By CA Surekha S Ahuja
A notice from the Benami Prohibition Unit does not automatically mean that you are accused of holding benami property. You may simply be a lender, borrower, relative, business associate or person asked to provide information.
But your response matters. Ignoring a lawful notice can invite penalties; an inaccurate or unnecessarily broad reply can create problems where none existed.
The right approach is to identify the provision invoked, establish the facts, answer what is relevant and challenge what is legally unsustainable.
1. Is the transaction actually benami?
Section 2(9) of the Prohibition of Benami Property Transactions Act, 1988 (PBPT Act) defines benami transactions and specifies exceptions. Under section 2(9)(A), the relevant inquiry includes property held by one person, consideration provided by another, and whether the property is held for the benefit of the person providing the consideration, subject to the statutory conditions and exceptions.
Consider the distinction:
Genuine loan: A brother-in-law advances ₹25 lakh through banking channels. The borrower records the loan and is liable to repay it. The lender's right is to receive money, not automatically to own the property purchased.
Family assistance: A parent contributes towards a child's house. The contribution alone does not establish that the parent retains beneficial ownership.
Potential benami arrangement: One person funds property in another's name but retains its real benefits or control. The facts may warrant investigation.
The source of funds matters, but it is not conclusive by itself.
In P. Leelavathi v. V. Shankarnarayana Rao, AIR 2019 SC 1938, the Supreme Court recognised that financial assistance alone does not establish a benami transaction. Intention and surrounding circumstances must be examined.
Other relevant authorities include Jaydayal Poddar v. Mst. Bibi Hazra, (1974) 1 SCC 3, and Valliammal v. Subramaniam, (2004) 7 SCC 233. The burden of establishing a benami claim rests on the person asserting it, in accordance with law.
Remember: A family relationship or bank transfer is not a complete defence. The real nature of the transaction must be established through evidence.
2. A genuine loan must also withstand tax scrutiny
A transaction may not be benami and may nevertheless raise questions under applicable tax provisions.
| Issue | Evidence to maintain |
|---|---|
| Identity of lender | PAN, address and identification |
| Creditworthiness | Returns, accounts and source of funds |
| Genuineness | Bank statements, confirmation and ledger |
| Accounting treatment | Consistent disclosure in the parties' records |
| Repayment | Loan terms, repayment entries and outstanding balance |
| Cash compliance | Compliance with sections 269SS and 269T, where applicable |
Sections 269SS and 269T generally restrict acceptance and repayment of specified loans and deposits of ₹20,000 or more otherwise than through permitted modes, subject to statutory exceptions. Section 68 may apply where a credit in the books is not satisfactorily explained under the applicable law.
An interest-free loan is not, by itself, evidence of a benami arrangement. Equally, describing a payment as a loan does not prove its genuineness.
If the funds came from a relative's business, establish who actually lent the money and support the explanation with that person's or entity's accounts, bank statements and tax records.
3. Identify the notice before deciding how to reply
| Provision | What it generally indicates | Your response |
|---|---|---|
| Section 21 | Information sought for purposes of the Act | Answer relevant questions and raise specific objections to excessive or unrelated demands |
| Section 19 | Summons to attend, give evidence or produce documents | Comply or seek appropriate relief; prepare carefully before giving a statement |
| Section 23 | Inquiry or investigation | Establish its scope and respond to lawful requirements |
| Section 24(1) | Show-cause notice concerning alleged benami property | Examine the property-specific allegation, material and statutory requirements urgently |
| Section 26 | Adjudication concerning the property referred to the Adjudicating Authority | Prepare evidence and legal submissions and use applicable procedural rights |
The legal effect depends on the exact notice and stage of proceedings. A section 21 information notice is not the same as a section 24(1) show-cause notice.
For a formal section 24 notice, the Finance (No. 2) Act, 2024 introduced a limit under section 24(2A) on the time allowed, including extensions: it cannot exceed three months from the end of the month in which the notice is issued. Changes also extended the relevant periods under sections 24(3) and 24(4) from 90 days to four months, subject to the statutory requirements.
Section 55A provides a conditional mechanism for immunity from prosecution for specified offences. It is not automatic and requires compliance with the statutory conditions.
Check the actual notice and applicable law before calculating deadlines. If more time is needed, apply in writing immediately; a pending request does not automatically extend the deadline.
4. How to prepare a defensible reply
Follow these steps:
Preserve the notice: Keep the complete notice, attachments, envelope or email and proof of service. Record the deadline.
Identify your capacity: Establish whether you are being treated as an alleged benamidar, beneficial owner, witness or information provider.
Prepare a transaction chronology: Record dates, amounts, parties, bank details, purpose, accounting treatment and repayments.
Collect supporting evidence: Obtain relevant bank statements, loan confirmations, ledgers, audited accounts, tax returns and property documents.
Raise specific objections: Where justified, seek clarification of the property or transaction concerned, your capacity, the legal basis of the demand and access to material that may lawfully be disclosed.
Answer within time: Provide accurate information relevant to the notice. Explain any inability to produce records and request a specific extension.
Reconcile everything: Ensure that the reply is consistent with tax returns, accounts, bank records and earlier statements.
Retain acknowledgement: File through the prescribed or permitted channel and preserve the complete submission.
The burden of proving a benami allegation does not mean that a recipient can ignore a lawful information request. Equally, the authority's power to seek information does not make every demand automatically valid.
5. Full reply or preliminary objection?
| Situation | Recommended approach |
|---|---|
| Documented loan and specific questions | Give a factual reply supported by evidence, preserving valid objections |
| Vague or apparently excessive demand | Raise a reasoned objection and request clarification |
| Section 24(1) show-cause notice | Obtain professional assistance and prepare a substantive response |
| Summons for a statement | Prepare the records and seek advice on the scope of the summons |
| Proposed attachment or adjudication | Obtain urgent professional assistance |
Where appropriate, factual information may be provided without prejudice to legal objections. This wording does not protect an inaccurate statement or excuse non-compliance.
Preliminary-objection template
To: The Initiating Officer, Benami Prohibition Unit, [City]
Subject: Reply to notice under section [applicable section] of the PBPT Act, 1988 — DIN [number] dated [date]
Sir/Madam,
The notice dated [date] was received on [date], requiring a response by [deadline].
I request clarification of the specific transaction or matter under inquiry, my capacity in the proceedings and access to relevant material that may lawfully be disclosed and is necessary for an effective response.
To the extent that the notice seeks records without an identifiable connection to the stated inquiry, I respectfully request clarification and appropriate restriction of its scope. The specific objections are set out in the accompanying note.
Without prejudice, the relevant facts within my knowledge and records are as follows: [state the relationship, transaction, amount, dates, banking trail, accounting treatment and repayment position, as applicable].
The supporting documents are enclosed as indexed. I request that they be considered before any adverse conclusion is drawn and that an opportunity of hearing be provided wherever required by law.
This reply does not admit any allegation not expressly accepted. I reserve the right to submit further material and arguments in accordance with law.
Yours faithfully,
[Name, address and date]
Important: Adapt the template to the notice. Do not demand recorded reasons or approvals as an automatic entitlement at every stage; the request must be appropriate to the provision and procedural stage.
6. Seven mistakes to avoid
Ignoring the notice: Failure to comply with a lawful requirement can attract penalties.
Denying a real transaction: Explain its true nature instead of denying facts that records establish.
Treating a bank transfer as conclusive: It proves movement of funds, not necessarily the transaction's purpose or beneficial ownership.
Assuming relatives are exempt: Section 2(9) contains specific, conditional exceptions; an in-law relationship is not a blanket exemption.
Making inconsistent statements: Reconcile the reply with accounts, returns and property documents.
Signing an unchecked statement: Read it carefully and seek correction of material errors through the proper process.
Relying only on a preliminary objection: Preserve valid objections, but do not treat them as a substitute for compliance or a substantive defence.
7. Important developments and special situations
Ganpati Dealcom: The Supreme Court recalled its 2022 judgment on review in October 2024. Do not cite the recalled judgment as settled authority on the retrospective application of the 2016 amendments. Transactions predating the amendment require case-specific legal analysis.
Income-tax Act, 2025: It came into effect on 1 April 2026. For earlier tax periods, determine the applicable law and transitional provisions before citing section numbers.
Death of a party: Section 66 addresses proceedings in specified circumstances against legal representatives. The continuation of proceedings concerning property, a legal representative's liability and personal penal liability are distinct issues. Preserve contemporaneous evidence and obtain legal advice before relying on death as a defence.
8. When is professional assistance essential?
Consult a chartered accountant or advocate promptly if the notice alleges that you are a benamidar or beneficial owner, attachment is proposed, a statement is to be recorded, several entities or years are involved, the records contain inconsistencies, or adjudication has commenced.
The professional support required will depend on whether the main issues concern accounting evidence, tax compliance, statutory interpretation or litigation.
CA S.Ahuja Perspective
A benami notice is a reason to act carefully—not to panic, and certainly not to remain silent.
A genuine loan does not become benami merely because the money was used to purchase property. But a bank transfer, a family relationship or a ledger entry is not a complete defence by itself.
Identify the notice. Establish the facts. Support the transaction. Challenge what is legally unsustainable. Respond within time.
Disclaimer: This article provides general information and is not a substitute for advice on a specific notice or proceeding. Verify the applicable statutory provisions, amendments, judgments, deadlines and remedies before filing a reply.









