VIKAS DHAND AND VIMMI DHAND vs MS TASHEE LAND DEVELOPERS MS KNS INFRACON PVT LTD
Party Details
- VIKAS DHAND AND VIMMI DHAND
- MS TASHEE LAND DEVELOPERS MS KNS INFRACON PVT LTD
Case Summary
VIKAS DHAND AND VIMMI DHAND filed Case No. RERA-GRG-874-2022 in the Haryana Real Estate Regulatory Authority (RERA) against MS TASHEE LAND DEVELOPERS MS KNS INFRACON PVT LTD. The case has undergone 5 hearings over 1 year and 2 months. The case was disposed of on 13 Jul 2023. 5 orders have been issued in this matter.
Hearing History (5)
- 13JUL 2023Hearing
Judge: VIJAY KUMAR GOYAL
Shri Rishabh Jain Advocate has appeared on behalf of the respondent and filed power of attorney and a certified copy of resolution passed by the Board of Directors. Previous costs paid by the counsel for the respondent to the complainant during proceedings. Counsel for the respondent states at bar that OC in respect of phase– I has been applied but the OC in respect of any unit including the unit of the allottee is not yet received and hence no offer of possession is made till date. The counsel for the respondent states that the complainant has filed the affidavit which was duly signed by both the complainant which is not as per law and the complainants may be directed to file individual affidavit. The counsel for the complainant is directed to file an affidavit duly signed by individual allottee today itself. Succinct facts of the case as per pleadings and annexures are as under: S. N. Particulars Details 1. Name of the project Capita Gateway, Sector – 111, Gurugram 2. Project area 10.462 acres 3. Nature of the project Residential 4. DTCP license no. and validity status 34 of 2011 dated 16.04.2011 valid up to 15.04.2024 5. Name of licensee M/s KNS Infracon Pvt. Ltd. and others 6. RERA Registered/ not registered Registered vide no. 120 of 2018 dated 10.01.2018 7. Unit no. F-502 (Page 14 of complaint) 8. Unit area admeasuring 1695 sq. ft. (Page 14 of complaint) 9. Date of execution of agreement 23.01.2013 (Page 13 of complaint) 12. Due date of possession 07.06.2015 36 months from sanctioning of building plan i.e., 07.06.2012) 13. Total sale consideration Rs.57,28,371/- (Page 2 of complaint) 14. Amount paid by the complainant Rs.54,51,159/- (Page 2 of complaint) 16 Occupation certificate To be ascertained Arguments heard. The respondent is directed to grant delayed possession charges at prescribed rate of interest i.e. 10.70% per annum from the due date of possession i.e. 07.06.2015 till valid offer of possession after obtaining occupation certificate. The respondent is further directed to adjust the delayed possession charges towards the outstanding amount payable by the complainant in the ledger account of the complainant and the remaining amount of DPC be paid to the complainant within a period of 90 days. The respondent shall offer the possession on receipt of occupation certificate from the competent authority within a period of one month. Matter stands disposed off accordingly. Detailed order will follow. File be consigned to the registry.
Stage: DISPOSED
- 9MAR 2023Hearing
Judge: VIJAY KUMAR GOYAL
The present complaint was filed on 07.03.2022 and registered as complaint no. 874 of 2022. On the last date of hearing, Sh. Pankaj Chandola counsel of the respondent appeared and requested for a short adjournment for filling of reply and was directed to file the reply by 16.08.2022 in the registry along with a cost of Rs. 2500/- to be paid to the complainant. However, no written reply has been filed by the respondent. Shri Rishabh Jain Advocate has appeared on behalf of the respondent and filed memo of appearance during proceedings. The counsel for the respondent requests for a short adjournment for filing of reply. The respondent is directed to file the reply within two weeks i.e., by 23.03.2023 in the registry with an advance copy to the complainant along with additional cost of Rs.2500/ (Total Rs. 5000/)to be paid to the complainant. Last opportunity is being granted. In case the reply is not filed within the time allowed, the defence of the respondent shall struck off. Matter to come up on 13.07.2023 for further proceedings.
Stage: PENDING
- 4NOV 2022Hearing
Judge: K K KHANDELWAL VIJAY KUMAR GOYAL ASHOK SANGWAN SANJEEV KUMAR ARORA
Coram is not complete, so the matter is adjourned to 09.03.2023 for the purpose as already fixed.
Stage: PENDING
Orders (5)
- 13JUL 2023judgementView Order ↗
Order No: N/A
- 13JUL 2023orderView Order ↗
Order No: N/A
- 9MAR 2023orderView Order ↗
Order No: N/A
Judgement DetailsView full order PDF ↗
* HARERA # ornronanr BEFORE THE HARYANA REAL ESTATE REGUIATORY AUTHORITY, GURUGRAM vLh5Dhanda^dhtrv,/lTshle Ramklnrs"h6ar drr v/r r#ndepsi4h endD v/5 r$h4 ORDER This order shalldispose ol al! the 3 omplaints !tled ar rbove fihd beror. thk authoriry in rom cRA underssion 3l orthe R.d Enrte lResu I ur and DeveLopmeD, Act 2016 (hereinaft.r rrered is'the A.t'l 'ead ldth rule 23 orlhe Haryana Real Eshte (Reaulahon and Developmentl Rulcs, 2017 {hereinaner rercred as th. rlrer I ror vblatio n ortdion 11(4)(il orthc Act wherein it ir iter aLia prer.ibed thrt ihe proniner diall h! r.sponsible for aLl ts oblisations, rsponsibrlnies iid run..oDs io rhc allotees as per the agrcemcnt for sale ere.uted,nter se beMecn pafr Les The core tssues emanatins from then rre sin,ilar in nahtre rd dr' .on,plainan(, in the above rarerred mdtB re J otes orlhe pmj.d, IT HARERA dLcrunnrv naneu CaDiEl Cateway b.i.p developed by 0,e lcme rspondent/prcmoter i,e., T.shee L.nd Develop.R Prlvat.
Lrhiten and KNS lnfracon Pvr Ltd.
The terms and conditlons df tho bullde. buye',s agreemens fulcruh ot th. issue involved in all these 6es psrains to railu.eo.rheparof thepromoErto deuvertimelypossesion orihe units i. que*ion, eeklng award oI po$.rsion a.d delay.d posessio. cha.Ces.
The dehils ofthe mnpraints, EpY sratui ulit no., date of agreemeht, po$e$'o1lLuse. due dJte.tf D!tt?6{oh. ofe' oI po*e$ron ror"l \dr considsration, amount paid ur, a.4r.liers sought are give. in rhe table [E i.r Fny/!! orn'4 Ni,y ]id iny ton ic/r$udds tqn dD (uv.!rro'rcs ard subjar b trc Du e pmhnn urr n am .r o,e peiod 0136 na rs trca ta dob ot &rctia dt buitdins pton, olth oid @tqr t\t ptr s. hr$stdseohnylrcnth€@DemedNdo|il, 1 D eols rctiqolbv dhepba' Dt ois,.de ol.u,/di,, pbru oNdo€d b beoT 16 2at2 lL 3 btq byolm t af * $- E.eh,d;i,o,r"d il;;l HARERA G!RUGNAI/ t\. bonpLyUtithemid[[email protected] 3.
Du. dd. ottundnt owatpo$64 s36mo hsrond*e smtu o/r!rdr,, tuatbu d4 pto8oT a62o1s h{?brt, ,. tuupo.ion. tuupo.ion.enirroF N ohb id s DtcP ri?av ao otzo' dul. o, rhe ptuld:id Fym€ b6 leNe r'or se proj€d d nedb ;RI t HARER.T & cLrnrr,nm.,r prcmoterotr a(ount of viorarion orthe builder buyer s agreeme'r ere.utcd It has been declded b ftat the sald cohplal.ts 6 an appliation ror non. compliance ot sbtutory obliFiions on dre pa.t of lhe promoErs/respondenBin Ermsot*lon 3a(l ortheAdwhLh mahdat.s the authonty to ensuE oopliance of the obligations cast upon the p.omoteB, the anofteG) and the real estate aseDts under the acr, the rules and the .esulations had. theEunde. /t N u tt&7 delared posesion charges and possession * HARERT S a,LrnLra,RAM rhe rads orallthe compl.rnts nled by the.omplainan(r/allotee(slarc .ho similar. out ofthe above Dennoned case the pa i.ulaEofkad.a!e cR 374/2022 rled os Vtkds Dhand ond vimml Dhand vs. it/r Toshee Land Developers P vo@ Lhtr.d ond KNS hlm@n Prtt" Lut ate 6einE taken into.on!deration Ior determiningthe rishk orrhe alhreet, qu delay po$e$Lon.harses and posession Prole.t and unit rehred d€tails The pafticulars of the pro,ect,rhedebrlsolsareconsideration, rhe amounr ptrld by the complainanttti date orp.oposed handrnEover rhe po$esson, delay peiod, irany,havebeen detalled in thelollowins tabtrlarrom cR/a14/2022 fi]€a a. vtkas Dha.l ond vtnnt Dhond ys, M/s rashee Lond Developsswtvabl-xntFdaad x{s tnlmc ha kd Gpta {itrrelfJ, \edr, 4 DTCPLi.etrseno,aMvalrdity 34 0f2011 dated 16.042011va1id Rqistred vide no.
120 of 2013 !tHARERA S-crnrEns,,r {Page 13 orcomplarnt- In favourof $L all€sed by omprainl 36 donths kom sandotritrs buildirsDliD e., 07 06.201?l That the respondens Save advenisemert in vanous leadLng ieespipe.r about th.ir project named in que*ion They booked rn rpi men(/flrt m€asu ns 169s sq ft. in alor.said projed of the respondent for totalsaLe considerarion is Rs 60,33,3s5/-.
O ;l tr PHARERA -&*(,Lln|GRAM Sotendotsed the above mentioned nat i! rheir name lhey made paym.nt ol Rs s4,s1,159/- ro ihe respondeits. spondeits.
The n buyer's agreemenr lers exe.uted on dated 23.01.2013 andasp€rFBAthe rcspondenbhad.llo(ed a unu/nat bearins No F.s02 having supe! area of 1695 sq ft. to rhc complaLnant.
That as perpara.no.z I of the asreement the respondetra l,d agreed to dellver the possession of rhe flat within 36 tuom san.tioni,s or build,lg plan ie., 07.06.2012 wrth ar extended p.dod of 130 days They used to telephoni.allyaskthe r$o.dent abolt ihe pmgres oithe prole.t and it always save talse impression tl,at the wolk hsoing in rlll mode atrd a..ordinglyasked torthe paymenswhich thecomplainant gaveotr timeand theconplai'Drtwhen visited to the siteMs sho.ked & surpnsed to see rhd .onnrucnonrvorkhnotlnandnooneoapresentatrheitetoaddressth. quenes of then Tha! despite re@iviig ors5% approxinately paymtrh oi nfre for alL the dchands hjsed by th. respondenc for the iid flrt rd despite repeated requeds ud remindes owr phone .alk and peBonal vists of the .omplainant, rhe respondenb have railed to deliver thc po$esion ofrhe allored flatto them wirhin $'puLrEd penod Il.
Th.!itould be seen that the o.sEuctio n of the block in whhb thelr flar ,as booked with a prcmise by the respoDdena io deliv€r th? flat hy r HARERA S- 6rn r,nm.l 07 06 201s but was noi conplered within flhe lo. thc rcasons be$ ktrowi io the respotrdents whi.h .hany shows rhar ulterolndnve ol the rerpondenc ivrs to exrad moneyrrom the rno.etrr people riaudul.nuy.
Thcy have reque$ed rhem sevenlt hes whit. makinstetephotrrc.alk:id .,1 o D- on"rrl v. r'.c'r."01,". of the nat in que*ion deposited by them, but rspondents has natly rciused ro do so Reri.f souEht by the coDplainanrsl 'lhecomplrLnaDthrssoushtfollo lngrcliefG): i.
Dlrect the respondents to provide i.tere$ ai the pres.ibed rare for eve.ymonth of delayonthea,nountpaid ii Diredtherespond..tsbhanddvartheposs.sionof lhenrt.
9.
Onthedateorheai!&theauthorityexplalledtotherespondert/promoter I Jr 15" on''J.cnuon. sJU,gedro\r.. ,gedro\r..l,an sedion 11ial (al ortheadtd pleadslihyornottoplead suilty D.
R€ply by th. r*Dond.nr 10 TheEspohdcnshave.onte$edthecohplaintonthefollowiiBgrounds sp3dlully :ubmitted that the innaot ot maintai.able on lads or in law .nd h as su.h liable to be dismissed/!eiected The complainanB Mve fiHARERA S-GUnUGltAM obtusared the prorlsloB otth€ a.!
2016 and the .ulec 2017 to tneir advanb8., r'iich is b.azen misuse of law.
The complalhdb hav€ failed to p.ovide die co ectlcompleE f.cts ihd th. srme a.€ .ep.odu.€d hercunder for proper adjudiotlon ofth€ pEsnt matter.
They nave raised rals, t ivolous, misl€.dtng .nd basel6s alleFtlons Il.
Th€ rcspondenk had applie the Depatmetrr only aiier 3 delay or 2 yeaB ow'ng ro thn the ,un{ntrrun ulptu,r!r,uuL .omplsirant havins l€en intere$in the said projc.t, apprca.h.d the respondents ror bookng a u.it in thesaid projed. lll. u k fu h.rsubmitted that, alier behg sadsfied wth the proJect Ln totality they expresed theirwillins.es to bookaunit inthc pro,e.( It isthus apparentonthe ra.e or ii, the.ompLainanh in the present * HARERA -&*crrnrnns,r puruiewoftheAct,20l6 hore spedil.ally in vi$v olthspreambLe or d'eAd,2016whlch *ates to prote is to be conedered that.omplainan6 are not.oisunere and rhus rhey lall oubide rhe puMew or the AcL 2016 and the innant .omplainr h riabretobedtsmisred.
At prpsent, it ta materorrecord thatthe *rudureoithe said projed iD que*ion k.ompletqand fm iDstalnents are due and payrbleoi a..ount orthe.omplaiEtrb.
More@s, it E petinent to * arhI dic respoidenb have applied tuom obhining occupatiotr cefufi.ate Ior Pha:et olthc said p.oj{t as all thecoNtruction and development Aft er re.eipt of swaMHI invenment tund, lhe respondeits were abLe expeditiotrs htrnner The development at the prolect rite n ii rull swing, i,r order to.ompleb the prdjed aDd handoverthe po$esron J'h. r.\!,vrd.nr. l' \e \J/\m"d., 1, fl ror.ompletion orthe said pmjed. aid pmjed. lnitially, the lnterh RER^ Snnted R0li,A resEration on 10n January re impeded due to pdoranquality in the Delhi NCRieglon vrr.
The lesarfraternity is respected tor its novetty and hichly educrkd professio.als The Hon'ble supreme courthasalowed extension of limiiarion iaki',9 into consideratlon the impact or the novel.orom virtrs over the worrd. similarly, rto real e$ate sectorwas impaded badly due to covid 19 as the construdioi a.uvitieswerc hattcd for a loDg tin'e Moleover, the co$ of consrudion kept on incrasins wirh VIll Thepresent complahtn devoid ofany merltahd h5 been prefer.d Nith the sole nohve to har6s th? r*pondenb.ln fa.t, thc prcsent .omplaint k liable to be dismised on rhe g.ound rhat the sai'l.lain' of the complaLnanc h unjunmed, nls.on.eiv.d and without any basis and k agailst the respondents.
The present complaint 6 basele$ and flagra.t tl HARERA #, c,rn rcnm,r trowerArocland 31.12.2021forph*eu (row8H bD.
Fron time btd rhar tha complahants have nhd a wromaflidavitin supDortof theiromDlaintwhich is notaccpbbl€ & I re pre.enr io'm rh-.-rFMoio.pdin" singlearfidavt,where.sboththe.onplainanbareboundtofilethen ,idrvidual affidavit Th.refore, ihe .omphint E habre ro be dismkscd/rejeded on thx srourd rlone x.
In spfte of the fad that the rearenate marker htrs gone down bJdly, th. respondcnt have n,anaqed to delayscauscd duc to va.ious abov thatvarious buyex, inctuding ihe @Dplainants or the prored hsve HARE GUllUGRAM deraultad in nak,nglinely p,y(enG bwards iheirouataiding'l@s, resulrinS inro inordinate del.y 1n the con$rudDtr activnes, {ill rhe .onfudionof thesaldproledhasneverbe.n oppedorabandonc.l aM theprolectwill bedeliveredsoo!. xl. ltisarcspedrulsubnissionoftherespondenbthatabareperusalol the complaint will su mciertly elucid ate that iha .on'plainani\ have makc a case asainn the 'espondents lt is submitted that thecomplainan6have merely alle3ed rn thecompla,it rl od' l cd""r o- h"pd.. of .L"'-.pordr1' 1, "nEpo.
1, "nEpo. e$ bni has rarled to sub{antiate the same Thc fa.t Ls (hal the rcspondenk havc been adinE in consonan.e with the resisharionol pmjedwiththeAuthorityand no conr.vention inrerhsof rhesame can be prolected on the rcspondents. xn.
The Haryana RealE$ate Rquhtory Aurhority curusram, does nor have rurisdrction in the lnshnt case as the subtechatter or rhe complainthastobedecidedaspertheAd,20l6andrheRul.s,z0lT. ffHARERA {E aTRLTGRAM The !.mpr,'nrnr ha5 etre HARFRA Uurdgram srhac .anonlybe*rantedrncaser 11 cop,.s o, aLL trc relevant do.imenB have beeh tled rM p.tri otr rh. rc.ord.
Their authe.iicity is not in dispute.
Heo.e the .omplrnt cri be de.ided on the brsis ortl'ese undi E.
Iu.lsdkdonot.h..uruorlty 12.
The i.spondents haveraised preliminary objedion rcardiiS iurisdict on of authority to e.tetuin the presentcomplalnt.
The authontyobseryes thar * HARERA db arnLnnm.r r has teritorial as well as subjed mder lrhdi.tion b adjudic e dE present.ompla,!t for the reas0ns given below. aspernotirl.ation no.
1/9212017 lTcPdated 14r2.2017 issued byTow, and counry PlanninsDepa meni Haryana rhe iursdi..on orReJLrn c Rcsuratory Authori.y, curugram shan be ei.re curucran Drnri.t lor iL purposewth orfices etuated in curu3mm In rhe presentcase, the pmi.d in que$lon is situatcd withltr thd plannins arca or ctrft,sra,n Dishnt.
Therero'?, thtruthority hascompletete tonrl runsdi.!on toderl w rh E. n subFfr.ndk iu.kdkdon sed'on rrt4xal ot the Ad, 2015 prcvides thar rhe promorer shrll bo asree crt for slc s{tior rl(4lGl n Re $pq'bh lt dt dtttddoa rtsrohsibrt.* trd turd)onl tradq tu pr$bn rt ht ad or .h-, t t4n4thtebqbnr 6eodt@ otdhtus, 6 be @e nq be. tt dt otuqqtc lldt sr.ha 34.tuadoas olb" A rqiq: t40 o] dE A4 pned4 b .rr. conphrc? al dr abrlapns ul So,rtrv,eworrhepmvkionsortheAdof 2016quoted above thea,thoniy hrs.omplete juisdi.tio. to d..ide the.ohpl. nr regarding tron.onpl'rr. ofoblisarions by the prohote' lervins aside.oDpcnsation wh'. ation wh'.h n ro be *tlaRrR" P-GIIRLJGnAM d{ided bytheadjudic inc orfi€r irpusued bythe.omplainant ata Later Flnd,qsonth€obiccdonsral*dbythe r€spondent: r.robjanon Fs,drnedrrr) du 'o fone mdjru..rrumidniA. 'lhe respondent promoter has rared a .onterlotr th!t the .on*ru.tiotr or thc projcd was delayed due to force majeure .onditions 3u(h .r odeB p,rsedbythe National Cree.Trib orher ordeB.
But the plea taken by msponde.ts is devo,d of merr trnd han.e,rejeded Theauiho qhdfconsideredvicwtha!asperdause2ror rp" ?n' buyq .ds'"enrht ihedueddeof ha d aBo ? orpo -.. o to be.aLcultrted I36 Bonths rrom date or lan.ton orbuildinE p in.
The d eof indiotrolbujldiigplanas*atedbycomplainant$07.062012 As thc due dite olhandingoverorposse$ion.ome outio bc 07.06.201s 1!hich is way berorc lrom th. mndltlons rhat respondenB :rc taking ple3 oJ.
Thc respondena were liablc to .omplete the con$ructiotr or the proicd and hrndoverthepossesion olthe said uni!by 07.06 201s and the r.spoidents .re da,n,ing beneritolban on.on$ruction by NationaL sreen TribuDal Lanl n octoDer November 2019 whereas the due date or handing ov.r oa po$esLotr lerr mu.hprior to theevent lhererore, the authonry,r ollhe view th*brn on.on*ruction by NCl .an.ot baused as an ex.useror notr performan.e ofa.onhad for whr.h the deadlin's wci. mu.h befoF sud' re$ri.!on, the sjid time penod is notexduded ul'ile .alculatiig thedelay in handinS over po$eseon.
F.nr ob,edron Eserdrns edrdcn 14 Therespondentshavetakena$ahdtharthecomplainrnts.rerhe iverors and notconsumeB, thererorq the Actand thereby.otentitled to fi lethe.onplaint under sectidn 31 oI(he.\d The respondent al$submrt.dthat the pre.frble ortheAd{Ies d'rtthe ,\c( 6 enrded io proledrhe'trrere The authontyobsened that the respondents are.o ect in nating thatthe Adisenadedroprotedthein&re*ol.onsumcnof thereale$ ese.br Lr tr serled pin.iple orinierprebtion that preamble h in Lnroductiotr orl natute aDd $ares main aims &objed ofena. jed ofena.tinga natutebutrt thesame time preadble cannot be used to dereat ihe enadins prcvrions orthe l1d Fu hcrmore, it h petiient to note that any asg eved peBon c'n nLe I .omplaint asainn the prohote f the promoter.onhavenes or vioLtes iny provisions df the Act or rules or reSulations made thereunder.
At ths *age, ii k impodant to niess upon the definiiion orterm allonee uider rhe A.t thesame crproducedbelowforrodyrcreren..: I} HARERA $- crrRlr,RAM 'z(d) otatuz in nktuh b o Ht see yojed n@6 d. p.Bor b nb @rahd ds hdhotd ot lq*hotd) u dtu tl h .d bt de :lkq4 t uqns h. jqr otkhqnh.oqr nh,td$t t or othdr.
19. ln view ofabove nentioned definition or'allotee'as wellas illthe terns and conditions of the apatuent buyels agre.menr exe.ured berween promoter and .omplainants, it is .lloseeGj s the subjed unit was alloted ro thcm by the promoler 1he conceptorinve*orhnotdellnedorrefeftedrntheA.t Asperthedehrition sivcnundersedloh2of theAd,therewillbe'pmmoteland\llottee' aM therecinnot he a parryhavinsa *atus ol''nvenor IheMaha'?nnERcaL tnare Appellate Tnbunal in ts order dated 2901.2019 indppea, no, oo06000000010ss7 ed 6 M/s srushtl Songon lteyetopa Pn Lrd vs. snnarytya Leoskg tPl LB.
Ard an, has aho held that the.otr..pt of invenor s not defined or rerered rn dre Act Thus, thc .ontento, of promoterthat lhe allodee b.insan invesor is not entitled to protection of thk Act also $ands leje.ted. frHAREII EE r,LrliLr(,nAM rnrdings on rhe rellef soughtby the conplalnantl 'the.ommon r€lisf otdelayed posessioncharges & possession are'nvolved 17. h the present conplalnt, the onDlainant i.ends to onti.ue with the prolect .nd is seekjng posession of the suhl*t un it and delay pos se$ loh *HARERA $- r,ul?r(,RAM .harg.s as provided under the provisDns ofsection 13Ol orthe Ad whi.h -kda t3:. stu [email protected] 13t1) tnheptona@tnibto@nple? t l@bb bsi. wa$on aI pakc. re idt b.Nd, brre prcn*{, hb.$t lot er.o honrh aJdetq, ni wa qe. ni wa qe.uted l,dweeh the pl{Les ^s ps' dausez 1 ortheasreement,the *l 19 A heouEeiit is rclevant to comment on thc preset posse$ion dause of the a8reeme n t wherein the po$essjon has been subieded to allkinds or ierms and cotrdjtio.s olthis aSreement, and the compliinant Nt beins in d.faulr uMer any provisLons of thE agreement and comphan.e wth aLL daen todon ac 6pnn h.d a *HARERA s-crnrnmur p.ovision5 lomalities and documentation d pr*.ribed by tha promorer Thedraftin8ofthis clause and in@Dolano. of such coldltions is.otonly vague and uncenah but so heavily loaded in favour of the prcEoter and [email protected] and do.umenbrioB etc. as p.escrib€d by the pDmotdr may make the .omm rmenr "mep.nod ro 20 Adnissibllliyolsr.c€ possesion loses its m.aDing.
The rs aprement by the promoter c ow the builddr has hNused his dominrn position ru$ to evade d,e liabiliiv bwards tinelv delivery ofsubF.t un and to depriverhealloteesofthcir ghtaerurngafteidelayrposesion Thnis .Dd drafre.l su.h mischicvous drure n the agreeDetrt 3rd tlr rllottcc!,s krt lft[ no option butto sign dn thedoned ],rcs Aspe.clausc 2 I orbulersa8reeneit, the rhe etd eo$e€['.[tugftAh4li6.d Fen ror sBce E.ion/sxftnded penod of6 months sine pos.slon .laus 2.1 orthe BBA hcorpontes quali6.d Eadn whl.h prcvides a p.e_6ndidon that the enddement of said prae Derlod of 6 montis is d.p€hdent orth. situation oI EspoDdent applylq for or obtaioiDg mupatlon certificate fron the competsnt Autho !y but as p.r the 8lv.n ta.ts it hd tailed to apply for oc.upation celtificate b the competent suthority within the $ipulated tine. *HARERA Elr,rnrcnAM Ac.ordinSl, the authority literally int rpretlng rhe sane .nd dkallows this SEce period of 6 mondrs to th. p.dmobr at thc $4e Thereforc grace Deriod or six oo.$s as p.r .la!* 2.1 oI buye/s agleeoent is dkallowed and not lhclud.d whlle al l.bry the due date ol h ding over of 21.
AdDrldbltty of del.y pos*sslo ch. s*sslo ch.rs6 !t pft*db€d Bb of rnteresr The complaDant is s( elay possesion chal|les.
However, Provho to seclon 13 Pmvid w hdrru rro'n the proje.t, hc sha , by the promotei i.teren for 3re an allorteeGl does not intend to 1s ofiheruleshas detemined th e presoibed .ata of interes!
22.
Consequently,asperwebtteorthesbie Bankof l.diai e.,hfrps //rhr.i in the marsiralco*of l.ndinsn@ [i!shofr,McLR) asondatei.e., 1307 2023 h 3.70% Accordinsl, ihe prescnbed rate ol i.tere$ will be marsinal .os oflending rare +2% ie.,10.70%. ,neb nt clu tdtht to the @\{otPbk.
The lesislature jn iE wisdom in th. subordrnate lagislation unde. ihe rule 23.
The definition of tern'inte.est as defined under se.iion 2(zal orthe Act provides that the Gte of interest charceable F.om the allotee by the promotei in case ofdefault,shallbeequalto the rate ofintsres whrh rhe promotersh.ll be llableto pay thealldtee, in case of default lhe relevrnt * HARERA dh ernrenmr vention ofrhe s.dLon 11(rltxl do.uments avail.rble on record and subnnsions rldns of the Act, the authoity is deliwred wuhln a period or 36 months tom date ol sandion orbuilding plans.
Date of sanctlon of buildingplan n taken frch.omplaintassubmined by.dmplalnanti.thei..onplaintie,0T.06.?012 Asstrchthedu€dateof handins over of po$e$io..omes oui to be 07.06.2015 in allthe.as6 as detailed jn para no.03of order. l8reemenr 3y virtue ol clause 2.1 of the buye/s agreenent exe.uted beeden the paties, the possesio. ofthe sublect apanment was to be *HARERA S- arnLr,nlv 29 Sedror 19(l0l orthe A.t oblisat$ the allotree to uke po$esiotr orure subjed unit within 2 months fron the date or recei[ or o..rpation ceitificate lf tliese complaink, the o..upation ..rtifi.ate h* nor beetr obtaiDed. lt tr luther clrrified th essior i.
07.06.201s nllrhe etpnyd 2 months tuom the datc olofler of posesron plus nro n'onths aft er obtaLni,g ocor handinsoverof po$e$ionvhicheverkea ier.
26.
A(ordinPly, it is the liilure of the promoter to rulfil its oblgrnonr r il r. nr r il r.spo,vbili(ies trs per the apartnent buyer s ag.eemenl ro hrtrd ofer ilE eriod.
A..ordinsLy, (he ior .onipl,rn.a or thc mandate conEined in semon 11{4)tal read with prov& to sadioi 13[1] orrhe Act on the part orihe respondents h e$Jlrlished As ru.lr, $. aLLotces shallbe paid, by the proooter, inieren for every month or delay tuon due datc ofposse$lon i.e,,0706.201s tillofloofpo$esron phE tw. nonths aPrer obtainin8 oC or handing over or poscssion qh.herer n earlier,attheprsscrlbednte,e, 10.70%p.a.aspdrprov sotosedion rBill of theAdrcadwithrule 15of thelules.
27. ln the lead.ise ie.,374l2022, the said unt was andoxcd in the frvorr or the.omplainait in February 201s ie, betore the due datc ofhrnd tr3over or the po$e*ion of the unit.
As decided ir conptoinanr no 4oil oI 2o1e .ttled as Vo run cu pto vs.
Enaar Clrundr,iui.d,theiuthoriiytsorthc .oDsidered vrewthat in.ascs where ihe subsequent aLLotee h {eppe.l iN, HARERA & eunrenmr into the shoes of onginal allottee beforc the due date of handrq ovdr posse$ion, lhe delayed po$e$ion .ha r3es sh aU be Eranted w.e.t due date of handinB over posession. n, Dhddrons of th. aurhorny 23l{.|.e,th.atrthorityhercby (r( upon (he promoter15 perthetu i lhe respofdenbaredtrected toFydelayad posesion.ha'€.srtd,c pre(ribedrateotintr.iLe.,10.70%pa foreverynoidiordelxyof rhe inouit ptrid by the .on,plainant to the rcspondentr ltuD rh! dtrr datcorpossesnoni'.e,070620r5ltillorrerorpo$.s'otrpusrmotrths afte' ohhininsoCorhandingoverofposse$rof whtrl'eue, seirl,ar ii Th. respondents shallnot ch.rge anfhinsrror dre.ompLrinanr wh.h is iotihe pafr oltheflatbuyels4rement.
The frte of interest .haBeable tom the auotees by the pronDter, in .a$of defaultshallbe.ha.gedaiih€ pres.ribed hte i e 10 T0o,tbythe rcspondsnt/promoter whi.h E the same Ete ol intere$ wh ch d'e promoier shall be llable to pay the allotees, in.ase of delault i.e, ihe delayed po$ession.hargesas perrdion 2Qal ortlE Ad *HARERA $-r,LrnLr,mu 29.
This de. .
This de.ision shrll mubris rd€rasp.rrul.16(2) orrhe rulej lv. the complainant B dileded to pay outsEndi.g duec if any, afte. adjuim.ntof interetlorthedelayed penod rnd the respondents shall handover ihe posession wiihin a period ofone honth after receipt of dcopation cenifrcate from thecompetentauthonty. v.
The respondents are dire.ted to pay a ea6 ofinreres.c(ued within HARERA \t.t - t-) (vliayxuna.coyal) M'"Dber Haryana Real Enate Regulatory Authority, curugram