Ready Possession Versus Under-Construction Property Purchase

It is human nature to prefer a finished product. One can apply this truth to various areas in life. We lack the faith to trust that something in the process may be of greater benefit than something we can see in the full glory of completion. This fact is also the basis of many counter-productive real estate purchases.

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The ‘Finished Property Product’ Syndrome

It is certainly tempting to purchase a residential property that is in a state of total completion. All that needs to be done is the signing of a cheque. The thought of investing in a property that is still under construction clashes with our need for instant gratification.

READY POSSESSION

The above term is a cunningly devised advertising tool that appeals to something we all share – the desire to possess. Instantly. No waiting, no effort involved, just sign the dotted line and show off your acquisition to envious friends and associates the very next day.

By giving in to it, we place ourselves at the mercy of the builder. We are forced to agree with his idea of aesthetics, colour schemes, brand of fittings, layout and his idea of a fair purchase price. Buying a ‘ready possession’ property may make sense if it is required for immediate occupancy, but it is rarely a wise move from the point of view of investment.

UNDER CONSTRUCTION

This term appears to be a less promising one. It implies a state of incompleteness, which translates into ‘No Instant Gratification’. The desire to ‘possess’ will have to be toned down. You will feel less inclined to invite your friends to view an untidy site strewn with construction rubble… where is the glamour?

This is a classic example of tunnel vision. We fail to see the forest for the trees and do not take the long view. The inherent benefits of investing in an ‘under construction’ property far outweigh those of ‘ready possession’. Let’s look at some of them:

  • LOWER RATES

Every builder knows that a home buyer has to exercise restraint and patience while investing in an incomplete property. This knowledge reflects in the property rates the builder quotes. ‘Under construction’ properties cost significantly less than finished ones.

  • THE POWER OF CHOICE

With a little vision and imagination, you can see precisely which flat will best suit your needs. In an ‘under construction’ scheme, you will have lots to choose from. Direction of sunlight, best view, ‘Vaastu’ parameters, general ambience and ‘feel’… these are factors you can choose for yourself.

  • FLEXIBLE PAYMENT SCHEDULES

A property under development is not an immediately marketable asset. Builders can only hope to dictate inflexible payment schedules in the case of ‘ready possession’ properties. On the other hand, they are invariably open to negotiation at the ‘under construction’ phase. In other words, you can often ask for payment schedule that best suit your needs.

  • SCOPE FOR MODIFICATION AND CUSTOMIZING

There isn’t much you can do to change the physical characteristics of a finished flat or shop. The walls are in place, the choice of windows and bathroom fittings has already been made, and no space provisions for that extra Sintex tank may exist. In an ‘under construction’ flat, you can give specific instructions for modification without incurring extra expenses.

  • INVESTMENT BENEFITS

Apart from the lower property rates, easier payment terms allow you to plan a more effective investment strategy. Also, the ability to choose specifications helps you to value-add to the property. This translates into better returns on completion.

  • PLANNED INTERIOR LAYOUT

You can optimize space and layout for future convenience. For example, lofts and storage space can be included at this stage.

There will still be many circumstances that warrant the purchase a ‘readymade’ property, but consider the above pros and cons before doing so.

Pharande Spaces is the most established and respected construction company in Pradhikaran, the potential-laden boom sector of Pune’s PCMC area. Specialists in quality residential projects, Pharande Spaces also have township properties in the choicest parts of Pimpri-Chinchwad Business District. Two ongoing projects that are generating a huge amount of interest are the integrated townships Woodsville at Moshi and Celestial City at Ravet.

The Advantages Of Township Properties At Ravet

Pune real estate is all about new growth. Unlike neighbouring island city ofMumbai, Pune is not hemmed in geographically, and such growth is indeed possible. Pune’s urban growth is steadily advancing into its peripheral areas. Meanwhile, Pune’s sister city ofPimpri Chinchwadhas been seeing its own real estate boom under the auspices of the PCNTDA (Pimpri Chinchwad New Township Development Authority).

One of the most exciting new Pune real estate destinations for homebuyers is Ravet, which is situated on the North-West side of Pimpri Chinchwad. Ravet is an area that aptly showcases how seriously the PCNTDA is taking planned urban development.

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As a residential property purchase as well as property investment destination, Ravet has several advantages in terms of location and infrastructure. Also called the Gateway to Pune, Ravet is the first area to greet those who come in from the Mumbai-Pune Expressway. In fact, Ravet is also where the old NH4, the Katraj-Dehu Road bypass and the Mumbai-Pune Expressway meet. However, this incredible accessibility from the financial capital is not the only factor that makes Ravet so important from a real estate point of view.

Two of the primary demand drivers for residential real estate in Pimpri-Chinchwad are its industrial clusters and the Hinjewadi IT Park. Both of these generate a massive amount of employment at all levels. Ravet is located at an equal distance from both these workforce hubs. Also, it has excellent educational institutions in the immediate vicinity – including the prestigious Mercedes Benz School, the Indira Institute of Business Management and the D.Y. Patil College.

Ravet is also where the most prestigious residential township properties in the Pune-PCMC belt are now taking place. Township properties are becoming increasingly popular because they have re-introduced the concept of community-based neighbourhoods. Healthcare, educational facilities and shopping are all readily available in these projects. In sharp contrast, homes in smaller projects have far less to offer.

Moreover, the investment value of integrated township properties increases much faster than that of smaller projects. The appreciation is higher because these follow premeditated development plans that encompass open spaces, communal amenities and common areas. This means the overall value of the location does not decrease because of uncontrolled developments and compromised infrastructure.

In fact, since integrated townships have their own infrastructure, they are not overly dependent the local municipal corporation. They have their own sewage management, water supply and overall maintenance facilities as well as their own security, which assures homeowners in integrated township projects of much higher levels of safety for themselves, their families and possessions.

In Ravet, integrated townships such as Celestial City by Pharande Spaces are conceived and executed on the basis of a thoroughly researched master plan. This means that construction parameters are completely standardized – unlike in unplanned residential localities, where divergent construction ideologies and standards often prevail. The standardization of construction parameters in integrated townships allows for uniform appreciation of property values.

Posted by: K. D. Nagarkar

PCMC 24×7 Water Supply Scheme Gets Green Signal

(Source: TOI)

PUNE: The path has been cleared for the 24×7 water supply pilot project in Pimpri Chinchwad, to be implemented by the municipal corporation in association with a French company. The civic standing committee on Tuesday approved a proposal for a revised Memorandum of Understanding (MoU) with the company.

The project will be implemented in one area of the township. Pravin Ladkat, executive engineer, water supply department, PCMC said, “The pilot project will be implemented in a zone with 3,000 to 5,000 water connections. The pilot zone is yet to be identified. The project will take nine months for completion.” He said, “The PCMC had signed a MoU with the French company Suez Environment in October 2010 to improve the water supply in the township. The project was to be implemented at a cost of Rs 6.3 crore. The proposal was sent to the state government for approval and later to the union government’s Urban Development Department.

It took almost four months to get the department’s approval.” Later, some changes were proposed in the implementation plan. The PCMC will have to spend money on purchasing equipment like leakage detectors, valves and bulk meters. As a result, a new MoU is being signed, officials said. Suman Pawale, chairperson, standing committee, said the panel also approved the short notice resolution to hold weekly bazaars during Diwali to sell goods produced by women Self Help Groups at the Bhakti Shakti chowk and Madhukar Pawale ground in Nigdi.

The committee also approved resolutions for laying water pipelines in the newly developing areas of Punawale village at a cost of Rs 1.11 crore, and laying a main pipeline from the Elevated Storage Reservoir (ESR) in the Elpro compound to improve water supply to Chinchwadgaon and nearby areas at a cost of Rs 74.66 lakh. A resolution to beautify a road divider on the Aundh-Ravet Road from Sai chowk to Dange chowk, at an expenditure of Rs 60 lakh, was also approved. Development projects with a total expenditure of Rs 7.4 crore were approved at the meeting on Tuesday.

http://timesofindia.indiatimes.com/city/pune/PCMCs-24×7-water-supply-scheme-gets-green-signal/articleshow/9462718.cms

A Home Amidst Greenery – Your Family’s Happiness And Wellbeing

Much has been said about Pune properties lacking the benefit of adequate greenery. It is true that rapid and uncontrolled urbanization is reducing the greenery within the Pune Municipal Corporation more and more. A lot of NRI IT professionals returning to Pune from abroad express shock at how much the city has become ‘concretized’.

One of the prime drivers of Pune real estate used to be the city’s erstwhile green cover. It therefore comes as no surprise that more and more Pune property buyers are choosing residential township properties in the Pimpri Chinchwad Municipal Corporation. The green cover in the PCMC area is intact and in fact flourishing despite the real estate boom happening there.

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The reason for the difference between central Pune and the PCMC area as far as green cover is concerned is simply scientific, controlled development. The PCNTDA (Pimpri Chinchwad New Town Development Authority) has ensured that real estate development does not compromise the bountiful flora and fauna in Pimpri-Chinchwad.

‘Pimpri Chinchwad is a rapidly developing industrial and commercial centre in Maharashtra, India. It is one of the primary centres for the automobile industry cluster in India, and nearby Pune is a education centre commonly referred to as the “Oxford of the East”. The area is known for its busy commerce, plethora of industries, fine educational institutions, and a rapidly growing middle class and standard of living.

However, this rapid growth has created problems with infrastructure, affordable housing and the environment. The PCNTDA was established to tackle these issues and has a purview that extends over Mulshi and Haveli taluka.’ (Source: http://pcntda.org.in/)

The PCNTDA long ago recognized that without sufficient trees and other forms of greenery, the life of residents in any area becomes melancholic and depressive. Moreover, it took into consideration the fact that trees do a lot to neutralize the effects of urban pollution. Ensuring the presence of sufficient greenery is one of the foremost defenses against environmental, economic and health risks.

Reputed developers of township properties in Pimpri-Chinchwad have also taken into account the need for trees and other vegetation. In PCMC, integrated township projects such as Woodsville in Moshi and Celestial City in Ravet are rich with trees, shrubbery and other forms of greenery. In these projects, homeowners can still benefit from healthy, green, natural surroundings while also having all the advantages of modern city life at their disposal.

A green homes environment makes a huge difference in terms of health, quality of life and overall wellbeing. Adequate tree cover also brings down air temperature significantly (reducing in savings on electricity) and protects the land from erosion. As a result, these township properties in PCMC have a much longer lifespan.

Does it come as a surprise that Pune property buyers are increasingly favoring residential township properties over options in the central city? This phenomenon is not restricted to Pune real estate alone. All over the world, there is a rapidly increasing exodus of people congested city centres to better-planned, greener and more peaceful outskirts. People are tired of the deteriorating living conditions in the city, which also give rise to grave risks to health, damage the environment and reduce the investment value of properties.

Maybe it’s time that you offered your family the advantage of healthier, greener home surroundings, too?

Posted by: K. D. Nagarkar

Green Building Initiative At PCMC

(Source: Daily Bhaskar)

Pune: The Pimpri Chinchwad Municipal Corporation (PCMC) launched its ‘Green Building Initiative’ on Saturday. The initiative was inaugurated by PCMC commissioner, Ashish Sharma and mayor, Yogesh Behl at the Auto Cluster, Chinchwad.

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On the occasion, Behl said buildings had a major impact on the environment in terms of depletion of natural resources due to building materials, enormous energy consumption and wastage of water during and after construction and pollution of urban air. Thus emerged the need for green buildings to benefit the environment and to provide a better place for the occupants to live and work in.

Sharma said, “The PCMC has always been proactive in taking steps towards better living environments for urban dwellers. It is now the first municipal corporation to make a conscious effort towards its responsibility towards natural resources and the impact on society by incentivising green rating for integrated habitat assessment — Griha — rating system in their jurisdiction.”

The Energy & Resources Institute (Teri) developed Griha jointly with the Union ministry of new and renewable energy, which is suitable for all types of buildings. This rating system not only takes care of energy conservation, but also looks into water and waste management. Association for Development and Research of Sustainable Habitats (Adarsh) is mandated to promote development of buildings in India through Griha.

By this initiative of incentivising Griha-rated green buildings in PCMC area, there will be savings in potable water usage, waste water treatment and solid waste management.

Property owners in green buildings will be benefited by reduction in pollution related to air, noise, soil and water. There will be savings in energy consumption. The developer will get the discount in premium amount of building permission charges as per the rating awarded by Griha. There will be a discount of 10% in property tax for end-users. The developer can seek fast track environmental clearance through Griha pre-certification, added PCMC environment department officials.

http://daily.bhaskar.com/article/MAH-PUN-green-building-initiative-at-pcmc-2311533.html

Buying Investment Property In Hot Markets

Investing in real estate is a time-honoured method of achieving financial success. Throughout the ages, investment property has helped a lot of people make a great deal of money – sometimes quickly, sometimes over the long term. Those who invest for the short term are generally known as property speculators, and they play a dangerous game. Long term property investment is for forward thinkers who have an investment horizon of at least five years.

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The objective of a long-term property investor is to buy a property at a low price and sell it at a higher price. To be successful at this, one needs to know what is going to happen in a certain location over the next few years. You will need to invest in a growing location, not an established one. This is especially true if  you are a middle-class person living off a middle-class income. There are two reasons for this.

First of all, properties in established locations cost a lot of money. At the same time, their long-term investment value is lower. The reason for this lies in the nature of the real estate market. The costly (or ‘prime’) areas gained their value over a certain period of time, but what goes up will eventually go down. Real estate gains value because of new infrastructure projects, shopping centres, public transport facilities, etc.

If you look at central locations of Pune such as Bund Garden Road, KoregaonPark, Kothrud, Deccan Gymkhana and Laxmi Road, you will see that nothing more can happen there. These areas are saturated. In many of them, residents are facing a lot of problems because of overcrowding, lack of parking, open spaces, playgrounds for their kids, pollution and traffic clogging. Even with the best of intentions, the city planning authorities cannot do anything to make life better for them – there is simply no space left.

Though the property rates in these areas of Pune are high, they cannot rise further because the future has nothing to offer there. Long-term property investment in Pune means buying real estate in an area while it is on the rise – not when it is in saturation or decline mode. Buying investment property means buying it where people are going, not where they have already been for generations.

A hot property market is one where there are upcoming changes in the infrastructure, and where homebuyers are headed. Infrastructure can include things like major highway construction and shopping and entertainment facilities. Look for areas that have a lot of employment options, because people always want to live close to where they work.

Also keep your eyes open for areas where large corporations are relocating or already exist and have room to expand. When this happens, the real estate market in that area will boom due to demand for housing and small businesses. Business is one of the most reliable drivers for real estate prices.

In terms of the Pune property market, Pimpri Chinchwad has all the above ingredients of a hot property investment destination. This is the reason why more and more Pune developers are now concentrating on projects in this boom area. If you want to know more about this thriving property investment location, you are welcome to contact us to learn more about the various lucrative residential property investment options in Pradhikaran and other areas of Pimpri-Chinchwad  available.

Tips On Buying A Home In Pune

Every Indian dreams of having their very own home, and most people work all their lives to save up enough money to purchase it. In fact, this is the primary driver of the Pune property market, since this city holds to the traditional concept of homeownership as a gauges of security and success. And, of course, a new home is the best gift you can give yourself and your family.

Because of the recent economic crisis, a lot of Pune property buyers have begun thinking twice about purchasing a new home. The major reasons are increased interest rates and the rather unfriendly Pune property rates. While a number of banks are offering to help out families in Pune who want to buy their own home, there are still clouds of doubt that hover above the decision makers.

It is true that buying a home is a huge investment, and that you need to maintain it for a lifetime. For a middle class homebuyer in Pune, buying a residence is literally putting all the chips on the table. Here are some tips that are worth considering before you proceed with buying a property in Pune:

  • Location

Location is perhaps the most important factor to consider, because it will say a lot about your purchase. Do not forget that its location dictates the price of your new home in Pune. For example, a 3 BHK flat in the middle of nowhere will cost you a lot less than a 1 BHK in the middle of the city’s commercial district. Some areas are called prime because of their central location. They are close to the places that we need access to, such as schools, healthcare facilities and shopping centres. These places cost a lot more because they offer all of these.

However, the new concept of township properties has created an entirely new paradigm. The new townships in Pune allows property buyers to avail of all these facilities even if the location is not in the centre of the main city. Some of the best townships in Pune are coming up in the Pimpri Chinchwad area – for instance, Woodsville in Moshi and Celestial City in Ravet, both being developed by Pharande Spaces. These are integrated townships that offer every convenience of modern living in Pune’s flourishing sister city.

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  • Price

The cost of your flat in Pune is obviously one of the most important considerations. As already stated, certain properties in Pune cost more simply because they are centrally located within the city. It is significant to note that despite the higher pricing, the homebuyer has to put up with traffic congestion, air pollution, lack of greenery and inadequate parking facilities.

Those who are looking for a reasonably priced flat in Pune will only find it in the further locations. Many of these new areas do still have some greenery and less traffic congestion and pollution. However, in time these areas will also succumb to the hammer of indiscriminate development which has been the hallmark of the Pune real estate market.

Again, Pimpri-Chinchwad township properties offer the perfect alternative. The real estate development in the PCMC area is strictly controlled. This means that infrastructure keeps pace with property development at all times. In other words, these Pune township properties will never be strangled by over-development and traffic snarls. They are the perfect alternative for Pune property buyers who are looking for a clean, green environment to live in – not only for the current generation, but for all generations to come.

  • Security

Security is a major concern in a fast-developing city like Pune. Your choice of location for your new home also reflects on the safety of your family as well as your property. Security is definitely a very important consideration when you purchase a new home. It makes more sense to buy a property in a township project which offers round-the-clock security than in a urban city centre with a high crime rate.

  • Appreciation

While central location is a big driver for property prices, central locations are also the most volatile in terms of price fluctuations. This is because the property market in city centres is more often than not driven by investors rather than genuine end users. On the other hand, there are no other price drivers in a congested, overdeveloped city. Very little can be done to enhance the infrastructure and therefore the lifestyle quotient of property owners.

Though prices stagnate in the city centre for these reasons, property valuations for township properties in developing areas such as Pimpri Chinchwad increase because of the better infrastructure, more wholesome environment and the steady – yet controlled – addition of value-adding projects such as office complexes, malls, schools and hospitals.

While buying a flat in Pune, it makes a whole lot of sense to consider the purchase from all angles. In short, keep in mind what kind of standard of living you wish to enjoy in your lifetime and also pass on to your children.

Posted by: K. D. Nagarkar

PCNTDA to generate houses on its own

(Indian Express, July 17, 2011)

The cancellation of the DB Realty project under the Pimpri-Chinchwad New Town Development Authority (PCNTDA) means a further wait for the families who, by March next year, would have benefited from the 53-hectare project. The Basic Services to Urban Poor (BSUP) PPP model that failed will involve a new tendering process, the resolution for which was initiated in PCNTDA in May. The township, proposed in February 2009, was expected to be completed by March 2012 and was supposed to generate 5,040 homes under BSUP and 2,750 homes for the Middle Income Group (MIG) and High Income Group (HIG).

Suhas Divse, chief executive officer, PCNTDA, said, “The PCNTDA project was supposed to be completed by March 2012. However, citing the delay, the central government cancelled the project and subsequently we scrapped it. An amount of Rs 50 crore which was the deposit along with the bank guarantee amount has been refunded to them. The entire process has cost us loss of low cost houses which, we would have made available to the residents at Rs 1-1.5 lakh, besides time. Now, we will have to initiate the tendering process once again and generate 8,000-10,000 houses on our own. Further, it will take another three years for the township to be ready.”

On Friday, DB Realty Ltd had said that its proposed Rs 400-crore township project in Pune had been cancelled by the PCNTDA, without giving a reason as to why the local body canceled the project. “PCNTDA has refunded the upfront deposit money of Rs 50 crore to the company which will take legal recourse in the matter, terming the cancellation of letter of intent after 22 months as arbitrary and illegal,” DB Realty had told the stock exchanges on Friday.

Dilip Band, Pune divisional commissioner and president, PCNTDA had however said, “The project was cancelled because PCNTDA could not take the allotted money from the central government. The project did not go ahead because of litigation and complaints filed by the local MP and some politicians regarding the tendering process and the manner in which the allotment was done. As there were complaints, no work order was issued to DB Realty’s JV. The project could not be completed in the stipulated time of two years and so the centre cancelled the project.”

The central government had given grants of Rs 150 crore under JNNURM for the project that was to come up in Sector 12 under the category of BSUP.

http://www.indianexpress.com/news/pcntda-to-generate-houses-on-its-own/818630/0

Tips For Buying Rental Property In Pimpri-Chinchwad

The decision to invest in rental property in Pimpri Chinchwad is an excellent one. Pimpri-Chinchwad, commonly referred to as the PCMC area of Pune, is a rapidly growing real estate market and therefore a important property investment destination.

Remember that your aim is to buy property in Pune which will generate rental income for you. Your objectives are different from those of someone who wants to buy a home to live in. You are not tied to the location yourself, but you still want it to generate a sufficient amount of rental income for you. At the same time, you want a property in Pune which requires as little maintenance and upkeep as possible.

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Since you are looking at Pimpri Chinchwad, you have several advantages when it comes to investing in a Pune rental property. The first advantage is that, when compared to central Pune, property prices are much lower. The second advantage is that Pimpri Chinchwad has a few very good integrated township projects which offer excellent amenities and value for money. Integrated townships have much lower maintenance costs and much better maintenance quality than normal properties in Pune, since their upkeep in professional and centralized.

The third advantage of investing in a rental flat in Pimpri Chinchwad is that there is a huge rental demand for residential properties in this area. For instance, Ravet is an extremely strategic location because it is the first town one encounters while leaving the Mumbai-Pune Expressway. Ravet has become famous as the Gateway to Pune. It is in fact a junction of the old NH4, the Katraj-Dehu Road bypass and the Mumbai-Pune Expressway. Also, it is very close to the Hinjewadi IT hub and Pimpri-Chinchwad industrial belt.

This location in Pimpri-Chinchwad has a huge requirement for rental accommodation from the business class. For this reason, township properties in projects such as Celestial City – a joint venture by Pharande Spaces and the Rama Group – are in great demand. Ravet is an excellent Pune property destination for those seeking to invest in a rental flat in the PCMC area

Yet another very lucrative investment destination is Moshi, which is the venue for the upcoming International Convention Centre. This world-class convention centre will become the most important location for the prolific manufacturing sector in PCMC, which boats of a number of global industry giants have their plants. In anticipation of the huge demand for properties in this area, Pharande Spaces launched an ambitious integrated township project called Woodsville in Moshi, which is already selling out rapidly.

Remember that location is one of the most essential elements to consider while purchasing the right rental property. Keep in mind that properties which are strategically located and also have schools, parks, ready access to public transport and shopping facilities in close vicinity will get you the highest rental income. In this respect, investing in a properly located township property is by far your best bet.

Impressed, CM may follow PCNTDA way to plug land scams

Anil-Pharande

 

 

Anil Pharande, CMD – Pharande Spaces

(DNA, July 6, 2011)

Pune: The Maharashtra government has decided to use the Pimpri-Chinchwad New Township Development Authority’s (PCNTDA) ‘Shashwat’ programme to digitise all land records in government offices across the state. This will automatically help put an end to land scams and ensure transparency in government records.

The PCNTDA recently launched its touch screen facility to give information about lease deeds, allotment letters and other land records. The authority started the facility under its ‘Shashwat’ programme to digitise all records since its formation in 1972.

PCNTDA chief executive officer Suhas Diwase made a presentation of the ‘Shashwat’ project during his meeting in Pune last week with chief minister (CM) Prithviraj Chavan. The CM was impressed by the system and expressed his desire to start the project at the state level in all municipal corporations as well as government offices to stop corruption and give easy access to general public.

The CM also asked the authority to submit the detailed procedure manual of the project. Speaking to DNA, Diwase said, “As per the CM’s guideline, we are preparing the procedure manual and will submit it to the government soon.”

Diwase added that Pune and Pimpri-Chinchwad municipal corporations, district courts, Pune commissioner’s office and district collector have also approached the authority to provide guidance on introducing the project to digitise land records.

Elaborating on the project, he said, “The touch screen facility has been receiving good public response since it started in May. It has also reduced the number of applications under the Right to Information Act, 2005 (RTI).”

Under the project, 50 lakh documents — mainly land records — have been scanned. To check land records, the citizens have to meet various officials and employees, which is not only time consuming but also affects work at the office. All land records and official information are now made available through touch screen facility at the office.

The user-friendly facility does not require the assistance of any PCNTDA employee. Diwase said he joined the authority in 2008 and, after barely a month, undertook the project. “Very soon, citizens will get prints of any land record in the office itself,” he said.

The project has helped usher transparency in the PCNTDA office in Nigdi. Gone are the heaps of files in a shabby state and in their place is a pleasant office with a corporate touch.

http://daily.bhaskar.com/article/MAH-PUN-impressed-cm-may-follow-pcntda-way-to-plug-land-scams-2238881.html