List of Land Approvals Known in Bangalore:
All your dreams about buying a property can be more enriching experience only if you had the power of information at your finger tips on the ‘Need to Know’ facts about Real Estate in Bangalore. Especially being presented with present condition of real estate market – which is being fairly valued as a opportunity which is above par on any other asset class in which one could possibly invest. Keeping this in mind, it’s good to understand the approvals that are widely present in Bangalore & which are legally binding.
DC Approval:
As per Town Planning rules, all land are agricultural land and anybody desirous of carving residential sites out of landed property has to approach the DC (District Commissioner), requesting for change of land use from agriculture to residential. The DC will verify whether the property comes under residential zone as per the CDP (Comprehensive Development Plan, also known as Master Plan) issued by the State Town Planning authorities. After collecting the requisite fee, the DC will issue conversion order for using the land for residential purpose.
BDA / BMRDA Approval:
The land owner/the developer would need to approach the planning authority with the layout plan drawn by a registered engineer or architect, as per the bye-laws of the planning authority. The Bangalore Development Authority (BDA) is the sole planning authority for approving layouts under its jurisdiction consisting of areas falling under erstwhile BMP (Bangalore Mahanagara Palike), seven CMCs (City Municipal Councils), one TMC (Town Municipal Council) and specified villages surrounded by CMCs. BMRDA (Bangalore Metropolitan Region Development Authority) has the authority to approve layouts outside the BDA areas and the jurisdiction extends up to 50 km (approximately) from Vidhana Soudha, as per the BMRDA Act, 1991.
BIAAPA Approval: (Bangalore International Airport Area Planning Authority)
BIAPPA approval is required for the sites in the areas surrounding BIAL airport (Ex. Doddaballapur, Devanahalli etc…). Never purchase any sites without BIAPPA approval in these particular areas. BIAPPA approval is in 2 phases, initially in the first phase the BIAPPA will release 60 % and later when the developer develops all the infrastructure (like tar roads, overhead tanks, drains, water line, STP, park etc..) then only BIAPPA releases remaining 40 %. It’s good if the layout is 100% released. You can visit biappa website for further info
The names of villages/towns included in the Bangalore International Airport planning Area are – Devanahalli Taluk,, Doddabalapura Taluk, Bangalore North Taluk (Hesaraghatta Hobli), Bangalore North Taluk (Jala Hobli).
Function of BDA: (Planning authority in Bangalore)
The planning authority will approve the layout and will release a list of site numbers, which can be marketed before completion of developmental works. On satisfactory completion of all development works such as laying roads, providing water, electricity and sewage connections etc., the planning authority will release the remaining sites for sale.
Very Important – Buying Independent Plots/Land/Site:
If you are planning to buy a site in and around Bangalore, select a layout which is either approved by BDA or BMRDA and select the site with a particular number approved for sale, as mentioned in the letter issued by BDA/BMRDA. Collect copies of property documents and various approvals obtained by the developer and engage an expert lawyer to verify the title to the property.
Housing Finance Companies / Banks:
As in most cases seen in Bangalore, all developers will usually opt for a mortgage loan with Housing Finance Company or a Bank. If the layout is large, the developer may not part with copies of property documents and in such a case, collect copies of project approval letters issued by banks and Home Finance Companies (HFCs). Engage the services of an advocate for verifying the original title deeds to ensure that the developer has not mortgaged the property for getting project finance. If project finance has been obtained, engage your advocate to verify original title deeds at the particular bank/HFC which has granted the project finance. Ensure the release of the mortgage on the property selected by you, before sale deed is registered in your favour.
NOTE:
Don’t get carried away by the attractive price quoted (may be up to 50 per cent less as compared to neighboring layouts approved by BDA/BMRDA) and assurances for approvals in the near future by a developer who has developed the layout with ‘short-cut’ measures as explained above and select only an approved layout.