A Sale Agreement outlines the terms and conditions involved in the sale of a property. It includes important elements such as the consideration amount, payment terms, and the date of ownership transfer.
Let me walk you through the adjudication process with a real-life example for better clarity:
EXAMPLE CONTEXT
I client purchasing a 2BHK flat in Nallurahalli, Bangalore.
- Government guidance value: ₹45 lakhs
- Actual purchase price: ₹79 lakhs
My client paid a token advance of ₹30,000 to the seller and executed the sale agreement.
My bank instructed us to adjudicate the sale agreement to process the home loan. The adjudication fee was 0.1% of the buying price.
(Update as of 10th May 2025: The adjudication fee has been revised to 0.5% of the buying price.)
Example Calculation:
₹79,00,000 × 0.5% = ₹39,500
STEP-BY-STEP GUIDE TO ADJUDICATE THE SALE AGREEMENT
Step 1: Visit the Khajane-2 Portal
🔗 Link: https://k2.karnataka.gov.in/K2/index_en.html
Khajane-2 homepage looks like below image
Step 2: Generate Challan
Step 3: Fill in the Challan Application Form
The form has four sections:
- Date of Challan
- Remitter Details
Fill in the remitted details including name, email, Address, and mobile number.
- Department Details
Use the following:
- Category: Government
- District: BENGALURU URBAN (my property is located in Bengaluru Urban, so I selected)
- Department: DEPARTMENT OF STAMPS AND REGISTRATION
- DDO Office: SUB REGISTRAR OFFICE, SHIVAJINAGAR, BANGALORE (I want to adjudicate the sale agreement in Shivajinagar sub-registrar office, so I selected this option)
- DDO Code: 11678O (code appears default, we do not need to make any entry)
Refer to below image
- Purpose Details
- Purpose: DUTY (STAMP DUTY)
- Sub Purpose Name: AGREEMENT FOR SALE OF IMMOVEABLE PROPERTY [ARTICLE NO.5(E)]
- Head of Account: 0030~02~103~0~01~000 (Account appears default, we do not need to make any entry)
- Amount: 7900 (Enter 0.1% of buying price. My buying price is Rs. 79 lakhs, I entered Rs. 7,900). (Edit on 10th May 2025: the adjudication fee is 0.5% of the buying price)
Refer to below image
Click on Add, the purpose details index below. Refer to below image
Step 4: Make the Payment
- Total Amount: 7900 (appears default, we do not need to make any entry)
- Mode of Payment: Debit Card / Credit Card (We have option to pay by net banking, cash, Cheque, Demand draft)
- Treasury: STATE CYBER TREASURY (appears default, we do not need to make any entry)
- Types of Aggregator: SBI e-Pay (CC/DC)
Refer to below image
Check the Terms & Conditions and Submit. Refer to below image
Go through the summary report for any corrections. Type the Captcha shown and click on Confirm. Refer to the below image
Challan Reference Number is generated, refer to image below
(Note down the challan reference number before we click OK. We received the challan reference number through SMS as well.
Click on OK
We made the payment through UPI, refer to below payment page
Below is the payment challan
Step 5: Visit the Sub-Registrar Office
In the sub-registrar office, the officer asked us to fill FRANKING OF 10A FORM, Refer to below image
We submitted the following documents to the counter for adjudication:
- Franking of 10A form (shared the image above)
- Signed sale agreement (Seller, Buyer, and two witnesses signed the sale agreement)
- Khajane-2 challan (shared the image above)
The officer printed the 10A Certificate. The 10A certificate has the adjudication number, which we highlighted in image below
Below is the payment receipt, we received along with the 10A certificate
Below is the 1st page of my sale agreement. The 10A certificate was printed just behind 1st page. We used this sale agreement to process our home loan.
Note:
- As per our context, the property located in Nallurahalli, Nallurahalli comes under Shivajinagar District Jurisdiction. In the image below, we listed the sub-registrar offices (SROs) under the Shivajinagar District Jurisdiction. We can adjudicate this sale agreement in any of the listed below SRO
- Similarly, Gandhinagar, Rajajinagar, Jayanaga,r and Basavanagudi are other district jurisdictions in Bengaluru Urban. We should adjudicate the sale agreement in the SRO within the respective District jurisdiction
- As an alternative, we can use non-judicial E-stamp paper. Non-Judicial e-Stamp paper is available near the sub-registrar office, court, and co-operative bank near you. The non-judicial e-stamp paper looks like image below
Details required to buy non-judicial e-stamp paper:
- Seller name, buyer name, stamp paper purchaser’s contact number, consideration value, and stamp duty value
- 0.1% of the adjudication fee is offset against the stamp duty payment for sale deed registration. (Edit on 10th May 2025: 0.5% of the adjudication fee is offset against the stamp duty payment for the sale deed registration).
NEED ASSISTANCE?
We offer support for:
- Drafting and executing sale agreements
- Adjudication process
- Document home delivery
Email: pgnproperties@gmail.com
WhatsApp: +91–9742479020