PROPOSE TO BUY AN APARTMENT OR A SITE ? THINK, NOT ONCE, SEVERAL TIMES


Mr.Avinashi`s mail to property buyers.

Be careful about the details, brochures, names of the builders or the sellers, approvals, construction quality and finally the price.

80% of the apartment buyers cannot openly express their worry and anguish, as they had expected heaven on earth while buying the apartment, once bought, the hell drops down, without any notice or intimation.  Many property buyers are not aware of what they bought, till they get the court notice or the seepage in the building with bonus like charges and expenses.

I bought a site in 2004, never knew it was a panchayat or a revenue site. 2005 is a year, which saw the setback, as the High Court Of Karnataka has banned the sale of REVENUE SITES.  Till date, thousands of sites remain unsold or under developed like mine, but it is still being sold with fake or fabricated or forged or obtained through misrepresentation of facts and registered.

I work for 8 to 10 hours honestly and earn my bread and support my family.  In a bid to have my own little hut, I bought a site, But, due to my ignorance or foolishness, I am suffering, as I had bought an illegal property (as always published by ecopack). Whom to blame? The system, The seller ? Myself? The Subregister? The Agent? The Panchayat? What use to blame it?  I have lost money, no house, loans and free blood pressure and above all, chiding by friends and family members, make me angry.  What to do now?  Wait for Akrama Sakrama ? How long? Why not courts understand the plight of people like me?

Ever since, 2005, till date, people are buying the sites, braving the court orders, with fake E katha doing rounds.  In some cases, the DC Conversion orders are also fake and in some cases, specially on sarjapur road, the layout plan is also forged or manipulated.

Do not jump into buying without proper verification, even for the second sale or resale.

CHECK AND RE CHECK AND BUY.

DEMOLITION, RECOVERY, ENCROACHMENT, A KATHA, B KATHA, E KATHA, NO KATHA ETC


WAY BACK IN 1960`S TO 1980`S, THE PROPERTY PURCHASE WAS USUALLY DONE THROUGH KNOWN PERSONS OR CHANNELS OR NEIGHBOURS AND THERE WAS NOT MUCH OF “HOME LOANS” AT BANGALORE AND DUE TO THE SUDDEN DEVELOPMENT, THE PRICES SPIRALLED AND THE TOUTS STARTED THE MISCHIEF WITH MANIPULATED-FAKE-BOGUS-WRONG REPRESENTATIONS-FACTS OF THE PROPERTY CONCEALED- TO MAKE MORE MONEY.

THE RESULT OF THIS FAKE DOCUMENTATION IS : DEMOLITION & LITIGATION.

IT IS A WELL KNOWN FACT EVEN DURING 1960`S AND 1970`S, THAT NOBODY USE TO BUILD ANYTHING NEAR THE LAKES, UNDER ELECTRICITY LINES,NEAR RAJA KALUVE AND EVEN ON GOVERNMENT PROPERTIES.

THE SPROUTING OF DEVELOPERS AND BUILDERS, LAND MAFIA, TOUTS AND FRAUDSTERS PAVED THE WAY FOR ALL THE ILLEGALITIES.

IN 2012/13, DUE TO ABNORMAL DEMAND `B`KATHA CREATED, MOST OF THE PROPERTIES UNDER THIS CATEGORY HAS ITS OWN FLAWS, THE GOVERNMENT, EVOLVED A FOOLPROOF SYSTEM TO ISSUE `E` KATHA – ELECTRONIC MODE KATHA IN FORM NO.9 AND 11A AS PER THE DIRECTIVES OF HIGH COURT, THUS PUTTING AN END TO THE AGE OLD MANUAL KATHA.

EVEN, KATHA`S ARE NOT FOOLPROOF, AS IT IS ISSUED BY THE REVENUE AUTHORITY, BY SCRUTINISING THE DOCUMENTS SUBMITTED TO THEM AND IN SOME OF THE CASES, FAKE DOCUMENTS, BOGUS DOCUMENTS, FALSE STATEMENTS, CONTENTS TWISTED DOCUMENTS, FABRICATED DOCUMENTS ARE SUBMITTED, WHICH CANNOT BE OR COULD NOT BE VERIFIED NOT AUTHENTICATED AND KATHA IS ISSUED ON THE BASIS OF MISREPRESENTATION OF FACTS.

MANY BUYERS ARE UNDER THE CONCEPT AND IMPRESSION THAT A KATHA DELIVERS THEM GOOD AND MARKETABLE TITLES. IT IS NOT SO. IT HAS TO BE EXAMINED- HOW THE KATHA IS OBTAINED? WHAT ARE THE DOCUMENTS SUBMITTED? WHETHER APPROPRIATE AND APPLICABLE TAXES, CHARGES AND LEVIES ARE PAID OR NOT? WHETHER, ALL STATUTORY REQUIREMENTS ARE COMPLIED WITH IT OR NOT?

IN A CASE, AT BELLANDUR(CLOSE TO RING ROAD), IN A TOP END APARTMENT OF A FAMOUS BUILDER, THE RESIDENTS OR THE OWNERS(PRESENT), NOW, ARE PAYING BETTERMENT CHARGES TO GET THE KATHA OF THE PROPERTIES, AS SOME OF THE BANKS ARE DEMANDING THE KATHA AND SOME ARE IN THE PROCESS OF SALES.  THEY CANNOT WAIT FOR THE BUILDER TO PAY –  ARE IN A HURRTY – FORCED TO SHELL DOWN THEIR MONEY TO GET THE KATHA.

`A` KATHA, EC, BANK LOAN, BESCOM CONNECTION, BWSSB CONNECTION,PAYMENT OF TAXES AND TOP BUILDER`S NAME OR GOODWILL DOES NOT CONFER ANY RIGHT, TITLE AND INTEREST.

SOME OF OUR READERS WERE VERY ANGRY AND VENT OUT THEIR FEELINGS AND VIEWS STATING THAT THEY HAVE REGISTERED SALE DEED, THE TITLES WERE GOOD AND  LEGAL 15 YEARS BACK AND HOW IT IS NOT LEGAL TODAY. IT WAS NEVER LEGAL. EVEN THE SUB-REGISTRAR CANNOT REGISTER SUCH PROPERTIES, WHICH ARE IN REVENUE LANDS. IT IS CRYSTAL CLEAR THAT AGRICULTURE LAND CANNOT BE BIFURCATED AND SOLD AND IT IS ILLEGAL.  EVEN THE DC CONVERTED SITE DOES NOT CONFER ANY RIGHT, TITLE AND INTEREST WITHOUT PROPER APPROVALS FROM THE CONCERNED TOWN PLANNING AUTHORITY.  THE DC CONVERSION ORDERS ISSUED WAY BACK IN 1970`S AND 1980`S HAD CONDITIONS LAID IN ITS ORDERS THAT THE PROPERTIES WHICH ARE CONVERTED MUST OBTAIN CLEARANCE AND APPROVALS FROM THE APPROPRIATE AUTHORITIES AND ONLY AFTER OBTAINING SUCH CLEARANCE AND APPROVALS, THE MARKETABLE TITLES ARE CONFERRED.  THE MOST IMPORTANT CONDITION IN EVERY ORDER IS THAT IN THE EVENT OF “NON-COMPLIANCE” OF ANY OF THE CONDITIONS WILL RESULT IN THE AUTOMATIC CANCELLATION OF DC CONVERSION ORDER AND ACTION WILL BE INITIATED TO DEMOLISH ANY BUILDINGS OR STRUCTURES WHICH HAVE COME UP ON SUCH PROPERTIES AND THE EXPENDITURE INCURRED TOWARDS SUCH DEMOLITION WILL BE RECOVERED FROM THE OWNER AS REVENUE ARREARS.  THE USE OF SUCH LAND REVERT TO THE ORIGINAL USE, IN CASE OF NON-COMPLIANCE OF ANY OF THE CONDITIONS.  THE GOVERNMENT HAS THE POWERS TO DEMOLISH SUCH STRUCTURES WITHOUT INTIMATION.

BUT, THE BUYERS IN A BID TO ACQUIRE THE PROPERTY, HAS MISREPRESENTED THE FACTS BEFORE THE SUB-REGISTRAR AND GET THE DOCUMENTS REGISTERED.  IN THE SAME MANNER, THE KATHA IS ALSO OBTAINED.

NOW THE BUYERS ASK THE QUESTION? HOW DID SUB-REGISTRAR REGISTERED THE DOCUMENT? FACTS ARE TWISTED AND MISREPRESENTED AND THE BUYER/SELLER PAID XXXXX TO THE TOUT/AGENT TO GET THE SALE DEED REGISTERED AND AGAIN GETS THE KATHA IN THE SAME MANNER, GET THE POWER AND WATER CONNECTION AND PAY THE TAXES, FINALLY, WHEN IT IS DEMOLISHED, THE PROPERTY OWNER GRUMBLES AND CRIES.  

TITLES MUST BE CLEAR WITH MARKETABLE TITLES, ALONG WITH AUTHENTIC KATHA AND ALL STATUTORY APPROVALS, LICENSES, CC,OC AND POSSESSION.

IT IS SAD TO NOTE THAT MANY POOR PEOPLE LOST THEIR HOUSES IN THE RECENT DEMOLITION, WERE COMPLAINING THAT THEY HAVE `A` OR `B` KATHA, TAX PAID RECEIPTS, BESCOM CONNECTION, BWSSB CONNECTION AND REGISTERED SALE DEED. 

IT IS VERY SAD THAT THE HOUSES OF POOR ARE DEMOLISHED AND THE RICH GO SCOT FREE WITH LITIGATION FOR COUPLE OF YEARS AND THE NOTORIOUS BUILDER WHO STOLE THE GOVERNMENT LAND AND ROAD IS HAPPILY ROAMING AROUND AND SELLING HIS PROPERTIES.

THE COMMON STATEMENT MADE BY THE TOUTS, AGENTS AND THE BUILDERS IS THAT “THERE IS 90% DEVIATION EVERYWHERE, HAS THE GOVERNMENT GOT THE GUTS TO DEMOLISH? NO CHANCE” YOU CAN HAPPILY BUY AND IF SOMETHING GOES WRONG, WE WILL BE THERE- BUT THE TRUTH IS THAT YOU(THE BUYERS) WILL NOT BE THERE.

HENCE, CONDUCT DUE DILIGENT ENQUIRY AND EXAMINATION INTO ALL THE ASPECTS AND THEN PROCEED TO BUY. NO HURRY. IF YOU HURRY, WORRY WILL TAKE OVER.

ENCROACHMENT IN BANGALORE SOUTH AND ANEKAL THALUK ON BANNERGATTA ROAD CLEARED AND SITES FORMED IN GREEN BELT DEMOLISHED


WE HAD PUBLISHED A “WARNING ARTICLE” IN OUR BLOG FEW WEEKS AGO WARNING THE BUYERS ABOUT THE ENCROACHMENT, DISCREPANCY AND ILLEGALITIES.

FEW DAYS AGO, THE DISTRICT ADMINISTRATION HAS RECOVERED AND CLEARED THE ENCROCHAMENT IN BANNERGATTA ROAD OF AROUND 35 ACRES AND CLEARED/DEMOLISHED THE ILLEGAL AND UNAUTHORISED LAYOUT FORMED BY LAND MAFIA/GOONS.

THIS RECOVERY AND THE DEMOLITION OF ILLEGAL AND UNAUTHORISED LAYOUTS WILL CONTINUE.

BEWARE AND THOROUGHLY CHECK ALL THE DOCUMENTS OF THE PROPERTY BEFORE THE PURCHASE.

VILLAGE PANCHAYAT SITES – GRAMATHANA SITES – IN BANGALORE NORTH AND BANNERGATTA ROAD – BANGALORE RURAL

2 Votes

LAND MAFIA AND CRIMINAL DEVELOPERS ARE TEMPTING THE POOR AND UNEDUCATEDS BY OFFERING THEM THESE SITES AT LOW PRICES AND THE LOCAL POLITICIANS ENCOURAGE THEM TO SELL IN THEIR AREAS AND EVEN THE WELL EDUCATED ARE FALLING PREY FOR SUCH PROPERTIES BECAUSE OF THE TEMPTING PRICES.

WATCH OUT – 


GRAMATHANA SITES – VILLAGE (GENUINE) PANCHAYAT SITES – KATHA


THE REVENUE DEPARTMENT AND PANCHAYAT RAJ DEPARTMENT HAVE DECIDED TO ENTRUST THE ISSUE OF SKETCHES TO ORIGINAL AND GENUINE GRAMATHANA SITE SKETCHES TO SURVEY DEPARTMENT THUS ENDING THE YEAR LONG CONFUSION/PROBLEM.

GRAMATHANA SITES OR PANCHAYAT SITES KATHA IN FORM NO.1,(OLD) NO.9, FORM NO.10 AND FORM NO.11A AND 11B


DO YOU HAVE A GRAMATHANA OR PANCHAYAT OR VILLAGE SITE WITHOUT VALID KATHA?

CHECK THE TITLE AND IF IT IS A GENUINE GRAMATHANA SITE, THE KATHA CAN BE TRANSFERRED TO YOUR NAME OTHERWISE, IT IS EXTREMELY DIFFICULT TO GET GENUINE, AUTHENTIC AND LEGITIMATE KATHA.

IT MAY BE VERY DIFFICULT TO SELL SUCH PROPERTIES WITHOUT LEGITIMATE KATHA.

BEWARE AND BE CAREFUL.

DO NOT TRUST TOUTS AND LAND MAFIA.

PROPERTIES IN VILLAGE(BEYOND GRAMATHANA) LIMITS – IN AND AROUND CITIES AND TOWNS IN KARNATAKA


IT IS STRANGE AND STARTLING TO KNOW THAT MANY OF THE PROPERTY/SITES OWNERS, WHOSE PROPERTIES ARE LOCATED IN VILLAGES SURROUNDING MAJOR CITIES AND TOWNS ARE NOT AWARE THAT THEIR CONVEYANCES CANNOT BE REGISTERED IN THE SUB-REGISTRAR OFFICES WITH THE EXISTING FORMS, AS MOST OF THEM ARE ILLEGAL, UNAUTHORISED, UNAPPROVED AND AGRICULTURAL/REVENUE LANDS, WHERE FORMATION OF LAYOUT, BIFURCATION OF SUCH PROPERTIES ARE NOT IN LIEU WITH THE PREVAILING LAWS OF THE STATE, THE IGNORANT OWNERS DOES NOT EVEN KNOW THE NATURE AND STATUS OF THEIR PROPERTIES.

 

THE REALISATION OCCURS WHEN SUCH PROPERTIES ARE TRANSACTED FOR SALE !!!!

GRAMATHANA SITES AND KATHA – 9,10 AND 11


THE CABINET HAS DECIDED TO BRING IN A CHANGE TO THE GRAMATHANA SITES WITH NEW SETS OF FORMS – MAY BE- 9A,10,A AND 11A – for the COLLECTION OF TAXES.  BUT, HAVE TO WAIT FOR THE PROPER ORDERS, WHETHER THIS COULD BE USED FOR THE CONVEYANCE/TRANSFER/REGISTRATION OF THE PROPERTIES IN THE SUB REGISTRAR OFFICES.

THE MAIN PURPOSE TO BRING IN THIS MODIFICATION IS TO FACILITIATE THE REGISTRATION OF GRAMATHANA SITES.(ILLEGAL AND UNAUTHORISED)