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« on: June 03, 2012, 02:27:25 AM »
This Deed of Agreement is made at …..on the ------- day of --------------, 20------ (----------------
------------) of the Christian era;
BETWEEN
…………………………………... a company incorporated under the Companies Act. 1994,
having its business office at …………………………………………………………………..,
represented by its Chairman / Managing Director / Director, Mr/Mr.
…………………………………………………. hereinafter called the DEVELOPER/FIRST
PARTY (which expression where the context so admits will include its successor in office,
administration, legal representatives and assigns) is the First Party of the FIRST PART.
AND
........................................i, son/wife of ........................................, of present address at
........................................ ........................................Dhaka and permanent address at
........................................ ........................................Bangladesh, by profession .....................
respectively, by religion Islam, by nationality Bangladeshi (by birth), hereinafter referred to as
the Purchaser/Purchasers (which expression, unless repugnant to the subject or context, shall
include their successors, executors, administrators, legal representatives and assigns) is/are the
Purchaser(s)/Second Party/Parties of the SECOND PART.
WHEREAS the First Party is engaged in Real-Estate and Construction business and has
proposed the Landowner(s) for construction of a…storied building on the schedule land of
him/her/them.
AND WHEREAS subsequently the Landowner(s), i.e. …………………… entered into an
Agreement with ................................ on ………………….. for the construction of a
…………… storied Apartment building Project, on the Schedule Land, consisting of
…………… Apartments from …….. to ………. Floors and required Car-parking on the ….
Floor together with common facilities of gate way, electricity, water, sewerage, path way, lift
service, boundary wall, sanitation. roof-access, fire-protection, walk-up-stairs and security
services, for every Apartment owner of the Project as per Standard Specifications.
AND WHEREAS the Landowner executed a registered Irrevocable General Power of
Attorney in favour of the Developer bearing No. ………... dated …………. registered with the
Sub-Registrar Office, …………………… empowering Developer/First Party for the
construction of a …storied building on the Schedule land including powers to sell or otherwise
dispose of the specified Apartments to different Purchasers and receiving all payments from
such Purchasers.
AND WHEREAS Developer undertook the construction of the said Apartment Building
Project including the Car-ports and common facilities as per Design Plan duly approved by the
Rajdhani Unnayan Katripakkha (RAJUK) / Chittagong Development Authority (CDA) /
Khulna Development Authority (KDA) / Rajshahi Development Authority (RDA), City
Corporation, Pourashava, Cantonment Board.
AND WHEREAS the said power of Attorney has been accepted by the Rajdhani Unnayan
Katripakkha (RAJUK) / Chittagong Development Authority (CDA) / Khulna Development
Authority (KDA) / Rajshahi Development Authority (RDA), City Corporation, Pourashava,
Cantonment Board.
AND WHEREAS, having examined the title deeds of the Land-owner and his Agreement
with Developer and the Prospectus, Plan, Designs and Specifications of the Project and being
satisfied thereabout, the Purchaser(s) above named formally applied for allotment of an
apartment and Developer, accordingly, allotted Apartment No. ........,
measuring approximately……Square Feet on the. …. Floor together with the proportionate
land(............... ...............) Ajutansha of the Project Land and a Car-parking in the Semi
Basement/Ground Floor subject to the terms & conditions hereinafter recounted;
NOW THIS INDENTURE WITNESSETH as follows: -
01. That the name of the Project shall be “……………………………†in consonance with
the name and ……………… style of Developer.
02. That Developer shall transfer and the Purchaser/Purchasers shall purchase Apartment
No. ........,measuring ......square feet on the… Floor together with ...............
proportionate land( ............... ...............) Ajutansha of the Project-land as described
in Schedule- hereto and a Car-port in the Basement or Ground Floor at a price
hereinafter mentioned.
02.1 That the cost of construction of the demised Apartment & Car-parking shall include, in
addition to the cost of structural construction thereof, the proportionate cost of
development of the project-site, construction of internal roads, passages, pavements,
stairs, drains, under ground and over ground water reservoirs and installation of water
supply line, lift, standby generator, sewerage line, gas supply pipeline and water lifting
pumps with electric motors as per Plan and standard Specifications.
02.2 That Developer shall use the materials in the construction of the Project, particularly
the Apartment of the Purchaser/Purchasers, with modern features and amenities as
mentioned in the Prospectus and shall complete the construction with good
workmanship.
02.3 That the Purchaser/Purchasers shall, without prejudice to any other provision of this
instrument and without reference to the actual market value of the land and cost of
construction including car ports to be incurred, pay Developer a sum of Tk. ..........
(..............................) only for the properties described in Schedule-.. & …below as the
price of their allotted share of Project Land and as the cost of construction of
Apartments, one Car-port and common facilities as well as the service charges of
Developer.
03. That since, out of the payable sum of Tk. .......... ........../- (Tk .......... .......... ..........)
only, the Purchaser/Purchasers has/have already paid Tk. ..........( .......... ..........) only
as booking money and Tk ..........( .......... ..........) only as down payment the receipt of
which Developer hereby acknowledges, the remaining amount of Tk. ..........( ..........
..........) only shall be paid by the Purchaser/Purchasers to Developer in the manner
provided in the schedule of payment attached herewith as Annexure “Aâ€. The said
Annexure “A†is a part of this Agreement.
04. Developer can cancel the allotment of the said apartment of the purchaser by 60(sixty)
days notice by registered post for his/her/their failure of payment of installment money
of the apartment. Upon cancellation of the allotment, Developer will refund the
deposited money of the purchaser through account payee cheque within 03 (three)
months from the date of the cancellation.
04.1 The Purchaser can avoid such cancellation by payment of the installment dues with
10% interest for the period of delay. But Developer can cancel the allotment of
apartment/shop/commercial space of the purchaser by giving 60 (sixty) days notice.
04.2 Developer can cancel the allotment of apartment/shop/commercial space if the
purchaser fails to pay the installment dues in (03) three times as specified in clause
04.1.
05. Developer will deliver the allotted apartment to the purchaser as per the schedule date
of handover (inclusive of grace period). In case of delay in the handover of the allotted
apartment the purchaser will be entitled to rental compensation of Tk. per square miter
to be paid on a monthly basis compensation only provided that the purchaser has paid
all installments payable to Developer within the due date. Provided further that the
purchaser will not be entitled to compensation for such delay in handover of the
apartment due to circumstances beyond the control of Developer such as natural
disasters, political turmoil / disturbance, unusual / abnormal rise in the prices of
building materials, delay in getting utility connection from the concerned authority or
other force majeure.
06. In case of abnormal increase in the prices of the construction materials in the market
(more than 10% (Ten percent) Developer may change the purchaser a price escalation
for the apartment. However, Developer must mention in a separate sheet the current
prices of the various major construction materials which to be signed by both parties at
the time of signing this Deed of Agreement and Developer shall also justify the price
escalation imposed on the purchaser by producing invoices of the major construction of
the apartment allotted to the purchaser.
07. Developer shall use the construction materials as specified in the brochure or this deed
of agreement subject to the availability of such materials in the market. In case of non-
availability of the specified material, Developer shall use equivalent standard
construction materials.
08. If the apartment purchaser wishes to supply his own finishing materials to Developer
during construction of the apartment, then Developer may accept this request of the
customer if the construction schedule of Developer so permit and provided the
purchaser will have to supply the finishing materials as per the schedule date given by
Developer. If the purchaser fails to deliver the finishing materials as per the schedule
date then Developer may complete the work as per its standard specifications. In the
even that the purchaser does supply his own finishing materials, he/she shall be entitled
to a refund of the construction materials that he/she has substituted. Developer will
have to refund upto 80% (eighty percent) of the price of the substituted construction
materials to the purchaser. For all works done on the request of the purchaser beyond
the standard specifications, Developer may charge 25% (Twenty five percent) as
service charge on the actual cost.
09. In case Developer fails to complete the project and handover the allotted apartment to
the purchaser within the schedule time of completion excepting the circumstances
beyond the control of Developer such as natural disasters, political turmoil /
disturbances abnormal rise in the prices of the building materials, delay in getting
utility (viz. gas, electricity, water) connection from the concerned government authority
or other force majeure, then the purchaser will be entitled to a fully refund of the
amount paid by him/her to Developer. Developer will make this refund to the purchaser
within 06 (six) months of the demand being made by the purchaser in writing. The
interest amount will only be payable to the purchaser(s) who has/have paid will
installment as per schedule.
10. Developer may mortgage the apartment along with proportionate land allotted to the
purchaser to the government approved bank or financial institution. In such
circumstances Developer must handover and register the apartment in favour of the
purchaser absolutely on unencumbered basis clearing all loans and vacating all charges
on the said property.
11. Developer will not be held responsible for the failure of Government Agencies to
provide the necessity utility services viz. electricity, gas, water & sewerage etc. In such
circumstances if Developer applies to the concerned government agency for the
necessary utility connection on time.
12. Developer may change or substitute the apartment allotted to the apartment purchaser
with written consent of the apartment purchaser.
13. After handing over the apartment to the apartment purchaser, Developer shall give the
apartment purchaser maintenance services for a maximum period of one year and
repairing services for two years for defect liability of construction work. A list of items
for which Developer will provide such repairing services to the apartment purchaser.
14. The approximate gross area of the apartment as mentioned is this Deed of Agreement
shall mean the area of the apartment measured from the outside perimeter of the
apartment plus the proportionate share of the common area, that is, stair (normal &
emergency), reception area, community room, prayer space, water reservoir and tank
area, electrical sub-station area etc.
15. If the cancellation of allotment of apartment is made upon the written application of the
purchaser then Developer will refund the purchaser’s paid amount within 03 (three)
months by deduction 10% of the same.
16. Developer will take the effective step toward utility connections e.g., Electricity, Gas,
Water and sewerage etc. in the apartment-building and handover the apartment to the
Purchaser only after settlement of all utility connections e.g., Electricity, Gas, Water
and sewerage and also Fire safety etc. system in the apartment-building.
17. Developer can take the excess money from the Purchase for inclusion of the upgraded
material if the both the parties are agreed to do so by executing a supplementary
agreement.
18. Developer cannot diminish the facilities or alter the common space of the apartment-
building deviating the approved plan.
19. That Developer, if available, will arrange to install separate Metres for water, gas and
electricity in the demised Apartment for and in the name of the Purchaser/Purchasers.
The cost of installation, including the connection fees, security deposits and incidental
charges relating thereto, will be initially paid by Developer to the concerned
authorities. The Purchaser/Purchasers shall reimburse the same to Developer in
proportion to their share immediately after the incurring of such expenses as per the
demand of Developer.
20. That Developer, being the lawful attorney of the Landowner, shall execute and register
a Deed of Transfer and execute or endorse instruments ancillary thereto in favour of the
Purchaser/Purchasers in respect of the indivisible notional share of the Project Land
allotted to the latter (vide Schedule-B). The costs and expenses at actual on account of
preparation and processing of the documents, non-judicial stamps and cartridge papers,
registration, Taxes payable by the Purchaser and all other incidental charges shall be
payable exclusively by the Purchaser at least 15 (fifteen) days before execution
and/or registration of such documents of transfer.
21. Developer will exceute and register the deed for selling apartment/shop/commercial
space in favour of the puchaser/purchasers within 03 (three) month from the date of full
payment including registation cost made by the purchaser/purchasers.
22. That Developer shall formally deliver physical possession of the Apartment and Car-
port of Purchaser's entitlement in their favor only after completion of the construction
of the Project in all respects and receipt of all payments under this deal or Agreement
between the parties hereto in full whichever is later. Possession shall be delivered under
an instrument of delivery to be signed by Developer and the Purchaser/Purchasers.
23.1 That Developer shall give a Notice in writing to the Purchaser/Purchasers to take
vacant possession of the demised Apartment and Car-port within 30 (thirty) days of the
dispatch of such notice.
23.2 That the allotment of the Car-parking shall be made in accordance with the date of
application of the Purchase for apartment after selecting the reservation of the Car-
parking for the Land-Owner.
23.3 That on Purchaser/Purchasers' failing to take possession within the time specified in the
Notice, they shall be entitled to have formal possession of the demised Apartment and
Car-port from Developer within 60 (sixty) days from the date of the Notice on payment
of Care taking Charge @ Tk. 100.00 (taka one hundred) only per day of delay after the
said period of 30 days for protecting, guarding and care taking of the demised
Apartment and Car-port on Purchaser/Purchasers' behalf. After the expiry of the said
period of 60 (sixty) days Developer shall be absolved of every responsibility for giving
possession and care taking of demised Apartment and Car-port.
23.4 That Developer shall cease to have any connection with or responsibility for the
Project or for any Apartment and Car-parking thereof after completion of construction
and handing over possession, whichever is later, of all the Apartments and Car-ports to
their respective owners who shall be, thenceforth, jointly responsible for the use,
occupation and maintenance of the Project as a whole and their respective premises
including the operation, maintenance, repairs and replacement of the water lifting
motors, pumps, water reservoirs, sewerage mains, electric mains, electric lines and
installations, drains culverts, internal road and passages and other facilities, services
and amenities.
24. That the Purchaser/Purchasers agree to possess, occupy, maintain, use and enjoy their
respective Apartments, Car-ports and common facilities in association with the owners
of other Apartments and Carports of the Project.
25. That, there shall be a registered Association, named "…………………………"
Apartment/Shop Owners Association (………………………..), of all the Apartment
Owners of the Project under a Committee of Management thereof for purposes of the
proper administration and management of the affairs of the Project including
maintenance, security, payment of rents, taxes & charges and enjoyment of common
facilities by all owners on an equal and/or equitable footing. The common facilities for
the Apartment Owners shall be, amongst other, the common corridors, lobbies, stairs
and landings, common adjunct, fixtures, fittings, open space, the internal roads for
entry & exit, passage, driveways, yards, drains, sewerage mains, sewer, water lifting
motors and pumps, water reservoirs, electricity and gas connection etc of the Project.
25. Dispute & Arbitration:
That in the event of any dispute or difference arising between the parties hereto, the
same will first be solved by both the parties by mutual settlement. If mutual settlement
does not bring desired solution, then the matter will be referred to the arbitrators
appointed in a manner hereinafter provided. The party raising the dispute shall serve a
notice upon the other party advising that a dispute or difference has arisen and
nominate in that notice its own arbitrator. The party receiving the notice shall, within
30 (thirty) days after receiving such notice, nominates its arbitrator by advising the
party raising the dispute and the name of the arbitrator appointed by the other party.
The arbitrators so appointed shall appoint an umpire if necessary, in terms of the rules
and meaning of Arbitration Act (Act X of 2001). The award of the arbitrators or umpire
as the case may be, shall be binding on both the parties. The venue of arbitration shall
be decided by the arbitrators having regard to costs and convenience of the parties.
SCHEDULE-A
All that piece and parcel of land measuring more or less more or less ……………. Ajutansha
/………decimals but actual physical possession ………………………. Ajutansha/
….decimals o ……………… of land under District - ………, Sub-Registry Office -
……………., Police Station: ………………., Mouza - …………….., erstwhile J. L. No.
………., subsequent J. L. No. ……….., present J. L. No. …………, appertaining to C. S.
Khatian No. …….., S. A. Khatian No. ………, Hall Khatian No. ……….., Current Survey
Khatian No. D. P. ……………, C. S. Plot No. ……….., S. A. Plot No. ……………. Hal Plot
No. …………., Current Survey Plot No. D. P. …………….., City Corporation Holding No.
……………………………., which is butted and bounded by as follows:
BUTTED AND BOUNDED :
On the North :………………………………………………………..
On the South : ………………………………………………………..
On the East : ………………………………………………………..
On the West : ………………………………………………………..
SCHEDULE-B
All that piece and parcel 0.000 (...............................................) Ajutansha of indivisible
notional share out of …………………Ajutansha/……decimals of land under District -
……………, Sub-Registry Office - …………, Police Station: …………., Mouza -
……………………, erstwhile J. L. No. …….., subsequent J. L. No. …………., present J. L.
No. ………., appertaining to C. S. Khatian No. …………., S. A. Khatian No. ………….., Hal
Khatian No. ………, Current Survey Khatian No. D. P. …………., C. S. Plot No. ………….,
S. A. Plot No. ………, Hal Plot No. ……………., Current Survey Plot No. D. P. ……………,
City Corporation Holding No. …………………………………., (which is the Project land
appertaining to the lands described in Schedule-A above) with indefeasible rights to get
constructed, under this indenture, with one Apartment of the "………………………….."
Project under construction of the Project Land and all other rights title, interests, hereditament
and easements thereof & therewith.
SCHEDULE-C
Apartment No .............., ............ side of the …………. Floor of being ..........sft. gross having
in total ….bedrooms, ….bathrooms, …..living, ….dining, ……utility space, ….verandahs,
…servant toilet, ….car parking space with the apartment and other amenities as per plan
approved by Rajdhani Unnayan Katripakkha (RAJUK) / Chittagong Development Authority
(CDA) / Khulna Development Authority (KDA) / Rajshahi Development Authority (RDA) of
Bangladesh.
IN THE WITNESS WHEREOF the parties hereto, having read and understood the impart
and significance of this deed in letter and spirit, do hereby set their respective hands hereunder
in execution of this deed on the day, month and year first written above.
Witnesses: Signature of the Party of the First Part
1. (.......................................................)
2. Signature of the Parties of the Second Part
(.......................................................)
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