Haryana

Sonipat

CC/374/2016

Kanhiya lal - Complainant(s)

Versus

M/s Omaxe Limited - Opp.Party(s)

S.P. Verma

19 Dec 2016

ORDER

BEFORE THE DISTRICT CONSUMER DISPUTES REDRESSAL FORUM,

SONEPAT.

               

 

                                Complaint No.374 of 2016                                              Instituted on:14.09.2016

                                Date of order:19.12.2016

 

Kanhiya Lal son of Khillu Ram, resident of villa no.66, block A, Sector 8, village and post office Shahpur Turk, Omaxe City, Sonepat.

..Complainant.

                      Versus

M/s Omaxe Ltd. (formerly Omaxe Construction Ltd.) having its registered office at Omaxe House, 7 Local Shopping Centre, Kalka Ji, New Delhi-19 through its Authorized signatory at Omaxe City, Sonepat situated at Sector 8, Sonepat in the revenue estate of village Rewli, Kumaspur and Raipur Turk.                                          

..Respondent.

COMPLAINT UNDER SECTION 12 OF       

THE CONSUMER PROTECTION ACT,1986

 

Argued by: Sh. SP Verma, Adv. for complainant.

           Sh. Pankaj Karnatak, Authorized Representative for

           Respodnent.

 

BEFORE     NAGENDER SINGH, PRESIDENT.

          PRABHA WATI, MEMBER.

          J.L. GUPTA, MEMBER.

 

O R D E R

 

          Complainant has filed the present complaint against the respondent alleging therein that the respondent has allotted a villa bearing no.66 in Block A  having built up area approximately 92.3472 Sq. meters (998 sq. feet) on the plot area approximately 161.99 sq. meters (193.75 sq. yards) in favour of one Naveeta Dhingra and  accordingly, the agreement dated 4.11.2006 was executed in her favour.  Thereafter the complainant has purchased the said villa from Surender Bablani and thus, she has stepped into the shoes of second allottee. As per 26 Clause F of the agreement,  in case of delay in construction of the said villa, the company would pay a sum at the rate of Rs.5/- per sq. feet of the super area per month for the period of delay to the buyer provided, however, that the buyer has made payment of all installments towards the ale consideration amount of the said villa in time and without making any delay to the company. After getting physical possession in the month of 01/2013, the complainant came to know about the letter issued by the Govt.    The company has received the cost of excess super area from the complainant alongwith other residents wrongly and illegally and the company is liable to refund the amount of excess super area to the complainant.   Ultimately on 6.9.2013,  the resident welfare association  has submitted the joint application to the respondent to refund the amount of excess super area wrongly and illegally charged, but the respondent refused to accept the request of the complainant, whereas the respondent is legally bound to make the payment of compensation for excess super area to the complainant, but of no use and that amounts to a grave deficiency in service on the part of the respondent.  So, he has come to this Forum and has filed the present complaint.

2.        The respondent in their reply has submitted that the conveyance deed of the property in question was registered and possession was handed over to the complainant.   The possession certificate also recites the constructed area of the premises in question to be 1224 sq. feet.  After having got the possession of the unit and getting the conveyance deed executed and registered, the complainant has filed the false and frivolous complaint.  The complainant is not entitled for any amount towards alleged delay in handing over the possession of the premises.  The development and construction of the unit was completed before the purchase of the unit by the complainant.  It is also submitted that the complainant had given in writing that the period of development and construction of the unit would be reckoned from the date of endorsement in his favour.    The complainant is not entitled to recover any amount towards compensation for delay in handing over the possession of the unit. Registered sale deed dated 11.1.2013 was also executed in favour of the complainant.  The complainant got the sale deed registered and took possession without any demure or protest.  The respondent has not received amount for any excess area from the complainant.  The tentative area of villa was 101.27 sq. meters as per agreement dated 4.11.2006 which was subject to change on completion.  There is no deficiency in service on the part of the respondent and the complainant is not entitled for any relief and compensation and thus, prayed for the dismissal of the present complaint.

3.        We have heard the arguments advanced by the ld. Counsel for both the parties  at length and we have also gone through the entire relevant material available on the case file carefully & minutely.

          Ld. Counsel for the complainant has submitted that after getting physical possession on 20.10.2011, the complainant came to know about the letter issued by the Govt.    The company has received the cost of excess super area from the complainant alongwith other residents wrongly and illegally and the company is liable to refund the amount of excess super area to the complainant.   Ultimately on 6.9.2013,  the resident welfare association  has submitted the joint application to the respondent to refund the amount of excess super area wrongly and illegally charged, but the respondent refused to accept the request of the complainant, whereas the respondent is legally bound to make the payment of compensation for excess super area to the complainant, but of no use and that amounts to a grave deficiency in service on the part of the respondent.  Ld. Counsel for the complainant has requested to direct the respondent to refund the amount of Rs.4,30,300/- (excess super area of the villa+delayed delivery of possession of the villa alongwith interest and compensation.

          Sh. Pankaj Karnatak Authorized representative on behalf of the respondent has submitted that the conveyance deed of the property in question was registered and possession was handed over to the complainant.   The possession certificate also recites the constructed area of the premises in question to be 1224 sq. feet.  After having got the possession of the unit and getting the conveyance deed executed and registered, the complainant has filed the false and frivolous complaint.  The complainant is not entitled for any amount towards alleged delay in handing over the possession of the premises.  The development and construction of the unit was completed before the purchase of the unit by the complainant.  It is also submitted that the complainant had given in writing that the period of development and construction of the unit would be reckoned from the date of endorsement in his favour.    The complainant is not entitled to recover any amount towards compensation for delay in handing over the possession of the unit. Registered sale deed dated 11.1.2013 was also executed in favour of the complainant.  The complainant got the sale deed registered and took possession without any demure or protest.  The respondent has not received amount for any excess area from the complainant.  The tentative area of villa was 101.27 sq. meters as per agreement dated 4.11.2006 which was subject to change on completion.  There is no deficiency in service on the part of the respondent.

4.        After hearing both the parties at length and after going through the entire relevant records very carefully, we are of the view that there is no deficiency in service on the part of the respondent.

          We have perused the document      R-8 i.e. Agreement and condition no.11 of this agreement mentioned at page no.5 is reproduced below:-

          It is further understood and agreed by the buyer(s) that the area of the said Villa given in this agreement is tentative and subject to change as per direction of the Sanctioning Authority or Architect or Structurual Engineers of the Company which may result in change (decrease or increase) in the area of the said Villa, Change in its dimension, size, location, number, boundaries etc.  The final size, location, number, boundaries etc. shall be confirmed by the company on completion of development of the project.  In case of increase in the allotted plot area/super area of the said Villa, the buyer shall pay for the initial 10% of the increase in area at the rate of booking of the said Villa and shall pay the balance increased area at the then prevailing company’s rate/market rate.  In case of decrease of the allotted plot area/super area of the said Villa, the amount received in excess over and above the total cost of the said Villa based on the changed area, shall be refunded/adjusted (as the case may be) by the company to the buyer(s) alongwith simple interest at the rate of 10% per annum.

          In the agreement at page no.4, in para no.3 it is mentioned that the built up area of the said villa means the covered area of the said villa including area enclosed by its periphery walls and area under calls, columns, verandah etc. which form integral part of the said Villa.

          In the Affidavit-cum-Indemnity (R-6) in para no.8, it is mentioned that:-

          “I/We hereby clearly agree and understand that the development/construction period of the said unit as stated in the allotment letter/agreement shall be reckoned with effect from the date of endorsement of allotment right in my/our favour and I/we shall not claim for compensation for any delay in offer of possession of the said unit by the company.

 

          We have also perused the Schedule of Villa attached with Conveyance deed (R-2) and it is mentioned in this document that:-

          All the rights, title and interest of the promoter/vendor into and upon the said villa having built up /constructed area of 1224 Sq. feet (113.71 Sq. meters) (appox) built on that piece and parcel of land area admeasuring 193.75 Sq. yards (162 sq. meters (appox) bearing Villa No.66 in Block A in the residential colony known as Omaxe City, Sonepat situated in Sector 8, Sonepat as per the approved layout thereof by the concerned authority.                   We have also perused the Ground Floor Plan which is also attached with the Conveyance deed and area detail is mentioned below:-

Area Detail

Total Plot Area 193.75 sq. yards/1743.75 sq. feet/161.99 sq. meter

Constructed Area 1224 sq. feet/113.71 sq. meter

Ground Floor Area 92.71 Sq. meter

Back courtyard area 6.94 sq. meter

Front courtyard area 9.98 sq. meter

Total courtyard area 16.92 sq. meter

50% shaft area=0.920- sq. meter

50% boundary wall =3.158 sq. meter

Total G.C.A. =113.71 sq. meter        1224.0 sq. feet.

          We have also perused the possession certificate R-4 very carefully.   In this document, it is mentioned that the respondent has handed over the physical possession of the Villa No.66 in Block A in the residential colony Omaxe City, Sonepat situated in Sector 8, Sonepat in terms of the conveyance deed no.14739 dated 11.01.2013.

          In the case in hand, the conveyance deed was executed in favour of the complainant on 11.1.2013.

          Initially the above said Villa was in the name of Naveeta Dhingra in the year 2006. Thereafter villa was purchased by Surender Bablani from Naveeta Dhingra and thereafter the said villa came to the complainant from Surender Bablani.

          The complainant in para no.3 page 3 has mentioned that accordingly, the complainant stepped into the shoes of first allottee and the company was bound to deliver the actual possession of the said villa as per agreement which was entered into with the first allottee Naveeta Dhingra.

          In our view, the complainant after satisfying himself has purchased the Villa in question.  Each and everything was in the knowledge of the complainant and despite this, he has purchased the Villa in question from the previous owners.  So, in our view, the complainant has no right to claim the amount regarding super area or delayed delivery possession of the Villa. 

          Further the perusal of the case file shows that on 19.7.2011 affidavit-cum-indemnity (R6) was executed in between Kanhiya Lal, the present complainant and Surinder Bablani.  Vide letter dated 21.11.2011, the respondent offered possession of Villa in question to the present complainant Kanhiya Lal.  Conveyance deed (R7) was executed in favour of the complainant on 11.1.2013. So, the complainant has become the consumer of the respondent only on 11.1.2013 and he cannot raise any dispute with the respondent regarding the deficiencies prior to the date of 11.01.2013 as he came in existence in respect of the villa in question on 11.01.2013 only.  The previous owner Surinder Bablani was having the right to invoke the provisions of the Consumer Protection Act regarding the deficiencies in respect of villa in question, against the respondent.  In our view, the complainant has no right to file the present complaint because he has taken the possession of the villa in question on 11.01.2013 and thus, he cannot be termed as consumer of the respondent.

          The observation of this Forum is fortified by the case law titled as T.K.A. Padmanabhan Vs. Abhiyan CGHS Ltd. Revision Petition no.1942 of 2013 decided on 4.1.2016 ,  in which it has been held by the Hon’ble National Commission that “It is an admitted fact that the petitioner had taken the physical possession of the flat on 27.2.2004 though there was delay of 11 months in giving possession on behalf of the respondent. However, the consumer complaint was filed on 8.8.2005, that is about one and half years after petitioner got possession.  There is nothing on record to show that at the time of taking possession of the flat, the petitioner had lodged any protect with regard to delay or took conditional possession. When the petitioner had taken the possession of the flat on 27.2.2004 unconditionally and without any protest, thereafter he ceased to be a consumer.  The agreement executed between the parties comes to an end.  Thus, on the date when consumer complaint was filed, there was no privity of contract between the parties.  As such, the consumer complaint on the fact of it is not maintainable.”

         In the present case, there is no dispute with regard to the fact that the conveyance deed has already been executed in favour of the complainants on 11.01.2013 and he has taken the possession of the villa and the complainant is residing in the Villa in question. Thus, the consumer complaint of the complainant is not maintainable before this Forum and he ceased to be the consumer of the respondent. Further, in our view, it was incumbent upon the complainant to get measured the area of the Villa in question before execution and registration of the conveyance deed, but the complainant have got measured the area of the flat after execution and registration of the conveyance deed. 

Further in the conveyance deed,  the area of the Villa is mentioned. So our view, at this stage, there is no force in the contentions raised by the complainant and the complainant is not entitled for any relief & compensation.  The present complaint fails and we hereby dismiss the same with no order as to costs.

          Certified copy of this order be provided to both the

parties free of cost.
          File be consigned to the record-room.

 

 

(Prabha Wati)        (JL Gupta)                 (Nagender Singh-President)

Member DCDRF        Member DCDRF                   DCDRF, Sonepat.

 

Announced:19.12.2016