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Issues: (i) Whether the impugned observations concerning Tower 5 and the development rights agreement called for interference on the ground of lack of notice or adjudication beyond the scope of the interlocutory application. (ii) Whether the inclusion of Tower 5 and the reference to arbitration/interim orders affected the maintainability of the Section 7 petition or the corporate insolvency resolution process.
Issue (i): Whether the impugned observations concerning Tower 5 and the development rights agreement called for interference on the ground of lack of notice or adjudication beyond the scope of the interlocutory application.
Analysis: The interlocutory application was confined to placing the Delhi High Court and arbitral interim orders on record and seeking that the insolvency order not conflict with those orders. The observations in the impugned order regarding the development rights arrangement were treated as contextual observations made in the course of considering the limited prayer and not as findings finally determining title or ownership. The Appellant had not sought adjudication of title before the Adjudicating Authority, and no final finding on Tower 5 rights was recorded.
Conclusion: The challenge on this ground failed, and the impugned observations did not warrant interference.
Issue (ii): Whether the inclusion of Tower 5 and the reference to arbitration/interim orders affected the maintainability of the Section 7 petition or the corporate insolvency resolution process.
Analysis: The project was treated as a single integrated real estate project, and the Adjudicating Authority was required to examine the statutory threshold under Section 7 on the basis of the total units and the number of applicants. Development rights were treated as capable of constituting property and, therefore, assets within the insolvency framework. The interim orders in arbitration were held not to operate in rem, while the moratorium and overriding effect under the Code meant that arbitration could not hinder the CIRP. The Appellant's remedy, if any, lay in the insolvency process and before the Resolution Professional.
Conclusion: The inclusion of Tower 5 for threshold and insolvency purposes was upheld, and the arbitration-related objections were rejected.
Final Conclusion: No ground for appellate interference was made out, and the challenge to the impugned order was rejected, leaving the CIRP undisturbed.
Ratio Decidendi: Development rights can constitute property and assets of the corporate debtor for insolvency purposes, and interim arbitration orders do not prevent a Section 7 admission or the operation of the moratorium and overriding provisions of the Insolvency and Bankruptcy Code, 2016.
Development rights and arbitral interim orders do not bar Section 7 insolvency proceedings or the moratorium under the Code.
Development rights in a real estate project can be treated as property and assets of the corporate debtor for insolvency purposes, and the Adjudicating Authority may consider the project as an integrated whole when examining the Section 7 threshold. Interim arbitral orders do not operate in rem and do not prevent admission of a Section 7 petition or the operation of moratorium and overriding provisions under the Insolvency and Bankruptcy Code. Observations on Tower 5 were treated as contextual and not as a final adjudication of title or ownership, because no such issue had been sought for determination. The challenge was rejected and the CIRP left undisturbed.
Corporate Insolvency Resolution Process - definition of “property” under Section 3(27) - Proceeding in rem - failure to hand over possession of flats, R1-R40 initiated CIRP under Section 7 for the project which comprised Towers 3, 4, and 5 - Overriding effect of the IBC over arbitration proceedings - Development rights as property of the corporate debtor - Audi alteram partem - Nature of observations in admission order. Section 7 threshold for allottees - same real estate project - HELD THAT:- The Appellate Tribunal held that, once insolvency was invoked by homebuyers in relation to the project and not a specific tower, the Adjudicating Authority was bound to examine both the total number of units and the number of applicants for satisfying the threshold under Section 7. Tower 5 formed part of the original project under a single RERA registration and the challenge to the threshold analysis could not survive, particularly when the appellant did not challenge admission of CIRP itself. The statements in the impugned order on maintainability were therefore treated as proper threshold scrutiny and not as a determination prejudicial to the appellant's independent claims. [Paras 57, 64] The threshold analysis in the Section 7 order was upheld and the appellant's objection to inclusion of Tower 5 for that purpose was rejected. Overriding effect of the IBC over arbitration proceedings - moratorium - proceedings in rem - HELD THAT:- The Tribunal held that Section 14 imposes a mandatory moratorium against continuation of suits, proceedings and arbitration against the corporate debtor during CIRP, and Section 238 gives the Code overriding effect over inconsistent laws, including the Arbitration and Conciliation Act. The High Court's interim protection was not a stay in rem and therefore could not affect the insolvency process, which proceeds in rem. After admission of CIRP, questions concerning claims and stakeholder rights, including the effect of the appellant's asserted development rights and the alleged termination of the underlying agreement, are matters to be examined by the Resolution Professional at the appropriate stage, and not at the admission stage of the Section 7 petition. [Paras 60, 61, 62, 65] The appellant could not rely on arbitral or interim court orders to obstruct CIRP, and any claim concerning Tower 5 must be pursued in accordance with the Code. Development rights as property of the corporate debtor - custody and control of assets - HELD THAT: - Referring to the principle stated in Victory Iron Works Ltd. vs. Jitendra Lohia & Anr [2023 (3) TMI 699 - SUPREME COURT] the Tribunal noted that a bundle of rights and interests arising in relation to immovable property can constitute 'property' within Section 3(27) and therefore an 'asset' for purposes of Sections 18(f) and 25(2)(a). On that basis, the Tribunal held that the statutory scheme requires the Resolution Professional to take custody and control of assets of the corporate debtor, including assets whose ownership is yet to be determined. The appellant's assertion of rights in Tower 5 did not warrant exclusion of that subject matter from the insolvency process at the admission stage. [Paras 54, 55, 63] The Tribunal affirmed the legal position that development rights may fall within the asset pool under the Code and are subject to the Resolution Professional's statutory control, subject to further determination in the insolvency process. Nature of observations in admission order - absence of adjudication on title - HELD THAT:- The Tribunal repeatedly emphasised that the appeal was confined to certain observations in the admission order and that the appellant had not challenged initiation of CIRP. It found that the impugned order did not decide ownership or title to Tower 5, since no such issue had been raised for determination in the Section 7 proceedings and the appellant's interlocutory application had only sought placing of arbitral orders on record. The remarks in the impugned order concerning the Development Rights Agreement and related circumstances were treated as observations made in context, not definitive findings on the appellant's rights, and all rival claims were expressly left open for consideration at the proper stage. [Paras 51, 62, 64, 65, 67] The challenge to the impugned observations failed, since they were not construed as a conclusive determination of the appellant's asserted rights over Tower 5. Final Conclusion: The Appellate Tribunal found no infirmity in the admission order and rejected the challenge to the impugned observations. It held that CIRP was unaffected by the arbitral proceedings, that questions concerning Tower 5 remain open for consideration within the insolvency process, and accordingly dismissed the appeal.