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Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

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Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

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  • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

    Originally posted by bigbloodyt View Post
    Time to shift the focus from conjecture to reality. I was provided a draft copy of the agreement for my flat in T23 and was scheduled to go for agreement in the next few days. After looking at the agreement, I have decided not to go for registration until the issues raised by me are addressed.

    I do not feel it is appropriate to put the agreement up in a public forum, however, I can put in a list of issues that I have sought clarification on (and the specific clauses/page numbers and explanations for my questions) for the easy reference of other BR buyers who may be in a position to answer some of them or may want to use my list as a reference. Additions to the list are also more than welcome.

    Here is my list:
    (Note: This is a list that I have mailed to BR and as such the statements are addressed to them.)

    I would also like to appeal to all readers that comments such as "BR & Paranjape is a chor" and general BR bashing would not be useful response to the post. My purpose in getting this information out there is to request the more informed folks on the forum to advise on the concerns/issues raised by me that are unfounded and the ones that are relevant.

    Category
    Comments
    Spelling Mistake
    Page 4 . Section n: 44.63 "Hector"?
    Misrepresentation
    Page 5. Section s. Part ii - This is not true - no such "explanation" was given and no commercial / shopping arcade was specified for Tower 23. If this does not apply, it should not be part of agreement or should specify the towers where it applies. (Explanation: The clause states that they are constructing a shopping/commercial arcade on ground & upper floors which may have shops, banks, restaurants, offices, bars, discotheques and other retail activities etc. and that the purchaser has been informed of this and has no objection to this.)
    Spelling/Grammar Mistake
    Page 6. Section s . Part viii - "car parings" - what is car parings?? Tennis and court separated by commas? "The commerical premises purchasers not enter…" should be rephrased as "Purchasers will not enter..". (Explanation: Common amenities listed in the clause and it is specified that the commercial purchasers cannot use the same)
    Misrepresentation
    Page 8. Section u - This is not true. I have not demanded and have not been given said documents (Explanation: Clause states that the purchaser is satified with title of the Owner/Promoter to the said Township Land, his rights to develop the said Township and to allot and sell the said Flat).
    Misrepresentation
    Page 8. Section w - Untrue - I have not been shown copies of these documents. (Explanation: Similar to above point, relates to documents of locational clearance, letter of intent, layout approval, resolution of BOD, power of attorney etc.)
    Clarification needed
    Page 12 - Clause 3.6 - Please clarify what does this mean? (Explanation: The clause states that the owner/promoter has unrestricted rights to allot/sell/transfer/convey open spaces, parking spaces, gardens, lobbies, staircases, terraces to any person/s of his choice).
    Clarification Needed
    Page 12 - Clause 3.10 - Too one sided in stating that amenities can be added/removed/changed/moved at owner/promoters discretion; This clause needs to say what will be given to purchaser in lieu of changes/modifications/deletions and purchasers consideration in case of any additions. Shifting/Moving is fine - but removing/adding altogether alters the essence on the agreement
    Clarification Needed
    Page 13/14 - Clause 4.1 (Related to completion of construction on or before 31 Dec 2017) - Are you trying to say that the expected completion date is December 2017 and could extend by 2 years more?? i.e. up to Dec 2019?? This is crazy; you are saying that it takes 4 years to build this (even though supposedly foundation is completed) and then are adding another 2 years of "buffer". This is baffling. Please include the planned projections for completion of the superstructure and finishing in the agreement.
    Clarification Needed
    Page 14. Clause 4.2 - Why is the penalty clause for delay on owner/ promoter calculated as only 9% simple interest whereas default of payment carries penalty of 21% interest as given in clause 2.5?
    Conflicting/Contradictory
    Page 15. Clause 5.1.1 - States that building contains 24 floors? (Contradicts page 35 i.e. Stamp Duty particulars)
    Conflicting/Contradictory
    Page 20. Clause 7.3 - What about moving household items - the clause needs rework - am I expected to move my fridge/bed in my "4 wheeler light vehicle"? (Explanation: The clause states that the purchaser will not bring any heavy vehicles inside said township land)
    Conflicting/Contradictory
    Page 21. Clause 7.8 - Define items, current clause too generic - "heavy" is relative. Combustible - my cigarette lighter contains combustible fluid - am I not allowed to carry it into the building? Heavy is in contradiction to clause 7.9 where "heavy" items are to be carried in the service elevator. (Explanation: The clause states that the purchaser will not store any goods which are hazardous, combustible, dangerous and heavy in nature)
    Mistake
    Page 21. Clause 7.9 - Are only men allowed to be purchasers?? Refer to line "He shall abide..". Please replace to be gender neutral or change to "She/He shall abide..".
    Clarification Needed
    Page 22. Clause 7.15 - There is no mention of intimation. Notice has to be given before you enter into said flat - reasonable time is too generic a term; what's reasonable for one person may not be for the other. (Explanation: The clause states that people may need to be given access to your flat to examine the state/condition of flat in case they are trying to resolve a defect).
    Misrepresentation
    Page 25. Clause 7.34 - Again, as per issue with Page 5 section 2 part ii - I have not been informed of any commercial space in tower 23 where I have made the booking.
    Misrepresentation
    Page 26/27 Clause 7.42 - Untrue - I have not been shown copies of these documents. (Similar to other clauses given above where it is stated that the owner/promoter has shown me all documents related to title deeds, clearances etc.)
    Clarification Needed
    Page 30. Clause 10.13 - Unfair - If the society does not have enough funds to cover the payment because 10 % people have not paid up (or 10 % flats are unsold and therefore the Owner/Promoter are not paying maintenance), why should the 90% who have paid up be subjected to the inconvenience and indignation of having utilities/services/amenities unavailable. What provision/relief is available in such a situation where individually, I may not be at fault, but collectively, the society may be at fault? (Explanation: The clause states that if the society defaults in payment of maintenance, the township management authority can disconnect utilities, supply of other services, not permit members of said society to use township amenities and levy fines/penalties on the amount due)
    Clarification Needed
    Page 30. Clause 10.17 - What does this mean? If someone comes to visit me, they will have to pay a toll/entry fee? This is completely unacceptable in its present form - please define "Outsiders" to clarify this point related to toll/entry fee. (Explanation: This clause states that the township management authority can impose and collect a toll/entry fee on outsiders for ingress to the township).
    Clarification Needed
    Page 31. Clause 10.23 - This is a clear case of violation of MRTPC - how can you provision a monopoly in a competitive sector? (Explanation: Related to the fact that the township management authority dictates which providers will be permitted to give telephone, internet and cable TV services)
    Conflicting/Contradictory
    Page 35. Total floors of tower - Noted as Ground + Stilt + 30 In direct contradiction of Clause 5.1.1 on Page 15.
    Conflicting/Contradictory
    Page 48. Annexure - L. The payment schedule needs to be modified to reflect 30 floors (If the information on Page 35 is accurate). (Explanation: The payment schedule specified herein only considers 24 slabs i.e. 90% payment to be given on 24th slab.)
    Big thanks to Bigbloodyt for sharing this information on this forum. I fully agree with all points raised by him and will take up these with BR folks. Below points are very crucial for everyone :

    1 - Completion time (should be Q2, 2016 as promised)
    2 - Payment schedule (should be revised for 30 floors)
    3 - Amenities modification (should not be allowed without approval from all buyers)
    4 - Shopping arcade in tower (should be removed)
    5 - Monopoly in internet, dth, telephone service (should be removed)
    6 - Utilities disconnection for society default (should be removed, should only apply to non paying member)

    Tower 20 to 23 buyers have already paid highest price but still being shortchanged with increase in floors without any corresponding increase in essential amenities (i.e. Lifts, Car parking, Club house etc.)

    Let us ensure that all these points are addressed before we sign the agreements.

    Comment


    • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

      Originally posted by rasrivas18 View Post

      Let us ensure that all these points are addressed before we sign the agreements.
      Tried speaking to BR about it and got the reply that "will check with legal team etc "
      the person we contacted didnt seem to know much.

      After you contact BR do post their reply etc.. as individually they might try to act a little high and mighty but we will have a decent say if quite a large number of people insist on getting these items rectified before signing the agreement.

      Looking forward to your replies.

      Comment


      • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

        Originally posted by brres13 View Post
        Tried speaking to BR about it and got the reply that "will check with legal team etc "
        the person we contacted didnt seem to know much.

        After you contact BR do post their reply etc.. as individually they might try to act a little high and mighty but we will have a decent say if quite a large number of people insist on getting these items rectified before signing the agreement.

        Looking forward to your replies.
        I haven't received a response to my mail/ call yet. The person I spoke to said that he will need to speak to his "HOD" before he can respond. I had told him that I can come over to speak to the HOD myself if needed and he told me that he'll let me know if that is indeed required.

        For now I have somewhat given up hope and am now exploring ready possession flats in BR or elsewhere. Am a little pissed off with the ambiguity and take it or leave it attitude that BR seems to be showing.

        Sent from my Nexus 7 using Tapatalk 2

        Comment


        • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

          Originally posted by Baruch View Post
          this information will not help the discussion on this forum anyway...enough of personal slug-fest already....lets avoid it

          "I always cheer up immensely if an attack is particularly wounding because I think, well, if they attack one personally, it means they have not a single argument left." - Margaret Thatcher
          Maybe thats the reason you are asking everywhere to reopen thread of Q to RA.
          Funny thing is you are not throwing any light on delay of 2 yrs in agreement that too with words of TENTATIVE/APPROXIMATE. Whatever is bad about BR, you try to cover it up & then say Pune wadas & stuff like that. Also some members are asking genuine questions about how many ITGs working at HJW will buy or rent in BR or for that matter in HJW itself ? What is the end user : investor ratio in BR ? All BR bulls go blank on that.
          If you are happy, you are successful.

          Comment


          • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

            bigbloodyt,

            Very good work man. Appreciate it & even more the awareness you have shown is really good.

            Man, pubs & discos in residential building ?? Tomorrow there can be wine shops also below the building & as these shops will be public, the local gaonwala scorpio chaps too can come in & create nuisance. You need to see to whom the shop can be sold or what type of shops can be opened also.

            There are projects where wine shop came in, drunkards & cheap public used to stand near entrance of society gate & pass lewd comments on passer-by. To avoid this, BR buyers must ensure agreement has list of types of commercial work/shops which can operate & which cannot.
            If you are happy, you are successful.

            Comment


            • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

              Sir Realacres,

              People who "book" an apartment in a township that will be built over next several years......are Investors.......whether they see it that way or not.

              A lot of them end-up living there full-time or some on weekends....... after waiting for a varying number of years.

              Some think that they will live there as soon as its completed....but their life-situation changes over next few years and they end up selling, giving it on rent or keeping it empty.

              Still others may have booked it for their children or some other future need.

              The length of wait and how the town-ship comes about after that wait is always unpredictable ( of course within some degrees ).

              Since one is plunging into something that doesn't exist and final outcome is unpredictable.......AND one is willing to take that risk.......he/she is an investor by definition.
              Last edited by Superduper; October 10 2013, 10:17 PM.

              Comment


              • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

                Originally posted by realacres View Post
                Maybe thats the reason you are asking everywhere to reopen thread of Q to RA.
                Funny thing is you are not throwing any light on delay of 2 yrs in agreement that too with words of TENTATIVE/APPROXIMATE. Whatever is bad about BR, you try to cover it up & then say Pune wadas & stuff like that. Also some members are asking genuine questions about how many ITGs working at HJW will buy or rent in BR or for that matter in HJW itself ? What is the end user : investor ratio in BR ? All BR bulls go blank on that.
                get lost you loser

                stop addressing posts to me

                Comment


                • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

                  Deleted
                  Last edited by Superduper; October 11 2013, 02:43 AM.

                  Comment


                  • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

                    Originally posted by Superduper View Post
                    Sir Realacres,

                    People who "book" an apartment in a township that will be built over next several years......are Investors.......whether they see it that way or not.

                    A lot of them end-up living there full-time or some on weekends....... after waiting for a varying number of years.

                    Some think that they will live there as soon as its completed....but their life-situation changes over next few years and they end up selling, giving it on rent or keeping it empty.

                    Still others may have booked it for their children or some other future need.

                    The length of wait and how the town-ship comes about after that wait is always unpredictable ( of course within some degrees ).

                    Since one is plunging into something that doesn't exist and final outcome is unpredictable.......AND one is willing to take that risk.......he/she is an investor by definition.
                    this changes the perspective completely...

                    as an investor, one usually follows strategy which is rewards proportionate to risks... there will be people with advises from both sides (good and bad returns)... investor would think over and make a decision.

                    now if the buyer wants to make a rental income from the investment, buyer needs to think about his potential renters and the area in question. an IT DINK couple may not mind a bar and wont care about a school nearby etc.

                    If property is for future possible self use, look for ground level realities on the progress of individual needs. (E.g. you may want to use railway everyday and Amanora promises a railway station in 5 years but look at the ground reality about that possibility).

                    If investment is purely for capital gains, check for potential future increase... in this case, past performance is no guarantee of future rates... check and the inventory nearby and what kind of people who might buy there and what can be their affordability and potential options coming up in next few years. Then you can get a realistic picture of what price you can sell your product. Builders can jack up rates and hold prices but an individual may not...

                    most of the negative comments coming up here are from end user perspective... they are still valid to some extent for getting a renter for your property.

                    and btw, its getting too personal... this forum is for exchange of ideas and sharing individual views but we all need to agree to disagree and move on...

                    Comment


                    • Re : Blue Ridge by Paranjape Schemes in Hinjewadi, Pune

                      Appeal to all the thread visitors.

                      We need to have a look at the forum rules specifically around trolling and personal feuds:
                      http://www.indianrealestateforum.com...ad.php?p=34801

                      Let's keep things clean and amicable before a moderator comes along and locks the thread.

                      Sent from my Nexus 7 using Tapatalk 2

                      Comment

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