Model Form of Agreement to be entered into between Promoter and Allottee(s) Model Form of Agreement This Agreement made and executed this .... ............... day of ..................... in the year 2025 at ............................, Taluka ............................ , District Nagpur By and Between M/S ANAND INFRA, a partnership firm, acting through its authorised partners and its address located at 1.Shri.Kailash Gangadhar Thakre,aged about years,Occupation:-,Aadhar No.,R/o 2.Shri. Tukaram Vyanketesh Gode,aged about years,Occupation:-,Aadhar No.,R/o 3.Shri. Ravindra Gulabrao Kode,aged about years,Occupation:-,Aadhar No.,R/o Hereinafter referred to as the “OWNERS/ DEVELOPERS/PROMOTERS", (Which expression shall unless 'it be repugnant to the context or meaning thereof shall mean and include their legal heirs, executors, administrators, business assigns, trustees, transferees etc.). .. Of the First part AND Name : .................................................. Age about ....... years, occupation : ................................ Residing at ...................................................... , PAN ................................. {Hereinafter for the sake ol brevity referred to as THE PURCHASER/S, OR ALLOTTEE/S which expression shall, unless repugnant to the context be deemed to include his/ her heirs, executors, administrators and assignees.] .. Of the Second Part WHEREAS : A. DESCRIPTION OF THE LAND & PROPERTY :— ALL THAT Piece and Parcel of Plot No. ….. ( ) having dimension in Sq. Mtrs are …... Mtr and ….. Mtrs and therefore as per released letter of NMRDA Net Plot area released is ……. Sq. Mtrs situated in the sanctioned layout known and styled as “ Anand Glory- II”, being a part or portion of Kh.No.104/1 of Mauja :Umargaon, P.H.No.36 , Tahsil Nagpur (Rural) and District Nagpur, That, originally, ALL That Piece and Parcel of agricultural field admeasuring area 4.20 H.R, Khasara No. 104/1, Mauja: Umargaon, P.H.No 36, Khate No. 360, Land Revenue deposit Rs.19.65, With in the limits of Village Umargaon, Tahsil Nagpur (Rural), District-Nagpur, were held , possessed and owned by jointly Shri Gunwant Gulab Raut and Smt. Shantabai Gulab Raut acquired the same by way of inheritances and succession right. (2) That further the aforesaid Smt. Shantabai Gulab Raut had released without consideration all her undivided right on the said property in favour of Shri Gunwant Gulab Raut by way of Release Deed Without Consideration and the said Release Deed had been duly registered at document No.7203, in the office of the Sub- Registrar, Nagpur-Rural, Nagpur on dated 10/07/2014, and by virtue of said release the Shri Gunwant Gulab Raut had been entire owner of the property i.e agricultural field admeasuring area 4.20 H.R, Khasara No. 104/1, Mauja: Umargaon, P.H.No 36, Khate No. 360, Land Revenue deposit Rs.19.65, With in the limits of Village Umargaon, Tahsil Nagpur (Rural), District-Nagpur. That the said Shri Gunwant Gulab Raut had prepared a residential layout plan of plots to be designed and carved on the East side agricultural land portion admeasuring 1.861 H.R out of and on dividing North-South All that Piece and Parcel of agricultural land admeasuring area 4.20 H.R. bearing khasara No. 104/1, P. H. No.36, Occupancy right class 1, of Mauja Umargaon, Tahsil Nagpur (Rural) and District Nagpur and applied to the Nagpur Metropolitan Region Development Authority for its initial recommendation and sanctioning vide online BPMS system proposal No.27628 on dated 01/02/2023, and this application of the said layout of plots has been recommended for the sanctioned by the Executive Engineer-1, of Nagpur Metropolitan Region Development Authority, vide its letter No. 9367 on dated 07/05/2024 on mention terms and condition in it. That in the course of time the said Shri Gunwant Gulab Raut had sold Only East side agricultural land portion admeasuring 1.861 H.R out of and on dividing North- South All that Piece and Parcel of agricultural land admeasuring area 4.20 H.R. bearing khasara No. 104/1, P. H. No.36, Occupancy right class 1, of Mauja Umargaon, Tahsil Nagpur (Rural) and District Nagpur by way of sale deed in favour of M/S ANAND INFRA through its Partners Shri. Kailash Gangadhar Thakre, Shri. Tukaram Vyankatrav Gode, Shri Ravindra Gulabrao Kode which had been duly registered at document No. 9951 before Sub-Registrar, No.7, Nagpur on dated 27/09/2023. That the aforesaid owner M/S ANAND INFRA by virtue of Sale Deed have been properly mutated over the record of right as the owner thereof i.e Talathi (Patwari) 7/12 vide Ferfar No. 1347 on dated 08/11/2023, adhikar abhilekh absract and entry of the same has shown on even date in the concerned revenue Offices and enjoyed property peacefully on even date without any disturbance, nuisance and or any third party intervenetion. That by the order of Tahsildar Saheb Nagpur (Gramin) in Rev.case No.05/NAP- 34/2024-2025 on dated 08/08/2024 has converted the said agricultural land admesuring 1.8639 H.R (18639.534 Sq. Mtrs) of Khasara No. 104/1 of Mauja: Umargaon, P.H.No 36, for Non Agricultural residential purposes. (3) B. TITLE CERTIFICATE : The title of the owner/ promoter/ developer is duly verified through their advocate Rakesh U Salve and has certified that the title of the present owner/developer/promoter is clean clear and free from all encumbrance, with ample right of development of the said property, construction thereon, and sale of the constructed Plots, as well as the antire subject matter property or any part thereof; The said title Certificate is filed herewith as Annexure .................................. C. EXCLUSIVE RIGHT TO SELL AND DEVELOP: In the circumstances, the Owner/Developer/ Promoter has the exclusive right of plotting of the said land or to develop the said Land by plotting ol the said land into various plots and other permitted structures thereon, as per the approved layout ol plots, and to enter into Agreements for Sale of such plots etc. with prospective purchasers thereof under the provisions ol the Transfer of Property Act. The Owner/ Developer Promoter has applied for, and is granted due registration under the provisions of the Real Estate (Regulation and Development] Act, 2017, and the same is attached hereto as Annexure .................................. . D. PURCHASER AGREES TO ACQUIRE : The Purchaser, after satisfying himself as regards the title of the Owner/Developer/Promoter to the said property, and after inspection of the entire documents of title as specified in the above referred Title opinion Annexure and the approved layout of plots, and after inspecting the site and satisfying himself/hsrself as to the completion of the various phases of work, and has now agreed to purchase the open Plot No. ......... as specified in Schedule A written hereinafter hereinafter for the sake of brevity referred to as the ”said Plof']. the Purchaser/s has/ have agreed to acquire Plot No. ........, admeasuring about .................................................................... Sq. Mtrs at or for the considerationand on the terms and conditions set out hereinafter; the said Plot No…… is hereinafter referred to for the sake of convenience and brevity as be said Plot" and is more particularly described in the SCHEDULED hereunder written and marked in Red on the Plan Schedule ’B'. E. INSPECTION OF TITLE DOCUMENTS/PLANS/LAYOUTS : The Purchaser/s has/ have demanded from the owner/Developer/Promoter and the owner/Developer/Promoter have given inspection to the Purchaser/s of all the documents of title relating to the said Land, N.A. Assessment or the approved layouts, in respect of the said Plot, and the common areas, amenities and the specific rights therein, as hereby agreed to be sold. F. INDEPENDENT VERIFIGATION OF TITLE BY PURCHASER : The Purchaser/s has/have, before the execution hereof, had the title of the Owner/Developer/Promoter thereto independently verified through the Legal Counsel/ Advocate of the Purchaser/s and the Purchaser/s has/have satisfied himself/ herself/themselves that the same is lree from all encumbrances, and is clear and marketable. G. CONSIDERATION : After being satisfied with the Title as above, the Purchaser herein made an offer to the Promoter herein to purcnase the said Plot in accordance with the approved layout ol plots, and with the said intention deposited a sum of Rs…………………………..(Rupees…………………………………. Only) vide Cheque No. ........... dated ....................... drawn on ....................... Bank, ....................... Branch being the part payment out of the lump sum total Sale-price ol Rs. ........................ [Rupees ....................... Only] against and in consideration of the said Plot agreed to be sold by the Owner/DeveIoper/Promoter to the Purchaser, as an advance payment, the payment and (4) receipt of which advance amount the Owner/Developer/Promoter hereby admit and acknowledge. The Purchaser has agreed to pay to tha Owner/Developer/Promoter, in such name and as per their directions, the entire balance of the sale-price in the manner as mentioned in tha Schedule E hereunder written, and which payment is deemed to be the essence of these presents; NOW THESE PRESENTS WITNESSETH AHD IT IS HEREBY AGREED BY AND BETWEEN THE PARTIES HERETO AS FOLLOWS :— 1. PURCHASE AND SALE OF THE PLOT : The Purchaser/s has/have agreed to acquire and Owner/Developer/Promoter has agreed to sell the said Open Plot No. ........, admeasuring sq.mtr, and the right to construct thereon, as per sanction plans to the Purchaser, for the lump sum consideration and on the terms and conditions set out hereinafter, and which Plot is more particularly described in the Schedu/e A and specified in Plan Schedule B hereunder written; The said Plot agreed to be acquired by the Purchaser/s herein shall be provided only and only with the common amenities and facilities as per the specifications, which are set out in theAnnexure , hereunder written; 2. CONSIDERATION : • LUMP SUM CONSIDERATION AND EXCLUSIONS : As mentioned above, the Owner/Developer/Promoter herein agreed to sell to the Purchaser/s and the Purchaser/s has/have agreed to purchase from the Owner/Developer/Promoter the said open Plot inclusive the specifications mentioned in the Annexure.................................................................................................................... at or for the mutually agreed lump sum consideration of Rs. ................................................... only) and the Purchaser shall make the payment of the same in the name of " ..................... " or such other name as may be specified from time to time by the Owner/DeveIoper/Purchaser; and the said consideration amount is excluding expenses for stamp duty and registration fees, GST and ALL other taxes, expenses, etc., ard also all ths other outgoings as mentioned hersin below which will be paid by the Purchaser/s separately as agreed and specified. TIME PERIOD FOR POSSESSION : The possession of the said Plot agreed to be purchased by the Purchaser/s shall be handed over to the Purchaser/s by the Owner/DeveIoper/Promoter before on receipt of the entire amount of the purchase price of the said Plot and other charges as agreed. The Purchaser/s shall take possession of the said open Plot within [fifteen days] two months {u/s 19(10)] of the Owner/Developer/ Promoter giving written notice to the Purchaser/s intimating the same and after complying with all necessary legal fonmalities, and electing necessary payment as per agreed schedule. DELAY IN HANDING OVER POSSESSION BY OWNER/DEVELOPER/PROMOTER/ CONSENTING PART V: (5) It is agreed between the parties hereto that if the Ownsr/Developer/Promoter fails to give possession of the said Plot in accordance with the terms of this Agreement within the stipulated period as mentioned in clause 2.2 hereinabove or within further mutually agreed period [and a period of three months thereafter,] or if, the Owner/Developer/Promoter and/or its Agents for reasons beyond its control, are unable to give possession of the said Plot by the said date and after a period of two months if those reasons still exist, thus in such case, Owner/Developer/ Promoter shall, without prejudice to its rights reserved hereunder, be liable on demand ot the Purchaser/s to refund the amounts already received by it in respect of the said Plot from the Purchaser/s with simple interest thereon at such rate of interest as prescribed under the provisions of the RERA Act, 2017, and the Rules made there under, per annum, from the date it received the same till the date the amounts andinterest thereon is refunded to the Purchaser/s. 3. MAINTENANCE OF THE PLOT/LAYOUT : Commencing the week after Notice in writing is given by the Owner/Developer/Promoter to the Purchaser/s that the said Plot is ready for use and occupation and intimation of the same is received by the Purchaser/s from the Owner/Developer/Promoter, the Purchaser/s hereby agree/s and bind/s himself/ herself/ themselves to pay to the owner/DevaIoper/Promoter, changes for common service if any. FORMATION OF FIHAL BODY OF PURCHASE: The Owner/Devebper/Promoter shall on execution of registered agreement form within the period of 3 months from handing over possession of the last unsold Plot to the concerned Purchaser, in of the said Complex, shall form a Co-operative Housing Society governed by the provisions of the Maharashtra Co-operative societies Act,1932 or such other body as may ba deemed lit by the owners/promoters and Owner/DeveIoper/Promoter of which all the purchasers of Plots shall be bound to become ann be admitted as members. 4. NO RIGHTS TO DEMAND SUB-DIVISION : The Purhaser/s of the Plot/Plots agreed to be sold hereunder and all me other purchasers of Plots in the said Land shall not have any right to make sub-division of the Plot and always subject to tho applicable rules, regulations and bye-laws. Purchasers shall not have individual right, title, claim or interest in respect of the amenity spaces, open spaces and the said entire Land and the rights of the Purchaser/s are confined only to the Plot/Plot hereby agreed to be sold, it being expressly agreed subject to the applicable rules, regulations and bya-laws. In case the Conveyance is executed in favour of the Ultimate Body before the dlsposal by the Owner/DeveIoper/Promoter of all the plots on the said Land, then in such case, the Owner/Developer/ Promoter shall join in the Ultimate Body as members holding such unsold pIot and as and when such Plots are said ///// mind party at the discretion of the Owner/Developer/Promoter, the Ultimate Body shall admit as members the Purchasers of such plots without charging any premium, transfer fees, or any other extra payment (6) 7. REPRESENTATIONS AND WARRANTIES OF THE OWNER/DEVELOPER/PROMOTER The Promoter hereby represents and warrants to the Allottee/Purchaser as follows :— {a} The Promoter has clear and marketable title with respect to project land/Plot; as declared in the title report annexed to thiS agreement and has the requslte righs to carry out development upon the project land and also has actual, physical and legal possession of the project land for the implementation of the Project; The promoter has aLso obtained the necessary N.A. permission from competent authority; (â) The Promoter has lawful rights and requisite approvals from the competent authorities to carry out development to the Project and shall obtain requisite approvals from time to time to complete the development of the project; {c} There are no encumbrances upon the project land or the Project except those disclosed; {d} There are no litigations pending before any Court of law with respect to the project land or Project except those disclosed in the title report; there are no prohibitory order for transfer at the plot. {e} All approvals, licenses and permission issued by the competent authorities with respect to tha Project, project land and said building are valid and subsisting and have been obtained by following due process of law. Further, all approvals, licenses and permits to be issued by the competent authorities with respect to the Project, project land and said building/wing shall be obtained by following due process of law and the Promoter has been and shall, at all times, remain to be in compliance with all applicable laws in relation to the Project, project land, Building/s and common areas; {f} The Promoter has the right to enter into this Agreement and has not committed or omitted to any act or things where by the right, title and interest of the Allottee created herein, may prejudicially be affected; {g} The Promoter has not entered into any agreement for sale and/or development agreement or any other agreement arrangement with any person or party with respect to the project land, including the Project and the said Plot which will, in any manner, affect the rights of Allottee under this Agreement; (h) The Promoter confirms that the Promoter is not restricted in any manner whatsoever from selling the said Plot to the Allottee in the manner contemplated in this Agreement; (i) Promoter has duly paid and shall continue to pay and discharge undisputed govemment dues, rates, charges and taxes and other monies, levies, premiums, damages and/or penaltles and other outgoings, whatsoever, payable with respect to the said project to the competent Authorlties; {/} No not be from the Government or any other local body or authority or any enactment, government ordinance, order, notlfication (including any notice for acquis’ition or requisition of the satd property) haa been received or served upon the Pn:›rnoter in respect of the project land and/or the Project except thoae disclosed in the title reporL (k) The promoter shall obtain all such insurance as may be notified by the Government of Maharashtra : (I) The to hand as a part of real estate project. (7) 8. PAYMENT OF STAMP DUTY/REGISTRATIOH FEE5/ EXPENSES : It Is hereby expressly agreed that the Purchaser shall bear the Stamp Duty and Registration Charges payable on this Agreement and atl documents executed by the Owner/ Developer/Promoter pursuarithereto including but not restricted to the proportionate Stamp Duty payable on the Deed of Conveyance of the specified pans of the land and any building w‘ithin the said Complex which may be executed by the Owner/Developer/Promoter or Consenting Party in favour of the Association/ condomlnlum/ sodety of all Plot purchasers in the said project. 9. ENTIRE AGREEMENT : This Agreement, along with its schedules and annexures, constitutes the entire Agreement between the Parties with respect to the subject matter hereof and supersedes any and all understandings, any other agreements, alk›tment letter, correspondences, arrangements whether written or oral, if any, between the Parties in regards to the sald apartment/plot/building, as the case may be. 10. FURTHER ASSURANCES : Both Parties agree that they shah execute, acknowledge and deliver to the other such instruments and teke such other actions, in additions to the instruments and actions specifically provided for herein, as may t›e reasonably regubed in order to effectuate the provisions of thi6 Agreement or of any transaction contemplated herein or to confirm or perfect any right to be created or tranaforred hereunder or pursuant to any such transaction. 11. ADDRESS FOR SERVICE : That all notices to be served on the Allottee/Purchaser and the Promoter as contemplated by this Agreement shall be deemed to have been duly served if sent to the Allottee or the Promoter by Registered Post A.D and notified Email ID/Under Certificate ol Posting at their respective addresses specified below: Name of Allottee/Purchaser (Allottee’s Address) Notified Email ID : .............................. ... Mls. Promoter Name (Promoter Address) Notified Emall ID : ................................... It shall be the duty of the AZottee and the promoter to inform each other of any change in address subsequent to the execuMon of this Agreement irt the above address by Registered Post failing which all communicatlons and letters poctad at the above address shall be deemed to have been received by the promoter or the Allottee, as the case may be. Any dispute between parties shall be settled amicably by following conciliation proceedings. In caseo\ failure to settle the dispute amicably, the same shall be decided as per the provisions of the Real Estate (Regulation and Development) Act, 2016, Rules and Regulations, thereunder. (8) 13. GOVERNING LAW : That the rights and obligations of the parties under or arising out of this Agreement shall be construed and enforced in accordanca with the laws of India for the time being in force and the .......................... courts within whose local limits the property is situated will have the jurisdiction for this Agreement. Important Note.— Please insert any other terms and conditions as per the contractual understanding between the parties, however, please ensure that such additional terms and conditions are nolin derogation oT or inconsistent with the provisions of the said act and any other governing law for time being in force and the Rules and Regulations made thereunder]. Nole. — Testimonial clause to be finalized in individual rases having regard to the constitution of theparties to the Agreement. LIST OF ANNEXES Annexure “A” : Title Certificate. Annexure “B” : 7/12 Extracts. Annexure “C” : Approved Layout of Plots. Annexurs “D” Authenticated Copy of the approved layout showing the specific plot, subject matterof these presents. Annexure “E” List of Common Areas, and Amenities to be provided under these presents. The nature, extent and description of common areas and facilities. A.) Description of the common areas provided: Type of Proposed Date Proposed Date Size/area of the common areas of Occupancy of handover common areas provided Certificate for use provided i. ii. iii. B.) Facilities /amenities provided /to be provided within the Layout and /or common areas of the Layout: Type of Phase Proposed Proposed Date Size /area FSI facilities/ name Date of of handing of the Utilized amenities /number Occupancy over to the facilities/ or free provided Certificate Society/ amenities of common FSI organization i. ii. iii. C). The size and the location of the facilities / amenities in form of open spaces (RG/PG etc.) provided /to be provided within the plot and /or within the layout. Type of Phase Size open Proposed Proposed open name spaces to be Date of Date spaces /number provided availability for of handing (RG/PG) to use over be to the provided common organization i. ii. iii. Annexure “F” Registration Certificate of the Project granted by the Real Estate Regulatory Authority.