SANDEEP SHASTRI AND ASSOCIATES PROPERTIES ADVOCATES & LEGAL CONSULTANTS FOR TRANSFEROF Shivkrupa, Level II 265-A, South Ambazari Road, Bajaj Nagar, Nagpur - 440 010 Phone +91 712 2248268, 2226778 +91 712 2220384 Fax shastriassociates@gmail.com Email Q15-2425-0701 FORMAT - A (Circular No: - 28 / 2021) To MahaRERA 6th & 7th Floor, Housefin Bhavan, Plot No. C-21, E-Block, Bandra Kurla Complex, Bandra (E), Mumbai-400 051, MahaRERA Administrative Building No. 1, Civil Lines, Nagpur-440 001. LEGAL TITLE REPORT building Known as Sub: Title clearance certificate with respect to of land bearing "BINAPANI", to be erected on ALL THAT piece and parcel 148) containing by Freehold Plot No. 148 (Formerly Nazul Plot No. per City Survey admeasurement 1339.00 Sq. Mtrs. (OR 14414.00 Sq. Ft.) [as records area is 1354.40 Sq. Mtrs.], bearing Corporation House No 175, City Ambazari, situated at Survey No. 438 and Sheet No. 30/33 of Mouza Nagpur Municipal Corporation Ward Shivajinagar, Nagpur, within the limits of the (hereinafter referred as the said Project No. 73 in Tahsil and District - NAGPUR "BINAPANI"). We have investigated the title of the said land on the request of 1} RAGHUKUL CONSTRUCTIONS PRIVATE LIMITED, NAGPUR, A Registered Office at 188, Arohi Company registered under the Companies Act 1956 having its Apartments, Bajaj Nagar, Nagpur-440010, acting through its Director SHRI. DILIP RAGHUNATH BHARADE (hereinafter referred to as "Promoter/ Developer") and following documents i.e.: 01. Description of the property. ALL THAT piece and parcel of land bearing Freehold Plot No. 148 (Formerly Nazul Plot No. 148) containing by admeasurement 1339.00 Sg. Mtrs. (0R 14414.00 Sq. Ft.) [as per City Survey records area is 1354.40 Sq. Mtrs., bearing Corporation House No 175, City Survey No. 438 and Sheet No. 30/33 of Mouza - Ambazari, situated at Shivajinagar, Nagpur, within the limits of the Nagpur Municipal Corporation Ward No. 73 in Tahsil and District - NAGPUR. 1|Page NAGPUR 02 The Document of Ownership of the said property. a. Development Agreement Dated 14-02-2024. b. General Power of Attorney Dated 14-02-2024. C. Sanctioned Building Plan Dated 07-06-2024. d. City Survey Property Card. e. Corporation Tax Receipt. 03. Search report for 30 years from 1995 to 2024. On perusal of the abovementioned documents and all other relevant 2} documents relating to title of the said property We are of the opinion that the title of MR. ALOKE S/o KALIKRISHNA CHATTERJEE and MRS. BELA W/o ALOKE CHATTERJEE is clear, marketable and without any encumbrances. The aforesaid RAGHUKUL CONSTRUCTIONS PRIVATE LIMITED, NAGPUR, has acquired the right of development of the said property. Owners of the land : ALL THAT piece and parcel of land bearing Owners : MR. ALOKE KALIKRISHNA Freehold Plot No. 148 (Formerly Nazul Plot (1) No. 148) containing by admeasurement CHATTERJEE, AND 1339.00 Sq. Mtrs. (OR 14414.00Sg. Ft.) [as (2) MRS. BELA ALOKE CHATTERJEE per City Survey records area is 1354.40 Sg. Mtrs.], bearing Corporation House No 175, City Survey No. 438 and Sheet No. 30/33 of Developer RAGHUKUL coNSTRUCTIONS PRIVATE LIMITED, Mouza - Ambazari, situated at Shivajinagar, Nagpur, within the limits of the Nagpur NAGPUR. Municipal Corporation Ward No. 73 in Tahsil and District - NAGPUR. Qualifying comments/ remarks if any : CHATTERJEE and MRS. BELA The Title of MR. ALOKE S/o KALIKRISHNA good, valid marketable, W/o ALOKE CHATTERJEE on the said plot of land is PRIVATE CONSTRUCTIONS clear and salable. The aforesaid RAGHUKUL LIMITED, NAGPUR has acquired the right of development of the said property. ALOKE KALIKRISHNA 3} The report reflecting the flow of the title of MR. and the right of CHATTERJEE and MRS. BELA ALOKE CHATTERJEE PRIVATE LIMITED, NAGPUR development of RAGHUKUL CONSTRUCTIONS Annexure. on the said plot of land is enclosed herewith as NAGPUR Encl: Annexure (SANDEEP SHASTRI) Date: 14-06-2024 Advocate 2| Page FORMAT - A (Circular No: - 28 / 2021) ANNEXURE FLOW OF THE TITLE OF THE SAID LAND. 1} Property Card as on date of application for registration - The names of MR. ALOKE KALIKRISHNACHATTERJEE and MRS. BELA ALOKE CHATTERJEE are recorded in the property card in respect of the property Comprising ALL THAT piece and parcel of land bearing Plot No. 12 in Block "G" Containing ALL THAT piece and parcel of land bearing Freehold Plot No. 148 (Formerly Nazul Plot No. 148) containing by admeasurement 1339.00 Sq. Mtrs. (OR 14414.00 Sg. Ft.) fas per City Survey records area is 1354.40 Sq. Mtrs.] bearing Corporation House No 175, City Survey No, 438 and Sheet No. 30/33 of Mouza - Ambazari, situated at Shivajinagar, Nagpur, within the limits of the Nagpur Municipal Corporation Ward No. 73 in Tahsil and District - NAGPUR. 2} Mutation Entry - The Property Card issued by City Survey Department, Nagpur reveal that the Mutation / Ferfar Entry No. 16654 dated 20-02-2024, the names of MR. ALOKE S/o KALIKRISHNA CHATTERJEE and MRS. BELA W/o ALOKE CHATTERJEE are recorded as Owners of the said property. 3 Search report for 30 years from 1995 to 2024 taken from Sub-Registrar office at Nagpur. (i) THAT, ALL THAT Piece and Parcel of land bearing Nazul Plot No. 148 containing by admeasurement 1339.00 Sq. Mtrs. (0R 14414.00 Sq. Ft.) bearing City Survey No. 438 and Sheet No. 30/33 of Mouza Ambazari, situated at Shivajinagar, Nagpur, within the limits of the Nagpur Municipal Corporation Ward No. 73 in Tahsil and District NAGPUR, Originally belonged to Mr. Kalikrishna Madhavkrishna Chatterjee, having acquired the same by him from the Collector, Nagpur on behalf of the Governor of Maharashtra on Leasehold Rights for a term commencing from the 26-02-1951 and ending on 31-03 1975 by an Indenture of Lease Dated 21-11-1951. (ii) THAT, the said Mr. Kalikrishna Madhavkrishna Chatterjee later on constructed a Residential House on the said Plot of land in accordance with the Plan sanctioned and approved by the Building Engineer of the Building Engineer, Nagpur Improvement Trust vide his Building Permit No. CS/1574/1457 Dated 22/05/1952, bearing Corporation House No 175, City Survey No. 438 and Sheet No. 30/33 of Mouza - Ambazari. (iii) THAT, on expiration of the Original term of Lease, the Collector, Nagpur on behalf of the Governor of Maharashtra state later on extended the same for a further term/period commencing from 01-04 1975 and ending on 31-03-2005 by executing a Renewed Indenture of Lease regarding the aforesaid property on 13-05-1987 in favour of the said Mr. Kalikrishna Chatterjee. 3| Page NAGPUR (iv) THAT, during his life time the aforesaid Mr. Kalikrishna Madhavkrishna Chatterjee executed his LAST WILL AND TESTAMENT on 20-08-1971 and thereby he bequeathed the aforesaid entire property comprising Nazul Leasehold Plot No. 148 Togethervwith the existing Residential House standing thereon to his son Shri. Aloke Kalikrishna Chatterjee absolutely forever with heritable and transferablerights therein. (v) THAT, the said Mr. Kalikrishna S/o Madhavkrishna Chatterjee left for heavenly abode on 08-05-1987 and consequent upon his demise/death, his son Shri. Aloke Kalikrishna Chatterjee, become an exclusive, absolute and full Owner of the aforesaid entire property with heritable and transferable rights therein in terms of the aforesaid WILL Dated 20-08-1971. (vi) THAT, further expiration of the Original term of Lease, the Collector, Nagpur on behalf of the Governor of Maharashtra state later on extended thesame for a further term/period commencing ending on 31-03-2035 by executing a Renewed Indenture of Lease regarding the aforesaid propertyin favour of the said Shri. Aloke Kalikrishna Chatterjee, on 06-12-2013, which is Registered at the Ofice of the Sub-Registrar, Nagpur in Book No. 1 at Sr. No. 8552 on even date. (vi) THAT, the aforesaid Shri. Aloke Kalikrishna Chatterjee later on gifted the Undivided 25 Percent share and interest in the aforesaid property by wayof Gift to his wife Mrs. Bela Aloke Chatterjee, by a Gift Deed Dated 07/12/2023, which is Registered at the Office of the sub Registrar, Nagpur-4 at Sr. No.10625/2023 on even date. (viii) THAT, the aforesaid Shri. Aloke Kalikrishna Chatterjee and Mrs. Bela Aloke Chatterjee applied to the Collector, Nagpur for conversion of said Nazul Leasehold land into Freehold Rights in accordance with the Maharashtra Government Gazette Notification No. Nazul 2016/ CN186(B)/)-8 Dated 02-03-2019 by paying requisite charges therefor and the said Authority through Tahsildar(Nazul) vide its Order No. Nazul/S.No.104/Kavi 1230/2023 Dated 28/11/2023 converted the said Plot No. 148 into Freehold Rights bearing Plot No. 148, City Survey No. 438 and Sheet No. 30/33 of Mouza - Ambazari containing by admeasurement 1339.00 Sq. Mtrs. (ix) THAT, the aforesaid Shri. Aloke Kalikrishna Chatterjee and Mrs. Bela Aloke Chatterjee have now jointly decided to develop the aforesaid Property into a RESIDENTIAL ESTATE by constructing a Multi-storied Building thereon consisting of various self-contained separate Apartments therein. (x) THAT, the aforesaid Shri. Aloke Kalikrishna Chatterjee and Mrs. Bela Aloke Chatterjee has approached to the Developer for developing the said Property by constructing multistoried building thereon and sel the residential units to the prospective purchasers by giving assurance that there is no material or latent or patent defects in the property and 4|Page NAGPUR title, poSsession etc. and same is not only free from encumbrances, but it is marketable too & the Owner has absolute right and full authority to convey, assign and transfer rights and interest in the said Property. (xi) THAT, after detailed discussion and negotiation between the Parties, the aforesaid Shri, Aloke Kalikrishna Chatterjee and Mrs. Bela Aloke Chatterjee has agreed to assign all development and selling rights to the Developer, the aforesaid Shri. Aloke Kalikrishna Chatterjee and Mrs. Bela Aloke Chatterjee decided to develop the said property into a RESIDENTIAL ESTATE by constructing a Multistoried Building thereon consisting of various self-contained separate Apartments therein. And accordingly, by a Development Agreement Dated 14-02-2024, they have entrusted the entire work of Development of the said property RAGHUKUL cONSTRUCTIONS PRIVATE LIMITED, NAGPUR, upon several terms and conditions contained therein. The said Development Agreement is registered at the Office of the Sub-Registrar, Nagpur-4 in Book No. 1 at Sr. No. 1697-2024 on even date on payment of requisite Stamp Duty and Registration Fees payable thereon. (xii) THAT, for completion of the said Scheme the aforesaid Shri. Aloke Kalikrishna Chatterjee and Mrs. Bela Aloke Chatterjee have executed a General Power of Attorney regarding their aforesaid property on 14-02 2024 and thereby they appointed, authorized and empowered RAGHUKUL CONSTRUCTION S PRIVATE LIMITED, NAGPUR, and the same is registered at the Office of the Joint Sub Registrar, Nagpur-4 in Book No. 4 at Sr. No. 1698-2024 on even date. (xii) THAT, in pursuance of the aforesaid Agreement Dated 14-02-2024, the said RAGHUKUL cONSTRUCTION S PRIVATE LIMITED, NAGPUR, has accordingly prepared the Plan of the Multistoried Building to be Constructed on the said land and to be known and styled as "BINAPANI" and the same is sanctioned by the and the same is sanctioned and approved by the Deputy Director of Town Planning, Nagpur Municipal Corporation, Nagpur vide his Building Permit No. NMO/B/2024/APL/02650 Dated 07-06-2024. (xiv) THAT, for the purpose of verification of title, the following documents relating tosaid property are provided to us: a. Development Agreement Dated 14-02-2024. b. General Power of Attorney Dated 14-02-2024. C. Sanctioned Building Plan Dated 07-06-2024. d. CitySurvey Property Card. e. Corporation Tax Receipt. (Xv) THAT, all the aforesaid documents are produced before us are photocopies. It is necessary to verify Original copies in the custody of aforesaid present Owners. In the Like manner it is further necessary to obtain an Affidavit from the aforesaid Owners that they have not executed any unregistered Deed or document whereby its ownership rights are affected, diluted or athird-party interest is created. 5|Page o NAGPUR OvoC (xvi) THAT, we have taken online Search in respect of the aforesaid property from the web portal www.igrmaharashtra.gov, in by giving inputs of CitySurvey No. 438 of MOUZA - AMBAZARI for the period of 30 (Thirty) years (i.e. from 1995 to 2024) by depositing necessary Search Fees online with the department of Registration vide GRN No. MHO03000989202425E, dated 03-06-2024, i.e., for the period of 1995 to 2006 and GRN No. MHO02999196202425E, dated 03-06-2024, i.e., for the period of 2007 to 2024. The receipts of the same are enclosed herewith. (xvii) THAT, during our online search we did not come across any adverse entry recorded relating to the aforesaid property. 4} Any other relevant Title: - N. A. 5} Litigations if any: - N. A. NAGPURD Date: 14-06-2024 (SANDEEP SHASTRI) OCA ADVOCATE 6|Page CHALLAN MTR Form Number-6 GRN MHO02999196202425E BARCODE I I I I I Date 03/06/2024-17:46:07Form ID Department Inspector General Of Registration Payer Details Search Fee TAX ID /TAN (If Any) Type of Payment Other Itenms PAN No.(f Applicable) Office Name PND1 JT DISTT REGISTRAR PUNE URBAN FullName SANDEEP ANANT SHASTRI Location PUNE Year 2024-2025 One Time Flat/Block No. Account Head Details Amount In Rs. Premises/Building 0030072201 SEARCH FEE 450.00|Road/Street Area/Locality Town/City/District PIN Remarks (If Any) |Amount In Four Hundred Fifty Rupees Only Total 450.00 Words Payment Details IDBI BANK FOR USE IN RECEIVING BANK Cheque-DD Details Bank CIN Ref. No. 69103332024060318236) 2872083240 Bank Date RBIDate 03/06/2024-17:47:37 Not Verified with RBI Cheque/DD No. Name of Bank Bank-Branch IDBIBANK Scroll No. , Date Not Verified with Scroll |Name of Branch Mobile No. 9850361454 NOTE:-This ID:852822168 Department challan is valid for reason mentioned in Type of payment only. Not valid for other reasons or unregistered document oNAGPUR Print Date 03-06-2024 05:48:42 Page 1/1 Government MHO02999196202425E of Regn. 39 M Maharashtra Department of Registration and Stamps 03 Jun 2024 Receipt Receipt no.: 1113471574 Name of the Applicant: SANDEEP ANANT SHASTRI Details of property of whichDist :Nagpur Village :Ambajhari document has to be searched: S.No/CTS NolG.No. : 438 Period of search From :2007 To :2024 Received Fee: 450 The above mentioned Search fee has been credited to government vide GRN no :MHO02999196202425E As this isa computer generated receipt, no stamp or signature is required. For Physical search in office, Please bring this receipt along with mentioned Gras Challan. Payment of search fee through GRAS challan can be verified on 'gras.mahakosh.gov.in/challan/views/frmSearchChallanWith OutReg.php'. NAGPUR VOG CHALLAN MTR Form Number-6 GRN MHO03000989202425E BARCODE II I Date 03/O6/2024-18:07:32 Form ID Department Inspector General Of Registration Payer Details Search Fee TAX ID /TAN (If Any) .Type of Payment Other ltems PAN No.(lf Applicable) SANDEEP ANANT SHASTRI Office Name NGP1_HQR SUB REGISTRAR NAGPUR 1 Full Name Location NAGPUR Year 2024-2025 One Time Fla/Block No. Account Head Details Amount lnRs.Premises/Building MOUZA AMBAZARI 0030072201 SEARCH FEE 300.00Road/Street Area/Locality NAGPUR Town/City/District PIN 4 0 1 Remarks (If Any) SEARCH FEES FOR 12 YEARS 1995 TO 2006 CITY SURVEY NO 438 Amount In Three Hundred Rupees Only Total 300.00Words Payment Details IDBIBANK FOR USEIN RECEIVING BANK Cheque-DD Details Bank ClN Ref. No. 69103332024060318542 2872088132 Bank Date RBI Date 03/06/2024-18:08:44 Not Verified with RBI Cheque/DD No. Name of Bank Bank-Branch IDBI BANK Name of Branch Scroll No., Date Not Verified with Scroll Department ID : Mobile No. 9850361454 NoTE: This challan is valid for reason mentioned in Type of payment only. Not valid for other reasons or unregistered document NAGPUR ADVOg Page 1/1 Print Date 03-06-2024 06:08:56