~
SAOANAND APARTMENTS, 2nd FLOOR,
\,,
cdPA.~
"9n/A.3, GOKHALENAGAR ROAD,
'. (BHAMBURDA,
SHIVAJINAGAR,
.; 'PUNE 411 016.
!: .(f) 25659121 TELEFAX: 25658429
E-mail: arkadv@vsnl.com
ADVOCATE'
Date: 04/1112007
TITLEAND.SEARCHREPORT
I
i" ;
I
I.
At the instance of Matrix Developers Pvt. Ltd., a company duly. registered
and incorporated under the Companies Act, 1956 having its registered office at
' 30, Yashoda, Kala Nagar, Bandra (East), Mumbai 400 051 through'its Director
Mr. Shrikant P. Paranjape, I have investigated into the titl~.of respective
owners of the lands, situated at Village Bhugiton, Taluka Mulshi, District Pune,
within the limits of Zilla Parishad Pune, Panchayat Samiti TalukaMulshi and
in the Registration Sub-District TalukaMulshi, Disi: Pune which lands are
more particularly described in the Para 1 below. Hence I submit 4erewith my
Report of Search and Title as follows:'
G'
.
I
I.
i'
!:
I:
ii:
r
I
1. Description of the Property
A) Land owned by S.R. Kulkarni and 14 others, whp have grante~
Development rights'infavour ofMat~i:xnevelopers Pvt.jLtd.
I
,
I
AIr that piece and. parcel of land adm.'I' Hectares' 31 Ares' out' d.f Surve~_
No. 86/1/2 totally adm. 3 Hectare 95.2 Ares aSSessed at Rs.'5.45 pais~~
situated at Village Bhuga,on, Taluka: Mtdshi,District: fune, \\7ithinthb
limits 9f ZillaParishad Pune, PanchayatSamiti Taluka Mulshiand in thb
Registration 'Sub-District TalukaMulshi(Paud),
Dist: Punewhich lanU
, adm. 1 Hectare 31Aies is bounded as follows:
: By Survey No. J 06 (part)
On or towards East
On or toward$, South
By Survey No. 86 (part)
;
I'
On or toward~West
. By Surv,eyNO.86 (pari)
On or towards North : By Survey No.85 (part)
(hereinafter~eferredto
.
.
as 'SAID I-A .LAND')
,
.
i
.
.
,:.
_~
B) Land owned, by Mr. Prakash A. Apte, who 'has granted Development
rights in favour of Matrix Developers Pvt. Ltd.
I
I
All that piece and parcel of land adm.,Ollectares40
Ar~s,bearingSurvey
No. 102l1l1i(Survey No. 102/113 asrperthe Mutation Entry No. 3492),
assessed at Rs. 0.70 Paise situated. at Viliage'Bhugaon, Taluka::Mulshi,
District: Pune, within the limits of ZillaParishad Pune,Panchay~t-Samiti
Taluka Mulshi and in the Registration Sub-District Taluka Mulsht(paud)',
Dis!: Pune, which Survey No, 102/1;1 is bounded as f01l0WS~ '
I
....
"'.
.
.
.
"
'
,
\
.~-
i
Ii"
)" \
'
-._--~---"------~----~-_."-._---"---"--c--.
"
,
,
._"_".
.
.----,__
~
.
_
I,
I"
i
, f { :~"
:.
•
."
.'
'-".
!
~.
~
,
On or towards East
By Survey No. 102(part)
On or towards South
By Survey No. 102 (part)
On or towards West
By Survey No. 93
On or towards North
By Survey No. 102 (part)
1
!.:
i:
(hereinafter referred t~ as 'SAID I-B LAND')
C) Lands owned by Smt1 Gauri Ennamadi of which Development Rights
came through Panch.ratna Township Pvt. Ltd. in favour otMatrix
Developers Pvt. Ltd. : i
All those pieces and parcels of two lands totally adm ..,O Hectares 41 Ares,
situated at Village Bh~gaon, Taluka: Mulshi, District, Pune, wit4in the
limits of Zilla Parishad Pune, l>anchayat Samiti TalukaMulshi and in the
Registration 'Sub-:Pistrict Taluka Mulshi(Paud), DistPune consisting of
pieces of lands b~aring ISurvey Nos., Areas, Assessments and boundaries as
follows:
'
I"
Sr.
No.
,
Survey NO.1
Hlssa No.
Gunthewsrl
Act
10111
I.
(part)
102/3/2
2.
(part)"",
",'
."!
,
i
A~ea In'
~q.M.
It
R
0
33
Assessed at
Rs.
Ps.
3
00
0
47
Boundaries ,
,out of
2' 29
\...--'"
0
08
out of
0
44
(hereinafter referred toJs 'SAID l-e LANDS')
The lands more particularly described in Clause I-A, 1;,B'and l-C above are
independently referred to i as the "said I-A land", the "said I-B land" and "said
l-e lands" respectively itnd said I-A land, the said I-B land and said l-C lands
are collectively referred to as the "said lands" wherever context Sorequires.
2
....
~---_._----_...
_
...• ...
,
---_.
__ ._---_
.. _-, ..
_----------
...
__
._-'
...
_-_
.. _-- ..
__ .__ -._-'--_.' ..
.
_------,.
__
.....
-_.
__
.. _ ..
_._--------~
,
,- Continuation
Sheet
ADVOCATE.
2. Search of Index II Registers and Revenue Records:
Myself along with my colleague Advocates Mrs. Madhuri N. Naik and Mrs.
Mrudgandha S. Joshi, carried .out the search in respect of the said lands in
the Index II registers for the period of 1978 to 2007 (Le. for the period of
last 30 years) in the offices of Sub Registrar, Mulshi (Paud), Sub-Registrar,
Wadgaon Maval and District Registration Office, Purte,after depositing
necessary search fees for the same. The copy of the search receipt is
annexed herewith as Annexure' A'. During search, we did not come across
any entry rt?pugnant. to the. right, .title and interest. of the present' owners' to
their respective lands out of the said lands as well as to the development
rights of said Pancharatna Township Pvt. Ltd. as the Developer of the said
l-C lands. [However, this Report is to be read subject to any missing entry
due to condition of records inspected or non-availability of records' in the
offices of Sub Registrar, Mulshi (Paud), Sub-Registrar; Wadgaon Matal
and District: Registration Office, Pune.
!'
3. L1st of documents perused:
a) 7/12 extracts of the said lands for the period at last 30 years.
b) Relevant Mutation. entries in respect of the said lands .for th~ period of
last 30 y~ars.
'.
,
• c) Villagetpap of Bhugaon.
d) Zone certificates in respect of' the said lands issued. by the Assist*nt
Director: of Town Planning, Punewith reference to the Regional Planlof
Pune Di~trict.
"
'
e) Original! or the certified copies of title deeds' in respect of the: said laIlds
excepting the title deeds, which could not be traced out or made
availabl~ for my perusal.
.
f) Certificate of Incorporation ofPancharatn a Township Pvt. Ltd;
g) Memorandum of Association and Articles of Association ofPancharatna
Township Pvt, Ltd.
.;
h) Our Putllic Notices in 'Sakal' dated 18/06/2007 in respect of the said
lands. ;
i) Compos~te preliminary order dated 16/2/2006 bearing ref~rence No.
PMAINAI SRl131/2005 issued by the Collector, Revenue Branch,Pune
as per :the provisions of Maharashtra Gunthewari (Regularization
Upgrad~tion and Control)Act2001.
'
j) The composite layout sanctioned by the Collector, Revenue Branch,
Pune, as per the aforesaid preliminary Order dated 16/2/2006 .••.
I
i
I
I
\
i
n
3
....
_--------
_ -_
..
_.__
_
_.--_
_ _
_
_--~.. -.
..~.
~i
1'I,
k) Composite final order dated 28/6/2006 bearing reference No. PMAINN
SRI 131/2005 issu~d by the Collector;' Revenue Branch, Funeas per the
provisions of Maharashtra Gunthewari (Regularization Upgradation and
Control) Act 2001.'
I) Demarcation Certificate issued by Taluka Inspector of Land Records
under reference, Gunthewari very Urgent Measurement Register No.
62/2006 on 29/4/2006
m) Revised Layout sanctioned by Collector, Revenue Branch, Pune; dated
9/10/2006 vide Order No. PMAlNNSR /164/2006.
.1
,
Title Deeds and Agreements in respect of said I-A land
n) Original Sale Deed'dated 9/10/1990 executed by Baban Sadhu Sanas
and others in favo,ur of Ashok Kumar Mehr~, Badruddin Hir~i and.
Narudding Hirani ibearing Registration No. printed 1484/199(l),Joint
District Registrar, ~une.
,
0) Agreement for Sal~ dated 22/9/2005 executed byAshokKumar
Mehra
in favour of Mr. S. R. Kulkarni and 13 others, bearing registration No.
4936/200'5 in the office of Sub-Registrar, Mulshi (Paud).
p) Power of Attorney ~ated22/9/2005 executed by AshokKumar Mehrain,i
,favour of Mr. S. a.Kulkarni
and 13 others,bearing,tegistrati6nNo;'
4937/2005 in'the office of Sub-Registrar , Mlilshi'(Paud).
'I
q) Agreement for Sal~ dated 22/9/2005 executed by Mr. BadruddinJHiran(
in favour of Mr. S. R. Kulkarni and 13 others;bearirigtegistrat~on No. '
4930/2005 in ,the office of Sub-Registrar, MtilshL(Paud);" '
,
_
r) Power of Attorney dated 22/9/2005 executeciFbyMt. Badruddin~ Hirani
in favour of Mr. S.!R. Kulkarni and 13 othel's,bearingtegistratipn
No.
4929/2005 in the office of Sub..Registrar , Mtilshi(J>aud): '
,
s) Agreement for Sale! dated 22/9/2005 execut~d by Mr:NaruddinlHirani
in favour of Mr. S. '~. Kulkarni and 13 others, bearing registration No.
4927/2005 in the office of Sub-Registrar, Mulshi (PaUd).
t) Power of Attorney dated 22/9/2005 executedlbyMr.Naiuddin
Hirani in
favour of Mr. S. R. Kulkarni and 13 others, bearing registration No.
4928/2005 in the office of Sub-Registrar, Mulshi (Paud). '
u) Deed of Conveyance dated 18/4/2006 executed by Ashok KumariMehra
in favour of Mr. S. !R. Kulkarni and 13 others, bearing registration No. ,
2298/2006 in the office of Sub-Registrar , Mulshi{Paud).
v) Deed of Conveyanc~ dated 25/7/2006 executed by Badruddin Hirani in
favour of Mr. S. R. Kulkarni and 13 others~ bearing registration No.
,4905/2006 in the office of Sub-Registrar, Mulshi (Paud).
'
;
4
-'.'
"
.:
'",'
-'
1
i
t-
I .
e
!,
I
" Continuation Sheet
ADVOCATE'
w) Deed of Co~veyance dated 25/5/2006 executed by Naruddin Hirani in
favour of Mr. S. R.Kulkarniand
,Bothers, bearing registration No.
4906/2006 ini.the offlceof Sub-Regi~trar,Mulshi (Paud).
.
x) Original DeVelopment Agreement dated 29/08/2007 executed by
S.R.Kulkarni and 13 others in favour of Matrix Developers Pvt. Ltd.
bearing Registration No. 6239/2007 in the office of Sub..Registrar,
Mulshi (Paud) alongwith original Registration Receipt and Index II
thereof.
.
y) Original Power of Attorney dated 29/08/2007 executed by S. R.
Kulkarni and 13 others in favour of Matrix Developers Pvt. Ltd .•bearing
Registration :No. 6240/2007 in the office of Sub-Registrar, Mulshi
(Paud)
..
Title Deeds and'Agreements in respect of said I-B land
z)
aa)
Certified copy of Sale Deed dated 15/3/1993 executedoy Satis~ Puri
and Anita Puri in favour of Kashyap, .BharEitand ~amleshi Shah
bearing registrationNo~ 619/1993, S4b.•RegistrarMulshi KPaud).:
Certified cqpy of Correction Deed.'dated 30/9/1993 executed by~atish
Puri and ~ita Puri in favour of Kashyap, Bharat and Kamleshi Shah
bearing registration No ..2531/1993;S~.I1J..Registrar ..•.
Mulsh!i(Paud
Unregister~cl.,,:Sal~.Deed dated:21/2/2006. executed by K~hyap,
Bharat and Katnlesh Shah in favourofMr.PrakashAtun¥\pte..
.
Original Deed ofConfinnation dated 22/8/2007 executed by K~hyap
Shah, Bharat Shah.and Kamalesh Shah in favour. of.
'.Mr. Prakash
Apte annexed with Original. Safe ,Deed . dated 21/2/2i006,b~aring
Registration No. 5800/2007inthe i6ffice of Sub ..Regi~trar, :N1ulshi
(Paud) alongwith original Registratiop Receipt and .Index II thereof.
Original D~velopment Agreementd~ted ..29/08/2007 executed by Mr.
P. A. Apte in favour of Matrix Developers Pvt. Ltd. b~aring
Registratio# No. ,.6237/2Q07 in the (office of Sub-RegIstrar, Mulshi
(Paud) alongwith,originaL Registratiop Receiptand Index II thereof.
OriginalPqwer of Attorney dated 29/08/2007 executed by'Mr.,P. A.
Apte in favour of Matrix Developers' Pvt. Ltd.' bearing Registration
No. 6238/2907 inthe office of Sub-Registrar, Mulshi (Paud)
t
bb)
c~)
dd)
ee)
Title Deeds andiAgre~ments in respect of said l-C land
ff)
Copy of In,dex- II ofSaJe Deed dated 9/6/1989 executed by Oagdu
Khandu Ingawale ~andot4ers in favqurof Punita J. Desai for a4m. 1
Hectare 71.5 Are out of Survey No. 101.
.•.
ri.
\
5
.
- -
... ---_ ...• _------_.,~--_....---- ._._--
._ _-----,.---..
---_.-,
--... -----------_.
-" ..-----_. - ..---_ ..- -"-"-"-'
.-
gg) Certified copy of Sale Deed dated 18/12/1989, executed by Kum.
Punita Jaisinghrao Desai in favour of Smt. Gauri Ennamadi, Mr; Harsh
Kohli, Smt. J~.an Durante and Mr. Konath Parameshwaran. Bearing
Registration No. Printed 717/1989 in the office of Joint District
Registrar, Pune.
. hh) Original Devel,Opment Agreement dated 17/01/2007 executed by Smt.
Gauri Ennamadi in favolJr of Pancharatna Township" Pvt. ,L~q.'bearing
Registration, No. 2517/2007 in the office of Sub~Registrar,;'Mulshi
(Paud) alongwith origirtalRegistration Receipt and IndexIlthereof. "
ii) Original Power; of Attorney dated 17/01/2007executedbyi SIIlt.Gaki
' Ennamadi in (avourof;directors
of Pancharatna Townshipi,pvt.Ltd.
bearing Registration No. 2518/2007 in the office of Sub4Registr~,
Mulshi (Paud), alongwith original Registration Receipt anq Index! II
thereof.
'
,
•
' ,
,
jj)
Copy of Deed of Correction dated 6/9/2007, executed <by Gauri
Ennamadi, and ,Pancharatna Township Pvt. Ltd; bearing R~gistrati<:>n
No. 6957/2007 ;inthe office of Su1;J-Registrar,Mulshi (Paud)~longwith
original Registr~tionReceipt and~ndex Ilthereof. ,."
",. i,
, ,i
kk) 0rigii1aJ Oevel~pmefit Agreementidated ~11IO/~OO~exec~te4
Gatlrl
Ennatlladi;and 'j'RanChl!fatna!Towmhip' ~.L~.inyfavour
b~YMlllr\x
Developers, Pvt,>Ltd."bearingRegistrationNo,'7328/2007"ihWe
0ff1~e
of Sub-Registt~r,Mulshi '(Paud) al04gwithoriginal c,Rdgistratiqn
Receiptand Ind~xJlthereof.
",'
,I
,..i
11) Original Powef of Attorney dated 11/10/2007'exe!cuted,:~y Gati~i
Ennamadi and pancharatna TownshipPVt.Ltd;;irt/favouric!>fMan1x
Developers Pvt.iLtd. bearing Registratiotl No. 7329/2007 iff theoffiqe
of Sub-Registraf, Mulshi(Paud).
i
!
9
'0'
,
'
,
!
i
4. List of documents w~ich are not available for'myperl1sal:
i)
Sale Deed dated 26/5/1932 executed by Maruti Tukar~ISanas
in
favour of Dagd~ and Bhau Hari Sanas in~espectof said J-A fland;!
Ii)
Sale Deed date~ 10/q/1936 executed by!Maruti T; Sanasiri favour ~f
Laxman Devji Sldunkeinrespect ofsaid'l .•A land.
iii) Mudat Kharedi khat dated 13/10/1942 ex.ecutedbyMaruti T.ISanas ip
favour of Sadhu ,Khandu sanas in respect of said 1~A land., , ,
iv) Sale Deed dated 22/211944 executed by '~aruti T. Sallas infavouro:f
Sadhu Khandu Sanas in respect of said 1-~ land.
v)
Sale Deed dated 2414/1945 executed by Narayan Bapu Sanas in
favour ofYesu Rama Bhilare'ih respecto~'said I;'Alan.d.
j
6
:.._
...- .. -
.- - - ..,-_. __ .__ ._---_ ...- ..- ----_._-'---- ..... _~ ..._."
Continuation Sheet
cd. P/-l. oY~.
ADVOCATE
vi)
Sale Qeed datedI4/12/1990 executed by PadmakarBhiwa Ingawale to
Sudh~ and Vijay Bhinde bearing registration No. 5089/1990 in the
office ,of Sub-Registrar, Maval in respect of I.;B land.
vii) Sale I?e~d dated 15/6/1992 executed by Ihgawale family to Satish Puri
and ~ita Puri bearing registration No. 262411992 in the office of SubRegistrar, Mulshi(Paud) in respect of I-B land.
viii) Sale Deed dated. 9/611989 executed by Dagdu Khandu Ingawale and
others in favour of Punita J. Desai for adm. 1 Hectare 71.5 Are out of
Survey No. 101 in respect of said l-C lands.
ix) Sale Deed dated 15/6119,89executed by Ramchandra Abuji Ingawale
aDd ot4ers to, Punita J. Desai, bearing registration No. 565/1'989 in the
office of Sub-Registrar, Maval in respect of 1-C lands.
r-.
'i
~1
,
5. History of title
I
I have 'pen,Ised the revenue. record and the' available: title deeds ~d
documents or certified copies thereof in respect of each land out of the sajd
lands and I have checked the history of title thereof. I have also perused ~ll
th~ do,cumeJ!lsand transa<;tions,which took .pla<;efor ~sfer
~f title Qf
eachhmd o~t of the said lands from previous owners to tl1epreseJ;lt ownefs
and for grant of d,eveloPlllentrights from present owners of saicilands to
MatrixiqevelopersPvt. Ltd., as stated below.
A) History of title in respect of said I-A land.
a) Suryey No. 86 totally adm, 18 Acres and 27.5 Gunth~s was originally
owned an~ possessed by Mr. Shripati Devji Salunke,Mr. Narayan Bapu
Sanas and Mr .. Maruti Tukaram Sanas. Thereafter by Sale D~ed dated
26/511932, Mr. Maruti Tukaram SanassOld,conveyeq
andtrtp1sferred
the land adm. 1 Acre out of' Survey No. 86 to Mr. Dagadu Han Sanas
and Mr. Bhagu Hari Sanas and their names .were entered .on.the' revenue
record vide Mutation Entry N0373. As per .,said Mutatione:ntry the
entire land bearing Survey No. 86,was divided into two parts~ Survey
No. 8611 adm. 17 Acres and27.5 Gunthas and Survey No. 86/~ adm. 1
Acre. The aforesaid Sale Deed dated 26/5/1932 being very old, is not
available fpr my perusal.
b) Thereafter Mr. Shripati Devji.Salunkhe confirmed that land belo~gingto
his share out of the said Survey No, 8611 was being~ultivated by his
nephew Mr. Maruti Tukaram Sanas 'and hence his name was d~leted as
per Mutation entty No. 696.
~
7
fk,
I,
ii
i.'
,,'
!i.
t.,.
c) By a Sale Deed dated 10/12/1936, Mr: Maruti Tukaram Sanas sold,
conveyed and transferred the land adm. 0 Acres 13 Gunthas out of
Survey No. 86/1 to Mr. LaxmanDevji Salunkhe and his name was
entered on the revenue record vide Mutation Entry NO.697.As per said
Mutation entry the land bearing Survey No. 86/1 was divided into two
parts Survey No. 86/1A adm. 17 Acres and 14.5 Gunthasand Survey
No. 86/1B adm. 0 Acre 13 Gunthas. The aforesaid Sale Deed dated
10/12/1936being very old, is not available for my perusal.
d) Mr. Maruti Tukaram Sanas executed and registered a MudatKharedi
Khat dated 13/10/1942in respect of l/4th share in the said SuNey No.
. 86/1A (wrongly written as Survey No. 86/lB in the said Mudat Kharedi
Khat and Mutation Entry No. 822) in favour of Mr. SadhulQIandu
Sanas, which has been recorded on revenue record by Mutation entry
No. 822. The aforesaid Sale Deed dated 13/10/1942 being very old, is
not available for my,perusal.
e) Said Mr. Maruti Tukaratn Sanas thereaftetby . Sale Deed; dated
22/2/1944: sold his land adm. 8 Acres 27 Gtlrtthasoutofthesaid Survey
No. 86/1A (wrongl)f quoted as Survey No. 86/1.Binihesaid Sal~Deed
dated 22/2/1944) to Mr.. Sadhu Khandu San:~:and hisp.~e~asbeen
entered on the revenue record of SurveyNo. :8~/IAyide Mutati()n.entry
No. 852. The aforesaid Sale Deed dated 22/2/1944 beingv~ry.old~is not
avaihible for my perusal.
.'
".
f) Further by Sale Deed dated 24/4/1945, Mr. N~ayan Bapu Sanas sold,
conveyed and .transf~rredhis landadm. about;7 :Acrei24 Gunthas 'out of ,
the said Survey No.:86/IAtoMr. ¥esu Ram~Bhilare,Whose:namewas
entered on the revenue record of the Survey!No.86/IAvideMutation
Entry No. 859. The aforesaid.Sale :Deeddated!24/4/1945 being very old,
is not available for my perusal.
g) The said Survey No. 86/1A is divided into two parts I.e. Survey No.
86/1A/l adm. 7 Arce 24 Gunthas:I.e. 3 Hectare 08 Ares belonging to
Mr. Yesu Rama Bhilare and Survey No. 86/1A/2adm. 9 Acres 03
Gunthas I.e. 3 Hectare 95.2 Ares belongingto Mr. Sadhu KhanduiSanas.
h) Mr. Sadhu Khandu Sanas died intestate leaving behind him hjs legal
heirs widow Sakhubai Sadhu Sanas, Mr. Baban Sildhu Sanas, Mr.
Vasant Sadhu Sanas, Mr. Ashok Sadhu.SanasJSmt. SahIbai Ko~ate and
Smt. Vimalbai Vithoba Kokate and the name.dfMr. Bahan Sadhil Sanas .,.
was entered as Manager of Hindu Undivided Family on the revenue
record of Survey No~86/1A/2 vide Mutation Entry No. 1928.
a,
8
----- ....-
_.,
.•.
_._-_.
.._- .. ----_.'._._-
-',-
....
__ .__ . -
"'---'-_.
__
-.------_
..
..-._._-.-- .._-- "-"_.
---"-''''-'-'-"'-'---'-'-''-''-'--~.-
._~
.
-
Continuation Sheet
ADVOCATE
i) By a Sale Deed dated 9/10/1990, Mr. Baban Sadhu Sanas, Mrs. Revubai
Baban Sanas, Mrs. Anjanabai Vasant .Sanas, Mrs. Surekha Ashok Sanas,
SarubaiiVisluiu Kokate, Mr. Vas ant Sadhu Sanas, Mr. Ashok Sadhu
Sanas, Smt. Sakhubai Sadhu Sanas, Vimalbai Vithoba Kokate sold,
conveyed and transferred, the land adm. 1 Hectare 31 Ares out of the
said Survey No. 86/1A12 to Mr. AshokKumar Mehra,Mr.Badruddin
Pirbhai Hirani and Mr. Nuruddin Pirbhai Hirani. each having equal share
as follows ':
'
Mr. Ashok Kumar Mehra
Mr. Badruddin Pirbhai Hirani
Mr. Nuruddin Pirbhai Hirani
o lIectare43.66
o Hectare 43.66
,
Ar,es
Ares
o Hectare 43.66 Ares
The aforesaid Sale Deed has been duly registered in ,the offi:ce of Joint
District Registrar, Pune, at Sr. No.'Printed 1484/1990. I ha~e seen the
original ,Sale I:>;eeddated 9/10/1990.
The names of the aforesaid owners have been duly enterled on the
•. revenue record of the said propertY vide Mutation entry No. 37:56.
: -
-
"
:
-
d..
:
j) Due to ,computerization of rev~nue records of village B~ugaon,!by
MutatioQ.erttryNo. 5,348 the Jli~saNumbers. of the~lands :jof vill~ge
BhugaOIiare~hangedand ~he ahd' llie Survey No. and the His~a NumlJer
ofthe said property has been c~anged to Survey No. 86/1/2. '
i
,
.
k) By three different Agreements~for Sale the aforesaid ownersi agreed:to
sell, convey and transfer their respective lands' toM,.
Sanj~y
Ramchandra Kulkarni and 13 others, and also executed Spec~ficPower
of Attorp.eys. in Javour of Mr.~anjay Ramchandra KulkatiIi and.p
others, 'Yhich Agreements. ,for Sale and Power of Attorneys ~avebe~n
duly reg~stered ,in the office of. ~ub-Registrar, Mulshi(Patld~, District
Pune as stated below:
..
.,
Survey No./
Hissa No.
Name orthe previous owner
Ares
Ares
0 43.66
Date orthe
Agreement
andPOA
22/9/2005
Mr. Badruddiit Pirbhai Hirlini
0 43.66,
22/912005i
Mr. Nuruddin Pirbhai HitaJii
0 43.66
.22/9/2005
H
!
86/1/1
Mr. AshokKumar Mehra
f-
86/1/1
86/1/1
IiRegistration
I: No..
li
i 4936/2005 and
.
14937/2005
! .. 4930/2005
,
and
4929/2005
!. 4927/2005
i
and
I,
492812005
I have seen all the original Agreements for Sale dated 22/9/2005.
9
........
-----------_._-
--------._._---_._.
~,
-..... _ .._--_.,_._-_ .. ..._--_
'.
-_ .._ ....•. .._-----_
,
_. _.-
.
-_.~ ..,.,-_.-'-._,_.
.. ~.::
/ ..
T
I
-!
1) By diverse Receipt Cum Possession Letters dated 7/12/2005, the
aforesaid. owners have handed over the peaceful andvncant possession
of their respective Uindsto Mr. Sanjay RamchandtaKulkarni
and 13
others.
m) In pursuance of the aforesaid Agreements, .by executing vari0tls, Deeds
of Conveyance, the aforesaid previous owners' sold, .conveyed' and
transferred their respective lands to Mr. Sanjay RamcharidraKtilkarni
and 13 others, which Deeds.of Conveyance.wer~registered in tpe office
of Sub-Registrar,' Mulshi {Paud),District Puneas stated below and the
names of said Mr.: S, R. Kulkarni and 13 other are entered on .the
revenue records of the aforesaid lands as the Purchasers and Owners
thereof as follows:
Survey No.
/Hissa No.
(piotNo. as
Previous owner
per ..;.
DateoC Sale Deed
and registration
No.
Mutatic;.n Entry
No.
Guntbewari
Act
86/1/2
12
86/1/2
13
8 /1/2
5169
I
0
43.66
5770
14
B) History of title in respect of said I-B land:
a) The land bearing Survey No. 102/1 adJ}l.i<OHectro-e81 Ares was
previously
owned .byMr..
Pandharwath .. Bhiva' .' Ingawale, '.
Mr. Padmakar .BhivaIngawaleand
Mr. Tll~aram BhlvaIngawale and '
their names were entered on the revenue t~icdrd()f StirveyNb. 102/1 '
vide Mutation Entry, No: 3208.
b) By a Sale Deed dated 14/12/1990, Mr. Pa4tV:~ar BhivaIngawale sold
land adm. 0 Hectare 27 Ares out of the Suryey No. lO~/1to Smt. Sudha
.
I.
Vijay Bhinde and Mr. Vijay Purushottam Bh~de, which Sale Deed has.
been duly registered in the office of Sub-R~gistrar,Maval at Sr. No.
5089/1990 and accordingly their!names were mutated on the revenue
record of the said Survey No. 102/1 vide Mutation Entry No. 3454. The
area adm. 0 Hectare 27 Ares was allotted wit,h new Survey No. 102/1/2 •..
and the area remaining with the aforesaid.o~ners,a~m.
0 Hectare 54
i"'"
10
.
I
Continuation Sheet
i.
!
ADVOCATE
Ares was allotted with new Survey No.. 102/1/1. However Sale Deed
dated 14/12/1990 is not available for my perusal.
c) By a Sale Deed dated 15/6/1992, Mr. Pandharinath Bhivaji' Ingawale,
Mr. Padmakar Bhivaji Ingawale, Smt. Tarabai Tukaram Ingawale, Mr.
Vilas Tukaram Ingawale, Mr. Shivaji Tukaram Ingawale, Mrs. Janabai
Shivaji Ingawale, Mr. Vinayak TukaramIngawale, Mr. Suresh Vinayak
Ingawale, Mr. Hemant Tukaram •.Ingawale,Mrs .. Sunita Hemant
Ingawale, Smt.Kundabai
Maruti Satpute, Smt. Nandabai Eknath
Balwadkar, Smt. Jayashri Subhash Valhekar and Smt. 'Chandabai
Yenpure sold the land adm. 0 Hectare 40 Ares out of the Survey No.
102/1/1 to Mr. SatishPuri and Mrs. Anita Puri, which Sale Deed has
been duly registered in the office Df Sub-Registrar, Mulshi at Sr. No..
2624/1992 and. accordingly their ..names were. mutated on'th.e revenue
record of the said Survey No.. 102/111 vide Mutation Entry Nq. 3492 and
as per the said Mutation Entry No. 3492 thesaidareaiadm. 0 Hectare 40
Ares Was allotted with new Survey No. 102/1/3, but inadvertently the
names of Mr.:and Mrs. Puri aIJpeared to have beenente~ed on the
•.. Survey Nol02/1/1 for the area adm. 0 Hectare 40 Ares. Ho~everSale
Deed dated 14/12/1990 isnDtavalIable for my perusal. .
.
.
I.
i
(
~
'
t.
i
I
I
I
, I
I
i
I,
d) ~ereaftjerbYi~ Sale Deed dated115/3/l993;,Mr.SatishPur~
and Mrs.
Anita Puri, sold the landadm.O' Hectare 40 Ares. bearing ~urvey No..
102/1/1 (Survey No. 102/1/3 as per Mutation entry No. 3492) to Mr.
Kashyap C. Shah, Mr ..Bharat G.>~hahand Mr. KamaleshC S~ah, which
Sale D~ed has been; duly registered in the office •of Sub~Registr~,
Mulshi (Paud) at Sr. No. 619/199:3 and theiirtames were entered on the
revenue, record. "ide MutatiDn lpntry No. 3663. i have perused the
certified copy 9fthe Sale Deed dated 15/3/1993.
I
L
k
t';
e) Bya Cop-ectiqnDeed:dated 30/9(1993theplirties thereto covected the
amount of agreed, consideration,
itten in the aforesiiidSaleI?eed dated
15/3/1993, wh~chCDrrection Dee4.hasbeenduly registered in!the office
of Sub-Registrar, Mulshi(Paud) at Sr. No. 2531/1993. I hayeperused
the certified .copy of the CorrectiOI\lDeed dated 30/9/1993.
",r
t) By a Sale Deed dated 21/2/2006, Mr. Kashyap Shah; Mr. iBharat C.
Shah and Mr. Kamalesh C Shah, Sold, conveyed and transferr~d the said
property to Mr. Prakash Arun>~pte, which Sale Deedco~ld 'not be
registered at the relevant time andithereafter it was impoundedl Uls. 33 of
the Mumbai Stamp Act, 1958 by the Colle,ctorofStamps, PuRe (Rural)
on 30/5/2007 and a Deed of ~~nfinnation dated 22/840~; annexed
-~..
.
.".:.
".:;,:/"
,
l
r
.f"! '
1,
-i
I
with the aforesaid Sale Deed as Annexure A has been duly registered in
the office of Sub-Registrar, Mulshi (Paud) at Sr. No. 5800/2007 on the
even date. The name of Mr. Prakash Afun Apte is entered on the
revenue record ofthesilid 1-B land by Mutation Entry No 6089. I have
seen the original Deed of Confinnation annexed with Sale Deed as
aforesaid.
i
"
g) Thus Mr. Prakash Arun Apte became the absolute owner o(the said
property i.e. land adm. 0 Hectare 40 Ares bearing Survey No. 102/1/1
(Survey No. 102/1/3 as perMutation entry No. 3492).
C) History of title in respect of said I-C lands:
a) The SurV,~yNo. 101, adm. 3 Hectare 43 Ares" assessed at RsA.50 Ps.
was previously owned by Mr. Natendra aliaS,Nathu Dattu Ingawale, Mr.
Dagadu Khapdu Ingaw~le, Mr.' Arun Kh~du Ingawale, Mr. Manik'
Khandu Ingawale, Smt. SitabaiKhandu Ingawale, Mr..Ajit Shashikant
Ingawale, Mr. Atul Shashikantilngawale, jKumManisha Shashikant
Ingawale: Smt. Bayadabai' Shashikantlnga~ale,. Mr.Suresh. Vasantrao'
,
.'
1'.' '.'
...•....
'.
'.
'
Ingawale, Mr. VilasVasantrad
Ingawalei1Si11t.'Surekha
Vasantrao,
Ingwale,' Smt. Sindhubai Vasan~rao"Ingaw~le;....
Smt.Tarabai .Rajaram
Ingawale, Mrs. Madhuri ,Ashok Barate,Mrs; .Lata Ramesh Lonkarand
Mrs.,Usha Shankarrao Kalgude.
..;
I.
,I,'
'..
'.
b) By a registered Sale Deed dated 9/6119;89,Mr. Dagadu Khandu'
Ingawale, Mrs. Mangala Dagadu
Ingawale,Mr.
Arun. Khandu Ingawale,
"
I, .
Mrs. Sangeeta Arun Ing~wale, Mr. Manik IKhandulngawale' and Smt. '
Sitabai Khandu Ingawale:from the aforesaidlownerssold, conveyed and ,
transferred the area adm. 1Hectare 71.5 Ardouf of the said Survey No. •
101, to Miss Punita Jaisinghrao Desaiandh~r name Was entered on the:
revenue record oftheSun'ey No.itO! by Mtltation ErltryNo. 3403. The!
copy of Sale Deed dated 9/6/1~89 is not available for my perusal. '
However I have seen the photocopy of Index~n thereof.
i
..j
..'
I
,
I
<
c) The Survey No. 102/3, adm. 0 Hectare 88 Ares, assessedat Rs.0.94Ps.
was previously owned by Mr. RavvajiKhand~ Ingawale,whoexpired on
19/8/1959 and the name of his Qnly legal h~ir widow, Smt.Bhimabai '
Rawaji Ingawale was entered onithe revenuerecord'ofthe"saidSurvey
No. 102/3 vide Mutation Entry Nd. 1357.
!
12
._- ._ - ._-_
_-_ ..
_
.. _------_
- ._--_.
_ .. _------_._._ ..
_--_
----.
__
'.
I ~ .~, Continuation Sheet
ADVOCATE
d) Smt. Bhimabai Rawaji Ingawale died instestate on 14/9/1964 andher
nephews Mr. AbujiNamdeo Ingawale,Mr. Pandharinath Bhiwaji
Ingawale,. Mr. Tukaram Bhiwaji Ingawale became the owners of the
said Survey No. 10213 and the' name of Mr. Pandharinath Bhiwaji
Ingawale Was entered as the Manager of Hindu Undivided Family on
the revenue record of said survey No. 102/3 vide Mutation Entry No.
1660.
e) Thereafter Mr. Abuji Namdeo Ingawale died intestate on 6/1111973
leaving behind him his legal heirs two sons,-Mr. Ramchandra Abuji
Ingawale, Mr. Genubhau Abuji Ingawale and two lt1ah'ied daughters,
Mrs. Shantabai Narayan Kawade .and Mrs. Parubai Namde6 K1lmbre
and their names were entered on the revenue record of said survey No.
102/3 vide Mutation Entry No. 1897.
.
f) By a Sale Deeddated15/6/1989~Mr. Ramchandra;Abuji Ingawale ~s
the Maqagerof his Hindu Undivided Family" and Mrs. Shantabai
Narayan!Kawade and Mrs. ParubJi Namdeo Kumbre,'has sold the area
•...adm. 0 Hectare 44 Ares out of Survey NO.I02/3 to M~ss Pun~ta
Jaisinglu;ao De$ai, w.qich Sale Qeed has .been dulyregiste~ed in the
offipe o~~i~b-~egistJ;ar,M~val :atl;S~.No.Pr ..S65/19;89andta~cordingly
her 'mun~>
was::mutated 'on' therejyenue record of:fhe said; S\U'VeyNo.
: ,."'j ..'.: ..
102/3 vide Mut~tion Entry NO.J,452 andtheareaadm; o Hectare 44
Ares, assess~d:at Rs.0.~7 Ps. w~s~llottedwith new SurveyNq, 102/312.
The Sale,Deed dated Ip16/1989js hot availablefor tnyperusaV
.
i.:
i
--
",'
-
L
.';
.
-.
•
;''';'C;
",
)..
.
j
'.":"
"';
,
"
'-
'",
,
,o:!'
:
,
J';".
i
J.
g) Thus MissPunita Jaisinghrao De&aihecamethe absoluteow~er of land
adm. I Hectare 71.5. Ares out of Survey ..No. 10111and larld adm.,0
Hectare 44 Ar~s beariqg Survey~o. 102/3/g.By aregistered~ale Deed
dated 18/!f(1 ?,89,saigMiss PMita] aisingmao Desai sold,.1conveyed
and tr~sferr~d,the.la~d adm, IH~ctare :18'Atesout ofherai;ea adm. 1
Hectare 7L51).resout of the said Survey No. 10111,and l~d adm. 0
Hectar.e44f\r~shearing Survey No. 102/3/2to Smt. Gauri Ennamadi,
Mr., Har~h Kohli, Smt..Jean Dtir~nte andMr.KonathParameshwaran
SaIUlamaHwhich Sale Deed haslbeen dulyregiste~ed inth~ office of
Joint Distrcit Registrar, Punelat Sr. No.' Printed 717/1989 and
. accordingly their namys were e~t~red on.the revenu~.record(~fthe said
Survey No. 10111andithe SllrveylNo.102/p/2 vide Mutation!EntryNo.
3455. Certified copy of Sale D~ed dated 18/12/1989 is availalple'formy
perusal.
'
.
.'
'.. :
:'.-
"J.e"
-
.
-.,:'!
-I,,'
.
n(l!;'~
r
13
!
f
-
.-
•••••.
_ ...
_---_
••
_-.-------,-_
.• _
•••••
_._._--
+ •• "._._-~-
-
--_._--------_._---:--'-~--_._
••
_--_
•• _-_.-
----'"-~-_:_--_.:-_
•••
__
._-_
••
__
••••
~----,j
•
•••
"'1.,.-.,
h) Aforesaid purchasers were, having their undivided shares in the
aforesaid purchased areas adm. 1 Hectare 18 Ares out of Survey No.
10111and 0 Hectar~ 44 Ares bearing Survey No. 102/3/2, as follows:
Name of the Purchaser
Area in Survey
No. 10111
H
Ares
0
'33
0
32.5
0 i 32.5.
0 ~. 20
Smt. Gauri Ennamadi
Mr. Harsh Kohli
Smt..Jean Durante
Mr.
Konath
Paratneshwaran
Sannamali
-'-
Total
Area in Survey
No. 102/3/2
H
Ares
0
08
0
08
0
'08
> 0
20
,
,
"
,
,
:
1
,
18
0
44
i) Thus Smt. Gauri Ennamadibecame the absolute owner of the land adm.
o Hectare 33 Ares out of the said Survey No.101l1and land adrn.O
Hectare 08 Ares out of Survey No. 102/3/2jcollectivelyrefdniedto
as
the said ,1;,Cland.
j)
That said Smt. GaUriEnnamad\ Msgtapt~;deyel?PllJel1t
tigJIts in
respect the said l-C: lands' and' handed()verpp~~essiori. thereof to land, in
favour of pancharatnaTownshipPrivateliiihited,acompaPYc
'duI'y
regist~red andincorporated.tinder theComp~iesAct~19S6,purs~~t
to
the registered Developmertt; Agreement' read~ithregiste~ed Irr~vpc'able
'
._, - : - ,',
-" - ,:
,'. '.
- - - 1,,_ ".,- - ,.' :,,"
General Power of Attotney~ both i dated 17/Q1I2007dt.dy: registered in
the office of Sub Registrar, Mulshi (PaUd),P~e, atSr.No. 2517/2007
and 2518/2007 respectively. 'I',
i'
; ,
.1,:,.:-',':':<
. _'-:,
t.
: 1
i
j
k) Said Smt. Gauri Ennan.'adiand p~Charatna'tO~hiP1Pri\iatCPmit~d
have executed ,and regIstered a Dyed of Co~ectIon 'dated 6/9/2007, In
respect of the aforesaid Development Agreement, whereby the rSuivey
number fOf' one of the land out of the saidl'l ..C land 'is corrected 'as
Survey' No:! 02/3/2, which, was inadvertenH~ written: as ' 102/112. The
said Deed of Correction has been duly' regi~t~r~d in tq~office ()f SubRegistrar, Mulshi (Paud) at Sr, No. 6957/2~07. It is seen 'fr~rh the
aforesaid Development Agreements that sai~PancharatnaTownship
Pvt. Ltd. has paid the entire amount of agr~ed .c()ns~derati()n.to the
present owners of the lands out ofthe said 1-C lands.
' ,
~
14
_----------
..
_-
..
-_ ..
_
--'-----
_---_
..-._--_
.
,
!
.
Continuation Sheet
~",~~~.
ADVOCATE
1) The name of the present owners of the respective lands out of the said 1,C lands have been duly entered upon the revenue record Le. 7/12 record
on the b~is of.therespective
Sale Deeds ex;ecutedbytheprevious
owners in, favour of the present owners. '
6. Maharashtra
. Gunthewari
Regu~ation) Act:
Act
and
Urban
Land
(Ceiling
and
The said lands are situated at village Bhugaon, Taluka MUlshi, Dis~ict Pune
within the jurisdiction of Zilla ParishadPune,Panchayat
Samite~, Taltika
Mulshi, DistrictPune.The
Regional Plan for Pune iDistricthas
been
saIlctioned, w.e.f. JO/02/1998 and the village Bhugaonis covered :under the
said Regional Plan. ,On perusal of various Zone Certificates issued by
Assistant Director, Town Planning, P:llneDivision Pune lssued in the' year
2006-2007 it is observed that, the zoning of thesaidJands is Agricultural
and no. develoPlllent as per the dforesaid sanctiorted Regiohal Plan.
However, all the lands outofthesaid;lands
have been regularisediunder the
provisions of Maharashtra Gunthew~rr(Regularization, iUpgrad~tion '~d
Control) Act, 2001 (hereihafter referred'to as 'the "Gunthewari:Act")
by
the Collector, Revenue Btanch,Puneby
theaforesaid;Prelitnirtaty
order
dated 16/02/f006~dfinalor~er
date~28/06/2006.:The IdFmarcat~onof the
said lands is ralsoc,arrieq:oht byTIL~MulshLPune
as per the provisions of
the GtintheWari Aet"nndaHayout in respect of the said labds has !ialsobeen
• sanctioned "by ,the:'Collector, Revenue Branch, 'PUne viffe aforesaid Order
dated 09/10/2006,'Conseq~ently, a~per the provisions of sectiorlS of the
Gunthewari Act, the said l'ands shall ~e deemed to, have been exe~ptedUls
20 of the Urban Land (Ceiling and R~gulation) Act, 1976 and converted to
non-agricultural use for all the purPoses of Maharashtra Landi Revenue
Code, 1966 subject to payment of non-agricultural assessmente~c. As p~r
the order dated 28/6/2006 passedby~he Collector, Revenue Brartch, Pune
bearing pMAlNA/SR/13 q200S, it is Seen that all the required al110untsof
development charges, N.A. assessment, Zilla Parishad tax~s, Grain
Panchayat taxes, etc. in respect of the said lands have been paid.
7. Development rights and entitlements
Ltd. i.e. Promoterl Developer
of Matrix
Develo~ers
Matrix Developers Pvt. :Ltd. is a eornpanyregistered and
under the Companies Act, 1956, haviJ)g its registered office at
Kala Nagar,Bandra (East)~ Mumbai 400 OSlaiid Mr. Shrikant
is one of the Directors of the said cOn1pany.The said company
the development rights in respect of'thb said lands as follows:
15
Pvt.
inqorporated
30; Yashoda
P.Paranjape
haSi-acquired
£.
A) That by .Development Agreement and General Power of Attorney both
dated 29/08/2007 the ,present owners of the said"l-A land, 'entrusted
the development rights of the said I-Aland with Matrix Developers
Pvt. Ltd., subject to the terms and conditions stated therein. The said
Development Agreement and the said General Power of Attorney are
duly registered in the office of the Sub-Registrar, "Mulshi (Palldfon
07/09/2007 at Sr. No. 6239/2007 and 6240/2007 respectively.
B) That by Development Agree111entand GenerahPower of Attorney both
dated 29/0812007 the present owner of the, said l;..B:land with the
consent and confirmation of said Panch,aratnaTownship Bvt., Lt& '
entrusted the development rights of the s;aid l-B i hInd with!Matri~
Developers Pvt. Ltd., subject to.the terms~dconditions stated thereiil~
The said Development Agreement andtpesaidGeneral
Power'of
Attorney are puly registered ,~ the officeqf the Sub-Registrar, Mulsht
(Paud) on 07/09/2007 at Sr. No. 6237/20074rtd623812007 respectively;
C) That by De~.eloptn,entA~~em~* an~ GenqraLPowerof Atto~ey both '
dated 1JJIO/~007,i thepr~s~nt:Qwner Of,t~~.said l-C,lands ",ith th~
consent and,conflnnaticw.of i ~aid Pan9!I~at1la.TownshiPi'~Yt. Ltd;!
entrusted the,'developIIlt~nt.'Jig!lt~,
of ".the~~~~(;1-Crhinds:with iMatrix!
Developers Pvt. Ltd., :subJec~.to . the! t~nnsand condition$stated!
therein. The ,s,aid'Developmenti\greement Wtd"the,said General'.P
• oweri
of Attorney are duly registered in!theoffice~ftheSub~Registrar;j Mulshi!
(Paud) o~ 26/10/2007 at Sr. No. 7328/200t*d}329/2007respectively.
!
.
.
:
8. Litigations :
From the enquiry and investigation of title,
,,,,,pending
litigation in respect,ofthe
sa~dlands.:'
",'''':,~y
,
Ir~ did not come across any ,
')
"
I
9. Encumbrances and charges :
j
i
!
From the perusal of various documents and thejsearch carried out by us in
respect of the said lands, I did not cqme acrossjmy encumbrance or charge,
upon the said lands.
:
10. Custody of title deeds and important documeqts :
1
,
All the available original title deeds and lor !certifiedcopies thereof in
respect of the said lands are' hand~d over by~ancharatna' Township.Pvt.
Ltd., and S. R. Kulkarni & 14otheistoMatri~Developers
'Pvt. Ltd. and
now, all such documents are in the custody of M~trix Developers Pvt. Ltd.
16
<6'
Continuation Sheet
I
ADVOCATE
11. Public notice :
For investigation of title, I had issued public notices in daily news-paper
"Sakal" on 18/06/2007 in respect of the said I-A land, said 1~B land and
said l-e lands, for inviting objections from public at large if anybody
having any right, title and interest or claim therein. However, tilldate Ihave
not received any objection in response to the said public' notices from any
person, claiming any right, title and interest of whatsoever nature in the said
lands.
I
i
12. Title Opinion
In view of the above, I am of the opinion that the title of the present owners
as aforesaid to their respective lands. out. of the said lands is.clean, •clear and
marketable and free. from all encumbrances and charges and in pur~uance of
the registered Development Agreements and General Power of Attorneys
stated in para NO.6 above, Matrix D;evelopersPvt. Ltd. has acquired the
det'elopment rights in respect of the: said lands forconsiderati~n and is
entitled to commence, carry out and complete the scheme of development
. and construction thereon subject to ~btaining. all the required clearances,
permissions and sanctions for the sam~and to enter into agreements for sale
of unitsl premises in such scheme ~iihi the intending purchasetls and to
, receive the sale and other proceed~ tl}ereof. Hence I have issued 'this Title
and Search Report on this 04th day ?l1':'lovember 2007 at Pune.
~~I"l'Jffit
.
A. Kulkatni
Advocate
i."
,
FIi'
I
;
I'I'
I:'I'
I"
I
17
._J_
!
II
':,'-
I,
•
:
I
, I
:
I
;
I
! :
.[~;","wm
,.
------------~~~.~-------"._-._-