SERVICE PROVIDER OVERVIEW

• SIRI Law LLP is a full-service law firm providing end-to-end advisory across real estate, property, infrastructure, and land-related transactions. The firm advises developers, investors, funds, and corporate occupiers on acquisition, development, leasing, financing, and dispute avoidance.
• This case study highlights SIRI Law LLP’s role as a strategic real estate legal advisor, integrating title risk management, regulatory compliance, and commercial structuring into complex property transactions.

CLIENT BACKGROUND

• The client was a diversified real estate development company engaged in commercial and mixed-use projects across multiple Indian states. The client’s portfolio included office parks, logistics facilities, and residential developments, often structured through special purpose vehicles and joint development arrangements.
• The client planned to develop a large-scale commercial project in a rapidly growing urban corridor. The project involved acquisition of multiple contiguous land parcels from different owners, conversion of land use, and regulatory approvals under central and state real estate laws.
• Given the scale of investment and regulatory exposure, the client sought a legal advisor capable of managing title risk, transactional complexity, and regulatory compliance in a coordinated manner.
• SIRI Law LLP was engaged as lead real estate and property law counsel.

ENGAGEMENT OBJECTIVES

• The engagement objectives were multi-fold. First, to conduct comprehensive title due diligence and risk assessment for the proposed land acquisition. Second, to structure acquisition and development transactions to ensure clear ownership, bankability, and regulatory compliance. Third, to support approvals, registrations, and documentation throughout the project lifecycle. Finally, to mitigate dispute risk arising from land title defects, third-party claims, or regulatory non-compliance.
• The engagement was designed as a long-term advisory relationship aligned with the project’s development phases.

BUSINESS AND REGULATORY CONTEXT

• The project was governed by a complex legal framework, including property and land laws, local land revenue statutes, zoning and land-use regulations, environmental norms, and real estate regulatory requirements. Regulatory enforcement had increased, with heightened scrutiny on land acquisitions, title clarity, and compliance with real estate development regulations.
• Simultaneously, the client faced commercial pressures relating to project timelines, investor expectations, and financing milestones. Legal advice needed to balance risk mitigation with transactional efficiency.
• SIRI Law LLP approached the engagement with a clear understanding that real estate legal frameworks must enable project execution while safeguarding long-term asset value.

PHASE ONE: TITLE DUE DILIGENCE AND RISK ASSESSMENT

• SIRI Law LLP conducted an extensive title due diligence of the identified land parcels, reviewing historical title documents, revenue records, encumbrances, easements, and litigation history.
• The review identified title fragmentation, gaps in historical conveyances, and potential third-party claims. The firm prepared a detailed title report categorizing risks as critical, manageable, or curable.
• SIRI Law LLP advised on risk mitigation strategies, including title rectification, indemnity mechanisms, escrow arrangements, and selective exclusion of high-risk parcels.

PHASE TWO: TRANSACTION STRUCTURING AND ACQUISITION DOCUMENTATION

• Based on the due diligence findings, SIRI Law LLP structured the acquisition strategy, combining direct purchases, development agreements, and power of attorney arrangements where appropriate.
• The firm drafted and negotiated sale deeds, development agreements, indemnities, and ancillary documents. Special emphasis was placed on payment milestones, possession conditions, and risk allocation to protect the client’s investment.
• The transaction structure ensured bankability and compliance with financing requirements.

PHASE THREE: REGULATORY APPROVALS AND LAND USE COMPLIANCE

• SIRI Law LLP advised on conversion of land use, zoning compliance, and approvals from local planning authorities.
• The firm supported the client in preparing applications, responding to regulatory queries, and ensuring compliance with statutory conditions. This proactive engagement reduced approval delays and regulatory exposure.

PHASE FOUR: LEASING AND COMMERCIAL ARRANGEMENTS

• As development progressed, SIRI Law LLP advised on commercial leasing of the project, including drafting and negotiating lease deeds, leave and license agreements, and fit-out arrangements with anchor tenants.
• The firm ensured that leasing documentation aligned with financing covenants and long-term asset management strategies.

ONGOING ADVISORY AND DISPUTE AVOIDANCE

• Throughout the project lifecycle, SIRI Law LLP acted as an embedded legal advisor, supporting strategic decisions and monitoring legal risk.
• The firm advised on handling third-party objections, local authority interactions, and compliance audits, minimizing the likelihood of disputes and project disruption.

OUTCOMES AND VALUE DELIVERED

• The engagement resulted in a legally robust land acquisition and development framework. Title risks were identified and mitigated prior to investment, reducing future litigation exposure.
• The project achieved regulatory approvals in a timely manner, enabling adherence to development timelines. Transaction documentation ensured clarity of rights, obligations, and risk allocation.

STRATEGIC IMPACT

• The client benefited from enhanced investor confidence, improved financing readiness, and long-term asset security. Legal risk management became an integral part of project planning and execution.

CONCLUSION

• This case study demonstrates SIRI Law LLP’s capability to deliver comprehensive real estate and property law advisory for large-scale developments. The firm’s approach combines legal diligence, commercial insight, and practical risk management to support successful real estate projects.