Real Estate Transactions Construction and Maintenance of House / Building
Published on June 2000

This handbook is provided with basic knowledge and information on legal, revenue and technical documentation in practice, requirements for sale and purchase of Urban properties & Agricultural lands, Capital Gain tax, Construction of Farm Houses, various Statutory Authorities with their scope of work, Stamp Duty & Registration of documents, Housing Loans to individuals, Conservation's Tables, Type of Building Contracts, Tenders, How to construct & maintain the house, Repair permission, reasons of deterioration of building scope of work and duties of all components agencies in construction , insurance of building, fire safety and personal safety guide, short notes on consumer protection act, opinions on vastushasta. List of various Civic authorities and other required information. Chapters on service tax and tax to be deducted at source (TDS) are newly included in this edition. I hope that this hand book will give almost all basic answers to the prospective buyer / seller of real estate.

Price: Rs.200/-

Documents & Clearances Require For Urban Property Tansactions: Sale & Purchase
a)Legal Documents (Part - I)
i)Public Notice
ii)Agreement to Sale (Sathe Khat)
iii)Deed of Conveyance & Lease Deed
iv)Agreement of Leave & Licence,Deed of Assignment, Gift deedAgreement of Tenancy : Rent control Act
vi)Will / Testament & Probate
vii)Power of Attorney
viii)Title Search of Title clearance Certificate,and Declaration
ix)Affidavit, Undertaking, IndemnIty Bondand Index II
x)Deed of confirmation
b)Revenue Documents & Clearances: (Part-II)
i)7/12 Utara & Property Registered Card
ii)City Survey Plan, Non-Agricultural (N.A) Permission
Technical Documents & Clearances: (Part - III)
i) Approved Plans, Letter of Approval / I.O.D. and Commencement Certificate
ii) Carpet Area, Builtup area, Super Built-up Area
iii) Clearances under Urban Land Ceiling & Regulation Act 1976 & permissible development
iv) Clearance from Charity Commissioner

Sale & Purchase Of Agricultural Lands
Classification of Agricultural Lands:
a) Bagayeet (Wet crop) Lands, b) Jirayeet (Dry Crop) Lands, Padik (Barren) Lands

1. Ownership Classifications:
   Private Ownership:
   a) Kabjedar (Khudd)
   b)32- G. Lands
   Government Ownership:
   a) Inami / Vatan Lands
   b) Khalsa Lands
   c) Tribal (Adivasi) Lands
2. Who can purchase Agriculture Lands?
3. Land Uses
4. What is Farm House and how it can be used?
5. Where construction of Farm House is Premitted, it's area and height of structure
6. Where Farm House is not Permitted?
7. Sub Division of Agricultural Lands
8. Precautions for purchase, sale, Occupation and use of Agricultural Lands, Do's & Don'ts
   Important Definitions
   a) 7/12 Utara
   b) 6/12 Utara (Phrphar Patrak)
   c) Survey Number
   d) Hissa Number
   e) Kabjedar / Khudd
   f) Kool (Protected Tenant)
   g) Pattedar
   h) Gaothan
   I) Pot Kharabha
   j) Kharif Crops
   k) Rubbi Crops
9. Ceiling on holding of Agricultural Lands in State of Maharastra, Class of Lands & Ceiling Area Limits

Powers and Addresses of Revenue Authorities

1. The Collector, Dy. Director of lands & Records. (D.D.L.R.) Suptd. Of Lands of Records (SLR), Dist. Inspector of Lands and Records (DILR),
   The Tahashildar.
2. City Survey Officer, and Offices of Revenue Authorities
3. Offices of Tahasildar, Talathies & their duties
4. City Survey offices, and Areawise jurisdiction
5. Fees, Charges for obtaing various revenue documents

Measurements & Conversion Tables

Convesions :

1. British units to Metric units for Length Measurements
2. British units to Metric units for Square Mesurements

Stamp Duty and Registration of Document
A) STAMP DUTY : (Part-I)

1. Stamp Duty - Basic pricipals
2. Which Document attract Stamp Duty?
3. Where Stamp Duty is NOT applicable?
4. Table for Stamp Duty Rates for Residential Premises
5. Percentage of Stamp Duty for different users
6. Valuation of Property
7. Adjudication of Document & Adjudication of Authorities
8. Rebates permissible for Stamp Duty payments
9. Area of Premises considered for Stamp Duty
10. Calculation

B) REGISTERATION OF DOCUMENTS : (Part - II)

1. Registration Charges
2. Process of Registration
3. Prepartion of Document for Registration
4. Check-List of Document requred for Registration
5. Limits for 37-1 clearance in Gr. Mumbai, Pune & Nagpur in Maharastra
6. Stamp Duty & Registration Authorities in Greater Mumbai

Vastu Shastra: A Conviction!

1. Preliminaries
2. Pro & Against opinions

How to Construct a House / Building

1. Basic parmeters
2. Appointment of professionals & contractors
3. Scope of work and Duties of all components
   Agencies
   a) Owner / Developer
   b) Architect
   c) Structural Engineer
   d) Site Superior / Engineer
   e) Contractors
   f) Occupier / Consumer
   
   Type of Contractors
   g) Labour / Department Contract
   h) Contract with Material
   i) Item Rate Contract
   j) Lumpsum Contract on Square Foot Basis
   k) Provision in Tender document & agreement of contract

Interior Designing & Decoration

1. Basic parameters, items of interiors & components agencies
2. Duties & Scope of work of all agencies
3. Do's & Don'ts

Why Building Deteriorates & Become Week

1. Reasons of Building collases
2. Reasons of deterioration
3. Short comings

Maintenance of Structures: Do's & Don'ts

1. Preliminaries
2. Check-List for maintenance of structures, (Do's)
3. Don'ts for heatlh building

Repair Permissions

1. Nature of Repairs
2. Repairs where permissions is NOT required
3. Repairs prohibited
4. Repairs where permissions is required
5. Procedure of obtaining permissions
6. Check-List, Time limit, and approving authorities
7. Don'ts: to observe strictly

Insurance of Building

1. Necessity, Insurance cover
2. Companies offering Insurance cover

Documents To Keep As Permanent Records By Societies / Owners / Purchaser

1. Check-List of document to keep as "All time Records" by the Socities / Owners / Purchasers
2. Its importance & assistance for major repair etc.
3. List of various professional Associations who can give repective professional services and guidance

Formation of Co-Operative Housing Society

1. Types of Societies
2. How the Co-Op. Society can be formed & Procedures involved thereof
3. Application for Registration of Society
4. Check-List of documents required for Registration of different type of Co. operative societies
5. Registration of Society of Less than 10 members
6. Amendments in byelaws of the socities for maintenance, Insurance & Repairs

1. Housing Finance Institutions
2. For what purpose Housing Loans are available?
3. Who is eligible for Housing Loans?
4. What maximum loan amount can be obtained?
5. What is Loan Repayment period?
6. What is rate of Interest?
7. How to repay the loan
8. Securities required against Loan
9. Loan disbursement & Installment
10. Repayment of Loan ahead of shedule
11. How to Apply & Processing of Loan application
12. Check-List of docements required for loan application
13. Insurance cover
14. Format of Loan Application
15. Financing Agencies and their addresses

Short Notes on Consumer Protection Act 1986

1. Definitions
2. Consumer Disputes Redressal Agencies
3. Jurisdiction of the District forum
4. Findings of District forum
5. Complaint under consumer protection Act
6. Check list if documents required for making complaint
7. List of consumer Dispute Redressal Forums, and its jurisdiction related to Claim Amount
8. List of Consumer Guidance Organisation

Short Notes On - THE MAHARASTRA OWNERSHIP FLATS ACT - 1963

1. Purpose of Act
2. General Liabilities of Promoter (Builder)
3. Liabilities of Flat purchase

Assessment of Property and Taxes

1. Assesment tax
2. Where assesment tax is levied
3. Where assesment tax is not applicable
4. How taxes are worked out?
5. What is ratable value?
6. Whether ratable value can be changed?
7. Percentage of taxes in relation to ratable value
8. Payment of taxes
9. Actions against non payment of taxes
10. Tax refund for vacant premises
11. Content of tax Bill & percentage of taxes under different

Capital Gain Tax for Transfer of Property

1. Capital Gain
2. Capital Assets
3. Capital Gain tax
4. Total exemption from Capital Gain tax
5. Capital Gain / Capital Loss
6. Computation of Capital Gain with examples
7. Exemptions in Taxes for long term Capital Gains
8. Capital Gains for transfer of agricultural lands

Fire Safety Guide for High Rise Buildings

1. Introduction
2. Special problems of High-Rise Buildings
3. Controlling of Fire
4. Common causes of fire, fire risks & precations to take
5. Leakages of L.P. Gas
6. Hazardous Repairs - Precautions
7. Bad house keeping & risks
8. Useful Hints
9. What to do in case of Fire?
10. What to do when trapped by Fire?
11. Golden rules for safety in emergency
12. Know your building, fire fighting equipments
13. Evacuation procedure & maintanance of fire fighting equipments

Personal Security Precautions

1. Precautions to be taken at home
2. Precautions while speaking on phone
3. Precautions while Travelling in car
4. Precautions to be taken at place of work

Principal Civic Offices / Officers of Municipal Corporation of Greater Mumbai

1. Chief Civic Officers of different departments & Phone numbers

T.D.S. (Tax to be Deducted at Source) of Greater Mumbai

1. Provisions of T.D.S.
2. Chart for deduction of Taxt at source
3. When to deposit TDS
4. Time limit to issue TDS Certificate
5. Income tax clearance

T.D.S. (Tax to be Deducted at Source)

1. Service Tax Provision
2. List of the service on which Service Tax is levible
3. Rate of Service Tax
4. Service Tax Jurisdiction
5. Administration of Service Tax
6. Person Responsible to pay service tax
7. Registration
8. Time limit for granting Service Tax Registration
9. Payment of Service Tax
10. Interest on delayed payment of service tax
11. Filling of Half yearly returns
12. Penalty for failure to pay your Service Tax
13. Penalty for failure to furnish Half yearly Service Tax Returns
14. Penalty for supressing value of taxable services
15. Facility for adjustment of excess payment of Service Tax
16. Service Tax payble on amount received and NOT on billed
17. Record Keeping
18. Format (TR-6) for payment of Service Tax
19. Format Application (Appendix -A) for Income Tax clerance

ANNEXTURES
Formats
i) A - 7/12 Extract
ii) B - 6/12 Extract
iii) C - Property Registered Card
iv) E - City Survey Plan
v) D - Extract of Index - II

YELLOW PAGES
(Components Agencies Connected to Building Industry)

i) Architects, Interior Designer, Valuer & Licenced Surveyors

ii) Perspective Delineators & Model Makers

iii) Lnad / Property Surveyors

iv) Geotec Consultants

v) Consulting Structural Engineer

vi) Architectural Software & Information Technology Consultants

vii) Advocates, Solicitors & Notaries

viii) Estate Consultants / Agents

ix) Insurance Consultants

x) Fire Safety / Protection Engineer & Contractors

xi) Fire Protection & Fire Safety Consultants

xii) Electrical Engineer & Contractors

xiii) Sanitary Consultants &Plumbing Contractors

xiv) Repair & Restoration Contractors

xv) Engineers & Contractors. Civil, Piling, Painting, Interior, Fabrication, Repairs etc.

xvi) Water Proofing & Protection

xvii) Lift / Elevator Manufacturing & Maintanance

xviii) Manufacturers, Distributors, Stockiest & Material Suppliers

xix) Media / Publication

xx) Courier Services