What is the difference between a Sale Agreement and a Sale Deed?

A Sale Agreement is an executory contract recording the promise to sell under agreed terms and price. A Sale Deed is the actual conveyancing instrument that transfers absolute title, rights, and possession, and must be compulsorily registered under Section 17 of the Registration Act, 1908.

Why is a 30-year title derivation chain required in the Sale Deed?

Under Indian conveyancing law, tracing ownership back through 30 years establishes an unbroken, marketable title and rules out adverse claims, undetected mortgages, disputed successions, or invalid family partitions.

How should the property schedule be written for an apartment vs a plot?

For an independent plot/house, specify Survey/PID number, dimensions, and North/South/East/West 4-side boundaries. For an apartment, divide into Schedule A (total project land boundaries), Schedule B (the exact Undivided Share of Land or UDS percentage), and Schedule C (the flat number, floor, RERA carpet area, built-up area, and car parking allocation).

What specific authority clauses are required when a Company or GPA is selling?

For a Company/LLP, mention the Board Resolution date, authorized signatory name/designation, and CIN. For a GPA, cite the registered GPA number, SRO name, registration date, and confirm it is unrevoked with the principal alive.

What are the mandatory covenants and indemnity clauses in a sale deed?

Key covenants include: covenant of good and marketable title, quiet enjoyment, physical handover of 100% original title deeds, tax/maintenance clearance up to deed date, indemnity against defects in title or third-party claims, and seller consent for Khata/revenue mutation.

How should TDS and consideration be recorded in the deed?

State the total consideration in both words and figures along with payment mode (Cheque/DD/RTGS UTR numbers). If the value is ₹50 Lakhs or more, explicitly record the 1% TDS deducted under Section 194-IA (or Section 195 for NRI sellers) and confirm consideration meets or exceeds government guidance value.

Conveyancing & Legal Drafting

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Verify your sale deed clauses before drafting, signing, and registration.

A comprehensive, clause-by-clause drafting guideline and legal review checklist for Indian property sale deeds: pre-drafting due diligence, 30-year title derivation, party capacity (GPA, Company, Trust, NRI, Minor), Section 194-IA/195 TDS, Schedule A/B/C UDS breakdown, and mandatory indemnity covenants.

Sale DeedDrafting GuideClause Checker30-Year Title ChainIndemnitySchedule A/B/CTDS 194-IAGPA RulesSale DeedDrafting GuideClause Checker30-Year Title ChainIndemnitySchedule A/B/CTDS 194-IAGPA Rules

Scope - Indian conveyancing practice under Transfer of Property Act 1882 & Registration Act 1908

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Sale deed drafting & clause review

Audit your draft against essential clauses, title continuity, entity capacity, consideration, and mandatory covenants under Indian conveyancing law.

Transaction & entity scenario

1. Pre-Drafting Due Diligence

2. Parties, Legal Capacity & Entity Authority

3. Recitals, 30-Year Title Chain & Operative Clause

4. Consideration, TDS & Guidance Value Compliance

5. Property Schedule, Covenants, Indemnity & Execution

Readiness score

High Risk

Key legal, tax, or indemnity clauses are missing. Do not execute without closing title chain, schedule, or statutory gaps.

27 priority item(s) need attention.

30-year title chain verified backwards through prior deeds, partitions, and inheritance records

Encumbrance Certificate (EC Form 15/16) obtained for at least 13–15 years confirming no subsisting liens

Khata certificate, extract, or RTC/mutation records verified in the seller's name

Latest property tax paid receipts inspected with zero outstanding municipal/panchayat arrears

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Drafting a sale deed? Avoid missing critical clauses.

Use PE Realtors legal support to draft or vet your sale deed, verify 30-year title continuity, and ensure complete indemnity covenants.

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Check Transfer of Property Act guidance

Authoritative sale deed drafting and clause review guide

Reviewed July 4, 2026

A sale deed is the most critical legal instrument in any property transaction. Missing an indemnity clause, miscalculating undivided share of land (UDS), failing to reference a Board Resolution, or omitting the original title deed delivery covenant can cause severe disputes or registration rejection.

Use this interactive PE Realtors drafting guide to inspect every clause, verify statutory tax compliance, ensure proper schedule formatting, and get your sale deed draft review-ready before execution.

Accuracy note

This page is built for early budgeting and document readiness. Final amounts, status checks, and legal conclusions should be verified through official portals and professional review.

Check Transfer of Property Act Conveyancing Guidance

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A sale deed transfers permanent title. Ensure 30-year title derivation, Schedule A/B/C UDS, and mandatory indemnity covenants are drafted flawlessly.

Sale Deed DraftingCustom sale deed drafting for apartments, sites, villas, and commercial properties.Continue Title Verification30-year title search, EC analysis, and document continuity review.Continue Registration ChecklistStep-by-step checklist for Sub-Registrar Office registration day.Continue Stamp Duty CalculatorCompute exact Karnataka stamp duty and registration fee for your deed.Continue

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Verify your sale deed clauses before drafting, signing, and registration.

1. Pre-Drafting Due Diligence

2. Parties, Legal Capacity & Entity Authority

3. Recitals, 30-Year Title Chain & Operative Clause

4. Consideration, TDS & Guidance Value Compliance

5. Property Schedule, Covenants, Indemnity & Execution

Drafting a sale deed? Avoid missing critical clauses.

Authoritative sale deed drafting and clause review guide

Accuracy note

Get your sale deed drafted or vetted by property advocates

FrequentlyAsked Questions

What is the difference between a Sale Agreement and a Sale Deed?

Why is a 30-year title derivation chain required in the Sale Deed?

How should the property schedule be written for an apartment vs a plot?

What specific authority clauses are required when a Company or GPA is selling?

What are the mandatory covenants and indemnity clauses in a sale deed?

How should TDS and consideration be recorded in the deed?

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Frequently
Asked Questions