RERA Registration Process
Property

RERA Registration Process

The Real Estate (Regulation and Development) Act (hereafter referred to as “RERA”) came into force on 1 May 2016. The main idea behind this law was the regulation and promotion of the real estate sector. Now development projects in real estate need to register themselves under RERA. RERA provides credibility to real estate projects and protects customers against delays in handing over the projects. 

How to Register Projects under RERA?

The process of Application for Registration of Real Estate projects differs from state to state. The detailed procedure for each state is available on each state’s RERA website. The promoters and real estate agents have to apply for registration on the website, which is relevant for their state. For registration, you need to submit certain documents along with the application. These, too, differ from state to state. However, certain documents are common amongst most of the states. These are:

  • Promoter’s PAN Card;

  • Legal title deeds of the land. (See Section 4(2)(l)A);

  • Encumbrance Certificate (See Section 4(2)(l)B);

  • Commencement Certificate (See Section 4(2)(c));

  • The Sanction Plan, Layout Plan, location details of the project (See Section 4(2)(d));

  • The plan of development works; and

  • Details of previous project experience of the promoter, if any (See Section 4(2)(b)).

Some of these documents across different states (as mentioned on their websites) are as follows:

  • Name, type, and registered address of the enterprise;

  • Registration Certificate, Memorandum of Association (MoA), Articles of Association (AoA) and date of incorporation of the promoter’s enterprise;

  • Audited balance sheets of the last three financial years;

  • Audited report and director’s report of the last three years; and

  • Name, address, contact details, and photographs of the promoter/director/partners/chairman/ or any other authorized person.

What Are the Key Benefits?

Before RERA, the real estate industry was in shambles. Customers faced delays, there was no regulation, and there was widespread corruption and high-handedness of real estate agents and builders. We see the following key benefits after RERA came into the picture: 

  • Carpet Area: A statutory definition of carpet area dispels the doubts regarding its determination. Promoters decided on carpet areas before RERA came into being. 

  • Buyers can seek information regarding the projects (Section 19, Clauses 1 & 2): Buyers under RERA can seek information such as completion status, plan layout, stages of construction, etc.

  • Delaying projects led to consequences for the promoter: Under RERA, each promoter has to give a due date on which they will hand over the possession of the property to the buyer. If the promoter cannot complete the project by this date,he can face penal consequences. 

  • Liability of promoters:  If there is any structural defect or flaw in constructing a property, the allottee may bring up such an issue to the notice of the promoter and the promoter will be obligated to rectify such flaws within 30 days. If the promoter does not do the same, the allottee will need to be compensated for such structural defects.

  • Advance Payments up to 10%: Under RERA, the builders cannot demand advance payments that are more than 10% of the project's total value.

  • The buyers were given rights in case of false promises: If the allottee finds themselves in a position where the initial promises made by the promoter are not being kept, or there is a mismatch in the commitment between the parties, the allottee under this Act, has the right to withdraw from the project and get a full refund (sometimes with interest or compensation).

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Impact On Home Buyers

Homebuyers now have the following rights under RERA: 

  • Buyers need not pay for the walls area, as the definition of carpet area is now clear. 

  • Builders need to disclose information, establishing transparency between the buyers and builders.

  • Registration manifests the credibility of builders and real estate agents. 

  • RERA also prevents indefinite delays in project development and misappropriation of funds. 

  • Asking for refunds in case of uncompleted projects is also easier under RERA. 

Impact On Real Estate Agents

RERA has the following impact on real estate agents:

  • Real estate agents now have to mandatorily register themselves and also keep renewing this registration. 

  • If a real estate agent is not registered, he will have to pay penalties. 

  • Real estate agents will have to maintain accounts, books, records, etc. 

  • They should display their registration number at all times, especially in the advertisements they place. 

  • False advertisements will attract a penalty. 

Penalties

Various penalties under RERA are:

  • Section 60: We already know that a promoter has to register themselves under Section 4 of RERA. For furnishing false information, a penalty of up to 5% of the approximate cost of the real-estate project needs to be paid.

  • Section 61: Just like in the previous section, even if the promoter violates any other provision of RERA (i.e., other than Sections 3 & 4), the same amount of penalty can be levied against them.

  • Section 63:  For non-compliance with RERA authority order, a penalty upto 5% per day gets levied on the promoter. 

  • Section 64: For failure to comply with the order of the RERA tribunal, a promoter may also face imprisonment. 

  • Section 62: If the real-estate agent violates the provisions of Section 9 & 10, they will be required to pay ₹ 10,000 per day till such default continues.


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RERA Laws Across India

Till now, every state has notified the rules for their respective state authority under RERA. The only exception here is the state of Nagaland, which is under process to notify the rules.

Most states have launched their websites regarding the same. However, in this regard, some north-eastern states (such as Assam, Manipur, Arunachal Pradesh, and Sikkim) and Jammu & Kashmir, Ladakh, and NCT of Delhi are lagging.

West Bengal refused to implement RERA and enacted its legislation called, “Housing and Industrial Regulation Act, 2017,” challenged in the Supreme Court.

Several states have implemented a diluted form of RERA. This has increased difficulties for homebuyers in these states.

RERA is forward-looking legislation, and before buying a house, you should always check the RERA registration of the builder and the real estate agent. If you are in the real estate business, make sure to comply with the provisions of RERA.

Consulting a Lawyer is always useful for quick and authentic information about RERA Act

What is RERA Act
Property

What is RERA Act

Like all laws, RERA Act also has certain legalese in it. There are certain legal terms which are not easily understood by the common people. We try to simplify these legal terms for you and bring a ready explainer for the same.

Let us explore some of the real estate jargons in the RERA Act.

Carpet Area

RERA Act defines carpet area as the “net usable floor area of an apartment”. Carpet area excludes the area of external walls, lifts, balconies etc. Internal walls however fall under the definition of carpet area. Before RERA, the definition of carpet area was not legally given and hence, there was a lot of confusion regarding this. The builders often took advantage of this ambiguity. With a clear definition in place, homebuyers can now rest assured. 

Consulting a Lawyer is always useful for quick and authentic information about RERA Act.

Super Built-Up Area

Before we understand super built-up area, it is important to understand the meaning of built-up area. Built up area includes all areas of your flat (carpet area + balconies, walls etc.). Super built-up area includes built-up area plus your proportional share in the common areas of your building. For instance, if your building has common pathways, parks etc., these would also be included in the term super built-up area, in proportion to your share in them.

Typical common areas included in a super built-up area are: 

  • Staircases

  • Lobbies

  • Lifts

  • Club house

  • Security rooms

However, the super built-up area, does not include the following: 

  • Underground water facilities. 

  • Open swimming pools and skywalks

  • Open sports amenities. 

Occupancy Certificate

An occupancy certificate is the evidence that the building is inhabitable and that its construction is in compliance with all rules and regulations. It is issued by a local government, agency or planning authority. It is the developer of the building who needs to obtain the occupancy certificate. Occupancy certificate needs to be shown at the time of obtaining public utility connections. Typically, a developer applies for an occupancy certificate within 30 days of the completion of the project. The developer or the person applying for an occupation certificate should furnish the following documents: 

  • Project commencement certificate

  • Project completion certificate

  • NOCs for fire and pollution

  • Sanctioned plan of the building. 

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RERA Registration Number

RERA mandates that all real estate developers register under it. RERA registration acts as a stamp of credibility. Once the registration process of RERA registration is complete, the real-estate developers obtain a RERA registration number. This RERA registration number acts as a proof of authenticity that the project is credible and that buyers can put their money in it. 

Floor Space Index

Floor space index, also known as Floor area ratio, is the ratio of the built up area to the total land of the project. Floor space index is important as it indicates the total area that can be built upon a plot of land. The development control regulation department and the building code of India regulate the floor space index. The type of building, which city it is located in and the amenities available in the building are factors taken into account while determining the floor space index. Floor space index helps in maintaining the ratio of open space to closed spaces and helps in sustainable development of cities. 

Leasehold Property

A property which has been taken on lease is a leasehold property. Builders and real-estate developers, build their projects either on leasehold properties or freehold properties. Leasehold properties are typically on lease from 30 to 99 years. Once, the leasehold period gets over, they convert to freehold properties. Buyers prefer freehold properties to leasehold properties, as certain restrictions operate on leased land. 

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Freehold Property

A freehold property absolutely belongs to the owner. The developer may purchase the same form the owner for the purposes of development of the project. Unlike leasehold properties, no statutory approval is required to transfer the ownership of a freehold property. It is easier to get loans for freehold properties and no restrictions are imposed on the same. 

Pre-Launch Properties

You would have heard about pre-launch properties or pre-launch offers. A pre-launch property is a property whose launch has been announced, even before the approval process is underway. Typically, builders solicit offers from customers, who could be old customers or through real-estate agents a discounted prices for pre-launch offers. Such offers and properties attract potential buyers’ attention as they are available at prices lower than the market value. 

These are a few terms or legal jargons which are widely used in the real-estate sector. RERA Act, also uses these terms in its provisions. It is hence, important that you as a customer should know what these jargons mean and make an informed decision, while buying any property. 

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MSME Registration in India
Startup

MSME Registration in India

What is MSME Registration?

The Micro, Small and Medium-sized Enterprises Development Act allows MSMEs in the manufacturing and service sectors to register as MSMEs or SSIs. It is not compulsory to register as an MSME. But, you should still register as it provides several projects benefits such as tax benefits and protection against non-payment. 

 

Who is eligible for MSME Registration? 

Only manufacturers, producers, and service providers must use the MSME tag and register under it. Any manufacturer or service provider who meets the eligibility requirements may use the MSMEs single window registration system to register. The revised eligibility requirements effective from July 1, 2020, are applicable for the three types of Enterprises. This includes Micro Enterprises with Investment up to Rs 1 crore and turnover up to Rs 5 crore, for Small Enterprises with Investment up to Rs 10 crore and turnover up to Rs 50 crore, for Medium Enterprises with investment up to Rs 50 crore and turnover up to Rs 250 crore. Any form of business entity may obtain Micro, Small & Medium Enterprises (MSME) registration or Udyog Aadhaar registration. This includes Partnership Firms, Private Limited Companies, Public Limited Companies, Limited Liability Partnerships, Hindu Undivided Families, Self-Help Groups Societies, Co-operative Societies, Trust Others. 

 

Is Registration Compulsory for MSMEs? 

Registration under the MSMED Act is not compulsory for MSMEs and Small Scale Industries (SSIs). But, it is always better to register, because a registered SSI or MSME gets a lot of benefits. The procedure for registering is completely online and is very simple. You require your entity’s name, Aadhaar number, bank account and PAN details. After you fill in your details, a reference number gets generated and you receive your certificate after verification of details. 

 

MSME Registration Certificate

Once you are registered and the process of verification is complete, you will obtain an MSME registration certificate. This certificate is proof that your entity or company is now registered as an MSME. This MSME/SSI registration certificate is valid for your entire lifetime. If you want to get your registration cancelled, you would need to write an application to the nearest Udyog Aadhaar Registration Centre and specify the business and the reasons behind cancelling the registration. 

 

Can an Individual Register for an MSME Registration? 

Anyone who wants to start a micro, small, or medium business may use the Udyam Registration portal to fill out a self-declaration form with no need to upload any records, papers, certificates, or evidence. During MSME registration, business owners must provide correct personal information such as name, Aadhar, industry name, PAN, mobile number, and bank account details. Furthermore, for MSME registration, business owners are not expected to pay any fees. A permanent identification number, known as the Udyam Registration Number, will be given to the entity when it registers. On completion of the registration process, an e-certificate, also known as the Udhyam Registration certificate, will be issued. 

Udyog Aadhaar Memorandum - Online Verification process helps individuals figure whether the MSME’s are registered. With the help of the 12-digit UAM number, verification is possible through the https://udyamregistration.gov.in/UA/UA_VerifyUAM.aspx link.

 

How do I check if a Company is MSME Registered? 

MSME database is available on the website of Udyam registration. You can search if an entity is MSME registered or not by typing the name and product/activity of the MSME. The search yields result by activity/products manufactured. You can then further filter the search to find out of a specific company is MSME registered or not. 

 

Difference between Udyog and MSME registration

Udyog Aadhar is a government registration mechanism that provides the company with a registration certificate and a unique number known as Udyog Aadhar number. This programme is aimed specifically at small and medium-sized businesses. Udyog Aadhar aims to provide companies with the most access to government programs possible. However, on the other hand, The MSMED Act promotes a variety of schemes, subsidies, and benefits to support MSMEs, which are the backbone of the Indian economy. The MSME registration process is required to reap the benefit from governmental schemes, state schemes, and public services, although it is not obligatory. Further, The Udyog Aadhaar Memorandum Scheme, which the central government introduced, allows entities with an Aadhaar number, which is mandatory for MSMEs, to take advantage of easily accessible loans, credit, and government subsidies.

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Why is MSME Registration Important? 

MSME Registration is important because: 

  • It identifies medium and small-scale industries and provides them with the assistance which they require to grow and develop. 

  • It provides tax benefits to MSMEs and SSI. 

  • It provides protection against non-payment of dues. 

  • Even individuals and sole proprietorships can obtain an MSME/SSI Registration and hence, it formalizes the business activities being carried at micro, medium and small scale. 

The inception of this sector distinguishes medium enterprises and attempts to combine the three levels of these businesses, namely micro, small, and medium. This structure establishes a legislative consultative process at the national level, with a balanced representation of all stakeholders, especially the three types of businesses, and a broad range of advisory functions. Also, With the help of a policy structure and efficient steps taken by the government, the development of MSMEs in the Indian economy has seen tremendous growth and will continue to flourish at this rate of progress.

The Startup India Scheme
Startup

The Startup India Scheme

What is the Start-up India Scheme?

The start-up culture in India is booming. The recent news of Cred and Meesho becoming unicorns has spread a sense of positivity among the early-stage founders. The government of India, too, wants to capitalize on this high sentiment. To boost the further growth of start-ups, India's government started the Startup India Initiative on January 16, 2016. The start-up India initiative has three objectives: 

  • Create a uniform stage for the entire start-up ecosystem to come together. 

  • Facilitate and encourage entrepreneurship

  • Promoting entrepreneurship not only in metro cities but also in smaller regions of the country. 

Through this article, we shall explore the various aspects of the Start-up India scheme.

 

Who can Register in Start-Up India?

Eligibility for registering under the Start-up India Scheme depends upon the nature of the entity.  A Private Limited Company (Pvt. Ltd. Co.), a Partnership Firm under Section 59 of the Partnership Act, 1932, or a Limited Liability Partnership (LLPs) under the Limited Liability Partnership Act, 2008 can register under the Start-Up India scheme if they fulfill the below listed criteria:-

  • Not more than ten years should have passed since the date of business registration.

  • The entity's annual turnover for any financial year since its registration should not be more than INR 100 crores. 

  • The ais and objectives of the entity should be innovation and development. It should promote employment generation and wealth creation. 

  • Enterprise is not formed by splitting up or reconstructing an already existing business. 

  • Start-ups devising innovative solutions in sectors such as social impact, waste management, water management, etc. 

 

What is Startup India Registration?

Start-up India Registration Scheme is a flagship initiative of the Indian government to build a robust ecosystem for nurturing innovation and Start-ups in the country. The start-up registration process on the Start-up India platform involves a simple registration. Registering a profile on the start-up India hub is a relatively simple process. We can start by clicking on the "Register" tab on the top right-hand corner on the home page of the start-up India scheme, which will be directed to the "mygov" platform for authentication where the user will be asked to fill in details such as the name, email address, etc. This will give the user an OTP or a one-time password for verification and a link to set a new password. The user can then sign in using the login credentials he just created. This will direct him to the Hub to select and create the profile of a stakeholder that best defines his role.

You will need the following documents to register on the Start-up India hub: 

  • Certificate of incorporation/registration. 

  • PAN

  • Company details

  • Details of directors/partners

  • Pitch deck

  • Revenue model

Which Registration is Best for a Start-Up?

The most favored business structures for a start-up are Private Limited organizations and Limited Liability Partnerships ( LLPs ). A Private Limited organization has more credibility. Investors prefer putting their money in private companies, and the government too favours the setting up of such corporate structures. Limited Liability Partnerships are the next most-favoured structure chosen by the start-up founders. An LLP is a distinct entity, and the partners' liability is limited. It has lesser compliances than a private company, and hence, those founders who do not want to burden themselves with legalities opt for an LLP structure.

What are the benefits of the Start-Up India Scheme?

The Startup India Scheme provides various advantages to the start-ups registered under it. In any case, to avail these advantages, a firm should be set up by the Department for Industrial Policy and Promotion ( DPIIT ) as a start-up. 

Start-ups are permitted to self-declare their compliance with specific labour laws and environmental laws. This benefit of self-declaration is available for five years since the date of inclusion on the scheme. Start-ups are permitted three-year tax exclusion, as well as the best-licensed innovation administrations and assets exclusively working to assist start-ups so that it protects their intellectual property.

 

Can a Foreign Company Register Under the Startup India Hub?

Any entity that has its office registered in India can enlist itself on the Startup Scheme.  However, the scheme does not facilitate the registration of foreign-incorporated companies. If a foreign company has a subsidiary in India, such a subsidiary can register under the Startup Scheme, given it fulfills all the relevant criteria. 

For how long is a company recognized as a start-up?

Any business entity that has completed ten years from the date of its registration and has exceeded the previous years' turnover of 100 crores shall stop being recognized as a start-up under the Startup India Scheme on completion of 10 years from the date of its registration.

How do I know my registration is complete?

Once the application is complete and the start-up gets recognized, the applicant will receive a system-generated certificate of recognition. The applicants will also be able to download this certificate from the Startup India portal

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Duplicate Land Registration Document Process
Property

Duplicate Land Registration Document Process

Moving houses is a pain! Often in the process of moving, we end up losing important documents. A land registration document as proof of ownership. Losing a land registration document may not bode very well for you. You do not have to worry as there is a provision to obtain a duplicate land registration document.

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How to get a duplicate land registration Document?

You should follow certain steps in order to get your duplicate land registration document. These steps are: 

  • File a police complaint

A land registration document is a crucial document. If it gets lost, then you should file a complaint with the police. The owner of the house should only file this complaint. He should also explain the complaint and state that the original documents were lost, misplaced, or stolen. Keep the copy of the complaint filed as it may be used to obtain the duplicate land registration document. 

  • Give an advertisement in the newspaper

Like with all lost things, one should publicize that a land registration document is lost and give the return address in the advertisement. If, within a certain time, no one comes forward to return the document, then you can proceed to the next step. 

  • Make an Application for the Certified Copy of the Land Registration Document

You will have to obtain a Form 22 application, either online or from the sub-registrar’s office. Fill this form and submit it with the sub-registrar to obtain a duplicate land registration document. If the document you have lost/misplaced is a patta record, you also have to apply it to the revenue office. 

  • A duplicate copy of the Land Registration Document

Once you have applied to receive the certified copy of the document, you need to pay a certain fee to the relevant department. After the fee has been paid, a duplicate copy of your land registration document shall be issued. Many would think that what if I had a photocopy, could I use that? The answer is no! You should always try to get a legally certified copy of the document which is lost. A land registration record is proof of ownership, and hence, you should always follow the due procedure of obtaining a duplicate copy of the land registration. 

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Documents Required to Obtain Duplicate Land Registration Copy

When you apply for a duplicate land registration copy, you should also accompany your application with certain documents. These documents are: 

  • Copy of FIR: As a first step, you should always file a complaint with the police. Keep the copy of the complaint with you and attach it with the application you file before the sub-registrar to get a duplicate copy of your land registration document. 

  • Copy of newspaper advertisement: You should also attach a copy of the advertisement you published in the newspaper along with your application form. This would enable the sub-registrar to know that you still have not found the lost/misplaced document despite trying. 

  • Copy of share certificates issued: Typically, you are given share certificates when you buy a piece of land. Keep them secure and attach copies of them when applying for a certified duplicate copy of land registration. 

  • Notarized undertaking: A notarized undertaking should also be given along with the application form. 

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Obtaining a duplicate copy of the land registration document should not be a harrowing experience if you know all the right steps to take. Remember to keep all your documents in order before applying for a certified duplicate copy of the land registration record.

All you wanted to know about Online House Registration
Property

All you wanted to know about Online House Registration

If you have bought or otherwise acquired a house, this transaction needs to be registered. House registration is necessary for two reasons: 

  1. Every State maintains land records. The land record of every piece of land records the persons who have rights over that land. Hence, the land record for your house will reflect who has ownership over that house. For instance, if you are the owner, then it will mention you as the owner; if you have an easement over the land, then it will mention you as an easement-holder, and so on. 

  2. Unless you have inherited the house, the transaction by which you have acquired the house will not take effect until the transfer deed is registered. If this is the case, you need to register the house to acquire legal rights over it in the first place. 

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House Registration Process

You will have to register your house with the local Sub-Registrar of Assurances, who has jurisdiction over the locality in which your house is located. 

Most states now allow some steps of house registration online. Depending on your State, a house registry online will be available for some (but not all) house registration procedure steps. For the remaining step[s] of the online house registry, you will need to visit the Sub-Registrar’s Office. Even in states which allow the maximum number of steps online, you have to make a single visit to the Sub-Registrar’s office.

The process typically involves the following steps:

  1. Book an appointment. You will get an appointment letter. 

  2. Pay the prescribed registration fees. You will get a receipt for the fees paid. 

  3. Present/Upload a copy of the transfer deed (the legal document by which you acquired the property, such as a Sale Agreement) and the identity proofs of the parties and witnesses. 

  4. The parties, and the witnesses, have to be physically present at the Sub-Registrar’s office at the date, and time, mentioned in the appointment letter. If all documents are in order, the Sub-Registrar will register the deed and return the original deed with the deed's registration number mentioned on it. 

Depending on your State, Steps 1, 2, or 3 can be done online. However, in every State, for Step 4, the parties and the witnesses must be present. 

The online house registration procedure for a rented house is the same as the online house registration procedure for any other house. 

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Online House Registration Check List

This online house registry checklist will help you ensure that all the requirements of the house registration procedure fulfilled: 

  1. Ensure that the transfer deed (the legal document by which you have acquired your house, such as a Sale Deed, a Gift Deed, etc.) is, in writing, signed by the parties, attested by at least two independent witnesses, and executed on stamp paper of value equal to the stamp duty payable on the transaction. 

  2. Pay the registration fees, and take a receipt. If your State allows this step to be done online, carry the receipt with you when you visit the Sub-Registrar’s office. 

  3. Some states may require you to present a true copy of the transfer deed. The Registration Rules of your State will specify this and tell you how to make a true copy (if a true copy is required).

  4. If this step is allowed to be done online in your State, upload copies of photographs, and identity proofs, of the parties and the attesting witnesses. In any case, carry copies, and originals, of all these documents at the time of visiting the Sub-Registrar’s office. 

  5. Ensure that all the parties and the attesting witnesses are present at the Sub-Registrar’s office on the appointment date and time. 

  6. The original transfer deed will be returned to you. If registration has been successfully done, ensure that the registration number is mentioned on the original deed with the Sub-Registrar's seal and signature

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