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No beating about the bush.
Dr Subramanian Swamy who launched the book— 'The Descent of Air India' authored by Jitender Bhargava, discusses the turmoil in the Indian aviation industry while Mr Bhargava talks about all that went wrong with the national carrier
Many housing societies are keen for redevelopment but they cannot go for redevelopment for want of conveyance. Advocate KK Ramani, an expert on realty issues, speaking at a Moneylife Foundation seminar, explained the intricacies of the laws governing housing societies
Many builders have not conveyed the title of properties to the housing societies in the hope of availing more floor space index (FSI) that may become available, or the benefits accrued to them in case the property is redeveloped. The Supreme Court order to demolish unauthorised floors at Mumbai’s Campa Cola compound sent shock waves through flat owners. Six societies were formed in the Campa Cola compound and despite requests made to the builders for conveyance, the same was not done. At an event organized by Moneylife Foundation, Advocate KK Ramani, who has authored several books on property laws, explained the importance of ‘Deemed Conveyance’, TDR (transferable development rights), redevelopment and other issues and the laws governing them. The session received a tremendous response and the auditorium was packed to capacity.
In Mumbai, construction activities are regulated by mainly 2 Acts: Maharashtra Regional Town Planning Act 1966 and D.C. Regulations 1991. The Maharashtra government came out with a special law to enable co-operative housing societies (CHS) get deemed conveyance. A deemed conveyance is a document executed to transfer title of land and building in name of the housing societies, explained Mr Ramani. After receiving complaints against builders for not transferring or conveying the property to the CHS, the concept of deemed conveyance was introduced in Maharashtra Ownership Flat Act (MOFA) amended – on 25 February 2008. The rules were effective from 27 September 2010. However, in Mumbai, where there are more than 23,000 CHS, only 87 have been able to get their deemed conveyance due to several flaws in the new system.
MOFA regulates the construction of property, once the conveyance is done the Maharashtra Cooperative Society Act takes over, said Mr Ramani. Under MOFA the definition of flat is very wide. A builder in the past has sold common areas and amenities. There have been cases where the builder has sold terraces and car parking. Judgements in the past have gone in favour of the society. Mr Ramani said that a garage is an attachment to a flat and cannot be sold seperately Developers have been refusing to issue the certificate to housing societies across the state. In Maharashtra, there are 88,000 such proposals pending for last several decades. Mr Ramani who has been appointed by all the six societies in Campa Cola Compound to procure a deemed conveyance for them, pointed out that there are many legal issues that would arise out of the demolition. For instance, he says, only 96 flats will be demolished, so who will have rights to the remaining FSI after the destruction? If the cooperative societies do not have the title to the land, how can they submit plans for fresh development to the municipal corporation? Mr Ramani outlined the procedure for a society to obtain deemed conveyance if the conveyance certificate is still not yet received.
Earlier in the session, Mr Ramani gave an over brief of the development of Mumbai and the history of Flat System in Mumbai since 1941. Along with the pace of construction and development, existing housing societies were expanding and thus came the need for redevelopment. Many housing societies which have grown old, the cost of reconstruction has gone beyond the reach of many societies, hence, the need for developers. But when one goes for redevelopment, they need to read the fine print very carefully.
Mr Ramani spoke at length on the different aspects of a redevelopment deals. He spoke about the minimum quorum required for the approval of a developer, the period of development, the security from the developer, alternate accommodation and registration. He cautioned the audience that only after the building is redeveloped, new members should be added.
The session was followed by a lively question and answer session.
Those seeking help or advice on CHS issues can contact Moneylife Foundation’s Legal Resource Centre (LRC) ( http://moneylife.in/lrc.html )
Neuro Linguistic Programming (NLP) can help everyone improve communication as well as own performance in any activity. Shekhar Naware, well known theatre personality explained this with a delightful presentation
Moneylife Foundation’s seminar on NLP by well-known Marathi actor Shekhar Naware captivated the audience with a talk on how human communication techniques can be improved to remove the mismatch between personality-types that lead to miscommunication. Techniques to harness the power of your mind to improve own performance in any field was shared by Mr Naware with numerous real life examples
Improving concentration, communicating better, dealing with your fears and giving your best performance any time can be achieved with NLP. It techniques are targeted to produce results.
Proven NLP techniques can be applied to achieve extraordinary results. Simple visualisation of successful outcomes or talking to oneself to bring about positive results are some ways to improving performance in any field and the confidence generated can be repeated in future situations. According to Mr Naware the visual and audio instructions activate the mental resources to take a target and work towards it. NLP is also useful to remove phobias and fear.
Mr Naware has worked with athletes, sports person and actors to dramatically enhance their mental resources to be able to change the outcome of their efforts. Mr Naware gave examples of how a few sessions of NLP training of several Ranji Trophy players in Mumbai made a huge difference to their game. Mr Naware says, “NLP is easy to learn and requires a little application and practice, but remember, this talk is just an introduction to the vast power of your own mind.”
This programme received an enormous response from the audience and we had to close the attendance the day after registration opened. The audience participated wholeheartedly by asking questions relating to meditation, intuition, subconscious mind, hypnosis, etc. Eagerness to learn more about NLP was evident with the enthusiasm of those who attended an enlightening seminar. Moneylife and Mr Naware will conduct a full-day NLP session soon. Watch out for the announcement.