Kaagazaat

Agreement to Sell with Instalment Terms

At a glance

Price: Free, always.
Stamp duty: Possession decides the stamping.
Registration: Register it.
Witnesses: Two witnesses, with their own photo identity.

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Free, always.

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Guided questions, full draft on screen, download in Word.

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Also called

instalment sale agreement
agreement to sell with kist
property on instalments
possession with instalments
kiston par makan
किश्तों पर मकान
ਕਿਸ਼ਤਾਂ ਉੱਤੇ ਮਕਾਨ

When you need it

For a sale where the buyer pays part of the price now, moves in, and pays the rest in instalments over months or years, and the sale deed is signed only when the last instalment is paid. The agreement sets out the instalment dates and amounts, late payment, what the buyer may and may not do with the property in the meantime, and what happens if the buyer stops paying, or the seller backs out.

Because possession is handed over before the sale deed, the agreement should be registered, and the seller stays the owner until the deed. Not for a sale with the whole price paid at once (use the Agreement to Sell With Possession), a builder's allotment (use the Builder-Buyer Agreement – Residential Flat), or a lease.

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You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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See stamp duty, registration and witnesses

What follows is written for Punjab and Chandigarh. 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

Possession decides the stamping. Where possession passes under the agreement, the Collector may treat it as a conveyance and charge the sale rate rather than the agreement rate. PUNJAB: the Revenue Department table has no row for an agreement to sell, and practice for one with possession is unverified; ask the tehsil Sub-Registrar. CHANDIGARH: the published table prices an agreement to sell at 5% of the token or earnest money but has no entry for possession; ask the Sub-Registrar, Sector 17. Stamp before signing: an instrument not duly stamped is not admitted in evidence until the duty and a penalty are paid.

Registration

Register it. A contract that gives the buyer possession and is relied on to protect that possession has no effect for that purpose unless it is registered. Present it within four months of signing, with every party appearing.

Notarisation

Not required, unless the office asks for an affidavit with it.

Witnesses

Two witnesses, with their own photo identity. They help prove who signed and when, and are needed when the agreement is registered.

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Sample preview — placeholder answers, not your data

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AGREEMENT TO SELL WITH INSTALMENT TERMS

Signed at Chandigarh on 1 April 2026.

BETWEEN

Harpreet Singh, Son of Sh. Gurdev Singh, of House 12, Sector 35-A, Chandigarh, PAN ABCDE1234F, together with X (the "Seller")

AND

Aarav Sharma, Son of Sh. Gurdev Singh, of House 12, Sector 35-A, Chandigarh, PAN ABCDE1234F, together with X (the "Buyer")

Where more than one person is named as Seller or as Buyer, each of them is bound by this agreement jointly and separately, and each must sign it.

1. THE PROPERTY

The Seller agrees to sell and the Buyer agrees to buy the property at House 1234, Sector 20-C, Chandigarh, described as 250 square yards, double-storey house; north: road; south: House 1236 (the "Property"). The Seller owns the Property through Registered sale deed dated 12 June 2015. Loan or mortgage: No loan or mortgage is outstanding on the property.

2. THE PRICE AND THE INSTALMENTS

The total price is ₹95,00,000 (Rupees Ninety Five Lakh only). The Buyer has paid ₹20,00,000 (Rupees Twenty Lakh only) today, by Bank transfer, UTR 123456789012, 15 October 2026, and the Seller acknowledges receiving it.

The balance will be paid in 15 instalments of ₹5,00,000 (Rupees Five Lakh only) each, every month, the first on 2 April 2026 and the last on 3 April 2026. Every payment will be made by bank transfer, cheque or demand draft, and not in cash, and the Seller will give a written receipt for each.

An instalment paid after its due date carries interest at 1% per month for the days of delay.

Where the law requires the Buyer to deduct tax at source from a payment, the Buyer will deduct it, deposit it within the time allowed and give the Seller the certificate. The tax so deposited counts as payment of that much of the price.

3. POSSESSION BEFORE THE SALE DEED

On 4 April 2026 the Seller will hand over vacant possession of the Property to the Buyer. The Buyer holds it as a buyer under this agreement and not as owner. The Seller remains the owner and keeps the original title papers until the sale deed is registered.

From that date the Buyer will pay the property tax, electricity, water, sewerage and maintenance charges, will keep the Property in good repair, and will not sell, sub-let, mortgage or part with it, or make structural changes to it, without the Seller's written consent. The Seller will not sell, mortgage or create any right over the Property in favour of anyone else while this agreement is in force.

4. THE SALE DEED

When the last instalment has been paid in full, the Seller will, within 30 days, sign a sale deed in favour of the Buyer and present it with the Buyer for registration, and will hand over the original title papers. Stamp duty and registration charges on this agreement and on the sale deed: The Buyer pays the stamp duty and registration charges.

Questions about this document

Does the Agreement to Sell with Instalment Terms need stamp paper or stamp duty in Punjab and Chandigarh?

Possession decides the stamping.

See the full position on stamp duty, registration and witnesses

Does the Agreement to Sell with Instalment Terms need registration in Punjab and Chandigarh?

See the full position on stamp duty, registration and witnesses

What does the Agreement to Sell with Instalment Terms cost on Kaagazaat?

Free, always.

Does the Agreement to Sell with Instalment Terms need witnesses?

Two witnesses, with their own photo identity.

See the full position on stamp duty, registration and witnesses

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