Buying a home remains one of the most significant financial and emotional milestones for many Indians. However, real estate experts caution that overlooking due diligence—particularly on location, legal clearances and financial planning—can turn a dream purchase into a long-term liability.Industry advisers say careful research and patience are essential to ensure that a property remains both livable and financially rewarding over time.

Location first, property next

Real estate advisers emphasise that a property’s locality often determines its long-term value more than the home itself.Emerging localities, while often more affordable than established neighbourhoods, can offer strong appreciation potential if connectivity and civic infrastructure are improving. However, experts warn that ignoring poor roads, weak transport links, or inadequate civic amenities may limit future resale value and rental demand.Prospective buyers are advised to visit shortlisted locations at different times of the day to better understand traffic conditions, safety, noise levels and overall livability. Areas with expanding infrastructure, good connectivity and a healthy social environment typically see stronger long-term demand.

Legal checks that cannot be ignored

On the legal front, specialists stress that verifying ownership and documentation is non-negotiable. Buyers must ensure that the seller has a clear title and full rights to transfer the property.In the case of land purchases, it is critical to confirm that the plot is approved for residential use, as agricultural land requires formal conversion before housing construction.Projects, particularly in smaller towns and tier-III cities, must also have necessary approvals and no-objection certificates from local authorities.For apartment buyers, reviewing sanctioned building plans, title deeds, land-use permissions and occupation or completion certificates is essential. With most urban projects now governed by the Real Estate (Regulation and Development) Act, 2016 (RERA), buyers are advised to independently verify the project’s registration on the relevant state portal rather than relying solely on developer claims.

Ready-to-move vs under-construction homes

The choice between ready-to-move and under-construction properties often depends on a buyer’s financial position and risk appetite. Ready homes provide immediate possession and eliminate uncertainties related to construction delays or changes in specifications, though they typically command higher prices.Under-construction properties are generally 10–20% cheaper and offer flexible payment schedules linked to construction progress. They may also feature newer designs and amenities. However, such properties attract 5% GST and carry risks related to project timelines and delivery, making the developer’s track record a critical factor.Experts advise buyers to visit completed projects by the same builder, interact with existing residents and verify compliance with RERA norms and industry bodies such as CREDAI. Plot buyers, meanwhile, should confirm that the land is free from encumbrances and aligned with intended usage.

Budgeting beyond the base price

Financial planning is another area where buyers often underestimate costs. Apart from the down payment—typically around 20% of the property value—buyers must account for stamp duty, registration charges, maintenance deposits, loan processing fees, interior work and recurring expenses such as EMIs and property taxes.Stamp duty and registration alone can add 5–8% to the property cost, while GST applies to most under-construction homes. Overall acquisition costs may rise by 10–20% above the quoted price, making it essential to maintain a financial buffer for unforeseen expenses.Loan eligibility is closely linked to credit health, with experts noting that a credit score around 750 improves approval chances and helps secure better interest rates. Financial advisers also recommend keeping EMI commitments within 40% of monthly income and avoiding unrecorded cash transactions to prevent legal complications.

Due diligence over mpulse Buying

Across industry advisories, one consistent message stands out: avoid rushing into property decisions. Experts warn against aggressive sales tactics and limited-time offers that discourage thorough scrutiny of documents and property conditions.From consulting legal professionals and verifying RERA details to speaking with future neighbours and inspecting the property independently, buyers are encouraged to prioritise preparation over speed. As advisers note, purchasing a home is not a race but a long-term investment decision—one where careful research today can prevent years of financial and legal stress later.

NEW DELHI: Calls for a rethink of Bihar’s decade-old liquor ban have resurfaced within the ruling alliance, with NDA allies urging chief minister Nitish Kumar to review the policy. Union minister Jitan Ram Manjhi said the principle of prohibition was not flawed but its implementation had gone awry. “We have been saying for a long time that the liquor policy is not wrong, and prohibition should be implemented. However, there are flaws in its implementation,” he said.“In our state, the enforcement officers catch those very people, while those who do large-scale smuggling are being let off after taking money. Nitish Kumar should take action. Prohibition is causing significant financial losses to the Bihar government, and Nitish Kumar should address this,” Manjhi told ANI“Prohibition is causing significant financial losses to the Bihar government, and Nitish Kumar should address this,” Manjhi said, urging stricter action against corruption in enforcement.The ban, introduced in 2016 when Nitish Kumar was heading the Mahagathbandhan government, has led to more than 8.43 lakh cases and nearly 12.8 lakh arrests, as per an earlier report by TOI. Yet concerns over revenue have intensified. Before prohibition, Bihar earned over Rs 3,000 crore annually from liquor sales. With fresh welfare commitments likely to cost upwards of Rs 28,000 crore — including direct cash transfers to women, higher pensions and electricity subsidies — the state’s stretched finances have prompted murmurs within the NDA about whether the ban is sustainable. Bihar’s fiscal deficit stood at 9.2% of GSDP last year.Rashtriya Lok Morcha MLA Madhav Anand, also an NDA ally, called in the Assembly for a “detailed review” of the law. “It is 10 years since the prohibition law was enacted… An assessment should be made as to what we have gained and lost in the last ten years,” he said, claiming liquor remained available through home delivery and that drug use among youths had risen.

NEW DELHI: Fugitive businessman Vijay Mallya on Wednesday informed the Bombay high court that he cannot specify when he will return to India as he is legally barred from leaving the United Kingdom.In a statement submitted through his counsel Amit Desai, Mallya said that he does not have an active Indian passport and is also restrained by court orders in England and Wales from travelling outside the UK. The submission came after a bench of Chief Justice Shree Chandrashekhar and Justice Gautam Ankhad last week made it clear that it would not hear his plea challenging the order declaring him a fugitive economic offender unless he returns to India.The court had asked Mallya to clarify whether he intended to come back to the country.Mallya, who has been based in the UK since leaving India in March 2016, has filed two petitions before the high court, one challenging the order declaring him a fugitive economic offender and another questioning the constitutional validity of the Fugitive Economic Offenders Act.In his statement read out in court, Mallya said that he cannot give a definite date for his return as his passport was revoked by the Indian government in 2016 and because courts in England and Wales have prohibited him from leaving the country.“Mallya is not permitted to leave or attempt to leave England and Wales or apply for or be in possession of any international travel document. In any event, the petitioner is unable to precisely state when he will return to India,” Desai read out from the statement.The senior counsel further argued that Mallya’s physical presence in India was not necessary for the court to hear his pleas against the fugitive tag and the provisions of the Act.“If he (Mallya) were to appear in India, then all these proceedings would be rendered irrelevant as the statute says that once the offender appears in the concerned court of law, then all these orders would be set aside,” Desai told the court.Mallya, 70, faces multiple cases of alleged fraud and money laundering linked to the default of loans amounting to several thousand crores. He was declared a Fugitive Economic Offender in January 2019 by a special court hearing cases under the Prevention of Money Laundering Act.The high court has directed the Union government to file its reply to Mallya’s statement and posted the matter for further hearing next month.

Priyanka Chopra made her debut in Hindi cinema in the early 2000s and slowly carved a path for herself on her own. But in her initial years, the actress faced several struggles and had bad experiences on movies. At that time, she lost out on projects despite being signed, as filmmakers or leading actors chose to back other actresses instead. Reflecting on one such episode, Priyanka shared that she was removed from a Hindi film even after formalising her contract. According to her, a male co-star later informed her that the director had made a “mistake” by casting her because the role had always been intended for another actress. Though legally bound to the project, she felt powerless to challenge the decision.Speaking recently at the Harvard Business School, Priyanka recounted how the male actor from the shelved project visited her while she was shooting for the 2007 film ‘Salaam-E-Ishq’. She initially believed he had come to show support ahead of their upcoming shoot, but the conversation took an unexpected turn. “He goes, ‘The director gave you this movie by mistake. It was his mistake. This was always supposed to go to this other girl but we will do another one together, don’t worry about it. I just wanted to tell you myself.’ And he ate some food and left,” she recalled.

At just 22, Priyanka described the film as a “really important movie” that vanished overnight. “My heart just crushed and I was like, ‘I signed a contract. Like, what do you mean?’ But that’s how it was,” she said, adding that similar incidents occurred multiple times. Despite already featuring in successful films and steadily building her reputation, she admitted she briefly considered stepping away from acting altogether, even contemplating a return to college. Ultimately, she chose to “focus on my craft,” a decision she credits for sustaining her career. “That took me through my carer and got me more work,” she shared.Priyanka made her Bollywood debut in 2003 with Andaaz alongside Akshay Kumar and Lara Dutta. Around the same period, several industry newcomers with film family backgrounds were entering the scene. Addressing the subject of nepotism, she said, “I didn’t know what nepotism meant at the time. I just knew that every parent wants to make sure that they give their children the best future that they can, which is normal. My parents did the best that they could to make sure that I have a choice in my future so I didn’t understand what that meant or the limitations that came with it.”Looking back, Priyanka noted that several films were “taken away” from her during those formative years. “I was cast as a lead and suddenly, I was cast as a second lead because somebody else… You know, the politics of it just struck me and I realised that no one is making a movie for me. This person is not my uncle or I haven’t been to their home since I was 4 years old and that started becoming really apparent when you met friends and colleagues,” she explained. Even so, positive critical feedback motivated her to persevere. “I started looking for a variety of roles,” she shared.On work front, she will be seen next in ‘The Bluff’.

In a high-pressure Group A fixture of the ICC Men’s T20 World Cup 2026, Pakistan made two notable changes to their playing XI against Namibia at the Sinhalese Sports Club in Colombo. With their Super 8 hopes hanging in the balance, the Men in Green opted to leave out pace spearhead Shaheen Afridi and mystery spinner Abrar Ahmed for this crucial encounter.

Pakistan skipper Salman Agha won the toss and chose to bat first, underlining his side’s intent to put scoreboard pressure on Namibia in what is virtually a knockout contest for the 2009 champions.

Why Shaheen Afridi and Abrar Ahmed are not playing the clash against Namibia

While announcing the changes at the toss, Agha confirmed that Salman Mirza and Khawaja Nafay were drafted into the XI, replacing Afridi and Abrar. However, the captain did not specify any injury concerns or tactical reasons behind the absence of the two frontline bowlers.

“We’ve got two changes. Salman and Nafay are playing. Shaheen and Abrar are missing out. The batting has just been a concern for us. We need to bat well. We have batted well against USA. We need to do the similar kind of performance today as well,” Agha said during the toss.

Though no concrete explanation was provided, the decision appears to be performance-driven. Both Afridi and Abrar have struggled to make a consistent impact in the ongoing tournament. Afridi, usually Pakistan’s go-to man with the new ball, has not been able to deliver early breakthroughs regularly, while Abrar’s variations have not yielded the expected results on subcontinental surfaces. Given the magnitude of this clash, the team management seemingly opted for a fresh combination in a bid to reset the momentum.

Also READ: Corbin Bosch sizzles as South Africa thrash UAE in T20 World Cup 2026

Batting concerns force rethink

Agha’s remarks clearly indicated that Pakistan’s primary worry has been their batting inconsistency. Despite flashes of brilliance, the top and middle order have failed to stitch together commanding totals. The captain emphasized the need to replicate their improved showing against the USA, suggesting that the team’s focus has shifted toward strengthening the batting unit.

The inclusion of Nafay is likely aimed at adding depth and stability to the middle order, while Mirza’s selection could provide a different bowling dynamic. By making these changes, Pakistan appear to be seeking better balance rather than relying solely on big names.

Notably, this fixture against Namibia is nothing short of a must-win for Pakistan. A defeat could effectively knock them out of contention for a Super 8 berth, making team selection even more critical.

Playing XI of both teams

Namibia: Louren Steenkamp, Jan Frylinck, Jan Nicol Loftie-Eaton, Gerhard Erasmus (c), Alexander Volschenk, JJ Smit, Zane Green (wk), Ruben Trumpelmann, Willem Myburgh, Bernard Scholtz, Jack Brassell

Pakistan: Sahibzada Farhan, Saim Ayub, Salman Agha (c), Babar Azam, Usman Khan (wk), Khawaja Nafay, Shadab Khan, Mohammad Nawaz, Faheem Ashraf, Salman Mirza, Usman Tariq

Also READ: From Mahela Jayawardene to Kusal Mendis: List of players to record three consecutive 50-plus scores in T20 World Cup history

ULHASNAGAR: Questions have been raised over the quality of the ongoing Rs 63-crore cement road construction on the crucial KB (Kalyan–Badlapur) Road in Ulhasnagar. Several social organisations, along with local political leaders, have demanded that portions of the allegedly substandard work be demolished and rebuilt, and that the remaining construction be executed strictly as per prescribed standards.The controversy gained momentum after multiple complaints from residents and daily commuters about potholes, surface damage, and uneven stretches on newly completed sections. Citizens have alleged that defects have begun appearing even before the project’s completion, intensifying concerns about workmanship and material quality.Adding to the criticism, the Maharashtra Navnirman Sena (MNS) has sought a third-party audit of the project by the Indian Institute of Technology Bombay (IIT Bombay). MNS district president Bandu Deshmukh alleged large-scale irregularities, claiming that the work was being carried out using inferior materials. He further accused officials of the Public Works Department (PWD) of turning a blind eye to visible shortcomings.Deshmukh stated that cracks have already developed in several cement blocks and that sand and gravel are visible at multiple spots, indicating compromised construction quality. He also alleged that the contractor failed to adhere to mandatory specifications, including the use of M-40 grade ready-mix concrete and DLP-15 for the PCC base layer.Another major grievance raised by residents involves the construction method. Social activist Satyajit Burman claimed that new cement layers were laid directly over the old road without dismantling it first. According to him, this could result in shops along the stretch being positioned below road level, creating a risk of rainwater entering commercial establishments during the monsoon.Burman also alleged that poor-quality work has led to early signs of cement peeling and pothole formation. He emphasized that the road’s long-term durability could be compromised if corrective measures are not taken immediately.MNS leaders further highlighted the issue of excessive dust pollution at the construction site, stating that the contractor had failed to implement adequate mitigation measures such as regular water sprinkling. They warned that the situation was adversely affecting the health of residents, shopkeepers, and motorists.In response to the growing concerns, Mayor Ashwini Nikam of UMC and MLA Kumar Ailani conducted an on-site inspection of the road work. During the visit they reviewed the quality, progress, and timelines of the project and instructed the contractor to ensure that the work meets all technical and safety standards. They cautioned that negligence would invite strict action.The Ulhasnagar Municipal Corporation has also reportedly identified certain deficiencies and written to the PWD, seeking rectification.Talking to TOI, PWD Ulhasnagar division engineer Prashant Mankar acknowledged that shortcomings had been observed at a few locations. He stated that notices had been issued to the contractor, directing immediate corrective action.Authorities have assured that the complaints are being examined and that necessary measures will be taken to address quality issues.

South Africa’s Corbin Bosch celebrates after taking the wicket of UAE’s Aryansh Sharma during the ICC Men’s T20 World Cup 2026 cricket match between South Africa and UAE, at Arun Jaitley Stadium, in New Delhi.

TimesofIndia.com in New Delhi: South Africa will go into the T20 World Cup Super Eight stage with a massive morale boost after beating the United Arab Emirates (UAE) by 6-wickets on Wednesday at the Arun Jaitley Stadium in New Delhi.Already qualified for the next round, South Africa got the icing on the cake with an unbeaten run through, despite rain disrupting proceedings before the second innings.

Despite the weather gods playing a role, there was no loss of overs as South Africa began their chase of 123 in their trademark aggressive style.Aiden Markram (28) and Quinton de Kock (14) provided the early impetus.Dhruv Parashar dismissed dangerous Ryan Rickelton (30). Dewald Brevis (36) soon followed. But it was already too late. Tristan Stubbs (7) and Jason Smith (2) finished the job, taking the Proteas over the line as floodlights stayed on during the morning fixture.On the eve of the match, the sun was shining brightly, and the weather was as pleasant as a typical February afternoon in Delhi.But almost 24 hours later, conditions had changed drastically, with rain, steady gusts sweeping across the stadium and enough moisture in the air to make the pacers lick their lips.At the toss, skipper Aiden Markram opted to bowl first after assessing the conditions.“Obviously, a bit of rain around. There’s been moisture in here this morning, and we’ll be able to maybe find something in the wicket up front,” he said.However, the start betrayed that feeling of early help for the pacers as UAE openers Muhammad Waseem (22) and Aryansh Sharma (13) took on the Proteas pace trio of Kagiso Rabada (0/30), Kwena Maphaka (0/30) and Anrich Nortje (2/28) with some serious resolution.In the first four overs, they amassed 36 runs without losing a wicket. But George Linde (1/17) and Corbin Bosch (3/12) halted their progress, sending both openers back in successive overs.Alishan Sharafu, one of the most dependable batters in the UAE line-up, once again rose to the occasion to keep the scoreboard ticking, while Sohaib Khan (6) and Syed Haider (6) had a subpar day in the office.A few more could have followed if South Africa had been sharper in the field.Sharafu missed out on his second half-century of the tournament as he fell for 45 to Nortje.Despite being wicketless in the first four overs, the Protea pacers had the final laugh, with all six wickets falling to them.However, heading into the Super Eight, Rabada’s wicket drought and the fielding standards could be a couple of concerns for the 2024 T20 World Cup’s runners-up.