Showing posts with label loan. Show all posts
Showing posts with label loan. Show all posts

Monday, July 18, 2011

LOAN-DEBT-DEBT-INDIA-LOAN-DEBT- DEVELOPEMENT- 0 %

DEBT-DEBT-DEBT+ DEBT+DEBT= INDIA-INDIA GONE TO DOCKS!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

Government of India and World Bank sign US$ 1 Billion Agreement to give a major boost to Rural Livelihoods

The Government of India and the World Bank today signed a Credit Agreement of US$1 billion (approximately Rs. 4,600 crores) for the National Rural Livelihoods Project (NRLP).The Project will strengthen the implementation of the Government of India’s newly launched National Rural Livelihoods Mission (NRLM). The NRLM is one of the world’s largest poverty reduction initiatives, aiming to reach 350 million people (almost a quarter of India’s population), with an outlay of approximately US$ 6.5 billion.

Welcoming the NRLP, Minister for Rural Development, Mr. Jairam Ramesh said “I am delighted that the NRLP is being launched. This is a critical project that will help scale up our battle against poverty across the country, through the activation of self-help groups, skill building, and other innovative livelihood interventions among BPL households. NRLP will specifically focus on 12 states which have the highest number of poor people, thereby creating a major impact on poverty.  The NRLM will help us move 70 million BPL households out of poverty over the next ten years through a time-bound, demand driven process.

Scaling-up Innovations
The NRLP will help scale up the successes of past livelihood initiatives, particularly to other lagging regions of the country. So far, World Bank supported livelihoods projects in Andhra Pradesh, Bihar, Madhya Pradesh, Rajasthan, and Tamil Nadu have mobilized some 35 million rural poor since 2000.

Under the aegis of the NRLM, the NRLP will now support specific additional investments in the 12 states that have the highest numbers of poor people.  These States, namely Bihar, Chhattisgarh, Gujarat, Jharkhand, Karnataka, Madhya Pradesh, Maharashtra, Orissa, Rajasthan, Tamil Nadu, Uttar Pradesh, and West Bengal account for almost 85 percent of India’s rural poor.

NRLM: An Innovative Approach to Poverty Alleviation
Deriving lessons from the state rural livelihoods initiatives, the NRLM will adopt a saturation approach – one that aims to bring at least one member, preferably a woman member, of each of the 70 million rural BPL households under the SHG network.  As of now, about 30 million rural BPL families are covered under the SHG net. 

NRLM will lay special emphasis on making agriculture-related livelihoods more productive and more sustainable, given the fact that more than 70 percent of the rural populace derives their livelihoods from agriculture.

Another innovation that NRLM will be scaling up is the use of social capital created under various rural livelihoods programs; expansion of coverage of the program in a rapid and effective manner; and knowledge dissemination.

Key proposed initiatives include:
·       Investing in building people’s institutions namely Self Help Groups (SHG) and Federations of SHGs at village, cluster, block and district levels;
·       Promoting thrift-based groups and promoting financial discipline;
·       Investing in financial literacy & business planning as a core activity of SHG formation; and
·       Helping SHGs address the livelihood needs including consumption purposes (such as health emergency, child education) and income generating activities.

The two major shifts under NRLM, vis-a-vis its predecessor program, the Swarnjayanti Gram Swarozgar Yojana (SGSY) are:
(i)                 NRLM will be a demand driven program - States will formulate their own poverty reduction action plans based on their past experience, capacities and resources.
(ii)               NRLM will provide for a professional support structure that will enable effective program implementation at all levels from State to sub-district level. Eventually, it is expected that people’s institutions will replace the external support structures by gradually taking over their roles and responsibilities.
Expanding access to finance and private sector investments in rural India
The NRLM aims to encourage thrift and prudent financial behavior, and institute mechanisms that will impart financial literacy and credit counseling. SHGs will be able to create the space for financial services providers to bring in a range of affordable financial services for the poor.  Current state livelihood programs have helped open 1.5 million SHGs accounts and 4.5 million savings accounts for the poor in commercial banks; set up 3000 help desks in commercial banks to facilitate banking services for poor clients and enabled 21,200 community institutions to function as village level “banking correspondents”.

The Project will draw lessons from some of the current state livelihood programs that have, for example, enabled SHGs to access savings of more than US$1 billion which helped them make accumulated investments of US$9 billion over the last ten years in micro, small, and community enterprises. This resulted in expansion of rural markets and attracted several private sector and multinational firms to partner with these projects. Self-Help Groups (SHGs) have leveraged nearly US$7.5 billion in credit from commercial banks, and achieved annual turnover of US$500 million through collective marketing of farm and non-farm produce. 

Enabling voice and accountability
The Project will help NRLM create an institutional platform by mobilizing rural poor, particularly women, into robust grassroots institutions of their own. These beneficiaries, with the strength of the group behind them, will then be able to exert their voice and enforce accountability over providers of educational, health, nutritional and financial services. This, based on past experience in several Indian states, is expected to have a transformational social impact, supporting India’s efforts to achieve the Millennium Development Goals (MDG) on Nutrition, Gender, and Poverty.  Towards this end, NRLM will also focus on areas of the country such as Integrated Action Plan (IAP) districts, desert areas etc.
  
Building job skills
Supporting the rural poor in building their skills and capabilities for self-employment will enable them to graduate from dependence on safety nets to building productive assets of their own. Producer groups in agriculture, dairy, and the non-farm sector will be better able to upgrade technologies that will improve the productivity and quality of their products, access market information, develop value chains, attract the private and cooperative sector to do business with them, and negotiate fairer terms of trade for their products and services.  As an example, about 500,000 youth from poor households were trained and placed in leading companies like Nokia, Hyundai, Samsung, HSBC, Group 4, More, Future Group etc.

NRLP will also invest in a robust Management Information System (MIS) which will help both the National and State-level Rural Livelihood Mission Management Units (i.e., NMMU and SMMUs) monitor the overall livelihood and financial performance of the SHGs and federations. The Project will also establish an e-governance architecture for NRLM with use of ICT including mobiles up to the village level.

The credit is from the International Development Association (IDA) – the World Bank’s concessionary lending arm – the Credit is on IDA terms with a maturity of 25 years, including a five year grace period. 

Saturday, July 11, 2009

List of documents required for the enquiry


PLAY IT SAFE

While buying a house, ensure all documents are in order.

Transactions in immovable property are carried out by parties in properties containing the following elements:

Original owner.

Intermediary owners.

Promoter.

Developer.

Contractor.

Investor.

Marketing agency.

Prospective buyer.

Lending institutions.

Association of Owners.

The following are the nature of properties:

Land.

Houses.

Flats/apartments.

Infrastructure.

Special amenities and facilities.

The following are the nature of rights:

Ownership.

Possession.

Leasehold rights.

Rights under a mortgage.

Easement.

Licence.

Lien.

There are two types of inheritance and succession:

Intestate succession i.e. by operation of personal laws.

Testamentary succession i.e. through wills.

Titles

Three-tier legal scrutiny of titles is essential:

In the hands of the present owner.

In the hands of the prospective buyer for his benefits.

For the benefit of the lending institutions.

Issuing public notice in leading English and vernacular newspapers, inviting objections or claims, is recommended in all cases.

Properties attract the following taxation:

1) Service Tax (on services in contracts).

2) VAT (on transfer of goods in contracts).

3) Income tax on income and capital gains.

4) Tax exemptions and deductions under special schemes for housing, economic zones etc.

The following are various modes by means of which any person can acquire any type of right, title and interest in an immovable property:

1. Direct purchase/transfer.

2. Gift/settlement.

3. Will/probate/succession certificate.

4. Intestate succession and inheritance.

5. Partition, release, family settlement, reunion.

6Family arrangement.

7. Partition among co-owners.

8. Property as a capital contribution in a firm.

9. Distribution of assets in a firm on reconstitution and on the dissolution of a firm. 10. Private trust.

11. Amalgamation, merger, de-merger and liquidation of companies.

12. Rights and interests held through shares in companies, cooperative society etc.

13. Adverse possession.

14. Awards in arbitration proceedings.

15. Orders and decrees of courts of law and other statutory authorities

including Lok Adalats.

16. By operation of various provisions of personal laws relating to Hindus, Mohammedans, Christians, Sikhs, Parsis, Jews etc.

17. By operation of law under laws relating to other persons and legal entities including cooperative societies, other societies including mutual benefit societies and other Association of Persons.

18. BDA sites.

19. Land acquisition.

20. Urban Land (Ceiling and Regulation) Act, 1976 (now repealed).

21.By grants given or orders passed by Governments and statutory authorities.

22. By a Conciliation Order passed under section 19(v) (i) and (ii) read with Section 21 of the Legal Services Authority Act, 1977. Such an order can be passed by a High Court Judge and other competent authorities by which rights and interests between contending parties can be settled and established.

Let us look into tracing, investigation, verification and certification of titles.

Tracing of titles

The tracing of titles should begin with the tracing of the earliest documents available pertaining to the property which, in all probability, will pertain to the documents obtained by the first owner.

First owner: The earliest original documents, records, order of a court or government or a statutory authority by which the rights to a particular immovable property is vested with the first owner.

Intermediary parties: The subsequent documents, records or orders of the type mentioned above, duly recording in a chronological unbroken sequence of legal acts, events, identifying and tracing the title in the hands of the various intermediate owners till the last owner i.e., the transferor.

Current owner: The documents of title with the current owner i.e., transferor, including the document by means of which he has acquired title and other documents like the Khatha, Encumbrance Certificate and tax paid receipts up-to-date.

An investigation of these records must be made before a certification of these records by an advocate. Investigation is the verification of the actual existence of these records in the books/registers of the various departments mentioned above. Certification, on the other hand, is done only on the basis of records produced before an advocate on an apparent examination of the same by him.

Encumbrance Certificate

Various kinds of transactions and matters mentioned below will not be entered in Book-I maintained by Sub-Registrars and hence will not appear in an encumbrance certificate furnished either in Form 15 or in Form 16 by the Sub-Registrar exercising relevant jurisdiction. Hence, other modes of evidence and documentation are required to confirm the title. The following are the transactions and matters not included in the encumbrance certificate:

1. Oral tenancy.

2. Litigation in courts (Lispendens).

3. Tax liabilities

4. Unregistered mortgage by deposit of title deeds.

5. Prior unregistered agreements.

6.Oral Partition/Family Arrangement.

7. Oral gift under Mohammedan Law.

8. Unregistered will.

9. Rights and interests held through partnership firms, Association of Persons, societies including cooperative societies, companies etc.

10. Unregistered agreements, MOUs, general power of attorney etc.

11. Rights of third parties not directly recorded in documents.

12. Orders and decrees of courts, statutory and tax authorities.

13. Rights through possession, part performance, equitable title under Section 53-A of the Transfer of Property Act, 1882.

Safeguards

Many safeguards have to be taken to ensure the vesting of a clear, absolute and marketable title in the hands of the purchaser or any person acquiring any interest in the property in question in any manner whatsoever. Some of the safeguards are mentioned below:

1. Obtain court permission for sale of minor's share.

2. Make all major co-parceners parties in case of Hindu Undivided Family.

3. Ensure compliance of legal formalities by companies, other persons and legal entities.

4. Examine Government records, documents and papers.

5. Verify original documents of title and lodge the same with a common custodian in Escrow.

6. Issue public notice through newspapers.

7. Verify marketability of title.

8. Make all other interested parties as parties in the transaction.

9. Obtain confirmations and affirmations through affidavits.

10. Obtain possession in part performance.

11. Appropriate court action for injunctions, specific performance etc.,

12. Resolve disputes through arbitration or through family arrangement.

13. Avail the benefit of other legal remedies and reliefs as provided under different transactions, different laws applicable.

14. Obtain general power of attorney to derive powers and authority to carry out all acts in general and certain specified acts, deeds and things in relation to the immovable properties and the rights, interests and title relating thereto.

15. Register agreements and get attestation by Notary Public on documents.

16. Obtain Encumbrance Certificates, tax paid receipts and certified copies of other papers and records held by statutory authorities.

17. Verify if there are any restrictions relating to land granted including restrictions in respect of land of Scheduled Castes and Scheduled Tribes.

18. Protect the rights or possession under section 145 of the Criminal Procedure Code from statutory authorities.

* * *

Vital documents for acquiring BMP, BDA property

The following are the documents of title with respect to properties located within the jurisdiction of the Bangalore Mahanagara Palike which are to be obtained from the present owners and verified before purchase/acquisition by lease, mortgage:

Primary documents

1) Parent Deed by means of which the present owner/owners acquired title to the property.

2) Building sanction plan issued by the Chief Executive Engineer, Bangalore Mahanagara Palike, in case of a building constructed on the property.

Secondary documents

1) Khatha Certificate issued by the Bangalore Mahanagara Palike in the name of the present owner/owners.

2) Khatha Extract issued by the B MP.

3) Tax paid receipts issued by the BMP evidencing payment of taxes in respect of the property.

4) P.T. Sheet and Chalta issued by the City Survey Department containing the sketch of the property in question and its measurements.

5) Encumbrance Certificate (preferably in Form 15) issued by the Sub-Registrar exercising relevant jurisdiction over the property for a period of not less than 30 years.

6) Copy of the plan sanction issued by the BMP for the construction of a house or residential or commercial multi-storeyed building.

7) Copy of the Commencement Certificate of the BMP issuing permission to commence construction of a multi-storeyed building.

8) Copy of the occupancy certificate issued by the Palike certifying that the building constructed on the schedule property is in accordance with the sanctioned plan.

9) Copy of the receipt evidencing payment of compounding fees to the Bangalore Mahanagara Palike for regularising the deviation, if any, made from the building sanction plan.

10) Copy of the No Objection Certificate from the Fire Services Department.

11) Copy of the clearance to operate lifts in the building issued by the Chief Executive Engineer, BMP.

12) Copy of the Clearance Certificate issued by the Pollution Control Board.

13) Copy of the Endorsement issued by the Director, Fire Services Department, by means of letter addressed by him to the Bangalore Mahanagara Palike stating that he has no objection to the BMP issuing an occupancy certificate in respect of building constructed on the property.

14) No Objection Certificate from the Airport Authority of India.

The documents mentioned in (6), (7), (8), (9), (10), (11), (12), (13) and (14) usually arise in the case of multi-storeyed buildings and large layouts.

BDA jurisdiction

The following are the documents of title with respect to properties allotted and/or sold by the Bangalore Development Authority to the present owner/owners which need to be obtained by every prospective purchaser:

Primary documents

Allotment letter issued by the Bangalore Development Authority in favour of the present owner in respect of the property.

Possession letter issued by the Bangalore Development Authority in favour of the present owner in respect of the property, recording handing over of possession of the property to the present owner.

Absolute Sale Deed executed and registered in favour of the present owner by the Bangalore Development Authority in respect of the property after the expiry of 10 years from the date of allotment.

Building sanction plan issued by the Bangalore Development Authority where a building has been constructed on the property.

Secondary documents

Khatha Certificate issued by the Bangalore Development Authority in the name of the present owner/owners.

Tax paid receipts issued by the Bangalore Development Authority evidencing payment of taxes in respect of the property up-to-date.

Encumbrance Certificate (preferably in Form 15) issued by the Sub-Registrar exercising relevant jurisdiction from the date of allotment up-to- date.

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...