Electronic city - a time bomb waiting to burst

[Jkulkarni]

Recently I have been actively looking at Electronics city phase 1 and phase 2 to purchase a plot and build a house. However I was surprised by the number of unauthorized illegal layouts in that area. These projects are Neeladri layout, Tech city layout, KIADB layout, Sapthagiri layout, Pathy layout, Silicon town, a private developer next to TCS Phase 2, private developer near HCL and many more - I could count atleast 10 more like this. I am more appalled by the rationale of fellow educated engineers and MBAs who are purchasing plots on these lands.

1. They do not have Bangalore Urban District Deputy commissioner's approval for conversion to residential use, any land used for purpose not meant for its use is illegal and unauthorized, and any document created after that khata, saledeed, plan approval does not stand in the court.

2. They do not have approval from BMRDA or BDA - this is a must for any residential layout formed after BMRDA act came into effect. They have bogus records of layout approvals from Village panchayat, with either a signature or document number or year missing. One of the person showed a layout plan for a survey number falling on a government land with village panchayat approval seal - obviously this was a fake document.

3. They have khata with tax payments to village panchayat, which does not mean anything except for a fees accepted for area maintenance.


There are several layouts where the grand children of farmers who had sold the land have filed cases against the developer/housing society or house owners for illegal layout formation and won those cases after 30 years. Please see this recent article here about BHEL employees layout in pattangere.

http://www.dnaindia.com/bangalore/repor ... re_1694767

Please bear caution while buying, buy only BDA or BMDRA approved layouts.

[amit_pearl2]

thanks for the info friend.

how do you confirm that bda or bmrda approved layouts are free from litigation. Even there son's of farmer can apply case on the developer later.
BMRDA or BDA approval is just on basis of layout being on norms of BDA or BMRDA right?

[Jkulkarni]

If the layout has been formed as per the law of the land prevailing at the time of formation then there would be no scope for such future litigations. Only agencies authorized to approve layout formations are BDA or BMRDA. Ofcourse approval does not necessarily mean property is free from litigations this has to be checked at DC office or at this website http://causelist.kar.nic.in/caseStatus_PartyNameDistrict.asp

[sunkumar]

I agree that it is not good that there are so many illegal layouts around. But having said that consider the present scenario in Bangalore. While BDA layouts are not liveable at the moment, the so-called illegal layouts have good number of people staying in it. The price of such plots are considerably less than BDA plots. On top of it the Akrama-Sakrama proposes to legalize all such layouts. There could be other legal issues in these but that can happen in other cases also. So what would one prefer to do? Buy a plot which is liveable and which MAY get legalized soon or go for a BDA plot and wait for it to develop?
Consider the scenario post Akrama Sakrama when and if these plots get legalized prices shoot up and we who did not buy these may rue the missed opportunity. It is another matter that the scheme may never come into existence but looking at the sheer number of people owning such properties it is bound to be pushed by politicians at one time or other.
P.S.: I am not for or against either side but just someone who does not know which boat to jump into

[Jkulkarni]

Akrama Sakrama itself is a akrama scheme which should never see light, after all what kind of law is it that empowers citizens to do akrama.

The moment government decides to make akrama sakrama, a few thousand acres of green belt / yellow belt land around Bangalore will turn into layouts overnight in anticipation of akrama scheme2, in no time thus reducing the prices.

As citizens of namma bengaluru we need to understand that rules are made in the interest of us citizens getting better amenities - we need ample parks, bus stands, children play areas, shops etc. BMRDA and BDA approvals ensure the developer follows these rules.

If someone had 10cr and all they need to gamble on 10l then it is ok, but not on hard earned money earned by doing night outs or taken on loan from banks.

[amit_pearl2]

Thanks for court link -do you have link for looking out status of litigation case going on in civil court?

[Jkulkarni]

It is the same link just choose the case type as civil petition.
If it is pertaining to DC court check this http://stg3.kar.nic.in/ccmsurban/publicsearch.aspx

[parkom]

Jkulkarni, thanks for posting the link. While for the second link, you need to know the case id, the first link is searchable which is good. I just found that there is some case pending against Upkar Estates which is waiting to be admitted as hou can see from the link below. Does that mean it is not safe to invest in the layout. Also, the site gives the details of the defendant and the other party but doesnot which of this developer's layouts is impacted- is that available somewhere else?
http://causelist.kar.nic.in/caseStatus_CaseNumber.asp?cbocasetype=COP&cbocasetype1=&text1=211&text2=2011&cbosubtype=&tempval=Y&fromdt=01/01/1990&todt=29/05/2012&cat=D&bencd=B&appname=Upkar

[Jkulkarni]

@parkom, It should be the assistant commissioner office which can give that details. You can make a RTI request with the survey numbers, village, hobli, district name and request for cases pending against those survey numbers.

But I am not sure about if those records are available online.

[nagarjunkatta]

Hi Sunkumar,

what happened to your plan of buying site in Incity Layout? I have PMed and also mailed you to have your contact number. But there was no reply from you.

Cheers
Nagarjun
9986198980