In a significant regulatory intervention affecting homebuyers in Dehradun, Uttarakhand, the Real Estate Regulatory Authority (RERA) has imposed an interim ban on the sale and registration of nine flats in the Arcadia Hillocks residential project on Mussoorie Road. The move comes after multiple buyers raised serious concerns that they paid full consideration for their units but have not received registered ownership papers, leaving them vulnerable to potential misuse or unauthorized transfer of the properties by promoters or their associates.
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Homebuyers Complain After Paying Full Amount But No Registry
According to official RERA documents, the nine buyers lodged complaints against the Arcadia Hillocks project and its promoters, alleging that they had paid the entire sale consideration for their flats. However, despite the payments being made, the buyers did not receive the sale deeds or registered titles in their names. This failure to complete registry exposed buyers to risk, as the promoter — reportedly identified as Shashwat Garg — has not been available, raising fears that the properties could be unduly transferred to third parties.
RERA members noted that buyers were legally entitled to registry upon full payment of the agreed price and that failure to convey title violated the provisions of the Real Estate (Regulation and Development) Act, 2016. Given the serious nature of the allegations and the uncertainty over promoter conduct, the Authority decided to intervene.
Ban on Sale and Registry Imposed to Maintain Status Quo
A bench of RERA, led by member Naresh Mathpal, issued an interim order barring registration, sale, and transfer of these nine flats until further orders. The directive also instructed the district registrar and sub-registrars to refrain from processing any registry documents related to the affected units, effectively freezing title changes until the complaints are resolved.
The Authority noted that if registry were allowed in the absence of clear ownership, it could cause irreversible harm to allottees’ rights and disrupt justice in what appears to be a larger dispute involving promoter absence and project accountability.
Promoter Absence and Buyer Fears
Buyers involved in the case — including Rajendra Singh Nakoti, Chaitanya Bahuguna, Kunwar Pal Singh, Vijaya Devi Kodia, Amit Rana, Ranbir Puri, Mani Mahesh Agrotech, and Ashima Agarwal — told RERA that they made full payments for their units but have not received any communication from the project’s promoter or the development company.
What alarmed many buyers was the absence of Shashwat Garg, who is associated with the project’s promotion and development, leading to fears that his partners or agents could transfer or sell the flats to others without the buyers’ consent. This risk prompted the complaints and the regulatory ban.
In addition to the nine buyers who formally filed petitions, RERA’s order noted that several more potential allottees could be affected if the sale process continued unchecked.
RERA Act Provisions and Regulatory Safeguard
The interim order was issued under the provisions of the Real Estate (Regulation and Development) Act, 2016, which mandates that developers cannot transfer or sell units without completing required titles, registry, and clearances. RERA’s core purpose is to protect homebuyers and ensure that promoters adhere to agreed timelines and contractual obligations.
RERA’s action sends a clear message to real estate developers in Uttarakhand: failure to uphold buyers’ rights, deliver clear title documents, or respond to lawful complaints may result in restrictions on sales and registry until disputes are resolved.
Impact on Dehradun’s Real Estate Market
The order has caused concern among homebuyers in Dehradun’s residential property market, particularly those who purchased units in Arcadia Hillocks or nearby developments. The freeze on registry may delay possession timelines and could result in additional costs such as stamp duty or registration charges if the prices escalate before issues are resolved.
Local real estate practitioners said the RERA intervention was necessary to prevent larger losses and ensure compliance with the law, especially in a market where flat prices and land values have been rising steadily.
About the author – Rehan Khan is a law student and legal journalist with a keen interest in cybercrime, digital fraud, and emerging technology laws. He writes on the intersection of law, cybersecurity, and online safety, focusing on developments that impact individuals and institutions in India.
