Sale Deed in Tamil Nadu: Complete Guide for Coimbatore Buyers

A sale deed is the primary legal document that transfers ownership of an immovable property from the seller (vendor) to the buyer (vendee). In Tamil Nadu, it is called விற்பனை பத்திரம் (Virpanai Pathiram).

Key facts about a sale deed:

• It is the final, conclusive proof of property ownership • It must be signed by both the seller and buyer in the presence of two witnesses • It must be registered at the Sub-Registrar's Office (SRO) to have legal effect — an unregistered sale deed is inadmissible as evidence of title • Once registered, it creates an irrefutable public record of the transfer • It is different from a sale agreement — a sale deed is the actual transfer, while a sale agreement is merely a promise to sell

Under Section 17 of the Registration Act, 1908, registration of a sale deed for immovable property valued above ₹100 is compulsory. In practice, all property transactions require registration. Always retain the original registered sale deed — it is irreplaceable.

Many buyers confuse a sale agreement with a sale deed. Understanding the difference is critical:

• Sale Agreement (பேரம் பத்திரம்): A contract between buyer and seller agreeing to complete the sale at a future date on specified terms. It fixes the price, payment schedule, and handover timeline. It does NOT transfer title. Stamp duty on a sale agreement is typically ₹20 (flat) in Tamil Nadu for agreements not creating immediate possession.

• Sale Deed (விற்பனை பத்திரம்): The final document that actually transfers ownership. Full stamp duty and registration charges apply. It must be executed after the entire sale price is paid.

Typical transaction flow in Coimbatore: 1. Sign the sale agreement with 10–20% advance payment 2. Obtain bank loan sanction (30–45 days) 3. Complete legal due diligence — EC, patta, title search 4. Pay balance amount and execute the sale deed 5. Register the sale deed at the SRO within 4 months of execution

Never pay the full sale price at the agreement stage. If the seller defaults, you can claim specific performance under the Specific Relief Act, but this involves litigation. Protect yourself with a properly drafted agreement.

Gather these documents before your SRO appointment:

**Seller's documents:** • Original title deed / previous sale deed • Patta (land ownership record) in seller's name • Encumbrance Certificate (EC) for the past 30 years • Property tax receipts (up to date) • Society/association NOC (for apartments) • Building plan approval from DTCP/CCMC/LPA • Occupancy Certificate (for completed apartments) • Identity proof (Aadhaar, PAN)

**Buyer's documents:** • Aadhaar card and PAN card • Two passport-size photographs • Bank demand draft or challans for stamp duty and registration charges

**Other requirements:** • Two witnesses with identity proof • The sale deed document drafted by an advocate (typed on plain A4 or stamp paper) • Form 1 (details of transaction) — filled online via TNREGINET

For home loan purchases, the bank will also require a copy of the registered sale deed within 30 days of registration. Coordinate with your bank's legal team on the sequence of document delivery.

Coimbatore district has multiple Sub-Registrar Offices (SROs). Choose the SRO with jurisdiction over the property's location:

• **SRO Coimbatore North** — covers areas like RS Puram, Gandhipuram, Peelamedu, Saravanampatti (northern zones) • **SRO Coimbatore South** — covers Singanallur, Ganapathy, Ukkadam, Podanur areas • **SRO Singanallur** — dedicated SRO for Singanallur and nearby localities • **SRO Sulur** — covers Sulur, Coimbatore Airport zone, and surrounding villages • **SRO Pollachi** — for properties in the Pollachi taluk • **SRO Mettupalayam** — covers Mettupalayam taluk and surrounding areas • **SRO Annur** — for Annur and Periyanaickenpalayam areas

Practical tips: • Book your slot online via TNREGINET (tnreginet.gov.in) — walk-ins are also accepted but slots fill quickly • Arrive by 9:30 AM; registration offices typically work 10 AM to 5 PM on weekdays • Bring all originals and two sets of photocopies • The actual registration process (document scrutiny, biometric capture, signature) takes 1–3 hours • The registered document is typically returned the same day or within 3 working days

Tamil Nadu has one of the higher stamp duty rates in India. Current rates as of 2026:

• **Stamp duty**: 7% of the property's guideline value (or actual sale consideration, whichever is higher) • **Registration charges**: 4% of the property's guideline value • **Total cost**: 11% of property value

Additional charges: • Transfer of Patta fee: ₹100–₹500 • Advocate drafting fee: ₹3,000–₹15,000 (varies) • Notary/attestation charges: ₹500–₹2,000

Example calculation for a ₹60 lakh property in Coimbatore: • Stamp duty: 7% × ₹60,00,000 = ₹4,20,000 • Registration fee: 4% × ₹60,00,000 = ₹2,40,000 • Total registration cost: ₹6,60,000 (11%)

Guideline value (also called circle rate or ready reckoner rate) is fixed by the Tamil Nadu Registration Department and may be lower than the actual market price. You must pay whichever is higher. Use the AVnester Stamp Duty Calculator at /tools/stamp-duty-calculator for precise estimates. Budget this 11% in addition to your property cost.

Before signing, review these critical clauses with your property advocate:

• **Schedule of property**: Exact survey number, extent, boundaries (north/south/east/west), door number, and village/town — must match the patta and FMB sketch exactly • **Consideration amount**: The actual price paid should be clearly stated. Do not allow under-declaration — it is illegal and creates problems during future resale • **Delivery of possession**: Confirm whether physical possession has been handed over simultaneously with registration • **Title warranty clause**: The seller should warrant that the title is free from encumbrances and they have the right to sell • **Indemnity clause**: The seller should agree to indemnify the buyer against any third-party claims arising from the seller's period of ownership • **Improvement/construction rights**: For plots, confirm there are no restrictions on construction • **Common area rights**: For apartments, confirm the undivided share (UDS) of land is explicitly mentioned • **Loan closure confirmation**: If the seller had a home loan, confirm the original sale deed was held by the bank and is now returned after loan closure

These mistakes can create serious legal complications:

• **Paying cash above the registered price**: Under-declaring the sale value to reduce stamp duty is tax fraud. The IT department matches property registrations with income disclosures. Any undeclared cash is treated as income and attracts penalty + 30% income tax.

• **Not verifying the seller's title before the agreement**: Do the EC and title search before signing any agreement and paying any advance.

• **Missing the 4-month registration window**: A sale deed must be registered within 4 months of execution. Failure requires applying for condonation of delay (a costly and time-consuming process).

• **Not checking for power of attorney sales**: If the seller is not the owner but is acting under a GPA (General Power of Attorney), verify that the GPA is registered, specific, and has not been revoked. Ideally, avoid GPA sales.

• **Skipping the advocate's title opinion**: A one-time cost of ₹5,000–₹20,000 for a title opinion can save you from buying disputed property.

• **Not updating the patta after registration**: After sale deed registration, apply for patta transfer within 90 days at the taluk office. Delay leads to complications in future sales.

Tamil Nadu has a robust online property registration portal — TNREGINET (tnreginet.gov.in). Here's how to use it:

**Pre-registration (done online):** 1. Visit tnreginet.gov.in and create an account 2. Use the "Document Writer" login or citizen login to fill Form 1 (transaction details) 3. Calculate stamp duty online using the built-in guideline value calculator 4. Pay stamp duty online via net banking or at designated bank counters (Indian Bank, IOB, Canara Bank accept stamp duty payments) 5. Book your SRO appointment slot online — choose your preferred Coimbatore SRO

**On the day of registration:** 1. Visit the SRO with the printed Form 1, all original documents, and proof of stamp duty payment 2. The document writer/advocate presents the deed 3. Biometric fingerprint and photo of both buyer and seller are captured 4. The Sub-Registrar verifies and endorses the document 5. The registered document (with SRO seal and document number) is returned

The entire process at the SRO typically takes 1–3 hours. Post-registration, you can track your document and download a certified copy from tnreginet.gov.in anytime. Save the document registration number — you will need it for patta transfer.