You too, Brutus ( Ceebros) ????
I was really pained to see an article appearing in newindpress which states that Ceebros has illegally ocuppied land from another trust and went on to build Ceebros Shyamala Gardens. Well i am not sure if this article is true or false but its really scary. One does not know who to believe and who not to.
Earlier we heard Land Mark property Land was under court case. Not sure if the owners have occupied the property after court Judgement. Now it is Ceebros. This is huge property and i would like to hear more from the owners on the actual state of the project. Might be a false news and i pray so, but i would always doubt builders afterall its MONEY.
Here is the news article about it.
CHENNAI: The Madras High Court directed the Sivagiri Trust in Shenoy Nagar to pursue its earlier original petition (OP) seeking to retrieve its properties on Arcot Road at Virugambakkam in Chennai.
Justice Prabha Sridevan gave the direction, while closing a writ petition from the Trust, represented by its beneficiary N Jagannathan, praying for a direction to the Chennai District Collector, Land Administration Commissioner and the Revenue Secretary, the guardians of the Trust, to stop the illegal constructions on the lands measuring about 7.74 acre in three places in Virugambakkam by Shyamala Studios Private Limited and Ceebros, a construction company.
Petitioner contended that Shyamala Studios took the land under lease from the Collector. After the expiry of the lease period, it had neither surrendered the property back to the Collector nor paid the lease hold rents and profits.
It created false and fabricated documents and cheated the guardians. Ceebros had illegally occupied the property and unlawfully constructed flats. The Trust would suffer a loss of Rs. 300 crore, the petitioner contended.
Closing the writ petition, the judge pointed out that the petitioner had moved the court with an OP in 2004 and the trust was directed to furnish the list of properties to the Special Government Pleader so that he could instruct the Collector accordingly. The list had also been furnished.
“In these circumstances, it will be proper for the petitioner to seek appropriate directions in the OP as his grievance is that the trust property will be dissipated by the people, who do not have any right to do so. In the writ court, such a direction cannot be given,” the judge said.
SOURCE: CLICK HERE TO READ
Prem,
True Ramaniyam is good, but heard some thing about their stone arc, i will try to see if some thing is wrong with them.
but i felt Real value is doing pretty decently.did not hear any thing wrong of them till now.
Hi,
I am beginning to worry about this news item about Ceebros bcos I am one of the owners of the upcoming Ceebros Shyamala gardens. But I just don’t jump into conclusions by reading some news, I definitely need an answer clarifying this issue from my builder. I have to contact him and see what comes out of it. It is a huge project and about 344 apartment owners will be impacted if this is true and I don’t think Ceebros would have foolishly done what the petitioner claims, bcos if it is true, the reputation the Ceebros built so far will be down the drain and they can’t sell any more units in any of the current and future projects. No shrewd businessmen would stoop to that level just to make money as Ceebros is not a fly by night business. Hopefully, they will come up with proper explanation about this claim.
Hi Priya,
Did you check with Ceebros. What is their explanation on this.?
Hi,
did some one check with Ceebros
Uday,
Can you pl.post the details of the news you heared abt Ramaniyam..We bought a flat in one of their projects and want to know abt them.
Chand,
It was just a freak news on Stone ark project of ramaniyam. I dont think so its true. Please dont worry. IMHO , they are much reliable. you should be safe with them
I booked a flat with Ceebros Shyamala Garadens in Arcot Road in Apr 2007. I heard this news and contacted Ceebros. I was told that this Writ is terminated in early 2005. Waiting for more details from them…
Most of the flats are bought with loans from several banks and I am positive the banks have researched into this legality issue.
Ceebros, as some pointed above, is a reputed name and I would think that they got this covered.
Called the legal counsel for CEEBROS and was told that an Ad was placed in the Hindu and Deccan Chronicle stating that this writ was closed and that the Justice ordered to seek appropriate directions in an original petition already filed.
I could find this link in Hindu:
http://www.hindu.com/2008/03/26/stories/2008032660191200.htm
I am more inclined to believe what the Ceebros’ legal counsel has to say as he also told me that he has copies of the parent documents for the land dating back to 1937.
However, I can’t find any criminal cases against Sivagiriyar trust for misleading the public.
I am trying to find out more about this by talking to a neutral attorney with Madras High Court.
Suresh,
I pasted your message here as you included yahoogroups url as website url and it alwasy goes to spam folder. unfortunately i get 100 spams per day and delete most.. accidently i found ur comment in spam…
please subscribe to the group for Ceebros Shyamala Gardens at http://groups.yahoo.com/group/csg_owners/
Ravis,
but the prolonged silence of Ceebros for Priya’s mail is something fishy.
if they are not wrong, they can easily advertise in hindu saying nothing is wrong with them.
after i hear the land itself is close to 250 crores or more assuming per acre is around 35 crores.
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The court has confirmed that the petition filed by the Sivaguru trust is false. The same trust had filed a similar case on Appasamy Real Estate. Apparently, the job of this trust is to- file similar cases on large banks of land which are traditionally held by large families and he tries to extort money from the original owners. I also heard that the case has been dismissed.
Hi Rahul,
Is it the latest info Ceebros court case? Bcos, I know that the original petition filed by Sivagiri Trust is still pending and it is expected to get dismissed when it comes to hearing?
Please confirm if your info of dismissal is on the original petition. As I am one of the owners of the Ceebros Shyamala Garden Project, I would be relieved to hear of the dismissal of the OP to get the issue over with.
Thanx,
GPriya.
Hi Guys who bought Ceebros Shyamala Garden apartment,
I have been sending messages to our Yahoo Group formed specifically to connect to each other that belong to Ceebros Shyamala Garden project, but so far nobody has replied to any of my querries. Please let me know the answers to the following:
1. What exactly is the current status of the project?
2. How soon the units will be ready to take over?
3. Has anybody visited the site recently and if so, please update.
4. Has the facilities like Gas/water/electricity/lift are connected already.
5. Please let us share the info, so that it helps people like me who live away from India.
Now, During my last visit in June, I was told by Ceebros that the apartment would be ready to handover by September and I am curious to know if this is possible from you guys.
Thanx and would appreciate a response to the above questions,
GPriya.
Hi Priya,
with reference to your clarifications about ceebros shyamala garden, one of my friend also has booked a flat and he is also worried about the title after seeing the Government G.O.which states as follows:
GOVERNMENT OF TAMIL NADU
ABSTARCT
Tamil Nadu Urban Land( Ceiling and regulation) Act 1978- Madras Urban Agglemeration-saligramamVillage-S.No.116 (part) Excess vacant lands held byM/s.Vittal Combines-Application exemption under section 21(1)(a) of the act- Orders-issued.
————————————————————————————————————REVENUE(R1) DEPARTMENT G.O.(D) No.51 DATED 1-2-1996
Read:
1) M/s.Vittal Combines, petition dated. 21.2.’91.
2) G.O.Ms.No.1212, Revenue, dated 28.10.’92
3) Letter (Ms) No.1314, Revenue dated. 1811.’92
4) From the High Court of Madras, Order in W.A.No.50/93 dated.13.7.1993.
Read also:
5) From the Supreme Court of India, Judgment in SLP(c) No.1706/94 dated 9.5.’94.
6) Government Letter No.17239/R1/93-15, Revenue, dated 6.12.’94.
7) From M/s.Vittal Combines, Petitiondated 16.12.’94
ORDER:
1. Vittal Combines , Madras in their petition first read above requested exemption under section 21 ( 1 )(a) of the Tamilnadu Urban Land (Ceiling and Regulation )Act 1978 for the excess vacant land measuring 3450 sq.mts. held by them in S.No.116 ( part) in Saligramam village for constructing a film studio. As the said land is taken possession, by the Government during 1991, the request for the petitioner was rejected in the reference third read above satoing that the property vestyed with the Government.
2. Agreed by the orders of the Government M/s.Vittal Combines filed a writ petition before the High Court of Madras as the writ petition has been dismissed , the petitioner filed a Writ appeal No.50/93 before the Division Bench of the High Court, Madras. In the fourth read above , the High Court allowed the writ appeal and directed the government to consider the exemption of the application of M/s.Vittal combines dated 21.2.91 within six weeks from the date of receipt of the order.
3. In the meantime the Government allotted the said land to the special training institute ( Backward Classes) Madras in the order second read above.
4. A Special Leave Petition was filed in the supreme Court of India against the judgment of the High Court by the State Government, Madras in W.A.50/93 dated 13.7.93(State of Tamil Nadu Versus M/s.Vittal combines . The supreme court in the order fifth read above , dismissed the special leave petition filed by the Government.
5. The Government examined the request of the petition dated 21.2.’91 of M/s.Vittal Combines as directed by the High Court in its judgment dated 13.7.’93.as the petitioner has not put forth specific purpose for which exemption was sought for, the request of the petitioner was rejected in the reference sixth read above. The petitioner was also informed that if they submitted a specific proposal for which exemption is required for the said land with supporting materials and calendar of action, then their request will be consider on merits. Accordingly, the petitioner submitted a rejection.
6. The extent of excess vacant land held by the applicant firm works out to 3450 sq,mts. as indicated below:
Sq.Mts.
(i) Total extent of Lands held.. 3950
(a) Extent of Urban Lands held ——–
(ii) Extent of Urban Land held 3950
(b) Built up area ——–
(c) Building regulations and contiguous area ——–
(d) Pathway ——–
(e) Total extent of Non-Vacant Land ——–
(iii) Extent of Vacant Urban Land 3950
(f) Extent of vacant Urban Land eligible
to be retained under section5(1)(i)(A) in
Madras Urban Agglomeration as a firm 500
(IV) Total extent of excess vacant land 3450
7. The Government have carefully examined the request of the petitioner. They are satisfied that it is necessary in the public interest, to exempt the excess vacant land measuring 3450 sq,mts.in S.N116(Part) in saligramam Village in the Madras Urban Agglomeration from the provisions of Chapter III of the said Act for the purpose of constructing dubbing theatre, temple setting, village type seting, Ornamental set, road with tree, Lawn and open space for shooting purpose under section 21(1)(a)of the said act Accordingly, the Government hereby examined the said excess vacant land of 3450 S.mts.in S.No.116(Part)of saligramam Village in Madras Urban Agglomeration from the provisions of Chapter III of the said actfor the specified purpose.
8. The exemption granted in paragraph 7 above is subject to the following conditions as per the calendar of action promised by the firm:
(a) (i) The applicant firm should get the plan approval by M.M.D.A.
Within one week from the receipt of the exemption order
(ii) They should commence the work within 90 days after the plans are approved by the M.M.D.A.
(iii). They should complete the entire project within 9 months.
(b) The Land exempted should not be transferred by way of sale, Gift Mortgage Lease or otherwise .
(c) The applicant firm may raise a Loan from any Banking or other financial institutions by mortgaging without possession the Land exempted.
(d) The land which the applicant firm is entitled to hold as per the provisions of the TamilNadu (Ceiling and Regulation) Act,1978 should not be sold. In the event of the applicant firm being subject to Financial or other Strains and the sale of such strains the firm should surrender the exempted land in lieu of the compensation before selling such land.
(e) The applicant firm should intimate to the government through the special Commissioner and Commissioner of LandReforms,Madras-5 the progress of works once in six months without fail.
(f) In case ,if it is discovered at a latter date that the present exemption granted by the Government either on mistake of facts and due to suppression of some facts, the exemption granted shall be withdrawn forthwith.
(g) In case, the Applicant firm violates any of the above conditions, the Government will withdraw the exemption in exercise of the powers conferred under sub-section (2) of section 21 of the said Act, and no compensation shall be payable to the applicant firm in respect of any building or structure constructed or erected or other improvement effected on such land.
9. If, on the date of issue of this order the applicant firm is not holding the entire extent of urban land referred to in paragraph 6above or the purpose for which the exemption was originally sought for by the applicant firm ceased to exist, it will be construed as violation of the conditions of grant of exemption and as such, liable for cancellation or under condition (g) referred to this paragraph above.
10. The Government also direct that the order issued in the reference second read above ,allotting the said lands to the Special Training Institute ( Backward Classes) Madras be cancelled.
11. The special Commissioner and Commissioner of Land Reform is also requested to watch progress of the works and send a verification report on the progress report submitted by the guarantee, to Government once in six months positively.
( BY ORDER OF THE GOVERNOR)
S.MEIKANDADEVAN
SECRETARY TO GOVERNMENT
To
1.Thiru B.V.Padmanabha Acharya, Partner,
M/s.Vittal Combines,
No.114,Gangatheeswarar Koil, Purasawakkam, Madras-84
2.The Principal commissioner and Commissioner of Land Reforms, Chepauk, Madras -5.
3.The Director of Urban Land Ceiling and Urban Tax, Madras .5
4. The Director of Industries and Commerce, Madras -5.
5. The Director of Backward Classes and Minorities Welfare,Chepauk,Madras-5.
The Competent authority Concern through The Director of Urban Land Ceiling Madras -5.
6. The Member-Secretary ,M.M.D.A, Thalamuthu Natarajan Maligai,Egmore,Madras-5.
Copy to:-
The Industries Department,Madras-9
The Housing & Urban Development department,Madras-9.
The Most Backward Classes (MW) Department,Madras-9.
Revenue (T Section ) Department.
SF/SC
// Forwarded by Order//
Signed by A.Geetha
1/2/96
SECTION OFFICER
Further to the records above the counsel represented the Sivagiri trust ahas sent a notice to CMDA . referring the Madras Court of Wards Act 1902 and the Imaprtible Estate Act 1904.
I believe according to the Act the Collectors are the legal guardian for the beneficiary ward and the collector has leased the properties to the studios in madras on condition that they should not use these leased properties for other than studio purposes. If any housing flats are any other project promoted in the leased lands by the studio persons is illegal and the Government can these properties t any time being a leased property.
My friend is worried about the title of the property he has purchased if you have any other information please let me know.
My friend says that the sivagiri trust properties are under the Court of Wards are true and genuine but i am not able to understand what is Court of Wards . If the properties come under the court of wards managed by the collector then my feels that the purchased made by him will be in problems.
If the petition is already dismised in the High Court then the petitioner has the right to appeal .
Hi Priya,
Here is the High Court order in Application number 6113 of 2007 dated 21/9/2007 given by Justice Prabha Sridevan in which the petitioner N.Jannathan of Sivagiriyar trust under the Court of Wards in which the 1st respondnets is the Special Commissioner of Land Administration and the second respondent is the Secretary Revenue Department representing Collectors of Tamilnadu .
The Order of the Hon’Ble Judge states that the properties listed in this report are scattered all over Tamilnadu in fact all over India and therefore it may not be possible of rthe Collector to verify that initially details related to the property at Chennai may be gathered .
Further in the property list Shyamala Studios has been listed as item No.1.& 2 which has been gifted to CEEBROS to promote the property .It appears as per the Court Order it is a leased property granted to promote Studios by the Collector under section 35 of the Madras Court of Wards Act 1902.
According to Law a leased property cannot be sold or gifted .Shyamala Studios promoting in the leased land through Ceebros by way of gift is question of law? As per the rule of law a promotion and construction appears to be illegal it has to be decided by the Court in due course.
AS A LAY MAN IN LAW I AM EAGER TO GET INFORMATIONS FROM THE RIGHT TO INFORMATION ACT ABOUT THE RULES OF THE LEASED LANDS AND THE RIGHTS OF THE LESSEES
1. WHETHER THE LESSEE CAN PARTITION THE LEASED LAND BETWEEN THE FAMILY MEMBERS AND CLAIM OWNRSHIP BECAUSE OF IN POSSESSION OF MORE THAN 25 YEARS.
2. WHETHER THE LESSEE HAS ANY RIGHT TO DISPOSE THE LEASED PROPERTY TO ANY THIRD PARTIES .
3. WHETHER THE LESSEE HAS THE RIGHT TO GIFT THE LEASED LAND AFTER EXPIRY OF THE LEASED PERIOD TO ANY THIRD PARTY.
IF CEEBROS HAS TAKEN THE LAND AS A GIFT FORM THE LESSEE OR SUB LESSEES CAN PROMOTE THE GIFTED LEASED LAND TO INNOCENT THIRD PARTIES IS VALID IN LAW.
4. HOW THE CMDA HAS GIVEN PERMISSION FOR THE LEASED GIFTED LAND ?
THESE ARE THE ISSUES IN THE MINDS OF THE PURCHASERS OFTHE FLATS FROM CEEBROS UNDER THE LEASED LAND GIFTED BY THE SHYAMALA STUDIOS.
AS A PURCHASER MY FRIENDS AND RELATIVES ARE WORRIED PL GIVE ANY OTHER INFORMATION IF YOU ARE HOLDING
MAHARAJAN
Hi Maharajan,
I am concerned too after reading your info thoroughly and not sure what exactly Ceebros would do, in case of any such eventuality. The apartments are about to be completed and expected to be handed over by October 1st week, after which if the Sivagiri Trust proceeds with appeal, what would be the fate of owners like your friend and me.
Well, one thing we all can bank on is that, Ceebros, having been in business for the last almost 3 decades, would handle this issue in an amicable way, as their reputation will be totally ruined too.
As I live away from India, I have no answers for any of the above questions right now and during my next India visit, I plan to get to the bottom of this issue for my own peace of mind and at which time, I would be gladly share all the info I get.
Thanx for your detailed info once again,
GPriya
Looks scary…
Pls see the url ..
http://www.rishabhdara.com/sc/view.php?case=77236
As i understand since the physical posession was not taken , therfore due to change in land act , the petitioner owns the said property.
This GO mentions about a property bearing Survey No 116 in saligrammam village, whereas the CSG property is Survey No 112 and some more (not 116). Would appreciate if Mr Maharajan or his friend can verify the same. May be i’m wrong. Also nowhere the name of M/s Vittal Combines crops up in the encumbrance certificates since 1950.
Also, if your friend has perused the documents, he would have noticed that there is no gift of property to Ceebros (I do not see such a document). All i see is a gift from Shyamala to CMDA (for some 11 grounds of land). Please correct me if I’m wrong.
Answering the queries of Ms Priya, I’m told (by my dad) that there are atleast 2-3 buyers have occupied the apartments and hence i’m inclined to believe that things are progressing as per schedule and there were around 10-15 house warming ceremonies on Sep 11.
Hi vijay,
i have referred the matter legally with reference to two Central Acts namely The Madras Court of Wards Act 1902 and the The Impartible estates Act 1904.. According to section 35 of the Court of Wards Act once the Impartible Estate property has been leased by the Collector its amounts to lease always and further once the lease period completed it reverts back to the Collector or the Government or the Ward and no person can claim with property by vertue of possession or adverse possession does not confirm TITLE to the owner of the property its amount to illegal holding . If any transfer maid in the illegal holding in any form amounts to fraudulent transaction in the Shyamala Studios case the properties has been leased under section 35 of the Court of wards Act 1902 and if any transfer is made by way of GIFT or any adverse possession the holder does not derive TITLE it continues to be lease only.God alone to save the purchasers . The same may be set aside at any time.
maharajan
Hi Vijay,
Thanx for your info. Would you please confirm thro your father if the current occupants have all the utilities connected to use like gas, water, electricity etc., bcos without which one cannot move in and live comfortably. Your response clarifying this would very much be helpful to make my travel plans for October. I plan to visit India in October 1st week and taking the possession of my apartment, as my family already completed the housewarming in August.
Mr. Maharajan’s comments cause great concern to all Ceebros Shyamala garden owners and I am really at a loss to understand if Ceebros would risk their reputation by doing such huge project, if legality of such a project is questionable.
Anyway, if more CSG owners come forward and discuss this issue in various angles, it would clarify many issues.
Also, Vijay’s comments on survey number is verified and there is no mention of survey 116 anywhere in the document. So, I won’t be too quick on loosing my sleep yet. Whatever is going to be the fate of 344 CSG owners would impact me as well. It is fairly a large crowd to handle any adversities, if needed.
Thanx,
GPriya.
Hi Maharajan,
There are two issues. One issue rests. You agree that there is no issue with ULCRA ’78.
Priya: I’m not sure if a blog is the right platform to discuss a matter which is subjudice. Why don’t you drop a mail to csg_owners@yahoogroups.com. I have not seen a mail from you on the groups.
Thanks
Hi Maharajan,
If you have access to the OP, would you mind sharing the list of properties.
Thanks
Hi vijay,
I dont know anything legally, but one thing i know .to my knowledge I understand ULCRA’78 is not applicable once the property is leased by the Government and further the studio lands are leased they cannot promote or alienate the property according to the rule and law lease is always a lease i,lessee cannot claimt ownership that is what my friends are saying. any friend said he is going to reffer the matter to the commissioner of land administration and revenue secretary and even u can refer the matter to them.. if u get any information pl let me know.
Hi Maharajan, i m new to this site. I wanna know more details regarding this issue. I wanna talk to u . plz clarify my answers
Hi Prince, i hv not got the details yet from the concerened persons. i am going to get the information by using Right to Information Act Once i get i will ley u know, rest all the details i had given already.
Maharajan
There are no further discussions for a month
How is the issue?
Looks like the issue is not resolved as yet. Last week when i spoke to Mr. Seshadri (the sales guy at Ceebros) indicated that, the issue will be resolved soon and when the case comes to court for further hearing, Ceebros even plans to penalize the trouble makers (Siva giri Trust or its reps) through the court of law. God only knows how far its true and how long does it take to get the OP cancelled to bring some peace of mind to the owners of Shyamala Gardens. Please guys keep it posted in case of any further development. It would certainly make CSG owners feel happy.
When I called them last week, I was told that the people who raised the issue are behind bars.
I asked them about water, electricity and gas connection. They told that they had appealed to corporation to reduce the property tax and in two months time, we will know the property tax also
Hello ,
I just came across this webpage. Please add me to the yahoo group. I am also an owner in Ceebros Shymala Gardens. I was not aware of the legal issues as discussed above. I hope everything is ok. We took possession of our flats in Nov. and water and electricity seems ok. I heard gas link will come in a couple of months.
Saraswathi
Hi, Is there any flat that is available for monthly rental at ceebros shyamala gardens? if yes, what is the rental expected? pls let me know
Email me at dharmas@yahoo.com
There are flats available for rent.
Others, did you get your gas connection
Also did you hear anything on Chennai corporation evaluation of the property for property tax?
Hi Rahul,
There are plenty of 2 and 3 bedroom flats available for rent in Ceebros Shyamala Gardens. Go there directly and meet with the manager Mr. Balasubramaniam and also you can check in various sites like 99 acres, magic bricks, india propert.com etc.,
Hi Dharmas,
The gas connection is not available yet, as the occupancy has not reached 50% , i believe. That is the minimum occupancy they need to fill up the gas tank. Regarding the property tax evaluation, i was told, it is being negotioated and will ne known by the end of this or next month.
The only BIG question is about the court case which is still pending. So far Ceebros managament don’t care to inform the residents about its progress one way or the other. So please update here if you ever come to know anything about it.
Hi Gomathi,
Regarding availability of flats in CSG, there are over 60 units available as far as I heard and the going rate has noit reduced in any way. I paid Rs.5200 and in Dec 2008 I heard its Rs. 5500 per SQFT. Due to economic downturn and jobless issues, I don’t think any major builder has reduced the rates. You can check it out for yourself.
Saw a comment on Ramaniyam builders in one of the mails. I am one of the unfortunate so called owners of the Ramaniyam Gallery apartments in Thiruvanmiyur. The construction is over and some ownners are staying in their apartments also. But so so far no CMDA Approval. The tenants are paying for the electricity at commercial rates. In fact Ramaniyam has removed all referenes to Gallery project from their web site.