Beruflich Dokumente
Kultur Dokumente
SOCIETIES REVIEW
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VASAI TALUKA HOUSING
SOCIETIES REVIEW
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MSWA METROPOLITAN
CO-OPERATIVE CREDIT SOCIETY LTD.
ESTD-2000
H. O. : A - 2/301, LARAM CENTRE, S.V.ROAD, OPP. RAILWAY STATION, ANDHERI (W),
MUMBAI- 58, Tel.: 022 -42551414
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
Minimum Deposit
Maximum Deposit
: ` 1000/-
: 500000/- `
Hurry
Limited
Period
Offer
IN
Months
SALIENT 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.
a)
b)
c)
d)
Premature withdrawal will be allowed on following terms and condition
Withdrawal up to 1 year Interest payable @6% p.a.
From 1year to 2yrs. Interest payable @7% p.a.
From 2yrs. To 3yrs. Interest payable @ 8% p.a.
Above 3yrs Interest payable @ 9% p.a.
(Regd. No. BOM. (W-R)RSP/CR/9175/2000-2001)
EDITORIAL & PUBLICATION OFFICE
Swagat Bhavan, opp. MSED Staff colony,
Next to Indian Oil, station road,
Vasai road (E), Dist. Thane - 401202
CHAIRMAN & GUIDE
Ramesh S. Prabhu
EDITOR
Mr. V. Viswanathan
DESIGNED BY
Mr. Jitendra Kalivda
Mr. Tukaram Pawar
EDITORIAL BOARD
Mr. Rajiv Phadnis
Adv. Vilas Raut
Adv. Vaishali Shetty
Anitha Viswanathan
VASAI TALUKA HOUSING SOCIETIES REVIEW
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0250-6457596 9028097499 @vasaihsgfed
Info@vasaihousingfederation.com vasaihousingfederation@gmail.com
&
For General Housing Society
related queries, Please Contact
0250-6457586/ 95 0250-2390170/ 71
E-mail
vasaihousingfederation@gmail.com
Views expressed in this Magazine are
of the authors & VTHF is not
Responsible for its Contents.
Circulate among Friends
and other members of the Society
PRINTED AT
Nutan Printers Pvt.Ltd.,
G-4, C-wing, Radha Kunj CHS.Ltd.
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Thane 401 202
MOST IMPORTANT
Free
Rs. 500/-
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Vasai Housing Federation
Vasai Taluka Housing Societies Review 03 April 2013
All societies to get deemed conveyance
05
06
07
08
10
13
19
20
21
22
23
25
26
27
29
30
31
FAQs ON COLLECTOR'S LAND
NOW DEEMED CONVEYANCE MADE EASY
HIGHLIGHTS OF CHANGES - MCS ACT, 1960
Changes in Co-operation Sector have happened!
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Gazette of Maharashtra Govt. dated 14/02/2013 in respect
amendment to MCS Act 1960
The new amendment byelaw in pursuant to the
97th amendment to constitution of India.
VTHF Yellow Pages
Documents required for deemed conveyance
Flat owners must pay more forlate registration: Govt
CIRCULAR (Redevelopment)
News Gallery
-|- (- |+|-)
VASAI TALUKA HOUSING
SOCIETIES REVIEW
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After the 97 Amendment to the constitution India,
the Maharashtra Government has come out with an
Ordinance on the 14 February 2013. The MCS Act,
1960 has also been amended in lines of the same. All
the societies are directed by the Maharashtra
Government to adopt the New Model Bye-laws on or
before 30 of April 2013.
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th
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Continue Page 04
Society Information Drive
Membership Application Form
Readers are recommended to make
appropriate enquires and seek appropriate
advice before sending money, incurring any
expenses, acting on medical recommendation
or entering into any commitment in relation to
any advertisement published in this publication.
VTHF group doesnt vouch for any claims made
by the Advertisers of products and services. The
Printer, Publisher, Editor, and Owner of the VTHF
Group Publications shall not be held liable for
any consequences, in the events such claims
are not honoured by the Advertisers
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Vasai Housing Federation
Vasai Taluka Housing Societies Review 04 April 2013
http://www.sahakarayukta.maharashtra.gov.in/SITE/Information/auditorEmpanelment.aspx to download
the panel list of auditors.
The financial year has ended and I am sure all the committee members would start working on the finalization
of the society accounts. Remember the last date to conduct AGM from this year is 30 September AND THERE
IS NO EXTENSION from this year. Therefore complete the accounts and place the audited financial statements
before the general body before that date.
I need more and more valuable and constructive inputs from various professionals like advocates, chartered
accountants, architects and consultants to improve the working of the federation and also the magazine. Your
valuable inputs are invited at /
th
Happy Reading !
vasaihousingfederation@gmail.com info@vasaihousingfederation.com
Enroll yourselves as the member of the Vasai Taluka Federation having its registered address at Swagat
Bhawan, Near Indian Oil, Opp : MSEBcolony, Station Road, Vasai Road (E) Dist. Thane 401 202 having Tel
no. 0250 2390170 / 71 / 239 377 3 / 74 / 645 75 85 / 95 by filling up a application form given at the end
of this magazine after passing a resolution in the managing committee meeting and paying a sum of Rs.
1600/- (Rupees One Thousand Six Hundred Only) being Rs. 1000/- towards share money, Rs. 100/-
Towards entrance fees and Rs. 500/- towards Annual subscription.
For more details and to avail the benefit, please contact the Vasai Taluka Federation office at the
registered address or send email as given above.
V.Viswanathan
Secretary
The Government is yet to print the bye-laws. The same is uploaded on the website of federation at
http://www.vasaihousingfederation.com/government-resolutions.html. Meanwhile we suggest all the
societies in Vasai Taluka to conduct a special general body meeting of their respective societies with the agenda
to adopt the model bye-laws and to appoint an auditor for the financial year 2012-2013 from the panel
maintained by the Registrar. The list of the panel list of auditors is available on the website of the federation.
Please follow the link
EDITORIAL Continue Page 03
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IMPORTANT MESSAGE FOR ALL OUR MEMBERS & READERS
To Get Regular free updates on Society Matter email the Name, Address, Cell No and email
id of all the Committee Members of your Society to with
the subject matter as UPDATe
vasaihousingfederation@gmail.com
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Vasai Housing Federation
Vasai Taluka Housing Societies Review 05 April 2013
To speed up the allotment of deemed
conveyance to housing societies before
June 2013, Chief Minister Prithviraj
Chavan has decided to set up a
coordination committee under the
Collector.
He has directed that a website be created
with information pertaining to all the
88,000 housing societies in the state and
their deemed conveyance status. The
Coordination Committee will meet every
mont h t o ensur e a t i me- bound
implementation of the proposal.
A conveyance deed is a document
executed to transfer the title of land and
building in favour of a society.
The decision for the time-bound
implementation was taken during a review
meeting conducted by the CM on the
implementation of deemed conveyance in
Maharashtra. The CM stated that granting
of deemed conveyance involves various
departments like Housing, Cooperative
and Revenue, and the entire process
should be coordinated by the Housing
department. He directed that more people
should be recruited to ensure the process
of handing over deemed conveyance is
expedited.
Under the law, a builder is required to
convey the land and building within four
months of formation to the society.
However, many builders do not do so. As a
result, people who have brought flats do
not have ownership of land. To tide over
this problem, the government amended
the Maharashtra Ownership Flats Act,
1963 (MOFA) and provided for deemed
conveyance in favour of legal bodies.
Under this provision, after the expiry of
four months of formation of the legal body,
the land and building is deemed to have
been conveyed to the legal body. To ensure
this in the government records, an
authority has been designated to hear
these cases and execute the conveyance
deed in favour of the society.
Under the law, builder is required to
convey land and building within 4 months
of formation to society
Conveyance ensures that ownership of
land passes to society
Many builders do not do so which means
that people who have brought flats do not
have ownership of land
Government amended Maharashtra
Ownership Flats Act, 1963 and provided
for deemed conveyance in favour of legal
bodies
Under this provision after expiry of 4
months of formation of legal body, land
and building is deemed to have been
conveyed to legal body.
An authority has been designated to hear
cases and execute conveyance deed in
favour of the society.
D
e
e
m
e
d
conveyance
All societies to get deemed conveyance by June, govt sets up panel
What is
www.vasaihousingfederation.com info@vasaihousingfederation.com 0250-6457596
Vasai Housing Federation
Vasai Taluka Housing Societies Review 06 April 2013
CA. Ramesh S. Prabhu,
Chairman, VTHF
FAQs ON
COLLECTOR'S
LAND
Q.1. Can Redevelopment take place on
Collectors land?
Ans.:
Q.2. Has it happened in the past and if yes,
kindly give name and address of the Society
wherein being Collector's land, redevelopment
has taken place.
Ans.:
Q.3. If so far if not a single case redevelo-
pment has taken place on the Collector's land,
then how do you think that in our case we will
be able to get required permissions even
though the land is that of Collector and the
condition of the existing building as per the
report of the municipal approved structural
engineer does not warrant redevelopment and
can be corrected by repairs.
Ans.:
Q.4. Will there be any change in the existing
agreement between the Collector and the
Yes, definitely with permission of Collector.
Yes, redevelopments have already taken
place on Collector's Land where the Lease
Agreement of the land is still in force. Our
Association has not maintained the list of buildings
which are being redeveloped, either on private
land or on Collector's Land. However, if the
members' require the said information, they may
be obtained by applying to Collector's Office under
RTI.
As already stated earlier, redevelopments
have already taken place on Collector's land. Since
redevelopments are permitted on Collector's land,
you will have to take special permission from the
Collector for redevelopment. Permission from the
Collector for the redevelopment of the Society's
Buildings can be obtained if the resolution as per
the govt. Order dated 03.01.2001
Society, and if yes, what will be that. At present
on every transaction of sale and change of
membership the new member is required to
pay to the Collector @ Rs. 100/- per Sq. feet.
What will be this after the redevelopment and
whether any payment required to be made by
the existing members on the addl. Carpet area
each member would be getting over and above
his existing area under the scheme of
redevelopment?
Ans.:
Q.5. What is the ratio of FSI? Is it possible to get
addl. FSI on Collector's land and if yes, how
much. If not, TDR can be bought to what extent.
At present ours is totally residential building,
after redevelopment can ground floor be
converted into commercial one? Whether the
Balcony is included in FSI as per present rule of
the BMC and what about the parking space for
each existing member of the Society.
Ans.:
After redevelopment on Collector's land,
the terms and conditions will change. The Collector
will ask for higher premium for transfer of flat.
These changes in the Terms and Conditions will be
intimated by the Collector when the Collector gives
permission for redevelopment. The Collector will
ask premium on the extra area received by the
members; however the builder can be made to pay
the same by including it in the Redevelopment
Agreement. Since the extra area comes to the
members as compensation, it will be free for the
members, but the Builder will have to pay premium
on the construction cost of the additional area.
At present, the permissible FSI is one.
Hence, you can have built area upto one. However,
you can purchase one TDR from the market and
have built up area up to two. Further fungible FSI of
35% is permitted over and above 2 FSI. Thus the
total FSI permitted will be 2.70 for every square feet
of land. Parking area should be provided by the
Builder. It is to be decided in the General Body
Meeting of the Society, how the Builder should allot
Parking Space, who will have the stilt parking and
who will get open parking. There is no adding FSI
on Collect land. In suburban collector land it is
having I-FSI and I-TDR. Yes, provided same is
approached by BMC (commercial question).
The circular regarding the lease out of collector
land is available in the MSWA office.
The Inspector General of Registration
and Comptroller of stamps has taken
initiative to make the procedure of
Deemed Conveyance is directly related
to recovery of Stamp Duty and
Regi strati on of documents and
therefore there was confusion in the
minds of Housing Societies as well as
officers from the Registration and
Stamps departments.
The Inspector General of Registration
and Controller of Stamps has issued a circular in this regard. Marathi and English
copies of this circular is available in the office of the Maharashtra Societies Welfare
Association.
NOW DEEMED CONVEYANCE MADE EASY
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Vasai Housing Federation
Vasai Taluka Housing Societies Review 07 April 2013
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SOME OF THE HIGHLIGHTS OF CHANGES MADE IN THE
MCS ACT, 1960
1) It is compulsory for every societies to have the
Annual audit, Annual General Body meeting
and also file Annual return with the registrar
within 6 months of close of Financial Year.
2) Failure to do so, the committee or the person
responsible shall be liable for fine as well as
disqualify from contesting the election for the
next term ( 5 years).
3) Election will be done by the election
Commissioner as notified by the State
Government.
4) Only Active member who attend at least one
General body meeting in last 5 years will be
allowed to vote in the election as well as
resolutions.
5) The committee will be elected for a period of 5
years
6) Reservation is made for two women, one
Scheduled cast/Scheduled Tribe, One other
Backward class and one numatic tribes. ( The
reservation may not be applicable to Housing
Societies except women category)
7) There will be a Dispute Redressal Committee
Consisting of 3 members of the Society who
will hear the parties and dispose of the
complaint within 3 months of filing the
Complaint.
8) The societies can co-opt two members as
Expert directors who will not have voting
rights in electing the office bearers or they
cannot become office bearers.
9) The societies can take Functional Directors
such as Managers, Chief Executive officers or
Managing Director whatever name, the society
may say. They also will be forming a part of the
Managing Committee.
10) Training to the Committee members and the
members of the society is compulsory as
provided in the bye-laws
11) Every society will have to adopt the new bye-
laws which will be available in the association
office.
12) For every default, the Registrar can levy
penalty ranging from Rs.5000/- to Rs.15000/-
depending on the failure to comply with the
provisions of law.
Download Forms
Know The Acts & Resolutions
Link To www.vasaihousingfederation.com/downloads
APPENDIX/ ANNEXURE
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Vasai Taluka Housing Societies Review 08 April 2013
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Vasai Housing Federation
S
Housing Finance Company Limited
A - 2/302, Laram Center, Andheri West, Mumbai - 400 058,
Phone:+(91)-(22)-26248589
We are NHB REGISTERED HOUSING FINANCE COMPANY.
SHFCL IS PROMOTED BY SWAGAT GROUP OF COMPANIES.
SHFCL was established in the year 1996 with a NOF (net owned fund) of only 5 lakhs, now its
having Net-Owned-fund of 218 lakhs(2.1 Cr) as on 31st march 2009.
Provides affordable housing loans to all sections of the society including low and middle class
income group.
SHFCL has been in this industry from last 12 years still growing and diversifying into other similar
business under the guidance of our able chairman Sir Ramesh S Prabhu.
SHFCL does not accept public deposits. SHFCL is financed by close partners and relatives.
The company has been in this in this business from last 12 years and is relatively new in the market
Compared to its competitors. Follows strictly the policies of NHB.
We have over the years created own niche in the market of housing finance companies.
Bridge Loans Business Loans Home Loans
Renovation Loans Term Loans
Swagat Bhavan, Near Indian Oil, Opp. MSEB Colony, Station Road, Vasai (E) 401202
0250-6457585-95 0250-2390171/ 2393773/ 74
Vasai Taluka Housing Societies Review 09 April 2013
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Vasai Housing Federation
Big Changes in Co-operation Sector have happened!
Dear Co-operative Readers,
I am happy to place before you this based on a quick
analysis of and
the latest
Cooperative Societies is a State subject under Entry
32 of the State List of the Seventh Schedule of the
Constitution. Accordingly, each State has enacted
its own Cooperative Societies Act. Since
Independence, cooperative movement has grown
significantly with an extensive network of
cooperative societies and enterprises all over the
country. These cooperatives are functioning in the
sectors of housing, agricultural credit, agricultural
inputs, marketing of agricultural produce, storage
and processing of agro produce, urban credit,
production of fertilizers, dairy, fisheries,
handlooms and handicrafts, etc.
However, in spite of numerical expansion in
different economic sectors, their performance in
qualitative terms is not upto the mark. Many co-
operatives are not being managed on principles of
democratic member control and professional
management. Some are heavily dependent on
financial support from the Government, which has
led to intervention in their day-to-day functioning
and also political interference.
Government of India has been striving to evolve an
appropriate legislative framework to create an
environment for healthy growth of cooperatives.
However, the pace of reforms in cooperative
legislations by the States has been slow. Therefore,
it was felt necessary to make certain provisions in
the Constitution to provide protection to
cooperatives and to reduce political and
bureaucratic interference. The need for such
changes was endorsed by the Conference of State
Cooperative Ministers held in December, 2004.
Accordingly, the Constitution (One Hundred and
Sixth Amendment) Bill, 2006 was introduced in
97 Constitutional Amendment
Maharashtra Co-operative Societies
(Amendment) Ordinance, 2013 dated 14.2.2013.
th
Fourteenth Lok Sabha on 22.5.2006. After it lapsed,
the Constitution (One Hundred and Eleventh
Amendment) Bill, 2009 was introduced in the Lok
Sabha on 30.11.2009. The Parliamentary Standing
Committee held discussions with various
stakeholders in the field of cooperatives, and
presented its Report to Lok Sabha on 30th August,
2010.
The suggestions made by the Standing Committee
were examined by the Union Agriculture
Department and Ministry of Law and Justice, and
after due process, passed by Parliament on January
13, 2012.
The object of the 97 Constitutional Amendment is
to ensure that the Cooperative Societies in the
country function in a democratic, profession,
autonomous and economically sound manner. The
amendment has empowered the Parliament in
respect of multi-state Cooperative Societies and the
State Legislatures in case of other Cooperative
Societies to make appropriate laws concerning:
a) Right to form Cooperative Societies as a
Fundamental Right by insertion of the words
'Cooperative Societies' in sub clause (c) of
clause (1) of Article 19.
b) Insertion of Article 43B in part IV of the
Constitution as Directive Principles of State
Policy for voluntary formation, autonomous
f uncti oni ng, democrati c control and
professional management of Cooperative
Societies.
c) Provisions for incorporation, regulation and
winding up of cooperative based on the
principles of democratic member-control,
member- economi c partici pati on and
autonomous functioning;
d) Specifying the maximum number of Directors
of a Cooperative Society not exceeding twenty-
one members;
e) Providing for a fixed term of five years from the
date of election in respect of the elected
members of the board and its office bearers;
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Vasai Taluka Housing Societies Review 10 April 2013
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Vasai Housing Federation
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Vasai Taluka Housing Societies Review 11 April 2013
f) Providing for a maximum time limit of six
months during which a Board of Directors of a
Cooperative Society could be a superseded or
kept under suspension;
g) Providing for independent professional audit;
h) Providing for right of access to information to
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The 97 Constitutional amendments is intended to
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public faith in these institutions and also ensure
the accountability of management to the Members
and other stakeholders and also provide for
deterrence for violation of the provisions of the law.
Accordingly, Maharashtra Government constituted
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The 97 Constitutional amendment is made
effective from 16 Feb, 2013 in all states.
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a committee of experts to receive a report about the
amendments required in the Maharashtra Co-
operative Societies Act, 1960 to give effect to the
Constitutional amendment. After the receipt of the
expert committee report a committee of Group of
Ministers of Government of Maharashtra was
constituted to look into necessary provisions and
its effect in the co-operative movement of the state.
A conference of Ministers, MLAs, MLC , Co-
operative Department and other experts in the
field was held in Vidhan Bhavan. The presentation
was given by Shri. Rajgopal Devar, IAS, Secretary
Co-operative Department. Many suggestions were
received from the Hon'ble Members. Thereafter an
ordinance to amend MCS Act, 1960 was passed in
the Cabinet. The information about the said
ordinance and the copy of the 97 Constitutional
Amendment is referred in this issue.
I trust you will find this issue useful and informative
in respect of 97th amendment to the constitution of
India.
With love and spirit of service,
CA Ramesh Prabhu,
Chairman,
Vasai Taluka Co-Operative Housing Society Ltd.
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Vasai Housing Federation
Keep up to date with the latest changes
in the social housing sector
Vasai Taluka Housing Societies Review 16 April 2013
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Vasai Housing Federation
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= ,- (-)
+-|| +| || |+| = - =| -|-|| |||+| ||=-| ||
|+|=| ||-| | ||- + = | - ||-|| | -|~+ -| =|+ -| |- -|| | | -|| - ||
=|| | --| || || - = | - || -|| - || || -|+|| -|
- -|| - -| - -||-|~| -| | -|| + -|
+ -| -|- | | -|| - || | | -|+|| - |||- -|-+ | || -|+|| | -|
| -|
+| -|~+ -| =|+ -|| -|-| |||-=|-| -= --| | +|| | -| |+ ||
-+ -|| - || | | |+|=| -|+|| - |||- ||| -- ||| - -- + || -|+||| | | -|
-|
-|+||| =- ||| -|-| - | = || =|-| | + -- |+| | -+ -||-| --| =|-| |-| (-
| +|| ,- |- -- |-| - |-|- | )
(Model Bye-laws)
(sahakarayukta.maharashtra.gov.in)