AGREEMENT OF SALE

THIS DEED OF AGREEMENT TO SELL is made and executed this ( / /2012) by and between Sri. SUBRAMANI, Aged about 65 years, S/o Late. Motappa, Residing at No. 2299, Chinnanna Layout, Hebbal Guddadahalli, R.T.Nagar Post, BENGALURU560 032, Represented by their General Power of Attorney Holder: M/S MAHIMA WORLDWIDE DEVELOPERS PVT., LTD., Represented by its Director: Sri. ASHIS DAS, Aged about 43 years, S/o Late Sudhir Chandra Das, residing at No.15, 1st Cross, Chinnanna Layout, Opp. SBI Cholanagar, R.T Nagar Post, BENGALURU- 560 032 Hereinafter referred to as the VENDOR, with expression shall wherever the context so required or admits, mean include his successors representatives, heirs, executors, administrators, and assigns of the ONE PART,
th

day of

, 2012

M/S MAHIMA WORLDWIDE DEVELOPERS PVT., LTD., Represented by its Director: Sri. ASHIS DAS, Aged about 43 years, S/o Late Sudhir Chandra Das, residing at No.15, 1st Cross, Chinnanna Layout, Opp. SBI Cholanagar, R.T Nagar Post, BENGALURU- 560 032,

Hereinafter referred to as the BUILDER / DEVELOPER, with expression shall wherever the context so required or admits, mean include its successors representatives, heirs, executors, administrators, and assigns OF THE SECOND PART, IN FAVOUR OF: RAMESH BHAT Aged about 52 years, S/o Mr THIMMANNA BHAT Residing at NoAT:Matnalli (PO), Targod (tk), Sirsi,N.K

Hereinafter collectively referred as to the PURCHASER with expression shall wherever the context so requires or admits, mean include his Heirs, Executors, Administrators and Assigns of the OTHER PART; Witnesseth as follows: Whereas, the vendors are the sole and absolute owners of the immovable property New Municipal Nos.16, PID No.96-344-16, situated at Chinnanna Layout, Hebbal, New Ward No. 96, BBMP, (formerly situated at GUDDADAHALLI Village, Kasaba Hobli, Bangalore North Taluk) Bengaluru, measuring in all total 13720 sq. feet, which is more fully described in the Schedule hereunder and hereinafter referred to as the SCHEDULE PROPERTY. Whereas, the above said property is Vendors ACENSTRAL property, having acquired through Family Oral Partition Deed, dated: 05-01-1988, as per the Family Partition Deed, the B Schedule property fallen to the share of Vendor. Ever since from the date of acquisition the Vendor is in peaceful possession and enjoyment of Schedule property. Whereas, the vendor has decided to develop the Schedule A Property by constructing an Apartment building in the Schedule A property and the vendors having approached the Developer herein for the purpose of constructing an Apartment building in the Schedule A property and the Developer having agreed to build an Apartment building on a Joint Development basis. Whereas, the vendor and Developer have entered into a Joint Development Agreement, dated: 13-02-2013, registered as No HBB-1-04028/12-13 OF BOOK I AND stored in C.D. No.HBBD101, and in pursuance of the said Joint Development Agreement the vendor have executed a General power of Attorney in favour of the Developer on 22-02-2013, Sl.NO 109 page 33 Vol I, Bengaluru, as per JDA Agreement the scheduleB & C property fallen to the Builders share.

Ever since the date of acquiring the same vendors have been in possession and enjoyment of the schedule-B & C property as absolute owner thereof without any interruption or interference from any person whosoever. Whereas the Vendor/builder being in need of funds to meet their urgent necessities and other commitment intends to sell the schedule- B & C property i.e., FLAT NO. 106, in the FIRST FLOOR, measuring super built up area of 1160 Sq. ft. together with 30 % undivided share and the Purchaser is interested to purchase the same, both the Vendor and the Purchaser mutually negotiated and agreed for the sale of the said schedule- B & C property by the vendor in favour of the Purchaser for a sale consideration of Rs. 3201600/-(Rupees (Thirty Two Lakhs One Thousand Six Hundred only), free from all encumbrances.

NOW THIS DEED OF AGREEMENT TO SELL WITNESSETH AS FOLLOWS: 1. The vendor hereby agree, declare and covenant with the Purchaser to sell the schedule-C property for total sale consideration of Rs. 3201600/-(Rupees Thirty Two Lakhs One Thousand Six Hundred only), free from all encumbrances, the Purchaser has paid a sum of 1000000 /- (Rupees Ten Lakhs only) through Cheque No. 657428,657429, dated: 3/14/2013, Drawn on Vijaya Bank, Bengaluru as advance towards the sale consideration to the vendor, the receipt of which sum of Rs. 1000000/- (Rupees Ten Lakhs only) the vendor hereby acknowledge and acquit before all these presents. 2. The vendor hereby agrees, declare and covenant with the Purchaser that: (i) The Schedule-B & C property is free from all encumbrances and the same is in marketable condition. (ii)That vendor is fully entitled to sell the schedule-B & C property in the manner now done and not prohibited or prevented in any manner either by any person of by an order of injunction or attachment of any court or any authority from selling the same. 3. The vendor and the Purchaser mutually, agree, declare and covenant with each other that the period for completion of the sale transaction in accordance with terms and conditions of this agreement shall be on or before 12 (Twelve) months. 4. The Vendor doth hereby agree, declare and covenant with the Purchaser that he shall hand over the Schedule B & C property at the time of registration.

5.

The vendor doth hereby declare, agree and covenant with the Purchaser that he shall execute the sale deed, in the name of the Purchaser or his nominee or nominees as the Purchaser desire in respect of the schedule-B & C property within the stipulated period.

6. The Purchaser both hereby agree, declare and covenant with the vendor that he already paid a sum of Rs. 1000000 (Rupees Ten Lakhs only) by way of cheque and he has agreed to pay the balance consideration of 3201600/- /-(Thirty Two Lakhs One Thousand Six Hundred) to the vendor within the stipulated period. 7. The vendor doth hereby agree, declare and covenant with the Purchaser that he shall complete the sale transaction in accordance with the terms and conditions of this agreement by observing all the formalities required under law within the stipulated period and on his failure to do so, or in case of any defect in his title to the schedule-B & C property, he shall refund the advance amount to the Purchaser and he shall also pay the 30% of the advance amount as liquidated damages to the Purchaser, if Purchaser fails to pay the balance consideration to the vendor then the vendor has right to forfeit the 30% of the advance amount and refund the advance amount to the Purchaser.

8. The Purchaser shall bear all the expenses required for the purchase of stamp papers for execution and registration of the sale deed and other expenses that may be incurred for execution and registration of the sale deed in respect of the schedule B & C property.

SCHEDULEA (Description of entire Property) ITEM No.1 All that piece and parcel of the immovable property bearing Municipal new No.16, (Old No.12,13,14,15 and 16), New PID No.96-344-16, situated at Chinnanna Layout, Hebbal, New Ward No. 96-HEBBAL, BBMP, (formerly situated at GUDDADAHALLI Village, Kasaba Hobli, Bangalore North Taluk) Bengaluru, measuring EAST TO WEST: 320 feet and NORTH TO SOUTH: 35 feet, in all total 13720 sq.feet. And bounded on the: EAST BY WEST BY NORTH BY SOUTH BY : 25 ft Road : 35 ft Road : 30 ft Road : Land of Sommanna and family.

SCHEDULE B PROPERTY 30% undivided share of share, right title and interest in the Schedule A property.

SCHEDULE C PROPERTY A Two Bedrooms Apartment bearing Flat No. 106 on the FIRST FLOOR floor, in the building constructed know as Mahima Nest Apartments with Super Built-up Area of 1160 SFT and proportionate share in common areas such as Passages, Lobbies, Staircase, ducts, power room, watch-man House, General toilet and one covered car parking space in the stilt Floor contained in the building constructed on the Schedule A property. The building is R.C.C. roofed, Granite flooring, Aluminium slidingwindows and wooden doors.

IN WITNESS WHEREOF, the Vendors and Purchasers have subscribed their signature to this sale deed on the day, month and year first above written.

WITNESSES:

1.

[ASHIS DAS] Represented by its Director For M/S MAHIMA WORLDWIDE DEVELOPERS PVT., LTD., Represented as GPA Holder for Sri.SUBRAMANI VENDOR [ASHIS DAS ] Represented by its Director M/S MAHIMA WORLDWIDE DEVELOPERS PVT., LTD., DEVELOPER

2.

[ RAMESH BHAT] PURCHASER

CONSTRUCTION AGREEMENT THIS AGREEMENT entered on this Bangalore. BETWEEN: M/S MAHIMA WORLDWIDE DEVELOPERS PVT., LTD., Represented by its Director: Sri. ASHIS DAS, Aged about 43 years, S/o Late Sudhir Chandra Das, residing at No.15, 1st Cross, Chinnanna Layout, Opp. SBI Cholanagar, R.T Nagar Post, BENGALURU- 560 032, Hereinafter referred to as the FIRST PARTY which expressions shall, whenever the context so requires or admits mean and include its successors and assigns). AND
th

day of

, Two Thousand Twelve ( . .201 ) at

1.

Mr. RAMESH BHAT, aged about 52 years, Son of Sri. THIMMANNA BHAT

2.

Mrs. PADMINI R BHAT aged about Aged about 45 years, W/o RAMESH BHAT ,

both are residing at No. AT:Matnalli (PO), Targod (tk), Sirsi,N.K Hereinafter jointly referred to as the SECOND PARTY which expressions shall, whenever the context so requires or admits mean and include its successors and assigns.

WITNESSES AS FOLLOWS: WHEREAS the second party has entered into an agreement offering to buy square feet or 0.0829 % undivided interest in all the piece and parcel of the immovable property bearing New Municipal Nos. 16, PID No.96-344-16, situated at Chinnanna Layout, Hebbal, New Ward No.96, BBMP, (formerly situated at GUDDADAHALLI Village, Kasaba Hobli, Bangalore North Taluk) Bengaluru, measuring in all total 11,800 sq. feet, which is more fully and particularly described in the A schedule hereunder and hereinafter called the SCHEDULE A PROPERTY. WHEREAS the entire composite schedule A property belongs to: Sri. SUBRAMANI, Aged about 65 years, S/o Late. Motappa, residing at No. 2299, Chinnanna Layout, Hebbal Guddadahalli, R.T.Nagar Post, BENGALURU560 032. Who has under an agreement to sell 1160 square feet undivided interest in their property which is found at schedule A to this Agreement. WHEREAS the First party herein has formulated a scheme for the Development of the entire composite property New Municipal Nos. 16, PID No.96-344-16, situated at Chinnanna Layout, Hebbal, New Ward No.96, BBMP, (formerly situated at GUDDADAHALLI Village, Kasaba Hobli, Bangalore North Taluk) Bengaluru, by undertaking the construction of Residential Apartments. WHEREAS the Second party on being satisfied of the title and the scheme formulated by the First party herein has come forward and agreed to entrust the work of construction of one apartment at FIRST FLOOR, of the said property AND WHEREAS the apartment proposed to be constructed by the First party for the benefit of the second party is more fully and particularly described in the schedule B hereunder and hereinafter called the SCHEDULE B PROPERTY.

WHEREAS the first party and the second party have negotiated the terms and condition regarding the construction and the payment AND WHEREAS the specification of the construction offered by the First party and accepted by the second party is described in detail at schedule C to this agreement AND WHEREAS the second party and the first party have desired to reduce their terms of understanding into writing. Hence this agreement.

NOW THIS AGREEMENT WITNESSES FOR APARTMENT WITNESSETH AS FOLLOWS:

CONSTRUCTION

OF

RESIDENTIAL

1. The first party and the second party have mutually agreed that the construction of the apartment found at Schedule B to this agreement, be entrusted to the first party. The First party hereby accepts to construct the schedule B apartment for the benefit of the second party herein. 2. The first party for and on behalf of the owner of the schedule A property has obtained necessary permission/license and has also got the plan sanctioned and approved by the BBMP, as per license in L.P.No. 39099/2012-13. The second party herein has gone through the sanctioned plan and have satisfied themselves regarding the layout/plan/design, elevation etc., 3. The first party and the second party have agreed that the construction of the schedule B apartment shall be in accordance with the sanctioned plan and the license aforesaid however, the first party is entitled to make minor deviations/alterations as substantially affecting the construction in case such deviations are necessary and advisable. 4. The second party and the first party have agreed that the nature of construction and the materials/fittings etc., shall be according to specifications found at schedule C to this agreement. 5. The second party and the First party agree and confirm that the built up area of the schedule B apartment inclusive of common area and facilities. 6. The second party and the first party agree that the rate payable by the second party towards the construction of schedule B apartment is at Rs. . 2760/-per sq. feet. 7. The second party and the first party agree and confirm that the total amount payable by second party to the first party towards the construction of schedule B apartment shall be Rs. . 3201600/- (Rupees Thirty Two Lakhs One Thousand Six Hundred only). 8. The second party shall pay the amount of construction of the schedule B apartment in the following manner:
On booking On Sale agreement On completion of Ground Floor roof slab On completion of First Floor roof slab On completion of Second Floor roof slab On completion of Brick work On completion of Flooring work On completion of Electric work On completion of Plumbering work On completion of Plastering work On possession 10% 15% 15% 15% 15% 5% 5% 5% 5% 5% 5%

100%

9. The Second party undertakes and assure that he shall promptly and punctually keep up the payment schedule as per this agreement and further confirm that he will not commit any default under any circumstances. 10. The first party shall under normal conditions complete the construction and hand over possession of the schedule B Apartment on or before 12 months subject to force majure availability of cement, steel and other essential items for the construction and also subject to unforeseen events such as acts of god, earthquake, floods, war and or other local disturbances, changes in the laws of the state, Corporation, Municipal Authority or any other cause or events beyond the control of the first party and also the receipt of the completion certificate, N.O.C. / Occupancy certificate from the concerned departments. 11. It is hereby agreed between the parties that the name of the building comprising of the residential apartments shall be MAHIMA NEST APARTMENT and this name shall not be changed/altered under any circumstance whatsoever. 12. The second party shall join in the execution of the deed of declaration under the Karnataka Apartment Ownership act, 1972 in regard to the said apartment and he shall be subject to the rights and obligations specified under the said Act and the Rules/Bye Laws. 13. The second party hereby covenants and agreed that he shall follow the Rules/Bye laws/Regulations of the owners Association, which are common to all the apartment owners and shall undertake to sign/execute and deliver declarations/affidavits/forms/undertakings and such other papers that may be required to be given to various statutory authorities, such as BESCOM / BWSSB / Corporation / BDA / Town Planning authority etc., It is further agreed between the parties that the first party shall initially meet the expenditure towards the above items and the second party shall reimburse the same to the first party by the second party by the second party, and the expenses towards formation of association, various deposits as well as commercial tax on works contract, professional charges to advocate/consultants, taxes/bifurcation/Katha transfer charges. Maintenance charges of common areas shall be borne exclusively by the second party. 14. The First party shall have the first charge/lien on the Schedule B property till the entire consideration stipulated under this agreement is received by the first party. 15. It is hereby agreed that the second party shall not cause any hindrance to the first party during the course of construction nor shall do such things that may delay or stop the Project of the first party including taking such legal action or bringing a stay or other matters that may have reciprocal action on the progress of the work at any time. 16. The second party is liable to indemnify the First party against all risks, cost and damages that the First party may be put to in the course of construction of building apartments on account of any act of Second party which violates all or any act of terms and conditions mentioned in this agreement.

17. The First party shall not be responsible for any defect in the building noticed after a period of 180 days from the date of obtaining the completion Report/No objection certificate/certificate from the concerned authority. 18. It is expressly agree that the second party upon completion and delivery of possession of the Schedule B Apartment is entitled to enjoy the same along with the other owners subject to following restrictions: a) All the load bearing walls/pillars partitions etc., shall be common. b) The open space/passage/staircase/lift etc., shall be common; (without any right in the terrace). c) The service connection for electricity lines/water lines/sewerage lines shall be common. d) The floors/roofs /outer walls shall be common; e) The second party shall not damage/defect or put up any additional construction to affect or prejudice the aforesaid common areas/facilities and amenities; f) The common areas/facilities/amenities shall vest in the Association or APARTMENT OWNERS and Association shall maintain the same;

g) It is expressly understood and clarified that the open terrace above the 3 rd floor shall exclusively belong to the owners of apartment numbers 301 to 311 who shall have the exclusive right to exploitation/utilization of such open terraces. It shall not form part of common areas and facilities and no other apartment owner shall have any right over the said open terrace. h) It is hereby agreed by the second party that from the sate the schedule B Apartment is ready for occupation for which a notice has been received from him shall pay regularly in advance for a minimum of 3 months proportionate share of expenses that may be decided by the First party in all the outgoing or general expenses in respect of the property such as insurance of building, security, landscaping, free water supply, maintenance of the lifts, pump station and general lightings etc., hereinafter referred to as General Maintenance. However, these services do not include municipal taxes and other Government taxes levied individually including the electricity deposit and consumption charges for the individual properties and the replacement of elevator, pumps, generators and other equipments which may become defunct or cannot be used due to age or any other reasons whatsoever.

SCHEDULEA (Description of entire Property) ITEM No.1 All that piece and parcel of the immovable property bearing Municipal new No.16, PID No.96344-16, situated at Chinnanna Layout, Hebbal, New Ward No.96, BBMP, (formerly situated at GUDDADAHALLI Village, Kasaba Hobli, Bangalore North Taluk) Bengaluru, measuring EAST TO WEST: 320 feet and NORTH TO SOUTH: 35 feet, in all total 13720 sft. And bounded on the: EAST BY WEST BY NORTH BY SOUTH BY : Retaining portion of Same Property, : 35 ft Common Road towards ORR, : 30 ft Common Road 1st Cross, : Private Property S C H E D U L E - B One Apartment bearing No. 106 in FIRST FLOOR, in the building known as MAHIMA NEST APARTMENT measuring about 1160 Sft of super built of area to be constructed (without any right in the terrace) on the land detailed in Schedule A herein above, and bounded as follows: East by West by North by South by : Flat no 105, : Flat no 107, : 30 ft Common Road, : Private Property,

Together with _1160 square feet of 0.0829 % undivided interest in the land/site comprised in Schedule A property.

S C H E D U L E - C SPECIFICATION: 1. DESIGN 2. STRUCTURE 3. FLOORING 4. DOORS 5. WINDOWS 6. KITCHEN : Elegant design and elevation by M/s De force, one of Bangalores leading Architects. : RCC framed structure. : With granite. : With high quality wooden frames and commercial flush shutters. Main entrance paneled shutters of teak wood. : With Aluminum Sliding windows with security grills. : Polished black granite cooking counter with stainless steel sink/drain board with 2 feet granite dadooing above platform. Provision for exhaust fan.. : Anti-skid ceramic flooring tiles quality white sanitary ware and matching glazed wall tiles dadoo upto 7 height with necessary chromium plated fittings. : Oil bound distemper for interiors synthetic enamel for Metal and wood work. External-Stucco & Water Proof cement paint.

7. TOILETS

8. PAINTING

9. ELECTRICAL

: Concealed protective electrical system for safety. Ample power point. High quality anchor brand Deluxe Switches and sockets with independent meters. : Concealed plumbing with ISI high quality fittings and fixtures. : Overhead and underground water tanks of required capacity with electric pumps to ensure continuous and uninterrupted water supply. Borewell and Corporation water supply available. : Concealed telephone and television antenna points for each Flat.

10. PLUMBING 11. WATER SUPPLY

12. TELEPHONE & TV

13. OTHERS

: Rain water harvesting including recharge of bore well and storage of rainwater.

IN WITNESSES WHEREOF the parties have signed this agreement on the day, month and year above written. WITNESSES:

1. [ASHIS DAS ] Represented by its Director M/S MAHIMA WORLDWIDE DEVELOPERS PVT., LTD., DEVELOPER (1st Party)

2.

[ RAMESH BHAT] PURCHASER (2nd Party)