@-a/, g O)6/ti/,Ga nga purkar) Wqq6kt ADVOCATES 'Indrayani",14, Radhamohan Colony, Khokadpura, Aurangabad- 431 001, Tel:- 9765557543150 Email : lmdvakil(agmail.com Date:- 26-09-2022 TITLE REPORT Subject :- Title Clearance Certificate in respect of land Gut No. 57 to the extent of 3 H 48 R, situated at Satara, Tq. & Dist. Aurangabad [Hereinafter to be referred to as "Said Land" I have investigated the title of the sald land on the request of Promoter- SAFFRON ASSOCIATES and following documents, i.e. :- 1. DESCRIPTION OFTHE SAID LAND :- All piece and parcel of land bearing Survey No. 57lP adm.3 Hector 48 Are, situated At Village Satara, Tq. And Dist. Aurangabad within the municipal limits of Aurangabad Municipal Corporation and bounded as under :- On or towards East :- Land bearing Gut No. 54 & 55 On or towards West :- Part of Land Gut No. 57 and warehouse On or towards North :- Beed Bye-Pass Road On or towards South :- Land bearlng Gut No.53 M,e 1 lPage 2. Documents of the said land :- Particulars of documents scrutinized Nature of documents verified as serially & chronologically. to whether they are originals or certified copy of registration extracts duly certified. 1 Non-agricultural use Order issued under section M of the Maharashtra Land Revenue Code, 1966. The said Photocopy perused by me. permission was accorded by the Collector, Aurangabad vide Order No. 20104{AP-34/Mauje Satara/280 dated 06fl42010 for the area of 25,500 sq.m in the name of ]ayendra Hiralal Shroff and 10 others 2 (1) Smt. Saroiben ManiIaI Shroff, (21 Arunchandra Hiralal Shroff, (3) ]ayendra Hiralal Shroff, (4) Satish Manilal Shroff, (5) Raiesh Manilal Photocopy perused by me. Shroff, (6) Mrs. Nilima Prakash Mehta, @ Mrs. Vandana Manoj Sheth, (8) Shirish Arunchandra Shroff, (9) Ashish ]ayendra Shroff, (10) Amit ]ayendra Shroff, (L1) Saniay Baldeodas Shah, (12) Aiay Baldeodas Shah, (13) Mahesh Baldeodas Shah, and (14) Milind Baldeodas Shah sold/alienated the said land Gut No. 57 to the extent of 3 H 48 R to Saffron Associates, a registered partnership firm (No. ABD/5081 dated 19/03/2012) through its partner Shri Umesh Popatlal Munot under registered SaIe Deed No.7242011 dated 2410U2071 3 Mutation Entry No. 20637 mutated and recorded in the name of Saffron Photocopy perused by me. Associates, in the fl2 extract of land Gut No. 57, to the extent of land adm. 3 Hector 48 Are. I\a/s. Saffron Associates executed Photocopy perused by me registered deed of relinquishment on I 2li06l2011 bearing day book No. 2 | Page 2378/2077 in favour of Municipal Corporatiory Aurangabad for relinquishment of land adm. 7,605 sq.m. affected under 24mtrs wide DP Road 4 Commencement certificate issued by on 08/08/2073 bearing permission No. Photocopy perused by me. 379/2073-14 as well as the sanctioned plan approved by Dy. Engineer, Town Planning , Municipal Corporation, Aurangabad in respect of land adm. 3 Hector 48 Are in favour of Saffron Associates 5 Aurangabad Municipal Corporation Aurangabad sanctioned revised construction permission and issued Photocopy perused by me. revised commencement certificate on %fl42076, bearing permission No. 859/2076-12 as well as the Dy. Engineer, Municipal Corporation Aurangabad sanctioned the construction plan on 23fl42015 in respect of land adm. 3 Hector 48 Are in favour of Saffron Associates 6 Deed of Declaration dated 2[12/2079 in respect of land admeasuring 3 Hector 48R (34,800 sq.m.) of Gut No.5Z situated at Satara, Tq. & Dist. Aurangabad, Photocopy perused by me. which is duly registered at Day Book Sr.No. 7757 in the office of Sub Registrar, Aurangabad 7 I\d/s. Saffron Associates through its Photocopy perused by me. partners have also registered three projects such as "Saffron Tranquil Landscape", "Saffton Landscapes" and "Saffron Landmarks" with the Maharashtra Real Estate Regulatory Authority and obtained registration certificate of proiect Form -C on 19/08/2017 as well as I\{s. Saffron Associates through its partners have M obtained the Environmental clearance for the above said project on 20/05/2079 from State Level Environment Impact -*-.>; lPage Assessment Authority. 8 Revised construction permission Photocopy perused by me bearing Commencement Certificate No. 45/2020-21 in file N o. 32fl7/2020-2'J. dated 75/04/202'1, granted permission for construction of Residential cum Commercial Building in respect of part of the land of Gut No.57 in the name of Saffron Associates 9 Equitable Mortgage Deed dated Photocopy perused by me executed in favour of the State Bank Of India and closure of loan account in State Bank of India vide letter dated 24103/2022 10 Partnership deed, admission cum Photocopies perused by me retirement deeds, executed from time to time of l\zVs. Saffron Associates 3. 7ll2 extract of Gut No.57 adm, 3 Hector 48 Are in favour of M/s. Saffron Associates and Mutation Entry No, 2O637. 4. Search Report of 3O Yrs from 1993 tall 2022. II. On perusal of the abovemetioned documents and all other documents relating to the title of the said land, f am of the opinion that the Title of Promoter-M/s. Saffron Associates is clear, marketable and subject to the encumbrance of State Bank Of India. Owners of the Said land bearing Gut No.57 adm, 3 Hector 48 Are - M/s. Saffron Associates. III. The report reflecting the flow of the title of the Promoter-M/ Saffron Associates on the said land is enclosed herewith as An Enclos:- Annexure 0lt I n Au ftttta 4 | Page @"a/, g 0)6/rr/o a ga pu rka r) n Wqq6/dt ADVOCATES "Indrayani", 14, Radhamohan Col ony, Khokadpura, Aurangabad- 431 001, Tel:- 9765557543/50 Email : tmdvakil@omait.com FLOW OF THE TITLE OF THE SAID LAND (In respect of agricultural land Gut No. 57 to the extent of 3 H 48 R, situated at Satara, Tq. & Dist. Aurangabad) 1. On perusal of the records and documents placed before me, it is revealed that the agricultural land admeasuring 12 Hector B0 R (32 Acer) forming part of Survey no's 35 and 36 admeasuring 17 Acers 27 Gunthas and 13 Acers 38 Gunthas situated at Village Satara , Tq & dist: Aurangabad was owned and possessed by Dwarkadas Digambardas Shroff. Dwarkadas Shroff died on 15/08/1953 leaving behind (1) Motilal, (2) Hiralal ,(3) Pannalal and (4) Manilal as his legal heirs and successors. After demise of Dwarkadas Shroff, name of his eldest son, namely Motilal was mutated in the revenue records of land survey no.35 and 36 as Karta of Joint Hindu Family. 2. On perusal of the records and documents placed before me, it is revealed that, out of Land survey no.35 admeasuring 17 Acer 27R, Portion of 25 R and out of survey no.36 admeasuring 13 Acer 38 R portion of 22 R was acquired for Beed Bye pass road. The special land acquisition officer Aurangabad passed award in that respect on L6/03/86. Late Motilal Shroff had also filed LAR no.200/97 before the Hon,bl s lPa ge v C.J.S.D Aurangabad for grant of additional compensation which is pending. 3. On perusal of the records and documents placed before me, it is revealed that, Manilal Dwarkadas Shroff Died on 26/1-L/L995 leaving behind Wife Sarojben and two sons and two daughters namely Satish, Rajesh, Nilima and Vandana. 4. On perusal of the records and documents placed before me, it is revealed that, Hiralal Dwarkadas Shroff Died on 07/09/2000 leaving behind two Sons Arunchandra, Jayendra and wife Gopiben Hiralal Shroff who died on 02/10/2005, 5. On perusal of the records and documents placed before me, it is revealed that, out of 12 Hector 33 R, land admeasuring 2 Acer 10 Gunthas (90R) was Sold by late Motilal shroff during his lifetime as the Karta of joint Hindu family to Mohammad Siddique Motiwala by virtue of registered sale deed dated 14108/97 registered at day book sr.no. 2975 in the office of sub-registrar, Aurangabad. 6. On perusal of the records and documents placed before me, it is revealed that, after selling of 90 R land to Mohd. Siddique Motiwala 11 Hector 43 R was continued to be owned by , Motilal shroff , as Karta of loint Hindu Family consisting of himself and Hiralal Shroff , Sarojben Wo Late Manilal Shroff, Satish S/o Manilal Shroff, Rajesh S/o Manilal Shroff, Arunchandra Hiralal Shroff , Jayendra Hiralal Shroff who as vendors and Shrish S/o Arun Shroff, Ashish S/o Jayendra Shroff, Nilima D/o Manilal Shroff, Vandan D/o Manilal Shroff as consenting party no.1 an d Raghuvir Capital Services as consenting party no.2 sold land a easuring 2 Hector 43 R (6 Acre 3R) to Jitendra Shantilal Mutha and \ 6lPage others by virtue of registered Sale deed dated 22/09/1999 which was registered on 15/LO/1999 at day book sr.no.4572 in the office of Sub- registrar ,Aurangabad .The said document was impounded after collecting deficit stamp duty and it was registered on 3/04/2000 at sr.no.1959. 7. On perusal of the records and documents placed before me, it is revealed that, Motilal Dwarkadas Shroff Died in the year lo/t2/2001 leaving behind Wife Chandaben Motilal Shroff and daughter Sindhuben Wo Baldeodas Shah. Chandaben died on 28/04/2007 succeeded by only daughter Sindhuben W/o Baldevdas Shah.Thereafter on 2l/ll/07 Sindhuben died leaving behind four sons, Sanjay ,Ajdy , Mahesh and Milind Shah. B. On perusal of the records and documents placed before me, it is revealed that, Pannalal Dwarkadas Shroff Died bachelor on 20/ll/1997 and had no issues. 9. On perusal of the records and documents placed before me, it is revealed, out of 9 Hector land admeasuring 3 Hectors was acquired by State of Maharashtra for Ware House and remaining land admeasuring 6 Hectors stood in the name of Motilal shroff as Karta of joint Hindu family. Some part of the said land was affected by proposed 24 meter and 15 meter D.P.Road. 10. On perusal of the records and documents placed before me, it is revealed that, the land admeasuring approximately 6 Hector (15 Acers ) forming part of land gut no.57 situated at village Satara Tq & dist, Aurangabad stood in the name of Motilal Dwarkadas Shroff as Karta of Joint Hindu Family and Hiralal Shroff , Sarojben W/o Late Manilal Shroff, Satish S/o Manilal Shroff, Rajesh S/o Manilal Shroff, Arunchandra Hiral 7lP \a '.--4 Shroff , Jayendra Hiralal Shroff who as vendors and Shrish S/o Arun Shroff, Ashish S/o Jayendra Shroff, Nilima D/o Manilal Shroff, Vandan D/o Manilal Shroff are Legal heirs and successors of Motilal and his brothers, Hiralal ,and Manilal . The names of shroff family were mutated and recorded in revenue records as joint owners and possessors. 11. On perusal of the records and documents placed before me, it is revealed that the successors of the Shroff brothers have inherited a part of the property Gut No. 57, left behind by them and their names have been duly recorded in the revenue record as the joint owners and possessors of the said property to the extent of their respective shares in it, after excluding the portion affected in the road widening. L2. On perusal of the records and documents placed before me, it is revealed that M/s. Yashodhan Properties had agreed to purchase the property from the Shroff's and had then measured the land through the TILR, Aurangabad on 20/06/20L0 in measurement file No. 6377/20L0 and recorded that the land in actual possession of the Shroff's is 5 H 10 R as against 6 H as is stated in the revenue record. 13. On perusal of the records and documents placed before me, it is revealed that Jayendra Hiralal Shroff and 10 others have on L2/07/20L0, filed an application with the Collector, Aurangabad for the conversion of the land to Non-agricultural use under section 44 of the Maharashtra Land Revenue Code, 1966. The said permission was accorded by the Collector, Aurangabad vide Order No. 2010/NAP-34/Mauje Satara/280 dated 06/1212010 for the area of 25,500 sq.m. 14. On perusal of the records and documents placed before me, it is ealed that partnership firm - M/s. Saffron Associates was formed on 8lPage t5/05/2OlO consisting of 7 partners namely- 1. Mr. Anil P. Munot, 2. Umesh P. Munot, 3. Mr. Lalit M. Zambad, 4. Vithal G. Labhshetwar, 5. Mahesh V. Labhshetwar, 6. Rajesh B. Vargantwar and 7. Dr. Yogesh B. Vargantwar by execution of Partnership deed dated t5/05/2OtO. Thereafter, the partnership firm was reconstituted by executing Deed of Admission cum Partnership Deed dated 06/04/2OLt wherein Mrs. Mandakini Narayan Mahajan was admitted in the partnership firm. 15. On perusal of the records and documents placed before me, it is revealed that (1) Smt. Sarojben Manilal Shroff, (2) Arunchandra Hiralal Shroff, (3) Jayendra Hiralal Shroff, (4) Satish Manilal Shroff, (5) Rajesh Manilal Shroff, (6) Mrs. Nilima Prakash Mehta, (7) Mrs. Vandana Manoj Sheth, (8) Shirish Arunchandra Shroff, (9) Ashish Jayendra Shroff, (10) Amit Jayendra Shroff, (11) Sanjay Baldeodas Shah, (12) Ajay Baldeodas Shah, (13) Mahesh Baldeodas Shah, and (14) Milind Baldeodas Shah have then sold/alienated the said land Gut No. 57 to the extent of 3 H 48 R to Saffron Associates, a registered partnership firm (No. ABD/6081 dated 19/03/2012) through its partner Shri Umesh Popatlal Munot under registered Sale Deed No.724/20t1 dated 24/01/2011 on as is where is basis, thereby transferring the right, title, interest, ownership and possession thereof to the purchaser, which is inclusive of the area to be acquired for DP Road. The said sale deed has been consented to by M/s. Yashodhan Properties , a registered partnership firm , it being the purchaser of land to the extent of 1 H 62 R from Gut No. 57 under registered sale deed No. 0719-2011 dated 24.Ot.2OLt from the Shroffs. 15. On perusal of the records and documents placed before me, it is revealed that Saffron Associates, has then applied for and got its name mutated in the 7/12 extract of land Gut No. 57, to the extent of la lPage processed to be purchased by it under sanctioned mutation entry No' 20637. 16. On perusal of the records and documents placed before me, it is revealed that M/s. saffron Associates through its partners have also handed over the area admeasuring 7,605 sq.m. affected under 24 mtrs wide DP Road and executed registered deed of relinquishment on 2l/06120ll bearing day book No. 2378/2011 in favour of Municipal Corporation, Aurangabad. 17. On perusal of the records and documents placed before me, it is revealed M/s. Saffron Associates through its partners made an application towards competent authority for construction permission and accordingly by considering the application the Aurangabad Municipal corporation has sanctioned the construction permission and issued commencement certificate on 08/OB/2013 bearing permission No. 3lg/2}t3-L4 as well as the Dy. Engineer, Town Planning , Municipal Corporation, Aurangabad has also sanctioned plan on 08.08.2013. 19. On perusal of the records and documents placed before me, it is revealed that the partnership firm- M/s. Saffron associates was reconstituted by admitting new partner- namely Shri. Manoj Kala into the partnership firm by virtue of execution of Deed of Admission cum Partnership Deed dated 13/03/2014. Thereafter, the partnership firm was further reconstituted by admitting two new partners- namely shri Manish D. Parakh and shri Bharat M. Jain by virtue of Deed of Admission cum partnership Deed dated 24/09/2015. It is revealed that as per said partnership deed dated 24/09/20L5, the partners had following share in he trm : a. Anil P. Munot - 29.00 o/o 10 lPage b. Umesh P. Munot - 03.00% c. Lalit M. Zambad - 03.00o/o d. Vithal G. Labhshetwar - !2.OOo/o e. Mahesh V. Labhshetwar- 16.000/o f. Rajesh B. Vargantwar - 08.00o/o g. Dr. Yogesh B. Vargantwar - 08.00o/o h. Mrs. Mandakini N. Mahajan - 07.OOo/o i. Manoj K. Kala - 09.00 % j. Manish Parakh - 02.50o/o k. Bharat Jain - 02.50o/o 20. On perusal of the records and documents placed before me, it ls revealed that M/s. Saffron Associates through its partners made an application towards competent authority for revised construction permission and accordingly by considering the application the Aurangabad Municipal Corporation Aurangabad has sanctioned the revised construction permission and issued revised commencement certificate on 23112/2016, bearing permission No. 859/2016-17, as well as the Dy. Engineer, Municipal Corporation Aurangabad has also sanctioned the construction plan on 23/12/2016. 20. On perusal of the records and documents placed before me, it is revealed that the partnership firm- M/s. Saffron associates was reconstituted by admitting new partners- namely a. Shri Madhukar Narlawar, b. Shri Murlidhar Wattamwar c. Shri Narayan Polawar and d. Shri Laxminarayan Chanda into the partnership firm by virtue of execution of Deed of Admission cum partnership Deed dated 03/04/2017. It is revealed that as per said partnership deed dated 03/04/20L7, the partners had following share in the firm : 1l lPage a. Anil P. Munot - 29.O0 o/o b. Umesh P. Munot - 03.00o/o c. Lalit M. Zambad - 03.00o/o d. Vithal G. Labhshetwar - 07,O0o/o e. Mahesh V. Labhshetwar- 15.50o/o f. Rajesh B. Vargantwar - 07.75o/o g. Dr. Yogesh B. Vargantwar - 07.75o/o h. Mrs. Mandakini N. Mahajan - 03.00o/o i. Manoj K. Kala - 09.00 % j. Manish Parakh - 02.50o/o k. Bharat lain - 02.50o/o l. Madhukar Narlawar - 03.50o/o m. Murlidhar Wattamwar - 03.50o/o n. Narayan Polawar - 01.00o/o o. Laxminarayan Chanda - 02.00o/o 20. On perusal of the records and documents placed before me, it is revealed that, M/s. Saffron Associates through its partners have also registered three projects such as "saffron Tranquil Landscape", "Saffron Landscapes" and "saffron Landmarks" with the Maharashtra Real Estate Regulatory Authority and obtained registration certificate of project Form -C on 19/08/20L7 as well as M/s. Saffron Associates through its partners have obtained the Environmental clearance for the above said project on 20/O5l2Ol9 from State Level Environment Impact Assessment Authority' 2t. On perusal of the records and documents placed before me, it is revealed that M/s. saffron Associates executed Deed of Declaration daled 2:l'/1212019 in respect of land admeasuring 3 Hector 48R (34,800 m.) of Gut No, 57, situated at Satara, Tq. & Dist. Aurangabad, which 12 | P a g e is duly registered at Day Book Sr.No. 7151 in the office of Sub Registrar, Aurangabad. The entire project is being developed in 3 parts i.e. i) "Saffron Tranqil Landscape" (Villa) consisting of developed 25 independent Bungalows constructed on land area admeasuring LL,42L.54 sq.m. and proposed Builtup area 8,998 sq.m. ii) "Saffron Landscapes" (Apartment) consisting of flat apartments to be constructed on land area admeasuring 8,760.31 sq.m. having proposed Built up area 23,325 sq.m. ii) "Saffron Landmarks" (Commercial Mall) shall be Commercial Buildings consisting of Showrooms, Shops, Offices, Outlets, Hotels, Restaurants, Clinics, etc. to be constructed on land admeasuring 7,0t3.t5 sq.m. having proposed Built up area 30,947 sq.m. 23. On perusal of the records and documents placed before me, it is revealed that the partnership firm- M/s. Saffron associates was reconstituted whereby one of the partner namely Bharat M. Jain retired from the firm by virtue of execution of Deed of Retirement cum Partnership Deed dated ]-0/08/2020. It is revealed that as per said partnership deed dated IOIOB/2020, the partners had following share in the firm : a. Anil P. Munot - 29.00 o/o b. Umesh P. Munot - 03.00o/o c. Lalit M. Zambad - 03.00o/o d. Vithal G. Labhshetwar - 07.0Oo/o e. Mahesh V. Labhshetwar- 15.50o/o f. Rajesh B. Vargantwar - 07.75o/o g. Dr. Yogesh B. Vargantwar - 07.75o/o 13 lPage h. Mrs. Mandakini N. Mahajan - 03.00o/o i. Manoj K. Kala - 09.00 o/o j. Manish Parakh - 05.00o/o k. Madhukar Narlawar - 03.50o/o l. Murlidhar Wattamwar - 03.50o/o m. Narayan Polawar - 01.00o/o n. Laxminarayan Chanda - O2.0Oo/o 22. That, Saffron Associates obtained revised construction Permission bearing Commencement Certificate No. 45/2020-21 in file No. 32/t7/2020-21 dated t6/0412021 granted permission for construction of Residential cum commercial Building on the land referred under the Schedule. 24. On perusal of the records and documents placed before me, it is revealed that M/s saffron Associates have executed registered agreements as well as sale deeds in respect of project namely- "saffron Tranquil Landscapes"- Villa- Independent Bungalows and "Saffron Landscapes,,- Flatted Apartment Buildings. The details of execution and registration of various agreements as well as sale deeds of bungalows and flats are given in Annexure A which is enclosed with this title and Search Report. 24. That, presently the above said land is mortgaged with State Bank of India, branch at Aurangabad and executed Equitable Mortgage Deed for the same in favour of the said Bank. 25. That, saffron Associates applied for closure of loan account in state nkoflndiavideletterdated24/03/2022,ItisrepresentedthatState /9 14 lPage Bank of India will issue release letter and/or execute release deed in respect of mortgaged property as well as issue No-Dues Certificate. 26. On perusal of the records and documents placed before me, it is revealed that partnership firm - M/s. Saffron Associates was formed on 15105/2OLO consisting of 7 partners namely- 1. Mr. Anil P. Munot, 2. Umesh P. Munot,3. Mr. Lalit M. Zambad,4. Vithal G. Labhshetwar,5. Mahesh V. Labhshetwar, 6. Rajesh B. Vargantwar and 7. Dr. yogesh B. Vargantwar by execution of Partnership deed dated t5/05/20t0. Thereafter, the paftnership firm was reconstituted by executing Deed of Admission cum Partnership Deed dated 06/04l2lll wherein Mrs. Mandakini Narayan Mahajan was admitted in the partnership firm. 26. Subject to the charge or encumbrance of State bank of India, clearance of outstanding municipal & property taxes and subject to unknown claims, I opined that title and ownership of M/s. Saffron Associates, a partnership firm through its partner Umesh Munot & others over the said land is clear and same is marketable free from all kinds of encu m bra nces; 27. That, I have perused the Index-II registers available in the office of Sub-Registrar, Aurangabad, however I have found that some Index-II in those registers were not traceable and some of the Index-II registers were in torn condition. 28. I have taken search of the property from 1991 to 2022 in the offices of Sub-Registrar, Aurangabad for last 30 years. From the available records in loose sheets and bound volumes, no transactions are registered pertaining to the said land and it is observed that Index-II registers are not accurately maintained and all the transactions are n 15 I ge reflected in the bound volumes. I found that some of the registers are not traceable and in most of the registers which are available in the office, certain pages are missing and some of them are in torn condition. I also found that the papers from the registers are scattered here and there. Therefore, From the available record maintained in the office of Sub-Registrar, Aurangabad, I opined that subject to above and observations made in this repoft, the said land does not bear any encumbrances, charges, lien, etc . The copies of the Search fees receipt is enclosed herewith. HENCE, THrS REPORT. +D( Y\ Date :26/09/2022 rdrif d. Place : Aurangabad Auranga ohar D. Vakil Advocate Encl.: 1. Search fee receipt No. 11t2409457 dated t9105/2022 2. Search Fee Receipt No. 10092 dated 20/09/2022 16 lPage