Format – A (Circular No. 28/2021) To, Maharashtra Real Estate Regulatory Authority, Bandra (East), Mumbai-400051. LEGAL TITLE REPORT Re: In the matter of piece or parcel of land or ground bearing CTS No. 4153 ,4453 ,4316, 4351, 4352, 4354, 4355, 4356, 4357, 4358, 4359, 4360, 4404, 4405, 4406 and 4452 situate lying and being at Mira (Mahajanwadi), Taluka Thane within the limits of Mira-Bhayander Municipal Corporation in the Registration District and Sub-District of Thane admeasuring 8745.75 sq. mtrs. or thereabouts. M/S. KEWALRAJ AND COMPANY LLP …Vendors AND PRAMOD HARIKISHAN MALHOTRA & ORS. …Confirming Party AND M/S. CRESCENT SHELTERS …Purchasers ------------------------------------------------------------------- Sir, At the request of our Clients M/S. CRESCENT SHELTERS (“Purchasers”) we have investigated the Title of M/S. KEWALRAJ AND COMPANY LLP, (formerly known as Kewalraj and Company Private Limited), a Limited Liability Company registered under Limited Liability Office Add: 4, Ground Floor, Gyan Nagar, Opp. Daimond Talkies, L.T. Road, Borivali (W), Mumbai 400092 Correspondence Add: 2301-B, Nandanvan CHS, Next to St. Annes School, L.T. Road, Borivali (W), Mumbai 400092 Cell: 97735 26790 / 91 Email: svyaslawyer@gmail.com / eshanivora@gmail.com 2 Partnership Act, 2008 (“said Owners”) and comprising of its present Partners (1) MR. PRAMOD HARIKISHAN MALHOTRA, (2) SMT. NEERU KULBHUSHAN KHANNA, (3) MR. VINOD HARIKISHAN MALHOTRA, (4) MR. KAPILL KEWAL MALHOTRA AND (5) MR. NAKUL PRAMOD MALHOTRA (“said Partners/Confirming Party”) to the above property after going through the documents and information provided to us as hereinafter appearing: 1. DESCRIPTION OF THE PROPERTY: All that pieces or parcels of land or ground bearing CTS No. 4153 ,4453 ,4316, 4351, 4352, 4354, 4355, 4356, 4357, 4358, 4359, 4360, 4404, 4405, 4406 and 4452 situate lying and being at Mira (Mahajanwadi), Taluka Thane within the limits of Mira-Bhayander Municipal Corporation in the Registration District and Sub-District of Thane admeasuring 8745.75 sq. mtrs. or thereabouts. (hereinafter referred to as “the above property”). 2. THE DOCUMENTS OF ALLOTMENT OF THE ABOVE PROPERTY: From the record produced by the said Owners, we found the devolution of the Title of the said Owners as follows: (i) By Deed of Conveyance dated 27th February, 1960 presented at the office of the Sub-Registrar Thane under Serial No.94 and 3 registered with the Sub-Registrar of Assurances at Thane under Registration No. 105 of 1960 on 18th March, 1960 and made between Seth Kalyanji Lalji and Others therein as also hereinafter called the Vendors of the One Part and M/s. Kewalraj and Company Private Limited. therein called the Purchaser of the Other Part, the said Vendors sold and conveyed to the said Purchaser all those pieces or parcels of lands or grounds situate lying and being at Village Mira, in Taluka Thane in the Registration District and Sub-District of Thane and admeasuring 9710 sq. yds. and more particularly described in the Firstly and Secondly in First Schedule hereunder written (hereinafter referred to as “the said Larger Property”) for the price and on the terms contained therein; (ii) The said Larger Property is falling under the Industrial Zone (I- 2); (iii) After coming into force of Urban Land (Ceiling and Regulation) Act, 1976 on 17th February, 1976 the Directorate of Industries granted exemption under Section 20 of Urban Land (Ceiling and Regulation) Act, 1976 to the said M/s. Kewalraj and Company Private Limited bearing No. ULC/K-73/IC/MC/GAD/2333 dated 9th October, 1980. 4 (iv) The actual area of the said Larger Property was found to be 8852.95 sq. mtrs.; (v) The said Kewalraj and Company Private Limited converted itself into Kewalraj and Company LLP bearing No. AAA-7846 under Section 58(1) of Limited Liability Partnership Act, 2008 being the said Owners on 1st February, 2012 as per Limited Liability Partnership Agreement dated 1st February, 2012; (vi) Accordingly the said Owners became entitled to the said Larger Property and other part thereof; (vii) The Limited Liability Partnership Agreement of said Owners was amended on 31st March, 2015, 1st September, 2016 and 1st March, 2018 and as a result of which the said Partners of the said Owners are the only Partners entitled to the Assets of the said Owners including the said Larger Property; (viii) The Urban Land (Ceiling and Regulation) Repeal Act, 1999 was adopted by the Government of Maharashtra on 1st December, 2007 and was published in Government Gazette on 6th December, 2007. (ix) Pursuant to the said Decision of the Government of Maharashtra GR dated 1st August, 2019 in respect of the “Exempted Lands” 5 under the Urban Land (Ceiling and Regulation) Act, 1976 the said Owners applied by their Application dated 5th August, 2021 to the Additional Collector and Competent Authority, ULC, Thane interalia for permission to sell and expressed desire to pay premium as per the said Government Decision dated 1st August, 2019; (x) Area of the said Larger Property was rectified and revised pursuant to the Application of the said Owners dated 27th January, 2021 made to the Collector, Thane and by Order of Collector, Thane dated 23rd July, 2021 and thereupon revised new Property Register Cards and/or new City Survey Numbers for revised areas as set out in the First Schedule hereunder written were issued by the Authorities under Maharashtra Land Revenue Code, 1966. (xi) The Additional Collector and Competent Authority, ULC, Thane in pursuance of the said Application of the said Owners dated 5th August, 2021 by his Order dated 30th August, 2021 bearing No. ULC/TA/ATP/Kalam 20/Demand Notice/Au.Suu./648 computed the premium payable by the said Owners pursuant to the Government GR dated 1st August, 2019 at Rs.3,62,79,390/- as 15% of Market Value of 8852.95 Sq. metres. 6 (xii) The said Owners paid the said Premium amount of Rs.3,62,79,390/- (Rupees Three Crores Sixty Two Lakhs Seventy Nine Thousand Three Hundred Ninety Only) pursuant to the said Order of the Additional Collector and Competent Authority, ULC, Thane dated 30th August, 2021 to the Assistant Town Planner, Thane Urban Agglomeration, Thane on 13th September 2021. (xiii) The Additional Collector and Competent Authority, ULC, Thane by his Order dated 07th October, 2021 granted interalia permission to sell the said property more particularly described in second schedule hereunder written. (xiv) By Conveyance dated 18th October, 2021 and registered with the Sub-Registrar of Assurances at Thane under Serial No. TNN4- 14399 of 2021 and executed by the said Owners, the said Owners have sold with the consent of the Confirming Party to you M/s. Crescent Shelters (“the Purchasers”) the above property forming part of the Larger Property and more particularly described in the Third Schedule hereunder written for the price and on the terms and conditions contained therein; (xv) The said Owners and the Confirming Party by Declaration dated 18th October, 2021 and registered with the Sub-Registrar of 7 Assurances, Thane under Serial No. TNN4 - 14405 of 2021 have represented to you as the Purchasers that: - (a) the title of the said Owners in respect of the above property is absolutely clear and marketable and free from all encumbrances and reasonable doubts including free from any oral or written agreement, sale, transfer, conveyance, assignment, gift, lease, tenancy, monthly tenancy, leave & license, right of way, easement and third party adverse/proprietary or pecuniary right, title, interest and/or claim of any third party, inheritance, succession, adoption any testamentary, disposition suit, litigations, legal proceedings, restrictive, covenants, statutory notice / order / notification or law attachment, acquisition / requisition or authority howsoever. (b) That the said Owners have legal right, absolute title and authority as on the date hereof to deal with and dispose of the above property more particularly described in the Third Schedule hereunder written to any person or persons of their choice without any lawful restriction curtail. 8 (c) That the said Owners have not received any notice for acquisition of the above property, more particularly described in the Third Schedule hereunder written. (d) There is a proper access to the above property, more particularly described in the Third Schedule hereunder written. (e) There is no prohibitory order issued against the said Owners by any taxing and/or revenue authorities prohibiting the said Owners from sale and/or transfer of the above property more particularly described in the Third Schedule hereunder written or any part thereof. 3. PROPERTY REGISTRATION CARD 1. P.R. Card of CTS bearing No. 4153 ,4453 ,4316, 4351, 4352, 4354, 4355, 4356, 4357, 4358, 4359, 4360, 4404, 4405, 4406 and 4452 issued by Deputy Superintendent of Land Records, Thane. 4. SEARCH REPORT We caused searches to be taken by the Search Clerk in the Offices of Sub-Registrar of Assurances at Mumbai and Thane from the year 1960 to 2022 respectively and also in the Offices of the Sub-Registrar of Assurances at Bhayander, Mira Road, Thane (Thane-1, 2, 4, 5, 7 and 10) from the year 2002 to 2022 respectively. We have also caused “online search” to be taken by the Search Clerk for the year 2023 (these 9 searches are taken in which Offices, Mumbai/Thane/ Bhayander/Mira Road?) 2/- On perusal of the abovementioned documents and all other relevant documents relating to the Title of the above property, we are of the opinion that the Title of the Purchasers M/s. Crescent Shelters is clear, marketable without any encumbrances Owner of the Land :- CTS No. 4153 ,4453 ,4316, 4351, 4352, 4354, 4355, 4356, 4357, 4358, 4359, 4360, 4404, 4405, 4406 and 4452 :- M/s Crescent Shelters Qualifying comments as set out in Flow of Title of the above property as set out in Annexure hereto given in Format “A”. 3/- The report reflecting the flow of the title of the owner of the said land is enclosed herewith as annexure. THE FIRST SCHEDULE ABOVE REFERRED TO FIRSTLY: All those pieces or parcels of Paddy or agricultural lands or ground hereditaments and premises situate lying and being at mite in Taluka Thana in the Registration Sub-District and District Thana and defined on the Plan hereto annexed and standing in the name of Kalyanji Lalji and others ten and here to description in the Revenue Village records of the collector Thane as under: 10 S. No. Hissa Area No. A. G. 99 1 0 – 15 ½ 99 3 0–1¼ 99 5 0–5¼ 99 6 0–3¼ 99 7 0–3¼ 101 1 0 – 11 ¼ 101 2 0 – 11 ¼ 105 6 0–1¾ 106 4 0–6¼ 106 5 0 – 11 ¾ 8530 Sq. Yard 1 – 30 ¼ SECONDLY : ALL THOSE pieces or parcels of non-agricultural lands or ground hereditaments and premises situate lying and being at Mira in Taluka, Registration sub-district and District Thana admeasuring 1180 sq. yard and delibrared on the Plan standing in the name of Kalyanji Haji and other ten and bears the description in the revenue village records of the collector Thana as under; S. No. Hissa Area No. A. G. 99 1 0-¾ 99 2 0-1¼ 99 8 0–7¾ 0-9¾ 11 THE SECOND SCHEDULE ABOVE REFERRED TO ALL THAT piece or parcel of land or ground situate lying and being at Village Mira (Mahajanwadi), Taluka and District Thane within the limits of Mira-Bhayander Municipal Corporation in the Registration District and Sub-District of Thane admeasuring 8852.95 sq. mtrs. or thereabout and bearing: CTS. NO. AREA IN (Sq. Mtrs.) 4153 28.00 4453 7665.95 4316 28.50 4351 275.70 4352 6.60 4354 16.50 4355 26.00 4356 18.50 4357 20.50 4358 17.50 4359 14.40 4360 13.00 4404 165.10 4405 416.30 4406 31.50 4407 105.50 4408 1.70 4452 1.70 Total 8852.95 THE THIRD SCHEDULE ABOVE REFFERED TO: ALL THAT piece or parcel of land or ground situate lying and being at Village Mira (Mahajanwadi), Taluka and District Thane within the limits of Mira-Bhayander Municipal Corporation in the 12 Registration District and Sub-District of Thane admeasuring 8745.75 sq. mtrs. Or thereabout and bearing: CTS. NO. AREA in (Sq. Mtrs.) 4153 28.00 4453 7665.95 4316 28.50 4351 275.70 4352 6.60 4354 16.50 4355 26.00 4356 18.50 4357 20.50 4358 17.50 4359 14.40 4360 13.00 4404 165.10 4405 416.30 4406 31.50 4452 1.70 Total 8745.75 Dated this 31st day of May 2024 SHREYAS K. VYAS ADVOCATE HIGH COURT, BOMBAY ANNEXURE – 1 Details of Encumbrances On perusal of the above mentioned documents provided to me, I am of the opinion that there are no encumbrances affecting the said property. Dated this 31st May 2024 SHREYAS K. VYAS Advocate High Court Office Add: 4, Ground Floor, Gyan Nagar, Opp. Daimond Talkies, L.T. Road, Borivali (W), Mumbai 400092 Correspondence Add: 2301-B, Nandanvan CHS, Next to St. Annes School, L.T. Road, Borivali (W), Mumbai 400092 Cell: 97735 26790 / 91 Email: svyaslawyer@gmail.com / eshanivora@gmail.com Format – A (Circular No. 28/2021) Re: Annexure to the Legal Title Report in the matter of piece or parcel of land or ground bearing CTS No. 4153 ,4453 ,4316, 4351, 4352, 4354, 4355, 4356, 4357, 4358, 4359, 4360, 4404, 4405, 4406 and 4452 situate lying and being at Mira (Mahajanwadi), Taluka Thane within the limits of Mira- Bhayander Municipal Corporation in the Registration District and Sub-District of Thane admeasuring 8745.75 sq. mtrs. or thereabouts. M/S. KEWALRAJ AND COMPANY LLP …Vendors AND PRAMOD HARIKISHAN MALHOTRA & ORS. …Confirming Party AND M/S. CRESCENT SHELTERS …Purchasers ------------------------------------------------------------------- FLOW OF THE TITLE OF THE ABOVE PROPERTY 1. We gave Public Notices dated 29th January, 2021 in “Mumbai Samachar” and in “Times of India” inviting claims/objections against sale of the above property by M/s. Kewalraj & Co. LLP (Formerly known as Kewalraj & Co. Pvt. Ltd.) (“Vendors/Owners”). We also gave Public Notice dated 3rd August, 2021 in “Mumbai Samachar” and in “Times of India” inviting claims/objections against sale of the above Office Add: 4, Ground Floor, Gyan Nagar, Opp. Daimond Talkies, L.T. Road, Borivali (W), Mumbai 400092 Correspondence Add: 2301-B, Nandanvan CHS, Next to St. Annes School, L.T. Road, Borivali (W), Mumbai 400092 Cell: 97735 26790 / 91 Email: svyaslawyer@gmail.com / eshanivora@gmail.com property by the said Owners. No claims or objections were received in response to the said Public Notices. 2. FLOW OF TITLE: On the basis of copies of documents and information furnished by M/s. Crescent Shelters (“Purchasers”) we are providing following Flow of Title. This Flow of Title has to be read along with our Legal Title Report in respect of Title of the Purchasers to the above property. (i) By Deed of Conveyance dated 27th February, 1960 presented at the office of the Sub-Registrar Thane under Serial No.94 and registered with the Sub-Registrar of Assurances at Thane under Registration No. 105 of 1960 on 18th March, 1960 and made between Seth Kalyanji Lalji and Others therein as also hereinafter called the Vendors of the One Part and M/s. Kewalraj and Company Private Limited. therein called the Purchaser of the Other Part, the said Vendors sold and conveyed to the said Purchaser all those pieces or parcels of lands or grounds situate lying and being at Village Mira, in Taluka Thane in the Registration District and Sub-District of Thane and admeasuring 9710 sq. yds. and more particularly described in the Firstly and Secondly in First Schedule hereunder written (hereinafter referred to as “the said Larger Property”) for the price and on the terms contained therein; (ii) The said Larger Property is falling under the Industrial Zone (I- 2); (iii) After coming into force of Urban Land (Ceiling and Regulation) Act, 1976 on 17th February, 1976 the Directorate of Industries granted exemption under Section 20 of Urban Land (Ceiling and Regulation) Act, 1976 to the said M/s. Kewalraj and Company Private Limited bearing No. ULC/K-73/IC/MC/GAD/2333 dated 9th October, 1980. (iv) The actual area of the said Larger Property was found to be 8852.95 sq. mtrs.; (v) The said Kewalraj and Company Private Limited converted itself into Kewalraj and Company LLP bearing No. AAA-7846 under Section 58(1) of Limited Liability Partnership Act, 2008 being the said Owners on 1st February, 2012 as per Limited Liability Partnership Agreement dated 1st February, 2012; (vi) Accordingly the said Owners became entitled to the said Larger Property and other part thereof; (vii) The Limited Liability Partnership Agreement of said Owners was amended on 31st March, 2015, 1st September, 2016 and 1st March, 2018 and as a result of which the said Partners of the said Owners are the only Partners entitled to the Assets of the said Owners including the said Larger Property; (viii) The Urban Land (Ceiling and Regulation) Repeal Act, 1999 was adopted by the Government of Maharashtra on 1st December, 2007 and was published in Government Gazette on 6th December, 2007. (ix) Pursuant to the said Decision of the Government of Maharashtra GR dated 1st August, 2019 in respect of the “Exempted Lands” under the Urban Land (Ceiling and Regulation) Act, 1976 the said Owners applied by their Application dated 5th August, 2021 to the Additional Collector and Competent Authority, ULC, Thane interalia for permission to sell and expressed desire to pay premium as per the said Government Decision dated 1st August, 2019; (x) Area of the said Larger Property was rectified and revised pursuant to the Application of the said Owners dated 27th January, 2021 made to the Collector, Thane and by Order of Collector, Thane dated 23rd July, 2021 and thereupon revised new Property Register Cards and/or new City Survey Numbers for revised areas as set out in the First Schedule hereunder written were issued by the Authorities under Maharashtra Land Revenue Code, 1966. (xi) The Additional Collector and Competent Authority, ULC, Thane in pursuance of the said Application of the said Owners dated 5th August, 2021 by his Order dated 30th August, 2021 bearing No. ULC/TA/ATP/Kalam 20/Demand Notice/Au.Suu./648 computed the premium payable by the said Owners pursuant to the Government GR dated 1st August, 2019 at Rs.3,62,79,390/- as 15% of Market Value of 8852.95 Sq. metres. (xii) The said Owners paid the said Premium amount of Rs.3,62,79,390/- (Rupees Three Crores Sixty Two Lakhs Seventy Nine Thousand Three Hundred Ninety Only) pursuant to the said Order of the Additional Collector and Competent Authority, ULC, Thane dated 30th August, 2021 to the Assistant Town Planner, Thane Urban Agglomeration, Thane on 13th September 2021. (xiii) The Additional Collector and Competent Authority, ULC, Thane by his Order dated 07th October, 2021 granted interalia permission to sell the said property more particularly described in second schedule hereunder written. (xiv) By Conveyance dated 18th October, 2021 and registered with the Sub-Registrar of Assurances at Thane under Serial No. TNN4- 14399 of 2021 and executed by the said Owners, the said Owners have sold with the consent of the Confirming Party to you M/s. Crescent Shelters (“the Purchasers”) the above property forming part of the Larger Property and more particularly described in the Third Schedule hereunder written for the price and on the terms and conditions contained therein; (xv) The said Owners and the Confirming Party by Declaration dated 18th October, 2021 and registered with the Sub-Registrar of Assurances, Thane under Serial No. TNN4 - 14405 of 2021 have represented to you as the Purchasers that: - (a) the title of the said Owners in respect of the above property is absolutely clear and marketable and free from all encumbrances and reasonable doubts including free from any oral or written agreement, sale, transfer, conveyance, assignment, gift, lease, tenancy, monthly tenancy, leave & license, right of way, easement and third party adverse/proprietary or pecuniary right, title, interest and/or claim of any third party, inheritance, succession, adoption any testamentary, disposition suit, litigations, legal proceedings, restrictive, covenants, statutory notice / order / notification or law attachment, acquisition / requisition or authority howsoever. (b) That the said Owners have legal right, absolute title and authority as on the date hereof to deal with and dispose of the above property more particularly described in the Third Schedule hereunder written to any person or persons of their choice without any lawful restriction curtail. (c) That the said Owners have not received any notice for acquisition of the above property, more particularly described in the Third Schedule hereunder written. (d) There is a proper access to the above property, more particularly described in the Third Schedule hereunder written. (e) There is no prohibitory order issued against the said Owners by any taxing and/or revenue authorities prohibiting the said Owners from sale and/or transfer of the above property more particularly described in the Third Schedule hereunder written or any part thereof. (xvi) Subject to the above and relying upon various representations and assurances given by the Owners and the Confirming Party by Declaration dated 18th October, 2021 and registered with the Sub- Registrar of Assurances, Thane under Serial No. TNN4-14405 of 2021 we find the Title of the Owner/Purchaser to the above property as clear, marketable and free from encumbrances. THE FIRST SCHEDULE ABOVE REFERRED TO FIRSTLY : All those pieces or parcels of Paddy or agricultural lands or ground hereditaments and premises situate lying and being at mite in Taluka Thana in the Registration Sub-District and District Thana and defined on the Plan hereto annexed and standing in the name of Kalyanji Lalji and others ten and here to description in the Revenue Village records of the collector Thane as under: S. No. Hissa Area No. A. G. 99 1 0 – 15 ½ 99 3 0–1¼ 99 5 0–5¼ 99 6 0–3¼ 99 7 0–3¼ 101 1 0 – 11 ¼ 101 2 0 – 11 ¼ 105 6 0–1¾ 106 4 0–6¼ 106 5 0 – 11 ¾ 8530 Sq. Yard 1 – 30 ¼ SECONDLY : ALL THOSE pieces or parcels of non-agricultural lands or ground hereditaments and premises situate lying and being at Mira in Taluka, Registration sub-district and District Thana admeasuring 1180 sq. yard and delibrared on the Plan standing in the name of Kalyanji Haji and other ten and bears the description in the revenue village records of the collector Thana as under; S. No. Hissa Area No. A. G. 99 1 0-¾ 99 2 0-1¼ 99 8 0–7¾ 0-9¾ THE SECOND SCHEDULE ABOVE REFERRED TO ALL THAT piece or parcel of land or ground situate lying and being at Village Mira (Mahajanwadi), Taluka and District Thane within the limits of Mira-Bhayander Municipal Corporation in the Registration District and Sub-District of Thane admeasuring 8852.95 sq. mtrs. or thereabout and bearing: CTS. NO. AREA IN (Sq. Mtrs.) 4153 28.00 4453 7665.95 4316 28.50 4351 275.70 4352 6.60 4354 16.50 4355 26.00 4356 18.50 4357 20.50 4358 17.50 4359 14.40 4360 13.00 4404 165.10 4405 416.30 4406 31.50 4407 105.50 4408 1.70 4452 1.70 Total 8852.95 THE THIRD SCHEDULE ABOVE REFERRED TO: ALL THAT piece or parcel of land or ground situate lying and being at Village Mira (Mahajanwadi), Taluka and District Thane within the limits of Mira-Bhayander Municipal Corporation in the Registration District and Sub-District of Thane admeasuring 8745.75 sq. mtrs. Or thereabout and bearing: CTS. NO. AREA in (Sq. Mtrs.) 4153 28.00 4453 7665.95 4316 28.50 4351 275.70 4352 6.60 4354 16.50 4355 26.00 4356 18.50 4357 20.50 4358 17.50 4359 14.40 4360 13.00 4404 165.10 4405 416.30 4406 31.50 4452 1.70 Total 8745.75 Dated this 31st day of May 2024 SHREYAS K. VYAS ADVOCATE HIGH COURT, BOMBAY