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19/08/2024

All you wanted to know about probate of a will

Assets of a person pass on through two ways after his death. The first way under which this can happen, is through a Will. The second method, which is automatic, is when the person does not leave any valid Will. It can also happen with respect to the assets that have not been bequeathed through his Will. In such cases, his entire estate or the assets not bequeathed through a Will, pass on to his legal heirs as per the provisions of the succession law applicable to him, based on his religion.

What is a Probate?

A probate has been defined under the Indian Succession Act, 1925 as under:

‘Probate’ means the copy of a Will, certified under the seal of a court of competent jurisdiction, with a grant of administration to the estate of the testator.

The person who makes a Will, expresses his wishes to be executed after his death by certain persons who are generally named in the Will. The persons so named to execute the Will, are called its executors. A probate is a method through which a Will is certified, under the seal of a court. A probate establishes and authenticates the Will finally. A probate is a conclusive proof of the fact that the Will was executed validly and is genuine and the last Will of the deceased.

Is a probate mandatory?

There is gross unawareness among the public at large, about the circumstances under which a Will is mandatory. Under the Indian Succession Act, 1925, a probate is mandatory when a Will is made in a place which was under the rule of the Lieutenant-Governor of Bengal or within the local limits of the ordinary original civil jurisdiction of the High Courts of Judicature at Madras and Bombay. The provisions refer to the places as were known at the time of enactment of the Indian Succession Act, 1925. These can be understood to mean the state of West Bengal and municipal limits of metro cities of Chennai and Mumbai, respectively, in present days. The above rule of mandatory probate is applicable, in case the Will is made by a Hindu, Jain, Sikh or Buddhist. It may be interesting to note that a probate is mandatory if the Will is within the geographical limits of these places, even if the Will does not deal with any immovable property.

So, unless covered by any of these three cases, a probate of a Will is not mandatory. However there is no restriction in law to get a probate of a Will, even if it is not mandatory. Obtaining a probate is advisable, in cases where there is a probability of the validity of the Will being contested in future on any ground.

Many housing societies do not insist on a probate, for the transfer of flats in the name of persons to whom the flats have been bequeathed, as the office bearers are not aware that a probate of a Will is mandatory in these places. However, for the properties situated in the above three territories, the housing societies or the authorities who are entrusted with registering the names of the owners, may insist on the production of a probate, for transfer of properties.

Who can apply for a probate?

The application for a probate, can only be made by the executor/s named in the Will. The executor has to make an application for grant of a probate under the seal of the court, certifying the Will. In case there are more than one executors, the probate can be granted to them together or as and when the application for probate is made. In case no executor is appointed under the Will, only a simple letter of administration is issued by the court but not a probate.

How to apply for a probate?

The executor has to make an application to the court, for issue of a probate. The executor has to attach the original Will with the application. In the application, the executor has to mention the names and addresses of the legal heirs of the deceased, so that notice can be issued to them, before the Will is probated.

The court generally requires the petitioners to establish the facts of death of the testator with proof, which is generally done with the help of a death certificate issued by the local authorities. The executors are also required to establish that the Will produced before the court is the last Will of the deceased. The petitioners are also required to establish that the submitted Will was validly executed by the testator.

Process followed by the court

After the application is submitted, it is verified and then, notices are issued to the legal heirs of the deceased about the fact of application for probate having been received by the court. A general notice is also published, giving an opportunity for raising any objections to the grant of the probate. In case no objections are received by the court, the probate is issued. In case the court receives objections to the issue of the probate, then, the application turns into a testamentary suit.

Cost of obtaining a probate

Since the probate is granted by a high court, you have to pay a court fee, based on the value of the assets, which are subject matter of the petition. The court fee varies from state to state. In the state of Maharashtra, it is 2% to 7.5%, depending on the slabs, subject to a maximum of Rs 75,000. In addition to the court fee, you also have to bear the lawyer’s fees. The cost would be paid out of the estate of the deceased.

03/07/2024

Common Seller Mistakes and How to Avoid Them

Many of us not only care about our residential property investments, but actively consume and absorb real estate data and trends, whether it be from the media or word-of-mouth from our personal networks.

Common Seller Mistakes

Mistake #1: Hiring the wrong agent
Of course, sellers want top prices for their property. And agents know this when they come to pitch. It can be very easy for a buyer to hire the agent who promises the highest price, but this can come with wasted days on the market and subsequent disappointment when the agent who promised it all cannot deliver.

When interviewing prospective agents, speak to a few highly recommended by trusted sources. Take a day or two, look at your comps (comparable properties), and then be realistic about your home’s attributes and shortcomings. How does your home compare and contrast? The agents pitching your business might be too forgiving of glaring problems in your home or minimizing the attributes that your property has that others don’t.

“It can be a big mistake to go with the agent who tells a seller what they want to hear. “It’s easy to get caught up in flattery and unrealistic numbers rather than steadfast and true honesty: ‘Here is the number we can attain, but here are the parameters.’ When you speak to your doctor or lawyer, you want the truth so you can act accordingly. With your home, it’s the same thing.”

Mistake #2: Overlooking the importance of staging and repairs
With the proliferation of “before and after” design shows and the popularity of model homes in new developments, buyers have become accustomed to seeing decorated and staged turnkey properties.

If a home in the resale market looks very lived-in or maintains too much of the seller’s personality, buyers today often struggle to imagine what it might look like as their own. Thus, home staging has become commonplace. Buyers are looking for a fresh start, and a new home represents a new chapter in their lives. Sellers need to entice these buyers with what could be, especially if the home currently looks tired or in noticeable disrepair.

People get used to where they are, and they don’t notice that it’s dated and doesn’t look fresh. “They don’t notice that their garden is dead. They get used to it.”

The importance of decluttering can’t be stressed enough. But it can be an overwhelming conversation, especially for collectors or maximalists. You’re moving, and you need to pack it all up at some point anyway. Decluttering is a great first step in the inevitability of packing.

Decluttering is a process, and it’s taxing. “But buyers are seeing your home for the first time, and that ‘hello’ should be ‘hello, welcome, and stay for a while.’ Not ‘hello and goodbye.’ ”

Repair work that might consist of easy fixes should also be undertaken before listing. Some of these issues may come up during the inspection period, and it will be less costly for a seller to handle these upfront themselves versus at the buyer's behest.
Not heeding an agent’s advice with repair work and staging can leave money on the table. "Minor repair work and staging can return as much as five times what’s invested. Sellers often aren’t willing to spend the money, and they miss out.”

Sellers are also often surprised to learn that some expensive renovation choices may not be desirable to buyers. Many sellers make the mistake of assuming that expensive custom features that they've added to their home will increase their home value similar to the cost. But “buyers may not like these features and may see them as costly to remove or maintain, reducing the perceived value of the home.”

01/07/2024

Common Buyer Mistakes and How to Avoid Them

Many of us not only care about our residential property investments, but actively consume and absorb real estate data and trends, whether it be from the media or word-of-mouth from our personal networks.

Common Buyer Mistakes

Mistake #1: Waiting too long to engage with a buyer’s agent

Most seasoned homeowners understand that it benefits them to work with a buyer’s agent during their search, but many prospective purchasers don’t engage with one soon enough in the process. The purchase process starts before getting out and looking at property.

“Too many buyers wait until they find the home they love and then try to take a crash course on the mechanics and strategies of making a competitive offer. As many buyers learn, and often not quickly enough if working without an agent, “their offer needs to be strategic to be competitive.”

“A seasoned agent will also help a buyer understand current local market dynamics so we can be strategic together from the get-go. A buyer can’t know which properties are within reach if they don’t understand which products are available to them. “A good agent can make the right introductions that a buyer needs, including to the right mortgage banker if financing is required.

Engaging with an experienced agent early in the purchase process will also keep you on a timeline so you’re not scrambling to find mortgage professionals, attorneys, inspectors or designers at the last minute when delays may cost you the deal.

“People often think the transaction is just the price. “There are multiple layers and players – inspections, financing, communication between attorneys and more. You need someone to help you through this, or else it can be an unpleasant, unsuccessful, costly experience.”

Mistake #2: Seeing a property online vs. in person

If home searches begin on the web. Each listing presents itself with an extensive array of beautiful photos, many buyers feel they’ve already seen a house before seeing the property in person. This notion is a huge mistake, since photos will almost always showcase a property’s best attributes while minimizing its shortcomings – any smart seller’s agent will ensure this.

“Homes are experiential products, and photographs are deceptive. The block you’re on, the way the house is sited, the way the light travels through the property, noise issues and topography cannot be gleaned from photos alone. The way a house is sited can affect not only the light and the air, but even the way sound from local roads may refract off hillsides.

Mistake #3: Getting too fixated on “the perfect home”

The perfect home doesn’t exist. Some buyers know in their bones what they do and don’t want in a new home, and wait until they get almost exactly that. But you may miss opportunities if you enter the process with blinders on and aren’t open-minded about another block, neighborhood or property type. Countless potential buyers never buy because of this, and thus miss great investments or never move on to the next chapter of their lives.

“It can be a mistake for buyers to stay too focused on a particular area or neighborhood or building, sometimes because of someone else’s advice who doesn’t know the area or the real needs of the buyer. “A smart buyer will allow a qualified agent to make suggestions based on market dynamics and their situation. There can be great alternatives to take advantage of, and a savvy buyer will be open to alternatives and not held back by preconceived ideas.”

23/05/2024

How to Invest in Real Estate Investing Funds

Investing in a real estate investment fund can be a lucrative business. The limited partners provide the capital and are passive investors who have trusted their sponsor’s real estate investment offering. The partners receive returns on investments, and the sponsor earns fees, depending on performance.

However, like any business, this comes with financial risks. To make sure you get the best from investing in a real estate investment fund, here are some key things to consider:

1. Target Properties

The first step is to identify the kind of assets the fund you are considering wants to venture into. A suitable property will appreciate and be profitable to the investors. If the fund has been dealing with the same properties for a while, ask for supporting documents on previous performance.

2. The Sponsor

You are giving the sponsor your hard-earned money when investing in a real estate investment fund. Therefore, ensure that the fund’s sponsor is trustworthy, with experience in and knowledge of real estate funds. Also, the management should be transparent about previous ventures and the returns.

3. Structure of the Fund

A real estate investment fund can either be an open or closed fund, and the structure determines how investors leave the fund. For open funds, you can opt-out of the fund before the completion of the project. On the other hand, investors cannot leave a closed fund until an agreed-upon time.

In addition, you must be aware of acquisition and selling timelines, how payouts will be made, and whether you will be required to make additional payments to cater to unplanned financial needs.

The regulations on real estate investment funds vary by state. Be sure to follow all local laws and regulations to ensure a successful investing venture.

20/05/2024

Types of Real Estate Investment Funds

There are four types of funds available to choose from. These are:

1. Real Estate Mutual Funds

Real estate mutual funds are entities that collect funds from investors. They do so to invest the combined capital in diversified real estate opportunities. Like other mutual funds, they are managed by professionals. These entities invest in the bonds and stocks of established real estate companies and also purchase properties.

Real estate mutual funds are open to all investors who can afford the minimum capital share. These funds are a good venture for small investors looking to diversify their passive income.

2. Real Estate Private Equity Fund

Real estate private equity funds are created by a general partner and get funding from limited partners. The general partner (the sponsor) identifies investments for the partners and does the management. Private equity funds target high net worth investors and institutional investors. They are not available to the general public.

3. Real Estate Debt Fund

Real estate debt fund firms collect money from investors, and the money is lent to prospective real estate developers or buyers on interest. Investors in debt funds earn from the interest acquired from the loaned money. Just like private equity funds, debt fund firms target large investors.

4. Real Estate Investment Trust

Real estate investment trusts, also referred to as REITs, are firms that invest in real estate or mortgages. They invite investors to buy shares and get returns from the income generated by the properties owned by the trust.

18/05/2024

5 money management tips home loan borrowers must know | Home loan tips

5 money management tips for home loan borrowers - Whenever the Bank hikes the repo rate, the lenders pass on the burden to borrowers in the form of increased interest on housing loans.

5 money management tips for home loan borrowers - The rising interest rates scenario in last few months and expectation of further rate hike is expected to impact homebuyers attitude.

Here's a quick five-point guide for home loan borrowers that should be kept in mind

1) Loans and their EMIs must be repaid smartly to avoid extra charges and amounts more than your actual borrowings to prevent losses.

2) Pay back the consolidated loan amount with interest rates in a staggered way and in small chunks.

3) Formulate strategic monthly plan emphasising on increasing Equated Monthly Installments (EMIs) against the loans.

4) In case of real estate investments, one must conduct proper research on recent trends and analyse projects on the basis of their location and prices.

5) Home loan borrowers with good financial knowledge can compare the interest rates charged by different banks and select the one which offers the most feasible loan repayment plans.

Efficient money management requires sufficient knowledge regarding when and where one should invest their hard-earned money. Instead of investing the maximum chunk at once or at a single avenue, considering investing at multiple places gives better and assured returns.

24/03/2024

No matter what stage of the home journey you may be in, we’re here to empower you with our experience

07/12/2023

RBI has given instructions through a notification that the documents of movable or immovable property should be returned to the loan giving institutions within 30 days of repayment of the bank loan. If banks fail to do so, then they will have to pay a fine of Rs 5000 to the customer for every 1 day of delay.

07/09/2023

OMG, इस जुगाड को लेकर आप की क्या राय है....
Intelligent Mind 😉

18/08/2023

Key rights of landlords in India

Taking cognisance of the recent judgement, let us have a look at the important rights of a landlord in detail.

Right of eviction

Being the owner of a property, the landlord must have the right to evict an unsuitable tenant. However, with the Rent Control Act applicable only on tenants of over 12 months, property owners faced many problems in evicting tenants occupying their properties.

The draft Model Tenancy Act 2020 aimed to resolve issues such as-

• Untimely eviction of tenants
• Mutual fixation and revision of rent
• Repossession issues

Some of the grounds on which the law allows a landlord to evict a tenant are-

• Subletting a part of the property without the landlord’s permission
• Default in rent payments
• Conducting illegal activities on the rented premises
• Breach of rental agreement in general

The landlord can also add a clause in the rent agreement for progressive increment in the rent when the tenant refuses to vacate the house. The possession of the premise for occupation is also a ground for eviction.

Talking about Maharashtra’s Rent Control Act, “If the Maharashtra Rent Control Act, 1999 is considered, the landlord is well protected. Similarly, the interests of old tenants are also secured under the law. However, the law categorically excludes companies having paid a capital of Rs 1 crore, banks, and public companies from its purview. For example, a bank occupying a property despite the expiration of lease can be evicted as per the Act. Moreover, all agreements by way of leave and license provide full protection to the landlord against non-payment and overstay. The competent authority shall evict them, and the process takes about six months.”

Right to temporary possession of the property

The landlord of a property is well within his/her rights to get the tenant evicted for the purpose of repair and maintenance works. If the landlord deems it necessary that the repair, construction, alterations or additions etc. cannot be carried out without the eviction of the occupant, it is his/her right to ask the tenant to vacate. The premises can be rented to the tenant after the repair works are over.

Right to hike the rent

The law allows the landlord to have an upper hand when it comes to raising the rental amount. Owners of a property (residential or commercial) not only have the right to charge rent at prevailing market rates but also to increase it periodically.

The draft Model Tenancy Act has been instrumental in bringing a balance in this regard by including the rental market under the purview of the formal housing sector. The Act categorically defines important aspects in this regard such as inheritance, rent payable, period and obligations of the tenant as well as the landlord.
In general, rent in India increases at a rate of 10 percent per year. However, the rental values of some States are subject to State-specific laws. For example, In Delhi, the rent can only be increased according to Section 6 and 8A of the Delhi Rent Control Act.

Right to be advised of repairs

It is both duty and obligation of the property owner to keep the premises in a rentable form. He reserves the right to get the premises repaired and to be informed of the pending works. Minor repairs can be carried out by the tenants themselves. However, all reimbursements, prior permissions etc. must be obtained from the landlord in writing.

17/08/2023

Six Property Maintenance Tips for New Real Estate Investors

In this article, we'll share six tips for property maintenance. From regular inspections to hiring a property manager, we've got you covered. Let's get started!

1) REGULAR INSPECTIONS

Regular inspections are an important part of property maintenance for real estate investors. You can identify any potential issues before they become bigger problems and save money on repairs in the long run. Here are some tips to help you conduct effective inspections:

• Conduct inspections at least once a year
• Consider inspections in the spring and fall when maintenance issues are most likely to arise
• Check all systems including plumbing, electrical, HVAC, roofing, and appliances
• Inspect both the interior and exterior of the property
• Document and keep track of any issues you find

2) PROPER MAINTENANCE OF MAJOR SYSTEMS

Keeping your rental property's systems in working order is essential for the value of your investment. These systems include plumbing, electrical, HVAC, roofing, and appliances. Neglecting these systems can lead to expensive repairs and even legal issues if they pose a safety hazard to your tenants.

Regular maintenance is key to preventing costly repairs. This includes annual check-ups and routine cleaning, such as changing air filters and checking for leaks.

If you notice any issues with a major system, don't wait to make repairs. The longer you wait, the more expensive the repairs will be. Act promptly to fix any issues to keep your systems in good working order.

3) REGULAR CLEANING AND UPKEEP

Regular cleaning and upkeep are crucial for maintaining the appearance and value of your rental property. Neglecting these tasks can lead to a decrease in tenant satisfaction and even discourage potential tenants from renting your property. Here's how to keep your property looking its best:

• Hire a professional cleaner to regularly clean the interior of your property
• Schedule regular landscaping and outdoor upkeep, such as mowing the lawn and cleaning the gutters
• If your property suffers any damage, repair it promptly
• Regularly paint and update your property to keep it looking fresh and modern

4) ADDRESSING REPAIRS QUICKLY

Delaying repairs can lead to bigger and more expensive problems in the long run. It can also result in decreased tenant satisfaction. Respond to tenant requests promptly and hire a professional if necessary to make repairs quickly and effectively.

It's also important to have a plan in place for handling emergency repairs, such as a broken water heater or a leaky roof. Have the contact information for a reliable repair person on hand and make sure you have the funds set aside to handle these types of repairs. Being prepared will allow you to handle emergency repairs and minimize the impact on your tenants and your property.

5) IMPLEMENT A PREVENTATIVE MAINTENANCE PLAN

Implementing a preventative maintenance plan is an effective way to keep your rental property in good condition and avoid costly repairs down the road. This type of plan involves regularly inspecting and maintaining your property to prevent problems from developing.

It's also important to be proactive about addressing potential maintenance issues. For example, if you notice that the roof is in need of roof maintenance or repairs, take action before it becomes a major problem. This will help you avoid costly repairs and keep your property in good condition.

6) HIRE A PROPERTY MANAGER FOR PROPERTY MAINTENANCE

Hiring a property manager is a smart choice to help with property maintenance and other aspects of property management. Property managers are professionals who are trained and experienced in managing rental properties. They can take care of many of the day-to-day tasks involved in property management.

12/08/2023

Components of a Sale Deed

1. Details of Both Parties

This clause will give an overview of the parties engaged in the property sale. It includes information about the seller as well as the buyer, including names, residences, contact information, occupation, age, and the date the sale transaction was executed. If one of the parties wants to implement the contract in his or her absence by giving a Power of Attorney (PoA) to an additional individual, the details of the PoA must be included in the 'details of the parties section.

2. Description of the property

A clause in a sale deed must tell the parties in considerable detail regarding the specifics of the real estate being transferred. They involve the size of the plot in square meters, the carpet area in the instance of an apartment, the identification number of the property itself in case an individual is interested in verifying details in official administration records, the details of the building's construction, including the date it was built, the exact location, and the property's surroundings. In addition to this clause, an arrangement detailing this information is appended to the deed. It is also possible to provide a visual illustration of the property.

3. Considerations of the sale

The selling consideration forms one of the most important components of the sale transaction for both the buyer as well as the seller. It is the cost at which the transaction is completed and transmitted. Before being included in the sale deed, this sum has been mutually decided upon by both parties. To avoid confusion, the consideration amount is usually stated in both numbers and numbers.

4. Indemnity Clause

This provision is included in a sale deed to guarantee that the property is free of encumbrances when it is transferred to the purchaser. This means that before the sale, the seller had no liabilities associated with the property. Loans, arrears, charges, fees, water charges, energy costs, and house tax are all examples of encumbrances. The vendor must attest that all such obligations have been removed. This clause also states that the seller has to guarantee that the property in question is free of legal action.

5. Transfer of the Title

'Transfer of title' is a common phrase used in sale deeds. This refers to the ownership transfer. The timing of the transfer of the property title from the seller to the buyer is laid forth in each sale deed's corresponding clause. 'Words of Conveyance' is another name for this. It expresses that the seller wants to give the buyer ownership of the property. This may occur immediately or after a certain amount of time. This clause aims to provide the buyer with complete ownership of the property by transferring all ownership rights from the owner to him or her.

6. Method of Payment

The sale deed must expressly state how the money will be paid for the property acquisition or the mode of payment. The selling deed makes clear the accepted forms of payment, including cash, cheque, and bank transfer.

A few necessary disclosures must also be made by the seller of the real estate to the purchaser in the selling document. These disclosures cover a variety of topics, such as substantial property flaws, disputes that have been declared, correctly executed property conveyances, and the payment of taxes as well as additional fees associated with the property. The sale deed's ex*****on lowers the possibility for both sides because it explicitly outlines all of their rights and responsibilities.

11/08/2023

FOUR MAJOR TYPES OF REAL ESTATE PROPERTIES IN INDIA

Real estate investment is one of the most proven ways of wealth generation all around the world. The great thing about putting your money into a property is that you need not wait for the right time to reap profit as you have always the choice of renting it out. In this field know how to generate active and passive income from their property investment. Mr. Raja Chhabra, Director of the Realestateshop.in suggest that each type of real estate investment has its potential benefits and pitfalls. So, there is no safest or most beneficial avenue for investment, it all depends on the market situation. Let’s know about the different types of real estate investments.

1) Residential Real Estate

Apartments, single-family houses, multi-family homes, villas, townships, and condos all come under this category. Each of these options presents different prospects from an investment point of view. For example, the prices of well-built villas and independent houses increase over time because of the rising value of land and longevity of the building. But contrary to this, the price of apartments might not witness quality appreciation after 10-15 years of use. Thus, they need to be sold within the next five to 7 years.

2) Commercial Real Estate

Shopping centres, restaurants, schools, hospitals, and office spaces all are some examples of commercial properties that we’re probably familiar with. Investing in them is more expensive as compared to residential properties, but the chances of profit generation are better too. However, if you are a newbie investor, it might be difficult to choose the right property for investment. And, to remain safe, you must seek the guidance of a real estate investor. Arranging for a down payment is another area of concern in this type of investment because most Indian banks provide about 50% to 70% of the cost as loan. Also, unlike a housing loan, one taken for a commercial investment requires a mortgage.

3) Industrial Real Estate

Buildings and factories used for manufacturing goods and warehousing are known as industrial properties. They are generally located far-away from the city to avoid the citizens getting affected by their pollutants. Investing in these properties might be a tricky affair as it’s difficult to estimate the capital investment. Although the property might be recently converted from agricultural land to an industrial establishment, its price will be far more than the nearby farmlands. Renting an industrial unit might also be difficult as the tenant’s needs might change very frequently. Abiding by the laws and orders that have been imposed on industrial establishments in India is another area of concern.

4) Investing in Land

When you buy a piece of land for investment, you need not worry about theft, damage, and maintenance, which is off course great. But at the same time, generating passive income from investment in land requires some out-of-the-box ideas, which might not work necessarily. However, still, it’s good to invest in it because it could pay off handsomely in the future.

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