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Advocate for Agreement and Sale Deed in Thane

Advocate for Agreement and Sale Deed in Thane

Want to purchase a Flat? If Yes, Please Be Carefull so you may not fall prey to  the frivilious offers by decietfull builders and developers .

While purchasing the Flat Property you should take the following care/ due diligence.

  1. Prefer a ready to move property rather an under construction property.If property is ready to move see that if the project has any tie ups with nationalised banks ,if so the project is safe to invest because bank offers assitance to a project or scheme, after due diligence.Or else first thing to do is,to get the title search done.If title is clear than go for bank loan, because banks while granting loan takes due diligence while lending financial assistance. This again will be a safety check for verification and authentication of builder as well as project, if there are any existing encumbrances on the said property.If the bank is ready to sanction loan means there is absence of encumbrances like mortgage or lease.
  2. The next comes in the checklist, is verification  with RERA.whether the builder/ scheme is registered with RERA, if so, confirm that he has not been blacklisted by the Authority.
  3. Another thing to take into account while considering ready to move property is whether the scheme has been assigned completion certificate and occupancy certificate which validates, that it is ready to move property.
  4. If it is under construction property before giving the token amount, check whether builder has got commencement certificate and other approvals from the  public authorities like MSEB,MUNICIPAL CORPORATION or N.O.C from environmental dept.as well as fire and safety department.

FOR MORE QUERIES PLEASE DO CONNECT WITH VEDLEGAL

MAIL ID – [email protected]CONTACT- +919763040088

By |April 20th, 2022|Advocate for Agreement and Sale Deed in Thane|Comments Off on Advocate for Agreement and Sale Deed in Thane

Advocate for Agreement of Sale in Thane

              Advocate for Agreement of Sale

The agreement of sale shows the willingness of the parties to buy/sell the property in future upon the satisfaction of certain terms and conditions. However, since it does not involve an immediate transfer of ownership, the buyer has no right and interest in the property in question until the execution of the sale deed and full and final payment towards consideration agreed upon by the concerned parties to the agreement.

This agreement specifies the terms and conditions under which the property may be transferred.

This instrument of an agreement of sale shall contents the following terms:

  • Detailed description of the property and concerned parties
  • Disclaimer that the property is free from legal encumbrances
  • Value of the property including payment details
  • Delivery of the original documents on the final payment
  • Execution of sale deed and registration of the same if the titles are found good
  • Method of property delivery
  • Payment refund in case of improper titles
  • Action course for non-completion of sale on the part of the seller
  • Loss of advance payment if the purchaser fails to complete the transaction
  • Remedy if legal issues besiege the property
  • Transfer of tax-related certificates
  • All other matters related to the proposed sale

FOR MORE DETAILS DO CONNECT WITH VEDLEGAL

MAIL ID – [email protected]

CONTACT- +919763040088 

By |April 20th, 2022|Advocate for Agreement of Sale in Thane|Comments Off on Advocate for Agreement of Sale in Thane

Advocate for property transfer in Thane

Advocate for property transfer

 DUE DILIGENCE TO BE DONE WHILE PURCHASING A  PROPERTY

  1. First comes in the checklist is the Zone.Check it whether the property comes into the “R” OR NON-AGRICULTURE” zone because if the the property is in non residential or non agriculture zone like green zone etc.you may not get approvals from authorities like MC for commencement of construction or if you get permission for construction in other zone, than R zone, the  F.S.I granted for other zones is comparatively less.
  2. The second must thing to do is “TITLE SEARCH”.
  3. Title search is must to do, but not enough, to ensure the property is without encumbrances,then what?
  4. Then the most important thing to be done after the title search is PUBLIC NOTICE.Public notice is meant for inviting any objections or claims regarding the property,this will make you aware if the land owner is playing double and has sold the same plot to somebody else also and if within the desired period no objections/claims are raised, you can move on.
  5. Next if the Landowner is handing over immediate possession go for a  registered sale deed.
  6. If the Landowner has promised, future possession, its better to go with agreement to sale and the consideration to be paid in part and the payment should be done through the negotiable instrument like Cheque/D.D or bank transfer NEFT/RTGS .In no case you should go for Cash transaction, There are  likely chances of deciet or fraud in Cash transaction.
  7. After a registered sale deed get the mutation entry done.see that your name has been arrived on the property card.
  8. Above are the general precautions to be taken.

     FOR MORE DETAILS DO CONNECT WITH VEDLEGAL

MAIL ID – [email protected]CONTACT- +919763040088

By |April 20th, 2022|Advocate for property transfer in Thane|Comments Off on Advocate for property transfer in Thane

Advocate for Sale Deed in Thane

Advocate for Sale Deed

A Sale deed is an instrument which shows the transfer of title, rights, and ownership of a property from a owner/vendor/ seller to a buyer/purchaser

A sale deed is an essential document for both the parties which are registered in accordance with the Registration Act, 1908. It is signed and executed as mentioned in the agreement after both the parties agree with the terms & conditions thereof

In general, this instrument of sale deed must content  below-mentioned details-

  • The parties to the deed- the full name & address, age & occupation of the parties involved.
  • Detailed description of the property being transferred- Gat/Survey/CTS Numbers, Areas of the property, correct address, dimensions of the property, construction details of the building etc…
  • Bindings relating to Indemnity & encumbrances – This includes a declaration from the seller that the property being transferred is free from every encumbrance, litigation, and charge. Also, the seller indemnifies the buyer from any pending charges in that regard. The seller should settle a pending loan taken with the concerned property as a mortgage, before proceeding with the sale. The buyer has every right to examine the related documents before registration.
  • The agreed consideration- This is the price at which the deal is closed between the parties. This section should also mention the advance amount paid if there is any. The parties should explicitly agree on the dates of payment, the mode of payment, etc. The price and the details of the transactions made should be mentioned in both figures and numbers. The sale deed should also mention the receipts of the sale transaction.
  • Delivery of the possession of the property- the deed should specifically mention the date of handover to and possession by the buyer.

General precautions before execution of sale deed

  • Ensure the title search is done.
  • Issuance of public notice – to ensure there are no encumbrances like lien, mortgage etc.
  • Above is the general information

FOR MORE DETAILS DO CONNECT WITH VEDLEGAL

By |April 20th, 2022|Advocate for Sale Deed in Thane|Comments Off on Advocate for Sale Deed in Thane

Laws Applicable to Co-Operative Society

Laws Applicable to Co-Operative Society

The Cooperative Societies Act, 1912 expanded the sphere of cooperation between its members and provided for supervision by central organization. A cooperative society, which has its object the promotion of the economic interests of its members in accordance with the co-operative principles, may be registered with limited or unlimited liability by filing application to the registering authority with requisite documents to be submitted by them

A Co-operative Society has to conduct itself as per the following listed below:

  1. Co-operative Societies Act under which the same is registered whether it be under state Act or Central Act.
  2. Co-operative Societies rules made there under whether it be central or state rules
  3. Bye-laws approved by the registrar at the time of registration and amendments made from time to time and approved by the registrar, these bye-laws have to be formed by the concerned members themselves and present it to the registration authority for its approval.
  4. Notification and Orders by the concerned Government

The following steps have to be followed while forming a Co-operative society, they are

Step 1: Ten Individuals together who are desirous of forming a Society

To form a society, law mandates that 10 members minimum must show intention to be part of the society having same aim and objective to be achieved through the society for their mutual benefit and thereby be desirous to be part of it.

Step 2: Provisional Committee to select Chief Promoter

Once a group of individuals have a desire to form a society the next step should be there must be a provisional committee of which everyone is part of and all of them should by mutual consent or by majority whichever their prefer must choose a person who will be a chief promoter of the society which is going to be formed by them.

Step 3: A Name for the Society has to be selected

Thereafter once a chief promoter is selected by set of individuals among them, they have to select a name for the co-operative society which they wish to form

Step 4: Application has to be made to the Registration Authority

Once the name of the society is selected by the members then they have to make a application to the registration authority stating that they have a intention to form a society and the name of the society has to be given to the authority for its approval and registering authority has to confirm that name is in conformity with laws and issue a confirmation certificate to the members. Then when the members get their name approval from the authority it is valid for 3 months from the date of approval.

Step 5: entrance fees and share capital

Thereafter once name approval comes from the concerned authority, the entrance fee and the share capital must be collected from the concerned prospective members to meet the statutory requirements under law and it can be prescribed by the members themselves or society act mandates certain fees to be paid by them.

Step 6: Bank Account

Thereafter once the prescribed fee and share capital is collect from the prospective members, then as per the directions of the registering authority promoter has to open a bank account in the name of the society and deposit the said fees and share capital in that account and a certificate has to be obtained from the bank to that effect

Step 7: Application for registration

Once the bank formalities are completed then the promoter has to apply for the society formation to the registration authority and it has to be accompanied with set of documents, they are

Form No. A in quadruplicate signed by 90% of the promoter members
1. List of promoter members
2. Bank Certificate
3. Detailed explanation of working of the society.
4.  Four copies of proposed bye-laws of the society.
5. Proof of payment of registration charges.
6. Other documents such as affidavits, indemnity bonds, any documents specified by the Registrar also have to be submitted.

All these documents have to be submitted at the time of applying for registration of the society to the registering authority and the authority after it is satisfied with the documents submitted to it has to apply its mind to whether or not to register the said society.

Step 8: Registrar has to acknowledge

After the submission of the said documents has mentioned in step 7, the registrar of that municipal ward has to enter the particulars in the book called the “register of Application” which is generally specified in form B and give it a serial number to the application. Thereafter the registrar has to issue a receipt to that effect and give it to prospective members to know the status of the application when it is pending.

Then the registrar after perusal of the records submitted to him/her has to make a decision whether has to issue a certificate of registration or not and if there are any discrepancies noticed then he/she has to inform the members of the same and get it rectified if any.

Step 9: Registration

Last step is that the registering authority after being satisfied with the documents meeting the legal requirements will notify the registration of the society in the official gazette mentioned by the state or central government and should issue the registration certificate of the society and give it to the members of the society.

Conclusion

In India, Co-operative Societies were regarded as ideal instruments to motivate the people to come together and help themselves in the process of eliminating the unscrupulous middlemen making a huge profit at the expense of the society.

The main guiding factor if an individual or group of individuals want to form a society must be whether all the concerned members have common goal to achieve or not, it is important factor because only when they share common desire or intention then only society is desirable otherwise the whole purpose of forming a society will be defeated.

Societies like any other business structure come with certain advantages and disadvantages, they are:

Advantages

  • Cooperative stores supply quality goods unlike other shops wherein adulterated foods maybe given to its consumers and thus saved them from adulteration and other malpractices.
  • As consumers or members of the society are the owners and managers of such stores, genuine requirements of the majority of consumers can be met. In other words, goods required by a majority of the customers or members of the society are always dealt by such stores.
  • Cooperative societies are an important form of democratic business enterprise because ownership is not vested in one person completely so as a result, no single group can secure control over the organization.

Disadvantages

  • It only caters to the needs of small and medium-income groups so when there are large group with higher economic interest then it is preferable to choose another business model.
  • There is much dependence on the honesty, integrity and loyalty of members and workers and once there are trust issues between the members it is hard to transact business thereafter.
  • It is limited to certain objectives hence profits are minimal.

Management of society usually rests in the hands of people with less managerial experience due to which society will suffer and many do not invest in hiring professionals to handle the society due to lack of funds or interest so henceforth growth of the society maybe put to stake by its own members.

By |April 20th, 2022|Laws Applicable to Co-Operative Society|Comments Off on Laws Applicable to Co-Operative Society

DEEMED CONVEYANCE PROCEDURE HAS BECOMES EASY NOW

DEEMED CONVEYANCE PROCEDURE HAS BECOMES EASY NOW

The Maharashtra government has relaxed the terms for the deemed conveyance (DC)-ownership right of plot certificate from the builder, by bringing down the number of documents required from 12 to 8 and stipulating that DC will be given even if the society does not have an Occupation Certificate (OC) or the Building Completion Certificate (CC).

It is mandatory for land-owners or developers to convey the title of the plot within four months of the formation of the housing society. In many cases, the builders fail to convey the title of properties to the housing societies, in the hope of availing more floor space index (FSI) that may become available in future, or to avail the benefits accrued to them in case the property is redeveloped.

If the builder fails to convey the property, the Maharashtra Ownership Flats Act (MOFA) allows societies to apply for DC. However, having OC was mandatory and was insisted upon by the officials of the cooperative registrar’s office. OC is given only when the building is complete in all respects and has complied with the mandatory norms laid down by the government authorities to make it ready for occupation. Since most of the builders abandon the projects before complying with the norms and conditions, OCs are not given to the societies. Developers just hand over the possession and exit the project, leaving the residents high and dry.

However now, the DC will be issued even if housing societies have submitted such documentary evidence as the formation of the society or the payment of property tax by the society.

As per the GR issued on 22 June 2018, by the state cooperation department, it has been made mandatory for the registrar of cooperative societies to register documents of the applicants within a day. Besides, as per the Maharashtra Right to Public Services Act, 2015, the DC should be issued within six months. If an official fails to provide and approve it within the prescribed period, then he or she will be penalized between Rs500 and Rs.5,000/-

The applicants should submit the applications with a court fee of Rs2,000. In case the FSI has already been consumed, a certificate of an architect that the total FSI has been consumed would suffice. In addition, they have to give an indemnity bond stating that they will take responsibility for the building and adhere to all required rules and regulations. If there are more than one society on one plot, the details of proportionate area and ground coverage should be furnished.

The documents required for conveyance include society registration certificate, approved layout, 7/12 extract, sale deed of each flat owner or heir document, list of registered members of the society, occupation certificate, non-agriculture certificate of that particular plot and notice copy etc. In the absence of sale deeds of all members, the sale deed of even one member would be sufficient, states the GR.

While submitting the conveyance application and documents to the registrar, a copy of the same application also needs to be submitted to the stamp duty and registration department for its speedy approval. The applications will be accepted online as well as offline. The officials of the concerned department such as urban, cooperative, forest and revenue department will have to work in unison so that the applicants are not required to shuttle from one department to another.

The system of issuing DC was started three years ago. However, due to stringent conditions there was no response from cooperative societies. Commenting on the issue, Ramesh Prabhu, Chairman, Maharashtra Societies Welfare Association said “This was a positive step. In many cases, the builders exited the project without getting the OC, and the residents had to bear the brunt. This relaxation will ensure that majority of the societies get deemed conveyance. By a fair estimate over 10,000 cooperative housing societies in Mumbai and neighboring areas, are yet to get the DC. Now they should come forward to take advantage of these relaxed norms.” There are a sizable number of housing societies in Mumbai that are struggling to get the DC. In absence of DC, redevelopment of some of the societies has been delayed. Some of the developers used to sell the flats till they held the ownership right of the layout and were misusing this right, causing impediment in the way of redevelopment.

By |April 20th, 2022|DEEMED CONVEYANCE PROCEDURE FOR CHS BECOMES EASY|Comments Off on DEEMED CONVEYANCE PROCEDURE HAS BECOMES EASY NOW

CONVEYANCE SERVICES FOR SOCIETIES

CONVEYANCE SERVICES FOR SOCIETIES:-

In most of the cases people believe that a Purchase Agreement is the final document they need to own. However, a mere purchase agreement does not pass on the developer’s rights on the land to the society. Societies need to make sure they have the complete right to the land, and mere society registration and formation does not provide those rights.

A Conveyance Deed helps societies to gain the right of their land. Post this builder relinquishes his legal right on the land.

We the “VED LEGAL” provide end-to-end conveyance services to the societies including execution of Conveyance Deed, Deemed Conveyance, and Deed of Apartments. We work closely with co-operative societies and government officials and make sure the complete process is hassle free.

With our team of legal advisers and professional approach, we have handled more than 100 cases across Pune. We guide our clients through the complete process of transferring builder’s rights, allocation of additional space and finally establishment of society rights, as per the law.

Our conveyance services include:                           

Apartment formation:                                                 

• Deed of Declaration • Deed of Apartment

Co-operative Societies Conveyance: • Conveyance deed with builder’s consent     • Deemed Conveyance – without builder’s consent

By |April 20th, 2022|CONVEYANCE SERVICES FOR SOCIETIES|Comments Off on CONVEYANCE SERVICES FOR SOCIETIES

PAPERS/DOCUMENTS REQUIRED FOR PROPERTY REGISTRATION 

PAPERS/DOCUMENTS REQUIRED FOR PROPERTY REGISTRATION

The following papers and documents are required for the registration of property.

ADJUDICATION

Adjudication is a process which evaluates a market value of a property and hence ascertains the stamp duty by collector of stamps. It is better to get the document adjudicated in case the building is very old and proper depreciation is not given by the sub-registrar.

NO OBJECTION CERTIFICATE

A No Objection Certificate (NOC) is required under the Urban Land Ceiling Act, if the land transferred exceeds 500 mtrs in the Pune City, if the land belongs to a Government Body or Semi-Government body or Charitable Trust then the NOC of the body is also required.

PROPERTY CARD OF THE LAND

A Property Card of the land on which the property is being registered is situated is necessary. This requirement is irrespective of whether land is sold or the building is being sold or any other part of the building is being sold and also irrespective of whether the seller of the property is recorded as the owner on the property card or not. In other words, even the flat owners are expected to produce this paper at the time of registration.

PROOF OF OLD CONSTRUCTION

If you are going to purchase and old property then you may claim the benefit of depreciation during the adjudication procedure. For that, the documents required are-Municipal Assessment Bill of the Building,

Building Completion Certificate

Original registered agreement between the builder and original purchaser of that flat or of any other flat in that building

REGISTRATION FEES

As per the valuation the registration fee is to be paid in cash to the sub-registrar at the time of registration. The fees are prescribed in the Registration Act, 1908 which is 1% of the market value or up to Rs. 30,000/- which is accepted by a Challan.

PROOF OF IDENTITY

Any proof of identity such as voter id card, PAN card, driving license, passport etc are required during the registration procedure.

Original Stamp Duty Payment Receipt Photocopy of the Deed and Butter Paper

By |April 20th, 2022|PAPERS/DOCUMENTS REQUIRED FOR PROPERTY REGISTRATION IN PUNE|Comments Off on PAPERS/DOCUMENTS REQUIRED FOR PROPERTY REGISTRATION 

AMENDMENTS IN THE TRANSFER OF PROPERTY ACT 1882

AMENDMENTS IN THE TRANSFER OF PROPERTY ACT 1882.

Execution and registration of sale deed for an immoveable property transfers and conveys absolute title of the property in favour of the buyer. However, in certain cases, when a sale deed for an immoveable property is being executed, the concerned parties incorporate certain conditions in the document that impose restrictions or constraints on the right of the buyer to sell or transfer the property.

The Transfer of Property Act, 1882 deals with such restrictions or constraints. Any condition or limitation restraining the buyer from parting with or disposing of his interest in the property is void according to the act. Two exceptions to this rule are:

■ In the case of a lease where such restriction or condition is imposed for the benefit of the lessor, and

■ Where a property is transferred to or for the benefit of a woman who is not a Hindu, Muslim or Buddhist, with a condition that she shall not have power during her marriage to transfer or create any encumbrance in the sale of property transferred to her

The above mentioned rule has been incorporated into the Act to encourage sale and purchase of property without restriction on future transfer. It is based on the basic principle that transferring a property cannot be separated from giving the beneficial ownership of the property to the transferee/buyer. Therefore, the condition by which an absolute restraint is imposed against the transfer of that property is considered to be void. Selling or transferring the property is an inherent right of every owner and restrictive conditions cannot be imposed on him or her.

One of the examples of absolute restraint can be where A ( owner of a property) agrees to sell it to B (the buyer)for 1 lakh. While executing of the sale deed, A puts a condition in the sale deed that if B ever intends to part with or sell or transfer the house in the future, B must sell the house to A or heirs of A and to no one else. Such a condition would fall in the category of absolute restraint as it affects the beneficial enjoyment of the house by B. Beneficial enjoyment of the house by B includes his right to sell it or dispose it in any other way.

The consistent view of the courts has been that an absolute restraint is void but a partial restraint is not. For applicability of this rule, two essential conditions are required: ■ There must be a transfer of property and ■ There must be a condition which absolutely restrains the transferee/buyer from alienation/transfer of such property This rule applies to only those conditions which impose an absolute condition on the alienation/ transfer of property. However, there may be certain conditions, which partially restrain the right of the owner of the property to alienate/transfer the property. Such specific conditions which partially restrain the owner from alienating/ transferring the property have been held to be valid by various courts on various occasions.

By |April 20th, 2022|Amendment in transfer of property act 1882|Comments Off on AMENDMENTS IN THE TRANSFER OF PROPERTY ACT 1882

CHECKLIST BEFORE PURCHASING A FLAT

While purchasing the Flat you should take the following care/ due diligence.

  1. Prefer a ready to move property rather an under construction property.
  2. If property is ready to move see that if the project has any tie ups with nationalised banks ,if so the project is safe to invest because bank offers assitance to a project or scheme, after due diligence.
  3. Or else first thing to do is,to get the title search done.
  4. If title is clear than go for bank loan, because banks while granting loan takes due diligence while lending financial assistance. This again will be a safety check for verification and authentication of builder as well as project, if there are any existing encumbrances on the said property.If the bank is ready to sanction loan means there is absence of encumbrances like mortgage or lease.
  5. The next comes in the checklist, is verification  with RERA.whether the builder/ scheme is registered with RERA, if so, confirm that he has not been blacklisted by the Authority.
  6. Another thing to take into account while considering ready to move property is whether the scheme has been assigned completion certificate and occupancy certificate which validates, that it is ready to move property.

If it is under construction property before giving the token amount, check whether builder has got commencement certificate and other approvals from the  public authorities like MSEB,MUNICIPAL CORPORATION or N.O.C from environmental dept.as well as fire and safety department.

By |April 18th, 2022|CHECKLIST BEFORE PURCHASING A FLAT|Comments Off on CHECKLIST BEFORE PURCHASING A FLAT