Procedure for conducting a land Survey in Maharashtra before purchase of land

Whenever one decides to purchase a plot of village land (agricultural land) in Maharashtra, he is shown the map of the plot of land with all sorts of markings on it. Most of the times, its a hand drawn sketch with a cursory mention of the scaling ratio or co-ordinates. It also shows the survey number (गट नंबर ) and हिस्सा number of the particular plot along with adjacent hissa numbers (sub division) of a particular Survey (गट) Number.

Office of Superintendent of land records in Uran

Office of the Superintendent of Land Records in Uran, Maharashtra

But its impossible to know whether the location, demarcations and measurements shown in the 7/12 are the same on the ground. The only way to make sure of the same are via a Land Survey (मोजणी) application with the Deputy Superintendent of Land Records which exists in every Tehsil in Maharashtra. If its not the Deputy Superintendent of Land records, then it could be the Survey Tehsildar or the Survey Officer working under the Tehsildar (land revenue officer). If information or contact details are not available online, one can get in touch with the Tehsildar’s office and they should guide you appropriately.

In this case one needs to submit the following documents in physical form at the Deputy inspector of Land Records or Survey Tehsildar in person :

Survey (मोजणी) application along with Rs 5 court fee stamp and passport size photo of land owner (villager). A buyer cannot apply for survey of land. It has to be in the name of the land owner.

7/12 copy (Original and Latest)

Survey book map (गट बुक मैप ) (Shown above)

Names of owners of adjoining plots along with addresses. These names should be available with the village Talathi.

Copy of Adhaar and Pan card (Self attested)

These documents have to be submitted to the Land Survey office in person.

The Deputy Superintendent will feed the data into the online system and the date of survey will be obtained.

Land owner must be present on site on the day of the survey.

The whole process could take a weeks time.

Charges and Fee for Govt Land Survey (By Tehsil Office)

For Urgent Survey For Normal Survey Area

Rs 3000 Rs 1500-2000 Per Acre (40 Gunthas)

Private survey companies charge approx. Rs 10,000 for the same and their reports are not accepted as evidence in case of a dispute.

Surveys are faster in dry seasons and take time or may be completely halted during the Monsoons.

Nowadays, surveys are also done using drones in some places. So check accordingly.

CAUTION BEFORE BUYING AGRICULTURAL LAND IN MAHARASHTRA :

If you are being offered a plot at a much cheaper rate than that prevailing in the vicinity, there is a good chance that the plot is involved in some legal issue or the other or it falls under a zone restriction or is in close proximity to a landfill site. Hazardous land fill sites are not listed in Google for some strange reason. No construction is possible within 500 meters of the fencing of the Hazardous landfill site.

For example, this site is a hazardous landfill site in Taloja, but its not listed on Google as such. Several attempts to list it and edit the listing has gone in vain.

Hazardous landfill site which is unlisted in Google maps

It may not be far fetched to say that Google is complicit in hiding these sites as powerful union ministers own such sites.

-Mayur Singh

Merely checking 7/12 or getting a survey of a plot done is no guarantee of a clean and clear title. There may still be court cases and litigation on the plot. Uran is notorious for such issues. Farmers over there have sold their plots or signed on agreements with builders and are facing multiple cases in the courts. But they wont tell you this. Even if you check the land records or talathi records, you wont find evidence of any litigation cause they don\’t have any mention of court cases.

Stamp duty on Agricultural Land is 4% in Maharashtra

Land survey application form Download Land Survey Application form Maharashtra

Once you sign the sale agreement and register it, you must get fencing done on the plot to prevent encroachment by trespassers…or else the entire exercise will turn fruitless.

Services Offered by us Charges

CIDCO Transfer only 15,000

Mortgage NOC only 15,000

CIDCO Transfer + Mortgage NOC 20,000

Only Drafting/Documentation 5,000

Drafting and Registration of Sale Agreement/Sale Deed 10,000

Brokerage (Purchase/Sale transaction) 2%

Brokerage (Rentals) 1 month rent/year

Consultation over Phone/Whatsapp/Zoom/Google Meet 5,000/30 mins

Property Tax Name Transfer 10,000

Water Bill Name Transfer 10,000

Sky Properties,
A-1, 7,2,
Sneh Co Op Society,
Plot no 16, Sector 19a,
Nerul,
Navi Mumbai 400706
Call Us 9987452642

mayur@navimumbaiestate.in

Legal Heirship Certificate procedure in Maharashtra for 2025

Courtroom in Belapur Navi Mumbai

Heirship certificate is necessary when a property owner dies intestate (without making a will). It has to be obtained by immediate family members (father, mother, wife, sister, brother, children, grand children etc.). If some members of the family do not want any share of the property, they will be named as opponents in the Heirship Application.

JURISDICTION

In context of Heirship certificate procedure in Maharashtra :

WHERE TO FILE

Heirship certificate from Tehsildar, talukdar, mamledar, amaldar, mandal adhikari is only for people who live in a Gram panchayat, Municipal Council or Tehsil.
Ordinary citizens who live in Metropolitan areas (Cities with a Municipal Corporation) should not file there.

When someone passes away, their Heirship Certificate can be filed at the appropriate court closest to where they lived at the time of death or where their property or part of their property is located. All properties, no matter where they are located can be included in one application. The local court will then send letters to other courts where other properties are located and obtain verification reports from them.

The application for heirship has to mention the properties and the districts and the district courts they fall under for properties out of the jurisdiction of the local courts.

The application for heirship has to mention the properties and the districts and the district courts they fall under for properties out of the jurisdiction of the local courts.

Palm Beach Residency by Wadhwa-Scam Made in heaven

Palm Beach Residency, Nerul, Navi Mumbai

A Brief history of the Palm Beach Residency Project by Wadhwa on Palm Beach Road, Nerul, Navi Mumbai

Everyone who is looking to buy Real estate in Navi Mumbai has come across the Palm Beach Residency on Palm beach road, Nerul, Navi Mumbai (New Bombay), Maharashtra, at one point or the other, but very few are aware of the history behind one of the most extravagant projects in Navi Mumbai.

Here is a brief timeline of events…

Year 1994

Cidco (the government agency responsible for all land related issues and transactions in Navi Mumbai) allots 7 land plots in a prime waterfront area of Nerul at a concessional rate to 7 co-operative housing societies. Some with ingenious names like Sea Queen, Sea View, Amey, Sagarika, Sea Link and Vinayak.

On the surface it looked like a legitimate deal, but like all things in India, a little scratch below the surface revealed the true nature of the deal. The so called \’housing societies\’ were nothing but totally fraudulent entities, created by Mr.Vijay Wadhwa of Wadhwa developers along with so called \’leaders\’ of the Mathadi workers union, who got poor sections of their organisation (mathadi workers union), to become members of these fraudulent societies, with the sole intention to defraud the government by subverting and compromising the system and in the process, enriching himself and his co conspirators by more than Rs.35 crores (US dollars 70 million), as plots allotted to \’housing societies\’ are allotted at a discount to the market price.

The going market rate then was approximately Rs.21,000 per square meter.These societies were alloted the same land at Rs.10,500 per square meter. The total area involved was Rs.37,000 square meters (3,98,000 square feet).

Mayur Panghaal (Owner – Sky Properties)

Once he gained control of the land with active collusion of the then Chief Minister-Sushil Kumar Shinde, who signed on the absolutely identical and undated applications from the different fraudulent housing societies, writing \’Please put up\’, without as much as even bothering to check who or where these housing societies arose from. The least he could do was at least raise an eyebrow as to how absolutely similar computer printouts were sent as applications.

Palm Beach Residency 

Later, this scam was unearthed by the Public center for governance trust, headed by ex commissioner Julius Ribeiro and others and pursued via a case in the courts. Wadhwa ended up losing the case in the high court of Mumbai and took the case to the Supreme court where he \’managed\’ the system and got the verdict in his favor, even though the court agreed that it was a fraudulent deal.

Wadhwa was lucky that he could manage the system back then cause if it were to happen in the vigilant times and anti corruption sentiment we live in today, he could\’ve said goodbye to his project.

But as is the fate of this country, most of the swindled money is probably sitting in an off-shore account somewhere in Cayman islands or Switzerland, ready to come in as FDI into India or into the share market as an FII investment via Participatory notes. Black money out, washed money in. Its a beautiful thing.

Important Update (10.7.2013)

1. Wadhwa builders have not submitted the building plans according to which they have completed the construction. This could mean that the plans submitted to NMMC differ from what has actually been constructed.
2. Application for OC was not accompanied by signatures of the land owners.
3. No clearance has been obtained from the NMMC health department.
4. Since the building falls under CRZ -2 area, approval will have to be obtained from the NCZMA (Maharashtra Coastal Zone Management Agency). Unless the CRZ laws are changed, any change in the OC status looks impossible. 
5. For laws to change, they have to be amended by the Parliament or the state assembly., which again looks impossible.

   

   Palm Beach Residency Swimming Pool and Basketball Court

Important update 6-8-2013

Original Allottees of the plot are no more traceable !

It has now come to light that Palm beach residency (Wadhwa Group) is facing serious issues regarding the legality of the project as it (Wadhwa group) did not obtain clearances from the environment ministry as if falls within 500 meters of the coastal line and hence violates the CRZ act. This has resulted the the project not receiving an occupancy certificate and hence no water or electricity connections from the Municipality (the builder has managed temporary connections for now). Not receiving and occupancy certificate also means double the property taxes, no water supply, no electric supply. What is most astonishing is the fact that 80 families are staying in the towers even though it does not have an Occupancy Certificate. Currently, water is being supplied by Water tankers. It is also a violation of the Town Planning act to stay in a building without an Occupancy Certificate. Whether the builder has obtained permission to operate the lift is also under question. 

Further legal complications can be expected if someone goes to court over this or files an RTI and the Municipal officers are forced to evict the current occupants. Also, it has come to light that the building has 4 automatic elevators but only 1 is operational. This may be due the the fact that the permission to operate the lift has not been obtained from the NMMC. The developer has taken 1 years maintenance in advance from the buyers.

Copy of the RTI is shown below…

RTI information about Palm Beach Residency

In another surprising development, the architects of Palm beach residency, Hiten Sethi and Associates (Architects),have submitted a letter (shown below) as a follow-up to the letter above. Interestingly, Hiten Sethi and Associates have stated that they have acquired \’all the documents\’ necessary for the Occupation Certificate…but on closer scrutiny of the letter it shows that the only thing they have managed to acquire is a \’health certificate\’ from NMMC. There is no mention of the signatures of the plot \’owners\’ (the founder members of Ameya, Sagarika and Sea Queen societies) to whom the plot was allotted. There is also no sign of the plans according to which the buildings have been constructed. This could mean that….

1. The original plot allottees of the plot are no more traceable or are demanding their pound of flesh.
2. The plans according to which the building has been constructed is different from the plans that were submitted for approval.

This only means one thing : Years of trouble ahead.

CONTACT US

Sky Properties, Nerul
9987452642

PRICING TABLE

Service provided by us	Charges
CIDCO Transfer only	15,000
Mortgage NOC only	15,000
CIDCO Transfer + Mortgage NOC	20,000
Only Drafting/Documentation	5,000
Drafting and Registration of Sale Agreement/Sale Deed	10,000
Brokerage (Purchase/Sale transaction)	2%
Brokerage (Rentals)	1 month rent/year
Consultation over Phone/Whatsapp/Zoom/Google Meet	5,000/30 mins

How To Buy Repossessed/Foreclosed Flat through Bank Auction in Navi Mumbai

Overview

One often hears of great bargains offered by banks in repossessed/foreclosed properties. Although the offers are tempting, since they are offered at a 30-40% discount from market rates, one has to be careful while buying such properties/flats as many, if not all, have glaring shortcomings in their legal status. Many lack the proper building permissions and others lack permissions which are specific to Navi Mumbai.

CIDCO Role

Navi Mumbai was formed by acquiring land in the 1970’s by CIDCO, which was designated as the planning authority for Navi Mumbai. Villagers were compensated as per the land acquisition act and given adequate compensation along with land which they could sell in the open market to builders or build on it themselves. The scheme for such construction was called Sade Barah Takka (12.5%) GES (Gaothan Expansion Scheme).

Since CIDCO is the planning authority, it framed rules under Navi Mumbai Disposal of Lands Act and Navi Mumbai Disposal of Land Rules. These rules also incorporated conditions for sale of flats/Shops/Land which defaulted on mortgage/loans taken from banks.

Documents Required

One should make sure that the following documents are in place before purchasing the Flat/Shop/Land:-Building permissions from CIDCO/NMMC (CC, OC, Sanctioned Plans)
Society Formation/Registration Documents
CIDCO Conveyance Documents of the Society
CIDCO approved List of Members of the Society (This list is approved by CIDCO on its letterhead before the Conveyance application of Society is Processed by CIDCO.
CIDCO Final Order in Favor of the Society
Mortgage NOC obtained by defaulting owner from CIDCO
NOC from society allowing the bank to repossess and sell the flat
District Magistrate Court (Collector) Order for foreclosing the loan and repossessing the flat/shop issued under SARFAESI ACT and Rules
NOC from CIDCO for selling the flats via Auction (To be obtained by the Bank from CIDCO)
Once these documents are available, one can bid in the online auction of the bank.

Banks do not have adequate legal documents

Our experience shows that most banks do not display any of these documents online and they do not maintain any of the documents at the site of the flat/building.
They lure buyers to their office on the pretext of showing documents. They will not allow you to take copies of the documents and will tell you to find out CIDCO approvals on your own.

This only means one thing : That the documents are not complete. Almost 100% of the banks do not have the CIDCO NOC for selling the flat. They lure buyers with false and fake promises and ‘as is-where is’ condition. And most of the people who do not have any knowledge of the process, end up buying a problem property and repent later.

After winning the bid/Auction

On winning the bid, the bank issues a certificate of sale (a letter on the letterhead of the bank stating that you have won the bid and paid the money)

Once the certificate of sale is issued, it is then registered along with a sale agreement at the Registration office of the Revenue Department. Stamp Duty on the Auction Price or the Ready Reckoner Rate (whichever in higher) has to be paid. Registration charges also have to be paid.

After that the winning bidder has to approach CIDCO with a full set of documents and affidavits and NOCs and obtain the CIDCO NOC for the sale. If the payment is without a loan or in one shot, then CIDCO will issue a Final order directly, or else one will have to obtain a CIDCO NOC for availing a bank loan after part payment, and then apply for a Final order after making the balance payment via Loan Disbursal. 

Final order will have to be obtained from CIDCO after execution and registration of the Sale Deed.

Illegal terms and conditions imposed by banks/As-is-where-is pre-condition

In a new development, PNB bank sold a property worth crores via Bank Auction by making the buyer sign a ‘as-is-where-is’ clause. The High Court has ruled that all such clauses are illegal…and if there is any legal title issue pre-existing, the bank cannot shrug its responsibility on the basis of ‘as-is-where-is’ clause. PNB had to refund the entire amount.
Remember : The buyer will have to pay twice the regular CIDCO Transfer Charges to CIDCO to obtain clear title to the property/flat/shop.

Copies of all documents are given below

District Magistrate order for possession of the property

Certificate of Sale issued by Bank

Agreement for Registration of Certificate of Sale

CIDCO Final Order

We are sure this article saved you lakhs or probably crores of money as this information is not available anywhere.

3 BHK Flat For Sale in Army Complex , Nerul, Navi Mumbai

3.5 BHK Flat Details

• 3.5 bhk for Sale in Army Complex, Sector 9, Nerul East, Navi Mumbai
• Servant Room with separate entrance and attached toilet
• Piped gas connection
• Covered car parking
• Built up area 1280 sq ft. Carpet area 1150 sq ft (Less Loading)
• Vastu : Entrance Facing 117° South East
• Interior work done
• Covered Car Parking
• 2 High Speed Lifts
• 25 year old building
• 24 hrs water supply and Electricity
• 5 min walking distance from Railway Station
• Opposite DY Patil Hospital
• Prime Location

So called \’prime\’ projects like 19 east, Bhagwati Eminence and L&T have max carpet area of 750 sq ft…and are priced 3 cr and above.
The carpet area of this flat is 1150 sq ft.

Price 3.10 crores
Brokerage @2% (non-negotiable)

*Brokerage agreement will be signed with buyer before proceeding on this.

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Photo Gallery 3 bhk for sale in Army Colony, Nerul

3 BHK for Rent in Sector 19a, Nerul (East)

3 BHK to Rent in Sector 19a, Nerul (East)

• 900 Sq ft carpet area
• Prime Location and Prime Society
• Covered Car Parking
• Interior work done recently. Freshly Painted
• (3^rd Room) Servant Room/Guest Room with completely separate entrance
• Airy and well ventilated flat with sunlight through the day
• 7 min walk from Nerul Station
• 10 min walk from DY Patil Medical College
• 1 Elevator (Manual)
• 24 hr water and electricity
• Entrance Facing North East
• ATMs, Shops, DMart within 5 mins walking distance
• Cool and Peaceful Locality surrounded by gardens and greenery (See pics)
• Flat located on middle floor (Not Top floor or Ground Floor)
• Fully Secure Complex with Security Cameras and Intercom
• Families only
• Flat can be viewed at short notice

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RENT 60,000 (Fixed)
DEPOSIT 3,00,,000 (Fixed)
BROKERAGE : 1 month rent per year
MAX CONTINUOUS RENT PERIOD : 5 years
STAMP DUTY, REGISTRATION AND POLICE PERMISSION EXTRA

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Call Sky Properties 9987452642

Property Tax and Water Bill name change process in Navi Mumbai

Nerul Ward Office NMMC

Here's a structured guide to help you understand the process of name change in property and water bills in Navi Mumbai.

-------------------------------------

Changing the name on your property tax and water bills is crucial for finalizing any property purchase in Navi Mumbai.  This process is handled by the Municipal Corporation of Navi Mumbai and involves separate procedures for each bill.

I. Property Tax Name Change:

Procedure: Handled by the Navi Mumbai Municipal Corporation.

Cost (2025):Approximately Rs 210 per square meter (built-up area) for residential properties (flats).

Time: Approximately 1 month from the date of submission.

Forms: Given Below

II. Water Bill Name Change:

Procedure: This is done *after* the property tax name change is completed.

Cost (2025): Rs 800 for residential areas.

Time: Approximately 1 month from the date of submission.

Forms:  Given Below

III. Important Considerations:

Location: The specific department handling the procedure may vary depending on the property's location within Maharashtra.

Timelines: The processing times are estimates, and actual processing times may vary.

Steps:

Submission of documents and application form along with document processing charge of Rs 50
Approval of documents and issue of demand note
Payment of the Transfer Charge
Submission of receipt as proof of payment
Final Order issued

Contact us for all your Name Transfer and CIDCO Transfer requirements in Navi Mumbai

Sky Properties
Nerul, Navi Mumbai

9987452642
mayur@navimumbairealestate.org

CIDCO transfer for Navi Mumbai simplified

Here's a detailed overview of CIDCO Transfer Charges in Navi Mumbai, including their significance, the issues of corruption, and the necessary documentation for property transactions.

CIDCO Transfer Charges Overview
Shops
Offices
Flats
Plots

Corruption Issues in CIDCO

Vigilance Department: Located on the 6th floor of CIDCO Bhavan in Belapur, it is alleged to be ineffective against corruption.

Appointment Difficulties: Unlike other municipal officials, securing an appointment with the Managing Director (MD) of CIDCO is notably challenging.

Bribery: While CIDCO officials may not engage in illegal activities for money, they often require payments for legal actions that should be straightforward.

 
Filing an RTI (Right to Information) request is suggested to uncover the truth, but the online RTI portal has reportedly collapsed to avoid transparency.

Transfer Charges Details

Annual Increase: Transfer charges typically increase by 10% each year.

Calculation Basis: Charges are based on the carpet area of the property and its location.

Processing Time: CIDCO claims a processing time of 20 days, but it often extends to 1-2 months due to inefficiencies.

Legal Context

Land Ownership: All land in Navi Mumbai is owned by CIDCO, which operates as a long-term landlord (60-year leases). Any transfer of property requires CIDCO's approval.

Consequences of Non-Payment: If the previous owner has not paid the transfer charges, the new buyer is responsible for settling these charges. Always verify the payment status before purchasing.

Required Documentation

Building Permissions: Completion Certificate (CC), Occupancy Certificate (OC), and Sanctioned Plans from CIDCO/NMMC.

Society Documents: Registration documents and CIDCO conveyance documents.

Approved Member List: CIDCO-approved list of society members.

Final Order from CIDCO: Confirming the society's status.

Mortgage NOC: Required if taking a loan.

NOC from Society: Allowing the bank to repossess and sell the flat.

Court Order: For foreclosure under the SARFAESI Act.

Auction NOC: From CIDCO for selling flats via auction.

Additional Clearances 

Mortgage NOC: If you are financing the purchase through a bank, you will need a Mortgage NOC from CIDCO to proceed with the loan disbursement.

GST on Transfer Charges
The government does not charge GST on registration and stamp duty for property purchases, leading to concerns about the legitimacy of CIDCO's GST application.

Legislative Background

CIDCO Transfer Charges are mandatory for all real estate transactions in Navi Mumbai, including:

Without the payment of these charges, no property transaction is legally valid or complete. It's essential to be aware of this to avoid misinformation.


There are significant concerns regarding corruption within CIDCO, which is perceived to be more severe than in other municipal authorities. Key points include:


Before purchasing property, ensure you have the following documents:

CIDCO has recently started levying GST of 18% on transfer charges, which raises questions since: Prior to 2014, there were no additional taxes on these charges.

Abrogating CIDCO Transfer Charges

CIDCO Transfer Charges are governed by the New Bombay Disposal of Lands Act and the New Bombay Disposal of Land Rules. Any changes to these laws would require legislative action in the Assembly.

Are CIDCO Transfer Charges Abolished?

• Revenue Generation: CIDCO earns hundreds of crores from these transfer charges, which are used for infrastructure development and staff salaries.

• Political Promises: Claims of abolishing these charges are often seen as false promises made by politicians who may not fully understand the economic implications.

No, CIDCO Transfer Charges have not been abolished. They are implemented under the New Bombay Disposal of Lands Act and the New Bombay Disposal of Land Rules. To change these laws, legislative action in the Assembly is required.

Here are some key points regarding the charges:

When Are These Charges Payable?

After Registration of the Sale Agreement: This applies to a Part Payment Agreement.
In Case of Full Payment: If the payment is made in one shot (without a bank loan), the charges are payable after the Sale Deed is executed.Eligibility for CIDCO Transfer Charges

Conveyance Requirement: The society must have a Conveyance in its favor and must be listed in CIDCO records.

Lack of Conveyance: More than 90% of societies do not have the necessary conveyance documented in CIDCO records, which can complicate transactions.

Conclusive Document for Society Conveyance
What is the conclusive document which shows Society Conveyance ?Its something called ‘Final Order’, shown below..

Are Transfer Charges Fixed?

No, They increase by 10% every year. So the longer you wait, the more expensive it gets for you

New Corruption Tactics by CIDCO Staff

Demanding Additional Documents:
Officials are requesting physical copies of applications and extra documents beyond what is officially required on the CIDCO website.

These may include:
Share Certificate copy
Society Members List
Copy of Final Order

These demands are illegal.

Absolving CIDCO of Responsibility:

Applicants are required to submit an Indemnity bond, which absolves CIDCO of any liability.
This raises questions about why CIDCO needs these guarantees if they are not taking responsibility.

Frivolous Excuses:

Officials may claim the society is not uploaded.
If your society has a Final Order, it is CIDCO's responsibility to update records.

Requesting Personal Visits:
Applicants are asked to collect the NOC letter in person, citing excuses like "the mail server is down" or "documents were not uploaded."
This tactic aims to identify agents and extract bribes.
Rejected applications result in document deletion, making it difficult to verify if the documents were uploaded.

Handling the Rejection:

If an application is rejected due to "documents not being uploaded," the only recourse is to submit a fresh application.
Visit the CIDCO office promptly the next day to verify the upload status in person.
Request the official to write on the NOC that it was handed over in person because the mail server was down, along with the date, time, and signature. This is unlikely to happen.Online Complaint Portal:
The online complaint submission portal is available for reporting issues. 

However, there is no guarantee of satisfactory resolutions.

Time Limits for Issuing NOCs
CIDCO NOC: 21 Days
Mortgage NOC: 7 Days

Societies Without Conveyance

Conveyance is Mandatory: Conveyance of land and building in the society's name is compulsory for CIDCO Transfer.
Conclusive Proof: The Final Order is the conclusive proof of society conveyance. Without this document, no CIDCO transfer is possible.

Here's a clear overview of the CIDCO Transfer Services we offer, including the pricing and details of the services provided:

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CIDCO Transfer Services Overview
Service Pricing

• CIDCO Transfer: ₹15,000 (all inclusive)
• Mortgage NOC: ₹15,000
• CIDCO Transfer + Mortgage NOC: ₹20,000
• Only Drafting/Documentation: ₹5,000
• Drafting and Registration of Sale Agreement/Sale Deed: ₹10,000
• Brokerage:
• Purchase/Sale transaction: 2%

• Rentals: 1 month rent/year

Consultation:

• Over Phone/WhatsApp/Zoom/Google Meet: ₹5,000 for 30 minutes

Payment Options

• Payments can be made online via Gpay, PhonePe, or UPI.

Documentation Process

• We only require a copy of the Sale Agreement to prepare the necessary documentation.

• You can send a scanned copy via email or send it through courier.

Delivery Timeline

• Documents will be prepared and sent to you via courier within 2 working days.

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If you have any further questions or need assistance with the CIDCO Transfer Process, feel free to ask! 😊
Call 9987452642

Rectification of errors in index 2 of property registration Maharashtra

Here's a simplified explanation of Index 2 and how to handle errors in Maharashtra without a rectification deed

Index 2 Explained (Property Transactions)

Index 2 in Maharashtra Property Transactions:

Index 2 is a summary of your property transaction details in Maharashtra. 

It's important, but not the *be-all-end-all*. Small mistakes (like typos in names or addresses) don't invalidate your property ownership or the transaction.

Are CIDCO Transfer Charges Abolished?

No, CIDCO Transfer Charges have not been abolished. They are implemented under the New Bombay Disposal of Lands Act and the New Bombay Disposal of Land Rules. CIDCO Transfer Charges are governed by the New Bombay Disposal of Lands Act and the New Bombay Disposal of Land Rules. Any changes to these laws would require legislative action in the Assembly.

Here are some key points regarding the charges:

Revenue Generation: CIDCO earns hundreds of crores from these transfer charges, which are used for infrastructure development and staff salaries. Political Promises: Claims of abolishing these charges are often seen as false promises made by politicians who may not fully understand the economic implications.

Here's a detailed overview of CIDCO Transfer Charges in Navi Mumbai, including their significance, the issues of corruption, and the necessary documentation for property transactions.

CIDCO Transfer Charges Overview

CIDCO Transfer Charges are mandatory for all real estate transactions in Navi Mumbai, including:
Shops
Offices
Flats
Plots

Corruption Issues in CIDCO

Vigilance Department: Located on the 6th floor of CIDCO Bhavan in Belapur, it is alleged to be ineffective against corruption.

Appointment Difficulties: Unlike other municipal officials, securing an appointment with the Managing Director (MD) of CIDCO is notably challenging.

Bribery: While CIDCO officials may not engage in illegal activities for money, they often require payments for legal actions that should be straightforward.

RTI: Filing an RTI (Right to Information) request is suggested to uncover the truth, but the online RTI portal has reportedly collapsed to avoid transparency.

Transfer Charges Details

Annual Increase: Transfer charges typically increase by 10% each year.

Calculation Basis: Charges are based on the carpet area of the property and its location.

Processing Time: CIDCO claims a processing time of 20 days, but it often extends to 1-2 months due to inefficiencies.

Legal Context

Land Ownership: All land in Navi Mumbai is owned by CIDCO, which operates as a long-term landlord (60-year leases). Any transfer of property requires CIDCO's approval.

Consequences of Non-Payment: 

If the previous owner has not paid the transfer charges, the new buyer is responsible for settling these charges.

 
Always verify the payment status before purchasing.

Required Documentation

Building Permissions: Completion Certificate (CC), Occupancy Certificate (OC), and Sanctioned Plans from CIDCO/NMMC.

Society Documents: NOC's and Resolutions approving the transfer

Final Order from CIDCO: Confirming the society's status as land owner.

Mortgage NOC: Required if taking a loan.

Court Order: For foreclosure under the SARFAESI Act.(If property is being repossessed and sold by bank)

Auction NOC: From CIDCO for selling flats via auction.

GST on CIDCO Transfer

The government does not charge GST on registration and stamp duty for property purchases, leading to concerns about the legitimacy of CIDCO's GST application.

Prior to 2014, there were no additional taxes on these charges.

Legal Implications

Without the payment of these charges, no property transaction is legally valid or complete. It's essential to be aware of this to avoid misinformation.

There are significant concerns regarding corruption within CIDCO, which is perceived to be more severe than in other municipal authorities. 

When Are These Charges Payable? 

After Registration of the Sale Agreement: This applies to a Part Payment Agreement.
In Case of Full Payment: If the payment is made in one shot (without a bank loan), the charges are payable after the Sale Deed is executed.

Eligibility for CIDCO Transfer Charges

Conveyance Requirement: The society must have a Conveyance in its favor and must be listed in CIDCO records.
Lack of Conveyance: More than 90% of societies do not have the necessary conveyance documented in CIDCO records, which can complicate and terminate transactions.

Conclusive Document for Society Conveyance

What is the conclusive document which shows Society Conveyance ?

Its something called ‘Final Order’, shown below..

Current CIDCO Transfer Charges in Navi Mumbai

New Corruption Tactics by CIDCO Staff

Demanding Additional Documents:

Officials are requesting physical copies of applications and extra documents beyond what is officially required on the CIDCO website.
These may include:
Share Certificate copy
Society Members List
Copy of Final Order
These demands are illegal.

Absolving CIDCO of Responsibility:

Applicants are required to submit an Indemnity bond, which absolves CIDCO of any liability.

This raises questions about why CIDCO needs these guarantees if they are not taking responsibility.

Frivolous Excuses:

Officials may claim the society is not uploaded.
If your society has a Final Order, it is CIDCO's responsibility to update records.

Requesting Personal Visits:

Applicants are asked to collect the NOC letter in person, citing excuses like "the mail server is down" or "documents were not uploaded." This tactic aims to identify agents and extract bribes.
Rejected applications result in document deletion, making it difficult to verify if the documents were uploaded.

Handling the Rejection:

If an application is rejected due to "documents not being uploaded," the only recourse is to submit a fresh application.
Visit the CIDCO office promptly the next day to verify the upload status in person.

Request the official to write on the NOC that it was handed over in person because the mail server was down, along with the date, time, and signature. This is unlikely to happen.

Online Complaint Portal:

The online complaint submission portal is available for reporting issues. However, there is no guarantee of satisfactory resolutions.

Official Time Limits for Issuing NOCs

CIDCO NOC: 21 Days
Mortgage NOC: 7 Days

Societies Without Conveyance

Conveyance is Mandatory: Conveyance of land and building in the society's name is compulsory for CIDCO Transfer.

Conclusive Proof: 

The Final Order is the conclusive proof of society conveyance. Without this document, no CIDCO transfer is possible.

Here's a clear overview of the CIDCO Transfer Services we offer, including the pricing and details of the services provided:

CIDCO Transfer: ₹15,000 (all inclusive)

Mortgage NOC: ₹15,000
CIDCO Transfer + Mortgage NOC: ₹20,000
Only Drafting/Documentation: ₹5,000
Drafting and Registration of Sale Agreement/Sale Deed: ₹10,000
Brokerage: Purchase/Sale transaction: 2%Rentals: 1 month rent/year

Consultation:Over Phone/WhatsApp/Zoom/Google Meet: ₹5,000 for 30 minutes

Payment Options

Payments can be made online via Gpay, PhonePe, or UPI.

Documentation ProcessWe only require a copy of the Sale Agreement to prepare the necessary documentation.You can send a scanned copy via email or send it through courier.

Delivery Timeline

Documents will be prepared and sent to you via courier within 2 working days.

Call 9987452642

If you have any further questions or need assistance with the CIDCO Transfer Process, feel free to ask! 😊

How to calculate Stamp Duty on Real Estate (Flats and Shops) including Car Parking and Open Terrace Balcony

Stamp Duty and Registration are two inherent parts of Any Real Estate Purchase, Sale or Gift Transaction in Maharashtra, however, the method of calculation of Stamp Duty and Registration can differ widely depending on the type of property, the age of the property, the location of the property, the floor of the property, the type of transaction and the parties in the transaction.

For a simple purchase of a new or resale flat, the Stamp Duty is payable at the flat rate as declared from time to time by the State Government for different districts. 

The Current Stamp Duty Rates in Navi Mumbai, Maharashtra is 5%.
Registration is capped at 1% of the value of the transaction subject to a Maximum of Rs 30,000 in Maharashtra.

 
There can be an additional surcharge (Municipal CESS etc) of 1%, depending on the location of the property and whether it falls under a Municipal Corporation or not.
There could also be an additional surcharge which may increase the Stamp Duty payable by upto 2%. So Please check accordingly.
Women Get a 1% discount in the Stamp Duty amount.

Note: It is a misconception that new flats or old flats cannot be sold below the ready reckoner.
The Flat can be sold at any price but the stamp duty will have to be paid at the Ready Reckoner Price/Rates as declared by the Govt every Financial Year (1st April to 31st March).
These rates are different for Flats, Offices, Open Plots, Shops etc.
The latest rates can be found on this site

First the correct district has to be chosen and then the location of the property as per plot no or sector number or TPS number etc., has to be selected and then the price will show up (per square meter of built-up area).

First the size of the flat/Plot/Shot is calculated in Square Meters. Then this is multiplied by the rates given on the Ready Reckoner site for different types of properties i.e.Residential/Commercial/Shop/Open Plot etc.

Ready Reckoner Website

Ready Reckoner Website screenshot showing the valuation rates of properties

Stamp Duty on Gift Deeds

Discounted Stamp Duty on Gift Deeds is applicable only on transfer to Blood Relatives
Stamp Duty on a transfer from Son to Father is 4% in Maharashtra Currently
Registration is 1% (Subject to a max of 30,000

Shops/Plots located on ground floor adjoining a street of 12 meters width or more..shall be valued at 110% of the Rates specified in the Ready Reckoner list

Built Up area V/S Carpet area for Stamp Duty Calculation

Rates for Stamp duty are calculated in Sq Meters (Built up area). 

The Ready Reckoner rates are also given in Square Meters. 

But flats, offices and shops may not have their measurements in square meters but in Square Feet. And also, the area may be Carpet area instead of Built Up area...hence...

The conversion formula from Carpet Area into Built Up area for Maharashtra is ...
Carpet area = Built up area / 1.1 
The conversion formula for Built Up area to Carpet Area is.......
Built up area = Carpet area x 1.1 

Calculation of Stamp Duty for Balcony, Loft, Basement, Terrace

• Enclosed Balconies are evaluated @ 100 % of their area
• Open balconies are considered @ 40% of their actual area.
• Attached Open Terrace is taken @ 40% of its actual area.
• Terrace accessible from within the flat but located above the flat is taken @ 25% of its actual area
• Terrace accessible from within an office or shop but located above the same is taken @ 40% of its actual area.
• Loft area of is taken at 50% Loft area of premises other than residential is taken at 25% Basement area (other than car parking) when used as shop/godown is taken at 70% of its actual area

Car Parking for Stamp Duty

Open parking on ground floor is valued at 40% of the ready reckoner value.
i.e.. 40% of the actual area of the car parking.
Covered Car parking/Stilt Car Parking is taken at 25% of its area

Generally, open car parking for 1 car is taken as 6.97 square meters...or 70 sq ft (approx.)
So the actual area considered for stamp duty will be 40% of 6.97 sq meters ie.2.78 sq meters

Reduction in stamp duty is also available as per the building and whether it has lift/Elevator or not

Value to be considered in building without lift/Elevator

Serial Number	Floor	Value of Flat to be considered
1.	Ground Floor	100%
2.	Stilt / First Floor	95%
3.	Second Floor	90%
4.	Third Floor	85%
5.	Fourth Floor and above	80%

Increase in valuation in Buildings with Lift/Elevator

Serial Number	Floor	Value of Flat to be considered
1.	Ground Floor to 4th floor	No increase
2.	Fifth to 10th Floor	5% increase
3.	Eleventh to 20th Floor	7.5% increase
4.	Twenty First and above	10% increase

Depreciation allowed for Stamp Duty in Maharashtra 

Age of Building	Type of Construction	Depriciation allowed
0-2 years	RCC	0%
2-5 years	RCC	5%
5 years and above	RCC	1%  per year (Max of 70%)

Typical Stamp Duty sheet from the Registration office showing exactly how Stamp Duty has been evaluated for the particular property is shown below....

For a more detailed paper on the calculation of Stamp Duty and Registration, please check here

Registration office Document showing the Calculation of Stamp duty for a flat in Navi Mumbai