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Frank (FM)     04 January 2013

Buying a residential property

Dear Sirs,

 

I am planning to buy a residential property in Mumbai. As per the documents of the property shared by the seller, the property was owned by Mr. X ( a Hindu)  . On his death the property was transferred in the society records in the name of Mrs X.( a Hindu)

In 2010 , the society went into redevelopment . The documents shown indicate a tripartite agreement between the society, the developers and by virtue of which Mrs X  will be given a flat in the redeveloped building. 

Mrs  X died in 2011 . She  had made a will ,but it was not registered.She is survived by 2 sons and 1 daughter while she had one more umarried son who had died in 2004.In the will she had transferred the residential property in the name of Mr. Y who is one of the 2 surviving sons.Since the will was not registered and since this was an inherited property ,the 2 surviving brothers and the surviving  sister agreed to discard the will.They requested the society to transfer the fal in the name of Mr.Y. The society took signed affidavits from the 3 heirs and gave a notice in news papers to invite objections and then  made Mr. Y a member in the society in 2012. This is evidenced by an entry on the reverse of the share certificate signed and stamped by the society  chairman.

Now on completion of the redevlopment , in jan 2013 Mr.Y has given an offer to sale which I have accepted.While making an agreement for transfer of sale, i was advised by my propert consultant who is a lwayer  to make a sale agreement with Mr.Y and make the other two surviving heirs as the consenting party in the agreement.He has also advised all the 3 heirs to given a signed indemnity bond on a Rs.200 stamp paper declaring that they will indemnify any claims made on this property , and also indemnify any other claims if any claims are made or any  interest  is claimed by anyone in the property.This will also be registered  with the registrar along with the sale documents and indemnity bond. All the 3 heirs have agreed to do this.

No succession certificate was taken either at the time of death of Mr. X or Mrs X. Also no other  government records were updated to show that the property is now in name of Mr. Y .

Based on the above mentioned details,I would like to know the following .

1) Can the society refuse to give an NOC to Mr Y  for the sale of this property .

2) I intent to take a bank loan, will i face any issues in getting a bank loan

3) Can the registrar office refuse to register the transfer of sale of the property in my name citing any issues.

4) As a buyer will my interest in the property be secured if I follow the procedure as advised by my property consultant.

5)Consequent  to the sale and registration of the property ,Can the society refuse to transfer the flat in my name in the share certificate and society records as the owner  of this property .

5) What additional steps  should i take to protect my interest in the property and to  avoid any hassles at the time of sale of this property  in the future.



Learning

 3 Replies

Frank (FM)     04 January 2013

to make it clear

Mrs  X died in 2011 . She  had made a will ,but it was not registered.Mrs X  is survived by 2 sons and 1 daughter . MRs X also  had one more umarried son who  died in 2004.

Chetan Joshi (Advisory/Advocacy)     05 January 2013

The seller should have the title that he can transfer...Mr. Y should be the registered owner to be able to sell the property...

 

The deal sounds genuinne, you may consult your lawyer asking him to what is the basis of the right that Mr. Y (seller) has on property and ask to who is the current registered owner....

 

 

Regards

Chetan(dot)7679(at)gmail(dot)com

Frank (FM)     05 January 2013

Thank you sir for your reply,

The property was originally purchased by the Mr.X and then it was inherited by Mrs Y and subsequently inherited by Mr.Y. They do not have any documents of the old house. The only documents that they have  are the tripartite agreement between the developers,the society and Mrs. X .These were signed at the time of redevelopment of the building.Society share certificate shows the trail of tarnsfer of membership from Mr.X to Mrs. X and then to Mr. Y.The society made publications in news papers before doing the transfer in the name of Mr.Y. As such, Mr.Y is not the registered owner of the property. The lawyer has suggested an indemity bond to be signed by Mr.Y and the the other two legal heirs and to register it alongwith the  agreement .

Kindly advise what needs to be done to take care of the issues mentioned in points 1 to 6.


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