How to protect your land from illegal possession suggests B.S.Ghuman, NRI Lawyer

Invest in farm land the legal way & profit from it

Investment on a piece of land is a safe bet as it assures huge return on investment. But how safe is your property deal? With land grabbers on the prowl and often multiple individuals claiming ownership of a single plot, buyers have to be extremely careful before investing in land, and also take steps to prevent encroachments.

NRI Law Group suggests some do`s and don`ts to lock a legal and smooth land deal.

Legal Issues

Don't Forget To Ask A Good Law Firm To Do Due Paper Work!

Once you have zeroed in on the land, you have to turn your attention to the most important hurdle you may have to surmount: the legal issues. Tell yourself again and again that this is the most crucial step involved in buying a piece of agricultural land. Mr. Ghuman suggests an easy way out: "Ask a sound law firm to do due diligence. Ensure that the title of the land is clear. If you do not have the wherewithal to check the legal issues, then engage a proper realtor or local broker to check them." "The most common mistake is that people don't see if the land has been properly acquired or not, whether the farmers have been rehabilitated or not. There can be numerous problems. You buy land and then realise there are many issues," says Ghuman. He gives some useful tips on how to avoid such mistakes: "Study the state bylaws before buying agricultural land. Land should not have any encumbrance or litigation on it. Also, have a thorough title due-diligence done on the land with at least 30 years historical title check done. There should be no minor, etc, as owner of the land. Make sure that there are no village roads/lanes, well, etc, on the land and there are no LT/HT electrical wires running thought the land." Get your land demarcated clearly, and ensure that the seller gets the boundary wall or fencing done before the title is transferred, he says.Before signing the cheque for the purchase, you need to carefully plan how you are going to take care of the land. Living in a city and taking care of a land far away won't be an easy task. Ghuman suggests a viable solution: "You can hire contract farming firms that will man age the land for you. These contract farming firms may be on a profit-sharing basis. Prior to the acquisition of the land, a contract farming firm could do the testing of the soil to determine what crop can be grown."

Security Issues

Security issues related to such land are usually more complex, feel experts. "If you buy land in a community society then at least there is somebody to look after the land. But if you buy an independent plot, then there is the problem of guarding it as well, which can become very costly," says Ghuman. "Get the fencing and security right, it is very important," says Narayan. "Prima facie, one needs to make sure that there is no land grabbing or the neighbour doesn't extend the boundaries to your land. Hence, basic costs are for creating a boundary wall and a guard," says Ghuman.

A Home Away From Home

But don't start building holiday home in the air, though. Laws prohibit building of holiday homes on agricultural land. Ghuman says, "A farm land is ideally a piece of land where you can do farming. It should not be confused with a holiday home. Different states have different laws for conversion of farm land into a holiday home, motel, hotel. There is a process laid down by each state which governs the change of land use." So, before you build a holiday home, study the laws of the state where you plan to buy the land. Ghuman warns that holiday homes are not great investment options. "A holiday home is mainly a lifestyle option. There's not much scope for investment in such a home because the liquidity is not great." But make no mistake, land is always a valuable investment. "Holding land may be sensible, given the increasing demand for food grains," says Ghuman. "If you have already bought land, it is better to hold on to it as the purchase cost is not likely to be very high," says Ghuman.

We get redressed NRI property encroachment cases faster: Advocate J.P.S. Ghuman

Edmonton (TNP) -  Staying outside India and having to deal with Property issues in the country, can be really a troublesome and a tuff job. Living overseas with limited ability to supervise their property,Non Resident Indians (NRIs) are often victims of property encroachment in India. "Typically people buy land for investment purposes and may seldom visit the plot of land. Such land becomes an easy target for encroachment because the wrong-doers know that the person is not supervising/ checking on the land and they also know that on encroachment it is difficult for the owner to fight a legal battle in absentia. Similarly, houses of NRIs are soft targets where tenants who have lived long enough may refuse to vacate a rented place. In most situations, the legal way of eviction could be time consuming because the tenancy laws in most states are skewed in favor of the tenants," explains Advocate J.P.S.Ghuman, Managing Director of NRI Legal Matters while talking with The NRI Post. 

A possessor enjoys certain judicial protection against third parties even if he is not the owner. This is in order to obviate unlawful acts of violence against the person in possession. However, illegal occupants take advantage of the prevalent laws with respect to possession and many owners face a lot of problem and harassment to get back their properties. The problem is worse in cases of NRIs who are not physically present to look after the properties and forced to depend on locals to look after the properties and litigation if any.

Prevention, then, is obviously better than cure and we have seen in an earlier article the various steps NRIs can take to prevent property encroachment. However, if your property has already been encroached upon, don't lose heart. "There are remedies provided under the law to get back the properties or protect any third party trespassing or interfering in the peaceful possession," Singh points out. But, as Sunder says, "be mentally prepared for a long haul." 
"Remedies are available under section 5 and 6 of the Specific Relief Act, 1963. A person who is dispossessed from his property can get possession on the basis of title and may recover possession merely by proving previous possession and subsequent wrongful dispossession," says Singh. 

Steps to get it back:-

Step 1: Get all the related documents 

In order to be able to prove that, it is important to have your documents in order. "To establish right on the property the owner or a person claiming possession must have documents such as the title deeds, jamabandis, mutation/ intkal, copy of the Will (if any) where the property has been inherited by way of a Will, original purchase agreement/sale deed, electricity bills, water bills and telephone bills etc.," Singh advices. "In addition, keep all payment receipts, cheques, bank drafts (if any) paid to the sellers and annual property tax receipts," advises Bangalore based Advocate Lokesh Anjanappa. 

Step 2: Seek legal help 

Find yourself a lawyer who can help you to quickly draft suitable notices of eviction and have them sent to the illegal occupants. "Discuss at length with the lawyer every minute detail pertaining to the disputed property and file a civil suit seeking 'restraint order' or 'injunctive relief' (Stay) against any continuing threat. Try and obtain copies of the encroacher's documents on which basis an illegitimate claim has suddenly cropped-up in air," says Anjanappa. 

Step 3: File a complaint with police 

"In addition to the Specific Relief Act, proceedings can also take place under section 145 of the Criminal Procedure Code. In states like Punjab, the Government has taken steps such as setting up of NRI police stations where a person who apprehends trespassing or wrongful dispossession can lodge a written complaint. In fact, a written complaint can be sent to the Superintendent of Police (SP) by way of registered post. Even if the SP fails to respond, a private complaint in the court can be filed through an advocate and the case can then be pursued through a special power of attorney (a relative or a close friend) where it is difficult for the owner to be present in India," says Singh. "You can even file a complaint in any police station if there are any threats of bodily harm from the party," says Sunder. 

Step 4: Be open to negotiation 

"Knowing that there are people backing you up could make the encroacher change mind. Also, keep the window of negotiation open so that the futility of it can be impressed upon the encroacher. Considering the financial impact on the property, legal fees, professional charges, lengthy trial period, related expenses, etc., the encroacher may think it more wise to invite the litigating party for some favorable out of court negotiations/settlement," Sunder says. 

Step 5: Be patient 

"Timelines in litigation in India are difficult to speculate. On an average a case takes a minimum of 2-3 years. The cost of litigation varies from case to case. It depends on the city where the case is filed (litigation cost is steep in cities like Delhi, Mumbai, Ahmadabad), the complexity of the case and type of lawyer engaged (for instance a designated Senior counsel who might charge on per hearing basis or lawyer with an experience of 10-15 years)," Singh says. Getting back encroached property is often a long winding legal process. The above steps provide a broad guide on what to do if you are in a similar situation. Do consult a professional for your individual circumstance.

Our Non Resident Indian clients can trust us to solve all the legal hassles pertaining to their Property matters in India. We have a team of Property consultants & Legal Advisors,  who is well-versed with all such issues and facilitates and quickly resolve  such iessues.

Any problem, in any Govt. Department relating to your Property in India, you can depute us to handle such matters and forget your worries &. rest is our job and you may relax. Your all the problems will be settled on a very nominal expense, we have the experience of handling such issues of our various clients, successfully who are residing in UK, USA, Canada and Middle East, etc. Mr. Singh added.

NRI CHILDREN CUSTODY ROW

Norway won’t hand over Indian kids

Oslo, March 22
Dealing a blow to an Indian couple battling for custody of their children, Norway's Child Welfare Service has said the kids cannot go back to India, where they can be caught up in "a very unfortunate tug of war" in the wake of differences between their parents.

"New developments in the child welfare case involving two Indian children make it impossible to carry out the hearing in Stavanger District Court that was scheduled for Friday 23 March," the Norwegian Child Welfare Service (CWS) said in a statement.

The statement follows reports of differences between the parents - Anurup and Sagarika Bhhtacharya, whose children three-year-old Abhigyan and one-year-old Aishwarya were placed in foster care in Norway in May last year on grounds of "emotional disconnect".

Norwegian authorities believe that it would not be in the "best interests" of the kids that they be moved to India now amidst differences between the parents.

Over the past few days, both the parents and the children's uncle, who was to get the custody of the kids, "have changed their position several times on the agreement that had originally been reached. This has caused the Child Welfare Service to doubt their motives as far as the agreement is concerned," CWS chief Gunnar Toreseen said. 

Arunabhash Bhattacharya, the paternal uncle of the children, is in Norway in connection with the case. 

The CWS had a clear intention to sign and implement the agreement but that the events of the last few days now make this impossible, Toresen said. 

In view of the "new developments," the hearing scheduled for tomorrow in the Stavanger District Court will not take place now, the statement said. 

Toresen said the authorities have been made aware of a conflict in the family that could influence the outcome of the case. 

ਸਰਕੋਜੀ ਵੱਲੋਂ ਯੂਰਪੀ ਦੇਸ਼ਾਂ ਨੂੰ ਗ਼ੈਰ-ਕਾਨੂੰਨੀ ਪ੍ਰਵਾਸ ਵਿਰੁੱਧ ਚਿਤਾਵਨੀ

ਰੋਮ (ਇਟਲੀ), 14 ਮਾਰਚ-ਫਰਾਂਸ ਦੇ ਰਾਸ਼ਟਰਪਤੀ ਨਿਕਲਿਸ ਸਰਕੋਜੀ ਨੇ ਸਮੁੱਚੇ ਯੂਰਪੀਅਨ ਦੇਸ਼ਾਂ ਨੂੰ ਧਮਕੀ ਦਿੱਤੀ ਹੈ ਕਿ ਜੇਕਰ ਗ਼ੈਰ-ਕਾਨੂੰਨੀ ਪ੍ਰਵਾਸ ਨਾ ਰੋਕਿਆ ਗਿਆ ਤਾਂ ਉਹ ਫਰਾਂਸ ਨੂੰ ਯੂਰਪੀਅਨ ਯੂਨੀਅਨ ਦੇ ਵੀਜ਼ਾ ਫਰੀ ਸ਼ੈਨੇਗਨ ਸਮਝੌਤੇ ਤੋਂ ਅਲੱਗ ਕਰ ਲੈਣਗੇ। ਸ਼ੈਨੇਗਨ ਸਮਝੌਤੇ ਦੇ ਅਨੁਸਾਰ ਬਹੁਤੇ ਯੂਰਪੀਅਨ ਅਤੇ ਸਵਿਟਜ਼ਰਲੈਂਡ, ਨਾਰਵੇ ਤੇ ਆਇਸਲੈਂਡ ਵਰਗੇ ਦੇਸ਼ਾਂ ਦੇ ਨਾਗਰਿਕਾਂ ਨੂੰ ਮਾਮੂਲੀ ਜਿਹੇ ਬਾਰਡਰ ਚੈਕਿੰਗ ਤੋਂ ਬਾਅਦ ਯਾਤਰਾ ਦੀ ਸੁਵਿਧਾ ਮਿਲ ਜਾਂਦੀ ਹੈ। ਯਾਦ ਰਹੇ ਜੇ ਇੰਜ ਹੁੰਦਾ ਹੈ ਤੇ ਫਿਰ ਫਰਾਂਸ ਵਿਚ ਜਾਣ ਲਈ ਵੀਜ਼ਾ ਲੈਣਾ ਪਿਆ ਕਰੇਗਾ। ਜਦ ਕਿ ਹੁਣ ਯੂਰਪੀ ਦੇਸ਼ਾਂ ਵਿਚ ਵਸਦੇ ਬਹੁਤੇ ਪ੍ਰਵਾਸੀਆਂ ਨੂੰ ਬਿਨਾਂ ਵੀਜ਼ੇ ਤੋਂ ਯੂਰਪੀ ਸੰਘ ਦੇ ਅਧੀਨ ਆਉਂਦੇ 27 ਦੇਸ਼ਾਂ ਵਿਚ ਬਿਨਾਂ ਰੋਕ-ਟੋਕ ਦੇ ਜਾਣ-ਆਉਣ ਦੀ ਆਜ਼ਾਦੀ ਹੈ। ਉਨ੍ਹਾਂ ਉੱਤਰੀ ਪੈਰਿਸ ਵਿਖੇ ਇਕ ਵਿਸ਼ਾਲ ਰਾਜਨੀਤਕ ਰੈਲੀ ਨੂੰ ਸੰਬੋਧਨ ਕਰਦਿਆਂ ਉਪਰੋਕਤ ਬਿਆਨ ਵਿਚ ਇਹ ਗੱਲ ਕਹੀ। ਉਨ੍ਹਾਂ ਕਿਹਾ ਕਿ ਇਕ ਨਵੇਂ ਬਾਰਡਰ ਕੰਟਰੋਲ ਕਾਨੂੰਨ ਦੀ ਲੋੜ ਹੈ ਤੇ ਜੇਕਰ ਆਉਂਦੇ ਵਰ੍ਹੇ ਇਸ ਸਬੰਧੀ ਗੱਲ ਨਾ ਹੋਈ ਤਾਂ ਉਹ ਇਸ ਸਮਝੌਤੇ ਨੂੰ ਤੋੜ ਕੇ ਫਰਾਂਸ ਨੂੰ ਇਸ ਤੋਂ ਬਾਹਰ ਕਰ ਲੈਣਗੇ। ਪਰਵਾਸ ਦਾ ਮੁੱਦਾ ਸਰਕੋਜੀ ਦੀ ਰਾਜਨੀਤਕ ਮੁਹਿੰਮ ਦਾ ਇਕ ਅਹਿਮ ਮਸਲਾ ਬਣਦਾ ਜਾ ਰਿਹਾ ਹੈ। ਉਨ੍ਹਾਂ ਕਿਹਾ ਕਿ ਵਿਦੇਸ਼ੀਆਂ ਕਾਰਨ ਦੇਸ਼ ਦੀ ਏਕਤਾ ਪ੍ਰਭਾਵਿਤ ਹੋ ਰਹੀ ਹੈ ਤੇ ਉਹ ਹੋਰ ਵਧੇਰੇ ਆਵਾਸ, ਨੌਕਰੀਆਂ ਤੇ ਸਿੱਖਿਆ ਮੁਹੱਈਆ ਨਹੀਂ ਕਰਵਾ ਸਕਦੇ। ਅਜਿਹਾ ਪਹਿਲੀ ਵਾਰੀ ਨਹੀਂ ਹੈ ਕਿ ਇਸ ਸਮਝੌਤੇ ਨੂੰ ਲੈ ਕੇ ਫਰਾਂਸ ਦੇ ਰਾਸ਼ਟਰਪਤੀ ਨੇ ਅਵਾਜ਼ ਉਠਾਈ ਹੈ। ਇਟਲੀ ਵੱਲੋਂ 5 ਅਪ੍ਰੈਲ 2011 ਤੋਂ ਪਹਿਲਾਂ ਇਥੇ ਆਏ ਹਜ਼ਾਰਾਂ ਉੱਤਰੀ ਅਫਰੀਕਨਾ ਨੂੰ ਕੱਚਾ ਅਵਾਸ ਪਰਮਿਟ ਦੇਣ ਤੋਂ ਵੀ ਫਰਾਂਸ ਖਫਾ ਹੈ ਕਿਉਂਕਿ ਇਸ ਰਾਹੀਂ ਉਹ ਯੂਰਪੀ ਬਾਰਡਰ ਫਰੀ ਸ਼ੈਨੇਗਨ ਖੇਤਰ ਵਿਚ ਸਫਰ ਕਰ ਸਕਣਗੇ।

ਇਟਲੀ ਦੇ ਸਾਬਕਾ ਪ੍ਰਧਾਨ ਮੰਤਰੀ ਸਿਲਵੀਓ ਬੈਰਲਿਸਕੋਨੀ ਤੇ ਨਿਕਲੋਸ ਸਰਕੋਜੀ ਇਕ ਸਾਂਝੇ ਪੱਤਰ ਰਾਹੀਂ ਸ਼ੈਨੇਗਨ ਸਮਝੌਤੇ ਵਿਚ ਸੋਧਾਂ ਕਰਨ ਤੇ ਗ਼ੈਰ-ਕਾਨੂੰਨੀ ਪ੍ਰਵਾਸ ਦਾ ਵਹਾਅ ਰੋਕਣ ਨੂੰ ਲੈ ਕੇ ਯੂਰਪੀਅਨ ਯੂਨੀਅਨ ਸੰਘ ਦੇ ਪ੍ਰਧਾਨ ਨੂੰ ਬੇਨਤੀ ਕਰ ਚੁੱਕੇ ਹਨ। ਸ੍ਰੀ ਸਰਕੋਜੀ ਨੇ ਆਉਣ ਵਾਲੇ 5 ਸਾਲਾਂ ਵਿਚ ਪ੍ਰਵਾਸ 18000 ਪ੍ਰਤੀ ਸਾਲ ਤੋਂ ਘਟਾ ਕੇ 10000 ਪ੍ਰਤੀ ਸਾਲ ਕਰਨ ਬਾਰੇ ਵੀ ਕਿਹਾ ਹੈ। ਫਰਾਂਸ ਦੇ ਰਾਸ਼ਟਰਪਤੀ ਸਰਕੋਜੀ ਦੇ ਵਿਦੇਸ਼ੀ ਮੂਲ ਦੇ ਪ੍ਰਵਾਸੀਆਂ ਪ੍ਰਤੀ ਆਏ ਅਜਿਹੇ ਬਿਆਨ ਦੇ ਮੱਦੇਨਜ਼ਰ ਵੱਖ-ਵੱਖ ਦੇਸ਼ਾਂ ਦੇ ਪ੍ਰਵਾਸੀਆਂ ਦੇ ਵਿਰੋਧ ਵਿਚ ਹੋਰ ਅਜਿਹੇ ਬਿਆਨ ਆਉਣੇ ਸ਼ੁਰੂ ਹੋ ਗਏ ਹਨ, ਜਿਸ ਦੇ ਮਾੜੇ ਪ੍ਰਭਾਵ ਆਉਣ ਵਾਲੇ ਦਿਨਾਂ ਵਿਚ ਦੇਖੇ ਜਾਣਗੇ। ਅੱਜ ਇਟਾਲੀਅਨ ਮੀਡੀਆ ਵਿਚ ਇਸ ਵਿਸ਼ੇ 'ਤੇ ਚੱਲੇ ਵੱਖ-ਵੱਖ ਪ੍ਰੋਗਰਾਮਾਂ ਵਿਚ ਚਰਚਾ ਹੁੰਦੀ ਰਹੀ।