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Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

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Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

Last updated: September 14 2012
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  • Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

    WARNING: This post will offend the few 'ethical' bankers, brokers, etc. that exist... apologies in advance.


    A. Bankers
    1. 1. Will push subvention schemes to you. They get a huge cut running into lacs from the builder and you get guaranteed delayed construction.
    2. 2. Will push fixed-rate loans when interest rates are high and RBI is likely to cut rates (e.g. current scenario) and vice versa. Don't get trapped.

    B. Brokers ...this is a huge list
    1. 1. Will not stop at their 1-2 percentage commission from buyer/seller etc. Will actively discourage direct contact between parties and try to extract a differential between ask and bid prices often running into lacs.
    2. 2. Will pay you 'bayana' using a fake 'buyer' friends of theirs and get a worthless sales agreement signed with 3-4 months payment period. They will then try to find a 'murga' / actual buyer and pocket the differential. Verify the buyer, put penalty clauses, and limit the payment period to 30-40 days.
    3. 3. Will push whichever builder project pays highest commission regardless of your needs. Read IREF with a fistful of salt everyday before you purchase anything.
    4. 4. Will make false promises of pie-in-the-sky developments (e.g. Metro) that will take decades to materialize by pointing out news clippings etc. Don't rely on worthless paid-articles especially in TOI and HT.
    5. 5. Will try to fool you into buying upper floors for new launches by claiming the project is 'sold-out'. In 99% of cases this is false... talk to multiple brokers, also direct to builder, etc. When you put your chequebook on the table and act pricey, these units will magically appear. Be confident!
    6. 6. ...to be continued

    C. Builders ...yet another huge list
    1. 1. Will launch project after project to roll over advances from one to fund the other ones. Avoid DP plans like the plague and don't get lured by discounts.
    2. 2. Will try to push pathetic CLP plans where bulk of payment is gone before half of construction. Always remember that a 'good' CLP plan is a sure-shot sign of that rare breed viz. decent builder who will likely give you your house of dreams in reasonable timeframe and with reasonable quality. Seek these out and if necessary, pay premium for these sort of projects.
    3. 3. Will make arithmetic 'mistakes' in their demand letters. Double-check these and then get your spouse / parent to triple-check before paying a penny.
    4. 4. Will actively hide negatives of projects (e.g. disputed land, HT lines, ganda nalla). Forums like IREF can really help in this case since brokers will also not be much help.
    5. 5. ...to be continued

    D. People on IREF
    1. 1. Will sometimes (thankfully not always) post to mislead you for their own purposes. Use valuable forums like these, but don't follow advice blindly. Always be skeptical, get multiple opinions, and think for yourself.

    ... others should add more.


    -v
  • #2

    #2

    Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

    A very comprehensive frauds by bank was written by Ravibhai in Bangalore section. Here it is

    https://www.indianrealestateforum.co...papers?t=25559

    Comment

    • #3

      #3

      Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

      True information. Unfortunately, a reasonable chunk of the posts on these forums reek of manipulation. Sorry to be blunt, but those who are genuine know who they are

      Comment

      • #4

        #4

        Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

        This Should be a Sticky.

        Comment

        • #5

          #5

          Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

          Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

          (Thread First Post Continued...)

          A. Banks
          ...
          1. 3. Will pressurize you to give full loan application amount upfront i.e. before approval. In case there is a problem with paperwork, you'll be left chasing them instead of the other way around. Always hold back part payment until the loan is fully sanctioned.
          2. 4. Will surreptitously increase your loan tenure instead of EMI amount when interest rates increase thus adding to your total interest outflow. Always read even the blandest of bank letters carefully and try to stretch to top-up EMI's instead of loan tenure.

          B. Brokers
          ...
          1. 6. Will pressurize you to take something called 'credit-notes' instead of a direct discount from builder on booking. This is a pseudo-promise and most brokers will vanish with cell-phone switched off etc. when you go chasing them for the 'credit-note'. Always insist on direct / cash discounts.
          2. 7. Will often form cartels e.g. Greater Noida region for plots or Indirapuram/Noida region for specific projects and mislead you based on if you're a buyer (its always boom-time) or seller (its always recession-time). Always do 'price-discovery' by using a friend / relative to first pose as the opposite i.e buyer if you're selling etc. - to find out actual price ranges in the market before you start negotiations.
          3. 8. ...to be continued

          C. Builders
          ...
          1. 5. Will often give you fake carpet-area (actual livable space) versus super-area calculations and ratios. At the very least, do your own calculations based on the flat layouts. This is unfortunately still imperfect since even the published layouts can be misleading (e.g. including wall thickness etc) but it's better than relying blindly on what the builder talls you.
          2. 6. Will always show you glitzy brochures with proposed amenities (club, pool, etc) without disclosing club-size, pool-length, number of tennis courts etc. Always calculate the ratio of potential residents to common facilities and compare with existing RTM projects in the region to get an idea of how much premium that project is worth.
          3. 7. Will often construct floor after floor to lure newer buyers for that and other projects of the same builder. One common way to find out the real 'niyat' of the builder is to check if brick-work is happening in parallel with laying of slabs (or is at worst 2-3 floors behind). This is a rough guide that you will get possession instead of an empty 'dhancha' and extended delays in project completion (plumbing, electrical work, actual delivery etc.) after 95% of your CLP is in the builders pocket.
          4. 8. ...to be continued

          BTW, I've requested this thread to be made into a sticky but IGRM doesn't seem interested... request other members to write to IGRM directly.

          Sadly, there are so many ways Bankers/Brokers/Builders scam buyers I doubt if I'll ever run out of points to update :-|


          -v
          Last edited April 18 2012, 02:39 PM.

          Comment

          • #6

            #6

            Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

            A must read item. Thank you dear Varshar

            Comment

            • #7

              #7

              Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

              Originally posted by varshar View Post
              (Thread First Post Continued...)

              A. Banks
              ...
              1. 3. Will pressurize you to give full loan application amount upfront i.e. before approval. In case there is a problem with paperwork, you'll be left chasing them instead of the other way around. Always hold back part payment until the loan is fully sanctioned.
              2. 4. Will surreptitously increase your loan tenure instead of EMI amount when interest rates increase thus adding to your total interest outflow. Always read even the blandest of bank letters carefully and try to stretch to top-up EMI's instead of loan tenure.

              B. Brokers
              ...
              1. 6. Will pressurize you to take something called 'credit-notes' instead of a direct discount from builder on booking. This is a pseudo-promise and most brokers will vanish with cell-phone switched off etc. when you go chasing them for the 'credit-note'. Always insist on direct / cash discounts.
              2. 7. Will often form cartels e.g. Greater Noida region for plots or Indirapuram/Noida region for specific projects and mislead you based on if you're a buyer (its always boom-time) or seller (its always recession-time). Always do 'price-discovery' by using a friend / relative to first pose as the opposite i.e buyer if you're selling etc. - to find out actual price ranges in the market before you start negotiations.
              3. 8. ...to be continued

              C. Builders
              ...
              1. 5. Will often give you fake carpet-area (actual livable space) versus super-area calculations and ratios. At the very least, do your own calculations based on the flat layouts. This is unfortunately still imperfect since even the published layouts can be misleading (e.g. including wall thickness etc) but it's better than relying blindly on what the builder talls you.
              2. 6. Will always show you glitzy brochures with proposed amenities (club, pool, etc) without disclosing club-size, pool-length, number of tennis courts etc. Always calculate the ratio of potential residents to common facilities and compare with existing RTM projects in the region to get an idea of how much premium that project is worth.
              3. 7. Will often construct floor after floor to lure newer buyers for that and other projects of the same builder. One common way to find out the real 'niyat' of the builder is to check if brick-work is happening in parallel with laying of slabs (or is at worst 2-3 floors behind). This is a rough guide that you will get possession instead of an empty 'dhancha' and extended delays in project completion (plumbing, electrical work, actual delivery etc.) after 95% of your CLP is in the builders pocket.
              4. 8. ...to be continued

              BTW, I've requested this thread to be made into a sticky but IGRM doesn't seem interested. In fact as of yesterday even the 'view' count of this thread wasn't moving... at least that seems to be fixed now.

              Request other members to write to IGRM directly.

              Sadly, there are so many ways Bankers/Brokers/Builders scam buyers I doubt if I'll ever run out of points to update :-|


              -v


              B.Brokers

              - They inject into you a sense of urgency and put the scare of your life into you. It is now or never. They make you think that unless you buy a property now, your family will continue renting houses for life.

              - They con you into believe that 'it is easy money'. Buy now and sell at 50% profit in an year. They make selling a property like selling some fast food ( despite thy themselves are unable to sell properties for years on).

              - All brokers are liars. There is no exception.

              Comment

              • #8

                #8

                Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

                Banks:
                1. Try to extract more using --> Property insurance
                2. Loanassurance...

                Comment

                • #9

                  #9

                  Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

                  you guys are saying nothing new here... everybody knows about it. And few are clapping/thanking as they got the problem actually and will be aware in future. Thats the problem with US, that we alway see the problem and never seek the solution. These kind of information are posting in this forum from time to time for many years but did it stopped any person/investor to buy a flat from these frauds?
                  Tell me one builder/broker/project/bank which does not fall into catagories you have stated above.
                  Pepole like me are aam janta... who just want to live in this miser world and we also fall in one catagory... "marta kya na karta". Nothing is going to change by putting your comments/information here.

                  If you really want to get people aware about the issues then speak honestly. Name the culprit and I mean actually point out them with their names/address and problem you faced with them and then asked for that thread to promoted/sticky so that everyone come to know about this. People should know these frauds by their names. Creating a general awareness thread will not solve the problem.

                  Comment

                  • #10

                    #10

                    Re : Vested interests in Noida RE & related IREF forums - Must Read for RE Newbies !!!

                    If you give a name public you start public fight i think..he he he then enjoy free cinema on iref forum

                    Comment

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