THE CRUCIAL DECISION OF HOME BUYER’S FOR THE SUCCESSFUL

EXECUTION OF THERE DREAM PROJECT

By

CA. (Dr.) Rajkumar Adukia

Author of more than 300 books,
Business Growth and Motivational Coach,
Member IFRS SMEIG London 2018-2020
Ex director - SBI mutual fund, BOI mutual fund
Ph. D , LL.B, LLM (Constitution), FCA,FCS, MBA, MBF , FCMA, Dip Criminology, Dip in
IFR(UK) Justice (Harvard) , CSR, Dip IPR, Dip Criminology ,dip in CG , Dip Cyber, dip
data privacy B. Com , M. Com., Dip LL & LW
Student of – MA (psychology), MA (Economics), IGNOU PGDCR, PGCAP etc
Chairman western region ICAI 1997, Council Member ICAI 1998-2016

Introduction:

It is a general rule to be cautious while investing in real estate since there are many
emotional decisions involved it is necessary to take every step wisely. Whether a
person is buying an apartment or consenting to the redevelopment of society, the most
stressful task is finding a reliable builder.

The role of builders in real estate is fundamental as he is the one bridging all
the gap between the investor’s need and successful project. Even though the
implementation of the Real Estate (Regulation and Development) Act, 2016 have been
successful in bringing transparency and increasing the efficiency of real estate project,
it certainly becomes the prime duty of every person dealing in real estate to take all
precautionary measures at the preliminary stage as well in all stages thereafter to
avoid the future difficulty.

The present article discusses all due diligence to be taken by a person at the time
of investing in the real estate project.

1
 Due diligence in real estate is mostly like an investigative process where the
result will decide whether a particular real estate project is safe and wise to invest in it
or not. The decision of which builder is to approach and confirming the same reduces
almost 90% of the stress though the rest may depend upon the other factors for
instance delay in project completion for unavoidable reasons.

There are several ways wherein the credibility of the builder can be ensured but
the first thing first is-

Prepare a checklist:

They say “well plan is half done”, well this goes correct in every situation. It is always
advisable to prepare a checklist mentioning all the documents and details to be asked
from the builder to ensure his credibility. Now the builder may be an individual or a
company or a partnership firm so apart from necessary identity details he must be
insisted on producing the income tax filling return of directors of company or partners
in case of a firm, in addition to this the copy of balance sheet may be asked to know
the financial strength of the builder. Other such necessary details it is wise to ask the
builder for a feasibility report. The report will contain the whole as to how the builder
would develop the property. In the context of redevelopment, hiring outside guidance
perhaps a project management consultant / an architect for a feasibility report is a
smart investment. The society members can compare that with the builder’s feasibility
report which will make it easier to decide upon selecting that builder.

I. Checking with approval plan:

One may ensure upon the building approval which the builder have got it from the
local authorities. The grant of approval of local authority implies that the building in
which you are planning to invest has gotten a green signal and that there are no issues
related to it. The authorities granting an construction approval such as municipal
corporation/planning/development authority’s website may be visited by the person
that generally maintain the citizen inquiry icon. Since the approval and building plan
is granted green signal only after certain NOCs and submission of required document
the below list will assist the buyer to make an enquiry.

2
List of documents List of Authorities
1. ownership certificate/Extract a. The Revenue Department
2. Non-agriculture permission https://rfd.maharashtra.gov.in/en

3. Building layout approval document (the b. The Development Authority/ or

person may seek information regarding the local Municipal Authority (in
the site inspection from the Building case of Mumbai district this may
Proposal Office of Municipal be obtained from Bombay
Corporation) Municipal Corporation
4. structural engineer approved structural https://portal.mcgm.gov.in/irj/po
plans submitted by the promoter rtal/anonymous )
5. Occupancy certificate/ Building
Completion Certificate
c. intimation of disapproval" (building e. The Building Proposal Office
permit)- the IOD requires NOCs from https://autodcr.mcgm.gov.in/bpamsc
various government authorities and the lient2/Login.aspx
Final clearance to build
(Commencement Certificate) will only
be given once the company obtains all
NOCs and meet all IOD conditions.
d. Commencement certificate

6. NOC from Tree Authority f. Tree Authority Committee/

Water and Drain Department/
Sewage Department/ Electrical
Department/ Traffic and Co-
ordination department/ Chief
Fire Officer under Municipal
Corporation
https://portal.mcgm.gov.in/irj/po
rtal/anonymous

7. The Environmental clearance g. The Ministry of Environment,

Forest and Climate Change / the
State Environment Impact
Assessment Authority (SEIAA)/
State level expert Appraisal
Committeehttp://environmentcle
arance.nic.in/

3
 8. The Ancient Monument Approval h. The Archeological survey of
Indiahttp://asiegov.gov.in/
9. The Establishment consent i. The Pollution control board
https://mpcb.gov.in/node
10. NOC by Airport Authority of India j. The Civil Aviation
Departmenthttps://www.civilaviatio
n.gov.in/
11. Borewell registration certificate k. The Central Ground Water
Authorityhttp://cgwa-
noc.gov.in/LandingPage/index.ht
m
12. NOC if project near the costal area l. The Coastal Zone Management
Authorityhttps://mczma.gov.in/
13. The Lift Escalator Installation Approval 14. The Public Work
Departmenthttps://pwd.maharashtra.
gov.in/

II. Credentials of builder:

The smartest and the simplest way of checking the efficiency builder is by looking at
the project he has recently worked on. The factors such as timely completion of
project or impressive plan, well execution can add up to the credibility of the builder.
Since the enactment of RERA 2016 has made all the developers/builders to registered
the real estate project on its online portal maintained by state real estate regulators, it
will be easy for buyers to check all the necessary details which they may be needed to
decide upon his selection. The portal also publishes the court cases filed by home
buyers concerning the project.

Other than this an independent research may be carried out by the buyers by checking
the builder’s website, completed projects by him, and the kind of associations he has
registered himself with. Basically, there are certain builder associations the code of
conduct of which is binding upon the builders associated with it. Associations such
Confederation of Real Estate Developers Association of India (CREDAI) and Builders
Associations of India (BAI) provides a list of builders enlisted with them. The same
may be looked upon by the buyers in their builder hunt process.

4
 III. The construction quality of the project:

This may be checked by investigating upon the ready project built by the builder, as
already mentioned above by accessing the online portal of state real estate regulators
where the builder has likely submitted the quality assurance certificate.

IV. Hiring the Real Estate Agent/Broker:

Although with the advent of digitization of record investigation into real estate
projects for purchasing property have become less difficult it is always beneficial to
take outside help. Since investing in property involves a review of n number of
documents this is where the help of real estate agents can be crucial.

V. Negotiating for good:

“Never negotiate out of fear, but never be afraid to negotiate.”

In terms of redevelopment of society or perhaps in all kinds of real estate buying the
process of negotiating with the builder is as stressful as planning a wedding. The
buyer has to be very attentive while negotiating the terms which eventually govern the
agreement. In the context of societies redevelopment also the members should insist
upon the managing committee to stick to the mutually decided terms and conditions.
They must remember that even though they are getting a new apartment free of cost,
the builder is also getting his profitable consideration out of that redeveloped area.
The member should take active participation in deciding the terms of a development
agreement. A lot

5
can be said at this stage since the possible attitude of the builder can make or break the
deal.

Real Estate Agreement:

The terms and clauses enumerated in the agreement decide the faith of the real estate
project. Buyers need to ensure that all the decided terms and conditions are rightly
contained in an agreement, this goes true with the development agreement also. The
fact that a person is giving his everything into the dream apartment, one cannot afford
to be ignorant. It is advisable to check with the model agreement provided under the
real estate laws and guidelines issued from time to time. The one-sided nature of the
real estate agreement would only invite difficulty in its fair execution. In this aspect,
the buyers are expected to be sufficiently knowledgeable about the real estate laws,
their rights, and duties that will help in the long run. Some relevant factors such as
total promised area, parking space, balcony; additional amenities; the height of the
flat, three-phase meter; bore well should not be compromised. In the context of a
development agreement, the society must insist upon the individual agreement with
each member, the condition of vacating place only after obtaining the necessary
approval and executing the permanent alternate accommodation agreement etc. In the
process of selection of builder, a draft of real estate agreement may be asked to ensure
upon the above factors and they may conclude.

To sum up the article, these parameters are the foremost and the most crucial in
the successful execution of the dream of real estate buyers, hence it is stress that the
buyers must educate themselves in the sense of their right pertaining the knowing and
asking details as a part of precautionary method in real estate investing process. As
they say, it's wiser to be cautious than to be hasty or rash and so do something you
may later regret.

Few websites to refer:

1. The Revenue Department https://rfd.maharashtra.gov.in/en

6
2. The Development Authority/ or the local Municipal Authority (in case of
Mumbai district this may be obtained from Bombay Municipal Corporation
https://portal.mcgm.gov.in/irj/portal/anonymous )
3. The Building Proposal Office
https://autodcr.mcgm.gov.in/bpamsclient2/Login.aspx
4. Tree Authority Committee/ Water and Drain Department/ Sewage Department/
Electrical Department/ Traffic and Co-ordination department/ Chief Fire
Officer under Municipal Corporation
https://portal.mcgm.gov.in/irj/portal/anonymous
5. The Ministry of Environment, Forest and Climate Change / the State
Environment Impact Assessment Authority (SEIAA)/ State level expert
Appraisal Committeehttp://environmentclearance.nic.in/
6. The Archeological survey of Indiahttp://asiegov.gov.in/
7. The Pollution control board https://mpcb.gov.in/node
8. The Civil Aviation Departmenthttps://www.civilaviation.gov.in/
9. The Central Ground Water Authorityhttp://cgwa-
noc.gov.in/LandingPage/index.htm
10. The Coastal Zone Management Authorityhttps://mczma.gov.in/
11. The Public Work Departmenthttps://pwd.maharashtra.gov.in/
12.https://rera.ap.gov.in/RERA/Views/Home.aspx
13.https://rera.ap.gov.in/
14.http://123.63.38.197/
15.https://rera.cgstate.gov.in/
16.https://rera.goa.gov.in/reraApp/home
17.https://gujrera.gujarat.gov.in/
18.www.harayanarera.gov.in
19.www.harayanarera.gov.in
20.http://www.hprera.in/WebSite/Home
21.https://jharera.jharkhand.gov.in/
22.https://rera.karnataka.gov.in/home?language=en
23.https://rera.kerala.gov.in/
24.http://www.reat.mp.gov.in/contact-us

7
 25.https://maharera.mahaonline.gov.in/
26.http://udpamizoram.nic.in/RERA.html
27.https://rera.odisha.gov.in/
28.https://www.rera.punjab.gov.in/index.html
29.https://rera.rajasthan.gov.in/
30.https://rera.rajasthan.gov.in/Tribunal
31.https://www.rera.tn.gov.in/
32.http://rera.telangana.gov.in/
33.https://rera.tripura.gov.in/
34.http://www.uhuda.org.in/
35.https://www.up-rera.in/index.aspx
36.http://rera.chbonline.in/
37.https://rera.delhi.gov.in/
38.http://prera.py.gov.in/
39.Other

Ministry of
Housing and
http://mohua.gov.in/
UrbanAffair
s
Atal Mission
for
Rejuvenatio
n and Urban
Transformati http://amrut.gov.in/content/
on
(AMRUT),
Govt. of
India
Building
Materials
and
Technology https://www.bmtpc.org/
Promotion
Council
(BMTPC)
CPWD

8
Sewa -
Central
Public https://cpwdsewa.gov.in/
Works
Department
(CPWD)
Central
Government
Employees
Welfare
https://www.cgewho.in/
Housing
Organisation
(CGEWHO)

Central
Public
Health and
Environment
http://cpheeo.gov.in/
al
Engineering
Organisation
(CPHEEO)
Central
Public
Works https://cpwd.gov.in/
Department
(CPWD)
Complaint
Registration
and
https://cpwdsewa.gov.in/
Monitoring
System,
CPWD
Environment
Protection in
Government
http://epgc.gov.in/
Colonies,
Directorate
of Estates
Geo Portal
for Urban
Mission,
Ministry of http://geourbanmissions.gov.in/
Housing and
Urban
Affairs

9
Global
Housing
Technology
Challenge - https://ghtc-india.gov.in/
India
(GHTC -
India)
Ministry of
Micro,
Small & https://msme.gov.in/
Medium
Enterprises
Housing and
Urban
Developmen
t https://www.hudco.org/
Corporation
Limited
(HUDCO)
Land and
Developmen
t Office,
Ministry of https://ldo.gov.in/
Urban
Developmen
t
National
Capital
Region
http://ncrpb.nic.in/
Planning
Board
(NCRPB)
National
Cooperative
Housing
https://www.nchfindia.net/
Federation
of India
(NCHFI)
National
Institute of
Urban http://www.niua.org/
Affairs
(NIUA)
National
Projects
Construction

10
 http://npcc.gov.in/
Corporation
Limited
(NPCC)
National
Real Estate
http://naredco.in/
Developmen
t Council
National
Building
http://nbo.nic.in/
Organisation
(NBO)
National
Buildings
Organisation
(NBO),
Building
http://briks.gov.in/
Related
Information
and
Knowledge
System
National
Rural
Infrastructur
e https://pmgsy.nic.in/
Developmen
t Agency
(NRIDA)
National,
Urban,
Livelihoods, http://nulm.gov.in/
Mission,
NULM
North
Eastern
Region
Urban
https://nerudp.nic.in/
Developmen
t Programme
(NERUDP)
Phase-I
Pradhan
Mantri
Awas
Yojana-
https://pmayuclap.gov.in/
Urban :

11
CLSS Awas
Portal
(CLAP)
State
Institute for
Urban http://www.siudmysore.gov.in/
Developmen
t (SIUD)
Swachh
Bharat
http://swachhbharaturban.gov.in/
Mission -
Urban
Povertiy
Eradication
Mission https://www.kudumbashree.org/
(Kudumbash
ree)
Pradhan
Mantri
Awas
Yojana https://pmay-urban.gov.in/
(Urban) -
Housing for
All
Pradhan
Mantri
Awas
http://pmaymis.gov.in/
Yojana
(Urban) -
MIS Portal
Smart Cities
Mission,
https://smartcities.gov.in/
Govt. of
India
Unified
Traffic and
Transportati
on http://uttipec.nic.in/
Infrastructur
e Centre
(UTTIPEC)
Urban
Developmen
t https://udd.uk.gov.in/
Directorate,
Uttarakhand

12
Web Based
Project
Monitoring
System -
Central https://cpwdpms.gov.in/
Public
Works
Department
(CPWD)
Commission
er and
Director of
Municipal
Administrati https://cdma.ap.gov.in/
on (C &
DMA),
Andhra
Pradesh
Amaravati
Metropolitan
Region
Developmen https://crda.ap.gov.in/APCRDAV2/views/Home.aspx
t Authority,
Andhra
Pradesh
Directorate
of Town and
Country
Planning, http://dtcp.ap.gov.in/dtcpweb/DtcpHome.html
Government
of Andhra
Pradesh
National
Academy of
Constuction,
http://nac.edu.in/
Hyderabad,
Andhra
pradesh
PHMED -
Public
Health and
Municipal http://www.appublichealth.gov.in/home.do;jsessionid=C31F1DFF
Engineering D0EBABBFD4849E4F27FBBE2B
Department ,
Andhra
pradesh

13
Portal of
Tribal
Welfare
https://aptribes.gov.in/
Department,
Andhra
Pradesh
Assam
Urban
Infrastructur
http://auiip.nic.in/
e Investment
Program
(AUIIP)
Directorate
of Municipal
Administrati https://dma.assam.gov.in/
on, Govt. of
Assam
Bangalore
Metropolitan
http://bmtf.gov.in/
Task Force
(BMTF)
Karnataka
Urban
Infrastructur
e
Developmen http://www.kuidfc.com/
t and
Finance
Corporation
(KUIDFC)
Bathinda
Developmen
t Authority
http://bdabathinda.in/en
(BDA),
Bathinda,
Punjab
CIDCO
New Towns
- City and
Industrial
Developmen
http://cidconewtowns.gov.in/
t
Corporation
of
Maharashtra
Limited

14
Maharashtra
Urban
Infrastructur
http://www.muidcl.com/
e Fund
(MUIF),
Mumbai
Maharashtra
Housing and
Area https://www.mhada.gov.in/en
Developmen
t Authority
Nagar Vikas
Vibag,
https://urban.maharashtra.gov.in/
Maharashtra

Commission
er and
Director of
Municipal
http://cdma.telangana.gov.in/
Administrati
on
(C&DMA),
Telangana
Mission for
Elimination
of Poverty in
Municipal
https://tmepma.cgg.gov.in/home.do;jsessionid=F2F27458EE88DA
Areas
B1E46748EB79586BCB
(MEPMA),
Government
of
Telangana
Public
Health &
Municipal
https://publichealth.telangana.gov.in/home.do;jsessionid=5C57287
Engineering
B6FBF0A3C674FB7DF9BEEF61F
Department
(PHMED),
Telangana
Telangana
Municipal
Developmen http://mdp.telangana.gov.in/SocialSafeguards.html
t Project
(TGMDP)
Delhi Urban
Art

15
 https://www.duac.org/
Commission
(DUAC)
Hindustan
Prefab
http://hindprefab.in/Home.aspx
Limited,
New Delhi
Department
of
https://architecturehry.gov.in/
Architecture
, Haryana
Online
Building
Plan
Approval
https://haryanabpas.gov.in/OBPASPORTAL/
System
(HOBPAS),
Government
of Haryana
Devbhoomi
-
Uttarakhand https://bhulekh.uk.gov.in/public/public_ror/Public_ROR.jsp
Land
Records
Directorate
Of
https://communi.gujarat.gov.in/
Municipaliti
es, Gujarat
Gujarat
Social
Infrastructur
e https://gujhd.gujarat.gov.in/
Developmen
t Society
(GSIDS)
Open
Government
Data Portal
https://smartcities.data.gov.in/
of Surat
Municipal
Corporation
Settlement
Commission
er and
https://www.landrecords.gujarat.gov.in/
Director of
Land
Records

16
Directorate
of Boilers, http://www.boilers.tn.gov.in/
Tamil Nadu
Online
Repository
of Urban
http://www.tniusnews.org/cgi-sys/suspendedpage.cgi
News -
TNIUS,
Coimbatore
Tamil Nadu
Institute of
http://www.tnius.org/cgi-sys/suspendedpage.cgi
Urban
Studies
Tamil Nadu
Institute of
Urban
http://www.tniuscbe.org/cgi-sys/suspendedpage.cgi
Studies
(TNIUS),
Coimbatore
Tamil Nadu
Regulation
of Rights
and
Responsibili https://www.tenancy.tn.gov.in/
ties of
Landlords
and Tenants
Act 2017
Tamil Nadu
Urban
Infrastructur
http://www.tnudf.com/
e Financial
Services
Ltd.
Directorate
of Estates,
Government https://sampada.mp.gov.in/
of Madhya
Pradesh
Directorate
of Town and
Country
Planning
(MPTOWN
http://mptownplan.gov.in/
PLAN),
Government

17
of Madhya
Pradesh,
Bhopal.
e-Nagar
Palika,
Government https://www.mpenagarpalika.gov.in/irj/portal/anonymous
of Madhya
Pradesh
Directorate
of Housing,
Government http://meghousing.gov.in/
of
Meghalaya
Meghalaya
Urban
Developmen http://mudashillong.gov.in/
t Agency
(MUDA)
State
Investment
and Project
Management
and https://sipmiu.nic.in/
Implementat
ion Unit,
Shillong,
Megalaya
EMS
Housing
Scheme
Monitoring http://emshousingkerala.gov.in/
System,
Idukki,
Kerala
Housing
Commission http://www.hsgcomr.kerala.gov.in/
erate
Town
planning http://townplanning.kerala.gov.in/
Department
Government
of India
Stationery http://giso.gov.in/
Office,
Kolkata
Haldia

18
Developmen https://www.hda.gov.in/
t Authority
Haldia
Developmen
t Authority
https://www.hda.gov.in/
(HDA),
West
Bengal
Kolkata
Metropolitan
http://www.kmdaonline.org/
Developmen
t Authority
New Town
Kolkata
https://www.nkdamar.org/Pages/index.aspx
Developmen
t Authority
Jaipur
https://jda.urban.rajasthan.gov.in/content/raj/udh/jda---
Developmen
jaipur/en/home.html
t Authority
Town
Planning
Department, http://ctp.rajasthan.gov.in/
Govt. of
Rajasthan
Moradabad
Developmen
t Authority, https://mdamoradabad.org/
Uttar
Pradesh
Urban
Transport
Directorate, http://uputd.gov.in/
Uttar
Pradesh
Uttar
Pradesh
Housing and https://www.upavp.in/
Developmen
t Board
Town and
Country
Planning
http://uptownplanning.gov.in/
Department,
Uttar
Pradesh
e-

19
Municipaliti
es -
eServices to
citizens and
Employees http://e-nagarsewaup.gov.in/ulbapps/
of Urban
Local
Bodies of
Uttar
Pradesh
Official
Portal of
Rural
https://rhodisha.gov.in/
Housing
Schemes of
Odisha
Smart City
Bhubaneswa http://www.smartcitybhubaneswar.gov.in/
r, Odisha
Special Area
Developmen
t Project for
Kalahandi,
http://kbk.nic.in/
Bolangir and
Koraput
Districts of
Odisha.
odisha
eMunicipalit
y, Housing
and Urban
https://www.ulbodisha.gov.in/or/emun/home
Developmen
t
Department,
Odisha
Public
Health
Engineering
https://www.pheoodisha.gov.in/
Organisation
(PHEO),
Odisha
Online
Application
for
Individual
http://oasys.bih.nic.in/
Household

20
 Latrine
(IHHL),
Bihar
Official
website of
Land
https://landrevenue.mizoram.gov.in/
Revenue and
Settlement
Department
Regional
Centre for
Urban and
Environment
al Studies http://rcueshyd.gov.in/
(RCUES),
Osmania
University,
Hyderabad
e-Awas :
Accommoda
tions
Management
and
https://eawas.chd.gov.in/
Allotment
System of
Chandigarh
Administrati
on

EASE OF DOING INITIATIVES OF MAHARASHTRA

1. All land titles or deed records have been digitized at the Sub-Registrar’s Office
(SRO) http://igrmaharashtra.gov.in/
A. iSarita 2.0 IGR Application
https://appl1igr.maharashtra.gov.in/NGDRS_MH/Citizenentry/genernalinfoentry/7067
2950673628

21
B. Property valuation (general information about all the space rates)
http://igrmaharashtra.gov.in/eASR/frmMap.aspx
C. Land records maharashtra https://mahabhumi.gov.in/mahabhumilink
D. Download facility for digital 7/12; 8A and property card etc
https://digitalsatbara.mahabhumi.gov.in/DSLR, digitized document
downloaded at 15 rs.
E. PR Card application status
https://digitalsatbara.mahabhumi.gov.in//pc_status Application incoming
number is to put
F. Integrated property registration portal
https://registeringproperty.mahabhumi.gov.in/
G. E mojani check mojani application status
https://emojni.mahabhumi.gov.in/emojni/mojani/pgLogin.aspx
H. Public data entry for property registration and mutation (update) land
records https://pdeigr.maharashtra.gov.in/frmLogin facilities such as 1.
Marriage registration 2. E registration 3. E filing 4 7/12 mutations 5 e
property card
I. Village digital notice boards
https://digitalsatbara.mahabhumi.gov.in/aaplichawdi
J. mutation dashboard
K. bhu nakasha https://bhunaksha.nic.in/bhunaksha/index.jsp available for
12 states
I. andhra pradesh
II. chattisgarh
III. kerala
IV. orissa
V. assam
VI. himachal pradesh
VII. lakshdweep
VIII. bihar

22
 IX. jharkhand
X. rajasthan
XI. maharashtra
https://mahabhunakasha.mahabhumi.gov.in/bhunaksha/27/index.jsp
XII. uttarpradesh

2. To check the encumbrances http://igrmaharashtra.gov.in/

3. Service delivery standards have been introduced to provide maps within a
specific time frame though an online portal
https://aaplesarkar.maharashtra.gov.in/en/
4. Disputes related to land have been mandated to be adjudicated within 1 year
as per amendment of Maharashtra Act No XI of 2016
http://eqjcourts.gov.in/startup/default.php
5. The grievances related to land can be reported through "Aaple Sarkar" portal
https://aaplesarkar.maharashtra.gov.in/en/
6. Land dispute information has been made available online through e-
DISNIC software https://services.ecourts.gov.in/ecourtindia_v6/
7. Registration Act has been amended with insertion of Section 89 A, according
to which, every court shall send copies of order affecting any immovable
property and every recovery officer shall send copies of order or interim order
attaching or releasing any immovable property to the concerned Sub-Registrar
https://bombayhighcourt.nic.in/libweb/acts/Stateact/2012acts/2012.10.pdf
8. Title search can be conducted online without requirement of any physical visit
(for Paid search)
https://esearchigr.maharashtra.gov.in/portal/esearchlogin.aspx
L. Central Registry of Securitisation Asset Reconstruction and Security
Interest (CERSAI) section 8 company located in new delhi
https://cersai.org.in/CERSAI/home.prg created to check frauds in lending
against equitable mortgages, in which people would take multiple loans on
the same asset from different banks. Searches such as
a. asset based search

23
 b. debtor based search
c. AOR based search available with payment of 10 rs.
9. Tax dues on property can be checked online on MCGM’s website
https://ptaxportal.mcgm.gov.in/CitizenPortal/#/login
10. eStepIn for online registration slot booking at SROs launched
http://igrmaharashtra.gov.in/
11. eRegistration system launched for online registration of leave and license
rent agreements http://igrmaharashtra.gov.in/
12. eSecure Bank Treasury Receipt (eSBTR) for payment of Stamp Duty )
http://igrmaharashtra.gov.in/ Dept of registration and stamps duty online
payment https://gras.mahakosh.gov.in/echallan/igr/
13. eASR for online statement of rates launched in Aug 2014
http://igrmaharashtra.gov.in/
14. E records https://aapleabhilekh.mahabhumi.gov.in//erecords/ -
M. Below records availbale
I. Old mutation (Tahsil Office)
II. Satbara (tahsil office)
III. 8A (tahsil office)
IV. K.D.E. Patrak (Tahsil Office)
V. Ka. Da. E. Patrak-Hakk Nondni Register (Tahsil office)
VI. Inam patrak (Tahsil office)
VII. Bot khat (Tahsil Office)
VIII. Sud register (Tahsil Office)
IX. Khasra patrak (Tahsil Office)
X. Khasra phalni patrak (Tahsil Office)
XI. Jod takta A (Tahsil Office)
XII. Kul register(Tahsil Office)
XIII. Old phalni (Tahsil Office)
XIV. Pere patrak (Tahsil Office)
XV. Record of rights panji (1954-55) (Tahsil Office)
XVI. Bandobasti misal (Tahsil Office)

24
XVII. Wajab-ul arj (Tahsil Office)
XVIII.Nista patrak (Tahsil Office)
XIX. Hakk nondinin register (Tahsil Office)
XX. Tippan (deputy SLR officer)
XXI. Gunakar book (Deputy SLR officer)
XXII. Akarphod patrak (Deputy SLR officer)
XXIII.JKP (Deputy SLR Officer)
XXIV.Akkarband (Vadivibhajan) (deputy SLR officer)
XXV. Akkarband (Gut Consolidiation) (Deputy SLR Officer)
XXVI.Akkarband (Acer Guntha) Deputy Slr Officer
XXVII. Yogna Patrak – consolidation scheme- durusti scheme- shudhi
patrak (Deputy SLR officer)
XXVIII. Consolidiation jawab (Deputy SLR Officer)
XXIX.Fiel book original (Deputy SLR Officer)
XXX. Vaslevar book (Deputy SLR Officer)
XXXI.Table pavti (Deputy SLR Officer)
XXXII. Consolidation scheme 9(1) and 9(2) maps (Deputy SLR Officer)
XXXIII. Kacch sud (Deputy SLR Officer)
XXXIV. Shetwar patrak (Deputy SLR Officer)
XXXV. Revision book (Deputy SLR Officer)
XXXVI. Fodi tippan book (Deputy SLR Officer)
XXXVII. Pot hissa tippan book (Deputy SLR Officer)
XXXVIII.Wajib – ul arj (Deputy SLR Officer)
XXXIX. Resurvey akarband (Deputy SLR Officer)
XL. Resurvey gunakar book (Deputy SLR Officer)
XLI. Pot hissa patrak (Deputy SLR Officer)
XLII. Bandobast misal (Deputy SLR Officer)
XLIII. Bandobast akarband (Deputy SLR Officer)
XLIV. Nistar patrak (Deputy SLR Officer)
XLV. CSO Enquiry register (Deputy SLR Officer)
XLVI. CSO Property Card (Deputy SLR Officer)

25
 XLVII. CSO Property register (Deputy SLR Officer)
XLVIII. CSO field book (Deputy SLR Officer)
XLIX. CSO city survey (Deputy SLR Officer)
L. CSO town planning scheme (Deputy SLR Officer)
LI. Enquiry Register (city survey office)
LII. Property card (city survey office)
LIII. Property register (city survey office)
LIV. Field book (city survey office)
LV. Vaslevar book (city survey office)
LVI. Town planning scheme (city survey office)
- currently available for below districts:
a. akola
b. amravati
c. dhule
d. gondiya
e. Mumbai suburban
f. Nandurbar
g. Nashik
h. Palghar
i. Thane
j. Washim

Hoping you find this article informative and useful, to find out more of such
information stay tuned to my next article.

Thank you!

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