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CRZ NOTIFICATION—2011

(To be published in the Gazette of India, Extraordinary, Part-II, Section 3, Sub-section (ii) of dated the 6th January, 2011)

COASTAL REGULATION ZONE NOTIFICATION

MINISTRY OF ENVIRONMENT AND FORESTS

(Department of Environment, Forests and Wildlife)

S.O.19(E).- WHEREAS a draft notification under sub-section (1) of section and clause (V) of subsection (2) of section 3 of the Environment (Protection) Act, 1986 was issued inviting objections and suggestions for the declaration of coastal stretches as Coastal Regulation Zone and imposing restrictions on industries, operations and processes in the CRZ was published vide S.O.No.2291 (E), dated 15th September, 2010.;

AND WHEREAS, copies of the said Gazette were made available to the public on 15th September, 2010.;

AND WHEREAS, the suggestions and objections received from the public have been considered by the Central Government;

Now, therefore, in exercise of the powers conferred by sub-section (1) and clause (v) of sub-section (2) of section 3 of the Environment (Protection) Act, 1986 (29 of 1986), the Central Government, with a view to ensure livelihood security to the fisher communities and other local communities, living in the coastal areas, to conserve and protect coastal stretches, its unique environment and its marine area and to promote development through sustainable manner based on scientific principles taking into account the dangers of natural hazards in the coastal areas, sea level rise due to global warming, does hereby, declare the coastal stretches of the country and the water area upto its territorial water limit, excluding the islands of Andaman and Nicobar and Lakshadweep and the marine areas surrounding these islands upto its territorial limit, as Coastal Regulation Zone (hereinafter referred to as the CRZ) and restricts the setting up and expansion of any industry, operations or processes and manufacture or handling or storage or disposal of hazardous substances as specified in the Hazardous Substances (Handling, Management and Transboundary Movement) Rules, 2009 in the aforesaid CRZ.; and

In exercise of powers also conferred by clause (d) and sub rule (3) of rule 5 of Environment (Protection) Act, 1986 and in supersession of the notification of the Government of India in the Ministry of Environment and Forests, number S.O.114(E), dated the 19th February, 1991 except as respects things done or omitted to be done before such supersession, the Central Government hereby declares the following areas as CRZ and imposes with effect from the date of the notification the following restrictions on the setting up and expansion of industries, operations or

processes and the like in the CRZ,-

(i) the land area from High Tide Line (hereinafter referred to as the HTL) to 500 mts on the landward side along the sea front.

(ii) CRZ shall apply to the land area between HTL to 100 mts or width of the creek whichever is less on the landward side along the tidal influenced water bodies that are connected to the sea and the distance upto which development along such tidal influenced water bodies is to be regulated shall be governed by the distance upto which the tidal effects are experienced which shall be determined based on salinity concentration of 5 parts per thousand (ppt) measured during the driest period of the year and distance upto which tidal effects are experienced shall be clearly identified and demarcated accordingly in the Coastal Zone Management Plans (hereinafter referred to as the CZMPs).

Explanation.- For the purposes of this sub-paragraph the expression tidal influenced water bodies means the water bodies influenced by tidal effects from sea, in the bays, estuaries, rivers, creeks, backwaters, lagoons, ponds connected to the sea or creeks and the like.

(iii) the land area falling between the hazard line and 500mts from HTL on the landward side, in case of seafront and between the hazard line and 100mts line in case of tidal influenced water body the word ‘hazard line’ denotes the line demarcated by Ministry of Environment and Forests (hereinafter referred to as the MoEF) through the Survey of India (hereinafter referred to as the SoI) taking into account tides, waves, sea level rise and shoreline changes.

(iv) land area between HTL and Low Tide Line (hereinafter referred to as the LTL) which will be termed as the intertidal zone.

(v) the water and the bed area between the LTL to the territorial water limit (12 NM) in case of sea and the water and the bed area between LTL at the bank to the LTL on the opposite side of the bank, of tidal influenced water bodies.

 

  1. For the purposes of this notification, the HTL means the line on the land upto which the highest water line reaches during the spring tide and shall be demarcated uniformly in all parts of the country by the demarcating authority(s) so authorized by the MoEF in accordance with the general guidelines issued at Annexure-I. HTL shall be demarcated within one year from the date of issue of this notification.
  1. Prohibited activities within CRZ,- The following are declared as prohibited activities within the CRZ,-

(i) Setting up of new industries and expansion of existing industries except,-

(a) those directly related to waterfront or directly needing foreshore facilities;

          Explanation:-The expression “foreshore facilities” means those activities permissible under this notification and they require waterfront for their operations such as ports and harbours, jetties, quays, wharves, erosion control measures, breakwaters, pipelines, lighthouses, navigational safety facilities, coastal police stations and the like.;

(b) projects of Department of Atomic Energy;

(c) facilities for generating power by non-conventional energy sources and setting up of desalination plants in the areas not classified as CRZ-I(i) based on an impact assessment study including social impacts.;

(d) development of green field Airport already permitted only at Navi Mumbai;

(e) reconstruction, repair works of dwelling units of local communities including fishers in accordance with local town and country planning regulations.

(ii) manufacture or handling oil storage or disposal of hazardous substance as specified in the notification of Ministry of Environment and Forests, No. S.O.594 (E), dated the 28th July 1989, S.O.No.966(E), dated the 27th November, 1989 and GSR 1037 (E), dated the 5th December ,1989 except,-

(a) transfer of hazardous substances from ships to ports, terminals and refineries and vice versa;

(b) facilities for receipt and storage of petroleum products and liquefied natural gas as specified in Annexure-II appended to this notification and facilities for regasification of Liquefied Natural Gas (hereinafter referred to as the LNG) in the areas not classified as CRZ- I(i) subject to implementation of safety regulations including guidelines issued by the Oil Industry Safety Directorate in the Ministry of Petroleum and Natural Gas and guidelines issued by MoEF and subject to further terms and conditions for implementation of ameliorative and restorative measures in relation to environment as may be stipulated by in MoEF.

Provided that facilities for receipt and storage of fertilizers and raw materials required for manufacture of fertilizers like ammonia, phosphoric acid, sulphur, sulphuric acid, nitric acid and the like, shall be permitted within the said zone in the areas not classified as CRZ-I(i).

(iii) Setting up and expansion of fish processing units including warehousing except hatchery and natural fish drying in permitted areas:

(iv) Land reclamation, bunding or disturbing the natural course of seawater except those,-

(a) required for setting up, construction or modernization or expansion of foreshore facilities like ports, harbours, jetties, wharves, quays, slipways, bridges, sea-link, road on stilts, and such as meant for defence and security purpose and for other facilities that are essential for activities permissible under the notification;

(b) measures for control of erosion, based on scientific including Environmental Impact Assessment (hereinafter referred to as the EIA) studies

(c) maintenance or clearing of waterways, channels and ports, based on EIA studies;

(d) measures to prevent sand bars, installation of tidal regulators, laying of storm water drains or for structures for prevention of salinity ingress and freshwater recharge based on carried out by any agency to be specified by MoEF.

(v) Setting up and expansion of units or mechanism for disposal of wastes and effluents except facilities required for,-

(a) discharging treated effluents into the water course with approval under the Water (Prevention and Control of Pollution) Act, 1974 (6 of 1974);

(b) storm water drains and ancillary structures for pumping;

(c) treatment of waste and effluents arising from hotels, beach resorts and human settlements located in CRZ areas other than CRZ-I and disposal of treated wastes and effluents;

(vi) Discharge of untreated waste and effluents from industries, cities or towns and other human settlements.  The concerned authorities shall implement schemes for phasing out existing discharge of this nature, if any, within a time period not exceeding two years from the date of issue of this notification.

(vii) Dumping of city or town wastes including construction debris, industrial solid wastes, fly ash for the purpose of land filling and the like and the concerned authority shall implement schemes for phasing out any existing practice, if any, shall be phased out within a period of one year from date of commencement of this notification.

Note:-The MoEF will issue a separate instruction to the State Governments and Union territory Administration in respect of preparation of Action Plans and their implementation as also monitoring including the time schedule thereof, in respect of paras (v), (vi) and (vii).

(viii) Port and harbour projects in high eroding stretches of the coast, except those projects classified as strategic and defence related in terms of EIA notification, 2006 identified by MoEF based on scientific studies and in consultation with the State Government or the Union territory Administration.

(ix) Reclamation for commercial purposes such as shopping and housing complexes, hotels and entertainment activities.

(x) Mining of sand, rocks and other sub-strata materials except,-

(a) those rare minerals not available outside the CRZ area,

(b) exploration and exploitation of Oil and Natural Gas.

(xi) Drawl of groundwater and construction related thereto, within 200mts of HTL; except the following:-

(a) in the areas which are inhabited by the local communities and only for their use.

(b) In the area between 200mts-500mts zone the drawal of groundwater shall be permitted only when done manually through ordinary wells for drinking, horticulture, agriculture and fisheries and where no other source of water is available.

Note:-Restrictions for such drawal may be imposed by the Authority designated by the State Government and Union territory Administration in the areas affected by sea water intrusion.

(xi) Construction activities in CRZ-I except those specified in para 8 of this notification.

(xiii) Dressing or altering the sand dunes, hills, natural features including landscape changes for beautification, recreation and other such purpose.

(xiv) Facilities required for patrolling and vigilance activities of marine/coastal police stations.

 

  1. Regulation of permissible activities in CRZ area.- The following activities shall be regulated except those prohibited in para 3 above,-

(i)(a) clearance shall be given for any activity within the CRZ only if it requires waterfront and foreshore facilities;

(b) for those projects which are listed under this notification and also attract EIA notification, 2006 (S.O.1533 (E), dated the 14th September, 2006), for such projects clearance under EIA notification only shall be required subject to being recommended by the concerned State or Union territory Coastal Zone Management Authority (hereinafter referred to as the CZMA).

(c) Housing schemes in CRZ as specified in paragraph 8 of this notification;

(d) Construction involving more than 20,000 sq.mts built-up area in CRZ-II shall be considered in accordance with EIA notification, 2006 and in case of projects less than 20,000 sq.mts built-up area shall be approved by the concerned State or Union territory Planning authorities in accordance with this notification after obtaining recommendations from the concerned CZMA and prior recommendations of the concerned CZMA shall be essential for considering the grant of environmental clearance under EIA notification, 2006 or grant of approval by the relevant planning authority.

(e) MoEF may under a specific or general order specify projects which require prior public hearing of project affected people.

(f) construction and operation for ports and harbours, jetties, wharves, quays, slipways, ship construction yards, breakwaters, groynes, erosion control measures;

(ii) the following activities shall require clearance from MoEF, namely:-

(a) those activities not listed in the EIA notification, 2006.

(b) construction activities relating to projects of Department of Atomic Energy or Defence requirements for which foreshore facilities are essential such as, slipways, jetties, wharves, quays; except for classified operational component of defence projects. Residential buildings, office buildings, hospital complexes, workshops of strategic and defence projects in terms of EIA notification, 2006.;

(c) construction, operation of lighthouses;

(d) laying of pipelines, conveying systems, transmission line;

(e) exploration and extraction of oil and natural gas and all associated activities and facilities thereto;

(f) Foreshore requiring facilities for transport of raw materials, facilities for intake of cooling water and outfall for discharge of treated wastewater or cooling water from thermal power plants. MoEF may specify for category of projects such as at (f), (g) and (h) of para 4;

(g) Mining of rare minerals as listed by the Department of Atomic Energy;

(h) Facilities for generating power by non-conventional energy resources, desalination plants and weather radars;

(i) Demolition and reconstruction of (a) buildings of archaeological and historical importance, (b) heritage buildings; and buildings under public use which means buildings such as for the purposes of worship, education, medical care and cultural activities;

 

4.2 Procedure for clearance of permissible activities.- All projects attracting this notification shall be considered for CRZ clearance as per the following procedure, namely:-

(i) The project proponents shall apply with the following documents seeking prior clearance under CRZ notification to the concerned State or the Union territory Coastal Zone Management Authority,-

(a) Form-1 (Annexure-IV of the notification);

(b) Rapid EIA Report including marine and terrestrial component except for construction projects listed under 4 (c) and (d)

(c) Comprehensive EIA with cumulative studies for projects in the stretches classified as low and medium eroding by MoEF based on scientific studies and in consultation with the State Governments and Union territory Administration;

(d) Disaster Management Report, Risk Assessment Report and Management Plan;

(e) CRZ map indicating HTL and LTL demarcated by one of the authorized agency (as indicated in para 2) in 1:4000 scale;

(f) Project layout superimposed on the above map indicated at (e) above;

(g) The CRZ map normally covering 7 km radius around the project site.

(h) The CRZ map indicating the CRZ-I, II, III and IV areas including other notified ecologically sensitive areas;

(i) No Objection Certificate from the concerned State Pollution Control Boards or Union territory Pollution Control Committees for the projects involving discharge of effluents, solid wastes, sewage and the like.;

(ii) The concerned CZMA shall examine the above documents in accordance with the approved CZMP and in compliance with CRZ notification and make recommendations within a period of sixty days from date of receipt of complete application,-

(a) MoEF or State Environmental Impact Assessment Authority (hereinafter referred to as the SEIAA) as the case may be for the project attracting EIA notification, 2006;

(b) MoEF for the projects not covered in the EIA notification, 2006 but attracting para 4(ii) of the CRZ notification;

(iii) MoEF or SEIAA shall consider such projects for clearance based on the recommendations of the concerned CZMA within a period of sixty days.

(iv) The clearance accorded to the projects under the CRZ notification shall be valid for the period of five years from the date of issue of the clearance for commencement of construction and operation.

(v) For Post clearance monitoring – (a) it shall be mandatory for the project proponent to submit half-yearly compliance reports in respect of the stipulated terms and conditions of the environmental clearance in hard and soft copies to the regulatory authority(s) concerned, on 1st June and 31st  December of each calendar year and all such compliance reports submitted by the project proponent shall be published in public domain and its copies shall be given to any person on application to the concerned CZMA.

(b) the compliance report shall also be displayed on the website of the concerned regulatory authority.

(vi) To maintain transparency in the working of the CZMAs it shall be the responsibility of the CZMA to create a dedicated website and post the agenda, minutes, decisions taken, clearance letters, violations, action taken on the violations and court matters including the Orders of the Hon’ble Court as also the approved CZMPs of the respective State Government or Union territory.

 

  1. Preparation of Coastal Zone Management Plans,-

(i) The MoEF may obtain the CZMPs prepared through the respective State Government or Union territory;

(ii) The CZMPs may be prepared by the coastal State Government or Union territory by engaging reputed and experienced scientific institution(s) or the agencies including the National Centre for Sustainable Coastal Management (hereinafter referred to as the NCSCM) of MoEF and in consultation with the concerned stakeholders;

(iii)The hazard line shall be mapped by MoEF through SoI all along the coastline of the country and the hazard line shall be demarcated taking into account, tide, waves, sea level rise and shoreline changes;

(iv)For the purpose of depicting the flooding due to tides, waves and sea level rise in the next fifty and hundred years, the contour mapping of the coastline shall be carried out at 0.5 m interval normally upto 7 km from HTL on the landward side, and the shoreline changes shall be demarcated based on historical data by comparing the previous satellite imageries with the recent satellite imageries;

(v) Mapping of the hazard line shall be carried out in 1:25,000 scale for macro level planning and 1:10,000 scale or cadastral scale for micro level mapping and the hazard line shall be taken into consideration while preparing the land use plan of the coastal areas;

(vi)The coastal States and Union Territory will prepare within a period of twenty four months from the date of issue of this notification, draft CZMPs in 1:25,000 scale map identifying and classifying the CRZ areas within the respective territories in accordance with the guidelines given in Annexure-I of the notification, which involve public consultation;

(vii) The draft CZMPs shall be submitted by the State Government or Union territory to the concerned CZMA for appraisal, including appropriate consultations, and recommendations in accordance with the procedure(s) laid down in the Environment (Protection) Act, 1986;

(viii) The State Government or Union territory CZMA shall submit the draft CZMPs to MoEF alongwith its recommendations on the CZMP within a period of six months after incorporating the suggestions and objections received from the stakeholders;

(ix) MoEF shall thereafter consider and approve the CZMPs within a period of four months from the date of receipt of the CZMPs complete in all respects;

(x) All developmental activities listed in this notification shall be regulated by the State Government, Union Territory Administration, the local authority or the concerned CZMA within the framework of such approved CZMPs as the case may be in accordance with provisions of this notification;

(xi) The CZMPs shall not normally be revised before a period of five years after which, the concerned State Government or the Union territory may consider undertaking revision of the maps following the above procedures;

(xii) The CZMPs already approved under CRZ notification, 1991 shall be valid for a period of twenty four months unless the aforesaid period is extended by MoEF by a specific notification subject to such terms and conditions as may be specified therein.

 

  1. Enforcement of the CRZ, notification, 2011,-

(a) For the purpose of implementation and enforcement of the provisions this notification and compliance with conditions stipulated thereunder, the powers either original or delegated are available under Environment (Protection) Act, 1986 with the MoEF, State Government or the Union territory Administration NCZMA and SCZMAs;

(b) The composition, tenure and mandate of NCZMA and State Government or the Union territory CZMAs have already been notified by MoEF in terms of Orders of Hon’ble Supreme Court in Writ Petition 664 of 1993;

(c) the State Government or the Union territory CZMAs shall primarily be responsible for enforcing and monitoring of this notification and to assist in this task, the State Government and the Union territory shall constitute district level Committees under the Chairmanship of the District Magistrate concerned containing at least three representatives of local traditional coastal communities including from fisherfolk;

(d) The dwelling units of the traditional coastal communities including fisherfolk, tribals as were permissible under the provisions of the CRZ notification, 1991, but which have not obtained formal approval from concerned authorities under the aforesaid notification shall be considered by the respective Union territory CZMAs and the dwelling units shall be regularized subject to the following condition, namely-

(i) these are not used for any commercial activity

(ii) these are not sold or transferred to non-traditional coastal community.

 

  1. Classification of the CRZ:– For the purpose of conserving and protecting the coastal areas and marine waters, the CRZ area shall be classified as follows, namely:-

(i) CRZ-I,–

  1. The areas that are ecologically sensitive and the geomorphological features which play a role in the maintaining the integrity of the coast,-

(a) Mangroves, in case mangrove area is more than 1000 sq. mts, a buffer of 50 meters along the mangroves shall be provided;

(b) Corals and coral reefs and associated biodiversity;

(c) Sand Dunes;

(d) Mudflats which are biologically active;

(e) National parks, marine parks, sanctuaries, reserve forests, wildlife habitats and other protected areas under the provisions of Wild Life (Protection) Act, 1972 (53 of 1972), the Forest (Conservation) Act, 1980 (69 of 1980) or Environment (Protection) Act, 1986 (29 of 1986); including Biosphere Reserves;

(f) Salt Marshes;

(g) Turtle nesting grounds;

(h) Horse shoe crabs habitats;

(i) Sea grass beds;

(j) Nesting grounds of birds;

(k) Areas or structures of archaeological importance and heritage sites.

  1. The area between Low Tide Line and High Tide Line;

(ii) CRZ-II,- The areas that have been developed upto or close to the shoreline.

          Explanation.- For the purposes of the expression “developed area” is referred to as that area within the existing municipal limits or in other existing legally designated urban areas which are substantially built-up and has been provided with drainage and approach roads and other infrastructural facilities, such as water supply and sewerage mains;

(iii) CRZ-III,-

Areas that are relatively undisturbed and those do not belong to either CRZ-I or II which include coastal zone in the rural areas (developed and undeveloped) and also areas within municipal limits or in other legally designated urban areas, which are not substantially built up.

(iv) CRZ-IV,-

 

  1. the water area from the Low Tide Line to twelve nautical miles on the seaward side;
  1. shall include the water area of the tidal influenced water body from the mouth of the water body at the sea upto the influence of tide which is measured as five parts per thousand during the driest season of the year.

(v) Areas requiring special consideration for the purpose of protecting the critical coastal environment and difficulties faced by local communities,-

  1. (i) CRZ area falling within municipal limits of Greater Mumbai;

(ii) the CRZ areas of Kerala including the backwaters and backwater islands;

(iii) CRZ areas of Goa.

  1. Critically Vulnerable Coastal Areas (CVCA) such as Sunderbans region of West Bengal and other ecologically sensitive areas identified as under Environment (Protection) Act, 1986 and managed with the involvement of coastal communities including fisherfolk.

 

  1. Norms for regulation of activities permissible under this notification,-

(i) The development or construction activities in different categories of CRZ shall be regulated by the concerned CZMA in accordance with the following norms, namely:-

Note:- The word existing use hereinafter in relation to existence of various features or existence of regularisation or norms shall mean existence of these features or regularisation or norms as on 19.2.1991 wherein CRZ notification, was notified.

 

  1. CRZ-I,-

(i) no new construction shall be permitted in CRZ-I except,-

(a) projects relating to Department of Atomic Energy;

(b) pipelines, conveying systems including transmission lines;

(c) facilities that are essential for activities permissible under CRZ-I;

(d) installation of weather radar for monitoring of cyclones movement and prediction by Indian Meteorological Department;

(e) construction of trans harbour sea link and without affecting the tidal flow of water, between LTL and HTL.

(f) development of green field airport already approved at only Navi Mumbai;

(ii) Areas between LTL and HTL which are not ecologically sensitive, necessary safety measures will be incorporated while permitting the following, namely:-

(a) exploration and extraction of natural gas;

(b) construction of dispensaries, schools, public rain shelter, community toilets, bridges, roads, jetties, water supply, drainage, sewerage which are required for traditional inhabitants living within the biosphere reserves after obtaining approval from concerned CZMA.

(c) necessary safety measure shall be incorporated while permitting such developmental activities in the area falling in the hazard zone;

(d) salt harvesting by solar evaporation of seawater;

(e) desalination plants;

(f) storage of non-hazardous cargo such as edible oil, fertilizers and food grain within notified ports;

(g) construction of trans-harbour sea links, roads on stilts or pillars without affecting the tidal flow of water.

 

  1. CRZ-II,-

(i) buildings shall be permitted only on the landward side of the existing road, or on the landward side of existing authorized structures;

(ii) buildings permitted on the landward side of the existing and proposed roads or existing authorized structures shall be subject to the existing local town and country planning regulations including the ‘existing’ norms of Floor Space Index or Floor Area Ratio:

Provided that no permission for construction of buildings shall be given on landward side of any new roads which are constructed on the seaward side of an existing road:

(iii) reconstruction of authorized building to be permitted subject to the existing Floor Space Index or Floor Area Ratio Norms and without change in present use;

(iv) facilities for receipt and storage of petroleum products and liquefied natural gas as specified in Annexure-II appended to this notification and facilities for regasification of Liquefied Natural Gas subject to the conditions as mentioned in sub-paragraph (ii) of paragraph 3;

(v) desalination plants and associated facilities;

(vi) storage of non-hazardous cargo, such as edible oil, fertilizers and food grain in notified ports;

(vii) facilities for generating power by non-conventional power sources and associated facilities;

 

III. CRZ-III,-

  1. Area upto 200 mts from HTL on the landward side in case of seafront and 100 mts along tidal influenced water bodies or width of the creek whichever is less is to be earmarked as “No Development Zone (NDZ)”,-

(i) the NDZ shall not be applicable in such area falling within any notified port limits;

(ii) No construction shall be permitted within NDZ except for repairs or reconstruction of existing authorized structure not exceeding existing Floor Space Index, existing plinth area and existing density and for permissible activities under the notification including facilities essential for activities; Construction/reconstruction of dwelling units of traditional coastal communities including fisherfolk may be permitted between 100 and 200 metres from the HTL along the seafront in accordance with a comprehensive plan prepared by the State Government or the Union territory in consultation with the traditional coastal communities including fisherfolk and incorporating the necessary disaster management provision, sanitation and recommended by the concerned State or the Union territory CZMA to NCZMA for approval by MoEF;

(iii) however, the following activities may be permitted in NDZ –

(a) agriculture, horticulture, gardens, pasture, parks, play field, and forestry;

(b) projects relating to Department of Atomic Energy;

(c) mining of rare minerals;

(d) salt manufacture from seawater;

(e) facilities for receipt and storage of petroleum products and liquefied natural gas as specified in Annexure-II;

(f) facilities for regasification of liquefied natural gas subject to conditions as mentioned in sub-paragraph (ii) of paragraph 3;

(g) facilities for generating power by non conventional energy sources;

(h) Foreshore facilities for desalination plants and associated facilities;

(i) weather radars;

(j) construction of dispensaries, schools, public rain shelter, community toilets, bridges, roads, provision of facilities for water supply, drainage, sewerage, crematoria, cemeteries and electric sub-station which are required for the local inhabitants may be permitted on a case to case basis by CZMA;

(k) construction of units or auxiliary thereto for domestic sewage, treatment and disposal with the prior approval of the concerned Pollution Control Board or Committee;

(l) facilities required for local fishing communities such as fish drying yards, auction halls, net mending yards, traditional boat building yards, ice plant, ice crushing units, fish curing facilities and the like;

(m) development of green field airport already permitted only at Navi Mumbai.

  1. Area between 200 mts to 500 mts,- The following activities shall be permissible in the above areas;

(i) development of vacant plot in designated areas for construction of hotels or beach resorts for tourists or visitors subject to the conditions as specified in the guidelines at Annexure-III ;

(ii) facilities for receipt and storage of petroleum products and liquefied natural gas as specified in Annexure-II;

(iii) facilities for regasification of liquefied natural gas subject to conditions as mentioned in sub-paragraph (ii) of paragraph 3;

(iv) storage of non-hazardous cargo such as, edible oil, fertilizers, food grain in notified ports;

(v) foreshore facilities for desalination plants and associated facilities;

(vi) facilities for generating power by non-conventional energy sources;

(vii) construction or reconstruction of dwelling units so long it is within the ambit of traditional rights and customary uses such as existing fishing villages and gaothans.  Building permission for such construction or reconstruction will be subject to local town and country planning rules with overall height of construction not exceeding 9mts with two floors (ground + one floor);

(viii) Construction of public rain shelters, community toilets, water supply drainage, sewerage, roads and bridges by CZMA who may also permit construction of  schools and dispensaries for local inhabitants of the area for those panchayats, the major part of which falls within CRZ if no other area is available for construction of such facilities;

(ix) re-construction or alteration of existing authorised building subject to sub-paragraph (vii), (viii);

(x) development of green field airport already permitted only at Navi Mumbai.

 

(IV) In CRZ-IV areas,-

The activities impugning on the sea and tidal influenced water bodies will be regulated except for traditional fishing and related activities undertaken by local communities as follows:-

(a) No untreated sewage, effluents, ballast water, ship washes, fly ash or solid waste from all activities including from aquaculture operations shall be let off or dumped.  A comprehensive plan for treatment of sewage generating from the coastal towns and cities shall be formulated within a period of one year in consultation with stakeholders including traditional coastal communities, traditional fisherfolk and implemented;

(b) Pollution from oil and gas exploration and drilling, mining, boat house and shipping;

(c) There shall be no restriction on the traditional fishing and allied activities undertaken by local communities.

  1. Areas requiring special consideration,-
  1. CRZ areas falling within municipal limits of the Greater Mumbai.

(i) Developmental activities in the CRZ area of the Greater Mumbai because of the environmental issues, relating to degradation of mangroves, pollution of creeks and coastal waters, due to discharge of untreated effluents and disposal of solid waste, the need to provide decent housing to the poor section of society and lack of suitable alternatives in the inter-connected islands of Greater Mumbai shall be regulated as follows, namely:-

  1. Construction of roads – In CRZ-I areas indicated at sub-paragraph (i) of paragraph 7 of the notification the following activities only can be taken up:-

(a) Construction of roads, approach roads and missing link roads approved in the Developmental Plan of Greater Mumbai on stilts ensuring that the free flow of tidal water is not affected, without any benefit of CRZ-II accruing on the landward side of such constructed roads or approach roads subject to the following conditions:-

(i) All mangrove areas shall be mapped and notified as protected forest and necessary protection and conservation measures for the identified mangrove areas shall be initiated.

(ii) Five times the number of mangroves destroyed/cut during the construction process shall be replanted.

  1. Solid waste disposal sites shall be identified outside the CRZ area and thereafter within two years the existing conventional solid waste sites shall be relocated outside the CRZ area.

(ii) In CRZ-II areas-

(a) The development or redevelopment shall continue to be undertaken in accordance with the norms laid down in the Town and Country Planning Regulations as they existed on the date of issue of the notification dated the 19th February, 1991, unless specified otherwise in this notification.

(b) SLUM REHABITATION SCHEMES,-

  1. In the Greater Mumbai area there are large slum clusters with lakhs of families residing therein and the living conditions in these slums are deplorable and the civic agencies are not able to provide basic infrastructure such as drinking water, electricity, roads, drainage and the like because the slums come up in an unplanned and congested manner and the slums in the coastal area are at great risk in the event of cyclones, storm surges or tsunamis, in view of the difficulties in providing rescue, relief and evacuation.
  1. To provide a safe and decent dwelling to the slum dwellers, the State Government may implement slum redevelopment schemes as identified as on the date of issue of this notification directly or through its parastatal agencies like Maharashtra Housing and Area Development Authority (MHADA), Shivshahi Punarvasan Prakalp Limited (SPPL), Mumbai Metropolitan Region Development Authority (MMRDA) and the like.:

Provided that,-

(i) such redevelopment schemes shall be undertaken directly or through joint ventures or through public private partnerships or other similar models ensuring that the stake of the State Government or its parastatal entities shall be not less than 51%;

(ii) the Floor Space Index or Floor Area Ratio for such redevelopment schemes shall be in accordance with the Town and Country Planning Regulations prevailing as on the date on which the project is granted approval by the competent authority;

(iii) it shall be the duty of the project proponent undertaking the redevelopment through conditions (i)(2) above along with the State Government to ensure that all legally regularized tenants are provided houses in situ or as per norms laid down by the State Government in this regard.

(c) REDEVELOPMENT OF DILAPIDATED, CESSED AND UNSAFE BUILDINGS:

  1. In the Greater Mumbai, there are, also a large number of old and dilapidated, cessed and unsafe buildings in the CRZ areas and due to their age these structures are extremely vulnerable and disaster prone and therefore there is an urgent need for the redevelopment or reconstruction of these identified buildings.
  1. These projects shall be taken up subject to the following conditions and safeguards:-

(i) such redevelopment or reconstruction projects as identified on the date of issue of this notification shall be allowed to be taken up involving the owners of these buildings either above or with private developers in accordance with the prevailing Regulation, directly or through joint ventures or through other similar models.

(ii) the Floor Space Index or Floor Area Ratio for such redevelopment schemes shall be in accordance with the Town and Country Planning Regulations prevailing as on the date on which the project is granted approval by the competent authority

(iii) suitable accommodation to the original tenants of the specified buildings shall be ensured during the course of redevelopment or reconstruction of the buildings by the project proponents, undertaking the redevelopment through condition 2(i) above.

(d) Notwithstanding anything contained in this notification, the developmental activities for slums and for dilapidated, cessed and unsafe buildings as specified at paras (b) and (c) above shall be carried out in an accountable and transparent manner by the project proponents mentioned therein which shall include the following pre-condition measures, wherever applicable;-

1.(i) applicability of the Right to Information Act, 2005 to all redevelopment or reconstruction projects granted clearance by the Competent Authorities;

(ii) MoEF shall issue an order constituting the CPIO and the first Appellate Authority of appropriate ranks in consultation with Government of Maharashtra;

(iii) details of the Slum Rehabilitation Scheme, including the complete proposal and the names of the eligible slum dwellers will be declared suo-moto as a requirement of Section 4 of compliance of the Right to Information Act, 2005 by the appropriate authority in the Government of Maharashtra in one month before approving it;

(iv) the implementing or executing agency at the State Government with regard to projects indicated at sub-item (b) and (c) of item (iii) of sub-paragraph V shall display on a large notice boards at the site and at the office of the implementing or executing agency the names of the eligible builders, total number of tenements being made, names of eligible slum dwellers who are to be provided the dwelling units and the extra area available for free sale.

(v) Projects being developed under sub-items (b) and (c) of item (iii) of sub-paragraph V shall be given permission only if the project proponent agree to be covered under the Right to Information Act, 2005.

  1. MoEF may appoint statutory auditors, who are empanelled by the Comptroller and auditor General (hereinafter referred to as the C & AG) to undertake performance and fiscal audit in respect of the projects relating to redevelopment of dilapidated, cessed and unsafe buildings and the projects relating to Slum Rehabilitation Scheme shall be audited by C&AG.
  1. A High Level Oversight Committee may be set up by the Government of Maharashtra for periodic review of implementation of V(iii)(b) and (c) which shall include eminent representatives of various Stakeholders, like Architects, Urban Planner, Engineers, and Civil Society, besides the local urban bodies, the State Government and the Central Government.
  1. The individual projects under V(iii)(b) and (c) shall be undertaken only after public consultation in which views of only the legally entitled slum dweller or the legally entitled tenant of the dilapidated or cessed buildings shall be obtained in accordance with the procedures laid down in EIA notification, 2006.

(e) In order to protect and preserve the ‘green lung’ of the Greater Mumbai area, all open spaces, parks, gardens, playgrounds indicated in development plans within CRZ-II shall be categorized as CRZ-III, that is, ‘no development zone’.

(f) the Floor Space Index upto 15% shall be allowed only for construction of civic amenities, stadium and gymnasium meant for recreational or sports related activities and the residential or commercial use of such open spaces shall not be permissible.

(g) Koliwada namely, fishing settlement areas as identified in the Development Plan of 1981 or relevant records of the Government of Maharashtra, shall be mapped and declared as CRZ-III so that any development, including construction and reconstruction of dwelling units within these settlements shall be undertaken in accordance with applicable as per local Town and Country Planning Regulations.

(h) Reconstruction and repair works of the dwelling units, belonging to fisher communities and other local communities identified by the State Government, shall be considered and granted permission by the Competent Authorities on a priority basis, in accordance with the applicable Town and Country Planning Regulations.

  1. CRZ for Kerala

In view of the unique coastal systems of backwater and backwater islands alongwith space limitation present in the coastal stretches of the State of Kerala, the following activities in CRZ shall be regulated as follows, namely:-

(i) all the islands in the backwaters of Kerala shall be covered under the CRZ notification;

(ii) the islands within the backwaters shall have 50mts width from the High Tide Line on the landward side as the CRZ area;

(iii) within 50mts from the HTL of these backwater islands existing dwelling units of local communities may be repaired or reconstructed however no new construction shall be permitted;

(iv) beyond 50mts from the HTL on the landward side of backwater islands, dwelling units of local communities may be constructed with the prior permission of the Gram Panchayat;

(v) foreshore facilities such as fishing jetty, fish drying yards, net mending yard, fishing processing by traditional methods, boat building yards, ice plant, boat repairs and the like, may be taken up within 50mts width from HTL of these backwater islands.

  1. CRZ of Goa.-

In view of the peculiar circumstances of the State Goa including past history and other developments, the specific activities shall be regulated and various measures shall be undertaken as follows:-

(i) the Government of Goa shall notify the fishing villages wherein all foreshore facilities required for fishing and fishery allied activities such as traditional fish processing yards, boat building or repair yards, net mending yards, ice plants, ice storage, auction hall, jetties may be permitted by Grama Panchayat in the CRZ area;

(ii) reconstruction, repair works of the structures of local communities including fishermen community shall be permissible in CRZ;

(iii) purely temporary and seasonal structures customarily put up between the months of September to May;

(iv) the eco sensitive low lying areas which are influenced by tidal action known as khazan lands shall be mapped;

(v) the mangroves along such as khazan land shall be protected and a management plan for the khazan land prepared and no developmental activities shall be permitted in the khazan land;

(vi) sand dunes, beach stretches along the bays and creeks shall be surveyed and mapped. No activity shall be permitted on such sand dune areas;

(vii) the beaches such as Mandrem, Morjim, Galgiba and Agonda has been designated as turtle nesting sites and protected under the Wildlife Protection Act, 1972 and these areas shall be surveyed and management plan prepared for protection of these turtle nesting sites;

(viii) no developmental activities shall be permitted in the turtle breeding areas referred to in sub-paragraph (vii).

4.(a) Critical Vulnerable Coastal Areas (CVCA) which includes Sunderbans and other identified ecological sensitive areas which shall be managed with the involvement of the local coastal communities including the fisher folk;-

(b) the entire Sunderbans mangrove area and other identified ecologically important areas such as Gulf of Khambat and Gulf of Kutchchh in Gujarat, Malvan, Achra-Ratnagiri in Maharashtra, Karwar and Coondapur in Karnataka, Vembanad in Kerala, Gulf of Mannar in Tamil Nadu, Bhaitarkanika in Orissa, Coringa, East Godavari and Krishna in Andhra Pradesh shall be declared as Critical Vulnerable Coastal Areas (CVCA) through a process of consultation with local fisher and other communities inhabiting the area and depend on its resources for their livelihood with the objective of promoting conservation and sustainable use of coastal resources and habitats;

(c) the process of identifying planning, notifying and implementing CVCA shall be detailed in the guideline which will be developed and notified by MoEF in consultations with the stakeholders like the State Government, local coastal communities and fisherfolk and the like inhabiting the area;

(d) the Integrated Management Plans (IMPs) prepared for such CVCA shall inter-alia keep in view the conservation and management of mangroves, needs of local communities such as, dispensaries, schools, public rain shelter, community toilets, bridges, roads, jetties, water supply, drainage, sewerage and the impact of sea level rise and other natural disasters and the IMPs will be prepared in line with the para 5 above for preparation of Coastal Zone Management Plans;

(e) till such time the IMPs are approved and notified, construction of dispensaries, schools, public rain shelters, community toilets, bridges, roads, jetties, water supply, drainage, sewerage which are required for traditional inhabitants shall be permitted on a case to case basis, by the CZMA with due regards to the views of coastal communities including fisherfolk.

[F.No.11-83/2005-IA-III]

  1. M. MAUSKAR, Addl. Secy.

 

 

 

 

 

 

 

 

 

 

 

 

 

ANNEXURE I

 

GUIDELINES FOR PREPARATION OF COASTAL ZONE MANAGEMENT PLANS

  1. A. Demarcation of High Tide Line
  1. Demarcation of High Tide Line (HTL) and Low Tide Line (LTL) shall be carried out by one of the agencies authorised by MoEF based on the recommendations of the National Centre for Sustainable Coastal Management (NCSCM).
  1. Demarcation of the High Tide Line or LTL shall be made on the Coastal Zone Management (CZM) Maps of scale 1:25,000 prepared by the agencies identified by the MoEF.
  1. Local level CZM Maps shall be prepared for use of officials of local bodies for determination of the CRZ.
  1. The local level CZM Maps shall be prepared on a Cadastral scale in accordance with the CZM Maps approved by the Central Government.

 

  1. Preparation of CZM Maps
  1. Base Maps of 1:25,000 scale shall be acquired from the Survey of India (SOI) and wherever 1:25,000 maps are not available, 1:50,000 maps shall be enlarged to 1:25,000 for the purpose of base map preparation and these maps will be of the standard specification given below:

Unit : 7.5 minutes X 7.5minutes

Numbering : Survey of India Sheet Numbering System

Horizontal Datum : Everest or WGS 84

Vertical Datum : Mean Sea Level (MSL)

Topography : Topography in the SOI maps will be updated

using latest satellite imageries or aerial photographs

  1. The High Water Level (HWL) and Low Water Level (LWL) marked on the Base maps will be transferred to the CZM maps.
  1. Coastal geomorphological signatures in the field or satellite imageries or aerial photographs will be used for appropriate adjustment, in the HWL or LWL for demarcating HTL or LTL in accordance with the CRZ notification.
  1. The following geomorphological features shall be considered while demarcating in HTL or LTL:-

Landward (monsoonal) berm crest in the case of sandy

beaches

Rocks, Headlands, Cliffs

Seawalls or revetments or embankments

  1. 500 meter and 200 metre lines will be demarcated with respect of HTL.
  1. HTL (as defined in the CRZ notification) and LTL shall also be demarcated in the CZM maps along the banks of tidal influenced inland water bodies with the help of the geomorphological signatures or features.
  1. Classification of different coastal zones shall be done as per the CRZ notification
  1. Standard national or international colour codes shall be used to highlight sub-classification of data.

 

  1. Local level CZM Maps

Local level CZM Maps are for the use of local bodies and other agencies to facilitate implementation of the Coastal Zone Management Plans

  1. Cadastral (village) maps in 1:3960 or the nearest scale, shall be used as the base maps.
  1. These maps are available with revenue Authorities and are prepared as per standard norms.
  1. HTL (as defined in the CRZ notification) and LTL will be demarcated in the cadastral map based on detailed physical verification using coastal geomorphological signatures or features in accordance with the CZM Maps approved by the Central Government.
  1. 500metre and 200metre lines shall be demarcated with respect to the HTL thus marked.
  1. HTL (as defined in the CRZ notification, 1991) and LTL will also be demarcated along the banks of tidal influenced inland water bodies with the help of geomorphological signatures or features.
  1. Classifications shall be transferred into local level CZM maps from the CZM Plans.
  1. Symbols will be adopted from CZM Maps.
  1. Colour codes as given in CZM Maps shall be used.
  1. Demarcation of cadastral maps will be done by local agencies approved by the Central Government. The local agencies shall work under the guidance of the concerned State Government or Union Territory Coastal Zone Management Authorities.

 

  1. Hazard mapping:-

 

  1. Classification of CRZ areas
  1. The CZM Maps shall be prepared in accordance with para 5 of the CRZ notification demarcating CRZ I, II, III, IV and V.
  1. The CZM Maps shall clearly demarcate the land use plan of the area and lists out the CRZ-I areas. All the CRZ-I areas listed under para 7(I)A and B shall be clearly demarcated and colour codes given so that each of the CRZ-I areas can be clearly identified.
  1. Buffer zone along mangrove areas of more than 1000sq mts shall be stipulated with a different colour distinguishing from the mangrove area.
  1. The buffer zone shall also be classified as CRZ-I area.
  1. The hazard line to be drawn up by MoEF shall be superimposed on the CZM maps in 1:25,000 scale and also on the cadastral scale maps.
  1. The CRZ-II areas shall be those areas which have been substantially built-up with a ratio of built-up plots to that of total plots is more than 50%.
  1. In the CRZ areas, the fishing villages, common properties of the fishermen communities, fishing jetties, ice plants, fish drying platforms or areas infrastructure facilities of fishing and local communities such as dispensaries, roads, schools, and the like, shall be indicated on the cadastral scale maps. States shall prepare detailed plans for long term housing needs of coastal fisher communities in view of expansion and other needs, provisions of basic services including sanitation, safety, and disaster preparedness.
  1. No developmental activities other than those listed above shall be permitted in the areas between the hazard line and 500mts or 100mts or width of the creek on the landward side. The dwelling unit of the local communities including that of the fishers will not be relocated if the dwelling units are located on the seaward side of the hazard line. The State Government will provide necessary safeguards from natural disaster to such dwelling units of local communities.
  1. The water areas of CRZ IV shall be demarcated and clearly demarcated if the water body is sea, lagoon, backwater, creek, bay, estuary and for such classification of the water bodies the terminology used by Naval Hydrographic Office shall be relied upon.
  1. The fishing Zones in the water bodies and the fish breeding areas shall be clearly marked.
  1. The water area shall be demarcated indicating the pollution levels as per Central Pollution Control Board standards on water quality.
  1. In the CRZ V areas the land use maps shall be superimposed on the Coastal Zone Management Plan and clearly demarcating the CRZ I, II, III, IV.
  1. The existing authorized developments on the sea ward side shall be clearly demarcated.
  1. The features like cyclone shelters, rain shelters, helipads and other infrastructure including road network may be clearly indicated on the CZM Maps for the purpose of rescue and relief operations during cyclones, storms, tsunami and the like.

 

III. CZMPs approved by MoEF in accordance with CRZ notification, 1991,-

  1. While preparing the CZMPs under CRZ notification, 2011, the CZMPs that have been approved under the CRZ Notification, 1991 shall be compared.  A justification shall be provided by the concerned CZMA in case the CZMPs prepared under CRZ notification, 2011 varies with respect to the approved CZMP prepared under CRZ notification, 1991.

 

 

  1. Public Views on the CZMP.

(a) The draft CZMPs prepared shall be given wide publicity and suggestions and objections received in accordance with the Environment (Protection) Act, 1986. Public hearing on the draft CZMPs shall be held at district level by the concerned CZMAs.

(b) Based on the suggestions and objections received the CZMPs shall be revised and approval of MoEF shall be obtained.

(c) The approved CZMP shall be put up on the website of MoEF, concerned website of the State, Union Territory CZMA and hard copy made available in the Panchayat office, District collector office and the like.

 

  1. Revision of Coastal Zone Management Plans,-
  1. Whenever there is a doubt the concerned State or Union territory Coastal Zone Management Authority shall refer the matter to the National Centre for Sustainable Coastal Management who shall verify the CZMP based on latest satellite imagery and ground truthing.
  1. The rectified map would be submitted to MoEF for its record.

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Annexure-II

List of petroleum and chemical products permitted for storage in [CRZ except CRZ-I(A)]

(i) Crude oil;

(ii) Liquefied Petroleum Gas;

(iii) Motor spirit;

(iv) Kerosene;

(v) Aviation fuel;

(vi) High speed diesel;

(vii) Lubricating oil;

(viii) Butane;

(ix) Propane;

(x) Compressed Natural Gas;

(xi) Naphtha;

(xii) Furnace oil;

(xiii) Low Sulphur Heavy Stock;

(xiv) Liquefied Natural Gas;

(xv) Fertilizers and raw materials for manufacture of fertilizers.

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Annexure-III

 

Guidelines for development of beach resorts or hotels in the designated areas of CRZ-III and CRZ-II for occupation of tourist or visitors with prior approval of the Ministry of Environment and Forests

  1. I. Construction of beach resorts or hotels with prior approval of MoEF in designated areas of CRZ-II and III for occupation of tourist or visitors shall be subject to the following conditions, namely:-

(a) The project proponent shall not undertake any construction within 200 metres in the landward side of High Tide Line and within the area between Low Tide Line and High Tide Line;

(b) The proposed constructions shall be beyond the hazard line or 200mts from the High Tide Line whichever is more;

(c) live fencing and barbed wire fencing with vegetative cover may be allowed around private properties subject to the condition that such fencing shall in no way hamper public access to the beach;

(d) no flattening of sand dunes shall be carried out;

(e) no permanent structures for sports facilities shall be permitted except construction of goal posts, net posts and lamp posts;

(f) Construction of basement may be allowed subject to the condition that no objection certification is obtained from the State Ground Water Authority to the effect that such construction will not adversely affect free flow of groundwater in that area;

(g) the State Ground Water Authority shall take into consideration the guidelines issued by Central Government before granting such no objection certificate;

(h) though no construction is allowed in the no development zone for the purposes of calculation of Floor Space Index, the area of entire plot including the portion which falls within the no development zone shall be taken into account;

(i) the total plot size shall not be less than 0.4 hectares and the total covered area on all floors shall not exceed 33 percent of the plot size i.e., the Floor Space Index shall not exceed 0.33 and the open area shall be suitably landscaped with appropriate vegetal cover;

(j) the construction shall be consistent with the surrounding landscape and local architectural style;

(k) the overall height of construction upto the highest ridge of the roof, shall not exceed 9metres and the construction shall not be more than two floors (ground floor plus one upper floor);

(l) ground water shall not be tapped within 200metre of the High Tide Line; within the 200metre – 500metre zone it can be tapped only with the concurrence of the Central or State Ground Water Board;

(m) extraction of sand, leveling or digging of sandy stretches except for structural foundation of building, swimming pool shall not be permitted within 500metres of the High Tide Line;

(n) the quality of treated effluents, solid wastes, emissions and noise levels and the like, from the project area must conform to the standards laid down by the competent authorities including the Central or State Pollution Control Board and under the Environment (Protection) Act, 1986;

(o) necessary arrangements for the treatment of the effluents and solid wastes must be made and it must be ensured that the untreated effluents and solid wastes are not discharged into the water or on the beach; and no effluent or solid waste shall be discharged on the beach;

(p) to allow public access to the beach, at least a gap of 20metres width shall be provided between any two hotels or beach resorts; and in no case shall gaps be less than 500metres apart; and

(q) if the project involves diversion of forestland for non-forest purposes, clearance as required under the Forest (Conservation) Act, 1980 shall be obtained and the requirements of other Central and State laws as applicable to the project shall be met with; and

(r) approval of the State or Union territory Tourism Department shall be obtained.

  1. In ecologically sensitive areas (such as marine parks, mangroves, coral reefs, breeding and spawning grounds of fish, wildlife habitats and such other area as may be notified by the Central or State Government Union territories) construction of beach resorts or hotels shall not be permitted

 

 

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Annexure-IV

 

Form-I for seeking clearance for project attracting CRZ notification

Basic information:

Name of the Project:-

Location or site alternatives under consideration:-

Size of the project (in terms of total area) :-

CRZ classification of the area :-

Expected cost of the project:-

Contact Information:-

 

(II) Activity

  1. Construction, operation or decommissioning of the Project involving actions, which will cause physical changes in the locality (topography, land use, changes in water bodies, and the like)
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

1.1 Permanent or temporary change in land use, land cover or topography including increase in intensity of land use (with respect to local land use plan)
1.2 Details of CRZ classification as per the approved Coastal Zone Management Plan?
1.3 Whether located in CRZ-I area?
1.4 The distance from the CRZ-I areas.
1.5 Whether located within the hazard zone as mapped by Ministry of Environment and Forests/National Disaster Management Authority?
1.6 Whether the area is prone to cyclone, tsunami, tidal surge, subduction, earthquake etc.?
1.7 Whether the area is prone for saltwater ingress?
1.8 Clearance of existing land, vegetation and buildings?
1.9 Creation of new land uses?
1.10 Pre-construction investigations e.g. bore hole, soil testing?
1.11 Construction works?
1.12 Demolition works?
1.13 Temporary sites used for construction works or housing of construction workers?
1.14 Above ground buildings, structures or earthworks including linear structures, cut and fill or excavations
1.15 Underground works including mining or tunneling?
1.16 Reclamation works?
1.17 Dredging/reclamation/land filling/disposal of dredged material etc.?
1.18 Offshore structures?
1.19 Production and manufacturing processes?
1.20 Facilities for storage of goods or materials?
1.21 Facilities for treatment or disposal of solid waste or liquid effluents?
1.22 Facilities for long term housing of operational workers?
1.23 New road, rail or sea traffic during

construction or operation?

1.24 New road, rail, air waterborne or other transport infrastructure including new or altered routes and stations, ports, airports etc?
1.25 Closure or diversion of existing transport routes or infrastructure leading to changes in traffic movements?
1.26 New or diverted transmission lines or pipelines?
1.27 Impoundment, damming, culverting, realignment or other changes to the hydrology of watercourses or aquifers?
1.28 Stream and river crossings?
1.29 Abstraction or transfers of water form ground or surface waters?
1.30 Changes in water bodies or the land surface affecting drainage or run-off?
1.31 Transport of personnel or materials for construction, operation or decommissioning?
1.32 Long-term dismantling or decommissioning or restoration works?
1.33 Ongoing activity during decommissioning which could have an impact on the environment?
1.34 Influx of people to an area in either

temporarily or permanently?

1.35 Introduction of alien species?
1.36 Loss of native species or genetic diversity?
1.37 Any other actions?
  1. Use of Natural resources for construction or operation of the Project (such as land, water, materials or energy, especially any resources which are non-renewable or in short supply):
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

2.1 Land especially undeveloped or agricultural land (ha)
2.2 Water (expected source & competing users) unit: KLD
2.3 Minerals (MT)
2.4 Construction material – stone, aggregates, sand/soil (expected source – MT)
2.5 Forests and timber (source – MT)
2.6 Energy including electricity and fuels (source, competing users) Unit: fuel (MT), energy (MW)
2.7 Any other natural resources (use appropriate standard units)

 

  1. Use, storage, transport, handling or production of substances or materials, which could be harmful to human health or the environment or raise concerns about actual or perceived risks to human health.
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

3.1 Use of substances or materials, which are hazardous (as per MSIHC rules) to human health or the environment (flora, fauna, and

water supplies)

3.2 Changes in occurrence of disease or affect disease vectors (e.g. insect or water borne diseases)
3.3 Affect the welfare of people e.g. by changing living conditions?
3.4 Vulnerable groups of people who could be affected by the project e.g. hospital patients, children, the elderly etc.,
3.5 Any other causes, that would affect local communities, fisherfolk, their livelihood, dwelling units of traditional local communities etc

 

  1. Production of solid wastes during construction or operation or decommissioning (MT/month)
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

4.1 Spoil, overburden or mine wastes
4.2 Municipal waste (domestic and or commercial wastes)
4.3 Hazardous wastes (as per Hazardous Waste Management Rules)
4.4 Other industrial process wastes
4.5 Surplus product
4.6 Sewage sludge or other sludge from effluent treatment
4.7 Construction or demolition wastes
4.8 Redundant machinery or equipment
4.9 Contaminated soils or other materials
4.10 Agricultural wastes
4.11 Other solid wastes
  1. Release of pollutants or any hazardous, toxic or noxious substances to air (Kg/hr)
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

5.1 Emissions from combustion of fossil fuels from stationary or mobile sources
5.2 Emissions from production processes
5.3 Emissions from materials handling including storage or transport
5.4 Emissions from construction activities including plant and equipment
5.5 Dust or odours from handling of materials including construction materials, sewage and waste
5.6 Emissions from incineration of waste
5.7 Emissions from burning of waste in open air (e.g. slash materials, construction debris)
5.8 Emissions from any other sources
  1. Generation of Noise and Vibration, and Emissions of Light and Heat:
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

6.1 From operation of equipment e.g. engines, ventilation plant, crushers
6.2 From industrial or similar processes
6.3 From construction or demolition
6.4 From blasting or piling
6.5 From construction or operational traffic
6.6 From lighting or cooling systems
6.7 From any other sources

 

  1. Risks of contamination of land or water from releases of pollutants into the ground or into sewers, surface waters, groundwater, coastal waters or the sea:
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

7.1 From handling, storage, use or spillage of hazardous materials
7.2 From discharge of sewage or other effluents to water or the land (expected mode and place of

discharge)

7.3 By deposition of pollutants emitted to air into the land or into water
7.4 From any other sources
7.5 Is there a risk of long term build up of pollutants in the environment from these sources?  
  1. Risk of accidents during construction or operation of the Project, which could affect human health or the environment
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

8.1 From explosions, spillages, fires etc from storage, handling, use or production of hazardous substances
8.2 From any other causes
8.3 Could the project be affected by natural disasters causing environmental damage (e.g., floods, earthquakes, landslides, cloudburst etc)?
  1. Factors which should be considered (such as consequential development) which could lead to environmental effects or the potential for cumulative impacts with other existing or planned activities in the locality
Sr. No. Information/Checklist confirmation Yes/No Details thereof (with

approximate quantities /rates,

wherever possible) with source of information data

9.1 Lead to development of supporting lities, ancillary development or development stimulated by the project which could have impact on the environment e.g.:- Supporting infrastructure (roads, power supply, waste or waste water treatment, etc.)

housing development

extractive industries

supply industries

other

9.2 Lead to after-use of the site, which could have an impact on the environment
9.3 Set a precedent for later developments
9.4 Have cumulative effects due to proximity to other existing or planned projects with similar effects

 

III. Environmental Sensitivity

 

Sr.

No.

 

                     Areas Name/

Identity

 

Aerial distance (within 15 km.)

Proposed project location Boundary

1. Areas protected under international conventions, national or local legislation for their ecological, landscape, cultural or other related value
2. Areas which are important or sensitive for ecological reasons – Wetlands, watercourses or other water bodies, coastal zone, biospheres, mountains, forests
3. Areas used by protected, important or sensitive species of flora or fauna for breeding, nesting, foraging, resting, over wintering, migration
4. Inland, coastal, marine or underground waters
5. State, National boundaries
6. Routes or facilities used by the public for access to recreation or other tourist, pilgrim areas
7. Defence installations
8. Densely populated or built-up area
9. Areas occupied by sensitive man made land uses (hospitals, schools, places of worship, community facilities)
10. Areas containing important, high quality or scarce resources (ground water resources, surface resources, forestry, agriculture, fisheries, tourism, minerals)
11. Areas already subjected to pollution or environmental damage. (those where existing legal environmental standards are exceeded)
12. Areas susceptible to natural hazard which could cause the project to present environmental problems (earthquakes, subsidence, landslides, erosion, flooding or extreme or adverse climatic conditions)

 

 

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MODEL FORM

DEED OF DISSOLUTION OF PARTNERSHIP

This deed of dissolution of partnership business is made and entered into at __________,this______day of__________20___, between ABC, an Indian Citizen, r/o.________________________________________________, hereinafter referred to as the ‘Party of the First Part’ (which expression shall unless it be repugnant to the context and meaning there of, include his legal heirs, executors, administrators and assigns) and DEF, an adult Indian Citizen, r/o. _______________________________________, hereinafter referred to as the ‘Party of the Second part’. (Which expression shall unless it be repugnant to the context and meaning there of, include his legal heirs, executors, administrators and assigns)

WHEREAS-

`                     1) The parties hereto have been carrying on the business of purchase, manufacture and sale of synthetic rubber and other allied products in partnership under the name and style of “XYZ Industries” under the Original Deed of Partnership dated _______________, and the said partnership business is carried on in accordance with the terms and conditions contained in the aforesaid deed of partnership.

2) As the parties hereto do not desire to continue the said partnership for diverse reasons, they have agreed to dissolve the said partnership with effect from the date of execution of this deed on the terms hereinafter stated.

3) The assets and property of the partnership business consists of the factory premises situate at _______________________________, District- _________, where the business of the firm is carried on and also includes the varied factory machinery, furniture & fixtures, stock in trade, chattels, telephone and other facilities ordinarily required for carrying on the business.  Furthermore, they include the goodwill of the partnership, bank balances and outstanding dues to the firm.  These assets, both moveable and immovable, tangible and intangible, have been contributed, either by the partners themselves or generated in the course of the partnership business.

4) Accounts of the partnership firm have been made up to the date of dissolution and the total value of the assets, debts, outstandings and liabilities of the partnership firm have been ascertained to the satisfaction of both the parties hereto.

5) It is agreed that ABC, the party of the first part, forgoes and renounces his entire right, title and interest in respect of all the assets and properties of the partnership firm in favour of DEF, in lieu of the latter partner taking over all the liabilities, debts and otstandings owed by the said partnership firm.

6) It is agreed that on effecting the above referred quid-pro-quo arrangement DEF, the party of the second part will be entitled to continue the business of the firm alone in the same name and will also be entitled to retain all the stock in trade, furniture & fixture, articles, moneys and goodwill of the partnership, subject to all debts and liabilities of the firm and to that extent ABC, will be deemed to have retired from the said firm.

7) The parties have agreed to record the terms of and hereby effectuate the dissolution of the firm in the manner following:-

NOW THIS DEED WITNESSETH AS FOLLOWS:

1) It is hereby agreed and declared that the partnership between the parties hereto in the name of “XYZ Industries”, be and it is hereby dissolved with effect from the date of execution of these presents.

2) The accounts of the business and assets, profits & losses of the said partnership till the date of dissolution have been made and settled and signed by the parties and parties confirm the same and except as hereinafter provided no party is liable to other in respect thereof.

3) The business of the said firm shall be carried on by the party of the second part i.e. DEF alone and as the sole proprietor thereof from the said date and the party of the first part shall be deemed to have retired from the partnership and shall have no claim thereto except to the extent mentioned hereinafter.

4) All the property and the assets of the firm including the factory premises, machinery, furniture & fixtures, chattels, telephones, stock-in-trade, goodwill of the partnership and the outstandings recoverable by the firm shall belong to DEF, the party of the second part in his personal capacity and the other party hereto hereby releases and renounces all the rights, title and interest therein or thereto as partner of the firm subject to the payment of the taxes, rates, assessments, dues and duties payable in respect thereof  to the Government or Municipal Corporation or any other public body.

5) DEF, the party of the second part covenants with the party of the first part that he will pay and is liable to pay all the debts and liabilities of the firm subsisting on the date of dissolution including liability of the firm for income-tax and other taxes or government dues, if any, and shall indemnify and keep indemnified the party of the first part against the said liability and against all loss, costs, charges and  expenses incurred by him on account of such debts and liabilities or any part thereof being required to be paid by the party of the first part.

6) Each of the parties hereto hereby releases the other from all the proceedings, accounts, claims and demands in respect of the said partnership but without prejudice to any rights or claims and remedies in respect thereof under the presents.

7) The party of the first part hereby appoints, nominates and constitutes DEF, the party of second part as his attorney or agent with authority to collect all the assets and property of the partnership and to ask, demand, sue for and recover and receive and to sign and give discharge for all the debts, estate and effects or other moneys due or owing or in any way belonging to the said partnership.

8) ABC, the party of the first part shall not for a period of three year from the date hereof, carry on or engage or be concerned or interested, either directly or indirectly, in the same or identical business as carried on by the said partnership in the Districts of Nasik, Thane and Greater Mumbai.

9) All benefits or rights flowing from the permits or licences held by the aforesaid Partnership Firm shall vest in DEF, the party of second part, to the exclusion of the other party.

10) ABC, the party of the first part, hereby agrees and undertakes to sign all applications, documents, and other papers as may be required to properly transfer all assets and properties allotted, assigned or released to DEF, the party of second part, but the costs, charges and expenses in respect thereof will be borne by the latter party.

11) Each of the parties hereto assures the other that save and except as recorded in the books of accounts of the firm and other record, none of them has received, collected or discharged or compromised any claim, demand or credit due to the partnership or incurred any debt or liability or obligation that may now or hereinafter, directly or indirectly, charge or affect the partnership or any of its property or assets.

12) Notwithstanding anything herein before contained, all the liability for Income-Tax on the personal income including Capital Gains tax of any party hereto, including any interest thereon and penalties imposed in respect thereof, incurred before dissolution or thereafter will be that of the party whose income it is and such party shall indemnify and keep indemnified the other party against such liability and costs, charges and expenses incurred on that account.

13) In the event of any dispute arising between the parties hereto in the course of the dissolution, the same will be referred to the arbitration of a common arbitrator, if agreed upon, or two or more arbitrators, each party to the dispute appointing his arbitrator, and the decision of the arbitrator/arbitrators shall be final and binding on the parties.

IN WITNESS WHEREOF the parties hereto have set and subscribed their respective hands, the day and year first herein above written.

Signed, Sealed and Delivered      )

By the Withinnamed                       )

ABC                                                   )

In the presence of                            )      ——————————

Witness :-                                          )                   (ABC)

“Party of First Part”

Signed, Sealed and Delivered      )

By the Withinnamed                       )

DEF                                                    )

In the presence of                            )      ——————————–

Witness:-                                           )                     (DEF)

“Party of Second Part”

DOCUMENTS TO BE SUBMITTED FOR TRANSFER OF TENANCY RIGHTS IN RESPECT OF TENEMENTS AT MUMBAI HOUSING AND AREA DEVELOPMENT BOARD.

(1) An application in prescribed format which is available at Rs. 10/- in the office of the concerned Estate Manager, MH&AD Board, Griha Nirman Bhavan, Kala Nagar, Bandra (East), Mumbai – 400 051.

(2) Certificate duly signed by the applicant indicating therein the reasons for transfer of tenancy rights.

(3) Death certificate (original) in case original tenement holder is dead.

(4) An affidavit on Rs. 20/- stamp paper declaring therein that he/she, his/her/wife/husband and unmarried children have not possessed any land/tenement in the Mumbai City and in the extended suburb areas.

(5) The No Objection Certificate from the original tenement holder for proposed transfer at tenancy rights.

(6) NOC from the Co-operative Society, in case the Co-operative Housing Society is formed or an affidavit on Rs. 20/- stamp paper declaring that the Co-operative Housing Society is not formed.

(7) If the applicant is in service, certificate of annual income from the concerned organization, firm, department, where the applicant is employed.

(8) An affidavit on Rs. 20/- stamp paper declaring therein the annual income of the applicant. If not in service or self-employed a copy of income tax return.

(9) Applicants two photographs duly attested of applicant.

(10) Certified copy of latest payment receipt towards arrears of rent clarifying therein no any dues.

(11) Heirship Certificate from competent authority indicating therein the relation of the applicant with the tenement holder.

(12) Charges towards transfer of tenancy rights shall be paid either in cash or by the way of Demand Draft/Pay Order of any Nationalized Bank and certified copy of receipt of payment to that effect shall be submitted. Transfer charges are as follows:-

* Low Income Group @ Rs 45/Sq.ft Maximum of Rs 15,000.00

* Middle Income Group @Rs 55/Sq.ft Maximum of Rs 25,000.00

* High Income Group @Rs 60/Sq.ft Maximum of Rs 35,000.00

(13) The prescribed application along with the above documents is required to be submitted within 15 days in the office of the concerned Estate Manager, MH&AD Board, Bandra (East), Mumbai.

(14) According to the provision of Section 24 of MHAD Act 1976, transfer of tenancy rights are applicable to the following legal heirs of the original tenement holder:-

* Husband or Wife.

*Unmarried son & daughter.

* Married son and his family members.

* Widow daughter and her unmarried children.

* Father and Mother.

_________________________________________

THE BOMBAY LIFTS ACT, 1939

(BOMBAY ACT NO. X OF 1939)

                                                                                                            [17th May 1939]

An Act to provide for the regulation of the construction, maintenance and, safe working of certain classes of lifts and all machinery and apparatus pertaining thereto in the State of Bombay.

WHEREAS it is expedient to provide for the regulation of the construction, maintenance and safe working of certain classes of lifts and all machinery and apparatus pertaining thereto in the State of. Bombay in manner hereinafter appearing; It is hereby enacted as follows:-

  1. Short title,-

This Act may be called the Bombay Lifts Act, 1939.

  1. Extent and Commencement,-

(1) This Act shall extend to the whole of the State of Maharashtra.

(2) It shall come into force in the Pre-Reorganisation State of Bombay on such date as the State Government may, by notification in the Official Gazette, appoint; and in that part of the State of Maharashtra to which it is extended by the Bombay Lifts (Extension) Act, 1957 (Bom XXVIII of 1958), it shall come into force on such other date as the State Government may by like notification published in the like manner, appoint.

  1. Definitions,-

In this Act, unless there is anything repugnant in the subject or context,-

(a) “Inspector of Lifts,” means an officer appointed as such by the State Government;

(b) “Licence” means a licence granted under section 5;

(c) “Lift” means a hosting mechanism equipped with a car which moves in a substantially vertical direction, is worked by power and is designed to carry passengers or goods or both;

(d) “Lift car” means the cage or car of a lift used whether for the conveyance of passengers or goods or both and includes the floor, or platform, car framed, sling and enclosing body work but shall not include a hoist or lift to which the Factories Act, 1948 (LXIII of 1948), applies;

(e) “Lift installation” includes the lift car, the lift way, the lift way enclosure and the operating mechanism of the lift and all ropes, cables, wires and plant, directly connected with the operation of the lift;

(f) “Lift way” means the shaft in which the lift car travels;

(g) “Lift way enclosure” includes any permanent substantial structure surrounding or enclosing the lift way;

 (h) “Power” means any form of energy which is not generated by human or animal agency;

(i) “Prescribed” means prescribed by rules;

(j) “Rules” means rules made under section 12.

 

  1. Permission to erect a lift,-

Every owner of a place intending to install a lift in such place after the commencement of this Act, shall make an application to such officer as the State Government may authorise in this behalf for permission to erect such lift. Such application shall be in writing and in such form as may be prescribed. Such application shall specify—

(1) the type of the lift,

(2) the rated maximum speed of the lift,

(3) the maker’s or designer’s rated capacity in weight,

(4) the maximum number of passengers in addition to the lift operator which the lift can carry,

(5) the total weight of the lift car carrying the maximum load,

(6) the weight of the counterweight,

(7) the number, description, weight and size of the supporting cables,

(8) the depth of the pit from the lowest part of the car when at the lowest floor,

(9) such details of the construction of the overhead arrangement with the weight and sizes of the beams as may be prescribed, and,

(10) such other particulars as may be prescribed.

On receipt of such application the Officer authorised under this section shall, after making such enquiry and requiring the applicant to furnish such information as may be necessary, forward the application with his remarks to the State Government. The State Government may thereupon either grant or refuse the permission. Such permission shall be valid only for a period of six months from the date on which it is granted.

  1. Licence to work a lift,-

(1) Every owner of a place who is permitted to install a lift tinder section 4, shall, within one month after the completion of the erection of such lift, deliver or send or cause to be delivered or sent to such officer as the State Government may authorise in this behalf notice in writing of such completion and shall make an application to him for a licence for working the lift.

(2) An application for a licence made under sub-section (1) shall be in such form as may be prescribed. Along with such application, such fee as may be prescribed shall be paid.

(3) On receipt of such application such officer as may be authorised in this behalf by the State Government after making such enquiry as may be necessary forward the application with his remarks to the State Government. The State Government may, thereupon, either grant or refuse the licence.

  1. Application for licence in case of existing lifts,-

(1) Notwithstanding, anything contained in sections 4 and 5 every owner of a place in which a lift has been installed before the date of the commencement of this Act, shall within two months from such date apply for a licence for the working  of  such lift.

(2) The provisions of sub-sections (2) to (4) of section 5 shall, so far as may be, apply to such application.

  1. Lift not to be operated without a licence,-

Subject to such rules as may be made in this behalf no lift shall be worked except under and in conformity with the terms of the licence granted in respect of the same:

Provided that nothing in this section shall apply to a lift installed at the date of the commencement of this Act, for a period of two months from such date or if an application for licence is made within that period in accordance with the provisions of section 6, until such application is finally disposed of under the said section.

7A. Additions and alterations to the lift installation,-

No additions or alterations other than those required to be made under Sub-section (2) of Section 8, shall be made to any lift installation except with the previous permission in writing of an officer authorised in this behalf by the State Government.

  1. Right to enter any building for inspection of lifts and lift installation,-

(1) An officer authorised in this behalf by the State Government may at any time after giving reasonable notice to the occupant enter upon any building in which lift is installed or is being installed or in connection with which an application for a licence has been received, for the purpose of inspecting the lift or the lift installation or the site thereof.

(2) Order for repairs, alterations to and discontinuance of lifts in an unsafe condition:-

If on such inspection the officer is of the opinion that any lift in any building is in an unsafe condition, he may issue an order on the owner of the building or his agent appointed under sub-section (2) of section 9, requiring such repairs or alterations to be made to such lift as he may deem necessary within the time specified therein and may also, If necessary, order the use of such lift to be discontinued until such repairs or alterations are made or such unsafe condition is removed. The owner or his agent, as the case may be, shall thereupon comply with the order within the period specified therein and shall forthwith report in writing to the officer of having so complied.

(3) Any person aggrieved by an order of the officer under sub-section (2) may, within thirty days from the dale of such order, appeal to the State Government.

(4) Notwithstanding any appeal made to the State Government under sub-section (3), any order to discontinue the use of a lift made by the officer under sub-section (2) shall be complied with, unless the State Government has suspended such order.

(5) The order made by the officer under sub-section (2), subject to an appeal to the State Government and the decision of the State Government on the appeal shall be final.

8A. Owner to give facilities for inspection,-

The owner of a building in which a lift is installed or his agent appointed under sub-section (2) of section 9 shall afford all reasonable facilities to the officer for inspecting a lift under section 8 and whenever ordered to do so by the officer shall, at his own cost procure at such inspection the attendance of the person, if any, with whom he has entered into a contract for the erection or maintenance of the lift or a representative of such person  who is competent to guide the officer in inspecting the lift.

  1. Report of accident,-

(1) Where any accident occurs in the operation of any lift which results or was likely to result in injury to any person the owner of the building in which the lift is working or if such owner has appointed an agent and has communicated his name to the Inspector of Lifts under sub-section (3) such agent shall as soon as may be after such accident give notice with full details of the accident to the Inspector of Lifts and also in the Greater Bombay to the Commissioner of Police and elsewhere to the District Magistrate or such other officer as the State Government may by order specify and the lift installation shall not be interfered with in any way and the working of such lift shall not be resumed except with the written permission of the officer authorised in this behalf by the State Government.

(2) For the purposes of sub-section (1), the owner of every building in which a lift has been installed may and if such owner does not reside in such building, shall appoint an agent who shall be a resident in the town or village in which the building is situate to give notice of any accident occurring in the operation of the lift.

(3) The name of every agent appointed under sub-section (2) shall be communicated to the Inspector of Lifts.

  1. Delegation of the powers of Government,-

The State Government may delegate any of the powers conferred on it by or under this Act to such officer as it thinks fit.

  1. Inspection of lifts,-

Every lift shall be inspected at least once in six months by an officer authorised in this behalf by the State Government. An annual fee at such rate as may be prescribed shall be charged for such inspection and such fee shall include the charges for the inspection of the motor.

11A. Recovery of fees,-

All sums payable as fees under this Act shall be recoverable as arrears of land revenue.

  1. Powers to make rules,-

(1) The State Government may, from time to time by notification in the Official Gazette, and subject to the condition of previous publication make rules to carry out the purpose of this Act.

(2) In particular and without prejudice of the generality of the foregoing provision, such rules may be made for the following matters, namely:-

(a) specifications for lifts,

(b) the manner in which erection plans of lifts shall be submitted,

(c) the manner in which the lifts may be tested,

(d) the form of application for the erection of a lift or a licence for working the same,

(e) the terms and conditions subject to which and the form in which the licences may be granted for the working of a lift under section 7,

(f) the manner in which and the terms subject to which the lifts shall be worked under section 7,

(fa) the fee payable in respect of an application for a licence for the working of a lift under section 7 and the annual fee payable for inspection of a lift under section 11, which fees may be different for different classes of Lifts, and the manner of paying such fees;

            (g) the manner in which notice of accidents shall be given and the form of such notice,

(h) the form of notice to be given under section 8,

(i) any other matter which is to be, or may be, prescribed.

(3) Every rule made under this Act shall be laid, as soon as may be after it is made, before each House of the State Legislature while it is in session for a total period of thirty days, which may be comprised in one session or in two successive sessions ,and if, before the expiry of the session in which it is so laid or the session immediately following, both Houses agree in making any modification in the rule, or both Houses agree that the rule should not be made, and notify such decision in the Official Gazette, the rule shall from the date of publication of such notification have effect only in such modified form or be of no effect, as the case may be; so, however, that, any such modification or annulment shall be without prejudice to the validity of anything previously done or omitted to be done under that rule.

  1. Penalty,-

Whoever contravenes any of the provisions of this Act, rules or conditions of a licence or a direction given by the Inspector of Lifts under this Act or the rules shall, on conviction, be punishable with a fine which may extend to five hundred rupees and, in the case of a continuing contravention with an additional fine which may extend to fifty rupees for every day during which such contravention continues after conviction for the first such contravention.

13A. Service of notices, orders or documents,-

(1) Every notice, order or document by or under this Act required or authorised to be addressed to any person may be served by post or left,–

(a) where a local authority is the addressee, at the office of the local authority,

(b) where a company is the addressee, at the registered office of the Company or in the event of the registered office of the company not being in India, at the head office of the company in India;

(c) where any other person is the addressee, at the usual or last known place of abode or business of the person.

(2) Every notice, order or document by or under this Act, required or authorised to be addressed to the owner or the agent of the owner, or the occupant of any premises shall be deemed to properly addressed, if addressed by the description of the “owner” or “agent of the owner” or “occupant” of the premises (naming the premise) and may be served by delivering It or a true copy thereof, to some person on the premises or, if there is no person on the premises to whom the same can with  reasonable diligence be delivered, by affixing it on some conspicuous part of the premises.

13B. Protection for acts done in good faith,-

No suit, prosecution or other legal proceedings shall be instituted against any officer for anything which is in good faith done or intended to be done under this Act.

13C. Application of Act to lifts belonging to Government,-

The provisions of this Act shall apply to lifts installed by Government and in the application of the said provisions to such lifts, the said provisions shall be deemed to have been adapted or modified as follows:–

(1) In sub-section (1) of section 6, for the words beginning with the words “every owner” and ending with the words “working of such lift” the following shall be substituted, namely:-

“an application for a licence shall be made by Government which has or on whose behalf a lift has been installed,-

            (a) before, the commencement of the Bombay Lifts (Amendment) Act, 1955 (Bom. XXXII of 1955), within two months from the said date;

(b) before this Act is brought into force in that part of the State to which it is extended by the Bombay Lifts (Extension) Act, 1957 (Bom. XXVIII of 1958), within  two months from the date it is brought into force,

for the working of such lift.”

(2) ln the proviso to section 7, for the words “commencement of this Act, for a period of two months from such date” the following shall be substituted namely:-

“commencement of this Act, or to a lift installed by Government before the commencement of the Bombay Lifts (Amendment) Act, 1955 (Bom. XXXII of 1955), or installed before this Act is brought into force in that part of the State to which it is extended by the Bombay Lifts (Extension) Act, 1957 (Bom. XXVIII of 1958), for a period of two mouths from such commencement, or as the case may be, the date it is so brought into force.”

(3) In section 8,–

(a) In sub-section (3), for the words “the State Government” the words “the appellate authority appointed in this behalf by the State Government” shall be substituted;

            (b) in sub-sections (4) and (5), for the words “the ‘State Government,” wherever they occur, the words “the appellate authority” shall be substituted;

(4) In sub-section (2) of section 9, for the words beginning with the words “the owner of every building” and ending with the words “in such building” the following shall be substituted, namely:-

“for every building in which a lift has been installed by Government, Government”;

(5) Section 13 shall be deleted;

(6) For clause (a) of sub-section (1) of section 13A, the following shall be substituted, namely:-

            “(a) where Government is the addressee, at the office of the agent appointed by such Government under sub-section (2) of section 9;”

  1. Saving,-

Nothing contained in this Act shall affect the provisions of the Indian Electricity Act, 1910 (IX of 1910) or any rules made thereunder.

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THE INDIAN CONTRACT, 1872

(9 of 1872)

                                                                                                (25th April, 1872)

PREAMBLE.— WHEREAS it is expedient to define and amend certain parts of the law relating to contracts:-

It is hereby enacted as follows:-

PRELIMINARY

 

  1.   Short title,- This Act may be called the Indian Contract Act, 1872.

Extent and Commencement.- It extends to the whole of India except the State of Jammu and Kashmir; and it shall come into force on the first day of September, 1872.

Saving.– Nothing herein contained shall affect the provisions of any Statute, Act or Regulation not hereby expressly repealed, nor any usage or custom of trade, nor any incident of any contract, not inconsistent with the provisions of this Act.

  1. Interpretation clause,-In this Act the following words and expressions are used in the following senses, unless a contrary intention appears from the context:-

(a) When one person signifies to another his willingness to do or to abstain from doing anything, with a view to obtaining the assent of that other to such act or abstinence, he is said to make a proposal;

(b) When the person to whom the proposal is made signifies his assent thereto, the proposal is said to be accepted. A proposal, when accepted, becomes a promise;

(c) The person making the proposal is called the “promisor” and the person accepting the proposal is called the “promisee”;

(d) When, at the desire of the promisor, the promisee or any other person has done or abstained from doing or does or abstains from doing, or promises to do or to abstain from doing something, such act or abstinence or promise is called a consideration for the promise;

(e) Every promise and every set of promises, forming the consideration for each other, is an agreement;

(f) Promises which form the consideration or part of the consideration for each other, are called reciprocal promises;

(g) An agreement not enforceable by law is said to be void;

(h) An agreement enforceable by law is a contract;

(i) An agreement which is enforceable by law at the option of one or more of the parties thereto, but not at the option of the other or others, is a voidable contract;

(j) A contract which ceases to be enforceable by law becomes void when it ceases to be enforceable.

 

CHAPTER I

OF THE COMMUNICATION, ACCEPTANCE AND REVOCATION OF PROPOSALS

  1. Communication, acceptance and revocation of proposals,-The communication of proposals, the acceptance of proposals, and the revocation of proposals and acceptances, respectively, are deemed to be made by an act or omission of the party proposing, accepting or revoking, by which he intends to communicate such proposal, acceptance or revocation, or which has the effect of communicating it.
  1. Communication when complete,- The communication of a proposal is complete when it comes to the knowledge of the person to whom it is made.

The communication of an acceptance is complete,-

as against the proposer, when it is put in a course of transmission to him so as to be out of the power of the acceptor;

as against the acceptor, when it comes to the knowledge of the proposer.

The communication of a revocation is complete,-

as against the person who makes it, when it is put into a course of transmission to the person to whom it is made, so as to be out of the power of the person who makes it;

as against the person to whom it is made, when it comes to his knowledge.

Illustrations

(a) A proposes by letter, to sell a house to B at a certain price.

The communication of the proposal is complete when B receives

the letter.

(b) B accepts A’s proposal by a letter sent by post.

The communication of the acceptance is complete,-

as against A when the letter is posted;

as against B when the letter is received by A.

(c) A revokes his proposal by telegram.

The revocation is complete as against A when the telegram is despatched.  It is complete as against B when B receives it.

B revokes his acceptance by telegram. B’s revocation is complete as   against B when the telegram is despatched, and as against A when it reaches him.

  1. Revocation of proposals and acceptances,- A proposal may be revoked at any time before the communication of its acceptance is complete as against the proposer, but not afterwards.

An acceptance may be revoked at any time before the communication of the acceptance is complete as against the acceptor, but not afterwards.

Illustrations

A proposes by letter sent by post, to sell his house to B.

B accepts the proposal by a letter sent by post.

A may revoke his proposal at any time before or at the moment when B posts his letter of acceptance, but not afterwards.

B may revoke his acceptance at any time before or at the moment when the letter communicating it reaches A, but not afterwards.

  1. Revocation how made,- A proposal is revoked-

(1) by the communication of notice of revocation by the proposer to the  other party;

(2) by the lapse of the time prescribed in such proposal for its acceptance, or, if no time is so prescribed, by the lapse of a reasonable time, without communication of the acceptance;

(3) by the failure of the acceptor to fulfill a condition precedent to acceptance; or

(4) by the death or insanity of the proposer, if the fact of his death or insanity comes to the knowledge of the acceptor before acceptance.

  1. Acceptance must be absolute,- In order to convert a proposal into a promise, the acceptance must-

(1) be absolute and unqualified;

(2) be expressed in some usual and reasonable manner, unless the proposal prescribes the manner in which it is to be accepted. If the proposal prescribes a manner in which it is to be accepted, and the acceptance is not made in such manner, the proposer may, within a reasonable time after the acceptance is communicated to him, insist that his proposal shall be accepted in the prescribed manner, and not otherwise; but if he fails to do so, he accepts the

acceptance.

  1. Acceptance by performing conditions, or receiving consideration,- Performance of the conditions of a proposal, or the acceptance of any consideration for a reciprocal promise which may be offered with a proposal, is an acceptance of the proposal.
  1. Promises, express and implied,- In so far as the proposal or acceptance of any promise is made in words, the promise is said to be express. In so far as such proposal or acceptance is made otherwise than in words, the promise is said to be implied.

 

CHAPTER II

OF CONTRACTS, VOIDABLE CONTRACTS AND VOID AGREEMENTS

  1. What agreements are contracts,- All agreements are contracts if they are made by the free consent of parties competent to contract, for a lawful consideration and with a lawful object, and are not hereby expressly declared to be void.

Nothing herein contained shall affect any law in force in India, and not hereby expressly repealed, by which any contract is required to be made in writing or in the presence of witnesses, or any law relating to the registration of documents.

  1. Who are competent to contract,- Every person is competent to contract who is of the age of majority according to the law to which he is subject, and who is of sound mind, and is not disqualified from contracting by any law to which he is subject.

 

  1. What is a sound mind for the purposes of contracting,- A person is said to be of sound mind for the purpose of making a contract if, at the time when he makes it, he is capable of understanding it and of forming a rational judgment as to its effect upon his interests.

A person, who is usually of unsound mind, but occasionally of sound mind, may make a contract when he is of sound mind.

A person, who is usually of sound mind, but occasionally of unsound mind, may not make a contract when he is of unsound mind.

Illustrations

(a) A patient in a lunatic asylum, who is at intervals of sound mind, may contract during those intervals.

(b) A sane man, who is delirious from fever or who is so drunk that he cannot understand the terms of a contract or form a rational judgment as to its effect on his interests, cannot contract whilst such delirium or drunkenness lasts.

13.”Consent” defined,-Two or more persons are said to consent when they agree upon the same thing in the same sense.

14.”Free consent” defined,- Consent is said to be free when it is not caused by-

(1) coercion, as defined in section 15, or

(2) undue influence, as defined in section 16, or

(3) fraud, as defined in section 17, or

(4) misrepresentation, as defined in section 18, or

(5) mistake, subject to the provisions of sections 20, 21 and 22.

Consent is said to be so caused when it would not have been given but for the existence of such coercion, undue influence, fraud, misrepresentation or mistake.

  1. “Coercion” defined,- “Coercion” is the committing, or threatening to commit, any act forbidden by the Indian Penal Code (45 of 1860), or the unlawful detaining, or threatening to detain, any property, to the prejudice of any person whatever, with the intention of causing any person to enter into an agreement.

          Explanation:- It is immaterial whether the Indian Penal Code (45 of 1860) is or is not in force in the place where the coercion is employed.

Illustration

A, on board an English ship on the high seas, causes B to enter into an agreement by an act amounting to criminal intimidation under the Indian Penal Code (45 of 1860).  A afterwards sues B for breach of contract at Calcutta.  A has employed coercion, although his act is not an offence by the law of England, and although section 506 of the Indian Penal Code (45 of 1860) was not in force at the time when or place where the act was done.

           16.”Undue influence” defined,-

(1) A contract is said to be induced by  ” undue influence ” where the relations subsisting between the parties are such that one of the parties is in a position to dominate the will of the other and uses that position to obtain an unfair advantage over the other.

(2) In particular and without prejudice to the generality of the foregoing principle, a person is deemed to be in a position to dominate the will of another-

(a) where he holds a real or apparent authority over the other or where he stands in a fiduciary relation to the other; or

(b) where he makes a contract with a person whose mental capacity is temporarily or permanently affected by reason of age, illness, or mental or bodily distress.

(3) Where a person who is in a position to dominate the will of another, enters into a contract with him, and the transaction appears, on the face of it or on the evidence adduced, to be unconscionable, the burden of proving that such contract was not induced by undue influence shall lie upon the person in a position to dominate the will of the other.

Nothing in this sub-section shall affect the provisions of section 111 of the Indian Evidence Act, 1872. (1 of 1872)

Illustrations

(a) A having advanced money to his son, B, during his minority, upon B’s coming of age obtains, by misuse of parental influence, a bond from B for a greater amount than the sum due in respect of the advance. A employs undue influence.

(b) A, a man enfeebled by disease or age, is induced, by B’s influence over him as his medical attendant, to agree to pay B an unreasonable sum for his professional services. B employs undue influence.

(c) A, being in debt to B, the money-lender of his village, contracts a fresh loan on terms which appear to be unconscionable. It lies on B to prove that the contract was not induced by undue influence.

(d) A applies to a banker for a loan at a time when there is stringency in the money market. The banker declines to make the loan except at an unusually high rate of interest. A accepts the loan on these terms. This is a transaction in the ordinary course of business, and the contract is not induced by undue influence.

17.”Fraud” defined,- “Fraud” means and includes any of the following acts committed by a party to a contract, or with his connivance, or by his agent,  with intent to deceive another party thereto or his agent, or to induce him to enter into the contract:-

(1) the suggestion, as a fact, of that which is not true, by one who does not believe it to be true;

(2) the active concealment of a fact by one having knowledge or belief of the fact ;

(3) a promise made without any intention of performing it;

(4) any other act fitted to deceive;

(5) any such act or omission as the law specially declares to be fraudulent.

           Explanation.- Mere silence as to facts likely to affect the willingness of a person to enter into a contract is not fraud, unless the circumstances of the case are such that, regard being had to them, it is the duty of the person keeping silence to speak, or unless his silence is, in itself, equivalent to speech.

Illustrations

(a) A sells, by auction, to B, a horse which A knows to be unsound. A says nothing to B about the horse’s unsoundness. This is not fraud in A.

(b) B is A’s daughter and has just come of age. Here, the relation between the parties would make it A’s duty to tell B if the horse is unsound.

(c) B says to A–“If you do not deny it, I shall assume that the horse is sound.” A says nothing. Here, A’s silence is equivalent to speech.

(d) A and B, being traders, enter upon a contract. A has private information of a change in prices which would affect B’s willingness to proceed with the contract. A is not bound to inform B.

  1. “Misrepresentation” defined,- “Misrepresentation” means and includes-

(1) the positive assertion, in a manner not warranted by the information of the person making it, of that which is not true, though he believes it to be true

(2) any breach, of duty which, without an intent to deceive, gains an advantage to the person committing it, or any one claiming under him, by misleading another to his prejudice or to the prejudice of any one claiming under him;

(3) causing, however innocently, a party to an agreement to make a mistake as to the substance of the thing which is the subject of the agreement.

  1. Voidability of agreements without free consent,- When consent to an agreement is caused by coercion, fraud or misrepresentation, the agreement is a contract voidable at the option of the party whose consent was so caused.

A party to a contract whose consent was caused by fraud or misrepresentation, may, if he thinks fit, insist that the contract shall be performed, and that he shall be put in the position in which he would have been if the representations made had been true.

            Exception.- If such consent was caused by misrepresentation or by silence, fraudulent within the meaning of section 17, the contract, nevertheless,  is not voidable, if the party whose consent was so caused had the means of discovering the truth with ordinary diligence.

          Explanation.- A fraud or misrepresentation which did not cause the consent to a contract of the party on whom such fraud was practised, or to whom such misrepresentation was made, does not render a contract voidable.

Illustrations

(a) A, intending to deceive B, falsely represents that five hundred maunds of indigo are made annually at A’s factory, and thereby induces B to buy the factory. The contract is voidable at the option of B.

(b) A, by a misrepresentation, leads B erroneously to believe that, five hundred maunds of indigo are made annually at A’s factory.  B examines the accounts of the factory, which show that only four hundred maunds of indigo have been made. After this B buys the factory. The contract is not voidable on account of A’s misrepresentation.

(c) A fraudulently informs B that A’s estate is free from encumbrance. B thereupon buys the estate. The estate is subject to a mortgage. B may either avoid the contract, or may insist on its being carried out and the mortgage debt redeemed.

(d) B, having discovered a vein of ore on the estate of A, adopts means to conceal, and does conceal, the existence of the ore from A. Through A’s ignorance B is enabled to buy the estate at an under-value. The contract is voidable at the option of A.

(e) A is entitled to succeed to an estate at the death of B ; B dies: C, having received intelligence of B’s death, prevents the intelligence reaching A and thus induces A to sell him his interest in the estate. The sale is voidable at the option of A.

19A. Power to set aside contract induced by undue influence,- When consent to an agreement is caused by undue influence, the agreement is a contract voidable at the option of the party whose consent was so caused.

Any such contract may be set aside either absolutely or, if the party who was entitled to avoid it has received any benefit thereunder, upon such terms and conditions as to the Court may seem just.

Illustrations

(a) A’s son has forged B’s name to a promissory note. B, under threat of prosecuting A’s son, obtains a bond from A for the amount of the forged note. If B sues on this bond, the Court may set the bond aside.

(b) A, a money-lender, advances Rs. 100 to B, an agriculturist, and, by undue influence, induces B to execute a bond for Rs. 200 with interest at 6 per cent. per month. The Court may set the bond aside, ordering B to repay the Rs. 100 with such interest as may seem just.

  1. Agreement void where both parties are under mistake as to matter of fact,- Where both the parties to an agreement are under a mistake as to a matter of fact essential to the agreement, the agreement is void.

          Explanation.- An erroneous opinion as to the value of the thing which forms the subject-matter of the agreement is not to be deemed a mistake as to a matter of fact.

Illustrations

(a) A agrees to sell to B a specific cargo of goods supposed to be on its way from England to Bombay. It turns out that, before the day of the bargain, the ship conveying the cargo had been cast away and the goods lost. Neither party was aware of the facts. The agreement is void.

(b) A agrees to buy from B a certain horse. It turns out that the horse was dead at the time of the bargain, though neither party was aware of the fact. The agreement is void.

(c) A, being entitled to an estate for the life of B, agrees to sell it to C. B was dead at the time of the agreement, but both parties were ignorant of the fact. The agreement is void.

  1. Effect of mistakes as to law.- A contract is not voidable because it was caused by a mistake as to any law in force in India; but a mistake as to a law not in force in India has the same effect as a mistake of fact.

Illustration

A and B make a contract grounded on the erroneous belief that a particular debt is barred by the Indian Law of Limitation: the contract is not voidable.

22.Contract caused by mistake of one party as to matter of fact,- A contract is not voidable merely because it was caused by one of the parties to it being under a mistake as to a matter of fact.

           23.What considerations and objects are lawful and what not,- The

consideration or object of an agreement is lawful, unless—

it is forbidden by law; or

is of such a nature that, if permitted, it would defeat the provisions of any

law; or

is fraudulent; or

involves or implies injury to the person or property of another or;

the Court regards it as immoral, or opposed to public policy.

In each of these cases, the consideration or object of an agreement is said to be unlawful. Every agreement of which the object or consideration is unlawful is void.

Illustrations

(a) A agrees to sell his house to B for 10,000 rupees. Here B’s promise to pay the sum of 10,000 rupees is the consideration for A’s promise to sell the house, and A’s promise to sell the house is the consideration for B’s promise to pay the 10,000 rupees. These are lawful considerations.

(b) A promises to pay B 1,000 rupees at the end of six months, if C, who owes that sum to B, fails to pay it. B promises to grant time to C accordingly. Here the promise-of each party is the consideration for the promise of the other party and they are lawful considerations.

(c) A promises, for a certain sum paid to him by B, to make good to B the value of his ship if it is wrecked on a certain voyage. Here A’s promise is the consideration for B’s payment and B’s payment is the consideration for A’s promise and these are lawful considerations.

(d) A promises to maintain B’s child and B promises to pay A 1,000 rupees yearly for the purpose. Here the promise of each party is the consideration for the promise of the other party. They are lawful considerations.

(e) A, B and C enter into an agreement for the division among them of gains acquired, or to be acquired, by them by fraud. The agreement is void, as its object is unlawful.

(f) A promises to obtain for B an employment in the public service, and B promises to pay 1,000 rupees to A. The agreement is void, as the consideration for it is unlawful.

(g) A, being agent for a landed proprietor, agrees for money, without the knowledge of his principal, to obtain for B a lease of land belonging to his principal. The agreement between A and B is void as it implies a fraud by concealment, by A, on his principal.

(h) A promises B to drop a prosecution which he has instituted against B for robbery, and B promises to restore the value of the things taken. The agreement is void, as its object is unlawful.

(i) A’s estate is sold for arrears of revenue under the provisions of an Act of the Legislature, by which the defaulter is prohibited from purchasing the estate. B, upon an understanding with A, becomes the purchaser, and agrees to convey the estate to A upon receiving from him the price which B has paid. The agreement is void, as it renders the transaction, in effect a purchase by the defaulter, and would so defeat the object of the law.

(j) A, who is B’s mukhtar, promises to exercise his influence, as such, with B in favour of C, and C promises to pay 1,000 rupees to A. The agreement is void, because it is immoral.

(k) A agrees to let her daughter to hire to B for concubinage. The agreement is void, because it is immoral, though the letting may not be punishable under the Indian Penal Code (45 of 1860).

Void agreements

 

  1. Agreement void, if considerations and objects unlawful in Part,- If any part of a single consideration for one or more objects, or any one or any part of any one of several considerations for a single object, is unlawful, the agreement is void.

Illustration

A promises to superintend, on behalf of B, a legal manufacture of indigo, and an illegal traffic in other articles. B promises to pay to A a salary of 10,000 rupees a year. The agreement is void, the object of A’s promise, and the consideration for B’s promise, being in part unlawful.

  1. Agreement without consideration, void, unless,- An agreement made without consideration is void, unless–

(1) It is in writing and registered:- it is expressed in writing and registered under the law for the time being in force for the registration of documents, and is made on account of natural love and affection between parties standing in a near relation to each other; or unless

(2) Or it is a promise to compensate for something done:- it is a promise to compensate, wholly or in part, a person who has already voluntarily done something for the promisor, or something which the promisor was legally compellable to do; or unless

(3) Or it is a promise to pay a debt barred by limitation law:- it is a promise, made in writing and signed by the person to be charged therewith, or by his agent generally or specially authorized in that behalf, to pay wholly or in part a debt of which the creditor might have enforced payment but for the law for the limitation of suits.

In any of these cases, such an agreement is a contract.

         Explanation 1.- Nothing in this section shall affect the validity, as between the donor and donee, of any gift actually made.

           Explanation 2.- An agreement to which the consent of the promisor is freely given is not void merely because the consideration is inadequate; but the inadequacy of the consideration may be taken into account by the Court in determining the question whether the consent of the promisor was freely given.

Illustrations

(a) A promises, for no consideration, to give to B Rs. 1,000. This is a void agreement.

(b) A, for natural love and affection, promises to give his son, B, Rs. 1,000. A puts his promise to B into writing and registers it. This is a contract.

(c) A finds B’s purse and gives it to him. B promises to give A Rs. 50. This is a contract.

(d) A supports B’s infant son. B promises to pay A’s expenses in so doing. This is a contract.

(e) A owes B Rs. 1,000, but the debt is barred by the Limitation Act. A signs a written promise to pay B Rs. 500 on account of the debt. This is a contract.

(f) A agrees to sell a horse worth Rs. 1,000 for Rs. 10. A’s consent to the agreement was freely given. The agreement is a contract notwithstanding the inadequacy of the consideration.

(g) A agrees to sell a horse worth Rs. 1,000 for Rs. 10. A denies that his consent to the agreement was freely given. The inadequacy of the consideration is a fact which the Court should take into account in considering whether or not A’s consent was freely given.

  1. Agreement in restraint of marriage void,- Every agreement in restraint of the marriage of any person, other than a minor, is void.
  1. Agreement in restraint of trade void,- Every agreement by which any one is restrained from exercising a lawful profession, trade or business of any kind, is to that extent void.

            Exception1:- Saving of agreement not to carry on business of which goodwill is sold.-

          One who sells the goodwill of a business may agree with the buyer to refrain from carrying on a similar business, within specified local limits, so long as the buyer, or any person deriving title to the goodwill from him, carries on a like business therein:

Provided that such limits appear to the Court reasonable, regard being had to the nature of the business.

 

  1. Agreements in restraint of legal proceedings void,- Every agreement, by which any party thereto is restricted absolutely from enforcing his rights under or in respect of any contract, by the usual legal proceedings in the ordinary tribunals, or which limits the time within which he may thus enforce his rights, is void to that extent.

Exception 1:- Saving of contract to refer to arbitration dispute that may arise.- This section shall not render illegal a contract, by which two or more persons agree that any dispute which may arise between them in respect of any subject or class of subjects shall be referred to arbitration, and that only the amount awarded in such arbitration shall be recoverable in respect of the dispute so referred.

Exception 2:- Saving of contract to refer questions that have already arisen.- Nor shall this section render, illegal any contract in writing, by which two or more persons agree to refer to arbitration any question between them which has already arisen, or affect any provision of any law in force for the time being as to references to arbitration.

  1. Agreements void for uncertainty,- Agreements, the meaning of which is not certain, or capable of being made certain, are void.

Illustrations

(a) A agrees to sell to B ” a hundred tons of oil “. There is nothing whatever to show what kind of oil was intended. The agreement is void for uncertainty.

(b) A agrees to sell to B one hundred tons of oil of a specified description, known as an article of commerce. There is no uncertainty here to make the agreement void.

(c) A, who is a dealer in coconut-oil only, agrees to sell to B “one hundred tons of oil”. The nature of A’s trade affords an indication of the meaning of the words, and A has entered into a contract for the sale of one hundred tons of coconut-oil.

(d) A agrees to sell to B ” all the grain in my granary at Ramnagar “. There is no uncertainty here to make the agreement void.

(e) A agrees to sell B ” one thousand maunds of rice at a price to be fixed by C “. As the price is capable of being made certain, there is no uncertainty here to make the agreement void.

(f) A agrees to sell to B ” my white horse for rupees five hundred or rupees one thousand”.  There is nothing to show which of the two prices was to be given. The agreement is void.

  1. Agreements by way of wager void,- Agreements by way of wager are void; and no suit shall be brought for recovering anything alleged to be won on any wager, or entrusted to any person to abide the result of any game or other uncertain event on which any wager is made.

            Exception in favour of certain prizes for horse-racing.-This section shall not be deemed to render unlawful a subscription or contribution, or agreement to subscribe or contribute, made or entered into for or toward any plate, prize or sum of money, of the value or amount of five hundred rupees or upwards, to be awarded to the winner or winners of any horse-race.

          Section 294A of the Indian Penal Code not affected.- Nothing in this section shall be deemed to legalize any transaction connected with horse-racing, to which the provisions of section 294A of the Indian Penal Code (45 of 1860) apply.

CHAPTER III

OF CONTINGENT CONTRACTS

  1. “Contingent contract” defined.- A ” contingent contract ” is a contract to do or not to do something, if some event, collateral to such contract, does or does not happen.

Illustration

A contracts to pay B Rs. 10,000 if B’s house is burnt. This is a contingent contract.

  1. Enforcement of contracts contingent on an event happening,- Contingent contracts to do or not to do anything if an uncertain future event happens cannot be enforced by law unless and until that event has happened.

If the event becomes impossible, such contracts become void.

Illustrations

(a) A makes a contract with B to buy B’s horse if A survives C. This contract cannot be enforced by law unless and until C dies in A’s lifetime.

(b) A makes a contract with B to sell a horse to B at a specified price, if C, to whom the horse has been offered, refuses to buy him. The contract cannot be enforced by law unless and until C refuses to buy the horse.

(c) A contracts to pay B a sum of money when B marries C. C dies without being married to B. The contract becomes void.

  1. Enforcement of contracts contingent on an event not happening,- Contingent contracts to do or not to do anything if an uncertain future event does not happen can be enforced when the happening of that event becomes impossible, and not before.

Illustration

A agrees to pay B a sum of money if a certain ship does not return. The ship is sunk. The contract can be enforced when the ship sinks.

  1. When event on which contract is contingent to be deemed impossible, if it is the future conduct of a living person,-  If the future event on which a contract is contingent is the way in which a person will act at an unspecified time, the event shall be considered to become impossible when such person does anything which renders it impossible that he should so act within any definite time, or otherwise than under further contingencies.

Illustration

A agrees to pay B a sum of money if B marries C. C marries D. The marriage of B to C must now be considered impossible, although it is possible that D may die and that C may afterwards marry B.

  1. When contracts become void which are contingent on happening of specified event within fixed time,- Contingent contracts to do or not to do anything if a specified uncertain event happens within a fixed time become void if, at the expiration of the time fixed, such event has not happened, or if, before the time fixed, such event becomes impossible.

            When contracts may be enforced which are contingent on specified event not happening within fixed time,- Contingent contracts to do or not to do anything if a specified uncertain event does not happen within a fixed time may be enforced by law when the time fixed has expired and such event has not happened or, before the time fixed has expired, if it becomes certain that such event will not happen.

Illustrations

(a) A promises to pay B a sum of money if a certain ship returns within a year. The contract may be enforced if the ship returns within the year and becomes void if the ship is burnt within the year.

(b) A promises to pay B a sum of money if a certain ship does not return within a year. The contract may be enforced if the ship does not return within the year, or is burnt within the year.

  1. Agreement contingent on impossible events void,- Contingent agreements to do or not to do anything, if an impossible event happens, are void, whether the impossibility of the event is known or not to the parties to the agreement at the time when it is made.

Illustrations

(a) A agrees to pay B 1,000 rupees if two straight lines should enclose a space. The agreement is void.

(b) A agrees to pay B 1,000 rupees if B will marry A’s daughter C. C was dead at the time of the agreement. The agreement is void.

CHAPTER IV

OF THE PERFORMANCE OF CONTRACTS

 

Contracts which must be performed

 

            37.Obligation of parties to contracts,- The parties to a contract must either perform, or offer to perform, their respective promises, unless such performance is dispensed with or excused under the provisions of this Act, or of any other law.

Promises bind the representatives of the promisors in case of the death of such promisors before performance, unless a contrary intention appears from the contract.

Illustrations

(a) A promises to deliver goods to B on a certain day on payment of Rs. 1,000. A dies before that day. A’s representatives are bound to deliver the goods to B, and B is bound to pay the Rs. 1,000 to A’s representatives.

(b) A promises to paint a picture for B by a certain day, at a certain price. A dies before the day. The contract cannot be enforced either by A’s representatives or by B.

 

  1. Effect of refusal to accept offer of performance,- Where a promisor has made an offer of performance to the promisee, and the offer has not been accepted, the promisor is not responsible for non performance, nor does he thereby lose his rights under the contract.

Every such offer must fulfill the following conditions:-

(1) it must be unconditional;

(2) it must be made at a proper time and place, and under such circumstances that the person to whom it is made may have a reasonable opportunity of ascertaining that the person by whom it is made is able and willing there and then to do the whole of what he is bound by his promise to do;

(3) if the offer is an offer to deliver anything to the promisee, the promisee must have a reasonable opportunity of seeing that the thing offered is the thing which the promisor is bound by his promise to deliver.

An offer to one of several joint promisees has the same legal consequences as an offer to all of them,

Illustration

A contracts to deliver to B at his warehouse, on the 1st March, 1873, 100 bales of cotton of a particular quality. In order to make an offer of a performance with the effect stated in this section, A must bring the cotton to B’s warehouse, on the appointed day, under such circumstances that B may have a reasonable opportunity of satisfying himself that the thing offered is cotton of the quality contracted for, and that there are 100 bales.

 

  1. Effect of refusal of party to perform promise wholly,- When a party to a contract has refused to perform, or disabled himself from performing, his promise in its entirety, the promisee may put an end to the contract, unless he has signified, by words or conduct, his acquiescence in its continuance.

Illustrations

(a) A, a singer, enters into a contract with B, the manager of a theatre, to sing at his theatre two nights in every week during the next two months, and B engages to pay her 100 rupees for each night’s performance. On the sixth night A wilfully absents herself from the theatre. B is at liberty to put an end to the contract.

(b) A, a singer, enters into a contract with B, the manager of a theatre, to sing at his theatre two nights in every week during the next two months, and B engages to pay her at the rate of 100 rupees for each night. On the sixth night A wilfully absents herself. With the assent of B, A sings on the seventh night. B has signified his acquiescence in the continuance of the contract, and cannot now put an end to it, but is entitled to compensation for the damage sustained by him through A’s failure to sing on the sixth night.

By whom contracts must be performed.

  1. Person by whom promise is to be performed,- If it appears from the nature of the case that it was the intention of the parties to any contract that any promise contained in it should be performed by the promisor himself, such promise must be performed by the promisor. In other cases, the promisor or his representatives may employ a competent person to perform it.

Illustrations

(a) A promises to pay B a sum of money. A may perform this promise, either by personally paying the money to B or by causing it to be paid to B by another; and, if A dies before the time appointed for payment, his representatives must perform the promise, or employ some proper person to do so.

(b) A promises to paint a picture for B. A must perform this promise personally.

 

  1. Effect of accepting performance from third person,- When a promisee accepts performance of the promise from a third person, he cannot afterwards enforce it against the promisor.
  1. Devolution of joint liabilities,- When two or more persons have made a joint promise, then, unless a contrary intention appears by the contract, all such persons, during their joint lives, and, after the death of any of them, his representative jointly with the survivor or survivors, and, after the death of the last survivor, the representatives of all jointly, must fulfill the promise.
  1. Any one of joint promisors may be compelled to perform,- When two or; more persons make a joint promise, the promisee may, in the absence of express agreement to the contrary, compel any one or more of such joint promisors, to perform the whole of the promise.

Each promisor may compel contribution,- Each of two or more joint promisors may compel every other joint promisor to contribute equally with himself to the performance of the promise, unless a contrary intention appears from the contract.

Sharing of loss by default in contribution,- If any one of two or more joint promisors makes default in such contribution, the remaining joint promisors must bear the loss arising from such default in equal shares.

          Explanation.— Nothing in this section shall prevent a surety from recovering from his principal, payments made by the surety on behalf of the principal, or entitle the principal to recover anything from the surety on account of payments made by the principal.

Illustrations

(a) A, B and C jointly promise to pay D 3,000 rupees. D may compel either A or B or C to pay him 3,000 rupees.

(b) A, B and C jointly promise to pay D the sum of 3,000 rupees. C is compelled to pay the whole. A is insolvent, but his assets are sufficient to pay one-half of his debts. C is entitled to receive 500 rupees from A’s estate, and 1,250 rupees from B.

(c) A, B and C are under a joint promise to pay D 3,000 rupees. C is unable to pay anything, and A is compelled to pay the whole. A is entitled to receive 1,500 rupees from B.

(d) A, B and C are under a joint promise to pay D 3,000 rupees, A and B being only sureties for C. C fails to pay. A and B are compelled to pay the whole sum. They are entitled to recover it from C.

  1. Effect of release of one joint promisor,- Where two or more persons have made a joint promise, a release of one of such joint promisors by the promisee does not discharge the other joint promisor or joint promisors ; neither does it free the joint promisors so released from responsibility to the other joint promisor or joint promisors.
  1. Devolution of joint rights,- When a person has made a promise to two or more persons jointly, then, unless a contrary intention appears from the contract, the right to claim performance rests, as between him and them, with them during their joint lives, and, after the death of any of them, with the representative of such deceased person, jointly with the survivor or survivors, and, after the death of the last survivor, with the representatives of all jointly.

Illustration

A, in consideration of 5,000 rupees, lent to him by B and C, promises B and C jointly to repay them that sum with interest on a day specified. B dies. The right to claim performance rests with B’s representative jointly with C during C’s life, and after the death of C with the representatives of B and C jointly.

Time and place for performance

  1. Time for performance of promise, when no application is to be made and no time is specified,- Where, by the contract, a promisor is to perform his promise without application by the promisee, and no time for performance is specified, the engagement must be performed within a reasonable time.

           Explanation.-The question “what is a reasonable time” is, in each particular case, a question of fact.

  1. Time and place for performance of promise, where time is specified and no application to be made,- When promise is to be performed on a certain day, and the promisor has undertaken to perform it without application by the promisee, the promisor may perform it at any time during the usual hours of business on such day and at the place at which the promise ought to be performed.

Illustration

A promises to deliver goods at B’s warehouse on the first January. On that day A brings the goods to B’s warehouse, but after the usual hour for closing it, and they are not received. A has not performed his promise.

  1. Application for performance on certain day to be at proper time and place,- When a promise is to be performed on a certain day, and the promisor has not undertaken to perform it without application by the promisee, it is the duty of the, promisee to apply for performance at a proper place and within the usual hours of business.

Explanation.- The question “what is a proper time and place” is, in each particular case, a question of fact.

  1. Place for performance of promise, where no application to be made and no place fixed for performance,- When a promise is to be performed without application by the promisee, and no place is fixed for the performance of it, it is the duty of the promisor to apply to the promisee to appoint a reasonable place for the performance of the promise, and to perform it at such place.

Illustration

A undertakes to deliver a thousand maunds of jute to B on a fixed day. A must apply to B to appoint a reasonable place for the purpose of receiving it, and must deliver it to him at such place.

  1. Performance in manner or at time prescribed or sanctioned by promisee,- The performance of any promise may be made in any manner, or at any time which the promisee prescribes or sanctions.

Illustrations

(a) B owes A 2,000 rupees. A desires B to pay the amount to A’s account with C, a banker. B, who also banks with C, orders the amount to be transferred from his account to A’s credit, and this is done by C. Afterwards, and before A knows of the transfer, C fails. There has been a good payment by B.

(b) A and B are mutually indebted. A and B settle an account by setting off one item against another, and B pays A the balance found to be due from him upon such settlement. This amounts to a payment by A and B, respectively, of the sums which they owed to each other.

(c) A owes B 2,000 rupees. B accepts some of A’s goods in reduction of the debt. The delivery of goods operates as a part payment.

(d) A desires B, who owes him Rs. 100, to send him a note for Rs. 100 by post. The debt is discharged as soon as B puts into the post a letter containing the note duly addressed to A.

Performance of reciprocal promises

  1. Promisor not bound to perform, unless reciprocal promisee ready and willing to perform,- When a contract consists of reciprocal promises to be simultaneously performed, no promisor need perform his promise unless the promisee is ready and willing to perform his reciprocal promise.

Illustrations

(a) A and B contract that A shall deliver goods to B to be paid for by B on delivery.  A need not deliver the goods, unless B is ready and willing to pay for the goods on delivery.  B need not pay for the goods, unless A is ready and willing to deliver them on payment.

(b) A and B contract that A shall deliver goods to B at a price to be paid by instalments, the first instalment to be paid on delivery.  A need not deliver, unless B is ready and willing to pay the first instalment on delivery.  B need not pay the first instalment, unless A is ready and willing to deliver the goods on payment of the first instalment.

  1. Order of performance of reciprocal promises,- Where the order in which reciprocal promises are to be performed is expressly fixed by the contract, they shall be performed in that order; and, where the order is not expressly fixed by the contract, they shall be performed in that order which the nature of the transaction requires.

Illustrations

(a) A and B contract that A shall build a house for B at a fixed price. A’s promise to build the house must be performed before B’s promise to pay for it.

(b) A and B contract that A shall make over his stock-in-trade to B at a fixed price, and B promises to give security for the payment of the money. A’s promise need not be performed until the security is given, for the nature of the transaction requires that A should have security before he delivers up his stock.

  1. Liability of party preventing event on which contract is to take effect,- When a contract contains reciprocal promises, and one party to the contract prevents the other from performing his promise, the contract becomes voidable at the option of the party so prevented; and he is entitled to compensation from the other party for any loss which he may sustain in consequence of the non-performance of the contract.

Illustration

A and B contract that B shall execute certain work for A for a thousand rupees. B is ready and willing to execute the work accordingly, but A prevents him from doing so. The contract is voidable at the option of B ; and, if he elects to rescind it, he is entitled to recover from A compensation for any loss which he has incurred by its non-performance.

  1. Effect of default as to that promise which should be first performed, in contract consisting of reciprocal promises,- When a contract consists of reciprocal promises, such that one of them cannot be performed, or that its performance cannot be claimed till the other has been performed, and the promisor of the promisee last mentioned fails to perform it, such promisor cannot claim the performance of the reciprocal promise, and must make compensation to the other party to the contract for any loss which such other party may sustain by the non-performance of the contract.

Illustrations

(a) A hires B’s ship to take in and convey, from Calcutta to the Mauritius, a cargo to be provided by A, B receiving a certain freight for its conveyance.  A does not provide any cargo for the ship. A cannot claim the performance of B’s promise, and must make compensation to B for the loss which B sustains by the non-performance of the contract.

(b) A contracts with B to execute certain builder’s work for a fixed price, B supplying the scaffolding and timber necessary for the work. B refuses to furnish any scaffolding or timber, and the work cannot be executed. A need not execute the work, and B is bound to make compensation to A for any loss caused to him by the non-performance of the contract.

(c) A contracts with B to deliver to him, at a specified price, certain merchandise on board a ship which cannot arrive for a month, and B engages to pay for the merchandise within a week from the date of the contract. B does not pay within the week. A’s promise to deliver need not be performed, and B must make compensation.

(d) A promises B to sell him one hundred bales of merchandise, to be delivered next day, and B promises A to pay for them within a month. A does not deliver according to his promise. B’s promise to pay need not be performed, and A must make compensation.

  1. Effect of failure to perform at fixed time, in contract in which time is essential,- When a party to a contract promises to do a certain thing at or before a specified time, or certain things at or before specified times, and fails to do any such thing at or before the specified time, the contract, or so much of it as has not been performed, becomes voidable at the option of the promisee, if the intention of the parties was that time should be of the essence of the contract.

Effect of such failure when time is not essential,- If it was not the intention of the parties that time should be of the essence of the contract, the contract does not become voidable by the failure to do such thing at or before the specified time; but the promisee is entitled to compensation from the promisor for any loss occasioned to him by such failure.

Effect of acceptance of performance at time other than that agreed upon,- If, in case of a contract voidable on account of the promisor’s failure to perform his promise at the time agreed, the promisee accepts performance of such promise at any time other than that agreed, the promisee cannot claim compensation for any loss occasioned by the non-performance of the promise at the time agreed, unless, at the time of such acceptance he gives notice to the promisor of his intention to do so.

  1. Agreement to do impossible act,- An agreement to do an act impossible in itself is void.

          Contract to do act afterwards becoming impossible or unlawful,- A contract to do an act which, after the contract is made, becomes impossible, or, by reason of some event which the Promisor could not prevent, unlawful, becomes void when the act becomes impossible or unlawful.

            Compensation for loss through non-performance of act known to be

impossible or unlawful,- Where one person has promised to do something which he knew, or, with reasonable diligence, might have known, and which the promisee did not know, to be impossible or unlawful, such promisor must make compensation to such promisee for any loss which such promisee sustains through the non-performance of the promise.

Illustrations

(a) A agrees with B to discover treasure by magic. The agreement is void,

(b) A and B contract to marry each other. Before the time fixed for the marriage, A goes mad. The contract becomes void.

(c) A contracts to marry B, being already married to C, and being forbidden by the law to Which he is subject to practise polygamy, A must make compensation to B for the loss caused to her by the non-performance of his promise.

(d) A contracts to take in cargo for B at a foreign port. A’s Government afterwards declares war against the country in which the port is situated. The contract becomes void when war is declared.

(e) A contracts to act at a theatre for six months in consideration of a sum paid in advance by B. On several occasions A is too ill to act. The contract to act on those occasions becomes void.

  1. Reciprocal promise to do things legal, and also other things Illegal,- Where persons reciprocally promise, firstly, to do certain things which are legal, and, secondly, under specified circumstances to do certain other things which are illegal, the first set of promises is a contract, but the second is a void agreement.

Illustration

A and B agree that A shall sell B a house for 10,000 rupees, but that, if B uses it as a gambling house, he shall pay A 50,000 rupees for it.

The first set of reciprocal promises, namely, to sell the house and to pay 10,000 rupees for it, is a contract.

The second set is for an unlawful object, namely, that B may use the house as a gambling house, and is a void agreement.

  1. Alternative promise, one branch being illegal,- In the case of an alternative promise, one branch of which is legal and the other illegal, the legal branch  alone can be enforced.

Illustration

A and B agree that A shall pay B 1,000 rupees for which B shall afterwards deliver to A either rice or smuggled opium.

This is a valid contract to deliver rice, and a void agreement as to the opium.

Appropriation of payments

  1. Application of payment where debt to be discharged is indicated,- Where a debtor, owing several distinct debts to one person, makes a payment to him, either with express intimation, or under circumstances implying that the payment is to be applied to the discharge of some particular debt, the payment, if accepted, must be applied accordingly.

Illustrations

(a) A owes B, among other debts, 1,000 rupees upon a promissory note which falls due on the first June. He owes B no other debt of that amount. On the first June A pays to B 1,000 rupees. The payment is to be applied to the discharge of the promissory note.

(b) A owes to B, among other debts, the sum of 567 rupees. B writes to A and demands payment of this sum; A sends to B 567 rupees. This payment is to be applied to the discharge of the debt of which B had demanded payment.

 

  1. Application of payment where debt to be discharged is not Indicated,- Where the debtor has omitted to intimate and there are no other circumstances, indicating to which debt the payment is to be applied, the creditor may apply it at his discretion to any lawful debt actually due and payable to him from the debtor, whether its recovery is or is not barred by the law in force for the time being as to the limitation of suits.
  1. Application of payment where neither party appropriates,- Where neither party makes any appropriation the payment shall be applied in discharge of the debts in order of time, whether they are or are not barred by the law in force for the time being as to the limitation of suits. If the debts are of equal standing, the payment shall be applied in discharge of each proportionately.

Contracts which need not be performed

  1. Effect of novation, rescission, and alteration of contract,- If the parties to a contract agree to substitute a new contract for it, or to rescind or alter it, the original contract need not be performed.

Illustrations

(a) A owes money to B under a contract. It is agreed between A, B and C that B shall thenceforth accept C as his debtor, instead of A.  The old debt of A to B is at an end, and a new debt from C to B has been contracted.

(b) A owes B 10,000 rupees. A enters into an arrangement with B, and gives B a mortgage of his (A’s) estate for 5,000 rupees in place of the debt of 10,000 rupees. This is a new contract and extinguishes the old.

(c) A owes B 1,000 rupees under a contract. B owes C 1,000 rupees. B orders A to credit C with 1,000 rupees in his books, but C does not assent to the arrangement. B still owes C 1,000 rupees, and no new contract has been entered into.

  1. Promisee may dispense with or remit performance of promise,- Every promisee may dispense with or remit, wholly or in part, the performance of the promise made to him, or may extend the time for such performance, or may accept instead of it any satisfaction which he thinks fit.

Illustrations

(a) A promises to paint a picture for B. B afterwards forbids him to do so. A is no longer bound to perform the promise.

(b) A owes B 5,000 rupees. A pays to B, and B accepts, in satisfaction of the whole debt, 2,000 rupees paid at the time and place at which the 5,000 rupees were payable. The whole debt is discharged.

(c) A owes B 5,000 rupees. C pays to B 1,000 rupees, and B accepts them, in satisfaction of his claim on A. This payment is a discharge of the whole claim.

(d) A owes B, under a contract, a sum of money, the amount of which has not been ascertained. A without ascertaining the amount, gives to B, and B, in satisfaction thereof, accepts, the sum of 2,000 rupees. This is a discharge of the whole debt, whatever may be its amount.

(e) A owes B 2,000 rupees, and is also indebted to other creditors. A makes an arrangement with his creditors, including B, to pay them a composition of eight annas in the rupee upon their respective demands. Payment to B of 1,000 rupees is a discharge of B’s demand.

 

  1. Consequences of rescission of voidable contract,- When a person at whose option a contract is voidable rescinds it, the other party thereto need not perform any promise therein contained in which he is promisor. The party rescinding a voidable contract shall, if he have received any benefit thereunder from another party to such contract, restore such benefit, so far as may be, to the

person from whom it was received.

 

  1. Obligation of person who has received advantage under void agreement, or contract that becomes void,- When an agreement is discovered to be void, or when a contract becomes void, any person who has received any advantage under such agreement or contract is bound to restore it, or to make compensation for it, to the person from whom he received it.

Illustrations

(a) A pays B 1,000 rupees in consideration of B’s promising to marry C, A’s daughter. C is dead at the time of the promise. The agreement is void, but B must repay A the 1,000 rupees.

(b) A contracts with B to deliver to him 250 maunds of rice before the first of May. A delivers 130 maunds only before that day, and none after. B retains the 130 maunds after the first of May. He is bound to pay A for them.

(c) A, a singer, contracts with B, the manager of a theatre, to sing at his theatre for two nights in every week during the next two months, and B engages to pay her a hundred rupees for each night’s performance. On the sixth night, A wilfully absents herself from the theatre, and B, in consequence, rescinds the contract. B must pay A for the five nights on which she had sung.

(d) A contracts to sing for B at a concert for 1,000 rupees, which are paid in advance. A is too ill to sing. A is not bound to make compensation, to B for the loss of the profits which B would have made if A had been able to sing, but must refund to B the 1,000 rupees paid in advance.

  1. Mode of communicating or revoking rescission of voidable contract.-The rescission of a voidable contract may be communicated or revoked in the same manner, and subject to the same rules, as apply to the communication or revocation of a proposal.
  1. Effect of neglect of promisee to afford promisor reasonable facilities for performance,- If any promisee neglects or refuses to afford the promisor reasonable facilities for the performance of his promise, the promisor is excused by such neglect or refusal as to any non-performance caused thereby.

Illustration

A contracts with B to repair B’s house.

B neglects or refuses to point out to A the places in which his house requires repair.

A is excused for the non-performance of the contract if it is caused by such neglect or refusal.

CHAPTER V

OF CERTAIN RELATIONS RESEMBLING THOSE CREATED BY CONTRACT

  1. Claim for necessaries supplied to person incapable of contracting, or on his account,- If a person, incapable of entering into a contract, or any one whom he is legally bound to support, is supplied by another person with necessaries suited to his condition in life, the person who has furnished such supplies is entitled to be reimbursed from the property of such incapable person.

Illustrations

(a) A supplies B, a lunatic, with necessaries suitable to his condition in life. A is entitled to be reimbursed from B’s property.

(b) A supplies the wife and children of B, a lunatic, with necessaries suitable to their condition in life. A is entitled to be reimbursed from B’s property.

  1. Reimbursement of person paying money due by another, in payment of which he is interested,- A person who is interested in the payment of money which another is bound by law to pay, and who therefore pays it, is entitled to be reimbursed by the other.

Illustration

B holds land in Bengal, on a lease granted by A, the zamindar.  The revenue payable by A to the Government being in arrear, his land is advertised for sale by the Government. Under the revenue law, the consequence of such sale will be the annulment of B’s lease. B, to prevent the sale and the consequent annulment of his own lease, pays to the Government the sum due from A. A is bound to make good to B the amount so paid.

  1. Obligation of person enjoying benefit of non-gratuitous act,- Where a person lawfully does anything for another person, or delivers anything to him, not intending to do so gratuitously, and such other person enjoys the benefit thereof, the latter is bound to make compensation to the former in respect of, or to restore, the thing so done or delivered.

Illustrations

(a) A, a tradesman, leaves goods at B’s house by mistake. B treats the goods as his own. He is bound to pay A for them.

(b) A saves B’s property from fire. A is not entitled to compensation from B, if the circumstances show that he intended to act gratuitously.

  1. Responsibility of finder of goods,- A person who finds goods belonging to another, and takes them into his custody, is subject to the same responsibility as a bailee.
  1. Liability of person to whom money is paid or thing delivered by mistake or under coercion,- A person to whom money has been paid, or anything delivered, by mistake or under coercion, must repay or return it.

Illustrations

(a) A and B jointly owe 100 rupees to C. A alone pays the amount to C, and B, not knowing this fact, pays 100 rupees over again to C. C is bound to repay the amount to B.

(b) A railway company refuses to deliver up certain goods to the consignee, except upon the payment of an illegal charge for carriage. The consignee pays the sum charged in order to obtain the goods. He is entitled to recover so much of the charge as was illegally excessive.

CHAPTER VI

OF THE CONSEQUENCES OF BREACH OF CONTRACT

  1. Compensation for loss or damage caused by breach of contract,- When a contract has been broken, the party who suffers by such breach is entitled to receive, from the party who has broken the contract, compensation for any loss or damage caused to him thereby, which naturally arose in the usual course of things from such breach, or which the parties knew, when they made the contract, to be likely to result from the breach of it.

Such compensation is not to be given for any remote and indirect loss or damage sustained by reason of the breach.

Compensation for failure to discharge obligation resembling those created by contract,- When an obligation resembling those created by contract has been incurred and has not been discharged, any person injured by the failure to discharge it is entitled to receive the same compensation from the party in default, as if such person had contracted to discharge it and had broken his contract.

      Explanation.— In estimating the loss or damage arising from a breach of contract, the means which existed of remedying the inconvenience caused by the non-performance of the contract must be taken into account.

Illustrations

(a) A contracts to sell and deliver 50 maunds of saltpetre to B, at a certain price to be paid on delivery. A breaks his promise. B is entitled to receive from A, by way of compensation, the sum, if any, by which the contract price falls short of the price for which B might have obtained 50 maunds of saltpetre of like quality at the time when the saltpetre ought to have been delivered.

(b) A hires B’s ship to go to Bombay, and there take on board, on the first of January, a cargo which A is to provide and to bring it to Calcutta, the freight to be paid when earned. B’s ship does not go to Bombay, but A has opportunities of procuring suitable conveyance for the cargo upon terms as advantageous as those on which he had chartered the ship. A avails himself of those opportunities, but is put to trouble and expense in doing so. A is entitled to receive compensation from B in respect of such trouble and expense.

(c) A contracts to buy of B, at a stated price, 50 maunds of rice, no time being fixed for delivery. A afterwards informs B that he will not accept the rice if tendered to him. B is entitled to receive from A, by way of compensation, the amount, if any, by which the contract price exceeds that which B can obtain for the rice at the time when A informs B that he will not accept it.

(d) A contracts to buy B’s ship for 60,000 rupees, but breaks his promise. A must pay to B, by way of compensation, the excess, if any, of the contract price over the price which B can obtain for the ship at the time of the breach of promise.

(e) A, the owner of a boat, contracts with B to take a cargo of jute to Mirzapur, for sale at that place, starting on a specified day. The boat, owing to some avoidable cause, does not start at the time appointed, whereby the arrival of the cargo at Mirzapur is delayed beyond the time when it would have arrived if the boat had sailed according to the contract. After that date, and before the arrival of the cargo, the price of jute falls. The measure of the compensation payable to B by A is the difference between the price which B could have obtained for the cargo at Mirzapur at the time when it would have arrived if forwarded in due course, and its market price at the time when it actually arrived.

(f) A contracts to repair B’s house in a certain manner, and receives payment in advance. A repairs the house, but not according to contract. B is entitled to recover from A the cost of making the repairs conform to the contract.

(g) A contracts to let his ship to B for a year, from the first of January, for a certain price. Freights rise, and, on the first of January, the hire obtainable for the ship is higher than the contract price. A breaks his promise. He must pay to B, by way of compensation, a sum equal to the difference between the contract price and the price for which B could hire a similar ship for a year on and from the first of January.

(h) A contracts to supply B with a certain quantity of iron at a fixed price, being a higher price than that for which A could procure and deliver the iron. B wrongfully refuses to receive the iron. B must pay to A, by way of compensation, the difference between the contract price of the iron and the sum for which A could have obtained and delivered it.

(i) A delivers to B, a common carrier, a machine, to be conveyed, without delay, to A’s mill informing B that his mill is stopped for want of the machine. B unreasonably delays the delivery of the machine, and A, in consequence, loses a profitable contract with the Government. A is entitled to receive from B, by way of

compensation, the average amount of profit which would have been made by the working of the Mill during the time that delivery of it was delayed, but not the loss sustained through the loss of the Government contract.

(j) A, having contracted with B to supply B with 1,000 tons of iron at 100 rupees a ton, to be delivered at a stated time, contracts with C for the purchase of 1,000 tons of iron at 80 rupees a ton, telling C that he does so for the purpose of performing his contract with B. C fails to perform his contract with A, who cannot procure other iron, and B, in consequence, rescinds the contract. C must pay to A 20,000 rupees, being the profit which A would have made by the performance of his contract with B.

(k) A contracts with B to make and deliver to B, by a fixed day, for a specified price, a certain piece of machinery. A does not deliver the piece of machinery at the time specified, and in consequence of this, B is obliged to procure another at a higher price than that which he was to have paid to A, and is prevented from performing a contract which B had made with a third person at the time of his contract with A (but which had not been then communicated to

A), and is compelled to make compensation for breach of that contract. A must pay to B, by way of compensation, the difference between the contract price of the piece of machinery and the sum paid by B for another, but not the sum paid by B to the third person by way of compensation.

(l) A, a builder, contracts to erect and finish a house by the first of January, in order that B may give possession of it at that time to C, to whom B has contracted to let it. A is informed of the contract between B and C. A builds the house so badly that, before the first of January, it falls down and has to be re-built by B, who, in consequence, loses the rent which he was to have received from C, and is obliged to make compensation to C for the breach of his contract.

A must make compensation to B for the cost of rebuilding the house, for the rent lost, and for the compensation made to C.

(m) A sells certain merchandise to B, warranting it to be of a particular quality, and B, in reliance upon this warranty, sells it to C with a similar warranty. The goods prove to be not according to the warranty, and B becomes liable to pay C a sum of money by way of compensation. B is entitled to be reimbursed this sum by A.

(n) A contracts to pay a sum of money to B on a day specified. A does not pay the money on that day; B, in consequence of not receiving the money on that day, is unable to pay his debts, and is totally ruined. A is not liable to make good to B anything except the principal sum he contracted to pay, together with interest up to the day of payment.

(o) A contracts to deliver 50 maunds of saltpetre to B on the first of January, at a certain price. B afterwards, before the first of January, contracts to sell the saltpetre to C at a price higher than the market price of the first of January. A breaks his promise. In estimating the compensation payable by A to B, the market price of the first of January, and not the profit which would have arisen to B from the sale to C, is to be taken into account.

(p) A contracts to sell and deliver 500 bales of cotton to B on a fixed day. A knows nothing of B’s mode of conducting his business. A breaks his promise, and B, having no cotton, is obliged to close his mill. A is not responsible to B for the loss caused to B by the closing of the mill.

(q) A contracts to sell and deliver to B, on the first of January, certain cloth which B intends to manufacture into caps of a particular kind, for which there is no demand, except at that season. The cloth is not delivered till after the appointed time, and too late to be used that year in making caps. B is entitled to receive from A, by way of compensation, the difference between the contract price of the cloth and its market price at the time of delivery, but not the profits which he expected to obtain by making caps, nor the expenses which he has been put to in making preparation for the manufacture.

(r) A, a ship-owner, Contracts with B to convey him from Calcutta to Sydney in A’s ship, sailing on the first of January, and B pays to A, by way of deposit, one-half of his passage-money. The ship does not sail on the first of January, and B, after being in consequence detained in Calcutta for some time and thereby put to some expense, proceeds to Sydney in another vessel, and, in consequence, arriving too late in Sydney, loses a sum of money. A is liable to repay to B his deposit with interest, and the expense to which he is put by his detention in Calcutta, and the excess, if any, of the passage-money paid for the second ship over that agreed upon for the first, but not the sum of money which B lost by arriving in Sydney too late.

  1. Compensation for breach of contract where penalty stipulated for,- When a contract has been broken, if a sum is named in the contract as the amount to be paid in case of such breach, or if the contract contains any other stipulation by way of penalty, the party complaining of the breach is entitled, whether or not actual damage or loss is proved to have been caused thereby, to receive from the party who has broken the contract reasonable compensation not exceeding the amount so named or, as the case may be, the penalty stipulated for.

          Explanation.— A stipulation for increased interest from the date of default may be a stipulation by way of penalty.

          Exception.— When any person enters into any bail-bond, recognizance or other instrument of the same nature, or, under the provisions of any law, or under the orders of the Central Government or of any State Government, gives any bond for the performance of any public duty or act in which the public are interested, he shall be liable, upon breach of the condition of any such instrument, to pay the whole sum mentioned therein.

Explanation.— A person who enters into a contract with Government does not necessarily thereby undertake any public duty, or promise to do an act in which the public are interested.

Illustrations

(a) A contracts with B to pay B Rs. 1,000, if he fails to pay B Rs. 500 on a given day. A fails to pay B Rs. 500 on that day. B is entitled to recover from A such compensation, not exceeding Rs. 1,000, as the Court considers reasonable.

(b) A contracts with B that, if A practises as a surgeon within Calcutta, he will pay B Rs. 5,000. A practises as a surgeon in Calcutta. B is entitled to such compensation, not exceeding Rs. 5,000, as the Court considers reasonable.

(c) A gives a recognizance binding him in a penalty of Rs. 500 to appear in Court on a certain day. He forfeits his recognizance. He is liable to pay the whole penalty.

(d) A gives B a bond for the repayment of Rs. 1,000 with interest at 12 per cent at the end of six months, with a stipulation that, in case of default, interest shall be payable at the rate of 75 per cent from the date of default. This is a stipulation by way of penalty, and B is only entitled to recover from A such compensation as the Court considers reasonable.

(e) A, who owes money to B a money-lender, undertakes to repay him by delivering to him 10 maunds of grain on a certain date, and stipulates that, in the event of his not delivering the stipulated amount by the stipulated date, he shall be liable to deliver 20 maunds. This is a stipulation by way of penalty, and B is only entitled to reasonable compensation in case of breach.

(f) A undertakes to repay B a loan of Rs. 1,000 by five equal monthly instalments, with a stipulation that in default of payment of any instalment, the whole shall become due. This stipulation is not by way of penalty, and the contract may be enforced according to its terms.

(g) A borrows Rs. 100 from B and gives him a bond for Rs. 200 payable by five yearly instalments of Rs. 40, with a stipulation that, in default of payment of any instalment, the whole shall become due. This is a stipulation by way of penalty.

  1. Party rightfully rescinding contract entitled to compensation,- A person who rightfully rescinds a contract is entitled to compensation for any damage which he has sustained through the non-fulfilment of the contract.

Illustration

A, a singer, contracts with B, the manager of a theatre, to sing at his theatre for two nights in every week during the next two months, and B engages to pay her 100 rupees for each night’s performance. On the sixth night, A wilfully absents herself from the theatre, and B, in consequence, rescinds the contract. B is entitled to claim compensation for the damage which he has sustained through

the non-fulfilment of the contract.

CHAPTER VII

SALE OF GOODS

Sections 76-123 – Rep. by the Indian Sale of Goods Act 1930 (3 of 1930)

CHAPTER VIII

OF INDEMNITY AND GUARANTEE

  1. “Contract of indemnity” defined,- A contract by which one party promises to save the other from loss caused to him by the conduct of the promisor himself, or by the conduct of any other person, is called a ” contract of indemnity”.

Illustration

A contracts to indemnify B against the consequences of any proceedings which C may take against B in respect of a certain sum of 200 rupees. This is a contract of indemnity.

  1. Rights of indemnity holder when sued,- The promisee in a contract of indemnity, acting within the scope of his authority, is entitled to recover from the promisor-

(1) all damages which he may be compelled to pay in any suit in respect of any matter to which the promise to indemnify applies

(2) all costs which he may be compelled to pay in any such suit if, in bringing or defending it, he did not contravene the orders of the promisor, and acted as it would have been prudent for him to act in the absence of any contract of indemnity, or if the promisor authorized him to bring or defend the suit;

(3) all sums which he may have paid under the terms of any compromise of any such suit, if the compromise was not contrary to the orders of the promisor, and was one which it would have been prudent for the promisee to make in the absence of any contract of indemnity, or if the promisor authorized him to compromise the suit.

  1. “Contract of guarantee”, “surety”, principal debtor” and “creditor”,- A “contract of guarantee ” is a contract to perform the promise, or discharge the liability, of a third person in case of his default. The person who gives the guarantee is called the “surety”; the person in respect of whose default the guarantee is given is called the “principal debtor”, and the person to whom the guarantee is given is called the “creditor”. A guarantee may be either oral or written.
  1. Consideration for guarantee,- Anything done, or any promise made, for the benefit of the principal debtor, may be a sufficient consideration to the surety for giving the guarantee.

Illustrations

(a) B requests A to sell and deliver to him goods on credit. A agrees to do so, provided C will guarantee the payment of the price of the goods. C promises to guarantee the payment in consideration of A’s promise to deliver the goods. This is a sufficient consideration for C’s promise.

(b) A sells and delivers goods to B. C afterwards requests A to forbear to sue B for the debt for a year, and promises that, if he does so, C will pay for them in default of payment by B. A agrees to forbear as requested. This is a sufficient consideration for C’s promise.

(c) A sells and delivers goods to B. C afterwards, without consideration, agrees to pay for them in default of B. The agreement is void.

  1. Surety’s liability,- The liability of the surety is co-extensive with that of the principal debtor, unless it is otherwise provided by the contract.

Illustration

A guarantees to B the payment of a bill of exchange by C, the acceptor. The bill is dishonoured by C. A is liable not only for the amount of the bill but also for any interest and charges which may have become due on it.

  1.           “Continuing guarantee”,- A guarantee which extends to a series of transactions is called a “continuing guarantee”.

Illustrations

(a) A, in consideration that B will employ C in collecting the rent of B’s zamindari, promises B to be responsible, to the amount of 5,000 rupees, for the due collection and payment by C of those rents. This is a continuing guarantee.

(b) A guarantees payment to B, a tea-dealer, to the amount of pound 100, for any tea he may from time to time supply to C. B supplies C with tea to above the value of pound 100, and C pays B for it. Afterwards B supplies C with tea to the value of pound 200. C fails to pay. The guarantee given by A was a continuing guarantee, and he is accordingly liable to B to the extent of pound 100.

(c) A guarantees payment to B of the price of five sacks of flour to be delivered by B to C and to be paid for in a month. B delivers five sacks to C. C pays for them. Afterwards B delivers four sacks to C, which C does not pay for. The guarantee given by A was not a continuing guarantee, and accordingly he is not liable for the price of the four sacks.

  1. Revocation of continuing guarantee,- A continuing guarantee may at any time be revoked by the surety, as to future transactions, by notice to the creditor.

Illustrations

(a) A, in consideration of B’s discounting, at A’s request, bills of exchange for C, guarantees to B, for twelve months, the due payment of all such bills to the extent of 5,000 rupees. B discounts bills for C to the extent of 2,000 rupees. Afterwards, at the end of three months, A revokes the guarantee. This revocation discharges A from all liability to B for any subsequent discount. But A is liable to B for the 2,000 rupees, on default of C.

(b) A guarantees to B, to the extent of 10,000 rupees, that C shall pay all the bills that B shall draw upon him. B draws upon C. C accepts the bill. A gives notice of revocation. C dishonours the bill at maturity. A is liable upon his guarantee. .

  1. Revocation of continuing guarantee by surety’s death,- The death of the surety operates, in the absence of any contract to the contrary, as a revocation of a continuing guarantee, so far as regards future transactions.
  1. Liability of two persons, primarily liable, not affected by arrangement between them that one shall be surety on other’s default,- Where two persons contract with a third person to undertake a certain liability, and also contract with each other that one of them shall be liable only on the default of the other, the third person not being a party to such contract, the liability of each of such two persons to the third person under the first contract is not affected by the existence of the second contract, although such third person may have been aware of its existence.

Illustration

A and B make a joint and several promissory note to C. A makes it, in fact, as surety for B, and C knows this at the time when the note is made. The fact that A, to the knowledge of C, made the note as surety for B, is no answer to a suit by C against A upon the note.

  1. Discharge of surety by variance in terms of contract,- Any variance, made without the surety’s consent, in the terms of the contract between the principal debtor and the creditor, discharges the surety as to transactions subsequent to the variance.

Illustrations

(a) A becomes surety to C for B’s conduct as a manager in C’s bank. Afterwards B and C contract, without A’s consent, that B’s salary shall be raised, and that he shall become liable for one-fourth of the losses on overdrafts. B allows a customer to overdraw, and the bank loses a sum of money. A is discharged from his suretyship by the variance made without his consent, and is not liable to make good this loss.

(b) A guarantees C against the misconduct of B in an office to which B is appointed by C, and of which the duties are defined by an Act of the Legislature. By a subsequent Act, the nature of the office is materially altered. Afterwards, B misconducts himself. A is discharged by the change from future liability under his guarantee, though the misconduct of B is in respect of a duty not affected by the later Act.

(c) C agrees to appoint B as his clerk to sell goods at a yearly salary, upon A’s becoming surety to C for B’s duly accounting for moneys received by him as such clerk. Afterwards, without A’s knowledge or consent, C and B agree that B should be paid by a commission on the goods sold by him and not by a fixed salary. A is not liable for subsequent misconduct of B.

(d) A gives to C a continuing guarantee to the extent of 3,000 rupees for any oil supplied by C to B on credit. Afterwards B becomes embarrassed, and, without the knowledge of A, B and C contract that C shall continue to supply B with oil for ready money, and that the payments shall be applied to the then existing debts between B and C. A is not liable on his guarantee for any goods supplied after this new arrangement.

(e) C contracts to lend B 5,000 rupees on the 1st March. A guarantees repayment. C pays the 5,000 rupees to B on the 1st January. A is discharged from his liability, as the contract has been varied, inasmuch as C might sue B for the money before the 1st of March.

  1. Discharge of surety by release or discharge of principal debtor,- The surety is discharged by any contract between the creditor and the principal debtor, by which the principal debtor is released or by any act or omission of the creditor, the legal consequence of which is the discharge of the principal debtor.

Illustrations

(a) A gives a guarantee to C for goods to be supplied by C to B. C supplies goods to B, and afterwards B becomes embarrassed and contracts with his creditors (including C) to assign to them his property in consideration of their releasing him from their demands. Here B is released from his debt by the contract with C, and A is discharged from his suretyship.

(b) A contracts with B to grow a crop of indigo an A’s land and to deliver it to B at a fixed rate, and C guarantees A’s performance of this contract. B diverts a stream of water which is necessary for irrigation of A’s land and thereby prevents him from raising the indigo. C is no longer liable on his guarantee.

(c) A contracts with B for a fixed price to build a house for B within a stipulated time, B supplying the necessary timber. C guarantees A’s performance of the contract. B omits to supply the timber. C is discharged from his suretyship.

 

  1. Discharge of surety when creditor compounds with, gives time to, or agrees not to sue, principal debtor,- A contract between the creditor and the principal debtor, by which the creditor makes a composition with, or promises to give time to, or not to sue, the principal debtor, discharges the surety, unless the surety assents to such contract.
  1. Surety not discharged when agreement made with third person to give time to principal debtor,- Where a contract to give time to the principal debtor is made by the creditor with a third person, and not with the principal debtor, the surety is not discharged.

Illustration

C, the holder of an overdue bill of exchange drawn by A as surety for B, and accepted by B, contracts with M to give time to B. A is not discharged.

  1. Creditor’s forbearance to sue does not discharge surety,- Mere forbearance on the part of the creditor to sue the principal debtor or to enforce any other remedy against him does not, in the absence of any provision in the guarantee to the contrary, discharge the surety.

Illustration

B owes to C a debt guaranteed by A. The debt becomes payable. C does not sue B for a year after the debt has become payable. A is not discharged from his suretyship.

  1. Release of one co-surety does not discharge others,- Where there are co-sureties, a release by the creditor of one of them does not discharge the others; neither does it free the surety so released from his responsibility to the other sureties.
  1. Discharge of surety by creditor’s act or omission impairing surety’s eventual remedy,- If the creditor does any act which is inconsistent with the rights of the surety, or omits to do any act which his duty to the surety requires him to do, and the eventual remedy of the surety himself against the principal debtor is thereby impaired, the surety is discharged.

Illustrations

(a) B contracts to build a ship for C for a given sum, to be paid by instalments as the work reaches certain stages. A becomes surety to C for B’s due performance of the contract. C, without the knowledge of A, prepays to B the last two instalments. A is discharged by this prepayment.

(b) C lends money to B on the security of a joint and several promissory note made in C’s favour by B, and by A as surety for B, together with a bill of sale of B’s furniture, which gives power to C to sell the furniture, and apply the proceeds in discharge of the note. Subsequently, C sells the furniture, but, owing to his misconduct and wilful negligence, only a small price is realized. A is not discharged from liability on the note.

(c) A puts M as apprentice to B, and gives a guarantee to B for M’s fidelity. B promises on his part that he will, at least once a month, see M make up the cash. B omits to see this done as promised, and M embezzles. A is not liable to B on his guarantee.

  1. Rights of surety on payment or performance,- Where a guaranteed debt has become due, or default of the principal debtor to perform a guaranteed duty has taken place, the surety, upon payment or performance of all that he is liable for, is invested with all the rights which the creditor had against the principal debtor.
  1. Surety’s right to benefit of creditor’s securities,- A surety is entitled to the benefit of every security which the creditor has against the principal debtor at the time when the contract of suretyship is entered into, whether the surety knows of the existence of such security or not; and, if the creditor loses, or, without the consent of the surety, parts with such security, the surety is discharged to the extent of the value of the security.

Illustrations

(a) C advances to B, his tenant, 2,000 rupees on the guarantee of A. C has also a further security for the 2,000 rupees by a mortgage of B’s furniture. C cancels the mortgage. B becomes insolvent, and C sues A on his guarantee. A is discharged from liability to the amount of the value of the furniture.

(b) C, a creditor, whose advance to B is secured by a decree, receives also a guarantee for that advance from A. C afterwards takes B’s goods in execution under the decree, and then, without the knowledge of A, withdraws the execution. A is discharged.

(c) A, as surety for B, makes a bond jointly with B to C, to secure a loan from C to B. Afterwards, C obtains from B a further security for the same debt. Subsequently, C gives up the further security. A is not discharged.

  1. Guarantee obtained by misrepresentation, invalid,- Any guarantee which has been obtained by means of misrepresentation made by the creditor, or with his knowledge and assent, concerning a material part of the transaction, is invalid.
  1. Guarantee obtained by concealment invalid,- Any guarantee which the creditor has obtained by means of keeping silence as to material circumstances, is invalid.

Illustrations

(a) A engages B as clerk to collect money for him. B fails to account for some of his receipts, and A in consequence calls upon him to furnish security for his duly accounting. C gives his guarantee for B’s duly accounting. A does not acquaint C with B’s previous conduct. B afterwards makes default. The guarantee is invalid.

(b) A guarantees to C payment for iron to be supplied by him to B to the amount of 2,000 tons. B and C have privately agreed that B should pay five rupees per ton beyond the market price, such excess to be applied in liquidation of an old debt. This agreement is concealed from A. A is not liable as a surety.

  1. Guarantee on contract that creditor shall not act on it until co-surety joins,- Where a person gives a guarantee upon a contract that the creditor shall not act upon it until another person has joined in it as co-surety, the guarantee is not valid if that other person does not join.
  1. Implied promise to indemnify surety,- In every contract of guarantee there is an implied promise by the principal debtor to indemnify the surety; and the surety is entitled to recover from the principal debtor whatever sum he has rightfully paid under the guarantee, but, no sums which he has paid wrongfully.

Illustrations

(a) B is indebted to C, and A is surety for the debt. C demands payment from A, and on his refusal sues him for the amount. A defends the suit, having reasonable grounds for doing so, but is compelled to pay the amount of the debt with costs. He can recover from B the amount paid by him for costs, as well as the principal debt.

(b) C lends B a sum of money, and A, at the request of B, accepts a bill of exchange drawn by B upon A to secure the amount. C, the holder of the bill, demands payment of it from A, and, on A’s refusal to pay, sues him upon the bill. A, not having reasonable grounds for so doing, defends the suit, and has to pay the amount of the bill and costs. He can recover from B the amount of the bill, but not the sum paid for costs, as there was no real ground for defending the action.

(c) A guarantees to C, to the extent of 2,000 rupees, payment for rice to be supplied by C to B. C supplies to B rice to a less amount than 2,000 rupees, but obtains from A payment of the sum of 2,000 rupees in respect of the rice supplied. A cannot recover from B more than the price of the rice actually supplied.

  1. Co-sureties liable to contribute equally,- Where two or more persons are co-sureties for the same debt or duty, either jointly or severally, and whether under the same or different contracts, and whether with or without the knowledge of each other, the co-sureties, in the absence of any contract to the contrary, are liable, as between themselves, to pay each an equal share of the whole debt, or of that part of it which remains unpaid by the principal debtor.

Illustrations

(a) A, B and C are sureties to D for the sum of 3,000 rupees lent to E. E makes default in payment. A, B and C are liable, as between themselves, to pay 1,000 rupees each.

(b) A, B and C are sureties to D for the sum of 1,000 rupees lent to E, and there is a contract between A, B and C that A is to be responsible to the extent of one-quarter, B to the extent of one-quarter, and C to the extent of one-half. E makes default in payment. As between the sureties, A is liable to pay 250 rupees, B 250 rupees, and C 500 rupees.

  1. Liability of co-sureties bound in different sums,-  Co-sureties who are bound in different sums are liable to pay equally as far as the limits of their respective obligations permit.

Illustrations

(a) A, B and C, as sureties for D, enter into three several bonds, each in a different penalty, namely, A in the penalty of 10,000 rupees, B in that of 20,000 rupees, C in that of 40,000 rupees, conditioned for D’s duly accounting to E. D makes default to the extent of 30,000 rupees. A, B and C are each liable to pay 10,000 rupees.

(b) A, B and C, as sureties for D, enter into three several bonds, each in a different penalty, namely, A in the penalty of 10,000 rupees, B in that of 20,000 rupees, C in that of 40,000 rupees, conditioned for D’s duly accounting to E. D makes default to the extent of 40,000 rupees. A is liable to pay 10,000 rupees, and B and C 15,000 rupees each.

(c) A, B and C, as sureties for D, enter into three several bonds, each in a different penalty, namely, A in the penalty of 10,000 rupees, B in that of 20,000 rupees, C in that of 40,000 rupees, conditioned for D’s duly accounting to E. D makes default to the extent of 70,000 rupees. A, B and C have to pay each the full penalty of his bond.

CHAPTER IX

OF BAILMENT

  1. “Bailment”, “bailor” and “bailee” defined,- A ” bailment ” is the delivery of goods by one person to another for some purpose, upon a contract that they shall, when the purpose is accomplished, be returned or otherwise disposed of according to the directions of the person delivering them. The person delivering the goods is called the “bailor”. The person to whom they are delivered is called, the “bailee “.

Explanation.— If a person already in possession of the goods of another contracts to hold them as a bailee, he thereby becomes the bailee, and the owner becomes the bailor of such goods, although they may not have been delivered by way of bailment.

  1. Delivery to bailee how made,- The delivery to the bailee may be made by doing anything which has the effect of putting the goods in the possession of the intended bailee or of any person authorized to hold them on his behalf.
  1. Bailor’s duty to disclose faults in goods bailed,- The bailor is bound to disclose to the bailee faults in the goods bailed, of which the bailor is aware, and which materially interfere with the use of them, or expose the bailee to extraordinary risks; and if he does not make such disclosure, he is responsible for damage arising to the bailee directly from such faults.

If the goods are bailed for hire, the bailor is responsible for such damage, whether he was or was not aware of the existence of such faults in the goods bailed.

Illustrations

(a) A lends a horse, which he knows to be vicious, to B. He does not disclose the fact that the horse is vicious. The horse runs away. B is thrown and injured. A is responsible to B for damage sustained.

(b) A hires a carriage of B. The carriage is unsafe, though B is not aware of it, and A is injured. B is responsible to A for the injury.

  1. Care to be taken by bailee,- In all cases of bailment the bailee is bound to take as much care of the goods bailed to him as a man of ordinary prudence would, under similar circumstances, take of his own goods of the same bulk, quality and value as the goods bailed.
  1. Bailee when not liable for loss, etc., of thing bailed,- The bailee, in the absence of any special contract, is not responsible for the loss, destruction or deterioration of the thing bailed, if he has taken the amount of care of it described in section 151.
  1. Termination of bailment by bailee’s act inconsistent with conditions,-  A contract of bailment is voidable at the option of the bailor, if the bailee does any act with regard to the goods bailed, inconsistent with the conditions of the bailment.

Illustration

A lets to B, for hire, a horse for his own riding. B drives the horse in his carriage. This is, at the option of A, a termination of the bailment.

  1. Liability of bailee making unauthorized use of goods bailed,- If the bailee makes any use of the goods bailed, which is not according to the conditions of the bailment, he is liable to make compensation to the bailor for any damage arising to the goods from or during such use of them.

Illustrations

(a) A lends a horse to B for his own riding only. B allows C, a member of his family, to ride the horse. C rides with care, but the horse accidentally falls and is injured. B is liable to make compensation to A for the injury done to the horse.

(b) A hires a horse in Calcutta from B expressly to march to Benares. A rides with due care, but marches to Cuttack instead. The horse accidentally falls and is injured. A is liable to make compensation to B for the injury to the horse.

  1. Effect of mixture, with bailor’s consent, of his goods with bailee’s,- If the bailee, with the consent of the bailor, mixes the goods of the bailor with his own goods, the bailor and the bailee shall have an interest, in proportion to their respective shares, in the mixture thus produced.
  1. Effect of mixture, without bailor’s consent, when the goods can be separated,- If the bailee, without the consent of the bailor, mixes the goods of the bailor with his own goods, and the goods can be separated or divided, the property in the goods remains in the parties respectively; but the bailee is bound to bear the expense of separation or division, and any damage arising from the mixture.

Illustration

A bails 100 bales of cotton marked with a particular mark to B. B, without A’s consent, mixes the 100 bales with other bales of his own, bearing a different mark : A is entitled to have his 100 bales returned, and B is bound to bear all the expense incurred in the separation of the bales, and any other incidental damage.

  1. Effect of mixture, without bailor’s consent, when the goods cannot be separated,- If the bailee, without the consent of the bailor, mixes the goods of the bailor with his own goods, in such a manner that it is impossible to separate the goods bailed from the other goods and deliver them back, the bailor is entitled to be compensated by the bailee for the loss of the goods.

Illustration

A bails a barrel of Cape flour worth Rs. 45 to B. B, without A’s consent, mixes the flour with country flour of his own, worth only Rs. 25 a barrel. B must compensate A for the loss of his flour.

  1. Repayment, by bailor, of necessary expenses,- Where, by the conditions of the bailment, the goods are to be kept or to be carried, or to have work done upon them by the bailee for the bailor, and the bailee is to receive no remuneration, the bailor shall repay to the bailee the necessary expenses incurred by him for the purpose of the bailment.
  1. Restoration of goods lent gratuitously,- The lender of a thing for use may at any time require its return, if the loan was gratuitous, even though he lent it for a specified time or purpose. But, if, on the faith of such loan made for a specified time or purpose, the borrower has acted in such a manner that the return of the thing lent before the time agreed upon would cause him loss exceeding the benefit actually derived by him from the loan, the lender must, if he compels the return, indemnify the borrower for the amount in which the loss so occasioned exceeds the benefit so derived.
  1. Return of goods bailed, on expiration of time or accomplishment of purpose,- It is the duty of the bailee to return, or deliver according to the bailor’s directions, the goods bailed, without demand, as soon as the time for which they were bailed has expired, or the purpose for which they were bailed has been accomplished.
  1. Bailee’s responsibility when goods are not duly returned,- If, by the fault of the bailee, the goods are not returned, delivered or tendered at the proper time, he is responsible to the bailor for any loss, destruction or deterioration of the goods from that time.
  1. Termination of gratuitous bailment by death,- A gratuitous bailment is terminated by the death either of the bailor or of the bailee.

 

  1. Bailor entitled to increase or profit from goods bailed,- In the absence of any contract to the contrary, the bailee is bound to deliver to the bailor, or according to his directions, any increase or profit which may have accrued from the goods bailed.

Illustration

A leaves a cow in the custody of B to be taken care of. The cow has a calf. B is bound to deliver the calf as well as the cow to A.

  1. Bailor’s responsibility to bailee,- The bailor is responsible to the bailee for any loss which the bailee may sustain by reason that the bailor was not entitled to make the bailment, or to receive back the goods or to give directions, respecting them.
  1. Bailment by several joint owners,- If several joint owners of goods bail them, the bailee may deliver them back to, or according to the directions of, one joint owner without the consent of all, in the absence of any agreement to the contrary.
  1. Bailee not responsible on re-delivery to bailor without title,- If the bailor has no title to the goods, and the bailee, in good faith, delivers them back to, or according to the directions of, the bailor, the bailee is not responsible to the owner in respect of such delivery.
  1. Right of third person claiming goods bailed,- If a person, other than the bailor, claims goods bailed, he may apply to the Court to stop the delivery of the goods to the bailor, and to decide the title to the goods.
  1. Right of finder of goods— May sue for specific reward offered,- The finder of goods has no right to sue the owner for compensation for trouble and expense voluntarily incurred by him to preserve the goods and to find out the owner; but he may retain the goods against the owner until he receives such compensation; and, where the owner has offered a specific reward for the return of goods lost, the finder may sue for such reward, and may retain the goods until he receives it.
  1. When finder of thing commonly on sale may sell it,- When a thing which is commonly the subject of sale is lost, if the owner cannot with reasonable diligence be found, or if he refuses, upon demand, to pay the lawful charges of the finder, the finder may sell it,-

(1) when the thing is in danger of perishing or of losing the greater part of its value, or;

(2) when the lawful charges of the finder, in respect of the thing found, amount to two-thirds of its value.

  1. Bailee’s particular lien,- Where the bailee has, in accordance with the purpose of the bailment, rendered any service involving the exercise of labour or skill in respect of the goods bailed, he has, in the absence of a contract to the contrary, a right to retain such goods until he receives due remuneration for the services he has rendered in respect of them.

Illustrations

(a) A delivers a rough diamond to B, a jeweller, to be cut and polished, which is accordingly done. B is entitled to retain the stone till he is paid for the services he has rendered.

(b) A gives, cloth to B, a tailor, to make into a coat. B promises A to deliver the coat as soon as it is finished, and to give a three months’ credit for the price. B is not entitled to retain the coat until he is paid.

  1. General lien of bankers, factors, wharfingers, attorneys and policy-brokers,- Bankers, factors, wharfingers, attorneys of a High Court and policy-brokers may, in the absence of a contract to the contrary, retain as a security for a general balance of account, any goods bailed to them; but no other persons have a right to retain, as a security for such balance, goods bailed to them, unless there is an express contract to that effect.

Bailments of Pledges

  1. “Pledge” “pawnor”, and “pawnee” defined,- The bailment of goods as security for payment of a debt or performance of a promise is called “pledge”. The bailor is in this case called the “pawnor “. The bailee is called the ” pawnee”.
  1. Pawnee’s right of retainer,- The pawnee may retain the goods pledged, not only for payment of the debt or the performance of the promise, but for the interest of the debt, and all necessary expenses incurred by him in respect of the possession or for the preservation of the goods pledged.
  1. Pawnee not to retain for debt or promise other than that for which goods pledged- Presumption in case of subsequent advances. – The pawnee shall not, in the absence of a contract to that effect, retain the goods pledged for any debt or promise other than the debt or promise for which they are pledged; but such contract, in the absence of anything to the contrary, shall be presumed in regard to subsequent advances made by the pawnee.
  1. Pawnee’s right as to extraordinary expenses incurred,- The pawnee is entitled to receive from the pawnor extraordinary expenses incurred by him for the preservation of the goods pledged.
  1. Pawnee’s right where pawnor makes default,- If the pawnor makes default in payment of the debt, or performance, at the stipulated time of the promise, in respect of which the goods were pledged, the pawnee may bring a suit against the pawnor upon the debt or promise, and retain the goods pledged as a collateral security; or he may sell the thing pledged, on giving the pawnor reasonable notice of the sale.

If the proceeds of such sale are less than the amount due in respect of the debt or promise, the pawnor is still liable to pay the balance. If the proceeds of the sale are greater than the amount so due, the pawnee shall pay over the surplus to the pawnor.

  1. Defaulting pawnor’s right to redeem,-  If a time is stipulated for the payment of the debt, or performance of the promise, for which the pledge is made, and the pawnor makes default in payment of the debt or performance of the promise at the stipulated time, he may redeem the goods pledged at any subsequent time before the actual sale of them; but he must, in that case, pay, in addition, any expenses which have arisen from his default.
  1. Pledge by mercantile agent,- Where a mercantile agent is, with the consent of the owner, in possession of goods or the documents of title to goods, any pledge made by him, when acting in the ordinary course of business of a mercantile agent, shall be as valid as if he were expressly authorised by the owner of the goods to make the same; provided that the pawnee acts in good faith and has not at the time of the pledge notice that the pawnor has no authority to pledge.

Explanation.— In this section, the expressions “mercantile agent” and

“documents of title” shall have the meanings assigned to them in the Indian Sale of Goods Act, 1930 (3 of 1930).

178A. Pledge by person in possession under voidable contract,- When the pawnor has obtained possession of the goods pledged by him under a contract voidable under section 19 or section 19A, but the contract has not been rescinded at the time of the pledge, the pawnee acquires a good title to the goods, provided he acts in good faith and without notice of the pawnor’s defect of title.

  1. Pledge where pawnor has only a limited interest,- Where a person pledges goods in which he has only a limited interest, the pledge is valid to the extent of that interest.

Suits by bailees or bailors against wrong-doers

 

  1. Suit by bailor or bailee against wrong-doer,- If a third person wrongfully deprives the bailee of the use or possession of the goods bailed, or does them any injury, the bailee is entitled to use such remedies as the owner might have used in the like case if no bailment had been made; and either the bailor or the bailee may bring a suit against a third person for such deprivation or injury.
  1. Apportionment of relief or compensation obtained by such suits,- Whatever is obtained by way of relief or compensation in any such suit shall, as between the bailor and the bailee, be dealt with according to their respective interests,

 

CHAPTER X

AGENCY

 

Appointment and authority of agents

  1. “Agent” and “principal” defined,-  An “agent” is a person employed to do any act for another or to represent another in dealings with third persons. The person for whom such act is done, or who is so represented, is called the ” principal”.
  1. Who may employ agent,- Any person who is of the age of majority according to the law to which he is subject, and who is of sound mind, may employ an agent.
  1. Who may be an agent,- As between the principal and third persons, any person may become an agent, but no person who is not of the age of majority and of sound mind can become an agent, so as to be responsible to his principal according to the provisions in that behalf herein contained.
  1. Consideration not necessary,- No consideration is necessary to create an agency.
  1. Agent’s authority may be expressed or implied,- The authority of an agent may be expressed or implied.
  1. Definitions of express and implied authority,- An authority is said to be express when it is given by words spoken or written. An authority is said to be implied when it is to be inferred from the circumstances of the case; and things spoken or written, or the ordinary course of dealing, may be accounted circumstances of the case.

Illustration

A owns a shop in Serampore, living himself in Calcutta, and visiting the shop occasionally. The shop is managed by B, and he Is in the habit of ordering goods from C in the name of A for the purposes of the shop, and of paying for them out of A’s funds with A’s knowledge. B has an implied authority from A to order goods from C in the name of A for the purposes of the shop.

  1. Extent of agent’s authority,- An agent, having an authority to do an act has authority to do every lawful thing which is necessary in order to do such act.

An agent having an authority to carry on a business has authority to do every lawful thing necessary for the purpose, or usually done in the course, of conducting such business.

Illustrations

(a) A is employed by B, residing in London, to recover at Bombay a debt due to B. A may adopt any legal process necessary for the purpose of recovering the debt, and may give a valid discharge for the same.

(b) A constitutes B his agent to carry on his business of a ship-builder. B may purchase timber and other materials, and hire workmen, for the purpose of carrying on the business.

  1. Agent’s authority in an emergency,- An agent has authority, in an emergency, to do all such acts for the purpose of protecting his principal from loss as would be done by a person of ordinary prudence, in his own case, under similar circumstances.

Illustrations

(a) An agent for sale may have goods repaired if it be necessary.

(b) A consigns provisions to B at Calcutta, with directions to send them immediately to C, at Cuttack. B may sell the provisions at Calcutta, if they will not bear the journey to Cuttack without spoiling.

Sub-Agents

 

  1. When agent cannot delegate,- An agent cannot lawfully employ another to perform acts which he has expressly or impliedly undertaken to perform personally, unless by the ordinary custom of trade a sub-agent may, or, from the nature of the agency, a sub-agent must, be employed.
  1. “Sub-agent” defined,- A ” sub-agent ” is a person employed by, and acting under the control of, the original agent in the business of the agency.
  1. Representation of principal by sub-agent properly appointed,- Where a sub-agent is properly appointed, the principal is, so far as regards third persons, represented by the sub-agent, and is bound by and responsible for his acts, as if he were an agent originally appointed by the principal.

            Agent’s responsibility for sub-agent,- The agent is responsible to the principal for the acts of the sub-agent.

            Sub-agent’s responsibility,- The sub-agent is responsible for his acts to the agent, but not to the principal, except in cases of fraud or wilful wrong.

  1. Agent’s responsibility for sub-agent appointed without authority,- Where an agent, without having authority to do so, has appointed a person to act as a sub-agent, the agent stands towards such person in the relation of a principal to an agent, and is responsible for his acts both to the principal and to third persons; the principal is not represented by or responsible for the acts of the person so employed, nor is that person responsible to the principal.
  1. Relation between principal and person duly appointed by agent to act in business of agency,- Where an agent, holding an express or implied authority to name another person to act for the principal in the business of the agency, has named another person accordingly, such person is not a sub-agent, but an agent of the principal for such part of the business of the agency as is entrusted to him.

Illustrations

(a) A directs B, his solicitor, to sell his estate by auction, and to employ an auctioneer for the purpose. B names C, an auctioneer, to conduct the sale. C is not a sub-agent, but is A’s agent for the conduct of the sale.

(b) A authorizes B, a merchant in Calcutta, to recover the moneys due to A from C & Co. B instructs D, a solicitor, to take legal proceedings against C & Co. for the recovery of the money. D is not a sub-agent, but is solicitor for A.

  1. Agent’s duty in naming such person,- In selecting such agent for his principal, an agent is bound to exercise the same amount of discretion as a man of ordinary prudence would exercise in his own case; and, if he does this, he is not responsible to the principal for the acts or negligence of the agent so selected.

Illustrations

(a) A instructs B, a merchant, to buy a ship for him. B employs a ship surveyor of good reputation to choose a ship for A. The surveyor makes the choice negligently and the ship turns out to be unseaworthy and is lost. B is not, but the surveyor is, responsible to A.

(b) A consigns goods to B, a merchant, for sale. B, in due course, employs an auctioneer in good credit to sell the goods of A, and allows the auctioneer to receive the proceeds of the sale. The auctioneer afterwards becomes insolvent without having accounted for the proceeds. B is not responsible to A for the proceeds.

Ratification

  1. Right of person as to acts done for him without his authority- Effect of ratification,- Where acts are done by one person on behalf of another, but without his knowledge or authority, he may elect to ratify or to disown such acts. If he ratifies them, the same effects will follow as if they had been performed by his authority.
  1. Ratification may be expressed or implied,- Ratification may be expressed or may be implied in the conduct of the person on whose behalf the acts are done.

Illustrations

(a) A, without authority, buys goods for B. Afterwards B sells them to C ,on his own account; B’s conduct implies a ratification of the purchase made for him by A.

(b) A, without B’s authority, lends B’s money to C. Afterwards B accepts interest on the money from C. B’s conduct implies a ratification of the loan.

  1. Knowledge requisite for valid ratification,- No valid ratification can be made by a person whose knowledge of the facts of the case is materially defective.
  1. Effect of ratifying unauthorized act forming part of a transaction,- A person ratifying any unauthorized act done on his behalf ratifies the whole of the transaction of which such act formed a part.
  1. Ratification of unauthorized act cannot injure third person,- An act done by one person on behalf of another, without such other person’s authority, which, if done with authority, would have the effect of subjecting a third person to damages, or of terminating any right or interest of a third person, cannot, by ratification, be made to have such effect.

Illustrations

(a) A, not being authorized thereto by B, demands, on behalf of B, the delivery of a chattel, the property of B, from C, who is in possession of it. This demand cannot be ratified by B, so as to make C liable for damages for his refusal to deliver.

(b) A holds a lease from B, terminable on three months’ notice. C, an unauthorized person, gives notice of termination to A. The notice cannot be ratified by B, so as to be binding on A.

Revocation of Authority

  1. Termination of agency,- An agency is terminated by the principal revoking his authority; or by the agent renouncing the business of the agency; or by the business of the agency being completed; or by either the principal or agent dying or becoming of unsound mind; or by the principal being adjudicated an insolvent under the provisions of any Act for the time being in force for the relief of insolvent debtors.
  1. Termination of agency where agent has an interest in subject matter,- Where the agent has himself an interest in the property which forms the subject-matter of the agency, the agency cannot, in the absence of an express contract, be terminated to the prejudice of such interest.

Illustrations

(a) A gives authority to B to sell A’s land, and to pay himself, out of the proceeds, the debts due to him from A. A cannot revoke this authority, nor can it be terminated by his insanity or death.

(b) A consigns 1,000 bales of cotton to B, who has made advances to him on such cotton, and desires B to sell the cotton, and to repay himself, out of the price, the amount of his own advances. A cannot revoke this authority, nor is it terminated by his insanity or death.

  1. When principal may revoke agent’s authority,- The principal may, save as is otherwise provided by the last preceding section, revoke the authority given to his agent at any time before the authority has been exercised so as to bind the principal.
  1. Revocation where authority has been partly exercised,- The principal cannot revoke the authority given to his agent after the authority has been partly exercised so far as regards such acts and obligations as arise from acts already done in the agency.

Illustrations

(a) A authorizes B to buy 1,000 bales of cotton on account of A, and to pay for it out of A’s moneys remaining in B’s hands. B buys 1,000 bales of cotton in his own name, so as to make himself personally liable for the price. A cannot revoke B’s authority so far as regards payment for the cotton.

(b) A authorizes B to buy 1,000 bales of cotton on account of A, and to pay for it out of A’s moneys remaining in B’s hands. B buys 1,000 bales of cotton in A’s name, and so as not to render himself personally liable for the price. A can revoke B’s authority to pay for the cotton.

  1. Compensation for revocation by principal, or renunciation by agent,-Where there is an express or implied contract that the agency should be continued for any period of time, the principal must make compensation to the agent, or the agent to the principal, as the case may be, for any previous revocation or renunciation of the agency without sufficient cause.
  1. Notice of revocation or renunciation,- Reasonable notice must be given of such revocation or renunciation; otherwise the damage thereby resulting to the principal or the agent, as the case may be, must be made good to the one by the other.
  1. Revocation and renunciation may be expressed or implied,- Revocation and renunciation may be expressed or may be implied in the conduct of the principal or agent respectively.

Illustration

A empowers B to let A’s house. Afterwards A lets it himself. This is an implied revocation of B’s authority.

  1. When termination of agent’s authority takes effect as to agent, and as to third persons,- The termination of the authority of an agent does not, so far as regards the agent, take effect before it becomes known to him, or, so far as regards third persons, before it becomes known to them.

Illustrations

(a) A directs B to sell goods for him, and agrees to give B five per cent. commission on the price fetched by the goods. A afterwards, by letter, revoke B’s authority . B, after the letter is sent, but before he receives it, sells the goods for 100 rupees. The sale is binding on A, and B is entitled to five rupees as his commission.

(b) A, at Madras, by letter, directs B to sell for him some cotton lying in a warehouse in Bombay, and afterwards, by letter, revokes his authority to sell, and directs B to send the cotton to Madras. B, after receiving the second letter, enters into a contract with C, who knows of the first letter, but not of the second, for the sale to him of the cotton. C pays B the money, with which B absconds. C’s payment is good as against A.

(c) A directs B, his agent, to pay certain money to C. A dies, and D takes out probate to his will. B, after A’s death, but before hearing of it, pays the money to C. The payment is good as against D, the executor.

  1. Agent’s duty on termination of agency by principal’s death or insanity,- When an agency is terminated by the principal dying or becoming of unsound mind, the agent is bound to take, on behalf of the representatives of his late principal, all reasonable steps for the protection and preservation of the interests entrusted to him.
  1. Termination of sub-agent’s authority,- The termination of the authority of an agent causes the termination (subject to the rules herein contained regarding the termination of an agent’s authority), of the authority of all sub-agents appointed by him.

Agent’s duty to principal

  1. Agent’s duty in conducting principal’s business,- An agent is bound to conduct the business of his principal according to the directions given by the principal, or, in the absence of any such directions, according to the custom which prevails in doing business of the same kind at the place where the agent conducts such business. When the agent acts otherwise, if any loss be sustained, he must make it good to his principal, and, if any profit accrues, he must account for it.

Illustrations

(a) A, an agent engaged in carrying on for B a business, in which it is the custom to invest from time to time, at interest, the moneys which may be in hand, omits to make such investment. A must make good to B the interest usually obtained by such investments.

(b) B, a broker, in whose business it is not the custom to sell on credit, sells goods of A on credit to C, whose credit at the time was very high. C, before payment, becomes insolvent. B must make good the loss to A.

  1. Skill and diligence required from agent,- An agent is bound to conduct the business of the agency with as much skill as is generally possessed by persons engaged in similar business, unless the principal has notice of his want of skill. The agent is always bound to act with reasonable diligence, and to use such skill as he possesses; and to make compensation to his ‘principal in respect of the direct consequences of his own neglect, want of skill or misconduct, but not in respect of loss or damage which are indirectly or remotely caused by such neglect, want of skill or misconduct.

Illustrations

(a) A, a merchant in Calcutta, has an agent, B, in London, to whom a sum of money is paid on A’s account, with orders to remit. B retains the money for a considerable time. A, in consequence of not receiving the money, becomes insolvent. B is liable for the money and interest from the day on which it ought to have been paid, according to the usual rate, and for any further direct loss-as e.g., by variation of rate of exchangebut not further.

(b) A, an agent for the sale of goods, having authority to sell on credit, sells to B on credit, without making the proper and usual enquiries as to the solvency of B. B, at the time of such sale, is insolvent. A must make compensation to his principal in respect of any loss thereby sustained.

(c) A, an insurance-broker employed by B to effect an insurance on a ship omits to see that the usual clauses are inserted in the policy. The ship is afterwards lost. In consequence of the omission of the clauses nothing can be recovered from the underwriters. A is bound to make good the loss to B.

(d) A, a merchant in England, directs B, his agent at Bombay, who accepts the agency, to send him 100 bales of cotton by a certain ship. B, having it in his power to send the cotton, omits to do so. The ship arrives safely in England. Soon after her arrival the price of cotton rises. B is bound to make good to A the profit which he might have made by the 100 bales of cotton at the time the ship arrived, but not any profit he might have made by the subsequent rise.

  1. Agent’s accounts,- An agent is bound to render proper accounts to his principal on demand.
  1. Agent’s duty to communicate with principal,- It is the duty of an agent, in cases of difficulty, to use all reasonable diligence in communicating with his principal, and in seeking to obtain his instructions.
  1. Right of principal when agent deals, on his own account, in business of agency without principal’s consent,- If an agent deals on his own account in the business of the agency, without first obtaining the consent of his principal and acquainting him with all material circumstances which have come to his own knowledge on the subject, the principal may repudiate the transaction, if the case shows either that any material fact has been dishonestly concealed from him by the agent, or that the dealings of the agent have been disadvantageous to him.

Illustrations

(a) A directs B to sell A’s estate. B buys the estate for himself in the name of C. A, on discovering that B has bought the estate for himself, may repudiate the sale, if he can show that B has dishonestly concealed any material fact, or that the sale has been disadvantageous to him.

(b) A directs B to sell A’s estate. B, on looking over the estate before selling it, finds a mine on the estate which is unknown to A. B informs A that he wishes to buy the estate for himself, but conceals the discovery of the mine. A allows to buy in ignorance of the existence of the mine. A, on discovering that B knew of the mine at the time he bought the estate, may either repudiate or adopt the sale at his option.

  1. Principal’s right to benefit gained by agent dealing on his own account in business of agency,- If an agent, without the knowledge of his principal, deals in the business of the agency on his own account instead of on account of his principal, the principal is entitled to claim from the agent any benefit which may have resulted to him from the transaction.

Illustration

A directs B, his agent, to buy a certain house for him. B tells A it cannot be bought, and buys the house for himself. A may, on discovering that B has bought the house, compel him to sell it to A at the price he gave for it.

  1. Agent’s right of retainer out of sums received on principal’s account,- An agent may retain, out of any sums received on account of the principal in the business of the agency, all moneys due to himself in respect of advances made or expenses properly incurred by him in conducting such business, and also such remuneration as may be payable to him for acting as agent.
  1. Agent’s duty to pay sums received for principal,- Subject to such deductions, the agent is bound to pay to his principal all sums received on his account.
  1. When agent’s remuneration becomes due,- In the absence of any special contract, payment for the performance of any act is not due to the agent until the completion of such act; but an agent may detain moneys received by him on account of goods sold, although the whole of the goods consigned to him for sale may not have been sold, or although the sale may not be actually complete.
  1. Agent not entitled to remuneration for business misconducted,- An agent who is guilty of misconduct in the business of the agency is not entitled to any remuneration in respect of that part of the business which he has misconducted.

Illustrations

(a) A employs B to recover, 1,00,000 rupees from C, and to lay it out on good security. B recovers the 1,00,000 rupees; and lays out 90,000 rupees on good security, but lays out 10,000 rupees on security which he ought to have known to be bad, whereby A loses 2,000 rupees. B is entitled to remuneration for recovering the 1,00,000 rupees and for investing the 90,000 rupees. He is not entitled to any remuneration for investing the 10,000 rupees, and he must make good the 2,000 rupees to B.

(b) A employs B to recover 1,000 rupees from C. Through B’s misconduct the money is not recovered. B is entitled to no remuneration for his services, and must make good the loss.

  1. Agent’s lien on principal’s property,- In the absence of any contract to the contrary, an agent is entitled to retain goods, papers and other property, whether movable or immovable, of the principal received by him, until the amount due to himself for Commission, disbursements and services in respect of the same has been paid or accounted for to him.

Principal’s duty to agent

  1. Agent to be indemnified against consequences of lawful acts,- The employer of an agent is bound to indemnify him against the consequences of all lawful acts done by such agent in exercise of the authority conferred upon him.

Illustrations

(a) B, at Singapur, under instructions from A of Calcutta, contracts with C to deliver certain goods to him. A does not send the goods to B, and C sues B for breach of contract. B informs A of the suit, and A authorizes him to defend the suit. B defends the suit, and is compelled to pay damages and costs, and incurs expenses. A is liable to B for such damages, costs and expenses.

(b) B, a broker at Calcutta, by the orders of A, a merchant there, contracts with C for the purchase of 10 casks of oil for A. Afterwards A refuses to receive the oil, and C sues B. B informs A, who repudiates the contract altogether. B defends, but unsuccessfully, and has to pay damages and costs and incurs expenses. A is liable to B for such damages, costs and expenses.

  1. Agent to be indemnified against consequences of acts done in good faith,- Where one person employs another to do an act, and the agent does the act in good faith, the employer is liable to indemnify the agent against the consequences of that act, though it causes an injury to the rights of third persons.

Illustrations

(a) A, a decree-holder and entitled to execution of B’s goods, requires the officer of the Court to seize certain goods, representing them to be the goods of B. The officer seizes the goods, and is sued by C, the true owner of the goods. A is liable to indemnify the officer for the sum which he is compelled to pay to, C, in consequence of obeying A’s directions.

(b) B, at the request of A, sells goods in the possession of A, but which A had no right to dispose of. B does not know this, and hands over the proceeds of the sale to A. Afterwards C, the true owner of the goods, sues B and recovers the value of the goods and costs. A is liable to indemnify B for what he has been compelled to pay to C and for B’s own expenses.

  1. Non-liability of employer of agent to do a criminal act,- Where one person employs another to do an act which is criminal, the employer is not liable to the agent, either upon an express or an implied promise, to indemnify him against the consequences of that Act.

Illustrations

(a) A employs B to beat C, and agrees to indemnify him against all consequences of the act. B thereupon beats C, and has to pay damages to C for so doing. A is not liable to indemnify B for those damages.

(b) B, the proprietor of a newspaper, publishes, at A’s request, a libel upon C in the paper, and A agrees to indemnify B against the consequences of the publication, and all costs and damages of any action in respect thereof. B is sued by C and has to pay damages, and also incurs expenses. A is not liable to B upon the indemnity.

  1. Compensation to agent for injury caused by principal’s neglect,- The principal must make compensation to his agent in respect of injury caused to such agent by the principal’s neglect or want of skill.

Illustration

A employs B as a bricklayer in building a house, and puts up the scaffolding himself. The scaffolding is unskillfully put up, and B is in consequence hurt. A must make compensation to B.

Effect of agency on contracts with third persons

  1. Enforcement and consequences of agent’s contracts,- Contracts entered into through an agent, and obligations arising from acts done by an agent, may be enforced in the same manner, and will have the same legal consequences, as if the contracts had been entered into and the acts done by the principal in person.

Illustrations

(a) A buys goods from B, knowing that he is an agent for their sale, but not knowing who is the principal. B’s principal is the person entitled to claim from A the price of the goods, and A cannot, in a suit by the principal, set-off against that claim a debt due to himself from B.

(b) A, being B’s agent with authority to receive money on his behalf, receives from C a sum of money due to B. C is discharged of his obligation to pay the sum in question to B.

  1. Principal how far bound, when agent exceeds authority,- When an agent does more than he is authorized to do, and when the part of what he does, which is within his authority, can be separated from the part which is beyond his authority, so much only of what he does as is within his authority is binding as between him and his principal.

Illustration

A, being owner of a ship and cargo, authorizes B to procure an insurance for 4,000 rupees on the ship. B procures a policy for 4,000 rupees on the ship, and another for the like sum on the cargo. A is bound to pay the premium for the policy on the ship, but not the premium for the policy on the cargo.

  1. Principal not bound when excess of agent’s authority is not separable,- Where an agent does more than he is authorized to do, and what he does beyond the scope of his authority cannot be separated from what is within it, the principal is not bound to recognize the transaction.

Illustration

A authorizes B to buy 500 sheep for him. B buys 500 sheep and 200 lambs for one sum of 6,000 rupees. A may repudiate the whole transaction.

  1. Consequences of notice given to agent,- Any notice given to or information obtained by the agent, provided it be given or obtained in the course of the business transacted by him for the principal, shall, as between the principal and third parties, have the same legal consequences as if it had been given to or obtained by the principal.

Illustrations

(a) A is employed by B to buy from C certain goods, of which C is the apparent owner, and buys them accordingly. In the course of the treaty for the sale, A learns that the goods really belonged to D, but B is ignorant of that fact. B is not entitled to set-off a debt owing to him from C against the price of the goods.

(b) A is employed by B to buy from C goods of which C is the apparent owner. A was, before he was so employed, a servant of C, and then learnt that the goods really belonged to D, but B is ignorant of that fact. In spite of the knowledge of his agent, B may set-off against the price of the goods a debt owing to him from C.

  1. Agent cannot personally enforce, nor be bound by, contracts on behalf of principal,- In the absence of any contract to that effect, an agent cannot personally enforce contracts entered into by him on behalf of his principal, nor is he personally bound by them.

Presumption of contract to contrary,- Such a contract shall be presumed to exist in the following cases:-

(1) where the contract is made by an agent for the sale or purchase of goods for a merchant resident abroad;

(2) where the agent does not disclose the name of his principal;

(3) where the principal, though disclosed, cannot be sued.

  1. Rights of parties to a contract made by agent not disclosed,- If an agent makes a contract with a person who neither knows, nor has reason to suspect, that he is an agent, his principal may require the performance of the contract ; but the other contracting party has, as against the principal, the same rights as he would have had as against the agent if the agent had been principal.

If the principal discloses himself before the contract is completed, the other contracting party may refuse to fulfill the contract, if he can show that, if he had known who was the principal in the contract, or if he had known that the agent was not a principal, he would not have entered into the contract.

  1. Performance of contract with agent supposed to be principal,- Where one man makes a contract with another, neither knowing nor having reasonable ground to suspect that the other is an agent, the principal, if he requires the performance of the contract, can only obtain such performance subject to the rights and obligations subsisting between the agent and the other party to the contract.

Illustration

A, who owes 500 rupees to B, sells 1,000 rupees worth of rice to B. A is acting as agent for C in the transaction, but B has no knowledge nor reasonable ground of suspicion that such is the case. C cannot compel B to take the rice without allowing him to set-off A’s debt.

  1. Right of person dealing with agent personally liable,- In cases where the agent is personally liable, a person dealing with him may hold either him or his principal, or both of them, liable.

Illustration

A enters into a contract with B to sell him 100 bales of cotton, and afterwards discovers that B was acting as agent for C. A may sue either B or C, or both, for the price of the cotton.

  1. Consequence of inducing agent or principal to act on belief that principal or agent will be held exclusively liable,- When a person who has made a contract with an agent induces the agent to act upon the belief that the principal only will be held liable, or induces the principal to act upon the belief that the agent only will be held liable, he cannot afterwards hold liable the agent or principal respectively.
  1. Liability of pretended agent,- A person untruly representing himself to be the authorized agent of another, and thereby inducing a third person to deal with him as such agent, is liable, if his alleged employer does not ratify his acts, to make compensation to the other in respect of any loss or damage which he has incurred by so dealing.
  1. Person falsely contracting as agent, not entitled to performance,- A person with whom a contract has been entered into in the character of agent, is not entitled to require the performance of it, if he was in reality acting, not as agent, but on his own account.
  1. Liability of principal inducing belief that agent’s unauthorised acts were authorized,- When an agent has, without authority, done acts or incurred obligations to third persons on behalf of his principal, the principal is bound by such acts or obligations, if he has by his words or conduct induced such third persons to believe that such acts and obligations were within the scope of the agent’s authority.

Illustrations

(a) A consigns goods to B for sale, and gives him instructions not to sell under a fixed price. C, being ignorant of B’s instructions, enters into a contract with B to buy the goods at a price lower than the reserved price. A is bound by the contract.

(b) A entrusts B with negotiable instruments endorsed in blank. B sells them to C in violation of private orders from A. The sale is good.

  1. Effect, on agreement, of misrepresentation or fraud, by agent,- Misrepresentation made, or frauds committed, by agents acting in the course of their business for their principals, have the same effect on agreements made by such agents as if such misrepresentations or frauds had been made or committed by the principals; but misrepresentations made, or frauds committed, by agents, in matters which do not fall within their authority, do not affect their principals.

Illustrations

(a) A, being B’s agent for the sale of goods, induces C to buy them by a misrepresentation, which he was not authorized by B to make, The contract is voidable, as between B and C, at the option of C.

(b) A, the captain of B’s ship, signs bills of lading without having received on board the goods mentioned therein. The bills of lading are void as between B and the pretended consignor.

CHAPTER XI

Of Partnership

Rep. by the Indian Partnership Act,

1932 (9 of 1932), Section 73 and Schedule. II.

SCHEDULE.

[Enactments repealed]

Rep. by the Repealing and Amending Act, 1914 (10 of 1914), Section 3 and Schedule II.

The Maharashtra Housing (Regulation and Development) Act, 2012

MAHARASHTRA ACT No. II OF 2014

(First published, after having received the assent of the Hon’ble President in the “Maharashtra Government Gazette” on the 24th February 2014)

An Act to regulate and promote the construction, sale, management and transfer of flats on the ownership basis in the State of Maharashtra and to establish the Housing Regulatory Authority and Housing Appellate Tribunal and to provide for matters connected therewith or incidental thereto.

WHEREAS the Maharashtra Ownership Flats (Regulation of the promotion of construction, sale, management and transfer) Act, 1963 (Mah. XLV of 1963), though enacted to provide for relief to flat purchasers against sundry abuses, malpractices and difficulties related to the construction, sale, management and transfer of flats, it is noticed by the State Government that, the said Act did not provide for an effective implementing arm for its various statutory provisions, as the flat purchasers could only approach consumer forum or civil court for acts of omission or commission regarding provisions of the said Act;

AND WHEREAS the Government considers it expedient to remove information asymmetry by ensuring full disclosure by promoters or developers and also to ensure compliance of agreed terms and conditions while registering, monitoring and regulating housing projects by the Housing Regulatory Authority and to usher in transparency and discipline in the transactions of flats and put a check on abuses and malpractices;

AND WHEREAS it is also considered expedient to establish the Housing Regulatory Authority and the Housing Appellate Tribunal for ensuring effective implementation of the law and to promote planned and healthy development and construction, sale, transfer and management of flats, residential buildings, and other similar properties, with a view to protecting, on the one hand, public interest in relation to the conduct and integrity of promoters and other persons engaged in the development of such flats, residential buildings and other similar properties, and, on the other, facilitating the smooth and speedy construction and maintenance of such flats, buildings and properties;

AND WHEREAS it is expedient to make a comprehensive law to regulate and provide for promotion of the construction, sale, management and transfer of flats on the ownership basis in the State of Maharashtra, and to establish the Housing Regulatory Authority and the Housing Appellate Tribunal for effective implementation thereof and also to provide for matters connected therewith or incidental thereto; it is hereby enacted in the Sixty-third Year of the Republic of India as follows:—

 

  1. Short title, extent and commencement,-

(1) This Act may be called the Maharashtra Housing (Regulation and Development) Act, 2012.

(2) It extends to the whole of the State of Maharashtra.

(3) It shall come into force on such date as the State Government may, by notification in the Official Gazette, appoint and different dates may be appointed for different provisions and any reference in any such provision to the commencement of this Act shall be construed as a reference to the coming into force of that provision.

 

  1. Definitions,-

In this Act, unless the context otherwise requires,—

(a) “advertisement” means visible representation made to the general public either through announcement or display or in any other manner whatsoever, offering for sale a flat or plot or inviting persons to take such flat or plot on ownership basis and to make advances or deposits for such purposes;

(b) “apartment” and “apartment owner” shall have the same meanings as respectively assigned to them in the Maharashtra Apartment Ownership Act, 1970 (Mah.XV of 1971);

(c) “Apex Body” or “Federation” means an independent body formed by and consisting of all the co-operative societies or companies or condominiums or any other legal entity, constituted of the flat purchasers in various buildings with or without wings located within a layout, where each such co-operative society or company or condominium or any other legal entity, as the case may be, shall cooperate in the maintenance and administration of common areas and amenities and facilities provided in the layout but shall independently retain control of its own internal affairs and administration in respect of each of the buildings for which they are formed;

(d) “carpet area” shall have the same meaning as assigned to it in the relevant Development Control Regulations;

(e) “common areas and amenities and facilities of a layout” means the areas, amenities and facilities intended for common use of apartment owners in a layout and includes park, recreational ground, play ground, open space, path, pathway, alleyway or garden located outside the area of any building or buildings, street lights, securities, water and electric supply, sewerage, drainage, public works, fire fighting systems and works, water tanks, other utilities and services, and the like, provided or to be provided by the promoter within the layout but shall not include parking spaces or garages;

(f) “Competent Authority” means the Competent Authority appointed under section 21;

(g) “compulsory open space” means the minimum open space permitted and approved to be kept as such while constructing a building or buildings by the local Planning Authority under the Development Control Regulations or under any law for the time being in force ;

(h) “conveyance” means the legal instrument of transferring property, property rights, and title from one person or legal entity to another person or legal entity through registered deed and shall include lease, sub-lease or assignment;

(i) “development”, with its grammatical variations and cognate expressions, means to carry out development of building or the making of any material change in any building and includes redevelopment;

(j) “development charges” means the cost of external development work to be carried out by the local authority;

(k) “development works” means the internal development works and external development works;

(l) “external development works” means infrastructure work such as roads and road systems, landscaping, water supply, sewerage and drainage systems, electricity supply transformer, sub-station or any other work which may have to be executed by the local authority;

(m) “flat” means a separate and self-contained set of premises used or intended to be used for residence, office, show-room, shop, godown or for carrying on any industry or business and the premises forming part of the building and includes an apartment.

            Explanation.— If provision is made for sanitary, washing, bathing or other conveniences as common to two or more sets of premises, the premises shall be deemed to be separate and self-contained;

(n) “Housing Appellate Tribunal” means the Housing Appellate Tribunal established under section 36;

(o) “Housing Regulatory Authority” means the Housing Regulatory Authority established under section 22;

(p) “internal development works” includes roads, footpaths, water supply, sewers, drains, tree planting, street lighting, provision for community buildings and for treatment and disposal of sewage and sullage water or any other work in the boundary of a layout necessary for its proper development;

(q) “layout” means the schematic planning and,—

(i) development of more than one building, except for building

accessory to the main building, proposed on any land; or

(ii) development or redevelopment of any tract of land

admeasuring two thousand square meters or more in a

residential or commercial or in an industrial zone, including its

division or sub-division into plots;

(r) “limited common areas and facilities of a building” means entrance hall, staircases, lift, common passages on every floor, fire fighting systems within building including fire chute, refuge areas, garbage disposal area including garbage chute, service floors or terraces above the upper most floor of the building and includes all areas in the building except parking spaces and utility areas;

(s) “local authority” means the local authority as defined under clause (15) of section 2 of the Maharashtra Regional and Town Planning Act, 1966 (Mah. XXXVII of 1966);

(t) “marketing” means advertising for sale and promotion for sale of any flat or land in any project by the promoter;

(u) “Member”, in relation to the Housing Regulatory Authority, means the member of the Housing Regulatory Authority and includes the Chairperson thereof; and, in relation to the Housing Appellate Tribunal, means the member of the Housing Appellate Tribunal and includes the Chairperson thereof;

(v) “open space” means an area forming an integral part of a site left open to the sky;

(w) “parking space” means an enclosed or unenclosed, covered or open area which is sufficient in size to park vehicles;

(x) “prescribed” means prescribed by rules made under this Act;

(y) “project” means a housing project under this Act;

(z) “promoter” means a person, a developer or builder and includes a partnership firm or limited liability firm or any body or association of persons whether registered or not and who constructs or causes to be constructed a block or building of flats for the purpose of disposing of by sale or otherwise some or all of them to other person, or to a company, co-operative society or other association of persons, and includes his assignees, and where the person who builds and the person who disposes of are different persons, the term includes both;

(za) “Registrar” means the Registrar as defined in the Maharashtra Co-operative Societies Act, 1960 (Mah XXIV of 1961) or as the case may be, in the Companies Act, 1956 (1 of 1956);

(zb) “regulations” means the regulations made under section 52;

(zc) “Schedule” means the Schedule appended to this Act;

(zd) “to construct a block or building of flats” includes converting a building or part thereof into flats;

(ze) “Township” means an area,—

(i) where more than one layout is proposed or approved on

any land; and

(ii) where the land under development admeasures forty

hectares or more at one place, continuous, unbroken and

uninterrupted;

(zf) “utility area” means dry balconies, flower beds, cupboard niches, elevation boxes, decks, pocket terraces, open spaces, and the like, within or attached to a flat.

  1. Disclosures to be made by promoter,-

(1) Notwithstanding anything contained in any other law for the time being in force, a promoter who intends to construct or is constructing or constructs a block or building of flats, which is not for his personal use, shall, in all transactions with persons intending to take or taking one or more of such flats, be liable to give or produce, or cause to be given or produced, the information and the documents mentioned hereinafter in this section and also as may be prescribed.

(2) A promoter, who constructs or is constructing or intends to construct such block or building of flats, shall,—

(a) make full and true disclosure of the nature of his title to the land on which the flats are constructed or are to be constructed; such title to the land as aforesaid having been duly certified by an Attorney-at-law, or by an Advocate of not less than three years standing, and having been duly entered in the property card or extract of Village Forms VI or VII and XII or any other relevant revenue record:

Provided that, if such land is owned by another person, a duly registered copy of the agreement or Power of Attorney, as the case may be, by which the owner, including his legal heirs, executors and administrators, of such land has granted to the promoter or assigns the development rights of the real estate project, shall also be disclosed;

(b) make full and true disclosure of all encumbrances on such land, including any right, title, interest or claim of any party in or over such land;

(c) make full and true disclosure of his enterprise details such as name, registered address, type of enterprise, registration details under which it is registered;

(d) disclose the name and address of the architect, structural engineer and contractor including turn-key contractor, if any, retained for construction of the building or flats;

(e) disclose the information relating to the number and size of plots, layout plan, carpet areas, and utility areas of the flat, Floor Space Index or the Transfer of Development Rights or additional Floor Space Index consumed in the building of which flats are under sale and limited common areas and facilities of the building and common areas and amenities and facilities of the layout proposed to be provided therefor;

(f) give inspection, on seven days’ notice or demand, of the plans, structural design and specifications of the building in which flats are being offered for sale or are being marketed, built or to be built on the land, duly certified by an Architect till such time as they are approved by the local authority, and when such plans and specifications, having been approved by the local authority, which he is required to do under any law for the time being in force, then such approved plans and specifications;

(g) disclose the building-wise time schedule of completion of each phase of the project which shall always be subject to force majeure event;

(h) disclose the time schedule for connecting the project with the municipal services such as sewerage, water supply, electricity, drainage, and the like, as applicable, which shall always be subject to force majeure event;

(i) disclose the nature of fixtures and fittings with regard to the flooring and sanitary fittings and the provision for one or more lifts provided or to be provided, with particulars in respect of the brand of the items of fixtures, fittings and lift if they are branded or otherwise the price range of the items, if not branded;

(j) disclose on reasonable notice or demand, if the promoter is himself the builder, the prescribed particulars in respect of the design, the type of concrete, the materials to be used in the construction of the building and the technology, prefabricated, precast, earthquake resistant, and the like, and if the promoter is not himself the builder, disclose, on such notice or demand, all agreements, and where there is no written agreements, the details of all agreements, entered into by him with the architect, structural engineer and contractors including turn-key contractors, regarding the prescribed particulars in respect of design, materials and construction of the building;

(k) specify in writing the date by which possession of the flat with all the amenities is to be handed over;

(l) prepare and maintain a list of flats with their numbers built or to be built;

(m) prepare and maintain list of parking spaces provided or to be provided, and identified by separate numbers;

(n) state in writing, the nature of the organization of persons to be constituted and to which title is to be passed, and the terms and conditions governing such organization of persons, who have taken or are to take the flats;

(o) display or keep all the documents, plans or specifications or copies thereof referred to in clauses (a), (b), (c), (d), (e) and (f) at the site and at the promoter’s registered office and permit inspection thereof to persons intending to take or taking one or more flats;

(p) disclose the names, addresses and contact numbers of the agents, property dealers, brokers or middlemen, if any, by whatever name called, duly authorized by the promoter ;

(q) give such other information and documents as may be prescribed.

(3) In case of a layout, in addition to the provisions of sub-section (2), the promoter shall also disclose,—

(a) the phase-wise layout plan of the housing project;

(b) the plan of phase of the development works in which flats for sale is marketed in the project;

(c) the details of the parts of the colony or apartments and the appurtenant areas that are intended to be kept as common areas, amenities and facilities of layout in respect of the phase being offered for sale or marketed;

(d) aggregate area in square meters of the parks, recreational grounds, gardens and play-grounds in a layout.

 

  1. Registering the project and displaying it on the website of Housing Regulatory Authority,-

(1) Every promoter of the project shall make an application, in the prescribed form, to the Housing Regulatory Authority for registration of the project and for displaying the project on the website of the Housing Regulatory Authority, alongwith such fees, not exceeding fifty thousand rupees, as may be prescribed:

Provided that, no such registration and displaying of the project or phase of such project shall be required,—

(i) when the area of the land proposed to be developed into a project or phase of such project does not exceed two hundred fifty square meters;

(ii) when the total number of flats proposed to be developed into a project inclusive of all phases is less than five;

(iii) where the promoter has received occupation certificate from the concerned local authority in respect of development of such flats or the building in such project or phase of the project prior to coming into force of this section;

(iv) where the project is a renovation, repair, reconstruction or redevelopment project which does not involve fresh or new allotment of flats or marketing for sale of flats.  .

Explanation.— For the purposes of this Act,—

(i) where any project is proposed to be marketed and sold in phases, then every such phase shall be considered as an independent project;

(ii) if a single purchaser of all the flats in a project duly registered by the Housing Regulatory Authority intends to dispose of such flats, by sale or otherwise, then, such single purchaser shall also be required to register and display the project under the provisions of this Act.

(2) The promoter shall enclose following documents alongwith the application under sub-section (1), namely:—

(a) chartered engineer’s or chartered architect’s authenticated copy of the proposed development of each phase of the project;

(b) proof of submission of plan for approval of local authority. Approval and sanction from the local authority, as and when available, obtained in accordance with the building regulations and other laws as are applicable, for the project being offered for sale or marketed and such approval and sanction shall be submitted or uploaded on website within seventy-two hours of obtaining the same from the local authority.

(3) The Housing Regulatory Authority shall, within seven days of obtaining the application for the registration of the project from the promoter, register and allot a password to the promoter for access of the website of the Housing Regulatory Authority.

  1. No transaction, including sale or marketing for sale, of flats in new project without registration of the project and displaying it on website of Housing Regulatory Authority,-

(1) No promoter shall start any transaction including sale or marketing for sale of flats in a new project or phase of such project without displaying such flats on the website of the Housing Regulatory Authority:

Provided that, for projects that are ongoing on the date of commencement of this section and where the occupation certificate is still to be obtained, the promoter shall make application to the Housing Regulatory Authority for registration of its project within such period as may be prescribed.

(2) No promoter shall start sale of a prescribed percentage of flats the area of which shall not exceed ten per cent of the total area of each of the building in every new project (hereinafter referred to as “Retained Flats”), till occupation certificate from the local authority in respect of that building is obtained by the promoter. The details of such flats shall be displayed on the website of the Housing Regulatory Authority, before the start of any transaction including marketing. The promoter shall be entitled to sell “Retained Flats”, in each of the building only after receipt of occupation certificate or building completion certificate from the local authority for that building.

  1. 6. Responsibility of the promoter to enter record or details on the website of Housing Regulatory Authority,-

The promoter shall, on receiving the password from the Housing Regulatory Authority, through a system of self-entry, access the website and enter the required details of the housing project, within such period as may be prescribed.

  1. Cancellation of registration,-

(1) The Housing Regulatory Authority may cancel the registration of the project, if it is declared by the court of law that the contract, agreement, or power of attorney or instrument or writing from which the promoter derives the right to the land or development of the land, is invalid:

Provided that, no order of cancellation of registration of the project under this sub-section shall be issued by the Housing Regulatory Authority unless a reasonable opportunity of being heard is given to the promoter.

(2) Upon issuing the order of cancellation, the Housing Regulatory Authority shall debar the promoter from accessing its website in respect of the project so cancelled.

  1. Issuing of advertisement or prospectus inviting advance or deposit,-

No promoter shall issue or publish an advertisement or prospectus, offering for sale or otherwise, any flat or inviting persons who intend to take such flats to make advance payments or deposits, without displaying the project or phase on the website of the Housing Regulatory Authority.

  1. Promoter before accepting advance payment of deposit, beyond twenty per cent., to enter into agreement and agreement to be registered,-

(1) Notwithstanding anything contained in any other law for the time being in force, a promoter who intends to construct or constructs a block or building of flats all or some of which are taken or to be taken on ownership basis or otherwise, shall, before, he accepts any sum of money as advance payment or deposit exceeding twenty per cent of the sale price, enter into a written agreement for sale with each of such persons who are to take or have taken such flats, and the agreement shall be registered under the Registration Act, 1908 (XVI of 1908) (hereinafter, in this section, referred to as “the Registration Act”) and such agreement shall be in the prescribed form.

(2) The agreement to be entered into under sub-section (1) shall contain, inter alia, the particulars as specified in clause (a) of this sub-section and to such agreement there shall be attached the copies of the documents specified in clause (b) thereof,-–

(a) particulars,—

(i) the plans and specifications approved by the local authority

and all other approvals required under any law, as applicable;

(ii) the date by which the possession of the flat is to be

handed over to the purchaser;

(iii) the extent of the carpet area of the flat;

(iv) the extent of the utility area ;

(v) the total price of the flat including the proportionate price of

the limited common areas and facilities and parking spaces

which should be shown separately, to be paid by the

purchaser of flat; and the intervals at which instalments

thereof may be paid;

(vi) allotment of fixed parking space to the flat purchaser:

Provided that, no parking spaces shall be allotted in

minimum open space;

(vii) the nature of the organization to be constituted of the

persons who have taken or are to take the flats;

(viii) the nature, extent and description of limited common

areas and facilities of a building;

(ix) the aggregate area of park, garden, recreation ground and

playground proposed to be provided for in a lay-out;

(x) the nature, extent and description of common areas and

amenities and facilities of a lay-out, if any;

(xi) Statement of the use for which the flat is intended and

restriction on its use, if any;

(xii) percentage of undivided interests in the limited common

areas and facilities of the building, pertaining to the flat agreed

to be sold;

(b) copies of documents,—

(i) the certificate by an Attorney-at-law or an Advocate under

clause (a) of sub-section (2) of section 3;

(ii) Property Card or extract of Village Forms VI or VII and XII

or any other relevant revenue record showing the nature of

the title of the promoter to the land on which the flats are

constructed or are to be constructed;

(iii) the plans and specifications of the flats approved by the

local authority.

(3) Any agreement for sale entered into under sub-section (1) shall be presented, by the promoter or by any other person competent to do so under section 32 of the Registration Act, at the proper registration office for registration within the time allowed under sections 23 to 26 (both inclusive) of the Registration Act and execution thereof shall be admitted before the registering officer by the person executing the document or his representative, assignee or agent, duly authorized, as laid down in sections 34 and 35 of the Registration Act also within the time aforesaid:

Provided that, on presenting a document for registration, as aforesaid, if the person executing such document or his representative, assignee or agent does not appear before the registering officer and admit the execution of the document, then the registering officer shall cause a summons to be issued under section 36 of the Registration Act, requiring the executants to appear at the registration office, either in person or by duly authorized power of attorney holder, at a time fixed in the summons. If the executants fail to appear in compliance with the summons, the execution of the document shall be deemed to be admitted by them and the registering officer may proceed to register the document accordingly. If the executants appear before the registering officer as required by the summons but deny execution of the document, then the registering officer shall, after giving them a reasonable opportunity of being heard, if satisfied that the document has been executed by them, proceed to register the document accordingly.

  1. Effect of non- registration of agreement,-

Where an agreement for sale entered into under sub-section (1) of section 9, remains unregistered for any reason, then, notwithstanding anything contained in any law for the time being in force, or in any judgment, decree or order of any Court, it may be received as evidence of a contract in a suit for specific performance under Chapter II of the Specific Relief Act, 1963 (47 of 1963), or as evidence of part performance of a contract for the purposes of section 53A of the Transfer of Property Act, 1882 (IV of 1882), or as evidence of any collateral transaction not required to be effected by registered instrument.

 

  1. Responsibilities of promoter,-

(1) When any person makes an advance or a deposit on the basis of the information contained in the advertisement or prospectus and sustains any loss or damage by reason of any wilful untrue statement included therein, then he shall be compensated by the promoter for any loss that he may have sustained consequent to such information:

Provided that, if the person affected on account of such wilful untrue statement, withdraws from the project, the entire amount paid by such person shall be returned to him alongwith interest at the prescribed rate but not exceeding fifteen per cent per annum.

(2) Promoter shall take all those measures provided in Schedule I for protection and safety of a building.

(3)(a) It shall be the responsibility of the promoter to obtain the occupation certificate or building completion certificate in respect of the building from the concerned local authority as per the building regulations in force and make a copy thereof available to the flat purchasers or unit holders individually or to an organization which is the authorized collective body of flat purchasers or unit holders, as the case may be.

(b) The promoter shall not allow persons to take possession until occupation or completion certificate, as the case may be, where such certificate is required to be given under any law, is duly given by the local authority and no person shall take possession of a flat until such occupation or completion certificate has been duly given by the local authority.

(4) After the possession of the building or flat is handed over to the flat purchasers or unit holders, the flat purchasers or unit holders shall not be permitted to carry out any additions or alterations in the flat or building and the promoter shall not be responsible, if additions and alterations are done in the flat, or building by the flat purchasers or unit holders or occupier, in violation of the building regulations.

(5)(i) It shall be the responsibility of the promoter to provide essential services such as water supply, electricity, light in passages and staircases, lifts and sanitary services as per agreement to the flat purchasers or unit holders of the building or flat or to any person in authorised occupation thereof till such time and in such manner as specified in the agreement of sale and such services shall not, except with just and sufficient notice, be cut-off, withheld, or curtailed. The aforesaid responsibility is subject to the service provider providing the same. If the service provider is unable to provide the aforesaid services, then the promoter shall not be responsible to provide the same.

(ii) The details of the essential supplies and services referred to in clause (i) above shall be kept by the promoter in the form of a statement and shall be made available on demand to the flat purchasers or unit holders or organization of flat purchasers or unit holders.

(iii) If the allottee or flat or unit purchaser or organization fails to pay the outgoings to the promoter, which are payable by the allottee or flat or unit purchaser or organization under this Act, for a period of more than three months, then the promoter may approach the Competent Authority, who may, after giving notice of not less than seven days to such allottee or flat or unit purchaser or organization, as the case may be, cut-off, withhold or in any manner curtail or reduce any essential supply or service enjoyed by such allottee or flat or unit purchaser or organization in the project.

(6) In case the promoter is undertaking a redevelopment project, the provisions of this Act shall apply only in relation to the flats or buildings which are for marketing or sale in open market. The flats or buildings which are entirely constructed for providing permanent alternate accommodation to existing occupants of redevelopment project shall not be governed by the provisions of this Act, but shall be governed by the statute under which such schemes are being framed. .

  1. Promoter to maintain separate account of sums taken as advance or deposit and to be trustee therefor and disburse them for purposes for which given,-

The promoter shall maintain building-wise separate account in any bank of sums taken by him, from persons intending to take or who have taken flats, deposits including any sums so taken towards the share capital for the formation of co-operative society or a company or towards the outgoings, including ground rent, if any, municipal or other local taxes, taxes on income, water charges, electricity charges, revenue assessment, interest on any mortgage or other encumbrances, if any; and he shall hold the said moneys for the purposes for which they were given and shall disburse the moneys for those purposes and shall, on demand in writing by an officer appointed, by general or special order, by the State Government for the purpose, make full and true disclosure of all transactions in respect of that account.

The promoter shall also follow the instructions specified in Schedule II. The promoter shall get the accounts maintained for heads mentioned in Schedule II, as provided under this section, audited from a Chartered Accountant registered with the Institute of Chartered Accountants of India.

 

  1. Responsibility for payment of outgoings till property is transferred,-

A promoter, while he is in possession and where he collects from persons, who have taken over flats or are to take over flats, sums for the payment of outgoings, shall pay all outgoings, including ground rent, municipal or other local taxes, taxes on income, water charges, electricity charges, revenue assessment, interest on any mortgage or other encumbrances, if any, until he transfers the property to the persons taking over the flats, or to the organization of any such persons. Where any promoter fails to pay all or any of the outgoings collected by him from the persons who have taken over flats or are to take over flats, before transferring the property to the persons taking over the flats or to the organization of any such persons, the promoter shall continue to be liable, even after the transfer of the property, to pay such outgoings and penal charges, if any, to the authority or person to whom they are payable and shall be responsible for any legal proceedings which may be initiated by such authority or person.

 

  1. No alterations or additions without consent after plans are disclosed,-

(1) In case the development consists of single building then after the plans and specifications of the building, as approved by the local authority as aforesaid, are disclosed or furnished to the person who agrees to take one or more flats, the promoter shall not,-

(a) make any alteration in the structure described therein in respect of the flat or flats which are agreed to be taken, without the previous consent of that person;

(b) construct any additional floors or wings in the structure of the building or wing, not disclosed in the agreement, without the previous consent of all the persons who have agreed to take the flats in such building or wing:

Provided that, any alteration or addition required by any government authorities or due to change in law or which are disclosed in the agreement, shall not require previous consent of any or all persons who have agreed to take flats in such building.

(2)(a) In case the development is being carried out on a layout or Township, then after the plans and specifications of the building, as approved by the local authority as aforesaid, are disclosed or furnished to the person who agrees to take one or more flats, the promoter shall not,–

(i) make any alteration in that structure described therein in respect of the flat or flats which are agreed to be taken, without the previous consent of that person;

(ii) construct any additional floors or wings in the structure of the building or wing, not disclosed in the agreement, without the previous consent of all the persons who have agreed to take the flats in such building or wing ;

(iii) make any modification in the location of the recreation ground or garden or park or playground without the consent of those persons who have agreed to take flats on the basis of disclosure of the location of such recreation ground or garden or park or playground and such fact is mentioned in writing in the agreement for sale of such flat by the promoter.

(b) Subject to provisions of clause (a) above, the layout including recreation ground, park, garden and playground disclosed alongwith the building plans, can be amended, modified and varied by the promoter, from time to time, in accordance with the Development Control Regulations including for the utilization of the full development potential available, from time to time.

(c) In case of development under a layout or Township, the promoter shall be entitled to further construction of any new building in the layout or Township at any time after obtaining approval of the local authority in accordance with the building rules or building bye-laws or Development Control Regulations made under any law for the time being in force:

Provided that, the promoter shall not reduce the approved compulsory open spaces of the building or shall not reduce the aggregate area of park, recreational ground, playground and garden in the approved layout in which persons agree to take one or more flats, without the previous consent of all such persons, except that such alteration or amendment is required by the authorities or due to change in applicable laws.

  1. Defects noticed within five years to be rectified,-

If any defect in the building or material used, or if any unauthorized change in the construction is brought to the notice of the promoter, within a period of five years from the date of handing over possession of flats, it shall, be rectified by the promoter without further charge to the persons who have agreed to take the flats and in other cases, where the defect or change can not be rectified, such persons shall be entitled to receive reasonable compensation for such defect or change. Where there is a dispute regarding any defect in the building or material used or any unauthorized change in the construction, the matter shall, within a period of five years from the date of handing over possession, on payment of such fee as may be determined by the Housing Regulatory Authority, be referred for decision to such officer not below the rank of an Executive Engineer as the State Government may, by general or special order, specify in this behalf.

  1. Effect of non- completion of project,-

(a) If the promoter fails to complete construction and obtain occupation certificate of any building or buildings in the project in accordance with the terms of the agreement by the date specified or any further date agreed to by the parties or as may be decided by the Housing Regulatory Authority, the Housing Regulatory Authority may, after giving reasonable opportunity of being heard to the applicant and the promoter, and on being satisfied that the promoter is not able to complete the construction and obtain occupation certificate, pass an appropriate order to enable completion of the construction of that building and obtain occupation certificate thereof. Such order of the Housing Regulatory Authority may, inter-alia, provide for,—

(i) formation and registration of a legal entity of sixty per cent.

of the flat purchasers in the manner as may be prescribed

who have come before the Housing Regulatory Authority;

(ii) appointment of the legal entity as an escrow agent for

taking over possession of the building and area appurtenant

thereto, in the manner as may be prescribed;

                        (iii) directing the Competent Authority to transfer the Retained

Flats in the name of the escrow agent within such period and

in the manner as may be prescribed ;

(iv) authorizing escrow agent to appoint contractors,

consultants and other agencies required to complete the

construction and obtain occupation certificate on such terms

and conditions as may be decided by the escrow agent in the

manner as may be prescribed:

Provided that, notwithstanding anything contained in

any other law for the time being in force, stamp duty or any

other taxes, duties and levies shall not be payable on

‘Retained Flats’ being transferred to escrow agent under the

orders of the Housing Regulatory Authority.

(b) If the promoter, for reasons beyond his control, is unable to give possession of the flat by the date specified, or the further agreed date and a period of three months thereafter, or a further period of three months if those reasons still exist, then, the promoter shall be liable on demand, without prejudice to any other actions to which he may be liable, to refund the amount already received by him in respect of the flat with interest at a rate as may be prescribed including penalty as may be determined by the Housing Regulatory Authority.

  1. No mortgage, etc., to be created without consent of parties after execution of agreement for sale,-

No promoter shall, after he executes an agreement to sell any flat, mortgage or create a charge on the flat without the previous consent of the person who takes or agrees to take the flat, and if any such mortgage or charge is made or created without such previous consent after the agreement referred to in section 9 is registered, it shall not affect the rights and interests of such persons.

  1. Promoter to take steps for formation of co-operative society, company, Apex Body or Federation,-

(1) Where a co-operative society or a company or a legal entity of persons is to be constituted of flat purchasers in a single building not being part of a layout, the promoter shall submit an application to the competent authority for registration of the co-operative society or the company or any other legal entity, as the case may be, within four months from the date on which the occupation certificate in respect of such building is issued or, minimum sixty per cent of the flat purchasers in such building have taken possession or the promoter has received full consideration and other amounts for the same, whichever is earlier.

(2)(a) Where a co-operative society or a company or any other legal entity of persons taking the flats in a layout consisting of more than one building or wings, is to be constituted, the promoter shall form separate and independent co-operative society or company or any other legal entity in respect of each of the buildings or wings. The promoter shall submit application for formation of co-operative society or company or any other legal entity in respect of each of the building or wing, as prescribed, within four months from the date on which the occupation certificate in respect of such building or wing is issued or, minimum sixty per cent of the total flat purchasers in such building or wing have taken possession or the promoter has received full consideration and other amounts for the same, whichever is earlier.

(b) Where under clause (a) above, the promoter has formed separate and independent co-operative societies or companies or any other legal entities of the persons taking flats in different structures consisting of more than one building or wing within a layout, then the promoter shall form and register an Apex Body or Federation consisting of all such entities in the layout, within such period as may be prescribed.

(3) The Apex Body or Federation shall administer and maintain common areas and amenities and facilities provided in the layout but its members shall independently retain control of the internal affairs and administration in respect of its own building.

(4) If any property consisting of building or buildings is constructed or to be constructed and the promoter submits such property to the provisions of the Maharashtra Apartment Ownership Act, 1970 (Mah. XV of 1971) by executing and registering a declaration as provided by that Act, then the promoter shall inform the Registrar as defined in the Maharashtra Co-operative Societies Act, 1960 (Mah. XXIV of 1961), accordingly and in such cases, it shall not be lawful to form any co-operative society or company.

(5)(a) If the promoter fails within the prescribed period to submit an application to the Registrar,–

(i) for registration of society in the manner provided in the Maharashtra Co-operative Societies Act, 1960 (Mah. XXIV of 1961);

(ii) for registration of Apex Body or Federation, in the manner as prescribed,-

the Competent Authority may, upon receiving application from the persons who have taken flats from the said promoter, a co-operative society or company or any other legal entity in respect of any of the buildings in the layout, direct the District Deputy Registrar, Deputy Registrar or, as the case may be, Assistant Registrar concerned, to register the society, the Apex Body or Federation.

(b) No such direction to register any society or Apex Body or Federation, under clause (i) or (ii) above, shall be given to the District Deputy Registrar, Deputy Registrar or, as the case may be, Assistant Registrar, by the Competent Authority without first verifying the authenticity of the applicant’s request and giving the concerned promoter a reasonable opportunity of being heard.

  1. Promoter to convey title, etc., and execute documents according to agreement,-

(1) In respect of the property wherein only one building is to be constructed and if no period for conveying the title of the promoter to the organization of the flat purchasers is agreed upon, the promoter shall, subject to his right to dispose of the remaining flats, if any, execute the conveyance within four months from the date on which the co-operative society or the company is registered or, as the case may be, the association of the flat purchasers or unit holders is duly constituted. When a promoter has submitted his property to the provisions of the Maharashtra Apartment Ownership Act, 1970 (Mah. XV of 1971) by executing and registering a declaration as required by section 2 of that Act, and no period for conveying the title of the promoter in respect of an apartment to each apartment taker is agreed upon, the promoter shall execute the conveyance or deed of apartment in favour of each apartment taker within four months from the date, the apartment taker has entered into possession of his apartment.

(2) In the case of a layout, the said conveyance shall, till such time as the entire development of the layout is completed, be only in respect of the structures of the buildings in which a minimum number of sixty per cent. of total flats are sold, alongwith Floor Space Index consumed in such building, subject to the right of the promoter to dispose of the remaining flats, if any, and receipt of the entire consideration amount and outstanding dues from all the flat purchasers. The conveyance shall further, be subject to the right to use, in common, the internal access roads and recreation areas developed or to be developed in the layout and with the right to use of the open spaces allocated to such building or buildings in terms of the agreement for sale executed by the promoter and the respective flat purchasers:

Provided that, notwithstanding anything contained in this Act or in any agreement or in any judgment, decree or order of any court or in any other law for the time being in force, the promoter shall be entitled to develop and continue to develop the remaining layout land, with the right to use the internal access roads and all the facilities, amenities and services in the layout and to construct any additional structures thereon by consuming the balance Floor Space Index and balance Transfer of Development Right, Floor Space Index and balance additional Floor Space Index relating to the said layout land and any future increase in Floor Space Index and the Transfer of Development Rights, Floor Space Index and additional Floor Space Index therein due to change in the law or the policies of the Government or local authority:

Provided further that, if the Floor Space Index of the plot in a layout is increased due to change in the law or the policies of the Government or local authorities, subsequent to conveyance of any one or more structures to organization of flat purchasers, then increase in Floor Space Index which is proportionate to the Floor Space Index utilized or consumed by the conveyed structure or structures to total Floor Space Index of the layout, shall belong to the organization of flat purchasers of the conveyed structure or structures and it shall not be necessary for the promoter to obtain any consent or permission from the organization of flat purchasers in the said layout land or phase for the purpose of utilizing the balance Floor Space Index or the Transfer of Development Right, Floor Space Index or additional Floor Space Index.

(3) Where the title of the promoter to be conveyed is in respect of the entire undivided or inseparable land underneath all such buildings in a layout, and if no period for executing such conveyance of the entire undivided or inseparable land underneath all such buildings jointly or otherwise in favour of Apex Body or Federation is agreed upon, then such conveyance shall be executed by the promoter in favour of Apex Body or Federation within such time as may be prescribed, after formation of such Apex Body or Federation.

(4) It shall be the duty of the promoter to file with the Competent Authority, within the prescribed period, a copy of the conveyance executed by him. If the promoter fails to execute the conveyance as provided by sub-section (1), (2) or (3), within the prescribed period, the members of such co-operative society, the company or the association of apartment owners or Apex Body or Federation, as the case may be, may make an application, in writing, to the concerned Competent Authority accompanied by the true copies of the registered agreements for sale, executed with the promoter by each individual member of the society or company or the association or Apex Body or Federation and all other relevant documents, including the occupation certificate, if any, for issuing a certificate that such society, company or association or Apex Body or Federation, as the case may be, is entitled to have an unilateral deemed conveyance, executed in their favour and to have it registered.

(5) The Competent Authority, on receiving such application, within reasonable time and in any case not later than six months, after making such enquiry as deemed necessary and after verifying the authenticity of the documents submitted and after giving the promoter a reasonable opportunity of being heard, on being satisfied that it is a fit case for issuing such certificate, shall issue the certificate to the Sub-Registrar or any other appropriate Registration Officer under the Registration Act, 1908 (XVI of 1908), certifying that it is a fit case of enforcing unilateral execution of conveyance deed conveying the right, title and interest of the promoter in the building or layout plot in favour of the applicant, as deemed conveyance:

Provided that, an appeal under section 40 against the order of the Competent Authority can be preferred by any party aggrieved by the said order to the Housing Appellate Tribunal.

(6) On submission of application by such society, the company, the association of apartment owners or Apex Body or Federation, as the case may be, to the Sub-Registrar or the concerned appropriate Registration Officer appointed under the Registration Act, 1908 (XVI of 1908), the certificate issued by the Competent Authority alongwith the unilateral instrument of conveyance, the Sub-Registrar or the concerned appropriate registration officer shall, notwithstanding anything contained in the Registration Act, 1908 (XVI of 1908), register that instrument as deemed conveyance.

(7) Upon execution of the conveyance or unilateral deemed conveyance, of a building or buildings in a layout, the organization in whose favour such conveyance is executed shall be entitled in any reconstruction or redevelopment of such building or buildings to the Floor Space Index or the Transfer of Development Right, Floor Space Index or additional Floor Space Index consumed in construction of such building as well as its proportionate share in increase in Floor Space Index as per provision of sub-section (1) and in the event of any reconstruction or redevelopment of the building or buildings being undertaken by the said organization, then, notwithstanding anything contained in any other law for the time being in force, such organization shall be entitled to do so on the portion of land allocated to such building or buildings in terms of the agreement for sale executed by the promoter and the respective flat purchaser without prior permission of the promoter.

(8) The promoter or land owner shall convey the layout plot or land to the Apex Body or Federation, subject to the right of the promoter to dispose of the remaining flats, if any, and receipt of the entire consideration amount and outstanding dues from all flat purchasers of all the buildings or structures constructed on the layout plot. If there is any increase in Floor Space Index or the Transfer of Development Right or additional Floor Space Index or any benefits, available on such layout plot, due to changes in the Government or regulatory policies, after the conveyance or unilateral deemed conveyance of the land under the layout to the Apex Body or Federation, then such increased Floor Space Index, the Transfer of Development Right or additional Floor Space Index and other benefits shall be apportioned to the respective legal entities in proportion to the Transfer of Development Right, Floor Space Index or additional Floor Space Index used for the purpose of construction of the buildings managed by them.

(9) The Apex Body or Federation formed by the legal entities on a layout plot shall manage and administer the common areas and the facilities without having any legal rights, title and interest in the building or buildings in such a layout plot and all legal rights, title and interest in the building or buildings shall belong to the respective entities in whose favour the conveyance of such building or buildings is executed.

  1. General liabilities of flat purchaser,-

(1) Every person who has executed an agreement to take a flat shall pay, at the proper time and place, the price, his proportionate share of the municipal taxes, water and electricity charges, ground-rent, if any, and other public charges in accordance with his agreement with the promoter.

(2) Any person who has executed an agreement to take a flat and who, without reasonable excuse, fails to comply with or contravenes sub-section (1) shall be punishable with fine which may extend to the amount defaulted.

  1. Appointment of Competent Authority,-

The State Government may, by notification in the Official Gazette, appoint an officer, not below the rank of the District Deputy Registrar of Co-operative Societies, to be the Competent Authority, for an area or areas to be specified in such notification and different officers may be appointed as Competent Authority for different local areas for the purposes of exercising the powers and performing the duties under this Act.

  1. Establishment of Housing Regulatory Authority,-

(1) With effect from such date and in such areas as the State Government may, by notification in the Official Gazette appoint, there shall be established, for the purposes of this Act, one or more Authorities to be called “ the Housing Regulatory Authority ”.

(2) The Housing Regulatory Authority, constituted under sub-section (1), shall be a body corporate by the name aforesaid having perpetual succession and a common seal, with power, subject to the provisions of this Act, to acquire, hold and dispose of property, both movable and immovable and to contract, and shall, by the said name, sue or be sued.

  1. Composition of Housing Regulatory Authority,-

The Housing Regulatory Authority shall consist of a Chairperson and two or more Members to be appointed by the State Government from amongst persons who have special knowledge of and professional experience in the field of public administration, urban development, housing, finance, law or management:

Provided that, a person, who is, or has been, in the service of Government shall not be appointed as a Chairperson unless such person is holding or has held the post of the Principal Secretary to the State Government or any equivalent post under the Government of India.

 

  1. Term of office of Chairperson and other Members of Housing Regulatory Authority,-

(1) The Chairperson and other Members shall hold office for a term not exceeding five years, from the date on which they enter upon their offices or until they attain the age of sixty-five years, whichever is earlier.

(2) The salary and allowances payable to, and the other terms and conditions of services of, the Chairperson and other Members shall be such as may be prescribed.

(3) The salary, allowances and other conditions of services of the Chairperson and other Members shall not be varied to their disadvantage after their appointment.

(4) An employee of the Government on his selection as Chairperson or Member, shall have to retire from service before joining.

(5) The Chairperson or any Member may relinquish his office by giving in writing to the State Government a notice of not less than three months or be removed from his office in accordance with the provisions of section 26.

(6) The Chairperson or any Member, ceasing to hold office as such, shall not accept any commercial employment in the Housing Sector for a period of one year from the date he ceases to hold such office.

  1. Administrative powers of the Chairperson,-

The Chairperson shall have powers of general superintendence and direction in the conduct of the affairs of the Housing Regulatory Authority and he shall, in addition to presiding over the meetings of the Housing Regulatory Authority, exercise and discharge such administrative powers and functions of the Housing Regulatory Authority as may be prescribed.

  1. Removal of Chairperson and Member of Housing Regulatory Authority from office in certain circumstances,-

(1) The State Government may, by order, remove from office the Chairperson or any Member of the Housing Regulatory Authority, if the Chairperson or such Member, as the case may be, has,-

(a) been adjudged as insolvent; or

(b) been convicted of an offence, which, in the opinion of the State Government, involves moral turpitude; or

(c) become physically or mentally incapable of acting as a Chairperson or Member; or

(d) acquired such financial or other interest as is likely to affect prejudicially his function as a Chairperson or Member; or

(e) so abused his position, as to render his continuance in office prejudicial to the public interest.

(2) No Chairperson or Member shall be removed from his office under clause (d) or clause (e) of sub-section (1) unless he has been given a reasonable opportunity of being heard.

  1. Officers of Housing Regulatory Authority,-

(1) The Housing Regulatory Authority may appoint such officers and employees, as may be necessary for the efficient discharge of its functions under this Act.

(2) The officers and employees of the Housing Regulatory Authority shall discharge their functions under the general superintendence of its Chairperson. Their salary, allowances and other conditions of service shall be such as may be determined by regulations.

  1. Meetings of Housing Regulatory Authority,-

(1) The Housing Regulatory Authority shall meet at such places and times, and shall observe such procedure in regard to the transaction of business at its meetings as may be determined by regulations.

(2) The Chairperson, if for any reason, is unable to attend a meeting of the Housing Regulatory Authority, the senior-most Member amongst the Members present at the meeting shall preside:

Provided that, any decision relating to cancellation of registration under section 7 shall not be executed unless the same is decided in a meeting attended by all the Members.

(3) All questions which come up before any meeting of the Housing Regulatory Authority shall be decided by a majority of the members present and voting and, in the event of an equality of votes, the Chairperson or the Member presiding shall have the right to exercise a second or casting vote.

  1. Functions of Housing Regulatory Authority,-

(1) The Housing Regulatory Authority shall perform the following functions, namely:—

(i) to ensure compliance of the obligations cast upon the promoters and the allottees under this Act and the rules made thereunder;

(ii) to cause an inquiry to be made into compliance of its orders or directions made in exercise of its powers under this Act;

(iii) to levy fees and other charges at such rates and in respect of such services as may be determined by regulations;

(iv) to report matter to the appropriate authority, for taking action against the promoter or an allottee for commission of any offence under any law for the time being in force;

(v) to host and maintain a website of records of all projects within its jurisdiction as database, with all the details as set out herein for displaying under this Act;

(vi) to take measures under section 33;

(vii) to perform such other functions related to Housing Sector as may be entrusted to the Housing Regulatory Authority by the State Government, as may be necessary;

(viii) to make recommendations, notwithstanding anything contained in the Maharashtra Regional and Town Planning Act, 1966 (Mah. XXXVII of 1966), either suo moto or on a request from the State Government in matters in the existing Development Control Regulations relating to changes in Floor Space Index and any other related matters, as may be prescribed:

Provided that, the Housing Regulatory Authority shall forward its recommendations within a period of sixty days from the date on which the Government has sought the recommendations:

Provided further that, the Housing Regulatory Authority may request the State Government to furnish such information or documents as may be necessary for the purpose of making recommendations under this sub-section and the Government shall supply such information within a period of seven days from receipt of such request:

Provided also that, if the State Government having considered the recommendation of the Housing Regulatory Authority comes to a prima facie conclusion that such recommendation cannot be accepted or needs modifications, it shall refer the recommendation back to the Housing Regulatory Authority for its reconsideration, and the Authority may, within fifteen days from the date of receipt of such reference, forward to the State Government its recommendation after considering the reference made by the Government. After receipt of further recommendation, if any, the State Government shall take a final decision.

(2) Upon receiving a complaint application in this behalf, the Housing Regulatory Authority shall, after hearing the matter from the parties or through their representatives, as the case may be, and after making such enquiry as it deems fit, pass a reasoned order, in writing, within a period of three months from the date of such application or commencement of the suo moto proceedings, as the case may be, or within such further time as may be found appropriate by the Housing Regulatory Authority.

(3) On any dispute between promoters, organization of flat purchasers and allottees or flat or unit takers regarding failure on either part to meet the obligations cast upon them under this Act and the rules made thereunder, adjudication may be done by any single member bench of the Housing Regulatory Authority, as the Housing Regulatory Authority may, by regulations determine :

Provided that, nothing in this section shall apply in respect of matters which are subject to the jurisdiction of the Competition Commission established under the Competition Act, 2002 (12 of 2003).

(4)(a) The Housing Regulatory Authority shall prepare and submit, to the State Government, once in every year, the report in such form and at such time as may be prescribed, containing,—

(i) a description of all the activities of the Housing Regulatory

Authority for the previous year; and

(ii) the annual accounts for the previous years.

(b) A copy of the report received under clause (a) above shall be laid as soon as may be after it is received before each House of the State Legislature.

  1. Powers of Housing Regulatory Authority to call for information, conduct investigations, etc,-

Where the Housing Regulatory Authority considers it expedient so to do, it may, by order in writing,–

(a) call upon any promoter, at any time, to furnish in writing, by himself or through his authorized representative, such information or explanation with regard to compliance of the promoter’s obligations relating to ownership agreement as the Housing Regulatory Authority may require;

            (b) direct the promoter to produce by himself or through his authorized representative, all such books of accounts or other documents relating to the project or flat under complaint in his custody having a bearing on the subject matter of such complaint and also any other information relating thereto.

  1. Powers of Housing Regulatory Authority to issue directions,-

The Housing Regulatory Authority may, for the discharge of its functions issue such directions, from time to time, to promoters and flat or unit purchasers or organization, as it may consider necessary and such directions shall be binding on all concerned.

 

  1. Power of Housing Regulatory Authority consequent upon cancellation of registration,-

Upon cancellation of the registration under sub-section (1) of section 7, the Housing Regulatory Authority shall prohibit the promoter from marketing and selling the flats and buildings constructed for the project of which the registration is cancelled.

  1. Measures to be taken by Housing Regulatory Authority for planned development and promotion of housing sector,-

The Housing Regulatory Authority shall take all possible measures for the growth and promotion of a healthy, transparent, efficient and competitive real estate market, and in particular, take the following measures, namely :–

(a) evolve a consensus among the Central Government or the State Government, the Bureau of Indian Standards, urban local bodies, promoters, associations of engineers and architects and other stake holders to follow, on mandatory basis, the structural safety norms as may be prescribed for the area concerned by the National Building Code or Bureau of Indian Standards or statutory provisions of the local building bye-laws as may be modified by the State Government, from time to time;

(b) suggest to the State Government to establish a framework of standard procedures and norms for speedy processing and grant of planning permissions;

(c) promote the rating of real estate projects and the rating of promoters, by the association of promoters, with a view to improve the confidence level of both investors and consumers through a system of self-regulation, which may be based on the rating parameters developed by Association or Federation of promoters as prescribed;

(d) on behalf of the real estate sector, take up, with the Government, financial institutions, local bodies, regulatory authorities and other concerned stake-holders, advocacy of issues like prompt and easy access to credit or home loans, credible and reliable land title certification system, speedy and transparent registration of properties, effective institutional arrangement for proper upkeep and maintenance of built-up properties, statutory framework for equitable and balanced relationship between promoter and flat or unit purchasers;

(e) promote construction of environment friendly or green buildings and measures for conservation of water and its re-cycling;

(f) with a view to encouraging construction of structurally safe and affordable housing, promote standardization and use of appropriate construction materials, fixtures, fittings and construction techniques.

 

  1. Power of Housing Regulatory Authority to regulate its own procedure,-

(1) The Housing Regulatory Authority shall be guided by the principles of natural justice and, subject to other provisions of this Act and of any rules made thereunder, the Housing Regulatory Authority shall have powers to regulate its own procedure by regulations.

(2) The Housing Regulatory Authority shall have, for the purpose of discharging its functions under this Act, the same powers as are vested in a civil court under the Code of Civil Procedure, 1908 (V of 1908), while trying a suit in respect of the following matters, namely :—

(a) summoning and enforcing the attendance of the promoter, authorized representative of the promoter or any person and examining him on oath;

(b) requiring the discovery and production of documents;

(c) receiving evidence on affidavits;

(d) requisitioning, subject to the provisions of sections 123 and 124 of the Indian Evidence Act, 1872 (I of 1872) any public record or document or copy of such record or document from any office;

(e) issuing commissions for the examination of witnesses or documents;

(f) reviewing its decisions;

(g) dismissing an application for default or deciding it ex-parte; and

(h) any other matter which may be prescribed.

  1. Vacancies, etc., not to invalidate proceedings of Housing Regulatory Authority,-

No act or proceedings of the Housing Regulatory Authority shall be invalid merely by reason of,–

(a) any vacancy in, or any defect in the constitution of the Housing Regulatory Authority; or

(b) any defect in the appointment of a person acting as a Chairperson or Member; or

(c) any irregularity in the procedure of the Housing Regulatory Authority not affecting the merits of the case.

  1. Establishment of Housing Appellate Tribunal,-

(1) The State Government shall, by notification in the Official Gazette, establish a Tribunal to be known as the “Housing Appellate Tribunal” to adjudicate any dispute, hear and dispose of appeal against any direction, decision or order of the Housing Regulatory Authority.

(2) The Housing Appellate Tribunal shall consist of a Chairperson and not more than two Members to be appointed by the State Government and the selection of the Chairperson of the Housing Appellate Tribunal shall be made by the Government, in consultation with the Chief Justice of the High Court.

(3) A person shall not be qualified for appointment as the Chairperson or a Member of the Housing Appellate Tribunal unless he,–

(a) in the case of Chairperson, has been serving or is a retired Judge of a High Court;

(b) in the case of a Member has held the post of the Principal Secretary to the State Government or any equivalent post under the Government of India, or a person who is well versed in the field of urban development, housing, finance, law or management.

  1. Term of office of Chairperson and Members and service conditions,-

(1) The Chairperson and Members of the Housing Appellate Tribunal shall hold office for a term not exceeding three years, from the date on which they enter upon their offices or until they attain the age of sixty-eight years, whichever is earlier.

(2) The salary and allowances payable to, and other terms and conditions of service of, the Chairperson and Members of the Housing Appellate Tribunal shall be such as may be prescribed and shall not be varied to their disadvantage after their appointment.

(3) The Chairperson or Member of the Housing Appellate Tribunal may relinquish his office by giving in writing to the State Government notice of not less than three months or be removed from his office in accordance with the provisions of section 38.

(4) Any serving person, on his selection as a Chairperson or Member of the Housing Appellate Tribunal shall have to retire from service before joining.

(5) The Chairperson or any Member of the Housing Appellate Tribunal, ceasing to hold office as such, shall not accept any commercial employment in the Housing Sector for a period of one year from the date he ceases to hold such office.

  1. Removal of Chairperson and Member of Housing Appellate Tribunal from office in certain circumstances,-

(1) The State Government may remove from office, the Chairperson or any Member of the Housing Appellate Tribunal, who has,–

(a) been adjudged an insolvent; or

(b) been convicted of an offence which, in the opinion of the State Government involves moral turpitude; or

(c) become physically or mentally incapable of acting as the Chairperson or a Member; or

(d) acquired such financial or other interest as is likely to affect prejudicially his function as the Chairperson or a Member; or

(e) so abused his position as to render his continuance in the office prejudicial to the public interest.

(2) Notwithstanding anything contained in sub-section (1), the Chairperson or Member of the Housing Appellate Tribunal shall not be removed from his office on the ground specified in clause (d) or clause (e) of that sub-section unless, the High Court, on a reference being made to it in this behalf by the State Government, has on an enquiry held by it, recommended that the Chairperson or Member ought to be removed on such ground.

(3) The State Government may suspend from office, the Chairperson or a Member of the Housing Appellate Tribunal, as the case may be, in respect of whom a reference has been made to the High Court under sub-section (2), until the State Government has passed an order on receipt of the report of the High Court on such reference.

  1. Officers of Housing Appellate Tribunal,-

(1) The State Government shall provide the Housing Appellate Tribunal with such officers and employees as it may deem fit.

(2) The officers and employees of the Housing Appellate Tribunal shall discharge their functions under the general superintendence of the Chairperson of the Housing Appellate Tribunal.

 

  1. Appeals to Housing Appellate Tribunal,-

(1) Any person aggrieved by any direction or order or decision of the Competent Authority or the Housing Regulatory Authority may prefer an appeal to the Housing Appellate Tribunal.

(2) Every appeal under sub-section (1) shall be preferred within a period of sixty days from the date on which a copy of the direction, order or decision made by the Competent Authority or by the Housing Regulatory Authority is received by the aggrieved person and it shall be in such form, and accompanied by such fee as may be prescribed:

Provided that, the Housing Appellate Tribunal may entertain any appeal after the expiry of sixty days, if it is satisfied that there was sufficient cause for not filing it within that period.

(3) On receipt of an appeal under sub-section (1), the Housing Appellate Tribunal may, after giving the parties a reasonable opportunity of being heard, pass such orders thereon as it thinks fit.

(4) The Housing Appellate Tribunal shall send a copy of every order made by it to the parties and to the Housing Regulatory Authority.

(5) The appeal preferred under sub-section (1) shall be dealt with by the Housing Appellate Tribunal as expeditiously as possible and endeavour shall be made by it to dispose of the appeal finally within ninety days from the date of receipt of appeal:

Provided that, where any such appeal could not be disposed of within the said period of ninety days, the Housing Appellate Tribunal shall record its reasons, in writing, for not disposing of the appeal within the said period.

  1. Powers and functions of Housing Appellate Tribunal,-

(1) The Housing Appellate Tribunal shall be bound by the procedure laid down in the Code of Civil Procedure, 1908 (V of 1908).

(2) The Housing Appellate Tribunal shall have, for the purpose of discharging its functions under this Act, the same powers as are vested in a civil court under the Code of Civil Procedure, 1908 (V of 1908), while trying a suit in respect of the following matters, namely :—

(a) summoning and enforcing the attendance of the promoter, authorized representative of the promoter or any person and examining him on oath;

(b) requiring the discovery and production of documents;

(c) receiving evidence on affidavits ;

(d) requisitioning, subject to the provisions of sections 123 and 124 of the Indian Evidence Act, 1872 (I of 1872), any public record or document or copy of such record or document from any office;

(e) issuing commissions for the examination of witnesses or documents;

(f) reviewing its decisions;

(g) dismissing an application for default or deciding it ex-parte; and

(h) any other matter which may be prescribed.

  1. Appeal to High Court,-

Any person aggrieved by any decision or order of the Housing Appellate Tribunal may file an appeal to the High Court within thirty days from the date of receipt of the decision or order of the Housing Appellate Tribunal.

  1. Order passed by Housing Appellate Tribunal to be executable as a decree,-

Every order passed by the Housing Appellate Tribunal under this Act shall be deemed to be a decree of a civil court and shall be executable in the same manner as a decree of a civil court.

  1. Penalty for contravention of section 4,-

Whoever fails to comply with or contravenes the provisions of section 4, shall, upon the order by the Housing Regulatory Authority in that regard, be liable to pay the penalty which may extend to rupees one thousand per day of default.

  1. Penalty for contravention of sections 6, 16 or 17,-

Whoever, without reasonable cause, fails to comply with, or contravenes, the provisions of sections 6, 16 or 17 shall, upon the order by the Housing Regulatory Authority in that regard, be liable to pay the penalty of rupees ten thousand for each day during which such non compliance continues, or rupees fifty lakhs, whichever is lower.

  1. Penalty for non- payment by the allottee or flat or unit purchaser or organization,-

Any allottee, flat or unit purchaser or organization, who fails to comply with, or contravenes, the provisions of the agreement for sale executed by him with the promoter for purchase of flat, including nonpayment of any amounts or charges in respect thereof, shall, upon the order by the Housing Regulatory Authority in that regard, be liable to pay the penalty which may extend to rupees ten thousand or one per cent of the sale price of the property specified in such agreement, whichever is higher.

  1. Penalty for non- compliance of orders or directions of Housing Regulatory Authority or Housing Appellate Tribunal,-

Any person, who willfully fails to comply with the orders or directions of the Housing Regulatory Authority or the Housing Appellate Tribunal, as the case may be, shall, upon the order by the Housing Regulatory Authority, or the Housing Appellate Tribunal, as the case may be, in that regard, be liable to the imprisonment for a term which may extend to three years or penalty which may extend to rupees ten lakhs or with both.

 

  1. Penalty for contravention of other provisions of this Act or rules made thereunder,-

Any person, other than the promoter, who, without reasonable cause, fails to comply with, or contravenes, any other provisions of this Act or of any rules made thereunder, or does not pay the penalty imposed on him by the Housing Regulatory Authority shall, if no other penalty is expressly provided therefor, upon the order by the Housing Regulatory Authority in that regard, be liable to pay the penalty which may extend to rupees fifty thousand.

  1. Penalty for non- compliance by promoters,-

(1) Any promoter who, without reasonable excuse fails to comply with, or contravenes the provisions of section 9, section 12, section 14, section 18 or section 19, shall, upon the order by the Housing Regulatory Authority in that regard, be liable to pay the penalty which may extend to rupees one crore.

(2) Any promoter who, without reasonable excuse, fails to comply with or, contravenes, any other provisions of this Act or of any rule made thereunder shall, if no other penalty is expressly provided for such contravention, upon the order by the Housing Regulatory Authority in that regard, be liable to pay the penalty which may extend to rupees ten lakhs.

  1. Miscellaneous provisions with respect to Competent Authority, Housing Regulatory Authority or Housing Appellate Tribunal,-

(1) The Chairpersons, Members, Officers and other employees of the Competent Authority, the Housing Regulatory Authority or, the Housing Appellate Tribunal, as the case may be, shall be deemed, when acting or purporting to act in pursuance of the provisions of this Act, to be the public servant within the meaning of section 21 of the Indian Penal Code (45 of 1860).

(2) Every proceeding before the Competent Authority, the Housing Regulatory Authority and the Housing Appellate Tribunal shall be deemed to be a judicial proceeding within the meaning of sections 193 and 228 and for the purpose of section 196 of the Indian Penal Code (45 of 1860) and the Competent Authority, the Housing Regulatory Authority and the Housing Appellate Tribunal shall be deemed to be a civil court for the purposes of section 195 and Chapter XXVI of the Code of Criminal Procedure, 1973 (2 of 1974).

(3) No suit, prosecution or any other legal proceedings shall lie against the Competent Authority, the Housing Regulatory Authority and the Housing Appellate Tribunal or any of its officers or employees in respect of anything which is done or purported to be done, under this Act, in good faith.

(4) No civil court shall have jurisdiction in respect of any matter which the Competent Authority, the Housing Regulatory Authority or the Housing Appellate Tribunal is empowered by or under this Act to determine.

  1. Power to make rules,-

(1) The State Government may, subject to the condition of previous publication, by notification in the Official Gazette, make rules for carrying into effect the provisions of this Act.

(2) Every rule made under this section shall be laid as soon as may be, after it is made, before each House of the State Legislature while it is in session for a total period of thirty days which may be comprised in one session or in two or more successive sessions, and if, before the expiry of the sessions in which it is so laid or the session immediately following, both Houses agree in making any modification in the rule or both Houses agree that the rule should not be made, and notify such decision in the Official Gazette, the rule shall, from the date of publication of such notification, have effect only in such modified form or be of no effect, as the case may be; so, however, that any such modification or annulment shall be without prejudice to the validity of anything previously done or omitted to be done under that rule.

  1. Power to make regulations,-

The Housing Regulatory Authority may, subject to the previous approval of the State Government, by notification in the Official Gazette, make regulations consistent with this Act and the rules made thereunder, for all or any of the matters for which provision is, in the opinion of the Housing Regulatory Authority, necessary for the exercise of its powers and the discharge of its functions under this Act.

  1. Act to be in addition to Transfer of Property Act, 1882 and to override contract to the contrary,-

The provisions of this Act, except where otherwise provided, shall be in addition to the provisions of the Transfer of Property Act, 1882 (IV of 1882), and shall take effect notwithstanding anything to the contrary contained in any contract.

  1. Act not to apply to certain Authority and Boards,-

Nothing in this Act shall apply to the Maharashtra Housing and Area Development Authority and the Boards established under the Maharashtra Housing and Area Development Act, 1976 (Mah. XXVII of 1977).

  1. Removal of difficulty,-

(1) If any difficulty arises in giving effect to the provisions of this Act, the State Government may, as occasion arises, by order published in the Official Gazette, do anything not inconsistent with the provisions of this Act, which appears to it to be necessary or expedient for the purpose of removing the difficulty:

Provided that, no such order shall be made after the expiry of a period of two years from the date of commencement of this Act.

(2) Every order made under sub-section (1) shall be laid, as soon as may be, after it is made, before each House of the State Legislature.

  1. Repeal and savings,-

(1) On and from the appointed day, the Maharashtra Ownership Flats (Regulation of the Promotion of Construction, Sale, Management and Transfer) Act, 1963 (Mah. XLV of 1963), shall stand repealed:

Provided that, the repeal shall not affect,—

(a) the previous operation of the law so repealed or anything duly done or suffered thereunder, or

(b) any right, privilege, obligation or liability acquired, accrued or incurred under the law so repealed, or

(c) any penalty, forfeiture or punishment incurred in respect of any offence committed against the law so repealed, or

(d) any investigation, proceedings, legal proceedings or remedy in respect of any such right, privilege, obligation, liability, penalty, forfeiture or punishment as aforesaid; and any such investigation, proceedings, legal proceedings or remedy may be instituted, continued or enforced and any such penalty, forfeiture or punishment may be imposed as if this Act has not been passed:

Provided further that, subject to the preceding proviso and any saving provisions made elsewhere in this Act, anything done or any action taken under the provisions of the law so repealed shall, in so far as it is not inconsistent with the provisions of this Act, be deemed to have been done or taken under the corresponding provisions of this Act; and shall continue to be in force accordingly unless and until superseded by anything done or any action taken under this Act.

(2) Any reference in any law or in any instrument or other document to the provisions of the law so repealed shall, unless a different intention appears, be construed as a reference to the corresponding provisions of this Act.

SCHEDULE I

[See section 11(2)]

 

  1. Measures for protection and safety of property building to be taken by the promoter.—
  2. The promoter, the architect and the engineer engaged by the promoter, shall comply with the measures for safe construction and protection of properties against natural calamities as per the building bye-laws and local code, provisions of the National Building Code and other standards and such other measures as the State Government may, by notification in the Official Gazette, specify in this behalf.
  3. For the purposes of compliance with the measures referred to in paragraph 1, the promoter shall enter into separate agreements and engage the services of an architect and an engineer and inform the Housing Regulatory Authority about such engagement of an architect or an engineer, as the case may be.
  4. The promoter, the architect and the engineer engaged by the promoter shall jointly file a certificate, duly signed by each of them with the local authority at such intervals as the local authority may specify, certifying that the building or flats are being constructed in accordance with the plans approved by the concerned authority and that all the measures referred to in this Schedule are being complied with in respect of the buildings or flats under construction to ensure their safe construction and protection against the natural calamities.
  5. If for any reason, there is a change of architect or engineer during the construction of the building or flats, the promoter shall,—

(a) engage immediately, another architect or engineer, as the case may be, and the incoming architect or engineer shall satisfy himself about the compliance of the measures as mentioned in the previous certificates submitted to the local authority or other authorities, before taking up the responsibility of certificates in future regarding compliance of the said measures;

(b) inform the Housing Regulatory Authority about the engagement of another architect or engineer, as the case may be.

  1. Measures for insurance against loss or death,—
  2. The promoter shall obtain an insurance policy for the building or flats, during the period of their construction, against loss or damage by natural calamities, for the cost or replacement of such building and loss of life and bodily injuries suffered by persons, workers and labourers constructing such building or flats, who may be inside or within the vicinity of such building or flats.
  3. The promoter shall insure with any general insurance company licensed to operate in India and obtain an insurance policy or policies covering the liability of any loss of life and bodily injuries suffered by persons, workers and labourers as above, and shall keep the Housing Regulatory Authority informed of payment of premium, from time to time, against such insurance policy or policies.

 

SCHEDULE II

(See section 12)

  1. Promoter’s responsibility regarding the account of sums taken from or on behalf of unit purchasers or flat purchasers.—
  2.             The promoter shall maintain building wise separate account in any Bank, of the sums taken by him, from or on behalf of, persons intending to take or who have taken flat in the phase developed by the promoter, as advance towards maintenance and outgoings including any sum so taken towards the share capital for the formation of a co-operative society or a company or association and including ground rent, if any, municipal or other local taxes, charges for water or electricity, security, maintenance of gardens, club house, swimming pool, insurance, equipments, revenue assessment, if any, stamp duty and registration fee for the agreement of sale and conveyance deed.

As regard to the outgoings payable by the apartment or flat or unit purchasers or organization, to the promoter for the maintenance of lay out land or project wise such as club house, swimming pool, internal access roads, gardens, electricity, water, equipments, insurance, municipal and other local taxes, and the like, the same shall be collectively maintained in a separate account.

  1. The promoter shall hold the sums collected as per paragraph 1 for the purposes for which they were given and shall disburse the same for said purposes including the development of real estate project and shall on demand, in writing, by the Housing Regulatory Authority or the flat or unit purchaser, individually or collectively, make full and true disclosure of all transactions in respect of that account on payment of charges and shall not utilize these sums for any purpose other than the purpose for which they were so collected.
  1. Responsibility of promoter for outgoings till transfer of management to the collective body of the allottees, flat or unit purchasers.—
  2. The promoter, who has collected from the allottee or flat or unit purchasers, sums for the payment of outgoings, shall pay all charges, including ground rent, municipal or other local taxes, charges for water or electricity, interest on mortgages or other encumbrances, if any, security, maintenance of gardens, club house, swimming pool, insurance, equipments, till the amounts collected for the same are fully depleted or exhausted for the said purpose. If the handing over management or transfer of the physical possession of the building or property, as the case may be, to the organization of the flat or unit purchasers, whichever is later, takes place before the amounts are fully depleted or exhausted, then the balance amount, if any, with the promoter shall be refunded to the organization being collective body of the flat or unit purchasers or the Apex Body or Federation, as the case may be.
  3.             After the transfer of management of the building by the promoter to the organization, being collective body of the flat or unit purchasers, such payments and outgoings shall be made by the flat or unit purchasers or such collective body of flat or unit purchasers, as the case may be. The transfer of management of the building or the lay out land, as the case may be, shall be only after the promoter has received all outstanding dues from the flat or unit purchasers’ organization and after the transfer of management of the building or the lay out land, as the case may be, by the promoter to the organization being collective body of flat or unit purchasers or Apex Body or Federation, it shall be the responsibility of such organization to maintain the said building or the lay out land, as the case may be, and to pay the outgoings thereof.
  4. The promoter shall discharge liability in respect of the above till the sums and deposits collected by him shall remain balance in a separate account held by the promoter in the bank. On the amount being depleted, the promoter shall be entitled to raise the bill and collect the amounts for the outgoings from the flat or unit purchasers for the building or lay out land, as the case may be.

III. Refund of amount.—

  1. If the promoter fails or is unable to give possession of a flat or an apartment,—

(a) in accordance with the terms of the agreement or, as the case may be, duly completed by the date specified therein or any further date agreed to by the parties; or

(b) on account of cancellation of his registration under this Act,-

he shall be liable on demand, without prejudice to other remedies to which he may be liable, to refund the amounts already received by him in respect of that flat, with interest at a rate of fifteen per cent. per annum as provided in this Act, including penalty at such rate as may be determined by the Housing Regulatory Authority.

  1. The interest referred to in paragraph 1 above, shall be chargeable from the date the promoter received the amount or any part thereof till the date the amount or part thereof and interest thereon is refunded and such amount and interest shall be a charge on the allottee, flat or unit purchasers’ respective flat or building, as the case may be.
  1. Inspection of accounts or records of sums taken for and on behalf of flat purchasers or unit holders.—

The Housing Regulatory Authority may, after giving three days’ advance notice to the promoter, inspect or cause to be inspected, at any time during business hours, any accounts or records of a promoter relating to outgoings in respect of the allottee’s complaint.

********************************************************************************

MODEL FORM

GIFT OF IMMOVABLE PROPERTY

THIS GIFT DEED is made and entered into at ________________________this______ day of _________year 20______, between Mr.__________________________________________________________an adult Indian, aged about_____________________years, Occ:-__________________ r/o___________________________________(hereinafter referred to as the “Donor of first part”) and Mr.__________________________________________________, an adult Indian, aged about__________years, Occ:-_________________________ r/o_________________________________________(hereinafter called the “Donee of the other part”)

WHEREAS the “Donor of first part” being the absolute owner and possessor of the property, presently valued at Rs.__________, and described in the schedule annexed hereto, is desirous of disposing of the said property by way of gift, out of natural love and affection, in favour of the “Donee of the other part” who is donor’s younger sister;

AND WHEREAS the “Donor of first part” desires to set out in writing the various terms governing the grant of the said property, this Deed of gift witnesses as follows :-

  1. That the “Donor of first part” out of his natural love and affection towards the “Donee of the other part” and without being influenced by any kind of force or coercion or undue influence and of  his free will and volition and in full possession of all his mental and bodily senses, doth hereby, gift, transfer and convey the said property, as described in the schedule appended hereto, unto the “Donee of the other part”, together with all the attendant profits, advantages, privileges and appurtenances attached to the said property and authorises her to hold the property so gifted, forever and absolutely.
  1. That the said property has been gifted without any let or hindrance whatsoever, from or by the said “Donor of first part” or by any person or persons claiming through, under or on his behalf.

IN WITNESSES WHEREOF the “Donor of first part” doth hereby set and subscribe his signature to this writing and the “Donee of the other part” accepts the same and in token thereof she has affixed her hand to this writing, the day, month and year herein before mentioned

Sd/-

“Donor of first part”

Witness 1:

Sd/-

“Donee of the other part”

Witness 2:

________________________________________________________________

Schedule of the Property

All that piece and parcel of land being and situate at___________, Tehsil_________, District_____________, State________________, bearing Survey/Gatt. No.________, Hissa No._________, admeasuring about_____________, which is bound on four sides as follows:-

On or towards East:-__________________________________________

On or towards South:-_________________________________________

On or towards West:-_________________________________________

On or towards North:-__________________________________________

MODEL FORM

[LEAVE   &   LICENCE   AGREEMENT WITH LOCK-IN OPTION]

LEAVE   &   LICENCE   AGREEMENT

THIS AGREEMENT OF LEAVE AND LICENCE is made & entered into at Mumbai this _____ day of February 20___ between ABC, aged ____ years, r/o _________________________________________, hereinafter referred to as “The Licensor of the First Part” (which expression shall, unless it be repugnant to the context or meaning thereof, be deemed to mean & include his legal heirs, executors, successors &/or administrators)            and DEF, aged about _________ years, currently residing at __________________________________________, hereinafter referred to as “The Licensee of the Other Part”

WHEREAS the LICENSOR is the absolute owner and otherwise fully possessed of a flat being __________________________________________________, Mumbai- , admeasuring. ________sq. ft. [carpet area], together with all fittings & fixtures installed therein, hereinafter collectively referred to as “the said flat”,

AND WHEREAS THE LICENSEE has approached the LICENSOR & requested him to give him the said flat on Leave & Licence basis for 33 months & the LICENSOR has agreed to the said request on the terms & conditions as appear hereinafter:

NOW THIS AGREEMENT FOR LEAVE & LICENCE WITNESSTH AS UNDER: –

1) The LICENSOR hereby grants Leave & License & the LICENSEE takes on leave & license basis the said flat, for residential purpose only, temporarily for a period of 33 (thirty-three) months, i.e., from __________to ________ , both days inclusive, subject to terms & conditions & covenants herein.

(a) The first six months of the license period shall be known as LOCK-IN period & if the Licensee vacates the said flat within the LOCK-IN period, he shall have to pay royalty/licence fee for 6 months plus Registration expenses, Stamp Duty and the appropriate legal fees incurred by the Licensor, from the date of vacating the said flat.

(b) No extension shall be allowed & any overstay by the Licensee shall be deemed to be an act of trespass on the said flat by the Licensee for which he shall be liable to face appropriate punitive action and/or penalty.

2) The Licensee shall pay monthly royalty/licence fee to the Licensor as per the following schedule of payment:-

(i) Rs. _____/- (Rs ______________ only) per month during the period between __________and ______ &

(ii) Rs. ________/- (Rs ________ only) during the period between _________and _____ &

(iii) Rs. _______/- (Rs _________only) during the period between _________ and _______

However, the Licensor shall be responsible to pay the maintenance charges of the housing society and no other liability shall be attached to the Licensee under any other account save & except as provided herein.

3) The Licensee shall pay the monthly royalty/licence fee to the Licensor on or before the 1st day of each English calendar month, in advance.   It is agreed by and between the parties that the Licensee shall pay a penalty of Rs. 500/- per day, from the 6th day of the month, being penalty for delayed payment, in addition to the monthly royalty/licence fee as stated hereinabove.

4) The Licensee shall pay the Electricity bills for his domestic power consumption & handover to the Licensor all the duly paid bills on or before the 10th day of each calendar month.

5) The Licensee shall furnish a deposit of Rs. _______/- (Rupees _____________only) as & by way of Interest Free Security Deposit with the Licensor, for the due performance of the terms and conditions of this agreement by the Licensee.   The Licensee has paid the said sum to the Licensor & the Licensor doth hereby acknowledge to have received the same on or before the execution of this agreement.   The said Interest Free Security Deposit shall be refunded to the Licensee after deducting therefrom any costs, damages, charges and/or unpaid expenses which the Licensor may be required to incur by reason of occupation & use of the said premises by the Licensee & which costs, charges & expenses should have been met & borne by the Licensee in the normal course of such occupation & use, but not paid and upon the Licensee removing all his belongings and handing over peaceful and vacant possession / keys of the said flat to the Licensor, subject to adjustment of outstanding arrears of Electricity bills / cable / parking charges and/or any other dues, including the arrears of monthly royalty/licence fees.

6) The Licensee shall use the said flat for the residential purposes of his family members only shall not induct any other person / party in the said flat.

7) The Licensee shall not demolish / repair / renovate/ alter or cause to be done anything in the said flat without obtaining prior written permission of the Licensor.  Moreover, he shall under no circumstances make any structural changes in the said flat, which might endanger the stability of the building. In the event of any default, he shall make good the loss at the end of the license period.

8) The Licensee shall not sub-let, re-let, sell, transfer, mortgage, dispose-off, assign and/or create any third party interest or induct any third party or create any encumbrances or claim any rights in respect of the said flat.   It hereby agreed by and between the parties that this agreement shall in no way confer any right of tenancy or otherwise upon the Licensee and that the Licensee shall not claim any such right.

9) The Licensee shall not store any illegal, combustible, or inflammatory articles in the said flat nor shall he use the said flat for carrying on any illegal / immoral / anti-social activities.

10) The Licensee shall not cause any nuisance or annoyance to the neighbours & shall abide by all the laws, regulations or bye-laws for the time being in force.

11) The Licensee shall not obtain a Ration Card/Passport or any other document furnishing proof of residence either in his own name or that of his family members on the strength of the said Leave & Licence agreement.

12) That the Licensee, before executing this Agreement, has satisfied himself about the proper working of sanitary, electrical and water supply fittings and fixtures in the said flat. He shall be duty bound to maintain them in tenantable repairs during the subsistence of this agreement and shall restore them in the same condition at the time of handing over possession of the flat back to the Licensor on the expiration / termination / cancellation of this agreement. In the event of any loss or damage being caused to the said flat, articles, fittings or fixtures, the Licensee shall be liable to make good such losses either by paying commensurate monetary compensation to the Licensor or by rectifying/repairing the damage by appropriate material of standard quality.

13) The Licensor shall always have the option to terminate this agreement by giving one month’s prior notice in writing to the Licensee.  On the other hand, the Licensee can terminate this agreement by giving one month’s written notice to the Licensor only after the expiration of the Lock-In period.

14) If the Licensee commits breach of any of the terms & conditions contained herein, leading to termination or cancellation of the said agreement, he shall reimburse proportionate expenses incurred by the Licensor for the documentation, Stamp Duty, Reg. fees & other ancillary expenses of this agreement in respect of the remaining period covered under this agreement plus one month’s royalty/licence fee to the Licensor.

15) In the event of failure on the part of the Licensee to pay monthly royalty/licence fee for two consecutive months with applicable penalty and /or if the Licensee is found to be carrying on any unlawful, illegal, immoral or prohibited activities in the said flat, then the Licensor shall be entitled to evict the Licensee from the said flat, with immediate effect and without prior notice.

16) On the expiration, cancellation and/or termination of this agreement, the Licensee shall handover vacant and peaceful possession of the said flat in a good & tenantable condition, without any delay or hindrance. In such event the Licensee shall be eligible for the refund of the Security Deposit to such extent as may be left after defraying the arrears of the electricity bill, Licence fees and/or any other sums on account of any damage caused to the said flat.

17) The Licensor shall be entitled, during the subsistence of this agreement, to enter the said flat at all reasonable hours after giving reasonable oral intimation to the Licensee, for the purpose of inspecting the said flat or otherwise.

18) Any notice required to be given under this agreement by the Licensor shall be deemed to be sufficiently served, if addressed and delivered to the Licensee at the licensed premises.   Similarly, any notice on the part of the Licensee shall be deemed to be sufficiently served, if addressed and delivered to the Licensor at the above mentioned address.

19) No extension of this agreement shall be allowed & any clauses in this agreement contrary to or inconsistent with the said stipulation shall be deemed to be null & void.

20) Notwithstanding anything contained hereinabove, the Licensor shall be entitled to recover possession of the said flat on the expiration, cancellation or termination of the said agreement as also to recover damages alongwith costs, penalty & compensatory amounts for any overstay in the said flat in accordance with the relevant laws, regulations or bye-laws for the time being in force.

IN WITNESS WHEREOF, THE PARTIES HERETO HAVE HERE UNTO SET & SUBSCRIBED THEIR RESPECTIVE HANDS TO THIS AGREEMENT, IN MUMBAI, ON THE DAY & YEAR FIRST HEREINABOVE MENTIONED.

SIGNED, SEALED & DELIVERED          ]

By “THE   LICENSOR” ABC                       ]

IN THE PRESENCE OF                             ]

WITNESS:-                                                   ]                       ……………………

……………………………………………..                                  ABC

……………………………………………..

……………………………………………….

SIGNED, SEALED & DELIVERED          ]

BY “THE   LICENSEE” DEF                       ]

IN THE PRESENCE OF                             ]

WITNESS:-                                                   ]           ……………………

………………………………………………                      DEF

………………………………………………

………………………………………………

SCHEDULE OF THE FLAT

Flat No._________, admeasuring ______sq. ft. carpet area, situate at _____________________________________, Mumbai – ________.

 

 

 

 

 

 

 

 

RECEIPT FOR DEPOSIT

Received from the Withinnamed Licensee, DEF, a sum of Rs. ______/- [Rs. _________________only], in Cash, by way of INTEREST FREE SECURITY DEPOSIT.

I say received.

                                     ABC

The Licensor.

The Maharashtra Housing and Area Development (Disposal of Land) Rules, 1981

HOUSING AND SPECIAL ASSISTANCE DEPARTMENT

Mantralaya, Bombay 400 032,

Dated the 24th December 1981.

MAHARASHTRA HOUSING AND AREA DEVELOPMENT ACT, 1976

No. ARD. 1080/365-X.— In exercise of the powers conferred by clause (viii) of sub-section (2) of section 184 read with clause (iii) to sub-section (3) of section 28 and section 64 of the Maharashtra Housing and Area Development Act, 1976 (Mah. XXVIII of 1977), and of all other powers enabling it in that behalf, the Government of Maharashtra hereby makes the following rules, the same having been previously published as required by sub-section (3) of the said section 184, namely :-

 

PART I

 

  1. Short title and commencement,-

(i) These rules may be called the Maharashtra Housing and Area Development (Disposal of Land) Rules, 1981.

(ii) They shall come into force at once.

 

  1. Definition,-

In these rules, unless the context otherwise requires,-

(a) “Act” means the Maharashtra Housing and Area Development Act, 1976 (Mah. XXVIII of 1977);

(aa) ‘Commercial Center’ means any specific area referred to as such in which Authority has constructed or proposes to construct a building or a group of buildings consisting of tenements intended to be used for a commercial purpose or any other non-residential purpose, as may be approved by the Authority;

(ab) ‘Commercial tenement’ means a tenement in a building constructed by the Authority in a commercial center;

(b) “Denotified tribe” means such tribes or tribal communities in the State as specified by the Government,

(c) “Ex-Serviceman” means a former member of the armed forces of the Union (not being a person who has ceased to be a member of the armed forces as a result of his being duly dismissed after a court martial or on account of bad character or as a result of desertion or who has been arrested);

(d) “Freedom Fighter” means a person who receives pension duly granted by the Government of Maharashtra or the Government of India or who has been awarded a Tamrapatra or Sanmanpatra on account of his participation in the National Movement for emancipation of India or the next-of-kin or dependent of such person, namely, the widow or widower, father, or mother, son, daughter, grand-son, granddaughter, son’s wife, grand-son’s wife, widow of predeceased son or grandson;

(e) “Government” means the Government of Maharashtra;

(f) “Household income” means the income from all sources earned by a person and his or her spouse;

(g) ‘Journalist’ means a person whose principal avocation is that of a journalist and who is employed as such in, or in relation to, any newspaper establishment, and includes an editor, a leader writer, news editor, feature writer, copy tester, reporter, correspondent, cartoonist, news photographer, proof reader and a person who contributes regularly and meaningfully on matters of public interest to renowned weeklies, magazines and periodicals as a freelancer, but does not include any such person who-

(i) is employed mainly in a managerial or administrative capacity; or

(ii) being employed in a supervisory capacity, performs either by the nature of the duties attached to his office or by reason of the powers vested in him, functions mainly of a managerial nature;

(h) “land appurtenant” means the land which is required to be kept open around a building, in accordance with the Development Control Rules of the concerned Planning Authority;

(i) “Neo-Buddhist” means a person belonging to a Scheduled Caste, a Scheduled Tribe, a Nomadic Tribe or Denotified Tribe, who has been converted to Buddhist faith.

(j) “Nomadic Tribe” means a tribe or tribal community in Maharashtra recognized as such by Government.

(k) “Planning Authority” means, in relation to Municipal areas, the Municipal Corporation or the Municipal Council, as the case may be;

(kk) “Plot” means a demarcated place of vacant land in an approved layout of an area development scheme in an urban area prepared by the Board and approved by the Planning Authority and includes a developed plot with or without plinth area having all or any of the infrastructural facilities such as common roads, electricity, water supply, drainage, provided by the board;

(l) ‘Schedule Castes’ means such castes, races or tribes or parts of or groups within such castes, races or tribes as are deemed to be Scheduled Castes in relation to the State of Maharashtra under article 341 of the Constitution of India;

(m) ‘Schedule Tribes’ means such tribes or tribal communities or parts of, or groups within, such tribes or tribal communities as are deemed to be Scheduled Tribes in relation to the State Maharashtra under article 342 of Constitution of India residing in any part of the State of Maharashtra;

(n) “Vacant land” includes land which has been built upon unauthorisedly but excludes land appurtenant;

(o) Words, expressions used in these rules but not defined therein shall have the same meaning respectively assigned to them in the Act.

 

PART II

DISPOSAL OF VACANT LANDS

 

  1. Publication of list of vacant lands available for disposal,

At the commencement of every financial year the Authority shall publish, on notice boards of all its offices, a complete list of every vacant land together with its location map available for disposal during the course of the financial year.

 

  1. Disposal in accordance with area development schemes and layouts,-

(1) Where the Authority has acquired vacant lands for the purpose of development of existing urban areas to ensure an orderly urban development, the Boards shall prepare a detailed area development scheme and after obtaining the approval to the layout from the appropriate planning Authority shall obtain administrative approval to the scheme from the Authority.

(2) The Authority shall, while according approval to a scheme, give directive to the Board about the manner of disposal of the vacant lands or plots therein, and may reserve to itself, for reasons to be recorded, the right to dispose of any vacant land or plot in the scheme.

(3) The disposal of vacant lands under these rules shall be in accordance with area development scheme and the layout so approved.

 

  1. Disposal of land by lease,-

(1) Subject to the provisions of rule 5A and except for the purpose of raising loans, the vacant lands shall ordinarily be disposed of by a grant of lease.

(2) Subject the directions given by the Authority from time to time, the Chief Officer, may dispose of any vacant land or plot reserved for residential use in the approved schemes, by a lease to be granted in consideration of premium or rent or both for a term not exceeding 90 years and in the manner prescribed in the regulations to be made by the Authority for the purpose.

(3) The premium and lease rent to be charged shall be worked out in a manner to be laid down by the Authority in its regulations or by charging lease rent on the market value at a rate to be decided by the Authority.

 

5A. Transfer of land not required for purpose of authority, to original owner,–

Notwithstanding anything contained in rule 5 or any other rule of these rules, the authority may, with the previous sanction of the State Government, and on such terms and conditions as it may deem fit, transfer by conveyance land or any part thereof acquired by the State Government under section 41 of the Act and made available to it under Sub-section (3) of section 42 thereof, to the original owner of the land, if such land or any part thereof is not required by the authority for the purpose of the execution of any of its schemes.

 

  1. Concessions to Schools etc.,-

The Authority may dispose of vacant land at a concessional rate of premium and lease rent or of lease rent, as the case may be, for any of the following purposes, namely:-

(a) Educational Institutions,

(b)Hospitals or dispensaries,

(c) Gymnasiums,

(d) Play-grounds,

(e) Institutions for the blind, dumb, deaf or for persons physically or mentally

handicapped in any other manner as decided by the Authority,

(f) any other public purpose subject to the approval of the Government:

Provided that, the Authority shall satisfy itself, for the reasons to be recorded in writing, the lease shall provide the amenity in a manner which subserves the common good and will not exploit it for profit:

Provided further that, the institutions are open to all persons without restrictions on grounds of religion, caste, creed or place of residence.

 

  1. Concessions for residential use,-

(1) The Authority may also dispose of vacant land for residential purposes to individuals or to co-operative housing societies at concessional rates of premium and lease rent or of lease rent regard being had to the total household income, percentage of expenditure on food and clothing in the total consumption expenditure of the household and the likely surplus which the individual or the member of the co-operative housing society would be able to set apart for housing.

(2) The Authority shall, by regulations, formulate groups in which every person can be classified on the basis of the factors enumerated in sub-rule (1) and prescribe rates of concessions admissible to each of such groups.

 

  1. Disposal of Land for industrial and Commercial purposes.

The disposal of vacant land for industrial or commercial purpose shall be strictly in accordance with the approved layout and subject to the provisions of any other law for the time being in force governing the setting up of new industrial or commercial establishment:

Provided that, the restrictions of the approved layout shall not apply to the lease of vacant land for a short period not exceeding three months, for the purposes of a fair, exhibition, circus, drama and festival.

 

  1. Disposal of land for religious purposes, –

No vacant land shall be leased by the Authority for a religious purpose except with the previous sanction of the State Government.

 

  1. Power of the Authority to permit laying of water mains in or over its lands,-

(1) The Authority may permit the laying of water mains, pipes and underground cables and construction of cess-pools, through, on, over or underneath any land vested in the Authority on payment of an annual sum (rent) not exceeding five per cent of the market value of the land occupied for the purpose.

(2) The Authority may permit the erection of poles, towers, stay-rods or stay-rails for overhead cables on its lands on payment of annual rent at the rate of twenty-five paise per pole and fifty paise per tower, stay-rod or stay-rail.

 

PART III

DISPOSAL OF TENEMENTS

 

  1. Manner of disposal of tenements in buildings constructed by the Authority,-

(1) The Authority may dispose of–

(a) residential tenements in the building constructed by it on any of the following basis namely:-

(i) out-right sale,

(ii) hire-purchase,

(iii) rental; and

(b) Commercial tenements in the building constructed by it by outright sale.

(2) The Authority shall lay down the manner in which the sale price, the hire purchase installment or the rent is to be determined.

  1. All disposal to be by public notice,-

(1) As soon as any residential tenements in a scheme are ready for disposal, either on account of new construction, completed or proposed, or on account of vacancies caused in the existing tenements, the Authority shall invite applications by a notice to be published in a manner laid down by the Authority:

Provided that such a notice may not be published if there is in force a waiting list of applicants for that scheme in respect of the same group of tenements prepared in pursuance of the provisions in the regulations made in that behalf.

(2) As soon as any commercial tenements are ready for disposal, either on account of new construction, or development of a commercial centre, completed or proposed, or on account or vacancies caused in the existing tenements, the Authority shall invite tenders by a notice to be published in a manner laid down by the Authority.

 

PART – IV

MISCELLANEOUS

 

  1. Reservation of tenements,-

(1) In respect of every group of tenements, or plots of Vacant Land in a layout to be disposed of for residential use, the Authority shall reserve, for the following categories of persons, tenements/plots in the percentages shows against them:-

 

Category

(1) Scheduled Castes including Neo-Buddhist 11%
(1-a) Scheduled Tribes 6%
(1-b) Nomadic Tribes 1.1/2%
(1-c) Denotified Tribes 1.1/2%
(2) Journalists 2.5%
(3) Freedom Fighters 2.5%
(4) Blind or physically handicapped persons or person in absolute need of accommodation on health ground. 2%
(5) Families or Defence personnel and personnel of Border Security force, who have been killed, disabled or declared missing in 1962 Sino-Indian Conflict, or in 1965 or 1971 indo-Pak Conflict, in any combat thereafter. 2%
(6) Ex-Servicemen and their Dependents 5%
(7) All sitting and ex-members of Parliament Assembly or Council, representing constituencies in Maharashtra 2%
(8) Employees of the Authority 2%
(9) State Government Servants and employees of the Statutory Boards, Corporations, etc.(except the Maharashtra Housing and Area Development Authority) under the State Govt. including those who have already retired. 5%
(10) Central Government Servants occupying Staff quarters and due for retirement within three years or those who have already retired. 2%
(11) Artists in Film, Television, Drama, Tamasha, or Radio and also all other persons engaged in performing arts, including painters, sculptors, craftsmen, musicians (both vocal and instrumental),dancers, poets, kawals or mimics 2%

Provided that,-

(a) If sufficient number of applications are not received from the persons belonging to any of the categories (1), (1-a), (1-b), and (1-c), the applications from persons belonging to any of the other said four categories shall be considered for the reservation;

(b) If sufficient number of applications are not received from the persons belonging to category (5), the applications from persons belonging to category (6) shall be considered for the said reservations;

(c) If sufficient number of applications are not received from the persons belonging to any of the reserved categories, other than those mentioned in clause (a) above, tenements or plots reserved for such categories remaining un-allotted may be released for allotment to persons belonging to the general category. The tenements or plots reserved for categories (1), (1-a), (1-b) and (1-c) shall not however, be released for allotment to persons belonging to the general category subject to the provision of clause (a) above to persons belonging to any other reserved category, without the approval of Government.

Provided further that, the reservation made for persons belonging to category (7) shall be subject to the following conditions, namely:-

(a) A person shall be entitled to get one tenement or plot at any place in the State.

(b) He shall not be in possession of a tenement or plot on ownership basis, hire purchase basis or rental basis at a place where he desires to have a tenement constructed by the Authority, or a plot.

(c) If he already possess from Government or Authority a tenement or a plot either on rental or on leave and licence basis, he shall have to surrender the said tenement(s) to the Government or the Authority, as the case may be.

(d) He shall not be eligible to get accommodation in the M.L.As. Hostel either at Bombay or at Nagpur if he secures a tenement from the Authority at that place or has already constructed a house on a plot secured at that place from the Authority:

Provided further that, the eligibility of a person for inclusion in category (ii) shall be decided by the Cultural Affairs Department of the Government and the eligibility of persons for inclusion in any other category shall be decided in the manner laid down by the Authority.

(2) Notwithstanding anything contained in sub-rule (i) the Authority shall not be required to reserve any tenements or plots for the categories of persons mentioned at serial numbers (2) to (11) in respect of tenements or plots to be disposed of in pursuance of any Urban Development Project assisted by the World Bank.

(3) In respect of every group of tenements or plots of vacant land in a layout to be disposed off for the commercial use, the Authority shall reserve 20 per cent tenements or plots for the persons specified in categories (1),(1a),(1-b) and (1-c) of sub-rule (1) in the percentage shown against them and the same shall be disposed off by inviting tenders from the categories of the said person:

Provided that, if sufficient number of applications are not received from the persons belonging to any of the categories, the same may, subject to approval of Government, be released for allotment for the person belonging to the general category.

 

  1. Drawal of lots and preparation of waiting list for residential tenements/plots,-

In case more applications are received than the residential tenements/plots available for disposal for any of the reservation or for the unreserved category, the allotment of such tenements/plots shall be decided by drawal of lots and a waiting list shall be prepared in the manner laid down by the Authority.

  1. Disposal of amenity tenements,-

(1) Tenements in building constructed by the Authority exclusively for providing amenities, such as school, post office, Police station, hospital, shop and such like purpose for the benefit primarily of residents of a housing colony and the tenements reserved for providing such amenities in commercial centers shall be disposed of by the Authority by out-right sale.

(2) Tenements reserved for providing amenities of the type referred to in sub-rule (1) of this rule in buildings constructed by the Authority for residential purposes shall be disposed of by it either by lease or by out-right sale.

(3) Where the amenity tenements are proposed to be disposed of by the Authority on out-right sale as provided in sub-rule (1) or sub-rule (2) of this rule, the purchases price therefore shall be;-

(a) in the case of tenements providing public or essential services such as school, post office, police station, hospital and such other like noncommercial purpose, as may, having regard to its general pricing policy, be determined by the Authority; and

(b) in the case of tenements providing amenities of a commercial nature, as may be determined by the Authority on the basis of tenders invited for the purpose.

(4) Where the purchaser of an amenity tenement is Government, a local authority, or a public sector undertaking the Authority may, if it considers so necessary, allow the purchase price to be paid in more than one installment, subject to such terms and conditions as may be deemed fit by it in that behalf.

(5)(a) When amenity tenements are proposed to be disposed of by the Authority by lease, the premium to be charged therefore shall—

(i) in the case of tenements providing public or essential services of the type referred to in clause (a) of sub-rule (3) of this rule, be worked out in the manner provided in sub-rule (3) of rule 5 of these rules; and

(ii) in the case of tenements providing amenities of a commercial nature, be determined on the basis of tenders invited for the purpose;

(b) The lease rent to be charged in such case shall be at a rate to be decided by the Authority.

(6) The procedure prescribed for the disposal of commercial tenements shall apply, mutatis mutandis, when the amenity tenements are proposed to be disposed of or the premium in respect of which is proposed to be determined on the basis of invitation of tenders.

  1. Disposal of land under building,-

The land underneath a building including a building comprising single storied tenements, constructed by the Board and disposed of on an out-right sale basis or hire-purchase basis together with the land appurtenant thereto, shall, subject to any directions issued by the Authority from time to time, be conveyed by lease to the person purchasing the building or the single storied tenement, as the case may be, or to a co-operative society, company or an association of apartment owners formed by the occupants of the building.

16-A. Disposal of amenity and Commercial tenements on hire purchase basis in certain circumstances,-

Notwithstanding anything contained in any of the foregoing rules or in any of the regulations made thereunder, if after notifying and re-notifying the tenements for disposal in accordance with the provisions of the foregoing rules or regulations made there under the Chief Officer finds that all or any of the amenity tenements or commercial tenements in a building cannot be disposed of on outright sale basis, such of the tenements as cannot be so disposed of may, with the approval of the

Authority be disposed of on hire purchase basis. The amount of deposit or earnest money or both, the period of hire-purchase, and the amount of hire purchase, and the amount of hire purchase installment shall be such as might be determined by the Authority from time to time. The tenders shall be invited and considered for the disposal of such tenements on hire purchase basis in the same manner they are invited and considered for the disposal of tenements on out-right sale basis.

 

16-B. Special provisions for disposal of tenements in certain circumstances,-

If, after following the procedure prescribed in the foregoing rules or the Regulations made there under, it is found that there is no adequate response and demand for tenements in any particular scheme, such of the tenements as cannot be so disposed of may be disposed of in any other manner deemed fit by the Authority.

  1. Regulations to be made by Authority,-

The Authority may with the previous sanction of the State Government, make such supplemental regulations, not inconsistent with the provisions of the Act or these rules, as are considered necessary by it for the proper implementation of these rules, and especially for—

(1) Matters in respect of which the foregoing provisions of these rules require the Authority to make regulations;

(2) Housing Schemes;

(3) All matters pertaining to allotment of tenements, formation of Co-operative Societies, Companies or Association of apartment owners formed by the occupants of the Authority’s tenements;

(4) Transfer of tenancies.

By order and in the name of Governor of Maharashtra

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List of Registration offices- Mumbai Division

Sr.No.                  Office           Office Address                       E-Mail I D Office Time and

Weekly Holidays

1. Dy. Inspector General of Registration, Mumbai Ground Floor, Old Custom House, Fort, Mumbai – 1 dig.mumbai@igrmaharashtra.gov.in 9.45 to 5.30 (Every Sunday, Second and Fourth Saturday)
2. Joint District Registrar, Mumbai City Old Custom House, Fort, Mumbai – 1 ao.mumbai@igrmaharashtra.gov.in 9.45 to 5.30 (Every Sunday, Second and Fourth Saturday)

 

3. Jt. Sub Registrar Mumbai City 1 Ground Floor, Old Custom House, Fort, Mumbai – 1 Jsr.mumbaicity1@igrmaharashtra.gov.in 9.45 to 5.30 (Every Sunday, Second and Fourth Saturday)

 

4. Jt. Sub Registrar Mumbai City 2 Adersh Nagar, MTNL Buldg. 1st Floor, Hatiskar Marg, Varali, Mumbai, 25 Jsr.mumbaicity2@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
5. Jt. Sub Registrar Mumbai City 3 Adersh Nagar, MTNL Buldg. 1st Floor, Hatiskar Marg, Varali, Mumbai, 25 Jsr.mumbaicity3@igrmaharashtra.gov.in 2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
6. Jt. Sub Registrar Mumbai City 4 Adersh Nagar, MTNL Buldg. 1st Floor, Hatiskar Marg, Varali, Mumbai, 25 Jsr.mumbaicity4.igrm@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
7. Jt. Sub Registrar Mumbai City 5 Adersh Nagar, MTNL Buldg. 1st Floor, Hatiskar Marg, Varali, Mumbai, 25 Jsr.mumbaicity5.igrm@igrmaharashtra.gov.in 2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
8. Joint District Registrar, Mumbai Suburban Family Court Building, Ground Floor, Bandra Kurla Complex, Bandra (East) Mumbai 51 ao.bandra@igrmaharashtra.gov.in 9.45 to 5.30 (Every Sunday, Second and Fourth Saturday)
9. Jt. Sub Registrar, Andheri 1 MTNL Building 2nd Floor, LaluBhai Park, Parshi Colony, Station Road, Andheri (W) Mumbai 58 jsr.andheri1@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
10. Jt. Sub Registrar, Andheri 2 Family Court Building, Ground Floor, Bandra Kurla Complex, Bandra (East) Mumbai 51 jsr.andheri2@igrmaharashtra.gov.in 2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
11. Jt. Sub Registrar, Andheri 3 MTNL Building, Ground Floor, Khar Pali Road, Khar (W), Mumbai 52 . jsr.andheri3@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
12. Jt. Sub Registrar, Andheri 4 MTNL Building, Ground Floor, Khar Pali Road, Khar (W), Mumbai 52 . jsr.andheri4@igrmaharashtra.gov.in 2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
13. Jt. Sub Registrar, Andheri 5 MTNL Building, First Floor, Near Ram Shyam Theather, Jogeshwari, Mumbai, 400 102 jsr.andheri5@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday
14. Jt. Sub Registrar, Andheri 6 MTNL Building, First Floor, Near Ram Shyam Theather, Jogeshwari, Mumbai, 400 102 jsr.andheri6@igrmaharashtra.gov.in 2 pm to 9 pm (Every Sunday, Second and Fourth Saturday)
15. Jt. Sub Registrar, Borivali 1 MTNL Building, Ground Floor, Goregaon, Mumbai 22 . jsr.borivali1@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
16. Jt. Sub Registrar, Borivali 2 MTNL Building, 1st Floor, Behind Technical Hakoba Compound, Borivali (E) Mumbai 66 jsr.borivali2@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
17. Jt. Sub Registrar, Borivali 3 MTNL Building, 1st Floor, Behind Technical Hakoba Compound, Borivali (E) Mumbai 66 jsr.borivali3@igrmaharashtra.gov.in 2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
18. Jt. Sub Registrar, Borivali 4 Shri Shrimal House, Near Jain Mandir, Station Road, Goregaon (W) Mumbai 62 jsr.borivali4@igrmaharashtra.gov.in 9.45 to 5.30 (Every Sunday, Second and Fourth Saturday)
19. Jt. Sub Registrar, Borivali 5 New Tahasildar Building, Natakwala, lane, Borivali (W) Mumbai, 92 jsr.borivali5@igrmaharashtra.gov.in 9.45 to 5.30 (Every Sunday, Second and Fourth Saturday)
20. Jt. Sub Registrar, Borivali 6 MTNL Building, Ground Floor,Goregaon (W) Mumbai 62 jsr.borivali6@igrmaharashtra.gov.in 2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
21. Jt. Sub Registrar, Borivali 7 2nd Floor Charkop MTNL Building Sec 8, Kandiveli (W) Mumbai- 67 jsr.borivali7@igrmaharashtra.gov.in 9.45 to 5.30 (Every Sunday, Second and Fourth Saturday)
22. Jt. Sub Registrar, Borivali 8 MTNL Building, 1st Floor, Behind Technical Hakoba Compound, Borivali (E) Mumbai 66 jsr.borivali8@igrmaharashtra.gov.in 7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
23. Jt. Sub Registrar, Borivali 9 MTNL Building, 1st Floor, Behind Technical Hakoba Compound, Borivali (E) Mumbai 66 jsr.borivali9@igrmaharashtra.gov.in 2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
24. Jt. Sub Registrar Kurla 1

 

New Admn Bldg – Phase 2 Ground Floor, next to Rationing Office R.C. Margh, Chembur, Mumbai 71 jsr.kurla1@igrmaharashtra.gov.in

 

7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
25. Jt. Sub Registrar Kurla 2

 

Exzim Link Complex,Opp. Indira Container yard Nahur (W) Mumbai 80 jsr.kurla2@igrmaharashtra.gov.in

 

7 am to 2 Pm (Every Sunday, Second and Fourth Saturday)
26. Jt. Sub Registrar Kurla 3

 

New Admn Bldg – Phase 2 Ground Floor, next to Rationing Office R.C. Margh, Chembur, Mumbai 71 jsr.kurla3@igrmaharashtra.gov.in

 

2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
27. Jt. Sub Registrar Kurla 4

 

Exzim Link Complex,Opp. Indira Container yard Nahur (W) Mumbai 80 jsr.kurla4@igrmaharashtra.gov.in

 

2 Pm to 9 pm (Every Sunday, Second and Fourth Saturday)
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