What Is a Conveyance Deed and Why Is It Important When Buying an Apartment?
This guide is based on the RERA Act, 2016, the Haryana Apartment Ownership Act, 1983 and published Haryana RERA orders, all linked in the Sources section. It does not replace a lawyer’s review of your own documents. Please have a qualified property lawyer check your papers before you sign or pay.
What is a conveyance deed? It is the registered document that transfers legal ownership of a property to the buyer. In a Gurgaon apartment purchase, it is the deed through which the builder or seller conveys your flat to you. It is what makes you the owner on record, not just the person living in the flat.
Under Section 17 of the RERA Act, a builder must execute a registered conveyance deed for the buyer. Where no local law says otherwise, that has to happen within three months of the occupancy certificate (Haryana RERA order reproducing Section 17).
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What Is a Conveyance Deed in Property?
Conveyance simply means transferring a property right from one person to another. So, what are conveyances? They are the legal documents that do this: a sale deed, a gift deed, an exchange deed and so on.
For an apartment buyer, one of them matters most: the deed that transfers your flat to you. When people ask what is conveyance deed in real estate, this is usually the document they mean.
Think of it this way. The agreement is the promise. The conveyance deed is the delivery.
How Is It Different From a Sale Deed, Agreement to Sell, Possession Letter and Registration?
These terms get mixed up constantly. Here is what each one does.
| Document or step | What it does | Does it transfer ownership? |
|---|---|---|
| Agreement to sell or builder buyer agreement | A contract promising a future transfer on agreed terms | No |
| Possession letter | Lets you physically occupy the flat | No |
| Conveyance deed | Transfers the flat to you, and is registered | Yes, once registered |
| Sale deed | The deed used when property is sold for a price, often in resale | Yes, once registered |
| Registration | The act of registering the deed at the Sub-Registrar’s office | It gives the deed legal recognition |
A sale deed is generally one type of conveyance deed. Titles vary in practice, so read what the document actually transfers instead of relying on its name.
Conveyance Deed of an Apartment: New Purchase vs Resale
Buying from a builder:
- The builder executes the deed after the project receives its occupancy certificate.
- You usually pay stamp duty and registration charges. Check whether your offer letter lists them over and above the total price.
- Read the deed’s scope, because it may cover only the apartment and parking.
Buying a resale apartment:
- The current owner signs the sale deed in your favour.
- Your lawyer should trace the earlier documents to confirm the seller holds clean title.
- Ask whether the builder’s own conveyance deed was ever registered in the seller’s name. If it was not, pause the deal until it is.
What Does Section 17 of the RERA Act Require From a Builder?
Section 17 is the core rule for buyers. In plain terms:
- The builder must execute a registered conveyance deed in favour of the buyer, along with the undivided proportionate title in the common areas to the association of allottees or the competent authority.
- The builder must hand over physical possession of the apartment, and the common areas to the association.
- The time limit follows local law. If there is no local law, the deed must be executed within three months of the occupancy certificate.
- Section 11(4)(f) repeats the duty to execute the deed. A Haryana RERA order calls it the builder’s statutory obligation, and a “logical corollary” to allotment, the agreement and handing over possession (Complaint 1005 of 2024).
The buyer has a duty too. Section 19(11) says every allottee must participate in registering the conveyance deed, as the same order notes.
Ask your lawyer whether any local law changes the timeline for your project.
How Does the Haryana Apartment Ownership Act, 1983 Fit In?
This state law sets out how apartments in a building can be separately owned in Haryana (text on India Code). It matters for you in three ways:
- An apartment owner owns the apartment plus an undivided interest in the common areas and facilities.
- Under Section 6, that undivided share is set by percentage in a declaration and cannot be separated from the apartment.
- Owners act together through an association of apartment owners, with the declaration and bye-laws forming its rulebook.
Many Gurgaon conveyance deeds refer to this Act and to a deed of declaration. For example, a draft deed filed for a Sohna project on the Haryana RERA portal defines “Act” as the Haryana Apartment Ownership Act, 1983.
Not every project is structured the same way, so ask which laws and documents govern yours.
Your Flat vs Common Areas: Two Different Handovers
This is the part most guides skip. Handing you your flat and handing over the common areas are related, but they are not the same thing.
| What moves | To whom | What to ask |
|---|---|---|
| Your flat, and parking if included | You, through the registered conveyance deed | Does the deed name the unit, floor, carpet area and parking slot? |
| Your undivided share in land and common areas | Tied to your flat under the Apartment Ownership Act, and referred to in Section 17 | How is this share stated in the deed and the declaration? |
| Control, documents and plans of common areas | The association of owners | When will the builder hand these over, and who signs? |
Check the scope of your own deed. One draft deed filed on the Haryana RERA portal says it is limited to the apartment and its parking slots. How common areas are handled differs by project, so ask your builder and your lawyer.
What Is Haryana RERA’s Role If the Builder Delays?
Haryana RERA registration certificates carry conditions. One example states that the promoter must offer to execute a registered conveyance deed and convey common areas under Section 17 (sample certificate).
If the builder does not act, a buyer can file a complaint with the Authority. A real example shows how this works.
From the record: in Complaint 1005 of 2024, a buyer in a Sector 104 Gurgaon project had been offered possession in 2019, after the occupation certificate in 2018, but no conveyance deed had been executed. In an order dated 21 February 2025, the Authority directed the builder to execute it within 90 days once the buyer paid the applicable stamp duty and administrative charges, up to ₹15,000 as fixed by the local administration (order). Compensation claims go separately to the Adjudicating Officer, as that order notes.
Every case turns on its own facts, so treat this as an illustration, not a promise of outcome.
What Does It Cost in Gurgaon?
The costs to plan for:
- Stamp duty: most current guides report urban Haryana rates of 7% for men, 5% for women and 6% for joint male and female buyers. On a ₹4 crore flat, that works out to ₹28 lakh, ₹20 lakh and ₹24 lakh respectively.
- Registration fee: guides describe it as slab-based and capped at ₹50,000.
- Administrative charges: some allotment documents list them at the time of the conveyance deed. Ask for the figure in writing.
Rates change, and your project’s cost sheet may differ. Run your own numbers on the official Haryana Jamabandi stamp duty calculator and confirm with the Sub-Registrar before you budget.
How Is the Deed Registered?
The broad sequence in Haryana looks like this:
- The builder issues the draft deed after the occupancy certificate.
- You and your lawyer review it against your agreement.
- You calculate and pay stamp duty and fees through the official Haryana portals, such as e-GRAS.
- Both parties attend the Sub-Registrar’s office with ID proofs and witnesses.
- The deed is registered, and you collect the registered copy.
- You update your records, including the municipal property ID, your housing society and your bank if you have a loan.
Documents are generally presented for registration within four months of execution under the Registration Act, 1908. Procedures and portals change, so follow what your Sub-Registrar office currently requires.
Deemed Conveyance: What It Is and Why It Is Different in Haryana
Deemed conveyance is a remedy created under Maharashtra’s housing law. There, a housing society can apply to a government authority, called the Competent Authority, for a certificate treating the conveyance as done when the builder fails to execute it (overview).
In the Haryana sources we reviewed, Haryana buyers and associations generally turn to Section 17 of the RERA Act, a written request to the builder, and a complaint before Haryana RERA. Confirm the right route for your project with a property lawyer.
What Should You Check Before You Sign?
Use this checklist before you pay or sign. Draft deeds on the Haryana RERA portal typically include fields for carpet area, transaction value, stamp duty details and the municipal property ID, so expect to verify all of these.
- Names: match your ID exactly.
- Apartment details: unit number, floor, tower, project name and carpet area match your agreement.
- Builder-buyer agreement: compare every clause that reaches the deed, such as parking and price.
- Occupancy certificate: ask for a copy and confirm it has been issued.
- RERA registration: the number in the deed matches the project on the Haryana RERA portal.
- Title documents: your lawyer checks the builder’s or seller’s title chain and an encumbrance certificate.
- Undivided share: the deed or declaration states your share in land and common areas, where applicable.
- Parking: the slot or right you were promised is named.
- Outstanding dues: get a written no-dues statement from the builder, or from the seller in a resale.
- Stamp duty and registration: the value and duty shown are correct, and any administrative charges are itemised.
- Association and common areas: ask when and how common areas and documents will reach the owners’ association.
- Loan paperwork: confirm what original documents your bank will hold or need.
Two Gurgaon Scenarios (Illustrative)
New apartment: Aarav takes possession of a flat in a Dwarka Expressway project. A year later, he asks for the conveyance deed and learns the builder is waiting for him to pay stamp duty and administrative charges. Had he read his offer letter, he would have budgeted for it. Because the law makes registration a shared duty, he and the builder can sort it out quickly.
Resale apartment: Simran likes a resale flat in Sector 65. The seller has the agreement and possession letter, but no registered deed from the builder. Her lawyer asks the seller to get the builder’s conveyance deed executed first. The deal waits, but she avoids buying a title gap.
These are examples, not legal advice for any specific project.
Common Mistakes to Avoid
- Assuming possession equals ownership.
- Not budgeting for stamp duty, registration and administrative charges.
- Signing a draft without comparing it to the agreement.
- Ignoring the scope of the deed, including parking and common areas.
- Assuming a neighbour’s experience applies to your project.
- Delaying registration after the builder has offered the deed.
When Should You Talk to a Property Lawyer?
Before you sign, and certainly before you pay stamp duty. A qualified property lawyer can read the draft deed, verify title and approvals, and flag anything unusual. This matters even more for resale purchases or for projects with a complex structure.
Where Silverdome Realtors fits in: we are a luxury real estate consultancy in Gurgaon, Noida and Dubai. We help buyers evaluate property options and know what to ask the developer. Legal document verification should always be done by a qualified property lawyer.
A conveyance deed is what turns a flat you live in into a flat you own. For Gurgaon apartments, ask for the draft early, compare it with your agreement and occupancy certificate, budget for stamp duty and charges, and have a lawyer read it before you pay.
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