ਕਾਗਜ਼ਾਤ

Agricultural Land Lease (Theka/Thekanama)

ਇੱਕ ਨਜ਼ਰ ਵਿੱਚ

ਕੀਮਤ: ₹399 · GST ਸ਼ਾਮਲ
ਸਟਾਂਪ ਡਿਊਟੀ: On the footing that the Term of this lease does not exceed eleven months and the Rent is fixed for the whole Term rather than expressed as a yearly figure, this Deed is treated as within the exemption or nominal-duty treatment ordinarily applied to a short agricultural lease, and is prepared on plain paper.
ਰਜਿਸਟਰੀ: Deliberately NOT presented for registration, on the footing set out in full in clause 13 of this Deed: the Term is kept to eleven months or less, and the Rent is fixed for the whole Term rather than reserved as a yearly sum, so that this lease is not, on the plainer reading, "for any term exceeding one year" within s.17(1)(d) of the Registration Act, 1908.
ਗਵਾਹ: Not legally required for an unregistered lease of this kind, but two witnesses are customary in village practice and are provided for below — commonly a numberdar, a panch, or a neighbouring landholder known to both sides, whose presence is often what actually settles a later dispute about what was agreed.

₹399

GST ਸ਼ਾਮਲ

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ਸਾਰੀਆਂ ਕੀਮਤਾਂ ਵੇਖੋ

ਇਨ੍ਹਾਂ ਨਾਵਾਂ ਨਾਲ ਵੀ

Theka Nama
Theka
Thekanama
agricultural theka agreement
zameen theka karar
kheti wali zameen theka
farm land lease agreement
khet theka nama

ਦਸਤਾਵੇਜ਼ ਆਪ ਅੰਗਰੇਜ਼ੀ ਵਿੱਚ ਹੈ। ਭਾਰਤ ਵਿੱਚ ਇਸ ਤਰ੍ਹਾਂ ਦੇ ਕਾਗਜ਼ ਆਮ ਤੌਰ ਉੱਤੇ ਅੰਗਰੇਜ਼ੀ ਵਿੱਚ ਹੀ ਬਣਦੇ ਹਨ, ਅਤੇ ਰਜਿਸਟਰਾਰ, ਬੈਂਕ ਜਾਂ ਅਦਾਲਤ ਵਿੱਚ ਉਹੀ ਸ਼ਬਦ ਪੜ੍ਹੇ ਜਾਂਦੇ ਹਨ ਜੋ ਲਿਖੇ ਗਏ ਹਨ — ਇਸ ਲਈ ਇਹ ਮੰਚ ਉਨ੍ਹਾਂ ਦਾ ਅਨੁਵਾਦ ਨਹੀਂ ਕਰਦਾ। ਪੰਨੇ ਦੀ ਭਾਸ਼ਾ ਪੰਜਾਬੀ ਹੈ; ਦਸਤਾਵੇਜ਼ ਦੀ ਭਾਸ਼ਾ ਅੰਗਰੇਜ਼ੀ।

ਕੀ ਇਹ ਇੱਥੇ ਹੀ ਭਰਿਆ ਜਾ ਸਕਦਾ ਹੈ

ਇਹ ਇੱਥੇ ਹੀ ਭਰਿਆ ਜਾ ਸਕਦਾ ਹੈ

ਇਹ ਦਸਤਾਵੇਜ਼ ਤੁਸੀਂ ਇਸੇ ਸਾਈਟ ਉੱਤੇ ਭਰ ਸਕਦੇ ਹੋ, ਅਤੇ ਕੁਝ ਵੀ ਤੈਅ ਕਰਨ ਤੋਂ ਪਹਿਲਾਂ ਪੂਰਾ ਖਰੜਾ ਸਕਰੀਨ ਉੱਤੇ ਪੜ੍ਹ ਸਕਦੇ ਹੋ। ਇਹ ਧਿਆਨ ਨਾਲ ਤਿਆਰ ਕੀਤਾ ਖਰੜਾ ਹੈ; ਤੁਹਾਡੇ ਆਪਣੇ ਹਾਲਾਤ ਬਾਰੇ ਦਿੱਤੀ ਸਲਾਹ ਨਹੀਂ।

ਇਸ ਨੂੰ ਭਰਨਾ ਸ਼ੁਰੂ ਕਰੋ

ਕਿਉਂ ਲੋੜ ਪੈਂਦੀ ਹੈ

ਕਦੋਂ ਲੋੜ ਪੈਂਦੀ ਹੈ

An annual or seasonal cash-rent lease of agricultural land — a theka — between a landowner (or a tenant entitled to sub-let) and a person who will cultivate the land for a fixed rent in money, not a share of the crop. Records the land, the rent and how it is paid, the crop season the Term covers, who arranges irrigation, and, deliberately, that the lease creates no continuing right for the Lessee once the Term ends: no occupancy tenancy, no automatic renewal, and an explicit instruction that the khasra girdawari should keep recording the Lessee's possession as under theka and not as an owner-cultivator's. Kept to a Term of eleven months or less by design, on a Rent fixed for the whole Term rather than stated as a yearly figure — the footing on which the great majority of agricultural theka in Punjab is actually done, on plain paper, without registration, and accepted as such at the girdawari. Clause 13 explains why, and honestly, since the underlying registration question is genuinely unsettled rather than resolved by this template; read it before relying on the "no registration needed" conclusion. Chandigarh has almost no agricultural land left outside its retained revenue villages — Manimajra, the lal dora and phirni villages, and those never brought onto the Estate Office scheme — and this lease serves only land in those villages, not a sector plot. Not for: a batai or crop-share arrangement, where the rent is a share of the harvest rather than a fixed sum — a different arrangement with different revenue and tax consequences, needing its own document; a lease intended to run for years and to be registered, which this template deliberately does not attempt (see clause 13 and the note in lawyerShouldCheck); land inside a Chandigarh Estate Office sector; or a letting where the tenant will build a permanent structure or reside on the land, which needs its own permissions and a different kind of instrument.

ਸਟਾਂਪ ਡਿਊਟੀ, ਰਜਿਸਟਰੀ ਅਤੇ ਗਵਾਹ ਵੇਖੋ

ਹੇਠਾਂ ਜੋ ਲਿਖਿਆ ਹੈ ਉਹ ਪੰਜਾਬ ਅਤੇ ਚੰਡੀਗੜ੍ਹ ਲਈ ਹੈ। ਇਸ ਵਿੱਚ ਉੱਥੋਂ ਦੀ ਹੀ ਸਥਿਤੀ ਦਿੱਤੀ ਗਈ ਹੈ, ਇਹ ਨਹੀਂ ਕਿ ਇਹ ਕਿੱਥੇ-ਕਿੱਥੇ ਕਿਵੇਂ ਬਦਲਦੀ ਹੈ — ਭਾਵ ਹੇਠਲੀਆਂ ਰਕਮਾਂ ਉਹੀ ਹਨ ਜੋ ਲਾਗੂ ਹੁੰਦੀਆਂ ਹਨ। ਦਰਾਂ ਬਦਲਦੀਆਂ ਰਹਿੰਦੀਆਂ ਹਨ, ਇਸ ਲਈ ਸਬ-ਰਜਿਸਟਰਾਰ ਦਫ਼ਤਰ ਤੋਂ ਪੱਕਾ ਕਰ ਲੈਣਾ ਠੀਕ ਰਹਿੰਦਾ ਹੈ। ਜੇ ਪ੍ਰਾਪਰਟੀ ਭਾਰਤ ਵਿੱਚ ਕਿਤੇ ਹੋਰ ਹੈ, ਤਾਂ ਇਸ ਵਿੱਚੋਂ ਕੁਝ ਵੀ ਤੁਹਾਡੇ ਲਈ ਨਹੀਂ ਹੈ।

ਸਟਾਂਪ ਡਿਊਟੀ

On the footing that the Term of this lease does not exceed eleven months and the Rent is fixed for the whole Term rather than expressed as a yearly figure, this Deed is treated as within the exemption or nominal-duty treatment ordinarily applied to a short agricultural lease, and is prepared on plain paper. This is the footing on which the great majority of agricultural theka in Punjab is actually written, where it is written at all. This drafter could not verify one current, Punjab-specific stamp duty article and rate for a short agricultural lease with confidence, and Chandigarh's own schedule was not separately confirmed for this class of instrument either. If a Party is asked at any office to produce a stamped instrument, ask which article is said to apply before buying stamp paper on the strength of the request alone.

ਰਜਿਸਟਰੀ

Deliberately NOT presented for registration, on the footing set out in full in clause 13 of this Deed: the Term is kept to eleven months or less, and the Rent is fixed for the whole Term rather than reserved as a yearly sum, so that this lease is not, on the plainer reading, "for any term exceeding one year" within s.17(1)(d) of the Registration Act, 1908. Whether a lease at a fixed annual figure repeated theka after theka could nonetheless be read as "reserving a yearly rent" within that same provision — the second, independent limb of s.17(1)(d) — is not settled by this template and is explained honestly, not resolved, in clause 13.2. s.117 of the Transfer of Property Act, 1882 takes a lease for agricultural purposes outside the whole of Chapter V of that Act, so no s.106 notice-to-quit and no s.107 registration requirement under THAT Act ever governs a theka — but that exclusion is about the Transfer of Property Act, not about the separate Registration Act, 1908, and clause 13.3 keeps the two questions apart rather than letting one answer the other.

ਨੋਟਰੀ

Not required. Either Party may choose to have the Deed notarised for extra evidentiary comfort, which adds nothing to its legal effect but can help later in proving the date and the fact of signing.

ਗਵਾਹ

Not legally required for an unregistered lease of this kind, but two witnesses are customary in village practice and are provided for below — commonly a numberdar, a panch, or a neighbouring landholder known to both sides, whose presence is often what actually settles a later dispute about what was agreed.

ਇਸ ਦਸਤਾਵੇਜ਼ ਬਾਰੇ ਵਕੀਲ ਨਾਲ ਗੱਲ ਕਰੋ₹3,539 GST ਸਮੇਤ (₹2,999 + 18% GST), ਪ੍ਰਤੀ ਦਸਤਾਵੇਜ਼ਸਟੈਂਪ ਪੇਪਰ ਲਈ ਬੇਨਤੀ ਕਰੋ

Sample preview — placeholder answers, not your data

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AGRICULTURAL LAND LEASE (THEKA)

This Agricultural Land Lease (this "Deed") is made at Village Rurki on 4 April 2026.

BETWEEN

Kartar Singh, of Village Rurki, Tehsil Samrala, District Ludhiana 141114, mobile 98140-00000, PAN ABCPS1234D (the "Lessor", which expression includes the co-owners named below, if any);

AND

Nirmal Singh, of Village Rurki, Tehsil Samrala, District Ludhiana 141114, mobile 98760-00000, PAN AXYPB5678K (the "Lessee").

The Lessor and the Lessee are each a "Party" and together the "Parties".

RECITALS

A. The land described in Schedule I (the "Land") is agricultural land situated at Village Village Rurki, Tehsil Samrala, District Ludhiana. The Lessor is the absolute owner of the Land.

B. The Lessor has agreed to let, and the Lessee has agreed to take, the Land on theka — a lease at a fixed cash Rent, not a share of the crop — for the Term and on the Rent stated below.

C. This lease is for agricultural purposes. s.117 of the Transfer of Property Act, 1882 accordingly takes it outside Chapter V of that Act, and clause 13 of this Deed explains, honestly and without overstating the position, why the Parties do not present it for registration.

NOW THIS DEED WITNESSES as follows.

GRANT AND TERM

1.1 The Lessor lets, and the Lessee takes, the Land on theka for a Term commencing on 1 April 2026 and expiring on 2 April 2026 (the "Term"), covering One full agricultural year, covering both the rabi and kharif harvests.

1.2 This lease gives the Lessee the right to cultivate and possess the Land for the Term for the purpose stated in clause 4, and no more.

RENT

2.1 The Lessee shall pay the Lessor a total Rent of ₹2,10,000 (Rupees Two Lakh Ten Thousand only) for the whole of the Term (the "Rent").

2.2 The entire Rent is paid by the Lessee to the Lessor in advance on execution of this Deed, receipt of which the Lessor acknowledges

2.3 The Lessee has paid the Lessor a security deposit of ₹20,000 (Rupees Twenty Thousand only), refundable without interest on the Lessee vacating the Land in accordance with clause 12 and on the Lessee having paid the Rent and performed this Deed in full, less any amount properly deductible for unpaid Rent or damage to the Land caused by the Lessee beyond ordinary agricultural use.

2.4 If any instalment of Rent is not paid within seven days of its due date, the Lessee shall pay the Lessor interest on the overdue amount at 12% per annum from the due date until payment.

2.5 The Rent stated in clause 2.1 is a single figure for the whole Term and is not expressed, and is not to be read, as a yearly rent; clause 13.2 records why that distinction matters to this Deed.

THE GIRDAWARI ENTRY

3.1 The Lessee's possession of the Land during the Term is under this Deed and no otherwise. The Lessor may apply to have, and the Lessee shall not object to, the khasra girdawari for the Land recorded during the Term as possession under theka from the Lessor, and not as an entry showing the Lessee as an owner-cultivator or as any tenant other than under this Deed.

3.2 The Lessee shall, if asked, sign or otherwise support any application to the Patwari reasonably necessary to keep the girdawari entry consistent with this clause, and shall not himself apply to have it recorded in any other way.

PERMITTED USE, CROPS AND ENVIRONMENTAL COMPLIANCE

4.1 The Lessee shall use the Land only for agricultural cultivation and for no other purpose, and shall not erect any permanent structure on it or apply for any change of its land use.

4.2 The Lessee may grow any crop customary for the season and suited to the Land, at the Lessee's own choice

ਇਸ ਦਸਤਾਵੇਜ਼ ਨਾਲ ਅਕਸਰ ਇਹ ਵੀ ਚਾਹੀਦੇ ਹਨ

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