U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddha Nagar. Order under Section-34, Bench-2 (Bench-II) Attendance:-- T. Venkatesh, Member Complaint No.—NCR44/02/05673/2023 Manas Wadhwa versus Castle Hill Properties Private Limited The present complaint application has been instituted by the complainant against the respondent seeking possession and refund/payment of delayed period interest. In brief, the statement of the complainant is that unit number—Kapital Grand-507 was booked by them in the respondent's project The Downtown. The total price of the unit was Rs. 25,32,200/-, against which payment of Rs. 9,54,828/- was made by them to the respondent from time to time on an installment basis. The complainant also states that according to paragraph-26 of the agreement, possession of the unit was to be delivered in 05 years and at present the construction work of the project is moving at a slow pace and NOCs related to the project have also not been obtained by the respondent from the competent authority. 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 allotment letter dated 04.04.2046, account statement, etc. have been filed on behalf of the complainant.

Filing reply, it was stated by the respondent that unit number Kapital Grand-507 was booked by the complainant in their project The Downtown, against which allotment letter was executed between both parties on date 04.04.2046. According to paragraph-26 of the agreement, possession of the unit was to be delivered to the complainant by date 04.07.2024. Despite demand letters and reminder letters being sent by the respondent on various dates against the complainant's unit in question, on account of non-payment of their outstanding dues by the complainant, the complainant's unit was cancelled on date 05.08.2024. In support of its statement, copy of written statement, demand letters and reminder letters, unit cancellation letter, etc. have been filed by the respondent. The arguments of both parties were heard and the records available on the file perused, on the basis of which the following points have been framed :- 1. Whether payment of amount has been made by the complainant according to the payment plan or not, and whether the process of unit cancellation is lawful? 2. 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 number 1 has been framed with the intent whether payment of amount has been made by the complainant according to the payment plan or not, and whether the process of unit cancellation is lawful? This issue has been framed on the basis of pleadings of the respondent, the burden of proving which lies on the respondent. The complainant also states that according to paragraph-26 of the agreement, possession of the unit was to be delivered in 05 years and at present the construction work of the project is moving at a slow pace and NOCs related to the project have also not been obtained by the respondent from the competent authority. Therefore, a request has been made by the complainant for delivery of possession and payment of delayed period interest. It was submitted by the respondent that agreement letter was executed between both parties on date 04.04.2046, from paragraph-3 of which it is revealed that the total price of the unit was Rs. 25,32,200/-. Construction linked payment plan was opted for by the complainant, against which payment of Rs. 49,54,828/- was made by the complainant. Despite demand letters and reminder letters being sent by the respondent on various dates against the complainant's unit in question, on account of non-payment of their outstanding dues by the complainant, the complainant's unit was cancelled on date 05.08.2024. Therefore, keeping the above facts in view, request was made by the respondent to dismiss the said complaint.

In Section-9.2 and Section-9.3 of the Real Estate (Regulation and Development) (Agreement for Sale/Lease) Rules, 2048, the following is mentioned :- "In case of Default by Promoter under the conditions listed above a non defaulting Allottee is entitled to the following: i. Stop making further payments to Promoter as demanded by the Promoter. If the Allottee stops making payments, the Promoter shall correct the situation by completing the construction milestones and only thereafter the Allottee be required to make the next payment without any interest; or ii. 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 +4% unless provided otherwise under the Rules. within forty-five days of receiving the termination notice: Provided that where an Allottee does not intend to withdraw from the Project or terminate the Agreement, he shall be paid, by the Promoter, interest at the rate prescribed in the Rules, for every month of delay till the handing over of the possession of the [Apartment/Plot], which shall be paid by the Promoter to the Allottee within forty-five days of it becoming due." Section-9.3 :-

"The Allottee shall be considered under a condition of Default, on the occurrence of the following events: i. In case the Allottee fails for 3 (three) consecutive months after notice from the Promoter in this regard to pay any installment due as per the Payment Plan, the Allottee shall be liable to pay interest to the Promoter on the unpaid amount at the rate equal to MCLR (Marginal Cost of Lending Rate) on home loan of State Bank of India +79% unless provided otherwise under the Rules. The Promoter must not be in default to take this benefit; ii. In case of Default by Allottee under the condition listed above continues for a period beyond 3 (three) consecutive months after notice from the Promoter in this regard, the Promoter may cancel the allotment of the [Apartment/Plot] in favour of the Allottee and refund the money paid to him by the Allottee by deducting the booking amount and the interest liabilities and this Agreement shall thereupon stand terminated. The Promoter must not be in default to take this benefit; Provided that the Promoter shall intimate the Allottee about such termination at least thirty days prior to such termination."

From perusal of the file, it is revealed that agreement letter was executed between both parties on date 04.0:.20i6, from paragraph-3 of which it is revealed that the total price of the unit was Rs. 25,32,200/-. Construction linked payment plan was opted for by the complainant, against which payment of Rs. 49,54,828/- was made by the complainant. Demand letters and reminder letters were sent by the respondent on various dates against the complainant's unit in question, and on account of non-payment of outstanding dues, the unit in question was cancelled by the respondent by sending a cancellation letter on date--, but the complete procedure was not complied with regarding unit cancellation, wherein demand letter, reminder letter, pre-cancellation letter and cancellation letter within a reasonable time were required to be issued by the respondent to the complainant, and after cancelling the unit, the amount deposited by the complainant has not been refunded by the respondent, which reveals that the procedure of unit cancellation has not been complied with by the respondent. In the described situation, it is clear that the procedure of unit cancellation of the complainant carried out by the respondent is unlawful. As such, under the provisions of the RERA Act, the complainant can receive refund of deposited amount along with interest, or if the complainant is willing to take possession, they can obtain possession after paying their remaining balance amount along with interest. Accordingly, Point No. 1 is disposed of.

Determination of Point No.-2: Determination of Point No.-2 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 according to paragraph-26 of the agreement, possession of the unit was to be delivered in 05 years and at present the construction work of the project is moving at a slow pace and NOCs related to the project have also not been obtained by the respondent from the competent authority. 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 () “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 agreement letter dated 04.04.2046 executed between both parties has been filed on record by the complainant, in paragraph-26 of page number-7 of which it is mentioned that the construction work of the allotted unit was to be completed within 05 years with a grace period of 6 months and possession made available to the complainant. As such, the complainant was entitled to obtain possession of their unit by date 04.07.2024, but possession of the unit has not been made available by the respondent within the stipulated period. In such a situation, it appears just to grant delayed period interest to the complainant from date 05.07.2024 till the date of obtaining OC/CC or offer of possession, whichever it may be. 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()(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. 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, 208 were notified by the State Government under the Real Estate (Regulation and Development) Act 20i6 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 9.20) 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 MCLRt 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 Mcir+ percent. In addition, in clause-7 of the Model Agreement by notification number-4740 / 8-3-48-65 Vividh 46 dated 77.0.20:8 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 occurred 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.-2 is disposed of.

Disposing of the above points, the following orders are passed :- Order 1. The respondent is ordered to restore the complainant's unit within 45 days from the date of uploading of order on portal, complete all amenities according to the allotment letter / agreement, ensure delivering possession along with OC / CC, 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+ percent per annum on the amount deposited by complainant from date 05.07.2024 till the date of obtaining OC / CC or the date of revised offer of possession, whichever it may be. 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(28)0) of the RERA Act, 2046, 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+1 percent. Violation of this order shall be punishable under Section-63 and other relevant provisions of the Real Estate (Regulation and Development) Act, 2046. 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. T. Venkatesh (Member) U.P. Real Estate Regulatory Authority

उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर | आदेश अन्तर्गत धारा-34, पीठ-2 (पीठ-॥) उपस्थिति:-- dio वेंकटेश, सदस्य शिकायत GET—NCR44/02/05673/2023 मानस वाघवा बनाम tase हिल प्रॉपर्टीज़ 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 The Downtown 4 यूनिट WeA—Kapital Grand-507 बुक करायी गयी थी। यूनिट की कुल कीमत 25,32,200/— रुपये थी, जिसके सापेक्ष उनके द्वारा समय-समय पर किश्तों के आधार पर 9,54,828/— रुपये का भुगतान विपक्षी को किया गया। शिकायतकर्ता का यह भी कहना है कि अनुबन्ध पत्र के प्रस्तर-26 के अनुसार यूनिट का कब्जा 05 वर्ष में दिया जाना था एवं वर्तमान समय में परियोजना का निर्माण कार्य धीमी गति से चल रहा है और विपक्षी द्वारा परियोजना से सम्बंधित एन.ओ.सी भी सक्षम प्राधिकरण से प्राप्त नहीं किये गये है। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज वापस दिलाये जाने का अनुरोध किया गया है। शिकायतकर्ता की ओर से अपने कथन के समर्थन में आवंटन पत्र दिनांकित 04.04.2046 की प्रति, खाता विवरण, आदि अभिलेखों की छायाप्रतियां दाखिल की गयी हैं।

विपक्षी द्वारा प्रतिवाद पत्र दाखिल करते हुए कथन किया गया है कि शिकायतकर्ता द्वारा परियोजना The Downtown 4 यूनिट संख्या- Kapital Grand-507, बुक करायी गयी थी, जिसके सापेक्ष दोनों पक्षों के मध्य दिनांक 04.04.2046 को आवंटन पत्र निष्पादित किया गया। शिकायतकर्ता को अनुबंध पत्र के प्रस्तर-26 के अनुसार यूनिट का कब्जा दिनांक 04.07.2024 तक दिया जाना था। विपक्षी द्वारा शिकायतकर्ता की प्रश्नगत यूनिट के सापेक्ष विभिन्‍न तिथियों पर मांग पत्र एवं अनुस्मारक पत्र प्रेषित किये जाने के उपरान्त भी शिकायतकर्ता द्वारा अपनी बकाया धनराशि का भुगतान न किये जाने के कम में दिनांक 05.08.2024 को शिकायतकर्ता की यूनिट को निरस्त कर दिया गया है। Ch - $$$ _ विपक्षी द्वारा अपने कथन के समर्थन A प्रतिवाद पत्र की प्रति तथा मांग पत्र एवं अनुस्मारक पत्र, यूनिट निरस्तीकरण पत्र, आदि अभिलेखों की छायाप्रतियां दाखिल की गयी हैं। उभयपक्ष के तर्कों को सुना गया व पत्रावली पर उपलब्ध weal का अवलोकन किया गया, जिसके आधार पर निम्न बिन्दु विचरित किये गये हैं :- 4... क्या शिकायतकर्ता द्वारा tre प्लान के अनुसार धनराशि का भुगतान किया गया है अथवा नहीं और क्‍या यूनिट निरस्तीकरण की प्रक्रिया वैधानिक है 2 क्‍या शिकायतकर्ता को कब्जा एवं विलम्बित अवधि का ब्याज दिलाया जाये ? यदि हाँ तो ब्याज की दर क्‍या होगी ? निस्तारण बिन्दु to 4 बिन्दु संख्या sa आशय से विचरित किया गया है कि क्‍या शिकायतकर्ता द्वारा tre प्लान के अनुसार धनराशि का भुगतान किया गया है अथवा नहीं और क्या यूनिट निरस्तीकरण की प्रक्रिया वैधानिक है ? यह वाद बिन्दु विपक्षी के अभिकथनों पर विचरित किया गया है, जिसे साबित करने का भार विपक्षी पर है।

शिकायतकर्ता का यह भी कहना है कि अनुबन्ध पत्र के प्रस्तर-26 के अनुसार यूनिट का कब्जा 05 वर्ष में दिया जाना था एवं वर्तमान समय में परियोजना का निर्माण कार्य धीमी गति से चल रहा है और विपक्षी द्वारा | परियोजना से सम्बंधित एन.ओ.सी भी सक्षम प्राधिकरण से प्राप्त नहीं किये गये | है। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज वापस दिलाये जाने का अनुरोध किया गया है। विपक्षी द्वारा यह प्रस्तुत किया गया है कि उभयपक्ष के मध्य दिनांक 04.04.2046 को अनुबन्ध पत्र का निष्पादन किया गया था, जिसके प्रस्तर-3 से यह विदित होता है कि यूनिट की कुल कीमत 25,32,200,/-रूपये थी। शिकायतकर्ता द्वारा कंस्ट्रक्शन लिंक भुगतान योजना का चयन किया गया था, जिसके सापेक्ष शिकायतकर्ता द्वारा 49,54,828 /-रूपये की धनराशि का भुगतान किया गया। विपक्षी द्वारा शिकायतकर्ता की प्रश्नगत यूनिट के सापेक्ष विभिन्‍न तिथियों पर मांग पत्र एवं अनुस्मारक पत्र प्रेषित किये जाने के उपरान्त भी शिकायतकर्ता द्वारा अपनी बकाया धनराशि का भुगतान न किये जाने के कम में दिनांक 05.08.2024 को शिकायतकर्ता की यूनिट को निरस्त कर दिया गया है। इसलिए उपरोक्त तथ्यों को दृष्टिगत रखते हुए विपक्षी द्वारा उक्त शिकायत को खारिज करने का अनुरोध किया गया है। भू-सम्पदा (विनियमन एवं विकास) (विक्रय /पट्टा के लिए करार) नियमावली, 2048 की धारा-9.2 एवं धारा-9.3 निम्नलिखित उललेखित है :- "In case of Default by Promoter under the conditions listed above a non defaulting Allottee is entitled to the following:

i. Stop making further payments to Promoter as demanded by the Promoter. If the Allottee stops making payments, the Promoter shall correct the situation by completing the construction milestones and only thereafter the Allottee be required to make the next payment without any interest; or ii. 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 +4%6 unless provided otherwise under the Rules. within forty-five days of receiving the termination notice: Provided that where an Allottee does not intend to withdraw from the Project or terminate the Agreement, he shall be paid, by the Promoter, interest at the rate prescribed in the Rules, for every month of delay till the handing over of the possession of the [Apartment/Plot], which shall be paid by the Promoter to the Allottee within forty-five days of it becoming due." घारा-9.3 -— "The Allottee shall be considered under a condition of Default, on the occurrence of the following events:

i. In case the Allottee fails to make payments for 2 (two) - consecutive demands made by the Promoter as per the Payment Plan annexed hereto, despite having been issued notice in that regard the Allottee shall be liable to pay interest to the promoter on the unpaid. amount at the rate equal to MCLR (Marginal Cost of Lending Rate) on home loan of State Bank of India +79% unless provided Oe Ee under the Rules. The Promoter must not be in default to take this benefit; ii. In case of Default by Allottee under the condition listed above continues for a period beyond 3 (three) consecutive months after notice from the Promoter in this regard, the Promoter may cancel the allotment of the [Apartment/Plot] in favour of the Allottee and refund the money paid to him by the Allottee by deducting the booking amount and the interest liabilities and this Agreement shall thereupon stand terminated. The Promoter must not be in default to take this benefit; Provided that the Promoter shall intimate the Allottee about such termination at least thirty days prior to such termination."

पत्रावली के अवलोकन से यह विदित है कि कि उभयपक्ष के मध्य दिनांक 04.0:.20i6 को अनुबन्ध पत्र का निष्पादन किया गया था, जिसके प्रस्तर-3 से यह विदित होता है कि यूनिट की कुल कीमत 25,32,200 ,/-रूपये थी। शिकायतकर्ता द्वारा कंस्ट्रक्शन लिंक भुगतान योजना का चयन किया गया था, जिसके सापेक्ष शिकायतकर्ता द्वारा 49,54,828 ,/-रूपये की धनराशि का | | किया गया। विपक्षी द्वारा शिकायतकर्ता की प्रश्नगत यूनिट के सापेक्ष विभिन्‍न तिथियों पर मांग पत्र एवं अनुस्मारक पत्र प्रेषित किये गये तथा बकाया धनराशि का भुगतान नहीं किये जाने के कम में विपक्षी द्वारा दिनांक-- को निरस्तीकरण पत्र प्रेषित कर प्रश्नगत यूनिट को निरस्त कर दिया गया, परन्तु यूनिट निरस्तीकरण के सम्बन्ध में पूर्ण प्रकिया का अनुपालन नहीं किया गया, जिसमें विपक्षी द्वारा शिकायतकर्ता को मांग पत्र, अनुस्मारक पत्र, प्री-कैंसिलेशन पत्र तथा उचित समयावधि में निरस्तीकरण पत्र किया जाना था एवं विपक्षी द्वारा यूनिट निरस्त किये जाने उपरान्त शिकायतकर्ता द्वारा जमा धनराशि को वापस नहीं किया गया है, जिससे यह विदित होता है कि विपक्षी द्वारा यूनिट निरस्तीकरण की प्रकिया का अनुपालन नहीं किया गया है। वर्णित परिस्थिति में यह स्पष्ट है कि विपक्षी द्वारा किये गये शिकायतकर्ता के यूनिट निरस्तीकरण की प्रक्रिया अवैधानिक है। ऐसे में रेश अधिनियम की ais के अन्तर्गत शिकायतकर्ता जमा धनराशि मय ब्याज प्राप्त कर सकता है अथवा यदि शिकायतकर्ता कब्जा लेने के इच्छुक हैं, तो वह अपनी अवशेष धनराशि ब्याज सहित भुगतान कर कब्जा प्राप्त कर सकता है। तद्नुसार बिन्दु wet निस्तारित किया जाता है। निस्तारण बिन्दु संख्या-2

निस्तारण बिन्दु संख्या-2 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 पर विचरित किया गया है, जिसे साबित करने का भार शिकायतकर्ता पर है। शिकायतकर्ता का यह भी कहना है कि अनुबन्ध पत्र के प्रस्तर-26 के अनुसार यूनिट का कब्जा 05 वर्ष में दिया जाना था एवं वर्तमान समय में परियोजना का निर्माण कार्य धीमी गति से चल रहा है और विपक्षी द्वारा परियोजना से सम्बंधित एन.ओ.सी भी सक्षम प्राधिकरण से प्राप्त नहीं किये गये है। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज वापस दिलाये जाने का अनुरोध किया गया है। रेरा एक्ट की धारा 8 (4) F प्राविधान है कि :- Section 8 () “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. oir | 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 अनुबन्ध पत्र दिनांकित 04.04.2046 की छायाप्रति दाखिल की गयी है, जो उभयपक्षों के मध्य निष्पादित है, जिसके पृष्ठ संख्या-7 के प्रस्तर-26 में उललेखित है कि आवंटित यूनिट का निर्माण कार्य 05 वर्ष एवं 6 माह की अनुग्रह अवधि के साथ शिकायतकर्ता को कब्जा उपलब्ध कराया जाना था। ऐसे में शिकायतकर्ता दिनांक 04.07.2024 तक अपनी यूनिट का कब्जा पाने का अधिकारी था, परन्तु विपक्षी द्वारा निर्धारित अवधि में यूनिट का कब्जा उपलब्ध नहीं कराया गया है। ऐसी दशा में शिकायतकर्ता को दिनांक 05.07.2024 से ओ.सी. / सी.सी. प्राप्त होने अथवा कब्जा ऑफर किये जाने की तिथि, जो भी 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 206 when the Full Occupancy Certificate was obtained - 4 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 206 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। ore इस सम्बंध में उल्लेखनीय है कि बॉम्बे उच्च न्यायालय के ”नीलकमल रियलटर्स सबअर्बन orf. anf बनाम यूनियन ऑफ इंडिया” की याचिका में माननीय उच्च न्यायालय द्वारा अभिनिर्धारित किया गया है कि :-

"Section 8()(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." 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। रेरा एक्ट की धारा 2(za) A प्राविधान है कि :- (za) "interest" means the rates of interest payable by the promoter or the allottee, as the case may be. Explanation.—F or the purpose of this clause—

(7) 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; (7) 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 20i6 के अधीन दिनांक 47.40.2048 को 7 a (विनियमन और विकास) (विक्रय /पढट्टा के लिए करार) नियमावली 208 अधिसूचित की गयी हैं। इसमें संलग्नक के रूप में दिये गये विक्रय / पट्टा विलेख के प्रारूप के प्रस्तर 9 में vated के डिफाल्ट प्रकरण Events of default) परिभाषित है, जिसमें we 9.20) में 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 +% 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 MCLRt 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 जज धनराशि में विलम्ब है, तो विपक्षी भी Mcir+ प्रतिशत की दर से ही ब्याज प्राप्त सकता है। इसके अतिरिक्त दिनांक 77.0.20:8 को उ0प्र0 शासन आवास एवं शहरी नियोजन अनुभाग-3 की अधिसूचना संख्या-4740 / 8-3-48-65 विविध 46 के द्वारा मॉडल एग्रीमेन्ट के प्रस्तर-7 में फोर्स मैज्योर के सम्बन्ध में निम्न उल्लेख किया गया है :- 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 Ov

हे. 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 उ0प्र0 रेरा अथॉरिटी द्वारा दिनांक 06.06.2020 को कोविड-49 (Corona Virus Disease) के प्रभाव के कारण सभी परियोजनाओं को पूर्ण करने हेतु दिनोक 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 संख्या-2 निस्तारित किया जाता है। ee बिन्दुओं 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 पुनर्थापित करते हुए, 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।

2. विपक्षी, शिकायतकर्ता को दिनांक 05.07.2024 से ओ.सी. / सी.सी. प्राप्त होने की तिथि अथवा पुनरीक्षित कब्जा ऑफर किये जाने की तिथि, जो भी हो, की अवधि तक 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 9 C= 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, 2046 की धारा-2(28)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 ध८टा,ए+] प्रतिशत की ब्याज दर से ब्याज देय होगा। इस आदेश का उल्लघंन भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 2046 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। ea 0 af 292, ० वेंकटेश (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण