Important Things to Know Before Buying a Flat
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.
Also read about plot buying checklist
To know more contact our expert real estate agent Mr. Govindraj MV
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