HARINDER KAPOOR vs JMD LIMITED

ISHARERA S r,LrnLr,nau BEFORI THE HARYANA REAL ESTATE REGULATORY AUTHORITV, !44' raPoorvAlMDt m rcd H{md(i krpotrvAlMD intrd ORDER l Thk order shall dispose of all the complaints titled as above filed before the authority under section 3l of the Real Esbte (Regulztion and Developmenr) Ad,2o16 thereinarter releried as "the ad') read with rul.23 orthe Harlanr Real E$ate (Regulation and Developnenq Rules, 2017 [hereinaner turened s the rures'l for moraiion ofsstion 11(4lG) of the Ad whsdd tr r itrtc.

3lia prerdbed that the prcmotq shall be responsible for all iLs obliganods, responsibilities and functio.s to the allofrees as per lhe agFcmeit ror sale exedted inter se beveen paties. enananng r.om them are simllar in nature and the .ompl.inan(E in the above reteiied nafte6 are allotees ol the proied nameln IMD suBURBlo tcommercialcomplexl berngdeveloped bvthe samc L #HARERA E!-a,LrnLrGRAM IMD sUBURHl0. sedor 67, curueram Espondant/pronorer i,e,, )MD LIM,TED.

Th. bms and conditions of the buy.r'3 agr*menB tulmm of the issue inslved ln .ll these eses pertains to hilurc o. the pd of th. prcmoter to deliv.. tin€ly pos*slon dI the unis in questioD, seeki.g award oI Etund dE entir. ahount along wirh intertest.

3.

The details of the .ompl.hB, repl, stanrs, unlt numbeB, d.e of agr*mena, po$e$io. clause, due dae ot p.sesslon, total sl. consld.ratlon, toul paid amount, and rclref souor a.e civ.n iD the uble belou Proj.dN.ne.ndLocr'ion DTtP Ll!ensc No.rnd validltY 2910f 2007 dzted 31.12.2007 valid surrender r€qu.$ nade by u€ Anrnddha RealtoB Pvr Ltd *d[ HARERA GUNUGAAM 1 II The aloresaid complainB were fi l.d bythe.Dnplainans asainn the pronoter oi accounr ofviolaiio. ot the builder buyer's aSreement executed betu.ei rhe parties in rcspedofsald unlts for not h..ding over ihe posesion by the due date, sdekl4 award of retund the entire amount alons with interen ud It has been de.jded b neat the said .omplainb as an apph. s an apph.ation for non complrance of$atutory obligations on ihe pa ot the promoter /respondeDt Ln terms ofseclo!

34trl ofthe Ad which mand.tes the authori.y to ensurc .omplian.eof theobligatidnscanupon thepromobrs, thealLoteelsl add the real e$de agents u.der the Act, the rules ald the regulations nadc rhe rads or all the.omplahs nled by the complainan(sl/allotteeG)are *o similar. out ofthe above mentioled.asq the pani.ulaB of.rDp,o,,r.as? beorins no.

1e2/2a23 .i.ted as sonjer Kopau v/s IMD Ltnned t beins bkca asr l.adcase i. order b detemine the ri8hts orihe allotteeG]qua rerund the entire amount alo4 wth interesi. *HARERA S anrr*uv A, Prel..r.nd unlt ELt d d.t llr.

7 The pari.ulaB of th. prol*, the d.brk of sal. onsid€mtro[ the adount paid by the compl.iDan(sl, d.te ot proDosed hndlry over the posesdon, delay penod, ifany, have hen detailed in the ioll@ins tabular form, 1e2/2o23 ttrted as sdnleev Kdp@r v/s IMD Ltnu.1l IMD suBURBIo,sedor 67, curuEEm l 2910f2007 d.ted 31.12.2007 valid vrde 30 of 2022 dared 25042022 varid Thot tt pasabn ol rhe aid prcn8s 6 ppagdbbed.lMlzdbyt^ebhpdn'fu the nt oltotuets) vkNn.te w fiM th.dai olN dn olthis qt.n.n ot Fra.. *naea peaod ol sn (5) nontts dt@ tte .aptr! ot 36 nuth' 6 do@d aboee eeot th. krc. nal.uE dn! tbbittE iIt 6 lnobt. to d.tiw ps.stor ol t^. stt prenb* by the .Jne l} HARERA dL i,rninmr,r oldmentaned, it rhe npletian ol th? said mptd ir d.toled b!

Emn al run owthbfitt aJ s@t ond/ar en tt ar dth.t buildng nd*bk ar wodt slpp, ot et€tie powornowdowfulladldlebod8p|ft t^ de aastunan osen.t enptoPd |' th. @@nnL or non.pornent of tjndt innotn s b!

Lrtr ottod4(\) l,,at t'. p.sabn oI the soid prcnb$ n pnp.$a b he dettutui b! the .onqay to rne unit ottot@(l wt n eft.

N' hM h. rtab eJ ercdon ol wts.d but'dtns ptD t tudht endqd perod oJ slx (6) nhht on r k qtry ol 36 non \s os qE d dhM epr ,r. lore mPut. r t tiobitNE ilit is unobt b,iettu pxsston aJ $. &td pftnhs br rhe nme dhren ntion.d, tl rh. .d, tl rh. anptetua ol th" sotd @npta b dehyed by re6aa aI n aw abtrt, ol s@t atd/or en r ar oth biQins habrtots bt Mkt supp, o. dttn wik rhe eatudh olzneY [email protected] br lhe .onpont or non-poynent af "hett intuthdb blu tauatue(r ...--. (as per miten subbisson 14,07.2014 [6oh th. date orex{ution or IT HARERA $ GrRrlr,ttAr,/ arre.heni indudim srace 13.0s.2017(fron the date bulldlry plan including grace 3.

The.omplaina.thas made the following submissio6 in thecomplaint: i Thattherespondent,tlroughitsautho zedrepresenEtive,apprca.h?dthe .ohplainant to invest in their .ommercial pro,{i "lMD SUBURBIo'.

The complainan! applied for a unt jn the respo.dents .ommeicial .omplei, and rhe applicationwas a.c.pted.

Subseque.tly, the.omplainant booked a .ommercial u.it i. ths proiect by erecuti.g a builder buyer agreement dated 1412.2010 and paid Rs.3,40,s79l-tothe respondentror unn No.cw- 136r\l"flooiadmeasurins334sq fLsuperareaatahasi.salepir.eorRs 6300/-per sq ft 60r a totalconsidemtion ofRs.29,65,665/ indusive of all .harses and Exes As per the buyels agreement, ihe covered area of d'e unitwould beapproxinately60.65%of the superarea. ii.

As per the dause 1s of the buyers.greement dated i41,,o1o rhe $heduled date ror ofledq po$ession orthe subi*t unit was 36 months i}HARERA $- r,rmrennnr hon th€ dab ol dcohon ol said agredent, wlrh a provtion tor a 6' mohth BEce pe od extension.

Fu.th.i i'ie onplahant asked, the r6ponden! to count€sigr and Etum a .opy oI the agreement, keping o.e for th.n.

Howder, *,ien the rcspondeht returned the countersigned a8reement, they deeittully and unlr-fully m.nipulated a.d ralsifien the buye''s asresment hy chauhg lhe Dossssio. due date under clause 15 ro thlee years rrcn th€ dae of approEl ot.wisd buildiq planr' iii.

That durln8 ths period th€ conplah.nt has oade va ous paynents h hvm or the respondent {hl.!;Lk also bss. dxly acknowledged by the ?:pond.n' 0,'oJd the Edfu lsu.d ror sJch prymcr'\.

Ih" complai.ant in total has paid Rs.13,93309/.

13,93309/.to the respondent asaini the That the complai.ant sincd 2013 has been dillcendy pureurng the resDondent companyand its autho.ized epr.senhtives ror updates on the projects.omplstionand to oife! posssslon.

Despite lepeated eflons there has been no response fron the.espondeht ln 2013, the.omplain:it rant emaik sesking infomahon on the p6*ssio! or the complex, but received no .lear response.

Disappol ed by the lack of communration, the complahant requested a relund of the amount pad to rhe respondent along wllh rntere$ for the peiod theHpoident held the tundi ilthev aF unableto deliverpo$e$iorof theu.lt.

Thereaner, in the year 2020, durln8 the Covid pandemn, the.omplainant rquened the responde.t b oller the posession of lhe subied unit, as the complainantwas facl4 heahh and frnanclalcrises due to Covid,and warted to sbfr hn own busiless ve.ture on the subie.t unit Addtionallv rh. .ompLainant asked the rcspo.dentto in.orponte rh. rntered a.aued due to the delayed posesloh into the .emainln8 balan.e ror the unit a.d *HARERA 4!-r"Lrnr,nanl pDposed to setle the balance in equal hnallments.

However, the respondent dedined the requen. vi.

That th odober 2022, the complalnaht het with Mr' Nishesh Kumar *af medbdi ol the JMD Croup, who advised the complainant to senle the outstanding balance with inteft$and then sent an emailto Mr' sunilEed' requesins a refund.s per RERA guideliner.

Following Mr Nishesh xumirs suidanc4 the complainant ema ed Mr. sunil Bedl on 1e 102022 Alt€r peBistent efioits to reach Mr. sunll Bedi, a meeti.s was linally aftrtrgad with hh son, Mr.

Kara.

Bedi, who assred th€.onplainant ora rull reiund with intere$ as pE RERA re3ulations.

Howevei a war.ins was isruen aga,n$ involvins the H.ryana Polie or filiu a complaint under RERA, as such adionscould lesllt in the Elund being r*oked. vii. subsequendy, on 25.112022, a neetins took place at ihe JMD ofii.

JMD ofii.e r Curu8ram with Mr Sunil Bedi rh€ dohplainant reiterated the reque* to ether waive the rehalning bala.e and provide posessidn of the unit or refund the e.tir ahount paid, i.cluding iltere$ lrom the booking datc.

Despite Mr. sunilBedit refusal to waive the bala..q hd agreed to rcrund the entire amouni with intere*.

Howder, a week later, the complainant re.eived a letter dated 03.12.2022, i.ro.ming them or the .an.ellarion or their booked unitswithout their *lowledge Ths sudden cancelhtiotr was pereived as an atempt by the ftspondenu to unlawrullv seize the complainants booked unit following their .omplaints about delaved poslesion and dains ror int.rest on the delav caused bvihe respondetrt The.an.ellation lefrer was arbitrary and illegal and seeks to prevenr th. rcspondent tuomacti4on its contenb i FollowinS: the cancellation ofths booke'l trnib, the conplarna iled:FIR dabd 12.12 2022 with the Haryana Police again$ the rcspondentand their .HARERA S GrJRr,nAxr authorized represenratives fo! crini.al breach of Eui, rorg.rv, .heannB (iminrl misappropriation, cnminal.onspiracy, oiminal intimiddi.h Thattherespondenthasretundedapoltionofthepnncrpalamounttothe .omplainanr withoutany intare$ for the delay.d po$essjon AdditionalLv thc .odplrinanas wire, Harlnder Kapoor, had booked anorher unit for l total salc.otuid.ralo. or Rs 23,24,434/ outorwhich Rs15,re,224l has been paid to the responden!

Tosethdi, a total or Rs.29 37,s33/ has been paid lor both units.

A separate case i: heen liled bv the wife df the comrlainant, as both parties hav. fun[ed all terms and condtrmns rhe aBreemenc whLle the respondents have railed to fulhll then .onha.r l oblisations.

The complainants n seeki.c a ftlund wth inier.* for elerv month ordelayat the prevailing rate from the due pavment d c trnr rhe reilDriion of the amoult.

Howevei onlyatobl of Rs22,a4,476l has been rctunded io da@, with Rs.10,6t369/_ relunded ror the unit alloted to the . d to the .omplainan! arter an unauthonzed ddduction ol ls% from thP rohr iee .onsideration The complainani is entitled for full refuM or rhP c n' amount depo$ted alons wth inter$, as lhe rcsponddnt has hea thar x Fudhermo.e, despite repeated atEmDts bv the comPlainant to obbin infonatlon on $e pml.d stahs d the date of possesio., the Epondent has co.dnlously assured them of an hminent hand'ver Howevei !o su.h ofer ofposse$lon h.s nat€rlauzed thus far Th.t tie .espondent hd chaq.d the omplalmnt oo super built up aEa whend as per th€ Ad ol2015 the ba.L de pnce is llable to b€ paid on the arpet arca, Additlom[y, the Espondent has not EgisteEd its pro]ecx wiin rhe oncelDed anthonq withtn rhe stipulatd the penod prcscribed uDder the ce.bal ad The..for., under sedion 59 0f the act 2016, Ior non ffHAEERA g G!R!(,RAirl conpliance wirh lhe eid Ad ,nd for such violatidn, penalty must be imposed onrespondelL xii.

That the complai.ant has taced signiocant lossss, induding lo$ or rcntal in.one and missed oppoduniies in Curugiam due to thei! hard.arned mon.y being iied up h lhe proied The respondent mus.ompensate for .ausins these losses, which have led to me.tal and physi.al dtres, harasment,and le3al expenses ror rhe .omplalnant c. trelt€l soqht hy the conplalMnt| .

9.

The complainant has soqht foll@ing reltel(r: I Dire.t the respondent to etund lhe paidup ahount along with ll Re*rain th e respondent fto m canelling the saidbookingand lunher asslgningthe unitralsinganyfreshdehand with resp{ttothe prored. lll.

Direct the respondsnt to charge on the carpet area a.d to provide a deta ed break-up df Supe.

AEa and common area applicable and allotedto thecomplailantandwhetheritincludd thearaadPsisnatd under.ar parklnB or !ot. lv Diredrh€rcspondentbpaylitEatlonost 10.on the date orhearin& the autho.ity *plained to the respondent/ prcmoter about the .ontaventions as all4ed to have been conmited in relalion to sedion 11(4) (a) or the ad b plead suilty or not to plead suiltv D. suiltv D.R€ply by the r*Podcnt 11 Theresponden!hasconta$edrh€complaDio.thefolloMng grou.ds. i Thar lhe complainant, in a r.al e*at. prolec! aplroached the respondsni for prcjed specilics Aiter b€inScontenr with the information pmvlded, the complarnant decided to inve* in the ommercialprcjed 'lMD SUBURBIo in curusram bvapplvincthroueh an rlit HARERA GLJRIJGNAI/I .pplianon fom dated 04.12.2010. subso€ntly, dE respohdent pryisionally alottei unit nd CWI36A undd a onsku.tion link plan, wuh the conplai@t makhg a Daynent of tu.

3,40,630/ at th. time of ii.

Thereafter, on 14.12.2010, a "commerdal premises buver's agreem€nt was sxecuted be&een th. parnes for the unit no. cw 136A, 1rr floor, adneasuring 334 sq. ftsuperaeaat the rate or Rs 6300/'sq ft tor a brsi. sale p ce ol Rs 22,71,200/..

The complainant till the exe.ution of the above said agreement made apaynent of Rs.3,40,s79l' to the respondeDt iii.

Th ai th e respond ent atur obtai.lry lhe .eces arv app rovah pe ain'n3to rhe proiect and ocopation c.nlficate daied 13 03 2013, csrd xn ofier of po$ession to the complalnantvide leter dated 03.122013 'rhe oller ol possslon was subjed to clearins all dues oubtandlq.

Howevu th. .onplarnant lailed to aDproach the respondent b take th. possos'on despte various Eminder keen dated 12.032019 1S04.2019 22 a62A:,9, 29.07,2019, 2?.aa,2019, 27.09.2019, 30.10 2019 06 l2 2019 11 o1.20ZO i.az.2010, 25.11.2020, 24.12.2020, 23.01.20?1, 13.03.2021, )1 0\ 7a21 A\ 01.202t.

21.09.2A2r, 22.\a,2021, 22.11 Za21 29 12 207 t as.az.z\2z, za a3-2022, 27.04.2022, et Gsued to the compla nanr ro' takingrheposesionorthsunltand torcnnthe oustandrn8due iv. lhri the .ohplainant under clauss 16 obligation to clear the due amount and bke the possesion 'r the unit within 30 days ofdlspathing ofthe firullefrer to lhe complaLnambv the Fspondent.

Therefors the .omplai.ant havrng . t havrng .ompletelv rrrled to abLde rts obligations under the said agredmen! as he nenher paid the due fiHARERA S-crnrGaAM insblLments nor has come foilard tob*e the possesion ofthe alloted v That thd complainant consisteltly falled to adhere to the pavment s.hcdule, pronptins the respondent to repea@dlv requen and renind the complainant td sede ouatandl4 dues ror the unit Despite belng rullv i.fomed or the asreements tems and condiiions the .omplainant .nrenr'onJlly d4.ul'eo on Lmely pd/Tenc posse*ion ofthe unit The respond.nt dilige.dvpu6ued the.omplai'ant for in{allment paymenh, in l,ne wjth the agreed Evment pl.n but the complainant necleded these oblisatlois Despte ample .me given for payment, the .omplaila.r .hose noi to fulnn thsn fin'n'hL rspohsibilities, breaching th. buyers asftehent terms and fa'lins to meer agreed timelines. consequenny, ths complainants falllre ro 'l'ar .ven the baslc salepri.e of the uni! let alone othe..haees lrke hxas:nd inters* as stipulatsd in the agreament, refleds thet non.omplian.e did Endere them unable to r2is? all4ltions asalnst the respondent r That the complainant vide snall dated 19.102022 reque$ed thc respondent to.ancel the subisd unit and tu her requeded r' rerund the amou.t paid to rcspondent due b in6pacitv oflhe.omplaiiant to dear the ou6tandins dues 2s pa the terms and conditio.s oltheagPement so $qnedand acknowledge andas well a5 per thepavment shedule As per clau$ 9 ofthe agreement where an allotme.t ol the unit s 'an'elled bv the conplainant hinselfdue to vario* reason!, it h lhe oblisation orthe responde.t to forfeit the enfi€ amount ofthe earnest monev rnd ru her upon the can.ellation ofthe unit alloted, the en e do.umenb exe'uted beMe.n the parties shall shd anelled ..d the complai, i shall have no ll.n/ch.rye upon th. srld utlt vrr.

That rhe said aSreeD.nr wa dmted prior to act, 2016 oniry irto pidure, rhe complrinaDi volunurtly s4thout any tof. and d!r6s agrsd that 15% of the toul eb Dnce ot th. nce ot th. unlt would colleclivelv will consonrte eamd hon.y .nd non-conplianc€ of any ol tne Ems and ondinons of the agEen nt by the coFplaiD t wolld rende! the comDlainaDt to forfeltur€ ofth..bqv. eid eam6t money.

12.Allolheravermenh made in the complaint were denrcd inroto l3.copies orallthe relevant do.ume.ts h*e been filed and placed on th. record Their autheniiciw i! not in dtspuE. tlence, ths.omplaini.an be de.ided on rhe bassof theseu.dlsputeddoomensand submission madebvth.paiues E, lu.ildidiotr ol thc authortty 14 The authoiq obseNes that it has tefitorial as well as subled matur juisdi.tiontoadiudnatethepiernt.onplaintforthe re.sonsCiven below E.r rerribrr.r,udsdt.rlon 1 s As p{ odifidoon .o. ,92I2017'1TCP dobd 14 12 2017 issvd 6v Ia\r and cou.try Planling Depadment,the ju rdi.tion orRealE*ate Regularorv Authdrit, CuruCEn shall be ertire curugram DisFi.t ror all purpose wth ofnces situated in Curu3Em ln the present case, the pro)ect in 'iuedio. is situated withrn lhe pla.ning area or curusram DEttt Therefore thk authority has .omplete @rn&nal iurndicnon to deaL with the pPsent THARERA S- eunLre,nnm D.n subled Dafr.r lurr6drdor 16 sdtion 1(4lG) or ih€ Act, 2016 prcvides that the promoter rhalr be 'esponsible to the allofred as per asreement ror sale s€ction 11(41{al is reprodu.ed asheftunder *HARERA S-GuRIGnAM @rr.prcn q'rdt (o) b t@r:ibk lor dt furtdtuns, t$parib nLs @d tu nors trtu .he pruwskB ot th! ad ot the [email protected] lot sote, ot ta $, o$qgtbn dIdrDuq,' rhe.atr not be,,t a.. !ryreoldt rJ attoees q de conqeE rtuoa 31-Fn.dw oltt. aunodtt: 34A atre Adpt"vid$bww. ryltore at d. obrs nNa!

17 so, in view of the provisions ol the Ad quor€d above, lhe authoritv has .omplete lurisdidio. to decrde the complaint legardinc non complian.e or oblieations by the promoter leavrn3 aside compenstion whi.h is to be de.ided by lhe adiudicad4 olhcer ir puhued by the complainant at a latPr ls.Fu hdr, the authority has no hitch in pro. ch in pro.eedinC with rhecomplaini and to srant a relierorrefu.d ln lhe prcsent dafrer i! view olthe judgement passed by the Hon'ble Apex Cout in rY.vt ch Ptuhor$ and Devztop.B Prlvab Linited vs sroll oJ u-P- and oe 20212022(1) R.c.L (cut) 357 dnd rciturubd in coe al ,r/s sana R@tbB Iitwte Lt tr.d & othet vs unton ol tn ltd & othe6 sLP (dvll) No l3oos oJ 2020 [email protected] on 12 05.2022whercin tr h:sbeen laiddown as under ''e6 F on d.shen ol k" adolNrt n o dzbikd r.f.erce h6 keh nodt aad bktg ro@ ot N*r al adiu reaubbd outonq ntd odudtudq otlu, eho. nND atB "d B tilt obowh de Ao id'Nd d. dBnn( apr5aoB ttk. atund' ."d, bi^to--d -^@^*d-, ".an)otu @dns oJ k o$ 1A ".r ti.h"tu -"-k bw tnn n6 b r.tund olth. ".,*a*d-;d*ih",,tu ,*'rt ot dtldvs Ntm aJ h@Et hr daond d.tno d @* d--^.n L d. ad'bry odonE *r ITHARERA -l$- anr,nlv ord damhr d. o!@n olo dhqh @n6 b d @stun qldhs dt t tblolodj'dttre nP@vn rtt-q uJuinn ao. d,t @w' d dr ai't"tu* *ed d ab, 11 -d -* odud"d., ,;oi . anp?avua. o'.1 wd J.turdd b a" dtLd'aa4 atfi' - r onddorvoua bqqituheno obol ea..2016" 19 Ben.e, in vi.w of the authoibilve ptonounement of the Ho.'ble suplene couit i! the cases hentioned abov€, the anthoritv has the ju sdidlon to entetui.adonplaint*ekin3 Efurdolthsamountand i.ter$on the roru.d F.

FhdlnBs on th. r€ll€l sought by th. conplahant ?O.Th the complai.ant entered into a builderbuver a3reenent with re!ponddnto.l4.12.2O1Oforunitno.CW 136A1!'noor admeasuinc33astl ft sup.r area, for iotal sale consideradon of Rs25,69,665/ The.oftplarnanr p3id an anount or Rs.13,93,309/_ towards the unit.

The relpondeni offerad the pose$ion or the unit on 03.12.2013 after the issuan.€ ol an ocupation .e ilicate dated 1s 10,2013.

Futher, dre codplainantr€que$ed a rerund and can.ellation ofthe u.it vld. esai119.10.2022 to respondent ln Pspoise, the respo.deni issued acancellationlefrerdated03 12.2022 2r Duing proceedinss dated 13.01. ted 13.01.2024, lhe codplarnant counsel highlishted that thebuvers asreement initially $ipulated handincover pose$'on olthe uiit within three yeas tom th. date df exe.ution of agreem'nt, wth rr addition.l 3rae p€.lod of six nonths.

Howdei ttlen the lespo'denr retumed the a8Bm€.i to the comphhan! posse$lon clause nn 15 wrs imposed wuh new condltlo[ requirln3 possession b be hand.d over withi' three y.ais frco th. d.E ot appmal ot the r.vlsed buildi.e plan ! r o r 20 *HARERA EE a,LTRLTGRAM faired to rake posssion and dear the outstanding dues. subsequendy, at@r 22.

Upon rcviewing tne docunenb subniftd by botl the padie5 it was .oied that there a.s &o *BloG ot $e bur€r s agEenent with dlfierlng clauses rqardln8 po$ession handMi Desplte iSls differcnce, the Authonry acloowle*es that tie conplahaht had requested a lehrnd of lhe paid amount b the respoDdent vid. amall dated 19,10,2022 before filing th? prsent conplaint, followrq the otrer of po$ession dated 0312.2013 isued by lhe ,esDonde.i. coDssquently, th. dls4Eement over posse$ion handover as per the buy€r's ageme.r witl tut lhpa.t the present conplaint in any man.ei The Erronale behind th]! d.t Dination u* h the f.d lhat the complainanas request for Etund w;; mad. .frer the otre. or Dossesion and occupatio! ceftificab.

Th. skdnm.. of the due date would be rlevant Lf the complai.ant w6 s..ldq delay pcs6lon chargB under Sedion 13 of the Ad, 2016.

Howevei since the conphiMht ls spetfically puBuing a rctund pos the ofle! or possssion and ocopatlon cedibcate, th€ due date for po$ession will not inpad the orent conplai.L 23.0n considering th. documenE Milable oh rcord as well as submhsions rode by both the patter it can be den lted that the comDlaina.i has paid only 50% of the ele @nsid@tion.

Th.rdore, the authonY is ot cdnsidered view that the Epond.nt k ll3ht h ahing demah& as per payment pla. ag.eed bes*n th. padics and the complajnant h.s failed io tul6l the ohlisatrons onfetred upoD hin vld. setlon 19(6) & [7] of th. [7] of th. adof2016 wherein the allohe Ms under oblieation b nake paymelt towa.ds conjdero"or of Jlo@d unt.

Aho $e,.rpondent atur g'ung E ou\ emindss daed 24.06,2013, 13.0a.2or3, Il.Ir.Z013, 27.12.2013, 15.03.2014 ek. fdr m.klry p.,ment for outsbndln8 dues 6 per palrent plan selt otrer of possessiondzt€d03.12.2013 to thecomplahant.

Howei thecomplaina.t f,HARERA E!-crnrGnAM prolonB€d delay of ov.. thce re. fron th. date ot 06.. of Dosesion, ihe .omplatnant vlde emarl dahd 19.10.2022 fquded th. frpondent to cancel the .llotment and Etund the anount paid, citin8 inability to pay $e ou$Endiry dues.

In Bponsq ths respondent hsued a cancellatso. letter dated 0312.2022 and Etunded the amount after deductrnB 15% frdh the 24 Fufrhea as pe. clause 9 of the [email protected] ro sell, the respondent /promote! have rBht to .an.el the unit and io.felt the eamd no.ey Bhqe .n drohcd orrhe mi n.seLkd by i\e complaind binselfdue ro ! lousc6oD\ alrtrse 9 of rhe buyer's a8reenent G rcDrcdiied as unde. lor Hdy rfeEncs: hedbd br .n. unt atto.@6) ri@r/h4fttt/dmfttu4 h./sr./rhE *ott ktl.t.o th. canqry tre qdn dhtu oleld mrq dk @Mat/u ou ilri dM6 e tu uacdt.doactu unt ahd(s) 'ho b. nr nh n r.rkro$. wry id, thuoftu, be t@ b b 4lndd h tne M attd@o bt tn clz sote althesddpMe 25.

The issus wuh ftgard to deduction ol .aDd noney on camelhnon of a contmd arcs€ in .as4 ,rr@ra &,x ts, Unton of t ttq (t970) 1 scR 923 dnd srnor KE, Ram Chardm Ral Ud ts. sdtuh C u6, (2015) I SCC 135, and wherern it ms held that for6ltur€ ot thc amount i! .ase or bnrh ol m.bad mus b. r.6onable and if folfeiture is in the natuie of pen.lt, then pbvlsions of sedio.

74 or Conftd A.!

1372 .re .ttached ald the party so forfeiting must p.ove actul dma3.s.

Aiter cancellation of allotment, rh. flat remails with the build€. a3 such therc is h.rdly any adal damaSe.

National consuner DtsprB RedEssl CoDDisions h CC/a35/2019 aonah ttolhotu vs.

E aat NcF tand rrrrEd (delded on 29.06.2020) and l'r *HARERA S-crnrr,mt'r souw sdntot w. sdntot w. /s IRBo Her.

LtntE.t [decided on \2.0a.2022) dn t Fttowed th cc/2766/2017 ta w tttled 6 ldtart shohat ond an vs rlSit lndla Ll ft..l de.klal on 2602022 held that 10% ofbasic sale price is resonable amount to b. lol8ited lh th. nane ol'earnest money", kep'ng in view the principles laid dow. in the fiRt *o .ases, a.g8ulaiio. known as th.

Har,"na PGal Este Regllabry Authonry GutueEm (rorfeilure o, ea!.est noney by the builde.l ResuladdB, 11(s) or 2013, wa ramed pmvidins as ntono pau h ke tut E c @,tttrdds ord od.|apnq, a , 2016 wa' dinrrtiL Fftlas ws unt d ovr p6@t ory lat 6 thu. eas tu hw Iot th. sn bnaa\|.h @ al6t tu, h8 drd tahal bb @'dqod@ qnd 6. tunbb tur,mt blnolkdiqd. tud t, b altherke *,. be h+n&dhunrold.e ea@q M M a...d M &oa 1oe4 dl &. @nsrcendu mout dl6.

Ed eb L. oNtuaI/pbtftdbtns . arcdbtur oJd. fct/'ntt/pbr E nodbJilzb|lldiiouo@lnoa ehiryory.]o|ycqtoryb. ,la4e d -qnd,6n idrat@dondN 26.so, kepiry i! viM the l# lald dom by the Honble Apex coun and prcvsions of regulation 11 ot 201a ftamed by the Haryana Real Esbb ReAulatory Authoit, clruran\ .nd tne cpohdenr^uilde! can'i retain more than 10% of sale onsideBtiot as .arn.$ money on canellahon but ihat Ms .ot done.

Sq ole E+ondant/butlder is dfred to refund the amount Beiwd tuom th. complainalt afte. dedudln3 10% or the sale .onsidembon and Etum the remaining amdunt alory with inbre$ at the ate of 10.3s% (the suE Bank ol India hEhes naryrnal mst of lendin8 rate TMCLR) appli..ble as on dat +2%) as pres.nbed under rule 15 or the Haryana Real Estate tResulatlon .nd D4elopnent) Rules, 2017, from the date or reque$ for canell.tion made by th. complai.ant i.e.

19.10.2022 till IT HARERA s c nrnnar,r 03.12.2022 and fudh., afr.r d€dudlm aheady r.tunded anount, with intere$ from 03.12.2022 all its re.ltahon wthin the nmelines prcvded in rule 16 orthe uary?.a Rules 2017 ibid. demnd *rtb .csp*. .o the prolsr.

27.The complainait h seekl4 reli.f ot reluhd and thus, the aforesald retlef souSht becones redundant. redundant. seel.i.g abM nentloned rcli.f wrt .ompensation Hon'ble suprem. coun dI hdia h clvll aDpealnos 6745 67.19 of 202r itled -r \r/: fiewte.h PtonoteD o.d Det etope^ Pvt- I td- v/' .totp oI up a ot\- fsurro), hasheld thal a. allotee is eniiiled b claim compensation& linsation nd sedlon 19which E to be de.rded by rhe adjudi.arins offcsr as p.r section 71 and the quantum or.ompetrstiotr & litigation cxpense shau be adludged by the adjudicati.g ofii.er having due rpsard to the fado6 menrioned in ssnon 72 The adiudnaing offi.er has exclusive juilsdi.non to de.lwith thecomplainh i. respc.t or .ompcnsanon c,Di.edionsoftheauthorlty, ?9 Hence, the authonq hereby pasles thk oder and issues the following dire.tionsunders{tio.37 oltheActto ensure.ompl'anceof oblisrtions.an upon the pronoter as per the tunction entu$ed to the authorit) uDder HARERA CUliUGRAI\,I al The respondeht ls dlreted to refund the pald'up amount to each complarhant afterdedudLry 10% of the sale considerarion beinsearnen money alo.gwith intere$at the rate or 10.35% on su.h balan.e amounr tuom the date of lequest fo. cancelhnon i.€.

19.10.2022 ti1103.12.2022 when apadof.etundableamounthad been paid back Thereafter, refund b) A period ol 90 days is given b lhe respo.dent ro comply wiih rha dnections given in this oder and faiii.g wbich l€salco.sequen.es would 3o.This decision shall mutans mutandis apply to .ases me.tioned in para 3 or 31 The .omplainb sbnd dhposed o f.

True certl hed cop ies or thn oder be pla.ed onthe.asefi leof ea.h hafrer.

32.

Files be consigned to rexisry. \l-s (vll.y xunar Goy€l) Haryana RFI Esbte Resulatory Authont cu.u*rah