Property lawyer in Kharghar for CIDCO leasehold flats and new projects

Visit us in Sanpada, Navi Mumbai

You will find us at Office 219, Haware Intelligentia Park, Plot No. 33, Sector-24, Sanpada-Turbhe Road, Navi Mumbai 400783. Kharghar residents usually come down the Sion-Panvel Highway, or take the harbour line and get off at Sanpada. The office works from 9 AM to 6 PM, Monday to Saturday. Ring +91 8291849797 or +91 9167710454 for an appointment, and send the papers ahead so they are read before the meeting.

If you are buying, bring the seller's file; if you are selling, bring your own. That means the CIDCO letters, the agreement chain, the share certificate and the society's dues statement. If coming in is difficult, a first review can be done over video with the documents sent by email. Adv. Swanand Pandit of the Bombay High Court bar leads Kharghar matters, with Adv. Ashok Ingle on the paperwork.

What does a property lawyer in Kharghar check?

What you own on CIDCO leasehold land

CIDCO, the state's planning agency for Navi Mumbai, did not sell most Kharghar land outright. It leased plots, usually for 60 years, to developers, societies and individual allottees. A flat owner holds an interest in that lease, subject to the conditions CIDCO wrote into the agreement to lease and the lease deed. Those conditions restrict change of use, extra construction and transfer without CIDCO's permission.

CIDCO leasehold property transfer and transfer charges

When a flat on CIDCO land is sold, CIDCO has to record the new holder. The application goes to CIDCO's estate department, largely online now, with the registered agreement, the society's papers and proof of the earlier chain. CIDCO charges a transfer fee worked out on the area of the flat, the node and the use, and revises the rates from time to time. For older CIDCO-built tenements and plots, the lease is transferred through a tripartite agreement between CIDCO, the seller and the buyer, which is stamped and registered.

A CIDCO transfer in Kharghar that was never done for an earlier sale is a frequent gap in resale files. Banks may hold back the loan, and the next buyer's lawyer will ask for it, so it is cheaper to close the gap before you pay than after.

NOCs a Kharghar resale needs

Expect three. The society's no-objection and dues certificate. CIDCO's transfer approval for any earlier sale that was never recorded. And, if you are borrowing, CIDCO's permission to mortgage, which many banks ask for on a leasehold flat. Where no society was ever formed, the builder's no-objection takes the society's place.

Leasehold to freehold conversion

In 2025 CIDCO opened a voluntary scheme to convert leasehold residential plots to freehold where a lease deed has been executed. The holder pays a one-time fee set as a percentage of the ready reckoner rate, together with any unearned increase the lease lets CIDCO recover. Once converted, CIDCO stops charging transfer fees on later sales. For a flat in a society, the question is whether the plot under the building has been converted, and who must apply depends on whose name the lease stands in.

MahaRERA Kharghar projects

Kharghar and the nodes around it see a steady supply of new projects, helped by the metro line and the new airport. Look the project up on the MahaRERA website and read its registration, plans, declared completion date and complaints. Until an agreement for sale is registered, the promoter cannot accept more than 10 per cent of the price as an advance (Section 13, Real Estate (Regulation and Development) Act, 2016). Section 11(4)(e) requires the promoter to help form the society within three months of a majority of flats being booked, and Section 17 requires the conveyance to follow. Our guide to documents for a flat in new construction lists the builder's papers.

Panvel Municipal Corporation property tax

Kharghar came under Panvel Municipal Corporation when it was formed in 2016. Property tax is now billed by PMC, and its demands for the years since 2016 were disputed by residents who had been paying service charges to CIDCO, with the matter taken to the Bombay High Court. Whatever the outcome for your building, see the PMC tax bill before you buy, know what arrears it shows, and have the agreement say who bears them.

Disputes

Society disputes over maintenance, parking and transfers go to the Co-operative Court, delayed possession to MahaRERA, and title and possession cases to the civil courts at Panvel. If someone has occupied a flat you own, see recovering illegally occupied property.

Which office or court handles a Kharghar property matter?

Kharghar is in Panvel taluka of Raigad district, though most people think of it simply as Navi Mumbai. That decides where documents are registered and which courts hear disputes.

Step by step: buying a resale flat in Kharghar

1. Collect the seller's file. The agreement chain with each Index II, CIDCO's allotment and transfer letters, the share certificate, the occupancy certificate, the society's dues statement and the PMC tax bill.
2. Check CIDCO's record. Confirm that every earlier sale was transferred in CIDCO's books with charges paid, and whether the plot has been converted to freehold.
3. Run the title search. We search registered records for at least thirty years and look separately for court cases and society disputes.
4. Get the title report and NOCs. The seller obtains the society's no-objection, and you apply for CIDCO's mortgage permission if you are taking a loan.
5. Settle the agreement for sale. It sets the price, holds back part of it against any dues, and says who completes the CIDCO transfer and pays for it.
6. Stamp and register the agreement. Stamp duty is paid online on whichever is higher of the agreement value and the ready reckoner value, then both sides attend a Panvel sub-registrar's office.
7. Complete the CIDCO and society transfers. Apply to CIDCO with the registered agreement and the transfer fee, have the society transfer the shares, and move the PMC tax record into your name.

Resale flat documents in Kharghar

• Every earlier agreement for sale, with its Index II.
• CIDCO allotment letter, agreement to lease or lease deed, and transfer letters for each earlier sale.
• Tripartite agreement, where the flat or plot was CIDCO-built.
• Share certificate and the society's no-objection and dues certificate.
• Occupancy certificate for the building.
• PMC property tax bill, receipts and any arrears statement.
• CIDCO lease rent or service charge receipts.
• Loan closure letter, if the flat was ever mortgaged.
• Freehold conversion order, if the plot has been converted.

Ask for these before a token payment. A seller who cannot produce the CIDCO transfer letters for earlier sales has a gap that must be closed first.

What does a Kharghar purchase cost beyond the price?

Four items come in addition to the price. CIDCO's transfer charge, set by the flat's area, node and use. Stamp duty, on whichever is higher of the agreement value and the ready reckoner value. A registration fee of 1%, which stops at Rs 30,000. And any arrears of PMC tax, CIDCO dues or society maintenance that the agreement does not put on the seller. Rates change by notification, so we confirm the figures when the agreement is drafted.

How long it usually takes

Once the file is complete, registration usually follows within a month of the title report. The CIDCO transfer then depends on CIDCO's own processing time once the application is complete. Missing transfers from earlier sales, an unformed society or a pending tax dispute can each add a month or more.

Our fee

Our fixed price for an agreement to sale with a title search report runs from Rs 18,000. Work on gaps in the CIDCO record, a society dispute or a MahaRERA complaint depends on the stage and the papers, and we quote after reading them.

Mistakes to avoid when buying in Kharghar

• Treating a leasehold flat as owned outright. CIDCO's lease conditions bind you, including on use and alterations.
• Paying before checking earlier CIDCO transfers. A missing transfer from a past sale becomes your problem once you pay.
• Assuming the plot is freehold because the scheme exists. Ask for the conversion order for that plot.
• Ignoring PMC tax arrears. Put the arrears on the seller in the agreement, with money held back to cover them.
• Paying a builder more than 10 per cent before the agreement is registered. The RERA Act caps the advance at that level.
• Buying in a building without an occupancy certificate. It affects loans, water connections and any future sale.
• Skipping the society transfer. Until the shares move, notices and votes still go to the seller.
• Buying fringe land still recorded as agricultural. It needs a conversion order before it can be built on, and an NRI cannot buy it without RBI approval.

Property help in other Navi Mumbai nodes and nearby

As a property lawyer in Navi Mumbai, we see the same CIDCO questions in Kamothe, Kalamboli, Ulwe and New Panvel, though the node changes the charges. For Thane, see our Thane property lawyer page; for Mumbai and the rest of Navi Mumbai, the Mumbai property lawyer page.