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Legal Due Diligence/Real
     Estate Projects
OrganizatiOn set
       up
OrganizatiOn set
        up
 Sole Proprietorship
 Partnership Firm
 Company- private-public-semi public
 LLP
 Society/Association
 Trust
MODe OF
OperatiOn
MODe OF OperatiOn

 Joint Venture
 Joint Development
 Development Agreement
 Individual
 PPP/ Profit Sharing
prOject lanD
 inFOrMatiOn
prOject lanD
             inFOrMatiOn
 Location
 Type of Project
 Type of Land (Free hold-fee simple/Lease hold- Lessor's
  permission/Trust land- Charity Commissioner permission)
 Type of Sub-Soil
 Area of project
 DCR Applicable
 Project type-residential/commercial mixed residential
  /township/it park/SEZ/etc check DCR provision given
 FSI available/FSI-TDR loadable
 Ground Coverage
 Height, Margin
 Soil Testing

                                    Continued………
prOject lanD
                 inFOrMatiOn
 Road Lining/Highway/Railway setback /other reservation as
  given in DCR
 Water Availability
 Built-up Area (in Sq. Mtrs)
 Saleable Built-up Area (in Sq.Mtrs)
 No of Units
 NO. OF FLOORS (Approved and Actual)
 Land user under CDP
 Change of Land User
 Disputed cases
 Civil Court cases
 Tenancy Issues
 Land Tribunal Order if any
VeriFicatiOn OF
lanD DOcuMents
VeriFicatiOn OF lanD
             DOcuMents
   Title Deed
   Sanad
   AFS/Development Agreement/Power of Attorney
   7/12- Adhikar Abhilekh Patrak issued by Talathi/Property Card
   Mutation Register Extracts
   Occupier
   Akarband/Tippani/Podi Extracts
   Search Report for the last 30 years
   Title Clearance Certificate
   Nil Tenancy Certificate
   Karda copy/R. R.Pakka Book extract
   Patta pass book
   Maharashtra Industrial Board Endorsement
   Caste Certificate in case of grant land
   Land User status of the land
prOject lanD
  DOcuMent
  analysis
prOject lanD
             DOcuMent
             analysis
 Type of Document/Ownership/Lease/Development Rights


 Vendor
 Purchaser
 Date and Registration Number
 Consideration
 Stamp Duty
 Registration
7/12 eXtracts
   analysis
7/12 eXtracts analysis
 Survey No and Hissa No
 Owner
 Occupant Class/Class I/Class II/Govt. Lease/Navin
  Shart/Aadivasi/Tenancy
 Occupier/VIII A
 Area
 Encumbrances
 Mutation Entries Number
 Date
 Other Rights/Tenancy/Mortgage/Dispute Case/Lis-Pendency
 NA Assessment
 Type of Crop
apprOVals
 (perMissiOns
certiFicates)
apprOVals
              (perMissiOns
             certiFicates)
 N.A. Permission from the Collector/SDO
 N.A. Permission Fine
 Non-agricultural Assessment Receipt
 Regularization of Unauthorized NA Use
 Extract of NA Register
 Sub Division/Amalgamation of Layout
 Minor and Mineral Excavation and the Transportation
  Permission
 Sale permission Wakf/trust/Charity
  Commissioner/Collector/Govt
 Collector's permission for Collector’s Land/SC and ST
  Land/Navin Shart
 Collector’s Permission under BTAL 1948 (Section 43 and 63/63
  1A)
                                                   Continued…….
apprOVals
               (perMissiOns
              certiFicates)
 DILR and TILR/City Survey Office
 Resettlement and Rehabilitation Provisions
 Confirmation from the Competent Authority that there is no
  land acquisition proceedings
 Gram Panchayat NOC if applicable
 Property tax Certificate issued by the Revenue authority
 Latest Tax Paid Receipts
 Certificate for change of Survey Number if any
 Endorsement from Tahasildar that the land does not fall under
  "Grant" or " Inam" Category
 Sale Permission under section 36 A if applicable
 Encumbrance Certificate
District
  Magistrate/cp
perMissiOns/pOlice
District Magistrate/cp
  perMissiOns/pOlice


 Illumination

 Entertainment utility permission

 Explosion permission
tOwn planning
  perMissiOn
tOwn planning
               perMissiOn
 PLAN SANCTION FROM MCGM /CIDCO/MMRDA/SRA/MHADA
 CDP/Development Plan
 Zone confirmation Certificate
 Letter of intent/location clearance
 Change of land use/change of zone use
 Development Permission/Layout Permission
 Building Sanction Plan
 DCR
 IOD
 Engineering report/feasibility report
                                             Continued…….
tOwn planning
                 perMissiOn
 Commencement Certificate
 High rise Building Permission
 Plinth Completion Certificate
 Structural Audit Report
 Completion Certificate from the Architect
 Completion Certificate
 Occupation Certificate
 de-notification of project land / surrendering land to reservation
 DIC Permission/Bonafide Industrial Use/ITITES Use Permission
 Demolition of Old Structure
ulc eXeMptiOn
alc eXeMptiOn
enVirOnMental
  perMissiOn
enVirOnMental
               perMissiOn

 Permission from SEIA
 Consent from MPCB
 Consent from Water Pollution
 Consent from Air Pollution
 Noise pollution
 Utilization of solar energy
 Hazardous waste permission/dangerous/explosive substances
  permission
 Forest Area Permission
 Buffer Zone CRZ Permission
 National Parks Authority Permission
labOur law
perMissiOns
labOur law perMissiOns

 Building Contract Workers Permission
 Factory's Act
 Workmen's Compensation Act
 Bombay Shops and Establishment Act
 Maternity Benefit Act
 Payment of Wages
 Third Party Insurance
 Vehicle and Equipment Insurance
Other perMissiOns
 DepenDing upOn
  the prOject's
    lOcatiOn
Other perMissiOns DepenDing
                upOn
        the prOject's lOcatiOn
 AIRPORT Authority of India Permission/height clearance
 CFO Permission
 NOC from high ways, PWD Department/Building Line
 Access road Permission
 Railway Permission / building line
 Lift and Fire service permission
 Water supply and sewage board permission
 Storm Water Drainage and Hydraulic Engineer NOC
                                             Continued…….
Other perMissiOns DepenDing
              upOn
      the prOject's lOcatiOn

 Generator Permission
 Temporary Electricity Permission
 Electricity supply Permission
 Erection and Commissioning of Power Sub Station
 Permission/shifting of HTL and LT Lines
 Tree cutting permission
 Pest Control Permission
 Telephone department
Maps
Maps
 Surveys/ city survey map / Boundary Map

 TILR Map

 Village Map

 Layout Plan Approval by the competent authority

 Zonal Regulation Map

 DP SHEETS Pertaining to area
Other
DOcuMent
    s
Other
        DOcuMents
 Legal Heirship certificate

 Death Certificate/Succession Certificate

 Wills, Probate and Letters of
 Administration
 Family Tree of the Vendor certified by
 Talathi
thanK yOu

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Due diligence real estate

  • 1. Legal Due Diligence/Real Estate Projects
  • 3. OrganizatiOn set up  Sole Proprietorship  Partnership Firm  Company- private-public-semi public  LLP  Society/Association  Trust
  • 5. MODe OF OperatiOn  Joint Venture  Joint Development  Development Agreement  Individual  PPP/ Profit Sharing
  • 7. prOject lanD inFOrMatiOn  Location  Type of Project  Type of Land (Free hold-fee simple/Lease hold- Lessor's permission/Trust land- Charity Commissioner permission)  Type of Sub-Soil  Area of project  DCR Applicable  Project type-residential/commercial mixed residential /township/it park/SEZ/etc check DCR provision given  FSI available/FSI-TDR loadable  Ground Coverage  Height, Margin  Soil Testing Continued………
  • 8. prOject lanD inFOrMatiOn  Road Lining/Highway/Railway setback /other reservation as given in DCR  Water Availability  Built-up Area (in Sq. Mtrs)  Saleable Built-up Area (in Sq.Mtrs)  No of Units  NO. OF FLOORS (Approved and Actual)  Land user under CDP  Change of Land User  Disputed cases  Civil Court cases  Tenancy Issues  Land Tribunal Order if any
  • 10. VeriFicatiOn OF lanD DOcuMents  Title Deed  Sanad  AFS/Development Agreement/Power of Attorney  7/12- Adhikar Abhilekh Patrak issued by Talathi/Property Card  Mutation Register Extracts  Occupier  Akarband/Tippani/Podi Extracts  Search Report for the last 30 years  Title Clearance Certificate  Nil Tenancy Certificate  Karda copy/R. R.Pakka Book extract  Patta pass book  Maharashtra Industrial Board Endorsement  Caste Certificate in case of grant land  Land User status of the land
  • 11. prOject lanD DOcuMent analysis
  • 12. prOject lanD DOcuMent analysis  Type of Document/Ownership/Lease/Development Rights  Vendor  Purchaser  Date and Registration Number  Consideration  Stamp Duty  Registration
  • 13. 7/12 eXtracts analysis
  • 14. 7/12 eXtracts analysis  Survey No and Hissa No  Owner  Occupant Class/Class I/Class II/Govt. Lease/Navin Shart/Aadivasi/Tenancy  Occupier/VIII A  Area  Encumbrances  Mutation Entries Number  Date  Other Rights/Tenancy/Mortgage/Dispute Case/Lis-Pendency  NA Assessment  Type of Crop
  • 16. apprOVals (perMissiOns certiFicates)  N.A. Permission from the Collector/SDO  N.A. Permission Fine  Non-agricultural Assessment Receipt  Regularization of Unauthorized NA Use  Extract of NA Register  Sub Division/Amalgamation of Layout  Minor and Mineral Excavation and the Transportation Permission  Sale permission Wakf/trust/Charity Commissioner/Collector/Govt  Collector's permission for Collector’s Land/SC and ST Land/Navin Shart  Collector’s Permission under BTAL 1948 (Section 43 and 63/63 1A) Continued…….
  • 17. apprOVals (perMissiOns certiFicates)  DILR and TILR/City Survey Office  Resettlement and Rehabilitation Provisions  Confirmation from the Competent Authority that there is no land acquisition proceedings  Gram Panchayat NOC if applicable  Property tax Certificate issued by the Revenue authority  Latest Tax Paid Receipts  Certificate for change of Survey Number if any  Endorsement from Tahasildar that the land does not fall under "Grant" or " Inam" Category  Sale Permission under section 36 A if applicable  Encumbrance Certificate
  • 19. District Magistrate/cp perMissiOns/pOlice  Illumination  Entertainment utility permission  Explosion permission
  • 20. tOwn planning perMissiOn
  • 21. tOwn planning perMissiOn  PLAN SANCTION FROM MCGM /CIDCO/MMRDA/SRA/MHADA  CDP/Development Plan  Zone confirmation Certificate  Letter of intent/location clearance  Change of land use/change of zone use  Development Permission/Layout Permission  Building Sanction Plan  DCR  IOD  Engineering report/feasibility report Continued…….
  • 22. tOwn planning perMissiOn  Commencement Certificate  High rise Building Permission  Plinth Completion Certificate  Structural Audit Report  Completion Certificate from the Architect  Completion Certificate  Occupation Certificate  de-notification of project land / surrendering land to reservation  DIC Permission/Bonafide Industrial Use/ITITES Use Permission  Demolition of Old Structure
  • 26. enVirOnMental perMissiOn  Permission from SEIA  Consent from MPCB  Consent from Water Pollution  Consent from Air Pollution  Noise pollution  Utilization of solar energy  Hazardous waste permission/dangerous/explosive substances permission  Forest Area Permission  Buffer Zone CRZ Permission  National Parks Authority Permission
  • 28. labOur law perMissiOns  Building Contract Workers Permission  Factory's Act  Workmen's Compensation Act  Bombay Shops and Establishment Act  Maternity Benefit Act  Payment of Wages  Third Party Insurance  Vehicle and Equipment Insurance
  • 29. Other perMissiOns DepenDing upOn the prOject's lOcatiOn
  • 30. Other perMissiOns DepenDing upOn the prOject's lOcatiOn  AIRPORT Authority of India Permission/height clearance  CFO Permission  NOC from high ways, PWD Department/Building Line  Access road Permission  Railway Permission / building line  Lift and Fire service permission  Water supply and sewage board permission  Storm Water Drainage and Hydraulic Engineer NOC Continued…….
  • 31. Other perMissiOns DepenDing upOn the prOject's lOcatiOn  Generator Permission  Temporary Electricity Permission  Electricity supply Permission  Erection and Commissioning of Power Sub Station  Permission/shifting of HTL and LT Lines  Tree cutting permission  Pest Control Permission  Telephone department
  • 32. Maps
  • 33. Maps  Surveys/ city survey map / Boundary Map  TILR Map  Village Map  Layout Plan Approval by the competent authority  Zonal Regulation Map  DP SHEETS Pertaining to area
  • 35. Other DOcuMents  Legal Heirship certificate  Death Certificate/Succession Certificate  Wills, Probate and Letters of Administration  Family Tree of the Vendor certified by Talathi