Current Scenario of Real Estate in India

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Weak sales, high inventory, trapped investor and weak sentiment kept India’s Real Estate markets on downtrend in 2015. Same continued in 2016, with not much sign of recovery. Return of investor is eagerly awaited for markets to revive and stabilize.

This slowdown has further weakened sentiment, as increasing number of defaulting developers have made even general customer skeptical. They are shy of investing in property especially in new projects. It is a wait and watch game now.

PM’s ‘Housing For All’ by Year 2022 has seen some activity in Affordable Housing segment, with a number of new projects being launched in various cities across India. A 600 units project by Vivek Oberoi, Bollywood Actor in Mumbai was in news recently.

Activities of PE Players & Fund Houses

Several private equity (PE) funds are either planning or have already raised almost $4 billion from overseas investors to invest in Real Estate in 2016. With project cash flows weak and banks not easily extending debt to Realty Sector, developers are depending on PE funds or private funding for their requirements.

A slow and gradual recovery

With majority of developers, having learnt from their mistakes, are focusing on project execution and delivery. Year 2016 has seen the sector moving from an investor-driven to an end-user driven market. Prices will not see much rise and may stabilize at current rates.

REITs: A Hope for Revival

REITs are professionally managed, publicly traded companies that manage their businesses with the goal of maximizing shareholder value. That means positioning their properties to attract tenants and earn rental income, managing their property portfolios and buying and  selling of assets to build value throughout long-term real estate cycles.

This drives total return performance for REIT investors, who benefit from a strong, reliable investment with annual dividend payouts and the potential for long-term capital appreciation. For example, REIT total return performance over the past twenty years has outpaced the performance of the S&P 500 Index and other major indices – as well as the rate of inflation.

REITs offer a hope for revival of Realty market. As can be seen above these are comparatively low risk, have high liquidity and one can invest in Real Estate market with amounts as low as a few thousand rupees.  Even government is very aggressively promoting REITs. Recently it was in news that Blackstone has applied to SEBI for listing of 1^st REIT with an investment outlay of approximately INR 6000 Crore.

Commercial Sector

Commercial office sector, which was a saving grace during the slowdown, is expected to further shine in coming months. Vacancy levels have fallen and large firms, many in the e-commerce space, are taking up new space at a brisk pace. Buyouts of ready to move commercial space is on, and private equity funds are now even looking at investing in under-construction properties. Realty firms with office development portfolios are not only focusing on growing their business, but in some cases are also shifting focus from residential to rent-yielding office projects.

REITs will give further boost to this sector.

Under Construction Property Transaction: Important Documents & Steps

While dealing in an under construction property of a Group Housing Project, whether as a Company Sales Person, Channel Partner or even as a Developer certain Steps & Documents are very important for a smooth process.

We are listing here-under a few of these for your knowledge purpose:

Booking Documents

Along with booking amount you must take following documents so as to complete the booking documents set:

-    Booking/Registration Form: along with booking terms & conditions completely filled & signed by client.

-    Price List: with the price at which he is purchasing circled & signed by client. If he is buying at a price other than which is printed, than that price should be handwritten on Price List circled & signed.

  

-  Payment Plan: A company may have different payment plans, so the one applicable to this deal should be attached along with & signed.

  

- Booking Amount: A Cheque towards the booking amount, which is generally 10% of total price, should be collected along with other documents.

Once this is done you are through with the booking process and move on to the next steps of the process. Here one thing very important to mention is that every payment received from customer should be by adding 4% Service Tax. This has to be religiously deposited to government at the end of month. 

Booking Receipt

When we receive booking amount make a Booking Receipt. In this Client is generally given a Unique Code in company’s system and under that code Client’s file is started.

A receipt should be issued to client for the Booking Amount received and that receipt contains information like Client’s Name, His Father & Mother’s Names, His Contact Address, His Permanent Address, Details of Nominee like Name; Relation; preferably Nominee’s Signatures etc., Details of Payment Received: Cheque/DD No. (If Cheque/DD) or Cash; Date, Amount, Unit Number (Here he is temporarily allotted a Unit Number also).

Allotment Installment

The 2^nd installment is called the “Allotment Installment”. Here again a routine receipt for payment received in issued.

But what is more important is that, at this stage Buyer-Builder Agreement is signed between client & developer. Two completely filled copies of the same should be given to client for signing. Client signs both the copies attach his KYC documents with it and return it back to company.

Than Authorized person of company signs both the sets, after which one copy goes to Client & other to his file.   

P.S.: Each & Every paper entering client file should preferably be signed by Client

Due Payment Intimation

Whenever a customer’s payment becomes due as per the Payment Plan opted by him, compliance officer may be with the assistance of his team, sends him an intimation.

After the intimation has been sent by compliance officer, you should follow with client as well concerned channel partner to get the payment within due time.

Cancellation of Booking

If the payment doesn’t come even after the passage of 90 Days (Again varies from company to company) than a cancellation letter should be sent to customer through Registered/Speed Post only. Under no circumstance should this be sent through Courier or ordinary post.

You should also intimate this to client as well concerned channel partner.

Transfer Cases

Many a time’s clients will like to transfer their property in someone else’s name. For that you should have a properly worded & vetted by a Lawyer Transfer document. This Transfer Set on a Stamp Paper of Rs. 100 should be filled & signed by both Transferor & Transferee. Both will attach their KYC documents along with & get it notarized. On submission of this Transferor will have no rights over this property.

Cancellation

During the process many persons will like to get the unit cancelled also due to some reason or the other. For this also you should have a properly worded & vetted by an advocate cancellation set. Any person willing to cancel a unit will fill it on a stamp paper of Rs. 100. Than after submission of the same you should release him the payment as per company’s policy.

Cancellation will be complete once that person has refund amount in his account after which he will have no right over the said property.

Annoyed Clients: How to Handle Them

Give a Feeling that you care for them

Listen to what your client has to say. Understand his problem, if any, and try to offer a quick resolution. Stay professional but show that the client is not just another number for you. Listen to their suggestions & feed-backs with care. Give a feeling that these are important to you.

Just for numbers sake, a study suggests that, for an organization, a completely satisfied client generates 14 times more revenue than a dissatisfied one.

Don’t give template answers

Always have a one-to-one approach for every client. Generic copy-paste emails won’t serve. In your conversation your voice tone & emotions need to match to your client's problem and solution you are providing. Don't crack jokes when they're upset.

When dealing with a client issue, though you should always stick to company's guidelines, but don't make the mistake of repeating the same answer every client. Give your client a personalized approach and try to put yourself in your client's shoes before you answer. 

Research suggests that more than 55% of your clients will be willing to pay more for better service. And better means more individualized and personalized attention. 

Let’s say you the solution your client looking for is very expensive or out of your reach. Instead, try and explore other possibilities. Try to find if you can provide an economical and within your reach solution. Or see a different route to resolve issue. Don’t hide yourself behind excuses or run away from client.

Avoid lengthy discussions or arguments

Try to focus on facts and don't drag yourself in arguments on who's right and what's right. Proving your point will not get you any extra client respect. Your clients – even those most upset – expect to be listened and encouraged that their issue will be taken care of and resolved.

A study says that generally, 42% of sales persons are unable to resolve customer issues effectively due to numerous reasons.Client-Seller relation is the base for long-term mutually beneficial association.

Offer a fast and effective solution

Unhappy clients will keep contacting you until you resolve their problem. It's important for you to offer quick and effective solution so that you stay in charge. At the same time, you need to be realistic and not over-promise. Like say, most of times, you will not be able to offer undue discounts or immediately return money to every client. So offer a solution which is possible, otherwise you will end up annoying customer even more.

A research indicates that 33% of clients would recommend a brand that provides a quick response, even if that response didn’t solve their issue. This speaks volumes about the need of time-efficient response to your client’s needs.

As long as you stick to the facts, you will gain clients' gratitude for responsibly handling their issues. Be honest with your client about the options for their problem.

Don't let the issue escalate

Finding a solution may take some discussions or consultations with your team or seniors. But don’t let these delay resolution of problem. In the world we live today, clients count on fast resolution. If they don't get it, they'll go on Facebook, Twitter and/or all other possible platforms to voice their frustration. Don't ignore any complaint; deliver what you promised and don't let the issue escalate to the point where it causes your company a loss of reputation.

Nowadays, your client is twice more likely to post a negative review than a positive one, and they are four times more likely to switch to the competition if they are dissatisfied with your service.

Communication on internal channels is your friend, but don’t be afraid to offer an apology if your client has been hurt by the issue. Your client relationship is a two-way communication.

Train your staff so they can do their job right

This one is well-meant advice for those of you who depend on employees more than self in client relationship. Client service personnel should always be out there in the battlefield, talking to unhappy clients and trying to put out fires. Make sure they have all the support they need.

Share with them the company's values and guidelines so that they are never surprised by a question from any client. Collect feedback from clients and try to improve your products and services as much as possible. Show your staff what is doable and what is not when handling complaints. Invest in brainstorming and training sessions for your team so that they can provide top quality service. Don't be shy to include new market solutions that will save them time and effort.

Minimize negative reviews

This 2013 study suggests that 86% of clients are influenced by negative online reviews of a product or service. Considering the fact that it takes 12 positive client experiences to make up for one bad one, you really shouldn't take negative reviews lightly.

Negative online reviews can be very costly for your business. Show your clients you are ready to listen to their complaints before they go and rage about your service on social media. Resolve their problem fast and effectively. Your clients will reward you by staying with you — instead of choosing a rival service provider.

Know Real Estate: Traditional yet Successful Marketing Strategies fo...

Know Real Estate: Traditional yet Successful Marketing Strategies fo...: In the last few years online marketing has taken precedence over traditional marketing strategies for companies in the last few years. Rea...

Traditional yet Successful Marketing Strategies for Real Estate

In the last few years online marketing has taken precedence over traditional marketing strategies for companies in the last few years. Reason, It can be easily measured and is often less expensive.

But that doesn’t mean traditional marketing strategies are no more effective. In fact, for a truly effective marketing & branding strategy, make use of both techniques to create a well-directed, multi-faceted approach.

When done together these complement each other. Let’s look at some of the effective traditional marketing strategies and learn how to integrate them in your marketing campaign.

Networking

One-to-one interactions are still valuable for of networking and can help drive traffic to your website when your new connects get inspired to learn more about you and your firm.

Being able to put a face to the name can help create a deeper sense of brand loyalty amongst your buyers. So don’t discount the importance of a good handshake.

Create opportunities for in-person networking by joining local chapters of associations or organizations where your target audience is likely to be found.  Over time, this networking can be augmented with attendance at national.

Public Speaking

Public Speaking is a very effective marketing tool. First and foremost, speaking puts you in front of targeted audience and with effective speaking you can have their attention and create your identity.

Speaking to your target audience is a very powerful way to build credibility and establish leadership in your industry for self as well company. According to a survey on Industry Leaders, speaking is the second most popular way to obtain leads & establish credibility.

However, finding an appropriate speaking opportunity may be a challenge if you’re a beginner. Try starting with local associations. This experience will pay off in long run.

Print Publications

Print publications still have a valuable place in offline marketing. Publish your articles or comments in industry magazines, journals and probably newspapers. This will help increase your brand visibility and showcase your expertise. Develop the habit of writing blogs.

However, you need to be selective. Make sure the publications you choose are relevant to your target audience and a reputed source of information.

Cold Calls

Similarly, cold calls have the personal touch that often resonates with interested buyers. Phone calls are more personal than emails and generate an instant response – which can be both, good and bad. Just make sure you have a concrete reason for calling and be mindful of your call recipient’s time.

Advertisement in Print Media

Along the same lines as publishing an article in a print publication, running print advertisements is another method for out to potential customers.

However, it is significantly more difficult to track the return on investment for print advertising than for online ads and they can often be more expensive to run, so use this carefully and with proper planning.

Print advertisements are best positioned in highly targeted publications where you can be assured of that your target audience will see your advertisement. Include your website address in the print advertisements. This will help you track these campaigns better.

Associations and Trade Shows

Consider attending trade shows where you can network with other industry leaders and prospective buyers. Trade shows can provide a great opportunity to put the most effective offline marketing strategies in practice. In addition to in-person networking, you can also pass out print materials and perhaps even get the opportunity to be a featured speaker.

Luckily, there’s no need to choose between offline and online marketing strategies. Offline marketing strategies don’t need to replace online marketing strategies or vice versa.

Instead, offline techniques can be used to supplement online marketing efforts to make your firm’s marketing strategy more robust. The combination of both approaches can bring your marketing full circle by increasing your firm’s visibility and bringing more attention to your online brand.

Bulk Text & WhatsApp Messages Campaign

Sending text or WhatsApp messages to your target audience is another economical, yet very effective way of reaching out to your customers. With the increasing popularity of WhatsApp, it is a very effective media for Marketing & Branding as you can send well written & designed messages.  There are agencies in market which undertake job on your behalf and send SMSs to the segment/city you want to send to.

Hoardings

Hoardings of your Brand / Company/ Project name are another effective way of creating visibility. When putting up a Hoarding care should be taken that the location is prominent and that area is frequented by your target customers. A hoarding on a Highway is the best option.

Glossary of Terms used in Indian Land & Revenue Records

1.   Aabi (आबी) – Land irrigated with means other than canal or well.

2. Abadi Deh (आबादी देह) – Inhabited Area of a village.

3.   Ad-Rahin (आड रहन) – Mortgaged without possession.

4.   Aks Shajra (अक्स शजरा) – Copy of Shajra.

5.   Awwal/ Doyam/ Soyam (अव्वल, दोयम, सोयम) – Suppose A took loan from B and mortgaged the land to B then B is known as Mortgagee ’Awwal’. If B further takes loan from ’C’ after keeping the same mortgaged land as security, then C will be known as Mortgagee ’Doyam’. If C further mortgages the land taken from B to D then D will be referred to as Mortgagee ’Soyam’.

6.   Ba Hukam Adalat (बाहुकम अदालत) – By order of court.

7.   Badastur (बदस्तूर) – Unaltered, as it is.

8.   Bahissa Barabar (बहिस्सा बराबर) – Equal division.

9.   Bai (बैय) – Whenever a person sells his land either completely or partially, to another person, this type of mutation is known as Bai or Sale.

10.         Banaam (बनाम) – in the name of.

11.         Bandobast (बंदोबस्त) – Bandobast or Settlement is a comprehensive term that covers all aspects of land survey & measurement, preparation of revenue records and assessment of land revenue.

12.         Banjar (बंजर) – Uncultivable land.

13.         Banjar Jadid (बंजर जदीद) – New fallow. Land not cultivated for continuous four harvests though it was cultivated earlier.

14.         Banjar Kadim (बंजर कदीम) – Old fallow. Land not cultivated for continuous eight harvests though it was cultivated earlier.

15.         Barani (बरानी) – Dependent on rainfall.

16.         Batai (बटाई) – Part/ Portion of harvest.

17.         Baya (बाया) – Seller of land.

18.         Bewa (बेवा) – Widow.

19.         Billa (बिला) – Devoid of, without.

20.         Chaharam (चहाराम) – One-fourth portion of harvest.

21.         Chahi (चाही) – Irrigated from well.

22.         Chahi Mustar (चाही मुस्तार) – Irrigated from purchased water.

23.         Chahi Nahri (चाही नहरी) – Irrigated partly from a well and partly from canal.

24.         Chak Tashkhish (चक तशखीश) – Land classification in a broader sense. If it is ’Parvati’ then it means that the village falls in mountainous area. In case if it is known, as ’Changar’ then it means that in the area in which village falls, irrigation is totally rain-fed. There are different land classifications based upon this land classification.

25.         Chakautha (चकौता) – Land Revenue (Lagaan) in cash.

26.         Dehinda (देहिन्दा) – Gift Giver.

27.         Do Fasali (दो फसली) – Land which produces two crops per annum.

28.         Dukhtar (दुखतर) – Daughter.

29.         Fak-Ul-Rahin (Redemption deed of Mortgage) (फकुल रहन) – This type of mutation is reverse process of Rahin. Whenever a person who has mortgaged his land wants to get it back after paying dues to the mortgagee, the type of mutation is called Fak-ul-Rahin. It can be of two sub types. Verbal (through Roznamcha) or through Registry.

30.         Fard (फर्द) – Jamabandi Nakal. A copy of land records of an individual or family containing name of owners, area of land, shares of owners and indicates cultivation, rent and revenue and other cesses payable on land.

31.         Fard Badr (फर्द बदर) – To correct a mistake in the Revenue Records.

32.         Field Book (फिल्ड बुक) – A book containing details of measurement of each field eg. Its length, breadth, diagonal detail and worked out total area.

33.         Gair Marusi (गैर मौरूसी) – Unauthorised/ temporary tenant cultivator.

34.         Gair Mumkin (गैर मुमकिन) – Uncultivable land.

35.         Garv (गर्व) – West direction.

36.         Gerinda (गेरिन्दा) – Gift Taker.

37.         Girdawar/ Kanungo (गिरदावर/ कानूनगो) – Supervisor of Patwaris.

38.         Girdawari – Harvest Inspection.

39.         Gora Deh Bhumi (गोरा देह भूमि) – Land adjacent to a village.

40.         Gosha (गोशा) – Corner.

41.         Goth (गोत) – Gotra of family.

42.         Haal (हाल) – Current, at present.

43.         Hadbast (हदबस्त) – Serial Number of a village in a Tehsil.

44.         Hadh (हद) – Seema.

45.         Hamsheera (हमशीरा) – Sister.

46.         Haqdar (हकदार) – Owner of land.

47.         Hibba (हिब्बा) – A Gift, Present. Whenever a part of complete land is gifted to some person, the mutation is called Hibba or Gift.

48.         Ikrarnama (इकरारनामा) – Mutual Agreement.

49.         Intkal (इन्तकाल) – Mutation, recording change in ownership of land due to transfer by registered deed, inheritance, survivorship, bequest or lease, in the records of rights register of landholders as sanctioned by the revenue officer under his order or decision on a particular date.

50.         Jadid (Completely Revised) Settlement (जदीद सनी) – Under this type of Settlement operation complete re-measurement is carried out with the help of survey equipment keeping in view the old Shajra and record.

51.         Jadid (जदीद) – New.

52.         Jalsa aam (जलसाआम) – A community gathering.

53.         Jamaan (जमां) – Land Tax.

54.         Jamabandi (जमाबन्दी) – Record of Rights (ROR) of a village. Jamabandi Register contains name of owners, area of land, shares of owners and other Rights. It also indicates cultivation, rent and revenue and other cesses payable on land.

55.         Janib (जानिब) – Towards.

56.         Janub (जनूब) – South direction.

57.         Jinsavar (जिंसवार) – A headman’s list of the crops of a village.

58.         Jwar (ज्वार) – A kind of millet – Sorghum Vulgare.

59.         Kalan (कलां) – Big.

60.         Kalar (कालर) – Barren Land (Sour Clay).

61.         Kankoot/ Kan (कनकूत या कण) – Estimation of harvest produce.

62.      Kanooni (Regular) Settlement (कानूनी सेटलमेंट) – The Regular Settlement is taken up where no previous record exists. On this Settlement, the complete measurement is done with the help of survey equipment and new record-of-rights is prepared for the first time.

63.         Kanungo (कानूनगो) – Supervisor of Patwaris.

64.         Karguzari (कारगुजारी) – Progress Report.

65.         Kashtkar (कास्तकार) – Cultivator.

66.         Khaka (खाका) – Layout, Sketch.

67.         Khaka Dasti (खाक दस्ती) – Hand Sketch

68.         Khali Saal Tamam (खाली साल तमाम) – Land not cultivated for whole year.

69.         Kharaba (खराबा) – Portion of crop which has failed to come.

70.         Kharif (खरीफ) – Autumn harvest.

71.        Khasra (खसरा) – An area of land determined by a number called as survey number or khasra number in Land Records. Sometimes, Khasra Girdawari is also referred to as Khasra in short.

72.  Khasra Girdawari (खसरा गिरदावरी) – Harvest Inspection Register that mentions land ownership, soil and crop details.

73.         Khata (खाता) – All land holdings that belong to an individual/ family.

74.         Khatauni (खतौनी) – A document mentioning details of all land holdings of an individual/ family which cultivates the land.

75.         Khatauni Paimaish (खतौनी पैमाईश) – New Record of Right of land after bandobast/ chakbandi measurements.

76.         Khewat (खेवट) – A list of an owner’s land holdings.

77.         Khewat–Khatauni (खेवट-खतौनी) – A combined Khewat & Khatauni.

78.         Khud Kasht (खुद काश्त) – Cultivated by the owner himself.

79.         Khurd (खुर्द) – Small.

80.         Khush Hasiyat (खुशहैसियत) – In good shape.

81.         Kilabandi (किलाबंदी) – Rectangular Measurement of land.

82.         Kism Zameen (किस्म जमीन) – Type of land.

83.         Kurki (कुर्की) – Impounding a property.

84.         Lagaan (लगान) – Revenue/ Tax collected from the Tenant Cultivator.

85.  Lagaan-e-Bilmukta Saal Tamam (लगाने बिलमुक्ता साल तमाम) – Pre-determined Net Annual Land Tax/ Revenue.

86.  Lal Kitab (लाल किताब) – Village Notebook, prepared at the time of settlement. The kitab has valuable information regarding crops grown in the estate, soil classification, area under different crops, land use, transfers in land, wells and other means of irrigation in the village and abstract of the livestock and cattle census in the village.

87.         Lambardar (लंबरदार) – Village Headman.

88.         Latha Girdawari (लत्ता गिरदावरी) – Cloth copy of the Patwari’s area Map.

89.         Lavald (लावल्द) –

90.         Mahaal (महाल) – Village.

91.         Majkoor (मजकूर) – Current.

92.         Malguzari (मालगुजारी) – Tax/ Levy on Land.

93.         Malik (मालिक) – Land Owner.

94.         Marusi (मौरूसी) – Permanent Tenant Cultivator who pays revenue to the land owner.

95.         Mauza (मौजा) – Village.

96.         Mauza Bechirag (मौजा बेचिराग) – Unpopulated Village.

97.         Mend (मेण्ड) – Field Boundary.

98.         Min (मिन) – Portion / Part.

99.         Misal Haqiyat (मिसल हकियत) – Record-of-Right.

100. Mufasal Jamabandi (मुफसल जमाबन्दी) – Descriptive Jamabandi.

101. Mujaara (मुजारा) – Tenant Cultivator who pays revenue/ tax to the land owner.

102. Mukhtiarnama (मुख्तियारनामा) – License, Warrant.

103. Mukhtiarnama Aam (मुख्तियारनामा आम) – General License.

104. Mukhtiarnama Khaas (मुख्तियारनामा खास) – Special License.

105. Mundraza (मुन्द्रजा) – As written above, Ditto.

106. Murtahin (मुर्तहिन) – Mortgagee, loan provider for mortgaged land.

107. Musavi (मुसावी) – Original map, prepared for every revenue village at the time of settlement, showing position and boundaries of all fields.

108. Mustari (मुस्तरी) – Buyer of land.

109. Mutation (म्युटेशन) – Transfer or change of title in the land records of the revenue department for the concerned property.

110. Nahri (नहरी) – Irrigated from canal.

111. Naib-Tehsildar (नेब तहसीलदार) – The Deputy or Assistant of Tehsildar.

112. Nakal – A copy of land records of an individual or family containing name of owners, area of land, shares of owners and indicates cultivation, rent and revenue and other cesses payable on land.

113. Nautaud (नौतौड) – Making uncultivable land cultivable.

114. Neelaam (नीलाम) – To sell through auction.

115. Nisafi (निसफी) – One-half portion of harvest.

116. Nambardar (नंबरदार) – Village Headman.

117. Paimaish (पैमाईश) – Land Measurement.

118. Paimana Pital (पैमाना पीतल) – Brass Scale used to draw Musavi.

119. Panj Duvanji (पंज दुवंजी) – Two-fifth portion of harvest.

120. Parat Patwar (पडत पटवार) – Patwari copy of the new settlement record.

121. Parat Sarkar (पडत सरकार) – Government Copy of the new settlement record.

122. Pattanama (पट्टानामा) – Lease Deed. Whenever a piece of land is given on lease for a long period, the mutation is known as Pattanama.

123. Patti/ Taraf/ Thola/ Panna (पत्ती/ तरफ/ ठोला/ पाना) – A community of Villagers based on clans, caste, sect, area etc.

124. Patwari (पटवारी) – A Village Accountant or Registrar responsible for preparation of revenue records. He measures land on the ground and prepares all the prescribed record, which is checked, verified and made final by higher officials.

125. Pisar Mutbanna (पिसल मुतबन्ना) – Adopted Son.

126. Pisar/ Wald (पिसर या वल्द) – Son.

127. Rabi (रबी) – Spring Harvest.

128. Rahin (रहन) – Mortgagor, one who mortgages his land. Whenever a land is mortgaged, completely or partially, to another person or party, mutation is of Rahin type. The deal can be either verbal or through Registry. The land can be mortgaged with or without possession.

129. Rahin Bakabza (रहन बाकब्जा) – Mortgaged with possession.

130. Rapat (रपट) – Mutation. Any entry regarding sale purchase or transfer of land.

131. Saalana (सालना) – Annual.

132. Sabik (साबिक) – Former, previous.

133. Sakunat (सकूनत) – Place of Residence.

134. Salam (सलम) – Completely.

135. Settlement (सेटलमेंट) – Settlement is a comprehensive term that covers all aspects of land survey & measurement, preparation of revenue records and assessment of land revenue.

136. Shajra (शजरा) – A Detailed Village Map that shows all fields with their khasra numbers and boundaries.

137. Shajra Kishtwar (शजरा किश्तवार) – An updated version of Musavi is called as Shajra Kishtwar. It is drawn up on a tracing cloth or tracing paper and is used by Patwari on day-to-day basis to update all changes in field boundaries occurring due to partition, sale etc.

138. Shajra Nasab (शजरा नसब) – A pedigree genealogical table showing succession to ownership rights occurring from time to time in an estate.

139. Shajra Parcha (शजरा परचा) – A piece of cloth on which the village map is drawn showing the position and boundaries of every field.

140. Shamlat (शामलात ठोला) – Shamlat land that belongs to a thola in a Village.

141. Shamlat (शामलात) – A land that belongs to a group or a community.

142. Shamlat Deh (शामलात देह) – Shamlat land that belongs to the Village.

143. Shamlat Panna (शामलात पाना) – Shamlat land that belongs to a Panna in a Village.

144. Shamlat Patti (शामलात पत्ती) – Shamlat land that belongs to a Patti in a Village.

145. Shark (शर्क) – East direction.

146. Shumal (शुमाल) – North Direction.

147. Sub-Division (सब डिवीज़न) – A sub division of a district.

148. Sub-Divisional Magistrate (सब डिविज़नल मजिस्ट्रेट) – In-charge of a Sub-Division in a district.

149. Summary Settlement (समरी सेटलमेंट) – This type of Settlement is resorted to a temporary measure for a short period without the help of survey equipment. Only a KHAKA DASTI (Hand Sketch) is prepared till the regular Settlement is carried out. No presumption of truth is attached to a summary Settlement.

150. Tabadala (तबादला) – Tabadla or mutation of exchange is the mutation, when two owners decide to exchange their lands. It can Again be either verbal (through Roznamcha Waqaiti) or through Registry.

151. Tabdeel Malkiat (तब्दील मलकियत) – This type of mutation is carried out after the settlement of dispute by some court. This is also known as decree by court (Ba Hukam Adalat).

152. Taccavi (तक्कावी) – Loan granted by a Government to landowner for agriculture purposes.

153. Takseem (तकसीम) – Whenever there is a division of land in a joint holding, the mutation is known as Takseem or Mutation of Partition. The partition can be verbal among landowners or when court directs the partition.

154. Takseem Khanagi (तकसीम खानगी) – Partition of land by the family.

155. Taksim Ba Hukam Adalat (तकसीम बाहुकम अदालत) – Partition of land by order of court.

156. Tarmeem (Revised) Settlement (तरमीम सेटलमेंट) – Under this type of Settlement only amendments are carried out without resorting to any measurement.

157. Tarmeem (तरमीम) – Amendment, Revision.

158. Tatima (ततीमा) – Division of Plots.

159. Tatima Shajra (ततीमा शजरा) – Map prepared after division of plots, showing separate plots.

160. Teen Chaharam (तीन चहाराम) – Three-fourth portion of harvest.

161. Tehsildar (तहसीलदार) – In-charge of a tehsil.

162. Tihai (तिहाई) – One-third portion of harvest.

163. Varsal (वरसाल) – A type of Mutation caused by either death or will of a person.

164. Virasat (विरासत) – Inheritance.

165. Waldiyat (वल्दीयत) – Father’s Name.

166. Walid (वालिद) – Father.

167. Walida (वालदा) – Mother.

168. Waris (वारिस) – Heir.

169. Wasil Baqi Nawis (वासल वाकी नवीस) – Revenue Accountant in the Tehsil.

170. Wattar (वत्तर) – Diagonal Line.

171. Zamindar (ज़मींदार) – Land Owner.