The Practice · Ten disciplines

Everything after the handshake.

Ten disciplines, one firm, one point of contact. What follows is the work itself, in the order it usually arrives.

A fountain pen laid beside a blank stack of paper on a dark table in low, raking light.

01 / 10

Mandate

Appointed to represent a property or a buyer exclusively, and answerable to one side only.

A mandate is a written appointment to act for one side and no other. It fixes what the firm is instructed to do, for how long, what it is paid on, and what it must report. Where a mandate is in place we do not take a fee from the other side of the same transaction, and we say so in writing to both parties.

Included

  • Sole-agency or sole-selling terms agreed in writing before any approach is made
  • Appointment for a stated term, commonly three to six months, renewable by written extension
  • Named point of contact, a defined buyer or seller set, and a written no-conflict undertaking
  • Fortnightly written report: approaches made, responses, offers, and revised view on price
  • At expiry, a closing report and a standstill period naming every party introduced

02 / 10

Acquisition

We see the ground before it is offered, and we walk away from most of it.

We work from a brief, not a shortlist. Most of the time is spent removing options: reading the title before the viewing, checking the approach road, the setback, the neighbour’s intent, and the floor above. You see three or four things, not thirty.

Included

  • Brief, budget frame and orientation preferences taken in person
  • Off-market sourcing through 23+ years of relationships
  • Preliminary title read and RERA verification before any viewing
  • Site visits at two times of day, and once after rain
  • Negotiation, advance receipt, and sale agreement drafting

03 / 10

Sale & Exit

Shown to a named few rather than advertised to a city.

A property that has been publicly listed for six months is worth less than one that was never listed at all. We approach a named set of buyers directly, in sequence, and keep the address out of circulation.

Included

  • Document set assembled before the first approach — mother deed, EC, khata, tax paid receipts
  • Pre-sale rectification of khata, mutation and boundary discrepancies
  • Discreet approach to a named buyer set, one at a time
  • Viewings by appointment only, no signage, no portal listing
  • Capital gains position reconciled with your accountant

04 / 10

Leasing & Tenancy

Lock-in, escalation, exit clause, and the tenant you will still want in year six.

The rent is the easy part. The lock-in, the escalation, the fit-out clause and the exit terms decide whether you enjoy the next six years. We read the tenant as carefully as the document.

Included

  • Tenant identification and background verification
  • Lease drafting: lock-in, escalation, notice, fit-out, reinstatement
  • Deposit structuring and rent-free fit-out period
  • Registration of the instrument and e-stamping
  • Renewal, revision and exit inspection at the end of term

05 / 10

Estate Management

Watchmen, khata dues, monsoon repairs, and the boundary nobody checked.

Most losses on good property happen quietly, over years, through unpaid dues and unwatched boundaries. For owners abroad or occupied elsewhere, we hold the keys and the calendar.

Included

  • Property tax and khata dues paid on schedule, receipts filed
  • Quarterly site inspection with photographs, and once after the monsoon
  • Boundary, fencing and encroachment watch on vacant land
  • Rent collection, arrears follow-up and annual statement
  • Repairs supervised, quoted and approved before work begins

06 / 10

Structuring & Finance

Whose name, in what vehicle, with which lender, and on what timeline.

Whose name it is bought in matters as much as what is bought. Joint ownership, an HUF, a company, a trust — each has consequences at sale, at succession and at assessment. We settle that before the advance is paid.

Included

  • Ownership structure advised with your accountant and lawyer in the room
  • Joint holding, HUF, company and trust options compared on exit and succession
  • Loan sanction coordinated across two or three lenders, terms and technical valuation managed with the lender’s panel
  • NRI and repatriation position: FEMA, Form 15CA/CB, NRO routing
  • Disbursement schedule aligned to the construction or registration timeline

For Families buying jointly, and buyers holding assets outside India.

07 / 10

Legal & Title

The title chain, the encumbrance certificate, the khata transfer, the conversion order.

In Karnataka the title is a chain, not a certificate. We read it back thirty years, and we tell you plainly when it does not close. This is the discipline that most often ends a transaction, and should.

Included

  • Title chain traced through the mother deed and every subsequent conveyance
  • Encumbrance certificate for thirty years, read alongside the deeds
  • Khata, mutation register, RTC, mojini sketch and tax paid receipts verified
  • Conversion order, DC conversion and land use checked against the sanctioned plan
  • RERA registration, approvals and completion certificate verified for developer purchases
  • Public notice, legal opinion, and khata transfer completed after registration

For Every purchase, without exception, and any owner who has never read their own chain.

08 / 10

Taxation

Capital gains, TDS on the sale deed, and the year you choose to transact.

The month you sign changes what you owe. We work with your accountant early enough for that to still be a choice, and we make sure the deductions actually appear where they should.

Included

  • Capital gains computed with indexation and cost of improvement documented
  • Section 54 and 54F reinvestment planning, capital gains account where needed
  • TDS on the sale deed deducted, deposited and reflected — Form 16B and 26AS reconciled
  • Lower deduction certificate for NRI sellers under Section 197
  • Stamp duty and registration charges computed against guidance value
  • Annual property income position and municipal tax records kept current

For Sellers, and NRI buyers whose deduction rate is usually wrong by default.

09 / 10

Vastu & Orientation

Which way the ground faces, and which way the morning enters the house.

Many clients ask for this, so we do it properly. We record the plot’s facing, the road position, the slope and the entry, and we bring in a consultant when a client wants an Astro-Vastu or Numero-Vastu reading. We report what a plot is, and leave the interpretation to the client and their consultant.

Included

  • Compass facing, road position, corner condition and slope recorded on site
  • Entry, kitchen, staircase and water placement mapped against the sanctioned plan
  • Light and ventilation checked at morning and late afternoon
  • Shortlisting filtered to the facings a client has specified
  • Astro-Vastu or Numero-Vastu consultation arranged on request, at the client’s direction
  • Remedial options discussed with the architect before construction begins

For Clients for whom facing is a requirement, not a preference.

10 / 10

Interiors & Handover

Snag list, joinery, stone selection, and the keys handed over once.

Between registration and the first night in the house there are usually four months of small decisions. We hold the snag list, the stone selection and the trades, so that the keys are handed over once.

Included

  • Pre-handover snag list, walked twice, closed in writing
  • Architect and interior designer introduced and briefed
  • Stone, joinery and hardware selection with the client at the yard
  • Trades scheduled and supervised; payments released against completed stages
  • Khatha, electricity, water and society transfers completed in the new name
  • Final handover: keys, warranties, drawings and a maintenance calendar

For Buyers moving in, and owners preparing a house before a sale.

One point of contact

Whichever of the ten you start with, you speak to one person.

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