NAVIST LAL vs ANSAL HOUSING & CONSTRUCTION LTD.

*HARER, $-eLntrcnm,r BEfORE THE HARYANA REAL ESTATI RECUI-ATORY AUTHORITY, CURUCRAM DateofdecisloD: t3.0S.ZO2S ANSAL HOUSINC LIMITED SAMYAX PROIECTS PyT. f, TD, ANSAL HUBA3 BOULOVARD rt z cn/rrco/zozt I Atrktr Bansat V/s ansaL Hotrsing Lrd. (Rr[Forherly (4,wtr as an\o] llousing & cahsttu.dah Lrtl ) & samyak Projed prt Ltd (R2) lsh amnd.ep xadv.n lTiJ""-".*,,,".q 1 sh.

Am.ndap K.dy.. ., .dll]o,.,1c.'r ri t )rr r.D, ,,y r. oi. dsAn..l,t 49e Ca4!tu, tnn ttd_)& satrryrk proie.k pur Lrd (Rz) I Lkir 3t/r0rr Ra.hn:BhJrrrv s Ansr Huringttu R lLFo.4p,t k"o " asAr lHourrg & Carstrl.tion Ltd.)& . \Jh]rk Pror(tsPrr (d.(R4 MitrtrJft]lluv']J Ar\rt HoLs ng Ltd {it,lFo.u.,/erno", u- An,al Horeng & Con tuao" L|1. _ a _] Samr2r po,e :pe Lrd.rRrl 5 t R/44ot/2021 NavDtL.lvls Ar.dt houinB I rd rRtltro,uprr"",q4 o, A4.. ha"!40&.a.!,\, lr L.d t& srmy,[ Pro,€.r!

Pr od [R2] 6 CR/47A2/2O23 ManharYadav &logindershsh V/s Ansal Housing Ltd. (R1)(Fom.&know, os Antul Hounng & Cohemction Ltd.) & samyak P.oj.cts Pvt.

Ltd. (R2) CORAM: Shri.vijay Conplaint No.3074 or2O23 and try t+I1Y' *HARERA S[ eunuen,qrr,l ComplaintNo 3074of 2023 l ORDER This order shall dispose ofatj rhe 6 complajnrs hfled as above tiled betore r h,s authorjty in form CRA under sedion 3t ot the Reat Esrare [Regulation rnl Developmentl Act, 2016 (hereinafterreferred as the Acr..) read with rule rs.r (he HJryrnr Redt Estate rRegutatron and DevetofmFntt tiJte, 2, lherernaler reterred a; rhe ruter', torviotarion or \e(uon i4)ldJ ut rh, \( wherein ir is interatia prescribed rhat rhepromote. sha be responsible io, .rl its obligations, responsibitities and functions to the a ottees as per rhr agreemenraorsaleexecutedintersebetweenparties.

The core issues emanating fiom rhem are similar in narure and rh. complainantG) in the above referred matrers are altottees ot the prot..l. namely, 'Ansal hub 83 boutevard,, (group housing colonyl bejng devetopcd b! lhcsameresponden(/promoterr.e..t!,1/sAnsd,HousrngLrmrteJ. ngLrmrteJ.tnFrern,,rrl conditions olthe buyer s agre€menrs, fulcrum of rhe issue involved in alt thr!. cases pertains to lajlure on thepartofthe promoter to deUvertjmely possessron of the units in question, seeking award ofdetay possesyon charges atong wrrh The details oa the comptaints, repty ro sratus, unir no., dare of agreemrnt possession clause, due date of possession, totat sate consrderation, total pi .l anount, and reliefsought are given in the table belowl Prc,e.lNareaA - "aNsALHUB uii BoUL0VARD Loc.rion Secro.

B3,curug.am, 2 3 ::::.:::!0:: roil oril ol ae unt within a tihe period ot 42 nonths trom the .tot? oJ detuon ol ag_r@nqt t within 42 moaths hoh the dote ol obkhiM olt the J.!!!:! :!!!!!!" "!! !!!!!:!!.,:!!rt !;;;;;;;,;;;:;:;:il:; *HARERA St eunLrcnrt't Complarnt No.

3074 ot2O23 rnd ([mphas's supptId ] a],271/ 6, t 5(/ 9,908/ 5,56r', 8,3r'r/. whi.hever is tate.

Jurther aeveloperovet ohd abov. tht occup.ttm.tineG, -r,r, Ofierof po$essionr - Noto rt ouEGia '"x1*" D aR/3O74 /2023 F 104 (pg.

19 or 13.05.2016 (R2 is (ps.

61 of 13.05 2020 .29.5c,67\/ 127, cR/3160 /2023 T-026 387 sq. ft. lp& 22 ol 03 04.2015 (pE.

61 oa 03.04.2019 121,20,45?/. t7c cR/3181 /2023 c 059 05122014 (R2 is (pg.

16 ol 05 l2 20r8 a69]l bb8/ t22, cR/3581 /2023 F 003 (pg 23 or 0801.201s (R2 (pg 18 .r 08.01201'l tzt.1t -.s11-' t24,5 cR/4402 /2423 F,03,t 542 sq. ft. (pB.

23 of 05.12.20L4 (R2 is (pg.

18 oI 05 , ?

20r8 cR/47A2 /2023 G-007 bE.

2a of 30,03.2015 (Rz is {pa zz or 30.03.20r9 11.04,44.706/l i15,0 HARERA Conplajnt No.3074 of2l)23 and 5.

4 The aforesaid complaints were nted by the comptainants against the promor.r on account oiviolar,on ofthe bujlder buyer,s agreement executed betwecn thr parties in respect ofsaid unit for not handing over rhe possessjon by the (lu. date, seek,ng award oldelay possession charges along wirh interesr..the rct .J sought by the complainants in the said complarnrs a.e same as menriotrr{l hereinbelowat pa.a 9 ofthis order. his order.

It has been decided to keat the said complaints as an applicanon tor n,)r compliance ofstatutory obligarions on the part ofthe promoter/ respondefr rf terms of section 34[0 ol the Act which mandates the nuthorjty to cnslr( compliance ol the obligations casr upon the promorers, the altottee(sl an.t rh. .ealesiate agents under theAct, rhe rules and the regutations made ihe.cur)(t.r The iacts of all the complaints nled by the comptainan(sl/a onee(sl,rrc ,, \, simrla..

Out of rhe above-menrjoncd case, ihe parricutars ot lcad (.,r.

CR/3181/2023 Rachna aharia V/sAnsat Housing Lrd.

Formerty known rs Ansal Houslng & Constructlon Ltd. & Samyak prolects pvt.

Ltd. ;rre b.rnll taken into consideration for determining rhe rights oithe a or!ce(sl qu.r .1. ,ll possession charges alongw,th interest and compensarion.

Proiect and unit related details The particulars olthe project, the detaih ofsale considerarion, rhr rnro!rr r).r tl by the complainan(sl, date ol proposed hand,ng over the possessron dr.r\ period, rfany, have been detailed in rhe fo owing rabutar form CR/3181/2023 Rachna thatia V/s Ansat Housing Lrd.

Formerty 7. rousrng a ing & Construction Ltd. & Samyak Proiects pvr.

Ltd.

Projectnameand location Ansak H,b83 Bouleedrd, Se(tor8l Curusram I s lN" lr *HARERA S-eunucnnv ComplainrNo.

3074of 2023 i 09 2010 rl a 05.20l6arldBr iEea = - resiste red / no t .egi stered DrPc ti.o;G a ,tn$ oate of execution of buyer CommerchlPro,ect Re8l.tercd 09/2018 Dardd 0801ZO1B Lrc€nse No.71of20r0 dated is 05.12.2014 (R2 r rhe co;fi rmin (pase no l6ofconplainO cosg (Page no 20 oicomplarnt) ?% rq rt {Pageno20orcomphrnt) cn,ise u ojou The Developet shatt oft'et al the penod ola2 nanthslrcn the dol ogrknent or wxhin 42 nonths abtaintng oll the rcqared sancoL necessot! lot cadneh.enent whichev.r is loter, lurthet therc penod 6 nonths allowed to the de obove the petiod ol 42 nonLhs.

4 B 10 05.12.2A18 (Cakulated from the dare o Agreement including grace perio [as per BBA at Pase no 20 of. no 20 of.on lt l2 Total ahount paid by the 122,54,4A0/ Gs percustomer Ledgerdated 14 ll NA B, tacts ofthe complainr ITHARERA S-cunrcnnu 8.

The complainant has made the following submissions in the comptaint: That the Complainant is a law-abiding citizen, who is a r€sidents of H no.

337, Sector 23, Curugram-122017, had booked a unit in the protect oi rh.

Respondents companies namely "ANSAL'S HUB 83 BoULEvARD.,trhc "Prorect") at sector83, curugram, Haryana 120001 That the Respondent No.

1is a company Incorporated undcr rtr.

Companies Act 1956 having their.egistered office at 1i 5, Ansat llhaw.]lr 16, (C Marg, New D€lhi- 110001 and claims to be one ofthc tcndjnB,..l estate companies and was responsible ior rhe devetopment of rhc trot.(r and has the registration of the Pro)ect in its name under liegrstr.nrorr Number 09 of 2018 dated 08.01.2018 granted vide lvemo No flRIIir\ 433/2017 /97_ That Respondent No.

2 is a company incorporated under the Conrp.rnir, act, 1956 having,ts registered office s,tuated ar 111, Frrst floor, AnrarLknr Bhawan, 22, Kasturba Candhi Marg, New Delhi - I10001. and is rhe t,Ir(t owner, hcensee and currently, undergoing the consr.uction ,rrd development oftbe Project, as such,lalls within the meanine ot2[zkl ol rhr Real Estate (Regulation and Dev€lopment) Act,2016.

That the Project came to the knowledge oI the Complarnanr rhrcugh th. authorised representatives ofthe Respondent No.

1 and the Complaininl ,1.

Complaint No.3074 of2023 dnd was assured that the Project has aftained all rhe necessary approvals i n,1 plans and the construction shallbe smoothly and religiously completcd e.

That the Complainant replying on the assurances and warranties ot rh.

Respondent No.1 booked a unit no.

G-059 admeasuring 580 sq ir in tIr project oi the Respondents and consequently, entered into a bulrr \ agreement on 05.12.2014.

HARERA GURUGRA]\I booklng was made by the Complainant, $e nalot'ide Respondenis began to unrurn and rhe talse promr\. se promr\., warranties saw the light.

That as per clause 30 of rhe c h.

Thus.duetotheconhnuousrelalonshipbeNveenthe Parties.non-delv,r\ Buyer's Agreement dated 05.12.2014 the possession of the unrr was h hr offered within a per,od oi 42 months from the date of execution or rhr agreement or within 42 months from the date of obtainrng oi alt rlr required sanctions and approval necessary for commencemcnr ol construction, whjchever is later.

Thar the sancrion of building plan tr.,\ received on 14.05.2014 and the Builder Buyer's Agreement was executcrl on 05.12.2014 hen.e, duedate is calculated from the date olexecutrorroi agr€ement.

Therefore, the due date ol possession comes our to br 05.06 2018.

That there has been a delay of approx.

5 years from the due d.tl or possession tillnow houiev€r, tilldate no offer ol possession has bcen gr!ril by the Respondents. of possession, non-execution of the conveyance deed lill date, lh. provisions oftheAct shall be applicable in the presenr case.

That it needs to be categorically noted that the developmenr ofthc prct..1 is highly lacking and incomplete and the Respondents should be nradi rt) pay ior the same.

That being aggrieved by the unlawful, and drbii,,I! conduct of the Respondents, the Complainant has filed the prcs.nt c.

9.

Rellefsought by the complainallt: The complainant has sought following a.

To hold thatboth R€spondent no. respect to the proiect. relie(s) iointly a nd severally lia h l!

Lf HARERA GURUGRAIV] To di.ect Respondent no.

1 and 2 ro provide the valid physicat posses\ron to the Complainant after procuring the occupancy ce(ificate To direct Respondent no.

1 and 2 to give delay poss.ssion charges @ MCr.u +20lo from the due date of offer otpossession ti the actualhanding ov.r o, d.

To direct the Respondent to refund the amounr charged towards (h.

Labourcess charges.

To directthe Respondent to not charges any iltegatcharges To direct Respondent no. ondent no.

1 and 2 to notcharge tabour cess etectnfrcJr rr charges, EEC and FFPBIC charges, as the same jre iltegat.

To direct Respondent no.

1 and 2 to execute rhe conveyance.lc.d To penahse Respondenr no.

I and 2 for non-submission of Iltp .,,j, violation oasection 61 for non-extension of registration of rhc prolect 10.

0n the date of hearing, the aurhority explained ro the respondent/ promorcr about the conkaventions as alleS€d ro have been commitred jn retatron rr) sectjon 11(41 (a) oithe act to plead guiliy or nor to plead suitty D.

Replybytherespondentno.

1.

11.

The.espondent hascontesred thecomptajnton rhe foltowing grounds: a.

That the complainants had approached the answering Respondenr ror booking a shop no. c-059 ,n an upcoming projecr Ansat Boutevard Sr.ror 83, Gurugram.

Upon the satjsfaction ot th€ comptajnant regar.lrg inspection ofthe srte, title, tocation ptans, erc. an agreement lo se d.r(r (l 05.12.2014 was s,gned berween the parties. b.

That the current dispute cannot be governed by the RERA ALt.2016 because of the lact that the builder buyer agreement signed beiween ttr( complainant and the answering Respondenr was in the year 2014. tt s subm,tted that the regulations at the concerned tjme penod wo! rl PaAo8,, 27 f c h u HAREIU\ GURUGRAII conpiaintNo 3074 of2023 and regulatetheprojectand notasubsequent tegjslatron i e.

RERA Acr, 2016 lt is further submitted that Part,ament would not make the operation ot ,l statute ret.ospective in effect. c- That even iffor the sake ofa.gument the averments and the pleadings Ln the complaint are taken to be kue, the sa,d complaint has be€n prete ..{t by the complainant belatedly.

The complainant has admrttedty iil.d rh. complaint in the year 2023 and rhe cause oaaction accrue on I1 l2 z0lrl as per the complaint itseli Therefore, it is submitred that rhe comp r rr cannot be nled belore the HRERA Gurugram as rhe same is barei hr limitation. d.

That even il rhe complaint is admitred to be rrue and correcr rh. orrecr rh. agreement which was signed in the year 2014 wirhout co€rcron o. arr duress cannot be called in quest,on roday.

Ir is submirted rhai the burtdrl buyer agreement provides for a penalty in the event of a delay in grvjng poss€ssion- It is submitted that clause 34 ofrhe sard agreement provr(tcs ior Rs.s/- sq. ft. per month on super area for any delay jn otforlr possession of the unit as mentioned in Clause 30 of thc agreem.nl Therefore, the complainant will be entitled ro invoke the said clause anl ,s barred lrom approaching the Hon'ble Commission in orde. to atter rtrr. penalty clause by virtue ofthis complaint more rhan 8 years after il N.r\ agreed upon by both parties. e.

That the Respondent had in due course oitime obtained atl necess.rr! approvah from the concerned authoriries.

Ir is submirted that the pernrrr lor environmental clearances for proposed group housing prolect ror Sector 103, Curugram, Haryana on 20.02.2015.

Similarly, the approvat tor digging loundation and basement was obtarned and sancrions honr rhr department of mines and geology were obtained in 2012 lhus rh.

Pag.9, 2? u HARERA complaintNo.3074 of 2023 t g h.

GURUGRA[/ Respondents have in a timely and prompt manner ensured rhar rh. requisite com pliances be obta,ned and cannot be lauked on givinE d.t.ry(rt Possession to the Complainant.

That the answering Respondent has adequarely explained rhc dcl.ry tt \ submitted that the delay has been occasioned on accounr ofthrngs beyon(l the controlofthe answering Respondenr.

It is lLrrrher submitted thal th. bu,lder buyeragreement provides aorsuch eventualities and rhe cause tor delay is completely covered in the said clause.

The Respondent ought to have compUed with the orders of the Hon'ble High Courr of Pun,ab rnd Haryana at Chandigarh in CWP No.20032 o42008, dared 16.072012 3 \.O7.2012, 27-08-2012.

T he said orders banned rhe extracnon of wJr.r which is the backbone ofthe construction process.

Similarly, the comphr. he comphr.l itsell reveals that the correspondence fronr the Answenng Respon(l.rl spec,fies force majeure, demonetization and the orders ofthc llon blc N(, prohibiting construction in and around Delhiand the COVID -19 pandcnl( among others as the causes which contributed to the stallingofrhe prot..1 at crucial junctures forconsiderable spells.

That the answering respondent and the complainant admjttedly h.n. entered into a builder buyer agreement which provides for the evenr or delayed possession. lt is submitt€d that clause 31 of the burlder bulcr agreement is clear that there is no compensation to be sought by ll,r complainant/prospective owner jn the event ofdelay in possession.

That the answering Respondent has clearly provided rn clausc :14 rhc consequences that aollow from delayed posscssion. lt is submined that rh( Complainant cannot alter the terms of the contract by prefernng r complaint before the Hon'ble HRERA Gurugram ffHARERA ,or.dnrN n,^/.. i.

That adnittedly, the Complainanthad signed and agreed on Buildcr Ilw.j Agreement dated 05.12.2014.

That perusat of the sard ag.eem€nr wou[j show that it is a Tripartite AS.eement wherein M/s Samyak proiecrs t,!r Ltd. is also a party to the said agreemenr. j.

That the perusal of th€ Builder Buyer Agreement at page 3 woutd sho* that l4ls Samyak Projects Pvr.

Ltd. not onty possesses a rhe nghrs rf(l uniettered ownership of the said la nd whereu po n th e project namcty n s.,l boulevard, Sector83 is beingdeveloped, bur atso is a developer in rhe nI(l prolect.

That the op€rating lines at page 3 oirhe Builder Buyer Agreenr.nt are as iollow: "The Developer has enrered into an agreemenr wrth ltr.

Confirming Pa.ty 3 i.e., M/s Samyak Projects pvt.

Lrd to jointly promor., develop and narkerthe proposed project being d€veloped on the tand .rj k.

The said [4/s Samyak Proiect P\t.

Ltd. tn terms ofits arrangement with rh. t with rh. respondent could not develop rhe said proiect well wthrn tlme a5 !!,r\ agreed and given to the respondent, the delay, ifany, is on the parr of N1/\ Samyak Project Pvt.

Ltd. not on the part of respondent, bec;usc ltrr construction and development oFthe said proiectwas unde(aken b), \1/\ Samyak Project Pvt.

That in an arbitral proceeding before rhr .d Arbitrator lustice A.K Sikri, M/s Samyak Project Pvt. has tak€n ovcr rhr present project the answering Respondent for completion of the projr(1 and the Respondenthas no locus or say in the present proiect.

Reply by th€ respondent no.2.

The.espondent hascontested the complaint on the followinggrounds: a.

That the respondent no.2 i.e., Samyak Projecrs Pvt Lrd. (l.andowncrl .,n(t .espondent no.1 i-e., ANSAL Housing Conskuctions Ltd. (Developer/ A t l entered into a MoU dated 12.04.2013 (hereinatter referred to as MolJ I I I i'a8.l, ir27 E.

12. ffHARERA 1.".n,.,",," ".,, , .

9De.p,cpnv L respect of construction and development of a project known as ANsA BOULEVARD 83 (here,nafter referred to as ,,said project"), suuated on l land admeasur,ng 2.60 acres (equivalenr to 20 Kanal 15 Martar, sirulr.(l in V,llage Sihi, Tehsil& DistridGurgaon in Secror 83 ofCurgaon. [.1anL,s,r lorming : parr of License No.

113 of 2008 dated 01.06 2008 and Lic.f!.

No.71of2010dated15.09.20t0.AsperthesaidtVoU,th€responden(no I beingthedeveloper, made sal€s ofvarious unirs to rhe altottee(sl, exccurr(l builder buye. agreement(sl with a ortee(s) and also receivcd srtf consideration amount irom rhe allottee(s).

The respondenr no.2 wns n,,r , party to any bu ilder buyer agr€ement execured berween respondenr no I b.

That the perusal of the builder buyer agre€ment at paSe :.t ( Ctausc t) l would show that M/s Samyak Projects pvt.

Ltd possesses allthe nghrs rn{l unlettered ownership of the sajd land whereupon rhe projects na rct,- boulevard 83, Sector 83 Curgaon, Haryana is being devetoped.-r-har rtr. r-har rtr. operating lines at page 3 ("Clause D"l ofthe buitde. buyer.rgreemenr .|. as iollows: "The developer has enrered into an agreement wirh rh. conlirming party i.€., M/s Samyak projects pvr. t,td. c.

As respondent no.1 tailed to aulfll its obligatjon under rhe said I4o! ,rn(l construction ofthe said project was substantially delayed Th€reaore. dLr. to abject failure of respondent no.1 to perform jts obligations under rh. said Moll and to construct the said project, the respondent no.2 berng t.lr with no other option, terminared the said MoU vide rermjnation nol (. dated 10.11.2020. d.

The res pondent no.2 also publhhed a p ublic notice in the newspapcr d il rd 16.12.2020 informing the publicar largeabour rhe termination ofsaid Nloll by respondent no.2 due to breach of the Ierms of lvloU by rhc responrl.rt no.1.

The respondenr no.1 challenged the rcrminatio, , r",,rTj"rT,l,:; HARERA comprainr N..3074 oi2o2r inl GURUGRAM Hon',ble H'gh court of Delh, in o[4p (r) (coMM] No.a31 ol 2020 rn ltr( matter titled as 'Ansal Housing Limited vs.

Samyak proiects prtv.nr Limited" under Section 9 ofthe A.bitrarion and Concitiation Act.

1996 r1.

Hon'ble High Court oi Deth i was pleased to rcfer the marter ro Arbrrrrrrof and sppointed lustice A.K Sikri, (Retired ludge of Supreme Courrl d! rh.

Sole Arbitraror and appojnred Local Commissioner.

The Learned Arbitrator rejecred the p rayer ot res po ndent n o.

I for stay o n the termination ofluoll and directed the respondent no.1 ro handover rhr. possession of said proje.t on 14.10.2021 to respond€nt no.2 ror r.rktn! over the balance consrruction of rhe said proiect.

The t.earned Arbrtr,,ror vide order dated 02.09.2022 held that respondent no.2 sha also be fre. r,, approach the allottees and demand andlor coltect monies from rhenr j. respect oftheir units.

That the answering respondenr acting in good faith and rn lhe intcr(.sr ol publ,c at large, in benefit/interest of the atlottees of the aforcnrentron. cnrentron.t project, the answering respondent sought to aurhenticate and venfv rh. veracity of the agreements/allotments made by AHL and urged lhe allottees including the complainants vid€ various emarls ro come torurl1l for KYC process and show bona fide by paying rhe balance amou[r\ payable due as the project stood on the verge ofcomptetion.

It came to the knowledge of respondenr no.2 rhat respond.nt no I lr.r\ done several dummy transactions by creating hkc proiites of atlotr.r\ Thus, the respondent no.Z issued noticc dat€d 04.05 2023 ro ltr. complainant lor verification of the complainant and legjtimacy oi thc transaction undertaken by respondent n0,1, Notice dated 04.05.2023 ro the complainants in order to compty with rtr( venficatjon process.ltwas specillmlly menrioned thar, in case no renbn\ l']r,lt13,r2? u s. h l.

ITHARERA S-cunrr,nuu is received on or before 20.05.2023 irom the allottees. then the allotnrcnt otthe said unit bearing no.

C'172 shallstand forfe,ted/can.elled.

Despri. nunerous attempts to engage with the addressees oathe complainanrs. nd satisfactory response or compliance was r€ceived, leading to th. cancellation ofthe allotment olsaid unit bearing no.

C- 172 rn quesron Since respondent no.1 is registered as Promoter in respect ofihe s.,r(l pro,ect with th€ Real Estate Regularory Aurhority ( Rt-M"). respon(l.rrr no.

2 requires a no obiection re(ificate lrom the allottces ibr th. pur1l'\. ofcarrying forth the development oithe said project and obtain neces!,r r permission from the RERA.Therefore, in order to change the developcr ol said project, the respondentno.2 requir€d written cons€nt ofthe alloilr'.\ of said project.

In this regard, respondent no.2 issued notice ditcd 26.05.2023 and 03.08.2023 requesting the complainant to srgn thf addendum agreement with respondent no.2 to accept and acknowL{alNL respondent no.2 as the new developer. developer.

That more than 135 satisfied allottces aiter all the venfication prorr\\ executed the addendum agreement with thc respondent no 2 whcrc I r1 was agreed that the allottees will not make any claim against respondcnl no.2 till the expiry ofpermitted period olcompletion of said p rtell ,r\ eranted by the relevant authorities.

1t was further agreed by th€ allolt..\ that allottees will not initiate any civil, criminalor legal p roceedings ol.'fl nature whatsoever against respondent no.2 before the exPiry ol th. permitted period oicompletion of said project.

That said Ansal Housing Ltd in terms of its BllA dated 05.12.2014 wrth lh.

Complainant. lt is pertinent to note that the delay in complenon ol th.

Project is caused due to the malfeasance and negligence of thc M/s Af\,r Housing Ltd.

Not on the part Respondent No.2, because thc conslru(t o r l']a8r 14 rr 27 k. u HARERA GURUGRA[,4 and development of the said Ltd. l.

Respondent No.2 has proceeded to.ommission experrs who arr rn Ur. process ofdetermining the sratus of rhe const.uction and the furth.r st{.r)\ /construction necessary to comptete the project, Respondent No.2 \ making its best endeavours to ensure that rhe progress oathe said I,rot..l can be fast tracked.

Howeve., the pace of devetopment of said I,rotc.r r\ being atfected by frivolous and premature chaltensed beins made ep.I.sr the eiforts ol Respondent No.2. m.

That after fully u ndersta nding that Respo nden t no.2 asa landowncr hrfL their limited liabjlities to the Extend provided the tand only and .,\ .r confirming party and Sign Euilder Buyer Agreement withour havrns rn! obligation towards Completion and Construction and Financjal tiabrlitv I the project and Builder Buyer Agr€ement.

Thar 8BA drred 0S 12 20 tl which was signed and executed wirhout coercion, o. any duress cannor hr called in question today. 'lhe aforesaid Respondent No.2 be,ngthe landowner had entered rnrr),r I MoU wirh rheAHL.Asperthesaid M0Udared 12.05 2013 thesaidAllt. esaidAllt.wr\ underobligation to constructthe shops wirhin the sripulated penod or.ll] months and needless to mention the AHL has executed the Buitdrr Bol.r Agr€ement with various allottees in which the Respondent No.

2 was orL\ a conflrming party but however rhe AHL builder was under obligation r,) complete the project in a timely manner and irwas also clearly nentrcn.ri in th€ said Builder Buyer Agreement. ln case ol any delay rn handlrrg possession or3nyother reason, thefinancialliability ro rndemnii/ the loss to the allottees was ofAHLonly.

Complarnt No 3074oI2023 proiectwas undertaken by M/s Ansal Housrns ffHARERA onp"'n,\, o-!u,', .' $*eLnucnnv o.

That itis submitted thatthe complainanthas mischievously impleaded thr present Applicant as one olthe respondents, the complainant entered rnlo a contract with Ansal i.e., Respondent No I only and the prcsrnl Respondent no 2 is not pri\y to the said contract he cannot implead hrnr Ln the array oi respondents no 2, and the intentional impleadmcnt ol r[. applica n t as the respondent no 2, is bad in law p.'fhat it is submitted that a bare glimpse at the documents submitted by thr complainant would reveal that he does not have any privily of conua.t with the present respondent no 1 & respondent no 2 is neither has anv responsibllity regard,ng the paying any delay payment charges |,'r responsible for handing over physical vacant possession to rh. complainant after obtaining oc.upation cenificate from the compo,r(rr authority under entered ,nto a contractwith Ansali.e., Rerpondent No I Copies oi all the relevant docu m€nts have been liled and placed on reco rd 'l h.

L authenticity is not in dispLrte.

Hence, the complarnt can be decided on thc brsL\ olthese undisputed documents and submrssron made by the parties.

The respondent no.

2 & complainant have filed the written submrssjon\ (irr which is taken on record.

The authority has considered the same s1rrl. delib€rating upon the reliefsought by the complainants. plainants.

Iurisdiction of the autbority The authority observ€s that it has terrrtorial as well as sublect nlirl.l jurisdiction to adiud,cate the present complaint lor the reasons given bclo$ F.I Territorialiurisdictlon As per notification no.1/92/2017 l'l'CP dated 14-t2.2017 issued bylown.'In Country Planning Department, the jurisdiction of Real Estate Regulato,y Authority, Gurugram shall be entire Gurugram District for all purposc wrth offices situated,n Gurugram. ln the present case, the project in quenron L1 13 14 r.

15 l6 I 1 z0 2t p #HARERA !l- eunuennv situated within the planning authorlty has complete territ F.lI Sub,cct matter iurisdictlo Section 11(4)(a) or the Act. responsible to the allottee as reproduced as hereunder: Sttloh 71 'ri) n" *","", '0" of G'rrugram ComplainrNo 3074of 2023 Distr,ct.

Therefore, lhis deal with rh€ presenr 17 provides that the promot€r shall asreement lor sale.

Section 11t41(al {a ) be tesponsible for al abliqoiro,r rcrp.,s,hrn,er dn, /in. ons uhder the p.av5ions al thts A.1 o' the .ut{ uni rcgulottohs node thercunde. or b rhe ollouecs a\ rcr ttk ogrcenent lar sole, or to the ossociation ofallarkes, o\ th. .ose noy be, till the cohteyonce of o ll the apo nnen6, plots or buildtngs, as rhe Lose na! be, ta LIE allax.e\, .t th. to the osactation al ollouees a. the conpet.ntorthotty, ot the.dv nay be, Sectioa 31-Functions ol the Authonty: 344 of the Act provdes to ensure .onption.c ol the ahligations cast upon the ptamoteB, rhe ollattees uhtt the .eol estote ogeh* uhder thrs Act antl the rules on.l .e!t u lo tton t nade the.eu n der.

18.

So, in view ofthe provisions ofthe Actquoted above, the authonty has.onr|1, r, iurisdiclion to decide the complaint regarding non-compliance oloblrg.rlron\ l)r the promoter leaving aside compensation whrch rs to be de.ided by 1lr. adjudicating officer iipursued by the complainants at a later stage C.

Sindings on the reliefsought by the complainant.

G.l.To hold thatboth Respondent no. ondent no.l and 2 are iointly and severally laablc in respect to the projectj c.ll.

To dir€ct Respondent no.

1 and 2 to provid€ the valid physical posscssion to the Complairantafter p.ocuring the occupancy certlncatei G.lll.Todirect Respondent no.

1 a nd 2 to give delay possession ch.rges @ Mal R +20lo from the due date of offer of possession till th€ actual handlng ovcr ol physicalpossession. uA RAIV ALE URUG TH $-e ComplaintNo.30T4of 2023 19.

In the present matter the complainant was initially altotted unit no c 059. admeasuring 476 sq. ft. ,n the project "Ansal Hub 83 Boulevard Sector 83 b! the respondent-build€r vide buyers agreemenr dated 05.12.2014.

As pcr.tau!, 30 ofthe BBA, respondent no.

1 was obtigared to comptete the construcrjon or the project and hand over the possession of the subiect unir withih 42 monrtr\ lrom the date ofexecution ofagreement or within 42 nronths from thc dat. ol obtaining all the required sanctions and approvat sanct,ons and approvrl necessary ior commencement ofconstruction, whichevsr is larer..t,he duc (l.rt. of possession is calculated lrom the date of BBA i.e, 05.12 2014 since rhe d.jrr of commencement of consrruction is norknown.

The period of 42 monrhs.i(t\ on 05.06.2018.

As far as grace period of 6 months )s concerned the snnrc \ allowed being unq ualified.

The occuparion certificateforrhe protect has not v.r been obtained from thecompetent authoriry.

20.

As per the I BA, respondent no.

2 (land own€r) and respo ndent no I (devetol,.rl entered into a MoU dated 12.04.2013 whereby the devetopmenr and markerrn! oi the project was to be done by rh€ respondenr no.

I in t.rms or rh. license/permiss,ons granted by the DTCP, Haryana.

Upon a:ilure ol.espondcnr no.

1 to perform its obligations asperMoU and complete the coosrruction or lfr project within the agreed timeline, respondenr no.

2 termrnated the said Iloll vide notice dated 10.11.2020 and issued a public nonce in newspapcr ror termination ofthe I\4oU. the I\4oU.

The matter pursuanfto rhe dispute was refcrrcd ro th.

Delhj High Court under section 9 ofthe Arbitration & Conciliation Act, I996 r,r(i vide order dated 22.01.2021 Hon'ble High Court ot Dethi appointcd the Iof'b ( lustice A.K.

Sikri, iormerludge ofthe Hon'ble Supreme Court of India as a soLr arbitrator ol Arbitral Trihunal.

21.

The complainant i.e., Ansal Housing Pvt.

Ltd. in rhe petition sought varous r€liefs including to stay the operation ol the termjnation letter d.rkd PaB.

1A ol 27 *HARERA t-.-.--__- s- crqge tqv I "*''"'"' " ":' ' "' ,, '' l0 I 1.20.,0 dnd the pubtrc norrce ddred lb.rz.202;,,,*i*, ".0,,.",,*.,,u is given.

The ArbitralTribunatvide order dated 31.08.2021 granred no srav.r ierminruon no .e dated t0.112020 and no was passed asainsr the M/" r",,r,u r.","",, J:'J;:;:ffi." i::ir:": 13.10.2021 ofrhe sole arbirmror respondenr no. r was directed ro handover rh. aforementioned proiect to rhe respondent no 2.

Folowing the drre.l,ve outlined in the order dated 13.10.2021of the sote arbitraror, respondenr no I handed over rhe prote(r lo respondenl no.

2 vrd d pDs\p5<ron tene. d ,r!.j 14.10.2021, for rhe purpose of undertaking rhe remarnrng consriricrron r.r\ts Subsequently, on 02.09.2022, the Sote Arbitrator dirccted respondent no 2 to finalizerhe projectwithin thestiputated timeline, specrtica y byrhe conctusiof ofJune 2023 and to collect funds lrom the allorrees with a condition rhar rhr amount so collected shallbe pur in escrowaccounL The aurhonty is ofthe view rhat the bui)der buyer,s agreemenr was signed b! the complainants and the respondent no.

1. ln the bujlder buyer agreement rl was specifically mentioned that respondent no.2(tand owne, and respondenl no.

1(developer) entered inro a IuoU dated 12.04.2013 whereby rhi oe!plopmenr dnd marketing or the project was to be aone Oy rt c rerpond ,.. no.

1 in terms ol the ticense/permissions granted by the D.tCp. ltarv,rr., Al(hough lhe respondenr no.Z,.e..

Samydk prorecr\ pvr.

Lrd ,rnce ed tr. nce ed tr. agreemenr vide terminat,on norice dared 10.11.2020 and the mattcr \ subjudice before rhe arb itral trjbunal appointed by DelhiHigh Court vide ordcJ dated 22.01.2021.

Ir is retevant ro .efer rh€ definition ot the t€rnr ,p.omol.r. under the section 2(zk) ofrhe Reat Estare (Regulation and Devetopmenrl ^.r.

20t6.

22 23.

Theauthoriry observes that landowner is covered by the delinition ofpromorer [ir) ofsectjon 2(zk).

A person who conslrucr< or rd r\\ u HARERA GURU r nder sub cl.ruse (rJ or GRA[/ I n! o pemn who .onstrucs t cous6 ro be corstructed an tn.l?padent butkhng or a bu'ldhg consltinq ot opothelr. ot coiveds on e aing butlding ot o paq theeol hto oportdent, tot the p!ry6e olyllinq att or soqe ol the opa4n.nL, to ode. petnnt antl includes his ossignees; o. a pe6on who deElops tand hto o prciect" whethet o/ not the per:on olso ton*tuc6 lructutp, on ony o! the ptot\, to, th?

Dttpo\e ol *thns b orhet pc\aas otl or sone ofi he pto; D rhe eid protett- whethet wth ot wthou. uftweshpr@n: or to be constructed a building or apartmenh is a promoter it such buildinE or apartments are meant for the purpose ofselling to other persons Sirnitart\,. ,L person who develops land into a project i.e., land into ptots is a promotfi , respect of the iact rhatwhethero. northe p€rson also consrructs srructurLjs on any of the plots. lt is clear that a person develops tand inro ptots or constru( rs buildingorapartmenrforthe purposeof sale is a promoter. l,hewords. caun,\ to be constructed" in definition of promoter is capahte ot coveflng rhr la ndowner, in respecr oi ronstruction of apa.tme n ts a nd bu ild in8s Th ere nr r\ be a situation where the landowner may nor himselfdevelops land into ptors (jr constructs building or apartnent hjmsetl bur he causes it to be consrructe(l(j developed through someone else.

Hence, the landown€r rs expressty covcrrrl under the dennrnon ofpromoter underSection 2 [zk) sub clause (i] and tiil.

24. tiil.

24.

Further, theauthority observes thatthe occupation cert,flcate tor the proied is yet to be rece,ved and the project stands transferred to rhe respondent no 2 absenceof any f,nal arbrrrarron the ratio oi iinancial liabrlirv who is now responsibleto comptete the same. tn award the Authority cannot deliberate up on betlveen the promoters.

In view ofthe above, the hability under provjsions ol Section l8(11 ol the Act & Rules read wjth bujlder buyer asreement shal bc #HARERA !l- eunuennv Conplaint No 3074 of2023 borne by both the respo.dents jointly and severally and the liabitrrr- ro handover the unit shall 1ie with respondent no.2.

25.

In view ofthe above, the liability under provisions ofS€crion 18[1] ofth.

A.r & Rules read with b uilder buyer agre€ment shall be borne bythe respondcnt th. complainant intends to continue with the proiect and are sc.klne d.l,$ possession charges interest on the amount paid.

Proviso to sccnon 18 prov(1( \ thatwhere an allottee does not intend ro wirhdraw from rhe prolect, he sh.rttbr paid, by the promoter, interest for every month oa delay, till the h: nding ove I o I possession, atsuch rate as may be prescribed and ir has been prescribed under rule l5 ofthe nnes: ''Section 1A: .

Retum olanouht dnd .onpensonan 13(1) t the prohotet hns tu conptete or Mabtc to stee posystion olon aportnena plat, at butldns.. in odadonce with the tems ol the agteenent lot sok or, ot the cose nay be, dul! conplered by the dote specited theretn; dle to dircontinuan@ ol his busness as o developzr on occount ol su s pen s io h or rcloco tion ol the rcg it t to tion u ndet th ls A ct ot lor anr other reoiln, he shaU be liable on dnand to the ollottees, in ase the ollattee wishes to \|hhdrow lrcn the prolect wuhout prcludrce ta on! othet renedy ovoiloble, to retum the o ount received b! hrn in retpect olthat aportnent, plot, building, os the coe no! be with jnttest ot tu. est ot tu.h mte os ma! be preyribed in this behotl including conpenfltion in the onneros proeided underthit Proided that wherc an allottee does not intend b wnhdtow Fon the ptuject, he ,hdll be pdid, by the promoteL nrerest lor ewrt nonth ol deloy, till the hondins over al rhe po$ston. ot such rote os hdy be pren ibed. (tnphors tupptied ) 26.

Clause 30 ofthe BBAprovides torhandingoverofpossession and is reprodu.c(i Th.

Develop.r shatl oner possession al the uiit on! tine a petiod ol42 dohths lron the ddE ofexetuton olAgreenqt or wthin 42 hohths lran the ddte oJ obtaihtnq all required {T HARERA $- cunrcnnl,l been reproduced as underl Complai.tNo.

3074.f 2023 nnctions and opproval necesory fot conmencenent oj cohsrruction, whichever is loteL l:urther,thete shottbe o srace period of 6 nonths ollowed to the develope. over antl above the petiod ol42 nonthsatobove in ollering the pxseson ofthe uhlt 27.

Due dat€ ofpossessionand admlssibility ofgra€e p€rlod: As per ctaus(,:j0 of the BBA, the possess,on of the allofted un it was su pposed ro be ofered w, r h I a stipulated timeframe of with,n 42 months arom the date ol execunof or Agreement or within 42 months from the date of obraininS all rcqulr,l sanctions and approval necessary for commencemenr of consrru.rror. whichever is lat€r.

The due date ofpossession is calculated from the dalr ot ltlr\ i.e., 05.12.2014 since the date oicommencemenr of consrruction is nor kno\!| The per,od of42 months ends on 05.06.2018.

As iar as grace period of 6 nronrh\ is concerned the same is allowed being unqual,fied.

Accordingly, rhe due (l,,rr of possessjon comes out to be 05.12.2018.

The occupatron cerrrficdte 1or rh, project has notyet been obtained lrom the competent authoflry.

28.

Paym€nt of delay possession charges at prescrlbed rate of int€restr l[ complainants are seeking delay possession charges at the prescribed r.{r ol jnterest. jnterest.

Proviso to section 18 provides that where an allottee does nor iftlrd to withdraw fiom the project, h€ shall be paid, by the promoter, interesr lo every month of delay, t,ll the handing over of possessjon, at s uch r a re a s nlr\ l)r prescribed and it has been prescribed under rule 15 of the rules Rule 15lr.rs Bule 15.

Prewib.d Nt oI interest- [Proviso to secrion 12. vction 18 and sub-vction (4) ond subection (7) oJ *$ion 191 Far the purpoy oI provin to ection 12;ection 18:ond sub- sections [4) ond (7) ol section 19, rhe "intetett ot the rote ptesdbed" shollbe the state Bonk ollnd& highett notginol cost of lqding rob +2%; Provided that in cote the Stote Bonk oltndio noryinol.ost ol lending rate (MCLR) is notin ue, n shallbe reploced by such benchnork lqding rctes which the Srate Bonk ol lndio nor It fron tinetoti e fot lendinp to the senerol public ITHARERA S- ounuennv Complaint No.

3074of 2023 29.

The leeislature in its wisdom in the subo.dinate tegistation unde. the provrsror) otrule 15 olrhe rules, has determined rhe prescrjbed rate of inr.rcst. t.hc r,r. ofinterest so determined by the tegistarure, is r€asonable and ifthe said ru r rr followed ro award the interest,,t willensure unitorm practice in a thecases 30.

Consequ€ntly, as per website of the State Ban k oi rnd ia ,.e., h(ps://sbr.co in rh. marginal cost of lending rate (in short, MCLR) as on date i.e., 13.0s.202s r\ 9.10olo.

Accordingly, the prescribed rate of interest will be marginal cosr or lending rate +2% i.e., 11.1oyo.

31.

The dennition ol term 'jnteresf as defined under sedion 2(zal of thc 1.r provrdes thar the rare oiinteresr chargeable from the alottee by the promoro in case ofdefault, shallbe equalto th€ rate ofinte.esr which the promotcr shrl be liable to pay the allottee, in case of defaulr.

The retevanr secrion rs '(za) 'interest' neons the mtq of inLere,t poyobte by the pranoter or the allottee, os the case nd! be Ex pl o n d non. -Fot th. . -Fot th. p ur p6e a f th i, c I o u se the rate af ihteett chargtubh ton the ollottee by the ptonoEr. in case ofdehull shal be equat ta the rcte ol nterea which the ptunotershollbe tiobte to po)t the oltouee, n La\e ol defoutt) the interest pdyabte by the pronoter to the oltouee shal be ton the doE the pronobr recetved the amount ot an! pafi therealttll the dote the onount ot part thereol ond ntete th*eon is refunded, ontl the ihterest parobte b! theollottee to the ptunotet shall be t'ran the dote the ola ee det'aujts th palnent to the prcnotet tilt the dote n i po|1, 32.

Theretore, interest on the delay payments from rhe comptainants shal br charged at the prescribed rate i.e., 11.100/o by rhe respondent/promoter wh t il is the same as is being granted to them in case ofdetayed possessron chnrscs 33.0nconsiderationofthedocumentsavailableonrecordandsubmissionsnrid. by the parties regarding contraventton as per provisions ot rhe Acr rtr. authorjty is satlsfied rhat the respondent is in contravenrion of rhe secrroD PaAe ZJ t Z7 ffHARERA S" eunuennH,l Compiaint No 3074of 2o23and 11(41[a) ol rhe Act by nor handing over possession by the due date as per thr agreement.

By virtue ofclause 30 oathe buyer,s agreement, the possessrof or the subject unit was ro be delivered within sripulared time i.e., by 05.12.2t) l8 However, tilldate no occupation c€rtificate has been received by respondi,nt\ and ne,ther possession has been handed overto rhe allottee til date.

34.

The Authoriry is of considered view thar there is detay on the pa( ot r[. respondents ro offer oi possession of the a otred unir ro the complajnant\ r\ per the terms and condirions ot rhe allotment letter Accordingly, it rs rh c ta il u rr olthe respondent/promorer to lulfil irs obligations and responsibitiries a!

Dcr theagreement to hand overthe possessjon within the sripulated period.

35. eriod.

35.

Accordingly, rhe non,compliance otrhe mandare conrained in secnon I t (4l(,rl read with section 18(11 ofthe Act on the part ofrhe respondenr/promot.r ,\ established.

As such, rhealloneeshall be paid by rhe p.omoter int..est fo. c!.rr month of delay from the due date of possessjon r.e., 0S.02.2018 trI the dar. or valid offer of poss€ssion plus 2 months after obtaining occupation certilj(.,rr. from the competent autho rity or actual handing over of possession, whi.h.!!l is earlier, at prescribed rate i.e., 11.100/o p.a. as per proviso ro secrion l8(t ) ot the Act read with rule 15 of rhe rules The lo owing tabte conctudes rhe rrDr period lorwhich the complainanrs-altottees are entitled to delayed pos!es\ro,r charges in terms of prov,so to section 18(1) ofrhe Act: tr"- Period lor wh'.h the.omptainanrt cR/3074/2023 W.e t 13.05.2020 ri I rlathandrnsoveror cn/:.ooluor lw"t o:.or zo,s ,'r' valid orer of po$esrion ptus 2 months afte, certificate from the .ohpetent authoriry or Possession, whichever B €arli.r valid offer oi possesston ptus 2 mo.lhs aft.r. certitl.ate from rhe .ohpetenr aurhonly .r possession, whi.hever s eart'..

I obrainlns o.cupanon *HARER^ S- crnrc,nu,,r Complaint No.3074 of2023 and cR/363r/2021 W.e.i 05.12.201a till valid ofte. obtaining oc.upanon certificate actual handina over of possession, of posse$ron plus 2 months aft€r f.om the competent autho.ty or w.ei.

03.01.2019 till valid off€r obtaininC occupation certificate actual handrns over ofpossesion, CR/4a02l2023 lW.€l 0512 Z0l8 till lobta,n,ns o(upatlon a(rualhrndrncoveror of possession plus 2 months after frcm th€ comp€tent authority or of possession plu.

2 months after from the competent authority or cR/4782/2o23 w.et.

3003 2019 till valid offer obtarnrng oc.upation certilicate actuaL handrnB over of possession, 36.

As per section 17(21 ot the Act of 2016, the pronroler is uDder an obliSanon to handoverthe physrcaLposscssionolthesaid unilto the con'plarn.rnt Inv'. .rnt Inv'.woi the above, the respondent no.2 is directed to handover possess'on oi the fl at/unrt to the conrplainant in terms of section l7(2) oltheAct o12016, wrlhrn a period of2 months after obtaining occupation certiticate tronr the conrpetenr authority.

G.lv, To direct the refund ofthe PLC amount paid by the complainants alotrg with interest till the actual realiation ofthe same.

G-V.

To direct the Respondent no.

1 and 2 to .etund the amount paid towards thearea in whi.h shaft is beingcovered in the unit, as determin€d by LC, along G.Vl.

To direct the Respondent to refund the amount of Rs 4,4a2 paid by the Compla ira nt towa rds the Labour cess ch.rges. c,vll, To directthe Respondent to notchargesany illegal charges.

G.Vlll.

To dircct Respotrdent no. l and 2 to not charge labour cess, ele.trilication charges, EEc a nd fFPBIC charges, as the sme are illegal.

37.

Thc respondent shallnotcharge anything which is notthe p.rtottheBBA G.lX, To direct Respondent no.l and 2 to execute the conveyarce deed 38.

As per section 1114)(0 and section l7{1) ol the Act of 2016, the promoter is under an obligation to get the conveyance deed executed in favor of thP .o rplnrnrnt.

Whereas as per section 19(11) of the Act o12016.

Ihe allottee LS also oblisated to participate towards registration ofthe convei'ance deed of the {THARERA $-eunuenel,r upon the promoter as per rhe iunction 3at0: unit in question.

As per rhe interim order ofthe sole Arbjrraror the said pror..r has now been physicalty handed ov€r to rhe respondenr no.

2 and rherc ,! nothing on the record to show that the said respondenr has apptj.d lor occupation cerrificate or what is rhe status ofthe compterion ofdevelopnrent ot the above-mentioned projecr.

In view oithe above, the respondent is dr(.r.(l to handover possession otthe flatlunit and execure conveyance deed rn hyo, oi the complainant in rerms oi section 17(1) of the Acr ot 2016 on paymert or stamp duty and reg,st. nd reg,st.arion charges as appticabte, wirhin rhree monrhs Jl1rr obtaining occupation certifjcate from th€ comperenr authorty. c.X.

To penallse the Respondenrro.3 undersection 62 ofthe A.rj G-xr.

To p€Dallse Respondent no.

1 and 2 for non-subnisston of Btp, and vlolation of section 61for non-exrenstoD ofregistrarion ofthe proiect 39.

The above-mentioned reliefs were nor pressed by the comptainant dunng trr, course oaargument.

H.

Directions ofthe authorlty: 40.

Ilence, the aurhority hereby passes directions under section 37 olthe A.r this order and issues the lollow rrg to ensure compl,ance of obligations ..rsr entrusted to the authority under se.r r)f The respondents/promoters jointly and severally are directed to pi) interest at the prescribed rate of 11.10% p.a. aor every monrh ofdelay fron) due date of possession till the date of valid offer of possess,on ptut 2 months after obtaining occupation certificare from the compeknr authoriqT or actual handing ov€r of possession, whichever is eartier .rr prescribed rate i.e., 11.100/o p.a. as per provrso to section 18(l) of rhc ,\cr read with rule 15 ofthe rules.

The.espondent no.2 is direcred ro hand over lhe actual physi.,rt possession ofthe unit to the complainanrs wIhin 2 months afrer obtajrrng l>agc ?6 nt 27 b.

HARERA Complaint No.

3074of 2023 and GURUGRAIV occupation certificate c.

The rate of interest chargeable from theallotrees by the promoter, in (.rs. of default shall be charged at rhe prescribed rarc i.e..

11.10y0 by rh. respo.dent/promorer which is rhe same rate of interesr whr.h rhf promoter shall be liable to pay the allottees, in case ol defautr r.e, rhc delayed possession charges as persection 2(za) oithe Act. d.

The compla,nants are directed to pay outstandrng dues, if any, ilrel adiustment ofinte.est for the delayed pe.iod. e.

The respondents are directed to payarrears ofinteresracffued wirhin 9(r days from the date olorder of this orde. as pcr rule 16(2) ofthe ru1.s. f. ru1.s. f.

The respondent shallnotcharge anyrhingwhich h not the part oiUBl 41.

This decision shallmutatis mutandis apply to cases mentioned in para 3 of rhrs 42.

The complaints stand disposed ot 43.

Files be consigned to registry. (viiay and thereafter execute conveyance deed 3 months from the date of obtaining +.^ (Aiun Kumarl Chairperson Estate Regulatory Authority, Gurugram Haryana Real Daredr13.o5.2o25 (Ashok