U.P. Real Estate Regulatory Authority, Lucknow. Naveen Bhawan, Rajya Niyojan Sansthan, Kalakankar House Old Hyderabad, Lucknow–226007 Bench–02 Present :– Shri Bhanu Pratap Singh (Member) Complaint No. : 10201820714 MANISH SHRIVASTAVA ................Applicant Versus M/s ANSAL HOUSING LIMITED ............Opposite Party Order under Section– 63 of the Real Estate (Regulation and Development) Act, 2016 This file has been presented for action under Section–63 of the Act and other relevant provisions for violation of the order passed earlier. In the applicant's complaint in question, the following order was passed on 04.06.2019 :– "The opposite party is ordered to ensure that it delivers possession of all three original flats of the complainant, after obtaining the O.C./C.C. from the competent offices, by the project completion schedule of 31.12.2019 given on the website of the U.P. Real Estate Regulatory Authority (RERA), after receiving the outstanding amount from the complainant at the old rate and receiving the lawful amount as per rules and getting the sale deed executed; and to ensure payment, for the period of delay, at the rate of MCLR+1% simple annual interest fixed by the State Bank of India from 01.05.2016 until the date of giving actual possession. This amount of interest shall be adjusted in the amount of the final payment. In the event of the amount of delay interest Page 1

exceeding the amount of payment, it be refunded to the complainant as per rules. Violation of this order shall be punishable under the U.P. Real Estate (Regulation and Development) Act, 2016 and other relevant provisions." On 10.01.2020 the applicant informed through the web portal that the promoter/opposite party had not complied with the order dated 04.06.2019, in consequence of which a notice was issued to the opposite party on 1801.2020 through Letter No.– 766/RERA/Compliance Notice/2019–20, informing them that they should ensure the compliance report was made available by 05.02.2020; but no compliance has been made by the opposite party and no compliance report has been made available either. The opposite party was again, on 18.06.2020, informed through a show cause notice (Letter No.– 3186/U.P.–RERA/2020–21) that they should ensure the compliance report was made available within 15 days; but no compliance has been made by the opposite party and no compliance report has been made available either. Thereafter the file was presented before the Bench for hearing under Section– 63 of the Real Estate (Regulation and Development) Act, 2016 on 05.08.2020, 23.11.2020, 08.01.2021, 10.02.2021, 12.03.2021, 20.05.2021, 22.09.2021 and 02.11.2021, during which the applicant informed that the final order dated 04.06.2019 passed has not yet been complied with by the opposite party.

It is notable that during the hearings of the complaint in question many opportunities were given to the opposite party to present its written case, but no written case at all was presented before the Bench by the opposite party. This makes it clear that the opposite party is itself responsible for not complying with the final order dated 04.06.2019 passed by the Bench. In this regard, the following provisions are given for action under Section–40 of the Real Estate (Regulation and Development) Act, 2016:– 40. (1) If a promoter or an allottee or a real estate agent, as the case may be, fails to pay any interest or penalty or Page 2 compensation imposed on him, by the adjudicating officer or the Regulatory Authority or the Appellate Authority, as the case may be, under this Act or the rules and regulations made thereunder, it shall be recoverable from such promoter or allottee or real estate agent, in such manner as may be prescribed as an arrears of land revenue. (2) If any adjudicating officer or the Regulatory Authority or the Appellate Tribunal, as the case may be, issues any order or directs any person to do any act, or refrain from doing any act, which it is empowered to do under this Act or the rules or regulations made thereunder, then in case of failure by any person to comply with such order or direction, the same shall be enforced, in such manner as may be prescribed.

As above, Section–40 of the Real Estate (Regulation and Development) Act, 2016 provides that if a promoter or an allottee or a real estate agent fails to pay any interest or penalty or compensation, then by the assisting officer or regulatory authority or appellate authority under this Act or the rules and regulations made thereunder, it shall be recoverable from such promoter or allottees or real estate agent, in such manner as may be prescribed as arrears of land revenue. In the same sequence, Rule–24 of the Real Estate (Regulation and Development) Rules, 2016 states :– 24- For the purpose of sub-section (2) of section 40, every order passed by the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, under the Act or the rules and regulations Page 3

made thereunder, shall be enforced by the adjudicating officer, regulatory authority or the Appellate Tribunal in the same manner as if it were a decree or order made by the principal civil court in a suit pending therein and it shall be lawful for the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, in the event of its inability to execute the order, send such order to the principal civil court, to execute such order either within the local limits of whose jurisdiction the real estate project is located or in the principal civil court within the local limits of whose jurisdiction the person against whom the order is being issued, actually and voluntarily resides, or carries on business, or personally works for gain. As above, Rule–24 of the Real Estate (Regulation and Development) Rules, 2016 provides that, for the purpose of sub-section (2) of Section–40 of the Real Estate (Regulation and Development) Act, 2016, if a party does not comply with an order passed by the adjudicating officer, regulatory authority or appellate tribunal, then the matter may be sent by the assisting officer, regulatory authority or appellate tribunal to the Principal Civil Court for executing such order, within whose jurisdiction the immovable property project is situated, or the local civil court within whose local limits the person against whom the order is being issued actually and voluntarily resides, or carries on business, or personally works for gain.

Keeping the said provisions in view, a recovery certificate be issued in the complaint in question in respect of the delayed interest. Page 4 As far as the non-compliance by the opposite party of the order dated– 04.06.2019 is concerned, in this regard the following provisions are given in the Real Estate (Regulation and Development) Act, 2016 for action under Section–38:– 38. (1) The Authority shall have powers to impose penalty or interest, in regard to any contravention of obligations cast upon the promoters, the allottees and the real estate agents, under this Act or the rules and the regulations made thereunder. (2) The Authority shall be guided by the principles of natural justice and, subject to the other provisions of this Act and the rules made thereunder, the Authority shall have powers to regulate its own procedure. (3) Where an issue is raised relating to agreement, action, omission, practice or procedure that— (a) has an appreciable prevention, restriction or distortion of competition in connection with the development of a real estate project; or (b) has effect of market power of monopoly situation being abused for affecting interest of allottees adversely, then the Authority, may suo motu, make reference in respect of such issue to the Competition Commission of India. In the same sequence, the following provisions are given under Section–63 of the Real Estate (Regulation and Development) Act, 2016:–

63. If any promoter, who fails to comply with, or contravenes any of the orders or directions of the Authority, he shall be liable to a penalty for every day during which such default continues, which may Page 5 cumulatively extend up to five per cent., of the estimated cost of the real estate project as determined by the Authority. As above, Sections–38 and 63 of the Real Estate (Regulation and Development) Act, 2016 provide that if any promoter who fails to comply with, or contravenes, any orders or directions of the Authority, he shall be liable, for every day during which such default continues, to a penalty which may cumulatively extend up to 5 percent of the estimated cost of the real estate project as determined by the Authority. For imposition of penalty under Section–63 of the Real Estate (Regulation and Development) Act, 2016, the Secretary, RERA shall take the necessary action to present the matter before the Authority. Action be taken to issue a certificate for recovery of the amount of interest payable for the period of delay in possession under Section–40 and Rule– 24 of the Real Estate (Regulation and Development) Act, 2016. The order be uploaded on the portal. Date :– / / [signature] 06/02/2022 (Bhanu Pratap Singh) Member U.P. Real Estate Regulatory Authority Page 6 * * * Soyo भू-सम्पदा विनियामक प्राधिकरण, लखनऊ | नवीन भवन, राज्य नियोजन संस्थान, कालाकांकर हाउस ओल्ड हैदराबाद, लखनऊ-226007 पीठ-02 उपस्थिति :- श्री भानु प्रताप सिंह (सदस्य)

परिवाद संख्या : 0208207I4 MANISH SHRIVASTAVA बनाम M/s ANSAL HOUSING LIMITED भू-सम्पदा (विनियमन और विकास) अधिनियम, 2076 की धारा- 63 के अन्तर्गत आदेश यह पत्रावली पूर्व में पारित आदेश के उल्लंघन एवं अधिनियम की धारा-63 तथा अन्य सुसगंत प्राविधानों के अन्तर्गत कार्यवाई किये जाने हेतु प्रस्तुत की गयी है। प्रार्थी के प्रश्नगत परिवाद में दिनांक- 04.06.20I9 को निम्नवत्‌ आदेश पारित किये गये थे :- “विपक्षी को आदेशित किया जाता है कि शिकायतकर्ता के तीनों मूल फ्लैटों का कब्जा सक्षम कार्यालयों से ओ0सी0,/सी0सी0 प्राप्त कर उ0पग्र0 भू-सम्पदा विनियामक प्राधिकरण Qa) की वेबसाइट पर दी गयी परियोजना के पूर्ण होने की समय-सारिणी दिनांक- 34.2.209 तक शिकायतकर्ता से बकाया धनराशि पुरानी दर से प्राप्त कर एवं नियमानुसार विधिक धनराशि प्राप्त कर लेने के पश्चात्‌ विकय-विलेख करवा कर कब्जा प्रदान करना सुनिश्चित करें तथा fora की अवधि के लिए स्टेट बैंक ऑफ इण्डिया द्वारा निर्धारित MCLRH% सामान्य वार्षिक ब्याज की दर से दिनांक- 0.05.20I6 से वास्तविक अधिग्रहण देने की तिथि तक भुगतान करना सुनिश्चित करें। ब्याज की यह धनराशि अन्तिम भुगतान की धनराशि में समायोजित /की जायेगी। विलम्ब ब्याज की ह७७्-७७७ऋछऋऋऋऑ आना ED age I धनराशि भुगतान की धनराशि से अधिक होने की दशा में शिकायतकर्ता को नियमानुसार वापस की जाये। इस आदेश का उल्लंघन उ0प्र0 भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दण्डनीय होगा।*

दिनांक 40.04.2020 को प्रार्थी द्वारा वेब पोर्टल के माध्यम से सूचित किया गया कि प्रोमोटर / प्रतिपक्षी द्वारा आदेश दिनांक 04.06.20i9 का अनुपालन नहीं किया गया, जिसके क्रम में प्रतिपक्षी को दिनांक- 804.2020 को पत्रांक संख्या- 766 / रेरा / अनु०नोटिस /20:9-20 S माध्यम से नोटिस जारी करते हुए सूचित किया गया कि वे दिनांक- 05.02.2020 तक अनुपालन आख्या उपलब्ध करना सुनिश्चित करे, परन्तु प्रतिपक्षी द्वारा कोई अनुपालन नहीं किया गया है और अनुपालन आख्या भी उपलब्ध नहीं करायी गयी। प्रतिपक्षी को पुनः दिनांक- 28.06.2020 को कारण दर्शाओ नोटिस (पत्रांक संख्या- 3486 / यू पी.--रेरा / 2020-24) के माध्यम से जारी करते हुए उन्हें सूचित किया गया कि वे 45 दिन में अनुपालन आख्या उपलब्ध करना सुनिश्चित करे, परन्तु प्रतिपक्षी द्वारा कोई अनुपालन नहीं किया गया है और अनुपालन आख्या भी उपलब्ध नहीं करायी गयी। तत्पश्चात्‌ पत्रावली को भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 की धारा- 63 के अन्तर्गत सुनवाई हेतु दिनांक- 05.08.2020, 23.44.2020, 08.04.2024, 40.02.2024, 42.03.2024, 20.05.2024, 22.09.2024 एवं 02.44.2024 को पीठ के समक्ष प्रस्तुत की गयी जिस दौरान प्रार्थी द्वारा अवगत कराया गया कि प्रतिपक्षी द्वारा पारित अंतिम आदेश दिनांक- 04.06.2049 का अनुपालन अभी तक नहीं किया गया है। सूच्य है usd परिवाद की सुनवाईयों के दौरान प्रतिपक्षी को अपना लिखित पक्ष प्रस्तुत करने हेतु अनेकों अवसर प्रदान किये गये, परन्तु प्रतिपक्षी द्वारा कोई भी लिखित पक्ष पीठ के समक्ष प्रस्तुत नहीं किया गया। जिससे स्पष्ट है कि प्रतिपक्षी पीठ के पारित अंतिम आदेश दिनांक- 04.06.2049 का अनुपालन न किये जाने के लिये स्वयं उत्तरदायी है।

इस सम्बन्ध में भू-सम्पदा (विनियमन और विकास) अधिनियम, 2046 की धारा-40 के अन्तर्गत कार्यवाई हेतु निम्न प्रावधान दिए गए हैं:- 40. (.) If a promoter or an allottee or a real जल | agent, as the case may be, fails to pay any interest} or penalty or Page 2 compensation imposed on him, by the adjudicating officer or the Regulatory Authority or the Appellate Authority, as the case may be, under this Act or the rules and regulations made thereunder, it shall be recoverable from such promoter or allottee or real estate agent, in such manner as may be prescribed as an arrears of land revenue. (2) If any adjudicating officer or the Regulatory Authority or the Appellate Tribunal, as the case may be, issues any order or directs any person to do any act, or refrain from doing any act, which it is empowered to do under this Act or the rules or regulations made thereunder, then in case of failure by any person to comply with such order or direction, the same shall be enforced, in such manner as may be prescribed. उपरोक्तानुसार भू-सम्पदा (विनियमन और विकास) अधिनियम, 2046 की धारा-4० में यह प्रावधान है कि यदि एक प्रमोटर या एक आवंटी या एक रियल एस्टेट एजेंट किसी भी ब्याज या जुर्माना या मुआवजे का भुगतान करने में विफल रहता है, तो सहायक अधिकारी या नियामक प्राधिकारी या अपीलीय प्राधिकारी द्वारा इस अधिनियम या उसके तहत बनाए गए नियमों और विनियमों के तहत, यह ऐसे प्रमोटर या आवंटियों या रियल एस्टेट एजेंट से वसूली योग्य होगा, इस तरह से भूमि राजस्व के बकाया के रूप में निर्धारित किया जा सकता है।

इसी क्रम में भू-सम्पदा (विनियमन और विकास) नियम, 2046 में नियम-24 में अंकित है कि :- 24- For the purpose of sub-section (2) of section 40, every order passed by the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, under the Act or ५ fules and regulations — ५ +3+«र+<+<««3भभ<+<+ऊ3%+०<मला«म- न Page 3 made thereunder, shall be enforced by the adjudicating officer, regulatory authority or the Appellate Tribunal in the same manner as if it were a decree or order made by the principal civil court in a suit pending therein and it shall be lawful for the adjudicating officer, regulatory authority or Appellate Tribunal, as the case may be, in the event of its inability to execute the order, send such order to the principal civil court, to execute such order either within the local limits of whose jurisdiction the real estate project is located or in the principal civil court within the local limits of whose jurisdiction the person against whom the order is being issued, actually and voluntarily resides, or carries on business, or personally works for gain.

उपरोकतानुसार भू-सम्पदा (विनियमन और विकास) नियम, 20:6 की नियम-24 में यह प्रावधान है कि भू-सम्पदा (विनियमन और विकास) अधिनियम, 2046 की धारा-40 के उप-खंड (2) के प्रयोजन के लिए यदि पक्षकार न्याय निर्णायक अधिकारी, नियामक प्राधिकरण या अपीलीय न्यायाधिकरण द्वारा पारित आदेश का अनुपालन नहीं किया जाता है तो सहायक अधिकारी, नियामक प्राधिकरण या अपीलीय न्‍्यायाधिकरण के लिए मामले को प्रिंसिपल सिविल कोर्ट को इस तरह के आदेश को निष्पादित करने के लिए जिनके अधिकार क्षेत्र में अचल संपत्ति परियोजना स्थित है या स्थानीय सीमाएँ स्थानीय नागरिक अदालत जिसके दायरे में वह व्यक्ति होता है जिसके खिलाफ आदेश ol किया जा रहा है, वास्तव में और स्वेच्छा से रहता है, या व्यापार पर किया जाता है, या व्यक्तिगत रूप से लाभ के लिए काम करता है भेजा जा सकता है। उक्त प्रावधानों को दृष्टिगत रखते हुए प्रश्नगत शिकायत में विलम्बित ब्याज के सम्बन्ध में वसूली प्रमाण पत्र जारी किया ज़ाये। Page 4 जहाँ तक प्रतिपक्षी द्वारा आदेश दिनांक- 04.06.2049 का अनुपालन नहीं किया गया है, इस सम्बन्ध में भू-सम्पदा (विनियमन और विकास) अधिनियम, cote A धारा-38 के अन्तर्गत कार्यवाई हेतु निम्न प्रावधान दिए गए हैं:-

38. (l) The Authority shall have powers to impose penalty or interest, in regard to any contravention of obligations cast upon the promoters, the allottees and the real estate agents, under this Act or the rules and the regulations made thereunder. (2) The Authority shall be guided by the principles of natural justice and, subject to the other provisions of this Act and the rules made thereunder, the Authority shall have powers to regulate its own procedure. (3) Where an issue is raised relating to agreement, action, omission, practice or procedure that— (a) has an appreciable prevention, restriction or distortion of competition in connection with the development of a real estate project, or (b) has effect of market power of monopoly situation being abused for affecting interest of allottees adversely, then .the Authority, may suo motu, make reference in respect of such issue to the Competition Commission of India. इसी क्रम में भू-सम्पदा (विनियमन और विकास) अधिनियम, 2046 में धारा-63 के अन्तर्गत निम्न प्रावधान दिए गए हैं:- 63. If any promoter, who fails to comply with, or contravenes any of the orders or directions of the Authority, he shall be liable to a penalty for every day during which such defaul \" {nues, which may Page ————————————_—_—_—— t—<CSt~sé«éS age SS cumulatively extend up to five per cent., of the estimated cost of the real estate project as determined by the Authority.

SRI भू-सम्पदा (वैनियमन और विकास) अधिनियम, 2046 की धारा-38 एवं 63 में यह प्रावधान है कि यदि कोई सम्प्रवर्तक, जो प्राधिकरण के किन्हीं आदेशों या निर्देशों का अनुपालन करने में असफल रहता है या उनका उल्लंघन करता है तो वह ऐसे प्रत्येक दिन के लिए जिसके दौरान ऐसा व्यत्तिक्रम जारी रहता है, ऐसी शास्ति के लिए, जो संचयी रूप से, प्राधिकरण द्वारा यथा अवधारित भू-सम्पदा परियोजना की अनुमानित लागत के 5 प्रतिशत तक की हो सकेगी, दायी होगा। भू-सम्पदा (विनियमन और विकास) अधिनियम, 20:6 धारा-63 के अन्तर्गत शास्ति अधिरोपित करने हेतु सचिव, रेरा, प्रकरण को प्राधिकरण के समक्ष प्रस्तुत करने हेतु आवश्यक कार्यवाही करें | भू-सम्पदा (विनियमनन और विकास) अधिनियम, 20:6 धारा-40 एवं नियम- 24 के अन्तर्गत अधिपत्य हेतु विलम्ब अवधि के लिए देय ब्याज की धनराशि की वसूली हेतु प्रमाण पत्र जारी करने हेतु कार्यवाही करें। Y 0 or (ary, प्रताप सिंह) सदस्य Soyo भू-सम्पदा विनियामक प्राधिकरण आदेश पोर्टल पर अपलोड किया जाये। दिनांक :- / / Page 6