Friday, 22 May 2026

Mr. Nitin Ramchandra Jadhav & Ors. Vs. Mr. Vijendra Kumar Jain, & Anr. - The crux of this decision is that the forensic transaction report is alone is not sufficient to label a transaction fraudulent in absence of any supporting document or any other reliable evidence”

 NCLAT (2026.05.20)  in Mr. Nitin Ramchandra Jadhav & Ors. Vs. Mr. Vijendra Kumar Jain, & Anr. [Company Appeal (AT) (Ins) No. 1044 of 2024] held that;-.

  • Thus the necessary ingredients of invoking Sub Section (1) appears to be that the business of the CD has been carried on with intent to defraud creditors of the CD or for any fraudulent purpose. and for Sub Section (2) that Before the insolvency commencement date such director or partner knew or ought to have known that there was no reasonable prospect of avoiding the commencement of CIRP and such director or partner did not exercise due diligence in minimizing the potential loss to the creditors. Thus both these Sub Sections take care of two different factual situations.

  • The crux of this decision is that the forensic transaction report is alone is not sufficient to label a transaction fraudulent in absence of any supporting document or any other reliable evidence”

  • The Appellant has a ‘duty’, to establish to the satisfaction of this ‘Tribunal’, that a ‘person’, is knowingly carrying on the business with the ‘Corporate Debtor’, with an ‘dishonest intention’, to ‘defraud’, the ‘Creditors’.

  • However, in cases of “fraudulent or wrongful trading” in respect of the business of the CD as contemplated in section 66, the properties and the persons involved may or may not be ascertainable and therefore the Adjudicating Authority is not empowered to pass orders to avoid or set aside such transactions,

  • In case of fraudulent trading or wrongful trading, it would be a matter of inquiry to be made by the Adjudicating Authority as to whether the business of the CD was carried on with intent to defraud creditors of the CD or was carried on for any fraudulent purpose

  • In Union of India vs Chatur Bhai M Patel & Co. (1976) SCC 747, Hon’ble Supreme Court held that suspicion howsoever grave cannot take the place of proof and circumstances alleged by the appellant therein are not sufficient to prove fraud against Respondent.

  • We are of the considered view that the initial onus to prove the facts attracting Section 66 of the Code is on the RP/IRP but when this burden has been discharged by the IRP/RP the onus shifts to the Suspended Directors to explain the transactions which have been labelled as fraudulent and it is on the basis of the evidence/material brought on record by the parties just adjudication could be made by the Adjudicating Authority.

  • Admittedly the procedure for investigation in the affairs of the company has been provided under Section 212 and 213 of the Companies act, 2013 and keeping in view the provisions contained under Section 213 of the Companies Act, 2013 the discretion to get the matter investigated by the SFIO only vests in Central Govt.,

  • Therefore, with regard to the direction of the Adjudicating Authority to investigate the matter through SFIO, we modify the impugned order and refer the matter to the Central Govt. for investigation through Inspector or Inspectors. The matter is thus referred to the Secretary, Ministry of Corporate Affairs for investigation by Inspector/Inspectors strictly in accordance with law.

Excerpts of the Order;

The instant appeal has been preferred by the Appellants assailing the order dated 07.05.2024 passed in IA No. 677 of 2023 in CP IB No. 1023 of 2021 (impugned order by the National Company Law Tribunal, Mumbai, Court-V (Adjudicating Authority) whereby the Ld. Adjudicating Authority directed the appellants to contribute Rs. 9,04,61,725/- along with additional unquantified amount to the Corporate Debtor (CD). 


# 2. Brief facts necessary for the disposal of the instant appeal appears to be that on an application moved by the financial creditor (State Bank of India) under Section 7of the Insolvency and Bankruptcy Code, 2016 (Code) insolvency resolution process (CIRP) was initiated against the CD Gajanan Solvex Ltd. Vide order dated 20.07.2022 of Ld. Adjudicating Authority passed in CP/1023/IBC(MB)/2021 and Mr. Vijendra Kumar Jain (Respondent No. 1) was appointed as the Interim Resolution Professional (IRP) , who issued the public announcement and constituted the Committee of Creditors (CoC) on 12.08.2022 and was also appointed as Resolution Professional (RP) in the first meeting of the CoC held on 18.08.2022. 


# 3. It is further reflected that in the 2nd CoC meeting dated 03.09.2022 the CoC appointed Mr. Parekh Shah and Lodha as the Forensic Auditor of the CD to carry out the transaction audit of the books of the accounts of the CD for the last 5 years, however it was noted by the CoC in its meeting dated 29.09.2022 that Suspended Directors had failed to furnish the audited financials and tally Back-up of accounts for the financial years 2017-2018 to 2021-2022 and also for the period ranging from 01.04.2022 to 20.07.2022 along with certain other documents as sought by the RP and forensic auditor and in this regard an application bearing IA No. 3392 of 2022 was also filed by the RP under Section 19 (2) of the Code. 


# 4. It is further reflected that CD had invested Rs. 8,84,91,725/- in its subsidiary company namely M/s. Rio Resource PTE. Ltd. (Rio Resource) which is based in Singapore and had a fixed deposit of 3 Million United States Dollars (USD) with the Indian Bank, Singapore Branch. The RP appears to have informed the CoC that the Indian Bank had filed an application against M/s Gajanan Oil Pvt. Ltd. which was stated to have availed the credit facility by creating a lien on the above fixed deposit, before the Hon’ble High Court of Bombay and an ad- interim injunction was granted and also that the Mr. Nitin Jadhav Suspended Director of the CD informed that there was no lien on this fixed deposit. 


# 5. It is also reflected that in the 4th CoC meeting held on 28.10.2022 the RP informed appointment of a new forensic auditor namely Shambu Gupta and Company due to the in action of earlier forensic auditor. Consequently, in the 5th CoC meeting held on 08.12.2022 credit report of Dun and Bradstreet was presented and the RP apprised that as of as on date no shares of M/s Rio Resource PTE. Ltd. were held by M/s Gajanan Solvex Ltd. (CD) and 100% shareholding of M/s Rio Resource PTE. Ltd. is now held by M/s Bellwether International Trade PTE. Ltd. (Bellwether) and the name of Rio Resource PTE. Ltd. has now been changed as Aspira Company PTE. Ltd. and one Amogh Malviya and Mr. Chee Teng Joo are now its new Directors from June 2022, however the audited financials of the CD as on 31.03.2022 still showing investment of the CD in M/s Rio Resource PTE. Ltd. of Rs. 8,84,91,725/-. It is stated that as per the report these shares have been transferred on 20.02.2019 and no consideration for the same is shown to have been received by the CD. 


# 6. In the report of the forensic auditor a finding is also recorded that as on 23.06.2017 M/s Rio Resource PTE. Ltd. was allotted 19,00,000 shares for Rs. 8.85 Crore and after such investment the CD was holding 51% share in M/s Rio Resource PTE. Ltd., which has become a subsidiary of the CD. The RP stated to have sought explanation from the Suspended Board of Management regarding this and it was informed that on 20.02.2019 the CD transferred the above mentioned 19,00,000 shares to Amogh Malviya and Mr. Chee Teng Joo the new Directors of M/s Bellwether International Trade PTE. Ltd. while in the books of accounts of the CD this investment of Rs. 8,84,91,725/- clearly reflected as the investment in the shares of M/s Rio Resource PTE. Ltd. under the head Investments in the subsidiary. 


# 7. It is further reflected that the Suspended Board of Director vide its email dated 12.01.2023 stated that they have entered into a contact with Aero Steel Resources Ltd. (Aero Steel), UAE and a share transfer agreement with Bellwether, according to which the CD had sold its shares in M/s Rio Resource PTE. Ltd. to Bellwether. While as per the audited balance sheet of the CD of the year 2021-2022 the CD still holds the investment in M/s Rio Resource. 


# 8. It is further reflected that the RP has stated in his application that through share transfer agreement the above mentioned shares of the CD are shown to have been transferred for a consideration of Rs. 19.95 Crores and an explanation has been given by the CD that a penalty of 1.8 million USD was settled with Aero Steel Resources Ltd. against payment of 1.37 million USD by Bellwether which is in contradiction to the guidelines issued by the RBI. 


# 9. It is further reflected that the forensic auditor was also of the view that some sales invoices were fraudulently created in order to show fictitious sale and also that the CD is shown to have made transactions amounting to Rs. 282.56 Crores with certain firms and entities owned by the individuals who were the ex-employees of the group companies of the CD and also that the CD purchased goods of Rs. 84 crores from M/s Shakti Soya Industries while the GST registration of this company was cancelled with effect from 31.12.2017 but as per the books of the accounts of the CD GST was levied on purchase of goods from this company even after cancellation of the registration. Likewise, the forensic auditor observed that CD have shown to have sold goods worth Rs. 134.42 crores to M/s Shri Tirupati Traders which was owned by Deepak Vyas an Employee of the group company and also that the inventory was brought down to a considerable low in the financial year 2017-2018, 2018-2019 and the reduction in sales was deliberately shown considerably low in the financial year 2018-2019. The forensic auditor also observed that sale of Rs. 19,70,000/- to Ms/ SR Minerals is found to be fake as no such party existed in the books of accounts of the CD. 


# 10. The RP after being satisfied filed the aforesaid application before the Ld. Adjudicating Authority and Ld. Adjudicating Authority by passing the impugned order directed the appellants to contribute amount of Rs. 9,04,61,725/- /- to the assets of the CD with a direction to make additional contributions on account of profit earned on the sale of shares of M/s Rio Resources PTE. Ltd. with a further direction to get the matter investigated by SFIO with consequential directions. Aggrieved by the same the appellants have come in appeal. 


# 11. Ld. Counsel for the Appellants submits that the Ld. Adjudicating Authority has committed a mistake and failed to take into account that the entire application moved by the RP is based on the transaction audit report without placing on record any independent material while the transaction auditor themselves have qualified their findings by stating that their information may not be fully complete. In this regard reliance is placed on State Bank of India vs. Dommeti Surya Ramakrishna Saibaba and Ors., CA (AT) (CH) (Ins) No. 461 of 2023. 


# 12. It is further submitted that the transaction with Aero Steel Resources Ltd. was a genuine commercial settlement and could not be termed as a sham agreement and the RP has failed to establish any nexus between the CD and Aero Steel and that was a genuine transaction. 


# 13. It is further submitted that keeping in view the law laid by this Appellate Tribunal in Union of India vs. Maharashtra Tourism Development Corporation and Anr., (2019) SCC Online NCLAT 1414 submits that the Adjudicating Authority has no jurisdiction to direct investigation by the SFIO. 


# 14. It is further submitted that the Ld. Adjudicating Authority has passed the impugned order without attributing any role or involvement to the appellants in the transaction in question and the application moved by the RP is silent with regard to any specific acts or omission by the appellant. Reliance in this regard has been placed on Gopal Kalra vs. Akhilesh Kumar Gupta CA (AT) (Ins) No. 567 of 2024. 


# 15. While highlighting the phraseology of Section 66 (1) of the Code it is submitted that a high degree of proof is required to act under this Section and reliance in this regard has been placed on Union of India vs. Chaturbhai M and Company, (1976) 1 SCC 747. 


# 16. It is further submitted that standard of proof from proving fraud is heavy on the applicant and the Respondent RP has failed in this regard. Reliance has been placed on Nalinesh Kumar Paurush and Ors. vs. Arvind Mittal, RP, CA (AT) (Ins) No. 346 of 2024. 


# 17. Ld. Counsel for the Respondent No. 2- Liquidator of the CD submits that there is no illegality in the impugned judgment as it was evident that the CD despite being under financial distress and even after initiation of recovery action by the financial creditor sold its shareholding in its subsidiary M/s. Rio Resources PTE. Ltd. based in Singapore without any justifiable valuation and failed to bring the sale proceeds of the same in the CD on the pretext of sending the proceeds to Aero Steel Resources Ltd. of UAE showing the same to be for the settlement of penalty for breach of contract by the CD which was evidently appearing to be a sham agreement and also a sale transaction of Rs. 19,70,000/- was also conspicuously a fraudulent transaction as no record with regard to the same was available in the record of the CD. 


# 18. It is further submitted that CD had acquired 19,00,000 shares in Rio Resources for Rs. 8.85 Crore which amounts to 51% of the shareholding of the same and the shareholding of the Rio Resources at that point of time was in terms that the CD was having 19,00,000 shares and Pillai Nandkumar was having 18,21,000 shares and thereafter the CD stated to have entered into an agreement with Aero Steel Resources Ltd. Dubai on 15.10.2017 for supply of 100000 metric tons of Soya @ 360 USD per metric ton, amounting to 36 million USD and in 2018 the CD was classified as NPA and on 29.08.2018 notice under Section 13(2) of the SARFAESI Act was issued against it and it was thereafter on 31.12.2018 the share purchase agreement was executed and the shares of the CD in Rio Resources were transferred to Bellwether for 1.37 million USD to settle the alleged penalty imposed by the Aero Steel for non-performance of the agreement. 


# 19. It is further submitted that the 51% share of the CD in Rio Resources were sold in consideration of Rs. 19.95 Crore however that money was not brought in the CD and the balance sheet of the CD of the years 2019 till 2022 was showing the investment of Rs. 8,84,91,725/- in Rio Resources and the fact of sale of shares could only be disclosed by the Suspended Board of Directors of the CD only on 12.01.2023 while the CIRP against the CD was initiated on 20.07.2022. 


# 20. It is further submitted that the forensic auditor in its report has analysed the whole of the transactions and found the sale of shares and consequent transfer of the consideration to Aero Steel at Dubai directly by the Bellwether is a fraudulent transaction which was executed only for the purpose of diverting the assets of the CD. 


# 21. It is further submitted that sales and purchase agreement dated 15.10.2017 executed between the CD and Aero Steel was a sham agreement wherein a clause has been shown that in case of breach the CD would be liable to compensate the buyer to the extent of 5% of the Contract value and it is under this sham agreement the consideration of the sale of the shares in Rio Resources has been diverted to a sham company namely Aero Steel. 


# 22. It is further submitted that the Aero Steel and the CD did not transact any business in the past there is no communication of any kind between them and keeping in view the fact that the said information was not shared by the Suspended Board of Directors for a long time with the CoC or RP, the agreement with Aero Steel at Dubai was a fake and sham agreement and has been shown only for the purpose of diverting the asset of the CD. 


# 23. It is further submitted that so much so the Suspended Board of Director committed another illegality in signing the balance sheets of the CD post initiation of CIRP which was legally not permissible and likewise the transaction of sale of Rs. 19,70,000/- in favour of M/s SR Minerals is also a fake transaction as nothing has been found by the forensic auditor in the books of accounts of the CD with regard to this transaction and thus the impugned judgment passed by the Ld. Adjudicating Authority is not required to be interfered with. 


# 24. We have heard Ld. Counsel for the parties and have perused the record. 25. Section 66 of the Code is important for our consideration and the same is reproduced as under: 

  • “66. Fraudulent trading or wrongful trading. 

  • (1) If during the corporate insolvency resolution process or a liquidation process, it is found that any business of the corporate debtor has been carried on with intent to defraud creditors of the corporate debtor or for any fraudulent purpose, the Adjudicating Authority may on the application of the resolution professional pass an order that any persons who were knowingly parties to the carrying on of the business in such manner shall be liable to make such contributions to the assets of the corporate debtor as it may deem fit. 

  • (2) On an application made by a resolution professional during the corporate insolvency resolution process, the Adjudicating Authority may by an order direct that a director or partner of the corporate debtor, as the case may be, shall be liable to make such contribution to the assets of the corporate debtor as it may deem fit, if— 

  • (a) before the insolvency commencement date, such director or partner knew or ought to have known that there was no reasonable prospect of avoiding the commencement of a corporate insolvency resolution process in respect of such corporate debtor; and 

  • (b) such director or partner did not exercise due diligence in minimising the potential loss to the creditors of the corporate debtor. 

  • Explanation. —For the purposes of this section a director or partner of the corporate debtor, as the case may be, shall be deemed to have exercised due diligence if such diligence was reasonably expected of a person carrying out the same functions as are carried out by such director or partner, as the case may be, in relation to the corporate debtor”. 


The requirement of Section 66 (1) is that if during the Corporate Insolvency Resolution Process or in liquidation process it is found that any business of the CD has been carried on with the intent to defraud creditors of the CD or for any fraudulent purpose the adjudicating authority, on an application by the RP may pass an order that any persons who were knowingly parties to the carrying on the business in such manner would make such contributions to the assets of the CD as it may deem fit. Sub-section 2 of this section also provides that on an application by a resolution professional during the Corporate Insolvency Resolution Process (CIRP) the adjudicating authority may direct the director or partner of the CD to make such contribution to the assets of the CD if before the Insolvency Commencement date such director or partner knew or ought to have known that there was no reasonable prospect of avoiding the insolvency process in respect of the CD and such director or partner did not exercise due diligence in minimizing the potential loss to the creditors. Thus the necessary ingredients of invoking Sub Section (1) appears to be that the business of the CD has been carried on with intent to defraud creditors of the CD or for any fraudulent purpose. and for Sub Section (2) that Before the insolvency commencement date such director or partner knew or ought to have known that there was no reasonable prospect of avoiding the commencement of CIRP and such director or partner did not exercise due diligence in minimizing the potential loss to the creditors. Thus both these Sub Sections take care of two different factual situations. 


# 26. This Appellate Tribunal in COMPANY APPEAL (AT) (CH) (INS) NO. 461/2023, State Bank of India vs Dommeti Surya Rama Krishna Saibaba decided on 18.08.2025 held as under: - 

  • “10. We are in an disagreement with the arguments of the learned counsel for the Appellant that, the order is not based upon a sound reasoning, for the reason being that if the application under Section 66 of the I & B Code, 2016, is being attempted to be considered exclusively based upon the Forensic Auditor' Report, the same has to be established on its own merit and its genuineness on the strength of supporting documents and evidence which has not been produced to be by the Tribunal." 

  • The crux of this decision is that the forensic transaction report is alone is not sufficient to label a transaction fraudulent in absence of any supporting document or any other reliable evidence”


# 27. This Appellate Tribunal in Swapan Kumar Saha v. Ashok Kumar Agarwal, (2025) ibclaw.in 911 NCLAT, while considering many cases, including those relied on by Ld. counsel for the appellants, held as under: 

  • “28……b. Can Section 66(1) of the Code be interpreted or invoked or made operational without recourse to Section 66(2) of the Code? Do they operate independent of each other or jointly?” 

  • 44. We further note that the next subsection 66(2) relates to specific provisions for a Director or partner of the CD for which CIRP is going on. This subsection provides that if before the insolvency commencement date, a director or partner knew or ought to have known that CIRP could not have been avoided and failed to exercise due diligence in minimising potential loss to the creditors, AA may direct the erring director or partner to be liable and make such contributions to the assets of the CD as it may deem fit. We observe that the first provision (section 66(1)) is very broad but not the second one (Section 66(2)) …… 

  • 45. From a bare reading of Section 66(1) and Section 66(2) of the IBC we find that both have self-contained provisions, with clear mechanisms for their invocation during a CIRP. Further, a perfunctory glance at Section 67 of the IBC will make it abundantly clear that the draftsmen and legislators clearly intended for Sec 66(1) and Section 66(2) to operate independently, as the opening line of Section 67(1) and 67(2) of the IBC would reflect, ……..” 

  • 46. Appellant places its reliance on decision of this Appellate Tribunal in the judgement of 03.07.2025 in Gopal Kalra v. Akhilesh Kumar Gupta [2025 SCC Online NCLAT 1129], wherein the Bench framed the issue to be adjudicated upon as “I. Whether the transactions undertaken by the Appellant in the LED Bulb business during FY 2016-17 constituted fraudulent trading under Section 66(1) of the Code?”. We find that the bench proceeded to adjudicate upon the issue by first categorically stating the ingredients to be met in order to attract Section 66(1) of the IBC. The relevant paragraph has been reproduced below: 

  • “32. To determine whether these transactions amount to fraudulent trading, we must apply the ingredients of Section 66(1) of the IBC, which authorizes the Adjudicating Authority to direct any person who was knowingly a party to carrying on business with intent to defraud creditors or for any fraudulent purpose, to contribute to the assets of the Corporate Debtor. This requires us to examine: 

  • i. Whether there was an intent to defraud; and 

  • ii. Whether the Appellant was a knowing party to such conduct.” Therefore, instead of supporting this case of the Appellant, the judgement supports the case of the RespondentLiquidator. 

  • ” 47. The Respondent also places reliance of the decision of this Appellate Tribunal in Sangeeta Jatinder Mehta and Anr. v. Kailash Shah RP of New Empire Textile Processor Private Limited [CA(AT)(INS) 104 of 2024] wherein the Bench has held, 

  • “7. Section 66, sub-section (1) provides that if it is found that any business of the Adjudicating Authority may on the application of the RP pass an order that any persons who were knowingly parties to the carrying on of the business in such manner shall be liable to make such contributions to the assets of the corporate debtor as it may deem fit.” 

  • 48. Finally, reliance is also placed by the Appellant on the decision of this Appellate Tribunal in Renuka Devi Rangaswamy, Interim Resolution Professional of M/s. Regen Infrastructure Services Pvt. Ltd. v. Madhusudan Khemka, Suspended Director of M/s. Regen Infrastructure Services Pvt. Ltd. [2023 SCC Online NCLAT 1722] wherein the Hon’ble Bench held that 

  • “38. The Appellant has a ‘duty’, to establish to the satisfaction of this ‘Tribunal’, that a ‘person’, is knowingly carrying on the business with the ‘Corporate Debtor’, with an ‘dishonest intention’, to ‘defraud’, the ‘Creditors’. For a ‘Fraudulent Trading’/ ‘Wrongful Trading’, necessary materials are to be pleaded by a ‘Litigant’/ ‘Stakeholder’, by furnishing ‘Requisite Facts’, so as to come within the purview of the ingredients of Section 66 of the I & B Code, 2016. Suffice it, for this ‘Tribunal’, to pertinently point out that the ingredients of Section 66(1) and 66(2) of the I & B Code, 2016, operate in a different arena. 


# 28. This appellate tribunal again in Nalinesh Kumar Paurush and Others v. Arvind Mittal and Another, 2025 SCC OnLine NCLAT 1537, after considering, Regen Powertech Pvt. Ltd, Renuka Devi Rangaswamy , Shibo Job Cheeran (Supra) opined in paragraph no. 44 that to attract section 66 of the Code though the standard of proof would be preponderance of probability but the same is subject to the heavy proof to the applicant, as each and every commercial transaction which has resulted in the loss may not be labelled as fraudulent. This observation is in the background that the party who is alleging the existence of a fact is obliged to prove the same and it cannot be taken as proved without any substantial material or evidence produced before the court. Thus the applicant of an application under section 66 of the Code is obliged to prove the contents of the application by placing adequate material and evidence on record and in addition the Court may also take into consideration the attending facts and circumstances in consideration on the principle that a fact may also be proved by leading circumstantial evidence. it is also to be recalled that the onus in civil matters keep on shifting and when the burden has been discharged by the one party it is obligatory on the contesting party to discharge its onus. 


# 29. Hon’ble Supreme Court again in Piramal Capital & Housing Finance Ltd. v. 63 Moons Technologies Ltd., (2025) 256 Comp Cas 707: 2025 SCC Online SC 690 held as under: 

  • “60. However, in cases of “fraudulent or wrongful trading” in respect of the business of the CD as contemplated in section 66, the properties and the persons involved may or may not be ascertainable and therefore the Adjudicating Authority is not empowered to pass orders to avoid or set aside such transactions, but is empowered to pass orders to the effect that any persons, who were knowingly parties to the carrying on of business in such manner, shall be liable to make such contributions to the assets of the CD, as it may deem fit. The Adjudicating Authority in such applications may also direct that the director of the CD shall be liable to make such contribution to the assets of the CD as it may deem fit, as contemplated in section 66(2). In case of fraudulent trading or wrongful trading, it would be a matter of inquiry to be made by the Adjudicating Authority as to whether the business of the CD was carried on with intent to defraud creditors of the CD or was carried on for any fraudulent purpose.” 


# 30. In Union of India vs Chatur Bhai M Patel & Co. (1976) SCC 747, Hon’ble Supreme Court held that suspicion howsoever grave cannot take the place of proof and circumstances alleged by the appellant therein are not sufficient to prove fraud against Respondent. 


# 31. Perusal of record would reflect that during the CIRP of CD Gajanan Solvex Ltd. an application was filed by the IRP of the CD being IA No. 677 of 2023 stating therein that in pursuance of the decision taken by the CoC the decision was taken to appoint a forensic auditor of the CD and incidentally Shambu Gupta and Company was appointed as the forensic auditor who has filed its report and further the RP informed the CoC about the shareholding of the CD in its subsidiary Rio Resources based at Singapore having 51% of share (19,00,000 shares) which were purchased for an amount of Rs. 8,84,91,725/- and thereafter in the 5th CoC meeting held on 08.12.2022 the DNB report of subsidiary Rio Resources was presented by the RP and it was found that on that date there were no shares of the CD were found in the subsidiary and the 100% shareholding of the same was held with one M/s Bellwether and also that the name of the company has been changed with effect from June 2022 to Aspira Company Pte. Ltd. and some other persons have been appointed as the Directors of the same while the audited financials of the CD as on 31.03.2022 were still showing the investment of the CD in subsidiary Rio Resources for an amount of Rs. 8,84,91,725/- while as per the DNB report these shares have already been transferred on 20.02.2019 and no consideration for the same has been received by the CD and despite multiple reminders to the Suspended Board of Directors about this consideration it was on 12.01.2023 the CD came up with a contract with Aero Steel Resources Ltd. and share transfer agreement with Bellwether and stated that the CD has sold its share in M/s. Rio Resources to Bellwether for consideration approximately Rs. 19.95 Crores which is only 3.45% of the net worth of the Rio Resource as on 23.11.2022 as Rs. 282 Crores and with regard to the non-receipt of consideration by the CD it was stated that a penalty of Rs. 1.8 million USD was to be paid to the Aero Steel Resources Ltd. in lieu of breach of afore-stated contract and the same has been settled against payment of 1.37 million USD which have been paid by Bellwether and thus the aforesaid transaction of selling the shareholding in Rio Resource and non-receipt of the consideration in the opinion of the IRP was a fraudulent transaction and in this way the money of the CD has been siphoned to Aero Steel which was a sham company. 


# 32. The defence of the appellant is in terms that the CD was having 19,00,000 shares along with Pillai Nand Kumar (18,21,000 shares) in its subsidiary Rio Resource at Singapore and on 31.12.2018 the CD entered into a share purchase agreement with Bellwether to sale 19,00,000 shares for consideration of 1370000 USD for the purpose of paying the penalty to Aero Steel at Dubai for breach of contract committed by the CD and the penalty of 18,00,000 USD was settled in 1370000 USD and the same were transferred directly to Aero Steel by the Bellwether to which the shares were sold. It is further the defence of the appellant that with regard to the sale transaction of Rs. 19,70,000 to M/s SR Minerals the same was subsequently cancelled and the goods were not supplied nor the money was receivable by them. 


# 33. Perusal of the impugned judgment would reveal that the Ld. Adjudicating Authority has found that the forensic auditor has reported in its report that in the audited balance sheet of the financial year 2021-2022 CD was having an investment in Rio Resource Singapore but suddenly on 06.01.2023 the CD claimed that this investment was sold on 31.12.2018 however this investment was continue to be reflected in the balance sheet of  the CD and thus the CD has either misreported or was concealing this transaction from its creditors which comes under fraudulent transaction. 


# 34. Ld. Adjudicating Authority has also noticed the forensic audit report in terms that as per the terms of the contract with Aero Steel Resources Ltd. in case of breach of contract the penalty could be imposed up to 5% of the contract value but no such information was disclosed in the audited balance sheet of financial year 2017-2018 and thus came to the conclusion that the amount of Rs. 8.85 Crore invested in the subsidiary Rio Resource has been siphoned off as no credible evidence has been produced by the Directors against the findings of the forensic auditor. 


# 35. Ld. Adjudicating Authority has also noticed that falsification of books of the accounts has also been made by the Suspended Board of Director by concealing the transaction of sale of shareholding in Rio Resource as they continue to show the investment of Rs. 8,84,91,725/- in Rio Resource while it was sold much earlier and also notice that after the issuance of notice under Section 13 (2) of the SARFAESI Act on 29.08.2018, sensing the insolvency this fraudulent transaction has been shown as there was no reasonable prospect of avoiding the CIRP. 


# 36. The Ld. Adjudicating Authority also noticed that so much so the consideration of the sales of the shareholding in Rio Resource was not brought into the CD and to keep that amount out of the CD and away from the reach of the creditors of the CD an agreement is shown to have been executed with Aero Steel Resources UAE and the transaction made by Bellwether to Aero Steel allegedly in discharge of penalty was never brought on record and the same was revealed for the first time after the admission of the CD into CIRP and thus hold that the entire transaction with respect to the Aero Steel is fake and false so as to take away the funds away from the CD to the detriment of its creditors. 


# 37. Keeping in view all the facts and circumstances of this case and the material which is available on record it is reflected that the CD was having investment in Rio Resource Singapore (its subsidiary) of 51% shareholding (19,00,000 shares) and this investment was shown in the audited balance sheet of the CD up to financial year 2021-2022 however this investment is shown to have been sold by the Suspended Directors of the CD on 31.12.2018 and significantly the investment of Rs. 8.85 Crore in the Rio Resource was continuously shown by the CD in its financials. 


# 38. It is also evident that during the whole of the CIRP period the conduct of the Suspended Board of Directors has remained non-co-operative and in this regard an application under Section 19 was also filed by the RP and it was despite many queries and reminders of the IRP the information pertaining to the sale of 19 lakhs shareholding in Rio Resource was not provided by the Suspended Directors. 


# 39. It is crystal clear that despite the sale of the shareholding in Rio Resource the Suspended Directors continuously showing their investment in Rio Resource of Rs. 8.85 Crores in their balance sheets and it was only when the information was revealed by the IRP the Suspended Directors informed to have sold their shareholding way back in 2018 to Bellwether. Thus we concur with the findings recorded by the Ld. Adjudicating Authority in terms that showing the investment of Rs. 8.85 crores in the financials of the CD till 2022 despite the same was sold way back in 2018 was nothing  but an act of misguiding the creditors of the CD so that the consideration of the sale of the shareholding be kept away from the reach of the creditors of the CD. 


# 40. It is also conspicuously reflected that the agreement with the Aero Steel of the supply of 100000 metric tons of Soya @ 360 USD per metric ton, is shown to have been executed on15.10.2017, however there is no mention of the same in the financials of the CD and the consideration of the shareholding sold to Bellwether in Rio Resource is shown to have been transferred to the Aero Steel Resources UAE allegedly in settlement of a penalty of Rs. 1.37 million USD. 


# 41. It also appears to be an admitted position that this transaction of payment of the penalty of 1.37 million USD by Bellwether to Aero Steel has never been brought on record, before the CD was placed under insolvency. 


# 42. During the course of deliberations, we made a pointed query to Ld. Counsel for the appellant as to whether any transaction has been held by the CD with the Aero Steel in the past and we did not get any satisfactory answer. No satisfactory explanation has been given by the Suspended Director of the CD pertaining to the payment of the penalty from the proceeds of the sales of share to the Bellwether to the Aero Steel. 


# 43. We are of the considered view that the initial onus to prove the facts attracting Section 66 of the Code is on the RP/IRP but when this burden has been discharged by the IRP/RP the onus shifts to the Suspended Directors to explain the transactions which have been labelled as fraudulent and it is on the basis of the evidence/material brought on record by the parties just adjudication could be made by the Adjudicating Authority. Keeping the sale proceeds of the shareholding in Rio Resource (Singapore) out of the reach of the CD in the facts and circumstances of the case appears to be an attempt on the part of the Suspended Directors of the CD to keep that amount away from the CD so that it remains out of the reach of the creditors of the CD as at that point of time the Directors of the CD might have sensed the approaching sound of insolvency as the proceedings under the SARFAESI Act had already initiated. 


# 44. We are of the considered view that which was only a suspicion at the stage of selling of the shareholding by the Appellant in the Rio Resource to the Bellwether and not showing it in the financials of the CD and to the contrary, despite selling of the shareholding in the Rio Resource, continuously showing as an investment of Rs. 8.85 Crores in the audited balance sheet of the CD, become a proof of fraudulent transaction when the consideration of the sale of shareholding in Rio Resource to Bellwether, was shown to have been directly transferred to the Aero Steel and it has been claimed that the whole consideration has been transferred to the Aero Steel by the Bellwether in settlement of penalty of 1.37 million USD which was imposed by the Aero Steel for non-completion of the contract. 


# 45. At the cost of repetition, we reiterate that the agreement shown to have been executed between the Aero Steel and the CD was nothing but an agreement which may be drafted subsequently in order to siphon the receivables of the CD. 


# 46. So far as the other transaction of sale of Rs. 19,70,000/- to M/s SR Minerals is concerned it has been explained by the Suspended Director of the CD that the said sale was never made and was cancelled however this explanation is not substantiated by any documentary evidence and it also appears to have been executed to misappropriate Rs. 19,70,000/-. 


# 47. So far as the direction of the Ld. Adjudicating Authority pertaining to referring the matter to be investigated by SFIO is concerned, it is submitted by Ld. Counsel for the Appellant that such direction could not be passed by Ld. Adjudicating Authority. It is further submitted that such direction under Section 212 of the Companies Act, 2013 could only be passed by Central Government, only when Central Government forms an opinion that it is necessary to investigate into the affairs of the company by the SFIO. Reliance has been placed on Maharashtra Tourism Development Corporation (supra). Ld. Counsel for the Respondent Liquidator however submits that keeping in view the fraudulent transactions executed by the appellant, such directions were necessary in the facts and circumstances of the case. We notice that by passing the impugned order apart from directing the appellants to contribute (19.95 Crore to the asset of the CD, which in our considered opinion is justified) direction has also been passed to investigate the matter by SFIO and the copy of the order has also been forwarded to SFIO for compliance. We are in agreement with the submissions made by Ld. Counsel for the Appellant. Admittedly the procedure for investigation in the affairs of the company has been provided under Section 212 and 213 of the Companies act, 2013 and keeping in view the provisions contained under Section 213 of the Companies Act, 2013 the discretion to get the matter investigated by the SFIO only vests in Central Govt., and if after the investigation ordered by the Central Govt., it is of the opinion that the matter further required to be investigated by SFIO, it can do so. However, the discretion lies solely with the Central Govt. and the Tribunal cannot order straightaway investigation by SFIO. We do not want to devote pages on this issue as the matter has been sent at rest by a coordinate Bench of this Appellate Tribunal in Maharashtra Tourism Development Corporation (supra) as under:  

  • “In view of the aforesaid position of law also, the procedure laid down under Section 213 of the Companies Act, 2013 can be exercised by the Tribunal/Adjudicating Authority, as held above. 

  • Further, after the investigation by the Inspector, if case is made out and the Central Government feels that the matter also requires investigation by the ‘Serious Fraud Investigation Office’ under Section 212 of the Companies Act, 2013, it is open to the Central Government to decide whether is such case the matter may be referred to the ‘Serious Fraud Investigation Office’ or not. This will depend on the gravity of charges as may be found during the investigation by the Inspector.

  • In view of the aforesaid position of law, we are of the view that the Adjudicating Authority was not competent to straight away direct any investigation to be conducted by the ‘Serious Fraud Investigation Office’. However, the Adjudicating Authority (Tribunal) being competent to pass order under Section 213 of the Companies Act, 2013, it was always open to the Adjudicating Authority/Tribunal to give a notice with regard to the aforesaid charges to the promoters and others, including the appellants herein and after following the procedure as laid down in Section 213, if prima facie case was made out, it could refer the matter to the Central Govt. for investigation by the Inspector or Inspectors and on such investigation, if any, actionable material is made out and if the Central Govt. feels that the matter requires investigation through the ‘Serious Fraud Investigation’, it can proceed in accordance with the provisions as discussed above. Impugned order shows parties have been heard on the charges claimed by the ‘resolution professional’. 

  • We, accordingly, modify the impugned order dated April 16, 2019 and refer the matter to the Central Government for investigation through any Inspector or Inspectors”


# 48. Keeping in view all the facts and circumstances of the case and for the reasons given herein before we do not find any good ground to interfere in the impugned judgment passed by the Ld. Adjudicating Authority in paragraph no. 43 of the same, pertaining to the contribution to be made by the appellants to the asset of the CD, except the direction given to investigate the matter by the SFIO. Therefore, with regard to the direction of the Adjudicating Authority to investigate the matter through SFIO, we modify the impugned order and refer the matter to the Central Govt. for investigation through Inspector or Inspectors. The matter is thus referred to the Secretary, Ministry of Corporate Affairs for investigation by Inspector/Inspectors strictly in accordance with law. 


# 49. In view of above the appeal is partly allowed. 


# 50. There is no order as to the costs. 


# 51. Pending IA’s if any are also closed. 


# 52. The Registry is directed to transmit a copy of the impugned order and also of this order to the Secretary Ministry of Corporate Affairs for compliance. 

------------------------------------------


Suraksha Realty Ltd. Vs. Vithal M. Dahake (RP) and Ors. - Under the waterfall mechanism provided under Section 53 of the Code, even a second charge holder occupies a significantly better position than an unsecured financial creditor. Therefore, the transaction undoubtedly improved the position of the Appellant in the event of distribution of assets under Section 53. This improvement itself is sufficient to satisfy the requirement of Section 43(2)(b).

NCLAT (2026.05.19)  in Suraksha Realty Ltd. Vs. Vithal M. Dahake (RP) and Ors. [(2026) ibclaw.in 686 NCLAT, Company Appeal (AT) (Ins.) No. 1754 of 2025] held that;-.

  •  # 62. We note that prior to execution of the Mortgage Deed, the Appellant was admittedly an unsecured financial creditor. By virtue of the Mortgage Deed, the Appellant acquired the status of a secured creditor, though as a second charge holder. Under the waterfall mechanism provided under Section 53 of the Code, even a second charge holder occupies a significantly better position than an unsecured financial creditor. Therefore, the transaction undoubtedly improved the position of the Appellant in the event of distribution of assets under Section 53. This improvement itself is sufficient to satisfy the requirement of Section 43(2)(b).

  • # 67. The Appellant has repeatedly argued that the mortgage created only a second charge subordinate to Yes Bank and therefore no real benefit was conferred upon it. We are unable to accept this submission. Even a second charge constitutes a secured interest in law. The test under Section 43 is not whether the creditor became the highest-ranking secured creditor, but whether the creditor was placed in a more beneficial position, than it would otherwise have occupied under Section 53. In the present case, the answer to this question is clearly in the affirmative,

Blogger’s Comments; In my opinion, Hon'ble NCLAT failed to take notice of the following amendment in IBC, through which following Explanation has been added in sub-section 1, clause (b), in sub-clause (ii) in section 53, which might have the effect of rendering the appeal infructuous.

  • “Explanation.––For the removal of doubts, it is hereby clarified that where the value of the security interest relinquished by the secured creditor is less than the total debt owed to such secured creditor by the corporate debtor, he shall be a secured creditor to the extent of the value of such security interest, determined in such manner as may be specified, and for the remaining value of such debt, he shall be considered to be an unsecured creditor;”


Excerpts of the Order;

The present Appeal has been filed by Suraksha Realty Limited/Appellant under Section 61 of the Insolvency and Bankruptcy Code, 2016 (hereinafter referred to as the ‘Code’) assailing the Order dated 10.10.2025 passed by the Ld. National Company Law Tribunal, Mumbai Bench (‘Adjudicating Authority’) in I.A. No. 4504 of 2024 in C.P. (IB) No. 380 of 2021, whereby the application filed by Mr. Vithal M. Dahake, Resolution Professional of Radius Estate Projects Private Limited/ Respondent No.1 under Sections 43, 45 and 49 of the Code came to be allowed. By the said Impugned Order, the Adjudicating Authority held that the Deed of Mortgage dated 29.07.2021 executed between Radius Estate Projects Private Limited/ Corporate Debtor, and the Suraksha Realty Limited/ Appellant constituted a preferential transaction, and consequently directed that the security interest created in favour of the Appellant be released and discharged. Respondent Nos. 2-5 are the promoters and ex-Directors of the Corporate Debtor. Being aggrieved by the said findings of Ld. Adjudicating Authority in particular the treatment of the mortgage as a preferential transaction, despite it being a perfection of security arising from the Debenture Subscription Agreement dated 18.12.2014, the present Appeal has been preferred before this Appellate Tribunal.


Facts of the Case

# 2. The brief facts of the case relevant for deciding the same are reproduced below: –

i. The Corporate Debtor/Radius Estate Projects Private Limited, had entered into a Memorandum of Understanding with Sumer Buildcorp Private Limited in or about December 2014 for joint development of a real estate project known as “Avenue 54” situated at Willingdon Catholic Colony, Bandra, Mumbai, envisaging development of approximately 10,00,000 square feet of saleable area, for which substantial financial assistance was required.

ii. In order to meet its financial requirements for acquisition of development rights and execution of the project, the Corporate Debtor approached the Appellant; pursuant to which a Debenture Subscription Agreement (DSA) dated 18.12.2014 came to be executed, under which the Appellant subscribed to 225 secured redeemable non-convertible debentures of face value Rs.50,00,000 each, thereby investing a total sum of Rs.1,12,50,00,000/- in the Corporate Debtor.

iii. The said Debenture Subscription Agreement, had a provision for creating a first charge by the Corporate Debtor in favour of the Appellant over approximately 50,000 square feet of saleable area in the project. The Corporate Debtor had further undertaken to execute necessary documents including mortgage deeds to perfect such security.

iv. The Corporate Debtor did not perfect the security in favour of the Appellant and, instead, subsequently availed financial assistance from Yes Bank Limited in or about December 2014 without obtaining any prior consent or No Objection Certificate from the Appellant. The Corporate Debtor created mortgage charges in favour of Yes Bank through registered deeds executed in December 2015 and May 2016 (read with a supplementary deed dated 06.02.2018), thereby creating a first charge over the project in favour of Yes Bank.

v. Thereafter, additional financial assistance was availed through a joint venture entity, Sumer Radius Realty Private Limited, which obtained funding of approximately Rs.350,00,00,000/- from Yes Bank in January 2016, further strengthening the encumbrances over the project assets and affecting the priority structure of charges.

vi. In July 2018, the Corporate Debtor and its joint venture entity approached DHFL for further funding, which was agreed to by DHFL subject to creation of a first charge over the entire project. A mortgage deed dated 30.07.2018 was executed in favour of DHFL creating a first charge over the project. Yes Bank had issued a conditional NOC for the creation of such charge on 31.07.2018, subject to the Corporate Debtor fulfilling the repayment conditions as prescribed in the aforesaid conditional NOC. As Corporate Debtor failed to fulfil its repayment obligations, the conditional NOC stood revoked. The DHFL charge was thereafter converted to second charge on the property of CD.

vii. Subsequently, due to the subsisting charges and lack of discharge of Yes Bank’s dues, the Corporate Debtor and the Appellant agreed upon a commercial arrangement, whereby a second charge would be created in favour of the Appellant over the identified 61,803 square feet area, with a provision for its upgradation to a first charge upon satisfaction of prior charges. In furtherance of the aforesaid arrangement a registered Deed of Mortgage dated 29.07.2021 came to be executed, creating a second charge in favour of the Appellant over 29 identified units aggregating to 61,803 square feet carpet area, with an express stipulation that the said charge would be upgraded upon repayment of Yes Bank facilities, thereby formalizing and perfecting the pre-existing contractual security.

viii. The Corporate Insolvency Resolution Process of the Corporate Debtor was initiated by the order of Adjudicating Authority on 06.09.2021 and the Respondent No.1 was appointed as Interim Resolution Professional and subsequently confirmed as Resolution Professional.

ix. The Appellant submitted its claim in Form ‘C’ on 28.10.2021 for an amount aggregating to Rs.430,08,00,000/-, supported by relevant documents, asserting its status as a secured financial creditor on the basis of the Debenture Subscription Agreement and the registered mortgage. The Resolution Professional, by email dated 01.12.2021, provisionally admitted a part of the claim amounting to Rs.98,35,38,914/- as secured, while keeping the remaining amount under verification. The Committee of Creditors was constituted and the Appellant was inducted as a secured financial creditor holding 3.74% voting share. The Resolution Professional included the Appellant in the list of secured creditors published on 07.03.2023 and again on 19.04.2023 on the IBBI website, thereby acknowledging its secured status at that stage.

x. The RP initiated a Transaction audit of the CD in April 2023 by an audit firm M/s Bagchi & Gupta, who ultimately classified the mortgage transaction in favour of the Appellant as a preferential transaction.

xi. Consequent to the findings of the Transaction audit, Resolution Professional revised the claim of the Appellant admitting Rs.1,02,05,26,027/- as unsecured debt and rejected a substantial portion of claim amounting to Rs.3,28,02,73,973/-.

xii. further, the Resolution Professional filed an avoidance application being I.A. No. 4504 of 2024 on 11.04.2024 seeking, inter alia, declaration of the mortgage as void and release of the security interest created in favour of the Appellant. Adjudicating Authority after hearing the parties passed the Impugned Order on 10.10.2025. The Adjudicating Authority held the Appellant to be an unsecured creditor prior to execution of the mortgage, and further held that the mortgage was executed within the look-back period and not in the ordinary course of business, and consequently treated the same as a preferential transaction under Section 43 of the Code, thereby directing release of the security interest, which has led to the filing of the present Appeal.


ANALYSIS AND FINDINGS

# 49. We have heard both the parties at length and perused the documents on record. The appellant and Respondent No. 1 have also submitted their written submission. Respondent Nos. 2-5 are treated as Performa Respondents.


# 50. The only issue which arises for consideration in the present Appeal is:

  • Whether the registered Deed of Mortgage dated 29.07.2021 executed by the Corporate Debtor in favour of the Appellant amounts to a “preferential transaction” under Section 43 of the Insolvency and Bankruptcy Code, 2016?


# 51. The Appellant has argued that the Mortgage Deed merely perfected a pre-existing security which was already contemplated under the DSA and that no new benefit was created in its favour. According to the Appellant, the DSA itself contemplated creation of security over approximately 50,000 square feet of saleable area and, therefore, the subsequent Mortgage Deed was only a formal crystallisation of an already existing arrangement. The Appellant has further submitted that the mortgage was executed in the ordinary course of business, that it created only a second charge subordinate to Yes Bank, and that no preferential benefit was granted to the Appellant. It has also been argued that the Adjudicating Authority exceeded its jurisdiction while examining the transaction as a preferential transaction.


# 52. Per contra, the Reso``````````````````````````````````30----lution Professional/Respondent 1 has contended that for nearly seven years after execution of the DSA, no perfected security interest existed in favour of the Appellant. According to the Respondent, until execution of the Mortgage Deed dated 29.07.2021, the Appellant admittedly remained only an unsecured financial creditor. It has been submitted that the mortgage was executed merely two months prior to commencement of CIRP and solely for securing liabilities arising out of the DSA of 2014. Therefore, according to the Resolution Professional, every ingredient of Section 43 of the Code stands fully satisfied.


# 53. The factual chronology in the present case assumes considerable importance. The DSA was executed on 18.12.2014 and accordingly a sum of Rs.112.50 crores was disbursed to the Corporate Debtor by the Appellant in consideration of Debentures issued by the Corporate Debtor. The Appellant itself has stated that the DSA contemplated further steps were required for perfection of the security, including execution of formal mortgage documents. The relevant clauses of Debenture Security Agreement (DSA) are extracted below:

  • “1.1.20 “Deed of Mortgage” shall mean the deed of mortgage to be entered into among the issuer, Corporate Promoters, the Promoters and the Investor under the terms of this DSA;

  • 8. Securities For the consideration of the said Amount as aforesaid and as security for the repayment of the principal amount of the NCDs, payment of all interest, prepayment charges, liquidated damages, costs, charges and expenses and all other monies as may be payable under this DSA and all costs, charges and expenses, including but not limited to the costs, legal expenses, if any, of preserving the Securities and/ or enforcement thereof, incurred by the Investor in the performance of its duties and obligations under this DSA, the Issuer shall within a period of 30 days from the date of this Agreement create the following Securities:

  • 8.2 Primary Charge

  • 8.2.1 The Issuer hereby grants, conveys, assigns, assures, charges and transfer unto and in favour of the Investor, by way of a First charge in favour of the Investor, flats/premises consisting of Issuer Premises in aggregate admeasuring approx. 50,000 sq. ft. saleable area and hypothecation of all the receivables accruing there from being constructed on the Project Security -1 and written TOGETHER WITH all the amenities and facilities attached and associated with the Issuer Premises, to subsist & continue until repayment by the Issuer to the Investor of the principal amounts of the NCDs in full and also payment of all interest and all other monies as may be payable under this DSA with a provision for redemption by way of re-transfer and release or otherwise upon conversion of NCDs in to Equity Shares at the conversion price as agreed between the Parties.

  • 8.2.2 First Charge on the Security Premises 50% of the total development rights /F.S.I. and any saleable area -unsold units relating to following land parcels located at Santacruz, Mumbai comprising of approximately 5.38 acres of plot area.”

  • (Emphasis supplied)


# 54. Two things clearly arise from the aforesaid clauses of the DSA. Firstly, the security, thereby meaning mortgage of the property was to be done within 30 days from the date of DSA which was 18.12.2014. Accordingly, the Deed of Mortgage should have been executed by 17.01.2015. Secondly the security was to be the first charge on the property.


# 55. However, no registered mortgage, charge, or perfected security interest was created in favour of the Appellant for almost seven years thereafter. During this period, the Corporate Debtor created substantial first charges in favour of Yes Bank in the years 2015 and 2016 and thereafter further encumbrances in favour of DHFL in 2018. Despite all these developments, the Appellant did not take steps to ensure perfection of its alleged security. This prolonged delay cannot be ignored while examining whether the later Mortgage Deed was merely a formal act or whether it materially changed the legal position of the Appellant.


# 56. The Appellant in its reply to IA No. 4304 of 2024 in Ld. NCLT had made the following averments:

  • “e. Pursuant to the execution of the DSA, the Corporate Debtor was in need of additional funds for the Project. Accordingly, the Corporate Debtor had approached Yes Bank Limited for the purpose of raising the additional funds. Yes Bank Limited was amenable to advance the additional funds to the Corporate Debtor. However, Yes Bank Limited had sought a first charge on the entire entitlement of the Corporate Debtor in the Project to secure the facilities to be availed by the Corporate Debtor. As the Corporate Debtor required the funds for the Project, the Corporate Debtor executed a Deed of Mortgage dated 23rd December 2015 as well as Deed of Mortgage dated 12th May 2016 read with Supplementary Deed dated 6th February 2018, in favour of Yes Bank Limited, thereby creating a first charge on its entitlement in the Project.

  • f. Pertinently, as per Clause 13 (f) of Schedule 7 of the DSA, the Corporate Debtor had undertaken that it shall not create any charge, lien or encumbrance (which included mortgages) whatsoever over the Securities or any part thereof in favour of any person/bank/financial institution other than Respondent No. 1. Furthermore, as per Clause 13 (h) of Schedule 7 of the DSA, the Corporate Debtor had undertaken that it shall not sell, transfer, assign, mortgage, alienate or otherwise dispose off any of the assets of Corporate Debtor which are charged in favour of Respondent No. I without its approval. Accordingly, upon learning about the execution of the said deed of mortgage in favour of Yes Bank Limited, Respondent No. 1 had approached the Corporate Debtor and sought its explanation for the same. Respondent No. 1 had further raised the issue that the said deed of mortgage was executed in favour of Yes Bank Limited without obtaining its NOC/consent/prior approval. At the said time, the Corporate Debtor informed Respondent No. I that it was in urgent need of additional funds for the Project. The Corporate Debtor further represented and assured to Respondent No. 1 that the Corporate Debtor was committed in complying with its obligations under the DSA and that the Corporate Debtor would soon satisfy the facilities obtained from Yes Bank Limited and execute requisite deed of mortgage in favour of Respondent No. 1. The Corporate Debtor also represented to Respondent No. 1 that the Project had a lot of potential and that the Corporate Debtor would soon be in a position to satisfy the facilities availed from Yes Bank Limited as well as to comply with the Secured Obligations under the DSA. Relying upon the representations of the Corporate Debtor and believing it to be true, Respondent No. 1 waited for the Corporate Debtor to comply with its obligations under the DSA and to take steps for perfection of security interest (already created under the DSA) in favour of Respondent No. 1.

  • g. Post the execution of DSA, Respondent No. 1 was regularly following up with the Corporate Debtor. As a result, Respondent No. 1 was able to realize a sum of Rs.99,00,00,000/- (Rupees Ninety-Nine Crores Only) from the Corporate Debtor. However, the Corporate Debtor failed to honour the Secured Obligations under the DSA. Accordingly, Respondent No. 1 approached the Corporate Debtor and sought its explanation for the same. At the said time, the Corporate Debtor represented to Respondent No. 1 that the Project was slightly delayed due to factors beyond its control. At the said time, the Corporate Debtor reiterated its commitment to honour its obligations under the DSA, however, the Corporate Debtor requested Respondent No. 1 to be patient and to grant some additional time to the Corporate Debtor to comply with its obligations under the DSA. Being from the real estate industry, Respondent No. 1 was conscious that projects of such magnitude can get delayed. Respondent No.1 was further mindful of the fact that the Project had a lot of potential to enable the Corporate Debtor to meet its obligations under the DSA. Accordingly, Respondent No.1 waited for the Corporate Debtor to comply with its obligations under the DSA.”(Emphasis Supplied)


# 57. It comes out very clearly from the above averments of Appellant before the Ld. Adjudicating Authority that it was aware of the fact that the Corporate Debtor has created the first charge on its entire entitlements of the project in favour of Yes Bank and in spite of awareness about its rights and obligations of Corporate Debtor in terms of the DSA, the Appellant did not take any legal action to perfect its security. The security is executed by the Corporate Debtor in July 2021 as second charge on the portion of the property, which has been held by Yes Bank as first charge from December 2015 onwards i.e. after a lapse of five and half years from the creation of first charge in favour of Yes Bank. More importantly such a security interest was created by the Corporate Debtor without NOC from the Yes Bank the first charge holder.


# 58. In this context of the factual matrix, and the relevant section 43 of the code, we now examine whether the execution of the Deed of Mortgage as second charge on a portion of the property of the Corporate Debtor on 29.07.2021 can be classified as preferential transaction. To answer this issue, it becomes necessary for us to examine: 

  • (i) the nature and timing of the Mortgage Deed; 

  • (ii) whether the mortgage was created for an antecedent debt; 

  • (iii) whether the transaction placed the Appellant in a more beneficial position in terms of Section 53 of the Code; 

  • (iv) whether the transaction falls within the statutory look-back period under Section 43(4); and 

  • (v) whether the transaction can still be protected as one entered into in the ordinary course of business under Section 43(3) of the Code.


# 59. It is the submission of the Appellant that the genesis of the Deed of Mortgage dated 29.07.2021 is the Debenture Subscription Agreement dated 18.12.2014 (“DSA”). The execution of deed of Mortgage is also not disputed. The dispute before us is limited to the Mortgage Deed’s effect under the avoidance provisions of the Code. Therefore, while examining the impugned transaction, we are required to assess it not merely from the perspective of contractual rights between the parties, but from the broader object of insolvency law, namely preservation of the assets of the Corporate Debtor and equitable treatment of all creditors.


# 60. Section 43 of the Code deals with Preferential Transactions and the same is extracted below: –

  • Section 43. Preferential transactions and relevant time

  • (1) Where the liquidator or the resolution professional, as the case may be, is of the opinion that the corporate debtor has at a relevant time given a preference in such transactions and in such manner as laid down in sub-section (2) to any persons as referred to in sub-section (4), he shall apply to the Adjudicating Authority for avoidance of preferential transactions and for, one or more of the orders referred to in section 44.

  • (2) A corporate debtor shall be deemed to have given a preference, if-

  • (a) there is a transfer of property or an interest thereof of the corporate debtor for the benefit of a creditor or a surety or a guarantor for or on account of an antecedent financial debt or operational debt or other liabilities owed by the corporate debtor; and

  • (b) the transfer under clause (a) has the effect of putting such creditor or a surety or a guarantor in a beneficial position than it would have been in the event of a distribution of assets being made in accordance with section 53.

  • (3) For the purposes of sub-section (2), a preference shall not include the following transfers-

  • (a) transfer made in the ordinary course of the business or financial affairs of the corporate debtor or the transferee;

  • (b) any transfer creating a security interest in property acquired by the corporate debtor to the extent that-

  • (i) such security interest secures new value and was given at the time of or after the signing of a security agreement that contains a description of such property as security interest, and was used by corporate debtor to acquire such property

  • And

  • (ii) …….

  • (4) A preference shall be deemed to be given at a relevant time, if-

  • (a) …….

  • (b) a preference is given to a person other than a related party during the period of one year preceding the insolvency commencement date. (Emphasis supplied)


# 61. Section 43(1) of the Code provides that a transaction shall be treated as preferential if it has been given by the Corporate Debtor in the manner prescribed in Section 43(2). As provided by Section 43(2)(a) it involves transfer of a property or interest thereof for the benefit of a creditor. In this case it involves execution of Deed of Mortgage in favour of Appellant who is a financial creditor, which is the transfer of interest and the same has been done for the benefit of a creditor to the Corporate Debtor. The second element of Section 43(2)(a) provides that such transfer of interest should be on account of antecedent debt, which is admittedly the case here. Appellant had given a loan of Rs112.50 Crores under the DSA. Section 43(2)(b) provides that such a transfer has the effect of putting the said creditor in a beneficial position in case of distribution of assets under Section 53 of the code. In this case, the Appellant’s status would change to secured creditor consequent to creation of security interest, instead of unsecured creditor which is the case at present and its share of liquidation estate would go up in priority u/s 53 of the code.


# 62. We note that prior to execution of the Mortgage Deed, the Appellant was admittedly an unsecured financial creditor. By virtue of the Mortgage Deed, the Appellant acquired the status of a secured creditor, though as a second charge holder. Under the waterfall mechanism provided under Section 53 of the Code, even a second charge holder occupies a significantly better position than an unsecured financial creditor. Therefore, the transaction undoubtedly improved the position of the Appellant in the event of distribution of assets under Section 53. This improvement itself is sufficient to satisfy the requirement of Section 43(2)(b).


# 63. Section 43(3) of the Code provides that the transfers made in ordinary course of business would not be treated as preferential transaction. And lastly Section 43(4) provides a look back period of one year for such transactions. It is an admitted fact that the alleged transaction took place just 2 months prior to initiation of CIRP proceedings, well within one year period provided in the section 43(4) and so it’s covered by it. The only point of dispute in this case relates to whether the execution of aforesaid deed of mortgage is in ordinary course of business and consequently covered by exception as provided u/s 43(3)(a).


# 64. In this case the conduct of the Appellant becomes relevant while examining the true nature of the impugned transaction. From the material placed on record, it is evident that although the DSA dated 18.12.2014 contemplated creation and perfection of security interest as first charge in favour of the Appellant was to be completed within 30 days, but it was not done. We further note that no effective steps were taken by the Appellant for more than six years seven months to ensure creation of a perfected first charge in its favour. During this prolonged period, the Corporate Debtor proceeded to create first charges in favour of Yes Bank in the years 2015 and 2016 and thereafter further encumbrances in favour of DHFL in 2018. Despite being aware of these subsequent transactions and despite claiming that the DSA contained restrictive covenants against creation of further encumbrances, the Appellant admittedly did not initiate timely proceedings for enforcement of its alleged contractual rights or for securing registration and perfection of its charge. Had the Appellant acted diligently and ensured creation of a perfected first charge at the relevant time, its position in law may have stood on a different footing. However, having remained unsecured for nearly seven years and having permitted subsequent lenders to acquire registered security interests over the project assets, the Appellant cannot now contend that the Mortgage Deed dated 29.07.2021 was merely a continuation of an already perfected security. It is also to be noted that the DSA provided for creation of First Charge on the property, but a second charge was created on the same, without even a NOC from the first charge holder Yes Bank. The delayed creation of the mortgage immediately preceding commencement of CIRP materially altered the Appellant’s position from that of an unsecured creditor to a secured creditor and therefore squarely attracts the mischief sought to be prevented under Section 43 of the Code.


# 65. In insolvency law, there is a clear distinction between a contractual promise to create security and an actually perfected security interest enforceable against third parties. The DSA may have contemplated future creation of security; however, until the Mortgage Deed dated 29.07.2021 was executed and registered, the Appellant did not possess a perfected secured interest capable of enforcement against the insolvency estate. As noted above the Mortgage Deed dated 29.07.2021 is also not in consonance with the DSA in view of execution beyond the time frame prescribed in the DSA and creation of second charge instead of first charge as contemplated by DSA. We are therefore unable to accept the submission of the Appellant that the mortgage merely “related back” to the year 2014. This aspect becomes clear from the Clause 3 of the Deed of Mortgage dated 29.07.2021:

  • “3. In terms of the Debenture Subscription Agreement (“DSA”) dated December 18, 2014 executed, Inter alia, between the Mortgagor and the Mortgagee, the Mortgagor had created a first ranking and exclusive charge in favour of the Mortgagee on certain area/flats/premises part of the Mortgagor’s Share of Santacruz Project to secure the payment of the Secured Obligations (as. defined hereinafter) to the Mortgagee (“Preliminary Mortgage in favour of Mortgagee”) and the Parties had agreed to execute a separate deed of mortgage to capture the detailed terms and conditions of the mortgage and the register the same. However, till date, the said separate deed of mortgage is yet not executed. (Emphasis supplied)


# 66. We further find substance in the submission of the Resolution Professional that the Mortgage Deed was executed solely for securing antecedent debt, as no fresh loan or financial assistance was granted by the Appellant at the time of execution of the Mortgage Deed in July 2021. The mortgage was admittedly created only to secure liabilities arising under the DSA executed nearly seven years earlier.


# 67. The Appellant has repeatedly argued that the mortgage created only a second charge subordinate to Yes Bank and therefore no real benefit was conferred upon it. We are unable to accept this submission. Even a second charge constitutes a secured interest in law. The test under Section 43 is not whether the creditor became the highest-ranking secured creditor, but whether the creditor was placed in a more beneficial position, than it would otherwise have occupied under Section 53. In the present case, the answer to this question is clearly in the affirmative,


# 68. The timing of the transaction is also extremely significant. The Mortgage Deed was executed on 29.07.2021, whereas CIRP commenced on 06.09.2021. We have also verified the records of Ld. NCLT from its portal which shows that the Application for initiating CIRP against the Corporate Debtor was filed by a Financial Creditor SBICAP Trustee Co. Ltd. on 20/03/2021 and the same was registered on 22/04/2021. Thus, the impugned transaction which was entered into by the CD, 3 months after the Sec. 7 Application against the Corporate Debtor was registered in NCLT and barely two months prior to commencement of CIRP and squarely falls within the statutory look-back period prescribed under Section 43(4) of the Code. The fact that the debt itself was nearly seven years old, but the mortgage securing the said debt was created just 3 months after the application under Sec. 7 is filed by a financial creditor against the CD and before commencement of insolvency proceedings, strongly supports the conclusion that the transaction was entered with the intention to secure the Appellant’s interest and had the effect of improving the Appellant’s position at the cost of other creditors.


# 69. We also do not find merit in the submission of the Appellant that the transaction falls within the exception of “ordinary course of business” under Section 43(3). The object of Section 43(3) is to protect routine and ordinary commercial transactions undertaken in the normal course of business. A mortgage executed seven years after disbursement of funds, securing an old debt, and executed after application under Sec. 7 of the Code is registered against the Corporate Debtor and only weeks before commencement of CIRP, cannot be treated as an ordinary commercial transaction. Such delayed creation of security is clearly distinguishable from ordinary financing transactions where security is created contemporaneously with the lending itself.


# 70. Further, as we have noted from the records that the DSA originally contemplated creation of a first charge. However, the Mortgage Deed ultimately created only a second charge arrangement over certain identified units. This itself demonstrates that the Mortgage Deed was not merely a ministerial or mechanical continuation of the DSA, but was a fresh and substantially altered arrangement entered into under changed financial circumstances.


# 71. We also cannot ignore the broader purpose behind the avoidance provisions under the IBC. Sections 43 to 51 of the Code are intended to ensure that, during the twilight period preceding insolvency, the assets of the Corporate Debtor are not used to selectively improve the position of certain creditors at the expense of others. If creditors are permitted to obtain security for old unsecured debts immediately before commencement of CIRP merely on the basis of earlier contractual promises, the entire object of Section 43 would stand defeated.


# 72. The reliance placed by the Resolution Professional on the judgment of the Hon’ble Supreme Court in “Anuj Jain, Interim Resolution Professional for Jaypee Infratech Ltd. Interim Resolution Professional vs. Axis Bank Ltd. & Ors.” [(2020) ibclaw.in 06 SC] : [(2020) 8 SCC 401] is also well founded. The Hon’ble Supreme Court in this case laid down that while determining whether a transaction is preferential, the Court must examine five questions: whether the transfer was for the benefit of a creditor; whether it related to antecedent debt; whether it improved the creditor’s position under Section 53; whether it was within the statutory look-back period; and whether it was excluded under Section 43(3). Applying the above principles to the facts of the present case, we find that all the ingredients of Section 43 stand fully satisfied.


# 73. The Hon’ble Supreme Court in Anuj Jain (Supra) while analysing Section 43 of the Code has laid down 5 questions which have to be answered in order to arrive at the conclusion, whether a transaction is be classified as preferential under Section 43 of the Code or not. The facts of the present case have been analysed through the 5 questions of the aforesaid judgement:

  • a) whether such transfer is for the benefit of a creditor or a surety or a guarantor – It is an admitted fact that the Appellant is a creditor of the CD and creation of security interest is for the benefit of the creditor.

  • b) whether such transfer is for or on account of an antecedent financial debt or operational debt or other liabilities owed by the corporate debtor –It is an admitted fact that such transfer is on account of an antecedent financial debt provided by the Appellant.

  • c) whether such transfer has the effect of putting such creditor surety or guarantor in a beneficial position than it would have been in the event of distribution of assets being made in accordance with section 53 – Considering the fact that the creation of security interest in favour of the Appellant has changed the status of the Appellant from unsecured creditor to secured creditor thereby placing it on a much beneficial position in case of distribution of assets under Section 53 of the code.

  • d) if such transfer had been for the benefit of a related party (other than an employee), whether the same was made during the period of two years preceding the insolvency commencement date; and if such transfer had been for the benefit of an unrelated party, as to whether the same was made during the period of one year preceding the insolvency commencement date – It is admitted that the aforesaid security interest has been created within a period one year preceding the insolvency commencement date and therefore is deemed be preferential.

  • e) whether such transfer is not an excluded transaction in terms of sub-section (3) of section 43 –a transaction is excluded from being ruled as preferential if the same is being carried out in the ordinary course of business of the Corporate Debtor as well the creditor. In this case, the transaction is being carried out 7 years from the date of underlying transaction, wherein the time period provided in the Debenture Security Agreement (DSA) was only 30 days. Such a transaction, by no stretch of imagination could be termed as being conducted in ordinary course of business.


# 74. It is clear from the discussion above that the Appellant is the financial creditor who is the beneficiary of such transaction; the transaction was executed in respect of antecedent debt; it materially improved the position of the Appellant under Section 53 of the Code; it was executed within the statutory look-back period; and it does not fall within the ordinary course of business exception under Section 43(3). It is therefore squarely covered by the ratio laid down in Anuj Jain (Supra). Accordingly, we are satisfied that the Mortgage Deed dated 29.07.2021 constituted a preferential transaction within the meaning of Section 43 of the Insolvency and Bankruptcy Code, 2016.


# 75. The respondent has relied upon several cases which are discussed below:

(i) In “Mrutunjay Pani & Anr. vs. Narmada Bala Sasmal & Anr.”, the Hon’ble Supreme Court discussed the principle that no person should be allowed to take advantage of his own wrong. The Appellant has relied upon this principle by arguing that since the Corporate Debtor was required under the DSA to perfect the security, the Respondents cannot now rely upon absence of perfected security. However, the issue before us is not limited to contractual obligations between the parties. The issue is whether the Mortgage Deed dated 29.07.2021 amounts to a preferential transaction under Section 43 of the IBC. Even if the Corporate Debtor had originally agreed to create security, the admitted position is that no perfected mortgage or enforceable charge existed in favour of the Appellant for nearly seven years, even though the agreement provided a period of 30 days only. The avoidance provisions under the IBC are concerned with the effect and timing of the transaction on the insolvency process and on other creditors. Therefore, the equitable principle discussed in Mrutunjay Pani (Supra) cannot override the statutory provisions of Section 43. Accordingly, the said judgment is not applicable to the facts of the present case.

(ii) Similarly, Indore Development Authority vs. Shailendra (supra) and Indore Development Authority vs. Manoharlal & Ors. (supra) were rendered in the context of land acquisition matters and interpretation of rights under the Land Acquisition Act. The observations made therein regarding a party not being permitted to take advantage of its own wrong were made in a completely different statutory context. In the present case, the matter is governed by the special provisions of the Insolvency and Bankruptcy Code, particularly Sections 43 and 53. The question before us is whether the impugned transaction improved the position of the Appellant during the look-back period immediately preceding commencement of CIRP. Once the ingredients of Section 43 stand satisfied, general equitable principles cannot dilute the operation of the statutory provisions under the IBC. Therefore, the aforesaid judgments are clearly distinguishable and do not assist the Appellant.

(iii) The appellants reliance placed upon Vistra ITCL (India) Limited (supra) also misplaced. The proceedings in the said case related to interim arrangements concerning voting rights and participation during CIRP. The Adjudicating Authority did not decide the validity of the Mortgage Deed dated 29.07.2021, it did not question the authenticity of the same. The issue before us is whether the Mortgage Deed constitutes a preferential transaction under Section 43 of the code and whether the same is liable to be avoided under the Code. Merely because interim directions may have been passed regarding voting rights or participation in CoC meetings cannot amount to a final finding that the Appellant was a secured creditor for all purposes under the IBC. Further, the Appellant’s argument that its participation as a secured financial creditor is necessary for ensuring fairness in CIRP cannot override the statutory provisions of Sections 43 and 53 of the Code. Once the transaction itself is found to be preferential and avoidable in law, the Appellant cannot claim continuation of secured status merely on the basis of participation in CoC proceedings. Therefore, the said judgment does not help the case of the Appellant.


# 76. In view of findings above, we do not find any infirmity in the Impugned Order. The Appeal, being devoid of merit, stands dismissed. No order as to costs. Pending IA’s if any, are closed.

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