H.U.D.A. V. Raj Singh
Rana [2008] INSC 1147 (16 July 2008)
Judgment
IN THE SUPREME COURT
OF INDIA CIVIL APPELLATE JURISDICTION CIVIL APPEAL NO.4436 OF 2008 (@ Special
Leave Petition (Civil) No.13644 of 2005 ) H.U.D.A ...Appellant Raj Singh Rana
...Respondents
Altamas Kabir,J.
1.
Leave
granted.
2.
One
Baldev Singh Nagar was allotted residential plot No.718 (later on re- numbered
883) measuring 14 marlas in Sector 13 of the Urban Estate at Karnal under the
provisions of the Punjab Urban Estate (Development and Regulation) Act, 2
1964, which was repealed by the Haryana Urban Development Authority Act, 1997.
The said plot was
subsequently transferred to the respondent herein, Shri Raj Singh Rana, as will
be evident from the letter dated 22.3.1974 addressed to the respondent by the
Estate Officer, Urban Estate, Karnal. In the said letter various conditions
have been set out in respect of the said allotment, of which we are concerned
with the condition nos.
1,2,3,4,8 and 15,
which are reproduced hereinbelow:
"From The Estate
Officer, Urban Estate, Karnal.
Transferred vide Memo
No.E.O.(M)- 76/5235 Dated 01.10.1976 with condition No.16 To Shri R.S.Rana S/o
Shri A.S.Rana, V.P.O. Garhi Distt. Sonepat.
Memo
No.1664/718/14/E.O/K Dated : 22.3.1974 3 Subject : Allotment of Residential
plot in the Urban Estate, Karnal.
Reference your
application dated 25.9.1971 for the allotment of residential plot in the Urban
Estate at Karnal.
1. Plot No.718
measuring 14 Marlas in Sector 13 of the Urban Estate at Karnal is hereby
allotted to you. The total tentative sale price of said plot is Rs.12250/-
against which you have already deposited Rs.6,125/- of the price mentioned in
part 1 above is Rs.Nil.
2. The plot is
preferential one and an additional price at the rate of 10 per cent of the
price mentioned in para 1 above is Rs. Nil.
3. The total
tentative sale price of this plot (normal plus preferential cost) is Rs.Nil.
4. The above price of
the plot is subject to variation with reference to the actual measurement of the
plot as well as in case of enhancement of compensation of acquisition cost of
land of this sector by the court or otherwise and you shall have to pay this
additional price of the plot, if any, as determined by the Department within 30
days from the date of demand.
5. .......
6. .......
7. .......
8. Balance 50 per
cent of the total tentative sale price shall be payable either in lumpsum
within 60 days from the date of issue of allotment letter without interest or
in 2 equated instalments with interest at the rate of 7 per cent per annum.
The first and
remaining instalments of the balance amount together with interest at the rate
of 7 per cent per annum on the unpaid amount of the total tentative sale price
shall fall due to payment as under and no notice shall be served upon you to
pay the same but in case in instalment is not paid in time, you will be served
with a notice to pay by same within a month together with a sum not exceeding
the amount of the instalment as may be determined by the undersigned, by way of
penalty. If the payment is not made within the said period of such extended
period as may be determined by the 4 undersigned, not exceeding three months
in all from the date on which the instalment was originally due, the same will
be recovered as an arrear or land revenue or action will be taken under Section
10 of the Punjab Urban Estate (Development and Regulation) Act, 1964 :- No. of
instalment Due date on which the Payment is to be made First 2958.93+28.75 =
3387.68 21.3.1975 Second 3166.07+221.61 = 3387.68 21.3.1976 Third Fourth Fifth
Sixth:
9. .....
10. .....
11. .....
12. .....
13. .....
14. .....
15. This allotment is
subject to the provisions of the Punjab Urban Estates (Development and
Regulation) Act, 1964 and the rules framed there under as amended from time to
time and you shall have to accept and abide by them.
16. .....
17. .....
Sd/- Estate Officer
Urban Estate Karnal"
3. There is no
dispute that the entire amount, as initially computed as tentative sale price,
was fully paid by 5 the respondent, together with further amounts on account
of enhanced compensation paid for the plot, on the basis of the demand notices
issued to the respondent from time to time. The problem arose when in addition
to the above, the Estate Officer, HUDA, Karnal, by his Memo dated 15.6.2001
raised an additional demand of Rs.71,800/- by imposing simple interest @ 10 per
cent per annum up to 31.3.1987, 15 per cent per annum up to 15.1.1988, compound
interest @ 15 per cent up to 31.8.2000 and thereafter again simple interest @
15% per annum up to 31.8.2001. According to the respondent, the rate of
interest as indicated in the allotment letter being 7 per cent simple interest
per annum, the appellant had acted illegally in demanding interest at the
higher rates, indicated hereinabove and such demand being arbitrary could not
be sustained.
4. Aggrieved by such
demand, the respondent filed complaint case No.591 of 2002 before the District
Consumer Disputes Redressal Forum praying for refund of Rs.35,200/-, which
according to the respondent was the excess amount of interest charged over and
above the rate of interest at 7 per cent indicated in the allotment letter. The
respondent also prayed for interest @ 12 per cent on the refund amount from
2.11.2001, when the interest amount was demanded and paid under protest, until
repayment. The District Forum accepted the submissions made on behalf of the
respondent herein and held that the appellants could charge interest only at
the stipulated rate mentioned in the allotment letter, namely, 7 per cent per
annum and directed the appellant to calculate the interest @ 7 per cent on the
3rd and 4th enhancements and to refund the extra amount charged to the 7
complainant/respondent with interest at the rate of 7 per cent from the date of
the complaint till its refund. The decision of the District Forum was confirmed
by the State Commission, and ultimately, the appellant herein took the matter
in revision to the National Commission in R.P.No.2217 of 2004. The National
Commission, while confirming the view taken by the District Forum and the State
Commission as to the rate of interest which could have been charged by the
appellant, considered another aspect relating to charging of compound interest
@ 15 per cent per annum from 16.1.1988 to 31.8.2000 and held that the appellant
was not entitled to charge such compound interest.
5. It is against the
said order of the National Commission that this appeal has been filed by the
Haryana Urban 8 Development Authority (hereinafter referred to as
"HUDA").
6. On behalf of the
HUDA it was strenuously urged that the rate of interest @ 17 per cent per
annum, as indicated in the allotment letter, was only with regard to default in
payment of instalments for the tentative sale price and not as regards the
additional amounts required to be paid in case of enhancement of compensation
for acquisition cost of the land, for which no rate of interest had been
stipulated. It was submitted that on account of default in payment of the
instalments of the enhanced compensation, on account of the low interest which
was being charged, a decision was taken by HUDA on 15.1.1987 to increase the
normal rate of interest to 10 per cent per annum and interest for the delayed
payment of instalments to 18 per cent per annum, 9 which would also include
the normal interest of 10 per cent. It was submitted that it was on account of
such revised policy that HUDA had charged interest at the rates indicated
hereinbefore to ensure that instalments were paid in time. Apart from his
aforesaid submissions, learned counsel for the appellant could not justify
charging of compound interest as was done in the instant case.
7. It was urged that
enhancement of rate of interest being a matter of policy to prevent default in
payment of instalments the Fora below had erred in co-relating the rate of
interest mentioned in the allotment letter, which was only applicable in
respect of default payment of instalments for the tentative price initially
fixed, to the defaults committed in respect of the payment of the enhanced
compensation on account of increase in the 10 acquisition costs. It was also
submitted that since the rate of interests stipulated at 7 per cent per annum
has no application to default in payment of enhanced compensation, the Fora
below had erred in directing that interest on the latter default be also
charged at the stipulated rate of 7 per cent per annum.
It is submitted that
the understanding of the terms and conditions of the allotment letter and the
decision rendered by the consumer forums on the basis thereof, was wholly
erroneous and was liable to be set aside.
8. On behalf of the
respondent it was contended that apart from the fact that the rate of interest
demanded was arbitrary, it was also extremely high and ought not to have been
levied from the date of allotment inasmuch as, the tentative sale price had
been fully paid 11 and such demand could not operate retrospectively, interest
on the unpaid amount could, if at all, have been raised for periods only after
the payment was made. In addition it was submitted that it is well settled that
when a contractual rate of interest has been agreed upon by the parties, no
amount by way of interest in excess thereof could be raised. It was submitted
that following the said principle, first the District Forum, and, thereafter,
the State and National Commissions had awarded interests on the delayed
instalments at the rate of 7 per cent per annum as mentioned in the allotment
letter referred to above. It was contended that condition No.8 enumerated in
the letter dated 22.3.1974 written to the respondent by the Estate Officer,
Karnal, would have to be considered and understood in such light. It is
submitted that the orders of the consumer Fora was 12 in consonance with the
provisions of the allotment letter and did not, therefore, warrant any
interference by this Court and the appeal was liable to be dismissed.
9. Having heard
learned counsel for the parties and having perused the documents relied upon by
them, we are of the view that the width of the dispute is rather narrow, being
confined only to the question as to whether it was within the competence of the
appellant to charge interest on delayed payments at the rate at which it has
been charged and whether compound interest could have been charged without
there being any mutual agreement between the parties to that effect.
10. The concept of
levying or allowing interest is available in almost all statutes involving
financial deals and commercial transactions, but the provision empowering
Courts to allow interest is 13 contained in the Interest Act, 1978, which
succeeded and repealed the Interest Act, 1839. Section 3 of the said Act, inter
alia, provides that in any proceeding for the recovery of any debt or damages
or in any proceeding in which a claim for interest in respect of debt or damage
already paid is made, the Court may, if it thinks fit, allow interest to the
person entitled to the debt or damages or to the person making such claim, as
the case may be, at a rate not exceeding the current rate of interest, for the
whole or part of the periods indicated in the said Section.
11. What is important
is the mention of allowing the interest at a rate not exceeding the current
rate of interest.
Such a provision is,
however, excluded in respect of the interest payable as of right by virtue of
any agreement as indicated in sub-section(3) of Section 3.
14 In other words,
where there is an agreement between the parties to payment of interest at a
certain stipulated rate, the same will have the precedence over the provision
contained in sub-section(1) which provides for the Court to allow interest at a
rate not exceeding the current rate of interest.
12. Yet another
provision which is basic in its operation is contained in Section 34 of the
Code of Civil Procedure which also, inter alia, provides that where and insofar
as a decree is for the payment of money, the Court may in the decree order
interest at such rate as the Court deems reasonable to be paid on the principal
sum adjudged, from the date of the suit, till the date of the decree in
addition to any interest adjudged on such principal sum for any period prior to
the institution of the suit, with further interest at such 15 rate not
exceeding 6 per cent per annum as the court may deem reasonable on such
principal sum from the date of the decree till the date of payment or to such
earlier date as the court thinks fit.
13. The rates of
interest charged by the appellant, purportedly in accordance with their policy
decisions, appear to have been influenced by the provisions of the Interest Act
and also the Code of Civil Procedure on the supposition that the payment of
additional price on account of enhancement of compensation was not covered by
the provisions of the allotment letter relating to payment of interest. The
view expressed by the District forum have been accepted by the State and
National Commissions.
14. It is no doubt
true that the law relating to allowing interest and the rates thereof has been
considered and settled in 16 the case of Ghaziabad Development Authority vs.
Balbir Singh (2004 (5) SCC 65), which has since been followed in various
subsequent decisions. The said decision was also one rendered under the
provisions of the Consumer Protection Act, 1986, though in the said case it was
a reverse situation in which the authorities were held to be liable to compensate
for misfeasance in public office. In the said case interest was allowed @ 18%
per annum which was unacceptable to this Court which observed that the power to
award compensation does not mean that irrespective of the facts of the case
compensation can be awarded in all matters at a uniform rate of 18 per cent per
annum. This Court noticed that the National Forum had been awarding interest at
a flat rate of 18 per cent per annum irrespective of the facts of each case.
The same was held to be 17 unsustainable. In the said state of facts this
Court observed in para 8, as follows:
"However, the
power and duty to award compensation does not mean that irrespective of facts
of the case compensation can be awarded in all matters at a uniform rate of 18%
per annum. As seen above, what is being awarded is compensation i.e. a
recompense for the loss or injury. It therefore necessarily has to be based on
a finding of loss or injury. No hard-and-fast rule can be laid down, however, a
few examples would be where an allotment is made, price is received/paid but
possession is not given within the period set out in the brochure. The
Commission/Forum would then need to determine the loss. Loss could be
determined on basis of loss of rent which could have been earned if possession
was given and the premises let out or if the consumer has had to stay in rented
premises then on basis of rent actually paid by him. Along with recompensing
the loss the Commission/Forum may also compensate for harassment/injury, both
mental and physical. Similarly, compensation can be given if after allotment is
made there has been cancellation of scheme without any justifiable cause."
15. Applying the
aforesaid principle laid down in the aforesaid case, it was the duty of 18 the
Consumer Fora to consider the circumstances of the case and keep in mind the
provisions of Section 3 of the Interest Act in awarding the high rate of
interest, without linking the same to the current rate of interest. As was
mentioned in Balbir Singh's case, and, thereafter, in HUDA vs. Prem Kumar
Agarwal and another (2008(1) SCALE 484); Bihar State Housing Board vs. Arun
Dakshy (2005 (7) SCC 103);
Haryana Urban
Development Authority vs. Manoj Kumar (2005 (9) SCC 541) and Krishna Bhagya
Jala Nigam Limited vs. G.Harischandra Reddy and another (2007 (2) SCC 720) the
rate of interest is to be fixed in the circumstances of each case and it should
not be imposed at a uniform rate without looking into the circumstances leading
to a situation where compensation was required to be paid.
16. In the instant
case, the provision of the allotment letter dated 22.3.1974 appears to have
been wrongly interpreted by the Consumer Fora since the stipulated rate of
interest only takes into consideration payment of the total tentative sale
price while Condition No.4 of the allotment letter mentions that the total
tentative sale price was subject to variation in certain circumstances and that
the allottee would have to pay an additional price for the plot as a
consequence thereof. It does not mention that interest at the rate of 7 per
cent per annum would be payable also in respect of the additional price
required to be paid on account of increase of the acquisition cost. The said
position is further clarified by condition No.8 which also speaks of payment of
the total tentative sale price and the rate of interest at 7 per cent per annum
on the instalments to 20 be paid in respect thereof. There is nothing further
in the agreement which provides for the rate of interest to be levied on the
additional price on account of the enhancement of the acquisition cost.
17. On such score we
are inclined to agree with the learned counsel for the appellant that the
appellant was entitled, even in terms of the allotment letter to charge
interest on balance dues at a rate which was different from that stipulated in
the allotment letter. At the same time, we are in agreement with the views
expressed in Balbir Singh's case (supra) which gives an indication of the
matters which are required to be considered by the Courts while granting
interest where there is no mutual understanding or agreement with regard to the
rate of interest that could be charged. While we also agree that for 21 unpaid
dues the appellant is entitled to charge interest, such an exercise will have
to be undertaken within the parameters of circumstances and reason and the rate
of interest should not be fixed arbitrarily. In the decisions referred to
hereinabove, this Court has sounded a note of caution that rates of interest
fixed by the Courts must not be arbitrary and should take into account the
current bank rates which in recent years have shown a tendency to slide
downwards. In fact, in many of the aforesaid cases, the rate of interest has
been reduced substantially.
18. In the aforesaid
circumstances, even though the rate of interest indicated in the allotment
letter dated 22.3.1974 may not have application as far as payment of the
additional price is concerned, the District Forum has erred on the site of
reason and has allowed interest at the 22 rate of 7 per cent per annum upon
holding that the demand made by the appellant at the higher rate was contrary
to the mutual agreement contained in the allotment letter. In our view, even
though a policy may have been adopted by the appellant for imposing a deterrent
rate of interest on defaults committed by allottees in payment of their dues,
such imposition has to be in keeping with the provisions of Section 3 of the
Interest Act, 1978 and not in a unreasonable manner. It may perhaps be even
more pragmatic if a condition regarding charging of interest at the prevailing
banking rates were included in the allotment letters, having regard to the
provisions of sub-section(3) of Section 3 of the said Act.
19. We, therefore,
allow this appeal, set aside the orders dated 10.3.04 passed by the District
Forum, Chandigarh in 23 Complaint Case no.591 of 2002, as affirmed by the
State Commission, Chandigarh, on 9.7.2004 and the order passed in Revision by
the National Commission on 19.11.2004, which is the subject matter of this
appeal, and quash the additional demand of Rs.71,800 raised on behalf of the
appellant vide Memo No. EO 8682 dated 15.6.2001 and direct that the appellant
will be entitled to impose simple interest on the basis of the prevailing
current rate of interest for the purpose indicated in para 6 of the complaint
filed by the respondent (Complaint Case No.591 of 2002) before the District
Forum, Chandigarh.
Such a computation is
to be completed within a month from the date of receipt of this order. Since,
we have been informed at the Bar that the entire amount by way of additional
demand has been deposited upon protest, any amount which is in excess of the
amount to be computed on the 24 basis of this order, shall be refunded to the
respondent within two weeks of such computation.
20. In the facts and
circumstances of the case, the parties will bear their own costs.
....................................J.
(ALTAMAS
KABIR) ......................................J.
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