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IREF® - Indian Real Estate Forum > Real Estate Open House > NRI Real Estate > Procedure and document required to take possesion of new Flat from builder
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Old July 27 2012, 04:16 AM   #1
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Icon18 Procedure and document required to take possesion of new Flat from builder

I am a NRI and coming soon to India to take the possesion of the flat.This is my first property in india.
I need help regarding documents required for completion.Do I need legal advice? and what other information I require?

Regards,

Chanchal

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Old July 27 2012, 12:34 PM   #2
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Important checklist for possession of flat or home

Doors and windows: Ensure your apartment is provided with required doors and windows for proper ventilation in all rooms, including bathroom and kitchen. Improper ventilation can cause numerous problems in future. Ensure all the sliding door/windows working smoothly.

Wall Painting: Wall painting need to be checked before taking possession of home or flat from the builder or developer. Some builders or developers provide single coat wall painting in some rooms instead of double coat. Check if all walls have double coat. Exterior painting should be complete along with window and balcony grills.

Cracks on the wall: Look for cracks in the foundation, ceilings and walls, which indicate movement of the structure caused by settling, soil expansion. Check for cracks on the walls, especially between electrical sockets.

Drainage outlets: This one of important thing you need to check before taking the possession of flat or home. Clogged outlets are a menace if not done before you move in. Water collects in bathrooms, kitchen and balconies and creates a mess. Check if all Drainage outlets such as balcony, bathroom, kitchen, utility, etc. are working and not clogged.

Check for Leakages: Check for all bathroom fittings are as per specification. Check the working of taps and bathroom fittings. Ensure there is no leakage when opening or switch on taps. Make sure granite platform in kitchen is not leaking. Pour bucket of water on granite platform and observe for any leakage below it. Check hot and cold mixer. Also check for water flow from kitchen, bedrooms, and hall. Slope should be towards bathrooms or terrace. Make sure water is completely draining out and not accumulating at one place. Observe if any leakages are seen in your bathroom. These leakages can cause major headaches later.

Check switches and plug-points: Make sure that all the sockets, plugs, bulb holder are connected to main supply. Also check if main fuse in the house is controlling complete current supply. If you have an inverter, ensure the supply shift to the inverter if the main switch is switched off. Check if all switches and plug-points are working. Check if the extra electrical sockets/switches you had asked for are provided as per requirement.

Measure size of room: Some builder or developer divert from sanction planned resulting reduction in size of room and bathroom. Ensure that all rooms are provided enough space by Measure hall, kitchen, bathroom and bedroom sizes.

Possession letter: If your building or apartment is provided with all amenities, size of rooms as per approved and you have checked all things in your apartment, it is time for taking possession of your flat or home. While taking possession of flat or home, ensure that you have receive all documents from the builder. Possession letter, Blue print, No Objection Certificate, Development agreement, power of attorney, Commencement Certificate, Search Report of the Builder’s Advocate, Receipts of payments made to the builder, Letter of allotment etc are some of important documents required from builder or developer during possession of apartment.



Before You Pay Any Money to a Builder, Get Copies of the Following Documents

a) PROPOSAL / LETTER OF INTENT (LOI) submitted by builder to licensing authority.
b) INTIMATION OF DISAPPROVAL / INTIMATION OF APPROVAL (IOD/IOA) given to builder by the Licensing Authority. Legal conditions that the builder must fulfill are mentioned in this document.

c) NO-OBJECTION-CERTIFICATES (NOCS). NOCs specified in IOD/IOA must be collected by the builder from several authorities such as police and fire brigade, and submitted to the licensing authority.

d) COMMENCEMENT CERTIFICATE (CC) is received by builder from licensing authority after the IOD/IOA conditions are fulfilled. CC authorizes the builder to commence excavation and foundation work. He can build upto plinth level i.e. ground level, even before getting approval of the plan layouts. [Sometimes, builders continue to put up slabs for 1st floor, 2nd floor etc. even without getting their plan layouts approved. They are confident that it will be regularized afterwards. This is illegal.]

e) APPROVED PLAN LAYOUTS. The plan layouts submitted by the builder and architect are studied by the licensing authority. After required changes are made, these layouts are approved. [Quite often, builders deviate from the approved plan layouts and build extra floors. This is illegal.]

f) AMENDMENTS TO APPROVED PLAN LAYOUTS. The builders commonly submit amendments after getting plans approved, and thus they add extra floors to the already submitted layouts.

g) COMPLETION CERTIFICATE FROM PROJECT CONSULTANT. Quite often, an “independent” project consultant is appointed by the licensing authority to oversee the architectural, financial and legal aspects of the project. This agency is however paid for by the builder himself. [Often, the project consultant colludes with the builder and issues false certificates.]

h) BUILDING COMPLETION CERTIFICATE (BCC) FROM THE LICENSING AUTHORITY. This is issued after receiving the Project Consultant’s completion certificate. [Often, buyers on the lower floors are allowed to move into the building even while construction is in progress. Not only illegal, but also dangerous!]

i) OCCUPATION CERTIFICATE (OC). This is the final certificate from the licensing authority. This certificate is crucial for you. Without this certificate, the Municipal Corporation normally will not give a water connection to your new flat. Also, it is necessary for sale or transfer of the flat. [Builders commonly allow buyers to move into the flats before getting OC. This enables the builder to continue doing residual work on the terrace, in the compound, refuge floors etc. Under their very noses, the terrace is often sold as a penthouse!]

j) CONVEYANCE. This signifies transfer of the plot of land to the cooperative housing society after it is registered. The ownership of the land is transferred in the Revenue records. [Until conveyance is given, the builder retains a hold over the land for years or decades after giving possession of flats. This enables him to use residual FSI or additional TDR to build more floors or add new wings to the building, using the open spaces. According to a new amendment builder can be jailed if they fail to promptly give conveyance. Read this:

k) HANDOVER OF DOCUMENTS: Handover of documents such as original registration documents, parental documents, drawings, concerned authority approvals etc. to the association.

Other documents or items to handover:
List of service offered by builder after handover of apartment
Car Parking allocation and marking

Ensure that you get the complete area statement with break-up of common area.
Calculation of UDS
UDS (Undivided Share) is usually calculated as a percentage of the apartments super built-up area to the total super built-up area of all apartments.

Individual Apartment's super built-up area
UDS = ------------------------------------------ x Total Land Area.
Sum of all Apartments' super built-up area
From the above, you can see that the sum of all the UDS will be equal to the total land area of the apartment.

If the four apartments were of different sizes, say 700 sqft, 800 sqft, 900 sqft and 1200 sqft, then the UDS of each apartment would be..
700
UDS 1 = -------------------- x 2400
(700+800+900+1200)

= (700 / 3600) x 2400 = 466.67 sqft
UDS 2 = (800 / 3600) x 2400 = 533.33 sqft
UDS 3 = (900 / 3600) x 2400 = 600 sqft
UDS 4 = (1200 / 3600) x 2400 = 800 sqft
Note : The super built-up area includes a proportionate share of common areas.
jaihind, chan123, gsaini and 2 others like this.
 
Old July 31 2012, 02:06 AM   #3
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Thanks
 
Old November 15 2012, 08:51 PM   #4
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as per my knowledge, builder issues a possession letter and gives 30 days of time to pay the amount after all payment and confirm the no dues on builder they starts the finishing work....which includes painting, fittings etc....and also builder never hanover complete project is a single run they offer possession in phase manner...........and these terms are applicable in complte DELHI NCR resion ..........in such condition how to check all document and points mentiond in check list...........since we have paid all dues.......and noting will be in our hand.............




Quote:
Originally Posted by Karthik12 View Post
Important checklist for possession of flat or home

Doors and windows: Ensure your apartment is provided with required doors and windows for proper ventilation in all rooms, including bathroom and kitchen. Improper ventilation can cause numerous problems in future. Ensure all the sliding door/windows working smoothly.

Wall Painting: Wall painting need to be checked before taking possession of home or flat from the builder or developer. Some builders or developers provide single coat wall painting in some rooms instead of double coat. Check if all walls have double coat. Exterior painting should be complete along with window and balcony grills.

Cracks on the wall: Look for cracks in the foundation, ceilings and walls, which indicate movement of the structure caused by settling, soil expansion. Check for cracks on the walls, especially between electrical sockets.

Drainage outlets: This one of important thing you need to check before taking the possession of flat or home. Clogged outlets are a menace if not done before you move in. Water collects in bathrooms, kitchen and balconies and creates a mess. Check if all Drainage outlets such as balcony, bathroom, kitchen, utility, etc. are working and not clogged.

Check for Leakages: Check for all bathroom fittings are as per specification. Check the working of taps and bathroom fittings. Ensure there is no leakage when opening or switch on taps. Make sure granite platform in kitchen is not leaking. Pour bucket of water on granite platform and observe for any leakage below it. Check hot and cold mixer. Also check for water flow from kitchen, bedrooms, and hall. Slope should be towards bathrooms or terrace. Make sure water is completely draining out and not accumulating at one place. Observe if any leakages are seen in your bathroom. These leakages can cause major headaches later.

Check switches and plug-points: Make sure that all the sockets, plugs, bulb holder are connected to main supply. Also check if main fuse in the house is controlling complete current supply. If you have an inverter, ensure the supply shift to the inverter if the main switch is switched off. Check if all switches and plug-points are working. Check if the extra electrical sockets/switches you had asked for are provided as per requirement.

Measure size of room: Some builder or developer divert from sanction planned resulting reduction in size of room and bathroom. Ensure that all rooms are provided enough space by Measure hall, kitchen, bathroom and bedroom sizes.

Possession letter: If your building or apartment is provided with all amenities, size of rooms as per approved and you have checked all things in your apartment, it is time for taking possession of your flat or home. While taking possession of flat or home, ensure that you have receive all documents from the builder. Possession letter, Blue print, No Objection Certificate, Development agreement, power of attorney, Commencement Certificate, Search Report of the Builder’s Advocate, Receipts of payments made to the builder, Letter of allotment etc are some of important documents required from builder or developer during possession of apartment.



Before You Pay Any Money to a Builder, Get Copies of the Following Documents

a) PROPOSAL / LETTER OF INTENT (LOI) submitted by builder to licensing authority.
b) INTIMATION OF DISAPPROVAL / INTIMATION OF APPROVAL (IOD/IOA) given to builder by the Licensing Authority. Legal conditions that the builder must fulfill are mentioned in this document.

c) NO-OBJECTION-CERTIFICATES (NOCS). NOCs specified in IOD/IOA must be collected by the builder from several authorities such as police and fire brigade, and submitted to the licensing authority.

d) COMMENCEMENT CERTIFICATE (CC) is received by builder from licensing authority after the IOD/IOA conditions are fulfilled. CC authorizes the builder to commence excavation and foundation work. He can build upto plinth level i.e. ground level, even before getting approval of the plan layouts. [Sometimes, builders continue to put up slabs for 1st floor, 2nd floor etc. even without getting their plan layouts approved. They are confident that it will be regularized afterwards. This is illegal.]

e) APPROVED PLAN LAYOUTS. The plan layouts submitted by the builder and architect are studied by the licensing authority. After required changes are made, these layouts are approved. [Quite often, builders deviate from the approved plan layouts and build extra floors. This is illegal.]

f) AMENDMENTS TO APPROVED PLAN LAYOUTS. The builders commonly submit amendments after getting plans approved, and thus they add extra floors to the already submitted layouts.

g) COMPLETION CERTIFICATE FROM PROJECT CONSULTANT. Quite often, an “independent” project consultant is appointed by the licensing authority to oversee the architectural, financial and legal aspects of the project. This agency is however paid for by the builder himself. [Often, the project consultant colludes with the builder and issues false certificates.]

h) BUILDING COMPLETION CERTIFICATE (BCC) FROM THE LICENSING AUTHORITY. This is issued after receiving the Project Consultant’s completion certificate. [Often, buyers on the lower floors are allowed to move into the building even while construction is in progress. Not only illegal, but also dangerous!]

i) OCCUPATION CERTIFICATE (OC). This is the final certificate from the licensing authority. This certificate is crucial for you. Without this certificate, the Municipal Corporation normally will not give a water connection to your new flat. Also, it is necessary for sale or transfer of the flat. [Builders commonly allow buyers to move into the flats before getting OC. This enables the builder to continue doing residual work on the terrace, in the compound, refuge floors etc. Under their very noses, the terrace is often sold as a penthouse!]

j) CONVEYANCE. This signifies transfer of the plot of land to the cooperative housing society after it is registered. The ownership of the land is transferred in the Revenue records. [Until conveyance is given, the builder retains a hold over the land for years or decades after giving possession of flats. This enables him to use residual FSI or additional TDR to build more floors or add new wings to the building, using the open spaces. According to a new amendment builder can be jailed if they fail to promptly give conveyance. Read this:

k) HANDOVER OF DOCUMENTS: Handover of documents such as original registration documents, parental documents, drawings, concerned authority approvals etc. to the association.

Other documents or items to handover:
List of service offered by builder after handover of apartment
Car Parking allocation and marking

Ensure that you get the complete area statement with break-up of common area.
Calculation of UDS
UDS (Undivided Share) is usually calculated as a percentage of the apartments super built-up area to the total super built-up area of all apartments.

Individual Apartment's super built-up area
UDS = ------------------------------------------ x Total Land Area.
Sum of all Apartments' super built-up area
From the above, you can see that the sum of all the UDS will be equal to the total land area of the apartment.

If the four apartments were of different sizes, say 700 sqft, 800 sqft, 900 sqft and 1200 sqft, then the UDS of each apartment would be..
700
UDS 1 = -------------------- x 2400
(700+800+900+1200)

= (700 / 3600) x 2400 = 466.67 sqft
UDS 2 = (800 / 3600) x 2400 = 533.33 sqft
UDS 3 = (900 / 3600) x 2400 = 600 sqft
UDS 4 = (1200 / 3600) x 2400 = 800 sqft
Note : The super built-up area includes a proportionate share of common areas.
 
Old December 28 2012, 03:08 PM   #5
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Hi Chennai guru's, Request what are the documents need to be collected from builder once they hand over apartments.I have already taken home loan in my flat & they have handed over flat this month. Now builder is saying they will issue completion certificate only. Is there any other documents required? I have already done registry for UDS. Pl. help. thanks.
 
Old December 30 2012, 04:43 AM   #6
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Hi

Has anyone out there has any experience of filling in form IPI-7 to be submitted to RBI within 90 days of purchase of property?
Do I need to have a chartered accountant to fill the above form for me or can I submit it on my own?
Has anyone any idea what the cost of stamp would be when submitting the form? I really could do with some feedback on this information. And would like to thank you all in advance for this valued information.
 
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