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FREE TEMPLATE / REAL ESTATE AND PROPERTY

Sale Deed

A sale deed for a house, flat, plot or land in India. The vendor sells the property to the purchaser for a stated price, records how it was paid, hands over possession and promises clear title. Both sign before two witnesses and the deed is registered with the sub-registrar.

For India.

Download the free PDF

This page lists how to sign it in India. See how it is signed

First page of the Sale Deed template
PDF, 4 pages, 17 KB
THE DOCUMENT

What it covers

The template has 10 parts.

  1. The parties
  2. The Vendor's title
  3. Price and payment
  4. Sale
  5. Possession and documents
  6. The Vendor's covenants
  7. Records and outgoings
  8. Stamp duty
  9. Schedule of the Property
  10. Signatures
BEFORE YOU START

What you will be asked

Have these details ready. The template needs them before anyone signs.

  • Which state in India is the property in?
  • Who is selling the property? Give the full name as it appears in the title deed.
  • What is the vendor's father's name, or her husband's name if the vendor is a married woman?
  • How old is the vendor?
  • What is the vendor's PAN? Say skip if the vendor has none.Optional
  • What is the vendor's residential address?
  • Who is buying the property? Give the full name.
  • What is the purchaser's father's name, or her husband's name if the purchaser is a married woman?
  • How old is the purchaser?
  • What is the purchaser's PAN? Say skip if the purchaser has none.Optional
  • What is the purchaser's residential address?
  • How did the vendor become the owner? Give the document, its date, and its registration number and office.
  • What is the total sale price?
  • Please say the sale price in words, as it should be written in the deed.
  • How was the price paid? Give each payment with its mode, date and reference, including any tax deducted at source.
  • What is the government guideline or circle rate value of the property? Say skip if you do not know it yet.Optional
  • Describe the property as the title deed does: its survey or door number, area, location and its boundaries on all four sides.
  • In which town or city will the deed be signed?
THE PEOPLE

Who signs

Everyone the template names, and what each one does.

  • Vendor (seller)Signs
  • Purchaser (buyer)Signs
  • First witnessWitness
  • Second witnessWitness
SIGNING RULES

How it is signed in India

The rules for a deed transferring property depend on where it is signed. Laws change, so check the sources before anyone signs.

India

Print and sign in ink

Print it and sign it in ink in front of two witnesses, who sign it too. It must then be registered. Stamp duty is paid before it is signed.

Steps

  1. Pay stamp duty on the market value by e-stamp or the state's system.
  2. Print the deed on the e-stamp paper or attach the certificate.
  3. Sign it with two witnesses.
  4. Register it with the sub-registrar within four months.

What the law asks for

E-signature
Not acceptedThe Information Technology Act First Schedule leaves contracts for sale or conveyance of immovable property out.
Witnesses
TwoTwo witnesses sign, and attend the registration.
Notary
Not needed
Remote signing
Not available
Registration
RequiredRegister it with the sub-registrar within four months of signing (Registration Act 1908 sections 17 and 23).
Stamp duty
RequiredStamp duty on the market value at the state's rate, paid before registration.

Sources

Checked 25 October 2026 against these sources.

QUESTIONS

Common questions

Answers from the signing rules on this page.

Can the sale deed be signed electronically in India?

No. An electronic signature is not accepted for it in India. The Information Technology Act First Schedule leaves contracts for sale or conveyance of immovable property out.

How many witnesses does the sale deed need in India?

Two witnesses. Two witnesses sign, and attend the registration.

Does the sale deed need a notary in India?

No. No notary is needed.

Does the sale deed need to be registered in India?

Yes. It must be registered. Register it with the sub-registrar within four months of signing (Registration Act 1908 sections 17 and 23).

Is stamp duty due on the sale deed in India?

Yes. Stamp duty is paid before it is signed. Stamp duty on the market value at the state's rate, paid before registration.

Can the sale deed be signed or witnessed remotely in India?

No.

THE RIGHT TEMPLATE

Where it fits

For the final sale of a house, flat, plot or land in India once the price is paid. Use an agreement for sale while the price is still being paid, and the gift deed when there is no price. Sign prepares it to print on e-stamp paper: the vendor and the purchaser sign in ink before two witnesses, and the deed is then registered with the sub-registrar where the property is.

A CAREFUL CHECK

Before you rely on it

Original Centilio wording, not legal advice. A sale of immovable property under section 54 of the Transfer of Property Act, 1882. Registration with the sub-registrar is compulsory under section 17 of the Registration Act, 1908, within four months of signing. Stamp duty is set by each state, in most states on the market value or the price, whichever is higher. When the price is Rs 50 lakh or more, the purchaser deducts tax at source of 1 percent under section 393(1) of the Income-tax Act, 2025, which replaced section 194-IA from 1 April 2026. Search the encumbrance certificate and check the earlier title deeds, approvals and tax receipts before paying. The deed records the full price as paid and does not cover a price paid later, a property sold with tenants, a new flat from a builder, limits on buying agricultural land, or a sale by a power of attorney holder. Have a local advocate check the title and the deed before registration.