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TIPS ON PURCHASE OF IMMOVABLE PROPERTY

A person requiring, selecting and investing money in purchase of an immovable property either for his self-occupation as house or for investment purpose or both, has to look into various aspects involved in the purchase of an immovable property.

Location: Civic amenities like park, school, police station, temples, community hall, hospitals, auditorium, should be available in that locality. Better road facilities will save more time to reach the place of work in time, though the location of the residence is far off. Generally, persons prefer to spend more time in their residences for rest, sleep and family interactions after their work. The location for the residential house should be free from air pollution and noise. Good environments including natural light and good ventilation will be an added advantage for health point of view. The residential area should not be located on the main roads, high-ways, heavy traffic flow. It should not be near the area of high tension wire. It should be preferably away from the railway line to avoid noise, away from burial ground, graveyard, or burning ghat or cremation center. Besides, the location should not be in any low lying area to avoid water logging and inundation of water in case of torrential rains etc. Also, it should be away from the lake, water tank, drainage and sewage water storing areas. The land should not be filled up clay soil and not prone to land-sliding. Availability of water supply, power supply, ground water and sanitary line should be ensured. Added to that, area inhabited by decent, educated and cultured people would be gifted advantage.

Vaastu Aspects: Belief in Vaastu concept varies from person to person. Better select an immovable property as per the Vaastu shastra. This may yield good resale value, if decided later. Equally important is the selection of a rectangle or square site and direction wise, better to select North and East, as generally people do so.

Financial aspects: In the sky-rocketing real estate price both in urban and suburban areas and mushroom growth of apartment culture in and around cities, being sold at exorbitant price, nowadays, a person may not afford to purchase a good property at a reasonable rate. It is always advisable to select a property to suit their budget, otherwise they have to face a lot of problems and their income will go to repayment of the principal and the interest only. Nowadays, Bank finance/loan is easily available for long term i.e., 15 to 20 years subject to fulfilling their terms and conditions. Instead of purchasing 30 x 40 site with Ground + 2 upper floors, a person can purchase 60 x 40 site and construct only ground floor with further provisions to construct additional floors suiting to their requirement and budget at later stage. Instead of purchasing an immovable property in an isolated area, it is better to select it in an area having good road facility and public transport system which would be convenient for up and down traveling to works spot and back home and also helpful for the school going children. If you purchase a property in an isolated area, it is dangerous to lead life.

Legal requirements: Buying a property with complicated title is like paying the money and buying an headache. Any body offers a property at a cheaper rate than a market value, you should be very careful. Generally, owner of property with complicated title, either himself or through his agents/brokers pesters to buy his property at a cheaper rate at short notice. It is not advisable to purchase any property in an hurried manner. It is always better to subject all the documents shown to rigorous scrutiny, verification and seeking experts opinion to ensure marketable title of the immovable property. In the process, proper and reasonable time need to be given for legal scrutiny and opinion. Upon such advices by Advocates, further efforts should be made to verify various records in the concerned Government departments

Origin of Property: The origin of property, continuous flow of the title and present status of the property should be thoroughly checked. The services of an Advocate who is having specialized knowledge and practical experience in the property matters should be sought. It is advisable to check up history of the property at least for the past 50 years. It is also important to find out any minor claims, court litigations, Government acquisition proceeding, Zonal regulations and also other subsisting charges on the property. Before entering into an agreement, the purchaser has to verify all the original documents pertaining to the title deed personally to make sure that immovable property is free from mortgages through deposit of title or other charges created therein. The deposit of title deed will not be reflected in the Encumbrance certificate.

Public Notice: The purchaser should act according to the advice given by an experienced Advocate. If an Advocate insists on Paper notification in a leading local News paper, the purchaser can do so. However, this Paper notification cannot guarantee any title on that property. In case, any body objects to such purchase, such claims or objections will come to light before purchase of the property, which may render a great help in taking further decisions. Obviously, it is the duty of the vendor of a property to settle such claims or objections if any before sale. Further, a purchaser should enterprise to make discrete inquiries and verify from the inhabitants of that location and also neighbours about ownership of a property to be purchased. Apart from verification of the main title deeds, scrutiny and verification of the supporting documents like revenue records and other sanctioned plan/licenses are also important in ascertaining title of the property.

Efforts and results Of course, purchasing a property is time-consuming process involving various factors discussed above. Do not simply believe in a Developers project presented in a colorful brochure with glossy photographs and pictures with a lot of promises to be undertaken. Thoroughly check up the track record of the developers and verify successful completion of their earlier projects. Do not depend upon the Developers legal opinion sought from their Advocates and you have to check up documents through your own Advocate. Generally, a person may invest once or twice to acquire immovable property. In order to ensure risk-free and clean purchase, he has to put forth a lot of efforts to acquire immovable property with good, clear and marketable title. Once the good location and good title of the property are selected, he can live peacefully and comfortably.