U.P. Real Estate Regulatory Authority, Regional Office, Gautam Budh Nagar | Order under Section 34, Bench-2 (formerly Bench-4) Present: Shri T. Venkatesh, Member Serial No. | Complaint No. | | Unit No. | Total Price | Amount Deposited 1. Complaint No. NCR45/06/9524/2022, Usha Kiran Sharma, Unit T7-607, Rs. 33,74,800/-, deposited Rs. 33,56,085/- 2. Complaint No. NCR4572/02962/2022 [?], Neelanshu Barnawal, Unit [?]-507 [?], Rs. 30,73,900/-, deposited Rs. 26,35,642/- 3. Complaint No. NCR45/05008309/2023 [?], Piyush Singh, Unit T6-502, Rs. 4,52,450/-, deposited Rs. 4,36,26 [?]/- 4. Complaint No. NCR45/047088/2023 [?], Prashant Bansal, Unit T6-07, Rs. 29[?]8,520/-, deposited Rs. 28,34,350/- Versus M/s Rise Projects Pvt. Ltd. The complainant Usha Kiran Sharma, along with 03 other complainants, has filed the present complaints against the respondent. The facts of all these complaints are the same and they rest on identical evidence. All these complaints relate to one and the same project, RISE ORGANIC HOMES PHASE-I. Therefore, the complaints are being disposed of by one common decision. Complaint No. NCR45/06/9524/2022, Usha Kiran Sharma, shall be the lead case. The present complaint petition has been filed by the complainant against the respondent seeking possession of the unit in question and interest for the delayed period.

In brief, the complainant's case is that on 08.04.2045 she booked Unit No. 607 in Tower 7-7 of the respondent's project RISE ORGANIC HOMES PHASE-I. The total price of the unit was Rs. 33,74,800/-, against which she paid Rs. 33,56,085/- to the respondent from time to time in instalments according to the payment schedule. The complainant further states that construction of Tower 7-7 has not yet been completed, and no construction has been carried on for the last 3-4 years. For this reason, the complainant has filed this complaint under Section 34 of the Real Estate (Regulation and Development) Act for possession of the unit along with interest for the delayed period. In support of her statement, the complainant has filed copies of records, including the vakalatnama, the rejoinder, the allotment letter / flat buyer agreement dated 40.40.206, and receipts of the amounts paid to the respondent.

In its written reply, the respondent stated that the complainant booked Unit No. [?]7-607 in the project RISE ORGANIC HOMES PHASE-I. Against this booking, the respondent issued an allotment letter in favour of the complainant on 40.0.206, under which possession was to be given after 42 months with a grace period of 6 months, that is, by October 2020. The respondent states that against the total price of Rs. 33,74,800/-, the complainant has paid Rs. 37,84,026/-. The respondent further states that, under clause 3(0) on page 8 of the agreement / allotment letter, the complainant did not pay the amount due on time, and this caused delay in completing the construction of the project. The respondent also states that the project was delayed by orders passed by the Hon'ble National Green Tribunal (NGT) and by COVID-19. In view of these facts, the respondent has requested that the complaint be dismissed and that the complainant be directed to collect cheques for the amount deposited. In support of its statement, the respondent has filed the vakalatnama, the written reply, and copies of its application dated 27.02.2023 made before the competent development authority for partial completion certificates for Towers 2, 3, 4, 5, 6 and 9 of the project, along with copies of records. The arguments of both sides have been heard and the evidence on the file examined. On that basis, the following point has been framed:

4. Whether the complainant should be given possession and interest for the delayed period? If yes, what will be the rate of interest? [Page 4] Point No. 4 has been framed to decide whether the complainant should be given possession and interest for the delayed period, and if so, at what rate of interest. This point is framed on the allegations of the complainant, and the burden of proving them lies on the complainant. The complainant states that construction of Tower 7-7 of the project has not been completed and that no construction has been carried on for the last 3-4 years. Accordingly, the complainant has asked that the unit be handed over with possession and interest for the delayed period, and that the unit be registered in her name. Section 48 (4) of the RERA Act provides as follows: Section 8 (4) "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." Accordingly, the allottee has the right: if he does not get possession as per the agreement, he may demand return of the deposited amount with interest, or he may remain in the project and receive interest for every month of delay. In the present case, however, the complainant has asked for possession and interest for the delayed period. [Page 2]

A copy of the allotment letter dated 40.40.2046 executed between the parties has been placed on record. Under clause 6 [OCR: "»(6)"] of that allotment letter, the respondent was to complete construction of the project and give possession to the complainant within 48 months from the date of the flat buyer agreement, that is, 42 months with a 6-month grace period. Accordingly, as stated above, the complainant was entitled to possession by 40.40.2020, but the respondent did not give possession within the stipulated period. It is clear that the completion of the project has been delayed. In such a case, it appears just that the complainant be given interest for the delayed period from 44.40.2020 until the date on which the O.C. / C.C. is obtained or possession is offered, whichever is later. As to the period up to which interest for the delay is to be given, the Hon'ble Supreme Court, in Civil Appeal No. 6649-50 / 208 "Supertech Limited v. Rajni Goyal", has held:

"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 20!6 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 is entitled to delay interest up to the date of O.C. / C.C. or the date on which possession is offered, whichever is later. [Page 4] In this connection, it is noted that in the petition of the Bombay High Court, "Neelkamal Realtors Suburban Pvt. Ltd. and Others v. Union of India", the Hon'ble High Court has held:

"Section 8()(0) 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 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." In view of the above judgment, it is clear that under the provisions of the U.P. RERA, interest on the delay and on the principal amount is payable in accordance with the agreement between the promoter and the allottee, because the promoter has used that amount. Section 2 (za) 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 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; [Page 5] As to the rate of interest payable, the State Government, under the Real Estate (Regulation and Development) Act 2046, on 47.40.2048 notified the Real Estate (Regulation and Development) (Rules for Agreement for Sale / Lease) Rules 2048. In the format of the sale / lease deed given as an annexure to those Rules, Clause 9 defines the Events of Default by the promoter. In the case of a promoter's default, clause 9.20) provides the following for the allottee: "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 fixed in clause 9.30) for the default of allottees. Keeping this provision in view, it appears just that the allottee be awarded interest for the delayed period at the rate of MCLR+[?] per cent. It is also clarified that if the complainant has any amount due and delayed, the respondent may likewise receive interest at the rate of MCLR+I per cent. Further, on 47.40.2048 the U.P. Government, Housing and Urban Planning Department, Section-3, by Notification No. 4740 / 8--3--48-65 Miscellaneous / +6, mentioned the following regarding force majeure in clause 7 of the Model Agreement: "7. POSSESSION OF THE APARTMENT/PLOT:

7.1 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]:" [Page 6] In the same sequence, after considering all relevant facts, the U.P. RERA Authority, on 06.06.2020, in view of the effect of COVID-19 (Corona Virus Disease), granted a period of 6 months from 25.03.2020, that is, up to 25.09.2020, for completing all projects, and this period is to be treated as force majeure. In view of this, 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 taken from the complainant. Accordingly, Point No. 2 is disposed of.

Disposing of the above points, the following orders are passed: Order 1. The respondent is directed to ensure that, within 45 days of the date of uploading of this order on the portal, the complainants' units are handed over with possession along with O.C. / C.C., after completing all facilities as per the allotment and the flat buyer agreement, and to get the registration done as per rules after receiving the stamp duty payable. 2. The respondent shall pay to the complainant interest for the delayed period at MCLR+I per cent per annum on the amount deposited by the complainant, from 44.40.2020 up to the date of O.C. / C.C. or the date of offer of possession, whichever is later. In view of the force majeure period from 25.03.2020 to 25.09.2020, the period of delay during that time shall not be calculated, and no interest for that period shall be taken from the complainant on any overdue amount. In the cases of the other complainants, delay interest shall be calculated as above, in accordance with the allotment and flat buyer agreement. 3. The respondent is further directed that, under Section 2(28)0) of the RERA Act, 2046, if after the RERA came into force the promoter charges any interest rate from the allottee for default, the same rate of interest shall be paid to the allottee when the promoter defaults. Accordingly, interest at MCLR+I per cent shall also be payable by the complainant on the delayed payment. [Page 7]

4. If the respondent does not comply with this order, the complainant shall have the right to have the order implemented through the RERA Authority. A copy of this order shall be placed on each of the relevant files, and the amount and interest in each case shall be calculated in accordance with the principle laid down in this order. Violation of this order is punishable under Section 63 of the Real Estate (Regulation and Development) Act, 2046 and other relevant provisions. Upload this order on the portal. (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 :- श्री टी. वेंकटेश, सदस्य क्रम सं. | शिकायत संख्या | | यूनिट संख्या | कुल मूल्य | जमा धनराशि . बिटारा45/06/9524/2022 उषा किरण शम T7-607 | 33,74,800 /- | 33,56,085 /— 2... टारा4572/02962/2022 | नीलांशु बरनवाल पृण-507. | 30,73,900/— | 26,35,642 /- 3... फ्टारा45/05008309/2023 पीयूष सिंह T6-502 | 4,52,450/— | 4,36,26 /- | | बटारा45/047088/2023 प्रशांत बंसल T6-07 | 29॥8,520 /- | 28,34,350 /- बनाम मैसर्स राइज प्रोजेक्ट्स प्रा. लि. शिकायतकर्ता उषा किरण शर्मा के साथ 03 अन्य शिकायतकर्तागण द्वारा विपक्षी के विरुद्ध प्रश्नगत शिकायतें योजित की गयी हैं। इन सभी शिकायतों के तथ्य समान है और एक समान साक्ष्य हैं। यह सभी शिकायतें एक ही परियोजना RISE ORGANIC HOMES PHASE | से सम्बन्धित हैं। अतः एक ही निर्णय से प्रश्नगत शिकायतों का निस्तारण किया जा रहा है। शिकायत संख्या- NCR45/06/9524/2022 उषा किरण शर्मा अग्रणी वाद रहेगा। प्रस्तुत शिकायत प्रार्थना पत्र शिकायतकर्ता द्वारा विपक्षी के विरुद्ध प्रश्ननत यूनिट का कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने हेतु संस्थित किया गया है।

संक्षेप में शिकायतकर्ता का कथन है कि उनके द्वारा विपक्षी की परियोजना RISE ORGANIC HOMES PHASE । के टॉवर-7-7 में दिनांक 08.04.2045 को यूनिट संख्या-607 बुक करायी गयी थी। यूनिट का कुल मूल्य 33,74,800 /— रुपये था, जिसके सापेक्ष उनके द्वारा समय-समय पर किश्तों के आधार पर 33,56,085 //- रुपये का भुगतान विपक्षी को किया गया। शिकायतकर्ता का यह भी कहना है कि परियोजना के टॉवर-7-7 का निर्माण कार्य अभी तक पूर्ण नहीं किया गया है और न ही विगत 3-4 वर्ष से कोई Page 4 निर्माण कार्य किया जा रहा है। जिस कारण शिकायतकर्ता द्वारा भू-सम्पदा विनियामक प्राधिकरण अधिनियम की धारा 34 के अन्तर्गत विपक्षी के विरुद्ध यह शिकायत विलम्बित अवधि के ब्याज सहित यूनिट का कब्जा दिलाये जाने हेतु दर्ज करायी गयी है। शिकायतकर्ता की ओर से अपने कथन के समर्थन में वकालतनामा, प्रत्युत्तर, आवंटन पत्र/फ्लैट क्रेता अनुबन्ध दिनांकित 40.40.206, विपक्षी को भुगतान की गयी धनराशि की रसीदें आदि अभिलेखों की छायाप्रतियां दाखिल की गयी हैं।

विपक्षी की ओर से लिखित जवाब दाखिल करते हुए कथन किया गया है कि शिकायतकर्ता द्वारा परियोजना "RISE ORGANIC HOMES PHASE-I" में यूनिट संख्या-ग7-607 बुक करायी गयी थी, जिसके सापेक्ष विपक्षी द्वारा शिकायतकर्ता के पक्ष में दिनांक 40.0.206 को आंवटन यत्र जारी किया गया, जिसके WRAY) के अनुसार 42 माह एवं 6 माह की aque अवधि के साथ अर्थात अक्टूबर, 2020 तक यूनिट का कब्जा उपलब्ध कराया जाना था। यूनिट की कुल कीमत 33,74,800/— के सापेक्ष शिकायतकर्ता द्वारा 37,84,026 /- रुपये की धनराशि का भुगतान किया गया है। शिकायतकर्ता err अनुबन्ध / आवंटन पत्र के पृष्ठ संख्या-8 के ग्रस्तर-3(0) के अनुसार अपनी देय धनराशि का भुगतान समय पर नहीं किया गया है, जिस कारण परियोजना का निर्माण कार्य पूर्ण किये जाने में विलम्ब हुआ। इसके अतिरिक्‍त विपक्षी की परियोजना में हुए विलम्ब के सम्बन्ध में यह भी कहा गया है कि प्रश्नगत परियोजना मा. एन.जी.टी द्वारा पारित आदेशों व कोविड--49 के कारण परियोजना में विलंब हुआ। उपर्युक्त तथ्यों को दृष्टिगत रखते हुए विपक्षी द्वारा gerd शिकायत को खारिज किये जाने का अनुरोध किया गया है तथा शिकायतकर्ता को अपनी जमा धनराशि. के सम्बन्ध में चेक प्राप्त करने हेतु निर्देशित किये जाने का अनुरोध किया गया है। ह विपक्षी द्वारा अपने कथन के समर्थन में वकालतनामा, लिखित जवाब, परियोजना के टॉवर-2, 3, 4, 5, 6, 9 के आंशिक पूर्णता प्रमाण-पत्र हेतु सक्षम विकास प्राधिकरण के समक्ष किये गये आवेदन दिनांक 27.02.2023, अभिलेखों की छायाप्रतियां दाखिल की गयी हैं।

उभयपक्ष के तर्कों को सुना गया व पत्रावली पर उपलब्ध साक्ष्यों का अवलोकन किया गया, जिसके आधार पर निम्न बिन्दु विचरित किये गये हैं :- 4... क्‍या शिकायतकर्ता को कब्जा एवं विलम्बित अवधि का ब्याज दिलाया जाये ? यदि हाँ तो ब्याज की दर क्‍या होगी ? Page 2 CG निस्तारण बिन्दु संख्या- 4 निस्तारण बिन्दु संख्या-4 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 परियोजना के टॉवर्--ग-7 का निर्माण कार्य अभी तक पूर्ण नहीं किया गया है और न ही विगत 3-4 वर्ष से कोई निर्माण कार्य किया जा रहा है। अतः शिकायतकर्ता द्वारा विलम्बित अवधि के ब्याज सहित यूनिट का कब्जा दिलाये जाने एवं रजिस्ट्री कराये जाने का अनुरोध किया गया है। रेरा एक्ट की धारा 48 (4) F प्राविधान है कि :- Section 8 (4) “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. 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 Page 3 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 पत्र दिनांक 40.40.2046 की छायाप्रति दाखिल की गयी है, जो उभयपक्षों के मध्य निष्पादित है, जिसके कब्जे वाले प्रस्तर-»(6) के अवलोकन से विदित है कि विपक्षी द्वास फ्लैट क्रेता अनुबन्ध की तिथि से 42 माह एवं 6 माह की अनुग्रह अवधि के साथ 48 माह में परियोजना का निर्माण कार्य पूर्ण कर शिकायतकर्ता को कब्जा उपलब्ध कराया जाना था। ऐसे में उपरोक्तानुसार शिकायतकर्ता दिनांक 40.40.2020 तक अपनी यूनिट का कब्जा पाने का अधिकारी था, परन्तु विपक्षी द्वारा निर्धारित समयावधि में यूनिट का कब्जा प्रदान नहीं किया गया है। यह स्पष्ट है कि परियोजना पूर्ण होने में विलम्ब हुआ है और ऐसी दशा में शिकायतकर्ता को दिनांक 44.40.2020 से ओ.सी. / सी.सी. प्राप्त होने अथवा कब्जा ऑफर किये जाने की तिथि, जो भी 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 संख्या--6649-50,/ 208 ”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(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 20!6 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 शिकायत्तकर्ता विलम्ब ब्याज पाने का अधिकारी होगा। Page 4 ob इस सम्बन्ध 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()(0) 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 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.—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; Page 5 bs 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 2048 अधिसूचित की गयी हैं। इसमें संलग्नक के रूप में दिये गये विक्रय / पट्टा विलेख के प्रारूप के wea 9 में प्रमोटर्स के डिफाल्ट प्रकरण Events of default) परिभाषित है, जिसमें प्रस्तर 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 MCLR+ 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 McLR+i प्रतिशत की दर से ही ब्याज प्राप्त सकता है। इसके अतिरिक्त दिनांक 47.40.2048 को उ.प्र. शासन आवास Vd शहरी नियोजन अनुभाग-3 की अधिसूचना संख्या-4740 / 8--3--48-65 विविध /+6 के द्वारा मॉडल Whe 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 , unless there is delay or failure due to war, Page 6 Oa

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 उ.प्र. रेरा अथॉरिटी द्वारा दिनांक 06.06.2020 को कोविड--49 (Corona Virus Disease) @ 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 संख्या-2 निस्तारित किया जाता है। उपरोक्त 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 शिकायतकर्तागण की यूनिट को आवंटन, फ्लैट क्रेता 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 44.40.2020 से ओ.सी. /सी.सी. प्राप्त होने अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो, की अवधि तक शिकायतकर्ता द्वारा जमा धनराशि पर MCLR+I 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। अन्य शिकायतकर्तागण के प्रकरण में आवंटन फ्लैट क्रेता अनुबन्ध के अनुरूप उपरोक्‍तानुसार विलम्ब ब्याज की गणना की जायेगी। Page 7 aa 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 MCLR+I प्रतिशत की ब्याज दर से ब्याज देय होगा। 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। इस आदेश की एक-एक प्रति सम्बन्धित पत्रावलियों पर रखी जाए एवं इस आदेश में प्रतिपादित amt के अनुरूप धनराशि व ब्याज की प्रत्येक मामले में गणना की जाएगी। 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। ८ ११ by

(सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण

U.P. Real Estate Regulatory Authority, Regional Office, Gautam Budh Nagar | Order under Section 34, Bench-2 (formerly Bench-4) Present: Shri T. Venkatesh, Member Serial No. | Complaint No. | | Unit No. | Total Price | Amount Deposited 1. Complaint No. NCR45/06/9524/2022, Usha Kiran Sharma, Unit T7-607, Rs. 33,74,800/-, deposited Rs. 33,56,085/- 2. Complaint No. NCR4572/02962/2022 [?], Neelanshu Barnawal, Unit [?]-507 [?], Rs. 30,73,900/-, deposited Rs. 26,35,642/- 3. Complaint No. NCR45/05008309/2023 [?], Piyush Singh, Unit T6-502, Rs. 4,52,450/-, deposited Rs. 4,36,26 [?]/- 4. Complaint No. NCR45/047088/2023 [?], Prashant Bansal, Unit T6-07, Rs. 29[?]8,520/-, deposited Rs. 28,34,350/- Versus M/s Rise Projects Pvt. Ltd. The complainant Usha Kiran Sharma, along with 03 other complainants, has filed the present complaints against the respondent. The facts of all these complaints are the same and they rest on identical evidence. All these complaints relate to one and the same project, RISE ORGANIC HOMES PHASE-I. Therefore, the complaints are being disposed of by one common decision. Complaint No. NCR45/06/9524/2022, Usha Kiran Sharma, shall be the lead case. The present complaint petition has been filed by the complainant against the respondent seeking possession of the unit in question and interest for the delayed period.

In brief, the complainant's case is that on 08.04.2045 she booked Unit No. 607 in Tower 7-7 of the respondent's project RISE ORGANIC HOMES PHASE-I. The total price of the unit was Rs. 33,74,800/-, against which she paid Rs. 33,56,085/- to the respondent from time to time in instalments according to the payment schedule. The complainant further states that construction of Tower 7-7 has not yet been completed, and no construction has been carried on for the last 3-4 years. For this reason, the complainant has filed this complaint under Section 34 of the Real Estate (Regulation and Development) Act for possession of the unit along with interest for the delayed period. In support of her statement, the complainant has filed copies of records, including the vakalatnama, the rejoinder, the allotment letter / flat buyer agreement dated 40.40.206, and receipts of the amounts paid to the respondent.

In its written reply, the respondent stated that the complainant booked Unit No. [?]7-607 in the project RISE ORGANIC HOMES PHASE-I. Against this booking, the respondent issued an allotment letter in favour of the complainant on 40.0.206, under which possession was to be given after 42 months with a grace period of 6 months, that is, by October 2020. The respondent states that against the total price of Rs. 33,74,800/-, the complainant has paid Rs. 37,84,026/-. The respondent further states that, under clause 3(0) on page 8 of the agreement / allotment letter, the complainant did not pay the amount due on time, and this caused delay in completing the construction of the project. The respondent also states that the project was delayed by orders passed by the Hon'ble National Green Tribunal (NGT) and by COVID-19. In view of these facts, the respondent has requested that the complaint be dismissed and that the complainant be directed to collect cheques for the amount deposited. In support of its statement, the respondent has filed the vakalatnama, the written reply, and copies of its application dated 27.02.2023 made before the competent development authority for partial completion certificates for Towers 2, 3, 4, 5, 6 and 9 of the project, along with copies of records. The arguments of both sides have been heard and the evidence on the file examined. On that basis, the following point has been framed:

4. Whether the complainant should be given possession and interest for the delayed period? If yes, what will be the rate of interest? [Page 4] Point No. 4 has been framed to decide whether the complainant should be given possession and interest for the delayed period, and if so, at what rate of interest. This point is framed on the allegations of the complainant, and the burden of proving them lies on the complainant. The complainant states that construction of Tower 7-7 of the project has not been completed and that no construction has been carried on for the last 3-4 years. Accordingly, the complainant has asked that the unit be handed over with possession and interest for the delayed period, and that the unit be registered in her name. Section 48 (4) of the RERA Act provides as follows: Section 8 (4) "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." Accordingly, the allottee has the right: if he does not get possession as per the agreement, he may demand return of the deposited amount with interest, or he may remain in the project and receive interest for every month of delay. In the present case, however, the complainant has asked for possession and interest for the delayed period. [Page 2]

A copy of the allotment letter dated 40.40.2046 executed between the parties has been placed on record. Under clause 6 [OCR: "»(6)"] of that allotment letter, the respondent was to complete construction of the project and give possession to the complainant within 48 months from the date of the flat buyer agreement, that is, 42 months with a 6-month grace period. Accordingly, as stated above, the complainant was entitled to possession by 40.40.2020, but the respondent did not give possession within the stipulated period. It is clear that the completion of the project has been delayed. In such a case, it appears just that the complainant be given interest for the delayed period from 44.40.2020 until the date on which the O.C. / C.C. is obtained or possession is offered, whichever is later. As to the period up to which interest for the delay is to be given, the Hon'ble Supreme Court, in Civil Appeal No. 6649-50 / 208 "Supertech Limited v. Rajni Goyal", has held:

"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 20!6 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 is entitled to delay interest up to the date of O.C. / C.C. or the date on which possession is offered, whichever is later. [Page 4] In this connection, it is noted that in the petition of the Bombay High Court, "Neelkamal Realtors Suburban Pvt. Ltd. and Others v. Union of India", the Hon'ble High Court has held:

"Section 8()(0) 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 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." In view of the above judgment, it is clear that under the provisions of the U.P. RERA, interest on the delay and on the principal amount is payable in accordance with the agreement between the promoter and the allottee, because the promoter has used that amount. Section 2 (za) 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 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; [Page 5] As to the rate of interest payable, the State Government, under the Real Estate (Regulation and Development) Act 2046, on 47.40.2048 notified the Real Estate (Regulation and Development) (Rules for Agreement for Sale / Lease) Rules 2048. In the format of the sale / lease deed given as an annexure to those Rules, Clause 9 defines the Events of Default by the promoter. In the case of a promoter's default, clause 9.20) provides the following for the allottee: "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 fixed in clause 9.30) for the default of allottees. Keeping this provision in view, it appears just that the allottee be awarded interest for the delayed period at the rate of MCLR+[?] per cent. It is also clarified that if the complainant has any amount due and delayed, the respondent may likewise receive interest at the rate of MCLR+I per cent. Further, on 47.40.2048 the U.P. Government, Housing and Urban Planning Department, Section-3, by Notification No. 4740 / 8--3--48-65 Miscellaneous / +6, mentioned the following regarding force majeure in clause 7 of the Model Agreement: "7. POSSESSION OF THE APARTMENT/PLOT:

7.1 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]:" [Page 6] In the same sequence, after considering all relevant facts, the U.P. RERA Authority, on 06.06.2020, in view of the effect of COVID-19 (Corona Virus Disease), granted a period of 6 months from 25.03.2020, that is, up to 25.09.2020, for completing all projects, and this period is to be treated as force majeure. In view of this, 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 taken from the complainant. Accordingly, Point No. 2 is disposed of.

Disposing of the above points, the following orders are passed: Order 1. The respondent is directed to ensure that, within 45 days of the date of uploading of this order on the portal, the complainants' units are handed over with possession along with O.C. / C.C., after completing all facilities as per the allotment and the flat buyer agreement, and to get the registration done as per rules after receiving the stamp duty payable. 2. The respondent shall pay to the complainant interest for the delayed period at MCLR+I per cent per annum on the amount deposited by the complainant, from 44.40.2020 up to the date of O.C. / C.C. or the date of offer of possession, whichever is later. In view of the force majeure period from 25.03.2020 to 25.09.2020, the period of delay during that time shall not be calculated, and no interest for that period shall be taken from the complainant on any overdue amount. In the cases of the other complainants, delay interest shall be calculated as above, in accordance with the allotment and flat buyer agreement. 3. The respondent is further directed that, under Section 2(28)0) of the RERA Act, 2046, if after the RERA came into force the promoter charges any interest rate from the allottee for default, the same rate of interest shall be paid to the allottee when the promoter defaults. Accordingly, interest at MCLR+I per cent shall also be payable by the complainant on the delayed payment. [Page 7]

4. If the respondent does not comply with this order, the complainant shall have the right to have the order implemented through the RERA Authority. A copy of this order shall be placed on each of the relevant files, and the amount and interest in each case shall be calculated in accordance with the principle laid down in this order. Violation of this order is punishable under Section 63 of the Real Estate (Regulation and Development) Act, 2046 and other relevant provisions. Upload this order on the portal. (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 :- श्री टी. वेंकटेश, सदस्य क्रम सं. | शिकायत संख्या | | यूनिट संख्या | कुल मूल्य | जमा धनराशि . बिटारा45/06/9524/2022 उषा किरण शम T7-607 | 33,74,800 /- | 33,56,085 /— 2... टारा4572/02962/2022 | नीलांशु बरनवाल पृण-507. | 30,73,900/— | 26,35,642 /- 3... फ्टारा45/05008309/2023 पीयूष सिंह T6-502 | 4,52,450/— | 4,36,26 /- | | बटारा45/047088/2023 प्रशांत बंसल T6-07 | 29॥8,520 /- | 28,34,350 /- बनाम मैसर्स राइज प्रोजेक्ट्स प्रा. लि. शिकायतकर्ता उषा किरण शर्मा के साथ 03 अन्य शिकायतकर्तागण द्वारा विपक्षी के विरुद्ध प्रश्नगत शिकायतें योजित की गयी हैं। इन सभी शिकायतों के तथ्य समान है और एक समान साक्ष्य हैं। यह सभी शिकायतें एक ही परियोजना RISE ORGANIC HOMES PHASE | से सम्बन्धित हैं। अतः एक ही निर्णय से प्रश्नगत शिकायतों का निस्तारण किया जा रहा है। शिकायत संख्या- NCR45/06/9524/2022 उषा किरण शर्मा अग्रणी वाद रहेगा। प्रस्तुत शिकायत प्रार्थना पत्र शिकायतकर्ता द्वारा विपक्षी के विरुद्ध प्रश्ननत यूनिट का कब्जा एवं विलम्बित अवधि का ब्याज दिलाये जाने हेतु संस्थित किया गया है।

संक्षेप में शिकायतकर्ता का कथन है कि उनके द्वारा विपक्षी की परियोजना RISE ORGANIC HOMES PHASE । के टॉवर-7-7 में दिनांक 08.04.2045 को यूनिट संख्या-607 बुक करायी गयी थी। यूनिट का कुल मूल्य 33,74,800 /— रुपये था, जिसके सापेक्ष उनके द्वारा समय-समय पर किश्तों के आधार पर 33,56,085 //- रुपये का भुगतान विपक्षी को किया गया। शिकायतकर्ता का यह भी कहना है कि परियोजना के टॉवर-7-7 का निर्माण कार्य अभी तक पूर्ण नहीं किया गया है और न ही विगत 3-4 वर्ष से कोई Page 4 निर्माण कार्य किया जा रहा है। जिस कारण शिकायतकर्ता द्वारा भू-सम्पदा विनियामक प्राधिकरण अधिनियम की धारा 34 के अन्तर्गत विपक्षी के विरुद्ध यह शिकायत विलम्बित अवधि के ब्याज सहित यूनिट का कब्जा दिलाये जाने हेतु दर्ज करायी गयी है। शिकायतकर्ता की ओर से अपने कथन के समर्थन में वकालतनामा, प्रत्युत्तर, आवंटन पत्र/फ्लैट क्रेता अनुबन्ध दिनांकित 40.40.206, विपक्षी को भुगतान की गयी धनराशि की रसीदें आदि अभिलेखों की छायाप्रतियां दाखिल की गयी हैं।

विपक्षी की ओर से लिखित जवाब दाखिल करते हुए कथन किया गया है कि शिकायतकर्ता द्वारा परियोजना "RISE ORGANIC HOMES PHASE-I" में यूनिट संख्या-ग7-607 बुक करायी गयी थी, जिसके सापेक्ष विपक्षी द्वारा शिकायतकर्ता के पक्ष में दिनांक 40.0.206 को आंवटन यत्र जारी किया गया, जिसके WRAY) के अनुसार 42 माह एवं 6 माह की aque अवधि के साथ अर्थात अक्टूबर, 2020 तक यूनिट का कब्जा उपलब्ध कराया जाना था। यूनिट की कुल कीमत 33,74,800/— के सापेक्ष शिकायतकर्ता द्वारा 37,84,026 /- रुपये की धनराशि का भुगतान किया गया है। शिकायतकर्ता err अनुबन्ध / आवंटन पत्र के पृष्ठ संख्या-8 के ग्रस्तर-3(0) के अनुसार अपनी देय धनराशि का भुगतान समय पर नहीं किया गया है, जिस कारण परियोजना का निर्माण कार्य पूर्ण किये जाने में विलम्ब हुआ। इसके अतिरिक्‍त विपक्षी की परियोजना में हुए विलम्ब के सम्बन्ध में यह भी कहा गया है कि प्रश्नगत परियोजना मा. एन.जी.टी द्वारा पारित आदेशों व कोविड--49 के कारण परियोजना में विलंब हुआ। उपर्युक्त तथ्यों को दृष्टिगत रखते हुए विपक्षी द्वारा gerd शिकायत को खारिज किये जाने का अनुरोध किया गया है तथा शिकायतकर्ता को अपनी जमा धनराशि. के सम्बन्ध में चेक प्राप्त करने हेतु निर्देशित किये जाने का अनुरोध किया गया है। ह विपक्षी द्वारा अपने कथन के समर्थन में वकालतनामा, लिखित जवाब, परियोजना के टॉवर-2, 3, 4, 5, 6, 9 के आंशिक पूर्णता प्रमाण-पत्र हेतु सक्षम विकास प्राधिकरण के समक्ष किये गये आवेदन दिनांक 27.02.2023, अभिलेखों की छायाप्रतियां दाखिल की गयी हैं।

उभयपक्ष के तर्कों को सुना गया व पत्रावली पर उपलब्ध साक्ष्यों का अवलोकन किया गया, जिसके आधार पर निम्न बिन्दु विचरित किये गये हैं :- 4... क्‍या शिकायतकर्ता को कब्जा एवं विलम्बित अवधि का ब्याज दिलाया जाये ? यदि हाँ तो ब्याज की दर क्‍या होगी ? Page 2 CG निस्तारण बिन्दु संख्या- 4 निस्तारण बिन्दु संख्या-4 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 परियोजना के टॉवर्--ग-7 का निर्माण कार्य अभी तक पूर्ण नहीं किया गया है और न ही विगत 3-4 वर्ष से कोई निर्माण कार्य किया जा रहा है। अतः शिकायतकर्ता द्वारा विलम्बित अवधि के ब्याज सहित यूनिट का कब्जा दिलाये जाने एवं रजिस्ट्री कराये जाने का अनुरोध किया गया है। रेरा एक्ट की धारा 48 (4) F प्राविधान है कि :- Section 8 (4) “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. 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 Page 3 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 पत्र दिनांक 40.40.2046 की छायाप्रति दाखिल की गयी है, जो उभयपक्षों के मध्य निष्पादित है, जिसके कब्जे वाले प्रस्तर-»(6) के अवलोकन से विदित है कि विपक्षी द्वास फ्लैट क्रेता अनुबन्ध की तिथि से 42 माह एवं 6 माह की अनुग्रह अवधि के साथ 48 माह में परियोजना का निर्माण कार्य पूर्ण कर शिकायतकर्ता को कब्जा उपलब्ध कराया जाना था। ऐसे में उपरोक्तानुसार शिकायतकर्ता दिनांक 40.40.2020 तक अपनी यूनिट का कब्जा पाने का अधिकारी था, परन्तु विपक्षी द्वारा निर्धारित समयावधि में यूनिट का कब्जा प्रदान नहीं किया गया है। यह स्पष्ट है कि परियोजना पूर्ण होने में विलम्ब हुआ है और ऐसी दशा में शिकायतकर्ता को दिनांक 44.40.2020 से ओ.सी. / सी.सी. प्राप्त होने अथवा कब्जा ऑफर किये जाने की तिथि, जो भी 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 संख्या--6649-50,/ 208 ”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(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 20!6 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 शिकायत्तकर्ता विलम्ब ब्याज पाने का अधिकारी होगा। Page 4 ob इस सम्बन्ध 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()(0) 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 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.—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; Page 5 bs 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 2048 अधिसूचित की गयी हैं। इसमें संलग्नक के रूप में दिये गये विक्रय / पट्टा विलेख के प्रारूप के wea 9 में प्रमोटर्स के डिफाल्ट प्रकरण Events of default) परिभाषित है, जिसमें प्रस्तर 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 MCLR+ 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 McLR+i प्रतिशत की दर से ही ब्याज प्राप्त सकता है। इसके अतिरिक्त दिनांक 47.40.2048 को उ.प्र. शासन आवास Vd शहरी नियोजन अनुभाग-3 की अधिसूचना संख्या-4740 / 8--3--48-65 विविध /+6 के द्वारा मॉडल Whe 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 , unless there is delay or failure due to war, Page 6 Oa

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 उ.प्र. रेरा अथॉरिटी द्वारा दिनांक 06.06.2020 को कोविड--49 (Corona Virus Disease) @ 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 संख्या-2 निस्तारित किया जाता है। उपरोक्त 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 शिकायतकर्तागण की यूनिट को आवंटन, फ्लैट क्रेता 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 44.40.2020 से ओ.सी. /सी.सी. प्राप्त होने अथवा कब्जा ऑफर किये जाने की तिथि, जो भी बाद में हो, की अवधि तक शिकायतकर्ता द्वारा जमा धनराशि पर MCLR+I 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। अन्य शिकायतकर्तागण के प्रकरण में आवंटन फ्लैट क्रेता अनुबन्ध के अनुरूप उपरोक्‍तानुसार विलम्ब ब्याज की गणना की जायेगी। Page 7 aa 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 MCLR+I प्रतिशत की ब्याज दर से ब्याज देय होगा। 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। इस आदेश की एक-एक प्रति सम्बन्धित पत्रावलियों पर रखी जाए एवं इस आदेश में प्रतिपादित amt के अनुरूप धनराशि व ब्याज की प्रत्येक मामले में गणना की जाएगी। 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। ८ ११ by

(सदस्य) उ.प्र. भू-सम्पदा विनियामक प्राधिकरण