Income Tax Exemption on Tenants under Redevelopment

Where a tenant is provided accommodation in the new building on ownership basis, the value of accommodation for the purpose of determining the capital gains shall be the fair market value of the tenancy rights transferred and the cost of acquisition being ‘Nil’, the entire value will be subject to capital gains. However, since the tenancy rights are exchanged for the ownership of a flat, it can be considered as purchase of a residential house by investing the full value of consideration received on surrender of tenancy rights and the tenant would be entitled to claim the reinvestment benefit available under section 54F, subject to compliance of the certain conditions stipulated therein. However, serious difficulties may arise where new premises received in lieu of surrender of tenanted premises are commercial premises, since in such cases the tenant shall not be able to claim the reinvestment benefit available under section 54F as the reinvestment is in a property, other than a residential house. Hence, extreme care should be taken while drafting the agreements so as to ensure that the tenant does not end paying huge capital gains tax on the basis of market value of the tenanted premises upon surrender of tenanted premises for the commercial premises. In such a situation, it is advisable for the tenant to pay nominal consideration to the landlord i.e 120 month’s rent for acquiring ownership rights in the commercial premises.

Click Here for the detailed explanation

Latest Judgements on Income Tax related matters in Redevelopment process

https://timesofindia.indiatimes.com/india/Compensation-for-redevelopment-not-taxable/articleshow/53892970.cms

June 30 new deadline for hsg society polls

Cooperative housing societies can now elect managing committees by June 30 instead of the earlier deadline of December 31. The state legislature recently cleared the deadline extension.

The state had told societies to complete elections by December 31. Experts said the cut-off date was “unrealistic“ since many societies had not held elections over several years. “The extension will help us comply with due procedure with an extended period for hearing of objections over nominations,“ said a society functionary.

After the deadline was initially set at December 31, many societies had been asking members to attend urgent meetings to decide on the election agenda. Some had issued an ultimatum to members and told them to pay pending dues within a short span of time to become eligible voters. Moreover, several rounds of meetings had to be held by societies to make members aware of the new regulations before going in for elections.“Several members live abroad or out of the city and have rented their flats. We need to do the groundwork to ensure free and fair polls,“ said a member from a housing society in Chembur.

“Our society recently issued a notice asking us to pay maintenance and repair dues within four days. How can we shell out the amount in such a short span of time? They should give us at least a fortnight,“ said a resident of Shivaji Park, Dadar.

Experts said they were getting many calls from anxious residents to convene meetings to spread awareness on new rules and help housing societies comply with the new regulatory administration.

“We had started conducting meetings to create awareness among members, auditors and employees and labourers working in housing societies in order to ensure maximum participation of societies and their members in the elections,“ said Surendra More, vice-chairman of Bombay Suburban District Housing Federation.Ramesh Prabhu, president of the Maharashtra Societies Welfare Association, said his organization was guiding people on how to file all the details online and upload audit statements. Elections of all housing societies are being conducted through secret ballot, provided there is no unanimity over managing committee candidates.

December 29 2014 : The Times of India (Mumbai)
by Chittaranjan Tembhekar, Mumbai

Times of India issue dated 29 December 2014 - June 30 new deadline for hsg society polls

 

By overstaying, a licensee cannot claim tenancy rights

law

With the passage of the time the system of giving properties on leave and license basis in Maharashtra is taking roots, but still a good number of the property owners are apprehensive; because they are not sure that they would get back the possession of the properties on the expiry of the term.  However, in view of the latest judicial pronouncements, such fear seems unfounded, provided legal requirements are complied with.

Click Here for the recent judgements and precautions to be taken

By Accommodation Times News Services

New Election procedure for Co-operative Housing Societies

The Government of Maharashtra has amended the Maharashtra Cooperative Societies Act, 1960 in 2013 and introduced new election procedure for cooperative housing societies.

We have explained the procedure as per the Act regarding elections to be conducted by the cooperative housing societies.  We trust that you will find the same useful.

Click Here for the full procedure By Accommodation Times News Services By Sunil Deshmukh, District Deputy Registrar (Retd.), For K.K. Ramani & Associates

Online Society Registration

CA Shri. Ramesh Prabhu, Chairman, MSWA has launched Mswa News Channel on YouTube. We have uploaded several videos related to various issues of co-operative housing society.

Here is the video on the present burning topic i.e.  “ON LINE SOCIETY REGISTRATION”. You are requested to view this video for getting more information & knowledge.

Suggest repair cost share for old building owners, tenants: HC

The Bombay high court on Tuesday directed the Mhada to suggest a formula for sharing cost of repairs to tenants and owners of old dilapidated buildings in Mumbai.

A division bench of Justice V M Kanade and Justice Anuja Prabhudessai heard a petition by two residents of one of five ground-plus-two-storey buildings owned by the H B Wadia Fire Temple Charity Fund. The petitioners said the landlord-Trust and (Mhada) have cited financial inability. The total expenditure estimated by the court appointed architect is around Rs 75 lakh.

Subsequently, residents’ advocate Raju Moray and the Trust’s advocate Khushroom Davierwalla told the court that their clients are ready to share one-third cost of repairs. Mhada’s advocate said it could contribute only Rs 22 lakh. The judges directed the Trust to take approval for reimbursement from Mhada before appointing a contractor and begin work under a structural engineer. The petitioners said they had also requested the Bombay Parsi Punchayet to look into the matter as the residents are Parsis.

Disposing of the petition, the judges said there are several old buildings in Mumbai which are occupied by tenants and are likely to collapse if not repaired. “We feel that the Mhada should also make such suggestion where it is not able to bear the cost of repairs. The costs can be shared and the building can be repaired,” they concluded.

Pune Municipal Corporation not to penalize Citizens for lapses of Builders

Pune Municipal Corporation has given relief to flat owners who are paying 3 times property tax because their builders failed to obtain Completion Certificates for their buildings. They have proposed a special scheme which will allow the flat owners to complete the necessary formalities, after which they will be exempted from penalty.

Click Here for the Times of India report.

http://epaperbeta.timesofindia.com/Article.aspx?eid=31814&articlexml=Flat-owners-may-not-be-fined-for-builders-18112014005038

Times of India 18Nov14

Order for fixing Schedule of fees payable to Auditors

Maharashtra Co-operation Department, issues the Order for fixing Schedule of fees payable to Auditors under the signature of a Desk- Section Officer, of the Housing Section 14-C.

The Department of Co-operation has done it again. After avoiding to address the issue of Appointment of Auditors for nearly a year, as hastily made in 2013 & which were struck down twice in 2013, by the Hon’ble High Court,  things started to creak ahead recently.

The latest in the series is the Order dated 29/10/2014, regarding the Scale of fees payable to an Auditor issued under uncited section/rule, by the officer, which is shocking & surprising.

Besides the provision of Section 81-1-f of the amended act 2013, as relied upon by the Section Officer is misplaced & goes against the clear mandate of the law.

Section 81-1-f reads, “(f) The remuneration of the auditor or auditing firm of a society shall be borne by the society and shall be at such rate as may be prescribed.”

Section 165-2-xlvii deals with  prescribing the procedure for appointment of auditors under sections 75 and 81 and fees to be paid to such auditors

Now the term “prescribed” means, as per section 2-21 of the MCS act means Prescribed by rules.

The Schedule of Scale/rate of fees payable to Auditors have to be in the form of an amendment to Rules, just like, Society Registration fees, under Rule 4, Education Fund under Rule 53 & Rate of Court fees under Rule 86 & Dispute fees under Rule 86A of the MCS Rules, calling for prior objections from public on the Draft Rules, considering them & then placing them before both the houses of the State legislature for approval & enforcement, as it involves a legislative exercise. The quoted figures for fees in numerals & the various heads under the types of societies are an inseperable part. The mandate of the act require a legislative process & not an executive fiat in the form of any order under Section & 79A or 157 of the MCS act. What has been sought to be done hastily, in the instant case, is that the legislative power to fix, specify & notify the rate has been bypassed & infact usurped by the executive which is neither the intention nor can be drawn by implication from the legal provision. The MCS Amended rules, 2013 have not been reportedly notified as of date, nor are the rules published on the websites of the State Govt. Co-operation Department or the Registrar Co-operative Societies Pune office. Even otherwise it is settled law in numerous apex court & hc orders, that the term State Govt. referred to in any statute means the minister incharge of the particular department & the act precedes & over-rides the rule & all other orders, notifications, if they are inconsistent with the act. The present Order has been issued by the Housing Section 14-C of the department despite it only dealing with coop. hsg. society matters, whereas all legal & universally applicable orders to all societies are issued by the Legal cell desk-section 15-C of the Co-operation Department. The rules, regulations, orders & notifications are traditionally, customarily & mandatorily issued under the hand & signature of the Secretary to the department & certainly not a desk-section officer as is in the case on hand.

Protocol & Office procedure both appear to have been dented severely, leading to the said Order being declared as ultravires, nullity & struck down later.

Maha Gr on fixation Scale of fees for all co-operative Societies. Hsg. Socities on Page 16.

Courtesy: Mr.Jagdish Gianchandani​