Purchasing house site is the dream of a Middle
class person; family. Unprecedented growth of urban areas, due to
Industrialization and consequent unending migration of rural folk, agricultural
labour for employment opportunities and professionally qualified persons in
search of greener pastures, migrate to metros, or mega cities A case in point
is Bangalore. It was at onetime aptly called as‘Pensioner’s Paradise.’ It was a pleasure to see elders slowlywalking,chanting, Sir Vishnusahasranamam, in today’s commercial hub of the citylike,Seshadripuram, Malleswaram, and Basavanagudi. Youngsters used to play cricket on the roadsides, footpaths were
so large which could be used for learning cycling by children. Nowadays one has
to walk holding one’s breath not sure whether he can reach home safe.
This unbridled growth of Bangalore with
comparatively better income for most of the people has made demands on housing
very great. This has led to many ways, legal, illegal, dubious, ethical or
otherwise to own a piece of land and to have a shelter/roof over one’s head.
Bangalore basically was small town surrounded by number of villages. Land
Developers, who landed in Bangalore, started converting agricultural land into
residential pockets. In villages, a smallresidential area will be there, where houses of the farmers are situated;thehouses there are given Khaneshmari No. And the
residential pocket in a Village is called Gramathana, as distinct from village
as such where agricultural land is surveyed and given Survey No. for each piece
of land. Thus, every piece of land is assigned a Survey No.(except Kharab
lands) which are classified into class ‘A’ and ‘B’, depending whether it can be
made arable/cultivable, by making certain improvements and others whose nature
cannot be changed. A legalprocedure has been laid down for change of use of the land from agriculturalpurpose to non-agricultural-residential purpose.http://www.bangalore5.com/post_requirement.php
This requires an order from the Deputy
Commissioner. Purchase and possession, use of agricultural land by Non
Agriculturalists, for purposes other than agricultural farming is prohibited in
the State of Karnataka, by law However land duly converted by the Competent Authority
can be purchased for development as Residential lay-outs. Hence, the question
what is conversion of land. In simple terms, it is the permission granted
by Revenue Authorities to change the usage pattern of land from
Agricultural to Non Agricultural - Residential
or Industrial use. In and aroundcities and towns and espe- cially onthe outskirts ofBangalore, this is going on in a rapid phase. The Government had by its various
Comprehensive Development plans, shrinking the size of
agricultural land to almost 'Nil' around Bangalore.
A
conversion Order passed by the Deputy Commissioner is a serious exercise
scrupulously followed by the Revenue Authorities, after verifying the fact that
there is no contravention of the provisions of the Karnataka
Land Laws relating to the provisions of the Karnataka Land Revenue Act, 1961, Karnataka Land Grant Rules, KPTCL
Act, and the Land Revenue Rules relating to Green
belt. Likewise verification is also done in respectof acquisition of anyscheme of the Government andthe Bangalore Development Authority.
Thus,
permission accorded by the Deputy Commissioner, for change
of land use deems that there is no violation of
any of the revenue rules prohibiting conversion
of agricultural land. It is also relevant to bring forth that
the burden of verification
regarding the above laws lies only on the
Tahsildar, and an applicant shall not be asked
to provide any documents for the same. The said report prepared
by the Tahsildar is then forwarded to the Deputy
Commissioner, with his opinion; it is only on the receipt
of the opinion that the Deputy Commissioner accords permission as
mentioned above.
The Deputy
Commissioner shall also verify and satisfy himself that the change
of use does not cause any public nuisance
and that the land sought to be converted are
not inconsistent with the purpose specified in the
Comprehensive Development Plan and the Outline Development Plans.
Cumulatively it appears that the land on which
permission is sought is clear as far as satisfying the
requirements of law governing conversion and revenue.
On going through the
conditions enumerated in the said
Official Memorandum, certain duties and obligations
are cast on the applicant namely the necessity
for having the Layout Plan approved by the BDA/Local
Authorities like the Panchayat, Pollution Control
Board, etc., which on necessary applications clear the
development of Layout as per the respective provisions contained in
the Act.' Any prudent buyer of land should think
twice before investing his hard earned money in
land. Revenue lands are sometimes regularized, in
Schemes like 'Akrama-Sakrama' and approved
by the Revenue Authorities,
However, if it is not regularized, a Damocles' sword
hangs on the head, any time
the title held on such 'Revenue site' is not
absolute, free, marketable. In simple terms it is illegal and
the buyer of such lands will be in jeopardy
of losing the land, money, and cannot hope
for any legal remedy, like compensation.
As the famous Doctrine
'caveat emptor' - 'Let the Buyer Beware' goes to
say, any buyer interested in investing in land should thoroughly
examine the titles, preferably by a qualified Advocate/Attorney,
who can do a methodical investigation of title.
DB! Bank decided to sell its Home Finance
subsidiary since it also sells home loan products
and felt that offering the same products from two group entities
did not make business sense. The bank had earlier thought of merging its
subsidiary with itself but later abandoned the plan.The bank had received Expression of Interest (Eo Is)from over a dozen entities fromwhich ithas now zeroed in on the above three.
DEWAN Housing Finance has emerged as the front
runner to buy IDB! Bank's home finance
subsidiary, IDB! Home
Finance, having put the highest bid amongst the three short
listed bidders. The two others in the fray to buy the Pune-based
home finance Company are Tata Capital and Religare Enterprises. IDB!
Capital is acting as the advisor to IDB! Bank for the
deal.
"Interms of pricing, Dewan Housing Finance has moreweight than theother two companies which are in the race. However, ourboard will takethe decision on whom to sell," the official said.
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