Builder-Purchase Review Pack: PAPRA Agreement of Sale (Form APR VIII) and Punjab RERA Agreement for Sale (Form Q)

स्टाम्प ड्यूटी

Punjab only — no Chandigarh figure. The Revenue Department's table has NO row for an agreement for sale — it falls to Article 5, Schedule I-A. Ask the Sub-Registrar of the tehsil what Article 5 comes to before buying paper. ONE ORIGINAL (Clause 19.7); a counterpart is separately chargeable — settle its duty first, or let the builder take a certified copy instead. The FAR LARGER number: the conveyance deed to follow — 5% duty + 1% Social Infrastructure Cess + 1% PIDB (7% aggregate), 1% reg fee (capped Rs 2,00,000), facilitation by slab, Rs 200 pasting, Rs 600 mutation, on consideration or Collector rate whichever's higher. No woman-buyer concession — widely-repeated online rates are unsourced. Buy the e-stamp on igrpunjab.gov.in, dated on/before signing (s.35 bars an unstamped instrument from evidence, penalty up to ten times the deficiency).

रजिस्ट्री

COMPULSORY under two statutes: s.6(1), PAPRA forbids any advance before a registered agreement (25% cap after); s.13(1), RERA separately caps at 10% before registration — PAPRA's stricter cap and timing govern. THE DATE MATTERS: Clause 18.1 records the registration-appointment date; Clause 5.1 makes the advance payable only after, receipt blank until money arrives — book before signing, don't let the builder collect against an unregistered draft. WHERE/WHEN: Sub-Registrar of the tehsil, via igrpunjab.gov.in; four months from execution (s.23), four more on fine (s.25) — but don't rely on that, since s.6(1) means the builder can't lawfully take money until registered. FEE: 1% capped Rs 2,00,000 plus Rs 200 pasting (no dedicated row — ask which head applies). WHO ATTENDS: the builder's authorised signatory with the original board resolution (s.34(1)); two identifying witnesses (s.34(3)(c)); Aadhaar/PAN for every signer. IF UNREGISTERED: s.8, PAPRA preserves it for a specific-performance suit and s.53A protection — a lifeline, not a plan; doesn't cure the s.36 penalty or stamp shortfall. THE DEED THAT FOLLOWS: due within three months of possession (s.15) or the occupancy certificate (s.17), whichever's earlier; on default, s.16 lets the buyer force unilateral registration, penalty up to Rs 5,000 per unit plus Rs 100/day.

नोटरी

Not required, no substitute — neither section 6(1) nor 7, PAPRA is satisfied by notarisation, and it doesn't let the builder lawfully take an advance or cure a stamp shortfall (s.35). Many builders offer 'notarised now, registered later' with payment against the notarised copy — exactly what s.6(1) prevents; Clause 5.1 exists to stop it. Notarisation belongs on supporting declarations: identity/not-disqualified affidavits, a lost-document indemnity, a non-attending co-allottee's no-objection, a representative's authority letter — on the Sub-Registrar counter's usual denomination. Keep the notarial register entry number for any later timing dispute.

गवाह

No attesting witnesses required by PAPRA/RERA (not a gift/mortgage/will). What the counter needs: s.34(1) personal or authorised appearance, s.34(3)(c) identity verification — two identifying witnesses with their own photo ID. This template's two witness blocks are worth filling with traceable adults, ideally not builder employees. Both parties should sign/initial every page and Schedule D's specifications before the counter — an unsigned spec page is what a builder later disowns. The Allottee and any Co-Allottee both attend — a non-appearing Co-Allottee is off the instrument.