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Laws Applicable to Co-Operative Society

Laws Applicable to Co-Operative Society

The Cooperative Societies Act, 1912 expanded the sphere of cooperation between its members and provided for supervision by central organization. A cooperative society, which has its object the promotion of the economic interests of its members in accordance with the co-operative principles, may be registered with limited or unlimited liability by filing application to the registering authority with requisite documents to be submitted by them

A Co-operative Society has to conduct itself as per the following listed below:

  1. Co-operative Societies Act under which the same is registered whether it be under state Act or Central Act.
  2. Co-operative Societies rules made there under whether it be central or state rules
  3. Bye-laws approved by the registrar at the time of registration and amendments made from time to time and approved by the registrar, these bye-laws have to be formed by the concerned members themselves and present it to the registration authority for its approval.
  4. Notification and Orders by the concerned Government

The following steps have to be followed while forming a Co-operative society, they are

Step 1: Ten Individuals together who are desirous of forming a Society

To form a society, law mandates that 10 members minimum must show intention to be part of the society having same aim and objective to be achieved through the society for their mutual benefit and thereby be desirous to be part of it.

Step 2: Provisional Committee to select Chief Promoter

Once a group of individuals have a desire to form a society the next step should be there must be a provisional committee of which everyone is part of and all of them should by mutual consent or by majority whichever their prefer must choose a person who will be a chief promoter of the society which is going to be formed by them.

Step 3: A Name for the Society has to be selected

Thereafter once a chief promoter is selected by set of individuals among them, they have to select a name for the co-operative society which they wish to form

Step 4: Application has to be made to the Registration Authority

Once the name of the society is selected by the members then they have to make a application to the registration authority stating that they have a intention to form a society and the name of the society has to be given to the authority for its approval and registering authority has to confirm that name is in conformity with laws and issue a confirmation certificate to the members. Then when the members get their name approval from the authority it is valid for 3 months from the date of approval.

Step 5: entrance fees and share capital

Thereafter once name approval comes from the concerned authority, the entrance fee and the share capital must be collected from the concerned prospective members to meet the statutory requirements under law and it can be prescribed by the members themselves or society act mandates certain fees to be paid by them.

Step 6: Bank Account

Thereafter once the prescribed fee and share capital is collect from the prospective members, then as per the directions of the registering authority promoter has to open a bank account in the name of the society and deposit the said fees and share capital in that account and a certificate has to be obtained from the bank to that effect

Step 7: Application for registration

Once the bank formalities are completed then the promoter has to apply for the society formation to the registration authority and it has to be accompanied with set of documents, they are

Form No. A in quadruplicate signed by 90% of the promoter members
1. List of promoter members
2. Bank Certificate
3. Detailed explanation of working of the society.
4.  Four copies of proposed bye-laws of the society.
5. Proof of payment of registration charges.
6. Other documents such as affidavits, indemnity bonds, any documents specified by the Registrar also have to be submitted.

All these documents have to be submitted at the time of applying for registration of the society to the registering authority and the authority after it is satisfied with the documents submitted to it has to apply its mind to whether or not to register the said society.

Step 8: Registrar has to acknowledge

After the submission of the said documents has mentioned in step 7, the registrar of that municipal ward has to enter the particulars in the book called the “register of Application” which is generally specified in form B and give it a serial number to the application. Thereafter the registrar has to issue a receipt to that effect and give it to prospective members to know the status of the application when it is pending.

Then the registrar after perusal of the records submitted to him/her has to make a decision whether has to issue a certificate of registration or not and if there are any discrepancies noticed then he/she has to inform the members of the same and get it rectified if any.

Step 9: Registration

Last step is that the registering authority after being satisfied with the documents meeting the legal requirements will notify the registration of the society in the official gazette mentioned by the state or central government and should issue the registration certificate of the society and give it to the members of the society.

Conclusion

In India, Co-operative Societies were regarded as ideal instruments to motivate the people to come together and help themselves in the process of eliminating the unscrupulous middlemen making a huge profit at the expense of the society.

The main guiding factor if an individual or group of individuals want to form a society must be whether all the concerned members have common goal to achieve or not, it is important factor because only when they share common desire or intention then only society is desirable otherwise the whole purpose of forming a society will be defeated.

Societies like any other business structure come with certain advantages and disadvantages, they are:

Advantages

  • Cooperative stores supply quality goods unlike other shops wherein adulterated foods maybe given to its consumers and thus saved them from adulteration and other malpractices.
  • As consumers or members of the society are the owners and managers of such stores, genuine requirements of the majority of consumers can be met. In other words, goods required by a majority of the customers or members of the society are always dealt by such stores.
  • Cooperative societies are an important form of democratic business enterprise because ownership is not vested in one person completely so as a result, no single group can secure control over the organization.

Disadvantages

  • It only caters to the needs of small and medium-income groups so when there are large group with higher economic interest then it is preferable to choose another business model.
  • There is much dependence on the honesty, integrity and loyalty of members and workers and once there are trust issues between the members it is hard to transact business thereafter.
  • It is limited to certain objectives hence profits are minimal.

Management of society usually rests in the hands of people with less managerial experience due to which society will suffer and many do not invest in hiring professionals to handle the society due to lack of funds or interest so henceforth growth of the society maybe put to stake by its own members.

By |November 1st, 2022|Laws Applicable to Co-Operative Society|Comments Off on Laws Applicable to Co-Operative Society
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WHY CO-OPERATIVE HOUSING SOCIETY?

WHY CO-OPERATIVE HOUSING SOCIETY?

While booking a flat – you cannot focus only on owning your own home. You have to focus on how you can live a comfortable life in your own home – in your housing scheme. The best & the only way to enjoy a comfortable life in your own flat is to form a Co-Operative Housing Society and manage it well.

while booking a flat & registering flat agreement – first time home buyers give least importance to whether the builder is going to form a Co-operative Housing Society or an Association of Apartments. Including how much the builder is charging to form it. 

However, after flat possession, some flat buyers understand the benefits of a Co-Operative Housing Society and to correct their mistake – start fighting with the builders. 

Instead of that – before booking a flat – if you confirm that the builder is going to form a Co-Operative Housing Society – you can live a comfortable life & earn good property appreciation if you manage your society.well.

Co-Operative Housing Society is better than Association of Apartments for 2 reasons –

1) Ownership

2) Management


Housing scheme is a collective living – community living – living in a group. 

If the ownership of the entire housing scheme – all buildings & the plot of land – is with a community – means with a Co-Operative Housing Society – maintaining society & developing community life becomes essential & easy. That’s why Maharashtra Government has passed cooperative law & developed entire system to support smooth functioning of Co-Operative Housing Societies. Including a special court.

Against this – in an Association of Apartments – the ownership of a flat & equal share of a plot – is with individual flat buyers. This is inorganic &unnatural.

Along with legal system, there are service providers who specialize in maintaining the property and managing accounts of a Co-operative Housing Society.

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Advocate for property transfer

Advocate for property transfer

 DUE DILIGENCE TO BE DONE WHILE PURCHASING A  PROPERTY

  1. First comes in the checklist is the Zone.Check it whether the property comes into the “R” OR “NON-AGRICULTURE” zone because if the the property is in non residential or non agriculture zone like green zone etc.you may not get approvals from authorities like MC for commencement of construction or if you get permission for construction in other zone, than R zone, the  F.S.I granted for other zones is comparatively less.
  2. The second must thing to do is “TITLE SEARCH”.
  3. Title search is must to do, but not enough, to ensure the property is without encumbrances,then what?
  4. Then the most important thing to be done after the title search is PUBLIC NOTICE.Public notice is meant for inviting any objections or claims regarding the property,this will make you aware if the land owner is playing double and has sold the same plot to somebody else also and if within the desired period no objections/claims are raised, you can move on.
  5. Next if the Landowner is handing over immediate possession go for a  registered sale deed.
  6. If the Landowner has promised, future possession, its better to go with agreement to sale and the consideration to be paid in part and the payment should be done through the negotiable instrument like Cheque/D.D or bank transfer NEFT/RTGS .In no case you should go for Cash transaction, There are  likely chances of deciet or fraud in Cash transaction.
  7. After a registered sale deed get the mutation entry done.see that your name has been arrived on the property card.
  8. Above are the general precautions to be taken.

     FOR MORE DETAILS DO CONNECT WITH VEDLEGAL

MAIL ID – [email protected]

CONTACT- +919763040088 

By |November 1st, 2022|Advocate for property transfer in Pune|Comments Off on Advocate for property transfer
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Advocate for Sale Deed

Advocate for Sale Deed

A Sale deed is an instrument which shows the transfer of title, rights, and ownership of a property from a owner/vendor/ seller to a buyer/purchaser

A sale deed is an essential document for both the parties which are registered in accordance with the Registration Act, 1908. It is signed and executed as mentioned in the agreement after both the parties agree with the terms & conditions thereof

In general, this instrument of sale deed must content  below-mentioned details-

  • The parties to the deed- the full name & address, age & occupation of the parties involved.
  • Detailed description of the property being transferred- Gat/Survey/CTS Numbers, Areas of the property, correct address, dimensions of the property, construction details of the building etc…
  • Bindings relating to Indemnity & encumbrances – This includes a declaration from the seller that the property being transferred is free from every encumbrance, litigation, and charge. Also, the seller indemnifies the buyer from any pending charges in that regard. The seller should settle a pending loan taken with the concerned property as a mortgage, before proceeding with the sale. The buyer has every right to examine the related documents before registration.
  • The agreed consideration- This is the price at which the deal is closed between the parties. This section should also mention the advance amount paid if there is any. The parties should explicitly agree on the dates of payment, the mode of payment, etc. The price and the details of the transactions made should be mentioned in both figures and numbers. The sale deed should also mention the receipts of the sale transaction.
  • Delivery of the possession of the property- the deed should specifically mention the date of handover to and possession by the buyer.

General precautions before execution of sale deed

  • Ensure the title search is done.
  • Issuance of public notice – to ensure there are no encumbrances like lien, mortgage etc.
  • Above is the general information
  • FOR MORE DETAILS DO CONNECT WITH VEDLEGAL

MAIL ID – [email protected]

CONTACT- +919763040088 

By |November 1st, 2022|Advocate for Sale Deed in Thane|Comments Off on Advocate for Sale Deed
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REGISTRATION OF DEEMED CONVEYANCE

REGISTRATION OF DEEMED CONVEYANCE

On receipt of the Deemed Conveyance Order, the Deemed Conveyance between the Competent Authority & the Society is prepared. The Competent Authority appears in the Deed on behalf of the defaulting Land Owners & Property Developers.

The Deemed Conveyance is submitted to the Office of Competent Authority for Approval & their Signature with Authority Stamp & Seal.

The Special General Body of the Society is called to approve the Deemed Conveyance & to nominate 3 Members of the Society to sign the instruments.

The Deemed Conveyance is executed by the signature of the Competent Authority & the signatures of the 3 nominated Members of the Society.

On execution of the Deemed Conveyance, it is forwarded to the District Stamp Office for Adjudication. If all the Members of the Society have paid the Stamp Duty on their respective Flat/ Shop Agreements & there is no balance FSI, the Deemed Conveyance attracts only Rs. 100/- Stamp Duty. The Stamp Office issues the Adjudication Certificate.

On receipt of the Adjudication Certificate, the Society pays the required Stamp Duty & gets the Deemed Conveyance Franked from local Bank.

After Franking of the Deemed Conveyance, the same is submitted to the Registration Office for Registration. The Registration Office issues a notice to the Land Owners & Property Developers to verify whether they have received any Stay Order from Proper Court against the Deemed Conveyance Order.

The Proper Court for issuing the Stay Order against the Deemed Conveyance Order is High Court. It is very difficult for the Land Owners & Property Developers to obtain the Stay Order from High Court against the Deemed Conveyance Order.

If there is no Stay Order received, the Registration Office Registers the Deemed Conveyance. The Competent Authority is exempted from appearing for the Registration & hence the 3 Members nominated by the Society only appear for Registration.

After Registration of the Deemed Conveyance, the Registration Office issues the Scanned Document & Index II typically within 15 days.

The complete Procedure of Registration of Deemed Conveyance is typically completed within 3- 4 Months. On receipt of the Index II, the Registration Process of the Deemed Conveyance is successfully completed & the Society becomes the owner of the Land & Structure.

By |November 1st, 2022|Registration of Deemed Conveyance of societies in Pune|Comments Off on REGISTRATION OF DEEMED CONVEYANCE
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SOCIETY REGISTRATION

SOCIETY REGISTRATION

 First general body meeting (before registration)

In this meeting under Society’s Model Bye-law 3(iii), the Chief Promoter (could be the builder) is primarily selected by the promoters, who are members co-signing the registration application before the Registering Authority, under Bye-law 3(xii).

In this meeting, necessary resolutions are passed like opening the account in a bank in the name of proposed society and for obtaining permission for reserving the name of the society. It is compulsory for SRA/ MHADA recognized societies, for the first meeting to be video-recorded.

Application for registration

Normally, the name reservation proposal should be accompanied with the society resolutions and signatures of at least 10 Promoters who have attended the meeting. On allotment of name and permission to open a bank account by the Registrar, the Chief Promoter has to collect Share Capital, Entrance Fees from promoters and deposit the same in the branch of the bank permitted by the Registrar. It should be noted that the amount cannot be withdrawn from the Bank till the society is registered or its registration is refused, except with prior written permission of the Registrar. The Chief Promoter should submit registration proposal to the registering authority within a period of 3 months from the date of issue of Letter of Reservation in the name of the proposed society.

If builder/ promoter is not co-operating in registering the Co-operative Housing Society, then in that case, the application for registration of society be submitted in Form 6 (Rule 12) before the District Deputy Registrar, who has been given power under section 10(1) of the Maharashtra Ownership Flats Act 1963. While submitting the said proposal, a Notarized Indemnity Bond of the members who applied for the registration of society on the stamp paper of Rs. 200 is required.

Documents required for Registration

  • 7/12 extract of the land or property card.
  • Certificate concerning non-agricultural land from the competent authority
  • The order of applicable or non-applicable of land ceiling Act
  • Construction layout duly approved by the competent authority
  • Letter of sanction for starting construction
  • Certificate regarding completion of construction work
  • Development Agreement if the land is taken for development
  • Letter of Power of Attorney of the land
  • Title search report of the land
  • The registered agreement of purchases of the flat with necessary stamp duty paid
  • Architect Certificate regarding construction
  • List of Members
  • Scheme of the Society
  • Application for reserving name
  • At least ten members are necessary for registration of society. On the other hand, the government has given permission subject to some conditions for the Housing society of fewer than 10 members by exercising powers. For registration proposal, the signature of sixty percent promoters, who participated in the registration proposal is necessary.
  • If the land is given by the government or undertaking agency of the government then its guarantee letter.
  • No objection certificates from the Charitable Commissioner if the land is of Trust.
  • Certificate of the competent authority regarding non-agricultural plot
  • While registering SRA/SRD and MHADA recognized Co-operative Housing Societies, it is obligatory to fulfill the necessary papers as per instructions are given by the authorities by their circulars in addition to above criterion.
  • Application for Registering Society (A form)
  • Table giving information of society (B Form)
  • Table giving details of the members (C Form)
  • Statement of Accounts of the Members (D Form)
  • Notarized Guarantee letter by the Chief Promoter of the society on the stamp Paper of Rs. 100/-
  • Notarized Guarantee letter by the Builder, Promoter on the Stamp Paper of Rs. 100/-
  • Affidavit of Members (Affidavit of Minimum 10 Promoters)
  • Two copies of bye-laws of the Society approved by the Commissioner, Co-operation and Registrar, Co-operative Societies and Maharashtra State, Pune
  • Proof of the bank balance of the promoter member (deposit of each share of Rs. 500 and admission fee of Rs. 100), after getting permission for reservation in the District Central Co-operative Bank
  • Challan of Rs. 2500/- deposited in the Government Treasury Registration fee for the Housing Society of the Backward class is Rs. 50/-

Approval by Registrar

It is the duty of the concerned Registrar to register the Co-operative Housing Society, by scrutinizing the proposal submitted after fulfillment of above mentioned documents, and shall make an arrangement of issuing certificate of registration society under Section 9(1) of the Maharashtra Co-operative Society Act 1960, and copy of the registered bye-law, memorandum regarding registration of society to the chief promoter. The order regarding registration of society should have been sent for publishing in government gazette to the Government Printing Press for appropriate action. It is necessary to take decision on the registration of the society within a period of two months from the date of the proposal of the society submitted to the Registrar.

If proposal of society registration is denied or no decision is taken within two months then it is necessary to send that proposal to the Divisional Joint Registrar, Co-operative Societies under Section 152 of the Maharashtra Co. operative societies Act, can be approached.

First General Body Meeting obligatory Agenda (after registration):

•        To elect a Chairman for the meeting

•        To admit persons to membership who have applied for membership of the society.

•        To elect a provisional Managing Committee

•        To receive and approve the statement of account as prepared by the Chief Promoter        of the society up to 14 days prior to the first general body meeting of the society.

•        To authorize the committee to secure conveyance of right title and interest in the              property in the name of the society from the promoter builder

•        To impose restrictions on raising loan amount from outside

•        To appoint internal auditor and to fix his remuneration

•        To authorize one of the members of the provisional committee to call the first    meeting of the provisional committee

•        To take decision about taking membership of District Housing Federation and other         institutions

•        To give power to one member of provisional management committee to call meeting     of the managing committee

•        To consider the matters raised by the member except these matters which are    necessary for giving advance notice with the permission of chairman and eleventh                hour matter and to make resolution in that regard.

By |November 1st, 2022|Society Registration in Pune|Comments Off on SOCIETY REGISTRATION
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