उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। सुनवाई पीठ-02, शिकायत संख्या: 320:87837 केशव अग्रवाल आदि बनाम जिन्दल प्रोमोटर्स प्रा.लि. feaie:-26.2.20i8 यह शिकायत श्री केशव अग्रवाल आदि निवासी 236 साधावाड़ा-2, कायमगंज, उ.प्र.॥ ने दिनांक- 09.03.208 को उ.प्र. भू-सम्पदा विनियामक प्राधिकरण गाँतम ae नगर को प्रस्तत शिकायत सं. 520870353 संस्थित की गयी है जिसमें शिकायतकर्ता ने फ्लैट का अधिग्रहण व विलम्ब अवधि क्षतिपूर्ति fart जाने की प्रार्थना की है। शिकायतकर्ता द्वारा प्रस्तुत शिकायत में जो तथ्य अंकित हैं उसके अनसार उन्होंने प्रतिवादी द्वारा संचालित परियोजना 'राज रेजीडेन्सी' गौतमबुद्धनगर में यूनिट संख्या-॥€ 60i/coe सं. 3 बुक की गयी थी। शिकायतकर्ता ने Het रु. 34,06,742/-का भगतान कर चका है। शिकायतकर्ता का कथन है कि प्रतिपक्षी दवारा अनुबन्ध अनुसार निर्धारित कब्जे की तिथि तक पूर्ण सुविधाओं मय 00 व CC सहित कब्जा नहीं प्रदान किया गया है। अतः शिकायतकर्ता द्वारा दमा धनराशि मय ब्याज दिलाये जाने की याचना की गयी है। शिकायतकर्ता ने अपने अभिकथनों के समर्थन में आवंटन पत्र की छायाप्रति, भुगतान की रसीदें संत्रग्नक है। प्राधिकरण द्वारा नोटिस जारी की गयी तथा प्रतिपक्षी के विदवान अधिवक्ता उपस्थित आए एवं प्रतिवादपत्र दाखिल किया गया।

प्रतिपक्षी ने कथन किया है कि पक्षकारों के मध्य हस्ताक्षरित हुए अनुबन्धपत्र दिनांक 09.44.20I3 के अनुसार शिकायतकर्ता को 36 माह + 6 माह अनुकम्पा अवधि मई 20(7 तक फ्लैट का कब्जा प्रदान किया जाना था। उक्त प्रश्नगत परियोजना के सम्बन्ध में प्राधिकरण से oc प्राप्त की जा चुकी है और दिनांक 05.04.20i8 a शिकायतकर्ता को ऑफर ऑफ पजेशन भौतिक निरीक्षण हेतु प्रेषित किया जा चुका है, किन्तु शिकायतकर्ता की ओर से कब्जा प्राप्ति हेतु कोई भी उत्तर नहीं दिया गया है। प्रतिपक्षी द्वारा अपने कथनों के समर्थन में अल्लोटमेन्ट लेटर, अनुबन्धपत्र, भुगतान की we, ट्राईपार्टी अनुबन्धपत्र, Bares लेटर आदि संलग्नक किये है। पीठ दावारा उभयपक्षों द्वारा प्रस्तुत cet एवं पत्रावली पर उपलब्ध साक्ष्यों का गहन परिशीलन तथा विश्लेषण किया गया। विश्लेषण से स्पष्ट है कि शिकायतकर्ता को अभी भी फ्लैट का अधिग्रहण प्राप्त नहीं कराया गया है। यह भी स्पष्ट है कि प्रमोटर द्वारा निकट भविष्य में शिकायतकर्ता को फ्लैट का अधिग्रहण दिये जाने की dae Scanned by CamScanner पूर्ण सम्भावना है, क्योंकि स्वयं प्रमोटर के प्रतिनिधि ने यह लिखित रूप से अपने प्रतिवादपत्र में यह अंकित N है कि शिकायतकर्ता को निर्माण कार्य पूर्ण हो चुका है तथा सम्बन्धित प्राधिकरण के समक्ष निर्गत करने हैतु आवेदनपत्र प्रेषित किया जा चुका है।

Under the Act, obligation of Promoter has been provided under Sect 4 (4), which reads as: The promoter shal (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 79 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 as a 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 78 (i)provides 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 of, 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,20/6 across the country are taking a balanced No Scanned by CamScanner

हि 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, 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 agent;(D)rvumn; (7 ane! («} EOE वि ६-८ is qo (3/..........2........... Gj) 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 (7) 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 project and period and reasons of delay in handing over the possession to homebuyers. (0८ AA i Scanned by CamScanner In the project which are at advance stage of completion and about to be offered for N within this year (up to the end of 209), the Adjudicating Authorities are allowing interest for delayed possession at prescribed rate of interest from the due date of handing over of the Possession as originally agreed (as provided in Agreement to Sale) till actual date of handing over the possession.

In the project which are at advance stage of and /or is about to be offered for possession within this year (up to the end of 2049), the Adjudicating Authorities are allowing interest for delayed possession at prescribed rate of interest from the due date of handing over of the Possession as originally agreed (asprovided in Agreement to Sale) till actual date of handing over the possession. In this very case, the promotor has promised to hand over possession of flat to complainant immediately. The promotor has acquried occupation certificate (0.c) on 7..207 According to the promotor, the construction at site is completed. Under the circumstances, when the promotor has already got occupation certificate (0.0). In any case, the promotor will be required to pay interest on delayed period till the date of possession. However, if the promoter fails to provide possession as committed in this case to UP RERA, then the promotor will liable to refund the entire monies paid by the allotttee with prescribed rate of interest. आदेश न्‍यायहित में पीठ इस निष्कर्ष पर पहुंचती है कि शिकायतकर्ता का प्रार्थनापत्र आज्ञप्त किया जाता है। प्रतिपक्षी को निम्नलिखित रूप से आदेशित किया जाता है।

. उ.प्र. भू-सम्पदा विनियामक प्राधिकरण की धारा i8 के अंतर्गत प्रतिपक्षी को आदेशित किया जाता है कि ‘us रेजीडेन्सी' गातमबुद्धनगर में यूनिट संख्या-/(( 60icone सं. अं, पर शिकायतकर्ता को शीघ्रतिशीघ्र वैधानिक अधिग्रहण/कब्जा प्राप्त कराना सुनिश्चित करें। शिकायतकर्ता व प्रमोटर के बीच हुये हस्ताक्षरित Builder Buyers Agreement (BBA) के अनुसार विलम्बित अवधि/ delayed period के सम्बंध में दिनांक 30.04.20i6 तक 888 में उल्लिखित दण्ड/ penalty के अनुसार तथा दिनांक 07.05.20i6 (Real Estate Regulation & Development, Act 20i6 के लागू होने की तिथि) से MCLR + I% की दर से प्रमोटर द्वारा दण्ड ब्याज/ penal interest अदा किया जाएगा। ब्याज /दण्ड की इस धनराशि को कब्जा दिये जाने के समय अंतिम देय धनराशि में समायोजित की जाएगी। यदि प्रतिपक्षी द्वारा मार्च 20i9 के अंत तक शिकायतकर्ता को फ्लैट पर कब्जा नहीं प्रदान किया जाता है तो शिकायतकर्ता को यह स्वतंत्रता होगी कि वह आदेश का क्रियान्वयन प्रतिपक्षी से करने के लिए रेरा के समक्ष आवेदन प्रस्तुत कर सकता है। ee A Scanned by CamScanner प्रतिपक्षी प्रमोटर Sant sneer का अनुपालन न किये जाने पर शिकायतकर्ता/आवंटी को यह अधिकार होगा कि 30प्र0 भू-सम्पदा विनियामक प्राधिकरण के माध्यम से आदेश का क्रियान्वयन करा सके। विपक्षी प्रमोटर द्वारा आदेश का अनुपालन न किये जाने पर शिकायतकर्ता/आवंटी को यह अधिकार होगा कि 3090 भू-सम्पदा विनियामक प्राधिकरण के माध्यम से आदेश का क्रियान्वयन करा सके। इस आदेश का उल्लघंन उ0प्र0भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 20i6 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। Baler

(सदस्य) 30प्र0 भू-सम्पदा विनियामक प्राधिकरण दिनांक 26.42.20i8 Scanned by CamScanner