வெளியூர் பத்திரப்பதிவில் ஏற்படும் வில்லங்க பிரச்னைகள் என்ன!

 வெளியூர் பத்திரப்பதிவில் ஏற்படும் வில்லங்க பிரச்னைகள் என்ன!  

        வீடு, மனை வாங்குவோர் அந்த சொத்தின் முந்தைய பதிவுகளை வில்லங்க சான்று வாயிலாக சரி பார்க்கின்றனர்.

        இதில், பதிவுத்துறை இரண்டு வகையான சேவையை அளிக்கிறது.  குறிப்பாக, வில்லங்க விபரங்களை சரி பார்க்க, ஆன்லைன் முறையில், இலவச சேவை உள்ளது.  இதில் பெறப்படும் விபரங்கள் மேலோட்டமான சரி பார்ப்புக்கு மட்டுமே போதுமானதாக உள்ளது. 

        வில்லங்க சான்றிதழை ஒரு ஆவணமாக தாக்கல் செய்ய வேண்டிய இடங்களுக்கு கட்டணம் செலுத்தி பிரதிகளை பெற வேண்டும்.  இவ்வாறு பெறப்படும் வில்லங்க சான்றிதழ்களில், முந்தைய பத்திரப்பதிவுகள் முறையாக உள்ளதா என்று பார்க்க வேண்டும்.

        குறிப்பாக, பழைய பாத்திரங்கள், எந்தெந்த காலத்தில், எந்தெந்த சார் பதிவாளர் அலுவலகத்தில் பதிவானது என்பதை பார்க்க வேண்டும்.

        தற்போதைய நிலவரப்படி, ஒரு அலுவலகத்தில் எப்போது பத்திரப்பதிவு நடந்ததோ அது மட்டுமே அதன் பெயரில் கணினியில் இருக்கும்.  நிர்வாக காரணங்களுக்காக, ஒரு குறிப்பிட்ட ஆண்டுகள் வரை ஒரு அலுவலகத்திலும், அதன் பிந்தைய ஆண்டுகள் வேறு அலுவலகத்திலும் பாத்திரங்கள் பதிவாகி இருக்கலாம்.

        இதில், சார்-பதிவாளர் அலுவலகம் பிரிக்கப்பட்டதால் வரும் மாற்றங்கள் குறித்து சரியான முறையில் ஆய்வு செய்ய வேண்டும்.  சில சமயங்களில், சம்பந்தமே இல்லாமல் வேறு ஊர்களில் பத்திரங்கள் பதிவு செய்து இருப்பர்.  இது போன்ற விபரங்கள் உள்ளூர் அலுவலகத்தில், பதிவேட்டில் இடம் பெற வேண்டும்.

       ஆனால், அப்படியே உள்ளூர் அலுவலக பதிவேட்டில் இருந்தாலும், வில்லங்க சான்றிதழில், இது போன்ற தகவல்கள் கிடைப்பதில்லை.  ஒரு சொத்தின் உரிமையாளர் யார் என்பதை உறுதிப்படுத்தும் சான்று மட்டுமே இது.  இதில் அந்த குறிப்பிட்டு சொத்து யார் வசம் இருந்து கைமாறி வந்தது என்ற அனைத்து விபரங்களும் இருக்கும்.

      அந்த சொத்து பதிவுத்துறையில் பத்திரப்பதிவு செய்யப்பட்ட தேதி, பத்திரத்தின் ஆவண எண், உரிமையாளர் பெயர், சொத்தின் வகைப்பாடு, சொத்தின் விஸ்தீர்ணம் (அளவு), சர்வே விபரம் என, சகல விபரங்களும் இதில் உள்ளடங்கி இருக்கும்.  இதன்மூலம், ஒரு சொத்து தொடர்பான வில்லங்கத்தை முழுமையாக தெரிந்து கொள்ள முடியும்.

       வில்லங்க சான்றிதழை மிக மிக துல்லியமாக ஆய்வு செய்தால் மட்டுமே இது போன்ற தகவல்கள் தெரிய வரும்.

       வெளியூர் பதிவு இருப்பது தெரிய வந்தால், அது தொடர்பான முழு விபரங்களையும் விற்பனையாளர் அளிக்க வேண்டும்.  இதில் விற்பவர் தயங்கினாள், அந்த சொத்தை வாங்குவது குறித்து, உங்கள் முடிவை மறு பரிசீலனை செய்வது நல்லது என்கின்றனர் சட்ட வல்லுனர்கள்.

Is your building healthy

Is your building healthy?

        During the monsoon season, your house needs extra care and attention.  Hence, keep an eye out for possible telltale signs to avert any mishap from happening

Building collapses are an annual occurrence, especially during the monsoon.  According to the data released by National Crime Records Bureau (NCRB), a total of 1051 dwelling houses/residential buildings collapsed in 2020 alone, in which 1091 people lost their lives.

      However, if you are an aware resident, you’ll be able to catch the telltale signs about your building, which could help you avert a major mishap and possible loss of property and life.  Hence, here is a look at some tips from experts to help you gauge your building’s health better.

Cracks

Cracks are the worst enemy of any structure as it is a clear indication of weakness.  “Look out for deep cracks in beams or columns (in the housing and the building).  Also, if the flooring has begun to corrode, it means that the structure is giving away”.

    The cracks can be a sign of damage to the foundation of the structure.  To avoid any mishap, ensure you get it repaired by a professional.  If several people in your building are noticing such cracks in and around their apartment, it is best to inform the government authorities and get your building’s audit done.

Leakage

Water leakage is a very common issue during monsoon.  However, it is dangerous and can also prove to be fatal if neglected.  “During the monsoon, moisture seeps through the exteriors of the house and causes internal wall dampness.”

    Leakages can also cause short circuits and shocks, further leading to accidents.  “To prevent water seepage in walls, exterior waterproofing coats should be used; this will create a barrier for the rainwater and moisture, and your walls from getting damp.”

Uneven gaps in doors and windows

“As joints of doors and windows are made of metal, they can be damaged by moisture retention and undermine the building structure if the seams are not adequately sealed.  An early assessment and repair when the cracks are identified, will ensure that the damage is minimum”.

 Spalling of concrete

“The spalling usually starts as hairline cracks in the concrete structure.  The cracks then start to get wide and then the area bulges before the concrete starts falling off.  This process is called spalling and it is seen in several places like slabs or columns.  The concrete becomes more porous and allows the water to reach the steel rods.  As a result, the steel and concrete become weak and it can no longer stand strong and support the structure as it is used to when the building was new”.

            “To fix this, you can repair the old and affected concrete.  Polymer concrete works best as it has adhesive properties that allow repair of both, conventional cement based concrete, and polymer-based concrete”.

Regular check-up

                “In the monsoons, sometimes old air conditioning cages can also get dislodged and fall off due to wind pressure.  It’s important to get this checked by the air conditioning service engineers”.

                 “It is to be noted that nearly 20 per cent of all accidential fires that take place are not only due to short circuits, but also poor-quality wires, and inappropriate wiring practices.  Do check for the status of electrical wiring in your building as they are the ‘veins and arteries’ of your homes and thus should be of good quality” .

                   As far as painting is concerned, Jangid shares, “Try to use waterproof paints and the addition of a water sealant, which works as a protective layer on concrete walls.  Get the exterior walls of your house painted with weather-resistant paint solutions.  Paint the walls before monsoon, that is, between February and April so that the paint gets enough time to dry and settle and your walls are thoroughly protected.”

                   Also, conduct due-diligence through your watchful eye.  “We had several problems of water leakage and spalling concrete last year.  We wrote to the concerned officials in the Brihanmumbai Municipal Corporation (BMC) and got our building audited.  It was found that ceilings and parts of slabs and buildings like the stairs and outer paint needed to be redone.  The fund was sanctioned through the Member of Legislative Assembly (MLA) in our area, and we got all the work done.  As a result, we did not face any major problem this year and the safety of the residents remined intact.”   

Is your living space free of chemicals

 Is your living space free of chemicals?

While furnishing your home or office, it is important to ensure that the materials and decor you incorporate are free of harsh chemicals and toxins.  To help you make the right choice, here’s an informative guide on the materials available in the market

      The growing consciousness and awareness with regards to the long-term effects of toxins and harsh chemicals on health has made consumers more selective and cautious while furnishing their homes and offices.  Be it a rental or an owned property, it is imperative to choose furniture and decor that is not only aesthetically pleasing but also free of harsh chemicals as these can affect one’s health.  Wood that is chemically treated, wall paints, and fabrics from synthetic fibres are known to negatively impact one’s health.

     Here is a list of toxic elements and healthy alternatives that you should know about you set out to furnish your home.

Volatile Organic Compounds (VOC)

Volatile Organic Compounds (VOCs) are a group of chemicals that vaporise easily bringing gas pollutants indoors from various sources.  VOCs are found in furniture made of compressed wood and plastic, along with deodorants, paints and other home furnishings.  Dry-cleaned clothing, moth repellents and air fresheners are some other sources of these pollutants.  Chronic exposure to some of these products can not only increase the risk of cancer but also cause headaches, dizziness, respiratory tract irritation, asthma and damage to the nervous system.

    One way to protect yourself from these chemicals is to facilitate outgassing.  Proper ventilation is essential to release these VOCs so that they don’t become trapped in the room.  To facilitate this, you can leave them unwrapped for a couple of days in a well-ventilated room or an outdoor space before you begin using them.  With regards to furniture, choosing vintage, antique and hardwood furniture over compressed or particle board variants will eliminate VOCs.

Say no to synthetic materials

Furniture made of synthetic materials is naturally more attractive to customers as it is cheaper than real wood furniture.  Synthetic fibres contain toxic dyes that pose a threat to our health.  Some studies even suggest evidence of microplastics in the human placenta.  Additionally, these materials increase the risk of cancer, diabetes, and reproductive disorders.  Yoga mats made of Polyvinyl Chloride (PVL) and upholstered furniture made of fake leather should be substituted with natural materials and non-toxic elements such as jute, hemp and organic cotton, among others.

 Healthy alternatives

Now that you know better, choose the most natural materials for your fabrics and furnishings to lead a healthier life.  Opt for materials that are  natural and as chemical-free as possible.  Additionally, pick products that are sustainably made and follow fair trade practices.

Big on bamboo

If you are looking for natural materials for your home, consider bamboo, which is an excellent alternative to tropical wood.  Not only is it long-lasting but also sustainable and strong.  It continues to grow even after it is cut.  However, avoid bamboo products that contain plastic in them.

Create with cotton

Cotton is a biodegradable material and therefore good for the environment.  If you’re eager to ensure that your home is chemical-free, opt for organic and certified cotton products.  As a material, cotton is easy to clean, requires less water for its production and is also suitable for people with sensitive skin and allergies.

Joy of jute

A very important natural fibre for textiles, jute is water-absorbent and resistant to wear and tear.  When manufactured using non-toxic vegetable oils instead of harmful mineral oils, jute fibres become less toxic.

Wonders of wood furniture

Wood is clearly one of the oldest, most natural, and renewable resources, which works well indoors.  Choose solid natural untreated wood which is free of varnishes and paints.

Magic of metals

Gold, silver, and brass are all natural materials.  If you are prone to allergies, gold and silver are your best bet.  Brass when alloyed without nickel is also a great alternative.  One way to check the toxicity levels in these products is to ascertain how they were mined and manufactured and if they meet all the norms and certifications of fair trade.

       With plenty of options to choose from, make a shift towards more natural materials for your home, to lead a healthier and fuller life.

Thanks - TIMES PROPERTY

The perks of living in a top-floor apartment

               The perks of living in a top-floor apartment

Luxury is enjoyed in various forms; living in a top-floor residence is one of them.  Here are some of the advantages of choosing an upper floor in a high-rise building

As high-rise apartment complexes expand across the city, with updated security features and spacious homes, established developers are getting more innovative in their project design.  From penthouses, and duplexes to condominiums, and sky villas; apartment floor plans are being experimented with successfully.

Get floored

How do you go about choosing which floor you’d like to reside in?  While some buyers look for a lucky number, others decide after visiting the apartment.  Usually, many prefer the lower floors because of easy accessibility, and because they are cooler (in temperature), and cheaper than the upper floors.  But owning an apartment on the upper floors has its own advantages that draw prudent buyers by the dozens.

The top choice

One of the many exclusive perks of living on the topmost floors is the lowest impact of street-level disturbances.  Higher floors are also usually free from the menace of mosquitoes and rodents.  The higher the apartment, the lesser pollution one experiences.  Apart from the great views, houses on the higher floor levels offer fresh air, excellent cross-ventilation, and sunlight streaming into the home.

Scenic views

Top floors in high-rises are usually preferred for their unhindered scenic views, unlimited natural light, and spacious, airy living spaces.  Most of the high-rises, especially those that go beyond 18 floors and upwards, not only spell elegance in every architectural feature but also offer a breathtaking panoramic view of the city skyline.  Apartments located near the sea or a scenic area offer attractive views and higher floors are your best bet for an unobstructed view.

Security and privacy

Living on a top-floor apartment provides a sense of security and privacy, which is not the case when living on a lower-level, or ground-floor apartment.  This is mainly due to the several levels of safe automation, and manned security on the premises.

Be cautious

There are some details to consider when choosing a home on the upper floors.  A top-floor apartment means that you will have to depend on the elevators for movement.  Ensure that your high-rise building has a high-speed elevator and is designed as per the building codes.  Hire a consultant to verify this information.  Most top-floor apartments come with a hefty price tag for certain reasons such as the view, location.  So, factor this in before you choose the highest home in the building.

    Be aware of additional charges in the form of ‘floor rise’ rates charged by developers.  Preferential Location Charges (PLC) is an additional expense that is calculated when the home you choose has a location advantage in terms of the view, its position as a corner flat, east- or west-facing.

     Another factor to keep in mind is that a topmost apartment is hotter due to the exposure to the sun, especially during the summers, which will step up your use of air-conditioning and hike up the power bill.  Lastly, ensure you check your floor plan thoroughly as a large part of the deviations from the promised floor plan usually happen in the topmost floors of a high-rise building during the under-construction stage.

       Everything comes at a price, and so does a top-floor home that buyers with a taste for luxury are willing to pay for.  Consider the above factors to assist you in your home-buying experience.

Here’s why rental agreements are made for 11 months

 Here’s why rental agreements 

are made for 11 months

 

       Along with saving money on the stamp duty and registration fee, there are many other benefits to renewing rental agreements every 11 months.  Read on to know why most tenants and landlords prefer this arrangement

As a tenant, one desires to get the ideal house on an affordable monthly rent.  However, while signing the agreement, you might have probably wondered why it is made for 11 months and not a full year.  Here’s why some tenants and landlords prefer the 11-month tenure for the rental agreement:

Study the documentation

A rental agreement, also known as a lease agreement, is a legal document signed between the landlord and the tenant.  It is usually drafted on stamp paper.  It lays down all the conditions for both parties to follow and safeguards the interest of both parties too.

      It is an important document that protects the rights of the landlord and tenant and prevents unscheduled rental hikes and eviction without prior notice of at least one month.

       A typical rental agreement consists of components such as the security deposit, monthly rent, information regarding the property ( square footage, address, and type ), contents of the property, and most importantly, the duration of the agreement.  The rental agreement has to be signed by the landlord and tenant, as well as two witnesses who are not related to either the landlord or tenant.

The duration of the agreement

A rental agreement is a crucial document to resolve any future disputes between the landlord and their tenant.  Across India, the rental agreement is usually made for a period of 11 months.  This is because according to section 17 of the Indian Registration Act, 1908, every agreement for the leasing of immovable property from year to year, or for any term exceeding one year, is required to be compulsorily registered.  Thus, this section will be applicable on lease agreements that last for a year, significantly increasing the cost.  In order to avoid the registration of the rent agreement, most agreements are drafted for a period of 11 months instead of 12 months.

                 Another significant reason for the 11-month rent agreement is that once an agreement is registered, it gives the tenant certain rights to the property itself.  This can turn out to be in the tenant’s favour under the Rent Control Act and a tricky situation for the landlord if the tenant does not move out.  Because, under this Act, tenants can claim ownership of the property after staying in the same premises for at least 10 years.  The landlord has no recourse to evict the tenant or even increase the rent if the rent agreement is registered.

For a longer tenure

It is not mandatory for a landlord to draft an 11-month rental agreement.  If tenants want a longer tenure, the landlord can extend the rental period provided the rental agreement is registered legally.  In fact, even an 11-month agreement can be renewed and extended on mutual agreement between the landlord and tenant.  A registered rental agreement prevents landlords from overcharging and gives tenants more rights, as it is governed by rent control laws.

Registration and stamp duty

As a tenant, if you’re seeking a longer tenure, then inform your landlord about the exact period so that the agreement can be drafted accordingly.  The parties then need to visit the sub-registrar office under whose jurisdiction the property falls, pay the stamp duty on the tenure of the lease, and register the lease document.  The registration of the rent agreement can also be done online.

          Stamp duty rates and laws vary across states in India.

Thanks - TIMES PROPERTY

The Importance of a Structure Stability Certificate

 The Importance of a Structure Stability Certificate

Did you know that as a homeowner you must obtain the Structure Stability Certificate – a vital document that certifies that your residential building is stable and safe?  Here’s all you need to know about a Structure Stability Certificate and why it is mandatory to procure one

You are all excited about buying your dream home and are eagerly waiting to move into it.  You have the legal documentation in place.  But, how do you know if the building itself is safe and if the builder has used high-quality construction materials?  This is where a Structure Stability Certificate plays a key role.

Strength of a building

A building’s lifespan depends on several factors such as the construction quality, materials, soil conditions as well as the climate at the location.  Construction experts peg the average lifespan of a residential building in India as 50 – 80 years depending on the usage and, the timely repairs and renovations made to strengthen it.

    The functional features of a building are broadly categorised under plumbing and sewage lines  (internal and external); civil works ( waterproofing, plastering, painting, and rustproofing ); woodwork, and carpentry.  The structure itself has to adhere to the National Building Code (NBC) of India, 2016 which includes safety features for all-natural calamities like earthquakes, cyclones, floods, etc.  All these factors in the right degree determine the strength of the constructed structure and can go a long way in making it safe.

What is a Structure Stability Certificate?

A Structure Stability Certificate is documented proof that the building complies with all the safety regulations specified in the NBC.  Part VI ( Structural Design ) of the code embodies the safety features for all-natural calamities.  This document certifies that the building has been constructed in accordance with the building norms, and the government agencies have done the necessary checks required to ensure that the building structure is safe for people to use.

Who is authorised to certify the Structure Stability Certificate?

A chartered structural engineer, who is on the panel of personal practising engineers under the class 1 A category within the district collector’s office of the area, is authorised to inspect and certify if a building is fit to be used for various provisions of public use.  It’s the developer’s responsibility to hire a qualified and certified structural engineer to conduct a detailed soil test and verify the engineering aspects of the building, including its location, design, potential weaknesses, as well as seismic compliances.  The engineer is also required to check if the fire and health safety features are in place and if the structure is safe for the surrounding buildings and the public.  They submit the report to various civic bodies like the public works department, fire department, etc.  The municipal corporation then ascertains that all the safety compliances are in order and only when it’s convinced that the built structure is safe for occupation, the authority issues the Structure Stability Certificate.  The certificate also states that the developer has executed a detailed soil test and that the structure is fit for occupancy.  It is another important and mandatory document that a buyer has to procure from the developer prior to moving into the flat.

RERA’S zero defect policy

RERA has a provision of zero-defect liability under which the builders are liable to cover all the architectural and construction concerns and costs arising in a project for up to five years from the date of possession.  This provision covers all the structural, non-structural, finishing, and servicing issues in residential projects.

            In fact, according to the mandate,  the developer is liable to repair all the defects within 30 days from the date of filing of the complaint by the residents, without charging any fee.   

Why is full disclosure essential in a real estate transaction

                Why is full disclosure essential 

                  in a real estate transaction?

For a home-buying transaction to be conducted in a fair and secure manner, here are some key aspects that must be disclosed by the seller to the buyer

 Any transfer of property requires buyers to possess all the information they need to ensure that the transaction is a fair one, regardless of whether it is a primary sale (i.e., from the developer to the first buyer) or a secondary sale (i.e., from an existing owner to the second or resale buyer). "Proper disclosure encompasses all the aspects that an incoming property owner needs to know about prior to the purchase,". "While each contract is different, there are some points that are common to all property transactions. These should be adhered to for a safe and secure transaction,".

RERA (Real Estate Regulatory Authority) has introduced much-needed transparency and accountability in the primary real estate market. She states, "While this ensures a cordial relationship between the developers and home-buyers, there are many important de- tails that a developer must disclose to a buyer during any transaction.

RERA details

The list begins with details of the project's RERA registration, which includes all the information shared with the regulatory authority. It is crucial to acquire the RERA registration number which identifies the project and its RERA compliance.  For instance, a homebuyer can obtain the RERA registration number of the project, and subsequently, through the MahaRERA portal, access all details about the project.

Details of the property

The homebuyer must acquire all the information from the builder pertaining to the project such as layout, execution plan, estimated date of possession, etc.

 Standardisation of carpet area

RERA has defined a method for calculating carpet area so that builders can easily assess the exact carpet area. This way, developers cannot provide inflated carpet areas to increase prices.

Quality of construction

Builders are required to be transparent about the entire construction process, ranging from the materials used to the technology employed.

Timely delivery

Builders must mention the possession date of the project. In the event of failing to meet the date of possession, penalties can be levied on the developer.