Are you planning to buy a flat? If yes, there are a few things to be looked into before making the commitment. Purchasing a flat is a substantial investment, so you’ll want to make sure you get the most out of it. They do, however, often have a cheaper purchase price than the independent residences, and the costs of maintaining the structure are shared, allowing for substantial cash returns and yields.
Based on my experience, I can mention a few points as below for people looking for Flats post RERA (Real Estate Regulatory Authority)
There was a time when people would race to get into the project’s pre-launch phase merely to receive low pricing. However, over time, things have altered. The current buyer is well-versed in the purchasing process
Things to know beforehand
The first thing you need to do is visit the RERA website and look for a specific project in the approved project section. Each state’s RERA webpage is different. So, visit the RERA link.
Don’t think of the project, if it is not RERA registered. If you believe you did not search correctly, ask the developer for the RERA number and URL. If the project is registered, there is a section where you may view the certificate. Each project is given a RERA certificate that is valid. The developers must renew the RERA certificate before it expires. RERA will be able to track the project’s progress in this manner.
Once you notice that the project has been registered on RERA and that the certificate has a valid expiration date, you can proceed to the next step. You can then schedule an actual visit to the project.
When you visit the project, please clarify basic legal issues such as who is the owner, is it a self-funded project or is it financed by a bank/financial institution, if it is under construction, ask for a CC (commencement certificate) and if it is completed, ask for an Occupancy certificate (usually before the RERA certificate expires), and check if it is a joint venture or a freehold property with own construction.
Please also look around the project to see whether there is any NALA or high-tension wire. If this is the case, ensure that the project is built according to the NGT (National Green Tribunal) regulations. If there is a lake or a Raj Kaluve (Bengaluru), there are three categories: primary, secondary, and tertiary, each having different rules with different setback rules respectively. These distances apply to projects that started after May 2016. Check that the distance between high tension wires is at least 100 meters (this is not a requirement, but a personal recommendation).
Don’t just ignore the project until it’s ready after you’ve made your purchase. Continue to make random visits every quarter to assess progress and work speed.
The best thing is that until an occupancy certificate is received, the buyer is protected under RERA.
If you have booked a flat that is under construction, then you should know the importance of the Completion Certificate and Occupancy Certificate. These certifications are not necessary while registering a property; most home buyers forget or ignore obtaining them from their previous owners or apartment builders. Thousands of apartments in cities have been occupied without occupancy certificates. The building plans for these units are often authorized, but they do not receive OCs because they do not adhere to the approved building plan because of other deviations( B Katha properties)
State rules may make obtaining an Occupancy Certificate and a Completion Certificate necessary. According to these state rules, no one can enter a building unless the developer obtains an occupancy certificate from the appropriate local administrative or civic organizations.
What is the Completion Certificate (BCC)?
Following the conclusion of the building construction, the apartment’s builder or developer must apply to the local authorities for a “completion certificate”
The Sanctioning authorities will issue a CC if the building construction is completed according to the building approval plan and if it also meets other building standards such as distance from the road, building height, rainwater harvesting system, and so on.
An occupancy certificate will not be issued if there are deviations more +5% to -5% from the approved layout plan. Deviation from the Approved Layout Plan is a major problem in the Real Estate sector.
The majority of the time, the deviation is deliberate. The most common example is a difference in FAR (Floor Area Ratio) . FAR is calculated by dividing the total covered area of the building on all floors by the plot’s gross area. You’re probably asking where the issue of deviation from the approved layout design lies. The final FAR of the project is usually greater than the approved one due to different techniques such as extending slabs or using temporary construction.
Using a lesser carpet area is also looked at as a deviation from the floor plan.
Yes, buying a flat is very exciting. It is always advisable to do a thorough study and homework before finalizing a Flat. A Delay of a few weeks is worth regretting your decision later. Moreover, you are committing a huge sum to buy your Dream Flat.
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21. June, 2023.
It has been an incredible and wonderful experience having Mr. Gangadhar Gowda's support and advice during the purchase of our flat. He is a good advisor and counselor! We are grateful to him for making the process much easier than it could be.
17. June, 2023.
Coldwell Banker Team helped me to get a BDA plot in E auction.
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16. June, 2023.
This is an amazing team, who guided me at every step of my purchase. Sathish, Gangadhar are professionals and they know how to help their customers get to their dreams. Thanks a lot.
3. June, 2023.
Balaji sir was nice working with you
25. May, 2023.
We bought an apartment in Bangalore recently and Gangadhar made the entire process easy and seamless. Our experience with Gangadhar was outstanding and he took care of all the requirements for the property transfer end to end in a compressed timeframe. Gangadhar was patient, provided good advice and listened to all our requirements. He went above and beyond to help with a variety of other matters as well. I would highly recommend Gangadhar and his team.
18. April, 2023.
Mr. Balaji is our family acquaintance and is known to us for several years, he is also involved in philanthropic work, It is our good fortune that we entrusted the sale of our ancestral property to Mr. Balaji and his company. Mr. Balaji and his team of trusted lieutenants ensured the process right from selecting the buyer till completion of sale was completed without any hiccups and took care of all the paper work. Balaji and his team were willing to go the extra mile to ensure the sale was complete as per agreement. We would like to commend Balaji and team and hope we will have the opportunity to engage him again in the future. Wishing Balaji and team all success personally and professionally.
18. April, 2023.
We were introduced to Mr. Balaji by our sister sometime back for helping us sell our property. More than a broker he has been a good friend and guided us well through out the entire process. He has always been more than ready to help us. Our heartfelt thanks to him for a smooth journey in selling our property. I will definitely and strongly recommend his name to all my relatives and friends. Wishing him and his company success in all his future endeavours.
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