Adding a correct name to property deal
In July this year both Houses of Parliament passed a comprehensive Benami Transactions (Prohibition) Amendment Bill 2015, with the intent of bringing unaccounted money into the system, as well as seizing benami property and prosecuting those indulging in
What does the passage of the Benami Transactions (Prohibition) Amendment Bill 2015 by Parliament in July 2016 mean for the real estate industry, especially residential markets? As with other such regulations, viz the Real Estate (Regulation and Development) Act and the Land Acquisition, Rehabilitation and Resettlement (Amendment) Bill 2015 which aim at increasing transparency and professionalism in the industry, the Benami Transactions Bill is a further step in the same direction.
The practice of adding the correct name to the property transacted will bring transparency in the residential markets. With increased transparency, title risks will be minimized and buyer confidence during a residential property transaction will get a boost. A fresh breath of professionalism will be ushered in. The general tag of corruption and unaccounted wealth, which follows most developers, will hopefully be limited to the few genuinely unethical players.
Lender confidence (whether it be of a private equity or of a bank) will also receive a fillip. Today when titles are not clear, the lending institution very often conducts its own “title search” for property before giving its loan approval.
With the risk of increasing bad debts, it is no surprise that banks undertake careful scrutiny of the ownership prior to giving loans. Multiple ownerships, false ownerships and unknown ownerships plague the residential sector, especially in the mini-metros and non-metro markets.
Land transactions will be smoother as the number of benami deals is large in this sector. Data on land transactions is difficult to come by but we expect the legal amendment will have a greater impact here. It is a well-known fact that land transactions in India take an average of one to two years for their completion. With the outright purchase of land no longer viable for most developers, the joint venture route has been adopted. Post multiple discussions on a revenue share and complicated interpretations of a permissible FSI, it is very often concluded that the land title itself is not clear. Single ownership titles and the clarity of titles will hopefully see the light of day with the implementation of the new amendments. This will help developers aiming for a quick and successful closure of joint venture transactions in land and open up land parcels for residential development. Exits by funds participating in transactions will be quicker.
IMPACT ON SUPPLY OF RESIDENTIAL APARTMENTS
The amended Bill seeks to establish four authorities to conduct inquiries or investigations regarding benami transactions. These are the Initiating Officer, the Approving Authority, the Administrator and the Adjudicating Authority. It also states that if the Initiating Officer believes that a person is a benamidar, he may issue a notice to that person and he may hold the property for 90 days from the date of issue of the notice, subject to permission from the Approving Authority.
What this essentially means is that a lot of responsibility lies on the Initiating Officer for tracking a benamidar. Secondly, a network of players – the Initiating Officer, the Approving Authority, the Administrator and the Adjudicating Authority – have to work in tandem to establish the property as benami. Lesser moving parts of the system will make the foul play easier to track. Moreover, once the property is indeed confiscated, it will either be auctioned or used by the Government. Hence, the impact on overall supply in residential markets will be minimal.
RATIONALIZATION IN RESIDENTIAL PRICING
Cash-rich investors who wish to park their unaccounted for wealth usually undertake the benami transactions in real estate in order to dodge tax authorities as well as to earn a decent return on investments. Will this investor be pushed out of the market with the implementation of the amended Bill? Will this lead to a more end-userdriven market and hence a scaling down of property prices? We do not believe that there will be any major impact on residential property prices on this account. End-user demand is already present in the market, and there has already been a reduction in the number of active investors in the sector. Property prices have remained firm where buyers have met their price expectations, and we see this as a continuing trend. The sector has seen an increase in private equity funding for well-established developers, and this trend is likely to continue. The ones who are likely to suffer are the smaller players who receive money from a few large investors during property construction, for there will indeed be a fear among the cash-rich investors of being tracked down.
The ones who are likely to suffer are the smaller players who receive money from a few large investors during property construction, for there will indeed be a fear among the cash-rich investors of being tracked down.
STRINGENT PUNITIVE MEASURES LAID DOWN
The Bill seeks to change the earlier provision of imposing penalty of one to three years’ jail on legal offenders to that of awarding a rigorous imprisonment of one year or up to seven years and a fine which may extend to 25% of the fair market value of the benami property. We will hopefully see a much-needed cleansing in the real estate sector. The success of the amended Bill will lie in its quick and strict implementation by the empowered authority. Else, the mystery of true ownership will remain unsolved. ■
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