General Infrmatin fr Cperative Husing Scieties in Mumbai A. Scieties can be classified as per categries fr resurce deplyment as mentined belw. Type N.1: Resident strength (n. f flats) 0 t 15 flats Security Guard 1n. Garbage cllectin + cleaning f premises 1n. Pest cntrl nce a week Billing t be utsurced t CA / Accuntant Electrician, plumber, carpenter On call basis Gardner - 1n.( n call basis) Type N.2: Resident Strength (n. f flats) 16 t 100 flats Recruitment thrugh Agency Security HK MEP n call Gardner (if required n call) Pest Cntrl - AMC Prperty Managers / Supervisr t have gd administrative skills Billing A/C can be utsurced Type N.3: Resident Strength (n. f flats); mre than 150 flats Deply an IFM (Integrated Facility Management) type mdel where all services will be integrated by the utsurce agency. Security, HK, MEP technicians, Gardner, Garbage pickup, Pest cntrl, AMC`s fr DG, Lift, STP, water bdies, spa,club huse including swimming pl all activities handled Accunts, Ntices, Cllectins thrugh sftware packets like Apna cmplex E-sciety, Smart Sciety, Apartment Adda. B. Links belw can help t cmplete slutins n Sciety which includes a sftware prgramme fr sending ntices, request fr cllectin and receipts etc. 1. Apna Cmplex https://www.apnacmplex.cm/ 2. Apartment Adda: https://apartmentadda.cm/hme/index.php 3. Smart Sciety: http://www.smartsciety.in/ 1
C. Preparatin f maintenance bill and cllectin f maintenance The cst will include the fllwing (In case f an Facility Managers frm Apna Sciety, Smart Sciety etc. are hired then they shall calculate the same.) Cst fr services like husekeeping,security, technical Supervisr, gardener Waste Management like Garbage cllectin, Landscaping and Hrticulture : Gardner Pest Cntrl : Fgging treatment / larvae disinfectin (if applicable) Club huse and Amenities (if applicable) Maintenance f lifts, pumps, DG and their respective AMC T be divided by the number f flats Sqft basis is als calculated fr cluster / large prperty. The Cllectin is usually dne by the Prperty Manager (PM) in case f cluster / large buildings and small building it is dne by the treasurer alng with the secretary. The cllectin can be dne mnthly/quarterly/ half yearly and the same needs t be recrded in the cmmittee meetings. Receipt t be issued in the name f the husing sciety (revenue stamp and sciety rubber stamp t be attached). D. Maintenance and review f security systems and fire systems Ambulance Services cntact numbers t be made available t all residents. Fire Pumping system shuld be fully peratinal Fire Alarm system, Fire extinguishers and Public Address (PA) system shuld be fully peratinal. Fire emergency exits signage`s and assembly pint shuld be identified. Fire Emergency Exit Plan t be displaced at all flrs Fire Drills and training t be carried ut every six mnths (Mandatry) Security team shuld be well trained in fire fighting and emergency prcedures. Mr. Rajesh Shirke Fire Auditr and trainer shall assist fr a training and Fire Dem. Mr. Rajesh G. Shirke, Certified Safety Auditr & Trainer, NSC (I), OHSAS & IOSH (UK) Office N 230, Big Splash, Navi Mumbai 400 703; Tel. N.: 022 41239502 / 03, Fax N. 022-41239501, Hand phne - +91 9833726056; Web Site www.milestnegrp.cm E. Annual events f sciety Prperty Manager t rganise fr Festive celebratins fr example Dusshera, Hli, Diwali, New Year and sprts Events. Fr building better relatins with gvernment fficials suggest t invite Asst. Cmmissiner f Plice, Ward Officer, and Sciety Register etc. t felicitate such functin. F. Lng term planning f sciety imprvement and yearly fllw up 2
Sinking fund and Repair Fund t be cllected fr future maintenance f the building and prcurement f new machinery. G. Vendr list fr ready cntact Huse keeping Agencies D.K Hspitality HK agency Cntact Persn Ms. Sukanya -9833060824 / 22 28574461 Right Resurces C.C.S Pvt. Ltd.-HK agency Cntact Persn Mr. Dhruti - 9223104420 SRE Prperty & Facility Management Services Pvt Ltd IFM Cntact Persn Mr. Hiral Bulsara 9821333440 Radiant Hspitality Services Pvt. Ltd. HK agency Cntact Persn Mr. Luke 9967778056 Security Agencies G4S Security Services Security Agency Cntact Persn Mr. Waradkar - 8879775554 Bmbay Intelligence Security Security Agency- Cntact Persn- Mr. Pillai 9820860003 Frntline Guards Pvt. Ltd. Security agency- Cntact Persn Mr. Yadav 9322158335 Water Tank Cleaner W. Prfessinal Cntact Persn Mr. Rnald 9869067935 / 9920797935 MEP Services Indian Eagle MEP services Cntact Persn Mr. Vilas Jadhav -9769081932 Lgicn Facility Management Pvt. Ltd Cntact Persn Mr. Rajesh 8805001671/022 66303121 Shetty Infra Services Pvt Ltd Cntact Persn Mr. Rahul 9821828233 H. Cnveyance Cnveyance is a dcument executed fr transfer evidencing title f the land and building in favur f the Sciety. In the First General Meeting, the Prvisinal Cmmittee cnstituted by the Sciety, is authrised t secure the Cnveyance f the right, title and interest in the prperty in the name f the Sciety frm the Prmter/Builder. The draft prvided by the Builder / Develper and upn apprval f the draft in the General Bdy meeting f the Sciety, the Cmmittee can execute it and a reslutin passed by the General Bdy f the Sciety authrising the Cmmittee members t sign and execute the Deed f Cnveyance n behalf f the sciety and t admit executin befre the cncerned Sub-Registrar f Assurances fr the registratin f Deed f Cnveyance is required t be annexed t the Deed f Cnveyance. 3
I. Deemed Cnveyance A Deemed Cnveyance is a unilateral cnveyance and amendments were carried ut in the Maharashtra Ownership f Flats Act, 1963, t appint a Cmpetent Authrity t hear the grievances n Cnveyance by the Scieties r ther legal bdies in 2005. Fr whatever reasn if the Builder fails t execute the cnveyance in favur f the sciety within the prescribed perid, the members f the sciety may make applicatin in writing t the cncerned Cmpetent Authrity (District Deputy Registrar f C-perative Scieties) accmpanied by required dcuments fr issuing a certificate that such sciety is entitled t have an unilateral deemed cnveyance, executed in their favur and t have it registered. Prcedure fr Deemed Cnveyance Cllect the relevant Dcuments - Frm Sciety Recrds Cpy f Sciety Registratin Certificate, List f Members & their Share Certificate Details, Cpies f Registered Agreements (Chain f Registered Agreements in case f Re-Sale) fr all Flats / Shps with Stamp Duty & Registratin Receipts & Index II f all the Registered Agreements, Death Certificate f Land- Owners, wherever necessary, Title Devlutin Statement f all the Flats/ Shps, Develpment Agreement/ Cnveyance Agreement between Land- Owners & Develper etc. Frm Land Revenue Recrds 7/12 Extract, Village Frm N.6, Prperty Card, City Survey Map, N. A Order, U. L. C Order, Latest Prperty Tax Paid Receipt, Latest N. A. Tax Paid Receipt Frm BMC Recrds Apprved Plan, IOD, Cmmencement Certificate (CC), Building Cmpletin Certificate, Occupatin Certificate (OC), Latest Prperty Tax Paid Receipt, Lcatin Map Frm Architect and Advcates Survey Reprt frm an Architect, 30 Years Search Reprt & Title Certificate frm an Advcate Make an applicatin befre An applicatin has t be made befre the Cmpetent Authrity i.e. the Dy. Registrar f the cncerned ward, with a written submissin. An advcate can be appinted by the sciety fr getting deemed cnveyance. On receiving such applicatin, the Dy. Registrar shall within reasnable perid but in any case, nt later than six mnths, after making necessary enquiry and verifying the dcuments submitted and cnducting a hearing, issue a certificate t the Sub-Registrar f Assurances, certifying that it is a fit case fr enfrcing unilateral executin f cnveyance deed cnveying the right, title and interest f the prmter in the land and building in favur f the sciety as deemed cnveyance. When submissins are made by the Sciety r the Cmpany r assciatin r apartment wners t the Sub Registrar r the apprpriate registering authrity n the basis f the certificate issued 4
by the cmpetent authrity alng with the unilateral instrument f cnveyance, shall ntwithstanding anything cntained in the Registratin Act 1908 issue summns t the prmters as t why unilateral instrument shuld nt be registered as deemed cnveyance and after giving the prmter, a reasnable pprtunity f being heard may n being satisfied that it is a fit case fr unilateral cnveyance, register instrument as deemed cnveyance. Prepare a Cnveyance Deed The sciety thereafter will have t submit the same befre the Cllectr f Stamps fr determining the payment f Stamp Duty alng with the prf f payment f Stamp Duty by all individual flat purchasers including chain f Agreements and Registratin Receipts. In case f deficit in Stamp Duty, if any; the same shall have t be paid and then btain certified cpy f the Cnveyance Deed. Submit befre the Sub-Registrar The sciety has t submit this certificate t the cncerned Sub-Registrar f Assurances alng with Cnveyance Deed fr registratin f the same under Indian Registratin Act, 1908 by paying necessary registratin fees and all relevant annexure. The sciety has t btain the riginal Cnveyance Deed and als certified cpy f Index II frm the Sub-Registrar. Apply t the City Survey Office Thereafter the Sciety will have t apply t the City Survey r Talati Office t incrprate the name f the Sciety in the Prperty Card r in 7/12 extract. The City Survey Officer r the Talati Officer carries ut the necessary enquiry; carries ut the survey and then makes necessary changes in their recrd. Apply t varius gvernment Authrity After btaining the Deemed Cnveyance, 7/12 extract, Prperty Card, the Sciety will have apply t the varius gvernment authrities fr transfer f name in favur f the sciety. 5