My Tryst with Builders

"Is our family capable of owning a house" - was the ominous voice of my mother when we brothers wanted to embark on a house buying spree some decades back ! With such great encouragement, we decided to pursue our hunt, more to avoid the smiling owner visiting every now and then and increasing the rent as strongly as the coffee which he just now gulped after appreciating my mother for it. கடன் வாங்கி குடும்பம் நடத்தினால் உருப்படமாட்டே - was what my father used to say. But, with none in the kitty and little support from the financiers, we had to go for friends' support, which came in torrents. In fact, with the inherent tax benefits and the solemn commitment in getting a long term housing loan , I would love to change this adage to " இந்தக் காலத்தில் கடன் வாங்காட்டா உருப்படமாட்டே" But, my focus here is not on the then financial hurdle and how we surmounted it.

We thought, handling the financial hurdle would bring in a cozy home for us. But, I had learnt it in my life that my battles are like lover's relationship- it never runs smooth ! Initial project very near to Kodambakkam railway station, with all three apartments for we brothers on the same floor, was too good to believe. But, an enquiry with the Metropolitan Development Authority revealed that a floor or part of it, I don't remember, was not approved. Too shocked to hear and when queried, the builder coolly responded that they know how to manage this. We withdrew the idea as there were demolitions galore happening in Chennai at that time. But even after 25 years the building and its residents remain there firm - sure, the builder knew how to manage the issue !

Then we went for a very dependable and reputed builder in Alwarpet. True to his name, he made all the owners happy, not before introducing a new accounting system- know not for whose convenience- where I was caught between the builders and the financiers. Having learnt a lesson from the previous loss of withdrawal, I decided not to withdraw and fought valiantly, connected the differing parties and the efforts paid rich dividends in getting a nice apartment in a plum locality. The silver lining was this builder was honest, wanted his customers to be happy and continued to support their needs even after many years of purchase!

As the family grew and the wants galloped, the need for a car park forced me to go on the hunt again and that landed me with another builder in Saidapet. Honest and updated in technologies with the latest trend, he served me well in handing over an excellent apartment I still enjoy. No one is perfect and businessmen are no exceptions. But, their exceptions are more on the ignorant side rather than on the integrity part. And with this I thought, my hunt for buildings and builders are complete for my lifetime, before my relative egged me on to support in his search- and he happily went to office (that is different!)

The trends and requirements of the builders have changed drastically over the years, though the quality seem to have taken a ride down the other side. One of the much advertised builder, boasting of years of experience and hundreds of projects, demanded  lakhs in advance even to provide a copy of the documents for legal verification !! The document set could hardly cost couple of thousands and one wonders as to why so much is required when the veracity has not been ascertained. On close examination of the documents by my lawyer and on stern queries, the builder representative lost his temper as to why only this lawyer is asking so much and asked me to withdraw. His impotent rage in not being able to answer legitimate questions of the lawyer lost him a customer but I only wonder how many are being taken in by his statements of so many flats registered and so few left !! Those in the customer oriented industry can decide for themselves as to how an organization can ask the customer to go away and survive. Builders  

should remember that the customers are becoming more knowledgeable and also the laws are becoming stricter and customer oriented that only genuine players can survive the play !! Further, the users should use the Internet as a useful media to communicate to the world about the escapades of such fly by night operators, so that errant builders are wary of indulging in sharp practices. He silently refunded the advance , though I had some anxious moments before the post dated cheque was realized- but I am only worried about the many easy going customers still in the arena waiting to be devoured !

So, what are the lessons I had learnt over the past 25 years indulging in purchase of immovable properties- Let me share my wise thoughts:

• Insist on getting a legal opinion from your own lawyer
• Insist on your lawyer to see the original documents and make the lawyer affirm the same in his opinion. Most of the times, you end up realizing that the documents are under mortgage , which a honest builder is expected to inform you upfront !
• Check with CMDA or relevant authorities, about the availability of required approvals
• Insist on a minimum of 13 years of encumbrance certificates.
• Insist on a payment based on stages of construction progress
• Make sure that the Car parking for which you have paid, is included in the schedule of your sale deed document.
• You can be as tough with the builder as they are, which normally results in a better relationship in the longer run - my personal experience
• Never allow yourselves to be overawed by the advertisements, office environments etc., Your focus should be whether they could deliver the place where you are going to spend the rest of your life.
• Ask for and get a written confirmation that the builder has plans only to build the number of apartments that have been approved now. There are cases , where the builders have come years after completion of the project and build another floor or rooms in the car park area !!
• Insist on and get a completion certificate of the building! Your Owners association should pitch in here
• Even though  your financier may be checking the valid points, please make sure that you are satisfied personally on these. The financiers , with their volume and pressure has chances of slipping. Remember, it is your property !!
• Never have an emotional attachment with a locality or the builder and allow that to cloud your senses
• If the builder has collected any Corpus amount, make sure that he hands it over to the Owners Association.
• Insist on the electrical wiring and plumbing documents of the building to be handed over to the Association
• Get the original documents of the building and keep all documents in a Bank locker under the custody of the Association - Normally it is with the Secretary or the President, which is not advisable.
• Remember, until you occupy the property, it is not yours.
• It is better to be restless until the construction completion so that you can take rest for the rest of your life at the new premises