How To Transfer A GMADA Plot Or LOI In Mohali: Fees, Timelines, And The Checks That Stop A Transfer ## हाउ टू ट्रांसफर ए जीएमएडा प्लॉट ऑर एलओआई इन मोहाली: फीस, टाइमलाइन्स, एंड द चेक्स दैट स्टॉप अ ट्रांसफर (मोहाली में GMADA प्लॉट या LOI कैसे ट्रांसफर करें: फीस, समय-सीमाएँ, और वे जाँचें जो ट्रांसफर रोक देती हैं) How To Transfer A GMADA Plot Or LOI In Mohali: Fees, Timelines, And The Checks That Stop A Transfer

Almost everything that changes hands in the GMADA market passes through one office. Not a broker's office and not a registry alone, but PUDA Bhawan in Sector 62, where the authority either recognises the new holder or does not.

The transaction is routine when the paperwork is right and immovable when it is not, and most of what goes wrong is decided before anyone reaches the counter. Here is what the authority actually requires.

First, work out which transfer you are doing

GMADA does not run one transfer process. It runs several, with different document sets and different clocks. Its own service list separates them:

- Obtain Transfer of Letter of Intent or Allocation, 21 working days
- Obtain Permission for Sale, Gift or Transfer, the NOC route, 10 days
- Re-Transfer Property on the basis of a registered sale, gift or transfer deed, 5 working days
- Conveyance Deed, No Due Certificate or Duplicate Documents, 15 working days
- Transfer Property on the basis of a registered or unregistered will
- Transfer Property on the basis of intestate death, meaning natural succession where there is no will

A seventh sits alongside them and matters if a loan is involved: Obtain Permission to Mortgage. Several of these run through GMADA's Online Citizen Services rather than a counter queue.

Picking the wrong service is the most common way a file goes back. A resale of an LOI is not the same service as a re-transfer against a registered deed, and a transfer following a death is a different route again depending on whether a will exists and whether it was registered.

The No Due Certificate comes before everything

Before any transfer, the account has to be clean, and GMADA puts the statement online under Know Your Property Details, with Know Property Ledger and Know Property Status alongside it. The booklets direct applicants there by name.

The instruction is blunt. If any amount is due, deposit it. If there is a discrepancy in the account, attach the relevant copies of the receipts rather than arguing it verbally.

The order matters more than the paperwork. An outstanding balance is the seller's liability in principle and the buyer's problem in practice, because the transfer will not complete until it is cleared, and by then the money has usually moved. The ledger is public and free to pull, which makes it the cheapest thing in this entire process and the one most often skipped. Our buyer's guide covers the wider verification sequence this fits into.

Transferring a Letter of Intent

This is the Aerotropolis market's core transaction, since the LOI is the instrument that trades ahead of conveyance. Our LOI price tracker exists because of it.

GMADA publishes an application form and checklist for this service and gives it a time limit of 21 working days, the longest of the transfer services.

The published fee is 2.5 percent of the allotment price of the plot, set out in the PUDA booklet for this service dated 16 December 2019. Two features of that wording change what it costs you.

It is the allotment price, not the market price. The percentage runs against what GMADA originally charged, not against what you are paying the seller. In a pocket that has appreciated several times over, that difference is the whole story, and it is why the fee is a rounding error on most Aerotropolis resales rather than a real line in the budget.

And the booklet states that all fees revise at the start of each financial year. The 2.5 percent is the last figure PUDA published, from 2019.

There is one gap the documents do not close. Most LOIs in Pockets A to D were never bought. They were issued under land pooling, where a landowner surrendering an acre receives developed plots in lieu of cash compensation, and of roughly 1,650 acres acquired for those pockets, owners of about 1,460 acres took that route. A pooling allottee never paid an allotment price, so there is no base for the percentage to run against. What GMADA charges in that situation is not stated in any published fee schedule, and since it covers most of the LOIs actually trading, it is the one number worth a call to the Estate Office before you budget.

Payment is by demand draft favouring EO, GMADA, payable at SAS Nagar or Chandigarh. Documents go in self-attested and pasted onto the blank sheets in the booklet, which sounds trivial until a file comes back for it.

One clause in the application does more work than the fee. The seller declares that the LOI is free from all encumbrances including mortgage, lien, gift and sale, and that there is no stipulation on its transfer. That is a sworn statement made to the authority, and it survives the transaction.

GMADA's fee is also not the transaction cost. Stamp duty and registration on the assignment are payable at the Sub-Registrar, they are calculated against collector rates, and they dwarf the transfer fee.

Transferring against a registered deed

Where a sale, gift or transfer deed has been registered at the Sub-Registrar, the route is the re-transfer service, and it is the fastest of them: 5 working days.

What GMADA asks for is short. A certified copy of the sale, transfer or gift deed issued by the Sub-Registrar, or alternatively the permission to transfer letter GMADA itself issued, together with the transfer permission in original.

Note the sequence buried in that. The permission comes from GMADA first, under the separate Permission for Sale, Gift or Transfer service. Then the deed is registered at the Sub-Registrar. Then GMADA updates its own records. Registration alone does not make you the authority's recognised holder, which is the single most expensive misunderstanding in this market. All three steps happen, in that order, or the authority's records still show the seller.

The conveyance deed

The conveyance deed converts an allotment into registered title, and it ends the pre-registry phase entirely.

GMADA gives it 15 working days and asks for the application form, a self-attested copy of the allotment or re-allotment letter, a self-attested No Due Certificate, a certified copy of the general power of attorney or sub-attorney where one is used, and three copies of the conveyance deed of which one must be on stamp paper.

On stamp duty the authority states that the amount is whatever applies on the date of execution and points applicants to the Sub-Registrar, SAS Nagar. That is not evasion. The duty is calculated against collector rates rather than against what you paid, so it is not a figure the authority can quote in advance.

When the allottee has died

This is where transfers most often become genuinely difficult, and the document list explains why.

For a transfer on the basis of a will, GMADA asks for a certified copy if the will is registered or an attested copy if it is not, with a translation into English or Punjabi if the will is in another language. Alongside it: a liability affidavit from the beneficiaries, affidavits of no objection from every left-out legal heir where the property goes to one heir or to somebody outside the family, the original death certificate, photographs of all legal heirs and beneficiaries, photo identity proof for all applicants, and clearance of any previous mortgage, loan or redemption deed. An unregistered will additionally requires affidavits from the attesting witnesses.

Read that list as a description of what stops these transfers. Every left-out heir has to be found and has to sign. One absent sibling, one heir abroad, one family disagreement, and the file cannot move, regardless of what the will says. A registered will removes a layer of proof. An unregistered one adds the attesting witnesses back in, which after a few years is often the harder problem, because witnesses are not tracked and not always alive.

There is a clock, and it is statutory

These services fall under the Punjab Transparency and Accountability in Delivery of Public Services Act, 2018. The time limits above are not internal targets. If the service is not delivered within the stipulated period, an appeal lies to the designated appellate authority.

Most people in this market do not know that and treat delay as unavoidable. The right to appeal is printed on the authority's own booklet, and the clock it runs against is published against every service.

What actually stops a transfer

Four things, in rough order of how often they appear.

Money on the ledger. Anything outstanding blocks the No Due Certificate, and without that nothing downstream proceeds.

The wrong service. A file submitted under the wrong route gets returned, and the clock starts again when it is resubmitted correctly.

Power of attorney problems. A GPA or sub-attorney has to be certified and has to actually cover the act being performed. For buyers and sellers operating from abroad this is the most common failure point, because a document executed overseas has its own attestation requirements before it is usable here.

And the parcel itself. Where land is under litigation, transfer is not a paperwork question. In the disputed 927 acres of Aerotropolis Pocket A, LOIs cannot be registered at all until the case resolves, and no amount of correct filing changes that. Our glossary sets out what the instruments are and where each sits in the sequence.

None of those four is discovered at the counter. Three of them are visible before any money changes hands, from documents that are public, and the fourth is a matter of which pocket the plot sits in. The transfer itself is the most predictable part of a GMADA transaction. Every service has a published document list, a published time limit and a statutory remedy if that limit is missed. What is unpredictable is everything the buyer agreed to before reaching it.