Guide to Get a Housing Society Conveyance Deed in India

A Housing Society Conveyance Deed is a crucial legal document that officially transfers ownership of land and buildings from the developer to the housing society. It establishes the society as the lawful owner and safeguards members from future legal disputes or third-party claims. Without a registered conveyance deed, the builder may retain control over the property, affecting redevelopment and loan approvals. Completing the conveyance deed process ensures long-term legal security and full property rights for the housing society.

What is a Housing Society Conveyance Deed?

A Housing Society Conveyance Deed is a vital legal document that confirms the lawful transfer of ownership from the builder or landowner to the housing society. In India, this deed protects property ownership rights and shields housing society members from future legal disputes. Without a registered Housing Society Conveyance Deed, your community has no legal counterpart, and you run the risk of a developer abusing that writ and possible third-party claims. Indian Courts do not recognise unregistered deeds, and therefore, these formalities are absolutely necessary. A Conveyance Deed of Society Online can now be sought through the online option available in a majority of states, ultimately permitting efficiency in registration and authentication.

Is Conveyance Deed Necessary for a Society?

Yes, a conveyance deed is necessary for a society. Without it, ownership of the land and building legally continues to rest with the builder or original landowner, even if all flats have been sold and residents have lived there for years.

Here's why Society Conveyance Deed is Important :

• Legal ownership: A society technically has no legal claim over its own land and structure until the deed is executed and registered
• Protection from misuse: Without conveyance, a builder can still mortgage the property, transfer development rights, or sell unused FSI/TDR to a third party
• Redevelopment: Most redevelopment projects cannot proceed without a registered conveyance deed establishing the society's ownership
• Loans and approvals: Banks and financial institutions typically require proof of conveyance before approving loans for major repairs or reconstruction
• Dispute prevention: A registered deed gives the society documented, court-recognised title, reducing the risk of ownership disputes later
• Legal requirement, not just good practice: Under the Maharashtra Ownership Flats Act (MOFA), the builder is required to execute the conveyance deed within four months of the housing society's registration making it a statutory obligation, not an optional step

If the builder refuses to cooperate, the society isn't left without options; it can apply for a Deemed Conveyance through the Competent Authority, which carries the same legal weight as a regular conveyance deed once granted.

Read also: Society Transfer Charges

Types of Conveyance Deeds Relevant to Housing Societies

Understanding various types of Conveyance Deeds for Housing Society options allows for better legal clarity. Housing Societies may deal with:

1. Regular Conveyance Deed

The most straightforward type, this deed is executed voluntarily by the builder and transfers all legal rights to the housing society.

2. Deemed Conveyance of Society

Housing Societies can apply for a Deemed Conveyance when developers take too long or aren’t willing to cooperate. This process includes:

• Filing Form 7 with the District Deputy Registrar
• Paying the court fee (INR 2,000 in Maharashtra)
• Submitting all supporting documents

After the approval, usually within a few months, they have the same legal standing as a deed.

Difference Between Deemed Conveyance and Conveyance Deed:

A Conveyance Deed and a Deemed Conveyance both get you to the same place legal ownership of the land and building passing from the builder to the society. The difference lies in how you get there: one happens with the builder's cooperation, the other without it. Here's a quick comparison to make the distinction clear. 

Feature	Conveyance Deed	Deemed Conveyance
Builder Cooperation	The builder voluntarily executes the deed and appears before the Sub-Registrar.	The builder is uncooperative, absconding, or delays the transfer.
Process Type	Voluntary and mutual.	Legal and unilateral.
Authority Involved	Direct execution between the builder and the housing society.	Granted by a designated Competent Authority (e.g., District Registrar) under laws like MOFA.
Timeline	Typically executed soon after the society is registered (within 4 months under MOFA).	Pursued as a last resort when the builder fails to convey the title within that period.
Builder's Signature	Required.	Not required — the Competent Authority signs on the builder's behalf.
Legal Standing	Regular registered title.	Same legal standing as a regular conveyance deed once granted.

Components of Deemed Conveyance Charges for a Housing Society

Deemed conveyance charges include stamp duty, registration fee, application fee, and legal expenses required to transfer land ownership from the developer to the housing society. These charges ensure the legal completion of the conveyance process and secure full property rights for the society.

Stamp Duty

Generally 5% to 7% of the property’s market value, depending on location (urban/municipal area) and applicable state regulations. If flat owners have already paid stamp duty during purchase, additional liability may be adjusted as per rules.

Registration Fee

Registration fee is payable for officially recording the deemed conveyance deed with the Sub-Registrar of Assurances. It is often around ₹30,000 for properties above ₹30 lakh, or approximately 1% of the property value for lower-value properties, subject to state rules.

Legal & Incidental Costs

Includes lawyer fees, documentation expenses, architect certification, title search reports, and other professional charges.

Other Conveyance Deeds are:

• Sale Deed: Transfer ownership in exchange for payment.
• Gift Deed: Transfer ownership; no money exchanged; generally seen as transferred within a family.
• Exchange Deed: Trading properties for ownership in exchange or value adjustment.
• Partition Deed: Operates to divide property owned jointly.
• Release Deed: To relinquish or give up a legal claim from one entity.

Type	Description	Key Details
Regular Conveyance Deed	Builder voluntarily executes the deed to transfer ownership to the housing society.	Standardised deed; must be executed within 4 months of registration of housing society
Deemed Conveyance of Society	When developers delay or refuse to cooperate.	Form 7 filed with the District Deputy Registrar (by society). Fee of INR 2,000 (Maharashtra)- Checklist of documents needed to be submitted (if any).- Once a deed is executed, it is recognised as a regular conveyance.
Sale Deed	Ownership passes for a consideration of value.	The most regular form of deed when purchasing property.
Gift Deed	Ownership passes without consideration of value; typical within families.	No money changes hands; must be registered.
Exchange Deed	Two parties exchange property based on an agreed value; you won’t be selling or buying property.	Stamp duty will be due on the property with the higher value.
Partition Deed	Dissolves jointly owned property and divides it among the co-owners.	Share of ownership and rights are clearly defined.
Release Deed	One party releases their legal rights or claim to their property, as against another party.	Often used among joint owners or among legal heirs.

Each category of deed serves different legal purposes; all go with the overarching Society Conveyance Deed Process.
Also Check: Housing Society Share Certificate

How to Get a Conveyance Deed for Society: Process and Legal Requirements

To protect property rights, every housing society should initiate the Conveyance Deed Process immediately after registration. If the builder complies, a regular conveyance is executed. If not, a Deemed Conveyance application becomes necessary.

Society Resolution Format for Conveyance Deed 

Before initiating the conveyance process, the housing society must pass a resolution at its General Body Meeting (GBM), authorising the managing committee or specific office bearers to proceed with obtaining the conveyance deed. This resolution is often required as a supporting document when applying for Regular or Deemed Conveyance. 

What the Resolution Should Include:

• Name and registration number of the society
• Date, time, and venue of the General Body Meeting
• Number of members present and quorum confirmation
• A clear resolution clause stating the society's decision to pursue conveyance (regular or deemed)
• Authorisation naming the specific office bearers (Chairman, Secretary, Treasurer) empowered to sign documents, appear before authorities, and execute the deed on the society's behalf
• Signatures of the Chairman and Secretary certifying the resolution

Sample Resolution Format:

RESOLUTION

[Name of Housing Society]
Registration No.: [____]

Extract of the resolution passed at the General Body Meeting held on [Date] at [Venue]

"RESOLVED THAT the Society do hereby authorise the Managing Committee, and specifically Mr./Ms. [Chairman's Name] (Chairman), Mr./Ms. [Secretary's Name] (Secretary), and Mr./Ms. [Treasurer's Name] (Treasurer), to jointly or severally take all necessary steps for obtaining the Conveyance Deed / Deemed Conveyance of the Society's property from [Builder/Developer Name], including but not limited to:

a) Filing applications before the Competent Authority / Sub-Registrar;
b) Submitting required documents on behalf of the Society;
c) Appearing before the concerned authorities for hearings;
d) Signing, executing, and registering the Conveyance Deed / Deemed Conveyance Deed on behalf of the Society;
e) Paying applicable stamp duty, registration fees, and incidental charges from the Society's funds.

FURTHER RESOLVED THAT a certified copy of this resolution be submitted wherever required for the purpose of the above."

Proposed by: _______________
Seconded by: _______________

Certified True Copy

Chairman: _______________ (Signature & Seal)
Secretary: _______________ (Signature & Seal)

Note: The exact format may vary slightly depending on state cooperative society bye-laws. It's advisable to have this resolution vetted against your society's bye-laws before passing it at the GBM.

Standard Conveyance Steps

1. Deed: Draft a deed on stamp paper

2. Signatures: The signatures of both parties to the transaction, along with two witnesses

3. Stamp Duty: Pay the stamp duty 

4. Registrar’s office with Sub-Registrar of Assurances: Register with the Sub-Registrar of Assurances

Conveyance Deed Format  for Housing Society 

A society conveyance deed follows a standard legal drafting structure, executed on stamp paper of the applicable value and registered with the Sub-Registrar. While exact wording varies by state and lawyer, most deeds include the following components:

• Title and Date of Execution: States that it is a "Deed of Conveyance," along with the place and date of execution
• Details of Parties: Full names, addresses, and description of the transferor (builder/landowner) and transferee (housing society), including the society's registration number
• Recitals: A brief background of the property, how the transferor acquired it, prior agreements, and the purpose of the deed
• Property Description: Detailed identification of the land and building, including survey/CTS number, boundaries, dimensions, and total area
• Consideration Clause: States the sale consideration or confirms that stamp duty has already been paid by individual flat owners, as applicable
• Transfer of Ownership Clause: The core operative clause conveying title, rights, and interest in the land and building to the society
• Rights and Liabilities: Defines the society's rights (use, possession, redevelopment) and responsibilities (maintenance, taxes, compliance)
• Delivery and Acceptance Clause: Confirms that possession has been handed over by the transferor and accepted by the society
• Schedule of Property: An annexure listing precise property details, often attached at the end of the deed
• Signatures and Witnesses: Signed by authorised signatories of both parties, attested by at least two independent witnesses
• Stamp Duty and Registration Endorsement: Details of stamp duty paid and the registration particulars from the Sub-Registrar's office

For a Deemed Conveyance, the format is largely similar, except the Competent Authority signs on behalf of the defaulting builder/landowner, and the deed references the Deemed Conveyance Order issued after the hearing process.

Society Conveyance Deed Draft

DEED OF CONVEYANCE

THIS DEED OF CONVEYANCE is made and executed at [Place] on this [Day] day of [Month, Year]

BETWEEN

[Name of Builder/Developer/Landowner], [description — company/individual], having its registered office/residing at [Address], PAN [____], hereinafter referred to as the "TRANSFEROR" (which expression shall, unless repugnant to the context, include its successors, executors, administrators, and assigns) of the ONE PART;

AND

[Name of the Housing Society], a co-operative housing society registered under the Maharashtra Co-operative Societies Act, 1960 (or applicable state Act), bearing Registration No. [____] dated [ ____ ], having its registered office at [Address], hereinafter referred to as the "TRANSFEREE/SOCIETY" (which expression shall, unless repugnant to the context, include its successors and assigns) of the OTHER PART.

WHEREAS:

1. The Transferor was/is the owner of the land described in the Schedule below;
2. The Transferor developed the said property and constructed a building/buildings known as [Building/Project Name] thereon, in accordance with the plans sanctioned by [Municipal Authority] vide approval no. [ ____ ] dated [ ____ ];
3. The Transferor sold flats/units in the said building to various purchasers under duly registered Agreements for Sale, who subsequently formed the Transferee Society;
4. The Transferee Society was duly registered on [Date];
5. Under Section 11 of the Maharashtra Ownership Flats Act (MOFA), 1963 (or applicable law), the Transferor is obligated to convey the said property to the Society;
6. The Transferor has agreed to convey and the Society has agreed to accept conveyance of the said property on the terms set out herein.

NOW THIS DEED WITNESSETH AS FOLLOWS:

1. Transfer of Ownership: The Transferor hereby conveys, transfers, and assigns unto the Transferee Society, absolutely and forever, all its right, title, and interest in the land and building described in the Schedule hereunder, together with all easements, rights, and appurtenances thereto belonging.
2. Consideration: This conveyance is made [without any further consideration, the entire consideration having already been received by the Transferor from individual flat purchasers / OR state applicable consideration amount, if any].
3. Delivery of Possession: The Transferor confirms that vacant and peaceful possession of the said property, along with all common areas and amenities, has been handed over to the Transferee Society, who accepts the same.
4. Rights of the Society: The Transferee Society shall henceforth be entitled to hold, use, manage, maintain, mortgage, develop, or redevelop the said property in accordance with law and its bye-laws.
5. Indemnity: The Transferor shall indemnify the Society against any claims, encumbrances, or liabilities arising out of any defect in title existing prior to this conveyance.
6. Covenants: The Transferor covenants that it has good and marketable title to the said property, free from encumbrances, and has full right and authority to execute this conveyance.

THE SCHEDULE ABOVE REFERRED TO
(Description of the Property)

All that piece and parcel of land bearing Survey No./CTS No. [____], admeasuring [____] sq. mtrs., situated at [Village/Area, Taluka, District], together with the building(s) standing thereon known as [Building Name], bounded as follows:

• On or towards the North: [____]
• On or towards the South: [____]
• On or towards the East: [____]
• On or towards the West: [____]

IN WITNESS WHEREOF the parties hereto have set their hands on the day, month, and year first above written.

SIGNED AND DELIVERED by the TRANSFEROR
Signature: _______________
Name: _______________

SIGNED AND DELIVERED by the TRANSFEREE SOCIETY
(through its authorized signatories/office bearers)

1. Signature: _______________ Name: _______________ (Chairman)
2. Signature: _______________ Name: _______________ (Secretary)
3. Signature: _______________ Name: _______________ (Treasurer)

WITNESSES:

1. Signature: _______________ Name: _______________ Address: _______________
2. Signature: _______________ Name: _______________ Address: _______________

How to Get Conveyance Deed Online?

Many states now provide an online facility to simplify the process. Housing societies can apply through the state government’s property registration portal.

Steps to Get Conveyance Deed Online

• Online Registration: The housing society must register on the respective state government’s property or cooperative department portal.
• Document Submission: Upload all required documents, including society registration proof, development agreement, property records, and member details.
• Application Scrutiny: The concerned authority reviews the submitted documents and verifies ownership records.
• Hearing (If Required): A virtual or physical hearing may be conducted with the designated authority or Deputy Registrar.
• Issuance of Conveyance Order: Upon approval, the conveyance deed or deemed conveyance certificate is issued and registered digitally.

The online conveyance deed process reduces paperwork, speeds up approvals, and ensures transparent tracking of the application status.

Steps to Get Deemed Conveyance

1. Form7: Apply to the District Deputy Registrar in Form 7

2. Cert. & report: Submit all the relevant certificates and reports

3. Lintage Fee: Pay a very nominal court fee

4. Hearing: Attend the hearing 

5. District Deputy Registrar: Wait for the order 

When a developer refuses to register, the Registrar can sign it on his behalf. After the deed is registered, it will bind you and the housing society in the online Conveyance Deed box, which will be publicly available.

Also Check: Housing Society Forms in India

How to Check Conveyance Deed for Society online ?

To check a housing society's conveyance deed online, visit your state's official property or cooperative department portal. You'll need the society's registration number, the document/registration number, or the survey number to search and verify the registered deed.

Steps for Online Verification

1. Visit the State Portal 

Go to your state's official Stamps & Registration or Cooperative Department website:

• Karnataka: Kaveri Online Services
• Maharashtra: IGR Maharashtra or Maharashtra Sahakar portal
• Delhi: Delhi Online Sub-Registrar / NGDRS portal
• Tamil Nadu: TNREGINET
• Gujarat: Garvi portal

2. Access the Document Search Section 

 Look for "Property Search," "e-Search," "Index II," or "Encumbrance Certificate (EC)" on the portal.

3. Enter the Required Details 

Search using the document number, registration year, SRO name, survey/CTS number, or the builder/society name.

4. View or Download the Record 

 Once the entry appears, view the transaction summary (Index II) or download a Certified Copy / Encumbrance Certificate to confirm that ownership has been legally transferred to the society.

Housing Society Conveyance Deed Charges

Housing Society Conveyance deed charges mainly include stamp duty and registration fees, along with some incidental legal costs. These vary depending on whether the society is going through a regular or deemed conveyance, and on a few other factors.

• Regular Conveyance: if members already paid stamp duty on their flats, the society mainly pays a nominal registration charge (as low as ₹100 in Maharashtra)
• Deemed Conveyance application fee: a nominal court-fee stamp (e.g., ₹2,000 in Maharashtra, filed with Form 7)
• Stamp duty on Deemed Conveyance: based on the market value of the plot, minus duty already paid by flat owners; can be as low as ₹100 if all owners already paid; any deficit is payable at this stage and recoverable from defaulting members
• Registration fee: paid to the Sub-Registrar; often around ₹30,000 for properties above ₹30 lakh, or roughly 1% of value for lower-value properties
• Legal/professional fees: ranges from a few thousand to ₹15,000+ depending on complexity
• Who pays: usually the society from its common fund; sometimes split 50-50 with the builder; deficient duty is recoverable from the specific member responsible
• Other minor costs: certified copies, Index II fee (₹5/page), documentation/notary charges

Conveyance Deed Stamp Duty for Housing Societies

Conveyance deed stamp duty is usually not charged again on the full property value if stamp duty has already been paid by individual members. In such cases, housing societies only need to pay a nominal stamp duty, as per state regulations.

Stamp duty requirements depend on:

• State-specific stamp duty laws
• Type of conveyance (regular or deemed conveyance)
• Prior stamp duty payment by flat owners

Housing Societies should always verify applicable stamp duty with the local Sub-Registrar before execution.

Who pays for a Conveyance Deed cost Deed in Housing Society?

The housing society collectively bears the cost of the conveyance deed. Although the builder is legally obligated to execute the deed, housing societies often choose to pay the minimal charges themselves to avoid delays, especially in deemed conveyance cases.

How is the Cost Shared?

• Paid through the housing society’s common funds, or
• Collected equally from all members

This collective contribution ensures long-term legal security for all residents.

Govt Initiatives

The government of Maharashtra is working to speed up the Housing Society Deemed Conveyance. Three to six months may be down to one month soon. The added push for electronic deliveries will dovetail with the Housing Society Conveyance Deed Online (CD of Society) push to enable speedy, transparent and provably accessible legal processing.

Simplify Your Society's Conveyance Deed with Centralized Document Management

Managing a Housing Society Conveyance Deed involves juggling multiple documents, approvals, and compliance requirements. For MC members and residents, staying organized throughout this legal process can be challenging but it doesn't have to be. A centralized society management system ensures all critical conveyance deed documentation, financial records, and member information are stored securely in one place, eliminating delays and reducing the risk of missing documents when authorities need them.

How a Society Management System Supports Your Conveyance Deed Process:

• Secure Document Repository - Store land records, builder agreements, membership proofs, and registration certificates in a centralized digital vault, accessible only to authorized committee members
• Real-Time Financial Transparency - Maintain audit-ready balance sheets and financial records required by authorities during conveyance deed verification and approval
• Streamlined Committee Coordination - Enable MC members to access conveyance-related resolutions, approvals, and updates from anywhere, ensuring faster decision-making and documentation
• Organized Member Database - Keep complete member details and ownership records readily available, strengthening your society's legal claim during deed registration
• Automated Compliance Tracking - Track application status, deadlines, and required certifications to ensure no critical steps are missed during the conveyance process

By digitizing your society's operations, you not only accelerate the conveyance deed timeline but also build a foundation of transparency and accountability that protects every resident's property rights for years to come.

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