Property due diligencein Noida.
Most property in Noida is leasehold from the Noida Authority. A resale needs the Authority's permission as well as a registered deed, and the Authority's unpaid dues stay with the property. We check both before you commit.
The Noida Authority leases land and keeps the record of who holds each plot or flat. To sell, the holder applies to the Authority for transfer permission. The Authority issues a transfer memorandum, and the transfer deed has to be executed within 90 days of it. A certified copy of the registered deed goes back to the Authority within a month, and the Authority then records the new holder.
The Authority's transfer form makes its outstanding premium, lease rent and interest the first charge on the property, and the buyer undertakes to pay them. That is why the dues check comes before the token, not after. Flats in builder projects add the developer's no-objection, the completion or occupancy certificate, and the project's UP RERA registration.
What the Authority's transfer form asks for
| Item | Detail |
|---|---|
| Application | On the Authority's form, signed by seller and buyer, with photographs attested by their bank. Valid for six months |
| Fees | ₹1,000 processing fee plus the transfer charges, deposited in an authorised bank |
| Affidavits | A joint affidavit by seller and buyer on ₹20 stamp paper, notarised, and the buyer's affidavit that the property is free of encumbrance |
| No dues | From the Authority's Accounts Officer, and from the Project Engineer (Jal) |
| Completion | For a residential plot, the occupancy or completion certificate, or a valid extension letter |
| No-objections | From the bank if the property is mortgaged; from the society, AWHO, AFNHB or builder for flats they allotted |
Division of work
What we do, and what stays with you
We do
- Confirm which authority leased the land. Noida, Greater Noida and the Yamuna Expressway area each have their own authority and forms
- Read the allotment letter, the lease or sub-lease deed, the possession letter and any earlier transfer memoranda and deeds, and match names, areas and dates
- Check the Authority's dues and the water dues before any money changes hands
- For a flat, check the completion or occupancy certificate, the project's UP RERA registration and the developer's no-objection
- Flag a power-of-attorney chain early: the Authority charges more and asks for more papers when a transfer comes through a GPA
- Prepare the transfer application and affidavits in the Authority's formats
You do
- Sign the application and affidavits, and have your photographs and signatures attested by your bank
- Pay the processing fee, transfer charges, stamp duty and registration fees directly
- Execute the transfer deed within 90 days of the transfer memorandum
- Lodge a certified copy of the deed with the Authority within a month of registering it
Cases we take on
- Resale flat in a builder project
- Resale flat or house in an Authority scheme
- Residential plot
- Transfer within the family: the Authority has a separate permission for transfers between parents, children and spouses
- Transfer to legal heirs after the allottee dies
- Property held through a general power of attorney
- Mortgage permission for a home loan
How it works
- 01 · Send the papers
- The allotment letter, lease or sub-lease deed, possession letter, any transfer memorandum, and the seller's details. We tell you which authority's rules apply and what is missing.
- 02 · Check
- Dues with the Authority, the chain of transfers, the completion papers and, for a flat, the RERA registration and the developer's position.
- 03 · Written findings
- What matches, what to fix before you pay, and what the agreement should say about dues and the transfer timeline.
- 04 · Transfer and registration
- We prepare the transfer file in the Authority's formats and keep the 90-day deed deadline and the one-month filing in view until the Authority records you as the holder.
Plainly
What we won't promise
- We are not the Noida Authority. Its own form says that accepting an application and the charges gives no right to permission, and that it can refuse a transfer.
- The charges in the Authority's published form date from its upload in November 2021. We confirm the current figures with the Authority rather than quote from memory.
- Uttar Pradesh sets its own stamp duty and registration fees. We confirm them for your deed.
- Disputes, cancellations and court cases go to an advocate. We tell you when a file has reached that point.
Common questions
- Is property in Noida freehold or leasehold?
- Property allotted by the Noida Authority is leasehold. Its transfer form gives the buyer the leasehold rights for the rest of the 90-year term, counted from the original lease or from possession, whichever came first.
- What is a transfer memorandum in Noida?
- The Authority's written permission for a transfer. It sets terms that the transfer deed must include, and the deed has to be executed within 90 days of it.
- Can the Noida Authority refuse a transfer?
- Yes. Its transfer affidavit says the application and charges are received provisionally and that the Authority can reject a request without giving reasons. If it rejects one, the charges are refunded without interest. If the parties withdraw by mutual consent, they are not refunded.
- Does buying through a GPA cost more in Noida?
- Yes. Under the Authority's form, transfer charges on a GPA holder's transfer are one and a half times the normal charges if the buyer is a blood relative of the GPA holder, and twice otherwise. The file also needs a certified copy of the GPA, an indemnity bond, an affidavit, and either a registered agreement to sell or a public notice in two national dailies.
Sources
Checked against these sources on 11 October 2026
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