Plots in J R Urbania in Anekal Main road

[narayanabs]

I would like to know how authentic are these J R Housing guys. They are launching this Urbania project where they are selling plots of size 30X40, 30X50 (1453 to be exact) and 40X60 and are quoting 1350 per sft. They are saying that in a month's time, you can register the plots and these are BMRDA approved sites. The catch is that you have to pay 5 Lakhs down payment if you need to get the documents verified by a lawyer. This is also negotiable to 2 Lakhs. The J R Housing person is saying that he will assist in getting the Bank loan for 75% amount (eligible amount).

Please suggest if these guys are ok guys and also the price they are quoting is reasonable.

The project is off of Anekal main road and they mentioned that the 150 Feet road is coming from the plot which would eventually join Hosur Road much before Narayana Hridayalaya. This is in the midst of KHB Surya nagar.

[phreakv6]

I suggest you refrain from buying. I booked a plot at JR Greenwoods (another one of their numerous projects on CA road) which is 6kms from chandapura circle. The cost was Rs 1150 but negotiated down to 1000 pretty easily (I wonder why it was 1150 in the first place). The booking amount quoted was 4L which I got down to 2L for a 40x60. I gave the booking amount and got the documents. They were missing some crucial pieces of documents which my lawyer (Mr. Murali in this forum who was very reliable and knowledgeable helped me with the legal verification) and I requested this to them immediately (within a day or two of booking). They procured some of them but there were some crucial documents which they kept postponing the deadline on. I lost my cool after 1.5 months of repeated followups (None of which was from their end mind you). It was one of the usual problems where 5 siblings had to sign but only 3 did and the other 2 were asking more money from the builder kind of problem which was in a sort of a deadlock. The builder was claiming an indemnity bond would do from their end to sort out the problem (ha ha ha) and that would be the guarantee that there wont be any problem w.r.t to the titles in the future. It smelt too much of a scam. I got my money back after some more followups.

If I had not repeatedly called to hassle them, I dont know how long they would have taken to return my money or for me to find there was a problem because they keep repeating the same things over and over again and postponing whenever i called. There were even times when one person will pass the phone to another and ask him to pretend he was someone else (I overheard the telugu exchange between them) and lie to me to calm me down for another couple of weeks or a month. Overall it was a horrible experience. Please deal with them carefully.

[narayanabs]

Thank you very much "phreakv6" for your reply. Thanks for educating me.

Regards
Narayana

[sreekbda]

As a general rule, paying lakhs of rupees for "Booking" is foolish. Insist that they give you papers for about 5K deposit. After all they are just giving you xerox papers and you are the one spending on verification.

When i purchased my BDA plot, i paid 2K for papers.

[jrhousing]

Interesting post !

In response to the above post "phreakv6", we would like to clarify few points here:
1) Land purchases by our company are done after careful scrutiny of documents provided by the farmers.
2) During some land purchases, confirmation deeds from the family members get missed out as the sale goes based on the information made available to us at the time of purchase.
3) We agree with "phreakv6" that there were couple of confirmation deeds which were missing for one particular survey in the project, as rightly pointed out by his advocate Mr.Murali.

The same has been duly attended to by our company and today we have all the documents required to ascertain the title flow of the said land without any ambiguity or indemnity !

Well, I have no comments about his perception about it being a "scam" here for any reason. We give our best to provide complete legal support to our clients, and sometimes, as the same is not directly in our control, as we may have to procure documents from lethargic govt officials and at times from farmers who would have sold their lands ages ago, it genuinely takes time.

The refunds from our company are effected the very next day once a client confirms cancellation of his/her booking. You wouldn't need follow ups, as it will be clearly written in the payment receipt as well that the advance amount is totally refundable.

Well regarding the price, we are very transparent always. The first 50 bookings in the project - J.R Greenwoods were offered at a special price of Rs.1000 per Sft. We didn't do anything special for any particular client as the same price was offered to the first 50 clients ! And today's selling price at J.R Greenwoods is Rs.1150 per Sft, (Quoate price: Rs.1250 per Sft).

Cheers !

-J.R Housing.

[parkom]

Well, i don't understand why developers with all their experience in land dealings have to "discover" that there are crucial docs missing based on a feedback from a prospective client. The right thing to do would be either have the right set of docs before hitting the market or tell the client upfront that they are in the process of obtaining the documentation. Anything short of that is deceit.

[jrhousing]

The documents which the client in this forum referred to were not crucial, but were only supporting documents. Well, if the intention was to deceive our clients, we wouldn't insist them to have a separate legal verification of the documents for every single unit before proceeding with the Sale. Also, legal opinions varies from one advocate to the other. One may think it 's crucial while the other may think it's safe to have it.

Our company wouldn't purchase properties if there were crucial set of document missing in the title flow. Also, not many developers/builders offer to provide indemnity bonds to their clients, unless we are confident that such an issue can be resolved and isn't critical.

-JR Housing

[narayanabs]

jrhousing,

I have a query on the same subject. Why do you need people to pay an advance of 5 Lacs for getting the documents for verification. Since you are giving anyway the photocopy of the documents and the verification cost is anyway borne by the owner, the amount seems to be huge.

Regards
Narayana

Interesting post !

In response to the above post "phreakv6", we would like to clarify few points here:
1) Land purchases by our company are done after careful scrutiny of documents provided by the farmers.
2) During some land purchases, confirmation deeds from the family members get missed out as the sale goes based on the information made available to us at the time of purchase.
3) We agree with "phreakv6" that there were couple of confirmation deeds which were missing for one particular survey in the project, as rightly pointed out by his advocate Mr.Murali.

The same has been duly attended to by our company and today we have all the documents required to ascertain the title flow of the said land without any ambiguity or indemnity !

Well, I have no comments about his perception about it being a "scam" here for any reason. We give our best to provide complete legal support to our clients, and sometimes, as the same is not directly in our control, as we may have to procure documents from lethargic govt officials and at times from farmers who would have sold their lands ages ago, it genuinely takes time.

The refunds from our company are effected the very next day once a client confirms cancellation of his/her booking. You wouldn't need follow ups, as it will be clearly written in the payment receipt as well that the advance amount is totally refundable.

Well regarding the price, we are very transparent always. The first 50 bookings in the project - J.R Greenwoods were offered at a special price of Rs.1000 per Sft. We didn't do anything special for any particular client as the same price was offered to the first 50 clients ! And today's selling price at J.R Greenwoods is Rs.1150 per Sft, (Quoate price: Rs.1250 per Sft).

Cheers !

-J.R Housing.

[jrhousing]

@Narayana,
The booking advance depends on each project and also the developer. Booking advance is not connected to the property documents at all. The cost of providing a xerox copy of entire set of legal documents is not more than Rs.100/-, not 2k or 5k as quoted by another member.

The advance serves multiple purposes for a developer like us:-
1) The turn around time for plot registration after booking would be typically 30 to 45 days from the date of launch. Hence, we would need to mobilize advances to make stop gap arrangements for our office operations, ongoing development works & marketing expenses.
2) To confirm a booking, so that the client proceeds with the sale at the earliest or cancels the booking at the earliest.

Hence we insist on booking advance which is 100% refundable (which can be claimed until the plot is registered). Also that we don't charge any retention fee on booking cancellation.

[jrhousing]

I kindly request the moderator to approve my previous two posts in response to the questions asked by some members, as they are only informative.

-JR Housing