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Kaagazaat

Sale Deed for a Shop or SCO

At a glance

Price
Free
Stamp duty
CHANDIGARH: the Chandigarh Administration's published stamp duty and registration fee table charges a sale, conveyance or sub-conveyance of immovable property — a category that reaches a shop or SCO — at 5% of the sale consideration or the collector rate, whichever is higher, with a registration fee capped as the Administration's table states, and a pasting fee on the document. … PUNJAB: this drafter could not confirm a single, current, citable rate specific to a commercial shop/SCO conveyance, distinct from the general conveyance duty.
Registration
Compulsory in both places.
Witnesses
Two witnesses attest execution, as is universal drafting practice for a registrable conveyance, though the Registration Act itself does not fix a number for a sale deed the way it does for a will.

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Also called

  • Shop Sale Deed
  • SCO Sale Deed
  • Commercial Unit Conveyance Deed
  • Bainama for a Shop
  • दुकान बैनामा
  • एससीओ विक्रय विलेख
  • ਦੁਕਾਨ ਬੈਨਾਮਾ
  • ਐੱਸਸੀਓ ਵਿਕਰੀ ਵਿਲੇਖ

When you need it

Use this when one or more persons are selling a shop, showroom or SCO (shop-cum-office) they own outright, or hold on a transferable lease or allotment, to one or more buyers in Punjab or in the Union Territory of Chandigarh, and the whole price has been paid on or before registration. This is the conveyance itself — the document that actually moves ownership, distinct from the Agreement to Sell a Shop or SCO that came before it (if one did) and merely promised this deed.

Read more

Section 54 of the Transfer of Property Act, 1882 says immovable property of value one hundred rupees and upwards can be transferred only by a registered instrument, and section 17(1)(b) of the Registration Act, 1908 makes registration compulsory for exactly this kind of transfer. Section 49 of the Registration Act says what happens if you skip it: the document does not affect the property at all, and cannot be received in evidence of the transaction. An unregistered sale deed for a shop gives you a lawsuit, not a shop. FREEHOLD, LEASEHOLD OR STRATA — CHECK WHICH THIS UNIT ACTUALLY IS BEFORE USING THE FREEHOLD COVENANTS. Many SCOs and shops in Chandigarh sectors and in Punjab's development-authority markets are allotted on lease, or on a strata/unit-ownership basis with rights in common areas rather than outright freehold ownership of the whole building. Look at the allotment letter or the Estate Office/development-authority file, not at what the seller calls it — a leasehold or strata unit sold on freehold-conveyance language both overstates the seller's title and can attract the wrong stamp duty. Not for an under-construction unit still being sold by a builder — see the library's builder-buyer and RERA documents for that. Not for a residential flat, house or plot — see the library's other Sale Deed templates for those.

Whether you can fill this in here

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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

CHANDIGARH: the Chandigarh Administration's published stamp duty and registration fee table charges a sale, conveyance or sub-conveyance of immovable property — a category that reaches a shop or SCO — at 5% of the sale consideration or the collector rate, whichever is higher, with a registration fee capped as the Administration's table states, and a pasting fee on the document. Where the unit is leasehold, a transfer of lease rights by way of sale is charged differently from an outright conveyance under the Administration's own schedule — confirm which line applies before buying the stamp, and, if leasehold, whether the Estate Office's No Objection Certificate and a share of the unearned increase are due before registration can proceed, on the same footing this library's own residential Sale Deed template states its leasehold warning for Chandigarh. PUNJAB: this drafter could not confirm a single, current, citable rate specific to a commercial shop/SCO conveyance, distinct from the general conveyance duty. Ask the Sub-Registrar or Joint Sub-Registrar of the tehsil in which the property lies, or check the Department of Revenue, Rehabilitation and Disaster Management's published table at revenue.punjab.gov.in, before buying the stamp — do not assume the residential sale deed rate applies without confirming it covers commercial premises too. BOTH PLACES: stamp before or at the time of execution under section 17 of the Indian Stamp Act, 1899; an unstamped or insufficiently stamped deed is inadmissible in evidence under section 35 until the deficiency and penalty are paid.

Registration

Compulsory in both places. Section 17(1)(b) of the Registration Act, 1908 reaches a non-testamentary instrument transferring an interest in immovable property worth more than one hundred rupees, which every sale of a shop or SCO is. Present it for registration within four months of execution under section 23 of that Act, at the Sub-Registrar of the sub-district in which the property is situated. In Chandigarh, mutation of the property record is triggered automatically from the Sub-Registrar's own systems since 2025 for a straightforward outright sale — confirm this still applies where the unit is leasehold or where a society/association intermediates, since those cases can still need a separate step.

Notarisation

Not a substitute for registration and adds nothing to this deed's legal effect where registration is what the law actually requires.

Witnesses

Two witnesses attest execution, as is universal drafting practice for a registrable conveyance, though the Registration Act itself does not fix a number for a sale deed the way it does for a will.

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Sample preview — placeholder answers, not your data

SALE DEED FOR A SHOP OR SCO

This Sale Deed (this "Deed") is made at Chandigarh on 1 April 2026.

BETWEEN

Harpreet Singh, son of Sh. Balwant Singh, of House No. 118, Sector 35-A, Chandigarh, PAN ABCDE1234F (the "Seller", which expression includes the co-owners named below, if any);

AND

Aarav Sharma, son of Sh. Rakesh Sharma, of House No. 211, Sector 21, Panchkula, PAN PQRSX5678L (the "Buyer").

Co-owners joining as Sellers: X

RECITALS

A. The Seller is the owner/allottee/lessee of the property described in the Schedule below — SCO 120-121, First Floor, at SCO 120-121, First Floor, Sector 34-A, Chandigarh (the "Property") — holding it as Freehold commercial unit, on the strength of Sale Deed No. 1842 dated 12 June 2018, registered with the Sub-Registrar, Chandigarh.

B. Not applicable — the unit is freehold and no such No Objection Certificate is required

C. The Seller has agreed to sell, and the Buyer has agreed to purchase, the Property for the consideration stated below, free from encumbrance except as disclosed.

NOW THIS DEED WITNESSES as follows.

  1. 1. CONVEYANCE

1.1 In consideration of ₹2,50,00,000 (Rupees Two Crore Fifty Lakh only) paid by the Buyer to the Seller, the Seller as absolute owner (or, where the Property is leasehold or allotted, as holder of the transferable rights described in Recital A) hereby sells, conveys, transfers and assigns unto the Buyer, absolutely and forever, all the Seller's right, title and interest in the Property described in the Schedule below, together with all rights, easements and appurtenances attached to it, TO HOLD the same unto the Buyer absolutely.

  1. 2. CONSIDERATION AND PAYMENT

2.1 The total sale consideration for this transfer is ₹2,50,00,000 (Rupees Two Crore Fifty Lakh only).

2.2 The Seller confirms receipt of the whole of the sale consideration before execution of this Deed, and acknowledges that no part of it remains outstanding

2.3 Particulars of payment: Rs 25,00,000 paid by bank transfer on 10 September 2026 (UTR N026250910000221) and Rs 2,25,00,000 paid by RTGS on 20 December 2026 (UTR N026251220000119).

  1. 3. POSSESSION

3.1 Vacant physical possession of the property is delivered by the Seller to the Buyer on execution of this Deed

  1. 4. ENCUMBRANCES

4.1 The Seller conveys the property free from all mortgages, charges, liens, attachments and other encumbrances of every kind, and free from any claim of a third party

  1. 5. COMMON AREAS AND PERMITTED USE

5.1 Common access, parking and service rights pass only as attached to the title/allotment, with no separate ownership of any common area

5.3 Disclosed use: Commercial SCO use under Estate Office allotment; presently used as a retail showroom.. This disclosure does not warrant that any future trade the Buyer proposes is, or will remain, permitted; the Buyer should verify that independently.

What this document is for

A seller and a buyer use this to complete the sale of a shop, showroom or SCO (shop-cum-office) in Punjab or Chandigarh outright, where the whole price has been paid on or before registration — the seller holding it freehold, or on a transferable lease or allotment. This is the conveyance itself, distinct from the Agreement to Sell a Shop or SCO that usually comes before it and only promises this deed.

Section 54 of the Transfer of Property Act, 1882 lets immovable property of this value be transferred only by a registered instrument, and section 49 of the Registration Act, 1908 is blunt about what skipping registration costs: the deed does not affect the property at all, and cannot even be used as evidence of the sale. An unregistered sale deed for a shop gives you a lawsuit, not a shop.

Before you use this — confirm whether the unit is actually freehold, leasehold or strata

Many shops and SCOs in Chandigarh sectors and Punjab's development-authority markets are allotted on lease, or held on a strata/unit-ownership basis with rights in common areas, rather than outright freehold ownership. Check the allotment letter or the Estate Office/development-authority file, not what the seller calls the unit — conveying a leasehold or strata unit with freehold language both overstates the seller's title and can attract the wrong stamp duty and registration treatment.

Where the unit is leasehold, confirm before registration whether the Estate Office's or development authority's No Objection Certificate, and any payment of unearned increase, have actually been obtained — a Sub-Registrar can refuse to register a leasehold transfer without them, and this deed's own noc_position field only records where that stands, it does not obtain the certificate for you.

Stamp paper and registration

Stamp paper needed

Yes

Typical stamp duty — Punjab

Ask us — This drafter could not confirm a single, current, citable rate specific to a commercial shop/SCO conveyance, distinct from the general conveyance duty. Do not assume the residential Sale Deed rate covers commercial premises too — ask the Sub-Registrar or Joint Sub-Registrar of the tehsil, or check the Department of Revenue, Rehabilitation and Disaster Management's published table, before buying the stamp.

Typical stamp duty — Chandigarh

Ask us — The Chandigarh Administration's published stamp duty and registration fee table states 5% for a sale, conveyance or sub-conveyance of immovable property, a category that reaches a shop or SCO. But that is the same published table that `sale_deed_plot` cites for its own identical 5% figure — already withdrawn to Ask us there because the table carries no traceable notification number behind it — and where the unit is leasehold, a transfer of lease rights is charged on a different line of the same table. Confirm which line applies, and the current figure, at the Sub-Registrar before buying the stamp.

Registration at the Sub-Registrar

Yes — Compulsory in both places. Section 17(1)(b) of the Registration Act, 1908 reaches any sale of a shop or SCO, and section 49 of that Act means an unregistered deed does not affect the property at all and cannot be used as evidence of the sale. Present it within four months of execution at the Sub-Registrar of the sub-district where the property lies. Where the unit is leasehold or authority-allotted, confirm whether the Estate Office's No Objection Certificate and any unearned-increase payment have been cleared before presenting it — a Sub-Registrar can refuse to register a leasehold transfer without them.

Notary or witnesses

Notarisation does not replace the compulsory registration and adds nothing to this deed's legal effect. Two witnesses attest execution, as is universal drafting practice for a registrable conveyance, though the Registration Act itself does not fix a number for a sale deed the way it does for a will.

What you will need before you start

  • The property address and the shop/SCO identifier — number, floor and block or market — plus its area and level details
  • The title type (freehold, leasehold/allotted, or strata) checked against the allotment letter or Estate Office file, and the title document behind the seller's ownership
  • Where the unit is leasehold or allotted, whether the Estate Office/development-authority No Objection Certificate has been obtained, applied for, or is still awaited
  • The seller's and buyer's PAN, and every co-owner's details if the unit is jointly held — each co-owner must sign as a Seller
  • The full sale consideration and the payment particulars, since this deed assumes the whole price has already been paid
  • Whether possession passes free of any tenancy, or subject to one, and the presently sanctioned or disclosed use of the unit

Common mistakes

  • Conveying a leasehold or strata unit using freehold language because that is how it is commonly described, without checking the allotment letter or Estate Office record first.
  • Assuming Chandigarh's rate is a flat 5% for every case without checking whether the leasehold transfer-of-lease-rights line applies instead, or confirming the figure given the same notification-number gap this table carries for the identical figure on a plot sale deed.
  • Registering the sale before a sitting tenant has been given a proper attornment notice, or before the security deposit and advance rent are actually handed over, leaving the position with the tenant unresolved.

Questions people ask before using this document

How is this different from an Agreement to Sell a Shop or SCO?

An Agreement to Sell is the earlier contract, usually made once earnest money changes hands and before the full price is paid. This Sale Deed is the actual conveyance — the registered instrument that transfers title once the balance is paid. Most purchases use both, in that order, but only this deed moves ownership.

What happens if I don't register this deed?

Section 49 of the Registration Act, 1908 is direct about it: an unregistered deed of this kind does not affect the property at all, and cannot be received in evidence of the transaction. Registration within the time the Act allows is not an optional formality here — without it, you have paid for a shop and hold a document that a court will not treat as having transferred it.

How do I know if my shop or SCO is freehold, leasehold or strata?

Check the allotment letter or the Estate Office/development-authority file, not what the unit is commonly called locally. Many Chandigarh sector shops and Punjab development-authority units are leasehold or strata rather than outright freehold, and conveying one with freehold language both misstates the seller's title and can attract the wrong duty and registration treatment.

Is Chandigarh stamp duty on a shop or SCO really 5%?

The Chandigarh Administration's published table states 5% for an outright sale, but that is the same table `sale_deed_plot`'s identical 5% figure was withdrawn to Ask us for, because it carries no traceable notification number — and a leasehold transfer of lease rights is charged on a different line of the same table in any case. Confirm the current figure, and which line actually applies to your unit, with the Sub-Registrar before buying the stamp.

What if the shop is currently rented out to a tenant?

The deed lets you record that possession is delivered subject to the existing tenancy, with the buyer stepping into the seller's position as landlord. Confirm the tenant is given a proper attornment notice, and that the security deposit and any advance rent are actually handed over or accounted for at the same time as this deed — reciting a transfer does not by itself move the money if it never actually changes hands.

Related documents, and when you would need them

Questions about this document

Does the Sale Deed for a Shop or SCO need stamp paper or stamp duty in Punjab and Chandigarh?

CHANDIGARH: the Chandigarh Administration's published stamp duty and registration fee table charges a sale, conveyance or sub-conveyance of immovable property — a category that reaches a shop or SCO — at 5% of the sale consideration or the collector rate, whichever is higher, with a registration fee capped as the Administration's table states, and a pasting fee on the document. … PUNJAB: this drafter could not confirm a single, current, citable rate specific to a commercial shop/SCO conveyance, distinct from the general conveyance duty.

See the full position on stamp duty, registration and witnesses
Does the Sale Deed for a Shop or SCO need registration in Punjab and Chandigarh?

Compulsory in both places.

See the full position on stamp duty, registration and witnesses
What does the Sale Deed for a Shop or SCO cost on Kaagazaat?

Free.

Documents are free. Only kits are paid.

Does the Sale Deed for a Shop or SCO need witnesses?

Two witnesses attest execution, as is universal drafting practice for a registrable conveyance, though the Registration Act itself does not fix a number for a sale deed the way it does for a will.

See the full position on stamp duty, registration and witnesses

Often needed with this document

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