Ready-to-move flats in Kompally: a buyer’s checklist

A ready-to-move flat removes the two biggest worries of buying off-plan: waiting years for possession and wondering whether the finished home will match the brochure. You can walk through the actual building, open the actual windows and stand on the actual balcony. That advantage only holds if you check the right things. This list covers what we would check ourselves.

The documents

• Occupancy certificate (OC). Ask for a copy and check the issuing authority, the date and that it covers the block you are buying in. The OC is what makes a building legally fit to occupy. Our guide to occupancy certificates explains what it covers.
• RERA registration. Note the registration number and look the project up on the Telangana RERA website. Check that the promoter’s name matches the seller and read the quarterly updates. See how to check a project on TG RERA.
• Title and approvals. The seller should show the title documents for the land, the sanctioned building plan and the link documents. Have a property lawyer read them before you pay a booking amount.
• Bank approval. Ask which banks have already approved the project for home loans. If your bank has not, ask for the document set your bank will need.

The building and the services

• Water, power and sewage. Ask how each is supplied today: municipal or borewell water, individual electricity meters, and how sewage and drainage are connected. Get the answers in writing.
• Lift and fire safety. Check that lifts are running and serviced, and that fire extinguishers and exits are in place on each floor.
• Common areas. Visit the clubhouse, pool and play areas. Ask whether they are open now and who maintains them.
• Parking. Make sure your car park is allotted in writing, with its number in the agreement.

The flat itself

Take your time on the inspection. Go in daylight and, if you can, again after rain.

• Look for damp patches or peeling paint near bathroom walls, kitchen sinks and the ceiling below any terrace.
• Run every tap, flush every cistern and check that water drains from shower areas and balconies.
• Switch on every point and test the MCB panel. Check there are points for the AC, geyser, chimney and refrigerator where you need them.
• Open and lock every door and window, including the balcony and utility doors.
• Check tile joints, skirting and door frames for gaps or chips. Small fixes are easy to agree before registration and slow to chase afterwards.

The real all-in cost

“All-inclusive” means different things on different projects, so ask for a written breakdown of what the price covers: base price, amenities, car parking, GST if any, and maintenance deposits. Then add the costs that are always yours as the buyer:

• Stamp duty and registration. In Telangana this is commonly about 7.5% of the property value in urban areas. Our stamp duty guide has a worked example.
• Legal fees for the title check and agreement.
• Home loan processing fees, if you are borrowing.
• Interiors: wardrobes, modular kitchen, lights and fans.

Maintenance and the association

Ask what the monthly maintenance charge is, what it covers, whether a corpus fund is collected and whether a residents’ association has been formed. Talking to two or three residents who have already moved in is the quickest way to learn how the community is run.