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 Buy Bank Auction Flat in Navi Mumbai

Here's a simplified overview of the process and considerations when purchasing repossessed or foreclosed properties in Navi Mumbai, along with the role of CIDCO and the necessary documentation.

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Overview of Buying Repossessed Properties

Purchasing repossessed or foreclosed properties can be enticing due to discounts of 30-40% off market rates. However, buyers must be cautious as these properties often have significant legal issues, including:

• Lack of proper building permissions
• Missing specific permissions required in Navi Mumbai

CIDCO's Role in Navi Mumbai

Navi Mumbai was developed in the 1970s by CIDCO (City and Industrial Development Corporation), which serves as the planning authority. Key points about CIDCO's involvement include:

• Land Acquisition: Villagers were compensated under the land acquisition act and given land for personal sale or development.
• Gaothan Expansion Scheme: This scheme allowed for construction under the Sade Barah Takka (12.5%) rule.
• Regulatory Framework: CIDCO established rules under the Navi Mumbai Disposal of Lands Act and Navi Mumbai Disposal of Land Rules, which govern the sale of properties that have defaulted on bank loans.

Documents Required for Purchase

Before purchasing a flat, shop, or land, ensure the following documents are in order:

1. Building Permissions: Obtain from CIDCO/NMMC (Completion Certificate, Occupancy Certificate, Sanctioned Plans).
2. Society Formation Documents: Ensure the society is registered.
3. CIDCO Conveyance Documents: Verify the society's conveyance documents.
4. Approved Member List: Get the CIDCO-approved list of society members.
5. Final Order from CIDCO: Ensure there is a final order in favor of the society.
6. Mortgage NOC: Obtain a No Objection Certificate from CIDCO for the defaulting owner.
7. NOC from Society: Required for the bank to repossess and sell the flat.
8. Court Order: A District Magistrate Court order for foreclosure under the SARFAESI Act.
9. Auction NOC: NOC from CIDCO for selling the flats via auction (to be obtained by the bank).

Once these documents are secured, you can participate in the bank's online auction.

Post-Auction Process

• Winning the Bid: After winning, the bank issues a Certificate of Sale, confirming your bid and payment.
• Registration: This certificate must be registered along with a sale agreement at the Revenue Department. You will need to pay Stamp Duty based on the auction price or the Ready Reckoner Rate (whichever is higher) and registration charges.
• CIDCO NOC: After registration, approach CIDCO with all documents to obtain the necessary NOC for the sale. If payment is made in full, CIDCO will issue a final order directly. If a loan is involved, you must obtain a CIDCO NOC for the loan and then apply for the final order after the loan disbursal.

Recent Legal Developments

A recent ruling by the High Court declared that ‘as-is-where-is’ clauses used by banks in property auctions are illegal. This means that if there are any pre-existing legal title issues, the bank cannot avoid responsibility based on this clause. In a notable case, PNB Bank had to refund the entire amount to a buyer due to this ruling.

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If you have any further questions or need clarification on any specific points, feel free to ask! 😊

Copies of all documents are given below for reference.

Certificate of Sale (Bank Auction Properties)

Agreement for registration of certificate of sale

District Magistrate order Download .

Sky Properties, Nerul, Navi Mumbai

Address A-1, 7,2, Sneh Co Op Society,
Plot no 16, Sector 19a,
Nerul, Navi Mumbai 400706

Call Us 9987452642
mayur@navimumbaiestate.in

2200 builders refuse to pay VAT

Many builders have ignored the Govt deadline to register and pay VAT before the October 31,2012 deadline despite Supreme Court rap.About 5257 builders registered themselves to pay VAT for the sales between June 20,2006 to March 31,2010 with the Sales Tax Dept.However,approx 2200 builders from Pune have not paid VAT.Most have showed nil returns.Most builders ask buyers to pay up for their VAT liabilities but social activists say that VAT payment is the responsibility of the person registered with the sales tax dept.A public interest litigation has been filed to prevent builders from extorting VAT from buyers.It will come up for admission on March 8.Builders say that they are entitled to collect VAT from buyers as the sales tax dept has supported their stand of issuing a debit note to flat buyers for the same.

This will be the second time that the dept will raid builders to recover VAT.Many thought that govt will reduce their tax liability hence they did not pay it,though they may have collected it from flat buyers.

It is amazing,that after months of confusion and court battles the govt is yet to specify whether flat buyers are liable for VAT or not.Just one more proof of how the flat buyer is left to fend for himself while builders display their normal high handedness.

Ambani plans township in Ulwe,Dronagiri

Mukesh Ambani

Next four months will see the launch of the biggest residential township with state of the art facilities by Reliance. The state govt has recently altered its Industrial policy by allowing land which was acquired for building SEZ\’s (special economic zones) to be used for building residential buildings.40% of the land acquired for SEZ\’s can be used for residential buildings. Ambani owns 4300 acres in Ulwe and Dronagiri. This is prime residential land right next to the sea. Besides residential buildings, malls and schools too will be started. They plan to develop a walk-to-work culture. With the proposed Ulwe-Sewri link getting the funds the distance between Ulwe and Sewri will be reduced to a mere 10 mins drive via an expressway. This along with the Metro link and airport in the vicinity will make Ulwe the most preferred destination. What is sure to raise questions is the fact that this land was acquired for cheap by the govt in the garb of making SEZ\’s and then allotted cheap to Reliance. Many allege that it was never Reliance\’s intention to make SEZ\’s and that they have altered the Industrial policy of the govt by using money power. This extra 4300 acres in Ulwe is sure to cause a tremor in the Navi Mumbai real estate market. How exactly Reliance decides to price the houses here is the million dollar question as the local developers wait with baited breath.

Important Update.8 aug 2013

Ambani all set to use NaMu SEZ land for Special Education Zone. To have 400-acre campus in collaboration with Cambridge, Oxford & Harvard universities

Industrialist Mukesh Ambani has decided to develop the campus on a plot measuring over 400 acres at Ulwe, according to sources at Reliance Industries. The education hub will have a tie-up with world-renowned universities like Cambridge, Oxford and Harvard.

Ambani and his close aide, Anand Jain, jointly own this land which had been acquired for a special economic zone. This plan has now been completely scrapped. According to the state’s revised industrial policy, the land has been ‘unlocked’. This means it can now be put to any other use.

“The state government recently revised its industrial policy. As per this policy, we are working on our blueprint, which is likely to be released soon,” the source added.

Now, Mukesh Ambani’s wife, Nita, is closely monitoring the development of the education hub, said sources.

Nita, who has a keen interest in the domain of education, wants this proposed education hub to be a prominent centre among world universities, said the source who spoke strictly on the condition that newspaper not name him.

This proposal, said the source, lends strong credence to what Ambani had stated during the annual general meeting in 2011. Ambani had then expressed his desire to set up a “world-class, multi-disciplinary university” in Maharashtra.

The source, who is not authorised to speak to the media, said that the education hub will offer comprehensive, all-round education – from kindergarten to research. “The education will be innovative and students will have wide scope to conduct research on anything that interests them. The campus will have state-of-the-art facilities,” said the source, adding that confabulations are on with foreign universities.

This proposed education hub, said another source, will help nurture talent. “Presently, existing universities are not able to meet industry demand by providing required engineering talent. Once our centre comes up, the problem will be sorted out. We can provide a pool of talent to our industry and other companies,” said the other source.

It is understood that the education hub will be autonomous. “We will bring western and eastern culture and talent together. We will offer courses in science, arts and professional streams,” said the other source who works in a senior capacity at Reliance.

Earlier, Ambani had decided to construct a skyscraper on this plot but this plan was scrapped. “This land comes under the ‘flying zone’ of the proposed Navi Mumbai International Airport. Aviation rules restrict the height of buildings in the zone… So, we had to call off the plan and decided to develop the international education hub,” said the source.

A spokesperson of Reliance Industries Limited told dna that plans are still in the nascent stage. “We are still working out the modalities and understanding the nitty-gritty of the revised government policy. However, so far nothing has been fixed yet. The plan could be revised at any moment,” said the spokesperson.

Related articles

• Anil Ambani\’s Reliance group, China\’s Wanda to form township joint venture (alllatestnews.wordpress.com)
• Govt approves de-notification of 40% of RIL\’s Gujarat SEZ (thehindu.com)
• Sue me, not TV news channels, Kejriwal writes to Mukesh Ambani (thehindu.com)

Largest land owners of Mumbai

Throughout human history, land has always been synonymous with power. Mongol empire, considered the greatest empire in human history, covered an area of 24,000,000 km² (16% of earth’s total land area) at its greatest extent. Ones with bigger territories are the biggest kings.

If you’ve ever wondered who the kings of Mumbai are, read on !

Colonial Era kings

The roots of our story date back to the British Era where land was gifted as a reward for ‘loyalty’ to attract people. Parsis, who were mainly the traders and middlemen at that time, had acquired large profits from this generosity and through canny investments in real estate market they accumulated large amounts of assets which were passed on through generations till today. Presently Mumbai is the most populous city in India and the fourth most populous in the World with an average density of 20,694/km². For Mumbaikars, the quest for a roof on top of their heads is never ending. But there are a few fortunate families with considerably large chunks of this golden cake in their pockets acquired hereditarily. Research shows that most of these gold-plated chunks are not quite yielding under the pressure of land mafias and encroachment. Though some trusts have gained profits from owned lands, many families have lost their valuable land under the Coastal Regulation Zone.

Privately owned land in Mumbai

Of 99,319 acres of Mumbai almost 7000 acres are owned by Mumbai’s top 10 private families/trusts, as estimated by Economic Times. Collectively, 21 largest private bodies of Mumbai own about 10% of the total city.

• Godrej Industries Pvt. Ltd. is the largest private single landholder in Mumbai today with holdings of nearly 2,000 acres of mangroves at Vikhroli on the east of the Eastern Express Highway. It established itself in real estate as Godrej Properties Ltd. in 1990 and has undertaken many constructions in more than 12 cities in India. In Mumbai, they have taken up many successful projects including Godrej Platinum at Vikhroli East close to their mangroves. However, Godrej is fighting to claim the title of the land in court since mid-70’s. Even if Godrej wins the case, a considerable part of it, which is along the Thane creek, falls under the CRZ and cannot be developed upon.Godrej Industries Pvt. Ltd. – Largest private single landholder in Mumbai
• Next is FE Dinshaw estate. Framroze Edulji Dinshaw was the son of a Karachi landowner and most prominent businessmen of his times. He took over his father’s assets in Mumbai and expanded for his next generations. By 2002, FE Dinshaw estate was the largest privately owned land in Mumbai with 2,200 acres of western suburbs between Malad and Borivali. The FE Dinshaw Charities trust, founded after he died in 1936, holds another 278 acres mainly in Malad. However, a lot of its land has fallen prey to encroachment and land mafias.
• Another classic example of British generosity is the Byramjee Jeejeebhoy Properties Limited, which is the 5th largest landholder in Mumbai. Sir Byramjee Jeejeebhoy, a 19th century philanthropist, was gifted by East India Company a total of 12,000 acres of land between Bandra and Borivali in 1830. Over the past 40 years huge tracts of his land are sold off to builders or gave up to the government for infrastructure development.
• Others include A.H.Wadia trust and builders like the Ajmeras, the Hiranandanis and the Rahejas.

JNPT (Jawaharlal Nehru Port Trust)

The Jawaharlal Nehru Port Trust is the unanimous topper of the public land holding lists with 2,000 acres. All the land and water area between Colaba and Navi Mumbai, which is nearly one-eighth of Mumbai, falls under JNPT. Keeping in view the acute shortage of land, the port trust has developed efficient land use schemes and have encouraged development of city’s infrastructure on a large scale. It has given up half of the land to MMRDA for development of Wadala Truck Terminus, aimed at decongesting South Bombay, and Mahul Link Road. It has also approved to development of MTHL with concessional rents on another 25% of its area. It also agreed to consider the elevation of Eastern Island Highway through its estate. JNPT now wishes to reclaim land between Colaba and Navi Mumbai to improve the infrastructure projects which is receiving serious oppositions from political parties and environmentalists.

Even after the disintegration of mill culture in Mumbai, NTC mill still has 1,377 acres of land in Central Mumbai after selling most of its property to private builders. The central and state institutions of Life Insurance Corporation of India, Income Tax offices and banks hold most of slum areas of Dharavi. CBI has 5,000 sq metres at Bandra-Kurla complex.

Unused Spaces in Mumbai

Most of the above stated lands are unused vacant spaces for various reasons. While some may fall under CRZ others are reserved by the government for open spaces and recreational activities. Around 135 acres of salt pan lands are spread in and around Mumbai under Ministry of Urban Development of India. If approved, these salt pans could be used by state government and private sectors for more infrastructure development. According to senior officials of Railways, the central and western railways have huge unused lands around CST and Bandra which could fetch up to 30 acres of land for development. Collectively, over 66% of vacant lands are still present in the city under the State and Private sectors.

Automatic deemed conveyance to be given by govt

In a major breakthrough for the conveyance problem of housing societies, the govt has now stepped in and made it clear that any builder who refuses to give conveyance to the flat buyers or co-op housing societies within 4 months of handover of flats to the buyers, the local deputy registrars office will give a deemed conveyance certificate automatically after being approached by the flat buyers.
This will bring to end the long and sordid chapter in indian housing. Builders use the conveyance ploy to avoid handover of land and building to housing societies and continue to fleece buyers in the name of NOC. After being approached by flat buyers ,the deputy registrar will call the builder and flat purchasers/societies. If it is found that the conveyance has not been given even after 4 months of handover of flats, the registrar will issue a deemed conveyance certificate.
Let us hope that this scheme is not just on paper but actually implemented in true spirit.
The person responsible for the same in Navi Mumbai is Mr.Deshmukh (JT Registrar of Co operative societies at Konkan Bhavan at CBD Belapur).Housing societies no longer have to submit 21 documents which were required earlier. Now, only the relevant documents have to be filed before the registrar. He will pass an order within 6 months of receiving the application in the set format.

Real estate market dips further

If the builders were expecting a revival in the market ahead of the festive season,here is a reality check….
Real estate sales have dropped by 5% and lease rental deals have fallen by 17% in the past 3 months.
Month to month reduction is 5% in sale deals and 2% in year to year period.
Lease agreements are down by 17% month to month and 10% in year to year period.

 

How to buy or sell a flat which has a loan on it

It is often seen that flats which one wants to buy or sell have a pending loan on them.In such cases,it becomes confusing as to what the exact steps are to conclude the deal successfully.Most people think that they need to settle the loan before selling it.For that they either pressurize the owner to settle the loan and get a no-dues certificate from the bank or they lend money to the owner to settle the loan and then hope to adjust that amount in the purchase price.
However,there is a better,easier and safer way.

The steps are outlined below…

If the buyer is buying without taking a loan

1. The owner of the flat contacts the bank and asks for a ‘loan outstanding letter’ which lists the amount outstanding. A list of documents mortgaged with it is also listed in the letter.
2. The owner of the flat gives these along with a xerox copy of all the documents mortgaged with the bank along with any supporting papers that purchasers bank may require.
3. After verification of the documents with the bank, the buyer pays a token to the seller and enters into an ‘agreement to sell’ with him. This agreement is registered with the registration office.
4. On receiving the full outstanding amount and request letter for closure of the loan,the bank initiates the closure of the loan.
5. The bank releases the original documents of the property and gives them to the owner of the flat along with the ‘no dues’ letter.

Note: The buyer may give enough money,so that the seller can close the loan with his bank if he doesnt have money of his own.This can be recorded in the agreement to sale.

If the buyer is taking a loan for the purchase

1. The owner of the flat contacts the bank and asks for a \’loan outstanding letter\’ which lists the amount outstanding.A list of documents mortgaged with it is also listed in the letter.
2. The owner of the flat gives these along with a xerox copy of all the documents mortgaged with the bank along with any supporting papers that purchasers bank may require.
3. Buyer submits these documents to his bank along with his income proof,processing fees,income tax returns etc.
4. The bank assesses the documents and the value of the property and sanctions the loan.
5. Buyers bank disburses the outstanding loan amount to the sellers bank and this closes the loan.
6. After closing the loan,the bank hands over the original documents to the buyers bank.
7. After getting the documents,the buyers bank releases the rest of the amount to the seller of the flat.

Mhada cancels allotment of 39 prime plots in Mumbai

The Mhada vice-president and CEO, Mr.Satish Gavai announced on tuesday,19th June 2012,that Mhada had cancelled allotments of 39 prime plots which were given to \’prominent personalities\’ and \’trusts\’. In most of the cases these \’prominent personalities and trusts\’ were nothing more than front companies for politicians and their families. The regulation under which they were \’distributed\’ was the Regulation 16 of Mhada act. Most of these \’allotments\’ were under the watch of Vilasrao Deshmukh and Sushil Kumar Shinde (ex-cm\’s of Maharashtra).
Most of these plots were reserved for affordable housing or schools and hospitals to charitable trusts. The politicians in control amended the rules to engineer this scam.
68 plots spread over 20 hectares of land were allotted at a negligible rate by a sub-committee of Congress and NCP ministers. Deshmukh sanctioned 52 and Shinde sanctioned 15.All the beneficiaries were politicians, builders, bureaucrats, housing societies and trusts controlled by Congress and NCP ministers.
This allotment of public housing plots was stopped in April 2004.
39 cases are still pending.
In one such case a 10,000 sq mtr plot in Oshiwara was meant for a hospital but was given to Nargis Dutt Trust. After it was sanctioned the land in 2000,the trust wanted to pay just Rs.1 (one) per year for a 99 year lease !!
The allotment was made for Rs.21 crores in 2007 which was subsequently reduced to 11 crores. The best part is that the trust has not yet paid its dues. The Trustee of this trust is none other than Congress MP Priya Dutt.
A CAG report of 2009 slammed the deal saying it was engineered to benefit the \’trust\’.
Other such plots were allotted to educational bodies controlled by Congress and NCP ministers. Some of them are…

• Rahebar Foundation (NCP MLA Nawab Malik\’s wife and sister are trustees)
• Raigad Military school (Congress MLA Madhukar Chavan).
• Kasegaon education society (Cabinet Minister Jayant Patil).Incidentally ,Malik and Patil were part of the Sub-committee that devised this entire policy and changed the rules, while Chavan was the chairman of Mhada.

The MP Mitra Charitable trust was allotted 6032 sq mtr plot in Goregaon for just Rs.40 lakh to build a school and playground but the trust divided the land into two and subleased it to 2 private firms that went on to construct on the portion meant for the playground of the school. Later it was revealed that the trust earns Rs.2.5 crore as annual rent from just one of the plots subleased to a school. Mhada now intends to seize such plots and create a land bank for affordable housing scheme for the masses. It will also buy land from private owners at Ready reckoner prices. Ready reckoner is the govt valuation of real estate in a particular area. It changes every year. Property taxes are also charged based on this.
All such allotted plots will now stand cancelled if the lease deed has not been executed by the trust with Mhada.

Stamp duty refund rules

Sure! Here’s a simplified and rephrased version of the article on Stamp Duty Refund Rules:

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Stamp Duty Refund Rules

~Registration office in Panvel~

Note: This information pertains only to stamp duty and does not cover registration charges.

Refund Eligibility

You can claim a refund of stamp duty in the following cases:

1. Spoiled Paper: If the stamp paper is spoiled or blank.
2. Executed Document: If a document was signed but later found to be unfit for some valid reason.
3. Registered Documents: If a document is executed and registered, but the physical possession of the property has not been handed over to the purchaser.

Time Limits for Claims

• Spoiled or Blank Documents: Claims must be made within six months from the date of purchase of the stamp paper or franked document.
• Executed Documents: Claims must also be made within six months from the date of purchase if the document is found unfit.
• Executed and Registered Documents: Claims can be made within two years from the date of the document if possession has not been transferred.

Procedure to Claim Refund

1. Application Submission: Submit a refund application in a standard format to the Collector of Stamps office, along with the original document.
2. Acknowledgment: Obtain an acknowledgment of your application.
3. Follow-Up: Regularly follow up with the concerned officer for timely processing of your claim.

Additional Information

• The standard format for the refund application, along with any required documents (like affidavits or power of attorney), can be obtained from the Collector of Stamps office.
• Refunds are processed according to Sections 47 to 52A of The Bombay Stamp Act, 1958. It’s important to review the relevant rules and notifications carefully.
• Be cautious: any mistakes in the application can lead to rejection. If you’re unsure about the legal provisions, consider seeking legal assistance.

Important Note

These guidelines are specifically for claiming stamp duty refunds. Registration charges are not included here, but they can also be refunded. Please check the specific rules regarding registration charges.

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If you have any more questions or need further clarification on any point, feel free to ask! 😊

Courtesy : DNA newspaper 12 May 2012

How to fight an errant builder

Home construction is a service under the Consumer Protection Act, hence it falls under the jurisdiction of consumer courts. Besides taking all possible precautions before purchase, purchasers should be vigilant even after paying the entire sales amount to the builder. They should not get complacent and think that the builder will deliver a defect-free property.

As for the builder, he will be held responsible for all defects in the building, and for delays in handing over possession. Consumer Courts and the Apex Court have awarded damages whenever they have found defects in the home. Let us study a few cases where the courts have awarded damages and held builders liable for their negligence.

In Ms. Ruchita D Mirchandani vs. Godrej Properties and Investment Ltd., the purchaser entered into an agreement with the builder for the purchase of a flat. But due to family problems, the purchaser sought to terminate the agreement. The builder informed that the purchaser had no right to terminate the contract.

The builder contended that he alone was entitled to exercise the option of terminating the contract. Hence, he said, if the purchaser did not pay the balance amount, she would have to forego the amount deposited by her.

The State Commission in its order observed that the right to terminate the contract should be made available to the purchaser too. In its absence it is unfair on the builder\’s part to retain the amount paid by the purchaser. It amounts to \”unfair trade practice\” and also \”deficiency in service\” under provisions of the Consumer Protection Act.

Similarly in the M.P. Housing Development Board versus Virendra Kr. Garg case, the Apex Court observed that public authorities like Housing Boards do not deserve any sympathy. It said that in case of defective service the Board should pay compensation and also make good the loss to the purchaser.

In this case the MP Housing Development Board sold a defective flat to a purchaser. The Board failed to repair the flat even after the architect confirmed the defects. It was also found that the defects were serious and could lead to the collapse of the building. After examining the relevant file, the District Forum directed the payment of damages worth Rs. 50,000, and cost of Rs. 1,000. It also ordered a departmental inquiry for punishing the officials who had failed to discharge their duties.

The State Commission, after noticing the condition of the flat, directed the refund of the deposit amount with 18 per cent interest. It also enhanced the compensation amount to Rs 60, 000, and costs to Rs 5000.

The National Commission set aside the order pertaining to the compensation but awarded interest @18 per cent from the date of deposit.

The Apex Court in its order observed that the authority does not deserve any sympathy, and directed the allottee to keep the flat if he so desired, and use the compensation of Rs 60,000 to get it repaired. If not, the Court directed, the Authority should refund the deposit amount from the date of deposit @ 18 per cent interest.

In the Haryana Urban Development Authority (HUDA) versus Sitaram case, the purchaser applied for a flat to HUDA in 1982 and paid all dues to the authority. But possession was given to him in 2000. The District Forum awarded interest on the amount deposited by him at the rate of 15 per cent after the expiry of two years from the date of deposit.

The State Commission confirmed the said order. The National Commission increased the rate of interest from 15 to 18 per cent. The matter reached the Apex Court and the Hon\’ble Court observed that the National Commission has awarded interest on the higher side. It also confirmed the District Forum\’s order.

The courts have also held consumers liable if there is any delay on their side. In Hari Govinda Sharma vs. Punjab Urban Planning and Development Authority, the complainant deposited registration fee under a scheme for MIG house on hire purchase after seeing an advertisement issued by the Punjab Urban Planning and Development Authority.

The authority allotted a house to the complainant under a different scheme and demanded the balance money. The complainant contested, and took time to reply. As a result the liability swelled with the addition of interest and penal interest. The NCDRC observed that the complainant was duty bound to pay the said penalty.

The above decisions clearly show that consumers should bring defects to the notice of the authorities concerned immediately after it is detected. Consumers/ purchasers should keep all the relevant documents and other correspondence so that they are able to prove their case. Remember the maxim that the law protects only those who are vigilant.

Courtesy : Times of India

Important telephone numbers of Navi Mumbai

Ambulance
Airoli 27692296
CBD-Belapur 27571010
Mumbai 23076111
Panvel 27453701
MGM, Vashi 27822203
Lakshadeep, Vashi 27806666
Ambulance Service 224235142
Civic Offices
NMMC Head Office 27577070
NMMC Vashi Office 27655370
Vashi Ward Office 27655370
Nerul Ward Office 27707669
Koparkhairane Ward 27542406
Digha Ward Office 65284962

Vashi Fire Station 27660101

NMMC Hospital,
Vashi 27899901/02
NMMC Belapur 27571095

Commissioner’s Office 27571095
Water Supply Dept. 27562502
MTNL PRO 27806070/71
APMC Market 27666501
CIDCO Boardline 67918100
CIDCO Nerul office 27701617
Dy RTO, Vashi 27650701
NMMT Turbhe office 27841828
BEST PRO 22816656

Panvel Municipal
Council 27458040/41/42

Colleges
Vashi
Fr Agnel’s Polytechnic 41611000
Fr Agnel Jr College 27663739
KBP Modern College 27661210
Motilal College 27663061
Rajiv Gandhi College 27667377
Sainath College
Sanpada 27660848
Western College 27753227
Nerul
D Y Patil Dental 27709274
MGM College 27421732
SIES College Mgmt 27708333
Science & Commerce 27708371
Tilak Junior College 27710033
CBD
Bharati Vid. Pharm 27572131
Bharati Vid. Junior
College 27562583
IMSR 27572433
Kalamboli
M G M Medical 27423404
M G M Engg 27423403

Emergency numbers
Police 100
Fire brigade 101
Accident ambulance 102
Ambulance for heart attack 105

Hospital
Lakshdeep Medical 27664696
Nayak Laboratory 27600500
Shushrusha Heart 27722506
D Y Patil Nerul 39215999
Sterling Hospital,
Vashi 27826969
MGM Hospital, Vashi 61526666
Apollo Clinic, Vashi 27881322
MGM Hospital, CBD 27572293
MGM Hospital,
Kalamboli 27423405
Vashi Civic Hospital 27899901
Koparkhairane
Municipal 27543577
Nerul Civic Hospital 277003760
PKC Hospital 27652476/77/78
Lifeline hospital, Panvel
61567000/03
Fortis Hiranandani Hospital
Emergency no 022 39199100
Boardline 022 39199222

Malls
Palm Beach Galleria 65127771
City Centre 27882883
Raghuleela 66991212
Inorbit 26002177
Center One 39112222

Power Supply
MSEDC Call centre 18002333435
Airoli MSEDC Office 27691584
Belapur 27571438
Koparkhairane 27545566
Nerul 27701930
Vashi 27825970

Police
Airoli Police Station 27692455
CBD Police Station 27580255
CBD Control room 27574928
Kalamboli 27421600
Koparkhairane 27545570
Kharghar 27742500
Nerul Police Station 27702468
Vashi Police Station 27820346
Vashi Rly Station 27812696

Supermarkets
Apna Bazar 27892990
D Mart, K’hairane 27548080
D Mart, Nerul 27700154
Food Bazaar 27812616

Schools
Fr Agnel’s School 27660705
Sanjeevani Intl 22918170
Sacred Heart 27821321
Anchorwala
Vidyalaya 27808899
St Lawrence School 27662775
St Mary’s School 27662725
Apeejay School
Kharghar 27745501
DAV Public School,
Nerul 27714017
Greenfinger School 32800407
Delhi Public School 27580541
MNR School,
Kamothe 65272333
St Xavier’s, Nerul 27707519
Bal Bharati 27741641
Harmony Intl School 27745000
Tilak Public School 27711481
New Horizon School 27461567/68
Jaipuriar School 64505430
DAV Public School,
New Panvel 27451793
Fr. Agnel’s School
Marathi Medium 41613000
English Medium 41612000
St Andrews School,
Sukhapur 65359699
MES Vidya Mandir,
Belapur 27520629,
32994316

Theatres & Auditoriums
Big Cinemas 39894040
Cinemax 26841616
Meghraj 27827070
Fun Square 27617325
Vishnudas Bhave 2766787l9

Builders wait for BMC chief Subodh Kumar to go

A section of Mumbai\’s developers, hit hard by the tough new building rules, will heave a sigh of relief when municipal commissioner Subodh Kumar retires this month-end. They are hoping for a pliable and lenient successor, who will listen to their woes.

The amended Development Control Rules (DCR) approved by the state government last January drastically reduced profit margins of unscrupulous builders, who misused building concessions offered to them by successive municipal commissioners.

New rules plugged loopholes and left no scope for manipulation. The BMC has now been empowered to levy a hefty premium on builders, who want to utilize 35% extra area for residential projects and 20% for commercial projects. “They have been biding their time and are not submitting their building plans till the commissioner retires,” said sources in the industry.

A prominent builder who sold more than 100 flats in his Kalina project even before work commenced is one of those believed to be badly hit because of the new DCR. “Flat purchasers have been chasing him since the past one year and he has posted musclemen at his office to keep them out,” said sources. This developer is hopeful of getting the building plans sanctioned after Kumar leaves.

Civic officials said it would be very difficult to manipulate the new rules in favor of any builder even if the BMC got an “amenable” commissioner. “No civic chief can tinker with the rules as they are now cast in stone,” they said.

Most builders find Kumar brusque, adamant and someone who refuses to budge from his position. Two weeks ago, he told builders that “any change unsettles everyone initially”. Kumar, who crafted the new policy, gently chided architects for their “creative designs” which led to major manipulations in the past.

Initial confusion over the implementation of the new policy had builders bitterly complaining that project files were stuck and junior-level officials were unable to decide on them. But the BMC said as many as 32 building proposals have been cleared since the new rules came into force.

Officials said the building approvals process has been streamlined and files are being cleared at a much faster rate. They said that once the project file is dispatched from the zonal office to the municipal commissioner, it takes barely 10 days for the final approval.

Last month, Mayfair Housing paid a premium of Rs 2.78 crore to the BMC and became the first developer in Mumbai to get its plans approved under the modified regulation for its project, Mayfair Kumkum, at SV Road, Andheri (W).

But real estate industry sources said that the 32 projects approved were all old proposals which were sent back to the drawing board by the BMC after the new policy was announced by the state government last January.

“Virtually no new proposal has been submitted to the BMC. The ones approved were old building plans redesigned as per the new policy,” said a leading architect.

From: The Times of India

About us

ABOUT US

Sky properties is a company whose name and reputation is synonymous with extraordinary levels of real estate service and expertise. Sky properties is all about working with you to obtain the very best outcome for  clientele. As a select group of dedicated property experts we understand the business end and the emotion of selling or buying a home. We work in a team environment to understand our clients\’ needs and expectations, resulting in success for you – our valued client.

Our success is driven by our people and their unrelenting focus on delivering outstanding results for our clients. This is achieved by operating responsibly, executing with excellence, valuing and working closely in partnership with our clients, applying innovative and effective marketing strategies, embracing the latest global technology solutions and, by long ago, recognizing the desirability of living in Navi Mumbai by the discerning client.

Our insight and understanding of the property market has established a platform from which the Sky properties brand is ideally positioned to carry its unique methods forward as we constantly evaluate and plan for the future.

WHAT WE DO

Sky properties is a specialized, high end seller of property. Our employees work closely with both buyers and sellers of exclusive properties. It may be on Palm Beach sea facing home, a stylish home, lifestyle property, a favorably located apartment,a 1 bhk apartment or a prized piece of land. Our people will listen and then consult with you on the most effective way to buy or sell your property. We take great responsibility and pride in the selling of your home and this is as important to us as it is to you. We want to help you to make the right decisions following an informed process and we value strong client connections based on trust, honesty and respect.

The success of Sky properties has seen us sell many of Navi Mumbai\’s highest priced homes and naturally we are proud of the many achievements and accolades that we have received over the years. In challenging market conditions we have signaled that our people understand all market conditions and we have proved ourselves to be adaptable and highly skillful at selling properties in all price ranges.

OUR UNIQUENESS AND VALUES

We are highly experienced and constantly strive to provide unparalleled, personalized service for all clients. Our Team environment is dedicated to achieving extraordinary results by valuing Integrity, professionalism, property expertise, and ensuring that we optimize our performance through comprehensive market and local knowledge leading to outstanding results. Our passion for a successful outcome is borne out of a genuine desire to help you to be where you want to be.

We are focused on developing the best strategy for success by bringing together our market knowledge, experience, unwavering service and support and being committed to being comprehensive and proactive in helping clients reach their goals. At Sky properties we employ the highest levels of standards to assist you.

OUR GLOBAL REACH

With the consistent promotion of properties under the Sky properties portfolio in a variety of targeted media and the brand strength, content and usability of our website, we are widely recognized as a property company that generates continual enquiry from not only local and national buyers but we also consistently capture buyers from around the world.

OUR HISTORY

Our company was founded in 1994 as a small real estate consultancy selling quality real estate in Nerul, Navi Mumbai. In 1995, the vision of Sky properties began to take shape with the company soon expanding its role as high end sellers of property resulting in considerable success not only in Nerul but also the entire Navi Mumbai. Sky properties opened its first office in 1995 which was  followed recently by the permanent office in the Nerul railway station complex,allowing us to be easily accessible to our clients.We have deliberately resisted expanding via the franchisee route as real estate is a highly personalised profession where a dilution of quality and control is a recipe for disaster.

The following advice from our founders has been our guiding light since inception–

If you succeed in fooling someone,dont think that the other person is a fool……realise that the other person trusted you much more than you deserved.

We thrive on trust.

OUR FUTURE TOGETHER

As a successful company we constantly evaluate market trends and  achieving the best result for you. We will ensure that you are kept fully informed each step of the way and we will work in partnership with you to attain the very best outcome.

Sky properties\’ success is founded on each and every one of the team valuing a commitment to excellence, expertise, determination and the highest levels of service resulting in the satisfaction of us knowing that we have helped you achieve your goal.

We look forward to working with you and we thank you for entrusting Sky properties.

Documents required for flat purchase in Navi Mumbai

Case A: Where the Party outrightly purchases Flat /Home from CIDCO in buildings made by CIDCO eg.Millenium tower,Spaghetti,NRI complex.

1. Allotment letter from CIDCO
2. Agreement to Sale with CIDCO
3. Deed of Apartment with CIDCO
4. Possession letter from CIDCO
5. NOC from CIDCO
6. No Valuation Report required.(Plus point)
7. Receipt of payments made to CIDCO.
8. No Title Clearance/Search Report needed (Plus point)

Case B : Where CIDCO has given Land to individuals and the individual constructs the House.
This is applicable only to a house on an independent plot.
The house should already be constructed.

• Agreement to lease (with blank copy of lease deed format) between CIDCO & applicant.
• Blue print of building plan approved by CIDCO or NMMC (depending on who is in charge of that area)
• NOC from CIDCO for taking loan for purchase of the property.
• Architect\’s detailed estimate for Construction of house.
• Development Agreement.(In case the plot is owned by one person and the building is made by another/builder)
• In case of Construction of Common Walls : Proof of allotment of Plots to adjoining Plot holders and their NOCs for construction of common walls by the applicant.
• Affidavit of not letting the House partially or wholly.
• CIDCO or NMMC commencement Certificate for construction.

Case C : Where CIDCO has given Land on lease to builders (TENDER PLOTS)
(This is the most common scenario,when you purchase from Builder who has got the plot via tender.This can be verified by checking the documents with the builder)

• Agreement to lease (with blank form of lease deed attached) between CIDCO and builders.
• Commencement letter for construction i.e. Sanction letter from NMMC town planning/building proposal dept.
• NOC from CIDCO & Builders for mortgaging property to a bank (when you take loan for purchasing a property/flat)…since all land in Navi Mumbai belongs to CIDCO.They only give land on long lease.
• Registered agreement for sale between builders and flat purchaser alongwith Registration receipt of the agreement.
• Receipts of payments made to builders.He has to provide you this for every payment made to him before,during and after purchase.
• NOC from builders in prescribed format.
• Blue print of architect\’s plan with sanction/approval from NMMC building proposal dept.The stamp is on the blueprint itself.Normall on top right corner.

Case D : Where CIDCO has given directly to Society
(This is what the Wadhwa scam on Palm beach was all about.)
He had taken land sanctioned for Mathadi workers and converted adjacent plots into one big plot.The case had gone to the supreme court and construction is on now.It happens only in India)

• Agreement to lease between CIDCO & Society (alongwith blank form of lease deed).
• Blue Print of building Plan approved by CIDCO authorities.
• Commencement certificate issued by NMMC(building proposal dept) or CIDCO,depending on whose jurisdiction the area falls under.Normally,areas after belapur i.e.Kharghar,Ulwe,Kamothe,khandeshwar etc,fall under CIDCO jurisdiction.Areas from Vashi to Belapur fall under NMMC now.Earlier these areas also fell under CIDCO jurisdiction.
• Society\’s registration certificate.
• List of Society members approved by CIDCO.
• NOC from CIDCO & Society for mortgaging property to any bank.This happens if you take a loan for purchasing property.
• Allotment letter issued by Society to the flat purchaser.
• Share Certificate.

Additional Requirement if Society assigns development rights to developers / builder.

• Development agreement between Society and Builder
• Power of attorney from Society and Builder.
• Partnership deed of builder\’s firm (If its a partnership firm)
• NOC from builder for mortgaging property to any bank.
• Registered agreement for sale between builders & applicant with Registration Receipt thereof.

Case E : Resale of CIDCO flat (Flat purchased directly from CIDCO) by one person to another

• Original Sale Agreement between CIDCO and Seller
• Original deed of apartment between CIDCO & seller.
• Allottment letter issued by CIDCO
• Possession letter issued by CIDCO to Seller
• Registered agreement for sale between seller and buyer with Registration Receipt
• NOC from CIDCO for transfer of vendor\’s rights in favour of applicant and for mortgaging property to any bank.
• NOC from Association of Apartment Owners (if it exists). For Newly constructed CIDCO Complexes like Swapnapoorti etc, you will need to submit an affidavit since no society is currently formed. Forming a Society is CIDCO\’s responsibility and Conveyance after that is also CIDCO\’s responsibility.

Case F : Where Flat/House constructed on freehold land

• Latest 7/12 Extract with N.A. permission/City Survey extract.
• Agreement for purchases of land, if any.
• Title Certificate & Search Report for 15 years.
• Development agreement between Land owners & developers.
• Partnership deed of developers wherever necessary.
• Agreement for sale between Developers/Land owners and applicant duly registered with Registration from Receipt thereof.
• NOC from builders.
• Blue print of building plan approved by competent authority
• Sanction Letter.

Cidco Transfer + Mortgage NOC + Final Order

Services include documentation and legal paperwork, affidavits, bonds, stamp paper, notary, application and follow-up with CIDCO offices in Navi Mumbai.
Time Taken: Approx. 1 month

Rs 20,000

Legal Documentation Only

Services include legal documentation for property/plot sale and purchase. Data entry on govt website. Payment of stamp duty and registration charges online. Assistance at the registration office till the work is finished and registered documents are handed back to the client.
Time Taken: Approx. 3 days.

Rs 5,000

Sky Properties, Nerul, Navi Mumbai

Address A-1, 7,2, Sneh Co Op Society, Plot no 16, Sector 19a, Nerul, Navi Mumbai 400706
Call Us 9987452642
mayur@navimumbaiestate.in

Maharashtra Housing Regulation and Development Bill-Will it help?

Until now, the purchase and sale of real estate in Navi Mumbai and the rest of Maharashtra was governed by something called the MOFA (Maharashtra ownership of flats act) enacted in 1963. Just like laws in other states. But on 11^th April, 2012, the Maharashtra govt introduced a new law to govern all real estate transactions in Maharashtra.
Called the Maharashtra Housing Regulation and Development bill, this bill seeks to remove the lacunae in the previous law (MOFA),and seeks to finally give flat purchasers an upper hand when dealing with builders and real estate companies. It seeks to establish a Housing Regulatory Authority (HRA) and a Housing appellate tribunal to ensure the proper implementation of the law.

The law seeks to end the countless hazards and scams facing the real estate buyer today like:

• False commitments on delivery
• Shoddy construction quality
• False promises in terms of area, facilities, amenities, fsi etc
• Utilization of funds obtained from buyers in a particular project for accumulating land parcels rather than in construction of the said building

It seeks to do this via imposition of fines ranging from Rs 1000 to Rs 1 crore.
The punishment for not registering a project with the HRA will cost the developer Rs 1000 a day, until its registered. No builder will be allowed to market a project unless he registers it after HRA approval. The approved plans will then be available on the HRA website for the general public to scrutinize. This will end the usual practice of building more than the approved plans and hence inviting problems for the end buyer at a later stage, wherein the building is not granted the occupancy certificate and in some cases, the demolition of the violation.
If the developer does not deliver as per the amenities and facilities promised, the fine can go upto Rs 50 lakhs. This will take care of the other favorite tactic of the builder, wherein glitzy brochures promise a heaven on earth but the end result is far from it.
Minister of Housing, Mr.Sachin Ahir, has promised that the law will curb the loopholes in the current law.

It helps to remember that the current law (MOFA) does contain provisions to curb malpractices by builders by imposing penalties on builders violating its conditions. eg. the MOFA specifies the exact format of a sale agreement of a flat clause-by-clause and also specifies the fines and damages to be paid for not delivering on time. But since most of these measures come into action after the violation has happened, the law does nothing to prevent the commitment of the offense and results in endless court battles, which can take years to conclude.

Although, its a good, although belated, step by the govt, it does contain certain loopholes and grey areas as below:-

• It does not cover govt housing agencies like Mhada and MMRDA.
• A criminal offense cannot be registered against the builder. This is contrary to the housing bill planned by the central govt.
• It does not deal with commercial and industrial property
• In case of non-completion of a project, the builder has to pay back the amount taken along with a 15% interest. This is an abysmally low rate of interest as the builders normally borrow funds from the market at rates far exceeding 30%-50%.In such a scenario, builders will find it convenient to \’fund\’ their projects at 15% by taking money from flat buyers and then deliberately delay the completion so that the buyers cancel their bookings and take their money back along with the 15% interest.

Although the chief minister deserves credit for coming up with this law,unless these issues are tackled aggressively, the loopholes will continue to be exploited.

12.5% gaothan scheme of CIDCO - The basis of 99% of construction in Navi Mumbai

In most cases, the flats purchased in Navi Mumbai, are built by builders on something called 12.5% Gaothan expansion scheme and (also called ‘ साडे बारह टक्का ‘ plot).In this case the land was initially allotted by CIDCO to a local villager (gaonwalla),in exchange for his farmland, which CIDCO took over.
The exact beneficiary of this scheme is decided by land revenue documents and a document called 7/12 (saat baaraah).These are available with the village Talati, Tehsildar, Patwari, Collector etc.

Basically the ratio of this acquisition was 12.5%,which means that if the villager owned 100 sq meters of farmland,he was allotted 12 meters of land,on which he was free to do construction activity or sell it for a profit.

In such cases,the documents required are…..

Award Copy

A type of letter issued by CIDCO,specifying the Name of the villager to whom CIDCO has decided to give 12.5% of the land acquired by it.It is proof that the villager is entitled to a parcel of land from CIDCO. Till this stage, the place and exact spot of allotment is not known to the villager. The only thing he knows is that he will be allotted a specified area of land.

Letter of Intent

Once CIDCO is ready to allot the piece of land to the villager holding the award copy,it issues a letter of Intent to the villager telling him the same.He is then shown the exact plot that he will be allotted and his approval obtained via a signature.

Letter of Allotment

Once all the approvals of the villager are obtained, a letter of allotment is issued which specifies the villager’s name and exact demarcation of his plot.

Lease Agreement

Since CIDCO does not sell any plots (it only gives plots on long term 60 yr lease),it signs a Lease agreement with the villager which specifies the exact terms of the lease.It includes the time limit for constructing the structure, the fines and penalties imposed in case of any violations of the time schedule, transfer charges to be paid to CIDCO and approval of CIDCO incase any new title or interest is created in the property etc.

Transfer charges

After the lease agreement is signed by the villager, he pays the CIDCO transfer charges and other CIDCO charges.

Final Order (First)

Once all the stipulations of the Lease agreement are complied with a Final Order (a type of a letter on CIDCO letterhead) is issued to the Villager which clearly and conclusively gives the rights,title and interest to him.

Tripartite Agreement

This is a type of agreement by which the villager transfers his rights, title and interest on the land to a third party, namely, the builder/developer/construction company. This could be done for various reasons including lack of funds, expertise etc. Transfer charges are paid to CIDCO and CIDCO now admits the builder/developer/construction company in its records as the owner of the land.

Lease Agreement (with builder)

Once again, CIDCO signs the Lease Agreement with builder, which binds the builder to the terms and conditions set by cidco for development of the plot and construction on it. It states all the details like the time for construction, penalties etc.

Final Order (Second)

Its a letter issued by CIDCO stating conclusively that the rights title and interest of the said plot now belong to the builder and not the villager.

Once these documents are in place, the builder takes over and starts the procedures to construct the building. This involves getting permissions from various agencies like CIDCO and NMMC, Fire dept etc.
After completion, the builder/developer obtains the Occupancy Certificate.
Only after obtaining the Occupancy Certificate only can the builder sign the lease deed with CIDCO.

Final order after Lease Deed

This is the semi-final document that is signed between builder and CIDCO which prove that the builder has followed everything stated in the Lease agreement and has completed and complied with all the conditions in that Lease Agreement. It is signed after the Occupancy Certificate is obtained by the builder.

Final Order (Third)

After the Lease Deed Another ‘Final Order’ is issued to the builder by CIDCO stating that his name is now registered as the lease holder of the plot.

Final Order (After Society Formation and conveyance deed with CIDCO)

After the builder sells 60% of the flats to buyers, he is supposed to form the society within 4 months and finally give the conveyance (management) to the Society within another 6 months. He should handover these rights and title to the society via something called Conveyance Deed. After the conveyance deed, the society pays the transfer charge and gets the full rights to the plot and building. The document that grants these rights is also a Final Order as shown below…

Final Order in favor of the society

This lease deed and final order are the most important document that a flat buyer should insist on, once the Occupancy certificate is issued to the building. Society formation, Conveyence of land in favour of the society etc will become all the more difficult if this document is not available.

Occupancy certificate is issued by NMMC and proves that the building is legal and adheres to the sanctioned plans. Drainage and other water connections are given only after this final certificate. Please be aware that after the recent scams in land dealings in Maharashtra and Mumbai, the municipal authorities have become very strict and do not issue Occupancy certificates like they used to. Earlier the builder could pay a fine and regularize the illegal work but now its not uncommon to find buildings even on the high profile Palm beach road lying vacant for 8 months or more due to this factor. One such building is Rattan Icon located in sector 50, Seawoods (you can see it from Palm beach road).

Scene from inside CIDCO office at Belapur (1 ^st floor)

We cannot answer your queries on the phone as this subject is too vast and takes up too much time. We do not want to give you wrong advice and hence would request you to fix an appointment. A visit to our office will cost you money and will be made known to you at the time of appointment.

We are a real estate consultancy based in Nerul, Navi Mumbai.

RATE CHART FOR OUR SERVICES

SERVICE	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, Nerul, Navi Mumbai

Address A-1, 7,2, Sneh Co Op Society, Plot no 16, Sector 19a, Nerul, Navi Mumbai 400706
Call Us 9987452642
mayur@navimumbaiestate.in