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How safe is buying DC – Converted site in and around BDA Layouts?

- by S.V. Raghavendra, Basaveshwarnagar, Bangalore

DC – converted site is an agricultural land converted to non-agricultural purpose by competent authority. Special Deputy Commissioner is the competent authority for Bangalore District. Apart from parent documents which establishes the title of the owner to the property the following documents have to be verified.

1. Nil Acquisition Certificate from BDA

2. Approved layout from BDA or BMRDA

3. Land is converted to Residential Purpose verify conversion order, conversion charges paid receipt.

4. The sites are formed and approved within the time stipulated in conversion order

5. Property is assessed for property tax and property tax receipts are issued.

6. The RTC discloses the conversion.

7. In case of lands falling under City Municipal Councils, the betterment charges should have paid before 29/05/03.

If the title of the owner is perfect and the conversion is from competent authority, there is no harm in buying the DC converted sites in and around BDA Layouts.

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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:- What precaution should I take before purchase of a DC converted site? Is it advisable to purchase such a site?

Q:- The Khata of property which we own is still in the name of my father who has died five years ago. At present the property is jointly owned by my mother, me and my sister as per the Will made by my father. Tax paid receipts is issued in the name of my father. Their property is in Bangalore. Please advise the procedure for transfer of Khata in our names.  Can the Khata be in any one of our names?

Q:- About 6 years back I purchased a site from my neighbour with GPA reg., actually this is an agricultural land and he informed that he will convert it and make full registration within 2-3 years. However till date he could not do it and unfortunately last night he died of heart attack. I would like to know what will happen to my purchase of site through GPA Reg. Is it valid? (It has been reg. at sub reg. office) Can we claim the site?

Q:- I am planning to buy a site near electronic city. The layout is on agricultural land and the middle man has converted it into a layout. Now since the registration is not happening, he is asking to buy this land as an agricultural land. Can we go ahead with this offer? Please give us the implications of it.

Q:- Certain hidden facts like pending cases, prior agreements, and 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? Also, your articles are very informative for a lay-person like me. Thank you very much.