Delhi, the capital of India, is always one of the most popular metro cities in India. Delhi is also the political capital of India and the largest business and economic hub of Northern India. This multicultural city is densely populated and home to people from across the world. The demand for apartments in Delhi is always high. Millennials today want to stay in the best flats in Delhi, close to their workplaces, shopping complexes, and entertainment hubs. Everyone prefers centrally located societies in Delhi because of all the amenities.

The real estate landscape of Delhi has changed drastically in the last decade. Delhi used to be known for grand bungalows and low-rise stand-alone apartments. However, the increase in demand for apartments with basic amenities and luxurious facilities has changed the dynamics of real estate here.

Living in posh societies in Delhi means having a round-the-clock security service, a designated green area, parking facilities, and well-maintained inside roads. Previously, residential societies in Delhi were quite old and low-rise. But, in recent times, Delhi has seen a huge rise in the number of high-rise flats. Most of the newly built gated communities in Delhi provide luxurious amenities we want to enjoy. These societies in Delhi have a clubhouse, swimming pool, gymnasium, jogging track, park, and a kids’ play area.

Delhi has grown tremendously in the last few decades. With the increasing population and demand for residential apartments, Delhi has been extended to the nearby cities, namely Gurgaon, Faridabad, Noida, and Ghaziabad. This entire area is known as Delhi NCR (National Capital Region). However, as the area is huge and covers more than 55,000 sq km, we are restricting this list to the best societies in Delhi.

1. Shivalik Apartments, Malviya Nagar

Located at one of the prime locations in Delhi, Shivalik Apartments is one of the best societies in South Delhi. You will find mostly 2 or 3 BHK apartments in this society. This is a gated apartment complex with low-rise flats. There is a 24×7 security service and CCTV surveillance to keep the residents safe and secured. This society in Delhi also has a 24×7 water supply and power backup, which is essential for worry-free living. Surrounded by trees and a kids’ play area inside the complex, the Shivalik Apartment is definitely counted as one of the best apartments in Delhi for families. Shivalik Apartments is in Malviya Nagar, one of Delhi’s upscale neighbourhoods.

Malviya Nagar is surrounded by other posh localities like Hauz Khas, Saket, and Panchsheel. This neighbourhood has an outstanding infrastructure, great metro, road connectivity, and most importantly, planned green areas. There are several malls, movie theatres, and shopping complexes nearby. Popular places like Select Citywalk, DLF South Court, DLF Place, and Saket Community Centre are within 2 km. Apart from Shivalik Apartments, many other societies, DDA flats, and RWA-managed flats are available in this area.

2. Mayfair Garden, Hauz Khas

Not only South Delhi but Mayfair Garden is one of the poshest societies in Delhi NCR. It is an independent apartment complex inside the Hauz Khas area. Consisting of only 38 apartments with 63 houses, this society is beautifully done with ample green space. Houses in Mayfair Garden are large and spacious, filled with natural light, luxurious amenities, and top-class interiors. You can find 3, 4, and 5 BHK independent houses and apartments here in this colony. Another reason Mayfair Garden is one of the best residential societies in Delhi is its location. Nestled between gardens and parks and the historical Mughal Tomb, this is a great place to live a peaceful life within the capital city.

Mayfair Garden is a gated colony with round-the-clock security and CCTV cameras. This society also has power backup, a kids’ play area, and plenty of greens for jogging or yoga. Most of the apartments in Mayfair society have slit parking with separate servant rooms. Unlike other societies and flats in this area, Mayfair Garden cannot be listed under affordable housing. The prime location, the exclusivity of the society, and the sophisticated interior of each house make this society one of the costliest in the city. If you wish to experience luxurious living and stay in the heart of Delhi, Mayfair garden could be the right choice.

3. DLF King’s Court, Greater Kailash II

Built by one of the prestigious developers in the country, DLF King’s Court is undoubtedly one of the best high-rise apartments in Delhi. Located in Greater Kailash- a popular neighbourhood of Delhi – this urban oasis is designed for luxurious urban living. DLF King’s Court is also close to 435 acres of forest land, known as Jahapanah Garden. This 2.46-acre plush residential complex offers 3, 4, and 5 BHK apartments and townhouses. You can enjoy a great view and greenery with all luxurious amenities if you stay here. From the swimming pool to the gym to the spa, the clubhouse in King’s Court has it all. Needless to say, this society has 24×7 security and CCTV cameras across all entry and exit points.

Greater Kailash II, famously known as GK II, is a premium neighbourhood of Delhi. It is well-connected to all parts of Delhi through roads and the metro. GK II has some of the best schools and hospitals in Delhi and shopping complexes, bars, and restaurants. This area is also one of the economic and business hubs of Delhi, with the GK II Market, Okhla Industrial Area, and Nehru Place.

4. DLF Capital Greens, Moti Nagar

Another residential initiative of DLF India, DLF Capital Greens, is an apartment complex that speaks elegance and high-end living. Located in West Delhi, this society with its high-rise apartments has everything you need for modern living. Surrounded by lush greenery, this 33 acres of gated society has 2, 3, and 4 BHK apartments. Crafted for Millennials, there are 23 towers within this gated community. You can enjoy a luxurious and serene lifestyle here with amenities like a swimming pool, gym, and clubhouse.

Moti Nagar is a popular and green neighbourhood in West Delhi. DLF Capital Greens is in Shivaji Marg in Moti Nagar, a centrally located area connected to all parts of Delhi NCR. There is a metro station close to the society and numerous shopping complexes, malls, restaurants, and reputed schools in this area.

5. Unity The Amaryllis, Karol Bagh

Designed by the Unity Group, The Amaryllis speaks luxury, grandeur, and ultra-modern living. Located in one of the popular shopping and business hubs of Delhi, this society is frequently listed among the best societies in Delhi NCR. Offering 2, 3, 4, and 5 BHK apartments in a gated community, The Amaryllis is a perfect place to live in Delhi. With a movie room, swimming pool, gym, and skywalk, the list of plush amenities in this society is endless.

Karol Bagh, Delhi is famous for its vast market and shopping area, where you get everything. This neighbourhood is also known for its delicious food options. The area has multiple renowned schools and colleges. If you decide to stay in Unity The Amaryllis, you will be well-connected with other parts of Delhi NCR.

6. Shakuntalam Apartment, Dwarka

Shakuntalam Apartment is one of Delhi’s finest housing complexes. It is distinguished by its unique environmental consciousness and commitment to providing the best possible service to its residents. This society offers 2/3 BHK flats for rent at an affordable price.

This Delhi society has amenities such as a children’s play area, power backup, 24 hour water supply, 24 hour security, and rainwater harvesting.

7. Saket Kunj Society

Saket Kunj Society is Saket’s best-gated society. It is situated in a posh residential area in Delhi’s southern outskirts. Saket Kunj’s residential society ranges from two-story houses at the low end of the market to luxury apartments and duplexes that provide a safe and secure environment for all of its female residents. You can also find a 1 BHK flat for rent at an affordable price.

It has features such as power backup, 24-hour water supply, and security.

8. Harsh Apartments, Dwarka

Harsh Apartments spans across 11 acres and features spacious, well-ventilated rooms. Many amenities are available in this beautiful and luxurious gated community. This society has 1/2/3/4/5 BHK flats for rent at reasonable prices.

It is one of the best societies in Delhi with features like a jogging track, CCTV surveillance, rainwater harvesting system, and 24/7 electricity and water supply.

The real estate sector is slated to grow at around 12% in the next few years and has recently received a boost from the government’s plan to provide cheap loans and strengthen housing loan companies. Housing society members have a unique advantage over other types of ownership when it comes to affordability and credibility, hence the frequent buying, selling and reselling of ownerships. At the same time, flats are transferred to heirs, family members, etc on a consistent basis too. This article talks about the society bye-laws for transfer of flat another along with the documents needed for the transfer.

What are the rules or preconditions to transfer flats?

• The member should have completed one year of ownership of the said flat before they can transfer it to another.
• The above condition does not apply to members who get ownership by court order.
• Anyone intending to transfer their flat has to give a 15-day notice in writing to the society.
• The application should have valid reasons for transfer of flat (explained succinctly).
• Documents from both parties (transferor and transferee) are required along with the transfer premium (if applicable), admission fee and transfer fee.

Nomination rules for housing society

After the member gives the prior notice to the society, the Secretary presents it to the Managing Committee in the next general meeting. They have a period of 30 days (to a maximum period of three months) to decide and once the decision is made, they have 8 days to communicate it to the member.

If the Managing Committee finds that the member is not eligible for a transfer based on the bye-laws for transfer of flats, the same has to be communicated to the member with the reason for ineligibility.

If the society fails to correspond to the member regarding his application within 3 months, it would be considered that the application has been accepted and the new member has been admitted to the society.

If the member requires a NOC from the society, the Chairman/Secretary is liable to provide it to the member. If it cannot produce the NOC, the reason has to be communicated to the member.

The society cannot stop the transfer of flat or the membership changing hands for any reason, except if the member has violated compliance rules again and again (such as defaulting on payments, criminal activities, etc.)

Who pays society transfer charges?

It is usually the buyer who pays these charges. The Bombay High Court’s ruling in the Alankar Sahkari case has made it possible for any flat owner or buyer to contest the excessive transfer fee demands made by a society, whether or not they are referred to as a voluntary donation. The dilemma of whether a flat buyer is willing to start bitter litigation with a society where he or she wants to reside for the foreseeable future still lingers, even though the legal options and the legislation have been sufficiently decided. However, members should resist the passing of any such resolution in societies where there is already no resolution regarding charging of transfer premium as voluntary gifts or otherwise, as it is against the letter of the law.

What are the documents required for transfer of flats in society?

Altogether two sets of documents are needed; one from the buyer/transferee and the other from the seller/transferer.

Documents needed from the seller (the one who is transferring the flat)

• Notice to society with clearly written reason for transfer
• Application in the prescribed form with an intention to transfer the flat and shares to the new member/buyer
• Resignation by the current member
• Letter of consent from the buyer/transferee stating he is in agreement with the transfer
• No Objection Certificate from outside financial agency (if applicable)

Documents needed from the buyer/ the one to whom the ownership is being transferred

Application for membership along with an entrance fee of Rs 100.

• Letter of consent from the buyer/transferee stating he is in agreement with the transfer.
• Cover letter that informs the society of the sale/transfer.
• Buyer’s declaration form of undertaking stating the purpose for which the said ownership is being transferred and will be used.
• Transfer form along with the transfer fee of Rs 500.
• Original Share Certificate.
• Housing society transfer premium has to be paid by the new owner at a fixed rate (Rs 25,000) or at the rate which is predetermined at the general body meeting, whichever is less. It cannot exceed the amount decided by the Department of Cooperation or the State government; it may be revised at different times.
• Transfer premium does not apply when the owner is transferring the flat to a family member or between two members of the same society, or when a deceased member’s residence is transferred to a nominated person, legal representative, heir or next of kin.
• Any other declaration which may be prescribed by by-laws or specific rules of the society.
• An undertaking to follow all duties and liabilities of the society.
• Indemnity Bond that indemnifies the society.
• Agreement with proper stamp duty along with a NOC (by bank, income tax department, any other authority if applicable).
• Proof of payment of stamp duty.
• Possession Letter from transferor to transferee.
• NOC from society if the member or buyer is in need of it.

If the society fails to provide the NOC, they can appeal to three committee members or appeal to the Registrar. The society should also provide a No Dues Certificate to both parties so that there is documented evidence that the transfer took place with due diligence on behalf of the original member.

Curd is fermented milk and contains loads of calcium and protein. In addition, it has an abundance of lactobacillus probiotics, potassium, magnesium and vitamin A. Including curd in our daily diet has many proven benefits for our overall health, including hair and skin.

Curd for dandruff control

Curd, when mixed with plant acids like Apple cider vinegar or lemon juice, can be massaged directly on the scalp for dandruff issues. Curd has anti-inflammatory properties which help soothe the scalp, reducing the occurrence of dandruff. The curd probiotics also help with lowering the fungal component of dandruff.

Curd for stronger hair

Vitamin B and zinc, found in milk products, are thought to help maintain the strength of hair shafts. This prevents hair breakage and promotes stronger/ healthier hair.

Benefits of curd on hair

• Curd is used with other hair beneficial products to create a hair mask known as deep conditioning. It is usually used to treat dry or damaged hair, hair dandruff, and itchy scalp to strengthen hair. 
• In areas of excess pollution, a deep conditioning hair mask can save the health of damaged hair.
• It also helps hair damaged due to excessive styling /heat tools and other hair products like hair dyes, colour, smoothening, Et cetera
• Due to its fat content, it helps dry hair – it smoothes hair roughness and frizz. In addition, it helps moisturise your hair and keeps it soft. 
• The lactic acid in curds helps to clean the scalp, clear dead skin cells, cleanse pores/ hair follicles and help the hair follicle growth.

Side effects of curd on hair

• Some people can suffer from allergies when applying milk products like curd to any body part. Therefore doing a patch test before the complete application is always advisable. 
• The fats in the curd can make the hair excessively oily. This might be a concern for people with already oily hair and scalp. 
• Curd masks can have an unpleasant smell. 

How to apply curd on hair?

• Curd can be used along with other known beneficial products for hair and scalp care. You can mix it with other healthy oils like Argan oil, Coconut oil, Jojoba oil, and Almond oil to make hair masks.

  Other healthy products like honey, Aloe Vera, eggs and avocados can also be added to help promote hair health and growth.

How to use curd for hair growth?

It is recommended to discuss hair problems with your dermatologist or a hair care expert before you start using any hair masks.

Used homemade or store-bought curd for making curd hair masks. Do not confuse it with yoghurt. Yoghurt has a lower content of lactic acid and more healthy bacteria. 

• Mix one cup of curd with 2 to 3 spoons of apple cider vinegar and 1 tsp honey.
• Mix well and apply by gently massaging it on the scalp and along the hair shafts. 
• Keep this for 30-40 minutes. Cover with a shower cap if needed.
• Rinse off with a mild shampoo.
•  

Different types of curd masks for hair

Type of hair problem	Mask ingredients
dandruff	curd + lemon + honey
dry and frizzy hair	curd + honey + banana
damaged hair	curd + egg + coconut oil

You need to do a 30-minute-patch test before using any ingredients listed above.

Conclusion

Though the direct application of curd is not a topic of clinical research, it is a widely practised home remedy. The many nutrients of curd, including probiotics and vitamins, provides health benefits. In addition, curd has been used as a skin and hair remedy for ages, without any significant side effects.

Nomination in housing societies is a fairly simple and straightforward procedure that requires basic form filling from the member and registration by the society. There may be a few complications, however, if the member has not nominated anyone while being alive or if the nominee is not the same as the actual legal heir, and there arises a legal dispute.

Let us first list down the types of memberships in a housing society to better understand nominations.

Three main types with context to this topic are:

• Original Member
• Associate Member
• Nominal Member

The original member is the one whose name appears first in the share certificate and is the primary title owner of the property/capital in the society. An Associate Owner is the secondary title owner in the property whose name appears second in the share certificate as a part of the nomination, and is a co-owner or joint owner of the flat/home. Both the primary and associate members have legal rights over the property, hold the right, title and interest in the property individually or jointly.

A nominal member is someone who is nominated either by the primary or associate member and is defined by model bye-laws as a person who does not hold the right, title and interest in the property individually or jointly admitted to Membership as such after registration.

What is the purpose of the nomination?

The most common purpose of nomination procedure is to enlist members’ children/relatives as nominees, who are their legal heirs. If they are minors, they cannot be legally allowed to be the title holders of the ownership. Members also nominate their children’s guardians, close family members who under the circumstances of their death, can be the custodians of the property and look after it until the heirs can legally inherit it. Another reason is to nominate their tenants so that there is an official entry in the society’s registers of them having rented the residence.

Who can nominate?

A mentally fit person over the age of 18 can be a member of a housing society and only a primary or associate member can legally nominate another while being alive.

Who cannot nominate?

• Minors
• Nominees
• Companies (partnership firms, individual firms, LLP, Private/Public Companies, Trust, NGO, HUF, Society)

Who can be nominated?

• Legal heir/ relative/ beneficiary
• A non-legal heir/ beneficiary
• Attorney, custodian
• Any other person deemed fit by the primary and associate members

Who cannot be nominated?

• A deceased person
• A nominee cannot nominate himself
• A non-Indian citizen

Nomination procedure and rules for housing societies

• A nomination application in the prescribed nomination form has to be submitted to the housing society by the original/associate members, naming the person to whom the ownership shall be transferred in the event of their death.
• Bye-laws state that “the acknowledgement of the nomination by the Secretary, shall be deemed to be an acceptance of nomination by the Secretary”.
• The first nomination is submitted for free. Any subsequent revocations/nominations are subject to a fee of Rs 100.
• The nomination is placed before the committee meeting, is checked by the Secretary for anomalies and is recorded in the minutes of the meeting as well as duly registered in the Nomination Register, assigned a serial number with a stamp and signature within 7 days of the meeting in which it was approved.
• An approved copy of nomination is given to the members for their records.
• This entire procedure is to be completed within 2 months.

Actual inheritance with respect to nominations

In most cases, members nominate their own children, siblings, parents or the next of kin to inherit ownership of their property. Whenever a nominated person is not a legal heir, he is most likely a trustee or custodian who is required to look after the property and usually, a will exists in which the original member/ associate member name the heir. A nomination serves as a useful document so that the society/bank/insurance etc. can understand whom to hand over the property when the member dies. However, in situations where the nominee is not the same as the legal heir, or if the member has nominated a non-legal heir, there may arise a complex dispute that can be solved by the intervention of the court. The society usually hands over the property to the nominated person, if the legal heir claims otherwise, the matter lies in the hands of the court. The society should, therefore, do its due diligence in transferring the property as per the recorded nomination. Only when the member dies without nominating anyone, does the society invite claims and objections after putting out a notice in the newspapers and then thoroughly investigates the rightful claimant of the property, although in such circumstances too, sometimes the court of law can help determine proper heir.

How to do nomination of property

Once the registration is over, you become the sole owner of the said property. After this, you could execute a will in favour of the person you want to turn into a nominee. This means that it would come under effect after, due to an unfortunate turn of events, something happens to you. After that, they would become the sole owners.

Societies try to dot the i’s and cross their t’s when it comes to record-keeping and paperwork, but there are some hits and misses every now and then. Many societies forget to (or simply don’t know that they have to) issue share certificates of society to their members on time or use the housing society share certificate transfer form at the time of resale.

Here’s all you need to know about the share certificate of housing society format and the society share certificate transfer procedure.

What is a housing society share certificate?

A society share certificate is a legal certification given by a housing society that a certain member is the registered owner of shares in the cooperative housing society. It is to be given to the member free of charge. Model bye-laws state that, “Share Certificate, prescribed in bye-laws, bearing distinctive number and indicating the name of the member, the number of shares issued and the value paid thereon, shall be issued by the society to every member for the shares subscribed by him, within six months of the allotment of the shares.” The Registrar decides at the time of the society’s registration the total authorized capital, which is divided into Rs. 50 per share, and share certificates are distributed to the members. The member is issued 10 shares (worth Rs 500), as the total share capital need not be the same as the actual number of shares issued.

Why do you need a society share certificate?

While your sale deed is the proof that the property has been legally transferred in your name, a share certificate is legal proof that you are the rightful owner of the co-operative housing society’s shares. The managing committee must issue share certificates after due diligence. According to the society share certificate rules, in the case of a transfer, the share certificates should be issued to transferee within a period of one month of receipt of the instrument of transfer by such Company.

Checklist for issuing the society share certificate

• The society share certificate has to be collected by the member himself in person.
• The member’s property should be clear of lieu.
• The conveyance deed from the builder should be in possession of the society.
• Every housing society’s share certificate should have the seal of the society and be signed by the Chairman, the Secretary and one member of the committee, and authorised by the committee before being issued by the Secretary.
• The name and the order of names (for primary/associate member) should appear exactly as it is on the original sale agreement between the member and the builder.
• The member has to indemnify the society against any loans against its name, finish any paperwork and clear any arrears that have to be paid to the society.
• The society has to ensure that the member provides an indemnity bond stating that he has not transferred the share certificate to anyone else or created any charge or mortgage on the share certificate in favour of any bank, employer, any person or finance agency.
• The member has to present the original sale agreement while collecting the housing society share certificate.

Transfer of share certificates in case of a resale

In case of a resale, if a person needs to transfer the share certificate, all of the paperwork and necessary requirements pertaining to the transfer of shares must be completed on time. It is the new member who needs to pay the transfer premium and ensure that all the dues are cleared by the previous homeowner.

In case of transfer/resale, the original share certificate has to be given to the society along with the other documents needed. If the share certificate is being transferred to a new member after resale, they have to finished all paperwork prior to handing the share certificate, including the required transfer of shares procedures.

When the ownership of the shares is being transferred to another person, the new member has to pay the transfer premium, produce applications/documents required by the society while it has to ensure that no dues are pending by the former member. In the event of the death of the original member, the heirs have to apply within 6 months of the death for the share transfer to the nominee, along with the issuance of a new share certificate of the society.

Readymade share certificate booklets are available online, from housing federation offices or at book printing agencies.

If the members’ arrears are duly paid, and the documents requested by the society are submitted in proper condition, the society MUST issue the share certificate within the prescribed time limit after allotment of actual shares. If not, the member has the right to file a legal notice/injunction against the society.

Issuing a duplicate housing society share certificate

It is advisable to keep your original housing society share certificate in pristine condition in a safe place. Getting a duplicate society share certificate is not as simple as walking into the society’s office and getting a duplicate copy on the same day. If your share certificate is soiled, misplaced, stolen, destroyed, or lost, you can ask your housing society to issue a duplicate share certificate after following the procedure.

1. File an FIR at the local police station, registering a report that the original share certificate has been lost, misplaced or stolen. Retain the copy of FIR acknowledged by the Police.
2. Send a written application to the society stating that the original has been lost, misplaced, stolen (is not traceable) and request the society to issue a duplicate share certificate. Also, attach the acknowledged copy of the FIR with the application.
3. Submit an indemnity bond of Rs 200 to the society, indemnifying the society of all cost/ results of issuing a duplicate share certificate. The Indemnity Bond should be duly notarized and attached along with the application and FIR copy.
4. Once the society receives the application, it is placed before the managing committee in the next general body meeting. In the same meeting, the society examines the application and attached paperwork and approves the request for a duplicate share certificate.
5. The society puts out the notice on the society’s notice board and also published notices in two local newspapers (with respect to issuing a duplicate share certificate).
6. The society waits for 15 days for any objections after putting out the notice on the society’s notice board and the advertisement in the newspapers.
7. If no objections are raised, the society issues a duplicate share certificate to the member. The cost of publishing notices in newspapers has to be borne by the member.

FAQs on housing society share certificate

What is the importance of share certificate in housing society?

The ownership of a share certificate is extremely important for a property owner in a cooperative housing society. It acts as a legal document for your rights as well as proves the allotment of shares of that society on your name.

How do I get a share certificate from society?

As a resident in your cooperative housing society, you have to apply for share certificate as per Cooperative Housing Society Act of your state.

What happens if society does not transfer share certificates?

If the housing society refuses to issue a share certificate to member, then he/she can file a legal notice against the housing society if there is no pending bill.

When can society issue share certificates?

After verification of all the submitted documents, society has to issue society share certificate with in 6 month from the date of shares allotment.