Boulevard: Luxury homes at Melakottaiyur

Vijay Shanthi Builders, one of the finest names in the real estate segment in Chennai presents, Vijay Shanthi Boulevard, a new range of premium apartments at Kandigai, on the Vandalur- Kelambakkam Road. Vijay Shanthi Boulevard is located at a well-connected location that easily connects to GST, Tambaram Camp Road, the OMR and the outer ring road that connects Oragadam. Vijay Shanthi Boulevard promises to be a close knit community living destination that’s in close proximity to the IT hub of Chennai. Boulevard offers a cluster of 321 truly amazing 3BHK homes spread across 9 grounds with a covered car park for every apartment. The luxury homes at Vijay Shanthi Boulevard feature apartments measuring from 1170-1262 sq. ft. and row houses measuring from 2315-2380 sq. ft.

The premium homes at Boulevard are well ventilated and feature top notch amenities and premium fittings. The homes at Boulevard feature vast copious amounts of lung space amidst green spaces that make it a true delight. Our efforts are to develop a community living between like-minded and like-status people. Boulevard is also located close to a range of advanced infrastructure facilities such as train services and hospitals.

In addition, Boulevard is superbly connected to the IT corridor and the outer ring road of Chennai. The creative expression ‘Happy Homes’ give our customers value for money, whilst providing the perfect living experience. Equipped with modern facilities to satisfy all the varied needs of owners, these are the best choices for the perfect home”, says Ms. Jayanthi, the Head of Marketing, Vijay Shanthi Builders.

Vijay Shanthi Boulevard is situated close to numerous educational Institutions like VIT Deemed University, Tagore Engineering College, Crescent Engineering College, Madras Christian College, SRM University, Delhi Public School and hospitals such as Chettinad and Hindu Mission. Boulevard is also close to multinational companies like Butterfly, Mahindra City, Ford, and Reynolds. Vijay Shanthi Boulevard is expected to be completed by December 2013.

Policy Watch : EASEMENT RIGHTS

You like a certain property and want to purchase it. But the only access to it is via a driveway crossing the next property. Will a driveway have an impact on your potential purchase? A cable television company is seeking to install its lines along the existing electrical poles. Should the company negotiate with the Electricity Board or with each of the owners along whose property the lines run? 

Both these scenarios mentioned in the introduction of this article involve an Easement, a right that gives the property owner a 'non-possessory' interest in another person's property. An Easement has an impact on all types of real estate transactions, and is utilised for conservation and historic preservation purposes. Despite its prevalence, many people lack a clear understanding of this property interest, and numerous problems occur in the drafting, interpretation and implementation of an Easement.

Nature, Creation and Scope

An Easement is a right given to an owner of a property to use an adjacent property which he does not possess, but does not allow him to occupy it. For instance, if X owns a property and grants Y a right-of-way on the road across the property, Y has an Easement in X's property. Y may use the road, but cannot stop others from also using it. However, X could exclude everyone except Y from crossing his property.

Land burdened by an Easement is called a 'servient estate', and the land benefited by the Easement is called the 'dominant estate'. If an Easement benefits a particular piece of land, it is 'appurtenant' to the land. And, if an Easement benefits an individual not as an owner of a particular piece of land, then it is termed 'in gross'. Most Easements are affirmative, which means that they authorise use of another person's land. According to the Indian Easements Act, the inhabitants of a building enjoying the access and use of air and light continuously for over 20 years have a right to them without any condition or restriction. An Easement by virtue of custom is a legal right acquired by the power of law through continuous use of a land over a long period of time. Therefore, the right of way continues to exist by grant, prescription or by virtue of custom.

Easements are usually created by conveyance in a deed or other written documents such as a will or contract. The creation of an Easement requires the same formalities as the transfer or creation of other interests in land. The requirements are as follows: a written instrument, a signature and proper delivery of the document. In limited circumstances, the court will imply an Easement as a matter of law. Two common Easements created by an implication are an Easements of necessity and an Easement implied from a quasi-easement. An Easement of necessity is typically implied to provide access to a landlocked piece of property, whereas, an Easement implied from a quasi-easement is based on a landowner's prior utilisation of part of his property (quasi-servient estate) for the benefit of another portion of his land (quasi-dominant estate). This quasi-easement may become an implied one once either the quasi-servient land or the quasi-dominant land is transferred to a third party. Other methods of establishing Easements include prescriptive use (i.e. by the routine, adverse use of another person's land), estoppels (a legal doctrine involving reliance on the words or actions of another person), custom, public trust, and condemnation.

After an Easement is created, questions often arise concerning its location, dimensions and scope. These questions should be resolved on a case-by-case basis, and are impacted by the method of the Easement's creation. Questions involving matters covered by the written document, or the prior use, or the necessity that created the Easement can be resolved relatively easily. However, the written documents to create an Easement are often vague or incomplete, and inferences from prior use or necessity are not precise. In such a case, the applier's intent is uncertain, and must be construed by the court.

As a rule, an Easement holder has the right to do "whatever is reasonably convenient or necessary in order to enjoy fully the purpose for which the Easement is granted" as long as he does not unduly burden the servient land.

Conversely, the owner of the servient land may also make use of that land that does not unduly interfere with the Easement holder's right. What constitutes an undue burden depends upon each situation. For instance, an increase in traffic over an Easement giving access to a beach resort may not necessarily constitute an undue burden, but traffic resulting from changing a dominant estate from private use to a commercial business might constitute an additional burden on the servient estate.

The reasonable use of an Easement is not fixed and may include a consideration of changes in the surrounding area with technological developments. However, if the court determines that the servient estate is unduly burdened by the unreasonable use of an Easement, the servient estate holder has several remedies. These include injunctions to restrict the dominant owner to an appropriate enjoyment of the Easement, monetary damages when the Easement holder exceeds the scope of his rights injuring the servient estate, and in some instances, 'extinguishment' of the Easement. Likewise, there are remedies for interference by the servient owner. Interference with an Easement is a form of trespass, and the court frequently enjoins the obstruction of an Easement and may order the removal of encroaching structures at the servient owner's expense. If the interference with an Easement causes diminution in the value of the dominant estate, the court may also award compensatory damages to the Easement holder. 

Transferability and Termination of Easements

The transferability of an Easement must also be considered when undertaking a real estate transaction. An Easement's transferability depends upon its nature (i.e. whether it is appurtenant or in gross). In general, an Easement appurtenant is transferred with the dominant property even if this is not mentioned in the transferring document. But, the document transferring the dominant estate may express that the Easement shall not pass with the land. Because non-commercial Easements in gross are treated as a right of personal enjoyment for the original holder, they are generally not transferable.

An individual granting an Easement should avoid any legal problem by expressing that the easement is permanent and utilising appropriate words of inheritance. Although permanent Easements are the norm, they can be terminated in numerous ways. For instance, an Easement may be created for a limited or conditional duration. Easements of a limited duration are commonly used to provide temporary access to a dominant estate. An Easement may also be terminated when an individual owning the dominant estate purchases the servient estate, or when the holder of the Easement releases his right to the owner of the servient estate. This release must be given in writing. Abandonment of an Easement can also extinguish it, but as a general rule, the non-use of an Easement does not constitute its abandonment. The misuse or the sale of a servient estate can also terminate an Easement. 

Source : http://www.chennairealty.biz/legal_tax.php 

Property values rise in Perumbakkam, Chennai

With the IT sector growing across Old Mahabalipuram Road (OMR), real estate market of Perumbakkam, a suburb in south Chennai, is benefiting on account of its location. Being 2 km away from OMR, it is almost equidistant from all prime IT hubs such as Velacherry and Sholinganallur and the commercial Thoraipakkam. As per MagicBricks.com data, the locality has witnessed a whopping 21 per cent rise in property prices in the Oct-Dec, 2012 quarter.

Perumbakkam is well connected through OMR, Tamabaram-Velacharry Road and Medavakkam-Sholinganallur Road. Its strategic location has been a major reason for a steady demand and capital appreciation in this area. Perumbakkam enjoys good connectivity with important roads and is close to the upcoming ELCOT SEZs. Therefore, one can expect a good increase in values in five years. 

Apart from the location advantage, another factor adding to the price rise is the Government’s policy of premium FSI which came in 2010. The policy gave the builders a scope to make larger homes, due to which the prices have risen from Rs 2800 per sq ft in 2010 to Rs 5,000 per sq ft in 2012.

The locality is primarily driven by end-users accounting to almost 60 per cent of the total buyers. Thus, in accordance to the demand, majorly 2 and 3 BHKs of sizes ranging from 900-1,500 sq ft are offered in Perumbakkam. The average prices of these range from Rs 3,800-5,000 per sq ft.

Owing to this, the rental market too has witnessed an escalation of 8 per cent in the last 6 months. The rental values range between Rs 15-18 per sq ft. Thus, with its outstanding connectivity, proximity to commercial locations and social infrastructure, Perumbakkam seems to be good for all buyers. While there is comfort for end-users, investors can hope for large appreciations in the coming years.

Source : Shradha Goyal, MagicBricks.com Bureau

Fabulous interiors for your dream home.

Was that coffee table in your friend's house in Chennai, awesome enough to catch your attention? Or was it his simple and stylish couch in the living, you loved to own? The contemporary art touch in his home made you feel jealous? Want to make your apartment in Chennai look elegant, yet with a contemporary touch? From Chennai's own builder, Malles Constructions, here are some interesting interior styles for the art lover in you.

Over centuries styles have evolved with the taste of generations. Every style has benefits to the people who will enjoy the home for many years to come. Each of the following designs showcases character and taste specific to an era.

   

Shabby Chic

               The all-white interior walls, floors, and ceilings highlighted with antiques furniture, this gives your home a British look. Soft pastels bring focus and offer a more feminine feel to the design.

The British look with Shabby Chic style

Swedish style
          An eclectic finish is created through a trendy approach called maximalism, which means to make the most of a small space. What may appear to be a medley of color is actually a collection of interesting objects arranged for maximum visual appeal. Vibrant colors are used to create focal points throughout the room that plead the visitor to examine each piece more closely.

Get the Swedish Style with a maximal approach

 Contemporary 
                    Featuring solid colors with contrasting properties against a blank slate of walls and floor, this is the sleek one for your metropolitan home in Chennai. Furniture has sleek, straight lines with sharp corners. Few accent pieces are used, which leaves a clean and open look for visual appeal.

The sharp, clean, contemporary look

Classic contemporary

                                Contrasting the softer colors and highlighting the art on the walls as the visual emphasis, this style is considered the elegant among the contemporary styles.  The rounded furniture lines offer an appealing and warm setting that draws the attention of the guest in your home. Colors are complementary instead of contrasting to draw the entire room into focus without an abrupt focus on one element.

The simple and elegant style

Funky

              Over-sized, comfortable chairs set against the blunt lines of tables with metal legs. Invite your friends to enjoy the style and sit for a spell. Every element is clean and visibly interesting. Colors are in the chairs while the rest of the room creates a palette to be accented for visual interest.

The clean and trendy Funky style

 New York

    Wide open rooms are accented with neutral paint colors accented by contrasting furniture. Edges of the room are lined with furniture that allows for easy traffic flow through the main corridors. Eye-catching accents are used as light fixtures, and storage is hidden in beautiful pieces of furniture made of intriguing materials.

The eye-catching New York style.

Traditional

 A formal home setting is the most appropriate choice for this style. Choices between many time periods create a sense of timeless tradition in a home that is decorated in the traditional sense. Colors include the jewel tones in coordinating hues. Silks, brocades and satin are the prevalent fabrics used in this style of decorating.

The traditional style

Ecletic

           As the term conveys, the Eclectic decorating style is varied and can develop into a room that resembles any number of the other decorating styles. Colors are strictly up to the taste of the person who will live with the interior decor. Most people who choose this style do so because they enjoy certain aspects of all the other styles.

 

The Ecletic

Garden                             Most homes decorated in the Garden style will have a sun room full of plants built onto an exterior wall. The use of live plants inside the house is accompanied by landscape pictures. Large windows allow for sweeping views of the exterior landscape. Interior and outdoor furniture are used inside the home and patio doors are in more than one room. Colors are vibrant and natural to bring the outdoors into each living space.

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The Interior Garden style

Tuscan

                 Originating in Italy, the Tuscan style was developed by the tradesmen and farmers that lived throughout Italy’s countryside. As Italians came to this country, their decorating style took hold. Colors include natural hues accented with rich reds and ochers found in the landscape. Muted tones blend the walls, floors, and furniture into a soothing setting that welcomes everyone.

The Italian interior with Tuscan style

Asian

                Use of space is central to decorating in the Asian style. Leaving the middle of the room open is essential to convey the openness of heart valued in the Asian cultures of the world. Colors are close to nature and bright Colors are used in focal points around each room.

 

The typical Asian style

Image courtesy: http://www.designer-daily.com/11-beautiful-home-interior-design-styles-13157