Sale Deed Format in Word (flat / property)
Free sale deed format in Word for a flat: operative words, covenants for title, schedule and boundaries, plus a filled-in sample and state stamp duty notes.
The sale deed is the instrument that transfers ownership. Everything before it — the token, the agreement to sell, the loan — is preparation; this is the document that gets registered and that a future buyer's lawyer will read twenty years from now.
Which is why it is the one document on this page you should least expect to use as-is. Sub-registrar practice, mandatory recitals, the exact form of the schedule and the stamping all vary by state, and conveyancing is genuinely a specialist job.
What this draft gives you is the structure — the operative words of conveyance, the covenants for title, the schedule and boundaries — so that when the lawyer sends theirs back, you can read it properly and spot what is missing.
What is in the file
- Recitals establishing how the seller derived title, with space for the full chain
- The operative words of conveyance — grant, sale, transfer and assignment in perpetuity
- Receipt of consideration and the TDS position recorded on the face of the deed
- Covenants for title, quiet enjoyment, and further assurance
- Delivery of possession, and handing over of original documents
- A schedule with boundaries in all four directions, survey and sub-registrar details
- An annexure listing fixtures and fittings passing with the property
Use a conveyancing lawyer. Genuinely.
Of everything in this toolkit, this is the document where a template is least sufficient. Registration is refused for reasons that look trivial — a boundary description that does not match the revenue record, a missing recital, incorrect stamping — and a deed that registers with a defect is a problem the buyer inherits permanently.
Check the schedule against the revenue record
The boundaries and identifiers in the schedule must match the records, not the brochure. This is the most common cause of a deed being sent back at the counter.
Record the TDS on the face of the deed
Stating the amount deducted and the challan reference in the deed itself avoids an argument later about whether the full consideration was paid.
Every owner signs
All of them. A deed executed by three of four co-owners is not a partial transfer — it is a dispute waiting for the fourth to notice.
Filled-in sample
How the recitals, consideration and schedule read once filled in. Every name, number and boundary here is invented for illustration — it is a SAMPLE, not a real deed.
| Executed at / on | Mohali, Punjab — 15 October 2026 |
|---|---|
| Vendor | SAMPLE: Gurpreet Singh Sandhu, aged about 52, business, 7 Example Colony, Kharar — PAN on file |
| Purchaser | SAMPLE: Neha Sharma, aged about 34, doctor, 90 Sample Vihar, Panchkula — PAN on file |
| Vendor’s title | Sale deed dated 12 March 2018, registered as document no. 0000 (sample) at the Sub-Registrar, Mohali |
| Agreement to sell | Dated 1 September 2026 at a total consideration of ₹62,00,000 |
| Consideration paid | ₹2,00,000 token (1 Sep 2026, NEFT) + ₹10,00,000 on agreement (5 Sep 2026, RTGS) + ₹49,38,000 balance on execution (RTGS) |
| TDS | ₹62,000 deducted by the purchaser (1%, as the consideration is ₹50 lakh or more — section 393(1), Table Sl. No. 3(i) of the Income-tax Act, 2025, which replaced section 194-IA on 1 April 2026), challan reference recorded |
| Property | Flat 1104, Sample Towers, Sector 66, Mohali — 1,240 sq ft carpet, 11th of 18 floors, covered parking C-44 |
| Boundaries | North: Flat 1103 · South: open to sky / road · East: common lobby · West: Flat 1105 |
| Stamp value adopted | The higher of ₹62,00,000 and the collector / circle rate for that tower |
| Possession | Vacant possession delivered on execution with 3 sets of keys; electricity meter reading 18,442 |
| Originals handed over | Previous sale deed, allotment letter, occupancy certificate, society NOC, last property-tax receipt |
The same sample is on the last page of the download, after the blank draft.
State-by-state notes
What the official state and central sources say, read on the dates shown. Rates and rules change by notification — confirm on the linked page, or with the sub-registrar, on the day.
| State | What the official source says |
|---|---|
| Maharashtra | Conveyance: 5% of market value in municipal corporation and council areas, 4% in gram panchayats; women 1% less. Registration 1%, maximum ₹30,000. Source: Maharashtra Stamp Act schedule, master copy dt 31.07.2026, checked 19 September 2026 |
| Delhi | Stamp duty 6% for men, 4% for women. Registration 1% plus ₹100 pasting fee. Source: Delhi Revenue Department, checked 19 September 2026 |
| Karnataka | Conveyance, including flats: 5% of market value plus surcharge and additional duty. Registration 2% from 31 August 2025. Source: IGR Karnataka, checked 19 September 2026 |
| Tamil Nadu | Sale: 7% of market value. Registration 2% (reduced from 4% on 1 April 2023). Source: TNREGINET — Duty and Fees, checked 19 September 2026 |
| Telangana | Sale deed outside gram panchayats: 5.5% stamp duty, 1.5% transfer duty, 0.5% registration. Source: Telangana Registration ready reckoner, checked 19 September 2026 |
| Uttar Pradesh | Stamp duty 5% for men; women 4% on the first ₹10 lakh and 5% above. Source: IGRS UP stamp duty table (undated), checked 19 September 2026 |
| Haryana | Urban 7% (including 2% municipal duty), rural 5%; women get a 2% exemption. Source: Haryana Jamabandi stamp duty rates (undated), checked 19 September 2026 |
| Punjab | Sale: 5% stamp duty plus 1% social infrastructure cess plus 1% PIDB; registration 1%, maximum ₹2 lakh, plus a facilitation charge. Source: Punjab Revenue Department (undated), checked 19 September 2026 |
| West Bengal | 6% in corporation, municipal and notified areas, 5% in panchayat areas, plus 1% where the value exceeds ₹1 crore. Registration 1%. Source: West Bengal Registration, checked 19 September 2026 |
| Rajasthan | 6% for men, 5% for women, plus a surcharge of 30% of the duty. Registration 1%. Source: Rajasthan rate sheet (applicable 01-05-2024), checked 19 September 2026 |
| Kerala | 8% of fair value or consideration, whichever is higher. Registration 2%. Source: Kerala Registration ready reckoner (as on 01.04.2023), checked 19 September 2026 |
States not listed are left out because their current figures could not be confirmed on an official source — not because nothing applies there.
Questions
What is the difference between an agreement to sell and a sale deed?
An agreement to sell is a promise to transfer on agreed terms in future; the sale deed is the instrument that actually transfers title. Only the registered sale deed conveys ownership.
Can I write my own sale deed?
You can, and it is a poor idea. Stamping, mandatory recitals and sub-registrar practice differ by state, and defects here are permanent and expensive. Use this to understand what your lawyer produces, not to replace them.
Who pays the stamp duty on a sale deed?
Conventionally the buyer, but it is a matter of agreement and should already have been settled in the agreement to sell. It is charged on the consideration or the circle value, whichever is higher, in most states.
Is the sale deed format available in PDF as well as Word?
The download is a Word file, deliberately: a sale deed has to be edited heavily before it is any use to you — parties, the chain of title, the schedule and the boundaries all change. Open it in Word, Google Docs or LibreOffice, complete it, then export to PDF from there if you need a PDF to circulate. A locked PDF template would only have to be retyped.
Is this a sale deed draft or a finished deed?
A draft, and it says so on the first page. It carries the structure — recitals, operative words of conveyance, covenants for title, the schedule and the boundaries — with blanks where the facts of your transaction go. It is meant to be filled, reviewed by a conveyancing lawyer, stamped as your state requires, and then registered.
Is there a filled sale deed sample to look at?
Yes. The filled sample on this page shows a completed residential flat sale, clause by clause, so you can see what each blank is supposed to contain before you fill your own. Read it alongside the draft: the sample explains the intent, the draft is what you actually edit.
Is the sale deed format in English valid in India?
Yes. A sale deed in English is valid and registrable across India. Some sub-registrar offices ask for a translation in the state language, or for the schedule of property to be given in it, and a few states charge a small fee for that. Ask the sub-registrar office where the deed will be registered before you print the final copy.
Does a property sale deed format differ for a flat, a plot and a house?
The structure is the same; the schedule is not. A flat needs the building name, floor, flat number, the undivided share in the land and the society or association details. A plot needs survey numbers and boundaries in all four directions. An independent house needs both, plus the built-up structure described separately. The draft here is written for a flat and marks where a plot or house schedule would differ.
This is a working template, not legal, tax or financial advice. Requirements differ by state and by transaction — have a lawyer and a chartered accountant confirm anything that matters before you or a client rely on it.
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