Non-Residential Mandatory Measures Checklist: Fill & Download for Free

Checklist of Property documents is very crucial step of property purchase process. Property transaction in India is document intensive exercise because of complex legal, statutory and regulatory framework. Based on queries received from my clients, i can conclude that approx 80% buyers don’t get complete property documents at the time of purchase. These buyers struggle at the time of sale of property. Another problem linked to property documents is that buyer or a seller is not aware why specific property document is required, whether it is required in original or not etc. To help readers of my blog, i have created a comprehensive checklist of property documents. I will keep updating this property documents list as and when required. Also i would like to add that some states in India require additional property documents which vary from case to case basis.1. Sale Deed/Title deed /Mother deed/Conveyance DeedDescription of Property Document: A sale deed acts as the main legal property document for evidencing sale and transfer of ownership of property in favor of the buyer, from the seller. Further, it also acts as the main property document for further sale by the buyer as it establishes his proof of ownership on the property.Normally sale deed is executed after execution of sale agreement. Sale deed confirm that terms and conditions detailed in the sale agreement as agreed upon between the buyer and the seller are complied. It is mandatory to register the Sale Deed in Sub Registrar office in whose jurisdiction property is located. It is mandatory to register sale deed within 4 months from the date of execution else you need to pay penalty or it stands invalid.Why it is required: To establish the ownership of seller on title of propertyMandatory: Yes. All previous Sale Deeds are required in originalRequired in Original: YesRequired For: Property Purchase + Home Loan2. RTC ExtractsDescription of Property Document: R.T.C is issued by the Village Accountant. It contains details of the extent of land in a survey number or a sub-survey number, the extent of kharab land therein, the names of the present and previous owners, their respective holdings and names of the tenants. It also include details like the kind of soil/crop, any mortgages, charges made on the properties contained therein, the status of land (whether Inam land or not), the conversion order number, date in case any property converted therein from agricultural to non-agricultural use, the references to mutation and inheritance certificates where there is any change in ownership etc.Why it is required: To establish the Title of Land, if the property is located on converted land e.g. converted from agricultural to non-agricultural useMandatory: NoRequired in Original: NoRequired For: Property Purchase3. Katha Certificate and ExtractsDescription of Property Document: Khata means an account and Khata is an account of a person who has property in the city. There are two types of Khata: Khata Certificate and Khata Extract. In different states it is known by different names. It is basically an entry in record of local municipal committee and indirectly confirms that apartment is constructed as per approved plan.Khata certificate is required for two reasons: For registration of a new property and for transfer of any property. Khata can be obtained from the Assistant Revenue officer (of the respective area). This certificate is must have for any property owner.Khata Certificate is obtained for any new registration after paying the tax. Khata certificate is issued stating that a particular property No ‘N” is in the name of person X. This certificate is required to apply for water connection, electricity connection, trade license and building license. The Khata certificate is given only to the owner of the property or to his family members. No one else can take it on his behalf.Khata Extract is seeking details from the assessment register. The extract is required to get trade license, or to buy a particular property. It is an extract from the assessment register about any particular property. It has the details of the property in a particular format with the name, size of the property, use of the property (commercial purpose, residential), annual value, when assessed last. An extract is the only way to get these details of any property.Why it is required: For transfer of propertyMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan4. Mutation Register ExtractsDescription of Property Document: Mutation Extract issued by the Village Accountant or Tahsildar contains the extract from the mutation register or inheritance certificate with details of previous owner, the present owner, the mode of acquisition of the property, the total extent of the property and the order stating that the Khatha of the property may be transferred to the name of the present owner.Why it is required: To establish the Title of Land if the property is located on converted land e.g. converted from agricultural to non-agricultural useMandatory: NoRequired in Original: NoRequired For: Property Purchase5. Joint Development AgreementDescription of Property Document: An individual landowner and a builder may enter into a JDA. The key feature of a JDA is that the landowner will contribute land and the builder will undertake development activity on it. Depending upon the land price, the joint development ratio is decided among the parties. In most of the cases, the builder will agree to allot X no of flats to the landowner and there is no exchange of money between landowner & builder. In consideration of this, the landowner will part with his share of land in favor of the builder or his nominee. He also allow the builder to construct apartment on his land and sell the agreed number of flats.Why it is required: To establish whether original title of property rests with the Builder or with LandownerMandatory: YesRequired in Original: NoRequired For: Property Purchase6. General Power of AttorneyDescription of Property Document: A “power of attorney” is a legal instrument whereby one person gives another person the authority to act on his or her behalf as his legal representative and to make lawful binding legal and financial decisions on his behalf including Sale or Purchase of Property on Buyer or Seller’s behalf.Why it is required: To establish whether the previous Sale or Purchase was carried out by authorized person on Seller or Buyers behalfMandatory: Yes (If any of previous Sale/Purchase were executed through GPA)Required in Original: YesRequired For: Property Purchase + Home Loan7. Building plan sanctioned by the Statutory AuthorityDescription of Property Document: The building plan approval process relates to the issue of permission for the construction of buildings based on specific set of rules and regulations.Why it is required: To establish whether the property is authorized or unauthorizedMandatory: YesRequired in Original: NoRequired For: Property Purchase8. NOC from Electricity Deptt/Pollution Control Board/Water Works/ Air Port AuthorityDescription of Property Document: Before starting the construction, builder requires NOC from all key Govt Departments. In some states NOC from at least 19 departments are required ranging from Pollution Control Board to Fire & Safety etc. For example If builder does not get NOC from Electricity Deptt then in all probability, buyer will not get electricity connection thus 100% dependency on generators. It will increase maintenance bill drastically.Why it is required: To ensure Govt approvals are in placeMandatory: YesRequired in Original: NoRequired For: Property Purchase9. Supplementary agreement / Ratification Deed (if any)Description of Property Document: Supplementary agreement captures any extension, change or modification in certain clauses of Principal Agreement. Many a times changes are required in principal agreement and only way to execute the same is through Supplementary agreement. Just check whether any supplementary agreement is executed against Principal agreement.Why it is required: To avoid any future shock on modified clauses which you might not be aware of & is not included in property documents.Mandatory: YesRequired in Original: NoRequired For: Property Purchase10. Allotment Letter from the Builder/Co-Operative Society/Housing Board/BDA.Description of Property Document: While availing Bank Loan to buy a property, Builder/Housing Society issues an Allotment Letter to the buyer which contain details like description of the said property being sold/bought by the two parties. It also mentions the amount of money which buyer has paid to the builder/housing society so that remaining amount can be financed by the bank.On the basis of this Allotment Letter, banks finance the balance amount.As such the Allotment Letter also gives all the pertinent details of the Property being bought/sold and also detailed specifications of the Project.Agreement of Sale is documented on a Stamp Paper whereas Allotment Letter is issued on Letter Head of concerned authority.Allotment letter is only issued to 1st owner by builder and subsequent owners can demand copy of original allotment letter from previous ownerWhy it is required: For Description of Property & Project specification by Builder or Housing SocietyMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan11. Sale Agreement between Builder and 1st OwnerDescription of Property Document: It is very imp property document. The Sale Agreement must contain the liability of the Promoter/Builder to construct the building according to the plans and specifications approved by the local authority. It should also contain tentative possession date, price to be paid by the purchaser and the intervals at which the installments towards the full payment are to be made specifying the stage of construction. It also contain details like the precise nature of the body to be constituted of the persons who would take the flats i.e. association, details regarding the common areas and facilities. It specify the percentage of undivided interest in the common areas and facilities pertaining to the apartment agreed to be sold & a statement of the use for which the apartment is intended.Why it is required: As mentioned in DescriptionMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan12. Construction Agreement between Builder & 1st OwnerDescription of Property Document: The construction agreement is another imp property document. It is essentially a works contract. In other words, it’s an agreement in writing for the execution of the work relating to the construction of the apartment and it also involves the transfer or sale of the goods involved in the execution of the contract. The nature of this contract is such that a person undertakes to execute work by incorporating various items, things and goods in such work. When completed, these items along with the executed work are owned by the person for whom the work has been executed.Why it is required: As mentioned in DescriptionMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan13. Copy of possession letter from the builderDescription of Property Document: It ensures that possession of the said building is being delivered to the purchaser on the effective date specified in the letter.Why it is required: As mentioned in DescriptionMandatory: Yes (In case of 1st Purchase i.e. from Builder)Required in Original: YesRequired For: Property Purchase + Home Loan14. Payment receipts paid towards the builderDescription of Property Document: Don’t forget to collect original Payment receipts from builder. In case of resale, you can collect payment receipts issued by builder to 1st owner.Why it is required: As mentioned in DescriptionMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan (In case of 1st Purchase i.e. from Builder)15. If any loan on the property (Current or past) / Original Property Documents with BankDescription of Property Document:a. List of original property documents with sellers Home Loan provider.b. Closure letter with penalty (if any).c. If the loan is closed then copy of closure letter / NOC issued by the concerned bank.Why it is required: To ascertain that property is not mortgagedMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan16. Sale agreement with the SellerDescription of Property Document: Sale agreement is executed between the parties for dealing with the property. Sale Agreement creates a right to obtain a sale deed mentioning the property. Normally it fixes a time for completion, payment of earnest money or part payment of purchase consideration. Generally it’s a property document that precedes a sale deed and in such cases does not require registration. Sale Agreement will not confer any charge or right on the property. However in some states the sale agreement is registered and will act as a sale deed. For Home Loan purpose, it is mandatory to pay stamp duty equal to 0.10% of Sale Agreement value.Why it is required: To fix terms and conditions for saleMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan17. Latest Tax Paid Receipt till Date of Registration (Property Tax/Municipal Tax etc)Description of Property Document: It shows property details i.e. area, owners name & other imp details related to property. For income tax purposes in India, property is considered as a source of income and hence, tax is levied on that. Property usually mean real estate including any building, flat, shop etc. as well as the land appurtenant to the building. Under the Income Tax Act, incomes from the properties are regarded as one of the heads of income. The amount of tax is calculated on the value of the property being taxed. Local municipality authority that levies property tax for the maintenance of basic civic services in the city. Unlike UK where the occupier is liable to pay the property tax, it is the liability of the property owner to pay the property tax India to the concerned municipalities.Why it is required: As mentioned in descriptionMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan18. EC up to date for latest 13 years or from the date of registration till dateDescription of Property Document: One of the most crucial property document. You can get Encumbrance Certificate from the sub registrar’s office. This office is directly under control of the Inspector of Registration of Properties, operated by the state government. The certificate shows that in a given period of time from when the property was bought/sold has there been any transaction or mortgaging. Buyers/sellers ask for this certificate when a new transfer (sale) is taking place, so that the buyer knows detail of all property transactions till date.Depending on type of transaction, the certificate is issued in two different forms. Form 15, will have details of transactions during the period of registration in the name of the owner. A person will get a ‘nil encumbrance certificate when no transaction has taken place. this certificate would appear on Form 16.The encumbrance certificate confirm that the property is still in the name of the person who is selling it.Why it is required: To establish ownership of seller on the title of the propertyMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan19. Demand Letter from the vendor before disbursementDescription of Property Document: Demand letter is issued by builder to 1st owner, demanding payment due as per schedule agreed between builder & 1st owner.Why it is required: As mentioned in descriptionMandatory: Yes (For 1st Purchase)Required in Original: YesRequired For: Property Purchase + Home Loan20. Own contribution receipt along with the bank statementDescription of Property Document: It is required by the institution i.e. bank or HFC which is providing loan for the property to ascertain that buyer has pooled & paid his own contribution to the seller.Why it is required: For availing Home Loan it is mandatory for purchaser to contribute 20% of Purchase Value from his own sources and bank only approve loan upto 80 % of the purchase valueMandatory: YesRequired in Original: NoRequired For: Home Loan21. NOC from the Society/Building association.Description of Property Document: An upto-date no objection certificate from the apartment’s owners association. It should clearly mention that Association does not have any objection on ownership transferWhy it is required: To avoid any future objection by apartment associationMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan22. No-due certificate from the building association.An upto-date no dues certificate from the apartments owners association is required.Further a certificate from the Association that no charge of any Bank or financial institution is recorded with them with respect to the apartment.Yet another certificate from the Apartment Owners Association that they are custodians of all the Original documents and approvals of the entire property is a MUST.Why it is required: To ensure owner has cleared all the dues & association is custodian of all original documentsMandatory: YesRequired in Original: YesRequired For: Property Purchase + Home Loan23. Approved plan of construction/extension & license for construction.Description of Property Document: Before starting the construction, Builder obtain approval from local development authority for construction.Why it is required: To ensure building has approval in place for constructionMandatory: Yes (For 1st purchase from builder)Required in Original: NoRequired For: Property Purchase + Home Loan24. Detailed cost estimate/valuation report from Chartered Engineer/Architect (if applicable)Description of Property Document: Before approving loan, Bank carry out property valuation e.g. if you have applied for loan of 80% for property worth 60 Lacs & valuation report of bank estimate property value as 50 Lac then bank will only fund 80% of 50 Lac.Why it is required: To fix loan eligibility based on property valuationMandatory: No (Normally its bank’s internal document)Required in Original: NoRequired For: Home Loan25. Conversion order/Betterment Charges paid receipt.Description of Property Document: Generally the land pockets available are agricultural in nature, as the major occupation is agriculture and the Government has taken various measures to secure & preserve it. The general use of all such lands is agriculture and if it has to be used for any other purpose other then agriculture, the property owner must obtain legal permission from the competent authority by following defined procedures.Conversion is a legal process by which the property owner changes the use of the land from agriculture to non agriculture purpose. It is also called CHANGE OF LAND USE / DC Certificate. The legal sanction/ conversion/ order/grant/permission is necessary to use the land for any other purposeWhy it is required: For converted landsMandatory: YesRequired in Original: NoRequired For: Property Purchase + Home Loan26. Sanctioned Layout Approval planDescription of Property Document: The layout plan should be approved by the local development authority. In the absence of this you could face Khata transfer and plan sanction problems. The development authority has a right to demolish the apartment and restore the land to status quo ante if layout approval plan is not in place. The title of the site itself can be fairly safe (if property documents are clear) but the development/construction activity can be unauthorized.Why it is required: As mentioned in DescriptionMandatory: YesRequired in Original: NoRequired For: Property Purchase + Home Loan27. Auction Sale confirmation letter from Local Development AuthorityDescription of Property Document: If any site/land is purchased by builder or by independent house owner by ways of Auction by Local development authority then this letter is definitely requiredWhy it is required: As mentioned in DescriptionMandatory: Yes (As applicable)Required in Original: NoRequired For: Property Purchase + Home Loan28. Release deed (If applicable)Description of Property Document: Release Deed is executed to Release rights whereby a person renounces a claim upon other person or property. If you are purchasing a property, which might have been inherited by seller or was part of settlement between legal heirs of original owner then definitely you will come across release deed. It is very imp property document.Why it is required: As mentioned in DescriptionMandatory: Yes (As applicable)Required in Original: YesRequired For: Property Purchase29. Completion CertificateDescription of Property Document: This certificate is issued by Municipal Authorities showing whether the building complies with the rules related to permissible building height, distance from road etc. whether it is built according to approved plan and is ready for habitation.Why it is required: To ensure building is constructed as per approved planMandatory: YesRequired in Original: NoRequired For: Property Purchase + Home Loan (Mandatory for 1st Purchase)30. Occupancy CertificateDescription of Property Document: The occupancy certificate is issued after construction is completed. Once the builder applies for the certificate, an inspection is done again to confirm if the construction is completed as per sanctioned plan. This certificate is mandatory for any builder before he allows people to take possession of the property.Why it is required: To ensure flat is ready for occupancy and construction is completed as per sanctioned planMandatory: YesRequired in Original: NoRequired For: Property Purchase + Home Loan (Mandatory for 1st Purchase)31. Loan/Charge/Mortgage by the Builder:Description of Property Document: If the Builder or the Land Owner has created a charge in favour of any Bank or Financial Institution, a NO OBJECTION LETTER from the institution is required. NO OBJECTION letter should clearly mention the property details, the name of the borrower, the borrower’s account number, the apartment, floor, area, car park etc. and shall be addressed to the Purchaser. The original letter should be in the safe custody of the Purchaser. If in “No Objection letter” if it is mentioned that all the payments by the Purchaser shall be through the financial institution, the same should be complied.If the Builder states that they have not availed any loan or have not created any charge on the property, the same shall be stated in definite words in the agreement/s to be entered into with the Developer. There should be clause that “all original documents, deeds and approvals are held by the Developer in their safe custody and that the Developer shall continue to hold the same in their safe custody in trust for all the purchasers of apartments, and shall never part with the Originals and that as soon as the Association of Apartment Owners is formed. All the Original documents, Deeds and approvals will be handed over to the Association.” This shall be over and above a declaration in the agreement/s by the Land owner and the Developer that the property is free from all encumbrances.Why it is required: To ascertain property is not mortgaged by the BuilderMandatory: YesRequired in Original: NoRequired For: Property Purchase32. DEED OF DECLARATIONDescription of Property Document: A copy of the Deed of Declaration of the Apartment Owners Association and the Bye Laws annexed to the same can obtained from association office. It should confirms to the sale deed/title deed. It is also advisable to check any additional burden/costs in the form of transfer fee payable by the Transferee.Why it is required: To establish transfer of ownership to original buyer by builderMandatory: NoRequired in Original: NoRequired For: Property Purchase33. Latest Electricity BillDescription of Property Document: Always insist on Latest Electricity Bill and Payment receipt from previous owner as Electricity bill is the another solid proof to establish the ownership of current owner.Why it is required: To establish ownershipMandatory: NoRequired in Original: YesRequired For: Property Purchase

Cost of living range from housing, foods, groceries, public transport, telecommunication etc. Here we focus on price of daily goods ;Exempt from Jomo interview with Malaysiakini [1]Fighting a jihad against middlemen was not only thinly disguised misinformed and misguided stunt intended to score ‘ethno-populist’ points, but also irrelevant to addressing contemporary challenges.Shifting tax burdenHow have recent tax reforms affected Malaysian households?Jomo: Following the introduction of the GST in April 2015, tax revenue from households increased from RM42 billion in 2014 to RM67 billion in 2016, with GST more than doubling the contribution of indirect tax from RM17 billion to RM39 billion.At the same time, income tax revenue has risen modestly from RM24 billion in 2014 to RM28 billion in 2016. On average, Malaysian households paid taxes of RM5,600 each, more than ever before.Meanwhile, government subsidies and assistance have declined, falling from RM43 billion in 2013 to RM25 billion in 2016, with most food price subsidies removed between 2013 and 2016.There are many reasons why the public doubts official inflation numbers, but perhaps most importantly for the country’s open economy, the ringgit exchange rate dropped from RM3.2/USD to RM4.5/USD before recovering to RM4.2 recently.People presume that a decline in the international value of the ringgit by about a quarter must surely have inflationary consequences.The GST of 6% has been imposed since April 2015, directly affecting about half of household spending, with up to a fifth more indirectly affected. Again, this is expected to have affected the cost of living.Price subsidies for sugar, rice, flour and cooking oil have been removed since 2013, raising prices by 14% to 31%. Meanwhile, transport – including fuel and toll – prices have risen on several fronts.Hence, you can understand why people are skeptical.Monopoly, failure in enforcement and market reform.[2]"What's happening now for food as well as the rest of the rest is due to the weakness of our economic structure, our specific market.For me, for economists, we see that the government does not need a subsidy reduction policy, take it near here, take it out of the pocket there, sometimes over there, break it down. The effect of subsidizing reductions can be worse as long as we not solve the problem of market structure.For example, food in Malaysia, most small and medium enterprises, such as restaurants and stalls, they buy from the same manufacturer."In the market there are only a few large companies that have the monopoly of key items such as flour, rice and so on.…The GST analysis capital shows that the price of goods will fall when it is implemented but that does not happen because of the market structure that monopolized some," he said.However, it is not too late for the government to do something to deal with price volatility and supply of food in the country.…the uncertainty in the price of food and the market-felt food is now in line with the International Monetary Fund's forecast of predicting food prices will decline in 2016 as a result of the decline in crude oil prices.…The price of the world oil dropped, Petroleum also dropped but the price of the food did not go down, and when the price of crude oil dropped, the price of food will fall as food is a product that uses a lot of energy to produce so when energy becomes cheap, as well as the cost of electricity, transportation and so on that use the energy generated from this crude oil product.As April 2018, price of oil trending up toward USD$80 - still no effective measure? Someone answer here is Kedai Rakyat 1Malaysia programme (KR1M), or the 1Malaysia People’s Shop 1.0 (peak - 185 outlet open). It fail tremendously. [3][4] There are over 10,000 village and thousand over neighborhood around the countries. 185/10,000 doesn’t even cover 1% population coverage not mistaken, the population ratio allowable to open a hypermarket around 1:350,000 (correct me if I’m wrong here). Population here in Peninsular rather scatter and low - mid density , Sabah & Sarawak are even lower and come with extra challenge (thus logistical nightmare)."Naively maybe, we thought we could sustain it. Unfortunately, the logistics cost behind this was just tremendous,"You will be shocked at the prices of goods at somewhere like Kapit, Belaga, in Sabah, Sarawak. We send containers down there and the goods finish almost immediately."But we are also selling at the same prices we sell in West Malaysia for most of the items.The logistics cost, seriously, came to about 20 to 25 percent. Mydin had to absorb the losses, none of which was borne by the government.Asked about reports on taxpayers having to foot more than RM100 million for the KR1M project, Ameer said these were assets acquired by the government.Let me put it in perspective. Whenever you open a KR1M shop, the assets, that means the renovation, the gondola (shelving), these are paid for by the government."The assets are not the goods. The goods were ours, the operation cost was ours, the prices were ours, the losses were ours, the logistics cost was ours. I made over RM100 million losses.” - Ameer Ali MydinWhat else can be done?Government:Strongly enforce anti-monopoly law → KPDNKK do you job!Enforcement require more than single ministries effort. Nt enough people to do enforcement - streamline the law, lets police & municipal officer share responsibility. Enough talk! look at Bank Indonesia joining the fight against “Chili Mafia”.[7] Maybe appoint a women (with strong pro-consumer with fighter spirit) as minister is great alternative (their a lot more meticulous in their work).“Chili isn’t the only food that has attracted the attention of the price watchdog. Beef, poultry and garlic have also been investigated for price manipulation”, said KPPU’s Muhari. [7]Exempt related activities and more items from GST charge - logistic for basic good (fish, meat, children milk powder, bread etc).Set price ceiling throughout the year not just festival season.Open market through open tender - allow importation of more good (seafood, meat, rice etc) to balance domestic market price.Improve logistic efficiency:Retrofit all existing fuel station and new with natural gas fueling station (improve fuel cost by > 50%).Mandatory for all commercial vehicle to retrofit with natural gas fueling kit in 2 - 3 year.improve their cost efficiency.Discount card for (BR1M recipient - represent over 7 million++ people) B40 and M40 group to shop essential goods at selected supermarket almost similar to KISS (food stamp program by Selangor state).measure citizens and non-citizen spending habits.industries approach rather than government approach.Implement barter program at local level - trade waste with food surplus [5]Organize “pasar tani FAMA” (pasar FAMA) at morning and evening to compliment night market (pasar malam) - alternatve day throughout the week.Tabung Runcit Rakyat (People Retail Fund): setup a trust fund (manage by trustee) - collect contribution of retail sector (total revenue) by x% (annual basis) (similar mechanism as MCMC USP Fund) - initially can focus on high end good and move to other categories (very carefully).disburse the fund according to appropriate plan either to open/upgrade shop, give discount/rebate to necessary group (poor & poorer people) etc.Collection via preferential pricing mechanism (Government already implement this with public healthcare) on essential goods and maybe other goods as well.Improve data surveillance on daily price goods from end to end point of view and open data.Transparent data - from the farm / factory (production) - wholesale - retail which form a single pricing.Deeper and wider surveillance - ability to view price difference and spot location within 100 - 500 meter from food distribution center (mini market, supermarket & hypermarket).consumer view - ability to compare price of goods within his/her nearest residential area - Grab/Uber like price comparison (illustration below show price trend - up/down/maintain - current/yesterday/week on average.new and improved matrix (equality index) in daily goods to measure real impact of spending & income in local communities toward quality of life: [6]Health access, affordibility & quality (nutrition etc),Food access, affordability & availability (quality food).Household income.Consumers:Co-operative retail store - supermarket own by local communities, rather than KR1M 2.0 model, co-op offer better benefit to the local communities. Co-op typically will sell goods and services at lower price to their members.start by investing min RM50/month as share - you know your money going to spend on something (ownership).Prepare:Go and occasional windows shopping on your back from work.determine best value storeask for contact no for their supervisor & bosses (get to know them) - call them before going a trip for purchase.Checklist (very important!):list out your items;ALWAYS ask for a best deal from the seller when & where is the right time to purchase with bargain - coupons, rebate etcform a guild/buyer group within local communities; Sync your purchasing items & schedule the right time to purchase to gain good deal from the seller. Example chicken, beef, fish etc.Extreme couponing? *never witness this type of activities happened in Malaysia (perhaps someone else does).Update:Thanks Steven Wu for asking additional info. The comparison between e-groceries and typical groceries (wet goods). Types of fish and price between outlets vs online outlet (PasarTap). Price differences is very marginal.*Pasar Borong = wholesale market typical sell wet and dry goods in bulk are not well cover because items no longer available as I arrived around 11.00 am.The data we know (from DSOM) - internet penetration (> 75% ish) & smartphone around 70%-ish. The low income B40 have pretty good penetration to in both mobile internet and smartphone penetration. In Kuala Lumpur (Klang Valley), with more than 50% average household income RM1,700 – they spending around 70% on foods (average RM40/day). From my observation - the most savvy family (internet savvy)within the B40 and M40 didn't purchase of wet goods over the internet - it can be done but rare (example from Tesco and PasarTap). [8,9,10].The cost saving from e-groceries? Perhaps combination of 10% - 20% or less?The cost saving perhaps come from travel expenses to wet market, supermarket/hypermarket, parking (mostly free) cost perhaps around RM10 - RM20 (including your breakfast - teh tarik and roti canai/nasi lemak for two?)And for those are shopping savvy, they didn't go to market on Saturday or Sunday – it's darn expensive during those period.It can easily offset via direct purchase (conventional method) that I mentioned above. Behavior and pattern of Malaysian is another factor that we need to look at. Most Malaysian like to touch, feel and smell their wet goods in order to test for freshness (I think this behavior is mostly by mothers and auntie who always go to wet market).The emerging of instant messaging as e-commerce tool is something pretty common seen here between end supplier and end user. Maybe this will help to reduce the friction.[11]Reference:Jomo: Whither the Malaysian economy?Monopoli pasaran pemangkin harga makanan naik - Pakar | Astro Awani (malay)Mydin on KR1M 1.0: 'I Was Naive'Perhaps I was naive about KR1M, says Mydin bossThe City of Curitiba Cashes Your Waste For Surplus Foodunicef.org/malaysia/media_urban_child_poverty.html`Chili Mafia' Hunted by Bank Indonesia for Stoking InflationA fifth of Malaysian digital users access Internet via mobile devices - Nation | The Star OnlineMobile cellular penetration reaches 131.8% in 3Q2017Wages too low, says Bank Negara - Business News | The Star OnlineMalaysians are world's largest WhatsApp users

1. Verification of title and ownership of the seller· Title documents of the property: Government order for grant, succession certificate, sale deed, gift deed, will, partition deed, etc., evidencing the transfer of title over the years, culminating in the vesting of property with the seller.· Nature of title: Leasehold, freehold, or development right.· In case of the seller claiming development rights to the property, the development agreement and power of attorney, executed by the owners in favour of the seller.· All title documents being duly stamped and registered at the office of the jurisdictional sub-registrar of assurances.· Khata registered in the name of the seller.· Information on pending or past litigation.· Availability of original title documents with the seller.2. Verify the identity of the seller· Residence status and nationality of the seller, in case of an individual and whether consents from government authorities are required for the sale.· Identification of all owners, in case of properties held jointly.· Where the seller is a company, trust, partnership firm, society, etc. The constitution documents of the entity are necessary to confirm its ability to own and transfer the property, besides ascertaining that the person executing and registering the sale deed is duly authorised.· Orders from the competent court, permitting sale of the property and appointing a guardian, where the property is held by a minor or person of unsound mind.3. Conversion and land-use permissionsThe buyer must examine the Master Plan and satisfy that the property is developed in accordance with the zoning plan – such as residential, commercial, industrial, public/semi-public, parks and open spaces, etc. Where actual use is different from the notified zoning, obtaining orders from the Town Planning Authority permitting change of land use, is mandatory.4. Construction approvalsFor purchase of apartment or land with constructed building, the buyer should also scrutinise the building plan / layout plan sanctioned by the local municipal authorities, along with approvals issued by government, statutory and regulatory authorities, for providing infrastructure facilities, water, sewage, electricity, environmental clearance, fire safety approval, etc.5. Occupancy certificateIt is mandatory for the seller to obtain the occupancy certificate from the competent authority, prior to conveying the property. Use of the property, without obtaining occupancy, exposes the buyer to penalty under the applicable building bye-laws, besides the risk of demolition of the property.6. Status of tax paymentNon-payment of property taxes constitute a charge on the property, affecting its marketability. So, the buyer must verify with the municipal authorities that the seller has not defaulted on payment of property taxes.Do ask for the receipts of all utility bills from the seller. Please note here that once the property is transferred in your name, you will be liable to pay all pending dues against the property, utility or otherwise.7. EncumbranceSearches at the jurisdictional sub-registrar office or the official web portal of the Ministry of Corporate Affairs (if the seller is a company) will reveal information of any registered encumbrance on the property. By way of caution, the purchaser may also issue public notice in newspapers, prior to completing the transaction, calling for claims from interested third parties, if any.8. Physical survey and access to the propertyThe buyer may undertake a physical survey and confirm the extent and measurement of the property. In the case of land, it is advisable to identify and demarcate the boundaries and access to the property and further, ascertain any other physical attributes that may impede enjoyment of the property.9. Compliance under the Real Estate (Regulation and Development) Act, 2016 (RERA)The RERA mandates that developers should register their projects with the authority constituted under the Act. A buyer, intending to buy a property in a project coming under the ambit of the RERA is advised to verify whether property has been registered with the authority. Information available on the official web portal of RERA for each state also provides details of any cases / complaints filed against the developer of the project and default by developer, if any and thus, provides useful insight into the credibility of the developer and the project and helps the buyer make an informed choice.REF: Property Site India | Real Estate | Buy/Sale/Rent/PG/Co-Living Spaces