JOACHIM LOUIS PINTO AND PHILOMENA ARANHA: RERA track record

Your agreement for sale must name the exact entity registered for the project, not a group brand. Cross-check its GSTIN 29ACXPP4229MIZL on the MCA and GST portals before signing anything. Large builders commonly register one company or LLP per project, which is normal; the entity on the registration certificate is the one legally accountable to you.

Check the specific project: promised date, current progress, and sales pace. If possession then slips past your agreement date, section 18 entitles you to interest for every month of delay at the rate the state's RERA rules prescribe, or an exit with a full refund with interest.

A clean filing history is a good sign, not a guarantee. Filings only show what promoters must disclose: they do not show build quality, the state of approvals still pending, or whether the agreement they offer follows the model agreement under the state's RERA rules, its clauses. Check the specific project's certificates and agreement deviations, and confirm sales pace is matched by construction pace quarter on quarter.