THIS INDENTURE made at ___________ this ______ day of_____ 200___ BETWEEN ABC of
__________, Indian Inhabitant, hereinafter called “The Lessor” (which expression shall unless it be
repugnant to the context or meaning thereof be deemed to include his heirs, executors,
administrators and assigns) of the One Part, and XYZ also of _________, Indian Inhabitant,
hereinafter called “The Lessee” (which expression shall unless it be repugnant to the context or
meaning thereof be deemed to mean and include his heirs, executors, administrators and permitted
assigns) of the Other Part;
WHEREAS :—
(a) The Lessor is seized and possessed of or otherwise well and sufficiently entitled to the plot
of land situate at Peddar Road in Mumbai and more particularly described in the Schedule
hereunder written with the building and structures standing thereon.
(b) The Lessor has agreed to demise to the Lessee the said Plot of land together with the
building and structures standing thereon or which may hereafter be erected thereon for the
period and at the rent and upon the terms and conditions therein contained.
(c) At the request of the Lessee, the Lessor has agreed to execute these presents in favour of
the Lessee.
NOW THIS INDENTURE WITNESSETH AS FOLLOWS :—
1. In consideration of the rent and Lessee’s covenant hereinafter reserved and contained he
the Lessor doth hereby demise Unto the Lessee ALL THAT piece of land situate at Peddar
Road and more particularly described in the Schedule hereunder written AND ALSO the
structures and buildings now standing thereon and shown in pink wash delineated by red
coloured boundary line on the plan thereof hereto annexed together with structures
hereafter to be erected thereon by the Lessee TO Hold Unto the Lessee the premises hereby
demised (hereafter for brevity’s sake referred to as “the demised premises”) from the
_______day of _______ Two thousand ___ for the term of 999 years (nine hundred and
ninety-nine) yielding and paying therefore during the said term yearly and proportionately
for any fraction of a year the rent of
Rs. _______ (Rupees __________________ only) to be without any deduction by first day
of ___________, the first day of ____________ and the first day of _____________ each
year the first payment shall be made on _____________ AND ALSO yielding and paying in
the event of the said term being determined by re-entry under the provisions in that behalf
hereinafter contained a proportionate part of the said rent for the fraction of the current
quarter forthwith on such determination.
2. The Lessee doth hereby expressly covenants with the Lessor as follows :—
(a) That he will during the said term pay to the Lessor the yearly rent hereinbefore
reserved without deduction upon the days and in the manner aforesaid and in the
event of failure to pay the rent for any quarter within seven days after the same shall
fall due pay interest on such quarterly instalment of rent in arrears at the rate of 15
per cent per annum from the date on which the same ought to have been paid to the
date of actual payment such interest being recoverable as if the same formed part of
the rent and will carry compound interest at the same rate with six monthly rests and
that this provision of interest shall be without prejudice to the other rights and
remedies of the Lessor.
(b) That he will also pay and discharge all rates taxes, charges, duties, burdens,
assessments, outgoings and impositions whatsoever now payable or hereafter during
the said term to become payable and now or hereafter during the said term assessed
charged or imposed upon the demised premises or any part thereof or upon the
buildings or structures for the time being standing thereon or the buildings to be
hereafter erected whether payable by landlord, tenant or occupier in respect thereof
respectively.
(c) That he the Lessee will at his own expense and cost construct and complete within a
period of ………………… …………… years from the date of these presents upon the
land hereby demised a new building or buildings with all requisite and proper sewers,
drains and other conveniences thereto including boundary walls with new materials in a
proper workman like manner. The Lessee will for the aforesaid purpose be at liberty to
demolish the existing structures comprised in the demised premises PROVIDED

HOWEVER AND IT IS HEREBY AGREED AND DECLARED that in default of the Lessee
constructing and completing within a period of five years from the date hereof (time
being of the essence of the contract) a building or buildings as hereinabove provided
the Lessee shall pay to the Lessor a sum of Rs…………………………….. (Rupees
………………………………………) only as and by way of Liquidated damages without
prejudice to the Lessor’s right to terminate the Lease and to re-enter upon the demised
premises in the manner set out in clause 3 hereof.
(d) That he will in executing the works aforesaid and at all times during the continuance of
this demise observe and confirm to all such rules and regulations of the Municipal
Corporation of Mumbai and other authorities as may be in force for the time being
relating to buildings and will lay all drains on the said premises to the satisfaction of
the said Municipal Corporation of Mumbai and lead all such drains in to any drains or
sewer which may be constructed in any street adjoining the said demise accordingly as
may be directed by the said Municipal Corporation of Mumbai.
(e) That he will at his own expense maintain and keep in repair the drains, sewers and
gullies leading from the said building and premises in accordance with the Municipal Act
and the bye-laws thereunder for the time being in force without requiring any notice in
that behalf from the Lessor.
(f) That he will throughout the said term hereby granted at his own expenses and whether
requested so to do by the Lessor or not well and sufficiently repair, support, save,
cleanse and keep in good condition (including all usual and necessary internal and
external painting, colour and white washing) the buildings and structures standing on
the demised land.
(g) That he will permit the Lessor or his Engineer or agents or others employed by him at
any time when occasion shall require during the term hereby granted in the day time
after twenty four hours previous notice to enter in to and upon the demised premises
to view the condition thereof and of all defects, decays and want of repairs there found
and to give or leave notice in writing on or at the demised premises for him the Lessee
to repair. The Lessee shall within two months next after such notice repair and make
good all defects, decays and want of repairs as aforesaid.
(h) That he will not do or cause or suffer to be done upon the demised premises any act
which shall be or grow to be a nuisance or annoyance, or be injurious or offensive to
the owners or tenants of any neighbouring premises.
(i) That he will throughout the said term keep all and every of the building or buildings
which may be erected on the said land insured in the joint names of the Lessor and of
himself the Lessee against loss or damage by fire in the full insurable value thereof in
an insurance office of repute in Mumbai and when thereunto required will produce the
Insurance Policy and the current year’s receipt for the premium of such insurance to

the Lessor and in case of default the Lessor shall without prejudice to his power of re-
entry be entitled to pay premium in respect of such Insurance and the premium so paid

shall be repayable by the Lessee on demand with interest
at ………………….. per cent per annum from date of payment to the date of recovery.
(j) That he will as often as the building or buildings which is/are or shall be erected upon
the said land or any part thereof shall be destroyed or damaged by fire, hurricane or
lightning layout the moneys which shall be received by virtue of any such insurance (in
recovering of which the Lessor shall join the Lessee) in the rebuilding
re-installing or repairing the premises destroyed and damaged and if such moneys shall
not be sufficient for rebuilding and reinstating the same the Lessee will out of his own
moneys and at his own costs rebuild or reinstate the said building or buildings to the
satisfaction of the Lessor but so nevertheless that the Lessee should not be liable to
expend upon such rebuilding and reinstating a larger sum inclusive of the moneys
recovered under the Policy of Insurance than the sum of Rupees…………………
(Rupees………………………………………………..).
(k) That whenever during the said term the said building or buildings or any part thereof
respectively shall be destroyed or damaged whether by fire, hurricane, lightning or
otherwise the Lessee will reinstate the same so that after such reinstatement the value
of the building shall not be less than the said sum of Rs………………
(Rupees…………………………………………………..).

(l) That he will continue to pay the rent hereby reserved as if no such destruction or
damage by fire, hurricane, lightning or otherwise had happened.
(m) That he will indemnify and keep indemnified the Lessor against all suits, claims and
demands in respect of the demised premises.
(n) That he will at the expiration or sooner determination of the said term quietly surrender
and deliver up to the Lessor the said demised premises together with all buildings and
erections which shall have been built thereon during the said term and all drains and
appurtenances thereto in such good and substantial repair and condition and so
maintained, saved and cleansed as aforesaid and in all respects in such state and
condition as shall be consistent with the due performance of the several covenants
hereinbefore contained.
(o) The Lessee shall not assign transfer or part with the possession of the demised
premises or any part thereof to any person without previously obtaining the written
consent of the Lessor which consent shall not be unreasonably withheld. PROVIDED
FURTHER that after the building covenanted to be constructed on the demised premises
as herein provided is completed but not before, the lessee shall be entitled without
such consent to assign the demised premises to a duly constituted Co-operative
Housing Society. In such case a copy of Deed of Assignment shall be furnished by the
lessee to the Lessor within one month after the date of its registration but nothing

contained in such assignment shall prejudice or affect the rights of the lessor to re-
enter upon the premises in case of default as provided by the terms of the Lease.

3. PROVIDED ALWAYS AND IT IS AGREED and declared that if and whenever any two
consecutive quarterly installments of the rent hereby reserved or any part thereof shall be
in arrears, for the space of thirty days after the same shall have become due whether the
same shall have been legally or formally demanded or not or if and whenever there shall be
a breach of non-performance or non-observance by the Lessee of any of the covenants,
conditions or agreements herein contained it shall be lawful for the Lessor to re-enter upon
the said devised premises or any part thereof in the name of the whole and immediately
thereupon this demise and all rights of the Lessee hereunder shall stand absolutely
determined but without prejudice to any right or remedy of the Lessor already accrued and
then subsisting PROVIDED HOWEVER before making such re-entry in respect of any breach
of covenant other than the covenant for payment of rent notice in writing shall have been
given to the Lessee intimating the breach of covenant. If the Lessee fails to make good
such breach within two months of the date of service of such notice the Lessor shall be
entitled to re-enter upon the demised premises or any part thereof in the name of the
whole and thereafter the Lease shall stand determined provided always not such
re-entry shall be without prejudice to any right of action or remedy of the Lessor in respect
of any antecedent breach of any of the covenants on the part of the Lessee. The term for
payment of interest on the arrears of rent shall not prejudice or affect the right of re-entry
herein contained.
4. He the Lessor doth hereby covenant with the Lessee that the Lessee paying the rent
hereinabove reserved and performing and observing all the covenants, conditions and
agreements on the part of the Lessee hereinbefore contained shall peaceably hold and
enjoy the said demised premises during the said term without any interruption by the
Lessor or any person claiming under him.
IN WITNESS WHEREOF the parties have hereunto set and subscribed their respective hands, the
day and year first hereinabove written.

THE SCHEDULE ABOVE referred to:
(Give description of the land with the existing building)

SIGNED AND DELIVERED by the
withinnamed ABC in the presence of:
……………………………………………………..
……………………………………………………..

SIGNED AND DELIVERED by the
withinnamed XYZ in the presence of:
……………………………………………………..
……………………………………………………..