Conveyance Deed (India)
CONVEYANCE DEED
Real Estate (Regulation and Development) Act 2016 | Transfer of Property Act 1882 | Registration Act 1908
RERA Registration No.: [RERA Number]
This Conveyance Deed is executed on [Deed Date] at [State] before the [Sub Registrar Office] between:
(1) CONVEYOR: [Conveyor Name] (PAN/CIN: [Conveyor PAN]), registered at [Conveyor Address] (hereinafter the "Conveyor"); AND
(2) CONVEYEE: [Conveyee Name] (Aadhaar: [Conveyee Aadhaar], PAN: [Conveyee PAN]), residing at [Conveyee Address] (hereinafter the "Conveyee").
RECITALS
A. The Conveyor is the developer and owner of the project (RERA No.: [RERA Number]) and has constructed the building on the land comprised in the project.
B. The Conveyor and the Conveyee entered into a Builder Buyer Agreement as follows: [Builder Buyer Agreement Details].
C. The Conveyor has obtained the Occupancy Certificate: [Occupancy Certificate Details].
D. The Conveyee has paid the full consideration and the Conveyor is now required to execute and register this Conveyance Deed under Section 17 of the Real Estate (Regulation and Development) Act 2016.
1. PROPERTY CONVEYED
In consideration of the receipt of [Total Consideration] (receipt of which the Conveyor hereby acknowledges), the Conveyor hereby sells, transfers, conveys, and assures to the Conveyee:
Flat: [Flat Description]
Carpet Area: [Carpet Area]
Undivided Share of Land (UDS): [Undivided Share Of Land]
Parking: [Parking Details]
(collectively the "Property")
to hold the Property absolutely and forever, together with all rights, easements, and appurtenances.
2. TDS AND POSSESSION
2.1 TDS compliance: [TDS Details].
2.2 The Conveyor hereby delivers peaceful and vacant possession of the Property to the Conveyee.
2.3 The Conveyee shall be entitled to use and enjoy the Property and the common areas and amenities of the project as a member of the Resident Welfare Association / Co-operative Housing Society.
3. WARRANTIES AND DEFECT LIABILITY
3.1 The Conveyor warrants clear title to the Property, free from all encumbrances.
3.2 Defect Liability (RERA Section 14(3)): The Conveyor shall remain liable to rectify structural defects and deficiencies reported within 5 years from the date of possession at no additional cost to the Conveyee.
4. STAMP DUTY AND REGISTRATION
4.1 This Deed has been executed on non-judicial stamp paper as prescribed under the [State] Stamp Act, calculated on the higher of the total consideration and the applicable circle rate.
4.2 This Deed is compulsorily registrable under Section 17(1)(b) of the Registration Act 1908 and is presented for registration at the [Sub Registrar Office]. Registration charges and stamp duty are borne by the Conveyee.
Conveyor (Developer / Seller)
________________
Signature
Conveyee (Buyer)
________________
Signature
Witness 1
________________
Signature
Witness 2
________________
Signature
What Is a Conveyance Deed (India)?
A Conveyance Deed in India transfers ownership of the goods or property from the seller to the buyer and records the price, the description of what is sold and any warranties given.
Under Section 17 of the Real Estate (Regulation and Development) Act 2016 (RERA), the promoter must execute a registered conveyance deed of the flat or apartment in favour of the allottee within 3 months after the date on which the Occupancy Certificate is issued. This is one of the most important buyer protections under RERA — before RERA, many developers delayed executing the conveyance deed indefinitely, leaving flat purchasers without registered title.
Under the Transfer of Property Act 1882 and the Registration Act 1908, a conveyance deed must be: (a) in writing; (b) executed on non-judicial stamp paper of the value prescribed by the applicable state Stamp Act (calculated on the higher of actual consideration and the government circle rate); and (c) registered with the Sub-Registrar of Assurances having jurisdiction over the property.
The conveyance deed serves as the definitive title document for the flat — it is required for home loans, mutations in municipal records, resale of the property, and all other transactions that require proof of ownership. For older flat purchases where the sale deed has been executed but the land conveyance to the housing society is pending, pursuing a Deemed Conveyance (in Maharashtra) or equivalent remedy in other states is important to complete the title.
The legal framework governing the Conveyance Deed (India) in India draws on several key statutes and regulatory bodies. Under Indian law, the Indian Contract Act 1872 governs contractual obligations, with Section 10 setting essential requirements for valid agreements. The Companies Act 2013 regulates corporate entities through the Registrar of Companies (ROC) and Ministry of Corporate Affairs (MCA). The Industrial Disputes Act 1947 and state labour commissioners govern employment disputes. The Information Technology Act 2000 and IT (Reasonable Security Practices) Rules 2011 protect personal data. The Income Tax Act 1961 and Goods and Services Tax Act 2017 govern tax obligations through the Central Board of Direct Taxes (CBDT) and GST Council. Parties executing a Conveyance Deed (India) in India should confirm the document reflects current law, including any amendments enacted since the original drafting date. The Registration Act, 1908 sets the foundational requirements.
When Do You Need a Conveyance Deed (India)?
You need a Conveyance Deed when you have purchased a flat from a developer, completed all payment obligations, and the developer is now required to execute the formal registered deed transferring the title of the flat to you. Under Section 17 of RERA 2016, this must happen within 3 months of the Occupancy Certificate being issued for the project.
You need this deed when you are a housing society (or the society's members collectively) seeking to obtain the title of the land and building from the developer, to complete the chain of title for the society's property. In Maharashtra, if the developer has failed to execute the conveyance deed, the society can pursue Deemed Conveyance through the District Deputy Registrar.
You need this deed to obtain a home loan or refinance an existing loan on the flat. Banks and housing finance companies require the registered conveyance deed as the primary collateral document (Memorandum of Deposit of Title Deed or mortgage deed is executed against the conveyance deed). Without a registered conveyance deed, the bank cannot take a proper mortgage over the flat.
You need this deed to sell the flat in the resale market. A buyer's lawyer will insist on the registered conveyance deed (or sale deed) as proof of clear and marketable title. The absence of a registered conveyance deed is a title defect that will reduce the resale value and saleability of the flat.
You need this deed for mutation of the flat in the municipal corporation's property tax records. The municipal corporation requires the registered conveyance deed to update the property tax assessment in the buyer's name.
Parties in India should prepare a Conveyance Deed (India) proactively rather than waiting for a dispute to arise. Courts interpret agreements based on the written terms rather than oral representations. Under Indian law, the Indian Contract Act 1872 governs contractual obligations, with Section 10 setting essential requirements for valid agreements. The Companies Act 2013 regulates corporate entities through the Registrar of Companies (ROC) and Ministry of Corporate Affairs (MCA). The Industrial Disputes Act 1947 and state labour commissioners govern employment disputes. The Information Technology Act 2000 and IT (Reasonable Security Practices) Rules 2011 protect personal data. The Income Tax Act 1961 and Goods and Services Tax Act 2017 govern tax obligations through the Central Board of Direct Taxes (CBDT) and GST Council. Where the transaction involves regulated activities, prior approval from the relevant authority may be required before execution.
What to Include in Your Conveyance Deed (India)
A thorough India Conveyance Deed should contain the following key elements.
Recitals: The background — how the developer/seller acquired the land, the construction of the building, the Builder Buyer Agreement, payments received, and the basis on which the conveyance is being executed.
Parties: Full legal names, Aadhaar numbers, PAN numbers, and addresses of conveyor (developer/seller) and conveyee (buyer or housing society).
Property Description: Precise description of the flat (floor, number, wing, building, project), carpet area, balcony/terrace area, and undivided share of land (UDS) in sq. ft. and as a proportion of total land area.
Occupancy Certificate: Reference to the Occupancy Certificate (OC) or Completion Certificate (CC) issued by the local authority, confirming completion of the building.
Consideration: Total consideration in INR (₹) with receipt acknowledgment.
Title Warranty: Developer's warranty of clear title, free of encumbrances.
Possession: Confirmation of transfer of physical possession.
Common Areas: Rights of the buyer/society in respect of common areas, facilities, and amenities.
TDS Compliance: Section 194-IA TDS provisions for consideration exceeding ₹50 lakhs.
Stamp Duty: Stamp duty calculated on the higher of consideration and circle rate, as prescribed by the applicable state Stamp Act.
Registration: Compulsory Sub-Registrar registration under Section 17 of the Registration Act 1908.
Witnesses: Names and signatures of two witnesses.
Governing Law: Transfer of Property Act 1882, RERA 2016, and applicable state law.
Additional compliance elements for a Conveyance Deed (India) used in India include: Under Indian law, the Indian Contract Act 1872 governs contractual obligations, with Section 10 setting essential requirements for valid agreements. The Companies Act 2013 regulates corporate entities through the Registrar of Companies (ROC) and Ministry of Corporate Affairs (MCA). The Industrial Disputes Act 1947 and state labour commissioners govern employment disputes. The Information Technology Act 2000 and IT (Reasonable Security Practices) Rules 2011 protect personal data. The Income Tax Act 1961 and Goods and Services Tax Act 2017 govern tax obligations through the Central Board of Direct Taxes (CBDT) and GST Council. Forms-legal.com provides this template as a starting point for India-compliant documentation.
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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). Conveyance Deed (India) (India) [Legal document template]. Forms Legal. https://forms-legal.com/india/real-estate/purchase-sale/conveyance-deed-india
"Conveyance Deed (India) (India)." Forms Legal, 2026, https://forms-legal.com/india/real-estate/purchase-sale/conveyance-deed-india.
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howpublished = {\url{https://forms-legal.com/india/real-estate/purchase-sale/conveyance-deed-india}},
note = {Free legal document template. Based on Registration Act, 1908}
}Frequently Asked Questions
In Indian legal usage, the terms 'Conveyance Deed' and 'Sale Deed' are often used interchangeably — both are registered instruments that transfer ownership of immovable property from one person to another under the Transfer of Property Act 1882. However, in the specific context of housing society and apartment building transfers, the Conveyance Deed has a distinct and critical meaning. Conveyance Deed in the housing society context: In the multi-storey apartment context, a Conveyance Deed (sometimes called a Deed of Conveyance or a Deemed Conveyance order) is the instrument by which a developer/builder conveys (transfers) the title of the entire building — including the undivided share in the underlying land — to the Co-operative Housing Society formed by the flat purchasers. This is distinct from the individual flat sale deeds executed between the developer and individual buyers, which transfer only the specific flat. Under Section 11(3) and Section 17 of RERA 2016, the promoter must execute a registered conveyance deed of the apartment in favour of the allottee within 3 months after the date on which the Occupancy Certificate is issued or deemed to have been issued. Similarly, under the Maharashtra Ownership Flats Act 1963 (MOFA, for older projects) and equivalent state laws, the developer is required to execute the conveyance deed of the land and building in favour of the Co-operative Housing Society within a specified period after the society's formation.
An Undivided Share of Land (UDS) is the proportionate share of the common land under a multi-storey apartment building that is attributed to each individual flat owner. It is a critical concept in Indian apartment ownership, because in a multi-storey building, multiple individual flats are built on a single parcel of land — the land itself cannot be physically divided among the flat owners. Instead, each flat owner holds an undivided (i.e., not physically separated) share of the total land area, proportionate to the area of their flat relative to the total area of all flats in the building. For example, in a building with a total construction area of 10,000 sq. ft. on a land parcel of 2,000 sq. ft., the owner of a flat of 1,000 sq. ft. holds an undivided 10% share of the 2,000 sq. ft. land (i.e., 200 sq. ft. of UDS). This UDS calculation is typically stated in the Conveyance Deed. Why UDS matters: (1) Title completeness: For a flat owner's title to be complete, they must hold both the flat (built structure) and the UDS in the underlying land. A sale deed that conveys only the flat without the UDS (which is common in some older transactions) gives the buyer an incomplete title. (2) Value: The UDS has significant monetary value in densely developed urban areas, particularly when redevelopment of the building is contemplated. A higher UDS means a greater share of the redevelopment value.
Deemed Conveyance is a legal remedy available to Co-operative Housing Societies in Maharashtra under the Maharashtra Ownership Flats (Regulation of the Promotion of Construction, Sale, Management and Transfer) Act 1963 (MOFA), when a developer/builder has failed to execute the Conveyance Deed of the land and building in favour of the society within the prescribed period. Background: Under Section 11 of MOFA (since 1963), developers are required to execute the Conveyance Deed of the land and building in favour of the Co-operative Housing Society formed by the flat purchasers within 4 months of the society's registration. Despite this legal obligation, thousands of housing societies in Maharashtra (and across India) have been unable to obtain the Conveyance Deed because developers: (a) delay or refuse to execute the deed; (b) have died or become untraceable; (c) are in litigation over the land; or (d) hold the title as collateral for unpaid construction-related debts. Deemed Conveyance process (Maharashtra): In 2008, Maharashtra amended MOFA to introduce the Deemed Conveyance mechanism (Section 11(3) and Section 11(3A)). The process is as follows: (1) The society applies to the District Deputy Registrar (DDR) of Co-operative Societies with a list of all flat holders, title documents, approved plans, NOCs, and other required documents. (2) The DDR issues a notice to the developer and any other parties with claims over the property. (3) After considering objections and the documents, the DDR issues the Deemed Conveyance Order (DCO).
A Conveyance Deed (India) does not legally require a lawyer in India, and individuals and businesses may draft and execute the document independently. The Registration Act, 1908 does not mandate legal representation for the creation or signing of this type of document. However, seeking independent legal advice from a qualified India lawyer is recommended for transactions involving substantial financial value, complex regulatory requirements, or cross-border elements where multiple legal jurisdictions may apply. A lawyer can verify that the document complies with all applicable statutory requirements, identify potential risks specific to the transaction, and confirm that the terms adequately protect the interests of all parties involved. The Supreme Court of India has jurisdiction over disputes arising from this type of document, and Registrar of Companies (ROC) may impose additional compliance obligations depending on the nature of the underlying transaction. Professional legal review is particularly advisable where the document will be submitted to government agencies or used as evidence in legal proceedings.
A Conveyance Deed (India) does not legally require a lawyer in India, though legal advice is recommended. Under Indian law, the Indian Contract Act 1872 governs agreements. The Companies Act 2013 and Registrar of Companies (ROC) regulate corporate documents. The Information Technology Act 2000 governs electronic contracts and data protection. The Consumer Protection Act 2019 provides consumer rights. The Income Tax Act 1961 requires tax compliance. Forms-legal.com provides this template as a starting point — always review with a qualified Indian advocate for significant transactions. Under India law, Registration Act, 1908, parties should seek independent legal advice from a qualified lawyer to confirm compliance with all applicable requirements. Under Indian law, the Indian Contract Act 1872 governs contractual obligations, with Section 10 setting essential requirements for valid agreements. The Companies Act 2013 regulates corporate entities through the Registrar of Companies (ROC) and Ministry of Corporate Affairs (MCA). Forms-legal.com provides this template as a starting point for India-compliant documentation.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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