Documents to Check before Buying a New Flat in Pune
When comparing properties we usually look at location, price and possession date. These are no doubt important parameters for selecting properties, however there are many more important documents to check before buying a new flat.
Legal documentation and clearances
Ask for copies of all necessary permissions prior to making any financial commitment. Check the following documents and clearance certificates to avoid getting into any legal problem in the future:
1. Land Record: Title deed is the most important document as it gives details about ownership, rights, obligations and mortgages on the property. So it validates whether the land where the project is coming up has been registered and development rights transferred. Get a copy of it from the builder and cross-check the information with the land record office. A suitable lawyer dealing in real estate can perform a title search for you.
2. Construction Clearances: A ‘commencement certificate’ is mandatory to commence any construction of a property. The certificate is issued by the town planning or Pune municipal corporation post the scrutiny of plans and layout of a project. This also means that the builder would have obtained the required licenses, sanctions and permissions for the project, that are required before they even start excavating.
3. Approved Planning: It is good to run an additional check and verify that the building plan and layout plan has been approved and no byelaw applicable in the area has been broken. Make sure that the floor where you have booked your flat has been approved in the building plan.
The layout should be in accordance with the bylaws of the PMC or town planning authorities. PMC issues comprehensive guideline, a code, for regulating the building construction activities across the Pune. Get this document verified with the local municipal authorities.PMC is working to make this document available online on the link below:
Also, some projects claim a ‘green status’. In that case it should be either certified by the Indian Green Building Council or be rated by Green Buildings Rating System India (GRIHA), a TERI University initiative. The focus areas of all such certification for a building are energy, water and waste management. There are a couple of other rating systems also available right now in India, but GRIHA is the most popular and has standardized norms.
4. Land Use Certificate: It is illegal to have residential properties on a commercial or industrial zone. Apply to the urban development authority and check the certificate to ensure that the property you plan to purchase is in the residential zone. Sometimes the land will be in what is called a ‘converted zone’. Cities are expanding and often agricultural land is converted for non-residential usage by paying a fee to the government. In such a case, check for the endorsement order given by the tehsildar or deputy commissioner of the zone that licenses residential construction on that land.
The easy way to check is by looking at development plan published by PMC online here:
5. Master Plan or DP plan of the Area: Often builders claim future infrastructural development of the area such as upcoming metro or highway near the project. Don’t believe everything blindly. Look at the area’s master planning to verify. These plans are easily available with the town planning department.This information is also available here:
6. No Objection Certificates (NOCs): The builder should also be able to give you a copy of the urban land ceiling NOC (if applicable), an environment clearance NOC as well as NOCs from the electricity, water and lift authorities, if there is one
If you need any help or if you have questions please get in touch with us.Google+ image
Category : Flatons Advisors Blog