Purchase deed format || What is the right purchase deed format for NRIs?

Purchase Deed Format

Purchase Deed, also known as a Conveyance or a Transfer, is used to transmit or transfer ownership. There is a specific purchase deed format that needs to be followed while it is drafted.

What is a Purchase Deed?

Pre-registration property deeds for purchase deeds include a wealth of information and are especially important when historical proof of property ownership is sought for dates prior to the Land Registry’s digitization of Title Registers.

Purchase deed Format amongst NRIs

A Purchase Deed, also known as a Conveyance or a Transfer, is used to transmit or transfer ownership. The ownership deed would be a Deed of Gift if the property was given rather than sold. 

When a property is inherited after death, the ownership deed is referred to as an Assent. A Deed of Exchange (in which two properties are traded) or a Trust Deed (in which a property is held in Trust for another person until he reaches the age of 18) are two more means of transferring a property. Ownership Deeds are the most significant sort of Deed requested by consumers looking to learn about a property’s history since they include the most relevant information.

They’re also valuable for determining a property’s purchase price prior to 2000, when the Land Registry started publishing this information in the Title Register.

Although the Title Register and Title Plan currently establish property ownership, the actual procedure of transferring a property is through Deed, which is normally kept at the Land Registry and accessible for purchase.

A Purchase Agreement is a legal agreement that is signed by two parties: the Seller who desires to sell personal property and the Buyer who wishes to purchase that property. The Agreement lays forth the terms and conditions of the sale and guarantees that both parties will follow through on their commitments.

Purchase deed format jpeg

The following basic elements should be identified:

  1. The individual who owns the personal property and wants to sell it is known as the seller.
  2. The individual who will become the new owner is referred to as the buyer.
  3. A description of the property in full.
  4. The amount that the buyer will pay for it, also formally known as the purchase price.
  5. A purchase agreement can and should be accompanied with a bill of sale or invoice.

When is a Purchase Deed Needed?

If you are selling or buying personal property, you should consider using a Personal Property Sales Contract to document the transaction. A written contract allows both parties to discuss and describe the facts of the sale, and it certifies each party’s understanding of how the transaction will proceed. The purchase deed has a specific format the blueprint of which can be downloaded below.

For tax and accounting purposes, it’s also crucial to maintain track of the property you sell. It’s possible that selling a home will affect your tax return. All miscellaneous income, including revenue from “barter and exchange of products,” must be reported to the Internal Revenue Service (IRS). More information on how the sale of property may affect your tax return can be obtained from a tax lawyer or a qualified accountant.

In general, the correct Purchase Deed Format would include the following:

  1. Who is a seller and a buyer?
  2. What is the product that is being sold?
  3. What is the location of the Seller and Buyer?
  4. When can I expect the item to arrive?
  5. What is the buyer’s price for the item?

Here are some other details that may be included in the Purchase Deed Format:

  1. The state laws that will regulate the Agreement.
  2. Payment Plans are referred to as the governing law. any down payment or payments, as well as the dates on which they are due
  3. Seller’s Representations: The Seller owns the item, however it is being sold as it is.
  4. Taxes: Any sales and use taxes must be paid by the buyer.
deed of sale format

Important Provisions in a Sale and Purchase Agreement (SPA)

1. Parties to the Deed

There are just two parties to the agreement in the simplest version of a sale, where the company being sold is completely owned by a single person or parent company and is being bought by a single buyer. When there are several shareholders in the firm being sold, for example, extra parties may be involved. To sell their shares in these instances, each shareholder will need to engage into a sale and buy agreement.

2. Purchase and sale agreement

This is frequently the SPA’s shortest and most basic provision. It is, nonetheless, one of the most crucial since it assures that full legal ownership of the shares (also known as “title”), as well as all necessary rights attached to the shares, is correctly transferred (e.g., rights to dividends). This clause usually specifies that the shares are free of encumbrances, assuring the buyer that the seller has not committed any of the shares to a bank or other lender.

3. Consideration clause

Buyers pay cash, debt (such as a promissory note issued by the buyer), shares in the buyer, or a combination of these to a seller in exchange for an acquired company.

4. Preventive Covenants 

The buyer will seek to keep the seller from starting a new rival business that will depreciate the value of the firm being sold. As a result, the sale and purchase agreement will include restrictive covenants prohibiting the seller from courting existing customers, suppliers, or employees, as well as from competing with the company being sold in general (for a defined time period and within certain geographic locations). In terms of geography, extent, and duration, these limiting covenants must be acceptable. Otherwise, they may be breaking the law of competition.

5. Warranty Clause and Indemnity Clause

In the agreement, a seller makes representations about the status of the company that is being sold. If a warranty turns out to be false and the company’s value plummets, the buyer may be able to sue for breach of warranty. The company’s assets, accounts, material contracts, litigation, personnel, property, insolvency, intellectual property, and debt are all covered by warranties.

If more specific risks are discovered during due diligence, they are likely to be addressed by an adequate indemnity in the sale and purchase agreement, in which the seller agrees to reimburse the buyer for the indemnified responsibility on a pound-for-pound basis.

6. Precedent conditions

In order to satisfy certain final outstanding conditions, a time gap between signing and completion is sometimes required. These are known as ‘conditions precedent,’ and they frequently include approvals from tax authorities, merger approval from authorities, and third-party consent.

7. Finalization

When legal ownership of the shares transfers to the buyer, the buyer becomes the owner of the target firm. A completion timeline in the SPA will typically detail all of the documents that must be signed as well as any steps that must be taken in order for the deal to be completed.

8. After Completion

Following the completion of the transaction, the sale and purchase agreement remains an important reference document because it details how any earn-out will be handled and contains restrictive covenants, confidentiality obligations, warranties, and indemnities, all of which may be very important in the future.

What are the documents required for a Purchase Deed?

This is the most critical piece of paperwork you’ll need to buy a house. The sale deed must be shown in its original form because it establishes who owns the property. The sale deed must be registered with the Sub-Registrars office in the county where the property is located.

1. Khata Certificate

Different states have different titles for the Khata certificate or extract, which is a necessary document for the registration of a new property. It’s also essential if you want to transfer the property’s ownership at a later date. This document proves that the property is listed in the local municipal records and that the work was done according to a plan that was approved. Before providing you a home loan, banks will require this documentation.

2. Extract from the Mutation Register

This document is for Gram Panchayat properties and contains information on previous owners. Though the property you’re buying is in Gram Panchayat jurisdiction, you’ll need to show this even if it’s not necessary in the original.

mutation property transfer sample

3. Power of Attorney (General) (mainly for NRIs)

This document is necessary to establish that the sale or purchase of a certain property is being carried out on behalf of the property’s owner by an approved person. For a home loan, this must be supplied in its entirety.

General Power of attorney format for NRI

4. Building Plan Copies

A buyer must obtain a copy of the building plan that has been approved by the statutory body to ensure that the property is being built legally and in accordance with established rules and regulations.

5. Certificates of No Objection (NOC)

During the construction of a housing complex, a developer may need to obtain as many as 19 NOCs from various authorities. The number may, however, change depending on state regulations. Request copies of these NOCs from your developer, and preserve them in your own file.

NO OBJECTION CERTIFICATE

6. Letter of Appointment

One of the most crucial documents required for obtaining a house loan is an allocation letter. It is issued by a developer or a housing authority and contains information about the property as well as the amount paid to the developer by the buyer. Remember that an allocation letter is not the same as a selling agreement. On the authority’s letterhead, an allotment letter is issued, and a sale agreement is formalised on stamp paper. In addition, the first owner receives an allotment letter, and subsequent owners can request a copy of the original letter from the seller.

7. Contract of Sale

The terms and conditions, the possession date, the payment plan, the specs, the data regarding the shared areas and facilities, and so on are all listed in this document. The developer is also accountable for the property’s construction, according to the agreement. This document must be submitted in its entirety in order to acquire a home and obtain a mortgage.

Sale deed format for NRIs

8. Letter of Possession

This contract is issued by the developer to the buyer and establishes a date on which the latter will hand over control of the property to the former. For a home loan, the original copy of this document must be produced.

9. Receipts of Payment

If you’re buying a new home, get the developer’s initial payment receipts. If you’re buying a resale home, request a copy of the seller’s receipts so you can show them to the bank.

10. Receipts for Property Taxes

Taxes must be paid by property owners. Make sure the previous owner/occupier paid the property taxes and that there are no outstanding balances. Property tax receipts can also be used to prove a property’s legal status.

Property Tax System software

11. Certificate of Encumbrance

An encumbrance certificate is necessary to show that there are no outstanding legal dues or mortgages on the property. This is one of the most important documents that banks require before granting you a loan. This certificate also contains all of the information about the transactions that occurred over a period of time. In India, if a property has any encumbrances, a Form 15 is issued; otherwise, the owner is handed a Form 16 declaring that there are no encumbrances.

12. Certificate of Completion

This document is required in order to obtain a mortgage. This document proves that the building was built according to a pre-approved plan.

13. Certificate of Occupancy

The local government issues an occupancy certificate to the developer to confirm that the building is ultimately ready to be occupied and that the construction was completed according to the approved plan.

Certificate of occupancy format

5 steps to draft the correct purchase deed format

Step 1: List the legal address as well as the sort of property you’re selling. You might, for example, list the property as a single-family residence. Include any restrictions, zoning rules, or special permissions that may be associated with the property. List any permanent fixtures or appliances that will be included with the property. If you’re including the water heater, water softener, and shutters, for example, include them in the description.

Step 2: In your real estate acquisition agreement, specify the home’s buying price. You can also include any escrow payments that will be made. When it comes to the escrow closing date, be specific. You must vacate the property as the seller before the property is transferred to the buyer. Many escrow accounts close a day or two beyond the purchase agreement’s due date. Make your move-out date a priority.

Step 3: Obtain the buyer’s consent on a move-in date. Keys are usually given to the buyer at the closing table. The closing date can coincide with the day the buyer takes possession of the property.

Step 4: List the buyer’s right to inspect the property for any hazardous chemicals or other technical flaws that could prevent the buyer from purchasing it. Based on the inspection findings, you’ll establish a list of who needs to perform repairs to the property. Make a list of how you and the buyer will work out the details of particular repairs. Any home warranty policies that will come with the property should be reported. Home warranties are a selling point for real estate agents since they alleviate buyer anxieties.

Step 5: Add to the list of conditions and provisions. A provision can be the amount of time the buyer has to acquire financing for the house. Incorporate a standstill clause into the contract. If the borrower fails to obtain financing by the agreed-upon date, the seller will not negotiate the sale of the home with other buyers. Both the buyer and the seller might opt to cancel the contract. You can also insert a non-binding language that states that if all of the basic terms of the purchase agreement are not met, the buyer and seller can walk away from the contract. You will need a binding purchase agreement if you wish to include a non-binding clause in the purchase deed. The purchase deed format in that case can be drafted by a lawyer. Get in touch with a lawyer here.

What is the Property registration procedure for NRIs?

Step 1: Create a deed for online property registration. 

Choose ‘Deed Writer’ from the top menu at https://doris.delhigovt.nic.in/. You will be led to a new website where you can compose your deed according to the appropriate conditions. The following is a list of the paperwork that must be submitted in order to register a property in Delhi.

Create a deed online
  1. One set of Xerox copies of original documents
  2. On both copies of the paperwork, two passport-size pictures are required (seller and purchaser)
  3. ‘E-Stamp paper with the exact stamp duty value
  4. Receipt of the registration fee by e-mail with an undertaking
  5. If the transaction exceeds Rs 50,000, a self-attested copy of the Pan Card or Form 60 is required.
  6. Original ID proof of the parties involved

Step 2: Determine the stamp duty.

To calculate the stamp duty and property registration charges that apply to your property transaction, click to https://eval.delhigovt.nic.in/. Enter the locality, kind of deed, and sub-deed name for the nearest sub-registrar zone in where your transacted property is located. The amount will be computed based on the location category, current transfer consideration amount, land use, total plot area, total plinth area, and construction year.

Pay Stamp duty as applicable

Step 3: Purchase e-stamp paper.

Purchase the precise value e-stamp paper from the nearest Stock Holding Corporation of India, which can be authorised at www.shcilestamp.com.

Step 4: The registration cost must be paid.

Return to the home page and choose the e-registration option to pay the fee and keep the receipt for future use.

READ MORE: Bringing Money from India to USA – NRI Guide

READ MORE: NRI COMPANY REGISTRATION IN INDIA

READ MORE: 10 Steps to get a legal heir certificate in India

Step 5: Set an appointment

Request an appointment with the sub-registrar for property registration in Delhi at http://srams.delhi.gov.in/. For verification, you must enter your e-stamp number below. Mention your district, sub-registrar, and area when filling out the form.

Step 6: Pay a visit to the SRO.

Visit the SRO’s office on the specified date and time, accompanied by the appointment SMS you received for property registration in Delhi. Present the required paperwork at the facilitation counter. Upon conclusion of the registration process, collect the receipt.

FAQ’s on purchase deed and purchase deed format

Is it necessary for me to go to the SRO office to register my property?

Yes, you must visit the registrar’s office even after completing the online process.

In Kolkata, how do you pay stamp duty and registration fees online?

  1. Visit www.wbregistration.gov.in for further information. Fill up an electronic request form for a market value evaluation, stamp, and registration cost.
  2. Fill in the blanks and submit the form. If it’s a joint property, you can also provide the information of many sellers. In the following box, enter the buyer’s information. If you don’t fill out all of the essential fields, the form will be considered incomplete. Mention all of the joint buyers’ names. You must include identifiers or witness information in the final form.
  3. After you’ve saved the form, you’ll need to choose a registration office or a location to register the deed. Choose the appropriate office and generate a query number. This number will be used to pay the stamp duty.
  4. Feed the query number and the year of the inquiry. If there is a refund to be credited, enter the buyer’s bank account information.
  5. Please send the information. The payment portal will be redirected to you. Select ‘Taxes and Non-Taxes Revenue’ from the drop-down menu.
  6. In the department category, pick ‘Directorate of Registration and Stamp Revenue’ and then ‘Payment of Stamp Duty.’
  7. Fill in all of the necessary information, such as the depositor’s name and the enquiry number. Proceed with the payment amount and information. Confirm all of the details and pay with your net banking account. Keep the government reference number on hand for future reference. Return to the home page and schedule a deed registration appointment by entering the enquiry number and year.
  8. All of the information you provided in the online form will be verified by a registrar’s office. Take all of the original documents, as well as a photocopy that has been attested. Your deed will be scanned here, as well as your fingerprint and signature. Your deed will be given after the application has been confirmed, and it will be digitally signed by the registrar office.

What is the difference between a Purchase Agreement and a Bill of Sale?

Before any property or money is exchanged, a Purchase Agreement is completed. It’s an agreement between the parties to engage in a future transaction and it lays out the specifics of that transaction.

A Bill of Sale is a legal document that is signed before, during, or after the exchange of money and property. It serves as a receipt for the transaction and marks the transfer of ownership from the Seller to the Buyer.

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