DYNAMIC ENGINEERING SERVICES

Valuer Empanelled with Hon’ble Calcutta High Court & Punjab National Bank (PM & IM)

Ref. DES/SD-80

VALUATION REPORT FOR IMMOVABLE PROPERTIES

S. No PARTICULARS CONTENTS
I. Introduction
1. Name of the Valuer Mr. Profulla Kumar Pal, Panel Valuer of PNB
23/2/23 Mall Road, Dum Dum, Kolkata 700 080
Mob: 89610 46635, 98315 43830
2. Date of Inspection 02-03-2021
Date of Valuation 03-03-2021
3. Purpose of Valuation Reassessment of Mortgaged Asset
4. Name of Property Owner/s Sri. Narayan Chandra Modak, S/o Jaharlal Modak.
(Details of share of each owner
in case of joint & Co-ownership)
Name of Proposed Purchaser
5. Name of Bank/FI as applicable Punjab National Bank (UBI) Kaliyaganj Branch
6. Name of Developer of the Property NA
(in case of developer-built properties)
7. Whether occupied by the owner / tenant? Self - Occupied
If occupied by tenant, since how long?
II. Physical Characteristics of the Asset
1. Location of the property in the city Mouja – Akhanagar, JL No: 98, Plot No. 151,160, RS Kh: 1430.
Plot No. / Survey No.
Door No. Hospitalpara, P.O & P.S- Kaliyaganj, Dist –Uttar Dinajpur.
T. S. No. / Village
Ward / Taluka
Mandal / District
2. Municipal Ward No. Kaliyaganj Municipality
3. City / Town Kaliyaganj
Residential Area/ Commercial Area/ Industrial Commercial Area
Area
4. Classification of the area:
High / Middle / Poor Middle
Metro / Urban / Semi Urban / Rural Urban
5. Coming under Corporation limit/ Village Municipality
Panchayat/ Municipality
6. Postal address of the property Hospitalpara, P.O & P.S- Kaliyaganj, Dist –Uttar Dinajpur.
7. Latitude, Longitude and Coordinates of the site 25.63485, 88.31574
8. Area of the plot/land (supported by a plan) Land Area=10 Cottaha=7200 sqft.
BU=2400 sqft.
9. Layout plan of the area in which the property is Not Available
located
10. Development of surrounding areas Developed Residential Area with scattered commercial activity
11. Details of Roads abutting the property Pathway 10’ wide
12. Whether covered under any State / Central Govt. To be Checked legally
enactments (e.g. Urban Land Ceiling Act) or
notified under agency area / scheduled area /
cantonment area
13. In case it is an agricultural land, any conversion to Commercial Land
house site plots is contemplated
14. Boundaries of the property A B
North P/o Smt. Ruma Modak

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 East P/o Sri. Binod Modak
South P/o Sri. Mukul Sarkar
West
Sale’s House
Extent of the site considered for valuation (least Land Area= 10 Cottaha=7200 sqft
of 14 A & 14 B) BU= 2400 sqft
15. Description of Adjoining propertiesS
North P/o Smt. Ruma Modak
East P/o Sri. Binod Modak
South P/o Sri. Mukul Sarkar
West Sale’s House
16. Survey no. if any Mouja – Akhanagar, JL No: 98, Plot No. 151,160, RS Kh: 1430.
17. Type of Building (Residential/ Commercial/ Commercial Building
Industrial)
18. Details of the building/buildings and other Area: 1200 sqft x 2 = 2400 sqft
improvements in terms of area, height, no. of Height: 15’
floors, plinth area floor wise, year of construction,
year of making alterations/additional No. of Floors: 1
constructions with details, full details of Plinth Area (Fl. Wise): 2400 sqft.
specifications to be appended along with building Year of Construction: Approx. 14 Years
plans and elevations Year of Alteration: NA
Constructional Details:
19. Plinth area, Carpet area and Saleable area to be Plinth Area:
mentioned separately and clarified Carpet Area:
Saleable Area:
20. Any other aspect None (Shop / Encroachment)
III. Town Planning Parameters
1. Master plan provisions related to the property in Not Provided
terms of land use
2. Date of issue and validity of layout of approved Not Provided
map / plan
3. Approved map / plan issuing authority Not Provided
4. Whether genuineness or authenticity of approved Not Provided
map / plan is verified
5. Any other comments by our empanelled valuers No Comment
on authentic of approved plan
6. Planning area/zone Not Known
7. Development controls Kaliyaganj Municipality
8. Zoning regulations Not Under Any Zoning Area
9. FAR/FSI permitted and consumed 0.33
10. Ground coverage 33%
11. Transferability of development rights if any, TDR is not applicable in this region
Building byelaw provisions as applicable to the
property viz. setbacks, height restrictions, etc.
12. Comment on surrounding land uses and adjoining For Commercial Activity
properties in terms of usage.
13. Comment on unauthorized constructions if any None
14. Comment on demolition proceedings if any None
15. Comment on compounding/ regularization None
proceedings
16. Comment on whether OC (Occupation Not Known, Property Registered
Certificate) has been issued or not
17. Any other aspect None
IV. Legal Aspects
1. Ownership documents Previous Valuation Report by Subrata Dutta Dated 11-09-12
2. Names of Owner/s Sri. Narayan Chandra Modak, S/o Jaharlal Modak.

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 (In case of Joint or Co-ownership,
whether the shares are undivided or not?)
3. Comment on dispute/issues of landlord with Not Known
tenant/statutory body/any other agencies, if any in
regard to immovable property.
4. Comment on whether the IP is independently Yes, Independently Accessible through PWD Road
accessible?
5. Title verification, Legal verification is not in the scope of this report.
6. Details of leases if any, None
7. Ordinary status of freehold or leasehold including Freehold
restriction on transfer,
8. Agreements of easements if any, None
9. Notification for acquisition if any, None
10. Notification for road widening if any, None
11. Possibility of frequent flooding / sub-merging Not a Flood Prone Area
12. Special remarks, if any, like threat of acquisition None
of land for public service purposes, road widening
or applicability of CRZ provisions etc. (Distance
from sea-coast / tidal level must be incorporated)
13. Heritage restrictions if any, All legal documents, It is not a Heritage Building
receipts related to electricity, water tax, property
tax and any other building taxes to be verified and
copies as
applicable to be enclosed with the report.
14. Comment on transferability of the property Transferable as per the Transfer of Property Act
ownership
15. Comment on existing mortgages/ Mortgaged with Punjab National Bank (UBI) Kaliyaganj Branch
charges/encumbrances on the property if any
16. Comment on whether the owners of the property Not Known
have issued any guarantee (personal/corporate) as
the case may be
17. Building plan sanction, illegal constructions if Not Provided
any done without plan sanction/violations.
18. Any other aspect None
V. Economic aspects
1. Details of ground rent payable, Not Applicable
2. Details of monthly rents being received if any, NA
3. Taxes and other outgoings, NA
4. Property insurance, Not Insured
5. Monthly maintenance charges, NA
6. Security charges, etc NA
7. Any other aspect NA
VI. Socio-cultural aspects
1. Description of the location of property in terms of Surrounded by Middle Class Society
the social structure of the area, population, social
stratification, regional origin, age groups,
economic levels, location of slums / squatter
settlements nearby, etc.
VII. Functional and Utilitarian Aspects
Description of the functionality and utility of the
assets in terms of:
1. Space allocation,
2. Storage spaces,
For Commercial Purpose
3. Utility of spaces provided within the building,
4. Any other aspect
VIII. Infrastructure Availability
a) Description of aqua infrastructure availability

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 in terms of
1. Water supply Regular Bore Well is available
2. Sewerage/sanitation To Septic Tank and Soak Pit
3. Storm water drainage Through down Pipe, disposed to Municipal drain
b) Description of other physical infrastructure
facilities viz.
1. Solid waste management
2. Electricity Municipal Collection System
3. Roads & Public transportation connectivity By WBSEDCL
4. Availability of other public utilities nearby Well Connected by Bus & Train, Rikshaw, Auto, Toto.
c) Social infrastructure in terms of
1. Schools
2. Medical facilities Has 3/4 public School nearby
3. Recreation facilities in terms of parks and open Has Govt. Hospital & Private Nursing Home nearby
spaces. Playgrounds are available.
IX. Marketability
Analysis of the market for the property in terms
of
1. Locational attributes Advantageous for residential purpose.
2. Scarcity High Demand for residential Accommodation
3. Demand and supply of the kind of subject
Demand of Landed property is more than available property in
property.
this area.
4. Comparable sale prices in the locality.
₹ 21,00,005/-
for the said Land as per www.wbregistration.gov.in (Encl.)
X. Engineering and Technology Aspects
1. Type of construction, CGI WALLED & CGI ROOFED
2. Materials and technology used, CGI
3. Specifications, -
4. Maintenance issues Well Maintained
5. Age of the building Approx. 15 years
6. Total life of the building, 30 years approx. with periodic Maintenance
7. Extent of deterioration Moderate
8. Structural safety Safe, Under Normal Circumstances
9. Protection against natural disasters viz. Protected Under Normal Circumstances
earthquakes
10. Visible damage in the building if any, None
11. Common facilities viz. lift, water pump, lights, Lift: NA
security systems, etc., Water Pump: NA
Lights: AVAILABLE
Security System: NONE
12. System of air-conditioning, None
13. Provision for firefighting, Copies of plans and Fire-Fighting system is not available
elevations of the building to be included.
XI. Environmental Factors
1. Use of environment friendly building materials, It is not a Green Building
Green building techniques if any,
2. Provision for rain water harvesting, No Such facility available
3. Use of solar heating and lighting systems, etc. Solar Photovoltaic System is not Installed
Presence of environmental pollution in the
vicinity of the property in terms of industries,
heavy traffic, etc.
XII. Architectural and aesthetic quality
1. Descriptive account on whether the building is Plain Looking
modern, old fashioned, etc., plain looking or with
decorative elements, heritage value if applicable,
presence of landscape elements, etc.

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XIII. In case of valuation of industrial property
1) Proximity to residential areas Not Applicable
2) Availability of public transport facilities Not Applicable
XIV Valuation
1. Here, the procedure adopted for arriving at the Cost approach has been chosen to get the Valuation of
valuation has to be highlighted. Construction. Market Approach has been chosen to get the
The valuer should consider all the three generic valuation of Land.
approaches of property valuation and state
explicitly the reasons for adoption of / rejection of Details is in the Annexure I.
a particular approach and the basis on which the
final valuation judgement is arrived at. A detailed
analysis and descriptive account of the
approaches, assumptions made, basis adopted,
supporting data (in terms of comparable sales),
reconciliation of various factors, departures, final
valuation arrived at has to be presented here.

Profulla Kumar Pal

Chartered Engineer. FIE, FIV. FIITArb.
Proprietor: Dynamic Engineering Services.
Govt. Approved Valuer (Cat -1) enlisted with Hon’ble Calcutta
Signature
High Court & Punjab National Bank (PM & IM)
(Name and Official seal of the Approved Valuer)
Phone: 98315 43830
Souma Dip Bhaduri
Chartered Engineer. M.Sc. (Math). M.Tech (Civil).
M.Sc (Real Estate Valuation)
Associate: Dynamic Engineering Services.
MCSI, MISIAM, MIERP,
Signature
MIAE (Hong Kong), PRICS (UK), MICE (UK)
(Name and Official seal)
Phone: 89610 46635

Annexure I

Valuation
Sr# Particulars Specification
1. Valuation Methodology Cost Approach
Income Approach
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 Market Approach
Hybrid Approach √
2. Reason of Choosing the particular approach Cost approach has been chosen to get the
Valuation of Construction. Market Approach has
been chosen to get the valuation of Land.

Valuation of Building:
Sr # Floor No./ Item BU in Sqft Valuation / sqft Depreciation Present Valuation
Name as new
1. CGI Roofed & CGI 2400 Sqft Rs. 300 Rs. 300 X 2400 X 55% =
Walled shed, Height = 15’ Rs. 3.96 Lakhs

45%
supported by
bamboo.
Valuation of Building Component at present Rs. 3.96 Lakhs…….(B)

Valuation of Land:
a. Size of plot 10 Cottaha
b. Prevailing market rate As per our observation and recent market trends, land price
on road to on Road this area varies between ₹ 25 Lakh - ₹ 30
lakh / Kattha.
c. Govt Value of Land @ Rs. 21,00,005/- which is only for stamp duty collection and
much lower than actual trading price.
d. Assessed/adopted rate of valuation ₹ 2.50 Lakh / Kattha
e. Estimated value of Land ₹ 2.50 Lakh X 10 Kattha = ₹ 25.00 Lakhs……(ii)

Total Valuation of the Subject Property:

Fair Market Value of the property (i+ii) = ₹ 28.96 Lakhs
Realizable Market Value of the asset @ 10% Less of FMV = ₹ 26.06 Lakhs
Distress Sale Value of the asset @ 20% Less of FMV = ₹ 23.17 Lakhs

As a result of my appraisal and analysis, it is my considered opinion that the present market value of the
above property in prevailing condition with aforesaid specifications is Rs. 28.96 Lakhs (Rupees Twenty
Eight Lakh Ninety Six thousand only). (Prevailing market rate along with details /reference of at least two
latest deals/transactions with respect to adjacent properties in the areas. The reference should be of
properties/plots of similar size/area and same use as the land being valued). The other details are as under:
i. Date of purchase of immovable property: Not Known
ii. Purchase Price of immovable property: Not Known
iii. Book value of immovable property: ₹ 28.96 Lakhs.
iv. Realizable Value of immovable property: ₹ 26.06 Lakhs.
v. Distress Sale Value of immovable property: ₹ 23.17 Lakhs.
vi. Guideline Value (value as per Circle Rates), if applicable, in the area where Immovable
property is situated. ₹ 21,00,005 for the said Land, (Copy Enclosed).
Enclosed:
v. Declaration from the valuer
vi. Model code of conduct for valuer
23/2/23, MALL ROAD, DUM DUM, KOLKATA-700 080.
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 vii. Photograph of owner with the property in the background
viii. Screen shot (in hard copy) of Global Positioning System (GPS)/Various Applications
(Apps)/Internet sites (eg Google earth)/etc

Profulla Kumar Pal

Chartered Engineer. FIE, FIV. FIITArb.
Proprietor: Dynamic Engineering Services.
Govt. Approved Valuer (Cat -1) enlisted with Hon’ble Calcutta
Signature
High Court & Punjab National Bank (PM & IM)
(Name and Official seal of the Approved Valuer)
Phone: 98315 43830
Souma Dip Bhaduri
Chartered Engineer. M.Sc. (Math). M.Tech (Civil).
M.Sc (Real Estate Valuation)
Associate: Dynamic Engineering Services.
MCSI, MISIAM, MIERP,
Signature
MIAE (Hong Kong), PRICS (UK), MICE (UK)
(Name and Official seal)
Phone: 89610 46635

APPENDIX V

DECLARATION FROM VALUERS

I hereby declare that...
a) The information furnished in my valuation report dated 03-03-2021 is true and correct
to the best of my knowledge and belief and I have made an impartial and true
valuation of the property.
b) I have no direct or indirect interest in the property valued;

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 c) The property has been inspected along with my assistant Mr. Partha Chatterjee on
02-03-2021 The work is not subcontracted to any other valuer and carried out by
ourselves.
d) I have not been convicted of any offence and sentenced to a term of Imprisonment;
e) I have not been found guilty of misconduct in my professional capacity.
f) I have read the Handbook on Policy, Standards and procedure for Real Estate
g) Valuation, 2011 of the IBA and this report is in conformity to the “Standards”
enshrined
h) for valuation in the Part-B of the above handbook to the best of my ability.
i) I have read the International Valuation Standards (IVS) and the report submitted to
the Bank for the respective asset class is in conformity to the “Standards” as
enshrined for valuation in the IVS in “General Standards” and “Asset Standards” as
applicable.
j) I abide by the Model Code of Conduct for empanelment of valuer in the Bank.
(Annexure III- A signed copy of same to be taken and kept along with this
declaration)
k) I am registered under Section 34 AB of the Wealth Tax Act, 1957.
l) I am the proprietor of the company, who is competent to sign this valuation report.
m) Legal Aspect is not within our purview.
n) Repayment capacity of borrower is to be ensured
o) Further, I hereby provide the following information.

14. Particulars
i. background information of the asset being None
valued
ii. Purpose of valuation and appointing authority Bank Loan, BM of PNB (Kaliagunj)
iii. Identity of the valuer and any other experts Mr. Profulla Kumar Pal,
involved in the valuation; (Panel Valuer)
Souma Dip Bhaduri -Associate
iv. Disclosure of valuer interest or conflict, if any; None
v. Date of appointment 01-03-2021,
Valuation date and 01-03-2021,
Date of report 03-03-2021
vi. Inspections and/or investigations undertaken 01-03-2021
vii. Procedures adopted in carrying out the Sale Comparison Method
valuation and valuation standards followed
viii. Restrictions on use of the report, if any; Only for Bank Loan Purpose
ix. Major factors that were taken into account None
during the valuation;
x. Caveats, limitations and disclaimers to the None
extent they explain or elucidate the limitations
faced by valuer, which shall not be for the
purpose of limiting his responsibility for the
valuation report.

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 APPENDIX VI
MODEL CODE OF CONDUCT FOR VALUERS

{Adopted in line with Companies (Registered Valuers and Valuation Rules, 2017)}
All valuers empanelled with bank shall strictly adhere to the following code of conduct:
Integrity and Fairness
1. A valuer shall, in the conduct of his/its business, follow high standards of integrity and
fairness in all his/its dealings with his/its clients and other valuers.
2. A valuer shall maintain integrity by being honest, straightforward, and forthright in all
professional relationships.
3. A valuer shall endeavour to ensure that he/it provides true and adequate information and
shall not misrepresent any facts or situations.
4. A valuer shall refrain from being involved in any action that would bring disrepute to the
profession.
5 A valuer shall keep public interest foremost while delivering his services.
Professional Competence and Due Care
6. A valuer shall render at all times high standards of service, exercise due diligence, ensure
proper care and exercise independent professional judgment.
7. A valuer shall carry out professional services in accordance with the relevant technical and
professional standards that may be specified from time to time.
8. A valuer shall continuously maintain professional knowledge and skill to provide competent
professional service based on up-to-date developments in practice, prevailing
regulations/guidelines and techniques.
9. In the preparation of a valuation report, the valuer shall not disclaim liability for his/its
expertise or deny his/its duty of care, except to the extent that the assumptions are based on
statements of fact provided by the company or its auditors or consultants or information
available in public domain and not generated by the valuer.
10. A valuer shall not carry out any instruction of the client insofar as they are incompatible with the
requirements of integrity, objectivity and independence.
11. A valuer shall clearly state to his client the services that he would be competent to provide and the
services for which he would be relying on other valuers or professionals or for which the client can
have a separate arrangement with other valuers.
Independence and Disclosure of Interest:
12. A valuer shall act with objectivity in his/its professional dealings by ensuring that his/its
decisions are made without the presence of any bias, conflict of interest, coercion, or undue
influence of any party, whether directly connected to the valuation assignment or not.
13. A valuer shall not take up an assignment if he/it or any of his/its relatives or associates is not
independent in terms of association to the company.
14. A valuer shall maintain complete independence in his/its professional relationships and shall
conduct the valuation independent of external influences.
15. A valuer shall wherever necessary disclose to the clients, possible sources of conflicts of
duties and interests, while providing unbiased services.
16. A valuer shall not deal in securities of any subject company after any time when he/it first
becomes aware of the possibility of his/its association with the valuation, and in accordance with the
Securities and Exchange Board of India (Prohibition of Insider Trading) Regulations, 2015 or till the
time the valuation report becomes public, whichever is earlier.
17. A valuer shall not indulge in “mandate snatching” or offering “convenience valuations” in
order to cater to a company or client‟s needs.
18. As an independent valuer, the valuer shall not charge success fee (Success fees may be
defined as a compensation / incentive paid to any third party for successful closure of
transaction. In this case, approval of credit proposals).
19. In any fairness opinion or independent expert opinion submitted by a valuer, if there has
been a prior engagement in an unconnected transaction, the valuer shall declare the
association with the company during the last five years.

Confidentiality
20. A valuer shall not use or divulge to other clients or any other party any confidential
information about the subject company, which has come to his/its knowledge without proper and
specific authority or unless there is a legal or professional right or duty to disclose.
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 Information Management
21. A valuer shall ensure that he/ it maintains written contemporaneous records for any decision
taken, the reasons for taking the decision, and the information and evidence in support of such
decision. This shall be maintained so as to sufficiently enable a reasonable person to take a
view on the appropriateness of his/its decisions and actions.
22. A valuer shall appear, co-operate and be available for inspections and investigations carried
out by the authority, any person authorised by the authority, the registered valuers organisation
with which he/it is registered or any other statutory regulatory body.
23. A valuer shall provide all information and records as may be required by the authority, the
Tribunal, Appellate Tribunal, the registered valuers organisation with which he/it is registered, or
any other statutory regulatory body.
24. A valuer while respecting the confidentiality of information acquired during the course of
performing professional services, shall maintain proper working papers for a period of three
years or such longer period as required in its contract for a specific valuation, for production
before a regulatory authority or for a peer review. In the event of a pending case before the
Tribunal or Appellate Tribunal, the record shall be maintained till the disposal of the case.
Gifts and hospitality:
25. A valuer or his/its relative shall not accept gifts or hospitality which undermines or affects his
independence as a valuer.
defined in clause (77) of Section 2 of the Companies Act, 2013 (18 of 2013).
26. A valuer shall not offer gifts or hospitality or a financial or any other advantage to a public
servant or any other person with a view to obtain or retain work for himself/ itself, or to obtain or
retain an advantage in the conduct of profession for himself/ itself.
Remuneration and Costs.
27. A valuer shall provide services for remuneration which is charged in a transparent manner,
is a reasonable reflection of the work necessarily and properly undertaken, and is not
inconsistent with the applicable rules.
28. A valuer shall not accept any fees or charges other than those which are disclosed in a
written contract with the person to whom he would be rendering service.
Occupation, employability and restrictions.
29. A valuer shall refrain from accepting too many assignments, if he/it is unlikely to be able to
devote adequate time to each of his/ its assignments.
30. A valuer shall not conduct business which in the opinion of the authority or the registered
valuer organisation discredits the profession.

Profulla Kumar Pal

Chartered Engineer. FIE, FIV. FIITArb.
Proprietor: Dynamic Engineering Services.
Govt. Approved Valuer (Cat -1) enlisted with Hon’ble Calcutta
Signature
High Court & Punjab National Bank (PM & IM)
(Name and Official seal of the Approved Valuer)
Phone: 98315 43830
Souma Dip Bhaduri
Chartered Engineer. M.Sc. (Math). M.Tech (Civil).
M.Sc (Real Estate Valuation)
Associate: Dynamic Engineering Services.
MCSI, MISIAM, MIERP,
Signature
MIAE (Hong Kong), PRICS (UK), MICE (UK)
(Name and Official seal)
Phone: 89610 46635

Appendix-VII

Format of undertaking to be submitted by the Valuer for Empanelment

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 UNDERTAKING
I, Profulla Kumar Pal son/daughter of P. Pal solemnly affirm and state that
I am a citizen of India,
I have not been removed / dismissed from service/ employment earlier,
I have not been convicted of any offence and sentenced to a term of imprisonment,
I have not been found guilty of misconduct in professional capacity,
I am not an undischarged insolvent,
I have not been convicted of an offence connected with any proceeding under the Income
Tax Act 1961, Wealth Tax Act 1957 or Gift Tax Act 1958 and My PAN Card number / Service Tax
number as applicable is.
I have read and Understood the “Handbook on Policy, Standards & Procedures for real Estate valuation by
Banks and HFI in India 2010’ of the IBA and fulfil all the conditions for criteria for empanelment as listed
therein.
I undertake to keep you informed of any events or happenings which would make me ineligible for
empanelment as a valuer.
I have not concealed or suppressed any material information, facts and record and I have made a complete
and full disclosure.
I have not been found guilty of misconduct in professional capacity. In case I am found guilty of
misconduct/adoption of unethical practices/submission of under or overvalued valuation reports, in
professional capacity, in Punjab National Bank OR in some other Bank/Institution and brought to the
notice of Punjab National Bank, by IBA/Central Bureau of Investigation (CBI)/ Reserve Bank of India
(RBI)/Any other Govt. Agency/Body, my empanelment will stand cancelled with Punjab National Bank,
without referring to Grievances Redressal System of the Bank. PNB will be free to report to the IBA,
Institute of Valuers etc. about the misconduct/adoption of unethical practices and may take appropriate
legal action for deficiency in services.

Place: Dum Dum

Date: 03-03-2021

(Profulla Kumar Pal)

Enlisted Valuer of PNB

23/2/23, MALL ROAD, DUM DUM, KOLKATA-700 080.

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