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Showing posts with label Real estate. Show all posts

Friday, June 23, 2017

IT Professionals; Soft Target of Real Estate Mafia

Vietnamese Buddhist monk and peace activist Thich Nhat Hanh says “In the past there were people who were not rich but contented with their living style, laughing and happy all day. But when the new rich people appear, people look at them and ask, 'why don't I have a life like that too, a beautiful house, car and garden, and they abandon their values” . Recently I got a call from IT Professional. He wanted to buy a piece of land, the plot has got permission from Godown NA. He wanted to build a house. Even after knowing that what he was doing was illegal , he was ready build a house there just because he has lot of money to waste.I won’t say that all the new rich people have abandoned their values. But most of those do have. In this class IT professionals number is slightly high.

Though not legal but we can understand if someone who doesn’t have a home to live, builds a illegal construction or lives in slums. But when the people who call themselves to be educated, if they buy illegal flats or plots, as mere luxury or investing? then what to say?. Just because of such so called investors or buyers most of the laws like ceiling on agriculture land holdings, prevention of subdivision of agriculture land, environment law etc. are being blatantly violated in the Maharashtra.

In the past few years in Pune and surrounding many big projects, townships have emerged. However hardly any of these projects have followed all the legal requirements.Project proponents hardly give any information to potential buyers unless they invest something. Even they don't share survey numbers with buyers and these buyers also pay initial amount without verifying authenticity of the the property.

For the past few years,Maval and Mulshi talukas of Pune District talukas have become a major attraction in the field of land dealings. In the name of proposed Non-Agriculture Plots, Proposed Townships, proposed housing project the Mafia had started to fool the so-called investors. They do all illegal activities hand in glove with public authorities.

In past few years the business related to Information Technology has flourished in Pune. And as the income of the employees in this business is slightly high, a separate class of investors has cropped up. As this new class is related to information technology and for many other reasons, they visit advanced countries. While buying flat or plot in India they compare the situation with the developed countries.They start dreaming same scenario here.

As the Mawal and Mulshi Talukas received a boon of nature. Naturally the land mafia cashed the opportunity. They started showing same dreams to these investors.And thereafter where use of simple spade was banned by legislation , the plush projects started to come up. These Mafia didn’t care about any law at all. From then on Bungalow, flats and plotting schemes on luxury or scenic places began to rise.However most of the tmes these luxury or scenic places are on paper only.

As this new class of investors was easily huntable. Mafia look at it a soft target. Not only that, this class is always ready to get hunted itself by Mafas. This class do not bother to see if any law of this country is being violated or how. Even if someone brings it to there notice they easily say ‘India mein to yeh sab chalata hai”. That is the reason why large number of IT professionals have also invested in the Templar Daily Real Estate Pvt Ltd. which has cheated thousands of investors in Mumbai and Pune by running the fraudulent investment plans like ‘BuyBack’or “double your money”.

Tuesday, May 9, 2017

It's now final, RERA will not act against illegal constructions..

Giving full stop to the discussion on whether Real Estate Regulatory Authority (RERA) will act or not on the illegal projects that do not register themselves with it, the Maharashtra RERA has categorically given indications that it will not act against the illegal projects that do not register with it.In an official reply to this writer RERA has said that the complaint should be filed with the registration number given to that specific project. The big question is, then why the projects that have violated all the rules and regulation and cheated people will get registered with RERA and invite unnecessary trouble for themselves? .

This writer had filed complaint with RERA to take suo motu action against a plotting scheme named Rose city by Temple Rose Real Estate Private Limited ( TRREPL) in Pingori village of Purandar taluka of Pune district.TRREPL sold around 5,294 plots on the claim that there were 'proposed Non Agriculture (NA)' plots. It has also uploaded the names of the plot purchasers on its website, however there is no sale deed registered with the Department of Registration. Pingori village in Purandar taluka of Pune district is surrounded by hillocks from three sides. Almost 80% of the land is a hilly terrain and hence cannot developed into a township, or for residential/industrial purposes.No permission of township or Non agriculture has been obtained or applied for.

Moreover the land never belonged to TRREPL . It erlier belonged to its sister concern Temple Rose Live Stock Farming Private Limited ( TRLSFPL). However TRLSFPL has also sold that land to somebody else. That means (TRREPL) doesnt have any land to develop. So question of obtaining permission from any authority for it’s project or registering with RERA doesn’t arise at all. Even then it is still advertising the said project . It has also launched several other such illegal projects in Maharashtra. The list was such projects was also supplied with the complaint.

As per The Real Estate act 2016 no promoter is allowed to advertise, market, book, sell or offer for sale, or invite persons to purchase in any manner any plot, apartment or building, as the case may be, in any real estate project or part of it, in any planning area, without registering the real estate project with the RERA. However projects that are ongoing on the date of commencement of the Real Estate Act and for which the completion certificate has not been issued, 90 days period has been given to register those with RERA. But what about the projects that are totally illegal and can not be registered with any authority including RERA and still are advertising or selling the plots or flats ?. When RERA is not going to act against such projects on complaint or suo mottu then who will act against them ?

Actually as per the Real Estate Act, the RERA on a complaint or suo motu, relating to this Act or the rules of regulations made there under, it may, by order in writing and recording reasons therefor call upon any promoter or allottee or real estate agent, as the case may be, at any time to furnish in writing such information or explanation relating to its affairs as the Authority may require and appoint one or more persons to make an inquiry in relation to the affairs of any promoter or allottee or the real estate agent, as the case may be. But when RERA says that it will take action on the projects registered with it only then why the promoters of illegal projects will bother to register their projects?

The reply given to this writers complaint is reproduced here as it is

We are in receipt of your complaint sent through email dated 05th May 2017. The said complaint is against Temple Estate Pvt. Ltd. for unauthorized construction carried out by the said developer.

In this regards, this is to inform you that the promoter of the Real Estate Project has to register the upcoming or ongoing project/s for which occupation certificate is not issued with Maha-RERA within a period of 90 days from the date of establishment of Real Estate Regulatory Authority under the provisions of Real Estate (Regulation & Redevelopment) Act, 2016. After 90 days you can file online complaint by obtaining Registration number of project from Maha-RERA website

It appears reply is copy paste one, because complaint was not against the unauthorized construction it was about authorized plotting scheme.In complaint itself all the facts about why TRREPL will not register with were mentioned . Then what was the point in saying that after obtaining Registration number of the project with RERA only you can file complaint ?

Actually the real estate act was brought to ensuring Transparency & Efficiency in real estate sector in regards to sale of plot, apartment, building or real estate project and to protect the interest of consumers in real estate sector. However the way RERA has replied to this writers complaint there is no hope that largely unregulated business of illegal construction will stop and buyers will get sigh of relief.

Thursday, March 30, 2017

EoW Pune to Have Dialogue With Investors of Temple Rose Real Estate

Earlier Investors in temple rose real estate (TRRE) schemes were running from pillar to post when they realized cheating. But things were not going in positive way because the stooges of company were already mixed with them pretending themselves as gullible investors. These stooges were misguiding real investors.However Now Economic offences ( EoW) wing of Pune Police has taken positive initiative and has decided to have dialogue with investors of TRRE investors.The dialogue will be held at the conference hall at headquarters of pune police in camp at 9.30 AM to 11.oo AM on Saturday 1^st april 2017.Inspector Rajesh Puranik ( Phone No 9870196071) of EoW will listen investors complaints

Image courtsey canstockphoto.com

The basic problem with such investors is that, they never see or insist for correct document when they invest. This thing becomes hurdle in to file or lodge a complaint.The operators of such schemes promise victims high returns on their investments but instead of investing their funds, the perpetrator use their commitments to pay off earlier losses and take a cut for themselves. As the scheme progresses, the number of victims and the size of their combined losses grow exponentially.These operators appoint smart staff and agents. Most of the time staff and agents get paid more than what they deserve and hence they don’t hesitate to deceive own relatives or acquaintances .

Image courtsey politicalgraffiti.files.wordpress.com

Saturday meeting is for TRRE investor. We will keep on discussing investments in so called proposed N-A Plots, Villa plots, farmhouses , affordable housing, double your money by investing in plotting or plantation schemes etc. in RTI KATTA. RTI KATTA is a platform to empower oneself through discussions amongst each other to solve their problems by using Right to Information and other acts, Every Sunday at Chittaranjan Watika, Model Colony,Shivaji nagar, Pune, between 9.30 to 10.30 A.M.

Relate Stories

Temple Rose Plotting Scam Exposed

Lust of gullible investors for heavy returns is the reason behind flourishing fraud investment schemes

Number of fools who want to get cheated is multi million times more than the actual cheaters in Ponzi Investment

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Friday, February 10, 2017

Temple Rose Real Estate Scam is an Organised Crime...

Temple rose real estate scam is organised crime also. There is team of 15 to 20 persons who are involved in this entire scam. You will find their names almost in every temple rose project as a genuine buyer . But at the same time they are involved in land deals for same or other projects with temple rose directors in all over Maharashtra. They pretend themselves as genuine plot buyers to deceive other genuine investors only.

Image Courtsey timesofindia

And that may be the reason when temple rose real estate scam was exposed so many plot buyers called this writer but very few turned up for the meeting held there after for any further action. This happened because genuine plot buyers are scared & scattered and others were just stooges of the company itself. Unless plot buyer get united, there is hardly any possibility of getting their money back or plot.

Fear of losing money already invested may be another reason that duped investors don’t come forward to take action on such scammers. One person wrote this writer after he read post on Temple Rose city scam. He had bought a plot in their Rose City PH-1, Pingori Project. He had already paid them EMIs for around 2 years and stopped paying since last 1.5yrs.When he visited their office in Pune they again convinced him but asked him to pay the remaining money after they get the NA. He eventually did nothing for 1.5 year. Now how can the plot that was not in possession of Temple Rose Real Estate (TRRE) and the plot Temple Rose Live Stock(TRLS) has already sold can be NA? .

Another example is of rose city Phase VII .Actually Rose city phase I to VI were related to survey no 810 and phase VII was related to survey no 827.As per temple rose website there are still some plots available for sale. However they have already sold all that land . They had done same thing in case of rose city other phases.

Temple Rose have broke almost all laws , rules and regulation regarding land deals and income tax also. Off course they have done all these crimes hand with gloves of public authorities in Maharashtra. Needless to say they why such authorities would have done so. Under the Bombay Tenancy and Agricultural Lands Act, 1948, no person can purchase agricultural land in Maharashtra if he is not a farmer. As well there is ceiling on holding agriculture land by a genuine farmer and ban on dividing agriculture lands. Almost in all the land deals TRRE has executed with registration department there nothing mentioned how money for particular deed was paid or received?

Agreements with plot purchasers are not done properly also .Actually documents for real estate have to be registered at the department of registration. Notarised sale deeds doesn’t bear any value. However notarization was also not done properly. When asked everybody denied that notarization was done before the notary. Attesting affidavits in the absence of its executants or deponents and authenticating instruments without verifying the identity of persons coming for attestation and the fact of execution is illegal. And stamp paper that documents are notarized on has to in the name of either of the parties to the Deed , that has also been not followed by Temple Rose.

So called Transparency is another funny part of Temple rose real estate scam. They have displayed names of the plot holder on their website. There is “ view detail” option to check details of that certain plot. But to view that option you need to have application number. However none of the lot holder this writer came across had such application number.

In the nutshell everybody involved in the activities of Temple Rose Real Estate Scam has played a significant role in its crime and hence it falls in the category of organised crime . Criminal activities that are planned and controlled by powerful groups and carried out on a large scale Fall in that category.

Friday, May 6, 2016

Builders and bankers cheating government and buyers in Pradhan Mantri Awas Yojana

Affordable housing is the buzzword since last many years in India. Government floated many schemes under this name . IT also provided lot of concessions , subsidies and incentives to flat buyers as well as builders. However none of those schemes could provide benefits of schemes to real needy persons. Because there was no control or authorities to check whether beneficiaries of such schemes were genuine or fake. Pradhan Mantri Awas Yojana ( PMAY) may achieve same fate if proper care is not taken in its early stages. In PMAY also government has given subsidies to flat buyers and builders.

Photo courtesy apherald.com

To make available homes to really genuine beneficiaries, the government has put some conditions under PMAY guidelines. There are four schemes under PMAY. However sine last few months builders are advertising about only credit linked subsidy scheme (CLSS ) . Most important factor of CLSS is that it is applicable to 4041 statutory towns only . And to avail benefits of CLSS beneficiary must be resident of that urban area (Town) only. States/UTs at their discretion, may decide a cutoff date on which beneficiaries need to be resident of that urban area.

The government has put a condition of residence to make available homes to really needy persons near their workplace only. However by providing these home to non-eligible persons builders and primary lending institutes (PLI) are blatantly flouting these conditions. This is the reason that earlier affordable housing schemes failed and couldn't provide the home to whom they were meant for.

To avoid duplication or misuse of the scheme PLIs have to take NOCs quarterly from State/UT Governments or designated agency of State/UT Governments for the list of beneficiaries being given benefits under credit linked subsidy. State Level Nodal Agency (SLNA) identified by State/Union Territory (UT) for implementing the mission has to facilitate the identified eligible beneficiaries in getting approvals and documents etc., to avail credit linked subsidy. Housing and Urban Development Corporation (HUDCO) and National Housing Bank (NHB) have been identified as Central Nodal Agencies (CNAs) to channelize this subsidy to the lending institutions and for monitoring the progress of this scheme . However none of the CNA or SLNA are doing their job and hence builders hand in gloves with PLI's cheating innocent people.

In Maharashtra's case Maharashtra housing and development corporation ( MHADA) is SLNA. However, MHADA hasn't prepared any list of beneficiaries . Hence, PLI's and builders are also flouting the conditions blatantly . Not only that , they shamelessly advertise fake beneficiaries as genuine and bring other in their net

The PLI and builders are also flouting the norm that the beneficiary family should not own a pucca house (an all whether dwelling unit) either in his/her name or in the name of any member of his/her family in any part of India . This condition is there to ensure that the real homeless people should get home. However, the builders are encouraging investors and second home buyers to take advantage of CLSS.

Actually, Beneficiary of CLSS has to apply for a housing loan directly or through the Urban Local Body (ULB) or the local agencies identified by the State/ULBs for facilitating the applications from intended beneficiaries. And PLI 's are supposed to link beneficiary identification to Aadhaar, Voter Card, any other unique identification or a certificate of house ownership from Revenue Authority of Beneficiary’s native district to avoid duplication. Builders and PLI's are flouting these conditions also.

In the nutshell, builders and PLI's have started encouraging non-eligible persons to invest and buy the flats under CLSS depriving really homeless persons from having his/her dream home. If proper care is not taken in time the PMAY will met also same fate as earlier schemes. homeless people will remain homeless and builders and PLI's will steal all the benefits meant for homeless.

CREDAI should clarify on 1 BHK flat for rupees 5 lakh

Officials booked , What went wrong with Maple Groups 1 BHK flats for Rsfive lakh, as a part of PMAY ?

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Friday, October 23, 2015

Builders can’t sell common areas & amenities, Bombay HC

The Bombay High Court (HC) recently clarified that the Promoter/developer has no right to sell any portion of the building which is not a flat and the entire land and the building has to be conveyed to the society.The only right which remains with the promoter is to sell unsold flats .HC further observed that selling of common amenities like the basements, cellars, yards, gardens, parking areas and storage spaces is contrary to the development agreement and the provisions of development control regulations.

Photo courtsey http://1.bp.blogspot.com/

In pune and surrounding area sale, lease and commercial use of common amenities by builders’ promoters is common phenomenon, be it cooperative housing society, township, Special Township or any other complex. These people sale or lease common amenities or charge fees to the members for the amenities that are meant free for them. The recent judgement is setback to such activities.

Council for petitioner in this case submitted that those construction which were without consumption of any FSI were forming part of the common amenities and belong to the petitioner no.1 society for the benefit of its members and no interest of any nature whatsoever could be claimed by the respondent developer in respect of such common amenities and thus no third party rights in respect thereof can be created by the respondent developer .

photo courtsey cruxcatalyst.com

In support of this submission, counsel placed reliance on the judgment of Supreme Court incase of Nahalchand Laloochand Private Limited vs. Panchali Cooperative Housing Society Limited (2010) 9 SCC 536 and in particular paragraphs 54 to 65 and submitted that the promoter has no right to sell any portion of the building which is not a flat and the entire land and building has to be conveyed to the petitioner. The only right which remains with the respondent no.1 is to sell the unsold flats and has no right to sell any stilt parking spaces or any area forming part of common amenities exclusive parking area allotted to the respondent developer under the said development agreement.

The Bombay high court through its order restrained a city builder from selling the common areas of a newly constructed building, Anand Villa, on Linking Road, Santacruz , Mumbai.In this case respondent developer had created mortgage in respect of some part of the common amenities illegally along with three commercial shops. HC also restrained the respondent developer , their servants, agents and/or representatives and/or any other claiming by, from, through or under them are restrained by an order of injunction of this court from in any manner transferring, encumbering, alienating, or creating any third party right

Wednesday, September 9, 2015

Beware ! NGT Fines Mumbai Builder, Be Prepared to Lose Property & Money

The National Green Tribunal (NGT) has fined Mumbai builder for violation of Environment norms. NGT has also asked Project Proponent to not to create third party interest until he amends the plan and deposits the fine. This and earlier same judgments will have long lasting impact on real estate industry. Especially Pune being hub of illegal real estate projects. Recent judgments on violation of environment norms show that courts are not ready to pardon environment violation on account of fait accompli. And that is the reason project proponents and property buyers need to worry and take precaution.

Photo courtsey www.tolerance.org

There are so many real estate projects that have started or completed without obtaining necessary environment clearance (EC) . Even in some cases builders have forcefully given possession to flat purchasers. Everybody who are about to book, booked or have taken possession in such project need to be cautious because in that case even after taking possession if NGT or court asks to amend plan, property buyers may have to wash their hands of said property.

In this case project was started without obtaining EC and there after EC was given but SEAC turned a blind eye to the construction carried out in violation of environment norms. NGT didn’t cancel said EC but asked project proponent to amend the plan of the sale building, get it approved as per law and asked him not to proceed and not to create third party interest by way of sale, transfer, assignment, lease or parting with possession of any portion of sale building/component in any manner whatsoever shall be made unless the amounts as directed are paid and necessary amends to comply with the directions to provide additional parking spaces are made.

In pune and around more than 150 projects have started construction without obtaining EC and there are some projects to whom EC has been denied. However in these both the cases either project proponent has forcefully given possession or some have willingly taken possession. If we look at recent judgments on violation of environment norms it seems that courts are not ready to pardon environment violation on account of fait accompli. And that is the reason project proponents and property buyers need to worry and take precaution.

Photo courtsey politicalhumor.about.com

NGT also observed that the project proponent violated the EC Regulations, 2006 by undertaking construction before the EC was granted and thereby denied the realistic environmental safeguard to be in place. NGT also said that it may not be possible to determine compensation on account of violations of EC Regulations with consequential untold damage to the environment and with some exactitude, but that should not be the reason for the project proponent to avoid their liability in that regard. The NGT has already held that non-compliance of environment norms would be of serious consequence, not only on environment but upon the society at large.

And hence NGT has asked project Proponent priyali builders to pay and remit a sum of Rs. 3 crores to the Authority, specified under sub-section (3) of section 7(A) of the Public Liability Insurance Act, 1991 ( PLI Act ) to be credited to the Environmental Relief Fund within a fortnight. PLI Act is an An act to provide for public liability- insurance for the purpose of providing immediate relief to the persons affected by accident occurring while handling any hazardous substance and for matters connected therewith or incidental thereto. In this case collector is an authority to recover such fines. NGT has asked this sum to credited in the Environmental Relief Fund within a fortnight.

NGT also asked respondent priyali builders pay an amount of Rs. 32,63,600/- being market price of the deficient recreational area as on March, 2014 to the Maharashtra Pollution Control Board for incurring expenses on Environmental and ecological rehabilitation within a fortnight.

Photo courtsey www.climateactionreserve.org

Recent NGT judgments are eye opener for builders violating environment norms and also for the property buyers who ignore such things, ignorance of law can not can be excuse to pardon to wrong doings. Builders cheat when property buyers become emotional fool. Now its up to property buyers to decide next course of action. Actually stopping such illegal activities is responsibility of concerned authorities and officials but when they become party to such cheating, property buyers need to take this responsibility on own shoulders.

Monday, January 5, 2015

Is Carpet Area of your flat less than promised? File complaint with LMD.

Flat buyers can now file complaint against builder if he /she get less Carpet area than promised in agreement. In a first-of-its-kind case, the legal metrology department (LMD) has seized a flat of a housing society building in Mulund. It was found that the builder had cheated the buyer on the Carpet Area .

Mulund resident and interior designer Nitin Dharap had approached LMD when he got less Carpet Area in his sixth floor flat of the ten-storied Purvanchal Housing society in, Navghar, Mulund. It was less than promised in the agreement. After Dharaps’s complaint LMD Then carried out a panchnama. It was found that flat was 3.7262 sq meters (more than 30 sq ft) The flat was then seized. LMD is also process to initiate a criminal complaint in this regard

Short delivery, excess demand and overpricing are offences and lead to penalties, if consumers file a complaint.

Deterrent penal provisions are prescribed for errant traders and other persons under the Legal Metrology Act. Such offenders are brought to book and punished accordingly. There is a provision in the Act to compound prosecution cases at the department level if the offender has committed an offence for the first time. Under such circumstances, the authorities impose compounding fees upon the offender and the matter is settled at the department level. However, if the option is not exercised by the offender to get it compounded at the department level, then the case is sent to the judicial magistrate first class (JMFC) or a metropolitan court. In that case, it attracts the provision of Criminal Procedure Code as it is treated as criminal case.

According to Mr. Pandey, inspector general (IG) Of LMD, even builders who are selling properties using sq ft, instead of sq meters, for measurement can be booked under the Act. “This is because, in 1956, the Indian government passed a Standards of Weights and Measures system to introduce metric system based on Punjab Act. The metric system began in October 1958, making metric weight mandatory by October 1960, and the metric measures mandatory by April 1962 banning all other systems.”

“Puranik Builders published an advertisement that promised 45 sq ft free. LMD then issued a notice to them. Now, the advertisement says 45 ‘smiles’ instead of 45 sq ft. No builder can sell property on square foot basis as it is illegal.

You too can write to Legal Metrology, Maharashtra at dyclm-mh@gov.in or to IG Sanjay Pandey at sp102001@yahoo.com

Related Stories

Henceforth you will not get property space less than promised by builders

Pune - hub of illegal Real estate activities, More than 150 projects violated Environment clearance norms

Builder cheats when property buyers become emotional fool

what is the future of the projects that have violated environment norms ?

After spending lakhs of rupees residents of “Palladium Grand” beg for drop of water

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Wednesday, December 24, 2014

After spending lakhs of rupees residents of “Palladium Grand” beg for drop of water

The residents of the Palladium Grand complex located at Dhanori, Pune are forced to come on the street .They staged candle march to express their anguish, frustrations for almost no supply of potable water as well bore well water. Meanwhile In its 20^th meeting of State environment assessment committee (SEAC) has asked State Level Environmental Impact Assessment Authority ( SEIAA ) to take Tamashaa called necessary action as per MoEF guidelines against project proponent Raojee constructions.

This project must have taken at least three to four years to complete. Meanwhile nobody in India including so called educated flat purchasers dared to ask two builders and promoters M/s. Raojee Constructions (Director - Shri. Suresh Tingre) and M/s. Shreyas Shelters (Director - Shri. Kolhatkar) the legality of their project.

Flat buyers paid money innocently (?) and every body having authority to take action on these builders extorted money from builders to keep mum. After being obligated how will they dare to take action on Builders?. SEAC has asked to sent a notice because project proponent has commenced the work prior to environment clearance certificate. However basic question is,has the builder obtained necessary commencement certificate?. If you ask residents of this project, they are also not aware of it.

Now what option these residents do have?. I guess only begging outside own premises will not help. They should file criminal cases against builders in courts. Palladium grand is best example for others who have booked flats in projects to whom notices for violation of environment norms have been sent.

What palladium Grand Residents say about their problems

1. Drinking water facility is not provided since the beginning: Even though Builders were given PMC connection, they diverted this to their own houses and nearby complexes to get completions certificates and make professional profits.

2. We have sent detailed representation to the builders with cc to Pune Municipal Corporation Commissioner and the Commissioner of Police. Builders have chosen not to respond to the letters. This letter is available at http://helppalladiumgrand.blogspot.in/2014/12/water-supply-letter-of-notice-to.html

3. Borewell water supply was discontinued abruptly since June 2012. Even after repeated requests, Builder denied us a supply of water. On the contrary they (especially Mr. Suresh Tingre) used abusive language and violent means to silence us.

4. The Builders deliberately delaying society formation processes. This is in spite of the directives from DDR.

5. Builders are writing offensive letters to the residents in order collect the VAT from the residents, which is illegal as per Supreme Court order dated 27 September 2014.

6. Fire safety infrastructure in the complex is sub standard and has not been certified in recent years. Even after our repeated requests, builders have failed to produce fire safety certificates.

7. LPG connection lines are run in open areas and as a result threat of fire and gas leakages is constantly hanging as a sword on the residents.

8. Essential life saving services are not operational in the complex e.g. elevators. There are no service elevators installed.

9. Rain water harvesting system is not in place, which is clear violation of the PMC norms.

10. Drainage system is not complete; as a consequence wastewater is being released outside, causing health problems (e.g. Dengue and other communicable diseases).

11. Garbage disposal system and composting plant is not functional, which is also a violation of PMC norms.

12. Builders (especially Mr. Suresh Tingre) have been using abusive language and have even attacked the residents. At least one FIR is filed against him in Vishrantwadi Police station in 6 April 2014. This has been reported in the press as well.

13. This project was conceived as one of the best in the area, especially for swimming pool, gymnasium and other amenities. However, since the beginning swimming pool is not functioning. Many of the equipment’s from the gymnasium were taken away by the builders to the other complexes to get completion certificates. Similarly other amenities are neither completed nor provided.

14. There is only one access road to the complex. We have asked for separate in and out road, which has been denied to us. Boundry walls are on substandard nature and not as per the PMC norms. As a consequence we are constantly under the threat of theft.

15. Builder has not provided the open space for recreational and garden facility to the Pune Municipal Corporation. We have asked him time and again to provide such a document if he has transferred the land to PMC, which has not been complied with.

16. Are we not worthy enough to be treated like human beings?

17.We do understand that Builder(s) have got an access to Pune Municipal Water. If this is correct, where is this water going? Are the builder(s) making financial gains by diverting this water or using it for purposes other than it is intended for?

18.Why is that officers of the Pune Municipal Corporation are not taking sue moto action against the builders? If Builder(s) are indeed diverting water elsewhere and using it for other purposes, then is it not theft of nation’s natural resources - just like 2G and coal scams?

Number of fools who want to get cheated is multi million times more than the actual cheaters in Ponzi Investment

Will real estate bill really stop unfair practices in housing projects ?

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Thursday, December 18, 2014

Builder cheats when property buyers become emotional fool

Since long I was wondering how easily real estate Industry is making home buyers fool, Why people don’t understand or don’t obtain proper information before buying flats. Are they always scared of builders? May be, but builders never force any body to buy a property. They just portray a lucrative picture and hallucinate home buyers. Then how do these young generation fall in trap of cheater real estate industry.

I asked this question to so many people and sane builders ( Yes there are few).But no body could answer properly. Then one of friends’ Shirish Joshi put the following theory.

Now a days , boys /girls have lot of money at age of 28 /30. They can either invest in shares or in real estate. They check or some websites and tempt to buy flats. They don't think twice that they should enquire properly before buying. Another thing is, their parent could buy house at age of retirement, and they want to show that they can buy at younger age. In a haste they think no one should obstruct them even though it proves wrong decision in future.

I found this theory believable. When I searched on this line on internet I found 3 Emotional Mistakes Home Buyers Make

1. Home Buyers Don’t Remove the Rose-Colored Glasses , When people look for their first home, they often romanticize it. They look for their “dream” home through rose-colored glasses.

2. Home Buyers Lose Control while buying home

3. Home Buyers Aren’t Decisive

Another mistake they make is, they believe to much on real estate agent or sales manager of builder. But one should not forget that these people always work for builder benefit and not for home buyers.

Another most important factor is every bodies apne India me itna to chalta hai attitude. Whenever any illegality comes forward many people take it too lightly. But they should not forget that in such a case builders will not come for any body’s rescue

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Tuesday, December 16, 2014

Henceforth you will not get property space less than promised by builders

Henceforth government of Maharashtra has made it compulsory for builders to obtain a certificate from legal metrology department regarding measurements of flats. Without this certificate sale deed will not be registered. This has been done taking into consideration complaints of buyers that some builders provide lesser space than promised in the sale agreement.

Also henceforth the properties will be measured in square meters rather than square feet. It was always difficult for flat buyers to understand and prove that he has received space less than promised and had to depend upon architect’s version who usually is builder’s man.Normaly buyers are not aware about how to calculate the area of his flat. Then forget about complaining about it.

There are always several complaints against builders such as deficiency in service, improper amenities, lift not working, ceiling leakage, improper drainage system, and incomplete fire safety system, low quality wiring, improper water provisions, not providing the occupation certificate etc. and lesser space than promised was also one of them. But government has always failed to impose some regulation this sector.

There are several options before flat buyers if feels of deceiving like filling civil suit in a Civil Court, complaint before the consumer Forum, approaching appropriate authorities or

Filing Criminal Case. However proving his case is always a task for flat buyers. But at least now in case of area less than promised he has some hope.

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