Tag Archives: FSI

खरीदने जा रहे हैं बिल्‍डर से प्‍लॉट या जमीन, हमेशा रखें इन 10 बातों का ख्‍याल

शहरों में मकान बनाने योग्‍य जमीन कम बची है, इसलिए ज्‍यादातर लोग अपने आशियाने के लिए इंडिविजुअल या बिल्‍डर फ्लैट का चयन करते हैं। लेकिन वे लोग जो माचिस की डिब्‍बी सरीके दिखने वाले फ्लैट में रहकर उकता गए हैं, या फिर खुली जगह पर स्‍वतंत्र मकान चाहते हैं वे अपने लिए प्‍लॉट का ही चयन करते हैं। फ्लैट के मुकाबले कम कीमत होने और निर्माण की स्‍वतंत्रता के चलते कई मायनों में प्‍लॉट की खरीदारी ही बेहतर मानी जाती हैं। इसी लिए कई बिल्‍डर्स शहर से 20 से लेकर 50 किमी. के दायरे में प्‍लॉट का विकल्‍प भी पेश कर रहे हैं। लेकिन फ्लैट की बजाए अपना प्‍लॉट होना जितना आरामदेय है, जमीन खरीदना उतना ही कठिन होता है। क्‍योंकि प्‍लॉट के साथ कई जोखिम जुड़े होते हैं। जिन्‍हें खरीद से पहले आपको जान लेना बहुत जरूरी होता है। इंडिया टीवी पैसा की टीम आज अपने रीडर्स को प्‍लॉट खरीदारी से जुड़ी ऐसी ही 10 बातें बताने जा रही है, जिन्‍हें याद रखना आपके लिए बेहद जरूरी है।

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जमीन का मालिकाना हक

जमीन खरीदते समय सबसे पहले जमीन के मालिक के बारे में पता करना बेहद जरूरी है। यदि आप किसी बिल्‍डर्स कॉलोनी में जमीन खरीद रहे हैं तो इस बात को कंफर्म कर लें कि जमीन की खरीद और बिक्री का अधिकार बिल्‍डर के पास है कि नहीं। पता करें कि जमीन का मौजूदा मालिक कौन है। अधिकतर मामलों में बिल्‍डर या तो अपने नाम पर पूरी जमीन खरीद लेते हैं या फिर जमीन के मालिक के साथ जमीन के डेवलपमेंट और बिक्री के लिए जॉइंट एग्रीमेंट कर लेते हैं। दोनों ही बातों में खास अंतर नहीं है, लेकिन फिर भी आप सौदे से पहले सारी बातें सुनिश्चित कर लें।

क्‍या बिल्‍डर ने इस प्रोजेक्‍ट के लिए लोन लिया है?

अक्‍सर बिल्‍डर प्‍लॉट स्कीम के लिए बैंक से लोन लेते हैं। इससे पता चलता है कि बिल्‍डर इस प्रोजेक्‍ट को लेकिर कितना संजीदा है। प्‍लॉट की खरीदारी के लिए यह एक सकारात्‍मक संकेत है। क्‍योंकि इस स्थिति में बिल्‍डर प्रोजेक्‍ट के डेवलपमेंट के लिए सिर्फ खरीदारों से मिली एडवांस राशि पर ही निर्भर नहीं है। बैंक लोन से पता चलता है कि प्‍लॉट डेवलपमेंट के लिए निश्चित राशि का प्रावधान किया गया है और यहां पैसे की किल्‍लत होने की संभावना भी कम ही है। वहीं बैंक लोन होने से आपकी निश्चिंतता भी बढ़ जाती है, क्‍योंकि बैंक लोन देने से पहले कागजों की ठीक प्रकार पड़ताल करते हैं। ऐसे में फ्रॉड की संभावना कम ही रहती हैं।

जमीन गैर कृषि योग्‍य होनी चाहिए

भारत एक कृषि प्रधान देश है, ऐसे में यहां ज्‍यादातर जमीन कृषि कार्य के लिए ही है। ऐसे में यदि जमीन का इस्‍तेमाल गैर कृषि कार्य के लिए होना है तो इसके लिए लैंड यूज में परिवर्तन होना जरूरी है। रियल एस्‍टेट की भाषा में इसे NA(नॉन एग्रीकल्‍चर) स्‍टेटस भी कहा जाता है। लेकिन सिर्फ NA स्‍टेटस पा लेने से ही आप जमीन पर मकान बनाने के अधिकारी नहीं हो जाते। NA स्‍टेटस विभिन्‍न कार्यों के लिए दिया जाता है, जैसे NA कॉमर्शियल, NA वेयरहाउस, NA रिसॉर्ट, NA आईटी। सिर्फ NA रेजिडेंशियल के तहत बिल्‍डर को मकान बनाने के लिए प्‍लॉटिंग का अधिकार मिलता है। ऐसे में सिर्फ NA स्‍टेटस नहीं बल्कि लैंड यूज के कागजों की भी पड़ताल जरूर करें। यदि कोई सेल्‍स पर्सन जल्‍द ही लैंड यूज चेंज होने के नाम पर प्‍लॉट बेचता है, तो सावधान रहें। क्‍योंकि यह काफी लंबी प्रक्रिया है और इसमें महीने नहीं बल्कि साल लग जाते हैं।

प्‍लॉट के लिए FSI क्‍या है

सिर्फ जमीन खरीदने भर से आप उस पर मकान बनाने के अधिकारी नहीं बन जाते हैं। मकान कैसा होगा यह आपके प्‍लॉट की FSI ( फ्लोर स्‍पेस इंडेक्‍स) तय करती है। साधारण शब्‍दों में समझने के लिए मान लें आपका प्‍लॉट 2000 स्‍क्‍वायर फीट का है, तो आप कितनी जमीन पर मकान बना सकते हैं। 100 फीसदी FSI का मतलब है कि आप पूरी जमीन पर मकान बना सकते हैं। लेकिन यदि FSI 75 फीसदी है तो आपके पास सिर्फ 1500 स्‍क्‍वायर फुट में मकान बनाने का अधिकार है।

बिल्‍डर के दूसरे प्रोजेक्‍ट के बारे में करें पड़ताल

बिल्‍डर के काम करने के तरीके और प्रोजेक्‍ट की विश्‍वसनीयता उसके पिछले प्रोजेक्‍ट से पता चल जाती है। ऐसे में हमेशा सेल्‍स पर्सन से बिल्‍डर के पुराने प्रोजेक्‍ट की जानकारी लें। देख लें क्‍या बिल्‍डर ने इससे पहले भी इसी प्रकार के प्रोजेक्‍ट पर काम किया है। प्रोजेक्‍ट की क्‍वालिटी कैसी थी, क्‍या इस प्रोजेक्‍ट में भी कुछ कानूनी अड़चनें पेश आई थीं। और सबसे अंत में यह भी पता कर लें कि पुराने प्रोजेक्‍ट के ग्राहक बिल्‍डर से संतुष्‍ट हैं कि नहीं।

कब होगा जमीन

Habitations in 16 Maha urban communities to come up in modern zones

On lines of Nagpur and Mumbai, the state government has proposed to permit private and business uses in modern zones. Procurement has been proposed now for 16 civil companies including Amravati and Akola from Vidarbha.

The state’s urban advancement division had proposed the same standard for city and Mumbai couple of months prior. Notice welcoming recommendations and protests was issued. Last notice for execution of the new standard is anticipated.

On June 3, the urban improvement division has issued notice proposing the standard for 16 metropolitan enterprises. Recommendations and protests will be entertained for 30 days. Likely, the last warning for 18 urban areas including Nagpur and Mumbai will be issued together in coming days.

According to the notification, the community boss can allow private authorizations on open area alongside shut down modern units in mechanical zones recuperating 20% of aggregate prepared reckoner estimation of property. Floor space record will be allowed according to private zones. In any case, 20% of aggregate private use land should be worked for private dwellings with developed territory upto 50 sq.mt, most likely for individuals originating from poor and white collar class.

Least 25% of passable FSI might be permitted to be used towards business clients.

While permitting private assent ashore upto 2 hectare, the community boss will need to guarantee 10% of aggregate area zone for open conveniences like force substation, transport station, sub-post office, police station and so on. This will be notwithstanding recreational space.

Private building will must be authorized guaranteeing particular separation if any repulsive industry in presence. No separation required on the off chance that industry barring unpalatable in presence.

Important separation will must be kept up while allowing any kind of industry contiguous a private working in future.

In any case, the notification is not clear whether the new standard will be material for existing private structures. In a large portion of the urban communities including Nagpur, private and business structures have been developed in unapproved way in modern zones. All such unapproved structures can be regularized on the off chance that new standard additionally material for existing structures.

Private engineers push Maha govt to open up IT parks for bank, media back workplaces

The fingerprints of some private engineers appear to be everywhere throughout the state government’s new Information Technology (IT) approach.

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An administration determination, issued a month ago, has considerably widened the including so as to mean of IT a radical new extent of administrations that can now be permitted in an IT stop, for example, back workplaces of “travel and tourism assistance, TV excitement channels and games and travel channels”.

The new definition additionally incorporates “back office operation” for regulatory and bolster staff of banks, insurance agencies, common asset and non-managing an account fund organizations “or any division or office that is not more often than not seen by pariahs, which is in charge of capacity identified with the running of the organization, for example, settlements, consistence, bookkeeping, IT and other innovation,” said the determination.

The legislature has likewise expanded the floor space file (FSI) from 2 to 3 for IT stops and permitted engineers in urban communities such as Mumbai, Navi Mumbai, Thane and Pune to utilize 20% of the area for business and private purposes. Developers can now likewise offer a segment of the lofts to outcasts.

Sources said the past arrangement presented by the recent Congress-NCP government was horribly controlled and abused by a few manufacturers. “They exploited the tax reductions and extra development rights implied for IT parks, however later illicitly sold or leased substantial areas of the space to different organizations and commercial enterprises,” they said. The last IT strategy prompted an aggregate developed space of very nearly 13 million sqm. As indicated by a civil servant, developers might have profited to the tune of generally Rs 30,000 crore benefiting of the additional FSI.

The new arrangement now stipulates stringent punishments for such abuse, yet after interviews and gatherings with the manufacturer’s body, MCHI-Credai and Mill Owners Association, among others the administration extended the meaning of IT. Business process outsource administrations like “information section, interpretation, compromise, solidification, co-appointment, extent, preparing survey of reports” and so forth will likewise be permitted.

The strategy has included “monetary reserved alcove operations for corporate and venture bank and private bank, calamity recuperation, IT advancement and support, and auxiliary office which incorporates back workplaces of assembling and other administration, new companies/organizations that have no immediate client interface however give fundamental backing to the electronic media”. Sources said, “Under the pretense of IT, the administration has for all intents and purposes opened up everything.”

Yet, the state government asserted that no engineer will be permitted to abuse the space for different purposes. “The engineer of each IT park will give overhauled data about names of the units in the recreation center, use of developed territory and exercises being completed, labor utilized in the IT park for IT/ITES and bolster administrations on yearly premise,” the state said. “On the off chance that a private IT park has profited extra FSI and therefore, it is found that the developed space is being utilized for non-IT and business exercises, reformatory move will be made.”

It included, “Abuse should be discovered by physical site check of IT park by a group of officers from the directorate of businesses and the arranging power which has endorsed the building arranges. An every day punishment equivalent to 0.3% of the overall prepared reckoner estimation of the developed range that has been observed to be utilized for non-IT/ITES exercises will be collected.”

Maha govt welcomes offers for Rs 25,000-crore Dharavi redevelopment venture

The state government organization executing the Dharavi Redevelopment Project has welcomed worldwide focused offers for the driven Rs 25,000-crore venture.

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The biggest ghetto pocket in the nation, spread crosswise over 240 hectares, has been isolated into five divisions. “Parts 1 to 4 are presently proposed to be created through private manufacturers. Chosen designers will need to develop free lodging for the qualified ghetto inhabitants and tenants, including luxuries and foundation according to the terms and conditions,” an offer expressed.

In lieu of free lodging, the engineer will be qualified for build free deal territory in the open business sector and FSI will be given 4 for the venture, said an offer. Each of the four parts will be redeveloped independently.

Ghettos cut-off date for the venture is January 1, 2000, which means the individuals who have purchased a ghetto somewhere around 1995 and 2000 will likewise be recipients of the task.

Boss priest Devendra Fadnavis on January 6 gave in-primary endorsement for the proposed land use arrangement for Dharavi in accordance with the advancement arrangement. While conversing with the media, lodging clergyman Prakash Mehta said the redevelopment work will begin in the following 3-4 months.

Be that as it may, a senior authority said they can’t say when work will at long last start as its all relies on upon the reaction the task gets.

“This might be known after the venture will open offers,” said the authority. He additionally said the task is not out in the open private-association but rather a completely contractual one.

Maharashtra’s new IT policy may boost realty business in Navi Mumbai, Pune

The government of Maharashtra’s IT ITeS policy is expected to create demand for commercial spaces and IT campuses in Navi Mumbai and Pune. In Navi Mumbai alone, IT campuses covering an area of 3 million sq ft, is expected to come up in the next 3-4 years, and the new policy is likely to increase the absorption levels of these spaces.

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The state government has announced the policy with incentives such as additional floor space index, exemption for IT ITeS companies from paying stamp duty, power to such units at industrial rather than commercial rates, along with additional subsidies on electricity tariffs and concessions on works contract tax and value added tax.

“In Maharashtra, IT ITeS-spurred growth has been seen primarily in Pune, thanks to the city’s own highgrade demographic attributes. Though Navi Mumbai has received a fair share of the pie, it has to date not been able to do much with it because of the lack of adequate policy-level incentives. This is now set to change with the Maharashtra government’s new IT ITeS Policy,” said Ramesh Nair, COO & international director, JLL India. “Both Pune and Navi Mumbai stand to gain on the back of the new policy , given the superior infrastructure, proximity to Mumbai, and steady supply of talent.”

Under the new policy, the state government has raised the FSI permissible develop ment on a plot -for the IT industry by 200 per cent over the base FSI. For this additional FSI, the developer or project proponent will have to pay premium equivalent 30 per cent of the existing ready reckoner rate in Mumbai Metropolitan Region and Pune and 10 per cent in other areas of the state. Given the expected rise in demand and absorption, developers’ interest in IT-related projects is also witnessing an increase. “With almost all of IT parks supply n Pune already absorbed, and expected good demand, we are contemplating developing an IT park on a seven-acre land parcel we have at Baner close to Hinjewadi. The plot has development potential of around a million sq ft and with the enhanced FSI under the revised IT policy; the same will move higher,” said Sunny Bijlani, director, Supreme Universal.”With the proposed trans-harbour ink, Navi Mumbai will also be gain ng on account of incentives offered.”

The much-awaited notification from the state government for continuation of the Maharashtra IT, ITeS policy had earlier held back major of ice space and other key transactions n Mumbai, Pune and some other cities of the state due to lack of clarity.

With clarity at policy level and key incentives, software companies have already started looking for office spaces and the deal pipeline has improved significantly in the past few weeks, said a consultant serving two large software companies.

‘Redevelopment of old building in civic area part of cluster scheme’

Thane guardian minister and MLA Ganesh Naik clarified at a press meet on Saturday in Vashi that the cluster development plan, approved by the state legislative assembly on Friday, also includes the redevelopment of dilapidated buildings in the Navi Mumbai Municipal Corporation’s (NMMC) jurisdiction.

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The state legislative assembly had cleared the decks for cluster redevelopment in Thane and redevelopment plans for 22,000 houses in 95 gaothans in Navi Mumbai, both with 4 FSI (floor space index).

Naik said, “The cluster development plan approved by the state government is not mandatory for the residents. But those who are unwilling to undertake the project of dilapidated residential buildings shall be held responsible for any untoward incident of building collapse and loss of life.”

Questioned about the timeframe of the project, Naik responded that cluster development will take place in a ‘phased manner’ and will be a ‘time-consuming process’, as all residents need to be taken into confidence.

Speaking about the need for the project, Naik said that the haphazard construction of houses by PAPs in NMMC areas has resulted in a mess.

He cited the example of Juhugaon in Vashi , where there are problems like extension of storm water drains, water pipelines and laying electric cables.

This problem can be solved by demolishing the existing horizontal growth of structures and opting for vertical growth through cluster development, said the guardian minister. Hence, a pilot project of cluster development of a village in NMMC jurisdiction will be initially implemented for the citizens to get a clear picture.

MP Mayor Sagar Naik, MP Sanjeev Naik and MLA Sandeep Naik are putting in efforts to meet the city residents and make them understand the positive outputs of cluster development.

“Only if 70% residents of a particular village in the NMMC jurisdiction give their consent, the cluster development plan can be initiated there as a pilot project.”

Naik also said that NMMC has obtained impact assessment report from CRISIL, which provides ratings and has recommended the necessary upgradation of the infrastructure needed for grant of additional FSI.Accordingly, the cluster development of buildings in NMMC jurisdiction needs to be carried out in a phased manner, he said.

Cidco bashing

The guardian minister described the Cidco proposal of granting 3 FSI for the redevelopment of its dilapidated buildings as “meager” because the residents need to give away 1.5 FSI to the builders. “A PIL has been filed in the court challenging Cidco’s approval of 3 FSI, whose hearing has been scheduled next week,” he said. Naik suggested that Cidco should also convert leasehold lands to free-hold lands to help residents who will not have to pay the premium after renewal of the lease period of 60 years.

The prime reason been that NMMC is the planning authority and its proposal of additional FSI should be considered.

Similar to the Aurangabad city wherein after completing the infrastructure development, the local civic body took over the governance and planning affairs, the Cidco needs to transfer the leasehold land rights to NMMC.”

Old offer in new garb?

During the tenure of the former civic chief Vijay Nahata, the NMMC administration had drafted a pilot project proposal for cluster development of the gaothan area of Bonkode village near Koparkhairane with a demand of 4 FSI. However, the proposal did not go through due to the alleged administrative constraints. Ironically, the government on Friday has agreed on 4 FSI for a minimum of one hectare of land to enable cluster development in 95 villages of Thane, Panvel and Uran talukas which might not be the final decision, say political observers.

An electronic media reporter grilled MLA Ganesh Naik, albeit in a light vein, by reminding him of his promise during the last elections that the city journalists will be provided with affordable houses on a plot of land provided by him, if Cidco does not. MLA Naik once again assured that once Cidco officially declares in negative pertaining to houses for journalists residing in Navi Mumbai, he will personally see to it that affordable houses are provided to the scribes, albeit on the outskirts of Cidco and NMMC jurisdiction.

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