
- Stamp Duty Exact
What is Sale Deed Drafting?
The sale deed is the instrument that actually transfers ownership of immovable property — everything before it (agreement to sell, token, MOU) is promise; the registered deed is the title. Errors here are permanent: wrong boundaries, missing encumbrance warranties, defective party descriptions and stamp shortfalls follow the property for decades.
Taxwapsi's property lawyers draft deeds with complete recitals (tracing the title chain), precise schedule of property (boundaries, measurements, survey numbers), consideration and payment mechanics, encumbrance and litigation warranties, indemnity, possession and document-handover terms — and handle execution at the Sub-Registrar with correct stamp duty and registration.
We pair drafting with diligence essentials: encumbrance certificate review, prior-deed chain check and TDS compliance (1% u/s 194-IA on consideration of ₹50 lakh+), so the transfer is clean on title, tax and procedure.
Expert Pro Tip
Verify the encumbrance certificate (EC) for at least 13–30 years before drafting — mortgages and attachments invisible in the seller's papers surface in the EC, and finding them after registration means buying a lawsuit.
Choose Your Package
Transparent pricing — professional fee shown, government fees extra where noted.
Starter
Sale deed drafting (documents in order).
+ Stamp Duty & Registration
Get StartedWhat you'll get
- Lawyer-drafted sale deed
- Schedule & recital precision
- Warranties & indemnity clauses
- 2 rounds of revisions
- Registration process guidance
Standard
Drafting + title check + registration support.
+ Stamp Duty & Registration
Get StartedWhat you'll get
- Everything in Starter
- EC & prior-deed chain review
- Stamp duty computation
- Sub-Registrar coordination
- TDS (26QB) filing support
Pro
End-to-end transaction with diligence.
+ Stamp Duty & Registration
Get StartedWhat you'll get
- Everything in Standard
- Full title due-diligence report
- Agreement to sell drafting
- Bank/loan documentation coordination
- Mutation application support
- Dedicated property lawyer
* Timelines depend on government processing. T&C apply.
Benefits of Sale Deed Drafting
Title Transfers Cleanly
Complete recitals and warranties so the deed itself proves the chain when you sell or mortgage later.
Schedule Precision
Boundaries, measurements and survey numbers cross-checked — the errors that spawn boundary disputes eliminated.
Stamp Duty Exact
Duty computed on consideration vs circle rate correctly — under-stamping penalties and 56(2)(x) tax surprises avoided.
Encumbrance Warranties
Seller warranties with indemnity covering hidden mortgages, dues and litigation.
Registration Managed
Sub-Registrar appointment, witness and biometric formalities guided end to end.
TDS Compliance
1% TDS (194-IA) deduction, Form 26QB filing and Form 16B — handled within the transaction.
How It Works — Step by Step
- 1
Document & Title ReviewDay 1
Prior deeds, EC, tax receipts and approvals reviewed; red flags raised before you commit.
- 2
Deed DraftingDay 2
Sale deed drafted with full recitals, schedule, warranties and indemnities.
- 3
Review & FinalisationDay 3
Both parties review; revisions incorporated.
- 4
Stamping & RegistrationDay 4
Stamp duty paid, Sub-Registrar slot booked, execution and registration completed.
- 5
Post-Registration Steps
Certified copies, mutation application guidance and TDS certificate (16B) closure.
Documents Required
Prepare your documents in the order below — start with Document 1 and move down the list.
Title Documents
- 1
Prior Sale Deed / Title DocumentsRequired
Seller's ownership chain documents.
- 2
Encumbrance CertificateRequired
EC for 13–30 years — we can obtain it.
- 3
Property Tax Receipts & Khata/MutationRequired
Current revenue records in seller's name.
- 4
Approved Plan / OCIf applicable
For constructed property — sanction plan and occupancy certificate.
Party & Transaction Documents
- 5
Buyer & Seller KYCRequired
PAN (mandatory for registration), Aadhaar, photos.
- 6
Payment TrailRequired
Banking instruments for consideration — cash above ₹20,000 is barred (269SS).
- 7
Loan DocumentsIf applicable
If buyer is financing — bank's requirements integrated into the deed flow.
Frequently Asked Questions
Agreement to sell vs sale deed — what is the difference?
An agreement to sell sets future terms (price, timeline, conditions) and does NOT transfer ownership; the sale deed executes the transfer and must be registered. Buyers paying large advances on unregistered agreements should secure them properly — we draft both stages.
Is registration of a sale deed mandatory?
Absolutely — under Section 17 of the Registration Act, sale of immovable property over ₹100 requires registration. An unregistered sale deed transfers nothing and is inadmissible to prove title. Registration happens at the Sub-Registrar with both parties, witnesses and biometrics.
How is stamp duty calculated?
On the higher of actual consideration or government guideline/circle value, at state rates (commonly 4–8%; several states give women buyers 1–2% concessions) plus registration fee (typically 1%, often capped). Undervaluation triggers duty recovery AND income-tax additions for both sides u/s 56(2)(x)/50C — never worth it.
What is the 1% TDS on property purchase?
Buyers must deduct 1% of consideration u/s 194-IA where it is ₹50 lakh or more, deposit via Form 26QB within 30 days and issue Form 16B to the seller. (For NRI sellers, TDS is much higher u/s 195 — we compute it case-wise.) Missing this lands the buyer with interest and penalty.
What must the property schedule contain?
Unambiguous identification: survey/CTS/khasra numbers, plot/flat numbers, measurements, boundaries on all four sides, undivided share (for apartments) and municipal address. Vague schedules are how one property gets sold twice — precision here is the lawyer's core job.
What are encumbrance warranties and indemnity?
Seller warrants the property is free of mortgages, charges, attachments, tenancies and litigation, with indemnity if any surface later. Combined with EC verification, this is your protection against inherited liabilities — and the clause most bazaar drafts water down.
What happens after registration?
Collect the registered deed (or certified copy), apply for mutation/khata transfer in municipal and revenue records, transfer utilities, and update society records. Mutation does not confer title but keeps records aligned — skipping it complicates the next sale. Our checklist covers it all.
Can a sale deed be cancelled later?
Only narrowly — by mutual cancellation deed (with stamp implications) or court decree on grounds like fraud or coercion. Practically, a registered deed is final. That permanence is exactly why diligence and drafting quality come before signing, not after.
What Our Clients Say
4.6/5(2,000+ reviews)Rent agreement drafted, stamped and signed without me and the tenant ever meeting. The fixture annexure idea alone saved a deposit dispute later.
My Pvt Ltd was registered in 12 days flat. Every step explained, pricing exactly as quoted, and the post-incorporation kit covered everything. Highly recommended.
Our trademark got objected and we were clueless. Their IP attorney drafted a brilliant reply — mark accepted and published within months.
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