Joint Development Agreement for land - Goods and Services Tax - GST

An unregistered partnership firm entered into a land development agreement with another unregistered individual landowner . The consideration as per the development agreement for the two acre plot as per the registered agreement is 54 percent for land owner and 46 percent for developer. A refundable deposit of Rs.40,00,000/- was paid at the time of signing of the agreement. This is a fully refundable deposit. Only the preliminary works have been started now. There is absolutely no plans for construction of units in the plot . The agreement is to just develop the plots and sell it. No plot sale has as yet happned. The agreement was registered on 15 Feb 2024. The doubts here are 1. Is the partnership firm liable for registration as of today, assuming there are no other turnover. The developer firm has not made any supplies so far. 2. Can a liability be imposed on the firm under Reverse Charge for transfer of development rights as the firm is an unregistered firm. 3. If there is an RCM liability , then, what is the time of supply ? The Managing Partner is being summoned by the Department now.