Dynamic Engineering Services: Valuer Empanelled With Hon'ble Calcutta High Court & Punjab National Bank (PM & IM)
Dynamic Engineering Services: Valuer Empanelled With Hon'ble Calcutta High Court & Punjab National Bank (PM & IM)
Dynamic Engineering Services: Valuer Empanelled With Hon'ble Calcutta High Court & Punjab National Bank (PM & IM)
Valuer Empanelled with Hon’ble Calcutta High Court & Punjab National Bank (PM & IM)
Ref. DES/SD-095
S. No PARTICULARS CONTENTS
I. Introduction
1. Name of the Valuer Mr. Profulla Kumar Pal, Panel Valuer of PNB
23/2/23 Mall Road, Dum Dum, Kolkata 700 080
Mob: 89610 46635, 98315 43830
2. Date of Inspection 06-03-2021
Date of Valuation 08-03-2021
3. Purpose of Valuation Reassessment of Non-Performing Asset
4. Name of Property Owner/s Mrs. Mallika Debgupta, W/o Mr. Jitendra Nath Debgupta
(Details of share of each owner
in case of joint & Co-ownership)
Name of Proposed Purchaser
5. Name of Bank/FI as applicable Punjab National Bank (UBI) Kaliyagunj Branch
6. Name of Developer of the Property NA
(in case of developer-built properties)
7. Whether occupied by the owner / tenant? Self - Occupied
If occupied by tenant, since how long?
II. Physical Characteristics of the Asset
1. Location of the property in the city Mouja – Chirail, JL No: 102, LR Plot No.4874, LR Kh: 38/2
Plot No. / Survey No. Ramkrishna Sarani, Dukbunglow Road, PO & PS: Kaliagunj. Dist –
Door No. North Dinajpur, WB-733129.
T. S. No. / Village (* The bank is hereby requested to conduct a legal search report
Ward / Taluka with earliest opportunity)
Mandal / District
2. Municipal Ward No. Kaliyagunj Municipality
3. City / Town Kaliyagunj
Residential Area/ Commercial Area/ Industrial Commercial Area
Area
4. Classification of the area:
High / Middle / Poor Middle
Metro / Urban / Semi Urban / Rural Rural
5. Coming under Corporation limit/ Village Municipality
Panchayat/ Municipality
6. Postal address of the property Ramkrishna Sarani, Dukbunglow Road, PO & PS: Kaliagunj. Dist –
North Dinajpur, WB-733129.
7. Latitude, Longitude and Coordinates of the site
8. Area of the plot/land (supported by a plan) Land Area= 28 Decimal=12,194 sqft
9. Layout plan of the area in which the property is Not Available
located
10. Development of surrounding areas Developed Residential Area with scattered commercial activity
11. Details of Roads abutting the property PWD Road
12. Whether covered under any State / Central Govt. To be Checked legally
enactments (e.g. Urban Land Ceiling Act) or
notified under agency area / scheduled area /
cantonment area
13. In case it is an agricultural land, any conversion to NA
house site plots is contemplated
Annexure I
Valuation
Sr# Particulars Specification
1. Valuation Methodology Cost Approach
23/2/23, MALL ROAD, DUM DUM, KOLKATA-700 080.
(M) +91 – 89610 46635, +91 – 98315 43830
Income Approach
Market Approach
Hybrid Approach √
2. Reason of Choosing the particular approach Cost approach has been chosen to get the
Valuation of Construction. Market Approach has
been chosen to get the valuation of Land.
Valuation of Building:
Sr # Floor No./ Item Name BU in Valuation / Depreciation Present Valuation
Sqft sqft as new
1. Rice mill shed in scrap condition. - LS Rs. 8 Lakh as scrap value
RCC Structural type with CGI −¿
Roof.
Valuation of Building Component at present Rs. 8 Lakhs…….(i)
Valuation of Land:
a. Size of plot 28 decimal
b. Prevailing market rate As per our observation and recent market trends, land price
on road to on Road this area varies between ₹ 3.50 Lakh - ₹
4.50 lakh / decimal.
c. Govt Value of Land @ Rs. 4 Lakh per decimal (for nature of land as Gudam)
d. Assessed/adopted rate of valuation ₹ 4.00 Lakh / decimal
e. Estimated value of Land ₹ 4.00 Lakh X 28 decimal = ₹ 112.00 Lakhs……(ii)
As a result of my appraisal and analysis, it is my considered opinion that the present market value of the
above property in prevailing condition with aforesaid specifications is Rs. 120.00 Lakhs (Rupees One
Crore Twenty Lakh only). (Prevailing market rate along with details /reference of at least two latest
deals/transactions with respect to adjacent properties in the areas. The reference should be of
properties/plots of similar size/area and same use as the land being valued). The other details are as under:
i. Date of purchase of immovable property: Not Known
ii. Purchase Price of immovable property: Not Known
iii. Book value of immovable property: ₹ 120.00 Lakhs.
iv. Realizable Value of immovable property: ₹ 108.00 Lakhs.
v. Distress Sale Value of immovable property: ₹ 96.00 Lakhs.
vi. Guideline Value (value as per Circle Rates), if applicable, in the area where Immovable
property is situated. ₹ 1,12,00,000 for the said Land, (Copy Enclosed).
Enclosed:
v. Declaration from the valuer
vi. Model code of conduct for valuer
vii. Photograph of owner with the property in the background
23/2/23, MALL ROAD, DUM DUM, KOLKATA-700 080.
(M) +91 – 89610 46635, +91 – 98315 43830
viii. Screen shot (in hard copy) of Global Positioning System (GPS)/Various Applications
(Apps)/Internet sites (eg Google earth)/etc
APPENDIX V
14. Particulars
i. background information of the asset being None
valued
ii. Purpose of valuation and appointing authority Bank Loan, BM of PNB (Kaliagunj)
iii. Identity of the valuer and any other experts Mr. Profulla Kumar Pal
involved in the valuation; (Panel Valuer)
Mr. Souma Dip Bhaduri
(Associate)
iv. Disclosure of valuer interest or conflict, if any; None
v. Date of appointment 05-03-2021,
Valuation date and 06-03-2021,
Date of report 08-03-2021
vi. Inspections and/or investigations undertaken 08-03-2021
vii. Procedures adopted in carrying out the Sale Comparison Method
valuation and valuation standards followed
viii. Restrictions on use of the report, if any; Only for Bank Loan Purpose
ix. Major factors that were taken into account None
during the valuation;
x. Caveats, limitations and disclaimers to the None
extent they explain or elucidate the limitations
faced by valuer, which shall not be for the
purpose of limiting his responsibility for the
valuation report.
{Adopted in line with Companies (Registered Valuers and Valuation Rules, 2017)}
All valuers empanelled with bank shall strictly adhere to the following code of conduct:
Integrity and Fairness
1. A valuer shall, in the conduct of his/its business, follow high standards of integrity and
fairness in all his/its dealings with his/its clients and other valuers.
2. A valuer shall maintain integrity by being honest, straightforward, and forthright in all
professional relationships.
3. A valuer shall endeavour to ensure that he/it provides true and adequate information and
shall not misrepresent any facts or situations.
4. A valuer shall refrain from being involved in any action that would bring disrepute to the
profession.
5 A valuer shall keep public interest foremost while delivering his services.
Professional Competence and Due Care
6. A valuer shall render at all times high standards of service, exercise due diligence, ensure
proper care and exercise independent professional judgment.
7. A valuer shall carry out professional services in accordance with the relevant technical and
professional standards that may be specified from time to time.
8. A valuer shall continuously maintain professional knowledge and skill to provide competent
professional service based on up-to-date developments in practice, prevailing
regulations/guidelines and techniques.
9. In the preparation of a valuation report, the valuer shall not disclaim liability for his/its
expertise or deny his/its duty of care, except to the extent that the assumptions are based on
statements of fact provided by the company or its auditors or consultants or information
available in public domain and not generated by the valuer.
10. A valuer shall not carry out any instruction of the client insofar as they are incompatible with the
requirements of integrity, objectivity and independence.
11. A valuer shall clearly state to his client the services that he would be competent to provide and the
services for which he would be relying on other valuers or professionals or for which the client can
have a separate arrangement with other valuers.
Independence and Disclosure of Interest:
12. A valuer shall act with objectivity in his/its professional dealings by ensuring that his/its
decisions are made without the presence of any bias, conflict of interest, coercion, or undue
influence of any party, whether directly connected to the valuation assignment or not.
13. A valuer shall not take up an assignment if he/it or any of his/its relatives or associates is not
independent in terms of association to the company.
14. A valuer shall maintain complete independence in his/its professional relationships and shall
conduct the valuation independent of external influences.
15. A valuer shall wherever necessary disclose to the clients, possible sources of conflicts of
duties and interests, while providing unbiased services.
16. A valuer shall not deal in securities of any subject company after any time when he/it first
becomes aware of the possibility of his/its association with the valuation, and in accordance with the
Securities and Exchange Board of India (Prohibition of Insider Trading) Regulations, 2015 or till the
time the valuation report becomes public, whichever is earlier.
17. A valuer shall not indulge in “mandate snatching” or offering “convenience valuations” in
order to cater to a company or client‟s needs.
18. As an independent valuer, the valuer shall not charge success fee (Success fees may be
defined as a compensation / incentive paid to any third party for successful closure of
transaction. In this case, approval of credit proposals).
19. In any fairness opinion or independent expert opinion submitted by a valuer, if there has
been a prior engagement in an unconnected transaction, the valuer shall declare the
association with the company during the last five years.
Confidentiality
20. A valuer shall not use or divulge to other clients or any other party any confidential
information about the subject company, which has come to his/its knowledge without proper and
specific authority or unless there is a legal or professional right or duty to disclose.
23/2/23, MALL ROAD, DUM DUM, KOLKATA-700 080.
(M) +91 – 89610 46635, +91 – 98315 43830
Information Management
21. A valuer shall ensure that he/ it maintains written contemporaneous records for any decision
taken, the reasons for taking the decision, and the information and evidence in support of such
decision. This shall be maintained so as to sufficiently enable a reasonable person to take a
view on the appropriateness of his/its decisions and actions.
22. A valuer shall appear, co-operate and be available for inspections and investigations carried
out by the authority, any person authorised by the authority, the registered valuers organisation
with which he/it is registered or any other statutory regulatory body.
23. A valuer shall provide all information and records as may be required by the authority, the
Tribunal, Appellate Tribunal, the registered valuers organisation with which he/it is registered, or
any other statutory regulatory body.
24. A valuer while respecting the confidentiality of information acquired during the course of
performing professional services, shall maintain proper working papers for a period of three
years or such longer period as required in its contract for a specific valuation, for production
before a regulatory authority or for a peer review. In the event of a pending case before the
Tribunal or Appellate Tribunal, the record shall be maintained till the disposal of the case.
Gifts and hospitality:
25. A valuer or his/its relative shall not accept gifts or hospitality which undermines or affects his
independence as a valuer.
defined in clause (77) of Section 2 of the Companies Act, 2013 (18 of 2013).
26. A valuer shall not offer gifts or hospitality or a financial or any other advantage to a public
servant or any other person with a view to obtain or retain work for himself/ itself, or to obtain or
retain an advantage in the conduct of profession for himself/ itself.
Remuneration and Costs.
27. A valuer shall provide services for remuneration which is charged in a transparent manner,
is a reasonable reflection of the work necessarily and properly undertaken, and is not
inconsistent with the applicable rules.
28. A valuer shall not accept any fees or charges other than those which are disclosed in a
written contract with the person to whom he would be rendering service.
Occupation, employability and restrictions.
29. A valuer shall refrain from accepting too many assignments, if he/it is unlikely to be able to
devote adequate time to each of his/ its assignments.
30. A valuer shall not conduct business which in the opinion of the authority or the registered
valuer organisation discredits the profession.
Appendix-VII