What is Sale deed?

Under section 54 of the Transfer of Property Act, 1882, a sale of land or buildings worth ₹100 or more can only be made by a registered document. In everyday speech this is ‘the registry’ or bainama. It is signed by the seller and buyer before the sub-registrar, with witnesses, after stamp duty is paid.

The deed describes the property (survey or khasra number, area and boundaries), the price, how it was paid and the seller’s promise that the title is clear. Stamp duty is charged on the higher of the price and the government circle rate.

A sale agreement, an ‘agreement to sell’, a power of attorney or a notarised affidavit does not transfer ownership by itself — only the registered sale deed does. After registration the buyer applies for mutation so the land record shows the new name.

Why it matters if you live abroad

A genuine-looking sale deed signed by an impersonator or a misused POA holder is the core of most NRI land fraud — an encumbrance certificate or registration search will show if one exists against your land.