RAVI NARAIN VATS vs MAPSCO BUILDERS PVT LTD

*HARERI $-euntienau Bf,FORE THE xi+;ax}i:li-'ili;.^fEGtJLAToRY Sfr. navr Uarain Vaa Sto SrL R/o: S-311.

2"d Floor.

UDDat, Near Omaxe, Curgaon. s Sourh End, Sohna Complainant Punjabi tsash **r.,J"* I coMi,r -- Kumar cgXal -I i,qPpEriMNaB iQmlt+n9nt-,n.[.son - - !!asqEs! ty! rqo!ru U,&e-(.t ORDER 1.

The present compjaint has been fited by the complainant/a oftee under section 31 ofthe Reat Estarc (Rrgutarion rn.l Dcvctopnr.nrJ A.t,2016 (in short, theAct) readwith rute 28 otthe Haryana RealEstare (Regulatjon and Devetopmentl Rules, 2017 fin short, the Rutes) for violation oi soctjon 11[4](al ofthe Act wherein it rs inreratia p.escnb€d thar rhe pronrorer shatr be responsible for all obUgarions, responsibitj!les and iunctions under rhe p.ovision oithe Aft or rhe rules and regutanons nrade there und$ or to th! allottee as per the agreemenr forsale executed interse. compQnant !espoident tr bffi.*;E; I v.',^ rMapsko Euitders pflvate Li.,ren - _ R€gd. ofllce: 52.

Norrh Avenu; Road. (Westl, New Dejhi, prN-1100r; , lqlnplaintno.

1 411a4" ottr"a.in" l-ararqe"e-"a .,1- l Qr4el?ronounia; 4023 ot 2o2o Botnori ' 4ni]'ozt 31.o8.rort l 2. *HARERA dt eunuonnivr UnltaDd proiect relared detaits Th€ particulars of unit details, sate constderatjon, the amount pai complainanr, date of proposed handing over the possessjon, delay any. havebeendetajted rn lheto owrng rabulrl torm 1 UDitarea admeasurinB Date otflat buyeragreement by the FIat no.

1002 on Regal _.1 lAs per paSe no.44 ol.ohplain 1790 sq ft.

Isuperareal lAs pc. pagc no.44 oi.oDpliin 01.05.2011 lAs per page no.42 otcompl.in Cl.use 17(a) of flat+ b Thot the pra@d sholl endeov sn nonrhs_ tubF.t to Jorcp n conditiont 6 nentioned in ctaus heteund.r or \ubF.r ro ony oher rc beyond rhe control aI rhe prcnok cloin bt \|or ofdanages/ @hpens shott lie opajnst the ptunobr;n tu d.lor in hondtas avet the po\sel beyond $noath\fron fie dak olrq conplete rhe. plete rhe.aBtudtun ol the n the h eer ot within o extended p; -l HARERA GURUGRAM Due date olpossession Facts ofthe complaint That rhe complainanr pu rchased a floor in regat tower, having super respondenr namely, Mapsko Royal Thar a flat buyer agreement dated Parties stipularing rhe terhs 01 05 20111 I I t 59.61,510/, ".r.t"rf alle$d by rhe compiainanr 07.201?

Per page no.5:t ofreplyl 7 2017 --t 1oih B, 3. residenrjal unit bearing no.

1002 area of 1790 sq. ft. in the proiecr Ville 01.05.2011, was execured berwe€ and conditions, inctudus rhe 1 07.tt.2014 01 I Payheht pran j c" ,"",*," -r.*."t- l^, lAs Anount paid by rhe Rsl cohplarnant lr* paE 10 ll.

Oc(upanon ceftrtrcare Zt_O t2 o tr orpos\essron ', r.r.o la8e 3 t L] compt,iit no. ao23 of lo2o *HARERA db ounuennv considerarjon as we as the time ofposscssion.

Thereatter, according ro rh.rt he paid instatments in rhe manner visualised rherejn.

5.

That as per the terms oi agreement, the .espondenr company was to handover possession of lhe unrt on or beiore 0t I1 2014, exctudin8 rh. grace perjod oi six months but, in any way, on or before 01.05.2015.

However, it js an admifted fact that, not to speak of possession olrhe un . he was not even informed abour rhe lkety date to. handjng over possession ofthe unita.d status ofthe construction, despjre having received mo.e rhan 1000/o ofrhe agreed sale consideration.

6.

That the complainanr has paid Rs.59,63,S10/- againsr the sale consideration of Rs.56,00,9S3l as per rhe acknowledgemenr ot respondent company, .eceived vide jrs e-mail.

At this juncrure, tr would be b.neitcjat to reco ecr tharcomplainant had opted for,,Construction Linked plan,,, i.e., rhe demands lor payments were tinked with the status ot construction.

Srn.e the complainant has paid nore rhan 100% ofthedenrand, rarsed by [,lionr rinrc to time, it woujd be log,cal ro infer thar the consrrucnon must have bepn proportionare to theamount received.

However, the fact.emains oth€rwise. as is evide. is evide.t from the photographs, depjcr,ng the status otconsrru(ion at 7.

That ir has not futnlted its mandatory obligarjon s, in rerms ot Secrion I 1(4l of the Ac! in respect of adhe.inS 10 the nnre linnre in handing ol,er possession of rhe unit nor has compensated the comptainant against the delayin handingover possessjon ofrhe unit, as perthe mechantsm agreed ^ upon.

Rarher has nor even acknowtcdScd ils liabitily rowrrds the srnr. nor l+ page4of16 compta'd no ao23 or loto *HARERA !$, eunuennvr cohptaint no 4023 or!o2o l has proposed rhe mechanjsm for its lndifferenr towards the manner or settlemcnr.

Whercas rr r.marned d,sbursal of amount rowards compensatjon despite having been repearedty asked by complainanr 8.

The comptainanr beingagg.ieved from the uniarr practice otrhe respondenr were put ro financial and mental predjcament and to constanr isnorance bv r(wrthregrrdtorhedrJtrorlheagJeemFr Iro." The,omptirnirr,erwjln no option but to reach this authoriLy torco tbepossession ortheflata,r,",".""r",,;::l;:;:::: ""' -*"' C.

Reliefsought by the comptainant: 9.

The comptainant has sought followinC reliel(sl: i.

Dtrect ro the respondent to compensate rhe comptainant for not handing over rhe possession ofthe flat. ii Di.ect rhe respondenr to pay jDteresl fu, every month ol delay. on tI. amounl paio so tr., rt rhe rdte manoare by Act o, 20 tb 10.

On rhe dateothearing, the authority exptaioed to the respondenr/promorer about the cont.aventions as aleged to h.rve been conrmirred jr retation r. sedion 11 D.

Repty by t (41 (al ottheAct to pteadguilty or nor to plead guitty. respondenti 1.

The respondenthas conrested rhc comptaint on the roltowing grounds. i.

That the present complaint is bundte of lies and hence tiable lo be dismissed as it ts ffled on basetess grounds.

He has fa ed to provjde the .orrecr/comptete facts and is rnising false, trivotous, nisleading and basetess aljegations against the respondent with intent ro make untawful gains. ful gains.

He has not approached the authorjqT with clean hands and has *HA #-eun RERA UGRAI\4 ]1" ,: o. **ra,r" to note, that the comprarnant tearned abour the :::l*r,,*o as.l\.{apsko Royar virre. (.proje.ft and .epeatedry approached the respondenl to know (he debrls otthc said prole( lr. further inquired abour the spectfication and veraoty ot the protecr and wissaristied with every p.oposal deemed necessary rorrhedevetopment That he decided to jnvest in the project ofthe respondent and booked a unit bearing no.

1002 in Regattower adneasurir i,, ;;;":, ; ;;;:":::,1,;, . :: ;: : Drochure. represenrarjon/advertisementr. ur . e,ther orarry o.,n u,,,u"n, "",; ;;;';;; ;:llJffi:rH:,':l suppressed retevant material meritsand thesameshould iads.

The compiaint under reply is devoid ot bedisn]lssed with.osr iii. vi That on 01.0S.2011, a flar buyer agreement was executed berween rhe parties wherein atjottjng unit bearnrg no.

1002 in Regat rower lol:*,."r super area or r7e0 sq ft. rbr a rotar sare price or Rs.56,00,953/- in the aforesaid protect.

That he was wel aware ofrhe terms and condirio.s mentroned under the agreement and agreed to sign upon the sam. upon beine lully sanst,e,l wirh erch rnd every ter m wrthoJr dnJ prire\r o, dem.

That it is jmperative to nore, that rhe complainant, tearned about the project ofthe respond.nt rirled as ,l\4apsko Royat vile,and appro.fhed the respondent repeatedly to know the details oa the said projecr.

He turther inquired abour the specification and verac,ry of rhe prolect and /4, conDramrnoaozrori;;l ffHARERA EI GURUGRAI/ wassatjsfied with every proposal deeme otthe project. d necessarylor the developnrent vii.

Thaton not receiving the possession ofthe ilat by due date 1e.,0i.0S.2015 the complajnant approached the Hon,ht, under se*io.

12[1)(c) oftn" a",r,.".; NCDRC and fired a comp]irni no.

3O2Sof 2017; l.A.

No. rrrr, "rrrrJ::::l;:I:#:i;;::: ;i soughrfrom rhe authority. authority. civen rhe same, since the compjainant did not withdraw from the said complainr betore Hon,bte NCDRC, rhe comptainant acted in breach of the Reaj Estare (Regulation & Devetopment) Act 2016, parricularly Sectron 71, and therefore, rhe captioned comptaint oughrto bedislnissed rr rhe very rh.eshotd. viii.

That as per carena ofrudgments of rhe Hon.bje Supreme Courr of India, though the remedies avaiiabte to a consumer under the Consumer Protection Act and the Act, 2016 are co exercised simurtaneousr, ",.,r" "","J::;::','[i::tj":]"":,:: eirher one ofthe two remedies available under the laws o ndia. !.urrher, Sedion 71 clearty states rhat an agg.k,ved person having d comptaint pending before consumercourrs may file a complainr before the Hon,bl.

Authoriry onty after first withdrawing the comptainr from the consumer courts. civen the same, ir js ctear thar the captroned comptrint js nol maintainable before rhe HoD,blc Authonty as rhe compiainr beartng no bearing complajnt no.

CCl3025/2017 bearing titte .,Monpreet Singh & 1t Ors. vs.

MA?SKO Builders privote Limited,,wherejn rhe comptainant ,s seeking sjmilar reliets, is pending adiudn.ahon and the comptarnant h.s, in order to mislead rhis authorfty, detiberatety avoided withdrawing rhe sarne ff rsr before approachjng rhis authoriry. ls conpanrno 4o2l of2020 *HARERA !S- ounuennvt Thattheenurecaseofthecomplainantis nothing but a web o ies, false and frivolous alleaatioEs made agarnsr the respondenr.

He has not appmached rhe authority with clean hands.

Hen deserves to be dhmiss;d ."*;;""; ;T:JT:::l,"riT'i,I knowtedge ofrhe aurhonry thar he is gurlry orpta.ing u"r.r";.,;; ".; attemptlng tohide the true colourothis intenrtoh x_ That the present complaint is filed with the respondent and to exrort legitimare q motive ofharass,nq rarse and baseress arresai""",r,,,.,,r. ::;;:;:rre m;'krnE absorut.rv 12.Copjes ofa the retevant documents have been filed and pla.ed on the reco.d.

Their authenticity is not in djspure. n djspure.

IIence, rhe compiarnr can bc dectded based on rheseundjspured documenB aod submission made by the E. rurisdictionoftheauthority The authority observed rhat it has territorjat as we as subjed matter jurisdiction to adjudicate tbeprese.t comptarnr ior rtre re!sons grven betow.

E.I Terrltoriatiurisdtcflon 13.As per notif,cation no, t/92/2OtZ-tTCp dated74.12.2017 issued bvTowh and CoJntry ptdnnrnE D,,pd menr. rne rur is rcUon oJ Re,,tI. r o RcdJ.Jro,) Authorjry, Gu.ugram shallbe enrire Curugrrm Disrrict ioralt purpose wirh offices situated in Gurugram.

In the situated within the ptanntng area authorjty has comptere ter.itorial present case, the project in quesrion is oi curugram Drstrict, l.herefore, rhis jurisdtction to deal with rhe present & d i,' HARERA GUi?UG]?AIV Subiect matter iurtsd trtion 14.Section 11(4)(a) of the Acr 2016 provides that rhe promoter shalt be responsible to the alloftee as per agreement for sate.

Section 11[4]{a) is .eprodured as hereunder: setion 11(1)(a) Be responsibte far oll obligatiohs, respo sibttties ond l|ncttons under the DtotnDn\ar tht 4a or th" rLtA oad t"aLlatio\ aod" the,cLt.oe, a, b hc aqot.eea\Dpt !h.og.een"4!

I rtr|,c o. .tl tu\c ao r bp |,4thp, r.\r ot alt ttp roa|q.t., the La\e no! be ra the oltotca or the Lnn) arottee o, the.onpetent o uth*ttl. * $" :;'::;i' t' k" ^*''t'"' "l Settlon 34-Functlans oI the Authorty: 1-4(11, th. i.t p.d,d,,t" q. ,bl_.tL,t,,,,tul_" tha otonot.t. t1 e ahoLrpe,nd ttu,pot.\.a,. d:)pnt -_,1. ru I es o nd reg uto tj a ns node the re u nde..

15.

So,,n view otrhe provisions ofthe Act of 2016 quoted above, the aurhority has completejurisdicrion to decid. the complaint regrrdinB non.complianc. of obligations by rhe promoter leaving aside compensation whi.h is to be decided by the adjud,cating office. ifpursued by the complainant at a tater stage.

F.

Findlngs on the obrecflohs ralsed bythe respondent: F.l obie.rtor. obie.rtor.raised by rhe respondenr is thar rhe comptainanr has nted a complainl before Hon,bte NCDRC seeking thc iame retiet 15.The respondent has raised a contenUon lhat a rDrilar conrptunt seckrng reliefhas been filed bythe comptajnant belbre Hon,ble NCDRC.

Thus. in vipw of section 9 of Code of Civit procedure, 1908 the present conrptainr is nol mainrainable.

Further during proceedings on 12.12.2019 beiore Hon,bte NCDRC, th e counset of complainant has submitted that th e comptai nanrs are F".dd"r * "or3 ". toro -l THARERA #-ounuonnrr,r :;; not witling ro accepr poss€ssjon offered by the opposite party and want\ retund along with compensation.

17.

The Authoriq, observes that during the course oi proceedings dated 31.08.2023, tt has been broughr to rhe knowtcdg. of rhc Authorjty rhat rhr complainant has already withdrawn rhe complaint pendine beiore Hon,ble NCDRC in orderto availremedy beiore rhe Au tho rity under provisron ofAcr of2016.

Hence, the ptea ofrhe respondenr is rcrected C.

Findingson the retief souaht by the cornptainant C,l Dir€ct the respondent to pay tnteresr fo amountparosorar,ar re;ffi;l:;;;;;:,:1"#ltrohth otder,y. on rhe 18.ln the present comptaint, the comptainant ,nrends ro continue with rhe project and is seeking delay possession charges as provided under the provjso to sed,on 18(1) ofrhe Acr.

Sec. t8[]) proviso reads as under. ,Se.tion B: - Retura oI omoutt dad @mpenenoa 13(1) [the pronoterkils to canptetc or s uhahte ta !]Ne po$e$n)n ol an oportnena plot, or butldins, - prc det1thatwh*eah olloEredaesnat Dknd to\'nhdrawfran the proj t, he stult be paid b, the pronotet, nterest lor every nanth ol detay, tillthe hmdag u* ol the posssiotL ot such rote os ntur b; prestibed." 19.Clause 17(al ot flat buyer,s agreement dated 01.0s.20 provjd.s ior handingover ofpossession and is reproduced betow: ::;'; : : i;il;x:":::: ; :iT; : :: : : ::!: : :!: t": :, ".*,: " ! " " o. wthtn o ea.nded pet;od oi; r ::::;,:iy:: #/"x:;1? ff ::, " x i;;:l :;l ;,,. l :;l ;,,.:uii (onpa nr no 4ozt oftO)O *HA d[ eun RERA u6llAl\4 E,,d* -.n",.", ,." ';::,f:;"y;:#, ::.::t .',,-,,",,,..,"i*,i" {H#iiiitritrifri',*ffi 20.

TheAuthoriry has eone through the possession cjause ofrh€ agreemenra.d respondent-deve,oper proposes possession ofrhe altotted unir wjthin a period ot42 monrhs from the dar. ot execution of agreement and alonS with grace period of 6 months.

The buyer's agreement inter_se parties was executed on 01.0S Z0t i: due dare ofhanding over of possessjon wllhour (ons]J.rnB grJL. penod comes our to be 01.11.2014 without consider period. 'ng admissibilitv ol grace 21.

Admissibitity of detay possession char inrerest, rhe complainan, ,. **r, *or'r::."1:,::1il::r::::t proviso to section 18 provides thar where an nllo(ec ctoes nor rntend w,thdraw frorn the projec! he shall be paid, by rhe promoter, inrerest every month of delay rijt the handing over of porsessron. ar such rrte as may be prescribed and it has been prescribed has been reproduced as under: ,!ir : i#ilfi:fr !:ff ::* ffi : 3 ;7;1 "'* "' " .{#tr#itr!#;,1,#}Nryii{l,M underrule 1S ofthe rutes.

Ruie ts *HARERA (!t Gunuenqr',,t u (iil lendig rotetwhith the Stu@ Bonk lortendihgta rhe gennl pubhc of thdia no!lx fion he to tih.

22.The legislature in irs wisdom in rhe subordinate legjstrtjon under the provision oi rute t5 of the rules, has determrned the prescribed rare ot interesr.

The rare otinrerest so dere.nlined by rhe legist urc, js reason,htF rnd rhe sJrd rute is totjohed ro rward the Inrere{ wrJl envrp ur,lorm pracice in altthe cases.

23.

Consequenrty, as per website ofthe State Bank o ndia Le., ht!psr//sbi.co.in, rhe marginatcost oflending rare (in shon, MCLRI as on date i.e., 31.08 202? i,@8.7500.A..ordrngtv rhepre\c bedrdreoiinter+rwr h_ drBrn.,.,6, oliend,ng rate +20lo ie,10 75% 24.The definirion ot rerm . ot rerm .inrerest,as defined under secrion 2(za) ot rhe Aci provjdes that rhe rare of jnterest chargeabte from the rltottee by thc promorer in case ofdefault, shal be equaj ro rhe rate oiinterest whjch rhe promoter shatl be tiabte to pay rhe a ottee, jn case ol defauk The relevant section h reproduced betow. :',,W'::,tr; :tr;:!'{:" oI i n te @t po'o bte b! th e p bnate r a r the E,ptanation ..Forth;puryop oI ths ttauk_ {".:x\";ii"i:;ii';.'i_"i,ii:1,'1',i;r,::;,:,:::, ii,1';|;;;:::,i:'!;:; :l: :;:::. :. th. dl.R@ \h.

1 ba h.4 4p d . t;ilii:il#-;'!:i:xi7:"',,;:*:::ii:!i[!ii,l!i;iji interest on the delay paymenB t om the complainant shall h.

25.

Therefore, charged lv at the prescribed rate i.e, 1075 o/. by the respondent/promoter codptaint.o 4o2jof 2oz. t}HARERA l$- eunrcnlvr whlch is the same as charges. being granted to them case of delayed possession 26.

On consideration made regarding satisfied that the of the documents available on record and submissions respondent is handing over of provisions of the Act, the authoriry is in contravention ofthe section 11(a)ta) of ag.eement.

By virtue of €lause 17(a) of flat buyer's agreemenr between the pa.ties on 01.05.2011, the possession olrhe subject apartment was to be delivered bv 01.11.2014. possession by the due dare as 27.

Section 19(10) of the Acr obligates rh€ allottee to take possession of th. subject unit within 2 months from the date oi receipt of occupatron certjficate.

1n the present complaint, th€ occupation certificare has been obtained by the respondent-builder and oilered the possession of the subiect unit to the complainanr after obtaining occupation certificate on 21.07.2017.

So, it can be said that the complainanr would come to know about the occupation certiflcate only upon tbe date of offer oi possession.

Thereiore, in the interest of natural justice, the complainant shoutd be given 2 months' time from the date of offer of possess,on. ossess,on.

This 2 month ot reasonable time is to be given to the complainant keeping in mind thateven alter intimation olpossession, practically one has to arr:nge a lot oftogisncs and requisite documents including but not Ijmited to inspection of the completely nnished unit but thar,s subject to that the unit bejng handed n over at the nm" of ldking po(selsron rs rn habiiable.ondIron.

Ir L tur rher lq,lila.ltrcd that thp deldy pos\es<ion charges shd b. paydbte rrom rhe du" *HARERA !$- eunLrcnnur date of possession i.e., 01.11.2014 till actual handjng over of possession or offer of possession made on 21.0?.2017 after obtaining occupation certiflcate from competent authority plus two months, whicheve. is earlier.

28.

The complajnanr is also seeking relief w.r.t compensarion in the aforesaid reliel Hon'ble Supreme Courtoflndia in.ivilappeal titted as M/s Ne*tech Promoters and Developers PvL Ltd.

V/s State ol Up & O/s.

Supro held thar an allottee is entitled to claim compensation under secrions 12, 14, lU and section 19 whjch is to be decided by rhe adjudicating oFficer as per secrion 71 and the quantum ofcompensation shall be adjudged by the adjudicaring omcer having due regard to rhe factors menrioned in secrion 72.

Thc adjudicating officerhas exclusive jurisdiction todeal wirh rhe comptarnts respect oicompensation.

29.Accordingly, it is the fajlure of the promoter to fulfil its obligations and responsibilities as per the flat buyer's agreement dated 01.05.2011 to hand ove. the possess,on within the stipulated period.

Accordingty, the non- compliance ofthe mandate contained insection 11[4][a) read with proviso to section 18(1) olthe Act on the part ofthe r€spondenr is established.

As such, theallottee shallbe paid, by the promoter, interest for every month of delay from due date oipossession i.e.,01.11.2014 tilloffer olpossession plus 2 months i.e., up to 21.09.2017 at the prescribed rate i.e., 10.75 % p.a. .75 % p.a. as per proviso to sectjon 18(1) ofthe Act read with rule 15 of rhe rules.

H.

Directionsoftheauthority: 30.Hence, the authority hereby passes this order and issues the following directions under sectjon 37 olthe Act to ensure compliance oaobligarions in HARERA compa nrno 4023 0f2020 as per the function enrrusred ro the aulhonty under sect,on 34(D: Therespondentshallpaydelayedposs€ssioninterestartheprescribed rate i.e., 10.7570 per annum for every month ofdelay on the amount paid by the complainant from due date of possession i.e., 01.11.2014 till offe. of possession(21.07.2017) plus two months after obtainins occupanon certificare iaup to 21.09.2017 as perproviso to secrion 18(1) oithe Act read with rule 15 oithe nrles ii.

The arrears of such interest accrued fron 01.11.2014 t,ll date of this order shallbe paid by the promoter to the allottee within a period of90 days fronr date ofthis order and any amount towards delay possession interestalready account ofallottee shall be GURUGRAII iii.

The respondent shall not charge anythingfrom thecomplainantwhich is not the part ofthe flatbuyer's agr€ement.

The rate ofinterest chargeablefrom theallottee by the promorer, in case oi default shall b€ charged at the prescrlbed rare i.e, 10.75 % by rhe possession charges as per section 2(za) oftheAct.

The complainant isdirected to pay ouistanding dues, ifany, after adjustment ol interest lor the delay€d period and thereafter payment of such dues, if shdll be lrable ro pay rhe allotree, case of default .e the delayed payable amount. iiany. respondent/promoterwhich is thesame rate ofinterest which the promoter complete in allaspects as per specificatjons oaflat buyer's agreement.

31.

Complaint stands disposed ot 32.

File beconsigned to registry. \l - z-) (viiay Kun6 Goyal) Authority, Curugram 82023 \1 W AI t: /^,i (iJ HARE:RA GI )l *HARERA ljs-cLrnLrcnml complahr no 4023 of 2o1o