Kagaznama

Show-Cause Reply and Appeal against Resumption or Forfeiture (Section 45, PRTPDA 1995 — Authority Plot or House)

At a glance

Price: Free
Stamp duty: NO STAMP DUTY OR COURT FEE on the reply/appeal — not an instrument (s.2(14)); the Estate Officer/Chief Administrator/Competent Authority aren't courts.
Registration: NOT REGISTRABLE — a reply/appeal/affidavit asserts rights, doesn't create them (s.17/18).
Witnesses: NO ATTESTING WITNESSES — not a deed.

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Also called

Reply to show cause notice
show-cause notice reply
karan batao notice ka jawab
kaaran dasso notice da jawab
resumption notice reply
reply to resumption notice
appeal against resumption
appeal against forfeiture

When you need it

For an allottee of a plot/house/booth/SCO from a Punjab development authority (GMADA/GLADA/ADA/JDA/BDA/PDA/PUDA) who's received a notice about money owed or premises held wrongly. What you hold is an allotment letter — title stays the Authority's until full payment (s.43(6)), no transfer without permission (s.43(7)).

Two stages: s.45(1) default gets a 30-day show-cause notice before any penalty (capped at the amount due); s.45(2) then imposes it, fixing a payment period; only further default triggers s.45(3) — another 30 days — then s.45(4) resumption/forfeiture, capped at 10% of TOTAL consideration/interest/dues, not the bare price. Section 44 mirrors this for rent/fee arrears. Appeal: s.45(5) gives 30 days from the order to the Chief Administrator; s.45(6) lets him confirm/vary/reverse; s.45(7) six months to call for the record. A vacate order (s.46) or damages (s.47) goes to the Competent Authority under s.48(1) — THIRTY DAYS FROM SERVICE OF THE NOTICE, not the order. Section 46(3) purge: paying arrears/complying within those 30 days cancels a vacate order. Pick the addressee deliberately — wrong officer wastes the limitation period. A s.45(8) revision to the State Government (a further 30 days) is a SEPARATE document, not this one. An optional payment offer helps where the default is genuine; leave it blank if disputing the demand's lawfulness. Common in GMADA's Sectors 76-80 and comparable estates: enhancement demands, extension-fee penalties (GMADA's own scale: 2-4% of allotment price by year band). NOT FOR: a private builder purchase (s.44, PAPRA excludes authorities — use Form M/N to Punjab RERA instead); Chandigarh property (PRTPDA doesn't extend there); pure delay without default (a Right to Service Act matter, first appeal to the Additional Chief Administrator); or as a writ substitute once the ladder is exhausted.

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See stamp duty, registration and witnesses

What follows is written for Punjab. 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

NO STAMP DUTY OR COURT FEE on the reply/appeal — not an instrument (s.2(14)); the Estate Officer/Chief Administrator/Competent Authority aren't courts. ONE FEE: Rs 15 (rule 14, 1995 General Rules) for an appeal — demand draft or counter payment, receipt stapled; a reply carries NO fee. Rule 15 applies the same Rs 15 to a s.45(8) revision. THE AFFIDAVIT (at this document's foot): Article 4, Schedule I-A — published Rs 10, but GLADA's own format specifies Rs 25 non-judicial paper (the safe figure); each deponent needs their own paper. IF YOU WIN: the eventual conveyance deed carries 5% duty + 1% Social Infrastructure Cess + 1% PIDB (7% aggregate), 1% reg fee (capped Rs 2,00,000), facilitation by slab, Rs 600 mutation, Rs 200 pasting. GMADA's own form declines to fix the rate — ask at the Sub-Registrar counter. No Chandigarh figure — PRTPDA doesn't extend there.

Registration

NOT REGISTRABLE — a reply/appeal/affidavit asserts rights, doesn't create them (s.17/18). WHAT REPLACES IT: present in duplicate at the Authority's counter (GMADA: PUDA Bhawan, Sector 62; GLADA: Ferozepur Road, Ludhiana), insist on a dated diary-numbered stamp — proof cause was shown or the appeal preferred within the 30-day window. Rule 14 also permits registered post. THE CERTIFIED COPY is a rule-14 condition — apply the day you receive the order (the 30 days run from communication, not copy receipt); if not ready in time, file with the receipt and pick this form's fallback option. ALL LIMITS: 30 days to show cause (s.45(1)/(3)); 30 to appeal (s.45(5)); six months for the record (s.45(7)); 30 for State Government revision (s.45(8)); 30 from SERVICE (not the order) for a s.46/47 appeal (s.48(1)); 30 to vacate under s.46, with the s.46(3) purge; 30-day minimum for s.47 damages notices.

Notarisation

THE REPRESENTATION ISN'T NOTARISED — just signed, matching the Authority's file specimen. THE AFFIDAVIT MUST BE SWORN — before an Oath Commissioner or a Notary (Rule 10, Notaries Rules 1956 caps the fee at Rs 15 plus Rs 15 attestation, displayed at the chamber). Bring original photo ID and the allotment file. Seven short paragraphs: allottee status, filed/read the representation, facts true, nothing concealed, true-copy annexures, no parallel proceeding (disclose any instead), and attendance/address-update undertakings. Self-attested (not notarised) copies suffice for annexures — the certified order copy is the one exception, from the Estate Office itself.

Witnesses

NO ATTESTING WITNESSES — not a deed. Six things replace witnesses: the appellant/agent's signature (rule 14, with the agent's authority on record); every joint allottee's signature (a s.45(4) order binds all); the certified order copy; the sworn affidavit; the dated diary number/counter stamp (the sole proof of timely filing); and ACTUALLY ATTENDING the hearing (sections 44(1)/45(2)/(4)/46(1) provisos require an opportunity to be heard) — send counsel or an authorised agent if you can't attend personally, and get it recorded in the order sheet.

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BEFORE:
The Estate Officer
Greater Mohali Area Development Authority (GMADA)
PUDA Bhawan, Sector 62, S.A.S. Nagar, Punjab 160062

REPLY TO SHOW-CAUSE NOTICE UNDER THE PUNJAB REGIONAL AND TOWN PLANNING AND DEVELOPMENT ACT, 1995

SUBJECT: Residential Plot No. 1247, Sector 78, Urban Estate, S.A.S. Nagar, allotted vide Allotment / Re-allotment Letter No. GMADA/EO/S-78/2016/4471 dated 1 April 2026 — in the matter of Notice / Memo No. GMADA/EO/SCN/2026/1183 dated 2 April 2026 and the sum of ₹8,12,000 (Rupees Eight Lakh Twelve Thousand only) claimed thereunder.

Respected Sir / Madam,

PART A — THE ALLOTTEE, THE SITE, THE NOTICE AND THE MONEY

A-1. I, Harpreet Singh Bedi, son of Shri Gurdial Singh Bedi, resident of House No. 214, Phase 3B2, S.A.S. Nagar, Punjab 160059, am the allottee and transferee of Residential Plot No. 1247, Sector 78, Urban Estate, S.A.S. Nagar, measuring 250 square yards, in the urban estate of Greater Mohali Area Development Authority (GMADA) (hereinafter "the said site"). I may be contacted on +91 XXXXX XXXXX and at harpreet.bedi@example.com. All notices and orders in these proceedings may be served on me at the above address, and I undertake to intimate any change in it in writing.

A-2. The said site was transferred to me under section 43 of the Punjab Regional and Town Planning and Development Act, 1995 (hereinafter "the Act") by Allotment / Re-allotment Letter No. GMADA/EO/S-78/2016/4471 dated 1 April 2026. The total consideration money fixed for the said site by that letter is ₹42,50,000 (Rupees Forty Two Lakh Fifty Thousand only).

A-3. Against that consideration money I have paid to the Authority a total of ₹36,00,000 (Rupees Thirty Six Lakh only) up to the date of this representation, and the receipts are annexed. My most recent payment of ₹2,50,000 (Rupees Two Lakh Fifty Thousand only) was made on 2 April 2026, and the receipt for it is annexed. That payment is placed on record at the outset because it shows that I have neither abandoned the said site nor set myself against the Authority's dues.

A-4. As on the date of this representation, physical possession of the said site has been delivered to me and I am in possession of it.

A-5. THE COMMUNICATION OUT OF WHICH THESE PROCEEDINGS ARISE. These proceedings arise out of Notice / Memo No. GMADA/EO/SCN/2026/1183 dated 2 April 2026, issued to me by the Estate Officer under sub-section (1) of section 45 of the Act, proposing a penalty for default in payment of consideration money or an instalment. It is identified here whether this representation shows cause against that communication, appeals against an order since passed in the same matter, or does both, so that the file can be traced from a single reference. That notice was served on me on 3 April 2026. Sub-section (1) of section 48 of the Act runs the period of thirty days for an appeal to the Competent Authority "from the date of the service of notice under section 46 or section 47, as the case may be", and not from the date of any order, and it is that date of service which is relied upon for limitation in this matter.

Questions about this document

Does the Show-Cause Reply and Appeal against Resumption or Forfeiture (Section 45, PRTPDA 1995 — Authority Plot or House) need stamp paper or stamp duty in Punjab?

NO STAMP DUTY OR COURT FEE on the reply/appeal — not an instrument (s.2(14)); the Estate Officer/Chief Administrator/Competent Authority aren't courts.

See the full position on stamp duty, registration and witnesses

Does the Show-Cause Reply and Appeal against Resumption or Forfeiture (Section 45, PRTPDA 1995 — Authority Plot or House) need registration in Punjab?

NOT REGISTRABLE — a reply/appeal/affidavit asserts rights, doesn't create them (s.17/18).

See the full position on stamp duty, registration and witnesses

What does the Show-Cause Reply and Appeal against Resumption or Forfeiture (Section 45, PRTPDA 1995 — Authority Plot or House) cost on Kagaznama?

Free.

Documents are free. Only kits are paid.

Does the Show-Cause Reply and Appeal against Resumption or Forfeiture (Section 45, PRTPDA 1995 — Authority Plot or House) need witnesses?

NO ATTESTING WITNESSES — not a deed.

See the full position on stamp duty, registration and witnesses

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