SALE AGREEMENT

THIS AGREEMENT OF SALE is made on this day of

BETWEEN
1) Mr. Baldev Ramnarayan,
son of Mr. Ramnarayan Chellaram
aged about 64 yeears.
2) Mrs. Sheila Baldev
wife of Mr. Baldev Ramnarayan
aged about 59 years.
both residing at No.194,
Defence colony,
6th main, II Stage
Indiranagar
Bangalore 560 038.
PAN of Mr. Baldev Ramnarayan ITO-6 (1) B-86
PAN of Mrs. Sheila Baldev ITO-6 (1) S-395
Hereinafter called the VENDORSS which term and expression shall
whenever and wherever the context so requires be deemed to mean and
include their heirs, executors, administrators, legal representatives and
assigns of the FIRST PART.
AND

Hereinafter referred to as the PURCHASER which expression shall,

wherever the context so requires or admits, mean and include, his heirs,
executors, administrators and assigns of the OTHER PART;
WITNESSES AS FOLLOWS:
WHEREAS the property bearing old No.1, (old No.1/1) Sampangi Tank
Road, Bangalore originally belonged to Sri. Gordhan Bhai C. Patel he
having purchased the same under a sale deed dated 7:10:1948 registered

as document No. 1220, Book I, in the Office of the Sub-Registrar, Civil

and Military Station, Bangalore.
WHEREAS the said Property was partitioned between the Sri. Gordhan
Bhai C. Patel, his son Prashanth Kumar Patel and two daughters Chetana
Patel and Trupti Patel as per the final decree passed in .O.S. 296/1979 on
the files of the 2nd Additional Civil Judge, Bangalore.
WHEREAS the final decree was duly registered on 30:8:1980 as
document No. 2174, 2175, 2176 and 2177 in Book I, in the Office of the
Sub-Registrar, Gandhinagar, Bangalore
WHEREAS in the partition above said, Smt. Chetana Patel was allotted an
extent of 10,017 sq.ft and under a Special Notice No. MTR/187/80-81 9A
(a) 43 KTR 43/80-81 dated 11:12:1980, the Assistant Revenue Officer,
Shivajinagar Range of the then Corporation of the City of Bangalore,
registered the khata of her share by allotting a new number 1/3 and the
share allotted to Smt. Chetana Patel with the new khata number is
morefully described hereunder and hereinafter referred to as the Schedule
A Property.
WHEREAS in this manner, the said Mrs. Chetana. Y. Patel became the the
absolute owner of the Schedule A Property
AND WHEREAS, the Mrs. Chetana. Y. Patel entered into a development
agreement dated 25:1:1993 with M/s Rockline Constructions (hereinafter
referred to as BUILDERS) and formulated a scheme for the construction
of a multi-storeyed residential complex known as Mulberry Lane (East)
in accordance with the plan sanctioned vide L.P.No.259/93-94 issued by
the Commissioner, Corporation of City of Bangalore.
AND WHEREAS pursuant to the said scheme, undivided share in Schedule
A Property was agreed to be sold in favour of the prospective Purchasers

who separately contracted with the Builders for the construction of the
Apartments.
WHEREAS one Sri. Mr. Upamaka Raghunath Rao, son of Dr. Upamaka
Brahmji Rao, had joined the said scheme as prospective Purchaser and
became the owner of the immovable property being 2570/21290 th
undivided share, right, title & interest in the land comprised in the
Schedule A Property and the apartment bearing No.G-2 in the Ground
Floor, measuring 2570 Sq.Ft. together with one reserved car parking
space, a servant quarters in the basement and exclusive private garden
measuring approximately 1000 sq.ft in the multi-storeyed building known
as Mulberry Lane (East) by virtue of sale Deed dated 17 th June 1996
registered as No.1005/96-97 in Book-I, Vol.4348, Pages 26 to 33, in the
office of the Sub-Registrar, Gandhinagar, Bangalore, executed by the said
Smt. Chetana Y. Patel represented by her power of attorney Aslam Zakria
Sait and the apartment was assessed to Municipal Tax and allotted a
separate new No.1/3-1, Fort Road, Sampangiramanagar, Bangalore which
property is morefully described in Schedule B hereunder and hereinafter
referred to as Schedule B Property
WHEREAS the said Sri. Mr. Upamaka Raghunath Rao, son of Dr.
Upamaka Brahmji Rao, by the registered sale deed dated 27:12:1999
registered in the office of the Sub-Registrar, Gandhinagar, Bangalore as
document No. 3288/1999-2000 in Book I, Volume 4654, at pages 239 to
248, sold the Schedule B Property in favour of the Vendors herein for
valuable consideration
WHEREAS in this manner, the Vendors have become the absolute owners
of the Schedule B Property and their names have been entered in the
khata register of the then Bangalore City Corporation and now Bangalore
Mahanagarapalike and Schedule B Property is allotted the Property ID
number as 77-5-1/3-1.

the Vendorss have negotiated with the Purchaser for the sale of the subject
to mutually agreed terms and conditions and both the parties propose to
reduce the terms of the sale agreement in writing.
WHEREAS the on being approached by the Purchaser, the Vendors have
offered to sell Schedule B Property for a total sale consideration of Rs.
../- [Rupees ..Only] and the Purchaser has agreed to purchase the
same;
NOW THEREFORE THIS INDENTURE WITNESSETH
That in pursuance of the above and in consideration of Rs. ../(Rupees only) paid by the Purchaser to the Vendors in the
following manner.
By cheque bearing No.issued by HDFC bank in favour of the Vendors.
the receipt of which sums the Vendors herein hereby acknowledge as
having been received and acquit the Purchaser from making any further
payment, the Vendors do hereby sell, grant, transfer, convey and assign
unto and to the Purchaser absolutely and free from all encumbrances, the
Schedule B Property namely; immovable property being 2570/21290th
undivided share, right, title & interest in the land comprised in the
Schedule A Property and the apartment bearing No.G-2 in the Ground
Floor, measuring 2570 Sq.Ft. together with one reserved car parking
space, a servant quarters in the basement and exclusive private garden
measuring approximately 1000 sq.ft in the multi-storeyed building known
as Mulberry Lane (East), which is now known as and bearing
corporation No.1/3-1, Fort Road, Sampangiramanagar, Bangalore,
Corporation Ward No.77, Bangalore having Property ID No 77-5-1/3-1
with rights to pass through all the common passage leading to the main
road and amenities, ABSOLUTELY AND FOREVER and TO HAVE TO
HOLD and to ENJOY the same and every part thereof unto and to the use of

the Purchaser absolutely free from all encumbrances.

AND that the Vendors do hereby declare that he, the Vendors are the true,
lawful and absolute Owners of the Schedule B Property and that the
Vendors have not acted in any manner with the result that such right is
curtailed.
AND in particular, the Vendors do hereby declare that the Schedule B
Property is free from all encumbrances, liens, charges lease or Court
proceedings and that all taxes levied up to the date in respect thereof have
been paid and Vendors undertakes to discharge any such amount found
levied or leviable upto this date AND that the Purchaser shall be the
absolute Owner of the said Apartment subject to the rights, restrictions
and liabilities herein below set out
AND that it shall be lawful for the purchaser from time to time and at all
times hereafter peacefully and quietly to hold under upon occupy, possess
and enjoy the Schedule B Property hereby granted, conveyed,
transferred and assured with their appurtenances and receive the rents,
issues and profit thereof and of every part thereof to and for his own use
and benefit without any suit, lawful eviction interruption claim and
demand whatsoever from or by the Vendors or their successors and
assigns or any of them from or by any person lawfully or equitably
claiming or to claim under or in trust for them or any of them.
AND FURTEHR that the Vendors and all persons having or lawfully or
equitably claiming any estate, right, or interest at law or in equity in the
Schedule B Property hereby granted, conveyed, transferred and assured
or any part thereof by from under or in trust of it the Vendors shall and
will from time to time and at all times hereafter at the request and cost of
the Purchaser do and execute or cause to be done and executed all such
further and other lawful and reasonable acts, deeds, matters, things,
conveyances and assurances in law whatsoever for the better further and
more perfectly and absolutely granting unto and to the use of the further

and more perfectly and absolutely granting unto the use of the Purchaser
in the manner aforesaid as shall or may be reasonably required by the
Purchaser in manner aforesaid as shall or may be reasonable required by
the Purchaser its successors or assigns or its or their Counsel in law for
assuring the said Schedule B Property and every part thereof hereby
granted, conveyed transferred and assured unto and to the use of the
Purchaser in manner aforesaid.
AND the Vendors doth so far as relates to its own acts and deeds on but
not further or otherwise doth hereby covenant with the Purchaser that the
Vendors hath not at any time heretofore made, done, executed, omitted or
knowingly or willingly permitted, suffered or been party to privy to any
act, deed, matter or thing whereby or by reason or means whereof it is
prevented from conveying, transferring and assuring the said Schedule
B Property in manner aforesaid or whereby or by reason or means
whereof the same or any part thereof can, shall or may be charged,
encumbered, impeached or prejudicially affected in estate title otherwise
howsoever.
1. RIGHT OF THE PURCHASER
In the course of Ownership and enjoyment of Schedule B Property and
the said Apartment, the Purchaser shall have the following rights:
a) Full right and liberty for the Purchaser and all persons authorized or
permitted by the Purchaser (common with all other persons entitled,
permitted or authorised to the like right) at all times by day and night
to go, pass and repass the staircase and the passage inside and outside
the building wherein the said Apartment is located on the Schedule
A Property.
b) Full right and liberty to the persons referred to supra in common with
all other persons with or without motor cars or other permitted

vehicles at all times, by day and night to go, pass and bypass over the
land appurtenant to the buildings the Schedule A Property.
c) The right to subjacent and lateral support, shelter and protection from
the other parts of the building wherein the said Apartment is located
and from the said and roof thereof.
d) The right to free uninterrupted passage of running water, soil, gas and
electricity from and to the said Apartment and the building wherein
the said Apartment is located through the sewers, drain and water
courses, cables and wires which now are, or may at any time hereafter
be, in, under or passing through the said building or any part thereof
e) The right of passage for the Purchaser and the Purchasers Agents or
workmen to the other parts of the building wherein the Apartment is
located and also to the water tanks for cleaning, repairing or
maintaining the same at all reasonable times after taking consent from
the person appointed by the Association of Apartment Owners formed
for maintenance.
f)

Right to lay cables or wires through common walls or passage for

radio, television, telephone and such other installations and with the
permission of Association of Apartment Owners drawing cables
through common areas however, having due regard to the similar
rights of the other Owners of Apartments.

g) Subject to payment for common facilities and services the right to

enjoy the common services and facilities provided in the buildings
constructed on the Schedule A Property.
h) The right to use in common open areas around the buildings
constructed area, the entrance area of such buildings and the common
terrace of such buildings (other than terrace exclusively allotted to
any specific person) without right to erect any structure thereon.

i)

Absolute ownership and possession of the said Apartment

2. RESTRICTIONS ON THE RIGHT/S OF THE PURCHASER:The Purchaser shall be bound by the following restrictions and covenants
in the course of ownership and enjoyment of the said Apartment.
a) Not to raise any construction in addition to the said Apartment.
b) Not to use or permit the use of the said Apartment in a manner which
would diminish the value, utility of the pipes, cisterns and other
common amenities provided in the buildings constructed on the
Schedule A Property.
c) Not to use the space in the land left open after the construction of the
buildings on the schedule A open Property for parking any vehicle;
not use the space left open after the construction of the building on the
Schedule A Property in a manner which might cause hindrance for
the free ingress to or egress from any part of the building or from the
Schedule A Property.
d) Not to construct any thing in the land appurtenant or the space meant
as garden/lawn.
e)

Not to store any materials in the terrace and keep the terrace clean.

f) To be bond by the rules and regulations governing the use of the

common facilities as may be determined by the Association of
Apartment Owners formed for maintenance.
2. EXPENSES TO BE BORNE BY THE PURCHASER:
1) The purchaser has borne the stamp duty and registration charges
towards the present sale deed.
2) The Purchaser shall bear all expenses relating to the said Apartment
including internal maintenance, Corporation tax relating thereto.

The

Purchaser shall also bear proportionate share of the common expenses, the
proportion being the super built area of the Apartment on the Schedule
A Property.

SCHEDULE A PROPERTY
All that piece and parcel of immovable property now known and bearing
khata number 1/3, situated at Fort Road, Sampangiramanagar, Bangalore
Mahanagarapalike Division No. 73, Bangalore with the total site area of
10,017 sq.ft and bounded on the
East;

Private property

West:

Private passage and property of Smt. Trupti Patel

North:

Private passage and Rajaram Mohan Roy Road &

Private property

South:

Ranka Park.

SCHEDULE B PROPERTY
All that piece and parcel of immovable property being 2570/21290 th
undivided share, right, title & interest in the land comprised in the
Schedule A Property and the apartment bearing No.G-2 in the Ground
Floor, measuring 2570 Sq.Ft. together with one reserved car parking
space, a servant quarters in the basement and exclusive private garden
measuring approximately 1000 sq.ft in the multi-storeyed building known
as Mulberry Lane (East), which is now known as and bearing
corporation No.1/3-1, Fort Road, Sampangiramanagar, Bangalore,
Corporation Ward No.77, Bangalore having Property ID No 77-5-1/3-1
with rights to pass through all the common passage leading to the main
road and amenities, and bounded.
On the East by

: Ramp leading to the Basement

On the West by

: Common passage and West Block

On the North by

: Common passage

On the South by

: Common lobby & Flat No.G1.

PARTICULARS

The total site area of the schedule property works out to 1209 Sq.Ft. The
building was constructed and completed in the year 1994-95 with burnt
bricks and cement plaster. It has R.C.C. roofing, Mosaic flooring.

IN WITNESS WHEREOF the Parties have set their hands to this deed of
sale agreement on the day, month and the year first above written.
WITNESSES :
1.

VENDORS
1

VENDORS 2

2.

PURCHASER