VALUATION REPORT

Client : M/S. Losaan Kukhura Farm

Address : SundarHaraicha Municipality-08, Morang
Owner of the Property : Mrs. Shanti Gurung
Address of owner : SundarHaraicha Municipality-10, Morang
Location of the Property : Haraicha VDC-09/Gha, Morang(Previous)
Present Location : SundarHaraicha Municipality-10, Morang
Contact No. :-

SUBMITTED TO: SUBMITTED BY:

JyotiBikash Bank Limited DG. Engineering Consultancy
(Branch Office Khorsane, Morang) Er. Dilli Prasad Dahal
Contact No: Urlabari-07,Morang
1   Contents

1 PROPOSE OF VALUATION

2 DATE OF VALUATION

3 GENERAL INFORMATION

3.1 Client’s Information

3.2 Types and Details of properties to be mortgaged
3.3 Owner of the Property & Address:

4 DETAILS OF BUILDING

4.1 Building
4.2 Current Rate of Major Building Materials

5 DESCRIPTION AND TECHNICAL DETAILS OF PROPERTY

5.1 Land Description

5.1.1 Location
5.1.2 Area of plot to be mortgaged.
5.1.3 Deduction declaration
5.1.4 Consider Area For Valuation and Rate of plot
5.1.5 Access to the Land
5.1.6 Frontage and Face of the plot
5.1.7 Area Calculation of land
5.1.8 Boundary Declaration
5.1.9 Summary- Declaration Sheet:

6 COMMERCIAL IMPORTANCE OF LAND AND

7 LEGAL ASPECT OF THE PROPERTY

7.1 Map of Plots (Cadastral Map) prepared by GoN,

7.2 New Survey of Land
7.3 Permission to mortgage
7.4 Right of Property
7.5 General
7.6 Approved Building Drawing
7.7 Building Construction Approval from Municipality./V.D.C
7.8 Building Completion Certificate
7.9 Comments if any

8 TECHNICAL DETAILS OF BUILDING

9 LIST OF DOCUMENTS USED IN THIS VALUATION

10 VALUE OF LAND
11 VALUE OF BUILDING

12 SUMMARY OF PROPERTY VALUE

13 ACCEPTANCE OF CUSTOMER

14 TERMINOLOGY

14.1 Fair Market Value

14.2 Distress Value
14.3 Valuation Assumptions
14.4 Sales Value

15 VALUATION THEORIES AND METHODOLOGY

15.1 Method of Valuation

15.2 Valuation of Land
15.2.1 Comparative Method
15.2.2 Development Method
15.3 Valuation of Building
15.3.1 Construction Cost Method
15.3.2 Plinth Area Method
15.3.3 Rental Method
15.3.4 Direct Comparison with the Capital Value
15.3.5 Valuation Based on Profit
15.3.6 Depreciation Method

16 REMARKS AND LIMITING CONDITION

17 OPINION

18 DECLARATION

19 DECLARATION BY THE CLIENT

20 CERTIFICATION

21 CONCLUSIONS

22 ATTESTED COPIES OF DOCUMENTS

23 PHOTOGRAPHS

24 LOCATION PLAN (OF ALL PLOTS)

25 SITE PLAN ( OF ALL PLOTS)

26 GPS INFORMATION

27 SATELLITE IMAGE

28 VALUATOR ASSIGNMENT LETTER PROVIDED BY THE BRANCH

Ref No:………… Date: 21-Jun-20
To,
The Manager,
Jyoti Bikash Bank Limited,
Pathari, Morang, Nepal

Subject: Assessment of Property Values

Dear Sir/Madam,
We are pleased to submit herewith Valuation Report of following property based on present market value, which is
intended to mortgage in favor of Jyoti Bikash Bank by:

Client : M/S. Losaan Kukhura Farm

Address : SundarHaraicha Municipality-08, Morang
Contact No. :-

We have taken all care to ascertain value of properties as directed by the client:
1 Owner's Name : Mrs. Shanti Gurung
2 Location of Property : Haraicha VDC-09/Gha, Morang(Previous)
3 Present Location : SundarHaraicha Municipality-10, Morang
4 Plot : 4279
5 No.
Area : 0-0-15-0
5 Sheet : N.A.
No. of
Blue
Print
We hereby declare and certify that:
v We have no direct or indirect interest in said properties.
v The information furnished is true and correct to the best of our knowledge and belief, which are based on
documents furnished by client.

v We have prepared independent valuation assessments for each category of assets.

v Total Commercial Value of the Property is : NPR 8,765,566.70
v Total Fair Market Value of the Property is : NPR 7,651,054.70
v Total Distress Value of the Property is : NPR 6,120,843.76
Say: NPR 6,120,000.00
(In Words: Two Million Fouty-One Thousand Only )
We hope you will find this in order. Thanking you for entrusting us with our works and assuring you of our best professional service.

Yours sincerely,

------------------------------------------------
For DG Engineering Consultancy
(Company Seal)
Name of Engineer: Dilli Prasad Dahal
Contact No.: 9852683234
1   Purpose of Valuation : Mortgage to Jyoti Bikash Bank Ltd.
2   Date of Valuation : 21-Jun-20
3   General information :
3.1 Client’s Information :

1 Name M/S. Losaan Kukhura Farm

2 Name of Proprietor Mr. Lokendra Bahadur Gurung
3 Citizenship No. Issued Date and District 1833/143, 20543/11/27, Morang
4 Registration No., Registered
Organization and PAN SundarHaraicha Municipality Office with Reg. no. 01-30-0083
5 Address SundarHaraicha Municipality-08, Morang
6 Contact No. -
7 Father’s Name Mr. Bhawandra Bahadur Gurung
8 Spouse’s Name Mrs. Shanti Gurung
9 Grand Father's N.A
10 M.D/Proprietor/Director/Partner Ownself

3.2 Types and Details of properties to be mortgaged

1 Plot No. 4279

2 Type of Land Freehold
3 Address as per Lalpurja (Sabik) Haraicha VDC-09/Gha, Morang(Previous)
4 Present address (Hal) SundarHaraicha Municipality-10, Morang
5 Category of Land Bhir " Abbal "
6 Area of Land as per Land 0-0-15-0
7 ownership document (Lalpurja)
Type of Ownership Single
8 Name of Owner Mrs. Shanti Gurung
9 Name and Address of Tenant N.A

3.3 Owner of the Property & Address:

1 Name Mrs. Shanti Gurung
2 Citizenship No., issued date and District 1833/143, 20543/11/27, Morang
3 Registration No., Registered
Organization and Pan No. N.A

4 Address SundarHaraicha Municipality-10, Morang

5 Contact No. -
6 Father’s Name Mr. Karna Bahadur Gurung
7 Spouse's Name Mr. Lokendra Bahadur Gurung
8 Grand Father's Name N.A
9 M.D/Proprietor/Director N.A

4 Details of the Building

4.1 Building

1 Owner’s Name Mrs. Shanti Gurung

2 Constructed Plot No 4279
3 Type of Building RCC Frame structure residential building
4 Face of the Building West side
5 No of Floor Constructed Two Storey
6 No of Permission of floor from Two Storey
Municipality/V.D.C
7 Year of Construction 2073 B.S.
8 Expected Life of Building 50 Years
9 Date of Completion of Building 2073 B.A.
10 Age of Building 4 Years
4.2 Current Rate of Major Building Materials

S.No Description of Rate (NRs.) Units

1 Materials
Local Bricks 18 No.
2 Cement 850 Bag
3 Reinforcement 83 Kg
4 Sand 93 Cft
5 Aggregates 97.67 Cft
6 Timber 5600 Cft

5 Description and Technical Details of Property

All the following data are based on proper field inspection, interview taken with owner and study of relative documents.
5.1 Land Description : Almost Rectangular Shape
5.1.1 Location : SundarHaraicha Municipality-10, Morang
Table-1 Plot
S.No. No. Property Address
Original
Zone District Address as Present
Address Property Owner Name
1.   per lalpurja
Haraicha VDC- SundarHaraicha
4279 Koshi Morang 09/Gha, Municipality-10, Mrs. Shanti Gurung
Morang(Previous) Morang

5.1.2 Area of plot to be mortgaged.

Table -2
S.No. Plot Area as per Lalpurja Area as per Measurement
No. B-K-D-K In Kattha In (B-K-D-K) In Kattha Remarks
1.       4279 0-0-15-0 0.7500 0-0-15-0 0.7687

5.1.3 Deduction declaration
Part of the land plot area that is covered by road or possible extension or road development area or any other
abutting properties, if any, and which needs to be deducted from the actual land plot area.
Table-3 Plot
S.No. NO. Dimension Total Area to
Length Breadth be deduct
Reason for deduction
(unit) (unit) (unit)
1.       4279 Refer site plan Refer site 0.0866
plan
5.1.4 Consider Area for Valuation and Rate of plot
Table-4
S. Plot No. Consider Market Rate Per Kattha Government
No. Area (NRs.) Rate Per Fair Market Value of Land (NRs.)
Kattha
1.       4279 0.6634 7,000,000.00 (NRs.)
1,400,000.00 5,320,000.0

5.1.5       Access to the Land

Table-5
S.No. Plot Type of Road Width as Width as per Blue Remarks if any,
No. per Field print/trace map

1.       4279 Gravel Road 28ft 0 ft

On West

5.1.6       Frontage and Face of the plot

Table-6
S.No. Plot Face (To the Frontage of plot ( unit) Depth of Topography Level with Requirement of Cutting/
No. road) the Plot Road Filling

1.       4279 Refer site

West side 31' 58" Plane SameLevel Not required
plan
5.1.7       Area Calculation of land
Plot no. 4279
SNo. PARTICULARS Sides DIMENSION S = ( a + b + c )/2 AREA (SFT.)

i) Triangle # 1 a= 31.58
b= 98.83
c= 92.67 111.54 1462.55
ii) Triangle # 2 a= 92.67
b= 30.50
c= 87.83 105.50 1339.33
Total: 2801.882
In Kattha: 0.7687
Area as per LOD (In Kattha): 0.7500
Deduction for ROW (In Kattha): 0.0866
Land area considred for valuation (In Kattha) : 0.6634

5.1.8       Boundary Declaration

Table-7
S.No. Plot East West North South Remarks
1.       No.
Plot
4279 Road Road Plot no.806
no.688

Does Boundary Declaration of valuator is matched with Trace Map/ Four ( √ ) Yes ( ) No
Boundary declaration?

5.1.9       Summary- Declaration Sheet:

Motorable Access ( √) Yes ( ) NO

*River/Stream Near Property ( ) Yes ( √ ) NO
Fuel Storage Depot of Property ( ) Yes ( √ ) NO
Electricity Supply line ( √) Yes ( ) NO
Telephone Line ( √) Yes ( √ ) NO
Temple/Shrine ( ) Yes ( √ ) NO
Water Logging ( ) Yes ( √ ) NO
Cremation Area of property ( ) Yes ( √) NO
Army Barracks near property ( ) Yes ( √ ) NO
Monument near property ( ) Yes ( √ ) NO
*Hazardous Factory ( ) Yes ( √ ) NO
Sewerage ( ) Yes ( √ ) NO
Dumping ( ) Yes ( √ ) NO
*High-tension line nearby to Property ( ) Yes ( √ ) NO
Property Type ( √ ) Residential ( ) Commercial ( )Industrial ( )Agricultural
Property Ownership Type ( ) Company ( √ ) Individual (single) ( ) Individual (Jointed)
Hold Type ( √ ) Free Hold ( ) Leasehold
Residual age of the Property

*Special Comments
Distance from High Tension Line if any:
Distance from the centerline of Road/Highway:
Distance from the River:
6   Commercial
§  Proximity Importance
to Civic Amenitiesof(e.g
Land and Building
Market, School, Hospital,
Office College etc.) : Available
§  Means and Proximity to Surface transportation by which locality is Served : All transportation
§  Uses of Land (e.g. Vacant, Farm, Garden, Barren ,Land,Developed for residential : Residence / Agricultural
purpose, or as factory, Residence etc.
§  Features for increase of value of property : Road, Market, School etc
§  Features for decrease of value of property (eg.Hazardous Factory Noise generation : None
Factory, Sewage Dumping,Water Logged area
: Yes
§  Other Facilities Available (e.g Electric Line, Water Supply, Sewer Lines, Telephone etc.) : None
§  Rent : None
§  Comments if any

7  Legal Aspects of the Property

To the best of our knowledge, no legal disputes have been recorded
(As per the documents and information provided by client)
S.No. Plot Owner Name Mode of Date of Current Land Revenue Cooling Period
No. Transfer/ Registration Receipt available or not Elapsed or
Way of Not*
Getting
1.  4279 Mrs. Shanti Gurung hold
Not Known 2072/06/24 B.S as Yes Ellapsed
per LOD

* cooling Period(as Per Bank Policy):

In case of Rajinama : 6 month 35 days
In case of Gift (Bakaspat : 2 years 35 days
In case of Angshabanda : 24 months 35 days

7.1 Map of Plots (Cadastral Map) prepared by GoN,

§  Geodetic Survey Department Yes
§  Whether plot is indicated in map Yes
§  Whether access is clearly marked in map No
§  Whether shape of land in the field tally with map Yes

7.2 New Survey of Land

§  Whether new survey of land has been carried out No
§  Whether new land ownership document has been issued No
§  Whether area of land has increased or decreased compared to that recorded in existing land ownership
document N.A.
§ If area of the Land has been increased in new survey, whether land revenue office has carried out spot
inquiry/verification and surveyed to confirm the increase N.A.

7.3 Permission to mortgage
§ Permission of the property owner’s to mortgage No

7.4 Right of Property
§  Source from which property has been acquired Not Known
§  Is there any claimant of the property No
§  Have all Legal Heirs(obtaining age in Majority)of property owner orshareholders have been informed that this
property is proposed to mortgage, whether theyhave also given their consent for this act. N.A.
§  Relation between Client and Owner of the property financial institutions/organization Ownself.

§  Whether the property was previously mortgaged any other N.A.

§  If Mortgaged, has it been released N.A.

7.5 General
§  Whether free access to the property is available Yes
§  Has whole or the part of the land been notified for acquisition of any other purpose by the Govt. or any
statutory body No
§  Whether the boundary of property is clearly defined at Site Yes
§  Whether the property lies within any historic monument No
7.6 Approved Building Drawing Yes

7.7 Building Construction Approval from Municipality./V.D.C Existing

7.8 Building Completion Certificate Yes

7.9 Comments if any
8   Technical Details of Building
Type of Building Structure : RCC Frame structure residential building
Type of Foundation : Isolated footings foundation

Floor As per Measurement As per Approved Map As per Completion certificate (Sft.) Deduction Considered
(Sft.) (Sft.) (Sft.) Area (Sft.)
Ground Floor 853.36 853.36 853.36 0.00 853.36
First Floor 880.44 880.36 880.44 0.00 880.44

§  Height of each Floor : 10'-5" Each floor

§  Total Height of Building : 10'-5"
§  Minimum Size of the Column : 1'*0"
§  Minimum Size of the Beam : 1'*0"
§  Thickness of DPC /Size of Tie of Beam : 1'*0"
§  Thickness of Slab : 5"
§  External Wall Construction : 10"
§  Internal Wall Construction : 5"
§  Material of Door : Saal wood
§  Material of Window : Saal wood & glazed
§  Staircase : RCC & cement punning
§  Roof : RCC flat roof
§  External Finishing : Plastered & painted
§  Internal Finishing : Plastered & painted
§  Flooring : Tiles, Marvel & cement punning
§  Verandah : Cement punning
§  Kitchen/Dinning : Tiles & Marvel
§  Bathroom/Toilet : Tiles & marvel
§  Sanitary and Plumbing works : CPVC & GI pipes
§  Electricity Supply system : Conciled wiring
§  Telephone Facility : Yes
§  Underground Water Tank : Yes
§  Overhead Water Tank : Yes
§  Solar Panel : No
§  Water Supply : Yes
§  Deep Boring/Tube Well : No
§  Any remarkable defects like dampness, cracks etc… No
§  Repair and Maintenance : Not needed
§  Comments if any : None

9  List of Documents Used in this Valuation

(Checklists as per Guideline)
* Copy of Citizenship Certificate of Client : Yes
* Copy of Citizenship Certificate of Owner/s : Yes
* Copy of Registration Certificate of Company/firm : Yes
* Copy of Income Tax Registration of Company/firm : Yes
* Copy of Land Ownership Document (Lalpurja) : Yes
* Copy of Land Tax Receipt : Yes
* Four Boundary Confirmation Letter (Charkilla) : Yes
* Approved Cadastral Map of Land (Blue Print) : Yes
* Approved Trace Map of Land : Yes
* Copy of Government Rate of land : Yes
* Site Plan of the Property : Yes
* Location Plan of the Property : Yes
* Copy of Approved Building Drawing : Yes
* Copy of Building Completion Certificate : Yes
* Comments if any : None
10   Value of Land

Owner's Name & Plot No. Area (Sqft) Market Rate Government Adopted Rate per Commercial Fair Market Distress Value
(Rs/Sqft) Rate Sqm (70% of MR Value (NRs.) Value (NRs.) (NRs.)
Location of plot As per LOD Consider (MR) (Rs/Sqft) +30% of GR)
Area (In Sqft) (GR)

Mrs. Shanti Gurung

SundarHaraicha
Municipality-10,
Morang 4279 0-0-15.25-0 0.6634 7,000,000 1,400,000 5,320,000 4,643,800 3,529,288 2,823,430
Total :- 4,643,800.00 3,529,288.00 2,823,430.40

11  Value of Building

(Calculation details)
S.N. Description Plinth area of building Rate/sq.ft. Total Amount
and civil works(Sq.ft.) (NRs.) (NRs.)
1. Civil works :
A. Residential building :
Ground Floor 853.36 2400.00 2,048,064.00
First Floor 880.36 2300.00 2,024,828.00
Total :- 4,072,892.00
2. COST OF FIXTURES
A. Electricity : 5% of total cost 203,644.60
B. Sanitary : 5% of total cost 203,644.60

3 VALUE 0F BUILDING AND FIXTURES 4,480,181.20

4. YEAR OF CONSTRUCTION 2073 B.S.

5. DEPRECIATION : @ 2 % per year for 4 years 358,414.50

6. ACTUAL VALUE OF BUILDING & STRUCTURES AT PRESENT 4,121,766.70

12  Summary of Property Value

Description Commercial Value (CV) Fair Market Value(FMV) Distress Value (DV)
A) Value of land 4,643,800.00 3,529,288.00 2,823,430.40
B)Value of building & Structures 4,121,766.70 4,121,766.70 3,297,413.36
Total value :- 8,765,566.70 7,651,054.70 6,120,843.76
13 Acceptance of customer
14 Terminology
14.1 Fair Market Value

14.2 Distress Value

14.3 Valuation Assumptions

14.4 Sales Value

15 Valuation Theories and Methodology
15.1 Method of Valuation

15.2 Valuation of Land

15.2.1 The Comparative Method

15.2.2 Development Method

15.3  Valuation of Building

15.3.1 Construction Cost Method

15.3.2  Plinth Area Method

15.3.3 Rental Method
15.3.4  Direct Comparison with the Capital Value
15.3.5  Valuation Based on Profit
15.3.6  Depreciation Method

16   Remarks and Limiting Condition

Ø  The bank is requested to ask the client for insurance papers of the building.

Ø   The valuation is conducted for the purpose to mortgage at Jyoti Bikash Bank Limited. It is not be used for any other purpose.

Ø  The stated opinions of values are effective as of the date of value based on the information that was made available by the Client
and the local residents at the time of our site visit.

Ø All the relevant documents from legal aspect have been enclosed in this report whichever furnished us by the client. The Bank is
suggested to ask the client to submit other information or documents required. The valuator does not bear any liability if the enclosed
documents provided by the client are fake and misleading; however the valuator has examined all the concerned and attached
documents using every effort both in the paper and field  

Ø  We have made our best effort to include all physical assets of the subject matters 

Ø   We understand that the Bank has visited the proposed locality and collected the required information

Ø   The property has been physically checked to ascertain whether the land under consideration lies in the same plot indicated in
the land ownership paper and the cadastral map and found out to be the same land

Ø   It has been ascertained that the land doesn't lies in the prohibited zone for construction

Ø   It has been ascertained that the land has an area as mentioned in the land-ownership paper

Ø   The property from the valuator point of view does not have any other comments beside stated above for mortagage perpose
17  Opinion
In our opinion this property may be taken as mortgage for the FMV amount recommended in the valuation certificate,
however, all the remarks made above shall be taken into consideration and all legal documents shall be scrutinized by legal
expert.

18  Declaration

This valuation was conducted for the purpose of establishing Fair Market and Distress Values of the said property for Client and
Bank for mortgaging these properties. It is not to be used for any other purpose, and no part of this report is to be disseminated to the
public or third parties.

We certify that our firm is fully authorized to carry out the valuation work under the prevalent laws and we are fully equipped and
competent to carry out the assignment and have the necessary qualifications, skills and experience required for the same.

We also certify that no individual in our firm has any financial interest in the said property.

To the best of our knowledge, all matters of a factual nature discussed in this report are true and correct. No important factors have
been intentionally overlooked or withheld.

We have physically inspected, verified and measured the properties in the presence of the Client/Representative of the Client.

We transformed all details and information furnished by the Client/Owner for above property and s/he confirmed all details is true in
my presence.

19 Declaration by the Client

I/we have provided all the documents attached in this valuation report and all the details and information furnished above are true
and correct. I take full responsibility in case of any liability occur regarding these documents. We, Owners/clients, hereby confirm
that all the details and information furnished above are correct and represent the actual statements.

------------------------------
Mr./Mrs./Miss Mrs. Shanti Gurung
Contact No. -

20 Certification:

I/We hereby certify that Valuation of the Properties as detailed in this report has been carried out by me/us in strict Compliance with
Valuation Guidelines of Jyoti Bikas Bank Limited. The said property is an acceptable security to bank in all respects.

………………….. ……………………… ……….……….…

Site Visited by: Prepared by: Checked by:
Sudip Gadtaula Sudip Gadtaula Dilli Prasad Dahal
Mobile No: 9812303022 Mobile No: 9812303022 Mobile No:9852683234
21 Conclusions:

This valuation was conducted for the purpose of establishing Fair Market and Distress Values of the said property for the Client and
the Bank for mortgaging these properties. It is not to be used for any other purpose, and no part of this report is to be disseminated to
the public or third parties.

We certify that our firm is fully authorized to carry out the valuation work under the prevalent laws and we are fully equipped and
competent to carry out the assignment and have the necessary qualifications, skills and experience required for the same.

We also certify that no individual in our firm has any financial interest in the said property.

To the best of our knowledge, all matters of a factual nature discussed in this report are true and correct. No important factors have
been intentionally overlooked or withheld.

We have physically inspected, verified and measured the properties in the presence of the Client/Representative of the Client

The conclusions in this report are our unbiased considered opinions of Fair Market and Distress Values of the subject assets as of the
date of valuation.

We transformed all the details and information furnished by the Client/Owner for the above property and he confirmed all details is
true in my presence.

* All necessary documents like map of land, location plan, photographs, other relevant documents are attached herewith please
kindly refer.

ANNEX
ANNEX
ANNEX
ANNEX
Copies
Copies of
 
of Official
Official Documents
Documents
 

FRONT (WEST) VIEW OF PLOT NO. 699

VIEW OF ACCESS ROAD ON NORTH OF PLOT NO. 699