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LOTUS ENCLEVE
By M SQUARE STRUCTURES PVT LTD
RG-MH-07613 · RERA P52400019580 · Last updated on MahaRERA portal: 4 Jul 2023
Source: official MahaRERA filing
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Red flags
- Registration lapsed
- Possession 10 months past the filed date
- Completion date moved by 70 months
- 1 extension taken
Clear
- No litigation declared
- No complaints on record
- Separate project account declared
- Allotment letter follows the model form
4 conditions are on this record. What each one means for someone buying here, and what the promoter's own filed documents say behind it, is what the buyer report adds.
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LOTUS ENCLEVE is a Commercial project by M SQUARE STRUCTURES PVT LTD in Latur, Maharashtra, registered with MahaRERA as P52400019580 on 12 Feb 2019. Possession was promised by 31 Dec 2025 and is now 10 months past that date. The completion date has moved by 70 months from the original filing.
At a glance
Project
- NameLOTUS ENCLEVE
- TypeCommercial
- Location
- KANHERI
- LATUR
- Latur (M Cl)
- 413512
- Pincode413512
- MapView location on Google Maps (as filed on RERA)
- RERA no.P52400019580
- ReraGenie IDRG-MH-07613
Builder
- NameM SQUARE STRUCTURES PVT LTD
- Entity typeCompany
- DirectorSHIVPRASAD SRINIVAS MALU
Key dates
Key facts
Registration and timeline
- StatusRegistration lapsed
- Registered on12 Feb 2019
- Promised completion31 Dec 2025
- Revised completionRevised to 31 Dec 2025 (originally 15 Feb 2020)
- Buildings1 building record
- Documents filed35 files
Buildings and wings, as sanctioned
| Building | Wing | Floors sanctioned | Habitable floors | Residential units | Other units | Total |
|---|---|---|---|---|---|---|
| LOTUS ENCLEVE | NA | 7 | 0 | 0 | 0 | 0 |
The full filing
Everything below is from the project's own MahaRERA filing, free to read. The Rs 499 buyer report reads the filed documents themselves and puts the findings in plain language.
Construction progress by building1
As on 4 Jul 2023, the date of the latest filing. The RERA activity checklist for each building, from the promoter's latest quarterly progress filing. These are the promoter's own figures, not an independent inspection.
0 of 11 construction stages are filed complete. The stage furthest along is Slabs of Super Structure, at 30%.
LOTUS ENCLEVE: 10% average across the applicable activities
| Activity | Progress |
|---|---|
| Excavation | 5% |
| Basement (if any) | 10% |
| Podiums (if any) | 0% |
| Plinth | 10% |
| Stilt Floor | 15% |
| Slabs of Super Structure | 30% |
| Internal walls, Intemal Plaster, Floorings, Floors and windows within Flats/Premises | 20% |
| Sanitary Fittings within the flats / premises | 5% |
| Staircases, Lifts Wells and Lobbies at each Floor level Overhead and Underground Water Tanks | 5% |
| External plumbing and external plaster, elevation, completion of terraces with waterproofing of the Building / wing. | 5% |
| Installation of Lifts, water pumps, Fire Fighting Fittings and Equipment as per CFO NOC, Electrical fittings, mechanical equipment, compliance to conditions ofenvironment/CRZ NOC, Finishing to entrance lobby/s, plinth protection. paving of areas appurtenant to Building/Wing, Compound Wall and all other requirements as may be required to complete project as per specifications in agreement of Sale. | 5% |
Progress on shared amenities15
As on 4 Jul 2023, the date of the latest filing. Lifts, roads, water and the other shared works, from the same quarterly filing, and reported by the promoter rather than inspected.
| Common facility | Proposed | Progress |
|---|---|---|
| Internal Roads & Footpaths | No | Not applicable |
| Water Supply | Yes | 0% |
| Sewerage (Chamber, Lines, Septic Tank , STP) | Yes | 0% |
| Storm Water Drains | No | Not applicable |
| Landscaping & Tree Planting | No | Not applicable |
| Street Lighting | No | Not applicable |
| Community Buildings | No | Not applicable |
| Treatment And Disposal Of Sewage And Sullage Water | No | Not applicable |
| Solid Waste Management And Disposal | No | Not applicable |
| Water conservation /Rain water harvesting | Yes | 0% |
| Energy managemcnt | No | Not applicable |
| Fire protection and fire safety requirements | No | Not applicable |
| Electrical meter room, sub-station, receiving station | Yes | 0% |
| Aggregate area of recreational Open Space | No | Not applicable |
| Open Parking | Yes | 0% |
Parking filed11
Slots recorded per building wing in the filing. MahaRERA does not publish a two wheeler or four wheeler split, visitor parking, or the sanctioned allotment, so this is provision as filed and not a comparison against the approved plan.
Land and ownership
MahaRERA has published no encumbrance declaration for this project. That is silence on the question, and not a record of clear land.
Approvals and building plan
Project account and cost
70 percent of buyer money must sit in the project account. Account numbers are not published by MahaRERA, so check that your agreement for sale names a designated account for this project and pay into that account only.
Certifying professionals and partners3
Form 1, 2 and 3 certificates from these professionals release the promoter's withdrawals from the 70 percent account.
| Role | Name |
|---|---|
| Architect | Anand Mantri |
| Engineer | Yogesh Gore |
| Chartered Accountant | Chetan Shrikishan Jaju |
| Partner | Role in project |
|---|---|
| M SQUARE STRUCTURES PVT LTD | - |
Extensions applied for1
A revised date filed with the regulator does not change the possession date in your agreement for sale.
Reason as filed by the promoterDear Sir, I/We promoters are hereby applying for an extension up to 31-12-2025 for the project “LOTUS ENCLEVE” having registration number- P52400019580 located on Plot Bearing No / CTS no / Survey Number/Final Plot No. 16,17, Village Latur, Division Aurangabad, Maharashtra-413512. The current proposed date of completion given on the MahaRERA is 15-02-2020. We took registration of the project on 12-02-2019 but due to major funding issues, we were not able to carry out the construction work and were not able to inform the same to your Hon’ble MahaRERA Authority. In December 2019, the COVID epide
Complaints filed with MahaRERA
No complaints on record against this registration.
The permission chain
The permissions a project needs, in the order they happen, matched to MahaRERA's own document slots. A slot on the file means the promoter uploaded a document there; it is not proof the permission was granted, and the filing carries no issue dates. An empty slot is not proof an approval is missing.
- Legal title reportOn the file
A lawyer's report on who owns the land and what is registered against it.
uploaded 15 Feb 2018 - Layout approvalOn the file
The planning authority's approval of how the plots and buildings sit on the land.
uploaded 6 Feb 2019 - Building plan approvalOn the file
Sanction of the building plans themselves, filed as an IOD in Mumbai and as a plan approval elsewhere.
uploaded 6 Feb 2019 - Commencement CertificateOn the file
Permission to begin construction. On a plotted development the same slot carries the NA order instead.
uploaded 15 Feb 2018Confirm the Commencement Certificate covers the specific floor you are buying. - Occupancy CertificateNot on the file
The legal go-ahead to move in. It comes at the end, so its absence on a project still under construction is expected.
Documents filed35
As listed on the registration, named by the MahaRERA slot each file was filed under, with the promoter's own file name beneath. The files themselves are available at source: open this registration on the MahaRERA portal. We publish what the filing says and never host the promoter's documents in place of it.
| Document | Uploaded |
|---|---|
| Disclosure of sold/ booked inventoryFile: Disclosure.pdf | 4 Jul 2023 |
| Declaration in FORM BFile: Declaration Form B.pdf | 29 Jun 2023 |
| Architect’s Certificate of Percentage of Completion of Work (Form 1)File: Form 1 .pdf | 29 Jun 2023 |
| Engineer’s Certificate on Cost Incurred on Project (Form 2)File: Form-2.pdf | 29 Jun 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2019-20)File: 2A-19-20.pdf | 29 Jun 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2020-21)File: 2A-20-21.pdf | 29 Jun 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2021-22)File: 2A-21-22.pdf | 29 Jun 2023 |
| Engineers Certificate on Quality Assurance (Form 2A FY 2022-23)File: 2A- 22-23.pdf | 29 Jun 2023 |
| Certificates of CA (Form 3)File: Form3CA_compressed.pdf | 29 Jun 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: 2A-18-19.pdf | 29 Jun 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2018-19)File: CA 5-18-19.pdf | 29 Jun 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2019-20)File: CA 5-19-20.pdf | 29 Jun 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2020-21)File: CA 5-20-21.pdf | 29 Jun 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2021-22)File: CA 5-21-22.pdf | 29 Jun 2023 |
| Annual Audit Report of Statutory CA (Form 5) (FY 2022-23)File: CA 5-22-23.pdf | 29 Jun 2023 |
| Building plan approvalFile: Building Permission.pdf | 6 Feb 2019 |
| Layout approvalFile: Layout.pdf | 6 Feb 2019 |
| Copy of Layout Approval (in case of layout)File: Layout.pdf | 6 Feb 2019 |
| Building Plan Approval (IOD)File: Building Permission.pdf | 6 Feb 2019 |
| Certificates of CA (Form 3)File: CACERTIFICATE.pdf | 22 Feb 2018 |
| Declaration in FORM BFile: DECB.pdf | 16 Feb 2018 |
| PAN CardFile: New Doc 2018-02-15_1.pdf | 15 Feb 2018 |
| Copy of the legal title reportFile: SEARCH1.pdf | 15 Feb 2018 |
| Copy of the legal title reportFile: SCH2.pdf | 15 Feb 2018 |
| Copy of the legal title reportFile: SCH3.pdf | 15 Feb 2018 |
| Copy of the legal title reportFile: SCH4.pdf | 15 Feb 2018 |
| Details of encumbrancesFile: ENCUM.pdf | 15 Feb 2018 |
| Commencement Certificates / NA Order for plotted developmentFile: COM CER.pdf | 15 Feb 2018 |
| Proforma of Allotment letterFile: AGR1.pdf | 15 Feb 2018 |
| Proforma of Allotment letterFile: AGR2.pdf | 15 Feb 2018 |
| Proforma of Allotment letterFile: AGR31.pdf | 15 Feb 2018 |
| Proforma of Allotment letterFile: AGR32.pdf | 15 Feb 2018 |
| Proforma of Allotment letterFile: AGR41.pdf | 15 Feb 2018 |
| Proforma of Allotment letterFile: AGR42.pdf | 15 Feb 2018 |
| Proforma of Allotment letterFile: AGR43.pdf | 15 Feb 2018 |
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Buyer report
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- 4 conditions on this project's record read and explained, with the clear checks alongside
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- All 35 filed documents as one ZIP, foldered, with a manifest
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Builder: M SQUARE STRUCTURES PVT LTD
M SQUARE STRUCTURES PVT LTD has 1 registration on MahaRERA, including LOTUS ENCLEVE. Its filings disclose no earlier MahaRERA projects. Read the full track record. See more projects on the Latur district page.
Frequently asked questions
What does it mean that LOTUS ENCLEVE shows as registration lapsed on MahaRERA?
A registration runs until the completion date the promoter declared. If the project is neither completed nor extended by then it lapses, and a de-registration or revocation ends it by order. In every case the promoter may no longer legally advertise, market or sell in the project, and the Authority can act under section 7 against a defaulting promoter. What it does not do is cancel an agreement for sale you have already signed, or extinguish your section 18 right to delay interest or refund; those run from your agreement, not from the registration. Get the current position from the promoter in writing, verify it on the MahaRERA portal, and take legal advice before paying any further instalment.
What are my rights if LOTUS ENCLEVE is delayed beyond 31 Dec 2025?
Under section 18 of the RERA Act you may stay in the project and claim interest for every month of delay, or exit and claim a full refund with interest. In Maharashtra the rate is SBI's highest MCLR plus 2 percent, currently 10.90% per annum (June 2026). The free delay interest calculator on ReraGenie puts a rupee figure on any delay. Claims are filed as MahaRERA complaints with a Rs 5,000 fee.
How do I verify and contact the developer of LOTUS ENCLEVE?
The registered promoter entity is M SQUARE STRUCTURES PVT LTD, a company as per the filing. Neither this filing nor this promoter's other MahaRERA registrations disclose a CIN, LLPIN or GSTIN for this entity. Your agreement for sale must name this exact entity, not a group brand name. The promoter's registered address and contact details are on the project's MahaRERA listing (scan the QR code on any advertisement) and in its filed documents. The Rs 499 buyer report includes all of them as a single ZIP, foldered by type.
Is my payment protected in LOTUS ENCLEVE?
Partly, by law. 70 percent of every buyer payment must go into the project's designated bank account, withdrawable only against architect, engineer and CA certificates as construction progresses; since July 2024 MahaRERA requires a three-account structure for collections. Separately, a promoter cannot take more than 10 percent of the price before signing a registered agreement for sale (section 13). Neither rule guarantees completion; they limit how far your money can travel from the project.
How current is the construction progress shown for LOTUS ENCLEVE?
Promoters must file a quarterly progress report within 20 days of each quarter end, certified by the architect (Form 1), engineer (Form 2) and chartered accountant (Form 3). The figures above come from the latest filing, so they can trail the site by up to a quarter. A promoter who stops filing QPRs altogether invites penalties under section 61, and a stale filing date is itself a warning sign worth checking on the portal.
Who certifies construction progress at LOTUS ENCLEVE?
The professionals named in the filing: Architect: Anand Mantri; Engineer: Yogesh Gore; Chartered Accountant: Chetan Shrikishan Jaju. Their Form 1 (architect), Form 2 (engineer) and Form 3 (chartered accountant) certificates are what unlock the promoter's withdrawals from the 70 percent account, so their names on record are part of the project's accountability chain.
What should I check before booking in LOTUS ENCLEVE?
Four things this page cannot decide for you: that the carpet area in your agreement matches the filed carpet area (the model agreement allows only a 3 percent variation, with a refund right below that); that the agreement follows MahaRERA's model clauses with deviations highlighted; the promoter's record on their other projects, not just this one; why the completion date was revised and what the new timeline depends on. The Rs 499 buyer report works through all of them from the filings.
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