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Kagaznama

Agreement to Sell Agricultural Land

At a glance

Price
Free
Stamp duty
CHANDIGARH: Item 22 — 5% of the token/earnest money (not full price), plus 1% registration (cap Rs 10,000) and Rs 20 pasting; confirm at the Sub-Registrar, Sector 17. PUNJAB: unpublished — Article 5, Sch.I-A (entry 5(c) without possession, 5(cc) with); ask the tehsil Sub-Registrar.
Registration
Earnest money alone isn't registrable; a s.53A (TPA) transfer contract is, compulsorily, under s.17(1A) Registration Act.
Witnesses
Two witnesses help evidence execution, not replace registration.

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Also called

  • agricultural land sale agreement
  • agreement to sell farmland
  • zameen bayana agreement

When you need it

For agricultural land, where a postal address isn't enough — fix the revenue identity (village, hadbast, khewat/khatauni, khasra, area), cultivation, tenants, access, standing crop, and acquisition notices. Per s.54 TPA it doesn't convey title — verify the title chain/record of rights; don't assume mutation proves ownership.

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Land-use conversion should be a condition, not a promise.

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See stamp duty, registration and witnesses

What follows is written for Punjab and Chandigarh. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

CHANDIGARH: Item 22 — 5% of the token/earnest money (not full price), plus 1% registration (cap Rs 10,000) and Rs 20 pasting; confirm at the Sub-Registrar, Sector 17. PUNJAB: unpublished — Article 5, Sch.I-A (entry 5(c) without possession, 5(cc) with); ask the tehsil Sub-Registrar. Possession passing either place lets the Collector charge the conveyance/sale rate and compels registration (s.17(1A)). Stamp before signing — unstamped is inadmissible until duty plus penalty is paid (s.35).

Registration

Earnest money alone isn't registrable; a s.53A (TPA) transfer contract is, compulsorily, under s.17(1A) Registration Act. RERA: also s.13.

Notarisation

No substitute for compulsory registration; creates no enforceability alone.

Witnesses

Two witnesses help evidence execution, not replace registration.

Request Stamp Paper

Sample preview — placeholder answers, not your data

AGREEMENT TO SELL AGRICULTURAL LAND

  1. 1. PARTIES AND TRANSACTION

This agreement is made on 1 April 2026 between Harpreet Singh, of House 118, Sector 35-A, Chandigarh, and Aarav Sharma, of House 211, Sector 21, Panchkula.

The agricultural land is situated at House 52, Sector 8, Chandigarh and is further identified by the revenue particulars below.

Seller capacity: Sole owner. Possession when signed: Seller in possession.

  1. 2. PRICE AND PAYMENT

The total sale consideration is ₹2,50,00,000 (Rupees Two Crore Fifty Lakh only). Earnest/token money is ₹25,00,000 (Rupees Twenty Five Lakh only), leaving balance consideration of ₹2,25,00,000 (Rupees Two Crore Twenty Five Lakh only).

Payment mode: Bank transfer. Payment schedule: ₹25,00,000 on signing; balance on registration after title conditions are satisfied..

Tax withholding: Buyer will deduct and deposit tax where the applicable income-tax provision requires it.

  1. 3. TITLE, DOCUMENTS AND DILIGENCE

Seller relies on the following title/allotment/conveyance record: Sale Deed no. 1842 dated 12 June 2018, Chandigarh.

Diligence position: Buyer will complete title diligence before the stated diligence deadline. Objections should be raised by 2 April 2026.

Encumbrance covenant: Seller will convey free from undisclosed mortgages, charges, liens and third-party rights.

Dues: Seller clears dues attributable to the period before completion.

  1. 4. REVENUE IDENTIFICATION

Revenue particulars: Village Manakpur, Hadbast 82, Khewat 114, Khatauni 176, Khasra 22//4/2, area 4 kanal 8 marla.. Land nature/use: Agricultural cultivation. Cultivation/possession: Seller in self-cultivation..

Tenant/cultivator position: Seller states there is no agricultural tenant/cultivator claiming independent rights.

Revenue-record condition: Seller will provide current jamabandi/record-of-rights and mutation chain before completion.

  1. 5. ACCESS, ACQUISITION AND USE

Access: Direct recorded/public access available.

Acquisition/restriction notices: Seller states no acquisition/land-pooling notice has been received for the stated land.

Land-use reliance: Buyer purchases on existing agricultural-use basis without seller promise of conversion.

  1. 6. CROPS AND TREES

Standing crop/tree allocation: Standing crop belongs to seller until the stated harvest date. Details: Wheat crop to be harvested by seller by 10 April 2027.

  1. 7. MEASUREMENT AND POSSESSION

The buyer may verify area, boundaries, approach and possession against current revenue records before completion. A material discrepancy must be resolved in writing rather than assumed from broker/site description.

  1. 8. COMPLETION AND CONVEYANCE

The parties will complete the sale and execute/register the required conveyance by 2 April 2026, subject to the conditions stated in this agreement.

Questions about this document

Does the Agreement to Sell Agricultural Land need stamp paper or stamp duty in Punjab and Chandigarh?

CHANDIGARH: Item 22 — 5% of the token/earnest money (not full price), plus 1% registration (cap Rs 10,000) and Rs 20 pasting; confirm at the Sub-Registrar, Sector 17. PUNJAB: unpublished — Article 5, Sch.I-A (entry 5(c) without possession, 5(cc) with); ask the tehsil Sub-Registrar.

See the full position on stamp duty, registration and witnesses
Does the Agreement to Sell Agricultural Land need registration in Punjab and Chandigarh?

Earnest money alone isn't registrable; a s.53A (TPA) transfer contract is, compulsorily, under s.17(1A) Registration Act.

See the full position on stamp duty, registration and witnesses
What does the Agreement to Sell Agricultural Land cost on Kagaznama?

Free.

Documents are free. Only kits are paid.

Does the Agreement to Sell Agricultural Land need witnesses?

Two witnesses help evidence execution, not replace registration.

See the full position on stamp duty, registration and witnesses

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