Conveyance deed for a new flat in Karnataka

8.9.1 What is a conveyance deed?

A conveyance deed is the registered document that transfers ownership of property from one person to another. The word “conveyance” comes from the Karnataka Stamp Act, 1957, which taxes such transfers. Section 2(1)(d) of that Act defines “conveyance” to include “a conveyance on sale” and “every instrument… by which property, whether moveable, or immoveable or any estate is transferred to, or vested in, any other person”, where the Schedule does not tax it under another head. The Schedule’s Article 20 is titled “Conveyance”. The IGR Karnataka stamp duty table lists “Conveyance (including flats/apartments)” at “5% on the market value+ Surcharge + additional duty”, with a 2% registration fee. That table row does not itself cite an article number. For a new flat in Karnataka, this conveyance is your sale deed. The builder and you sign and register it at the Sub-Registrar office. It transfers three things together: the flat, its undivided share of land and its share in the common areas.

Term or document	What it means in Karnataka
Conveyance	The tax category in the Karnataka Stamp Act, Schedule Article 20, for an instrument that transfers property
Conveyance deed	The document that does this transfer. For a new flat, it is the sale deed
Sale deed	The document name used by the IGR Karnataka FAQ and the Registration Act, 1908. For a new flat, it is the conveyance: transfers the flat, UDS and common-area share to you
Agreement for sale	A contract to sell later, before the conveyance deed
A separate “conveyance deed” paper	Not used for this transfer in Karnataka’s registration practice, based on the sources checked

8.9.2 Is the sale deed of a new flat the same as its conveyance deed?

Yes, in substance. Sachi’s reading: Karnataka’s registration practice does not use a document called “conveyance deed” as a separate paper from the sale deed. The stamp duty table taxes the sale deed under the “Conveyance” head of Article 20. The IGR Karnataka FAQ on flats and apartments never uses the word “conveyance”. Question 9 asks “How right is transferred in case of sale of flat/apartment?” and answers that “a purchaser acquiring rights may register sale deed in office of the Sub Registrar.” It lists three rights the deed must describe together: “Undivided interest in land”, “Carpet area of flat/apartment” and “Proportionate share in common area.” Question 10 adds that a buyer “cannot become owner of flat/apartment by describing only undivided interest in land” in the sale deed. The RERA Act, 2016 uses the term “conveyance deed” for this same registered transfer, in sections 11(4)(f) and 17(1).

So the builder’s single sale deed for your flat does the legal work of a conveyance deed. It is not a second, separate document. Sachi did not find a Karnataka government page that states this equivalence in one line, so this reading rests on reading the Stamp Act’s tax head, the IGR FAQ and the RERA Act together, not on a single source that says it directly.

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8.9.3 What does RERA make the builder convey, and by when?

RERA makes the builder convey two things: your flat, and the common areas to the association. Section 17(1) of the Real Estate (Regulation and Development) Act, 2016 says “the promoter shall execute a registered conveyance deed in favour of the allottee along with the undivided proportionate title in the common areas to the association of the allottees or the competent authority.” The same subsection makes the builder hand over “physical possession” of the flat, the common areas to the association, and “other title documents”. The deadline is “within specified period as per sanctioned plans as provided under the local laws.” A proviso sets a fallback: “in the absence of any local law, conveyance deed… shall be carried out by the promoter within three months from date of issue of occupancy certificate.” Section 11(4)(f) places the same duty on the builder earlier in the Act, tying it to “section 17 of this Act.”

Section 17(2) adds a duty after possession. The builder must hand over “the necessary documents and plans, including common areas, to the association of the allottees.” Without a local law, this is due “within thirty days after obtaining the completion certificate.” Section 11(4)(e) makes the builder “enable the formation” of the association, which without a local law must form “within a period of three months of the majority of allottees” booking. The deed of declaration guide explains how an association can register under the Karnataka Apartment Ownership Act, 1972.

Duty	Deadline without a local law	Section
Conveyance deed to you, with UDS	Three months from the OC	17(1), proviso
Title to common areas, to the association	Same deed, same deadline	17(1)
Documents and plans handed to the association	Thirty days after the completion certificate	17(2), proviso
Association formed	Three months from majority booking	11(4)(e), proviso

8.9.4 What must the undivided share and common areas show in your deed?

Your conveyance (sale) deed must describe the undivided share of land and the common-area share, together with the flat. The IGR Karnataka FAQ on flats states that ownership “comprises of” three rights: the undivided interest in land, the carpet area, and the proportionate share in common area. All three must appear “together” in the registered sale deed. If the project has a registered deed of declaration under the Karnataka Apartment Ownership Act, 1972, that declaration already fixes each flat’s percentage share “by taking as a basis the value of the apartment in relation to the value of the property” (section 6(1)). The undivided share of land guide explains this formula and the 2026 Bill that would change it to an area-based formula.

Compare the figures in your draft conveyance deed against the agreement for sale and, if one exists, the deed of declaration. A mismatch in the undivided share, the carpet area or the car park allotment is a fact you can raise with the builder before you sign, not after registration.

Item in the draft deed	Cross-check against
Undivided share of land	Agreement for sale, and the deed of declaration if registered
Carpet area	Approved floor plan and agreement for sale
Car park	Agreement for sale and allotment letter
Common areas and facilities	Agreement for sale, deed of declaration
Title recitals and encumbrance statement	Builder’s K-RERA title affidavit (section 4(2)(l))

8.9.5 What should you check in the draft conveyance deed before you sign?

Check the draft against your own records. Do not rely on the builder’s word alone. Start with the schedule of the property: the survey numbers, the land extent and the flat description must match the agreement for sale and the approved plan. Check your name, every co-buyer’s name and the builder’s name, exactly as on your PAN and Aadhaar. Check the undivided share figure and the carpet area figure against the agreement for sale. Check that the deed states your right to the car park you paid for. Check the common areas and facilities clause against the project brochure and the agreement for sale. Check the title recitals: the deed should state the builder’s source of title and that the property is free of encumbrance, matching the K-RERA affidavit under section 4(2)(l). Get an Encumbrance Certificate for the land before you sign. After signing, follow the sale deed registration guide for the Kaveri 2.0 steps, the stamp duty and the registration fee.

1. Match the schedule, land extent and flat description to the agreement for sale and the plan.
2. Match every name to PAN and Aadhaar.
3. Match the undivided share and carpet area to the agreement for sale.
4. Check the car park allotment is named in the deed.
5. Check common areas and facilities against the brochure and agreement for sale.
6. Check the title and no-encumbrance recitals against the K-RERA affidavit.

8.9.6 What are the red flags in a new flat’s conveyance deed?

Three patterns call for a written question to the builder before you sign or pay the final instalment. The first is a long delay: if the Occupancy Certificate was issued many months ago and the builder has not shared a draft deed, section 17(1) already set a three-month clock running, absent a local law with a longer period. The second is a lower undivided share: if the draft deed’s UDS figure is less than the figure in your agreement for sale, ask for the formula and the land extent in writing before you accept it. The third is the builder keeping common areas: check that the deed conveys “the undivided proportionate title in the common areas” to the association, as section 17(1) requires, rather than leaving a clubhouse, driveway or terrace with the builder. For registration mechanics once the draft is correct, see stamp duty and registration charges for the 5% duty and 2% fee, and sale deed registration for the Kaveri 2.0 process.

If the builder does not fix a confirmed red flag, you can file a complaint with the Karnataka RERA Authority. Section 31(1) of the RERA Act lets “any aggrieved person” file “for any violation or contravention of the provisions of this Act… against any promoter”. A delayed or defective conveyance deed under section 17 is such a violation. The RERA complaint guide explains how to check a project’s existing complaints and file your own.

Red flag	Why it matters	What to do
Deed delayed long after the OC	Section 17(1) sets a three-month fallback deadline	Ask in writing, then consider a K-RERA complaint
UDS lower than the agreement for sale	Your share in the land is smaller than what you were sold	Ask for the formula and land extent before signing
Common areas kept by the builder	Section 17(1) requires the common-area title to go to the association	Check the clause names the association as the recipient

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8.9.7 Does this apply to a resale flat?

Yes, with one difference. In a resale, the registered sale deed from the seller to you is your conveyance. It still must describe the undivided interest in land, the carpet area and the common-area share together, under the same IGR Karnataka FAQ rule. Because the flat already had its first conveyance from the builder, check the full chain: the builder’s original conveyance to the first owner, and any deed since, each registered and consistent on the undivided share and the schedule. An Encumbrance Certificate that covers the full ownership period shows this chain. Sachi’s academy guides focus on buying a new home from a builder; a full resale guide is not yet published.

Sachi reads K-RERA filings for Bangalore projects, including the OC status and the builder’s title affidavit. To check your project’s OC date before you ask about your conveyance deed, Ask Sachi.