Builder & Developer Documentation
A development project generates documentation continuously, from before the land is acquired until the society holds conveyance of it. Most of that documentation has to be correct on the day it is executed, because the cost of correcting it later is measured in duty, penalty and delayed registrations.
Tarte Consultants is associated with more than 50 builders and developers across the Mumbai Metropolitan Region. We function as the documentation and registration partner across the project lifecycle — the drafting, the duty, the registrations and the compliance record.
When you need this service
- Land is being examined before acquisition or before a development arrangement is signed
- A Development Agreement has to be drafted from the developer side
- A project is launching and flat or shop registrations will run in volume
- MahaRERA project registration or a periodic compliance update is due
- Enough purchasers have taken flats for the society to be formed, or conveyance to it is due
- A stamp duty classification on a project instrument is being questioned
What we handle
Project title due diligence
Examination of the project land's title documents before acquisition or development commences — the 7/12 extract, the title chain, encumbrances, the N.A. Order, plan sanction, MOFA compliance status and a litigation search. A clear title at project inception prevents disputes at every subsequent stage.
Search reports
Detailed property search reports for pre-acquisition due diligence, verifying ownership history, registered encumbrances, litigation flags and acquisition notifications, provided as a formal written report suitable for institutional lender and legal use.
Development Agreement — developer side
Drafting from the developer's perspective, covering FSI utilisation, construction obligations, PAAA commitments, timelines, regulatory compliance and dispute resolution. Stamped under the Maharashtra Stamp Act, 1958 and registered under the Registration Act, 1908.
Bulk flat and shop registration
End-to-end management of volume registration of flats, shops, offices and commercial units — duty computation for each unit, GRN generation, GRAS payment, appointment coordination and execution management. Volume registration is handled with the same precision as an individual transaction.
MahaRERA documentation
Preparation and organisation of the documentation required for project registration — title documents, project disclosures, statutory annexures, the development agreement, architect certificates, the Commencement Certificate and financial documents — together with periodic compliance updates and completion filings.
Tripartite agreements
Preparation and registration of agreements between the developer, the society or individual purchaser, and the lender, as project-level or individual home loan disbursement requires.
Project-level powers of attorney
Powers of attorney authorising individuals or firms to act on behalf of the developer for enumerated purposes — registration, approvals, banking or customer-facing transactions — notarised where required.
Stamp duty classification advisory
Advice on the correct classification of project instruments and development agreements, and on concessions, exemptions and Government Resolutions applicable under the Maharashtra Stamp Act, 1958 — so that duty is neither deficient nor paid in excess of the statutory liability.
IOD, CC, TDR and FSI documentation
Assistance in organising and coordinating the documentation component of Intimation of Disapproval and Commencement Certificate applications, and documentation relating to Transfer of Development Rights and FSI utilisation, including TDR certificate verification and the annexures required for filings and plan approvals.
Co-operative Housing Society Formation
Support for the promoter's society-formation and registration documentation when the statutory threshold of purchasers for formation is reached under Section 10 of the Maharashtra Ownership Flats Act, 1963 — the trigger is the taking of flats by the required number of persons, not the completion of the building. We prepare the application and the supporting documentation under the Maharashtra Co-operative Societies Act, 1960, from the member list through to the registration certificate and the post-registration documentation.
Conveyance to the society
Preparation, duty computation and registration of the conveyance from the builder or landlord to the newly formed society. Timely conveyance closes the obligation and avoids later deemed conveyance proceedings.
What we need to place the assignment
A project generates documentation throughout its lifecycle, and what a particular assignment requires depends on which part of that lifecycle it sits in. There is no single document set that covers pre-acquisition due diligence, development documentation, bulk registration and conveyance. We start by placing the assignment:
- Which part of the project's documentation you need handled — such as title due diligence or a search report, a development agreement, bulk registration, MahaRERA documentation, society formation or conveyance, or a stamp duty classification question.
- The project or land concerned, where it is located, and the entity that holds it or is developing it.
- What stage the project has reached — for example, pre-acquisition examination, development-agreement negotiation, launch, registration, society formation or conveyance.
- The document or draft in question, where one already exists, or a clear statement of what is intended.
- Where the project is registered under MahaRERA, its registration particulars; and where the assignment concerns bulk registration, the units involved and the consideration for each, where available.
Please note: This information is used to place the assignment; it is not a universal document list for a project. What the matter requires depends on the instrument, the stage the project has reached and the authority with which the filing or registration is to be made. We identify the further documents needed for the particular assignment after assessment.
Where projects most often accumulate documentation risk
Registered particulars have to match what purchasers are promised
Where a project attracts registration under the Real Estate (Regulation and Development) Act, 2016, the registered particulars and disclosures should be consistent with the agreements purchasers and members actually hold. An inconsistency between the two is a warning sign that surfaces during due diligence.
Conveyance deferred becomes conveyance contested
Where conveyance to the society is not executed, the society has a statutory route that does not require the promoter to cooperate. Completing conveyance in the ordinary way is materially simpler than defending an application later.
Classification errors scale with the project
A classification error on a project instrument does not stay contained. It is repeated across every derivative registration, and it surfaces as a deficiency proceeding covering the whole set rather than a single document.
Powers of attorney should be enumerated, not broad
A project-level power drawn widely is convenient at the time and difficult to constrain afterwards. Enumerating the purposes keeps the authority matched to what the project requires.
Questions we are asked about this service
Registration under the Real Estate (Regulation and Development) Act, 2016 is generally required unless the project falls within an exemption under Section 3(2). Under Section 3(2)(a), registration is not required where the land proposed to be developed does not exceed 500 sq.m. or the number of apartments proposed to be developed does not exceed eight, inclusive of all phases. Under that threshold test registration is generally required where both limits are exceeded, subject to the other statutory exemptions. Where a project is registered, the registered particulars should be consistent with what purchasers and members are actually promised — an inconsistency is a warning sign that surfaces during due diligence. See the MahaRERA verification guide.
Duty is charged on the instrument, not on the transaction in the abstract. The first question is which article of the Schedule to the Maharashtra Stamp Act, 1958 the instrument falls under — a conveyance, a gift, a lease, a leave and license agreement and a power of attorney are charged on different bases. For a conveyance, duty is charged by reference to the consideration set out in the instrument or the true market value, whichever is higher. The Annual Statement of Rates, universally called the Ready Reckoner, is the official valuation framework for assessing true market value; it operates as a minimum reference rather than as the answer on its own. What is actually payable also turns on the precise location, any additional local body duty, cess or surcharge, the category of purchaser, and any concession in force on your date of execution. A percentage quoted in the abstract is the start of a calculation, not its result. See the stamp duty guide.
No. There is no single checklist that applies to every registrable instrument. A sale, a gift, a release, a partition and a lease are charged and treated differently from one another and do not share one document set. We identify the instrument first; the documents, the duty and who must attend all follow from that. Identification requirements at the registration counter are a matter of current office practice, which we confirm for the office where your document will be presented.
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Speak with our team about your documentation, registration, or compliance requirement. Tarte Consultants does not charge any consultation fees — walk in or call us to get clear, expert guidance from the very first conversation.
Serving Mumbai · Thane · Navi Mumbai · Kalyan · Panvel · Konkan & beyond.