“GOKULDHAM” Annexure ‘A’ Model Form of Agreement to be entered into between Promoter and Allottee(s) (See rule 10(1)) EXPLANATORY NOTE This is a model form of Agreement, which may be modified and adapted in each case having regard to the facts and circumstances of respective case but in any event, matter and substance mentioned in those clauses, which are in accordance with the statute and mandatory according to the provisions of the Act shall be retained in each and every Agreement executed between the Promoter and Allottee. Any clause in this agreement found contrary to or inconsistent with any provisions of the Act, Rules and Regulations would be void ab-initio. -: MODEL FORM OF AGREEMENT:- THIS AGREEMENT FOR SALE IS MADE AND EXECUTED ON................DAY IN THE MONTH OF ……………….. IN THE YEAR …. BETWEEN M/S VIGHNAHARTA ASSOCIATES, A Register Partnership firm Registered under the Indian Partnership Act 1932 Having it’s office at : Shop No. 46, Siddharth Arcade, Station Road, Chhatrapati Sambhajinagar. PAN NO. AAUFV1961A Through its Partner 1. Shri Manoj S/o. Zumberlal Pagariya, Age – 49 years, Occ.- Business R/o 20, Vedant Nagar, Chhatrapati Sambhajinagar. PAN: AADHAR: 2. Shri Shriram S/o Bhaurao Chaudhari Age – 73, Years, Occ: Business R/o 39, Devanagari, Darga Road, Chhatrapati Sambhajinagar. PAN: AADHAR: 3. Shri Nitin S/o Damodhar Pandit Age – 47, Years, Occ: Business R/o Vishnu Nagar, Jawahar Colony, Chhatrapati Sambhajinagar. PAN: AADHAR: 4. Shri Ramesh S/o Jagannath Gende Age – 45, Years, Occ: Business R/o Bhanudas Nagar, Jawahar Colony, Chhatrapati Sambhajinagar. PAN: AADHAR: (1) “GOKULDHAM” Hereinafter referred to as ‘DEVELOPER/PROMOTER/VENDOR’(which expression unless repugnant to the context or meaning thereof shall mean and include the firm its partners/persons for the time being constituting the firm their respective executors, administrators, successors, assigns, etc.,) …THE PARTY OF THE FIRST PART AND 1) MR/MRS…………………….. Age- …….. yrs, Occ- PAN No. R/at- …………………….. …………………………….. ……………….. Hereinafter referred to as the ‘ALLOTEE/ PURCHASER/S’ (which expression unless repugnant to the context or meaning thereof shall mean and include his/her heirs, executors, administrators and assigns). …THE PARTY OF THE SECOND PART WHEREAS the land bearing Plot No. 29, CTS No. 18088/1 admeasuring 334.50 Sq. Mtr. Situated at Kesarsingpura, Chhatrapati Sambhajinagar, Within the limits of Chhatrapati Sambhajinagar Municipal Corporation, Chhatrapati Sambhajinagar(Which is more particularly described in Schedule -I hereunder.) owned by M/S VIGHNAHARTA ASSOCIATES, a Partnership Firm Through its Partner (Hereinafter called and referred as “the Vendor/ Promoter /Builder/Developer” for the sake of brevity). The Vendor/ Promoter /Builder/Developer has purchased the said land from Sow Medha Prashant Deshpande and Shri Prashant Vijay Deshpande vide Sale Deed Bearing No. 7949/2021 dated 09/12/2021, for the consideration as mentioned in the sale deed which is paid to them. It appears from the mutation entry No. 17695 dated 13/03/2022. AND WHEREAS the Vendor/Promoter is entitled and enjoined upon to construct buildings on the project land in accordance with the recital herein above. AND WHEREAS the Vendor/Promoter has appointed License Architect duly registered with the Council of Architects of India his architect and entered in to a contract in the form prescribed by Council of Architects of India to prepare drawings, layout etc. and supervise the work of project till completion and to do all the work as per contract or till the Promoter desires so. AND WHEREAS The Promoter has appointed Structural Consultant having to supervise all the structural work as per plans sanctioned by prescribed authority which is Chhatrapati Sambhajinagar Municipal Corporation Chhatrapati Sambhajinagar (Chhatrapati Sambhajinagar) till the completion of the project or Promoter desires so. AND WHEREAS Advocate who has taken Search of the said land and issued a Certificate and Report regarding the Title of the said land. AND WHEREAS by virtue of the Sale Deed the Promoter has sole and exclusive right to sell the Flats/Shops/Offices in the said buildings to be constructed by the (2) “GOKULDHAM” Promoter on the project land and to enter in to agreements for sale with the Allottees of the Flat/Shop/Offices to receive the sale consideration in respect thereof. AND WHEREAS the Promoter has proposed to construct Residential Buildings on the said land and accordingly his architect prepared Lay out and building plans consisting Parking Floor 6 Floors, and submitted to Chhatrapati Sambhajinagar Municipal Corporation, Competent Authority for sanction. The Chhatrapati Sambhajinagar Municipal Corporation has sanctioned the Building Permission vide its Commencement Certificate No. B.P./81-2022-23, File No. 06/17/2022-23, dated 14/06/2022. AND WHEREAS The Collector Office Chhatrapati Sambhajinagar granted permission for the Non Agricultural use of the said lands, vide its order bearing No. RB/S/XIII/CP/NAP/5/66 DATED 05TH March 1966 in respect of the land. AND WHEREAS the promoter/Vendor has submitted plan for 334.50 Sq. mtr. and purchase TDR admeasuring 149.30 Sq. Mtr. and also paid premium for FSI and Ancillary area and obtain Building permission of admeasuring 1042.02 sq. mtr. for construction. In this way Competent Authority at present have sanctioned only 12 Flats, . AND WHEREAS the Promoter is commencing construction of only as per sanctioned at present. For remaining proposed construction Promoter shall submit the revised plan. F.S.I. and T.D.R. as per permissible under the rules and laws on prevailing date for which no prior consent of allottees shall be required. AND WHEREAS the Promoter has procured all the sanctions under the provisions of law from different departments, applicable to the development of the said land and implementation of the said project thereon. AND WHEREAS Promoter has applied to RERA authorities for registration of the said project under Real Estate (Regulation and Development) Act and obtained Certificate vide No.………………dated………………., which is annexed herewith as Annexure ‘F’. AND WHEREAS in compliance of the Act Developer/Promoter put all the relevant documents sanctions, plan on its allotted website. AND WHEREAS Promoter has displayed all the sanctioned plans, specifications as per circular No. 20/2018 dated 27/09/2018 and directions issued by Hon’ble Supreme Court at the site of project. AND WHEREAS the Allottee has offered to purchase an Flat/Shop/Office number ………. on the ………..Floor, (hereinafter referred to as the said “Flat/Shop/Office”) in the said project, known as “GOKULDHAM” by the Vendor/Promoter. AND WHEREAS the Allottee demanded from the Vendor/Promoter and the Vendor/Promoter has given inspection to the Allottee of all the documents of title relating to the said land and the plans, designs and specifications prepared by the Promoter's Architects and of such other documents as are specified under the Real (3) “GOKULDHAM” Estate (Regulation and Development) Act 2016 (hereinafter referred to as "the said Act") and the rules made thereunder. And also provided draft copy of Agreement for Sale to the Allottee. AND WHEREAS the copies of Certificate of Title issued by the attorney at law or advocate of the Promoter, copies of Property card or extract of Village Forms VI and VII and XII or any other relevant revenue record showing the nature of the title of the Promoter to the said land on which the Flat/Shop/Offices are constructed or are to be constructed have been annexed hereto and marked Annexure 'A' and 'B', respectively. AND WHEREAS the copies of the plans of the Layout as approved by the concerned Local Authority have been annexed hereto and marked Annexure ‘C’. AND WHEREAS the copies of the plans of the Flat/Shop/Office agreed to be purchased by the Allottee, as proposed by the Promoter and as approved by the concerned local authority have been annexed hereto and marked Annexure ‘D’. Similarly the Specification are particularly described in the Schedule III& Amenities are described in the Schedule IV written hereunder. AND WHEREAS the copies of Commencement as issued by the concerned local authority have been annexed hereto and marked Annexure ‘E’. AND WHEREAS the Vendor/Promoter has got some of approvals from the concerned local authority the plans, the specifications, elevations, sections and of the said Buildings/Wings and shall obtain the balance approvals from various authorities from time to time, so as to obtain Building Completion Certificate or Occupation Certificate of the said Building AND WHEREAS while sanctioning the said plans concerned local authority and/or Government has laid down certain terms, conditions, stipulations and restrictions which are to be observed and performed by the Promoter while developing the said land and the said building and upon due observance and performance of which only the completion or occupation certificates in respect of the said building/s shall be granted by the concerned local authority. AND WHEREAS the Promoter has accordingly commenced construction of the said building/s in accordance with the said sanctioned plans. AND WHEREAS the Allottee has applied to the Promoter for allotment of an Flat/Shop/Office No. ………. on …….Floor situated in the project, known as “GOKULDHAM” being constructed by him. AND WHEREAS the carpet area of the said Flat/Shop/Office is …………. square meter and "carpet area" means the net usable floor area of an Flat/Shop/Office, excluding the area covered by the external walls, areas under services shafts, exclusive balcony appurtenant to the said Flat/Shop/Office for exclusive use of the Allottee or verandah area and exclusive open terrace area appurtenant to the said Flat/Shop/Office for exclusive use of the Allottee, but includes the area covered by the internal partition walls of the Flat/Shop/Office. AND WHEREAS the parties relying on confirmation, representations and assurance of each other to faithfully abide by all the terms, conditions and (4) “GOKULDHAM” stipulations contained in this Agreement and all applicable laws, are now willing to enter into his Agreement on the terms and conditions appearing hereinafter; AND WHEREAS under section 13 of the said Act the Promoter is required to execute a written Agreement for sale of said Flat/Shop/Office to the Allottee, being in fact these presents and also to register said Agreement under the Registration Act, 1908. In accordance with the terms and conditions set out in this Agreement and as mutually agreed upon by and between the parties, the Promoter hereby agrees to sell and the Allottee hereby agrees to purchase the Flat/Shop/Office and the covered Parking (if applicable). NOW THIS AGREEMENT WITNESSETH AND IT IS HEREBY AGREED BY AND BETWEEN THE PARTIES HERETO AS FOLLOWS:- 1. The Promoter shall construct the said building/s consisting of Parking + 6 floor on the said land in accordance with the plans, designs and specifications as approved by the concerned local authority from time to time. Provided that the Promoter shall have to obtain prior consent in writing from the Allottee in respect of variations or modifications which may adversely affect the Flat/Shop/Office of the Allottee except any alteration or addition required by any Government authorities or due change in law. 1(a) The Allottee hereby agrees to purchase from the Promoter and the Promoter hereby agrees to sell to the Allottee Flat/Shop/Office No. ………..carpet area admeasuring …………sq. mtr. on…………..Floor (hereinafter referred to as "the Flat/Shop/Office ") as shown in the Floor plan thereof hereto annexed and marked Annexure ‘D’ for the consideration of Rs. ……………/- (Rupees ……………… Only) being proportionate price of the common areas, and facilities appurtenant to the premises, (including all the charges applicable as per rules of RERA) but excluding expenses for M.S.E.D.C.L. charges, society formation, stamp duty, registration fees, CGST & SGST or any other taxes levied by State/Central/Local/Gov./Semi Govt. or any competent authority which shall be paid by purchaser separately. The nature, extent and description of the common /limited common areas and facilities which are more particularly described in the Schedule annexed herewith Parking having exclusive right to use for his/her/their own vehicle. (if Applicable) 1(b) The Allottee has paid Rs. ……………/- (Rupees …………. Only) by cheque/D.D./R.T.G.S. No. …………… dated …………. drawn on ……………. As advance payment or application fee and hereby agrees to pay to the Promoter the balance amount of purchase consideration in the following manner:- (c) i. Amount of Rs......../-(........) (not exceeding 30% of the total consideration) to be paid to the Promoter after the execution of Agreement (5) “GOKULDHAM” ii. Amount of Rs......./-(..........) (not exceeding 45% of the total consideration) to be paid to the Promoter on completion of the Plinth of the building or wing in which the said Apartment is located. iii. Amount of Rs....../-(...........) (not exceeding 70% of the total consideration) to be paid to the Promoter on completion of the slabs including podiums and stilts of the building or wing in which the said Apartment is located. iv. Amount of Rs......./-(.............) (not exceeding 75% of the total consideration) to be paid to the Promoter on completion of the walls, internal plaster, floorings doors and windows of the said Apartment. v. Amount of Rs........./- (...........) (not exceeding 80% of the total consideration) to be paid to the Promoter on completion of the Sanitary fittings, staircases, lift wells, lobbies upto the floor level of the said Apartment. vi. Amount of Rs....../-(.....) ( not exceeding 85% of the total consideration) to be paid to the Promoter on completion of the external plumbing and external plaster, elevation, terraces with waterproofing, of the building or wing in which the said Apartment is located.. vii. Amount of Rs......./-(...........) (not exceeding 95% of the total consideration) to be paid to the Promoter on completion of the lifts, water pumps, electrical fittings, electro, mechanical and environment requirements, entrance lobby/s, plinth protection, paving of areas appertain and all other requirements as may be prescribed in the Agreement of sale of the building or wing in which the said Apartment is located. viii. Balance Amount of Rs...../-(............) against and at the time of handing over of the possession of the Apartment to the Allottee on or after receipt of occupancy certificate or completion certificate. 1(d) The Total Price above excludes Taxes (consisting of tax paid or payable by the Promoter by way of CGST & SGST, and Cess or any other similar taxes which may be levied, in connection with the construction of and carrying out the Project payable by the Promoter) up to the date of handing over the possession of the Flat/Shop/Office. 1(e) The Total Price is escalation-free, save and except escalations/increases, due to increase on account of development charges payable to the competent authority and/or any other increase in charges which may be levied or imposed by the competent authority Local Bodies/Government from time to time. The Promoter undertakes and agrees that while raising a demand on the Allottee for increase in development charges, cost, or levies imposed by the competent authorities etc., the Promoter shall enclose the said notification/order/rule/regulation published/issued in that behalf to that effect along with the demand letter being issued to the Allottee, which shall only be applicable on subsequent payments. 1(f) The Promoter may allow, in its sole discretion, a rebate for early payments of equal installments payable by the Allottee by discounting such early payments @ % per annum for the period by which the respective installment has been proponed. The provision for allowing rebate and such rate of rebate shall not be subject to any revision/withdrawal, once granted to an Allottee by the Promoter. (6) “GOKULDHAM” 1(g) The Promoter shall confirm the final carpet area that has been allotted to the Allottee after the construction of the Building is complete and the occupancy certificate is granted by the competent authority, by furnishing details of the changes, if any, in the carpet area, subject to a variation cap of three percent. The total price payable for the carpet area shall be recalculated upon confirmation by the Promoter. If there is any reduction in the carpet area within the defined limit then Promoter shall refund the excess money paid by Allottee within forty-five days with annual interest at the rate specified in the Rules, from the date when such an excess amount was paid by the Allottee. If there is any increase in the carpet area allotted to Allottee, the Promoter shall demand additional amount from the Allottee as per the next milestone of the Payment Plan. All these monetary adjustments shall be made at the same rate per square meter as agreed in Clause 1(a) of this Agreement. 1(h) The Allottee authorizes the Promoter to adjust/appropriate all payments made by him/her under any head(s) of dues against lawful outstanding, if any, in his/her name as the Promoter may in its sole discretion deem fit and the Allottee undertakes not to object/demand/direct the Promoter to adjust his payments in any manner. Note: Each of the installments mentioned in the sub clause (ii) and (iii) shall be further subdivided into multiple installments linked to number of basements/podiums/floors in case of multi-storied building /wing. 2.1 The Promoter hereby agrees to observe, perform and comply with all the terms, conditions, stipulations and restrictions if any, which may have been imposed by the concerned local authority at the time of sanctioning the said plans or thereafter and shall, before handing over possession of the Flat/Shop/Office to the Allottee, obtain from the concerned local authority occupancy and/or completion certificates in respect of the Flat/Shop/Office. 2.2 Time is essence for the Promoter as well as the Allottee. The Promoter shall abide by the time schedule for completing the project and handing over the [Flat/Shop/Office/Plot] to the Allottee and the common areas to the association of the allottees after receiving the occupancy certificate or the completion certificate or both, as the case may be. Similarly, the Allottee shall make timely payments of the installment and other dues payable by him/her and meeting the other obligations under the Agreement subject to the simultaneous completion of construction by the Promoter as provided in clause 1 (c) herein above. (“Payment Plan”). 3. The Promoter hereby declares that the Floor Space Index available as on date in respect of the project land is as per development rules of corporation square meters only and Promoter has planned to utilize Floor Space Index as mentioned in Layout plan by availing of TDR or FSI available on payment of premiums or FSI available as incentive FSI by implementing various scheme as mentioned in the Development Control Regulation or based on expectation of increased FSI which may be available in future on modification to Development Control Regulations, which are applicable to the said Project. The Promoter has disclosed the Floor Space Index as mentioned in Layout plan as proposed to be utilized by him on the project land in the said Project and Allottee has agreed to purchase the said Flat/Shop/Office based on the proposed construction and sale of (7) “GOKULDHAM” Flat/Shop/Offices to be carried out by the Promoter by utilizing the proposed FSI and on the understanding that the declared proposed FSI shall belong to Promoter only. 4.1 If the Promoter fails to abide by the time schedule for completing the project and handing over the [Flat/Shop/Office/Plot] to the Allottee, the Promoter agrees to pay to the Allottee, who does not intend to withdraw from the project, interest as specified in the Rule 18 Chapter III of rules, on all the amounts paid by the Allottee, for every month of delay, till the handing over of the possession. The Allottee agrees to pay to the Promoter, interest as specified in the Rule, on all the delayed payment which become due and payable by the Allottee to the Promoter under the terms of this Agreement from the date the said amount is payable by the allottee(s) to the Promoter. 4.2 Without prejudice to the right of promoter to charge interest in terms of sub clause 4.1 above, on the Allottee committing default in payment on due date of any amount due and payable by the Allottee to the Promoter under this Agreement (including his/her proportionate share of taxes levied by concerned local authority and other outgoings) and on the allottee committing three defaults of payment of installments, the Promoter shall at his own option, may terminate this Agreement: Provided that, Promoter shall give notice of fifteen days in writing to the Allottee, by Registered Post AD at the address provided by the allottee and mail at the e-mail address provided by the Allottee, of his intention to terminate this Agreement and of the specific breach or breaches of terms and conditions in respect of which it is intended to terminate the Agreement. If the Allottee fails to rectify the breach or breaches mentioned by the Promoter within the period of notice then at the end of such notice period, promoter shall be entitled to terminate this Agreement. Provided further that upon termination of this Agreement as aforesaid, the Promoter shall refund to the Allottee (subject to adjustment and recovery of any agreed liquidated damages or any other amount which may be payable to Promoter) within a period of thirty days of the termination, the installments of sale consideration of the Flat/Shop/Office which may till then have been paid by the Allottee to the Promoter. 5. The fixtures and fittings with regard to the flooring and sanitary fittings and amenities like one or more lifts with particular brand, or price range (if unbranded) to be provided by the Promoter in the said building and the Flat/Shop/Office as are set out in Annexure 'E', annexed hereto. 6. The Promoter shall give possession of the Flat/Shop/Office to the Allottee on or before 31st December 2027. If the Promoter fails or neglects to give possession of the Flat/Shop/Office to the Allottee on account of reasons beyond his control and of his agents by the aforesaid date then the Promoter shall be liable on demand to refund to the Allottee the amounts already received by him in respect of the Flat/Shop/Office with interest at the same rate as may mentioned in the clause 4.1 herein above from the date the Promoter received the sum till the date the amounts and interest thereon is repaid. (8) “GOKULDHAM” Provided that the Promoter shall be entitled to reasonable extension of time for giving delivery of Flat/Shop/Office on the aforesaid date, if the completion of building in which the Flat/Shop/Office is to be situated is delayed on account of (i) war, civil commotion or act of God ; (ii) any notice, order, rule, notification of the Government and/or other public or competent authority/court. 7.1 Procedure for taking possession - The Promoter, upon obtaining the occupancy certificate from the competent authority and the payment made by the Allottee as per the agreement shall offer in writing the possession of the [Flat/Shop/Office/Plot], to the Allottee in terms of this Agreement to be taken within 3 (three months from the date of issue of such notice and the Promoter shall give possession of the [Flat/Shop/Office/Plot] to the Allottee. The Promoter agrees and undertakes to indemnify the Allottee in case of failure of fulfillment of any of the provisions, formalities, documentation on part of the Promoter. The Allottee agree(s) to pay the maintenance charges as determined by the Promoter or association of allottees, as the case may be. The Promoter on its behalf shall offer the possession to the Allottee in writing within 7 days of receiving the occupancy certificate of the Project. 7.2 The Allottee shall take possession of the Flat/Shop/Office within 15 days of the written notice from the promoter to the Allottee intimating that the said Flat/Shop/Offices are ready for use and occupancy: 7.3 Failure of Allottee to take Possession of Flat/Shop/Office: Upon receiving a written intimation from the Promoter as per clause 8.1, the Allottee shall take possession of the Flat/Shop/Office from the Promoter by executing necessary indemnities, undertakings and such other documentation as prescribed in this Agreement, and the Promoter shall give possession of the Flat/Shop/Office to the allottee. In case the Allottee fails to take possession within the time provided in clause 8.1 such Allottee shall continue to be liable to pay maintenance charges as applicable. 7.4 If within a period of five years from the date of handing over the Flat/Shop/Office to the Allottee, the Allottee brings to the notice of the Promoter any structural defect in the Flat/Shop/Office or the building in which the Flat/Shop/Office are situated or any defects on account of workmanship, quality or provision of service, then, wherever possible such defects shall be rectified by the Promoter at his own cost and in case it is not possible to rectify such defects, then the Allottee shall be entitled to receive from the Promoter, compensation for such defect in the manner as provided under the Act. 8. The Allottee shall use the Flat/Shop/Office or any part thereof or permit the same to be used only for purpose of office/show-room/ shop/godown for carrying on any industry or business. He shall use the garage or parking space only for purpose of keeping or parking vehicle. 9. The Allottee along with other allottee(s)s of Flat/Shop/Offices in the building shall join in forming and registering the Society or Association or a Limited Company to be known by such name as the Promoter may decide and for this purpose also from time to time sign and execute the application for (9) “GOKULDHAM” registration and/or membership and the other papers and documents necessary for the formation and registration of the Society or Association or Limited Company and for becoming a member, including the byelaws of the proposed Society and duly fill in, sign and return to the Promoter within seven days of the same being forwarded by the Promoter to the Allottee, so as to enable the Promoter to register the common organization of Allottee. No objection shall be taken by the Allottee if any, changes or modifications are made in the draft bye-laws, or the Memorandum and/or Articles of Association, as may be required by the Registrar of Co-operative Societies or the Registrar of Companies, as the case may be, or any other Competent Authority. 9.1 The Promoter shall, within three months of registration of the Society or Association or Limited Company, as aforesaid, cause to be transferred to the society or Limited Company all the right, title and the interest of the Vendor/Lessor/Original Owner/Promoter and/or the owners in the said structure of the Building or wing in which the said Flat/Shop/Office is situated. 9.2 The Promoter shall, within three months of registration of the Federation/apex body of the Societies or Limited Company, as aforesaid, cause to be transferred to the Federation/Apex body all the right, title and the interest of the Vendor/Lessor/Original Owner/Promoter and/or the owners in the project land on which the building with multiple wings or buildings are constructed. 9.3 Within 15 days after notice in writing is given by the Promoter to the Allottee that the Flat/Shop/Office is ready for use and occupancy, the Allottee shall be liable to bear and pay the proportionate share (i.e. in proportion to the carpet area of the Flat/Shop/Office) of outgoings in respect of the project land and Building/s namely local taxes, betterment charges or such other levies by the concerned local authority and/or Government water charges, insurance, common lights, repairs and salaries of clerks bill collectors, chowkidars, sweepers and all other expenses necessary and incidental to the management and maintenance of the project land and building/s. Until the Society or Limited Company is formed and the said structure of the building/s or wings is transferred to it, the Allottee shall pay to the Promoter such proportionate share of outgoings as may be determined. The Allottee further agrees that till the Allottee's share is so determined the Allottee shall pay to the Promoter provisional monthly contribution of Rs.1,00,000/- for 12 months towards the outgoings. The amounts so paid by the Allottee to the Promoter shall not carry any interest and remain with the Promoter until a conveyance/assignment of lease of the structure of the building or wing is executed in favour of the society or a limited company as aforesaid. On such conveyance/assignment of lease being executed for the structure of the building or wing the aforesaid deposits (less deduction provided for in this Agreement) shall be paid over by the Promoter to the Society or the Limited Company, as the case may be. 10. The Allottee shall on or before delivery of possession of the said premises keep deposited with the Promoter, the following amounts : (i) Rs. ..................... for share money, application entrance fee of the Society or Limited Company/Federation/ Apex body. (10) “GOKULDHAM” (ii) Rs. ..................... for formation and registration of the Society or Limited Company/Federation/ Apex body. (iii) Rs. ...................... for proportionate share of taxes and other charges/levies in respect of the Society or Limited Company/Federation/ Apex body (iv) Rs. ………………for deposit towards provisional monthly contribution towards outgoings of Society or Limited Company/Federation/ Apex body. (v) Rs..................... For Deposit towards Water, Electric, and other utility and services connection charges & (vi) Rs..................... for deposits of electrical receiving and Sub Station provided in Layout 11. The Allottee shall pay to the Promoter a sum of Rs ……….. for meeting all legal costs, charges and expenses, including professional costs of the Attorney- at Law/Advocates of the Promoter in connection with formation of the said Society, or Limited Company, or Apex Body or Federation and for preparing its rules, regulations and bye-laws and the cost of preparing and engrossing the conveyance or assignment of lease. 12. At the time of registration of conveyance or Lease of the structure of the building or wing of the building, the Allottee shall pay to the Promoter, the Allottees' share of stamp duty and registration charges payable, by the said Society or Limited Company on such conveyance or lease or any document or instrument of transfer in respect of the structure of the said Building /wing of the building. At the time of registration of conveyance or Lease of the project land, the Allottee shall pay to the Promoter, the Allottees' share of stamp duty and registration charges payable, by the said Apex Body or Federation on such conveyance or lease or any document or instrument of transfer in respect of the structure of the said land to be executed in favour of the Apex Body or Federation. 13. REPRESENTATIONS AND WARRANTIES OF THE PROMOTER The Promoter hereby represents and warrants to the Allottee as follows: i. The Promoter has clear and marketable title with respect to the project land; as declared in the title report annexed to this agreement and has the requisite rights 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; ii. The Promoter has lawful rights and requisite approvals from the competent Authorities to carry out development of the Project and shall obtain requisite approvals from time to time to complete the development of the project; iii. There are no encumbrances upon the project land or the Project except those disclosed in the title report; (11) “GOKULDHAM” iv. 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; v. All approvals, licenses and permits issued by the competent authorities with respect to the Project, project land and said building/wing 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/wing and common areas; vi. The Promoter has the right to enter into this Agreement and has not committed or omitted to perform any act or thing, whereby the right, title and interest of the Allottee created herein, may prejudicially be affected; vii. 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 [Flat/Shop/Office/Plot] which will, in any manner, affect the rights of Allottee under this Agreement; viii. The Promoter confirms that the Promoter is not restricted in any manner whatsoever from selling the said Flat/Shop/Office to the Allottee in the manner contemplated in this Agreement; ix. At the time of execution of the conveyance deed of the structure to the association of allottees the Promoter shall handover lawful, vacant, peaceful, physical possession of the common areas of the Structure to the Association of the Allottees; x. The Promoter has duly paid and shall continue to pay and discharge undisputed governmental dues, rates, charges and taxes and other monies, levies, impositions, premiums, damages and/or penalties and other outgoings, whatsoever, payable with respect to the said project to the competent Authorities; xi. No notice from the Government or any other local body or authority or any legislative enactment, government ordinance, order, notification (including any notice for acquisition or requisition of the said property) has been received or served upon the Promoter in respect of the project land and/or the Project except those disclosed in the title report. 14. The Allottee/s or himself/themselves with intention to bring all persons into whosoever hands the Flat/Shop/Office may come, hereby covenants with the Promoter as follows : i. To maintain the Flat/Shop/Office at the Allottee's own cost in good and tenantable repair and condition from the date that of possession of the Flat/Shop/Office is taken and shall not do or suffer to be done anything in or to the building in which the Flat/Shop/Office is situated which may be against the rules, regulations or bye-laws or change/alter or make addition in or to the building in which the Flat/Shop/Office is situated and the Flat/Shop/Office itself or any part thereof without the consent of the local authorities, if required. (12) “GOKULDHAM” ii. Not to store in the Flat/Shop/Office any goods which are of hazardous, combustible or dangerous nature or are so heavy as to damage the construction or structure of the building in which the Flat/Shop/Office is situated or storing of which goods is objected to by the concerned local or other authority and shall take care while carrying heavy packages which may damage or likely to damage the staircases, common passages or any other structure of the building in which the Flat/Shop/Office is situated, including entrances of the building in which the Flat/Shop/Office is situated and in case any damage is caused to the building in which the Flat/Shop/Office is situated or the Flat/Shop/Office on account of negligence or default of the Allottee in this behalf, the Allottee shall be liable for the consequences of the breach. iii. To carry out at his own cost all internal repairs to the said Flat/Shop/Office and maintain the Flat/Shop/Office in the same condition, state and order in which it was delivered by the Promoter to the Allottee and shall not do or suffer to be done anything in or to the building in which the Flat/Shop/Office is situated or the Flat/Shop/Office which may be contrary to the rules and regulations and bye- laws of the concerned local authority or other public authority. In the event of the Allottee committing any act in contravention of the above provision, the Allottee shall be responsible and liable for the consequences thereof to the concerned local authority and/or other public authority. iv. Not to demolish or cause to be demolished the Flat/Shop/Office or any part thereof, nor at any time make or cause to be made any addition or alteration of whatever nature in or to the Flat/Shop/Office or any part thereof, nor any alteration in the elevation and outside colour scheme of the building in which the Flat/Shop/Office is situated and shall keep the portion, sewers, drains and pipes in the Flat/Shop/Office and the appurtenances thereto in good tenantable repair and condition, and in particular, so as to support shelter and protect the other parts of the building in which the Flat/Shop/Office is situated and shall not chisel or in any other manner cause damage to columns, beams, walls, slabs or RCC, Pardis or other structural members in the Flat/Shop/Office without the prior written permission of the Promoter and/or the Society or the Limited Company. v. Not to do or permit to be done any act or thing which may render void or voidable any insurance of the project land and the building in which the Flat/Shop/Office is situated or any part thereof or whereby any increased premium shall become payable in respect of the insurance. vi. Not to throw dirt, rubbish, rags, garbage or other refuse or permit the same to be thrown from the said Flat/Shop/Office in the compound or any portion of the project land and the building in which the Flat/Shop/Office is situated. vii. Pay to the Promoter within fifteen days of demand by the Promoter, his share of security deposit demanded by the concerned local authority or Government or giving water, electricity or any other service connection to the building in which the Flat/Shop/Office is situated. viii. To bear and pay increase in local taxes, water charges, insurance and such other levies, if any, which are imposed by the concerned local authority and/or Government and/or other public authority, on account of change of user of the (13) “GOKULDHAM” Flat/Shop/Office by the Allottee for any purposes other than for purpose for which it is sold. ix. The Allottee shall not let, sub-let, transfer, assign or part with interest or benefit factor of this Agreement or part with the possession of the Flat/Shop/Office until all the dues payable by the Allottee to the Promoter under this Agreement are fully paid up. x. The Allottee shall observe and perform all the rules and regulations which the Society or the Limited Company or Apex Body or Federation may adopt at its inception and the additions, alterations or amendments thereof that may be made from time to time for protection and maintenance of the said building and the Flat/Shop/Offices therein and for the observance and performance of the Building Rules, Regulations and Bye-laws for the time being of the concerned local authority and of Government and other public bodies. The Allottee shall also observe and perform all the stipulations and conditions laid down by the Society/Limited Company/Apex Body/Federation regarding the occupancy and use of the Flat/Shop/Office in the Building and shall pay and contribute regularly and punctually towards the taxes, expenses or other out-goings in accordance with the terms of this Agreement. xi. Till a conveyance of the structure of the building in which Flat/Shop/Office is situated is executed in favour of Society/Limited Society, the Allottee shall permit the Promoter and their surveyors and agents, with or without workmen and others, at all reasonable times, to enter into and upon the said buildings or any part thereof to view and examine the state and condition thereof. xii. Till a conveyance of the project land on which the building in which Flat/Shop/Office is situated is executed in favour of Apex Body or Federation, the Allottee shall permit the Promoter and their surveyors and agents, with or without workmen and others, at all reasonable times, to enter into and upon the project land or any part thereof to view and examine the state and condition thereof. 15. The Promoter shall maintain a separate account in respect of sums received by the Promoter from the Allottee as advance or deposit, sums received on account of the share capital for the promotion of the Co-operative Society or association or Company or towards the out goings, legal charges and shall utilize the amounts only for the purposes for which they have been received. 16. Nothing contained in this Agreement is intended to be nor shall be construed as a grant, demise or assignment in law, of the said Flat/Shop/Offices or of the said Plot and Building or any part thereof. The Allottee shall have no claim save and except in respect of the Flat/Shop/Office hereby agreed to be sold to him and all open spaces, parking spaces, lobbies, staircases, terraces recreation spaces, will remain the property of the Promoter until the said structure of the building is transferred to the Society/Limited Company or other body and until the project land is transferred to the Apex Body /Federation as hereinbefore mentioned. 17. PROMOTER SHALL NOT MORTGAGE OR CREATE A CHARGE After the Promoter executes this Agreement he shall not mortgage or create a charge on the Flat/Shop/Office and if any such mortgage or charge is made or (14) “GOKULDHAM” created then notwithstanding anything contained in any other law for the time being in force, such mortgage or charge shall not affect the right and interest of the Allottee who has taken or agreed to take such [Flat/Shop/Office/plot]. 18. BINDING EFFECT Forwarding this Agreement to the Allottee by the Promoter does not create a binding obligation on the part of the Promoter or the Allottee until, firstly, the Allottee signs and delivers this Agreement with all the schedules along with the payments due as stipulated in the Payment Plan within 30 (thirty) days from the date of receipt by the Allottee and secondly, appears for registration of the same before the concerned SubRegistrar as and when intimated by the Promoter. If the Allottee(s) fails to execute and deliver to the Promoter this Agreement within 30 (thirty) days from the date of its receipt by the Allottee and/or appear before the Sub-Registrar for its registration as and when intimated by the Promoter, then the Promoter shall serve a notice to the Allottee for rectifying the default, which if not rectified within 15 (fifteen) days from the date of its receipt by the Allottee, application of the Allottee shall be treated as cancelled and all sums deposited by the Allottee in connection therewith including the booking amount shall be returned to the Allottee without any interest or compensation whatsoever. 19. 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, allotment letter, correspondences, arrangements whether written or oral, if any, between the Parties in regard to the said Flat/Shop/Office/plot/building, as the case may be. 20. RIGHT TO AMEND This Agreement may only be amended through written consent of theParties. 21. PROVISIONS OF THIS AGREEMENT APPLICABLE TO ALLOTTEE / SUBSEQUENT ALLOTTEES It is clearly understood and so agreed by and between the Parties hereto that all the provisions contained herein and the obligations arising hereunder in respect of the Project shall equally be applicable to and enforceable against any subsequent Allottees of the [Flat/Shop/Office/Plot], in case of a transfer, as the said obligations go along with the [Flat/Shop/Office/Plot] for all intents and purposes. 22. SEVERABILITY If any provision of this Agreement shall be determined to be void or unenforceable under the Act or the Rules and Regulations made thereunder or under other applicable laws, such provisions of the Agreement shall be deemed amended or deleted in so far as reasonably inconsistent with the purpose of this Agreement and to the extent necessary to conform to Act or the Rules and Regulations made thereunder or the applicable law, as the case may be, and the remaining provisions of this Agreement shall remain valid and enforceable as applicable at the time of execution of this Agreement. (15) “GOKULDHAM” 23. METHOD OF CALCULATION OF PROPORTIONATE SHARE WHEREVER REFERRED TO IN THE AGREEMENT Wherever in this Agreement it is stipulated that the Allottee has to make any payment, in common with other Allottee(s) in Project, the same shall be in proportion to the carpet area of the [Flat/Shop/Office/Plot] to the total carpet area of all the [Flat/Shop/Offices/Plots] in the Project. 24. FURTHER ASSURANCES Both Parties agree that they shall execute, acknowledge and deliver to the other such instruments and take such other actions, in additions to the instruments and actions specifically provided for herein, as may be reasonably required in order to effectuate the provisions of this Agreement or of any transaction contemplated herein or to confirm or perfect any right to be created or transferred hereunder or pursuant to any such transaction. 25. PLACE OF EXECUTION The execution of this Agreement shall be complete only upon its execution by the Promoter through its authorized signatory at the Promoter’s Office, or at some other place, which may be mutually agreed between the Promoter and the Allottee, in after the Agreement is duly executed by the Allottee and the Promoter or simultaneously with the execution the said Agreement shall be registered at the office of the Sub-Registrar. Hence this Agreement shall be deemed to have been executed at . 26. The Allottee and/or Promoter shall present this Agreement as well as the conveyance/assignment of lease at the proper registration office of registration within the time limit prescribed by the Registration Act and the Promoter will attend such office and admit execution thereof. 27. That all notices to be served on the Allottee 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 of Posting at their respective addresses specified below: Name of Allottee : (Allottee’s Address) : Notified Email ID : Promoter name :- M/S VIGHNAHARTA ASSOCIATES Promoter Address) :- Shop No. 46, Siddharth Arcade, Railway Station Road Chhatrapati Sambhajinagar, Notified Email ID :- It shall be the duty of the Allottee and the promoter to inform each other of any change in address subsequent to the execution of this Agreement in the above address by Registered Post failing which all communications and letters posted at (16) “GOKULDHAM” the above address shall be deemed to have been received by the promoter or the Allottee, as the case may be. 28. JOINT ALLOTTEES That in case there are Joint Allottees all communications shall be sent by the Promoter to the Allottee whose name appears first and at the address given by him/her which shall for all intents and purposes to consider as properly served on all the Allottees. 29. STAMP DUTY AND REGISTRATION The charges towards stamp duty and Registration of this Agreement shall be borne by the allottee. 30. DISPUTE RESOLUTION Any dispute between parties shall be settled amicably. In case of failure to settled the dispute amicably, which shall be referred to the Authority as per the provisions of the Real Estate (Regulation and Development) Act, 2016, Rules and Regulations, thereunder. 31. GOVERNING LAW That the rights and obligations of the parties under or arising out of this Agreement shall be construed and enforced in accordance with the laws of India for the time being in force and thecourts will have the jurisdiction for this Agreement IN WITNESS WHEREOF parties hereinabove named have set their respective hands and signed this Agreement for sale at Pune in the presence of attesting witness, signing as such on the day first above written. SCHEDULE -I OF THE PROPERTY All the piece and parcel of the land bearing Plot No. 29, CTS No. 18088/1 admeasuring 334.50 Sq. Mtr. Situated at Kesarsingpura, Chhatrapati Sambhajinagar, Within the limits of Chhatrapati Sambhajinagar Municipal Corporation, Chhatrapati Sambhajinagar (Aurangabad) which is bounded as follows – On ward Towards East : 30.00 Feet Road. On ward Towards West : CTS No. 18088. On ward Towards South : 30.00 Feet Road. On ward Towards North : CTS No. 18133/6. (17) “GOKULDHAM” SCHEDULE -II OF THE FLAT PROJECT NAME GOKULDHAM FLAT/SHOP/OFFICE NO. FLOOR CAREPET AREA OF FLAT/SHOP/OFFICE (SQ. MTRS.) AREA OF ENCLOSED BALCONY (SQ. MTRS.) CAR PARKING ON WARD TOWARDS EAST ON WARD TOWARDS WEST ON WARD TOWARDS SOUTH ON WARD TOWARDS NORTH Along with all the common facility and common use of staircase, water connection, and common drainage line & W.C. as per the rules. SCHEDULE -III SPECIFICATIONS • Standard RCC frame Structure • Internal Plaster in Smooth Neeru Finish and external in Sand brand • Ceramic Tiles Flooring in entire Flat/Shop/Office • Casing Capping wiring and modular switch of standard Company • Steel shutter to each Shop SCHEDULE -IV AMENITIES • Backup Power • CCTV Surveillance • Cladding & Elevation Treatment • Fire Protection • Fire Alarm System • Elevators • Vehicle Parking • Entrance Gate (18) “GOKULDHAM” IN WITNESS WHEREOF the parties hereto have hereunto signed and subscribed their respective hands on the day and year first hereinabove mentioned. SIGNED, SEALED AND DELIVERED By the PROMOTER/DEVELOPER/VENDOR M/S VIGHNAHARTA ASSOCIATES Through its Partner 1. Shri Manoj S/o. Zumberlal Pagariya 2. Shri Shriram S/o Bhaurao Chaudhari 3. Shri Nitin S/o Damodhar Pandit 4. Shri Ramesh S/o Jagannath Gende SIGNED, SEALED AND RECEIVED By the above named PURCHASER/S (PURCHASER/ALLOTTEE) In presence of:- 1) Signature : Name : Address : 2) Signature : Name : Address : (19) “GOKULDHAM” RECEIPT Received of and from the Allottee above named the sum of Rupees …………/- (Rupees ………………. Only) on execution of this agreement towards Earnest Money Deposit or application fee. I say received. M/S VIGHNAHARTA ASSOCIATES Through its Partner The Promoter/s. (20)