Kaagazaat

NOC and Consent of Co-owners and Co-sharers (Raza Nama)

At a glance

Price: ₹99 · GST included
Stamp duty: A pure consent transfers nothing — not a conveyance or release.
Registration: Not compulsorily registrable — s.17 catches only a Rs 100+ interest created; a consent creates none.
Witnesses: Two independent adult witnesses — not strictly mandatory, but s.3, TPA sets the benchmark.

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Also called

Raza Nama
Razinama
Raazinama
Sahmati Patra
Bila Aitraaz Certificate
Be-Aitraaz Certificate
Koi Aitraaz Nahin Praman Patra
Co-owner NOC

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Why you need it

When you need it

A PB/CH property is being sold, gifted, mortgaged, leased or handed to a developer, and the dealer isn't the only one with a claim — the advocate, bank, Sub-Registrar, Circle Revenue Officer or Estate Office wants one written no-objection from the rest of the family. Punjab: usually the khewat — where it shows two or more names, an objecting co-sharer can stall the intkal for years (Circle Revenue Officer under s.34, Punjab Land Revenue Act, 1887; a jamabandi entry is only presumed true, s.44, until a civil suit under s.45 says otherwise). A development-authority allotment works too (clause 11 adjusts). Chandigarh: the Estate Office's allotment file is the title record — no jamabandi. Since Residents Welfare Association v. UT Chandigarh, SLP(C) 4950/5489 of 2022 (10 Jan 2023) and the Public Notice from 10 Feb 2023, a multi-owner residential property can be dealt with only in four categories (same-family plan; within-family transfer; within-family will; whole property to one person/family). Mutation continues for deeds up to 10 Jan 2023; the rest is frozen pending the Heritage Conservation Committee's decision — ask the Estate Office first. Two situations: co-owners hold defined shares and each can deal with their own (s.44, TPA), so consent makes the property transferable as one lot; coparceners hold a birth-based interest in ancestral/HUF property (Mitakshara), and a Karta's sale binds them only for legal necessity or with every adult coparcener's consent. Daughters are coparceners by birth since the 2005 Amendment (Vineeta Sharma, (2020) 9 SCC 1) regardless of the father's date of death — an NOC omitting them is worthless. Possession differs by deal (sale/gift for good, mortgage none, lease for the term, development while building) — clause 9 matches your answer. Don't use this: where a share-holder is actually selling (they must join the sale deed as Confirming Party); for Muslim/Christian/Parsi coparcener parts (no coparcenary — every heir signs); instead of the Chandigarh Estate Office NOC on a leasehold site (rule 7(i)-(ii), Chandigarh Estate Rules, 2007, 50-day service); instead of a Punjab authority's transfer permission (GMADA/PUDA/etc. allotments); to fix a jamabandi entry (a fard badar instead, paras 7.29-30, Land Records Manual); or where the khewat is shamlat deh (s.2(g), Punjab Village Common Lands (Regulation) Act, 1961 — claims go to the Collector, s.11).

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

A pure consent transfers nothing — not a conveyance or release. Neither published table (Punjab Revenue Dept., revenue.punjab.gov.in; Chandigarh Administration, revenue.chd.gov.in, no notification number, footer 3 May 2022) has a row for a consent — both cover sale/gift, POA, mortgage, lease, will only. So it falls to the residuary Article 5, Schedule I-A, Stamp Act 1899 — a fixed sum, not a percentage. Get the figure first: Punjab, the tehsil Sub-Registrar or an e-stamp vendor; Chandigarh, 30 Bays Building, Sector 17 (noon-1pm). A quoted PERCENTAGE means they're reading it as a release — see below. Buying: Punjab via SHCIL — above Rs 49,999 needs a certificate, smaller amounts from a vendor, drawn in a Consenting Party's name; don't buy more than four months ahead (circular No. 07/15/2026-ST-2(PF-1)/10837, 11 July 2026 locks it). Chandigarh: also SHCIL — shcilestamp.com for Rs 201+, or the lower form to Rs 200 (SCO 154-155, Sector 17-C); physical paper to Rs 50,000, Treasury above; e-Sampark caps at Rs 500 for an individual. The real risk is re-characterisation: wording like "releases" or "surrenders" a share, or money changing hands, lets it be charged as a Release (Article 55) — ad valorem on the share's value. Punjab: 5% of consideration/Collector rate (higher) + 1% Social Infrastructure Cess + 1% PIDB fee + 0.25% SIDF (ss.25, 25-A, Punjab Infrastructure Act, 2002) = 7.25%, plus 1% registration fee capped Rs 2,00,000, facilitation Rs 1,000/3,000/5,000 by slab, Rs 200 pasting. Chandigarh: 5% on value/consideration, 1% registration fee capped Rs 10,000, Rs 20 pasting, against the Collector Rates effective 1 April 2026 — Sectors 1-12 Rs 2,37,900/sq yd, Sectors 14-37 Rs 1,81,300, Sector 38+ Rs 1,33,200, dwelling units Rs 1,53,900, Housing Board flats Rs 11,000-7,200/sq ft by floor; use this schedule, not the stale online calculator. Chandigarh is 5%, not the misquoted 6% — the Administration's own calculator confirms 5.00% on a test plot. The schedule's age is uncertain (no notification number), not its rate — confirm at the Sub-Registrar first. Two reliefs: Chandigarh exempts blood-relation transfers from duty (1% fee still applies); Punjab's Order No. S.O.28/C.A.2/1899/S.9/2014 (7 May 2014) remits duty in full on a lifetime transfer to a blood relation. Clause 6 keeps this a consent, not a transfer — don't edit it. If money moves to a consenting party, get it adjudicated first under s.31 (the Collector; in Chandigarh, the Treasury Officer, who issues the s.42 certificate). Where a party holds a defined share, clause 5's promise to join the transfer deed is itself an agreement to sell — Chandigarh charges 5% of the token money. Under-stamping is impounded (s.33), inadmissible (s.35), with a penalty up to ten times the deficient duty.

Registration

Not compulsorily registrable — s.17 catches only a Rs 100+ interest created; a consent creates none. Voluntary registration (s.18) is worth it where the money is large, the family fractious, or a bank loan involved. Where: Punjab, the tehsil Sub-Registrar/Joint Sub-Registrar, via Easy Registry/NGDRS (all 22 districts) — a one-day service (plus two at a Sewa/Fard/Saanjh Kendra), Rs 200 pasting, fee assessed at the counter (no table row for a consent). Chandigarh: 30 Bays Building, Sector 17 — presentation noon-1pm, registration 3-5pm, cashless, photographs required; the 1%/Rs 10,000 conveyance rate is a guide only. An unregistered NOC cannot move a defined share — only the registered transfer deed can, with the holder joining as Confirming Party. S.49 makes an unregistered instrument inoperative and inadmissible. After registration, Punjab still needs intkal: the parcha yadasht reaches the Tehsildar via the Patwari and Kanungo, and the Circle Revenue Officer attests under s.34, Land Revenue Act, 1887, recovering a Rs 600 fee (s.38); missing the three-month report window risks a 5x fine (s.39). Attestation is a 45-day service, though Easy Jamabandi (from 13 June 2025) promises 30 days — unresolved which is notified. A development-authority allotment has no intkal — a separate application instead. Chandigarh auto-mutates: since 2025, deed data passes digitally to estateoffice.chd.gov.in on registration, with Branch Clerk scrutiny due in two hours (leasehold, valid NOC) or four (freehold) — every annexure must be correct and filed WITH the deed. Change of ownership is a 30-day service, a leasehold NOC 50 days (30 March 2026 notification); appeal runs Assistant Estate Officer to Estate Officer to Secretary Estate. Powers of attorney are themselves registered: Punjab Rs 2,000 stamp duty for a general power up to five persons (Rs 4,000 more), Rs 400 registration, Rs 2,000 facilitation; special power Rs 1,000/100/2,000. Chandigarh: general power Rs 75 (Rs 150 for more than five), special Rs 15, 3% with a sale power, Rs 50 registration. Authentication under ss.32-33 is separate from registration — see Suraj Lamp & Industries v. State of Haryana, (2012) 1 SCC 656 first.

Notarisation

Not required by law, but do it anyway — Sub-Registrars, advocates and banks routinely want a notarised NOC, and a notary fixes the date and signatory's identity. Bring original Aadhaar/PAN; each party signs before the notary. Separate originals or a companion deed for further parties each need their own witnessed pages. Chandigarh accepts a notarised affidavit in place of an Executive Magistrate's. Signing from outside India: use a consular officer, or notarise locally and apostille. Stamp duty is due within three months of first receipt in India (s.18), and anything executed abroad for an Estate Officer transaction must first be embossed by the Chandigarh Finance Department — the routine NRI trap.

Witnesses

Two independent adult witnesses — not strictly mandatory, but s.3, TPA sets the benchmark. Each must watch the party sign, giving full name, parentage and address. If registering, Chandigarh's first witness isn't a free choice: paragraph 127, Punjab Registration Manual requires a Lambardar, Sarpanch or Panch (rural) or a councillor, gazetted officer or advocate (urban) — both known to each other, the first to the Sub-Registrar. Chandigarh also needs photographs on every deed, freehold urban transfers in triplicate. Pick witnesses with no stake, outside the family. Every registering Consenting Party needs Aadhaar/PAN for photos/biometrics; anyone who can't travel needs a POA under ss.32-33. In Punjab, the same person may be needed again before the Circle Revenue Officer for mutation.

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NO OBJECTION CERTIFICATE AND DEED OF CONSENT (RAZA NAMA)

Consent of the co-owners, co-sharers and coparceners to the transaction described below

Executed at Ludhiana on 2 April 2026.

Parties

1. The Consenting Parties

(a) Smt. Sunita Agarwal, D/o Late Sh. Ram Narayan Sharma, W/o Sh. Vinod Agarwal, resident of X, consenting as a co-owner holding a defined share, whose interest in the Property is one-fifth undivided share inherited from Late Sh. Ram Narayan Sharma.

(b) X, X, resident of X, consenting as a co-owner holding a defined share, whose interest in the Property is X.

(c) X, X, resident of X, consenting as a co-owner holding a defined share, whose interest in the Property is X.

(d) X, X, resident of X, consenting as a co-owner holding a defined share, whose interest in the Property is X.

We are referred to in this deed as "we", "us" and "the Consenting Parties". Each of us is bound by this deed individually as well as together with the others.

2. The Transferor — Sh. Mahesh Sharma, S/o Late Sh. Ram Narayan Sharma, resident of X, acting as the Karta and manager of the joint Hindu family known as Ram Narayan Sharma & Sons HUF.

3. The Transferee — Smt. Anjali Verma, of X. The Transferee is not required to sign this deed but is the person to whom our consent is given and is entitled to rely on it, as is any bank or financial institution funding the transaction.

Background

A. This deed concerns the immovable property situated at House No. 1284, Sector 33-C, Chandigarh 160020, in Punjab, described in full in the Schedule at the end of this deed and called "the Property".

A1. The Property is recorded in the Punjab revenue record as follows: Village Dhandari Kalan, Hadbast No. 178, Tehsil and District Ludhiana; Khewat No. 214, Khatauni No. 331, Khasra Nos. 47//2/1 and 47//2/2, rakba 4 kanal 6 marla. The khewat records Sh. Mahesh Kumar and four others as owners in equal shares.

B. The Property came to be held as follows: The site was allotted to Sh. Ram Narayan Sharma by the Estate Officer, UT Chandigarh vide allotment letter No. EO/SEC33/4471 dated 12.03.1978, and the conveyance deed was registered as document No. 2214 on 09.11.1982 at the office of the Sub-Registrar, Chandigarh. On his death intestate on 04.08.1997 it devolved on his widow and four children and has since been held by the family jointly. It has never been partitioned. The family's partition position is as follows: An oral partition took place in 2004, followed by separate possession; no takseem mutation was entered and no partition deed was registered.

C. The Transferor proposes to effect a transaction in respect of the Property in favour of the Transferee, namely a sale, for a consideration or declared value of ₹95,00,000 (Rupees Ninety Five Lakh only). That proposed transaction is called "the Transaction" in this deed. An agreement to sell (bayana) in respect of the Property was entered into on 1 April 2026.

D. The Transferee has asked for the written consent of every person who holds or may claim an interest in the Property, so that the Transferee takes clear and marketable title and so that the change of record following the Transaction is not objected to. We are giving that consent by this deed.

Operative clauses

1. We consent, and we have no objection.
Each of us gives free, informed and unconditional consent to the Transaction, and confirms that we have no objection whatsoever to the Transferor completing it. That includes signing and registering the sale deed (bainama) or other transfer document before the Sub-Registrar, receiving the consideration, and giving effect to the Transaction according to its terms, including any delivery of possession (kabza) for which the Transaction itself provides.

2. We know what we are consenting to.
Before signing, each of us has seen or had explained to us the terms of the Transaction, including the consideration and the identity of the Transferee. Where any of us does not read English, this deed has been read over and explained in Punjabi or Hindi, in a language that person understands. Each of us is of full age and sound mind and is competent to give this consent. No one has coerced, misled, pressured or hurried any of us into signing.

3. The basis on which each of us consents.
As co-owners. Each of us signs as a co-owner. We hold defined and ascertained undivided shares in the Property, and under section 44 of the Transfer of Property Act, 1882 each of us is entitled to deal with our own share. By this deed we transfer nothing. We consent to the Transferor proceeding with the Transaction as set out in clause 1, and where our own share forms part of what is being transferred, we will convey it ourselves by joining the transfer document as a Confirming Party under clause 5.

Alienation by the Karta. The Transferor is dealing with the Property as Karta and manager of the joint family. Where a Karta alienates joint family property, the alienation binds the other coparceners only if it is for legal necessity or for the benefit of the estate, or if it is made with the consent of all the adult coparceners. We confirm that the Transaction is for the following legal necessity or benefit of the estate: The sale proceeds are needed to repay the outstanding housing loan of Rs 18,00,000 owed against the family's other property at Kharar, which has fallen into default, and to meet the hospital expenses of Smt. Kamla Devi, who is undergoing treatment at the Post Graduate Institute of Medical Education and Research, Chandigarh. Independently of that, each of us, being an adult coparcener of full capacity, gives complete and free consent to the Transaction. None of us will question the Transaction, at any time, on the ground that there was no legal necessity or no benefit to the estate, and none of us will sue to set it aside on that ground.

4. Everyone with a claim is named.
The persons named in clause 1, together with the Transferor, and together with Sh. Rakesh Sharma, S/o Late Sh. Ram Narayan Sharma, and Smt. Nirmal Kaur, W/o Sh. Rakesh Sharma, both of Patiala, each of whom signs a companion deed of even date in identical terms or a continuation sheet to this deed, are all the persons who hold or may claim any interest in the Property. There is no other co-owner, co-sharer, coparcener, heir, legatee, family member, nominee or claimant whose consent is required for the Transaction, and no one has been left out.

Questions about this document

Does the NOC and Consent of Co-owners and Co-sharers (Raza Nama) need stamp paper or stamp duty in Punjab and Chandigarh?

Buying: Punjab via SHCIL — above Rs 49,999 needs a certificate, smaller amounts from a vendor, drawn in a Consenting Party's name; don't buy more than four months ahead (circular No. 07/15/2026-ST-2(PF-1)/10837, 11 July 2026 locks it). Chandigarh: also SHCIL — shcilestamp.com for Rs 201+, or the lower form to Rs 200 (SCO 154-155, Sector 17-C); physical paper to Rs 50,000, Treasury above; e-Sampark caps at Rs 500 for an individual.

The real risk is re-characterisation: wording like "releases" or "surrenders" a share, or money changing hands, lets it be charged as a Release (Article 55) — ad valorem on the share's value. Punjab: 5% of consideration/Collector rate (higher) + 1% Social Infrastructure Cess + 1% PIDB fee + 0.25% SIDF (ss.25, 25-A, Punjab Infrastructure Act, 2002) = 7.25%, plus 1% registration fee capped Rs 2,00,000, facilitation Rs 1,000/3,000/5,000 by slab, Rs 200 pasting. Chandigarh: 5% on value/consideration, 1% registration fee capped Rs 10,000, Rs 20 pasting, against the Collector Rates effective 1 April 2026 — Sectors 1-12 Rs 2,37,900/sq yd, Sectors 14-37 Rs 1,81,300, Sector 38+ Rs 1,33,200, dwelling units Rs 1,53,900, Housing Board flats Rs 11,000-7,200/sq ft by floor; use this schedule, not the stale online calculator.

Chandigarh is 5%, not the misquoted 6% — the Administration's own calculator confirms 5.00% on a test plot. The schedule's age is uncertain (no notification number), not its rate — confirm at the Sub-Registrar first.

Two reliefs: Chandigarh exempts blood-relation transfers from duty (1% fee still applies); Punjab's Order No. S.O.28/C.A.2/1899/S.9/2014 (7 May 2014) remits duty in full on a lifetime transfer to a blood relation.

Clause 6 keeps this a consent, not a transfer — don't edit it. If money moves to a consenting party, get it adjudicated first under s.31 (the Collector; in Chandigarh, the Treasury Officer, who issues the s.42 certificate). Where a party holds a defined share, clause 5's promise to join the transfer deed is itself an agreement to sell — Chandigarh charges 5% of the token money.

Under-stamping is impounded (s.33), inadmissible (s.35), with a penalty up to ten times the deficient duty.

Does the NOC and Consent of Co-owners and Co-sharers (Raza Nama) need registration in Punjab and Chandigarh?

Where: Punjab, the tehsil Sub-Registrar/Joint Sub-Registrar, via Easy Registry/NGDRS (all 22 districts) — a one-day service (plus two at a Sewa/Fard/Saanjh Kendra), Rs 200 pasting, fee assessed at the counter (no table row for a consent). Chandigarh: 30 Bays Building, Sector 17 — presentation noon-1pm, registration 3-5pm, cashless, photographs required; the 1%/Rs 10,000 conveyance rate is a guide only.

An unregistered NOC cannot move a defined share — only the registered transfer deed can, with the holder joining as Confirming Party. S.49 makes an unregistered instrument inoperative and inadmissible.

After registration, Punjab still needs intkal: the parcha yadasht reaches the Tehsildar via the Patwari and Kanungo, and the Circle Revenue Officer attests under s.34, Land Revenue Act, 1887, recovering a Rs 600 fee (s.38); missing the three-month report window risks a 5x fine (s.39). Attestation is a 45-day service, though Easy Jamabandi (from 13 June 2025) promises 30 days — unresolved which is notified. A development-authority allotment has no intkal — a separate application instead.

Chandigarh auto-mutates: since 2025, deed data passes digitally to estateoffice.chd.gov.in on registration, with Branch Clerk scrutiny due in two hours (leasehold, valid NOC) or four (freehold) — every annexure must be correct and filed WITH the deed. Change of ownership is a 30-day service, a leasehold NOC 50 days (30 March 2026 notification); appeal runs Assistant Estate Officer to Estate Officer to Secretary Estate.

Powers of attorney are themselves registered: Punjab Rs 2,000 stamp duty for a general power up to five persons (Rs 4,000 more), Rs 400 registration, Rs 2,000 facilitation; special power Rs 1,000/100/2,000. Chandigarh: general power Rs 75 (Rs 150 for more than five), special Rs 15, 3% with a sale power, Rs 50 registration. Authentication under ss.32-33 is separate from registration — see Suraj Lamp & Industries v. State of Haryana, (2012) 1 SCC 656 first.

What does the NOC and Consent of Co-owners and Co-sharers (Raza Nama) cost on Kaagazaat?

₹99, GST included.

Launch period: downloads are free for now. The prices shown apply once payments open.

Does the NOC and Consent of Co-owners and Co-sharers (Raza Nama) need witnesses?

Two independent adult witnesses — not strictly mandatory, but s.3, TPA sets the benchmark. Each must watch the party sign, giving full name, parentage and address.

If registering, Chandigarh's first witness isn't a free choice: paragraph 127, Punjab Registration Manual requires a Lambardar, Sarpanch or Panch (rural) or a councillor, gazetted officer or advocate (urban) — both known to each other, the first to the Sub-Registrar. Chandigarh also needs photographs on every deed, freehold urban transfers in triplicate.

Pick witnesses with no stake, outside the family.

Every registering Consenting Party needs Aadhaar/PAN for photos/biometrics; anyone who can't travel needs a POA under ss.32-33. In Punjab, the same person may be needed again before the Circle Revenue Officer for mutation.

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