1. In the preceding article i.e. “Know Your Builder” (BYDH 4) of this series, I had discussed how to check the credentials of the builder. The next on the checklist is the particular project that you are planning to book a house into. This involves seeing the site physically and checking of the project documents.

Project Site

  1. Must-Visit the Site – As the saying goes, the proof of the pie is in eating it, nothing can substitute seeing the proposed site of the project yourself and seeing it physically. One should never invest on the basis of mere words of the real estate agent or the jazzy advertisements and brochures. This becomes even more important when the project is yet to be launched and all that is there on the site is a vacant plot or barren land.
  1. Mandatory Checks – Depending upon the State where the project is located, various considerations must be kept in mind. An indicative list of checks could include:-

(a)        Is the site duly converted residential land?

(b)        Is it falling into an earmarked residential locality into the present/proposed  Master Plan of the city/town?

(c)        Has the layout plan been sanctioned by the appropriate authority?

  1. Disqualifying Factors – A few factors which may lead to complications are best avoided. These disqualifying factors may differ from State to State. Although there may be no legal restriction, the sites falling in the vicinity of the following should be chosen with a little extra care:-

(a)        Water bodies

(b)        Grant/Inaam lands

(c)        Old religious places

(d)       HT Lines & Mobile Towers

(e)        Lands protected by SC/ST law

(f)        Graveyards & cremations grounds

Project Documents

  1. After having inspected the site the next to be certain about is the project documentation. The applicability and availability of different documents may vary depending upon the particular State and the stage of construction. A suggestive list of the documents that must be checked is given below. All the documents need to be checked before booking depending upon the stage of construction.
1 Project Brochure 18 RERA Regn Certificate
2 Project Photos Actual 19 Performa of  Agreement for Sale /Sale Deed
3 Advocate’s Title Search Report 20 Performa of Allotment Letter
4 Old Sale Deeds & RTCs 21 Performa of Possession Letter
5 Up-to-date Encumbrance Certificate 22 Approvals – Town & Country Plg Laws
6 Up-to-date Tax Paid Receipts 23 Approvals – State Revenue  Laws
7 CLU/DC Conversion Certificate 24 NOC – Fire Department
8 Commencement Certificate 25 NOC-Airport Authority of India
9 Approved & Existing Layout Plan 26 NOC -Electricity  Agency
10 Approved & Existing Building Plan 27 NOC- Water Supply & Sewage Board
11 Sectional Drawing of the Apartment 28 NOC -Central Environment Agency
12 Section Plan & Specifications 29 NOC -State Pollution Control Agency
13 Project Area Development Plan 30 NOC -Lift Authorities
14 Collaboration Agreements 31 NOC -Rlys / State Metro Authorities
15 Joint Development Agreement 32 NOC -BSNL/MTNL
16 Development Agreement 33 Completion Certificate
17 Khata & Khata Certificate 34 Occupancy Certificate
  1. Once you are confident about the builder, project site, and project documents, the next in line would be the commercial/financial part which I shall discuss in the next segment.

Till then, happy planning…