A family has lived in a DDA flat for thirty years and paid for it in full, but the land is still the government’s. A couple in Noida have the keys, the society membership and the loan statement, and are waiting for a freehold deed that will never come. A Gurugram buyer moved in two years ago and the builder has not registered anything. Each of them is missing a conveyance — a different one in each case. This page is about telling them apart, and about getting the right one signed and registered.
“Conveyance” is an old word for a simple idea: the act of passing ownership from one person to another. The Transfer of Property Act, 1882 describes a transfer of property as an act by which a living person conveys property, in present or in future, to one or more other living persons. The word “conveys” is doing the work in that sentence, and the document that does it is a conveyance.
The Indian Stamp Act, which in Delhi applies with the Delhi amendments, defines the term for its own purpose, and the definition is the clearest statement of the difference people keep asking about. Conveyance includes a conveyance on sale and every instrument by which property, whether movable or immovable, is transferred inter vivos and which is not otherwise specifically provided for by the schedule to the Act. A sale is therefore one kind of conveyance — the commonest — but the category is wider. A gift, a settlement, a partition, a mortgage and a lease each have their own entry in the schedule and are not charged as conveyances; almost everything else that transfers ownership is.
That is why the word appears in places where no sale seems to be happening. A development authority that already owns the land and is paid conversion charges “conveys” the freehold to its lessee. A promoter who has already sold every flat “conveys” the land and common areas to the society. A builder who has taken the whole price over five years “conveys” the flat at the end. None of these is a fresh bargain, but each is a transfer of ownership, and each needs a registered document.
The ordinary sale of a flat or house from one private owner to another — the transaction most people have in mind — is covered in our sale deed guide, including Section 54 of the Transfer of Property Act, compulsory registration, the four-month rule and the duties of seller and buyer under Section 55. This page does not repeat that. It deals with the conveyances that are not ordinary sales, and which are, for that reason, the ones most often left undone.
When somebody in Delhi or the NCR says they are “waiting for the conveyance”, they almost always mean one of four documents. Knowing which one is the first step, because each is executed by a different party, under a different rule, and on a different trigger.
| Conveyance | From → to | What triggers it | Where it usually sticks |
|---|---|---|---|
| Builder to buyer | Promoter → flat buyer | Occupancy certificate and full payment | Builder delays; buyer delays because of stamp duty |
| Society conveyance | Promoter → society or association | Formation of the association; sale of the flats | Nobody takes responsibility after the flats are sold |
| Freehold conversion | DDA or L&DO → lessee | Lessee’s application and payment of conversion charges | Gaps in the chain; old dues; mismatched names |
| Sub-lease on authority land | Authority and builder → buyer | Completion and builder clearing the authority’s dues | Builder’s dues to the authority |
Two practical points follow from the table. First, the party who has to sign is different in each row, and a buyer chasing the wrong party wastes months. A Noida buyer demanding a freehold deed from the builder is asking for something the builder cannot give; a DDA lessee waiting for the builder is waiting for someone who has nothing to do with it.
Second, rows can combine. A flat in a Delhi group housing society may need the society’s records to be in order before DDA will convert it. A builder flat in Gurugram needs the builder’s conveyance to the buyer and, separately, the transfer of common areas to the association. The first task in any conveyance file is to write down which rows apply.
For a flat bought from a builder, the agreement for sale governs everything until the end, and the conveyance deed is the end. Our builder buyer agreement guide explains the agreement; this section is about the deed that replaces it.
Section 17 of the Real Estate (Regulation and Development) Act, 2016 requires the promoter to execute a registered conveyance deed in favour of the allottee, along with the undivided proportionate title in the common areas to the association of allottees or the competent authority, and to hand over physical possession of the apartment and the common areas. Where no local law fixes a period, this is to be done within three months from the date of issue of the occupancy certificate. Section 11(4)(f) separately lists execution of the registered conveyance deed among the promoter’s duties.
In practice, delay comes from both sides. Builders delay because the conveyance is the last thing that earns them nothing, or because they have not cleared dues to a development authority, or because completion certificates for the whole project are still pending. Buyers delay because stamp duty on the deed is a large, single payment and the flat is already occupied. Both delays leave the buyer in the same position: in possession, but without registered title.
That position is more fragile than it feels. A buyer without a conveyance cannot sell the flat cleanly — the next buyer’s bank will want the deed. The buyer cannot always mortgage it. And if the builder later becomes insolvent or has creditors who attach its assets, a flat still standing in the builder’s name is exposed in a way a conveyed flat is not. The conveyance should be treated as part of the purchase, not as paperwork that can wait.
Get your conveyance drafted and registered — pay after the work
A flat owner owns a flat. What is under the flat — the land, the foundations, the roof, the staircases, the compound — is a different question, and in a great many buildings in India it has never been answered.
When a promoter builds and sells flats, each buyer receives a conveyance, or its equivalent, of the flat and an undivided share in the land and common areas. The ownership of the land and common structure as a whole is meant to pass to a body that represents all the owners — a cooperative society, an association of apartment owners, or a company. That second transfer is the society conveyance. It is frequently never executed: the flats are sold, the promoter has moved on, and nobody has a reason to insist until something happens.
What happens is usually one of three things. The building needs redevelopment, and the developer who comes to discuss it asks who owns the land. The society wants to regularise or add construction, and the authority wants the owner of the land to apply. Or a flat owner is selling, and the buyer’s lawyer, reading the chain, notices that the land has never left the promoter’s name. In each case the absence of conveyance turns a routine step into a problem.
RERA addresses the problem for newer projects through Section 17, which requires the undivided proportionate title in the common areas to be conveyed to the association of allottees. For older buildings, the route depends on the State’s own law and on whether the promoter can be found and will sign. Where the promoter is cooperative, the conveyance is drafted and registered like any other, with the society’s resolution authorising acceptance. Where it is not, the next section applies.
A conveyance normally needs the transferor’s signature. When the transferor is a promoter who has disappeared, dissolved, died or simply refuses, some States have created a statutory way round the signature.
The best known is in Maharashtra. Section 11 of the Maharashtra Ownership Flats (Regulation of the Promotion of Construction, Sale, Management and Transfer) Act, 1963 — MOFA — requires the promoter to convey title to the society, and provides that where the promoter fails to do so, the society may apply to the competent authority, who, after hearing the parties, may issue a certificate that the society is entitled to a unilateral deemed conveyance. The conveyance is then registered on the strength of that certificate without the promoter’s signature. The competent authority in practice is the district deputy registrar of cooperative societies.
Not every State has an equivalent mechanism, and where one exists its conditions differ. Where there is none, the remedies are a complaint to the RERA authority for projects the Act covers, a consumer complaint, or a civil suit for specific performance of the promoter’s obligation to convey. Each of these ends in an order, not in a deed, and the order then has to be carried out.
For a society considering any of these routes, the preparation is the same and it is almost entirely documentary: the society’s registration, the list of members with their individual conveyances or agreements, the approved plan, the completion or occupancy certificate, the promoter’s title to the land, and the society’s resolution. Societies that assemble this file before approaching anyone save a great deal of time. The proceedings themselves are for the society’s advocate.
Much of residential Delhi does not stand on freehold land. The Delhi Development Authority, the Land and Development Office of the Central Government and other public bodies allotted plots and flats on perpetual lease. The allottee pays a premium, often the full market price, and a small ground rent, and holds the property for ever — but as a lessee. The government remains the owner of the land, and the lease deed contains conditions.
The conditions are what matter in practice. A leasehold owner typically cannot sell, gift, mortgage or otherwise transfer the property without the lessor’s permission, and permission to sell has often been conditional on paying a share of the unearned increase — the difference between the original premium and the current value — to the lessor. Use of the property is restricted to the permitted purpose. Breach of conditions can, in principle, lead to re-entry, although in residential cases it more often leads to demands for charges and penalties.
Freehold ownership removes the lessor. The owner holds the land and the building outright, subject only to general law — building bye-laws, property tax, planning rules. A freehold owner can sell, gift, mortgage and bequeath without anyone’s permission. That is why buyers and banks prefer freehold property and why a leasehold owner planning to sell usually converts first.
The document that makes the change is a conveyance deed executed by the lessor in favour of the lessee, transferring the lessor’s reversionary interest in the land. It is registered like any other conveyance, and once it is, the lease — and its conditions — merge into the freehold and cease to matter.
The Delhi Development Authority has operated schemes for conversion of leasehold residential property to freehold since the early 1990s, revising the terms from time to time. The details below describe the general shape; the current brochure, charges and forms on DDA’s website are what apply to any particular application.
The applicant is ordinarily the lessee or allottee recorded with DDA, or the person to whom the property has lawfully passed — by sale with DDA’s permission, by inheritance with mutation in DDA’s records, or by other recognised transfer. Where the recorded allottee has died, the legal heirs usually need to have the property mutated in their names, or apply with the documents DDA prescribes for heirs, including relinquishment by other heirs where only one is to hold the property. See our relinquishment deed and mutation guides.
The application is made online, with the conversion charges calculated according to the category of the property and its area, and paid with the application. It is accompanied by copies of the allotment letter, possession letter, lease deed or conveyance of the lease, any earlier mutation or transfer permission, and identity documents, with affidavits and an indemnity bond in the prescribed form. Outstanding dues — ground rent, misuse charges, earlier penalties — are usually required to be cleared first.
After scrutiny, DDA issues the conveyance deed, which the applicant presents at the sub-registrar’s office for registration after paying stamp duty as the Delhi rules require for such deeds. The most common reasons for delay are a name that differs between documents, a gap in the chain of transfers since allotment, an unresolved death in the chain, and misuse or unauthorised construction noticed on inspection. Each is easier to fix before applying than after an objection.
For decades, a large share of resale transactions in DDA flats did not go through DDA at all. Because a lessee needed permission to sell and permission meant paying unearned increase, buyers and sellers used a different route: the seller signed an agreement to sell, a general power of attorney in the buyer’s favour, a will, and a receipt for the price, and handed over possession. The buyer lived in the flat and, often, sold it on the same way.
The Supreme Court addressed this practice in Suraj Lamp and Industries v. State of Haryana (2011) and held that such transactions are not transfers of title and cannot be recognised as completed sales. Our power of attorney guide sets out that decision. The practical consequence for a DDA flat bought this way is that the present occupant may have paid in full and lived there for years but holds no title that a bank or a buyer will accept.
Freehold conversion has often been the route that regularises this position. DDA’s conversion rules have at various times allowed applications from persons in possession under a chain of power of attorney, agreement to sell, will and receipt, subject to conditions — such as documents of a minimum age, proof of each link in the chain, and additional charges — with DDA then conveying the freehold directly to the present holder. Whether that route is open for a particular chain, and on what terms, depends on the brochure in force when the application is made.
Two things are worth doing before applying. The first is to assemble every document in the chain, in order, from the original allotment to the present holder, and to identify any missing link. The second is to check whether each earlier power of attorney was registered and stamped, and whether any person in the chain has since died, because the answers change what DDA will ask for.
The Land and Development Office, under the Ministry of Housing and Urban Affairs, administers leased government land in parts of Delhi — including large areas of central and New Delhi and many of the colonies developed after Partition for displaced persons. Lessees of L&DO properties are in the same legal position as DDA lessees: they hold on lease, with conditions, and the government owns the land.
L&DO has its own conversion scheme, its own charges and its own online system, and the rules differ in detail from DDA’s. Properties in some areas, and some categories of property, have different eligibility. As with DDA, the end product is a conveyance deed from the lessor to the lessee, registered at the sub-registrar’s office.
The problems in L&DO files are often older than those in DDA files, because the leases are older. A lease granted in the 1950s may have passed through several generations, with partitions within the family, sales of portions, and oral arrangements that were never documented. Before applying, each of those needs to be traced and, where necessary, documented afresh — a family settlement, a partition deed, relinquishment by heirs — so that the person applying is the person L&DO recognises.
It is also worth confirming at the start which office actually holds the lease. Buyers sometimes assume a property is DDA leasehold when it is L&DO, or the reverse, and apply to the wrong office.
A large part of Delhi’s apartment housing was built by cooperative group housing societies on land leased by DDA to the society. The society built the flats and allotted them to its members. In that arrangement the member does not hold a lease from DDA directly; the society holds the lease of the land, and the member holds a flat as a member of the society.
DDA has provided for conversion of flats in such societies to freehold, with the conveyance of the flat and an undivided share of the land executed in favour of the member. The application ordinarily needs the society’s recommendation and records — share certificate, allotment, membership — and the society’s own standing with the cooperative registrar and DDA matters. A society that is under an administrator, has unresolved disputes, or has not filed its records may hold up every member’s application.
Resale of society flats has its own layer. A member who sells must usually have the buyer admitted as a member of the society, with the transfer approved in the society’s records, as well as any permission the lease requires. Where resales were done on power of attorney and agreement instead, the society’s records may still show the original member, and the same problems as in the previous section arise, with the society added as a further party.
For a buyer of a society flat, the documents to see are therefore the conveyance or conversion deed if one exists, the society’s share certificate and membership record in the seller’s name, the society’s no-objection, and confirmation that there are no dues to the society or to DDA.
A DDA flat in Dwarka was allotted in the name of a man who died some years ago. His widow and two married daughters live in different cities; the widow lives in the flat. The family now wants to convert it to freehold and, eventually, to sell. Nothing has been done since the death except paying the maintenance.
The conversion cannot be applied for in the name of a dead allottee, and DDA will want to know who now holds the property. The first step is to settle that within the family. If the daughters are content for their mother to hold it, each executes a registered relinquishment deed in her favour; if all three are to hold it, that is recorded instead. With the death certificate, proof of relationship and the relinquishment deeds, the property is mutated in DDA’s records in the widow’s name.
Only then is the conversion application made in her name, with the conversion charges, the allotment and possession papers, the mutation letter, and the affidavits and indemnity DDA prescribes. Any old ground rent or other dues are cleared. When DDA issues the conveyance deed, it is registered at the sub-registrar, stamp duty is paid at the rate for a woman transferee where that applies, and the property is then mutated with the municipal corporation for property tax.
When the flat is later sold, the buyer’s lawyer will see a clean chain: allotment, death, relinquishment, mutation, conversion, sale. Done in the other order — trying to sell first, or applying for conversion without dealing with the daughters’ shares — the same family would have met an objection at every step.
Across the Yamuna, the position is different in a way that many buyers discover late. Land in Noida, Greater Noida and the Yamuna Expressway area is acquired and developed by the respective industrial development authorities and allotted on long lease — commonly ninety years. A builder who develops a group housing project there is itself a lessee of the authority.
The buyer of a flat in such a project therefore cannot receive freehold title from the builder, because the builder does not have it. What the buyer receives is a registered sub-lease deed, usually tripartite, executed by the authority, the builder and the buyer, which transfers the builder’s leasehold interest in the flat and a proportionate share of the land to the buyer for the remainder of the lease. That sub-lease is the document of title. There has been no general scheme for converting such flats to freehold, and a buyer waiting for a “freehold conveyance” is waiting for a document that does not exist.
The practical problem in Noida has been different: the sub-lease cannot be registered until the authority permits it, and the authority has refused permission where the builder owes it land dues. Tens of thousands of buyers in projects with defaulting builders found themselves in possession, or ready for possession, with no registration possible. Policy measures in 2023 sought to unblock registrations in such projects by allowing builders to pay a portion of dues, and many registrations followed; the terms and their application to a particular project should be checked with the authority and the builder.
For a buyer in Noida or Greater Noida, the questions to ask are therefore: has the builder received the occupancy or completion certificate; has the authority permitted registration in the project; and what stamp duty is payable on the sub-lease deed under Uttar Pradesh’s stamp law. Once registered, the sub-lease should be followed by transfer of the authority’s records to the buyer’s name.
In Gurugram the position is closer to the ordinary case. Most group housing projects are on land held by the developer under licences granted by the State’s town and country planning department, and flats are sold as freehold. The buyer’s document of title is the builder’s conveyance deed, registered at the sub-registrar’s office, and the RERA duty under Section 17 applies to projects the Act covers.
Plots and properties allotted by the Haryana Shehri Vikas Pradhikaran, formerly HUDA, follow that authority’s own rules: an allotment, payment of the price and any enhanced compensation for the land, and in due course a conveyance deed from the authority. Transfers of HSVP plots before the conveyance go through the authority’s transfer procedure. Enhanced compensation demands — raised years after allotment because the original landowners obtained a higher award — are a recurring issue and should be checked before buying.
In builder projects, the recurring issue is the same as elsewhere: an occupancy certificate for some towers but not others, dues to the department or to the licence holder, and builders slow to execute deeds. A buyer should ask for the occupancy certificate for the specific tower, not the project, and for the conveyance to be executed within the period the Act requires.
Stamp duty in Haryana is charged at rates that differ for men and women and for urban and rural areas, on the higher of the consideration and the collector rate. As with Delhi and Uttar Pradesh, the figure is worked out on the day of registration.
A large share of new housing in South and West Delhi is not in towers but in builder floors: an old house on a freehold plot is demolished, a builder constructs three or four floors with a stilt parking level, and each floor is sold separately. The legal structure of these sales is different from both a flat in a society and a whole house, and the conveyance has to reflect it.
What each buyer receives is a conveyance of the floor — its built-up area, with a specified carpet area — together with an undivided proportionate share in the land, commonly expressed as a percentage of the plot. Whether the shares are equal or weighted, and how they add up, has to be stated precisely, because the land share is what each owner will hold if the building is ever demolished and rebuilt. Where the plot was jointly owned before the builder came in, the original owners’ own title and the development arrangement with the builder should both be recited.
The rights that cause disputes are the roof and the stilt. The roof above the top floor, and any right to build further on it, is sometimes sold with the top floor and sometimes retained or shared; the deed must say which. Stilt parking is usually allotted by numbered space to particular floors, and the deed should identify the space. Common staircase, lift, water tank and meter rooms should be described as common to all floors. Each floor is then separately mutated and assessed to property tax.
Stamp duty is charged on each floor’s conveyance at the value of what is conveyed, including the land share, subject to the circle rate for built-up property in that category of colony. Buyers of builder floors should also check that the building was constructed within the sanctioned plan and that the number of floors and the stilt are permitted, because an unauthorised floor cannot be made good by a well-drafted deed.
A conveyance is valid only if the person executing it has the power to transfer. Most conveyances are signed by the owner in person, but a significant share are not, and each alternative carries its own requirements.
A power of attorney holder can execute a conveyance on the owner’s behalf if the power expressly authorises it. The deed is executed in the owner’s name by the attorney, and the sub-registrar will usually want the original power of attorney, proof that it was properly executed and, where required, registered, and some assurance that the owner is alive, because a power of attorney ends on the principal’s death. For an owner abroad, the power of attorney is signed there and authenticated — see our apostille guide.
A company acts through a signatory authorised by a board resolution, which should name the property and the signatory. A trust acts through its trustees within the powers its deed gives, and some trusts need a charity authority’s permission to transfer property. A partnership firm acts through partners authorised by the deed or by all partners. See our board resolution guide.
A minor’s property needs particular care. Section 8 of the Hindu Minority and Guardianship Act, 1956 provides that the natural guardian of a Hindu minor shall not, without the previous permission of the court, mortgage, charge, sell, gift, exchange or otherwise transfer any part of the minor’s immovable property, and a transfer in breach is voidable at the instance of the minor. A buyer of property in which a minor has a share — common with inherited property — should insist on the court’s order before paying. Heirs of a deceased owner convey only after their title as heirs is established, often through a will, succession certificate or relinquishment by other heirs.
A conveyance deed has a conventional structure, and each part does a job. A deed that omits a part usually does not fail outright, but it creates a question that someone will ask at the next transaction.
The schedule is where most later problems begin. An area stated in one unit in the deed and another in the tax records, a flat number that changed when the society renumbered, a boundary described by reference to a neighbour who has since sold — each of these becomes a rectification deed later. Time spent on the schedule is the best-spent time in a conveyance.
The recitals are the part of a conveyance that most drafts treat as formality, and the part a careful buyer’s lawyer reads first. They set out, in order, how the property came to the person now conveying it.
For a builder conveyance, the recitals should record the builder’s title to the land or its licence, the sanctioned plan, the occupancy certificate, the agreement for sale with the buyer and its registration, and the full payment. For a freehold conversion, they record the original allotment, the lease, every permitted transfer or mutation since, and the application and payment for conversion. For a society conveyance, they record the promoter’s title, the construction, the sale of each flat and the formation of the society. For a resale of a property whose chain includes inheritance, they record each death, the heirs and how the property came to the present seller.
The reason recitals matter is that a conveyance transfers only what the transferor had. A deed that states the chain allows every future reader to check it against the documents; a deed that says only “the vendor is the absolute owner” asks the reader to take it on trust. Banks and buyers do not. The chain also exposes gaps while they can still be fixed — an heir who never relinquished, a power of attorney that was never registered, a mutation that was never done.
A good practice is to annex copies of the key chain documents to the deed, or at least list them with dates and registration numbers. Our title verification guide explains how a chain is checked.
A conveyance is charged with stamp duty under the State’s stamp law on the market value of the property or the consideration, whichever is higher, with the government’s circle rate or collector rate as the floor. A deed written at a value below the circle rate does not reduce the duty; it only invites a reference for undervaluation.
In Delhi, at the time of writing, stamp duty on a conveyance has been charged at six per cent where the transferee is a man, four per cent where the transferee is a woman, and five per cent for joint ownership by a man and a woman, with a registration fee of one per cent of the value. Uttar Pradesh and Haryana have their own rates, concessions for women and differences between urban and rural areas. Rates, concessions and circle rates change, so the figure is worked out on the day of registration and should not be taken from an old deed or a friend’s transaction. Duty is paid through e-stamping; see our e-stamp paper guide.
Freehold conversion deeds and society conveyances are charged according to the provisions that apply to them, which are not always the same as for a sale, and the calculation for each should be confirmed with the sub-registrar’s office or the applicable notification before the deed is finalised.
Section 27. The consideration (if any) and all other facts and circumstances affecting the chargeability of any instrument with duty, or the amount of the duty with which it is chargeable, shall be fully and truly set forth therein.
Indian Stamp Act, 1899 — Section 27.
That section explains why a conveyance should mention everything: every payment, the full area, every structure, parking, and any other right transferred. A deed that leaves something out to save duty is not merely understated; it contravenes the Act, can attract penalty, and can be impounded if produced later in any proceeding.
A conveyance of immovable property worth one hundred rupees or more must be registered, and an unregistered one does not affect the property. The rules of registration — compulsory registration, the four-month period for presentation after execution, the consequence of non-registration, and the presence of parties before the sub-registrar — are set out in our sale deed guide and apply equally here.
What differs for the conveyances on this page is who has to attend. For a DDA or L&DO conversion, the authority’s authorised officer executes the deed, and the applicant presents it with the authority’s execution already done or arranges execution as the authority directs. For a Noida sub-lease, the authority, the builder and the buyer are all executants. For a society conveyance, the promoter and the society’s authorised office-bearers execute. For a builder conveyance, the builder’s authorised signatory and the buyer attend. Each party’s authority — resolution, office order, power of attorney — must be carried.
Delhi’s sub-registrar offices work by online appointment, with the deed, stamp duty and party details entered in advance, and photographs and fingerprints taken at the office. The documents to carry are the original deed, the e-stamp certificate, identity documents of all parties and witnesses, the authority letters, and originals of the chain documents in case the sub-registrar asks.
After registration, the registered deed is returned — in Delhi usually the same day or shortly after — and a certified copy can be obtained later from the office. Keep the registered original with the chain documents, and use the certified copy for everyday purposes.
A registered conveyance transfers title. It does not, by itself, change the records that the rest of the world relies on, and those need to be changed next.
The first is mutation — the entry of the new owner in the records of the municipal corporation, DDA, the development authority or the revenue department, depending on the property. Mutation does not confer title, as our mutation guide explains, but it is how tax is assessed and how the next buyer’s lawyer confirms that the record matches the deed.
The second is the property tax account, followed by the electricity and water connections and, for a flat, the society or association records — membership, share certificate, maintenance account and parking allotment. For a converted DDA or L&DO property, confirm that the authority’s own records now show the property as freehold.
The third is to update anything that depends on ownership: the home insurance, the bank’s records if the property is mortgaged, and the owner’s will, which should now describe the property as freehold or by its new deed. A will that describes the property by an old lease or allotment is not invalid, but it makes the heirs’ task harder.
Conveyances go wrong in a small number of predictable ways, and each has a known remedy.
A mistake in the deed — a misspelt name, a wrong area, an incorrect boundary or property number — is corrected by a registered rectification deed executed by the same parties. Where the deed was executed by an authority, the correction is made through the authority. It should be done before the next transaction, because every later deed will otherwise repeat the error.
A builder who will not execute the conveyance after the occupancy certificate can be made to by a complaint to the RERA authority for breach of Sections 11(4)(f) and 17, or through a consumer complaint; owners acting together through the association usually get further than individuals. A promoter who will not convey to the society is dealt with through deemed conveyance where the State provides it, and otherwise through RERA or the civil courts.
An authority that rejects or delays a conversion application usually does so for a stated deficiency — a missing link, a mismatched name, outstanding dues. Most are cured by supplying the document or clearing the dues and resubmitting; some need a fresh document, such as a relinquishment by an heir. Where the rejection is unjustified, the authority’s grievance route comes first. Proceedings of any kind — RERA, consumer, civil or writ — are for your advocate, engaged and paid by you directly; our find an advocate page can help.
Send us your documents — we will tell you which conveyance you need
A conveyance is the document every future transaction in the property will begin from. The file around it decides how easy those transactions are.
Keep the registered original of the conveyance, and a certified copy for daily use. Keep every chain document in order: allotment, lease, earlier sale deeds, powers of attorney, wills, death certificates, relinquishment deeds, mutation orders. Keep the approvals — sanctioned plan, occupancy or completion certificate — and the payment record: receipts, conversion challans, stamp duty certificate, registration receipt.
Keep the post-registration records as they are done: mutation order, property tax receipts in the new name, utility bills, society share certificate. And keep a one-page index listing each document with its date and registration number. When the property is next sold, mortgaged or inherited, that index and the originals behind it will answer the questions a buyer’s lawyer or a bank will ask in the order they ask them.
A digitised copy of the whole file, kept separately from the originals, protects against loss; see our document digitisation service.
Conveyance deed work is ₹5,500 and ordinarily takes 3 – 10 days for drafting and the registration file, with freehold conversion and society conveyances depending on the authority’s own processing time.
| What is included | Why it matters |
|---|---|
| Identifying which conveyance you need | Each is signed by a different party on a different trigger |
| Checking the chain of title | A conveyance passes only what the transferor had |
| Drafting with full recitals, schedule and covenants | The schedule is where later disputes start |
| Stamp duty worked out on the day | Rates and circle rates change; Section 27 requires every fact |
| Conversion or society application papers | Affidavits, indemnities and the authority’s forms in order |
| Registration file and appointment | Parties’ authority documents ready |
| Mutation and records papers afterwards | So the record matches the deed |
| An index of your title file | The first thing the next buyer’s lawyer will want |
Stamp duty, registration fees and authority charges are at actuals. Nothing is payable in advance. We do not value property, and we do not give tax advice on the transaction. Where a builder, promoter or authority has to be compelled through proceedings, that is for your advocate, whose fee is engaged and paid by you directly; we do not quote, collect or share it.
A DDA flat needs a conversion deed from DDA. A Noida flat needs a registered sub-lease, not a freehold that will never come. A builder flat needs the builder’s conveyance within three months of the occupancy certificate. A building needs its land conveyed to the society. Send us what you have — allotment, agreements, receipts, any earlier deeds — and we will tell you which conveyance is missing, who has to sign it, what it will cost in stamp duty, and what has to be fixed in the chain before it can be registered.
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Enrolled advocates anywhere in India can apply to be listed. Your entry is published only after we verify your enrolment number with your State Bar Council.
This directory carries no ratings, no reviews, no rankings and no fees — only the factual particulars the Bar Council of India permits, published at each advocate's own request. Browse the network · Terms for Advocates