“6. Process for fixation of estimated minimum market value: - (1) Estimated minimum value shall be fixed in every district every year on the recommendation of District Valuation Committee established for this purpose. The Committee shall function under the overall guidance & supervision of Central Valuation Committee constituted at State level. The Central Valuation Committee shall consist of the following: -
(i) Principal Secretary/Secretary - Chairman Department of Registration, Excise & Prohibition
(ii) Inspector General of Registration - Vice Chairman
(iii) An officer of the Joint Secretary Level from Revenue & Land Reforms Department nominated by the Principal Secretary of that Department - Member
(iv) An officer of the Joint Secretary Level from Finance Department nominated by the Principal Secretary of that Department - Member
(v) Joint Secretary/An officer of the Chief Engineer Level from Road Construction Department nominated by the Principal Secretary of that Department - Member
(vi) Joint Secretary/An officer of the Chief Engineer Level from Building Construction Department nominated by the Principal Secretary of that Department - Member
(vii) Joint Secretary/An officer of the Chief Engineer Level from Department of Urban Development nominated by the Principal Secretary of that Department - Member
(viii) Deputy Inspector General of Registration/ Assistant Inspector General of Registration -Member-cum-Secretary (Officer in-charge revenue collection) The above Central Valuation Committee shall, give instructions, as necessary to the District Level Committee constituted under Rule-6(2)(a).
This committee shall from time to time, scrutinize & supervise the MVR.
If upon scrutiny, the Committee finds any anomaly or is brought to its notice, then the committee shall address the anomaly after due consideration of facts. However, the estimated minimum value determined by the District Valuation Committee shall continue to be in operation till the rectification of anomaly.
6 �बहार गजट (असाधारण), 3 अूील 2013
(2) (a) In every district there shall be a District Valuation Committee under the chairmanship of the Collector. The following persons shall be the other members of this Committee: -
(i) Additional Collector -- Member
(ii) The District Sub-Registrar -- Member-Cum-Secretary
(iii) All concerned Executive Officer of Nagar Nigam/NagarPalika/ Nagar Parishad/ Nagar Panchayat -- Member
(iv) Executive Engineer, Buildings Construction Department -- Member
(v) All Dy. Collector Land Reforms concerned -- Member
(vi) All Sub-Registrars concerned -- Member
(vii) All Circle Officers concerned -- Member
(b) Inspector General of Registration shall determine the classification of land of rural areas for fixation of minimum market value of land.
(c) District valuation committee shall recommend at an interval of every 3 years the estimated minimum value for each category of land/property in every mouza/ward of urban/peripheral/ rural areas of the district according to procedure mentioned sub-rule (2)(f) this rule.
(d) In the intervening years falling between the three years as stated in subrule(2)(c) of this rule, the estimated minimum value of each category of land of each mauza/ward shall be determined by the District Level Committee as stated below. In such determination, the detailed process described in sub-rule (2)(f) of this rule shall not be necessary: -
(i) The District Collector shall obtain from the Registering Officer concerned the figures relating to the five conveyances of highest value of each category of land/property situated within each Halka of every revenue circle and ward of Notified Area/Municipality/ Corporation that have been registered/presented for registration in the preceding financial year.
(ii) The average value of conveyances of five highest value as obtained above pertaining to each category of land/property shall along with market survey deemed the basis for determining the estimated minimum value of land/property of that category in that area.
Provided that if less than five conveyances or no conveyance of land/property of that category of a particular area have been registered/presented for registration in the preceding financial year the same rates as that determined for the similar land/property of an adjoining area along with market survey shall be the basis for determining the estimated minimum value.
Provided that there shall be no enhancement in estimated minimum value of agricultural land in rural areas in the intervening two years.
(e) Peripheral area means the land lying in the area within a radius of 8 kms from boundaries of municipal corporation, 4 kms from boundaries of municipalities and 2 kms from boundaries of Notified Area Committees.
But the whole mouza shall be treated as peripheral if any part of the that rural mouza is within the peripheral area.
7 �बहार गजट (असाधारण), 3 अूील 2013
(f) For estimation under aforesaid sub-rule 2(c). -
(i) The District Sub-Registrar shall obtain for all categories of land/property figures of overage of five conveyances having highest valuation rates in every category of land/property of all villages/wards of urban area muhalla-wise/location-wise registered within the period from the month of December of the previous year to the month of November of the current year from all the registering officers of the sub-district of their jurisdiction including his own jurisdiction and shall present all figures before the District Valuation Committee by 31 st December.
(ii) The District valuation committee shall estimate the value of every category of land on the basis of spot inspections in addition to the above mentioned figures received from District Sub Registrar. The Committee may rely upon report from Circle office, figures from Central/State Government, new projects being implemented in the region, proposed new roads and the developments of small towns in determination of the estimation of market value.
(iii) The committee may take into consideration factors such as the urban land/property infrastructural development such as construction of new roads, provision of metro rail, improvement/introduction of public transport facilities, future/existing plan of urban development department, nearness to market/offices/recreational facilities/ institution/factories trends of urbanization, establishment of industries, valuation of properties of similar nature etc.
(iv) The committee may consider the rise in prices of building materials, rise in labour's wages and cost of capital while estimating the minimum rates of constructions.
(v) The committee may receive valuation reports regarding any specified area by spot inspection.
(vi) The committee may use the data of any office or Government report for arriving at estimated minimum value.
(vii) The committee may rely on Visual MVR Software developed by the Department for arriving at estimated minimum value.
(viii)The committee may summon any person and record his/her statement.
The committee shall estimate minimum value of land/property of every category of entire area by scrutinizing all the facts and data received.
Provided that the valuation so done by the Committee shall not be less than the average value of five conveyances having highest value as supplied to it under clause (2)(f)(i) by the District Sub- Registrar. For valuation of agricultural land, documents involving conveyance of land less than 5 decimals shall not be included in the aforesaid five documents.
Provided further that if it appears to the committee that the valuation rate has been shown extra ordinarily high in comparison to 8 �बहार गजट (असाधारण), 3 अूील 2013 the market rates in any document of the mouza with a motive to influence the estimated minimum value, then in that case the said document shall not be included in the aforesaid 5 documents having highest value.
(g) The committee shall display on the notice board of the important offices (Collectorate, Registration offices, Vikas Bhawan etc.) and advertise in two new papers having local circulation that the draft estimated minimum value of the land/property can be seen on the website of the district and any objections can be submitted to the District Sub Registrar within 15 days of the publication of the advertisement. The District Sub Registrar upon receipt of objections shall place them before the committee which shall decide upon the objections and submit its recommendation to the District Sub Registrar by 20 th March.
(h) The District Sub-Registrar shall notify the estimated minimum value recommended by the committee by 31 st March.
(i) District Sub Registrar shall make available the copies of notified MVR for rural and urban areas to its subordinate offices and shall also forward a copy to the Central Valuation Committee.
(j) Every registering officer shall ensure that a copy of the Estimated Minimum Value is exhibited at come conspicuous place in the registration offices for the information of public.
(k) Appropriate exemption in the time frame towards implementation of aforesaid sub-rule-(2)(f)(i), (g) & (h) can be granted by the Inspector General of Registration. "