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Mahesh

Mahesh Padmanabhan  | Answer  |Ask -

Tax Expert - Answered on May 20, 2023

Mahesh Padmanabhan has specialised in payroll, personal and corporate taxation for more than two and a half decades, enabling him to provide practical, realistic and correct advice to his clients.
He is a member of The Institute of Chartered Accountants of India and has a degree in cost accounting from the Institute of Cost Accountants of India.
He is also a qualified information systems auditor. ... more
Thomas Question by Thomas on May 20, 2023Hindi
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Sir, On 14-June 1994, I acquired a flat (tenement) in my own name for Rs. 2,98L. In April 2015, I had to spend Rs. 4.15L on general renovation of this flat. Now, I plan to sell this tenement and wish to invest its sale proceeds within two years of the sale in buying a ready possession flat in another city. My queries are follows: 1. Can I invest the sale proceeds in buying two flats in the same society of the new city or do I have to necessarily invest in one property only? 2. Can I add the name of my spouse and my son also as co-owners in the new property(s) even if their financial contribution is nil? 3. Can I add the name of my spouse and my son also as co-owners in the new property(s) in case they also partially contribute financially in the purchase of the new flat(s)? 4. What is the present applicable Indexed Cost of the flat planned to be sold by me?

Ans: Hi Thomas
As the base year for Cost Inflation Index (CII) has been reset to 2001, you may need to get a valuation done through an approved valuer to identify the value as on April 1, 2001. If this value is higher than Rs. 2.98 Lakhs then you could use that as the cost.

As regards the general renovation amount spent, it may not be allowed to be added as cost of the property as generally tax officers are not dispensed to allow it.

W.R.T. your decision to reinvest in a ready possession flat within 2 years, please note that if this investment is extending beyond 6 months OR due date for filing your tax returns (whichever is earlier), you would need to open a Capital Gain Account Scheme (CGAS) account with a nationalized bank and park the capital gain amount in it for reinvestment.

Now answering your queries

Query 1 - If the capital gain amount does not exceed Rs. 2 Crores then you could reinvest in 2 residential units. This however is a one time option and cannot be used again in any other year.

Query 2 - Yes you could add their names but they would be treated as name-sake owners and for all purposes of taxation, you would be taxed singly.

Query 3 - You can add their name as proportionate owners to the value of their contribution. The taxation of income in that case would be based on their contribution

Query 4 - The answer to this would depend on the valuation report. Nevertheless, you could derive the indexed cost yourself by multiplying a factor of 3.48 to the cost. An example would be as follows:

Suppose the cost is Rs. 2.98 Lakhs
Indexed cost would be Rs. 2.98 Lakhs x 348 / 100 OR 2.98 Lakhs x 3.48 = Rs. 10.37 Lakhs
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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Mihir

Mihir Tanna  |970 Answers  |Ask -

Tax Expert - Answered on Sep 29, 2022

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Dear Mr Mihir, I would like to know the following points: I bought a flat in Thane - 400603 @ rs.one lakh in Dec.'1983 & would like to sell now this year 2022 @ rs.64 lakhs. Pl. let me know the amount of Property Gain Tax (Long Term) which I have to pay now considering 'Ready Reckoner Rate' at Thane - 400603 area or how to calculate the same to get taxable amount? Also can I (as Sr. Ctzn.) get a tax exemption as I already bought (in joint ownership where my wife is 1st owner) another flat @ rs.75 lakh in Thane in Nov '2020? May I invest taxable amount (if any) in Govt. Bonds like NHAI / REC / PFC to get tax exemption & what interest I will get for how many yrs. or else if it will be better to invest my selling amount in good Flexi Cap Mutual Funds for 5 years after paying entire taxable amount to recover the same? Will appreciate your prompt feedback in detail.
Ans: Capital gain on sale consideration will be reduced by Indexed cost of acquisition and allowable expenses incurred on transfer. You have to calculate indexed cost of acquisition by applying Cost Inflation Index as per prescribed formula on cost of acquisition.

For cost of acquisition, you may take actual cost or fair market value of the asset, as on 01.04.2001.

In case of land and building, fair market value on 01.04.2001 cannot exceed stamp duty value as on 01.04.2001.

Exemption is available if amount of capital gain is invested by purchasing a new residential house within one year before or within 2 years after the date of transfer of the residential house.

As you have already got possession of new property in November 2020, you will not be eligible for exemption.

Decision of investment in specified bonds or acquiring tax mutual funds can be taken after considering several factors like risk appetite, amount of tax liability on capital gain, availability of surplus fund etc.

..Read more

Milind

Milind Vadjikar  |763 Answers  |Ask -

Insurance, Stocks, MF, PF Expert - Answered on Sep 18, 2024

Asked by Anonymous - Sep 17, 2024Hindi
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Hi , I am 45 yr old, two daughters aged 13,10. My asset are a flat worth 1.75 cr, stocks ,85lacs, PPF- 20lacs, PF 40 lacs, MF -5 lacs, and my has a investment of 15 lacs in equity and 10 lacs in MF. We own two parcels of land worth 75 lacs. We don't have any loans and we take home 3.75 lacs. I am moving to tier 2 city, and moving to a rental property. My flat is 20 yr old and it has reached its full value depending on the area. I want to sell my flat and invest the proceedings into MF for a period of 4-5 yrs before buying a house in tier 2 city. Is it advisable to sell it. The flat is tier 1 city and I don't live inthat city
Ans: I propose that you estimate the long term(assumed) capital gain tax liability that may arise after sale of this flat considering indexation or without indexation as is optimal for you. Next consider the future redevelopment potential in the tier-1 city particularly in the area where you have the flat. Another point to be borne in mind is if your daughters need to move to tier-1 city in future for better coaching, education, prospects then this aspect needs to be considered. If you still want to sell the flat then time it in such a way when you want to buy new residential property in tier2 city because you can utilise all your gains here without paying any capital gain tax(Section 54 of Income tax act allows exemption subject to conditions) and/or buying section 54 EC Capital Gain bonds to save LTCG payment(50L per FY limit & 6 months within sale of property subject to eligibility).

Unless you have strong knowledge of markets or an investment advisor to assist you, I would recommend you to redeem your(family) stock holdings(subject to high volatility and needs regular monitoring) of 85L+15L and invest it in a staggered manner into equity savings and value focussed balanced advantage fund for horizon of 4-5 years.

*Investments in mutual funds are subject to market risks. Please read all scheme related documents carefully before investing

You may follow us on X at @mars_invest for updates

Happy Investing!!

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Archana

Archana Deshpande  |93 Answers  |Ask -

Image Coach, Soft Skills Trainer - Answered on Dec 13, 2024

Asked by Anonymous - Dec 11, 2024Hindi
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I am 35, MBA from a reputed college. I recently took over as senior project manager in a software company. Over the last few months, I’ve been asked to lead more high-stakes presentations, but every time I step in front of a group of senior professionals, my nerves take over. I can’t seem to communicate my ideas clearly, and I end up rambling or losing the audience. It’s frustrating because I know the content is strong, but I can’t deliver it with the confidence it needs. I’m starting to feel like this could affect my career growth if I don’t improve. I want to know how to seem more confident and present my ideas with clarity.
Ans: Hi!!

I can understand what you are going through.
I have helped many a people to become better communicators, presenters and public speakers. I agree with you when you say .. that these skills will augur well for your career growth.
What I can say is this .. that it is a learnable skill. Practice and more practice is the only way ahead. You said your content is strong, that is 50% of the job done, so build up on this confidence and practice your delivery in front of the mirror or in front of encouraging family/friends.
The only way to gain confidence is to "JUST DO IT"....to calm your nerves- deep breathing techniques and visualizations techniques will be useful.
I can help you on this journey of being a person who delivers with panache!

There are books by Dale Carnegie on public speaking which can help you out. Also read about Abe Lincoln and his journey of becoming a great orator, it can maybe help you.

Remember, PRACTICE AND PRACTICE is the key to unlock your confidence and become the person who delvers with panache.

All the best!!

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Archana

Archana Deshpande  |93 Answers  |Ask -

Image Coach, Soft Skills Trainer - Answered on Dec 13, 2024

Asked by Anonymous - Dec 13, 2024Hindi
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Career
Hello Ms Archana. I have been reading your advice and I really need your help. I am a science graduate from Mumbai. After a lot of thought, I have decided to pursue a side BSc in Psychology to further my interests and career growth. The issue is, that I’m struggling to juggle my 9-to-6 full-time job as a digital marketing specialist in Delhi along with my coursework, assignments, and exams. I am always stressed out, either falling behind at work or feeling overwhelmed by my studies. I know time management is key, but I’m not sure how to create a schedule that helps me stay productive without burning out. Can you please help?
Ans: Hey!!
Kudos to you for dreaming big and also working towards it by investing time and energy in learning and development.
Not everyone can do it... so pat yourself on the back for it!!

You are absolutely right when you say TIME MANAGEMANT is the key to avoid burnout. However I'll add compartmentalizing and self care along with time management.

Let's take them one at a time ...here I go-

1. You want to perform at your peak then self care is a must, 20 mins of physical activity(it can be anything, run, brisk walk, suryanamaskars, dancing along with fast paced music, anything that gets your heart beat up)
10 -20 mins of meditation, if you believe in the higher power make efforts to connect with it/him/her.
2. 9 to 6 be fully committed to the office, after that switch off, learn to say NO for anything that comes after this time. You can do only so much right? This was one part of compartmentalizing...
3. be fully present in whatever activity you are doing... this is ZEN, nothing more nothing less. This way you will be razor sharp in your focus and get jobs done faster. When you are studying don't think office and vice versa. This is switching off, this is compartmentalizing. This will take conscious efforts but is doable
4.your course is important to you, so schedule a study time and stick to it .The days you have an holiday too... try to relax a little, schedule a study time, finish your studies and go relax and unwind a little, you deserve it...don't cram too much in a day.
A relaxed mind will always perform better and focus better. I really can't tell you the importance of unwinding and mediation, you really have to do it to experience it and reap the benefits of it
5. Always encourage yourself, be your best cheer leader, don't beat yourself down, be kind to yourself too, your mind and body
need that from you. You are already doing so much.
6 .The only way to stop being overwhelmed is also to put out all your tasks of the day on paper and schedule it, prioritize it.... one task at a time, start taking action. And when the task is don't forget to strike the task out with a clean line over the task with a pen... this is a message your giving to your mind. ...'I got one task done, I am capable of getting another done'.. Ahaha... the joy of getting a job done!!
7. Get a good nights sleep, do "yog nidra' before sleeping
8. Always breathe deep whenever overwhelm creeps in and see how calm you become. A calm mind is key to getting more done.

And remember to write "your gratitude" out in the night before sleeping, you'll sleep peacefully and get up fresh.
Also do remember, all tasks can be done happily too... there is no need to drag yourself or be always overwhelmed!
You chose to work and study as well.... honour your choices joyously and go about life with a spring in your step...All best !!

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Ravi

Ravi Mittal  |465 Answers  |Ask -

Dating, Relationships Expert - Answered on Dec 13, 2024

Asked by Anonymous - Dec 12, 2024Hindi
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I (30F) had been in some Relationships at different stages of my Life, which Failed due to different Reasons and I am not Virgin. After getting exhausted emotionally, I quit Dating, 2 years ago & I decided to settle down for an Arranged Marriage, as a last resort. Since the last 2 years, I have met many Eligible Bachelors who seemed to show genuine interest in me, at the initial stage. But at some point of time, all of them asked me about my Virginity & Body Count. I had always been Honest with all of them. And almost all of them Rejected me for this one Reason. Some of them straightaway told me that they couldn't Trust any Woman who's not Virgin. Some of them gave some other Trivial Reason to Reject me, though, I could intuitively guess the Real Reason for Rejection. And some of them, just Ghosted me, immediately. I had been feeling very Bad about getting Rejected, it felt as if I was being Punished for my Honesty. Now I have begun to Question myself, whether I really need to tell my Prospective Partner about my Past? Why should my Past matter to my Future Partner? Do I owe, my Future Partner, any explanation for the way I have lived my Life until now? Is it really Fair to Judge me only on the basis of my Virginity, rather than my entire being as a whole? Does my entire worth depend only upon my Virginity? Why do Men raise Questions about my Past, in the first place, while I never asked any of them about their Past, as I don't care about my Partner's Past? Why are Men so Insecure about Sexually Active Women, is their Male Ego so Fragile that they can't accept a Woman's Past? Do they have the Right to Ask a Woman about her Sexual History, in the first place? Do they really need to know about my Past? Do I really have any Obligation to be Honest with them & disclose about my Past, before Marriage itself? My Family members are advising me that it's not Wrong to say a few White Lies, for the sake of Marriage? Would it be Wise, on my part to follow their Advice & Lie to Arranged Marriage prospects that I am Virgin? Or else, in what other ways can I Answer, Questions about my Virginity, Body Count & Sexual History, raised by future prospects, such that I don't get Rejected?
Ans: Dear Anonymous,
I understand your frustration. You made some very valid points. You are absolutely right- no one has any business asking you about your virginity. And you are also correct that it does not define you at all. But the truth is, to some people, it matters more than it should. They are not entirely at fault alone; it is the whole society. Nevertheless, you are right. While it is your decision whether you want to lie or be honest, I would suggest telling the truth. Not for their sake; for yours. You should not have to live your married life always thinking "Would my past have mattered to him?" or wondering if things would have been different if you told him the truth. Moreover, being honest will set you free; maybe it comes with rejections, but at least you do not ever have to bear the weight of lies or feel guilty about deceiving someone. And most importantly, you won’t have to settle for someone who cares so much about such superficial things. Happy marriages cannot start with a lie.

We can't control what's important to whom, but we can respect them, even if we disagree. If you are not comfortable disclosing your body count or past, simply answer their question with yours- "Does that matter to you a lot?" If they say yes, you can reject him because your values don't align.

Hope this helps.

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Ravi

Ravi Mittal  |465 Answers  |Ask -

Dating, Relationships Expert - Answered on Dec 13, 2024

Asked by Anonymous - Dec 12, 2024Hindi
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Relationship
I am 33 year old women and have been looking for matches in matrimony from year 2021 but was not getting suitable matches. Got connected with multiple profile but it didn't workout well.Just last month i saw one profile i liked it and sent request. My request got accepted and then i shared the contact no with my dad which was registered on matrimony. My dad called his dad and discussed about profiles and they liked it. Now the guy is in USA and his dad said he will be coming back next year. Till then his dad said let them connect on video call. So his dad shared my contact no with him and said he will call me. 2 days passed but he didn't call so my dad informed his dad and his dad called him and then he said he is quite busy in work and will ping me either in weekdays if free or on weekends. But then i didn't receive any reply and then again my dad called them after 10 days and asked why their son has not called yet so his dad also said he is busy but he will definetly call her and till then as per their earlier request we also said if you want to come and meet the family then can do that.so his dad said if we don't have any plan for the next week on weekends[i.e on 24th nov] then we will surely come but then on 23rd nov my dad called them regarding the meet and then they said they are out so mostly will not be able to come tomorrow and his dad said i will ask son to talk to your daughter first today. After this there was no conversation bcoz his son didn't call. Later when i searched him on facebook coincidently on one of his post i saw his contact number and i checked on whatsapp and then i came to know he has saved my contact no. But then i am confused why he haven't called me yet. First time i have got some good vibes about someone but this is really killing me. I was doing lot of overthinking then i asked my dad again if we can ask his contact number and my dad said no this will look desperate to them. I already have his contact number but confused like should i text him what can be the consequences.Lots of thoughts running into my mind. Please help me.
Ans: Dear Anonymous,
First of all, there is no hard and fast rule that says that men have to make the first move. If you like someone, you can easily give him a call or drop a text. If a man finds that desperate, you should not settle for someone like that.

Next, judging by the series of events, I would say there is a good chance of either of two things happening- first, he might actually be very busy. But I don't think people are ever so busy that they can't take five minutes of their time to make a call. But then again, you are still strangers and hence, you are not his priority currently. Second, they might be breadcrumbing you. Just giving you enough hope to keep you hooked while they search for more potential matches. The most concerning thing is that the entire family can't keep their word or have the decency to inform about the change of plans.

Your father is not wrong; right now if you contact him after he has repeatedly failed to contact you, it will not look good, and worse, you will not feel good about it. My question is, do you really want a man like this? I know you have been trying for a while and not getting good results can be frustrating, but that does not mean you have to settle for this. I truly believe you deserve better. You can wait some more and see where it goes, but I strongly suggest not pursuing things from your end anymore. Let them do so if they are truly interested. Suppose they don't, understand that you have dodged a bullet.

Best Wishes.

...Read more

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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