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Ramalingam

Ramalingam Kalirajan  |8329 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on May 27, 2024

Ramalingam Kalirajan has over 23 years of experience in mutual funds and financial planning.
He has an MBA in finance from the University of Madras and is a certified financial planner.
He is the director and chief financial planner at Holistic Investment, a Chennai-based firm that offers financial planning and wealth management advice.... more
Ganesh Question by Ganesh on May 16, 2024Hindi
Money

I've started a PPF account and it got matured in 2019 and extended it for 5 years. The maturity value would be around 10L by Mar 25. I want to invest the maturity amount for further 3 years for the purpose of my daughter's college admission (2028). Please suggest whether I can withdraw it and invest it elsewhere (your expert opinion here pls) or continue for further 5 years and withdraw partially - which one is best?

Ans: Evaluating Your PPF Investment Strategy
At this stage, you have a matured PPF account, extended for five years, maturing again in March 2025 with an estimated value of Rs. 10 lakhs. Your objective is to invest this amount for three years to fund your daughter's college admission in 2028. Let’s evaluate the best options for you.

Understanding PPF Extension Benefits
Safety and Returns:

PPF is a government-backed scheme offering tax-free returns. Extending PPF ensures continued safety and stable returns without market risks.

Flexibility:

After the extension, you can withdraw partially or the full amount as needed. This flexibility can be beneficial for short-term goals.

Interest Rate:

The current PPF interest rate is attractive compared to other fixed-income instruments. Extending the PPF can help accumulate additional interest without tax implications.

Alternatives to PPF Extension
While PPF is a safe and reliable option, other investments could offer higher returns for your three-year investment horizon. Let’s explore these options.

Short-Term Debt Mutual Funds
Advantages:

Higher Returns: Debt funds typically offer higher returns than fixed deposits and PPF for short-term investments.
Liquidity: Easy to redeem and usually no lock-in period.
Tax Efficiency: If held for more than three years, gains are taxed at a lower rate due to indexation benefits.
Considerations:

Market Risks: Though low, there are some market risks involved compared to PPF.
Tax on Gains: Short-term capital gains are taxed as per your income tax slab.
Fixed Maturity Plans (FMPs)
Advantages:

Predictable Returns: FMPs invest in fixed-income securities maturing at the same time as the plan.
Tax Efficiency: Held for over three years, they benefit from indexation, reducing tax liability on gains.
Considerations:

Lock-In Period: Limited liquidity due to fixed tenure.
Lower Returns: Slightly lower returns compared to other debt funds.
Recurring Deposits (RD) or Fixed Deposits (FD)
Advantages:

Safety: Guaranteed returns with minimal risk.
Fixed Returns: Interest rates are locked in, providing predictable income.
Considerations:

Tax on Interest: Interest earned is taxable as per your income tax slab.
Lower Returns: Typically offer lower returns compared to debt funds.
Making the Decision
Based on your need for the funds in 2028, here are some considerations to help you decide between continuing the PPF extension or withdrawing and reinvesting elsewhere.

Continue PPF Extension
Benefits:

Safety and Stability: Guaranteed returns with no market risk.
Tax-Free Interest: Continued tax-free interest accumulation.
Drawbacks:

Moderate Returns: Potentially lower returns compared to other investment options.
Withdraw PPF and Reinvest
Option 1: Short-Term Debt Mutual Funds

Higher Potential Returns: Offers better returns compared to PPF and fixed deposits.
Liquidity and Flexibility: Easier to withdraw funds when needed.
Option 2: Fixed Maturity Plans (FMPs)

Predictable Returns: Provides a clear understanding of expected returns.
Tax Efficiency: Beneficial tax treatment if held for more than three years.
Option 3: Fixed Deposits or Recurring Deposits

Safety and Security: Guaranteed returns with minimal risk.
Lower Potential Returns: Typically lower returns than debt mutual funds.
Recommended Strategy
Considering your goal of funding your daughter’s college education in 2028, a combination of safety and potential returns is crucial.

Suggested Approach:

Partial PPF Withdrawal: If liquidity is needed before 2028, consider withdrawing a portion of your PPF and reinvesting in short-term debt mutual funds or FMPs for higher returns.
Continue PPF: For the remaining amount, continue with the PPF extension to benefit from guaranteed, tax-free returns.
Example Strategy Breakdown
Option 1: Partial Withdrawal and Reinvestment

Withdraw Rs. 5 lakhs from PPF: Invest this amount in a short-term debt mutual fund or an FMP.
Continue Rs. 5 lakhs in PPF: Benefit from stable, tax-free returns.
Option 2: Full PPF Continuation

Continue Rs. 10 lakhs in PPF: Ensure guaranteed, tax-free returns until 2028.
Plan for Partial Withdrawals: Utilize PPF’s partial withdrawal option if needed before 2028.
Conclusion
Balancing safety, liquidity, and returns is key to achieving your goal. By combining partial PPF continuation with strategic reinvestment in higher-yielding instruments, you can optimize your investment for your daughter’s college admission.

Key Points:

Evaluate Your Risk Tolerance: Ensure your investment choice aligns with your risk appetite.
Consider Tax Implications: Factor in the tax benefits and liabilities of each investment option.
Review Regularly: Monitor your investments periodically to ensure they are on track to meet your goals.
By carefully selecting your investment strategy, you can achieve the necessary funds for your daughter’s education while balancing risk and return.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
Asked on - May 28, 2024 | Answered on May 28, 2024
Listen
Thank you so much for your detailed recommendations Sir. This is really helpful and gives me much needed clarity. Thanks again.
Ans: You're welcome! If you have any more questions or need further assistance, feel free to ask. Best wishes on your financial journey!

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in
DISCLAIMER: The content of this post by the expert is the personal view of the rediffGURU. Users are advised to pursue the information provided by the rediffGURU only as a source of information to be as a point of reference and to rely on their own judgement when making a decision.
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Ramalingam

Ramalingam Kalirajan  |8329 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on May 18, 2024

Asked by Anonymous - May 04, 2024Hindi
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Money
There is about 9lacs in my daughter PPF account. after one renewal the period of 20 years is over. What are the options for investing if she withdraw the amount? Minimum five years investment
Ans: Congratulations on successfully completing the 20-year tenure of your daughter's PPF account! Now, let's explore the options for investing the proceeds.

Understanding Investment Goals:

Before proceeding, it's essential to clarify your investment objectives, risk tolerance, and time horizon. What are your financial goals for the next five years?

Analyzing Investment Options:

Equity Mutual Funds: Equity mutual funds offer the potential for high returns over the long term but come with higher volatility.

Debt Mutual Funds: Debt mutual funds invest in fixed-income securities like bonds and offer relatively stable returns with lower risk compared to equities.

Balanced Funds: Balanced funds invest in a mix of equities and debt instruments, providing a balanced approach to growth and stability.

Fixed Deposits: Fixed deposits offer a guaranteed rate of return and are suitable for conservative investors seeking capital preservation.

Systematic Investment Plans (SIPs): SIPs allow you to invest regularly in mutual funds, harnessing the power of compounding to build wealth over time.

Assessing Risk and Return:

Consider your risk tolerance and investment horizon when selecting investment options. Equity investments offer higher potential returns but come with higher risk, while debt instruments provide stability but lower returns.

Consultation with a Certified Financial Planner:

Engage with a Certified Financial Planner (CFP) to assess your financial goals and risk profile accurately. A CFP can recommend a customized investment strategy aligned with your objectives.

Conclusion:

In conclusion, various investment options are available for deploying the proceeds from your daughter's matured PPF account. By considering your investment goals, risk tolerance, and time horizon, you can select the most suitable investment avenue.

Best Regards,

K. Ramalingam, MBA, CFP,

Chief Financial Planner,

www.holisticinvestment.in

..Read more

Ramalingam

Ramalingam Kalirajan  |8329 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Oct 16, 2024

Asked by Anonymous - Oct 16, 2024Hindi
Money
Hello Sir, Our both PPF accounts are going to mature next year.One account has around 22L corpus and another has around 11L.Our next major goal is college fee for daughter which is around 6 years later. When we assess our portfolio we have around 1.3cr in equity, 2.5cr in real estate,20L in gold,75L in debt funds ( including PPF, SSY and NPS).We don't have any immediate need for this money. We may need this money after 6 years or may not. As India is a growing economy and equity is giving good returns and interest rate of PPF are either remaining same or might decrease too.So should we continue these accounts with yearly contributions or should we withdraw it and invest in equity?
Ans: Assessing Your Current Financial Position
You and your family have done an excellent job managing your finances. With Rs 1.3 crores in equity, Rs 2.5 crores in real estate, Rs 20 lakhs in gold, and Rs 75 lakhs in debt funds, your portfolio reflects a balanced approach to wealth creation and asset protection.

Your PPF accounts are maturing next year, holding a total corpus of Rs 33 lakhs between them. This presents an interesting opportunity to reconsider your options, especially since your next significant financial goal—your daughter’s college education—is still six years away.

It is also wise to recognize that India is a growing economy, and equity markets have the potential to deliver higher returns over the long term. However, this comes with volatility, while PPF provides safety but at lower returns. Let’s take a deeper look at whether you should continue contributing to your PPF accounts or reallocate some of that corpus into equity-based investments.

Understanding the Role of PPF in Your Portfolio
The Public Provident Fund (PPF) has long been a preferred investment vehicle for many Indian investors, including yourself, due to its risk-free nature and the fact that it offers tax-free returns. With a lock-in period of 15 years and the possibility of extending the term in blocks of five years, it is an ideal tool for long-term savings. As of now, the PPF interest rate stands around 7-8%, but there are concerns that it could remain stagnant or possibly decrease in the future.

Your total PPF corpus of Rs 33 lakhs (Rs 22 lakhs in one account and Rs 11 lakhs in another) reflects the stability and disciplined approach you’ve had toward growing your wealth through safe investments. The tax benefits associated with PPF also make it an attractive option for many. However, as you near the maturity of these accounts, it is prudent to evaluate whether this vehicle continues to serve your long-term financial objectives as effectively as before.

Given that you don't have any immediate liquidity needs, this is the perfect time to review whether PPF remains your best option, particularly when considering alternative investment avenues such as equity mutual funds.

Considering Equity for Long-Term Growth
Equity investments have a proven track record of generating substantial returns over the long term. Your existing Rs 1.3 crore equity portfolio indicates that you are already familiar with the benefits of equity. The stock market can generate wealth, particularly in growing economies like India. Over a 5-10 year period, equity markets tend to deliver higher returns compared to traditional savings vehicles such as PPF, provided you can stomach the associated market volatility.

One of the key considerations in your case is that your daughter's education is approximately six years away, a reasonably long-term goal. Equity investments generally do well over time, but there can be short-term market corrections or volatility, which you must be prepared for. Equity may help grow your wealth significantly, but the risk is always that market conditions could turn unfavorable at the time when you need to liquidate your investments. Hence, any decision to increase your equity exposure should be balanced against your overall risk tolerance.

While equity has its risks, it’s an option worth considering for long-term goals like your daughter’s education, especially since you already have a strong portfolio and other stable assets. You should aim for a well-balanced portfolio that delivers growth without exposing you to excessive risk.

The Risk-Return Balance
Your current portfolio shows that you have taken a relatively diversified approach by holding significant portions in real estate (Rs 2.5 crores), equity (Rs 1.3 crores), gold (Rs 20 lakhs), and debt funds including PPF (Rs 75 lakhs). While real estate and gold offer some level of safety and appreciation potential, they are often less liquid than other forms of investments and can be challenging to sell quickly. Gold has traditionally been a hedge against inflation but may not offer the kind of returns that equity can deliver.

A key question you need to ask is how much more risk you are willing to take at this stage, given that you have a significant portion of your investments in relatively stable asset classes. Since equity markets are volatile but promise higher returns, this could be an excellent time to consider shifting a portion of your maturing PPF corpus into equity, provided you’re comfortable with the risk.

One strategy to reduce the risk of equity market fluctuations is to invest systematically, either through Systematic Transfer Plans (STPs) or Systematic Investment Plans (SIPs) in mutual funds. This way, you can gradually shift your funds from PPF into equity mutual funds, allowing you to benefit from rupee-cost averaging and reduce the impact of market volatility.

Should You Continue Contributing to PPF?
Given that the PPF offers a guaranteed, risk-free return and tax-free income, there’s a strong argument for continuing your yearly contributions. The principal is secure, and even though the interest rates may decrease, the returns are still risk-free. This can act as a safety net for your daughter’s education.

However, there’s also the case for reallocating part of this corpus into equity, especially considering the growing Indian economy and potential higher returns from the stock market. If you reduce your annual contributions to PPF, you can allocate more towards higher-return investment avenues such as equity mutual funds. The decision ultimately boils down to your risk tolerance and future income needs.

If you decide to reduce your PPF contributions, ensure you have enough funds in secure, low-risk options to meet your liquidity needs without having to sell equity at a bad time in the market.

Why Equity Mutual Funds Are a Better Option than Index Funds
While both equity mutual funds and index funds invest in equities, actively managed equity mutual funds offer several advantages over passive index funds. Actively managed funds are managed by fund managers who actively adjust the fund’s portfolio to take advantage of market opportunities and manage risks.

Here’s why actively managed funds might be a better option for you:

Higher Potential Returns: Actively managed funds can outperform index funds by identifying investment opportunities in growing sectors. Fund managers constantly monitor the market, which can lead to higher returns than passively following an index.

Risk Management: Professional fund managers actively manage risk by adjusting the portfolio based on market conditions. This can provide better downside protection during volatile times, making it a safer choice for conservative investors who still want exposure to equity markets.

Customization: Actively managed funds can be tailored to your financial goals and risk profile. If you need a fund focused on a particular sector or with a balanced risk approach, your Certified Financial Planner can recommend suitable funds.

On the other hand, index funds simply track the performance of an index, which can be limiting during volatile market conditions. They offer no protection against downturns and might underperform in certain market conditions. Additionally, the returns of index funds are often lower than those of actively managed funds.

Why Investing Through a Mutual Fund Distributor is Preferable to Direct Funds
You might have heard about direct funds, which allow investors to bypass intermediaries and invest directly with the mutual fund house. While direct funds come with lower expense ratios, they also come with certain disadvantages, especially if you’re not an experienced investor or don’t have the time to manage your investments.

Here’s why investing through a Mutual Fund Distributor (MFD) who holds a Certified Financial Planner (CFP) credential is a better option:

Expert Advice: An MFD with CFP certification can offer you personalized advice and help you choose the right funds for your financial goals. They can monitor your portfolio and suggest timely changes based on market conditions and your changing life goals.

Convenience: Managing mutual funds requires time, research, and effort. A financial professional can handle these tasks for you, ensuring that your portfolio stays aligned with your objectives.

Better Risk Management: A CFP-certified MFD can advise you on how to balance risk and return, ensuring that your portfolio isn’t too aggressive or too conservative. This kind of personalized service is invaluable when planning for long-term goals like your daughter’s education.

Taxation Considerations
When deciding whether to continue with PPF or move funds into equity, it’s essential to factor in the tax implications.

PPF: As mentioned earlier, the returns on PPF are entirely tax-free. This is a significant benefit that you’ll lose if you move funds into taxable instruments like equity mutual funds.

Equity Mutual Funds: Long-term capital gains (LTCG) from equity mutual funds are taxed at 12.5% on gains above Rs 1.25 lakhs annually. This is relatively low compared to other forms of taxable income, but you should still factor it into your decision-making process.

Debt Funds: If you’re considering debt funds as a lower-risk alternative to PPF, keep in mind that short-term capital gains (STCG) from debt funds are taxed as per your income tax slab, while LTCG is taxed at 20% after indexation.

By balancing PPF with equity mutual funds, you can optimize your tax liability while aiming for higher returns.

Gold and Debt Funds in Your Portfolio
You already hold Rs 20 lakhs in gold and Rs 75 lakhs in debt funds, including PPF, Sukanya Samriddhi Yojana (SSY), and NPS. These assets provide diversification and stability to your portfolio. Gold, in particular, acts as a hedge against inflation, while debt funds offer steady but moderate returns.

However, gold and debt funds are not likely to grow at the same pace as equity. Hence, you don’t need to increase your exposure to these assets. Instead, focus on maintaining your current allocation in gold and debt funds for safety, while growing your equity portfolio for higher long-term gains.

Final Insights
In conclusion, while the PPF offers safety and tax-free returns, moving a portion of your maturing corpus into equity mutual funds could potentially provide higher returns, especially for long-term goals such as your daughter’s education. However, be mindful of your risk tolerance and consider systematic investments in equity through SIPs or STPs to mitigate volatility. It’s crucial to strike the right balance between safety and growth to achieve your financial goals.

Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

..Read more

Latest Questions
Ramalingam

Ramalingam Kalirajan  |8329 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on May 10, 2025

Money
I am 31 years, unmarried bachelor and lead celibacy. I have investment in equity mutual fund growth option cost of which is 20 lacs now valued at 45 lacs. I don't require this for next 30 years and reserve it for my retirement. Do I need to save now for retirement, or can I spend 99% of my current earning as I have a retirement corpus of Rs.45 lacs at current value. I have life cover of 1.5 cr and for health Rs.40 lacs and comfortably earning from MNC for my survival, healthy with no bad habits and lead a disciplined and minimalist life style. Please guide me do I need more retirement corpus, or the accumulated Corpus is enough for retirement. If so how much more corpus do i need?
Ans: You have shown excellent discipline. At age 31, you already have Rs.45 lacs in equity mutual funds. That’s a rare position to be in.

You lead a minimalist life. You are healthy. You don’t have dependents. You are earning well. You are living with purpose and clarity.

Still, retirement planning is not only about a lump sum today. It also needs a 360-degree analysis.

Let us now evaluate in detail if this Rs.45 lacs is enough for your retirement.

We will assess from lifestyle, inflation, investment risk, tax rules, personal values, and health perspective.

We will also answer your main question: Can you spend 99% of your earnings now?

Retirement Planning Is Not Only About Current Corpus
Rs.45 lacs looks large now. But you are 31. Retirement is 29 years away.

A rupee today won’t have the same value 30 years later.

With inflation, prices can rise 5x or even more by then.

Your current Rs.45 lacs may not buy much in 2054.

So it is not enough to just grow. It must grow faster than inflation.

What If You Don’t Add Any More Investment?
If you don’t invest any more for retirement now, your Rs.45 lacs must grow for 30 years.

Let us assess few key points:

If the investment is fully in equity, volatility is high.

Long-term returns can be rewarding, but not always predictable.

Also, equity mutual funds attract capital gains tax.

New rule: LTCG above Rs.1.25 lakh taxed at 12.5%.

This will reduce the final retirement corpus.

So you cannot assume all returns will be tax-free.

Impact of Inflation on Lifestyle
You are minimalist today. But that may not be the case at 60.

Even basic costs like food, rent, medicine, utilities will go up.

At 6% inflation, Rs.25,000 monthly expenses today may become Rs.1.5 lacs after 30 years.

Medical inflation is higher. You may need Rs.5 lacs per year for healthcare alone at retirement.

So the same Rs.45 lacs will lose value every year.

What If You Live Longer?
Longevity is increasing in India. You may live till 90 or 95.

That means 30 years working and 30+ years retired.

So retirement may last longer than your working life.

Your money has to work for you after 60.

Even a Rs.3 crore corpus at retirement may fall short if not planned properly.

Health Cover and Life Cover Are Good
Rs.1.5 crore term insurance is good.

Rs.40 lacs health cover is excellent. Keep renewing it.

But insurance is not a substitute for retirement planning.

Also, insurance does not build wealth.

You Have Time on Your Side
You are 31. That gives you 30 years to grow your corpus.

That is your biggest strength.

Small, consistent investing now can multiply your corpus over 30 years.

Even Rs.10,000 per month extra can change your future.

Can You Spend 99% of Earnings?
It is not wise to spend 99% of earnings even with Rs.45 lacs corpus.

It makes your life dependent on just one investment.

Also, it leaves no buffer for job loss, health crisis, or early retirement.

Spending most of your income will reduce your financial freedom later.

Risks of Not Saving Enough
Future jobs may not pay this well.

You may face burnout or wish to retire early.

Markets may not perform as expected.

Emergencies may force early withdrawal.

Expenses can rise unexpectedly.

What Should Be the Ideal Retirement Corpus?
There is no fixed number. It depends on your lifestyle.

Still, we can estimate based on some broad assumptions:

A basic retirement needs at least Rs.4 to 5 crores at age 60.

A comfortable life with travel, hobbies, and good healthcare needs Rs.6 to 8 crores.

A rich life with freedom and legacy needs Rs.10 crores or more.

You may not need all of it. But you must aim higher and stay flexible.

How Much More Corpus You Need?
You already have Rs.45 lacs.

Assuming 10% annual return, and no withdrawal for 30 years:

Your current Rs.45 lacs can become Rs.8 crores in 30 years.

But tax and inflation will reduce its value.

After adjusting, this may be worth only Rs.3 to 4 crores in real terms.

So yes, you are on the right path. But you are not done yet.

Should You Stop Saving Now?
No. Stopping now is not safe.

You should continue to invest at least 20% to 30% of income.

You don’t need to be aggressive.

But you must not stop completely.

Advantages of Continuing SIPs in Actively Managed Mutual Funds
Actively managed funds are more responsive to market changes.

They are driven by research and fund manager insights.

They can beat inflation better than passive options.

They help create real wealth over time.

You can invest through mutual fund distributor with CFP. That gives expert help.

Disadvantages of Direct Mutual Fund Investing
Direct funds seem cheaper. But they miss the human touch.

No professional reviews. No behavioural guidance.

You may exit in panic or enter at wrong time.

Mistakes in direct investing are costly.

Regular funds via a Certified Financial Planner offer support, reviews, and strategy.

Financial Planning Is Not Just About Corpus
Financial planning is lifelong.

You need a written retirement plan.

Include health, taxes, estate, and liquidity in that plan.

Set goals every 5 years and review progress.

Don’t think of corpus only. Think of financial independence.

Your Current Strengths
Strong investment of Rs.45 lacs

No dependents or liabilities

High income and low expenses

Health insurance and term cover

Discipline and minimalism

What You Can Do Now
Continue SIPs in actively managed funds via expert help

Review portfolio yearly with a Certified Financial Planner

Create a written retirement plan

Don’t touch your Rs.45 lacs till 60

Save 30% of income. Enjoy 70%.

Finally
You are doing well. You already have Rs.45 lacs at age 31. That shows foresight.

But retirement is not a fixed-point goal. It is a moving target with inflation and uncertainty.

You must not stop saving. Keep adding regularly. Small steps now can lead to a rich future.

Aim to build a Rs.6 to 8 crore corpus. That gives you safety, comfort, and peace.

Spending 99% now is risky. Don’t do that. Instead, reward yourself within limits. But keep investing for freedom.

Discipline today gives freedom tomorrow.

Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

...Read more

Ramalingam

Ramalingam Kalirajan  |8329 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on May 10, 2025

Asked by Anonymous - May 09, 2025
Money
Sir, we had a dispute in our ancestral property we approached the court and the verdict said we are entitled to a portion of the property The dispute was the land was sold without our knowledge etc., after getting the verdict we got patta, registration in our name. Now we are planning to sell the land, a lawyer said get a ratification deed, I don't know what it is and also weather it is needed or not. The lawyer called us and said the the other party who has purchased the land illegally is not agreeing to sign and is asking money to settle the matter as he has purchased the land. Even after receiving court orders this kind of dodging is happening. The amount of money he is asking is senseless, even if I sell the land I wouldn't get that much amount, I am unable to put in writing many other problems kindly advise what next steps to take. also let me know what are all the documents to have as a owner. Thank you
Ans: You have taken rightful steps. Court verdict is in your favour. That shows your legal ground is strong.

But still, the other party is asking for money. That too, an unfair amount. You also mentioned a lawyer suggested getting a ratification deed. Let us try to understand the full situation and assess all possible options. We will also cover what documents are needed to prove your ownership.

This reply gives you a 360-degree view. It will help you make a sound and confident decision.

Understanding Your Current Legal Standing
You said the land was sold without your knowledge. That makes the original sale illegal. The court has agreed with you. That is a key win for you.

You now have patta and registration in your name. These are strong documents. They show you have legal title.

Based on this, you are now the legal owner. That means you have the full right to sell the land. But the buyer must also be confident. So legal clarity is very important.

What Is a Ratification Deed?
A ratification deed is a It confirms a past act done without proper authority. The current party gives approval to that act.

In your case, it seems the buyer who bought the land earlier is being asked to “ratify” that sale. That is, to agree that you are the rightful owner now.

This is not a mandatory document by law. But it is sometimes used to make the title stronger. Some buyers or their banks ask for it.

However, since the court has already ruled in your favour, you may not legally need it. You already have the stronger claim.

Why Is the Buyer Still Causing Issues?
The person who bought the land earlier might feel he lost money. He may think the sale to him was legal. But since the court disagreed, he now holds no right.

His demand for money is unjust. It is a pressure tactic. He is trying to recover his loss by troubling you.

You are not legally required to pay him. He has no power to stop your sale.

Assessing Options Now
You can now evaluate your next steps from three angles – legal, practical, and financial.

Legal Options
Talk to your lawyer again. Ask: is a ratification deed mandatory in your case?

Get a written legal opinion. This should clearly mention your rights and position.

File a complaint if the other party is threatening you or asking money.

Send a legal notice through your lawyer to that person. Mention that he has no right now.

Practical Options
Try selling to a buyer who trusts the court order. Show them all documents.

Explain clearly that title is clean. Show the judgment, patta, and registration.

Use a reputed real estate lawyer for the sale. That gives buyers more confidence.

Financial Assessment
Do not agree to pay huge amounts. It may cause loss for you.

If needed, consider a small settlement. But only after full legal review. And only if it makes the sale smooth and quick.

Ask yourself: Even if I settle, will the person agree to give in writing? If not, don’t pay.

Must-Have Documents to Sell the Land
As a rightful owner, you must hold the following papers:

Patta in your name (this is land ownership proof)

Registered sale deed or title deed (issued after the court judgment)

Copy of the court verdict

Encumbrance Certificate (EC) (shows your name as the current legal holder)

Legal heir certificate, if you inherited the land

Property tax receipts in your name

Aadhar and PAN card copies

Suggested Steps to Make Sale Smooth
Get a detailed Title Certificate from a lawyer. It should mention the court case and outcome.

Keep a summary note ready. It should explain how you became owner.

Ensure name match across all your documents.

Keep a certified copy of court order with you at all times.

Use a reputed property consultant or broker only if needed. Prefer buyers who are local and familiar with such cases.

Emotional and Mental Pressure
You also mentioned you are facing many other issues. That is understandable. Land disputes take a heavy toll on health and peace of mind.

Please do not worry. You already have legal strength.

You have cleared a big milestone by getting the court’s support.

Don’t allow fear or threats to stop you.

Stay strong. Keep family informed. Talk regularly with your lawyer.

How Certified Financial Planner Can Help
A Certified Financial Planner (CFP) can guide you better with your sale proceeds.

If you plan to sell, prepare a written cash flow plan.

Think about your family’s short-term and long-term needs.

Keep emergency funds aside. Don’t invest all money at once.

Mutual funds managed by professional advisors can be considered. They offer long-term wealth building.

What Not To Do
Do not deal in cash. Always use cheque or bank transfer.

Do not sign any paper without lawyer check.

Do not get emotionally disturbed by their false threats.

Do not delay your next steps due to confusion or fear.

Finally
You have shown good courage. You followed the legal process. You now own the land as per law.

The other party is only trying to misuse your fear. Do not fall for it.

If the buyer still refuses to cooperate, avoid them. Choose another buyer.

If a ratification deed is insisted by your new buyer, ask your lawyer: Is it really needed?

If not needed, move ahead without it.

If needed, try again to convince the other person. If they demand unreasonable money, don’t agree.

Let your lawyer send notice. You can also explore police help if needed.

Always work with proper documents. Keep everything in writing.

Keep calm and move forward. With legal support and proper documents, you will win.

If you need help with managing the money after sale, we can help with a long-term financial plan.

Best Regards,
K. Ramalingam, MBA, CFP,
Chief Financial Planner,
www.holisticinvestment.in
https://www.youtube.com/@HolisticInvestment

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DISCLAIMER: The content of this post by the expert is the personal view of the rediffGURU. Investment in securities market are subject to market risks. Read all the related document carefully before investing. The securities quoted are for illustration only and are not recommendatory. Users are advised to pursue the information provided by the rediffGURU only as a source of information and as a point of reference and to rely on their own judgement when making a decision. RediffGURUS is an intermediary as per India's Information Technology Act.

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