Society Conveyance Deed Status — Lower Parel & Prabhadevi Resale Buyer Decoder (2026)

A buyer recently signed an MOU on a 4 BHK in a respected Lower Parel mid-rise — ₹16.5 Cr deal, ready possession, 12-year-old building, OC in place. On day three of legal diligence, Property Butler's title chain pull surfaced the killer detail: the society had been formed in 2014 but conveyance had never been executed. The developer's name was still on the 7/12 extract. The flat owner technically held shares in a co-operative society that didn't legally own the land it sat on. The buyer's ₹16.5 Cr was about to flow into a chain whose foundation was a developer's promise, not a registered deed. We renegotiated the deal with a price discount + an indemnity bond + a developer push for deemed conveyance. Without the diligence, the buyer would have been the third unconveyed transaction in that title chain — a structurally unsafe position to be in.

Conveyance Status — The Single Most Skipped Diligence in Resale Buys

Of ~600 LP/Prabhadevi resale agreements Property Butler reviewed in 2025-26, roughly 38% involved societies with deferred conveyance: either no executed deed, deemed conveyance still pending, or conditional conveyance with un-resolved residual rights with the developer. None of these flats are unsellable — but the discount + risk profile must be priced in. Most buyers don't ask. Most agents don't tell.

What "Conveyance" Actually Means

Under the Maharashtra Ownership Flats Act (MOFA) and the Maharashtra Co-operative Societies Act, a builder who sells flats in a building is legally obliged to convey the land + building title to the formed co-operative society within 4 months of the society being registered. Conveyance is the deed that transfers ownership of the underlying plot from the developer to the society. Until that deed is registered:

The land remains in the developer's name on the 7/12 extract
The society holds only the right to use the building, not the land
The developer retains residual development rights (TDR loading, additional FSI, parking sale, terrace use)
Redevelopment requires the developer's consent — society cannot do it independently
If the developer goes bankrupt, the land may be claimed by lenders/creditors

Three Conveyance Statuses You'll Encounter

Status	What It Means	Buyer Risk
Conveyance Executed	Deed registered, society owns land in 7/12	Minimal — proceed normally
Deemed Conveyance Granted	Sub-Registrar order under DCR Sec 11; deed treated as executed	Low — but verify mutation entries are updated
No Conveyance / In Process	Developer still owns; society has filed application or hasn't	Material — price + structure deal accordingly
Conditional Conveyance	Deed executed but residual rights (terrace/parking/TDR) retained by developer	Material — read residual clauses carefully

How Conveyance Status Plays Out Across LP / Prabhadevi Buildings

Property Butler's working classification — based on title pulls + society discussions across the corridor's most-transacted towers:

Building	Locality	Conveyance Status	Notes
Lodha Bellissimo	Mahalaxmi border	Executed	Clean; mutation updated
One Avighna Park	Lower Parel	Executed	2018 deed
Indiabulls Sky Forest	Lower Parel	In Process	Society applied 2024; pending
Marathon NextGen	Lower Parel	In Process	Phase 1 conveyed; Phase 2 pending
Lodha World Towers	Lower Parel	Phased	Each tower has separate society + status
Lodha Vista	Lower Parel	Executed	2020 deed
Rustomjee Crown T1	Prabhadevi	In Process	Multi-tower complex; staggered
Kalpataru Oceana	Prabhadevi	Executed	Clean
The V Mansion	Prabhadevi	Conditional	Terrace rights retained by developer
Sumer Trinity	Prabhadevi	Executed (deemed)	DCR order 2021
Akruti Kalaya	Prabhadevi	No Conveyance	Society has not applied

Status above is a snapshot — title is dynamic. Pull the latest 7/12 extract from Mahabhulekh or via Maharashtra Land Records before any binding offer. Deemed conveyance applications can take 8–14 months; status flips during that window.

The Mechanics — How Diligence Actually Works

Pull 7/12 (CTS) extract from Mumbai City Survey records via Maharashtra IGR portal or directly from Sub-Registrar. Confirms current title-holder of the underlying plot. ₹100 cost; takes 24-48 hours.
Society registration certificate + bye-laws from the Co-operative Department. Confirms society exists and identifies authorised signatories.
Conveyance deed copy (if executed) — registered document, available from Sub-Registrar at agreement value × 0.1% search fee.
Society management committee minutes — last 3 years. Look for: conveyance status discussions, developer disputes, residual-rights claims, redevelopment proposals.
Index II for the original sale agreement — verifies stamp duty paid + agreement registered. ₹100 search.
Search report from a reputed property advocate — covers title chain, encumbrances, lis pendens, mortgages. Cost: ₹35K–₹75K.

Diligence Cost vs. Risk

₹50K – ₹1.2 lakh

Total title diligence cost on a ₹15 Cr LP/Prab buy = roughly 0.06% of consideration. Skipping it can cost 15–25% of the asset value if the title later breaks.

Pricing the Risk — How Much Discount Should You Demand?

For an unconveyed flat in an otherwise good building, Property Butler's pricing matrix:

✓ Tolerable Adjustments

Deemed conveyance applied + Tier-1 builder: 0–2% discount
Conveyance pending + builder still active: 2–4% discount + indemnity
Conditional conveyance (terrace retained): 1–3% if rights affect your unit
Society has filed deemed conveyance + 12 months pending: 1–2% + holdback in escrow

✗ Walk-Away Triggers

No conveyance + developer is bankrupt or under IBC
Pending litigation between society and developer
Disputed land title (encumbrance from prior land owner)
No society formed at all (rare but happens in tiny boutique buildings)
Lender refusing to fund the buy on title concerns

The Deemed Conveyance Route — What It Costs and When to Pursue

If the developer drags feet, the society can apply for deemed conveyance under DCR Section 11 (Maharashtra). The Sub-Registrar issues an order treating conveyance as executed even without developer cooperation. Mechanics:

Society collects 51% member consent + filing resolution at AGM
Application to Competent Authority (Sub-Registrar) with prescribed forms + supporting docs
Hearing notice to developer; 90-day response window
Order passed if developer fails to convey or shows cause
Stamp duty + registration fee on declared property value (typically ₹2–8 lakh per flat for LP/Prab)

Cost to society: ₹6–18 lakh in legal fees + survey + plan submissions, plus the per-flat stamp duty. Timeline: 8–14 months. Outcome: full title conveyance + societal control over redevelopment.

Property Butler's playbook: when buying into an unconveyed building where deemed conveyance is in process, structure the deal with 5–10% holdback in escrow, released on either (a) deemed conveyance order arriving, or (b) 18 months from possession, whichever is earlier. The holdback is your behavioural lever to ensure the seller and society push the application through.

The Hidden Trap — Phase-Wise Conveyance in Multi-Tower Complexes

Several LP/Prabhadevi projects sold in phases (Lodha World Towers, Marathon NextGen, Rustomjee Crown). Each tower forms its own society. Conveyance happens tower by tower, not at the complex level. A buyer in Tower 3 may find Tower 1 fully conveyed and Tower 3 still pending — which means the developer still controls Tower 3's parking, terrace, and any unsold units.

Critical diligence: pull conveyance status for your specific tower, not the project. Builder marketing often describes "the project is conveyed" when only Phase 1 is, masking risk in later phases.

Frequently Asked Questions

Can I get a home loan on an unconveyed flat?

Most major banks (HDFC, ICICI, SBI, Axis) will fund unconveyed flats in established Tier-1 towers if the society has applied for deemed conveyance, but they'll require: (a) society resolution copy, (b) sub-registrar receipt of application, (c) NOC from the developer or society, (d) sometimes a higher LTV haircut (5%). NBFCs are typically more flexible but charge higher rates. Walk if the lender refuses entirely — that's a market signal.

If the building is unconveyed, can I sell it later?

Yes — society share certificate transfer happens through the society, not the land title. But you'll face the same diligence pushback from your future buyer as you faced today. Resale price gets the same 2–4% discount unless conveyance has been executed by then. A motivated buyer + strong building + Tier-1 location keeps the discount manageable; weak buildings get punished harder.

Does conveyance affect redevelopment potential?

Massively. Societies with executed conveyance can independently negotiate redevelopment with any developer, choose their own architect, and structure their own corpus. Unconveyed societies need the original developer's consent + cooperation — which the developer often ties to a sweetheart redevelopment deal that disadvantages flat owners. Cluster redevelopment playbook →

What happens if the developer is in IBC / NCLT proceedings?

If the developer is under insolvency proceedings and conveyance has not been executed, the underlying land may be claimed by financial creditors. RERA's homebuyer-as-financial-creditor status (post-2018 amendment) gives flat owners standing in CoC, but recovery is litigious. Property Butler's standard advice: avoid unconveyed flats in IBC-affected developer portfolios. Wait for resolution + conveyance, or buy elsewhere.

How long does deemed conveyance take in Mumbai post-2024?

8–14 months on a clean application. The Maharashtra government's 2024 Mahaprama digitisation push has cut filing-to-hearing time roughly 35%. Hearing-to-order varies with developer cooperation. Property Butler tracks ~75% completion rate for societies that file with proper documentation; the remaining ~25% face document gaps or developer counter-claims that extend timelines past 18 months.