Wednesday, October 23, 2013

WHAT IF A CHEQUE BOUNCES???

There have been several request of Consumers of Era to know what they can legally do to safeguard their interest in case of cheque bouncing by Era.. there are several Home buyers who were promised return if Era failed to provide allotment but these consumers who have parted with a considerable amount towards Era, today face a peculiar problem of bounced cheques. So to help them understand and also to make other consumers aware; here is a extraordinary article, which I would like to share with you all.. kindly go through this:-

What if a cheque bounces? Here's a guide to the legal recourse available to you
Sakina Babwani, ET Bureau Jun 24, 2013, 10.24AM IST
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Bounced cheques are one of the most common offencesplaguing the financial world. According to the Supreme Court, there are over 40 lakh such pending cases in the country. A cheque can be dishonoured for various reasons, the most common being insufficient funds in the account of the person drawing the cheque, and a mismatch of signatures with the bank records. But what do you do if you land a bad cheque? Here's a step-by-step guide to the legal recourse that is available to you.
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Filing a criminal complaint
When a cheque bounces the first time, the bank issues a 'cheque return memo', stating the reasons for non-payment. The holder can resubmit the cheque to the bank within three months of the date on it, if he believes it will be honoured the second time.
The other option would be to prosecute the defaulter legally. The first step is to send a legal notice to the defaulter within 30 days of receiving the cheque return memo. All the relevant facts of the case, including the nature of transaction, amount, date of depositing the instrument in the bank, and subsequent date of dishonouring, should be clearly mentioned in the notice. If the cheque issuer fails to make a fresh payment within 30 days of receiving the notice, the payee has the right to file a criminal complaint under Section 138 of the Negotiable Instruments Act. However, the complaint should be registered in a magistrate's court within a month of the expiry of the notice period.
If you fail to file the complaint within this period, your suit will become time-barred and, hence, not be entertained by the court unless you show sufficient and reasonable cause for the delay. On receiving the complaint, along with an affidavit and relevant paper trail, the court will issue summons and hear the matter. If found guilty, the defaulter can be punished with a prison term of two years and/or a fine, which can be as high as twice the cheque amount.
However, the defaulter can appeal to the sessions court within one month of the date of judgement of the lower court. If a prolonged court battle is not acceptable to both the parties, an out-of-court settlement can be attempted at any point. "You can also file a case of cheating under Section 420 of the Indian Penal Code, but the above recourse is preferred as it is faster and specially dedicated to this particular offence (bounced cheques)," says Ravi Goenka, advocate, Goenka Law Associates.
Filing a civil suit
While the above-mentioned process is helpful in taking a defaulter to task, it may not always result in recovery of the pending dues. Hence, one can file a separate civil suit for recovery of the cheque amount, along with the cost borne and the lost interest.

This is where a summary suit under Order 37 of the Code of Civil Procedure (1908) comes in. A summary suit is different from an ordinary suit as it does not give the accused the right to defend himself. Instead, the defendant has to procure permission from the court to do so. However, remember that summary suits can be availed of only in recovery matters, be it promissory notes, bills of exchange or cheques. "Since a summary suit is a civil proceeding that does not have the force of a criminal charge, the chances of imprisonment are remote in such matters," says Goenka.
Exceptions
These legal remedies are available only where pending debt or liability can be clearly established. Hence, if a bounced cheque was issued as a donation or as a gift, the holder cannot legally sue the defaulter.
Risk faced by defaulters
A jail term or heavy penalty isn't the only consequence faced by the issuer of a dishonoured cheque. The bank has the right to stop the chequebook facility and close the account for repeat offences of bounced cheques. However, the RBI clearly states that such action can be taken only if the default has taken place at least four times on cheques valued at over Rs 1 crore. Says Aakanksha Joshi, senior associate, Economic Laws Practice: "If the bounced cheque was for repayment of loans, banks also have the collateral offered as security. They are bound to issue a notice before they auction such property to recover the money." According to her, a bank can also deduct money from the defaulter's account if there is an explicit contract giving the bank such a right.
Changes in the pipeline
The option of dragging an offender to court under Section 138 of the Negotiable Instruments Act may not be available for long. If the amendment proposed by an interministerial group—set up last year to look into policy and legislative changes to tackle the large number of pending cases—are accepted, all cases of dishonoured cheques will have to be decided only through arbitration, conciliation or settlement by lok adalats. If the matter is referred to an arbitrator, the latter will hear both the parties and pass an award binding on both. This can only be appealed on grounds that it is invalid or the defendant was not given adequate time to present the case, or was not given notice about the arbitrator's appointment.
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If the matter is referred for conciliation, a third person has to help the parties come to a settlement. Lok adalats function on similar lines. In both these cases, if the disputing parties are unable to settle, the matter can be taken to court again. Banks, however, are not happy with these developments. "This is a backward step in terms of recovery mechanism," says Meenakshi A, head, operations, ING Vysya Bank.

Tuesday, October 22, 2013

ERA INFRA Change of Address

This is to Inform all that the parent company of Era Landmarks (I) Ltd, has intimated the BSE its change of Address; kindly go through attached link.

Era Infra Engineering Ltd has informed BSE that the Company has shifted its operations from office situated at 153, Okhla Industrial Estate, Phase - III, New Delhi - 110020 to the Company's new office situated at:B- 24, Sector - 3,Noida (U.P.) - 201301,Tel No. 0120-4037000,Fax No. is 0120-4037029.Source : BSERead more at: http://www.moneycontrol.com/news/announcements/era-infra-engineering-updatesnew-office-address_967039.html?utm_source=ref_article


Take care!!

Friday, October 11, 2013

NDTV Profit Continues to highlight the misuse of EDC collected in Haryana

NDTV Profit, Once again highlights the misuse of EDC money being charged and collected in the state of Haryana. During this show you would find out that Greater Faridabad's misery is not any less then that of Gurgaon or any other district in Haryana. While the Govt. is sitting on huge funds at its disposal, it is willfully not working towards development of the state and utilizing the huge corpus in as mush as the same manner as the builders have been doing in the state. In short, There is NO ACCOUNTABILITY.

The Builders are not accountable to the Competent Authority ( DG,TCP) as the Builder lobby gets all sanctions granted in their favor from Mr. Hooda (The CM OF HARYANA), who keeps dolling out relief policy after another to the builders, so that they enjoy the EDC money collected from us, for personal use. Its indeed surprising that license granted in 2006 or 2007 has been provided relief policy to defer EDC payments from 2010 and again in 2012 and now in 2013, every time there is an extension sought by the builders and every time the big hearted CM obliges them.  The mal- administration and oppressiveness of this administration, peaks when these public servants enhance the EDC from retrospective effect, effectively making the common man of the State, pay for the misdeeds of these builders and their own deficiencies of not developing the area as envisaged in the  master plan of 1991.


If in 2013, we still have to fight for common and essential services like Water, Electrification and Sewerage then what is the use of a Government and so many public servants. What have they been doing with our money, is this negligence or incompetence. Finally, do we deserve such administration and Governance, has the time not come to say, we have had enough of your loot and bring in only people who have the competence and the vision to work for the citizens of the State.  JAI HIND!!

Wednesday, October 9, 2013

PARKING space denied by Builder; Penalized by DISTRICT CONSUMER FORUM.

Here is an article in TOI on 8th Sept' 2013, which narrates the Order of the  District Consumer Court (Mumbai Suburban) where in the Consumer who did not get parking from his builder was compensated with Rs. 5 Lakhs and Rs. 25,000 as legal expenses.... Please go through this and at the end find the link to the judgement....

MUMBAI: A builder has been ordered to pay a Khar-based man Rs 5.25 lakh compensation for not providing parking space with a flat purchased in 2007.The forum observed that irrespective of an agreement between the builder and the flat buyer, it was mandatory for the builder to provide parking space. "A building's parking space is part of the common area. Hence, a developer can neither sell it nor dispose it off in any other manner ," the forum said while holding Pediyar Associates guilty of deficiency in service. 


According the complaint filed by Kanyo Merani, he had purchased the 963 sq ft flat from Pediyar Associates for Rs 52 lakh. The agreement said that Merani would be given stilt parking along with the flat. When he received possession of the flat, Merani was not given the parking space. The builder then agreed to give him a car parking space in another wing of the society, where Merani began to park his vehicle. However, the space was then sold to another flat owner in the building who occupied it in January 2010. Merani got no relief from the society or the builder following which he filed a complaint in the Mumbai Suburban District Consumer Disputes Redressal Forum on August 16, 2010. He sought re-allotment of the parking space. 

In its reply, the construction firm denied that the agreement mentioned a parking space to Merani. They also alleged that the parking space clause was added later in the agreement by Merani. 

The forum took into consideration the documents and the police complaint registered by Merani after he was asked to vacate the parking space in 2010. The forum said that this showed that according to the agreement he was allotted the space. However, he was forcibly made to vacate that space after the builder and the other flat owner joined hands, the forum added. 

The forum said that Merani should have been provided with the space. The forum further pointed out that the builder had to provide enough parking spaces while taking into consideration the number of flats in the building. It, however , agreed that the current holder of the parking space could not be directed to vacate the space as he too has a right over it as a flat owner. The forum held that the builder should compensate Merani. 


The Judgement is in Marathi.. http://164.100.72.12/ncdrcrep/judgement/21482131007154734581479-%202010.htm

Three things are absolutely clear from this judgement..one, that parking is a part of the common area.  Second, it should not be charged and lastly that it is mandatory for the builder to provide one parking space per dwelling unit. Earlier we did not know and maybe paid what the builder demanded but now what is stopping us to protect our interest and rights.. Let no one fool us.. lets be aware and get together on one platform to defeat the malafide intent of the unscrupulous developer whose only aim seems to be to gain at our expense.. lets unite and get our money back.. Takecare!!

Tuesday, October 1, 2013

NDTV COVERAGE- WHERE IS THE EDC MONEY IS GOING

DEAR FRIENDS,

Why we pay EDC and where the money goes..why we still do not get development though we have paid our fair share of EDC.. OOPs not just fair share but an 0ver charged figure..The EDC scam.. could be worth..thousands of crores of Indian Rupees. PLEASE GO THROUGH THE NDTV COVERAGE ON EDC, to understand what we stand to loose by believing, the demand letters send by Colonizers to collect EDC ... is it mal-administration and arbitrary charge..which has no legal justification.. let us discover...

please click on this link below. ...to understand..... please watch...





Take care & best wishes!!

Saturday, September 28, 2013

Era Landmarks: You will be forced to believe in the difference!!

Its no easy task to cheat consumers at each stage of each project, to carry out such large scale scam that too within NCR region and around, with aplomb and panache; speaks volumes of the enterprise "ERA LANDMARKS" and its efficient Employees. One Builder has the stamina and stomach to grab thousands of Indian middle class persons money, and no one even raises a finger. How is this happening, who is helping him unleash fraudulent schemes in the name of dream housing, why isn't the Govt. Departments getting to the root of this fraud, why is media quite when on other issues it is so vocal and unforgiving, many questions to which maybe we might not be able to get answers yet. However, lets see what the situation on ground is.. we start first with the millennium city, where Era has sold 4 projects till date and if you start counting these in number of phases...then you will need more fingers then what I have...

GURGAON

In sector-103, project sold by Era to intending allottees as Plots in January 2012. an Agreement Executed, which said that if the company can not give possession or allotment of the said plot within 18 months of the day of the booking it would refund the money so collected with an interest of 9%. The story thereafter is no different from others, therefore easy to believe.. see what a consumer has posted on Icomplaints portal..

Era landmarks was giving advt in the newspaper and internet about their township in Gurgoan Sector-103 by the name Cosmos City. I contacted them thorugh their official dealer V S Realtor India Pvt Lt Mr Vijay jha and come to know they are also launching plots in that area for which I paid 60% of the plot value and was issued receipt from their office. I paid this entire amount through my Canara Bank NRE account. They made an agreement on Rs 100 stamp paper that if they fail to provide the said plot within 18 months, they will refund the money with interest after that. As they failed to give me plot as agreed I asked them in writing to refund the amount but they failed so far. I have given this written request to them on 13th June 2013 but they are giving all the excuses. I owe them about Rs 75 Lakhs.
My customer code with Era Landsmarks is 047/S0013 with respect of GDEP/103/133 for Gurgaon plots. 
I need my hard earned money back as I a retired man now but see that I have to fight a lengthy battle with them to get my money back, which I am forced to do now.
Hereby requested the Era landmarks management and VS Realtors, to see the writing on the wall and mind , this is the hard earned money by me which they are holding beyond the agreed terms and conditions which will force me to take all the available legal options at my end which will ultmately spoil our relationship.
Reagrds
S.K.Sharma
New Delhi

...The story of other allottees of this project is similar, they are trying hard to get refund..but Era is not listening. Why..why is it not fulfilling its contractual obligation, if it has the land and the license why does it not deliver on the promises.. the important question is does ERA have land and license in its name.. I wonder, as I was not able to get any license record on the TCP website for a plotted colony in any builders name since 2009 to 2013, in sector-103.

BHADURGARH

Year 2006, when Era sold hundreds of plots to gullible consumers. These valuable consumers have started receiving letters from Era that the plan for the project has changed and now (after 7 long Years) the company is launching Group Housing Scheme instead of the Plotted colony. Infact Era is forcing them to convert their booking to flats in the GH scheme that too at the prevalent market rate....Rahul Gandhi..would have said, "What Nonsense"!! But we are not him and can not afford the grandstanding!! below is verbatim manuscript of a consumer complaint of this very project and here i would like to inform you all, that some consumers of this project have already filed police complaints in Bhadurgarh police station as well.. yet the builder is not willing to budge from his arrogant stand..


We booked a plot measuring 300 sq. yds in pre launch project at Bahadurgarh (Haryana) of Era Infrastructure India Limited (now Era Landmarks India Limited) in year 2006 but since then there was no allotment done by the builder on the ground of some legal clearances but we were being assured that they would be launching the project soon.
Now we got a letter dated 02-Jul-2013 from the builder that they are offering us the Flat but on today's prevailing rates and size as per our paying capacity.

We sent a few letters asking for the reason behind this as this is unethical and a fraud with the consumer but the builder is not responding on this.

My details are:
Himanshu Bansal
Mobile: 9818040756
E-mail: himanshubansal84@gmail.com
Two projects sold as plots.. both undelivered after years of booking.. will they meet the same fate.. no one except Era, knows the reality. Why is Era doing this, why not a single project sold by Era is delivered the way it is promised and on time, is Era not concerned at all about its relation with consumers, is it consumers fault that they believe the difference and get associated with their projects.. again too many questions which may remain unanswered, as the consumers suffer and are forced to believe in the difference of a new reality every time they go to Era's office for answers......which change with every season...but the consumers suffering does not!!!






Friday, September 27, 2013

External Development Charges (EDC)

Before we dwell upon what EDC is all about, there are a couple of institutions that we need to know a little about to understand the whole concept. Primary is, of course, the Town and Country Planning Haryana. This department is responsible to REGULATE the development and also to check the haphazard developments in and around towns in accordance with the provisions of the following statues:-

1. The Punjab Scheduled Roads and controlled Areas Restrictions of Unregulated Development Act,1963.
2. The Haryana Development and Regulations of Urban Areas Act, 1975.
3. The Punjab New (Capital) Periphery Control Act, 1952.

In order to involve the private sector in the process of urban development, the Department grants licenses to the private colonizers for the development of Residential, Commercial, Industrial and IT Park/Cyber Park Colonies in accordance with the provisions of the Haryana Development and Regulation of Urban Areas Act, 1975 and rules framed thereunder. On grant of license to the private colonizer the Directorate u/s 3 (3 (ii)) takes an undertaking from the colonizer to pay proportionate Development charges if the external development works as defined in clause (g) of section 2 are to be carried out by the Government or any other local authority.  This amount is on gross acre of the colony that the Colonizer intends to develop and construct and is fixed by the Directorate as per policy for the year of the license. That means in the Urban Estate of Sector-75-89 Faridabad, for year 2006 the rate was fixed as 94.94 lacs per gross acre. Therefore all licensee's of that calendar year would be charged the same rate for the same Urban Estate as per policy. Therefore this is the Govt. Agency/Body that issues license to the colonizer and charges the EDC on the Colonizer, who in turn is allowed to collect the same from its consumers/Home Buyers and Deposit the recovered amounts in the accounts of HUDA.

HUDA or Haryana Urban Development Authority is primarily engaged in the planned development of the Urban estates of the state. It undertakes development of land after the same has been acquired by the Govt. of Haryana through its Urban Estates Department for specific land usages, like residential, commercial and Industrial etc. in accordance with the provisions of the development plans of the particular area, which are prepared and published by the Director Town and Country Planning Haryana, in exercise of powers conferred by sub-section 7 of section 5 of The Punjab Scheduled Roads and controlled Areas Restrictions of Unregulated Development Act,1963. HUDA is empowered to acquire, sell and dispose off property, both movable and immovable and also to use this acquired land for residential, industrial, recreational and commercial purpose. HUDA, also carries out all EDC works through out the licensed areas granted to the Colonizers as per master plans prepared by Town and Country Planning Haryana. Further, HUDA makes available developed land to Haryana Housing Board and other bodies for providing houses to economically weaker sections of the society.

So it is clear that Town and Country Planning charges the EDC and HUDA collects the same to fulfill the objective of planned development of the urban estates. Therefore we shall now understand EDC. EDC or External Development Charges, is defined U/s 2(g) of The Haryana Development and Regulations of Urban Areas Act, 1975. It says, "External Development Works include water supply, sewerage, drains, necessary provisions of treatment and disposal of sewage, sullage and storm water, roads, electrical works, solid waste management and disposal, slaughter houses, colleges, hospitals, stadium/sports complex, fire stations, grid sub-stations etc. and any other work which the Director may specify to be executed in the periphery of or outside colony/area for the benefit of the colony/area".

Each Home Owner or intending home buyer has to pay his proportionate share of EDC demanded by the builder for the external development works that are carried out by the HUDA. The calculation is simple arithmetic. If we take above example then for a colony of the size of 10 acres the amount of EDC per gross acre @ 94.94 lacs per acre, equals to 9.494 crores. This amount the builder has to collect from all allottees. as per FAR for group housing scheme the colonizer, in 10 acres project can build an area 10 acres X 1.75 X 4046.86 X 10.76= 7,40,251 sq. ft. Therefore the builder can easily divide the total cost of 9.494 crore by the area that he can construct and sell to get the per square feet cost. Therefore 94940000/ 740251 = INR 128.25. ( for your builder calculation you need to check the actual FAR he is using , as this is the max permissible FAR and mostly builders are able to utilize some decimal points less then the max permissible). This is an Ideal situation but builders do not sell on FAR    calculations.. they have devised a devil in the name of SUPER AREA which according to their BUILDER BUYER Agreement is about 25-30% over and above the FAR Area, which invariably means, if more area is divisible by the total charge (EDC AMOUNT) then the per square feet cost would come down. In the case in hand, if area is increased by 30% , than the total area would jump to 9,62,326 lac sq.ft., thus EDC now would amount to 94940000/962326= INR 98.70 Approx. per sq. ft. But what the Builder does in reality, he charges Rs150/- per square feet on super area which means a cool profit of Rs 41.30 per feet, which adds up to a humongous INR 3.97 crore, for entire 10 Acre project. Voila!! Isn't it fantastic that on a mere payment of 9 crore the builder has profited to the tune of approx 4 crores? Which other business would give you such super profits.. can not think of any other.

But the game does not stop here. Had it, we Indians would have been spared the trauma of living in un-developed/under-development urban estates of the state of Haryana.  The Builder even after over charging in the name of Govt. expenses does not pay the prescribed amount of EDC to the authorities within stipulated time schedule and the authorities who are supposed to REGULATE planned development easily turn a blind eye to this violation of bilateral agreement between self and builders, thereby allowing on one hand, easy back door liquidity to the builder ( who uses these amounts for other business purposes) and on the other hand sacrificing or defeating the purpose of planned development ( cause without funds authorities have easy escape route of deferring External development works) in the urban estates of Haryana. The builders generally pay EDC money, either at the time of renewal of license or when they need Occupation Certificate, which means only after three or four years of starting construction and collection of EDC amounts from home buyers.

This is a vicious cycle in which most Home Buyers in Haryana find themselves today. What can we, as consumers do, so that builders can not fleece higher then prescribed EDC from us? How can we find out what amount is demanded from Builder by the Authorities and how much he has paid after collecting from us? We can file RTI to the SPIO Branch accounts, C/o Directorate Town and Country planning Haryana, sector-18, Madhya Marg, Chandigarh, Haryana and get the required ledgers -  provided you have the license number of the colony.   But this will not help in controlling the overcharging by builder and non-payment, as no matter how many proofs you have for licensee's violations the department is hand in glove with the builder and would not take any action. Therefore, the only way this malpractice can be avoided is, if we as consumer groups pressurize the Director to formulate a policy wherein the Director at the time of issuance of License declares on its website along with other details, the total EDC payable on a particular license as well as the cost per flat that needs to be paid by the home buyer ( for all categories of flat the department is sanctioning the layout plan) and mandates the builder to furnish the information available on the departments website                              ( http://tcpharyana.gov.in ) to its consumers, who would be duty bound thereafter to pay  directly to the office of HUDA their respective share. This way the authorities would be able to collect EDC money faster and more importantly without delay and also the chance for over charging would be completely eliminated. I hope representation for such policy mechanism should come from each RWA and consumer groups so that Director General, Town and Country Planning Haryana makes such or any other better policy in this regard.