Friday, August 30, 2013

BANK CHARGES FOR HOME BRANCH AND NON-HOME BRANCH FOR THE CUSTOMERS AND RBI DIRECTION



Reserve Bank of India (RBI) has informed that they have advised Scheduled Commercial Banks, vide their circular dated 01.07.2013 to follow a uniform, fair and transparent pricing policy and not to discriminate between their customers at home branch and non-home branches.
 
If a particular service is provided free at home branch, the same should be available free at non-home branches also. 

There should be no discrimination as regards intersol charges between similar transactions done by customers at home branches and those done at non-home branches. However, cash handling charges are not included under intersol charges

Thursday, August 29, 2013

HOME LOANS !!!!!



AVAILING HOME LOANS!!
 
Taking a home loan may be easier these days as banks now days go all out to grab new business, of course, subject to checks and balances, yet it comes with hard facts of risks in relation to increased cash outgo over a period as against what you might have planned. 

This will be due to interest rate changes. Given the fact that most home loans these days are of floating rate scheme (where interest rate is not fixed over the loan term but keeps floating as per the prevailing rates over the loan term), (Even the fixed interest rate is fixed for few years only and for the entire tenure of the loan) there is always a fear that a rate increase would result in two way hit-one higher equated monthly repayment installment (popularly called EMI-EQUATED MONTHLY INSTALMENT) or increasing the repayment term or number of installments keeping the EMI intact. Also, now a day’s homes are built or brought at a relatively lower age when people are in their 20′s and 30′s so that they are able to repay the home loan over next 15-25 years of their active career. 

To overcome any such eventuality in future or to plan for rainy days, it would be desirable to always borrow wisely based on pure need and not to over extend or over stretch your finances, keep a buffer cash for safety, have cushion for any loan interest rates hike, not to default on repayments (as it costs) and if required, don’t hesitate to renegotiate or discuss your EMI whenever faced with temporary crises. One should also be prepared to prepay the loan if the additional or one off liquidity available can afford such pre-payment. As a smart borrower, one should also occasionally track policy changes and review the loan account.

Before one selects the dream house which you will normally buy only once in the life time, in most of the cases, it would be desirable to do some due diligence before you enter into the deal.
While reputation and successful track record of builder or developer will guide you in general, one needs to look at certain other crucial aspects of your dream home.
The cost of your house or flat is the most important deciding factor. It ought to be affordable, reasonable, as per prevailing market price trends and premiums for any other value added features such as prime location etc, fixed without any escalation clause and clear of any other uncertainties.

THE BORROWER/S DO NOT READ THE AGREEMENT BEFORE SIGNING IT but just sign on the dotted lines. THIS IS DANGEROUS. 

BEWARE !!! BANK LOANS DOES NOT CONFER ANY RIGHT, TITLE AND INTEREST.

BEWARE !!!! BANK APPROVAL DOES NOT MEAN THAT THE TITLES ARE CLEAR AND ABSOLUTE!!!!

IT IS A GIMMIK PLAYED BY CHEATS STATING THAT XXXXX BANK/S HAVE APPROVED THE PROJECT- DO NOT TRUST ANYONE.

DO NOT FOOLED BY BROCHURES AND ADVERTISEMENTS AND WORST OF ALL INTERNET REVIEWS !!!!!!
 
This, in most of the cases, raise disputes later on as any over charges, cost or premium or even interest on delayed payment are stipulated therein. 

It is always desirable to read and understand them, get clarifications from the builder and if required, specially negotiated. For example, there could be a provision for charge for delayed payment linked to phases of construction but it may be silent on delayed completion of project which also adds to your total cost in terms of interest and other financial implications. What would happen in such cases ?

Construction of residential units and its booking for sale now entails a service tax which buyer has to bear. However, such Service Tax can be avoided if you buy a completed flat as in such a case, it would not be a service but a sale. Thus, it may be financially wise to purchase a flat rather than book a flat as in later case you may have to wait for possession and if you take a loan, interest cost may be higher as your period of loan would also be longer vis-à-vis effective possession.

Diligence on verification of various permissions or sanctions from governmental authorities must also be cross checked besides visiting the actual site of construction occasionally to have a first and feel of actual work, quality etc.
Home loan seekers or home buyers should therefore, think very carefully about buying a home and their future cash plans before they finalize their dream home.  

In any case, follow these OLD rules –

1). CONDUCT THOROUGH ENQUIRY ABOUT THE TITLES. DO NOT COMPROMISE. CHECK FOR THE COMPLIANCE OF ALL RULES AND REGULATIONS. 

2). TRUST NO ONE. (NO BROKER-AGENT-RELATIVE-FRIEND-DEVELOPER-ADVOCATE-CHARTERED ACCOUNTANT-ANYBODY TO THAT MATTER)

3).BUY TO SUIT ONLY YOUR BASIC REQUIREMENT.

4). DO NOT SIGN ANY AGREEMENT OR SALE DEED, LOAN AGREEMENT WITHOUT READING AND UNDERSTANDING THE CONTENTS. ALWAYS RETAIN A COPY OF ALL THE DOCUMENTS SIGNED BY YOU.

5). NEVER BUY BEYOND YOUR REACH.

6). DO NOT OVER REACH.

7). DO NOT BORROW PERSONAL LOANS.

8). 25% MUST BE INVESTED BY YOU(SAVED MONEY AND NOT BORROWED) AND 20% TO 30% OF YOUR NET INCOME MUST BE THE EMI AND NOT BEYOND THAT UNDER ANY CIRCUMSTANCE. 

9). CHOOSE THE BEST BANKER. 

10). STUDY THE INTEREST RATES BEFORE YOU SIGN THE LOAN AGREEMENT.

Tuesday, August 27, 2013

GRAMATHANA SITES/PLOTS/PROPERTY IN KARNATAKA !!

IF YOU OWN A PROPERTY IN THE NAME OF `GRAMATHANA` PLOT OR SITE ANYWHERE IN THE STATE OF KARNATAKA, CHECK IT OUT, REGARDING ITS  GENUINENESS.


Monday, August 26, 2013

PRINCIPLES OF NATURAL JUSTICE- “Audi Alteram Partem” and “nemo judex in causa sua”



PRINCIPLES OF NATURAL JUSTICE- “Audi Alteram Partem” and “nemo judex in causa sua” in Tax matters


Introduction:

The principles of natural justice have their roots in two Latin maxims:”Audi alteram partem” and “nemo judex in causa sua”.  
The first maxim means that a reasonable opportunity of hearing which is sine qua non and imperative for the statutory authority to afford before passing the order or decision and the second maxim means that no-one should be a judge in their own cause.
It is a principle of natural justice that no person can judge a case in which they have an interest.
The rule is very strictly applied to any appearance of a possible bias, even if there is actually none: “Justice must not only be done, but must be seen to be done”.
When justice is not meted out for the assessees, they approach the High Court without exhausting the remedy of appeal.
It is trite law that if the order passed by the original authority is in violation of the fundamental rights guaranteed under the Constitution of India; violation of the principles of natural justice; ultra-vires the provisions of the relevant law; grave error in the order and miscarriage of justice, then the question of waiving the appellate remedy will arise and the Court, under Article 226 and 227 of the Constitution of India, can invoke the Writ jurisdiction and interfere with such order passed by the original authority.

Legal provisions:

Under Article 226 of the Constitution of India, the High Court has vast powers as this Court has under Article 32 of the Constitution of India, and can exercise such powers in those cases where the statutory authority has not acted in accordance with the provisions of the enactment in question, or in defiance of the fundamental principles of judicial procedure, or has resorted to invoke the provisions which are repealed, or when an order has been passed in total violation of the principles of natural justice. It is a well settled position that where an order has been passed in breach of the principles of natural justice, it would be open for the writ Court to interfere. The principles of natural justice have come to be known as being part of the guarantee contained in Article 14 of our Constitution i.e., ‘the concept of equality’.
In Service Tax, Sec 73 (2) of the Finance Act 1994 provides that Central Excise Officers shall after considering the representation if any made by the person on whom notice is served under sub section 1 determine the amount of service tax due from or erroneously refunded to such person not being in excess of the amount specified in the notice and there upon such person shall pay the amount so determined. On representation from the assessee side, the statutory authorities shall determine the liability.
In Central Excise, Section 35Q of the Central Excise Act, 1944 provides for appearance by authorized representative before a central excise officer or Appellate Tribunal in connection with any proceedings. The Adjudicating authority may, if sufficient cause is shown, at any stage of proceeding referred to above, grant time, from time to time, to the parties or any of them and adjourn the hearing for reasons to be recorded in writing.
In Customs, under section 28(2) of the Customs Act, 1962 which reads as follows:
“The proper officer, after considering the representation, if any, made by the person on whom notice is served under sub-section (1), shall determine the amount of duty or interest due from such person (not being in excess of the amount specified in the notice) and thereupon such person shall pay the amount so determined.”
Under Tamilnadu VAT Act, Section 22 (4) provided that before taking action under this sub section, the dealer shall be given reasonable opportunity of being heard. And in Section 25(2) it is stated, “provided that before making and enhancement of tax payable the assessing authority shall, give a reasonable opportunity to the dealer to show cause against such enhancement and make such enquiry as it may consider necessary”.
Situations of violation of principles of natural justice in taxation laws:

The following situations warrant the assessees to seek the intervention and direction of the High Courts.
  • When Notice itself is not served.

  • When arbitrary orders are passed by the department without granting opportunity of personal hearing.


  • When relied upon documents or copies of seized documents are not provided by the department despite request letter submitted by the assessee.

  • When cross examination is denied.

  • When the written submission for the Notice or for Personal Hearing is not considered.

  • When the request of modification stay application is not considered.

  • When fundamental rights of the petitioner guaranteed under articles 14 & 21 of the Constitution of India are not protected.

  • When reasonable time for reply or for adjournment is denied without notice.

  • When the order is passed for new additional demand without issuing revised notice.

  • And among other reasons, when speaking order is not passed.
In Ashok Kumar Yadav Vs State of Haryana (1985 SCR Supl (1) 657) The Apex Court held “It is one of the fundamental principles of jurisprudence that no man can be a judge in his own cause and that if there is a reasonable likelihood of bias it is ‘in accordance with natural justice and common sense that the justice likely to be so biased should be incapacitated from sitting”. The basic principle underlying this rule is that justice must not only be done but must also appear to be done and this rule has received wide recognition in several decisions of the Supreme Court.

D.P. Mahesh Vs Assistant Commissioner (CT) (Addl.), Thiruvanmiyur Assessment Circle, Chennai [2013] 58 VST 434 (Mad). The respondent has passed the impugned assessment order, which amounts to violation of the principles of natural justice. Considering the facts and circumstances of the case and in the interest of justice, the impugned assessment order dated May 18, 2012 is quashed with a direction to the respondent to consider the matter afresh after giving opportunity to the petitioner.
Reasonable opportunity was not given to the petitioner since notice itself had not been served on the petitioner.  The order in question was liable to set aside and the assessing authority was to proceed and finalise the assessment in accordance with law after giving the petitioner reasonable opportunity of being heard (In Palaniappa Sago Factory Vs DCTO Attur Assessment Circle (2009) 24 VST 248).
Hon’ble Supreme Court in the case of Mohinder Singh Gill v. Chief Election Commissioner, AIR 1978 SC 851, quoted the following:

“Indeed, natural justice is a pervasive facet of secular law where a spiritual touch enlivens legislation, administration and adjudication, to make fairness a creed of life. It has many colours and shades, many forms and shapes and, save where valid law excludes, it applies when people are affected by acts of authority. It is the bone of healthy government, recognized from earliest times and not a mystic testament of judge-made law. Indeed from the legendary days of Adam-and of Kautllya’s Arthashastra-the rule of law has had this stamp of natural justice, which makes it social justice. We need not go into these deeps for the present except to indicate that the roots of natural justice and its foliage are noble and not new-fangled. Today its application must be sustained by current legislation, case law or other extant principle, not the hoary chords of legend and history. Our jurisprudence has sanctioned its prevalence even like the Anglo-American system.”

Conclusion:

The opportunity of providing a personal hearing or submitting explanation to an assessee is a basic obligation and without considering this requirement the orders are passed by the assessing officers and by  appellate forums which is violation of a rule of natural justice results in arbitrariness and in the author’s view it is discrimination. The decisions of the Appellate Forums or other the statutory authority should be specific and speaking orders are to be passed.  They must contain reasons for the decision. Reasons may be elaborate or may be brief. But these are beginning to be considered necessary to ensure fair decision making. This is the crux of the Latin maxim “Audi Alteram partem”. In Ridge v. Baldwin and Anisminic Ltd. v. Foreign Compensation Commission the House of Lords in England has made it clear that breach of natural justice nullifies the order made in breach. If that is so then the order made in violation of the principles of natural justice was of no value.


Sunday, August 25, 2013

ENCYCLOPEDIA ON HINDUISM !!

A comprehensive encyclopedia of one of the world's major religion `HINDUISM`, which is the oldest and world's third-largest religion, with 1 billion followers, is set to be unveiled next week, covers Hindu spiritual beliefs, practices and philosophy.

BBMP-Planning to regularise(convert) B Katha to A Katha

The BBMP has sent a proposal to the State Government of Karnataka to regularise (convert) B katha properties (vacant properties-without an...