The Framer: Khimjibhai Harjivanbhai Patadia

2. Modus Operandi: How the Trap Is Set

1. Initial Contact:

   • Approaches aspiring builders or contractors, presenting as a high-net-worth landowner.

   • Uses lavish office addresses in Kandivali and official-looking stationery.

2. Presentation of “Documents”:

   • Shares land titles, company incorporation papers, and “court stays.”

   • Documents may appear genuine at a glance but lack valid registration numbers or seals.

3. Advance Fees & Consulting Charges:

   • Requests upfront fees (advances, legal retainers, or “due-diligence charges”) to process building approvals or transfer titles.

   • Often structured as non-refundable “consultancy” payments.

4. Legal Ambiguity & Delays:

   • Promises that funds will be returned once paperwork clears “court objections” or “municipal verifications.”

   • Continuously shifts excuses—new litigations, missing documents, or alleged government holds.

5. Disappearance:

   • Once substantial sums are paid (often several lakhs), he cuts off contact or delays refunds indefinitely.

   • Victims discover that the land is either not in his name or is subject to legal encumbrances making any construction illegal.

3. Impact: Who Loses and How Much?

• Victims: Small contractors, individual builders, and developers looking for affordable plots in Mumbai’s suburbs.

• Financial Loss: Estimates range from ₹5 lakh per contractor up to ₹30 lakh, depending on the scale of the “project.”

• Emotional Toll: Victims grapple with blocked capital, project delays, and legal confusion—some face bankruptcy.

4. Prevention Tips: How to Protect Yourself

• Verify Land Titles Independently: Always check the Maharashtra Land Records portal for titleholder names and encumbrances.

• Use Official Channels: Insist on dealing through registered real-estate agents or lawyers who can confirm ownership.

• Demand Originals & Registry Copies: Don’t rely solely on photocopies; request title certificates that you can cross-verify at the Sub-Registrar’s office.

• Get Legal Opinions Upfront: Before paying any fees, have a qualified real-estate attorney review all documents.

• Refuse Non-Refundable Fees: Any “consultancy” charge should be minimal and fully refundable if the deal falls through.

5. Final Warning: Don’t Trust or Transfer a Single Rupee

No matter how convincing someone appears—with fancy documents or grand claims—never hand over money without iron-clad proof of ownership and clear legal title. If you suspect fraud:

1. Stop all payments immediately.

2. File an FIR at your local police station.

3. Consult a lawyer and report suspicious offers to Maharashtra’s consumer helpline (1800-22-3663).

Stay vigilant, verify every claim, and protect your hard-earned money.

Sources Consulted:

• Government land registry searches (Maharashtra Land Records Portal)

• MCA corporate filings

• IndiaKanoon legal database

• Local Mumbai news archives