Homeowners’ Legal Guide to Builder Bankruptcy

Buying a home is one of the most significant investments individuals make in their lifetime. However, this dream can turn into a nightmare if the builder goes bankrupt. In India, numerous homeowners have faced this predicament, leading to financial distress and legal battles. This blog delves into the legal recourse available for homeowners when a builder goes bankrupt in India, offering a detailed guide on navigating these challenging situations.

Table of Contents

Bankruptcy and Insolvency in the Real Estate Sector
Legal Recourse for Homeowners
File a Complaint with RERA
Initiate Proceedings Under the IBC
Consumer Protection Act, 2019
Civil Suit for Breach of Contract
Lodge an FIR for Fraud or Cheating

Understanding Bankruptcy and Insolvency in the Real Estate Sector

Bankruptcy in the real estate sector occurs when a builder or developer is unable to meet their financial obligations and is declared insolvent. This often results from mismanagement, economic downturns, or fraudulent activities. The insolvency process in India is governed by the Insolvency and Bankruptcy Code (IBC), 2016, which provides a structured framework for resolving insolvency and bankruptcy cases.

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Legal Recourse for Homeowners

1. File a Complaint with RERA

Real Estate (Regulation and Development) Act, 2016 (RERA): Homeowners can file a complaint with the Real Estate Regulatory Authority (RERA) established under this act. RERA aims to protect home buyers’ interests and ensure transparency in the real estate sector.
Steps to File a Complaint: Homeowners need to visit the RERA website of their respective state, fill out the complaint form, and submit necessary documents such as the sale agreement, proof of payment, and correspondence with the builder.

2. Initiate Proceedings Under the IBC

Insolvency and Bankruptcy Code (IBC), 2016: Homeowners can file a claim as financial creditors under the IBC if the builder is declared insolvent. The National Company Law Tribunal (NCLT) oversees these proceedings.
Committee of Creditors (CoC): Once the NCLT admits the insolvency application, a Committee of Creditors (CoC) is formed, comprising all financial creditors, including homebuyers. The CoC plays a crucial role in the resolution process and the selection of a resolution professional.

3. Consumer Protection Act, 2019

Consumer Complaints: Homeowners can file complaints under the Consumer Protection Act, 2019, for deficiency in service, delayed possession, or other grievances. Consumer forums at the district, state, and national levels handle these complaints.
Compensation and Relief: Consumer forums can award compensation for financial losses and mental agony, order refunds, or direct the builder to complete the project.

4. Civil Suit for Breach of Contract

Breach of Contract: Homeowners can file a civil suit against the builder for breach of contract. This legal action seeks to enforce the terms of the sale agreement and may include claims for damages or specific performance.
Court Jurisdiction: The suit should be filed in the appropriate civil court based on the jurisdiction clause in the sale agreement or the location of the property.

5. Lodge an FIR for Fraud or Cheating

Criminal Proceedings: If there is evidence of fraud or cheating by the builder, homeowners can lodge a First Information Report (FIR) with the police. Sections 420 (cheating) and 406 (criminal breach of trust) of the Indian Penal Code (IPC) are commonly invoked in such cases.
Investigation and Prosecution: The police will investigate the allegations, and if sufficient evidence is found, the builder may be prosecuted in a criminal court.

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Facing a builder going bankrupt can be daunting, but homeowners have several legal recourses available to protect their interests. By leveraging RERA, the IBC, the Consumer Protection Act, and other legal avenues, homeowners can seek justice and ensure their rights are upheld. Staying informed, united, and proactive is key to navigating these complex situations effectively. With the right approach, homeowners can mitigate their losses and work towards achieving their dream of homeownership, even in the face of such challenges.

FAQs about Homeowners’ Legal Guide to Builder Bankruptcy

What is builder insolvency?

Builder insolvency occurs when a builder or developer is unable to meet their financial obligations and is declared bankrupt, leading to a halt in construction and potential financial losses for stakeholders.

Who pays for insolvency?

The costs associated with insolvency, including legal and administrative expenses, are typically paid from the assets of the insolvent builder. Creditors, including homebuyers, may recover their dues proportionally from the remaining assets through the insolvency process.

What to do when your builder goes into liquidation in India?

When your builder goes into liquidation in India, you can:
1.File a claim as a financial creditor under the IBC.
2.File a complaint with RERA.
3.Approach consumer courts for redressal.
4.Seek legal advice to explore options for recovering your investment or ensuring the project’s completion.

How do I get a refund from the builders?

To get a refund, you can file a complaint with RERA, lodge a case in consumer court, or initiate insolvency proceedings under the IBC if the builder is declared insolvent. Ensuring you have all necessary documentation and seeking legal advice can help strengthen your claim.

Published on 27th June 2024