NARESH KUMAR GARG vs SHREE VARDHMAN INFRAHOME PVT. LTD

HARERA GURUGl?AM BEFORE THE HARYANA REAL ESTATE REGULATOR}I AUTHORIT'Y' GURUGRAM Complaint no.: 5246 of 202"1 Date of filing: 09.08.202',1- Order pronounced on: 22.O2'2O2'* l-.Naresh Kumar Garg Z.Madhu Garg R/o :- NS-33;2nd floor, Mianwali Nagar, L.* Delhi- 11-0087 1,,.;;,, .,. , Regd.

Office at- 301, 3'd floo!, [:l Barakhamba road, New Delhi:l$ Complainallts CORAM: t, . , , ::.

I APPEARANCE: Shri Harshit Goyal (Advocate) ' .i, Complaina nts Shri Gaurav Rawatiaduo.ri'el'_ =' . '-- =' . - Respondent ONDEN t :rl : " '- l'= -'t ' ...,, 1.

This complaint has been filed b, the eomplainant/allottees under Sectior 31 Shree Vardhman Infrahttme Pvt.

Respondr,:nt of the Real Estate [Reei'i&OrldA Duv"io.nient) Act, 2Ot6 [in short, the r\ctJ iB of the'iiaryana Real ditate (Regulation and Developmr:nt) rules, 2017 [in shor! the rules) for violation of section 11(aJ(aJ of the Act wherein it is inter alfa prescribed that the promoter shall be responsibler for all obligations, responsibilities and functions under the provision of the Act or the rules and regulations made thereunder or to the ,llottee as per the agreement for sale executed inter se' Complaint No.

5246 of 2022 Page 1 of [3 ffiHARERA ffi,eunL,lGRAM ,{.

Unit and proiect related details' 2.

The particulars of unit details, sale consideration, the amount paid by tlte complainant, date of proposed handing over the possession, rlelay period' il' any, have been detailed in the following tabular form: Complaint No.

5246 of 2022 Details s.\o.

1.

2.

3.

Particulars Name and location of the proiect rshrue Vardhman Flora", villaE;e Badshapur, Sector-90, Gurugram -- Proiect area 10.881 acres Nature of the Proiect Grouo housing colony 4.

DTCP license no. and validiw status 23 of 2008 dated LL.02.2008 valtd upto t0.02.2025- - 5.

Name of the Licensee Moti Ram 6.

RERA registered/ not registered and validitY status Registered Registered vide no.

88 of 2017 dated 23.08.2017 valid uP-to 30.06.2019 7.

Unit no. .

Unit no.

1103, tower-B5 fpage 25 of comPlaint) B.

Unit area admeasuring t87S sq. ft. (suPer area) fpage 25 of comPlaint) - 28.L2.20t1 fpase 44 of comPlaint) 9.

10.

Allotment letter Date of buyer: agreement 25.02.2012 (page zr rlggrpl"in0.

11.

Possession clause U (a) Possession The construction of the flat is likely 'o O"l completed within a period of thirty til l months (36) of commencement ol I construction of the particular tower/bloclii in I which the flat is located with a grace period I of 6 montits or receipts ctf sanction of build'ing I plans/revised plans and all other approvals 'subjict of the buitding plons/revised plans ond all other approvals subiect to force maic'ure including any restrains/irestrictions from any auth oriti e s, non - av ail ab il i ty of b uil d i n g m a te " i a I s or dispute with construction agency /workJ'orce and circumstances beyond the control of compqny and subiect to timety poyments by the , buyer in the said comPlex.

12.

Letter of addition of Co- 09.05.2019 {\", Page 2 of 113 ffiHARERA ffictiRUcRAM applicant [Madu Garg) bY respondent [page 64 of comPlaint) L0.03.2012 (page 65 of comPlaint) 13.

1.4.

Date of commencement construction of Due date of Possession 10.09.2015 (calculated from date of commencement <lf construction i.e.

10.03.201,2 including gra(re period of 6 months being unqualified an'l conditional) (*Note; inadvertentl-y mentioned due date of possession as 37'1L'20L5 vid'e proceedings dated 22.02.2024) 15.

Basic sale consideration Rs.45,93,750 /- .oaee26 of comPlainrt) 1,6.

Amount Paid bY the complainant Rs.56,53,439 /' (as per payment receipts page 49-63 'rf complaint) 17.

Occupation certificate 02.02.2022 [As per DTCP Website) 18.

Offer of possession t8.04.2022 (oaee 44 of comPlaint 2t.06.2022 fpase BB of rePlYJ 19.

Cancellation letter i* B.

Facts of the complai"h i' ni ii - , .

The complainants have mhd:ft$Pttsllnkiubmissions: - r.

That the complain",,*,:=r.;"htnittjdjff, . ttjdjff, .:rl estate project "shree Vardhman Flora" Uffi*4ffit.*ggeq. {br$5rngn+lln@ome Pvt' Ltd', entered ;ffi" ;;3,,. ,;i ."bn' ',- *.

16.',.-.= ''$ i+=-"" '1" into a buitder Uuy"i]ffiff *,js. ieipondent on 25.02'201'2 for unit no.

1 1 0 3, towerB5.€am0abnxihgJ3?

5' sq' ft' II.

That as per clause 1a (a) of the agreement respondent was obligated to hand over the possession of the allotted unit within 36 months from the commencement of construction of tower 85, which began on 10.03 '2i'112, setting the possession deadline as 10'03'20t5' III.

Despite this, the respondent company issued the offer of possessiott on 1,8.04.2022, a d,elay of 7 years, 1 month and B days.

Furthermore, the complaint lrlo.

5246 of 2022 (v Page 3 of 13 ffi ffi HARTRA GUl?UGRAM respondent failed to pay the delayed possession charges or execute the conveyance deed for the unit.

IV.

That the complainants have paid Rs.56,53,439/- out of the total sale consideration of Rs.S5,71,875/- as and when demanded by the respondent.

That the complainants invested their hard-earned money in the booking of the unit in the project in question on the basis of false promises madr: by the respondent in order to a[q-qg the complainant.

However, the .; I l.- respondent failed to abide alLi Htions of him stated orally and under the builder buyer a y executed between both the V. a+':+:' parties.

Consequently, fe.elin lR# e. actions of the responclent comp any, the complaln=ffi5i complaint under Sectiorr 31 of the Real Estate Reguiation and DevelopmentAct, 20!6, along with :'ule 1( -.1,;,, *. !,_.,,,,,r:': 28 of Haryana *ut ,ffi-tl* ,fRegul$tim and Development) rules, 2017, seeking redressal ron lkgtlf"iX.Sfl o-"ti }'rui t o.iry.

C.

Relief sought by the coru.?Bi.lelts: ":, 4.

The complainants have sougtrt fo[owing:ielief(s): i.

Direct the respondent to'"pay,,,,,,delayed possession charges at the prescribed rate aGF.#d;#og" $ug#ff.;,of possesrsion till offer of ii. fer of ii.

Direct the respondentto eNeeute and*egi,stef the conveyance deed of the booked unit. ; -l iii.

To restrain the respondent company from creating third-party rights in respect of booked unit and maintain status quo.

5.

The present complaint was filed on 09.08.2022 in the Authority.

On 1,8.10.2022, L5.02.2023 and 08.08.2023 the counsel for the respondent put in appearance and was directed to file the reply within 2 weeks in the registry of the Authority.

However, despite specific directions and provirling an opportunity of being heard, no written reply has lreen filed by the ComplainLt No.

5246 of 20').2 (N, Page 4 of 1.3 ffiHARERA ffi.*GURUGRAM respondent.

Thus, keeping in view the opportunity given to the respondrsnt, despite lapse of more than one year the respondent failed llo file the repl,y, in the registry.

Therefore, in view of order dated 09.1,1.2023, the defence of the respondent was struck off.

Nonetheless, on 22.02,.2024, the respond ent appeared along with reply and requested to put reply on record and the Authority acceded to his request, in order to go through relevant documernts and gather important facts for fair adjudication of the case.

6.

Copies of all the relevant docuq!.t!$$ve been filed and placed on the record.

Their authenticity is notll'ffi,p .

Hence, the complaint can be decided on the basis of these undiii$ti*&iiii ocuments and s;ubmissions made by the parties. .,,*-.;ii=J1-#,,id.i**=i.,.-;',. - =, 'rl' t,*11& - .,-15- l' ;#'"''.)Y: 3i'; "',::i=-'r E. ]urisdiction of the Authority:'' , ;:,i* , ,''# '* '.' : 7.

The authority has cont#f.F terrjtoiiat d subiebt matter jurisdiction to d..#' I adjudicate the present$cbat"ptai ,npfqn %f rQaSOns given below.

E.

I Territorial |urisdic$opj ;. tf il ;l ; B.

As per notification no. "r,f-g-dk{lffi1Jgv 1aa$a L4.12.201'l issued by Town and Country Planning Dephqfirftg.rffie,iu'{[,-(iction of Real Estate Regulatory ' iL,ii,il_' .i' iR;]: lS:ii. ;]: lS:ii.

Authority, Gurugram shall be efltirs,Gtil m District for all purpose "vith offices situated in curfilr.iih'slffi ,ffi. rSqnt'e?!e, ;ihe proiect in question is ..q: .* ,f'K S. -% ffi- .; iii,i ; situated within the nJ,,?$ing "fi1A o,,L+nrugram District.

Therefore, tthis i: authority has complele.*gdtrit0Qi4}-ju-fi'Sffiqion to deal with the prer;ent complaint.

E.II Subi ect-matter f urisdiction: 9.

Section 11(a)(a) of the Act, 2016 provides that the promoter shall be responsible to the allottee as per agreement for sale.

Section 1,1,(4)(zr) is reproduced as hereunder: Section U@)(a) Be responsible for aII obligations, responsibilities and functions under t,\e provisions of this Act or the rules and regulations made thereunder or to the Cormplaint No.

5246 of 201',2 {A, Page 5 of 13 HARERA GUI?UGRAM Conrplaint No.5246 of 202i!. allottees as per the agreement for sale, or to the association of allottees, qs thtt case may be, till the conveyance of all the apartments, plots or buildings, os th(l case may be, to the allottees, or the common areas to the association of allottee:; or the competent authority, as the case may be; Section 34-Functions of the Authority: 34(fl of the Act provides to ensure compliance of the abligations cast upon the promoters, the allottees ond the real estate agents under this Act and the rules and regulations made thereunder.

So, in view of the provisions of the Act quoted above, the authority l:ras complete jurisdiction to decide the complaint regarding non-compliancer of obligations by the promoter leav,l.f;Trd" comp-ensation. which is to be decided by rhe adjudicating offiebiii$'$'.;fi[,, d by the comprlainant at a later stage. ,1$' F.

Findings on the relief soughfiby t rplainant.

F.I.

Direct the respondent to ession charges at llhe prescribed l'ate Direct the respondent to,pay Celayeo possesslon cnarges al accrued from due clate of possessioh,till offer of possession.

Upon persual of aocuft. of aocuft.d$d*' and pfelialngs made Uy tfre respondent in his reply, it has been fouriAgfrfit alldffidry oilUdo49-d unit was cancelled by the ;1' '" respondent on 2L.06.20az, q"u to nof,l-payment of amourtt as per demand issued along with off"F,*o # sisign Aaqed 18.04.20221,.

At the timt: of - '; '' * "r. cancellation of allotment '*bf,;; tW*effi;t' was already in receipl: of Rs.56,53,43g/- which...,is.,**o1. ffiQ.qiii,. .=he*ti. ,,,!ale prrice of unit i.e. ::rii:':u rri:i ffisffi.i +a" pay trre requested amount rlue Rs.45,93,750 /-.

The coEiii$i to th e non-adj ustment,' oj=4elgy =iltefgst- Wag 1,ustifi,1ble.

Si o, the p ro mol:er' s .], conduct in asking the=cdmplainants to meEf additional demands was not justifiable because they had already paid more than basic sale consideral.ion.

Alleged cancellation for this reason is not tenable and is therefore, quashed.

1,Z.ln the present complaint, the complainants intend to r:ontinue with the project and are seeking delay possession charges as provided under the proviso to Section 18[1) of the Act.

Sec 18(1] proviso reads as under. "section 78: 'Return of amount and compensation Page 6 of 13 w HARERA GURUGl?AM 18(1).lfthepromoterfailstocompleteorisunabletogive possession of an apartment' plol or building' - Provided that where an allottee does not intend to withdraw from theproject,heshallbepaid,bythepromoter,interest|orevery month.ofdelay,tillthehandingoverofthepossession,atsuchrate as maY be Prescribed"' 13.

Clause 1 (a) of floor buyer's agreement provides for handing over r:rf possession and is reproduced below: iirii^"tonces bevpia in: con.trot of ,;,?fPay rqhd su '" iir ii the sqid cogtP'lex""-""""' paymentsbytheb.4-.i...=,i.-- i,, ::, i;,. rr., {PmPhasis; suPPl'ied) +'f:. ii ,;i ,I: ii .[4.The authority has gone qhiopgh the Pgssess', s rerevan&$tTffi : -3p..["i':' :" :': ::':: : n cr au s e o r':h e agreemenr wherein the n,Jis];;gi"n rtr,u+1t$i.aed to all kinds of ter:ms and conditions of this arq.g" ,T..F,J . ,T..F,J . ir# llt**+lainant not being in defzrult under any provision " tl$lffir{-,,,& 4'ui$,90'fplirmce w'ith all provisi.ns' formalities and aotu*'i'ffi ;t*e by the -promoter' The draft:ing of this crause and incl;F5i"+i6*'6riririff ld"aitions is not only vague irnd uncertain but so heavily loaded in favour of the promoter and against the arottee that even a single defaurt by the alrottee in fulfiiling formalities and documentations etc. as prescribed by the promoter may make the possession clause irrelevant for the purpose of allottee and the commitment date for handing over possession loses its meaning' 15.

The buyer's agreement is a pivotal legal document which should ensure that the rights and liabilities of both builder/promoter and buyer/allottee) are PageT of t 3 Complaint No.

5246 of 2022 v' ffiIJaRERA ffi" OUNUGRAM protectedcandidly.Theflatagreementlaysdownthetermsthatgovernthe sare of different kinds of properties rike residentials, commercials etc' between the buirder and the buyer.

It is in the interest of both the parties tc' have a wer-drafted buyer,s agreement which wourd there,y protect thtl rights of both the builder and buyer in the unfortunate event of a disputt:' that may arise.

It should be drafted in the simple and unambiguous languag": which may be understood by a common man with an ordin,ry educationzrl background.

It should contain 'P.[o,.rY,,-.],, 1with regard to stipulated time of deliveryofpossessionoftheunitimpxilding,asthecasemaybeandthe right of the buyer/allottee in .*-tf.ffiHa$fin possession ofthr: unit' 16.

Due date or possession ""rl "itii+qitiY:i**"'",':::.t' rhe promot'rr has proposed to hand odiuifr. b.'q,.?Sgril,,'9 oit@ unilwithin 36 months ,;i.. 'li; uiir --"1''-'':.' " ' ther provided in from the date of .omm$q1dd.n, o,ftdnglonerid it 11: ir' ' 'lhru,D-b' di i9. ' gtabu'period of six months' agreement that Promoter sl rhe construction or tf cln towel1."*!ry,T::.03.20t2 as r)er the customer ledger darB4fl. r darB4fl.4?

191ti, tt*#'ihe l:utpondent' Therefo re' t. of porr"rr,d=n i.-* <iut io be 10.09.2015 including grixce period of six months be,1q-g-und; ffinis.9lnditiolt r -^$a ^r inror,:,sr: ,, ;;;;; of deray p"rrp{pit}fus'at prescribed rate of interr:':st: - ---^..ia,r fn ts are'p*lJ# ffi ;;;i''i'l ctrarse' n:*":r' provis, to :i ':;:: ,i i: Section 18 provid", *,ht-#f"i; i,nrti;ttJd hbei rioiintend to withdraw f'om - ---^-+1. ^I ;.;;.; rnil be paid, by the promoter, inreresr f.r every montir of delay,tillthehandingoverofpossession,atsuchrateasmaybeprescrtbed and it has been prescribed under rule 15 of the rules' Rule 15 has been reproduced as under: Rule lS, prescribed rate of interest- [Provis-o to section 72' section 78 qnd sub'section $) ani iiut"'tioi (7) of section 791 ComPlarint No.

5246 of 20ZZ /4, Page B o1'13 (1)ForthepurposeofprovisotosectionT2;sectionlS;andsub-sections (4) and (7) of sectir!

1s;;;';iitiiitt at the rate prescribed" shalt be the state Bank of lndianuiit marginal cost of lending rate +20h": ProvidedthatincasetheStateBankoflndiamarginalcostof,lending rate (II1CLR) is not in use, it shall i.e re.placed-by such benchmark bnair'siiilr'*niin tnrlioti'noit of tndia mav fix from time to time for teidtng to the generol Public' 18.

The regisrature in its wisdom in the subordinate regisration under thr'r provision of rule 15 of the rules, has determined the prescribed rate of interest.

The rate of interest so determined by the legislature' is reasonable t'' and if the said rule is followed ,$$ ':[bP interest' it will ensure uniforrtl practice in all the cases UffiffiI 19.

Consequently, as per website sl}he,...$ryankof India i'e'' https'11t:]::::l consequently, as per websit9,,:llh:i:fl:f":"'l::Lt'"'" ' ] - ',':"'' 'rur'vv''^' rhe marginal cost of lendiri.l!ffi fiii*frOp'lMp "s on date i'e" 22'02'202"4 .,.t .t - ' ***r;l=''t *l;- ^"*-raracr r^,ill he marsinal cost of lendingrate +Zo/oi'e" t0*85o/o',- ' , , : -r-^\ ^6 +!,a r.rr ::r fr\i :t l- ::ii .'i$. ::ii .'i$..

Xi I ;:-r;* tantinn ')172.1 OT fll€ fiLL 20.The definition of ternt'n*te't' "i afn"O 66ai'section 'Y1 "t:n" :::: ffi;;; ;;.";;;"j;i"in=,." cpareefpre rrom the ailottee bv the ;e of aerairirisqi,l .o..bquat tQ the iate 1t'"rrt::t::l:::j:: ffi ffi suil vrri UARERA GURUGRAM ;;";;,.; ,nil be riabre ." ia$itiil, arr-qfte;; in case or derault' rhe relev*nt 'irrrrrrri'lliii*i ti, ra,tes of interest payable by thet promoter "i"ti, allottee, as the case maY be' Explanattton. -For the purpose of this clause'- (i)therateofinterestchargeablefromtheallotteebythetpromoter' in case of default, shall be ,q,|,i,t-t:o the rate of interest which the promoter siall be liable to pay the allottee, in case of default' tii) the interesr''loyiarc oy tni primoter to the allottee shall be from thedatethepromoterreceivedtheamountoranypartthereoftill the date the amount or parj inereol and interest thereon is refunded,andtheinterestpayablebytheallotteetothepromoter shatt be rrii- tn, date tie iioiw defaults i'n payment to the Promoter tilt the date it is Paidi' {V Page 9 of 13 ffiHARERA #*CUNUGRAM 21.

Therefore, interest on the delay payments from the complainants shall be charged at the prescribed rate i.e., 10'85 o/o by the respondent/promotel which is the same as is being granted to them in case of derayed possessiorr charges. zz. onconsideration of the circumstances, the evidence and other record anrJ' submissions made by the parties, the authority is satisfied that thr: respondent is in contravention of the provisions of the Act' By virtue of clause 1a(a) of the buyer's "gttq-H,q'.*1l,,executed Otyt:', tT :T.ti,-t ] tf,u ffigprt was to be deliivered within a period 36 months from ,1r.* 4@-ffie1rcement of constluctlll,,',1^ ir .: .'.i: 25.02.2012, the Possession of th:ffi 'o3 :qi!r ! fnOtef Shalltle 10.03.201 2 and,it is furthgr tinoviqti$*rliFtqement that prot ' "t i*,fumffiiAi r.. ffiiAi r.. as grace period is concerned' entitled for a grace Period-of s ,, ,{" ; the same is allowed bqiffi got"na'.1-O{$=u" ed' Threrefore' the d,'te date of handing ove$ 6f, flosses'si.on""coryesiiguC iol Uu 10 09'2015' In the -iL f"11 i;. ,, il t tf ', i' ' ' ession by the present compraint tr+\i:i@t{tq *'1i .03::-1. :"'^l respondent on 18.04'zffi19,,F-:; "bf lt*0"1i"1' certificate dat ed -* ,ri'j"nfidui-ty' t1'b'liutnority is of view that thr':re 02.02.2022 from the comPett 'i. is a delay on the part qf ttre r,,qsnffin:lrt"'q gf'f'er phrysical possession of the ' i I ,a4t'i'1nfr "tqe terms and 'conditions of the allotted unit to the comPlai buyer'sagreementdateJainzts-9,y2't-o:t:l:dbetrryeen,trrelarties' 23.

Section 1g[10) of the e.t ouiig;tl, in. ,irott". to take 'possession of the subiect unit within z months from the date of receipt of occupat'ion certificate.

In the present complaint, the occupation certilicate was grat:rted bythecompetentauthorityonoz.o2.2o22.Therespondentofferedthe possession of the unit in question to the complainants onll'on 18'04 '2021' so it can be said that the complainants came to know about the occupation certificate onry upon the date of offer of possession.

Therefore, in the iht'::f e St Page 10 of 13 (L- ffiu\RERA S*OUNUGRAM of natural iustice, the complainants should be given 2 months' time from the date of offer of possession.

These 2 months' of reasonable time is being giver' to the complainants keeping in mind that even after intimation of possessiort practicary they have to arrange a rot of rogistics and requisite documents; including but not limited to inspection of the completely finished unit bu1: this is subfect to that the unit being handed over at the time of takinSl possession is in habitable condition.

It is further crarified that the dela'7 possession charges shall be paya$g*,f.

9-,,,"T. the due date of possession till th e expiry of 2 months from ,n. a". om ,n. a".;,-9ffijjfngi po"t"ion (18'0 4'2022) whit:h comes out to be 18'06 '2022' - -{ffiSsff " 24.

Accordingly, the non-conplrfryi$,[$u- *undate :"":il"to in Secti'n 1 1 (a) (a) read with section#e(itb[furfh,,1''3n :t ot T ::': : :::: :: estabrished.

As such f[$y;-orey*n1 :l'ry t:.:"" poSSesSr)h f the interesi @ i'o'gS-oloip'a w'e'f' 10'09'2015 till charges at prescribed * !t tn*.:in.,1,',ttp-' P ]';T IlrL; ;;; )o??\i e., up expiry of 2 months frffi;u1* ot otrer "tf,:i'Ui:""^t^1: 04'2022) i'e'' u1 ro 18.06.

Zo?Zas per prdv,$ielf*+*f nsec$ro$rr |;1flle Act nead with rule 15 of the .ut.r.- -- r - - %''' ':' i:- 1: ,' "' '" j''l:,'':1" - " d ? e r," .. l, o t-* :onvgyance dtled F.II.

Direct the respondent to execute and register the c of the booked unil" "i 'i' i ". --- - ^ rhp nromot€ r ' 25.

As ,., ,...il"nffir,t"il r"iii"rTzti) br ir,..Act of '-o:u' the promote r ts under obtigarion to s$.1},, ,:o,l1u{llti a:to- l.il'1"1 in favour of the complainants.

Whereas ", p.i i.iti"'igtrrj'of the Act of 20,6' the allol-tee is arso obligated to participate towards registration of the conveyance cleed of the unit in question' 26.

Since the possession of the subiect unit has already ,een offered r'rfter obtaining occupation certificate on 02'02'2022'Therespondent is directr'rd to gettheconveyancedeedexecutedwithinaperiodofthreemonthsasperthe termsofSectionLTof'theActof2OL6fromthedateofthisorder. {v Page 11 ol'13 HARERA ffiount;GRAM F.III.

To restrain the respondent company from creating third'party rights il;;;p"ct of b;oked unit and maintain status quo. zT.lnview of the findings of the authority at pt.

1 the respondent shall not createanythird-partyrightsupontheunitandshallhandoverthel possession of the unit to the complainants after payment of the balancr: amount bY the comPlainants' if anY' H.

Directions of the authoritY 28. horitY 28.

Hence, the authority hereby passes this order and issues the following directionsunderSection3Toftl$$S-&t?*ensurecomplianceofobligations cast upon the promoter as 0.. **ffi#entrusted to the authority undr:r .HHSHI{# Section 34[fl: . " , 11;, ", " i.

The respondent is a,,1*UU*ffiU#1qffi,-the complainants against the paid-up amo'n ';h";t*l -tia'5tl1j Y per annum for "'-"r"fi the ary-ou4'''E q b'@complainants from due every month of de[h#'"o* .:" i:, '*'.,:.

N i,. ls from the date of *: ,.

1r date or p o s ses sio, I *lifl :g:r# oh i f I exniry or 1:::l orrer o, oorrussioffii.n'.1u.Bttzl;i'e; ' ff06'2022 or till acilral handover of posr.ri1rr, -*tiiqh"li. if" *.The artrears of interi:st *'.,,,-",*,i I:*-t .-..",.,,'....o.-.' '" !:rr,' i= n 90 dayS ffOm the accrued so far shall ut paia io,1tr,,,..-9. rn '];5 nts withit date of this orde. ,H1l tlrt".1u.t4 "|.,t}e #t . ,.

LL ii.

The rate of interes#h&gea6t*.rrb-m.ttr" ditEttee by the promoter' rn case i'e'' 10'85% bY the or derault shall ue, ch,atsf4 :lt:l}uryd'rate i \:.::rr respondent/promotei'u#fiitn il"diA'ri*L i"tt of in'terest which the promotershallbeliabletopaytheallottee,incaseofdefaulti.e.,the delayedpossessionchargesaSperSectionZ(za)ofthel\ct' iii.

The complainanE are directed to pay outstanding rdues' if any' after adjustmentofdelaypossessionchargeswithinaperioclof30days. iv.

The respondent sha, not charge anything from the cornprainants which is notthepartofthebuilderbuyeragreement.Therespondentisalsrrnot ComPlaint No.

5246 of 2022 {V Page1,2 ol 13 HARERA GUt?UGRAM entitled to claim holding charges from the complainant/allottees at any point of time even after being part of the builder buyer agl'eement as per Iaw settled by Hon,ble Supreme court in civil appeal nos' 3864" 3BBg 12020 decided on L4'12'2020' v.Aspersectionll(4)(f)andsectionLT(l)oftheActof20T6,thepromoter is under obligation to get the conveyance deed executed in favour of th,:: complainant. mplainant.

Therefore, the respondent is directed to get the conveyance order.

Complaint stands disPosed of' 29.

30.

File be consigned to i \l t( (ViiaY Kurnar GoYal) Dated: 22.02.2^024 t'-'--r Mennber Har;/ana f(eal Estate RegulatorY AuthoritY' . , Gurugram .

Page 13 of 13