Delay in Possession by the Builder: What to Do?

Purchasing a home is a significant milestone, and timely possession is a fundamental expectation for homebuyers. However, delays in possession by builders are not uncommon, leading to financial and emotional distress for buyers. If you find yourself in such a situation, it’s essential to understand your rights and the legal remedies available to you.

Understanding the Issue

Builders often commit to delivering possession of a property by a specific date. Delays can occur due to various reasons, including construction issues, financial constraints, or unforeseen circumstances. Regardless of the cause, such delays can significantly impact buyers, especially those who have planned their finances and life around the expected possession date.

Legal Framework and Remedies

Consumer Protection Act, 1986: Under this Act, a builder’s failure to deliver possession on time constitutes “deficiency in service.” Homebuyers can file a complaint with the Consumer Forum seeking compensation for the delay. The forum may direct the builder to pay interest on the amount paid by the buyer or even order a refund along with compensation.

Real Estate (Regulation and Development) Act, 2016 (RERA): RERA mandates that builders must adhere to the possession date specified in the agreement. If there’s a delay, the builder is liable to compensate the buyer. Buyers can file a complaint with the respective State RERA authority to seek redressal.

Recent Case Laws

Jaiprakash Associates Ltd. v. Ramesh Chandra Agarwal: In this case, the National Consumer Disputes Redressal Commission (NCDRC) held that a builder cannot be asked to compensate for late possession beyond the date of the offer of possession. The builder was directed to pay compensation only up to the date of the offer.

Wg. Cdr. Arifur Rahman Khan And Aleya Begum v. DLF Southern Homes Pvt. Ltd.: The NCDRC observed that despite a delay in handing over possession of the residential flats, the purchasers were not entitled to compensation. The commission emphasized the importance of the builder’s contractual obligations and the terms agreed upon by both parties.

Steps to Take

Review the Agreement: Examine the builder-buyer agreement to understand the possession date and the clauses related to delays.

Communicate with the Builder: Initiate formal communication with the builder, preferably in writing, to seek clarification and demand a new possession date.

File a Complaint: If the builder fails to respond satisfactorily, file a complaint with the Consumer Forum or the State RERA authority.

Seek Legal Counsel: Consult a lawyer specializing in real estate to explore further legal options, including filing a suit for breach of contract.

Due Diligence: Before purchasing, research the builder’s reputation and track record for timely possession.

Clear Documentation: Ensure that all agreements are clear, with well-defined terms regarding possession dates and penalties for delays.

Regular Monitoring: Stay informed about the construction progress and maintain regular communication with the builder.

Conclusion

While delays in possession by builders can be challenging, understanding your legal rights and the available remedies can help mitigate the impact. Prompt action and informed decisions are crucial in safeguarding your interests as a homebuyer.

Minor Property Rights in India: Legal Provisions & Landmark Cases

Introduction

In India, minors—defined as individuals below 18 years—are entitled to own property but with significant legal restrictions to protect their interests. These rights are primarily governed by the Indian Contract Act, 1872, the Hindu Minority and Guardianship Act, 1956, and the Guardians and Wards Act, 1890. The judiciary has also played a pivotal role in interpreting and safeguarding these rights.

Ownership and Guardianship

A minor can acquire property through inheritance, gift, or will. However, they lack the legal capacity to sell or manage it independently. A guardian—either natural (parent), testamentary (appointed by a will), or appointed by the court—manages the minor’s property. Any transaction involving a minor’s property must be made in their best interest and requires court approval.

Key Legal Provisions

  • Indian Contract Act, 1872: Any contract entered into by a minor is void ab initio, meaning they cannot sell or mortgage their property.
  • Hindu Minority and Guardianship Act, 1956: It allows only natural or court-appointed guardians to handle a Hindu minor’s property and imposes restrictions on its sale.
  • Guardians and Wards Act, 1890: It mandates that any sale, mortgage, or lease of a minor’s immovable property requires prior court permission.

Landmark Case Laws

  1. Mohori Bibee v. Dharmodas Ghose (1903)

This case established that any agreement made by a minor is void. It reaffirmed that a minor’s property cannot be subject to contractual obligations.

  1. Sarojamma v. Neelamma (2005)

In this case, the court held that a minor’s guardian cannot sell property without court approval, reinforcing the legal safeguards against unauthorized transactions.

  1. Mir Sarwarjan v. Fakhruddin Mahomed Chowdhuri (1912)

The Privy Council ruled that a minor cannot enforce a contract for the purchase of property, as they lack the legal capacity to enter into contracts.

Challenges & Protection Measures

Minors’ property rights face challenges such as fraudulent transactions, undue influence, and disputes within families. To prevent misuse, courts carefully scrutinize transactions involving minors’ assets.

Precautionary Measures

 

✔️ Obtain court permission before selling or transferring minor’s property.

✔️ Appoint a legal guardian to oversee the property.

✔️ Seek judicial intervention in cases of dispute or fraud.

✔️ Ensure transparent documentation of ownership and guardianship.

Conclusion

India’s legal framework ensures that minors’ property rights are protected through strict guardianship rules and judicial oversight. However, legal guidance is crucial for managing such property effectively. If you are dealing with a minor’s property-related matter, consult us today!

For legal insights and expert advice, stay tuned to our updates and contact LEGALASSIST-YOUR TRUSTED LEGAL PARTNER!

Supreme Court’s guidelines on genuineness of Will

The issue of a last Will and testament holds a distinct and crucial position in the legal sphere as it grants individuals the autonomy to determine the distribution of their assets posthumously. The Supreme Court, wielding its authority, has meticulously established a set of rules aimed at ensuring the authenticity of Wills executed prior to individuals’ deaths. Recognizing the pivotal role of Wills, the highest court in India has transcended conventional legal doctrines, crafting a meticulous framework that harmonizes the fidelity to a testator’s intentions with the imperative to guard against potential manipulation. This examination delves into the intricacies of the guidelines that courts must adhere to when adjudicating the genuineness of a Will.

Background of the Will: The Indian Succession Act, 1925 outlines rules for Wills, providing a framework for writing, executing, and regulating them. A Will, a legal document, dictates how your assets are distributed posthumously and can appoint guardians for minors. It’s crucial to work with a professional to draft and modify a Will, ensuring clear expression of intentions. Without a Will, assets follow the country’s laws, termed dying intestate, potentially impacting your family negatively. Creating documents aligning with your choices is essential to prevent unintended consequences for your family

Supreme Court’s guidelines on genuineness of Will: The Supreme Court has provided explicit guidelines for courts tasked with assessing the validity of a Will executed by an individual before their demise. These guidelines serve the crucial purpose of thwarting any potential manipulation in the determination of a Will’s legitimacy. Emphasizing the sacred value of a Will as a legal instrument facilitating the posthumous transfer of an individual’s possessions, the court underscored the inherent challenges due to the absence of the testator to elucidate the circumstances surrounding the Will’s creation. Consequently, stringent legal standards have been imposed to safeguard against any possible tampering. In this landmark decision, the Supreme Court articulated 10 pivotal guidelines to ascertain and establish the validity of a Will:

  1. The Testator signed the Will out of his own free Will.
  2. At the time of execution, he had a sound state of mind.
  3. He was aware of the contents of the Will
  4. The Will was not executed under any suspicious circumstances.

The court provided the following guiding factors for establishing a will’s credibility and execution:

  1. Executed by Testator: The testator must carry out the will, and it must be their final will. Two aspects have to be considered: (1) that the Will is executed by the Testator, and (2) that it was the last Will executed by him.
  2. Although mathematical accuracy is not necessary, it must satisfy the logical mind.
  3. Signing of the Will: The will must adhere to every requirement outlined in Section 63 of the Succession Act. The testator’s signature or mark, the attestation of two or more witnesses, and the witnesses’ recognition of the signatures are all included in this.
  4. Attestation: To demonstrate the Will’s execution, at least one attesting witness who is still alive and able to testify should be interviewed.
  5. Evidence of Witnesses: The attesting witness shall confirm to both the testator’s signature and the witnesses’ signatures on the will in the testator’s presence.
  6. Evidence of one Witness is sufficient: The testimony of additional witnesses may not be required if one attesting witness is able to establish the execution.
  7. Suspicion surrounding the Will: The individual who is proposing the will (the propounder) is responsible for successfully dispelling any doubts that may exist regarding the will’s implementation.
  8. Overall factors to be considered: When there are questionable circumstances, the “test of judicial conscience” is used. The testator’s awareness of the contents and effects of the will, their state of mind at the time of execution, and their capacity for free will are all taken into account.
  9. Onus on the person who alleges: The burden of proof rests with the accuser if claims of fraud, fabrication, or improper influence are made. Even so, the proponent is still required to offer a convincing justification to dispel suspicion.
  10. Suspicion should be real: Suspicious conditions must be true and legitimate, not just made up. Shaky signatures, mental infirmity, unequal property division, or the propounder’s large advantage from the will might all be considered suspicious factors.

The Supreme Court held that in order to prove the genuineness of a Will, it is not enough to examine a random witness who asserts that he saw the attesting witness affix his signature in the Will. Section 69 of the Evidence Act deals with proving the authenticity of a document in cases where no attesting witnesses are found. Under the said provision, it must be proved.

Guidelines to be followed by Courts:

A Will’s legality cannot be questioned merely on the grounds that some of the beneficiaries disagree with it. It is vital to comprehend in a legal context that dispositions made under a will are not covered by Article 14 of the Indian Constitution, which ensures equality before the law. In a case Swarnalatha & Ors. V, Kalavathy & Ors. involving Mannar Reddiar and Adhilakshmiammal, who left wills outlining the distribution of their own property, this principle was confirmed. The court determined that although the daughter Kalavathy in this case was not given all of the inheritance, this alone did not raise questions about the validity of the will’s execution. The court emphasized that it is not the court’s responsibility to judge whether the distribution of property among heirs is fair or equitable while evaluating the validity of a will’s execution.

Suspicion can be raised only when there are questions regarding the testator’s signature or their mental ability as it was held in Kavita Kunwar v. Pamela Mehta. Thus the apex court’s guidelines are to be followed by courts while deciding the matter of will.

There are certain basics of an Indian Will as per law which are laid down by the Indian Succession Act, 1925, and are as follows:

  1. a) Every person who writes a Will must be of sound mind and above 18 years of age. This bars people of unsound mind and minors from drawing a Will.
  2. b) Any person who is incapable of making a valid judgment or is in an inebriated state of mind by the reason of intoxication or illness where he is unable to understand the consequences of his acts is not allowed to draw a valid Will.
  3. c) Any part of a Will that has been forced or induced to be made by force, coercion, or threat or whatever has not been drawn while writing a Will with free consent is invalid and not enforceable by law.

A Will is required to fulfil all the formalities required under Section 63 of the Succession Act:

(a) The testator shall sign or affix his mark to the Will or it shall be signed by some other person in his presence and by his direction and the said signature or affixation shall show that it was intended to give effect to the writing as a Will

(b) It is mandatory to get it attested by two or more witnesses, though no particular form of attestation is necessary

  1. c) Each of the attesting witnesses must have seen the testator sign or affix his mark to the Will or has seen some other person sign the Will, in the presence and by the direction of the testator or has received from the testator a personal acknowledgment of such signatures

(d) Each of the attesting witnesses shall sign the Will in the presence of the testator, however, the presence of all witnesses at the same time is not required.

Listing of Assets– Each Will must state a list of all assets which include property owned by the person making the Will (testator), the savings, shares, stocks, bonds and other financial assets owned. This should be done with utmost care and caution in order to not leave out any material information.

Division of Assets – The Will should state a clear and unambiguous system of division of assets listed in the Will so that no item is missed and there is no unnecessary dispute when the Will is set to be used. In case a minor has been given some asset, it is mandatory to appoint a custodian for the minor.

Doubtful Will: The   test   of   judicial   conscience   has   been   evolved for dealing with those cases where the execution of the Will is surrounded by suspicious circumstances. It requires to consider factors such as awareness of the testator as to the content as well as the consequences, nature and effect of the dispositions in the Will; sound, certain and disposing state of mind and memory of the testator at the time of execution; testator executed the Will while acting on his own free will. Suspicious circumstances must be ‘real, germane and valid’ and not merely ‘the fantasy of the doubting mind”. Whether   a   particular   feature   would   qualify as ‘suspicious’ would depend   on   the   facts and circumstances of each case. Any circumstance raising suspicion legitimate   in   nature would   qualify as a suspicious circumstance for example a   shaky signature, a   feeble   mind, an   unfair   and   unjust disposition of property, the propounder himself taking a leading part in the making of the Will under which he receives a substantial benefit, etc.

Conclusion:

The Supreme Court’s directives on the authenticity of Wills in India establish a foundational framework for upholding the integrity of individuals’ intentions regarding the disposition of their property posthumously. These instructions underscore the importance of adhering to formalities, including the identification and signatures of witnesses, and assessing the mental competence of the testator. Crucially, the recommendations highlight that a beneficiary’s disagreement with another beneficiary, in isolation, does not raise doubts about the legality of a Will. Instead, the emphasis is placed on providing verifiable proof of inconsistencies in the execution of the Will.

NOTARIZATION IN INDIA

A notarised Will is a legal document, representing a person’s wishes about the distribution of their property after their demise, which has been authenticated by a Notary Public.

A Notary Public is a neutral third party authorized by the government to perform legal formalities, including verifying the identity of the parties involved and their understanding of the document. The process of notarisation provides a layer of validation and trust to the Will. Admissibility of notarized affidavits as evidence.

According to Section 139 of the Code of Civil Procedure, any affidavit verified by the Notary is admissible as evidence. Correspondingly, Sector 297 of the Code of Criminal Procedure provides for the admission of affidavits verified by the Notary.

Can a notarised Will be challenged?

The answer, contrary to popular belief, is yes. Despite the authentication of a Notary Public, a notarised Will can still be challenged in court under certain circumstances, such as:

  • If there’s a suspicion of fraud or coercion in the making of the Will.
  • If the testator was not of sound mind while making the Will.
  • If the Will does not meet the basic legal requirements like proper signatures, witnesses, etc.

Which types of documents need notarization?

Notarizing documents can be relatively common in business situations. But it is also a requirement for documents outside the office, including:

  • Power of Attorney
  • Affidavits
  • Contract for deed
  • Liability waivers
  • Passport applications
  • Mortgage documents
  • Trust certifications
  • Life and annuity claims
  • Spousal consent
  • Lien release
  • Acknowledgements

Advantages of Notarization of a Document in India

One of the major purposes of notarizing a document in India is to prevent any kind of theft or document fraud by avoiding someone from presenting a fake document. A notarized document certified by a notary public helps in protecting the rights of the citizens who might otherwise be oppressed. In some cases, it’s not essential to notarize a legal document, but in some cases notarization of documents is compulsory. If not, the legitimacy of some documents may be uncertain that may lead to their refusal in the court. According to Notary Rules 12, 1956, a notary seal should be of 5 cm. The seal authenticates the fact and identities of people signing the documents are true. The presence of a notary seal in any legal document approves that the signatures are true and from a genuine person.

The Process

  • Prepare the document for notarization.
  • Find the relevant notary person.
  • Visit the notary’s office.
  • Provide your identity proof.
  • Sign the documents in the presence of the notary.
  • Get notary’s seal and signature.
  • Pay the notary fee.

Alternatively, you can visit a court or Sub-Registrar office, or get an affidavit notarized by a public notary at legal firms, banks, or other logistic provider locations.

Documents required for Notarisation are:

  1. A duly-filled Application Form for Notarization/Attestation;
  2. Original and photocopy of the legal documents,
  3. Signed Covering Letter with attestation purpose and the list of the commercial attestation document from the Company of the applicant;
  4. Signed Covering letter with attestation purpose and the list of the attestation document from the applicant himself/herself if it is for civil use;
  5. Original and photocopy of applicant’s passport and agent’s passport for civil attestation purpose

CRUCIALITY OF ESTATE PLANNING FOR NRI’S

As the number of Non-Resident Indians (NRIs) living and working abroad continues to rise, concerns around NRI estate planning and asset succession have also increased proportionally. With complex cross-border tax and inheritance laws involved, proper NRI estate planning is essential for NRIs looking to pass on their assets smoothly to their heirs in India. In a world where the Indian diaspora is spread far and wide, managing assets and properties across borders becomes a crucial aspect for Non-Resident Indians (NRIs). Beyond the emotional and financial ties that connect them to their homeland, NRIs face the challenge of navigating complex inheritance laws when it comes to managing their estates.

The Role of a Well-Crafted Will

Wills are indispensable for NRIs, securing their legacy and assets regardless of their residence. Estate planning is an ongoing process; keeping the will current and adapting it to life changes ensures the legacy remains protected. Whether an NRI or not, proper estate planning through a will is essential to safeguard one’s legacy. A will is not just a recommended practice for NRIs; it is a critical tool to ensure their wishes are honored and their legacy protected. The absence of a clear will may lead to further disputes and legal complications.

A well-drafted will addresses the complexities of diverse legal systems, providing clear instructions on asset distribution. NRIs should include key elements like a comprehensive list of assets, beneficiaries, and an executor. Seeking professional legal advice ensures compliance with both Indian and foreign laws, and proper execution and registration in India validate the will.

For NRIs, creating a will for Indian properties is a critical step in securing your family’s future and preventing potential inheritance disputes. In today’s world, where NRIs often maintain investments in India while residing abroad, the importance of clear estate planning is vital. Creating an effective will as an NRI often involves unique challenges. One of the primary obstacles is navigating the complex jurisdictional requirements spanning multiple countries.

Being physically distant from India adds another layer, as managing documentation and legal requirements can be difficult. Consider the case of Rajesh Patel, an NRI in the UK, who faced significant hurdles in claiming an inherited Mumbai property due to a lack of a will.

Common challenges include:

  • Jurisdictional Complexities: A will created in another country may require validation steps to be valid in India. Understanding these differences is crucial.
  • Documentation Requirements: Certain Indian legal processes require specific documents and in-person attestations.
  • Family and Cultural Dynamics: Managing expectations and family disputes is harder from abroad.

Key estate planning strategies for NRIs

 

  • Have a will executed in the home and host country – This will cover global assets and appoint executors with authority across jurisdictions.
  • Obtain Indian probate for immovable property – To streamline transfer of real estate to legal heirs in India.
  • Create a private discretionary trust – Appoint Indian trustees to professionally manage and pass on Indian assets per terms of the trust deed.
  • Consider the tax implications while transferring/receiving assets – Structure transfers judiciously using tax treaties to avoid double taxation.
  • Use nominations and gift deeds for a quick settlement – Especially for FDs, investments, and certain movable assets located within India.
  • Determine domicile and residency status for inheritance law – Crucial for determining personal laws and distribution of worldwide assets according to the home and host country rules.
  • Seek expert guidance from estate planning lawyers – To ensure all legal documentation is prepared and executed as per relevant regulations in India and country of residence.

 

Conclusion

 

Effective estate planning involves multiple factors for NRIs. With strategic choices around wills, trusts, taxation, domicile, and more, they can ensure a hassle-free inheritance transfer of their Indian assets to their legal heirs as intended. Consultations with experienced cross-border legal experts are recommended to aid the pro

‘Will Is Validy Executed’ Doesn’t Mean ‘Will Is Genuine’

On January 3, 2025, the Supreme Court of India issued a significant ruling addressing the distinction between the valid execution of a Will and its genuineness. The Court observed that proving the execution of a Will as per Section 63 of the Indian Succession Act, 1925, and Section 68 of the Indian Evidence Act, 1872, does not automatically establish its genuineness. This decision arose in the case of Lilian Coelho & Ors. v. Myra Philomena Coalho.[1]

Case Background

  • Myra Philomena Coalho (plaintiff) filed a petition seeking Letters of Administration (LOA) for the Will of her deceased mother, Mrs. Maria Francisca Coelho.
  • The Single Judge Bench of the Bombay High Court held that the Will was validly executed but dismissed the suit, citing suspicious circumstances surrounding the Will.
  • The Division Bench overturned the Single Judge’s findings, stating that the Will was validly executed and genuine. The case was decreed in favor of the plaintiff.
  • The matter was taken to the Supreme Court, where a Bench comprising Justices C.T. Ravikumar and Sudhanshu Dhulia clarified critical legal principles regarding Wills.

Supreme Court’s Key Observations

Validity vs. Genuineness of Wills

The Court emphasized that the valid execution of a Will and its genuineness are distinct concepts.

It noted: “Holding that a ‘Will is validly executed’ and a ‘Will is genuine’ cannot be said to be the same. Even if execution is established, the Court must evaluate any suspicious circumstances.”

The Court reiterated its duty to call upon the propounder to address and clarify any suspicious circumstances.

It cited earlier rulings, including Derek A.C. Lobo v. Ulric M.A. Lobo (2023) and Kavita Kanwar v. Pamela Mehta & Ors., to affirm:

It is the irrecusable duty of the Court to require the propounder to remove such suspicious circumstances to satisfy its conscience.”

Division Bench’s Error

The Court criticized the Division Bench for presuming the genuineness of the Will without evaluating the suspicious circumstances raised by the Single Judge.

It observed: “The Division Bench’s decision overlooked the fact that the findings of the Single Judge did not pertain to the genuineness of the Will but only its execution.”

The Supreme Court rejected the Division Bench’s conclusion that the Will was genuine and upheld the Single Judge’s reasoned approach.

Clarifications on Legal Principles

The Court highlighted that the absence of a finding on genuineness in the Division Bench’s ruling rendered it untenable. It clarified that even a validly executed Will can be rejected if the propounder fails to explain suspicious circumstances satisfactorily.

Conclusion

Therefore, the Supreme Court observed that once the execution of the will is proved as per Section 63 of the Indian Succession Act and Section 68 of the Evidence Act, then it shall be the ‘irrecusable duty’ of Court to call upon a propounder (person presenting the will before the Court for approval) to remove any raised suspicious circumstances.

 

[1] Civil Appeal No. 7198 of 2009.

Understanding Probate: A Complete Guide to Will Execution and Legal Processes

Will is a legal document that specifies the person’s intention and wishes, which needs to be performed after his/her death. The maker of the will is known as the testator/testatrix, and it can be revoked only during his/her lifetime whereas a Probate is defined under the Indian Succession Act, 1925 as – “A copy of will certified under the seal of the court of competent jurisdiction with a grant of administration of the estate of the testator”.

The person who makes a will expresses his wishes to be executed after his death by certain persons named in the will. The persons named in the will to execute it are called its executors. Probate can be granted only to the executor of the will. It is necessary if the will is for immovable assets in multiple states. Probate is conclusive proof that the will was executed validly, is genuine, and is the deceased’s last will.

Under the Indian Succession Act 1925, probate is mandatory when all the below conditions are fulfilled-

  • A Will within the geographical limits of the state of West Bengal and municipal limits of the metro cities of Chennai and Mumbai.
  • The Will is made by a Hindu, Jain, Sikh or Buddhist residing in the state of West Bengal, Chennai or Mumbai.
  • The Will deals with movable and/or immovable property situated in the state of West Bengal, Chennai or Mumbai.

Although the probate of the will is not mandatory in all other cases, it is advisable to obtain probate in cases where there is a probability of the validity of the will being challenged on any grounds in the future.

How to apply for probate of a will?

The following is the process for obtaining the probate of a will-

  1. The executor of the will is required to file a petition and the original will to the court for grant of probate.
  2. In the petition, the executor (who will be the petitioner in the case) has to mention the names and addresses of the deceased’s legal heirs so that notice can be issued to them.
  3. The executor will have to pay the applicable court fees depending upon the value of the assets.
  4. The petition must be filed before a competent court. The pecuniary jurisdiction (Jurisdiction of the court depends on the petition’s monetary value) may require a higher court to issue probate for high-value immovable assets through an advocate.
  5. The next step is that the court asks the petitioner to establish the testator’s proof of death, proof that the testator’s will has been validly executed and confirm that this is the last will of the deceased.
  6. Next, the court calls for objections by issuing notice to the next of kin of the deceased to raise objections, if any, and also orders the publication of a citation of the probate petition on board to notify the general public.
  7. If there are no objections, then the court grants the probate.
  8. If there are objections, then the probate petition becomes the original suit, and the parties will have to lead evidence and argue the matter. The court will pass judgment in the probate suit based on the evidence and arguments.
  9. The cost of obtaining probate varies from state to state as the District Court grants it. The fees depend on the value of the assets, which are the subject matter of the petition. In addition to court fees, the petitioner also has to bear the lawyer’s fees. These costs will be borne out of the estate of the deceased.

Why is the probate of a will necessary?

Probate is necessary when an estate’s assets are solely in the name of the deceased person. Probate of a will is necessary to transfer the estate’s property into the name of the beneficiaries.

Which is the competent court to file for the probate of will?

The executor of the will can file for the probate of the will in the state in which the deceased person was living at the time of death. Thus, the competent court to file probate proceedings is the district court of the city/town where the deceased lived at the time of death.

What assets are subject to probate?

Probate assets are any assets that are owned solely by the deceased person. It can include real property whose title is solely in the name of the deceased person or held as a tenant in common. Personal properties such as furniture, jewellery, and automobiles can be included too.

Can a will be probated before death in India?

A will cannot be probated before the death of the person making the will. The executor of the will should file for probate only upon the death of the testator (maker) of the will.

Who is an executor of a will?

An executor is a person who is responsible for the execution of the will, i.e. for distributing the asset of the deceased person as per his/her wishes. It is not mandatory to name an executor in the will. However, to ensure that the will is executed as per the deceased person’s wishes and interpreted correctly, it is advisable to name an executor.

Who can apply for probate when there is no executor mentioned in a will?

When the testator does not appoint or mention an executor in a will, the legal heirs of the testator can appoint a person as the administrator of a will. The administrator will have all the rights of the executor to dispose of the property mentioned in the will. When the legal heirs are not able to decide on a person to appoint as an administrator, any one of the legal heirs of the testator can apply to the court for appointing a person as an administrator of the will.

Making Sense of Money Rights: A Simple Guide to Marshalling and Contribution Rules in Property Law

Have you ever wondered how courts decide who gets paid first when someone owes money to multiple people? Let’s explore the fascinating rules of marshalling and contribution under India’s Transfer of Property Act in everyday language.

Understanding Marshalling: The Fair Play Rule

Think of marshalling like a traffic policeman directing vehicles. It helps organize who gets what when multiple people have claims on the same properties. This is made possible by Section 81 of the Transfer of Property Act.

How Does Marshalling Work?

Let’s break it down with a simple example:

  • Rahul possesses a pair of houses: House A and House B
  • Priya has a loan claim on both houses
  • Amit has a loan claim only on House A
  • The law says Priya should try to recover from House B first
  • This leaves House A available for Amit

When Can You Use Marshalling?

You need these ingredients:

  1. Two or more creditors (people who are owed money)
  2. The same person owing money to both
  3. Different security rights
  4. No harm to other people’s rights

Real-Life Examples

Picture this common scenario:

  • A property owner takes loans from two banks
  • First bank has security on multiple properties
  • Second bank has security on just one property
  • Marshalling helps both banks get their fair share

Contribution: Sharing the Burden

Now let’s talk about contribution. Section 82 of the TPA covers this rule. It’s like splitting a restaurant bill fairly among friends who shared the meal.

When Does Contribution Apply?

It kicks in when:

  • Multiple properties secure the same debt
  • One owner pays more than their share
  • The payment benefits everyone involved

Easy Example of Contribution

Let’s say:

  • Three sisters inherit a house with a loan
  • The eldest sister pays off the entire loan
  • She can ask her sisters to contribute equally
  • Each sister should pay one-third

Important Rules to Remember

  1. Equal sharing unless specified otherwise
  2. Everyone must benefit from the payment
  3. The contribution must be fair
  4. Written records are important

Why These Rules Matter in India

These rules help:

  • Protect property owners
  • Make lending safer
  • Reduce family disputes
  • Keep financial dealings fair

Practical Tips for Property Owners

If you’re dealing with multiple loans:

  1. Keep detailed records
  2. Know your rights under TPA
  3. Communicate with all parties
  4. Get professional advice when needed

Key Takeaways

Remember:

  • Marshalling organizes who gets paid from which property
  • Contribution ensures fair sharing of common debts
  • Both rules aim to protect everyone’s interests
  • Clear documentation is crucial

What to Do If You’re Involved

Take these steps:

  1. Document all transactions
  2. Understand your legal position
  3. Keep open communication
  4. Seek legal help if confused

Making It Work

Success depends on:

  • Clear understanding of rights
  • Good record-keeping
  • Fair dealing with all parties
  • Professional guidance when needed

These rules might seem complex, but they’re really about fairness. Like traffic rules make roads safer, these rules make property dealings safer and fairer for everyone.

Remember: Whether you’re a lender, borrower, or property owner, understanding these rules can save you from future headaches. They’re your friends in maintaining financial fairness!

Stay informed, keep good records, and when in doubt, consult a legal expert. When it comes to property matters, it’s best to err on the side of caution to avoid any potential regrets.

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Your Final Gift: A Simple Guide to Planning Your Legacy in India

Ever wondered what happens to your precious belongings after you’re gone? Let’s talk about testamentary disposition in India – don’t worry, we’ll keep it simple and friendly!

What’s This All About?

Testamentary disposition is just a fancy way of saying “planning who gets your stuff through a will.” It’s like making sure your final wishes are respected and your loved ones are taken care of.

The Power of Planning

Think of it like planning the perfect surprise party – except this one’s about making sure your family’s future is secure. In India, we can decide who gets what from our property through a properly written will.

Who Can Make These Plans?

Good news! If you’re:

  • 18 or older
  • Of sound mind
  • Able to understand what you’re doing You can make these important decisions about your property.

The Magic Document: Your Will

Your will is like a love letter to your family, mixed with clear instructions. Here’s what makes it special:

  • It speaks for you when you can’t
  • It prevents family disputes
  • It protects your loved ones
  • It ensures your wishes are followed

Important Things to Remember

When making your will in India:

  1. Write it clearly
  2. Get two witnesses
  3. Sign it properly
  4. Keep it somewhere safe
  5. Tell trusted people where to find it

What Can You Give Away?

Pretty much anything you own:

  • Your house
  • Bank accounts
  • Jewelry
  • Cars
  • Investments
  • Family heirlooms
  • Even your digital assets!

Special Indian Context

In our Indian families, we often have unique situations:

  • Joint family properties
  • Ancestral wealth
  • Religious customs
  • Family businesses Your will can address all these while respecting traditions.

Making It Work Smoothly

Here are some smart moves:

  • Name backup inheritors
  • Be specific about who gets what
  • Explain your choices if needed
  • Update it when life changes
  • Consider everyone’s feelings

Common Questions Answered

“Can I change my mind later?” Yes! You can update your will anytime.

“Do I need a lawyer?” Not required, but it helps avoid mistakes.

“What if I have very little property?” Every bit matters – make a will anyway!

The Real Benefits

Making these plans:

  • Gives you peace of mind
  • Shows you care about your family
  • Prevents future conflicts
  • Protects your legacy

Taking Action

Start simple:

  1. List what you own
  2. Decide who gets what
  3. Write it down
  4. Get it witnessed
  5. Keep it safe

Remember, planning your legacy isn’t about being wealthy – it’s about being wise. It is one of the most caring acts you can do for your loved ones.

Don’t wait for tomorrow. Start planning today. The optimal time to plant a tree may have been twenty years ago, but the next best time is right now. The same goes for planning your legacy!

Your family’s peace of mind is worth the small effort it takes to put your wishes in writing. Begin by taking the initial step – your family will be grateful for it.

Unravelling the Circle Rate: how does it work in India

Are you intending to purchase or sell a property in India? If you have heard the term “circle rate” mentioned, then you are likely familiar with it. However, what is it specifically, and how does it impact your real estate transaction? Let’s delve into and clarify this crucial concept.

What is a Circle Rate?

Simply put, a circle rate is the minimum price set by the government for a particular area or neighborhood. It’s the lowest acceptable value at which a property can be legally registered or transferred.

Why Do Circle Rates Matter?

Circle rates are important for a few key reasons:

  1. Taxes and Stamp Duty: When you buy a property, the stamp duty you pay is calculated based on the circle rate, not the actual sale price. This ensures the government gets its fair share of taxes.
  2. Loan Approval: Banks and financial institutions also use circle rates to determine the maximum loan amount they can provide for a property. This helps them assess the risk.
  3. Price Transparency: Circle rates bring transparency to the real estate market by establishing a baseline value. This prevents undervaluation and protects both buyers and sellers.

How are Circle Rates Determined?

Circle rates are set by the local government or revenue department. They take into account factors like:

  • Location and neighborhood
  • Proximity to important landmarks
  • Infrastructure and amenities
  • Recent sales data in the area
  • Overall real estate trends

The rates are usually updated annually to reflect changes in the market.

What Happens if the Sale Price is Lower?

If the actual sale price of a property is lower than the circle rate, the government will calculate the stamp duty based on the circle rate. This ensures that the government gets the appropriate amount of tax revenue.

Can Circle Rates Be Negotiated?

Yes, it is possible to negotiate the circle rate in certain cases. This usually happens when:

  • The property is in a remote or less-developed area
  • The property is old or in need of significant repairs
  • The seller is open to accepting a reduced price.

However, keep in mind that the final circle rate is determined by the government, not the buyer or seller.

How Does Circle Rate Affect Property Prices?

Circle rates can have a significant impact on property prices in India. Here’s how:

  • In high-demand areas, the circle rate acts as a price floor, preventing prices from falling below it.
  • In slower markets, the circle rate can be higher than the actual market price, making properties more expensive for buyers.
  • Developers often base their pricing on the circle rate, which can influence the overall market.

Tips for Buyers and Sellers

For buyers:

  • Research the circle rate in the area before making an offer
  • Negotiate if the circle rate seems unreasonably high
  • Factor in the circle rate when calculating your budget and loan requirements

For sellers:

  • Understand the circle rate in your area and price your property accordingly
  • Be prepared to justify a higher price if the circle rate is lower
  • Partner with a real estate agent that can assist in guiding you through the circle rate procedure.

The Bottom Line

Circle rates may seem like a complicated aspect of the Indian real estate market, but they play a crucial role in ensuring transparency and fairness. As a buyer or seller, understanding how they work can help you make informed decisions and avoid costly surprises.

Keep in mind that having knowledge is powerful when it comes to maneuvering through property transactions. Stay informed, do your research, and you’ll be well on your way to a smooth and successful property deal.