Agreement of sale with possession give title?

Agreement to sell with possession does not confer title  still seller is owner of property. For absolute ownership your friend need to get registered sale deed.

Contact advocate to explore alternate ways by registering the property to your own kith and kin to generate a valid title deed or ways to file declaration suit based on uninterrupted possession over 12 years, with knowledge of the original owner and supported by revenue records.

The seller under legal obligation to execute the conveyance deed. You may serve a legal notice seeking execution of sale deed.

File suit for specific performance of contract or declaration  of title.