o.b.c. farrukhabad

Date:- 14-12-2013

To, Chief Manager Oreintal Bank of Commerce , Farrukhabad.

Sir, As per yours instructions valuation report of commercial / residential property belongs to Mr. Suresh Chandra S/o Mr. Ram Narain & Mrs. Radha Devi W/o Mr. Suresh Chandra Srivastav situated at Moh.- Bazaria Nihal Chandra , Farrukhabad are as detail given below:-

Fair market value of property - Rs.8,43,000.00 ( Rs. Eight Lac Forty Three Thousand only ) Realizable value of property - Rs.7,16,000.00 ( Rs. Seven Lac Sixteen Thousand only ) Distress sale value of property - Rs. 6,30,000.00 ( Rs. Six Lac Thirty Thousand only )

VALUATION REPORT ON IMMOVABLE PROPERTY Part - I

1. Purpose for which valuation is made - for assessment of fair market value in N.P.A. Account of M/S Jai Maa Garment.

2. Date as on which valuation is made - 14-12-2013

3. Document shown for perusal – Photo copy of two sale deeds detail given in area analysis & Photo copy of previous valuation report dated 24-09-2010 issued by H.M. Saxena & Associates and Photo copy of N.E.C. report dated 15-09-2010 issued by bank panel Advocate Mr. K.C. Gupta. Due to N.P.A. Account and non cooperation of borrower only external verification are done by us and other detail taken from particulars available in banks record.

4. Name of the owner / owners - Mr. Suresh Chandra S/o Mr. Ram Narain & Mrs. Radha Devi W/o Mr. Suresh Chandra Srivastav r/o Moh.- Bazaria Nihal Chandra , Farrukhabad

( Note -This report contains 12 pages ) Contd.-2…

Continuation sheet No.-2Subject.- To find out present fair market value of commercial / residential property belongs to Mr. Suresh Chandra S/o Mr. Ram Narain & Mrs. Radha Devi W/o Mr. Suresh Chandra Srivastav situated at Moh.- Bazaria Nihal Chandra , Farrukhabad ________________________________________________________________________________________________________________

5. If the property is under joint ownership co-ownership , share of each such owner. Are the share undivided. - No , joint ownership and building jointly

constructed undivided share.

6. Brief description of the property - commercial / residential property - Moh.- Bazaria Nihal Chandra , Farrukhabad

Boundaries of property :-

Direction As per NEC Report & old valuation report As per present conditionNorth Lane Cemented LaneSouth Shop & Property of Mr, Babu Ram Shop & House of Mr. Banwari LalEast Properry of Mr. Ashok Kumar Saxena House of Mr. ashok Kumar SaxenaWest Road Road ( Tikona Police Chauki to Jasmai Darwaja Road)

7. Location , street , ward no. - Moh.- Bazaria Nihal Chandra , Farrukhabad

8. Survey / plot no. of land - T.P. no. 4 / 31 ( As per sale deed )9. Is the property situated in residential / commercial / mixed area / industrial area - Developed commercial / residential area10. Classification of locality - high class middle class / poor class - Middle class 11. Proximity to civic amenities, like school, hospital, offices, market, cinemas etc. - Near by. 12. Means and proximity to surface communication by which the locality is served. - Yes , Painted RoadLand:13. Area of land supported by documentary proof,

shape, dimensions and physical features. - 55.17 sqm , L - shape

14. Roads, street or lands on which the land is abutting - Painted Road & C.C. Lane

15. Is it freehold or leasehold land? - Free Hold

16. If lease-hold the same of lesser / lessee , nature of lease, date of commencement and

terms of renewal of lease - Not applicablei. Initial premium - N/Aii. Ground rent payable per annum - N/A iii. Unearned increase payable to the lesser in the event of sale or transfer - N/A Contd.-3…

Continuation sheet No.-3Subject.- To find out present fair market value of commercial / residential property belongs to Mr. Suresh Chandra S/o Mr. Ram Narain & Mrs. Radha Devi W/o Mr. Suresh Chandra Srivastav situated at Moh.- Bazaria Nihal Chandra , Farrukhabad

___________________________________________________________________________________________

17. Is there any restrictive covenant in regard to use of land?If so, attach a copy of covenant. - No

18. Are there agreements of easement ? if so, attach copies. - Not applicable

19. Does the land fall in an area included in any town planning plan of Govt. or any statutory body? If so, given particulars - Yes , Regulated Area , Farrukhabad.20. Has an contribution been made towards development

or is any demand for such contribution still out standing? - No

21. Has the whole or part of land been notified for acquisitionby Govt. or statutory body ? Give date of notification. - No

22. Attach a dimensioned site plan. - Measurement detail given in area analysis.

IMMPROVEMENTS:

23. Attach plans and elevation of all structure standing on the land and a lay - out plan. - Plan not available

24. Furnish technical details of the building on a separate sheet. The annexure to this form may be used. - Detail given as below

25. i. Is the building owner - occupied/tenanted/both? - Owner occupied ii. If partly owner-occupied, specify portion and extent of area under owner-occupation. - Not applicable

26. What is the floor space index permissible and percentage actually utilized ? - 2.00 permissible

1.32 utilized RENTS: - Not applicable

27. i. Names of tenants / lessees / licensees - N/Aii Portions in their occupation. - N/Aiii Monthly or annual rent

/ compensation / license fee, etc. paid by each. - N/Aiv Gross amount received for the whole party. - N/A

28. Are any of the occupants related to, or close business associate of, the owner - Not applicable

Contd.-4…


___________________________________________________________________________________________

29. Is separate amount being recovered for the use of fixtures, like fans, geysers, refrigerator, cooking ranges, built - in ward robes, etc. or for service charges? If so, give details. - Not applicable

30. Give details of water and electricity charges, if any, to be borne by the owner - Not applicable

31. Has the tenant to bear the whole or part of the cost of repairs and maintenance? Give particulars. - Not applicable32. If a lift is installed, who is to bear the maintenance and operation , owner or tenant? - No

33. If a pump is installed, who has to bear the cost of maintenance and operation owner or tenant? - No34. Who has to bear the cost of electricity charges for lighting of common

space like entrance hall, stairs, passages, compound, etc-owner or tenant? - Not applicable 35. What is the amount of property tax? Who is to bear it? Give details with

documentary proof. - Not applicable.36. Is the building insured? If so, give the policy no., amount for which it is

insured and the annual premium - No

37. Is any dispute between landlord and tenant regarding rent pending in a court of law? - Not applicable38. Has any standard rent been fixed for the premises under any

law relating to the control of rent? - No SALES:

39. Give instances of sales of immovable property in the locality on a separate sheet, indicating the name and address of the property,

registration no. sale price and area of land sold. - Information not available 40. Land rate adopted in this valuation. - Rs. 8000.00 per sqm. 41. If sale instances are not available or not relied upon the basis of arriving at the land rate. - As per inquiry from local persons & as per detail given below.

Contd.-5…


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COST OF CONSTRUCTION:

42. Year of commencement of construction and year of completion. - 1990 43. What was the method of const. by contract by employing labour

directly/both? - Employed labour directly44. For items of work done on contract, produce copies of agreements. - Nil45. For items of works done by engaging labour directly. Give basis rates of material and labour supported by documentary proof. - Not applicable ADDITIONAL INFORMATION / PAPERS:

46. Whether the immovable property in question is in possession or is self-occupied - Yes 47. Whether it is vacant plot or building - Building 48. Whether it is an agricultural, residential or industrial - Commercial / residential 49. Attach Photograph of the property for which valuation is being done - Yes50. Information with respect to cost indices - Not applicable51. Information with respect to plinth rates - Detail given as below52. Information with respect to Govt. prescribed rates for registration - Detail given as below53. Past instances of sale must be given in the valuation report (?) - Not available

PART-II- VALUATION (A) Value of land:

(a) Area Analysis: -

As per photo copy of first sale deed available in bank record for perusal the property in question situated at Moh.- Bazaria Nihal Chandra , Farrukhabad is purchased by applicant jointly Mrs. Gyanwati W/o Mr. Muneesh Chandra vide sale deed registered in Book No. I, Volume 13 on Page No. …………… at Sr. No. 3369 on dated 23-06-1978 of Sub Registrar , Farrukhabad office.

Later Mrs. Gyanwati W/o Mr. Muneesh Chandra sold his share to Mrs. Radha Devi W/o Mr. Suresh Chandra Srivatav vide sale deed registered in Book No. I, Volume 1718 on Page

No. 188-189 at Sr. No. 1534 on dated 23-02-1984 of Sub Registrar , Farrukhabad office.

So applicant’s become 100% owner of property in question.

Contd.-6…


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(b) Measurement of property in question :-

Sr. No.

Particular North-South

East West

East-West

North South

Area in sq. fitor sqm.

1.

(i)(ii)

2.

(i)(ii)

As per first sale deed measurement of total property.

East side portionWest North side corner portion

Actual site measurement as per previous valuation report measurement issued by H.M. Saxena & Associates dt. 24-09-2010 ( Pannel valuer of Bank )

East side portionWest side portion

30’6’’ 30’6’’ 30’0’’ 30’0’’

30’0’’ 30’0’’ 13’6’’ 13’6’’

27’0’ 27’0’’ 14’0’’ 14’0’’

13’6’’ 13’6’ 14’0’’ 14’0’’

Total

Not given Not given

37.62 sqm 17.55 sqm

55.17 sqm

Total area of property in question as per first sale deed is not given. But actual area as per first sale deed measurement is 115.53 sqm. Area of property in question applicant’s possession as per N.E.C. report dated 15-09-2010 issued by Mr. K.C. Gupta ( Empanelled Advocate of Bank ) & previous valuation report issued by Mr. H.M. Saxena ( Empanelled Valuer of Bank ) dated 24-09-2010 is 55.17 sqm. So we take plot area for valuation purpose as per N.E.C. report & previous valuation report is 55.17 sqm. (c) Valuation of land:-

There is no mathematical formula by which present market rate of land is evaluated it depending on various factor’s such as size, shape, use of property, availability, market rate , circle rate, drainage, electric line, locality , title of property, location of property , local sell / purchase trend of property etc.

Circle rate in the locality approved by D.M. Farrukhabad w.e.f. 01-08-2013 for non agriculture land is Rs. 3000.00 per sqm + 10% extra for corner location plot ie. Rs. 3300.00 per sqm & for commercial property 300 time of rent Rs. 150.00 per sqm of commercial covered area ie. Rs. 45,000.00 per sqm.

Contd.-7…


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Prevailing market rate in the locality for plot varies between Rs.10,000.00 per sqm to Rs. 11,000.00 per sqm. due to developed commercial / residential mixed locality.

Keeping above factors in the view, so we can safely adopt rate for land valuation is Rs. 8,000.00 per sqm. due to L - shape plot with less frontage.

Area of Land = 55.17 sqm.

Market Rate = Rs. 8000.00 per sqm.

Value of Land = 55.17 x 8000.00

= Rs. 4,41,360.00 Say = Rs. 4,41,000.00

(B) Building:-

(a) Building discepretion :- (1) Ground floor construction work is completed.

Covered area of ground floor construction work ( as per previous valuation report dated 24-09-2010 issued by Mr. H.M. Saxena ) is 55.17 sqm.

(2) First floor construction work is completed. Covered area of ground floor construction work ( as per previous valuation report dated 24-09-2010 issued by Mr. H.M. Saxena ) is 17.55 sqm.

All const. work is about 24 year old. So depreciation is allowed.

(3) Minimum required electrification work is completed.

(4) By sinking fund method @ 3.5% assuming usefull life of R.B. / R.C.C. roof structure 60 year , the depreciation for 24 year old structure is 18.700%.

Contd.-8…


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(b) Valuation of Existing Construction: -

S.N.

Particular of Item

Covered Area Sqm

Covered area rate ( Rs. PerSqm )

Const. Value Rs.

Deprecation Net ValueRs.Rs.

1.

2.

G.F. const.

F.F. const.

55.17

17.55

7000.00

6200.00

3,86,190.00

1,08,810.00

18.700%

18.700%

72,217.53

20,347.47

3,13,972.47

88,462.53

Total value of existing const. = Rs. 4,02,435.00

Say = Rs. 4,02,000.00

(c) Value of building extra items : Nil Fair market value of total property : -

(a) Value of land = Rs. 4,41,000.00(b) Value of building = Rs. 4,02,000.00(c) Value of building extra items = Nil

_______________________

Total value of property = Rs. 8,43,000.00

Realizable Value - 0.85 x Rs.8,43,000.00 = Rs. 7,16,550.00

Say = Rs. 7,16,000.00

Distress Sale Value:- 0.75 x Rs. 8,43,000.00 = Rs. 6,32,250.00

Say = Rs. 6,30,000.00

Contd.-9…


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Valuer’s Remark

(i) The commercial / residential property situated at Moh.- Bazaria Nihal Chandra, Farrukhabad is reported to have been owned by Mr. Suresh Chandra S/o Mr. Ram Narain & Mrs. Radha Devi W/o Mr. Suresh Chandra Srivastav r/o Moh.- Bazaria Nihal Chandra , Farrukhabad was inspected by me on 12-12-2013 for the purpose of assessing the present fair market value of the fixed asset in it.

Based upon the actual observation and particulars provided to me for perusal ( photo copy of two sale deeds registered in Sub Registrar , Farrukhabad office. Detail given in area analysis & Photo copy of N.E.C. report dated 15-09-2010 issued by Mr. K.C. Gupta & Photo copy of previous valuation report dated 24-09-2010 issued by by Mr. H.M. Saxena ) detailed valuation reports have been prepared.

After given careful consideration to various important factors like present condition, use of property, potential for marketability, it is my considered opinion that the present fair market

value of above property belongs to Mr. Suresh Chandra S/o Mr. Ram Narain & Mrs. Radha Devi W/o Mr. Suresh Chandra Srivastav r/o Moh.- Bazaria Nihal Chandra , Farrukhabad situated at Moh.- Bazaria Nihal Chandra , Farrukhabad is Rs. 8,43,000.00 ( Rs. Eight Lac Forty Three Thousand only ) & realizable value of property is Rs. 7,16,000.00 ( Rs. Seven Lac Sixteen Thousand only ) and distress sale value of property is Rs. 6,30,000.00 ( Rs. Six Lac Thirty Thousand only ).

(ii) If the property is offered as collateral security the concerned financial institution is requesting to verify the extent shown in the valuation with respect to the latest legal opinion. Financial institution are also requested to verify detail of sale deeds given in report with original sale deed and building detail given in report before finance.

(iii) Value varies with the purpose and time. This value should not be referred for any purpose other than mentioned in valuation. (iv) This valuation report is my considered opinion and the discretion for making advance on basis of this opinion lies with Bank / Financial Institutions only.

Contd.-10…


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PART-III- DECLARATION

I hereby declare that:-

a. The information furnished in part I is true and correct to the best of my knowledge and belief.

b. I have no direct or indirect interest in the property valued. c. I have personally inspected the property on 12-12-2013 in the presence of Mr. Shree Ram Manager (Advances) , O.B.C. Farrukhabad as per his identification.

d. I have not been convicted of any offence ad sentenced to a term of imprisonment.

e. I have not been found guilty of misconduct in my professional capacity.

DATE: 14-12-2013

PLACE: Shahjahanpur SIGNATURE OF VALUER

List of Enclosure - (i) Location plan of property

(ii) 4 - nos. photographs of property

Date:- 14-12-2013To, Chief Manager Oreintal Bank of Commerce , Farrukhabad. Sir,

As per yours instructions valuation report of residential property (land) belongs to Mr. Sashi Kumar S/o Mr. Late. Shiv Mangal Singh situated at Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad are as detail given below:-

Fair market value of property - Rs.3,87,000.00 ( Rs. Three Lac Eighty Seven Thousand only ) Realizable value of property - Rs.3,29,000.00 ( Rs. Three Lac Twenty Nine Thousand only ) Distress sale value of property - Rs. 2,70,000.00 ( Rs. Two Lac Seventy Thousand only )


1. Purpose for which valuation is made - for assessment of fair market value in N.P.A. Account of Mr. Sashi Kumar.


3. Document shown for perusal - Photo copy of sale deed no. 4930 dated 13-07-2009.

4. Name of the owner / owners - Mr. Sashi Kumar S/o Mr. Late. Shiv Mangal Singh present r/o 4 / 81 , Moh.- Bazaria Salik Ram , Farrukhabad 5. If the property is under joint ownership co-ownership , share of each such owner. Are the share undivided. - No

6. Brief description of the property - residential property (land) - Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad

Boundaries of property:-

Direction As per sale deed of property As per present condition of propertyNorth Gali Kachchi 20’4’’ from which east side rasta to road SameSouth H/o Late. Ram Saran Saxena SameEast H/o Mr. Sateesh Chandra & H/o Mr. Ravindra

Shukla and othersSame

West H/o Mr. Shyam Manohar & H/o Mr. Krishan Murari Same

( Note -This report contains - 9 pages ) Contd.-2… Continuation sheet No.-2

Subject.- To find out present fair market value of residential property (land) belongs to Mr. Sashi Kumar S/o Mr. Late. Shiv Mangal Singh situated at Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad.

7. Location , street , ward no. - Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad 8. Survey / plot no. of land - 4 / 86 C

9. Is the property situated in residential / commercial / mixed area / industrial area - Developed residential area10. Classification of locality - high class middle class / poor class - Middle class 11. Proximity to civic amenities, like school, hospital, offices, market, cinemas etc. - Near by. 12. Means and proximity to surface communication by which the locality is served. - Yes , Painted / C.C. Road

Land:

13. Area of land supported by documentary proof, shape, dimensions and physical features. - 96.95 sqm , Rectangular shape

14. Roads, street or lands on which the land is abutting - Common Rasta Kachcha

15. Is it freehold or leasehold land? - Free Hold16. If lease-hold the same of lesser / lessee , nature of lease, date of commencement and

terms of renewal of lease - Not applicablei. Initial premium - N/Aii. Ground rent payable per annum - N/A iii. Unearned increase payable to the lesser in the event of sale or transfer - N/A17. Is there any restrictive covenant in regard to use of land?

If so, attach a copy of covenant. - No 18. Are there agreements of easement ? if so, attach copies. - Not applicable19. Does the land fall in an area included in any town planning plan of Govt. or any statutory body? If so, given particulars - Yes , Regulated Area , Farrukhabad 20. Has an contribution been made towards development

or is any demand for such contribution still out standing? - Information not available21. Has the whole or part of land been notified for acquisition

by Govt. or statutory body ? Give date of notification. - No22. Attach a dimensioned site plan. - Measurement detail given in area analysis.

Contd.-3… Continuation sheet No.-3


IMMPROVEMENTS:23. Attach plans and elevation of all structure standing on the

land and a lay - out plan. - Plan not available 24. Furnish technical details of the building on a separate sheet.

The annexure to this form may be used. - Not applicable. No const. at site25. i. Is the building owner - occupied / tenanted / both ? - Not applicable

ii. If partly owner-occupied, specify portion and extent of area under owner-occupation. - Not applicable 26. What is the floor space index permissible and

percentage actually utilized? - Not applicable RENTS: - Not applicable27. i. Names of tenants / lessees / licensees - N/A

ii Portions in their occupation. - N/Aiii Monthly or annual rent


28. Are any of the occupants related to, or close business associate of, the owner - No29. Is separate amount being recovered for the use of fixtures, like fans, geysers, refrigerator, cooking ranges, built - in ward robes, etc. or for service charges? If so, give details. - No 30. Give details of water and electricity charges, if any, to be

borne by the owner - Not applicable31. Has the tenant to bear the whole or part of the cost of repairs and maintenance? Give particulars. - Not applicable32. If a lift is installed, who is to bear the maintenance and operation , owner or tenant? - Nil 33. If a pump is installed, who has to bear the cost of maintenance and operation owner or tenant? - Nil34. Who has to bear the cost of electricity charges for lighting of common

space like entrance hall, stairs, passages, compound, etc-owner or tenant? - No 35. What is the amount of property tax ? who is to bear it ? give details with


insured and the annual premium - No37. Is any dispute between landlord and tenant regarding rent pending in a court of law? - Information not available38. Has any standard rent been fixed for the premises under any

law relating to the control of rent? - No



SALES:


registration no. sale price and area of land sold. - Information not available 40. Land rate adopted in this valuation. - Rs. 4000.00 per sqm. 41. If sale instances are not available or not relied upon the basis of arriving at the land rate. - As per inquiry from local persons & as per detail given as below.


42. Year of commencement of construction and year of completion. - No const. at site43. What was the method of const. by contract by employing labour

directly / both? - Not applicable44. For items of work done on contract, produce copies of agreements. - Nil45. For items of works done by engaging labour directly. Give basis rates of material and labour supported by documentary proof. - Not applicable

ADDITIONAL INFORMATION / PAPERS:

46. Whether the immovable property in question is in possession or is self-occupied - Yes 47. Whether it is vacant plot or building - Vacant plot48. Whether it is an agricultural, residential or industrial - Residential 49. Attach Photograph of the property for which valuation is being done - Yes50. Information with respect to cost indices - N.A.51. Information with respect to plinth rates - Not applicable 52. Information with respect to govt. prescribed rates for registration - Detail given as below53. Past instances of sale must be given in the valuation report (?) - Not available

PART-II- VALUATION (A) Value of land: (a) Area Analysis: -

As per photo copy of sale deed available in bank record for perusal the property in question situated at Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad is purchased by applicant vide sale deed registered in Book No. I , Volume 4154 on Page No. 105-128 at Sr. No. 4930 on dated 13-07-2009 of Sub Registrar , Farrukhabad office.




Sr. No.


East West

East-West

North South

Area in sqm

1. As per sale deed measurement 51’4’’ 51’4’’ 20’4’’ 20’4’’ 97.00

Total area of property in question as per sale deed measurement is 97.00 sqm. but actual calculated area as per sale deed measurement is 96.95 sqm. So we take plot area for valuation purpose as per sale deed measurement actual calculation is 96.95 sqm. (c) Valuation of land:-


Circle rate in the locality approved by D.M. Farrukhabad w.e.f. 01-08-2013 for non agriculture

land is Rs. 3500.00 per sqm

Prevailing market rate in the locality for plot varies between Rs.5000.00 per sqm to Rs.6000.00 per sqm. due to developed residential locality.

Keeping above factors in the view, so we can safely adopt rate for land valuation is Rs. 4000.00 per sqm due common approach to plot.

Area of Land = 96.95 sqm.Market Rate = 4000.00 per sqm.Fair market value of Land = 96.95 x 4000.00

= Rs. 3,87,800.00

Say Rs. 3,87,000.00


Say = Rs. 3,29,000.00




Say = Rs. 2,70,000.00

Valuer’s Certificate

(i) The residential property (land) situated at Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad is reported to have been owned by Mr. Sashi Kumar S/o Mr. Late. Shiv Mangal Singh present r/o 4 / 81 , Moh.- Bazaria Salik Ram , Farrukhabad was inspected by me on 12-12-2013 for the purpose of assessing the present fair market value of the fixed asset in it.

Based upon the actual observation and particulars provided to me for perusal ( photo copy of sale deed registered in Sub Registrar , Farrukhabad office no. 4930 dated 13-07-2009 )

detailed valuation reports have been prepared.


value of residential property (land) belongs to Mr. Sashi Kumar S/o Mr. Late. Shiv Mangal Singh present r/o 4 / 81 , Moh.- Bazaria Salik Ram , Farrukhabad situated at Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad is Rs.3,87,000.00 ( Rs. Three Lac Eighty Seven Thousand only ) & realizable value of property is Rs. 3,29,000.00 ( Rs. Three Lac Twenty Nine Thousand only ) and distress sale value of property is Rs.2,70,000.00 ( Rs. Two Lac Seventy Thousand only ).



Contd.-7…

Continuation sheet No.-7Subject.- To find out present fair market value of residential property (land) belongs to Mr. Sashi Kumar S/o Mr. Late. Shiv Mangal Singh situated at Moh.- Mahadev Prasad Street ( Kooncha Beni Madho ) , Farrukhabad.




b. I have no direct or indirect interest in the property valued. c. I have personally inspected the property on 12-12-2013 in the presence of Mr. Shree Ram Manager ( Advances) , O.B.C. Farrukhabad ) as per his identification.



DATE: 14-12-2013




Date:- 14-12-2013To, Chief Manager Oreintal Bank of Commerce , Branch , Farrukhabad. Sir,

As per yours instructions valuation report of residential property belongs to Mr. Mohammad Usman S/o Mr. Mohammad Muneer situated at Moh.- Nawab Dilawar Jang , Farrukhabad are as detail given below:-

Fair market value of property - Rs.11,09,000.00 ( Rs. Eleven Lac Nine Thousand only ) Realizable value of property - Rs. 9,40,000.00 ( Rs. Nine Lac Forty Thousand only ) Distress sale value of property - Rs. 7,75,000.00 ( Rs. Seven Lac Seventy Five Thousand only )


1. Purpose for which valuation is made - for assessment of fair market value in N.P.A. Account of M/S Diamond Faishan.


3. Document shown for perusal –

Photo copy of sale deed no. 10445 dt. 1-12-2009 registered in Sub Registrar Farrukhabad office & Photo copy of previous valuation report dt. 15-01-2011 issued by H.M. Saxena & Associates

Due to N.P.A. Account and non cooperation of borrower only external verification are done by us and other detail taken from particulars available in banks record.

4. Name of the owner / owners - Mr. Mohammad Usman S/o Mr. Mohammad Muneer r/o Moh.- Nawab Dilawar Jang , Farrukhabad

5. If the property is under joint ownership co-ownership , share of each such owner. Are the share undivided. - No ,

6. Brief description of the property - residential property- Moh.- Nawab Dilawar Jang , Farrukhabad Boundaries of property :-

Direction As per sale deed of property As per present condition at siteNorth House of Mr. Lal Miyan House of Mr. Lal Miyan now H/o Mr. Sahid AnsariSouth Plot of Mrs. Rehana Begum House of Mrs. Rehana BegumEast Plot of Mr. Mohd. Yusuf urf Achchan now owned

by Mr. SafeeqHouse of Mr. Safeeq

West Gali C.C. Gali

( Note -This report contains 10 pages ) Contd.-2…

Continuation sheet No.-2Subject.- To find out present fair market value of residential property belongs to Mr. Mohammad Usman S/o Mr. Mohammad Muneer situated at Moh.- Nawab Dilawar Jang , Farrukhabad

___________________________________________________________________________________________

7. Location , street , ward no. - Moh.- Nawab Dilawar Jang , Farrukhabad

8. Survey / plot no. of land - T.P. no. 41 P 9. Is the property situated in residential / commercial / mixed area / industrial area - Developed residential area10. Classification of locality - high class middle class / poor class - Middle class 11. Proximity to civic amenities, like school, hospital, offices, market, cinemas etc. - Near by. 12. Means and proximity to surface communication by which the locality is served. - Yes , Painted / C.C. Road

Land:


14. Roads, street or lands on which the land is abutting - C.C. Lane




If so, attach a copy of covenant. - No18. Are there agreements of easement ? if so, attach copies. - Not applicable19. Does the land fall in an area included in any town planning plan of Govt. or any statutory body? If so, given particulars - Yes , Regulated Area , Farrukhabad.20. Has an contribution been made towards development

or is any demand for such contribution still out standing? - No21. Has the whole or part of land been notified for acquisition


Contd.-3…


___________________________________________________________________________________________



The annexure to this form may be used. - Detail given as below25. i. Is the building owner - occupied/tenanted/both? - Owner occupied

ii. If partly owner-occupied, specify portion and extent of area under owner-occupation. - Not applicable


2.00 utilized RENTS: - Not applicable27. i. Names of tenants / lessees / licensees - N/A



28. Are any of the occupants related to, or close business associate of, the owner - Not applicable29. Is separate amount being recovered for the use of fixtures, like fans, geysers, refrigerator, cooking ranges, built - in ward robes, etc. or for service charges? If so, give details. - Not applicable30. Give details of water and electricity charges, if any, to be

borne by the owner - Not applicable31. Has the tenant to bear the whole or part of the cost of repairs and maintenance? Give particulars. - Not applicable32. If a lift is installed, who is to bear the maintenance and operation , owner or tenant? - No 33. If a pump is installed, who has to bear the cost of maintenance and operation owner or tenant? - No34. Who has to bear the cost of electricity charges for lighting of common



insured and the annual premium - No37. Is any dispute between landlord and tenant regarding rent pending in a court of law? - Not applicable38. Has any standard rent been fixed for the premises under any


Contd.-4…


___________________________________________________________________________________________ SALES:


registration no. sale price and area of land sold. - Information not available 40. Land rate adopted in this valuation. - Rs.4500.00 per sqm. 41. If sale instances are not available or not relied upon the basis of arriving at the land rate. - As per inquiry from local persons & as per detail given below.


42. Year of commencement of construction and year of completion. - 2010 as per previous valuation report43. What was the method of const. by contract by employing labour


46. Whether the immovable property in question is in possession or is self-occupied - Yes 47. Whether it is vacant plot or building - Building 48. Whether it is an agricultural, residential or industrial - Residential 49. Attach Photograph of the property for which valuation is being done - Yes50. Information with respect to cost indices - Not applicable51. Information with respect to plinth rates - Detail given as below52. Information with respect to Govt. prescribed rates for registration - Detail given as below53. Past instances of sale must be given in the valuation report (?) - Not available


As per photo copy of sale deed available in bank record for perusal the property in question situated at Moh.- Nawab Dilawar Jang , Farrukhabad is purchased by applicant vide sale deed registered in Book No. I, Volume 4367 on Page No. 01-28 at Sr. No. 10445 on dated 01-12-2009 of Sub Registrar , Farrukhabad office.

Contd.-5…


___________________________________________________________________________________________


Sr. No.


East West

East-West

North South

Area in sq. fitor sqm

1. As per sale deed measurement. 15’0’’ 15’0’’ 37’0’’ 37’0’’ 555.00 sq. fit

or 51.62 sqm

Total area of property in question as per sale deed is 51.62 sqm. As per previous valuation report dated 15-01-2011issued by H.M. Saxena & Associates dt. 15-01-2011 is 51.62 sqm. So we take plot area for valuation purpose as per actual calculated area of sale deed measurement is 51.62 sqm. (c) Valuation of land:-


Circle rate in the locality approved by D.M. Farrukhabad w.e.f. 01-08-2013 for non agriculture land is Rs. 3500.00 per sqm.

Prevailing market rate in the locality varies between Rs. 5500.00 per sqm to Rs. 6000.00 per sqm. due to locational advantage in developed residential surroundings.

Keeping above factors in the view, so we can safely adopt rate for land valuation is Rs.4500.00 per sqm due to narrow approach .



Value of Land = 51.62 x 4500.00

= Rs. 2,32,290.00 Say = Rs. 2,32,000.00

Contd.-6…


___________________________________________________________________________________________ (B) Building:-

(a) Building discepretion :- Note -

(1) Ground floor construction work is completed.

Covered area of ground floor construction work ( as per previous valuation report dated 15-01-2011 issued by Mr. H.M. Saxena ) is 51.62 sqm.

(2) First floor construction work is completed. Covered area of first floor construction work ( as per previous valuation report dated 15-01-2011 issued by Mr. H.M. Saxena ) is 51.62 sqm.

All const. work is about 4 year old. So depreciation is not allowed.

(3) Minimum required electrification work is completed.


S.N.

Particular of Item

Covered Area Sqm


Const. Value Rs.


1.

2.

G.F. const.

F.F. const.

51.62

51.62

9000.00

8000.00

4,64,580.00

4,12,960.00

Nil

Nil

Nil

Nil

4,64,580.00

4,12,960.00

Total value of existing const. = Rs. 8,77,540.00

Say = Rs. 8,77,000.00

(c) Value of building extra items : Nil

Contd.-7…


___________________________________________________________________________________________ Fair market value of total property : -


_______________________

Total fair market value of property = Rs. 11,09,000.00


Say = Rs.9,40,000.00


Say = Rs. 7,75,000.00

Valuer’s Remark

(i) The residential property situated at Moh.- Nawab Dilawar Jang , Farrukhabad is reported to have been owned by Mr. Mohammad Usman S/o Mr. Mohammad Muneer r/o Moh.- Nawab Dilawar Jang , Farrukhabad was inspected by me on 12-12-2013 for the purpose of assessing the present fair market value of the fixed asset in it.

Based upon the actual observation and particulars provided to me for perusal ( photo copy of sale deed registered in Sub Registrar , Farrukhabad office. Detail given in area analysis & Photo copy of previous valuation report dated 15-01-2011 issued by H.M. Saxena & Associates) detailed valuation reports have been prepared.


value of above property belongs to Mr. Mohammad Usman S/o Mr. Mohammad Muneer r/o Moh.- Nawab Dilawar Jang , Farrukhabad situated at Moh.- Nawab Dilawar Jang , Farrukhabad is Rs.11,09,000.00 ( Rs. Eleven Lac Nine Thousand only ) & realizable value of property is Rs. 9,40,000.00 ( Rs. Nine Lac Forty Thousand only ) and distress sale value of property is Rs. 7,75,000.00 ( Rs. Seven Lac Seventy Five Thousand only ).

Contd.-8…


___________________________________________________________________________________________ (ii) If the property is offered as collateral security the concerned financial institution is requesting to verify the extent shown in the valuation with respect to the latest legal opinion. Financial institution are also requested to verify detail of sale deeds given in report with original sale deed and building detail given in report before finance.





b. I have no direct or indirect interest in the property valued. c. I have personally inspected the property on 12-12-2013 in the presence of Mr. Shree Ram Manager (Advances) , O.B.C. Farrukhabad as per his identification.



DATE: 14-12-2013




Date:- 14-12-2013To, Chief Manager Oreintal Bank of Commerce , Farrukhabad. Sir,

As per yours instructions valuation report of residential property belongs to Mrs. Asha Devi W/o Mr. Ram Charan Lal situated at Moh.- Allah Nagar urf Barhpur , Par.- Pahada ,Teh.- Sadar Distt.- Farrukhabad are as detail given below:-

Fair market value of property - Rs. ,000.00 ( Rs. Ten Lac Twenty Nine Thousand only ) Realizable value of property - Rs. 0,000.00 ( Rs. Eight Lac Seventy Thousand only ) Distress sale value of property - Rs. 0,000.00 ( Rs. Seven Lac Seventy Thousand only )


1. Purpose for which valuation is made - for assessment of fair market value in N.P.A. Account of Mr. Sanjeev Kumar.


3. Document shown for perusal – Photo copy of sale deed no. 8435 dt. 31-11-1991 registered in Sub Registrar Farrukhabad office & Photo copy of previous valuation report dt. 14-09-2010 issued by H.M. Saxena & Associates

4. Name of the reprted owner / owners - Mrs. Asha Devi W/o Mr. Ram Charan Lal (As per sale deed available in bank) present r/o Moh.- Allah Nagar urf Barhpur , Farrukhabad

As per information available at the time of site visit owner sold the property to Mr. Daya Shankar Mishra s/o Mr. Jiley Dar Mishra & Mr. Vineet Mishra s/o Mr. Daya Shankar Misra. The property in question at present in possession of purchasers. Title is subjected to verified by legal openion. 5. If the property is under joint ownership co-ownership , share of each such owner. Are the share undivided. - No

6. Brief description of the property - residential property - Moh.- Allah Nagar urf Barhpur , Farrukhabad

( Note -This report contains 10 pages ) Contd.-2… Continuation sheet No.-2

Subject.- To find out present fair market value of residential property belongs to Mrs. Asha Devi W/o Mr. Ram Charan Lal situated at Moh.- Allah Nagar urf Barhpur , Farrukhabad ___________________________________________________________________________________________


Direction As per sale deed of property As per previous valuation report & present conditionNorth House of Mr. Babu Ram House of Mr. Babu Ram now Mr. Ravindra DubeySouth House of Mr. Natthoo Lal Jatav House of Mr. Natthoo Lal Jatav now Mr. RajendraEast Door & Nikas Makan Hata Mulhak Gali & Khandhal

Mr. Thakur Dass & Mr. Pagu Lal JatavGali & Plot of Mr. Thakur Dass & others now Plot of Mr. Kishan Dubey

West House of Mr. Mihi Lal & Mr. Kali Charan Jatav House of Mr. Mihi Lal & Mr. Kali Charan and others

7. Location , street , ward no. - Moh.- Allah Nagar urf Barhpur , Farrukhabad

8. Survey / plot no. of land - Not available 9. Is the property situated in residential / commercial / mixed area / industrial area - Developed residential area10. Classification of locality - high class middle class / poor class - Middle class 11. Proximity to civic amenities, like school, hospital, offices, market, cinemas etc. - Near by. 12. Means and proximity to surface communication by which the locality is served. - Yes , Painted Road

Land:13. Area of land supported by documentary proof,

shape, dimensions and physical features. - 113.00 sqm , Trapezoidal shape

14. Roads, street or lands on which the land is abutting - C.C. Lane




If so, attach a copy of covenant. - No18. Are there agreements of easement ? if so, attach copies. - Not applicable19. Does the land fall in an area included in any town planning plan of Govt. or any statutory body? If so, given particulars - Yes , Regulated Area , Farrukhabad. Contd.-3… Continuation sheet No.-3


20. Has an contribution been made towards developmentor is any demand for such contribution still out standing? - Information not available

21. Has the whole or part of land been notified for acquisitionby Govt. or statutory body ? Give date of notification. - No

22. Attach a dimensioned site plan. - Measurement detail given in area analysis.



The annexure to this form may be used. - Detail given as below25. i. Is the building owner - occupied/tenanted/both? - Owner occupied

ii. If partly owner-occupied, specify portion and extent of area under owner-occupation. - Not applicable


1.49 utilized RENTS: - Not applicable27. i. Names of tenants / lessees / licensees - N/A




borne by the owner - Not applicable31. Has the tenant to bear the whole or part of the cost of repairs and maintenance? Give particulars. - Not applicable32. If a lift is installed, who is to bear the maintenance and operation , owner or tenant? - No 33. If a pump is installed, who has to bear the cost of maintenance and operation owner or tenant? - No34. Who has to bear the cost of electricity charges for lighting of common


documentary proof. - Not applicable.



36. Is the building insured? If so, give the policy no., amount for which it is

insured and the annual premium - No onformation37. Is any dispute between landlord and tenant regarding rent pending in a court of law? - No information38. Has any standard rent been fixed for the premises under any

law relating to the control of rent? - No SALES:


registration no. sale price and area of land sold. - Information not available 40. Land rate adopted in this valuation. - Rs.4000.00 per sqm. 41. If sale instances are not available or not relied upon the basis of arriving at the land rate. - As per inquiry from local persons & as per detail given below.


42. Year of commencement of construction and year of completion. - 1990 & 2000 as per previous valuation report43. What was the method of const. by contract by employing labour



Contd.-5…

Continuation sheet No.-5Subject.- To find out present fair market value of residential property belongs to Mrs. Asha Devi W/o Mr. Ram Charan Lal situated at Moh.- Allah Nagar urf Barhpur , Farrukhabad ___________________________________________________________________________________________


As per photo copy of sale deed available in bank record for perusal the property in question situated at Moh.- Allah Nagar urf Barhpur , Farrukhabad is purchased by applicant vide sale deed registered in Book No. I, Volume 151 on Page No. 301-314 at Sr. No. 8435 on dated 31-11-1991 of Sub Registrar , Farrukhabad office.


Sr. No.


East West

East-West

North South

Area in sqm

1. As per sale deed & previous valuation report dated 14-09-2010 measurement.

23’6’’ 24’6’’ 54’3’’ 46’3’’ 113.00

Total area of property in question as per sale deed measurement & previous valuation report dated 14-09-2010 issued by H.M. Saxena & Associates is 113.00 sqm but actual calculated area as per sale deed measurement verified at site is 112.04 sqm. So we take plot area for valuation purpose actual calculated area as per sale deed measurement is 112.04 sqm. (c) Valuation of land:-


Circle rate in the locality approved by D.M. Farrukhabad w.e.f. 01-08-2013 for non agriculture land is Rs. 4000.00 per sqm.

Prevailing market rate in the locality varies between Rs.5500.00 per sqm to Rs.6000.00 per sqm. due to developed residential locality.

Keeping above factors in the view, so we can safely adopt rate for land valuation is Rs.4000.00 per sqm due to narrow approach to the property in question.

Area of Land = 112.04 sqm.Market Rate = Rs. 4000.00 per sqm.Value of Land = 112.04 x 4000.00

= Rs.4,48,160.00 Say = Rs.4,48,000.00

Contd.-6…


(B) Building:-(a) Building discepretion :- (1) Ground floor construction work includes Four rooms , kitchen , W.C. , Bath room , covered passage ,

stairs to first floor , open c. yard with cement flooring is completed.

Specification of construction work are such as load bearing structure , brick work with cement mortar , R.B. slab , plaster , cement floor , wooden Door/ widow farme & shuteers , external

electrification , painting , colour/ white washing etc.

Covered area of ground floor construction is 100.00 sqm.

G.F. const. work is about 23 year old. So depreciation is allowed.

(2) First floor construction work includes one room & one covered veranda is completed.

Specification of construction work are such as load bearing structure , brick work with cement mortar , R.B. slab , partly plaster , partly cement floor , wooden Door/ widow farme & shuteers , external electrification , painting , colour/ white washing etc.

Covered area of first floor construction work is 68.00 sqm.

F.F. const. work is about 13 year old. So depreciation is allowed.

(3) Minimum required external electrification work is completed and municipal water supply is available. (4) By sinking fund method @ 3.5% assuming usefull life of R.B. roof structure 60 year , the depreciation for 23 & 13 year old structure is 17.575% & 8.218%. (b) Valuation of Existing Construction: -

S.N.

Particular of Item

Covered Area Sqm


Const. Value Rs.


1.

2.

G.F. const.

F.F. const.

100.00

68.00

7000.00

5500.00

7,00,000.000

3,74,000.00

17.575%

8.218 %

1,23,025.00

30,735.32

5,76,975.00

3,43,264.68

Total value of existing const. = Rs. 9,20,239.68 Say = Rs. 9,20,000.00 (c) Value of building extra items : Nil

Contd.-7…


Fair market value of total property : -


_______________________

Total value of property = Rs. 13,68,000.00

Realizable Value - 0.85 x Rs. 13,68,000.00 = Rs. 11,62,800.00

Say = Rs. 11,62,000.00


Say = Rs. 9,57,000.00

Valuer’s Remark

(i) The residential property situated at Moh.- Allah Nagar urf Barhpur , Farrukhabad is reported to have been owned by Mrs. Asha Devi W/o Mr. Ram Charan Lal present r/o Moh.- Allah Nagar urf Badhpur , Farrukhabad was inspected by me on 12-12-2013 for the purpose of assessing the present fair market value of the fixed asset in it.

Based upon the actual observation and particulars provided to me for perusal ( photo copy of sale deed registered in Sub Registrar , Farrukhabad office. Detail given in area analysis & Photo copy of previous valuation report dated 14-09-2010 issued by H.M. Saxena & Associates) detailed valuation reports have been prepared.


value of above property belongs to Mrs. Asha Devi W/o Mr. Ram Charan Lal present r/o Moh.- Allah Nagar urf Badhpur , Farrukhabad situated at Moh.- Allah Nagar urf Barhpur ,

Farrukhabad is Rs. 13,68,000.00 ( Rs. Thirteen Lac Sixty Eight Thousand only ) & realizable value of property is Rs. 11,62,000.00 ( Rs. Eleven Lac Sixty Two Thousand only ) and distress sale value of property is Rs. 9,57,000.00 ( Rs. Nine Lac Fifty Seven Thousand only ).

Contd.-8…







b. I have no direct or indirect interest in the property valued. c. I have personally inspected the property on 12-12-2013 in the presence of Mr. Shree Ram Manager (Advances ), O.B.C. Farrukhabad as per his identification.



DATE: 14-12-2013




Date:- 14-12-2013

To, Chief Manager Oreintal Bank of Commerce , Farrukhabad.

Sir, As per yours instructions valuation report of residential property belongs to Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad are as detail given below:-

Fair market value of property - Rs.12,79,000.00 ( Rs. Twelve Lac Seventy Nine Thousand only ) Realizable value of property - Rs.10,87,000.00 ( Rs. Ten Lac Eighty Seven Thousand only ) Distress sale value of property - Rs. 9,59,000.00 ( Rs. Nine Lac Fifty Nine Thousand only )


1. Purpose for which valuation is made - for assessment of fair market value in N.P.A. Account of M/S Bunty Traders.


3. Document shown for perusal – Photo copy of sale deed no. 7811 dt. 13-10-2008 registered in Sub Registrar Farrukhabad office

& Photo copy of previous valuation reports dt. 09-12-2010 issued by H.M. Saxena & Associates & valuation report dated 02-05-2013 issued issued by bank panel valuer Rajendra & Associates ,

Bareilly.Due to N.P.A. Account and non cooperation of borrower only external verification are done by us and other detail taken from particulars available in banks record

4. Name of the owner / owners - Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav r/o Moh.- Ganga Nagar Colony , Farrukhabad

5. If the property is under joint ownership co-ownership , share of each such owner. Are the share undivided. - No

6. Brief description of the property - residential property - Vill.- Haivatpur Gadhia , Pargana – Pahada , Teh.- Sadar , Distt.- Farrukhabad ( Note -This report contains 10 pages ) Contd.-2…

Continuation sheet No.-2

Subject.- To find out present fair market value of residential property belongs to Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad ___________________________________________________________________________________________


Direction As per sale deed of property As actual at presentNorth Plot of Seller Others PlotSouth Rasta 12’0’’ wide RastaEast Rasta Kachcha 12’0’’ wide Owners’s HouseWest Chak Road Chak Road

7. Location , street , ward no. - Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad 8. Survey / plot no. of land - Not available

9. Is the property situated in residential / commercial / mixed area / industrial area - Developed residential area10. Classification of locality - high class middle class / poor class - Middle class 11. Proximity to civic amenities, like school, hospital, offices, market, cinemas etc. - Near by. 12. Means and proximity to surface communication by which the locality is served. - Yes , C.C. Road

Land:


14. Roads, street or lands on which the land is abutting - Rasta Kachcha




If so, attach a copy of covenant. - No18. Are there agreements of easement ? if so, attach copies. - Not applicable Contd.-3…



19. Does the land fall in an area included in any town planning plan of Govt. or any statutory body? If so, given particulars - Yes , Regulated Area , Farrukhabad.20. Has an contribution been made towards development

or is any demand for such contribution still out standing? - No21. Has the whole or part of land been notified for acquisition


IMMPROVEMENTS:

23. Attach plans and elevation of all structure standing on the land and a lay - out plan. - Plan not available

24. Furnish technical details of the building on a separate sheet. The annexure to this form may be used. - Detail given as below

25. i. Is the building owner - occupied/tenanted/both? - Owner occupied ii. If partly owner-occupied, specify portion and extent of area under owner-occupation. - Not applicable


…… utilized RENTS: - Not applicable27. i. Names of tenants / lessees / licensees - N/A




borne by the owner - Not applicable31. Has the tenant to bear the whole or part of the cost of repairs and maintenance? Give particulars. - Not applicable32. If a lift is installed, who is to bear the maintenance and operation , owner or tenant? - No 33. If a pump is installed, who has to bear the cost of maintenance and operation owner or tenant? - No Contd.-4… Continuation sheet No.-4


34. Who has to bear the cost of electricity charges for lighting of common space like entrance hall, stairs, passages, compound, etc-owner or tenant? - Not applicable

35. What is the amount of property tax? Who is to bear it? Give details with documentary proof. - Not applicable.

36. Is the building insured? If so, give the policy no., amount for which it is insured and the annual premium - No

37. Is any dispute between landlord and tenant regarding rent pending in a court of law? - Not applicable38. Has any standard rent been fixed for the premises under any

law relating to the control of rent? - No SALES:39. Give instances of sales of immovable property in the locality on

a separate sheet, indicating the name and address of the property, registration no. sale price and area of land sold. - Information not available 40. Land rate adopted in this valuation. - Rs. 2800.00 per sqm. 41. If sale instances are not available or not relied upon the basis of arriving at the land rate. - As per inquiry from local persons & as per detail given below.COST OF CONSTRUCTION:

42. Year of commencement of construction and year of completion. - 2009 as per previous valuation reports43. What was the method of const. by contract by employing labour



Contd.-5…

Continuation sheet No.-5Subject.- To find out present fair market value of residential property belongs to Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad ___________________________________________________________________________________________



As per photo copy of sale deed available in bank record for perusal the property in question situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad

is purchased by applicant vide sale deed registered in Book No. I, Volume 3803 on Page No. 169-200 at Sr. No. 7811 on dated 13-10-2008 of Sub Registrar , Farrukhabad office.


Sr. No.


East West

East-West

North South

Area in sqm

1. As per sale deed & previous valuation report dated 09-12-2010 measurement.

30’0’’ 30’0’’ 87’0’’ 87’0’’ 242.73

Total area of property in question as per sale deed measurement is 242.73 sqm. So we take plot area for valuation purpose as per sale deed measurement & previous valuation reports is 242.73 sqm.

(c) Valuation of land:-


Circle rate in the locality approved by D.M. Farrukhabad w.e.f. 01-08-2013 for non agriculture land is Rs. 2000.00 per sqm + 10% extra for corner location plot ie. Rs. 2200.00 per sqm.

Prevailing market rate in the locality varies between Rs.3200.00 per sqm to Rs.3500.00 per sqm. due to developing residential locality with corner location plot.

Keeping above factors in the view, so we can safely adopt rate for land valuation is Rs. 2800.00 per sqm. due to large extent of plot area.

Contd.-6…

Continuation sheet No.-6Subject.- To find out present fair market value of residential property belongs to Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad ___________________________________________________________________________________________

Area of Land = 242.73 sqm.Market Rate = Rs. 2800.00 per sqm.Value of Land = 242.73 x 2800.00

= Rs. 6,79,644.00 Say = Rs. 6,79,000.00

(B) Building:-(a) Building discepretion :- As per site inspection construction of building is under progress completed up to slab level brick work with outer boundary wall with gate . Specification of construction work is load bearing structure using cement mortar brick work etc. (b) Valuation of Existing Construction: - Value of existing building const. completed up to slab level brick work of plot area 242.73 sqm @ Rs. 2200.00 per sqm. = Rs.6,00,006.00

Say = Rs. 6,00,000.00 (c) Value of building extra items : Nil

Fair market value of total property : -


_______________________Total value of property = Rs. 12,79,000.00

Realizable Value - 0.85 x Rs. 12,79,000.00 = Rs. 10,87,150.00 Say = Rs. 10,87,000.00

Distress Sale Value:- 0.75 x Rs. 12,79,000.00 = Rs.9,59,250.00 Say = Rs. 9,59,000.00

Valuer’s Remark

(i) The residential property situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad is reported to have been owned by Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav r/o Moh.- Ganga Nagar Colony , Farrukhabad was inspected by me on 12-12-2013 for the purpose of assessing the present fair market value of the fixed asset in it.

Contd.-7…

Continuation sheet No.-7Subject.- To find out present fair market value of residential property belongs to Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad

___________________________________________________________________________________________ Based upon the actual observation and particulars provided to me for perusal ( photo copy of sale deed registered in Sub Registrar , Farrukhabad office. Detail given in area analysis &

Photo copy of previous valuation report dated 09-12-2010 issued by H.M. Saxena & Associates Report dated 02-05-2013 issued issued by bank panel valuer Rajendra & Associates , Bareilly) detailed valuation reports have been prepared.


value of abovel property belongs to Mrs. Janki Yadav W/o Mr. Ahibaran Singh Yadav r/o Moh.- Ganga Nagar Colony , Farrukhabad situated at Vill.- Haivatpur Gadhia , Pargana - Pahada , Teh.- Sadar , Distt.- Farrukhabad is Rs.12,79,000.00 ( Rs. Twelve Lac Seventy Nine Thousand only ) & realizable value of property is Rs. 10,87,000.00 ( Rs. Ten Lac Eighty Seven Thousand only ) and distress sale value of property is Rs.9,59,000.00 ( Rs. Nine Lac Fifty Nine Thousand only ).



PART-III- DECLARATION I hereby declare that:-a. The information furnished in part I is true and correct to the best of my knowledge and belief.b. I have no direct or indirect interest in the property valued.

c. I have personally inspected the property on 12-12-2013 in the presence of Mr. Shree Ram Manager ( advances) , O.B.C. Farrukhabad as per his identification.d. I have not been convicted of any offence ad sentenced to a term of imprisonment.e. I have not been found guilty of misconduct in my professional capacity.

DATE: 14-12-2013


List of Enclosure - (i) Location plan of property (ii) 2 - nos. photographs of property

To, Chief Manager The Oriental Bank of Commerce Farrukhabad

Sir , As per yours instruction valuation report of residential property belongs to Mr. Yad Ram s/o Mr. Ayodhya Prasad situated at moh.- Sufi Khan , Farrukhabad are given as below- REPORT OF VALUATION OF IMMOVABLE PROPERTY (other than agricultural lands plantation , forests, mines and quarries) Part - 1

1 General :

1. Purpose for which valuation is made – To find out present fair market value of property in N.P.A. account of Mr. Ganga Singh

2. Date as on which valuation is made – 04-01-2014

3. Name of the reported owner – Mr. Yad Ram S/o Mr. Ayodhya Prasad present r/o Moh.- Sufi Khan , Farrukhabad

4. If the property is under joint ownership co-ownership, share of each such owner. Are the share undivided? – No

5. Brief description of the property - Moh.- Sufi Khan , Farrukhabad

Boundaries of property

Direction As per sale deed As per actual at presentNorth House of Mr. Shiv Charan House of Mr. Shiv CharanSouth Gali & Nikas mosi parnala sai mubaiya C.C. road East House of Mr. Abdul Kadeer House of Mr. Abdul HakimWest House of Mr. Ladley House of Mr. Saied Iqbal

Contd. 2…


Subject:- To find out present market value of residential property belongs to Mr. Yad Ram S/o Mr. Ayodhya Prasad situated at Moh.- Sufi Khan , Farrukhabad

6. Location , street, Ward No. - Moh.- Sufi Khan , Farrukhabad 7. Survey/Plot No. of land - Not available

8. Is the property situated in residential/commercial /mixed area/industrial area - Residential

9. Classification of locality – high class middle class / poor class - Middle Class

10. Proximity to civic amenities, like school, hospital, offices, market, cinemas etc. - (i) Inter College - 850 M (ii) Bank - 500 M (iii) Market - 200 M 11. Means and proximity to surface communication

by which the locality is served. - Yes , Mettaled road & Cement concrete Lane

Land:12. Area of land supported by documentary proof,

shape, dimensions and physical features. – 57.00 sqm (As per sale deed ) 55.74 sqm (Actual calculated area as sale deed measurements verified at site.)

13. Roads, street or lands on which the land is abutting - Cement concrete lane


15. If lease-hold the same of lessor/lessee, nature of lease, date of commencement and

terms of renewal of lease - Not applicableInitial premiumGround rent payable per annumUnearned increase payable to the lessor in the event of sale or transfer

16. Is there any restrictive covenant in regard to use of land? If so, attach a copy of covenant. – No

17. Are there agreements of easement ? if so, attach copies. – No

Contd. 3… Continuation sheet No.-3

Subject:- To find out present market value of residential property belongs to Mr. Yad Ram S/o Mr. Ayodhya Prasad situated at Moh.- Sufi Khan , Farrukhabad

18. Does the land fall in an area included in any town splanning plan of Govt. or any statutory body? If so, given particulars - Yes

Regulated Area , Farrukhabad19. Has an Contribution been made towards development

or is any demand for such contribution still out standing? - Information not available

20. Has the whole or part of land been notified for acquisitionby Govt. or statutory body? Give date of notification. - Information not available

21. Attach a dimensioned site plan. - As per sale deed measurement given in area analysis verified at site

IMMPROVEMENTS:

22. Attach plans and elevation of all structure standing on the land and a lay – out plan. – Sanctioned plan not available

23. Furnish technical details of the building on a separate sheet. The annexure to this form may be used. – Detail given as below

24. i. Is the building owner – occupied/tenanted/both? – owner occupied ii. If partly owner-occupied, specify portion and extent of area under owner-occupation. – Not Applicable

25. What is the floor space index Permissible and percentage actually utilized? - 2.00 permissible

- 1.89 utilized RENTS: - Not Applicable

26. i. Names of tenants/lessees/licensees ii. Portions in their occupation. iii. Monthly or annual rent/compensation/license fee, etc. paid by each. iv. Gross amount received for the whole party.

27. Are any of the occupants related to, or close business associate of, the owner - Not applicable Is separate amount being recovered for the use of fixtures, like fans, geysers, refrigerator, cooking ranges, built – in ward robes, etc. or for service charges? If so, give details. - No

Contd. 4…

Continuation sheet No.-4Subject:- To find out present market value of residential property belongs to Mr. Yad Ram S/o Mr. Ayodhya

Prasad situated at Moh.- Sufi Khan , Farrukhabad

29. Give details of water and electricity charges, if any, to be borne by the owner - Not applicable

30. Has the tenant to bear the whole or part of the cost of repairs and maintenance? Give particulars. - Not applicable

31. If a lift is installed, who is to bear the maintenance and operation , owner or tenant? - No

32. If a pump is installed, who has to bear the cost of maintenance and operation owner or tenant? - No

33. Who has to bear the cost of electricity charges for lighting of common space like entrance hall, stairs, passages, compound, etc-owner or tenant? - Not applicable

34. What is the amount of property tax? Who is to bear it? Give details with documentary proof. - Not assessed

35. Is the building insured? If so, give the policy no., amount for which it is insured and the annual premium - Information not available

36. Is any dispute between landlord and tenant regarding rent pending in a court of law? - Not applicable 37. Has any standard rent been fixed for the premises under any


SALES:


registration no. sale price and area of land sold. - Information Not Available

39. Land rate adopted in this valuation. - Rs. 5000.00 per sqm

40. If sale instances are not available or not relied upon the basis of arriving at the land rate. - Detail given as below

Based on inquiries from local persons & property brokers.

Contd. 5…




41. Year of commencement of construction and year of completion. – G.F.1997-98 & F.F.2008 & 2013 , partly semi finished

42. What was the method of const. by contract by employing labour directly/both? - Employed labour

directly

43. For items of work done on contract, produce copies of agreements. – Not applicable

44. For items of works done by engaging labour directly. Give basis rates of material and labour supported by documentary proof. - Not applicable ADDITIONAL INFORMATION / PAPERS:

45. Whether the immovable property in question is in possession or is self-occupied - Yes

46. Whether it is vacant plot or building - Building

47. Whether it is an agricultural, residential or industrial - Residential

48. Attach Photograph of the property for which valuation is being done - Yes

49. Information with respect to cost indices - Not applicable

50. Information with respect to plinth rates - Detail given as below

51. Information with respect to Govt. prescribed rates for registration – As give below

52. Past instances of sale must be given in the valuation report(?) - Not available



The property in question situated at Moh.- Sufi Khan , Farrukhabad is purchased by applicant vide sale deed registered in Book No. I , Volume 2100 on Page No. 360 to 362 at Sr. No.5323 on dated 23-08-1989 Sub Registrar, Farrukhabad office.


Subject:- To find out present market value of residential property belongs to Mr. Yad Ram S/o Mr. Ayodhya


(b) Measurement of Property: -

Sr. No.

Particular North–South

East West

East–West

North South

Area in Sqm.

1. As per sale deed measurement verified at site

20’0’’ 20’0’’ 30’0’’ 30’0’’ 57.00

Total area of property in question as per sale deed is 57.00 sqm.but actual calculated area as per sale deed measurement veified at site is 55.74 sqm so we take plot area for valuation purpose is 55.74 sqm.

(b) Valuation of land: -

There is no mathematical formula by which present market rate of land is evaluated it depending on various factor’s such as size, shape, use of property, availability, market rate, circle rate, drainage, electric line, locality, title of property, Local trend of sale / purchase of property etc.

Circle rate in the locality approved by D.M. Farrukhabad w.e.f. 01-08-2013 for non agricultural land is Rs. 3000.00 per sqm.

Prevailing market rate in the locality for residential land varies between Rs. 5500.00 per sqm to Rs. 6000.00 per sqm for due to locational advantage in developed residential surrounding locality moh.- Sufi Khan.

Keeping above factors in the view the we can safely adopt rate for land valuation is Rs.5000.00 per sqm.



Value of Land = 55.74 × 5000.00

= Rs. 2,78,700.00

Say = Rs. 2,78,000.00

Contd. 7…



(a) Building description : -

(i) Ground floor finished & semi finishe const. work includes one rooms, on large veranda , w.c., bath room, covered passage , court yard covered by jall with cement floor , stair to F.F. etc. .

Specification of construction work are such as brick work with cement mortar, R.C.C. slab (slab ht. 10’6’’), partly plaster, cement / marble flooring , M.S. & Wooden door frame & shutters, partly white / colour washing , painting, etc.

Finished covered area of ground floor const. ( one room , w.c. , bat room , covered passage , stairs ) is 32.69 sqm and remaining covered area of semi finished ground floor const.includes large veranda is 18.58 sqm. Total covered area of ground foor construction is 51.27 sqm.

G.F. const. work is about 15 year old , so depreciation is allowed.

(ii) First floor old construction work includes one rooms & stairs to roof etc. First floor new construction work includes one room , balcony , veranda / lobby etc.

Specification of construction work are such as brick work with cement mortar, R.C.C. slab (slab ht. 10’0’’), plaster, cement flooring , M.S. & Wooden door frame & shutters, white / colour washing , painting, etc.

Covered area of first floor old const. ( one room , stairs ) is 20.90 sqm and remaining covered area of first floor new const.includes one room , balcony , veranda / lobby is 33.22 sqm. Total covered area of first foor construction is 54.12 sqm.

First floor old const. work is about 15 year old & first floor new construction work is about 6

month old , so depreciation is allowed only for first floor old construction .

(iii) Municipal water supply with pump is available water supply.

(iv) Minimum required External electrification work is completed.

(v) Const. of septic tank is completed.

(vi) Const. of Parapet wall is completed.

(vii) By sinking fund method @ 3.5% assuming use full life of Load bearing structure with R.C.C. slab 75 years the depreciation for 15 years old structure is 9.841% .





S.No.

Particular of Item Covered Area Sqm

Covered Area rate (Rs.per sqm)

Const. Value Rs.

Deprecation

Net Value Rs.

@ Rs.

1.

2.

3.

4.

G.F. finished const.

G.F. Semi Finished const.

F.F. old const.

F.F. new const.

32.69

18.58

20.90

33.22

6500.00

4000.00

5000.00

6500.00

2,12,485.00

74,320.00

1,04,500.00

2,15,930.00

9.841%

9.841%

9.841%

Nil

20,910.65

7,313.83

10,283.84

Nil

1,91,574.35

67,006.17

94,216.15

2,15,930.00

Total Value of existing construction = Rs. 5,68,716.67 Say = Rs. 5,68,000.00

( c ) Miscellaneous: - (i) Const. of septic tank (L.S.) = Rs. 15,000.00 (iii) Const. of Parapet wall work etc. (L.S.) = Rs. 20,000.00 _________________ Total = Rs. 35,000.00 (C) Summary of valuation: -(a) Value of Land = Rs. 2,78,000.00(b) Value of Building = Rs. 5,68,000.00(c) Miscellaneous = Rs. 35,000.00

___________________Total Fair market value of property = Rs. 8,81,000.00

Realizable Value:- 0.85 x Rs. 8,81,000.00 = Rs. 7,48,850.00 Say Rs. 7,48,000.00Distress Sale Value :- 0.70 x Rs. 8,81,000.00 = Rs. 6,16,700.00 Say Rs. 6,15,000.00 Contd. 9… Continuation sheet No.-9



Valuer’s Certificate(i) The residential property situated at Moh.- Sufi Khan , Farrukhabad is reported to have been owned by Mr. Yad Ram S/o Mr. Ayodhya Prasad present r/o Moh.- Sufi Khan , Farrukhabad was inspected by me on 02-01-2014 for the purpose of assessing the present fair market value of

the fixed asset in it.

Based upon the actual observation and particulars provided to me ( copy of sale deed Sr. No. 5323 on dated 23-08-1989 registered in Sub registrar , Farrukahbad office) detailed valuation reports have been prepared.

After given careful consideration to various important factors like present condition, use of property, potential for marketability, it is my considered opinion that the present market value

of residential property belongs to Mr. Yad Ram S/o Mr. Ayodhya Prasad present r/o Moh.- Sufi Khan , Farrukhabad situated at Moh.- Sufi Khan , Farrukhabad is Rs.8,81,000.00 (Rupees

Eight Lac Eighty one Thousand only ) & realizable value of property is Rs. 7,48,000.00 (Rs. Seven Lac Forty Eight Thousand only ) and Distress sale value of property is Rs. 6,15,000.00

( Rs. Six lac Fifteen Thousand only )

(ii) If the property is offered as collateral security the concerned financial institution is requesting to verify the extent shown in the valuation with respect to the latest legal opinion.

(iii) Value varies with the purpose and time. This value should not be referred for any purpose other than mentioned in valuation. (iv) This valuation report is my considered opinion and the discretion for making advance on basis

of this opinion lies with Bank / Financial Institutions only. PART-III- DECLARATION

I hereby declare that:-(a) The information furnished in Part I is true and correct to the best of my knowledge and belief.(b) I have no direct or indirect interest in the property valued. ( c ) I have personally inspected the property on 02-01-2014 in the presence of Mr. Yad Ram

(owner ) as per his identification. (d) I have not been convicted of any offence ad sentenced to a term of imprisonment.(e) I have not been found guilty of misconduct in my professional capacity.DATE: 04-01-2014PLACE: Shahjahanpur SIGNATURE OF VALUER List of Enclosure –

(i) Location plan of property(ii) 6 - nos. photograph of proper

o.b.c. farrukhabad

Documents

bazaria nihal chandra

immovable property

realizable value of

fair market value of

commercial residential

area of land

farrukhabad note

radha devi wo