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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 admin|November 16th, 2019|Uncategorized|Comments Off

ADVOCATES FOR FORMATION OF A NEW HOUSING SOCIETY IN PUNE

First general body meeting (before registration)

In this meeting under Society’s Model Bye-law 3(iii), the Chief Promoter (could be the builder) is primarily selected by the promoters, who are members co-signing the registration application before the Registering Authority, under Bye-law 3(xii).

In this meeting, necessary resolutions are passed like opening the account in a bank in the name of proposed society and for obtaining permission for reserving the name of the society. It is compulsory for SRA/ MHADA recognized societies, for the first meeting to be video-recorded.

Application for registration

Normally, the name reservation proposal should be accompanied with the society resolutions and signatures of at least 10 Promoters who have attended the meeting. On allotment of name and permission to open a bank account by the Registrar, the Chief Promoter has to collect Share Capital, Entrance Fees from promoters and deposit the same in the branch of the bank permitted by the Registrar. It should be noted that the amount cannot be withdrawn from the Bank till the society is registered or its registration is refused, except with prior written permission of the Registrar. The Chief Promoter should submit registration proposal to the registering authority within a period of 3 months from the date of issue of Letter of Reservation in the name of the proposed society.

If builder/ promoter is not co-operating in registering the Co-operative Housing Society, then in that case, the application for registration of society be submitted in Form 6 (Rule 12) before the District Deputy Registrar, who has been given power under section 10(1) of the Maharashtra Ownership Flats Act 1963. While submitting the said proposal, a Notarized Indemnity Bond of the members who applied for the registration of society on the stamp paper of Rs. 200 is required.

Documents required for Registration
• 7/12 extract of the land or property card.
• Certificate concerning non-agricultural land from the competent authority
• The order of applicable or non-applicable of land ceiling Act
• Construction layout duly approved by the competent authority
• Letter of sanction for starting construction
• Certificate regarding completion of construction work
• Development Agreement if the land is taken for development
• Letter of Power of Attorney of the land
• Title search report of the land
• The registered agreement of purchases of the flat with necessary stamp duty paid
• Architect Certificate regarding construction
• List of Members
• Scheme of the Society
• Application for reserving name
• At least ten members are necessary for registration of society. On the other hand, the government has given permission subject to some conditions for the Housing society of fewer than 10 members by exercising powers. For registration proposal, the signature of sixty percent promoters, who participated in the registration proposal is necessary.
• If the land is given by the government or undertaking agency of the government then its guarantee letter.
• No objection certificates from the Charitable Commissioner if the land is of Trust.
• Certificate of the competent authority regarding non-agricultural plot
• While registering SRA/SRD and MHADA recognized Co-operative Housing Societies, it is obligatory to fulfill the necessary papers as per instructions are given by the authorities by their circulars in addition to above criterion.
• Application for Registering Society (A form)
• Table giving information of society (B Form)
• Table giving details of the members (C Form)
• Statement of Accounts of the Members (D Form)
• Notarized Guarantee letter by the Chief Promoter of the society on the stamp Paper of Rs. 100/-
• Notarized Guarantee letter by the Builder, Promoter on the Stamp Paper of Rs. 100/-
• Affidavit of Members (Affidavit of Minimum 10 Promoters)
• Two copies of bye-laws of the Society approved by the Commissioner, Co-operation and Registrar, Co-operative Societies and Maharashtra State, Pune
• Proof of the bank balance of the promoter member (deposit of each share of Rs. 500 and admission fee of Rs. 100), after getting permission for reservation in the District Central Co-operative Bank
• Challan of Rs. 2500/- deposited in the Government Treasury Registration fee for the Housing Society of the Backward class is Rs. 50/-
Approval by Registrar

It is the duty of the concerned Registrar to register the Co-operative Housing Society, by scrutinizing the proposal submitted after fulfillment of above mentioned documents, and shall make an arrangement of issuing certificate of registration society under Section 9(1) of the Maharashtra Co-operative Society Act 1960, and copy of the registered bye-law, memorandum regarding registration of society to the chief promoter. The order regarding registration of society should have been sent for publishing in government gazette to the Government Printing Press for appropriate action. It is necessary to take decision on the registration of the society within a period of two months from the date of the proposal of the society submitted to the Registrar.

If proposal of society registration is denied or no decision is taken within two months then it is necessary to send that proposal to the Divisional Joint Registrar, Co-operative Societies under Section 152 of the Maharashtra Co. operative societies Act, can be approached.

First General Body Meeting obligatory Agenda (after registration):

• To elect a Chairman for the meeting
• To admit persons to membership who have applied for membership of the society.
• To elect a provisional Managing Committee
• To receive and approve the statement of account as prepared by the Chief Promoter of the society up to 14 days prior to the first general body meeting of the society.
• To authorize the committee to secure conveyance of right title and interest in the property in the name of the society from the promoter builder
• To impose restrictions on raising loan amount from outside
• To appoint internal auditor and to fix his remuneration
• To authorize one of the members of the provisional committee to call the first meeting of the provisional committee
• To take decision about taking membership of District Housing Federation and other institutions
• To give power to one member of provisional management committee to call meeting of the managing committee
• To consider the matters raised by the member except these matters which are necessary for giving advance notice with the permission of chairman and eleventh hour matter and to make resolution in that regard.

By admin|November 9th, 2019|Uncategorized|Comments Off

Effect of the RERA Act

The Real Estate (Regulation & development) Act , (RERA) is a revolutionary reform by the Government of India in the real estate sector. Promoting the professionalism and infusing the transparency, this Act strikes out all unambiguous deeds of doing business in the real estate sector. Well, we all know that the motive of the RERA is to safeguard the interest of buyers, but the way of doing so by the RERA is usually misunderstood.

If a promoter fails to obtain the permission, the Real Estate Regulatory Authority will not approve the project registration and the developer can’t market or sell the units. It also states that the project must be verified by an authorised architect, including minor alternations after the construction of the project. Thus, the RERA will not directly verify the documents related to real estate projects submitted by the developers. It makes the promoter, engineer and the architect involved in the project construction liable for any ambiguities and misconducts.

So, one can buy the RERA registered projects, but the buyers must verify all the documents related to the project by themself. Also, the rules may change from state to state so we would recommend buyers to go through the state-wise RERA rules before taking any decision.

By admin|September 26th, 2019|Uncategorized|Comments Off

Impact of RERA on Real Estate Agent.

From 1st May onwards, every real estate agent has to register his or her name as per the Real Estate (Regulation and Development) Act (RERA). The law was amended and brought into action by the government for the fair practice in the real estate industry.

Under the RERA Act, the real estate agents who have registered themselves, as per the government rules, will be able to transact with the clients in a legal way. The statistical study says that the brokerage industry in this real estate segment alone has a turnover of $4 billion every year and growing. The study also depicts that there are 500,000 – 900,000 brokers as an estimated number in India. In fact, the number can be more also. Before the amendment of the act, the brokerage segment in the real estate industry was unregulated and totally unorganized. The channels had no specific rulebook to charge brokerage fee to the respective clients.

By admin|September 26th, 2019|Uncategorized|Comments Off

Rera Advocates in Pune

*Developers who are pushing ahead dates to hand over apartments cannot find escape now, with state regulator Maharashtra Real Estate Regulatory Authority (MahaRERA) ruling that the possession date of an ongoing project should be corresponding to the pending work.

*Builders will have to refund GST paid by home buyers in case he cancels the flat booked in the last fiscal and will be allowed to avail credit adjustment for such refunds, the tax department has said.

By admin|September 26th, 2019|Uncategorized|Comments Off

Advocates for RERA in Pune

Some of the important compliances are:

Informing allottees about any minor addition or alteration.
Consent of 2/3rd allottees about any other addition or alteration.
No launch or advertisement before registration with RERA
Consent of 2/3rd allottees for transferring majority rights to 3rd party.
Sharing information project plan, layout, government approvals, land title status, sub-contractors.
Increased assertion on the timely completion of projects and delivery to the consumer.
An increase in the quality of construction due to a defect liability period of five years.
Formation of RWA within specified time or 3 months after majority of units have been sold.
The most positive aspect of this Act is that it provides a unified legal regime for the purchase of flats; apartments, etc., and seeks to standardise the practice across the country. Below are certain key highlights of the Act:

By admin|September 26th, 2019|Uncategorized|Comments Off

Committee, for ‘effective’ implementation of RERA

The government has constituted a committee, to suggest recommendations to strengthen the Real Estate (Regulation and Development) Act (RERA) and to remove difficulties in its implementation, an official said, on December 31, 2018. The decision to form the committee, to be headed by union housing and urban affairs joint secretary Shiv Das Meena, comes months after the ministry organised four workshops where stakeholders, including home-buyers, had given suggestions for effective implementation of the Act.

As of now, 28 states and union territories have notified the rules under the real estate law. “The ministry has formed a committee under its joint secretary Shiv Das Meena. The panel will look into the suggestions received at the four workshops on RERA and then, submit its recommendations to the ministry. The committee will also consider whether there is a need for changes under removal of difficulties of the central law’s clause,” the official told PTI. If needed, the committee may suggest amendments to the RERA, he said, adding that the panel will hold its first meeting on January 3, 2019.

The Government of India enacted the Real Estate (Regulation and Development) Act 2016 on 26th March 2016 and all its provisions came into effect, from May 1, 2017.

Developers have been given until the end of July 2017, to register their projects under RERA. Likewise, real estate agents, who also fall under its ambit, are still in the process of registering themselves. Several states still need to notify the rules under the Act and most importantly for buyers, developers/promoters need to register their projects under RERA.

By admin|September 26th, 2019|Uncategorized|Comments Off

Registration of Real Estate Projects

Functions and duties of Prompter/Builder

The Promoter/Builder upon receiving his Login Id and password under clause (a) of subsection (1) of The Real Estate (Regulation and Development) Act, 2016, need to create his web page on the website of the Authority and enter all details of the proposed project as provided under sub-section (2) of section 4, in all the fields as provided, for public viewing including-

a) details of the registration granted by the Authority.
b) quarterly up-to-date the list of number and types of apartments or plots as the case may be booked.
c) quarterly up-to-date the list of number of garages booked.
d) quarterly up-to-date the list of approvals taken and the approvals which are pending subsequent to commencement certificate
e) quarterly up-to-date status of the projects and
f) such other information and documents as may be specifid by the regulations made by the authority.

By admin|September 25th, 2019|Uncategorized|Comments Off

Deemed Conveyance and its Significance

Ved Legal is having enough experience to deal with these kinds of Deemed Conveyance of Co-operative Housing Societies, in and around Pune. Any aggrieved society or apartment holder can get resolution from us in regards of the same.
Conveyance is transfer the title of land and building by promoter/landowner in favour of housing society by execution of Conveyance Deed. As per the provision contemplated in section 11 of Maharashtra Ownership Flat Act 1963, Conveyance is the right of Co-operative Housing Society and the Duty of the property Developer/Promoter to be executed within 4 months from date of Registration of Co-Operative Society.
After land and Building is conveyed i favour of Co-Operative Society and the title of property is fully and finally recorded in the property card and other revenue records then only the property becomes completely free and marketable.
As per Housing Society Bye-laws the main objective of formation of the society is to obtain conveyance and if conveyance is executed within 4 months from date of registration of society case can be filed against the promoter /landowner of the land to obtain the conveyance as per section 13 of MOFA 1963 failure to give conveyance is an offence and the promoter/landowner of land can be imprisoned upto 3 years or fine or both.

By admin|September 11th, 2019|Uncategorized|Comments Off

Different Types Of Property Transfer

Here are the different types of property transfers according to the Transfer of Property Act, 1882:

Sale
According to section 54 of the Transfer of Property Act, 1882, sale of transfer refers to the ownership in exchange for a price paid or promised or part-paid and part-promised. Basically, in a sale there exists an absolute transfer of all rights in the property sold.

Elements And Modes Of Sale Transfer

A sale of transfer comprises of:

The parties.
The subject matter.
The price or consideration.
Modes Of Sale Transfer

There are two modes of sale transfer namely:

By registered instrument; and
Delivery of possession.
Mortgage
Section 58 of the Transfer of Property Act defines a mortgage as the transfer of an interest in a specific immovable property, for the purpose of securing payments of money advanced in the form of a loan, future debt or performance of an engagement. Thus, a mortgage is a transfer of an interest in specific immovable property that acts as a for of security for the repayment of your debt. In order to facilitate a mortgage, it is necessary to specify the immovable property. Your description must be sufficient enough to identify the property according to the requirements of the Registration Act, 1908.

Exchange
Section 118 of the Transfer of property Act, 1882 states that, when two persons mutually transfer one thing for the ownership of another, neither thing or both things being money only, such a transaction is called exchange under the Act. However, it is not limited to immovable property. The word exchange not only means exchange of lands, but also exchange of goods.

Gift
Section 122 of the Transfer of Property Act defines the word Gift as the transfer of certain existing movable or immovable property made voluntarily by one person, called the donor, to another called donee and therefore accepted by or on behalf of the donee. Such an acceptance must be made during a lifetime of the donor and while he is still capable of giving. In case the donee expires before acceptance, the gift will be considered as void. A gift given for immovable property to a minor, is complete when it is accepted by a person on behalf of the minor and applies his thumb impression on the gift-deed in token of acceptance.

Lease
Section 105 of the Transfer of Property Act, 1882 states that a lease of immovable property is a transfer of a right to such property, for a certain time in consideration of the price paid or promised or any other thing of value, to be rendered periodically on specific occasions to the transferor by the transferee, who accepts the transfer on such terms.

In simple a lease is a contract that outlines the terms under which one party agree to rent property owned by another party. It guarantees the transferor, tenant, use of an asset and guarantees the transferor, the property owned or landlord, regular payments from the transferor for a specific number of months or years.

License
Section 52 of the India Easements Act, 1882, defines the terms licence as, “ where one person grants to another, a right to do, or continue to do, upon immovable property of the grantor, something which would in the absence of such a right, be termed unlawful, and such right does not amount to an easement or as interest in the property, such a right can be referred to as a licence. In simple, it is a permission to stay on an immovable property without which the stay would be accounted to as trespassing.

By admin|September 10th, 2019|Uncategorized|Comments Off

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