Application for Execution of the Conveyance Deed and No Due Certificate (GMADA / GLADA / PUDA Allottee)

स्टाम्प ड्यूटी

The application isn't stampable — a statutory-authority request, not an instrument under Stamp Act s.2(14). Two things ARE stamped. First, the affidavits (Annexure A, and A-1 on a joint holding) — Art.4, Sch.I-A, Punjab. GLADA's and GMADA's forms print Rs 25 non-judicial for these — buy Rs 25 unless your Estate Office specifies otherwise. Every deponent needs separate paper. Buy as conventional stamp paper — Rs 25 sits below Punjab's e-stamping threshold of Rs 49,999. GMADA separately sells its RTS booklet at Rs 15/form — a form charge, not duty. Second — the real number — the conveyance deed: one of three copies must be engrossed on full-duty stamp paper. Punjab conveyance duty is 5% + 1% Social Infrastructure Cess + 1% PIDB levy = 7% of the higher of consideration/Collector rate — no gender concession traced. UNSETTLED: whether the base is the price paid or the (often higher) Collector rate — GMADA's checklist says only 'as applicable on date of execution', pointing to the Sub-Registrar (S.A.S. Nagar for GMADA, Ludhiana tehsil for GLADA); confirm the Collector rate there first. The wrong base risks impounding (s.33), released under ss.39/40 only with the deficit plus up to 10x penalty. Buy as an e-stamp via SHCIL (SCO 154-155, Sector 17-C, Chandigarh), applicant's own name; don't buy far ahead — certificates unlocked over four months get locked (Stamp Branch order No. 07/15/2026-ST-2(PF-1)/10837, 11 July 2026). Chandigarh doesn't apply — Punjab-only, no authority allotment there. Orientation only: 5% on a sale/conveyance, registration fee 1% (cap Rs 10,000), pasting Rs 20 — the widely repeated 6% is unsupported; confirm at 30 Bays Building if relevant.

रजिस्ट्री

The application and affidavits aren't registrable — s.17(1) requires an interest-creating instrument, and this asks a statutory authority to act. Filed at the Estate Office counter/RTS window; keep the dated diary/receipt number, since the notified period runs from a complete application. The conveyance deed IS compulsorily registrable (s.17(1)(b)); unregistered, it passes no title (s.49). At the registration counter: fee 1% (cap Rs 2,00,000, possibly stale); facilitation Rs 1,000/3,000/5,000 (≤10L/≤30L/>30L); pasting Rs 200; mutation Rs 600; base is consideration or Collector rate, whichever higher. Timing: present within four months (s.23), extendable four more on a 10x fine (s.25) — beyond eight months, no cure. Don't let the engrossed copy sit once signed. File at the tehsil Sub-Registrar (S.A.S. Nagar for GMADA, Ludhiana tehsil for GLADA, relevant tehsil for others) via Punjab's NGDRS. The Estate Officer's signatory and the applicant/joint holders must appear with photo ID. After registration, apply for the change in the Authority's record and the municipal tax record. Service timelines: GLADA — 15 working days conveyance, 7 no-dues, 7 mortgage permission, 21 NOC/duplicate, 15 re-transfer on sale, 45 on death. GMADA: 15 days conveyance (website vs form disagree 15 vs 21 on transfer-permission — cite whichever chart you got); its no-dues period, and ADA/JDA/BDA/PDA's periods, aren't published. Chandigarh is outside this template: a 30-day conveyance/15-day NDC service, registered at 30 Bays Building, mutation auto-triggered since 2025 — none of the Punjab fees apply there.

नोटरी

The affidavits (Annexure A, and A-1 on a joint holding) must be sworn — unsworn, worthless at the counter. Swear before an Oath Commissioner (district court complexes: S.A.S. Nagar, Ludhiana, Amritsar, Jalandhar, Bathinda, Patiala) or a Notary. Each deponent swears separately, own paper. Insist on: personal appearance with photo ID; seal/signature/registration number; entry in the notarial register with the serial number written on the affidavit — check it, since a faint/undated one fails. Notary fees follow Rule 10, Notaries Rules 1956; Oath Commissioners charge a nominal fee. Abroad: an Indian mission's consular officer, or a foreign notary plus apostille — allow extra time with an overseas co-holder. The application itself isn't notarised — signed and witnessed; an attorney needs a certified copy of the registered POA filed, original for comparison. Nothing here substitutes for registration: a notarised affidavit is evidence of a promise, not title.

गवाह

Two witnesses sign the application and its clause-10 undertaking — adults of sound mind, in the applicant's presence, with full postal address and photo ID. Choose independent witnesses: a joint holder or signing attorney can't witness; avoid the deed-writer, property dealer, Estate Office staff — prefer a neighbour or relative with no interest, reachable in ten years. The affidavits take NO witnesses — authenticated by the oath, not attestation. The heavier requirement comes later, at the Sub-Registrar's office for the conveyance deed: s.32/s.34, Registration Act require two identifying witnesses producing ID (PAN/Form 60), photos and thumb impressions captured electronically. The same two may serve, but must attend in person; a minor cannot be used.