Conveyance Deed After Possession: Registry Timelines, Costs and Delays in Noida and Gurugram

By ADiHomes Updated October 25, 2026 9 min read

Checked: 2 official sources citedreviewed October 25, 2026Report an error

Watercolour illustration of a couple waiting on a bench in a sunlit registry office corridor with a file

Contents

Getting the keys is not the same as owning your flat. Until a (in Gurugram) or a tripartite sub- (in Noida, Greater Noida and the Yamuna Expressway area) is registered in your name, the law treats you as an allottee with contractual rights, not as an owner. Tens of thousands of NCR families have lived in their flats for years without that registry. This guide explains when the deed is legally due, what it costs, why registries get stuck in Uttar Pradesh and Haryana, what the 2023 UP rehabilitation package changed, and the practical steps to push your registry through.

What the law says about timing

Section 17 of the Act: the promoter must execute a registered conveyance deed in favour of the allottee, along with the undivided proportionate title in common areas to the association of allottees, within the period set by local laws. Where local law is silent, it must be done within three months of the .
Section 19(11): the allottee must participate in registration of the conveyance deed, which in practice means paying the and and attending the sub-registrar’s office.
Section 19(10): the allottee must take physical possession within two months of the OC.
UP RERA’s 2026 direction: promoters must issue a written offer of possession within two months of the or OC, by registered email and post, and display the CC or OC at their CRM offices.

In short, a registry delayed many months after the OC is a breach of the promoter’s obligations, and you can complain to the state RERA for directions to execute the deed.

Noida and Greater Noida: why the deed is a “sub-lease”

Land in Noida, Greater Noida and YEIDA sectors is leased by the development authority to the builder, usually for 90 years. The builder cannot sell you title; instead a tripartite sub-lease deed is executed between the authority, the builder and you. The authority signs only if the builder has cleared the land premium, lease rent and other dues for the project, and the project has an OC. This is the single biggest reason registries stall in UP: the builder sold the flats but did not pay the authority.

Scale of the problem

A buyers’ consortium cited by ThePrint in December 2024 estimated about 75,000 flats in Noida and Greater Noida awaiting registration.
A February 2026 report put stalled registrations in Greater Noida West at over 50,000 flats across 88 completed societies, with UP RERA officials saying about 20 percent of more than 60,000 complaints concerned registration.
In August 2026 the Noida HighRise Federation began compiling a society-wise database of pending registries to present to the state government and the Noida Authority.
In October 2026 the Allahabad High Court asked the UP government what action it had taken against the builder of a Greater Noida West society whose buyers could not register lease deeds because the authority’s premium, lease rent and time-extension fee were unpaid.

The 2023 UP rehabilitation package

In December 2023 the UP government adopted recommendations of a committee headed by Amitabh Kant on legacy stalled projects. The scheme, launched on 21 December 2023, offered builders a waiver of interest and penalties for “zero periods” (such as COVID-19 and National Green Tribunal orders) and recalculated dues, if they paid 25 percent upfront and the remaining 75 percent over three years. Payment of the first 25 percent was to unlock registries for completed units.

Results have been mixed. GNIDA reported registries of 1,366 flats across 16 projects in March 2024 alone and registries of around 10,000 flats in six months, yet the Noida Authority later found many builders had paid the first instalment and then stopped. By its count, 3,724 registries had been completed with 5,758 pending because of unpaid land dues, and it moved to revoke waivers and attach and auction defaulters’ assets. If your project is under the package, ask the authority whether your builder is current on instalments.

Gurugram: conveyance deed on freehold land

In Gurugram’s licensed colonies the land is not leased from a development authority, so the builder executes a conveyance deed directly in your favour after the OC. Delays here usually stem from:

No OC, or an OC that does not cover your tower.
Builder’s unpaid or licence issues with the town planning department.
Disputes over final dues, such as escalation, interest or maintenance charges, which builders sometimes demand before registry.
Insolvency of the developer.

Haryana’s paperless e-registration system, mandatory since 1 November 2025, and the auto- system launched in June 2026 make the mechanics faster once the builder cooperates.

What the registry costs

Item	UP (Noida, Greater Noida, Ghaziabad)	Haryana (Gurugram)
Stamp duty (man)	7%	7% in municipal areas
Stamp duty (woman)	1 percentage point concession up to Rs 1 crore	5%
Registration fee	1%	Slab-based, capped at Rs 50,000
Value base	Higher of agreement value and	Higher of agreement value and collector rate
Other	Legal/documentation charges by builder; transfer charges if you bought on resale	Legal/documentation charges by builder

A long-delayed registry can cost more because circle or collector rates may have risen since you booked. Check whether your agreement value or the current guideline value will be used, and budget for the higher figure.

Step-by-step: pushing your registry through

Step 1: Confirm the OC. Get a copy of the OC covering your tower. In Noida, check the Noida Authority’s project information page for OC and dues status.
Step 2: Ask for a written registry schedule. Write to the builder asking when your deed will be executed and what is pending.
Step 3: Check authority dues (UP). Ask the authority whether the builder’s land dues are clear or whether the project is under the rehabilitation package and current on instalments.
Step 4: Reconcile your account. Clear any genuine dues to the builder, and dispute any illegitimate demand in writing.
Step 5: Organise with neighbours. A registered association can file a collective RERA complaint and approach the authority and the district administration.
Step 6: File before RERA. Seek directions under Section 17 to execute the deed within a fixed time, plus delay interest where possession was also late. UP RERA and HRERA both hear such complaints.
Step 7: Consider a writ. Where the dispute is between the builder and the authority and RERA directions are not complied with, buyers have approached the Allahabad High Court.
Step 8: After registration, complete mutation, update the society and utilities, and give the bank the registered deed if you have a loan.

Living without a registry: risks

You cannot easily sell; buyers must take an allotment transfer through the builder, and Noida and Greater Noida charge transfer fees.
Some banks will not lend to a resale buyer or will lend less.
Your title is exposed if the builder becomes insolvent before execution.
A or notarised agreement is not a substitute; the Supreme Court held in Suraj Lamp (2011) that such documents do not transfer title.

As of October 2026

The rehabilitation package figures and court actions come from news reports cited below and change month to month. Stamp duty concessions should be checked on the state portals. This guide is general information, not legal advice.

Frequently asked questions

How soon after possession must the builder register my flat?

Section 17 of the RERA Act requires the conveyance deed within the period set by local law, or within three months of the occupancy certificate where local law is silent.

Why are registries stuck in Greater Noida West?

Mostly because builders have not paid the development authority's land premium, lease rent and other dues, without which the authority will not sign the tripartite sub-lease deed.

What was the Amitabh Kant committee package?

A UP scheme launched in December 2023 that waived interest and penalties for zero periods if builders paid 25 percent of recalculated dues upfront and the rest over three years, unlocking registries for completed units.

Can RERA order the builder to execute my conveyance deed?

Yes. You can complain to UP RERA or HRERA seeking directions under Section 17 to execute the deed within a fixed time.

Will I pay stamp duty at today's circle rate?

Usually stamp duty is charged on the higher of the agreement value and the current guideline value, so a delayed registry can cost more if circle or collector rates have risen.

Sources

Updated 25 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.

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