PRECAUTIONS TO BE TAKEN WHILE BUYING PLOTS IN HADA AREA.
HADA area strides over 458 Square KM! That is a whole lot of land! The jurisdiction of HADA extends from Mailardevpally area along the Inner ring Road (Old Kurnool Road stretch) on the North; to Palmakul village (border of Mahboobnagar district) along the National Highway to Bangalore on south-east; to Mankhal village along the State Highway to Sri sailam on the south; to Turka Yamjal and Mangalapalli Villages on East; and to Dosawada near the Himayatsagar on the West.
Its known that land has been purchased indiscriminately in HADA area. There are several known problems here. That includes, Assigned Land, Wakf /Temple Land, Bhoodan Land etc. HADA would not be able to develop such land within its control.
DIFFERENCE WITH HUDA AREA
Unlike HUDA Area around Hyderabad, HADA areas are scarcely populated. In HUDA Area, due to prior occupation, planned development could not be carried out. Hence, Panchayat and Illegal Layouts have cropped up all over the place. Obviously since population is large and HUDA can not ensure availability of low priced HUDA Plots for the huge lower middle and poor category, Govt. has chosen to close eyes and rightfully so.
HUDA can not force poor to pay huge premium and development charges. Taking advantage of this situation, developers came up with number of Panchayat Layouts where, the rich too have bought and keeps buying! Due to the large population around, obviously Govt. can not and will not touch those lands, whether approved or not.
However, situation may not be similar in HADA Area. Since population is thin, HADA is in a position to enforce rules. This is why you have to be careful. There is a definite HIGHER risk in buying in Panchayat and unauthorized Layouts in HADA area, compared to buying in areas like Nizampet Road, near Kukatpalli. Since vast amount of lands are unoccupied by actual construction or dwellings, HADA may notify areas for take over for SEZ/IT Parks/other amenities, or make situation difficult for unauthorized layouts (including Panchayat layouts) to get building permission.
The Zonal regulations make the matter tougher. Bio Zone, Low Rise Zone, Mid Rise Zone, High Rise Zone, Transportation Zone etc.
HADA MASTER PLAN:
As of January 2007, the final Master Plan for HADA area is under approval by Govt. Since IT Parks, SEZ etc are under approval/ Allotment, HADA itself does not know yet, which area would be used for what!! Also there are so many roads planned.
So when a developer approaches, HADA for approval, there would be considerable delay. It has to check with Govt, APIIC and other agencies and get clearance. Off course it has to ensure that land is legal and not assigned, Wakf or Bhoodan etc.
In HADA area, all roads as per Master Plan has to be extended by Developers themselves! You can see 80 Feet road developed inside Rainbow Drive Layout, at Jalapalli, by the Developer. This road would then have to be extended by each of the Owners or developers who purchases land on either side of the layout! That is HADA Rule! When you buy somewhere in HADA, you never know what is coming up from 1 KM away! You may get Bulldozed out! If you hold valid ownership, HADA will give you transferable development right, as compensation.
This is why Panchayat Layout is very risky. Your plot might get taken up by a Road or any other Amenity that HADA Plans. To repeat, the situation in HADA area is different from HUDA areas. HADA is more likely to go ahead with planned development, due to scarce population.
Also, large number of software parks, SEZ etc are under planning stage which require land.
PRECAUTIONS TO BE TAKEN WHILE BUYING IN NEW LAYOUT IN HADA AREA, BEFORE APPROVAL:
At the end of the day, land rate in HADA area will be much higher than in most of the DTCP Zones. Hence there is nothing wrong in taking a bit of a risk and booking in HADA area, PROVIDED buyers take following precautions:
1.Do NOT buy in Bio Zone layouts within HADA, unless you plan to build a Farm House in 5% Land. In effect Buy large plots of ½ Acre or 1 Acre. Its better not to have resale intention!
2.Do NOT buy in existing Panchayat Layouts in HADA area. (EXCEPTION: If the layout is very close to an existing community and is protected from future take over and has proper access roads to it AND beyond, u can still consider buying. But all these conditions should be met. Off course basic land legality should always be checked.)
3.Do NOT buy in proposed Panchayat Layouts, unless above conditions are met which is very unlikely.
4.In HADA area, there is no question of DTCP approval. Do not fall for this.
5.If the Project is a Proposed HADA layout, there is chance that the Project may not get approval! This has happened in the case of Nectar Gardens. (However the developers have refunded full amount. All those who had taken Sale Agreement were paid 24% Interest, too.)
Hence insist on the following:
1. In Sale agreement, Company should be bound to give proof of actual progress of HADA Approval, within a reasonable period, say 6 Months.
2. If Company can not give such proof, then buyers can opt to cancel booking and Company would return, full advance paid, with interest.