Abstract of Bill

Under Composition Scheme

To,
The Chief Manager
State Bank Of India
SME Transport Nagar Branch, Lucknow

A/C of M/S SSB PHARMACEUTICAL

Valuation report of property belonging to
Shri Neeraj Rastogi S/o Mr. Kamal Kishore Rastogi.

A/C of M/S SSB PHARMACEUTICAL

Borrower Name
Shri Neeraj Rastogi S/o Mr. Kamal Kishore Rastogi.

Land Situated at Khasra No- 506 , Village Hardhaurpur ,

Property Address
Pargana - Mahona . Teshil - BKT Lucknow.
The total valuation to his/her property is Rs. 50000000.00
I have submit the valuation report in your reputed bank. Kindly paid my payment of under work.
Sl. Particulars/Property Amount Rs.
1 Valuation report charges 8850.00
2 T.A. & D.A. Charges 0.00
3 Estimate report charges 0.00
4 Map charges 0.00
Total Payment Say Rs. 8850.00

Thanking You Sincerely Yours

Account No. 31149813789
Bank State Bank of India
Ifsc Code SBIN0008189
Mahanagar Branch Er. Gaurav Vikas
Gaurav Vikas B.E. (Civil), M.I.E., F.I.V.
TO,
THE CHIEF MANAGER
STATE BANK OF INDIA
SME TRANSPORT NAGAR BRANCH, LUCKNOW

VALUATION REPORT
(IN RESPECT OF LAND/SITE AND BUILDING)

Name of Customer (s)/ Borrowal unit A/C of M/S SSB PHARMACEUTICAL

(for which valuation report is sought) Shri Neeraj Rastogi S/o Mr. Kamal Kishore Rastogi.

Mobile No. :
I. GENERAL INFORMATION:-
1 Purpose for which the Valuation made To Assess the present market value
2 (a) Date of inspection 9/5/2024
(b) Date on which the valuation is made 9/5/2024

Photocopy of Sale Deed . (Dated- 24/06/2016, Sr.No-

3 List of documents produced for perusal-
8583)

Name of the owner (s) and his / their address (es )

A/C of M/S SSB PHARMACEUTICAL
4 with Phone no. (details of share of each owner in
Shri Neeraj Rastogi S/o Mr. Kamal Kishore Rastogi.
case of joint ownership)

5 Brief description of the Property 1. The Said Property is a big open land bounded by
three side by brick wall.
 6 Location of the property
(a) Khasra No. /Survey No/Arajee No. Khasra No- 506
(b) Plot No. /House No./Sector Hardhaurpur
(c) T.S. No./Village/ Mauza/ Mohalla Hardhaurpur
(d) Ward / Taluka /Pargana/Thana Mahona
(e) Mandal/ District Distt. Lucknow.

Land Situated at Khasra No- 506 , Village Hardhaurpur ,

7 Postal Address of the Property
Pargana - Mahona . Teshil - BKT Lucknow.

8 City / Town-
Residential area/Commercial area/Industrial area Residential area
9 Classification of the area -
i) High / Middle/ Poor Middle
ii) Urban /Semi urban/ Rural Rural
10 Coming under-
Corporation limit/village Panchayat/Municipality Village Panchayat
11 Whether covered under any state Central Govt.
enactments (e.g. Land Ceiling Act) or Notified NA
under. Agency area/scheduled area/ Cantonment
area.
12 Any conversion to house site plots N/A
is contemplated
13 Boundaries of the property -
As per Deed Plot No. C – 2
(i)- As Per Document Plot No. C- 2A

East Part of Land (Seller) East Part of Land (Seller)

West Maa Chandrika Devi School West Maa Chandrika Devi School
North Chak Road North Chak Road
South Chak Road South Chak Road
As Per Actual Site Visit
East Part of Land (Seller)
West Maa Chandrika Devi School
North Chak Road
South Chak Road
14.1 Dimensions of The Site
14 (A) - As Per Document 14(B)- As Per Actual Site Visit
East NA Mtr East 90.50 Mtr
West NA Mtr West 90.50 Mtr
North NA Mtr North 120.40 Mtr
South NA Mtr South 120.40 Mtr
14.2 Latitude , Longitude & Co- ordinates of the site Attached in report.
15 Extent of the site considered for 10900.00 Sqmt
 16 Extent of the site considered for valuation 14- A&B
( least of 14 A & 14 B)
17 Whether occupied by the owner / tenant? Owner occupied
If occupied by tenant, since how long? Rent
received per month.
II. CHARACTERISTICS OF THE SITE:
1 Classification of the locality. Residential
2 Development of surrounding areas Medium
3 Possibility of frequent flooding. NA
4 Feasibility to the Civic amenities like school, Under 0.50 Km Approx
hospital , bus stop, market etc.
5 Level of land with topographical conditions Plain topographical
6 Shape of land. Rectangular
7 Type of use to which it can be put Residential purpose
8 Any usage restriction No
9 Is plot in town planning approved layout Yes( LDA)
10 Corner plot or Intermittent plot. Intermittent Plot
11 Road facilities Available
12 Type of road available at present cChak Road
13 Width of road is it below 20 ft or more than 20ft. Below than20 ft.
14 It is a land locked land No
15 Water potentiality Unavailable
16 Underground sewerage system Unavailable
17 Power supply is available at the site. Unavailable
18 Advantage of the site. The marketability of property is good.
19 Special remarks , if any ,like threat of acquisition of NA
land for public service purposes , road widening or
applicability of CRZ provisions etc. (Distance from
sea- coast / tidal level must be incorporated )

20 Property is SARFAESI Compliant Yes

PART – A (VALUATION OF LAND)-
1 Size of the plot 10900.00 Sqmt
East & West As Above
North & South As Above
2 Total extant of the plot 10900.00 Sqmt
3 Prevailing market rate ( Along with details / The Market rates were cross checked from local property
reference of at least two latest deals /transaction brokers/ dealers & people . The rate as informed approx .
with respect to adjacent properties in the areas) Between Rs 4,000/-Sqmt to Rs 6,000- Sqmt

4 Guideline rate obtained from the registrar’s Office Rs 4000/-Per Sqmt .For 1000.0 Sqmt. Land & 30%
( an evidence thereof to be enclosed ) less rate i.e Rs.2800/-Per Sqmt. For remaining area
9900.0 Sqmt.
 5 Assessed/adopted rate of valuation 4500.00 /-per Sqmt
6 Estimated value of land as per Market Rate 10900.00 @ 4500.00 =Rs 49050000.00
PART – B (VALUATION OF BUILDING)-
TECHNICAL DETAILS OF THE BUILDING -
a) Type of building (Residential/Commercial/ NA
Industrial)
b) Type of construction (Load bearing/ R.C.C/Steel NA
framed)
c) Year of construction NA
d) Number of floor & height of
Building. Including basement if any. NA

Plot No. C- Plot No. C-

e) Plinth area floor wise Floor Total Area
2A 2
Ground Floor 68.66 59.82 128.48
First Floor 68.66 59.82 128.48
Second Floor 57.88 53.35 111.23
Terrace Floor 18.46 12.29 30.75
f) Condition of the building-
i)- Exterior- excellent, good, normal, poor NA
ii)- Interior- excellent, good, normal, poor NA
g) Date of issue and validity of layout of approved
map / plan NA

h) Approved map / plan issuing authority NA

i) Whether genuineness or authenticity of approved
map / plan is verified NA

j) Any other comments by our empanelled valuers on NA

authentic of approved plan

SPECIFICATION OF CONSTRUCTION (Floor wise) IN RESPECT OF -

Sl. Description All Floor

1 Foundation
2 Basement
3 Superstructure
4 Joinery /Door’s & window

(Please furnish details about size of frames

Shutter’s, glazing fittings etc. and supply of
species of timber.)
5 R.C.C works
6 Plastering
7 Flooring, skirting, dadoing
8 Special finish as marble, granite
 9 Roofing including weather proof
10 Drainage

Sl. Description
1 Compound wall -
Height
Length -
Type of construction
2 Electrical installation -
Type of wiring
Class of fitting ( superior / ordinary /poor)
Number of light points

Fan points

Spare plug points

Any other item

3 Plumbing installation -
a) No.of water closets and their type

b) No. of wash basins

c) No. of urinals

d) No. of bath tubs

e) Water meter, taps etc.

f) Any other fixtures

Details of valuation
Particulars of Plinth Roof Age of Estimated Replacement Depreciation Net value after
item area height building replacement cost (Rs.) depreciation
(in Sqmt) rate of ( Rs.) (Rs.)
construction
(Rs.…/-Sqmt)

Mumty 0.00 0 0 0.00 0.00 0.00 0.00

Net Value of Building Construction Rs. 0.00

Part C- (Extra Items) -
 1 Portico Rs. 0
2 Ornamental front door Rs. 50000
3 Sit out / Verandah with steel grills Rs. 0
4 Overhead water tank Rs. 0
5 Extra steel / collapsible gates-. Rs. 0
Total Rs. 50000.00
Part D- (Amenities) -
1 Wardrobes Rs. 0
2 Glazed tiles Rs. 0
3 Extra sinks and bath tub Rs. 0
4 Marble /Ceramic tiles flooring Rs. 0
5 Interior decorations Rs. 0
6 Architectural elevation works Rs. 0
7 Door /Window frame works.& Ironmongery Rs. 0
8 Aluminum works Rs. 0
9 Aluminum hand rails Rs. 0
10 False ceiling Rs. 0
Total Rs. 0.00
Part E- (Miscellaneous) -
1 Separate toilet room Rs. 0
2 Separate Guest room Rs. 0
3 Separate water tank / sump Rs. 0
4 Trees , Gardening Rs. 0
Total Rs. 0.00
Part F- (Services) -
1 Electricity & Sanitary Fixtures Rs. 0.00
2 Drainage arrangements Rs. 0.00
3 Compound wall Rs. 900000.00
4 C.B. deposit, fittings etc. ………….
5 Pavement ………….
Total Rs. 900000.00
TOTAL ABSTRACT OF THE ENTIRE PROPERTY
Part - A Land Rs. 49050000.00
Part - B Building Rs. 0.00
Part - C Extra Items Rs. 50000.00
Part - D Amenities Rs. 0.00
Part - E Miscellaneous Rs. 0.00
Part - F Services Rs. 900000.00
Total Rs. 50000000.00
Say Rs. 50000000.00

Valuation: -
Here , the approved valuer should discuss in details his approach ( Market Approach , Income Approach and Cost
Approach ) to valuation of property and indicate how the value has been arrived at, Supported by necessary
calculation.
Also such aspects as impending threat of acquisition by government for road widening / public service purposes,
sub
merging & applicability of CRZ Provisions ( Distance from sea – coast / tidal level must be incorporated and their
effect
may be discussed ).
Photograph of owner / representative with property in background to be enclosed.
Screen shot of longitude / latitude ans co-ordinates of property using GPS /Various Apps / Internet sites.

As a result of my appraisal and analysis , it is my considered that the Present Fair Market Value of the above
Property
in the prevailing condition with aforesaid specifications is Rs. 50000000.00
The Realizable Value ( 90% of FMV ) of the above property is.Rs. 45000000.00
And the Distress Value ( 90% of RV ) Rs. 42750000.00

Place : Lucknow Signature

Date : 9/5/2024 (Name and Official Seal of the Approved Valuer )

The undersigned has inspected the property details in the Valuation Report Date
On …………………………….…………We are satisfied that the fair and reasonable market value of the property i
Rs.

Signature
(Name of the Branch Manager with office Seal )

Encl:
1- Declaration – cum – undertaking from the valuer ( Annexure – IV).
2- Model code of conduct for valuer ( Annexure V).

Annexure- IV
Format of undertaking to be submitted by the Valuer

I, Er. Gaurav Vikas son of Sri Ashok Kumar Singh do hereby solemnly affirm and state that-

* I am citizen of India.
* I will not undertaking valuation of any assets in which I have a direct or indirect interest or become so
interested at any time during a period of three years prior to my appointment as valuer or three years after
the valuation of assets was conducted by me
* The information furnished in my valuation report 9/5/2024 is true and correct to the best of my
dated
 knowledge and belief and I have made an impartial and property I have made an impartial and true
valuation of the Property.
* I have personally inspected the property 9/5/2024 The work is not sub- contracted to any other valuer
and carried out by myself.
* Valuation report is submitted in the format as prescribed by the Bank.
* I have not been depanelled / by any other bank and in case any such depanelment by other bank during my
empanelment with you , I will inform you within 3 days of such depanelment

* I have not been removed / dismissed from service / employment earlier

* I have not been convicted of any offence and sentenced to a term of imprisonment
* I have not been declared to be unsound mind
* I am not an undercharged bankrupt, or has not applied to be adjudicated as a bankrupt
* k. I am not an undercharged insolvent
* I have not concealed or suppressed any material information, facts and record and have made a complete and
full disclosure.
* I have not been levied a penalty under section 2 J of Income –tax Act, 1961 ( 43 of 1961 ) and limit for filing
appeal before Commissioner of Income –tax ( Appeals ) or Income –tax Appellate Tribunal , as the case may
be has expired , or such penalty has been confirmed by income – tax Appellate Tribunal , and five years have
not elapsed after levy of such penalty

* m. I have not ben convicted of an offence connected with any proceeding under the income Tax Act 1957 or
Gift Tax Act 1958 and andof any events or happening which would make me ineligible for empanelment as a
valuer
* My PAN Card number/ Service Tax number - CWDPS4229L
* I have not concealed or suppressed any material information , facts and records and I have made a complete
and full disclosure
* I have read the Handbook on Policy , Standards for Real Estate Valuation , 2011 of the IBA and this report
is in conformity to the “ Standards “ enshrined for valuation in the Part – B of the above handbook to the
best of my ability
* I have read the international valuation standards (IVS) and the report submitted to the bank for the
respective asset class is in conformity to the standards as enshrined for valuation in the (IVS) in general
standards and asset standards as applicable

* I abide by the model of conduct for empanelment of valuer in the Bank. ( Annexure V- A
signed copy of same to to be taken and kept and along with this declaration )
* I am registered under Section 34 AB of the Wealth Tax Act, 1957 - YES
* I am valuer registered with Insolvency & Bankruptcy Board of india (IBBI) - NO
* My CIBIL Score and credit worthiness is as per Bank’s guidelines
* I am the proprietor, who is competent to sign this valuation report
* I will undertake the valuation work on receipt of Letter of Engagement generated from the system (i.e LLMS
/ LOS ) only
* Further , I hereby provide the following information .

S. No. Particulars Valuer Comment

1 Background information of the asset being valued. Industrial Property

 To obtain fair market value,
2 Purpose of valuation and appointing authority
SME Transport Nagar Branch
3 Identity of the valuer and any other experts involved in the valuation Er. Gaurav Vikas

4 Disclosure of valuer interest or conflict, if any . None

5 Date of appointment , valuation date and date of report 9/5/2024 9/5/2024

6 Inspections and / or investigation undertaken 9/5/2024
7 Nature and source of the information used or relied upon Local Enquiries

Procedures adopted in carrying out the valuation and valuation Land & Building
8
standards followed Method,Cost Approach, IVS

9 Restrictions on use of the report , if any For Bank use only

Rates of land in area, quality
10 Major factors that were taken into account during the valuation
of work
11 Major factors that were not taken into account during the valuation None
Caveats, limitations and disclaimers to the extent they explain or
12 elucidate the limitation faced by valuer , which shall not be for the None
purpose of limiting his responsibility for the valuation report

Date- 9/5/2024

Place- Lucknow

Signature
( Name of the Approved Valuer and Seal of
the Firm / Company)

MODEL CODE OF CONDUCT FOR VALUERS (Annexure- V)

Integrity and Fairness

A valuer shall, in the conduct of his/its business, fellow high standards high standards of integrity and
1 fairness in all his/its dealings with his/its clients and other valuers.

2 A valuer shall maintain integrity by being honest, straightforward, and forthright in all professional
relationships
A valuer shallendeavour to ensure that he/.it provides true and adequate information and shall not
3 misrepresent any facts or situations.
4 A valuer shall refrain from being involved in any action that would bring disrepute to the profession.
5 A valuer shall keep public interest foremost while delivering his service.
Professional competence and Due Care
 Professional competence and Due Care

A Valuer shall render at all times high standards of service, exercise due diligence, ensure proper care and
6 exercise independent professional judgment.
A valuer shall carry out professional services in accordance with the relevant technical and professional
7 standard that may be specified from time to time.
A valuer shall continuously maintain professional knowledge and skill to provide competent professional
8 service based on up-to-date developments in practice, prevailing regulations/guidelines and techniques.
In the preparation of a valuation report, the valuer shall not disclaim liability for his/its expertise or deny
his/its duty of care, except to the extent that the assumptions are based on statements of fact provided by the
9 company or its auditors or consultants of fact provide by the company or its auditors or consultants or
information availablein public domain and not generated by the valuer.

10. A valuer shall not carry out any instruction of the client insofar as they are incompatible with the
10 requirements of integrity, objectivity and independence

A valuer shall clearly state to his services that he would be competent to provide and the services for which
11 he would be relying on other valuers or professionals or for which the client can have a separate arrangement
with other valuers

Independence and Disclosure of Interest

12 A valuer shall act with objectivity in his/its professional dealings by ensuring that his/its decisions are made
without the presence of any bias, conflict of interest, coercion, or under influence of any party, whether
directly connected to the valuation assignment or not.
13 A valuer shall not take up assignment if he/it or any his/its relatives or associate is not independent in terms
of association to the company
14 A valuer shall maintain complete independence in his/its professional relationships and shall conduct the
valuation independent of external influences
15 15. A valuer shall wherever necessary disclose to the client, possible sources of conflicts of duties and
interests, while providing unbiased services
16 A valuer shall not deal in securities of any subject company after any time when he/it first becomes aware of
the possibility of his/its association with the valuation, and in accordance with the Securities and Exchange
Board of India (Prohibition of Insider Trading) Regulations, 2015 or till the time the valuation report
becomes public, whichever is earlier.

17 A valuer shall not indulge in “mandate snatching” or offering “convenience valuations” in order to cater to a
company or client’s needs.
18 As an independent valuer, the valuer shall not change success fee
19 In any fairness opinion or independent expert opinion submitted by a valuer, if there has been a prior
engagement in an unconnected transaction, the valuer shall declare association with the company during the
last five years

Confidentiality
20 A valuer shall not use or divulge to other clients or any other party any confidential information about the
subject company, which has come to his/its knowledge without proper and specific authority or unless there
is a legal or professional right or duty to disclose

Information Management

21 A valuer shall ensure that he/it maintains written contemporaneous records for any decision taken, the
reasons for taking the decision, and the information and evidence in support of such decision. This shall be
maintained so as sufficiently enable a reasonable person to take a view on the appropriateness of his/its
decisions and actions.
22 A valuer shall appear, co-operate and be available for inspections and investigations carried out by the
authority, any person authorized by the authority, the registered valuers organization with which he/it is
registered or any other statutory regulatory body.
23 23. A valuer shall provide all information and records as may be required by the authority, the tribunal,
Appellate Tribunal, the registered valuers organization with which he/it is registered, or any other statutory
regulatory body.
24 A valuer while respecting the confidentiality of information acquired during the course of performing
professional service, shall maintain proper working papers for a period three years or such longer period as
required in its contract for a specific valuation, for production before a regulatory authority or in its contract
for a specific valuation, for production before a regulatory authority or for a peer review. In the event of a
pending case before the tribunal or Appellate tribunal, the record shall be maintained till disposal of the case.

Gifts and hospitality.

25 A valueropr his/ its relative shall not accept gifts or hostility which undermines or affects his independence
as a valuer .
26 A valuershal not offer gifts or hospitality or a financial or any other advantage to a public servant or any
other person with a view to obtain or retain work for himself /itself , or retain an advantage in the conduct of
profession for himself /itself

Remuneration and Costs

27 A valuer shall provide service for remuneration which is charged in a transparent manner , is a reasonable
reflection of he work necessarily and properly undertaken , and is not inconsistent with the applicable rules.
28 A valuer shall not accept any fees or charges other than those which are disclosed in a written contract with
the person to whom he would be rendering service.

Occupation , employability and restriction

29 A valuer shall refrain from accepting too many assignments, if ha/it is unlikely to be able to devote adequate
time to each of his /its assignments
30 A valuer shall not conduct business which in the opinion of the authority or the registered valuer
organization discredit the profession

Miscellaneous
31 A valuer shall refrain from undertaking to review the work of another valuer of the same client except under
written orders from the bank or housing finance institutions and with knowledge of the concerned valuer
32 A valuer shall follow this code as amended or revised from time to time

Signature of the valuer

Name of the Valuer - Er. Gaurav Vikas
1400
15400