@section('meta_description', 'Maisai Realty — Bengaluru's premium real estate concierge. ISO 9001:2015 certified, RERA registered, ₹50 Cr+ in transactions.')

@section('content')
<!-- ============================================================
     HERO
============================================================ -->
<section class="relative bg-brand-cream overflow-hidden">
    <div class="absolute inset-0 hero-grid opacity-60" aria-hidden="true"></div>
    <div class="absolute -top-32 -right-32 w-[500px] h-[500px] bg-brand-green-light/10 rounded-full blur-3xl"></div>

    <div class="relative max-w-7xl mx-auto px-6 pt-12 pb-20 lg:pt-16 lg:pb-24">
        <nav aria-label="Breadcrumb" class="flex items-center gap-2 text-xs text-brand-muted mb-8">
            <a href="https://www.masaiweb.oraiyaninnovations.com" class="hover:text-brand-green">Home</a>
            <i data-lucide="chevron-right" class="w-3.5 h-3.5"></i>
            <span class="text-brand-ink">About</span>
        </nav>

        <div class="max-w-4xl">
            <div class="inline-flex items-center gap-2 px-3 py-1.5 bg-white border border-brand-green/20 rounded-full text-xs font-semibold text-brand-green mb-6">
                <span class="w-1.5 h-1.5 bg-brand-green-light rounded-full"></span>
                A decade in Bengaluru real estate
            </div>
            <h1 class="font-display text-5xl md:text-6xl lg:text-7xl leading-[1.05] tracking-tight text-brand-ink mb-6">
                We're not brokers. <br>We're <span class="italic text-brand-green">concierges.</span>
            </h1>
            <p class="text-lg text-brand-muted max-w-2xl leading-relaxed">
                Maisai Realty was founded on a simple idea — buying or selling a home in Bengaluru should feel as easy as booking a flight. Twelve years and 1,000+ clients later, we're still working on that.
            </p>
        </div>
    </div>
</section>


<!-- ============================================================
     OUR STORY
============================================================ -->
<section class="bg-white py-20 lg:py-28">
    <div class="max-w-7xl mx-auto px-6">
        <div class="grid lg:grid-cols-2 gap-12 lg:gap-16 items-center">
            <div class="relative">
                <div class="aspect-[4/5] rounded-3xl overflow-hidden shadow-card">
                    <img alt="Maisai Realty office in RMV 2nd Stage" class="w-full h-full object-cover" src="https://images.unsplash.com/photo-1497366216548-37526070297c?w=900&q=80&auto=format&fit=crop" loading="eager" decoding="async" fetchpriority="high">
                </div>
                <!-- Floating stat -->
                <div class="absolute -bottom-6 -right-6 bg-brand-green text-white rounded-2xl p-6 shadow-card max-w-[200px] hidden md:block">
                    <div class="font-display text-3xl font-semibold text-brand-yellow tabular-nums">2015</div>
                    <div class="text-xs text-white/80 mt-1">Year founded by Santosh Patil in RMV 2nd Stage</div>
                </div>
            </div>
            <div>
                <span class="text-xs uppercase tracking-[0.2em] text-brand-green-light font-semibold">Our story</span>
                <h2 class="font-display text-4xl md:text-5xl text-brand-ink mt-3 mb-6 leading-tight">A boutique brokerage, on purpose.</h2>
                <div class="space-y-4 text-brand-muted leading-relaxed">
                    <p>Maisai started in 2015 in a small office in RMV 2nd Stage with a simple thesis — Bengaluru's premium property buyers deserved better than the generic broker experience. No more chasing six different agents, no more hidden charges, no more guesswork.</p>
                    <p>We picked premium intentionally. We don't try to be the largest. We try to be the most trusted. That's why every listing on our books is title-verified, every transaction is RERA-compliant, and every client gets the founder's WhatsApp number.</p>
                    <p>In ten years, we've closed ₹50 Cr+ in transactions, earned ISO 9001:2015 certification, and built a 4.9-star rating across 93+ Google reviews — entirely through referrals from happy clients.</p>
                </div>
                <div class="mt-8 flex items-center gap-3">
                    <a href="https://www.masaiweb.oraiyaninnovations.com/contact" class="bg-brand-green hover:bg-brand-green-700 text-white font-semibold px-6 py-3 rounded-xl transition-colors inline-flex items-center gap-2">
                        Visit our office <i data-lucide="arrow-right" class="w-4 h-4"></i>
                    </a>
                </div>
            </div>
        </div>
    </div>
</section>


<!-- ============================================================
     MISSION / VISION / VALUES / RESOURCES
============================================================ -->
<section class="bg-brand-cream py-20 lg:py-24">
    <div class="max-w-7xl mx-auto px-6">
        <div class="text-center max-w-2xl mx-auto mb-12">
            <span class="text-xs uppercase tracking-[0.2em] text-brand-green-light font-semibold">What we stand for</span>
            <h2 class="font-display text-4xl md:text-5xl text-brand-ink mt-3 leading-tight">Four pillars, ten years, one focus.</h2>
        </div>

        <div class="grid sm:grid-cols-2 gap-5">
            <div class="bg-white rounded-2xl p-8 shadow-soft border border-gray-100">
                <div class="w-12 h-12 bg-brand-green/10 rounded-xl flex items-center justify-center mb-5">
                    <i data-lucide="target" class="w-6 h-6 text-brand-green"></i>
                </div>
                <h3 class="font-display text-2xl font-semibold text-brand-ink mb-3">Our Mission</h3>
                <p class="text-brand-muted leading-relaxed">To make buying, selling, and renting property in Bengaluru radically simple, transparent, and trustworthy — handling every detail from first site visit to final registration.</p>
            </div>
            <div class="bg-white rounded-2xl p-8 shadow-soft border border-gray-100">
                <div class="w-12 h-12 bg-brand-green/10 rounded-xl flex items-center justify-center mb-5">
                    <i data-lucide="eye" class="w-6 h-6 text-brand-green"></i>
                </div>
                <h3 class="font-display text-2xl font-semibold text-brand-ink mb-3">Our Vision</h3>
                <p class="text-brand-muted leading-relaxed">To be Bengaluru's most trusted property concierge — the firm that families return to across generations, and that NRIs and HNIs recommend to their inner circle.</p>
            </div>
            <div class="bg-white rounded-2xl p-8 shadow-soft border border-gray-100">
                <div class="w-12 h-12 bg-brand-green/10 rounded-xl flex items-center justify-center mb-5">
                    <i data-lucide="heart" class="w-6 h-6 text-brand-green"></i>
                </div>
                <h3 class="font-display text-2xl font-semibold text-brand-ink mb-3">Our Values</h3>
                <p class="text-brand-muted leading-relaxed">Integrity above commission. Transparency above shortcuts. Client-first decisions, every time. We say no to deals that don't sit right — and yes to clients we'd be proud to call friends.</p>
            </div>
            <div class="bg-white rounded-2xl p-8 shadow-soft border border-gray-100">
                <div class="w-12 h-12 bg-brand-green/10 rounded-xl flex items-center justify-center mb-5">
                    <i data-lucide="layers" class="w-6 h-6 text-brand-green"></i>
                </div>
                <h3 class="font-display text-2xl font-semibold text-brand-ink mb-3">Our Resources</h3>
                <p class="text-brand-muted leading-relaxed">Empanelled lawyers, lenders across 8 banks, vetted vendor networks for renovation and Khata transfer, and a database of 200+ verified Bengaluru properties — refreshed daily.</p>
            </div>
        </div>
    </div>
</section>


<!-- ============================================================
     TEAM
============================================================ -->
<section class="bg-white py-20 lg:py-28">
    <div class="max-w-7xl mx-auto px-6">
        <div class="text-center max-w-2xl mx-auto mb-14">
            <span class="text-xs uppercase tracking-[0.2em] text-brand-green-light font-semibold">Meet the team</span>
            <h2 class="font-display text-4xl md:text-5xl text-brand-ink mt-3 leading-tight">The people behind every deal.</h2>
            <p class="text-brand-muted mt-4">Six specialists. Average 8+ years in Bengaluru real estate. Direct numbers, not call centres.</p>
        </div>

        <div class="grid sm:grid-cols-2 lg:grid-cols-3 gap-6">
            <!-- Santosh Patil -->
            <article class="group bg-brand-cream rounded-2xl overflow-hidden hover:shadow-card transition-all duration-300">
                <div class="aspect-[4/5] overflow-hidden bg-white">
                    <img alt="Santosh Patil" class="w-full h-full object-cover transition-transform duration-700 group-hover:scale-105" src="https://images.unsplash.com/photo-1560250097-0b93528c311a?w=600&q=70&auto=format&fit=crop" loading="lazy" decoding="async">
                </div>
                <div class="p-6">
                    <h3 class="font-display text-xl font-semibold text-brand-ink">Santosh Patil</h3>
                    <p class="text-sm text-brand-green font-semibold mt-1">Proprietor</p>
                    <p class="text-sm text-brand-muted mt-3 leading-relaxed italic">"Driven by innovation, committed to excellence."</p>
                    <div class="flex items-center gap-2 mt-5 pt-5 border-t border-brand-green/10">
                        <a href="tel:+918050276328" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Call"><i data-lucide="phone" class="w-3.5 h-3.5"></i></a>
                        <a href="mailto:santosh@maisairealty.com" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Email"><i data-lucide="mail" class="w-3.5 h-3.5"></i></a>
                        <a href="#" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="LinkedIn"><i data-lucide="linkedin" class="w-3.5 h-3.5"></i></a>
                    </div>
                </div>
            </article>

            <!-- Prasanna Patil -->
            <article class="group bg-brand-cream rounded-2xl overflow-hidden hover:shadow-card transition-all duration-300">
                <div class="aspect-[4/5] overflow-hidden bg-white">
                    <img alt="Prasanna Patil" class="w-full h-full object-cover transition-transform duration-700 group-hover:scale-105" src="https://images.unsplash.com/photo-1472099645785-5658abf4ff4e?w=600&q=70&auto=format&fit=crop" loading="lazy" decoding="async">
                </div>
                <div class="p-6">
                    <h3 class="font-display text-xl font-semibold text-brand-ink">Prasanna Patil</h3>
                    <p class="text-sm text-brand-green font-semibold mt-1">Sales Expert</p>
                    <p class="text-sm text-brand-muted mt-3 leading-relaxed italic">"Listings are easy. The right match is everything."</p>
                    <div class="flex items-center gap-2 mt-5 pt-5 border-t border-brand-green/10">
                        <a href="tel:+918050276328" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Call"><i data-lucide="phone" class="w-3.5 h-3.5"></i></a>
                        <a href="mailto:prasanna@maisairealty.com" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Email"><i data-lucide="mail" class="w-3.5 h-3.5"></i></a>
                        <a href="#" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="LinkedIn"><i data-lucide="linkedin" class="w-3.5 h-3.5"></i></a>
                    </div>
                </div>
            </article>

            <!-- Santosh Kotagi -->
            <article class="group bg-brand-cream rounded-2xl overflow-hidden hover:shadow-card transition-all duration-300">
                <div class="aspect-[4/5] overflow-hidden bg-white">
                    <img alt="Santosh Kotagi" class="w-full h-full object-cover transition-transform duration-700 group-hover:scale-105" src="https://images.unsplash.com/photo-1507003211169-0a1dd7228f2d?w=600&q=70&auto=format&fit=crop" loading="lazy" decoding="async">
                </div>
                <div class="p-6">
                    <h3 class="font-display text-xl font-semibold text-brand-ink">Santosh Kotagi</h3>
                    <p class="text-sm text-brand-green font-semibold mt-1">Sales Expert</p>
                    <p class="text-sm text-brand-muted mt-3 leading-relaxed italic">"Whitefield's gone through three boom cycles. I've seen them all."</p>
                    <div class="flex items-center gap-2 mt-5 pt-5 border-t border-brand-green/10">
                        <a href="tel:+918050276328" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Call"><i data-lucide="phone" class="w-3.5 h-3.5"></i></a>
                        <a href="mailto:santosh.k@maisairealty.com" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Email"><i data-lucide="mail" class="w-3.5 h-3.5"></i></a>
                        <a href="#" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="LinkedIn"><i data-lucide="linkedin" class="w-3.5 h-3.5"></i></a>
                    </div>
                </div>
            </article>

            <!-- Saurabh Banarjee -->
            <article class="group bg-brand-cream rounded-2xl overflow-hidden hover:shadow-card transition-all duration-300">
                <div class="aspect-[4/5] overflow-hidden bg-white">
                    <img alt="Saurabh Banarjee" class="w-full h-full object-cover transition-transform duration-700 group-hover:scale-105" src="https://images.unsplash.com/photo-1519085360753-af0119f7cbe7?w=600&q=70&auto=format&fit=crop" loading="lazy" decoding="async">
                </div>
                <div class="p-6">
                    <h3 class="font-display text-xl font-semibold text-brand-ink">Saurabh Banarjee</h3>
                    <p class="text-sm text-brand-green font-semibold mt-1">Sales Expert</p>
                    <p class="text-sm text-brand-muted mt-3 leading-relaxed italic">"NRI clients deserve more than email updates. They get me on call."</p>
                    <div class="flex items-center gap-2 mt-5 pt-5 border-t border-brand-green/10">
                        <a href="tel:+918050276328" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Call"><i data-lucide="phone" class="w-3.5 h-3.5"></i></a>
                        <a href="mailto:saurabh@maisairealty.com" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Email"><i data-lucide="mail" class="w-3.5 h-3.5"></i></a>
                        <a href="#" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="LinkedIn"><i data-lucide="linkedin" class="w-3.5 h-3.5"></i></a>
                    </div>
                </div>
            </article>

            <!-- Anandram Kolavi -->
            <article class="group bg-brand-cream rounded-2xl overflow-hidden hover:shadow-card transition-all duration-300">
                <div class="aspect-[4/5] overflow-hidden bg-white">
                    <img alt="Anandram Kolavi" class="w-full h-full object-cover transition-transform duration-700 group-hover:scale-105" src="https://images.unsplash.com/photo-1500648767791-00dcc994a43e?w=600&q=70&auto=format&fit=crop" loading="lazy" decoding="async">
                </div>
                <div class="p-6">
                    <h3 class="font-display text-xl font-semibold text-brand-ink">Anandram Kolavi</h3>
                    <p class="text-sm text-brand-green font-semibold mt-1">Sales Expert</p>
                    <p class="text-sm text-brand-muted mt-3 leading-relaxed italic">"Plot deals come down to documentation. I make sure yours is bulletproof."</p>
                    <div class="flex items-center gap-2 mt-5 pt-5 border-t border-brand-green/10">
                        <a href="tel:+918050276328" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Call"><i data-lucide="phone" class="w-3.5 h-3.5"></i></a>
                        <a href="mailto:anandram@maisairealty.com" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Email"><i data-lucide="mail" class="w-3.5 h-3.5"></i></a>
                        <a href="#" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="LinkedIn"><i data-lucide="linkedin" class="w-3.5 h-3.5"></i></a>
                    </div>
                </div>
            </article>

            <!-- Ullas Kumar S -->
            <article class="group bg-brand-cream rounded-2xl overflow-hidden hover:shadow-card transition-all duration-300">
                <div class="aspect-[4/5] overflow-hidden bg-white">
                    <img alt="Ullas Kumar S" class="w-full h-full object-cover transition-transform duration-700 group-hover:scale-105" src="https://images.unsplash.com/photo-1506794778202-cad84cf45f1d?w=600&q=70&auto=format&fit=crop" loading="lazy" decoding="async">
                </div>
                <div class="p-6">
                    <h3 class="font-display text-xl font-semibold text-brand-ink">Ullas Kumar S</h3>
                    <p class="text-sm text-brand-green font-semibold mt-1">Business Development Executive</p>
                    <p class="text-sm text-brand-muted mt-3 leading-relaxed italic">"Channel partners and builders all start their day with me."</p>
                    <div class="flex items-center gap-2 mt-5 pt-5 border-t border-brand-green/10">
                        <a href="tel:+918050276328" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Call"><i data-lucide="phone" class="w-3.5 h-3.5"></i></a>
                        <a href="mailto:ullas@maisairealty.com" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="Email"><i data-lucide="mail" class="w-3.5 h-3.5"></i></a>
                        <a href="#" class="w-9 h-9 bg-white hover:bg-brand-green hover:text-white text-brand-green rounded-lg flex items-center justify-center transition-colors" aria-label="LinkedIn"><i data-lucide="linkedin" class="w-3.5 h-3.5"></i></a>
                    </div>
                </div>
            </article>
        </div>
    </div>
</section>


<!-- ============================================================
     PROCESS TIMELINE
============================================================ -->
<section class="bg-brand-cream py-20 lg:py-24">
    <div class="max-w-7xl mx-auto px-6">
        <div class="text-center max-w-2xl mx-auto mb-14">
            <span class="text-xs uppercase tracking-[0.2em] text-brand-green-light font-semibold">How we work</span>
            <h2 class="font-display text-4xl md:text-5xl text-brand-ink mt-3 leading-tight">From discovery to handover, in five steps.</h2>
        </div>

        <div class="relative">
            <!-- Connector line (desktop) -->
            <div class="hidden lg:block absolute top-8 left-[10%] right-[10%] h-0.5 bg-brand-green/20"></div>

            <div class="grid grid-cols-1 lg:grid-cols-5 gap-6 lg:gap-2 relative">
                <!-- Step 1 -->
                <div class="text-center">
                    <div class="relative inline-block mb-4">
                        <div class="w-16 h-16 bg-brand-green text-white rounded-full flex items-center justify-center font-display text-xl font-semibold mx-auto shadow-card">1</div>
                    </div>
                    <h3 class="font-display text-lg font-semibold text-brand-ink mb-2">Discover</h3>
                    <p class="text-sm text-brand-muted leading-relaxed">Tell us your requirement. We shortlist 5 verified properties matching your budget and locality.</p>
                </div>
                <!-- Step 2 -->
                <div class="text-center">
                    <div class="relative inline-block mb-4">
                        <div class="w-16 h-16 bg-brand-green text-white rounded-full flex items-center justify-center font-display text-xl font-semibold mx-auto shadow-card">2</div>
                    </div>
                    <h3 class="font-display text-lg font-semibold text-brand-ink mb-2">Visit</h3>
                    <p class="text-sm text-brand-muted leading-relaxed">We arrange site visits at times that suit you. A team member accompanies you to every property.</p>
                </div>
                <!-- Step 3 -->
                <div class="text-center">
                    <div class="relative inline-block mb-4">
                        <div class="w-16 h-16 bg-brand-green text-white rounded-full flex items-center justify-center font-display text-xl font-semibold mx-auto shadow-card">3</div>
                    </div>
                    <h3 class="font-display text-lg font-semibold text-brand-ink mb-2">Negotiate</h3>
                    <p class="text-sm text-brand-muted leading-relaxed">We handle price negotiation, structure the offer, and align on terms — saving you 4–8% on average.</p>
                </div>
                <!-- Step 4 -->
                <div class="text-center">
                    <div class="relative inline-block mb-4">
                        <div class="w-16 h-16 bg-brand-green text-white rounded-full flex items-center justify-center font-display text-xl font-semibold mx-auto shadow-card">4</div>
                    </div>
                    <h3 class="font-display text-lg font-semibold text-brand-ink mb-2">Document</h3>
                    <p class="text-sm text-brand-muted leading-relaxed">Title verification, RERA check, sale deed drafting, stamp duty, and registration — fully managed.</p>
                </div>
                <!-- Step 5 -->
                <div class="text-center">
                    <div class="relative inline-block mb-4">
                        <div class="w-16 h-16 bg-brand-yellow text-brand-ink rounded-full flex items-center justify-center font-display text-xl font-semibold mx-auto shadow-card">5</div>
                    </div>
                    <h3 class="font-display text-lg font-semibold text-brand-ink mb-2">Move-in</h3>
                    <p class="text-sm text-brand-muted leading-relaxed">Khata transfer, utility setup, painting, deep cleaning — we hand over keys to a move-in-ready home.</p>
                </div>
            </div>
        </div>
    </div>
</section>


<!-- ============================================================
     STATS COUNTERS
============================================================ -->
<section class="bg-brand-green relative overflow-hidden py-20 lg:py-24">
    <div class="absolute inset-0 opacity-10" aria-hidden="true">
        <div class="absolute top-0 left-1/4 w-96 h-96 bg-brand-yellow rounded-full blur-3xl"></div>
        <div class="absolute bottom-0 right-1/4 w-96 h-96 bg-brand-green-light rounded-full blur-3xl"></div>
    </div>

    <div class="relative max-w-7xl mx-auto px-6">
        <div class="text-center max-w-2xl mx-auto mb-14">
            <span class="text-xs uppercase tracking-[0.2em] text-brand-yellow font-semibold">By the numbers</span>
            <h2 class="font-display text-4xl md:text-5xl text-white mt-3 leading-tight">A decade of trust, in figures.</h2>
        </div>

        <div class="grid grid-cols-2 lg:grid-cols-4 gap-8">
            <div class="text-center">
                <div class="font-display text-5xl md:text-6xl font-semibold text-white tabular-nums" data-count-target="50" data-count-prefix="₹" data-count-suffix=" Cr+">₹0 Cr+</div>
                <div class="text-sm text-white/70 mt-2">Closed transactions</div>
            </div>
            <div class="text-center">
                <div class="font-display text-5xl md:text-6xl font-semibold text-white tabular-nums" data-count-target="1000" data-count-suffix="+">0+</div>
                <div class="text-sm text-white/70 mt-2">Happy clients</div>
            </div>
            <div class="text-center">
                <div class="font-display text-5xl md:text-6xl font-semibold text-white tabular-nums" data-count-target="200" data-count-suffix="+">0+</div>
                <div class="text-sm text-white/70 mt-2">Properties curated</div>
            </div>
            <div class="text-center">
                <div class="font-display text-5xl md:text-6xl font-semibold text-white tabular-nums" data-count-target="12" data-count-suffix=" yrs">0 yrs</div>
                <div class="text-sm text-white/70 mt-2">Years in Bengaluru</div>
            </div>
        </div>
    </div>
</section>


<!-- ============================================================
     FAQ — REAL INDIAN RE QUESTIONS
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            <span class="text-xs uppercase tracking-[0.2em] text-brand-green-light font-semibold">Frequently asked</span>
            <h2 class="font-display text-4xl md:text-5xl text-brand-ink mt-3 leading-tight">Bengaluru property, demystified.</h2>
            <p class="text-brand-muted mt-4">Real answers to the questions our clients ask before, during, and after every transaction.</p>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">Why is registering an Agreement for Sale necessary?</h3>
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                    <p>Under Section 17 of the Indian Registration Act 1908, registering an Agreement for Sale (or Sale Deed) is mandatory for any transfer of immovable property valued above ₹100. Registration creates a permanent public record, transfers ownership legally, protects you against future disputes, and is required for stamp duty payment. An unregistered agreement has no legal validity in court.</p>
                    <p class="mt-3">In Karnataka, you'll pay 5% stamp duty + 1% registration charge + 0.5% surcharge on the property value. The seller cannot legally transfer ownership without registration at the Sub-Registrar's office.</p>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">Carpet vs Built-up vs Super Built-up — what's the difference?</h3>
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                    <p><strong class="text-brand-ink">Carpet area</strong> is the actual usable floor space inside your apartment — the area you can lay a carpet on. Excludes walls, balconies, and shafts.</p>
                    <p class="mt-3"><strong class="text-brand-ink">Built-up area</strong> = Carpet area + thickness of walls + balconies. Typically 10–15% more than carpet area.</p>
                    <p class="mt-3"><strong class="text-brand-ink">Super built-up area</strong> = Built-up area + your proportionate share of common amenities (lobbies, lifts, clubhouse, garden). Usually 20–30% more than built-up.</p>
                    <p class="mt-3">Under RERA (since 2017), all sales must be quoted on <strong class="text-brand-ink">carpet area</strong> — that's the only fair number. If a builder quotes only super built-up, ask for the carpet area in writing before signing anything.</p>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">How can I claim Capital Gains Tax exemption on property sale?</h3>
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                    <p>If you sell a residential property held for more than 24 months, you qualify for Long-Term Capital Gains (LTCG) — taxed at 20% with indexation benefit.</p>
                    <p class="mt-3"><strong class="text-brand-ink">Section 54</strong> exempts LTCG if you reinvest the gain in another residential property within 2 years (purchase) or 3 years (construction) of sale. <strong class="text-brand-ink">Section 54EC</strong> exempts up to ₹50 lakh of LTCG if invested in NHAI/REC bonds within 6 months.</p>
                    <p class="mt-3">If you can't reinvest immediately, park the gain in a Capital Gains Account Scheme (CGAS) account at any nationalised bank — this gives you up to 3 years to find the right replacement property.</p>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">Do I need to pay stamp duty on a gifted property?</h3>
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                    <p>Yes — every gift of immovable property requires a registered Gift Deed and stamp duty payment in Karnataka. The rates depend on the relationship between donor and recipient:</p>
                    <ul class="mt-3 space-y-1.5 list-disc pl-5">
                        <li><strong class="text-brand-ink">Family members</strong> (spouse, children, parents, siblings, grandparents): ₹1,000 stamp duty + ₹500 registration fee — flat, regardless of property value.</li>
                        <li><strong class="text-brand-ink">Non-family members</strong>: 5% stamp duty + 1% registration on full property value, same as a normal sale.</li>
                    </ul>
                    <p class="mt-3">Income tax: gifts from relatives are tax-free under Section 56(2). Gifts from non-relatives above ₹50,000 are taxable as "Income from Other Sources."</p>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">What documents must a buyer collect from the seller?</h3>
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                    <p>The non-negotiable document checklist for any Bengaluru property purchase:</p>
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                        <li><strong class="text-brand-ink">Title Deed</strong> — chain of ownership going back 30 years (Mother Deed, Sale Deeds, Inheritance documents)</li>
                        <li><strong class="text-brand-ink">Encumbrance Certificate</strong> for the last 30 years from the Sub-Registrar</li>
                        <li><strong class="text-brand-ink">Khata Certificate + Khata Extract</strong> from BBMP/BDA/local body</li>
                        <li><strong class="text-brand-ink">Latest Property Tax Receipts</strong> (last 3 years)</li>
                        <li><strong class="text-brand-ink">Approved Building Plan</strong> from BBMP/BDA</li>
                        <li><strong class="text-brand-ink">Occupancy Certificate (OC) + Completion Certificate (CC)</strong></li>
                        <li><strong class="text-brand-ink">RERA Registration</strong> (for projects launched after May 2017)</li>
                        <li><strong class="text-brand-ink">No-Objection Certificate</strong> from the housing society/RWA</li>
                        <li><strong class="text-brand-ink">Latest utility bills</strong> (water, electricity) showing seller's name</li>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">What is RERA and how does it protect me?</h3>
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                    <p>The Real Estate (Regulation and Development) Act 2016 — RERA — is the central law that brought transparency and accountability to Indian real estate. Every state has its own authority; in Karnataka it's K-RERA.</p>
                    <p class="mt-3">For buyers, RERA mandates:</p>
                    <ul class="mt-2 space-y-1.5 list-disc pl-5">
                        <li><strong class="text-brand-ink">Mandatory project registration</strong> — any project over 500 sqm or 8 units must be RERA-registered before any marketing or booking</li>
                        <li><strong class="text-brand-ink">Escrow accounts</strong> — 70% of buyer payments must be parked in a project-specific account, used only for that project</li>
                        <li><strong class="text-brand-ink">Sales on carpet area only</strong> — no more super built-up confusion</li>
                        <li><strong class="text-brand-ink">Penalty for delayed possession</strong> — builders pay interest equal to your home-loan rate for every month of delay</li>
                        <li><strong class="text-brand-ink">5-year structural defect liability</strong> — builder must repair structural issues at no cost</li>
                        <li><strong class="text-brand-ink">Grievance redressal</strong> — file complaints directly with K-RERA, faster than civil courts</li>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">What is Khata, and what's the difference between A-Khata and B-Khata?</h3>
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                    <p>A Khata is a property record maintained by the BBMP (Bruhat Bengaluru Mahanagara Palike) that certifies you as the official owner for tax assessment purposes. Two types exist:</p>
                    <p class="mt-3"><strong class="text-brand-ink">A-Khata</strong>: Issued for properties with all approvals — proper land conversion, BBMP-approved plan, paid betterment charges. Eligible for home loans, building permits, water/electricity connections, and trade licenses.</p>
                    <p class="mt-3"><strong class="text-brand-ink">B-Khata</strong>: Issued for properties built without full approvals — typically on revenue land, unauthorised layouts, or with deviation from sanctioned plans. You can pay property tax, but you <em>cannot</em> get a home loan, building permit, or trade license. Resale is much harder.</p>
                    <p class="mt-3">If you're buying, always demand A-Khata. If a property has B-Khata, it can be converted to A-Khata by paying the betterment charges and regularisation fee — but this needs to be costed in. Maisai handles A-Khata conversion as a service.</p>
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                    <h3 class="font-display text-lg font-semibold text-brand-ink">How does TDS work on property purchase above ₹50 lakh?</h3>
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                    <p>Under Section 194-IA of the Income Tax Act, any buyer purchasing immovable property worth ₹50 lakh or more must deduct 1% TDS from each payment to the seller, and deposit it with the government.</p>
                    <p class="mt-3"><strong class="text-brand-ink">How to comply:</strong></p>
                    <ul class="mt-2 space-y-1.5 list-disc pl-5">
                        <li>Use Form 26QB online at the income tax e-filing portal — this is both the challan and the return</li>
                        <li>Deduct 1% from every instalment (advance, downpayment, EMI to seller, final payment)</li>
                        <li>Deposit within 30 days from end of the month of payment</li>
                        <li>Issue Form 16B to the seller as proof of TDS</li>
                    </ul>
                    <p class="mt-3"><strong class="text-brand-ink">If the seller is an NRI</strong>, TDS jumps to 20% (LTCG) or 30% (STCG) under Section 195. Get a Lower Deduction Certificate from the Income Tax officer if the seller's actual capital gain is less than the standard deduction.</p>
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