property acquisition document inthebox 21.02.2013

8/13/2019 Property Acquisition Document Inthebox 21.02.2013

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CITY

SITE

PROPERTY ACQUISITION DETAILS

Contact Owner

RE Manager

ZONE

Contact Broker

Note: This InTheBox document is a Print ready file that can be carried by landacquisition teams, filled out neatly and can form a very comprehensive and professional

looking Property Acquisition Document.Special thanks to Mr. Subhash Purohit and Mr. Chetan Soorenji for this.- Rahul

Updated on


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STATUS BOARD .............................................................................................................. 3TRIP NOTES ...................................................................................................................... 4TRIP NOTES ...................................................................................................................... 5PROPERTY ACQUISITION PROCESS IN CITY ........................................................... 6PROPERTY STATUS ........................................................................................................ 7DETERRENT / GOOD POINTS........................................................................................ 8DETERRENT / GOOD POINTS - 2 .................................................................................. 9DETERRENT / GOOD POINTS - 3 ................................................................................ 10Issue as on today/ Litigation if any ................................................................................... 11Documents as on date (comprehensive list)...................................................................... 12Preliminary Legal DD Opinion- External ......................................................................... 13Preliminary Architectal opinion- Plot potential- External ................................................ 14FAR/BUILDING RULES NORMS ................................................................................. 15PLOT DETAILS ............................................................................................................... 16OWNER OBLIGATIONS (IN COST) ............................................................................. 17LAND COST .................................................................................................................... 18RE OPINION GO / NO GO........................................................................................... 19CITY ZONING MAP ....................................................................................................... 20SITE IDENTIFIED ON GOOGLE MAP ......................................................................... 21SITE PLAN ....................................................................................................................... 22FINANCIAL VIABILITY ................................................................................................ 23FINANCIAL VIABILITY ................................................................................................ 24OTHER INFORMATION ................................................................................................ 25OTHER INFORMATION ................................................................................................ 26OTHER INFORMATION ................................................................................................ 27DEAL CONCEPT ............................................................................................................. 28DEAL CONCEPT ............................................................................................................. 29DEAL CONCEPT ............................................................................................................. 30DEAL CONCEPT ............................................................................................................. 31DEAL CONCEPT ............................................................................................................. 32CONCLUSION ................................................................................................................. 33CONCLUSION ................................................................................................................. 34CONCLUSION ................................................................................................................. 35


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STATUS BOARDSr.No Subject Explanation Status

Mkt Entry Research- Data gathering, Mapsgathering, google maps and real time maps-Eicher or any other maps, first hand data from

AC Neilesen regarding popula tion andConsumption- Perfect the understanding ofCITYMkt Research- With regards to our customerand key roads, where to locate our sites-

Perfect the understanding of target MARKET inthe CITYMappals Map of city regarding LocationAdv.Preparation of City presentation ppt.Preparation of CITY PARAMETER SHEET-DECISION LOGICMkt Visits & Laisionig with Brookers forproperty inventoriesMkt. Vist of VP with regional ResponsibleMkt Strategy with regards to developnent of cityand competitionSite Indentifications and preparing comparisionsheet

Site Evaluations- Perfect the LOCATION

Final comparative selected sites with VP andfinal goahead for the document collectionVisit of Board members/MD for the siteunderstandingDC Rules and development plans of the targetcities- DC Maps & construction parameters-FSI & other development rules

Preliminary Document DDPreliminary Project feasibility ( FSI, DC Rules,ULC, NA, Change of User, Any NOC's, checkany order by government or developmentauthorities Dev. Potential)- Outside agency &our laisioning teamLand Papers- all the extracts, deeds, Plotmarket on the city development plan, site/landCTS map.Prelimninary Legal Checks ( NOC's, Incometax, Sales tax, Company related checks, anyother share holding pattern checks etc)Preparation of key points regarding completedocument and what we are getting- FACTSHEET OF SITEPreparation of FSI and site potential withregards to prevelent DC rulesPreparation of what we will be demanding fromthe land owner- OUR EXPECTATION SHEETFROM SITEDevelopment Plan- Use of the land with our

Architect and project teamPreparation of Land use sheet- FSI use; whatwill be our GLA or salable area

Leasing proforma

Preparation of P &L and business plan by BDteam and cross checking with Finance teamSite Selection and Financials- P & L andaffordability calculation and our negotiationstrategy in place- Price and for what with ULC,with Transfer..etc- Perfect the

AFFORDABILITYKey Fact sheet- Planned- FSI, GLA, RentalsP & L AND LAND AFFORDABILITY MATRIX-EXPECTEDNegotiation & Deal Structure- First RoundNegotiation & Deal Structure- subseqet andfinal RoundTerm Sheet with land owner; which to beapproved by BoardPreparation of one page document about thecomplete deal and our decision logic andfinanical - " DEAL"Preparation REC & Investment proposalPresentation

REC Presentation

REC Approval and their comments on the deal

Closing the Deal with the landlordPreparation of one page note for the MOAT forthe legal department- Handing over stage toLegal team, we will follow up untill deal getsigned

Detailed Legal DD & Title Search

MOATOther acquistion documents- Sale deed, Leasedeed,..etcPreparation of mile stone sheet for theacquisition with all the deliverable of land lordand ours with time slots

Perfect the understanding of CITY

AND TARGET MARKET

Site Inventories, Site selections, Mkt

strategy- Perfect the LOCATION

Understanding site documentationand requirement from our end-

Perfect what we are GETTING

Perfect the developmentplanning/Architect and financials

understanding-

AFFORDABILITY

Negotiation

DEAL and Invesment approval-

Complete the RE PACKAGE

FOR THE SITE

Legal documentation- MOAT andother acquistion documentation

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2

3

4

5

6

7


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TRIP NOTES

(Mention dates / any important observations)


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TRIP NOTES

(Mention dates / any important observations)


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PROPERTY ACQUISITION PROCESS IN CITY


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PROPERTY STATUS

Final plot/Any ULC issue

NA Commercial

Zone/zone change process

Plan Sanctioned

Any Litigation

Any industrial issue Any policy issues to beclarified

Property status


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DETERRENT / GOOD POINTSSr.No

1U turns/highway accessproblems

2 Condition of Road

3 Width of the road

4 Natural flow of traffic

1 Frontage on main road

2 Is it a corner plot

3 Any hindrance to the visibility

1

At no point the plot iscompressed less than 300 ft

Deterrent/goodpoints Accessability

Visibility ( should be on main road, and with atleast 300ft frontage)

Shape of the plot


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DETERRENT / GOOD POINTS - 2

Sr.No

1

Any Ht restriction due to Airport

2 Funnel Problem

3

Any Reservation orconditional approval

1 Total population

2 Kind of population

Airport / other approvals

Catchment with in 360 degree (20-25 Min Drive time)

Deterrent/goodpoints


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DETERRENT / GOOD POINTS - 3Sr.No

1 Malls

2 Multiplex

3 SEZ

1 Any Nala on plot/near plot

2 High tension wires in the plot

3 Any water body in the plot

Other

Development in the trade areaDeterrent/goodpoints


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Issue as on today/ Litigation if anyIssue as on today/ Litigation if any


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Documents as on date (comprehensive list)

Sr.No

1

Surve no. document- 7/12extract

2 Area statement owner wise

3 Final Plot- Form H

4 Kashara map or survey map

5 Final TP plan

6

NA Papers (applications andpaid reiciept)

7 NA Order

8 Zoning certificate

9 ULC order or any document

10 Sale deeds / any other recitals

11 Any NOCs if required

12 Any Government notifications

13 Any Government approvals

14

Plan sanctioning-Development application to

15

Development charge paidreciept

16 Sanctioned planned

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Any local level approvals orNOC's

18 CC

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Any policy issue to be clarified(eg. Township/SEZ)

Documents as on date ( comprehensive list)


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Preliminary Legal DD Opinion- External

Lawyer at Mumbai

Lawyer at location

Documents collected and/or handedover

Preliminary Legal DD Opinion- External


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Preliminary Architectal opinion- Plot potential- External

Architect at location

Preliminary Architectal opinion- Plot potential- External


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PLOT DETAILS

LOCATIONSOURCE FOR THEIDENTIFICATION

( as per document received)

Square Yard/ Kothas

Acres

Sqft

FSI norms

RG norms if any

FSI in sqft- Permissible

Extra FSI/purchasable

Extra FSI in Sqft

Total Max FSI/FAR

Plot Details

FAR/FSI Calculation


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OWNER OBLIGATIONS (IN COST)

Clear marketable title/no

litigation

Final Plot prcoess/ULCprocess

NA done

Commercial zone

Any NOCs

Any Government notifications

Any Government approvals

Plan Sanctioning

Other NOC'c and permissionrequired at local level

Other NOC'c and permission

required at Center level

CC

Owner Obligations ( in cost)


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LAND COST

Cost per Yard/kothas

Cost per sqft

Cost per acre

Total Cost Land

Cost of extra FSI Rs/per sqft

Cost of extra FSITotal Cost of land with extraFSI

Cost/FSI

Land Cost


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RE OPINION GO / NO GO

RE Opinion- Go/no go


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CITY ZONING MAP


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SITE IDENTIFIED ON GOOGLE MAP


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SITE PLAN


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FINANCIAL VIABILITY


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OTHER INFORMATION


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OTHER INFORMATION


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DEAL CONCEPT


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DEAL CONCEPT


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DEAL CONCEPT


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DEAL CONCEPT


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DEAL CONCEPT


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CONCLUSION


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CONCLUSION


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CONCLUSION


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PLASTIC COVER 1


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PLASTIC COVER 2


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PLASTIC COVER 3


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PLASTIC COVER 4


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PLASTIC COVER 5


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