Q1: What are the documents should I ask from the builder before registration of a flat which is on the 5th floor in the Panchayat area? It means an unofficial flat in the Panchayat area, the permission is only for G+2.
The latter part of your question says the official permission is only for G +2. Then the construction is not valid and is illegal. Unless and until some state laws, central laws, or court orders allow the extra construction there is always a risk of even demolition o the non-permitted construction. But if the Panchayat itself is involved in the matter, they may not speed up the demolition process and may keep things pending like that. But registration will not be possible. It is a risky proposition only. ( Read the answer for next question also)
If registration is not done, then you do not have a legal title for the land/flat. You cannot sell it or pledge it.
Generally (in normal deals) before registration the buyer should confirm whose name the land stands. Only he or his authorised POA holder can register the land in favour of the buyer. The land should be having No Encumbrance for the last 30 years or at least last 15years So get a NIL EC..You should get the latest tax paid receipt for the land. You should get the building sanction and ensure that if any condition is given, that conditions are fulfilled. Usually, the builders give all this. However, it is better to go to the Panchayat office (or the Metropolitan Development authority if it comes under DA area) and ensure it yourself or by sending our lawyer.
If construction is over, then the building should have a completion certificate, building, and the flat number given by the Panchayat and an occupation certificate. The building tax till you buy should be given. If construction is not completed you should ensure the sanction validity is not expired.
Q2: When will be the registration process is done for the above G+2 flats (5th floor) in the Panchayat area in Hyderabad? Now it is on hold from the Govt officials and happening only for G+2 flats.
As per HMDA rules, gram panchayat areas under HMDA, have powers to sanction only constructions with G+2 floors. If the building is above G+2 floors, the building owner has to take permission from HMDA under section 19 of the HMDA Act.
As that is not easy, after getting permission for G+ 2 from the local panchayat, the builders with the connivance of local Panchayat and political patronage construct more floors. As there is a good political and as HMDA does not have sufficient enforcement powers things just go on like that.
If the HMDA or the State government does not intend to regularise the unauthorised constructions by some pardon scheme or law amendments, the situation will just continue like that. If the HMDA and State government are strict, and the courts also take it seriously, then there can be demolitions of these unauthorized constructions.
Q3: Paid some amount to the builder for agreement and I did some interior worth of 6 lakh. Actually, I am unaware of buying a 5th floor flat in the Panchayat area will trouble until the registration is done. So kindly is there any way to escape from all these problems.
You have now only two options
1. If the builder is ready and agrees to refund the amount spent by you and the amount give n by you, then you can be happy and try to buy another properly authorised flat elsewhere.
2. As the above is not practically possible, you occupy the flat and start staying in it. You also enquire and join with other buyers of the other unauthorised flats. Monitor the developments. Hope and pray for the best to happen.
But there can be many practical problems as you may not be able to produce the flat address as authentic proof for anything like Gas transfer, Ration card transfer, etc etc, unless of course, the Panchayat helps you in some way,(which also bears the same risk).
What is the solution in my current situation, thanks in advance?
Read the explanations given above. You have risked a good amount of money now. The risk of demolition may not be of immediate happening. You have done interiors also. So the practical solutions are occupying the flat. Get suitable agreements from him. Get the sale deed written and executed properly except for registration. Ask other similar buyers what they have done about this. Apply for registration and get the letter of rejection, if possible. Take the help of a lawyer. Get copy and details of the regularisation application by the builder to HMDA. If not yet done, let him do that.