Pre/Post Registration steps and Key points to note

 

Final steps before the Flat is yours!

This documentation is based on my personal experiences and is not intended to be a substitute for professional advice. I have made every effort to ensure that the information is accurate and up-to-date, but I cannot guarantee that it will be error-free. If you have any questions or concerns, please consult with a qualified professional.
I also want to make it clear that I am not responsible for any damages that may occur as a result of following the advice in this documentation. I am simply sharing my experiences in the hope that they may be helpful to others. Please do add your points which seems to be corrected/added here as comments!

 

Pre-Registration:

Checking your SOA

- Ensure your statement of account is up to date before requesting Brigade the final demand note.

Check for the following:

1. Additional payments made by you.
2. Extra TDS payments if any.
3. Payments like referral amount or discount on valet parking(wrt change in pricing)

- Ensure you have signed the addendum agreement for the parking upgrade bought if any.

Raise a Service Request ticket in MyKey portal for Final Demand Note

Once you have verified the payments done by you and the SOA, raise a Service Request in the MyKey portal informing the CRM to raise the Final Demand note(this would be different to the Registration Amount, which is paid to the Government).

Mention the following in details which might be helpful:

1. Your funding details, whether its a self/bank funded unit.
2. Your tentative availability in the city for Registration.
3. Address to be used in the Sale Deed.

Ask for the below in the Service Request itself.

1. Registration Statement for your Unit, this would contain the Registration Amount too for your unit.
2. Kusuma Advocates Bank Account details to which the registration amount is to be deposited. Add it as a Beneficiary in the bank account of yours with approved limit to allow for the RTGS transfer of registration amount in one transaction.
3. A tentative registration date of your unit.

Visit you Home Loan Bank/RACPC

While the builder processes your request, try visiting/calling your bank to collect the following information from them:

1. Bank's share in the final payment:
   - Get the information on how much the bank shall be able to disburse out of the final demand amount to be paid to Brigade. The banks generally don't pay the Registration Amount(paid by the purchaser).
   - This is the amount you will tell the builder that the bank shall pay on the day of Registration. It's mostly a Demand Draft(DD) which the bank representative shall bring on the Registration Date.
   There will be a service fee charged by the Bank Representative for this.
   - Unless this is given to Kusuma Advocates, the registration will not be started on the day.
   - Get a scanned copy of the DD from bank to share with builder later.
   - The DD(in SBI's case) shall be valid for 90 days and validity could be extended as per bank's info.
   
   
2. Memorandum Of Deposit Of Title Deed(MODT):
   - Ask the Bank whether they need a Memorandum Of Deposit Of Title Deed(MODT) of Sale Deed done. More specifically if they need it Registered at the Sub-Registrar Office(SRO).
   - Some private sector banks just want it signed while some public sector one want it Registered.
   - Additionally, Ask the Bank what support they shall provide for the MODT being registered.
   Like, SBI RACPC Malleswaram was very supportive in carrying out the whole MODT process by them on the date of registration, while some other branches just provide the documents when you visit them.
   
   - Finally ask the MODT value from the Bank,  to be filled in the Registration Form(SBI)
   Its generally calculated as below if taking help from Kusuma Advocates
   Break-up of payment of Stamp Duty and Registration which needs to be paid to Advocates:
   - Stamp Duty @ 0.2% on Loan amount mentioned in Mortgage Deed
   - Registration Fee @ 0.1% on Loan amount mentioned in Mortgage Deed
   - Scanning fee Rs 500/-
   - Professional fee Rs. 1,500/- (amount to be transferred along with Stamp duty, Registration fee and Scanning fee)
   
   
3. The following documents need to be provided by the Bank if they ask you to get it done(or with Support from Kusuma Advocates)
   - Copy of Aadhaar and PAN of Mortgagers (i.e., Owners/ Purchasers)
   - Copy of Aadhar copy of Mortgagee (i.e., Manager/ authorized signatory), could be any other ID document too given by the Bank.
   - Copy of Mortgage Deed.
   - Copy of Authorization/Exemption Letter Issued by Bank.
   All the above documents must be carried in their original form on the day of registration.
   
   
4. Property Insurance
   Banks like SBI insist on the Property Insurance of the Unit. This could be done with external vendors or their internal Insurance division (SBI General Insurance)
   - Discuss with the Bank representatives handling property insurance, state the agreement value of the unit(mentioned in the cost sheet, add the parking value too if bought later on).
   - Get the one time property insurance premium value from the bank rep; to be filled in the Registration Form(SBI)
   
   
5. Take the Registration form(SBI) from the Bank.
   
   

Initiating the Payments for the last time!

You would need the Final Demand Note, Registration Statement from the Builder and points mentioned about the bank visit earlier are done; at some point of time below.

Who pays what generally?
- Non-TDS portion of Final Demand to be paid to Builder: The Bank(using funds reserved for final payment) + Purchasers (remaining from the final demand)
- TDS portion of the Final Demand : Purchasers
- Registration Amount to Kusuma Advocates : Purchasers

1. Making the Payment of Final Demand to Builder

Calculations:
Refer the Final demand note from the Builder which shall have the following components and excluding registration charges

1. Charges for including GST minus TDS (lets say Rs. 800000/-)
   - On Intimation of Possession,
   - Electricity, Water & Sanitation,
   - Reticulated Gas connection
   - Smart township charges
   - Maintenance charges
   - Corpus Fund (No TDS required)
   - Campus Corpus Fund (No TDS required)
   
   
2. TDS Amount Calculated for the Charges mentioned in the demand note.
   Please do calculate this amount yourself too if you have paid 0.75% TDS during covid times
   If there is a mismatch, re-confirm with CRM on this.
   
   
3. Assuming the bank's share is Rs. 500000/-.
   This would the amount printed in the DD, whose physical copy shall be handed over to Builder's representative(here Kusuma Advocates) on the day of registrations.
   The soft copy is taken by you from the Bank.
   
   

Making Payments:

1. Pay your share directly to builder, Your share = 800000 - 500000 = Rs. 300000/-
   Prefer the Razorpay Link given in the demand letter. This auto generates a receipt.
   
   
2. TDS : DO NOT Make Mistakes here!
   - Pay the TDS amount as calculated by you and confirmed by Builder by following the TDS guidelines shared by the Builder.
   - Note the acknowledgment number.
   - Come bank to Traces website after you receive an email that the TDS is processed.
   - Download the Form 16B.
   
   
3. Once the above two are done, raise a Service Request in the MyKey portal informing the CRM about the following
   - That yours is Bank funded unit and the Bank's share is Rs XX/- and the soft copy of the DD is attached in the ticket.
   - Payment done for your share and Razorpay receipt attached.
   - Form16B attached for the TDS payment.
   
   Ask the Builder
   - to acknowledge the payment and issue receipts for the same and update the SOA.
   - to provide the Registration Statement if not shared yet.
   
   Once this Service Request is closed, the Receipt is issued, the SOA would be updated too.
   

2. Payment for Registration, Amount sent to Kusuma Advocates

1. Refer the Registration Statement and verify if all details are correct. If not, get it rectified first.
   
   
2. Clarify with bank/builder(based on who is supporting you for this) and be sure of the MODT Registration amount.
   
   
3. Make the payment of the registration amount to Kusuma Advocates. Try this amount is transferred in one transaction.
   
   
4. Make the payment of the MODT registration amount to Kusuma Advocates.  I had the Bank supporting me in the MODT process.
   
   
5. Raise a Service Request in the MyKey portal informing the CRM about the following
   - Payment details of the Registration amount to Kusuma Advocates.
   - Confirm the Registration Statement to the Builder
   - Confirm your availability in the city for registration
   - Attach the KYC documents of yours. ( PAN card and Aadhaar Card) of the applicants.
   
   Ask the Builder
   - to acknowledge the payment
   - provide you a registration date

Once the payments are account the Builder should ideally provide you the confirmation and a Registration Date(might take a bit of follow up here).

Inform your bank about the Registration date, Send them the filled Registration Form(SBI), Latest SOA, Demand letter and Invoices.

Ask them to bring the following

1. Actual DD of the Bank's share
2. MODT original documents (if not given to you)
3. Sale Agreement (if required, confirm with Builder) My bank rep had brought it.

Registration

Steps to final signature on the Sale Deed!

As you approach your Registration Date, you shall ideally be receiving SMS updates from the AD-SUBREG  SMS handle, updating you as your application traverses through various stages.

1. Submission of Your Document Registration application at a SRO.

The first SMS you would receive is this confirming the above, This mostly received a day before registration or on the Registration Day.

Your Application has been submitted at Shivajinagar. From: Department of Stamp and Registration

 For now the SRO could be Shivajinagar or Halasoor

2. Verification of your application.

The below SMS is sent when the application is verified. This is mostly received a day before registration or on the Registration Day.

Your application number PRP-DDMMYYYY-XXXXXX for Document Registration is verified. Please make payment for appointment. From: Department of Stamp and Registration

Next comes the most crucial part, the payment to be done by Kusuma Advocates. Most the application get stuck here currently and success rates are low as of August 2023.

Note: Ask the builder for the Registration advocates contact number at this stage in case you still don't have it; from the CRM by calling your Registration Rep on 18001029480
You might get a response as the time and contact shall be told to you by the end of day, a day before registration day. This info may be a mystery till your payment is successful and this deadline may spillover to Registration Day.

Until then patience is what you need to keep :) 

3. Allotment of Registration slot post payment success

The below SMS is sent when the payment is success and you are allotted a registration slot.

Your appointment has been scheduled for Document Registration at SRO Shivajinagar on DD/MM/YYYY at HH:MM:00. Visit the Sub-Registrar Office at the scheduled time with all the relevant documents and concerned parties. To reschedule appoint please wait for 24 hours. From: Department of Stamp and Registration

Note: This might be different to your actual registration date communicated to you by CRM and you should rely as what the Builder/Advocates tell you.
Be at the SRO on the Registration Date(as mentioned by Builder) if you have this SMS.

Carry the following 

1. PAN, 2 copies for each Purchasers
2. Aadhar, 2 copies for each Purchasers
3. MODT original documents(if you have it)
4. Black Pen
5. A hard board if you don't get a seat with table to sign
6. Quick snacks and water for you need to wait :)

4. Meet the Kusuma Advocates rep and signatures

Since the regular advocate at the SRO was on leave on my registration date and I was on time for the registration,  I was yet to receive the contact of the Kusuma Adv. rep for the day.

Fortunately my Bank representative was aware of the concerned advocate and he helped reaching out to the right advocate. It was the registration SPOC who later got their call patched via the customer care number and confirmed the contact number of the advocate.

Once you meet the advocate they shall present to you the Sale Deed document highlighting the necessary field values relating to your data and you would have to verify and confirm the same.

Then grab a chair and give a quick read of the document. You can then sign all the pages as mentioned by the advocate. Re-ensure you have signed all the pages!

Note: In case you are looking for Kusuma Advocates reps at the SRO, they were in a uniform, Dark Grey Shirt with Kusuma Advocates embroidered on their pocket and Black Trouser. Mostly found at the counters representing their clients for any other registration application.

5. The registration at the counter

Once you give back the signed deed to the advocate, after a while you will be asked to be at one of the registration counter. You would receive a SMS as below too:

Your Application number is PRP-DDMMYYYY-XXXXXX for Document Registration has been accepted for registration. From: Department of Stamp and Registration

Note: You would be asked to get your picture clicked, give a left thumb impression and sign the receipt. Try taking a picture of the receipt if you can at the counter before handing over the document back to the official.

The same shall be done by the Kusuma Advocates Rep on behalf of the Seller.

6. Completion of your Registration procedure

Once step 5 is complete this SMS is received :

Sakala number IG000ABCDEFGHIJ has been generated for Your Application number is PRP-DDMMYYYY-XXXXXX From: Department of Stamp and Registration

Note: Do not leave the SRO, until the advocates take further more signatures of yours on the final Sale Deed Document and tell you that the MODT and Sale Deed registration is complete.

Try noting down the handwritten 4/5 digit document number, which is ABCDE as defined in next step below. Prefix 0 if its a 4 digit number.

7. Later in the day or next day:

You would receive the final confirmation of the registration and a registration number shall be sent to you via sms as below:

Your application is registered successfully and final registration number is SHV-1-ABCDE-202X-2Y. From: Department of Stamps and Registration

Note: here ABCDE is a 5 digit document number which can be used to view the registered sale deed and also get a certified copy by applying online on https://kaveri.karnataka.gov.in/  

Registration of MODT

It's done in parallel to your Sale Deed Registration on the Registration Date only and involves the same steps as mentioned above.

Only me as a purchaser was supposed to get the picture, thumb impression and signature done. SBI was exempted here.

Post-Registration, How to download a copy of the Sale Deed

1. Register on the Kaveri Online services portal 

2. Create an application for Certified Copy.

3. Enter the details as below

4. You will be able to download the reference pdf version of the Registered Sale Deed and MODT.

5. Proceed with the application in case you need to get the certified copy after payment.

How to get the Encumbrance Certificate?

1. Login to Kaveri Online portal: https://kaveri.karnataka.gov.in/ 

2. Start a New Application and Select ENCUMBERANCE CERTIFICATE -(ONLINE EC)

3. Search for your property using the Search by Party Name option  as show below

4. After refining the search results (either by using the first name and dates), ensure your Sale Deed and MODT is only listed in the search results.

5. Once done, confirm via the tick boxes and proceed. 

6. Download and verify the sample EC pdf , ONLY then proceed with payment.

7. Post payment e-sign and submit the application.

8. EC is generally available in 1/2 working days as per experience.

9. Come back to Home page after 1/2 days to download the e-signed EC. Submit this to the Bank.

Submission of Documents to the Bank

Once the ECC is generated, raise a ticket to the builder asking them to deposit the documents to the Bank.

Mention the following:

Hi,

Please confirm that my Registered Sale Deed and MODT are deposited? The bank would need the following : 1. Sale Deed 2. MODT 3. Encumbrance Certificate (PFA) The Bank Location is: The Assistant General Manager, State Bank of India, RACPC Address   

My Loan Account Number : XXXXXXXXX 

File Number: XXXXXX

Bank Contact details : Email/Mobile/Telephone  Bank Representative present during registration: Mr. John Doe (1234567890)

Please provide the acknowledgement once the documents are submitted.

 

Best Regards, Your Name Contact Number

Other helpful points:

SRO Locations

Shivajinagar

Building : 3rd floor, Monarch Chambers
 

Maps Location: Google Maps Link

Best transport mode: Metro Purple Line, get down at Cubbon Park, exit on the HAL office side, walk of 500m to SRO

Else, take a CAB for less hassle of parking.

No parking available at SRO.
For you take your own vehicle, parking is available on charge some 100m away from SRO

HDFC bank, Metropole Restaurant was nearby.

Halasoor/Ulsoor

Maps Location: https://goo.gl/maps/vCAZCW5E1wc1azsS9

No parking available at SRO, people who got their registration done there had to park on street.

Fellow owners mentioned Sherlock's Pub is just opposite for you wish to celebrate later.

Suggested Communication approach with Brigade 

Prefer raising a Service Request for a specific query on the myKey portal, you can follow up via email/call mentioning this ticket ID.
- It's more personalised and carries more metadata for the processor to analyse the issue specific to your flat.
- Each ticket once created has a trail while emails might get missed.

Sending a query via email takes more time to get resolved unless the mailbox handler has answer for it already or eventually creates a ticket in MyKey for someone else to process.

Read More : Blog related to Flat Handover

FAQ: Frequently Asked Questions