Hi ,

I am yet to finalize but will do in 10-15 days. Are they negotiating the price (4100/sf) ? Any similar properties in your mind ? I saw keerthi Gardenia which was ok. THen SJR Avalon which they say is sold out(any way i was not that much interested). THen there is the NCC IvoryHeights (too close to ORR .. pollution…)..

THanks,

Vasantha

Hi Guys –

Thanks Vasantha for starting this thread.

I have absolutely no concerns about anything other than those unregistered  documents which Vasantha is talking about here.

My opinion about the project follows – We zeroed in on this after a long search of close to a year. It is purely based on my personal preferences – You perception could be different.

The location is good…It is exactly 1.8 Kms from the main road. Not so far for me…its a nice walk in case you are using public transport (We will be using). The area is developing – With 77 degree east – A luxury villa project coming up before Logica CMG and another gated community coming up before Rohan, the road will definitely get better. Safety seen will improve. It is safer compared to lot of other places we have seen in the past even in the late evenings. You can see lot more neighborhood ‘daily need’ stores coming up – already there is a decent super market close by. More stores will come with time.  Did see an ATM on the way (doesn’t recollect which bank’s it is). Obviously, well connected to other parts of the city too. Marthahalli is 3Kms and Belandur in ORR is approx 5kms away if you take the road past the Bellandur lake (widening of this road is in progress too). So your travel to Whitefield, Sarjapur, E.city is taken care off. Inner ring road and EGL is close by and that goes with out saying. Bhagmane tech park too is easily accessible. Airport road takes you to whole lot of possibilities – HAL market, Suranjandas road that connects OMR(widening of this road is going on), Indira Nagar etc. The metro extension from Byepanahalli to Whitefield will go past Martahalli/Kundalahalli, which is close by again. As Vasantha rightly pointed out staying away from the main road has its own pleasant advantages and i can see those clearly in Rohan.

Phase 1 which is constructed couple of years back looks good. I’m no expert to comment on the quality of construction. Let me know if you guys have a point here. But the wear and tear after two three years is minimal. From a layman’s view it looks decent for me.

May be Rohan will give you all the headaches that a builder can give you including the Bangalore biggies like the Sobhas, Brigades and the Puravankaras. Somehow, all of them have acquired this trait of troubling the customers. That clearly says the choice is probably between bad and the worse in the absence of the purely good ones. I quiet liked the way they serve and treat you as a customer. Most of the times they were transparent other than for these unregistered documents.        I also know a few guys living in phase one from the beginning and they too seems happy with it overall.

Now on the documents – As Vasantha says Rohan being a reputed builder I’m unsure about why they want to confuse the customers by keeping these kind of important documents unregistered. I’m yet to get a convincing answer for this. They did give me a few reasons including what Vasantha mentioned here – it was hard to give my nod based on those. My Legal consultant has clearly marked this as a negative. The repercussions of this in future to the buyers are unknown to me. What they have told me is that they have got an acknowledgement for a pending registration on this (which they showed me – a Xerox copy of the receipt from registrar’s office) and they will process it asap.  Please let me know your thought on this from a legal stand point and future implications of this.

Please voice your opinions/concerns on the project.

Hope you guys will find this useful. After all sharing has never hurt anybody.Let me know in case you need more details. I will be happy to help.

Cheers!

Chandra.

Hi Vasantha,

I’m also interested in Rohan Jharoka Phase – 2 and is a bit confused with the same point you have raised here. Did you have any updates on this after you posted this question here? It is also amusing to see that other financial institutions including LIC HF Ltd, HDFC and ICICI has pre-approved this property, probably based on the same set of papers. Nevertheless it is always uncomfortable to see an unregistered property document especially ones like a JDA.

I have posted a question on this property to Harsh before and you can find the details in the below link.

http://harshasagar.com/questions/rohan-jharoka/

Please let me know if you have got any break through on this query and what is your current interest level with regards to buying this property.

I’ve done  some research on a few other things with regards to this. Please let me know if you wish to know more.  Would also like to know what your thoughts are on the project.

Thanks,

Chandra

Hi All..,

 This is what I found from the web regarding reasons for JDA not being registered which is consistent with what Rohan ppl says. Pls share you thoughts on this…

http://www.thehindu.com/todays-paper/tp-national/tp-karnataka/article2873722.ece

Regards,

Vasantha

Hello All.

Thanks again for starting this thread.

After doing a lot of obvious homework, I too have finalized a flat in the Phase 2 Rohan Jharokha.

My key Pros:

1. Frankly, its in the close proximity to the centre. Connected to area like Whitefield, Sarjapur, and Marathalli, and to Indiranagar, etc as well.

2. Believe me, the project ‘looks’ good. With a lot of shady looking concrete jungles, this is definitely a notch above. I am professionally in the interiors department, and hence can very well tell you that the flat interiors (once done) match well with the exteriors of the building too. Its like, very often we see shady and depleted looking apartment, but people do the interiors pretty well. In this case, both the exterior and interior can give you a very superior ‘look’.

3. The greenery. The Peace. Zero pollution.

4. It looks like a ‘cultured’ and ‘organized’ society. People look mannered, well cultured, and well mannered. Believe me, all of us would have experienced episodes of nonsense neighbors. Well, frankly, you might still face the same here, but however, the overall culture of the apartments looks happy.

5. The entire city is facing sever water problems. Luckily its not that bad in Rohan Jharokha.

Some Cons:

1. Very rightly pointed out in the thread, all of us are concerned about the legal formalities. The fact that the JDA and the GPA are not registered is a concern to me currently. I m not too sure how it shapes up in the future.

2. Connectivity. I have seen this area getting developed since the last 4 years. Connectivity might be a concern currently, but I dont see a problem as such.

3. Well, do most of the restaurants home deliver here?? Dominos, Mcd, Pizza Hut, Nagarjuna, Hyd.Biryani, North Food, Chinese,?? No clue.

4. How many schools buses ? No clue.

5. Construction quality. The cantilevers ( the shade/extensions over the balconies) at the Phase 1 are a pain to see. I saw them when the project (Phase1)was handed over a couple of years back. The glass and POP suspensions leaked in ALL the apartments. Not too sure whether they have taken any learnings for the phase 2. Need someone to clarify pls.

Will be really helpful if someone can bring more clarity to these concerns.

To summarize, the points of concerns are:

1. The Khata transfer. (Rather the joint registration issue.)

2. Construction quality of the cantilevers.

3. Project completion date.

Overall, and truthfully speaking, I am pretty happy after booking a flat in Phase 2. Will be hopeful if the above mentioned issues get clarified and resolved. Can we approach the builder directly as a group and raise the concerns ?

Hello Chandra,  Rohan informed me that they will definitely get the agreements registered soon after they receive a clarity from the government regarding the registrations costs (stamp duties) pertaining to the property, it may take a few more months for this to happen. Considering the current political situation in the state the delay may as well get extended. This is OK with me and I believe Rohan in this regard as they have been honest and transparent so far  in all my interactions with them.

Regarding HDFC, the process has been hassle free so far. I have already got an approval for the loan (e-approval) and now have to request them for the loan disbursal.  I opted HDFC as they have been in the housing loan market for close to 30-40 years and most importantly I already have a salary account with them.

Some time in the near future when the agreements do get registered and if I am not happy with the service offered by HDFC, I may think of switching the home loan to a nationalised bank say SBI (by then SBI should not have objects towards approving this project)

Thanks

@Chandra & All: Some months back when I had visited the apartment I spoke to a few residents of Phase-I about this and they did mention that a few select school buses do come till the apartment for drop on / off. I am unsure of the names of the schools but if I vaguely remember it could be NPS , Indiranagar. Most of the families have children who attend pre-school in the neighbourhood for whom this may not be a major concern for the time being.

Chandra, regarding LICHFL, I have no suggestions or advice except that they are new compared to HDFC.

This is just FYI, most developers/builders do not prefer or take it seriously to get their projects rated by CRISIL  ( which is a Standard & Poors Company)  however its worth to mention that Rohan Jharoka II is one among the few projects to be awarded a 5 star rating last year when they launched. This was one of them that I factored in to make my purchase decision 6 months ago.

Source: http://www.crisil.com/star-ratings/cities/rated-projects-bangalore.html

Hi Chandra, I m interested in the property. Would like to know if you have finalised and booked in Phase 2. I felt the project is far away from main road and about the noise and safety concern in Jharoka. Can you kindly give your opinions on the project.

Hi,

Even I am looking for a 3 bhk flat in Rohan Jharokha Phase 2 and  this issue is bothering me as well.  Has anybody got any resolution on this.

Hi  Chandra, Sandy, Shaan…

Please share what ever you knw about this…

As far as distance from main road is concerned… I think it is ok since anything near to main road means lot of dust and air pollution.  Only thing is noise from occasional jets…

My main concern is the JDA not registerd.. What are the future issues that may arise because of this ? Please add your thoughts and findings.

Rohan is a reputed developer so do you think they can out their customers in trouble?

Hi chandra… pls share your knowledge..

Thanks,

Vasantha

Thanks Vasantha for this link…Have you finalized something or decided to go ahead with Rohan? I can relate the information in this link with what Rohan’s representative from their Indira Nagar office had told me when i raised this concern – that there is some lack of clarity from the part of government on registration charges of these documents. Also two my friends who are on a house hunt also told me that they also found these documents as unregistered as given by their respective builders. So as the article say they may not be registering this documents at all. Good luck for your search. Cheers, Chandra!

They are not negotiating – what i got to know was they never negotiate the price. We also checked Keerthi Gardenia a few months back – The high tension Electric wire going past too close to the apartment – i felt like through the balconies and kitchens of few flats in fact. SJR Avalon is surrounded by industries including a cement plant – or a was it a store house- don’t recollect now. That was dampener. Never saw Ivory Heights though. A few are coming in ORR including one from Assetz homes. What is your preferred location? we had seen a few in Sarjapur road, Whitefield etc. Considering the location and other advantages Jharoka was one among the few as good as we Saw….Cheers, Chandra!

Just came across this post when I was searching on the Internet. I have purchased a flat in phase-2. The obvious reasons to choose this over the others are more or less what you have all pointed out in your replies. I tried to go with SBI for a home loan for this project but it couldn’t go through for obvious reasons so now i have made a switch to HDFC …

@ Reachvinay – Thanks for contributing to the thread started by Vasantha. Great to know that you have purchased the flat in phase 2. I’m sure you also might have noticed the JDA and GPA not registered. What is you take on that? I understand from the net that a lot of builders are not registering this documents off late. Since you have switched to HDFC for the loan,  How are things going with them? I understand the project is pre-approved by HDFC. Please let me know if there are any issues in the approval process including the issues which SBI had and if you have any specific feed back on  HDFC. Your answers will definitely help a lot of us…Thanks, Chandra.

Hi Guys

There is 3 fundamental issue here

1. JDA which have been mentioned in this post by many.

2. khata transfer will be a big issue if the JDA does not take place  as who will  sign on registry paper – Land owner or Rohan?

3. There something called Development fee which Bulderbis supposed to pay  to BBMP for customer to get khata A, other wise you will get khata B , which means that property is not completely clear.

Hi All, Nice to see a lot of people contributing to the thread. Thanks for sharing your views Guys.

@ReachVinay – Thanks for your feedback. We have also decided to go with HDFC since SBI is no more an option in the current scenario. Did you approach LIC by any chance? Have any advise to give on LIC. Rohan also told me the same thing about the documents. Now the way ahead if we want to go ahead with Rohan Jharoka phase 2 is to trust them and with the kind of reputation they have earned with time in Bangalore as a builder and  i just hope all will work out well for us and they will not do anything that hurts their reputation as well. Also please share any information you have on the points/questions raised by @ Rajat and @ Rajeshk in their comments.

@Rajat – Thanks for contributing to the thread and for a detailed take on possible reasons why you decided to go ahead with Rohan. I agree with most of the Pros you have mentioned. About the way the phase one is being maintained – i personally know a few guys who are leading the show in the association and it is largely due to their hard work and support from other members. I assume they have a good association in Phase1. It is completely dependent on all of us who are going to reside on Phase2 to take the ownership and probably maintain it as good as how phase 1 is maintained if not better. On the Cons you have mentioned – Point 1 is being discussed here. I have it will impact the buyers in the future. Point -2…i’m not concerned – It is way better the being in the center of busy roads. Otherwise well connected to other parts of the city including most of the IT hubs. Point -3 and Point -4 – Very valid questions – Let me do a research on this and i will comeback with my feed backs. Schooling and Home delivery of food are indeed important. Home delivery more so:-). Point – 5. I had raised this point with Rohan as some one from Phase -1 told me about this. What they told me that they have learned their lessons from Phase-1 and are trying to improve on all aspects and this is one of those. For Khata transfer and other legal points you have raised may be the response from @rajeshk might be useful. The last question you have asked is indeed the key one. Yes, We can – It will be great if we can form a group. Together we can definitely make a difference. I’m game.

@Rajeshk…Thanks for pitching in…and thanks for the information you have provided in your post. Have you by any chance booked the flat in Rohan or have considered booking one in Phase2?

Hi All,

happy to see many ppl who already booked as well as prospective buyers adding to the cause… Lets form a blog to share our thoughts and serve our common interests through a blog So that builders also notice our concerns.. Only collective efforts will bring a change to the mindset of builders rather than individual complaints. Do keep on posting what ever you find or wants to share…I will start a blog as sson as I can and will publish the link…

Thanks,

Vasantha

Vasantha, Chandra, and respected others.

Many Many Thanks for your responses.

Yes, both myself (user name:rajat) and rajeshk have booked the flats in the Phase 2 already.

We will be very proud and happy to have you all as the neighbors in the society. Rest assured, that people like us can definitely keep the building/society healthy and encouraging. Thanks for your support.

We can pitch in for any kind of discussions with the builder. Together we can definitely make a big difference, and are game for the same.

Well, I spoke to the Indiranagar office yesterday, and some excerpts:

They are saying that the agreement will be done between three of us- the owners, the builder and the land owner. So basically, if you wud have noticed, they have taken the 2 Lcs booking amount cheque for land owner and the builder separately (totalling to 2 Lcs.) Similarly, they are saying that the agreement will be a joint agreement between all the three parties. Its like, we-the flat owners will basically get the payment receipts from both-land owner, and the builder – so we should be content. Overall, the issue is between the land owner, and the builder, and is not ‘much-of-a-worry’ to the flat owners……Well, frankly I fail to understand this. However, I m still confident that knowing the reputation of Rohan, this thing should be sorted out, and personally I dont see big worries, which can’t be sorted out. Also, this new regulation has been applied recently in the projects of Bangalore, and hence all the builders who have a joint agreement (where the land owner is different, and the builder is different), are facing the same issue. This is with the government currently, and god knows when the result will come.

Also, Rohan is not from Bangalore. They are ‘refined’ and ‘polished’ builders (amongst the lot), and are based out of Pune. In whichever state/city they have invested, they make sure that the documents are clean (as per their past history.) Hence, I somehow am still being optimistic about this issue getting resolved sooner or later.

Regarding the cantilever, yes they will be rectifying it in the Phase 2 and are giving concrete shades.

Some more points:

We are told that they are changing the window position of the kitchen (most likely). Request you all to please get the ‘final’ floor plan of the flat pls. I havent yet got mine, hopeful to get it by this weekend.

The bathroom size are a bit small, and the overall flat is also smaller than the phase1. Pls note that too.

Thought of sharing these useful points to you all.

Thanks for the support.

This coming together of all you guys is really encouraging. Thank you Guys! Let us keep each other updated on the progress/information we have on Phase-II and let us take our concerns together as a group. I completely agree with Vasantha…If we approach as a group – builder will definitely sit and take notice in case if we have any concerns. We will wait for Rajat to start the blog and may be take it forward from there. In the meantime let us use this thread and continue the forum here. Thanks again all of you…Cheers! Chandra.