उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। सुनवाई पीठ--02, उपस्थिति :- श्री बलविन्दर कुमार, सदस्य (रैरा) श्री भानु प्रताप सिंह, सदस्य a) शिकायत संख्या : 420489453 महेश मलिक निवासी +-2-8/3/7 गगन महल रोड हैदराबाद -वादी बनाम aq मेगासिटी सेंटर प्राणलि0, पता- Wi—-i93, सेक्टर 44 नोएडा... प्रतिदादी अधि-निर्णय प्रस्तुत वाद वादी द्वारा प्रतिवादी के विरूद्ध जमा घनराशि पर विलम्बित अवधि का ब्याज व कब्जा दिलाये जाने हेतु संस्थित किया गया है। => —a—r संक्षिप्त में वादी का कथन है कि वादी का कहना है कि प्रतिदादी द्वारा संचालित परियोजना बिल्टअप हाई स्ट्रीट कानडोमिनियम न0 3डी-42एएम बुक किया था, जिसके एवज में वादी ने प्रतिवादी को रु0 3, 25, 75, 447/— भुगत्तान किया था। वादी व प्रमोटर के बीच हुये अनुबंध पत्र में अंकित कब्जा तिथि अक्टूबर 2045 था, परन्तु प्रतिवादी द्वारा अभी तक कब्जा नहीं दिया गया। अतः वादी द्वारा फ्लैट का कब्जा व विलम्ब के लिए क्षतिपूर्ति दिलाये जाने की याचना किया गया है। वादी ने वादपत्र के समर्थन में आवंटित पत्र, अनुबंधपत्र, प्रतिवादी को भुगतान की गयी धनराशि की रसीदें, की छायाप्रति दाखिल किये है। प्राधिकरण की ओर से प्रतिवादी को नोटिस जारी किये गये और जिसकी after प्रतिवादी पर wae रूप से की गयी। प्रतिवादी अधिवक्ता द्वारा दाखिल लिखित प्रतिवादपत्र में अंकित किया गया है कि एन.जी.टी. के आदेश व किसान के घरना प्रदर्शन से कार्य में विलम्ब हुआ हैं। completion certificate WI Eq Sea कर दिया गया है, completion certificate WA होते शिकायतकर्ता को कब्जा उपलब्ध d/l dice करा दिया जाएगा। Scanned by CamScanner

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 जमा धनराशि पर ब्याज दिलाया wal इस सम्बंध में उल्लेखनीय है कि :- Under the Act, obligation of promoter has been provided under Sect 34 (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 39 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 38 (i)provides that “If the promoter fails to complete or is unable to give possession of an aportment, 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 beholf 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 dnd tw Scanned by CamScanner

& Development) Act,2026 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, 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 alfottees, promoter and real estate agent;(b). ४ (c). वी 20 ली 2:20 ae थी बन {(:) कलश मोड ! (: ' अल ; (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 (2) 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 १00८८“ Scanned by CamScanner fact of each case considering stage of construction of the project and period and reasons of delay in handing over the possession to homebuyers. In the project which are at advance stage of completion i.e 70% -80% complete 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 (as provided in Agreement to Sale) till actual date of handing over the possession.

Under the circumstances, when the promoter is showing the seriousness of completing the project and handing over the possession of flat after getting the occupation certificate from concerned Authority, it's fully justifiable to give the promoter the last opportunity to complete the project. If the Authority starts allowing refund in every case of delay in possession, it will defy the very object and scheme of the Act. Moreover, there are a large percentage of homebuyers who are keenly interested in taking over the possession of their flat. Now the promoter is also making effortsand trying to make arrangements of funds required to complete this project. In the cases, where the project is in very advance stage of completion and promoter is making serious efforts to hand over possession of flats to homebuyers within a fixed/revised timeline, homebuyers should not withdraw from the project and claim refund of deposited amount. In any case, the promoter 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.

उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि उ0प्र0 रेरा के प्राविधानों के अन्तर्गत प्रमोटर व केता के बीच किये गये अनुबंध के अनुरूप विलम्ब अवधि तथा मूल धनराशि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। अतः शिकायतकर्ता को विलम्बित अवधि तथा कब्जा देने तक की तिथि तक ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। आदेश प्रतिवादी / प्रमोटर को आदेशित . किया जाता है कि completion certificate HIT करके, वादी को कब्जा (physical possession) उपलब्ध करायें। साथ ही शिकायतकर्ता व प्रमोटर के बीच हुये हस्ताक्षरित ple Scanned by CamScanner Builders Buyers Agreement (BBA) के अनुसार विलम्बित अवधि (delayed period) के सम्बंध में दिनांक 30.0420i6 तक BBA में उल्लिखित दण्ड /penalty के अनुसार तथा दिनांक 04.05.2046 (Real Estate Regulation & Development Act 20i6 के लागू होने की तिथि) से MCLR 4% की दर से प्रमोटर द्वारा दण्ड AMT /penal interest अदा किया जाएगा। ब्याज /दण्ड की इस धनराशि को कब्जा दिये जाने के समय अंतिम देय धनराशि में समायोजित की जाएगी। इस आदेश का उल्लघंन उ0प्र०भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 20i6 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत deta होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांक : \ /2049 (भानु सिंह) (बलविन्दर कुमार) ce (सदस्य) (सदस्य) sono भू-सम्पदा विनियामक प्राधिकरण. उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण आज यह निर्णय हमारे द्वारा खुले न्यायालय में हस्ताक्षरित एवं दिनांकित करके सुनाया गया। दिनांक : ( 04/2049 (भानु सिंह) ed. (सदस्य) (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण. Goo भू-सम्पदा विनियामक प्राधिकरण

Scanned by CamScanner

उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। सुनवाई पीठ--02, उपस्थिति :- श्री बलविन्दर कुमार, सदस्य (रैरा) श्री भानु प्रताप सिंह, सदस्य a) शिकायत संख्या : 420489453 महेश मलिक निवासी +-2-8/3/7 गगन महल रोड हैदराबाद -वादी बनाम aq मेगासिटी सेंटर प्राणलि0, पता- Wi—-i93, सेक्टर 44 नोएडा... प्रतिदादी अधि-निर्णय प्रस्तुत वाद वादी द्वारा प्रतिवादी के विरूद्ध जमा घनराशि पर विलम्बित अवधि का ब्याज व कब्जा दिलाये जाने हेतु संस्थित किया गया है। => —a—r संक्षिप्त में वादी का कथन है कि वादी का कहना है कि प्रतिदादी द्वारा संचालित परियोजना बिल्टअप हाई स्ट्रीट कानडोमिनियम न0 3डी-42एएम बुक किया था, जिसके एवज में वादी ने प्रतिवादी को रु0 3, 25, 75, 447/— भुगत्तान किया था। वादी व प्रमोटर के बीच हुये अनुबंध पत्र में अंकित कब्जा तिथि अक्टूबर 2045 था, परन्तु प्रतिवादी द्वारा अभी तक कब्जा नहीं दिया गया। अतः वादी द्वारा फ्लैट का कब्जा व विलम्ब के लिए क्षतिपूर्ति दिलाये जाने की याचना किया गया है। वादी ने वादपत्र के समर्थन में आवंटित पत्र, अनुबंधपत्र, प्रतिवादी को भुगतान की गयी धनराशि की रसीदें, की छायाप्रति दाखिल किये है। प्राधिकरण की ओर से प्रतिवादी को नोटिस जारी किये गये और जिसकी after प्रतिवादी पर wae रूप से की गयी। प्रतिवादी अधिवक्ता द्वारा दाखिल लिखित प्रतिवादपत्र में अंकित किया गया है कि एन.जी.टी. के आदेश व किसान के घरना प्रदर्शन से कार्य में विलम्ब हुआ हैं। completion certificate WI Eq Sea कर दिया गया है, completion certificate WA होते शिकायतकर्ता को कब्जा उपलब्ध d/l dice करा दिया जाएगा। Scanned by CamScanner

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 जमा धनराशि पर ब्याज दिलाया wal इस सम्बंध में उल्लेखनीय है कि :- Under the Act, obligation of promoter has been provided under Sect 34 (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 39 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 38 (i)provides that “If the promoter fails to complete or is unable to give possession of an aportment, 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 beholf 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 dnd tw Scanned by CamScanner

& Development) Act,2026 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, 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 alfottees, promoter and real estate agent;(b). ४ (c). वी 20 ली 2:20 ae थी बन {(:) कलश मोड ! (: ' अल ; (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 (2) 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 १00८८“ Scanned by CamScanner fact of each case considering stage of construction of the project and period and reasons of delay in handing over the possession to homebuyers. In the project which are at advance stage of completion i.e 70% -80% complete 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 (as provided in Agreement to Sale) till actual date of handing over the possession.

Under the circumstances, when the promoter is showing the seriousness of completing the project and handing over the possession of flat after getting the occupation certificate from concerned Authority, it's fully justifiable to give the promoter the last opportunity to complete the project. If the Authority starts allowing refund in every case of delay in possession, it will defy the very object and scheme of the Act. Moreover, there are a large percentage of homebuyers who are keenly interested in taking over the possession of their flat. Now the promoter is also making effortsand trying to make arrangements of funds required to complete this project. In the cases, where the project is in very advance stage of completion and promoter is making serious efforts to hand over possession of flats to homebuyers within a fixed/revised timeline, homebuyers should not withdraw from the project and claim refund of deposited amount. In any case, the promoter 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.

उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि उ0प्र0 रेरा के प्राविधानों के अन्तर्गत प्रमोटर व केता के बीच किये गये अनुबंध के अनुरूप विलम्ब अवधि तथा मूल धनराशि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। अतः शिकायतकर्ता को विलम्बित अवधि तथा कब्जा देने तक की तिथि तक ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। आदेश प्रतिवादी / प्रमोटर को आदेशित . किया जाता है कि completion certificate HIT करके, वादी को कब्जा (physical possession) उपलब्ध करायें। साथ ही शिकायतकर्ता व प्रमोटर के बीच हुये हस्ताक्षरित ple Scanned by CamScanner Builders Buyers Agreement (BBA) के अनुसार विलम्बित अवधि (delayed period) के सम्बंध में दिनांक 30.0420i6 तक BBA में उल्लिखित दण्ड /penalty के अनुसार तथा दिनांक 04.05.2046 (Real Estate Regulation & Development Act 20i6 के लागू होने की तिथि) से MCLR 4% की दर से प्रमोटर द्वारा दण्ड AMT /penal interest अदा किया जाएगा। ब्याज /दण्ड की इस धनराशि को कब्जा दिये जाने के समय अंतिम देय धनराशि में समायोजित की जाएगी। इस आदेश का उल्लघंन उ0प्र०भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 20i6 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत deta होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांक : \ /2049 (भानु सिंह) (बलविन्दर कुमार) ce (सदस्य) (सदस्य) sono भू-सम्पदा विनियामक प्राधिकरण. उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण आज यह निर्णय हमारे द्वारा खुले न्यायालय में हस्ताक्षरित एवं दिनांकित करके सुनाया गया। दिनांक : ( 04/2049 (भानु सिंह) ed. (सदस्य) (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण. Goo भू-सम्पदा विनियामक प्राधिकरण

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