There are several residential projects in Punjab State and in cities like Mohali.
Once you have decided to go in for the purchase of land or any other property, you may contact some real estate developers in Chandigarh like SBP Group.
1. The first and foremost step is to ascertain the title of the person, who owns the property as per the latest sale deed/gift deed, etc., For this, the only way is to apply for and obtain the EC (Encumbrance Certificate) online or offline at the concerned Sub Registrar’s Office. Normally, it is obtained to cover about 30 years. It will trace the different transfers of ownerships or mortgages or leases if any.
2. Obtain from the prospective seller of the property, all the original documents and Xerox/ certified copies of certain documents, where they are legally allowed, and hand them over to a lawyer to get his opinion over the veracity of the title as well the documents themselves. It would be better if the lawyer is the one from the panels, approved by any bank/ financial institution.
3. Once the title of such seller is legal, clear, and marketable, get the new sale deed prepared, preferably by any bank panel advocate or approved/ licensed stamp vendor. As a pro-people measure, the Revenue Department of the Punjab Government has prepared 19 Drafts/ Templates of various documents relating to registration of properties; you may download and use, free of cost, such documents from the website www.revenue.punjab.gov of Registration and Stamps Department.
4. The new sale deed should be on the stamp papers/ of required value or conquest sheets, duly e-stamped. The stamp duty will be calculated on the following percentages on the sale consideration.
|Ownership||Gender||Stamp Duty||Registration Fee|
|Joint||Woman + Woman||5%||1%|
|Joint||Man + Woman||6%||1%|
|Joint||Man + Man||7%||1%|
5. First, sign the same on all the pages and similarly get the same signed by the seller/s. Wherever required, affix “for seal “if any of the seller or buyer is a company or firm or society. Also, get the fact of Power of Attorney noted near the signature, wherever applicable. Likewise, get the deed witnessed by two persons, along with their addresses, duly filled in the last page of the sale deed. The buyer has to ensure that the Power of Attorney is still in force as of the date of registration and has not been revoked till then.
6. All the three persons, i.e. the buyer, seller, and the witnesses, should visit at the same time the concerned office of the Sub Registrar in whose jurisdiction the particular party is situated or the District Registrar along with the original and Xerox of the photo ID/ Address ID for each of them.
7. Produce the documents and IDs to the staff at the office and act as per their instructions like signing certain registers, maintained by them, affixing thumb impression, taking photographs. If any sale consideration remains to be paid, the buyer should hand over the DD of the same to the seller in the presence of the Registrar. Also, the Registration fees, facilitation charges, pasting fees (Rs.200 per document) should be paid in cash or DD.
The facilitation charges are as per the following slabs:
|Upto Rs. 10,00,000||Rs.1,000|
|More Than Rs. 10,00,001 But Equal to or Less Than Rs. 30,00,000||Rs.3,000|
|From Rs.30,00,001 And Above||Rs.5,000|
8. After verifying and being satisfied with the documents, consideration, fees, and charges paid, the registrar will sign the concerned order for registration. The process of registration will normally conclude on the same day, except under any inevitable circumstances, when it may extend to the next working day. Further, if necessary, he may hold the documents for field visits and then only order registration.
You should ensure that all the concerned documents for new projects in Mohali are presented for registration to the concerned office of the Sub Registrar within four months from its execution date. If it is not possible for valid urgent situations or unavoidable circumstances, the District Register may condone the delay and grant another four months after payment of the prescribed fine.
9. After registration and after scanning all the documents relating to the residential projects in Punjab, the Sub Registrar will return them to the concerned party.
The real estate developers in Punjab will greatly assist you in all of the above processes.
For the online property registration process,
i- Access the website www.igrpunjab.gov.in launched by the NGDRS (National Generic Document Registration System) of Department of Land Resources, Government of India.
ii- Read all the guidelines to be hassle-free at the time of entering the details for registration, as per the following steps/prompts:
Register on the website if you happen to be a new user, furnishing all the login credentials.
Fill in all the details correctly
- General Info
- Details of residential projects in Punjab and their Valuation
- Details of Parties; set one of the parties as a presenter
- Calculation of appropriate Stamp duty
- Pre-Registration Summary
- Upload Files in PDF form within the specific size (KB/MB) for each document
- Submit the data, finally
iii- Visit the concerned Sub Registrar’s office at the scheduled time and submit in person the printout of the appointment/acknowledgement slip and also the uploaded documents to the Sub Registrar Office.
iv- The rest of the procedures are as outlined above.
The documents required for registration of new projects in Mohali are usually as follows:
- Encumbrance Certificates, up to date, for each of the Kharsa Number, comprised in the property. The real estate developers in Punjab will readily have the same.
- Original sale deed, duly signed by all concerned.
- Details of the property containing the survey number/s, including subdivisions, if any, length and breadth, area or size of the land, details of boundaries/ adjoining lands, details of building like concrete or asbestos or shed, plinth area, availability of well, FSI (Floor Space Index), etc.,
- Evidence as to the payment of stamp duty, registration fee facilitation charges, pasting fees, mutation charges
- Property card/ Kharsa
- Latest property tax
- Deed/Document to be registered (in case of partition or settlement or gift etc.).
- Map/ Topo sketch of the land – residential projects in Punjab
- Approval by the concerned authority like Directorate of Town and Country Planning
- Proofs of Identity and address of each of the buyer, seller and witnesses like ADHAAR Card, Voter ID, Ration Card, PAN CARD and some more documents, issued by the State or Central Governments like Pension Payment Order, MNREGA (Mahatma Gandhi Employment Guarantee ) Job Card, etc. If the concerned parties indicated in the document do not have a valid Permanent Account Number (PAN), a declaration, as follows, has to be attached, i.e. Form 60 by parties who have made cash transactions or Form 61 by parties who have their source of income only through agriculture and do not have taxable income from other sources. (vide Rule 114 of Income Tax Rules, 1962).
- Valid Power of attorney (if the property is to be sold or purchased by real estate developers in Punjab or if the seller or buyer is in a foreign country, etc)
- Valuation Certificate given by the Tahsildar concerned (as per the requirements)
- In certain circumstances, other documents like the following would also be insisted:
- Death Certificate of the registered owner
- Legal Heirship Certificates
- No Objection Certificate will be obtained from the legal heirs.
- Parent documents
- Persons entitled to execute a sale deed Persons in whose name the property/ land is registered
- Those who are legal heirs of the deceased landowner.
- Authorized signatory, in case of companies, partnership firms, societies, etc.
- Power of attorney. Generally, the real estate developers in Punjab will have this.
- Any of the above parties or claimants, i.e. the beneficiary, may present the documents for registration.
The following Central and State Acts are to be meticulously complied with followed:
- Registration Act, 1908
- Punjab Registration Rules, 1988
- Indian Stamp Act, 1899
- Punjab Stamp Rules, 1952 and
- Amendments to the same made from time to time.
In respect of any residential projects in Punjab State registered in the concerned Sub Registrar’s office, the title of the buyer of the property starts only on and from the date on which it is registered. To confirm the registration has been complete, you may apply for an Encumbrance Certificate the day next to the date of registration and verify that your name is registered as the purchaser.
The process of registration of gift and settlement deed is more or less the same except in respect of Stamp Duty, which the Punjab State Government has completely waived off.
When the sale is registered, the concerned parties may approach the Revenue Inspectors in case of mutation at the level of Gram Panchayat or Block and Land Reforms official at the level of Panchayat or district magistrate of the concerned district or block and submit the Mutation application or the www.plrs.org.in the official website of Punjab Land Records Society.