Purchase of mortgaged property from HDFC bank with owner consent

1. This is concerning a commercial building. 2. Plot was purchased by two brothers who are Director for a company (Narayanaa Electrical solutions pvt ltd). 3. In 2009 the company takes a loan of 12CR from centurion bank and directors give personal guarantee pledging their properties. 3. Loan becomes NPA and further, the Centurion bank merges with HDFC 4. In 2013, Owners request for OTS to pay 50L to HDFC and they are granted OTS for 7.5 cr to be settled in 30 days. Unfortunately, Owners could not pay the OTS to release the property. 5. After enough fight, in 2019 HDFC proceeds to liquidate the company and does so and also takes full possession of the properties owned by the Director 6. Subsequently bank auctions the property but no one buys it as the reserve price of 3CR is high and covid aroud. 7. HDFC has aquired three properties of thi buyer and succesfully sold one for 1CR. Pending 6CR to be recovered from other two proprties now. 8. I am willing to buy one of this and i contacted bank as well the owners. Bank want 3CR and owner is willing to sell for 3.4 cr. 9. I will pay 3cr to the bank and 40 lacs to the owner to come to the sub register office execute the deed. 10. Lawer of the owner is advising me to go for a Private treaty with the owner saying it's safe for me 11. I wish to get this registered in the sub-registrar office with all directors (Brothers and their wives) to come to the sub registrar and sign the papers. What is your suggestion ? Meantime, Sales tax is also attached to the same property and HDFC is fighting to release it from them. This may take a month. But HDFC has assured to clear all known Encumbrance. I didn't see any additional encumbrance. Since the case is being fought since 2013, by now everything should have surfaced. The company is fully liquidated.