Aug 1, 2012

The real Investment of your savings




It all started…
In ancient times precious metals like Gold and Silver acted as the currency. Which is why we see that the ancient coins were made of precious metals. And there was no need for anybody to make a promise about the value of a Gold coin because the coin in itself contained precious Gold, unlike today’s paper currency.

I promise to pay…
And then came the promissory notes, which were the ancestors of today’s currency notes. Here, people used to deposit the precious metals they had with a trustee who in turn used to issue them a promissory note mentioning in it the worth of the Gold it represented. Then anybody who gave this note to the trustee would get back Gold worth the value mentioned in that promissory note. The trustee in turn would charge a small amount to the people for safeguarding their Gold assets.
Slowly instead of using actual Gold to purchase goods people started using these promissory notes instead. Different denominations of these notes came into existence. These were the initial days of currency notes, which is why even today you see on our notes a promise by the reserve bank (today’s trustee) about the value of that currency note. But then today these notes are NOT supported by Gold or any other precious metal. Howz that possible? Read on…
The promissory notes became popular because it meant carrying a simple piece of paper instead of heavy metals. It not only reduced the carrying burden, but also protected people from thieves who could otherwise easily detect that you were carrying Gold/Silver.
Over a period of time the trustees observed that most of the people who had deposited the Gold with them were not coming back to take back the Gold, and instead simply kept circulating the promissory notes, much like today’s currency notes. So the trustees thought why not issue more promissory notes than the amount of the Gold reserves they had? And thus was born the concept of modern currencies and the banking system.

Deposited money exits through backdoors
Banks in those days simply issued more promissory notes than the amount of Gold they had, based on a simple faith that all their depositors wont come and demand their Gold back all at the same time! Imagine a bank which had 100 kg Gold in deposits and which had issued promissory notes for 200 kg of Gold. If all its customers came at the same time demanding their Gold back, then the bank would go bankrupt! But that doesn’t happen unless and until the bank loses the faith of its customers. So based on the faith that the overall amount of Gold withdrawn would always be little comapred to the overall amount of Gold deposited, Banks started overstating their Gold deposits.
What the banks did with those extra promissory notes was to lend loans and earn interest. This is how the banking systems as we know today came into existence. And this is what is practised by banks today in the name of fractional reserve banking . In other words, the banks today keep only a fraction of the customer deposits in reserves, and lend out all remaining money as loans to earn interest. The interest on the loans would be more than the interest paid by the banks for your deposits and thats how banks make profit. Your deposits are nothing but loan offered by you to bank for which bank pays a small interest, and in turn lends that money to others for a higher interst rate.
So if the borrowers don’t pay back the loan amount, then your money is gone! And that is what is exactly happening in US today in the name of Sub-prime crisis. Borrowers have defaulted, banks have gone bankrupt and so have the investors! Lehman brothers was just an example, and AIG was bailed out by the US Government because it was too big to be allowed to go bankrupt! The current US subprime crisis threatening the global economy is nothing but Banks being unable to recover the billions of dollars of depositors’ money which it had given out in the form of Bad loans.
And how does the US Government bail out big bankruptcies? Simply by printing more dollars !In fact Billions of it!
The question is why can’t other countries simply print more of their currencies and be rich? Because there will be no takers for mere paper. Currency being a piece of paper has to be supported by something which is really valuable, like the earlier Gold system. So what is supporting the US dollar then? Read on…

Post World War II – US Strategy
After the second world war most of the world economy was devastated. Most of the world’s Gold reserves had ended up in US as all countries required US help to rebuild themselves, the same way they needed US weapons prior to that. It should be noted that US mainland was not at all affected by the second world war and there have been conspiracy theories about Pearl Harbor, the same way there have been conspiracy theories about 9/11 . UK had been the world leader till then, but now was desperate for help after the devastating world war. It had enough of its own business to mind and hence declared independence to countries like India which were becoming unmanageable and which had already been looted to its core by the British. The empire on which the Sun never set had started shrinking to see its Sun setting. Britain’s prominent industries had been destroyed by the war and it badly needed aid. It wasn’t able to import more than half of its food and all raw materials, probably except Coal.
At the same time US had the ambition to replace UK as the world economic power. At the end of second world war there was already great inflation in US and there were strikes in all major US industries like automobiles, steel etc. So US desparately wanted unhindered access to markets across the world to get cheap stuff to fuel its own economy. US agreed to give a loan worth 3.8$ dollar to UK provided it entered into a new trade agreement with US. And thus was born the Bretton Woods agreement which paved way for the creation of
IMF, World Bank and laid foundation for the world domination of the US dollar. Prior to this agreement US and UK combined controlled over half of the world’s trade, and this agreement ensured that US entered UK markets. It should be noted that if not for the devastating effects of world war II on british economy, the british pound would have been today’s dominant currency. It was infact a dominant currency in the world prior to world war II.

Bretton Woods Agreement
US entered into this Bretton Woods agreement with UK and rest of the world nations after the world war in 1945. According to this agreement all member countries had to trade their currencies against US dollar instead of against Gold or other currencies, and US dollar itself was promised to have a fixed value in terms of Gold. In other words, by this agreement US dollars became the new promissory notes of the world economy! So a country need not worry if it didn’t have enough Gold to support its currency, all it had to do was to buy US dollars, because US promised its dollars to be supported by Gold!
Now, what would a country do when it had a currency deficit? Well, it can take loans from the newly formed IMF and World bank(then known as IBRD), which would obviously be in terms of US dollars. In return for this loan IMF (on behalf of US) would set up rules and regulations on that country’s economy, so as to favor the US (in the disguise of helping that country overcome its crisis) and would put that country’s economy under IMF surveillance. The US owned one-third of all IMF quotas, more than enough to impose its rules and to veto any change it disliked in the IMF.
To pay back the IMF loans (in US dollars) a country had to export its goods and services to US so as to earn US dollars. Even otherwise, countries wanted to earn US dollars since it was the default global currency for international trade in the non-communist (non-soviet) block. So all countries started selling their products to US for cheap prices, since they had competition amongst themselves. This ensured that US got best of the world products for lowest prices. And in the process US economy and consumerism boomed because they got cheap goods of great quality from all across the world! Pegging of world currencies to US dollar ensured that the value of US currency remained stable and hence there was no inflation in US and things became available for throw away prices. That’s how US consumerism was fuelled and continues to be fuelled even today.
While in the third world countries people think a thousand times before throwing out something, in US it is the world’s largest amount of garbage produced everyday, simply because in US its cheaper to buy than to reuse. Things are(were) cheap in US at the cost of the rest of the world because rest of the world compete(d)s to sell their goods to US, just to earn US dollars, since it was supported by Gold. In other words US dollars had the greatest purchasing power, thanks to the Bretton Woods system. In return for making this agreement happen, US gifted its european friends with its Marshall Plan , where in the european countries received aid in terms of grants instead of loans to rebuild their economies. US offered a similar Marshall plan to the communist states led by USSR but was rejected by the Soviets who were well aware of US ambitions to dominate the world economy.

Nixon Shock
All this went fine till one day the flaw in the system came out. US had created a Pax Americana system in the world, where every developing economy had this goal of exporting its goods and services to US to earn more dollars. US continued to print dollars left and right and kept distributing it to all countries to fuel its hungry consumers. But then according to the agreement the dollar was being supported by a promised denomination of Gold. But printing more dollars is not same as mining more Gold! And hence insufficient supply of Gold broke the system.
While US dollar had a fixed value against Gold which was artificially set just to enable US to print more dollars, the price of the Gold in the open market was much higher than the Gold supported by an US dollar! In other words, if Gold of amount x was available for a dollar, the same Gold x cost 3 dollars in the open market!
This meant countries could now use their piled up US dollars to get back cheap Gold from US government (since US had promised fixed amount of Gold to its dollar according to the Bretton Woods agreement), and then sell it in the open markets for higher prices! Just imagine all the countries that had kept piling up US dollars, now opting to give it back all, in return for the promised Gold. Well, this happened on March 17 1968 (along with violent protests in London the same day against US involvement in the Vietman war) and US looked blank! Where is so much Gold? US had Gold reserves to support only 22% of the dollars it had printed so far! What about the rest, and obviously US cant give away all its Gold and go bankrupt on its own either. 
Thus came the Nixon Shock in 1971 on 15th of August when the then US President Nixon simply refused to pay Gold for US dollars anymore! He didnt even consult IMF before announcing his decision. In other words, entire world economies collapsed since their millions of dollar reserves were worth nothing more than a bundle of paper! If any other country had done this to US, then US would have nuked it out of existence, but since it was the great military power of the world that had defaulted, all other countries had to keep quiet.
Once the US refused to pay Gold for its dollars, the world entered a floating exchange rate system, where the markets decided the exchange rates based on demand and supply principle for currencies. While the US dollar was supported by Gold, other currencies were held weak in respect to US dollars so as to facilitate cheap imports to US. Now that the US refused to pay Gold for its dollars, its economy came down as other countries stopped buying its dollars since it was no more than a piece of paper now. So to boost US economy, US had to now export goods instead of importing them. Gone were the days when US could buy anything and everything just by printing more dollars. So, Nixon heavily devalued US dollar to allow US exports to other countries, so that US economy could get a boost. He even imposed 10% import duties so as to discourage cheaper imports which would harm local industries.

Enter Petrodollar
But how long could US be without a strong dollar? Absence of a strong dollar meant US would have to compete with other countries on an equal floor and dollar would no longer be a dominating world currency. This would remove economic US advantage in the world since there would be no demand for US dollars across the world, and if there is no demand to US dollars then why will countries prefer exporting their products to US only? And if that doesnt happen then how to fuel US consumerism?
It should be noted that it is the consumerism that fuels more buying which in turn fuels innovation, provides funds for further research and hence leads to growth of science and technology.
So between 1972 and 1974 the then US president Nixon held a series of meetings with Saudi Arabia, the world’s largest oil exporter, and struck a deal where in US would provide technological and miltary assistance to Saudi, and in return Saudi had to trade its oil exports only in terms of US dollars. Now this resulted in two major advantages for US. One, all countries which import oil have to pile up dollars, since only dollars are accepted by oil exporting countries. This was because once Saudis agreed to trade oil in terms of dollars, even OPEC (the organization of petroleum exporting countries) agreed to trade oil only in terms of dollars. So oil importing countries again started to trade with US and started selling their goods and services at throw away prices just so that they could earn dollars to enable them to buy Oil. So all oil importing countries started to build up dollar reserves, and this boosted US consumerism, bringing back the world currency status to US dollar, this time supported by Petroleum instead of Gold, and hence the term Petrodollar.
The second advantage to US from the petro-dollar was it could simply print more dollars to buy the oil it needed, and hence petroleum became available in US at throw away prices, and this is what made owning private cars almost one per head, cheaper in US. Without petroleum being not just affordable, but cheaper, there was no way that a giant automobile and airlines industry could have come up in US. Now that the US dollar is losing its value again, the effects of increased petroleum costs on US roads is becoming evident.
As described in earlier articles Iraq was invaded simply because Saddam Hussein had started accepting Euros instead of dollars to sell Iraqi Petroleum. This was a master blow to US economy and hence Iraq was invaded. The WMD which Saddam had was none other than Oil. After US invaded Iraq and dethroned Saddam the first thing it did was to revert back oil exporting currency of Iraq to dollars. Similary Iran is being threatened by US not because it has started Uranium enrichment programme but because it has started accepting Euros instead of dollars. Similarly Russia has started accepting its own Roubles instead of dollars to boost its own economy. Venezuela is also switching to Euros to export its Oil.
Iran, Venezuela and Russia account for about 25% of world oil exports, and if they do away with dollars, then there is a serious threat to dollar stability, and would lead to serious inflation and recession in US. UAE central bank has said that it will convert 10% of its dollar reserves to Euros. Even Kuwait and Qatar have hinted at the same. Sweden has brought down its dollar reserves from 37% to 20%. If there are no buyers for dollars, why will countries export their goods to US, what will they do with the dollars paid to them?
Biggest threat to US economy today is China which is sitting on world’s largest dollar reserves. If it releases those billions of dollars it holds in its reserves, then US economy will simply collapse. At the same time, the dollar reserves are a threat to China itself, for if dollar value comes down due to some other reasons, then Chinese collection of dollars would be mere paper notes. Slowly the ground below the internation dollar shaking, and shaking violently . It simply means US will have to go for a major war to bring back the world economy into its hold again. The target can be Iran, North Korea, Pakistan, anything and it has no ideological basis. It is the military might which fuels the economic might and vice versa. When one is under threat, use the other to recover. Its as simple as that.

What Promise?
By the way, today’s paper currencies have no inherent value in them. Even though the Reserve Bank promises to pay the value mentioned in the notes, consider inflation. What you get for 100 Rupees today, if you have the same 100 Rupees three years from now its value will be less worth than what it was when you earned that 100 Rupees. So where is the promise? What is the promise all about?
Note that your money is not supported by any Gold or Oil. Its just a piece of paper. The moment you earn money convert it into something which has real value. For instance, buy Gold or invest in real estate. Because these things have real value in them. If you just end up saving your 10000 Rupees in a bank account, 5 years from now its value would have reduced due to inflation and would be worth probably only 7000! Understand the economics of money and play safe. Dont save money as cash, other than for the minimum amount required to face any eventual emergencies.

Jul 30, 2012

5 common errors to avoid when filing tax returns!


The end of July rush is the expected norm every year, when tax returns need to be filed! Most people wake up to the need of filing income tax returns only around this time! The IT department has over the years introduced many measures, which take advantage of the available technology to make the process of filing tax returns as simple as possible. However there are still some areas that require particular care so as to avoid common mistakes in the returns. Online filing of taxes is the most convenient means, which is rapidly gaining acceptance among the tax payers. Additionally there are help booths and kiosks from the IT department as well as private agents who can help you file returns in case you are not tech savvy. A little care and caution while filing the returns will ensure that you do not commit some of the common mistakes detailed below.
One: The Right Form
There are a variety of ITR forms, which may create confusion when choosing the one for your requirements.
§ ITR-1 (Sahaj): This is to be filled by people who have salary, pension, rental income from single property, tax free capital gains and even income from interest.
§ ITR 2: This is applicable for individuals as well as HUF with salary, pension, income from single property, tax free capital gains, income from interest and foreign assets.
§ ITR 3: This applicable for people in partnership firms with salary, interest, bonus, commission, income through capital gains and income from more than one property.
§ ITR 4: This is applicable for individuals as well as HUF who have income from business/ profession with gross receipts of more than Rs. 60 Lakhs per annum. (Even if the gross receipts cross Rs. 60 Lakhs while the total income remains below 8% of that amount , ITR 4 is to be used for filing returns)
§ ITR 4S (Sugam): This is applicable for individuals and HUF with income from business/ profession with gross receipts up to Rs. 60 Lakhs per annum.
§ ITR V: This is not form 5 and is ‘V’ which is an acknowledgement form to be filled for all the categories discussed above.
Two: Typing Errors
Despite the fact that online filing of tax returns allows very little scope for typing errors, there are chances that one may overlook this aspect. Any typing error can have serious ramifications in terms of delaying the refunds if any is being claimed in the returns. In fact it may even result in the non acceptance of the returns and any subsequent correspondence on the returns may not be entertained by the department.
Three: Crosscheck with Form 26AS
Many people are not even aware of this form. Mostly salaried people are concerned with the Form -16 or Form- 16A which they get from the employer as a statement of taxes deducted from source by the employer. There may be cases when the employer has due to an error not reflected all the TDS from your income in the PAN card. The PAN card entry may also be erroneous at times which lead to subsequent complications in the tax calculations by the IT department. The details have to be cross checked from the Form 26AS which will also have an account of the income from FDs in case you have any.
Four: Filling Tax Saving Deductions
This yet another grey area where many people tend to make mistakes. All investments done to save taxes prior to 31st March of that year must be accurately reflected in the columns provided for them. Some common errors in filling these details are:
§ Adding employer’s contribution to PF for deduction under Section 80C. It is only the employee contribution that is eligible for deduction under 80C.
§ Many people add the entire amount paid in home loan EMIs for rebate under 80C and 24B. Only the amount contributing towards the principal of the home loan qualifies for rebate under 24B.
§ Elements such as repayment of educational loan and donations towards charitable institutions are exempt under Section 80E and 80G respectively which many people fail to indicate in their returns.
Five: Acknowledgement Form
Failing to attaché the Form V or the acknowledgement form along with the ITR is a very common mistake that is observed in many cases. The IT department will not accept returns that are not accompanied by the Form V. Additionally for those who are E-Filing returns without an electronic signature; the physically signed Form V must be sent by post to CPC Bangalore to reach within 120 days of filing the returns online. Without this part the returns will not be considered to be complete.
Filing income tax returns is a relatively simple affair these days. However in case of any doubt it is advisable to seek professional help to ensure accurate filing so as to get the refunds due in time without hassles.

Jul 27, 2012

RBI Cuts Charges On NEFT For Transaction Up To INR 10,000


The Reserve Bank of India has announced rationalised charges that banks levy on customers for transferring funds online, through National Electronic Funds Transfer (NEFT). According to the new revision, a new slab of transaction amount upto Rs 10,000 has been created, for online fund transfers. As per RBI notification, now banks can not charge more than Rs 2.50 (exclusive of service tax) for online fund transfer upto INR 10,000. However, charges for transfers beyond Rs 10,000 would remain the same, at INR 5 for transfers between Rs 10,001 to Rs 1,00,000, Rs 15 for transfers between INR 1,00,000 and INR 2,00,000; and Rs 25 for transfers above Rs 2,00,000. The new charges will come into effect starting August 1st 2012.
Value Band (Amount in INR)
Maximum Charges (exclusive service tax)
Up to 10,000
INR 2.50
Up to 10,001 to 1 lakh
INR 05
Above 1 lakh to 2 lakh
INR 15
Above 2 lakh
INR 25
This move is aimed at promoting greater use of the electronic payment system and providing the large number of people being covered under the financial inclusion programme with an efficient and affordable remittance mechanism.
The apex bank said in its notification ‘as NEFT transactions had grown exponentially in the past few years, the benefits accruing on account of increasing volume of transactions could be passed on to the customers through lower charges, boosting greater use of the electronic payment system’.
NEFT is a nation-wide payment system facilitating one-to-one funds transfer. Through this scheme, individuals, firms and corporates can electronically transfer funds from any bank branch to any individual, firm or corporate having an account with any other bank branch in the country participating in the scheme.There is no limit either minimum or maximum on the amount of funds that could be transferred using NEFT. However, the maximum amount per transaction is limited to Rs 50,000 for cash-based remittances and remittances to Nepal. Earlier in July this year, former Finance Minister, Pranab Mukherjee, had asked public sector banks to follow the decision taken by Oriental Bank of Commerce (OBC) to waive all charges for all net based real time gross settlement/NEFT transactions up to INR 1 lakh.
en by Oriental Bank of Commerce (OBC) to waive all charges for all net based real time gross settlement/NEFT transactions up to INR 1 lakh.

Jul 25, 2012

Hurray, Now you can check your PF (Provident Fund) account balance Online



http://members.epfoservices.in/

Over 50 million subscribers of the retirement fund body EPFO can obtain e-passbook along with details of their updated accounts online from Wednesday.
"The EPFO subscribers can get their statement of accounts online from today," Central Provident Fund Commissioner R C Mishra said while addressing a seminar on Employees' Provident Fund Act by the PHDCCI.
In order to avail this facility, the active subscribers would have to register themselves on the EPFO portal by furnishing their account details.
The facility to obtain e-passbook will be available only for active members of the Employees' Provident Fund Organisation (EPFO) and would not be extended to those whose accounts are inoperative, settled or have negative balance.
The members of exempted provident fund trusts regulated by the EPFO, too will too not be entitled for this facility through its portal.
The e-passbook will also have additional information like name, date of birth and account number.
Mishra also informed that the EPFO is in the process of introducing the facility of online settlement of provident fund claims in a couple of months.
At present, the subscribers who are either superannuated or applied for withdrawals, can apply only manually and is time consuming.
As per the EPFO citizen charter, such claims should be settled within a month, though it takes longer than that.
Mishra said in order to provide the facility of online application of claims, EPFO would require a central database. At present, all regional EPFO offices maintain their database separately.
"These works including fund transfers, settlement of PF accounts and withdrawals constitute over 80 per cent of our work," he said, adding online claim settlement will save time and improve efficiency.

Jul 15, 2012

How to repay your home loan with ease!



When saving for a home loan, plan on increasing the down payment over and above the limit that needs to be paid
RBI recently brought in a new ruling effective from February of this year to curb property values being inflated. Accordingly stamp duty, registration and other taxes like VAT and service tax will be excluded when property value is considered for determining the loan amount. This means the borrowers need to pay it as part of their down payment! This news should not be taken in the negative light by the borrower. It’s actually a blessing in disguise. Why? The more the down payment the lesser the loan amount and hence lesser the interest cost. In fact, a borrower should strive to increase the down payment as much as they can afford to save on interest cost and the time to repay the loan, helping him become the complete owner of the house without having to wait it out for 20 or more long years.
Timing the purchase of a property to land a good deal at the right time
It is a good idea to choose a time when builders try and promote the sale of property with attractive discounts. This typically happens during the period before interest rates begin the downward trend, when builders like to quickly sell out slow moving projects that had accumulated during a high interest regime. In fact the time now is ideal as the exact scenario described above is unfolding now, with interest rates expected to decline anytime in the next few months!
Try and time your loan purchase when interest rates begin their downward trend
You should try and take a home loan when interest rates begin the downward trend to cash in on the falling rates, which will help you lower the interest cost of your loan.
Partial prepayments can decrease the tenure closing the loan early
You can use part of your savings to prepay the loan thus reducing the tenure. If your loan amount is well within 40% of your income, you could easily set aside money to prepay at regular intervals.
-          From your savings try and set aside 10- 20 per cent of your income for home loan repayment
-          Accumulate this amount every three months and make a quarterly prepayment
-          With most HFCs and some banks having done away with pre payment charges, this is a good incentive to prepay. Even if there are pre-payment charges, please note most banks do not charge a penalty for partial prepayments up to a certain limit. Verify these details before you plan your loan prepayment and make the most of the specifications for prepayment.
How you can move to a better living space while still repaying a current home loan!
Typically a home loan has a very long tenure and the cycle is filled with highs and lows in interest rates, which can easily stretch the loan to several years unless you actively follow some the steps detailed above to repay your debt quickly.  After the first 5 or 6 years of your home loan, you might want to shift to a bigger house or a better location as your needs dictate.
In such an instance, you can post a discussion with your bank, sell your existing home for a nice profit, and repay the remainder of your loan. You can then shift to a bigger home with a new home loan and a higher down payment.
On an average it is best to restrict your loan tenure to 10 years if you opt for a 20 year loan. Factor in your career prospects, increase in passive income, spouse’s income, accumulated savings etc. and optimize the benefits from these factors to close out your debt. Living debt free should be a personal goal that you should strive for especially when the years roll by!

Reverse Mortgage – A regular income after retirement?!



Old age can be very challenging, or rather miserable, when there is no financial support from any source. Taking this into account, some of the finance companies have introduced the Reverse Mortgage scheme in India. This scheme originated in the United States and has gained popularity in the West since its inception. Reverse mortgage, as the name implies, is a kind of loan through which you get cash flow serially in return for pledging a property; primary target consumers being the senior citizens.
In this scheme, there is a reverse in the payment stream whereas in a normal mortgage, the borrowed or principal amount is paid back by the borrower in monthly installments (EMIs or Equated Monthly Installments) over a period of time. In other words, a senior citizen generally above the age of 60 can pledge his house with a bank or housing finance company (HFC) and get a regular income – be it periodic payments, line of credit or lump sum payment, entirely the borrower’s choice.
One of the main advantages of this scheme is that the borrower along with the spouse can continue to live in the house mortgaged for the rest of their lives.  The amount received through this scheme is considered as loan and hence there is no tax liability. After the death of the borrower or if he/she moves from the house, the bank or the HFC recovers the amount by selling off the house and the extra amount, if any, will be passed on to the borrower’s heirs. Or if the heirs would want to reclaim the property, they could pay off the reverse mortgage with accumulated interest. A few companies providing the Reverse Mortgage scheme in India are State Bank of India, Dewan Housing Finance Limited, Punjab National Bank and Union Bank of India.
The eligibility criteria set by the Reserve Bank of India (RBI) states that the person should be above 60 years of age and own a home to avail this mortgage. There is no need of any other income or other medical requirements. A revaluation of the property will be undertaken once every five years by the bank or HFC. The loan amount is set up to 60% of the property value.
Reports state that in the United States, the year 2008 topped with 112,000 Home Equity Conversion Mortgages (HECM) loans. Apparently, in 2011, owing to the financial crisis, the loans were at over 73,000 which had originated through the HECM program and figures indicate that the loans have decreased at the rate of 35% since 2008. The volume of the loans is expected to rise in future since senior citizens are to form a larger part of the population by 2025.
In India, this scheme had been introduced in 2007 but did not take off at the expected rate. Surprisingly, the number of Reverse Mortgage Loans availed in 2008 was just 150 out of a population of 80 million senior citizens in the country! It is probable that most of the senior citizens are hesitant in availing this facility. One of the prime reasons could be that they consider it painful to mortgage a house that has sentimental value for them, built with their meticulously saved funds intended as their contribution for their children. Another reason could be the inadequate awareness spread about this product. Few drawbacks of this scheme are the maximum available amount which has been set at Rs.50 lakhs, and the period of the mortgage, which currently limits it to 20 years. Instead of capping the loan amount to Rs.50 lakhs, amount should be an equitable percentage of the value of the property mortgaged.
In late 2010, a new product called Reverse Mortgage Loan Enabled Annuity (RMLEA) plan had been launched as a result of a tie-up between Star Union Dai-ichi Life Insurance Co. Ltd. and the Union Bank of India (UBI), which is a combination of Reverse Mortgage loan and Life Annuity. Under this plan, UBI will provide RMLEA to its senior citizen customers on their property. UBI purchases Life Annuity from SUD Life with the loan amount, which in turn will be disbursed by UBI periodically. One of the added benefits of this scheme is that the spouse also receives a monthly income or the amount after the annuitant’s death. This product is planned for re-launch by Life Insurance Corporation of India (LIC) along with the Corporation Bank.
However, it is expected that this new Reverse Mortgage scheme will gain more popularity with increased awareness created and taking into account the increased need for cash flow during one’s old age in the current scenario of high inflation.

Essential facts about inheriting a house!



The loss of a parent or loved elder is a painful incident in our lives. But along with it comes the complications of inheritance of which the most cumbersome is the process of inheriting an immovable property like a house. Where a clear will is absent the disputes regarding actual ownership and rights become a murky affair even among brothers and sisters. Even when there exists a clear will there can be several legal issues regarding inheritance of a house. It is in such circumstances that a good understanding of the rules and regulations governing inheritance of properties comes handy to the average man. Especially if has to face the challenge of placating multiple claimants and heirs.
First Things First
Before laying claim to any kind of property from the deceased one needs to make sure that there are no outstanding debts that have to be paid off. In case there are any debts or outstanding and unsecured loans they will have to liquidate before any division of the property can be thought of. All the heirs have to first agree upon the modus operandi of this debt clearance. In case there is ambiguity in the will and it does not match accurately with the total existing assets mentioned in it, legal advice must be sought while arriving at any kind of settlement. Lack of clarity in the will can lead to serious legal complications at a later stage which can be avoided by working in the right direction in the beginning itself.
Starting the Legal Process
The very first step in the right direction is to get hold of the testator’s will which can be obtained by applying along with the deceased’s death certificate to the district registrar. The registrar will open the sealed will in front of all the heirs and then hand over a copy to each applicant. In case the deceased has nominated only a single heir then only one copy will provided to him. In case there is no will then as per Hindu Succession Act the property will pass on to Class 1 heirs who include spouse, children and mother of the deceased. In case of absence of Class 1 heirs the Class 2 heirs comprising of father, grandchildren and siblings. If the deceased was a woman then the property is equally divided among the husband and children in case the woman has died in state (without a proper will). In case of the heir being a minor or disabled the property is transferred via a trust at a suitable point of time.
Once the legal ownership of the property for that heir is confirmed the next logical step is to apply for mutation of the house to local municipal authority. It is essential that mutation of the house only helps in updating the records of the government and in no way confirms ownership. However it is an essential step in cementing your ownership on the house. In order to apply for the mutation one needs to deposit all the relevant legal papers of the house, proof of inheritance through the Will, death certificate of the deceased and land records of the said property. A NOC from the other heirs is also required in case of multiple heirs. Any challenge to this application for mutation will be referred to the sub divisional magistrate. However the appeal for dispute must be within 30 days of the mutation order. In the case of multiple legal heirs to the property the mutation will be in name of all the heirs.
Once these legal formalities are over then the heir is at liberty to either reside in it or rent it out. He can even sell off the property at will as he is the sole owner of the house. In case of multiple heirs to the house, it is advisable to mark the division of property among them right at the time of mutation to avoid complications subsequently.
Thankfully, till date there is no inheritance tax in our country and one doesn’t need to pay any additional charges for a house inherited by him. However once the house is legally yours you may have to pay Wealth Tax in case the net worth of all your properties exceeds Rs. 30 L. An inherited house can greatly boost your total asset value or come as a savior in difficult times. Thus knowing the right provisions that are applicable will help you to get what is rightfully yours without any legal delays or hassles.