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Flat stuck in registration limbo for 15 years - Can I register myself?

Ramalingam

Ramalingam Kalirajan  |10219 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Jul 25, 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
Asked by Anonymous - Jul 15, 2024Hindi
Money

Dear Sir We had booked a flat in one of the projects in Karnataka ( 15 + years back) but when the project is about to complete the land owner of that apartment filed the case against the builder because the builder had constructed few flats illegally in that project.. The land owner had demanded few crores from the builder for illegally constructing the flat...During that time we were in abroad and 3 flats werent registered in this project one is ours and 2 more flat owners were in abroad too..Thats out of 35 flats... Hence the builder had registered three flats in their name for the safety..But till now we havent got registered of that flat in our name becos there is case in the court. Hence there is no completion certificate issued for that project..etc.... and no flat owner can sell their flat due to the court case. However the builder had given us a power of attorney for the flat for rent it out or stay... And we have rented the flat and are getting the rent... we have been regularly followed up with the builder, he everytime promises today tomorrow....like this 15+ years passed...last year we asked for a replacement flat in one of their new project and he agreed to give us a replacement flat provided we pay some extra bucks as per the rate...We agreed for that and got the agreement signed and also got the sale deed of the land etc.. we have paid the payment in cheques.Its a huge project and completion of the project is bit slow and got delayed.... Recently, the builder had sent an email to all flat owners to register their flats but when we consulted for registration the builder said he had to transfer the payment done by us from the previous project to this new project...hence it would take time (by the way thats their internal issue) everytime we consulted for registration he says it would take one months time and his legal team is working on it...Sometime he says the court case should get over of the other project and then only he can help to register the the present flat..(though the previous flat is in their name itself) we have nothing to do with case (as the Case is between land owner and builder) also the previous flat registration al in their name..we have only agreement and receipts.of payment done...hence so far the flat is not registered...most of the flats got registered in the new project...The project is not completed yet it would take one more year... My question is why the builder is delaying the registration process of our flat and why is he not doing the internal issues solved and help us to register our flat in our name... Should we register the flat ourselves provided we get required documents from the builder? Or consult a lawyer in this regard...Pls guide...

Ans: You booked a flat 15+ years ago in Karnataka. The project faced legal issues due to illegal construction. You haven’t been able to register the flat in your name.

Builder’s Delay
The builder registered three flats, including yours, in their name. You have a power of attorney to rent it out. The builder promised a replacement flat in a new project, but the registration is still delayed.

Key Questions
Why is the builder delaying registration?
Should you register the flat yourself?
Should you consult a lawyer?
Builder's Delay Analysis
Internal Issues
Fund Transfer: The builder needs to transfer payments from the previous project to the new one. This seems to be causing delays.

Legal Complications: The builder indicates that the ongoing court case may affect the registration process. However, you have no involvement in this case.

Project Completion
Project Delay: The new project is not yet complete. This might also contribute to the registration delay.
Recommendations
Consult a Lawyer
Legal Advice: Consult a lawyer to understand your legal standing and options.

Documentation: Ensure all your documents are in order. The lawyer can help review and prepare necessary paperwork.

Registration Process
Self-Registration: With the required documents from the builder, you might register the flat yourself. This requires legal guidance.

Follow-Up: Continue to follow up with the builder regularly. Ensure all communication is documented.

Legal Action
Notice to Builder: Your lawyer may suggest sending a legal notice to the builder for delaying registration.

Court Case: If the builder doesn’t cooperate, consider filing a case against them. This might expedite the process.

Insightful Evaluation
Assessing Risks
Builder's Reliability: Evaluate the builder’s past projects and their completion rates. This helps in assessing the likelihood of further delays.

Legal Risks: Understand the legal risks associated with the ongoing court case. Your lawyer can provide a detailed assessment.

Future Steps
Replacement Flat: If the builder provides a replacement flat, ensure all legal aspects are clear before agreeing.

Backup Plan: Have a backup plan in case the registration process faces more delays. This might include exploring other housing options.

Communication
Transparent Dialogue: Maintain open and transparent communication with the builder. Document all discussions and agreements.

Legal Assistance: Have your lawyer involved in all major communications with the builder. This ensures legal backing.

Final Insights
Proactive Steps
Consulting a lawyer is crucial. They can guide you through the legal complexities and help expedite the registration process.

Keep all your documents organized. This will be helpful during any legal procedures.

Regularly follow up with the builder. Ensure you have written records of all communications.

Evaluate the reliability of the builder and the legal implications of the ongoing court case. This helps in making informed decisions.

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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Hi I had taken the housing loan in 2008 for 20lakh and rent out the flat for 2 years, during this period my flat was not registered into my name, after 2 years I sold it to the 3rd party and he took the loan again on the same flat, the loan amount went to the builder account as it was not registered in my name, builder assured me to clear my dues after some time but till date the matter is still pending, he is absconding and my cibil is badly affected as I was not paying the EMI of my bank loan, my only fault was not to get the flat registered into my name, please advise me how to come out from this mess as bank is also sending notices to me. He has done the same fraud to many other investors.
Ans: I'm sorry to hear about your situation. Dealing with such a complex and unfortunate scenario can be challenging. Here are some steps you can take to address the issue:

Gather Documentation: Collect all relevant documents related to the housing loan, sale agreement, rental agreement, and any communication with the builder or bank. These documents will be crucial in understanding your legal standing and building your case.

Consult Legal Assistance: Seek advice from a lawyer specializing in real estate and property law. They can help assess your legal options and provide guidance on how to proceed. They may suggest legal actions such as filing a case against the builder for fraud or breach of contract.

Contact the Bank: Communicate with the bank to explain the situation and provide them with any relevant documentation. They may offer assistance or solutions to help resolve the issue, such as restructuring the loan or providing temporary relief until the matter is resolved.

File a Complaint: Consider filing a complaint with the appropriate authorities, such as the police or consumer court, against the builder for fraud or cheating. Provide all necessary evidence to support your claim.

Credit Repair: Work on repairing your credit score by diligently paying any outstanding dues and resolving the issue with the bank. You can also explore options for credit repair services or counseling to improve your creditworthiness.

Seek Financial Counseling: Consider seeking guidance from a financial counselor or advisor who can help you navigate through the financial implications of the situation and plan for your future financial stability.

Stay Persistent: Dealing with such matters may take time and patience. Stay persistent and proactive in pursuing a resolution to the issue.

Remember that every situation is unique, and it's essential to seek professional advice tailored to your specific circumstances. Keep records of all communication and transactions related to the matter to support your case effectively.

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Ramalingam

Ramalingam Kalirajan  |10219 Answers  |Ask -

Mutual Funds, Financial Planning Expert - Answered on Jul 17, 2024

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Our big residential complex Mathurdas Colony in Kalina Mumbai was embroiled in legal disputes for decades as the landlord had died intestate and his relatives were all fighting for a piece of the pie. We tenants were all paying rent to the court receiver. After the court order, we paid rent to the deceased landlord's relatives as per court order, who eventually sold to Hindva Builders. Hindva / Jaavi Infra notified us to vacate in September 2017, and we complied on 15-Sep-17. Mummy and I moved to Goa. We have a court registered agreement that included compensation for rent, moving, and a month's rent as brokerage, all of which we received for year 1, 16-Sep-17 to 15-Sep-18. After persistent reminders we got the rent compensation for year 2. Since then, nothing. Some tenants paid the tenants association reportedly 40,000 for a court case. We learned they all got rent after winning the case. I was abroad, mummy was aged and alone in Goa, I was in touch with Hindva, and was advised to not join the case, with repeated verbal assurances that we would get the rent. I have since begged, pleaded, to no avail. Mostly Hindva ignores my phone calls, SMS, email, prmises to revert and fails to, evert time for five years. When he replied, it was only to sweet-talk us into gullibly believing that we would get the rent. We lost hope of seeing the new permanent alternate accommodation in our lifetime as no construction has began until now, other than demolition of all buildings and some chawls. We were even considering selling. When we last spoke to Hindva, he denied that anyone was given rent. He said rent would begin as of 1-Jul-24 and we would receive by 10-Jul-24, but till now nothing. Hindva has since acquired a financial partner MS Realty. Our blood relative in Bombay went to meet Hindva, but it was actually the office of MS Realty. They advised her to meet Hindva, which she managed to do only after MS Realty apparently asked Hindva why our rent payment was still outstanding. Hindva seems determined to not pay us the rent, despite MS Realty wanting them to. On asking about sale, we learned that 40 tenants had already sold. Would truly appreciate your valued advice as to what to do to get our rent arrears from 16-Sep-19, and how to ensure fair compensation for our 641 area of we decide to sell. Mum is now 91 and I am 67.
Ans: Your situation is quite complex and involves multiple legal and personal factors. Here are the key issues you are facing:

Non-receipt of rent compensation from Hindva Builders since September 2019.
Hindva's reluctance to pay rent arrears despite assurances.
Possibility of selling your entitlement for fair compensation.
The involvement of MS Realty as a financial partner.
Steps to Address Non-Receipt of Rent
Document All Communications
Keep a detailed record of all communications with Hindva and MS Realty.
Note dates, times, and content of calls, emails, and meetings.
Legal Consultation
Consult a Certified Financial Planner (CFP) or a legal expert specializing in real estate and tenancy issues.
They can provide tailored advice and help draft legal notices.
Issue a Legal Notice
Send a formal legal notice to Hindva Builders and MS Realty.
Clearly state the non-payment of rent arrears from 16-Sep-19.
Mention the repeated verbal assurances and the financial and emotional distress caused.
Engage with a Tenants’ Association
Join or collaborate with the tenants’ association if possible.
Collective action can strengthen your position.
Pursuing Fair Compensation for Sale
Property Valuation
Obtain an independent valuation of your 641 area from a certified property valuer.
Ensure the valuation reflects current market conditions in Kalina, Mumbai.
Legal Advice on Sale Agreement
Seek legal advice to review any sale agreement proposed by Hindva or MS Realty.
Ensure the agreement includes fair compensation and clear terms for payment.
Negotiation
Use the independent valuation to negotiate with Hindva and MS Realty.
Aim for a transparent and fair settlement.
Additional Steps for Assurance
Verify Other Tenants’ Experiences
Confirm with other tenants who have sold or received compensation.
Understand the process they followed and the terms they agreed to.
Advocate Support
Consider engaging a local tenants’ rights advocate or NGO.
They can offer support and additional resources.
Final Insights
Your patience and perseverance in dealing with this situation are commendable. Given the complexity, professional legal and financial advice is essential. Act promptly to safeguard your rights and ensure fair compensation.

Best Regards,

K. Ramalingam, MBA, CFP

Chief Financial Planner,

www.holisticinvestment.in

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