The order, passed on 5 June 2026 by Member II Ravindra Deshpande, highlights serious risks that arise when buyers rely on old, unregistered documents and when projects undergo major structural changes through Joint Development Agreements (JDAs).

Chronological Sequence of Events

Here’s how the case unfolded over 15 years:

• 5 January 2007: Ankit Developers (a partnership firm) became the lessee of certain plots at Dr. S.S. Rao Road, Lalbaug, Mumbai through a registered Deed of Assignment.
• 30 August 2011: The Murarka family (complainants Kanchan Vinod Murarka and Amit Vinod Murarka) signed a Memorandum of Understanding (MOU) with Ankit Developers. They paid ₹1.53 crore (out of total consideration of ₹1.61 crore) for approximately 1,700 sq.ft. saleable area + two car parks. The MOU was executed on plain ₹100 stamp paper and was never registered.
• 2013: The 12-month construction start period + 6-month grace period mentioned in the MOU ended. No construction began on the originally proposed project.
• 27 November 2015: Ankit Developers converted into a Limited Liability Partnership — Rak Magnum Realty LLP.
• 21 October 2021: Public notices were published in English, Marathi, and Gujarati newspapers inviting objections before entering into a Joint Development Agreement.
• 2 November 2021: Rak Magnum Realty LLP signed a registered Joint Development Agreement with Gundecha Construction Pvt. Ltd. for developing the larger layout under an SRA scheme.
• 11 April 2022: The project was registered with MahaRERA as Gundecha KBK Magnum Phase-I (Registration No. P51900034493) with a completion date of 31 March 2027.
• 3 February 2023: The Murarkas filed a complaint before MahaRERA seeking delayed possession interest under Section 18 of RERA, possession of the flat, and compensation.
• 11 September 2025: Final hearing took place.
• 5 June 2026: MahaRERA dismissed the complaint.

What the Complainants Argued

The buyers claimed they were genuine allottees who had paid 95% of the consideration in 2011. They argued that Rak Magnum Realty LLP was the successor of Ankit Developers and that Gundecha Construction, being the joint developer, was also liable. They demanded interest at SBI’s highest MCLR + 2% from 2014 onwards until possession, along with other compensation.

Why MahaRERA Dismissed the Complaint

MahaRERA held that the complainants failed to produce sufficient documentary evidence to prove they were allottees in the registered project.

Key observations by the Authority:

• The 2011 MOU only promised “approx. 1,700 sq.ft. saleable area” on floors 7 to 15. It did not allot any specific flat number.
• Flat selection was supposed to happen only after plans were approved — which never happened in the original project.
• The current registered project is significantly different in scale and structure from the 2011 proposal.
• There was no registered Agreement for Sale or any document issued by the current promoters (Rak Magnum + Gundecha) allotting a flat to the complainants.
• The complainants did not raise any objection when public notices were published in 2021 before the JDA was signed.
• The MOU was unregistered and insufficiently stamped, further weakening its evidentiary value.

Critical Lessons for Homebuyers

This order exposes several dangerous loopholes that homebuyers must understand:

1. Old MOUs Offer Very Weak Protection A simple Memorandum of Understanding, especially one that is unregistered and executed on low-value stamp paper, carries very limited legal weight once a project changes hands or gets restructured. Courts and regulators increasingly demand stronger proof of allotment.

2. Project Transformation Through JDA Can Erase Old Claims When a new developer enters through a Joint Development Agreement, old informal bookings often do not automatically carry forward. Buyers must actively establish their claim in the new project structure.

3. You Must Prove You Are an “Allottee” in the Registered Project MahaRERA made it clear that just because you paid money to the earlier entity does not automatically make you an allottee under the RERA-registered project. You need clear evidence linking your booking to the current project.

4. Public Notices Are Not Mere Formalities Failing to object to public notices published before a JDA or redevelopment can later be used against buyers. It weakens claims of ignorance about project changes.

5. Specific Flat Details Matter Vague descriptions like “approx. 1,700 sq.ft. on 7th to 15th floor” without a specific flat number or selection after plan approval create serious problems in enforcement.

6. Long Delays Weaken Your Case Practically Even if limitation is not strictly applied, a 12–15 year gap makes it extremely difficult to produce supporting evidence and prove continuous claim.

Bottom Line for Homebuyers

This ruling is a wake-up call. In today’s real estate environment — where projects frequently change hands through JDAs, redevelopment, or insolvency — relying on old, unregistered documents is extremely risky.

Homebuyers who have paid substantial amounts on the basis of MOUs or allotment letters in projects that later underwent structural changes should urgently review their documents and seek proper legal advice. Getting a registered Agreement for Sale at the earliest possible stage remains the safest protection.

Also Read: Homebuyers Beware: Waiting for Builder’s Review Can Kill Your RERA Appeal

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