
Aadrikaa Legal Services (ALS)- Law I Litigation I Arbitration
Date: 24.09.2026
Bombay HC Upholds Developerβs Cancellation of Flat Allotment After Buyer Failed to Pay Stamp Duty; Orders Refund With Interest
This Short Article has been prepared & written by Advocate Narendra Singh. The views expressed are based on his interpretation of the law. He can be reached at his email id amitnaren@outlook.com .

In a significant ruling concerning the obligations of homebuyers and promoters under the Real Estate (Regulation and Development) Act, 2016 (RERA), the Bombay High Court has held that a developer was justified in terminating a flat allotment where the allottee failed to actually pay the requisite stamp duty and registration charges despite repeated opportunities to execute the Agreement for Sale.
Justice Sandeep V. Marne held that MahaRERA and the Maharashtra Real Estate Appellate Tribunal had erred in directing JP Builders and Developers to execute a registered Agreement for Sale in favour of the allottee, Santosh Amarsingh Sandhu. The Court found that the promoter was ready and willing to execute the agreement, whereas the allottee had failed to complete the stamp-duty and registration formalities.
At the same time, the High Court held that the developer could not retain the allottee’s booking amount of βΉ12.30 lakh despite the valid termination. It directed that the amount be refunded with interest at SBI MCLR + 2%, calculated from 12 July 2016 until actual repayment.
Background: Flat Originally Booked in Proposed A-Wing
- The dispute arose from a residential development at Airoli, Navi Mumbai. JP Builders and Developers had undertaken development of land belonging to Airoli Cooperative Housing Society Ltd.
- The project involved issues concerning additional FSI. The developer initially contemplated a ground-plus-30-storey building, but the additional FSI expected by the society did not fully materialise. The construction plans were eventually scaled down to a ground-plus-19-floor building.
- Flat No. A-502 had originally been allotted to Vandana Nagendra Kharatmol and Nagendra Piraji Kharatmol for βΉ48.75 lakh. They paid βΉ12.30 lakh but later lost interest in the purchase because construction could not commence while litigation concerning FSI remained pending.
- Thereafter, a fresh allotment letter dated 11 July 2013 was issued in favour of Santosh Sandhu for the same flat at a consideration of βΉ48.75 lakh, recording payment of βΉ12.30 lakh by him.
Original Flat Could Not Be Constructed
- The originally contemplated Flat A-502 ultimately could not be constructed because the proposed 30-storey structure had to be reduced to 19 floors.
- After receiving a revised Commencement Certificate on 26 April 2019, the developer asked Sandhu to select another flat. He selected Flat No. 1208 on the 12th floor, which the developer agreed to allot subject to floor-rise charges of βΉ1.75 lakh.
- The developer then called upon him to pay stamp duty and registration charges so that the Agreement for Sale could be executed. The allottee, however, said he was facing financial difficulty and asked the promoter to bear the stamp duty, with a proposal to reimburse it through the home-loan disbursement.
- The developer eventually terminated the transaction by notice dated 30 July 2019.
MahaRERA Directed Developer to Execute Agreement for Sale
- The allottee approached MahaRERA in November 2019.
- By an interim order dated 6 March 2020, MahaRERA relied upon Section 13 of RERA, noting that more than 10% of the agreed consideration had been paid without execution of a registered Agreement for Sale. It directed the developer to execute an agreement for another flat of equal area as chosen by the allottee.
- That direction was effectively confirmed by MahaRERA’s final order dated 8 October 2020.
- The Maharashtra Real Estate Appellate Tribunal subsequently dismissed the promoter’s appeal and partly allowed the allottee’s appeal. In addition to maintaining the direction concerning the flat, it ordered JP Builders to pay interest on βΉ12.30 lakh at SBI MCLR + 2% from 12 July 2016 until possession, with the interest to be adjusted against the balance consideration.
- The Tribunal also restrained the developer from creating third-party rights in the flat and from charging floor-rise charges.
- Both sides therefore approached the Bombay High Court in cross-appeals.
Key Question: Was Stamp Duty Actually Paid?
- A central issue before the High Court was whether the allottee had actually paid the stamp duty and registration charges required for execution of the Agreement for Sale.
- The allottee claimed that he had paid βΉ4.35 lakh towards stamp duty and βΉ30,000 towards registration charges and relied upon an email dated 9 July 2019, through which he claimed to have forwarded proof of payment to the developer.
- However, the documentary record revealed a crucial problem.
- The Court found that although βΉ4.65 lakh had been transferred to a Punjab National Bank account for the purpose of making the statutory payment, the amount was never actually credited to the Stamp Authority or Registration Authority.
- A letter subsequently written by the allottee to the bank on 18 January 2020 itself indicated that the required challan and e-payment receipt had not been generated. The bank eventually reversed the amount and returned βΉ4.65 lakh to the allottee.
Transferring Money to Bank Is Not Payment of Stamp Duty: Bombay HC
- The High Court drew an important distinction between merely making funds available to a bank and actually paying statutory stamp duty.
- Justice Marne observed that making provision for stamp duty and transferring money to the banker did not mean that the statutory charges had actually been paid.
- There was no evidence showing that βΉ4.65 lakh was transferred to the accounts of the concerned government authorities. Nor were the necessary challans generated.
- The Court consequently held that the allottee had not paid the stamp duty and registration charges before 30 July 2019, when the developer terminated the transaction.
Developer Sent Repeated Notices for Registration
- The High Court also examined the chronology leading to cancellation.
- After the revised plans were sanctioned on 26 April 2019, JP Builders issued communications dated 3 May 2019, 28 May 2019 and 24 June 2019, asking the allottee to complete payment of stamp duty and registration charges and execute the registered Agreement for Sale.
- In an email dated 30 June 2019, the allottee expressly stated that he did not then have the necessary cash to pay the stamp duty. He proposed either that the developer wait three months for him to arrange the funds or that the developer initially bear the statutory charges and recover them through his proposed home loan.
- Further communications followed on 2 July and 9 July 2019. When no proof of actual statutory payment was produced, the developer terminated the allotment on 30 July 2019.
MahaRERA Mechanically Applied Section 13: High Court
- The High Court found fault with the approach adopted by MahaRERA and the Appellate Tribunal.
- According to the Court, both authorities had mechanically relied upon Section 13 of RERA to hold the promoter responsible for non-execution of the Agreement for Sale without adequately examining the events preceding the termination.
- The Court noted that once the revised construction plans became clear in April 2019, the promoter promptly asked the allottee to execute the registered agreement. It was the allottee who did not complete the necessary stamp-duty and registration formalities.
- The Court therefore concluded that the promoter could not be blamed merely because an Agreement for Sale had not ultimately been registered.
βPromoter Is Not Expected to Wait Endlesslyβ
- The judgment records that even after the termination, the allottee did not promptly establish payment of the statutory charges. The βΉ4.65 lakh that had remained with the bank was eventually refunded to him, and the record did not show that he thereafter paid the stamp duty.
- The Court held that the allottee himself was responsible for the failure to execute the Agreement for Sale and that the developer was ready and willing to execute it.
- Accordingly, the Court found the termination dated 30 July 2019 to be valid, observing that the promoter was not expected to wait endlessly.
- The High Court consequently held that MahaRERA and the Appellate Tribunal had erred in directing the developer to execute the registered Agreement for Sale.
Buyer Still Entitled to Refund of Entire βΉ12.30 Lakh
- The validity of termination, however, did not permit the promoter to retain the buyer’s money.
- JP Builders had earlier sought to refund βΉ11.07 lakh after deducting βΉ1.23 lakh as earnest money deposit.
- The High Court held that despite the valid termination, the promoter was not entitled to retain the βΉ12.30 lakh booking amount or deduct any amount towards EMD.
- Accordingly, the entire βΉ12.30 lakh was required to be returned to the allottee.
Interest at SBI MCLR + 2% Maintained
- The Court also balanced the equities on interest.
- Although the allottee was responsible for the failure of the transaction after 30 July 2019, he had been made to wait for a considerable period for construction of the flat.
- The High Court therefore maintained the interest rate fixed by the Appellate Tribunal β SBI MCLR + 2% β but altered the nature of the relief. Instead of interest continuing until possession and being adjusted against the balance consideration, the interest would run on the refundable booking amount of βΉ12.30 lakh from 12 July 2016 until the date on which the amount is actually returned.
Claim for Adjustment of Earlier Buyersβ βΉ12.30 Lakh Rejected
- Sandhu separately contended that amounts paid by the original allottees, the Kharatmols, should also be treated as part of his payment to the developer.
- The Appellate Tribunal had rejected this claim after finding that the Kharatmols’ βΉ12.30 lakh had been returned to them and that there was no sufficient documentary evidence to establish that Sandhu had paid the promoter more than his own booking amount of βΉ12.30 lakh.
- The High Court agreed.
- It noted that the fresh allotment letter dated 11 July 2013 recorded a total consideration of βΉ48.75 lakh and payment of only βΉ12.30 lakh by Sandhu. It contained no provision for adjusting the earlier allottees’ consideration.
- The allottee’s own email of 30 June 2019, in which he stated that approximately βΉ33 lakh remained payable out of the βΉ48.75 lakh consideration, also undermined the assertion that βΉ28.75 lakh had already been paid.
Significance of the Judgment
The ruling is significant because it demonstrates that Section 13 of RERA cannot be applied in isolation from the conduct of the parties and the factual circumstances preventing execution of the Agreement for Sale.
Where a promoter is demonstrably ready to execute the agreement and repeatedly calls upon an allottee to complete necessary statutory formalities, an allottee’s own failure to pay stamp duty and registration charges can become material in determining whether subsequent termination is justified. At the same time, the judgment makes an equally important distinction between valid termination of an allotment and entitlement to retain the buyer’s money. Even though JP Builders succeeded on the legality of the cancellation, the High Court did not permit it to forfeit the βΉ12.30 lakh booking amount and preserved interest in favour of the allottee.
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Source: Bombay High Court
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