Free General Power Of Attorney Form - Redevelopment Of Co-Operative Housing Societies
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Redevelopment Of Co-Operative Housing Societies
With the real estate prices touching a new high, residents in old buildings are now discovering that they have an opening to unlock gigantic value from their asset by gift it to a builder/developer for redevelopment. Developers, on their part, are also on the watch for properties with unused development possession where they can build a new buildings of a few storeys higher and sell those supplementary flats for a tidy profit for them. While it may sound like a typical 'win-win' situation, the process of redevelopment isn't as easy as it sounds. It comes with a set of rules, procedures and implications which you need to understand.
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It is needless to mention here that the Redevelopment of housing societies is usually burdened with bitterness and complaints of high-handedness and corruption against the Managing Committee. Hence, with a view to ensure transparency in societies seeking to undertake redevelopment projects, the State Co-Operative department has, for the first time, issued guidelines for societies to corollary under section 79 (A) of the Maharashtra Co-operatives act, 1960.
The new guidelines are issued by a committee comprising the co-operatives commissioner and Cidco chairman pursuant to a deep study of complaints by members of Housing Societies undertaking the redevelopment of their property. Agreeing to an leading feature in the guidelines, a redevelopment project has to be approved by the normal body only if three-fourths of the society members are gift at the meeting.
The subject of redevelopment has assumed great importance because in Mumbai, majority of the buildings owned by the Co-Operative Housing Societies are quite old and in a dilapidated state. In case of redevelopment of old buildings which have completed 30 years or are beyond repairs as certified by the Govt. approved architect on the basis of his "Structural Audit".
The first and the leading step before going in for redevelopment would be a structural audit of the building. The structural audit article will conclude whether the building should go in for redevelopment or for major repairs. In the absence of the technical article it would not be legally allowable to pass a resolution in the normal body meeting. However, it is a fact that many co-operative societies suddenly call for normal Body meeting and conclude to go in for redevelopment in the absence of a structural audit report.
There are two leading things in a Resident/Developer arrangement. One is from the market angle and other is from the technical angle. A Developer usually assures a definite number of cash by way of corpus, an supplementary area or a mix of both. He may give an alternative chamber for your temporary stay, foot your rentals or give you a monthly payment within which you have to find your temporary accommodation.
Before you negotiate with a Developer, you need to fabricate the shop value of the asset you will receive on completion of redevelopment. This is a better arrival than quoting a random outline to the builder that would make them feel short-changed or the high number would make the builder shy on the new project.
The technical angle refers to the finished good. Does it match the quality and terms and conditions assured by the builder? In fact, at the business agreement stage itself, the society residents should appoint a lawyer to draft and finalize the agreement. It usually takes a year for a builder to convince the society members and take an in-principle approval. The society members should ensure the timely completion of the project which is the most leading detail to be mentioned in the agreement.
The main parties involved in the any redevelopment project are society and Developer. Committee Members dealing on profit of cooperative housing society are mostly non-technical and are laymen.
Therefore it is very leading that the drafting of the Tender / business agreement is done meticulously so that there is no opening of dispute and/or difference in the middle of both the parties. Exquisite skills and vast Legal & Technical knowledge is required to draft such an leading document. It is very leading to avail the services of a professional, who is legally as well as technically qualified and a someone who has the vision to anticipate hereafter problems and requirements.
In any project of redevelopment, the customary objective is to ensure guarantee of performance. doing is principally in the area of timely construction, quality control and adherence to rules, and regulations.
The best way to adopt the builder is to ask sealed tenders through a communal notice and such tenders should have the basic eligibility criteria mentioned. This will bring in more transparency in choosing the developer. Brief details and advantages of the tendering process are given below.
Brief detail Of Tendering
- preparing of Tender Document including Technical, market and Legal conditions, detailed Specifications and offer etc
- Advertisement in 3 local News paper
- Selling Tender documents
- Identification of Developer and estimation of offers and Recommendation
- guidance in Negotiation
- Formation of favorable agreement
Advantages Of Tendering
- As advertisement is given in 3 leading newspapers society will get good offers from reputed developers.
- As offers are invited in a sealed tender form, there is a severe competition among the bidders.
- As all the specifications and terms and conditions are same for all the bidders, it becomes easy for comparison and evaluation.
- Earnest Money Deposit in the form of Pay Order payable to the society is taken from each and every bidder so that unwanted or non concerned parties do not bid for the work
- Mode of determination of rug area and someone who will guarantee the same is clearly defined.
- whole redevelopment proposal to be done in society's name manufacture it safer for society in case of any problems faced by developer.
- Right to change and or remove developer stays with the society.
- As all the details pertaining to market terms such as Bank Guarantee, temporary accommodation, cost of supplementary area etc is clearly defined the chances of ambiguity and disputes are virtually non-existent.
- Detailed technical methodology of work is laid out in the tender document under the head of technical specification.
- Basic rates are mentioned in the tender document enabling members to change any specification for their individual uses.
- Right to check amendments of plans while the develop of work is kept with the society.
- Material to be used is spelt out with brand names to avoid any confusion.
- As all the items are defined clearly the chances of getting realistic offer are excellent.
- Consequences of delay are defined in tender document.
- Tender is a legally binding document.
- Bye Law No 158 recommends need of tender document for building of building.
After a allowable feasibility article is submitted, the next step in the process of Redevelopment of any society is the most leading one, viz: option of the Exquisite Developer, who will meet all the needs of the society, and at the same time be financially stable, and having a lot of caress of Redevelopment because unrealistic offers can often lead to redevelopment projects being stalled and leave residents in a fix.
This is achieved by the process of tendering, wherein the project administration consultant will float a tender document containing all the Legal, Technical, and market & Other leading Terms & Conditions, whereby maximum safety of the society members is ensured, as they are parting with their life's most essential possession.... Their house, in the hands of a Exquisite stranger.
Before we agree to re-development plan, please read carefully, the procedural aspects are strictly followed as per the Govt. Guidelines at the Meetings of the Society.
The Government of Maharashtra has issued a Circular bearing No. Chs 2007/Cr554/14-C, Co-operation, Marketing and Textiles department Date: 3rd January 2009 which contains a Directive under Section 79(A) of Maharashtra Co-operative Societies Act 1960 for all the Co-operative Housing Societies in the State of Maharashtra about the Redevelopment of buildings of Co-operative Housing Societies that wherever, the buildings of Co-operative Housing Societies in the State of Maharashtra are being redeveloped on a large scale, a number of complaints were received from members against managements of Co-operative Societies in which redevelopment is taking place. In respect of most of the Co-operative Housing societies, nature of complaints relating to redevelopment is as under:-
1. Not taking the members in confidence in the process of redevelopment.
2. There is no transparency in tender process.
3. Appointing contractors arbitrarily.
4. To work by violating provisions of Co-operative Act, Rules and Bye-Laws.
5. No orderliness in the work of Architect and project Consultant.
6. Not planning Redevelopment project Report.
7. Not adopting allowable course in finalizing tenders.
Whereas there is no concrete course in respect of all above points of complaint and therefore Co-operation Commissioner and Registrar, Co-operative Societies, Maharashtra State, Pune had appointed a Study Group under the Chairmanship of Joint Registrar, Co-operative Societies (Cidco) to study the complaints received at various levels and for consultations with all constituents working in the relevant fields. The said Study Group has expressed the thought that it is essential to frame regulations for redevelopment of buildings of Co-operative Housing Societies after consultation with all the constituents in the field of Co-operative Housing.
Directive for Redevelopment of building of Co-operative Housing Society
1. Requisition for convening extra normal Body Meeting for Redevelopment of Society's Building:-
Not less that ¼ members of the society the building of which is to be redeveloped should submit a requisition to Secretary on the Managing Committee elected as per provisions of Bye-Laws and lawfully formed along with their project and suggestions for redevelopment of the Society's building for convening extra normal Body Meeting to finalize the course on redevelopment of the building.
2. Convening extra normal Body Meeting:-
On receipt of an application as per Directive No. 1 above, Managing Committee should take a note thereof within 8 days and Secretary of the society should convene normal Body Meeting of all the members of the society, agenda of the Meeting should be furnished to each member 14 days prior to the day of meeting and acknowledgement thereof should be kept on article of the society.
Before convening the said meeting, society should gather list of Architects / project administration Consultants on the panel of Government / Local Authority and gather quotations from minimum 5 experienced and master persons for preparing project article for redevelopment work of the building and one master someone from among them will be superior in the extra normal Body Meeting.
Following enterprise will be transacted in the said extra normal Body Meeting:-
1. To take introductory decision by taking into notice ask of the members for redevelopment of society's building and suggestions received in respect of the same.
2. To adopt master and experienced Architect / project administration consultant on the panel of the Government / Local Authority for work of redevelopment of the building and to finalize items of work to be done by them and terms and conditions of work.
3. To submit outline of the agenda for redevelopment of the building.
3. To accept written suggestions from members relating to redevelopment of the building:-
Members of the society will be entitled to submit in writing to the committee eight days prior to the meeting their realistic scheme, Suggestions and recommendations for redevelopment of the building in the name of experienced and master Architect / project administration consultant known to them. However, that Architect / project administration consultant should submit a letter that he is desirous of doing work of redevelopment.
4. Decisions to be taken in the extra normal Body Meeting:-
Quorum for the extra normal Body Meeting convened for redevelopment of building of the Co-operative Housing society will be ¾ of the total members of the society. If quorum is not formed, meeting will be adjourned for eight days and if there is no quorum for the adjourned meeting, it will be deemed that members are not concerned in redevelopment of the building and meeting will be cancelled.
On formation of quorum for the meeting, Suggestions, recommendations and objections from all the members with regard to redevelopment of the society's building will be taken into notice and opinions expressed by all the members will be recorded in the minutes book with names of involved members. Therefore a introductory decision will be taken whether to redevelop society's building or not. Such decision must be taken with majority vote of more than ¾ of the members. On introductory resolution about doing the work of redevelopment getting passed, following enterprise will be transacted in the meeting.
a) To superior master and experienced Architect / project administration Consultant
from the panel of the Government / Local Authority for work of redevelopment of the building and to finalize items of work to be done by them and terms and conditions for the same.
b) To submit an outline of the agenda for redevelopment of building.
5. Providing minutes of Meeting to all members:-
Secretary of the society should put in order minutes of extra normal Body Meeting as above within ten days and a copy thereof should be furnished to all members and acknowledgement therefore be kept on article of the society. Also one copy should be forwarded to the office of the Registrar.
6. Issuing Appointment Letter to the Architect / project administration Consultant:-
Secretary of the society will within 15 days of the meeting issue Appointment Letter to the Architect / project administration consultant superior in extra normal Body Meeting and society will enter into an business agreement with Architect / project administration consultant incorporating therein terms and conditions approved in extra normal Body Meeting.
7. Work to be done in the introductory stage by Architect / project administration consultant:-
a) To recognize Society's building and land.
b) To gather facts about conveyance of land to the society.
c) To take into notice prevailing course of the Government and the regulations applicable from time to time depending on possession of the land (Mhada/Sra/Municipal Corporation) and to gather facts about Fsi and Tdr, which would be available in relation to building and land of the society.
d) To take into notice suggestions and recommendations from the members for redevelopment of the building as also the residential area to be made available to the members, market area, vacant area, garden, parking, building specifications etc. And to put in order a realistic project report.
e) Architect / project administration consultant should put in order the project article within two months of date of his appointment and to submit the same to committee of the society.
8. Activity to be taken on receipt of redevelopment project Report:-
a) On receipt of Redevelopment project article as above, Secretary of the society will convene a joint meeting to approve the project article with majority vote by taking into notice suggestions received from Committee Members and Architect / project administration Consultant. notice in that profit will be published on the notice Board of the society mentioning time venue etc. Of the meeting.
b) It should be mentioned in the notice that a copy of the project article is available in the society's office for members to see and the notice should be served on all the members that they should submit their suggestions eight days prior to the next Committee Meeting and acknowledgement of such notice should be kept on article of the Society.
c) Seven days prior to joint meeting, suggestions received from the members will be forwarded by Society's Secretary to the Architect / project administration consultant for his Information.
d) There will be a detailed discussion in the Joint meeting on the suggestions / recommendations from members and thought thereon of the Architect / project administration consultant and project article will be approved with essential changes. Thereafter draft of tender from will be prepared and date of next joint meeting will be fixed for discussion on draft tender form and finalizing the same.
e) While preparing draft tender form, in order to get contentious quotations from preeminent experts and experienced Developer, whether rug area or corpus fund fixed (not to be changed) and by finalizing other technical matters, the Architect / project administration consultant will ask tenders. Society's members will be entitled to yield facts about it to the reputed and experienced Developer known to them.
9. preparing List of Bids Received:-
a) On the Last day for receiving quotations, Secretary of the society will put in order a list of offers received and display the same on the notice board of the society.
After 15 days of the last day for receiving quotations, Secretary of the society will convene extra meeting of Managing Committee of the society. Authorized representatives of bidders and members of the society desirous of remaining gift can remain gift for the meeting as observers.
Tenders so received will be opened in the proximity of all and the Architect / project administration consultant will recognize all tenders and put in order a comparative chart and after checking merit, reputation, caress and comparative rate etc. And adopt minimum 5 bids and if the bids received are less than 5, all the bids for putting up before extra normal Meeting and involved bidders will be informed about it immediately.
10. option of Developer:-
a) Office of the Registrar to appoint Authorized officer for attending normal Body Meeting:-
An application with list of the members should be sent within eight days to the registrar for appointment of Authorized officer to attend the extra normal Meeting of the society for choosing a Developer out of those superior by committee of the society with the help of the consultant, by taking into notice his experience, merit, financial capacity, technical capacity and contentious rate etc.
b) Convening extra normal Body Meeting for finalizing tender:-
After appointment of authorized officer, with his prior permission Secretary of the society will fix the time and venue convene extra normal Body Meeting for appointment of Developer and agenda of this meeting will be sent to all the members 14 days prior to the meeting by hand delivery and by registered post and keep acknowledgement thereof on article of the Society. Also, office of the Registrar will make arrangement to keep his authorized representative gift for the meeting.
Also arrangement will be made for video shooting of the meeting at the cost of the Society. Any someone other than formal members will not be entitled to attend this meeting. Therefore members will be required to gift at the venue of the meeting with their Identity Cards. At the time of submitting redevelopment proposal to the involved authority for sanctioning, option of Developer and other work should have been done in the proximity of authorized officer from Registrar's office.
c) If there is no quorum for extra normal Body Meeting:-
If the quorum of ¾ members out of total members is not formed for extra normal Body Meeting, the meeting will be adjourned for eight days. If quorum does not get formed for adjourned meeting, it will be deemed that the members have no interest in redevelopment of the building and the meeting will be cancelled and thereafter the said subject will not be taken up before the extra normal Body Meeting for approval.
d) In the extra normal Body Meeting to be convened for option of Developer, authorized representative from the office of the Registrar will be gift and recognize proceedings of the meeting. Also, on involved representatives and authorized officer remaining gift at the venue and at the time of meeting and on quorum of ¾ members getting formed, following enterprise will be transacted in the meeting.
i) Providing comparative facts in respect of tenders superior for presentation (for redevelopment work).
ii) Presentation by bidders one by one.
iii) To adopt Developer for redevelopment of the building, to finalize terms and conditions and finalize the tender.
iv) To gather consent from the superior Developer.
v) Give facts about supplementary work. It will be essential to take written approval by ¾ majority vote of the members gift for the meeting for option of Developer. If the superior Developer of his representative does not remain gift for the meeting, supplementary Activity will be taken by presuming that they have given their consent for the project.
11. business agreement to be entered into with Developer:-
Subject to the terms and conditions approved by normal Body Meeting of the Society, an business agreement should be entered into with the Developer within one month under guidance from the Architect / project administration Consultant. Along with the points suggested by the Architect / project administration consultant appointed by the Society, following points will also be included in the agreement.
(1) The duration for completing redevelopment project of the society will not exceed more than two years and in exceptional cases, it will not exceed three years.
(2) Developer will give a Bank guarantee for number equal to 20% of the project cost.
(3) while the duration of redevelopment, the Developer will make available to the members alternative chamber in the same area as far as inherent or dispose to pay monthly rent and deposit as proper to members or make available transit camp accommodation.
(4) The said business agreement will be registered under Registration Act, 1908.
(5) On completion of redevelopment project, new members will be admitted in the society only with approval of normal Body Meeting of the Society.
(6) rug area to be allotted should be clearly mentioned in the agreement.
(7) development right vested in the Developer will be non-transferable.
(8) Members will vacate their respective premises only after all legal approvals are received for redevelopment of the building.
(9) possession of those who are in possession of the flats will remain unaffected.
(10) If any dispute arises in the work of redevelopment, provision should be made in the business agreement to conclude the same as per provisions of Section 91 of the Act.
(11) After receipt of occupation Certificate, flats in the redeveloped building should as far as inherent be allotted as per gift conditions floor-wise and if it becomes essential to allot flats by drawing lots, on completion of construction, Developer should make arrangement drawing lots, and at that time flats should be allotted in the proximity of Registrar's representative and this process be recorded by video shooting.
(12) Any Committee member or Office Bearer of the society should not be the Developer or relative of the Developer.
(13) building plans sanctioned by the Municipal Corporation / Competent Authority should be put up before the normal Body Meeting for facts and if any member wants copies of approved documents, he should submit application for the same to the society and it will be binding on the Committee to yield the facts by charging essential fee.
By order and in the name of the Governor of Maharashtra (Dr. Sudhirkumar Goyal) essential Secretary (Co-operation and Marketing)
Copy to:
1) Co-operation Commissioner and Registrar, Co-operative Societies, Maharashtra State, Pune.
2) Divisional Joint Registrars, Co-operative Societies (All).
3) District Deputy Registrars, Co-operative Societies (All).
Select File (14-C).
Ref.: Z:0 - 500 Government Circulars & Court Judgements 2008 Govt Circulars 20072 Directive for Redevelopment of building of Co-operative Housing society [English] 03-01-2009.
A well drafted consent of at least 70% the society members must be obtained in writing while the society meetings when the subject of redevelopment is discussed. However, the minority members of co-operative housing society cannot obstruct a redevelopment project. On Jun 28, 2010, the Bombay high court has once again ruled that members of a co-operative housing society who are in minority cannot obstruct a redevelopment project and must abide by the majority decision of the society, unless they show that here is some prejudice caused to them or a fraud has been committed.
In a new ruling, the Bombay High Court has stated that the issue of minority of tenants cannot be an obstacle for redeveloping a asset if minimum 70% of the tenants are ready for the same.
The judgment came against a matter of a redevelopment in Dadar where 17 members were opposing the redevelopment of an old Parsi chawl. Based on the writ appeal filed by the group of dissenting members, Justice D.B.Bhosale granted the permission to Bmc to forcibly evict the families with the police help in case of any opposition from the others against the redevelopment.
It is leading to note that as per the section 103B of Maharashtra Housing and Area development Act, 1976, with the guidelines for redevelopment of old Municipal Properties by the Municipal Tenants Co-Operative Housing Societies on the land owned by the Corporation under regulation 33(7) of the development Central Regulations for Greater Bombay, 1991, it is essential that more than 70% of the eligible existing Municipal tenants should give written consent to redevelop the asset under the project with a formation of a co- operative society / relationship and an initiative proposal for the redevelopment.
The court has held that once 70% or more occupants /tenants give their consent for redevelopment by forming a co-operative body and if the project is approved by the corporation, it is binding to all other occupants. As per the guidelines, the tenants / occupants with cut off stand, have no option but to corollary the norms. Being in minority (about 30% or less than that) the only option for them remains is, to give up their tenancy possession and quit from the scheme.
The extra normal body has to approve the bid of the thriving bidder in a meeting attended by the registrar. The whole proceedings have to be video-recorded. Once the business agreement is proper in terms of area and corpus fund, it cannot be revised. The thriving bidder has to give a bank guarantee equivalent to 20% of the total project cost to show his financial strength, and proof that he will not throw away the project midway.
The Developer values the kind of Societies that whether have some open plot of land or are willing to demolish the old structures to reconstruct new buildings. Where such redevelopment is possible, Developer usually agree to pay some notice by way of Corpus Fund including more area in their existing flats to the members and seek permission to fabricate a building on the open plot of land or to fabricate a new, bigger building using the Transferable development Right (Tdr), Floor space index (Fsi) after demolishing the existing structure.
Depending upon the offer from the Developer and subsequent negotiations him, he whether provides alternate residential flats to the members of the society or pay rent in develop by way of post dated cheques, one month rent as brokerage and transportation payment etc. To gather an alternate chamber till the new building is constructed and the members are rehabilitated in their new flats. All the demands and negotiations have to be carefully recorded in the 'Development Agreement' for thriving doing of redevelopment in a housing society and the office bearers and the managing committee members have a strong role to play.
In any process of redevelopment, one must be aware of various documentations that are required and also one must understand the tax implications on redevelopment of immovable property. The essential documents are 'Development Agreement' and 'Power of Attorney' which are to be registered by paying proper stamp duty.
By executing the development Agreement' with the Society, the Developer gets the required permission to fabricate the land and submits the papers to involved civic authorities. Upon various sanctions available to him, the Developer constructs the buildings at his cost, retains some flats for him to be sold in the open shop and earn profit.
It is leading for a society to have a valid conveyance of land and building in its favor for it to be redeveloped at a later date and that includes acquiring marketable title, permission for reconstruction and building of supplementary floors by use of Tdr and Fsi, or else, society may not get any approval of plan from Municipal Corporation. But due to our ignorance, majority of Builders fail to carry the title to a Co-Operative society after the flats initially constructed on a plot of land.
In fact, the greater majority of the Co-Operative Housing Societies, formed in Mumbai in the last twenty years, do not have the land conveyed in their favor which results in the Developer or the earlier owner continues to remain the owner of the property. This results in a situation where these Societies have only holder possession and not the possession possession over the land, depriving them of the supplementary Tdr Fsi that is the main driving force for entering into such redevelopment agreements when required at a later date.
The task of satisfactory completion of redevelopment of any Housing society and to get back their members in their dream houses is not difficult in case,granted the Office Bearers and the Committee Members are honest and elaborate their respective posts in the welfare and well being of the members of the Society.
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