We set up the work so that at every step you understand what is happening and what comes next.
Below are the main stages and principles behind our work.
Each stage is designed to move you forward with information, not stall you with paperwork.
We begin with a structured intake conversation — budget ceiling, use case (end-use, rental yield, resale), preferred micro-markets, and any hard constraints like floor preference or parking requirements. This replaces the typical 'show me everything' search that wastes weeks.
We return a curated shortlist with each property's OC status, RERA registration number, approximate ready-reckoner stamp duty, and any known document flags — not just photos and square footage.
Once you confirm a property to pursue, we run the full document audit — 30-year title search, encumbrance certificate, society dues check, approval file review, and GST liability assessment — before you pay any booking amount.
We build your final cost sheet and identify negotiation levers — amenity cost waivers, floor rise reductions, car parking pricing, payment plan structure — based on the builder's current inventory absorption.
We review the Agreement for Sale clause by clause — possession timelines, penalty clauses, RERA-mandated inclusions, carpet area declaration — and accompany you through stamp duty payment and sub-registrar registration.
We begin with a structured intake conversation — budget ceiling, use case (end-use, rental yield, resale), preferred micro-markets, and any hard constraints like floor preference or parking requirements. This replaces the typical 'show me everything' search that wastes weeks.
We return a curated shortlist with each property's OC status, RERA registration number, approximate ready-reckoner stamp duty, and any known document flags — not just photos and square footage.
Once you confirm a property to pursue, we run the full document audit — 30-year title search, encumbrance certificate, society dues check, approval file review, and GST liability assessment — before you pay any booking amount.
We build your final cost sheet and identify negotiation levers — amenity cost waivers, floor rise reductions, car parking pricing, payment plan structure — based on the builder's current inventory absorption.
We review the Agreement for Sale clause by clause — possession timelines, penalty clauses, RERA-mandated inclusions, carpet area declaration — and accompany you through stamp duty payment and sub-registrar registration.
These come from real conversations — not a generic FAQ list.
Under MahaRERA, the carpet area in the Agreement for Sale must match the RERA-registered carpet area exactly — and any deviation beyond 3% entitles you to a proportional price refund. We cross-check the agreement figure against the RERA project registration and the sanctioned building plan before you sign, so you have a verified reference point for the possession inspection.
In a subvention scheme, the builder pays your loan EMIs until possession — but the loan is in your name from day one. If the builder's cash flow collapses or the project stalls, your credit record takes the hit, not theirs. We evaluate the builder's financial health, RERA quarterly progress filings, and existing litigation before recommending whether the scheme's pricing benefit justifies the exposure.
Legal ownership transfers only upon registration of the Sale Deed at the sub-registrar office — not upon signing an agreement for sale, not upon payment of the full consideration, and not upon possession. An unregistered agreement gives you a right to enforce but not title. We structure the payment schedule so that registration happens at a point where your risk exposure is minimal.
Beyond the obvious share certificate check, we verify: whether the society has received Deemed Conveyance of the plot from the builder, whether there are pending court cases involving the society or individual flat owners, the health of the sinking fund and repair fund, and whether the building has received any municipal notices for structural issues or unauthorised construction. These factors directly affect your ability to resell or mortgage the flat in future.
Stamp duty in Maharashtra is calculated on the higher of the agreement value or the ready-reckoner (circle rate) value for that specific plot and floor. If you're buying a flat for ₹95 lakh in an area where the ready-reckoner rate values it at ₹1.05 crore, your stamp duty is calculated on ₹1.05 crore — there's no exemption for buying below market. We confirm the exact ready-reckoner value for each shortlisted property before you make an offer.
Your registered ownership remains intact through redevelopment — but the terms of the Development Agreement between the society and the new developer determine your entitlements: the new carpet area you receive, the corpus amount, temporary accommodation allowance, and possession timeline. We review the DA before the society's general body voting stage to ensure the terms protect existing owners adequately.
Registration of the Sale Deed gives you ownership rights including the right to occupy and rent out the property. Society membership is a separate process and its delay cannot legally prevent you from exercising ownership rights — though some societies attempt to do so. However, a Leave-and-Licence agreement requires the owner's name and address, and we recommend completing the membership process in parallel so the rental agreement and society records are aligned.
Whether you're evaluating your first shortlist or already in negotiations, a structured advisory conversation costs nothing — and has stopped a lot of expensive mistakes. Tell us what you're looking at, and we'll tell you what to check first.