Developers, builders and construction
8 documentsSomething is being built, booked or handed over, and the paper runs between a landowner, a developer and a buyer.
Documents from ₹99. GST included.
Booking, allotment and builder-buyer
- Allotment Letter for a Commercial Unit (Office, Retail or SCO)A developer or promoter in Punjab or Chandigarh has accepted a booking amount from a buyer for a specific, identified unit — an office, a retail shop or showroom, or a shop-cum-office (SCO) — in a commercial project, and wants to allot that unit to the buyer in writing before the full Builder-Buyer Agreement or the statutory Agreement for Sale is ready to be signed and registered. Use this Letter to record which unit has been allotted, the total consideration and the payment plan that will apply to it, the booking amount already received and how it will be adjusted, and the developer's undertaking to execute the formal Agreement for Sale within a stated period. THE ONE THING THIS LETTER MUST NOT BE MISTAKEN FOR: it does not sell the Unit, does not convey title to it, and does not by itself give the Allottee an interest in the property or a completed purchase — Clause 5 says so in terms. A buyer sometimes treats an allotment letter as though the deal is done; it is not. Ownership passes only by a registered conveyance following full payment, and the contract that actually binds the parties to sell and buy the Unit is the Agreement for Sale this Letter promises, not this Letter itself. NOT FOR a unit allotted by a development authority, the Estate Officer or the Chandigarh Housing Board — that is allotted under a different statute on a different footing, with its own allotment letter and its own transfer and re-allotment procedure; PUDA/GMADA and Estate Office documents on this site cover that. NOT for a residential flat or plot — use the residential booking and allotment documents for that. NOT once the Builder-Buyer Agreement or the Agreement for Sale has actually been signed — use that agreement instead, or, once the whole price is paid and possession is due, the possession and conveyance documents. And NOT a substitute for the Agreement for Sale itself once Section 13 of the Real Estate (Regulation and Development) Act, 2016, or, in a licensed Punjab colony, Section 6 of the Punjab Apartment and Property Regulation Act, 1995, requires one to be registered before more money changes hands — Clause 6 and the Booking Amount clause say exactly where that line falls; read them before relying on this Letter for anything beyond what it actually is.₹399Open
- Assured Return / Lease Guarantee AgreementYou have bought, or are buying, a commercial unit — an office, a shop, a showroom or an SCO — from a developer who has separately promised to pay you a fixed monthly or annual "assured return" for a stated period, whether or not the unit is actually let out. This is that second, separate agreement: the one that records the guarantee itself, as distinct from the Agreement for Sale or PAPRA/RERA agreement that transfers the unit. Common in commercial pre-launch sales across Mohali IT City, Zirakpur, Ludhiana and Chandigarh's own SCO markets, where a developer sells before a project is leased and uses an assured return to substitute for the rental income a buyer would otherwise wait for. READ THIS FIRST: an assured-return or lease-guarantee promise is not an ordinary commercial term. Depending on how it is structured and, in particular, on whether it is offered on the same terms to many buyers across a project, it is capable of being characterised as a Collective Investment Scheme under section 11AA of the Securities and Exchange Board of India Act, 1992, or as an unauthorised deposit under the Companies Act, 2013 or the Banning of Unregulated Deposit Schemes Act, 2019. This template drafts the commercial bargain honestly and flags that risk prominently rather than glossing over it — see clause 10 and the first item under "what a lawyer should check". Covers: the assured amount or percentage and the period it runs for; the date it starts, tied to possession or a stated outside date, whichever is earlier; what happens if the developer misses a payment; whether the guarantee is backed by a bank guarantee, post-dated cheques or a charge on another asset, or by nothing beyond the developer's own promise; what happens when the guarantee period ends; and the genuinely unsettled question of how the payments should be taxed. NOT FOR: the sale itself — use the PAPRA/RERA Agreement for Sale template for that, of which this is a companion; a residential assured-return scheme (rare, and the regulatory exposure is even sharper); or a case where the "guarantee" is simply the developer itself taking the unit on a straightforward commercial lease — use the Commercial Lease Deed template for that instead, because an actual lease is not the arrangement this template drafts.₹1,499Open
- Builder-Purchase Review Pack: PAPRA Agreement of Sale (Form APR VIII) and Punjab RERA Agreement for Sale (Form Q)NOT a generic MoU for a private resale — use the MoU or Agreement to Sell templates for that. Specifically for a purchase from a builder out of a licensed Punjab colony. For a flat/plot/villa/SCO/booth bought from a private builder once a booking form or draft agreement is on the table — sign and register before money moves. Also a review pack: Clause 2 forces the licence/CLU/RERA number onto the instrument, Schedule C lists the papers to see first, Schedule D is the builder's specification. Serves both a built unit and a bare plot (Clause 7.2 delivers a plot on internal-development completion, not an occupation certificate; Clause 3.2 prices by plot area; Clause 10.2 hands a plotted colony to an RWA, not an apartment-owners' association). TWO STATUTES run together: PAPRA governs private colonies, and ss.88-89, RERA Act make RERA additional and overriding — so a PAPRA Form APR V licence and CLU order are needed before RERA registration; the agreement must be written/registered under PAPRA ss.6-7; nothing may be taken before registration, 25% capped after (s.6(1)); money goes into a scheduled-bank account (s.9, PAPRA; s.4(2)(l)(D), RERA); the conveyance deed is due within three months of possession (s.15, PAPRA) or the occupancy certificate (s.17, RERA), whichever's earlier. The model form depends on when RERA received the registration application: 2017 Rules (to 7.10.2020), Form Q 2020 (from 8.10.2020), or Form Q 2022 (from 26.8.2022) — get the date from the builder's Form A. NOT FOR: a development-authority purchase (s.44(1), PAPRA excludes them — you get an allotment letter instead); a private resale; an unlicensed colony (s.20, PAPRA bars registration without a NOC — check rera.punjab.gov.in first); Chandigarh property; or a builder's booking-form device to take money before a registered agreement (s.6(1) forbids it, severe s.36(1) penalties). Section 35, PAPRA bars the civil court where the Authority can decide — Clause 17 names the counter/form/fee.₹1,499Open
- Builder-Buyer Agreement – Commercial UnitFor a shop, showroom, SCO unit, office or other commercial unit bought under construction directly from its builder — a purely commercial purchase, not a flat, an independent floor, a plot, a villa or a booth site, and not a unit inside a colony licensed under the Punjab Apartment and Property Regulation Act, 1995. Fixes the promoter, the Project's approvals, the Unit, the price and payment plan, the fit-out and possession dates, and what happens on delay or default. This fills a gap the platform's other builder documents leave. The PAPRA/Punjab RERA agreement is exact for Punjab and nowhere else, because PAPRA itself has no application outside Punjab; a stand-alone commercial building — a shopping complex, an SCO block, an office building — built on land the Promoter already holds is in any case not a PAPRA-licensed colony, so that template's colony-licence machinery does not fit it either. And a residential agreement for sale does not ask about the trade the Unit may be used for, fit-out access before the occupation certificate, who runs common-area maintenance until an owners' body takes over, the right to let the Unit out before the conveyance deed, signage, or the risk in an assured-return offer — all of which a commercial purchase actually turns on. Under Section 13 of the Real Estate (Regulation and Development) Act, 2016, a promoter cannot take more than ten per cent of the cost as an advance without first signing a registered agreement for sale — this is that agreement. NOT FOR: a flat, an independent floor, a plot or a villa — use the Agreement to Sell an Under-Construction Flat for a residential unit, or the PAPRA/Punjab RERA agreement where the Project is a colony licensed under PAPRA. NOT FOR a resale of an existing booking or allotment — use the resale or assignment documents for that. NOT FOR a state or union territory outside Punjab and Chandigarh. NOT FOR an existing, completed unit bought from its current owner rather than from the original builder — use an ordinary agreement to sell for that.₹1,499Open
- Legal Notice for Possession Delay (Commercial Unit)A commercial-unit buyer's formal notice to the developer or builder in Punjab or Chandigarh, where the possession date promised under the Agreement for Sale or Builder-Buyer Agreement has passed and possession of the unit has still not been handed over. It states the Agreement, the promised possession date, the length of the delay, and demands either (a) possession together with compensation for the delay — computed under the Agreement's own delay clause where it has one, or otherwise under the statutory interest-on-delay entitlement in Section 18 of the Real Estate (Regulation and Development) Act, 2016 — or (b) if the Buyer instead wishes to withdraw from the project, a full refund of the amount paid together with interest under Section 18(1) of that Act. This is a DEMAND, sent before — and, if the Builder complies, instead of — a formal complaint to the Real Estate Regulatory Authority. It reserves the Buyer's right to file that complaint if the Builder does not comply, but does not itself file one. Not for: a residential unit; a unit for which possession has already been taken (use a snag or warranty notice instead); a project outside Punjab or Chandigarh; the RERA complaint itself, once you are ready to file it; or a dispute unconnected with the timing of possession.₹99Open
- Cancellation and Refund Request for a Commercial Booking (Office, Retail or SCO)A buyer who has booked, or been allotted, a commercial unit — an office, a retail shop or showroom, or a shop-cum-office (SCO) — from a developer or promoter in Punjab or Chandigarh, and now wants to cancel that booking and get back the amount already paid, before the matter becomes a formal legal notice. Use this Letter to identify the booking or allotment being cancelled, state the reason for cancelling it, record the amount paid to date, acknowledge that the booking's own cancellation terms (if any) — and not this Letter — decide what deduction, if any, applies, and ask the Developer to confirm the cancellation in writing and refund the balance within a stated time. THE ONE THING THIS LETTER IS NOT: a legal notice, and not yet a demand. It is the Buyer's first written approach to the Developer, asking for cancellation and a refund rather than asserting a breach or threatening proceedings — this is so even where the reason for cancelling is the Developer's own delay or default. If the Developer does not reply, or does not pay, within the time this Letter asks for, the next step is a formal legal notice demanding the refund, not this same Letter sent again. This Letter is, in effect, the mirror image of the Developer's own Allotment Letter for the Unit: that letter is what the Developer issues to set a booking up, and this one is what the Buyer sends to undo it. NOT FOR a residential flat or plot — a general booking withdrawal and refund request, written for a residential or other non-commercial booking, covers that instead. NOT once the booking has already been cancelled, whether by the Developer's own written confirmation or otherwise, and only an overdue refund remains outstanding — that stage calls for a formal legal notice of demand, not a fresh request to cancel a booking that has already ended. NOT once possession of the Unit has actually been taken — a snag, warranty or handover document applies from that point, not a cancellation of the booking. And NOT the further, registered deed that finally cancels a registered Agreement for Sale, once the Developer has agreed to the cancellation this Letter asks for — that is a separate instrument in its own right, on its own stamp duty and registration footing.₹99Open
- Refund Demand Letter to Builder (Commercial Unit)A commercial-unit buyer's formal demand to the developer or builder in Punjab or Chandigarh for the refund of amounts already paid, once the booking or allotment has been cancelled — whether by mutual agreement, by the Buyer exercising a right to cancel under the Agreement or the booking terms, or because the Buyer is statutorily entitled to a refund under Section 18 of the Real Estate (Regulation and Development) Act, 2016 — and the Builder has not yet actually paid it. It states the booking or allotment, the amount paid and its breakdown, the basis on which the refund is now due, the Buyer's position on any deduction the Builder claims to be entitled to make, interest on the delayed refund, and a period within which to pay. This is a DEMAND for money already due, not a request asking the Builder to agree to cancel in the first place, and not a possession-delay notice electing between possession and refund. It reserves the Buyer's right to approach the Real Estate Regulatory Authority, a Consumer Disputes Redressal Commission, or a civil court if the Builder does not pay, but does not itself file any of those. Not for: a residential unit; a project outside Punjab or Chandigarh; asking the Builder to agree to cancel a live booking in the first place, before the cancellation itself is settled; or a live possession-delay dispute where the Buyer has not yet elected between possession and a refund — use the Legal Notice for Possession Delay for that election first.₹99Open