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

CIDCO transfer charges cancelled or not in Navi Mumbai ?

Is CIDCO Transfer no longer required now ?
Are CIDCO charges really cancelled now ?
Unfortunately, the short answer to that is : CIDCO ARE STILL APPLICABLE !!

New Drama before elections

Recently we witnessed new drama before elections when CIDCO Chairman, Sanjay Shirsaat, a political appointee, a Shiv Sena MLA in Maharashtra Legislative Assembly from Aurangabad West Vidhan Sabha constituency, enacted a drama orchestrated by a group called 'Navi Mumbai Citzen's forum' in co-ordination with other groups called Sahakar Bharti, The Navi Mumbai Co-Operative Housing Federation and Navi Mumbai Vyapari Mahasangh along with ex Shiv Sena member and ex IAS officer Vijay Nahata, who went on to fight the latest assembly elections on an independent ticket later.

Most people are unaware that CIDCO Chairman is a political party leader.They think he is the owner and ruler of CIDCO and whatever he says is the law.

Navi Mumbai Citizens Forum Twitter Link

BJP's Satish Nikam

The drama began suddenly just before the elections, when a group called 'Navi Mumbai Citizens Forum' sprang up from nowhere and started demanding cancellation of the CIDCO Transfer charges. Their Twitter page was set up in January 2022 and it is headed by BJP IT Cell Maharashtra Head Satish Nikam. So in all probability, this is just a front organization of the BJP, but the name of the organization makes it appear as if its a group of ordinary citizens of Navi Mumbai.

Soon the media played it up by publishing bogus and misleading articles that quoted SC judgements which were not applicable to this issue like Aspi Chinoy v/s The state of Maharashtra etc. That judgement simply said that no transfer charges can be applicable when there is no actual transfer of any property. CIDCO transfer charges are applied only when there is an actual transfer of property. So this judgement was falsely and misleadingly cited as being related to this issue by corrupt media.

Then another news was flashed that a proposal would be finalized in the next 8 days and another party member Vijay Nahata jumped into the bandwagon and started spreading news that the proposal had been passed by the CIDCO board and that a Govt resolution would be passed soon.

All this gave an impression that the proposal had been passed and that CIDCO Transfer charges had been cancelled.😂

The most important points that the press hid from you :

• CIDCO Transfer charges cannot be changed by merely passing resolutions and GR's inside some office.
• CIDCO Transfer charges are applicable as per law and rules passed in Assembly.
• That law is called Navi Mumbai Disposal of Lands act and Navi Mumbai disposal of land rules.
• No official announcement was made by any IAS Directors or MD's or Jt MD's of CIDCO.
• No official announcement was made on the official website of CIDCO
• The online link for CIDCO Transfer charges are still operational 😂

With all this perfect orchestration of the drama in co-ordination with pliant media, BJP's job was complete. They had successfully managed to fool the people once again.

Proof that CIDCO Transfer Charges are still applicable

Here is the Link to the CIDCO Website which is still operational

There is no mention on the official website of CIDCO of any cancellation of CIDCO Transfer Charges and all the links for CIDCO transfer charges are still operational.

CIDCO Board Resolution Transfer charges

Not only this, CIDCO has increased the Transfer Charges from April 2025 !!

The bottom line is..........CIDCO Transfer charges have come into existence on the basis of a law called Navi Mumbai Disposal of Lands Act and Navi Mumbai Disposal of Land rules. And something that has come into existence on the basis of any law passed in assembly can only be cancelled when the same law is cancelled in the Assembly. It cannot be junked by any GR or any Cabinet note.

Earlier Drama by drama queen Manda Mhatre before the last assembly elections when she orchestrated a similar episode when she published press releases on bogus claims :

What did the so-called 'press release' say? It said ...

The lease period of the land in Navi Mumbai will be extended from 60 years to 99 years. And this will only be applicable to Societies which agree to pay 20% of the Reserve price of Land (As per CIDCO price list)

Those who pay the 20% of CIDCO reserve price for their plot of land, will get their lease extended to 99 year period and will not have to pay CIDCO transfer charges during this period (Mind you, it still stays leasehold land).

Most importantly, this 'scheme' will be implemented only in certain areas and only for 2 years on 'trial basis'.

Kharghar does not come under this 'scheme'

What happens after 2 years ?

Its a mystery.

Designed to fool....

Now let us examine what the CIDCO Reserve price of Land is in Navi Mumbai in Nerul. As per CIDCO records, the reserve price of land in Nerul is almost Rs 14,000 per sq meter. So 20% of reserve price of this land comes to 2,800 per sq meter.For my society (measuring 8000 sq meters) in Nerul, this comes to 2,800 X 8000 =2,24,00,000 (Two Crores twenty four lakhs)

Simple math shows that it is almost impossible for any society to cough up that much money in one shot just to avoid paying CIDCO transfer charges of a few thousand rupees for every sale and purchase of a flat (especially when that charge is borne by the purchaser and not the society 😊)

By now you are almost tearing your hair and wondering why the govt is playing these games ?

The answer is simple : CIDCO earns 300-400 crores every year via CIDCO Transfer charges.

With this money it provide services and pays salaries to its staff. If you take away this 400 crores, how will CIDCO pay its bills ?

😊 This balancing of income and expenditure is known as budget.

BJP is well known now for its jumlas and this is nothing but a new jumla designed to fool people., just like all their other fake promises like abolishing toll tax in Maharashtra etc. Toll is collected by the contractor to recover his cost of constructing the road. If he is deprived of that money, he will take the govt to court and recover the money by hook or crook as everything is in writing in the contract. But such is the fate of this country that people are hardly aware of the laws and fall for blatant lies of politicians.

GST IMPOSED ON CIDCO TRANSFER IN 2014

Instead to removing the draconian 18% GST imposed on CIDCO transfer charges (which was not there before 2014) and eradicating the rampant corruption inside CIDCO, Manda Mhatre (BJP) and Devendra Fadnavis are playing these devious games designed to fool people at election time.

What has she (Manda Mhatre) done about the rampant corruption in CIDCO ? 

Nothing. Her residence is just 300 meters from the CIDCO HQ. If she claims that she does not know about the corruption, then she does not deserve to be an MLA. But knowing politicians and their capacity and capability, she may hardly have a clue about rules and procedures. The fact that she is just 4th std pass also doesn't help the situation

Bungalow for Sale in Army Complex, Nerul

• Premium Row House/Bungalow for sale in Army Colony, Sector 9, Nerul, Navi Mumbai
• Currently 4 bhk with servant quarters. Can be demolished and reconstructed with additional FSI into an 7-8 Bedroom bungalow. We can provide existing reference for the same.
• Ground+1 floor
• 1800 sq ft built up area (On paper)
• CIDCO transfer possible
• No pending dues
• Loan from any bank
• Completely done up interiors
• All documents clear (Verified)

Price 6.30 crores

Call 9987452642