{"id":235554,"date":"2020-09-09T15:35:08","date_gmt":"2020-09-09T10:05:08","guid":{"rendered":"https:\/\/www.scconline.com\/blog\/?p=235554"},"modified":"2020-09-18T12:45:01","modified_gmt":"2020-09-18T07:15:01","slug":"ori-hc-default-in-flat-buyer-agreement-given-a-criminal-colour-of-cheating-and-fraud-under-penal-code-1860-filing-of-criminal-complaint-about-settling-contractual-disputes-is-abuse-of-process-of-la","status":"publish","type":"post","link":"https:\/\/www.scconline.com\/blog\/post\/2020\/09\/09\/ori-hc-default-in-flat-buyer-agreement-given-a-criminal-colour-of-cheating-and-fraud-under-penal-code-1860-filing-of-criminal-complaint-about-settling-contractual-disputes-is-abuse-of-process-of-la\/","title":{"rendered":"Ori HC | Default in Flat Buyer Agreement given a criminal colour of cheating and fraud under Penal Code 1860; Filing of Criminal Complaint about settling Contractual Disputes is Abuse of Process of Law"},"content":{"rendered":"<p style=\"text-align: justify;\"><strong>Orissa High Court:<\/strong> S. K. Panigrahi J., granted bail and directed the petitioner company to pay the amount in accordance with the manner indicated.<\/p>\n<p style=\"text-align: justify;\">The facts of the case as per the FIR lodged alleging charges under Sections 406\/420\/120-B of Penal Code, 1860 read with Section 6 of the Odisha Protection of Interests of Depositors (in Financial Establishments) Act, 2011 (O.P.I.D.) are that, one Biswa Bhushan Biswal husband of the petitioner herein, 6-7 years back approached the informant and introduced himself as a land broker doing business in plotting, land development, construction of buildings and flats through his company B. N. Infra Services Pvt. Ltd. where petitioner is the Managing Director. Br. Biswal insisted the informant to invest in the company and promised him assured returns vide agreement dated 19-5-2014, pursuant to which disbursal of Rs 1,89,00,000 was made by the informant. Biswas defaulted with return payments and consented to give one of his plots having Plot No. 3\/441 to the informant in case of further default in payment vide a written letter. The said plot was later revealed to be already sold to someone else, subsequent to which another agreement dated 25-01-2017, wherein Biswas committed to pay Rs 1,76,00,000 out of which Rs 1 Lac was paid at the time of signing. The petitioner issued 10 cheques each amounting to Rs 1,50,00,000 which were dishonored by the bank due to insufficient funds. Thereafter FIR was lodged and during the investigation, Mr. Biswal and petitioner were arrested and later filed for bail which was rejected by Trial Court. Aggrieved by the same, an instant bail petition has been filed for seeking regular bail under Section 439 CrPC, 1973.<\/p>\n<p style=\"text-align: justify;\">Counsel for the petitioner D.P. Dhal submitted that the petitioner is a housewife and Biswas is responsible for managing the day to day affairs of the company. It was further submitted that the company is a real estate company and hence comes within the ambit of Real Estate Regulation &amp; Development Act, 2016 and Odisha Real Estate (Regulation and Development) Rule, 2017, hence Section 6 of the O.P.I.D. Act will not be attracted. He also prayed for the relief of bail to be granted.<\/p>\n<p style=\"text-align: justify;\">Counsel for the respondent opposed all the arguments and stated that the instant case makes out for a clear offence of cheating and fraud and provisions of the O.P.I.D Act will squarely apply in the present case.<\/p>\n<p style=\"text-align: justify;\">The Court after hearing both sides observed that characteristics of the agreement entered into between the parties is in the nature of an \u201cagreement to sale\u201d of a flat that was to be constructed by the defaulting petitioners company and hence is a simple flat buyer agreement. It was also observed that the defaulting company is registered under the Companies Act, 1956 and its MOA and AOA clearly states that it is not a \u201cFinancial Establishment\u201d instead comes under the purview of the Real Estate (Regulation and Development) Act, 2016.<\/p>\n<p style=\"text-align: justify;\">The Court also observed that it is imperative that the background of the Act needs to be understood before dealing with the legislation.<\/p>\n<p style=\"text-align: justify;\"><span style=\"color: #0000ff;\"><strong>Whether the instant case falls under O.P.I.D Act or not?<\/strong><\/span><\/p>\n<p style=\"text-align: justify;\">Section 2 (d) of O.P.I.D Act defines \u201cFinancial Establishment\u201d as a company registered under the Companies Act carrying on the business of receiving deposits under any scheme or arrangement or in any other manner.<\/p>\n<p style=\"text-align: justify;\">It clearly states that in MOA and AOA it has to be mentioned that the primary business is receiving \u201cdeposits\u201d pursuant to any \u201cscheme or arrangement\u201d. On a conjoint reading of Sections 2(d), 3 and 5 of O.P.I.D Act it is clear that the business should be in the nature of accepting or receiving \u201cdeposits\u201d.<br \/>\nSection 10 of O.P.I.D Act provides for attachment of the Financial Establishments in case of default payment. Hence the operation of Section 10 of the Act would result in a piquant situation where one lone buyer while claiming refund of his deposit would cause the attachment of the other flats so constructed, irrespective of the fact as to whether such flats have been transferred to other transferees by the builder and corresponding rights thereupon have been created or not.<\/p>\n<p style=\"text-align: justify;\">In case of flat buyer agreement, it provides for the consideration to be paid for the flat\/apartment purchased which are sale transactions and are mandatorily registerable under the relevant laws wherein the question of the return of deposit or payment of interest on such deposits does not arise.<\/p>\n<p style=\"text-align: justify;\">The Court relied on various judgments titled <em>Viswapriya [India] Limited v. Government of T.N,<\/em> <a href=\"http:\/\/www.scconline.com\/DocumentLink\/X33p3j95\">2015 SCC OnLine Mad 10349<\/a> and <em>Prasan Kumar Patra v. State of Odisha,<\/em> <a href=\"http:\/\/www.scconline.com\/DocumentLink\/8HN514AO\">2019 SCC OnLine Ori 93<\/a> and held that an inevitable situation will invariably arise when the provisions of the O.P.I.D Act are invoked in real estate transactions especially where a builder has constructed multiple flats\/apartments. This kind of situation could not have been the intention of the legislature considering the practices, problems and complexities involved in the real estate sector. Hence the instant case is a classic example of a transaction gone awry which has been strenuously given the color of a criminal offence.<\/p>\n<p style=\"text-align: justify;\">The Court also relied on a judgment titled <em>Tetra Pak India (P) Ltd. v. Tristar Beverages (P) Ltd.,<\/em> <a href=\"http:\/\/www.scconline.com\/DocumentLink\/7g4n7Y72\">2015 SCC OnLine Bom 4707<\/a> and held that though a case of breach of trust may be both a civil wrong and a criminal offence there would be certain situations where it would predominantly be a civil wrong and may or may not amount to a criminal offence and giving colour of criminal case to dispute which is otherwise purely civil and commercial in nature would tantamount to an abuse of the process of court.<\/p>\n<p style=\"text-align: justify;\">The Court further directed the State Government to give wide publicity to the provisions of the said RERA Act, 2016 in order to injunct any such unnecessary litigations arising out of builder-buyer relations.<\/p>\n<p style=\"text-align: justify;\">In view of the facts and overall circumstances, the bail was granted.[Mahasweta Biswal v. State of Odisha, <a href=\"http:\/\/www.scconline.com\/DocumentLink\/1y1ijiQI\"><b>2020 SCC OnLine Ori 633<\/b><\/a>, decided on 25-08-2020]<\/p>\n<hr \/>\n<p><span style=\"color: #008000;\"><span class=\"search-everything-highlight-color\">Arunima<\/span>\u00a0Bose, Editorial Assistant has put this story together<\/span><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Orissa High Court: S. K. Panigrahi J., granted bail and directed the petitioner company to pay the amount in accordance with the <\/p>\n","protected":false},"author":67011,"featured_media":0,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[3,10],"tags":[30568,2664,32378,43409,38729,43408,10141,43410],"class_list":["post-235554","post","type-post","status-publish","format-standard","hentry","category-casebriefs","category-highcourts","tag-apartment","tag-Bail","tag-cheating","tag-contractual-disputes","tag-criminal","tag-flat-buyer-agreement","tag-fraud","tag-rera-act"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.4 (Yoast SEO v27.4) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Ori HC | Default in Flat Buyer Agreement given a criminal colour of cheating and fraud under Penal Code 1860; Filing of Criminal Complaint about settling Contractual Disputes is Abuse of Process of Law | SCC Times<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.scconline.com\/blog\/post\/2020\/09\/09\/ori-hc-default-in-flat-buyer-agreement-given-a-criminal-colour-of-cheating-and-fraud-under-penal-code-1860-filing-of-criminal-complaint-about-settling-contractual-disputes-is-abuse-of-process-of-la\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Ori HC | Default in Flat Buyer Agreement given a criminal colour of cheating and fraud under Penal Code 1860; Filing of Criminal Complaint about settling Contractual Disputes is Abuse of Process of Law\" \/>\n<meta property=\"og:description\" content=\"Orissa High Court: S. 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Sudhakaran","author":"Ridhi","date":"June 17, 2023","format":false,"excerpt":"Kerala High Court was hearing application for anticipatory bail while issuing statement restricting any coercive measures by the Police.","rel":"","context":"In &quot;Case Briefs&quot;","block_context":{"text":"Case Briefs","link":"https:\/\/www.scconline.com\/blog\/post\/category\/casebriefs\/"},"img":{"alt_text":"kerala high court","src":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=700%2C400&ssl=1 2x"},"classes":[]},{"id":295241,"url":"https:\/\/www.scconline.com\/blog\/post\/2023\/06\/23\/kerala-high-court-grants-anticipatory-bail-congress-mp-k-sudhakaran\/","url_meta":{"origin":235554,"position":1},"title":"Kerala High Court grants anticipatory bail to Congress MP K. Sudhakaran in Cheating Case","author":"Editor","date":"June 23, 2023","format":false,"excerpt":"In the instant matter of forgery for the purpose of cheating, the Kerala High Court had earlier granted interim protection from arrest.","rel":"","context":"In &quot;Case Briefs&quot;","block_context":{"text":"Case Briefs","link":"https:\/\/www.scconline.com\/blog\/post\/category\/casebriefs\/"},"img":{"alt_text":"kerala high court","src":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/06\/kerala-high-court.webp?resize=700%2C400&ssl=1 2x"},"classes":[]},{"id":298141,"url":"https:\/\/www.scconline.com\/blog\/post\/2023\/07\/31\/supreme-court-grants-bail-man-facing-cryptocurrency-fraud-cases-multiple-states\/","url_meta":{"origin":235554,"position":2},"title":"Supreme Court grants bail to man facing cryptocurrency fraud cases in multiple States","author":"Ridhi","date":"July 31, 2023","format":false,"excerpt":"The Supreme Court noted that investigation was complete, charge sheet was filed and trial was yet to commence, and its conclusion was likely to take some time.","rel":"","context":"In &quot;Case Briefs&quot;","block_context":{"text":"Case Briefs","link":"https:\/\/www.scconline.com\/blog\/post\/category\/casebriefs\/"},"img":{"alt_text":"cryptocurrency cheating cases","src":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cryptocurrency-cheating-cases.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cryptocurrency-cheating-cases.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cryptocurrency-cheating-cases.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cryptocurrency-cheating-cases.webp?resize=700%2C400&ssl=1 2x"},"classes":[]},{"id":296006,"url":"https:\/\/www.scconline.com\/blog\/post\/2023\/07\/05\/pre-arrest-bail-pleas-in-cheating-case-not-money-recovery-proceedings-sc-legal-news\/","url_meta":{"origin":235554,"position":3},"title":"SC disapproves trend of Courts imposing pre-condition for deposit of disputed money for pre-arrest bail in cheating cases","author":"Prachi Bhardwaj","date":"July 5, 2023","format":false,"excerpt":"The Supreme Court reminded the High Courts and the Sessions Courts not to be unduly swayed by submissions advanced by counsel on behalf of the accused in the nature of undertakings to keep in deposit\/repay any amount while seeking bail in Cheating cases.","rel":"","context":"In &quot;Case Briefs&quot;","block_context":{"text":"Case Briefs","link":"https:\/\/www.scconline.com\/blog\/post\/category\/casebriefs\/"},"img":{"alt_text":"cheating case","src":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cheating-case.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cheating-case.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cheating-case.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/www.scconline.com\/blog\/wp-content\/uploads\/2023\/07\/cheating-case.webp?resize=700%2C400&ssl=1 2x"},"classes":[]},{"id":256180,"url":"https:\/\/www.scconline.com\/blog\/post\/2021\/10\/28\/chh-hc-agreement-to-withdraw-criminal-complaint-after-receiving-payment-for-the-same-cannot-be-regarded-as-any-lawful-term-and-is-void\/","url_meta":{"origin":235554,"position":4},"title":"Chh HC | Agreement to withdraw criminal complaint after receiving payment for the same cannot be regarded as any lawful term and is void","author":"Editor","date":"October 28, 2021","format":false,"excerpt":"Chhattisgarh High Court: Rajendra Chandra Singh Samant, J., dismissed the petition being devoid of merits. 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