2 Sale agreements - 1.Registered 2. Un-registered

“A” seller and” B” buyer (both are ladies) negotiated to sell site for 1.25 crore. “A” is not educated. But “B” influenced “A” and succeeded to get a Registered Sale agreement 3 years back in English for Rs.15.5 lakhs which was the guidance value. In the registered agreement it was shown that “A” has received 15 lakhs and after receipt of the balance Rs.50 thousand, “A” must execute a Sale Deed. Time limit clause, “That the vendor agrees to execute the sale deed either in the name of the purchaser or his nominee, immediately when called for by the purchaser” On the same date another Sale agreement was executed on Rs.2/- bond paper without registration for a sale consideration of Rs.1.25 crore. Rs.20 lakhs paid as an advance. Both in registered and un-registered sale agreement, the deed date, the witnesses, and most of the deed clauses are same. One of the witnesses is “A”’s husband and another witness is independent. The independent witness is ready to tell the truth. In both the sale agreements, the advance payment was shown as: 3 cheques of Rs.5 lakhs each totaling to Rs.15 lakhs are shown in the unregistered agreement. In Registered sale agreement only 2 cheques (totaling to Rs.10 lakhs) are shown. All the above cheques are issued by “C” a benami of “B.” Rs.3.5 lakhs 1 cheque was issued by “D” who is also a benami of “B”.Rs.1.5 lakhs 1 cheque was issued by “B”. All the cheques amount received. As per the oral negotiation, “B” supposed to get the Sale deed executed within 3 months. “A” has sold this site to get a house constructed. Out of Rs.20 lakhs advance, “A” got her old house demolished and laid foundation, waiting for the remaining balance amount for almost 1 year following up with “B”. But “B” dodged and did not pay even a single rupee towards the balance amount. As “A” was not succeeded to get her balance amount, she was forced to sell another site and got her house constructed. But nowhere the house construction reason is narrated in any of these deeds including the 2nd site sale deed. There is no documentary proof on either side to show that the parties have made efforts to demand the other party to execute the document. Nowhere “A’s” efforts are recorded like writing a letter or causing a legal notice to “B” till date. But “B” 1 month before the lapse of 3 years period of the registered sale agreement caused a legal notice to “A”. “A” being an uneducated lady refused to receive the legal notice. “B” is not coming for any compromise. Still “B” has not filed any suite before a court even after 2 months. What are the legal remedies available to “A” to get the registered sale agreement cancelled? Or is there any other remedies available? Will the UNREGISTERED document would be admitted along with REGISTERED document as an evidence to prove the buyer fraud?