U.P. Real Estate Regulatory Authority, Regional Office, Gautam Buddh Nagar Order under Section-34, Bench-2, (Former Bench-4) Presiding Officer: Mr. T. Venkatesh, Member Complaint Number: 4tara44/02/7670/2024[?] Gurdas Maan Versus Vga Projects Private Limited[?] The present original complaint application has been instituted by the complainant against the respondent for possession of the unit in question[?] and interest for the period of delay. Briefly, the complainant states that on 44.04.2024 he booked Unit Number-Sha4 7[?] in the respondent's project “Rise Sports Villas, Super 30 Villas”, the total price of which was Rs. 99,50,000 /—. Against this, the complainant paid Rs. 34,00,736,/- from time to time in instalments. The complainant also states that the respondent's project in question is delayed and construction of the project is proceeding slowly, whereas, under the builder-buyer agreement dated 23.04.2024, possession of the unit in question was to be provided by 30.06.2023. Accordingly, the complainant has filed this complaint against the respondent under Section-34 of the Real Estate Regulatory Authority Act to obtain possession of the unit in question and interest for the period of delay. In support of his statement, the complainant has filed photocopies of documents including receipts for amounts deposited as payment to the respondent and a copy of the allotment/agreement dated 23.07.2027.

The matter was fixed for its first hearing on 09.05.2024, when the respondent was absent. Accordingly, the respondent was directed to ensure that its written reply was uploaded to the complaint page of the RERA portal within 04 weeks. Thereafter, the matter was presented for final hearing on 22.07.2024, when its learned advocate Mr. Rishabh Sachdeva was present on behalf of the respondent. Accordingly, both parties could, if they wished, upload their respective written arguments to the RERA portal within 04 weeks. However, the respondent was given numerous opportunities to file its reply and was present on various dates, but, despite sufficient opportunities, it filed no reply. In these circumstances, there is no option other than proceeding ex parte. The arguments of both parties were heard and the documents[?] available in the case file were examined, on the basis of which the following issue was framed: Should the complainant be granted possession and interest for the period of delay? If so, what will be the rate of interest? Determination of Issue Number-04 Should the complainant be granted possession and interest for the period of delay? If so, what will be the rate of interest?

The complainant also states that the respondent's project in question is delayed and construction of the project is proceeding slowly, whereas, under the builder-buyer agreement dated 23.04.2024, possession of the unit in question was to be provided by 30.06.2023. Accordingly, the complainant has requested possession and interest for the period of delay. Section-i9(4)[?] of the RERA Act, 206, contains the following provisions: Section 78 (7) “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.”

Thus, the allottee[?] has the right, if possession is not received in accordance with the agreement, to seek refund of the deposited amount with interest or to remain in the project while receiving interest for each month of delay. However, in the present matter, the complainant has requested possession and interest for the period of delay. The complainant has filed in the case file a copy of the allotment/agreement dated 23.04.2024. Examination of paragraph-7 shows that possession of the said unit was to be provided by 30.06.2023, but the respondent did not provide possession within that prescribed period. Accordingly, as stated above, the date for giving possession of the unit in question is 30.06.2023. As regards the period for which interest is to be awarded, the Hon'ble Supreme Court held as follows in Civil Appeal Number-6649-50 / 208, “Supertech Limited versus Rajni Goyal”: “The period of interest should close on April 206 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.”

Under the above legal position, the complainant shall be entitled to delay interest until the date on which the O.C./C.C. is obtained or possession is offered, whichever is later. In these circumstances, it appears just to award the complainant interest for the period of delay from 04.07.2023 until the date on which the O.C./C.C. is obtained or possession is offered, whichever is later. As regards liability for interest, the Hon'ble Bombay High Court held as follows in "Neelkamal Realtors Suburban Pvt. Ltd. and others versus Union of India": "Section 8()(b) lays down that if the promoter fails to complete or is unable to give possession of an apartment 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 intend to withdraw from the project, he shall be paid by the promoter interest for every month's delay until handing over possession. The requirement to pay interest is not a penalty, as the payment of interest is compensatory in nature in 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 until such time as the apartment is handed over to him is not unreasonable."

Accordingly, in light of the above decision, it is clear that under the provisions of U.P. RERA, interest for the delay and on the principal amount shall be payable in accordance with the agreement entered into between the promoter and the purchaser, since the promoters have used the said amount. Section 2Aza) of the RERA Act provides as follows: (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 until 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 until the date it is paid.

As regards the applicable interest rate, the State Government notified the Real Estate (Regulation and Development) (Agreement for Sale/Lease) Rules, 20i8, on 47.40.2048 under the Real Estate (Regulation and Development) Act, 2046. Paragraph-9 of the format of the sale/lease deed given as an annexure defines the promoter's Events of default. Paragraph-9.2() provides as follows for the allottee in the event of the promoter's default: "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." The same rate is also prescribed in paragraph-9.30) in the event of default by the allottees. Having regard to this provision, it appears just to award the allottee interest for the period of delay at an interest rate of MCLR+I per cent. It is also clarified that if any amount of the complainant is overdue, the respondent may also receive interest on it only at the rate of MCLR+ per cent. Section-2(28)0) of RERA also gives the same definition of interest. Issue No.-04 is disposed of accordingly. Upon determination of the above issues, the following orders are passed: Order

4. The respondent is directed to complete all amenities in the complainant's unit in accordance with the allotment letter/agreement, ensure that possession is given with the O.C./C.C. within 45 days from the date on which the order is uploaded to the portal, and carry out registration in accordance with the rules after receiving the outstanding stamp duty[?] from the complainant. The respondent shall ensure payment to the complainant of interest for the period of delay on the amount deposited by the complainant at an annual interest rate of 8a,2+][?] per cent, from 04.07.2023 until the date on which the O.C./C.C. is obtained or possession is offered, whichever is later. Having regard to COVID-49, the period of delay in the project from 25.03.2020 to 25.09.2020 and interest for the delay shall not be calculated, nor shall the complainant be charged interest for this period on any overdue amount.

The respondent is directed that, under Section 2(24)6) of the RERA Act, 2046, if, after RERA came into force, the promoter charges any rate of interest for default by the allottee, interest at the same rate shall also be paid to the allottee in the event of default by the promoter. Accordingly, the complainant shall also be liable to pay interest for delayed payment at the rate of MCLR+ per cent. If, after RERA came into force, any amount has been collected from the allottee for delay at a higher rate, the interest amount for the period of delay shall also be calculated at that same rate. Violation of this order shall be punishable under Section-63 and other relevant provisions of the Real Estate (Regulation and Development) Act, 20i6. The complainant is also directed that if the respondent does not comply with the above order within 45 days of its upload to the portal, the complainant shall upload a request for enforcement of the order through the "RERA portal" and ensure that a physical copy is made available at the RERA Regional Office, Greater Noida. The order shall be uploaded to the portal. The case file shall accordingly be consigned to the record. (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) पीठासीन अधिकारी :- श्री टी. वेंकटेश, सदस्य शिकायत संख्या :-४टारा44/02/7670/2024 गुरदास मान बनाम Vga प्रोजेक्ट्स प्राइवेट लिमिटेड प्रस्तुत मूल शिकायत प्रार्थना पत्र में शिकायतकर्ता द्वारा विपक्षी के विरुद्ध gerd यूनिट का कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने हेतु संस्थित किया गया है। संक्षेप में शिकायतकर्ता का कथन है कि उनके द्वारा दिनांक 44.04.2024 को विपक्षी की परियोजना "Rise Sports Villas , Super 30 Villas” में यूनिट संख्या-शा4 7 बुक करायी गयी थी, जिसकी कुल कीमत 99,50,000 /— रुपये थी, जिसके सापेक्ष शिकायतकर्ता द्वारा समय-समय पर किश्तों के आधार पर 34,00,736,/- रुपये का भुगतान किया गया था। शिकायतकर्ता का यह भी कहना है कि विपक्षी की प्रश्नगत परियोजना में विलम्ब हो रहा है एवं परियोजना का निर्माण कार्य धीमी गति से चल रहा है, जबकि बिल्डर क्रेता अनुबंध दिनांक 23.04.2024 के अनुसार प्रश्नगत यूनिट का कब्जा दिनांक 30.06.2023 तक प्रदान किया जाना था। अतः शिकायतकर्ता द्वारा भू-सम्पदा विनियामक प्राधिकरण अधिनियम की धारा-34 के अन्तर्गत विपक्षी के विरुद्ध यह शिकायत प्रश्नगत यूनिट का कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने हेतु दर्ज करायी गयी है। शिकायतकर्ता द्वारा अपने कथन के समर्थन में विपक्षी को भुगतान: की जमा धनराशि की रसीदें, आवंटन,/अनुबन्ध पत्र दिनांक 23.07.2027 की प्रति, आदि अभिलेखों की छायाप्रतियां दाखिल की गयी हैं।

उक्त प्रकरण को प्रथम सुनवाई हेतु दिनांक 09.05.2024 को नियत किया गया था, जिसमें विपक्षी अनुपस्थित हुए, जिसके उन्हें कम में विपक्षी को 04 सप्ताह के अन्दर अपना लिखित उत्तर रेरा पोर्टल के कम्पलेन्ट पेज पर अपलोड करना सुनिश्चित करें। उसके पश्चात्‌ उक्त प्रकरण में अंतिम सुनवाई हेतु दिनांक 22.07.2024 को प्रस्तुत किया गया, जिसमें विपक्षी की ओर से उनके fe: विद्वान अधिवक्ता श्री ऋषभ सचदेवा उपस्थित, जिसके कम में उभयपक्ष यदि चाहे तो वह 04 सप्ताह के अन्दर अपनी-अपनी लिखित बहस रेरा पोर्टल पर अपलोड कर सकते हैं, परन्तु विपक्षी को उत्तर दाखिल करने हेतु अनेक अवसर प्रदान किये गये एवं विपक्षी विभिन्‍न तिथि पर उपस्थित रहे और पर्याप्त अवसर दिये जाने के बावजूद भी उनके द्वारा कोई उत्तर दाखिल नहीं किया गया। ऐसी स्थिति में एक-पक्षीय कार्यवाही के अलावा कोई अन्य विकल्प नहीं है। उभयपक्ष के तर्कों को सुना गया एवं पत्रावली पर उपलब्ध wet का परिशीलन किया, जिसके आधार पर निम्न बिन्दु विचरित किये गये :- . क्या शिकायतकर्ता को कब्जा एवं विलम्बित अवधि का ब्याज दिलाया जाये ? यदि हाँ तो ब्याज की दर क्‍या होगी ? निस्तारण बिन्दु संख्या-04 क्या शिकायतकर्ता को कब्जा एवं विलम्बित अवधि का ब्याज दिलाया जाये? यदि हाँ तो ब्याज की दर क्‍या होगी ? शिकायतकर्ता का यह भी कहना है कि विपक्षी की प्रश्नगत परियोजना में विलम्ब हो रहा है एवं परियोजना का निर्माण कार्य धीमी गति से चल रहा है, जबकि बिल्डर क्रेता अनुबंध दिनांक 23.04.2024 के अनुसार प्रश्नगत यूनिट का कब्जा दिनांक 30.06.2023 तक प्रदान किया जाना था। अतः शिकायतकर्ता द्वारा कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने का अनुरोध किया गया है।

रेरा अधिनियम, 206 की aR—i9(4) में निम्नलिखित प्राविधान दिये गये हैं:- Section 78 (7) “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: 2 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 Sa को यह अधिकार है कि यदि we एग्रीमेंट के अनुरूप कब्जा नही मिलता तो वह अपनी जमा धनराशि को ब्याज सहित वापिस 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 दाखिल आवंटन» अनुबन्ध पत्र दिनांकित 23.04.2024 की प्रति दाखिल की गयी है, जिसके weaR-7. के अवलोकन से विदित है कि wat यूनिट का कब्जा दिनांक 30.06.2023 तक दिया जाना था, परन्तु विपक्षी द्वारा उक्त निर्धारित अवधि में कब्जा उपलब्ध नहीं दिया गया है। ऐसे में उपरोकतानुसार प्रश्नगत यूनिट का कब्जा दिये जाने की तिथि 30.06.2023 होती है। जहाँ तक किस अवधि तक का ब्याज दिलाये जाने का प्रश्न है। इस सम्बन्ध में सिविल अपील संख्या-6649-50 ,/ 208 "सुपरटेक लिमिटेड बनाम रजनी गोयल" में माननीय उच्चतम न्यायालय द्वारा अभिनिर्धारित किया गया है किः- "the period of Interest should close on April 206 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 benetits ot her own delay in taking possession. " उपरोक्त विधि व्यवस्था के अनुसार ओ.सी. /सी.सी. प्राप्त होने की तिथि अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो तक शिकायतकर्ता विलम्ब ब्याज पाने का अधिकारी होगा। ऐसी दशा में शिकायतकर्ता को दिनांक 04.07.2023 से ओ.सी /सी.सी. प्राप्त किये जाने की तिथि अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो तक विलम्बित अवधि का ब्याज दिलाया जाना न्यायोचित प्रतीत होता है।

जहाँ तक ब्याज देयता का प्रश्न है, माननीय बॉम्बे उच्च न्यायालय द्वारा “नीलकमल रियलटर्स सबअर्बन प्रालि. आदि बनाम यूनियन ऑफ इंडिया” के वाद में 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 उ.प्र. रेरा के प्राविधानों के अन्तर्गत प्रमोटर व केता 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 2Aza) में 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— (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 4 allottee to the promoter shall be from the date the allottee defaults in payment to the promoter till the date it is paid; जहाँ 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 /पटटा के लिए करार) नियमावली 20i8 अधिसूचित की गयी हैं। इसमें संलग्नक के रूप में दिये गये विक्रय /पटटा विलेख के प्रारूप के प्रस्तर-9 में प्रमोटर्स के डिफाल्ट प्रकरण Events of default) परिभाषित है, जिसमें प्रस्तर-9.2() में प्रमोटर के डिफाल्टर होने की स्थिति में आवंटी हेतु प्राविधानित है किः-

"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 MCLR+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 धनराशि अतिदेय है, तो उस पर विपक्षी भी MCLR+ प्रतिशत की दर से ही ब्याज प्राप्त कर सकता है। रेरा की धारा-2(28)0) में भी यही ब्याज की परिभाषा दी गयी है। तद्नुसार बिन्दु संख्या-04 निस्तारित किया जाता है। उपरोक्त बिन्दुओं का निस्तारण करते हुए निम्न आदेश पारित किये जाते है :- आदेश 4... विपक्षी को आदेशित किया जाता है कि वह आदेश पोर्टल पर अपलोड होने की तिथि से 45 द्विनों के अन्दर शिकायतकर्ता की यूनिट को आवंटन पत्र/अनुबन्ध के अनुसार समस्त सुविधाओं को पूर्ण कराकर ओ.सी. / सी.सी. सहित कब्जा देना सुनिश्चित करें और शिकायतकर्ता से देय tera शुल्क प्राप्त कर नियमानुसार रजिस्ट्री करायें। S

विपक्षी, शिकायतकर्ता को दिनांक 04.07.2023 से ओ.सी »सी.सी. प्राप्त किये जाने की तिथि अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो तक की अवधि पर शिकायतकर्ता द्वारा जमा धनराशि पर ८ा,२+] प्रतिशत वार्षिक ब्याज की दर से विलम्बित अवधि का ब्याज अदा करना सुनिश्चित करें। कोविड-49 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 निर्देशित किया जाता है कि रेरा अधिनियम, 2046 की धारा 2(2४)6) 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 भुगतान पर शिकायतकर्ता द्वारा भी MCLR+ प्रतिशत की ब्याज दर से ब्याज देय होगा। यदि इससे अधिक दर से कोई धनराशि रेरा लागू होने के बाद आवंटी से विलम्ब हेतु ली गयी है, . तो विलम्बित अवधि हेतु ब्याज की धनराशि की भी उसी दर से गणना की जायेगी। | इस आदेश का उल्लघंन भू-सम्पदा (विनियमन तथा विकास) अधिनियम, 20i6 की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा।

शिकायतकर्ता को यह भी निर्देशित किया जाता है कि यदि आदेश पोर्टल पर अपलोड होने के 45 दिन के अन्दर विपक्षी द्वारा उपरोक्त आदेश का अनुपालन नहीं किया जाता है, तो ऐसी स्थिति में शिकायतकर्ता “रेरा पोर्टल” के माध्यम से आदेश का क्रियान्वयन कराये जाने हेतु अनुरोध अपलोड कर, भौतिक प्रति रेरा क्षेत्रीय कार्यालय, ग्रेटर नोएडा में उपलब्ध कराना सुनिश्चित करें| आदेश पोर्टल पर अपलोड किया जाये। तद्नुसार पत्रावली दाखिल दफ्तर हो। Chin. 4/35 (सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण 6