Thursday, 8 September 2016


                                        PURCHASING A HOUSE 


In the wake of taking a choice to purchase a home, the most importantly errand to be started is to ask yourself whether you are certain to purchase a house now. Truth be told, buying a house contain numerous a stage and is a procedure which is extensive. It is not the end-in itself subsequent to burning through cash and settling the house to be acquired. Other than making quest for a suitable house while paying attention to the counsel of well wishers and paying consideration on the few tips from family and companions, the method for buying a house includes both lawful and budgetary viewpoints. 

To talk about on the first point, one needs to finish whether now is it the best time to burn through cash for buy of a house or not. A House can positively guarantee a higher return, however everything we need is to pick the perfect time. One must be doubly certain in the matter of whether we can bear to take lodging credit, and assuming this is the case, to confirm the predominant rate of enthusiasm with aggressive Bankers/Financial Institutions and finish the advance sum subsequent to figuring the EMIs and the reimbursement limit. 

The strides that are unavoidably to be borne personality a primary concern, during the time spent purchasing a house are: 

1.Planning: You need act cool before taking a lodging credit. Initially you should make sure in the event that you are acquiring house for your own home or for monetary goal, i.e., to rent it out, in light of the fact that the choice would have huge significance in light of the goal of buying a house. 

From that point, you need to conclude which sort of property you might want to claim i.e., whether a private condo or an individual house, in light of the fact that the effect on such choice will be colossal with gratefulness and/or deterioration on the estimation of such property in the ensuing period. 

2.Margin Money: You must pool-up cash to have the capacity to contribute your edge cash. Advance from Bank or Financial Institution would be to the 90% of the quality just, leaving accordingly to make your commitment for the parity 10% sum. On the other hand, on the off chance that you can pay more sum towards your edge cash, then the weight of money related credit will be relatively less and you can get monetary advance for a littler period, or profit less sum as advance for a more drawn out period, contingent on your ability to reimburse either the likened regularly scheduled payments or some other method of reimbursement. 

3.Know your prerequisites: If you are obtaining house for own habitation, and after that make certain of your particulars. Keep elements like neighborhood, offices, industry worth and conceivable quality gratefulness later on. Instead of acquiring a pleasant looking house, you ought to see that the area having simple association with your office. Exchange quality gets a support when you purchase a house at a spot where there are possibilities of up and coming offices/improvement. 

4.Location hunt: You may need to confront undesirable consideration from shrewd components of the group. You should be watchful about selecting the range of the property. Look at the cop's history of the range and the area before deciding to purchase the property. Additionally, observe the structure of the property adequately with the goal that you can be certain of the preparatory components. 

5.Related expenses: Paying the initial installment and every month EMI are the essential costs you will need to remember while obtaining a house. In any case, there are other applicable costs that you must keep in musings while obtaining a house. These incorporate adjusting costs, upgrade costs, overhauling value, open costs and tax collection, and so on. Additionally, intermediary costs and bills like water and electric bill ought to likewise be kept in viewed. 

6.Verification of title deeds: Do not neglect to get checked and affirm the title of the property through hunt of legitimate records, ideally by a Lawyer managing Retail bequest property matters, before buying the property. It would make components simpler for you. Check the records given by the designer successfully, to ensure that there are no prosecutions included with the property, before concluding the arrangement.

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Wednesday, 7 September 2016


                                 MONO RAIL SYSTEM FOR BANGALORE 


The Karnataka State Government announced in the legislature session during January, 2014 that suggestions will be invited from the stakeholders, non-governmental organizations, and the general public to introduce Mono Rail System in Bangalore. The facility as a feeder service is to see that commuters staying in far off areas will be able to reach metro stations, and continue their journey to their destinations. The Government is considering public- private partnership model for taking up the project. A few organizations interested in the project made presentations before the Chief minister who is keen to introduce this infrastructure facility. The proposal of Mono Rail is pending since the year 2005 without any action by the Government. For comfortable living and working, one of the important infrastructure essential is an efficient Rapid Rail Transit System in a large city like Bangalore with about ten million population. Bus transportation system will not be able to meet the heavy demand of commuters. Always there will be acute traffic congestion on roads, with about 300 traffic signals and 700 manned intersections, bad conditions of roads which are full of pot holes,pedestrian crossings, unscientific road humps etc. 

After delay of two to three decades to decide on the type of rapid transit system suitable for Bangalore, it was decided to take up Metro Rail, which is of high capacity compared to Mono Rail. Metro Rail System was taken up only on two corridors namely; East-west Corridor and North-South Corridor which intersect at Majestic area. The two metro Rail corridors do not cover all the localities of the City and as the First Stage itself is badly delayed , proposals were invited to provide a Mono Rail System as complementary service on corridors where Metro Rail service is not covered and as feeder service to Metro corridors. Metro Rail project was taken up by the public sector with a large investment of about Rs.11,609cr. The project cost in the present situation will be about Rs. 13,845 cr. 

Phase II of the Metro Rail Project was approved by the Government of India in its cabinet meeting held on 30-1-2014. The cost of the project is estimated to be Rs. 26,405.14 cr. It will take more than five years to complete and will not be ready before the year 2020. This opinion is based on the performance in the progress of Phase I Metro Rail Project so far. The citizens will have to bear the hazards of serious traffic congestion, road accident risk, dust, road diversions, one ways, due to Metro Rail work, etc till the Metro Rail and Mono Rail net works are completed i.e., upto year 2020. 

To avoid further large investment for Mono Rail Project, it was decided to take up the Project on public- private partnership Model. M/s Asian Infrastructure and Geodesic Techniques Pvt. Ltd. had submitted proposals earlier to the State Government on Mono Rail Project for Bangalore. The proposal worked out by them covered 59.1 km. The corridors suggested are as follows: 

Majestic- Race Course, Vidhana Soudha- Gandhinagar-

Wilson garden-Jayanagar III East Block-Dairy Circle- 

Audugodi- Koramangala II Block- Chikka Madiwala- 

HSR Layout- Agara lake, and Depot: 14.2 km. 

Wilson Garden- Banashankari-Mysore Road- and Majestic: 15.3 km.

Majestic- Rajaji nagar- Basaveshwara Nagar- Mahalakshmi

Layout- Yeshwantpur- Malleswaram- Sadashiva Nagar, 

and High Grounds : 15.0 km. 

Koramangala : 14.6 km.


Total 59.1 km

Width of Mono Rail corridor : 8.00 mtrs. 

Column size : 1.50 mtrs. X 0.9 mtr. 

Spacing of columns : 25 mtrs. 

Turning radius : 50 mtrs. 

Train : 8 cars of capacity 142 persons per coach. Coaches with rubber tyres run on a single beam in the center of the road. 

Frequency : 3.5 mins. to 7.5 mins.

Stations : 1.00 km to 1.50 km.

Standard elevation : 1 in 10 mtrs. 

Average speed : 28 to 30 km per hour. 

Capacity of Mono Rail : 5,000 to 30,000 persons during peak hour per 


Cost of the Project : At the rates of 2005, Rs. 8,400 cr. 

The junction of metro and mono rails will pose structural design problems. Another problem is that the several fly overs that are being taken up to reduce the traffic congestion will come in the way of mono rail alignments and will complicate the construction. Transfer of commuters from one mode of transport to the other will have to be convenient. 

Mumbai has already provided Mono Rail System and commenced operation of the First Phase on 1-2-2014. The work implemented by Mumbai Metropolitan Regional Development Authority ( MMRDA) was commenced during the year 2009. This is the first Mono Rail in India , details of which are as follows : 

Total length covered : 19.54 km.

Length covered in First Phase : 8.9 km.

Three lakh commuters, who are now using Suburban Rail, buses, taxis, auto rikshaws, and private vehicles, are expected to travel in the Mono Rail system. In the corridor where Mono Rail system will operate, it will reduce 28,000 taxis, and 25,000 cars from the congested roads.

The air-conditioned Mono Rail trains will run at an average speed of 32 km per hour with a frequency of 6 to 9 minutes initially and 4 minutes later.

The two tracks are 9 to 11 mtrs. above the ground level on a single row of pillars. 

!8 stations will be on the route with escalators to help the elderly. 

Each train with 4 coaches will carry 2,300 passengers. 

Cost of the project is Rs. 3,000 cr.

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Tuesday, 6 September 2016

                           Use Of New Technologies In Modern Buildings


The Indian economy is on the upward path and construction is one of the sectors where the brisk activity was going on just before the economic recession. Besides public infrastructure there is plenty of action on the way where new residential, commercial, industrial and institutional building complexes are under construction.

Traditionally builders have had to deal with many vendors and agencies for the coordination of different facets and technologies and the buildings and infrastructure then may have played just a peripheral part but it is no longer so. The traditional areas of focus have been material, quality, aesthetics, ergonomics and so on. The property developers are now vital to productivity, performance and efficiency of any organization. 

It is not surprising that today buildings are not looked at as brick and mortar edifices but as vital feature in improving the organizational productivity and to improve parameters such as comfort, efficiency, productivity etc. The improvement of these factors through various innovations will continuously lead to trends in the sector with corporate sector doing its best to boost competitiveness, productivity and sustainable functioning. The recent legislation for FDI in the construction sector will improve standards of construction to a greater extent.

Today majority of the office buildings are patterned to make a good work environment through good atmosphere, facilities for recreation such as gyms, sports etc. Nothing is too much for companies to do for maximizing the output from people, their human resources. Apart from giving comfortable and conducive surroundings, buildings are being made according to ‘resource efficiency’ for main parameters such as power and water consumption not only from a commercial point of view but also from the point of view of conserving the resources and the environment. Half of the energy used in a building is dedicated to create artificial indoor climate for cooling, ventilation and lighting. There is a continual focus on making ‘per person consumption of power’ as little as possible through technology and best practices. The focus is on choice of equipment, like chillers, motors, drives etc, using atmospheric conditions wherever possible, engaging energy and space efficient products, putting in sensor base ‘light’ management, engaging sophisticated Building Management Systems (BMS) to supervise key parameters like temperature and light. It needs a reliable power supply, proper lighting, comfort cooling, dust free area and security which will contribute towards making a conductive environment for work.

Things like ambience, comfort and experience are utilized to draw clients by using air conditioning, lighting, music, design and layout and some high-tech features. There is an integration of security, safety and fire protection to give detailed and incorporated building management systems.

Another sector in which the part played by building systems is always growing is leisure, recreation and entertainment. Shops have evolved into malls, multiplexes have sprung up from theatres and sports complexes and fitness centres are springing up in metros all over the land.

In many cases the changing part played by buildings can be seen. For example, in IT and Biotech Parks, R&D centres, call centres, etc these developments have come up very fast. Such service driven businesses in which the productivity of the organization is closely connected with the productivity of the people and their habitation are coming up. 

The life span of a building begins from the stage of design, goes on to construction, operation, upkeep, renovation and in the end either leads to reuse or pulling down. People rarely realize that ‘initial building costs’ only make up around two per cent of the full lifecycle expense of a property. The operations and maintenance make up another six per cent of the cost of a building’s life cycle and the remaining 92 per cent is attributable to costs associated with people.

There are greater demands in housing and residential complexes in design, aesthetic, comfort, lighting, energy efficiency and security. Inventive engineering and design, more efficient products, added solutions for electrics, heat and light, communications, etc for increasingly advanced management and control systems for buildings are required. The architecture also counts for the performance and efficiency such as heat load reduction, glazing, and space saving design and natural ventilation and lighting.

An integrated approach to provide a ‘single window’ offering platform for adoption and maintenance of electrical installations, fire protection, building automation and operation, maintenance and asset management services would be of great help to consumers.

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Thursday, 1 September 2016

Decision on Under Valuation of property

                           Decision on Under Valuation of property


The Hon'ble High Court of Madras in its judgment dated 07-01-2009 in Government of Tamil Nadu, Commercial Taxes (JI Department), and two others versus S. Jayalakshmi and others has, inter alia, made the following observations while deciding the issue of under valuation of property for purposes of payment of stamp duty : 

In AIR 1982 (Mad.) l38 - Collector of Nilgiris at Ootacamund vs. MIs. Mahavir Plantations Pte. Ltd., ithas been held that: 

" The valuation guidelines prepared by the Revenue Officials at the instance of the Board of Revenue were avowedly intended merely to assist the Sub-Registrars to find out, prima facie, whether the market value set out in the instruments had been set forth correctly " 

The learned Judge in the said decision has taken into consideration the judgment of a Division Bench of the Madras High Court reported in AIR 1974 (Mad.) 117 - State of Tamil Nadu vs. Chandrasekharan, which considered rationale behind Section 47-Aofthe Stamp Act. 

In the above said decision, the observations made are as follows:- 

" ... we are inclined to think that the object of the Amending Act being to avoid large scale evasion of stamp duty, it is not meant to be applied in a matter of fact fashion and in a haphazard way. Market value itself as we already mentioned, is a changing factor and will depend on various circumstances and matters relevant to the consideration. No exactitude is, in the nature of things possible. In working the Act, great caution should be taken in order that it may not work as an engine of oppression. 

Having regard to the object of the Act, we are inclined to think that normally the consideration stated as the market value in a given instrument brought for registration should be taken to be correct unless circumstances exists which suggest fraudulent evasion " 

In (1994)4 SCC 595 - Jawajeenagnatham vs. Revenue Divisional Officer, Adilabad, A.P. and others, it has been held by the Supreme Court that in respect of market value to be computed under Section 23 of the Land Acquisition Act, Basic Valuation Register maintained by the Registering Authority for collection of stamp duty, has no statutory foundation to determine the market value and the evidence of price fetched in comparable sale transaction, is generally accepted as the best method to determine the market value. 

In 1999 (2) L. W. 231 - M.Ponnusamy and others vs. The District Collector, Erode and others, the act of reference made to the Collector under Section 47-A(2) of the Indian Stamp Act after lapse of two years and retention of the sale deeds after completion of registration came up for consideration and it has been held as follows:- 

" .It is essential to point out that before registration, the Registering Authority has to record that he has reasons to believe that the value of the property has not been duly set forth in the instrument. Only after recording such reasons, the Registering Authority has to complete registration of the instrument in question and thereafter alone, he could refer the same to the Collector under Sub-Section (1) of Section 47-A of the Indian Stamp Act. Such is not the case of the respondents term. 

" To this extent, the function of the Registering Authority is quasi judicial in nature and he has to come to a conclusion that the market value of the property dealt under the document had not been truly set forth and after completion of registration, he could make a reference At least some reasons should be recorded and immediately after completion of registration or sooner thereafter, a reference has to be made under Sub-Section (1) of Section 47-Aofthe said Act." 

"What is required under Sub- Section (1) of Section 47-A of the Indian Stamp Act is that the Registering Authority had to come to a conclusion before registration that the market value of the property, dealt under the instrument of conveyance or release, has been under-valued and he should have entertained reasonable belief in this respect and also, he should have recorded such a reason. Immediately after recording such reason, he has to complete the registration and thereafter refer the instruments to the Collector in terms of Sub-Section (1) of Section 47-A of the Indian Stamp Act. " 

Further, in another case a Division Bench of Madras High Court has taken into consideration the decision reported in S.P. Padmavathi vs. The State of Tamil Nadu, [1997(II) CTC 617 (DB)] (cited supra) and held " In the absence of document or material produced to show that the documents in question have been undervalued, the Registering Officer cannot decide the same and apply provisions under Section 47 -A of the Indian Stamp Act without forming an independent decision " 

In 2006(4) L.W. 695 - The Sub Registrar, Adayar, Chennai vs. Canara Bank, Saidapet Branch and another, the question came up for consideration with regard to the calculation of stamp duty in respect of value of properties which were subject matter of a compromise decree as fixed and directed by the Court.

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Wednesday, 31 August 2016

Thematic Interiors

                                            Thematic Interiors


When a single and specific theme or concept emphasizes the interiors of a home, they turn to become thematic interiors. There are different elements used in the process of decorating thematic interiors, and each one of the elements essentially helps in the form and function of the desired theme to create an uninterrupted conceptual flow. The Theme could either be consistent for the entire house or could vary from room to room.

If one single concept could be the common theme for the entire house, it could look monotonous and repetitive, So to avoid that, it is usually recommended that one opts for different themes for different rooms based on comfort and convenience. For instance, one can select a rustic theme for the living room or the bed rooms, but have a modular kitchen and bathrooms with vitrified tiles because of their functionality and ease of maintenance.

The Living room in a house is considered to be a formal area where one entertains the guests. Therefore it is natural that the guests could gauge the concerted and complete personality of the entire house just by observing the theme used for decorating the Living room. Depending upon the personal likes and individual tastes of the occupants, the themes used at the Living room could be Local, English or American.

For instance, if an ethnic Indian theme is wished to be highlighted, then accessories like brass inlaid solid teak or rosewood furniture, low divan style seating and bamboo chics instead of curtains could all be incorporated. The ambience could be further accentuated by placing electric lanterns, hookahs, jhoolas, urulis or even real life bullock carts if space permits as design elements in the room. The colour scheme here would most definitely be earthly greens, maroons, browns and mustards. Extra show pieces showing apt luxury would be bright coloured mirror works, throw cushions, or chics in pochampalli patterns. To consummate the ethnic look in total, one can even get mud cladding done of walls, with matchstick drawings. 

If an English cottage theme is wished for, one can go for white or natural rattan furniture interspersed with plenty of wrought iron and clear glass, with frilled floral curtains. The colour scheme here could be checked patterns in royal blue and yellow, with wooden flooring in white cedar, oak or pine. Plenty of fresh flowers in pristine white porcelain vases, and a curio shelf with small objects of d├ęcor would complete the cottage theme.

Since apartments usually come with a living-cum-dining concept, in most of the modern day houses the dining area is an extension of the Living room. The theme and the colour scheme used in the Living room can hence be extended to the dining space as well. 

So if one has an ethnic theme, one could go in for a solid hardwood six-seater or an eight-seater dining table and chairs with intricate inlay work. Or alternately a very low dining table can be tried using chowkies or wicker mats instead of chairs.
Master and Guest Bedrooms

Of all rooms, the bedroom will be the coziest and private of the places. The primary importance is given to comfort. Whatever be the theme, this aspect has to be considered. If the Moulin Rouge theme is liked and wanted to be highlighted, then the bedroom could be done up in fuchsia pink bedspreads with matching sheer or lace valances as window treatments. Even one could go in for a four-poster brass or wrought iron cot and it could be upholstered with a canopy and lace curtains. To complete a romantic picture, soft rugs, lots of throw cushions and soft lighting could be added. 

It will be comparatively easier to find themes for children's bedrooms. The available space is the main yardstick for following and experimenting with any theme. The fuse of bright colours is always recommended for the healthy and overall mental growth of a child. One can play around with a variety of themes like an aqua theme, a jungle theme, a sky theme, or a space age theme.

If an aqua theme is intended to be installed, one can create the illusion of an underwater world through the use of green and blue colours, colourful cut-outs of aquatic animals, carpet like a seabed and a bed that resembles a ship, wall to wall posters of the sea, ships or the shore, lamps made out of sea shells and conches, and an actual illuminated aquarium can add the required special effects and also heighten the aqua theme.

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Tuesday, 30 August 2016

Rs.50K compensation awarded to Flat Buyer

In Maharashtra a District Consumer Forum has held that not executing a sale agreement and handing over possession of a booked flat, inspite of receiving a substantial part of the payment, amounts to deficiency in service on part of the developer. The forum has directed the defaulting developer to pay a compensation of Rs.50,000. The additional Thane district consumer forum has also ordered the developer to hand over possession of the flat within 45 days, to ex-serviceman Balaji Shinare, in the building constructed by the builder at Kamothe in Navi Mumbai.

The developer had promised the complainant the he would execute a sale deed for the flat, but failed to do so and had tried to register a sale deed for the said property in another person’s name.

The complainant in his complaint had alleged that he had booked the flat in October 2010 by paying booking amount of Rs.3.1lakh, the total cost being Rs.15.49 lakh. He had agreed to pay the balance consideration amount in 12 instalments. Upto April 2011, Shin are had paid Rs.9.2 lakhs and the developer had promised to execute the Sale Deed of the flat in that month itself. The complainant a retired Air Force personnel was ready to pay additional amount of Rs.90,000/- towards stamp duty and registration charge. He had also paid another installment as demanded by the developer. 

The developer allegedly did not execute the sale deed and ignored the repeated requests of the complainant. Shinare went to the sub-registrar’s office at Panvel to find out the status of the flat. He learnt that the developer had registered the sale deed for the flat in some other person’s name.

Aggrieved by this he approached the consumer forum in March 2012. The developer failed to respond to the notice issued by the forum. The forum decided the case on the basis of documentary evidence submitted by the complainant and held the developer guilty of deficiency in service for failing to complete the transaction, hand over the ready flat, despite receiving substantial consideration.

The court also directed the builder to execute a sale deed in favour of the complainant, who will pay the balance amount while taking possession of the flat. The forum further directed the developer to pay compensation of Rs.50,000 to Shinare for the mental agony suffered by him.

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Saturday, 27 August 2016

Bangalore South & North – witnessing growth in Apartments


There has been a high growth of apartments in the Bangalore South and East close to suburban BBMP limits in recent times. This is mainly due to fast commercialization of the central residential areas especially Jayanagar, Koramangala and Indirangar.

More than eight projects are coming up closer to suburban areas in these zones in the last two months. Mr. Nagaraja Reddy, President of the Confederation of Real Estate Developers’ Association of India (Credai), Bangalore has said that the residents of Jayanagar, Koramangala and Indiranagar have been looking for apartments in these zones unable to cope with the higher cost and commercialisation of the central areas.

He has further said that, the central residential areas are witnessing an increase in number of companies and shops. This has lead to increase in traffic and the floating population in these areas. Even though commercialisation of residential areas has started in the late 90s and early 2000, the last three years has seen intensified commercialisation of these areas. Of late many residents of these areas are feeling the need for living in self contained apartments even if located a little away from the city centre. These are mostly middle-aged to elderly people who don’t need to travel too much. But, some youngsters are also showing interested in properties located in these areas.

A resident of Jayanagar 8th block has recently moved to Konanakunte in Bangalore South. He has said the area near J.P.Nagar, 6th Phase and Jayanagar 8th Block where he lived earlier has seen coming up of more shops and restaurants which has brought more traffic and people. A trend in these residential areas is that parts of houses are let out to software companies, fabric shops etc. this fetches more rent to the owners. In some cases where the houses are old are demolished and in place of them restaurants, jewelers stores and textile shops are coming up. Old residences are under pressure to be sold to make way for these commercial ventures. Many households in Jayanagar 5th block have converted their houses into commercial ventures.

The scenario in Indiranagar is quite different. The posh locality close to 100ft Road is having very big sites. The old houses are demolished and in their places four storied houses are coming up. One entire floor is reserved for office space with built in parking. The owners are getting benefited as the rent from the office space helps to repay loans and balance family requirements. In some cases where entire houses are demolished restaurants are being set up on and near 100 ft.road and CMH Road very close to 100 ft.road. This has resulted in apartments moving from city centers to suburbs. Since, the calm environment is disturbed in these areas residents as well as new residents are moving towards apartment’s complexes coming up on entire ring road in Bangalore East. 

Koramangala has also lost its ambience as a peaceful residential area. The entire stretch of 80 feet road and the areas behind St.John’s Hospital has become a commercial hub, replete with Malls, showrooms, hotels, restaurants and offices etc. The main area is crowded especially in the past three to four years. The outer edge of Koramangala is alright for residents for the time being. As a result more and more apartment projects are coming up in sarjapur road near Kudlu and other suburban areas.

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