The ruling came in a dispute involving a posh South Mumbai cooperative housing society — Banganga Anurag Cooperative Housing Society Ltd., Walkeshwar, and an auction purchaser who sought membership without paying long-pending society dues.

The Society at the Centre of the Dispute

The case involved Banganga Anurag CHSL, a premium residential society located at Banganga Cross Lane, Walkeshwar, one of South Mumbai’s most upscale and tightly governed neighbourhoods.

Flat No. 602 in the building was originally owned by a member who had defaulted on a mortgage loan as well as on society payments. Following loan default, the flat was taken over by a cooperative bank and eventually sold through a bank-conducted auction under the SARFAESI framework.

What Triggered the Legal Battle

Sequence of Events

1. Loan Default & Bank Action
   The original flat owner defaulted on a mortgage loan. The bank took possession of the flat and later assigned the secured asset to an asset reconstruction company.
2. Auction Sale to New Buyer
   In February 2023, the flat was sold to a new purchaser through an e-auction, clearly stating that the sale was on an “as-is-where-is” and “subject to all encumbrances” basis.
3. Society Flags Outstanding Dues
   Even before the buyer applied for membership, the society informed him that substantial dues were pending, including:
   • Unpaid maintenance charges
   • Repair fund contributions
   • Conversion charges (for leasehold-to-freehold conversion)
   • Interest on long-standing arrears
4. Buyer Seeks Membership Without Paying Full Dues
   The buyer applied for membership but disputed liability, arguing that:
   • Dues belonged to the previous owner
   • The society should recover amounts from the former member
5. Society Refuses Membership
   Banganga Anurag CHSL refused membership within the statutory period, citing non-payment of dues, and furnished a detailed break-up of the amounts claimed.
6. Registrar Orders Membership
   The Deputy Registrar and Divisional Joint Registrar directed the society to admit the buyer, treating the dispute as a “genuine dispute over dues.”
7. Society Approaches High Court
   Challenging the orders, the society moved the Bombay High Court.

What the Bombay High Court Decided

Justice Amit Borkar set aside the Registrar’s orders and upheld the society’s refusal.

The Court ruled that:

• Section 154B-7 of the Maharashtra Cooperative Societies Act is mandatory
• No transfer or membership is valid unless society dues are cleared
• Bank or SARFAESI auction does not extinguish society dues
• Society dues attach to the flat, not merely to the previous owner

The Court also noted that the buyer had prior knowledge of the dues and that the auction sale certificate expressly stated that all liabilities were to be borne by the purchaser.

“As-Is-Where-Is” Means Taking on Liabilities Too

A key factor in the judgment was the auction condition.

The Court held that when a buyer purchases a flat on an “as-is-where-is” and “whatever-there-is” basis, he steps into the shoes of the previous owner — including inherited liabilities.

Society dues, the Court said, do not vanish merely because a bank has recovered its loan.

No Escape by Blaming the Previous Owner

Rejecting the buyer’s argument, the Court clarified:

• A housing society is not obligated to chase an ex-member who has lost the flat
• The society is entitled to protect its financial stability
• The auction purchaser may separately pursue recovery from the previous owner, but membership cannot be forced without payment

Why This Judgment Matters

This ruling has far-reaching consequences, especially in Mumbai where:

• Bank auctions are increasingly common
• Society arrears in older buildings can run into lakhs
• Buyers often assume auctions guarantee a “clean slate”

The judgment sends a clear warning: due diligence is non-negotiable.

Clear Takeaway for Homebuyers

Buying a flat in a bank auction does not mean buying it free of society dues. To become a member, you must clear the arrears — even if they belong to the previous owner.

Also Read: Wish To Buy A Bank Auction Property Read This First

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