|
|
|
|
| REAL ESTATE |
|
|
|
area watch: zirakpur
Good tidings for homebuyers
real terms: understanding ‘no emi till possession’ scheme
Launch pad
realty bites
Real estate luxury show
Ground Realty
at home with fENG SHUi
tax tips
loan zone
|
|
|
|
area watch: zirakpur Zirakpur which till some time back was a hub for C&F agents of big conglomerates has turned into a “commercial capital” of the tricity region. You name a brand and it is there. Even the brands which are not there in
Chandigarh, have registered their presence in Zirakpur. You have Big Bazaar operating with a Cineplex; Wal-Mart is there and then you have the new incumbent in the name of Metro Cash and Carry. Even the hospitality front is bustling. Best Western Maryland is operational, Park Plaza would be thrown open to public in 2013, Marriot Fairfield is in the offing, with Hotels Aloft and Golden Tulip already operational.
How did this happen? What are the factors which has lead to this commercial boom in
Zirakpur? As GPS Waraich of BN Habitat remarks, “As we have moved on from Fiats and Ambassadors to Mercs and Audi's, so has Zirakpur leapfrogged from being a settlement of marriage palaces to a swanky commercial hub”. Factors that mattered “Locational advantage for Zirakpur has always been there. It is the entry point to Punjab,
Haryana, Himachal and Chandigarh. So having retail facility over here makes absolute business sense, since the footfall in terms of number of customers over here is pretty high”, says Bharat Mittal of Sushma
Buildtech, whose group is coming up with a commercial project — Sushma Infinnium — in the area. Apart from the locational advantage Zirakpur is the only place which can offer huge space which is key to operationalise brands like Wal-Mart and Metro. “Factors like the availability of land parcel required for business-to-business model and well-defined clients has also made Zirakpur a preferred location” , says a senior executive from Metro Cash and Carry.
Zirakpur also has a huge catchment area, and the commercial complexes set up here don’t cater to just the 2 lakh odd population here, but it caters to the entire population of
tricity. “With International airport coming up in the vicinity and PR-7 connecting road to Himachal and Haryana also on the cards, Zirakpur is all set to acquire a cosmopolitan outlook. Infrastructure is there. There are hospitals, schools and recreational facilities all in place. So with the setting up of office and retail spaces, Zirakpur is truly promoting the concept of live, work and play in the same surroundings”, said a member of senior management team of Shipra World, which is coming up with a 1,100-acre township in the vicinity. Another aspect which has helped Zirakpur in becoming a hot spot for commercial and retail settlements is that the land which is offered here is on a freehold basis, whereas in the other locations on the outskirts of tricity it is on a leasehold basis. “The store in Zirakpur is among the few properties built on land owned by the Metro, and this was the single biggest contributing factor for setting up our first retail store of the region here”, the executive from Metro maintained. Over the years Zirakpur has also become synonymous with affordable housing. So there is ample representation of the middle income group people here. “Zirakpur today has approximately 50,000 dwelling units. So massive retail space is required to fulfil their need and if the place to work ‘office-space’ is also close by then it is surely a double whammy”, observes Amit Puri of Axiom realtors. Pricing mix and amenities “The success of Paras Down Town is there before all of us. Their anchor store Big Bazaar, has an amazing footfall. The mall is having around 85 per cent occupancy. This is a sure sign that Zirakpur is a lucrative option for retail counters”, observes
Waraich. Since, Zirakpur is coming up as centre for office space and retail market; the developers are going an extra yard to lure premium clients by dishing out superb furnishings and extra amenities. “In my commercial complex we have laid a special emphasis on car parking. Since space is going to be scarce in times to come, we have a dedicated parking space for around 1500-1700 cars. A helipad is also proposed, but apart from it we are providing reception areas on every floor, rest rooms as well as documentation centers that would be maintained by us and are not included in the space bought by individuals”, says Mittal of Sushma
Buildtech. The existing rate of commercial property on Madhya Marg Chandigarh is around Rs 35,000 per sq. ft and the rentals is about Rs 120 to 150 per sq. ft. In sector 17 in Chandigarh the rent is about Rs 7 lakh for ground floor for any of the main showrooms, which comes to around Rs 700 per sq. ft. In comparison in Zirakpur commercial space is easily available for Rs 4,500 to 5,000 per sq. yd and rental on the main road is around Rs 60-85 per sq. yd. “So it makes sense to invest in Zirakpur where the return on investment is five times of that in
Chandigarh. See the difference in rental income is not huge, but you can buy the same commercial space at probably 1/5th the price of any property on the Madhya
Marg”, observers Gurpreet Brar, an investor from Patiala. Rajeev Jain, a prominent jeweller of
Chandigarh, says, “I would like to open one of my boutique counters in any of the upcoming retail centers in
Zirakpur. Since the humungous number of group housing colonies in the vicinity would ensure a decent footfall and the locational advantage can lure premium tourist customer for sure.” — Charandeep Singh
|
||
|
Good tidings for homebuyers
While Mumbai price index has seen a 2.4 per cent decrease in the month of December and a 7.8 per cent in the past quarter, there has been a depreciation of 3.6 per on annualised basis. The Delhi property index has registered a minor drop of 0.9 per cent on a monthly basis and 3.4 per cent on yearly basis. However, over the last three months, the Delhi Property Index has seen a drop of 9.4 per cent. Although, the overall drop is not significant, there is a ray of hope that the present trend in Mumbai and Delhi NCR might continue due to inventory overhang. This is a welcome change for the home buyers who have been burdened by high property prices and home loan interest rates. Observing the findings, Aditya
Verma, EVP & COO, Makaan.com says, “The real estate market in Mumbai and Delhi-NCR is undergoing a small correction in property prices. But it remains to be seen if this correction is sustainable. Overall any correction would prove to be healthy and should be welcomed. It will encourage fence sitters to enter the market.” At the national level, the property prices have remained stable largely. The National Property Index showed a drop of 0.3 per cent in December 2012. Property prices in
Bangalore, Chennai, Hyderabad, Kolkata and Pune registered an increase of 3.6, 2.6, 7.0, 1.7 and 2.2 per cent, respectively. The National Index saw a depreciation of 3.6 per cent on a quarterly basis. Over the last quarter — September 2012 to December 2012 — there are mostly upward swings in property prices across the cities other than Mumbai and Delhi. Bangalore (11.7 per cent), Hyderabad (8.9 per cent) and Pune (8.8 per cent) registered a rise where as
Ahmedabad, Kolkata and Chennai remained stable. As compared to the previous year i.e. December 2011, the MPI in December 2012 has remained in almost the same lines. Prices have been rising steadily, with minor highs and lows over the last year. Over the past one year, most cities have seen a mix of appreciation and depreciation in property prices.
Bangalore, Hyderabad, Ahmedabad and Pune registered a significant appreciation while Chennai and Kolkata property prices experienced depreciation.—
TNS
|
||
|
real terms: understanding ‘no emi till possession’ scheme
The realtors today offer various financing options to attract potential customers. One such scheme is the “NO EMI till possession” or the subvention scheme. But, what exactly is this all about and how does this benefit a buyer? Let’s take a look. About the scheme The scheme is a temporary arrangement between the builder/developer, lender
(bank/NBFC) and end user/investor. In other schemes the moment the lending institution disburses the first installment of a loan to the developer, the buyer needs to start servicing the interest component on the amount disbursed — the equated monthly installment (EMI). However, in the ‘no EMI till possession’ scheme, the developer effectively pays the EMI on the buyer’s behalf till he hands over the possession of the house to the buyer. So, technically speaking, the developer remains under pressure to deliver the house on time so that he doesn’t have to pay the EMI as well as pay penalty for delayed possession. How does it work The scheme is beneficial to all the parties involved — the lending institution, the developer and the homebuyer. For the bank
For the developer
For the consumer
In short, the ‘No EMI till Possession’ scheme makes sense to opt for even if one has to pay a little more for the house and service a loan at a little higher rate. However, one’s decision should be based on one’s needs and cash flow. — The writer is COO Punjab, TDI
|
||
|
Maple in Govindpuram
Real estate group KDP MGI recently launched KDP MGI Maple in
Govindpuram, Ghaziabad. The affordable luxury project is spread over an area of approximately 2 acres and will have 350 units in all. Land for the project has been allotted from the Ghaziabad Development Authority. This is the first CRISIL star rating approved project in
Govindpuram. The project will have 2 and 3 BHK apartments. A 2 BHK (950 sq ft) apartment is priced at Rs 30
lakh. Commenting on the area Manoj Goyal, CMD, KDP Buildwell Pvt. Ltd., said, “The area is well connected with Delhi and Noida via NH-24, which is witnessing a lot of real estate activity. Once the widening of NH 24 takes place the distance from Delhi will become be easier to cover. Apart from that, places like railway station, bus stop, shopping malls and food courts are located 4 to 5 km away from
Govindpuram.” Goan theme project at Alibaug RPS Infinia
|
||
|
realty bites Welcoming the report, Senior Vice President, DAMAC Properties, Niall McLoughlin said: “Even the steady and consistent growth to pricing we have seen in the past year in Dubai is truly impressive when placed alongside the international markets. While we still predict a more stable growth pattern through 2013, Dubai's property market is certainly again considered one of the best locations in world for real estate investment.” Supporting the sentiment of the report, real estate services firm Jones Lang LaSalle recently stated in the 2012 Middle East and North Africa Real Estate Investor Sentiment Survey the Dubai is now the favourite destination for in the region for overseas investors looking to boost their income. One of the key factors for international investors is the attraction of a tax-free system in Dubai for both the capital gains on any property sales and on rental yields. “"Many global investors are looking to spread the exposure of their portfolios and the Dubai property market is proving to be a key investment vehicle, not only for 'institutional investors’ but also for individuals who recognise the medium to long term gains available in a strengthen real estate market.” — TNS
|
||
|
Real estate luxury show
After fashion weeks and wedding exhibitions, India is now set to welcome a first-of-its-kind Real Estate Luxury Show
(RLS India 2013), which will serve as a platform for showcasing the properties of the country’s real estate giants. The two-day multi-city show, to be organised by Global Ventures Media in association with
Indicom, will start on March 9 at Mumbai’s Four Seasons Hotel. The show will also tour other luxury destination like New Delhi and
Bangalore.
“Analysts predict that the luxury residential market has a potential to grow at a Compound Annual Growth Rate
(CAGR) of around 28 per cent during 2011-2013. This show is a platform to share the affluence of our nation,” Tejas
Chhatriwala, director, Global Ventures Media, said in a statement. The show is strictly by invitation only and will have some of the leading real estate companies, luxury interior and products designers exhibiting their brands.
|
||
|
Ground Realty
The luxury of walk-in-closets (WICs) is being preferred by more and more of those having the luxury of space in their homes. These are an ideal way of keeping the bedrooms free of any storage space. Let’s have a look at a few aspects related to
WICs:
The size: A walk-in-closet has to be so spaced that the moment you walk into it, you feel that you are standing inside your wardrobe, having your belongings neatly presented around you to choose and use. Leaving the shelf space along the walls, a minimum of 4x4 ft circulation space should be available to you to turn around, pick up things from the lower shelves and to change or wear. The shelves should normally be 2 feet deep. Thus a WIC of 6x6 ft or more should prove ideal for use. The ceiling: These closets should preferably have shelves extending vertically up to the ceiling to allow for more storage space. Upper shelves, when available, become useful to hang off-season clothes, for heavy items and for purposes best suitable to the user. Care has to be taken that these are not neglected or used as dumps. WICs shouldn't have depressed ceilings. Ceiling level should be kept the same as in the bedroom. The POP: It is better to design the WICs before taking up the POP work in the house. This will help in knowing the free ceiling space available after extending the shelves up to the ceiling. Now the POP work can be designed on the free ceiling space available. The position of ceiling fan and lights can also be planned. The requirements: Before designing a WIC, the requirements of the user should be kept in mind. Whether the WIC is to be used by a male or female? How much space is wanted to hang clothes? How many shoes are to be stored? Spaces for handbags, bangles stand, drawers or internal pits for undergarments are to be planned for women. Spaces to hang the winter suits, a tie-rack, a belt rack or hanger, internal pit for undergarments and shoe rack are kept in mind for the men. The combination: The storage space has to be a combination of shelves, cabinets and drawers, all planned carefully, not arbitrarily. Looking around WIC, no feeling of things stored unsystematically should be there. The shelves and cabinets shouldn’t look overstuffed or in disorder. There should be no mess or clutter or heaps of clothes in the WIC. Though collapsible shelves are often recommended to reset your space, these are hardly removed and re-fixed by the users. So avoid them. The design: Depending upon individual’s requirements, a WIC should have multiple shelves to hang clothes as well as to keep folded clothes. Then there should be shelves for handbags, especially designed tall cabinet for shoes, drawers for undergarments, racks for ties and belts and drawers for other miscellaneous accessories like scarves, stoles, socks etc. The material: The shelves and storage in WICs should be created in wood by using hard wood or ply boards covered with mica or polished teak plywood. Visible edges of shelves and outer frames should be polished. Shutters of closed cabinets should be in light weight, good quality block boards or wood frames covered with plywood and mica. A fiber should be fixed to the back of the cabinets to avoid entry of moisture from the walls abutting them. The floor: WICs should preferably have wooden flooring. Such flooring will go well with the wooden shelves and cabinets. Otherwise, tiled floor should be carpeted to create that cozy and comfortable feeling. Hooks: Often, we find it convenient to hang clothes on the hooks while changing after the day’s work. To accommodate such clothes, have a long strip of hooks at a convenient location. Lighting: Plan the lighting of WICs carefully. Enough light should be available to view all the storage on the shelves. Tubelights should be positioned to well illuminate all corners of the WIC. If required, such automatic lights can be provided in the closed cabinets which switch on whenever the shutters are opened. This column is published fortnightly
|
||
|
decor trends
With so many different
colours, materials and designs available, it can be a tough job to choose the best carpet for your home. Some materials may require frequent cleaning that simply won’t fit into your busy schedule, others come with a high price tag and some may even have an effect on your health. The wrong carpet may wear out quickly, fade or show stains that stubbornly resist your best cleaning efforts. Keep in mind
The right spread When placing the carpet on the floor it is best if you place it with the direction of the pile away from the light source/window. The colours will look better this way. There is often a great difference in the colours of a carpet if you place it in the opposite direction. Try it yourself if you have a handmade carpet at home! — The writer is an interior decorator with NAVYA How to use your rugs and carpets
|
||
|
at home with fENG SHUi According to ancient texts on the subject, however, the Chi created by water can either bring great wealth or can cause all the wealth of the family to drain away. Thus, while water has the potential to attract great wealth, if not correctly oriented it can also take it away. According to Feng shui principles there are different ways of building water features and designing water flow in and around the home to attract wealth. As not everyone can afford the luxury of having a house near a natural water element city dwellers have to create water bodies that are near enough, deep enough and ‘yang’ enough to stimulate the prosperity-bringing properties of natural water bodies. The good news about water is that there are probably four or five spots around your home where its presence would either enhance prosperity for you or subdue the afflictive luck (poison arrow) coming from harmful structures in the surrounding environment. WATER FEATURES OUTSIDE Three examples of artificially created water structures — waterfalls, fountain and fish pond — not only have the potential to improve your wealth but they also add beauty to a well-planned garden. A fishpond is considered to be one of the best ways of creating favorable and auspicious Sheng Chi. Keeping fish has a symbolic meaning because the fish is regarded as one of the symbols of wealth and success. The Chinese refer to fish when they speak of growth and expansion. If you plan to keep fish, do ensure that you have a proper filter system. While making a waterfall make sure that the water flows towards the house. Water flowing away from home is inauspicious. WATER FEATURES INSIDE Placing decorative water in the interior of dwelling places is very much a modern-day phenomenon. Water inside the house can be in the form of an aquarium, it can be a water feature that has a rotating crystal ball or it can be a simple wide-rimmed pot filled with water and auspicious water plants. Water bodies like fish pond or water features that fill up a hole dug into the earth are the most auspicious. But this is not something that can be done carelessly. It is the water inside the house which signifies that prosperity is already captured; it is already inside rather than outside. The water bodies inside the home must be incorporated into your plans while building the house. Remember that one must not dig inside the house after moving in. Digging a hole in a ground inside the house, especially if you or family is living, is a taboo. This disturbs the earth spirits of your home. — The writer is a Panchkula-based Feng Shui and art consultant and founder of Artizen's Water for wealth
ORIENTATION The use of water as an ornamental feature in the garden has long been important to the Chinese and is deemed to be a crucial part of Feng Shui, particularly for activating the potential for wealth and prosperity. The north and east are excellent directions for having water features. Water Feng Shui is extremely accurate if the ‘water formulas’ are applied carefully. One must use the water formulas to ascertain the most auspicious location of any water features in your garden.
|
||
|
tax tips The last instalment was deposited on December 14, 2009. In between some enhancement amount was also claimed by HUDA which was also deposited in time. The extension fee whatsoever due for non-completion of construction is also being deposited regularly. I have still got time to complete the construction as per the terms of allotment after depositing the requisite extension fee. I have already taken the paper possession of plot on March 12, 2009. The usual conveyance deed by HUDA has not yet been executed in my favour as I have not approached them because I am not interested in constructing a house for which the execution of conveyance deed is a pre-requisite. Now I intend to sell this plot in February/March, 2013. The conveyance deed will be got executed by HUDA in my favour at that time and thereafter I shall execute the sale deed in favour of the buyer. Will the capital gain earned by me be considered a long-term capital gain? A.In accordance with the provisions of Section 2(47) of the Income-tax Act 1961 (The Act) any transaction involving the possession of an immovable property to be taken or retained in part performs of a contract of the nature referred to in Section 53A of the Transfer of Property Act, 1882 shall deemed to be a transfer for the purpose of computing the amount of capital gain arising on the transfer of a capital asset. The period of three years, therefore, in your case, will have to be taken into account from the date on which the possession was taken by you i.e. March 12, 2009. In case the plot is sold in January 2013 or thereafter any profit arising on the sale shall be treated as a long-term capital gain. You will be entitled to claim the benefit under Section 54F and/or 54 EC of the Act.
Can I claim exemption for the capital gain on sale of house?
A.In my view, an exemption under Section 54 of the Act should be allowed to you. It can be contended that the agreement for construction of a residential house on your behalf was actually a ‘purchase transaction’ as no amount was paid at the time of entering into the agreement. This is on the basis of facts given in the query that the amount of capital gain was paid in December, 2011 i.e. after sale of residential house in November, 2011. The possession of house having been handed over within two years after the sale of the house, the compliance of provisions of Section 54 of the Act has been made, and therefore, exemption under the said Section is allowable. The provisions of Section 54(2) of the Act would be inapplicable here. The provisions of said sub-section regarding the deposit of the unutilised amount under capital gains scheme can only be applied to the amount of capital gain which is either not appropriated or utilised by the assessee for the purchase of the new house before the due date of filing the IT return. This provision stands complied by you.
Rules to claim exemption on rental income Q.A person purchased a built-up house in the financial year 2012-13 in a city where he is employed after taking a home loan from a bank. He has given the house on rent. Kindly guide:
A.Your queries are replied hereunder:
|
||
|
loan zone
A.My understanding is that the bank is charging you delayed payment charges for its own delay in depositing the post-dated cheques. If this indeed is the case then you should get immediate relief by first filing an official written complaint (of if the bank has a website on the grievance section of the bank’s website) and if no action is taken within two weeks then you should file a complaint with the banking ombudsman. You are bound to get relief in this matter. Q.Can I sell a residential property, even when the home loan is outstanding ? — ramesh bansal A.Yes, you can sell the property with the consent of the lender. This consent letter usually mentions the amount at which the home loan can be considered fully paid off. This amount is inclusive of pre-payment charges as applicable and calculated at a future date to give you enough time to find a buyer. Based on this letter, you can negotiate with potential buyers. If the buyer, wants to take a loan to purchase the property the process is much simpler if he approaches the same lender. Then the lender does not need to release the title papers to another lender before getting the payment. If the buyer wants to make an outright payment, he can make the payment out to the bank directly based on the consent letter. And the balance amount is paid out to you. The property papers will be released only after the bank has recovered the entire amount including the pre-payment charges.
|
Zirakpur which till some time back was a hub for C&F agents of big conglomerates has turned into a “commercial capital” of the tricity region. You name a brand and it is there. Even the brands which are not there in
Chandigarh, have registered their presence in Zirakpur. You have Big Bazaar operating with a Cineplex; Wal-Mart is there and then you have the new incumbent in the name of Metro Cash and Carry.
Homebuyers reeling under the burden of rising prices of homes can breathe easy as market trends have hinted at correction in the major residential markets in the country. According to market watchers, the prices of property in cities like Mumbai and Delhi are softening. According to the property index presented by property portal makaan.com the prices in these two cities are either stabilising or depreciating.
When you plan to buy a house, choosing the correct finance option is the most important aspect of the purchase. Always calculate thoroughly and then decide about the scheme that is best suited for you. The decision should be taken based on your needs, your income and your expenditures.
Mumbai based real estate marketing group Disha Direct has forayed into the realty sector with a premium Goan Theme Project Cidade Vida at
Alibaug. The new project will have the feel of a carnival with an architectural representation of carnival colours and celebration through exclusive elevations, facades and 231 lavish Portugal-style 1, 2, & 3 BHK apartments. Spread over an area of 4.5 acres, the first phase of the project will have 9 buildings of stilt plus 3 storeyed Goan township. It would also encompass boulevards, signage, town squares, sit-outs, flower pockets, lamp posts, markets, water's edge, bikes and bicycles and every smallest detail of infrastructure development to give the feel of
Goa. It will also have a luxurious club house, Bela Vida, having cottages and contemporary recreation facilities like indoor games, swimming pool and more. The launch price is Rs 3999 per sq ft onwards and a special offer for limited period is Rs 3651 sq ft. The apartments will cost Rs 19.9 lakh onwards.
NCR-based RPS Group recently launched its Green IT and Business Park project
'RPS Infinia' on Mathura Road. It is an integrated intelligent workspace and is spread across 7.5 acres of freehold land. The project offers over 10 lakh sq ft of workspace, creating a benchmark of exclusivity. The IT park will be developed in phases and the first phase is expected to get operational by the end of 2014. RPS Infinia would be completed by 2015 with an approximate investment of Rs 600
crore. A unique feature of the project is 'RPS Azure', a tower of 'Executive Business Suites'.
The resurgence in the Dubai property market over the past year has seen it being ranked as the strongest housing market in the world, by Global Property Guide. The recently released independent report shows Dubai’s residential property index jump 13.46 per cent during the year, compared to a 1.8 per cent decline in 2011. During the same period, the report shows that the UK fell 3.97 per cent, Singapore 2.88 per cent and Tokyo by 1.94 per cent.
Nothing compares to the soft, luxurious feel of a carpet under your feet. Carpeting provides a safe, comfortable spot for kids to play and even reduce the risk of injury during a fall. Carpets no doubt require a bit of extra maintenance as compared to vinyl or tiles, but there’s simply no substitute in terms of sound absorption, warmth and overall comfort.
Water feature in homes is an important part of Feng Shui guidelines. The harmonious flow of water in the vicinity of any home or building is traditionally regarded as an auspicious feature. According to Feng Shui masters, the presence of water always spells prosperity and brings opportunities for business growth. When oriented correctly, water in all its manifestations attracts good fortune to the home. This is because the flow of water is believed to mirror the flow of the invisible Chi current that swirls around the earth.
The front of the house which is termed as the facing palace in Feng Shui, is where the presence of a body of water is the most helpful in a house. Having yang water here would definitely enhance growth luck and increase one’s net worth. This is based on the Sheng chi energy located in the facing palace, and since Sheng chi is the wood element, water here helps the wood to grow and expand but the orientation should be precise. 
Water (Feng) and wind (Shui) are the two main components of Feng Shui. The flow of water on the earth was also linked with flow of invisible chi current in the atmosphere.
Q.I applied for a HUDA plot by depositing 10 per cent i.e. Rs 46,650 as earnest money on May 19, 2003. I was allotted the plot in the draw of lots held and subsequently I deposited 15 per cent i.e. Rs 81,638 as allotment money on January 7, 2004 after the receipt of allotment letter dated December 31, 2003. Thereafter, I deposited the 75 per cent balance amount in six equal yearly instalments regularly.
Q.I sold a residential house in November 2011 and have earned a capital gain thereon. I had entered into an agreement prior to the date of selling that house with a third party for constructing a house on my behalf and had paid the amount of capital gain to the third party towards the acquisition of the said house in December, 2011 itself (i.e. even before the due date of filing the return of income). The possession of the house was given to me in May, 2012. Can I claim exemption for the capital gain so earned? I have invested this capital gain in acquiring a house within the specified period? — bhimsain
Q.I have taken a home loan from a cooperative bank on reducing balance. I had given post-dated cheques to be paid by the seventh of every month to the bank. But these cheques are deposited as per the branch manager’s wish sometimes on the15th, 22nd, 27th or even 2nd of the next month. I had given in writing to the bank for the reversal of delay charges in depositing post-dated cheques but no reversal has been given to me. What can I do in this situation? 
