It is the desire of every person to own a shelter.
At the end of long years of employment some manage to gather the required
amount to buy the property while for the more fortunate it is at their desire.
However, buying a property always requires a huge investment and careful
selection to avoid chances of future disappointments. Careful selection, however
difficult the process may be, can go a long way in ensuring value appreciation
and peaceful enjoyment of the property, as it covers selection of location,
right vendor, etc.,
The Bangalore Development Authority is the planning
and developing agency in this area. Any layout in the metropolitan area of
Bangalore must be approved by the BDA. This is mandatory as per the Karnataka
Town and Country Planning Act, 1961, and BDA Act 1976. So it is essential to
make sure that the site you purchase is in a BDA approved layout or has been
approved by any other competent authority.
There are many agricultural lands in the
metropolitan area and in areas abutting it. The Karnataka Land Reforms Act
does not allow purchase of agricultural land by the non-agriculturists; unless
it is converted for non-agricultural purpose. Even house building co-operative
societies are covered under this restriction.
Revenue Site
Another dangerous area is a revenue site. Revenue
sites are formed on agricultural lands, which are not converted. Using
such sites for residential purpose is against the law. These sites are not
entitled to power, water supply and sewerage connections. Most landowners use
Form No.9 & 10 to confuse and convince the purchasers and these are
generally fabricated documents, which are not issued by any statutory authority
and hence not genuine.
Government acquired land
The government is vested with powers to acquire
lands for the purpose of development. Firstly, the Land Acquisition Officer
announces a preliminary notification for acquisition of land and calls for
objections from the public or the affected party. The affected party has to
file objections within 30 days, stating the developments done on that property
after obtaining all permissions from the statutory authority concerned and also
taking into account the real value of the property. After hearing the case of
the affected party, the government may delete the said survey number from the
notification and announce the final notification. After the final notification,
the government may pass an award, after which, such of the properties which
have a mention in the final notification is considered as acquired property.
Notified lands are prohibited from alienating. But many owners sell such
notified/acquired lands to gullible purchasers by using Form Nos.9 and 10. One
should be very careful to ascertain as to whether the property was acquired or
not and has to check-up with the acquisition authorities in this regard.
The comprehensive development plan (CDP) is in
operation in the Bangalore metropolitan area. This plan has divided the
metropolitan area into different zones. Each zone is earmarked for a particular
activity which are, residential: commercial: industrial which includes light
and service industries, medium industries and heavy industries: public and
semi-public Utilities and Services; Parks and open spaces, play grounds
including public recreational area, transport and communication, agricultural
land and water sheet (Water body).
Activity other than that stipulated in such zones
is not permitted. One must always ensure that the site purchased is used in
conformity with the zonal regulations, For example, houses for residential
purpose should be constructed only in the residential zone. With regard to
this, the zonal regulation map is available at the BDA office and it is
essential to verify the Zonal Regulation Map before purchase of property.
Further, Village Panchayats are also entitled to issue the Khata but only in respect of the village Panchayat area and a further 200 metres from the limit of Gramathana area, which is marked as village area in the survey map issued by the Survey Department.
Further, Village Panchayats are also entitled to issue the Khata but only in respect of the village Panchayat area and a further 200 metres from the limit of Gramathana area, which is marked as village area in the survey map issued by the Survey Department.
Legal formalities like tracing title of the
property, verifying the sanction plan, electricity, water, sanitary facilities
and relevant sanctions, checking up the plinth area, carpet area and the super
built up area are all important aspects to be verified with the help of a
qualified professional. However, before checking legal formalities, approvals
and permissions, it is essential that a careful selection of location with
regard to its surrounding areas, habitation, density of population, access of
various facilities etc., be made to ensure that the property purchased can be
lived in peacefully and that the potential for reasonable value appreciation of
the property is good.
More,
No comments:
Post a Comment