Power of Attorney (GPA) Format for NRIs Buying Property in Hyderabad (2026 Guide)

Let me tell you a story about Ramesh, a software engineer living in New Jersey, USA.

Ramesh found a fantastic 200-square-yard plot in a gated community in Shadnagar. The price was perfect, the location was booming, and the builder wanted to close the deal before the price hike on March 31st.

There was just one problem: Ramesh couldn’t fly to Hyderabad. His H1B visa stamping was pending, and leaving the US was impossible.

He thought, “No problem! I’ll just sign the sale deed PDF, scan it, and email it to the builder.”

Wrong. In India, property registration requires your physical thumb impression and photo at the Sub-Registrar Office. A scanned signature is worthless.

So, how did Ramesh buy the plot without booking a flight ticket? He used a legal superpower called the Power of Attorney (POA).

This article is part of our Ultimate NRI Real Estate Investment Guide 2026. Before drafting any legal document, understand the FEMA rules for investment here:

• In this practical guide, we will walk you through the exact step-by-step process of creating a valid Power of Attorney (GPA/SPA) to buy property in Telangana while sitting in the USA, UK, or Dubai.

Step 1: The “GPA” vs. “SPA” Confusion

The first question Ramesh asked his lawyer was, “Should I give a General Power of Attorney (GPA) to my father?”

The lawyer screamed, “NO!”

Here is why:

1. GPA (General Power of Attorney): This gives your representative (Agent) the power to do everything—buy, sell, rent, mortgage, and even sell your other properties. It is risky. If you give a GPA to a distant relative or friend, they could misuse it to sell your property without your knowledge.
2. SPA (Specific Power of Attorney): This is the Safe Option. It gives power for one specific task only.
   • Example: “I authorize my father to sign the sale deed only for Plot No. 45 in Shadnagar.” Once that registration is done, the SPA becomes useless.

My Advice: Always use an SPA (Specific Power of Attorney) for buying property. It is safer and accepted by all banks (SBI/HDFC) for home loans.

Must Read:
BREAKING: No TAN Required for Buying Property from NRI (Budget 2026 Update)

Step 2: Drafting the Document (The Format)

Ramesh’s next mistake was downloading a generic “POA Format” from Google. Do not do this.

In Telangana, the Sub-Registrar Officers are very strict. If your POA is missing specific clauses (like the “Survey Number” or “Boundaries”), they will reject the registration at the last minute.

What Must Be in the Draft:

1. Your Details (Principal): Name, Passport Number, Overseas Address.
2. Agent’s Details (Attorney): Name, Aadhar Number, Indian Address (usually your father, brother, or wife).
3. Property Schedule: The exact details of the property you are buying (Plot No, Survey No, Village, Mandal).
4. The “Power” Clause: Explicitly state: “To sign the Sale Deed, present documents before the Sub-Registrar, and admit execution.”

Related Article:
TDS Rates (20% vs 1%) on Property Sale by NRI: 2026 Guide

Step 3: The “Embassy Attestation” (The Critical Step)

Ramesh printed his SPA on plain A4 paper (yes, plain paper, not stamp paper). Now came the tricky part.

You cannot just sign it at home. It must be witnessed by an official.

The Process in USA/UK/Dubai:

1. Book an Appointment: Visit the website of the nearest Indian Consulate/Embassy. Look for “Miscellaneous Services” -> “Attestation of Power of Attorney”.
2. Visit in Person: Ramesh went to the Indian Consulate in New York. He carried:
   • Original Passport + Copies.
   • 2 Passport Size Photos (to be pasted on the SPA).
   • The unsigned SPA draft.
3. Sign in Front of Officer: The Consular Officer asked Ramesh, “Are you signing this voluntarily?” Ramesh said “Yes” and signed.
4. The Stamp: The officer stamped the document and glued Ramesh’s photo. This stamp turns a piece of paper into a legal document.

Cost: Approx $20 – $50 depending on the country.

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Step 4: Mailing & Adjudication (The Indian Step)

Ramesh couriered the attested SPA to his father in Hyderabad via DHL. It reached in 4 days. Is the job done? No.

If his father takes this document directly to the Sub-Registrar to buy the land, it will be REJECTED.

Why? A document stamped in the USA has no value in India until it pays Indian Stamp Duty. This process is called “Adjudication”.

The Adjudication Process (Must be done within 3 months):

1. Go to District Registrar Office: His father took the courier cover (as proof of arrival date) and the SPA to the District Registrar (DRO) in Hyderabad.
2. Pay Stamp Duty: The officer calculated the stamp duty (usually ₹100 – ₹500 for SPA within family).
3. The Final Stamp: The DRO put a “Valid in India” stamp on the back of the SPA.

NOW, the document is legally powerful.

Must Read:
NRI Real Estate Investment in India 2026: FEMA Rules & Best Cities

Step 5: Registration Day (The Happy Ending)

On the day of registration in Shadnagar:

• The Builder came with the passbook.
• Ramesh’s father went as the “Agent”.
• In the photo booth, the officer took the father’s photo and thumbprint.
• The Sale Deed said: “Ramesh (Vendor), represented by his GPA Holder, Mr. Suresh”.

And just like that, Ramesh became the owner of a prime plot in Hyderabad without stepping out of New Jersey!

Related Article:
TDS Rates (20% vs 1%) on Property Sale by NRI: 2026 Guide

FAQs: Common Questions on NRI POA