SATYA N PODDAR AND SHAKUNTALA PODDAR vs FANTASY BUILDWELL PVT. LTD.
Party Details
- SATYA N PODDAR AND SHAKUNTALA PODDAR
- FANTASY BUILDWELL PVT. LTD.
Case Summary
SATYA N PODDAR AND SHAKUNTALA PODDAR filed Case No. RERA-GRG-5059-2021 in the Haryana Real Estate Regulatory Authority (RERA) against FANTASY BUILDWELL PVT. LTD.. The case has undergone 6 hearings over 1 year and 2 months. The case was disposed of on 18 Jul 2023. 6 orders have been issued in this matter.
Hearing History (6)
- 18JUL 2023Hearing
Judge: ASHOK SANGWAN SANJEEV KUMAR ARORA
Order pronounced. The respondent is directed to refund the paid-up amount to the complainants after deducting 10 as earnest money of the basic sale consideration with interest at the prescribed rate i.e. 10.70 from the date of filing of this complaint i.e. 23.12.2021 till the date of realization of payment. Detailed order will follow. Matter stands disposed off. File be consigned to the registry.
Stage: DISPOSED
- 25APR 2023Hearing
Judge: ASHOK SANGWAN SANJEEV KUMAR ARORA
Order Reserved. Matter to come up on 18.07.2023 for pronouncement of order.
Stage: RESERVED
- 17FEB 2023Hearing
Judge: VIJAY KUMAR GOYAL
The present complaint was filed on 23.132.2021 with the adjudicating officer and the reply on behalf of respondent was received on 10.02.2023. File has been received on transfer from Adjudicating Officer in view of the judgment dated 11.11.2021 passed by the Hon’ble Apex Court in the case bearing no. SLP(Civil) No(s). 37113715 OF 2021) titled as M/s Newtech Promoters and Developers Pvt Ltd Versus State of U.P. and Ors., and wherein it was held that as matters regarding refund and interest under section 18(1) are to be decided by the authority and matters regarding adjudging compensation to be decided by the Adjudicating officer. The application filed in the form CAO with the adjudicating officer and on being transferred to the authority in view of the judgement quoted above, the issue before authority is whether the authority should proceed further without seeking fresh application in the form CRA for cases of refund along with prescribed interest in case allottee wishes to withdraw from the project on failure of the promoter to give possession as per agreement for sale. It has been deliberated in the proceedings dated 10.5.2022 in CR No. 3688/2021 titled Harish Goel Versus Adani M2K Projects LLP and it is observed that there is no material difference in the contents of the forms and the different headings whether it is filed before the adjudicating officer or the authority. Keeping in view the judgement of Hon'ble Supreme Court in case titled as M/s Newtech Promoters and Developers Pvt Ltd Versus State of U.P. and Ors. (Supra), the authority is proceeding further in the matter where allottee wishes to withdraw from the project and the promoter has failed to give possession of the unit as per agreement for sale irrespective of the fact whether application has been made in form CAO/ CRA. Both the parties want to proceeded further in the matter accordingly. The Hon'ble Supreme Court in case of Varun Pahwa v/s Renu Chaudhary, Civil appeal no. 2431 of 2019 decided on 01.03.2019 has ruled those procedures are hand made in the administration of justice and a party should not suffer injustice merely due to some mistake or negligence or technicalities. Accordingly, the authority is proceeding further to decide the matter based on the facts mentioned in the complaint and the reply received from the respondent and submissions made by both the parties during the proceedings. Succinct facts of the case as per complaint and annexures are as under: S. N. Particulars Details 1. Name of the project “Paras Quartier”, Sector-2, at Village Gwal Pahari, District- Gurugram 2. Project area 10.096875 acres 3. Nature of the project Residential group housing colony 4. DTCP license no. and validity status 74 of 2012 dated 31.07.2012 valid up to 30.07.2020 5. Name of licensee Maxicon Traders Pvt. Ltd. and 2 others 6. Date of environment clearances 12.07.2013 [Page 69 of reply] 7. RERA Registered/ not registered Registered vide no. 164 of 2017 dated 29.08.2017 8. RERA registration valid up to 28.08.2022 9. Unit no. PL-1/03 02 (Page no. 16 of complaint) 10. Allotment Letter 22.12.2012 (Page 56 of complaint) 11. Unit area admeasuring 5350 sq. ft. (Page no. 56of complaint) 12. Date of execution of apartment buyer agreement 20.02.2013 (Page no. 58 of the complaint) 13. Possession clause 3. Possession 3.1 subject to clause 10 herein or any other circumstances not anticipated and beyond the reasonable control of the seller and any restrain/restriction from any courts/authority and subject to the purchaser having complied with all the terms and conditions of this agreement and not being in default under any of the provisions of this agreement and having complied with all the provisions, formalities, documentations, etc. as prescribed by th seller, whether under this agreement or otherwise, from time to time the seller proposes to offer to hand over the possession of the apartment to the purchaser with in a period of 42 (Fourty-two) months within additional grace period of 6 (six) months from the date of execution of this agreement or date of obtaining all licenses or approvals for commencement of construction, whichever is later, subject to force majeure. The purchaser(s) agrees and understands the seller shall be entitled to a grace period of 90 (ninety) business days, after the expiry of grace period, for offer to hand over the possession of the apartment to the purchaser. Any application for the occupation certificate in respect of the project shall be filed in the due course. The seller shall give notice of offer of possession in writing to the purchaser with regard to the handing over the possession, whereafter, within 30 (thirty) days, the purchaser shall clear its outstanding dues when complete documentary formalities and take physical possession of the apartment. (Page 27 of the complaint). 14. Due date of possession cannot be ascertained as date of obtaining all licenses or approvals for commencement of construction, whichever is later is not mentioned 15. Total sale consideration Rs. 4,95,92,000/- 16. Amount paid by the complainants Rs.4,87,58,273 /- (As alleged by the complainant) 17. Occupation certificate 04.06.2018 [Page 171 of reply] 18. Offer of possession 19.07.2018 (PAGE 99 of complaint) The counsel for the complainant states that after booking of the apartment in 2012, a BBA was executed on 20.02.2013 and as per its possession clause, the unit is to be handed over within 42 months from the date of BBA or approvals or commencement of construction whichever is later. It is not specified as to what other approvals are required for commencement of construction since the building plans of the above project were already approved on 04.10.2012 and hence, the due date of possession is to be calculated from the date of BBA which comes out to be 20.08.2016 as no grace period can be allowed because the same has not been utilized by the respondent either for completing the formalities required for handing over of possession or obtaining of OC/CC. The complainant at the time of booking assured of ultra luxury amenities and specifications being a high end apartment having a sale consideration of Rs.4,95,92,000/- against which an amount of Rs.4,87,58,273/- has already been paid. But without completing and finishing the apartment as per required specifications with vide gaps in the execution, the offer was made on 19.07.2018 but the letter of offer was sent through mail dated 27.07.2018 only. However, this offer of possession is not a valid as held by the Authority in case of Sandeep Basu Versus Emaar as the offer was accompanied with unreasonable demands and the complainant has exchanged a series of emails with the respondent for necessary rectifications but the same was not effected. Further the attention has been drawn towards clause 3.6 of BBA which provides that once physical possession is taken over by the allottee, the allottee shall have no claim of any kind against the seller in terms of area, specification quality etc. and hence, possession is not taken. The counsel for the respondent states that the complainant allottee has paid an amount of Rs.4,86,83, 773/- (SOA at page 53 of the reply) and further that six months grace period is allowed to the respondent being unconditional as already held by Hon’ble Tribunal in Appeal No.299 of 2022 and date of start of project has been taken as 30.06.2014 and thus, the due date comes to 30.06.2018 and OC has been obtained on 04.06.2018 and thereafter offer of possession was made on 19.07.2018. The counsel for the complainant states that difference in total amount paid is due to non-inclusion of TDS amount in the amount paid while the counsel for the respondent states that the same is included in SOA. Further as per Annexure P8, the club was not ready at the time of offer of possession which otherwise is required to be functional before possession. The counsel for the complainant requests for placing on record copies of orders passed by Hon’ble Apex Court wherein it has been held that all amenities are required to be in place before offer of possession. The counsel may file the same alongwith written submissions within 2 weeks after supplying a copy to the respondent who may also file written submissions in next one week with an advance copy to the complainant. The counsel for the respondent also requests for filing the copies of judgments pertaining to offer of possession after obtaining OC. Matter to come up before the full bench on 25.04.2023 for final arguments.
Stage: PENDING
Orders (6)
- 18JUL 2023orderView Order ↗
Order No: N/A
- 18JUL 2023judgementView Order ↗
Order No: N/A
- 25APR 2023orderView Order ↗
Order No: N/A
Judgement DetailsView full order PDF ↗
*HARER S eLrmrenmr BETORETHE HARYANA REAL ESTATE RECULATORY AUTHORITY, CURUCRAM It/o ' K 26, Mahavccr Nasar. ronk Road, R/o: Room No 20s, wekone Plaza s.ss1 School Block liShakarpur Delhi 110092 sh sukhbnYadav{^dvocatc) Ms I r+ rB E (Advo.al.l I l'hc pr.sent .omplaiit has heen riled by the compLainant/allotees under scdion 3l orthe Realri$ate (Resllationand Developme l ^d,2016 lSHARER- & omuonlv ('n short,rheadl read wrh rule2eofrhe H y,naRmlEsbE(ReeuLdoi and Dev€lopm.rt) Rulcs 2017 (ii shoit thcRulc, rorviolationorscdLon r1(4)(, or 'he ^d wheBin t is inter ala prescflbed tha! rhe pronoter shaLl be responsble for all obliganons, r.sponsibiltres and fundions trnderrhe provrion or rhe Acr or ihe rurcs and regutarions mide rh.r. underortoihealloneeasperth.agrccmcntforsaloexe.uted'nterse Ihe pani.ulaE of unu, salc cdnsidention, the amornt paid by th. .odpLa'nan6, datcolp.oposed handins ovcrth. pos€sion, delay period tany, have b.eD detailedinihe foll N medth.p-l*a DrcP L.mr rc md;idity N".",i1,.;; R."i; 7a.j h,. ,nai RER-a -c[d;;; *rid .p * auatie/, sedor2, v,llase ftred deno.164oI2017dded fl HAI?ER S crnrcnav Fah,,n"M I .+ 1 (P3Bc io s3 ortl'c.omp nd) 31 rubkl b.totse 10 heretr ar ont In,t betohtl th. r{eaabh coatot ol rhe s .r ond art re*ntnh8tunor lanary bu6h hotiq 'rd bt4t dt th? crns d antt) o ot thtr nertdeht nnd tu bdas in d4qti utd{ ont oI th. rNBoB aI Lh| ou th" r@!nian:, tanoti.rt dduneda6'et,6preynberlb' rh vtter. whdhq uad{ thb caeendt dhevse.
Iron,ne b ,ne ke selkt ptop66 b oll* tu hdNt .w the p@cttloh ol the a p.rbd ol42 tFoury-tuo) nontrr wtthk addtduat ene p4tod oI 6 bn) donths lron the dob ol .rccuttu olthk otnencn .lob ot obtukks ol taE6 t oppnvots hr nndme ol srhi.ct to fotce noi.ut. rh.
GUAUCNA\I pueh64s) osta and und{imds pedort ot ea (nhet!) *lnAs tots. aft{ the qDia of qroe p..io,1, kr ollet to hoad Nd .he ersaion tithe dpptnotbr hr the duponaa drtatub n apdt al d,e pbjdt :hatt be fit.d in the due ou6e Th. e ou6e Th. stbt shotl etue Nde oI o[u ol pos:ian in wntas b th. purchoyr N*sion, whewfte., ||ithit 30 (thtr dots. ke pwhrq shot det BalMrdhgd!*wh@hpl,fu d@unqet! lornatitks cnd h*e phlstdt pNann olthe owtndL I rhrr 'nAu8u\ /0rr. -c.e\pondair ir\ra.^4'-gdproccrbr rhanrm, *HARER . & ornrennl,r .
Throush vri,ou\.dvenuemenu, rhe respondenr hd o.opou.dld'h|l e proc,r woi ld io. j.' or d oher n.ne) .on' con$s nsof :eveEl ruxury residen!at unirs 4 That ii Augu$ 2012, the .ompLa'nant gor intro,luced to one Mr.^m( coyal a re.Le$.re asenr and brokd ror rha resDondenr, who narker.d rhe booking of unn in $c prorc.r :iruatcd at se.tor 2 curu8ram Th. '?lpondenr daimed thtrt rhe proied would b. a super luxu.ous landmark on the scent Cwil Pahar Rord.
Paras Quart,cr ofler a Bll( 'l'hr exclurvc property r hishishted by herespondenrclaimedrh rhaprol.cr balco es,Innnity pool, ek,and desi8ied by SLngaporearchtrects s Thar bas.d on held out by Mr coyaL and the ok a leap ol fath and subn ted rn 14032012 ror the allotment or: rcsidential un admersuring 5350 sq ft o the prorect orthe respondent Thc unitwas nked paymenr plan ror a tohl s,rle 4,9s,92000/ The compla nints also mrd. r paymeni or rNR 3rs0,000/ by way ol rwo cheques along wth th.
6 Th on 22122012, thc rcspond. ,6sued an allotment leter, allotins the conplaina.B unit bcarins No.
PL - l/03 02 on 3i floor for sDe T HARER & l GURUGRAM 'Paras Quarticr', situatddar scdor 'lha! after a long folLow.up on 20022013, the buyef! agreemeir gor ers.uted betwden th. pa ids.
A.cordins to .lause 3l of rhe buyeas igreemenr, rhe respondenr was ohligar€d ro hand over po$e$ on ofth. unu wuhh a pcriod of 42 months with an addnionalgrace perlod o16 months from the date orexecution of the buyers.sream.ni or date of obhrnln3 all llcen*s or apprcvals for commen.ement df con*rudio., whi.h.ver h later. as per the rnlormation obialned rrom the website of ih.
DTCP, the depadmenr appbved the buildingplans for the Projeron 04.l02012,andtheBBAwasax.flredon20.02. edon20.02.2013 Therefore theduc dat.of poses'onasperBBAwas200s20l6wrhourrhesra.op.riod.Lr i. pq'irc- .ome-norh...'hIh. qru'apenodLtbror,l-\sd.ror obrainingtheOC from th.on.s..eddeparme.t,butthe respondenthas failed to complete th. .onfu.tion.
TherefoF, rhe Espondenr 6 nor erisibre for the 3race period.
3 Thar after the alotment terer was sucd, the .omptajnanr wer. lnfo.medbyerhinthrrdpartiesthartherraretsoseparatetow.si.the proiectand th. unualbned to thc.omplai.antss hot tocated irthercnt. anorhe. owcr.
Th€ !nmplJnrnrs enqu'red. thcy Bere iepe edlya$ured b, rher.spondeitrhIrhe rtro iowe6 rre nmrlar/'d€nn., and rhar rhe r ormrnr or thE unr rb HARER & ounrennl,r tower would not be pr.rudi.ialto the hterens of the omptarnanr tt c not.Bodhyio menron thl rhe fad abou(he prole.r.onsktinB of two i0we6 namely'lconrc and H'sh End'was nele. eartier dtsdosed to rhe complainant Neither the .llorhenr l.rer nor the buitder buyer aSrement rcv.aled the erisreo.. ol eo bwe6 Ln rhe fact that the allotmenr orihe properywis in a tower shich D not rhe koni.
Tower Th. allotment lerer isu.d by rh€ responde.r very .ohveni?nxy otrLy mcntioned rbe nuhberforihc unit ano@d, wirhour *atingthe name or thetower in wh'ch rheuntrwas ro he to.ated,and rs hyouiand,eaturcs 9 That based on the asuran.es or the respondent rhe .omplainanu .otrunued to icc.de to thc dcmand! rabed by rhe lespoident and paid J toraLsum ofRs 4 37,93 273l. r.e.,93%oftheroraLcos( dlthe unituntit2T ocrober 2017. as pcr rhe rerms ofthe BBA, the ranainins mnsideration wa:tobc.om.payrbreonLy.rrletimeof po:s?s'onorrheunii 10 Th,t 31i.r a subsun!aLdehy ofalnos 2 year, ihe respond.nt, vide atr emaildared 2707.2013, sent a lette! for lhe ofler of poss.sion datcd w.re caled upon to bk. pos.sion or the pmpe(y aft er cleanh3.enain outtandins due! wnh'n ennon herein that nenher wcre th. .omprainanu affordcd any opporunry orpror Lnspecrion of rhe unit nor were rhey provrded wth rhc completion/ o..upanry.efrifi. ry.efrifi.ate ror the proiedunh thesaid olterldrpdssesson Furthermore,bywayof thesa,d leter, rh. respondcnr rascd a d.mand ror R!
62,76,600/ on the i}HARER GURUGRAr\4 as F c.rnity connc.ho, .haqcs , Rs I123s0/ an add run:l dcm:nJ ror ks 7 54 rl0 for rwo.y.a6 of monthly maintenanc..harges lt isBemanethatsaid I April 2014 to 30062017, Rs I 2B tA2/ Needle$ ro say rhe have had no clales a8ai.$ the rerpond.nt sp{iticahons, quality, con*rudion, or any orher tu.ed'nstothes4drequesi .respondenrride rnd !na!.cpEbie to thc ll.That vide leEer dated 0103.2013, th..ohplainana highriBhted ihe ;,forementioned dL$rcpancies in th. a..ounts statemenr shar.d by (h. respoidenr and cxp.e$ed then need to inspecr rhc propdrty before akins pose$ion ofihe uniL lt c releviir ro hcntion that as perclau!. l6ortheBBA artcrtaki.sposesionorrh.unn rh..ompLainantswould dBr""d 'o r'. rhe r ro'n'. .'rd-d. c-d Jlu & ernuoneu ilted ihe prole.t ro inlped the unit on 27032013, they weft utrerLy shdcked ro nota rhat the.ondtrDn of rhe or possesion hy the respondent uas abysmaland that th. unit was lar lrom c0mplenon lt wasbroughtto thc nolce.rthe respondcnt that a number olworks were yet to be completed e.ompleted were lack'ng in quality :id henelY dDheanened to note that thc matei,ah and workmanship were not as per 'a luxury unit' con'ng 'n eressorRs 6.rorcsandeviden(lyfellsho{orthe.omnitmcnb$a(the respoMent had promis.d by way of ihetr .u*omer kit/bro.hure publ'cNcd at (he time orih.laun.h olthe pioie.!
Bysayoran?xample thc bathrcoms in the unit rloted ro the.ohplarnant loczted in th.
H:sh rnd Towe4 wcr finishod in rnreflorand u.poushed 3ranite$ones,wnh sharp ed8es, and signi6cant and vlsble variation in.oLour lrom one *on. !o rhe next.The kitchen had noprovision aorsmoke exhaud. wnh allthe windows in a sealed 6sng, and .o crdrventilation, th€ unir posed i senous risk ol smoke Lnhalalon and suflo.ation with unir already . already .onsruded, any make{hLrr atangement for shoke exhaud will look ucly, noisutahleroraluxury/frodernresiden.e The fi reeitrthroughthc scryke balcony b sisni6ranrly blocked by thc cenkal at.ondnioncd svdem innalled riqht be!idc it,lea{nsa passage olless than No fect w'drh Thcre are no mosquito rreens in$alled in any olthe erits rrom rheunitro thebilconLes, nor a provsion r made in the desiSn rortheir t TIARER ft;,",r*," 505,",,,x * HARER S- ernuenel,t i'*allation lat.rat the buyer's own.o* ltis aL:o aplositero men!on hereLn ihai the projed clubhouse, whtrh proms.d ra.ilities like sanquc( & conferenciis serrces, lndian atrd lblDD .uk'n.
Rc*aurant Food DeLLvery,Sp. and saloi was also not rcady at th. rcLevant time and ( s only very recendy (vide em2ildated 30.11.2021)that thc.onplainanrs wereintinatedthartheclubhalmo$ready roruseorthehomebuyc6. ln vicwof thofad thatthe Pos6don l,eter was issued bythe Respond€nt sithout complerins thc.onnrudron of the unit rn aduality, and wrh.ut ameniti€s,thesaidletter.ainotbedcehdd avalldofiarof pose$ronand t iottenable underthe eyes ofthe Law out to the responde.t severaltines.
Aner n,ultiple rollow-ups in.lrdins v'de email!dated 3103.2013 and 14.09.2013 on thependingworks and other con.erns regardinB the paymen!
0f hnal Lnstalhenr by th. complainant, one Mr.
Raiesh Kaulofth. rcspondent.ommuni.ated sith theconplainants telepho.ically on 09.102013 wherebv the were inrer .lia assur.drhat alltheirconccrnswould be resolved.
To rc.ord thesaid d6.u*lon, the .omplainant vide email dared 09.10.20111 wrote rhar rhe 'wearedelighted that at lastwear.ahLe to.onne.tdirectlyand discu$ ocnd,ngr\.p.,nFun Dt I 0r02 wcac,,mfo"rdbrou'd...."1,". that you would go throqh rhe conshudio. defi.iencies rhat ws have identified in our listand inspect iho unit to make sure that itconforms lully to the specifications that you had provided at the nme ollaunch ol trd*..-os,",* rhd th. untr 5 *rll nor ready ror r:isrer Many of fie insh'ng el. nsh'ng el.hents dre undetuk n only when the frnalpos6sion daE is confirm€d.
You atso Lndic.red ihat the colour variarion and poor n.ishing ot the ltes ,nd marhc in the bathrooml rid complete renll.s and re.floorin3. \re are aM.hlns for your information rhe updar.d list of con$ruction defi.len.tes, which h based on our 1l HARER & eunrcnerl the projecr.
You indicated l0or1l )0rB Yo!rnd'cdedyour.omm m.nrroproudc wirhin a day or two In riirns the new date for oorse$bn, liBt/pr.liminary'nspe.tion orthe unir on 27.03.2013 we reqtre*ed and ,oUdg'.d'h"'b,foe,'oU,'"11 an opponunty tu dhcus how rhc .on{rud,oD dcn.i.nciessould beredrr'ed weaould LLketoconcforaninspedionor the unitwith ourar.hlt{t,and intcriordecoDtor Theywould be advishB us on ways ol makingthe unit rir ror ourhab&non rnd oc.uparion (es liiy of lhe barhrooh fitures,l'shnns a anBenenu in the !nii, ctc) is we dis.6sed, we would appre.iat r .onrrrmarion of fuither extcnsion of the possesion norice date w! r.quc$rhatthis extenliotr.onhmarionbe provded w(hin a day or rwo ple,se keep rn n,.d that wewould need two three weeks nonce for ore po$e$ioninspedLonorthcun Allothdpendinsissuesresardmsyotrr n ement ofac.ount would also need to be resolven belore takLns th. po$.si0n civdn th.i borh mywifeand lhave reLo.ated out ofDeLhL, wc + thc nmc of resnranon and 14Th rhe respondehr. qde eha'l !ompl:rn.
5 tha, rhr ron$rrLud compleloD of the unt wLll be remedred aid completed as p.r th.
A and rhar the due dare fordepGirins rhe hnal in$almeni aSainn the dfier of posesbn lerer shall iand defetred till th. time the complai.ants ard invited for the final Inspe.noi ls.After some time, anoihe. inspe.tion ofihe propery was conducred on 21.11.2013.
To the .hacrin of the complainants, none of th. work as d&us€d afi€rthefid inspe.rion on 27 03.2013 had bdon.aricd out'n the unit by ihe respondent. idditionalLn thc conplainanb .ould spot numeroroiher delloencies.
Forlnnan.e. on.arm {more rhrn r5 fi rn or rhe l,rhaped bal. haped bal.ony adioininq the tilinC,sink counteE, and wMdworkdone inbathroomswas unnr for use, ek videemarl dat?d 23.11.2013, thecomplahanrson.e aqain pointed our r.sponse, thc respondent, vrde emarl datcd 07.12.2018 asured rh. .ohplainants rharrhe poritsol.on.en sh:ll be drcused with the pmje.r tcamand rcsorved on pnodty Lb lhr:fter h,uig.e(eNed no cooperation kom the .espondenr '"",,"'4. ror seee.. months rnorher meer ng waj f HARER @- emuemv 1s.07.2019 he$een ihe complainanh and rpresentarives of the respondent.
Variour rel.vant discussons about ihe furntshiry ol th. propc y,.ompeNation io be orfered ror dclay in the oflerolposses'otr, cic took place during thc said m..!4. lhe.omplainants ar ihai time as w.ll express.d ther reservaiions ahout the .ohpensarion otremd and that the dem.nd ror its up-rront paymenr sin.e the anount ofered ar .ompensarion for almo$ 3 years or d.lay was ernemely low 17.That aherhaving re.eivcd no update/ coopeE.on rrom the respon'lent ror scvcral months, was ultimat.ly schedued on 15072019 beMeen the conplainanb and representatives of rh. rdspo&ent. variou: r.levrnt dE.usion: about the rurnishins of ihe propeny,.omp.nsanon t be otr red for delay in theoffer ofpo$6ron ct. took place durins the said meenng.The.ompla'nants at rh* nne as well cxprcsed their rcs€ryanons about the conpensation ofered and thar the dema.d lor ts uD rront P .ompcnsrion for almon 3yeatso 13 Thatthe respondeni onceag.Ln we.i mut.and hen.., videemaildai.d l4 rl)2l)lg,th..omplJnanEwroretothere!pondent$,ring lthasbeen la$ mer ii Your ofi.es to dh.uss the pendingwo for.onpletion ofrhe unit 302 in Pahs Qtrartiercomplex allonedtous,andnnandaLr anccmenisforthctansferorpossesidnt' us Amtr Coyal also joined rn thc meenng via tclephone we hav' ior re..ived a respons.ro.hat nrailasyer NorMvevou botherd ioan$er 4 iIHARER.
S-cLnLnnm aiy ofour telephone.alL: and follow up cmaits Mr. ftmlesh yadav did provd. u: a revised $arement ofa..ount on 12.09. on 12.09.2019 rJnforunatety t induded only some orth.adiuimeits rgreed to dui.gour d6cusnons, ero6 in rh€ o.iginar $atem.nt $ere no. cordded We advsen him immediably of the remainins adiunm c to be made and he acknowledsed th,r they have been communi.ated to ydur finan.e depahhent.we are reque$inCyou agarn to please advisc us oryour phns for complenon of the pendin3 wdrk, rediti.ahon of con$rudron deli.rcncies, preparation or rhe i.vhed/finat $atsment of a..ount .oiic.ting the vaiious errcE in the o.iginat statehcnt ofac.ount in tuty 2017,and fi nal ra.srerof rh.pos.$ion of rheun .we requ.r thatyou please respondwithina week, by 2310.2019., 19 Tharonthereqtrenof th.re$ondent,the.omptaiianh,videemaitdat.d 23 09 2019, aho submttted a revbed *atement ofa..ourB for rhe un whrch was a..epted as valrd The said revkod fttement, b€rore ad)u$mentor.ompahration to be paid by rhe respondent on a..oun! oI dehy in ofleriig po$ession, refl cct€n an amount o NR 34,7s,431 as thc fi nal due instalmenr on po$enion 20.That puruanr thersto, in a ncetioS hetd berween rhe paries on 3101.2020, the respondpnt had ofered ro tink the net ahounr du. (approx tNR 17 takhs, after dedu delayin pose$ionl to the complerioi or6nnruction [both inte.orand of club House) orre.lifi.arion dlinterior.otrjru..on d.ficien.,.\ arsn *I]ARER weqnvtred'o,n5pe(rhe marhk Llei.bdhroom countertops,etc,in$alledinanotheruntintheHish EndTowet,andalso in ihe lconic rower.
The conplainants found the matdrlal used and frnEhine ofthe interior in these uniis to be ofhuch better qualitvand roo.trtred for th. unitalloted thcm to be,inished in the same manncr h.d :r th "me 15 wc1. .rpressed thetr dhappoiitment wth resped to the lack oI proper rinishLng and rohnor .on(ru.tion {andards of tha unit.
GUllUGllAM 2r Thatin responQtotheaforesa'd,the respond.nt dn.eagain madea fals' pro'ntsc and agreed td provide confirmation about recti6cati0n, nodifi.anons rn the unit r srting aldng wirh the proposed timeline ror th. ne ror th.completion andhandovcrdf poslesion of rhe unit.
TheconrimnL'i wastobeprovidcdwirhinadayorNo,ie.,bvFebl,2020 subsequentlv the relpondenL v'de a me$agq statcd that the said leterwrllbe sharcd with the.omplainants beror.
06.02.2020 r.peated follow ups nade by the .onplainans ind vineeh,'r!datcd 2602.2020 2 20 r22020 26.032l)2l,therehasbeenradiosilenceontherespondenrs a$uranc€s nade to rhe 31 0l 2020.
Thereaiier' wthoui redresal of the .omplarnan6' snevrn.es and rn.omplete isnorin'e ol roLlow.ups, the rcspondent,vide ernail dated 19 03.2021, hsued a demand leterd*edla0s.z02lwhcrcintridbiwvsumorRs I 2e26,1e7l w3s S ounueplrl demand€d from rhe comptam,nts SHARER mention here rh.r rh. demsnd leiier hhr ,D nalefi.endy mentioied rhar sin.e rhe sard Lnstatmeni ror the un isduc sln.e r303.2013, the.ompla'nants are trab e to pay a whoppins amouil or1NR5733,700/ asholdins.harges ntrserledlawthar,awrongdocr Gnt take advaitage ofhn own wrois and hen.e, the Lery orhotdins .haryes by the respdndent, for its own defauks and shodcomrnss, is absolutely unmeritorious 3nd rraudulent Fufl herho.e the dehand medr by tha rcspondent indtrdes several orher unreaso.abte and untusnriabh deDands whr.h a.e una.ceptable to !he cdmptainants 2r Thatv'deemnldared2l0s20zl thecohpLainantswrotcthat"wcwerc Llcl bv !u.D"f bv ue o.mrnd aF.you hrve $uoo ,oddy ro, r-r dmo.nr oJr.urd n3 rs pa vour.ofla orpo\s$,on dkr.rdoFn4. .efl ed any olthe adru$hents and core.tions you have atready agreed ro . d..,Bud'o..dtr,u\o\/"h.1, hro h{h luL ot,ou,n6},u, 'offerdf po$e$on'tererintulyz0rB Thcseweref[[ydocumditedin em l.nmmun'carion wiih your orri.e to owjng ea.h dn.u$ion.
Durins our last meeiingwithyou on 31,:Duary 2020,y0u had agreed roprovLdc us: delriitive.metablewrhjna dayor rwo rorcompletion /redifi.at of of the.on$rudion dencien.ies and aor handover of pososion you wer. also ro !uggesta s.hedule for Dayncnts ofary rcsidualamounts ($17 ts lakhs as ofrh€ date ofLastmeerinp). tmeerinp). you had agreed to linkthd paynents udinB the club la.iLihesl or L THARER -&b* oinrGnel,,r rcctifi.ation of delicLen.ies.
The arached mait summanzes $. condusidns rca.hed atthe meeting wcare still awaitingyour lererwhi.h youhadpromisedroissucwithinthelj6tweekolFebruary2020 Alnoj 20 months have pased since rhar m.eti.g, bur there has been no .omnunicalon from your offi.e wc have called e..h olyou individualty scv.ral iimes rince bur you havc chos.r ro nor respond td any of ou. telephone calk or efraik. w..oti.ed thatyou have rahed an addirionaL 75 bkns in inrere{, hotdmg char8es, aid mainrenance char3es ]'h$ h in addition ro th. demand Ln the oflgLnrL oferolpossesslon letter in luLy 2013 weconsiderthesechar3es baselen wh.n the ballk ii your cou(, and t is Paras who lsdelaylnScompletion ortheunitandhaidoverorpossession Can we please requei a time and dne for a telephone dhcuslon with you as soon as posibLe to dk.us your defrand and the futur?.oune olaction'.
Howev€r, the rcspondent, for r.asons best known io itserf, did notrespond to rhe mennoned emi'l Therearter theconplainantsaho followed upon its requens videehaLLs 25 03 202r and06.09 202l,ahdnuherourtelephone.alk,buttonoavarl rnter dia dhputing the demand mhed in the demaid leter and h€hli8htii3 once a8.rn rhe nunorous denc'encies ii rhe unn the d.fi.ien.res frenrioned therein were as follows 1) SBnihcant colour vanaton Ln MarbLe ioorjis in the LLvins/d'ning area 2lPoor 'ruaLLiy aid I HARERT 4- c,rnuenlv l rrom difiercnt los,.aurng a signiticatrt.olou nd pattern van ion al Exhau$chimiey oroudets nor pmvided in the kn.hen slwood.d noorins in the bedrooms nor in*allcd or polirhed 6l Shower encloercr nd 'nialledin any orth€ bathroohs Tlwoodworkii thebathrooms notdone 3)FLnished paLnronihewalLs peidins9) M a ny broken/.h,pped Les r0l connrucion or External Devclophent, in.luding the club Housc and swimming pool, and.ommon.ec.prlon arca lrnking the sorosor id evennafrdd . ennafrdd .BtwayofissuingtheLesalnotnc,thecomplainank.all.d upon the Respondentro redlfy ths$rudural dereds /dcfic,encies in rhe unt withdraw the Dehand Ledei and provide .ompensation fdr th. delay i. orering the posscsion ofthe unt That despite numerous and reDeated reque*s of thccomphinans (mMetelephonn,llyl throush tcxt mesage.and emaih), the Respondertha: failed to even respond to su.h requ.$, let alone hke anycoredive action The.allous, la.kadasral and malevolent b.haviourof the responde.t again$ih€.onplainanB is mrn ren rhar (he respondenrne\erh:d:iy inknnon to keep the pmmires that were repearedly hade to thecompl.rnants, utter disresard olthe legalno..e and the content ihereot th€ respondent vide a *andard email dared 09112021 .all.d ouBtantlins dues That on 10112021, the compla,fanb re0lied to thc adcrJ rnd ! -.@d rbour rhe {dL\ vl on{. ruondcfr,pn ?.
1' ,1" M( Bachid roddarto 'nsp..t the unrrnd rhe rccti6.ation work had been done r. rheuntr * HARER & eunuenel,' compLdinanh, on 0s r2202r, senr one orficr fam'ly nembeB namely prol€t, only to rind rhar no 6om the rime wh.n n wa: Lnspeded frret on 27.03.2013 rt k akoapposre to mennon here'n that there is a separat.
3nra... to rhe lhgh lind Towei sesresarins it from rhe re{ ofthe Pans Quadrer pro,ect and rh. proje.t h nor mresrated as w* represented by thc rcspondent There k a huge mismarch in rhe elevrnonand spe.ifi.anon bcMeen the two towea.
Moreovei thedubor the projcd h ata.onsid.rabledistance riom rhe High End Tower and oi. need! to cms the rcad to rea.h rhe dub.
The HrSh End rower s ko ared there are no connon ament'es betueen th. two tow.r and rheprolecr Lacks the element ol lurury/hl3h end residenn.l cohnrucnon, as was promiscd and rpresenred by thc Respond?.t ar the time of hookins Therc k no Ere.n spac. within the penmets ofthc Hich.End Towcr Needless to say, at rhe lme of bookin8 a unt 'n the pro)ect the . )ect the .omplainant did nor agrea ro plrchase four walk and a rool bur , luxtrrious residential unit with all perks and ameniti.s as claimed and prdposedbythe respondenr rn its brochure, BBA a.d on theweblte 26 Thar t h petinent to nen!oi here that on 04.062013, the respondcit obhii.d the 0C fora pan ofthe projeconlrthere ts no oc rorclub and otherfac tues'tharasperrhe*atemefi or3c.ountdaied06.l22021,thc .omplainanb havepaid lts 4 36 33 773l X r penLnentro neniion her. heTDSolRs 74 500/ rnthe$atemetrr IHARER (9 emuennr th.y havepaid Rs 4 37,53,273l orirrotrtrt pr!parcd by rhe ronplarnantr d.ntscntan cnailbdeartheouukndris ducs, to whi.h the.omplainant replied on 23032021and raiscd th.tr grieva.es and therealter sent another gricvance email on 06 oc 707r i3 Thatthe.omplaiiaitshavehledthepr6cnt.ofrpLarntforrerundorth. c.
Rellef sou*ht by the conDlainant 2'r the.omplainantshavesousht folloqns ote.i rh€ rcspondent to retund theahdle pard upamountalongwith l.
D.'cdrne ts ponder'o ? id'- tom qiv rserc' ro*r. nrr .
Lu\c\ uirlaterallv incorporated iD the fl l r0 on thc dre ul hrd nl rhe au(ho il eyphined to the p'o. o'-\"ho .'.,on''d..', r."\a,5 drohnrbean.o""d relationb $dion 11(4) G)ortheactropleadsuiltyorno!topleadsu'rty D.
R.ply by the r*pond€nr 3l.Theftspo.dentha:.ontcned thd.ofrplaLnt dn thc following ground3 32 Thatrhe.ompla'nant being rntere*ed in the realenatedevelopment of the respondent, a group hourng coLony known as 'Paras Quadicr' situdedar Sector-2,cur8aon tentanvelyapplied for provisLonal allotm.nt vra Appli.arion foim dated 14032012 and were ronsequently allotcd untno PL 1/0302 on Plor I 3i noor havins a supsr area of s3s0 sq. tr *HARER;- &- ounuonal,r daied 2?.12.2012 Subrequ.ntln a buyer',s asreemenr u3r?\e.!'ed b.ttrccn the prtr e5 on 2002 20t r s categoncalro dote thatrhe hook,nsor ihe unir by thecomplarnantwas not based on any a lsiic ihpEsions of ihe unit and rep'cscnErion\. scnErion\. wha6oever or iny pe nenr @ nokrh,r rheun r be'n!un rld l, , e, the ll,gh Ilnd rower, s'n.e the very beginn'ig, ar ( evident rrom the trliotment leter and the rBreement The ainexure A or the agreemetrr showing the tetrhrive layour plin of the apa(ment.ate8orically notelhe unir to be,n Hish Endtower(Plot ll.Thatnoobradbn wtrh re8ard to rh! e byrheromplaiianG and the presenl 3s That as por ihe chuse l1 oa the buyers agreemeir, the delivery of sed ro be wnhin 42 months with an oo . d g ri tp "o or b mon n I om.
Jr. ,1.".,r, o bu lder buyer asreehenr (20 02 10131 orth€ date orobbinineall licenses o dpp'o\J\ lor lommeaq e' o .onL'Ldion wl-trhAa r de' 4n addr,onal peaod of90 days for giving rhe posesion, as per the.lause rb The:greemcnt !as.\c.uted on 2002 201I and the was hsued on l6 10.2013 hen.e,compunng thedue *HARERI S eunue ml,r ir.omesouttobe16.01.z013 lsiokdsbovc,thesadduedateissubrd !o the.ompLainans h.v'nC.onpliedwth all the ternsandcdndtions or rhis asrecncnr and nor beins in d.lauLt underany orthe provslois of thr aerchent and havins compli.d wrh all pmvkions, formahrics, do.umenhtion, et . llosever, in comphte brea.h ot the same, the .omplainants have detaulted in fraking the paynenb asainn the unn. rhat 'n.ase ofdelays caused in makins paymenb agaLn$ the lrnit, thc proposed due dateordeliveryofpo$ession is liable to be extended.'Ihat is known a.d pra.ncally uiddr$ood that regular and tim.ly paymens by thealiot.esare pertinenrtowaids thecomplelonora reale{atcpmic.r va! withoutthe sado belnsdone in the presentcasqthe Respond.nr has shown exempla,rcondudasareai.na& promoterwhi.h should beduly taken into accounr UDon ihe delaults caus.d in mak'4nmely payments aft€r paymenr reque$ demand lete6 and rcmindeN were serued, a I THARER, -&*eLnLenem !
37 That,hoieovcr thedeliveryorpo$e$ionof theuntrwassub,€dtorore maictrreas mentio.ed in clause 1r of rheaBreement.Thc.espondertsas adverely aifecte'l by v.rious con$iudion hans, la. hans, la.k or availabiliry or buildin3 fraterial, resulation ol thc rhvities by th. judi.iaL uthaitGs includingNCTrn NCRon a.counr ol the env'rctrmeltaLcondinons, restrtions on usaSe olSrouid water by rhe HBh cou( ofPunl.b & uaryana, demonetDarion majem .n m*anei prored dil8ently ard timely, wthour ,npo!ng any co$ implrcarions orthe af0remennoned cir.umshnces oi rhe comphinrnts rnd dehand,n3 rhe pri.es oily as and when thc ..nnrudron was berng doic.
33 llence, ihe bdneft of rhd said 166 days need to be riShtly Siven ro rhe respondenr hurlder hen.e, rhe henefi of the above afleded 166 dayt -1, .casonshav..auscdddayin.oi,plctinsrh..on*rudionorth.Unlt A rhe Dredor of loon ,nd cou ry PhnnLnE HaryaDa nsucd *HARER.
S-c nrr,nlv dre..ois.ostop orkdrowersoltheProEd ParasQuarticr' Dnector or'l own and Country Plannlng Haryana.onsiderins th. repon of the commission€r Muri.ipal corporahoi, c!ruron dated 20/04/2016 directed to de freeTe the connructidn on thc nrc df Proje.t'Pa.zs Quartier vrde order dared 29l04/2016. rhat the.onstrudion at thesiteolthc Proje.t Paras Quarier" was *opped rrom 23/07/201s to rel042016, thd rs ror rhe period of 9 nonths and 2 days Thar ir k noteworthy that rhe .on$ruction activitydo?s not *ar inmedia.ety aft .r rc..ivins or su.h ord.6 rt rakes time to mobihze rhe work tor.e and io hobilize the.on$rudion matenal on site.
Tharrti:amarerof recordthatinthcyear20ls l6,theHon'bt.
Nationalcreen rabunal (NCrt in rhe mauer orvikrant xunar Tongad vs rrnion otrndia & Anr had banned the exhadbi or groundwater in the whole NcR iidtrdiig Cw.l pahan curugnn where rhe prolcct orthe antwer ns i6pondeni is etuated. oD ,ccounr ofthis ban.in& rhe period ol2 monrhs and 10 days is Eken which wasahoone ofthc..ason ofdehy in the project S NARER GUNUGRAI,I banned.onnrud'on acrivry on rhe reconmendaLons of cenrat Pollurion conroL Board icPcB) m Dethi NcR resion honr 4/11/201e, whtch was padiaLly lifred on 0s/12l201e [ven on thc said date, th. ban was par'ally lifted and . fted and .onsrudron activiri€swas anowed between 6A is rurther $ated rhar rheansweingrespondeit/ huitd€rbkes up at the sre see n3 the situanotr and a..ordingLy, rncreases its pace bydevo!n3 more time on da'ly basr ahd as wellasbyi.r6ing nore work force.
Ii k {ated rhar isn,kd rhd n $eyearoi201c thesdpremeeoun has rhe 'o'al.onnfud'on w:s bdnned 'n rhe De h' NtP res'on w:s Ihd Elorthcpcrod or I mnirh That in rurtherance, n 6 s6@d that the Projed has la.cd rhcs. in$ances which arcolthe iatoreof A.r of cod and For.e Majeure, whi.h lorcedusronop.onstructionactivitiesatthesteof Paras Quarief ror the period morethan r2 nonthsand lTdaysand 'n rurn debyed .onrdetion ofProlect 39 Thar the respondent, de$re defaults on pan oI rhe .omplainanrs, ear.e$ly fuliUed (s oblCarion under the buyer's asreemcnr and complered the prolect .s expediriously as possible in the lads and ctr.um*ances o, the casc.
The dehuLt commited hy th. allotees and HARER I fore marclrc . r.um*:n.rs Thu5 ,- mo* respedfuLly that the prscnt appLi.ation dcs.fres to be di:missed at th. o-nr"ds \d[or \ob'gr,on.. .." rryh :uthorties Thar despite innumerable hardships bcrns timd by th. respondenr, the responddnt.oft plctcd thc.onstrtion orthe pmFd,nd app €d for the d..upation applkatioi vide an applnaiion dalcd 12.04.2013 before the.oncerned aurhor ty and suc.csdu[y arained urc o..u pation .ertifi.ate dated 0406 2013.I6 respccrfully submittcd that on.€ an applicalon forenntolo.cupation.ertifi.are is submiued to thc .on.erned daiurory authoruy td rcsponde ni .ea ses tohaue any.onroL ov.rthesame'IheSranrdf dc.upation.etun.rter rhepreiogariv.orrh. .on.erned sktutory authori.yLand rhe responddnt docs not exercxe atry ,inuen.e ii any manner whatoever over the same lherc s a deLayor iround 2 honths .aused due to thc non ksuance of rhe o.tupation .ert1fr .ate by the staturory aurhorLry while.alcularinS rha period of detay Therefore t k respectfully subfritted th the rime p.rtoduiiti!ed byrhe .oi. byrhe .oi.erned naiurory aurhoity ror san.nq the o.cuDaiion.e(ifi.ate Ltt l GRAM G.lRll implehe.tadon ofrhe projet The respondcnt held..sponslble for the d.fault oI ib cunodcrs agreemeni with the coEplainants bur aho as per rules and Egulations thereunder and the lo."l iiable to be ex.luded tuon rhe hmc pe.iod unhsed for imptemenirion or 41 lhar thereaftei only alier obtatning the requistc permhson:, thc 'espondenr LeSally ofercd thc possessron olthc unit to the comptaiianB on 1907 2013.Thercspondent ilsolnrimated the comptainant aboutrhe payment of naDp duty oi 19072013.
Thar rhe .omptainanh were obrigatedror.keposcs'otrof rheunltaftermakingtheduepaymenE as per the terhs and.onditLotrs of thdagreeDent, however rhe.ompla'nanc n6ehblylailcd indoingso thar (he pri.c ofthe unras perth. paymenr phnaLonswith.rreBBA6Rs.4,9s,9z,000(withouthx,ctubmembeEhrp .harscs crl and a sum of Rs 436,33,771 has been paid till dare A..ordinqly, a balanceof Rs.
9 03,?27 isouktandingand liablero b.pard by thc complainants, a! n evidem lrom stat.meni of Accounr daied 42 Thatrddirioially it is pc iienr to note thar for rhedelay in paymena by the .ompLainanE the .ompbinants are bound io makc paymenr or deLaycd payment interen to the Respondehr, as per thc asreed rerms a& condirions olrh.asr.cmcntand theRER,A Ad.
I E. & ernuennv 4:l 'rha he cohpla'ianr wronslyair.ge! thaithe trnruas noi ready ai rhe nhe of ofer ol is wrong, brseless, bqus and vehcmently dcni.d lt is a maiter of fad aid record thar the o.cupai.y .cd,ti.atc wrs pro.urcd otr 0i 062013 + iIHARERi' S- e mmnmr 4' 5r ro,"ovq rf'r h"v 1s orqd .omparnanthasmherabLyfaLLedintakinsthcsamcandhsn.e, A(ordinBty, rhe presenr .omptaint mor"rdsl,r nred and is riabhbbedism6sd 4s Allorheraverments mzde in rhe.omptaL wcredenLed inroto .16.copies or all ihe relevaDt documents have bcen frlcd and Dlaccd or thc record.
Their authenticuy 6 not in disptrte Hen.e, the.omplaiir can be decided on th. hans of these undhputeddo.umenband submEsion fr adc E. fr adc E. lurrsdlc.lon of th. arthorrty '17 The authoriry ohsepes thai ir has tetrnorial as wsll as subjed maner ru".dnr'o' ro ddrJdi're (ts prr\. r ,omprr'1 Io' rhd 'cdson.
C\an [.rr.rrto .lturtsdi.don as.Asper.ouricanonnd 1/s212017 1rcPdaredl412.20l7issuedbyrown and couitry phnntnl runsdi.non of tuat E* e Regularory Authoaty Curus.an shalL be enrire Curusram Dishid for .tt puryose strh ofices stuated in curusram. tn the prese.r.ase, the proFcl n qucnion is situared wnhin the plannins area of curugram Dsricr Therefor., rhis authority has compLer. tcrrtori,t iunsdi.non to deat with ,t" *HARER GUNUGqA[,l 4e sedfn 1r(4xa) of rhe Ad, ,016 prov'des th the pmmoter shaLL responsible to theallot€eas perasreement rorsal€ section I r[4Xa) reprcdu@d as hereunder t4)fh.prcnd{ d] @ e res@Btble hi alt abtqanors, rtsryanbrn€ o turcnon5 qdq rhe poq\ar ol bn ^d u tr. ,' o{em.rt lat :ole o. ,) the osatuor at ohn*s, B th. he n ddt the opqtn4L\.
Pba u btitdh@ E 340 oJ de ad phyid6 b e6ure conptbrc. at the drq pE 50 so in view of the provhLois of rhe Ad quoted above, the authoaty has complere juflsdi.non to dedde the .oaplaint regardlng non'.omplian.e of ohLiqations by the promotcrleavinsasidecompensationwhi.h nro b. decided by the adiudrcating omcer ifpu6ued by the complai.ants at a ' u"h''l-erurl o.'t) ha ,ht.\'np.o.eed'nB h*econpl..nrdnd ro 3nn1. rehef.rrerund r the prere.t m terinvicwolth.,udscmoni pAr'd by the Hon ble Aper aout 'n Ne|9t{h PtomoteE ond Developds P var.
Ltnir.n vs s@@ ol u.P. ord oB. (supro) ond ren{okd n np ofM/ssonoReatto8Prtv t Ltntred a other vs union oJtndio & oberr sLP (cieit) No.
13oo5 ol2a20 deided on 12.os.2022wn.rc n tha\betn '36 F n.re vrd. ql be an olnnh o dehtu r4Erqu 16 bca nade ord ur'rs ro@ olpaw{ alodjtdtr'oo detr.o@d vrr 6.
4dotut q rwr! oad odpdE ns onidr, wrqt tndtt i,tL i.i'd, 1'@a., arde o'd ranp nor, o.aDjoh.
Ndirs ol kdbii 13 ond 1e ddrtt harituB h wr t@hdb lurdol the,no,i.ord ir@Erd rr.4ud o@ aJ hk.6t hr ekyd dd\.ry oj pa$65 mniE d d@hn. iE d d@hn. $. ottane oJa.M whq t @6 b o qddon at e&nr th. atkt d odtudei@ e.tu 2, 1413 onC 1e, $. odtdtudM oUit xted!
16 kepi@ ir tu|| d..atttu. rcodhs olsa 72 al.re ^4 4 .re odjudi.dbn udet s4 6 arsasd, n dkrded b d. odiudidtihq 4n .
6 ptotd 6d, h @r n. ohbt drd kop. dlde NwB oad tun@B alth. odjudnouns otleq ndq s4rbnu d tutn'b b cqda! ewatukar 52.Hence rn vr* ot ihe authoribdve prcnouncement of the tlonbtc lP HARER . & cLrnLnml,l Supreme Court in the .ases mentioned :bove, ihe authoaty has thc lunsdLcnon to e,tefraln a.ompraint seeking rerund ofrhe amount and nrere$on the refundaoounL obl.drotu ralsed by thc respondenr F.lobl€cdonw.r.tther€q!.stbrth€respondentforcalcularhathe 'lhe respondcnt k daining that there was dclay in .onsEudrn3 rhe prorecrdue ro.on rudio. bans, ra.k ofivailabiljty olbuitding m,rena, re8uhtion ofthe connru.tion and develophcnt a.tivities by rhetudba aurhorLnes induding NCI rn NcR on a..ount of the eivlronmentat !onditions re$ric.ons on usase olground rater hy the Hich coun of Punjab & Haryana, demdnetization L ) GL]?I]GRAV E The respoddenGpromoter raised the .onte.tion rhat the conirudion or the protecr was dclayed due to force majeure condrrons such as dehon.tization,lack of rvalahilityof building marenal, d€veLopmenr activries by th.
Judkiar authorities ncluding NcTin NcR ona.counron $. envnonmeni2L condr,ons Hon'blc High cou( of PunFband Haryana wherein thc Honbre usc of grcundwarer ( .on*udion activity by orde. or Nationatcreen 'Iiibuial, and .onhador ksues hut.ll tha pleas advan.ed in this regard aredevoidof meii.Ffsof arl rheunirhquenionwasaIonedinrheyel '0r7 hu\. r!,e D.ororl '-.po.d.nr.d1r oeg\e-rn, enFn.) on based oraroresi d reasdns and it h well serded prin.iple th a petson cannot take bene6t ofhisown wronSand rhe plea ra6ed rn thu regard is ss Ftrfther In case of lvdtdrr PrcnobB ond DdeloNB hhnE Ltnfted vs sto@ ol u,P, d4t oB.
P, d4t oB. (stptu) rdtdat d t" c@oJ4/s sodo seottors Pflvd@ Ltnhed aothuvs u"iu oJ ladla &oth6 SLP (Ctrlt) tlo, 1j005 ol 2020 d{lded o\ tZ AS 2022: tia\ 1s he lrqldoed nqh al he [email protected]:et eltnd epta rrd* @6qo6t roqded k6 npht tretu|d qhsohb aeht io the d1di6, ilthe lwotq h sbsi.@q'iqol t ms oI . dqrc.n.tt t qdrde dl uhht64^ .wnb ot 3b! ryIund kc anad on tenqnt ||rh ncrc! d de ruk preflbd b, thz * HARER" @- crnrnnmr de tu wrr de prcwe thd tt6r dhrIxb{ rot $h tr qthdtaq |tud Lr. pot-41, h. rot b. qnrd tat hkEn ht $. pqtod ot d4or rt c. rindingson the r€li€rsoughtbythccomplainants r_r Dl.{tthe respond€nrto retundtoth€ mnprairantr rherr paid up amounttowards rheallon€d unitw h lnter€sr- 56 The.ofrpLainai$ wero alloted a unrt in thc pro,cct ofthc rpsponde't 22122012 lot a toi'L saLe connderation of Rs a9592 000/ fhe buyers asrc.mentwas cxe.uted betueen the parics on 20 02.2013 and ther.fdre the due date.omes otrr ro he 12 07.2017 .aL.ulated from 42 nonths rrom the date oldxecution of rhis as.ccmcnr or date or obb'nr.g all lcenses or appmvals fo. .ommen.emenr or .ondru.tion whi.heverE larer The oc.uparion.edifi.ate was obbin.d on 046 20rE af d the po$6s'on was oflered on l9 07 2013 5T rhedue dat.ofposcsionas per agreemenr forsaleas meitioicd in thc rable abovc i: 12.072017 The allotrees Ln thn.ase has fited this applica.onlcdhplaint o.
23122021 afr$ posssion or the rn( ors offered tothcmon04062013 l\sperrh.s{tion 19(10)everyattor.. shalltake physi.alpose$ron ofrhc apartment, pLor or building as thc .ase may be, wrhin a period of tuo moiths ofrhe o.dpan.y .efrincar issuedforthesaidapartnerr,plotorbuildins,a!thecasemaybs.tnthn .ase the possesion was ollered on 19.072013 after receleing thc o..upaior certifi .ate on 04 06.2013 butthe.ompLainanh did notrake!h. iT|-]ARER: &ounuonau p.sse$jon as theyhadobj<tiontocompletion of theu.ita.dbc.u€of thedenandsqnich were r.Eed by theresDo.dent. sB The aLloreer neverearricr opted/wshed ro wirhdraw from the proied .ven aner ihe due d. ihe due d.te of pos3sion and oily when olfer ofposcsioi wasmadeaMderandforduepaymcnrwas.ai!ed,rhenonty,th.rfiteda .omplaLnt before thd authority.
5e rhe r€hr under section r3O)/re(at a.oues to thearroreeson raiture or the promoier ro .omplct. or unable to qive po$e*Lon of the untr n accordance wirh the t..ms or thc agreene.t ror sare or dury compteled by rhe date sp..iffcd thcrcin Th. promoter has already ,nve*ed rn rhe projed to.omplere taDd orrered po$e$Dn 0f theaLloted unu.
Ahhou8h ror delay r. handrDg over rhe uiir by due daie n a.cordance wirh rhe t.rms olthe agr.cm.nt lorsalc th se.non l3ill will.omein rorccas prescfl bed rareof every monrh ordehy till the handrn3overof posses'otr and allot.ck intrcd lor thc moncy they havc paid to rhe promotcr r prote.teda.cordirylyandthesamewsupheldbyinrh.iudsene orth.
Hod ble Supreme Coun of lnd,a Ln r\e caset ot Newbch [email protected] and Devetop$ Priwte Linikn vs sbte otu-P. and od. (supm) rdrnbl in cav ol M/s sona Reotrort Phvote Linited & othet vs untoh ol tnttk &othen sLP (ctvtl) No.130os oJ r0zodecided on 12 052022; th ,5 th. 'rqrarkd nehl oj 6. dkte6 tu *4 rciud EFta uadq @ ne444 q atpdoiol5 th{41 k qp HARER G.]RIJGRAM or unable to srveposesyoi ottheunit in a..o an.e with the terms of a[.o61t ptoedd h3 nsr. al el"rd obdtc nart b d? dkt.4. tthe prcndq kr' h eue p6v$t@ alfic nt nlpdd.d rnbt the xns al d.
Ati..nlrl rttdlhs 01 th[lener qh^ r. lat odqs x rhe ca'i/rLb al, qrtrr ret 0r ouieotb b Elrrd ae ?rckparribdb'de\bb h 6e prcv'o thd t 6e dh(4s d@s nt !trr h wnhdnw ttan .re p,q{t. b rdt b. ordd ht oiet$t kr the pnod ot detq,l rard)ns 60.
The judgene.i orthe Supreme Coun of rndLa recdEnLzdd unqualified isht ,Sreement for salc orduly.ompl{ed by the dare spedfied thercin.
Btrr the allonees failed to exertre thrs nghr ahhough rt h unquatiried one They havc to demand :id make rhetr rtcnriods.tcar that ihe alonees wnh to sirhdnw rrom rhe proted.
Rather rhey ta.rty w6hed ro conrinuc w.rc cntitled and thus m:de rh. s m:de rh.m honth oldelay rirLhandinE over of posession tt is obrerved by the authori\, thar the allorces inven in the p.otect for obtainiigtheaLLottcdun andonderayrncoholstionoftheproiecrn.v.r wished to wthdraw hom the pror.( and when trnit is rerdy lor po$ession su.h withdEwaL on coindcrarions oiher than d.lay su.h :! r.duction ir the m.rker vaLuc olthe properry and invcime.t purety on spe.ulative b3siswillnot beln thesptrrofthe se.tion 13 which prorccts 'h."c- or'heJloH."\,- 4" o.t!rli." orp.o-.'p.ro cN. po.+n,, by dued eeither by way orrerund rfopr.d hy the a toreesor by way or THARER. # eLlqucnAM .harges pres(bedEE0f nrereq toreve., monrh 0r (ompl: ianrs trI buored vde a orhenr terer drted 22 122012 Thebuyersagreehcntwasexecutedbctweenth.pariesoi 20022013.
So,ihcdledderor.omptcrionof theprotectand handinc over poscsion ofthe altotr.d un( coh.s to be 12072017 There \ e due date of pos.sson was was made on 19.07.2014and del.y in handing over the po$esson as 12.01.2017 whereas the ofler orpo$esnon rhus becomes r casc togranrdchyposesioncharses Theaurhori\, h8 obscrued thar interc{ orevcry monrh ol detay thc prescnbed nre or ntcre{ be granted ro rh.aIorees But,ow the p..uLiarstruatjon D rh.r thecomplainantswant to sunendcrthe unir andwaltefund orrhe Dad up amount.
KcepinS rn vi.w the afor€sajd circum*ances. rhar the rcspondeht builderhas ahady offered the possesion orrhe a[or.d uDr ,rt.r obtainjnC oc.upation .enii.arc r.on the.onperen. aurho ry,aid )]]nsn.rrot ltu ctue Beohech prt kd, v/s Abhish* Khdnna and CrB. ctvit oweol no. 'TAS ol2019 decded on tl.ol.?ra tt is.on.tu,led rhar ,raLlott.?s {irrwani to withdraw trom the plotecr, the paid up amounr sha b..crunded )fterd.dudLoi rs prcs rbed underthe Haryana Rca ttnare R€Furatory lluthorny curugram (Forfeiture or eamen hon.v bv thcbuilde|] Resulatiotrr 2013, which plovrdes as under snn a p,u b rr.
Rut rade Ikstktb6 and rddaphd) a.. daphd) a.. z016 vq d)nqd riale w* ard artwma' ), * HARER ene b nM n lew al rhe ob\e lod i udsendE ol Hoh'bk N iorot.n6!n? de tulbte sqEne tun al hda the okhtnt ( ol iP qew d 6. ta4q.!re anolnio|the t16t tu14 'hot rot *aed nqc daa 10c, al6? @Nttu nnonor .lth-.Ed4to?te optne /pbt/buldne w d. hrbaoIb.f /unt/pbt )s hlde bt bry* )rtd^ to sdrD\9 I'on the @ dd^t ulinry to .h. oht$ad 62. ln vlew of the aboveihe respondent k dne.ted to r€lund th.ahount aft$ deducti.s 10% ofthe sale .onsideration or!he unt beingearned roney as per regulation tlaryana Real E*atc Rcsulatory luthority curuSran' (rorreiiure orearied money by the builder) Resulations,20l3 wnhin e0 day! rrom the daie orthk orderalons with an intcrc @ 10.7s % pa oi therefundableamounr fromthedateorthbconpl,inrie,23 12z021till rhe date of realDation orpaynent 63.Aher dealing with rc1iel No.
1, the aforesaid rerief sought by ttu! .ompl,inants allottees became redundint Hence, no di€oon td ths H,Dlredlonsoftheauthority 64 H€me, the th ity hoeby pa$es thu order and issucs the followins dtrections undar sedion 37 of the Ad to eistrre compriance orobtig*ions .an upoi rhe promotc. as per the fln.tion enru$ed ro the authoriry GLIRIIG!]A|!4 F.rt Direcr rhe respondentto refrain from stvins€fiectto the unf.ir claus.s unllater.l! tncorDorated ln the nar bny.ra*rcchenr THARER s eunuemu Thererpondent is direded ro refund rdih€.onptaLnanbthepa d up amount of Rs.4,{16,33,773 /-after deducriiE 10% as eJncd money of the basi. saLe.o,sideration of tu.49s,92,000/ wirh interendtheprescribedratsie" 1075%isa owed,tomthedar. of f insof this.omphrnr'.e,23 122021 nLLrhedateof reatr4riotr The respondenb arcdtr{ted b pay that anountwrhin 90 &ys 1om 'rc dreoro' r ' of.hts orderd pe' .. e tbr-to.rhe -Ltp\ 65. complainr *a.ds disposed ot 66.
Filebeconsigned to E$rry l,aryaoa Real Estatc RcpulatoryAuthori|, cu