Rights of associate member in a CHS

1. Under Sec 27[2] of Maharashtra Co-operative Societies Act, an associate member is entitled to attend the meetings of the general body of the society in the absence of the member.

2. As per Bye-Laws No.34 of the Model Bye-Laws approved by the Registrar on 13/03/2009[Marathi version] and  24/12/2010 [English version], if a property is jointly purchased by a member and an associate member, on the death of the member, only the portion of the property owned by the deceased member can be transferred to his nominee/ legal heir. The share of property owned by the associate member remains intact.Thus the new Model Bye-Laws recognize the rights of the associate member in the property of the society,if the property is jointly purchased by the member and the associate member.

3.As per Bye-Laws No.118[v], an associate member[only joint owner] can contest election to the managing committee after submitting a no objection certificate issued by the original member. Specimen of the no objection certificate is given in appendix-10A in Bye-Laws.   

Rights of member in a CHS

The rights of member in a CHS is as follow

1. A member is entitled to occupy the flat allotted to him

2. Member can appoint Associate member / Nominal member

3. A member is entitled to receive a copy of registered Bye-Laws of the  society on payment of price.

4. A member is entitled to inspect, free of cost, the following documents
   i.   A copy of Maharashtra Co-op. Societies Act
   ii.  A copy of Maharashtra Co-op. Societies Rules
   iii. Register Bye-Laws of the Society
   iv. Last Audited Report along with Balance Sheet, Profit and Loss a/c
   v.  List of member of the committee
   vi  List of member of the society
   vii Minutes of the general body / special general body meetings
   viii Minutes of the committee meetings
   ix   Those portions of the books and records in which the member's transaction with the society are recorded. The member can inspect the documents in the  society's office during office hours or at the time fixed by the society for the purpose
x  A member is entitled to receive copies of  any documents referred to above, if the member make a request in writing and pays the prescribed fees. If the member makes such an application, the society has to furnish the copies to the member within 1 month from the date of receipt of the prescribed fees


5.  A member is entitled to attend the general body

6.   A member contest election for committee and hold office subject to the he/she is not defaulter of society   and other conditions stipulated in the Bye-Laws of the society

Meeting with Hon. Co-Operative Minister and Commissioner of Co-Operative at Thane

Yesterday [09/11/2011] I meet the Hon. Co-Operative Minister and Commissioner of Co-Operative Department Maharashtra  at Gadkari Rangayatan Theatres in Thane West regarding seminar on Problems on Housing Society in Maharashtra 

In this Minister Assure that whatever Problem suggest regarding Deem Conveyance Registration will also solve very shortly [Regarding this i send him letter which will post later] 

He also agree to separate Co-Operative Housing Society Rules. in present Co-Operative Act since present act it say "Society" which include all co-operative bank, Patpedhi ,housing society and other society  etc which all register under Co-Operative Act 1960

Also  Co-Operative Act 1960 will modified and  some changes has to be done so that many problem will be solved and as United Nations has declared year 2012 as Co-Operative year so Govt. will do changes this Act and make more people friendly 
He also ready to take Rs. 100/- extra as Non-Occupancy charges from member OR 10% of  Monthly Rent which take by member from Licensee As per leave and licence agreement.  

He also ready to remove M-20 Bond and also make change in filling complain against MC At Register Office minimum 1/3 member sign or 10 member sign required since many false  complain  is file At this time. 

Co-Operative Dept. will give guide line Book for Housing Society Very Shortly regarding how to run society

Hope all decision taken At this meet will implement shortly 

HOW SHARES TRANSFER AFTER THE DEATH OF MEMBER IF MEMBER DIES WITHOUT MAKING NOMINATIO.

§         In the event of the death of the member, if member dies without a nomination, the society is empowered to transfer the shares and interest of the deceased member to person who, in the opinion of the MC, is the heir or legal representative of the deceased member

§         However, the following procedure has to be followed before transfer of shares and interests of the deceased member to a heir or legal representative.

§         With in one month from the information of the death of member,the society shall invite claims and objections to the proposed transfer of the shares and interest of the deceased member as per Bye-Laws no. 35.

§         A notice to this effect must be put up on the notice board of the society and the notice should also be published in two newspapers having wide circulation.

§         A specimen of such notice is given in Appendix-16 in Bye-Laws .

§         All expenses incurred in this connection shall be recovered from the legal heir

§         After considering all claims and objection received,in response to the said notice,and after making such inquiries the society may transfer the the shares and interest of the deceased member to the person who in opinion of the MC as per Bye-Laws 17[a] or 19.

§         If there are several claimants, society should ask them to apply jointly for membership and asked to mAke the Affidavit as to who should become member of the society and his/her name stand 1^st in application..In that application whos name stand first make him/her as member of society other as Joint / Associate member

§          The person’s who become member by this transfer will not become owner of that property but only Trustree of that property this should be clearly siad to the person’s by society

§         For ownership of the property person’s must produce a Succession Certificate/Letter of Administration from a competent court. This information should given by society to person

§         Society must also take Indemnity Bond from the proposed transferee indemnifying the society against any claims from any sources.Specimen of such Bond is given in Appendix-19 in Bye-Laws.

§         The proposed transferee must apply to society for membership and comply with other requirements for membership.Specimen of application to be made by legal heir for membership of the society is given in Appendix-17 in Bye-Laws.

§         If MC is not able to decide as to the person who is the heir/legal representative of the deceased member of the claimants do not to the agreement, as to who should become member of the society, the MC shall call upon them to produce succession certificate/letter of administration  from the Competent Court.

§         If there is no claimant, the shares and interest of the deceased member in the capital/property of the society shall vest in the society.

§         An application for membership  include 1.A specimen form of application to be submitted by the legal heir is given in Appendix-17 in Bye-Laws  2. Form of Indemnity Bond is given in Appendix-19 in Bye-Laws 3.The form of undertaking to use the flat for the purpose for which it is alloted is given in Appendix-4 in Bye-Laws. 4.True copy of Death Certificate. 5.Nomination form 6. Membership Fee

NOMINATION AND SHARES TRANSFER TO NOMINEE AFTER THE DEATH OF MEMBER

§         A member can give his/her nomination to Secretary of the society under Bye-Laws No. 32 and 33.A member can nominate one or more persons to whom the flat/shop/garage and the member’s share in the capital/property of the society must be transferred after the member’s death. The acknowledgement of the nomination by the Secretary shall be deemed to be the acceptance of the nomination by society.

                             

§         A nomination is made by executing nomination form .A specimen of nomination form is given in Bye-Laws Appendix-14.

§         For first nomination made by member’s society can not take any charge from member.A member may revoke or vary his/her nomination, at any time by making fresh nomination. Every fresh nomination shall be charged a fee of Rs. 100/-

§         The acknowledgement of the Variation / Fresh in nomination / subsequent nomination by the Secretary shall be deemed to be the cancellation of the earlier nomination.

§         On receipt of the nomination form, or the letter of revocation of the earlier nomination Secretary should give the acknowledgement for the same. The society can not refuse the nomination maid by member’s

§         On  receipt of the nomination form, or the letter of revocation of the earlier nomination,the same shall be placed before the meeting of the MC held next after the receipt of the nomination form, or the letter of revocation of the earlier nomination, by the Secretary of the society for the recording the same in the minutes of the MC. Every such nomination or revocation thereof shall be entered in the nomination register by the Secretary of the society within 7 days of the meeting of the MC,in which it was recorded

§         Nominee/Nominess is only Trustee of that Property not legal owner of that property after the death of member .If property is transfer to Nominee/Nominess it does not mean that he is legal owner of that property. Legal Heirs can go to Hon. Court and  estiblish their right as per different Laws. On received such order from the Court society is bound to transfer the property to that Legal Heirs. Membership given by Nomination to Nominee/Nominess is the way on which society can contact / talk the person’s after the death of member regarding his/her property in society. Nominee/Nominess is only Trustee of that Property.

§         In the event of the death of the member, Secretary should send letter to Nominee/Nominees with in 15 days after the death of member asking him/her to change the name in property of society As per nomination / Court order or as per Will.

§         In the event of the death of the member, Nominee/Nominees shall submit the application for membership,with in six month from death of the member.An application include 1.A specimen form of application to be submitted by the Nomiee is given in Appendix-15 in Bye-Laws  2. Form of Indemnity Bond is given in Appendix-19 in Bye-Laws 3.The form of undertaking to use the flat for the purpose for which it is alloted is given in Appendix-4 in Bye-Laws. 4.True copy of Death Certificate. 5.Nomination form 6. Membership Fee

§         If  Nominee/Nominees does not  submit the application for membership,with in six month from death of the member Secretary should invite claim or objection by giving notice in 2 large publication NEWS Paper. The cost of this notice should collect from Nominee/Nominees and then transfer the shre of the death member to Nominee/Nominees if no claim or objection come.

§         Subject to the provision of the Section 30 of MCSAct,1960 Bye-Laws no. 34, 17A ,19 ,on the Death of the member, the society shall transfer the share and interest of the deceased member in the capital /property of the society to Nominee/Nominees and in proportion with the shares and interest held by the deceased member,in case property is purchased by member and associate member jointly

§         Nominee can not create interest in favour of the third parties without establishing the rights of the Legal heirs

§         If  there are more than one Nominee,on the death of a member,such nominee shall make Joint Application to the society and indicate the name of the Nominee who should be enrolled as member.The other nominess shall be enrolled as Joint/Associate Member unless the nominees indicate otherwise

§         The Nominees shall also file an Indemnity Bound in the prescribed form indemnifying the society against any claim made to the shares and interest of the deceased member in the property of the society by any of them in case only one nominee is indicated by the Nominees for membership of the society

§         To protect the interest of the widows of the members by restricting the right of the nominee to deal with the property.

APPEAL AGAINST SOCIETY DECISION

v     If society do not communicate the decision regarding the application for membership i.e society admitting or reject the membership  with in 3 months from the date of application received to applicant than U/S 22[2] the applicant has to approach to Dy. /Asst. Registrar to give him deemed membership of the society. Registrar call both applicant and society for hearing and give the order regarding the membership of society.

v     If society  communicate that they reject the membership application than applicant has right to appeal U/S 23[2] to Dy. /Asst. Registrar. Registrar call both applicant and society for hearing and give the order regarding the membership of society for this appeal application.

v     In both above case if decision is against the applicant then applicant have chance to file  Appeal / Reappeal  against the decision of  Dy. /Asst. Registrar. Registrar to Divisional Dy. Registrar. For appeal decision applicant can approach Govt. of Maharashtra Co-operation Dept. and for reappeal approach  Hon. High Court by filing  writ petition.  

REFUSE TO ACCEPT THE MEMBERSHIP APPLICATION BY SOCIETY.

In Housing Society various complaints started from the getting membership in the society by applicant . For membership applicant  has to suffer various circumstances such as society issue membership very late , give him/her very bad behavior use unlawfull treatment or some time society depend on desigion of Hon. Court Order  or they may be fight for membership. This type of treatment to applicant  does not create good relation between applicant and MC due to this applicant and their family member become complainant and they make complaint  for each and every decision maid by MC. So for not only for membership Application but also for any application ,latter etc MC should first receive that give acknowledge for the same .

Secretary of the society has to examine the document received and if any defects are noticed, such defect should be brought to the notice of the applicant with in 8 days of application received .The application must be place before the meeting of the MC held next after the application is received. Secretary communicate the decision of MC to applicant with in 8 days of meeting . Some time it is very helpful that secretary should guide application  about solution of application along with decision

Ø      If society refuse to accept the application of membership then that applicition has to send to Dy. / Asst. Registrar Office U/S 23[1][a] and then this application is send to society by Registrar office this is provision under Act.

Ø      But this application should be along with cheque as meansion in Bye-Laws. This application should be submitted under Co-operation Act  Appendix- H[1] U/S 19 A by filling all detain in that  to Dy. / Asst. Registrar Office[This form is available in registrar office]

Ø      The applicition which is send by  Dy. / Asst. Registrar Office society has to take the decision with in 60 days . Society has to inform the Registrar office and applicant  that they should accept applicant as member or not in written. Applicant has chance to appeal  to Dy. / Asst. Registrar against the decision of society.