Mswa's Review April - 2013

8/22/2019 Mswa's Review April - 2013

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MSWAs Housing Societies Review 04 April 2013

EDITORIAL BOARD

Mr. G. G. Shanbaug 9870205677

Mr. Naresh Pai 9850822472

CA. Vijay Rao 9819432765

CA. Prakash Valecha 9821045102

&

For General Housing Societyrelated queries, Contact MSWA

office at Tel.: 022-42551414E-mail : [email protected]

Views expressed in this Magazine areof the authors & MSWA is notResponsible for its Contents.

Circulate among Friendsand other members of the Society

PRINTED ATMaya Print Art,16, Hanuman Indl. Estate, G.D.Ambedkar Marg, Wadala, Mumbai - 31

MOST IMPORTANT

RAMESH PRABHUChairman, MSWA

Off : 022 - 42551414 / 26248589 / 65Mob.: 09820106766

Free

Rs. 1124/-

MANAGING EDITORSMr. V. Viswanathan 9890187344

CONTENT Page No.

Special Drive on Deemed Conveyance - CM 06,

Flat Owners must pay more for late Registration 08,

Transfer of Flat by Will & Nomination 10, 12

Nominees to be Treated as Trustees and No Sale 14,

Rights of Associate Members to Contest Election...... 16

Dear Members,

Every Co-operative Housing Societies will have to

adopt new Model Bye-laws approved by the

Commissioner for Co-operation and Registrar of

Co-operative Societies incorporating changesth

made as per 97 Constitutional amendment and

also Maharashtra Co-operative Societies

(Amendment) Ordinance, 2013. In this budget

session, the amendment done to MCS Act, 1960 through ordinance

is expected to get the approval of Legislative members and councils.

In order to help the member societies, your association has taken a

decision to facilitate Free adoption of New Model Bye-laws forth

members Societies by conducting special camp from 15 April tost

31 May, 2013 at the Association office. The societies willing to

take part in the camp are requested to enroll their name and obtaina free Model Bye-law Adoption token by calling association office

on 42551414 between 10am to 6pm. During the Fee Adoption of

New Bye-laws camp, the member societies are requested to

purchase four copies of Model Bye-laws along with the necessary

forms for adoption. The cost of adoption form is Rs.20/- and cost of

each bye-laws will be Rs.40/-. The copy of notice, copy of

resolution to be passed is available for Rs.20/-. The total stationery

expenses will be Rs.200/-. The societies should fill up the forms,

resolutions and submit to the Association office at the earliest. The

association will get the same submitted to the respective Registrar

office, who shall get the same approved without any additional cost.Once, the same is approved and received by the association, the

applicant society will be informed to collect the duly approved Bye-

laws. This facility will be available for Greater Mumbai area and

other places, free consultation will be provided for adoption by our

public relation officers.

Continue .... Page No 08


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Sub: Special Drive for Deemed Conveyance

The Maharashtra Ownership Flats Act, 1983, provides for Conveyance of the Titles of the

land by the developers to the CO-operative Housing Societies within four months of their

formation. At present, the Co-operative Housing Societies have to depend fully upon the

developers for getting the benefits of additional FSI, redevelopment of buildings, etc. till

conveyance of the land to them.

thThe State Government has decided to undertake a special drive from 15 December, 2012

thto 30 June, 2013 with a view to confer upon the Co-operative Housing Societies the legal right of

land from the developers. You have to apply in the prescribed pro-forma for Deemed Conveyance

to the office of the concerned District Deputy Registrar, Co-operative Societies and Competent

Authority of your area. He would pass appropriate orders after due hearing to all interested

parties and issue conveyance certificate.

Once a Co-operative Society submits the certificate regarding Deemed Conveyance for

registration with the respective Sub-Registrar (Stamps), necessary action would be taken for

registration of the certificate of conveyance. Upon registration of the conveyance you have to

approach concerned Revenue / City Survey Officer to make a mutation entry and issue property

card in the name of Housing Society.

It is my sincere endeavor to see that the ownership title of the land to all the Co-operative

Housing Societies in Maharashtra in conferred as a part of this special drive. 'The building

belongs to the Society; so does the land under the building'. Therefore, I appeal to all Co-operative

Housing Societies to actively participate in this special drive and make it a grand success.

The Government Resolutions and Circulars relating to Deemed Conveyance are available

on State Government's website http://housing.maharashtra.gov.in.

Yours Sincerely,

(Prithviraj Chavan)


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Flat owners must pay morefor late registration: Govt

DOUBLETAXATION?

An illustration ofthe governmentslatest proposalregarding stamp duty

Year of buying

flat | 2000

Stamp duty in

2000 | ` 5,000

Year of registration | 2012

Stamp duty in 2012 | ` 20,000

AMOUNTYOU

NEED TOPAY NOW

`15,000

Rajshri Mehta TNN

Mumbai: Flat owners who have

paid stamp duty but are yet to

register their properties will have

to pay an additional amount

based on current rates.

State finance minister Ajit Pawar

outlined the proposal in his

b u d g e t s p e e c h o n M a r c h

20,saying the government

planned to amend article 25 of theBombay Stamp Act (BSA) that

prescribes the stamp duty

payable on a conveyance (transfer

of property).

Property experts have slammed

the proposal, saying it amounts to double taxation.

It will also hamper the chief ministers drive to

boost deemed conveyance (in-principal approval of

property transfer) in favour of housing societies.

The proposal contravenes a resolution issued bythe state revenue department on April 12,2012.

The resolution says that if an agreement is not

registered after the payment of stamp duty and

comes up for conveyance later ,theduty paid earlier would be taken

into account, said Ramesh

Prabhu, chairman, Maharashtra

Societies Welfare Association.

Since stamp duty rates have

increased in recent years, this

resolution gave relief to a lot of

housing societies in getting

deemed conveyance of property.

W h a t i s t h e r a t i o n a l e o f

demanding additional stamp duty

to convey flats in the names ofpeople who have already paid the

duty

The proposal is also contrary to a

Bombay high court order of 2002

that says an agreement for sale by

itself does not create any interest or charge on the

property and so it is not compulsory to register the

property; a charge or interest is created only when

the individual gets possession of the property

(Nagin P Desai vs Tara A Sheth; bench of Justices SRadhikrishnan and D G Karnik).

Source : Times of India, Dated 01/04/2013

Continue .... Page No. 04

The comparative study of old and new bye-laws is

published by your association. Any person

interested to purchase the same can contact the

association office. Any Local NGO/ Federation

interested in conducting the seminars to

understand the latest changes done in the MCS Act,

1960 and the New Model Bye-laws can contact the

association office and your association will be free

to depute the faculties to address the participants

free of cost. Few articles with respect to changes

that may affect working in Co-operative Housing

Society is given in this issue.

The societies who have not availed the benefit of

deemed conveyance to get their land and building

in the name of their society are requested to take

the benefit of the same during the special drive

initiated by Hon'ble Shri. Prithviraj Chavan, Chiefth

Minister of Maharashtra upto 30 June, 2013. You

are requested to contact the association office for

any clarification in this regard to avail the benefit

and become the land owner which will facilitate the

redevelopment of your building and enjoy the

benefit of additional FSI and TDR and also free and

marketable title of your land and building.

With Best Regards

CA. Ramesh Prabhu, Chairman, MSWA


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10/36


Transfer of Flat by WILL and Nomination

Adv. Rajlaxmi Pujary

Will and Succession Certificate:-

Effect of Nomination: The object of providing for a

nomination appears to be to make the task easier

for the society. If a nomination is made the society

will act on the nomination immediately on death of

a member and transfer the share or interest to the

nominee. But otherwise a nomination has no legal

effect and it cannot deprive the heir or legatee of his

right to such share or interest of a deceased

member. The nomination cannot over ride the

general law of succession. It has been held that even

if a person is nominated or even if a person is

recognized as an heir or legal representative of a

deceased member the rights of the person who are

entitled to the estate or the interest of a deceased

member by virtue of the law governing succession

are not lost and the nominee or the heirs or legal

representative recognized by the society as the case

may beholds the shares or interest of the deceased

for disposal of the same in accordance with law. The

society has transferred the shares to the registered

nominee of the deceased member is as per the

provisions of the Law. Therefore the society should

now wait for appropriate Court Order to transfer

the change of the ownership right or the shares of

the deceased member of the above mentioned flat.

However the society should not issue NOC for sale,

mortgage, transfer or change of ownership of the

above mentioned flat to the present member of the

society.

Succession:-The rights and obligations of the

deceased person get transferred to the living

person under the process of succession. They pass

to some person, whom the dead person or the law

on his behalf, has appointed to represent him in the

world of living.

Succession depends on:

(a) The law applicable to the deceased at the

time of his/her death

(b) The machinery of succession, whether

(I) Testamentary under Will of the

deceased, or

(ii) Intestate in the absence

of valid Will, or

(iii) Operation of law, by

nomination, transmission,

The nature of property

or rights and obligations

held by the deceased at

the time of death.

Person dying intestate: - If person dies without

making a 'Will', he is said to have died intestate and

in such case his property Will be inherited by his

heirs in accordance with law of succession and in

case a person dies leaving behind Will his property

shall be distributed as per the terms of 'Will' which

is known as Testamentary Succession. In other

words Testamentary Succession means succession

to a property of the deceased in accordance with

the provisions in the last Will and Codicil of the

deceased.

Will:-

1) Will' means a legal declaration of the

intention of a testator with respect to his property,

which he desires to be carried into effect after his

death Section 2(h) of Indian Succession Act,

1925. 'Will' as including Codicil and every writing

making a voluntary posthumous disposition of

property Section 3(64) of General Clauses Act,

1987.

2) Codicil' means an instrument made in

relation to Will and explaining, altering or adding to

its dispositions and is deemed to form part of the

Will Section 2(d) of Indian Succession Act, 1925.

3) Essential Characteristics of Will are:

(a) The document must be in accordance with

the requirements laid down under section 63 of

Indian Succession Act, 1925; i.e., executed by a

person competent to make Will and attested as

required under the Act.

(b) The declaration should relate to the


11/36



12/36


properties of the testator, which he wishes tobequeath.

(c) The declaration must be to the effect that itoperates after the death of Testator and isrevocable during his life time.

(d) After the Indian Succession Act, 1925, Wills

(except made by Mohammedans) should be madein writing.

Probate:- Probate is a certificate granted under theseal of Competent Court, certifying the Will as theWill of the testator and granting the administrationof the estate of the deceased in accordance withthat Will to the executor named under the Will. Noright as executor or legatee can be established inany Court of justice, unless a court of competentjurisdiction has granted probate of the Will underwhich the right is claimed, or has granted letters or

administration with the Will or with the copy of anauthenticated copy of the Will annexed.

As per Section 213 of Indian Succession Act,probate is necessary:

(a) To all wills codicils made by any Hindu,Buddhist, Sikh or Jain, on or after 1-9-1870, withinthe territories of the Lieutenant-Governor ofBengal or within the local limits of the ordinaryoriginal civil jurisdiction of the High Courts ofJudicature at Madras and Bombay (Section 57);

(b) To all such Wills and codicils made outsidethose territories and limits so far as they relate toimmovable property situate within thoseterritories or limits (Section 57);

Letters of Administration A letter of administrationcan be obtained from the Court of competentjurisdiction in cases where the testator has failed toappoint an executor under a Will or where theexecutor appointed under a Will refuses to act orwhere he has died before or after proving the Will

but before administration of the estate. Letters ofAdministration are not always necessary in cases ofintestacy of Hindus, Mohammedans, Buddhists,Sikhs, Jains, Indian Christians or Parsis. Letter ofAdministration are always necessary where aperson (governed by the Indian Succession Act)dies intestate.

Succession Certificate : In case, where grant ofProbate or Letters of Administration( only ifimmovable property is involved) is not compulsory,Succession Certificate can be granted by the Court

with respect to any 'debt' or 'security' to which aright is required to be established by Letters ofAdministration or Probate and for this purpose'security' means Government Securities, shares,stocks and debentures in companies andincorporated institutions, debentures or securitiesissued by or on behalf of local authorities and anyother security which the State Government maynotify.

Release Deed duly registered by all other legalheirs: If the nominee or the legal heirs find itdifficult to bring any letter of administration,

succession certificate or probate, if there is WILL, atleast the societies should insist on Released deed tobe executed and registered in favour of the nomineeor a particular legal heirs to admit such legal heirsas the proper owner.

Service to the society is the rent we pay. Right to criticize,

only if you get involved.

By Shri. Rajesh Bhatt.

One day a farmer, walking down the street in a small town came across a large stone in the middle of hispath. The farmer complained: "Who could be so careless as to leave such a big stone on the road? Why

does someone not remove it?" He went away complaining.The next day, the same thing happened with amilkman. He too went away grumbling but left the stone as it was.Then one day, a student came acrossthe stone. Worried that someone may fall over it and hurt himself, he decided to push it aside. He pushedlong and hard all by himself and eventually managed to remove the stone from the path. He came backand noticed a piece of paper where the stone was kept.He picked the paper and opened it. Inside waswritten, "You are the true wealth of this nation."There are two kinds of peopleTalkers and doers.Talkersmerely talk, while doers do.The moral of this story is that if you don't want to get involved you have noright to criticize. Become the change you wish to see in this world.Service to society is the rent we pay forthe space we occupy on this earth


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NOMINEES TO BE TREATED AS TRUSTEES AND NO SALE,TRANSFER OR MORTGAGE BY NOMINEE WILL BE PERMITTED

-By Adv. Rupali KambleThe membership in a Housing society is governed

by Maharashtra Co-operative Societies Act, 1960,

MCS Rules, 1961 and the Registered Bye-laws of thesociety. The ownership of the flat in a Housing

society is governed by Transfer of Property Act,

1882. The inheritance of immovable property is

governed by the personal law of succession

applicable to deceased member of the Co-operative

Housing Society. Thus the law governing the

ownership of the flats, inheritance thereof after the

death of the member and the law governing

membership in a co-operative Housing societies

are all governed by different laws.

As per the Model Bye-laws, a person who is owing a

flat( or shops, Galas or office etc) in a co-operative

society can only become the member of the society

and the person jointly holding a flat may or may not

apply for the membership of society. If such joint

owner of the flat applies for membership, such

joint owner will be treated as associate member.

Many cases, even the flat owners do not apply for

membership as the membership in a co-operative

Housing society is voluntary. However payment of

dues for various services availed by such flatowners is to co-operative society is compulsory.

As per section 30 of the MCS Act, 1960, the society

is legally obliged and duty bound to transfer the

membership in favour of the nominees or to the

legal heirs.

The Nomination is meant to provide for

interregnum between the death and the full

administration of the estate and not for the purpose

of conferring any permanent right on such a personto a property forming part of the estate of the

deceased. Scheme of section 30 is to provide for

proper discharge to the society without involving

the society into unnecessary litigation which may

take place as a result of dispute between the legal

heirs, or uncertainty as to who are the legal heirs or

representatives.

New Model Bye-laws

approved by the Commissioner for Co-operation

and Registrar of Co-operative Societies afterthincorporating the changes made as per 97

Constitutional Amendment and MCS (Amendment)

Ordinance 2013 in Bye-law No. 34 has provided

regarding the rights and duties of nominees on the

death of the member is provided as under:

Subject to the provisions of the Section 30 of

Maharashtra Co-operative Societies Act, 1960 Act.

1960 bye-law No. 17A or 19, on the Death of a

member, the society shall transfer the shares and

interest of the deceased member in the Capital /Property of the society to the Nominee/Nominees

and in proportion with the shares and interest

held by the deceased member, in case property is

purchased by member and associate member

jointly. In the event of death of the member,

Nominee/ Nominees shall submit the Application

for membership, within six months from the death

of a member.

If there are more than one Nominee, on the death of

a member, such Nominees shall make JointApplication to the Society and indicate the name of

the Nominee who should be enrolled as member.

The other nominees shall be enrolled as

Joint/Associate Members unless the nominees

indicate otherwise. The nominees shall also tile an

Indemnity Bond in the prescribed form

indemnifying the society against any claims made

to the shares and interest of the deceased member

in the Capital/Property of the society by any of

them, in case only one nominee is indicated by the

Nominees for membership of the society.

Note:- In case of acquiring membership on the

basis of nomination, such member shall hold

the flat/unit in 'Trust' till all the Heirs are

brought on record and shall not have the right to

ownership and shall not create the third party

interest.


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16/36


Thus, one can understand that the nominees do not

become the absolute owners of the property rather

they will be only Trustees. Even, if nominee is

admitted as the member of the society on the basis

of nomination, such nominee member need to

bring legal heirs on record or get the release deed

executed and registered from all the legal heirs in

favour of the nominee or the legal heirs who should

inherit the property/ flat.

Unless and until, the ownership flat is not

properly inherited by the personal law of the

deceased member or by releasing such rights of

the legal heirs in the name of the intended

members, the nominee though becomes

member cannot sell or transfer or create anythird party interest like mortgage etc in respect

of such flats.

Rights of Associate members to contest electiondue to introduction of Active member

Mr. Naresh Pai

th97 Constitutional amendment Article 243ZI

provides that Subject to the provisions of this Part,

the Legislature of a State may, by law, make

provisions with respect to the incorporation,

regulation and winding up of co-operative societies

based on the principles of voluntary formation,

democratic member-control, member-economic

participation and autonomous functioning

According to this provision only members having

economic participation can be allowed to take part

in the functioning of the society.

Let us understand the definition of member as

provided in MCS Act, 1960. Section 2(19) provides

for definition of member which is as under:

2(19) (a) "member" means a person joining in an

application for the registration of a Co-operative

society which is subsequently registered, or a

person duly admitted to membership of a society

after registration and includes a nominal, or

associate member and any depositor or financial

service user of primary agricultural co-operative

credit society.

(a-1) 'Active member"means one whoparticipates in the affairs of the society and utilizes

the minimum level of services and products of that

society as may be specified in the bye-laws.

(b) 'Associate member means a member who

holds jointly a share of a society with others, but

whose name does not stand first in the share

certificate;

(c) "Nominal member" means

a p e r s o n a d m i t t e d t o

membership as such after

registration in accordance with

the bye-laws

In order to provide active

members to take part in the

functioning of the society, Model Bye-laws

provided the definition of active member as under:

Model Bye Law No. 22(B) provides that A

member shall be called as 'Active Member' if:-

a. He has purchased and owns the Flat / Unit in the

Society.

b. He has attended at least One General BodyMeeting within a consecutive period of Five

years.

c. He has at least paid the amount equivalent to

one year of society Maintenance and Service

charges, within a consecutive period of Five

years

New Model Bye-laws No. 3(xxiv)(b) provides

"Associate Member" means a member who holds

jointly a share of a society with others, but whose

name does not stand first in the share certificate.

Further Bye-law No. 19(B) provides An individual,a firm, a company or a body corporate registered

under any law for the time being in force, associate

who/which is eligible to be an associate member

and membership of who/which has made an

application in the prescribed the society form for

such membership, along with the entrance fee of

Rs. 100/-, may be admitted as such member by the

Committee.


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Thus, the Model Bye-laws has not prescribed the

eligibility criteria to become an associate member

like having the joint name in the agreement to

purchase the flat or have contributed jointly at the

time of becoming the members towards the cost of

the flat. This implies that any member can make any

other person of his choice as an associate member

by paying an entrance fees of Rs.100/-. This may

not be the intention of the legislation to provide the

associate member. The actual intention could be

when two or more persons purchase the property

in a CHS, the joint owner also should get the

membership of the society as associate member.

However, such restriction is not provided in the

New Model Bye-laws. Therefore, even, if one is not

owning the flat or does not have any interest in the

flat, can become the associate member by paying

only an entrance fees of Rs.100/-

Rights of Associate member to vote and contest

in the election:

Section 27(2) provides that Where a share of a

society is held jointly by more than one person, the

person, whose name stands first in the share

certificate, if present, shall have the right to vote.

But in his absence the person whose name stands

second, and in the absence of both, the person

whose name stands next, and likewise, in the

absence of the preceding persons the person whose

name is next on the share certificate, who is present

and who is not a minor, shall have the right to vote.

New Model Bye Law No. 22(A) says, A member

shall be entitled to exercise such rights as provided

in the Act, Rules and bye-laws. As per the definition

given in the Act and Bye-laws, member includes an

associate member, therefore, an associate member

gets the right to vote.

Further as per Model Bye Law No. 25 No Associatemember shall have any rights or privileges of an

Active member except as provided under Section

27(2) of the Act. Further as per Bye-law No. 118.

No person shall be eligible for being elected as a

member of the Committee or co-opted on it, if

(I) he has been convicted of the offence,

involving moral turpitude, unless the period of six

years has elapsed since his conviction,

(ii) he defaults the payment of dues to the society,

within three months from the date of service of

notice in writing, served either by hand delivery or

by registered post, demanding the payment of dues.

(iii) he has been held responsible under Section 79

or 88 of the Act or has been held responsible for the

payment of the costs of enquiry under Section 85 of

the Act.

(iv) In case of an associate member, non-

submission of the no-objection certificate and

undertaking, as prescribed under these bye-laws,

by the member.

(v) he is not an Active member

Impact of the above changes regarding the

rights of Associate members who is not having

interest in the flat:

According to the provisions made in the Act and

Model bye-laws only active member is entitled to

contest the election. An associate member to

become active, he need to contribute towards the

purchaser of flat or cost of the flat.

By simply contributing Rs.100/- as entrance fees

will get rights to vote but does not get rights to

contest the election. Now the question asked by

many is that an associate member contest through

an Active Member by taking necessary NOC fromactive member, therefore, depriving an associate

member who has not contributed towards the cost

of flat is stated to be illegal. As per the changes

made in the Act, only Active member can contest

the election and not an associate member who does

not fulfill the conditions to become an active

member.

The above intention of the legislation has been

confirmed by the Housing Manual issued by the Co-

operative Department under section 79A of the

MCS Act, 1960 in which, it has been confirmed that

the associate member who has a right in the

property can only become the committee member

or contest the election and an associate member

who has paid only entrance fees of Rs.100/- can

attend the meeting and vote in any of the resolution

including the election but can not contest the

election.


19/36


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20/36


Concept of active and non active member andtheir rights and duties.

Shri. G. G. Shanbhag

Introduction of Concept of Active members.

Conscious effort is being made to prevent non-

serious members from participating in voting anddecision-making, so that active members can exert

greater influence. Only Active members can vote in

the affairs of the society including contesting the

election or to co-opt in the managing Committee.

th97 Constitutional amendment as per Article

243ZI of the Constitution says, Subject to the

provisions of this Part, the Legislature of a State

may, by law, make provisions with respect to the

incorporation, regulation and winding up of co-

operative societies based on the principles ofvoluntary formation, democratic member-control,

member-economic participation and autonomous

functioning. And further Article 243 ZO(2)

provides The Legislature of a State may, by law,

make provisions to ensure the participation of

members in the management of the co-operative

society providing minimum requirement of

attending meetings by the members and utilizing

the minimum level of services as may be provided

in such law

Considering the above provision, the MCS Act.

1960 has been amended as under: Section 2(19)

(a-1) regarding active member concept was

introduced in the Amended MCS Act, 1960. As per

said section 2(19(a-1) an 'Active member" means

one who participates in the affairs of the co-

operative society and utilizes the minimum level of

services or products of that society as may be

prescribed in the bye-laws.

Thereafter, the Model Bye laws further clarifiedabout the active member. Bye-law No. 3(xxiv) (a)

defined an "Active member" means a person:

1) Who has purchased and/or owns

the F|at / Unit in the Society.

2) Who attends at least one General Body

Meeting of the Society in the previous Five

consecutive Years?

3) He has at least paid the

amount equivalent to

one Year of societyM a i n t e n a n c e a n d

Service charges, within

a consecutive period of

Five years.

The above changes are expected to create more

confusion and divide amongst the active and non

active members. The Constitution has provided to

make a Co-operative enterprise a member centric

who take active part in the activities of the society

whether it is economic contribution or taking partin the General body of the society. In a Housing

Society, once a flat is purchased or contributed

towards the cost of the flat, economic participation

of the member is done. However, to continue the

active participation, it is provided to attend General

Body meeting and also contribute towards

maintenance and service charges. This may lead to

new disputes and division amongst the members.

1. Voting Rights restricted to only Active

Members :

A) As per Section 26(1) A member shall be

entitled to exercise such rights as provided in the

Act, Rules and Bye-laws Provided that, no member

shall exercise the rights, until he has made such

payment to the society in respect of membership,

or acquired such interest in the society, as may be

prescribed and specified under the bye-laws of the

society, from time to time:

Provided further that, in case of increase inminimum contribution of member in share capital

to exercise right of membership, the society shall

give a due notice of demand to the members and

give reasonable period to comply with.

(2) It shall be the duty of every member of a

society


21/36


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22/36


(a) To attend at least one general body meeting

within a consecutive period of five years,

(b) To utilize minimum level of services at least

once in a period of five consecutive years as

specified in the bye-laws of the society:

In line with above amendment in the MCS Act, the

Model Bye-laws No. 22. (A) provides that A

member shall be entitled to exercise such rights as

provided in the Act, Rules and bye-laws.

Provided that no member shall exercise the rights

of member of a society, until he has made such

payment to the society in respect of 10 shares of Rs.

50/- each along with the entrance fee of Rs. 100/-,

to the society in respect of membership, or

acquired such interest in the society.

Provided further that, in case of increase in

minimum contribution of member in share capital

to exercise right of membership, the society shall

give a due notice of demand to the members and

give reasonable period to comply with.

Model Bye Law No. 22(B) provides that A

member shall be called as 'Active Member' if:-

a. He has purchased and owns the Flat / Unit

in the Society.

b. He has attended at least One General Body

Meeting within a consecutive period of Five

years.

c. He has at least paid the amount equivalent

to one year of society Maintenance and

Service charges, within a consecutive

period of Five years.

A member who is not an 'Active Member' shall be

the 'non-Active Member. As explained above, it may

lead to new disputes and division amongst the

members rather than making any positive impact in

the co-operative Housing Societies.

Functions of Annual General Bodyas per amended section 75 of MCS Act, 1960.

CA. Vishal Gala

Annual General Body Meeting

(1) Every society shall, within a period of six

months after the close of the financial year,to transact its business as may be provided

in this Act, call the annual general body

meeting of all its members:

Provided that, where such meeting is not

called by the society, the Registrar or any

officer authorized by him may call such

meeting in the manner prescribed and that

meeting shall be deemed to be a general

body meeting duly called by the society.

(2) At every general body meeting of a society,the committee shall lay before the society,-

(I) a statement showing the details of

the loans (if any) given to any members of

the committee, or any member of the

family of any committee member including

a society or firm or company of which such

member or members of his family is a

member, partner or director, as

the case may be;

(ii) The details of repaymentof loan made during the

preceding year and the amount

outstanding and overdue at the

end of that year; annual report of

its activities;

(iii) Plan for disposal of surplus;

(iv) List of amendments of the bye-laws of the

society, if any;

(v) Declaration regarding date and conduct of

its election of its committee, when due;

(vi) Audit report of the preceding financial year;

(vii) Rectification report of earlier audit;

(viii) Annual budget for next year;

(ix) Any other information required by the

Registrar in pursuance of any of the

provisions of the Act and Rules, and;


23/36



24/36


(x) Such other business will be transacted as

may be laid down in the bye-laws, and of

which due notice has been given.

Explanation I.- For the purposes of this sub-

section, the expression family means a wife,

husband, father, mother, brother, sister, son,daughter, son-in-law, or daughter-in-law;

Explanation II.- In the case of a society not

carrying on business for profit, an audited income

and expenditure account shall be placed before the

society at the annual general body meeting instead

of audited profit and loss account, and all

references to audited profit and loss account, and

to profit or loss in this Act, shall be construed in

relation to such societies as references respectively

to the excess income over expenditure and

excess of expenditure over income.

(2A) Every society shall, appoint an auditor or

auditing firm from a panel approved by the

State Government in this behalf in its

annual general body meeting having such

minimum qualifications and experience as

laid down in Section 81 of the Act, for the

current financial year and shall also file in

the form of return to the Registrar, the

name of the auditor appointed and his

written consent for auditing the accounts

of the society within a period of thirty daysfrom the date of Annual General Body

Meeting.

Provided that, the same auditor shall not be

appointed for more than three consecutive years

by the Annual General Body Meeting of the same

society.

(3) There shall be attached to every balance

sheet laid before the society, in general

meeting, a report by its committee, With

respect to (a) the state of the society'saffairs; (b) the amounts, if any, which it

proposes to carry to any reserve either in

such balance sheet or any specific balance

sheet; and (c) the amounts if any, which it

recommends, should be paid by way of

dividend, bonus, or honoraria to honorary

workers. The committee's report shall also

deal with any changes which have occurred

dining the year for which the accounts are

made up, in the nature of the society's

business. The committee's report shall be

signed by its Chairman or any other

member authorised to sign on behalf of the

committee.

(4) At every annual general meeting, the

audited balance sheet, the audited profit

and loss account, audit report of the

preceding financial year submitted by the

auditor appointed under section 81,

rectification report of earlier audit, and the

committee's report shall be placed for

adoption and such other business will be

transacted as may be laid down in the bye-

laws, and of which due notice has been

given.

(5) If default is made, in calling a general body

meeting within the period, prescribed

under sub-section (1), or in complying with

sub-section (2), (2A), (3) or (4}, the

Registrar may by order declare any office or

member of the committee whose duty it

was to call such a meeting or comply with

sub-section (2), (2A), (3) or {4) and who

without reasonable excuse failed to comply

with any of the aforesaid sub-sections

disqualified for being elected and for beingany officer or member of the committee for

such period not exceeding five years, as he

may specify in such an order and if the

officer is a servant of the society, impose a

penalty on him to pay an amount not

exceeding five thousandrupees.

Before making an order under this sub-section, the

Registrar shall give, or cause to be given, a

reasonable opportunity to the person concerned of

showing cause against the action proposed to betaken in regard to him.

(6) Any penalty imposed under sub-section (5)

or under [section 76], may be recovered in

the manner provided by the [Code of

Criminal Procedure, 1973], for the recovery

of fines imposed by a Magistrate, as if such

fine was imposed by the Magistrate himself.


25/36



26/36


Appoint professionalsas per the notification

Which are the professionals

involved in redevelopment

and what are their roles?

In the case of redevelopment of

housing society, appointment of Project

Management Consultant (PMC) or an architect is

mandatory as per government notification of

January 3, 2009. PMC is a team of professionals

such as architect, structural engineers, advocates,chartered accountants and society consultant to

guide and manage the entire redevelopment of

housing societies.

As per the notification, the PMC should be

approved from the government panel. In other

words, the professionals involved as a project

management consultant should have approved

licenses under their respective field of profession.

For example, architect should be a member ofCouncil of Architecture, advocates having a

registration with Bar Council of Maharashtra and

Goa, chartered accountants holding certificate of

practice issued by Institute of Chartered

Accountants of India, engineer to be licensed by

Municipal Corporation of Greater Mumbai and so

on. Each of the professionals supervise and guide

the societies to make the project successful.

The job of architect would be to verify the

potentials of the plot, existing area, the potentialconstruction that can be done by using FSI (Floor

Space Index), TDR ( Transfer of Development

Rights), fungible FSI, etc., which is known as

feasibility report.

Then issuing the tenders, compare the tender and

guide the society to select an appropriate

developer. Further, verification of the plans

CA. Ramesh S. Prabhu,Chairman, MSWA

approved and whether the developer has complied

with all the required conditions of building

completion. The structural engineer would

supervise the quality construction of the project till

the occupation certificate is provided to the society.

Advocate would go through the legal documents

and protect the interest of the society and its

members. Chartered accountant can verify the

financial of the developer, assist in obtaining the

bank guarantee amount required and also verify

the feasibility report prepared by the architect

considering the market rate and the cost of various

inputs estimated. Society consultant may assist the

society in updating various society records,

conduct various meetings, record the minutes and

comply with various requirement as per the

government notification.

What is the importance of tendering and what

are the steps involved therein in the process of

redevelopment of housing societies?

When a tender document is prepared and

circulated to the members, the society will know in

advance what are the conditions to be imposed on

the developer. The members will know in advance,

the various precautions to be taken before the

developer is appointed. The tender document

includes many of the details to be obtained from the

developer, various amenities, terms and conditions

of the contract and the financial offer that the

developer is required to give in a specific format.

This will help the project management consultant

to compare the various offer received. Normally, the


27/36


REDEVELOPMENTwithFERROCEMENT TECHNOLOGY

Possible to keep existing structure in tact More floors vis--vis RCC possible because

self weight less by about 50%

Horizontal extension increases by 20-30%

without columns

Saving of Property tax

Foundation cost reduction due to low self -

weight

New Ferrocement Structure not require repairs

and waterproofing for decades Far better fire resistant than RCC

Far better earthquake resistant than RCC

J A Desai Ferrocements Pvt. Ltd.,1703, CHARAI, R C Marg, Chembur Naka, Mumbai 71

Web:

E-mail: / Tel 091 22 25225116 /Mob 09869008368 /9819868368

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Kamer Building 2nd floor, 38, Cawasji Patel Street, Fort,

Mumbai 400 001, Tel : 22047643 / 22874283

E-mail: [email protected] / Website : www.karamsey.com

116, 1st floor, Bharat Industrial Estate, Tokershi Jivraj Road,

Sewree (West), Mumbai 400 015, Tel.: 2418 0667 / 2415 6007

Kishore K Vikamsey:- Mob. :-

9820047643Govt. Registered Valuers

Real Estate Advisors

Verification and Valuation Assets


28/36


DEEMED CONVEYANCE COMPLEXITIES DEMYSTIFIEDThere is a deemed conveyance driveinitiated by CM Pritviraj Chavan up to June

30, 2013. What are the benefits of deemed

conveyance drive? Whether after deemedconveyance, our society can go for

redevelopment? Few people told us that

under deemed conveyance, the societies donot get TDR benefit as only building and the

land under it is being transferred. Is it true?

There is no difference between the legal statusof conveyance and deemed conveyance. In casethe developer and the land owner co-operatesand executes the conveyance in favour of thesociety, we call it as regular conveyance. If thedeveloper doesn't cooperate, we file anapplication before the District DeputyRegistar(DDR) to grant the conveyance as perthe provisions made under section 11(3) to11(5) of Maharashtra Ownership Flats Act,

1963 by hearing all the parties. In case ofdeemed conveyance, DDR steps into the shoesof non - cooperating builder and land ownerand executes the conveyance in favour of thesociety. In both the case, the applicable stampduty has to be paid, it should be registered andthen names will be changed in the propertycard.

Therefore, all the benefits ofregular conveyance is alsoa v a i l a b l e i n d e e m e dconveyance including use ofFSI, TDR, fungible FSI and todo the redevelopment of thesociety. During the specialdrive, the process is donevery quickly, all the other

departments like sub- registrar, city surveyofficers are invited in the hearing to be held atthe DDR office.

A committee under district collectorschairmanship is constituted to verify, if thereare any issues to be resolved to grant thedeemed conveyance. Stamp duty, registrationprocess is done quick and relaxation in thestamp duty payable on documents prior to1985 is given. Further, no stamp duty on 40% of

land being a potential TDR and on fungible FSIis being charged during this drive. Therefore, itis advisable to take the benefit of deemedconveyance.

CA. Ramesh Prabhu,chairman,

Maharashtra Societies WelfareAssociation.

tender document has to be prepared and kept

ready for issuing to the interested developers.

A public notice in a leading newspaper inviting the

tender is a normal process. Since government

notification of January 3, 2009 does not specify

explicitly, many of the societies invite the tendersfrom the close circle or through the members of the

society. In order to have a better competition and to

have transparent working, it is advisable to give the

public notice of tenders and should be kept open

for at least 15 days. The tender documents

normally should have three set of documents. First

envelop should contain the earnest money deposit,

second envelop should have all the details of the

developer and his credentials.

If the society is satisfied with the developers

reputation, workmanship, only then the third

envelop containing financial offers should be

opened. The society or the project management

consultant thereafter prepares a comparative chart

and gives a grading as per the offers made by them.

This will be circulated to the members and a

decision to appoint the best offer developer rather

than the highest offer is selected in the general body

meeting in which the registrar representative is

invited, video shooting is taken and at least 75% of

the total members of the society should be present

to constitute the quorum and at least 75% of the

members present should select one of the

developers for redevelopment.


29/36


1. Ultra Sonic Pulse Velocity for Concrete strength, uniformity, crack depth etc

2. Rebound Hammer test for concrete strength.

3. Moisture Testing instrument for leakage/seepage detection

Specialist in as follows with 10 years experience & done more than 150 bldgs structural audits

a) STRUCTURAL AUDIT BY NDT & DETAIL SURVEY

b) PROJECT MANAGEMENT CONSULTANTS for Redevelopment of existing society building i.e Feasibility Report,

Tender Making, Selection of Developer ,Quality control of site up to possession.

c) Repairs &Restoration with advance technology of polymer treatment and 5 to 10 years warranty for repair &

waterproofing etc.

d) Liasoning with BMC & other Govt dept etc

Contact : ARVIND U .SINGH (BMC Registered Structural Engineer licence no:STR/229/S )

OFFICE : Gandhi Nagar Samadhan CHSL., Bldg no 45, Room no 2233, next to Mhada office,

Bandra East , Mumbai - 51. .Tel-022-65210232, 65345001, Mob:9820993481

Email:[email protected]

For more details : www.arvindsinghconsultants.com

ARVIND SINGH CONSULTANTSCONSULTING STRUCTURAL ENGINEER, ARCHITECT & PROJECT MANAGEMENT CONSULTANT.

WITH OWN NDT EQUIPMENTS

NON DESTRUCTIVE TESTING. (NDT)

REPAIRING(23 YEARS EXPERIENCE )

REDEVELOPMENT(18 YEARS EXPERIENCE AS PMC )

Structural Audit as perBMC norms.

DetailedCost estimate.

PreparingTender documents.

Guiding Society in selection of contractor.

Day to day supervision.

Certification of bills.

Stability Certificate.

OTHER SERVICES

Installation of lift.

Stack car parking.

Deemed Conveyance Verifying property document. Feasibility report. Preparing and floating tender. Guiding society's solicitor in preparing legal

documents. Guiding society in selecting good builder. Guiding society for amenities, add area,

corpous fund etc. Verifying various permission like IOD, CC etc.

before vacating the plot. Strict supervision to monitor quality ofconstruction.

Scrutinsing all property paper before handoverto society.

H.O.:- 4, 1st floor, Chandrakant Apt., Opp. Hanuman Mandir, Shreyas Colony, Goregaon (E), Mumbai - 63.,Tel Nos.:- 9322255108, 9930344006, 9930999312, 29272735 / 29272382, E-mail :- [email protected]


30/36


HOW TO SAVE A DILAPIDATED BUILDING STRUCTURE

Dilapidated structures are generally which have

not been maintained for a long time and which are

more than 40 years old and are on the verge of

collapsing if urgent major structural repairs are not

undertaken.

Even such unmaintained dilapidated structures

can be saved from falling without vacating the

occupants using various Engineering techniques,

repair methodologies and structural technologies.

Different portions of a dilapidated building have

to be treated with various different methods

depending up on the condition and degree of

damage caused to the structure. The building

structure consists of various structural

members viz RCC columns, beams, slabs,chajjas, pardies, tanks, Masonary walls and

plaster.

Every member of the building structure needs a

different type of repair treatment, as every

member is designed to perform a certain

function and also carries the weight of the

adjacent structural member and of course its

own self weight.

Repair subject are not taught in any engineering

collages but are subjects which are totally andpurely experience based. The following are the

major works and procedures which are carried

out during the course of such Repairs.

1) Propping:- Propping means placing

vertical MS props / pipes under the

balconies, chajjas, beams, canopies before

the actual repair work begins.

2) Erection of Scaffolding:- Strong sturdy

double MS tubular scaffolding should be

erected on the faade of the building

without making any punctures in the walls.

3) Breaking of Plaster: - Loose plaster

should be removed wherever it has

debonded from the brick surface.

4) Breaking of Spalled RCC:- The loose or

spalled concrete should be chissled off

from RCC members.

5) Weilding Steel Bars:- Steel bars wherever

orroded / eroded should

b e w i e l d e d w i t h

additional steel bars of

required lengths.

6) Rust Removal: - Rustaccumulated on the

exposed steel bars should

be brushed off.

7) Ap plyi ng Rust ic id e: - Rusticide should be applied on the steelbars to remove all the rust.

8) Applying Fixoprime:- Fixoprime shouldbe applied on the steel bars to afterapplication of Rusticide to prevent furthercorrosion.

9) Bond Coat:- Bond coat is then applied on

the spalled off RCC surface to receive thenew concrete Patel.

10) Polymer Repair Concrete:- Polymermortar in the ratio of 1:5:15 (1 polymer:5cement:15 Sand) is then applied over thisspalled off concrete in pathes of maximumthickness 25mm. If depth of damage ismore, then additional layers of 25mm areapplied.

11) Gunitting:- It is the oldest and besttechnique in repair field compressedplaster is applied on the RCC surfaces after

tying G.I weld mesh of 10 guage and 100mm x 100 mm size. The fortifies the entirestructure and can also be applied on bricksurfaces as a first coat of plaster.

12) Jacketing: If small areas of RCC columnsare to be repaired then jacketing techniquesis more suitable and economical.

13) Fibre Wrapping:- It is generally done onRCC columns in stilt areas where all the foursides of the column are approachable.

14) Micro Concreting:- It is generally done ininternal flats to RCC members where other

techniques are not approachable.15) Recasting:- Recasting is done normally onRCC chajjas, pardies, balconies as thesemembers are easily approachable.

16) M.S.Girders/Beams:- Where slabs aresagging and cannot be easily repaired, MSbeams with flanges at both ends are fixedon adjacent RCC beams below the slab forsupport.


31/36


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MSWA empanelled Redevelopment CoordinatorMSWA as empanelled following Hon. consultants. who

are willing to coordinate with the Developers forRedevelopment & provide best offers. The meetings of

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Appointment of Project Coordinator can be fixedby calling MSWA Office on

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Coordinator is as follows:

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4) Mr. Rajesh Moreas - 99607300745) CA. Prakash Vallecha - 9821045102

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Maintaining Computerized Accounts of Housing Societies with

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Obtaining PAN, TDS & filing all type of Income Tax & TDS returns

Rate may fluctuate as per Soc. Location & volume of Members.

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Dhabi. Package Tour, Twice a Month, With Breakfast,

Lunch Dinner, Site Seeing, Visa & All Entry Fees.

(Air Fare & Service Tax are not included.

No Hidden Expenses)

Contact : Yogesh Joshi

Shop No. 14, Narmada Enclave, Shimpoli X Road No. 1,

Borivali (West) Mumbai 400 092. Tal: 9833403785,

9969329130, 32260569.

Everything Under one Roof


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17) Compressed Plaster:- First coat of plaster

should be done with compressor an not

manually. This will give better bonding to

new plaster and will also fortify the

structure to a very great extent.

18) W a t e r p r o o f i n g : - E n t i r e n e w

waterproofing on terrace should be re laidin Brick bat coba at least 100mm thickness

average with proper slope towards rain

water pipes.

19) Plumbing:- Entire new plumbing linesshould be refixed using PVC and UPVC pipeswith G.I brackets at least 4 inches away fromthe walls. Separate lines to avoid A/C waterdripping should be installed.

All Grills and Alluminium chajjas should be

removed and kept before breaking plaster. Thesetechniques is followed properly will extend the lifeof an old structure by another 25 to 30 years atleast.

Mr. Vinod T. Harisingani (M.Tech - Civil) is an expert in waterproofing & structural Retrofitting & having

25 years experience is an expert in Major Structural Repairs and intricate Waterproofing techniques as problemsand remedies differ in many and all complicated situations.He may be contacted on his personal Mobile No.: 9920585441 Please SMS also with your query and problems

so he can answer and get back to your questions with solutions.

Considering the various obligations made on themembers of the society and also on the Committee

members, it is very important for every society to

appoint a trained managers. MSWA has designed a

Housing Society Managers Course of 3 months.

The training will be done on every Sunday from

10am to 1pm at Association office or at Dadar

depending on number of participants.We have

experienced faculties like retired registrar,

Advocates, chartered Accountants who have

worked in the Housing Societies Management.

The course fees is Rs.5,000/- inclusive of notes andstudy material. The same can be paid by the

societies. Even the office bearers of the society or

any member of the societies interest to know the

entire provisions of law and the management of the

co-operative societies can enroll for the course.

After completing the course, one can also start

practice of housing societies consultancy and

become a professional. Since, every housing

societies also require to induct a functional

director whom the societies can designate as CEO

or Manager, it is advisable to appoint only trainedmanagers, so that the societies can function

professionally.

Subjects Covered:1)Introduction to Co-operative Housing

Societies, registration 2)MCS Act, Rules and

Notifications 3) Bye-laws of Housing Societies.

4) Record Keeping and compliances

5)Correspondence, notices, agenda notes,minutes writing 6) Dispute redressal and

compliances thereof.

For any details and registration you are requested

to contact the association office on 42551414 or

send an email on : [email protected]

HOUSING SOCIETY MANAGERS COURSE


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Mr. Anup D. Gupta 98211 78321 Direct.Office Tel - 26734133 / 26730455 / 2635 4386 / 26344950 / 9221020869

Crystal Plaza 706 707 A wing, Opp. Infiniti Mall, Link Road, Andheri (W), Mumbai - 400 053.Email [email protected] , [email protected] website - www.rexgroup.in

REX CON COR Consultants Pvt. Ltd.Architects Civil / Structural Engineer - Legal Advisor

( Practical PROJECT MANAGEMENT CONSULTANTS )Your Redevelopment project requires effective management / guide

On Practical / Social / Technical / Legal / Financial grounds to be successful.( Only 25% are successful but 75% Or 7000 societies are facing various issues & stuck. )

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ORATION

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ELOPME

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ONSULT

ANTS

RE DEVELOPMENT ( F.S.I / T.D.R) :Plot & Title Survey / Documentation, Application of

related govt. norms, Feasibility Report / Market Study,

Informative / Multilevel Tendering Process, Selection of

competent builder by society, Schematic / Elaborated

Project Planning, Techno Legal documentation,

planning & approvals, Scrutiny / Supervision & Quality

Control, Applicatory safety & Completion Assurance

STRUCTURAL AUDIT/ BUILDING REPAIRS :

Details survey / Audit,

Non-Destructive Test / Chemical Test,

Remedies with Estimation,

Tendering process, Selection of Competent Contractor,

Techno Legal documentation, Supervision Quality &

Quantity Control,Bill check & Certification,

Performance /work guarantee. Etc.Follow Contract Re- Development to earn 50% + more than any builders offer.

Guide book Society Re- development & Repair & Maintenance at wheeler book shop at Rly. Stn.Licensed / empanelled with BMC MHADA COURTS BANKS Govt. of Gujrat & Mah.

Consultants For more than 1700 Housing / Commercial / industrial Units since last 17 Years..


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` 1000/- + 12.36% Service Tax = ` 1124/-

` 2000/- + 12.36% Service Tax = ` 2248/-

` 3000/- + 12.36% Service Tax = ` 3371/-

FOR SOCIETY & INDIVIDUALPERIOD

1 YEAR

3 YEAR

5 YEAR

AVAILABILITY OF - BOOKS - 022 - 42551414BOOK NO. TITLE OF THE BOOKS

Deemed Conveyance English

Deemed Conveyance Marathi

Recovery of Dues

Practical guide on Stamp Duty

Registration of Documents

Registration of Housing Society

Statutory Obligation of Society

Transfer of Flat

Parking Rules & Regulations

Nomination & Will

Burning Issues

Leave & License

Redevelopment - PreparationRedevelopment - Tender Process

Redevelopment - Documentation

Associate Member - Rights, Duties

Circular of Housing Societies

Rights and Duties of Members

Managers Manual

Election Rules

Minutes Writing

Secretarial Manual

Sinking Funds

Deemed Conveyance - FAQ

Redevelopment - FAQ

PAAA

Bye - Laws English

Bye - Laws Marathi

Housing Manual - Marathi / English

HSG. Societies FAQ - Marathi / English

BS - 02

BS - 02

BS - 03

BS - 04

BS - 05

BS - 06

BS - 07

BS - 08

BS - 09

BS - 10

BS - 11

BS - 12

BS - 13BS - 14

BS - 15

BS - 18

BS - 19

BS - 21

BS - 22

BS - 23

BS - 24

BS - 26

BS - 29

FAQ - 02

FAQ - 13

BS - 15A

MEMBER

` 500/-

` 600/-

` 150/-

` 120/-

` 100/-

` 100/-

` 60/-

` 120/-

` 100/-

` 100/-

` 50/-

` 80/-

` 150/-` 120/-

` 150/-

` 50/-

` 120/-

` 100/-

` 80/-

` 50/-

` 120/-

` 80/-

` 50/-

` 150/-

` 100/-

` 80/-

` 40/-

` 30/-

` 100/-

` 200/-

` 625/-

` 725/-

` 200/-

` 150/-

` 120/-

` 120/-

` 80/-

` 150/-

` 150/-

` 125/-

` 70/-

` 100/-

` 200/-` 150/-

` 200/-

` 80/-

` 150/-

` 120/-

` 100/-

` 70/-

` 150/-

` 100/-

` 70/-

` 200/-

` 120/-

` 100/-

` 45/-

` 35/-

` 100/-

` 200/-

PRICE


35/36

35

Contact us: [email protected]

Sunder Rajan - 9820131759 / 022 - 2620 5701

202, Sagar Avenue, S. V. Road, above ICICI Bank, Andher (West), Mumb ai - 400 058. www.redconsult.in

RC S

EDEVELOPMENTONSULTANCY ERVICES

Educate. Empower. Enrich

" Your preferred PMC from Concept to Completion, Conveyance to ConstructionWith a Solid Experience of over 25 Redevelopment Projects

WithRCS


36/36

Postal Registration No. MH/MR/N/ 79 /MBI/13-15

Posting At : Mumbai Patrika Channel, GPO, Mumbai.

Date of Publication : 10th of Every Month

Posting Date : 10th & 11th of Every Month

H. O. : A - 2/301, LARAM CENTRE, S.V.ROAD, OPP. RAILWAY STATION, ANDHERI (W),

Tel.: 022 -42551448/1414

MUMBAI- 58,

B.O.: Swagat Bhavan, Near Indian Oil, Opp. M. S. E. B. Colony, Vasai (E), Thane - 400 208.

DOUBLE BENEFIT DEPOSIT SCHEME

eturn with

Attractive

Bonus

11%p.a.10%Bonuson Maturity

Minimum Deposit

Maximum Deposit

: ` 1000/-: ` 500000/-

HurryLimitedPeriodOffer

INMonths

78SALIENT FEATURES OF THE SCHEME:

1. Deposit Rs.1000/-, or multiples thereof for

78 months @ 11% p.a.and get double of the

deposit amount with bonus of 10% on

principal deposit amount on maturity.

2. Depositor can avail 80% Loan against

his/her deposit after 6 months which is

repayable @15% p.a.

3. Premature withdrawal will be allowed on following terms and condition

a) Withdrawal up to 1 year Interest payable @6% p.a.

b) From 1year to 2yrs. Interest payable @7% p.a.

c) From 2yrs. To 3yrs. Interest payable @ 8% p.a.

d) Above 3yrs Interest payable @ 9% p.a.

MSWA METROPOLITANCO-OPERATIVE CREDIT SOCIETY LTD.

ESTD-2000

CON -A OT PI L CO RP E

DOR ITT E S

OM CA .LW TS DM

(Regd. No. BOM. (W-R)RSP/CR/9175/2000-2001)