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December 2018 Vol. 12 Issue 09 Price : ` 25/- For Gruhkranti NewsVisit : www.ahwoi.org Total Pages : 48

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MSWA’s Housing Societies Review 05 December 2018

WHY INSTALLING SUBMERSIBLE PUMP SETS ?

MSWA’s Housing Societies Review 06

For General Housing Societyrelated queries, Contact MSWAoffice at Tel.: 022-42551414

E-mail : [email protected]

Views expressed in this Magazine are of the authors & MSWA is not Responsible for its Contents.

Circulate among Friends and other members of the Society

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MANAGING EDITORS

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EDITOR & PUBLISHERCA. RAMESH S. PRABHU

MSWA’S HOUSING SOCIETIES REVIEW

CONTENT Page

Study Group - Self-Redevelopment 08,

Parking Slots In Hsg Socs to 5% 10,

Housing Society Management Show - 2018 14,

What is Self -Redevelopment 16,

Types of Membership of CHS 20,

Continue on Page No. 12

CA. Ramesh Prabhu Chairman, MahaSeWA

EDITORIAL

MSWA Group doesn’t vouch for any claims made by the Advertisers of products and Services. The Printer, Publisher, Editor, and Owners of the MSWA Group Publications shall not be held liable for any consequences, in the event such claims

“ R e a d e r s a r e r e c o m m e n d e d t o m a k e appropriate enquires and seek appropriate advice before sending money, incurring any expenses, acting on medical recommendation or entering intoany commitment in relation to any advertisement published in this publication.

are not Honoured by the Advertisers.”

Dear Readers, Seasons' Greetings!!!

I n t he W in t e r Se s s i on o f t he Maha ra sh t ra Leg i s l a tu re t ha t

thconcluded on the 30 of November 2018, the Government has taken some important decisions which shall have far reaching effect on the Co-operative Housing Societies and Real Estate Sector in the State. As all of you are aware that the Government is under the process of framing a Separate Chapter and has formed a committee to study and suggest amendments in the Maharashtra Co-operative Societies Act, 1960 under the Chairmanship of Mr. Sandip Deshmukh, Jt. Registrar, Co-operative Societies. I am honoured to be one of the members of this esteemed committee. Considering that the affairs of the co-operative housing societies are distinct and peculiar, we studied all pros and cons to cater to the specic requirements of the co-operative housing societies and submit our report to the Government. After submission of the report, and as both the Houses of the State Legislature were not in session, the Governor of Maharashtra promulgated an Ordinance viz. the Maharashtra Co-operat ive Societ ies (Third

thAmendment) Ordinance, 2018 on the 30 October 2018. Thereafter, the Government of Maharashtra has prepared a bill, L. A. Bill No.LXX of 2018, to be tabled before both the Houses of the Legislature in the ongoing session to introduce the said Ordinance and to pass an Act in the State Legislature. This Act may be called the Maharashtra Co-operative Societies (Third Amendment) Act, 2018 and it

thshall be deemed to have come into force on the 30 October 2018.

The proposed Chapter, among other things, has catered primarily to the issues of the Co-operative housing societies viz. Members and their rights, management of societies, audit, inspection of various documents, settlement of disputes, liquidation, elections of societies, recovery of dues, etc.

December 2018


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STUDY GROUP TO CREATE A MANUAL ON SELF-REDEVELOPMENT OF BUILDINGS IN MAHARASHTRA

DETAILED STUDY

Close to 47 proposals that MHADA received of its own layout buildings for redevelopment, around half a dozen proposals were that of self-redevelopment

MSWA has formed a study group to prepare a detailed manual for implementing the self-redevelopment in state

Self-redevelopment is a trend that is slowly making its way in Mumbai's real estate market where housing societies who do not wish to go with a developer, choose to redevelop their own buildings. However, it is yet to assert its claim in the redevelopment market.

The Maharashtra Societies Welfare Association (MSWA), an apex body of housing societies, has formed a study group under the chairmanship of Subhash Lalla, IAS (Retd). The study group comprising of various top ofcials, architects and others is talking to various stakeholders and will be submitting its study to government and the a l l i e d a u t h o r i t i e s w h o d e a l w i t h redevelopment. There are close to 20,000 building both in city and suburbs which need redevelopment in the coming future. The aim of the group is to prepare a detailed manual, for implementing self-redevelopment.

"As a social cause, the MSWA has taken cognizance of this issue and formed a study group along with experts in the various eld who will study the issue with pros and cons and submit its report to the government for taking the necessary decision in the matter," said Ramesh Prabhu Chairman of MSWA.

Apart from Lalla, retired government ofcers, practicing architect, engineers, advocates, chartered accountants have been included in the study group.

The objective of the study group is to study the existing stuck redevelopment projects and the methods to complete the project by self-redevelopment or by another means. The group will also study the difculties faced by all the stakeholders in the implementation of self-redevelopment projects. It will also outline the best practices to be adopted by the societies, contractor, project management consultants and all the agencies involved in the self-redevelopment.

The group wi l l interact wi th al l the stakeholders like PEATA, MCHI, NAREDCO, Builders Association, Project Management Consultants, Contractors, Cooperative Societies Federation, Banks and also incorporate their suggestions and also suggest them the best practices. It will also prepare a detailed manual for implementing the self-redevelopment in Mumbai and other areas in Maharashtra.

Apart from this, the group will also discuss the different models of redevelopment with applicable risk and the measures to mitigate the risk. Post all this, the group will bring out the exposure drafts, invite the suggestions from the public and incorporate the same after considering them by the study group in the nal report After the study is completed the group will send the complete report of the s tudy g roup to a l l the government departments like Urban Development,


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December 2018


Revenue Department, Housing Department,

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MHADA, connected with redevelopment and

many stakeholders for their inputs and also to

bring changes in various policies as may be

suggested by the study group.

The trend of self-redevelopment is on a rise a recent example would be that of the close to 47 proposals that MHADA received of its own layout buildings for redevelopment around half a dozen proposals were that of self-redevelopment.

Source : DNA | 25/11/2018

GOVT PLANS TO SLASH VISITORS' PARKING SLOTS IN HSG SOCS TO 5%

The state government has proposed to reduce parking slots for visitors in housing societies from the mandatory 25% to just 5% of the total space allotted for the purpose in the new development control rules. Activists said this will lead to further congestion as visitors will be forced to park on roads.

Housing experts said the existing 25% rule is hugely misused by builders who sell these slots and make prot. Moreover, several housing societies out this norm by putting up boards outside their gates stating that car parking by visitors is not allowed inside.

The govt. has proposed the changes in a modication plan published on November 13, inviting public suggestions for and against it.

Parking rules: More 'street fights' feared

A builder TOI spoke to just ied the government's move saying that providing 25% extra slots for parking amounts to a major nancial burden on builders as they cannot sell these spaces. Today, a builder is allowed to sell parking to a at owner, provided it is covered and not open to the sky. Advocate Vinod Sampat said, “This move is meant to promote interests of the builder lobby at the expense of home buyers.

When one goes to visit relatives and friends, they need visitors parking space in the housing society or they are forced to park on the road.

No one follows rules in old societies that have 25% visitors parking. There is a need to regulate this. In the coming days, the city will witness more ghts over parking.”

Development control rules make provisions for parking space in societies according to affordability (see box).

In case a builder wants to construct more parking, he must pay a premium to the BMC. In several instances, builders sell visitor parking to residents or the society itself allots it to existing members as rarely is any authority interested in keeping a check on it. The government did not amend the regulation for 25 years, despi te the fact that now Mumbaikars prefer to have a vehicle even while living in 1BHK ats measuring 450 sq ft.Indrani Malkani, trustee, Together VCAN, said, “Reducing space for visitors parking will be

‘MOVE IS PRO-BUILDERS’Parking regulations for hsg societiesØ 1 parking for 8 ats, each of less than 484 sq.ft.

Ø Builders can construct 25% of total permitted parking space free of FSI premium for visitors

Ø 1 parking for 4 ats of 484 sq. ft. to 645 sq. ft.

Ø 1 parking for 2 ats of 645 sq.ft to 968 sq.ft.

Ø 1 parking for 1 at with an area of over 968 sq. ft.

BMC's calculations for visitors parking

Ø For more parking, BMC calculates total proposed slots, including visitors'. Builders can build on 50% of addnl space free of FSI


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As per clause No.77 of revised model Bye- Laws of Cooperative Housing Societies:

1. For building aging between 15 to 30 years once in 5 years2. For building aging above 30 years once in 3 years3. As per municipality-it is mandatory for building aging 30 year +.

§

Purpose of Structural Audit

§

§

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§

Bye-Laws of Cooperative Housing Societies

To know the health of the building and to protect / project the expected future life.To proactively assist the residents and the society to understand the seriousness of the problems and the urgency required to attend the same.We have BMC, TMC, PMC, NMMC licensed Structural Engineers.Cost on audit saves you in lakhs during repairs.It fullls legal compliance requirements.

Advantages of Structural Audit

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Methodology of Structural Audit

1. Inspection of all the elements of structures like column, beam & slab.

2. Inspection of overall building and surrounding including each and every at.

Technology to access structural strength,stability, integrity of concrete.1. Schmidt rebound hammer testing2. Ultrasonic pulse velocity testing3. Cover meter testing4. Half-cell potentiometer testing5. Carbonation6. Core study & Chemical test

A report of the results of an inspection and NDT of a building shall comprise(a) a detailed description of the visual inspection and any full structural investigation of the building conducted by the structural engineer;(b) analyses of observations and every test conducted in the course of any full structural investigation of the building; &(c) recommendations by the structural engineer as to such building works as are necessary to ensure the structural stability or integrity of the building.

Inspection NDT Testing Report

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December 2018


counterproductive as it will force more people to park on roads. ”Ramesh Prabhu, Chairman, Maharashtra Societies Welfare Association said, “Visitors need parking too. This will create more hurdles.” Shirish Sukhatme of Practicing Engineers Architects &

Town Planners Association though said, “It's a welcome decision. At many places builders are struggling to recover parking construction cost from at buyers.”

Source : Times of India | 28/11/2018

You may have read articles in various print media that the Stamp Duty on city properties is to set to go up 1% to facilitate funding of notied projects in the city. A bill,L. A Bill No. LIX of 2018, to amend the Mumbai Municipal Corporation Act to allow the enabling provision was passed in the legislative

thassembly on Tuesday, dt. 27 November, 2018. The term Notied Project means a Vital and Important Urban Transport Project related to Mass Rapid Transport System such as Metro Rail, Mono Rail, Bus Rapid Transport System and includes Freeways, Sea-links etc. By amending the Act, the State Government has by this notication in the Ofcial Gazette, has made clear its intention to undertake such project either by itself or through the planning authority, any new Town Development Authority, other statutory authority, an agency owned and controlled by the Central Government or the State Government or a Government Company incorporated under the provisions of the Companies Act, 2013 or any other law relating to companies for the time being in force.

The Stamp Duty that shall be levied under the Maharashtra Stamp Act, on the instruments of sale, gift and usufructuary mortgage of immovable property shall in the case of any such instrument relating to immovable property situated in the area of Brihan Mumbai Municipal Corporation in which one or more Vital Important Urban Transport Projects are going on and executed on or after such date as may be specied by the State Government, by notication in the Ofcial Gazette, be increased by a surcharge at the rate of one per cent, in case of instrument of sale or of usufructuary mortgage, on the amount secured by the instrument as set forth in the instrument and shall be collected accordingly under the said Act.

The State Government shall every year after due appropriation made by law in this behalf, pay to Corporation or the agency which has undertaken the notied project, a grant-in-aid approximately equal to the amount of additional duty realized on account of surcharge levied and collected under this section in respect of the immovable properties situated in the City having notied projects and such grant-in-aid shall be utilized on such notied projects in the manner specied by the Government.

About parking slots in Co-operative Housing Societies; the State Government has proposed to reduce parking slots for visitors in housing societies from the mandatory 25% to just 5% of the total space allotted for the purpose in the new development control rules.

A good news which shall bring big relief to the ofce bearers of the housing societies. Some of the Housing Federations including our Maharashtra Societies Welfare Association, have taken objection to the Provision in the new rules to penalize ofce bearer with Rs.25,000/- for not providing information in the prescribed period. The Government is contemplating on the objection and may probably take a decision in the current session of the Legislature session to remove this harsh provision.

I hereby extend my warm invitation to one and all for attending the “Housing Society

thManagement Show 2018” between the 14 -th

16 December, 2018 to be held at Nehru Centre, Mumbai. This event cum exhibition is organized by Intellize Expo Pvt. Ltd. in association with MahaSEWA as their knowledge partner. Kindly register on the below mentioned website to participate in the event and also to get regular updates : www.hsms-india.com .

With Best Regards,

CA. Ramesh S. Prabhu, Chairman,

Continued from page no. 06

http://www.hsms-india.com


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HOUSING SOCIETY MANAGEMENT SHOW 2018 (India's only Expo on Housing Societies Management)

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A big change is coming about in the Housing Society vertical, it is now being given importance of it being a big business opportunity.

ig players like Dr. FIXIT (Ofcial

BWaterproong Partner), Nerolac Paints, JSW Cement, Nilkamal Plastics, Paytm,

Sintex, Asian Paints, Astral Pipes, Ardex Endura, WalPlast, Vaccire, Excel Industries are specically creating products and communications directed at Housing societies and Apartment Associations.

In addition to the above recent Press Headline “The Recent Ordinance to curb rights of defaulters in CHS”, “Thane civic body plans sops for housing societies conserving green cover”, “If documents are not made available to a member, the committee.., Spate of Seminars and Conference on Redevelopment and the Exhibition “Housing Society Management Show 2018” on 14-16 Dec at Nehru Centre, Worli, Mumbai are all adding to the buzz.

Houses dene our living environment and much of our leisure time is spent at home. Thus, our standard of living and our quality of life depend to a large extent on the quality of our houses and our housing societies. We can improve our levels of comfort by renovating Houses/Apartments/Housing Societies and when doing so, we should always keep an eye on our efciency, Recycle, Reuse, Waste Management and energy consumption.

There already have been important players like Apartment Adda, Associations like MSWA who have been at the forefront of changing the game within this CHS space since more than a decade. Surveillance and CCTV companies like ZICOM have exploited this sector since a long time and have helped our societies largely to be a safe place.

And there are serious citizen forums like V-Can, Soch Sayani and Cuffe Parade Residents Association amongst the many that have been doing their bit and more.

There seems to be positive wind blowing to bring in professional services, products and advices within the housing societies space.

Our homes in housing societies are where our kids are growing up, our parents are getting old; making our Housing societies a better living space should be our priority.

Housing society Management show 2018 will have exhibits in more than 70 categories to help you make your society greener, energy efcient, safer, tter and to run in far more smartly.

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December 2018


S. Parthasarathy, Vice President, MahaSeWAMob.: 98676 90040 | E-mail:[email protected]

WHAT IS “SELF REDEVELOPMENT” AND WHAT ARE ITS ADVANTAGES AND DISADVANTAGES

edevelopment, when undertaken by the

Rsociety members themselves is termed as Self Redevelopment. The complete

process of redevelopment from start to end will be accomplished by the society by appointing the required technical and professional expertise. The society is in direct and total control of the project and has to leverage all the available resources to execute the project in the desired manner.

If a housing society ventures into redevelop-ment by appointing a developer, without proper due diligence, the appointed developer may conveniently cover all the pitfalls which may surface at some point of time to which the members may ultimately fall prey to. To avoid all such problems, many societies have decided to go in for self redevelopment. Self-redevelopment has its own advantages and disadvantages, i.e. positive and negative effects. It is worthwhile to mention the advantages and few of the disadvantages that are associated with self redevelopment.

ADVANTAGES:

A) Corpus Fund shall be year marked by applying the correct calculations which would take care of their share (original members) of the maintenance cost of the premises. Otherwise this amount could be utilized for other purposes as per the decision of each individual member.

B) If any member or his family requires additional accommodation in the same

building, it can be achieved by the member purchasing additional at from the society at a discounted price. This would enable the family to live in the same vicinity.

c) Modern amenities and electronic gadgets are being extensively used making life more luxurious and safe. Modern gadgets such as Closed Circuit Cameras, Intercom systems, Smoke Detectors, Fire Fighting Alarm System, Metal Detectors etc can be used by the society by taking its own decision.

D) These projects and towers have excellent stilt, basement and at-attached parking facilities which eases the trafc congestion inside the society premises. This not only saves precious space but also ensures discipline trafc ow in the society compound.

E) Documentation and paper work could be generated without much hassle.

F) Professionals of the best cadre could be employed directly by the society.

G) A through quality control could be achieved by rst hand supervision of the society members.

H) Procuring Conveyance, OC and other important documents would be easier as it would be in the control of the society.

I) The society has the choice of the architecture and the design of the building to be constructed.

J) Self-redevelopment yields the best return on investment in the interest of all the society members.


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There could be many more advantages and benets that one can derive from self-redevelopment, Ÿ Bigger size of the rooms; Ÿ Better designed bathrooms & utility

spaces;Ÿ Better planned and designed ats;Ÿ Proper decorative entrance lobby;Ÿ Proper play area for children;Ÿ Availability of modern elevators;Ÿ Earthquake-resistant structure.

Generally the perception is that such kind of a construction activity is not possible to be undertaken by the common man or public in general. Although you need to employ the services of experts and skilled professionals, if the work is carried out with a crystal clear understanding, teamwork and Co-operation, the society can itself take up the reconstruction of the society through self redevelopment.

In such a situation the society needs to take certain measures to derive the desired end result. Better results can be procured if the society takes up the responsibly of redevel-oping the society, wherein it could use the open space available to construct the new structure and then demolish the existing structure which would be safe and advanta-geous to them (in case such open space is actually available).

Further society could arrange a minimum cost for the project, say 25% of the project cost through member contribution and also go in for a bank loan for the balance amount. A decision could be taken to request existing members interested in purchasing additional area, to contribute 50% of the cost in advance. The construction quality would denitely be better as the members themselves undertake the responsibility of the project and would not leave any stone unturned to generate the best quality in workmanship by not compromising in the quantity and quality of the material used. Banks, nancial institutes and other Government authorities are also coming forward to promote and fund these projects, as the completion of such projects are assured since it's a Redevelopment project for the society and by the society.

Since the society members are carrying out the redevelopment, they have the liberty of deciding on the additional free area to be distributed among the existing members and the area to be earmarked for sale. There could be a better bargain given to the original society members in terms of the area to be given free of cost in addition to the prevailing carpet area owned by them. The society members can be offered half the market rate for purchase of additional area. The prot derived from the sale of the ats in the self redeveloped building can be reinvested for the benet of the society. In short, the society members would get complete benet of the entire prot generated from the project.

Other Advantages - Self Development

1. Benecial if the property is clear from all ownership and title disputes. No extra investment or no hard negotiations required from the owners. There may not be any legal issues and court battles that may arise amongst members.

2. More benecial on larger plot of more than 4000 square meter, wherein at least 6000 sq ft or more open space available due to 15% R.G. area - garden space already left during existing construction plan. No shifting of residents required and hence no insecurity on losing their current homes. The complet ion of the pro jec t i s guaranteed without any nancial loss.

3. Benet to members can be comparatively more and the society can decide on the type of development whether it should be residential or a mix of residential and commercial.

4. Benets in case of mixed development - commercial & residential can be almost double than that of only residential development.

5. Corpus fund may be double the amount that a member could get if the building is self redeveloped and the amount is also secured within the society.

6. No need of development agreement which saves 5 % cost of the property towards stamp duty & 1% or 30,000/- on registration charges.


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Mobile : 98192 67262 / 98928 97687

Email: [email protected]

We offer the following Service :

Ÿ Detailed survey & audit of building

Ÿ Technical specications & economical methodology

Ÿ Preparation of Project Legal Contract Document, Work order,

bar chart, cash ow chart, Activity ow chart & Guarantee

documents.

Ÿ Furnishing required documents for fastest loan approvals

Ÿ Getting the work completed without exceeding the estimate

Ÿ Advising Society to select right contractor

Ÿ Daily site supervision by experienced & qualied staff

Ÿ Periodical NDT during execution of work

Ÿ Check measurements time to time & certify the bills

The Firm with following registrations Year of Registration

Institution of Engineers (India)

1973

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association

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Indian society of structural engineer (ISSE) 1999

Institution of Valuer

2002

Mumbai Building repair & reconstruction board

(MHADA UNIT)

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License of site surveyor 1988

License of site supervisor 1997

American society of civil Engineers (ASCE) 2004

Institute for steel development & growth 2001

Indian society for technical Education (ISTE) 2002

Registered member of the council architect New Delhi 1984

Associated member of the Indian Institute of Architects 1984

www.pentac leconsul tants .com

Specialised in :

Ÿ Co-operative Housing Societies

Ÿ Industrial Estates

Ÿ Multistoried Buildings Hospitals

Ÿ Commercial Buildings

Ÿ Redevelopment of Societies

December 2018


7. Internal / external amenity selection as per member's choice. Higher grade of material with all standards maintained..

8. Selection of better design higher than minimum standards as per MCGM norms. For example — 1. Height of oor can be 10 feet clear. 2. Grade of concrete can be higher than

m20-25. 3 Rain water harvesting easy to design &

install.4. Overhead water tank can be bigger. 5. One passenger + one service lift within

each wing can be designed / possible for a 10— 12 storey building

9. Members invest in the project and the entire responsibility is taken up by the society, the technical work by Project Management Consultants and the construction work by third party contractor.

Capital Investment for the project;

1. Members requiring extra at or space can be asked to pay 25%-50% of total cost in advance.

2. Public Trusts are available which may invest on no prot no loss basis.

3. Venture capitalists are available to fund the project on minimum return on investment.

4. Bank loans are available at home loan interest rates.

5. Private nancing.

Disadvantages of Self Redevelopment

Other than the disadvantages that are present in case of redevelopment done through a builder, the biggest disadvantage of self redevelopment is the lack of trust that the members have amongst themselves. Moreover, the amount of initial investment that needs to be contributed by the members may not be possible for all the members to contribute. Most of the members are not used to taking such a risk and responsibility owing to their old age and inexperience in this eld. The process and procedure of repaying the loan taken may deter some of the members support the decision to go in for self deve lopmen t . Con t inuous pe r sona l involvement in the various processes may also be a discouraging factor whether to go for self redevelopment.

By appointing a reputed project management company, the members can be educated and all the apprehensions and misconception of self redevelopment can be resolved. The company will also present and inform to all the members about the advantages of self redevelopment and the ways by which all the challenges can be addressed to. In a nutshell, self redevelopment is undoubtedly the best option.

Adv. Anisha Shastri022 - 4255 1414

TYPES OF MEMBERSHIPS and RIGHTS OF MEMBERS in CHS as per

MAHARASHTRA ORDINANCE No. XXV of 2018 (Further to Amend MCS Act, 1960.)

154B-1.(18) “Member” means a person

joining in an application for the registration of

a housing society which is subsequently

registered, or a person duly admitted to

Membership of a society after its registration

and includes associate or joint or provisional

Member.

a) “Associate Member” means a person

duly admitted to Memb-ership of a housing so c i e t y on w r i t t en recommendation of a Member to exercise his rights and duties with his written prior consent & whose name does not s tand in the share certicate ;


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b) “Joint Member” means a person joining in an application for the registration of a housing society jointly, which is subseq-uently registered or a person who is duly admit ted to Membership af ter i ts registration and who holds share, right, title and interest in the at jointly but whose name does not stand rst in the share certicate ;

c) “provisional Member” means a person who is duly admitted as a Member of a society temporarily after death of a Member on the basis of nomination till the admission of legal heir or heirs as the Member of the society in place of deceased Member

19) “Officer” means a person elected or appointed by a society to any ofce according to its bye-laws; and includes any ofce bearer such as a chairperson, vice-chairperson, president, vice-president, secretary, joint secretary, treasurer, joint treasurer, Member of the Committee, manager and any other person, by whatever name called, elected or appointed under this Act, the rules or the bye-laws, to give directions in regard to the business of such society ;

20) “Person” includes,— (i) an individual, who is competent to

contract under the Indian Contract Act, 1872,

(ii) the State Government, (iii) the Central Government, (iv) a Hindu undivided family,’ (v) a company registered under the law

for the time being in force, (vi) a rm registered under the Indian

Partnership Act, 1932 or the Limited Liability Partnership Act, 2008

(vii) Local authority (viii) an association of persons or body of

individuals whether incorporated or not,

(ix) a co-operative society registered under any law relating to co-operatives,

(x) a public trust or family trust formed in accordance with a relevant provisions of law,

(xi) any legal body which can hold the

immovable property, and

(xii) any entity as may be notied by the

State Government, from time to time ;

154B-10. Rights and duties of Member

1) A Member shall be entitle to exercise such

rights as provided under this Act, rules and

bye-laws.

2) Every Member of a housing society,

whether registered before or after the

commencement of the Maharashtra Co-

operative Societies (Third Amendment)

Ordinance, 2018, to whom plot of land or

dwelling units have been allotted, shall be

issued certicate of allotment by the co-

operative housing society under its seal

and signature in such form as may be

prescribed.

3) Except when there is a contract to the

contrary, a Member of cooperative

housing society shall not be entitle to any

title or interest in any plot of land or

dwelling unit in a building of a co-

operative housing society until he has

made such payment as may be specied by

the co-operative housing society towards

the cost of such plot of land or, construction

of such dwelling unit, as the case may be,

to the co-operative housing society.

4) No Member shall be eligible for being

appointed, nominated, elected, co-opted

or for being a Member of a Committee, if

he is a defaulter of the society.

5) (i) It shall be the duty of the Member of the

society to pay the dues of the society within

time as decided by society in its general

meeting.

(ii) Member shall vacate the at when required

for redevelopment of the building or

buildings of the society as decided in its

general meeting.

(iii) Member shall perform his duties as

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HURDLES in SELF-REDEVELOPMENT? Will be Cover in our Next Issue

For More Details Contact :

022 - 4255 1414 / 24 / 32

STAMP DUTY ON CITY PROPERTIES SET TO GO

UP 1% TO FUND INFRA

At 6%, Flats To Get Costlier

umbai: Mumbaikars will soon have

Mto pay 1% additional stamp duty on p r o p e r t y t o f u n d t r a n s p o r t

infrastructure projects in the city, like metro and mono rail, bus rapid transport system (BRTS), freeways and sea links.

The state called it a surcharge that is a percentage of the land/property value. It'll push up property stamp duty to 6% from the current 5%, making ats costlier in the city.

The bill amending the Municipal Corporation Act to allow the enabling provision was passed in the legislative assembly on Tuesday without discussion. In fact, eight bills were cleared amid the din over quota for the Maratha community. The bill will now go to the Council and the governor before it is signed into a law.

In its statement of reasons, the bill said “it is considered expedient to levy a surcharge by way of the stamp duty leviable on the instruments of sale, gift and usufructuary mortgage of immovable property within BMC” to ensure the corporation or agency undertaking notied Vital Important Urban Infrastructure Projects has sufcient funds.

Usufructuary mortgage is when the mortgagor hands over possession to the mortgagee till the repayment is done. Ofcials said such transactions were negligible in the city. The government will pay the corporation or agency that has undertaken the notied project a grant-in-aid approximately equal to the amount realised by the surcharge.

STAMP DUTY SURCHARGE

Govt to specify how funds must be used for projects

The money is to be used for the project in a manner specied by the state government.

Recently, the Mumbai Metropolitan Region Development Authority (MMRDA) had asked the government to provide funds by levying surcharge on stamp duty or increasing the premium on oor space index (FSI) for funding the transport projects. It is implementing various metro projects, besides the Mumbai Trans Harbour Link, etc. It had sought the nancial aid on the plea that its land bank is drying up.

The 1% additional levy has been in place under the other urban local bodies after the Local Body Tax was abolished in 2015. Ofcials said Mumbai alone was not taxed.

Across the state, 21.5 lakh documents were registered last year and the revenue earned was Rs 26,500 crore. In Mumbai, about 2 lakh documents are registered annually and last year, the revenue earned was Rs 10,500 crore. This year, given the recession in the real estate industry, the target has been lowered to Rs 10,000 crore for Mumbai and to Rs 24,000 crore across the state, said ofcials.

Senior ofcials TOI spoke to could not offer an immediate estimate of the increase in the state's earning.

Source : Times of India | 28/11/2018


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HOME BUYERS choose RERA for FILING COMPLAINTS

CA. Ramesh S. Prabhu,

Chairman, aha eM S WA

Mob.: 98201 06766

Alarge number of home buyers haveshown enormous faith in Real Estate(Development and Regulation) Act

2016, (RERA) in the state of Maharashtra.MahaRERA, as it is known in the state hasreceived tremendous response, both in termsof the number of projects that are registered aswell as the number of aggrieved home buyers�ling complaints with the Regulatory authority.

The MahaRERA authority was established on1 May 2017, primarily aimed at regulating

st

and promoting the real estate sector and toinduce transparency between the developersand the consumers. The mechanism ofestablishing an adjudicating of�ce for speedyredressal of disputes has added impetus to thereal estate industry and has enabled a sense ofprudence in the developer's mindset. Afterfacing a lot of challenges in the initial period,the Authority is in a impressive position tohandle large number of complaints and alsodispose them off within the prescribed periodof 60 days from the date of the case coming onboard.

Though a good number of home buyers(“ ” in RERA terms) still preferAllotteesapproaching the developer ( in“Promoter”RERA terms) to resolve their issues, a largenumber of them have bestowed theircon�dence in the regulatory authority. Some ofthe allottees are desirous to approach theconsumer courts and a very few of them areinclined to �le a criminal case or �le a suit inthe civil courts. These �gures only reiteratetheir belief in the new machinery. Though thepreamble of the Act clearly states that it hasbeen enacted and a regulatory authority beenestablished primarily to protect the interest of

the consumers, the provisions of the Act andthe Rules framed therein have actually broughtin a lot of positive sentiments in the industry asa whole. The real estate segment has startedshowing initial signs of revival with many of the�y-by-night operators shutting shop andgenuine and established ones increasing theirfoot prints and organizing themselves to thriveon the opportunity that the market shallprovide in future.

Maharashtra being the pioneer in adoptingthe Act and framing the Rules thereon, thereare several states namely Uttarpradesh,Madhyapradesh, Tamilnadu, Krnataka, Delhi,Uttarakhand, Chattisghar etc that havefollowed suit. All the states have nowestablished the regulatory authority and are�ooded with complaints from consumers. Thenumber of projects registered in the state ofMaharashta with MahaRERA outnumbers allthe other states put together. Maharashtraalone has about 18700 projects registeredwith the Regulatory authority out of whichmore than 3000 projects have beencompleted alongwith occupation certi�cate(OC).

A real estate project is required to beregistered under MahaRERA if the project isongoing and has not received the completion/occupation cert i�cate at the time ofcommencement of the Act ( 1 May 2017) andst

the land proposed to be developed is morethan 500 sq.mtrs or the number of apartmentsto be constructed is more than eight includingall the phases. Among the registered projectswith MahaRERA, about 5000 complaints havebeen �led by allottees against various projects.


NOW THE TIME FOR'S !SELF REDEVELOPMENT� Live in a Bigger Flat with Modern Construction� �Latest Amenities Minimum Maintenance|

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STRUCTURAL ENGINEERSPROJECT MANAGEMENT CONSULTANTS

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Mobile No: +91 99674 49015

+91 98202 82878

SPECIALISED IN STRUCTURAL REPAIR CONSULTANCY

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The authority has been able to hear many ofthese complaints and has successfullydelivered about 3000 orders. As the state alsohas an Appellate tribunal that has beenestablished, more than 500 applicants haveapproached the tribunal appealing against theorder given by the RERA court and more than170 of those have been disposed off.

For complainants who do not wish to approachthe regulatory authority, there is also aconciliation forum that has been formed toprovide conciliation and dispute resolutionbetween the promoters and the allottees. Evenin this case there has been about 580aggrieved home buyers who have �led theirconcerns with the forum and about 440 caseshave been amicably settled between theparties. Complainants, who are not satis�edwith the solution given by the conciliationforum, have the choice of approaching theMahaRERA authority for justice. MahaRERAalso has a system in place wherein complaintsagainst unregistered projects can also be �ledand heard.

Given the well established hierarchy that ispresent in Maharashtra, there have beensome landmark judgments that have beendelivered by the MahaRERA members andadjudicating of�cers. There are some 16 Suo-moto orders that have been passed byMahaRERA since its inception. These areorders passed by the authority on variousviolation of the Act by a promoter or a realestate agent. Our organisation is activelyinvolved in representing allottees as well aspromoters in the RERA courts. Our ChairmanCA Ramesh Prabhu having immense expertisein this subject matter has represented a largenumber of clients and have ensured that theyget the desired results. Our team of advocatesand legal experts has appeared in more than150 cases before the MahaRERA authority andhas been successful in presenting the casesand procuring an order in their client's favour.

Orders ranging from application of section 7of the Act ie. taking over of the un�nishedproject from the promoter and giving it to theassociation of allottees to complete, procuring

interest and compensation under section 18 ofthe Act and also successfully praying on behalfof our customers for exiting from the projectalongwith interest and compensation. We arepleased to present some of the orders for casesrepresented by our organization for whichorders have been passed by the MahaRERAauthority.

For Above Article Reference find the belowOrders1. Complaint no. CC006000000054891

Order : ln view of above facts and discussion, the

respondent is directed to pay interest to the

complainants on the actual amount paid by them to

the respondent from 1 Moy 2017 till the actualst

date of possession at the rate of Marginal Cost

Lending Rate (MCLR) plus 2% as prescribed under

the provisions of Section-18 of the Real Estate

(Regulation and Development) Acl,2O16 and the

Rules made there under.

2. Complaint no. CC006000000055968

Order : The respondents shall refund the

complainant Rs 47,67,490/- and registration

charges amounting to Rs, 31,880/- with the simple

interest at the rate of 10.5% Per annum from the

date of Payment till its refund.

Respondents shall pay the complainant

Rs.20000/- towards the cost of the complaint.

The compliant, on satisfaction of her claim

shall execute the deed of cancellation of the

agreement for the sale at respondents' cost

3. Complaint no. CC006000000023379 Order :

1) The complainant is allowed to withdraw from the

project. 2) The respondent to pay Rs. 28 lakhs paid

by the complainant towards the price of �at + Rs.

1,82, 500/- paid towards stamp duty and

registration charge except the stamp duty which

can be refunded to the complainant together with

interest at the State Bank of lndia's highest

marginal cost of lending rate plus 2% which come

to 10.65% from the date of receipt of those

amounts till realisation. 3) Respondent to pay Rs. 1

lakh to the complainant towards compensation as

discussed above. 4) The respondent to pay Rs.

20,000/ - as cost of this complaint to the

complainant.

Note: Detailed recital of the above orders are

avai lable on the MahaRERA Website :

https://maharera.mahaonline.gov.in


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STEPS INVOLVED IN RE-DEVELOPMENT

There are many Societies which actuallydo not know whether they needredevelopment. The members or the

committee of such Society are probablyunaware of the condition of the very buildingwhich house them. They are not aware of thestructural condition of the building, the statusof building in terms of occupation certi�cate,conveyance, lease deed, property tax, Propertycard, CTS Plan etc.

At this it is essential to appoint certi�edArchitect/PMC to guide the society aboutfuture line of action. He could explain in depthabout :-1) Structural audit of the Building and repair2) Redevelopment by appointing developer3) Self Redevelopment.

It is advisable to conduct structural audit of thebuilding through quali�ed Structural Engineerwho is empaneled with municipal authority.The report of such structural audit wouldreveal the condition of the building & indicatewhether the Society needs redevelopment.

“Redevelopment means demolition of the oldbuilding structures and constructing newbuilding structures with new style, design withadvance technology as per moderntechniques. These new building structures areconstructed as per modern standard ofarchitecture. As the building is reconstructedby demolition of an old structure, the life spanof the building structures automaticallyincreases, the expenses for major repairs arecurtailed down to almost none as the buildingstructures are new.”

1 step in the re-development is to knowst

about the feasibility of the project.

To prepare the feasibility calculations,Architect/PMC should have thoroughknowledge about Development ControlRegulations.

Feasibility report mainly consist of 5parts:-

1) What will be maxim-u m c a r p e t a r e aavailable in the prop-osed redevelopmentscheme?

2) What will be totalproject cost ?

3) How much carpet arearequire to sale in theo p e n m a r k e t t orecover the project cost

4) Balance carpet area for the existingmembers

5) Percentage of balance carpet area withrespect to their existing carpet area.

Above mentioned methodology will helpsociety to decide the next line of action in termsof whether to go for repair or redevelopment.If redevelopment, then whether by appointingdeveloper or by self-redevelopment.Now hereit is assumed that society has decided for Self-Redevelopment.

What are further steps?

1. Society should pass a General BodyResolution for Self-redevelopment.Now it is the duty of their selected architect/PMC to �nalize the draft feasibility report.It is requiring to incorporate the demandsof the existing members in terms of extraca rpe t a rea to be pu r chased inconcessional rate and by paying marketvalue. Discuss the same in depth with thesociety and �nalize it.

2. Prepare the plans as per �nal feasibilityreport and by taking the cognizance ofarchitectural elements and prevailing D. C.Regulations.Discuss the draft plans in depth with thesociety members and �nalize it to prepare�nal plans of the proposed redevelopment.

3. Incorporate the structural design in the�nal plans and even it could be initiated atthe stage of draft plans itself.

4. Re-check the feasibility as per �nal plans.Make master plan to raise funds for theself-redevelopment proposal.

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Relief likely on the Rs. 25,000/- penalty imposed

on MANAGING COMMITTEE MEMBERSof Co-operative Hosing Societies.

In the new Chapter XIII-B of the Co-operative Housing Societies, Section 154B-8 (1) states that “every member of a society

shall be entitled to inspect free of cost at thesociety's of�ce during of�ce hours or any time�xed for the purpose by the society, copy of thebye-laws, all the records and books ofaccounts and entire correspondence of societyexcluding personal information of otherMembers and the correspondence betweenthem and society.” Section 154B-8 (2) statesthat 'A society shall furnish to a Member, onrequest in writing and on payment of such feesat such rate as may be decided by the Registrar,from time to time, the copies of any documentsmentioned in the foregoing sub section withinone month from the date of payment of suchfees.

The Government has proposed a �ne of Rs.25,000/-, if the Of�ce Bearers use evading tacticsfor not providing the information asked for bysome member under the above mentionedsections. After much hue and cry on this, theGovernment is reconsidering to revoke thisprovision. Co-operative Housing Societies arenot pro�t making entities. The main object ofthe Co-operative Housing Societies is tomaintain the land and building of the society.The Of�ce Bearers of the Society perform theirduties and responsibilities on a honorarybasis. It might be possible that someunscrupulous elements for their vestedpersonal interest may misuse this provisionand cause discomfort and annoyance to theof�ce bearers.

Though the intention of the provision may benoble and was proposed below the Right toInformation Act, under which every person hasa right to seek any information related to hissociety, the misuse of this right cannot be ruledout. Even the Hon.ble High Court hasexpressed its anguish over the misuse of theLaws that are laid down. Moreover, in this casethe quantum of the �ne was also very high.Penalty to this extent is not imposed on thecommittee in any other co-operative society.Most of the Of�ce Bearers of the Co-operativeHousing Societies are middle class people.They cannot afford to bear such a hugeamount unnecessarily as �ne and penalty. Thisprovision might also discourage members ofthe housing society to come forward toshoulder the responsibility and in-fact maydiscourage most of them to stay away frombecoming committee members.

Considering all the above facts and also theres is tance from various federat ions,associations and NGOs associated with co-operative housing societies, the Government,especially the Hon.ble Chief Minister ofMaharashtra, Shri Devendra Fadnavis shouldtake cognizance of this serious implication anddirect the Co-operatives Department towithdraw this burdensome condition. Throughour representation, we are very hopeful andcon�dent that the Co-operatives departmentwill take note of our realistic demand byamending this provision and making way foran alternative.

5. Prepare the proposal to be ready for sub-

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accommodated in the alternate

accommodation till the completion of thebuilding.

8. Monitor the construction activity throughtheir appointed Architect/PMC

9. Complete the building as per approvedplans and speci�cations.

10.Re-shifting at newly constructed buildingw i t h c o m p l e t i n g t h e p r o p e rdocumentation.


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PROCEDURE TO OBTAIN A PROBATE OF A WILL

Aprobate is a copy of a will certi�ed by acourt of competent jurisdiction. It provesthat it is the last and �nal will of the

deceased penned on a particular date. Aprobate is granted with the court seal and hasa copy of the will attached to it. Anadministrator or executor appointed under thewill may not be able to administer its provisionswithout a probate. It may also be necessarywhen the deceased leaves behind securitieswith various nominees and there is a disputeon their division. The nominee can only holdthe assets in trust till these are divided asindicated in the will after a probate has beenobtained. In the absence of a will ornomination, succession laws come into play.

Application

The application for a probate has to be madeto the competent court (a pecuniaryjurisdiction may require a higher court to issuea probate for high-value immovable assets)through a lawyer.

Documents

The court usually asks the petitioner toestablish the proof of death of testator, proofthat the will has been validly executed by thetestator, and that it is the last will andtestament of the deceased.

Notification

After receiving the petition or application forprobate, the court issues a notice to the next ofkin of the deceased to �le objections, if any, tothe granting of probate. It also directs thepublication of a citation in a newspaper tonotify the general public.

Fees

The court may impose a percentage of assetsas a fee to issue a probate. In Maharashtra, forexample, a court fee of Rs 25 is payable forassets less than Rs 50,000; 4% for assetsbetween Rs 50,000-2 lakh, and 7.5% for assetsover Rs 2 lakh. There is a ceiling of RS 75,000.

Adv. Arun BendkhaleMob.: 8976295881

Points to be noted :

� U n d e r t h e I n d i a nSuccession Act, a probatecan be granted only to theexecutor appointed undera will.

� If the executor is notavailable to administer theestate, an applicationmust be made for appointing the same bythe court before applying for probate.

� A probate is a must when the will is forimmovable assets in Mumbai, Kolkata orChennai.

Probate of a Will when granted, establishes thegenuineness of Will from the death of thetestator and renders valid all intermediate actsof the Executor as such.

A probate differs from succession certi�cate. Aprobate is issued by the court, when a persondies testate i.e.having made a will and theexecutor or bene�ciary applies to the court forgrant of probate. In case a person has notmade a will his legal heirs will have to apply tothe court for grant of a succession certi�catewhich will be given as per applicable laws ofinheritance.

What will be the legal consequences if theWill is not Probated?

If the Will which is required to be probated,under the Act, if not probated, has no legalsanctity and binding force.

If there is no will or a Will does not name anyexecutor then one needs to get be Letter ofAdministration

Letters of Administration

Letters of Administration is issued by acompetent authority (court) and appoints theAdministrator to dispose of the property of aperson. It is required when:


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Details Structural Survey / Audit of the building

Suggesting cost estimation preferring economical & Effective remedial ways

Conducting Advance Technologies of NON DESTRUCTIVE TESTS- (Ultra Pulse & Rebound Hammer Test)

Tender Document formulation, selecting best & competitive bidder on behalf of society.

Day to day site supervision, guidance to contractor while execution on repair work.

Stability certificate on completion

Office: 201-A, Sunteck Grandeur, Opp Andheri Subway, S. V. road, Andheri (W) Mumbai 400058. Mob.: 9820146623, Tel: 26774100, 26774200,

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REDEVELOPMENT

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Feasibility survey of the society building. Preparation of Tender document for Developer/ Builder

Supervision / quality control during execution work. Legal consultancy towards Redevelopment work

Redevelopment Panel consists of Structural Engineer, Architects, Legal Consultants.

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� Testator has failed to appoint an executorunder a Will OR

� Where the executor appointed under aWill refuses to act OR

� Where executor has died before or afterp r o v i n g t h e W i l l b u t b e f o r eadministration of the estate.

� A Letter of Administration can be appliedwithin periods of three years from thedate of death of an intestate.

For obtaining a letters of administration thebene�ciary has to apply to the court. The courton receiving satisfactory proof of validexecution of the will issues letter ofadministration to the bene�ciary. Theapplication for letters of administration has tocontain the following details:

The time of the testator's death

1. That the writing annexed in his last will andtestament

2. That it was duly executed3. The amount of assets which are likely to

come to the petitioner's hands, and4. The petitioner is the executor named in the

will.

A Letters of Administration may be granted toone or several people who may apply to theCourt. If no one applies, it may be granted to acreditor of the deceased. A Letters ofAdministration cannot be granted to a minoror a person of unsound mind.

Proof Of Death

Proof of death is usually shown by submissionof original Death Certi�cate.

� If a person was killed in an action whileserving in armed forces, the of�cialnoti�cation may be produced in proof ofdeath of the testator.

� Where there is an air crash or sunk shipon the high seas and there is nopossibility of survival and a persons bodyis not recovered the court may take noticeof the occurrence and be satis�edregarding the fact of death.

� Where a person disappears or is missing,such a person as per law is presumed tohave died if he is not heard of for a periodof seven years.

CREATION OF MSWAWhatsApp Group byThe Social media has been spreading very

quickly. Every person who wants to have the

instate information on various aspects been

using WhatsApp as means and getting

enrolled in different WhatsApp group.

At the request of many members and public at

large at different Seminars we had organised

the has created the areawise WhatsAppMSWA

group. any person who want to be part of their

respective

areawise group are requested to send your

request to : WhatsApp Mobile No.: 70455

9 9 7 0 8 o r E - m a i l t o : s h e e t a l p .

[email protected] / [email protected]

with following details :

(1) Name, (2) Designation like Committee

member or Secretary etc. (3) name of Society

(4) Area for e.g. model town, Shastri ngr., or

Road (5) Railway Stn. (6) E-mail Address

_______________

For Redevelopment, Self Redevelopment &

Deemed Conveyance Judgment &

for Queries Please logon to

• Sign up for our free Monthly

Latest Circulars•

New Law & Bye - Laws•

Govt. Act & Regulation•

www.mswa.co.in | www.mswahousing.org


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Outward No. 55/2016-17 Date : 04/10/2018

ToHon' able Manager,Maharashtra Society Welfare Association Ltd.,Mumbai.

Subject :- In respect of to authorize Maharashtra Societies Welfare Association fororganizing Co-operation Education and Training on behalf of theSahakar Bharati Sahakar Training Co-operative Society, Ltd., Karad.

Ref : Your Letter dt. 03/10/2018

Sir,

With reference to the subject mentioned above and the discussion with you from time to time onthe said matter, you have been informed that, the Maharashtra Government, according to itsNoti�cation dt. 2 March, 2015 has recognized Sahakar Bharati Co-operation Training Co-nd

operative Society, Ltd., Karad, Dist. Satara, as a State Apex Training Institute for impartingEducation and Training in the Co-operation Sector according to Section 24 A of the MaharashtraCo-operative Societies Act, 1960,

Similarly the institute noti�ed for the Co-operation Education and Training under rule 30A(7) ofthe Maharashtra Co-operative Societies Rules 1961 has an independence to take other societyalong with them to give Co-operation Education and Training. By exercising this power, theMaharashtra Societies Welfare Association, Andheri, Mumbai has been authorized to conductCo-operation Education and Training classes for the Members, Of�cers and Employees of theCo-operative Society on behalf of the Sahakar Bharati Sahakar Training Co-operative Society,Ltd., Karad.

The Maharashtra Societies Welfare Association Andheri, Mumbai is also authorized to acceptEducation and Training Fees and to deliver the Certi�cate to those who have successfullycompleted the Education and Training Programme on behalf of the Sahakar Bharati Co-operation Training Co-operative Society, Ltd., Karad Dist. Sangli, Pin- 415110.

Thanking You,

SD/-Shekhar Charegaonkar,Executive DirectorSahakar Bharati Co-operation Training,Co-operative Society, Ltd., Karad.

December 2018


FIMAS - (MSWA Mulund East Branch)105, Purnima Darshan, 90 . Rd., Mulund East, Mumbai – 400 081

Email id: [email protected] Ph: 022 21635158/8433922171-5

I. ACCOUNTING SERVICES TO COOPERATIVE HOUSING SOCIETIES:1) We develop a procedure for each and every Society as per Service requirement and mutual

convenience.

2) We work both on Cloud and Non-Cloud based so wares.

3) Monthly / Quarterly Billing and Receipt genera on

4) Expenses booking on the basis of vouchers and suppor ng bills

5) Pe y cash & Managing Individual Flat Owner Account

6) Transfer cases

7) Bank Reconcilia on

8) Finalisa on of Books of Account and keeping it ready for Audit…………

9 Any other service if required will be considered.)

II. SECRETARIAL SERVICES TO COOPERATIVE HOUSING SOCIETIES:1) Guidance as to maintenance of AMC due dates, etc.

2) Guidance as to compliance reg. renewal of licences, elec on rules, etc.

3) Guidance for Maintenance of Registers

4) Guidance for transfer of flats, providing necessary formats if reqd.

5) Any other service as required by byelaw.

COMPULSORY EDUCATION TRAINING CLASSES&Under Section 24 A of Act 1960MCS FOR -CO OPERATIVE HOUSING SOCIETIES

For Registration & More Details Contact :

MAHARASHTRA SOCIETIES WELFARE ASSOCIATION

(1) 97 Constitutional amendments, (Amendment ) Act, 2013, ( Amendment ) Rules,th

MCS MCS

2014 and changes in the Model Bye-laws.

(2) Redressal of complaints of the members of and the Society.CHS

(3) Management of Cooperative Housing Societies, Election, Accounts & Audit.

(4) Title Transfer of Flat, Conveyance, Stamp duty, Registration, Nomination etc.

(5) Leakage, levy of charges, Structural audit, Repairs, Redevelopment.

A/ - , Laram Center, Opp. Rly Station, Andheri (W), Mum – 582 302 Near Bus Depot,

Tel.: 022 - 4255 1414 / 32 Email : [email protected] Website : www.cooperativetraining.org / www.mswa.co.in

“SAHAKAR BHARATI SAHAKAR PRASHIKSHANSAHAKARI SANSTHA MARYADIT KARAD, ”

(Government of Maharashtra Notified vide Gr. Dt. 2nd March 2015)

Certificate is given to the paid participants

Fees Rs. 118/- Per Member,(Including 18%GST)

for the total Members in the Society with a minimum fees of

Rs. 5900/- (Including 18%GST)

*(The Cheque should be drawn in the name of the Maharashtra Societies Welfare Association )

[MahaSeWA]


AREA WISE VAKMahaSe | MahaSevikaProvide Services to MahaSe membersWA

December 2018

Sr.

NoArea

MahaSeWAk/ SeWikA

NameContact No

MahaSeWA Of�ce (10am to 6pm) Komal Makwana 022-28980414 / 9082165946

MahaSeWA Of�ce ( “ ) Seema Bhuyal 022-28980414 / 9082165946

MahaSeWA Of�ce ( “ ) Jyotsna Joshi 022-28969178 / 8104771924

MahaSeWA Of�ce ( “ ) Surakshita Poojari 022-28969178 / 9653654980

MahaSeWA Of�ce ( “ ) Kiran Jadhav 022-28980414 / 8928413941

MahaSeWA Of�ce ( “ ) Aneeta Kamat (Operations) 7977961618

Back of�ce Email ID :

* Weekly off : Wednesday

[email protected] /

[email protected]

1. Andheri (E) Umashankar Kulal 7977961618 / 9930752751

2. Andheri (W) & Vile Parle (E) Harshada More 9819407171

3. Bandra (W) Kaleem Shaikh 9930752751 / 7977961618

4. Bhayandar (E) Malti Michael 7977961618 / 9930752751

5. Bhayandar (W) Nitin Jadhav 8652113979

6. Bhayandar (W) Dharini Agarwal 9967980889 / 7977961618

7. Bhayandar (W) Manish Tiwari 9930752751 / 7977961618

8. Borivali (E) Santosh Dabholkar 8879693567

9. Borivali (W)-Gorai, Chikuwadi Shashikant D Vedpathak 9222725266 / 8976603430

10.

Borivali (W)-IC Colony, Madonna

Colony, Marian Colony, Opp.

Mary Immaculate Girls High

School.

Narendra Patkar 8767334918

11.

Borivali(W)-LIC Colony,

Chandavarkar RD, S.V Rd to Poisar

Depot, Vazira Naka, Link Rd,

Bhagwati Area

Cynthia Pujara 9833967434

12.

Borivali(W)-S V P Rd-From Cosmos

Garden to Chamunda Circle, Yogi

Nagar, Eksar, Rokadia Lane,

Sodawala Lane

Vijaykumar Patkar9870878910

13. Chembur Badelal Vishwakarma 9930752751 / 7977961618

14. Dadar (W) Santosh Ganpat More 7977961618 / 9930752751

15. Dahisar (E) Cyril Pinto 9820291514/8828585619

16. Dahisar (W) Bhavna Pandya 9967840406

17. Dahisar (W) Rajiv Pandya 8976902503

18.Dahisar Checknaka, Highway To

Kashigaon-Mira RoadJayesh B Varia 9930752751 / 7977961618

19. Dombivli (E) Sunil Jadhav 9930752751

20. Dombivli (W) Akshay Kadam 7977961618 / 9930752751

21. Ghatkopar (E) & (W) Krishna N Renukuntla 7900002741 / 9082165946

22. Ghatkopar (W) Vinaya Padloskar 7977961618 / 9082165946

23. Goregaon (E) Arun Tumma 9930752751 / 7977961618

24. Goregaon (E)-Santosh Nagar Francis Lewis 9082165946 / 9930752751

25. Goregaon (W) Manju Tiwari 7208192781 / 9082165946


Kandivali (W)-Poisar To Nursing

LaneHitendra Limbachiya 9819955236

Kanjurmarg / Bhandup Vinayak Padloskar 9930752751 / 7977961618

Khar (E) Ramesh Dhamdhere 9082165946 / 9930752751

Malad (E) Kiran Gupta 7977961618 / 9930752751

Malad (W) Harshit Shah 9920752640 / 9870752405

38. Malad (W) Joachim Fernandes 9930752751

39. Malad East Dattaram Murkar 7977961618 / 9930752751

40. Mankurd/GovandiVinod Yamuna Prasad

Prajapati9702669276 / 9930752751

41. Marine Lines / Bandra (W) Sudhir Suvarna 9082165946 / 9930752751

42. Matunga Jitendra Panchal 7506754303

43. Matunga Murugan Muthiah 993075751 / 7977961618

44.Mira Road- Shrusti To Mira Road

StationNirmal Yalavatti 9146989267 / 7977961618

45. Mira Road, Bhayandar (E) Vivek Dound 9323853565 / 7498663687

46. Mira Road - Naya Nagar Ishrar Shaikh 8976666798

47. Mulund (W) Santosh Shivram Mane 7977961618 / 9699606687

48. Mulund (W) Rajesh Dalvi 9653654980 / 9930752751

49. Mumbra Mohammad Abdul Hakeem 9987797149 / 9892354898

50. Nallasopara (E) Amit Arvind Achrekar 9730641898 / 8082134495

51. Nallasopara (W) Umesh Padia 9765120805

52. Parel Amit Arvind Achrekar 9730641898 / 8082134495

53. Powai Shaikh Mohd Naseer 9653654980 / 9930752751

54. Pune Salunkhe K Bapurao 8485053504 / 7020117819

55. Sakinaka-Andheri Siddhi Sunil Jadhav 7977961618 / 9653654980

56. Santacruz (W) & Vile Parle W Babita Mali 9892098629

57.Sion , Koliwada,GTB Ngr,

Kherwadi –( Bandra E)Mr. Subhash Jaiswal 8655533596 / 9004279669

58. Thane / Airoli Chandan Jaiswal 8879688457 / 9930752751

59. Thane / Kalwa Nilesh Shinde 9930752751 / 9820638540

60. Vasai (E) Om Prakash Mishra 8898652320 / 9930752751

61. Vasai (W) Raghvendra Kumar Tiwari7666469046 / 9920908782 /

9930752751

62. Vileparle(W) Avinash Sathe 9930752751 / 7977961618

63. Vile Parle (W) Babita Mali 9892098629

64. Virar (E) Darshna Tawde 7977961618 / 9930752751

65. Virar (W) Dilip Gurav 7758035119 / 9082165946

66. Worli Varsha Dubey 9930752751 / 7977961618

26. Jogeshwari (E & W)/Goregaon (W) Sameeruddin Shaikh 9699555806

27. Kalwa Laximikant Yadav 9930752751 / 7977961618

28. Kalwa Mohammad Abdul Hakeem 9987797149 / 9892354898

29. Kandivali (E) Gilbert Fernandes 9867687055 / 7506592034

30. Kandivali (W) Sanjay Rathod 8291280386 / 9930752751

31. Kandivali (W) Rupesh kumar Kosambi 9930752751 / 7977961618

32. Kandivali (W)-Charkop Parag Gandhi 9869533050

33. Kandivali (W)-Poisar To Nursing Hitendra Limbachiya 9819955236

34.

35.

36.

7.


“MahaSeWA Branch office “MAHARASHTRA SOCIETIES WELFARE ASSOCIATION (R)

FREE PUBLIC LECTURE ON RIGHT TO INFORMATION ACT“GIANTS INTERNATIONAL JOINTLY WITH

MAHARASHTRA SOCIETIES WELFARE ASSOCIATIONHAS ARRANGED PUBLIC LECTURE ON RIGHT TO INFORMATION ACT BY HARIRAM“ ” Mr.

CHAUDHARY ON EVERY FOURTH SATURDAY PM, , Next Date for Seminar-22nd December, 2018 At 5.30

Topic : 1. .PREVENTION OF DELAY IN DISCHARGE OF OFFICIAL DUTIES ACT HE WILL ALSO GUIDE

ABOUT EFFECTIVE USE OF LOKSHAHI DIN INFORMATION ABOUT RIGHT TO SERVICES. 2.

ACT WHICH HAS BEEN RECENTLY PASSED BY THE MAHARASHTRA ASSEMBLY, .

THE LECTURE INTERACTIVE SESSIONS WILL BE HELD AT& CONFERENCE ROOM OFMAHARASHTRA SOCIETIES WELFARE ASSOCIATION AT

A-2/302, , ( ), 400 058LARAM CENTRE OPP ANDHERI RAILWAY STATION WEST MUMBAI

FOR FREE REGISTRATIONS CONTACT OR: Mob. 9322090137 | Tel. 42551414 | Tel. 2367 9698

Please E-mail your questions to [email protected] / [email protected]

Key Speaker : Mr. Hariram Chaudhary, S.E.O. Ex. Special Executive Magistrate, Panelist and

Moderator - & , Chairman - Publicity , Past NationalTELEVISION RADIO GIANTS INTERNATIONAL

Director - . ,HG FELLOWSHIP INDIAN JUNIOR CHAMBER

[MahaSeWA]

Location Address Tel. No.

Fort

Vasai

Dombivali

Sai Sadan, 1st floor, office No. 103, 76/78,

Modi Street, Fort, Mumbai 400001

Swagat Bhavan Bldg., Near Indian oil,

Opp. M. S. E. B. Colony, Vasai (E), Thane - 400 208.

1-B, Ram Govind Apartment, Opp. Vijya Bank,

Near Brahman Sabha Hall, Dombivali (E) - 421 201.

105, Purnima Darshan, 1st Floor, 90 ft Road,

Mulund (E), Mumbai - 400 081.

022 - 2265 65 82

98 21 23 47 70

0250 - 645 75 85

0250 - 645 75 86

0251 - 2422 880

Mulund

Kalyan

022 - 21635158

84339 22171

Shop No. 6, K-Wing, Sanghavi Estate, Nr. “B”KDMC

Ward Of ice, Kalyan West, Thane Dist, Pin – 42130198330 45208

Dahisar (E)

Pune

SHREE SATYAM CHS, No. 3, Ground Floor, Near Corporation

Bank, Dahisar (East), Mumbai - 400 068.

Shop No. 2, Sr. No. 29, Patang Plaza, Chaitanya nagar,

Dhanakwadi, Pune - 411 043.

022 - 2898 0414

022 - 2896 9178

98233 69901

97305 75868

Ghatkopar93222 89495Ad Vijay Bagaria, B 01, Mahavir Smruti CHSL

Plot No. 113/114, Opp Satikripa Shopping, Garodia NGR

Ghatkopar East, Mumbai - 77. Email : [email protected]

December 2018

- Branch atDahisar (East)

MahaSeWAMAHARASHTRA SOCIETIES WELFARE ASSOCIATION[MahaSeWA]

SHREE SATYAM CHS, No. 3, Ground Floor, Near Corporation Bank, Dahisar (East), Mumbai - 400 068.

HELP LINE 022 - 2898 0414 FOR ALL HOUSING SOCIETIES PROBLEMS

MAHARASHTRA SOCIETIES WELFARE ASSOCIATION(REGD. NO. MUMBAI / 1054 / 2002 / GBBSD)

Head Office : A-2/302, Laram Center, Opp. Railway Station, Near Bus Depot, Andheri (West), Mumbai - 400 058.Tel. : 42551414 • E-mail : [email protected], Website : www.mswa.co.in | www.mswahausing.org

[MahaSeWA]

Dear Chairman/Secretaries of

All Co-operative Housing societies,

With your overwhelming support, our association has conducted various activities, seminars,

programmes to educate and to empower every member of the society to run the society's business

smoothly. This we have achieved only on your support and patronage. To serve you better in future

also, I kindly request you to pay your membership dues timely and also request to those who still have

not adopted our membership, to take the membership immediately and avail the following bene its.

� Free consultancy on society matters on Saturday with prior appointment.

� Dispatch of informative monthly Magazine to members/

� Provide 20%discount on books regarding Redevelopment, Conveyance, Association of

Members, Parking Rules etc. and also on our every new publication to be published in future

from time to time.

� Free entries to certain Seminars, concession in other paid Seminars.

� P MSWAanel Advocate Consultancy fees for members is Rs.2500/- as against non members

Rs.3000/-

� P MSWAanel Advocate fees for written opinion for members Rs.5000/- as against non member

is Rs.6000/-. However, if the issues are complicated, the applicable fees will be quoted by the

panel advocates/consultants.

Regular payment of membership fees by society/individual will make them eligible for a

Redeemable Voucher worth of Rs.500/- each, equal to amount of membership fees.

Membership fees and Special offers mentioned are with effect from 1.4.2018:

Period For Societies For Individual

1 YEAR Rs. 2000/- + 18% - GST = 2360/- Rs. 1000/- + 18% - GST = 1180/-

3 YEAR Rs. 4000/- + 18% - GST = 4720/- Rs. 2000/- + 18% - GST = 2360/-

5 YEAR Rs. 6000/- + 18% - GST = 7080/- Rs. 3000/- + 18% - GST = 3540/-

There is also an additional offer for members who pay their membership together for a

period of ive years. These members will be given complimentary membership for an

additional year (Total six years).



Yours faithfully,

Signature: Applicant / Chairman / Hon. Secretary / Treasurer

FILL THIS FORM

Application for Membership(Registered)

Enclosed 1 Year Subscription 3 Years Subscription 5 Years Subscription` ` `2360/-, 4720/-, 7080/-

By Cash / Cheque No._____________________________ Date_________________________ Rs.__________________________

drawn on______________________________________________________________________________________________ bank.

Address : A-2/302, Laram Centre, Opp. Rly. Station, Andheri (W), Mumbai - 58. Tel.: 022 - 42551414 / 26248565 / 89.

` 2000/- + 18 % GST

` 4000/- + 18 % GST

` 6000/- + 18 % GST

( - 9 % - | - 9 % )CGST SGST

(Including 18% - = - 9% | - 9% )GST CGST SGST

FOR SOCIETY FOR INDIVIDUALPERIOD

1 YEAR

3 YEAR

5 YEAR

` 1180/-

` 2360/-

` 3540/-

= /-` 2360

= /-` 4720

= /-` 7080

( - 9 % - | - 9 % )CGST SGST

( - 9 % - | - 9 % )CGST SGST

( - 9 % - | - 9 % )CGST SGST

( - 9 % - | - 9 % )CGST SGST

( - 9 % - | - 9 % )CGST SGST

BE MEMBER OF WAA MahaSe

I/We hereby apply for Registered membership of Maharashtra Societies Welfare Association.

My/Our Particulars are as under

My/Society Name

Address

Telephone(R) (M) (O)

Membership No. Date :

Total Members of Society________________________________ Flat______________ Shop___________ Garage____________

E-mail id :

Societies Registration No. & Date

GET MONTHLY INFORMATION UPDATES ON HOUSING SOCIETY MATTERS STAMP DUTY REGISTRATION CONVEYANCE RERA& / / / /

MAHARASHTRA SOCIETIES WELFARE ASSOCIATION(Regd. No. Maharashtra state, Mumbai 1054/2002/ )GBBSG

* Cheque be Drown in favour of "Maharashtra Societies Welfare Association"

December 2018

45

WE MAKE CITIESCIDCO Presents

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DR. FIXIT INSTITUTE

NABL Accredited Laboratories for Non-Destructive Testing, Chemical Testing, Petrography in accordance with ISO/IEC 17025:2005

Address:

Dr. Fixit Institute of Structural Protection &

Rehabilitation, C/o Pidilite Industries Limited,

Ramkrishna Mandir Road, Andheri (E),

Mumbai- 400 059, Maharashtra

ü Ultrasonic pulse velocity test

ü Rebound hammer test

ü Half-cell potential test

ü Carbonation depth test

ü Core test

ü Chemical analysis

ü Cement aggregate ratio

Structural Audit under Section 353 (B) of the BMC Act as per PROFORMA 'B' with following tests:

Other Special Services offered:

· Leakage investigation services

· Advanced Non-destructive tests

ü Cut and pull out (CAPO) test

ü Rate of corrosion measurement

Contact:-

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Tel: 022-28357822; Mob: +919769222667,

Email: [email protected]

Visit us at: www.drfixitinstitute.com

www.mswa.co.in022-42551414

Select Page

[email protected]

47