He can gift it to him or also can will the same in his name by registered gift deed

Father can execute gift deed in favour of minor grand son 

gift deed should be duly stamped and registered 

3) minor cannot independently accept a property gift. You (as the child's father) or your wife (the child's mother) must act as the natural guardian to accept the gift on his behalf.

Yes, it's possible.  Since your son is a minor, you being his natural guardian can represent your son, by signing the registered Gift Deed.

Your father has full rights to transfer his self acquired property to anyone of his choice and desire and by any mode of transfer.

He can transfer his properties in favor of your son by a registered gift settlement deed and appoint you or the child's mother to be a guardian to the child in respect of this property till the child attains the age of 18 years. 

The guardian of the child can accept the gift deed on behalf  of the child.

The most appropriate and legally secure option is a registered gift deed. Your father can execute a gift deed in favour of your son. Since your son is a minor, he cannot accept the gift himself, so the gift has to be accepted on his behalf by a natural guardian, usually the father or mother. The deed must clearly mention that the donee is a minor and that the guardian is accepting the gift on his behalf. Once executed and registered, ownership vests immediately in the minor, though management of the property will remain with the guardian until the child attains majority.

A will is another option, but it operates only after your father’s lifetime and can be changed or revoked at any time. If your father’s intention is to ensure immediate and irrevocable transfer, a gift deed is preferable. If he wants to retain control during his lifetime, a will may be chosen instead.

Your father may also consider executing a settlement deed (family settlement), which is similar in effect to a gift deed and is often used in family transfers, depending on state practice. The legal consequences are largely the same as a gift.

There is no requirement of consent or signature from you or any other family member, since the property is self-acquired. However, stamp duty and registration charges will apply as per the state law, usually at concessional rates for family transfers.

One important aspect to note is that since the beneficiary is a minor, any future sale, mortgage, or transfer of the property before he attains majority will require prior permission of the competent court, as per the Hindu Minority and Guardianship Act. This restriction protects the minor’s interest.

In summary, your father can legally gift the land to his 6-year-old grandson through a registered gift deed, with acceptance by a guardian, or alternatively provide for it through a will. A registered gift deed is the most effective option if immediate transfer is intended.

Dear client,

Your father possesses complete possession of this property. He is able to transfer it to anyone he wishes, including your son. There is currently no property rights held by you, even though you are 51 years old due to this property being held solely by your father (i.e. you have no automatic inheritance while he is alive).

Your father can take two steps to transfer this property to your son legally.

1. Call on your father to execute a Gift Deed under the Transfer of Property Act, 1882. A Gift Deed requires that:

a) it must be in writing, b) it must be properly stamped (based on the State’s stamp duty), c) it must be registered at the Sub-Registrar’s Office, and d) it must be signed by your father and accepted by the natural guardian of your son.
Since your son is currently 6 years of age, he will have one natural guardian (i.e. his father or mother) who will accept the Gift Deed on behalf of your son. The minor son will holding the legal right to the property but it will have to be managed by his guardian until he is 18 years old.

2. Your father can execute a Will under the Indian Succession Act, 1925. With this option, your son will only become the owner of the property upon the death of your father.

The safest method of transferring this property to your son immediately is through a registered Gift Deed.

If you have any quires please feel free to contact us.

Your father can very well gift the property to your son by means of a gift deed. Please get the deed drafted by a competent advocate, get it duly executed (signed by your father in the presence of two attesting witnesses) and registered. Alternatively, he may write a Will leaving the property to his grandson after his (your father's) lifetime.

- Your father can registered a gift deed in his name but under your guardianship . 

- Further, he can also write a Will in his name , if he wanted to transfer the property not during his life time. 

The most suitable legal option is for your father to execute a registered gift deed in favor of your son, with you acting as the minor's natural guardian to accept the gift on his behalf . Indian law permits a minor to receive immovable property through a gift, as a minor is not competent to contract but can accept a gift without consideration . The gift deed must be registered under the Transfer of Property Act, 1882, and the Registration Act, 1908, to be legally valid, as an unregistered gift deed for immovable property is void . Since your son is only six years old, you, as his father and natural guardian, will need to accept the gift and sign the deed on his behalf at the time of registration before the sub-registrar . Once registered, your son will become the absolute owner of the property, and importantly, your father cannot later revoke the gift unless it was conditional or obtained by fraud or undue influence . The stamp duty payable will depend on your state's regulations, though many states offer concessional rates for gifts to specified relatives like grandchildren .

Your father’s intention is legally permissible and can be structured safely. Since the property is self-acquired, he has full and absolute ownership rights over it, and he may transfer it to anyone of his choice — including his minor grandson.

Your Father’s Legal Right Over Self-Acquired Property

Under the Hindu Succession Act, 1956 (assuming you are governed by Hindu law), a person has absolute ownership over self-acquired property and can:

• Sell it
• Gift it
• Settle it
• Bequeath it by Will

You (as son) have no automatic birthright in his self-acquired property during his lifetime.

Therefore, he is legally free to transfer the 4 guntas directly to your 6-year-old son.

Can Property Be Gifted to a Minor?

Yes.

Under Section 122 of the Transfer of Property Act, 1882, a Gift Deed is valid if:

• It is voluntary
• Without consideration
• In writing
• Registered
• Accepted by or on behalf of the donee

Since your grandson is a minor, the gift can be accepted on his behalf by:

• His natural guardian (usually father or mother)

The transfer is completely valid in law.

Most Legally Secure Method – Registered Gift Deed (Recommended)

The safest and most immediate method is:

➡ Registered Gift Deed in favour of the minor grandson

Key features:

✔ Immediate transfer of ownership
✔ Legally strong and difficult to challenge
✔ Cannot be revoked unilaterally
✔ Recognised title in revenue records

Your father will execute the gift deed.
You (as father of the minor) will accept it on behalf of your son.

Important Safeguards When Gifting to a Minor

Since the donee is 6 years old:

• The property will legally belong to him.
• You will manage it as natural guardian.
• You cannot sell or mortgage it without court permission while he is a minor (under the Hindu Minority and Guardianship Act, 1956).

This is important — once gifted, control reduces.

Alternative Options (If He Wants Control During Lifetime)

Depending on your father’s intention, he may consider:

(A) Gift with Life Interest Reserved

He may execute a gift deed reserving:

• Right to enjoy property during his lifetime.

This is common where donor wants security.

(B) Will Instead of Gift

He may execute a Will bequeathing property to grandson.

Difference:

Gift Deed

Will

Immediate transfer

Takes effect after death

Irrevocable (generally)

Revocable anytime

Requires stamp duty

Minimal stamp duty

If your father wants flexibility and control, Will is safer.
If he wants immediate transfer and certainty, Gift Deed is stronger.

Stamp Duty Consideration

Stamp duty on gift to grandson depends on State.

In many States:

• Concessional stamp duty applies for gift to family members.
• Grandson usually qualifies as “family”.

You must check local State stamp laws.

Can Anyone Challenge This Later?

If:

✔ Property is truly self-acquired
✔ Gift is properly registered
✔ Donor is of sound mind
✔ No coercion or undue influence

Then challenge prospects are minimal.

Since you are 51 years old, and your father is voluntarily gifting to grandson, courts normally respect such transfers.

Revenue and Mutation

After registration:

• Mutation must be done in grandson’s name.
• Guardian name will be reflected for management purposes.

Final Clear Advice

Your father has full legal authority to donate the land.

The most legally secure and dispute-resistant option is:

➡ Registered Gift Deed in favour of minor grandson, accepted by natural guardian.

If he wants to retain control during lifetime, consider:

➡ Gift with life interest reservation
OR
➡ Registered Will

Dear Sir,

Transfer with Life Interest (Protective Structure)

Your father can:

• Gift property to grandson

• Reserve life interest for himself

Meaning:

• He can use/enjoy property during his lifetime

• Ownership already vested in grandson

This is useful if:

• He wants security during his lifetime.