Validity of mou on e-stamp with both parties signed but unregistered

The unregistered memorandum can be used as evidence in a civil suit but the contents therein cannot be enforced in law.

Yesterday, you narrated the full story of the query in other words and it was replied by the experts.  However, the MOU in normal terms can be used for evidential purposes in civil matters, subject to paying the deficit stamp duty if compounded by the court.

Repeated query shall not be responded.

Yes the querist had already posted this matter in the experts column yesterday and today he is again posting the same questrtion under different heading in this forum section.

The unregistered MOU is not void and can be a powerful instrument to prove the builder's obligation.

​Admissibility is Likely: While not registered, the document will likely be admissible in a court of law under the Proviso to Section 49 of the Registration Act as evidence of the contractual consideration (the ₹4 Crores).  

​Ensure Proper Duty: The primary hurdle is not registration, but stamp duty. If the duty paid on the e-stamp is deficient for an agreement of this nature and value, the document can be made admissible only upon payment of the required deficit stamp duty and penalty.  

​Strategic Litigation: Any litigation should be strategically drafted—either a suit for specific performance of the entire agreement (Development Agreement read with MOU) or a simple suit for recovery of money based on the written contract (the MOU).

​The landowners' position is defendable, but you must be prepared to address the deficiency of registration and potentially the deficit of stamp duty.