RASVEEN AHUJA vs GREEN HEIGHTS PROJECTS PVT. LTD.

u HARERA _ Order Dronounced on: 19.03.2o2s II{MEOFTHE Blrlt DFR -- - ME Cr*, Het8hr. prr Ltd, llRoJ!.-crr!A!I!,_ Banicirycenrre,4trE4!4!!q ififi#4,,,,; Complaint no.459 oI2024 and 460 of2024 Pr./en AhLrd I Ao".,re sh caMr c pc vs (complainart) GURUGRAIV BEFORE THE HARYANA REAL ESTATE REGULATORY AUTHORITY, GURUGRAM BaniCityCentre r APPEARANCE Advocate Ms.

Pr.eti Y.drv cEr xerghr Prc).ds prwate IR6pondoo cR/460/ta24 cORAMI C.een Height Projecrr Private AdvocateSh CarvirCupta Ad vocate Ms.

Preeti Ya d av ? l ORDER This order shalldispos(! olboth rhecomplainrs ritled as above filed beiore this authority jn Form ( RAundersection 3l ofthe RealEstat€ [Resularion and Development) Act,2016 (hereinafter referred as ,,the Act',] read with rule 28 ofthe Haryana Real Esrate (Regulation and Development) Rules, 2017 lhereinafterreferred as'the rules") forviolation otsecrjon 1](al(a) ot the Act wherem it i. inter alia prescribed th:t the promoter shau be responsible for all its trbligations, responsibilitjes and tunctions ro the allottees as perthe agroemenr lor sale executed interse between parties. 'lhe core issues enranning fi.onr them arc simjlar in nature anit thc complainant(sl in the arove reierred matters are allottees ofthe projects, HARERA GURUGRAIII namely, 'Bani Centre Pojnt' being developed by the same respondent- promoter i.€., M/s Creen Heights p!t.

Ltd.

The terms and conditions of the builder buyer's agreerrents rhat had be€n executed berween the parties inter se are also almoirt similar.

The fulcrum of the ,ssue involved in alt these cases penains to failure on the part ofthe respondent/promorer to d€liver timely possession of the units in question, seeking award for delayed possession charges and orherrel,efs.

3 The details of the corptainrs, reply srarus, unit no, date of plans, due date of possession, offer of possession and reliet qiven in the table betow: 11 1 2014 fillin cR/45 9/202 09.o2, 01.12,2 ol7 1l 25.04.

2424 2 I.

TC- Rs4'/ ,42,A21/ Rs.3,34,500/' 22. ,500/' 22.1r.2023 0n 30,03.2018 titl ! ttl |-*;J,..-4sr.r,or4 ;460 "rzon # s- HARERA GURUGRA]V 2 cR/46 0/202 Heieht 09.0 2.20 24 25.04.

2424 11.1 r na.459 o12024 and 460 al2OZ.t €TE RI UC 0C-Not Rs.71,78,80 Rs,5,19,750 22,t1.2023 30_03.2018t,I #HARERA * Gunltcnmr ..

D,*a!h- l The aioresaid complaints were liled by the complainant agajnsr the promoter on account o:vjolation otthe space buyer,s agreementexecuted between the parries in:e. se in respect of said units for not handing ovcr the possession by the due dat€. ln some of the complaints, issues other than delay possession charges in addjtion or independent issues have been raised and consequential reliets have been sousht.

The delay possession charges ro be paid by rhc promoter is positiv. obljsation under proviso to section 18(1) oi the Act in case of failure of the promoterro hand overpossession bythe due date.

1t has been decided to treat the said complaints as an apptication for non- compliance of sratutory obtigatjons on the part of rtre pronroter/respondent n terms oisection 34{0 oithe Actwhich mandares the Authority to ensure compliance ot the obt,gations cast upon rhe promote.s, the allotteer; and the realesrate agents under theAct, the rules and the regulations male thereund€r.

6 5.

1. *HARERA s-eunuenAv 7_ The facts of alt the con)ptaints filed by the complainant/ a otree are atso similar.

Out of the above-mentioned cases, the particutar,s oflead case Cn/459/2024 at seilt no.

1 tirted as ios1,,een .4 huta Us, M/s creen Helghts Ptt Ld. are being taken into considerarion for determinjng rhe r,gbrs of rhe altottees qua delay possession charges, and other reliefs sought by the complainants.

A.

Unlt and projecl r€tate{t details 8 l he particul.rrs otunir derails, sale consideranon complainanrs, date o. proposed handing over period, ilany, have be,)n detajled jn the fo owing the amount paid by the the possession, delay Sr.

Pa olthe proje(t Secror MID, 2.

59 012009 dared,26.10.2009 \o.

187 of 2017 - Registe. - Registe.ed Vide regisrration dared-t4.09.2017 . \2.2014 01 (As f-f 3. iN :h 5 6.

I Provisional altotmenrtettor Compiex, Vjllage-Lakhnauln, 1ehsi1-Manesar.

Gurugram. l on page no.6 ofreply) E,ptr", *-4;'"r,or4.,d 460 "rror4 I Details : B, *HARERA #; eUnUennrr,l I ttno 459 o12024 and 460 otZO24 Unitno.

CF.1 (Aso t5, Floor- Cround n page no.6 of replyl 8.

4461q.ft. [super,Area] r page no.6 ofreply) Commercial Space B 10.

Due date ofpossessicn €,f vailable 1l )3 2018 ).24\7 rl 2017 n 202s) + 6 months grace rtently mentioned as ' proceedings dared zI t2. rEr ,42,n21/ rr S.O.A )ared 22.77.2023 on :omplaint) page no.37 of 1.1 lhc ted 22-t7.2023 page no.

37 of complaint) Occupation certificate 16. racts ofthe complaint 9.

The complainant has sllb l HARERA GLirtUGRA[/ III lt tv That the complainan r s a simpte, taw abiding and peace loving person.

The complainant had throughout acted as per the terms of the allotmenr rulesand rrgularions and rhe provisions taid down byland no illegality whatsoever has been commjtr€d by him in adhering to their contractual obli€ations.

That the respondent ir; a company incorporated under the Companies Act, 1956 having its r(gistered otfice at the above-mentioned address and existjng under rhe Companies Act,20t3. l.he respondent is (ompn.ed ol revprdl (le\ er dnd shrewd h pps ol persons. l'hat the respondenr offered lor sale units in a commercial complex known as'Baani C.ntre point, which claimed to comprise ot commercial unirs, car parking spaces, recrearionat iacilities, gardens etc. on a piece and pa.cel oitand situated in Secto.

M1D, curugram, Haryana.

The responcent also cla,med that the DiCp, Haryana had sranted license bearing no.

59 of2009 on a tand area otabour 2.681 acres in Village Lakhn?ula, TehsitManesar Gurug.anr to,ts associates companies for develorment of a commercial colony in accordance with the p.ovisions ol the Haryana Development and Regutation of Urban A.eas Act, 1975 and Rules made rhereunder. hereunder.

That dre complainant received a marketing calt trom the omce of respondent in the morth oflanuary, 20r3 aor booking in commercial project ofthe respondr nt. 'Ihe complainanr had also been atrracted towards thcaforesaid projecr on account of publiciy gjven by the respondent through various means Iike various brochu.es, posters, advertisements erc.

That the complarn.rnr, induced ty the assurances and representations made by the.espondent,decid.dto booka commerciat unitinrheprojectasthe complaint no. {59 of2024 and 460 6f2074 *HARERA s eunucmm complainant required the same in a rjme bound manner for her own use.

This fact was atso specifically brought to the knowtedge of the omcials ofthe respondent who confirmed rhar the possession of the commercial unit to beallorted to thecomplainant would beposirively handed overwithin theagreed time frame.

VI The complainanr sigred seve.al blank and printed papers at the jnstance ofrhe .espon lent who obtained rhe sanre on the ground that the samewere required torcompteting the booking tormaliries and the complainant was nor given chance to read or understaDd the sajd documents and shesigredand comptetedthe to.ma tities as desired bv th. respondent.

VIL That the conrpl:inant rad rnade the payment ot Rs.3,34,500/ at the tin)e of booking on 26 02.2013 and accordingly, rhe respondent had issued an acknowledg€ment receipt dated 26.03.2013.

It is pertinent to mention hcre thar rh. respondent vide the said acknowtedgment recerpt p rovisio nally al otred a shop no.

AC-001 haviDg a super area ot 446 sq. ft. at the rate ol Rs 7,500 per sq. ft.

1r is perrinent ro mention herei. thar the satd a lotred unit was located at a prime locarion.

N.loreover at rhe rime otbooking, it was promised aDd assured by thc respondent that the agreement would be executed in a short span ot time and the said unit would be handed over ro rhe complainant by .10.09.2017 V1ll.'lhatrherespondcntser tadcnrandteuerdnled03.ll. nled03.ll.20l5intimatjng lhe complainant about rhe due instalment.

The complainant was iD .omplere shock when il was infornred to her vide the said demand lettertharrhe unit nunt er o i th. co m mercial space altotted to her was changed from AG-001 ro CF-115.

The respondent had unilareralv ffiL|ARERA Q eunLtcnnv changedthe layoutof:he project and altotted an entjrelv different untr wirhout prior consent ofthe complainant.

IX.

That the complainanr enquired abour the said change in the layout plan of the project anc the locarion oi the newly altotted un,t bu r to no avail as the complainant never recejved any satisfactory response.

Howevcr, it was assur)d bythe respondent rhat the locatjon ofthe unir has not been compronised and the uDit woutd renrain at the samc location as ir was.

X.

That the respondenr hrd tailed to execure the Buye.,s Agreement wirh the complainnnt despite lapse ofrwo years irom the date ofbooking.

The complajnant vjsited the ofilce oi the respondenr in November, 2015 to enquire about the construction starus and execution of the Agreement.

The comptainanr was surprised and anguished with the r"\ponsp ^, ihe resl)ondent lhJr the e\e;urion oi the Buyer.

Agreement would &ke sonre more time.

However, since the complainanr had made payment towards rhe rotal sale consideration ol the unit, the comptrinant had no other oprion bur to believe the representations oithe respondent.

XI.

The respondent/pronroter has even failed to perform the mosr fundamental obligarioD ofthe agreement which was to handove. rhe possessjon olthe comrnercialwirhjn the promised rime frame, which in the p.esent case ha! been delayed for an extremely long period ot time.

The firilure olth€ .cspondent and thc iiaud ptayed by,t is writ large.

XIL That the complainan: came ro know that the respondenr has deliberately lor the rrasons known best ro it, iailed to execure agreement only lvith th3 complainantas rhe respoDdent had otherwisc Complaintno 459 oI2024 and 460 of2O24 IPHARERA Eb HARERA Eb ounuonru tr;"*;s,"r,0r4,,d460 ", r0,.- execured rhe agreem,:nt with other altottees of tle p.o;ecr a-. per Clause 2.1 of the Agreement, rhe possessron ot rhe unit was to be handed over by the r€spondent by 30.09.2017 rvith a grace period ot six months.

Thus, th( due date to handover the possession oa ttrc allofted unit was 30.0:t.2018.

XIll.'lharthecomplainaDthastilt datenraderhepaymenroiRs.

3,34,500/- out ol lts.42,77,205l-.

Tha! since the drie dare ot haDdjng over the possession had tapsed, the complajnant requesred the respondent telephonica[y, and by visiting tie 06]ce o, the respo.dent to update him about the dare of handing over or the possession.

Th. representarives of the respondent assured the comptainant thar rhc possession otrhe unit!/outd be handed over ro him very shortty as th. co.struction was atmor;t over.

The respondent has conrinuousty been mislcadtng the allotteeri jnctuding the complainant by giving incorre.t inlormation and timetines within whi(h rt was ro hand over ihe possession ofthe unit to the complainanr.

The respondent/p.omoter had represcnted and warranted at the time of booking thar it would deliver rhc commercia unit of rhe complarnant to him i. a rimely XIV.

That the respondent has committed vaflous acts of omission and commission by making incorrect an.l false statements at the time of booking. ]'here is an inordinate delay of 71 months catculated up to Nla.ch, 2024 and tilt da:e rhe possessjo. ot the allotted unjt has not been ollered by rhe respondenrto the complainant. c.

10 Relefsor!ght by the comptainant: relie(sl: The complarnant has sought fo ow,ng *HARERA S eunuEnnu i.

Direct the respondent t0 pay the prevaiting rate ofjnlerest from 30.03.2018 till actual handiq ii.

Direct rhe .espondent ro either re-allot the orjgjnaUy allotted un,r i.e., AG-001 or ro ensur€ rhe altorment of the unir in a habitabte srate,afterobtajninStheoccuparioncerrificatelronr thcconcer.ed iji.

Dired the respoDden t k hand over the poss. the poss.ssro n of the unit. in a babitable state, after ot tainjng rhe occupation Certificare from the concenred authoriti( s. rv.

Directrhe respondentto execure rhe conveyance dee.t ofthe unit rlr tavou. oithe complairant. \ Dirccr rh( respondent to iofuaise any payment denrand, in vjolation ol rhe provisions ofRERI.

Acr, 2016 andor conrrarv to Lhe tems of 11.

On the dare of hearin& the Authoriry expiained to rhe respondent/promoter about the contraventions as alteged to have becn committed iu relat,on to sect,on 1t(4) ta) ofthe Acfto plead guilry o. nor tu plead guilty D, 12 Reply by rhe respondent Tbe respondent has cont:sred rhe complaint on the to owing grounds: l.

That a colaboratjon agreement dated 30.03.2013 was entered into between M/s paradise Systems h/t.

Ltd. as rhe originat landhotder and Creen Heights proiects pvt.

Lrd., as rhe developer That various permissions were sough,: from different authorities by the original landholder and rhe development was undertaken by the respondenr *HARERA S-GURUGRAN/ cohplaint no.

459 of 2024 and 460 of 2024 consequenr to rhose permrssrons and the commerciat project is consbucted on the subject tand by the respondent duty folowing the no.msand compljance5 as perlaw.

Thatthe respondentasper theterms of the collabo.ation agreement paid the amount ofR s.2A,40,OO,0OO/- . ll.

That the construction was jnitiated in rhe project and d u ring that p.ocess .r letter was received f|onr Dj.ectorate of Town and Country plannirs directing to srop rhe co rstruftion in compliance ofrhe Iniundion Orde. iiom thc Hon bte Suprerne Courr of tndia dated 24.04.2015. lll.

Tharrheland owner a pproached the Hon,ble SI pr.m e Courtoflndia tor lhe clarification otthe stayorderasto wherh er it is app ljcabte to thelJnrl and license however Slpreme Court direded jr to approach DTCP f,o. lV. 'lhat rhe land owner arproached DTCP vide various representations however DTCP did nor rake any decrsion as the marrer was pending i the Supreme Courr. eme Courr. ttwns furrher represenred by DTCP rhafthe origi.al frlcs in respecr ot land portions of enrire 912 acres have been raken by CentralBureau oftnvestigarion ofa thc proj.cts and ti or,g,nat files are returned by CBI, DTCp eilt not be in a position to provide ctarifi.ation ir) respect of various repl)sentations.

The Landowner then approached Puniab and Haryana high courtfordirecrio.rs ro CBI to handover origina I liles jn respect ofthe praject oirespondent and the High Court by ordcr d,(ed 2'0 t.z0l- p r.\cd rpproprialeri,ecrrol\.

V.

Thatthe projectnamely Itaani Centerpoinrwas registered with Haryana Rera Registrarion NumLer 187 ot 2017 dated 14.09.2017.

That vide judgement dated 12.03.:t018, the project was not jncluded in tainted projects which clearly rneant that rhe respondent coutd commence construction subject to r( nev,,al oflicenses and orher permissioIls. ffiHARERA QS3,:g.3:;:,, i",,n;";sfiil;,,, Vl. thdr \hontJ rer rh! \rry -; t,_d ",l trlril8,rrr, tur^l." Systems pvt.

Ltd. app.oached DTCP ior rcnewat oi tice.se to beein construcrion which war granted to them on 23.07.2018 and thereafter the respondent has devetoped the projectwhich is almosr comptete aDd was left tor some finist-ing works and intertors.

It shalt be pertinenr to rncntion that whjle ren( wiDg tbe Iicense rhe eDn.e p eri()d ot 24.O4 2A1S lill 12.03.201awas exernpted as Zero period by DTCP.

VIL That later on the HSIIDC filed an application in the Hon,ble SuDrehe {:oLrt ot lndrr ddrrd 0 0-.20r9 throueh \.j A. \o 50 o,20lc.n rhe marter of Rameshwlr & ors Vs.

State oiHaryana & Ors.

CA 8788 ot2015 being Apptication for Ctarificatjon of Fjnal Judgnrent dated 12.03.2018 pdssed by this Hon,bte (ourf,. tt is submitted thar the Hon,ble Suprenre Court rhrough irs order ( ared 13.10.2020:gajn granted an injunction on Iirnher construcrion otf.ojects ofthe parties to rhc said case inclLrding lll.

Thar fina y through lhe judgmenr on 27.07_2022, the stay on constructon was clea. was clea.ea by rhe Hon,ble Supreme Courr oftndia jn M.,4_ 50 ol 2019 i| the mattet of Rameshwar ys. state oI Uaryana & Ors_ CA 8788 of 201s.

IX. 'l'hat the respondent vid: Ietter dated 25.07.2022 has atso applied ior renewal o icenseand otherpe.mrssions from D.ICpwhich is awajted.

It is rlso importaDr to menrion that rhe projecr wis regrstered with RERA videregisrrationno.

187 )f 2017.ndafrerthe judgementotthe Hon,blc Suprenle Courr the respondent has filed an application tor extension oi thr registration undcr section 7 sub clause 3 dared 04 08.2022.

I}HARERA g_GuRUennU G.d"ilt;il;r4*d460ffi; _l ,-=_=--] X.

It is furthersubmitted rharrhe respondenrhas made the payments as per the direcrion of the or.ters of rhe Hon,ble Supreme Court and is now raking required approvnts from covernmentAurhoriries so that the offer olpossession be made to the allonees very soon.

Xl.

1t is humbty $bmitted tlat the sray on constfucrron orderby the Hon ble Supreme Court is clearty a ,Force Majeure,,event, which automaticaly .xtends rhe timetine aor handing over possession of rhe unit.

Thus, it ts most respecttuly submitted thar the delay in construction, ii any, is attributable to.casons beyond the control ofthe.espoDdenr and as such the respondenr nray be granted reasonablc extension in rerms ot thc BuyerAgreemenr.

XIL Thrr on 03.10.2023, M/s paradise requested the D.l.Cp ior.enewal of License No.

59 of 2009 and approval lor rhe h.anster of said ticensc Subsequ.nrty, on 18.10.;1023, DTCP issued an ofice memo granting the tu'nesat of the ticense.

However, DTCP did not process the applicarion for rhe t.anster otthe liccnse.

XIll.

Ir is lu.the. submirted rhirt sincethe DTCp di(lnor p.ocess theappljcarion for the transier of the licens€, M/s paradise senr another lener dated 31.10.2023 to rhe DTCP, requesting approval ior the rransfer ofLjcense No 59 of2009 atong with orhe. pending apptications.

XIV.

Thatthe respondenralsosenraletreron 04.04. ron 04.04.2024 to theEntorcemenr Drrectorare, requesliDg ctearance ro rhe Dt.Cp tor the transfe. ot the li.enseand change ofrhe devetoper.

However, as ofnow, theclearance h SHARERA S ounuoraltr 1t is that the delay in possesston handover ; because or Planning Period" granted by the Deparrmenr of Town and Countru ["DTCP") Haryana from: i.

24.04.2015 to 72.03.2018 and then again rromj ii.

23.07 .20t8 to 2t-07 .2022 'Ihe construction work between the above penods was not contjnuous beca use of rh e Su preme Courr proceed ings as well as non clarjry in DTCP on implementarion oi Supreme Court orde. dated 24.04.201S.

Thjs di.cctly affected thc agreed-upon dare tor handing ovcr possession, irs the respondenr couldn': conrinuously work on the project during this time. lt caused unavo,dable detays in compteting and delivering thus DTC P Cra nred Zero peri(d ttom 24.04_20t5 to t?.03.20t8.

That ior rhe period fro.n 13.03.2018 to 22.0?.201a, the handover oi possession was delayed because the respondent required to renew licenses and get orhcr necessary approvats trom DTCP ro .esrme cDnstrucrion bur rhe apfrovats were not granted during that period as Haryana Stare lndusrrj:l & Infrastructure Devcropment Co.poratioD I HSIIDC"] approached the Supreme Court ror ctariffcation and adjudication in respect of projecr inctuding orhers was pending and Supreme Courr granted s tay and furrher construcnon/comptetion.

That on the directjons of rhe Supreme Court to che.k rhe starus 01 construction as in November 2020, HSIDC filed an aff,davit beiorp SLrpremc Court, specifiec that atrer rhe orde. of the Hon,ble Supreme Court on 12.03.2018 no a rprovalwas granred for buitdins plans and anv ILilner LonsUu.lrcn'th. rFoue,r. tor thF r\.uanre o.,.r,r"o 0r,,r,"" \\l XVII. *HARERA llE ounrlennrrl 6b,",- .sr;r.r,."",-60 .r,"" plans, cbanSe in devej,)p* *a "*.r". "r ri**" i, p*airg ,,a * permission in this regard has been granred.

XVlll. ed.

XVlll.

Ihar in the same aff,idavit white srating site status of commercial colonv .i\ llstlDC. rr wa\ de\r:bed d. - Invet b"\F1)eIt. ,r ar site and structu.e wcrk ot Lower Cround Floor, Upper cround Ftoor 1st Floor and partty 2nd & 3rd floor have been compteted.

The t'heatre/Cinema has been consrructed at .jrd Floo., which has doubte heighr.

XIX.

Ihatas per Clause 2.1 ofthe Suitder BuyerAg.eement signed with other sirnitarly placed altotteel, ctearlystated that the dare for handing over oi possession was 30.09.2017, with a proviston tor a six-monrh sracc period, thereby extendir)g to 13.03.2018 and subjecr ro force mate!r. t'..JLse ot itu,t.ons mFrlruned .n rhe \did rgrrcm".,. rt" po*o""i.., clause.eads as underi - "t he possession olthe sold prenisessholjen(leovattobedelivered by the nt di\t eller .n the ktendng plrchase by o tentotive dd,. ;l to0e20t7 w h a |roe peri"a q,i^ u,oo,n, u,,",o,n, oo,i onp,t or ond,ubieLt to ctovse o h.tet4 o4r st ct odhetence to t.\e paynent plan and other terms and conditions nt thk osreehentb! theutendjng purchoser, XX That as per Ctause 9 of the auitder Buyer Agreemcnl signed wirh othe. sirnila.ty placed altofteer, thc obtigatjon ro handover possession ,s subject ro force majel.e evenrs.

The said ctause articutates a comprehcnsive tjst of sceDarios, jnctudi.g but not Iimired to acrs ofgod, war, governnrent acrions and any orher untoresceabte cjrcumsran.es thar could hinder the pe.n)rmance obligarions otthe promorer.

XXL Thar the consrrucrion timeline and, consequendy, the possessjon schcdulc were significantly afiected by rwo ,,zero periods,,mandated bv HARERA GURUGRAIV the DTCP.

These perkds 12.03-2018 and [ii) Second Zero per combined effecr ofthese zero period rimeline.

13.

Copies ofalt the relevaot documents have r€cord.

Their aurhenticiry is not,n dispute. decided on the basis of those undispuEd made by the parries. i First Zero Period: Z4.O4.2OIS to iodt 23.07 .201a @ n.O7.ZOZ2. n.O7.ZOZ2.

The s significantly extended the proiecr shall (4ltal section 11[4][a) or responsible to rhe al reproduced as hereu were, (i) been filed and placed on the Hence, ihe complaint can be documenrs and submissiohs E. lurisdiction olrhe aurh,,rity 14. 'Ihe Aurhority observe! that jurisdiction to adiudicare the it has te..itorial as well Present complaiDrs tor E.l Territoriat ,urisdicti on 5.

As per notifrcation no..\/92/ZOL7.7lcp dated 14.12.2017 issued by the 'l own and Country planning Deparhnen! the junsdiction ofHaryana ltcal l;state Regularory Authcrjty, Curugram sha be entire curugram dktrict lorallpurposes wirh off ce situatedin curugram.

In the present case, the proje.t in quesrion is sjruated within the planning area of curugranl drst.ict.

Theretore, rhis authoriry has complere rerrto.ial iurisdjcrion r. deal with the presenr cornplaints. [.llsubiect matter iurisd lcrion the Ac!

2016 provides that the lott€es as per agreement for sale.

Section l1 HARERA GUllUGRA[/ Conplaint no 4s9 ofZO24 and 460 of202; Bp aspohtb,e.tu d. obt-ed,o,, ,npon,t,tui oinu,on, una",,n" '!,",:* : : " : : : * ": ! " -: t :* " 4, t ".,, i ; ;,- ;', i; ; :;;,.: ; ;;;;j;i;.:;X " '4,< '!v nq @_ tt the ,aavevan.p ot ot th" oDoanen^. pto6 or DLrdtnQ\ osthe.ovhav b?_.othealhw;, ot ,hp . oonoa o.eo: to the o\-o-tat.al atolattc, \ o, tte, onpdeq ouL4dd n tha .ap noy be.

1tr.

1,7.

Ii.

So, in viewofthe provjsions ottheAct of2016 quote.l above, theaurhoritv l,rs ,onrplero tufl.drc:ion lo decidc th" ,o,npldjnts ,"ru,O,n* n", compliance ot obtig:rri.ns by the promoter leavrng .side compensatjon which is to be deciderl by the adjudicating ofticer it pursued bv rhe complainanrs at a later rtage.

Irindings on theobiections raised bythe respondeot 'lhc respondenr took a Ilea thar as per the Ctause 9 trorce[4ajeureotrhe space b uyer agreement '.t he in rendjng seller shal no r bc held responsible or liable lor failure or delay jn performing any of its obUgatjo. o. uDde.takings as providr)d for i. r)d for i. this agreemen! ii such performance is prevented, delayed or hindered by an act or sod, fire, flood. civit commouon, war, rio! sxplosion, terrorist acts, saborage, or general shortage of energy, labrur, equipmenf facitities, material or suppti€s, failure ol transportatio q strike,lock_ours, actjon o abour union, change ol Lai!, new Isgislation, enactmcnr, court ordcrs, delnys in covernm.nr approval, change oiLaw, nelv Iegistarion, enacrmenr, court orders, detays jn government approval, Act ofCovernment or inrervention otstatutory Authorities or any other cause not wirhin rhe reasonabte controt ot the Irtending Seller,,. .therebre, as the projecr ,Uaani Centre poinr,, was under stay orders of the Hon,bte Sup.eme Cou.r of India for 7 years 3 months i24.04.2015 To 21.07.2022) which was beyond rhe respondent,s re.sonable control and be.ause ot this no constructron in the projecr *HARERA S-ounuennv could be carried.

Hence, rhere is no fautr of the respondent in delaved construction which has been considered by DTCP and theAuthorjtywhil€ considering its applicarions ofco.sidering zero period, renewal oflicense and extension ofregisnation by the Aurhoriry.

19.

Due to reasons statel hereinabove it became imposs,ble to iulnl cont.actualobligations due to a particula. event rhar was unforeseeable and unavoidable by thc respondenr.

Ir is humbty submitted that the sray Dn consr.uction order by rhe Hon,bje Suprcme Courr rs clearty a ,,!.orce Majeure" even! which automati;alty extends the rjmeline for handing over possession ofthe Lrnir.

The intentio! otthe porce Majeure clause is to save rhe perfornring party from consequences ofanything over which he has no controt.It h nr more res integra that tor.e majeure is inrendcd to include risks beyond :h e reasonable contro I of a parry, ,ncu rred n or as a product or resultofrhe negtigence or matfeasa.ce ofa party, whjch have a marerialty adverse efrect on thc abitity ot such pafty ro perfo. ro perfo.m its obligarions, as where non,performance is caused byrhe usualand naturat consequences ofexternal forces or where the intervening circumstances are specitically contenrftated.

Thus, ir was submittcd that rhe delay in cDnstruction, if any, is artributable to reasons beyond the co.trol otlhc nspondent and as such the respondent nay be qranred reasonrhie extenslon in terms ofrhe buyeragreemenr_ 20.

The Aurh ority is ot th e vi(!w rhat the pjvotal issue :rises irom the builder s actjonr duringthe pcriod benv.en 24.04.201S ro 01.03.2018 in question that is despite ctaimiDg torce majeure due ro exrernal impedimenrs, rhe builder continued ccnstrucrion activities unabated thereafrer concLrrrcntly received paymenrs arom the allortees.

AIso, no builder bLrye.'s ag.eemenr has been exccuted beriveen the parties titl dare Complainr oo. a5q of2Ola and 460 otlo24 9HARERI T--.- GURUGRAI/ lcompraintno.4seoi2o24and460 or2o2; However, during the perio d 73.tO.2OZO ro 21.07 .2022, there were specjfi- directions for stayon tLr.ther construction/devetopmenrworks jn rhe said project passed by rtre IIorr,blc Supremc Court of In C,ia i\ M.A No.

SO ol 2019 vide otd{ dat.d 21.07_ZO2Z which was jn operatio. tom 13.10.2020 ta 21.07.2022 and rhere js no evidence that the respondcnt did not comply wirh su rh o.der.

The Authoriry observes that duri.g this period, the.. was no (onstru ion carrted oLrr in (hc project nor an), demands made by rhe (spondenrfrom rhe a ortees. rr view oirhe above.

Ihe promorer cannot be held responsibte for delayed possession interest durjngrhis period. therrfo.e, in the interestoaequity, no interestsha be payable by rhe conlplainanr as well as respond.nt t om 13.10 2020 rn 21.07.2022 in view ofrhe stay order otHon,bte Supreme Court on iurther construdion/developnnlnt ilorks on rhe said projecr C.

Firdings on the reliefsorght byrhe comptainant C.l Direcrrhe respondenr ro pay the prevailing rate ofinterest ofthe possesslon. ossesslon. interest for every nronth otdetay at from 30.03,20r8 till actuat handinA G.lt.

Dtr€ct the respond(nt to elther re-aIot the origtna y allotted unit i.e., AG-001 or ro €nsure the allotment .f_th" ;nti ;-; habitabt€ state, after obratnthA the Occupa on cerrificat€ from rne concerned authorities.

G.IIL Direct the respond.)nt to handover the possession of th€ unit, in a habttabte state, afrer obtaining the Occupation CerAncrt; rrom the concerned authortties.

21.

The above menrjoned relieis are being taken rogether as the findings jn one relief wilt defioirety affect the resutt ot the other retiefs and rhesc rel,efs are inre.connecte(t 22.

The complainant has submtted that the respondent have unitateralty changed the unit of rhe ,:omplajnanf as the complainant booked a unjt 2:l *HARERA S- eUnUenAU I c*er"". *;sc"rr0r4"d{60 "rr0^ bearins no.

AG-o1 on itro*a no* uar"r*.ia ++i[nir*p.r, The unit was atlotted at : nriha axofted at a prime locarion and it was assured bv the r':po1d.nl rhd.

I're Uuyer\ dgreem€nr routa U" erecurea snonr, DP.prte .everdl erJofl\. lhe respondcnr rarted ro communicdre hirh r.spect ro rhe construction srarus and faited ro execute the buyer,s agreemeDt.

The complainant was shocked io recerve a demand tetter daled 03.11.2015, wherern the complainanr was rniormed that the unir number allotted to he. was changed flrom c00t ro cF_115.

The respondent had uoitarera y and without the consenr ofthe complain|nt had changed rhe tayour ot th€ projecr and allotted an entirely diff,ereDr unit to the complarnant 'lhe respondent stated rhat a coltaborarion agrecment dated 30.03.2013 'vas entered inro berueen M/s paradise Systems pvt.

Ltd. being the o.iginal landhotder and M/s.

Green Heights prolects pvr.

Ltd., being the d.veloper ior th. prolect namety ,,Daanj Center pojnf,.

The.eafter. rhe onstruction was inilanrd in rhe project and during rhat process a terrer wns received irom Direc:orare ofTown and Country planningdi. lanningdi.ecr,ng ro stop the construction nr compliance of the InJunction Order irom ttrF Honble Supreme Court of tDdja dared 24.04.2015.

Thereafter rhe .,rspondent-builder approached the Hon,bte Supreme Courr or rndia for the .la rilicarion ofthe sray o.der as to whethcr it is appticable to rhe land and license however the Hon,bte Suprem.

Courr directed it ro approach DrCP for clarifications.

Ih. respondenr buitder approached D,ICP vide various represenrarioDs rowever DTCP did not take any decis,on as rhe nratter ivas pending in the Supreme Courr. tt was further represenred by II ICP that rhe origiDal iik,s in rcspect ofland porhons oienrire 912 acres hrve been raken by Centrrl Bureau o nvesrigarion oi allthe projects and ffHARERA S-eunucnnv till original fi les are.etur.ed ro provide ctarificaricn in rcspect of various rcpresentarions. ,t.hc landown€r then appro:ched Hon,ble puDjab and Haryana High Court rbr directions to CBI to handover original ntes in .espect of the projecr of respondent and the High CoLr( by order dated 27.03.2017 passed appropriate directions.

Ir is pertjnent ro mcntion here rhat between thc periods oi24.04.2015 !

12.03.2018, the Hon,ble Sut)reme Cou( of IDdja had passed directions in respectotgl2 acres ofland in 3 villages including the Iand where rhe prelent p.o,ect (Baani Cenrer pointl is consrrucred.

That vide judgnrent dat rd i 2.03.2018, the proiecr ot rhe respondenr s.rs nor included in tainred p.ojects which cl.arly meanr thar respondcnt could commence constuction subject ro renewal of licenses and other permissions.

Shorrly aftorthe stay was tifted on 12.03.2018, M/s pa.adise Systenrs pvt.

Lrd. approached Dtcp for renervat of license to be8in construction which was tranted ro thenr on 23.07 20tB and thereaiier thc respondent has developrd the project which js almost comptete and was lcft forsome fintshing works and inreriors. tt shallbe pertinent to mentioD that while rene\,\,irg rhe license, the entirc period ot 24.04.2015 lilt 12.

5 lilt 12.03.2018 was exenrpft d as Zero period by D.l.Cp.

24.

Late. on, the HSIIDC file(t an appt,cation in the Hon,ble Supreme Courrof India dated 01.07.2019 through tq.A.

No. s0 of 2019 in rhe maner ot Rameshwar vs.

State ol Horyana & o$.

CA BTao of z01s heins 'i\pplicat,on tor Cla lication ofFinatludgmenr date.t 12.03.2018 passed by th.

Hon,bte Court,,.

It is submitted that the Hon,ble Supreme Cou.r f;-ffi"" r,orr.--r, "r.t- l back by CBI, DTCP w,llnot be in a position through its orderdated 11.10.2020 again granted an injurction on further construction of projects of the partjes to rhe said case including M/s.

Paradise Systems Pvt.

Ltd. project ot Baan, Center point.

The relevanr portion ofthe said orderstated that: - HARERA GI]RUGRA[/ the entire 258 acres developers are iniuncn.lLb related to maintenonc( on recent judgmenr on 21 07.2022, the stay on the construct,on was clearcd by the Hon'ble suprem I court oftndia in M,{.

50 o/20I9 jn the matter of Rameshwor vs.

State of Haryona & Ors.

CA OTss ol201S.

25.

Alter consideration olallrhe tacrs and cjrcun)srrnces, the Author[y is ot the vjew rhat the nrartrr concerns two distinct perjods: trom 24.04.2015 to 12.03.2018 and lrom 13.10.2020 ta 21.07_2022.

The respondent collected payments and executed buy€r,s agreements during the first pcriod, i.e.

24.04.201; !o 12.03.2018, which in.licares rhejr activc involvement in real eslare transacrions.

Fu.ther, it is important to note that during the "stay period", rhe respondent -bnilder raised demands which are reproduced ;s: Dcmand Riised ON Ac.ounLoI 0n castingof 3,1 basemenr.ooirafr details, the respondent has raised rhe demands ch'stay was imposed.Also, thebuilderconhnued unabated rhereafter concurrently recejved ttee( during rhat rime.

Thrs suslained course ot that the builder possessed the capability to tulnl the ri& 1 That finally throueh the l on castinaol2d basedent roofstab 26. ofstab 26.

As per aforemenrioned duringthe period inwh construction activities payments from the allc action strongly sugges! ffiEARERA S eunuennH,l their contractual obtifarions despite the purported hindrances.

Hence, g.anting them a zero penod for the pu.posc otcomptetion ofthe proiect would essentially negrte their jnvolvement and the actions they took during thar rjme.

Theretore, it is jusritiable to conctude that the respondenr is notenritted to a zero period and should be held accountabte io. theiractions during the sray perjod.

27 However, duringthe perjod 13.10.2020ro 21.07.202 Z, there were speciiic directions for sray on iurrherconsrructjon/devetopmentworks in rhe said prolecr passed by rhe Hon,bte Supreme Court ot India in M.A No.

S0 ol 2019 \ide afi.J d'tatrd 2I.A7.2AZZ which was in operarion from 13.70.2020 to 21.07.21122 and there is no evidence rhat the respondc.t did not comply with su:h order The Authoriry observes that during thB p.riod, no construcrion was carried out in the project nor any demaDds were mnde by thc respcndenr from the aliotrees.

ID view oithe above,lhc promoter cannot be h,rd responsibte for detayed possession inrerest during this period.

Thereiore, intheinrerest ofequity, no interestshaltbe payable by the conplajnant as wetl as respondent from 13.10.2020 to 21.07.2022 in view of t re stay order Hon,btc Suprerne Court on furher const.uction/develop m :nr works on the said project.

28.

Thc Authority observes that rhe compla'nant has booked a unir bearing no.

AG-()1 on ground floor in the projecr ofthe resporrdenr namely,,,Banni Cenrre l,oint" sjruared in Secror MD, Village Nakhnauta, Gurugranr- l\.{anesar Urban Complex_ Thereatter, the booking was acknowledged by the respondent vide ackrowledgement receipt dated 26.03.2013 on page no.

30 ol rhe complairt.

The respondent therein, acknowledged rhe receipt oithe booking form ior a provjsional allotment of a shop bearjng no.

AG'001 admeasuring super area of 446 sq.ft in the proiect ,. proiect ,.Banni In rhe srmc acknowled8ement recerpr ir has been mentioned that the respondenr reserves the right ro alrer the sizelchanSe the location or delete the proposed untt and the GURUGllAN/ acknowledgmenr does not €reate any same is reproduced belowj Complaint no.459 ot2024and 460 oI202a righrs/lien rn the properry.

The .:!,!::*,^::-":"* u\L'a.la,noto1s wlh .\cqLe DD pa, a -t \a. oo32e4 doLptl 26/03/2otj Jor ::3..?4,s00 _ !:!Ana union Bankottndio Loh Mr Ms Rasveen Anulo t W D A D S Ka: t u, t p. o iOJ. potms- I, Ro, al polms.

Aore, Colont, c.oregoh F^t M unboi-6s.

Iot o p, a\ r , ot Ahata"ar ol a ruD \ , ac.001 5t t.. teo tt46 sq,fi_ pata R:.75o0 .n .4p up.on,t1o, u.

I p t, a. t 1 Bor\ - rclt tu pot4. br ltA\\t o_ U I D curyaan (Hutyona). th. a-bo\".. .rbp t ta adi-dian otChcque/DD/po, o.tre, 1'h.

14ptupa.,p.pd?, t tp tqht baltp. th" !/e.\hons".te loto 04 at detete he prcposed )nit lar ||hi.h the Book)ng Foth has beeh rec.ivctt 1.his ockh.wtetsenlcnt does nat eate an, ltht\/lteh in 2e. rherearter,aprovisionrrarotmentretterwl's'il::':'."J1fi?.."r".."", in the lavour of the comrtainant on 01.12.2014 (annexed at page no.

6 of reply) wherein the uni: no. altotted ro rhe conrptainant is CF 115 on ground floor having an approx. super are3 of446 sq.fr.

30.

The Authoriq, is ot the view thar the unit mentioned in the booking application form was tentarive in natureand ir has been almosr 10 yea.s since the booking and t1e provisionat allorment made jn favour ot th. complainant bLrt rhere has been no emait or cor.espon dence wherein the complainant made any o)jecrions in.egard to the change in rhe unit.

The unir allotted to the complajnantwas cF-11S, iithe complainanr had any objections to the same, she shoutd have n)ade the same.

No buyets agreement has bcen €xecuted betlyeen rhe comptainant and the lf l GURUGRA[/ .espo nd.nt till dare.

Th u s, the Authority direcrs both th e complaina nt and the respondent to execute th. xecute th. buyert agreement in respect of the unit allotted to the comptairLant and incaserhe unirbooked was preferenrjaly located then a similady tocared unit be atlotted ro rhecomplainantas lvas booked by rhe comptainanr, wjthin a period otthirty days from this order as there has been already a.lelay ofmo.e rhan 10 years since rhe bookiDA ln both the complaints, the allottee intends to conriDue wirh the project and is sceking del.y po ression charges as provided under the proviso to section 18(1) ot rhe Acr Section 18[1) proviso re.rds as under] ,Section 1A: - Returh oJ omount ond conpensation 134) lthe pranater fo s ta cakptete ot is unoble to Bive passessian of an o po t tfr ent, p I ot ar b I i ld i hit, Complaint no.459 of2O24and 460 oI2024 Jt.

Ptovided that where on allattee daes nat htend to wthdtow Iton the pra)e.t, he shallbe pod, bt thep.onatet, intcrestlorever! nontholdetoy, tilt the handihlt ovct oathe patsession,atsuch tote os hor bc prescribed_, 32.

Due date of possession: As the buyer,s agreenrent has not been execured jn rhe both rtre complainrs,berween thc complainant and the respondenr.

Clause 2.1 ofthe buyer,s agreement taken from similar case ot the same projedprov,des the tjme period othanding over possession and the same is reproduced below: 'the posession af the said prenisT sholt be endeovoured to b. delivered b]t the intending putcnaser b! tentative ddte 30_09,2017 with a gnce penad ol6 nonths betoh(l thk,lo?subjecttoclouses ond conpjeion of trho, t-. tnppt,edl 'lhus the due Jatn lor hdlorng ovcr or pos\e$ron ds per the dbore mentioned clause was ]t0.09.2017.

Atso, the grace period ot 6 monrhs ]J, *HARERA H* eunuennv being unqualified is granted to the respondent. .l.hereiore, the due date comes our to be 30.03.:r018.

34.

Admlsstbttity of delay possesslon drarges at prescrlbed rate of interestr The complainanris seekjngdetay possessjon charges. n charges. proviso to section 18 provides thrrt where an a ottee does not inrend to withdraw from the proje€t he shalt be paid, by rhe promoter inrerest for every monrh ofdelay, ti the handing over ofpossession, at such rate as may be prescribed and jt has bcen prescribed under rule 1S ofthe rules.

Rute 15 has been reproduced as under: Rute_Is. prescriled rote oJ interest. lproviso to se.tion 12, section $ on.t subjectioh (4) ond sabsection (7) ol se.tion il A ) Fot tjg puryok af provi* to stion tz; seaioi B; ana s6. 'entar @ dnd (z) alsation 19, the,,intercst at thc rote presjibed.. halt bp t ha St d, B,,nL al htn n_gapr ao t qtaat.", o, \ Nn|, otc p rovided-th a t k cak the S ta te Bohk al t nd i o nae inaj c ast ol lehdi ns tot".t',4.tR) r no, ,n u,p ,t \hah be rcDlac.d i, ,u h behchnoi tendnoropt\|htrhthp*atpBd4L 01 t4(tta no, f,t,04 ncta rnp lDr lendins ta the generol pubtic, 35 The legislarure in its sisdom in the subordinare tegislation under rhe provision of rule 1S ot :he rutes, has detennined the prescribed rare of interest.

The rate of interest so determined by the legislarure, is rcasonable and if the s.id rute is lollowed to award rhe interest. ir witl ensure uniform practjce in altthecases.

36.

Consequently, as per websire of rhe Statc Bank of tndia i.c.. https://sbi.co.in, rhe marginal cost of lendi.g rate (in short, MCLR) as on date i.e., 19.03.2025 is 9.10%.

Accordjngl, the prescribed rate otinterest wiu be marg,nalcost of tending rare +2% j.e., 11.10%.

37.

The definition of term ,inrerest, as .lefined under secrjon (zal of the Act provides that the rate of interest chargeabte from the altottee by rhe I Complainr no.459 of202a and 460 otZo2a *HARERA s-eunuennv Complarnt no.

459 of 2024 and 460 ot2024 .. te olrtrec, | \ LtrE. d\e no! h. t .pto.o..o\ - t.a, tn\ Dt,t.- pal th^.trq -_ ri) .h. tate ot at2., ho.v.oble ,,on h" ,tto,ree b\ h2 ptoqo,e,..n,, ,c otv"ebh \aat be "quul to the t ote oj nte, _ t w\L k th. p. t ,o.e, . t ,o.e, . aatt bp tioblp lo o^ ,te )1b,\". n,!\c ot t1.fi 1 -.t. t-1". \,., t t ab- 6 t ae p, or ak, nt t ap o t, \t _, a"lt b" l on |.t 11 , .\_ ).o_,-_. te_.,Ro tt " oao r t.t on. md h..""t ,tttha d " t4. an,uN at pat, ,rr,e ""a,"..i :, t",i.i, tptrhtt.d oqt tre ,at"rc\L Dorablp q thb olta4ec to the pt, nate,,tall be lroh t h. datp t he uta,, ee dpn rL _r poyn"ht ta tha u u41ote. titl rhc date n t_ potd_ 38. (ln considerarion ofrhe documents avaitabie on record and submissions promoter, in case of de,au j! shajt be equaj ro the rate ofinterestwhich the promoter shall be ljable to paythe altottee, in case ofdetautL The retevant section is reproduced betow: made by both the partierr regard jng contravenrion of provjsions ofthe Act, lhe rurl-o"rtv r5 saristie,t rnat rhe re5pondenr rs rn conrravenuon or rh, of th.

A rt bv Iot hrndrngover posr .\ron by the oJe d"re a s per the ag.cement. ts ,, virtue ot ctause 2.1 o t rh e agreement execured between the respo n.len t and thc aljottees of rhe same project, th e du s .lir re ol possesston comes ou,:to be 30.03.2018 inclLrding grace period bejng unqualilied.

39.

TleAurhoriry is otrhe !iew that thc a ottee cannot endlessly for raking possessjon ofthe unir which js allotted ro her nnd for hhich sh€ has paid a c(Dsiderable amount of money towards the sale consideration.

Further, rheAuthoriry observes rharthere is no document placed on rccord from which it can be ascertained that whether the ft.spondent has apptie,l tor occupahon ertificate orwhat is the status ofconsrruction ofthe proiecr Hence, this section 11(4lial Lertrllcare/parr occupation HARERA GURUGl?A[4 F".d;, "*r#r.r"" -.. "r-r -.l project is ro be rrearei as o n,going projeci r nd rh e p rovisions of rhe Act shallbe applicable equalty to thebuilder as wellas allo$ees.

40.

Accordingly, the non-:ompliance oi the mandate contained in sedion 11(41(a) rcad with pr.viso to sectioD t8[1J oithe Act on the part orrhe respondent rs esrabtished. rabtished.

As such, the a|otree shall be paid, by the pronroter, interest tbr ]very month oidelay from due date ofpossession i.e., 30.03.2018 till valid otter ot possession after obtaining occupation ce(ificate lrom rhe competent Autbo.ity or actual handing ovcr of possession whichever is eartjer, as per secrion 18[1] of the Acr of Z0l6 read with rule 15 of the rules.

No jnrer.st shalt be payable by rhe respondent as well as comptainant from 13.10.2020 to 21.07.2022 in view orludgement ol Hon'ble Supreme Court whercin rhis was explicitly instructed to cease an} turrher development in the project.

Further, rhe respondent is directed to offer the possesston ofthe allofted unit wirhin 30 days after obtaining occuparjon certiJicare from the competent arthority. 'the compla nant with r€spect to obtigation conferred upon them under sectioD 19[10] ot Act of 2016, shall take the physical possession ol the subjecr unir, within a period of rwo months ot the occupancy ccrriflcate, afterpaying the outstanding dues.

C.lll.

Direct the respondenr to execute conveyance deed ofthe aloftcd unit in favouof th€ c,)mplainant.

In the present€omplair! the responden Certincate yet.

As per l;ection 11[4)(0 2016, the promoter is under an obtiga executed ,n favour ofthe a ottees.

Also, ,11 thas not obtainedth and Section 17 [1) iion to get the conv as per Sechon 19 (1 1) orth # d0 HARERA GUIlUGRAIV 2016, the alloftee is at:lo oAtigut"a to pr.ti"iprt" to ra"[i"t "ti* or th e co nveyance deed otthe unir ilr question.

42. ln view ofthe above, lhe respondent,s drrccted to execute .onvevance d"eJ rn rdvoLr or rt-e ,onrp.drnrn rn rcrm! or s..rron r7 (tJ or rh: .\.r.

2016 on payment of namp dury and reg,stration charges as applicable, within three nonrhs from the date ofobraining Occupation Certificare.

H.

Direcrions ofthe arthor.ity 43.

The Authority hereby p: sses rhjs orderand issues the following directions unde. ions unde. section 37 of rhe Afi in respect all marrer ilealt jojnrty to ensure (ompliance oa obligations cast upon the promorer as per the auncrion enbusted to the aurhoriy under sectio.

3a(O: r. lhe respondent is direfted ro execute the buyer,s agreement in respect of the unit altotted to rhe complainanr and in case rhe unit booked was preferen:jally located rhen a similarjy located unit bc allo$ed ro the conrplainant as was booked by rhe complainant, wirhin a period ofthjrtydays from this order. ri.

The respondent is directed ro pay interest to eacb oi the complainant(s) agains: the paid,up amount at the prescribed .ate or rnteresr i.e.,11.10% p.a. tor every monrh of detay trom the due dare of possesston 30.03.2018 till vatid offer o, possession after obtainrng oc.upation certificate, plus rwo months or actuat handing over ot possession, whichever is earticr as per p.oviso to section 1B(11 ofrhe Act read wirh rute 15 of rhe rutes.

No inrerest shall be payabte by the respondent and complainant irom 13.10.2020 to 21 .07.2022 in view of the stay order Ilon,ble Supreme court on iurrher construction/developrenr works on the said projecr. *HARERI S-G,nrernv tG;- *".,..".-.0.,... ir..

The drrears of \uch ,n,"."., *a f-* a* ar" , p*r"r"io" of each case tilt the date ofthjs order by the authoriry sha be paid by the promorer to rhe atlor:ee withjn a period of 90 days from date of this orde. and j.te.est for every monrh of detay shall be paid by the promoterto alto rtee[s] before 10rh ofthesubsequenrmonth as per rule l6(2loftherules. iv. ]'he comptainant is directed to pay outstanding dues, if anv. afrer ddtu\llnFnl or .nr.re\r tur rh" deldyeo penoo. v The respondenr is direfied to offer possession of rhe allorted unit within 30 days afre- obtaining occupatjon certificate from the competenr authoriry.

The comptajnant wirh .espect ro obtisation conferred upon them under se.tion 19(101 ot/lct or2016, shalt rak. shalt rak. the physical possession ot rhe subjecr unit, wirhin a period of rwo months oithe occupation certificate. vi The rate of inreresr chrrgcablc from the allottee by the promoter, iD case of defautr sh.tll be charsed a he prescribed rate i.e., 11.10% by Ihe ro.prndenr/promo.er whrrh is rhesame rareoJ,nteresr wirrcn rte promorer shatl be liabl, to pay rhe alloftees, in case ofdefault i.e.. the delayed possession ch:rges as per secrio.

2(zal ofrhe Act.

No interen rhau be payable by the respondent and comptainanr from 13.10.2020 to 2t.07.2022 in view of the stay order Hon,bte Supreme Court on lurther construction/dcveiopmenr works on rhe said project. vii.

The respondent is direrted to exe.ute conveyance deed in favour oi the complainant in termr ofs.ction 17 [1] ofrhcAcr,2016 on payment ot stamp dury and regtstration charges as appltcabje, within three months from the dare ofobtajning Occuparion Ce.tiftcare. *HARERT SounGnnM viii.The respondent-bui.ie. r ai.".tJ "i-- *".g" "rfrr,iffi* i*"t part of buyer,s agree)nent.

This decision shall mu:aris mutandis appjy to cases mentioned in para 3 Complainrs stands disposed ot True certified copy ot this order sha be placed ln the case RIe ofe.ch mafter. .15.

44.

4b.

Frles be consiEned to r€grsrry Dated- 19.03.202s n) ER e Regularory orily UGt?AM li"*r**+r, ";ffi-- ",r-,