उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | ह सुनवाई पीठ-02, उपस्थिति : aft बलविन्दर कुमार, सदस्य. QT) . शिकायत संख्या : 4220:827043 अनिल भाटिया व आशा भाटिया निवासी गोल्फ विस्टा अपार्टमेंट अल्फा 2,पग्रेटर नोएडा, cf वादी बनाम मै.एसडीएस इन्फास्ट्रक्चर Ue. पता-207 अक्षरधाम अपार्टमेंट, सेक्टर 49 पाकेट-3, द्वारका, नई दिल्ली अधि-निर्णय प्रस्तुत वाद वादी द्वारा प्रतिवादी के विरूद्ध जमा धनराशि मय ब्याज, मानसिक उत्पीड़न हेतु प्रतिपूर्ति व लिटिगेशन चार्ज दिलाये जाने हेतु संस्थित किया गया है। संक्षिप्त में वादी का कथन है कि वादी or कहना है कि प्रतिवादी द्वारा संचालित परियोजना में यूनिट संख्या “जे” 4402 बुक किया था, जिसके एवज में वादी ने प्रतिवादी को Go 46,04,044,/ भुगतान किया। वादी व प्रतिवादी के बीच हुये BATRA आवंटनपत्र दिनांक 22.06.20i के अनुसार 24 माह+6माह ग्रेस पीरियड अर्थात दिसम्बर 2043 तक यूनिट का: कब्जा देना था। परन्तु अभी तक वादी को कब्जा प्राप्त नहीं हुआ है। वादी ने वादपत्र के समर्थन में आवंटित पत्र, प्रतिवदी को भुगतान की गयी धनराशि की रसीदें की छायाप्रति दाखिल किये है। प्रतिवादी की ओर से प्रतिवादपत्र के समर्थन में वादी को भेजे गये ऑफर ऑफ पजेशन की प्रति प्रस्तुत की गयी है तथा मौखिक रूप से अवगत कराया गया कि अक्टूबर 2046 में occupancy certificate WT Bt चुका है और इस परियोजना में करीब 550 परिवार के लोग निवास कर रहे है। शिकायतकर्ता को ऑफर ऑफ पजेशन भेजा जा चुका है| da ॥//५५

दोनो पक्षों को सुना एवं पत्रावली का अवलोकन किया। उपरोक्त विश्लेषण से स्पष्ट है कि वादी अपनी यूनिट का कब्जा चाहता है और जब तक उसकी यूनिट नही दी जाती है, तब तक उसे विलम्बित अवधि पर ब्याज दिलाया जाये। इस सम्बंध में उल्लेखनीय है कि :- Under the Act, obligation of promoter has been provided under Sect 44 (4), which reads as: The promoter shall— (a) be responsible for all obligations, responsibilities and functions under the provisions of this Act or the rules and regulations made there under or to the allottees as per the agreement for sale, or to the association of allottees, as the case may be, till the conveyance of all the apartments, plots or buildings, as the case may be, to the allottees, or the common areas to the association of allottees or the competent authority, as the case may be. On the other hand, rights and duties of allottee have been clearly provided under the Act. Sub-section 4 of Section 49 Read as under;(4) The allottee shall be entitled to claim the refund of amount paid along with interest at such rate as may be prescribed and compensation in the manner as provided under this Act, from the promoter, if the promoter fails to comply or is unable to give possession of the apartment, plot or building, as the case may be, in accordance with the terms of agreement for sale or due to discontinuance of his business asa developer on account of suspension or revocation of his registration under the provisions of this Act or the rules or regulations made there under.

Besides, Section 38 (4//##0/ं4९5 that “If the promoter fails to complete or is unable to give possession of an apartment, plot’ or building, in accordance with the terms of the agreement for sale or, as the case may be, duly completed by the date specified therein; or (b) due to discontinuance of his business as a developer on account of suspension or revocation of the registration under this Act or for any other reason, he shall be liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice to any other remedy available, to.return the amount received by him In respect of that apartment, plot, building, as the case may be, with interest at such rate as may be prescribed in this behalf including compensation in the manner as provided under this Act: Provided that where an allottee does not intend to withdraw from the project, he shall be paid, by the promoter, interest for every month of delay, till the handing over of the possession, at such rate as may be prescribed.

If we read these provisions conjointly, the language of these provisions suggest that if the promoter/developer fails to fulfill his obligations to handover the possession as per terms of the agreement, the allottee is entitled to claim refund. However, .different Authorities set up under the Real Estate (Regulation & Development) Act,206 across the country are taking a balanced /pragmatic view as far as refund to the allottees of project is concerned when the projects are at a much more advance stage of development. Authorities are considering the situation of allottees of a real estate project as well as status of the project i.e stage of construction , timelines for completion, tentative possible ‘offer date of possession’ from the developer/promoter, (0॥५/० possible consensus of the allotee in acceptance of possession within the possible new ‘offer date of possession’ etc. Section 32 of the RERA Act deals with functions of the Authority for promotion of Real Estate Sector. This Section reads as: The Authority shall in order to facilitate the growth and promotion of a healthy, transparent, efficient and competitive real estate sector make recommendations to the appropriate Government of the competent authority, as the case may be, on,(a) protection of interest of the allottees, promoter and real estate

949०7((0)............: (०.............. ४ (4)............- ४(९).............. ४ ...........- (9)......----« 2॥.....-----० i (i) any other issue that the Authority may think necessary for the promotion of the real estate sector.” On the other hand, Section 38 of the RERA Act, which deals with powers of the Authority expect the authority/RERA to act on the principle of natural justice. The Section reads as (3) 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 there under. (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 there under, the Authority shall have powers to regulate its own procedure” ‘ This provision confer power to the Authority to impose penalty or interest, in regard to any contravention of obligations cast’ upon the promoters, the allottees and the real estate agents for contravention of any provisions of the Act and Rules made there under and it also provides that the Authority shall be guided by the principles of natural justice.

If we read these provisions together along with the scheme of the Act, the Authority is created not only to protect interest of the allottee of the real estate project but also to protect the interest of promoters in order to promote a healthy growth of the real estate sector Thus, from the provisions referred above and view taken by the different authorities, it is clear that complainant has right to withdraw from the project if promoter failed to deliver the flat/unit within the time specified in the agreement. However, different real estate regulatory Authorities are deciding matters and awarding refund on the basis of fact of each case considering stage of construction of the projéct and period and reasons of delay in handing over the possession to homebuyers. उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि उ0प्र0 रेरा के प्राविधानों के अन्तर्गत प्रमोटर व oa के बीच किये गये अनुबंध के अनुरूप' विलम्ब अवधि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। अतः: शिकायतकर्ता को विलम्बित अवधि पर कब्जा देने तक की तिथि तक ब्याज Alar दिलाया जाना न्यायोचित प्रतीत होता है। आदेश

प्रतिवादीं को आदेशित किया जाता है कि वादी/ शिकायतकर्ता के पक्ष में वादी द्वारा बुक यूनिट की रजिस्ट्री कराकर अतिशीघ्र कब्जा (physical possession) उपलब्ध कराये तथा occupancy certificate WT होने की तिथि तक शिकायतकर्ता व प्रमोटर के बीच हुये हस्ताक्षरित Builders Buyers Agreement (BBA) के अनुसार विलम्बित अवधि / delayed period का दण्ड NG /penal interest प्रमोटर द्वारा अदा किया जाएगा । ब्याज दण्ड की धनराशि अंतिम देय धनराशि में समायोजित की जाएगी। ॥ ह ४ वादी द्वारा compensation दिलाये जाने हेतु अनुरोध किया गया TY यहॉ यह उल्लेख करना नितांत आवश्यक है कि प्रतिपूर्ति ( ८०७९७॥५३४०॥) के सम्बंध में वादी न्याय निर्णायक अधिकारी ( adjudicating officer) के समक्ष वाद दायर कर सकता है। इस आदेश का उल्लघ॑न Sonar (विनियमन तथा विकास) अधिनियम, 20:6 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांक : 08,/05 / 2049 dalo (बलविन्व AA (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण आज यह निर्णय हमारे द्वारा खुले न्यायालय में हस्ताक्षरित एवं दिनांकित करके सुनाया TAT | दिनांक : 08,/05 / 2049 ca Ay ( कुमार). (सदस्य) : Soyo भू-सम्पदा विनियामक प्राधिकरण

उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | ह सुनवाई पीठ-02, उपस्थिति : aft बलविन्दर कुमार, सदस्य. QT) . शिकायत संख्या : 4220:827043 अनिल भाटिया व आशा भाटिया निवासी गोल्फ विस्टा अपार्टमेंट अल्फा 2,पग्रेटर नोएडा, cf वादी बनाम मै.एसडीएस इन्फास्ट्रक्चर Ue. पता-207 अक्षरधाम अपार्टमेंट, सेक्टर 49 पाकेट-3, द्वारका, नई दिल्ली अधि-निर्णय प्रस्तुत वाद वादी द्वारा प्रतिवादी के विरूद्ध जमा धनराशि मय ब्याज, मानसिक उत्पीड़न हेतु प्रतिपूर्ति व लिटिगेशन चार्ज दिलाये जाने हेतु संस्थित किया गया है। संक्षिप्त में वादी का कथन है कि वादी or कहना है कि प्रतिवादी द्वारा संचालित परियोजना में यूनिट संख्या “जे” 4402 बुक किया था, जिसके एवज में वादी ने प्रतिवादी को Go 46,04,044,/ भुगतान किया। वादी व प्रतिवादी के बीच हुये BATRA आवंटनपत्र दिनांक 22.06.20i के अनुसार 24 माह+6माह ग्रेस पीरियड अर्थात दिसम्बर 2043 तक यूनिट का: कब्जा देना था। परन्तु अभी तक वादी को कब्जा प्राप्त नहीं हुआ है। वादी ने वादपत्र के समर्थन में आवंटित पत्र, प्रतिवदी को भुगतान की गयी धनराशि की रसीदें की छायाप्रति दाखिल किये है। प्रतिवादी की ओर से प्रतिवादपत्र के समर्थन में वादी को भेजे गये ऑफर ऑफ पजेशन की प्रति प्रस्तुत की गयी है तथा मौखिक रूप से अवगत कराया गया कि अक्टूबर 2046 में occupancy certificate WT Bt चुका है और इस परियोजना में करीब 550 परिवार के लोग निवास कर रहे है। शिकायतकर्ता को ऑफर ऑफ पजेशन भेजा जा चुका है| da ॥//५५

दोनो पक्षों को सुना एवं पत्रावली का अवलोकन किया। उपरोक्त विश्लेषण से स्पष्ट है कि वादी अपनी यूनिट का कब्जा चाहता है और जब तक उसकी यूनिट नही दी जाती है, तब तक उसे विलम्बित अवधि पर ब्याज दिलाया जाये। इस सम्बंध में उल्लेखनीय है कि :- Under the Act, obligation of promoter has been provided under Sect 44 (4), which reads as: The promoter shall— (a) be responsible for all obligations, responsibilities and functions under the provisions of this Act or the rules and regulations made there under or to the allottees as per the agreement for sale, or to the association of allottees, as the case may be, till the conveyance of all the apartments, plots or buildings, as the case may be, to the allottees, or the common areas to the association of allottees or the competent authority, as the case may be. On the other hand, rights and duties of allottee have been clearly provided under the Act. Sub-section 4 of Section 49 Read as under;(4) The allottee shall be entitled to claim the refund of amount paid along with interest at such rate as may be prescribed and compensation in the manner as provided under this Act, from the promoter, if the promoter fails to comply or is unable to give possession of the apartment, plot or building, as the case may be, in accordance with the terms of agreement for sale or due to discontinuance of his business asa developer on account of suspension or revocation of his registration under the provisions of this Act or the rules or regulations made there under.

Besides, Section 38 (4//##0/ं4९5 that “If the promoter fails to complete or is unable to give possession of an apartment, plot’ or building, in accordance with the terms of the agreement for sale or, as the case may be, duly completed by the date specified therein; or (b) due to discontinuance of his business as a developer on account of suspension or revocation of the registration under this Act or for any other reason, he shall be liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice to any other remedy available, to.return the amount received by him In respect of that apartment, plot, building, as the case may be, with interest at such rate as may be prescribed in this behalf including compensation in the manner as provided under this Act: Provided that where an allottee does not intend to withdraw from the project, he shall be paid, by the promoter, interest for every month of delay, till the handing over of the possession, at such rate as may be prescribed.

If we read these provisions conjointly, the language of these provisions suggest that if the promoter/developer fails to fulfill his obligations to handover the possession as per terms of the agreement, the allottee is entitled to claim refund. However, .different Authorities set up under the Real Estate (Regulation & Development) Act,206 across the country are taking a balanced /pragmatic view as far as refund to the allottees of project is concerned when the projects are at a much more advance stage of development. Authorities are considering the situation of allottees of a real estate project as well as status of the project i.e stage of construction , timelines for completion, tentative possible ‘offer date of possession’ from the developer/promoter, (0॥५/० possible consensus of the allotee in acceptance of possession within the possible new ‘offer date of possession’ etc. Section 32 of the RERA Act deals with functions of the Authority for promotion of Real Estate Sector. This Section reads as: The Authority shall in order to facilitate the growth and promotion of a healthy, transparent, efficient and competitive real estate sector make recommendations to the appropriate Government of the competent authority, as the case may be, on,(a) protection of interest of the allottees, promoter and real estate

949०7((0)............: (०.............. ४ (4)............- ४(९).............. ४ ...........- (9)......----« 2॥.....-----० i (i) any other issue that the Authority may think necessary for the promotion of the real estate sector.” On the other hand, Section 38 of the RERA Act, which deals with powers of the Authority expect the authority/RERA to act on the principle of natural justice. The Section reads as (3) 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 there under. (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 there under, the Authority shall have powers to regulate its own procedure” ‘ This provision confer power to the Authority to impose penalty or interest, in regard to any contravention of obligations cast’ upon the promoters, the allottees and the real estate agents for contravention of any provisions of the Act and Rules made there under and it also provides that the Authority shall be guided by the principles of natural justice.

If we read these provisions together along with the scheme of the Act, the Authority is created not only to protect interest of the allottee of the real estate project but also to protect the interest of promoters in order to promote a healthy growth of the real estate sector Thus, from the provisions referred above and view taken by the different authorities, it is clear that complainant has right to withdraw from the project if promoter failed to deliver the flat/unit within the time specified in the agreement. However, different real estate regulatory Authorities are deciding matters and awarding refund on the basis of fact of each case considering stage of construction of the projéct and period and reasons of delay in handing over the possession to homebuyers. उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि उ0प्र0 रेरा के प्राविधानों के अन्तर्गत प्रमोटर व oa के बीच किये गये अनुबंध के अनुरूप' विलम्ब अवधि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। अतः: शिकायतकर्ता को विलम्बित अवधि पर कब्जा देने तक की तिथि तक ब्याज Alar दिलाया जाना न्यायोचित प्रतीत होता है। आदेश

प्रतिवादीं को आदेशित किया जाता है कि वादी/ शिकायतकर्ता के पक्ष में वादी द्वारा बुक यूनिट की रजिस्ट्री कराकर अतिशीघ्र कब्जा (physical possession) उपलब्ध कराये तथा occupancy certificate WT होने की तिथि तक शिकायतकर्ता व प्रमोटर के बीच हुये हस्ताक्षरित Builders Buyers Agreement (BBA) के अनुसार विलम्बित अवधि / delayed period का दण्ड NG /penal interest प्रमोटर द्वारा अदा किया जाएगा । ब्याज दण्ड की धनराशि अंतिम देय धनराशि में समायोजित की जाएगी। ॥ ह ४ वादी द्वारा compensation दिलाये जाने हेतु अनुरोध किया गया TY यहॉ यह उल्लेख करना नितांत आवश्यक है कि प्रतिपूर्ति ( ८०७९७॥५३४०॥) के सम्बंध में वादी न्याय निर्णायक अधिकारी ( adjudicating officer) के समक्ष वाद दायर कर सकता है। इस आदेश का उल्लघ॑न Sonar (विनियमन तथा विकास) अधिनियम, 20:6 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांक : 08,/05 / 2049 dalo (बलविन्व AA (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण आज यह निर्णय हमारे द्वारा खुले न्यायालय में हस्ताक्षरित एवं दिनांकित करके सुनाया TAT | दिनांक : 08,/05 / 2049 ca Ay ( कुमार). (सदस्य) : Soyo भू-सम्पदा विनियामक प्राधिकरण