U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar. Order under Section-34, Bench-2 (former Bench-4) Attendance:- T. Venkatesh, Member Complaint No.—NCR44/0/0466/2023 Rahul Gupta and Sunita Gupta versus Capital Infrahomes Private Limited The present complaint application has been instituted by the complainant against the respondent seeking possession and delayed period interest. In brief, the statement of the complainant is that unit number-403/2&-8 was booked by them in the respondent's project "Capital Athena (Phase-I)", against the total price of Rs. 52,94,355/- they made payment of Rs. 44,93496/- to the respondent from time to time on an installment basis. The complainant also states that the construction work of the project in question has not been completed by the respondent to make possession available to the complainant, and even after delay of more than 07 years in the project in question, OC/CC has not been obtained from the competent authority, and timely payment of their money was made by the complainant against the said unit. Therefore, a request has been made by the complainant for delivery of possession and payment of delayed period interest. In support of their statement, copy of application form, copy of allotment / agreement letter dated 30.04.2044, copies of receipts of deposited amount, etc. have been filed by the complainant.

Filing reply, it was stated by the respondent that unit number ca-s 403 was booked by the complainant in their project "Eastern Athena (Phase-l)", against which an allotment letter was executed between both parties on date 30.04.2044 and construction payment plan was opted for by the complainant against the unit in question. Payment of due amount as per agreement has not been made on time by the complainant against the unit in question. The amount of Rs. 4,00,8659/- has not been paid by the complainant against the unit in question. As per Section 6) of the RERA Act, the complainant is not paying their outstanding amount. Furthermore, the respondent also states that a complaint has also been instituted by the complainant against the unit in question before the Adjudicating Officer, bearing complaint number-ADJ/NCRI44/0I/044772/2023. The respondent has also applied for OC before the competent development authority after completing the construction work of the project. On the basis of the above statement, request has been made to dismiss the complaint instituted by the complainant. The arguments of both parties were heard and the file was perused, on the basis of which the following point for determination has been framed :- 1. Whether the complainant should be granted possession and delayed period interest? If yes, what will be the rate of interest? Determination of Point No.-1:

Point No.-1 has been framed with the intent whether the complainant should be granted possession and delayed period interest? If yes, what will be the rate of interest? This issue has been framed on the basis of pleadings of the complainant, the burden of proving which lies on the complainant. The complainant also states that the construction work of the project in question has not been completed by the respondent to make possession available to the complainant, and even after delay of more than 07 years in the project in question, OC/CC has not been obtained from the competent authority, and timely payment of their money was made by the complainant against the unit in question. Therefore, a request has been made by the complainant for delivery of possession and payment of delayed period interest. Section i8 (4) of the RERA Act provides that :- Section 8 (l) “If the promoter fails to complete or is unable to give possession of an apartment, plot or building,- (a) 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. In this way, the purchaser has the right that if they do not get possession as per the agreement, they can demand refund of their deposited amount with interest or remain in the project while receiving interest for every month of delay, but in the case in question the complainant has requested for possession and delayed period interest.

A copy of the allotment/agreement letter dated 30.04.2044 executed between both parties has been filed on record by the complainant, in clause-27 of which regarding possession it is mentioned that possession of the unit in question was to be given within 03 years with a grace period of 6 months by date 30.07.207. As such, in accordance with the above, the complainant was entitled to obtain possession by date 30.07.2047, but possession of the unit has not been made available by the respondent within the stipulated period. It is clear that there has been delay in completing the project according to the agreement, and in such a situation it appears just to grant delayed period interest to the complainant from date 34.07.2047 till the date of obtaining OC/CC or offer of possession, whichever is later. As to the question till which period the delayed period interest should be granted, in this regard in Civil Appeal No. 6649-50 /20:8 "Supertech Limited versus Rajni Goyal", the Hon'ble Supreme Court has held that :-

" the period of Interest should close on April 20l6 when the Full Occupancy Certificate was obtained as per the admission of the Respondent - Purchaser herself in Para 4(j) of the Consumer Complaint, wherein she has admitted that the Appellant —Builder had obtained the Completion Certificate as late as April 20l6. The Respondent — Purchaser could not have any further grievance after April 20l6 with respect to delay in handing over possession. The Respondent — Purchaser ought not to be allowed to reap the benefits of her own delay in taking possession." According to the above legal position, the complainant shall be entitled to receive delay interest till the date of obtaining OC or offer of possession, whichever is later. In this regard, it is noteworthy that in the petition of Bombay High Court "Neelkamal Realtors Suburban Pvt. Ltd. etc. versus Union of India", the Hon'ble High Court has held that :-

"Section 8(I)(b) lays down that if the promoter fails to complete or is unable to give possession of an aprtment due to discontinuance of his business as a developer on account of suspension or revocation of the registration under the Act or for any other reason, he is liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice in this behalf including compensation. If the allottee does not intent to withdraw from the project he shall be paid by the promoter interest for every month's delay till handing over of the possession,. The requirement to pay interest is not a penalty as the payment of interest is compensatory in nature in the light of the delay suffered by the allottee who has paid for his apartment but has not received possession of it. The obligation imposed on the promoter to pay interest till such time as the apartment is handed over to him is not unreasonable." Therefore, in light of the above judgment, it is clear that under the provisions of U.P. RERA, interest on delay and principal amount shall be payable in accordance with the agreement entered into between the promoter and purchaser, because the said amount has been utilized by the promoters.

It is also noteworthy that an allotment/agreement was executed between the parties, which is signed by both parties, from which it can be inferred that the terms of the said allotment/agreement are acceptable to both parties. A provision is made in the allotment/agreement for payment of delay amount for delay. According to the provisions of RERA, provision is made to pay amount at the same rate at which amount was received by the respondent. Section-t8 of the Real Estate (Regulation and Development) Act, 20:6 was notified on date 04.05.2047, in respect of which notification of Housing and Urban Planning Section-2 dated 03.05.20:7 approval was granted by His Excellency the Governor to act as Regulatory Authority in U.P. with effect from date 04.05.2047, i.e., Real Estate (Regulation and Development) Act, 2046 came into force from date 04.05.2047. The operation of this Act is prospective. Therefore, for the period prior to date 04.05.2047, delay interest shall be calculated under the provisions of the agreement, and for the period subsequent to date 04.05.2047, delay interest shall be calculated under the provisions of the RERA Act. Section 2(za) of the RERA Act provides that :- (za) "interest" means the rates of interest payable by the promoter or the allottee, as the case may be. Explanation.—For the purpose of this clause—

(i) the rate of interest chargeable from the allottee by the promoter, in case of default, shall be equal to the rate of interest which the promoter shall be liable to pay the allottee, in case of default; (ii) the interest payable by the promoter to the allottee shall be from the date the promoter received the amount or any part thereof till the date the amount or part thereof and interest thereon is refunded, and the interest payable by the allottee to the promoter shall be from the date the allottee defaults in payment to the promoter till the date it is paid; As to the question of rate of interest payable, the Real Estate (Regulation and Development) (Agreement for Sale/Lease) Rules, 28 were notified by the State Government under the Real Estate (Regulation and Development) Act 2046 on date 47.40.2048. In clause 9 of the draft Agreement for Sale / Lease provided as an annexure therein, Events of default of promoters are defined, in which clause 9.20i) provides for allottees in the event of default of promoter that :- "The Allottee shall have the option of terminating the Agreement in which case the Promoter shall be liable to refund the entire money paid by the Allottee under any head whatsoever towards the purchase of the apartment, along with interest at the rate equal to MCLR (Marginal Cost of Lending Rate) on home loan of State Bank of India +i% unless provided otherwise under the Rules. within forty-five days of receiving the termination notice:"

The same rate is prescribed in clause 9.30) in the event of default by allottees. Keeping the said provision in view, it appears just to grant delayed period interest to the allottee at the interest rate of MCIR+I percent. It is also clarified that if there is delay in any payable amount of the complainant, the respondent may also receive interest at the rate of MCLR+ percent. In addition, in clause-7 of the Model Agreement by notification number-4740 / 8--3--48--65 Vividh 46 dated 7.:0.20:8 of U.P. Government Housing and Urban Planning Section-3, the following is mentioned regarding Force Majeure :- 7. POSSESSION OF THE APARTMENT/PLOT:

#7,] Schedule for possession of the said [Apartment/Plot] - The Promoter agrees and understands that timely delivery of possession of the [Apartment/Plot] to the Allottee and the Common Areas to the association of Allottees or the competent authority, as the case may be, is the essence of the Agreement. The Promoter assures to hand over possession of the [Apartment/Plot] along with ready and complete Common Areas with all specifications, amenities and facilities of the Project in place on , unless there is delay or failure due to war, flood, drought, fire, cyclone, earthquake or any other calamity caused by nature affecting the regular development of the real estate project ("Force Majeure"). If, however, the completion of the Project is delayed due to the Force Majeure conditions then the Allottee agrees that the Promoter shall be entitled to the extension of time for delivery of possession of the [Apartment/Plot]:" In this sequence, after all relevant facts, on date 06.06.2020 by U.P. RERA Authority, due to the effect of Covid-49 (Corona Virus Disease), a period of 6 months from date 25.03.2020, i.e., till date 25.09.2020, has been given for completing all projects, and this period shall be treated as force majeure period. Keeping this in view, for the delay in the project from date 25.03.2020 to date 25.09.2020, no interest shall be paid by promoter to allottees, nor shall any delay interest be charged from complainant. Accordingly, Point No.-1 is disposed of.

Disposing of the above point, the following orders are passed :- Order 1. The respondent is ordered to complete all amenities according to the allotment letter / agreement and ensure delivering possession of the complainant's unit along with OC / CC within 45 days from the date of uploading of order on portal, and execute registry as per rules upon receiving due stamp duty. 2. The respondent shall ensure paying delayed period interest at the rate of MCLR+1 percent per annum on the amount deposited by complainant from date 34.07.2047 till the date of obtaining OC / CC or the date of offer of possession, whichever is later. Keeping the force majeure period in view, the delay period and interest for delay occurred in the project from date 25.03.2020 to date 25.09.2020 shall not be calculated, nor shall interest be charged from complainant for any overdue amount for this period. 3. The respondent is also directed that according to Section-2(20)0) of the RERA Act, 2076, if any rate of interest is charged by promoter upon default of allottee after coming into force of RERA, interest at the same rate shall also be paid to allottee upon default by promoter. Therefore, on payment of delayed period, interest shall also be payable by complainant at the interest rate of MCLR+ percent. Violation of this order shall be punishable under Section-63 and other relevant provisions of the Real Estate (Regulation and Development) Act, 20i6. Order be uploaded on portal.

If this order is not complied with by the respondent, the complainant shall have the right to get their order executed through the RERA Authority. (Member) U.P. Real Estate Regulatory Authority

उ.प्र. भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | आदेश अन्तर्गत धारा-34, पीठ-2 (पूर्व पीठ-4) उपस्थिति:- टी० वेंकटेश, सदस्य शिकायत WeIMT—NCR44/0/0466/2023 राहुल गुप्ता एवं सुनिता गुप्ता बनाम कैपिटल इंफाहोम्स प्राइवेट लिमिटेड प्रस्तुत शिकायत प्रार्थना पत्र शिकायतकर्ता द्वारा विपक्षी के विरूद्ध कब्जा एवं विलम्बित अवधि का ब्याज वापस दिलाये जाने हेतु संस्थित किया गया है। संक्षेप में शिकायतकर्ता का कथन है कि उनके द्वारा विपक्षी की परियोजना "Capital Athena (Phase-I)" में यूनिट संख्या-403/2&-8 बुक किया गया था, जिसकी कुल कीमत 52,94,355,/- रुपये के सापेक्ष उनके द्वारा समय-समय पर किश्तों के आधार पर 44,93496/— रुपये का भुगतान किया गया। शिकायतकर्ता का यह भी कहना है कि विपक्षी द्वारा प्रश्नगत परियोजना का निर्माण कार्य पूर्ण कर शिकायतकर्ता को कब्जा उपलब्ध नहीं कराया जा रहा है तथा विपक्षी द्वारा प्रश्नगत परियोजना में 07 वर्ष से अधिक का विलम्ब किये जाने के उपरान्त भी सक्षम प्राधिकरण से ओ.सी /सी.सी प्राप्त नहीं किया गया है एवं शिकायतकर्ता द्वारा vera यूनिट के सापेक्ष समय से अपनी धनराशि का भुगतान किया गया है। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित का ब्याज वापस दिलाये जाने का अनुरोध किया गया है। शिकायतकर्ता द्वारा अपने कथन के समर्थन में आवेदन फॉर्म की प्रति, आवंटन / अनुबंध पत्र दिनांकित 30.04.2044 की प्रति, जमा धनराशि की रसीदों आदि की छायाप्रतियां दाखिल की गयी हैं।

विपक्षी द्वारा जवाब दाखिल करते हुए कहा गया है कि शिकायतकर्ता द्वारा उनकी परियोजना "Eastern Athena (Phase-l)" में यूनिट संख्या- ca-s 403 बुक की गयी थी, जिसके सापेक्ष उभयपक्ष के मध्य दिनांक 30.04.2044 को आवंटन पत्र का निष्पादन किया गया था तथा शिकायतकर्ता द्वारा प्रश्नगत यूनिट के सापेक्ष कंस्ट्रक्शन पेमेंट प्लान का चयन किया गया था। शिकायतकर्ता द्वारा प्रश्नगत यूनिट के सापेक्ष अनुबन्धानुसार अपनी देय धनराशि का भुगतान समय से नहीं किया गया है। शिकायतकर्ता द्वारा प्रश्नगत यूनिट के सापेक्ष Page l ८-4 4,00,8659/—eTd की धनराशि का भुगतान नहीं किया गया है। रेरा अधिनियम की aria 6) के अनुसार शिकायतकर्ता द्वारा अपनी बकाया धनराशि का भुगतान नहीं किया जा रहा है। इसके अतिरिक्त विपक्षी का यह भी कहना है कि शिकायतकर्ता द्वारा प्रश्नगत यूनिट के सापेक्ष न्‍्यायनिर्णायक अधिकारी के समक्ष भी शिकायत योजित की गयी है, जिसकी शिकायत संख्या- ADJ/NCRI44/0I/044772/2023 है। विपक्षी द्वारा परियोजना का निर्माण कार्य पूर्ण करते हुए ओ.सी हेतु सक्षम विकास प्राधिकरण के समक्ष आवेदन भी किया जा चुका है। उपरोक्त कथन के आधार पर शिकायतकर्ता द्वारा योजित शिकायत खारिज किये जाने का अनुरोध किया गया है। उभयपक्ष के तर्कों को सुना गया व पत्रावली का अवलोकन किया गया, जिसके आधार पर निम्नलिखित वाद बिन्दु विचरित किये गये हैं :- . क्या शिकायतकर्ता को कब्जा एवं विलम्बित अवधि का ब्याज दिलाया जाए ? यदि हां तो ब्याज की दर क्‍या होगी ? निस्तारण बिन्दु संख्या-

बिन्दु संख्या-॥ इस आशय से विचरित किया गया है कि क्‍या शिकायतकर्ता को कब्जा एवं विलम्बित अवधि का ब्याज दिलाया जाये ? यदि हाँ तो ब्याज की दर क्‍या होगी ? यह वाद बिन्दु शिकायतकर्ता के अभिकथनों के आधार पर विचरित किया गया है, जिसे साबित करने का भार शिकायतकर्ता पर है। शिकायतकर्ता का यह भी कहना है कि विपक्षी द्वारा प्रश्नगत परियोजना का निर्माण कार्य पूर्ण कर शिकायतकर्ता को कब्जा उपलब्ध नहीं कराया जा रहा है तथा विपक्षी द्वारा प्रश्नगत परियोजना में 07 वर्ष से अधिक का विलम्ब किये जाने के उपरान्त भी सक्षम प्राधिकरण से ओ.सी /सी.सी प्राप्त नहीं किया गया है एवं शिकायतकर्ता द्वारा प्रश्नगत यूनिट के सापेक्ष समय से अपनी धनराशि का भुगतान किया गया है। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित का ब्याज वापस दिलाये जाने का अनुरोध किया गया है। रेरा एक्ट की धारा i8 (4) F प्राविधान है कि :- Section 8 (l) “If the promoter fails to complete or is unable to give possession of an apartment, plot or building,- Page 2 (a) 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. इस प्रकार क्रेता को यह अधिकार है कि यदि उन्हें एग्रीमेंट के अनुरूप कब्जा नहीं मिलता है तो वह अपनी जमा धनराशि को ब्याज सहित वापस माँग सकते हैं अथवा प्रत्येक माह के विलम्ब हेतु ब्याज प्राप्त करते हुए परियोजना में बने रहें, परन्तु प्रश्नगत प्रकरण में शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है।

पत्रावली पर शिकायतकर्ता द्वारा आवंटन/अनुबंध पत्र दिनांकित 30.04.2044 की छायाप्रति दाखिल की गयी है, जो उभयपक्षों के मध्य निष्पादित है, जिसके कब्जे वाले प्रस्तर-27 में उल्लेख किया गया है कि प्रश्नगत यूनिट का कब्जा 03 वर्ष एवं 6 माह की अनुग्रह अवधि के साथ दिनांक 30.07.207 तक दिया जाना था। ऐसे में उपरोक्तानुसार शिकायतकर्ता दिनांक 30.07.2047 तक कब्जा पाने का अधिकारी था, परन्तु विपक्षी द्वारा निर्धारित अवधि में यूनिट का कब्जा उपलब्ध नहीं दिया गया है। यह स्पष्ट है कि अनुबन्ध के अनुसार परियोजना पूर्ण किये जाने में विलम्ब किया गया है और ऐसी दशा में शिकायतकर्ता को दिनांक 34.07.2047 से ओ.सी. /सी.सी. प्राप्त होने अथवा कब्जा ऑफर किये जाने की तिथि, जो भी Page 3 बाद में हो, की अवधि तक विलम्बित अवधि का ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। जहां तक किस अवधि तक विलम्बित अवधि का ब्याज दिलाये जाने का प्रश्न है, तो इस सम्बंध में सिविल अपील to 6649-50 /20:8 "सुपरटेक लिमिटेड बनाम रजनी गोयल” में माननीय उच्चतम न्यायालय द्वारा अभिनिर्धारित किया गया है कि

" the period of Interest should close on April 20l6 when the Full Occupancy Certificate was obtained as per the admission of the Respondent - Purchaser herself in Para 4(j) of the Consumer Complaint, wherein she has admitted that the Appellant —Builder had obtained the Completion Certificate as late as April 20l6. The Respondent — Purchaser could not have any further grievance after April 20l6 with respect to delay in handing over possession. The Respondent — Purchaser ought not to be allowed to reap the benefits of her own delay in taking possession." उपरोक्त विधि व्यवस्था के अनुसार ओ.सी. प्राप्त होने अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो, की अवधि तक शिकायतकर्ता विलम्ब ब्याज पाने का अधिकारी होगा। इस सम्बंध में उल्लेखनीय है कि बॉम्बे उच्च न्यायालय के “नीलकमल Raced सबअर्बन प्रालि. आदि बनाम यूनियन ऑफ इंडिया“ की याचिका में माननीय उच्च न्यायालय द्वारा अभिनिर्धारित किया गया है कि :- "Section 8(I)(b) lays down that if the promoter fails to complete or is unable to give possession of an aprtment due to discontinuance of his business as a developer on account of suspension or revocation of the registration under the Act or for any other reason, he is liable on demand to the allottees, in case the allottee wishes to withdraw from the project, without prejudice in this behalf including compensation. If the allottee does not intent to withdraw from the project he shall be paid by the promoter interest for every month's delay till handing over of the yee Page 4

possession,. The requirement to pay interest is not a penalty as the payment of interest is compensatory in nature in the light of the delay suffered by the allottee who has paid for his apartment but has not received possession of it. The obligation imposed on the promoter to pay interest till such time as the apartment is handed over to him is not unreasonable." अतः उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि उ0प्र0 रेरा के प्राविधानों के अन्तर्गत प्रमोटर व क्रेता के बीच किये गये अनुबंध के अनुरूप विलम्ब तथा मूल धनराशि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है।

यह भी उल्लेखनीय है कि पक्षकारों के मध्य एक आवंटन /अनुबन्ध निष्पादित है, जो कि उभयपफक्ष द्वारा हस्ताक्षरित है, जिससे यह अवधारित किया जा सकता है कि उभयपक्ष को उक्त आवंटन/अनुबन्ध की शर्तें स्वीकार हैं। आवंटन /अनुबन्ध में विलम्ब के लिए विलम्ब धनराशि दिये जाने का प्राविधान है। रेरा के प्राविधानों के अनुसार जिस दर से विपक्षी द्वारा धनराशि प्राप्त की गयी है उसी दर से धनराशि देने का प्राविधान है। भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 20:6 की aRi—t8 दिनाक 04.05.2047 को अधिसूचित हुई, जिसके सम्बन्ध में Goo sara एवं शहरी नियोजन अनुभाग-2 की अधिसूचना दिनांक 03.05.20:7 से उ0प्र0 में रेगुलेटरी अथॉरिटी के रूप मे कार्य करने की स्वीकृति राज्यपाल, महोदय ने दिनांक 04.05.2047 से प्रदान की अर्थात्‌ दिनांक 04.05.2047 से भू-सम्पदा (विनियमन एवं विकास) अधिनियम, 2046 लागू हुआ है। इस अधिनियम का प्रवर्तन प्रोस्पेक्टिव है। अतः दिनांक 04.05.2047 से पूर्व की अवधि के लिए विलम्ब ब्याज की गणना अनुबन्ध के प्राविधानों के अन्तर्गत की जायेगी और दिनांक 04.05.2047 से आगे की अवधि के लिए विलम्ब ब्याज की गणना रेरा अधिनियम के प्रावधानों के अधीन की जायेगी। RT एक्ट की धारा 2(za) F प्राविधान है कि :- (za) "interest" means the rates of interest payable by the promoter or the allottee, as the case may be. Explanation.—For the purpose of this clause— (i) the rate of interest chargeable from the allottee by the promoter, in case of default, shall be equal to the rate of interest which the promoter shall be liable to pay the allottee, in case of default; Page 5 Ch

(ii) the interest payable by the promoter to the allottee shall be from the date the promoter received the amount or any part thereof till the date the amount or part thereof and interest thereon is refunded, and the interest payable by the allottee to the promoter shall be from the date the allottee defaults in payment to the promoter till the date it is paid; जहां तक देय ब्याज दर का प्रश्न है, तो राज्य सरकार द्वारा भू-सम्पदा (विनियमन एवं विकास) अधिनियम 2046 के अधीन दिनांक 47.40.2048 को भू-सम्पदा (विनियमन और विकास) (विक्रय,/पट्टा के लिए करार) नियमावली 28 अधिसूचित की गयी हैं। इसमें संलग्नकक के रूप में दिये गये विक्रय /पट्टा विलेख के प्रारूप के प्रस्तर 9 में प्रमोटर्स के डिफाल्ट प्रकरण Events of default) परिभाषित है, जिसमें प्रस्तर 9.20i) ¥ प्रमोटर के डिफाल्टर होने की स्थिति में आवंटी हेतु प्राविधानित है कि :- "The Allottee shall have the option of terminating the Agreement in which case the Promoter shall be liable to refund the entire money paid by the Allottee under any head whatsoever towards the purchase of the apartment, along with interest at the rate equal to MCLR (Marginal Cost of Lending Rate) on home loan of State Bank of India +i% unless provided otherwise under the Rules. within forty-five days of receiving the termination notice:"

यही दर आवंटियों के द्वारा डिफॉल्ट की स्थिति में भी प्रस्तर 9.30) में निर्धारित है। उक्त प्राविधान को दृष्टिगत रखते हुए आवंटी को MCIR+I प्रतिशत की ब्याज दर पर विलम्बित अवधि का ब्याज दिलाया जाना न्यायोचित प्रतीत होता है। यह भी स्पष्ट किया जाता है कि यदि शिकायतकर्ता की कोई देय धनराशि में विलम्ब है, तो विपक्षी भी cies प्रतिशत की दर से ही ब्याज प्राप्त सकता है। इसके अतिरिक्त दिनांक 7.:0.20:8 को उ0प्र0 शासन आवास एवं शहरी नियोजन अनुभाग-3 की अधिसूचना संख्या-4740 ,/ 8--3--48--65 विविध 46 के द्वारा मॉडल Wits के प्रस्तर-7 में फोर्स मैज्योर के सम्बन्ध में निम्न उल्लेख किया गया है :- Page 6 7. POSSESSION OF THE APARTMENT/PLOT:

#7,] Schedule for possession of the said [Apartment/Plot] - The Promoter agrees and understands that timely delivery of possession of the [Apartment/Plot] to the Allottee and the Common Areas to the association of Allottees or the competent authority, as the case may be, is the essence of the Agreement. The Promoter assures to hand over possession of the [Apartment/Plot] along with ready and complete Common Areas with all specifications, amenities and facilities of the Project in place on , unless there is delay or failure due to war, flood, drought, fire, cyclone, earthquake or any other calamity caused by nature affecting the regular development of the real estate project ("Force Majeure"). If, however, the completion of the Project is delayed due to the Force Majeure conditions then the Allottee agrees that the Promoter shall be entitled to the extension of time for delivery of possession of the [Apartment/Plot]:" इसी क्रम में समस्त सुसंगत तथ्यों के बाद vowo रेरा अथॉरिटी द्वारा दिनांक 06.06.2020 को कोविड-49 (Corona Virus Disease) के प्रभाव के कारण सभी परियोजनाओं को पूर्ण करने हेतु दिनाक 25.03.2020 से 6 माह की अवधि अर्थात्‌ दिनांक 25.09.2020 तक की अवधि दे दी गयी है और यह अवधि फोर्स मैज्योर की अवधि मानी जायेगी। इसको दृष्टिगत रखते हुए दिनांक 25.03.2020 से दिनांक 25.09.2020 तक परियोजना में हुए विलम्ब हेतु कोई ब्याज प्रोमोटर द्वारा आवंटियों को नहीं दिया जाएगा और न ही शिकायतकर्ता से कोई विलम्ब ब्याज लिया जायेगा। dager बिन्दु dei निस्तारित किया जाता है।

उपरोक्त बिन्दु का निस्तारण करते हुए निम्न आदेश पारित किये जाते हैं :- आदेश 4... विपक्षी को आदेशित किया जाता है कि वह आदेश पोर्टल पर अपलोड होने की तिथि से 45 दिन के भीतर शिकायतकर्ता की यूनिट को आवंटन पत्र/अनुबन्ध के अनुसार समस्त सुविधाओं को पूर्ण कराकर ओ.सी. / सी.सी. सहित कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क प्राप्त कर नियमानुसार रजिस्ट्री कराएं। Page 7 विपक्षी, शिकायतकर्ता को दिनांक 34.07.2047 से ओ.सी /सी.सी प्राप्त होने की तिथि अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो, तक की अवधि पर शिकायतकर्ता द्वारा जमा धनराशि पर MCLR+ प्रतिशत वार्षिक ब्याज की दर से विलम्बित अवधि का ब्याज अदा करना सुनिश्चित करें। फोर्स मैज्योर पीरियड को दृष्टिगत रखते हुए दिनांक 25.03.2020 से दिनांक 25.09.2020 तक परियोजना में हुए विलम्ब की अवधि एवं विलम्ब हेतु ब्याज की गणना नहीं की जाएगी एवं न ही शिकायतकर्ता से किसी अतिदेय (overdues) धनराशि के लिए इस अवधि का ब्याज लिया जाएगा। विपक्षी को यह भी निर्देशित किया जाता है कि रेरा अधिनियम, 2076 की धारा-2(20)0) के अनुसार यदि रेरा लागू होने के बाद कोई ब्याज दर आवंटी के डिफॉल्ट से प्रोमोटर द्वारा लिया जाता है, तो उसी दर से ब्याज प्रोमोटर द्वारा डिफॉल्ट किये जाने पर भी आवंटी को दिया जायेगा। अतः विलम्बित अवधि के भुगतान पर शिकायतकर्ता द्वारा भी १४०॥२+ प्रतिशत की ब्याज दर से ब्याज देय होंगा। इस आदेश का उल्लघंन भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 20i6 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाए।

यदि विपक्षी द्वारा इस आदेश का अनुपालन नहीं किया जाता है, तो शिकायतकर्ता को यह अधिकार होगा कि वह रेरा प्राधिकरण के माध्यम से अपने आदेश का क्रियान्वयन करा सकेगें। ele (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण Page 8