Mumbai: Key checklists to follow before purchasing a flat

The Maharashtra State Housing Federation and the Maharashtra Societies Welfare Association MahaSEWA have issued a checklist and a word of caution for homebuyers planning to use their life savings to secure home loans for purchasing resale flats or underconstruction propertiesThe advisory comes in response to recent midday reports on the demolition of 65 illegal buildings by the KalyanDombivli Municipal Corporation KDMC and 41 unauthorised structures by the VasaiVirar City Municipal Corporation following directives from the Bombay High CourtBuyers bewareSpeaking to midday Advocate Shreeprasad Parab expert director Maharashtra State Housing Federation said ldquoThe days are gone where the developers initially use to execute construction irrespective of the mandatory sanctions which resulted in huge loss not only to the buyers of such illegalunauthorised properties but also a large impact on our environment The state federation is working on the solutions of sustainable development and integration of the daytoday construction on the RERA portal providing the public at large authorities and the buyers the day to day updates of construction vis a vis the approvals obtainedrdquoMany buyers still prefer resale flats over new ones due to their lower cost and the absence of GST which saves 5 per cent of the flats value However buyers must follow the principle of caveat emptor buyer bewareCA Ramesh Prabhu founder chairman MahaSEWA right Advocate Shreeprasad Parab constitutional expertRight to housingCA Ramesh Prabhu founder chairman MahaSEWA said ldquoRight to housing is a fundamental right under the Constitution and the State government is responsible for providing affordable homes to the masses which unfortunately is yet to see the light of the dayrdquoBuildings without OCPrabhu added ldquoIn Maharashtra around three lakh buildings lack an occupation certificate OC The newly formed government should consider introducing an Amnesty Scheme to regularise these projects with a nominal penalty Penalising flat buyers who are not at fault is unfair Many invest heavily or take large loans to purchase their dream homes only to face the shock of being told their building is illegal and might be demolished65No of illegal buildings demolished by KDMCChecklist before buying a resale flat1 Verify that the seller has clear title to the flat acquired through registered sale gift succession or will check if probate is needed2 Ensure the flat is owned by one or more people if jointly owned both must sign the deed3 Confirm that the seller holds full membership rights as associate or provisional members cannot sell4 Even if an NOC isnrsquot mandatory request one to check for outstanding maintenance or other issues5 Verify whether the building has a conveyance deed and whether the society has an Occupation Certificate or at least a Completion Certificate CC for theflat6 Check who holds possession of the flat eg bank lease and ensure all taxes and bills are paid Also verify the redevelopment status of the society7 Ensure the flat matches approved plans and check for any alterations as well as the need for repairs A registered sale deed should be executed upon full payment8 If applicable confirm that NOCs from authorities like CIDCO MHADA or SRA are obtainedSource ndash State Housing Federation Expert DirectorChecklist before buying a property1 Verify the landrsquos title and project legality through a legal expert2 Use digital platforms in Mumbai MMR and Pune to check approved plans by planning authorities3 Search the IGR Maharashtra portal to ensure the property isnrsquot already mortgaged or registered to someone else4 Visit the MahaRERA website to check project details pending litigations and the developerrsquos track record5 Physically inspect the site at various times to assess accessibility nearby amenities and the flatrsquos location and view6 Remember a loan sanction doesnrsquot guarantee legal compliance Ensure thorough due diligence to avoid future liabilitiesSource CA Ramesh Prabhu