LCI Learning

Share on Facebook

Share on Twitter

Share on LinkedIn

Share on Email

Share More

Nitin   07 April 2024

Title deed rectification and mother deed

Hello All,

We are in the process of selling our property, which my dad purchased in 1981 in Bangalore.

The deal was finalized with a buyer, and subsequently, they asked for a copy of our Title Deeds and Related House documents for Verification.

They raised a few discrepancies, most of which we were able to resolve; however, there were two major discrepancies that they informed us were crucial for proceeding with the purchase of the property.

Firstly, they requested the Mother Deeds of the original seller.

Secondly, an oversight was noted in the original Title deed; the North Boundaries were omitted, while only the East, West, and South Boundaries were mentioned.

I informed my Friend (Broker) of these issues, who assured me he would try to obtain the necessary documents or rectify the situation.

He has initiated the process to obtain the mother deed; however, due to the property's age of more than 40 years, there is uncertainty about whether it can be obtained.

Regarding the rectification of the North boundaries, we possess a site plan clearly indicating the details of the property's North boundary. Additionally, we have a loan document from the Bank explicitly stating the North boundaries, based on which we obtained a loan previously. However, as the original seller and their legal heirs are untraceable, my broker friend, after consulting with a lawyer, has obtained a deed of declaration affirming the omission in the Title deed regarding the missing North boundaries. Through self-declarations and submission of the Site layout, the North boundaries have been added, and we have obtained a deed of declaration from the Sub registrar's office.

I provided a copy of the declaration deed to the buyer, but their lawyer is contesting its validity, stating it's a self-declaration and cannot be accepted.

I seek guidance on this matter.

Is the rectification not valid? Unfortunately, considerable expenses were incurred to rectify this issue, relying on confirmation from my Broker Friend, who in turn received approval from his lawyer friend.

In the event the rectification is deemed invalid, what steps should I take to proceed with the property sale?

As advised, given the property's age of over 40 years, we have no means of contacting the buyers/heirs to rectify the situation or obtain the Mother deed from them.

Thanks in advance.

 

 



Learning

 4 Replies

Dr. J C Vashista (Advocate )     07 April 2024

Original title document of the vendor (so-called mother document) should have been taken by your father when he purchased the property in the year 1981. However, if it is not available with you, certified copy of the so-called "mother" document can be obtained from concerned (area) Sub-Registrar., which your broker (friend) is stated to be already in process. Accordingly there is no query / dispute / problem qua "mother" document.

In case "north" boundary was omitted to be inserted in the "sale deed" registered in 1981 and a separate site plan existed, there is no need for a declaratory deed / suit and title of the property is marketable for which you can satisfy the vendee (purchaser). There is no issue qua validity of the title deed.

1 Like

T. Kalaiselvan, Advocate (Advocate)     07 April 2024

The said requirements are no doubt vital requirements without which the buyer may hesitate to buy because the banker may not approve the loan in the absence of the said requirements. 

If the original title deed in the name of the vendor was not obtained by your father or if it is reported to have been lost, then he can lodge a criminal complaint about loss of document, get a public notice published in two local newspapers to this effect after which he can apply for certified copy of the missing registrered document which will suffice the requirement.

As far as the rectification deed is conerned, you can issue a legal notice to the vendor 's last known address and get it returned undelivered after which file a suit for specific relief and seek the relief of declaration of the missing information and a get a rectification deed executed through court which will be the proper procedure in this regard.

The declaration deed is not a proper document and may not be considered as valid document to this circumstance

1 Like

Nitin   09 April 2024

Noted Sir. Thank you for your time and guidance.

T. Kalaiselvan, Advocate (Advocate)     09 April 2024

You are welcome for your appreciations 


Leave a reply

Your are not logged in . Please login to post replies

Click here to Login / Register