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Showing posts with label HBA. Show all posts
Showing posts with label HBA. Show all posts

Friday, December 28, 2012

House Building Advance to Central Government Employees



House Building Advance to Central Government Employees
1. The Scheme of House Building Advance to Central Government Employees is aimed at providing assistance to the Government employees to construct/acquire house/flats of their own. The scheme was introduced in 1956, as a welfare measure. Ministry of Urban Development & Poverty Alleviation act as the nodal Ministry for the same.
2. House Building Advance is admissible to all those temporary employees also who have rendered 10 years of continuous service. The Ministries/Departments are delegated powers to sanction House Building Advance to their employees in accordance with the House Building Advance Rules.
3.With effect from 27-11-2008, the following provisions of grant of  House Building Advance shall be in operation, until further orders:-
(i).The maximum limit for grant of HBA shall be 34 months'  of pay in the pay band subject to a maximum of  Rs. 7.50 lakh or cost of the house or the repaying capacity whichever is the least, for new construction/purchase of new house/flat.
(ii).The maximum limit for grant of HBA for enlargement of existing house shall be 34 months' pay in the pay band subject to a maximum of Rs. 1.80 lakh or cost of the enlargement or repaying capacity, whichever is the least.
(iii).The cost ceiling limit shall be 134 times the pay in the pay band subject to a minimum of Rs.7.50 lakh and a maximum of Rs.30 lakh relaxable up to a maximum of 25% of the revised maximum cost ceiling of Rs.30 lakh.
4. The rate of interest on House Building Advance is between 5% to 9.5% ,depending on the loan amount.
5. The repaying capacity of Govt. servants who have more than 20 years of remaining service has been revised from 35% to 40% of pay. (Pay means pay in the pay band).
6. The salient features of House Building Advance Rules are as follows-

1. ELIGIBILITY
  • Permanent Government employees.
  • Temporary Government employees who have rendered at least 10 years continuous service.
  • To be granted once during the entire service.
If both the husband and wife are Government of India employees and eligible for HBA, it shall be admissible to only one of them.
2. PURPOSE
HBA is granted for:
1.    Constructing a new house on the plot owned by the official or the Official and the Official's wife/husband jointly.
2.    Purchasing a plot and constructing a house thereon.
3.    Purchasing a plot under Co-operative Schemes and Constructing a house thereon or acquiring house through membership of Co-operative Group Housing Scheme.
4.    Purchasing /construction of house under the Self-Financing scheme of Delhi, Bangalore, U.P., Lucknowetc.
5.    Outright purchase of new ready-built house/flat Housing boards, Development Authorities and other statutory or semi-Government bodies and also from private parties.*
6.    Enlarging living accommodation in an existing house owned by the official or jointly with his/her wife/husband. The total cost of the existing structure (excluding cost of land) and the proposed additions should not exceed the prescribed cost ceiling.
7.    Repayment of loan or advance taken from a Government or HUDCO or Private source even if the construction has already Commenced, subject to certain conditions.
8.    Constructing the residential portion only of the building on a Plot which is earmarked as a shop-cum-residential plot in a Residential colony.
* Private party means registered builders but not private individuals.
3. CONDITIONS:
a) The applicant or spouse or minor child should not already own a house in the town/Urban agglomeration where the house is proposed to be constructed or acquired.
b) The title to the land should be clear. The land may be owned either:

- by the Government employee; or

- jointly by the Government employee and spouse.
c) COST CEILING                                           
134 times of pay in the pay band subject to a minimum of Rs. 7.50 lakh and a maximum of Rs.30 lakh
Administrative Ministry may relax the cost ceiling   to 25% of cost ceiling mentioned above in the individual cases on merits.
(Effective from 27th November, 2008)
d) AMOUNT OF ADVANCE:
  • will be the LEAST of the following:-
(i) 34 times the pay in the pay band.
(ii) The cost of construction.**
(iii) Rs. 7,50,000/- ***
(iv) Repaying Capacity.
** 80% of cost in rural areas.
*** Rs. 1,80,000/- in case of enlargement of existing house.
e) REPAYING CAPACITY:-
Repaying Capacity is computed on the following basis:-
S. No.
Length of remaining service of the applicant.
Repaying Capacity
1.
Retiring after 20 years.
40% of pay @
2.
Retiring after 10 years but not later than 20 years.
40% of pay @ plus 65% of * Retirement Gratuity
3.
Retiring within 10 years
50% of pay @ plus 75% of * Retirement Gratuity.
@ Pay means pay in the pay band
4. DISBURSEMENT OF ADVANCE:
S. No.
Purpose of HBA
Disbursement
(1)
(2)
(3)
(i)
For construction/enlargement (single or double storeyed).
50% -



50%
on execution of mortgage deed 

on construction reaching plinth level (Ground Floor).
(ii)
For purchase of land and construction (Single storeyed)
40% or - 
actual cost



30% -

30% -
for purchase of plot on execution of agreement and production of Surety Bond.

On execution of Mortgage deed.
 

On construction reaching plinth level.
  
(iii)
For purchase of land and construction (Double storeyed)
35% or actual cost



32.5% -

32.5% -
for purchase of plot on execution of agreement and production of Surety bond.

On execution of the mortgage deed.

On construction reaching the plinth level.
  
(iv)
For purchase of ready built house/flat
100% - in one lumpsum.
(v)
For acquiring flat/house from Co-operative Group Housing Society.
20% -



80% -
Towards purchase of land by the Society.
in suitable installments on receipt of demand (pro-rate basis)
(vi)
For purchase of flat under SFS of Development Authorities etc.
No payment for initial registration Deposit.
May be released in not more than 5instalments. But the fifth and finalinstalment should not be less than 10% and is to be released for making final payment.
5. TIME SCHEDULE FOR UTILISATION OF HBA:
S. No.
Purpose
Time limit
(a)
Purchase of registered plot on which construction can commence immediately.
Sale deed to be produced within 2 months.
(b)
Purchase of ready built house.
Acquisition and mortgage to Government to be completed within 3 months.
(c)
Purchase/construction of new flat
Should be utilised within one month of sanction.
6. REPAYMENT OF ADVANCE:
The recovery of advance shall be made in not more than 180 monthly installment and interest shall be recovered thereafter in not more than 60 monthly installments. In case Government servant is retiring before 20 years, repayment may be made in convenient installments and balance may be paid out of Retirement Gratuity.
7. INTEREST
The rate of interest on Housing Building Advance with effect from 1st April, 2003 are as follows:-
S. No.
Amount of Advance sanctioned to a Government Servant
Rate of Interest on HBA (Per Annum).
1.
Upto Rs. 50,000/-
5%
2.
Upto Rs. 1,50,000
6.5%
3.
Upto Rs. 5,00,000/-
8.5%
4.
Upto Rs. 7,50,000/-
9.5%
8.COMMENCEMENT OF RECOVERY:
Construction of a house or enlargement of living accommodation
* From pay for the month following the completion.
Or
The pay for the 18th month after date of payment of the 1st installment, whichever is earlier.
Purchase of land and construction.
* From pay for the month following the completion of the house.
Or
The pay for the 24th month after date of drawl of instalment for purchase of land, whichever is earlier.
COMMENCEMENT OF RECOVERY (CONT'D):
Ready built flat.
* Pay for the month following the month in which advance was drawn.
Purchase of Flat under SFS from Development Authority/Housing Society.
* From the pay for the 18th month after date of payment of 1st instalment.
* The sanctions of HBA should invariable stipulate a higher rate of interest at 2.5% above prescribed rates with the stipulation that if conditions attached to the sanction are fulfilled, rebate of interest to the extent of 2.5% will be allowed.
9. CREATION OF SECOND MORTGAGE:
The Government servants who have obtained HBA from the Government may be permitted to create a second charge on the property provided they obtain prior permission of the Head of the Department and the draft deed of second mortgage is submitted to the Head of the Department for scrutiny. Such a second charge may be created only in respect of loans to be granted for meeting the balance cost of houses/flats byrecognised financial institutions.
10.PROVISIONS FOR SAFE RECOVERY OF HOUSE BUILDING ADVANCE:   
(i). As a safeguard of the House Building advance, the  loanee Government employee has to insure the house immediately on completion or purchase of the house, as the case may be, at his own cost with Life Insurance Corporation of India and its associated units.   The house/flat constructed/purchased with the help of House Building advance can also be insured with the private insurance companies which are approved by Insurance Regulatory Development Authority(IRDA).  However, the insurance should be taken for a sum not less than the amount of advance against damage by fire, flood and lightning, and has to be continued till the advance together with interest is fully repaid to Government.
(ii).The house constructed/purchased with the help of House Building Advance has also be mortgaged in favour of the President of India within a stipulated time unless an extension of time is granted by the concerned Head of the Department. After completion of the recovery of the advance together with interest thereon, the mortgage deed is re-conveyed in a proper manner.
Source : http://www.staffcorner.com/

Monday, November 14, 2011

Benefit of HRA for the purpose of Income Tax

House Rent Allowance, or HRA, is a major component of your salary. This is given by an employer to an employee to meet the cost of renting a home. As a salaried employee you can claim a tax exemption on such an amount. But there are certain conditions that you need to understand to claim such exemptions.
How is the exemption on HRA calculated?
The tax exemption on HRA is computed as the minimum of following three conditions: i) Actual HRA as per you pay slip; ii) 40%/ 50% of your basic salary; iii) The rent amount minus 10% of the salary
If you stay in a metro —Mumbai, Kolkata, Delhi or Chennai — your HRA would be 50% of your salary. In other cities/towns, it would be 40% of salary. For example, if your salary is Rs 40,000 and you live in Mumbai, HRA would be Rs 20,000 (50% of the salary). Let’s assume that you a pay a rent of Rs 15,000. The amount of rent paid minus 10% of the salary is Rs 6,000. The least of these is Rs 6,000, which would be taken as the HRA exemption. Hence the balance (i.e. rent minus HRA exemption) Rs 9,000 will be taxed.
When can you claim exemption on HRA?
You can claim exemption on rent given to parents. For example, you live with your parents and pay them rent. This would technically make your parents the landlords. In such an case, one of your parents should declare the rent paid by you in his/her personalincome tax return to prevent litigation in future. However, you cannot claim exemption on rent paid to your spouse. Tax experts say that the relationship between a husband and wife is not commercial in nature and they are supposed to stay together.
You should provide your employer with accurate rent information so that the company can credit you with the eligible amount of relief before deducting tax at source. Another alternative is that you can also claim such exemption when you file the tax return and seek a refund.
If you receive HRA for the period during which you were not occupying a rental accommodation, then you can’t claim any tax exemption. In all cases it is advisable for you to maintain rent receipts as they are the only proof for rent payments.
Is your landlord an NRI?
According to Section 195, all Indian income of an NRI is subject to TDS. This rule applies to rent too. Any resident Indian is subjected to TDS for rents of over Rs 1.20 lakh per annum. But if you have rented a house from an NRI landlord, the onus is on you to deduct tax at source and pay it to the government. The TDS is a flat 30.9%.
When can you enjoy the twin benefits of home loan and HRA?
If you have taken a home loan to buy a house, say, in Mumbai, but you reside in another city, you can get tax benefits on your housing loan.
If you have bought a house but stay in a rental accommodation in the same city because your house is not ready for possession, you are entitled to tax benefits on HRA. You can claim tax benefits on the home loan only if your home is ready to live in during that financial year. Once the construction on your home is complete for possession, the HRA benefit stops.
However, if you have bought a house by taking a home loan and stay in a rented accommodation after giving you house on rent, you will be entitled to all the tax benefits mentioned above.
Rent-free accommodation vs HRA
The government had announced the new perquisite rules in December 2009, which are effective retrospectively from April 1, 2009. The value of the perquisite determined in case of furnished accommodation is 10% per annum of the cost of furniture if owned by the employer. In case of hotel accommodation, the perquisite value is to be determined as 24% of the salary paid or payable or actual hotel charges paid by the employer, whichever is lower, for the period during which such accommodation is provided to the employee.
So under the new rules, should one opt for rent-free accommodation or claim exemption on HRA? You should take a decision keeping in view your requirements, salary level, perquisite value and the tax impact.

Courtesy : http://tkbsen.com

Monday, August 15, 2011

How to compute your home loan eligibility ?

The eligibility of a housing loan is determined on the basis of borrower's repayment capacity, which, in turn, depends upon his income and other factors such as age, qualifications, number of dependents, stability and continuity of the income.
Besides the proposed owners in respect of which he is seeking financial assistance will have to be co-applicants.
However, all co-applicants need not be co-owners. Income of the spouse can also be clubbed if he/she has been made the co-applicant. The housing finance company can consider all the income accruing to the applicant on a monthly basis, i.e. all the recurrent credits (basic salary, HRA, other allowances but not the lta and medical), any rental income that he is getting and the savings in rent payment which might accrue to him on account of his moving from a rented dwelling to self-occupied property.

In short, the calculation will be as per the applicant's net cash inflows, less expenses and commission for the salaried class, and as per his profit-and-loss account for the self-employed or a private company (net profit + 2/3rd depreciation+ directors' remuneration).
An example: an individual has a salary of rs 3,00,000 p.a. taking all factors into consideration, an hfc decides that the individual has an annual repayment capacity of 1/3 of his income, meaning rs 1,00,000. this would work out to emi capacity of about rs 8300 per month.
Once the emi capacity of the person has been estimated and the tenure of loan repayment is known, the hfc decides on the amount of the loan it can provide to a person. this is done with the help of an emi table. In this case let's take the repayment schedule as a period of 10 years. going by his emi capacity of rs 8300, this individual can go for a loan of about rs.5 lakh for a period of 10 years. Here the emi works out to rs 8145 per month at 14.5 per cent compound interest rate on the annual, rest on a loan of rs 5 lakh. Some hfcs have plain vanilla deals for professionals such as cas, doctors, mbas and architects: it is 1-2 times the gross receipts.
It also depends on the purpose for which the house loan has been taken. It can be for purchase, construction, extension or renovation of the house property. It is also dependent on the tenure that the person requires the loan for.

Source: Economic Times

Tuesday, August 02, 2011

Reconveyance for House Building Advance

Reconveyance:-

After the advance together with interest thereon is repaid in full , the property mortgaged to the Govt. will be reconveyed to the official in the prescribed format [Form No.7 - Vide Rule 8 (d)].

The reconveyance deed shall be executed by this Head of department who ge'nerally accepts the mortgage deed on behalf of the President.

Registration of reconveyance deed is compulsory.

The Expenses in connection with the exection and registration of the reconveyance deed shall be borne by the official concerned.

After the reconveyance deed has been executed and registered, it shall be made over to the concerned along with the mortgage deed, sale deed and other documents deposited by the official.

In case of Govt. servant dies interest and the advcance is recovered from gratuity or otherwise, reconveyance may be made to the heir. If there are more than one legal heir reconveyance can be done in favour of one them, after obtaining no objsction affidavit from others.


Source: cgstaffnews