Selling a Flat in India From Canada: Guidance for NRIs

In most cases yes. Registration of the sale deed is an in-person act, but it can be performed by an attorney named in a power of attorney executed abroad and properly authenticated, rather than by the seller. What the seller retains is control over the terms: the draft agreement, the payment schedule and the final sale deed are approved by the seller before the attorney signs. Travel becomes necessary only where the seller prefers to attend, or where a specific institution insists on the seller's personal presence for a step in the transaction.

The person named as attorney in the seller's power of attorney. That is usually either a family member in India who the seller trusts, or an advocate instructed for the transaction. The attorney executes the deed on the seller's behalf, presents it at the sub-registrar's office having jurisdiction over the flat and admits execution. The authority document must name those acts specifically and identify the flat by its full schedule; a generally worded authority is frequently refused at the counter.

Two routes are available. The deed can be signed before a consular officer at the High Commission of India in Ottawa or the Indian Consulate in Toronto or Vancouver, which attests the signature. Alternatively, since the Hague Apostille Convention entered into force for Canada in January 2024, a document notarised before a Canadian Notary Public can be apostilled by Global Affairs Canada or by the designated provincial authority; because that route is recent, acceptance is worth confirming with the registration office before relying on it. Whichever route is used, the original instrument is couriered to India rather than emailed, stamped in the State where the flat stands within the period that State allows, and where the transaction requires it, presented for registration before the sub-registrar.

The proceeds are received first into the seller's Indian account and are then remitted abroad within the annual limit permitted for such remittances, supported by the certification the bank requires from a practising chartered accountant confirming the tax position. Which Indian account receives the funds materially affects how straightforward that onward remittance is; the difference between the account types, and what each permits, is set out in the guide comparing NRE and NRO accounts.

A buyer purchasing from a seller who is a non-resident has a deduction obligation at the time of payment, and the rate and mechanism differ from an ordinary resident-to-resident purchase. A seller whose actual gain is lower than the amount the default deduction assumes can apply to have the deduction reduced before completion. Because the figures and the certificate route change with the law and with the facts, the detail is set out in the NRI property sale tax guide rather than stated as a fixed number here.

No. Viewings, buyer identification and the initial negotiation are handled locally, and the seller participates in scheduled video calls at the points that matter — agreeing the price band, approving the draft agreement and approving the final deed. What is worth insisting on is that nothing is executed on the seller's behalf that the seller has not seen; the authority document should be drafted narrowly enough that the attorney cannot vary the terms unilaterally.

Not straightforwardly, and it is better addressed before listing. A buyer's advocate will find that the recorded holder is a deceased person, and a buyer relying on a loan will usually find the lender unwilling to disburse until the succession is documented and the municipal and society records are corrected. The correction is ordinary work — establishing the entitlement, applying for mutation, updating the society record — but it takes time, and taking that time before a buyer is committed avoids losing the buyer.

Every co-owner must join the sale, either in person or through their own authority document, and each will need their share of the proceeds routed to them. Where one co-owner will not cooperate, the sale cannot simply proceed without them; that becomes a partition question rather than a sale question, and the routes available are set out on the partition of property pages for owners abroad.

It is a poor idea and frequently a costly one. An authority to sell should be given to a person the seller would trust with the money, and it should be limited to the specific transaction, the specific flat and the specific acts required. Broad, open-ended authority given to a commercial intermediary has been the source of a great many disputes, and it is straightforward to avoid by drafting the document for the matter at hand.

Yes. An authority document can be revoked, and where it was registered the revocation is recorded in the same manner so that third parties are on notice. Sellers are generally advised to give the authority for a defined purpose and a defined period rather than indefinitely, and to revoke it formally once the transaction has completed rather than leaving a live authority outstanding over a flat that has already been sold.

The title documents for the flat and the chain of prior deeds, the allotment or possession documents if it was bought from a builder, any will or succession documentation if it was inherited, the latest municipal record extract and property tax receipts, the society or association share certificate and no-dues position, evidence that any earlier loan has been discharged, and identification and address proof for yourself. Scanned copies are enough to begin the search.

The two roles are complementary. Advisers where you live address how a receipt from India is reported and taxed in that jurisdiction and whether any relief applies there. The Indian side deals with the title position, the State-specific stamp and registration practice, the deduction the buyer must make and the record updates that follow completion. Neither substitutes for the other, and coordinating them early avoids a mismatch at completion.