is buying plot in Gunthewari secure?|गुंठेवारीत प्लॉट घेऊ का?


हिंजवडीच्या आसपास अनेक प्लॉट्स आहेत, जिचा गुंठेवारी प्लॉट आहे, मी हे प्लॉट खरेदी करू का?
हा  सामान्य प्रश्न आहे, शहराच्या मर्यादेत जेव्हा नए प्लॉट मिळविण्यासाठी निर्बंध आहे . 
गुंठेवारीमध्ये शेतीसाठी जमीन आहे आणि ते स्वतःचे खाजगी लेआउट करतात आणि विक्री सुरू करतात.
बॉम्बे प्रिव्हेंशन ऑफ फ्रॅगमेंटेशन एंड कन्सॉलिडेन्शन ऑफ होल्डिंग्ज अॅक्टच्या अनुसार, 11000 चौ. फीटपेक्षा कमी शेतीचा प्लॉट विक्री करता येत  नाही.
परंतु हे प्लॉट्स १००० चौरस फुट आहेत, आणि त्याचे रेजिस्ट्रेशन होऊ शकत नाही 
जर गुंठेवारी कायदेशीर नाही तर प्लॉटचे कागदपत्र कायदेशीर आहे काय?
हे कायदेशीर नाही, एकत्र ७/१२ करून ११ जणांचे १००० चौ. फीट चे सेल डीड दिले जाते . असे ७/१२ ओनलाईन दिसत नाहीत. 
गुंठेवारी प्लॉट खरेदी करण्याचा फायदाः
  • शहराच्या मर्यादेत हिंजवडी, वाघोळी, चाकण इत्यादीसारख्या मोठ्या ठिकाणांमध्ये प्लॉट मिळतो 
  • आपल्याला एका फ्लॅटपेक्षा  कमी किंमतीत शहरात घर बांधता येते . 
  • नॉन अॅग्रीकल्चर प्लॉटपेक्षा स्वस्त
  • तो 2013 पूर्वी खरेदी केला आणि 7/12 स्वतंत्र असल्यास, तो सुरक्षित व्यवहार आहे.

गुंटवारी प्लॉट (11000 चौ. फीट पेक्षा कमी) खरेदीचा तोटा:
  • प्लॉट 11000 स्क्वेअर फुट पेक्षा कमीतकमी असेल तर कायदेशीररित्या प्लॉट नावे  होत नाही 
  • 7/12 स्वतंत्र होत नाही 
  • सरकारद्वारे प्लॉट मंजूर नसल्याने  कोणत्याही वेळी कारवाई होऊ शकते . 
  • बेकायदेशीर घरावर सरकार कधीही कारवाही करू शकते. 

There are many plots around Hinjewadi stating its gunthewari plot,Should I buy this plot?

This is general question,in city limit when there is restriction in getting non agriculture plots.
In Gunthewari people have agriculture land and they do private layout of their own and start selling.
As per The Bombay Prevention of Fragmentation and Consolidation of Holdings Act, agriculture plot below 11000sq ft can not be sold.
But these plots are of  1000sq ft,its around guntha so private plots are called gunthwari. 

If Gunthewari is not legal then is documentation of plot is legal?
Its not legal,but people manage it by giving combine sale deed of 1000sq ft 11 plots and commit as 7/12 Will be given
Benefit of Buying Gunthewari plot :
  • You get plot in city limit hot locations like Hinjewadi,wagholi,Chakan,etc
  • You get house in city in less cost than a flat
  • Cheaper than Non agriculture plot
  • If its bought before 2013 and separate 7/12 is available,then its secured transaction.

Disadvantage of Buying Gunthewari plot(below 11000sq ft) :
  • Plot is not legally transferred in combine sale deed below 11000 sqft 
  • No individual 7/12 provided
  • Government can take action any time,as its not sanctioned plot by government
  • Government can demolish dream house as its illegal plot 

Reshma Hajite,
Land Expert For more details about Real Estate Investment in Residential NA Plots Call: +91 8308816587 | Email: enquiry@excellenceshelters.com | www.excellenceshelters.com

एनए प्लॉट खरेदी करण्याचे फायदे|Benefits of Buying Non Agriculture plots


एनए प्लॉट खरेदी करण्याचे फायदे:
1. कमी किमतीत : प्लॉट खरेदीसाठी बँक कर्ज उपलब्ध आहे. खाजगी गृहनिर्माण वित्त कंपन्या कर्ज देतात. सुमारे 65% ते 80% कर्ज उपलब्ध
2. वेळप्रसंगी पैसे गाठीस असणे : एनए प्लॉट गहाणखत असू शकते: सोन्यासारखेच आपण प्लॉटवरही कर्ज घेऊ शकतो . व्यवसायांना कर्ज पात्रता वाढविण्यासाठी प्लॉट हा चांगला आहे
3. बांधकाम सोपे कर्जः बिगर शेती प्लॉट वर बांधण्यासाठी गृह कर्ज उपलब्ध आहे
4. कॅपिटल गेन टॅक्स वाचवणे : भांडवली नफा समायोजन. जर आपण मालमत्ता विकली तर आपल्याला भांडवल मिळकत द्यावी लागेल, त्यासाठी एनए प्लॉटच्या विरूद्ध समायोजित केले जाऊ शकते.
Benefits of Buying Non Agriculture plots:
1.Easy payment:Bank loan available for buying plot if plot is NA.Private housing Finance companies give loan.Around 65% to 80% loan available
2.Quick Liquidity:NA plot can be Mortgaged:its same as gold ,you can liquidate over night.Businesses can use it as secondary collateral for increasing loan eligibility
3.Easy loan for building on it:Home loan available for construction on plot loan home loan of any nationalise bank is available
4.Save Tax:Capital gain adjustment.If you sell property then you have to pay capital gain,it can be adjusted against NA plot by showing construction work on plot in 1 year
Watch youtube podcast in marathi:https://www.youtube.com/watch?v=YECy13VYfVQ&feature=youtu.be&fbclid=IwAR3hrKRiKRNozr0NoUNHRDdpkou3e17EbCRgzjhxJW5fT-NGhzCj-OrLgmE

LandGyan:whats secure:Agreement to Sale or Sale deed?

what should I do?

While buying plot sometimes we come across different legal contracts we sign with sellers.
Two of important documents are:

  1. Agreement to Sale:
  • What it is?Whenever seller is committing certain development or sanctioning on plot in future buyer can sign agreement to sale.
  • What it should contains:It should mention terms under which seller will be transferring title to buyer,amount buyer has paid,rest amount schedule,if future development or sanctions doesn’t go rightly what should be plan of action to get money back.
  • Whats legal security of it?Title is no transferred in this case,so legal security is less of this agreement.
  • How it can be registered?:Stamp duty on market rate to be paid and registration is done.It has more security than just notarised agreement to sale
     2.Sale Deed:
  • What it is?Its final title document by through which seller transfers land title to buyer .
  • What it should contains:Name and Adhar,Pan details  of Buyer and Seller,Search of land,plot number and 4 direction description of the plot,Amount paid and stamp duty
  • Whats legal security of it?Once sale deed is registered title is transferred,its highest secured document.
  • How it can be registered?:Stamp duty on market rate to be paid and registration is done.
If in case you are going in agreement to sale what safety we should take?
  • Check title of the plot{property advocate can help you)
  • Non agriculture Order of plot
  • Bank loan available while buying plot
What should I prefer Agreement to sale or Sale Deed?Sale deed
Audio in marathi on same topic:https://youtu.be/iWca62NjAaU
Regards,
Reshma Hajite
Land Expert
Director Excellence Shelters Pvt.Ltd
reshma@excellencegroupindia.com
+91-8308816587

Am I really secure when I m buying a Non Agriculture plot in India?

Am I really secure when I m buying a Non Agriculture plot in India?
98% of the times people who are buying a plot or buying commercial feel insecure while buying a plot& they always postpone their decision to buy the plot.


 But friends let me tell you there are very few things if you understand those ,your decision to buy a plot & get real appreciation in the land is really possible so lets understand what are the basic 4 points :

1.Bank loan facility available o Project:
 Now by having  bank loan facility I don’t mean you don’t have enough money but its third party security which has already done the entire legal check on your plot before you are buying a plot .
The Bank is taking guarantee you are in safe hands now by bank.
I mean most of the times different bank approve different projects. 
If there are out of city limit areas there are different banks which approve those so the best thing to know whether this project has bank loan facility or not.  If you get APF No of that particular project that means project  has bank loan.
2. Immediate Sale Deed:
If you ask developer can you give me individual sale deed that is a registration docs immediately.
If I pay you today entire amount if developer says yes I will do that means project is somewhere legally clear titled.

3. individual 7/12:
7/12 is basic docs you get in Maharashtra which qualifies that you are the owner of plot.As per Govt regulation once the registration is completed within 45 working days it has to be updated.This 7/12 thing means the basic tiltle has to be on your name.Once the registration is completed in 45 days this 7/12 is uploaded on the website of   Maharashtra  https://mahabhulekh.maharashtra.gov.in                                          
4.No EMI Option :
imp & critical point is that whenever you go out & see there is plot where you can buy 1 guntha or 2 guntha plot whenever  there is word comes “gunthwari” that means it is not actually approved by any of legal authority.If project is actually approved or taken all types of approval,then developer can give sale deed immediately. 
If developer is giving some kind of EMI Option if he is saying pay me 7000 Rs per month for next 3 /4 yrs then I will give you documentation on your name.You just ask him if I pay you 100% amt today can you give me registration entirely on my name .
Generally developer who don’t have legally clear  title plots they give EMI Option just to showcase I m giving you payment facility but at the same time meantime my plot will be converted into Nonagriculture.In pune most of the people have cheated their money has been pending with the developers just because  the project is not getting converted from agriculture to non agriculture .
Most of the people have might paid 100 % of amt in 4 years time span & by giving 5000/6000 EMI but still  they are not getting documentation  on their name  because the project is not converted. There have been projects in the areas like Wagholi, Hinjewadi,Chakan,Lohgaon where people have just bought it for the name sake but from actual point of buyer there is no significant documentation which is showing his ownership for what he paid apart from just received from the developer.So be aware whenever you are buying plot. 

Residential Non Agriculture plot as collateral security for industrial loan

“My industrial loan got rejected due to insufficient secondary loan capacity”,This is common question now a days by indian industrialist.Know basics of asset creation model for manufacturing companies which will help them in bad times.Watch this video:

1.What I need to apply to industrial loan?
Ans:only manufacturing company owning own manufacturing setup can apply for it.
Their factory works as primary collateral.
For secondary collateral they can show flat or commercial or residential Non agriculture plot in India

2.Where should industry invests for immediate good secondary collateral valuation  in Flat or Commercial or Plot?
Ans:If you are looking for immediate good secondary valuation,you can go for Residential Non Agriculture plot where rate is less than 100 Rs per sq ft,so valuation can be 3 times to 4 times of buying cost.
Flat and commercial can be bought but their valuation will not be immediately 3 to 4 times.
Example:You buy Residential Non Agriculture plot of Rs.10Lakh so its secondary collateral valuation becomes Rs.40Lakh and around 60% loan is available on valuation

3.If I am staying in India,where can  I buy residential Plot where valuation will be multiple times immediately for secondary collateral valuation?
Ans:There are certain districts in Maharashtra like Solapur and Osmanabad where valuation will be multiple times immediately for secondary collateral valuation
Most of the industrialist in the expansion of business need money or want to top up existing industrial loan.

Regards,
Reshma Hajite,
Entrepreneur.Land Expert.IT Professional.Social Worker.
Director Excellence Shelters Pvt.Ltd

What Non Resident indian Should Check while buying plot in India?

At Excellence Shelters we have many Non Resident Indians(NRI) buying plots with us.

I thought to address frequently asked queries by them

1.Can NRI invest in land?
Ans:NRI can buy only Residential  or Industrial Non Agriculture plots in India provided then have indian identity proof(Passport/Adhar card) and Pan Card.

2.What documents should NRI Check before buying plot?
Ans:As NRI can only buy non agriculture plots so you must check following documents:
  • Non Agriculture(NA) Order for the land,that shows which type of NA it is residential or industrial
  • Recent 7/12:it shows who is current owner,any land loan,area of land and again NA type.if land is in Maharashtra you can also check online:https://mahabhulekh.maharashtra.gov.in
  • Search Title:this shows how land is handed over from one customer to another.For getting search you can approach good property advocate
3.Can we park capital gain of other property into land for tax saving purpose?
Ans:No

4.When I sell land then can I take back money to my home country?
Ans:Once you sell land,your base amount comes in NRE Account which you can take at anytime.Profit on transaction comes to your NRO account,where you should get Charted Accountant letter for profit transfer,post tax deduction you can take back this money to your home country.

5.Can I buy Agriculture Land Or land which is in proposed Non agriculture zone?
Ans:As per RBI Guidelines,NRI Can not buy agriculture land and also he can’t get involved into trading of lands frequently.

6.For buying Non agriculture land can NRI get loan from home country ?
Ans:If non agriculture plot you are buying has loan facility from indian bank and that bank exists in your country then you can opt for loan also

7.What benefits NRI get if they buy plot instead of buying property in India?
Ans:If NRI is buying legally clear title NA plot in india then maintenance cost is too low as compare to property,which is  very key factor for NRIs because they just invest from appreciation angle and can save on monthly expenses of maintaining property
Reshma Hajite,
Director Excellence Shelters Pvt.Ltd
+91-8308816587
reshma@excellencegroupindia.com

Shirwal:Upcoming Residential NA Plotting markets near Pune,India

Why Shirwal? 
·      45 minutes from chandan chowk,Pune. 
·      Shirwal Industrial Area includes major 173 manufacturing companies  like Finolex,ACG,Asian Paints,LG,Pari Nipro.This belt has 3 MIDCS(Maharashtra Industrial Development Corporation):Shirwal,Paragon khandala and Lonand
·      And with Pune international airport coming close to shirwal industrial area,major companies in Chakan and Ranjangaon thinking to acquire industrial land near Shirwal.With growing industrial hub,there is need of residential area near by.
·      Government is establishing 10 mega food processing plants in India.Out of this Western India’s Mega food processing plant close by in Satara.
Why plots investment in Shirwal?
·      There are 7 construction projects are ongoing in Shirwal,which means if you get residential Non agriculture plot in this area away from highway,you can get rate benefit and in next 3 years rate will be appreciating as construction scope
What basic things you should see before buying land?
·      Title check (Whether project has bank funding for buying plot,if bank is funding most legality is clear.If there is no bank funding then appoint lawyer and get documents check)
·      RERA number
·      Amenties in project(cost differ with amenities in project,proposed versus actual amenities on site)
·      Gated community(so someone maintains your plot,rather you travelling all the way)
·      Neighbourhood(it matters if you construct tomorrow who will be owning plot
What offering Excellence PropValue has in Shirwal? Nisargsrishti(RERA NO:P527000006321)
We provide Residential NA Plots in Shirwal,2km from MIDC and 7km from Pune-Banglore national highway,surrounded by 2 MIDCs.Here is location map.

What are plot sizes?2000sq ft to 5000sq ft.Here is layout.green plots are available

Actual photos of site:

Entry Gate
Fencing,electricity,water Fully developed plot
Ek bangla bane Nyara…Prefab house on site 325sq ft house of 1RK can be perfect weekend gateway for family or can be used for corporate rental

we run our whole life,lets stop sometime on … sunset view from Plot

Listen from People who bought plot in this project:
Santosh Gomase,Vodafone,IT Engineer expresses his view after completing his sale deed

Nisargsrishti is the blend of natural beauty with canal close to site:
Sameena Shaikh,Director of Kyross Human Resource expresses her view on site visit

Marathi audio on growth of shirwal:

For more more details:
visit www.nisargsrishti.com
call:+91-8308816587

Can Company invests in Land?

             

Whenever I am on different Forum,I get a question from seasoned Entrepreneurs about Land investment on company name.Here I am addressing some of the questions.

1.Can IT Company invest in land?
Answer:

  • Any company can invest in Residential NA,Industrial NA plots.
  • But If company wants to buy agriculture land then Memorandum Of Article(MOA)should include scope of buying agriculture plot

2.Which Type of plot should company buy?
Answer:

  • If its for end use of company as commercial building,it should be commercial Non Agriculture plot.
  • If it for investment then it should be Residential Non agriculture plot.It has following benefits:

  1. You can get loan for buying plot
  2. Residential NA plot is mortgageable
  3. It can be used for construction:house,training centre or guest house for company
  4. Construction on residential Plot can give rental income
  5. It makes company balance sheet stronger on asset side


3.How can company use land investment for employee satisfaction or engagement?
Answer:

  • Company can Buy residential NA plot on company name and make balance Sheet stronger.
  • Senior Employees have Performance Linked Incentive or Bonus which can be adjusted against plot down payment and rest amount employee can pay and plot can be transferred on his name.
  • Everyone has dream to have land on name,that dream of employee you fulfil.

Akashwani Radio episode on the same topic in Marathi:https://www.youtube.com/watch?v=acdCu377A5k

Importance of FSI in buying plot

1.What is FSI?
Ans:FSI is floor Space Index.How much area you can construct against plot area.
e.g.FSI=1,means for 1000 sq ft plot,you can construct 1000 sq ft area
FSI=0.5,means for 1000 sq ft plot,you can construct 500 sq ft area
2.Does land rate differs as FSI changes?
Ans:Yes.Because area in which you can construct changes.So in future if there is construction,benefit increases as you have higher FSI.
So before buying any land you must check FSI of the land
3.I am getting resort NA plot in Hijnewadi at 600 Rs per sq ft and Residential NA plot in Shirwal at 600 Rs per sq ft.How should I choose which plot I should go ahead with?
Ans:First is your requirement is to construct resort or home,accordingly you should select plot.
Secondly,FSI for resort NA is 0.1 to 0.2,for residential NA its 1.So actually If you buy 1000sq ft of resort NA ,you can construct only 10sq ft,in residential NA against 1000sq ft ,you can construct 1000sq ft.
So rate changes with FSI
For more details
Reshma Hajite
+91-8308816587
reshma@excellencegroupindia.com
drop query at: https://www.excellenceshelters.com
Twitter:@reshmaeg

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