Square Plums-Container Homes

Square Plums-Container Homes

 

Square Plums has set its sights on a site close to Manyata Tech Park in Hebbal that covers 4000 sq ft, construction for which will start in the first week of December. 

Company name: Urban Stay Technologies Private Limited (Square Plums)
Founder name(s): Rajesh Kotta & Hemant Attray
City it is based out of: Bangalore
Headcount/Strength of the team: 25
Industry: Real Estate Tech/Hospitality Tech
Investors & Amount raised: Seed round of Rs 3 crore from IAN; Series A details undisclosed

Meet Adam.
Adam moved to a new city.
Adam did not spend months crashing on a friend's moth-eaten couch.
Adam had a home within a week.
Be like Adam.

Adam's case might seem like an anomaly to a seasoned migrant, especially in a city like Bangalore where the high demand for low-cost rental homes is met with dismal supply. And while listings on platforms like NoBroker and Housing may be aplenty, the hunt can be relentless and unforgiving after factoring in societal biases that repress leasing apartments to singles.

This is where Square Plums chips in with an experiment that has never been attempted before.

"We are in the process of converting shipping containers into homes," was the straight-faced response from Hemant Attray, who along with his BITS-Pilani batchmate Rajesh Kotta, started Square Plums last year. "When ready, these are loaded onto trucks and eventually installed on a site that is pre-owned by a property dealer," he added.

The duo recently launched a demo unit in HSR Layout.



A model unit of Square Plums' studio home constructed out of a shipping container

 
A new territory

Defending this undertaking, Attray argues that in addition to being several grades cheaper than traditional apartments, his container-homes can be made ready in just two weeks, unlike its brick-and-mortar counterparts which can take anywhere between 18 months to 3 years.

"In addition to being being cost and time effective, these homes will be completely furnished," adds the ISB alumnus.

Attray's product offers a unique solution to the supply problem around affordable housing in India. Sourcing new as well as recycled containers from ports across India, it will be fabricated, welded and designed by the startup in several factories in and around Bangalore. With each unit sized at 200 sq ft, this is designed to mimic a small studio room meant for one individual.

"Although it has not been tried until now, the concept has been successfully demonstrated in places like Dubai, Hong Kong and some pockets of Europe for hostels, shopping malls, hotels and even hospitals," says Attray.

But, is the idea of being boxed up in a large steel container in a summer-strong country like India really the best solution to soaring real estate prices?

Attray has it covered.



The interiors of the container-home that mimics a traditional apartment

"Our homes are acclimated to suit extreme swings in weather, especially during warmer months of the year," he said. "The walls, ceilings and floors are built with four layers of insulation that keep the heat at bay. Secondly, cross ventilation ensures that the air in the container is constantly in circulation," he added.

Risks posed by natural disasters are also mitigated by the material used in its construction, the endurance of which has been tried, tested and proven against the travails of seismic activities which these containers are designed to withstand at sea.

Square Plums has set its sights on a site close to Manyata Tech Park in Hebbal that covers 4000 sq ft, construction for which will start in the first week of December. Slated to be its first container-based apartment complex in India, it will be a four-storeyed structure with 15 units on each level, taking the tally to 60 rooms - that is, 60 containers stacked 15x4 times.

"The construction of each unit on an average costs about Rs 5.25 lakh, the rent for which can be expected to go for anywhere between Rs 14,000 to Rs 20,000, depending on the location."

Welcome abode

Container-homes aside, Square Plums currently operates about 600 properties (or rooms) in Bangalore which provide plush, co-living options in gated communities to youngsters. These homes, like the proposed container-based studio apartments, are fully furnished, come with zero brokerage and hefty deposits, and are available on rent for as low Rs 6,500 a month.

Located in prime locations and strapped with top-end amenities, these are curated and designed specifically for singles and working professionals who otherwise have to settle for run-down PGs or dilapidated one-bedroom flats in questionable localities.

What is more, it assures landlords nearly 50% higher rentals even as tenants enjoy cheap yet quality stay. Explains Attray:

"A typical 3-bedroom apartment in Bangalore goes for close to Rs 30,000 (depending on the location), and the market price for many homes listed with us also come up to the same amount. Instead of selling the whole apartment as one unit, we fractionalize it and sell it either as six beds or three rooms. Now, six people will bring in about Rs 9,000 (a bed) on an average, bringing the total payment a month to Rs 54,000. Profits thereafter is shared between Square Plums and the landlords."

While as much as 90% of the startup's revenue comes through this channel, it has devised affiliate sources as well.

"Leasing out existing property is our primary business and the rentals make up a big margin of our returns. But whenever we have a community of a similar age band living within a building (like the one envisioned for the 60-room container complex), there can be other mediums to supplement this," says Attray. "For instance, if a food outlet decides to occupy one or two of these rooms, it opens the door for us to juice up a share from their sales. Similarly, fitness brands can conduct their classes in our clubs (if we open one) because it will comprise of the same target segment that they are also trying to reach," he adds.

Constructing a new trend

A close familiarity that fostered over 20 years, coupled with independent entrepreneurial experiences, brought Kotta and Attray to join forces and start up Square Plums last year. Kotta, who prior to this, was building SaaS-based solutions for the hospitality sector, saw a lot of innovation happening there, but they jointly decided not to chase the marketplace route where most of the industry was headed.

"We wanted to get into something where we would have better control over customer experience and where the ticket size would also be bigger," says Attray. "Most importantly, we wanted to draw upon an existing demand rather than manufacture one," he added.

As per the duo, there is no existing solution in the organized market for people relocating for a duration longer than 2-3 weeks. Coupled with opportunity that lies in leasing real estate over simply selling it after gauging market cyclicals or regulatory reasons, they felt the need to start Square Plums, counting their inventory in terms of the number of rooms that they keep.

"Time is money in this business because the sooner you can start collecting rent, the better. With 3 years going in building a property, we started looking at how we can accelerate delivery of supplies and that is when we decided to supplement it with container-homes," says Attray. "Customers also cannot tell the difference when they enter the rooms, but it is only natural that they will want to know whether the benefits outweigh the risks that they are taking. So about 30% of our supply could come from this model, but our business remains the same for both," he adds.

Unlocking an exciting opportunity

Square Plums raised a small seed round of funding from Indian Angel Network (IAN) in August last year and just completed a Series A round. Currently available only in Bangalore, it will soon look to onboard more properties in cities like Chennai, Pune, Hyderabad, Mumbai and Delhi-NCR.

"I have dabbled in many startups before and come to the realization that the biggest challenge for any business is to find the customer. That is not the case with this business," says Attray. "And once you get the first mover advantage, it becomes difficult for a new player to disrupt it, unless their product is significantly better. We are hoping that 10-15 years from now, this will look like a no-brainer, like it did with something like Naukri. This is what we hope to achieve," he adds.

The company has grown 10x since it first started off and now it is profitable, with business running in just one city.

Finally, as curiosity conquered constraint, why the name Square Plums?

"We wanted a very neutral name and not have our users confuse it with a 'myroom' or a 'bookyourroom' or the like. Also, a square can be translated to mean a room and we also wanted it to sound plush," says Attray. "But most importantly, the domain name was available," he adds sheepishly.

Eco Friendly homes Bangalore

Want to Build an Eco-Friendly Home? These 5 Awesome Bengaluru Houses Will Show You How!

The term sustainable homes is thrown about quite a bit these days, but there’s more to it than just segregating your waste and calling it a day. True sustainability is made up of many facets, from building materials to the use of renewable energy sources to design that strives for efficiency and harmony with the surrounding environment.

A green structure is an environmentally sustainable building, designed, constructed and operated to minimise the total environmental impacts. The carbon footprint of a home can be minimised through practices like reduced energy consumption, water conservation, and waste recycling.

In recent years, an increasing numbers of Indians have started making efforts to minimize both environmental impact and financial outlay by outfitting their homes with sustainable technology. The resulting boom in sustainable building is driving new levels of architectural innovation.
Here are 6 remarkable homes in Bengaluru that are setting an example for eco-friendly living.
1. Hombelaku

Hombelaku

From handmade mud blocks, rain water harvesting units, an organic vegetable garden, ethnic Warli art and skylights that let in a flood of sunshine, Homebelaku in HSR Layout is one of Bengaluru’s greenest homes. Karunaprasad Kanavi, 50, the son of Chennaveera Kanavi – the popular Kannada poet, and Vishakha Kanavi, 44, an artist, along with their son Kushal, are the residents of this beautiful house. The house is named Hombelaku after his father’s collection of poems.

Sustainable Features:

• Clay and mud blocks have been used for construction instead of bricks
• The walls have not been plastered or painted to avoid usage of lead.
• Simple Kota tiles and clay tiles have been used for flooring instead of mosaic tiles.
• Solar water heaters and solar lanterns (for power shortages) to reduce consumption of electricity.
• The house has big skylights that serve as a major source of lighting during the day time.
• Waste segregation is practised and compost is made for the vegetable garden.
• Efficient rain water harvesting system that supplies all the water required by the household.
• Grey water recycling system that uses waste water from washing machine and kitchen to clean cars etc.
• Built at a 15% reduction in cost as compared to a normal house (no plaster, paint or cement was used).

2. Kachra Mane

Kachra Mane

G V Dasarathi has truly taken the idiom “one man’s trash is another man’s treasure” to a whole new level. His home is called Kachra Mane, which literally translates from Kannada into Trash Home. A man who strongly believes in “Reduce, Reuse, Recycle and Rethink” principle, he has made his house literally from trash that he collected from demolished houses and second-hand markets. The house has been designed by the architectural firm Maya Prexis, with interiors by Vismaya Interiors.

Sustainable Features:

• 80% of the fittings are from demolished houses, wood is from scrap dealers and most household appliances bought second hand.
• Parts of the house, such as the windows, staircase, kitchen cupboards, book shelves are made from discarded pinewood packing cases that were polished using linseed oil.
• Solar power systems, rainwater harvesting units and grey water recycling units have been installed.
• The house is constructed on an existing building and makes use of the structure as it is, without any changes.
• It took just seven months to build, with the cost being less than half of what a “conventional” house would cost.

3. Laughing Waters

Laughing Waters
PHOTO SOURCE

When Rajesh Shah, a water conservation expert, and Vallari Shah, a passionate community gardener, moved back with family to India, they wanted to ensure that they lived a life as close to nature as possible. The result is a home in Laughing Waters, Whitefield, that they retrofitted for sustainability, one that today is intensely smart about water use and recycling, gets 90% of its vegetables from its own backyard, uses the power of the sun and has extended the philosophy to a thriving community garden project right inside their layout.

Sustainable Features:

• The household gets 90% of their kitchen need from their own terrace garden.
• Harvested rainwater is filtered through a sand bed before being stored in underground storage tanks.
• Except for a few, all electronic devices run on solar power.
• An effective grey water-recycling system helps irrigate the sprawling gardens.

4. Hosamane

Hosamane


Mr. Jannappa Kataveeranahally’s house in Bommanahalli, Hosamane, boasts of over 100 varieties of plants, an abundance of natural light, and a state-of-the-art rainwater harvesting system. The house, designed by architect Satyaprakash Varanasi, was constructed from material purchased locally and a number of energy and resource-saving measures were put in place during the construction phase itself.

Sustainable Features:

• The house runs almost exclusively on solar energy
• The rainwater harvesting system, installed two years ago, supplements the family’s water requirement
• Grey water is used for gardening, flushing and other purposes.
• The household’s wet waste is used as compost in the garden and all dry waste is sold.

5. Sanjay and Pratibha Singh’s House

Pratibha and Sanjay Singh’s house


When artist Pratibha Singh and her husband, fellow-artist Sanjay Singh, moved into their home in Singapura, about 13 km from Bangalore, it was to get away from the city. Their idea of simple living took the shape of an environmental friendly home that is comfortable in every season. Enter the compound and you are greeted by a virtual green cave – a Pongamia tree-covered driveway. The house itself is built using stabilised mud bricks (a mix of cement, mud and quarry-dust) that, along with the similar flooring, ensures the house is cool in summer and warm in winter.

Sustainable Features:

• With plenty of green around the house, and sunlight streaming in through the 8 foot-tall windows and skylights, the house has just one rarely-used fan.
• The waste water from the kitchen is recycled using a natural filter – a system of gravel, sand and other sediments that doesn’t use electricity – and then used to water the garden.
• The rain water harvesting facility also waters the garden for five months a year
• An organic garden is nurtured by vermicompost made from their wet waste.

6. Chockalingam Muthiah’s House

Chockalingam Muthiah’s hous

A house that is completely off the grid for energy, a family that uses rain water for its everyday needs, and a lifestyle that presents a perfect blend of sustainability and traditional wisdom is what Chockalingam Muthiah’s home welcomes you with. A businessman by profession, Muthiah believes in consuming only what can either be generated or preserved.

Sustainable Features:

• Mud blocks have been used while use of cement has been minimized.
• The house is designed in a way that allows for good ventilation and entry of abundant natural light.
• All electronic devices run on solar power.
• All waste is segregated; the dry waste is disposed off to BBMP while the wet waste is used to prepare biogas (in the biogas plant) and compost for the garden.
• Rainwater harvesting recharges an open well that meets the family’s water needs for up to 10 months in a year.
• Grey water from washing machine and kitchen is filtered through a sand bed before being used in the garden.

Bengaluru-based architect, Chitra Vishwanath, has been a pioneer in green living for over 25 years and has used her experience, to design ecological spaces that conserve and use natural resources judiciously. Her firm, BIOME Environmental Solutions Private Limited, has created over 700 mud homes in India and Nigeria and many eco-friendly homes, schools and resorts. She is also an expert on rainwater harvesting.

Vishwanath believes that the time is right for people to adopt eco-friendly lifestyles, through sustainable architecture and not wait for the future. “Our resources are getting scarce. The more we trash our environment today, the bleaker our future will be. I believe in Mahatma Gandhi’s philosophy – The future depends on what you today,” she maintains.

Also, if your apartment complex or villa is eco-friendly, here is a chance to get it recognized. All you need to do is to get registered for My Place of Pride contest, an initiative of Rotary Palmville, in association with Bangalore Political Action Committee (B.PAC), to recognize eco-friendly communities in the city, encourage sharing of best practices and motivate people to adopt sustainable ones by ranking them. So far, 65 communities have registered; the process is open till February 2017.

This Man Quit the Corporate World to Embrace Indigenous Architecture and Build Eco-Friendly Homes

Anthony Raj worked in the corporate sector for several years before he learnt about indigenous architecture techniques and became fascinated by them. Today, he builds many eco-friendly homes in India. This is his story.

“My family wanted to invest in a farmhouse on the outskirts of Chennai, back in 2010. Our search led me to Mudaliarkuppam in Edaikazhinadu, about 80 km from the city. We were thrilled to see the huge banyan trees and the abundance of coconut, cashew, and palmyra trees there. The greenery in the area motivated us to build something that would be in sync with this beautiful land. So we came up with the idea of constructing a house using eco-friendly material, utilising indigenous architecture techniques,” says Anthony Raj, the founder-director of the Centre for Indigenous Architecture, which promotes wellness by constructing buildings using holistic architectural methods.
Anthony, who left the corporate world behind a few years ago, is currently involved in building organic habitats across the country, using an indigenous architectural approach.





He started this journey with the construction of a farmhouse on his family’s land – a house that is now known as Arulville and is considered to be a model for sustainable architecture.

Indigenous architecture is based on local needs and availability of construction materials. It reflects the local traditions and is about the beauty and benefits of native architecture. The technique involves minimal use of cement, steel, paint, etc. The use of electricity for cooling is also minimised.
Locally available materials are used for eco-friendly, energy-efficient, cost-effective and sustainable construction.





The 61-year-old was inspired to take up this form of construction by Dr. Satyaprakash Varanasi, a former professor of architecture living in Bengaluru, who has been promoting eco-friendly, cost-effective architecture for years now. He wrote to Dr. Varanasi, requesting his help in building his dream house; Dr. Varanasi then introduced him to Dharmeshbhai Jadeja, an architect from Auroville.

“While Dharmeshbhai could not spare much time for us, he helped with the initial design of the farmhouse and gave it the look of a mini resort. He also gave me deep insights into the concept of indigenous architecture. That is how and when I was bitten by the indigenous architecture bug, its beauty, and its benefits. Soon, I designed the campus of the farmhouse with whatever little knowledge I had and with the help of contractors and artisans from Auroville,” he says.
Anthony used several techniques, using different indigenous materials. The construction team did not cut a single tree on the site; instead, the family has added 40 more trees over the years.




Today, Arulville serves as a ‘model house’, an eco-tourism destination, and as an inspiration for many students and teachers of architecture. The construction has been documented by several architecture students. It also serves as a mini exhibition of sorts for the demonstration of the various materials and techniques used in indigenous architecture.

“Arulville brought me a lot of appreciation and encouragement. Many have visited us here. Some had the fortune to stay and enjoy the environment it is enveloped in,” says Anthony.

Madly in love with this kind of architecture, which enhances health and happiness, Anthony decided he wanted to spread the concept as much as he could.

This is when he quit his job as the Executive Director of Shriram Group and set up the Centre For Indigenous Architecture (CFIA).

CFIA takes up one project at a time. This helps Anthony’s team members fully immerse themselves in every aspect of design and construction. Anthony’s second project, right after the farmhouse, was a centre called Vedapatashala where Vedic scholars teach and discuss Vedic practices.

Since then, the team has built an ashram campus, constructed right in the middle of a granite quarry, and a small bungalow located on a sandy beachfront. They are currently working on a home for senior citizens in Chennai, where they are trying to reduce the noise level and fight industrial heat and dust because the home is coming up in the heart of an industrial estate.

“All my buildings are designed to provide physical and visual comfort through proper ventilation, rather than depending on heating, ventilation and air conditioning (HVAC),” says Anthony.

Some of the traditional cooling techniques employed in tropical climatic zones include Madras terrace, rammed earth walls, sloped clay tiled roofs, etc. Such constructions are highly resistant to radiation and help in conduction of heat to bring thermal comfort to the occupants despite the heat and humidity. Additionally, most of these buildings have verandahs as buffer spaces that protect the external walls from direct sunlight. Shading the external walls up to 50% from the sun is necessary for those living in hot and humid climates.

Anthony says the discovery of this construction method was an inward journey for him. “I did not travel much for research except for a few visits to Auroville. Coming from Nagercoil in Tamil Nadu, I had seen traditional style dwellings when I was young. I had also seen many such houses in Kerala, erstwhile Bombay, and Bangalore. This is why I refer to it as the ‘grandfather’s house architecture’. My work is my tribute to the innate wisdom and practicality of our ancestors. It is a salute to their practice of building climate-responsive habitats over the centuries.”

“With increasing urbanisation, and consequent changes in lifestyles and affordability, we are bidding goodbye to the more sensible, healthier habitats of yore. To reverse this trend, architects must demonstrate the beauty and benefits of indigenous architecture in urban, semi-urban and industrial contexts,” he adds.

Anthony is not a trained architect but he has never been afraid of venturing into new territory. He says architecture is his passion and full-time hobby.

“Strangely, I have never felt any fear. Not when I invested the family’s hard-earned savings in a crazy project like Arulville. Not by the fact that I am not a trained architect. In fact, this career after my voluntary retirement is a dream come true. The joy of designing for the specific needs of each client is only matched by the wonder and appreciation you see in their eyes at every stage of construction,” he says.

In the future, Anthony wants to empower young architects through the Centre For Indigenous Architecture, to study and collaborate with other architects on architectural projects, and to research different techniques and materials. His motto? “Leave the place better than you found it’,” concludes Anthony.

(Written by Rajasekar KS)

You can contact Anthony by writing to him at anthony@arulville.com

Legal Information for Buying and Selling Property in Chennai

Legal Information for Buying and Selling Property in Chennai

All Your Frequently Asked Legal Property Questions Answered!

Select the Question to Get the Answers:

Q 1. How ownership of immovable property is acquired by a person?
Q 2. Is it necessary to register in Office of the Sub Registrar to get khata transferred in respect of property acquired by inheritance?
Q 3 . Which are the documents requires to be compulsorily registered?
Q 4 . How to effect partition of .property? Q 5. When there are two or more heirs, can one or two be made full owners by others taking money in lieu of their share?
Q 6. What is a will? Q 7 . Who can execute a will?
Q 8. Is it compulsory to register a will?
Q 9 . Where can the will be registered? Q 10. Is there any time limit to register a will?
Q 11. Can a will be cancelled?
Q 12. Can a registered will be rectified or changed?
Q 13. Can a will be registered even after death of testator?
Q 14. What is the Stamp duty and Registration fee to register a will?
Q 15 . Is the certified copy of a registered will available to any body?
Q 16 . How to keep contents of a will confidential?
Q 17. What is the procedure to obtain the sealed cover containing a will after the death of the depositor? Q 18 . What is the procedure for change of khata of the properties obtained through will?
Q 19. What are the duties and liabilities of buyers and sellers while purchasing a property? Q 20 . What are the transactions opposed to public policy?
Q 21. Is it necessary to obtain permission for transfer of agricultural land granted under Land Grant Rules or granted occupancy right under Land Reforms Act even after lapse of condition for transfer?
Q 22 . What are other restrictions to purchase agricultural land?
Q 23. How to get transfer of immovable property?
Q 24 . What is the purpose of Registration?
Q 25 . What are the effects of non-registration?
Q 26. Is there time limit to present a document for registration after it is executed (signed)?
Q 27. What is the day today timing for acceptance of deeds for registration in Sub Registry offices?
Q28. Can the document presented for registration be withdrawn?
Q 29 . Who should be present at the time of registration?
Q 30. What is the course, if executing party refuses to appear in Registry Office to admit execution?
Q 31. Who can sign as witness to a document?
Q 32. What is meant by Identifying witness of person presenting/executing a document?
Q 33 . Who is authorise to write a deed?
Q 34 . Is it necessary to register immovable property by Government as inam or granted on darkhast?
Q 35. Are there any kind of documents registered without personal appearances of the parties for registration?
Q 36. Is it necessary to register deed relating to transfer or assignment of decree relating to immovable property?
Q 37. Explain the registration of adoption deed?
Q 38. Explain the Power of Attorney?
Q 39. Does property get transferred by getting a General Power of Attorney from the person selling it? Can the agent become owner of property?
Q 40. Who can execute Power of Attorney?
Q 41. When would a General Power of Attorney gets cancelled?
Q 42 . What does Irrevocable Power of Attorney mean?
Q 43. What is the meaning of a Special Power of Attorney?
Q 44 . Is it compulsory to register power of attorney attested in India by Magistrate or notary?
Q 45 . Is it compulsory to register General Power of Attorney executed by persons residing out of India and attested by officers of Consulate office of India in that country?
Q 46. Is it compulsory to get a Power of Attorney attested by a Sub Registrar if it has already been attested by Magistrate or Notary, under which documents are signed by the agent?
Q 47. What is meant by Encumbrance Certificate?
Q 48. What is meant by a Nil Encumbrance Certificate?
Q 49 . What is the fee for Encumbrance Certificate?
Q 50 . How to obtain Certified Copy of registered document?
Q 51 . Where can I register my immovable property ?





Q 1. How ownership of immovable property is acquired by a person?
Ans. A person may acquire immovable property in any of the following way
(i) By inheritance of ancestral property.
(ii) Through will.
(iii) Acquisition by oneself such as purchase etc.
(iv) Through gift, trust, settlement deeds.
(v) Grant, sanad / Inam by the Government
Through decree of Court.
There are two ways of acquisition:
1.By act of parties.
Example: Purchase, gift etc.
2. By operation of law
Example: Inheritance, decree of Court etc. (for details please see Transfer of Property Act, 1882 (Central Act))


Q 2. Is it necessary to register in Office of the Sub Registrar to get khata transferred in respect of property acquired by inheritance?
Ans. Not necessary. After the death of owner of a property his heirs, such as wife, children i.e. male and female, married or unmarried may get the Khata transferred on production of death certificate of the owner with details of property held by him to the following officers.
If property is an agricultural land - Tahasildar (See Sec.128 of Karnataka Land Revenue Act, 1964) Offices of Corporation, Municipality, Panchayat or City survey if such office exists.


Q 3 . Which are the documents requires to be compulsorily registered?
Ans . 1. Gift deed of immovable property.
2. Other non-testamentary instruments, which purport or Operate to create, declare, assign, limit or extinguish whether in the present or in future, any right, title or interest, whether vested or contingent, of the value of one hundred rupees and upwards, to or in immovable property;
3. Non testamentary instruments which acknowledge the receipt or payment of any consideration on account of the creation, declaration, assignment, limitation or extension of any such right, title or interest;
4. Leases of immovable property from year or for any term exceeding one year, or reserving a yearly rent;
5. Non testamentary instruments transferring or assigning any decree or order of a court or any award when such decree or order or award purports or operates to create, declare, assign, limit or extinguish whether in the present or in future, any right, title or interest, whether vested or contingent, of the value of one hundred rupees and upwards, to or in immovable property;
6. The documents containing contracts to transfer for consideration, any immovable property for the purpose of section 53A of the Transfer of Property Act, 1882 shall be registered if they have been executed on or after the commencement of the Registration and Other Related Laws (Amendment) Act, 2000 and if such documents are not registered on or after such commencement, then, they shall have no effect for the purposes of the said section 53A


Q 4 . How to effect partition of .property?
Ans. a. If all the parties have share (common right) in the property partition can be effected. If partition is effected through an instrument such instrument must be compulsorily registered.
b. Oral partition affected through memorandum submitted to the concerned authorities need not be registered.
c. Stamp duty has to be paid in respect any kind of partition whether it is to be compulsorily registered or not.
d. Parties to the partition may agree to effect partition of unequal shares.


Q 5. When there are two or more heirs, can one or two be made full owners by others taking money in lieu of their share?
Ans . a) Yes. Any of the co-owners can individually or collectively release his / their right in favour of one or more collectively as the case may be and make him / them full owner. This kind of release can be with or without payment of money. This document is called Release.
b) Release can be made not only in case of inherited property but also in case of joint purchase/acquisition.


Q 6. What is a will?
Ans. A testamentary document by which a person bequeaths his property to be effective on his death is a will. The property will devolve on the person in whose favour it is bequeathed after death of testator.


Q 7 . Who can execute a will?
Ans . a) Any person above the age of 18 years and mentally sound may execute will, but will caused by fraud or coercion or by importunately will not be valid. Therefore a will must be executed voluntarily.
b) Parents or guardians cannot execute will on behalf of minors or lunatics.
c) Attestation by minimum two witnesses is necessary.
d) Scribe (deed writer / advocate) cannot be called witness. Two independent attesting witnesses other than the scribe or necessary.
e) Beneficiary under a will should not sign as attesting witness.
In order to avoid disputes in implementation of a will, description of property and the beneficiaries should be clearly be written without giving room for any doubt.


Q 8. Is it compulsory to register a will?
Ans . It is not compulsory to register. Executants may register at his option. It is better to register the will. If original is lost a certified copy can be obtained from Sub-Registrar Office.


Q 9 . Where can the will be registered?
Ans. It can be registered in any office of the Sub Registrar in India


Q 10 Is there any time limit to register a will?
Ans . There is no such time limit


Q 11. Can a will be cancelled?
Ans. The testator can cancel his will at anytime during his lifetime. Such cancellation deed requires a Stamp duty of Rs.100-00


Q 12 Can a registered will be rectified or changed?
Ans If executant of a will wishes to rectify, add to will may do so during his lifetime. This is called codicil. This document does not require stamp duty.


Q 13. Can a will be registered even after death of testator?
Ans. Yes, claiming party under the will have to produce will, records relating to the death of the testator, witness and the scribe before the Sub Registrar. If Sub Registrar is satisfied about the truth and genuineness of the execution of the will, he will register.


Q 14. What is the Stamp duty and Registration fee to register a will?
Ans . There is no Stamp duty on will deed. For registration of will during the life time of the testator Rs.200-00 Registration fee prescribed. To register the will after the death of the testator Registration fee of Rs.200-00 and enquiry fee of Rs.250-00 is prescribed.


Q 15 . Is the certified copy of a registered will available to any body?
Ans . A certified copy of a registered will is available to the testator only during his lifetime. After his death anybody can obtain after producing proof of death of testator.


Q 16 . How to keep contents of a will confidential?
Ans. Will can be deposited in a sealed cover in office of the District Registrar. A fee of Rs.1000-00 prescribed to deposit will in a sealed cover. Depositor or authorized person (executor) can withdraw the sealed cover containing a will, if desires to do so. A Registration of Rs.200-00 prescribed.


Q 17. What is the procedure to obtain the sealed cover containing a will after the death of the depositor?
Ans . On making an application along with proof of the death of the depositor, District Registrar will open sealed cover in the presence of the applicant and it will be registered. Certified copy will be issued if desired. A fee of Rs.100-00 prescribed to open a sealed cover.


Q 18 . What is the procedure for change of khata of the properties obtained through will?
Ans. After the death of the testator person claiming through the will have to apply to the concerned authorities as explained in question no.2 along with the copy of the will and death proof.


Q 19. What are the duties and liabilities of buyers and sellers while purchasing a property?
Ans. Following is the duties and liabilities of buyers and sellers
Before sale
liabilities of seller Liabilities of purchaser
To inform defects in the property
To provide records of right
To execute sale deed Payment of consideration
To pay of the liabilities on the property
Rights
Rights of seller Rights of buyer
To get rent and profits Right of encumbrance on consideration already paid
After completion of sale
Liabilities of seller Liabilities of purchaser
To hand over possession Liability on accidental or loss to the property
Information about right
To hand over records of rights after receipt of consideration Duty to pay taxes and liabilities after taking possession of property
Rights of seller Rights of buyer
If consideration is due encumbrance on property of such dues Incremental value/profit on property
Though there are rights and duties the purchaser should carefully examine the following matters;
1) Original documents.
2) How did the seller acquire the property.
3) Encumbrance Certificate of the property for a minimum period of 15 years from Sub Registry Office to know if there are any encumbrances on the property to be purchased.
4) Verify from the concerned court if there are any litigations on the property to be purchased.
5) Verify if there are any litigations, objections in revenue, municipal offices about inheritance or any other matter.
6) If seller is a power of attorney holder, it should be verified from the principal and if such power of attorney is genuine and whether it is still in force.
7) It should be verified whether the transaction is opposed to public policy under Section 22A of the Registration Act, 1908. If so the document will not be registered.
8) If the Property is a granted land to the member of scheduled caste and scheduled tribe, it should be verified if the transaction is in contravention of the terms and conditions of grant and whether permission of the Government is obtained for transfer.


Q 20 . What are the transactions opposed to public policy?
Ans Government has declared the following as opposed to public policy under Section 22A of Registration Act, 1908 namely,-


(1) (a) Agreement to sell, sale, gift, exchange, mortgage, lease or assignment of land of which the occupancy right has been granted under Chapter III of the Karnataka Land Reforms Act, 1961 in contravention of the restrictions imposed under section 61 of the said act and the rules framed there under.
(b) Agreement to sell, sale, gift, exchange or otherwise of any land in excess of the ceiling limit specified in section 63 or 64 of the Karnataka Land Reforms Act, 1961 in contravention of section 74 of the said act and the rules framed there under.
(c) Agreement to sell, sale, lease, mortgage with possession or otherwise of any agricultural lands to a person or a family or a joint family who or which has an assured annual income of rupees Two lakhs and above from sources other than agriculture in contravention of section 79-A of the Karnataka Land Reforms Act, 1961 and the rules framed there under.
(d) Agreement to sell, sale, lease, mortgage with possession or otherwise of any agricultural land to an educational, religious, charitable institution society, trust, company, association, other body of individuals or a co-operative Society other than the co-operative farming society in contravention of section 79-B of the Karnataka Land Reforms Act, 1961 subject to the exceptions and exemptions provided under section 109 of the said act and the rules framed there under.
(e) Agreement to sell, sale, gift, lease, mortgage with possession or otherwise of any agricultural land granted under the Karnataka Land Grant Rules, 1969 subject to restrictions on sale, transfer, and specific use imposed there under as per the provisions of the said Rules.
(2) One cannot possess land as owner, tenant or as mortgagee with possession in excess of 10 units. If a family consists of more than five members, such family may hold two units per head not exceeding 20 units.
PART A
[See Section 2(A)(35-A)
Classification of Lands
A Class
Lands having facilities for assured irrigation from such Government Canals and Government Tanks as are capable of supplying water for growing two crops of paddy or one crop of sugarcane in a year.
B Class
(i) Lands having facilities for assured irrigation from such Government Canals and Government Tanks as are capable of supplying water for growing only one crop of paddy in a year.
(ii) Lands irrigated by such lift irrigation projects constructed and maintained by the State Government as are capable of supplying water for growing two crops of paddy or one crop of sugarcane in a year.
C Class
(i) Lands irrigated from any Government sources of irrigation, including lift irrigation projects constructed and maintained by Government other than those coming under A Class and B Class.
(ii) Lands on which paddy crop can be raised or areca crop is grown with the help of rain water.
(iii) Lands irrigated by lifting water from a river or Government Canal or Government tank where the pumping installation or other device for lifting water is provided and maintained by the land owner.
Notes
(1) Lands having facilities for irrigation from a Government Source where the system of water supply is suitable for growing only light irrigated crop namely, crops other than paddy and sugarcane shall come under this class.
(2) Lands growing irrigated garden crop will come under classes ‘A’, ‘B’ or ‘C’ as the case may be depending upon the source of irrigation and the system of water supply.
D Class
Lands classified as dry but not having any irrigation facilities from a Government source.
Note.- Lands growing paddy or garden crops not coming under A Class, B Class or C Class shall belong to this class.
PART B
Formula of determining equivalent extent of different classes
One Acre of A Class land having soil classification value above 8 annas = 1.3 acres of A Class land having soil classification value below 8 annas = 1.5 acres of B Class land having soil classification value above 8 annas = 2.0 acres of B Class land having soil classification value below 8 annas = 2.5 acres of C class land having soil classification value above 8 annas = 3.0 acres of C class land having soil classification value below 8 annas = 5.4 acres of D Class land.


Q 21. Is it necessary to obtain permission for transfer of agricultural land granted under Land Grant Rules or granted occupancy right under Land Reforms Act even after lapse of condition for transfer?
Ans. Yes. Application should be submitted to Tahasildar and acknowledgement is obtained. If permission is not granted within 15 days after getting acknowledgement, document can be registered as if permission is granted.


Q 22 . What are other restrictions to purchase agricultural land?
Ans . Lands granted to persons belonging to scheduled caste or scheduled tribe cannot be transferred or purchased without prior permission of the Government. This restriction does not apply to mortgagee in favour of co-operative or scheduled banks and partition among family members
2. Social or Industrial organizations can purchase with the permission of the Government (Refer Sec.109 of Karnataka Land Revenue Act, 1964).


Q 23. How to get transfer of immovable property?
Ans . a. As explained under Question 3, if value of property under sale, exchange, lease, and mortgage is Rs.100 or more, deed relating to such transaction must be compulsorily registered (Sec.17 of Registration Act 1908).
b. Gift deed, must be registered irrespective of the value of the property.
c. After the deed is registered `J' slip is sent to Tahasildar in case of agricultural land and city survey office, in case of city non-agricultural property of properties are under city survey. The purchaser should get confirmed whether khatha is transferred through `J' slip.
In areas where there is not city survey is not in operation, one has to apply along with copy of the deed to the concerned Corporation/ Municipal/panchyat office to effect transfer of khatha.


Q 24 . What is the purpose of Registration?
Ans. (a) By Registration of transaction of immovable property will become permanent public record. This is a notice to the general public. Those getting transfer of property should verify whether such property has been previously encumbered.
(b) According to Transfer of Property Act right, title or interest can be acquired only if the deed is registered.


Q 25 . What are the effects of non-registration?
Ans . If a deed of transfer, which is compulsorily registrable, is not registered it will not be admissible in evidence (Sec.49 of Registration Act 1908)


Q 26. Is there time limit to present a document for registration after it is executed (signed)?
Ans . a. Document may be presented for registration within four months from the date of execution (signature).
b. If a document is executed out of India, the period of four months will be counted from the date of its receipt in India.
c. After four months document may be presented within another four months with penalty subject to maximum of ten times the registration fees if the District Registrar grants permission. But document may be presented before Sub Registrar within eight months. Thereafter it cannot be accepted for registration. (For details please see Rule 52 of Karnataka Registration Rules, 1965).


Q 27. What is the day today timing for acceptance of deeds for registration in Sub Registry offices?
Ans. Generally deeds are accepted during working hours. Sub Registrar may stop accepting two hours before closing time if he has sufficient work to attend in respect of deeds already received for registration.
Provided deeds may be accepted in emergency cases on payment of extra fee of Rs.200 one hour before sunrise and one hour after sunset and on holidays.


Q28. Can the document presented for registration be withdrawn?
Ans . Registering officer may permit withdrawal of the document before completion of registration on written request by the party who presented the document. Fifty percent of the registration fee is refundable. Likewise Stamp duty is also refundable subject to deductions. (Please see question No.19 on stamp duty F.A.Q.)


Q 29 . Who should be present at the time of registration?
Ans . A deed may be presented for registration either by claiming or executing party but the executant / executants must be present to admit execution (signing) of the deed (Please see Sec.32 of Registration Act 1908).


Q 30. What is the course, if executing party refuses to appear in Registry Office to admit execution?
Ans . a. In such circumstances, registering office will issue notice/ summons to the Executant. If the party does not turn up registering officer will refuse registration.
b. Application may be made to the District Registrar on such refusal to the District Registrar who will hold enquiry and decide the case. Rs.250 should be paid for such application.
c. One may submit appeal to the Civil Court if District Registrar also refuses to order for registration (For details please see Sec.73, 74, 75, 76 & 77 of Registration Act 1908).


Q 31. Who can sign as witness to a document?
Ans . Any person, above 18 years of age and not a party to the document may sign as witness.


Q 32. What is meant by Identifying witness of person presenting/executing a document?
Ans . In order to identify genuineness of the persons executing the document, signature of identifying witness are obtained. Without such witness, registering officer may refuse registration.


Q 33 . Who is authorise to write a deed?
Ans . Deed may be personally written by the executant or may be drafted by a licensed deed writer or advocate.


Q 34 . Is it necessary to register immovable property by Government as inam or granted on darkhast?
Ans . They are exempted from registration. Khatha is effected on the basis of orders of Government (see Sec.90 of Registration Act 1908).


Q 35. Are there any kind of documents registered without personal appearances of the parties for registration?
Ans . 1. Mortgage deed executed under Improvement Loans etc.
2. Certificate of sale issued by revenue court.
3. Documents executed by farmers in favour of primary co-operative land development bank to obtain loan and loan bonds executed by farmers in favour of banks under Karnataka Agricultural Credit Co-operations and Miscellaneous Provisions Act 1975 are sent under Sec.89 of the Registration Act and they are filed.


Q 36I.s it necessary to register deed relating to transfer or assignment of decree relating to immovable property?
Ans . If value of the property involved in decree is Rs.100 or more and creates, declares, transfer, limit or extinguish right it should be compulsorily registered (See Sec.17 (e) of Registration Act).


Q 37. Explain the registration of adoption deed?
Ans. Adoption deed maybe executed and registered like any other deed. Stamp duty Rs.45 and registration fee Rs.200 are leviable on it.


Q 38. Explain the Power of Attorney?
Ans . There are two kinds of Power of Attorney.
1. General Power of Attorney (GPA)
2. Special Power of Attorney (SPA)
a) General Power of Attorney is executed by a person in favour of another to act on behalf of him generally. It may include management of property, Court matter/litigations, sale of mortgage of property or any other act.
b) Special Power of Attorney is executed to do a particular act. Power of Attorney holder is answerable to the principal and liable to give accounts to him.


Q 39. Does property get transferred by getting a General Power of Attorney from the person selling it? Can the agent become owner of property?
Ans . No. It is wrong to say that ownership is transferred by getting General Power of Attorney. Persons purchasing property must get the sale deed registered. This principle applies to other kinds of transactions also.


Q 40. Who can execute Power of Attorney?
Ans . A person who has attained majority may execute power of attorney in favour of another person who has attained majority including family members like brother, sister, father and mother to act on his behalf. If a power of attorney is executed to sell property in favour of relatives other than those mentioned above, 2 percent stamp duty shall be paid on market value of such property. If a power of attorney is executed in favour of developers, Builders of apartment, 4 percent stamp duty shall be paid on market value of such property. (see article 5(f) & 41(a), 41(ea), Schedule to Karnataka Stamp Act 1957).


Q 41. When would a General Power of Attorney gets cancelled?
Ans. a. GPA automatically gets cancelled on the death of Executant.
b. Principal (Executant) may cancel it any time.


Q 42 .What does Irrevocable Power of Attorney mean?
Ans. If the Power of attorney is executed for consideration in respect of property it cannot be unilaterally revoked, prejudicial to the interest of the agent (See Sec.202 of Indian Contract Act, 1872).


Q 43. What is the meaning of a Special Power of Attorney?
Ans . (a) Power of Attorney executed by a person in favour of another to act on his behalf for specific purpose is called Special Power of Attorney.
(b) If a person is unable to go over to registry office to present a document executed in his favour or to admit execution of document executed (signed) by him, such power of attorney shall be authenticated or attested by a Sub Registrar. Otherwise they are not acceptable for the purpose of registration.


Q 44 . Is it compulsory to register power of attorney attested in India by Magistrate or notary?
Ans . They need not be registered. But General Power of Attorney containing authority to present or admit execution of a document executed by the principle is not acceptable for such presentation or admission of execution unless they are attested or authenticated by a Sub Registrar.


Q 45 . Is it compulsory to register General Power of Attorney executed by persons residing out of India and attested by officers of Consulate office of India in that country?
Ans. It is not necessary to register. But Stamp duty as per Article 41 shall be paid within 3 months from the date of receipt of the power of attorney in India.


Q 46. Is it compulsory to get a Power of Attorney attested by a Sub Registrar if it has already been attested by Magistrate or Notary, under which documents are signed by the agent?
Ans . Not necessary


Q 47. What is meant by Encumbrance Certificate?
Ans . Encumbrance Certificate is a record showing registered transactions pertaining to a property. If mortgage, sale or any other deeds in respect of a property are registered, encumbrance certificate is issued Form No.15.
Click here to download Prescribed application form no.22 to obtain Encumbrance Certificate.


Q 48. What is meant by a Nil Encumbrance Certificate?
Ans . If no deeds of transactions are registered in respect of a property nil encumbrance certificate is issued in Form No.16. If Certificate is issued in this form, it means that there are no registered transactions / liabilities on the property for a given period of time unregistered transactions are not included in this certificate.
Click here to download Prescribed application form no.22 to obtain Encumbrance Certificate.


Q 49 . What is the fee for Encumbrance Certificate?
Ans . a. Application fee Rs.5
b. Rs.30 for search of first year and Rs.10 for every subsequent year. Example: To obtain Encumbrance Certificate for 13 years. Application fee Rs.5-00 plus first year Rs.30-00 plus 12 years Rs.120-00 and total Rs.155-00.


Q 50 . How to obtain Certified Copy of registered document?
Ans . 1. Any person may obtain certified copy of registered document relating to immovable property.
2. Certified copy of registered will may be obtained only by the testator only during his lifetime. Any person may get copy of a will after the death of the testator on production of death certificate.
3. Copies of registered deed of GPA and other documents relating to movables may be obtained by executant / claimant or agent, representative of such person only.
Stamp paper of Rs.10 is required to be produced along with the application and copying fee of Rs.3 for every page of Xerox copy or Rs.5 for every 100 words or part thereof is to be paid.
Points to be noted by registering public for registration of a document
No. Do's Don'ts
1 Meet registering officer directly for your work Do not depend on middlemen for your work
2 Pay the fees required to be paid directly to the registering officer and obtain receipts Do not pay money to the middlemen.
3 Market value of each area is published. Pay stamp duty as per market value Purchase stamp papers from licensed stamp vendors only. Beware of fake stamp papers
4 Verify whether date of delivery of the registered deed is written on the receipt. Keep the receipt securely with you only Don't handover receipt to middlemen.
5 Get information records to be produced for registration in the registry office Don't go for registration without necessary records.
6 Fee for drafting/writing documents are prescribed. Pay accordingly and obtain receipts for it Don't pay without receipt. Do not pay fee for drafting and registration together if demanded. Pay Registration fee directly in the office.
7 Contact higher authorities for any doubts and complaints. Do not conceal your feelings about the officer or staff. Inform the higher authorities.
8 Obtain registered deeds personally or through registered post. Do not depend on middlemen for return of document after registration.
9 Note true market value of property Under valuation is an offence.


Q 51 . Where can I register my immovable property ?
Ans . Documents pertaining to immovable property shall be registered in the Sub-Registrar office in whose jurisdiction the property is situated
Or 

If you have any problem with the Sub-Registrar's office please approach the District Registrar of your district.In Chennai Urban district still if you have problem in registration you can visit the Office of the Inspector General of Registration where your registration work pertaining to Chennai Urban district will be attended.
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