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Possible loopholes associated with drafting a contract and ways to avoid them

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The article is written by Nikhil Thakur from Manav Rachna University. The author has briefly examined the principles of drafting a contract and the loopholes attached to it. Besides this, the author has suggested a few measures upon how to avoid them.

Introduction 

The establishment of any legitimate connection between two or more parties is based on the premise of a contract. Drafting is a critical concept concerning contracts as it includes steady consideration of specific clauses, terms, and conditions communicated by the parties based upon their needs. Whereas, whosoever is making a draft shall consider the issues attached to it like the subject of the contract, products to be fabricated, dispute resolution, etc.

Drafting a contract requires an abundance of expertise, precision, skills, etc., to which both the parties are cheerful. While drafting a contract, each word, detail, and a line is significant; consequently, it becomes crucial/essential to avoid these kinds of mistakes.

Loopholes, while drafting a contract, signify the lacunae and uncertainties presented so that the parties can keep them away from following the terms of the contract. The loophole may not be noticeable first-hand until the damage has taken place or has been realized. Hence, it is pivotal as far as possible to avoid loopholes while drafting a contract. So, whosoever seeking to provide contract drafting services shall possess thorough knowledge, skills, and understanding.

Drafting of a contract – things to keep in mind 

To understand the current topic, firstly, it is important to understand what a contract is?

Basically, a contract is “an agreement enforceable by law,” which means any agreement (not being a void agreement) which is valid, legal, practicable, realizable, achievable, and executable before the court of law is simply a contract. Reiterating the fact, one shall be vigilant before entering into a contract.

Few things shall be kept in mind before or while drafting a contract:

  1.  Purpose of the contract

While drafting a contract, it is pivotal to know the purpose of the contract and such purpose with which the contract has been entered shall be easily conceivable, and understandable. Therefore, there shall be no uncertainty or ambiguity concerning purpose.

  1.  Acknowledging crucial issues

Both the client and the attorney must understand each other so that they get acquainted with the issues while discussing. This step aids in determining the issue and helps determine other crucial issues that were left unattended or overlooked.

  1.  Being specific with the terms as far as possible

Most importantly, the feasibility of the contract shall be kept in mind whether it is capable of being performed or not. Thus, the terms and conditions of the contract shall be prepared carefully, and due consideration shall be ensured.

For instance; “A” and “B” entered into a contract where “A” says that he shall give one crore rupees to “B” if he can go close to the sun (this is the terms and condition in the instant case). As this is impossible, hence, the contract is void. Therefore, terms and conditions shall be framed carefully.

  1.  Examining and analysing the templates utilized

When it comes to drafting a legal document or, more specifically, a contract, one size doesn’t fit all, as it depends from case to case. The legal document depicts the client’s requirements that vary from one another. Thus, a proper and efficient template shall be utilized, which is easily conceivable and understandable.

  1.  Proofreading carefully

Another essential aspect that shall be taken care of is proofreading the contract framed. This step allows the representative or the framer of the contract to understand its flaws to be rectified accordingly. This is a significant step as if proofreading is lacking, the contract framed may cause blunders.

  1.  Ensuring that the contract is easily comprehensible

It is pivotal to ensure that the contract is easily conceivable and understandable; hence no ambiguity shall be left. The contract shall be framed so that even a common person who doesn’t have much or no knowledge of the business understands all the conditions and obligations as presented in the contract. The contract framed shall be overarching and must be simple along with plain English language.

  1.  Inclusive of the arbitration clause

A thorough reading of the contract forms another important aspect of drafting. One shall ask himself/herself what would happen if the other party failed to comply with the terms and conditions of the case. It is not feasible to sue the non-complying party as the same requires time and resources. Hence, in the client’s good interest, a forceful arbitration clause shall be inserted and is more feasible.

  1.  Verifying the contract thoroughly

Besides conducting proofreading, one shall also conduct verification of the document so that whatever information has been passed on to the attorney is recorded and effectively framed. 

  1.  Renewal of contract

If the nature of the contract is required for a longer period, then a renewal clause may be inserted to ensure the continual binding effect of the contract. This step ensures that the same contract is taken forward; therefore, there is no need to frame another contract and even register the same again.

  1. Examining all the obligations

The obligations clause shall be mandatorily inserted within the contract as it forms the crux. This clause enumerates the rights and duties of the parties, and violation of any of them may entitle the other party to bring a suit or hold the other for breach of contract. The parties to the contract determine the rights and duties enumerated in the contract; hence, they shall be clear and understandable.

  1. Analysing all the possible circumstances

Proper drafting is possible only if all the constraints are thoroughly examined, and the key to drafting is knowing the constraint and framing them accordingly. Anticipation of potential issues which may arise and having a solution to the same aids in the effective drafting of a contract.

  1. Force Majeure

Force majeure (a reasonably inevitable/ uncontrollable situation) is another important clause in the contract like any other clause, but it is often overlooked or not inserted within the contract. It is essential to draft and insert the same because it allows the parties to stop themselves from executing their duties in unforeseen conditions. It even helps the parties from incurring huge losses.

  1. Expense payment

This clause specifies the amount of expense incurred by the parties during their business; it can be 50:50, 75:25, and so on. This clause avoids and removes all kinds of ambiguity as to incurring the expense. Further, it provides the mode of payment to be utilized by the parties while in their business.

  1. Profit-sharing

Similar to point 13 (mentioned above), profit sharing can also be 50:50, 75:25, or so on. After all, the expenses are done, and any profit earned by such a contract shall be distributed accordingly as per the share.

  1. Compensation

This clause shall also be inserted within the contract so that due to omission/wrongful act, etc., of one party, the other shall not be entitled to any loss. This clause states the amount of compensation to be paid by the other party in favour of the former (who has incurred losses due to default of the other).

Common mistakes made while drafting a contract

Even after considering how to make a contract and what things are important to be inserted, many people still encounter errors; therefore, I’ve mentioned a few pitfalls or errors made while drafting a contract.

  1. Forget to insert the internal dispute resolution mechanism or arbitration clauses

A contract is entered to protect the mutual interest of the parties and the most common mistake made while drafting a contract is that most of the people fizzled to include the redressal mechanism in the same. So, in such a situation the aggrieved is left in limbo as he/she doesn’t know whom to contact. Hence, it is important to insert a dispute resolution mechanism clause so that no one is at a loss.

Along with this, an arbitration clause shall also be inserted so that the dispute can be referred to here if the primary mechanism has failed. These redressal mechanisms are preferred over litigation because they are cost-effective as well as less time-consuming.

  1. Missing boilerplate clauses

The provisions or clauses which nearly remain the same in every contract are boilerplate clauses. Due consideration to these clauses is a sine-qua-non; hence, although these clauses are similar in mostly all the contracts, they shall be framed and negotiated accordingly while drafting a new contract.

  1. Mode of payment mechanism not mentioned

One of the basic focuses that shall be kept while drafting a contract is to dole out a comprehensive mechanism that determines the mode of payment and consideration for each other. There is no contract if there is no consideration; hence, a proper mechanism shall be provided in the contract, stipulating the time intervals, instalments, and compensation process in case of late payment. These clauses ensure the continuity of the contract and avoid any further issues concerning the payment procedure.

  1. Lacking conditions that qualify breach or termination of the contract

It is important to clarify the condition under which a contract (current) may be terminated or amounts to a breach of contract. This is an essential clause that shall always be inserted and framed as per the client’s requirements. Besides this, a contract shall also contain a provision that allows the parties to terminate the contract after giving reasonable notification and justification.

  1. Poorly framed definitions

Another mess that is created while drafting a contract is framing confusing or uncertain definitions. A clear and precise definition shall be framed; otherwise, the client would be vulnerable to the dispute, liabilities and so on. Thus, this shall be cured as soon as possible, and an effective proofreading process shall be procured.

  1. Applying wrong sections

Along with the poorly framed definition, the framer even applies the wrong section which also can put the client at vulnerability. Therefore, all the information and evidence be recorded carefully and framed correctly to apply the correct sections of the Indian Contract Act, 1872.

  1. Poor templates

A common mistake seen nowadays is that the framer utilises one template for all the clients without considering their requirements. Besides inserting all the information correctly in the contract, a proper template must be used. Template size varies from case to case as the requirements of clients in every case are distinct. Hence, a proper template shall be used accordingly while drafting a contract.

  1. Poor format

One of the basics of legal documents is the format; any legal document which lacks proper format may break the interest of the other while reading it. However, on the other hand, proper format and arrangement of headings and subheadings allow the interest of the parties and even aids in finding things quickly. Thus, the framer of the contract shall also give due consideration to the same.

  1. Rights and duties not specified clearly

Another basic mistake made while drafting a contract is that the parties fail to clearly mention the rights and duties. One of the most important aspects of a contract is determining the rights and duties of parties.

This clause aids in determining what are the responsibilities and rights of the parties who are entering into the contract. Further, this helps the parties know what they can do, what they cannot, and what they should do.

  1. Difficult to understand

Further, another issue as to framing is utilizing heavy and complex words, which become a headache for the reader to get the essence of the contract. Moreover, if everything mentioned in the contract is tangled, it becomes difficult to understand what the contract wants the parties to do. Hence, while drafting a contract, plain English along with clear information/facts shall be used and recorded.

Consequences of the loopholes 

  1. Impossible to perform

When the contracting parties perform whatever is present in the contract, the same is called performance. However, many times due to loopholes present in the contract, it became impossible to be performed. 

For instance, “A” and “B” entered into a contract that “A” shall prepare a book naming the discovery of India and if “A” dies before preparing the book, then “C” shall be preparing the same. Woefully, before the completion of the book, “A” died, and thereafter “C” refused to carry forward the work because the contract was entered between “A” and “B”; there was no contract with “C”. Hence, it is impossible to pressurize “C” to complete the work as he is not a party.

  1. Breach of contract

One of the most common consequences of the loopholes in the contract is a breach of contract. Many a time, the parties are performing as planned according to the contract, but due to lack of information in the contract or the rights and duties clause is not explicitly explained, the parties somehow land up creating a mess, and hence, resulting in a breach of contract. Here, the parties do something which they are not supposed to do.

  1. Breach of the legal relationship

Similarly, when a contract is a breach in response to loopholes, the legitimate relationship among the parties also terminates; hence no contract or obligation is left to be performed.

  1. Unfair agreement

A contract is often entered between two parties where it is made unfairly against one party, which is initially not known due to lack of information or records in the contract. Thus, any such activity amounts to a gross unfair agreement and is liable to be terminated. Hence, it is important to verify the contract more than once.

Ways to avoid these mistakes 

There are three possible ways that can be adopted to avoid these kinds of mistakes which may create blunders.

  1. Proofreading the document

The only possible way to avoid any loopholes in the contract is proofreading and is the most efficient and effective method to correct the contract. Proofreading the document allows correction in the formatting errors, in language, and so on. Thus, every person before submitting the contract shall always once perform proofreading.

  1. Verification

Verification of the documents allows the framer that he/she has applied the correct sections of the concerned Act and ensures that whatever the client has said is adequately recorded in the contract. Verification of the documents plays a pivotal part in the contract as if the contents are not properly framed the other party may benefit from it. Therefore, similar to proofreading, verification is also crucial.

  1. Using appropriate template

Reiterating the fact that no one size fits all cases. Templates shall be framed accordingly to the cases. Copy-Cut-Paste system shall be strictly avoided. 

Conclusion 

Drafting a contract is crucial. It requires skills, knowledge, etc.; thus, due consideration shall be made in that respect. A proper contract shall include different clauses so that the reader can easily identify what he wants to read. The terms and conditions under the contract shall be explicitly mentioned along with the purpose of the contract. An efficient contract saves much time, effort, and cost, which may have occurred otherwise. 

Along with all this, it shall be made mandatory that before submitting the contract it shall once undergo proofreading and verification.

References

  1. http://www.legalsupportworld.com/blog/avoid-mistakes-during-contract-drafting/
  2. http://www.legalserviceindia.com/legal/article-3044-basics-to-contract-drafting-and-contract-review.html
  3. https://blog.ipleaders.in/top-5-common-mistakes-drafting-contract-avoid/
  4. https://www.upcounsel.com/contract-loopholes
  5. https://www.lawctopus.com/ten-common-errors-to-avoid-while-drafting-contracts/

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What is ENISA and how has it helped enforce cyber laws in the EU

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This article is written by Rishabh Mishra, pursuing Diploma in Cyber Law, FinTech Regulations, and Technology Contracts from LawSikho. The article has been edited by Prashant Baviskar (Associate, LawSikho) and Ruchika Mohapatra (Associate, LawSikho).

Introduction

ENISA stands for European Network Information and Security Agency; it is the European Union Agency for Cybersecurity. It has an objective to achieve a high common level of cybersecurity across the whole of Europe. In 2004 it was established by the European Union. ENISA with the support of the EU Cybersecurity Act it works on the following subjects:

  1. Helps EU to frame a cyber policy for Europe;
  2. Works to achieve enhanced trustworthiness of ICT products;
  3. It provides services and processes with cybersecurity certification schemes.
  4. It cooperates with Member States and European Union’s bodies.
  5. It helps Europe to prepare itself for future cyber challenges.
  6. It works towards solidifying the trust of its stakeholders in the connected economy with the intent to enhance the EU’s infrastructure resilience and to achieve the ultimate aim of digital security of Europe’s society and citizens.
  7. It provides assistance and advice to the Commission and member states on information security. Its assistance and advice to the Commission and the Member States also extend for addressing hardware and software security-related problems in the products to the concerned industry.
  8. It collects and analyzes data of emerging risks and security incidents that took place in Europe.
  9. It promotes risk assessment and risk management methods to increase the abilities required to tackle information security threats.
  10. It works towards awareness and cooperation among various stakeholders in the information security field, remarkably by developing public/private partnerships with industry in this field.

The activities with respect to digital security are covered under four main topics, which are computer emergency response teams, critical information infrastructure protection and resilience, identity and trust, and risk management.

In this article, various functions of ENISA are discussed with the intent to understand the core of ENISA’s efforts towards cyber security through various laws. 

Functions of ENISA

Presently, ENISA carries out its functions mentioned above on the following topics:

Cloud and big data

ENISA works on this topic because of the ongoing technological trends and needs of the community. It works with the private and public sectors to make them understand the security benefits and drawbacks of cloud storage. The term big data has evolved from the vast use of cloud service combined with the volume of data.

COVID-19

In the wake of the pandemic, people have started working virtually from home. As a result of this ENISA has started sharing its recommendations on different topics which are as follows:

  1. Remote working;
  2. Online shopping;
  3. Health; and
  4. Security advise to affected sectors.

Apart from the above topics it shares various other internal and external resources only for cyber security experts and these resources cover security issues with respect to COVID-19.

Critical infrastructures and services

ENISA works on this topic with the intent to ensure a strengthened Industrial Control System (ICS) for the following reasons:

  1. The high impact of cyber attacks on critical infrastructure and services.
  2. ICS products are mostly based on standard embedded system platforms and often used commercially, as these results in a reduction in cost and ease of working but in parallel exposes systems to network-based attacks.
  3. Smart grids improve control over consumption and distribution of electricity but these improvements come in exchange for exposing the electricity network system to foreseen and unforeseen challenges, especially in the field of security of communication networks and information systems. 
  4. Maritime transport is one of the major transport services in the whole of Europe and there is an increase in dependency on ICT in this sector which exposes the system to cyber-attacks.

Critical infrastructure includes electricity generation plants, transportation systems and manufacturing facilities which are controlled and monitored by the Industrial Control System which includes SCADA.

CSIRT services

There are three main categories of CSIRT services, which are as follows:

  1. Reactive services—these services consist of post incidental reports from any constituency or any other cyber threat or attack-related event, for example; compromised hosts, malware etc.
  2. Proactive services—these services are provided with the intent to detect and prevent attacks even before hitting systems. Information is sent to alert constituencies and partners to protect themselves from attack or prepare themselves from being targeted.
  3. Security Quality Management Services—under this, organizations’ security postures are reviewed and improved without being dependent on time and are provided upon request.

CSIRTs and communities

ENISA works towards cooperation between its members by the development of the CSIRT network. It also works towards cooperation with other operational communities for e.g. law enforcement, financial, SCADA systems community and energy communities. All these cooperation activities have been taking place for the past 10 years.

CSIRTs in Europe

CSIRTs in Europe are working towards supporting member states and communities to improve their CSIRT capabilities from the past 10 years. It has achieved to make individual teams from different sectors and businesses and existing CSIRT communities an indispensable element of their efforts.

Cyber Crisis Management

In Cyber Crisis Management ENISA helps in the prevention of cyber security incidents and crises or effective response to the same. Its activities include the following:

  1. Crisis simulations to,
  2. Trainings,
  3. Support to the Member States in developing their crisis plans and structures,
  4. International conferences and,
  5. Several studies. 

Cyber exercises

Cyber exercises include the activity of building prevention capacity which is a part of activities of cyber crisis management with other following activities:

  1. Cyber Europe programme,
  2. Cyber Exercise Platform (CEP),
  3. Trainings and studies,
  4. Other cyber exercises are supported by ENISA.

Cyber Security Education

ENISA does the following activities to achieve its objective of educating people:

  1. Supporting and strengthening improvisation in cyber security skills and competence at each level i.e. from non-experts to highly skilled professionals.
  2. Awareness of cyber security and potential cyber threats.
  3. Promotion of safe online behaviour.
  4. Act in accordance with the EU’s Digital Action Plan.
  5. Promotion and analysis of cyber security education to cover the deficiency in numbers of cyber security professionals.
  6. Monthly campaigning for increasing cyber security awareness to citizens. This campaign is known as European Cyber Security Month (ECSM) which primarily intends to focus on the expansion of cyber security awareness.
  7. A competition is conducted every year between member states to identify cyber talents from them and is also done with the intent to promote friendly relations among participating countries. This competition is known as the European Cyber Security Challenge.
  8. Creation of European Cyber Security Skill Framework with intent to develop a general understanding of various factors such as roles, competencies, skills and knowledge to address the deficiency of cyber security skills.
  9. Maintains database for cyber security-related education programmes.
  10. Initiatives like #NoMoreRansom for awareness on common ransomware attacks and #Netiquette for secure and safe digital life of all EU citizens through four posters which are part of educational campaigns.

Data protection

As regulations like General Data Protection Regulation (GDPR) and Digital Single Market (DSM) alone cannot pledge to cyber security, this is where technology can play a pivotal role by offering privacy protection tools for proper implementation, monitoring and enforcement of legal provisions. It also focuses on data protection safeguards by using the concept of “privacy by design” and Privacy Enhancing Technologies (PETs) to support privacy integration in systems and services. It also provides security measures with an emphasis on Cryptographic protocols and tools, personal data breaches and online and mobile data protection.

Incidental reporting 

Breach reporting is one of the important modalities of tackling cyber threats in present and in future. Presently there are NIS directives for the same but before NIS there were rules concerned with telecom providers, trust service providers, payment service providers, manufacturers of medical devices and for data controllers under Telecom Framework Directives, eIDAS Regulation, Payment Service Directives, Medical Device Regulation and GDPR respectively.

IoT and smart infrastructure

ENISA provides good security practices and recommendations to operators, manufacturers and decision-makers to secure IoT and Smart Infrastructures from cyber threats. ENISA focuses on IoTs because it is an emerging concept which collects, exchanges and processes data among interconnected devices with the intent to dynamically adapt the concept.

National cyber security directives

Addressing the need for flexible and dynamic cyber security strategies to tackle global threats, a National Cyber Security Strategies (NCSS) is designed to advance the security and resilience of national infrastructures and services. It establishes a range of national objectives and priorities which must be accomplished in a particular time frame. NCSS collaboration building is also on its prime focus, as the most focused area under collaboration building strategy among stakeholders is Information Sharing and the creation of Public-Private Partnerships.

Every national cyber security strategy works in collaboration for the enhancement of cyber security at each level i.e. threat information sharing to raise awareness. However, collaboration can be achieved by Information Sharing and Analysis Centres (ISACs) and Public Private Partnerships (PPPs).

Good practices suggested by ENISA for evaluation of NCSS by their member states are as follows:

ENISA’s work on information sharing being an important aspect of cyber security provides good practices and recommendations and focuses on the following things:

  1. Tackling cyber attacks;
  2. Incident response;
  3. Mitigation measures
  4. Preparatory controls

ENISA’s work on Public-Private Partnerships depends upon the environmental, cultural and legal framework of member states.

NIS Directives

NIS Directives are the first part of the EU’s cyber security legislation. It is widely adopted in the legislation of member states. It provides some level of flexibility in its adoption in legislatures of member states taking into account national circumstances. NIS directives consist of three parts:

  1. National capabilities: EU Member States must have certain national cybersecurity capabilities of the individual EU countries, e.g. they must have a national CSIRT, perform cyber exercises, etc.
  2. Cross-border collaboration: Cross-border collaboration between EU countries, e.g. the operational EU CSIRT network, the strategic NIS cooperation group, etc.
  3. National supervision of critical sectors: EU Member states have to supervise the cybersecurity of critical market operators in their country: Ex-ante supervision in critical sectors (energy, transport, water, health, digital infrastructure and finance sector), ex-post supervision for critical digital service providers (online marketplaces, cloud and online search engines).

Standards and certification

ENISA has focused on standardization since its inception. It works on standardization in cooperation with European and International Standards Developing Organisations. It also contributes towards the R&D of risk management and security of electronic products, systems, networks and services for making EU standards. As far as certification is concerned ENISA works towards the preparation of candidate certification schemes. For standardization Regulation (EU) 526/2013 is concerned and Regulation (EU) 2019/881 (Cybersecurity Act) under which a cyber security certification framework is established is concerned.

Threats and risks

Cyber risk and threat management have been vital components of ENISA’s activities. As both, the activities are important for IT Security Management and are subject to vibrant transformation. It is working in this field to provide information and knowledge to stakeholder communities. It is pertinent to mention that risk management is one of the priority activities of ENISA and likewise cyber threat landscaping is the main course of work under this topic.

Conclusion

ENISA has a very dynamic perspective and a visionary eye in the cyber security assurances across Europe and member states. Its efforts show that it understands the risks and threats posed by cybercriminals and issues related to hyper-connectivity in the digital world. It tries to be in proactive mode and bridges the gap between law and its enforcement in letters and spirits. As people are more active in the digital world especially after the COVID-19 pandemic or one may say more dependent on cyber activities from maintaining personal and professional relationships to buying groceries, which exposes even a technologically challenged individual to the cyber world and makes them easy targets of cybercriminals who do not miss the opportunity to take advantage of this situation, by targeting individuals particularly in e-commerce and e-payment businesses, as well as in healthcare system. The ENISA activities and efforts reflect their new vision and mission to work towards a trusted and cyber-secure Europe in cooperation with the wider community.

References

  1. https://www.enisa.europa.eu/about-enisa
  2. https://dig.watch/actors/european-union-agency-network-and-information-security
  3. https://www.enisa.europa.eu/topics/cloud-and-big-data
  4. https://www.enisa.europa.eu/topics/wfh-covid19
  5. https://www.enisa.europa.eu/topics/critical-information-infrastructures-and-services
  6. https://www.enisa.europa.eu/topics/csirt-cert-services
  7. https://www.enisa.europa.eu/topics/cross-cooperation-for-csirts
  8. https://www.enisa.europa.eu/topics/csirts-in-europe
  9. https://www.enisa.europa.eu/topics/cyber-crisis-management
  10. https://www.enisa.europa.eu/topics/cyber-exercises
  11. https://www.enisa.europa.eu/topics/cybersecurity-education
  12. https://www.enisa.europa.eu/topics/data-protection
  13. https://www.enisa.europa.eu/topics/incident-reporting
  14. https://www.enisa.europa.eu/topics/iot-and-smart-infrastructures
  15. https://www.enisa.europa.eu/topics/national-cyber-security-strategies
  16. https://www.enisa.europa.eu/topics/nis-directive
  17. https://www.enisa.europa.eu/topics/standards
  18. https://www.enisa.europa.eu/topics/threat-risk-management

Students of Lawsikho courses regularly produce writing assignments and work on practical exercises as a part of their coursework and develop themselves in real-life practical skills.

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Modification of sanctioned plan under RERA

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RERA

This article is written by Rushikesh Jayantrao Dharmadhikari, pursuing Certificate Course in Real Estate Laws from LawSikho. The article has been edited by Prashant Baviskar (Associate, LawSikho) and Ruchika Mohapatra (Associate, LawSikho).

Introduction

Previously, before the enactment of the RERA Act of 2016, developers would alter, revise, and adjust the original layout and sanction plans to suit their demands, leaving homeowners feeling duped and their funds were frozen in under-construction units. The promoter is required to follow the authorities’ approved plans and project requirements for the proposed project. Other than the promoter who has agreed to accept apartments in such a project, the builder must get the prior written permission of at least two-thirds of the allottees for the entire project. The RERA Act of 2016 was enacted with the goal of safeguarding homebuyers while also luring investors.

The RERA Act of 2016 was enacted with the goal of protecting homebuyers and encouraging investment in the real estate market. Previously, the developers would alter and adjust the original layout and sanction plans of their own accord, leaving homeowners feeling duped as their funds lay frozen in under construction. This conundrum has now been resolved thanks to the requirements of the RERA Act of 2016. According to Section 11 (3) (a) of the RERA Act, 2016, it is the promoter’s responsibility to make the sanctioned plans, layout plans, and specifications, approved by the competent authority, available to the allottee at the time of booking and issue of allotment letter, by the display at the site or such other place as may be specified by the Authority’s regulations. This article deals with the modifications of sanctioned plans under RERA.

The sanctioned plan under RERA

According to Section 2 (zq) of the RERA Act of 2016, “sanctioned plan” refers to the site plan, building plan, service plan, parking and circulation plan, landscape plan, layout plan, zoning plan, and any other plan, as well as structural designs, if applicable, and permissions such as environmental permission and other permissions, that are approved by the competent authority prior to the start of a real estate project.

According to Section 4 (2) (d) of the RERA Act, 2016, while submitting for project registration, the promoter must provide the sanctioned plan, layout plan, and specifications of the proposed project or phase thereof, as well as the entire project as sanctioned by the competent authority. The promoter is required to follow the sanctioned plans and project specifications for the proposed project as approved by the authorities under Section 14 (1) of the RERA Act, 2016. However, according to Section 14 (2) of the RERA Act, 2016, the promoter is not authorized to make any changes to the sanctioned plan without the flat owner’s prior written consent.

In addition, if the promoter desires to make any changes or additions to the sanctioned plans, layout plans, or the entire project, he must first obtain the written approval of at least two-thirds of the allottees, other than the promoter, who have committed to take apartments in such a project.

Provisions concerning the approved plan

According to Section 11 (3) (a) of the RERA Act, 2016, it is the promoter’s responsibility to make the sanctioned blueprints and layout plans available to the allottee at the time of booking and issue of allocation letter. It must comply with specifications approved by a competent authority, as evidenced by a display at the site or in any other location specified by the authority’s regulations.

According to Section 4 (2) (d) of the RERA Act, 2016, the promoter must attach certain documents when applying for project registration, including the sanctioned plan, layout, and specifications.

The promoter must follow the sanctioned plan and project specifications for the proposed project as approved by the authorities, according to Section 14 (1) of the RERA Act, 2016. The promoter must create and complete the proposed project in accordance with sanctioned blueprints, layout plans, and specifications that have been approved by the competent authorities.

The promoter is not authorized to make any changes to the sanctioned plan without the prior written approval of the flat owner, according to Section 14 (2) of the RERA Act, 2016. Regarding the amendment of the sanctioned plan approved by the competent Authority, any clause contained in any agreement, the contract will not prevail. As a result, without the previous written agreement of the person who owns that apartment, a promoter has no authority to make any modifications or changes to the sanctioned plans.

Furthermore, Section 14 (2) (ii) of the RERA Act, 2016 clarifies that any alterations or additions to the sanctioned plan, layout plans of the entire project, or common areas of the building cannot be made unless the developer obtains the prior written consent of 2/3rd of the allottees who have agreed to take apartments in such project, excluding the Promoter. As a result, a developer is legally obligated to follow the approved blueprints during construction and cannot depart from them.

The allottee has the right to obtain information about the promoter’s sanctioned plan and layout plan for the real estate project under Sections 19(1) and 19(5) of the RERA Act, 2016. Allottees must have the right to withdraw from a project if the promoter fails to supply the information and specifics of the sanctioned plan. The Promoter must be responsible for the whole amount paid by the allottee, plus interest.

Forced consent is a concern

While supporters of the RERA are optimistic about the industry’s future prospects, home purchasers have a different storey to tell. Say, person X recently reserved an apartment in an upcoming RERA-registered housing complex in Lucknow, Uttar Pradesh, being built by a reputable developer. X placed a 10% down payment and proceeded to register the agreement for sale with the developer, confident that the builder would fully adhere to the RERA.

After registering the agreement at the sub-office, registrar’s X was taken aback when the developer asked him to sign a paper labelled “Unconditional and irrevocable consent to make changes in project plans” at the last minute. The developer wanted X to sign the letter because he wanted him to agree to any future alterations he might make to the approved building designs. The developer would be free to make any alterations he wanted, as long as the approval was unconditional, irrevocable, and given in advance. X declined to sign the document, citing Section 14 of the RERA, because he suspected the developer of being hostile.

Section 14 of the RERA states that no changes to plans can be made without the buyer’s consent.

Developers are prohibited from making any changes to the project’s sanctioned plan without the consent of the home buyers under Section 14 of the RERA. Section 14 states that any changes to an individual apartment’s designs and specifications are only permissible with the prior written consent of the house buyer. Changing the layout of the entire project and the building’s common areas, on the other hand, requires the developer to get the prior written consent of two-thirds of all house buyers (or allottees) in the project. As a result, the developer is legally obligated to follow the approved plan.

The concept of ‘informed consent’ 

Informed Consent is a legal notion that states that people must provide their consent after receiving information and asking relevant questions There are 4 components of informed consent including decision capacity, documentation of consent, disclosure, and competency.

The phrase ‘previous written consent’ in Section 14 is critical, as it implies that house buyers must be informed of potential project alterations before giving their consent. The Bombay High Court had the opportunity to interpret Section 7 of the Maharashtra Ownership of Flats Act (MOFA), 1963, which is equivalent to Section 14 of the RERA, in the matter of Madhuvihar Cooperative Housing Society and others vs. Jayantilal Investments and others, 2010 (6) Bom CR 517. It was held that a home buyer’s assent must be “informed consent,” meaning that it must be freely granted after the flat purchaser has been given complete and full knowledge of the project or scheme that the builder intends to implement. Furthermore, the consent must be explicit and applicable to the developer’s intended project or scheme. The bench went on to say that blanket or general consents received in advance by developers, especially at the signing of agreements, were illegal. The Maharashtra Ownership of Flats Act was intended to achieve a certain goal, and such ambiguous consents failed that goal. As a result, the court gave the statute a purposive construction, holding that developer malpractices could not be allowed to subvert the Act’s basic aim.

A binding precedent has been set by the Supreme Court’s decision on proposed changes

Because the Bombay High Court is a court of record under Article 215 of the Indian Constitution, the law it makes will be binding throughout Maharashtra and will set a strong precedent for other high courts. The judgement in the Madhuvihar Cooperative Housing Society case will apply to all proceedings before the Real Estate Regulatory Authority and the Real Estate Appellate Tribunal because Section 7 of the MOFA is comparable to Section 14 of the RERA. As a result, if a developer wishes to change the layout of the project, he must first seek the written approval of all allottees. After notifying them of all the proposed changes and adjustments, as well as the impact on the developer, such approval should be acquired. This will allow the allottees to make an informed decision based on their personal interests.

Consents obtained under duress can be revoked

It’s worth noting that in person X’s situation, if the developer coerced him into giving his permission by any means, the contract might be declared illegal under Section 19 of the Indian Contract Act, 1872. Section 19 states that any consent gained through deception, coercion, misrepresentation, or undue influence is voidable at the injured person’s request. As a result, if a property buyer has agreed to a contract under duress from a developer, he can readily contest it and have it declared null and void under Section 19 of the Indian Contract Act, 1872.

Using the Real Estate Regulatory Authority to file a complaint

The best course of action for property buyers who are being pressured by developers to sign such unethical letters is to register a complaint under RERA Section 31. When a complaint is lodged, the Regulatory Authority can use its investigation powers under Section 35 of the Act to look into the situation. If the Authority determines that the developer has broken the letter and spirit of Section 14, it might impose a penalty of 5% of the project’s cost. Furthermore, if it discovers that the developer is engaging in fraudulent operations, it has the authority to cancel the project’s registration under Section 7 of the Act.

Conclusion

A law without teeth, without enforcement, is a time-honoured principle. The key to enforcement now rests in the hands of property buyers, thanks to the passing of the RERA. If a person witnesses any oblique malfeasance by a RERA-registered developer, he must promptly file a complaint under Section 31 of the RERA, requesting that the Authority examine the incident and penalize the developer appropriately. Because RERA proceedings are generally swift and unencumbered by the civil court’s delay culture, home buyers have reason to expect that justice will be served in their cases. Prompt action in any scenario will not only serve as a deterrent but also enhance consumer awareness

Prior to the RERA Act’s introduction in 2016, there were worries about the imposition of provisions that permitted developers to change, rewrite, and amend the original layout/plans as they saw fit. In situations like these, vulnerable allottees who had their assets frozen were left with no choice but to comply with one-sided pro-developer terms and conditions. However, with the passage of the RERA Act in 2016, house buyers were finally able to exhale a sigh of relief and felt safer as a result of its provisions.

References


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What should you understand before taking up the responsibility of renting your apartment

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This article has been written by Prathamesh More, pursuing a Diploma in Advanced Contract Drafting, Negotiation and Dispute Resolution from LawSikho. It has been edited by Zigishu Singh (Associate, LawSikho) Ruchika Mohapatra (Associate, LawSikho).

Introduction

“Rent” is a popular term nowadays, since housing rates have gone up sky high and people’s earnings are averaging all the time, making it difficult for everyone to afford the cost of living with such earnings. People ask for development of the place wherever they live, but it has to be noted that development comes with a hefty price. The cost of living becomes more expensive as the Government provides more amenities including transport services, health services, better infrastructure, etc.

Because of such expensive housing rates, people tend to live on rent before saving up to buy or own a new house or flat. And when it comes to metropolitan cities like Delhi, Mumbai, Chennai or IT Hubs like Pune, Bangalore, Gurugram or any other upcoming Industrially equipped city, the population tends to increase in huge numbers and the Housing sector gets a boost and the rates go higher. The phrase “Sky’s the limit”, has become relevant when it comes to asking rates of owning a new flat. In this article, we shall understand the essentials of renting, procedures, rights and obligations of the landlord as well as tenant. 

Why do people rent their property?

Selling an owned property is tough these days as most of the buyers don’t have enough financial support to buy the property at once. Nowadays, the cost of even a 1BHK (Bedroom, Hall, Kitchen) flat has reached above 70 lacs INR the area of which is less than 500 sq.ft. So, the people who want to live in cities prefer to stay on rent. Staying on rent is quite a boon for the property owners as said earlier it is tough to sell such property.

Renting out a property also becomes an additional source of income for the owners. The owners strive to make sure that the rent is paid at regular intervals be it monthly or quarterly. For that, they make sure that the lessee does not have to face any problem or lack of essential things that are required for a person living at home.

There are many rich people who regularly buy properties, and lease it out to make huge amounts through renting their properties. Apparently, renting has now become a lucrative business these days. It sounds really easy to rent out a property and earn money, but that is not the case, renting out a property is a complex procedure and managing all of this is exhaustive. But if the owner or lessor is well-versed with all the laws pertaining to renting out the property and rights and obligations of the landlord or owner or lessor as well as the lessee, then the process is not that hard.

Essentials of renting

A written rental agreement

The first and foremost step of the landlord before renting out his/her property shall be to make a written agreement with the tenant. The Agreement shall consist of the following:

                        i.         Duration of the rent with start and end dates.

                        ii.         Rent amount and frequency of the rent.

                       iii.         Security Deposit.

                       iv.         Service and maintenance charges.

                        v.         Provisions related to termination of the agreement.

                       vi.         Provisions related to vacation of the property.

                    vii.         Provisions related to essential services like electricity, and water supply.

The agreement shall be signed by both the parties after agreement between the parties pertaining to terms and conditions of the contract. The landlord shall provide the duplicate copy of the agreement to the tenant and keep the original with himself/herself. The agreement shall be registered and stamped in the Registrar Office. Without the verification of the rental agreement the rights and obligations of the landlord and tenant cannot be enforced or protected by law.

Therefore, it is advisable to the owners to hire a legal expert to draft such a rental agreement to avoid any kind of violation of law. 

Maintenance of the property

Both the parties – owner and the tenant(s) are responsible for the upkeep of the rented property. The owner shall make sure that the property is free of damages and potential dangers before renting out the property. Therefore, it is advisable for the tenant to give the property a physical inspection before moving in.

Apart from the normal wear and tear, both the owner and tenant(s) should split any amount regarding the maintenance required for certain damages to the property. If the tenant refuses to pay for the repairs, the owner has the right to deduct the specific amount from the security deposit and where the owner refuses to pay for the repairs the tenant has the right to deduct the amount from future rent payments.

After the tenancy commences on the given date, the tenant is responsible for the maintenance of the property if the damage is done negligently or purposely. The tenant has no right to damage the property so that the owner suffers a loss. Hence, it has to be noted that maintenance of the property should be written down in the agreement with great precision as it safeguards both the parties- owner and tenant from any allegations pertaining to the damages to the property.

Rights and obligations of the landlord

a. Due Diligence: The owner has full right to do a background check of the tenant. It is not only a right but also an obligation such that the tenant does not create any kind of ruckus for the neighbors in the building or public in general. The owner is also entitled to reject tenancy applications for personal reasons. The owner is entitled to ask the tenant for copies of Government IDs, Permanent Address Proof (if available), for the sake of due diligence.

b. Right to Evict: In some states, the owner has the right to evict the tenant for personal and bona fide reasons, but in some states such reasons cannot be accepted as a cause to evict the tenant during the continuance of the tenancy period. But if the tenant has not paid the rent for two consecutive months or if the tenant is found damaging the property deliberately or misusing the rented property the owner can lawfully evacuate the property within immediate effect. If the tenant refuses to evacuate the property, the owner has the right to double the monthly rent as the compensation for damages.

c. Charge Rent: The owner has the right to charge rent from the tenant at regular intervals as mentioned in the agreement. If the amount payable for the rent is revised the owner shall inform the tenant three months in advance or most preferably the owner should stipulate the rate of amount that will increase on regular periods. 

The owner is obligated to issue a rent receipt to the tenant after the payment of the rent. It should consist of the tenant’s name, date, the amount received and signature of the owner. 

The owner should inform the tenant about the special facilities provided in the society like parking, elevator, etc. payment of which shall be mentioned in the rental agreement, if agreed by the tenant.

d. Right to enter premises: The owner has the right to enter the rented premises whenever he/she wants provided the owner issues a 24 hours to 72 hours prior notice to the tenant. The owner can enter to check the property for a valid cause, see if any damages are there, or certain repairs that are required to be done at the earliest, etc. The Model Tenancy Act provides that the owner is obligated to visit the premises between 7 am to 8 pm.

e. Temporary possession of the property: For the alteration or certain repairs required for the property’s upkeep, the owner may repossess the rented property for a temporary period.

f. Safety Obligations: The owner is obligated to ensure the safety of the tenant. It is his/her duty to pre-check all the electrical supplies, gas line, water supply, etc., so that the tenant does not have to go through difficulties which might also cause harm to the neighbors or public. The owner shall get expert’s help for checking inside-outside of the property. Failing to do so, the owner shall be held liable for damages. 

Brokerage commission

Some property owners don’t have time to manage renting out their own property so they hire a broker who is always known for being in the business specifically in Real Estate and Rentals. The broker gets paid via commission which the owner has to pay from the rent collected with certain percentages which are discussed beforehand. It is advisable for owners to hire an experienced or reputed broker or a broker organization to avoid any further issues with the tenant.

Security deposit

The Model Tenancy Act 2021, has provided that it is illegal to charge security deposit more than three times of the rent charge. The rate of charging the security deposit is stipulated in the concerned state’s Rent Control Act. Although the Model Tenancy Act has a provision pertaining to repeal the State Rent Control Act, some states still have not taken such a measure to repeal the said Act.

According to the Model Tenancy Act, the tenant shall pay the security deposit in advance as agreed with the owner in the tenancy agreement, which shall —

               i.   Not exceed two months’ rent, in case of residential premises; and

              ii.   Not exceed six months’ rent, in case of non-residential premises.

The owner is obligated to refund the security deposit to the tenant on the date of taking over the possession of the vacant property, after making requisite deductions pertaining to any liability of the tenant.

Hence, a security deposit safeguards an owner if the tenant leaves the rented property without paying rents and charges required for the damage repairs. It is also implied that the owner shall not deduct charges from the security deposit for normal wear and tear. The owner is entitled to deduct unpaid rent and repair charges. However, the owner while refunding the security deposit to the tenant, he/she should specify the same with valid reasons in a written statement. The owner is obligated to refund the security deposit within one month after the tenant has vacated the property. If the owner refuses to refund the security deposit within a month, the tenant can take legal action and bring the matter before the court.

Conclusion

Although renting out a property seems easy it is a tough business. The owner not only gives the property to be utilized by the tenant but also trusts and values the property in the hands of the tenant. Before renting out your property it is advisable to take a background check of the tenant, make sure that the property is maintained very-well if any damage is found make sure it has been repaired before lending the property to the tenant and most preferably if you are new to renting out your property then it is better to check outthe Model Tenancy Act, 2021 or the relevant State Rent Control Act, which becomes handy in such a scenario.

References


Students of Lawsikho courses regularly produce writing assignments and work on practical exercises as a part of their coursework and develop themselves in real-life practical skills.

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Constitutionality of the UAPA with regard to the right to protest

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UAPA
Image Source - https://rb.gy/kfjzz6

This article is written by Shruti Yadav, from Jagran Lakecity, Bhopal. This article talks about the UAPA with regards to the right to protest.

Introduction

The Unlawful Activities Prevention Act (UAPA) was initially passed in 1967 under the then Prime Minister Indira Gandhi. However, the law has endured over half a dozen amendments, the last one in 2019 under the Narendra Modi government. The UAPA was manifested as an anti-terrorism law to curb unlawful activities, associations and preserve the sovereignty and integrity of India. Since its inception, it has been amended for efficient application. It serves the Act’s primary. The amendments allowed Parliament to impose constraints on the fundamental rights of freedom of expression, assemble without arms, and form alliances. These restrictions were to be imposed only to safeguard the sovereignty and integrity of India. The 1967 version of the UAPA granted the central government the power to deal with activities levelled against the sovereignty and integrity of India. Terrorism was not yet incorporated under the UAPA. Between 1967 and 2004, the UAPA was not a terror law. In 2004, the Parliament included a chapter assigned to punishing terrorist activities. The UAPA has been amended on various occasions to include the changing routines of terrorism, shifting the burden of proof to executing extra-territorial arrests. The Unlawful Activities (Prevention) Amendment Act, 2019, is the latest amendment made which comprised the definition of “terrorist” to incorporate individuals under Sections 35 and 36 of the Act. 

It gives powers to the Director-General of the National Investigation Agency to seize property from proceeds of terrorism under Section 25. It enables inspectors and officers of higher positions to investigate cases under Section 43. To repeal the label of an individual, a review committee was also established by the central government which eliminated all the possibilities of any institutional mechanism for judicial review. The UAPA, now comprises terrorism, money laundering for terror financing and appellation of groups, and individuals as a terrorist. The terror law makes bail challenging. It prolongs the pre-charge sheet custody period from 90 days to 180 days. It also restricts the right to bail and makes the court dependent on police documents to presume the accused’s guilt. The conviction rate in the UAPA is miserable. According to the Union Home Ministry, in March this year, 2.2 per cent of the cases registered under the UAPA between 2016 and 2019 ended in conviction by courts.

new legal draft

Constitutionality of the UAPA

The fundamental arguments against the Amendment in 2019 are under Section 35, which include:

  • In addition to the categorisation of organisations or groups as terrorist organisations, it extends the power to include the categorisation of individuals as terrorists within its extent.
  • Secondly, the new amendment is contradictory to the principle of ‘innocent until proven guilty. It infringes the International Covenant on Civil and Political Rights, 1967, which identifies the stated principle of universal human rights.
  • Thirdly, it is being practised to impede rather than combat terrorism since the Amendment renders that designation of an individual as a terrorist would not transverse to any conviction or punishments.
  • Fourthly, no intention basis has been concocted for categorisation. The government has been provided with unfettered authorities to hold an individual as a terrorist.
  • The UAPA is a part of security legislation, enabling the government to arrest citizens who might commit crimes. It is problematic legislation for various reasons.
  • It does not tolerate dissent. It criminalises mere thoughts and political remonstrances that provoke disaffection with the State. Thus, it is an onslaught of citizens’ right to expression, a mutual right of groups and unions to propagate their views given under Article 19 of the Indian Constitution
  • It can be utilised to circumvent fundamental rights and procedures. For example, without even a charge sheet filed, those arrested under the UAPA can be detained for a period of 180 days, therefore, directly violating  Article 21 of the Constitution. 
  • It bestows upon the government vast discretionary powers and also empowers the creation of “special courts with the ability to use confidential witnesses and to hold closed-door hearings.”
  • It is being practised to stifle dissent through coercion and harassment, thus imperilling the very existence of public debate and freedom of the press and criminalising the enforcement of civil liberties.
  • The UAPA enables the Parliament to curb the rights and freedoms of citizens for the protection of ‘the sovereignty and integrity of India’. However, the problem remains whether the Parliament under any circumstance can label an individual as a terrorist purely based on a belief of him involved in terrorism without any trial or investigation whatsoever. In his speech in 1993, Atal Vihari Vajpayee apprehended that “the Government would declare all the opposition as unlawful.” The government, however, keeps reiterating that they bear no malice and only intend to keep the country united and safe against existential threats. Hence, it is quite clear that this law can be used as a tool to suppress the opposition and attack the crucial freedom of speech in a democracy in the name of protection.

Petitions against the UAPA

Two petitions have been filed to contest the constitutional validity of Sections 35 and 36 of the Unlawful Activities (Prevention) Act, 1967 (UAPA) as amended in 2019. The initial petition was filed by an Association for Protection of Civil Rights (APCR), a non-profit civil rights society. Sajal Awasthi, an Indian national, filed the second one. The petitioners solicit that Sections 35 and 36 be struck down and declared unconstitutional.

Grounds for the petition

Lack of substantive and procedural process

Section 35 enables the government to list any individual as a terrorist in the Fourth Schedule of the UAPA. The government can claim and notify based on mere suspicion without an intricate process. No just hearing opportunity has been mandated. The grounds on which a person can be declared a terrorist is obscure and unclear. While Section 36 approved an individual who has been labelled as a terrorist under the UAPA, to appeal against the label, its execution is complicated. An individual is not acquainted with the grounds for arrest. There is no prerequisite for oral hearing at the state of appeal. 

The law is dogmatic and violates equality 

The challenged Section fails to provide sureties against the high potential of discretionary authority. While the procedure to notify an organisation of a terrorist organisation has substantive safeguards, it is amiss for an individual. With no clear purpose behind the distinction between an organisation and an individual, the treatment of an individual is excessive and irrational. This does not suffice the ‘reasonable classification’ test under Article 14. 

Furthermore, the absence of a fair trial disrupted the natural justice postulate of Audi alteram partem or the rule of fair hearing. Summoning Union of India v. Tulsiram Patel (1985), the petition contends that violation of natural justice results in arbitrariness and disrupts Article 14. Moreover, the petition led to the People’s Union for Civil Liberties v. Union of India (2004). The Court had decreed that if human rights are violated in combating terrorism, it will be self-defeating.

Indirect violation of free speech

Dissent is an indispensable feature of the right to free speech under Article 19(1)(a) as rendered in Maqbool Fida Hussain v. Rajkumar Pandey (2008). Under the pretence of preventing terrorism, the impugned Sections are intended to target significant speech against the government. The petitioners contest that this Amendment gives the government discretionary powers to curb or silence dissent and opposition voices. Moreover, Sections 35 and 36 infringe the right to equality under Article 14, the right to freedom of speech under Article 19(1)(a) and the right to life with dignity under Article 21 of the Indian Constitution. 

The Amendment dishonours the international conventions sanctioned by India. Especially legal principles under the International Convention on Civil and Political Rights and United Nations Special Rapporteur on the Protection of Human Rights and Fundamental Freedoms.

Critical judgements on the issue up till now

The Court’s decision remarks that as the UAPA is meant to deal with terrorism-related offences, its use must be confined to acts that can reasonably fall within a likely understanding of “terrorism”. Earlier this year, the Supreme Court in Union of India v. K A Najeeb (2021) maintained that notwithstanding restrictions on bail under the UAPA, constitutional courts can still allow bail if they perceive that the accused’s fundamental rights have been violated. The Court held that the rigidity of the UAPA bail restrictions would meltdown where there is no plausibility of trial being finished within a reasonable time. The Delhi High Court took this rationale a step further, holding that it would not be beneficial for courts to wait till the accused’s rights to a speedy trial are entirely denied before they are set at liberty.

UAPA as a hindrance to the Right to Protest

In recent times, there have been many cases of the right to protest of citizens being threatened. Approximately 1,100 protestors are under arrest and 5,558 kept in preventive detention concerning the CAA-NRC protests. Most of them have also been arrested under the Unlawful Activities (Prevention) Act. Recently, A bench of justices including Siddharth Mridul and Anup J Bhambhani stated that the “foundations of this nation stood on a surer footing than those likely to be shaken by a protest, however vicious, organised by college students who operated from the confines of a university“. The Delhi High Court also granted bail to three student activists, who were involved in CAANRC protests and were arrested for allegedly inciting the February 2020 Delhi riots, terming the charges against them as “stretched”, “verbiage”, and “hyperbole” and saying that the state may have, by going after the protestors, blurred the line between the “right to protest” and “terrorist activity”. In three separate but similarly worded orders, the Court granted bail to Jawaharlal Nehru University (JNU) students Natasha Narwal and Devangana Kalita. “We are compelled to say, that it appears, that in its anxiety to suppress dissent and in the morbid fear that matters may get out of hand, the State has blurred the line between the constitutionally guaranteed ‘right to protest’ and ‘terrorist activity. If such blurring gains traction, democracy will be in peril,” said the Bench in the judgment granting bail to Kalita.

The Bench commented that “the right to protest is not outlawed and cannot be termed a ‘terrorist act’ within the meaning of the UAPA”.

The three are set to walk out of prison after more than a year’s incarceration in connection to the riots case. Both Narwal and Kalita, members of NGO Pinjra Tod, were accused in three cases and were arrested on May 29 last year for purportedly plotting a conspiracy and the other co-accused to organise the riots.

The Delhi Police have chosen to challenge the High Court Order. “We are not satisfied with the interpretation of the provisions of Unlawful Activities Prevention Act by the Hon’ble High Court in a matter concerned with grant of bail. We are filing a Special Leave Petition before the Hon’ble Supreme Court of India”, said DCP Chinmoy Biswal, Delhi Police spokesperson. The High Court, in its orders, has rebuked the invocation of the anti-terror law against the student activists by the Delhi Police. “We are afraid, that in our opinion, shorn of the superfluous verbiage, hyperbole and the stretched inferences drawn from them by the prosecuting agency, the factual allegations made against the appellant do not constitute prima facie disclose the commission of any offence under sections 15, 17 and 18 of the UAPA,” read one of the orders. The Sections consist of charges against being involved in activities with the intention to threaten or likely to threaten the unity, integrity, security or ­sovereignty of India or with intent to strike terror. Quoting the Supreme Court’s take on protests in 2018, in the Mazdoor Kisan Shakti Sangathan v. Union of India (2018), the Court said that uprisings against governmental and parliamentary actions are legitimate. Though such protests and assemblies are supposed to be peaceful and non-violent, it is not new for protestors to dangle with the limits of law and protests to take a violent turn.

Even if we assume for the sake of argument, without expressing any view thereon, that in the present case inflammatory speeches, chakkajams (blockades), instigation of women protesters and other actions…crossed the line of peaceful protests permissible under our Constitutional guarantee, that however would yet not amount to commission of a ‘terrorist act’ or a ‘conspiracy’ or an ‘act preparatory’ to the commission of a terrorist act as understood under the UAPA,” the Bench added.

The Bench was emphatic that there was no evidence to prove the probable execution of a terrorist act, or an act of collecting funds to commit a terrorist act, or an act of conspiracy to commit a terrorist act.

Allegations relating to inflammatory speeches, organising of chakka jam, instigating women to protest and to stock-pile various articles and other similar allegations, in our view, at worst, are evidence that the appellant participated in organising protests, but we can discern no specific or particularised allegation, much less any material to bear out the allegation, that the appellant incited violence, what to talk of committing a terrorist act or a conspiracy or act preparatory to the commission of a terrorist act as understood in the UAPA,” it said. Warning against the frivolous invocation of the “extremely grave and serious penal provisions” under UAPA, the Court added that such a proposition “would undermine the intent and purpose of the Parliament in enacting a law that is meant to address threats to the very existence of our nation“.

The Court also reaffirmed that it would be wrong to insinuate the protest had an effect on the community at large for it to be classified as an act of terror.

Conclusion

Drawing the line between individual liberty and the state’s duty to render security is a case of a classic predicament. It is up to the state, judiciary, civil society to balance constitutional freedom and the imperative of anti-terror pursuits. The government has time and again adopted draconian laws such as sedition and criminal defamation laws to quell dissent. These laws are dubiously worded and unnecessarily extensive. They have been misused in politics as tools against critics, legitimising “thought-crimes.” The government, in recognising the intent of this Act, has disintegrated human rights. The above contentions have shown that the amendment compromises the fundamental rights of its citizens by putting them in peril and threatening the mere existence of opposition. The government has arrested journalists doing their jobs and citizens asking for their rights and justice in the blanket of such laws. The right to protest has been put under severe jeopardy by the introduction of the UAPA’s recent amendment. The right to protest is an essential feature of democracy. Recently, protesting against the government has led to charges of sedition and being booked under the UAPA for potential terror activities as observed when JNU student Devangana Kalita in a case related to the communal violence in northeast Delhi during protests against the Citizenship Amendment Act was arrested. When such frightful laws violate and infringe the rights of citizens, the Supreme Court must intervene and reclaim faith in democracy. This Amendment shows hints of the way with which laws were made under the colonial regime to curb several freedom movements under cover of assuring public order. The Act mainly criminalises acts based on ‘ideology’ and ‘association’. Thus, these laws can be evidently seen as baby steps in the direction of autocracy from democracy, which urgently needs to be prevented by the judiciary.

References 


Students of Lawsikho courses regularly produce writing assignments and work on practical exercises as a part of their coursework and develop themselves in real-life practical skills.

LawSikho has created a telegram group for exchanging legal knowledge, referrals, and various opportunities. You can click on this link and join:https://t.me/joinchat/J_0YrBa4IBSHdpuTfQO_sA

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When can a sale deed not be executed

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This article is written by Rushikesh Jayantrao Dharmadhikari, pursuing Certificate Course in Real Estate Laws from LawSikho. The article has been edited by Prashant Baviskar (Associate, LawSikho) and Ruchika Mohapatra (Associate, LawSikho).

Introduction

A Sales Deed is a document in which a seller transfers his right to the property to the buyer, who then becomes the only owner. Before signing the Sales Deed, the buyer should double-check the seller’s title. As a result, it is governed by the Registration Act, 1908 and it is an important document for both the buyer and the transferee.

Section 54 of the Transfer of Property Act, 1882, defines such provisions as those relating to a sale deed. A sale deed covers any type of transfer of ownership from one person to another for a valuable consideration. This type of paperwork would be used to consider the last phases of a property’s selling.

There is a transfer of property ownership from the seller to the buyer in exchange for a valuable consideration. The buyer would become the sole owner of the property as a result of this deed. The sales document would outline all of the parties’ rights, terms, and conditions regarding the property. If the rights to future property are present, such a sales deed would represent an agreement to sell. The sales deed is a document that is used in all real estate transactions.

Importance of a sale deed

A sales deed’s legal definition

The Transfer of Property Act, 1882, provides special provisions for sales deeds (TPA). The sales deed is described in Section 54 of the TPA as “any type of transfer of property from one person to another for some sort of valuable compensation.”

Aside from that, the Registration Act of 1908 would apply to Sales Deeds in India. According to the provisions of the foregoing act, such a deed must be registered. The buyer and seller must both sign the sales deed in order for it to be legal.

Within four months of the date of execution of the sale transaction, the deed must be registered.

Benefits of a sales deed

By registering the selling deed in India, you can gain the following benefits:

Prevents any type of fraud

The parties’ effective compliance would be carried out by registering the sale deed. By registering the sale deed, both the buyer and the seller are complying with the applicable provisions of the act.

It eliminates ambiguity

A Sale Deed precisely describes the parties’ actions, rights, and obligations, reducing uncertainty among the contracting parties.

Gives you legal protection

If the value of the asset involved is high, a legal document is always required. As a result, it acts as a legal safeguard in the form of a rental agreement.

When is the sale deed executed?

The document that transfers ownership from one party to another is known as a sale deed. As a result, this must be done when the immovable property in question is ready for a title change. The agreement to sale is a preliminary contract that two parties sign when they first decide to undertake a real estate deal. This document serves as a preamble to the sale deed and contains all of the facts regarding both parties’ rights and obligations. It should also include information such as the property’s expected delivery date, the buyer’s payment schedule, and so on. When the seller’s obligations are completed and the buyer pays the requisite payments, the property is considered sold.

Procedure for execution of sale deed

Prepare sale deed

Both parties usually draft a draft sale deed before proceeding with the final document to avoid any inaccuracies in the final document.

The draft sale deed contains all of the information needed to identify the property, including survey numbers, geographical information, a description of the land, building specifications, total area, and amenities given, among other things. It also contains information about numerous financial transactions between the buyer and the seller. The seller’s future obligations, if any, such as property maintenance, must also be explicitly stated. Once both the parties are in agreement over the contents of the draft sale deed, the same details are taken over to the final document. Before moving over to the final step of registration, the seller needs to make sure that all obligations from his end like payment of relevant taxes, full payment of existing loans and all permits and certificates necessary for occupying the property are made available.

A sale deed’s registration

A Sale Deed is a legal document that must be registered with the Registrar of Properties in the area where the property is located, you should be aware of the charges and the method of payment before proceeding to execute a Sale Deed. Stamp Duty and Registration Charges must be paid in order for a sale deed to be completed. The buyer is responsible for paying the correct amount for these fees. It’s a good idea to double-check the appropriate fees ahead of time and have Demand Drafts, franked or e-stamp papers on hand if necessary. The registration process necessitates the attendance of both parties in person. The participation of two witnesses is also required to make the process legally binding. A meeting with the Sub Registrar of Properties is also required, as the registration can only take place in his or her presence.

The parties are requesting a meeting with the Sub Registrar’s office. There is also the option of booking an appointment online.

  • On the day of the appointment, both parties must be physically present in the sub-office. The original documentation is presented by the seller. The same is verified by the Sub Registrar.
  • The attendance of the parties might also be shown by the power of attorney holder.
  • The sale deed’s witnesses are also present   
  • The selling deed includes the seller’s and buyer’s pictures, thumbprints, and signatures.
  • All parties must have valid identification.
  • The buyer is responsible for paying the registration fees.
  • The registered sale deed can be picked up at the specified time.
  • Property registration is also available online in a few states. The parties appear in front of the authority for final signatures and document registration.

The legal importance of sale deed

Legal importance

A registered sale deed is a document that is legally binding.

Ownership evidence

When the procedure of finalising the sale deed is completed, the buyer receives ownership of the property. The buyer has complete control over the property and receives the title to it.

It also helps the investor and the parties by providing information on the parties and the property.

The following elements can be found in a sale deed

  1. Parties’ names, father’s/names, husband’s and addresses The property’s address, as well as the neighbourhood in which it is located – a complete description.
  2. Mode and timing of sale consideration payment.
  3. Possession is handed over.
  4. Encumbrances on the property, such as a loan or a mortgage.
  5. Statutory requirements are met.
  6. Utility bills, property taxes, and other statutory payments.
  7. Penalty or compensation clause in case of default.
  8. The date of the deed’s execution, as well as the registered deed number, serial number, book number, and page number, are all included.

This data is beneficial because:

  • It reduces uncertainty by outlining the parties’ obligations and rights.
  • It assists an investor in making a decision on whether or not to invest in a property for resale.
  • Buying and selling– The resale of a property is made easier with a sale deed. It is the fundamental document that grants the buyer the title. Based on the deed, he can further transfer this title.

When can a sale deed not be executed?

Within four months of the date of execution, the documents must be delivered for registration. If it is not completed within four months, a four-month grace period is granted upon payment of a penalty. The registrar has the authority to impose a penalty of up to ten times the registration fees. The purchaser of the property is responsible for paying the stamp duty as well as the registration fees.

Significant case laws

In Vidyadhar v. Manikrao, (1999) 3 SCC 573, a two-judge bench of Hon’ble Justice Indu Malhotra and L. Nageswara Rao, JJ found that non-payment of a portion of the sale price had no bearing on the sale deed’s validity. Even if the balance of the sale consideration is not paid, the transaction cannot be voided on this basis once the title to the property has been transferred from seller to buyer. To be considered as “sale,” the parties must intend to transfer ownership of the property in exchange for payment of the price now or in the future. The recitals of the sale deed, the conduct of the parties, and the evidence on record all point to this fact.

Gulab Singh Hamirsingh Rajput vs Tarabai W/O Sagar Singh Bhilala: On 25 April, 1958. Court held that there is no direction to the appellant Gulab Singh to join in the sale deed that may be executed and registered by the other defendants in favour of the plaintiff, though the appellant Gulabsingh has been directed by the decree under appeal to deliver possession of the house to the plaintiff. Such a direction was necessary for the view of the decision in AIR 1954 SC 75 (E). It shall now be incorporated in the decree. The appeal thus fails in substance and is dismissed with costs of respondent No. 1 Tarabai.

Conclusion

Because the sale deed is such an essential legal document, it is best to design it with patience while carefully studying all of the clauses. It also serves as the primary document for the buyer’s future sales, as it establishes his proof of ownership of the property.

As a result, both documents play a role in transferring the title to the buyer, albeit at distinct stages of the transaction. However, in order for these documents to be executed, two parties, namely the Buyer and Seller, must be present during the property transfer. By virtue of owning an indisputable title to the property being sold, the seller must be competent to engage in an agreement to sell or sale deed. To transmit the property in the buyer’s favour, there must also be a monetary consideration. The said transfer of ownership entails the transfer of the subject property’s rights and liabilities, as well as the money involved in the transaction.

References


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An analysis of the choice of law existing in a domestic context

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This article is written by Ms. Nikara Liesha Fernandez from the School of Law, Christ University, Bangalore. This article analyzes the choice of law principle and its applicability in various jurisdictions as well as where India currently stands with respect to the same. 

Introduction 

The Indian system of governance is known to have a unique quasi-federal nature. Thus, there is a division of powers between the centre and the states. However, we see the limitations of India’s federalism especially with regard to the judiciary on comparing it with the judiciary of the United States of America. The USA follows a strict federal structure for all its organs of governance; the main organ this article will highlight is the judiciary. The federal structure gives rise to each state having its own Supreme Court and thus is governed by its own laws. There are no central laws per se for the entire USA. The Indian judiciary, on the other hand, is quite different. Although the Supreme Court functions as the highest authority of the country and the High Courts of each state exercise a certain degree of autonomy, in case of any dispute of judgments, the latter is bound by the decisions of the former. The Supreme Court of India thus exercises virtual control over all the other courts in India and thus, its will prevails.

This makes the settlement of domestic disputes, wherein the plaintiff and the defendant both reside within India, quite simple as they are governed by the same set of laws. However, the question of ‘choice of law’ comes into play when a party residing in India and thus being governed by Indian law, enters into any agreement of venture with a foreign entity who is governed by an independent set of laws, different from that of India. In these cases, there arises a question as to which system of law the court is to follow in deciding disputes which might arise between the two parties of the agreement in the future. This is where the concept of ‘choice of law’ comes into play. 

Choice of law or conflict of law

The terms ‘conflict of law’ and ‘choice of law’ are often used interchangeably in cases where a dispute spans over two different jurisdictions. In India, the ‘choice of law’ principle is commonly referred to as the ‘Indian Private International Law’. 

In Indian private international law, parties are given the autonomy to choose the law they want to apply, restrictions to choice, choice of law of parties may be expressed or implied, pre-determined in nature and thus takes care of future disputes, avoids uncertainty and ambiguity.

Indian private international law is the law that is usually relied upon in deciding cases involving foreign parties with conflicting laws from the Indian legal system. Under this law, both the parties are given the autonomy and freedom to choose beforehand, while the contract is being formed itself, which law they want to apply to settle any future dispute which may arise. The choice made by the parties can be an expressed choice or an implied choice which will be discussed below. However, there are certain restrictions which the parties must adhere to while agreeing upon the law to be used to settle their disputes. These restrictions include the mandatory rules of the domestic law governing the country where the dispute arises, the law of the country with which the contract is most closely connected to the centre of gravity (the country in which the elements of the contract are most closely grouped whose interests and policies are most likely to be affected by the contract) and the convenience and business efficiency. 

Expressed choice

An expressed choice quite literally means that the parties clearly state in writing the law they intend on following in case of any future dispute in the agreement or contract itself. 

Implied choice

From the explanation of Lord Simonds in his judgment in the case of Bonython v. Commonwealth of Australia (1951), an implied choice can be defined as ‘the system of law by reference to which the contract was made or that with which the transaction has its closest and most real connection’. 

In certain instances, the implied choice of the parties can also be ascertained by the courts if the contract contains an arbitration clause. This is also known as the Choice of Forum. 

When parties themselves have not decided on the choice of law

When the courts of law conclude that there is an absence of an expressed or implied choice from the parties themselves in a contract, the onus of responsibility in deciding which law to apply rests in their hands. In these circumstances, the courts adopt two approaches, the objective and the subjective approach. 

  • The objective approach is where the courts reach a concrete conclusion, after a thorough analysis of the contract that there has been no choice expressed or implied. 
  • The subjective approach is when the courts take into account the hypothetical will of the parties and through this lens try and arrive at a law which they have reason to believe the parties would have chosen as their choice of law. 

Law of the country with which the contract is most closely connected 

In the case of disputes arising in the field of contracts, the courts of law were of the opinion that the solution to the question of the choice of law would be to apply the law of the country with which the contract is most closely connected. This is decided by the courts based on the following parameters- 

  1. The place or places of making the contract
  2. The place or places of performance of the contract
  3.  The connection of the parties with the countries
  4.  The situs of any immovable property which is the subject matter of the contract
  5.  The country where the ship is registered, on which the goods are to be carried
  6.  The currency in which money due under the contract, has been paid

Despite these points of consideration, further questions can arise due to a conflict between the interests of the parties and the interests of the country whose law is being applied (the governing law). The final law that is to be applied to settle the dispute must be in the best interests of the parties to the contract as well as the best interests of the country whose law is to be applied. 

Forum shopping or choice of forum

Forum shopping or the plaintiff’s choice of forum is a process commonly practised in the USA and is becoming an area of concern discouraged by the courts of law. In the federal system, each state is governed by different procedural laws and sometimes even different substantive laws. Thus, certain issues come under concurrent jurisdiction which means that the issue can be resolved by more than one court, all equally competent in exercising their jurisdiction over the issue. Thus, the plaintiff uses this choice available to him/her to his/her advantage and brings the issue to that court which is likely to produce a verdict that will be most beneficial to the plaintiff and most deleterious to the defendant. The factors governing the choice of forum vary and can even include the kind of jury, whether local or federal, whichever is more likely to have a favourable impact on the plaintiff. 

Erie doctrine

The Erie doctrine is another factor that encouraged the process of forum shopping. Derived from its namesake in the case of Erie Railroad Co. v. Tompkins (1938), this became a binding principle by which federal courts which exercised diversity jurisdiction (wherein the plaintiff and defendant belonged to different states) had the power to apply both federal procedural law as well as the state substantive law. This gave the courts unfettered power to exercise whichever law they chose whenever they saw it convenient which gave rise to arbitrary and unfavourable judgments. 

Private International Law vs. Conflict of law

A common definition of the above terms given by Professor Emeritus I.O Agbede has been described as ‘physics of the law’ because it is concerned with the application of the law in space and time. It is that part of the private law of a country that deals with cases having a ‘foreign element’. These two terms are often used interchangeably in the sense that the term ‘conflict of law’ is used by common law countries such as the USA, Canada, England, and Australia, whereas the term ‘private international law’ is used by civil law countries such as France, Italy, and Greece. 

Three branches

The three branches which form the basis of conflict of law are-

Jurisdiction

This deals with the question of whether the court or forum to which the dispute is brought exercises the competent authority or has the power to decide the case at hand. The five bases of jurisdiction that are generally recognized in the case of international law are as follows-

  1. Territoriality- This is the strongest principle governing jurisdiction which states that every country has the right to regulate and exercise power over all issues occurring within its territorial borders.
  2. Passive personality- A country is empowered to have jurisdiction in occurrences that have led to the harm of its people or nationals.
  3. Nationality/ active personality- When the country’s national self is the perpetrator of any occurrence causing harm, that country is obligated to exercise its jurisdiction to punish the wrongdoer. 
  4. Protective- A country has the right to exercise jurisdiction to protect its country from all threats to its security.
  5. Universal- The most common jurisdiction, which has been mentioned in this article is universal jurisdiction by which a country has jurisdiction over certain acts based on their intrinsic rejection by international communities. 

Choice of law

As discussed in detail above, after the court has proved that it exercises appropriate jurisdiction to handle the case at hand, the next question that arises is which law is most suited to be applied to settle the dispute. The two main components that govern the choice of law in a situation are as follows-

  1. Lex fori- This refers to all the procedural matters governing the choice of law, including the rules to be used to settle a particular issue. 
  2. Lex patriae- This refers to the nationality or habitual residence of the plaintiff according to which the court will decide which law of which state is to be applied to settle the dispute at hand. 

For example, suppose a dispute has arisen between two individuals A and B, both belonging to different countries. If A is the plaintiff and brings the case to a court in his own country, B can challenge this action because B lives outside the jurisdiction of the court in A’s country. Once the court of A’s country proves that it is competent to exercise jurisdiction over the matter, it needs to decide whether it should follow the law governing A’s country or B’s country to solve the dispute. These two options which the court needs to choose between is known as the choice of law. According to lex fori, the court can apply either A’s country law or B’s country law. According to lex patriae however, the court would have to apply the law of A’s country as A is the plaintiff in this case.  

Enforcement of foreign judgment

In certain instances where there exists no domestic law which can be applied to settle the dispute, the court can, if it is within its jurisdiction to do so, recognize and enforce any judgment from an external or foreign forum to the case at hand.  

There are multiple types of foreign judgments which can be applied. Some examples are judgments that concern bilateral or multilateral treaties or understandings or even unilaterally agreed to treaties that do not contain an express international agreement. 

Governing clause and jurisdiction clause

Governing clause

This clause is used to determine the legal rights and obligations of the parties, or in other words, it deals with the substantive law which is to be applied to aid in the interpretation of a contract or an agreement. It merely determines the law but contains no information on the procedure which is to be used to apply such substantive law. 

Jurisdiction clause

This has the effect of procedural law as it determines all the procedures which are to be followed to settle a dispute, both to commence the proceedings as well as during the trial. It is also used to determine which process of dispute resolution is to be adopted. For example, expert determination, settlement by courts, or arbitration.  

Domestic context – Indian Private International Law or Choice of Law

Indian courts also respect the choice of law principle as stated above and allow the applicability of the governing law in place of local Indian law. However, similar to what was mentioned above, there are a few caveats in the extent of applicability of a governing law that differs from Indian law. The foreign law cannot derogate from the mandatory and overriding provisions of Indian law nor can it conflict with Indian public policy as this would invalidate the conflict entirely. The courts in India also use the expressed and implied choices in a contract to decide which law applies to the case at hand. 

Examples of case laws in Indian jurisprudence 

Dholi Spintex Pvt. Ltd. v. Louis Dreyfus Company India Pvt. Ltd. (2020) 

The issue, in this case, was whether an arbitration agreement between two parties is an agreement that is independent of the substantive contract. The Court in this case laid re-emphasis on the principle of non-interference of the Indian courts of law in matters of international arbitration as Indian parties have every right to choose a foreign law as the law governing the arbitration between them. 

To answer the question at hand, the Court ruled that ‘an arbitration agreement/ clause does not govern the rights and obligations arising out of the substantive contract and only governs the manner of settling disputes between the parties.’

Rhodia Ltd. v. Neon Laboratories Ltd (2002)

The issue that arose, in this case, was whether contracts using a foreign choice of the law were valid under Indian law and whether the opinion of the foreign law could be relied upon in determining whether an Indian Court had jurisdiction in a particular matter related to the same. 

The Court held that the application of choice of law is dependent on the question of law which the parties choose to apply and not when a question regarding their nationality arises. Thus, it was held that two Indian parties can indeed choose a foreign law to govern their contract. As long as the law in question is bona fide in nature, it can be applied to the case at hand.

Ssangyong Engineering & Construction Co. Ltd. v. National Highways Authority of India (NHAI) (2019)

In this case, the Supreme Court of India stated that in cases where an agreement is found to be in contravention of the ‘fundamental principle of justice… prevalent concepts of good morals (or) deep-rooted traditions of the commonwealth’, the same could be deemed to violate the public policy of India. As a result of this reasoning, foreign law cannot be enforced in India if it contravenes the public policy of the latter. Thus, the concept of choice of law ceases to be recognized in cases where the object of the agreement is unlawful under Indian law and legal proceedings. 

The Indian scenario

India is a land of diversity where personal laws are formed based majorly on religions that differ distinctly from one another and thus it proves even more problematic to apply a uniform law to govern all aspects of international disputes as compared to countries abroad that have adopted a unified civil code applicable to all its people. 

In an attempt to bring some uniformity to resolve mainly commercial activities involving international trade contracts, India became a member of the Hague Conference on Private International Law. This ensured that the contractual obligations of the parties were fixed beforehand to prevent any legal disputes in the future. This, however, still had its own set of problems as it is not plausible to eliminate all possibilities of disputes arising between parties. 

Mandatory rules of domestic law

The personal law of India forms a part of its domestic law which is one of the strongest limitations to the power of the parties to exercise their choice of law. An example of these mandatory rules is especially prevalent in the field of contracts, namely the rules which render the contract void on the ground of public policy and the presence of certain provisions that invalidate the same such as exemption clauses that protect the weaker party from major limiting factors. The grey areas which might arise are always to be solved by ensuring that the intention in choosing a particular law is bona fide. 

Conclusion

Although at present, India is not a signatory to any International Treaty or Convention that regulates the disputes arising from the international jurisdiction of courts or the recognition and enforcement of foreign judgments in transnational civil or commercial matters, scholars have been examining the role of various international policies can play in the development of the Indian legal system. Two of the possible conventions India can adopt into their domestic legislation and become parties of are the Hague Conference on Private International Law’s Judgment Project, namely, the Convention of 30 June 2005 on Choice of Court Agreement (the HCCA) and the recent Proposed Draft Text on the Recognition and Enforcement of Foreign Judgments (the Draft Convention). By integrating these provisions appropriately with the domestic legislation, the judiciary can further bring clarity and uniformity to the choice of law process in domestic legislation.

References

  1. https://shodhganga.inflibnet.ac.in/bitstream/10603/76575/15/15_chapter%206.pdf 
  2. https://www.law.cornell.edu/wex/forum_shopping 
  3. https://www.law.cornell.edu/wex/erie_doctrine 
  4. https://uk.practicallaw.thomsonreuters.com/5-502-0726?transitionType=Default&contextData=(sc.Default)&firstPage=true 
  5. https://www.nortonrosefulbright.com/en/knowledge/publications/a0974408/joint-ventures-choice-of-law-and-choosing-the-right-dispute-resolution-forum 
  6. https://www.tandfonline.com/doi/abs/10.1080/03050718.2019.1621761 

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Role of the Supreme Court in extending protection towards the eco-fragile floodplains of river Ganga in Patna

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Image source - https://bit.ly/3nAK7ki

This article is written by Udita Prakash, a student at UPES, Dehradun pursuing BBA LLB. This article deals with the importance of the Ganga and the need to make it clean in the state of Bihar. 

Introduction

Bihar is located in the eastern part of the country and borders the Himalayas from the north and the plateau from the south, which are the source of the entire river that flows in Bihar. Although it is a completely landlocked state, it is very rich in water resources, both underground and surface. Ganga is Bihar’s main river entering the State from Chausa, which formed the boundary of Bhojpur and the Saran district. Our National Anthem speaks of our rivers: “… Yamuna, Ganga uchala jaladhi taranga“. Unfortunately, the sheer ignorance and thoughtless actions are destroying our rivers, the associated culture and contributing to climate change. 

Intentionally failing to recognize the role of rivers in climate change is the reason why the interconnection of rivers is proposed, without a single reflection on the linking of culture and humanity, or the environmental implications. Rivers are part of our culture and heritage. Recognizing this, we perform river aartis and celebrate river festivals. Interestingly, we choose to ignore the poor health of the river. Human health is associated with the health of the river, but while we seek the best of doctors for our treatment, we rarely forget to take care of the health of the river.

Pollution of the river Ganga in Patna 

In Patna, the Ganga River once flowed through the city, but it has drifted five to six kilometers from the city in the last 30 years. Apart from geogenic factors, sand mining and the rise of brick kilns are considered among the main factors contributing to this change. Experts believe that air pollution has also increased in Patna due to the change in the course of the river, as the wind towards the city causes the dry patches of the river banks to break up. “In the last 20 years, Gangaji has wandered too far from here, perhaps our sins have caused this. We pollute it a lot and dig into its heart (for mining) day and night. This was destined to happen, ”said Chandru Rai, a 72-year-old resident of Patna, who often comes to the ghats on the stretch of the Ganga River that flows through the city, to pray. 

However, most of the ghats, a series of steps leading down to the river, in Bihar’s capital city Patna now face a stretch of dry land. The Ganga River, which once flowed through the city, has drifted at least five to six kilometers from its original course. Experts believe that the change in the river’s course is due to various reasons, both geogenic (as a result of geological processes) and anthropogenic (as a result of human activity).

With streams of untreated waste, chemical waste, sewage, idol divers, and human and animal remains ending up in the river, the self-cleaning quality of the “Gangajal” is seriously in question. Although the belief in Ganga remains intact due to its great religious significance, its physical condition leaves much to be desired due to its steadily declining health, especially along the Patna route. With streams of untreated waste, chemical waste, sewage, idol divers, and human and animal remains ending up in the river, the self-cleaning quality of the “Gangajal” is seriously in question. Noted environmentalist and HoD, a zoologist at Central University of South Bihar RK Sinha admitted that the state government’s utter apathy towards curbing untreated waste disposal was a major cause of the river’s increasing pollution.

Drawbacks of strategy made

Effect on biodiversity 

Hasko Friedrich Niemann, a German Professor in the Department of Environmental Studies at the Central University of South Bihar (CUB), had noticed in his study that the level of pollution in the river was quite high, but the only saving grace is the high level of biomass. During his extensive field research, he was able to identify and observe around 240 species of freshwater invertebrates, of which 20 were new to describe, mainly from the unexplored parts of Nepal. 

The first sewage treatment plant in Patna was established in Saidpur in 1936. At that time, it was more than enough to treat sewage and then pass it on to Saidpur Nullah for disposal in the outskirts. But as the city grew in size and population, the government installed three more sewage treatment plants in Beur, Pahari, and Karmali Chak in phase I of the Ganga Action Plan. The four plants together have installed capacity to treat around 104 MLD of wastewater, which is almost a third of the amount discharged per day. Furthermore, the capacity of the plants has been exhausted during the year due to a lack of proper care. “Although on paper, Bihar Rajya Jal Parshad (BRJP), the agencies in charge of dealing with wastewater disposal, claim that the plants are working at their 30-40% capacity, almost no amount of water is actually treated. “said Vijay Kumar Gupta, who recently conducted a poll for his weekly Prayas.

More plans, fewer executions 

It’s not that the State Government never thought of restricting the flow of untreated water into the river. In 2009, the urban development department in Meinhardt, based in Singapore, prepared a plan for integrated sewage treatment plants as part of the Jawaharlal Nehru urban renewal mission(JNNURM). A former PMC official said the consultant had created a DPR of Rs 3000 Crore. However, for reasons known to the competent authorities, it could not be carried out. The PMC, for its part, stepped in to revive the project and asked the consultant in 2012 to provide extracts of Sewage Treatment Plant (STP). BRJP executive director Shirsath Kapil Ashok said three large STPs had been proposed as part of the Namami-Gange project to handle the treatment of around 400 MLD waters.

Measures were taken by the state government 

In Patna, the capital of the Indian State of Bihar, the Ganges, which is already in a poor condition due to the increasing pollution and decreasing water, is rapidly moving away from it’s banks. No serious, scientific attempt has been made to tackle this crisis, experts and activists warned, while an ambitious Ganga Pathway project – the construction of a 20.5-kilometer elevated road in the river to alleviate traffic problems – is underway, a new threat. 

Currently, dozens of boats, mostly motorboats, have been operating at least 2.5-3.5 kilometers from the riverbank in recent years to carry hundreds of villagers from river villages. Only during the monsoons, when water fills the arid area, do these motorboats operate near the Ghats.

Three years ago, the Bihar Government’s Water Resources Department, together with the Inland Waterways Authority of India (IWAI, hereinafter) took steps to return the river to its original course by creating a 7 km long and 15-foot deep canal from Digha to Kalighat. It did so in response to an instruction from the Patna Supreme Court in response to public interest litigation filed against the project. But efforts to get the Ganga close to its south bank failed, despite spending INR 80 million ($ 1.2 million) on building the canal. 

According to a study by a team of researchers from the Environment Department at A N College in Patna, the Ganges in Patna shifts 0.14 kilometers every year. The study blames the lack of dredging of the river bed in the last 30 years and the large-scale discharge of untreated wastewater into the river. In the time when steamers sailed the river in the state capital, excavators from Denmark dug up the river bed before each rainy season. Officials said the trench in the canal could not be dredged deep after the IWAI refused to move it because of the heavy runoff of untreated waste, including solid waste. The regular disposal of sludge-bearing drainage water made it difficult to restore the original course of the river. The ongoing construction of the Ganga trail has also proven to be a stumbling block to excavate the canal to ensure a smooth flow of water. 

Pollution on the rise 

Ganges pollution has increased rapidly. According to the Bihar State Pollution Control Board, the count of coliforms (a type of bacteria) in Ganges water has increased almost nine-fold in the last three years. At upstream Patna (Digha Ghat), it was 1890 per 100 ml in 2004. In 2006, the number increased to 14,962 per 100 ml. In downstream Patna (Gai Ghat), the coliform count was only 4870 per 100 ml in 2004. Two years later, the count increased to 38,292 per 100 ml. CM Nitish Kumar has expressed concern about the way the sewage is discharged into the Ganges and has reason to be concerned. There are three wastewater treatment plants in Patna, in Saidpur, Pahari, and Beur, with the capacity to treat 105 million liters of wastewater per day, assuming all three plants are operating normally. In the 1970s, 10,000 species of flora and fauna were found here in the Ganges. Now only about 2,500 species survive. The Ganges Action Plan appears not to have had the desired effect even after pumping Rs 55 million in phase I. The plan had envisaged the construction of baths and toilets on all the ghats. Not surprisingly, an assembly panel noted that it was regrettable that the responsibility for keeping the Ganges clean rests with an ineffective organization like Bihar Jal Parishad.

The Supreme Court’s decision to make Ganga clean in Patna 

The Supreme Court has requested the Center’s response to an order from the National Green Court dismissing a guilty plea for illegal and unauthorized construction and other permanent invasions of the fragile Ganges floodplains in Patna. A court of Judges R F Nariman and Aniruddha Bose issued a notice to the Ministry of Environment and Forests, the Ministry of Jal Shakti, the National Mission for Clean Ganges, the Central Water Commission, and others. The High Court was hearing a statement filed by Patna resident Ashok Kumar Sinha against NGT’s June 30, 2020 order dismissing his statement against illegal construction and permanent encroachments on eco-fragile floodplains. The statement held that the Court approved the order without examining the detailed details of the offenders invading the Ganges floodplains in Patna presented by the Appellant. Illegal and unauthorized construction and permanent encroachments on the Ganges floodplain are creating huge amounts of waste, noise and generating a large amount of sewage. 

They are increasing the risk to the life and property of the inhabitants who occupy the surroundings since every year the areas indicated in the previous paragraphs sink under the floods. Illegal constructions obstructed the natural course of the river, ” said the statement filed through lawyer Akash Vashishtha. The statement said they were causing harmful environmental impacts on the rich biodiversity and were destroying the habitat and thus, the very survival of dolphins, a Schedule I species under the Wildlife (Protection) Act of 1972, on the stretch. 

The statement stated that the Court did not take into account the fact that a clean Ganges river was vital and essential to meet the drinking and domestic water needs of the 5.5 lakh population of the city, as the groundwater in the district was contaminated with arsenic. 

Conclusion 

To conclude, I would say that the Ganga is one of the holiest rivers which flows in India. It is the duty of every citizen of this country to make and keep it clean. Because of many reasons this holy river is polluted and has now started drying rapidly. If we do not start to preserve our holy river soon, then soon we will come to know about this in books or in history. Here, the measures taken by the Bihar Government and the Hon’ble Supreme Court are not enough until we become more passionate about making the Ganga clean. Thus, every citizen of India should start protecting the holy river and save it from extinction. 

References 


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Virtual civil trials : an analysis

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The article has been written by Garima Gunjan, from ILS Law College, Pune. The article talks about how virtual civil trials take place, a few civil cases whose judgements were delivered recently via virtual mode, challenges faced during virtual trials and their remedies. 

Introduction 

COVID 19 pandemic has forced the world to adopt the virtual mode of work. The judiciary and civil trial courts are no exceptions. As the pandemic struck in 2020, the courts across the country remained closed for an indefinite period. Due to this, they had to witness cases being piled up and common people saw more delays in getting their cases processed. 

Owing to the situation caused due to the pandemic, Indian courts have managed to hold  virtual civil trials to handle cases. It has managed to highlight that some of the virtual civil proceedings can be successfully conducted online. With 30 million pending cases in the country, virtual trials are the best way to sort them quickly. Apart from that, the judiciary is also exploring other factors such as identifying kinds of cases that can be tried virtually in order to remove the burden from the courts. 

The virtual mode of court system : an insight 

In April 2020, in its order, the Supreme Court (SC) invoked Article 142 of the Constitution that provided legal sanction to the virtual courts where trial shall take place via video-conferencing. Under this order, all the High Courts (HC) were also covered where they were asked to customize their needs by adopting technology. The district courts must adopt the video- conferencing (VC) method to solve cases as per their respective states and as prescribed by their respective HCs. This step has made the judiciary more advanced. 

In October 2020, the Parliamentary Standing Committee classified under the Department of Personnel, Public Grievances and Law and Justice presented its 103rd report based on the working of virtual courts. The report is based on the PSC’s interactions with various stakeholders of the Indian judiciary system such as the Bar Council of India (BCI) Chairman, Department of Legal Affairs and Department of Justice secretaries, and other senior legal professionals holding prominent positions. 

According to this report, there exists a distinction between online courts and virtual courts even though these terms are used to denote ‘how virtual courts work.’ In virtual courts, advocates are allowed to file plaints and other necessary documents like written submission and vakalatnama, fees paid, evidence submission, payment of fees via an electronic medium, judges hear arguments via video-conferencing (VC) and witnesses also deliver their testimony similarly. Finally, the case judgement is uploaded on the court site. 

On the other hand, in online courts, the hearings are asynchronous as it does not require the simultaneous presence of judges, advocates, witnesses during the hearing. Evidence can be presented before judges even if the litigant is not present. Due to such practice, online courts are often considered an advanced form of the judiciary. 

Virtual trials have made the judiciary more accessible for common citizens, judgement in many cases was delivered early owing to the comfort that virtual hearing provides. 

Virtual civil trials : expectation vis a vis reality 

Before COVID struck the country, trials via VC were held to conduct matters of remand in order to prevent prisoners’ movement between jails and courts. This facility was made operational in 3240 courts corresponding to 1272 prisons. Apart from that, the Punjab and Haryana HC were instrumental in launching its first virtual court in Faridabad so that cases of traffic challan matters across the state could be sorted easily.

In virtual civil trials, more focus is laid on facts instead of emotions or the way it is being conveyed by the arguing counsel. Due to such a situation, the counsel fails to strike a chord with the witnesses. They may also find it difficult to direct anger at the defendants. When a civil trial takes place, the trial lawyer makes an observation of facial observation and body language of the opposing lawyer or the witness which decides his/her next step. However, during virtual trials, the trial lawyer may fail to do so which may affect their overall performance and even the outcome of the case. 

In such a trial, the questionnaires are sent electronically to both sides well in advance. Due to this step, one side gets a chance to analyze the other side’s response and prepare their arguments accordingly. As the parties argue from their homes in a relaxed environment, virtual trial makes their responses more comfortable. 

Before the virtual civil trial is about to begin, the court first notifies the judges and respective counsels & parties regarding the same. Ideally, the court clerk is in charge of sending such notifications. In order to participate, the participants need to have a stable internet connection (although it is advised to have a backup device as well). They can participate in the VC via different apps such as Cisco WebX, Zoom, Microsoft Teams, and even Skype. However, the most preferred app has been Zoom in numerous countries. Few HCs such as the Gujarat HC have even started live-streaming the process of the virtual trial of different cases on YouTube

The rule for participating in virtual civil trials is almost similar to the rules that are enforced in actual courts. All the participants are to be dressed accordingly, and they should join the waiting area of Zoom on time. It is the duty of the law clerk to admit participants. One can’t make arguments or participate while driving. If a participant fails to appear in the trial virtually, it is considered equivalent to failure while appearing in person. 

When a civil trial takes place virtually, engaged lawyers get more time to get engaged in the case and understand it deeply. As compared to actual court trials, the lawyers can view and access the presented evidence more clearly. In virtual civil trials, examining witnesses can be a tough nut to crack. While doing cross-examination virtually, the lawyers need to come up with creative tricks by utilizing their voices and facial expression. There should be right lighting, camera angle should be well focused and background should be clear while a virtual trial is going on so that testimony of the witness can be perceived as desired. 

Insight to few virtual civil trials 

During the pandemic, our apex court along with the respective HCs delivered many judgements successfully via virtual trials. A few of them are as follows:

Dr. A. Suresh Kumar v. Amit Agarwal (Civil Appeal No. 988 of 2021)

A claim for medical negligence was filed against the appellants by the respondents, to which the appellants replied with a delay of seven days. Hence, it was rejected by the National Consumer Disputes Redressal Commission (NCDRC). In para 63 of the said judgement, it was mentioned that judgement shall operate prospectively. The SC considered this matter related to the condonation of delay of seven days which NCDRC had rejected. The Judges stated that delay shall be condoned and NCDRC shall accept the written judgement if the appellant pays Rs 25,000 to the respondents within 15 days of this judgement.

Surendran v. Sub-Inspector of Police

The Appellant filed this appeal after the HC in its earlier judgement dismissed the criminal revision that the appellant had filed challenging his conviction and sentence under Section 279, 337, and 338 of the Indian Penal Code (IPC). The appellant was a bus driver who had injured a car driver while driving his bus. The Judicial Magistrate of First Class had awarded a six months sentence and Rs 500 fine to the Appellant. The Sessions Judge dismissed the appeal filed by the Appellant. The HC also dismissed the criminal revision petition filed before it. In their judgment, the SC judges observed that the appellant was out on bail during this trial and upheld his conviction. As 26 years had passed since this incident, the Judges substituted six months imprisonment into the fine of Rs 2000 which the appellant had to submit within a month in the trial court. 

Rahul Sharma & Anr. v. National Insurance Company Ltd. (NIC) & Ors. 

The Appellant’s parents died in an accident where the vehicle was insured by NIC (Respondent 1). The appellant filed a claim before Motor Accidents Claim Tribunal (MACT) under Section 140 and 166 of Motor Vehicles Act, 1988 to gain compensation for his parents’ death. As NIC was the vehicle’s insurer, it had to pay a compensation of Rs 41 lakh to the appellant. The NIC filed an appeal against this MACT award in Delhi HC. The HC held the deceased ineligible for this grant as she was found to be self-employed. Then, the appellant filed an appeal in the SC where the judges awarded compensation of Rs 38 lakh to the appellant after modifying the extent of deduction towards personal and living expenses. 

Indian Highways Management Company Limited v. Mukesh Associates 

The Petitioner filed this petition under Section 11(6) of Arbitration and Conciliation Act, 1996 requesting for the appointment of the sole arbitrator so that disputes that arose between parties can be adjudicated. The Respondent sent a notice invoking arbitration and claimed that the petitioner had failed to pay Rs 2 crores and sought recovery of this amount along with interest. The Respondent didn’t reply to the earlier notice. The Petitioner sent another notice and invoked Micro, Small and Medium Enterprises Development Act (MSMED), 2006 provisions. In its judgement, the Judges stated that “it could not be said that the mandate of the conciliator or arbitral tribunal under the provisions of the MSMED Act, would stand automatically terminated on expiry of a period of 90 days from the date of the reference in terms of Section 18(5) of the MSMED Act.” This provision didn’t provide for any consequences of failure in order to make a decision.

Challenges faced during virtual civil trials

Few challenges that virtual civil trial courts face while functioning is as follows:

Difficulty in accessing the internet 

In Rajya Sabha’s report on the functioning of virtual courts, a large section of judicial professionals have admitted to facing internet problems and required infrastructure such as personal computers to participate in virtual hearing sessions. Due to this, a section of people is finding it difficult to access the process of virtual hearing. The lower courts have been the worst hit owing to this issue. As it is the first place to initiate the process of justice, hearings are getting barred owing to network issues. To solve this issue, it has been proposed that the National Broadband Mission should be implemented by the Ministry of Communications in all the courts across the country.

Lack of comfort during the virtual hearing process

Even if the courts have a hearing process going on owing to good internet connectivity, all the judicial officials involved in this process must be well versed with software tools such as Zoom and must be able to use it comfortably. Participants from rural and small-town areas particularly face this problem as compared to big law firms. To deal with this issue, 25 HCs across the country have implemented training programs by appointing 461 trainers who are further training officials from district courts. The BCI is also thinking of introducing computer course subjects in the syllabus of upcoming batches of the three and five-year programs. 

Privacy and data security concerns

Virtual courts are always worried about the intrusion of third parties or theft of crucial data while the process is going on. In India, virtual court proceedings take place via third-party software. Few such software were rejected after they were found to be unsafe. It has been recommended that the Ministry of Law along with the Ministry of Electronics and Information Technology should come up with new software that can be used in India’s judicial office for its proceedings. Apart from that, the Ministry should also consider the usage of blockchain technology so that transaction of data takes place safely. 

Conclusion 

Even if the current situation gets over soon, the virtual civil trials are here to stay as they save time and cost. Even though lawyers, judges, witnesses, and other officials involved face multiple issues such as unstable internet connectivity, fear of data theft, and loss of comfort, virtual trial courts have become more accessible as trials take place online and time and money are saved. The Ministry of Law along with BCI and other involved bodies should implement measures so that virtual civil trials take place successfully so that the burden on our judicial institutions goes down. 

References

  1. https://www.law360.com/articles/1379757/demystifying-the-virtual-civil-jury-trial-experience 
  2. https://www.theleaflet.in/challenges-in-setting-up-virtual-and-online-courts-in-india/ 
  3. https://rajyasabha.nic.in/rsnew/Committee_site/Committee_File/ReportFile/18/125/103_2020_9_16.pdf 
  4. https://www.transcriptionoutsourcing.net/blog/virtual-court-hearings/ 
  5. https://www.latestlaws.com/latest-caselaw/2021/may/2021-latest-caselaw-243-sc/ 
  6. https://www.latestlaws.com/latest-caselaw/2021/june/2021-latest-caselaw-262-sc/ 
  7. https://www.latestlaws.com/latest-caselaw/2021/july/2021-latest-caselaw-268-sc/ 

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Consideration under competition law regime

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competition law

This article is written by Aswathy, pursuing a Diploma in M&A, Institutional Finance, and Investment Laws (PE and VC transactions) from Lawsikho. This article has been edited by Aatima Bhatia (Associate, Lawsikho) and Ruchika Mohapatra (Associate, Lawsikho). 

Introduction

Any economy’s progress requires a lively and effective competition law framework. It aids in the regulation of a free and fair market and ensures market equilibrium. Competition law is the crucial instrument that ensures that the market provides an even ground for fair play by ensuring that a few key players do not dominate the market. It enables the market to function in such a way that any practices do not create barriers to entry for small enterprises or place an unfair burden on them which may force them to engage in unfair tactics to compete.

Competition laws in India are governed by the Competition Act, 2002 (the “Act”), which was introduced to protect appreciable adverse effects (AAEC) on trade-related competition in the relevant market, to promote and sustain competition in markets, to protect the interests of consumers and to ensure freedom of trade. Antitrust law, in general, has three focus areas, which are i) prohibition of anti-competitive agreements) prohibition of abuse of dominance; and iii) regulating mergers and acquisitions. The Indian laws cover all these essential aspects of competition law. Abuse of dominance is prohibited by the issue of orders by the Competition Commission of India (the “CCI”), whereas all proposed combinations are also regulated by the issue of orders.

Scope of the law

The merger control regime in India requires companies that propose to enter into a transaction to notify the CCI as a suspensory obligation if it is required to do so as per certain specified standards or thresholds. The notification must specify the nature of the proposed transaction, immediately post the approval of the board of directors of the companies. The transaction must not be consummated before receiving the approval of the CCI. Following are the main facets of the law: 

  • Mandatory notification of combinations that are required to be notified;
  • Identifying the relevant product and geographic market to which the combination belongs to;
  • Identification of the overlaps of goods and services of the parties involved in the combinations in that relevant market; and 
  • Using the considerations outlined in Section 20(4) of the Act, determining whether the combinations will have a significant detrimental effect on competition in the relevant market.

Abuse of dominance

A ‘dominant position’ is one defined to be a position of strength that is enjoyed by an enterprise due to which it can operate independently of competitive forces existing in the relevant, or due to which the enterprise can affect its competitors, consumers, or the relevant market in its favour. Any such practice would potentially result in changing or disturbing a prevailing market situation in India. Various factors play a role in a resultant dominant position such as size and assets of the company, reliance on customers on the undertaking, vertical combination or integration, countervailing purchase power, degree of section and exit barriers in the market, etc. 

This is summarised and laid down in Section 4 of the Act. Section 4 seeks to prohibit such abuse of a dominant position by an entity or a group of entities. If an entity or group of entities are said to be abusing their dominant position if :

  • It imposes unfair prices or unfair conditions on sale or purchase.
  • Limits or restricts production or technical development in a way that detrimentally affects consumers.
  • Denies market access to its competitors.

The CCI can issue an order to the enterprise for discontinuing such abuse and it may also impose a penalty which can go up to 10% of the relevant turnover for the preceding three financial years.

Anti-competitive agreements 

Agreements entered into between enterprises or persons or associations of enterprises or persons for the production, supply, distribution, storage, acquisition or control of goods or provision of services, which cause or are likely to cause an AAEC in India, are prohibited and rendered void under Section 3 of the Competition Act. These include horizontal agreements including cartels which have the potential to affect the existing market prices, production, supply, technical development, investment, or provision of services as well as vertical agreements (agreements between enterprises or persons, or associations thereof, which are engaged at different levels of the production or supply chain) likely to cause an AAEC. In such circumstances, Section 27 of the Act grants the CCI the power to order the enterprises to discontinue or modify such agreement or impose a penalty which can go up to 10% of the average turnover of the preceding three financial years on each of the parties.          

Factors considered by the CCI to determine AAEC

Section 20(4) of the Act enumerates the various factors that shall be considered by the CCI while inspecting any proposed combination or acquisition. These factors include inter alia, the actual and potential level of Section 20(4) of the Competition Act sets out certain factors that the CCI shall consider, while determining if a combination causes or is likely to cause an AAEC in the ‘relevant market’ in India, including inter alia, the actual and potential level of competition through imports in the market, entry barriers to the market (regulatory and otherwise), degree of countervailing buyer power in the market, availability of substitutes in the market, market shares of each of the parties to the combination (individual and combined), likelihood of foreclosure/removal of competitors, extent of vertical integration in the market, etc. e CCI is also required to consider three positive effects that a combination could potentially give rise to, i.e. possibility of saving a failing business, nature and extent of innovation and relative advantage through contribution to economic development brought about by any combination having or likely to have an AAEC in India.

Import competition in the market, market entry barriers (regulatory and otherwise), degree of countervailing buyer power in the market, availability of substitutes in the market, market shares of each of the parties to the combination (individual and combined), the likelihood of competitor foreclosure/removal, extent of vertical integration in the market, and so on. Any combination with or likely to have an AAEC must also evaluate three positive impacts that a combination might provide, namely the prospect of salvaging a failing firm, the type and amount of innovation, and relative advantage via contributing to economic progress.

Combinations

Section 5 and 6 of the Act are the provisions governing combinations in India. Section 5 of the Competition Act provides that an acquisition of enterprise(s) by one or more persons, a merger, or an amalgamation exceeding the prescribed thresholds under the Act would require a prior filing to the CCI as well as receiving of its approval. Section 6 of the Act inter alia provides that ‘combinations’ are required to be mandatorily notified by the parties to the CCI and prohibits combinations that cause or are likely to cause an AAEC within the relevant market in India. Section 5 defines a “combination” as one which entails: 

  1. The acquisition of control, shares, voting rights, or assets of an enterprise by a person;
  2. Acquisition of control of an enterprise wherein the acquirer already has direct or indirect control of another enterprise engaged in an identical business;
  3. A merger or amalgamation between or amongst enterprises that crosses the financial thresholds set out in this Section.

The financial thresholds laid down under this Section are based on the following:

(i) in the event of an acquisition, the combined asset value and the turnover of the acquirer and the target, and in the event of an amalgamation or merger the combined asset value and the turnover of the combined resultant company.

(ii) if the target/resultant company will belong to a “group” pursuant to the proposed merger, then the combined asset value and turnover of that “group”.

Further, Section 32 of the Act confers extra-territorial jurisdictional powers on the CCI, which allows the CCI to scrutinise any acquisition wherein the assets/turnover are in India and exceed the specified thresholds, even if the buyer and the target are both based outside of India.  

Regulation of combinations : jurisdictional thresholds and exemptions

The obligation to file a combination notification is only triggered when a combination crosses the minimum thresholds prescribed in the Act. Therefore, the first step to determining whether the combination can be exempted from notification to and approval of CCI would be to conduct a preliminary analysis of the books of accounts of the acquirer entity and the target entity to identify whether their assets and turnover cross the prescribed threshold. The Act however provides certain exemptions to proposed transactions and if any of these exemptions become applicable to the transaction, then it need not be notified. The exemptions are as follows- 

The target exemption 

This is an exemption available to transactions that involve a small target company. As per this exemption, in the event of an acquisition of a target company, including its decisions, units, and subsidiaries, has either total assets (total assets as reflected in preceding financial year consolidated balance sheet) not exceeding a value of INR 350 Crores in India or revenue (total revenue as reflected in profit and loss account of the consolidated annual report) not exceeding INR 1000 Crores in India, then the proposed transaction will be exempted from the requirement of filing a notice before the CCI. In the case of merger/amalgamation of a small target company, then the financials of the resulting final enterprise are considered during this preliminary assessment. If any one of these above two thresholds is met, then the notice need not be filed. If the target is a specific portion/unit/division of the target entity, then only the value of assets and turnover of that specific division need to be considered for determining the applicability of target exemption.

The parties test/group test 

In the event that a transaction cannot avail target exemption, it is required to mandatorily notify the CCI if any of the following jurisdictional thresholds are breached by it –         

  1. The parties test – The standalone acquirer and the target enterprise (including its divisions, units, and subsidiaries) i.e. the merging entities jointly have either (i) assets in excess of INR 2000 crores (INR 20,000 million) in India or a turnover in excess of INR 6000 crores (INR 60,000 million) in India; or (ii) worldwide assets in excess of USD 1 billion, including at least INR 1000 crores (INR 10,000 million) in India or worldwide turnover in excess of USD 3 billion, including at least INR 3000 crores (INR 30,000 million) in India; or 
  2. The group test – The group to which the target entity will belong post-acquisition has either : 

(i) assets in excess of INR 8000 crores (INR 80,000 million) in India or turnover in excess of INR 24,000 crores ( INR 240,000 million) in India; or 

(ii) worldwide assets in excess of USD 4 billion, including at least INR 1000 crores (INR 10,000 million) in India or worldwide turnover in excess of USD 12 billion, including at least INR 3000 crores (INR 30,000 million) in India.

If the transaction breaches the Parties Test thresholds, then the notification will have to be made. Similarly, if the parties’ test is not breached, then it must be checked whether the group test is breached. If the group test is breached, then the notification will have to be made. 

Exemptions under Combination Regulations, 2011

Regulation 4 of the Combination Regulations provides for certain categories of transactions that are enumerated as not likely to have an AAEC in India and are therefore exempted. The ten categories of transactions as enlisted in Schedule 1 are as under: 

i) Solely in the investment and ordinary course of business – Investment for less than 25% of the voting rights need not make a notification to the CCI as these will be deemed to be “investment-only” transactions. 

ii) Creeping acquisition between 25-50% – This refers to situations wherein an existing acquirer who already holds 25% further acquires a percentage that is less than 50% of the shares, assets, or voting rights. 

iii) Joint control/sole control – In an acquisition wherein an acquirer has 50% or more shares or voting rights in the target enterprise prior to acquisition and proposes to increase that share, there is no requirement to notify this transaction unless this will result in the acquirer taking sole control of the target.

iv) Not directly related to any business activity – An exemption from notification is provided wherein there is an acquisition of fixed assets that are not directly related to the business activity of the acquirer company, and only made for investment purposes. The acquisition would not result in any exercise of control by the acquirer. 

v) Amended tender offer – This is an exemption from making a fresh/new combination notification if and where there is a renewal with the open offer filed with the SEBI in terms of the takeover code, as the combination notification with regards to the original open offer is already filed with the SEBI.

vi) Acquisition of stock-in-trade and raw materials – Exemption from filing notification where an acquisition is of raw materials, stores and spares, and other current assets in the ordinary course of business. 

vii) Acquisition of shares, voting rights pursuant to bonus issue/stock split/buy-back/consolidation of the face value of shares/rights issue – When the acquisition of shares is due to any of the above-mentioned circumstances, then notification is exempted. 

viii) Acquisition of shares or voting rights by underwriters or stockbrokers – Wherein voting rights/shares are being acquired by a person acting as a registered underwriter or registered stockbroker of a stock exchange on behalf of his clients, no notification is necessary.

ix) Acquisition of shares of voting rights by a person within the same group – This refers to intra-group acquisitions, these combinations need not be notified. 

x) Merger/amalgamation of two or more enterprises wherein one enterprise holds more than 50% shares or voting rights of the other enterprise – In such a case, notification is exempted subject to the condition that the transaction should not result in a transfer from joint control to sole control.

xi) Acquisition of shares, control, voting rights, or assets by a purchaser approved by CCI – In complex transactions, CCI may contemplate AAEC concerns, and to eliminate such concerns, CCI sometimes proposes modifications to transactions. These may be structural or behavioural modifications. 

Apart from this, there are a few other exemptions that are also provided under the Act and allied rules and regulations, which are as follows: 

  • Specific exemptions are granted to regional rural banks and transactions pertaining to reconstruction/amalgamation of public sector banks, the regulation under competition law shall not apply to them.
  • Specific exemptions from CCI approval are also granted to Central Public Sector Enterprises (CPSE) operating in the oil and gas sector.
  • Any acquisition of shares of financing facility which is entered into under a loan agreement or investment agreement by registered FIIs, banks, or public financial institutions, are exempted from obtaining prior approval from the CCI.

Notifying the Commission : process of filing 

The Combination Regulations [(The Competition Commission of India (Procedure in regard to the transaction of business relating to combinations) Regulations, 2011] provides for three different types of forms, to be used for notifying a combination to the CCI.

  • Form I – This is a short form which requires the parties to provide basic information about the proposed combination. The filing fee for this form is INR 20 lakhs. 
  • Form II – This form is longer and more detailed, which includes technicalities. The parties can opt to file this form for a filing fee of INR 65 lakhs. 
  • Form III – This is a form for intimation post completion of the proposed transaction, and it is to be filed within 7 days of the acquisition/share subscription/ financing facility entered into by a public financial institution, registered FII, bank, or registered VCF. 

In the case of an acquisition, the obligation to notify the CCI lies with the acquiring company and in the case of a merger or an amalgamation, the parties are to jointly make the filing. 

Case study : the Jet- Etihad deal 

Background 

In 2013, Etihad Airways PJSC, which is UAE’s national airline, sought to acquire a 24% stake in Jet Airways (India) Limited and also certain rights under a Shareholding Agreement (SHA) and a Commercial Cooperation Agreement (CCA). This acquisition was crossing the thresholds in terms of the value of the deal as prescribed under the Act and therefore the parties filed a notice with the CCI. 

Issues

CCI had to determine whether the combination resulted in creating an ‘appreciable adverse effect on competition’ (AAEC).

Judgment

The CCI in its order approved the combination subject to the condition that if at any time the information provided by the parties were found to be incorrect, then the order would be revoked. Following factors were considered to determine the deal’s potential AAEC – 

Relevant market 

Since Etihad is not operating in Indian domestic air transportation services i.e. between two airports within India, the domestic market was excluded from consideration of any competition concerns. In the international cargo market, there are more players and therefore, the combination of Jet and Etihad is not likely to impact competition in the international cargo market.  

Market share and sustainability  

Even if Jet and Etihad were to combine and not compete with each other on the India UAE routes, the combined market share was below 36%. Further, the combination would be easily substituted since many other players already existed in this route and since the demand was dependent upon the price, and any attempt to increase the price would impact the market share of the combination unfavourably. Therefore, there was clearly no dominance, and the chances of price increase were less. 

Types of passengers 

The CCI observed that the passengers in the routes covered by the flights were more price-sensitive than time-sensitive. And the customers had a lot of choices and therefore the CCI believed that the combination would not be able to create a dominance to raise the prices in this segment and that competitive prices would continue to be offered.

Apart from the above, the CCI also considered the beneficial effects of the combination such as an increased scale of passenger traffic enabling the provision of service at lower cost and the benefits of the combined network being available to Indian passengers. We can observe from this case that parties that are able to present the transaction to the CCI in such a manner that it is convinced about no significant impact on competition, the acquirers may be successful in securing an approval.

Conclusion 

The competition law regime in India is certainly comprehensive and carved out to meet the requirements of the new era of market economy and growth that the country is witnessing. The CCI’s activism in regulating markets with fairness and good consideration, while protecting the interests of the consumers and the economy, definitely shows hope to bring more growth and stability to Indian markets. 

References 


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