At pre-launch a project exists as a plan and an intention, not yet as a registered, legally defined thing anyone can buy. What draws buyers is real enough: early pricing is usually better, and the choice of unit is at its widest. Equally real is the other half of it — at no other point in a project's life do you have fewer legal protections.

What follows is a checklist for that stage, and it applies directly to Nambiar's Beverly Green, itself pre-launch and a project for which K-RERA registration has been applied for; approval is expected by 20 August 2026 and no number has been allotted. Setting that out plainly and handing you the questions to ask seems better than writing around it.

1. RERA Registration — Before Any Money Moves

First on the list, and the most important item on it. Section 3(1) of the Real Estate (Regulation and Development) Act, 2016 bars a promoter from advertising, marketing, booking, selling or offering for sale — or inviting anyone to purchase — any plot, apartment or building in a real estate project until that project is registered with the state regulatory authority. There is an exemption for small projects, broadly land not exceeding 500 square metres or not exceeding eight units — thresholds a scheme of this scale is nowhere near. Contravening Section 3 attracts a penalty of up to 10% of the estimated project cost.

Treat registration as a threshold rather than as paperwork. Crossing it fixes a specific set of things and makes them enforceable: the declared project completion date, the sanctioned plans and layout, the carpet area definitions, the promoter's obligation to deposit a proportion of collections into a dedicated project account, and quarterly progress reporting. Short of it, none of them is fixed — the layout can change, the areas can change, the specification can change, and no declared completion date exists to hold anyone to.

So the practical rule is a short one: the safest time to commit money is after registration is granted and you have read the registered documents. Asked to pay earlier than that, you need to know precisely what the payment is and on what terms — which is the subject of the rest of this checklist.

Check the status yourself at rera.karnataka.gov.in, searching by promoter name as well as by project name. From anyone at all, refuse "applied for", "approval pending" and "approved in principle" as equivalents of registration; either the portal carries the project with a number or it does not.

2. Title and Khata

Ask for and have an advocate examine:

• The chain of title for the land, going back through the parent documents — not a summary, the actual deeds.
• An Encumbrance Certificate covering an adequate period, pulled independently from Kaveri Online Services rather than accepted as a printout.
• The khata and up-to-date property tax paid receipts.
• Land conversion orders where the land was previously agricultural — a critical item on an outer-corridor project in Karnataka.
• A title opinion from your own advocate, not the developer's. The fee is trivial against the transaction.
• Whether the land is mortgaged to any lender, and what the release mechanism is on sale of an individual unit.

3. The Sanctioned Plan and Approvals

Two different documents go by similar names: the marketing master plan and the sanctioned plan. Ask which authority sanctioned the layout, ask to see that sanction with its number and date, then set it against what you are being shown. Look at what is represented as common area, where the roads and open spaces fall, and where any external constraint runs.

Two items appear on this project's master plan in particular: a 220 kV high-tension line realigned along the southern boundary and a retail and commercial block at the entrance. Nothing about either is hidden or unusual. What matters is seeing exactly where each falls on the sanctioned drawing, relative to the specific villa you are considering, before you commit — not afterwards.

Ask too about the environmental and other clearances a large layout attracts, and about the water source, the sewage treatment and the power arrangement. On an outer-corridor site, none of those is a formality.

4. What an EOI Is — and Is Not

The usual instrument at pre-launch is an Expression of Interest, and precision about what it actually does is worth the effort.

A sale agreement it is not. An allotment it is not. And unless the document expressly says so in writing, it does not secure a specific villa at a specific price. What an EOI typically does is record that you are interested, place you in a queue for unit selection when the project opens, and take a payment. The contractual relationship it creates runs on whatever terms the EOI document itself sets out — terms the developer has drafted.

So read it. Not the brochure and not the WhatsApp message: the document you are actually signing. A price, a unit or a priority promised in conversation is worth nothing unless it appears in the EOI.

5. Refundability

One question above all others needs a written answer before anything is paid at this stage: if I change my mind, or if the project does not proceed, do I get my money back — all of it, within what period, and by what process?

Establish in the document itself:

• Whether the amount is fully refundable, partly refundable, or non-refundable.
• Any deduction on cancellation, stated as an amount or a percentage.
• The timeline for refund, in days, from your written request.
• What happens if RERA registration is not obtained, or if the project is materially changed or shelved.
• What happens if the eventual price, area or layout differs from what you were shown.
• Who the money is being paid to, and into which account. Pay a company by a traceable banking instrument, never in cash, and never to an individual.

A vague or verbal answer to any of these is itself the answer.

6. What to Get in Writing

Anything bearing on your decision belongs on the developer's letterhead or inside the signed document. Specifically: the price, with what it includes and excludes spelled out; the area definitions and what "saleable area" means here; the payment schedule and the trigger for each stage; the maintenance charge and the deposit; charges such as preferential-location charges, and how they are computed; the specification, once one is published; and the timeline, once a registered one exists.

One discipline is worth adopting: after any meeting, email a summary of what you were told and ask for confirmation. Whatever comes back is informative.

7. The Specific Risk of Committing Before Registration

Stated plainly here, rather than buried elsewhere. If you pay money into a project before it is registered:

• There is no regulator-declared completion date to hold the promoter to, and therefore no basis for a delay claim.
• The areas, layout, specification and payment terms are not legally fixed and can change before registration.
• The project-account discipline that RERA imposes on collections does not yet apply to your money.
• Your remedy if things go wrong is a contractual and consumer-law remedy under whatever the EOI says, which is slower and less certain than a RERA remedy.
• There is no registered document against which to verify anything you have been told.

These are not hypothetical. They are the reason the statute exists.

Where This Project Stands

Nambiar's Beverly Green is pre-launch. K-RERA registration has been applied for; approval is expected by 20 August 2026 and no number has been allotted — the status is Applied, in process, and it is not approved. Set against everything in section 7 above, the ordering of the developer's stated dates is the single most reassuring thing here: expressions of interest are being taken now, from ₹5 lakh; pre-launch is 10 August 2026; K-RERA approval is expected by 20 August 2026; and launch follows on 20 August 2026, only once that registration is in place. Registration first and launch second — the developer has confirmed it will not sell ahead of registration, which is precisely the discipline this page tells you to look for. The stated dates continue past that point: completion is stated for 31 December 2030 and the developer's stated possession date is 15 January 2031. Neither is a commitment, and neither is enforceable until it is declared in the registration. Until approval is granted the project stays pre-RERA, so an expression of interest is the only instrument on offer — and on the question section 5 puts, the developer has given an answer: the EOI is fully refundable if you choose not to proceed, at any point before you sign a formal agreement. That is a good answer to the first of the six points in section 5, and it should be recorded on the receipt with the amount and the payee; put the remaining five to the developer as well, because the refund right runs up to signature and no further. Prices are indicative and subject to change. A 60,000 sq.ft. clubhouse including a duplex and indoor amenities is on record, but the schedule of facilities inside it has not been released and no specification has been published. When registration is granted, the registered documents become the legally binding source and override anything on this or any other marketing page.

Finding that position unacceptable is a perfectly reasonable conclusion, and waiting is the right response to it. To be told when registration is granted, register your interest and we will send it on. Current status is on the Nambiar's Beverly Green RERA page; villa formats and areas are on the villas page. Further guides are indexed on the Nambiar's Beverly Green blog.

General information rather than legal advice. Before committing money to any project, engage your own advocate for a title and document review.