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- Mohali residents seek permission to construct additional floors
With Mohali real estate market remaining in the grip of a slowdown, demand for increasing the height of residential and commercial buildings in the developed parts of the township is being made from different corners.
While raising the demand for increasing the height of the structures, a demand for introducing the floor wise sale of property is also being made. It is being argued that to end litigations that are arising out of sale of property on ratio basis, the state government should allow floor-wise sale as is being done in the case of buidings made by private builders
Even as UT in its draft master plan has rejected the demand for allowing additional floors in Chandigarh, Mohali residents are now seeking permission to construct additional floors in residential properties in the township.
Another demand for introducing the apartment act is being made by different residential welfare associations. “Allowing additional floor as the family size increases is just being realistic and the government needs to move with time”, say Amarjeet Sethi, a resident of Phase 3A in Mohali.
Raising the demand for additional floor in a representation to the Greater Mohali Area Development Authority (GMADA), N.K Marwaha, former Councillor of Mohali, said people who had settled in Mohali after constructing houses when the town was established were now finding it difficult to adjust all family members in those houses. They are left with only two options, either to find an alternative house on rent or to construct another floor in the existing house. “It will be most appropriate, suitable and economical for the owner if GMADA allows construction of the third floor,” said Marwaha, adding that the Town Planning Department should not have any objection to this as now the government and private builders were constructing multi-storeyed flats with 14 or more floors.
“A number of property owners have illegally constructed additional room by extending the mumty. This should be regularised”, said Marwaha. Shalender Anand, property consultant, said a lot of litigations were going in cases where the property was being sold on share basis as the area of the share was not defined. Floor wise permission would clear a lot of things, he added.
“Even in Delhi, the local authority has permitted the construction of third floor in residential areas. GMADA can charge a nominal fee for allowing the extra floor, which will help make GMADA financially strong,” said Amardeep Sharma, a senior member of Industrial Area Welfare Association. The demand would benefit the owners of residential property in industrial area. On the demand of the residents, GMADA has forwarded the issue to the architecture department, Punjab
At present, GMADA has allowed the sale of share in the residential houses but it has not permitted the sale of floors. “Sale of share in residential houses creates lot of complications and leads to litigation in most cases. It will be appropriate, if GMADA also allows the sale of floors as is being done by the Haryana Urban Development Authority (HUDA) in Panchkula,” Sharma added.
What is the rule?
- As per the existing rule, the total height of the residential property can be 36 ft, apart from the 7 ft height of mumty.
- The existing FAR for residential plots of up to 250 sq yard is 1.95. Beyond that it is 1.40 for the next 100 sq yd; 1.20 for the next 100 sq yd; and .9 for the next available area.
What residents are demanding?
- Residents demand that government should all another floor by increasing the total height up to 40 ft excluding the mumty.CommentQuote0Flag
- Supreme Court quashing the acquisition of 102 acres in SAS Nagar
What impact will this have on real estate, property rates and all stake holders ?
Below is from HT news of Jan 24, 2015.
The Thursday order of the Supreme Court quashing the acquisition of 102 acres in SAS Nagar for developing Sectors 76-80, is a setback to around 350 families waiting for possession of plots to build their home for over 14 years.
The Punjab Urban Development Authority (PUDA) now, the Greater Mohali Area Development Authority (GMADA), had acquired 1,264 acres in 2001 for developing Sectors 76, 77, 78 79 and 80, of which the major portion of the land whose acquisition has been cancelled is in Sector 79.
Even as the farmers are happy, there are questions that stakeholders will have to grapple with, over the next few months, possibly years.
Who will pay the new price?
GMADA will now acquire the land again at enhanced compensation as the new Land Acquisition Act mandates four times the market rate. With the current rate at around Rs 2.5 crore an acre, compensation of Rs 10 crore an acre would be required to be offered.
This means that the price has escalated over a 100 times since the 2001 price of an average of Rs 10 lakh per acre (between Rs 7 lakh and Rs 11 lakh). Allottees fear that additional financial liability would be imposed on them, as acquiring the land again seems the only option, given the scattered nature of ownership of the 102 acres.
The Supreme Court has clarified that the order quashing the land acquisition is qua (a legal term) only the 16 petitions filed; implying that only those farmers who had not taken the compensation award would be entitled for the enhanced compensation. The government, however, is considering filing a review petition before the larger bench of the court, sources in the chief minister’s office, said.
“The order will be examined and a decision will be taken based on legal opinion. We will ensure implementation of the order,” added Navjot Kaur, additional chief administrator, GMADA.
Ray of hope for some allottees
“In March 2001, a draw was held but in spite of having paid the money there are 800 allottees who are still awaiting possession. Things were stuck because of the litigation. At least, the allottees other than the 350 whose land acquisition has been quashed might now be able to get possession,” said Sucha Singh Kalaur, president of Sector 76-80 Plot Allotment Sangharsh Committee.
“We were sure to get possession sooner or later, but we have not been allowed to start construction. Now, there is hope for us,” added Harleen, an allottee in Sector 76.
However, development of the areas remains a challenge.
“Possession cannot be handed over to allottees until the area is developed and basic amenities like linking the sewerage lines and roads are available,” said a GMADA official.
“We had challenged the land acquisition and after fighting for 14 years, we can hope for justice for 165 families who had challenged the acquisition. All we wanted was rightful compensation to farmers whose land was acquired. GMADA’s notification was quashed after the new Land Acquisition Act came into force in 2013, and we filed writ petitions in the SC,” said DP Singh Baidwan, convener of Kisan Hitt Bachao Committee, which had challenged the acquisition.
“With the increase in compensation, this market is going to slow down. GMADA should come forward and provide a win-win solution,” said NK Marwaha, founder president, Mohali Property Consultants Association.
Only those who petitioned benefit
The supreme court has clarified that the order quashing the land acquisition is qua (a legal term) for only the 16 petitions filed; implying that only those farmers who had not taken the compensation award would be entitled for the enhanced compensation.
The affected party
GMADA will acquire the land again at enhanced compensation the new Land Acquisition Act mandates at four times market rate. Allottees fear the burden will be passed on to them.
The order will be examined and a decision will be taken based on legal opinion. We will ensure implementation. Navjot Kaur, additional chief administrator, GMADA.
100 times From Rs 10 lakh an acre to Rs 10 cr an acre: Tentative escalation in the cost of land, according to GMADA sources, following the Land Acquisition Act.
WEB: SC order on Sectors 76-80 leaves 350 allottees in lurch
- Realty loses plot, gives room to frauds, delays
TNN | Jan 28, 2015, 04.49 AM IST0
MOHALI: Raghubir Sharma of Phase IX invested his hard-earned Rs 60 lakh as advance money in an upcoming residential colony near Zirakpur in 2010. The company assured to give possession of his flat by December, 2013. But builder Sandhu Ram failed to meet the deadline as he had not even completed foundation work of the building, prompting Sharma to file a criminal and civil case against him. Jayshal Sood too failed to get possession of his house in an ambitious project, Royal Empire, at the promised date. He entered the house after filing FIRs against the proprietors of the company. Hundreds were affected in this housing project.
More and more persons like Sharma and Jayshal were falling prey to greedy and inefficient colonizers. Police record stated that about 226 cases involving property frauds and cheating were reported in last four years in Zirakpur and Derabassi.
Jayshal said, "It is very difficult to believe promises of companies launching big housing projects. It is not easy to get possession of houses, plots or property located in the periphery. You will not be surprised to learn your plot has already been sold to someone else and the owners have secured loan on that property."
Gaurav, a resident of Punjab Colony located at Mubarakpur road near Derabassi, said, "We bought 5 kanal marla land in the colony eight years back. We constructed a house by spending Rs 12 lakh, but we later learnt that our house is located on agricultural land. It will take another few years for sewerage and other basis amenities to come up in the colony."
Apart from private colonies, more than 50 cases related to property frauds in which land owner sold a plot to three persons were also being investigated by the Mohali police.
A senior police official said the modus operandi of colonizers was the same. "They take advance money from interested buyers and start construction but in most cases fail to complete work owing to shortage of funds," he added.
Derabassi SP Anil Kumar Sharma said, "Two police stations, including Derabassi and Zirakpur, are overloaded with investigations of property-related crime. Some of the FIRs were transferred to economic offences wing of the district police."
Private colonizers collect advance money from those who have registered their flats. They begin construction work. Troubles erupt when they fail to give possession of flats in the prescribed time, forcing buyers to knock the doors of court.
Land owners, especially property dealers, take advance money (token money) from customers but sell the same plots to others in cases of fraud, say police. Transferring general power of attorney (GPA) to someone else and taking token money for the same property from another person is a common practice in property-related cheating cases.
(Property-related cases reported in Derabassi, Zirakpur and some parts of Lalru)
Year | Cases
2011 | 45
2012 | 59
2013 | 56
2014 | 66
Remove ramps from streets
I would like to bring to the fore a very pressing problem one faces while negotiating internal roads. The streets are very narrow and on top of that, many residents have raised levels of their homes without bothering for the inconvenience that is caused to others due to ramps that they have made on streets. My suggestion is that nobody should be allowed to use the street for ramps. The MC should give a notice in newspapers to all residents to remove ramps and construct those within the boundary of their home/plot. After a 15-day notice, the ramps should be brought down by the MC and exorbitant charges included to the electricity bill and recovered from defaulters. This will make the streets look better and give more space for vehicular movement. These ramps should be treated as encroachments on public property and suitable action initiated.
Seema Saddi, Zirakpur
Sent from my HTC Desire 820 dual sim using Indian Real Estate Forum mobile appCommentQuote0Flag
Sent from my HTC Desire 820 dual sim using Indian Real Estate Forum mobile appCommentQuote0Flag
- Another fraud case against housing society
MOHALI: Another first information report (FIR) of fraud was lodged against Sky Rock City Welfare Society, which was accused of cheating over 400 members earlier.
Jatinder Singh, a Sector 66 resident, has accused association president Navjeet Singh of duping him of Rs Rs 12.93 lakh on the pretext of providing him a flat in Sector 70. He alleged it has been more than a year but neither he got his money back nor the flat.
In July 2013, a chief judicial magistrate had directed the police to lodge a criminal case against the management for Sky Rock City Welfare Society in Behrampura village for allegedly cheating and committing fraud with about 400 members. Navjeet Singh was booked under sections 420 (cheating and dishonestly, inducing delivery of property), 467 (forgery of valuable security, will, etc), 468 (forgery for purpose of cheating), 471 (using as genuine a forged document), 120-B (criminal conspiracy) and 506 (punishment for criminal intimidation) of the IPC. Apart from criminal complaints, many members of the society had also filed consumer court cases against Navjeet Singh.
Another fraud case against housing society - The Times of IndiaCommentQuote1Flag
- Mohali MC to spend Rs 48.5 lakh for cleaner roads
MOHALI: The municipal corporation here is planning to install GPS devices in its sweeper trucks as part of a project aimed at improving sanitation in the city.
The project will begin on July 15 and will be executed by a private firm, Lion Services'. The company is going to charge Rs 97, 000 for a km and the total area to clean in the town is 50 km, taking the total to Rs 48.5 lakh.
To clean the roads, the MC will be undertaking work when traffic on the roads is relatively less. MC commissioner Uma Shankar Gupta said these machines were the same as those deployed at Indira Gandhi International Airport, New Delhi. "An MC team will oversee the company's work," Gupta said.
The company will also wash paver blocks twice a week. Gupta said that if they received a complaint against the company, the MC will charge it Rs 1.94 lakh as fine.
The company's work will be monitored by the administration. Initially, the company is going to clean the area of 15 major markets in the town.
Mohali MC to spend Rs 48.5 lakh for cleaner roads - The Times of IndiaCommentQuote0Flag
- Hero Realty to invest Rs 1,000 crore on housing project in Mohali
NEW DELHI: Hero Realty will invest Rs 1,000 crore on developing a housing project in Mohali on 18.5 acres, which the Hero Group firm had won through auction.
The company, which bid the site for Rs 181 crore in the auction held by GMADA (The Greater Mohali Area Development Authority), plans to set up about 1,250 housing units under the project, Hero Realty, the real estate arm of Hero Corporate Service Ltd, said in a statement.
"Once the site is launched and is ready for con ..
Read more at:
Hero Realty to invest Rs 1,000 crore on housing project in Mohali - The Economic TimesCommentQuote1Flag
- Can anyone please suggest good ongoing projects in Mohali for end use in the semi luxury segment...Which builders are completing projects at a good pace?CommentQuote0Flag
- And property too gets dearer in Mohali
MOHALI: If you are planning to buy a 10 marla residential plot in Mohali, be ready to shell out Rs 2 lakh more for registration. Reason: A new infrastructure development (ID) fee of 1% has been imposed on immovable property by Mohali municipal corporation.
The average rate of a residential plot in Mohali is Rs 2 crore for a 10 marla plot. The registration amount, which is 10%, will be now Rs 20 lakh.
For infrastructure development fee, the residents will have pay to at Rs 1 for every Rs 100 of the total value of the immovable property purchased. With this, the registration charges have also gone up by 1%.
Sources in the government told TOI that the revenue generated from the ID fee will go to the Punjab Infrastructure Development Board (PIDB) separately.
The infrastructure funds are used for providing better basic facilities like water, sewerage and other civic amenities to the city residents.
Tehsildar Ravinder Bansal said, "The funds, thus, collected will go to the Punjab Infrastructure Development Board and this has been implemented in the state. This will benefit the residents as well as the authorities to create resourceful revenue and infrastructure. The system has already come into effect from June 27."
Meanwhile, the government has decided not to charge stamp duty and cess on transfer of immovable property to the family members.
I have recently taken a loan from a bank to pay for the registration of my plot as I was short for Rs 20 lakh, but now I have to pay additional Rs 2 lakh that will be very difficult for me pocket. I may have to drop the idea of buying a plot in Mohali" - Yash Pal, a resident of Phase 3B1
This is not good decision of the government as there are already so many taxes in the state and now they have imposed one more. I will file petition in court against this as this is not a resident-friendly step taken by the government - Atul Sharma, a resident of Phase 2
And property too gets dearer in Mohali - The Times of IndiaCommentQuote0Flag
Posted at: Oct 19 2015 1:48AM
GMADA’S IT CITY PROJECT
Over 50% allottees surrender plots
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GMADA may reduce prices of plots
A senior official of GMADA said on condition of anonymity that they were contemplating decreasing the prices of the plots while re-launching the scheme. The scheme was launched on February 28 and closed on April 15 last year.
Tribune News Service
Mohali, October 18
In an unprecedented trend in the realty sector, over 50 per cent of the successful allottees in the IT City project, a housing project floated by the Greater Moali Area Development Authority (GMADA) on Chandigarh’s periphery, have surrendered their plots.
Indicating a recession in the real estate sector and overpricing of the residential plots, the large-scale surrender of plots, that too in a housing scheme floated by the government-run undertaking, has raised concerns.
Sources in GMADA said more than 50 per cent of the total 325 allottees in different categories of plots had surrendered their plots within one year of the allotment.
GMADA Chief Administrator AK Sinha claimed that those surrendering their plots had made speculative investment. “Since the plots did not give returns, they are now surrendering their plots,” said Sinha.
The plots in question are reportedly available at much cheaper rates than the price set by GMADA.
The sources said of the total 325 residential plots, GMADA had received nearly 175 letters of surrender of property. The plots are of various sizes — 200 sq yards (75 plots), 300 sq yards (100 plots), 400 sq yards (50 plots) and 500 sq yards (100 plots).
Except the 200 sq yard category, the other three categories are the worst hit with nearly 60 per cent of the plots having been surrendered so far. Around 40 per cent plots have been surrendered in the 200 sq yard category.
Against the GMADA price of Rs 23,500 per sq yard, the plots of 400 sq yard and 500 sq yd sizes are available for around Rs 16,000 per sq yard in the open market, say property dealers in the area.CommentQuote0Flag
- GMADA Auction - 1 kanal goes for 4 crore in sector 68
1 Kanal corner plot in Sec-68, Mohali sold for Rs. 4 Crore ! 4 1-kanal plots successfully auctioned , each had a Rs. 3.04 cr reserve price.
GMADA earns Rs 16.5 crore
Good, positive news for tricity real-estate !CommentQuote0Flag
- GMADA may act against residential shops, businesses after mayor letter
Mohali: Greater Mohali Area Development Authority (GMADA) is likely to take action against people running shops and businesses from their houses, following a letter written by mayor Kulwant Singh.
The action, an official of GMADA said on condition of anonymity, could be as strict as cancelling the allotment of property to the defaulters.
In the letter written to GMADA chief administrator on Monday, Kulwant Singh has sought "strict action" against the defaulters who are running shops in houses or in the space provided behind their houses. "People who are running business without any permission from the administration are violating the rule of allotment and also causing problem to local residents," he said. "We have a number of complaints from residents who have said that customers keep on coming to such shops till the wee hours."
No official of GMADA was willing to come on record. However, one of them, on condition of anonymity, said GMADA was now going to conduct a survey based on the complaints received from the mayor. "After that, notices would be issued to the offenders immediately," the official said.
Mayor has also described the act of people running shops on government land behind their houses as encroachment. "They are keeping goods on the roadside and disturbing traffic in the proicess," he said.
The enforcement wing of GMADA would be responsible for removing the encroachments. The GMADA official said, "We are going to be very strict, and may also include cancel properties of defaulters."
As per the rules, no one is permitted to construct gates in the backyard of houses adjoining the main road or parks. However, every house in the town has committed the violation.
An evident illustration of violations of the rules falls in Phase IV, where owners are running furniture shop from the courtyard of their houses.
GMADA may act against residential shops, businesses after mayor letter - The Times of IndiaCommentQuote0Flag
- 25-acre proposal may help house Mohali cops
Mohali: Mohali district police have sought allotment of 25 acres for setting up a police lines. If the land is allotted and the police lines set up, the force would be able to provide housing to 450 of its men.
Mohali SP (headquarters) Harpal Singh Sandhu said they had sent a proposal for the 25 acres to PUDA and gotten a positive response. "PUDA authorities are working on our proposal positively; the problem would soon be solved. A meeting for the this purpose was held with Punjab Urban Development Authority (Puda) officials recently," he said.
Unlike their counterparts in Chandigarh, Mohali's policemen have not had the privilege of having a police lines. Because of this, many of them have to live in rented accommodations that often overshoot their budget.
The worst of are newly-transferred cops, policewomen and those with families. With options lacking, some of them end up staying at police stations.
A source in Mohali police said there are around 450 police officials of various ranks who are living in rented accommodations for now. Some of them are forced to stay as paying guests with others, while others live together to afford the expenses. Cops living with families face the most difficulty.
A policeman, who has been staying at the police headquarters in Phase 1, said he has not been able to move to a rented accommodation as it overshoots his budget. "We live in the headquarters. Here, we cook food and bathe at different places, including public toilets, gurdwaras or at a friend's place," he said.
25-acre proposal may help house Mohali cops - The Times of IndiaCommentQuote0Flag