METHODOLOGY & PROTOCOLS
The six-stage advisory process. Rejection is a feature, not a failure.
A disciplined, step-by-step diligence framework designed to protect capital before transaction execution.
EXECUTION DISCIPLINE
From mandate scoping to post-closing stewardship.
01
Mandate Scoping & Constraints
STAGE 01 · PARAMETER CALIBRATION
We establish an authored brief defining target micro-markets, risk posture, holding horizon, capital deployment thresholds, and tax structures. If an investor's expectations do not align with current legal realities or realistic yields, we decline the mandate at this stage.
02
Off-Market Sourcing
STAGE 02 · PROPRIETARY RECONNAISSANCE
Rather than circulating mass broker inventory, we engage directly with registered titleholders, proprietary landowners, and institutional asset desks across Pune, Mumbai, and coastal Maharashtra. Initial screening rejects over 80% of candidates on preliminary record check.
03
Forensic Legal & Technical Diligence
STAGE 03 · THE THREE-TIER AUDIT
Full 30-year revenue search, 7/12 mutation extract verification, public notice in two local newspapers, civil litigation court record search, physical boundary demarcation using total station GPS surveys, and hydrogeological water table testing.
04
Comparable Valuation & Stress-Testing
STAGE 04 · VALUATION REALISM
Asking prices in unorganized real estate are routinely inflated. We evaluate the asset against genuine registered transaction data from the Joint Sub-Registrar office and Ready Reckoner benchmarks, calculating actual net buildable envelopes and holding cost drag.
05
Principal Negotiation & Deed Execution
STAGE 05 · BIOMETRIC CLOSING
We negotiate terms directly between principals with no intermediary interference. Customized bilingual legal agreements, structured escrow or milestone payment schedules, stamp duty optimization, and biometric registration at the Sub-Registrar.
06
Post-Acquisition Stewardship
STAGE 06 · ASSET PROTECTION
Our mandate does not end at registration. We coordinate boundary fencing and physical compound security, submit revenue mutation applications (Ferfar) to record the buyer’s name in government records, establish municipal tax accounts, and provide an annual hold-or-exit audit.
STAGE 03 · 3D TOPOGRAPHIC AUDIT
STAGE 04 · STRUCTURAL CALIBRATION
“Rejection rate is a feature, not a failure.”
RISK & COMPLIANCE
Five governance protocols. Institutional safety standards.
PROTOCOL 01
Title Protocol
Independent 30-year title search conducted by external legal counsel. We never rely on seller-supplied title certificates or in-house legal summaries.
PROTOCOL 02
Access Protocol
The approach road must exist as an unencumbered, deeded public right on the official Village Revenue Map. Permissive neighbor access is grounds for automatic deal rejection.
PROTOCOL 03
Zoning Protocol
Comprehensive audit of Regional Development Plans, green belt reservations, water body buffers, and high-tension electrical easement corridors.
PROTOCOL 04
Valuation Protocol
Acquisition price must withstand comparison against actual registered sub-registrar deeds within the same survey number or adjacent revenue villages.
PROTOCOL 05
Closing Protocol
Direct principal execution with all registered owners present. We reject power-of-attorney chains and unverified heir consents without exceptions.
ZERO-COMPROMISE RULE
The Walk-Away Mandate
If any single protocol cannot be satisfied with documentary proof, our written recommendation is to immediately abandon the transaction.
ENGAGEMENT ARCHITECTURE
The consultancy model. Clean incentives, fully disclosed.
What We Do
- Formulate your acquisition thesis and micro-market parameters
- Conduct independent forensic due diligence and boundary audits
- Benchmark pricing against authentic registered government records
- Negotiate directly on behalf of the buyer to eliminate dealer spreads
- Oversee post-closing municipal mutations, compound walls, and tax setup
How We Earn
- Fixed Advisory Retainer: Covers initial scoping, legal title vetting, and technical site evaluation.
- Transparent Success Fee: Pre-agreed percentage upon successful conveyance deed execution.
- Zero Dual Representation: On secondary land and resale, we represent only the buyer and accept zero seller kickbacks.
- RERA Transactions: Primary developer transactions handled by Eishaan Bharadwaj personally (A52100037314) with terms disclosed upfront.
FREQUENTLY ASKED QUESTIONS
Clarity before engagement.
Traditional brokers work for whoever pays them the highest commission, often attempting to collect fees from both buyer and seller simultaneously. This creates a structural conflict of interest where discovering title or zoning flaws damages their deal. By charging a transparent advisory fee, Acrementum remains entirely aligned with the buyer—our advice is equally valuable whether we recommend closing or walking away.
We issue a written rejection report explaining the precise legal, regulatory, or physical impediment discovered. If the flaw cannot be cured to the complete satisfaction of legal counsel, we terminate pursuit of that asset immediately and redirect our sourcing efforts to alternative candidates. We treat rejection as a successful protection of client capital.
We audit the 7/12 extract, 8A landholding record, and historic Ferfar (mutation entries) back at least 30 years. We check for Class-II occupancy restrictions, tribal land protections under Section 36A of the Maharashtra Land Revenue Code, Wakf or Devasthan land inams, pending civil suits at the Taluka court, and obtain an independent non-encumbrance certificate from an empanelled advocate.
Under RBI Foreign Exchange Management Act (FEMA) regulations, NRIs and OCIs cannot directly acquire pure agricultural land or farmhouses in India without prior RBI approval, unless inherited. However, NRIs can freely acquire Non-Agricultural (NA) residential plots, commercial spaces, and apartments. We counsel NRI clients on compliant acquisition structures and help identify fully sanctioned NA land.
Acrementum is an independent advisory firm handling secondary sales, agricultural land, NA development plots, and private land syndication. Eishaan Bharadwaj holds an individual MahaRERA Real Estate Consultant registration (A52100037314) to advise on primary developer projects, new constructions, and pre-launch sales. The two operations are formally and legally separate.
COMMENCE MANDATE
Ready to review an asset? Request scoping.
We conduct a preliminary scoping discussion at no cost to evaluate the feasibility of your target transaction.