Complaint to the Real Estate Regulatory Authority, Punjab in Form 'M' (with Form 'N' and the Form 'L' Appeal)

Stamp duty

None of the three forms attracts duty — not instruments (s.2(14)); plain paper. THE RULES FEE: Rs 1,000 each for Form M (rule 36(1)), Form N (rule 37(1), same payee, the Authority), and Form L (rule 26(1), but favouring the TRIBUNAL, a different payee) — Rs 3,000 total for all three, one draft can't cover two. Cleaner: pay online at rera.punjab.gov.in — the pack prints only the payment particulars matching what you actually did, since an invented DD number in a sworn document is a false particular. Stamp applies to ONE document: the supporting affidavit (prints only with Form M) — Article 4, Schedule I-A; GMADA/GLADA panels specify Rs 25 non-judicial paper, the working figure. Buy as a Punjab e-stamp in the DEPONENT'S OWN NAME. Trap: the Authority/Tribunal sit in Chandigarh though the proceeding is Punjab's — ask if a Chandigarh e-stamp is wanted where the deponent swears there. Behind many complaints: the eventual conveyance deed's 5%+1%+1% duty stack (as elsewhere in Punjab), no gender concession.

Registration

Nothing in this pack is registrable — none of the three forms or the affidavit creates a property interest (s.17). What IS compulsorily registrable — often the complaint's heart — is the AGREEMENT you're suing on: s.13(1), RERA (10% cap) and PAPRA ss.6-7 (25% cap, stricter, binding) both require one; an unregistered agreement after payment is itself a contravention, and the relief options include a direction to register. The model form depends on the project's RERA registration date (2017 Rules to 8.10.2020; Form Q 2020 from then; Form Q 2022 from 26.8.2022). The conveyance deed: due within three months of the occupation certificate (s.17, RERA) or possession (s.15, PAPRA); on default, s.16 forces unilateral registration, penalty up to Rs 5,000/unit plus Rs 100/day. Check the PROJECT's own s.3 registration status on rera.punjab.gov.in — live, lapsed (s.5(3)) or revoked (s.7); an unregistered project has an ADDITIONAL contravention to answer for, not immunity.

Notarisation

The three forms are verified, not sworn — the Gazette-prescribed verification (8.6.2017), signed personally by every complainant/appellant, no notary involved. The AFFIDAVIT needs one — prints only with Form M. Deponent appears in person with photo ID, signs before the notary, who enters a serial number on the register — get it written on the affidavit. Read paragraph 6 before swearing — the no-parallel-proceeding declaration; a live consumer complaint or suit on the same facts makes it false. Many Punjab allottees live abroad — a foreign-sworn affidavit is refused more than anything else: use an Indian consular officer, or a local notary plus apostille. An attorney swearing for an absent allottee can only swear to their own knowledge — a real weakness on booking-stage facts.

Witnesses

No attesting witnesses on any form or the affidavit — the verification plus sworn affidavit are what the Registry checks. Every joint allottee signs every form (a second signature block prints automatically) and swears a separate affidavit. Sign every page, paginate the whole file (rule 26(2)'s double-spacing/stitching applies in spirit to a complaint too). Where the complainant isn't a natural person: AUTHORITY, not witnesses — board resolution, partnership authority, kartaship evidence, or a managing committee's resolution for an allottees' association. A representative under s.56 needs their authorisation and written consent in original (rule 26(5)).