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I am a regular reader of Real Estate Reporter particularly the columns, frequently asked questions and questions & answers on property matters. Recently I was transferred to Mandya and negotiated a house for rent. The owner insisted on an agreement of 11 months only whereas I wanted for three years. Please let me know, what is the secret behind this eleven months agreement?

- by Suresh Babu, Mysore

According to the Transfer of Property Act any document which creates interest or right in the property for more than one year or more, or the value of which is more than Rs.100/- needs registration. Further stamp duty payable on such documents is also more.

To avoid the payment of stamp duty and registration charges, both the owners and tenants avoid rental agreements in excess of eleven months.
You may agree for rental agreement of eleven months with an option to renew the agreement for another eleven months twice, making total tenancy period of 33 months.

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These are all the legal questions answered by Advocate S.Selvakumar in various magazines, in various occasion including realestate reporter monthly.

QUESTIONS

Q:- I have purchased a flat in a recently constructed apartment at Kanakapura Road. The area comes under the jurisdiction of BDA. All the owners have agreed to form an association. There is some doubt, where the association is to be registered, Registrar of Firms or Registrar of Co-operative Society. Some owners mention that the association has to be registered with the Sub-Registrar. We seek your guidance?

Q:- I have a small query regarding execution of sale deed. I had purchased a commercial office property in Ranchi city during 2002. Recently I observed that in the sale deed only the seller (builder) has signed the documents and I didn’t sign the deed. Further I checked with other people also who had purchased their properties during that time and didn’t find their signature either on the sale deed. In this case, is my sale deed still valid or do I need to get executed another sale deed with my signature on it.

Q:- My friend had purchased a house in Mysore.  It has only ground floor.  He has permitted me to construct another floor (Ist Floor) and to use it for my residence or to let out.  He assures me that I would be the Owner of that floor and is willing to execute any documents in this regard.  Please suggest the proper documents to be obtained.

Q:- Who can sign as witness to a document? What is meant by Identification of sale deed? 

Q:- Certain hidden facts like pending cases, prior agreements, government notification of the property cannot be traced easily by verification of the documents.  How can these hidden factors be uncovered, and what should a purchaser do to protect himself against these factors?