Saturday, November 9, 2013

RER Frank Talk - VAASTU of Buildings in Bangalore Regions


As often mentioned in this column, Vaastu is based on the climate and topography. Naturally, the prescriptions made by Vaastu will not agree with the prescriptions of any other similar systems of other countries, which vary according to its climate and topography.

The most popular systems in Asia are Vaastu and Feng- Shui. Vaastu, the Indian science of construction has its source in ancient religious texts, whereas Feng- Shui, the Chinese science of construction owes its origin to North India and was popularized in China by Buddhists. As the topography, climate of these Asian countries vary, the practice also differs, often contrastingly.

Vaastu recognizes five elements Air, Water, Fire, Earth and Sky. Feng-Shui has Water, Fire, Earth, Metal and Wood as the five basic elements. Unfortunately, Vaastu did not get required recognition in this country as such it suffered from want of research and updating. Feng- Shui is much respected in China and is periodically updated to suit the requirement of the changing culture, tradition and progress.

We shall examine one simple example. Vaastu does not recommend the water bodies in South or West, lest the water bodies absorb harmful rays of the setting sun. It holds good in case of open wells and other uncovered water bodies. But nowadays sump tanks are covered and as such the water is not affected by the evening sunrays. No doubt the modern people will scorn at such suggestion, which is obsolete.

There are other set of people who mix superstition with Vaastu. Northeast is recommended for water so that it gets purified from the morning sunrays. But some people place a bucket of water in the Northeast corner of their house, though the water source, or storage is located somewhere else. Similarly a stove is placed in the southeast corner of the bedroom.

    These directions are recommended to harness the natural elements, provided the water source, storage and kitchen, fireplace are located in that direction but not otherwise. Placing a bucket of water or stove will in no way help. Vaastu pundits should educate the people on these blind useless practices, which are tarnishing the image of Vaastu.

A comparative account of Vaastu and Feng- Shui would establish how these subjects are wedded to climate and topography. Vaastu prefers northeast for doors and windows, which helps inflow of positive energy. Feng- Shui recommends southeast as most favourable direction which is compatible with its physical and climatic conditions of China. Fire is associated with the Southeast in Vaastu, so advocates the location of kitchen in this direction. Feng Shui acknowledges south for the kitchen. North is highly venerated direction in India where mighty Himalayas is said to be the abode of Lord Shiva. Feng-Shui respects South direction as holy. No doubt, India lies South of Himalayas and China lies at North of Himalayas. Northeast or Eeshanya is most preferred direction for water in Vaastu, Chinese prefer North for water. Hindu Shastras acknowledge the Southwest or Nairuthya as good for senior citizens, where as Chinese prefer East for such aged people.
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The tradition and culture also has its impact on this subject. Dragon is most admired in China symbolizing growth and fertility. In India, dragon is the symbol of destruction and the snake is considered as a symbol of growth and fertility. Rudraksh, pyramids, triangle and such tantric figures find important place in Vaastu where as laughing Buddah and lovebirds are recognized as auspicious in Feng Shui. No doubt Vaastu is perfect science but mired in superstitions and blind practices without regular research and updating. Vaastu experts have a duty in extricating this magnificent system and make it more contemporary.

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Thursday, November 7, 2013

RER frank talk on Bangalore 5 regions Buildings Maintenance

Maintenance of Buildings
It is everyone's dream to have a house to his liking. But it needs proper planning from the initial stage itself.The residential accommodation can be of the various types viz. Independent buildings, Row housing, Multistoried apartments (Medium rise or high rise), Villas etc.
 

Planning and Design
The correct approach is to bestow attention to details at the planning and design stage. These should take into account proper orientation to have full benefit of natural daylight; adequate natural ventilation; soil analysis and treatment for termites; adequate plinth height and slope to allow for satisfactory sewage and waste water flow from the premises to the municipal mains; provision for rain water harvesting; provision for installation of solar water heaters and solar cookers as part of energy conservation; use of energy efficient construction materials; easy maintainability; economy; aesthetics; facility for extension/modification; facility for old people and physically handicapped persons; environmental improvement, and, economy. The buildings should confirm to the statutory regulations with regard to setbacks, clearances, FAR/FSI etc. In recent times emphasis is laid on Vastu aspect also. The interior furnishing should be done with ergonomic aspects in view, proper selection of colours for wall paint and drapery and effective carpeting. The exterior should include the right type of plants, trees and lawns.
 

Safety
Some of the factors mentioned below are with reference to multistoried buildings, apartments and clusters of Interconnected buildings. The buildings and associated services should keep safety as one of the fundamental considerations. This includes among other things proper approach; slope; correct width, tread and rise of staircase steps; elevators of proper rating; emergency staircase; proper illumination for stairways and corridors; marking of exit routes in case of fire/other hazards; non-skid flooring for kitchen and bath areas; use of BIS marked materials and fittings and fixtures; use of fire-resistant and eco-friendly materials; provision of standby power supply for elevators and water pumpsets, and, staircase and corridor lighting. Fire detection and alarm system; proper storage of garbage; parapet walls/barricades in terrace area; emergency first aid facility.

Maintenance
Proper and timely maintenance is the key to long life, good appearance, comfortable living and safety. This also assures good market value for the property. The maintenance of buildings includes periodic window cleaning; repainting of internal and external surfaces; painting/polishing of doors" windows and ventilators; lubrication of rolling shutters and other metal doors; floor polishing; cleaning of pipes and storm water drains; cleaning of tanks; fumigation/ extermination/pest control; checking of electrical installation including earthing and recalibration of safe trip mechanism and burglar alarm system; checking plumbing system for leaks and corrosion; checking for leaks in walls/roof and taking corrective measures. The maintenance should cover not only the internal areas but also the external surroundings. In the case of multistoried apartments and clusters of buildings attention should be paid to the common areas; and common utilities like elevators, water storage tanks (underground and overhead) and pumps, standby power supply plant, lawns, garbage disposal area, playground, etc. This is normally taken care of by a committee set up by the association of apartment owners.


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Wednesday, November 6, 2013

Bangalore 5 regions Housing need

HOUSING NEEDS OF BANGALORE 

The Bangalore Development Authority and the Kamataka Housing Board are the only two government agencies dealing with the housing needs of the people of Bangalore, though, however, there are a large number of private property developers including housing cooperative societies in the field. 

Ever since its formation in the year 1976, the. B.D.A. has formed 62 layouts and has allotted house sites/to about 2 lakhs people. But the newly formed layouts such as Visveswaraiah Layout, Banashankari 6th stage, Anjanapura Layout, lack even the basic civic amenities such as good roads, water and sanitary facilities, public transport, schools and colleges, market centres, recreation clubs, parks, street lights even though everal years have elapsed. The resultant effect is that many of the allottees of sites in these layouts have not come forward to put up construction. 
Selvakumar Advocate

Advocate Selvakumar Bangalore

Advocatessk Bangalore



When this is the plight of the allottees of the house sites in these layouts, there are a large number of people eagerly waiting for announcement of new layouts to try their luck. The population of Bangalore is estimated to be around 85 lakhs and at least about 50% of them may be in need of house or house sites. Assuming that the K.H.B has allotted house and or house sites to about I lakh people, in addition to the house sites allotted by the BDA, and further assuming that about 10% to 15% of the remainder have purchased properties from the private property developers, still there remains a large number of people who are yet to get their housing needs fulfilled. 

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Before initiating any steps for formation of new layouts, the B.D.A. and other connected agencies may take up on priority basis the work relating to the civic and other amenities in the already formed layouts to make them fit for human habitation so that the allottees of sites may construct their houses and move into them. 

Only thereupon, the 3.0.A may initiate action to develop full fledged townships with all civic amenities and best road and rail connectivity. The present practice of simply forming layouts without providing civic amenities and making the allottees to wait for several years for these facilities may be discontinued. It is suggested that the procedure adopted in the case of private property developers permitting them to sell only 60% of the total sites in their layouts at the first stage and to sell the remaining 40% upon completion of the layout fully may be adopted in respect of the new layouts to be formed by the BDA so that the BDA may move faster. 
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Further, the role of the private property developers cannot be overlooked particularly for the reason that the BDAlKHB are not in a position to meet the housing needs ofthe people fully. It would be fair if the Government encourages the private property developers and introduce a single window clearance system for approval of layouts formed them to avoid unnecessary delay in granting approval and tossing the documents to several departments. While at the same time, stringent punishment may be inflicted on the property developers who violate building bye-laws and other statutory regulations and cheat the public

Advocate Selvakumar

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Tuesday, November 5, 2013

RER frank talk on Speed up Infrastructure Facilities

SPEED UP INFRASTRUCTURE FACILITIES

Bangalore city has grown in area from 225 sq. kms to more than 800 sq. kms today to become Bruhat 
Mahanagar. Similarly, the population of the city also has grown up manifold and it is now estimated to be about 85 lakhs. 
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It is everyman's grievance that the city has expanded without much planning leading to deficiency in the basic infrastructure like good motorable roads, public transport, regular potable water and electric supply, public health centres, etc. 

The pathetic conditions of roads and uncovered drainage manholes having been drawing the attention of the authorities almost on all the rainy days, but the BBMP which is the authority to attend to these complaints is helpless in solving these problems. It does not appear to have the requisite manpower and other needs to attend to these complaints of the public
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The untimely death of an aged person and an young child due to their being driven away by the drainage water are the good examples of the inefficient functioning of the BBMP. Mere inclusion of new areas within the jurisdiction of BBMP without proper infrastructure and the requisite work force would not help the public in any way in getting their problems solved. 
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The civic facilities akin to old BMP areas should be provided to these newly added areas at a high speed so that the people of these areas may feel proud of BBMP. When problems do persist even in old BMP areas, wi 11 the BBMP be able attend to the civic problems of newly added areas with the existing man power? Only time will answer this.

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Thursday, October 31, 2013

Bangalore Developmental Activies by BBMP

DEVELOPMENTAL ACTIVITIES BY B.B.M.P 

The Karnataka Government vide Gazette Notification dated 2.11.2006, has brought under the jurisdiction of Bangalore Mahanagara Palike seven City Municipal Councils, one Town Municipal Council and 111 villages surrounding Bangalore City Corporation area to improve and co-ordinate infrastructure development for road and transportation net work, water supply and underground drainage, solid waste management, upgrade quality of urban civic services and for better co-ordination in service delivery system. After inclusion of these areas, the Bangalore Mahanagara Palike has been declared as Bruhat Bangalore Mahanagara Palike. The jurisdictional area and the responsibility of Bruhat Bangalore Mahanagara Palike has gone up considerably on account of this inclusion. So also the revenue to BBMP. The Bruhat Bangalore Mahanagara Palike is successful in collecting several crores as property tax for the year 2008-09 under self-assessment scheme. 

Though the Bruhat Bangalore Mahanagara Palike has come into existence w.e.f. 2.11.2006, the progress of developmental works in the newly added areas are not very satisfactory. Most of these areas continue to maintain their old status quo as far as civic amenities are concerned. No visible changes are forthcoming in these newly added areas despite 212 years have elapsed. 

Since now the BBMP has a large chunk of money at its disposal, it may speedily undertake developmental activities such as providing good motorable roads, construction of commercial complexes, opening up of new hospitals for the poor, uninterrupted cauvery water supply, good sanitary systems etc. in the newly added CMC, TMC and village panchayat areas without sacrificing the developmental works of the areas falling within the jurisdiction of old Bangalore Mahanagara Palike failing which the purpose of formation of Bruhat Bangalore Mahanagara Palike would be of no avail to the public. 

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Wednesday, October 30, 2013

RER franktalk on Stamp Act in Karnataka

KARNATAKA STAMP [AMENDMENT] ACT, 2009 

Rcently, the Government of Karnataka has amended the Kamataka Stamp Act, 1957 imposing stamp duty on agreements to sell at 0.25 [point two five] per cent which is very abnormal and not matching with the stamp duty levied in other neighbouring States. The revised rates are effective from lst April, 2009. 

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Article 5(e)(ii) under Schedule to Amendment Act, 2009 is relevant here and it deals with the agreements or memorandum of agreements relating to sale of immovable property wherein possession of the property is not delivered and according to which the stamp duty payable would be 0.25 [point two five] rupees for every one hundred rupees or part thereof on the market value equal to the amount of consideration. Thus, for an agreement to sell of the value of the property of Rs.50,00,000/-., the stamp duty payable would be Rs.12,500/- whereas before this amendment the optimum stamp duty payable was only Rs.200/-. In the neighbouring State of Tamil Nadu, the stamp duty payable on agreement to sell is only RS.IO/- irrespective of the amountofsale consideration. 

Selvakumar Advocate

Advocate Selvakumar Bangalore

Advocatessk Bangalore

On the basis of the agreement to sell, normally the purchasers of immovable property would approach the barucs for housing loan. Banks do insist on payment of stamp duty at the prevailing rates for considering the loan application since under-stamped agreements to sell are not enforceable in a court of law. Therefore, the home loan borrowers are compelled to first spend money on stamp duty on agreement to sell, and then approach banks for housing loans. If the deal with the vendor fizzles out, the amount spent by the purchaser towards payment of stamp duty for agreement to sell would go waste since there is no provision for getting refund of stamp duty paid in such circumstances. However, for obvious reasons, some of the property developers are still paying stamp duty for agreements to sell only at Rs.200/- which is not correct. 


Selvakumar Advocate Bangalore

Property Advocate Selvakumar Advocate Bangalore

Advocates in Bangalore

In view of its abnormality, prevailing global economic recession and the weakened purchasing capacity of the borrowers, the Government of Kamataka may look into the matter afresh and revert back to the old slab system of payment of stamp duty with optimum duty of Rs.200/- for agreements to sell where possession of the property is not delivered to fall in line with other southern States. 

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Monday, October 28, 2013

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RER frank talk on guidelines value of bangalore 5 localities


The global economic recession has affected the purchasing power of a large number of people and thereby the real estate industry throughout the country, including Bangalore, is facing unprecedented sufferings. At this juncture, the decision of the Government of Karnataka in its budget for 2009-10 to reduce the stamp duty on registration of immovable properties is welcome

By reducing the stamp duty on registration of properties, the Government of Karnataka has attempted to give new lease of life to the real estate industry, when we cumulatively consider the effect of the discount offered by the developers in the value of apartments by 15 to 20 per cent with other lucrative incentives coupled with the reduction in the interest rates by the banks on home loans. 

But, the property buyers would have got the real gift from the Government of Karnataka had it brought down the guidel ines value of properties keeping in mind the present market trend. The guidelines values now in force were fixed when the real estate market and the property values were at their peak. Thus the Government may constitute a committee of experts to look into this aspect and recommend the fair guidelines value to be fixed for properties III different localities of Bangalore and its suburbs.

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Friday, October 25, 2013

RER frank talk on Bangalore 5 regions Infrastructure

CITY INFRASTRUCTURE 


City of Bangalore has been growing by leaps and bounds so also the demand for civic amenities by the residents. The demand of the residents for civic amenities are not met successfully in spite of best efforts by the concerned municipal and planning authorities making the problem gigantic. No emphasis is needed to explain the problems faced by the residents of Bangalore - whether be it in traffic management or power supply or water supply or public transport or medical care or housing for poor, we can hear lot of grievances from the people and the Government's failure to redress them.

Then what is the solution? 
Solutions may be many. But, in my view, development of full fledged townships in and around Bangalore could be a solution to ease out the pressure on the already over populated city of Bangalore.As a first step in this direction, the Government should speedily develop road and rail infrastructure from city centres to the satellite townships and provide cheap, efficient and quick transport facilities to these areas so thatthe people could settle down there easing out pressure on the central areas.


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Government may take cue that people residing in Tumkur but employed in Bangalore do make daily trips from Tumkur to Bangalore and vice versa. This is possible because of good transport facilities available in this sector.Good motorable roads and comfortable road and rail transport systems coupled with other infrastructural facilities for development of schools and colleges, hospitals, play grounds, parks, creches, market centres, entertainment halls, small and medium industries and commercial establishments would motivate people to settle down in the satellite townships. This in turn would ease out thepressure on the available infrastructural facilities in Bangalore, which is found to be far from sufficiency.

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Thursday, October 24, 2013

NEED FOR REDUCTION IN GUIDELINES VALUE

NEED FOR REDUCTION IN GUIDELINES VALUE

It is no secret that not only the value of immovable properties have come down considerably for the last several months, but there are no buyers of properties even at the lowered figure. The number of transactions in Sub-Registrars offices throughout the country can be said to be almost negligible. 

This situation is likely to continue for few more months or for one or two years and till the global economic situation stabilizes and the employment opportunities improve.

Though the market value of properties are down by 30 to 40 per cent and the property developers are ready to sell their properties at the reduced prices, the State Governments are still in no mood to reduce the guidelines value of properties fixed by them when the property market was at boom and are turning a blind eye to the ground realities with the result that the  purchasers of immovable properties have to pay stamp duty and registration charges at a higher value as fixed under guidelines value than payable at the prevailing fair market value. This attitude of the State Governments is highly deplorable and can be termed as a crime on the society and the people. 


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At least now when the market value of immovable  properties have come down considerably and the purchasing power of a large number of people is reduced beyond imagination, while the banks have reduced their interest rates on 
housing loans under instructions of Reserve Bank of India, it would nothing but be fair and proper for the State Governments to initiate action without further delay to reduce the guidelines value to fall in line with the market value of properties, In Karnataka, the revised guidelines value of properties as per the revised rates effective from 19.4.2007 is definitely on the higher side. 

It is not the prerogative of the Government to continue maintain the guidelines value fixed by it when the property prices were at their peak even when there is slump in the real estate market. When the government swiftly acts to make upward revision of guidelines value to get more revenue, in the 
same fashion the Government should swiftly act to reduce the guidelines value when the market is on the downward trend.

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Tuesday, October 22, 2013

RER frank talk

Real Estate Reporters Frank Talk

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The year 2002 had been a phenomenal year in many respects. The property market, hit by the economic slowdown in the west, post 9/11, the uncertainty in the domestic software industry and the investment possibilities put a positive spin on the situation as the year progressed. There were certain national Singapore Travel Guide events too that scarred the year 2002 to a large extent. 

The terrorist attacks on the Akshardham Temple and the Raghunath Temple, the Godhra carnage, the scams in the property sector, like the multicrore fake stamp paper racket, building plan sanction racket, land misappropriations and issuance of fraudulent documents by some BDA officials. 

But a lot of good has come of 2002 in the housing finance sector and the property industry in general. The rates have firmed-up to realistic levels, and they are no longer reflective of the financial status of the IT professionals. Other boosting factors include the Financial Bill of 2002-03. It was a beacon of good things to come. 

The bill abolished the role of appropriate authority of Income tax department in property transactions, extended the interest - concession on home loans and created urban reform inventive fund. The central government liberalized the property transactions and repatriation norms of NRI and persons of Indian origin, opened the realty sector to foreign direct investment, permitted the Port Trust to lease their lands for 100 years for purposes other than port related activities.

 The National Housing Bank came out with much awaited rules of foreclosure norms of the bill, passed in parliament in the year 2000. All these positive developments Universal Studios Singapore were capped with passage of Securitization Bill by both the houses. The State Government has enacted a progressive Rent Act. 
But much needs to be done. Many states are yet to Sentosa Tour abolish the Urban land Ceiling Act. Many obsolete laws are in need of amendment. 

The Coastal Zone Regulations warrants re-Iook. Capital gains tax and investment demands liberalization. Uniform and affordable stamp duty, further liberalization of the norms of FDI, flexible land conversion laws, development of infrastructure are the pressing issues

We can expect much more from the new year, since all the obstacles have already been tackled by the property industry in the good old 2002. On a different note, we are proud to announce that our subscription Singapore Night Safari and readership base has grown considerably. You, the readers have brought us this far in our efforts to be the number one real estate property magazine and provide the people quality information and guidance

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Monday, October 21, 2013

properties sales in bangalore on bangalore5.com

Know about bangalore5.com

Bangalore 5, The customer centric Real website Provides you the complete solutions on the property buying, selling and thereafter maintaining the property. The 35 year old realty business experience makes us perfect to understand to the customer needs on property buying and the issues arising on the maintenance. We provide the in and outs of the realty business and the properties available in Bangalore to suit your budget and requirements. New developmental areas and the fluctuations in the market rate are the considerations when buying a property; of course the timing of the purchase also plays a major role in valuing the property. We have established very good relationships with the bankers and the other financial and service providers to enable to get required finance and services for the projects and the buyers.


We take care of all procedures and formalities on the documentation part and we have a vast experience in handling the legal procedures on property dealing. All pre-sale and post-sale services will be done on time to reduce your stress and save the time on the deal. Thus we provide a happy atmosphere here to make your life happy and peaceful. Searching a potential property within the budget considerations is a great task and we can handle it with ease as we have a good experience in the Bangalore property business.


We take care of the amenities to be provided in the project homes within the budget provided by you. A complete service oriented company that finds a solution on the searching and finding a suitable apartment or property. We have a well trained administration team and a legal team that handles any sort of issues and if needed soft and smooth solutions provided. We know the market rates and the future developmental activities of the area and the future value of the properties in Bangalore. The investment you made upon on the guidance of Bangalore Property 4 U will be certainly a worth investment ever in your lifetime.

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Searching a property in Bangalore 5 regions made easy and we list all the properties in our website to make you understand and decide on the purchase with knowledge. Nothing will be left on the information part of the property and the value of the each item will be given to the buyer to make a worth investment.

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