Property Deeds in Vadodara — Sale Deed, Banakhat, Gift, Hakkamafi

વેચાણ દસ્તાવેજ · બાનાખત · બક્ષિસ · હક્કમાફી

Property documents are the ones where a shortcut costs the most, and where the difference between a notarised paper and a registered instrument decides whether you own anything at all.

e-StampStamp duty is payable. We issue the e-stamp here as a Government authorised centre (CSC ID 136237240013).

NotarySworn or attested before the Notary, under signature and official seal.

Sub-RegistrarRegistration at the Sub-Registrar is required or strongly advisable. We prepare the document and tell you what the office will want.

Registration optionalRegistration is available and often worth having, but is not compulsory in law.

CourtThis is a court proceeding, not a counter transaction. Handled as a court matter.

23 document types in this category

Property Transfer Deeds

The one rule that governs almost all of these

Section 17 of the Registration Act, 1908 makes registration compulsory for any non-testamentary instrument that creates, declares, assigns, limits or extinguishes a right or interest of ₹100 or more in immovable property, and for gifts of immovable property. In practice that captures the sale deed, the gift deed, the mortgage, the relinquishment, the partition and the exchange. For those documents, notarisation is not an alternative to registration. It is not even a step towards it.

Banakhat where possession is handed over must be registered.

Section 17(1A) provides that a document containing a contract to transfer immovable property for consideration, for the purposes of section 53A of the Transfer of Property Act, 1882, executed on or after 24 September 2001, must be registered — and if it is not, it has no effect for the purposes of section 53A. Delivery of possession is an ingredient of section 53A itself, so the practical rule is: if possession is passing under the agreement, register it. This is the single most consequential rule for anyone signing a બાનાખત in Gujarat, and the one most often skipped. Full guide to banakhat and satakhat →

Hakkamafi — the Gujarat relinquishment document

હક્કમાફી (also called હક કમી or ફારગતી) is a release deed by which one co-owner or co-heir gives up their undivided share in jointly held or inherited property in favour of the others. The classic use is after a death: one sibling releases their share so the revenue record can be corrected in favour of the rest.

It works only between existing co-owners or co-heirs. Where several people simply bought a property jointly and one now wants to sell out, that is a sale of a share and needs a sale deed — not a relinquishment. Getting this wrong produces a document that the Sub-Registrar will not accept and that would not have transferred anything if he had.

Deeds we draft

Sale deed (વેચાણ દસ્તાવેજ), agreement to sell (બાનાખત / સાટાખત), gift deed (બક્ષિસ દસ્તાવેજ), mortgage deed (ગીરો ખત) and release of mortgage, relinquishment (હક્કમાફી), partition deed (વહેંચણી દસ્તાવેજ), exchange deed, rectification deed for an error in an already-registered document, deed of cancellation, development and joint development agreements, and possession letters.

On rates.

We deliberately do not publish stamp duty figures for property transactions on this website. Duty on a conveyance is computed on consideration or Jantri market value, whichever is higher, and the Gujarat Stamp Act was amended in 2025. A figure printed on a web page goes stale and costs somebody money. Bring or describe the property and we will compute the current duty with you.

Full list — Property Deeds in Vadodara

Every entry is marked with what it actually needs. If what you were asked for is not on this list, call 94267 80195 — the list is long but it is not exhaustive.

Property Transfer Deeds · 23 documents

Document	When you need it	Needs
Sale Deed / Conveyance Deed વેચાણ દસ્તાવેજ	The document that actually transfers ownership of immovable property from seller to buyer. This is the દસ્તાવેજ.	e-StampSub-Registrar
Agreement to Sell — Banakhat બાનાખત	The pre-sale contract: buyer pays earnest money (બાના), parties fix price, boundaries, payment schedule, possession date and penalties; the sale deed follows once conditions are met. It does not by itself transfer ownership. In Gujarat practice, banakhat is routinely registered at the Sub-Registrar — and where possession is handed over, registration is legally compulsory under s.17(1A). Vadodara Sub-Registrar offices maintain banakhat records, and a Gujarat High Court ruling now requires both parties to be present to cancel a registered banakhat, with a registration fee on cancellation.	e-StampSub-Registrar
Satakhat સાટાખત	In everyday Gujarati usage satakhat and banakhat are used interchangeably for an agreement to sell — "satakhat" is the more common term in some districts and among older practitioners, "banakhat" in others. Strictly, sata carries the sense of an exchange/barter bargain and bana the sense of earnest money, but customers do not distinguish them.	e-StampSub-Registrar
Gift Deed બક્ષિસ દસ્તાવેજ / બક્ષિસનામું	Transferring property without consideration, usually to a family member. Gift of immovable property is compulsorily registrable under s.17(1)(a) — a notarised gift deed is worthless.	e-StampSub-Registrar
Mortgage Deed ગીરો ખત / ગીરોખત	Creating a charge on immovable property to secure a loan.	e-StampSub-Registrar
Simple Mortgage / Mortgage by Conditional Sale / Usufructuary Mortgage ગીરો ખત (પ્રકારો)	Variants under s.58 TPA depending on whether possession passes and how the debt is enforced.	e-StampSub-Registrar
Memorandum of Deposit of Title Deeds (equitable mortgage)	Bank home-loan mortgage created by depositing title deeds.	e-StampSub-Registrar
Deed of Reconveyance / Release of Mortgage / Satisfaction of Charge ગીરો મુક્તિ ખત	Lender releasing the property once the loan is repaid.	e-StampSub-Registrar
Relinquishment / Release Deed — Hakkamafi હક્કમાફી / હક કમી / ફારગતી	One co-owner or co-heir gives up (relinquishes) their undivided share in jointly-held or inherited property in favour of the other co-owners. Typical use: after a death, one sibling releases their share to the others so the revenue record can be corrected. It can only be used between existing co-owners/co-heirs — it cannot be used where several people simply bought a property jointly and one wants to sell out; that needs a proper sale deed for the share. In revenue-record language the resulting entry is હક કમી (removal of right), applied for at the taluka e-Dhara / ઇ-ધરા centre in rural areas or the City Survey office (સીટી સર્વે કચેરી) in urban areas. ફારગતી (faragati) is a synonym you will hear.	e-StampSub-Registrar
Partition Deed વહેંચણી દસ્તાવેજ / ભાગ વહેંચણી	Dividing jointly-owned or ancestral property into separate defined shares, each co-owner becoming sole owner of their portion.	e-StampSub-Registrar
Memorandum of Family Settlement / Family Arrangement કૌટુંબિક સમાધાન	Recording an amicable family division. If it creates or extinguishes rights it must be registered; a mere memorandum recording a past oral arrangement may not — this is genuinely fact-dependent, so advise case by case.	e-StampSub-Registrar
Exchange Deed અદલાબદલી દસ્તાવેજ	Two owners swapping properties.	e-StampSub-Registrar
Deed of Rectification / Correction Deed સુધારા દસ્તાવેજ	Fixing an error (name, survey number, area, boundary) in an already-registered deed.	e-StampSub-Registrar
Deed of Cancellation રદ કરવાનો દસ્તાવેજ	Cancelling a registered deed — e.g. cancellation of a registered banakhat. Gujarat now requires both parties present, following the High Court ruling.	e-StampSub-Registrar
Deed of Confirmation / Ratification	Confirming an earlier transaction or an act done by an agent.	e-StampSub-Registrar
Deed of Assignment	Assigning rights under a lease, contract, insurance policy or IP.	e-StampSub-Registrar
Declaration of Trust / Trust Deed ટ્રસ્ટ ડીડ / ટ્રસ્ટ દસ્તાવેજ	Creating a public charitable or private trust. Public trusts in Gujarat are governed by the Gujarat Public Trusts Act, 2011 (the renamed Bombay Public Trusts Act, 1950) and register with the Charity Commissioner, Gujarat.	e-StampSub-Registrar
Deed of Apartment / Declaration under Apartment Ownership Act	Declaring apartment ownership in a scheme.	e-StampSub-Registrar
Development Agreement વિકાસ કરાર	Landowner appointing a developer to build on their land, usually with a revenue/area share.	e-StampSub-Registrar
Joint Development Agreement (JDA)	Landowner + developer jointly developing, sharing built area or revenue.	e-StampSub-Registrar
Redevelopment Agreement	Society/owners appointing a developer to redevelop an existing building.	e-StampSub-Registrar
Allotment Letter / Booking Agreement	Builder allotting a unit to a buyer before the sale deed.	e-StampSub-Registrar
Possession Letter / Handover Deed કબજા પત્ર	Recording handover of physical possession.	e-StampNotary

Not sure which of these is yours?

Describe what the office, bank, school or court asked you for. We will name the exact document, tell you the current stamp value, and say whether notarisation is enough or the Sub-Registrar is involved — before you pay anything. Call 94267 80195 or message us on WhatsApp.