KUSUM LATA DABAS AND MANISH DABAS vs CLARION PROPERTIES LTD.

*HARERA -&-cLrnLcnnl,t BEFORE THE HARYANA REAL ESTATE RI]CTJLATORY AUTHORI'TY, GURUGRAM ComPlaint no.: Date offiling: Decided on: 1.

Mrs.

Kusum Lata Dabas 2.

Mr.

Manish Dabas Both R/o: - Flat No.

T3 - 003, Raheia Shilas, Sector - 109, Gurugram.

Haryana 3158 ot2023 18.O7.2023 ) 1 04t 202\ M/s Clarion Properties Ltd.

Regd.

Officeat: - 129,lvlanish Plaza Z0 An$ri Road, Darya Ganj, New Delhi, Central Delhi-110002 CORAMI Sh ri Ashok Sangwa n APPEARANCEI [.{s.

Shikha (Advocate] Shri Arul Prakash (Advocate) ORDER 1.

This complaint has been filed by the complarnints/allott..\ rrd.r Section 31 olthe Real Estate IRegulation and Developn]ent) A.l 2016 (r short, theActl read w,th Rule 28 ofthe Haryana lte3l l:siatc (llcgulanof and Development) ltules, 2017 (in short, the Itul.sl lor vrolrtror ol Section 11(a)(a) of the Act wherein it is Dter o,o pr.s.rrhql lliir th' promoter shall be responsible for all obliSations, rcsponsil)ilrlrcs.f{l lunctions under the provision of the Act or the llul.s ind rcguletrofs made thereunder or to the allottees as per the rBrccnredl lor sil' exe.uted inlerre.

2 HARERA q GURUGRAN4 CompLa nt No ll58ol202:l t nltand proiect related details.

The particulars oi unit details, sa l€ conside.ation, theamounl paid complainants, date ol proposed handing over the possession per,od, ifany, have been detailed in the followrng tabular rorm: by th. s. tlcads l Pro,ect and 'The Hrve', Se.ror I02, CuruSrdnr 2.

Nature of the protect 3.

DTCP license no. and t 93 of 2012 dated 05 0r 2012 v.,l,d ul) to 04.09 2020 31 oi2014 dated 12.06.2014 v.'11.1 !p to 11.06 2019 30 of 2014 dated 12 06 2014 vall(l !t) ro 11.062024 4 RERA registered/ not Regist€red dated l7.l0.2017 vidc no 316 ot2017 valid up I6.11 2024 18.08.20r 9 lPage no.33 or repLyl 6 Shop no.

G F-122, admeasuring 666 s(| fl lncreased to 689 sq 1t lPage no. aa ofcomplnintl tl.t.tO.ZOtg lPase no.

40 or.onrplalill 7.

Date of execution of 8. tion of 8.

SHARERA S-arnueneu complaLntNo 3158 oi 202:l rom 42 months from thc nructiotr or cxecutio .l dhrchev.r rs l.rlcr srlh -ace penod oi l2 nronths page 20-21 ol conrPlarnl rm dcclaration datcd :ill ofter orpossessron 'complaint maildared rsted Rs.7,:J9,428/ o be adjuned at thc trnr( )ssession. lnstead ol Rs. t page eplylalongwtth 2,81s/ towards )mplaint as so^ has nol n the filel replyl 9.

I Du€ date of 04.04-2024 ICalculated tro] additionalgrac (At page at pal 2907.2017) 10.

Rs.3A,922/ p< 01.01.2021ti11 (page 125 ofc( 09.09-2022) 9,73,05O1- (Pag€ 10 of coi 11.

Total sale con sideration Rs.

47 ,54,094 | (As per BBA al xi. +s ii.+gz , {pase s or co 06.02.2023 (page 112 ofr 'tz.ozzozz [page98 ofre of Rs.

10,22 12.

Totalamountpa,d bY the 13.

OccupJtion certi{iLite 14 8.

Facts ofthc comPlaiDt.

HARERA l --c.* pn., l"-l l-so ,,r zozi ] GURUGRA[/ The complainant has made the follo$'iDg submissions in lhe conrpl'rrnt i.

That the Complainant are a law_abidinS citizcn ol thc 'ourtr! \ho isa residentof FlatNo.T3_003, Rahela shilas,sector 109' cur!8rrtr' Haryanaand had booked aunitin theproiect known und'rth' f 'm and styleof THE HlvE" atSector 102,GuroSrrfr' llJryan' I2200I (hereinafter known as the "Proiect ) nf,d hence is an alLr)rt'c !nd'r section 2{d) of the Real Estate (Regul'rtion a'd DclcloPrn'nl)ltr 2076. ii.

That the Respondent and his authoriz'd rcpresentalrvcs hrd initially advertised the Project and assur'd thrcuqlr rs advertisements, assurances, and wa'ranties that it lrJs LIc (onrl)Lll' authority to develoP the said Proiect' The Respondent rcprcs'nted himself to the developer of the Proiect and hencc Irlls t"rrh I llrr meaning ofSection 2(zk) ofthe Act iii.

That however, lately, it has conle to the knowlcd8c ol t!r' Complainants that all the promises and 'rssur'rnccs bv rhc Respondent and his representatives are nothing but a wcb or 1'L{' promisesinorderto traptheinnocentallotteesrnd gr'sp tlerr hirln earned money ior the personal gain' 4 bri'l of thr srfr f thr srfr' s nrnc(l rrl the foregoing ParagraPhs' lv.

That as noted above, thc pernrission for dcvclopnr'rl ol lh' Irr)1"1 was qiven to Respondent in the vear 2012 and as 'n ongorng prcl"r it was registered lvith the Ld' Authority vlde ltegrnr i)tron C'rtilL'rl' dated 17.10 2017a1ong with certnin ternrs irnd condLlLon\ rlr l)r fulfilled by the Respondent lt is pertincnl to nrcfrion hcr' thJr th' Respondent was unable to fulfil such t'rms and conditrons ird 3.

HARERA W- GUtlUGRAl\/ hence resulted in the deficiency of servi'e on the part oI tfr v.

That the Respondent and his authorizcd rcPresenrallvcs frd assured the Complainants reg:rding thc tinrcly completion ol proiects and explained about the various s'rvi'cs nnd anrcnitics to be provided io the Conlplainant in the Prolect olthc llcspond'nt vi.

That it is pertinent to mention here that thc llespondent 'rnd hrs authorized agent assured the delivery of thc s'rd unrt trll lh' beginniDg ofOctober,2020 by relying on the promises' co st'u'tro' workand the valid documents i'e,development hccnsc validrtv rrd an Atfidavil cum Declaration of Clarion Propertics l'td- dJr'd 29.07.2017wherethe Pro moter, i'e ' Clarion Prop'rtics l'kl through its authorized signatory Mr' Nirmal Chandra de'lared rf(l hr(l unde(aken to compete the construction of ihc prclcct wLth n 42 montbs from the start of construction ot the b\rrldi'g (01 04 20I rrl or execution ofagreement, whichever is later vii.

Thereby relying on the representations assurances and wrrxnrrs ofthe Respondent, the conrplainant booked a unrt be'rring no I: I22 First Floor (hereinafter known as the 'Unlt'l' havrng rts suPtr ir''r 666 Sq.

Ft (was lat€r changed to 689 Sq' Ft ) in ihc Prolcct n'nrcd "THE HtVE" at Sector 102, Curugram' Haryana ' and 'onscqu'ntl, had filed an Applicaiion lorin dated 2l'0112019 along with tl'' booking amount ot Rs' 2,00,000/ via chcquc no 95il:l12 (hr'(l 18.08.2019 for the same' viii. ame' viii.

The date of start ol construction of the Prolect as pcr thc lrornr A ll of the Project is 0104'2016' 'lherefore' it is ')rbitrarv to fr'nl rir HARERA GURUGRAIV] here that the due datc of dehvery shall be as per .rny c\l.ns of whatsoever when the actual due date oi possession of thc sard u nrt as promised to the Complainants shall be .otrrput.d Ironr ih.

Affidavir .um De.larrrion dated 29-07.201A. as nrcfrioned ibov.

Hence, the actual date of handling ovcr thc posscsslon ol lhr \rL(l unit comes out to be 01.10.2020 but Lhe dellvery oltl,L's.,fx h.,s n,n been provided till date and has caused a dclay of morc thrn 2 veirrs That it is pertinent to nrcntion here thrt thc Rcspondcnt rs i fot .r responsible citizen/promoter and always Procure deliy in provrdrng the project's quarterly progress report to llRIiRA as rrell .rs a!wrys breach the timeline ol the Development l.icetrscs and Rcgis(L,rrot Certificate.

That it is not imperative to mention here that thc Rcsl),)n(irrr provides for the onc sided and unfair clausc in ihc lluLlder lluy.r Agreement in o.derto run away irom hjs liabllity.rs thc conrPlrrnrDl or any other person signing it did not have 3ny othcr optron but to sign on the dotted lnres otthe same.

That the Complainants, as per the stated dolvn paynrcnt plirn. h.d provided for timely paynrents to the Respondent iD lieu ofthc abovc captioned unit after receiving the revised denrand notrc. llr. complainant in order to buy the unit has Paid a subsrannvc anr)!fr of Rs.

45,27 ,492 /-- That the Complainants, after providing the timely p.ynctrt lf o ( l to obtain the possession ofthe said unit has not rc.cived thc s.rnr. on time and the delay oialmost three years has bec,r occurrcd lronr ffiHARERA S-eunuGnnr,,l the due date of delivery, i.e, 0l'102020 'rnd thcrelor' rh' Complainants in order to know the status olthc l'rolcct h'rd vL!te(l theconstruction siteofthe Proiectin December2020 bLrt wrth urt'r shock and dismay, it was obscrved by the Conrpli frnts l li frnts llr''r lh' const.uction oithe building was not comPleted and rhc u nrt rs nol rn a habitable condition 'lhe Complain.nls rn(luir'd lrorr' rh' authorised representaiive at sile of the developnrcnt st'rtus 01 lh' Project and were again given lalse promises assuring thlt thc s! r' be completed in a few nronth but thc R'spo dcft lrivL' nrr\dJhl! failed to stand up to the duties 3nd obligattons crstc(l upon tlre ' h]' theAct, the rules and re8ulations thereunder xiii.

That tilldate, a substantialsum ofRs 45.27,492l'h'd bcc paid hv the Complainants to the Respondent llowev no (orrcspotrdrng development has been made.

That tilldate, with a dclav ol i nros( l years years, the developmeni ot the Projcct rs nolvho' ncJr xiv.

That after e)(amining the constru'tion oi tfc burldrng llr' Complainant has sent various enrails to the ResPon']cn( rf d hrd''l\r) scheduled the meetings in order to know the due drte ol posscssron ofthe said unit. xv.

Thatduringthe meetings thc Respondenthrd 'rgrccd to l)ro!rd'rr)r the assured/comnliited returns to thc allotecs 'onrnrcn'rfg lrotrl 1st January 2021 till the Offer ot Posscssion' lt rs PcrtrncnL ro mention here that the Respondent h:rd also rcplied thc cnra ls ilI'(l 04.05.2021, 03.07 2021, 1tj.o7.2022 of thc complainrnt rfd issurcd tbat the committed/assured returns would b' rpPli'rblr (rrll\ HARERA GURUGRAN/ 38,922/- p{ month eliective from 1i lanuirv 2021 lr L ollcr ol Possession and the sanre shall be adju(ed at thc timc of the oll.r.r Possession.

That the ResPondent, aftcr a long pcrlod o, :l yc,'r\ 5 months and 6 days, had receivcd the oc.upatrof (lenilL.it. dJtl(l 06.02.2023 iiom the Director General.

Town and aounnv l']!nnfLfg Department.

That based on such occupation (l$trfrcrtc rl'rr'(l 06.02.2023, the conlplarnant w.rs provided with .n Ofi(r or Possession dated 13.02.2023 info.ming that th. unLI rs rcad)' l'r rh' possession. ossession.

1t is not inrpcrative to mentlon hcrc drat th0 Rcspof (l'nl without any prior notice/permission by the (lonrPLr n,'nr hJ\ increased the super area oi thc unit irom 665 Sq lil to (rU9 Sq l:r ind has also charged various illegal demands along wrth th' ollrr ol Possession dated 13.02.2023 xvi.

That the va.ious illegal demands charged by th0 R'spondctrt in th' offer of Possession are RERA Registration Chirrgcs, Contrngcfc!

Deposit Sinking Fund, Electric Conncction Chargcs. rl O (lw I rlrour Cess, Development Charges, Electric Meter lnsullalion (ihrr8's Revised Rate olB O.C.W Labour Cess and N4iscellancous (lhirgct xvii.

Hence, as noted above, the offer ol possessiof provrdcd lo rh' Complainants in the present conrplaint cannol be consldercd :r tlrc valid offer of possession as the s3nr. corlnitrs vrrrr{r\ r!cHrl demands which the Respondent is under no oblr8ntion to (hrrgc xviii.

That as noted above, it is crystal clear dlat the r'sPondctrt rs und'r no obligation to collect all these charges from th' Conrpl'tLninl rftl hence. the Ofier of Possession datcd 13 02 2021 pr'!id'(l h! rh' Respondent shall be considered illegal on the part ol th' 2021 ffiHABIBA @_ GI]RUGRAM [i*pr"i,,t,1" :,ssazn':] I Respondent.

That the Respondent as pcr 'nriril 09092022 f.'s confirmed to provide with thc assured returns of Ils 311'(122 l)cr month irom 1r Ianuary tillthe Offer ot Possession 1r is pertrn'nl ro mention here that as per the mail dated 09092022 thc 'rssurcd returns provided to the complainant shall be 'rdiustcd 'rt thc trnrr oj ofler ofPossession. xix.

That in lieu ofthe sanre, the Respondent' while providi'g ihr Olr'r oi Possession dated 13'022023 has adiustcd an iDount or Rs 7,3g,42A1' ]owa.i,s the payment of Assurcd llelLrrns 'lhri rl r\ impe.ative to mention here that as per the emall dated 09'09 2022' rhe assured returDs to be adiusted by the Respo dcnr (h rll b' ('rll\ 38,922 per month fronr f ilan ary till the offcr ot l'oss'ssron dil'11 13 02. '11 13 02.2023 totalling to an amount of Rs 9'73'050/ bul rhe .'nrr)onl adjustedbyiheRespondentiD theOfferof possessron rs lts 7 39 4211 Hence, an amount af Rs' 233'6221- rs due on lhc pirl ol rh' That hence as ooted above, it would be consr(lcred thrr th' Respondent shall be liable to proviil€ the 'ssLrr'rl r'tLrms to rh' Complainants till the Olrer of Possession That it is imperative to mention here that lhc l)ll'r'ol lbssclsLon provided by the Ilespondent is not a valid offer ol Posscs\ron rf(l hence, the Respondent is linble to pay the assurcd r'lurn ti!l I v rLrrl Offer of Possession has been Sranted by the Respondent Th rt tlrr Complainants cannot, in any manner' torcsec rh' dcllv'rv oj possession and havinB waited Ior a subst'flral inrount of trnr'' hr\ lost faith in the bonafrde conduct of the Respondent 'l'h' gHARERA S- crrnuennv Complainants stand w€tl within his rights in claiming the Delay Possession Charges and Assured Returns till the actual handlrng over ofthe Possession ofthe unit' Thatin lightofth€ above facts,the Hon'ble Authority is request€d io provide Delay Poss€ssion Charges for the 'mount thal the Complainants have paid till date in view of section 1 a o I thc Act alons with the interest bythe Respondent' That accordingly, the Respondent shall be directed to provide the delay possession charges and Assured Returns to the complainant along with the prescribed interest' Reliefsough! bY thc comPlainants: The complainanis have sought follolving relief[s): i.

Direct the respondent to provide the assurcd rcttrrns ironr lsl January2021tillhandlingoverotposscssion(aRs 311922fcr ontlr ii.

Direct the re ondent to refuDd the illegal chargcs rn(l!dLng h!t rx)r limited to nriscellaneous charges' labour cess' Ilcrn rcgrstrito' charges, sinking funds, meter installation 'harges 'i' chirgi'd bv rlr' rFrpondenr alongwith lhe illegaloller o'po'sF"r 'r' iii.

Directthe respondent to provide valid offer ofposscssron t!ithorr rf\ illegal charges. iv. arges. iv.

Directthe Respondent to execute the Conveyance Dee'] On the date of hearing, the authority explaincd to thc rcspondcnt/ promoterabout the conhaventions as alleged t' have bcen com rlr(lrrl relation to Section 11(41 [a) oi the act to plead Builty or not tri PLc](l guilty. i.xii.

B, 5 D.

Reply bYthe respondent HARERA GURUGRA[/ Compldnt No. :1153 ol 2l)21 6.

The respondent has contested the complarnt on th' followrng grcurrdt: i.

Respondent Company, N4/s Clarion ProFrties l'rnrited is r lvrll reputed lleal Estate Conrpany and enioys trcnrendous Uoodwrll rri its pionee.ing work in real estate sector It rs wo!L 'n8'8'(l rf business oldevelopment of residential rnd comm'rcrrl (on!l)l'\$ malls/shopPing centers. hosPit.rlrtv in Dellri/N(lR r'd orh't | 'r r\ olthe countrY. ii.

That the ComPlainants had app.oached the BesPon(ient Conrl)any and had shown interest to invest in the proiect bcing devcloPed bv the Respondent Conrpany and repealedly vlsit.d th' officL'ol rh' Respondent to knoi! the detaik ofthe said Prolect nanrcly 'lhe Hive' andcondu(lcdlherriridependFnlelqui'r'' iii.

The Respondent issued a lettcr to th' Conrplain'rnts wh '!n tlrc Buye.'s Agreement was forwarded to the Conipl'rlf'rnls wirh I specific request to go through allthe tenns of th' A8rccnr'fl Ind tri sign the Agreement only once the Complainints has read rnd accepted the terms of the Agreement ';nd rhereait'r to rctrrn tlrc same to the Respondert.

However, an oPtion was rlso Srvrn to (11' Complainant that in the event the Complain'int docs lrot wrsI ro go ahead with the execution olthe Agreenreft, thcn rt lhrs sl'!l' rtrt I the ComPlainants can withdraw lronr the sch'nrc rs pcr lir' application subnritted by the ComPlainants rnd seek rclutr(l ol tlr' monies.

However, the Complainant chose not to sc'k r'lund rJlh'r opted to execute the Suyer's Agreenrent thereby agrc'rng lo rll tlr' terms and conditions thereol HARERA GURUGRA[/ Thatallthetermsand. etermsand.ondrtronsinrelatiof wLlhth'd(liv'rvorlh' present project including the requirement oitinrely paynrent \!crc infornr€d to the Complainants beforc signing of th' Iluy'r s That the prcsent complaint has becn hled on the prcnrrs. thit tht Respondent Company has delnyed in h.rndrng over possessiof ot the unit, however, it is nost humbly sub itted thrt lhc ll'sfond'rt Company has never pronrised that the Possession will b' Bn'f rn 48 months but stated only to completc the constru'rron ol I lr' s r d properties and that too undcr normal crrcunrsratrc's onlv lh rl furthermore, in terms of the Buyeis Agreement thc llcspond'nt Company uDdertook that the Company sh.ll. !'da nornll .ircumstdrces, complete the construction of thc trrd llc(r L l'nrt,l Space within 3 period ol42 (fortv two) monrhs oL lh' st'ri l {)r construction of building in which the said $'cc Ls bookcd or execution of the Buyer's Agreement, whichcver is later' w th rrr additional Srace period of 12 (twelve) nrontls sublccl to lor'r majeure conditions, and subiect to such condirrons dcl(1 or\ alterations, modifications in the layout plans, ch'n8' rn unrtrcl dimensions, height, size, area or change ofentrre s'henru. whrclr lh' Company may consider or mav be required bv 'nv comp'tcnl authoritytobemadei th.nroranvolthcnr.nd subr(ct to I rrrl! payment ofdues by thc complainants Thatin March,2020, the\rorldlvas struckwith aovrd l9 prn(l'f 'rt which apart lrom inflicting havoc to livcs of mrllions. deslrov'd lh' momentum and disrupted thc work ilow ol nr'rnv itr(l rtr!'\ ffiHAREBA S-GURUGRAM including construction work.

These were the Lrnpreccdcnted xnd unexpected times which could not have bcen for'n r:n et lht' trfr' of signiDg ot Buyer's Agreement The contingency Pl'rn to thctc situations finds its resort i thc torce nralcur(' .nd otlr'r rrhlrt clauses including its description and men"n( rf lluv"s Agreemen!at many places.

At nrukiple instances and f'r clonS'tcd .lur.tions. lur.tions. the work at constrlrction siles tlas halt.d, both, due l{r unavailability ol essential materials, t orknrcf & orh{rr r'Llltl factors and due to explicit nofincations bv virrious Sovcmn'cnr authorities specilically barring the construction ']r Lrvitics That from the facts indicated above, thc Respond'fr hid lo 1r(c r number oi circumstances bevond its control rnd f'nce nttqltt .i..umstances, howevcr, despite the same, thc Rcspordcnt lrrs conlinued the developn)ent of the Proiect and conrfl'tcd th' rinrt within the sgreed tinrelines.

The aforesaid periods where force nraieurc cotrditro's admittedly operated, and prevented the Reryorrd'nt lronr undertaking construction, are liable to be exclud'd ionr thc time to be calculated from the completion olconslrudion 'rr per the rorce majeu,e clduse No' '') ol t ' 11'0"'' That it is pertinent to state, that the Respondcnt ConrPrnv hrd applied ior the Occupation Certificatc on Arrg!st 02' 21)22 Thereafter occupatiof Ceftificate lvrs rcceiv'd of 1)'bru'rv 0rl 2023 and in lurtherance ol receivlng of the Oc(upatiot C'rlLlr( 'rt' viii.

HARERA F*oF-, "o:,.", znr', GURUGRAN/ Fin3l Call Letter dated 13.02.2023 was sent to the Conrplarnants requesting the Complainanis to remit an amount ol lNIt 10,22,815/- which stood outstandinB and overd ' as I)'r tht payment plan.

Howevei theComplainants failcd to dcposrt thc sird amount in terms of the demand letters That the perlod fronr th' letter dated August 02, 2022, ie, when the Rcspon{lent (:onrpnnt" had applied for Occupatjon Certificate !o the d'tc of rcc'iPl ol Occupation Certifi.ate dated Februarv 06,202:1. ought tu h' excluded while computing the construction and delvcrv tin'eline It is pertinent to bring to the attention of this Authoriiy Lhirt' th' Respondent Company, alter completjon of the towcr 'pplie(t for Occupation Certificate on August 02, 2022 beforc thc conccrncd autho. ncd autho.ity (Office of DTCP_Haryana at Chandigarh) r'ell witliD th' expiry of its registration by the HRERA for rh' issurncc ol Occupation Ce.tificate.

Acrordingly, the office ofD'lCP was pl'ase(l to issue theOccupation Certificate on Fcbru'rry 06 202:l That the period [roD letter dated AuSust 02, 2022 r c ' whtrr thc Respondent Company had applied lor Occupation Certificrte io thc rlate ofrece,pt ofOccuPation Certificate datcd liebruary 06 2021 wiu also sland excluded while computing the consrructron r d delivery timeline in consonance with the forcc nriricure clause a\ comprised in the Buyer's Agreement.

That allthe terms and conditions in relation with the dellvcrv ot th' present proiect including timely pavments werc iniormed to tlrc Complainants before signing ofthe Buye's ASreenrcnt ffiEABEIA @-GII|]UGRAN,4 Thatas the applicat,on for the issuance of Occupa ncy Certificatc by the Respondent Company was made within the validity of the registration certificate dat€d October 17,2017 rnd the extcnsion thereoi the Conplainants, in terms oithe Clause 7 1 of the Buyers Agreement, are not entitled to be paid any delav pcnaltv That the Complainants are investors and hnd cxpr'ssc(l tlr'rr desire/ intcrest in pLrrchasing the said ufit Th' Conrplaina ts approach ed the Respon dent Company to l) u r'h a ! thcsrrdrnrt r'd while entering into the agreement to purch'rsc th( sild rrDit llrr Complainants ha.l satisned themselves lull]" about thr rrilh(\ interests. status and title ofthe Respondent nr the s'i(l !rolccl/rfrr and also about the integrity rnd the goodlvill of the lt'spondcnl Company.

It is subnritted that the sanctioned buildinB plans tcrn\ and conditions of sale and all other lacts of thc s:rLd unrt/prol"l were also inspected a.d duly seen by the ConPlnlf'nts ')t drc lrnrc of the execution oathe BuveCs Agreement 7.

Copies of all the relevant documents have been filed and Placcd on tlr' record. r' record.

Their authenticiry is not in dispute tlence the co plarnr ' rn lx' decided on the basis of these undisputed documents afd nrbnrr\5!ofs lurlsdiction of the Authority: Theauthorityobsewes that ithascomplete terrrtorial irnd subicct nrattcr jurisdiction to adiudicate the present complaint for ihc r'!sors sr!'f E.l Territorial lurisdiction: E, *HARERA S-eunuennv 9.

As per notification no.

119212017'|ICP dated l4 l2 2017 isslc(l tr\ Town and Country Planning Department, the jurisdictron oI rleal list'rl' Regulatory Authority, Curugram shall be entrrc Cunrgr'nr DLstrrcl l'r 'i I purpose with olfices situated in Gurugranr ln th' l)rcscnt (nsr th' project in question is situated within thc planninB arci of CuruRrinr District.

Therefore, this authoritv has .onrplele t'rntor itL l!r sdrr I ron lo dealwith the Present comPl.rint.

E.l I subiect'macer Iu.isdictio n: 10.

Section 11{a)(al ofthe Act,2016 provides lhatthe promoter shall be responsible to the allottce as per agreenrcnt ior salc Scctjof I1(4)(Jl r! reproduced as hereunder: sectiar t1(4)[a) Be responsible Jot oll ablisotions respan\ibttttr\ and t'uictionsuhdet the ptovistansaJthB Act o' h' rules ond regulations node theteunder ot t' tht oltottees os pet the ogrceneht lor sole ot r' Lht osetiotian afallatteet at the ca\e tnav bc 'lt th' convevohce ol all theopanhents platso'bunl Ns as the cose noJ be, to the ollottees, a' th( 'antnn'1 oreos to the dssociotion ol ollottee\ i th' co petentoutharitv as the cose na! bc) Secti o n 3 4-l u n. t io n s ol the Authotn!: 34 0) afthe A. t p.av rtes ta ehs u rc ca n ph a n ce ol L h t obliltalions cast uPon the ptanntet\' the othnt'\ ond the reol esnte agedLt under this AcL und th( ru les o n d re! u] o ti ons na de r he'e u n dcr 11.

So, in view oi the Provisions of the Act quoted above thc 'uthorltv h r\ complete jurisdiction to decide the complaint regarding non conrPirt" ofobligations by the promoicr leaving aside competrsatiof whrch r\ 1o h' decided by ihe adiudica e adiudicating officer if pursued by the conrplirin'nts I ' F. tindings on the obje€tions raised by the respondent' HARERA GURUGRAN/ F.l.

Obi€ction resarding mainlainability ol complaint on account or complainantb.inE investor 12.

The.espondent took a staDd that the conrPlainants c investors itrd nol consumers and therefore, they rre noi cntitled to thc protcctron ol thc Actandtherebynotentitledtofiledrecomplainlun(l.rsectron:ll or rh' Act.

However, it is pertinent to note that any nggri.ved p.rson can lil0 .' complaint against the promoter rf he contrav.nes orvioLatls "! p.ovisions of the Act or rules or regulations nrade th.r.under llpof careful perusalofall the terms and conditions ofdrc allolnr'nt lclle'.

I s .evealedthattheconrplainrnt isbuyer,and thevh.vc prid J{oisid'rrh' amount to the respoDdent'promoter towards purchdsc o[ unit rn ils project.

Atthjs stage, it is important to strcss upon the definition oft'rnr allottee underiheAct. the same isreproduced bclow for read)' r'fcren(' ''2(d) ullottee' in tutotion to u rcal estutr t)ttlttt meo s the pe\an to shotn o plat, opotune t nt buildhs, os the cose do! be, hos been olbuut ol'1 tqheth* os teehold ot leosehotd) o' othct!trc tmndi.etl bt the prcnakt ahd tn.lu.les th' pctsnn who sLbscquehrl! acqrires the so t.l attatnc't Lha 14h sote, trand* .r athe^vbe btt .toes not rttldt d Petnn ta ||hatn su:h plot opartntant ot hutllrtr' n\ the cose nav be is given an renL" 13. ln viewolthe abovc_mentioned definition ol"allottcc as wcll as rll tlr' terms and conditions of thebuver's agrecment cxccuted bct\lccf promoter and complainant, it is crvstal clear that thc complajn')nl JI' allottee(sl as the subject unit lvas allotled to thenr by thr promot'r 'lh' concept ol investor is not defined or referred to lf thc Act As Pcr th' definition given under section 2 ofthe Act. there will l)c pronrot{'r rf(l ''allottee" and there cannot be a party havingn status of invcstor ' l hus 2021 *HARERA -. *HARERA -.s- c,rrnLcnqv the contention of the promoter that the allottee bcing invcstor arc not entitled to protection ofrhis Act aho stands reiected G. tindings on the reliefsought by ihe complainants' G.l.

Assur€d rcturn and DPC 14.

The complainants 3re seeking unPaid assured returns on nronthlv brsLs as per the email d:ted 09-09 2022, at the rate! mentioned thcrein lt is p)eaded that the respondent has not complied with the tcrms rnd conditions of the email dated 09.09.2022.

15.

That the complainant's states that duringv3rious mectrngs held bclwtcn the parties, the respondent unequivocally agrccd to provi(lr assured/commltted returns to the complainant cflifiLv' tronr lst lanuary 2021and continuing until the date ofthe offer olpossession lt rs pertinentto mention that the.espondent, vid' its cmarl conrnrunrcitron! dat€d 04.05.2021, 03.07 2o2l and 18'07 2022. re'rflirnrc(l ls commitment to provide the assured returns at the rale of Rs 3U'922l per month, with effect from 1st lanuary 2021, and further 'rssured that the €umulative amount of such assured returns would bc duly irdruncd at lhe hme ol i(strdnce ol the olrer ol po\sPssion 16.

0n consideration ol documents available on record and subdissrons made by the complainant and ihe respondent, the aulhontv is silistrrd thatthe respondent is in contravention olthe provisions oIthc Act lh' agreement executed between the parties on 04 10 2019 Th' '\\or1!l retu.n is payable to the allottees as Per the emril dated 09 09 2022 17.

The promoter had agreed to pay to the conrplainants alk'tt" Rs 18 922/ per sq- it. on monthly basis from 1n lanuary 2021 till offc' of posscssrof The same will be adjusted at the tinre of ofiir of possession Thc lrrd u HARERA GURUGRAIV email further provides that it is the obligation of the respondent promoter to pay the assured returns.It is matter oIrccord t]r. ccord t]r.t thc !!hile otTering possession dre respondent has adjusted af rnrou l ol lls 7,39,4281 towads assured return but the anrount si'oLrld b. lls.

9,73,050/-.NoclaimtordelayedpossessioncharSes(DfC) Lsr .rd.o!trn the preseni case, as theOccupation Certiticate (OC) was !,e.rdv obtiin.(l on 06.02.2023, and the olier of possession was drly nrid. t. tlrL complainants on 13.02.2023.

18.

Therefore, considering the f:cts oathe present case, thc respo d.nt Ls directed to pay the amount ofassured return at thc iSrecd rJtc L. (' Rs.38,922l'per sq. ft. on nrondrly basis fronr 0101 2021 lrll olr'r ot 19.

Accordingly, the respondent is directed to Pay the outstendifg ir.cru.d assured return amount till datc at the agreed ratc ('rtlrr.

90 (lrv\ lr ofl the date oa this order after adjusnnent ol outstandrrB ducs. rl in\ rr'nl the complainants and lailing which that amou nt would br frvrh I NLrh interest @ 9.100/o p.a. till the date otactual realization G,Il Direct the respondentto refund the lllegal charges including bul not limited to miscellaneous charges, labour cess, Rera registration charg€s, sinking funds, meter installation chargts etc. chargcd by the respondent along with thc illegal ofrcr ot possession 20.

All the relieis sought by the complainanc are bcrng consdcr'd ind adjudicated collectively hereinbelow.'lhe respondent shall fol'h'rgc anything arom the conrplainant which is not th. pn ol brvrr \ agreement.

The Authority vide order dated 09.12 2022.

Pass d rn ars' PHARERA S-cunuennM bearing no.4147 of 2021 litled as Vineet Choubcy Vs' Parcena Infrastructure Pvt.

Ltd And also' in the complaint berring no 4031 of 2019 titled as Varun Gupta Vs' Emaar IvICF Land I-in!itcd' lras )lrcrd! decided that the pronroter cannot charges anything which is not prrt ol buyer\ "greem'nt subl"'t ro th" ronllitron IhJI accordance with the prevailinS law' The respondcnr shall nol 'hrrg' anythinB trom ihe complainan! whrch is nor thc p'ri ol buvrr s agreement Accordinglv, the responden respondent is hcreby directed b lery thc aforesaid charges strictlv in acco'dance with rhe tcr rs rnd '{indLl 'r\ stipulated in thc Builder_B!ryer Agreemenl G.ltl Conveyance Deed 21.

As per section 11(4)[0 and section 17(1) ofthe Act ol20l6' the pronrct'r is under obligation ro get the conveyance deed execrrted in iavour ofthe complainants.

Whereas as per section 19(11) the Act ol20l6' thc rllott" is also obliSated to participate towards regisuatiorr oi thc convryir(' deed ofthe unit in question A reference to the provisions oi sec' 17 (1) and provrnr is also nrusr rnd which Provides as underi "section 17: 'Ttunsler oJ title t 7' t 1 Th, nrcnatrt'tlott e' t rt ? o t Par E' r\l an r " r' d''' i"',,' .t ,i''a'"ii'i "'"'s'"n thl bnl^nll t'"t" '' '. " " ',, ,i" ,,'.,,- .- , ,+ " ,:;;"",".;";,"",1." tr ' a\P n arb' oFd rLnlo\' t .\' '"\' 't ;;.:;:, '.;;;;;,."pi",."p',,-"a olbdtltae "'t' 'a" rarr' '' ',n. ottor"" on,t ,)i"i"ii", a" "*'**'horit! os the cose tno| bc nr o tcot lii"ii'i,q*, *a *" **' 'i'te du'hent' outo ntt thot\' wnt sD\[ctl1a'o t"'t t"1' ;;;i",;';;t'::1;^'* I 'L tn 'o^eton e a"-a n @'-'nlthe otbt+c tu tr' r- '"'''r''' 'ii"),ii; "i iii . .-,. ,.. "", ;affi;l HARERA P* GURUGRAI\4 section shall be conied out bt the prcnoter ||ithin three nonis lton dote ol issue ol oc.uponcy .ertificate.

The respondent,s under an obligation as per section 17 of Act ro ger rhc conveyance deed executed in favour ofthe complainanrs.

The respondenr is directed to getthe conv€yance deed executed within 3 months from thc date ofthis ord€r on payment ofstamp duty and registration charges if not paid.

H.

Directions ofthe authority 22.

Hence, the authoriry hereby passes this order and issues th. lollowrng directions under section 37 olthe Act to ensure conrpli.ifce otoblgtrt,ons cast upon the promoter as per the lunciion entrusrcd to th. iurhontt under section l4(rl I b.

The respondent is djrected to pay the outstrnding ic.ru. ing ic.ru.d is\unl return amount till date at the agreed ratc within 90 days lronr th. date olthis order after adjustment ofoutstanding dues, rlsny fron) the complainants and failing which that amount would be payablc with interest @ 9.10% p.a. till the date ofactual r caLrzJlron c.

The respondent/promoter shall handover the physrcal possession ol the auotted unit and execute conveyance deed in favour ot th. complainant in terms oisection 17 (11otthe Act of2015 on paynrcnt ol stamp du ry and regisEation cha.ges as applica b le.

The respondent is directed to pay the anrount oI assu, ed rel!rn rl the agreed rnte i.e., Rs.38,922/- pet sq. rt. on trronrh y brsrs rn)fl 01.01.2021 till offer of possession. directions given in this order and iailinS which lcgal consequences d.

A per iod of q0 days is grven to rhe respondent lo . on'tl) wrrl' rl'.

HARERA GURUGRA[/ 23.

Complaintstands disposed ol 24.

Filebe consigned to registry. l t2 0 (Arhl Haryana Real Estate Regulatory Authority, Date: 21.