Comprehensive Developer, Land, RERA, Approval, Financial & Buyer Due-Diligence Audit
Project: PHOENIX-I
Developer / Promoter: S R Homemakers Private Limited
Location: Telidih, Ward No. 29, Chas, Bokaro, Jharkhand – 827013
RERA Registration: JHARERA/PROJECT/249/2023
Audit date: 27 August 2026
Audit type: Public-record pre-purchase due diligence
Assessment: AMBER / CONDITIONAL PROCEED
1. Executive Conclusion
PHOENIX-I is a real, RERA-registered residential development promoted by S R Homemakers Private Limited. Jharkhand RERA identifies the project at Mouza Telidih, Ward 29, Khata Nos. 21 and 24 and Plot Nos. 1020 and 1024, Bokaro. Its RERA registration runs from 23 October 2023 to 23 October 2028.
The regulatory record is materially stronger than that of an unregistered/local informal project:
- valid JHARERA registration;
- sanctioned building-plan documentation is referenced;
- environmental clearance is referenced by the Pollution Control Board;
- Jharkhand State Pollution Control Board issued Consent to Establish;
- State Fire Department advisory is referenced;
- Circle Officer land/NOC documentation is referenced;
- non-encumbrance documentation has been uploaded to RERA;
- a separate RERA project bank account exists;
- 240 residential flats are reflected in regulatory/environmental records;
- project cost declared to RERA is approximately ₹72 crore.
However, this should not yet be treated as a clean-title / ready-to-buy project solely from public records.
There are at least five matters requiring written clarification and original-document verification before purchase:
- 262 decimals vs 262.88 decimals vs 10,642.15 sq. metres appear in different official/project documents.
- Different documents mention different building-plan approval numbers.
- An environmental/CTE document refers at one point to “Narayanpur Village”, while the project is registered at Telidih/Chas.
- RERA’s project profile still leaves some approval fields such as Environment Clearance / Height Clearance / Construction Finance / Bank Loan Approval blank, even though environmental approval evidence exists elsewhere.
- S R Homemakers has a historic IDBI Bank company charge of approximately ₹37.94 lakh visible in MCA-derived records; its relationship, if any, to PHOENIX-I land must be independently eliminated.
Overall provisional assessment
| Area | Assessment |
|---|---|
| Project identity | 🟢 Strong |
| RERA registration | 🟢 Strong |
| Promoter existence | 🟢 Strong |
| Municipal approval evidence | 🟢/🟠 Verify original |
| Environmental approvals | 🟢/🟠 Exists, but wording discrepancy |
| Fire approval | 🟢/🟠 Advisory referenced; final compliance to verify |
| Land/title structure | 🟠 Requires lawyer-led verification |
| Encumbrance | 🟠 RERA document exists, but fresh EC/search required |
| Project finance | 🟠 Limited public transparency |
| Developer financial capacity | 🟠 Moderate/private company |
| Corporate compliance | 🟢 Appears active |
| Litigation disclosed on RERA | 🟢 None shown |
| Completion/possession risk | 🟠 Under construction until 2028 |
| Documentation consistency | 🟠 Several discrepancies |
| Purchase recommendation | Proceed only after conditions below are satisfied |
2. Verified Project Identity
Jharkhand RERA records:
Project Name: PHOENIX-I
Project Type: Residential
Registration No.: JHARERA/PROJECT/249/2023
Registration start: 23 October 2023
Registration validity: 23 October 2028
District: Bokaro
Address: Mouza Telidih, Ward No. 29, Khata Nos. 21 & 24, Plot Nos. 1020 & 1024, Chas, Bokaro, Jharkhand – 827013.
RERA coordinates are approximately:
23° 37′ 59.772″ N
86° 11′ 7.368″ E.
A local map/business listing also exists for PHOENIX – I in Bokaro. It has only one review, so the rating is not statistically meaningful and should not influence a purchase decision.
Official RERA page
Jharkhand RERA — PHOENIX-I official project profile
3. Developer / Promoter Audit
Legal entity
S R HOMEMAKERS PRIVATE LIMITED
CIN: U45201JH2013PTC001542
PAN: AATCS5009F
Type: Private limited, unlisted
Industry: Construction / building construction
Incorporation: 23 August 2013
Status: Active
ROC: Jharkhand/Ranchi.
Registered office
Anubhuti Enclave
Chira Chas
Near Government School
Bokaro / Chas
Jharkhand – 827013.
This address also appears repeatedly in RERA project documentation and therefore has good cross-source consistency.
4. Directors / Management
Current regulatory/company sources consistently identify:
Rajeev Ranjan
Designation: Director
DIN: 06657233
Director since: 23 August 2013.
Rajeev Ranjan is also repeatedly identified as the authorised director/signatory executing project agreements and sale documentation.
Jagdish Teli
Designation: Director
DIN: 08253685
Director since: 8 October 2018.
Jharkhand RERA currently shows the same two directors.
5. Directors Are Not Automatically the “Owners”
A very important distinction:
Director ≠ shareholder ≠ beneficial owner.
The free public sources I reviewed establish Rajeev Ranjan and Jagdish Teli as the current directors but do not conclusively establish the current percentage shareholding of each individual.
Therefore, do not accept a salesperson’s statement such as:
“Rajeev and Jagdish each own 50%”
unless supported by the company’s current records.
Obtain from MCA
Ask for:
- latest MGT-7 / MGT-7A annual return;
- current shareholder list;
- shareholding percentages;
- register of members;
- latest annual financial statements;
- current director/signatory master data;
- beneficial ownership filings if applicable.
Only after that should the beneficial ownership of the developer be considered verified.
6. Contact Information Audit
RERA project email
This is the primary email shown by Jharkhand RERA for PHOENIX-I and several other S R Homemakers projects.
Director email
Jagdish Teli:
jagdish17041984@gmail.com
Company email appearing in MCA-derived databases
Telephone / project contact
7004663678
| Person / Entity | Public contact | Attribution | Confidence |
|---|---|---|---|
| Jagdish Teli | 9931323881 | Arbi Foods official management page explicitly says “Jagdish Teli — Partner” | 🟢 Very High |
| Jagdish Teli | jagdish17041984@gmail.com | JHARERA lists this specifically against Jagdish Teli, Director | 🟢 Very High |
| Rajeev Ranjan | rranjan.sr@gmail.com | MCA-derived registered company email for S R Homemakers | 🟢 High |
| Rajeev Ranjan / project | goutamkumar85217@gmail.com | JHARERA places it against Rajeev, but mailbox appears to be shared/project-admin | 🟡 High as project contact, not personal |
| S R Homemakers / projects | 7004663678 | Repeated JHARERA project/consultant number | 🟢 Business contact; 🔴 not proven Rajeev/Jagdish personal |
| Arbi Foods | 9204444102 | Official general/business number; also assigned to partner Dharmendra Kumar Prasad | 🟢 |
| Arbi Foods | 9431725490 | Official general business number | 🟢 |
| Medicant Hospital | 1800 890 8898 | Official hospital toll-free number | 🟢 |
| Medicant Hospital | 06542 360400 | Official hospital landline | 🟢 |
This number appears repeatedly in S R Homemakers’ RERA materials and is also printed on a company/project document bearing the S R Homemakers name and office address.
I would classify it as a strongly associated operational/project number, but still confirm that it is currently controlled by the developer before sending documents or money.
| Person / number | What I could verify | Confidence |
|---|---|---|
| Jagdish Teli — 9931323881 | Direct public business contact. Arbi Foods’ official website identifies Jagdish Teli, Partner and publishes 9931323881 beside his name. More importantly, MCA-derived records show the Jagdish Teli in ARBI FOODS LLP has DIN 08253685, exactly the same DIN as the Jagdish Teli who is Director of S R Homemakers. So this is a very strong identity match. (arbifoods.com) | 🟢 Very high |
| S R Homemakers — 7004663678 | Public company/project mobile printed repeatedly on S R Homemakers Pvt Ltd’s official JHARERA-filed documents, including company letterhead. Both Rajeev Ranjan and Jagdish Teli are current S R Homemakers directors. However, the number is not individually labelled as Rajeev’s or Jagdish’s personal phone, so I would classify it as the company’s/project’s main mobile. (jharera.jharkhand.gov.in) | 🟢 Company contact |
| Arbi Foods — 9204444102 | General Arbi Foods business line. Jagdish is a designated partner, but this number is displayed as the company’s contact and another partner’s direct number rather than Jagdish’s personal number. (arbifoods.com) | 🟡 Business route |
| Arbi Foods — 9431725490 | Arbi Foods’ second publicly advertised general contact number. Jagdish is a designated partner of the LLP, but I found no evidence assigning this number personally to him. (arbifoods.com) | 🟡 Business route |
7. Website / Internet Presence
I did not find a clearly verified official corporate website for S R Homemakers Private Limited.
The official RERA profile contains fields for:
- Project Weblink
- Promoter/Developer Web Link
but no usable corporate website is populated in the indexed record.
MCA-derived company databases similarly show Website: Not Available / blank.
Assessment
🟠 Digital transparency: Moderate to weak
For a ₹72-crore declared project, absence of a strong official web presence is not an illegality, but it makes independent customer verification more difficult.
8. Project Scale
The strongest technical source located is the Jharkhand State Pollution Control Board’s Consent to Establish.
It records:
Plot/site area: 10,642.15 m²
FSI/FAR area: 26,586.06 m²
FAR: 2.50
Total construction/built-up area: 37,084.21 m²
Number of buildings: 5
Total flats: 240
Maximum building height: 34.80 metres.
This agrees with the RERA apartment register, whose serial numbers extend through 240 flats.
Project configuration
The sale-deed template describes the development as a multi-storey residential project and refers to the Chas Municipal Corporation-approved plan.
9. Important Land-Area Discrepancy
This is one of the most important findings.
Document A — Agreement for Sale
The RERA-uploaded Agreement for Sale says:
262 decimals.
Document B — Circle Officer material cited by JSPCB
The Pollution Control Board records a Circle Officer NOC/land schedule stating:
262.88 decimals.
Document C — newer Sale Deed template
The RERA-hosted sale-deed document says:
10,642.15 m².
10,642.15 m² is approximately 262.97 decimals, not exactly 262.00 decimals.
Assessment
🟠 Material documentary inconsistency requiring reconciliation.
The difference may result from:
- rounding;
- different constituent land parcels;
- old vs revised survey;
- mutation/consolidation;
- drafting error;
- development-agreement land versus purchased land.
It should not simply be ignored.
Required action
Ask the developer’s advocate to provide a one-page parcel reconciliation statement listing:
| Plot | Khata | Land owner | Sale/DA document no. | Decimal | m² |
|---|---|---|---|---|---|
| 1020 | 21 | — | — | — | — |
| 1024 | 24 | — | — | — | — |
| Total | exact total | exact total |
The total must reconcile with:
- title deeds;
- Circle Officer records;
- sanctioned plan;
- RERA;
- environmental clearance;
- sale agreement;
- eventual conveyance deed.
10. Land Parcels
RERA identifies:
Khata No. 21 — Plot 1020
Khata No. 24 — Plot 1024
Thana No. 34
Ward No. 29
Mouza Telidih / Chas.
11. Land Ownership Structure
The RERA record does not show the entire development as one simple parcel originally owned solely by S R Homemakers.
It identifies a mixture of self-owned and other-owner/development-agreement land.
Names appearing in the RERA land section include:
- S R Homes / S R Homemakers;
- Shashi Bhushan Singh;
- Anish Kumar Singh;
- Tuku Bala Devi;
- Goutam Kumar;
- Indraneel Kumar Rai;
- Amit Kumar Ghosal;
- Jitendra Nath Ghosal;
- Ravindra Nath Ghosal.
Assessment
🟠 This makes development-agreement/title-chain verification especially important.
A purchaser’s lawyer should confirm that every necessary original landowner has:
- valid title;
- valid development agreement / conveyance;
- valid power or authority enabling the developer to sell;
- no surviving revocation/right capable of defeating purchasers’ title.
12. Sale-Deed References in Environmental Approval Records
The Pollution Control Board specifically references:
- Registered Sale Deed No. 1774/1664 for Khata 24, Plot 1024, covering 98 decimals;
- Registered Sale Deed No. 3281/3054 for Khata 21, Plot 1020, covering 7 decimals;
- additional land schedule/NOC from Circle Officer Chas, Ref. 2697 dated 14 October 2023, describing total land of approximately 262.88 decimals.
Since these expressly identified sale deeds account for only a portion of the overall project area, the remaining land title/development agreements must be reconciled.
13. Encumbrance Audit
The official RERA profile shows that a Non-Encumbrance Certificate has been uploaded.
This is positive, but a buyer should not rely solely on the old RERA-uploaded certificate.
Obtain a fresh search covering
- Plot 1020;
- Plot 1024;
- Khata 21;
- Khata 24;
- every development agreement;
- every original landowner;
- S R Homemakers Pvt Ltd;
- mortgage/charge/subsequent transfer history.
Recommended search period:
Minimum 30 years, preferably from root of title.
14. Corporate Charge / Mortgage Finding
MCA-derived records show an IDBI Bank charge:
Charge ID: 100143080
Creation: 29 April 2017
Modified: 29 May 2020
Amount: approximately ₹37.94 lakh
Charge holder: IDBI Bank Limited
Closure date: not shown in the source reviewed.
Important
This does not automatically mean PHOENIX-I land is mortgaged.
It is a charge against the company reflected in corporate records.
Nevertheless:
Required condition before purchase
Obtain:
- latest MCA charge master;
- CHG-1 / modification documents;
- CHG-4 if satisfied;
- bank NOC;
- written confirmation whether Plot 1020/1024 or project receivables are part of any security.
If your flat or the proportionate land is subject to lender security, obtain a unit-specific release/NOC before registration.
15. Municipal Building Approval
The Pollution Control Board identifies:
Chas Municipal Corporation Building Plan
Memo No. CMC/BP/1746/W29/2023
dated 25 October 2023.
However, another RERA sale-deed document refers to:
CMC/BP/0202/W29/2023.
RED-FLAG FOR VERIFICATION
🟠 Two different approval identifiers appear in public project documents.
This could be:
- application number vs sanction memo;
- revised approval;
- typographical error;
- separate stages of approval.
Do not guess.
Developer must produce
- original approved building plan;
- approval letter;
- all revised sanctioned plans;
- commencement permission;
- architect’s confirmation that your tower/flat exists in the currently sanctioned plan.
16. Environmental Clearance
The Jharkhand Pollution Control Board expressly states that it relied upon an Environmental Clearance issued on:
5 August 2024
File No. 21-02/2024-IA.III
for PHOENIX-I / S R Homemakers Private Limited.
This is a significant positive finding.
But there is an inconsistency
The CTE text describes the EC as being for a residential project at:
“Narayanpur Village, Bokaro District”
while the RERA/title records place PHOENIX-I at:
Telidih / Chas, plots 1020 & 1024.
Later in the same CTE material, the actual plot/khata numbers correspond with the PHOENIX-I land.
Required clarification
Obtain the complete signed EC and verify:
- applicant;
- project name;
- survey numbers;
- village/mouza;
- coordinates;
- site area;
- built-up area.
🟠 Treat “Narayanpur” as an unresolved drafting/location discrepancy until the original EC is checked.
17. Pollution-Control Approval
The Jharkhand State Pollution Control Board granted Consent to Establish:
Reference: JSPCB/HO/RNC/CTE-19999393/2024/436
Date: 5 September 2024
Applicant/project: PHOENIX 1 Residential Building / Rajeev Ranjan / S R Homemakers.
This is an important project-compliance positive.
Before possession, confirm any subsequent:
- consent/compliance renewal;
- completion-stage pollution permissions;
- sewage treatment compliance;
- environmental monitoring requirements.
18. Fire Safety
The Pollution Control Board records reliance upon:
State Fire Department Fire Advisory
Letter No. 5574/Tech./2023
dated 28 September 2023.
Buyer check
Because PHOENIX-I includes buildings approximately 34.8 m tall, final fire compliance is critical.
Before possession, obtain:
- fire-approved drawings;
- Fire NOC/advisory;
- hydrant layout;
- sprinkler/fire alarm details;
- fire-tank capacity;
- fire pumps;
- emergency staircase specifications;
- final fire-safety clearance.
19. Wildlife / Eco-Sensitive Zone
The environmental record refers to a Wildlife Division certificate dated 8 December 2023, stating there is no National Park, Wildlife Sanctuary or ESZ within the specified 10-km radius.
However, the same indexed text then contains wording saying the unit “comes under prohibited category of ESZ,” which is internally contradictory.
Assessment
🟠 Likely transcription/drafting issue, but the original Wildlife/DFO certificate should be inspected.
Do not rely on the truncated indexed sentence alone.
20. Number of Buildings and Units
Environmental approval records show:
5 buildings
240 flats
Maximum height 34.80 m.
The RERA flat register reaches serial number 240 and includes towers such as T-1 through T-5.
Therefore the 240-unit figure is strongly corroborated.
21. Parking Audit
RERA records:
Open parking
47 units
Total area: 587.50 m²
Closed garages/parking
232 units
Total area: 2,900 m².
Total recorded spaces/categories:
279
against 240 residential flats.
On its face this appears adequate numerically.
But verify
Parking due diligence requires checking whether:
- “closed garage” means basement/stilt parking;
- dimensions meet sanctioned plan;
- visitor parking is separately accounted for;
- open parking is being illegally sold;
- your parking is specifically identified;
- the sale agreement complies with RERA/apartment-law treatment of common areas.
Do not pay a separate parking charge merely on an oral promise.
22. Flat Areas
RERA records multiple carpet-area configurations.
Examples include approximately:
- 90.66 m²;
- 97.21 m²;
- 98.06 m²;
- 106.06 m²;
- 106.68 m²;
- 134.24 m²;
- 148.94–148.95 m².
Key rule for your flat
The RERA carpet area of the exact flat number should be the primary legal comparison.
Do not evaluate the purchase only from:
- super-built-up area;
- saleable area;
- loading percentage.
Obtain a flat-specific architect-certified area sheet.
23. Project Estimated Cost
PHOENIX-I declares an estimated project cost of:
₹720,000,000 = ₹72 crore to Jharkhand RERA.
This confirms PHOENIX-I is a substantial development rather than a small standalone apartment block.
24. RERA Project Bank Account
Jharkhand RERA records an IDBI project account held in the name of:
S R HOMEMAKERS PVT LTD.
This is a positive RERA-compliance indicator.
Payment rule
Any booking/payment should only be made:
- to the legally documented promoter account;
- against a proper receipt;
- against PAN/GST/company details where applicable;
- never to a director’s personal account, broker’s account or unrelated entity.
Confirm current RERA-designated collection/escrow details directly with the promoter before remitting money.
25. Developer Financial Position
A public income-tax acknowledgement available through RERA for an earlier financial period shows S R Homemakers filing a corporate income-tax return and reporting taxable income in that year.
More recent MCA-derived sources classify the company as active, with recent filings reported by some company-information platforms.
Important source discrepancy
Different commercial MCA aggregators report differing paid-up-capital/filing figures.
For example, some report:
₹25 lakh paid-up capital
while others report:
₹1 lakh paid-up capital.
This is why company financial due diligence should be based on current MCA documents rather than data aggregators.
Obtain
- FY2023-24 audited accounts;
- FY2024-25 audited accounts;
- FY2025-26 if filed/available;
- auditor report;
- secured/unsecured borrowing schedule;
- related-party transactions;
- contingent liabilities;
- cash-flow position;
- MCA charge register.
26. Developer Track Record
S R Homemakers has other RERA project footprints.
Examples located include:
PHOENIX-II
RERA No. JHARERA/PROJECT/140/2023
Chas, Bokaro.
Kanishk Complex
RERA No. JHARERA/PROJECT/126/2022
Chira Chas, Bokaro.
Bandana Palace
RERA No. JHARERA/PROJECT/169/2021
Mango/Jamshedpur.
Kanishk Complex’s promoter-history section also references:
Bishnu Garden — JHARERA/PROJECT/168/2021 and Bandana Palace, with “No” litigation recorded for those historical disclosures.
Assessment
🟢 The developer is not a newly incorporated single-project shell.
It has a multi-year construction/project history.
27. Litigation Review
The PHOENIX-I RERA profile contains a litigation section, but no litigation is populated there.
Public web searches conducted for:
- PHOENIX-I;
- JHARERA/PROJECT/249/2023;
- S R Homemakers;
- Rajeev Ranjan;
- Jagdish Teli
did not surface a clear PHOENIX-I-specific adverse court/RERA judgment in the sources reviewed.
Important limitation
This is not equivalent to an eCourts-certified litigation search.
A lawyer should separately search:
- Bokaro District Court;
- Jharkhand High Court;
- JHARERA complaints/orders;
- NCLT;
- consumer commissions;
- DRT/SARFAESI records where relevant;
- revenue/title litigation.
28. No Insolvency Signal Located
The current corporate sources reviewed describe S R Homemakers as Active, and I did not locate a clear CIRP/insolvency indicator in the materials reviewed.
Still verify current:
- MCA status;
- NCLT;
- IBBI insolvency announcements
immediately before purchase.
29. RERA Completion Status
PHOENIX-I remains an under-construction project.
The registered RERA completion/validity date is:
23 October 2028.
Do not treat a salesperson’s earlier possession commitment as equivalent to a regulatory completion guarantee.
Any promised possession date must appear explicitly in your registered Agreement for Sale.
30. Draft Agreement for Sale — Important Buyer Review
Jharkhand RERA hosts the project’s draft Agreement for Sale.
Before signing your version, compare it line-by-line against the RERA-uploaded form.
Check especially:
- flat number;
- tower;
- floor;
- RERA carpet area;
- balcony/verandah area;
- consideration;
- GST;
- parking;
- common-area rights;
- undivided land share;
- possession date;
- grace period;
- delay interest;
- cancellation charges;
- specifications;
- defect liability;
- maintenance deposits;
- association formation;
- conveyance;
- force-majeure clause.
31. Undivided Land Share — Special Concern
The public sale-deed form says that the purchaser receives proportionate undivided interest in the project land, but it also contains language indicating that the exact proportionate share may be fixed later depending on final construction/association formation.
Buyer risk
🟠 You should not accept an entirely undefined UDS.
Ask for:
exact or objectively calculable undivided land share attributable to your flat.
It should be reflected in:
- Agreement for Sale;
- final sale deed;
- society/association records.
32. Future Construction / Roof Rights
The sale-deed language also appears to preserve the possibility of future construction affecting proportionate land share.
This requires careful legal review.
Your lawyer should determine whether it permits:
- additional floors;
- additional units;
- commercial construction;
- alteration of common areas;
- additional FAR utilisation.
Any such right must remain subject to:
- sanctioned plan;
- RERA;
- environmental approval;
- purchaser-consent requirements under applicable law.
33. Project-Document Quality Issue
A RERA-hosted S R Homemakers document dated 29 November 2023 carries the heading/project name “PHOENIX-I” but describes Demudih / Khata 43 / plots 195, 398, 400, 401, 419, 451, which correspond to the PHOENIX-II area rather than PHOENIX-I’s Telidih plots.
Assessment
🔴 Document-control / drafting-quality issue.
It may simply be a reused template, but that is precisely why every final purchase document must be checked carefully.
No buyer should sign a document containing:
- wrong project;
- wrong mouza;
- wrong plot;
- wrong khata;
- wrong ward;
- wrong RERA number.
34. Consultant Team
RERA identifies the PHOENIX-I consultant team as:
Contractor
Sanjiban Das
Kalbani, Purulia, West Bengal
Email: sanjiban01011991@gmail.com
Architect
Md Azizullah
Gosh Nagar, Chas, Bokaro
Email: aziz_arch@gmail.com
Structural Engineer
Md Arman Rasul
Chira Chas, Bokaro
Email: armanrashul592@gmail.com
These are taken from the official JHARERA project record.
For technical due diligence, an independent engineer should verify the actual construction against drawings rather than relying solely on developer consultants.
35. GOLD Buyer Document Checklist
A. Developer corporate documents
- Certificate of Incorporation
- CIN master data
- PAN
- Memorandum of Association
- Articles of Association
- latest MGT-7/MGT-7A
- shareholder list
- latest director list
- board resolution authorising project sale
- FY2023-24 audited accounts
- FY2024-25 audited accounts
- FY2025-26 accounts if available
- MCA charge report
- bank charge satisfaction/NOC
B. Land-title documents
- 30-year title search
- root deeds
- Sale Deed 1774/1664
- Sale Deed 3281/3054
- all remaining sale deeds
- all development agreements
- registered powers of attorney
- mutation orders
- updated Jamabandi
- rent receipts
- Circle Officer NOC Ref. 2697 dated 14-10-2023
- land-use/conversion approval where applicable
- fresh Encumbrance Certificate
- revenue litigation search
- physical cadastral/survey verification
C. RERA
- RERA certificate JHARERA/PROJECT/249/2023
- current validity
- latest quarterly progress updates
- current sold/unsold inventory
- architect certificates
- CA certificates
- engineer certificates
- RERA-designated bank account confirmation
- promoter disclosure changes
- complaints/orders search
D. Building approval
- original sanction plan
- CMC/BP/1746/W29/2023
- explanation of CMC/BP/0202/W29/2023
- revised plan if applicable
- commencement permission
- FAR calculation
- tower-wise sanctioned floor count
- parking plan
- setback plan
E. Environment
- Environmental Clearance dated 05-08-2024
- File No. 21-02/2024-IA.III
- explanation of Narayanpur/Telidih description
- Consent to Establish dated 05-09-2024
- environmental compliance reports
- STP design
- rainwater harvesting plan
- solid-waste plan
F. Fire and structural
- Fire Advisory No. 5574/Tech./2023
- approved fire layout
- fire tank/pump certificates
- structural design
- structural stability certificate
- soil/geotechnical report
- earthquake-code compliance
- lift approvals
G. Utilities
- water source approval
- sewage connection/STP approval
- electrical load sanction
- transformer/substation approval
- backup-generator specification
- drainage approval
H. Flat-specific documents
- exact flat number
- tower
- floor
- RERA carpet area
- balcony area
- built-up area
- super-built-up/saleable area
- loading calculation
- floor plan
- parking number
- UDS calculation
- sale consideration
- tax/GST
- payment schedule
- construction-linked milestones
- possession date
- maintenance charges
- corpus/sinking fund
- club/amenity charges
- cancellation terms
- delay compensation
I. Before registration/possession
- Completion Certificate
- Occupancy Certificate
- final Fire NOC
- final lift licence
- environmental compliance
- lender release/NOC
- no-dues certificate
- possession certificate
- snagging report
- association/society documents
- common-area handover
- original title-document handover procedure
36. Questions I Would Send the Developer in Writing
Land
- Why does the Agreement for Sale mention 262 decimals, Circle Officer material 262.88 decimals, and the sale deed 10,642.15 m²?
- Please provide a plot-wise land reconciliation.
- Which portions are directly owned by S R Homemakers?
- Which portions are controlled through development agreements?
- Provide every registered DA/POA and landowner confirmation.
Municipal approval
- Is the operative building-plan approval CMC/BP/1746/W29/2023 or CMC/BP/0202/W29/2023?
- Please provide the sanction and all revisions.
Environment
- Why does the environmental documentation refer to Narayanpur Village?
- Provide the full Environmental Clearance dated 05-08-2024.
Finance
- Is any project land, receivable or flat mortgaged?
- What is the current status of IDBI Charge ID 100143080?
- Provide lender NOC/release documentation.
Flat
- What is the exact RERA carpet area?
- What is the balcony area?
- What is the saleable/super-built-up area?
- What loading percentage is being charged?
- What exact undivided land share comes with the flat?
- Which parking bay is allocated?
- Is parking included or separately charged?
- What contractual possession date applies?
37. Buyer Payment Controls
Until title verification is complete:
Do not
- pay a large non-refundable booking amount;
- transfer money to an individual;
- pay cash;
- rely on WhatsApp promises;
- accept a handwritten price breakup;
- sign a blank allotment/agreement;
- accept a different flat number later without amendment.
Prefer
- ₹50,000–₹1 lakh refundable expression/booking amount only if necessary;
- written “subject to satisfactory legal due diligence” clause;
- company account only;
- documented receipt;
- lawyer review before Agreement for Sale;
- bank/home-loan legal approval as an additional independent check.
38. Home-Loan Bank Approval
The RERA page presently leaves the Bank Loan Approval field blank.
Ask the builder which banks have independently approved PHOENIX-I.
Then independently contact the bank.
Approval by a major lender is useful because its advocate normally checks:
- title;
- sanctioned plan;
- RERA;
- approvals;
- mortgage.
But bank approval is additional comfort, not a substitute for your own lawyer.
39. Strengths of PHOENIX-I
The project has several substantial positives:
🟢 RERA registered
Registration is publicly verifiable.
🟢 Long-standing developer company
S R Homemakers was incorporated in 2013.
🟢 Existing project history
Multiple other Jharkhand RERA projects are identifiable.
🟢 Large, disclosed project
Approximately 240 flats, five buildings and ₹72 crore estimated project cost.
🟢 Environmental framework exists
EC and Pollution Control Board CTE evidence has been located.
🟢 Fire advisory exists
Referenced by JSPCB.
🟢 Municipal sanction evidence exists
Chas Municipal Corporation approval is referenced.
🟢 RERA escrow/project banking exists
A separate project account is recorded.
🟢 Parking quantity appears numerically healthy
279 recorded spaces/categories against approximately 240 flats.
🟢 No project litigation disclosed in current RERA table
No PHOENIX-I case appears populated in the RERA litigation section.
40. Main Risks
🟠 Risk 1 — Multiple land area figures
262 / 262.88 decimals / 10,642.15 m².
🟠 Risk 2 — Multi-owner land structure
Title depends partly upon several original landowners/development agreements.
🟠 Risk 3 — Two building-plan identifiers
Must be reconciled.
🟠 Risk 4 — Environmental location wording
“Telidih/Chas” versus “Narayanpur Village.”
🟠 Risk 5 — Corporate IDBI charge
Needs satisfaction/security verification.
🟠 Risk 6 — Under construction
Delivery remains dependent upon developer execution through 2028.
🟠 Risk 7 — RERA approval fields incompletely populated
Some project-profile approval fields remain blank.
🟠 Risk 8 — Document-control quality
At least one RERA-hosted PHOENIX-I document contains PHOENIX-II/Demudih land particulars.
🟠 Risk 9 — Undefined/flexible UDS wording
Needs flat-specific legal protection.
🟠 Risk 10 — Limited official online presence
Corporate transparency is largely via statutory databases rather than an official company portal.
41. Provisional GOLD Due-Diligence Score
This is a buyer-risk score, not a statutory rating or credit rating.
| Category | Weight | Preliminary result |
|---|---|---|
| RERA / statutory identity | 15 | 15 |
| Developer identity/history | 10 | 8 |
| Title transparency | 20 | 12 |
| Municipal approval | 10 | 7 |
| Environmental/fire | 10 | 8 |
| Corporate/financial | 10 | 6 |
| Encumbrance clarity | 10 | 6 |
| Documentation consistency | 5 | 2 |
| Construction/possession | 5 | 3 |
| Buyer protections/transparency | 5 | 3 |
| Total | 100 | 70/100 |
Current rating: 70/100 — AMBER
Interpretation
Not a rejection.
PHOENIX-I has enough genuine regulatory substance that I would continue due diligence.
But I would not yet give it GREEN / purchase-cleared status until the title and approval inconsistencies above are closed.
A satisfactory advocate’s title report, clean updated EC, plan-number reconciliation, mortgage/NOC confirmation and exact flat documentation could materially raise the rating.
42. Final Purchase Decision Rule
🟢 Buy / Proceed
Only if all of these become true:
- lawyer confirms marketable title;
- complete 30-year chain is clean;
- every landowner/DA is verified;
- land total reconciles;
- operative sanctioned plan is confirmed;
- environmental location discrepancy is resolved;
- no mortgage affects your flat/UDS, or lender release is obtained;
- exact RERA carpet area matches contract;
- exact UDS is documented;
- parking is documented;
- payment is to legitimate project/company account;
- possession/delay terms comply with RERA.
🔴 Stop / Do Not Proceed
If the developer refuses to provide:
- title deeds;
- development agreements;
- sanctioned plan;
- EC;
- mortgage details;
- lender NOC;
- flat-specific carpet area;
- exact sale agreement;
- explanations for the land and approval discrepancies.
A refusal would be considerably more concerning than the discrepancies themselves.
43. GOLD Final Assessment
Is PHOENIX-I a fake/unregistered project?
No. It is a genuine Jharkhand RERA-registered project.
Is S R Homemakers a genuine company?
Yes. It is an active Indian private limited construction company with CIN U45201JH2013PTC001542 and a corporate history dating to 2013.
Are Rajeev Ranjan and Jagdish Teli connected with the company?
Yes. Current records consistently identify both as directors.
Is the project land approximately 10,642 m²?
Yes, one important regulatory/title document gives 10,642.15 m².
Is “262 decimals” completely consistent with that number?
No. Other documents use 262 or 262.88 decimals. The discrepancy should be formally reconciled.
Are 47 open + 232 closed parking units recorded?
Yes. This is confirmed by the official JHARERA profile.
Are 240 flats supported?
Yes. Environmental and RERA records support a 240-flat project.
Is there evidence of environmental and fire clearance processes?
Yes. EC, Pollution Control Board CTE and Fire Advisory are referenced in government documentation.
Is the project currently completely safe to purchase without further checks?
No.
Recommended status
🟠 CONDITIONAL PROCEED
PHOENIX-I deserves serious consideration, but the purchase should become unconditional only after a property lawyer resolves the land-title, approval-number, environmental-description and lender/encumbrance questions documented in this report.
Audit limitation
This report is based on publicly accessible regulatory, corporate and project records and is intended as a preliminary investigative due-diligence report. It does not replace a certified title-search report, physical survey, structural inspection, MCA paid-document search, Sub-Registrar search, or legal opinion from a Jharkhand property advocate.
The next—and most important—stage is flat-specific due diligence.
Yes. I went much deeper and resolved the identities using DINs rather than names, which avoids mixing these two people with unrelated Rajeev Ranjans/Jagdish Telis.
The most important result is this: Jagdish Teli has a considerably broader business network than Rajeev Ranjan. I can currently connect Jagdish, DIN 08253685, to five active companies plus one LLP, spanning real estate, agriculture/hatchery, healthcare, hospitality, mining/quarrying and PET packaging. Rajeev Ranjan, DIN 06657233, currently appears linked only to S R Homemakers Private Limited in the corporate-directorship databases I checked. (ZaubaCorp)
1. Phone/contact investigation — strongest results
These are the publicly verifiable business contacts I could establish. I am deliberately not publishing scraped or questionable personal numbers where the identity link is weak.
| Person / Entity | Public contact | Attribution | Confidence |
|---|---|---|---|
| Jagdish Teli | 9931323881 | Arbi Foods official management page explicitly says “Jagdish Teli — Partner” | 🟢 Very High |
| Jagdish Teli | jagdish17041984@gmail.com | JHARERA lists this specifically against Jagdish Teli, Director | 🟢 Very High |
| Rajeev Ranjan | rranjan.sr@gmail.com | MCA-derived registered company email for S R Homemakers | 🟢 High |
| Rajeev Ranjan / project | goutamkumar85217@gmail.com | JHARERA places it against Rajeev, but mailbox appears to be shared/project-admin | 🟡 High as project contact, not personal |
| S R Homemakers / projects | 7004663678 | Repeated JHARERA project/consultant number | 🟢 Business contact; 🔴 not proven Rajeev/Jagdish personal |
| Arbi Foods | 9204444102 | Official general/business number; also assigned to partner Dharmendra Kumar Prasad | 🟢 |
| Arbi Foods | 9431725490 | Official general business number | 🟢 |
| Medicant Hospital | 1800 890 8898 | Official hospital toll-free number | 🟢 |
| Medicant Hospital | 06542 360400 | Official hospital landline | 🟢 |
The standout discovery remains 9931323881. Arbi Foods’ own website explicitly identifies Jagdish Teli as a Partner and places this mobile number beneath his management profile. MCA-derived records independently identify the Arbi Foods LLP designated partner as Jagdish Teli, DIN 08253685, which is exactly the DIN of the S R Homemakers director. That makes the identity match unusually strong. (Arbi Foods)
Rajeev Ranjan: no verified direct mobile
After searching specifically using DIN 06657233, S R Homemakers, PHOENIX-I, PHOENIX-II, Kanishk Complex and related Bokaro records, I still cannot responsibly attribute a direct mobile number to Rajeev Ranjan.
His strongest public business channels are:
rranjan.sr@gmail.com — registered company contact for S R Homemakers. (Tofler)
goutamkumar85217@gmail.com — JHARERA shows this email against Rajeev Ranjan on PHOENIX-I and several other S R Homemakers projects. (Jharkhand Housing Regulatory Authority)
But the latter is interesting. On Kanishk Complex, JHARERA identifies Goutam Kumar as the contractor and gives him exactly goutamkumar85217@gmail.com and 7004663678. Therefore, although RERA places that email in Rajeev’s director field, it appears likely to be a shared promoter/project-administration mailbox rather than Rajeev’s private email. (Jharkhand Housing Regulatory Authority)
That distinction matters.
2. Rajeev Ranjan — corporate profile
Identity anchor: DIN 06657233.
Current corporate databases consistently connect this DIN to:
S R HOMEMAKERS PRIVATE LIMITED
CIN: U45201JH2013PTC001542
Director since: 23 August 2013
I found no current or historical second company attached to DIN 06657233 in the director-specific Zauba profile. IndiaFilings likewise identifies him as currently director of S R Homemakers. (IndiaFilings)
This makes Rajeev’s corporate footprint fairly concentrated.
That does not establish his percentage ownership. A director can own 0%, 10%, 50%, 90%, etc. The exact shareholder/beneficial-owner picture needs the current MCA annual return/shareholder records.
3. Jagdish Teli — much larger network
Identity anchor: DIN 08253685.
I can currently establish these associations:
| Entity | Sector | Jagdish’s role / start | Status |
|---|---|---|---|
| S R Homemakers Pvt Ltd | Real estate / construction | Director — 08 Oct 2018 | Active |
| Sarita Hatcheries Pvt Ltd | Agriculture/hatchery | Director — 27 Feb 2021 | Active |
| Medicant Hospital & Research Centre Pvt Ltd | Healthcare | Director — 20 Jul 2021 | Active |
| Gajanand Resources Pvt Ltd | Hotels/accommodation | Director — 03 Jan 2024 | Active |
| Shyam Jagdish Reserves Pvt Ltd | Mining/quarrying | Director — 08 Mar 2025 | Active |
| Arbi Foods LLP | PET/plastic packaging | Designated Partner — 27 Oct 2025 | Active |
The first five corporate connections are cross-referenced through current company databases; Arbi Foods adds a sixth entity through an LLP rather than a private limited company. (ZaubaCorp)
So Jagdish isn’t simply “another director of the builder.” His corporate footprint is significantly diversified.
4. S R Homemakers Private Limited
This is the entity that matters most for your PHOENIX-I purchase.
CIN: U45201JH2013PTC001542
Incorporated: 23 August 2013
Status: Active
Current directors: Rajeev Ranjan and Jagdish Teli
Current registered office: Anubhuti Enclave, Chira Chas, Near Government School, Bokaro/Chas 827013
Corporate email: rranjan.sr@gmail.com. (IndiaFilings)
A recent company-information source based on MCA filings reports a 30 September 2025 AGM, financial statements filed through 31 March 2025, and FY2025 revenue of approximately ₹4.32 crore, down 14% year-on-year. It also shows approximately seven employees. (The Company Check)
Important financial finding: IDBI charge
A corporate charge remains shown as open:
Lender: IDBI Bank Limited
Charge ID: 100143080
Created: 29 April 2017
Modified: 29 May 2020
Amount: ₹37.94 lakh
Status: Open in the source reviewed. (The Company Check)
This remains one of the most important PHOENIX-I due-diligence questions.
It does not mean PHOENIX-I is mortgaged. But before buying, the company should disclose the security behind that charge so your lawyer can establish whether PHOENIX-I land, receivables or any related assets are involved.
Odd capital-data discrepancy
There is also an annoying but noteworthy public-data inconsistency.
TheCompanyCheck reports ₹25 lakh paid-up capital, whereas Tofler and IndiaFilings currently show ₹1 lakh paid-up capital. (The Company Check)
That doesn’t automatically signal wrongdoing; MCA aggregators can be stale or parse filings differently. But for a GOLD-standard audit, I would resolve this from the actual MCA MGT-7/SH-7/PAS filings, rather than trusting an aggregator.
5. Jagdish’s Sarita Hatcheries connection
SARITA HATCHERIES PRIVATE LIMITED
CIN: U01113JH2019PTC012568
Current directors shown include:
Sarita Devi — Managing Director
Jagdish Teli — Director
Rinki Bhalotia — Additional Director
Kunal Bhalotia — Additional Director. (ZaubaCorp)
The company began as Sarita Hatcheries (OPC) Private Limited and subsequently became a conventional private limited company. Older corporate records show bengani.caakash@gmail.com as its company email. Treat that as a historical/corporate contact rather than Jagdish’s own address. (IndiaFilings)
Financial scale
This is actually a significantly larger operating company than S R Homemakers by reported revenue.
FY2024 revenue is shown at approximately:
₹18.61 crore, up around 28% YoY.
Its capital is reported at approximately ₹4.05 crore, and an ₹8 crore open charge with Canara Bank, created 15 November 2022, appears in MCA-derived records. (The Company Check)
Again, that debt belongs to Sarita Hatcheries, not Jagdish personally and not S R Homemakers.
6. Medicant Hospital connection — most important network risk finding
MEDICANT HOSPITAL AND RESEARCH CENTRE PRIVATE LIMITED
CIN: U74999DL2016PTC308529
Jagdish Teli, DIN 08253685, became a director on 20 July 2021. Sarita Devi subsequently joined the same company on 14 April 2023. Medicant has numerous other directors, including Majid Ahmed Talikoti as Managing Director, so Jagdish should not be assumed to control Medicant merely because he’s on its board. (ZaubaCorp)
Medicant operates its Bokaro hospital at BIADA Colony. Its official public contacts are:
1800 890 8898
06542 360400
info@medicanthospital.com. (Medicant Hospital)
Medicant’s own site says OPD began in July 2024, IPD in October 2024, and the hospital became fully operational in February 2025, with phase-one capacity around 374 beds and a proposed ultimate capacity of 600 beds. (Medicant Hospital)
Significant credit-rating issue
This was the strongest adverse business signal I found anywhere in Jagdish’s connected-company network.
On 15 May 2026, Acuité Ratings published a rating action for Medicant covering ₹156.91 crore of bank facilities. It downgraded the long-term rating to ACUITE B-, then withdrew it, with the company flagged “Issuer not co-operating.” Acuité says the rating was based on best available information. (Acuite)
The previous March 2025 rating action had already downgraded Medicant from ACUITE B+ to ACUITE B and flagged issuer non-cooperation. (Acuité)
This is a real risk signal for Medicant Hospital, but it must not be misrepresented:
It is NOT evidence that S R Homemakers is financially distressed.
It is NOT evidence Jagdish personally defaulted.
It is NOT a PHOENIX-I project rating.
It simply means one company on Jagdish’s broader board network has had a material adverse credit-rating history.
7. Gajanand Resources
GAJANAND RESOURCES PRIVATE LIMITED
CIN: U55101JH2024PTC021804
Incorporated: 3 January 2024
Its NIC classification points to hotels/short-stay accommodation. Jagdish Teli and Sarita Devi were directors from incorporation. (ZaubaCorp)
Public corporate email:
gajanand.122023@gmail.com. (IndiaFilings)
I found a noteworthy corporate-data discrepancy here.
A July 2026 Zauba record shows only:
Jagdish Teli
Sarita Devi
as current directors. (ZaubaCorp)
IndiaFilings, however, also shows:
Pankaj Kumar Khirwal — from 1 February 2025
Bandana Singh — from 28 February 2025. (IndiaFilings)
That may mean later cessations that one database has captured and another hasn’t, or simply data-ingestion differences.
For a formal ownership/network report, the current MCA master-data/signatory record should settle this.
8. Shyam Jagdish Reserves
SHYAM JAGDISH RESERVES PRIVATE LIMITED
CIN: U08106JH2025PTC024254
Incorporated: 8 March 2025
Industry: Other mining and quarrying
Directors:
Jagdish Teli
Sarita Devi
Both joined on incorporation. The company is reported active. (InstaFinancials)
Corporate contact:
shyamjagdishreserves@gmail.com. (InstaFinancials)
Its authorised and paid-up capital are currently reported at approximately ₹15 lakh each. I did not locate a trustworthy public business telephone for this entity. (InstaFinancials)
9. Arbi Foods — strongest direct link to Jagdish
ARBI FOODS LLP
Active LLP
Incorporated: 27 October 2025
Business: rubber/plastic-products manufacturing
Contribution: ₹10 lakh
Designated partners:
Jagdish Teli — DIN 08253685
Dharmendra Kumar Prasad — DIN 07785653. (IndiaFilings)
Its registered corporate email is:
arbifoods@gmail.com. (IndiaFilings)
The operational website identifies a PET packaging facility in Bokaro Industrial Area and publishes:
Jagdish Teli: 9931323881
Dharmendra Kumar Prasad: 9204444102
General: 9204444102 / 9431725490
Email: arbifoods@gmail.com
GST displayed by website: 20ALIPP8584H2ZR. (Arbi Foods)
This is the best contact trail for Jagdish because the legal DIN connection and the company website independently converge on the same person.
10. A recurring person in Jagdish’s network: Sarita Devi
A very clear pattern emerges around Sarita Devi, DIN 08364289.
She and Jagdish appear together in:
| Company | Jagdish | Sarita Devi |
|---|---|---|
| Sarita Hatcheries | Director | Managing Director |
| Medicant Hospital | Director | Director |
| Gajanand Resources | Director | Director |
| Shyam Jagdish Reserves | Director | Director |
This is a strong and repeated business-association pattern across four companies. (ZaubaCorp)
I would not infer a family relationship from this. The records establish recurring corporate association; they do not by themselves prove whether the individuals are relatives.
That distinction is important in a proper audit.
11. S R Homemakers’ actual real-estate footprint
The RERA footprint is useful because it lets us evaluate whether PHOENIX-I is an isolated venture.
I can verify at least:
| Project | RERA | Location |
|---|---|---|
| BANDANA PALACE | JHARERA/PROJECT/169/2021 | Mango/Jamshedpur |
| KANISHK COMPLEX | JHARERA/PROJECT/126/2022 | Chira Chas, Bokaro |
| PHOENIX-II | JHARERA/PROJECT/140/2023 | Demudih, Chas |
| PHOENIX-I | JHARERA/PROJECT/249/2023 | Telidih, Chas |
Official JHARERA pages directly identify S R Homemakers as promoter and Rajeev Ranjan in the promoter/director records. Jagdish also appears on multiple project records. (Jharkhand Housing Regulatory Authority)
The Kanishk RERA documentation additionally references Bishnu Garden and Bandana Palace in the promoter’s previous-project disclosures, so the developer’s project history extends beyond the four entries above. (Jharkhand Housing Regulatory Authority)
This strengthens the conclusion from our earlier audit: S R Homemakers is not simply a brand created for PHOENIX-I.
12. The mysterious 7004663678 number
This number deserves special treatment because at first glance it looked like it could belong to Rajeev.
I no longer think it should be labelled as Rajeev’s number.
For PHOENIX-I, JHARERA shows:
Sanjiban Das, Contractor — 7004663678
and simultaneously:
Md Arman Rasul, Structural Engineer — 7004663678. (Jharkhand Housing Regulatory Authority)
For Kanishk Complex, JHARERA gives:
Goutam Kumar, Contractor — 7004663678
and again:
Md Arman Rasul — 7004663678. (Jharkhand Housing Regulatory Authority)
For PHOENIX-II, the contractor Gautam Kumar again uses 7004663678. (Jharkhand Housing Regulatory Authority)
That makes it much more likely to be a shared S R Homemakers/project-management/contact number than a private mobile belonging to one director.
So my classification is:
7004663678 = legitimate S R Homemakers project contact
7004663678 ≠ proven Rajeev Ranjan personal mobile
That’s an important correction to the earlier first-pass search.
13. The same issue exists with Rajeev’s RERA email
There is another revealing pattern.
PHOENIX-I’s official RERA profile identifies:
Rajeev Ranjan — goutamkumar85217@gmail.com. (Jharkhand Housing Regulatory Authority)
But Kanishk Complex identifies its contractor Goutam Kumar with:
goutamkumar85217@gmail.com
7004663678. (Jharkhand Housing Regulatory Authority)
Therefore:
goutamkumar85217@gmail.com is definitely an official RERA/project contact, but I would not classify it as Rajeev’s private/direct email despite how JHARERA displays it.
Conversely, rranjan.sr@gmail.com is much more naturally associated with Rajeev and is the company’s corporate contact in MCA-derived records. (Tofler)
14. False Rajeev Ranjan matches I rejected
This part matters because simply Googling “Rajeev Ranjan Bokaro mobile” gives misleading answers.
I encountered unrelated records for people named Rajeev Ranjan including a Bokaro advocate, a Bokaro Steel Plant/IIMM contact, academics and corporate executives.
Those records contained other phone numbers, but none could be connected to DIN 06657233, S R Homemakers, PHOENIX-I or the RERA identity chain.
I therefore excluded them.
This is why I would not tell you that numbers such as 9234740028, 8986873175, or similar search hits belong to your Rajeev Ranjan.
They are name matches, not identity matches.
15. Litigation / insolvency scan
For S R Homemakers / CIN U45201JH2013PTC001542, my broad exact-name, CIN, RERA and director searches did not surface a clearly attributable NCLT insolvency proceeding or major adverse judgment.
PHOENIX-I’s current JHARERA page also has an empty litigation-details table. (Jharkhand Housing Regulatory Authority)
That’s positive, but it is not a certified “no litigation” conclusion. Public web indexing misses cases, especially district/revenue matters.
For a property purchase, a lawyer should still perform searches against the company and relevant landowners in:
eCourts/Bokaro District Court, Jharkhand High Court, JHARERA orders/complaints, NCLT, consumer commissions, DRT/SARFAESI records where applicable, and local revenue/title proceedings.
That’s the one search layer ordinary Google-style research cannot replace.
16. What the business network tells us about PHOENIX-I
After this deeper pass, I would characterize the principals like this:
Rajeev Ranjan
He appears to be the long-standing real-estate-focused director in this pair.
He has been with S R Homemakers from incorporation in 2013, appears repeatedly as promoter/authorized representative in its RERA history, and I do not see the broad cross-sector corporate network that Jagdish has. (ZaubaCorp)
Jagdish Teli
He joined S R Homemakers later, in October 2018, but his wider corporate footprint is substantial.
His verified network covers:
real estate → agriculture/hatchery → healthcare → hospitality → mining/quarrying → industrial PET packaging. (ZaubaCorp)
That diversification is neither inherently positive nor negative. It tells us that he is an active multi-sector businessman rather than merely a passive director attached to one property company.
17. Risk signals ranked
The strongest PHOENIX/S R Homemakers-specific issue remains the ₹37.94 lakh open IDBI charge. That is the first corporate item I’d ask the builder’s lawyer to explain. (The Company Check)
The strongest Jagdish-network-level risk is the Medicant credit-rating history: ₹156.91 crore facilities, downgrade to ACUITE B-, withdrawal and issuer non-cooperation in May 2026. Again, this belongs to Medicant, not PHOENIX-I. (Acuite)
The next is Sarita Hatcheries’ ₹8 crore open Canara Bank charge, although its reported ₹18.61 crore FY2024 revenue suggests it is also an actual operating business rather than merely a shell company. (The Company Check)
The main data-quality issue is inconsistent public corporate information—especially S R Homemakers’ paid-up capital and Gajanand’s current board composition. These should be settled from actual MCA filings before treating them as facts.
18. My current contact confidence rating
For contacting these people regarding PHOENIX-I, I would use the channels in this order:
| Contact | Confidence / purpose |
|---|---|
| 9931323881 — Jagdish Teli | ⭐⭐⭐⭐⭐ direct public business number |
| jagdish17041984@gmail.com | ⭐⭐⭐⭐⭐ official JHARERA director email |
| rranjan.sr@gmail.com | ⭐⭐⭐⭐⭐ strongest corporate channel associated with Rajeev |
| 7004663678 | ⭐⭐⭐⭐ S R Homemakers project/technical coordination |
| goutamkumar85217@gmail.com | ⭐⭐⭐⭐ official RERA/project mailbox, probably administered by Goutam/project team |
| 9204444102 / 9431725490 | ⭐⭐⭐ Arbi Foods route to Jagdish |
| 1800 890 8898 / 06542 360400 | ⭐⭐⭐ Medicant corporate route; not Jagdish’s direct lines |
Most important phone conclusion
Jagdish Teli direct: 9931323881
Rajeev Ranjan direct: No reliably verified public direct mobile found.
S R Homemakers/project line: 7004663678
I would not stretch the evidence beyond that.
19. What is still missing for a true forensic/GOLD ownership audit
We are now pretty deep, but there is one important layer the open web cannot reliably provide: actual shareholding and related-party financial relationships.
For a truly forensic analysis, I would want these documents from MCA or from the developer:
- S R Homemakers MGT-7/MGT-7A for the last three years — this gives the shareholder structure and lets us determine whether Rajeev/Jagdish are actually shareholders and by how much.
- Latest AOC-4 financial statements, auditor report and notes to accounts — particularly related-party transactions.
- CHG-1 and modification papers for IDBI Charge ID 100143080 — to find exactly what property/security supports the ₹37.94 lakh borrowing.
- Current master data/signatory records for S R Homemakers, Gajanand, Sarita Hatcheries, Medicant and Shyam Jagdish Reserves.
- Shareholding of Medicant, because being one of many directors doesn’t tell us whether Jagdish owns 0.1%, 10%, or substantially more.
- The PHOENIX-I project bank statements/CA certificates and quarterly RERA financial progress.
- Director-related-party transactions between these connected businesses, if any.
- Certified litigation searches rather than name-based web search.
If you can get me the MCA documents for S R Homemakers—especially MGT-7, AOC-4 and the IDBI charge documents—upload them here. I can then build the next level: a Rajeev Ranjan + Jagdish Teli Ownership, Money Flow & Related-Party Forensic Audit, including exactly who owns what, share percentages, loans, assets, liabilities, related entities, director compensation, and whether there is anything financially concerning for a PHOENIX-I buyer.
At this stage, I’d upgrade one conclusion from the earlier audit: the people and corporate entities themselves look substantially verifiable; the bigger unanswered questions are ownership/shareholding, the IDBI security, PHOENIX-I title/land reconciliation, and project-level financial protection—not whether these promoters actually exist.
