The Chandigarh Housing Board (CHB) has finally decided to change with the times. In a major pro-people move, it has decided to make property transactions in the city hassle-free by allowing mutual sale and purchase of dwelling units by allottees. Until now, the transfer of CHB flats in Chandigarh was based on the general power of attorney, a system rife with defects and legal complications.

But all that is now passé, with the board of directors of CHB deciding on February 20 to make their flat transfer policy people-friendly and transparent. The new move will benefit a substantial number of about 50,000 owners/allottees of CHB dwelling units in the city, and will change the way property transactions are carried out in the region. Most importantly, it will offer relief to people whose properties have been lying blocked for years due to legal wrangles.

The CHB, ever since it came into existence in 1971, has been a witness to countless problems posed by GPA transfer policy. Due to stringent laws governing the sale and purchase of residential property in Chandigarh , a majority of allottees had resorted to sale through general power of attorney.

Since initially the CHB did not recognise GPA, property transaction through this system led to several complications including legal battles between the original allottees and buyers on the one hand and original allottees and the CHB on the other. This often led to blackmailing by allottees or their legal heirs who found it convenient to extract money from interested buyers of residential property. This was besides the hefty premium which buyers paid to allottees/sellers.

The practice naturally allowed property dealers to mushroom and make hay as they negotiated deals between various parties and charged heavily in the guise of completing endless formalities besides charging their commission. The GPA transfer system had bred corruption in the ranks of CHB, particularly in public-dealing branches.

Keeping in mind these complication, the CHB had, in 2001, come out with a policy to regularise GPA sale by fixing charges for the transfer of property by original allottees besides also fixing terms and conditions like clearance of dues, retention of original structure of the dwelling unit, respect for building bylaws etc. The regularisation of GPA, however, helped little, with buyers of residential units continuing to face harassment.

The new mutual transfer policy will bring buyers and sellers face to face for the first time and eliminate the role of middlemen like property dealers. The move will also end the nexus between property dealers and officials by allowing genuine buyers and sellers to own property in a legal way.

Besides, it is expected to bring revenue to Chandigarh Administration as transactions would involve the payment of stamp duty and other prescribed charges. Until now, stamp duty worth crores was being evaded in the name of large scale sale and purchase of CHB flats through GPA. The new policy will protect the financial interests of Chandigarh Administration besides being people-friendly.

Meanwhile, the board had said GPAs taken to date would be acceptable till the time the new policy came into effect. It has added, however, that people would eventually have to own property on the terms and conditions specified in the mutual transfer policy.

Further in a bid to curb speculation, the CHB has categorically said that GPA holders will no longer be eligible to apply for flats in any of its residential project schemes. Residential property, say board officials, must go to the shelter-less people. The board has meanwhile also allowed transfer of residential property in Chandigarh on the basis of one surety. Earlier two sureties were required.



By: Property

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On July 17, 1947, The National Association of Real Estate Boards applied to the United States Patent Office to register REALTOR as a trademark. The date claimed for first usage was March 31, 1916. It first came into common parlance with an utterance by a witness at a subcommittee hearing in 1919. Three years later, Sinclair Lewis used it in his novel, “Babbitt”. The word appeared in dictionaries in 1917.

Today, most dictionaries define the word as having to do with the National Association of REALTORS®. However, this doesn’t stop language from flowing around the boundaries of law. Many people use the word “realtor” interchangeably with “real estate agent”. In speech, it may be overlooked, but since the NAR does not want the people who are not authorized by the Board to be mixed up with their own members, they are less forgiving of the improper usage of “realtor” in print, even by REALTORS® themselves.

First of all, if you’re not a REALTOR® and you pass yourself off as one, with the usage of REALTOR or REALTORS in your site or your advertising, NAR is gonna get medieval on yo’ assets. It usually starts with a cease-and-desist letter, but gets worse from there. They aren’t out to get you; they view you as a possible future REALTOR®! However, they do have the power, as the holders of the trademark, to successfully initiate legal action against those who use the word outside of their rules, even as a domain name. So, play nice.

Domain names are tricky, even for a REALTOR® in good standing. For instance, you are perfectly free to register HepzibahSnigglesworthRealtor.com, if Hepzibah Snigglesworth is really your name, but don’t waste your money on ImaRealtorwhocanmakeallyourdreamscometrue.com. Likewise, if you try to register CrappoRealtor.com and you are not a resident of Crappo, MD, the NAR will not look upon you with a friendly eye. If you are a resident of Fairdealing, MO, though, you may be able to snag FairDealingRealtor.com. You may register TheBestEverRealtor.com if The Best Ever is the name of your company.

Using variations on REALTOR® is also frowned upon. Creative misspellings, terms that indicate that you are anything but a REALTOR®, even reproduction for novelty items like T-shirts can constitute infringement. You will have problems if you want to title your Great American Realtor Novel, “Realtors of Crappo”. It’s always best to contact the NAR when in doubt and get their advice.

One place where you might see some variations on NAR’s protection of its trademarks is the news. Since journalists have their own standards to adhere to, it’s possible that REALTOR® will be used without the identifying trademark symbol. Newspapers do this because trademarks break up the flow of articles and make them hard to read. However, NAR is on the lookout for articles that use realtor interchangeably with “real estate agent” or as a label for anything other than what NAR has designated it for.

When in doubt, use a synonym, euphemism, simile, metaphor or contact the NAR. The NAR isn’t out to get you, but it will defend its right to set standards for its trademarks. The misuse of term REALTOR® is something that the NAR takes seriously, but with a little research, it’s easy to find out what is acceptable use.



By: Karrie Rose

About the Author:

Phoenix Delray asked:

Realtors in San Diego have a duty to their clients and customers, and is doing the best job I can to make you as happy as possible. Realtors in San Diego should respect and follow a series of obligations on persons who do business, and when a real estate agent makes every effort to ensure that you are happy, if you are a seller or buyer, all benefit in many ways.

There is a certain code of conduct that real estate agents in San Diego continue. Some of the points are only rules within the company or real estate business, and some are very laws that the real estate agent is legally required to follow. The first of these obligations is loyalty to you first. The agent can not defend the interests that are not in the best interest of their client or customer. The decisions and suggestions made by your real estate agent should always be to their benefit. Your real estate agent in San Diego to be honest, and willing to provide complete information about everything concerning the property of interest. This helps the customer estate agents make decisions based on good information as possible.

A very important duty that a realtor in San Diego, broker or agent has your client is confidentiality. The agent is prohibited from transmitting any personal information about the client that can be collected in trade relations between them. Any personal information about the client should be confidential unless the client gives permission for realtors, real estate agent to give personal information. What you can not keep the facts about a property at the disposal of interests, since these events are positive or negative.

Realtors in San Diego are also obliged to inform their customers of any treatment they have to do with accounting, and also the agent responsible must keep track of and maintain a safe money or property held on behalf of the client. Obviously, the responsibility of accounting goes with the responsibility of honesty. Realtors in San Diego also are responsible to protect his client from foreseeable risks or damage, whether financial or otherwise. If experience is not enough agents to help your client with something, the agent has a duty to recommend to his client that expert advice was sought.

There are cases when a real estate agent represents both buyer and seller. In these situations of dual agency, a real estate agent in San Diego has an obligation to be responsible and honest with accounting issues and the care and diligence to respect the legal limits and laws. Beyond that, the agent must weigh all options very carefully not once but twice, to ensure that such dealings are fair to customers as possible.



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Deborah asked:

Dillon Beach in Marin County is San Francisco-Oakland metropolitan area. It is a sparsely populated fishing village. Dillon Beach Resort is the only place of any activity in the village. Generally, people in the Sacramento Valley visit Dillon Beach on weekends, enjoying the rural life and his charming assistant. As a real estate agent will tell anyDillon Beach, the housing units are shared equally by residents and visitors to have their second homes who come here to spend the weekend.

The following information gives an idea of the household income and ownership patterns in Dillon Beach, according to the 2000 census.

(1) The median household income in Dillon Beach is $ 47,679 against the national average of $ 41,994.

(2) Total number of housing units is 403.

(3) units occupied by tenants as a percentage

3.7% —- (4) Owner-occupied units as a percentage — — 32.8%

(5) Rent as a percentage of household income is 22% compared to the national average of 26%.

(6) Median value of the home unit is $ 361,900

The following requirements are a good real estate agent < strong> found when it came to a property in Dillon Beach



(1) Corridor should protect the client's interests at all times and treat all customers equally.

(2) Corridor should estimate the market value of the property accurately and not give a higher value or lower, to the detriment to the interest of the client.

(3) Broker must not mislead customers about the benefits available through collecting them.

(4) Broker must disclose in advance for the buyer and the seller in case of representing both in the same transaction.

(5) estate must submit offers and counter offers as soon as possible and correctly too, until the deal is completely closed to the satisfaction of both the buyer and seller .

(6) Corridor should not disclose confidential information provided by the client to others, using unfairly. Only be disclosed by court order, in the case of criminal intent from a customer or to defend against wrongful accusation.

(7) All the rights and safety aspects of the property must be managed competently.

(8) Broker must provide adequate insurance against unforeseen contingencies, anticipating with experience in the real estate trade.

(9) The amount of compensation offered to sub-agents, buyer agents or brokers should be disclosed.

(10) real estate agent must disclose the full fee structure in writing before choosing.

(11) real estate agent must also indicate his personal interest with respect to any property before hand and not mix their personal and professional conduct.

(12) real estate agent should disclose the financial benefits that flow from it, and recommend ancillary services such as homeowners insurance, financing or title mortgage insurance.

(13) real estate agent must not refuse service to anyone because of race, color, religion, *** or nationality.

(14) should encourage the sale of panic and give real information as far as possible.

(15) real estate agent must not engage in any sale or promotion of a property without any authority.

(16) real estate agent should not have faced disciplinary proceedings in more than one Board of Realtors.

Having considered the requirements of a good real estate agent, the low level of activity in Dillon Beach , one must choose the real estate agent with experience to help you come more to the weakness in the market and conclude the agreement in Dillon Beach with satisfaction.



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