PROPERTY SHOWS-MELAS-EXHIBITIONS-PROPERTY EXPO ?????


Every day the buyers are fleeced to buy properties and there are any numbers of websites or agencies or internet marketing sites, developers, builders, owners, and agents offering and arranging for 1). FREE SITE VISIT OR PROPERTY VISIT, 2). FREE PICK UP AND DROP, 3). LUNCH AND DINNER (In some cases), 4). MARKETING EXPERTS VISITING BUYERS AT HOME AND AT OFFICE, 5). EXHIBITIONS AND HOME FESTIVALS ARRANGED BY vested interests, to convince the buyers to buy the properties.

All the Free`s are not FREE.

All the above-mentioned services or offers or assistance are added to the price.

Who pays the rent for the exhibitions hall?

Who pays the salary to employees?

Who pays the vehicle tariff?

All the expenses along with the marketing agencies profit are included in the price.

NOTHING IS FREE.

The latest trend in marketing is that there are many FREELANCERS selling/marketing properties and they do not market or sell the properties without PROFIT.

HENCE, TAKE CARE, BEFORE YOU CALL UP OR TALK TO AN EXECUTIVE OR AN AGENT.

ENCROACHMENT OF GOVERNMENT LANDS AND LAKES BY VAKIL HOUSING DEVELOPMENT CORPORATION FORMED IN RAJAPURA VILLAGE RECOVERED


vakil rajapura-encroachment-20150110_141818623 (2)

A PRESS REPORT –

M/s Vakil Housing Development Corporation Private Limited, No. 78, Koramangala, Industrial Area, Jyothi Nivas College Road, Bangalore-560 095, formed a layout named VAKIL ENCASA, At Rajapura Village, Jigani Hobli, Anekal Taluk, Bangalore Urban District and sold SITES AND VILLAS in survey No.143/1, 143/2, 144, 144/1, 145, 146/1, 146/2, 147, 153/1, 153/2 &154/1 and a part of this layout belongs to the Government, where villas and parks were developed illegally, was illegally encroached by the builders, was demolished and recovered by the District Administration.

A part of this village belonged to Rajapura Mutt – A Veerashaiva Mutt, a part of the land still belongs to the very old temple of  and a large stretch of lands belonging to the temple and mutt is alleged to have been encroached by land mafia by creating XXXX documents and sold.

MORE TO COME !!!!!! 

DO NOT BUY THE PROPERTIES WITHOUT DUE DILIGENT EXAMINATION, EVEN FROM THE TOP DEVELOPERS, AS MANY OF THE PROJECTS ARE STILL UNDER LITIGATION

JOINT DEVELOPMENT AGREEMENTS EXECUTED FOR APARTMENTS AND LAYOUTS – UNDER REVISION – STAMPS AND REGISTRATION DEPARTMENT –


THE STAMPS AND REGISTRATION DEPARTMENT HAS DETECTED TAX EVASION IN THE JOINT DEVELOPMENT AGREEMENTS EXECUTED BETWEEN THE LAND LORD AND THE DEVELOPERS AND BUILDERS AND HAS REOPENED THE FILES BY ISSUING NOTICES TO THE CONCERNED LANDLORDS AND THE BUILDERS/DEVELOPERS.

IT IS FELT THAT THE DUTY LIABILITY ALONG WITH THE FINE WILL BE IN TUNE OF CRORES FOR THESE PROJECTS, THE BUYERS MIGHT ALSO FEEL THE HEAT OF THIS INVESTIGATION.

EVEN THOUGH, SOME SUITS ARE BEING CONTESTED IN THE HIGH COURT, BUT NONE OF THEM HAVE REACHED ITS FINALITY AND WITH THE FRESH NOTICES, THE SITUATION FOR THE DEVELOPERS AS WELL AS LAND LORDS APPEAR TO BE VERY GRIM.

Mr.Prasad- A Reader- views about Akrama-Sakrama


Mr.Prasad- A Reader- views about Akrama-Sakrama

Submitted on 2013/06/16 at 4:24 pm

The morality of Aakrama Sakrama

Is it right for the Government to legalize what is essentially illegal by levying a penalty?

A few points for the the Public and the Government to consider:

1. Going by the prevailing law of the land, Akrama Sakrama is perceived to be unfair. The amendment is seen as condoning, even encouraging, illegality. However, it is a fact that lakhs of gullible people, many of them poor and perhaps unable to afford clear properties are in a lurch as a result of either their stupidity, poverty or both. Ignorance of the law is no excuse. Neither is poverty. However, it begs consideration that much of this group have bought or built on illegal land primarily to provide shelter for their families.

2. The group that is primarily guilty of grabbing or building on illegal land is the land mafia. This corrupt, black money fuelled nexus of politicians, government officials (namely BDA, BBMP, DC, sub-registrars, etc), developers and real estate agents have grabbed or facilitated the appropriation of thousands of acres of government land for commercial gains.

Between the two, the gullible and poor may be charged with a lesser crime – a crime of omission. They are also the primary victims of the the land mafia. The people that make up this mafia are guilty of a graver illegality as they have not merely looted public land to profiteer, but are equally guilty of cheating the public.

3. What would be a fair way to dispense justice? Ignorance of the law is no excuse either for the foolish or the land mafia. However, we live in a welfare state in which public good is the ultimate objective, the government would do well to take a more empathetic view of the former and provide reprieve with a penalty. The land mafia, however, need to be dealt more stringent punitive measures or penalties to ensure an absolute stop to their activities. Reclaiming or demolishing such properties will affect families more than it will affect wealthy land developers. Politicians and government authorities who have colluded should be dealt equally stringent punishment to deter such illegalities from ocurring.

4. Corruption and collusion apart, government organizations such as BDA, BBMP and DC are inefficient and plain ignorant. Ignorance is no excuse even as applied to the government. A few examples: The BDA notifies lands for formation of much needed sites for allotment to the public
but fails to mark or fence such areas, or even take possession, as required by law. The land, as per BDA’s own rules, should be acquired within 5 years of the notification, yet many such areas remain undeveloped for 30-40 years. In the meantime, the unscrupulous form layouts and sell them to the unwitting. The BBMP knowing full well that registering these areas is illegal turns a blind eye to these transactions. Essentially, one hand of the Government doesn’t know or care what the other is doing. By registering such properties, the BBMP lends a false or psuedo-legal sanctity to these illegal transactions. As we all know, the BBMP will even approve building plans in illegal revenue and BDA notified areas. This begs a question. Whose ignorance (knowing or unknowing) of the law is a greater crime? The Government’s or the public’s? And who should be punished for this?

5. Civic society and the public are correct to object or file a suit against the amendment. The condoning of illegal land grabbing sends the wrong signal, yet demolishing or displacing lakhs of people will come at a social cost. The lands so reclaimed run the risk of being grabbed again by the political/influential elite. Even if re-allotted to the public by fair means, it would mean depriving of one’s shelter to provide shelter to someone else (as an astute Hon’ble High Court Judge pointed out).

6. The moral high-ground taken by some that justice has to be ensured on the grounds that it is unfair to those like themselves who have played by the rules is questionable. Were the BDA sites on which their homes are built allotted through due and fair process? Can they honestly say that they or their parents did not own a site in Bangalore at the time of applying for a BDA site? (a pre-condition for applying). Weren’t some of the premium gated communities they live in not in the green belt before the CDP was conveniently changed to accommodate these elite communities? Were the DC conversions of these erstwhile revenue lands done without the developers greasing the DC’s palms? Ignorance of any such deeds does not absolve one of being a passive participant in the subvertion of the process. Indeed, at every level, however ethical, by ommission or commission, most of us have benefited due the flaws in the system. Those who were not rich or influential enough to get the system on their side are the poor. Justice will be found wanting if social justice is not ensured.

 

WHY SCRUTINY AND EXAMINATION OF PROPERTY DOCUMENTS AND VERIFICATION OF THE TITLES REQURIED?


It is advised to conduct a thorough scrutiny/examination of the property documents, licenses, approvals, katha and related clearances from an expert advocate, before entering into an agreement of sale.

The Sale Agreement and The Sale Deed are very important documents, which must be drafted with utmost care and all relevant details regarding the acquisition of the property, flow of titles, approvals, consideration, conditions and clauses must be incorporated as per the prevailing and enforceable laws.

The entire exercise of this examination is to ensure that the titles are in order and also to avoid the futuristic litigation.  But, this process, if diligently conducted, will provide a picture of the property titles, whereupon the purchaser can decide either to buy or to withdraw from the purchase, based on the report or opinion.

The Advocate cannot/might not promise or assure that there will not be any future issues or litigation. 

The Advocate  can study, scrutinise and examine the documents submitted and explanations given/provided by the seller and REPORT HIS VIEWS OR FINDINGS to the purchaser.  Based on such a report/view/opinion, the purchaser can decide, whether to buy it or not.

This study and examination is intended to avoid buying properties with defective titles or properties with discrepancies.

SALE AGREEMENTS


ONE SIDED AGREEMENTS-UNFAIR AGREEMENTS-BIASED AGREEMENTS, ILLEGAL AGREEMENTS, UNFAIR CLAUSES – BY DEVELOPERS AND BUILDERS

IS YOUR BUILDER/DEVELOPER/MARKETING AGENCY COMPELLING YOU TO SIGN OR ENTER INTO SALE AGREEMENTS ON CERTAIN CLAUSES WHICH ARE AGAINST YOUR INTERESTS OR IN FAVOUR OF THE DEVELOPER OR UNFAIR OR ONE SIDED AGREEMENTS OR THE BUILDER DOES NOT AGREE TO MODIFY THE ILLEGAL CLAUSE AND IT IS IN TOTAL INTEREST OF ONE OF THE PARTIES (BUILDER) ?

YOU HAVE A SAY NOW!!!!

THE CCI HAS COME OUT WITH HEAVY PENALTY AGAINST DLF REALTY AND FINED THEM TO THE TUNE OF RS630 CRORES.