Real Estate Regulatory Authority, Regional Office, Gautam Buddh Nagar. Bench-II Present: Smt. Kalpana Mishra, Member Serial No. | Complaint No. | Complainants i | NCR44/05/74342/202 | Roopam Gupta and Dr. [?] Deep, Raj Gupta 2. | Itara44/06/764/202 | Sandeep Kumar 3. | Patara44/05/7477/202 | Pulkit Jain 4. | NCR44/05/74394/202 | Izzat Jehra Versus Granite Hill Properties Pvt. Ltd. The complainants, Roopam Gupta and Dr. [?] Deep, Raj Gupta, along with 03 other complainants, have filed a complaint against the opposite party. The facts of all these complaints are the same and the evidence is the same. All these complaints relate to the "THE DOWNTOWN" project. Therefore they are being disposed of by a single decision. Complaint Wo NCR44/05/74342/202I, Roopam Gupta and Dr. Deep, Raj Gupta, shall be the lead case. The present complaint petition has been filed by the complainant against the opposite party seeking possession along with interest for the delayed period. In brief, the complainant states that they booked unit no. DT/KG/I825 in the opposite party's THE DOWNTOWN project, the total price of which is Rs. 4,2i,425/-. Against this they have paid Rs. 3,40,636 //- from time to time in instalments. The complainant says that for the last 3 years the opposite party has not carried out any construction work at the project site. Therefore Page 2 the complainant has requested possession against the opposite party along with interest for the delayed period.

In support of their statement, the complainant has filed photocopies of the application, the allotment/agreement letter dated t0.06.2074, receipts of the deposited money and other documents. In its reply, the opposite party has stated that the complainant was booked for unit number DT/KG/825 in its THE DOWNTOWN project, and that an agreement dated 40.06.20i4 was executed between the parties in respect of it. The opposite party also says that possession of the unit will be made available to the complainant by December 2022. The opposite party has further stated in its reply that it will adjust the interest for the delayed period in the final payment. Both parties were heard and the file was examined. On the basis of the pleadings of the parties, the following point for determination was framed:- 4... Is the complainant entitled to possession and interest for the delayed period? Determination of point number 4 The complainant says that for the last 3 years the opposite party has not carried out any construction work at the project site. Therefore the complainant has requested possession against the opposite party along with interest for the delayed period. To this the opposite party, in its reply, has stated that possession of the unit will be made available to the complainant by December 2022.

On the file is a photocopy of the allotment agreement dated 40.06.2044. On examination of its paragraph 26 it is clear that the unit is to be completed within 5 years from the date of laying the raft (foundation) or the date of execution of the allotment agreement, whichever is later. A grace period of 6 months is also mentioned in addition. The agreement does not state the date of laying the raft [?]. In such a case it would be proper to calculate the period (5 years + 6 months) from 40.06.20i4 itself. Accordingly, the date of possession as per the above is 40.2.2049. It is clear that the project is delayed, and in such a case the complainant is entitled to interest for the delayed period from 44.42.2049 up to the date of the O.C./C.C. or the offer of possession, whichever is later. In this regard it is worth noting that in the petition "Neelkamal Realtors Suburban Pvt. Ltd. and others v. Union of India" before the Hon'ble Bombay High Court, the Hon'ble Bombay 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 the light of the above decision, it is clear that under the provisions of RERA, interest on the delay and on the principal amount shall be payable in accordance with the agreement [?] entered into between the promoter and the buyer, because the promoters have used the said amount.

As regards the rate of interest payable, the State Government has notified, under the Real Estate (Regulation and Development) Act, 206, the Real Estate (Regulation and Development) (Agreement for Sale/Lease) Rules, 208 on 47.0.20:8. In it, in the format of the sale/lease deed given as an annexure, [?] 9 defines the promoters' default cases Page 3 (Events of default), in which WAR [?] 9.2(ii) provides for the allottee, in the event of the promoter's default, 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 +% unless provided otherwise under the Rules. within forty-five days of receiving the termination notice:" The same rate is also fixed in paragraph 9.30) for the event of default by allottees. Having regard to this provision, it appears just to award the allottee interest for the delayed period at the rate of MCLR+I per cent. As regards up to what period interest is to be awarded, in this regard the Hon'ble Supreme Court in Civil Appeal [?] 6649-50 /20:8, Supertech Limited v. Rajni Goyal, has held that:-

"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@) of the Consumer Complaint, wherein she has admitted that the Appellant —Builder had obtained the Completion Certificate as late as April 206. 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." In accordance with the above legal position, the complainant will be entitled to delay interest up to the date on which the O.C./C.C. is received or possession is offered, whichever is later. In such a case the complainant will be entitled to interest for the delay up to the period until the O.C./C.C. is received or possession is offered, whichever is later. Page 4 In addition, by notification WA 7740 / B-3-78-65 Miscellaneous / 46 of the U.P. Government, Housing and Urban Planning Department, Section-3, dated 7.0.20:8, the following has been stated regarding force majeure in paragraph 7 of the model [?]:- 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 5 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 the same sequence, after considering all relevant facts, the U.P. RERA Authority, by its order dated 20.05.2020, in view of the effect of COVID-49 (Corona Virus Disease), gave all projects a period of 6 months from 25.03.2020, i.e. up to 25.09.2020, to complete the projects, and this period shall be treated as a force majeure period. Keeping this in view, no interest for the delay in the project from 25. 03,2020 to 25.09.2020 shall be paid by the promoter to the allottees, and no delay interest shall be charged from the complainant. Accordingly, point Wea is disposed of. Having considered the above points [Pra], the following orders are passed:- ORDER 4... The opposite party is directed to complete all the facilities of the complainants' units in accordance with the allotment letter / ITT [?], and to ensure that possession along with O.C./C.C. is given by 34.42.2022, and, on receipt of the payable stamp duty, to get the registry done as per rules. Page 5

The opposite party shall ensure that it pays the complainant MCLR+I per cent interest on the amount deposited by the complainant, from 44.42.209 up to the date of the O.C./C.C. or the offer of possession. This interest amount shall be adjusted in the final payment amount. If the interest amount exceeds the amount payable, the excess shall be refunded to the complainant. Having regard to the force majeure period, interest shall not be calculated for the delay in the project from 25.03.2020 to 25.09.2020. Also, if the complainant has any overdues, interest for this period shall not be payable on them either. In the cases of the other complainants, the calculation shall be made as above in accordance with the allotment letter and agreement. The opposite party is directed that interest is defined under Section 2(20)() of the RERA Act, 2046, which provides that if, after RERA comes into force, any interest rate is charged by the promoter on account of the allottee's default, the same rate shall be given to the allottee when the promoter defaults. The interest rate notified by the State Government is MCLR+I per cent. A copy of this order shall be placed on each of the related files, and in each case the amount and interest shall be calculated in accordance with the ard [?] laid down in this order.

Any violation of this order shall be punishable under Section 63 of the Real Estate (Regulation and Development) Act and other relevant provisions. The order shall be uploaded on the portal. Date:- |5/0॥/ 2022 (Kalpana Mishra) (Member) U.P. Real Estate Regulatory Authority Page 6

= भू-सम्पदा विनियामक प्राधिकरण, क्षेत्रीय कार्यालय, गौतमबुद्धनगर। पीठ-॥ उपस्थिति:-- श्रीमती कल्पना मिश्रा, सदस्य क्रम सं० शिकायत संख्या शिकायतकर्तागण i | ~—-NCR44/05/74342/202 | रूपम गुप्ता एवं sto दीप | राज गुप्ता 2. इटारा44/06/764/202 संदीप कुमार 3. पटारा44/05/7477/202 पुलकित जैन 4. NCRI44/05/74394/202 इज्जत जेहरा बनाम ग्रेनाइट हिल प्रॉपर्टीज प्रा० लि० शिकायतकर्ता रूपम गुप्ता एवं so दीप राज गुप्ता के साथ 03 अन्य शिकायतकर्तागण द्वारा विपक्षी के विरूद्ध वाद योजित किया गया है। इन सभी शिकायतों के तथ्य समान हैं और एक समान साक्ष्य हैं। यह सभी शिकायतें "THE DOWNTOWN" परियोजना से सम्बन्धित है। अतः एक ही निर्णय से इनका निस्तारण किया जा रहा है। शिकायत Wo NCR44/05/74342/202I रूपम गुप्ता एवं डा0 दीप राज गुप्ता अग्रणी वाद रहेगा। प्रस्तुत शिकायत प्रार्थना पत्र शिकायतकर्ता द्वारा विपक्षी के विरूद्ध विलम्बित अवधि के ब्याज सहित कब्जा दिलाये जाने हेतु संस्थित किया गया है। संक्षेप में शिकायतकर्ता का कथन है कि उनके द्वारा विपक्षी की परियोजना में THE DOWNTOWN यूनिट सं0- DT/KG/I825 बुक किया गया, जिसकी कुल कीमत 4,2i,425/-e7y है, जिसके सापेक्ष उनके द्वारा समय-समय पर किश्तों के आधार पर 3,40,636 //-रुपये का भुगतान किया गया। शिकायतकर्ता का कहना है कि विपक्षी द्वारा परियोजना स्थल पर विगत 3 वर्षों से किसी प्रकार का निर्माण कार्य नहीं किया जा रहा है। अतः -+- Page 2 = द्वारा विपक्षी के विरूद्द विलम्बित अवधि के ब्याज सहित कब्जा दिलाये जाने का अनुरोध किया गया है।

शिकायतकर्ता की ओर से अपने कथन के समर्थन में आवेदन पत्र की छायाप्रति, आवंटन /अनुबन्ध पत्र दिनांक t0.06.2074, जमा धनराशि की रसीदें आदि की छायाप्रतियां दाखिल की गयी हैं। विपक्षी द्वारा जवाब दाखिल करते हुए कहा गया है कि शिकायतकर्ता को उनकी परियोजना THE DOWNTOWN में यूनिट संख्या- DT/KG/825, बुक की गई थी, जिसके सम्बन्ध में उभयपक्षों के मध्य अनुबंध पत्र दिनांक 40.06. 20i4 को निष्पादित किया गया। विपक्षी का यह भी कहना है कि शिकायतकर्ता को यूनिट का कब्जा दिसम्बर 2022 तक उपलब्ध करा दिया जायेगा। विपक्षी द्वारा जवाब में यह भी अंकित किया गया है कि वह विलम्बित अवधि के ब्याज को अंतिम भुगतान में समायोजित कर देंगे। उभयपक्ष को सुना व पत्रावली का अवलोकन किया। पक्षकारों के अभिवचनों के आधार पर निम्नलिखित वाद बिन्दु विचारणीय किये गये :- 4... क्‍या शिकायतकर्ता कब्जा एवं विलम्बित अवधि का ब्याज पाने का अधिकारी है? निस्तारण बिन्दु संख्या-4 शिकायतकर्ता का कहना है कि विपक्षी द्वारा परियोजना स्थल पर विगत 3 वर्षों से किसी प्रकार का निर्माण कार्य नहीं किया जा रहा है। अतः शिकायतकर्ता द्वारा विपक्षी के विरूद्द विलम्बित अवधि के ब्याज सहित कब्जा दिलाये जाने का अनुरोध किया गया है। जिस पर विपक्षी द्वारा जवाब दाखिल करते हुए कहा गया है कि शिकायतकर्ता को यूनिट का कब्जा दिसम्बर 2022 तक उपलब्ध करा दिया जायेगा।

पत्रावली पर आवंटन अनुबन्ध दिनांक 40.06.2044 की छायाप्रति दाखिल की गयी है, जिसके प्रस्तर-26 के अवलोकन से विदित है कि विपक्षी द्वारा रैफ्ट रखे जाने की तिथि अथवा आवंटन अनुबन्ध निष्पादन किये जाने की तिथि, जो भी बाद में हो, की तिथि से 5 वर्ष में यूनिट को पूर्ण किया जाएगा। इसके अतिरिक्त 6 माह की अनुग्रह अवधि का भी उल्लेख है। अनुबन्ध में We रखे जाने की तिथि अंकित नहीं की गयी है। ऐसी दशा में अनुबन्ध निष्पादन की oo eo Page 2 z 40.06.20i4 से ही waa अवधि (5 वर्ष + 6 माह) की गणना किया जाना उचित होगा। अतः उपरोकक्‍तानुसार कब्जे की तिथि 40.2.2049 होती है। यह स्पष्ट है कि परियोजना विलम्बित है और ऐसे में शिकायतकर्ता दिनांक 44.42.2049 से ओ.सी. / सी.सी. अथवा कब्जा ऑफर किये जाने, जो भी बाद में हो तक की अवधि पर विलंबित अवधि का ब्याज पाने का अधिकारी है। इस सम्बंध में उल्लेखनीय है कि माननीय बॉम्बे उच्च न्यायालय के "नीलकमल रियलटर्स सबअर्बन प्रालि. आदि बनाम यूनियन ऑफ इंडिया" की याचिका में माननीय बॉम्बे 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." अत: उपरोक्त निर्णय के आलोक में यह स्पष्ट है कि रेर। के भ्राविधानों के अन्तर्गत प्रमोटर व क्रेता के da किये गये अनुबंध के अनुरूप विलम्ब तथा मूल धनराशि पर ब्याज देय होगा, क्‍योंकि प्रमोटर्स द्वारा उक्त धनराशि का उपभोग किया गया है। जहां तक देय ब्याज दर का प्रश्न है, राज्य सरकार द्वारा भू-सम्पदा (विनियमन एवं विकास) अधिनियम 206 के अधीन दिनांक 47.0.20:8 को भू-सम्पदा (विनियमन और विकास) (विक्रय,/पट्टा के लिए करार) नियमावली 208 अधिसूचित की गयी हैं। इसमें संलग्नक के रूप में दिये गये विक्रय / पट्टा विलेख के प्रारूप के wee 9 में प्रमोटर्स के डिफाल्ट प्रकरण \ oe

Page 3 (Events of default) परिभाषित है, जिसमें WAR 9.2(ii) 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। जहां तक किस अवधि तक का ब्याज दिलाये जाने का प्रश्न है।इस सम्बंध में सिविल अपील vo 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 as per the admission of the Respondent — Purchaser herself in Para 4@) of the Consumer Complaint, wherein she has admitted that the Appellant —Builder had obtained the Completion Certificate as late as April 206. 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./सी.सी. मिलने अथवा कब्जा ऑफर किये जाने, जो भी बाद में हो की तिथि तक शिकायतकर्ता विलम्ब ब्याज पाने का अधिकारी होगा। ऐसी दशा में शिकायतकर्ता ओ.सी./सी.सी. मिलने अथवा कब्जा ऑफर किये जाने,जो भी बाद में हो तक की अवधि तक विलम्ब के लिएब्याज पाने के अधिकारी होगें। ना Page 4 इसके अतिरिक्त दिनांक 7.0.20:8 को उ0प्र0 शासन आवास एवं शहरी नियोजन अनुभाग-3 की अधिसूचना WA 7740 / B-3-78-65 विविध / 46 के द्वारा मॉडल Wr 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 complete Common Areas with all specifications, amenities and facilities of the Project in place on 5 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 कम में समस्त सुसंगत तथ्यों के बाद उ0प्र0 रेरा अथॉरिटी द्वारा दिनांक 20.05.2020 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। तद्नुसार बिन्दु Wea निस्तारित किया जाता है।

उपरोक्त बिन्दुओं का Pra करते हुए निम्न आदेश पारित किये जाते हैं :- आदेश 4... विपक्षी को आदेशित किया जाता है कि वह शिकायतकर्तागण के यूनिट्स की समस्त सुविधाओं को आवंटन-पत्र / ITT के अनुसार पूर्ण कराकर Page —_—_: esse Page 5 4 34.42.2022 तक ओ.सी. / सी.सी. सहित कब्जा देना सुनिश्चित करें और देय स्टाम्प शुल्क प्राप्त कर नियमानुसार रजिस्ट्री करायें। विपक्षी, शिकायतकर्ता को दिनांक 44.42.209 से ओ.सी /सी.सी अथवा कब्जा ऑफर किये जाने की तिथि तक शिकायणकर्णा द्वारा ws जगा घनराशि पर MCLR+I प्रतिशत ब्याज अदा करना सुनिश्चित करें। ब्याज की यह धनराशि अंतिम भुगतान की धनराशि में समायोजित की जायेगी। ब्याज की धनराशि देय धनराशि से अधिक होने पर शिकायतकर्ता को वापस की जायेगी। फोर्स मैज्योर पीरियड को दृष्टिगत रखते हुए दिनांक 25.03.2020 से दिनांक 25.09.2020 तक परियोजना में हुए विलम्ब हेतु ब्याज की गणना नहीं की जायेगी। साथ ही यदि शिकायतकर्ता का कोई अतिदेय (Over Dues) है, तो उस पर भी इस अवधि का ब्याज देय न होगा। अन्य शिकायतकर्तागण के प्रकरणों में आवंटन पत्र,अनुबन्ध के अनुरूप उपरोक्‍्तानुसार गणना की जायेगी। विपक्षी का निर्देशित किया जाता है कि रेरा अधिनियम 2046 के धारा 2(2०)() के अन्तर्गत ब्याज को परिभाषित किया गया है कि रेरा लागू होने के बाद यदि 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। राज्य सरकार द्वारा अधिसूचित ब्याज दर MCLR+I प्रतिशत है। इस आदेश की एक-एक प्रति सम्बंधित पत्रावलियों पर रखी जाये एवं इस आदेश में प्रतिपादित ard के अनुरूप धनराशि व ब्याज की प्रत्येक मामले में गणना की जायेगी |

इस आदेश का उल्लघंन भू-सम्पदा (विनियमन एवं विकास) । की धारा-63 तथा अन्य सुसंगत प्राविधानों के अन्तर्गत दंडनीय होगा। आदेश पोर्टल पर अपलोड किया जाये। दिनांक :-|५/०॥/ 2022 (कल्पना मिश्रा) (सदस्य) उ0प्र0 भू-सम्पदा विनियामक प्राधिकरण Page 6