JOGINDER vs BLACKBERRY REALCON PVT. LTD.
Party Details
- JOGINDER
- BLACKBERRY REALCON PVT. LTD.
Case Summary
JOGINDER filed Case No. RERA-GRG-3351-2021 in the Haryana Real Estate Regulatory Authority (RERA) against BLACKBERRY REALCON PVT. LTD.. The case has undergone 14 hearings over 2 years and 1 month. The case was disposed of on 21 Nov 2023. 13 orders have been issued in this matter.
Hearing History (14)
- 21NOV 2023Hearing
Judge: VIJAY KUMAR GOYAL ASHOK SANGWAN SANJEEV KUMAR ARORA
Order pronounced. None is present on behalf of the respondent. The occupation certificate is already obtained and offer of possession has been made but accompanied with unjustified demands on account of holding charges and without any adjustment of delayed possession charges at the prescribed rate. Therefore, the respondent to issue revised statement after adjustment of charges as per above and DPC and the complainant may take the possession within next 30 days on payment of outstanding amount, if any remains, failing which the respondent to refund the paid up amount after deduction of 10% earnest money and amount already paid under assured return. Detailed order will follow. Matter stands disposed off. File be consigned to the registry.
Stage: DISPOSED
- 3OCT 2023Hearing
Judge: VIJAY KUMAR GOYAL ASHOK SANGWAN SANJEEV KUMAR ARORA
Vide orders dated 18.11.2022, the respondent was directed to provide a detailed account statement showing the amount paid and due towards the sale consideration as per BBA after adjusting the DPC liability without charging any holding charges. The same has not been filed till date. Vide orders dated 04.05.2023 the counsel for the complainants has not yet clarified whether the relief sought is pertains to delay possession charges or wishes to withdraw from the project and seeks refund after deduction of 10% of the basic sale consideration. The counsel for the complainant was directed to file requisite clarification in next one week after supplying a copy to the respondent. However, nothing has been placed on record yet. The present complaint has been received on 23.08.2021 and the reply on behalf of respondent was received on 12.10.2021. Succinct facts of the case as per complaint and reply are as under: Sr. No. Particulars Details 1. Name of the project Paras Square , Sector 63 A, Gurugram, Haryana 2. Allotment 30.08.2013 (Page 17 of the complaint) 3. Unit no. FF 60 Admeasuring 420 sq. ft. [page 17 of complaint] 4. Date of execution of buyer’s agreement 12.12.2013 [page 21 of complaint] 5. Possession clause 7. POSSESSION (a) Time of handing over the Possession The date of completion of the project shall be 36 months from the start of construction here off subject to force measure or any other reason… (Emphasis supplied) [page 30 of complaint] 6. Due date of possession Cannot be ascertain [Note: Grace period is not included] 7. Fixed monthly income plan dated 30.09.2013 the developer shall pay a monthly income of Rs .46,200 per month on or before 10th day of each calendar month. the fixed monthly income shall be stopped immediately with the offer of possession given by the developer to the allottee (Page 18 of the complaint) 8. Total consideration ₹ 47,63,340/- [page 17 of complaint] 9. Total amount paid by the complainant ₹ 47,63,000/- 10. Occupation certificate 23.07.2018 [page 44 of reply] 11. Offer of possession 28.07.2018 [page 32 of reply] 12. Demand letter 19.02.2020, 19.10.2020, 30.11.2020 11.02.2021 , (Page 142- 146), 13. Pre cancellation 10.08.2021 (Page 147 of reply) The counsel for the complainant has submitted an application dated 29.05.2023 clarifying the relief sought by the complainant which is refund of the amount deposited. The AR of the respondent seeks a short adjournment in the matter as the main counsel is not available today. The matter is pending since 2021 and the allottee cannot be made to wait for justice endlessly. The pleadings are on record. Both the parties may submit brief written submissions within a period of 2 weeks if they wish to do so. Order reserved. Matter to come up on 21.11.2023 for pronouncement of order.
Stage: RESERVED
- 29AUG 2023Hearing
Judge: VIJAY KUMAR GOYAL ASHOK SANGWAN
The matter was fixed for today before Full Bench. However the case could not be heard as one of the member is not available after 12-15 P.M. Adjourned to 3.10.2023 for the purpose already fixed.
Stage: PENDING
Orders (13)
- 21NOV 2023judgementView Order ↗
Order No: N/A
- 21NOV 2023orderView Order ↗
Order No: N/A
- 3OCT 2023orderView Order ↗
Order No: N/A
Judgement DetailsView full order PDF ↗
*HARERn &-crnrcnm co@larc3nryle}] RIAL ESTATI REGULATORY AUTHORITY, l lo&idsv/sBbdb.ryRo @^P L r Thkordershalldisposeorboththe.omplainbtitlcdasaboverilcdberore th*iuthority in lorm CnAundersedoD 3l olthe RerlE*ate [R*u]a'or aMDevelupnentlAd,2o16thereinanerrereredas theA.r)reatlwiih rule 23 orihs Haryana Real E$ate tRegulation and Developnentl Rules 2017 (hereiiarter releiie'l as'ihc ruleJ) rorviolation orradion ll(4X.') or th!
Ad thercin it tr rnrer alia prescribed that the promotcr J[]lbe rernoDsibLc ror rll ts obl,srtois, responnbLltLe! and functiotrs to thc .llon!.sas pertheasreenetrtrorsaLe exe.ured intcr se betweeD padics 2 The .ore Esucs efranat rs rrom then ar. similir Ln natu.e iid thc &npr3ina Gl h the aborc refer flHARERA db a,rarcnAt/ 'amely, Ptrns squ e b.Dgdev.ldped bv thd same rcspondent/ptumoier i.e., Bla.kbeiry Rcakon Pvt Ltd.
The terms and conditions of the buvcls asEemenb fulcruD olthe hstre involved in all these.ases pefrains t0 llilure on the paft of the promorerto delivernmelv pose$Dn or the trnts in question, seeking award of Retund the enhre amount alons NLlh iDtefr cn an'l ihe.omPensation.
The details ofthe complaints, repLv to sEtus, unt no dateorasre'ment' po$esion druse, due date olpo paid amount, and relief souShi are given rn the uble bslow: hrdr-.dl &iotu iE;,r-k- td) ml .,1, i- ,t" I HARERA i.!: ;-,ffi:i;d !E-*.ffi hdo. ft o 4 aionid kd bY tha .ompLa'niits 3gah+ rhe of the aPartment buyecs a!""cnenr cxecuted between tha padies in respedolsaid unt ror not ha&rsor.r the pos.ssion bytheduedatq seekins aw.r'l orrcrund (he antir. aDrounr trha\ haen de.idedbteatthdsaid comDlainbasan appLication for tron complian.c of sotutdry obligations on the pat of rhe prorrots/ respordcnt in tems or sedron 34(0 of the Ad whrd' mend*'s the autlrori(y to ensurcomplianceoitheobl jgaiions.i$ uPon the pronroter, thcalloitee(sl and the reale*ate agenk under the A.! the rules rtrd th' rcsulr! ons made th eleund€ r 6. rhe tr.6 ot nll the . nll the .omphlnts ,lhd bvtheonplaina Gl/alloti{Gl.trc JLro simiLar Outorthcabove Dientioned case, thcpani.trlar or Lcad (tre cR/3351/2o21 to.lidet\ /sBta.\berrv Reakon PvL Lrd. fe berns uli'n rnro.onsideration ror deterni.ins the rlshts orihe allotee(sl quaEfund rhe s'tlreamountalongwith intere$ a, Proj€.r.nd u.it r.l.ted deblls 7 Thepafricula6of theprcjecLthedetailsof sale.onsideration,theamount paid by the.omplainan(r, date orproposed handine over the por.asLon, dehy period, ifrny,havc been detailed in therollowingubuhrrorm: HARERA Gl]RJGRAM u .R/33sUzoz1 rodnder v/s Blackb.rry R.alcon Prt Lld. l - lPrq€ no lTortheorp i ,Rts^l l l he tute ol .onphtion ol $.
Ptol.d shat b. tuttt st (36) n .n' tuh th. iod oI n,tudion tureo|, 'ubl.4 b Im. natevre ot/osd ary o.t'.t tuen bryd 6. .q.d ol D.dq.. 'rbJd to d ^tow.t:t hoYhq bka 0 d.jbdt utd4 ory @i'ery ot ke 'oncdndol]onoo^bdwoadpqobkb!6c E *HARERA & r, nrr,uv F@ M,d ""d- trk Bqe. ' aedneat tuv.bP{ hne okr! qoa e.
Qrdrt ol oc/*hot qbe no.ie b the atot.e(:), h wddnsb tak -wle$tu 016. unL kr hn/ i6 tuott ont otupdhn and u8 l"N ite oI Posesi "), onturnbhiv enohb.' .rB (sa3€ no 30 of ic@npLait,BsAl (AoiescF3*p4s'o rrdseePLYl tNR16200/ pt hoan 'ubja b d.dvtiq' ot tue' 6 dpp .obb exh shott be Pqobb ol otbcloe ,q\ dq ole.h eobadot non h. lpd on ntinconelr tietuklooT ot the..Ndzntu^ Iar6. 'ubiet wn 6 poit b the ewb4| rhe lded aoaihtt h@r? 'hdt b. lopp.d ihhdtokl! win th. on?r ol pos$sbnstrenbtthe tet/duaoPerto.h. h4adirc ^t@l'ybqdtsl -r HARER\.
GI]l?I]GRAM Rs. ,,70,643/. @{di rDs oi ned M. (P4eno 1e,nd 60 of appkniondikd The compl.inant has made the roll 3 Thar the.omplainant in the month of May 2013, alons rith hr fiho' hnilymcmber reassearchinBiconmercial prcpe(y'n orderro h( ie,xe their hm yin.ome.
SoDe brokers relanng to the realeshte alons leith offLcrak/exc.urives ofihe respondeit namcLr' lvr vrkas vema and M' utr,.sh iro6,.oDtaded rhe complainrt lorthe rveimeit in a proJed or 9. thatlhey assutd thecomplalhrntihatih. rntihatih. prolect in'luenion would be .on{ruded as: r6ld€nnal prole.t.onsisting ordudio ipannetrt rnd :cry,.eapafr mcntwjthperfed.ohbination oacontemporarv 3rhncdura and leaturesto providecomloublelivin&ov.rtrtotalar€aol2.? acrusor landwhi.h conskh ofonlyone tower and thesanewould be^rra 4""" alons rvith Lirts,.ar parking and sho pprng .enhc, 2 4 r 7 se.urirv c ed !omDUnity aaurity .abin pived conrpound ird rire lishbng sv*'1ns The sales laecutives ol the respondent tu*her @!d the complainatrt that urc proied in quenion k situated uidth Mvi,rg1smf.!e'vi.erdrdand60mh irraledmadwhL.htvould have a.cess !o national highways leading to DelhL laLpurand Fa.dJbrd and sin.e th. ptujed in qucnlon rs stuated on the main road ot e0 Nr thesurouddingareaswouldakobcdevelopedbvvariousbu icr 10TMrthetot.Larsaofaret,ilrhopwas420sq [@Rs]0000/-p.rnl rr tohliig to Rs42,00,000/ and i payment scheduie was hrnded ovcr to *HAI]ERA S- r,rnLr+ll,l them, a..ordrng io whrh they had to pay Rs.slaG at the time ofbookidg oftheshopinquesnonandthebalan.eanou.tolRs3TlacwastobeDsid rvithin 60 days of the srid booking li addition to this the requlrcd EDc/rDC, .ar parkrns and IFMSD (lnerei lrre Maintmrce se.uritrr D?positl amounring to Rs.5,63,ooo/_ approx. wouLd be extia rhc v d officrals or the respondent asured the conplainint trnd his lan lv NmbeB dDt the respondcnt vLll a..ept the rmount of Rs42 hG Nai sc i.e tax rhrough bank oansrer and Rss6300()/ .anbepardincashhow*crthevtoldthdnore'eiptolrnv kind,n Pspe.t orthe cash rmoun them.Afterthc recerpror the wholeamoutrtofRs.4T 63 000/, thev w"r lcfi to pay oily the aDount of ihc *e'ution rnd rcsindiotr char8es/dxpeDses otthe.onvevan.e deed of thc shops in qGnron l1 r'hd rh. iid sales exeotives runhar i$ur'"d ihem that ifthev p3v thr uIo r afr.Ltrt of Rs47,63 Ol)l)/ includ]|g servne kx ct' ofea'h olrl'e nropt ii onc shot at the time olbooki4 olthP shops rn quenLon thc monthly income ot Rs 46,200/ subj€ct to the dedudions or applnrbh bxeswould bc payable bc payable to tham sep.rutelv.
12 Ih* on dic said assurancas and comltments ol the olnr ''ls ol the 'espondent, the.omplainant along with hh siltarin las smr Rna w/o sunder sinsh, booked 2 shdps admeasurins 420 sq h ea'h aid l[Ld k43ss.r!20/. e&h throrgh.heques {i.
Hs42,00,000/- toqnds tln s .ontrs or oie shop :Dd lrslss,82ol bwrds sryre brl r'1 lis5,630oo/ cach were paid bv both rhe aLlotees in "rh to the raspon'lent but the respondent dLdtrt issue aDv rccerpt in Lieu dr'r'oritul thus the roul Dri.e or thc shops in quefon lrar! beei paid [I thl !,nrlainrnr aid ihe other Mo aLlotees in resp'd orrhcn shops and I r(pin of Rl43,55,320/ was issued bv tr on 300s2013 to the *HARERA $- eunronav complainantand similaily the other allotee paid the toelp ceoftheil respecrive shopsto the rspondent and both the allotees including the conplainant were leh td pay the stahp and re8istiaiion charges orly for th e exe.ution ol the .o nveyance d eeds of th ejr respeaive sh op s.
13.
Thai arrer rhe.eceipt ol the whole prlce of the shop in que$ion the rcspondent issued an allotnent leter daied 30.03 2013 jtself vide wlri.h h6bookinswascon6rmed andhewasallotedretail/.ommercialunitno FF-60 in PaRr Squ.re, Sedor 63A, curyaon admeasunng 420 rq rt whereas theotheralloteew&.llottedUnn no Ff sB lr rhrt ther.aft.i th. rerponde 'cgardtolixed ronthlyincomeplanlortheunit in que{ionamolntins to 11s46,200/.
It was h.ntloned in the said letier that the said monthly ,ncoN shallbe$opped inmediatelywiththeoflerof posssioi giretrby ]s Th* at the !trE of bookins ol the shop in que*ion the responde,l assured the.omplai.anrtha!sh.ehe hadal.eadypaid the tohl co*ordr. shop in ttue*ion, the s.r'i unt would b. let our to a ten,Dt by urc Fspondcnt tsclf e that the monihly mconE could be eamcd by ihr l6 That the burlderbtryer agreehant :xecured betucen the piiries oD 12.12.2013 vide wh,ch the respondent was lequlred to complete the ptulect in questron wiihln a period or 36 months from the date or . date or .on$ruction and ii was also entitlsd b a Sraca period ol 130 days thereaftei and thus it was bound b omplete the mnnrudions of the projed ln questio. and to handover po$6sio. of the unit iD quesnon to ihe complainant but more tha!
4 yeaB *ood erpired even afte. the sald S HARERA S, c,LrnLrr,nurr period but the respondent treitherconpleted the proied nordelivered the 17 ThatthcsaidlixcdmonthlyLn.omeinrespe.toltheshopinquen,onvas prid by the responden orhe.onplrnant!lllufe 20rB @ Rs41,5u0/ after deduding the requtredTDS buttherearter t$opped therinernd hc.cspond.nttold himthatthcrr orrd in que$ion s .bour to .omplet sear.hed for l.asins out the shop in quesion rnd arsured h n tl'trr the subsequentp,ymenbord,esaidaxednonthLyin.omewotrldbep. d nr rery nea' rutu'. and aft.r the recelpt ofth. o..uprtiotr.etih.are, rh! srmc wouLd be let outto r tenant so thai a haDdsomc monthly rmounl in die d,ape or reDt would be lethed by him resped or the shop il ttne*ionan hewasreque$edtowaitrorsometi,ne.
13 rl, in th. month ol xovenrber 2013, whetr d,e rospondent dtrhrt .omrletethe proiedinquastioD the.omplainantwent to rhe om.eoa.h. respo,detrt rtrd rquired abotrt the b: ruspe.t of thc shop in q0e$Dn b li,rgcrinsononepretextortheorherorrorthcb.*.ersonsknowtrro t l9'Ihat aLL olr sudde., the.omplaina.t rceived a demind leter/reninde' dated 12.2.2019 bywhnh he was asked b clear the outstandingduesand alrordvkedtosettheregisr&onorthepropeftyinqtr.nionirl,rrdime and he wrs trlro asked to pay holding cha4es @ Rs30/ sq. ft D D oD super area Msis and tilL then the utrft in que{'on shall rcmaLd ,i (he .u*ody olthe tuspondent.
Therelpon thc complai.ant went to rhe ofn.e of the respondent and complained about the said rcminde, whc.ctrpo t hr wrs lold io isno.e thc said ld&r.rs the $me misht havc been Lssued ii i rourinc manner ind he was given an asumi. an asumi.e thrt the subseqtrent e monihly income/rent ir *HARER] dh r,rnLnnml monthLy paymenb in respedofrheunit inqueiion would be 'aletrsed nr l,h favor Ln a very near future.
20 Thar anothe. remind& dated 07.03.?020 was re.eived bv the .omplainantio.lcarrhependinsdu6 of tu3,s3,?aal and Rs.2,3?,6110/ towads holdLne.harses despiteihefad that the.ompl,inant had alrerdv paid (hetobLp..e orihe shop in quedionto rhe rcspondert'n on'go 0r rY the rsginnnioD .ha{es only' Tht posession ofthe same was notarall delrvered to him bv rhe rcspodnent lill datc and thus complarn t along wth his !*er in law Rt3 roinrlv n,ovcd a.omplant in that regard to the respondent on 16 3 2020 an'l rduesed for I rclund aner the otrcelanon or thcir unt! and ther .ompkintwas ltept by ths respo.dent ln its recod butthe safr' wrs not adtnowleds.d by iL Howevei he sas Srven an a$uEncc thatthe nuttr would be i csolred sooher and hc would be inlorned r'ordinslv 21 Thr Ln,nlcddelyafte.!ha!.ompletelockdownwas imposed bv thc Sout drlndia w.e.t.2s03.202Oduetooronavirusandthewholecouikyhad h *an(l qillth.n.nd thcre.nd ihe sald lo.kdolvn 'oDtinued ror Dort' rhan 3 months due to which no .oiiesponden.e or psrsoDal meci iook plrcebcnveenthcparlies intba!regad.
22.
That thereaftei the complai.a.t made rd8ular vnits to the oflr'P ordrc rasnon(l.nt ror the releasc orhs trronthLv in.ome rmouDt in respe'i or thr shop ii 'ttr.n,onbutno t BractoryrepLv wrs giv'n bv the r€spondaftto hiD Another rinal reminder dated 1l022021 teas issued bv ih' resnondait bv whi.h the complain.nt was agair asked io detrr rl'' pcnd trs ducsorRs.s,o4,720/ alons lvith Rs 1 2a 376/ tolvanl\ ir'rci iid Rs 6.29 3l)o/-towards holdiig.ha'ges @ Rs's0/ sq Jt perDrotrthotr s3,396/- more and tilldF ' oDn'e o' therboveanount,theposesronof theprope vLnqueiionshaLlrc l *NARER.
4-r,Lrnrcnm,r Ln the .u$ody or the rcspondeni and he rvas also isked to piy (he mainlenrn.e.har8es of the prope.ty in quenion 23. uenion 23. rhat thc respondent has not Siven a single penny to the con,plainant towards hN monthly income after)une2013 and ihe respondent c nill rtaining the said amount slong with the rotaL sales .onnde.rnor ie Rs47,63,000/..
Thus, the .onpl nanr has been left with.o alte.rativr but to wthdraw frcm ihe allotmenr of the unit in que$Lon Ako, t t l serled law that norrohpletion of the pmjed and non.delive.y ol po$.sion innipul.ted period,theconplainant.'nl be nade tota ror rn unrersonably lonstimernd lh thspresent.as!, a pcriod dlmore llraf a yeax has *ood ex0ired alter the sra.e pdriod 01130 daysand ihus itk c.
Rel,€lsoughtbythecohplalmnt - 24 lhecomplainanthdsoughtfollowrnBrelier[s] l.
TodmdiheEsDdndenttoretundtheentireamountwithrtere*.
D.
Replyby the respond.nt 1 r'" |, oq{ bvw4 r -nketr-ep1 mrd.roll,"'nE.ul'mh' o' . .
1 .r rhe'.. dn' mmplJrr'. not ndnLinab.. b40'r rheld Ad dd', nq offi.er in terms of decision or the Hon'ble Aper Cout in ,A/o 6m.s Reotreth Pv.
Ltd ls Ahhi shek xhanao & orc {2021) 3 scc 241 wntn:in t wisspe.ih.allyhcLdth iDcaseswherethcEspondent/builderhal'cady iD rcccipt of oc.upancy .ehifi.ate puEuant to qhich rhe rcspo nde n t/build e. has even ofiered posession of trin to a.
3rhie. rh* roo barore innitunon ofthe Gse, thc allotees rn ru.h.ascs ar. bon nl ,.,ko no$.$i)n oriheir unit with DI'C.
Lraiv aDd no order or reruDd r wartrnred in such c6es.
Relevant para of alo.eiid ludgen'eit is as $ HARER,I &-amcmur ccpt the lni al Nvsbr node bt , ^pnnent Rqe wh6e dhtder. hr h Ph6e ) al he toha conpavt ' @qdtor c4ttratu. @d on{ alp64s po:eson al the qqhqn,:hLr thz tu anqed on rs 6 201e on! th?
65!ore olhtrNnat .{,late on 31 0s ,ut h' irEr 16 uuned rad 27 1t 2a13 Lt d? dd-. ol oi-4 al Fs$5br q6 ntb b The rario or aroresid )udgement is very wellapplnabk to th. fads r l .iinmftn.es or the in*ani.ase.
Herei4 the rcspondett hJs ilrardl obitrned o..uprcy.c Lll.rte ror dre proicct on 2r072013 i6cLr pu^uantto whL. antto whL.h conplainant has alsobeen offeredwith possessiotr or hE shop on 2307.2013 iaerbutltb thecomplainantwho h notodI & sillins ol t.king over Do:se$ion ofhis shop by cleanng his ouBtaDdirrg dues As ru.h in tsmr ofIREOcRActr (Supra),conplainanr bt dnodotL ilaiybrt subjed to.learri.e ot 26 Th* rhe .oDrDlai.ant has not appDa.h.d this Hor'hk Authonty w h detrtr hatrds and suppresed vitai rict of ioi paymcnt of hLr rdrdirg ixbLmcnt The.omplainant,n order to hidc his said looPhole has .ven spunrt he*orythathehadpaidhncntlreduesattimeof bookhgtselr which also indudes the amount towards EDC/lDc, .ar pirkn'g & lfMsD tlDhrs l._ree Mainbmme seority Depositl lhe complainatrt ru ther diLhs that despit. entire payment made by hin, the rspondeDthas Dot $ued thc Eceipt of the cntire am * HARER,. &- crnrcnm,t su.h al!esations in as nu.h ljkeanyoth.rallotee thc.omplainant hasJLso beenissucd*iilrrhspaymentsliloithcamoutrtpaidbvhritowardspri.r cotrrderation ofhim shop.
Moreove.. under the palmcnt platr opted bv coDrplainJnt re, MoNTfiLv lNcoME PLAN the entire sJle coDsid!ration 16s to bo pard ir eo nages,ie.,Towards Bookins mininnrn 9s% or BsP a At (he rinic or ofier or Possestoi bala'c noh8 wnh EDC/nxr/'r l,,trk,s/lFMs/l'r-c & other.htrrses ?7'Ihatrhese.ondn{ecommcn.esatthetimeolo,rerorposse$'Danrl .osfond.nt dses d€mrnd ,n tems .oinfla,niDt Thcrefore,stthenmeof bookinSonlvthcamotrtrtdrcand payrbh at ,ir$ sage is demanded and subn,itred that the onplainant is le'fihs 0niu* a.quhitioD upotr the mspoidenr that too without rny proof.
2s lhJt rhe.ompl,rilanihniselrhad admnred theltrtth resn'fdent hrl paLd to her i slm ofRs a6,200/ pm Dnder monthLv Ln.one pLan of lrs a6200/ p.D tillluly 2013.1t tr submited that rspondant bv ts let'r datcd 3009 2013 has agreed to pav thesame tillpossesron o' 1he drop i\ olrdredrothc.onplainant Theposse$ionwasolferedon23072013rhus' d,ts Liabiliry orurc respond€ntto payronthlv fixed amouitlapssd on thrt very day.lt i! subhitted that as the. at as the.omplainantis a.o sisnatorv to lat'l d*qi:1009 2013 heis bound bvthe.ontent madethere under 29 rMr rhe .onplainant her!in hrnselrhas beetr guiLtv or trot adher l'l] rlr payi,etrt s.hcduLe, as .omplainant hinselt has derault'd in paviig hn .omplete innrlrantin trnsolagreement.The sam' is notpermns hle $ iorns orrlrRAAd.2016 as sudr, rhe .ompl,N DtdB ourishl d nnilsa 30 rhai the Dr.s.dt compl. nt is intuduols and noi mainhrn'blc \ ' .on$rudion or the ptuFd k alre.dv .omplete and the respondetrr Mr re.cived o.oLprtion.ertific.te orthe prole.t on 23072013 Pos$sol *.HAR qP- (,1 ll ER.
GNAfu1 wasiLso orreredtothe.onplainarton 23 07.2013 ,'\s ntrh, there io delsy at rll on the Dafr ol the respondent in.ompLerins th..on$uc.on of trre shop. lhe proled is fully in habtable condition and many alLoteer rie aLready rerdinBinthesaid proiect.
31 lhatthe respondenthad NUedseveraldemand Lcters, remDiPr hrar hnal remindcr lettes, pre the.omplainant has iot only raihd to mounr, but has also filed the pr$dn .omplaintlu*to hara$ the responde.t.
32 rl, on a..ount ol ra,lure orth. conpLriDnt to take po$e$roi ordrc d,op Lvthin 30 days ofntrh offer the Respondent E entitled to honlrfg .hiBes i, iems otcl.use 10.1ofth.
BBA.
The posession ofthe shor Ntrs oferad on 2s.llT20lStherloieasperclause l0l olSBA resrondmt r entnLd td holdinqcharses.i!er30 daystiodthed!k orsLch olrerdrd !ll thed econiplainanttakesoverposso$ionoritsshopbv.leanngtrsdu.s.
Moreoveq the responde.t ls also enEiledtodelay intere$on ac.ounl of f,ilurc on the pat of rhe comDlainant to takeover posesion of irt d'or .lcsptrethe sam€ beiry offered on?3.07.?013 nseLt 33 Thar rhe llonble suprene coun of lndia, in the ca$ or saradmani vindappatr rnd OE. vs. s.
Ralalakslmi and ors ' dec'ded on 0407 nnr havi',s.itahon (2011) 12 SCC lSinpth 33 and 34,while drerrnerirs rmilrr.otr.ads involvtrrs pe briance orrc.ip'o.rLpromi!es in resped or innnovrbLe prope ics has intaryreted seclons s2, s3 and 54 orth.
1372. to hold that in . that in .ase of a contad whtrer piynrents ar to be paid by the pu d,e agrccd ptrynentplan trnd he raiLs to do so dicntheseLler dFr i ht obLisated to pelform ns reciprotal obliSatioDs and the co.hed sh:Lll he vodrblc atthe oprion or the selLer alone rnd not thc pu(hasar Th. sa *HARERA !S cirnLnmu dLctu,n ir rpplicable in the prcsent lase p!rfornan.c of re.iPro.al perform3n.cs as per the asreemetrr mrndate ti,ncly payments by the complainalt but the conplainant has trot paid its completa insalme.t hen.e respondent h .ho not obliged to d'livcr posse$ion olrheshop tillcntire dues aEpard lqor.over, rhe comp aLMnr ess ncettshcqho isrndefatrltinJ tu thc respondpntwho has.ompleted theconsrudion and cri exer n' h ! right to .an.el the asreemeni or .laim damases from the .omPltrhrtrt to' umer Disputes Redressal commEsion in the .asc ofManas D€velop€rs vs, Madhur ftjnn Bhabal, beariis Revtrion Pennon No.
1963 of 2011 decid.d on 09 03.20r!, h3s held that irr nErs sher.thcconphinantshavclilled to pavthea'nounts tr r"o'din'elith tl,easreerient andaredelaulte^then the builder ontrot b' hcld l'rbLe tor rhe b.'o4 ''.o' oo'3r"d osh''^'" " wi(hor scniig the ennre pavment wiih lhtere* lt is ntihor h'rd rhn derrult.'s should not he rcsarded rortheLrownwrongs 'rh. strLd lL smetrt is squirely appllcable to the ra'6 ofth' trsr afllthe p rcse nt .ompl.r iD t nerirs 'lis m ksal with cons inview ofthesa'r' 3s.Thr fufrhci Hon ble supreme coudollndla in the de ofsupert"h vs Raini Goyal, dc.ided on 231l]2013 repoted as 2013 (14) SCALE 137' hasheldthat.orsumets.atrnotbeillow.dtoreapth'benefltoltheroUD wrons by dot takinS posession when the saDc hN haen ofiered bv tho huild.ratrdthc.omputationorintcre$also.losesonthesardd*c r;;, ,-.,,..,,.,, ,;- .. **.-.8.. ti;,b.--.' a'.,. - '"'.;' -* ' *HARERA S GL]RUGRAM 36 lhartisahopctinenttomentionherthairnthepresenttompLainrun'le' reply the. reply the.omplainant has not bcen able to pointout a single provisiotr or e ther the RealEnate RegulatoryAuthontyAct,2016 orthe Htrrvina lre:l u*ate (Rcgulr(ion and Developmdn0 Rules,2017 whrch hasbeetr u olai.d bythcrespofdent Thus,this.omplarnrBnoicntitledtoJtryrel'eratrll E, lurisdlctlon orthe aurhodty 37 lhe ,pplkation of the respond.nt regardins rejcdion of coDrda otr ground ofiunsdi.tion nrnds reiected The iuthori.v obscryes that tr has ie((oriaLrs wcLLas subjed materlunsdttion to adrudLc ed'eprcsen1 .onplaint for the reasonr Srven below E.
L rcrriro rrlD sdkdotr 33. ^spd mifiGtion no.
Ve4r0lT lTcPd*ed14.1?.2017nsuPdlrv rorn dnd couDor PlanninS Depanden! the jurisddion of Rcal Lnrte Regulatory ,^uthority, Curu3ran shall be ehtire Curueram DErh ror aLL purpose{ith olri.es slluated in curugiam.lnthe pr.sedtcase, rh! p'xro.t if, que$,on is situated within the planning a'er of cungram D !'i.1 'Ihererorc thh authority hrs conrPlet€ tednonaL iutudichon to deaL ldth r . subj.d mnt.riurisdidror EH sccdon 1l(altal of the Aci, 2016 Drovid€s ihat the promot r shrll be responsible to the allotee as per agrtme for sh. sedion 11(4lG) is -;. --, ,..". osrenatht srt-a orbhe o$radon alotan9t o' de.re nq be, tt the .,r|.F\t oldt a. *HAI?ERA qP r,L Rr(,iA\,l anar ( 4 lr 6e 6in@nln ol db * stdn 3 l.tu.ctiM ol th. adho !: 34A aI Lhe Ad ptord$ to turc @nptbrc! lltht obtiwtaB n^t .10. so. rn view ofthe provtions o, the ,\.t quoted alrove, theauthority hrs .ompleteltrrtsdi.tiontodeddethecomplaintregadinsnoncompLLrn.e orobligations by thepromoterlcavins aside.ompetrsationwhich is n, be d.dded br the a.lrudi.at nB orfi.er irpurucd bI the..tr'pla ri6 rt l a1 tju,ther, lhe aud,ority has do htch in Pro.ccdins w h the.ompLai and to gmnt a rcliel ol refuntl in th€ presdnt matter in vielr olthe iudS!ntrrt prscd by rhe Hon'bre Apex couit ln |lewbd Prcnorers and Deveto9e$ Privote Lhnited vs stote ot u.P. od ots (swrc) ond reitorutut i) .LQ at M/s sana Reatb6 P.ivdte Ltnt@d & othe. @d & othe. vs unton ol In lia &nthes sLP (ctvit) Nn lsoosol2020.t4td'dd,12 or2o.?2whercin t h bLlrl 'e6 tian de nhne al th. ^d bI whtd a dtuted EhEl.! has bxr nade @d iohns nk oJ Pvu oJ odl resdobo o!'l.arte and adjuditur@ ofiq,tutnrdr.r1ts or.. thd dhoqr d? att ldNB he dttu.@ .hqtt nr fe*dor wh.n n.an*tu ftlud btth.lnor, d ntna an rhe EJ'nd onaunL $ d@ts Potnar ot irk.4r tu etutd tuhwry ol p$*tuL NdE otd hbtg e on,! ebmb.lhe o|@e al n6b o qkdar alsehry 6e rrel al adJrlstry onpqstbr ond tn@R mdins al stuaa 71 Eod qd naian 7, ol dc ad it tt ofudnothn ! olf.- 6 Prcr.d kat h ar ve, no I va\ al&. paweBand tundid: alde adjudtqdrs.frar wdq kdtan 71fud.h \|ua be dsa$r & nodcb ol the ^n,a)6 *HARERA *- r,rnnnlr,r 42.
Hence, in viewof theauthoriEtive pronouncementof the Ho.'ble Supreme Coun in the cases mentioned above, the authority has thsjurisdiction to entertah a compl.int sekin8 refund of the amount and intere$ on thc F, ob,...lonsralsed by llle r€spond€n.
F.r, ob,€ctton r€gardlns hotdlng cha.g€s. r3 rl,alloi'bhNcDRcinito'dcrdatcd03.01.?020 n ..tre 1 11ed .'r crIn.l Greens F'rt Buy€r Asso.iaiion and ors. vs.
DLF Unilersal Lrd., CoDsunerese no.3s1oI2015 held as under -i k n@sptred h,h' lhe |d., o|| 4lln kt dbt*: a\ lrt r. e9r.1|ddr|Poli'il d|n4" ltlh the dr., e t6'4na, 6 atlq4t r it! tnh\ re r^ ttt-4tdtan@hrq P6v$rct 'aht on dnlvr 11 rP oP innn! qD acunat lf he hkhrrr .rn.ututnah 13 n re ,n\rl !$qtb ryntu rErupc. tlna qa\? d{e4 t!. a Nd(rq pqid hdtt bet ear.d t t? dcrbt rdrnqDb*iarittt,dhnd t 4. b.ea ddrye n crout ol th. dbtb?
Er ht tu Nnqt bt tt!, .
I 44 The *id jutlsDcnt of Honble NCDRC sas alro upheld by the llon'ble supreme court vide its iudgemcnt dated 1412 2020 pased in the .viL appeaL filed by DLF agaln$ the oder or Hon'ble NCDRC Gupral rhe a hoity !a,lie., Ln vrew or the provisionr of th complahts de.ided in ravour of promoter that holdins char3es ,re pryable by the aLlotee. e aLlotee.
Howevei in the light ol the recent judgenrnt or d,a llon'bls NCDRC ald llon'ble Apex Couit isupml, the aurhorly .oi.trring wnh the dc.ides rhr a develDpcr/ *HARERA & r,LrnL r,nnnt piomoter/ builder @hnot lely holding chaq.s on a homebuyer/ allotea as rdoes ro' \rftb' any lo$ on rcloun' oIrh. allotee Ekng po$e$.or ai a later date eve. dua to .. ongoing oun as..
45.
As far as holdhg charges a.e conerne4 the developer having Hdved the sale considehrion h6 non\ing to ldsa by holdin8 possession otthe alloEed flat ex..pt tlat it would be equaed to maintain th. apatmen!
The.erore, the holding chal36 will not be payabl€ to the developer.
EEn tn a .ase whsm the possession har ben delayed on account ot the allot* havln3 nor prd'hcenrtreqle!on.idsadE,thedPelops' sh.ll n.rbcenb'lPd ,",.. n..a,"" .n,,*" ,r,",o&lftfird b. ended ,o ink{ rolhe ,7'qrp{& o€rlod the oryment l! delayed. c F,ndings onrhe relicrsoushtbytheconplahnts c.r Dirccr rhe respond.nt to refund th. p.ld'up anrnnt slrh intelest .16 li rl,e pr.sc,t.ase the.omplriMtrrwasalloted dre uritvnl.r I n.r LererdJtd ll] 03.2013 The buvert asreement t$r cxc.uted benv.rn thr rrtics otr 12 12.2013. the tobL sales colsid.raho, or d'e trotr r n\ 47,63,340/- rhecomphinantdrhsto have pad Rs41,s5,320/ dtrotrsh .heques and Rs.5,63,000/ Ln cash llowcver, there is dispute as !r total ,nnourtptrd liythecomplJnantbywayof cash ,'\uthoritvisorrhruN! t/any other docunretrta'r Prcor un[ resped to payment of Rr s,63,000/_ betng nade in c6h, therefore thc total amount Daid bv.omplainant is taken to be Rs.43,95,320/' 47 Sccrionrs(1)isrpplicableonlyintheeventualitvwheretheproroterltrils 1o coDlplcte or unable to Sive possession of rhe rnit in ac.odanc. with terms of igreement for sale or duly .ompl€ted bv the datd speciried therin.
The due date or po*ession as per buver's asreemeni wa: 13.0?
2017 and the allotees in thk case have rilcd thh con'plainl on 230s202r aPterpose$ionoltheuntwasoferedrohimafterobtai'ring HAl?ERA GURI]GRAN4 o.. ]GRAN4 o..uparion .enificate by thc prohoter.
The 0c was id..ived on 2307.2013 and the ofier orposesion w.s made on the eme day, ie 23072013 The.omplainantthroudfilingof.omfhirtdatedz303202l $hh towithdraw from the projcctandseek refutrd orthe paid uDJmount aLong wth Dterest due io fallure oI respondent/promorer to provide tlmely possesion ofthe sublect unii i. a.cordan.e wLih the Fms or 43 rherightunda sdlon 13Ol and 1e(41a.crues to rhe allofree on lallure of the prohoter o conpl€t€ or unable to grve po*.sdon of the unit i. ac.odance with the term ol the ag@msnt Ior sale or dulv completed bv rhe date specified thercin. lf allohee has not *ethed the ltht to wiihd.awtrom thep.oiectafter the due dah of posessio. isoveriillth. offer of posse$ion wa; made to him, lt hplledly means thrt the allotee tacitly wished to .onnntre with the project.
The prodoter has slr.adv inve*ed in the proi{t to.omplete itand ofsrcd po$esion of tht allortetl urit ,\hhough, rordelay in handing ovEthe unt bv duc datd in ac.odan.. with the ternE olthe agreement forsale, the.onseqtr.nces providcd ii proviro to section 13t11will come in forcs as the promoter has 10 Div inr-Ar-ad at the prescribed rate of everymonth of delay rill thc handiirro\ s orposesion !Dd allotees intered for the noney thev hive paid to rhr proroier s proiectedaccordingly 49.
Iheleghlaturelhitswisdominthesubodinatelegislationund'rtharulc 15 ofthc n,les ha!detemrned ihe presfiibed rak olinrcre$ 1he xt or iitere$sodctcrminedbyth.legslaturqhrcasonableandif theiidrule s rollowed toiward the interest, iiwillcnsure unirorm ptucti.e rn:llthc 50 Consequently, as per website of the sbte Bank or ridra ie htDs://sbi.co.in, the marginal.ost oflendrng ratc (in shot McLRl's on *HARERA db crnnnm,l dateie.,2l 11.2023is3.75% A.cordingly,thdprescibednteofnteren wiLL bemar8inalconof lendinS.ate+?% i.e, 107s90. .nnon here thar oller orPo!scsion xth que{ron has been made bv dre respondcnt dn 23.072013,,e, after recerving oc.upation .efriri. n .efriri.ate on 23072013 'Ihcrc:fter, d,e prsentconplaint has been rile.l on 230rr2021scc( ns rclielor retun.l sidce the.omplrrnant h:s approi.hed the Authon.v aft o o(cu p3tion .edificaie has b.en leceivcd and offerorpos*s'on has b'en made by respoMe.t promorei thsrerore, rcsxLation 1 ltsl or2013 rrtrmed by thc ll.'ryana Real E$rE Rcsulatory Authorirv, ctrrusnm !'ovir'ns d!dudLotr or roo/. of total salc.oisLderation as eame* monevard sendins the rcmaining amount to thc aLlotee immedratelv be'omes aPpli'rble herc lhe Ha'yana Real Edate RegulatorvAuthoritvCurug0m (Forl'rnr' or6rnerhoneyhythebuilder) Reculations,lr(s1o,2018,$atsth e4 D liat .o rh. turt D:tud (RzsukbB ant D*dornq, A4 '?r 16 e' Alltlcn frlrds wre anb.1 at wtho t fto' as t 4N ||{ no nN h' t ! eh. tli \!\ in wN of the abv lq ildqen. ' alud\h Mnrhnt colsnd Hlrah slprtn. cout ol hdio, de o hotiq E al dc weq th tht lo44t u ' o. .wd nore thoa 10% oi dtc dr sd\ i^ oDor lt dt Ed 6tta t.e. opo n'n /Ikr /6stbho 6 dt! t Drofrvlt /lnnhbttr adt hl e bqq nk lsbw tude td' dtt fit da6e 4 rcry tu tre tl tvr t2 lt is obseNcd by the authdritv that thaallotee rves in the proFd ror obta ,i'rs the allotted unt and on delav in complction ofthe p'oied and IF when theunitis ftady ror posession, su.h withdrawal oi .onsidenuo's orher than dcLay such as rcdtrction in rhe markct vilue orthe propenv itrd invennetrr purely on spe.ulative basis will nor be ln thc rpirt ol tl's sedion 1s lvhich pmteds the nght or the Jlores in case of raiLurc ol promobr ro give po$esslon by due date etrher bv wav ofretuDd ir optld by theallottee orbyway ofdelavposession.harg6 a( prerrh'n rrr o' Lnreran for every month oldelly s3 r'htr vi.w n slpponed by the judgenEnt or Honble sup.eme Coun or rDdla rn.asc olr@ 6m.e R@Ite.,l Pv.
Ltd, !/s Abhkhek Khonna lnd ors. (ctvtt ^Doeat d s7 3 s atzore), lvherein the lron'blcAp'r tuu*took r ri.w trn d,ose allott.cs obligated to hke th. po$e$ior of tr'r n rvis .ompLeted and Pose$Lotr ws ofierd rfter ksuanceoro.. uanceoro..uprtion.ertili.aE lt was spe.ifi 'alLv held lr'trt i,,.ases rvherc the rerpondent/builder kakeadv in re.eipt ofornL[rr] .c in.atc pu ua.i to lvhrh the respondddt/build'r hrs even ollrred utrs.s'otr olurit to an allotee dut too betore in*itu!on otth' rr\P nr rh*.e5 ii su.h.ases are bound to takepo$ession df rheir unir rriih dclal pos.sLotr.ha.ses, ir anv, and no oder or reluid F t3r)ind ir nL'll . k\ rie Ln,t aofrlures:id LJ8emeita ,rolloir ,"* i;b **,^*' ti,hdr*-d.Aq* tutnv2hNnd b 'fti'a}4*h /odat didMnp b; M+14 Atu\r',fi/4.)6'r't vq Ddo!6@e6@ atarc d.!,arbnettit ah,dndoh'ofposa' hdben iARER GURL]GRA[l \|hth h6a(ured han 27.
413tr h. doEolotct afp6s4aareas nqtt tu 'I'e ro". o ruds"m.n' ' \aq $'ll dpphdoe'o t\' rd" 'nl .rrtrm+,,n.er or the lnsbnt .ase.
Herein, the respondent has aLrcadv obtained oc.upa.cy certificate lor the proj.d on 23.07.2013 itselr puBuanrtowhich conplainant has akobeen ofiered with posse\r'n or hisLnro' ?3 07.2013 itelf ln the prsent .asq said unn was alloted l00s20l3.lhereisadel.vinhandLnsovertheposses!ionasduedaieor posse$ion was 13.02 2017 wheres5 thcoflerorpose$ionwas m{l': 'tr 2307201s and thus, bc.omes a.asetogrant del.v pos.sloi 'hrrgcs 'lhe allotee is obliSated to take posesson or the unit srfte rhe .on*ruction is.ompleted and possesion has been ofiered alter obaining develop& tr olrligared to pa, delay charges ror the period ol delav o.flff.drromrheduedaretillthedatdof otrerof possesionw?'-'n'n' thc allonpes plus two nonths @ 10 75%pa The rcspondent !h'lisue 3 rev&d a..ount statehentwithin 15 da'.of this orde' after adjrnni'nt or delayld posesion charges at the rab of l07s% on the paid uD aDotrnt by thc .omplainrnt from due date of handing ovcr po$e$ion ie t3 02.2017till offerotpo$essionpluseohonihswhich'one\ durtobc 23.092o1s.lhe holdr.g.harses being denand'd rthe tine oroft' or pD$csiotr 3rc aho not Leviable and to be ercluded fron the p irr''uc aDourtwhiie ssuinsabove revsed fttement otac'ounk' 5s. 'ounk' 5s. rhat as per sectidn 1ei6l & 1et7) or the ad everv ruoncP shrll lr' respoinble to iake.e.e$ary pavfretra as perasrcementlorn'le rLotrg !rithprPs.ribedrnt re$onout$rndinsp.vments, rrnvrrcndrealo a' Jnd to rake physical poscrsion ofthe iDartmenr rs pcr se'tion 19(r0lor ofthe same, .omplainanVallotrees shall make tlE OHARER\ -&- anrr,nmr rcqtrisitepayhentsatthepres.ribedBteolhtere$ie 1075%ardtrk. poscssion orthe subied uDitas p{thc pmvisions or$dions 1e('1, t7l, rd (101orrhe ^ctor2016 s6 'Ihereifter, ir the .omplainant ,aLLs to pry outstandhg amolni 3s p!r rtvisedsxreDentofa..ouns3sdeta edabovewjthlnl0d:ys,Lonsuith Nere{,tequitablcRte, e.,1075./!pa onsu.houhtandlfC. on rl'r rcspondent pronoter shaLLr.hLnd the pr d up iniouit orRs 13.ss,320/ iLer dedn.ti,rs thc earnes motrey whi.h shallnot ex.eed.he r0% ordre salc.onrderrtiotr and aDotrnt alre.dy pa,d aSrixt rixcd monthLy,f . . pl,,i.Also,th.interestatthepresribsdiateie,1075%xaLlowrdon thc balan.. rmouir rrom thc date ol fLlinE orthh.onrpl.r nt, ie,2l03 2021 n lth! a.tual rcalnatlon of the amount wlthm thenrelincs prcvrded in mle 16 orthcrules,2017 H, Directions of the autnority 17 lLeD.. thc rrhoriiy hercby prsses drt oder and rs es rlE rollowing dirccrions rnder sedion 37 of the Ad to ensure.omphan.e olobliginonr .i* upoD rhe p'omoter as per thc fundbr entru*ed to the iull,o'ty lh. rspo rdents 3re dirdcd (o r within 15 days olthis order ane! adju*ment ofdelayed po$e$in) charges at the nte or l07s% on the laid up amotrit LJ dr. .ompL.'inant rrom due drte or handing 13 02 2017 tillofferorpo$esion plus nvo nonths whtrh.ones otrt rohe2309.?0lS.Theholdins.har8esbeinsdemandedatthetimcol otrpr or o.ssesion are aho not leviabl.and ro be ex.!udcd rroir th. payrbl.
Jtr,ount while issuLtrS abovc rcvhed {atemcnt ott&ui6 ,1.
Iha.omplainants ray take th. posession wthin iexi 30 davs otr payment of oubi,nding 3mount, Ll .ny remains failirg $hi.h *HARER. & c,LnLnmu rcspondent shall Etu. shall Etu.d the paid-up anount of Rr43,55,320/- after deductlnS the earne$ money whlch shall not *c*d th.
10% of the sale consideration and amount alre.dy paid 4ain* 6red eonthly incone plan.
Also, the interest at the prescribed r.te Lc" 10.75% ls allowed on such balance amount iom the date of ilins or th6 complaht s..kr4 refund, r..., 23.03.2021 ttll the a.tual falizarion of the anonnt within the timeli.es provided i. .ule 16 ofth€ rules, 2017. a p€.iod of90 dayr ls slven to the respondent b comply with the failing which lesal .o.sequcn.cs pLacc{lotr rhe.ise fi leorea.l' Daaer llw i-eo9 H.ry.na Re!l Ertate Regula