Untitled

LEGAL OPINION BASED ON TITLE DEEDS
& SEARCH AT SUB REGISTRAR’S OFFICE
The Branch Manager,

The RBL Bank Limited
Credit Administration Department
G 12, Third Floor, 99 & 100 Prestige Towers,
Residency Road,
Bangalore - 560 025.
Dear Sir,
Ref: RBL/SNG/SM_____ Dated: 12.10.2022
Sub: Title Search Report in respect of property being 25 Acres of land

comprised in Mouzas Khorda Bahera & Bara Bahera, within P.S.
Uttarpara, District Hoogly, situated in the State of West Bengal, more
clearly described in the Architect’s Certificate dated 15.09.2022 and the
map therein, attached herein as schedule-I;
I am pleased to submit my Legal Opinion on the title to property of the subject

property:
LEGAL OPINION ON TITLE TO PROPERTY
1. Name and address of : M/s. Bengal Shriram Hi-Tech City Pvt. Ltd.
the Borrower for
whom the opinion is
sought.
2. Name and address of : M/s Bengal Shriram Hi-Tech City Pvt Ltd
the owner/s of the Shriram House, No. 31,
property 2nd Main Road,
T. Chowdaiah Road,
Sadashivanagar,
Bengaluru - 560 080, Karnataka, India.
3 Description of the Property :
Property being 25 Acres of land comprised in Mouzas Khorda Bahera & Bara
1
Bahera, within P.S. Uttarpara, District Hoogly, situated in the State of West
Bengal, more clearly described in the Architect’s Certificate dated 15.09.2022 and
the map therein, attached herein as schedule-I;
Total
Purchased Said
Sr Area in Property i.e.
Khaitan LR Dag
N Mouza Classification Acres as Proposed
No. No.
o per ROR mortgaged
i.e. Larger area 25 Acres
Plot
1. Jheel 1644 2.091 0.664
2. 1889P 0.383 0.101
3. 1891P 4.620 2.104
4. 1897P 0.210 0.077
Khorda
5. 1808 1898P 5.845 2.157
Bahera Upanagari
6. 1891P 1.600 1.600
7. 1897P 0.099 0.096
8. 1898P 2.08 1.900
9. 1889P 0.137 ---
10. 3444P 28.125 10.643
11. 3663 0.625 0.625
Bara Bahera Upanagari 4129
12. 3664 5.033 5.033
13. 3444P 2.025 ---
TOTAL : 52.873 25.000
The Said Property is duly butted and bounded by the lands (as per the
Architect Certificate) mentioned as follows:
MOUZA L.R. DAG NORTH SOUTH EAST WEST

NAME NO.
Khorda 1644 Others 1889 1645 3444 (P),
Bahera Land 3663
1889 1644 1891 1889 (P) 3663
2
1891 1889 1897 1891 (P) 3664
1897 1891 1898 1897 (P) 3663
1898 1897 1898(P) 1898 (P) 3444
Bara 3664 3663 3663 1891 3663
Bahera 3663 3444 3664 1889 3444
3444 Others 3444 (P) 1898, 1644 3444 (P)
Land
4 Status of the owners and Company
mortgagors (individual,
HUF, Partnership firm,
Company etc.)
5 Nature of ownership of : Privately owned land.
the property / properties
offered as security.
a. Privately owned
land
b. Private leasehold
land
c. Govt. or state
authority owned
Land Leased to
Lessee
d. Other, specify
other form
6 Land Type : : Non-Agricultural Residential Land

a. Agricultural Land
b. Industrial Land
c. Residential Land
7 List of documents :
3
furnished for scrutiny in 1. Photocopy of Application dated 04.05.2006
respect of the property / issued by Hindustan Motors Ltd. (HML) to
properties offered as GoWB for release of 314 Acres of land for the
security (furnish the list revival of its Automotive Industrial Unit.
of documents)
2. Photocopy of approval dated 13.09.2006
issued by the Cabinet communicated to HML
by an order of the GOWB dated 13.09.2006.
3. Photocopy of Development Agreement dated

23.03.2007 executed by between HML and
Bengal Shriram.
4. Photocopy of Conveyance Deed No 1 / Lot-E

dated 08.12.2007 (Deed No. 00226) for 61.509
Acres out of Larger Land by HML to Bengal
Shriram.
5. Photocopy of Conveyance Deed No 2 / Lot-

D dated 08.12.2007 (Deed No. 00255) for
63.880 Acres out of Larger Land by HML to
Bengal Shriram.

C dated 29.01.2008 (Deed No. 00531) for
Bengal Shriram.
7. Photocopy of Conveyance Deed No 4 / Lot-B

dated 05.12.2008 (Deed No. 07409) for 62.80
Acres out of Larger Land by HML to Bengal
Shriram.

A dated 02.09.2009 (Deed No. 01415) for
Bengal Shriram.
4
9. Photocopy of Deed of declaration dated
02.09.2009 bearing Deed No. 4306 entered
between HML and Bengal Shriram for
revising the RS Dag No as per ROR dated
May 20th, 2009 and May 27th, 2009 in the
Conveyance Deed No. 1.



13. Photocopy of GOWB Memo dated 10.12.2008

bearing No 2463-Fish/C-III/2M/36/20018
granting its No Objection for development of
the Lands comprised in the Said Property.
14. Photocopy of GOWB, Irrigation and

Waterways Department memo dated
16.10.2014 bearing No 416-I-4M-38-2011
approving the drainage of storm run off
discharge plan for Phase I of the Bengal
5
Shriram project.
15. Photocopy of Environmental clearance for

Phase I of the Shriram Grand City project by
the State level Environment Impact
Assessment Authority letter dated
01.04.2015.
16. Photocopy of Order dated 20.04.2015 bearing

No IX-2/08 (Comm)/ S/2015 passed by
District land and Land Reforms officer,
Hooghly, GOWB converting various plots of
land contained in the Said Property to
Upnagari.
17. Photocopy of Development Agreement dated

09.07.2015 between Bengal Shriram and
Ashiana Housing Ltd.
18. Photocopy of Supplementary agreement

dated 10.07.2015 between Bengal Shriram
and Ashiana Housing Ltd.
19. Photocopy of Fire NOC dated 20.07.2016

issued by GOWB, Office of the DG, West
Bengal Fire and Emergency Services, vide its
memo no WBFES/4744.
20. Photocopy of Indenture Mortgage (Without

Possession) dated 19.05.2016 duly registered
under serial no. 4927/2016 between Bengal
Shriram (“Mortgagor/Borrower”) and M/s.
3I Infotech Trusteeship Services Limited
(“Security Trustee/Mortgagee”) in favor of
LIC Housing Finance Limited
(“Beneficiary”).
21. Photocopy of Letter dated 23.11.2016 issued
6
by KMDA bearing No 477/KMDA/SPU/1-
5/2009 (SWC) giving building permission
and sanctioning the building plans for Phase
I of the Shriram Grand City Project
comprising of 15.3 Acres in the Said
Property.
22. Photocopy of Indenture of Simple Mortgage

(Without Possession) dated 18.12.2017 duly
registered under serial no. 11092/17,
between M/s. Shriram Properties Private
Limited (“Company/Confirming Party”) and
M/s. Bengal Shriram Hi-Tech City Private
Limited (“Mortgagor”) in favor of IDBI
Trusteeship Services Limited (“Debenture
Trustee/Mortgagee”).
23. Photocopy of Indenture of Simple Mortgage

(Without Possession) dated 10.01.2018 duly
registered under serial no. 388/18, M/s.
Bengal Shriram Hi-Tech City Private Limited
(“Mortgagor/Borrower”) and M/s.
Universal Trusteeship Services Limited
(formerly known as M/s. 3I Infotech
Trusteeship Services Limited) (“Mortgagee”)
in favor of Punjab National Bank
(“Debenture Trustee/Mortgagee”).
24. Photocopy of Order dated 21.10.2019

bearing sr. no. 1035-2N-36/2008 issued by
the WBPCB, with respect to Consent to
Establish (Sunshine One) for construction of
residential complex Shriram Grand city
Phase II.
25. Photocopy of NOC dated 09.09.2019 for

height clearance issued by Airports
Authority of India, in favour of Bengal
7
Shriram Hi-Tech city Pvt. Ltd.
26. Photocopy of KMDA letter dated 19.09.2019

bearing No 143/KMDA/SPU/1-5/09/SW
with respect to Development permission &
approved building plans for the Phase-II
development proposal on parcel 3(P) and 4
(admeasuring 19.51 Acre) in the proposed
Integrated IT Township and Auto Ancillary
Park at Uttarapura, Hoogly.
27. Photocopy of Kolkata Metropolitan Water

and Sanitation Authority letter dated
15.10.2008 bearing No 110/IW-15/2008/2023
with respect to water supply to Bengal
Shriram Hi-Tech City Pvt. Ltd for phase wise
requirement of supply for the entire
township.
28. Photocopy of The Ministry of Environment,

Forest and Climate Change vide letter dated
12.06.2018 granted environmental clearance
for the Shriram Grand City Project.
29. Photocopy of Bharat Sanchar Nigam Ltd.

vide its NOC dated 25.01.2019 bearing sr. no.
G/MWC/1-150/T.B/2018-19/Vol-IV/25(359
) granted no objection for microwave
clearance of height for proposed residential
building Shriram Grand City (Phase II)
Height 64.55 M above ground level
including, lift, machine room and water tank
on the roof top over the Said Property.
30. Photocopy of The Office of the Divisional

Fire Officer, West Bengal Fire & Emergency
Services vide provisional NOC dated
07.05.2019 bearing Memo no.
8
IND/WB/FES/20182019/27403.
31. Photocopy of Registration Certificate of

Project dated 13.11.2019 issued by West
Bengal Housing Industry Regulatory
Authority, in favour of SPL Estate Pvt. Ltd.
with respect to the residential project
“Sunshine One” under registration no.
HIRA/P/HOO/2019/000654.
32. Photocopy of Khajna tax receipt dated

11.04.2022 for the Bengali year 1426 to1428
(English 2020 to 2022) paid for the Said
Property.
9
8 State the nature of acquisition of the property/properties by the Applicant and if
the applicant has acquired the property by sale (13 year’s search to be made at
SRO office or / and at patwari/Talati office. History should be mentioned for
alteast 30 years from the date of conducting TSR:
DEVOLUTION OF TITLE:
Our scope of opinion is limited to the title of the Said Property only based on the
documents provided to us in respect of the Said Property and SRO searches
10
conducted by us at the Sub- Registrar of Assurance for the last 30 years in respect
of the Said Property, which is as follows:
1. It appears that originally M/s Hindustan Motors Ltd (“HML”), a company

duly incorporated under the provisions of Companies Act, 1956, was the
owner of the land admeasuring 709 Acres comprised in mouzas Khorda
Bahera, Bara Bahera, Konnagar, Kotrang, Bhdrakali and Makhla within P.S.
Uttarpara, District Hoogly, situated in state of West Bengal (“Larger
Extent”), which HML bought in several lots between 1950 and 1983.
2. That HML was involved in the business of manufacturing of automobiles

which it carried out from the aforesaid land of 709 acres wherein it had
built a factory, various godowns, warehouses, labour quarters, officer’s
quarters and other structures.
3. Thereafter it appears that HML started incurring persistent losses and

therefore with an intent to revive and renew its business, HML wanted to
restructure themselves and accordingly made an application dated
04.05.2006 along with a detailed project report to the Government of West
Bengal (Department of Land and Land Reforms) (GOWB) for the following
consideration:
I. Release of 314 Acres of land out of the larger extent of 709 acres for the
revival of its Automotive Industrial Unit;
II. To get settlement of 314 Acres of land as free settlement land under
Section 14 Z of WBLR Act; and
III. For resettlement of 314 Acres of land on freehold basis, free from all
encumbrances for which HML agreed to pay requisite charges to the
GOWB as per prevailing practices and rules
IV. HML proposed to develop the released land of 314 Acres into an
Integrated IT Township (“IITT”) and Auto Ancillary Park (“AAP”)
4. The GOWB considered the proposal and approved the same in its cabinet
meeting held on 24.08.2006 upon payment of consideration of INR 10.50
crores by HML to the GOWB. The GOWB allowed HML to retain the said
11
land of 314 Acres out of the Larger Extent i.e. of 709 acres (“Larger
Property”) under the second proviso of Section 14 Z of the WBLR Act. The
approval of the Cabinet was communicated to HML by an order of the
GOWB vide order Memo No.2675-GE(M)/5M-03/06 dated 13.09.2006
(“GO 2006").
5. The said GO 2006 inter-alia provided that:
I. HML made an application dated 04.05.2006 for release of the Larger

Property being 314 Acres of land out of the larger Extent of 709 Acres
and getting "Raiyatari Settlement" thereof on freehold basis under
Section 14Z of the WBLR Act 1 and for express purpose of developing
1
WEST BENGAL LAND REFORMS ACT, 1955
Whilst the WBEA Act (see note no 4 below), provided for the vesting of all estates and rights
of every intermediary therein in the State free from all encumbrances, a need was felt to follow
up that legislation by a comprehensive measure of land reforms so as to remodel the existing
system of land tenure by providing for such matters as (a) the rights, obligations and incidents
in respect of the holdings of raiyats; (b) limitation on transfer and sub-letting of land so as to
prevent accumulation of lands in a few hands or any land being acquired by non-
agriculturists; and (c) maintenance and revision of record-of-rights, which resulted in the
enactment of West Bengal Land Reforms Act, 1955 ("WBLR Act"), which came into force on
March 31st, 1956. The object and purpose of the WBLR Act, as reflected in the preamble, was to
re.form the law relating to land tenure consequent on the vesting of all estates and of certain
rights therein in the State. The WBLR Act also clarified that the nature of interest that a raiyat
has over a land is heritable and transferable, with raiyat being recognized as the owner of such
land, vide Section 4(1) of WBLR Act.
2. The WBLR Act underwent multiple amendments, with one of the most significant
amendments being WBLR (Amendment) Act, 1972 introducing Chapter IIB (Ceiling on Land
held by a Raiyat) to the WBLR Act. However, Section 14Z, which is also a part of Chapter IIB,
was not introduced until the introduction of WBLR (Amendment) Act, 1981, which was
published in official gazette on March 24, 1986 and inserted the Section 14Z with retrospective
effect from August 7, 1969.
3. Section 14Z of WBLR Act, subsequent to its amendment by WBLR (Amendment) Act, 2000,
allowed a raiyat to retain land comprised in a tea garden, mill factory or workshop or land
used for inter alia, township in a planning area, in excess of the prescribed ceiling, to the extent
allowed to be retained by State Government.
4. WEST BENGAL ESTATES ACQUISITION ACT, 1953 ("WBEA ACT") :
This Act was enacted to "provide for the State acquisition of estates, of rights of intermediaries
therein and of certain rights of raiyats and under raiyats and of the rights of certain other
persons in lands comprised in estates". Section 4 of the said WBEA Act deals with notification
regarding vesting of estate and rights of intermediary and provides for issuance of notification
12
the Larger Property to fund the revival and renewal plan of its
Automotive Industrial Complex at Uttarpara;
II. The Larger Property was vested to the State by operation of the
provisions of Section 4 of the WBEA Act and allowed to be retained by
HML under Section 6(3) of the WBEA Act;
III. The proposal given by HML was recommended by the Industrial

Reconstruction (IR) Department of the Land Reforms Department to
consider the grant of the desired relief under Section 14Z of the WBLR
Act; and
IV. The Cabinet in its meeting dated August 24.08.2006 had approved the
entire proposal and agreed to give the desired benefit under the
second proviso of Section 14Z of the WBLR Act.
V. The Larger Property was technically resumed by the State

Government and was being resettled in favor of HML under the
and consequent vesting of all the estates and the rights of every intermediary in each such
estate with effect from the date mentioned in such notification. Section 5 of the WBEA Act
deals with the effect of such notification and provides for vesting of all estates and rights of
every intermediary in each such estate covered in the notification issued under Section 4, in
the State, free from all encumbrances.
5. Sections 4 and 5 of the WBEA Act have the effect of abolishing zamindari in the State of West
Bengal from the date of notification in the gazette and from the date of such notification, the
estates and rights of intermediaries vest in the State, free from all encumbrances. Such a
notification was made and under the terms thereof all estates and rights of intermediaries in
such estate vested in the State with effect from April 15th, 1955.
6. Chapter VI of the WBEA Act, provided for acquisition of interest of raiyats and under-raiyats,
however, did not come into force on the publication of the notification under Section 4 for the
acquisition of estates and the rights-of the intermediaries therein with effect from April 15 th,
1955.. This chapter came into force in all the districts of West Bengal with effect from April
10th, 1956, vide Notification No. 6804L. Ref. dated April 9 th, 1956 of the Land and Land
Revenue Department, published in the Calcutta Gazette, Extraordinary, on April 9 th, 1956, Part
I, page 743. This resulted in vesting of the rights of intermediaries and raiyats in the State.
7. Despite vesting of the intermediary's rights in the State, an intermediary could continue to
retain certain lands by virtue of the provisions contained in Section 6 (1) (a) to (g) of the WBEA
Act. In certain cases, such retention was automatic, in certain cases, such as land used for tea
garden or factory, such retention of land is possible only when the State Government passes an
order under Section 6(3) of the WBEA Act.
13
second proviso of Sub Section (1) of Section 14Z of the WBLR Act;
VI. On account of such technical resumption and vesting of land, no

compensation is payable under the provision of the WBEA Act;
VII. With effect from the date of issuance of the order, HML shall be
deemed to be raiyat in relation to the Larger Property as given in the
land schedule and the BL & LRO concerned shall correct the land
records of the concerned plot accordingly in compliance of the order,
though HML shall remain legally bound to immediately apply for
formal mutation and pay due charges for such mutation and also
obtain mutation certificates as well as certified copy of record of rights
on payment of prescribed fees;
VIII. With effect from the date of issuance of the aforesaid order,
classification of the Larger Property as given in the land schedule,
shall be deemed to have been changed to "Industrial & Commercial"
and the revised rate of land revenue shall be charged accordingly and
concerned BL & LRO shall correct the land records of the concerned
plots as given in the schedule accordingly in compliance of the order;
and
IX. HML is granted freehold right to develop or caused to be developed

the entire or part of the Larger Property under schedule by way of
development of IITT & AAP in addition to the disposable residential
area on the Larger Property and to sell, lease or otherwise dispose of
the whole or substantially the whole of the Larger Property in the
manner and subject to the terms and conditions as may be necessary to
raise the targeted quantum of funds.
X. Thereafter, HML in pursuance to the GO 2006, M/s. Shriram

Properties Ltd. was identified for the development of IITT & AAP on
the Larger Property.
6. Thereafter in accordance with the terms agreed between HML and Shriram
Properties Ltd, a special purpose vehicle was created by the parties in the
name of Bengal Shriram Hi-Tech City Pvt Ltd (“Bengal Shriram”).
Thereafter, HML and Bengal Shriram entered into a development
14
agreement dated 23.03.2007 (“Development Agreement”) for the purpose
of development of the Large Property.
7. In terms of the said Development Agreement HML agreed to transfer the

Larger Property to Bengal Shriram for the purpose of its development into
IITT and AAP and accordingly HML transferred the Larger Property to
Bengal Shriram in the following manner:
i. Vide a conveyance deed dated 08.12.2008, Deed No. 00226 for the year
2008 dated, December 8th, 2008 registered at Additional Registrar of
Assurances III, Kolkata in Book No. I, Vol. No.4, pages 69 to 85., HML
sold and transferred an area of 61.509 Acres out of the Larger Land to
Bengal Shriram Hi Tech City Private Limited for a consideration and
on terms and conditions mentioned therein (“Conveyance Deed No. 1
/ Lot-E”).
ii. Vide a conveyance deed dated 08.12.2007, Deed No. 00255 for the year
2008 registered at Additional Registrar of Assurances III, Kolkata in
Book No. I, Vol. No.4, pages 112 to 138, HML sold and transferred an
area of 63.880 Acres out of the Larger Land to Bengal Shriram Hi Tech
City Private Limited for a consideration and on terms and conditions
mentioned therein (“Conveyance Deed No. 2 / Lot-D”).
iii. Vide a conveyance deed dated 29.01.2008, Deed No. 00531 for the year
2008, registered at Additional Registrar of Assurances III, Kolkata,
HML sold and transferred an area of 63.020 Acres out of the Larger
Land to Bengal Shriram Hi Tech City Private Limited for a
consideration and on terms and conditions mentioned therein
(“Conveyance Deed No. 3 / Lot-C”).
iv. Vide a conveyance deed dated 05.12.2008, Deed No. 07409 for the year
2008 registered at Additional Registrar of Assurances III, Kolkata in
Book No. I, Vol. No.11, pages 11712 to 11734, HML sold and
transferred an area of 62.80 Acres out of the Larger Land to Bengal
Shriram Hi Tech City Private Limited for a consideration and on terms
and conditions mentioned therein (“Conveyance Deed No. 4 / Lot-B’).
v. Vide a conveyance deed dated 02.09.2009, Deed No. 01415 for the year
15
2009, registered at Additional Registrar of Assurances III, Kolkata in
Book No. I, CD Vol. No.3, pages 2755 to 2783, HML sold and
transferred an area of 62.791 Acres out of the Larger Land to Bengal
Shriram for a consideration and on terms and conditions mentioned
therein (“Conveyance Deed No. 5 / Lot-A”).
Conveyance Deed No. 1 / Lot-E, Conveyance Deed No. 2 / Lot-D,

Conveyance Deed No. 3 / Lot-C, Conveyance Deed No. 4 / Lot-B and
Conveyance Deed No. 5 / Lot-A shall hereinafter be collectively
referred to as the “Conveyance Deeds”.
8. Accordingly, we observe that a portion of the Larger Property being an area

admeasuring 52.873 Acres (“Larger Plot”) got transferred to Bengal
Shriram vide Conveyance Deeds i.e. (i) Lot No. B: Deed No. 7409/2008
(13.286 Acres), (ii) Lot No. C: Deed No. 537/2008 (37.56 Acres) and (iii) Lot
D: Deed No. 255/2008 (2.025 Acres) as described hereinabove, inter-alia
other portions of land comprised, in the Larger Property in the manner as
detailed in the table hereinbelow and accordingly, Bengal Shriram became
the owner of the said Larger Plot comprised within the Larger Property.
Total Purchased Area in

Sr. Lot No. / Deed No. / LR Dag
Acres as per ROR i.e. Larger
No. Declaration No. No.
Plot
1. 1644 2.091
2. 1889P 0.383
3. 1891P 4.620
(i) Lot No. B: Deed No.
4. 7409/2008 and Declaration 1897P 0.210
5. No. 4308/2009 1898P 5.845
6. 1891P 1.600
(ii) Lot No. C: Deed No.
No. 4309/2009
8. 1898P 2.08
9. (iii) Lot D: Deed No. 1889P 0.137
No. 4307/2009
11. 3663 0.625
12. 3664 5.033
13. 3444P 2.025
16
Total of Larger Plot : 52.873
9. Thereafter, on June 24th, 2008, a request was made before the Additional
District Magistrate LR and DL & LRO, Hooghly, vide letter bearing Ref.
No. BS/OPS/ADM/08-09/090, for undertaking a reconciliation and
revision of land schedules, under Clause 10 of the GO 2006;
10. It appears that pursuant to such request, the survey was conducted, and a
preliminary report was published on 18.03.2009, which was shared with the
parties vide Memo No. 287/SRU/09, dated March 18th, 2009;
[SNG NOTE: We have not perused the aforesaid memo dated 18.03.2009
and have got reference from subsequent deeds]
11. It appears that the aforesaid preliminary report was found to have certain
discrepancies in the RS numbers as mentioned in the Conveyance Deeds.
Accordingly, an application was made by Bengal Shriram to the BL & LRO,
Srerampore - Uttarpara, vide letter bearing Ref. No. BS/OPS/BL&LRO/09-
10/025 dated 08.05.2009, for necessary reconciliation of the RS Dag
numbers with the corresponding LR Dag numbers mentioned in the
schedules of the Conveyance Deeds;
[SNG NOTE: We have not perused the aforesaid letter dated 08.05.2009 and
have got reference from subsequent deeds.]
12. Pursuant to such request, the records of rights (“ROR”) were revised on
20.05.2009 and 27.05.2009 to reflect the correct RS Dag numbers
corresponding to the LR Dag numbers pertaining to the Larger Land
including the Said Land;
[SNG NOTE: We have not perused the aforesaid RORs and have taken the
reference from the Deed of Declarations and the subsequent RORs]
13. Upon the aforesaid rectification, four (4) out of the five (5) Conveyance
Deeds were rectified by way of separate Deeds of Declaration in the
following manner:
i. A deed of declaration bearing Deed No. 4306 for the year 2009 dated,
17
02.09.2009 registered at Additional Registrar of Assurances III, Kolkata
in Book No. IV, CD Vol No. 6, pages 2955 to 2975 entered between
HML and Bengal Shriram Hi Tech City Private Limited for revising
the RS Dag No. as per ROR dated 20.05.2009 and 27.05 .2009 in the
Conveyance Deed No. 1 / Lot-E.
ii. A deed of declaration bearing Deed No. 4307 for the year 2009 dated,
Conveyance Deed No. 2 / Lot-D.
iii. A deed of declaration bearing Deed No. 4309 for the year 2009 dated,
Conveyance Deed No. 3 / Lot-C.
iv. A deed of declaration bearing Deed No. 4308 for the year 2009 dated,
Conveyance Deed No. 4 / Lot-B.
The aforesaid deed of declarations, all dated 02.09.2009 be collectively

referred to as the “Deed of Declarations”.
14. Accordingly, pursuant to the execution of the Conveyance Deeds, as

amended by the Deeds of Declarations, Bengal Shriram Hi Tech City
Private Limited came into possession of the Larger Property being 314
Acres more particularly described in Schedule A.
15. Accordingly, subject to whatever stated hereinabove, Bengal Shriram Hi

Tech City Private Limited become the owners of the land admeasuring 25
Acres (approx.) (“Said Property”) carved out of the Larger Plot of 52.873
18
Acres being part of the Larger Property of 314 Acres in terms of the
Conveyance Deed No. 3/Lot C read with Deed of Declaration No. 4309 and
Conveyance Deed No. 4/Lot B read with Deed of Declaration No. 4308 in
the following manner:
Convey Deeds Area

Area of Area of
ance of of Said
Larger Larger
Deed Declarat Proper
Property Plot
No. ion No. ty
5/Lot A - 62.791 0.137 nil
4/Lot B 4308 62.80 13.149 5.103
3/Lot C 4309 63.020 37.562 19.897
2/Lot D 4307 63.880 2.025 Nil
1/Lot E 4306 61.509 Nil Nil
TOTAL : 314.00 52.873 25.00
[SNG Note: While the Larger Plot was purchased through 3 conveyances i.e
(i) Lot No. B: Deed No. 7409/2008 (13.286 Acres), (ii) Lot No. C: Deed No.
537/2008 (37.56 Acres) and (iii) Lot D: Deed No. 255/2008 (2.025 Acres), the
Said Property i.e. 25 Acres land out of the Larger Plot has been conveyed to
Bengal Shriram vide 2 conveyance deeds by HML i.e. Conveyance Deed
No.3 (19.187 Acres) and Conveyance Deed No. 4 (5.103 Acres) as evident in
the table above].
16. Thereafter, vide Memo No. LRC/162/2014 dated 29.09.2014, the GOWB
noted that as per the GO 2006, HML was authorized to utilize only INR 85
(eighty-five) crores from the sale of the Said Larger Property. HML sold the
Said Larger Property to Bengal Shriram for INR 279.47 (Two hundred
seventy-nine decimals four seven) crores and hence should have returned
the excess INR 194.47 (One Hundred Ninety Four decimal Four Seven)
Crores. HML had expressed their inability to refund the amount as per
claim of the GOWB. To resolve the impasse, GOWB, HML and Bengal
Shriram took certain decisions pursuant to which Bengal Shriram was
imposed with certain obligations, details of which along with their status of
compliance as represented by Bengal Shriram is as follows:
SI. Clause Obligation Status

No Reference
19
. in 2014
Order
1. 7(a) Bengal Shriram to provide Complied with
INR five (5) crores within 15
(fifteen) days from the
issuance of GoWB order.
2. 7(b) Bengal Shriram to provide Under discussion with
bank guarantee of INR 25 GOWB
(twenty five) crores in favour
of GOWB in the L&LR
Department within 15
(fifteen) days of disposal of
application for mutation of
land, clearance by Irrigation
and Environment authorities.
3. 7(c) 40 (forty) acres of developed It has been represented to
land of Bengal Shriram to be us by the Company
kept as collateral security Representative that area
which would be released on mutually demarcated with
realisation of dues as may be GOWB.
decided by the GOWB.
4. 7(d) As per tripartite agreement, Under discussion with
Bengal Shriram to pay dues GOWB
of HML to GOWB in the
manner devised by GOWB.
5. 7(e) Balance of INR 164.47 (One Under discussion with
hundred sixty four decimal GOWB
four seven) crores plus
interest of 6.25% (six decimal
two five) on a reducing
balance to be paid by Bengal
Shriram to GoWB within 6
(six) years starting from
November 1st, 2017 (date
when moratorium ends).
6. 7(f) Four (4) % of any receipts Under discussion with
regarding sale will be paid to GOWB
GoWB under standing
20
instruction to the Bank as
first charge.
7. 7(i) Bengal Shriram to start It has been represented to
project implementation us by the Company
activities within six (6) Representative that the
months from the date of compliance of this is not
disposal of issues in Clause perceived to be a challenge
7(b). as the developmental
activities were already in
process and project
implementation has started
8. 7(k) Bengal Shriram to commence Under progress Sale activity
sales other than the 40 (forty) has commenced.
acres kept as collateral within
three (3) years of zero date
and with the first sale the
payment of non-compete will
start.
[SNG COMMENT: We observe that the obligations casted upon Bengal Shriram
inter-alia has financial liabilities, which may have a bearing on the Project and
its revenues. It is therefore recommended that a suitable undertaking cum
indemnity be taken for strict compliance of these obligations]
17. We have perused the Porcha (Certified copy of Records of Rights) for 2015
for mouzas Khorda Bahera, Bara Bahera, Konnagar, Kotrang, Bhdrakali and
Makhla within P.S. Uttarpara, District Hoogly, situated in state of West
Bengal which evidences Bengal Shriram as Riyat holder for the Larger
Property, being 314 Acres of land in total.
18. We have perused the order No IX-2/08 (Comm)/2358/1(7)/S/2015 dated

20.04.2015 passed by District land and Land Reforms officer, Hooghly,
GOWB converting various plots of land contained in the Larger Property
including the said Larger Plot/Said Property to Upnagari on terms and
conditions contained in the said order.
19. We have perused Khajna tax receipts dated 11.04.2022 for the Bengali year
1426 to 1428 (English 2020 to 2022) paid for the Said Property.
21
20. We observe that the name of Bengal Shriram Hi-Tech City Private Limited
is duly mutated as owners for the said Larger Plot in the records of BL &
RO i.e. the Department of Land & Land Records, Government of West
Bengal.
21. Further, the Bengal Shriram Hi Tech City Private Limited is developing an
integrated IT Township & Auto Ancillary Park over the Said Property
named “SHRIRAM GRAND CITY” in a phase wise manner in conformity
with the terms and conditions of the GO 2006 (“Township”). The Township
to be known as “Shriram Grand City” shall be developed in phases, each
of which constitutes a separate project.
[SNG NOTE : Company has clarified that the aforesaid project, is being
developed over some other part of the Larger Property and not on the Said
Property. Company confirms that the Said Property is a vacant land and
no development is currently planned over the Said Property].
22. ARCHITECT CERTIFICATE: On perusal of the Architect Certificate dated

15.09.2022 issued by Deepon Sen, Architect (“Architect Certificate”), we
observe that the Said Property i.e. 25 Acres is carved out of the Larger Plot
of 52.873 Acres being part of the larger Property of 314 Acres as clearly
demarcated in the annexed to the said Architect Certificate attached hereto
as Schedule-I and MAP clearly showing the internal road and access road
to the Said Property. The Architect also declared that the said map is
prepared on the basis of Mouza Map as issued by the Government.
9 State the source of title : The Said Property was acquired by Bengal
(by way of sale, gift, Shriram Hi-Tech City Pvt. Ltd. Vide the following
exchange, Will, partition, Conveyance Deeds read with Deeds of
etc.). Declarations:
a) Date of execution of (i) Conveyance Deed No. 3 / Lot-C: Dated

Sale 29.01.2008, Deed No. 00531/2008 and Deed
of Declaration dated, 02.09.2009 bearing
Deed No. 4309/2009.
(ii) Conveyance Deed No. 4 / Lot-B : Dated
22
05.12.2008, Deed No. 07409/2008 and Deed
of Declaration dated, 02.09.2009 bearing
Deed No. 4308/2009.
b) Consideration for Sale (i) Conveyance Deed No. 3 / Lot-C : Rs.
48,54,59,083 (Rupees Forty Eight Crores
Fifty Four Lakhs Fifty Nine Thousand
Eighty Three Only).
(ii) Conveyance Deed No. 4 / Lot-B : Rs.

59,03,20,000/- (Rupees Fifty Nine Crores
Three Lakhs Twenty Thousand Only).
10 Whether there are : (i) Pending Charges: On perusal of documents
encumbrances in respect provided, ROC Search Report and SRO Search
of the properties offered Report, we note that there are no charges
as security? pending on the Said Property.
[SNG Note: The Company has informed that

although there are no charges created over the
Said Property, however, the original title deeds of
the Larger Property / part thereof (which includes
the title deed of the Said Property) are already
deposited with the existing lenders under various
existing charges / mortgages. Hence a letter cum
undertaking be taken from the said lenders
undertaking that as and when they release the
charges over their portions, the original title
deeds will be handed over to Lender and not the
Borrower].
(ii) Pending Litigations: On perusal of Litigation
Search Report and also Litigation Summary
provided we observe that there are certain
pending litigation over the said Larger
Property as detailed in Para C hereinbelow
(Disputes & Litigation).
[SNG NOTE: We have not perused any case paper

for the aforesaid litigations. However, Company
has provided to us a Litigation MIS dated
23
26.09.2022 (attached hereto as Annexure IV(A))
and Declaration dated 29.09.2022 clarifying and
confirming that none of the litigations mentioned
in the Litigation Search Report are related to or
connected to the Said Property in any manner
whatsoever.
We, however, recommend a suitable undertaking-

cum-indemnity be taken from the Company before
creation of any charge or mortgage over the Said
Property].
11 If the property has been : As detailed in Column 10 hereinabove.
encumbered, state the
nature of encumbrance.
12 Was there any subsisting :

charge on the property / Same as mentioned in Column 10 above.
properties offered as
security ? If yes, state
whether the charge has
been discharged (furnish
details of the
documents)?
13 Whether there are any : N.A.

local laws which may
affect title to the property
and steps, if any to be
taken to comply with
such laws ?
14 Whether the Khata in : The name of Bengal Shriram Hi-Tech City Private
respect of the property Limited is duly mutated as owners for the said
stands in the name of the Larger Plot including the Said Property in the
owner/s ? records of BL & RO i.e. the Department of Land &
Land Records, Government of West Bengal.
We have also conducted online revenue search at
24
www. banglarbhumi.gov.in the official website for
BL & RO i.e the Department of Land & Land
Records, Government of West Bengal for all the
Dag Nos comprised in the Said Property. We
observed that the name of Bengal Shriram Hi-Tech
City Private Limited is duly mutated as owners for
the said Larger Plot in the records of BL & RO i.e.
the Department of Land & Land Records,
Government of West Bengal.
15 Whether the owner/s : We have perused Khajna tax receipts dated
have paid upto date tax 11.04.2022 for the Bengali year 1426 to1428
and maintenance in (English 2020 to 2022) paid for the Said Property.
respect of the
property/properties?
16 If the building has been The Said Property is a vacant land and no
put up on the site, state : development is currently planned over the Said
Property.
a) Whether the plan has :
been duly [SNG NOTE: Company has represented that
sanctioned. currently there is no development or planning for
development of any building / structure over the
Said Property and the Said Property is a vacant
b) Whether the building : land. However, we advise a physical survey to be
has been assessed. undertaken to confirm the said fact including
(Furnish the : valuer to ascertain the said fact].
documents)
c)Whether all approval

clearance / sanctions
required for creation
of mortgage have
been obtained, what
are such sanctions,
approvals and
clearance yet to be
obtained?
17 Whether the The name of Bengal Shriram Hi-Tech City Private
25
property/ies has / have Limited is duly mutated as owners for the said
been mutated in the Larger Plot including the Said Property in the
name/s of the person/s records of BL & RO i.e. the Department of Land &
offering the mortgage? Land Records, Government of West Bengal.
We have also perused the Porcha (Certified copy

of Records of Rights) for 2015 for mouzas Khorda
Bahera, Bara Bahera, Konnagar, Kotrang,
Bhdrakali and Makhla within P.S. Uttarpara,
District Hoogly, situated in state of West Bengal
which evidences Bengal Shriram as Riyat holder
for the Larger Property, being 314 Acres of land in
total
18 If an agricultural land, : N.A.

whether the land has
been permitted to be
converted by Competent
Authority and whether
the layout plan is
approved by the local
authorities?
19 Where the property/ies We have perused the order No IX-2/08 (Comm)/
under consideration S/2015 dated 20.04.2015 (Conversion Order)
involves land, whether passed by District land and Land Reforms officer,
the land is Agriculture / Hooghly, GOWB converting various plots of land
Non Agriculture Land, in contained in the Said Property to Upnagari
case of N.A. land / plot (Residential purpose). We however, note that a
whether it is allowed for part of the Said Property being Dag No. 1644
use of Residential / admeasuring 0.664 Acres has been converted as
Commercial / Industrial Jheel (water body).
purpose.
[SNG Note: Lender to take a note that a part of
the Said Property admeasuring 0.664 Acres is to
be used for Jheel or water body purpose and hence
consider the same for the purpose of valuation].
20 Whether the URBAN LAND CEILING CLEARANCE:
property/ies is coming
26
under the purview of a) We understand that Bengal Shriram has not
Urban Land Ceiling Act? obtained any specific waiver from the
applicability of the provisions of the Urban
Land (Ceiling and Regulation) Act, 1976
("ULCRA").
b) In this regard, we note that the proposal of

HML vide application dated May 4th, 2006 for
release of 314 (three hundred fourteen) Acres
of land and getting "raiyatah settlement"
thereof on freehold basis was granted under
the second proviso of Section 14Z of the WBLR
Act, which is under Chapter IIB (Ceiling on
Land held by a Raiyat) of the WBLR Act.
Considering Section 14Z falls within Chapter
IIB of the WBLR Act, and Section 14J of WBLR
expressly provides that nothing provided in
the chapter shall apply to any vacant land in
an urban agglomeration as defined in the
ULCRA, it may be argued that since the
freehold land was granted under Section 14Z,
it logically follows that the Said Land could
now not be treated as vacant land in an urban
agglomeration as defined in the ULCRA.
c) Further we have perused an opinion, sought

by HML from Mr. Soli J. Sorabjee, Senior
Advocate, Supreme Court of India, where it
was opined that the GO amounted to a 'grant'
for the purposes of the Government Grants
Act, 1895, and the specific clause of the grant
would override the provisions of the ULCRA.
Alternatively, it was noted that the GO can
also be construed as an exemption under
Section 20 of the Urban Land (Ceiling and
Regulation) Act, 1976.
d) In light of the aforesaid, we do not envisage
27
absence of specific permission or waiver under
ULCRA to have effect upon the title over the
Said Land.
21 Whether NOC from N.A.

society or other any other
authority is required for
creation of charge in
favour of the Bank.
22 Whether the whole / No
part of the property/ies
being offered for
mortgage is / are rented
or leased out to any third
party?
23 Whether all the : Yes

documents were in a
language known and
understood by the
Advocate ?
24 If not, whether official : No

translation of any
documents was insisted
and particulars of such
documents ?
25 Whether original : No. We have perused photocopies of the title

documents of title were documents in respect of the Said Property.
verified by the
Advocate? (please note
Advocate should not
issue final clearance
without verifying all
original title deeds which
he has relied for
preparing this report)
28
26 Description of the A. SEARCH AT THE OFFICE OF THE SUB-
searches carried out by REGISTRAR OF ASSURANCES:
Advocate.
We have caused to conduct the SRO search
by Adv. Sayak Ranjan Ganguly at the
concerned Registrar offices for the last 30
years from 1990 to 2022 for the Said Property,
upon perusal of the SRO search report dated
23.09.2022 (“SRO Search Report”) is
attached hereto as “Annexure-II”, we
observe the following:
1.1 Mortgage without possession: Deed No.

1-190302278/2018, Query
No.19030001356213/2018, Serial no.
1903008375/2018, Page -90442-90485,
Date of Registration. 30/08/2018, Date
of Completion. 03/09/2018.
1.2 Release/Reconveyance Deed: Deed No.

I-062103353/2021, Query
No.062120013798838/2021, Serial no. I-
0621003525/2021, Page -133364-133390,
1.3 Mortgage without Possession : Deed

No. 1-062100616/2021, Query
No.0621300001996/2021, Serial no.
0621000387/2021, Page-24615-24675,
1.4 Release / Reconveyance : Deed No. 1-

062101289/2022, Query No.
06212000462938/2022, Serial No.
0621001283/2022, Page: 45633-45677,
29
Date of Registration: 02/03/2022, Date
of Completion: 02/03/2022.
1.5 Mortgage without possession: Deed No.

1-062101604/2022, Query No.
06212000733973/2022, Serial No.
0621001593/2022, Page: 58934-59071,
1.6 Deed of Rectification : Deed No: -

062102481/2022, Query No:
06212001221552/2022, Serial No:
0621002586/2022, Page: 101313- 101469,
1.7 Mortgage without Possession: Deed No:

l-062104184/2019, Query No:
06211000215126/2019, Serial No:
0621004270/2019, Page: 134430- 134501,
of Completion: 22/10/2019, Date of
Delivery: 24/10/2019.
1.8 Mortgage without possession: Deed No:

l-062100058/2022, Query No:
06212000001422/2022, Serial No:
621000065/2022, Page: 2997- 3058, Date
of Registration: 05/01/2022, Date of
Completion: 06/01/2022.
1.9 Mortgage without possession : Deed

No: 1-062103851/2020, Query No:
06213001529622/2020, Serial No:
0621003971/2020, Page: 127196- 127244,
30
Delivery: 10/12/20220.
1.10 Release / Reconveyance Deed: Deed

No: 1-062105131/2022, Query No:
06212002475495/2022, Serial No:
0621005065/2022, Page: 209363-20938,
1.11 Release / Reconveyance Deed: Deed

No: 1-062101203/2020, Query No:
06211000310867/2020, Serial No:
0621001300/2020, Page: 42967 -42989,
Delivery: 04/03/2020.
1.12 Release/Reconveyance Deed: Deed No:

1-062101206/2020, Query No:
06211000344588/2020, Serial No:
0621001302/2020, Page: 42990 - 43041,
Delivery: 04/03/2020.

1-062102482/2022, Query No:
06212001211800/2022, Serial No:
0621002585/2022, Page: 101240 -
101312, Date of Registration:
27/04/2022, Date of Completion:
28/04/2022.

1-062104217/2022, Query No:
06212002109166/2022, Serial No:
0621004237/2022, Page: 175643 -
31
19/07/2022.

1-062104218/2022, Query No:
06212002109403/2022, Serial No:
0621004238/2022, Page: 175588 -
19/07/2022.
1.16 Mortgage without Possession : Deed

No: l-062104760/2019, Query No:
06211000244482/2019, Serial No:
21004928/2019, Page: 161464 - 161509,
Delivery: 02/12/201.

I-062105392/2022, Query No:
06212002584660/2022, Serial No:
0621005312/2022, Page: 217917 -217938,
[SNG NOTE: Company has represented

via email and Declaration dated
29.09.2022 that the release / recon -
veyance deed and charges mentioned
hereinabove (Sr. (1.1 to 1.17) are not
created over any part of the Said Prop-
erty but on other portions, of the same
Dag Nos being part of the Larger Prop-
erty.
It is advised that a suitable undertak-

ing cum indemnity be taken from the
32
Company that no part of the Said
Property is encumbered in any manner
vide the mortgages already existing.
Further, since the original title deeds of

the Dag Nos are already deposited with
the existing lenders under existing
mortgages a letter cum NOC be taken
from the said lenders undertaking that
as and when they release the charges
over their portions, the original title
deeds will be handed over to Lender
and not the Borrower].
B. SEARCH WITH THE CONCERNED

REGISTRAR OF COMPANIES:
We have got searches conducted at the ROC

by M/s D. S. Momaya & Co, Company
Secretaries, for the M/s. Bengal Shriram Hi-
Tech City Private Limited to determine the
encumbrances over the Said Property. The
said search report dated 24.09.2022 (“ROC
Search Report”) is attached hereto as
“Annexure III”.
On perusal of the ROC Search Report, we

observe the following existing charges
created by M/s. Bengal Shriram Hi-Tech City
Private Limited:
1. Charge of IDBI Trusteeship Services Ltd

(Charge ID 100296805 dated 28.10.2019
vide Indenture of Mortgage (Without
Possession) dated 30.09.2019 for
securing a credit facility of INR
1,000,000,000/- (Rupees One Hundred
Crore only).
33
2. Charge of Aditya Birla Finance Limited
(Charge ID 100410024 dated 04.02.2021
vide Indenture of Mortgage dated
15.01.2021 for securing a credit facility
of INR 590,000,000/- (Rupees Fifty Nine
Crore only).
3. Charge of Universal Trusteeship Ser-

vices Limited (Charge ID: 100555541
dated 10.03.2022) vide Deed of Mort-
gage dated 10.03.2022 for securing a
credit facility of INR 750,000,000/- (Ru-
pees Seventy Five Crore only) by Mort-
gagors over part of the Said Property.
[SNG NOTE: Company has represented

via email and Declaration dated
29.09.2022 that the charges mentioned
hereinabove (Sr. (1), (2) and (3)) are not
created over any part of the Said Prop-
erty but on other portions, of the same
Dag Nos being part of the Larger Prop-
erty.
It is advised that a suitable undertak-

ing cum indemnity be taken from the
Company that no part of the Said
Property is encumbered in any manner
vide the mortgages already existing.
Further, since the original title deeds of

the Dag Nos are already deposited with
the existing lenders under existing
mortgages a letter cum NOC be taken
from the said lenders undertaking that
as and when they release the charges
over their portions, the original title
34
deeds will be handed over to Lender
and not the Borrower].
C. DISPUTES AND LITIGATION:
1. ONLINE LITIGATION SEARCH:
We have caused to conduct online

litigation search for cases filed by or
against M/s. Bengal Shriram Hi-Tech City
Private Limited through Karza
Technologies Private Limited. The search
report dated 22.09.2022 for the same are
annexed hereto and marked as Annexure
IV.
On perusal of the said report, we have

across certain litigations filed by or against
Bengal Shriram Hi-Tech City Private
Limited.
[SNG NOTE: We have not perused any

case paper for the aforesaid litigations.
On perusal of the Litigation Search
Report, we observe that there are 20 cases
pending. Company has provided to us a
Litigation MIS dated 26.09.2022 (attached
hereto as Annexure IV(A)) and
Declaration dated 29.09.2022. On perusal
of the Litigation MIS we note the
following:
1. 15 cases are related to consumer

matter pending in consumer forums
and not likely to affect the title of the
Said Property.
2. 1 Case bearing no. Title Suit/485/2022
35
filed by Sri Sanatan Bag Vs. Bengal
Sriram Hitech City Pvt. Ltd @ Sriram
Grand City. The company has
represented that this case is not related
to the Company in any manner
whatsoever.
3. CS/138/2022 in Calcutta High Court filed

by Bengal Shriram Hi-Tech City Pvt.
Ltd. against Hindustan Motors Ltd.
Case Summary as provided by the

Company in brief :
The said case was lodged by Bengal

Shriram against Hindustan Motors for
recovery of the revenue charges and
taxes paid by Bengal Shriram for
bifurcation of revenue record and getting
mutation of the larger land in its favour
whereby Bengal Shriram has paid the
revenue charges and taxes for the entire
larger land of 709 Acres including the
charges applicable for Hindustan Motors
for their part of the land which Bengal
Shriram is claiming vide this
CS/138/2022.
Present Status:
The application for extension of time to
lodge the summons was moved on
03.08.2022 before the Ld. Master, Original
Side High Court Calcutta. The same has
been allowed and 9 weeks time from date
has been granted to lodge the summons
of the Suit.
For Mutation and separation of the land
36
of Bengal Shriram (BS) , BS paid
Rs.1,74,39,429/- on behalf of HM on
account of rates, revenues, taxes,
assessments and outgoings, in respect of
the land area of 252.16 Acres along with
20,89,349 Sq.Ft. of covered/constructed
area which includes certain Building
and Factory sheds which is continued to
be owned by HM. Mutation and separate
premises no. already obtained.
HM is now liable to pay a sum of

Rs.2,78,37,151 to BS (Rs.1,74,39,429. with
interest @ 18% p.a. from 10.10.2018)
[SNG Note: This case is financial in

nature in which Bengal Shriram is due to
recover the charges paid to revenue
authorities from Hindustan Motors and
this case will have no effect on the title
of the Said Property].
4. CO/799/2022 in Calcutta High Court

filed by Hindustan Motors Ltd. against
Bengal Shriram Hi-Tech City Pvt. Ltd.

Company in brief :
On 22.03.2022, in the matter T.S 162/

2021, Civil Judge Senior Div) Serampore
has rejected the time prayed by
Hindusthan Motors for filing the
Written Statement. The Court has passed
an order that the suit will be heard Ex-
parte against Hindusthan Motors.
Hindusthan Motors escalated this matter
37
by filing a Revision Petition
C.O./799/2022 before High Court,
Calcutta and prayed for an opportunity
to file the written Statement. Now the
Civil Revision is disposed off vide an
order dated 29.07.2022 the Hon’ble Court
allowed the Petitioner to files its W.S.
before the next date of hearing i.e.
11.11.2022.
5. TS/162/2021 is pending in Serampore

Court which is filed by Bengal Shriram
Hi-Tech City Pvt. Ltd. against
Hindustan Motors Ltd.

Company in brief :
This Plaint / Litigation is related to

payment of Govt. dues which is to be
paid by erstwhile Owner Hindustan
Motors Limited with regard to the 314
acres of Land which was earlier pending
before the transferring the 314Acres in
favour of our Company. In terms of
Section 7(f) of Para 1.18 hereinabove
wherein as per GO 2006 and Memo No.
LRC/162/2014 dated 29.09.2014, Four (4)
% of any receipts regarding sale was to
be paid to GoWB under standing
instruction to the Bank as first charge
which obligation was taken up by Bengal
Shriram in lieu of Hindustan Motors not
competing with Bengal Shriram for five
years from the commencement of
construction in any manner which would
adversely impact the development and
marketing of project land(314 acres).
38
Bengal Shriram has regularly made this
payment and the five years period has
long expired and the Company has no
further obligation to pay this fee to
Hindustan Motors.
The present litigation is filed by Bengal

Shriram against Hindustan Motors
claiming that all the liabilities to pay
under section 7(f) to GOWB is that of
Hindustan Motors and not of Bengal
Shriram and already non compete fee in
this regard has been paid to Hindustan
Motors. Next date for hearing is on
11.11.2022.
[SNG Note : Lender to take a note that

although litigation at 4 & 5 are
pertaining to the Larger Property and
may not effect title of the Said Property
but the payment obligation may trickle
down to any development and sale
pertaining to any sale of developed
property over the Said Property as well.]
6. CS/176730/2014 is pending in MM Court

wherein Hindustan Motors Ltd. is the
Petitioner and M. Murali of Bengal
Shriram Hi-Tech City Pvt. Ltd. is the
Respondent.

Company in brief :
The Larger Property i.e. 314 acres Land

were purchased part by part in 5
separate deeds. During purchase of the
39
Lot A land it was found there was
encroachment of that part of land and
Bengal Shriram wanted Hindustan
Motors Limited to remove it before
purchase . But Hindustan Motors
Limited without complying the same
deposited the advance cheque which
was not cleared by Bengal Shriram, as a
result Hindustan Motors Limited filed
Petition against Bengal Shriram.
However the matter was subsequently

settled and unencumbered Land was
purchased by Bengal Shriram.
The petition filed by Hindustan Motors

Limited was supposed to be
withdrawn /settled by Hindustan
Motors Limited. But the matter filed
before Metropolitan Magistrate again
came to the list and renumbered as
176730/2014 but nobody appeared that
time . After that the matter was
transferred to 11th Metropolitan
Magistrate, Bankshal Court, Kolkata,
where the matter has not come up for
hearing till date .
As the payment has been made and

settled the issue between Bengal Shriram
and Hindustan Motors Limited long
back, this matter has no merit and will be
disposed off in usual course.
Company has confirmed that this matter

was never served upon the Company
and neither have the Company
received any summon.
40
[SNG Note : From the aforesaid
summary it appears that the matter has
been settled between the parties and the
case has also not come up for hearing till
date. Moreover this is a criminal case of
cheque bouncing and likely to have no
effect on the title of the property.
With respect to pending litigation No. 3,

4, 5 & 6, we recommend a suitable
undertaking cum indemnity be taken
from the Company.]
2. DISCLOSED LITIGATION:
The Company has further shared with us

litigation MIS (annexed as “Annexure-
IV(A)”) wherein we observe that there is 1
additional case (other than those
mentioned Online Litigation Search report
dated 22.09.2022). On perusal of the same
we observe as under :
1. There is a Writ Petition in the nature

of PIL bearing No. W.P. No. 19081 (W)
of 2018 as Rajib Kumar Basu
(Petitioner) vs The State of West
Bengal & 15 others (respondents)
pending before the Hon’ble Calcutta
High Court. Bengal Shriram is
Respondent No 8.

Company in brief :
This PIL was filed alleging inter alia,

illegal and unauthorized filling up of
41
large stretches of water
bodies/wetlands without proper
clearances and in violation of
applicable laws and if the water bodies
are filled up that would seriously
affect the drainage system of
Konnagar and Hindustan motor.
Writ of Mandamus directing the

respondent authorities to
recall/cancel/withdraw all approvals
granted to the Township project;
Praying for an injunction order
directing the Respondent No. 8
(Bengal Shriram) to stop the filling of
waterbodies .
A similar case was also earlier filed

with NGT bearing case no.
MA/35/2017 having identical
allegations against the Company
which case has been disposed off by
NGAT vide its order dated 23.03.2017.
Appeal No 12037of 2018 has also been
disposed off by the Hon’ble Supreme
Court of India vide its order dated
08.02.2019.
The Company’s case is that in terms of

GOWB Memo dated 10.12.2008
bearing No
2463-Fish/C-III/2M/36/2008
(discussed earlier), the Company is
supposed to maintain water bodies to
the extent of 30 Acres for the project
development over the Larger Land of
314 Acres and that the Company is
already maintaining the said water
42
bodies. Whatever water bodies are
being filled up are already converted
land pieces for development but
currently being water drenched and
no violation of the aforesaid GOWB
memo has ever taken place.
The case is currently pending and the

WP has not come for hearing as yet.
[SNG Note : It appears that the WP

No. 19081 of 2018 is on the same line
as that of MA/35/2017 and considering
that same is not on the cause list and
further that subject matter of the case
is same as that of the MA/35/2017
(which case has been disposed off by
NGAT vide its order dated 23.03.2017.
Appeal No 12037of 2018 has also been
disposed off by the Hon’ble Supreme
Court of India vide its order dated
08.02.2019), it is likely that the same
will also be disposed off accordingly.
Company has further represented that

they are in a process of identifying
and demarcating the parcel of land for
creating water body for 30 Acres and
confirms that no part of the Said
Property will be used for creating
water body of 30 Acres.
Considering the aforesaid

representation of the Company to be
correct and strict compliance of the
aforesaid Memo by the Company, we
do not envisage the litigation to
impact the title of the Said Property.
43
We however suggest a suitable
undertaking cum indemnity be taken
from the Company with respect to the
pending cases]
27 Whether the documents : Yes. The Conveyance Deeds and Declaration Dees
duly registered with with respect to the Said Property are registered
the ..................... Office of with the concerned sub-registrar office.
the Sub-Registrar are
verified with reference to
entries in the books of
the said Sub-Registrar's
Office?
28 Whether particulars of Yes, the registration particulars are provided in

registration as given in the Conveyance Deeds and Declaration Dees with
the title deeds shown to respect to the Said Property.
the Advocate tally with
the particulars as stated
in the records of the
Registrar Office:
29 Whether the We understand that there are mortgages over

owner/owners can other parts of the Larger Property pending with
create a mortgage by various existing Lenders and original title deeds
deposit of all the title (being title deed for the Said Property as well) are
deeds referred to above deposited with Lenders/Security Trustee. Hence it
in favour of the Bank. is advised that registered simple mortgage be
created in the present case.
30 Documents required while creating E. M. (List / Details of title deeds /
documents to be deposited for creating mortgage by deposit of title deeds)
:
ANNEXURE - I
DOCUMENTS REQUIRED FOR CREATION OF MORTGAGE:
Sr. Date of Name of Documents Whether
No. Document Original/
Photocopy
44
1. 13.09.2006 Order of Govt of West Bengal for allowing Photocopy
HML to retain the said land of 314 Acres
vide order memo no. 2675-GE(M)/5M-
03/06.
2. 23.03.2007 Development Agreement dated 23.03.2007 Photocopy
executed between HML and Bengal
Shriram Hi Tech Private City Limited for
development of Integrated IT Township
and Automotive Ancillairy Park.
3. 29.01.2008 Sale Deed No 3 / Lot-C (Deed No. 00531) Certified
dated 29.01.2008 executed by HML in favor True copy
of Bengal Shriram Hi Tech City Private
Limited registered at Additional Registrar
of Assurances-III, Kolkata in Book No-1, for
63.020 acres out of Said Property by HML
to Bengal Shriram Hi Tech City Private
Limited.
4. 02.09.2009 Deed of declaration for Lot-C land bearing Certified
Deed No. 04309 entered between HML and True copy
Bengal Shriram Hi Tech Private City
Limited for revising the RS Dag No as per
ROR dated May 20th, 2009 and May 27th,
2009 in the Sale Deed No 3- for Lot-C Land
registered at Additional Registrar of
Assurances-III, Kolkata registered in Book-
IV, CD Volume No.6 from pages 3019 to
3040.
5. 05.12.2008 Sale Deed No 4 / Lot-B (Deed No. 07409) Certified
executed by HML in favor of Shriram Hi True copy
Tech City Private Limited registered at
Additional Registrar of Assurances-III,
Kolkata registered in Book-1, volume no.11
from pages 11712 to 11734 for 62.80 Acres
out of Larger Land by HML to Bengal
Shriram Hi Tech City Private Limited.
6. 02.09.2009 Deed of declaration for Lot-B Land bearing Certified
Deed No. 4308 entered between HML and True copy
Bengal Shriram Hi Tech City Private
45
Limited for revising the RS Dag No as per
ROR dated May 20th, 2009 and May 27th,
2009 in the Sale Deed No 4 registered in
Additional Registrar of Assurances-III,
Kolkata registered in Book-IV in CD
Volume No.-6 from pages 2997 to 3018.
7. 20.04.2015 Order No IX-2/08 (Comm)/ S/2015 vide Photocopy
Memo no.
IX-2/07(Comm)/2358/1(7)/S/2015 passed
by District land and Land Reforms officer,
Hooghly, GOWB converting various plots
of land contained in the Said Property to
Upanagari.
8. 10.12.2008 GOWB Memo dated 10.12.2008 bearing No Photocopy

2463-Fish/C-III/2M/36/20018 granting its
No Objection for development of the Lands
comprised in the Said Property.
9. 20.04.2015 Order No IX-2/08 (Comm)/ S/2015 vide Photocopy
Memo no.
IX-2/07(Comm)/2359/1(7)/S/2015 passed
by District land and Land Reforms officer,
Hooghly, GOWB converting various plots
of land contained in the Said Property to
Upanagari.
10. --- Original Board Resolutions of M/s. Bengal Original
Shriram Hi-Tech City Pvt. Ltd. for
mortgaging the Said Property to the Bank.
11. --- MOA & AOA of M/s. Bengal Shriram Hi- Photocopy
Tech City Pvt. Ltd.
12. --- List of present Board of Directors of M/s. Photocopy
Bengal Shriram Hi-Tech City Pvt. Ltd.
13. --- Undertaking Cum Indemnity from M/s. Original
Bengal Shriram Hi-Tech City Pvt. Ltd. in
favour of Lender.
14. 29.09.2022 Declaration from M/s. Bengal Shriram Hi- Photocopy
Tech City Pvt. Ltd. in respect of Said
Property.
46
15. 15.09.2022 Architect’s Certificate demarcating the Original
mortgaged areas of the Said Property &
Copy of Mouza Map as issued by the
Government.
16. --- Khajna tax receipts dated 11.04.2022 for the Photocopy
Bengali year 1426 to1428 (English 2020 to
2022) paid for the Said Property.
17. --- Letter-cum-undertaking from the existing Original
Lenders of the Larger Property in favour of
the Company for return of original title
deeds to the Company as and when their
respective charges are satisfied.
31 Any other particulars / OBSERVATION:
safe- guards to be
observed. 1. There are certain obligations of Bengal
Shriram under Memo No. LRC/162/2014
dated 29.09.2014 including financial
obligations which are to be complied with.
2. This Report and the Conclusion appearing

herein, shall always be subject to the
outcome of litigation (s), if any, over the
Said Property or over the title / entitlement
of the Company over the same.
3. Since the original title deeds of the Dag Nos

are already deposited with the existing
lenders under existing mortgages a letter
cum undertaking be taken from the said
lenders undertaking that as and when they
release the charges over their portions, the
original title deeds will be handed over to
Lender and not the Borrower.
4. The undertaking-cum-indemnity as
stipulated in this report be taken
accordingly.
47
5. A part of the Said Property bearing Dag No.
1644 admeasuring 0.664 Acres has been
converted as Jheel (water body). The same
needs to be considered for valuation in
terms of the mortgage creation.
6. To be ensured that no part of the Said

Property will be used for creating water
body of 30 Acres in compliance with
GOWB Memo dated 10.12.2008 bearing No
2463-Fish/C-III/2M/36/2008.
32 Whether the CONCLUSION AND OPINION:

owner/owners have Based on review of documents mentioned in this
marketable title on the report, searches conducted, our observations and
property / properties subject to what has been stated hereinabove, we
and whether they are in are of the opinion that:
possession of the
property / properties: TITLE:
The title of Bengal Shriram Hi-Tech City Pvt Ltd

over the Said Property as owner is clear, valid and
marketable.
MORTGAGEABILITY
Subject to what has been stated hereinabove,

Client can create charge by way of a registered
mortgage over the Said Property, post obtaining
documents as mentioned in Column 31
hereinabove. A MAP clearly demarcating the
Said Property is to be annexed with the
Mortgage Deed.
ENFORCEABILITY
48
The Said Property shall be enforceable under the
provisions of SARFAESI subject to proper
execution of security documents.
33 FOR PLOTS OF LAND Not Applicable
WHICH ARE
LEASEHOLD (acquired
from the Government
and private
individuals ) :
(separate sheets may be
attached wherever
necessary)
State survey numbers
and their respective
areas:
State the following also:
i) Name of the
Lessor and the
date and
registration
particulars of the
lease deed; state
also whether the
lease deed has
been sufficiently
stamped or not.
ii) Balance period of

lease.
iii) Premium and / or

rent and all other
dues to the lessor
payable by the
lessee have been
paid up to date or
49
not.
iv) Title of the lessor

to the lease hold
land, namely how
the lessor came to
own the leasehold
land. Please trace
the chain of title to
30 years back and
mention whether
the chain is
complete and the
devolution of title
in a narrative
form.
Note: In case the lessor is

the state or central
government/ State
Industrial Boards such as
MIDC,GIDC,RICO etc.
the investigation of title
for 30 years as aforesaid
is not necessary -- only
title of the lessee need be
investigated
v) Are the lessors or

any of them a
minor or a person
under disability or
is not competent
to contract? If so,
what steps have
been taken to
ensure that the
lands have been
50
validly leased out
to the mortgagor?
vi) Is there any bar or

restriction under
the land ceiling
laws or under any
local law, usage or
customer for
transfer or
otherwise? If so,
what remedial
measures have
been taken to
ensure that
mortgage of the
lease hold lands in
favour of will not
be affected by the
same?
vii) Clauses, if any, in

the lease deed
likely to prejudice
the interest of The
Ratnakar Bank
Limited such as
profit sharing etc.
The restrictive
clauses like the re-
entry, forfeiture,
etc should be
completely
examined and
commented upon.
Clauses creating a
first charge or the
leasehold
51
properties for rent,
premium or
royalties in favour
of Lessor should
also be
commented upon.
viii) Please state

whether
permission of the
lessor is required
for creating a
mortgage in
favour of The
Ratnakar Bank
Limited and
whether such
permission has
been obtained.
ix) Have the searches

been carried out in
(a) Revenue
Records (b) Office
of the Registrar of
Companies (c)
Registrar/Sub
Registrar of
Assurances (d)
Courts and (e)
Other Offices? If
so, please state
whether the
results of the
search disclose
any adverse
factors which
might
52
prejudicially affect
the assisted
concern’s title
and / or the
mortgage to be
created in favour
of The Ratnakar
Bank Limited.
x) Has the name of

the mortgagor
been recorded in
the revenue
records.
xi) Defects, if any,

noticed in the title
to the above
mentioned survey
numbers.
xii) Recommendations
for
regularization
/rectification of
the said defects.
34 FOR GOVERNMENT Not Applicable

LANDS :
i) Survey Nos./City
Survey No. with
village, Taluka,
District, etc.
ii) Area
iii) Please state

whether Govt. has
53
executed any deed
of transfer in
favour of the
mortgagor. If so,
please give
particulars
thereof.
iv) Does the deed of

transfer contain
any clauses likely
to prejudice the
interests of The
Ratnakar Bank
Limited? If so,
please give details
thereof.
v) Is the permission
of govt. to
mortgage the land
/ immovable
properties in
favour of The
Ratnakar Bank
Limited
necessary? If so,
please state
whether such
permission has
been obtained.
vi) If no, Deed of

Transfer has been
executed in favour
of the mortgagor
vii) How the
54
possession of the
land / immovable
properties has
been given to the
present owner, i.e.
whether by issue
of Govt. order or
certificate of
permission. If so,
please state
whether the said
documents
establish that the
mortgagor has a
clear and
marketable title to
the said land /
immovable
properties.
viii) Has the mortgagor

been paid the full
consideration
money for the
land / immovable
properties
transferred to by
the Government ?
35 a) Applicable Stamp (i) For Simple (Registered Mortgage): 0.5% of
duty: the amount secured by such deed, subject
I. For Simple to maximum of Rs.1,00,000/-
(Registered)
mortgage (ii) For Equitable Mortgage:
II. For equitable
mortgage (a) If the loan is repayable on demand or
III. Whether Equitable more than 3 months from the date of
mortgage is instrument – 1% of the loan amount.
compulsorily
55
required to be (b) If the loan is repayable not more than 3
registered or same months from the date of instrument –
is to be intimated 0.5% of the loan amount.
to Registrar or Sub
Registrar of (iii) No provision for compulsory intimation to
Assurances or any SRO.
other authority.
36 Precautions (i) Since the original title deeds of the Dag Nos
recommended: are already deposited with the existing
lenders under existing mortgages a letter
cum undertaking be taken from the said
lenders undertaking that as and when they
release the charges over their portions, the
original title deeds will be handed over to
Lender and not the Borrower.
(ii) Original title deeds be allowed to be

inspected as and when required by Lender.
(iii) The undertaking-cum-indemnity as

stipulated in this report be taken
accordingly.
(iv) A part of the Said Property bearing Dag No.

1644 admeasuring 0.664 Acres has been
converted as Jheel (water body). The same
needs to be considered for valuation in
terms of the mortgage creation.
(v) To be ensured that no part of the Said

Property will be used for creating water
body of 30 Acres in compliance with
GOWB Memo dated 10.12.2008 bearing No
2463-Fish/C-III/2M/36/2008.
37 Whether SARFAESI is Yes
applicable on said
property and whether
any adverse entries
56
observed in Central
Registry formed under
SARFAESI (online search
on www.cersai.org.in)
38. Certificate : I hereby certify that the title of aforesaid property

has been investigated by us independently and
subject to whatever stated hereinabove, applicant
M/s. Bengal Shriram Hi-Tech City Pvt Ltd has
clear, unencumbered and marketable title to the
Said Property and the Bank may obtain the same
as security for the loan/credit facilities
sanctioned / being sanctioned to him / them.
DATE: 12.10.2022
Thanking you,
Yours faithfully
For SNG & PARTNERS
Authorised Signatory.
57
Schedule – I
Demarcated Plan & Architect Certificate
Schedule A
Plot wise LR Dag Nos. along with corresponding Dag No. and total area for
the Larger Property (314 acres)
L.R. Plot Corresponding to R.S. Plot nos. as per record of rights Total area
nos. dated May 27, 2009 (in acres)
Mouza - Kotrang (J.L. no. 8) (Khatian no. 5690)
148 159/646 0.620
150 139, 158, 163, 164, 165, 170 to 172, 176, 645, 12, 13 to 19, 24.580
151 64, 66 to 81, 143 to 157, 159, 173 to 175, 177, 178, 180 to 1.880
152(P) 186, 190-196, 201, 204-206, 140, 94, 621, 238, 240, 263 18.873
Sub total 45.953
Mouza - Konnagar (J.L. no. 7), (Khatian no. 11721)
4473 568, 335, 334, 330, 329, 307, 354, 790, 392, 395, 391, 528, 2.240
529, 515, 525, 526, 1001, 374, 375, 376, 545, 352, 357, 378,
373, 379, 547, 328, 327, 350, 338, 332, 351, 349, 348, 360,
361, 1007, 341, 544, 356, 358, 371, 370, 381, 377, 540, 340,
570, 578, 549, 550, 581, 532, 531, 384, 383, 382, 347, 362,
363, 364, 369, 368, 365, 366, 367, 342, 343, 345, 346, 388,
389, 386, 385, 533, 522, 516, 511, 510,1002, 543
4474(P) 568, 335, 334, 330, 329, 307, 354, 435, 431, 422, 436, 434, 55.674
432, 424, 425, 426, 427, 460, 461, 462, 463, 457, 456, 448,
449, 447, 500, 501-504, 506-509, 398, 612, 641, 642, 649,
650, 652, 654, 656, 606, 609, 659, 430, 644, 676
4475(P) 487/10006 0.790
4476(P) 404, 405, 408, 412, 413, 417-419, 439, 560, 561, 479, 437, 42.875
438, 588, 452, 453, 454, 440, 441, 450, 451, 443, 444, 448,
556-558, 489, 421-423, 398, 1992, 1160, 473-475, 477, 491-
494, 496-498, 460, 461, 499, 553, 1433-1438, 1440-1443,
1450, 1452-1454, 1457, 1459, 1490, 1672-1680, 1683-1685,
1982, 1160, 1179, 1992, 1160, 1672-1680, 1683-1685, 1179,
404.
4499(P) 465 4.760
Sub total 106.339
58
Mouza - Bhadrakali (J.L no. 9) (Khatian no. 7693)
188 181-186, 139, 170-173, 624, 625, 193, 207, 208, 210, 169, 0.780
192 148, 231, 226, 225, 218, 243, 260, 217, 73, 18, 175, 238 16.865
193 1.440
301(P) 181, 182, 185, 186, 188 27.632
Sub total 46.717
Mouza - Bara Bahera (J.L. no. 5) (Khatian no. 3847)
1515 1535, 1536, 1533, 1534, 1242-1266, 1726-1760, 1625, 1269, 4.725
1639- 1649, 1653, 1638, 1803, 1650, 4709, 1657, 1011,
1512, 1516, 1862, 1609, 1983, 1631, 1659-1661, 1627,
1844, 1863, 1672, 1513, 1632, 1203, 1204, 1205, 1308,
1514, 1619
3444 1534, 1533, 1511, 1512, 1512, 677-682, 657, 658, 689, 690, 30.150
1507-1509, 661-668, 670-673, 675, 1530, 1531, 1628, 1629,
684-687
3663 1436, 1438, 1443, 1482 0.625
3664 1436, 1437, 1438, 1480, 1667, 1497-1499, 1493, 1664, 5.033
1665, 1666, 1668-1670
3665 1691,1687,1685,1690 0.814
3666 1691, 1689, 1693, 1699, 1700, 1701, 1703 0.350
3667 1691, 1689, 1692, 1693, 1694, 1696, 1697, 1698, 1700, 3.523
1701, 1709
Sub total 45.220
Mouza – Khorda Bahera (J.L. no. 6) (Khatian no. 1677)
1627 481, 1132, 1133, 1151, 1152, 1153, 1134, 1129, 1127, 475, 0.796
478, 480, 484, 485
1628 1135 0.082
1644 1178, 622-624, 1185, 644, 650-653, 649, 1175, 627, 629, 2.091
640, 642, 643
1645 619, 1196, 1197-1199 0.518
1646 483 0.457
1647(P) 482, 484, 1129-1131, 1137, 1138, 1154-1159, 519, 520, 2.740
1217, 522, 549, 439-463
1676 480, 1126-1128, 476-478, 1115, 1111, 473 0.842
1886 1175, 1176, 616-618, 625, 1218-1220 1.100
1887 1177, 626, 628, 613, 605-607, 586, 1172, 1173, 615, 603, 1.862
59
629
1888 583, 591, 598, 588, 1172, 575, 606, 602, 613, 626-628, 624, 1.120
568, 509-511, 522
1889 650, 583, 591, 604, 602, 628, 622-624, 627, 631, 641, 659, 0.520
642, 588, 598, 613
1890 640 0.520
1891 1184, 1183, 661, 1201, 630, 631, 636-638, 604, 607, 608, 6.220
599-602, 595, 596, 612, 630, 709, 632
1892 600-604, 1882, 606, 404, 415, 414, 413, 419, 408-411, 420, 0.255
346, 342, 343
1893 624, 627, 1179, 1180, 613, 608 2.990
1894 583, 594, 585, 582, 581, 588 3.404
1895 1174, 1182, 598, 600, 494, 495, 434, 480, 484, 410-413 0.280
1896 1181, 630, 705, 706, 1209-1214, 708-710, 720-726 9.677
1897 697, 698, 1206, 1207 0.306
1898 749, 662, 665, 667, 681-683, 685-689, 693-696, 700-702, 7.925
1207, 1208, 712, 715-723, 725-729
1899 1208, 702, 683, 684, 686, 665, 664, 667, 668 0.826
1900 665, 667, 668, 684, 686, 678, 698 0.423
1901 666, 669, 670-680, 1203-1205, 703, 1174, 1176, 610, 611, 9.685
627, 1175
1902 711, 712, 727 0.577
1903 715, 719 0.325
1904 713, 714, 1215, 1216, 716-718, 728-733, 704 3.983
1886/ 1217-1219 0.080
1986
Sub total 59.604
Mouza- Makhla (J.L. no.11) (Khatian no. 5853)
420 396/3110 0.210
432 407 0.850
1503 1503 0.120
1504 1504 2.140
1505 1502/2521 0.440
1538 1540 0.240
1559 1571 2.840
1560 1577 2.220
1561 1580 0.710
1566 1584/2533 0.010
60
1591 1504/2534 0.040
1593 1604/2535 0.060
1597 1607/2536 0.050
1599 1608/2537 0.040
1667 1505/2523 0.200
Sub total 10.170
Grand total 314.003
61
ANNEXURE II
SEARCH AT THE OFFICE OF THE SUB-REGISTRAR OF ASSURANCES
ANNEXURE III
SEARCH WITH REGISTRAR OF COMPANIES
ANNEXURE IV
ONLINE LITIGATION SEARCH REPORT OF M/S KARZA

TECHNOLOGIES PRIVATE LIMITED
ANNEXURE IV(A)
LITIGATION SUMMARY – MIS SHEET DATED 26.09.2022
62

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LEGAL OPINION BASED ON TITLE DEEDS

& SEARCH AT SUB REGISTRAR’S OFFICE

The Branch Manager,

Ref: RBL/SNG/SM_____ Dated: 12.10.2022

Sub: Title Search Report in respect of property being 25 Acres of land

I am pleased to submit my Legal Opinion on the title to property of the subject

MOUZA L.R. DAG NORTH SOUTH EAST WEST

6 Land Type : : Non-Agricultural Residential Land

3. Photocopy of Development Agreement dated

4. Photocopy of Conveyance Deed No 1 / Lot-E

5. Photocopy of Conveyance Deed No 2 / Lot-

6. Photocopy of Conveyance Deed No 3 / Lot-

7. Photocopy of Conveyance Deed No 4 / Lot-B

8. Photocopy of Conveyance Deed No 5 / Lot-

10. Photocopy of Deed of declaration dated

11. Photocopy of Deed of declaration dated

12. Photocopy of Deed of declaration dated

13. Photocopy of GOWB Memo dated 10.12.2008

14. Photocopy of GOWB, Irrigation and

15. Photocopy of Environmental clearance for

16. Photocopy of Order dated 20.04.2015 bearing

17. Photocopy of Development Agreement dated

18. Photocopy of Supplementary agreement

19. Photocopy of Fire NOC dated 20.07.2016

20. Photocopy of Indenture Mortgage (Without

21. Photocopy of Letter dated 23.11.2016 issued

22. Photocopy of Indenture of Simple Mortgage

23. Photocopy of Indenture of Simple Mortgage

24. Photocopy of Order dated 21.10.2019

25. Photocopy of NOC dated 09.09.2019 for

26. Photocopy of KMDA letter dated 19.09.2019

27. Photocopy of Kolkata Metropolitan Water

28. Photocopy of The Ministry of Environment,

29. Photocopy of Bharat Sanchar Nigam Ltd.

30. Photocopy of The Office of the Divisional

31. Photocopy of Registration Certificate of

32. Photocopy of Khajna tax receipt dated

1. It appears that originally M/s Hindustan Motors Ltd (“HML”), a company

2. That HML was involved in the business of manufacturing of automobiles

3. Thereafter it appears that HML started incurring persistent losses and

5. The said GO 2006 inter-alia provided that:

I. HML made an application dated 04.05.2006 for release of the Larger

4. WEST BENGAL ESTATES ACQUISITION ACT, 1953 ("WBEA ACT") :

III. The proposal given by HML was recommended by the Industrial

V. The Larger Property was technically resumed by the State

VI. On account of such technical resumption and vesting of land, no

IX. HML is granted freehold right to develop or caused to be developed

X. Thereafter, HML in pursuance to the GO 2006, M/s. Shriram

7. In terms of the said Development Agreement HML agreed to transfer the

Conveyance Deed No. 1 / Lot-E, Conveyance Deed No. 2 / Lot-D,

8. Accordingly, we observe that a portion of the Larger Property being an area

Total Purchased Area in

The aforesaid deed of declarations, all dated 02.09.2009 be collectively

14. Accordingly, pursuant to the execution of the Conveyance Deeds, as

15. Accordingly, subject to whatever stated hereinabove, Bengal Shriram Hi

Convey Deeds Area

SI. Clause Obligation Status

18. We have perused the order No IX-2/08 (Comm)/2358/1(7)/S/2015 dated

22. ARCHITECT CERTIFICATE: On perusal of the Architect Certificate dated

a) Date of execution of (i) Conveyance Deed No. 3 / Lot-C: Dated

(ii) Conveyance Deed No. 4 / Lot-B : Dated

(ii) Conveyance Deed No. 4 / Lot-B : Rs.

[SNG Note: The Company has informed that