Agreement to sell (ikrarnama) with earnest money
The agreement signed when earnest money is paid, before the sale deed.
Opens Dastavo with this paper ready to fill, on this computer or in the app. No account needed.
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Not yet reviewed by a lawyer. Check every line before it is signed.
How the paper begins
With Dastavo's sample details; the people and places are fictional. The words in blue are the ones you fill in.
AGREEMENT TO SELL
This agreement to sell is made and executed at Amarnagar on 12 October 2026 by and between:
Gurdev Singh son of Shri Karnail Singh, aged about 48 years, resident of House No. 88, Model Town, Amarnagar, Tehsil and District Amarnagar, Punjab (hereinafter called the "SELLER", which expression shall, unless repugnant to the context, include his heirs, legal representatives and assigns) of the FIRST PART.
AND
Anil Verma son of Shri Ramesh Verma, aged about 31 years, resident of House No. 204, Sector 9, Shantipur, District Shantipur, Haryana (hereinafter called the "BUYER", which expression shall, unless repugnant to the context, include his heirs, legal representatives and assigns) of the SECOND PART.
NOW THIS DEED WITNESSETH AND THE PARTIES HEREBY AGREE AS UNDER:
1.That the Seller agrees to sell, and the Buyer agrees to buy, the property described in the schedule below (the "property") for a total price of ₹24,00,000 (Rupees Twenty-Four Lakh only).
2.That the Buyer has paid ₹3,00,000 (Rupees Three Lakh only) to the Seller today as earnest money by cheque No. 112233 of Amar Co-operative Bank, the receipt of which the Seller acknowledges. The balance price shall be paid at the time of registration of the sale deed.
The rest of the paper is in Dastavo.
What to bring
Papers to bring
- The title papers: the previous registry, the latest jamabandi (fard) and mutation, or the municipal or authority record
- Identity proof and PAN card of the seller and the buyer, with two photographs each
- Proof of the earnest money paid: the bank transfer record, or the cheque or draft details
- For jointly owned property, every co-owner, to sign; for a mortgaged one, the bank's statement of the loan
- Two witnesses, each with an identity proof
Where to go
Signed by the seller and the buyer on e-Stamp paper before two witnesses; many also have it attested by a Notary. It is usually not registered, but if possession is handed over under it, it should be registered to protect the buyer (s.17(1A) Registration Act).
Fee
Stamp duty follows the state's schedule: often a fixed or small amount, but where possession is handed over some states charge it like a sale. The Notary's fee is separate; ask the e-Stamp centre for today's amounts.
Good to know
- Before paying, have the title checked: a search of the registers and a fresh copy of the record (see "Application for certified copies of land or registration records").
- Pay by bank transfer or cheque: the income-tax law limits cash in property deals, even for earnest money.
- If the other side does not come for the sale deed on the date fixed, see "Notice for performance of an agreement to sell".
Papers and fees can change. Check with the office before you go. Guidance only, not yet reviewed by a lawyer.
Stamp paper
Deeds and agreements carry stamp duty that depends on the state, the document and its value; some must be registered with the Sub-Registrar. Check the current duty and registration rules before printing on stamp paper.