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NRI Property Transfer in India

NRI Property Transfer in India

nri property transfer in india

The domain of NRI property transfer in India intricately adheres to the esteemed Transfer of Property Act of 1882. Within the act, Section 5 serves as the cornerstone, clearly delineating the “Transfer of Property” as the act through which a living individual conveys property to one or more other living persons. This broad definition encompasses both immovable and movable assets.

NRI property transfer in India offers a spectrum of approaches, each tailored to accommodate specific scenarios and objectives. The Act affords the flexibility of transferring property through entities such as companies, associations, or groups of individuals, providing Non-Resident Indians with a versatile toolkit for achieving their transfer goals.

Navigating the landscape of NRI property transfer in India may present challenges, stemming from the intricate web of legal provisions. These challenges often surface as diverse state regulations and property disputes. Whether related to inheritance, co-ownership, or compliance with local laws, these disputes underscore the need for expert legal guidance.

Legal professionals with a deep understanding of property laws and their implications for NRIs play a pivotal role in ensuring a seamless and legally sound NRI property transfer process. They facilitate compliance, assist in drafting and validating property transfer documents, and ultimately safeguard the rights and interests of NRIs, making NRI property transfer in India a well-guided and secure endeavor.

The concept of property and ownership intertwine. Property divides into movable and immovable categories. Under the Transfer of Property Act, the property owner can convey or bestow their rights upon another person through various methods. This Act allows transfers solely between living individuals. It offers several options to the person making the transfer, as outlined below:




Mortgage of immovable Property

Family Settlement


transfer of property


Section 54 of the Transfer of Property Act defines a sale as the transfer of ownership in exchange for a paid, promised, or partially paid and partially promised price. The conditions which are necessary for a valid sale are:

  1. Parties,
  2. Subject matter of sale,
  3. Price of consideration,
  4. Mode of execution of the sale.

All these elements are required to complete a sale process which is known as a sale deed of transfer of property. A sale deed validates when you execute it on a non-judicial stamp paper of the correct value, providing evidence that attests to a completed transfer. Following the sale, the property must undergo mutation in the name of the new owner to update and maintain the land records


Section 122 of the Transfer of Property Act 1882 furnishes the definition of a ‘gift.’ It delineates a gift as the voluntary transfer of property ownership from one living person to another person without consideration. The individual who initiates the gift is the ‘donor,’ and the recipient is referred to as the ‘donee.’ The act of gifting involves creating a gift deed, and its validity relies on registering the document.

Distinguishing a transfer of property through a will in India from a gift is essential. A gift occurs during the donor’s lifetime, and property changes ownership immediately. In contrast, a will comes into play only after the demise of the testator.

You can bestow a gift on any family member or unrelated individual who has reached the age of majority. However, you can only revoke it when the gift was made with malicious intent. For instance, if a wife gives property to her husband as a dowry, it can be rescinded.

transfer of property through will in india
transfer of property Act in India


Another method of transferring property is through exchange, as section 118 of the Transfer of Property Act 1882 defines it. Exchange occurs when two individuals mutually transfer ownership of one thing for the ownership of another. If neither of the things, or both, involve only money, the transaction qualifies as an exchange. For instance, an exchange occurs when B transfers ownership of a house to C in exchange for C’s 1 acre of land, or when C swaps one form of money for another with B. However, if the house is swapped for any amount of money, it does not qualify as an exchange.

Mortgage of Immovable Property:

Section 58 of the Indian Transfer of Property Act defines a mortgage as the transfer of an interest in immovable property to secure the payment advanced or to be advanced through a loan. We refer to the person obtaining a loan as the mortgagor, and the person for whom the property is mortgaged is known as the mortgagee. The document that enables this transfer is named a mortgage deed.

immovable property transfer in india
adverse possession in india


Section 105 of the Transfer of Property Act provides the definition of a lease. A lease entails the transfer of a right to enjoy an immovable property for a specified period in exchange for a price paid or promised. It’s important to note that a lease does not convey ownership of the property. The individual transferring the right is referred to as the lessor, while the recipient is the lessee. A lease is formalized through a registered instrument known as a lease deed. Sections 105 to 117 of the Act address the various aspects and provisions related to leases.

Property Transfer and Inheritance Laws in India

Property law in India concerning the transfer of property encompasses not only the Transfer of Property Act but also inheritance laws, including the Indian Succession Act of 1925, the Hindu Succession Act of 1956, and more. In India, property transfers can occur through either succession or the methods outlined in the Transfer of Property Act. When an individual passes away without leaving a will, the Class 1 legal heirs inherit the property.

For instance, consider the scenario in which an individual, A, passes away without a will, leaving property in Himachal and Uttarakhand, and his wife and two sons survive him. In India, when a person dies without a will, the distribution of the property is divided equally among the Class I legal heirs, which includes A’s wife and two sons. Each of them is entitled to a one-third share in the properties.

Property Transfer After Death in India

The transfer of property in India depends upon how the transfer of property ownership after death in India takes place. The property owned by the deceased can be of two types either ancestral or self-acquired. The property can be transferred by way of a sale deed, will or partition deed. A partition deed serves to divide the property among legal heirs. In India, transferring property ownership after death through a partition deed can either be oral or written. To make the written deed valid, it must be registered and properly stamped. A partition deed is an agreement to resolve disputes about property division among family members to avoid litigation.

Property in India is classified into two types that is immovable property and movable property. Property Law in India has undergone various changes to date. The government has made several efforts to decrease the complexities in property-related disputes.

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Although there isn’t a specific legal definition of property, it typically encompasses all types of legal rights over land recognized by the law. Property, whether ancestral or self-acquired, passes to the legal heirs of the deceased. When it comes to property transfers after death with a will in India, you must register the property in the name of the person mentioned in the will. In the absence of a will, the principles of succession law govern the distribution, dividing the property among the surviving heirs of the deceased.

For instance, the law recognizes a wife as a legal heir to her husband, and following the rules of succession, the husband typically transfers property to his wife in India. This process is considered the standard procedure for ancestral and self-owned property when a valid will is not available, as the wife is entitled to one share of the property.


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The Transfer of Property Act in India governs the transfer of property and all associated transactions. Under this act, property can undergo transfer through methods such as sale, mortgage, lease, exchange, or gift. These transfers influence a person’s ownership, interests, and rights.

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