An article about " FENG SHUI MAIN DOORS "

FENG SHUI MAIN DOORS

Your main door is the most important feature of your house. It is like the mouth of your house, a threshold to your inner world. You definitely, would like to design it in such a way that if faces your best direction (based on your date of birth, whether you are on East or a West group person) so that every person enjoys the good luck that you enjoy.

The does and don'ts for a main door :

1. Main entrance should be bigger than the other doors.

2.  If the main door is in two parts, please use both of them.

3.  Let your main door open fully without any hindrance.

4. Let the main entrance be brightly lit to welcome positive energy. Have electrical connection properly fitted there.

5. Most important is that the main entrance should not directly face stair case, either going down or up. This applies to inner stair case also. When a stair case faces the front door directly, one can get hit by severe bad luck. If you must have, then get the last three steps turned away from main door.

6. See that no doors open facing a set of stairs going up and down, specially the main door.

7. Please donot design a toilet directly over a main entrance, or facing it, as you enter, if it does then all the good energy entering your house flushes away.

8. Let your main entrance not be at the dead end of any lane or road.

9. No roads should come straight to the main door. You can avoid buying flat at the end of a long corridor too.

10. Main door and the back door in a straight line must be avoided. This causes the energy flow out of the house immediately. This holds for a window also which is in a direct line to the main door.

Energy needs path to move around, we will deal in the next issue with:

"Pathway for good energy through your house".

An article about " FLAT PURCHASE - By Way Of Share Certificate Method "

FLAT PURCHASE-By Way Of Share Certificate Method

Co-operative Societies Acts of many states provide for formation of Housing Co- operative housing societies.

Karnataka Co-operative Societies Act also permit the formation of Co-operative housing societies. These societies acquire the land; construct the flats, which are allotted to its members. The society allots shares to its members. Such societies need to be registered with registrar of Co-operative societies.

Members are of different category, the member, associate member, and nominal member. Individuals, Partnership firm, registered company, registered society local authority, State government, central government, public trust, any other corporate body registered under the relevant act, may become member of the co-operative housing society, subject to the rules governing the admission.

A minor can also become a member of Housing Society through his guardian; Certain states have put restriction of membership of family trust, Hindu undivided family.

There are different types of Co-operative housing societies.

1. A society purchases the land or takes on lease divide into several plots and allots to its members. The members construct houses, on such allotted lands. In such cases, the land is owned by the societies and the houses on plots to members. Such societies are caller Tenant ownership type housing societies.

2. Societies acquire land by sale or on lease and construct the buildings; flats are allotted to the members. In such cases, both the land and building are owned by the societies. These are called tenant Co-Partnership Co- operative housing societies.

3. Societies are also formed by the persons who purchase the flats from the builders, under agreement as per flats ownership acts of the respective states. In this case also, both the land and building belong to the society after the execution of conveyance by the builder in favour of the society. Such societies are called flat owners Co-operative housing society.

Flat owners co-operative societies issues shares to its members by which the members gets the right to live, reside and enjoy the flat.

Flat owners Co-operative society societies are of more common. These societies are very popular in Maharastra, Gujarat, and West Bengal and not so common in Kamataka.

Flat owners Co-operative societies issues shares to its members by which the members gets to right to live, reside and enjoy the flat. It is to be remembered that the rights and interest of the member in the flat is limited only to reside and enjoy. Member can transfer only such right. He is not the absolute owner of the flat.

Onsale of the flat, society transfers the shares to the names of the purchaser, on purchaser complying with the formalities. After the purchaser is admitted, the purchaser becomes a member of the society and acquires right to reside and enjoy, the flat.

4. In case of death of a member the society transfers the shares to the name of the nominee;

In the absence of any nomination, the society may transfer the shares to anyone of legal heirs on consent given by other legal heirs. In case of any dispute, the legal heirs may have to obtain letter of administration from a competent court.

The flats are to be required to be occupied by the owners. In case the flats are let out, the members have to pay non- occupancy charges to the society.

In case of transfer of share to the others, the member has to give a notice to the society along with the consent of the proposed purchaser. The member may also obtain no-objective certificate from the society for transfer of share. The managing committee on considering the notice of transfer will call for the following documents:

Application of the transfer of shares along with share certificate.

Membership application for the purpose of transfer Resignation letter from the original member.

Prescribed transfer fee, membership fee, price of the shares premium amount, copy of the stamp duty paid agreement, declaration by both transferor/transferee under urban land (ceiling and regulation) act 1976, if applicable; various reasons for transfer declaration to use the flat for the purpose which it is brought, under taking to discharge all liabilities to the society, no objection letter from the financing agency, if the seller has availed loan, No objection letter from the district collector, if the land is allotted to the society by the government, No objection letters from any other statutory agency, which ha given land to the society. On receipt of all these requirements, the application of transfer will be placed before managing committee. However, only general body has powers to admit a new member,

The affairs of the Housing Society are managed by a managing committee, elected by the member from out of the members.

Generally, the builders/owners sell the flats to the purchasers, but will not convey the land to the societies formed by the purchasers. In such cases the title of the purchasers is not perfect, since the land stands in the name of the builder owners.

In such cases the owner will be entitled to further FSI if permitted. Many states provide in their statutes that the builder/owner should take steps for registration the Housing Co-Operative society and thereafter transfer the land to the society within a time fram. As per the sections 10, II of the Kamataka Flats Ownership act 1972 and Kamataka Flat Ownership rules 1975, Rule No.lO, 11, the promoter builder shall submit an application for registration of the society within four months from the date of which minimum number of persons require to form a society have taken flats - Thereafter the promoter shall convey the land to the society within four months from the date of registration of society.

5. Another interesting aspect is the charge created on individual flats/apartments by the members. The right of the member is limited, to reside and enjoy the flat, but they do not have any ownership right. So the members can mortgage their right to reside, hence such flats cannot be alienated, since the ownership rests with the Housing Co-Operative Society. In case of sale, only the right to reside in the flat is transferred to the purchaser, he will not acquire absolute ownership. So is the case, where the flats are mortgaged to the financial institutions by members. No objection certificate from the Co- Operative society is essential to mortgage the flat.

Generally, the builders/owners sell the flats to the purchasers, but will not convey the land, in such cases the title is not perfect.

In case of the transfer of flats by transfer of shares, the Co-Operative societies will not register the flats in individual names, and the entire property stands in the name of the Co-Operative. Societies; the property is also assessed for tax as a single entry.

Karnataka government is of the view, that individual flats should be registered in individual names by regular conveyance deed duly registered and tax assessment should be done flat wise. Tracing the title of the flat requires verification of the society records, its byelaws and share certificates Conveyance:    Essential for Co-operatives societies The purchasers must not neglect to acquire the title of the property or flat he/she purchasers on a purchase of the flat by acquiring share certificate, the purchaser gets only the right to occupy which is not title to the property. It is observed that he builders themselves do not acquire ownership of land from the landowners. They enter into development agreement and GPA with the landowners to develop and sell the flats, which is not a good practice. But some builders acquire ownership from the landowners them start construction which is in a way easier to convey title to the purchaser i.e. from the builders to the purchaser.

Housing societies to witness freedom

The Mumbai scenario of purchasing and acquiring the flat by share certificate is slightly different. Nearly 60,000 flat owners are having only share certificates. Maharastra Govt. has made certain provisions easy for them.

By approving the self-reliant legislation by the cabinet, co-operative societies have been made self reliant, so that there is no dual control on them. Self-reliant legislature is on the pattern of 'Atma-Nirbhar' legislation successfully implemented by Madhya Pradesh. Under the new legislation the co-operative society can opt to be administered or continue under the existing act. If they opt the self-reliant or 'Atrna-Nirbhar' law, responsibility of the co-operative department will be only to register such societies, while the rest of the affairs will be managed by the society. 'Atma-Nirbhar' law provides for setting up machinery for redressal of grievances. The societies or its members need not approach the co-operative department.

An article about " FROM GANDHIJI TO GOLLYWOOD "

FROM GANDHIJI TO GOLLYWOOD

That day's Gandhi nagar is like iron filings to magnet, which is Bollywood. If Bollywood catches cold, Gollywood sneezes. The ups and downs of Bollywood have a direct impact on the fate of Gollywood. Though Gandhi nagar handles films of all languages, the main business is from the Hindi films.

The fate of many distributors hinges on the success of Hindi films. Many have lost heavily and some have made crores, but of late, due to a very low percentage of success of films, (which is hardly around 8%) people running the distribution business are rather unhappy. But, right now our concern is to go back to the fifties and find out as to how this great Gandhi nagar then was.

This place was named as 'Gandhi nagar' as majority of the people who lived here belonged to the birth State of that Mahathma which is Gujarat. It seems we Indians have taken our good old Gandhiji for granted. Perhaps there may be a few thousand Gandhinagars, Gandhi Squares and Gandhi Roads in our country. But right now we are discussing the Gandhinagar of Bangalore.

When Gujrathis migrated to this place in the forties and fifties, few among them might have been the followers of that great man, few others might have just liked him, some would have tried to follow his ideals and live like him. A few may even not know who that great man was, but still this area was named as Gandhinagar.

But in the early fifties ninety percent of the people here were Gujrathis. But over a period, the roaring business they had, perhaps made most of them to forget Gandhiji. Later, over a period, lot of infiltration by other people made this place cosmopolitan in nature like any other part of this city.

But that special air of difference was apparent right from the beginning, which made people call it as 'Gujrathi Colony'. Later it was called as 'Filmnagar', as even during those days there were over hundred film distribution offices out of which almost ninety percent of them were owned by the Gujrathis. In the early sixties, it was called as 'Mini Bombay' due to some tall buildings coming up and due to the life style of Gujarathis and Sindhis.

A few Sindhi friends entered this area, may be as they felt more 'at home' with Gujrathis than any other community in Bangalore. At that time Bangalore had not heard of 'Apartment' culture at all. But buildings of about four, five and six floors started coming up and we could see washed clothes hung on in the balconies for drying up and occasional missiles like toffee covers etc., thrown by the residents at different floors falling on passers by.

But one thing I liked about these Gujarathis is their friendly nature and adaptability. Most of the women wore snow white spotless sarees, which added dignity to them.

The majority of men too wore white clothes and particularly the elderly men wore dhoti kurtha and signified their origin with a white Gandhi cap. Of course, on the contrary, teenagers were on the forefront of the changing fashions. I also appreciated their cultural and religious leanings. I particularly like their Jain temple on the fourth main road. Later another small Jain temple was converted and renovated into a very big temple at the first main road. It abounds in peace and tranquility.

The entire area blooms with lights, colour and crackers during the Dusserah festivals. During the entire ten days of that period, you could see all the women clad in colourful dresses corning out for shopping and meeting the members of other families. In the evenings, groups of men and women join at an appointed place for playing Dandiya, dancing and singing songs which sometimes went on beyond midnight. Indeed, you could feel a 'mini Mumbai' in full glow. Apart from this, there came up a Sri Rama Temple near second cross. Then came up a Maratha Mandir, which indicated that even Maharastrians were attracted to this area. But one thing I did not like in the Gujarathis is their pan-chewing habit, from teenagers to old people, all cherished chewing pans and their first pan was after breakfast and the last (perhaps the tenth pan) was after dinner.

It was a very peaceful Colony for a very long time but had to fall prey for modernism due to its central location and nearness to the prime business area 'Majestic'. Even in early sixties, the evenings were very calm. Many dare not walk on the first main road after dark, which was isolated due to the fact that a big wall of the Central Jail ran along the road on one side.

But it was the best road for a peaceful walk in the mornings as there were plenty of trees along the road which had very few houses and absolutely no business activity except for one of the oldest nursing homes called 'Bangalore Nursing Home' situated at the end of the road leading to Seshadri road and Maharani's college area. Even the Seshadri Road, which commences from Anand Rao Circle and ends at K.R.Circle, was one of the best roads of Bangalore with very big old trees on either side covering the entire stretch of the road till the entrance of Cubbon Park. It was pleasure to walk on this road at any time of the day for, Sun rays hardly pierced through the branches of trees.

Added to this was the outer wall of Bangalore Race Course which helped in maintaining the proverbial 'lung space' and fortunately it is prevalent even now. As the Maharani's college had more greenery than concrete structures, it was a great visual treat of nature's beauty. Added to this of course, was the scene of the cute girls of the college walking on this road clad in different coloured dresses which was a contrast to the green surroundings and was welcome to the eyes however distracting it was. On the other side were a few hostels for boys of different castes such as the Hebbar Sri.Vaishnav Sabha, Jayadeva, Babburkamme and the Vysya's. Next a sprawling bungalow of the Khoday family and a few houses of some Sindhi businessmen. The rest was the area of the Central Jail, which too had lot of greenery. The busiest road was the fifth main road and all the other roads and the six crosses were comparatively calm. Imagine one night around 10 pm, while walking on this road I could clearly hear a song of Kishore Kumar (Dukhiman Mere of film 'Funtoosh') in the programme of Sugam Sangeeth' of Radio Ceylon, which was played at the fourth floor of a house.

At the sixth cross, there was an open site on which cricket matches were played and sometimes even Mr. YB. Patel the former all rounder and captain of Karnataka team too participated in some matches. Even the great Brijesh Patel (who played for India and who is the present Secretary of the K.S.C.A. and the B.C.C.I) was part of the team, there and he was the youngest kid trying to learn the nuances of the game. At the beginning of the fifth main road was a High School and in front of that, across the road, was a triangle shaped ground at which schoolboys played games. There was absolutely no problem for those boys to cross the road from the school. Now that ground has become a congested parking lot and the cricket ground disappeared long ago.

Compared to those days, the traffic movement now is very heavy for almost twenty hours in a day. Even after making this road a 'One Way' road, crossing it is a risky proposition unless you are helped by a traffic cop. Compare the movement of 'one vehicle a minute' during those days to 'sixty vehicles a minute' these days and you don't feel like entering this area. Though there were no theatres screening films in the area, the 'Gubbi Veerana Hall' was very popular in the city. Lot of Kannada plays were staged and it was always full with people who came from all parts of the city.

One of the best lawyers of Karnataka, Mr. Venkataranga Iyengar stayed on this road. He was affectionately called 'writ Iyengar' as he specialized in writ petitions and won almost all his cases. He was very helpful to the poorer class and the student community. His neighbour was none other than the big businessman and film distributor Mr. Narayan Rao Mandre of Mandre Pictures. At a little distance was the house of the famous 'Chellarams', the family who started the R'C. College of Commerce at the Palace Road. Near that house was the house of one Mr. Govinda Reddy who had the dubious distinction of being convicted as one of the three who murdered six persons of an entire family. That was the family of another great advocate called as 'Belur Srinivasa Iyengar'. His bungalow known as Rangavilas was in about a two-acre plot at the fifth main road. Due to some alleged land disputes, Mr. Iyengar and other five members of his family were killed in the year 1956. That was the biggest and most sensational murder of those days in the city! Mr. Govinda Reddy with the help of one Mr. Krishna who was supplying milk to the family (during those days there was no Bangalore Dairy and milk was being supplied from the people living in the villages around Bangalore city.) along with his brother Muniswamy hatched a plan to eliminate the family. Only twin daughters of Mr. Iyengar who were sleeping on the first floor escaped from murderers. Even two giant alsatian dogs were killed by offering the poisoned milk by Krishna. They were friendly with him as he was a regular visitor to that house.

Who could have foreseen the game of fate and destiny? Ironically, Govinda Reddy was hanged along with Krishna and Muniswamy in the nearby Central Jail, which was hardly a km away from Mr. Reddy's house! Later Mr. Iyengar's bungalow was converted into a big hotel and was called 'Claridyes' which was the when 'Binaca Geethamala' was on between 08 pm to 09 pm, the place was full with people mainly due to Mr. Amin Sayani and the latest songs with ratings given for the top 16 songs of the week.

Over a period, 'Claridyes' incurred losses mainly due to the 'one- by-two coffee' culture of many of the students who primarily visited the place to listen to the radio than for anything else. In that place a gigantic multi storied structure was built which has housed the administrative offices Bank and another twenty odd commercial establishments have occupied the rest of the two-acre plot. That is the sad story of a place full of greenery, which was hit by a human tragedy and later was converted into a concrete jungle, which has added to the pollution tragedy.

The changes occurred in this area rather slowly but steadily and the first indication was that of the 'Taj Mahal Hotel' (not the 'Five Star' one) coming up in a multi storied building at the fifth main road again! The city area for the first time heard and learnt about the live bands and cabaret dances, which was already existent in the Cantonment area.

Then came a modern super commercial building in theform of 'Gupta Market', which housed not only the big Gupta Restaurant but another twenty odd commercial establishment too. A vacant place where many citizens relaxed during evenings watching stream of people at K.G.Road was converted into a concrete jungle. Next to that came up another hotel called 'Hindustan' and now there is not even an inch of space on that great road.

Whenever we visit that area, we get some nostalgic memories of lot of vacant places and the children gigantic Raj Kumar, a tough Dilip Kumar, or a handsome Dev Anand, and many more. With the advent of computer graphics and improvement in technology, all those old artists lost their jobs.

Even that famous 'Napoli Hotel' where people relaxed with snacks, coffee and the 'Juke Box' changed to Whisky and Cabaret dances, driving people like us away. Next to it emerged the notorious Burma Bazaar on the lines of Chor Bazaar of Mumbai, and Moore Market of Chennai. Here you will get everything! Yes everything good, bad and the ugly,just you name it and you will get it. A Good news is that of a big park in the middle of Gandhinagar which is left untouched till now as a lung space even if it is polluted oxygen. During those days, two more hostels like the Kurubara Sangha at the first main road with a beautiful stone structure and a three storied concrete structure housing the Andhra Devanga Sangam was very popular. This indicated the concern of people who built over half a dozen hostels in this area for the students of different communities for the students to reach different colleges near this area with least inconvenience and minimum expense.

One more hostel of the Central  College was little away on the Palace road was supposed to be hostel for the rich and the affluent.

The best attraction however was the Central College ground. It was extremely popular because of the staging of international cricket matches and playing of Ranji Trophy and Duleep Trophy matches. At that time as there was no ground for the State cricket association and this was the prime ground for all the matches of national importance. A visit here will bring back the memories of glorious days of the bowling of Gilchrist, antics of Neil Harvey, bold play of Krishnaswamy against the Westindies, dogged display of the late Ken Barrington and many more.

Unlike now, it was a pleasure to watch the cricket matches live by just paying a few rupees. But many people always managed to watch without paying by managing to sit on the roof of the Central college hostel or the Vittal Vihar restaurant. More than a thousand people watched the matches free of cost by managing to get on the rooftop of many buildings surroundings this ground.

But with all these, the real beauty of Gandhinagar layin the attraction of the film industry. The distributors were the lucky ones in this aspect to see our favourite film stars in flesh and blood. I still remember the thrill of watching Waheeda Rehman and Rehman when they visited Hema Film exchange on the eve of the release of 'Sahib Bibi aur Gulam'.

Raj Kapoor was a disillusioned man here with the total failure of his film 'Jagte Raho' that wound up at Sagar theatre in flat six days! Later, it won the award as the 'best picture' at the Russian Karolvo Vary! What a pity about the taste of our film fans? Perhaps the luckiest film distribution company was the 'Ever shine film Distributors' who really thrived with huge hits like Madumathi, Anari, Navrang, and Sadhna to mention a few.

Now, the place looks like a busy Fort or Bandra Area of Mumbai. It has become totally impersonal and no one has time to recognize even known people. Criminal activities have increased; Video piracy, pornographic films and smuggled goods are openly sold here. Just visit Burma Bazaar and you can see for yourself. I would not like to dwell about the present places and buildings as you have all visited this place at some time or the other. But when you visit this place, please remember the old Gandhinagar' beauty, calm, peace and serenity. Finally, when you look at the Syndicate Bank building, please pray for the departed souls of the Iyengar family. And if you move little away towards the KapaJi theatre, please pray for the souls of a dozens of workers who died while constructing the building of 'Gangaram'.

I really don't know what Gandhiji is thinking about this place sitting up there in the heaven.

An article about " Holding of Property by Company "

Holding of Property by Company

Company is an artificial person created under the Companies Act 1956 with perpetual succession and common seal. It is a legal person different from its members / shareholders. It possesses all the powers to enter into valid contracts, sell, purchase, hold, lease and mortgage the immovable property. It has a legal entity.

There are two important types of companies. They are private limited company and public limited company. Any two persons can form a private company and its membership / share holders are limited to 50. A minimum number of seven persons can form a public limited company.

Under the Companies Act, the registration of both private limited company and public limited company is compulsory. The certificate of incorporation is issued on registration. The registrar of Joint Stock Companies issues the certificate of commencement of business to the public limited companies. This is not applicable to private limited companies.

The Memorandum and Articles of Association is an important document of a company. The memorandum refers to the objectives and powers of the company and articles of association deals with the powers, duties, liabilities of the Board of Directors, share holders/members and rules and regulations governing the management of the company.

Common Seal : Companies are not physical persons who can sign. Common seal is the physical form of the company. The common seal is used as a physical impression made upon the documents executed by the companies. This is special seal engraved on steel block. This is to supplement the signature of the corporate officers and to authenticate company documents.

Authorization by a resolution of the Board of Directors of the company or by an authorized committee of the Board is necessary to affix the common seal. In case of some companies the articles of association deal with affixing of the common seal.

Immovable Property Transaction: The Transfer of Property Act mentions that a living person includes company. It is taken for granted that all outsiders are aware of the contents of the Memorandum and Articles of Association of a company. The Memo randum and Articles of Association deals with the objectives of the company. The powers and rules regarding governance of the company must be verified to ascertain that the transactions are as per the objectives and are within the powers of the company.

The Articles of Association specifically deal with powers of the directors regarding sale, purchase and mortgage of immovable property.

The company may also execute Power of Attorney under its common seal empowering any person to execute deeds on its behalf.

Director, Managing agent, Secretary, Treasurer, Manager or any authorized official may also authenticate the documents on behalf of the company, and it need not be under the common seal.

Any charge created by the company on its property needs to be registered with the Registrar of Companies within 30 days of such creation of charge by filing Form No.8. Charges not registered within the stipulated time are not taken into account against the liquidator of the company on liquidation, or against any creditor.

Such registered charge will serve as notice to all persons dealing with the property.

The Registrar of Companies maintains the Register of Charges and it is open to the public for inspection. This is different from the details maintained at sub-registrar office and mentioned in the Encumbrance Certificate. It is necessary to inspect the Register of Charges while transacting with the company Apart from the Register of Charges maintained by the registrar, the company is also bound to maintain a Register of Charges on its properties. This is open for inspection by the members of the company or creditors.

The Companies Act has restricted the powers of the Board of Directors on conveyancing in some cases. Section 293 of the Companies Act deals with these restrictions.

Consent of the general body of the company is mandatory to sell, lease or otherwise dispose of the whole or substantially the whole undertaking of the company. Like wise the consent of the general body of the company is necessary to borrow in excess of the aggregate of the paid up capital and free reserves. The Board of Directors cannot authorize this type of transaction without the prior consent of the general body. The only exception is temporary loans taken by the company from its bankers in the ordinary course of business.

So, while transacting with the company it is necessary to ascertain that the property is not whole or substantially whole part of the undertaking of the company and if the transactions involve whole or substantially whole part of the undertaking, the consent of the general body is obtained. However, where the ordinary business of the company is selling / leasing this restriction will not apply.

Similar caution needs to be exercised when the company borrows on mortgage of its properties in excess of its paid up capital and free reserves. If the company is in liquidation, only the liquidator, with the sanction of the court, can sell its property in the name of the company.

The Board of Directors by a resolution in the board meeting has to authorize the sale, lease, mortgage or otherwise disposal of the property / purchase of the property. The resolution by the Board of Directors is necessary even in cases where general body has consented.

Unless the Memorandum and Articles of Association empowers the Board of Directors to sell / purchase/ otherwise deal with immovable properties, any resolution passed by the Board of Directors in this regard will not be binding on the company. At times, it so happens that some of the directors have interest in some transactions. Such interested directors are not allowed to participate in the discussions and vote. Otherwise, the resolution is void.

If the resolution prescribes affixing of the common seal on the documents, it has to be followed in the manner prescribed in the resolution.

Copy of the resolution passed by the Board of Directors, certified by the Chairman and counter signed by the Secretary should be obtained, which should be part of the documents.

The dealings with and by a foreign company are governed by Foreign Exchange Maintenance Act, 1999.

According to the FEMA 1999, a company resident outside India, which has established in India, a branch, office, other place of business, for carrying on any activity in accordance with Foreign Exchange Management Regulations, 2000, excluding liaison office, can acquire an immovable property in India which is necessary for carrying on its activity after complying with all the applicable laws, rules, regulations and directions in force for the time being, such company has to file form IPI with RBI within 90 days of acquiring such a property. Such company is also permitted to mortgage the immovable property as security to an authorised dealer for borrowing.

An article about " IMPROVEMENT OF CUBBON PARK "

IMPROVEMENT OF CUBBON PARK

Cubbon Park was developed during the British administration of the Country in the year 1864. The Park connected Cantonment and City areas of Bangalore, which were managed by Cantonment Board and City Municipality respectively. The population of the City during that period was 1,25,000.

The original area of Cubbon Park included the Raj Bhavan, area occupied by Vidhana Soudha, and the other areas to the West of Vidhana Veedhi. The area actually used for park purpose now is the area behind the public buildings facing Vidhana Veedhi and Nrupathunga Road on the West, part ofK.G. Road on the South, Kasturba Road on the East, and Queens Road and Raj Bhavan Road on the North.

Important public buildings located along the boundary of the Park are the High Court, Secretariat Club, K.P.T.C.L., and Revenue Survey Offices. Public offices, Reserve Bank of India, Yavanika Youth Center, YM.C.A., Police Head Quarters, Civil Courts, Raitha Sangha, Public Library, Century Club, Fisheries Department, Indira Gandhi Children's Library, Tennis Stadium, Museum, Visveswariah Technological Museum, Cubbon Park Police Station, Aquarium, Bal Bhavan, Central Telegraph Office, and the Head Post office.

Only on Kasturba Road a couple of private buildings and a Petrol Bunk exist. After deleting the areas occupied by the buildings along the periphery the actual useable park area is about 200 acres. visible on all the important boundary roads. Actual park area available should be improved to provide.

Many such parks should have come up in this large City, which has a population of about 60 lakhs at present. Considering the demand for parks, the Bangalore Development Authority proposed the Bangalore Palace covering about 400 acres as the Third City level Park in the Comprehensive Development Plan of Bangalore ap- proved by Government in the year 1984 along with four large Regiona1.parks in the four corners. So far these proposals are not implemented.

The area of Cub bon originally notified was reduced by allowing public buildings mentioned along the boundary Roads. It is necessary that park should be visible on all the important boundary roads. Actual park area available should be improved to provide maximum recreational facilities to the citizens of Bangalore.

At present the facilities available for recreation in addition to the greenery; are roads and paths for morning and evening walks, concrete benches, BAL Bhavan for children, Band Stand, Tennis Stadium, Museums, Aquarium, public library, children's library, and fountains. The following improvements/ actions were implemented during the last three years:

1. High ornamental grill provided along the boundary of the Park on Queens Road and near BAL Bhavan.

2. Concrete paving blocks provided on the footpaths of two roads within the park.

3. Garbage bins.

4. Drinking water fountain near the Fountain opposite to Maharaja's Statue.

5. Prohibition of traffic between 5.00 am and 8.00 pm for accident free and pollution free walking and Jogging.

6. Weekly music programmer reintroduced on Sundays at 6.30 a.m.

While the above are the improvements for park activity, the following problems continue affecting proper use of the Park:

1. Cleanliness: Regular sweeping of dry leaves and waste food packets are not observed.

2. Hedges: Hedges iq the Park are not maintained. Hedges are missing at many places. Hedges along the boundaries of different portions of the Park and the animal shaped hedges are not trimmed.

3. Old Trees: We observe branches of trees or trees falling after every rain with heavy winds. The old trees are not safe and require to be removed.

4.Water bodies: The Lotus Pool in front of BAL Bhavan does not retain enough water. There is only little quantity of foul smelling stagnant water.

5.Toilets: Thousands of people use the Park from morning to night. But there are no toilets for the convenience of park users. People urinate at various points of the park making it unsanitary and unhealthy.

6.Stray dogs: Stray dogs fed by the people with old food, bread or bun, mixtures etc. are found in groups at the entry points. The stray dogs disturb the pet dogs taken by the park users while walking in the park.

7. Benches: Many concrete benches are broken and are not fit for use.

8. Illumination: Many areas in the park are not properly illuminated and such areas are risky during nights.

9. Fountains: Fountains are not maintained.

10. Restaurants: There are no restaurants or kiosks for food, cool drinks, fruits etc.

For the past three years; Government have done a good job in improving the City including restoration of lakes, landscaping of traffic islands, road medians etc. Improvement of Cubbon Park and other parks should be taken up .Major proposals for parks suggested in the C.D.P. should also be taken up like ; forming the Bangalore Palace area as the Third City level Park, forming Central Jail area as Children's Park and forming Regional parks proposed in the City in four comers of the City with natural environment.

Improvement proposals for Cubbon Park:

A sketch is prepared showing the effective area of the park showing the existing and proposed facilities.

The following are the proposals suggested:

1. Prohibition of Buildings: No more construction activity should be allowed, at the park has already lost its beauty by buildings along Vidhana Veedhi and Nrupathunga Road and partly on Kasturiba Road and Raj Bhavan Road.

2.Survey Plan: Survey Plan with contours may be got prepared to a detailed scale showing every tree, buildings, and other physical features. The contours will be useful to plan the lakes and their water spread. Survey Plan will be useful for preparing other proposals for improving the park.

3. Pools: The natural valleys in the park should be identified. There is one natural valley which runs from Queens Road leaving Kasturba Road near Museum. A series of pools may be formed by constructing stone masonry bunds/weirs across the valley to store water. Running water and water falls along the valley should be arranged by a suitable pumping system.

4.Picnic spots: Picnic spots may be created around the pools to be formed near the existing groups of trees.

5. Benches: Groups of ornamental concrete benches may be arranged under shady trees and around lakes for use by the public.

6. Illumination: The park should have suitable lighting at spots where public assemble; at fountains, along path ways etc., There should be not be any dark spots to avoid security risks.

7. Children's Zoo: In large cities it is difficult for children to see even animals like cow and horse. A Children's Zoo may be established in Cubbon Park with animals and birds in the area around the pools along the natural valley. This will enable children to know the natural environment. Small horse, camel ,and an elephant of the Zoo may be used to give Joy rides t6 the children.

8. Kiosks: It is unhealthy for people to eat food articles sold by vendors. It is suggested to arrange groups of kiosks at entry points and at spots where people assemble for selling hygienic food, cool drinks and ice creams, diary and bakery products, art and crafts, magazines and books, toys etc., The spots suggested are the entry from M.G Road side, at entry near C.T.O, on the Northern side of High Court, near the Public Library, and at the Fountain near Maharaja's Statue.

9. Roads and paths: Paving blocks may be provided on the footpaths along roads and on the pedestrian paths within the Park. At several points, drainage is not good and water stagnates on roads. Such spots are opposite to Press Club, behind the old K.G.I.D. Building and in front of Tennis Stadium.

10. Landscaping: Very old trees should be removed and double the number of trees planted at these spots. Landscaping may be improved with ever green and flowering trees in areas without trees. Lawns may be maintained. Wherever hedges are missing the same may be provided and trimmed at regular intervals. Creepers and selected species of may be arranged at the Band Stand plants/ trees may be provided.

11. Fountains: Existing fountains should be made operative and new ones to be located at suitable spots where people assemble. Colourful lighting may be arranged in the fountains during evenings.

12. Sulab Shouchalayas: Two or three well maintained sulab shouchalayas should be arranged near the Bal Bhavanl Tennis Stadium, near Queens Park, and near Public Library for the convenience of large number of park users.

13. Tall Tower: A Tall tower with lift may be arranged to view the different parts of the Park as well as illuminated roads and buildings all round.

14. Chariot: Small chariot drawn by a pony to take the children around the park may be arranged for them to enjoy,

15. Cultural Programmes: Music programmes arranged on Sunday mornings at 6.30 a.m. is not convenient for music lovers to enjoy the music. Music programmes may be arranged on Sunday evenings from 6.00 p.m. to 8.00 p.m. at the Band Stand.

Programmes of amateurs and upcoming artists may be arranged during the week days to enable them to get used to audiences. Folk dances, dramas, bharatnatyam and other dances, music competitions ,magic, boxing, debates, and other programmes may be arranged during the week days.

16. Public Speaking Platform: Those willing to speak on public issues or social aspects may be provided with a platform in the raised steps area at the King's Statue.

17. Resources: Companies may be allowed to maintain different portions/ aspects of the proposals and publicity/ advertisement benefits to a limited extent be allowed.

18. Security: Security may be provided by the Cubbon Park Police Station including mounted police.

A large Citylike Bangalore requires the above facilities and may be arranged by Government without any delay.

An article about " LEGAL TERMS USED IN HINDU SUCCESSION ACT "

LEGAL TERMS USED IN HINDU SUCCESSION ACT

What is meant by agnate and cognate? The words agnate and cognate are used to described lineage One person is said to be AGNATE ofanother person, if both are related by blood or adoption only through males.

COGNATE means, the two persons are related by blood or adoption, but not only through males. Explain the terms full blood, half blood, and uterine blood? Persons who are related to each other and descended by a common ancestor by same wife are said to be related by full blood. Persons being descendants of a common ancestor, but by different wives are said to be related by half blood.

Persons who are descendants of common ancestress but by different husbands are said to be related by uterine blood. What does the words: heir, interstate; testamentary succession? Heir is a person, both male and female who is entitled to succeed to the property of deceased. Interstate means, a person who dies without making any will as to the succession to his property. In contrast, testamentary succession means, succeeding to the property of the deceased according to the terms of the legally valid will made by the deceased.

What are Mithakshara and Dayabagha laws?

Both are two important schools of Hindu Law. Mithakshara law is followed by entire India expect Bengal which follows Dayabagha Law. Sri Vignaneswara is the propounder of Mithakshara School of thought. He was an aestic and has written detailed treatise on Yaghnavalka srnriti which known as Mithakshara Dayabagha is based on the treatise of Jeemoothavahana. There is a basic difference between the two schools of thought with regard to succession Under the Mithakshara Law the inheritance is by survival and succession that one acquires the right to the family property by his birth and not by succession irrespective of the fact that his elders are living. Thus every child born in the family acquires right/a share in the family property. In case of self acquired property, the inheritance in by succession, that is on the death of the owner

In Dayabagha no body acquires the right, share in the property by birth as long as the head of family is living; that is the children do not acquire any right, share in the family property, as long as his father is alive and only on death of the father, the children will acquire right share in the property.

What is a co-parcener?

The word Co-parcener is used in relation to Hindu undivided property (joint family). The members of Hindu undivided family are called co- parceners. They are related to each other and to the head of the family. Hindu undivided family may contain many members, but members within four degrees including the head of the family (Kartha) are called co-parceners. Female members are also Co-parceners. The following is the simple example.

An article about " Light and Lighting Fixtures "

Light and Lighting Fixtures

Light allows us to see, but it can in combination with paint enhance your life with colour and sparkle. In your house you can make the lighting bland, pattern less and uninspiring. You can also make it subtle, interesting and soothing. Sun, himself, the prime source of light changes at least four to five times a day, soft, orange of the dawn, harsh glaring of the noon, and shades of grey of the dusk.

The intention of this brief note is to make you aware of the basic principles oflighting and also to enable you to make a selection of fixtures, which are long lasting and trouble free. Armed with this you can intelligently speak to your interior designer or help your electrical contractor.

There are 4 types of lighting, Viz., General, Task, Accent and Informative or Guiding.

General lighting will throw light over an area in ageneral and uniform way. Typical examples are the ceiling lights.

Task lighting is well positioned; well-directed lighting that provides localized light for specific areas for specific tasks, viz. Reading lamp, table lamp.

Accent lighting is used to reveal texture, colour, form, and pattern of any object you want to focus the attention of the people, e.g. Light on a painting, indoor fountain, pottery, etc.

Informative lighting is used to guide a person gently and safely to some change, e.g. Steps, garage path.

An intelligent use of these in combination with painting and colour washing of walls, ceiling and furniture furnishings lends a pleasing atmosphere.

Ornamental luminaries used must be attractive, strong and functional. Do not go for cheap ones. The polish should last long; the fitting should be able to stand the load, should not collect dust or insects and should be capable of easy dismantling. Out door fitting should be open at the bottom, otherwise it will get filled often with dead bees and insects. Domes with three four screws are difficult to dismantle. Bright lights outdoors attract insects. Lawn lights must be oflow intensity. Avoid white and violet; go in for yellow or green as they attract fewer insects.

Living room must have area lighting in addition to any other type of lighting; never watch TV or PC in the dark. Extreme brightness of the screen against dark background is harmful to the eyes. Don't place lights, which cast reflection on the screen. Reading light should come to you at an angle above your shoulder and should not be bright but soft and with all round glows. Also it should not be used alone but with area lighting.

In dining area a pendant light, rising and falling if you so prefer should be enough. It should not be bright but should help see natural colours of the dishes. Pendant lights are not suitable for bedrooms but wall mountings are preferred.

The switches of at least one area light and task lights should be located at the bed, in case of double bed on both sides. The task light one uses should not disturb another. In children's room the plugs shall be self- locking. Stairs shall have two-way switches and the landings and winders shall be well lighted.

Bathrooms shall have switches, which are located either outside or on the wall opposite the way shutter opens. Task light switches should be located at the place where a task takes place, e.g., plug for shaving. It is wise to have switches of the outer security lights inside the house, so that you can switch them on from within. Control switches to security lights both in the multipurpose hall and master bedroom would help identify visitors at night quickly.

Weatherproof bulk heads are good for external lights. Plan as many fittings as possible to take the compact fluorescent lamps, now available as they reduce the consumption of energy considerably. Bring a rainbow indoors by intelligent lighting!

In conclusion, an individual who cares how he spends the money and how he can use it for the family's well being will do well to take note of the influence the colours exert on one's daily life as revealed by the recent advances in research in this particular filed and accordingly decide the colour scheme of the different spaces of his house. The aim is to harmonize home environment with family's personality and healthy living.

An article about " Maintenance of Buildings "

Maintenance of Buildings

It is everyone's dream to have a house to his liking. But it needs proper planning from the initial stage itself.

The residential accommodation can be of the various types viz. Independent buildings, Row housing, Multistoried apartments (Mediumrise or high rise), Villas etc.

Planningand Design

The correct approach is to bestow attention to details at the planning and design stage. These should take into account proper orientation to have full benefit of natural daylight; adequate natural ventilation; soil analysis and treatment for termites; adequate plinth height and slope to allow for satisfactory sewage and waste water flow from the premises to the municipal mains; provision for rain water harvesting; provision for installation of solar water heaters and solar cookers as part of energy conservation; use of energy efficient construction materials; easy maintainability;economy; aesthetics; facility for extension/modification; facility for old people and physically handicapped persons; environmental improvement, and, economy. The buildings should confirm to the statutory regulations with regard to setbacks, clearances, FAR/FSI etc. In recent times emphasis is laid on Vastu aspect also. The interior furnishing should be done with ergonomic aspects in view, proper selection of colours for wall paint and drapery and effective carpeting. The exterior should include the right type of plants, trees and lawns.

Safety

Some of the factors mentioned below are with referenceto multistoried buildings, apartments and clusters of interconnected buildings. The buildings and associated services should keep safety as one of the fundamental considerations. This includes among other things proper approach; slope; correct width, tread and rise of staircase steps; elevators of proper rating; emergency staircase; proper illumination for stairways and corridors; marking of exit routes in case of fire/other hazards; non-skid flooring for kitchen and bath areas; use of BIS marked materials and fittings and fixtures; use of fire-resistant and eco-friendly materials; provision of standby power supply for elevators and water pumpsets, and, staircase and corridor lighting. Fire detection and alarm system; proper storage of garbage; parapet walls/barricades in terrace area; emergency first aid facility.

Maintenance

Proper and timely maintenance is the key to long life, good appearance, comfortable living and safety. This also assures good market value for the property. The maintenance of buildings includes periodic window cleaning; repainting of internal and external surfaces; painting/polishing of doors" windows and ventilators; lubrication of rolling shutters and other metal doors; floor polishing; cleaning of pipes and storm water drains; cleaning oftanks; fumigation/ extermination/pest control; checking of electrical installation including earthing and recalibration of safetrip mechanism and burglar alarm system; checking plumbing system for leaks and corrosion; checking for leaks in walls/roof and taking corrective measures. The maintenance should cover not only the internal areas but also the external surroundings. In the case of multistoried apartments and clusters of buildings attention should be paid to the common areas; and common utilities like elevators, water storage tanks (underground and overhead) and pumps, standby power supply plant, lawns, garbage disposal area, playground, etc. This is normally taken care of by a committee set up by the association of apartment owners.

Following are some suggestions to help have a safe, comfortable and trouble-free dwelling place.

A Few Tips

• Have the building plan approved by the statutory andadhere to the Regulations.

• Entrust the design to a competent designer.

• Get the work executed by a suitable person withproper licence.

• Draw out contract specifications clearly to avoid disputes at a later date.

• Inspect the materials and workmanship periodically during execution to ensure adherence       to specifications.

• Insist on proper safety precautions to be taken by the persons engaged in the construction and maintenance and repair jobs.

• Do not allow engagement of child labour in the works.

• Use only three-pin sockets and plugs of correct rating for use of all appliances.

• Never allow use of bare wires without pins for taking electrical connections.

• Use only approved brand fittings for electrical, plumbing and sanitary works.

• Get weatherproofing done only by reputed specialist agency and get written warranty.

• Use rubber mats for work with electrical appliances.

• Proper heights should be considered for mounting of electrical outlets and bolts and fasteners to avoid access by children.

• Avoid sharp edges in furniture and preferably have them castor- mounted for easy shifting.

• Use energy efficient light fittings and supplement with job lighting where required.

• Make sure of proper earthing for the entire electrical installation.