ABHINNA AGARWAL AND MEGHNA AGARWAL vs ISHV REALTORS

,.::..r.. ll,\{arrtr -tffiJ l ;,{\lqff{ ffi GL,j,'uGftAl'J BEFORE'THE Conrplaint No .J /49 ol 2tl2:'l I HARYANA REA L EST'A'I'E REGtJI.,ATORY AI.JTI] O RITY, GIJ RTJ GRAM ComplainI no.: Date of liling of conlPlaintr F'irst dat c of hcaring: Ordcr rtlserved for: 1.

Abhinav Agarwal 2.

Meghna Aganval Both R/O: - B-1, L6l1, Sector-l(, Aligani Schcrnc, Lucknow'226024.

Versus Ishv llealtors Privatc Lillited Office: 308, Time Ceutre, Golf Course li-oacl, Sector-54', Gurugram- 110001 CORAM: Shri Vijay Kumar GoYal APPEARANCE: Shri Amit Chahal [Advocate) Shri Shankar Wig [Advocatc] :17 49 of '202i1 1z1.08.'zoz3 24.1'.|.202:l 27.0:l.z0zl, Conrplainants Ilesllondcttt Mctnltet' Contplait-tiitlts Rcspotldcrlt ORDI]R l..fhepresentconlplairltilersllcetlfilccibl,tilccotltll.lttla.tt.tts/.rllottccls under sectior-r 3j. oi the Real Iistate (Regulation and I)t'r'clollrlrclrt) ,\ct, ZOt6 [in short, the Act) read with rr-ilc 2B ol thc: Il:trvarla ilcal lrst,,ltc [Regulation and Devcloprlent) llules, 2017 [irl sholt, LIlt' lirrlcsJ tot' violation of section 11[4)(;r] ol the Act rvirererr-t it is it'tct' alia prcscribcil that the prontoter s6all be responsil-rlc lor all obligations, r'csPorlsillilitics ancl functions nncler the provision ol thc Act or tl"rc rttlcs rttld l't:gtllatrorls made there uncler or to thc allottees L1s pcr the ztgt'ccttletlt f'or salc executed inter se. l'.rgc 1 or 21 {U H&i?rrc GUi?UGRAM nit and proiect rclatecl details iculars of r-rnit cletails, sale consiclcration, thc atrttlurlt paici by thc rants, date of prollosecl liatrciirlg ovCr the llosscssitltl, dclal' f any, have been cletailcd it"r tht: 1'ollowir-rg tabr'tlar' lbrnl: ;rnrti.,rlo6 Dctails t- ---- ,l.,,L l "Otrli.c 109"' Scctot l0(-)' Gttl'ttgranr' \ Name of the 1lr, I 'llc I oY ' )cLLUl !\ '---==_--N*,.. of Or,rt..t i aorrttttct'cial Colony ffiLice..se rx). - ' f+ of 2011 ft'ottt 24.0'3.201 I ttp to l"^-' lzs.o:201s I *u,". of liccnscc - -1 Jii,:,clcr S/.

Mccr Si. .

Mccr Si.g5 ;ttttl tht'cc I I othct's f fff nn ff.girt.r.a - -l Ni't-ttcgistcrccl -Shot) n0.

Zl nn 1l' floor' 1 " "t' ":' - -l f4t pcr p-aAC no"24 'rt tirc conrplaint) ffii,,rl StrPcr',\t'cit556sq'it' \ - (' I tat ptt pagc tto"24 ol thc cot'nplaint) A.U 2.

The part cornplair period, il ot'the corrlPlairlt) l''r,rrrrrl-'q I ?',t Of],2013 Date of builder' Ir nyer's \ 2',',.0t\.20 13 agreement [l.s per Page yo.'22 Possession clause \ 7;;, 'l'hat Lhe po.s.se.sslo n oJ the 'sard prentises is Ttropost'cl trt be delivered 'b-t, the DIiVtit.OPI"R ttt thc At,t,O'l"l'EIi(S) witltirt I'our years from the date of this Agreetnent' ll tlre completion of Lht: sctid Bttildirt,cl is dzloyed by reasort oJ- ttott-ov'oilobilitt' of steel ancl/or ccmertt or otltct' bttildirtgl ntctterials, ot' \\/oter strstply' or' electric power or sto\\i dctt't'tt stril<e ot' cltte to a clis1tttte wtth Llte cttrrstrtrctrort agency emplol'ecl ly the DIi\/l:l'OPt"'R' l,"tck otrt or civil contntotiotl or b-\' t eosotl of war oJ ettet]))' rtctitttt ot' Lerrorist octiort or earthclttolie or onv rrct of God ot' rtttrt-cleltverv ol lrosse.s.sion ts a.s o resttlt ol' ctnv Act' I \ Notirr, Orcler, Ilulc or NotiJ'icotion oJ I']agc 2 ol 21 {d, S.

No.

1.

2. .)5.

4.

5.

6.

7.

B.

9. ffitid\ffirc No.J7 19 trl202.l #,: eunllGRffvl Government oni/or an)t oLher' iic or Competent ,lttthoritY or due letay in action of l,uildittp;1 / z.oning;1 lrs / lJrant ol cotn\tlet.iott / ttpation certif'itaLe bY cttl)l rtpeLent Authority or Jttr ort,y other :;on beyond the control of the lltil,OPtlt?, the DI:l El,OPl:.ll sholl be ttled to exter-tsittn of tirne fc,, tvery of po.s.Se.SS/r)il of the scrid rrrr.ses. 'l'he DIlVtil,0Ptil? as o resulL :uch a continSlencl orisinpl, reserves right to olter ot vorY tlttt ternts .l conditions of'tlti:: Aqreetttet)t ot' tJ ' circumstonces be'yond tlte control the DIlVIll,0Pl'1? so worrctnL, the VEL}PE\? moy susPend the Scheme such period cts i,:- nttgltt c'ortsicler . rtsicler .,edient, ) th, J Publ L Ito dt platr \ n,,,, \ co,, \ ,ro', \ ou, entt I aent I v,u' lofst I the I onrt I tnu \ol t \ orv I for I exp" 22 08.2017 J L/) \)\)'Lv L t (Nrltc: Dite tlatc to bc calcltlatcd 4 cll tc o t' th is 20r3J ye;rrs frotn the' 'l'otal sale consiclelation agt'ccl'ttcnI i.t'.,'22.0t Rs 37,.17,4321- 14rp.t- page no,'24,rf thc conrplarnt) Paid r,rp att-tottt-tt Rs 10,78,4961- (A; stated by tl"re corllplaitl;rtlt oll page no, 7 and 14 ol' the cotltplaitl[ anci as per clattse 5, of' IlllA oll pagc Occupatiotl ccrtifictrtc L- Offer of possessiotl L Not l i-__ 0ff'crcd B.

Facts of the cotnPl:rint: 'fhe complainant has t-naclc the [ollowillg strbnrissiolls: i.

That the complainalts rcceived a ca1l, sotllctilllc Il the bcgitlrtitlg ot year 201,3, front the nrarl<eting departmenI of lhc resporldctlt f or' , (h n pltu sis _str p P I i ed) )) n't1 ) n17 ] no.2t) of !!e cotlPlrritrt) IN,,i obtainecl ..,J.

Due date of Posscssiot-t Pagle .3 tif 2-l {L ffiil,&lttfr *lt g'tnllGpAivr ---_l No 3749 trl202-J i ii. investing in the saici llro;ect.

It was statccl by the rcspondetlt's representative that the respouclent is all cxtt t-'tllcly sttcccssfLtl builder/developer which has cot-tccptttaliztlcl' irllplctllcrltcd atrcl developed various projt:cts irl Indra' That the aforesaid cornr-nercial i:otn;llex wor'tld r onlprlse of rctail shops, lrotels, servicecl apartmetlts, corporate rlt[iccs C[C.

Thr: respondent assurecl thc complairlants tl'rat tht' cotllplcx 'uvottlci include moclertr atllenitics Iikc 24x7 powcr bacl<'rp' ('C1'V sccurity' recreational facilities etc, and would tlc i.strrrr-rc.tal i. co.Iribrttitrg to the life of the corrlllairarts.'fhe r-csporclcr-rt lr,rrthe'irvitcci thc complainants to visit its officr'for a dctailccl l-rrcscttt;ttiott atrci overview of the Project' That the complaitlatlts bclie'zing thc rcprc:'cllL'rLiotls of'thc responcient to be trite it-l good faith, visitcd thc offic'c of tht: respondent apd met a sales repl'eselltative selltative/agent of t[c rcsprltldctrt' The responclent, acting through its sales rcpfcscrrtaLivc' assttt'ccl Lhc complainants that all t[c sanctir'ns pertaillirlg to thc saicl llpoicct hacl been obtair-recl by it.'fhe cot,plzri'ra.ts wcl'c fltrtlrcr:lssLIrt'cl that thc possession of tlle tttlit rvonld b': clcliverccl by tlrl ycilr' 2()17 llv tht' respondent. '1'htts, atl itltpressir't-t waS gCnct':ttctl [ly'' thc rcspotldcrlt that it is striving to dclivcr possession of tl-rc rttlit itt il shor-l pcriod ot time. 'l'he respotldettt further rcprcsetltccl tl-r'rt thc tttlils itr thc project are selling ottt |apidly il]d it wor-rlcl bc irr tltc itrtcrest ol'lhc complainants to SCCure allottlent o1 a utlit Ily pa'"illg 'l CCI't;-titt st-ttll of money to the resPotrtlctlt' iv.

That lured a^d incruc ed by the rcprcseuLatio.s rr.ci ilssLll'ilrccs ttacit: by the respondetlt, thc complarinants appliccl for allotttlcrlI of a rttlit in the said project.

Irl pLlrsuilncc thereol, thc corlrplaitlitttts \\'cl'c iii.

I)agc '1 tri 2 [ W Fi,*'ffif re No 11749 ot202-l i ,----) GU{?L}Gl?A|\I allotted a unit bearing no.21 arlnreasuritrg 556:;c1. [t' sr-tllcr arca situated on l-rt floor in t}1e said projcct"fhc total ;alc cot-tsidcratiotr for the unit iri qucstion hercl becn irril-ially quarrtilicd as Rs.37,37,4321-. v.

That thereafter tl-rc responder-rt providecl a ltrc-ilrirltccl, arbitral'y' biased ancl unilateral bltyer's agrcenlelrt [o Lhc ';ot-ltlllainirrlts' 'fhc complainantsafterpt:rr.rsit-tgthesaliclS$l.t.Cl11Cl)[,t.aisctlccrtilitl objections against tl-rc clauses ittcorporatecl in tire said argrccnrcnI buttherespondet-rttlidtrotbr-rclgc''I.licrt.sptlttdctltlrrt.thcr threatened the compr.inants with forfeitr.r'r: of tire ar.lor.L ,itid bv themincasetheyfailtoexecutethcbuyer,Silgre(,Iltetlt.Itrvotrlclt-rot be out of place to rtlct-ttitlt't tlrat Llp till this iloit-iI trl tittrc' thc responclent lracl collectcd an anlount of Rs.l0,7t\,496f - i't'., . - i't'., .10(2, t)t the total sale consiclerartior-r frorn t}-rc corrplaineirrts. r\s a rcsttlt' thc complainants had tro cltoice lltrt to go ahcricl alrd cxectttC thc saici agreementcontaininglliasedarclprejuclici.tltc,.t-lts;.ttlclcotlclitiotls unilaterally incorporatcd by the responde nt vi.

That the complait-tilt-tt.s specificrrlly oblectecl lo tlLe aloresiiicl cl;rttscs of the buyer's agreenletlt itlld reqr-teslccl thc rcsp()lldcllL Itr incorporateparitybe[wecnt]reparties.IIor,vtvct.,tl-rc.cot-tcct.tlccl representative of tl-rc rcspondc't stateci th'rt til') i)LlVCl''S '191'cL'lrlcllt in qUeStion waS a starldarcl rIocr'ttrtetlt llrrtl tl : s'llllC is L'\C'CLIlfCl invariably by all tl.re allottces.'t'hc cortrplatrr.rnts clitl rlot rt';'tt.tl lo Itlsc theirhardearnedmolleyirrforfeitureancltlrttsprocccdt.cirvithtllc transaction and executcd the flat bttyer,s agl.eelllCllt 0Il 27,.08'201.3. vii.

That without prejuclicc to the forcgoing, it is srtlltltittccl tllat as pcr clausel5oftl-rebr-rycl.,sagreen]Clll,thcrespotlr-lctltlraclr.rrldcrtakctl to complete the cotrstruction of the projcct wt[hirl fouI ycars frotlr l).tge 5 ol21 w igr f{,&rutft tl, CUpUSRAM the date of execr-rtion of thc bu',zcr's agrcctllctrt.

Accordingly, thc stipulated clate for delivery of possession of thrr ttnrt in qr'rcsti()lr \v.rs ZZ.OB.ZOl7.I-lowever, the responclcr-rt cons('roLlsiy lailcc'l trl of'fcr' possession of the unit ill question to thc corltplainallts lvi[hln thc stipulated time Periotl. viii.

That the complainar"rts [rave visitccl tirc olfrcc o['tl c I'cs])ottdotll- artlci have requested the olficials of rhc rcspotttlt:tlt rr-rr-rltiplc Litltcs to disclose the exact status of cornltletior-r of cotrstrrtctirlt-t of thc said project but to no avail.'l'he offici;rls of thc rcsllotlrlcnt havc l<cpt on evading thc qucries raisccl by the courplairtatlls oll ollc trlrctcxt or tllt-' other. t-' other.

The complair-rar-rts ilre complctely ttnau'arC of thc stattts ol thc unit in question ancl tllerefore rescrve thcir rlrlht to altlctlcl thc instant complaint in this rcgard' ix.

That the respoudent ltas miscrrLbly failccl tg corrllllctc thc proje-ct within the stipulatecl titDe perioJ.'fhlts, the resprltlde'tlI is liable to pay delay possession chirrges in accordatlct' rvitlr thc prtlyisiolls tlt the Act of 2016. 'lhe cornplainants ltavc rc(lttcst,:cl thc rcsprltldctlt multiple times to discl'rarge its zrforcsaicl fitt,ttlciitl atlti lcgal liabilitV but to no avail.

Morerover, the rcsponder-rt has warrtollll' stoppcd communicating with tlrc complalnatlts itl atly I)lal) rlcl" x.

That the respondent tras delibe rately failccl to tL-tllil its rlbligatiotts nor has it complied wit-h the terrrrs ancl conc'lition: as Iaid dorvtl in thc said agreement. 'fhe responderrt did not h.lve tl'tt: tllcat-rs, capacrtv and capability to {'ulfill its dutres and obligatiorls sllecitrccl ill thc buyer,s agreemeltt. 'l'hc complair-ranls ot-t tlte' otlLer ltatld havc tlr'rlv fulfilled their obligations and clr-rtics r-rnclr:r'thc s,licl lgl'cclllcll[.

It is pertinent to tal<e into recl<or-ring that thc cotllpl litrlttlts h.lVC tilllclr" remitted all the insti-rllments; oIl timc to l }rc rcsllorldetlt itl Ei.llt" 37ae oi 20n ) P.rge 6 of 21 p e1* i-{Al?F[.? ' [-,"* *";"';'-; L -_ '----i rir *b GURUGKAIVI accordance with its clenrands.

It woulcl not be tlttt of placc to tllcntiotl that the respondent l-ras rrrserably failed to irrtilrlatc thc statr-rs of construction of the saicl projcct ancllor t'iiistr an' clctllarld 1'or atly installment aftcr execution of tl"re saici agrcctttctrI Ncvcrthclcss, thc complainants are still rcacly ar-rd willing to pcrforrrl tllcir part ol'tht: transaction. 'l'l-re complainarrts l'urther ttrlclcrtal c to pay all thc installments on tip're as and when dcmanded by tl-r,' rcsllondctl[. xi.

That the complainants clo not wi:;l-r to witl-rdr'. witl-rdr'.tw f rot-tl thc llrolcct als the complainants havc always ch,:rishcd a clrt:atn rrf orvnitlg lhc LrrliL in question.'i'he complainants in pursuancc of thCrr dt'i:atl'ts halve pttt their Iife long savings in the saicl projcct. 'l'hc r or-nplaitlalrts aftct' having waited patiently for so rniirl}/ years clo ttot rirish to glVc itll thc: unit and abaldon t[cir long-ch,:r'ishcd drc;ttll c;pccially tt'hctl llo fault can be imputer-l to the complainants itl tl-rc':tlttrc sc(lLlcttcc tlt events. xii.

That the complainants are entitleci to clelay [)oSSt'ssiotl chitt'gcs ancl compensation in thc: facts and cir'crtnrstanccs tlitlrc cilsc.

Nrl Iapsc ot' default of any natLrre can be irrrputed to tlrc ct,11t[)lrtillallIs irl Ihc entire seqsence of events.'1'l-rr, complainarrls lratze fullillcd thcir' contractual obligations arising oltt of saitt :tgrcctllctlt 'ttld hal'c always been reacly and willing to abrrlc l,)' thc t'tlvct-t.ttlls incorporatecl in the saicl agrcenrent.'l'ht' corrllllait-iants f'urthcr deserve to be compeltsatecl for thc l-rarasstttct-tt attd ttlc'tltal agolrV undergone by thent orr L.lccot-int r f cleceitfr.rl arrd lttrfitir tradc' pl'acLices adopted by the rcspotlclent.

No cogent or piattsiillc crplatratiotl has been tendered by thc responclerrt as to u'hv tltc l'csl)orrdetlt h;rs miserably failed to unclcrtal<c ar"rd complctc the :ottsLt't-tctiotl r'vithirl the stipulated tin're period ttndet'the saicl zSl'ce r)r:l-]t. i),rp1t'7,rt21 D/ F I -\ g%Prc m&i{il{ , r,lr rrro.lz]l 1,1l'f_) GUNUGNAT4 xiii.

That it is reiterated that the cornplainants lrave unclergone acritc monetary loss, inconvenience, nrental agony anrl harassnrcnt or.l account of the illegal and unlawf'ul acts o1'thc rcspclndcnt.

Accordingly, the complainants rcservc tlrcir right to scc[< compensation apart fronr the reiiefs clain'recl her cunclcr fl'onr thc appropriate forur-n. xiv. ur-n. xiv.

That the con'rplainants have reqLre:;tcd the responcl,'nt nrr-rltiplc linrcs to remit the amounts duc and payable to thcrrr b,, the rcspondcnt.

However, the responclent has ignored aincl cvarlccl tlrc rcqr-rcsts of Lhc complainants on one pretcxt or tire otl-rer.

It is perlincnt to trentiolt tl-rat there have been deliberate rnisrepresentalions on thc par'l ol thc responder-rt. 'fherc is gross dcficierrcy and cLrlpablc rrt:gligcncc on thr: part of the respondent. lt is theref,l'c respccttLrlly sr-rbntittccl Lhat thc complainants must also be compcnsatcd for thc lit.igation cxl)cnscs incurred by them on account of thc avoiclal,lc litigation [hc complainants have becn compelle,l to institittt'. xv.

That cause of action for liling thc prc'senI corrrplirnt is i] t-(-'cLlt'r-irtg one ancl it accn-red in I'avour o{ thc'conrpl.rinal)ls cach tirttc thc respondent failed to hand over the posscssiot-r o1' the s;ricl ulrit, complete in all respccts, to the conrplainan[s 'uvitlLin tltc stipurl;rtccl period.'fhe cause of irctior-r lurther arosc irr favoLtr of'thc complainants eacl-r tir-ne thc reslroncleut t'cfLrscd [o pay llrc clclav possession chargcs to the cotrplaittattts.

Thc r:ltLtst of'actirtlr I-ttr'lltct- arose eacl-r time tl-re respondent f lilccl to contltlctr tltc citttsIt'ttcIiott of the unit ir-r qr-rcstiot-r ancl/or thc saicl projccL altcr 1tassing ol lhc: stipulated date of delivcry thcreol. 'l'hc causc of'action laslly accrucd to the complainants allout a we,:l< argo olt tlte [i;ral t'efr-ts;rl oI thc V I)agc B of 2"1 ,ffii-{Affi[ffi, ds,ounuGRAM respondent to acccclc to the legitinratc and botra [it1e rcqtrcsts of'thc complainants. xvi.

That no other complaint between the cornltl tittattLs attd thc respondent rs pcnding ad judicatiorl bef-orc alry authority /court/forunt rcgarding the sr"rbject ntatlet' ol' thc irrstatlt complaint.

C.

Relief sought by tlte complain:tnts: +. 'f he complainants have sought following rclief[s): i. ief[s): i.

Direct tl-re respondent to pay delay llosscssion clrargcs calcLtlatcci from August 201,7 at thc prescril-rcd rate of intcrt'st till thc clatc rlf' delivery of posscssiorr of the unit in question to thc (totllplaitl;itlLs. ii.

Direct the respondent to cor-nplcte' thc constrttctiorr oI tltc rtrlit of'lhc complainants and dclivcr its grossc'ssiot-t to t ltc corllplaitlatrts forthwith. iii.

Direct tl"re respondcnt to cxccute coltveyattcc cleerl itl t'csllcct of'tllc unit in question in favor:r' of the t ontplainatt[s tvitlrin I tllonth frotll the date of delivery of poss( ssion of tltc s rid tttlit to thc complainauts. iv.

Direct the responcient to expunge the prejLrtlicietl claLrscs trotlr [hc flat buyer's agreemetlt arld/or to alrlctrd the f Iat i'Lt)'ct''s agt'cctl'tctlt so as to bring it in conlorn-rity of [he Act of 2016. ln thc alLe t'tt.tIivc, this Hon'ble Authority llay ver'/ l<iudly dcclarc tl'rat thc cialtscs indicated in tl-re compl;lint are orre-sicled, prt:;Lrdi, ial, at'bitri,lt'v alicl not binding upon the cor-rltrllainanl' Direct the responder-rt to ltay an ailoLlnt of lls 1,00 t.)00/- as litigatiotr expenses incurrecl by' tlrc conlplai llatl[s. l):rgc 9 of 21 V. tv .r,Ir,. "; )xf sfi,$lt i'r"rl \i-!;/ vi. ndcnt f'or clicatitlg rlai tratt ts. ;po :or mp r Lp ]S1 fc on 1,1 . it I! \tv i Ie re las he cc i) t\ nu 1ff\ rh rell stl RI tl VC o'l t) t$ L!

GT LC w ine U( liz IS di \{? i?U alii AS udj & ,1 UI na nal 'te clu C L] t!tlrV Pe Ac in, ,e TC n( ur.r* * ttl --j contravetttion of the ilrovtsiotts ol thc ancl clcfraucling tlrc ilrt-elldirlg allottccls D.

RePIY bY the resPondent: 5.

The respondent contested the comlllaitrt orl thc follort'inrl $l-otrndS: I.

That it is submitted that the respotlclcnt cotl't1)'lllv ras 'ltrcl ctlt-tIillLICS toconductitsoperatiorlsingootlf.aitharrdivit. harrdivit.i-rt-ircctlclciivottr[cl successfully deliver its p|ojects as pcr the clccidcd 1cl'rllS' ILThatthisclispositior-roftheresporrclctrtcolxparlyi';sLtbstatltiatcdby its conduct in the preser-rt dispute' lil.ThataSpertlrecomplllilltitsellthcresponcictrt(olllpi.lnyrrladcits last payment of thc assured ilrvcstt-nct-tt t.c[ttl..I Oll 02.1.2,.2020, approximatelyt}mont-hssittcethcGovertlttlct-ttoilrlcliairlvokcd Disaster Managemeut Act, 2005 oll 24'o''120 l0 to itlrposc of lockdowns, recognising the COVII)- 19 pandctlric' iv.

That because of the occtlrlellce atlcl subsisIt'rlce '){ a l'orcc tlra;cltrc event,recognisedbytlreCerltralGovcrntlrctlt.as.,Ltch,tlrcsr,stctllof assured investment reLtrrn ItecruIC LutsLrstlinablc arlcl $'as fel[alll' affectedduetothcrestrltingccc,nonlics]or,vtlor,vtL,labott"t"shortagcs, decrease in investmeuts etc' V' Tl.rat nevertheless, thtl t.espond.:tlt cotrlpallV, tlcltt.tg tlttI rl1. lts botl:t fide intent and earnest corlmitnrcr-rt, coutitttrccl tt'ac-llrL'l'c Io Ict'tlls tlt Contracttothebestol.itsabiiitjCs,{.ori-ralftlttl\l]ilr...l.Ilisi.llLrs|t.;l|cs theethicsarrdtheirltcgr.ityofth:rcspondctlIcotllpal]V.

VI.

That despite its best el.forts, thc force tll;rjtlltre r]VCIlI rcrldcreci thcl respondent cot.tlpar.ry sinrply urrablc to pa}, the .lssLtr-cd it.tvcStt-t"tclt-tt return PaYments' 1):rr1c 10 tii21 'il.{ir us)frY ..lrtr \i-U/ u,qrc[ffi ' GUAL}Gl?Afu] vll.

That the pandemic has caused criltpling delays ir-t ':ot.tslt'LtcLloll alld sltortages of necessary r(lsoLlrccs.

VIII.

That such was the state of affarrs undcr rvlrich the t'espotrdcrlt company was takcn over by Sh, Anrit Yadav arrd Sir.

Mahcsh Yadal', the new directors of tl-rc rcspondent compatly, fr,rnl tllc e |stwhilc directors, near the begiinrlirlg of 20 /.'3' IX.

That the situation was so blcak, lhat Lhe rcsllond,'nt conrplrrly h;lcl enterecl into insolvcncy procccdilgs. occcdilgs.

Ilut r-rpon tht ittcltrcIion of Lhi: aforementioned new clirectors, a 1C\41 life has bct'l'l trlfr"tscrl to thc company because of their diligcnt cfforts' X.

That the new directors are comnritted to r'rpllold rhe valrtcs of' thc company and successhrlly delivering the prcscrtt pI ljcct. xl.

That the responder-rt is happy to clelivcr tlrt 1lt'o;cct ltl Ihc complainants on the basis of a nevz agl'eeltleltt to st'llthirL bctlcr sr"tits the preseut needs of the llroject' 6.

Copies of all the relevant docr-rments ['r:rrrc bccn titcd ,rtlci lllacctl orl lhrl record.'l'heir authenticity is not in clir;pute.

Hct-tct', lhc cotltplairrt catl bc clecideci on the basis of these ut-rdisputcd doclrrncnt atlcl sttlltllissiotr made bY the Parties' E. |urisdiction of the authoritY: 7. .fl-re authority observes that it has tr rritorial as rvcll as sLtb;cct tlattcr jurisdiction to adjudicatc Ihc [)reseltt conrplaint f'oI ihc rc;lsotls gir,'ctr below: E.l Territorial iurisdiction As per notification no.

119'212017-t'l'CI) clatccl 14.1.2.'2017 issr'rcd b1" .fown and Country Planning Departnrcr-rt, thc jr.rrisclictiotl of' llcal Irst.atc Regr.rlatory Authority, Gurugrarx shali bc cntire (,ut'r-tgratlr I)isIrict loI all purpose with offices situatcd in Grrrugratn.

Irl the prcsellt ctlsc, thc f--r I t.ortttrl,tint \o.t149 trl 201.1 t__ fv I',rpit' 11 rrt 21 ffi}-{&ffi ,)l,r ffi.

GU|?U l- !d t-E \ Cnnf-t No.17'19 oi 2(l,t 8. project in question is situatecl within thc planning aiea of Gltrr-tgrartll clistrict.'fherefore, this authority has cot-nltlctc tct'r'ilor ral jtrrisdictiotl lo deal with the present cotuplait-rt' E.lI Subiect matter iurisdiction Section 11[4J[a) of the Act, 2016 pr<,vicics that the l r'onlotcl' shall bc responsible to the allottccs zrs per agr('etrlcnt for s;tlc' Scctitln 11[4][aJ is reproduced as hereunder: Section 11@)(a) Be responsible for ctll obligoL. l obligoL.ittns, resportsibilities crnd f trrtctt'trts ttttdar tha provisions of th-is Act or the rttles antl regrilcttions tnoclc: lltereL ntler or to Lltr: allottee as per the ogreenterttJ'rtr sale, or lo Lhe ossttcintrtttt ttJ tllottt:e, us Llta CaSe myy be, till tltc conve.yanca of crll tltt' ttpurtnterrt's, 111r'rl's t'' buildirtlJs' trs tlte case may be, to the allotlec, or the C!):11tttot) arects to tltt'cr;srttittticttt rtl allotteeortheCompetentclutltclt.ity,osthtcosetnoybt:; Section 34-F'unctiotrs of tht: Auttrority: 3a(fl of the Act provides lo rttsllre cotnplittrtce of the Ltltli.qut 'oir's ((r't[ t//)o/] the promoter, tlte allottee: ctncl fhe real e;trtte ogenLs ttrttler lr i's rlct ttttcl Llte rttles oncl regttlotiotts ntocle tltat ettnder' So, in view of the provisiol)s of the AcL qLrotccl arrovc thc aLrt,lrr.iL1,' has complete jurisdiction to clecrrle tl-re cr),plaint rcli.rdirg ,or-c,rupliarcc of obligations by tl"re prornotr.r'lcavinll asrcie conrl)CIlsirlioll tt'hich is Itl bc decidecl by the acljr-rdicating officer if'llrtrslted lrt'tht cotrlplairrrlttt at;l later stage.

F.Findingsonobiectiorrsraise(lbytherespontletrt: F-.I Obiection regarding clelay duc t,r I'orce ntaicttt'c crt'ctttltstaltccs .fhe respondent-promotcr laised a corrtcr-rtion thirt lhc :otlslt'ttr:titltl ol thc project was delayed clue to force rnajcLrrc cotttliLiorrs sLlch irs t'.tl'ioLts orders passed by the courts, non-avarlability of consLt'rtctiotl tll.itct'ial ;ltlci labour, decrease in investmcnt and Iocl<ctorvn cluc to orrtltt'ual< tll (.tlVid- 19 pandemic which furtl'rer lccl to shortagc ol' litbot-tr llLrt all thc plcas advanced in this regard arc devoid of uterit. l'-ttt'tho, thc attthority has gone through the possession clause ol'lhc agrcclttclll atld o['rstlr-vcd th;tt l);rgc 1'Z ot'21 9. p .au \$I;tF\t-fi\ ..

I\6:{- }**4 r \ t/}-g/ $.4,{$ I irll\Li\ ;ir,i' ffi euntlGnAt'li ol')0?. li ol')0?.1 i the respondent-cleveloper pt'olloscs to l'randover thc I)osscssiot-t oI thc allotted unit witllin a period o['four y(';:1rs frot-tt tltc dalc o['cxt-'ctttion of agreement.

In the present case, the daLc of cxectttiott ol'agl'eetnctlI is 22.08.2013, So, the due dalte of r;r.rbject utlil corlles oltt to bc 22.08.2017.

Further as per IIARERA rtotificatiorr no.

9/3-2020 cloted 26.05.2020, an extensiort of 6 months is grortted for tlte proiects having completion/due date on or alter 25.03.2020.'l'ha ar,rtltoriLy pLrt reliance judgment of I-lon'blc Delhi IIigh Court in crrsc titlcd ars M/s Hslliburton Offshore Services Inc.

V/S'Vedanta Ltd, & rlnr. bearing no. o.M.P (I) (Comm.) no.

BS/ 2020 and LAs 3696-3697/2020 datcd 29.05.2020 which has observecl that "69, The past non-perforntctnce ol the Cont,'or:Lor^ cctt1llot be cor tlortccl rlttc Lrt the C7VID-19 lockclown in March 2020 in lndirr.'l'lte Contrutlor It',ts irt it|r:trc'lt sirtce September 20L9.0pportunities vt,ere giver, to the CctnLt'trc'tor to cLtt'e tltc'sttnte repeateclly.

Despite the sonte, the Controctt,r coultl noL ctttnplct: tlte l'rrtlatt 'l'he outbreak of o panclentic Cctt.tnot be usecl as ot't e.YCt/se J'()t ttutl' DerJt,t'rttttttta of u contractfor whiclt the deactlitles vtere ntuclt before Lhe otttlt|cal< ,tsell.

10.'fhe completion clate of the afrtresaid lrrojcct in rvlricl'r t['rc strb;cc't Lttlit is being allotted to the comltlainants is 22.08.2077 r.c., b,-'fot'c 25.03.2020 'fherefore, an extension of'6 ntonths is not to bc givctl oi/ol'ittlcl alroVc tllc clue date of handing over posscssiot-t in viuv o1' tlotil-icaiitlrt tr o.

913 2020 dated 26.OS.ZOZ0, on accor-rr-rt of force lnajcLlre conrlitiot,s duc Io ottLllrcal< of Covid-19 pandernic.'l'hc clue date of subjcct LItlit cotlles oitt Io bc 22'OB'2O17 , prior to the occtlrance of ( ovrcl-19 restricti.lls and ht'tlcc' thc respondent cannot be bcncfitted for his o\\'tl \\ I'ollg. \\ I'ollg. 'l'lrrts, thc promoter/respondent canr-tot be given any lcrlicltcy b.tscci otl ;rf orcsaicl reasons ancl the plea advancccl ir-r this t'cgard is tttrtctlahlc.

G.

Findings on thc relief sougllt by the contplaitt,ltlts: G.I Direct the respondcnt to pay dclay possession t ltargcs c:tlculzrtccl from August 2OL7 at tlrc prcscribcd rate of inter est till thc clatc of delivery of possession ol'thc unit in questir)ll to thc colnplainants.

Pagcl3ol21 fa' .,"-*.!-r. \W (11*r fficutti:citAll,t G.II Direct the responclctrt to cornplerte tl'tc constt'ttctron of the unit ol the complainants ancl dcliver its posscssiotr to Ilte contplainants forthwith.

11.'fhe above-mentioned relie['s sought by tl-re corrrplainal]ts to gether being inter-co ntrectccl' N*ruFru tlf \t \Lt\ 1 ,.,,,,,1r1.rint \tr ll4't trl L(12'l I arc tal<ctl 1,2.lnthe present complaint, the conlplainatrts intetttl to ' otttirlLtc with project and are seeking delay possessicltl charges ils provrclcd r-ttlder provisotosectionlB[1)oftlrcAct.SeclB[1)provistlrtadsaslttlclcr. "section 18: - Return of omottnt and cornpensatiott 1B(1). tf the promoter foils to contplete rtr is ttnull lt: ltt 11t c 1)ossc\'sr(tti ttl trrt a7artment, Plot, or buildin,cl' - irrr'ii"a in'a,t'wltere an allottce does not intend to withdrow front the project' he shall be 1taid, by tlte pro.ntloter, ittterest lor every rnont'lt ttf delrty' till tlte handingoverofthepo.s.ses.sto,l,otsrtcltratc0smaybepresr:ribed,,, ( Ern 1t tto sis stt P Pl ied) 13.'fheduedateofpossessiot'toftlle;tparttretltasllcrclartscl5of'thc builder's buyer's agreenlelrt clatcd 2'2'OB'2013' rs [o l'le'calcr't1'ltcd as 4 years from the date of cxtlctttio, of br-tyer's agl'cclll( tlt i'u" 22"08'201'3' .fherefore, the due date clf lrossession cotrtcs to ,2? .08,?017 ' 14.Admissibility of clctay possessiotr charges irt prescritretl ratc of interest: ,r.he complair-rar-r1s are seer..ir"rg clelay r)()sscs';io. chargcs at thr: prevairing rate of intercst. intercst.

Proviso trr scctio, 1B p'or iclc's that *'hcr. .r'r allotteedoesnotintendtorvitlrclrarnfrotrlthepr.ojeCl,thCysh;rIIbcpard, by the promoter, interest for every -rlor-rtil of clelay' tril the ilarldirlg oVCl' of possession, at sttch ratc aS n-l:ty ilc prest ;ibc'l iltlci it has bccrl prescribed under rr,rre r5 oIthe ruics.

Ilure 15 lras r)ocr'r .cp'ocluccii as under: RuleTS,PrescribedrattloJ.ittterest-[l,rovisotoseclitlttl.,,sectiorl,lBondsub- section (4) and subsectiort (7) of sectirtn 191 (1) F'or the purpose of ltrov,iio io sectton 12; set:ttort ttl; crt t|'srt/t-setl tttrts (4) ttnd (7)ofseCtionl.g,the,,irttet.estotLheloLepresCrilletl,sllctillleLltasltttt,ljtrlt/irl/ 'ln-ctii highest morginctl cost of lending rtite *Z%o': thc thc [).rgc 14 ot21 iN, ffiL{AREre gq GURUGI?AL,I I Cn,r',rrl.rint \,r.3".19 ol l()23 Provided that in case the Stctte llctnk of lntlio ntctrginol ct st of lendittyl rote (MCLR) is not in use, it shollbe replocecl by sitch benchntarl; lanrl nlJ rotes w,hir.lt Llte State Bankof lndia moyfixfront titne to time'for lendin.q to tlte cJr nerel publrr.

15.The legislature ir-r its wisclour in thc subordinatc Icgisl;rtion Llndcr thc provision of rule l-5 of thc rLrles, has cleternrined tlrc prcsr:r ibcd ratc ot interest.'l'he rate of intcrest so dctcrnrincd Ir),[hc lcgislaLLrrc, is reasonable and if the said n-rlc is follo,.rzcd to awarrl th,.: intL.r'L.st, it lvill ensure uniform practice in all tlre cases.

16, Consequently, as per wcbsite of tltc State llanl of Indi;,r i.c., https://sbi.co.in, [hc nrarginal cost of lc'nding ratc (in shorL, MCLtl) as on date i.e., 27.03.2025 is 9.IOo/o.

Accordingly, Lhc prcscrib('d ralc of'rnLcrcsl will be marginal cost of lending rale +Zah i.c., 1- 1.tooh.

17.'fhe definition of tcrm 'intcrest' as dcfirrccl r.rnder scctiort'2(z. tiort'2(z.a) o1 thc Act provides that the rate of interest charge;rble fronr tht'allottcc bV thcr promoter, in case of defar,rlt, shall be eqLral to the rurtc of intcrcsl n,hrch the promoter sl-rall be liablc to pay thc allottcc, in cas: of dcfault.

Thc relevant section is reproducetl below: "(za) "interest" meotls the rates of interest pctyoble by tlte l)t'on)(,!-er ot Llta ullottea, as the case may be.

Explanation. -For the purpose oJ-tltis clausr- (i) the rate of interest chorpleublc from tl e olloLtee b1, 11,, pt )ntott't, tn cr/.\c' ,,/ default, sholl be equal to the rute of inttrest whiclt tltt' 1tt'otri tLar sltull bc lruble to pay the allottee, in cosr: o1 defctult; [ii) the interest pctyctble by Llte promoter to tlte ctllottec situll bt fi'ont tlte dute Lltt prontoter receivecl tlte ctrnortrll or ony pctrL tltereol till llte dtttt tlte urnrttut{ or' part thereof ond interesl theraon is reJ,111(6'11, ond Llt,-' irttet tsL puyublt: b1' Lhe ollottee to the prontoter.sltoll be front tl e cluLc the ollottae t :luults iir /)r/r'ir){'/rl to the prontoter till the dute it is paid;" lB"Therefore, interest on thc delay paymerlts f-ronr the conrirl;iinants shall bc charged at the prescribecl r;rtc i.e., -l 1o/o l'ty the rcsporrdent /lllontotcr which is the same as is being grantc(l to Lhc cornplarnants iti c:tsc of delayed possession charges.

M I ,r11c 15 oi 21 ;',3[: i i11 fttrft tftuffi i:$l{f l( t."f nl.l'1, \tr r.

1() l_ 'l't]_. (ffi ntt{?r rcr?&r\rl &!Y7a VUt\UVltt ii{i 19.'fhe counsel for the respondcnt vide' procecdinpis o' thc dry datc'cl 1,3.02.2025 brought to the notice of thc'Authority that tirc rc:sponclcnt is not in a position to offer posscssion of thc unit drrr'[o.:hangc in layoLrt plan which has been reviscd as per statutory cr)rr rpliancc ;rnd ar"r intimation was sent to the cor-nplainant-s regardir"rg the sanrc: ancl hcncc, the respondent can refund thc ar-r'rount paid by thc con plairrants duc l-o non-availability of tlie unit as pcr rcvise,l l:ryor e,l l:ryor-rt plarr.

20.'fhe counsel for the conrplainants during procccdings ,rf thc dav datcd 1,3.02.2025 has objected thc statemerLts rlade by thc counscl l-or tht: respondent and stated that the conrplainants ncv( r t'cccivccj any intimation regarding the rcvised layoLit plan arrd tlrcy have Itevcr consented to the sarrre and hence the complainarrts ilrc sccking possession of the unit as well as delayecl possession chat'r;cs n'ith inlet'cst.

21.The respondent in its written subrrissiot-rs lilcd on 25.0; .2025 sultntittcd that the due to revised lilyout plan tlre 16 floors apartnrettt lurs bccrr reduced to 7 floors and as pcr buyer's agrcenrcnt rlatctr .12.()U.2013, thc complainants unit is or-r l-'t floor.

And as a rcsult olstutuIt]ry clliltlgc u,lttclt was necessary for the corrstruction atrd cornplc[ion ol thc pl'ojcc[, thc units initially allotted to sr:vcral allottces inclurling thc untI of thc complainant cannot be accrrtltttociatcd rn thc 11g11, pltttl.

22.'lhereafter, the complainant has filcd 'vn rittct-t subnrtssions olt 07.03.2021t and submitted that the nelv building plrrr r-rploadetl by tlre t'esltonclctrt orr the web portal of the Authority specifically statcs tlraL "tltis is 1-rrovisional building plan approved only lirr the pru'posc ol'irtvitinll ttb;cctiorts frotlr the general public" and canr-rot be legally construccl lrs at, acLttal chattgc irt the building plans ancl the samc cannot cLrr'Iail the rigltt:, titlt'ot'i]ttcl'csls of the complainant ir-r any nlanncr. lt lvars fut'tlrcr sitbtttittcd lty' thtr complainant that as per tl"re list of existing allottecs of thc projcct l';rgc16ol21 'ffi'N&m[re , # eunuGRAtuI provided by the respondent inclicates ttrat the urliL itt qticsttotl rs allottcci to the complainat-rt and is ir-r existcncc' 23.

After considering all tl-re afore-mentiorred subntissions rnadc by Iroth thc parties, the Authority is of thc view tlrat tltc projt't;t is in cxistctlcc atrcl developed by the same responcleut onl\u, thus t \u, thus the rcsporrdetlL is obligatccl to reinstate the allotmer-rt of the cot'nplainants.

Iittt'Lhet lllorc, in casc thc unit of the complainant is r-rot in existr'nce, the rcslrontlctrt is dil'ectcd tcr allot an alternative r-rnit of eqr-rivalent diniensions withiri thc sarllc projcct and at the original pricr: agreecl with the contplain rnts f'ollowcd lry execution of builder blryer''s agreentent bctwccn tlrc 1laItics.

Ftit'thcr, thr: possession of tl-re unit shall be handcd over to tlrc'clttrpl:titlattts af'tc't' obtaining of occupatior-r ccrLificatelt-.C.lpart CC frotrt thc cotllpctctlt authority as per obligations urnder Section 11[4J [b) reird rt'ith Scctiorr 17 of the Act,Z01-6 and thereafter', the corrrplaitrants arc obligated to tal<c thc possession withil 2 montlts as pcr Se,:tiot-t 19 [10) of lhc Act, 2()16"1'hc rationale behind the samc is Lhat the allottcc pr,trr'lulst,l thc sr-tb;cct ttrrit way back in 201,3 and piricl the dr:nranded attlrlttlll itl htlllc ltl gct possession of the allotted utlit.

24.

On consideration of the clocurnents availablc ot-t l'ccot'(i rttlrl sttlltllissiotls made by both the partics rcplarding contravcntion ol pt'ttrrisiotls of'tllt: Act, the authority is satis;fie,d that thr responclent is iu cottLt'ltvtrlrfioll ot the section 11[ )[a) of the Act by not hancling ovc'r'pos';cssiorl llv thc c-lltt: date as per the agreentent.

The clue Catc of hanclit-tg ,rr,'cr ilosscssiotl is ZZ.OB.ZOt7.

No documcnt is place,l olt rccot'cl to sho\t' tll;rt allcr- completing the ur-rit, OC has becn obtaincci ol'eVt'r"l applicd to thc competent Authority ar-r11 rro offer ol Ilossessiotl ltits btl(:lt ttlatlc Lo thc complainants-allottees.

In vicw of the saltlc, thi: rcspotrdctrt is c'irIcctcd Lo reinstate the allotment o{ thc cornplaitrants, In casc [hc ttnit of thr: (v [',tgc l7 ol'27 ._.

I (.onrnl.rittt \tr .J,'49 ol 202.1 i-{,e-reri? l No .1749 ol'202.

49 ol'202.3 GUl?IJGRAhd complainants is not availablc, the r€'sponclent ls clir'rctccl to allot:l1l alternative nnit of equivalcnt climensiot-ts rvithin tlrc sarnc projcct and at the original price agreed with the complaitlants 1'ollowt'cl by cxcc:Lttion of builderbuyer'sagreementbetweentht:parties' 25.'fhe respondent l-ras failetl to hantlovct' posscssiort of thc sgbicc[ apartment till date of this order.

Arcorriingly, it rs thc tailLrrc o1'thc respondent/promoter to fulfil its oblieatior-rs ancl responsibilitics ils pcr' the agreement to hand over thc possr'ssior-r withirr tl-rc stillLrlate'tl trle'riocl' Accordingly, the non-colupliernce of rl-rc r-nandatc cotrtaitlcci it-r scctitltl 11[4J(a) read with proviso to section 1B[1) of'thc /\cl on tht: part of respondents are establisl-red.

As such thc allottcc shrrll llc paicl, by thc promoter, interest for evcry tlronth ol del;iy fronl duc 'littc of posscssitlll t.e.,22.OB.ZO17 till offer of possessiorr of tire saict tttrit rflct' obt;ritlrllg thtl occupancy certificate from the concefilecl author itlz plLts lrvo t-llotlths or actual handing over of possession, whichever is curlicr at pt'csc|illcc'l riiLc i.e,, 11.10%p.a. as per proviso to sectiotl 1B[1J of lhe Ar:t rcaci n'i[h rtrlc 15 of the rules' G,Ill Dircct thc respondcnt to cxeculc conveyalrcc dcr:d in rcspcct of thc unit in qucstion in favour of thc contplaitrattts wrthin 1 nltltrth ft'Otrt the datc of clclivcl'y of posscssion of thc said ttttit to the comPlainants.

26.Asper section I1[ )[fJ ancl scctiot't 1',',[1) of the Act o[ ]01(r' tirc prot.trotct' is under an obligation t0 gct the cor.rvcvancc clct'cl e\c(lLltcci itl l'.tvoLll'()t the complainants. wl-rereas ils pcl'stcliorl 19(1 1) ol'llrc Act o1'20i6' thc allottee is also obligated to partit:ipate tolvarcls lcgistratitlrl of thc conveyance deed of tl-re trnit itl qttcsttotl' 2T. ttotl' 2T.Theoccupation certificate is yet to L,e o[ltained lly Ih: re'spottclctlt' ]'hlts' the respondent is clirecterl to handover the posscssirltl of thc ttnit aftcr- l),ttic I [] ol 2 1 [-:'rffi fv No .l /4 9 ot '20'2.1 ) obtaining occupation certilicatc and geL thc conveyilncc dec(l cxccutccl irl terms of section L7 of the Act of'2016.

G.lV Direct the respondcnt to cxpungc thc prcjudicial claruses l'r'onr tlre flat buyer's agreemcnt and/or to amcnd the flat btryer's agrecnrent so as to bring it in conforrnity of rhc Act of 20l6.ln the altcrnative, this Hon'ble Authority nray vcr), l<inclly clcclarc that the clauses indicated in the comlrlaint are onc-sided, projrrdir ial, ar'[ritrary and not binding upon thc conrplainant..

G.V Penalize the respotrdent for contravention of the provisions of'thc Act as well as for cheating ancl rlcfreruding thc intcnding arllottccs including the con'rpla inants, 2U.

The Authority after carefully r:onsicierrng the sutrnrissions I)r'cscntccl bv the complainants, finds that the conrplainilnI has lailcri to suirslunti.rlc her claims witli any docr-rnrcntary cvidcnce ancl it has rrot bccn lrrcssccl during the proceedings by the coun;cl for thc conrlllarn:tnLs. ln thr: absence of sucl-r material proof, the Arrthority is unablr to rtscet'tain thc legitimacy of the complairraut's concerlrs airout thc clairrrcci t'clicls. 'l'huts, no direction to this effect.

G.VI Direct thc respondcnt to pay iln amounl of Rs.1,00,000/- ils litigation expcnses ittctu't'ed by thc complainattts.

29.'fhe con-rplainants are seel<ing reliel w,r"t conrpens;rLiot, in lhc ;rl'orcs;ticl reliel Hon'ble Supreme Court of Inriia in civil appt'al titled as M1s Newtech Promoters and Dcvelopers Pvt, Ltd.

V/s St,rte of UP & Ors.

Supra held tl-rat an allotter: is entitlr:cl to clainr conrpcnsaLion Ltndct- sections L2, L4, 1B and st:ctior-r 19 rvhich is to bc dccidccl t,,v thc adjudicating officer as pet'sr:ctior-r 71 rrnd the quatttt-tt'n ol contl)('ttsaIiotr shall be adju ll be adjudged by the adjudicatinp oft'rcer havrng rlLtc t'cgartl to thc factors mentioned in section 72.'fhe acllLrdicating o[[i,]cl' lt;ls crclusivt: jurisdiction to deal with thc c'clnrplaints in rcspcc:t ol conlpcltsi-ltiorl H.

Directions of the Authority: r:tLr $ lf. nf n (ffifl ii&t{il{ ,S cr tilt tCDt hll n(id "Ei V\Jl\l/\Jl\1 \M IV i'agc I L) oi '21 *ffir .(lr+\ t. ;:J i l-t&r?Fi-J i ff \i \Lt\ GURUGI?Ah4 YYllrI 2023 i from the competent authority as pel'obligatior-rs Lrr-rcler Scction 1L(4) (b) read with Section 17 of the Act, 201(t ancl thereaf'tcr", thc complainants are obligated to tal<c tlre posscssiorr r,vrrhin 2 nropths a.s per Section 19 (10) of thr: Acr, 2016. vi.

The respondent shall not charge anything frorn tlre conrplair.)ants, which is not a part of the buycr's agreentcnt. vii' The rate of interest char-geablc Irom thc allottec lry rhe pr-onrotcr, in case of default shall be cl-rarged at the prcscriberl rat,. i.c., l-1.1006 iry the respondent/promoter r,vhich is thc sante ratc of in[ct'est r,vltich thc promoter shall be liable to pay the allottcc, in citse of'cic{'ault r.c., thc delayed possession charges as per Section z(za) of [hc ,,\ct.

31.

Complaint stands disposed of.

32.

File be consigned to registry.

Dated: 27.03.2025 \.i -ay-- (Vijay l(uirrar Goyal) Merrrltcr' Ilaryana Rt'll Ir: Littc R.cqLrlator-\, Ar-rtl-r rl ri ty, Gu rrr gra nl I',,1r'21ot 27