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Issues: (i) Whether the Debts Recovery Tribunal was justified in halting further action under the SARFAESI Act on the basis of a claimed moratorium under the Insolvency and Bankruptcy Code despite the sale certificate already having been issued and registered in favour of the auction purchasers. (ii) Whether the borrowers and guarantors, after repeated one-time settlement proposals and a delayed challenge to the secured creditor's measures, could invoke the Insolvency and Bankruptcy Code to stall completion of the auction process.
Issue (i): Whether the Debts Recovery Tribunal was justified in halting further action under the SARFAESI Act on the basis of a claimed moratorium under the Insolvency and Bankruptcy Code despite the sale certificate already having been issued and registered in favour of the auction purchasers.
Analysis: The secured asset had already been sold in a concluded auction, the sale certificate had been issued and registered, and prior proceedings before the insolvency fora had already determined that the secured asset stood excluded from the personal guarantor's estate and from the moratorium. A later invocation of interim moratorium could not be used to reverse or obstruct completed enforcement steps under the SARFAESI framework. The Tribunal failed to appreciate the legal effect of the concluded sale and the earlier binding orders.
Conclusion: The stoppage of further SARFAESI steps on the basis of the claimed moratorium was unwarranted and is set aside.
Issue (ii): Whether the borrowers and guarantors, after repeated one-time settlement proposals and a delayed challenge to the secured creditor's measures, could invoke the Insolvency and Bankruptcy Code to stall completion of the auction process.
Analysis: The borrowers and guarantors remained passive for years after service of the notice under Section 13(2) of the SARFAESI Act, repeatedly sought settlement, did not act on the sanctioned settlement, and approached the Tribunal only after the auction process had substantially progressed. Their conduct was treated as waiver of objection to the secured creditor's measures and as a deliberate attempt to frustrate lawful recovery by resorting to insolvency proceedings in a collusive manner. Such conduct attracted the principles of waiver and equitable estoppel and amounted to misuse of the insolvency process.
Conclusion: The borrowers and guarantors could not rely on the Insolvency and Bankruptcy Code to obstruct the auction purchaser's rights and further recovery steps.
Final Conclusion: The writ court intervened to restore the lawful enforcement process under the SARFAESI Act, directed continuation of steps for delivery of possession to the auction purchasers, and required the pending securitisation application to be decided on its own merits.
Ratio Decidendi: A party that has repeatedly acquiesced in secured creditor action and has allowed the auction process to crystallize cannot, by a later and collusive insolvency filing, invoke interim moratorium to defeat completed SARFAESI enforcement or to prevent delivery of possession to the auction purchaser.
SARFAESI enforcement and insolvency moratorium cannot defeat a concluded auction and registered sale certificate
Completed SARFAESI enforcement could not be stalled by a later insolvency-based moratorium claim where the secured asset had already been sold, the sale certificate issued and registered, and earlier insolvency orders had excluded the asset from the personal guarantor's estate and the moratorium. The court also treated the borrowers' prolonged inaction, repeated settlement attempts, and delayed challenge to the secured creditor's measures as waiver and conduct attracting equitable estoppel, amounting to misuse of the insolvency process. The enforcement process was restored, possession was to be delivered to the auction purchasers, and the pending securitisation application was left to be decided on its own merits.
Misuse of insolvency moratorium to frustrate SARFAESI proceedings - long delay by the borrowers/guarantors after service of notice under Section 13(2) - physical possession - waiver and equitable estoppel by repeated OTS proposals - crystallization of auction purchaser rights - Writ jurisdiction to correct manifest misuse and jurisdictional error. Whether the DRT erred in restraining the secured creditor from proceeding on the ground that a moratorium under the IBC had been triggered by a collateral/possibly collusive filing - HELD THAT:- The Court held that chronic defaulters and guarantors were resorting to proceedings under Sections 94-96 of the IBC as a tactical device to stall and frustrate lawful steps under the Securitisation Act, thereby defeating both statutes' objects and causing failure of justice. The DRT's one line order halting further steps until disposal of the interim application amounted to a jurisdictional error in the peculiar factual matrix, because it permitted manifest misuse of the IBC to paralyze enforcement carried out pursuant to SARFAESI and the competent Magistrate's orders. In these exceptional circumstances the writ Court exercised jurisdiction to set aside the impugned DRT order so as to prevent perpetuation of the misuse of legal process. [Paras 1, 25, 37, 43, 44] The impugned order of the DRT was set aside and the secured creditor need not await disposal of the interim application before taking further steps in pursuance of the auction sale and registered sale certificate. Waiver and equitable estoppel by repeated OTS proposals - Whether the borrowers and guarantors, by repeatedly proposing One Time Settlements and failing to challenge notices and proceedings for years, waived their statutory rights and are estopped from obstructing completion of the auction sale - HELD THAT:- Relying on established principle that waiver is an intentional relinquishment of a known right, the Court found that the borrowers/guarantors repeatedly made OTS proposals, failed to follow up, and did not object to the notice under Section 13(2) for many years. Such conduct demonstrated waiver/estoppel, placed the secured creditor and third party auction purchasers in a position of detriment, and reinforced the conclusion that the borrowers could not be permitted to defeat third party rights created by the completed sale. [Paras 26, 28, 39, 40] The borrowers' conduct amounted to waiver and equitable estoppel, which weighed against permitting them to frustrate completion of the auction and possession to the purchasers. The Court accepted and relied upon the NCLT's findings (confirmed by NCLAT and the Supreme Court) that actions lawfully completed prior to commencement of the moratorium are not invalidated by a subsequently invoked moratorium. The sale to the auction purchasers and issuance/registration of the sale certificate crystallized their rights before the insolvency petition was filed, and therefore the secured asset stood excluded from the personal guarantor's estate and could not be shielded by a later filed moratorium. [Paras 14, 30, 31, 34] The secured asset and the registered sale certificate were excluded from the moratorium because the sale and crystallisation of purchaser's rights occurred prior to the commencement of moratorium. Given the demonstrated pattern of misuse, the confirmed exclusion of the asset from moratorium, and the DRT's failure to take the securitisation application on merits, the Court exercised its discretionary writ jurisdiction to ensure justice. It directed the DRT to complete pleadings within a fixed short time frame and to decide the securitisation application expeditiously, while permitting the secured creditor to proceed in pursuance of the registered sale certificate and the competent Magistrate's order. [Paras 41, 44, 45] The Court directed that the secured creditor need not await disposal of the interim application and ordered the DRT to complete pleadings and decide the securitisation application on merits by the specified date. Final Conclusion: The writ petition was allowed; the DRT's impugned order was set aside so that the secured creditor and registered auction purchasers may take consequential steps in pursuance of the sale certificate, and the DRT was directed to complete pleadings and decide the securitisation application on merits within the time frame specified by the Court.