Goa MHAJO FLAT Scheme

Scheme Introduction: A Brief Overview

MHAJO FLAT Scheme is a simplified conveyance process introduced by the Department of Cooperation, Government of Goa, for Cooperative Housing Societies that have not received the legal transfer of their land and building from the landowner, builder or developer. If you are a member of a registered Cooperative Housing Society and the conveyance of the society's property is still pending, this process provides a legal route for completing that transfer.

In a normal conveyance process, the landowner, builder or developer is expected to complete the transfer of title in favour of the Cooperative Housing Society. Under Section 104B of the Goa Co-operative Societies Act, 2001, the Chairman or office bearer of the society must take the necessary steps to complete this transfer within 3 months from the date of registration of the society. If the conveyance cannot be completed, the law allows any member of the society to apply for Unilateral Deemed Conveyance before the Designated Officer.

The purpose of MHAJO FLAT Scheme is to prevent the society's property ownership from remaining pending because the landowner, builder or developer has not facilitated the transfer without substantial cause and valid reason. Instead of depending indefinitely on the concerned party to execute the conveyance, the society can approach the designated authority with the required documents and seek consideration of its entitlement to deemed conveyance.

Once the application is submitted, the Designated Officer verifies the documents, conducts the necessary inquiry and gives the concerned parties an opportunity to be heard. The matter then moves to the Cooperative Officer for the prescribed proceedings. If the society is found entitled, the deemed conveyance can be executed and registered in favour of the society.

Therefore, MHAJO FLAT Scheme is not a scheme that provides money, subsidy or a new flat. Its purpose is to help an existing Cooperative Housing Society obtain the legal ownership of its land and building by completing the pending conveyance through the prescribed legal process.

While MHAJO FLAT Scheme focuses on completing the legal conveyance of land and buildings in favour of Cooperative Housing Societies, the Government of Goa's broader Mhaje Ghar Yojana focuses on providing secure housing and legal ownership rights to eligible long-standing occupants of dwelling houses. Together, these measures reflect the Government's broader effort to strengthen housing security and provide clearer legal ownership rights to people across Goa.

Who Can Benefit from MHAJO FLAT Scheme?

MHAJO FLAT Scheme is relevant to members of a registered Cooperative Housing Society where the conveyance of the society's land and building has not been completed by the landowner, builder or developer. The process can be used when the transfer of title has not been facilitated without substantial cause and valid reason.

• The Cooperative Housing Society must be registered under the applicable cooperative law.
• The Chairman or office bearer must have been unable to complete the conveyance in favour of the society.
• Any member of the society can apply for Unilateral Deemed Conveyance under Section 104B(4).

Scheme Benefits

• Helps the Cooperative Housing Society obtain legal ownership of its land and building.
• Provides a legal route when the normal conveyance has not been completed.
• Allows a society member to initiate the Unilateral Deemed Conveyance process on behalf of the society.
• Provides a defined process for document verification, inquiry and hearing of the concerned parties.
• Allows the Cooperative Officer to facilitate execution and registration of the deemed conveyance when the case is found fit.
• The process can continue even where there is a dispute between the landowner and builder or developer, without disturbing their inter se title or ownership.

Eligibility Requirements

• The applicant must be a member of a registered Cooperative Housing Society.
• The society's conveyance must not have been completed.
• The Chairman or office bearer must have been unable to complete the conveyance in favour of the society.
• The landowner, builder or developer must not have facilitated the transfer of title without substantial cause and valid reason.
• The applicant must submit the prescribed application and supporting documents required for consideration of the deemed conveyance.

Required Documents

If you are applying for Unilateral Deemed Conveyance, keep the documents relating to the society, members, flats and property ready. The official specimen application includes the following documents:

• Registration Certificate of the Cooperative Housing Society.
• Registered Agreement for Sale of the applicant.
• Registered Agreements for Sale of other members of the society.
• Statement containing details of all members and their respective flats, apartments or units.
• Occupancy Certificate, if available.
• Property Registration Card, Survey Plan or Chalta details, as applicable.
• Approved building plan or building permission, wherever applicable.
• Documents relating to the title of the land.
• Correspondence with the landowner, builder or developer regarding execution of the conveyance.
• Relevant resolution of the Society or Board, wherever applicable.
• Any other document relevant to the claim for conveyance.
• Any additional document required by the Designated Officer.

Steps to Apply

• If your Cooperative Housing Society is not yet registered, first complete the prescribed Cooperative Society Registration process. This is a prerequisite and is separate from the MHAJO FLAT Scheme application.
• If the society is already registered, check whether the conveyance of the land and building has been completed in favour of the society.
• If the conveyance is pending, the Chairman or office bearer should take the necessary steps to complete the transfer of title from the landowner, builder or developer to the society.
• Formally request the landowner, builder or developer to execute and register the conveyance deed in favour of the society.
• If the conveyance still cannot be completed, any member of the society can apply for Unilateral Deemed Conveyance under Section 104B(4).
• Prepare the prescribed application and attach the registered Agreements for Sale and other relevant society and property documents.
• Submit the application to the Designated Officer of the respective zone.
• The Designated Officer verifies the submitted documents, conducts the required inquiry and gives the concerned parties an opportunity to be heard.
• The Designated Officer submits a report to the Cooperative Officer regarding the society's entitlement to Unilateral Deemed Conveyance.
• The Cooperative Officer issues summons to the concerned landowner, builder or developer and conducts the prescribed summary inquiry.
• If the case is found fit, the Cooperative Officer causes the deemed conveyance instrument to be registered.
• The Cooperative Officer can act as the authorised officer for performing the role and functions of the landowner, builder or developer for registration before the Sub-Registrar.
• After execution and registration, the Deemed Conveyance is completed in favour of the Cooperative Housing Society.

Important Timelines

Costs, Charges and Penalty

If you are using the MHAJO FLAT Scheme process, the fees, duties and other charges required for drafting, presenting and registering the sale deed are to be borne by the members of the Cooperative Housing Society. The official documents do not specify a separate fixed application fee for Unilateral Deemed Conveyance.

The legal framework also provides a penalty for wilful obstruction of the conveyance process or failure to comply with the applicable decision. The penalty can be up to ₹10 lakh for each instance of non-compliance, plus ₹5,000 per day for continuing default.

Application to Designated Officer

The official MHAJO FLAT Scheme portal provides a Specimen Application to the Designated Officer under Section 104B(4). This is the application relevant to a member seeking Unilateral Deemed Conveyance for the Cooperative Housing Society.

The application captures details of the applicant, society, flat or unit, property, building and registered Agreements for Sale. It also asks for information concerning the pending conveyance and supporting documents required to establish the society's claim.

Relevant Links

• Department of Cooperation, Government of Goa
• MHAJO FLAT Scheme Simplified Conveyance Process – Available on the official portal
• Deemed Conveyance Application
• Specimen Letter to Builder
• Step-Wise Procedure for Unilateral Deemed Conveyance
• Official Gazette Notification

Contact Information

Department: Department of Cooperation, Government of Goa

• Registrar of CO-OPERATIVE Societies Phone Number: 8322437165, 8322437175, 8322437134
• Email Address: [email protected]

Authority: Office of the Registrar of Cooperative Societies, Goa

• For Unilateral Deemed Conveyance: Designated Officer in the Office of the Assistant Registrar of Cooperative Societies of the respective zone
• Department of Cooperation, Goa – Contact Details