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Issues: (i) whether the resolution professional's application under Sections 19(2) and 60(5) of the Insolvency and Bankruptcy Code, 2016 was maintainable against the developer; (ii) whether the development arrangement, power of attorney and consortium agreement conferred ownership rights in the project or only development rights; (iii) whether the resolution professional was entitled to access, information and documents and to supervisory relief in aid of the corporate insolvency resolution process; (iv) whether the mortgage created in favour of the lender continued to subsist over the project notwithstanding the later development arrangements; and (v) whether the developer was entitled to complete construction of the project.
Issue (i): whether the resolution professional's application under Sections 19(2) and 60(5) of the Insolvency and Bankruptcy Code, 2016 was maintainable against the developer?
Analysis: Section 19(2) is attracted not only to personnel and promoters of the corporate debtor, but also to any other person required to assist or cooperate with the resolution professional. The developer's claim flowed from its agreement with the corporate debtor and its continued involvement in the project during CIRP. The resolution professional's duty under Sections 18 and 25 to take custody, preserve and protect assets and continue business operations justified seeking directions for cooperation and information.
Conclusion: The application was maintainable.
Issue (ii): whether the development arrangement, power of attorney and consortium agreement conferred ownership rights in the project or only development rights?
Analysis: The development documents showed that the corporate debtor remained the owner of the land and project, while the developer was given rights to undertake development and deal with unsold areas subject to contractual terms. The documents also acknowledged the existing mortgage and the need for lender consent. Unregistered instruments could not, by themselves, transfer title or create ownership in immovable property. The rights created were development rights, not ownership rights.
Conclusion: The developer acquired no ownership rights in the project and could claim only development rights.
Issue (iii): whether the resolution professional was entitled to access, information and documents and to supervisory relief in aid of the corporate insolvency resolution process?
Analysis: The resolution professional was entitled to preserve and protect the project as part of the corporate debtor's assets and to obtain all relevant information, records and access necessary for CIRP. However, stopping the construction was not warranted because completion of the project served the interests of all stakeholders, including homebuyers. Supervisory access and disclosure were justified, but disruption of ongoing construction was not.
Conclusion: The resolution professional was entitled to information, documents and access, but not to stoppage of construction.
Issue (iv): whether the mortgage created in favour of the lender continued to subsist over the project notwithstanding the later development arrangements?
Analysis: The mortgage deed covered the entire land, unsold units, receivables and related rights. The later development arrangement itself recognized the existing charge and contemplated lender consent, which was not obtained. The later agreements could not extinguish the lender's security interest in the absence of release or consent.
Conclusion: The lender's mortgage charge continued over the project.
Issue (v): whether the developer was entitled to complete construction of the project?
Analysis: The construction was substantially advanced and completion of the project was in the interest of the existing allottees and other stakeholders. The continuing development arrangement supported the developer's role in completing the project, while the resolution professional retained authority to supervise and obtain information for CIRP.
Conclusion: The developer was entitled to complete construction of the project.
Final Conclusion: The impugned order was interfered with in part: the rejection of the resolution professional's application and the finding treating the project as the developer's asset were set aside, the lender's charge was affirmed, the developer's right to continue construction was preserved, and the directions concerning disclosure and access to the resolution professional were maintained.
Ratio Decidendi: A development arrangement executed by a corporate debtor, even if it confers contractual development rights on a third party, does not divest the corporate debtor of ownership or extinguish an existing mortgage unless title is lawfully transferred or the secured creditor's charge is released; in CIRP, the resolution professional may compel cooperation and disclosure from such a developer under Sections 19 and 60(5) while preserving ongoing project completion in the interest of stakeholders.
Development rights do not equal ownership: CIRP cooperation, existing mortgage charge, and continued construction were upheld.
A development arrangement, power of attorney and consortium agreement did not transfer ownership of the project to the developer; they conferred only contractual development rights, while the corporate debtor remained owner. The resolution professional's application for cooperation, access to records and supervisory directions under the Insolvency and Bankruptcy Code was maintainable against the developer, and the developer had to assist the CIRP. The lender's mortgage charge continued because the later arrangements did not release or extinguish the existing security interest. Ongoing construction was not to be stopped, and the developer was permitted to complete the project under CIRP supervision.
Resolution professional's right to seek cooperation - Development rights and ownership in immovable property - Continuing mortgage charge over project assets - Continuation of project construction during CIRP Resolution professional's application under Sections 19(2) - Custody and control of corporate debtor's assets - Maintainability of application by resolution professional - application filed by the Resolution Professional against Halwasiya for cooperation, disclosure of project records and access to the project - HELD THAT: - The Tribunal held that, once CIRP commenced, the Resolution Professional was statutorily obliged to preserve and protect the assets of the corporate debtor and to take custody and control of them. Halwasiya was operating only under agreements entered into with the corporate debtor in relation to the project and therefore fell within the expression any other person required to assist or cooperate u/s 19(2). The Adjudicating Authority was, therefore, wrong in treating the matter as a mere contractual dispute outside the ambit of CIRP. At the same time, the prayer to stop construction was declined since continuation of construction was found to be in the interest of stakeholders, especially homebuyers. The Resolution Professional was, however, held entitled to full access, supervision, and to obtain all details, documents and information concerning the project for conduct of CIRP. [Paras 23, 48, 51, 52, 53] I.A. was held maintainable and allowed to the extent of directing Halwasiya to provide project details, documents and information and to give access to the Resolution Professional, but not to stop construction. Development rights - Ownership in immovable property - Unregistered development agreement - Unregistered power of attorney - claim ownership rights in Ananta Residencies or in the allotted and unsold units on the basis of the Development Agreement, Power of Attorney and Consortium Agreement - HELD THAT: - The Tribunal accepted that a development agreement may confer valuable development rights and that such rights can amount to property or an asset in an appropriate case. But the present CIRP was against the corporate debtor, which undisputedly remained owner of the land and project. The Development Management Agreement and the Power of Attorney were unregistered documents and could not create title or ownership in immovable property. The registered Consortium Agreement also did not create any title in favour of Halwasiya. Halwasiya itself did not claim ownership of the allotted units and confined its claim to development rights and unsold units. The Adjudicating Authority's view that the project became an asset of Halwasiya within section 3(27) was, therefore, unsustainable. The project continued to belong to the corporate debtor, though Halwasiya's contractual development rights subsisted. [Paras 46, 49, 50, 51, 53] Halwasiya was held to have no ownership rights in the project or the units; Ananta Residencies continued to be owned by the corporate debtor. Mortgage charge - Priority of secured creditor's charge - Absence of lender's NOC - mortgage created in favour of the lender over the project land, unsold units and receivables continued notwithstanding the subsequent development arrangements - HELD THAT: - The Tribunal found that the mortgage deed covered the entire land, construction, receivables and unsold units, and also restricted the corporate debtor from creating further rights or encumbrances during subsistence of the security. The Development Agreement itself acknowledged the mortgage and expressly contemplated obtaining a no-objection from the lender for release of charge over the unsold area. Since no such NOC was ever obtained, the development arrangements could not displace the pre-existing charge. The governing principle applied was that the later contractual development arrangement did not override the earlier registered mortgage, particularly when the agreement itself recognized the lender's charge and made lender consent a condition precedent. Halwasiya, therefore, could not claim exclusive rights to sell the unsold units free of that charge. [Paras 46, 54, 55, 63] The lender's mortgage charge was held to continue over Ananta Residencies, and Halwasiya was held disentitled to assert exclusive rights over sale of unsold units. Going concern during CIRP - Completion of real estate project - Protection of homebuyers - HELD THAT: - The Tribunal held that the Development Agreement and Consortium Agreement were subsisting when CIRP commenced and that continuation of construction was necessary to preserve value and protect stakeholders, particularly homebuyers. Since the project was substantially complete, stopping construction would be detrimental to all concerned. The Adjudicating Authority's direction restraining the Resolution Professional from creating hindrance in completion of construction was therefore upheld, but clarified so that it would not restrict the Resolution Professional from demanding records, details and information or from exercising oversight required for CIRP. [Paras 48, 52, 58, 59, 63] Halwasiya was permitted to complete the project, while remaining bound to provide access, records and information to the Resolution Professional. Final Conclusion: The appeals were partly allowed. The Tribunal set aside the rejection of the Resolution Professional's application, held that Ananta Residencies continued to belong to the corporate debtor and remained subject to the lender's mortgage charge, directed Halwasiya to furnish full project information and give access to the Resolution Professional, and affirmed Halwasiya's entitlement to complete construction subject to those directions; the dismissal of I.A.was upheld.