Wednesday, 30 July 2025

Greenfield Overseas Vs Anil Goel (Liquidator) - Thus, we tend to agree with the contentions of the Appellants that transactions beyond the look back period could not have been covered in the avoidance applications and consequently, the Adjudicating Authority could not have passed the Impugned Order with respect to such transaction beyond the look back period.

 NCLAT (2025.07.25) in Greenfield Overseas Vs Anil Goel (Liquidator) [(2025) ibclaw.in 554 NCLAT, Comp. App. (AT) (Ins) No. 1088, 1089 & 1090 of 2024] held that;

  • As per Code, for related parties, (as defined in Section 5(24) of the Code) look back period has been defined as two years preceding the CIRP date, whereas for unrelated parties, the look back period has been specified as one year from the CIRP date.

  • Thus, the Resolution Professional has to act within the laid down time limits as provided in the Code and cannot go further back. The Resolution Professional is also required to file an application for avoidance transactions before the Adjudicating Authority only for the relevant period covering the relevant transactions of such nature.

  • Thus, we tend to agree with the contentions of the Appellants that transactions beyond the look back period could not have been covered in the avoidance applications and consequently, the Adjudicating Authority could not have passed the Impugned Order with respect to such transaction beyond the look back period.

  • As regards, appointment of forensic auditors, the reference is required to be made to Section 20(2)(b) and 25 (d) of the Code which we have already noted in earlier discussions. It is clear from these sections that it is purely in the domain of Interim Resolution Professional/ Resolution Professional to appoint the forensic auditor.

  • We also take into consideration the fact that intention Section 45 of the Code, is to reverse the effect such transfers and bring back assets or their value back to the Corporate Debtor’s estate for the benefit of all creditors.

Excerpts of the Order;

Findings

45. Based on the above discussion and the record available with us, following issues are required to be determined in order to decide these three appeals.

Issue No. I Are the transactions covered in forensic audit and Impugned Order in nature of purchased return as alleged by the Liquidator or are they in nature of fresh purchase as submitted by the Appellants.

Issue No. II a) What is the lookback period with reference to under value transaction under section 45 of the Code.

  • b) Whether Look-back period is to be counted with respect to CIRP date or period is to be treated as full financial year preceding the CIRP date.

  • c) Whether calculations were correctly made in the present case with respect to stipulated Look-back period in the Code.

Issue No. III Whether the alleged misconduct by the Resolution Professional in some other cases as well as non- approval of appointment of Forensic Auditor by Adjudicating Authority will have any bearing or impact in the present appeals.

Issue No. IV Whether the impugned transaction covered under forensic report as well as impugned order, are arising out of ordinary course of business of Corporate Debtor or otherwise.

Issue No. V Whether, the transactions done by the Third Party can be covered under Section 45 of the Code.


46. At the outset, we would like to refer to the relevant Sections and the Regulations which affects the present appeal. These sections are Section 20 (2) (a), 25(2) (d), 45 of the Code and Regulation 34 of the IBBI CIRP Regulation, 2016, which reads as under: –

“Section 20: Management of operations of corporate debtor as going concern.

*20. (1) The interim resolution professional shall make every endeavour to protect and preserve the value of the property of the corporate debtor and manage the operations of the corporate debtor as a going concernJ1.

(2) For the purposes of sub-section (1), the interim resolution professional shall have the authority—

(a) to appoint accountants, legal or other professionals as may be necessary;

Section 25: Duties of resolution professional.

*25. (1) It shall be the duty of the resolution professional to preserve and protect the assets of the corporate debtor, including the continued business operations of the corporate debtor.

(2) For the purposes of sub-section (1), the resolution professional shall undertake the following actions, namely: —

(d) appoint accountants, legal or other professionals in the manner as specified by Board;

“Section 45: Avoidance of undervalued transactions.

45. (1) If the liquidator or the resolution professional, as the case may be, on an examination of the transactions of the corporate debtor referred to in sub-section (2) 1[**] determines that certain transactions were made during the relevant period under section 46, which were undervalued, he shall make an application to the Adjudicating Authority to declare such transactions as void and reverse the effect of such transaction in accordance with this Chapter.

(2) A transaction shall be considered undervalued where the corporate debtor—

(a) makes a gift to a person; or

(b) enters into a transaction with a person which involves the transfer of one or more assets by the corporate debtor for a consideration the value of which is significantly less than the value of the consideration provided by the corporate debtor, and such transaction has not taken place in the ordinary course of business of the corporate debtor.”

Regulation 34: Resolution professional costs.

34. The committee shall fix the expenses to be incurred on or by the resolution professional and the expenses1 shall constitute insolvency resolution process costs. 

2[Explanation. – For the purposes of this regulation, “expenses” include the fee to be paid to the resolution professional, fee to be paid to insolvency professional entity, if any, and fee to be paid to professionals, if any, and other expenses to be incurred by the resolution professional.]”

(Emphasis Supplied)


47. Similarly, we have taken into consideration the relevant portion of the forensic audit, opinion of the Resolution Professional on such forensic audit while submitting avoidance application under Section 45 of the Code and the Impugned Order on the subject.


48. Issue No. I Are the transactions covered in forensic audit and Impugned Order in nature of purchased return as alleged by the Liquidator or are they in nature of fresh purchase as submitted by the Appellants.

(i) It is the case of the Appellants that the transactions which have been treated as undervalued transactions by the forensic auditor, Liquidator and finally approved by the Adjudicating Authority in the Impugned Order, were in the nature of fresh purchase from the Corporate Debtor and not purchase return by the Corporate Debtor to the Appellants.

(ii) We note the contentions of the Appellants that they were in business relationship with the Corporate Debtor for a reasonably long period and of such transactions were done in an ordinary course of business.

(iii) On the other hand, the Liquidator submitted that after examination of tally books, balance sheets read with forensic audit report, it is evident that the Corporate Debtor had purchased the same items from the Appellants and later given back to the Appellants at heavy discounts indicated as purchased return in the books of the Corporate Debtor during financial year 2015-16 and 2016-17. These transactions were done at much reduced price and not at the original purchased price.

(iv) We also note from the submissions of the Liquidator that purchases were made by the Corporate Debtor from various parties including three appellants worth Rs. 158,22,79,577/-, however, the same material was returned back to the beneficiary parties including the Appellants at a much lower price of Rs. 104,96,43,856/- thus, causing a loss of Rs. 53,26,35,721/-.

(v) Thus, we need to differentiate terms like the purchase, sales, purchase return and sales return. In essence all these four terms, form the core of Corporate Debtor’s trading activities.

(vi) A purchase typically refers to the acquisition of goods from another supplier which are required for the business operations of the Corporate Debtor. These goods may include raw material, finished goods, consumable, plant and machinery etc. Whenever Corporate Debtor purchase goods, it usually pays GST to the supplier which is input tax credit. The Corporate Debtor can claim input tax credit (ITC) for GST purchase on the purchases, if such purchases are used for making taxable supplies i.e., GST paid on the input can be set off against GST calculated on sales (output tax liability). As regard, the purchase return also called as return outward, occur when Corporate Debtor returns back goods it purchased from supplier. There may be several reasons for such purchase returns like defective or damaged goods, incorrect items or quantity delivered, goods not as per specification etc. When company return goods to supplier, the supplier issues the credit note to the Corporate Debtor which effectively reverse the original tax liability for the supplier and allows the company to reverse the ITC it had claimed on the return goods.

(vii) In contrast, sales refer to revenue generated by a company from selling its goods to customers and is required to collect GST from its customers i.e., output tax and finally the company make the payment to government of such calculated GST after adjusting it with ITC available from its own purchases. Sales return, also called as return inward, occur when customers return goods, they have previously purchased which may be due to quality or quantity issues, damaged during transit, deviation from specification on quality issues etc.

(viii) As noted earlier, when a customer return goods, the company issue a credit note to the customer which allow the company to reduce its original output tax liability (GST calculated on sales) since the sale has been reversed.

(ix) During pleadings before us, the Appellants tried to impress upon that these goods were purchased from the Corporate Debtor in ordinary course of business and the Corporate Debtor sold these goods to the Appellant and thus these goods were not purchased returns. However, at no stage of pleadings before us nor in the appeal paper book or written submissions, the Appellants have brought out the facts regarding GST payments on these transactions which might have helped the claims of the Appellants. Similarly, no documentations have been submitted to substantiate their claims of fresh purchases.

(x) We also note that the Appellants have not denied the fact that the Appellants had sold the same/ similar material to the Corporate Debtor in earlier years. Thus, the contentions of the Appellants seem to be on weak wicket.

(xi) On the other hand, we note that the forensic audit clearly brings out the facts that the same material was purchased by the Corporate Debtor from the same Appellants earlier at much higher prices and were returned during Financial Year 2015-16 and 2016-17 at substantial reduced prices, causing losses to the Corporate Debtor.

(xii) We also find merit in the contentions of the Liquidators that by nature, HR Coil etc are non-perishable items and do not deteriorate, therefore, there was no reason for Corporate Debtor to return back i.e, purchase return at later stage at heavy discounted price which was done purely with intentions of giving undue benefit to the Appellants.

(xiii) We tend to agree with the logic of the Respondent. We also find that the forensic auditor and the Resolution Professional/ Liquidator, based on the tally books, balance sheets and other records, have established these facts and the contentions of the Appellants could not be corroborated with respect to books as maintained by the Corporate Debtor.

(xiv) In this connection, we have already noted the relevant portion of the forensic audit, opinion framed by the Liquidator and on the Impugned Order forensic audit which they submitted to the Adjudicating Authority while filing avoidance application under Section 45 of the Code. We do not find any mistake.

(xv) Based on the above analysis, we do not find any error in the Impugned Order on this account.


49. Issue No. II a) What is the lookback period with reference to under value transaction under section 45 of the Code.

b) Whether Look-back period is to be counted with respect to CIRP date or period is to be treated as full financial year preceding the CIRP date.

c) Whether calculations were correctly made in the present case with respect to stipulated Look-back period in the Code.

(i) The Code provides specific look back period for different type of avoidance transactions. The look back period, twilight period, or relevant period stipulates as to how far back the Resolution Professional or Liquidator can investigate and challenge transactions to bring assets back into the Corporate Debtor estate. The avoidance transactions are primarily covered under Section 43 (preferential transaction), Section 45 (under value transaction), Section 50 (extortion transaction) and Section 66 (fraudulent transaction) under the Code.

(ii) Since, the present appeals are with respect to undervalued transactions, we shall confine our examination only with respect to Section 45 of the Code. The look back period for all transactions covered under Section 43, 45, 50 have been bifurcated into two categories i.e., transactions with related parties and transactions with unrelated parties. As per Code, for related parties, (as defined in Section 5(24) of the Code) look back period has been defined as two years preceding the CIRP date, whereas for unrelated parties, the look back period has been specified as one year from the CIRP date.

(iii) We note that the Code specifically stipulate that look back period are to be counted from insolvency commencement date. We further observe that the Resolution Professional has a statutory duty under Section 25(2) (j) of the code r/w Regulation 35 (a) of CIRP Regulation, to investigate and form an opinion on whether the Corporate Debtor has been subjected to any avoidance transactions including under Section 45 of the Code. Thus, the Resolution Professional has to act within the laid down time limits as provided in the Code and cannot go further back. The Resolution Professional is also required to file an application for avoidance transactions before the Adjudicating Authority only for the relevant period covering the relevant transactions of such nature. This is unlike no look back period under Section 66 of the Code i.e., fraudulent transaction, where the Resolution Professional/ Liquidator can go to any extent and examine any transactions since inception of the Corporate Debtor.

(iv) Having noted these facts, we note that the CIRP commenced on 28.04.2017, thus, the relevant period of look back period has to be between 28.04.2016 to 28.04.2017. Thus, we tend to agree with the contentions of the Appellants that transactions beyond the look back period could not have been covered in the avoidance applications and consequently, the Adjudicating Authority could not have passed the Impugned Order with respect to such transaction beyond the look back period.

(v) While orders were being reserved, opportunities were given to by the parties including the Respondent/Liquidator to submit the written submissions with correct revised calculations strictly with respect to correct look back period. We specifically advised Liquidator to re-work out the calculations based on the look back period of one year i.e., 28.04.2016 to 28.04.2017. In the written submissions the Liquidator has submitted that the correct figures in the tables in all three appeals. These tables read as under: –

(vi) From the above table, we see that there is a significant difference in the amounts mentioned by the Respondent/Liquidator. The first table shows a total loss of Rs. 34.65 Crores (approx.) which has now been revised by the Respondent/ Liquidator, which works out to be Rs. 24.14 Crores (approx.), as shown in the table above.

(vii) Thus, we agree with the contentions of the Appellants to limited extent based on reworked out figures, which can legally be enforced, as calculated by the Liquidator and submitted to us in the written submissions.

(viii) We accept the reworked out figures of the Liquidator and hold that M/s Greenfield Overseas will be entitled to reduce figures of Rs. 2,70,87,587 from Rs. 5.49 Crores (approx..); M/s Arihant International will be entitled to reduce figure of Rs. 77,43,946 from Rs.2.38 Crores (approx.); M/s Marque Global will be entitled to reduced figure of Rs. 20,66,33,868 from Rs. 26.76 Crores. The Respondent will pursue recovery from the Appellants as per Liquidator’s reworked out revised figures.


50. Issue No. III Whether the alleged misconduct by the Resolution Professional in some other cases as well as non-approval of forensic auditor by the Adjudicating Authority will have any bearing or impact in the present appeals.

(i) Although, no such ground has been taken regarding alleged misconduct of the Liquidator Mr. Anil Goel in the appeals, however, the Appellants, during pleadings as well as in the written submissions, have raised issue regarding conduct of the Resolution Professional/ Liquidator. The Appellants brought out that the Liquidator has got conducted forensic audit from M/s Khandelwal and Jain of the Corporate Debtor without approval of the Adjudicating Authority.

(ii) The Appellants also brought out that Mr. Anil Goel/ Liquidator of the Corporate Debtor was suspended twice by IBBI on 29.10.2020 and 16.05.2024 and have attached the IBBI’s orders in the written submissions and the Appellants further stated that on 28.05.2024, a complaint was also filed by Mr. Rajesh Begur with IBBI against the Liquidator/ Anil Goel for professional misconduct.

(iii) As regards, appointment of forensic auditors, the reference is required to be made to Section 20(2)(b) and 25 (d) of the Code which we have already noted in earlier discussions. It is clear from these sections that it is purely in the domain of Interim Resolution Professional/ Resolution Professional to appoint the forensic auditor. It also needs to be understood that the CoC is empowered to approve the cost of such forensic auditor since, the same will form the CIRP cost. Nowhere, in the Code or Regulation it has been stipulated that the approval of the Adjudicating Authority is required. Hence, we do not accept the contention of the Appellants in this regard where they have alleged misconduct against the Liquidator for not taking approval of the Adjudicating Authority before appointing M/s Khandelwal and Jain as forensic auditors.

(iv) As regard, other two alleged misconduct by the Respondent/Liquidator which the Appellants has raised, where IBBI had suspended the liquidator, we observe that in reply, the Liquidator has not submitted any facts or counter viewpoint. Be that it may, we find that alleged misconduct of Liquidator in other cases, will not have any impact on the present case unless present case was also covered by such misconduct and thus, we shall not go any further into this aspect. We do not find merit in the pleadings of the Appellants on this ground.


51. Issue No. IV Whether the impugned transaction covered under forensic report as well as impugned order, are arising out of ordinary course of business of Corporate Debtor or otherwise

(i) It is the case of the Appellants that the Appellants were engaged with the Corporate Debtor for a long period and all transactions were carried out in ordinary course of business.

(ii) We need to understand as to what is the ordinary course of business. Generally speaking, the transactions which are carried by the Corporate Debtor with counter parties, which are related its companies business objective and are carried out on regular basis in furtherance of coil of the company, are to be treated as done in the ordinary course of business. Such factors can be determined based on Memorandum of Association, Annual financial statements, nature of transactions, frequency of transactions to establish that these transactions done time and again like ordinary purchase and sale of raw material for manufacturing industries. There can be dozens of parameters to determine whether transactions were in ordinary course of business or not.

(iii) We understand that the Corporate Debtor, Loha Ispat Limited, was primary involved in steel processing and related activities. The Corporate Debtor used to purchase its requirements from suppliers including the Appellants. The Corporate Debtor was involved in serving the requirement of various industries like automobiles, fabrication, packaging, general engineering, manufacturing, white goods, infra, construction, etc. For this purpose, the Corporate Debtor used to procure various types of goods from the vendors. It is not disputed fact that there was a relationship between the Corporate debtor and the Appellants and the Corporate Debtor used to procure material from the Appellants.

(iv) The Appellants have submitted that owing to Corporate Debtor’s failure to clear its outstanding dues and few of deteriorating financial conditions of the Corporate Debtor, the Appellants under commercial compulsion, had to purchase the available material which were in nature of scrap from the Corporate Debtor to mitigate their losses. During pleadings, the Appellant reiterated same facts. In fact, in the written submission the Appellants have recorded “the purchase of such material was not an act of acquiring fresh inventory or useable raw material the scrap which were lying in the premises of the Corporate Debtor were sold to the Appellants to adjust outstanding debts”.

(v) On the other hand, we have noted from submissions of the Liquidator that such transactions were not in ordinary course of business. The Respondent strongly pleaded that the goods purchased by the Corporate Debtor from the same vendors and after passage of some time, returned back to the Appellants at huge discount which has been established by the forensic auditors in their forensic report.

(vi) We note that the liquidator could not verify the alleged fresh purchases by the Appellants as pleaded in the Appeal Paper Books with respect to tally books and other accounts available with the Corporate. We take into consideration the fact that material like HR coil or even hot roll trimming (bye product) are not prone to deterioration. Therefore, we find logic in the contentions of the Liquidator that such huge discount cannot be treated as done in ordinary course of business.

(vii) Taking overall view, thus we do not find merit in the arguments of the Appellants on this ground and reject the same.


52. Issue No. (V) Whether, the transactions done by the Third Party can be covered under Section 45 of the Code.

(i) It is the case of the Appellants that they had no relationship with the Corporate Debtor. We also note that the Appellants were not declared as related party. The Appellants pleaded that third party could not be roped into the avoidance transactions application by the Resolution Professional/ Liquidator and to buttress their point, they cited the judgment of Gluckrich Capital Private Limited (Supra).

(ii) At the outset, we would like to make it clear that the above cited judgment delivered by the Hon’ble Supreme Court of India was with respect to Section 66 of the Code i.e., regarding fraudulent transactions and not with respect to under valued transactions which has been challenged in the present appeals. We must understand that both preferential and under valued transactions involved transfer of assets or an interest therein from the Corporate Debtor to another party. Another party can be a related party or third party.

(iii) The intent of Section 45 of the Code is with respect to transactions done by the Corporate Debtor which involves transfer of one or more assets for a consideration the value of which is significantly less. Thus, such third parties, like the Appellants in the present three appeals, become beneficiary of undervalued transactions. We also take into consideration the fact that intention Section 45 of the Code, is to reverse the effect such transfers and bring back assets or their value back to the Corporate Debtor’s estate for the benefit of all creditors. We note that transactions, as in the present case, were done by way of purchase returns by the Corporate Debtor to the Appellants at significantly low prices.

(iv) Naturally and logically, such third parties are required to be examined while going in details of the avoidance transactions. If the arguments of the Appellants are to be accepted as gospel truth, then avoidance application need to be restricted only to the related party. The Code do not make such differentiation.

(v) In fact, the Code provides two different lookback period with respect to related party and unrelated party and the third party falls in the category of unrelated party. Therefore, the contentions of the Appellants, that being unrelated party, they could not have been proceeded against under Section 45 of the Code, do not warrant any merit and stand rejected.


53. Thus, on all accounts, except the impugned transactions beyond stipulated look back period as per code, the appeals fail and stand dismissed. However, the Appellants are entitled to relief based on reduced figures as reworked out by the Liquidator and submitted to us in the written submissions. The impugned order stands modified to this limited extent and the Respondent is directed to pursue recoveries based on his revised calculations submitted to us in written submissions subject to final verifications by the liquidator. On all other counts, we dismiss the appeals.


54. I.As, if any are closed. No cost.

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Friday, 11 July 2025

Vistra ITCL (India) Ltd. and Ors. Vs. Satra Properties (India) Ltd. and Ors. - While dealing the Section 66 of the Code, the intent of the parties become paramount and the courts/ tribunals are supposed to look into fundamental aspects including the intention of the parties, the structures or of the agreements, end objectives to identify the methodology of fraudulent transactions, reckless indifference of the Corporate Debtor in letting go its due money which may be done with the intention to defraud its creditors.

 NCLAT (2025.07.03) in Vistra ITCL (India) Ltd. and Ors. Vs. Satra Properties (India) Ltd. and Ors. [(2025) ibclaw.in 467 NCLAT, Comp. App. (AT) (Ins) No. 1043 of 2024 & I.A. No. 3794 of 2024] held that;

  • We note that the parties are stated to be inter-se related by the common directorship of Mr. Vijay T. Thakkar in Dev Land Housing Pvt. Ltd. (the Respondent No. 7 herein) and Centrio Lifespaces Ltd. (formerly Satra Realty and Builders Ltd.), which should have alarmed the Adjudicating Authority before disallowing the request of the Resolution Professional on this account.

  • We have also considered the contentions of the concerned Respondents that Appellants do not constitute 100% of CoC. We hold that this is not a requirement as stipulated in the Code or regulations, as such we reject the pleadings of the Respondent on this ground.

  • While dealing the Section 66 of the Code, the intent of the parties become paramount and the courts/ tribunals are supposed to look into fundamental aspects including the intention of the parties, the structures or of the agreements, end objectives to identify the methodology of fraudulent transactions, reckless indifference of the Corporate Debtor in letting go its due money which may be done with the intention to defraud its creditors.

  • We also reject the arguments of the Respondents for the transactions pertaining to the period prior to two year of CIRP. We hold that there is no restrictions on look back period for cases under Section 66 of the Code.


Excerpts of the order;

# 1. This appeal Company Appeal (AT) (Ins) No. 1043 of 2024 has been filed by the Appellants i.e. Financial Creditors of the Corporate Debtor, under Section 61 of the Insolvency and Bankruptcy Code, 2016 (“Code”), challenging the Impugned Order dated 02.04.2024 passed by the National Company Law Tribunal, Mumbai Bench-I (“Adjudicating Authority”) in I.A. 1626 of 2023 filed in C.P. (IB) No. 1632/MB/2019, wherein the Adjudicating Authority has disallowed the application of the Resolution Professional under Section 66 of the Code for refund of amount in respect of transactions entered into between the suspended management and Respondent No. 7 & 8 aggregating to Rs. 32,59,00,000/- alongwith interest. 


# 2. Satra Properties (India) Ltd., which is the Corporate Debtor, is the Respondent No. 1 herein.


# 3. The Suspended Management (Respondents No. 2–6), M/s Dev Land & Housing Pvt. Ltd. (Respondent No. 7) and M/s C. Bhansali Developers Pvt. Ltd. (Respondent No. 8) are the other Respondents herein.


# 4. The Appellants submitted that the Corporate Insolvency Resolution Process (CIRP) was initiated against Respondent No. 1 (Corporate Debtor) on 03.08.2020 vide order in CP(IB) No. 1632/MB/2019. The Appellants contended that the Forensic Audit Report dated 15.11.2021 by M/s BDO India LLP commissioned by the erstwhile Resolution Professional, conclusively identified suspicious and fraudulent transactions involving the suspended management and third parties, including Respondents No. 7 and 8.


# 5. The Appellants submitted that the Resolution Professional based on his independent analysis and the Forensic Audit Report preferred an application being IA No. 1626/2023 in CP(IB) No. 1632/MB/2019 under section 66 of the Code seeking refund for compensation of loss suffered to the creditors of the Corporate Debtor in respect of four transactions. The Appellants contended that the Adjudicating Authority erred in disallowing the application in respect of transactions with Respondents No. 7 and 8, despite compelling evidence of fraud.


# 6. The Appellants further submitted that the lack of credible documentation or justification reinforces the fraudulent nature of the transactions.


# 7. The Appellants submitted that an advance of Rs. 29.35 Crore was paid by the Corporate Debtor to Respondent No. 7 between 10.08.2015 and 31.03.2016, purportedly for a property purchase, but was entirely written off on 31.03.2020. The Appellants contended that no evidence exists of any property being acquired, indicating that the advance was siphoned off in connivance with the suspended management to defraud creditors.


# 8. The Appellants submitted that the alleged Memorandum of Understanding (‘MoU’) dated 18.08.2015 is unenforceable and suspect, as it is printed on a Rs. 100 stamp paper, neither registered nor notarized, despite involving a property transaction valued at Rs. 75 Crore. The Appellants contended that the MoU’s forfeiture clause (Clause 9), allowing Respondent No. 7 to retain Rs. 29.35 Crore, is arbitrary and one-sided, designed to facilitate fraudulent transfer of funds. The Appellants further submitted that under Section 54 of the Transfer of Property Act, 1882, agreements for the sale of immovable property worth Rs. 100 or more must be registered, rendering the MoU legally deficient.


# 9. The Appellants submitted that similarly the Deed of Cancellation dated 20.03.2020, also on a Rs. 100 stamp paper and unregistered, is a sham document executed to justify the forfeiture of Rs. 29.35 Crore. The Appellant submitted that the suspended directors made no efforts to recover the advance, indicating complicity with Respondent No. 7 to defraud the Corporate Debtor’s creditors. The Appellants submitted that the transaction’s fraudulent nature is evident from the suspicious timing of the write-off and cancellation, executed sometime before the CIRP admission on 03.08.2020, when the suspended directors knew likely insolvency.


# 10. The Appellants submitted that the Adjudicating Authority’s reliance on the MoU and Deed of Cancellation to validate the transaction was erroneous, as these documents lack legal sanctity. The Appellants contended that the Adjudicating Authority’s order dated 30.01.2024, directing Respondent No. 7 to file account statements, and its observation that orders could be passed under Section 66(1), support the Appellant’s case that the transaction was fraudulent.


# 11. The Appellants submitted that a loan of Rs. 3.24 Crore advanced to Respondent No. 8, a related party, was partly written off in January 2018. The Appellants contended that the absence of documentation explaining the transaction’s nature indicates it was undertaken to benefit Respondent No. 8 at the expense of the Corporate Debtor’s creditors.


# 12. The Appellants submitted that the Resolution Professional has discharged the burden of proof under Section 66 of the Code by presenting the Forensic Audit Report, ledger accounts, and unregistered agreements as evidence of fraudulent conduct. The Appellants contended that the Respondents’ failure to provide credible explanations shifts the burden to the Respondent to prove the transactions’ legitimacy, as held in Jaypee Infratech Ltd. v. Axis Bank Ltd. [(2020) 8 SCC 401].


# 13. The Appellants submitted that the transactions’ suspicious timing, lack of documentation, unregistered agreements, and related-party involvement establish fraudulent intent under Section 66(1) of the Code. The Appellants contended that the Adjudicating Authority’s failure to recognize this constitutes a misapplication of law. The Appellants submitted that the transaction with Respondent No. 8, a related party, warrants heightened scrutiny, as related-party transactions are prone to abuse, as observed in Swiss Ribbons Pvt. Ltd. v. Union of India [(2019) 4 SCC 17]. The Appellant contends that the write-off without justification confirms fraudulent purpose.


# 14. Concluding the arguments, the Appellants requested this Appellate Tribunal to set aside the Impugned Order and allow its appeal.


# 15. Per contra, the Respondent Nos. 2 to 6 (“Respondents”) (Suspended Director of the Corporate Debtor) denied all averments made by the Appellants as misleading and baseless.


# 16. The Respondent Nos. 2 to 6 submitted that the appeal is not maintainable due to the Appellants’ lack of locus standi and authority. The Respondent Nos. 2 to 6 contend that the Board Resolutions dated 23.04.2024 and 05.02.2024 do not pertain to the present proceedings, rendering the Appellants unauthorized to file the appeal. The Respondents further submitted that the Appellants, representing only approximately 30% of the Committee of Creditors (‘CoC’), have not produced any document or authority letter demonstrating that they represent the entire CoC. The Respondent Nos. 2 to 6 contended that, in the absence of such authority, the appeal is bad in law and liable to be dismissed.


# 17. The Respondent Nos. 2 to 6 submitted that the Interlocutory Application No. 1626 of 2023, filed two years after the Forensic Audit Report dated 15.11.2021, does not meet the requirements of Section 66 of the Code. The Respondents contended that the application lacks the three mandatory milestones under Section 66: a clear ‘opinion,’ a suitable ‘determination,’ and a concrete ‘finding’ of fraudulent intent. The Respondent Nos. 2 to 6 further submitted that the Resolution Professional failed to comply with Regulation 35A of the IBBI (Insolvency Resolution Process for Corporate Persons) Regulations, 2016, and did not establish mens rea against the Respondents, rendering the application defective.


# 18. The Respondent Nos. 2 to 6 submitted that the transactions with Respondent No. 7 and Respondent No. 8 predate the filing of the Section 7 application and fall beyond the two-year look-back period from the CIRP admission date i.e., 03.08.2020. The Respondents contended that these transactions were conducted in the ordinary course of business and cannot be assailed as fraudulent under Section 66 of the Code.


# 19. The Respondent Nos. 2 to 6 submitted that the Corporate Debtor, engaged in construction and real estate development, routinely advances monies to third parties for property purchases through MoUs, as is standard industry practice. The Respondent Nos. 2 to 6 further submitted that such preliminary agreements, executed on stamp paper, are followed by registered documents only upon completion of due diligence and payment. The Respondents submitted that transactions undertaken in the ordinary course of business, as per industry practice, cannot be deemed fraudulent absent clear evidence of intent to defraud.


# 20. The Respondent Nos. 2 to 6 submitted that the Forensic Audit Report dated 15.11.2021 is inconclusive and unreliable, as it explicitly states that it should not be relied upon by third parties and does not constitute an audit per Indian auditing standards. The Respondent Nos. 2 to 6 further submitted that the report’s speculative assertions of “potential suspicion” do not constitute proof of fraud under Section 66 of the Code.


# 21. The Respondent Nos. 2 to 6 submitted that the Adjudicating Authority’s order dated 02.04.2024 is well-reasoned and in consonance with the law. The Respondent Nos. 2 to 6 contended that the Adjudicating Authority correctly held that the transactions with Respondents No. 7 and 8 do not fall within the purview of Section 66 of the Code as the Resolution Professional failed to establish fraudulent intent or wrongful trading.


# 22. The Respondent Nos. 2 to 6 submitted that the Corporate Debtor entered into an MoU dated 18.08.2015 with Respondent No. 7 to purchase 2/3rd rights in land bearing CTS No. 93 and 93/1 to 3/23 at Village Hariali, Taluka Kurla, Mumbai, for Rs. 75 Crore. The Respondent Nos. 2 to 6 contended that the Corporate Debtor paid Rs. 29.35 Crore as earnest money, as recorded in the MoU, which was a preliminary agreement executed on stamp paper, consistent with real estate industry practice.


# 23. The Respondent Nos. 2 to 6 submit that the MoU’s Clause 9, which allowed Respondent No. 7 to forfeit the earnest money if the Corporate Debtor failed to pay the full consideration by 31.08.2019, was mutually agreed upon. The Respondent Nos. 2 to 6 contended that the MoU’s unregistered status does not render it invalid, as registration is not mandatory for preliminary agreements under the Transfer of Property Act, 1882.


# 24. The Respondent Nos. 2 to 6 submitted that, due to the Corporate Debtor’s inability to pay the remaining consideration owing to litigation and other extraneous factors, the parties executed a Deed of Cancellation dated 20.03.2020, forfeiting the Rs.29.35 Crore earnest money per Clauses 4 and 5 of the MoU. The Respondent Nos. 2 to 6 contended that the deed’s unregistered status does not invalidate it, as registration is not required for cancellation agreements. The Respondent Nos. 2 to 6 further submitted that the write-off of Rs. 29.35 Crore in March 2020 was a legitimate accounting adjustment, and Respondent No. 7 refunded Rs. 4.90 Crore to the Corporate Debtor as compensation, as confirmed by Respondent No. 2 via email to the Resolution Professional.


# 25. The Respondent Nos. 2 to 6 submitted that the transaction was conducted in good faith and in the ordinary course of business, with no intent to defraud creditors. The Respondent Nos. 2 to 6 contended that the Appellants’ allegation of connivance is speculative and unsupported by evidence, such as communications or agreements indicating fraudulent intent. The Respondent Nos. 2 to 6 further submitted that the Adjudicating Authority rightly upheld the transaction’s legitimacy, noting its alignment with industry practice and the cancellation deed’s terms.


# 26. The Respondents submitted that the transaction with Respondent No. 8, initiated in 2007, involved the Corporate Debtor’s contribution to a Special Purpose Vehicle (SPV) formed with Respondent No. 8 and along with 11 other companies to purchase land at Rahatwade, Khopoli, for Rs. 40 Crore through an auction by the Debts Recovery Tribunal in 2007. The Respondents contend that the Corporate Debtor’s 20% share in the SPV was recorded as an advance. The Respondent Nos. 2 to 6 submitted that the write-off of Rs. 3.24 Crore in January 2018 was a correction of an advance erroneously recorded as a loan, as no interest was applicable on the Corporate Debtor’s contribution to the land purchase. The Respondent Nos. 2 to 6 contended that this accounting correction, made in the ordinary course of business, predates any insolvency proceedings by over two years, negating any inference of fraudulent intent.


# 27. The Respondent Nos. 2 to 6 submitted that the transaction was an investment, and the Corporate Debtor’s rights in the SPV’s land are preserved, with Rs. 9.38 Crore expected to be realized upon the land’s development or sale. The Respondent Nos. 2 to 6 contended that the transaction does not result in a loss to the Corporate Debtor and does not fall under Section 66 of the Code, as it was not undertaken to defraud creditors. The Respondent Nos. 2 to 6 further submitted that Respondent No. 8’s ongoing CIRP, currently stayed by this Appellate Tribunal (03.11.2023), and the deposit of funds with the Tribunal by Respondent No. 8, ensure no loss accrues to the Corporate Debtor’s creditors.


# 28. It is the case of Respondent Nos. 3,4 & 6 that in the present appeal as well as in the IA. No. 1626 of 2023 it has been stated that the present Respondents were a part of the purported fraudulent transactions over the year. However, it is pertinent to note that present Respondents were only holding office in the capacity of a non-executive independent director in the Corporate Debtor and were never engaged in managing the day-to-day affairs of the Corporate Debtor and thus, could not be held responsible for any purported transactions.


# 29. The Respondent Nos. 2 to 6 submitted that the Adjudicating Authority correctly held that the transactions do not fall within Section 66 of the Code, as the Resolution Professional failed to establish fraudulent intent or wrongful trading. The Respondents contended that the Appellants’ reliance on the timing of the write-offs is misplaced, as no evidence links these decisions to the imminent CIRP.


# 30. Concluding their pleadings, the Respondents 2 to 6 requested this Appellate Tribunal to dismiss the appeal with costs.


# 31. The Respondent No. 7 i.e. Dev Land & Housing Private Limited, submitted that the appeal fails to meet the threshold requirements for initiating proceedings under Section 66 of the IBC, as laid down by the Hon’ble Supreme Court of India and other courts rendering it liable to be dismissed in limine with exemplary costs.


# 32. The Respondent No. 7 submitted that, as a third party to the Corporate Debtor, it cannot be subjected to proceedings under Section 66 of the Code. The Respondent No. 7 contended that the Hon’ble Supreme Court of India in Gluckrich Capital Pvt. Ltd. v. State of West Bengal [(2023 SCC OnLine SC 1187)] explicitly held that remedies against third parties are not available under Section 66 of the Code, and civil remedies, if any, must be pursued independently.


# 33. The Respondent No. 7 submitted that the Interlocutory Application (IA) No. 1626 of 2023 by the Resolution Professional was based solely on an incomplete and inconclusive Forensic Audit Report dated 15.11.2021, which cannot be relied upon. The Respondent No. 7 contended that the forensic report lacks critical documents and does not conclusively categorize the transaction as fraudulent, rendering it an unreliable basis for invoking Section 66 of the Code.


# 34. The Respondent No. 7 submitted that it neither knew nor could have known of any prospect of the Corporate Debtor entering CIRP, as required under Section 66(2)(a). The Respondent No. 7 contended that, as an independent entity with no role in the Corporate Debtor’s affairs or management, it was not in a position to anticipate insolvency proceedings. The Respondent No. 7 submitted that it is not a related party to the Corporate Debtor as it is not involved in its business or management.


# 35. The Respondent No. 7 submitted that the Adjudicating Authority’s order dated 02.04.2024, dismissing the said IA 1626 of 2023 in respect of Respondent No. 7, is legally sound and based on a proper evaluation of the evidence. Concluding their pleadings, the Respondent No. 7 requested this Appellate Tribunal to dismiss the appeal with costs.


# 36. The Respondent No. 8 i.e. C Bhansali Developers Private Limited, submitted that the Appellants admit, at paragraph 7.8(II) of the appeal, that “there are no documents available in the records of the Corporate Debtor to understand the nature of the transaction as entered into between the Corporate Debtor and C. Bhansali Developers Private Limited.”, which demonstrates that the appeal is based on surmises and conjectures, lacking any factual basis to substantiate claims of a fraudulent transaction under Section 66 of the Code.


# 37. The Respondent No. 8 submitted that the transaction with the Corporate Debtor involved an inter-corporate deposit of Rs. 8.98 Crores for the purchase of property. The Respondent No. 8 further submitted that the transaction was an investment to build an asset, with no accrual of interest or repayment terms, distinguishing it from a loan transaction.


# 38. The Respondent No. 8 submitted that the write-off of Rs. 3.24 Crores on 01.01.2018 was a correction of an erroneous interest provision, as noted in the Corporate Debtor’s ledger with the remark “being excess provision for interest now waived off.” The Respondent No. 8 contended that this accounting adjustment, made much before the CIRP admission, was a legitimate commercial decision and not indicative of fraudulent intent.


# 39. The Respondent No. 8 submitted that the transaction’s nature was an inter-corporate deposit and not a fraudulent transaction under Section 66 of the Code, as the board resolution of Respondent No. 8 demonstrates that Respondent No. 2 (a suspended director of the Corporate Debtor) was also a director of Respondent No. 8, actively managing the property’s transactions, as reflected in the Corporate Debtor’s 2018-19 financial statements listing Respondent No. 8 as an associate. Further, the Respondent No. 2, holding a 20% stake in Respondent No. 8, consciously decided to retain the valuable asset (the property) rather than seek repayment of the deposit, a decision that preserves the Corporate Debtor’s investment.


# 40. Concluding pleadings, the Respondent No. 8 requested this Appellate Tribunal to dismiss the appeal with cost.


Findings

# 41. Heard the Counsel for the parties and perused the record available with us. Shorn of unnecessary details, we note that the Corporate Debtor was initiated into CIRP vide order dated 03.08.2020. The present Appeal has been preferred by the Appellants, constituting 32.19% of voting share in the CoC, aggrieved by the impugned order dated 02.04.2024 passed by the Adjudicating in IA No. 1626/2023 in CP(IB) No. 1632/MB/2019. We note from the pleadings of the Appellant that the Adjudicating Authority failed to appreciate the fraudulent nature of the transactions entered into by the Corporate Debtor with Respondent Nos. 7 and 8 and erred in only partly allowing the Application filed by the Resolution Professional under Section 66 of the Code.


# 42. We note that during the CIRP, the Resolution Professional discovered several suspicious transactions involving diversion of funds from the Corporate Debtor to third-party entities without any alleged legitimate business purpose or commercial justification and therefore, appointed BDO India LLP as forensic auditor and the Forensic Audit Report dated 15.11.2021 identified four potential transactions under Section 66 of the Code. The Adjudicating Authority vide the impugned order partly allowed the I.A 1626/2023 and dismissed the I.A. qua the two transactions in relation to Respondent Nos. 7 and 8 transactions.


# 43. We have taken note of relevant portion of the forensic auditor report dated 15.11.2021 which has been filed by the Appellant as Annexure/2 of the appeal.


# 44. We take into consideration that the Adjudicating Authority examined the prayers of Resolution Professional and all four transactions purported to be fraudulent based on forensic audit report of BDO India LLP dated 15.11.2024 and Resolution Professional’s opinion.


# 45. At this stage, we will take into consideration the relevant portion of Impugned Order which contains the finding of these four transactions in para 7.


# 46. We note that the Resolution Professional filed I.A. No. 1626 of 2023 before the Adjudicating Authority under Section 66 of the Code for seeking direction against the concerned respondents for seeking direction to said the respondent to remit/ refund the amount in favour in Corporate Debtor along with interest @ 18% p.a.


# 47. At this stage, we note that the following prayer were made by the Resolution Professional in his IA No. 1626 of 2023 dated 12.04.2023.

  • “In the premises and circumstances aforesaid, the Applicant most humbly prays for the following reliefs that are alternate to each other and without prejudice to each other:

  • a) Be pleased to allow the present Application;

  • b) Be pleased to pass an order u/s. 66 of the Code directing the Respondent Nos. 1, 5 to 9 to remit I refund the amount of INR 29.35 Crore along with interest @ 18% p.a. in the bank account of the Corporate Debtor to compensate the loss suffered by the Creditors of the Corporate Debtor with respect to Transaction No. 1;

  • c) Be pleased to pass an order uls. 66 of the Code directing the Respondent Nos. 2, 5 to 9 to remit I refund the amount of INR 2.65 Crore along with interest @ 18% p.a. in the bank account of the Corporate Debtor to compensate the loss suffered by the Creditors of the Corporate Debtor with respect to Transaction No. 2;

  • d) Be pleased to pass an order uls. 66 of the Code directing the Respondent Nos. 3. 5 to 9 to remit I refund the amount of INR 3.24 Crore along with interest @ 18% p.a. in the bank account of the Corporate Debtor to compensate the loss suffered by the Creditors of the Corporate Debtor with respect to Transaction No. 3;

  • e) Be pleased to pass an order uls. 66 of the Code directing the Respondent Nos. 4, 5 to 9 to remit I refund the amount of INR 1.22 Crore along with interest @ 18 % p.a. in the bank account of the Corporate Debtor to compensate the loss suffered by the Creditors of the Corporate Debtor with respect to Transaction No. 4.

  • f) Be pleased to pass an order to take necessary action against the Respondents under Section 66 of the Code;

  • g) Be pleased to grant any other relief this Hon’ble Tribunal may deem fit to pass.”

  • (Emphasis Supplied)


# 48. It is worth noting that the Adjudicating Authority agreed to the prayers made by Resolution Professional as far as transaction No. 2, involving Rs. 2.65 Crores along with interest @ 18% p.a., and in respect of transaction No. 4 involving Rs. 1.22 Crores along with interest @ 18% p.a.


However, the Adjudicating Authority rejected the prayer of the Resolution Professional w.r.t to Transaction No. 1 involving Rs. 29.35 Crores along with interest @ 18% p.a. as well as transaction No. 3 involving Rs. 3.24 Crores along with 18% interest.


# 49. Thus, the present appeal is confined to the two alleged fraudulent transactions i.e., Transaction No. 1 and 3 and as such, we shall deal with these two transactions in the following discussions :-


# 50. Transaction No. I, with M/s Dev Land & Housing Pvt. Ltd. (Respondent No. 7 herein)

(i) It is noted that Rs. 29.35 Crores was given by the Corporate Debtor to M/s Dev Land & Housing Pvt. Ltd./ Respondent No. 7 from 10.08.2015 to 31.03.2016 against the intended purpose of buying the property as mentioned in the MoU dated 18.08.2015.

(ii) We note that the entire amount was written off on 31.03.2020 in the books of the Corporate Debtor and no evidence of any property ever taken from Respondent No. 7 by the Corporate Debtor.

(iii) It has been brought to our notice that the transaction between the Corporate Debtor and Respondent No. 7 has been based on an alleged forged and unregistered MoU dated 18.08.2015, which was printed on a Rs.100/- stamp paper and was neither registered nor notarized, which intended to acquire immovable property valued at Rs. 75 Crores without any registration. It has also been pleaded before us that the said MoU lacks any payment schedule, and the signature of Mr. Praful Satra, the suspended Director of the Corporate Debtor, is conspicuously absent, thereby rendering the document suspicious from the very inception and further the said MoU only mentions that the entire payment should be paid in entirety on or before 31.08.2019, which is four years from the date of alleged execution of the MoU dated 18.08.2015, which is not normal in commercial sense as payment schedule in invariably stipulated as fulcrum of any MoU Agreement.

(iv) We observe that Clause 9 of the MoU seems to be one sided and entitles only the Respondent No. 7 to forfeit the entire amount paid by the Corporate Debtor without any possibility for dialogue or negotiation. Prima-facie, such clause defies any commercial logic as to why the Suspended Director should agree to such one -sided arbitrary Clause without taking care of the interest of the Corporate Debtor.

(v) We take into consideration that Rs. 29,35,00,000/- was paid by the Corporate Debtor to Respondent No. 7 as an advance between 10.08.2015 to 31.03.2016, however, there has been no follow up or communication from the Corporate Debtor seeking extension of time or renegotiation on payment arrangements, or reduction of the consideration by way of one-time settlement, in case Corporate Debtor was facing financial distress. This become more significant since almost 40% of the entire sale consideration has been paid as EMD, which also seems to be exorbitant and excessive, looking at the overall consideration value.

(vi) We further note that the Deed of Cancellation, dated 20.03.2020, was executed without any opposition by the suspended Director. We note that there was no Board Resolution either authorizing the transaction or ratifying its cancellation, which again raises doubt about genuineness of transaction and efforts of Corporate Debtor to protect its own interest. It has been alleged by the Appellant that the said Deed of Cancellation appears to be manufactured, fabricated and backdated document, having allegedly been executed during the peak of the COVID-19 pandemic. The Appellant also highlighted that the stamp paper on which the deed was signed was procured in 2019, whereas the document itself bears the date of 20.03.2020, and the deed remains unsigned by the Suspended Director, just like the MoU dated 18.08.2015 which suggests that both documents were created harmoniously devoid of authenticity. The logic of the Appellant finds merit in the given context, circumstances and final outcomes.

(vii) We observe that the Deed of Cancellation dated 20.03.2020 merely mentions “extraneous reasons” for non-payment of the full consideration by the Corporate Debtor but the said “extraneous reasons” have not been elaborated in the Deed of Cancellation nor has mentioned the same in any correspondence with Respondent No. 7 which gives credence that such documents have been doctored as an afterthought with intent to defraud creditors. We also note that Rs. 29.35 Crores were forfeited in its entirely in terms of a forfeiture clause (Clause 9 of the MoU dated 18.08.2015), but no attempt was made by the suspended directors to negotiate upon the same and later the said amount was completely written off on 30.03.2020. We need to appreciate that the Section 7 petition had already been filed on 11.05.2019 and after the same amount was forfeited as agreed between the Respondents, however, the impugned order erroneously records that no CIRP was impending.

(viii) We note that the parties are stated to be inter-se related by the common directorship of Mr. Vijay T. Thakkar in Dev Land Housing Pvt. Ltd. (the Respondent No. 7 herein) and Centrio Lifespaces Ltd. (formerly Satra Realty and Builders Ltd.), which should have alarmed the Adjudicating Authority before disallowing the request of the Resolution Professional on this account.

(ix) The said forfeiture of the money by the Respondent No. 7 was done taking shelter of Clause 9 “forfeiture clause as contained in the MoU dated 18.08.2015. At this stage, we have also taken into consideration the entire MoU dated 18.08.2015 and its various clauses especially Clauses 4, 5 & 9. We have also seen and noted provision of Deed of Cancelation dated 20.03.2020.

(x) We note that the Adjudicating Authority has treated this transaction as commercial transaction treating the fact that the money was advance, given by the Corporate Debtor for purchase of land and property which the Corporate Debtor could not complete for want of non payment of balance Operational Creditor payment to the Respondent No. 7. The Adjudicating Authority has also taken into account the factor that the MoU dated 18.08.2015 and deed of cancelation dated 20.03.2020 were duly signed and therefore, the Adjudicating Authority concluded that the transaction could be held to be falling within the scope of Section 66 of the Code. However, the Adjudicating Authority found that from the date of cancelation, Rs. 4.90 Crores is stated to be have been refunded by Respondent no. 1 and was allowed to be set up against the earnest money of Rs. 29.35 Crores and therefore, the Adjudicating Authority has directed the Resolution Professional to find out whether the said sum of Rs. 4.94 Crores was received by the Corporate Debtor and if it was found to be received by the Corporate Debtor, then the Resolution Professional was directed to make recovery of said amount from the concerned Respondents.

(xi) Thus, we note that the crux of the matter lies in the structure of MoU dated 18.08.2015 and deed of cancellation dated 20.03.2020, which have been fully examined. It has been brought out that the total consideration of the said property was Rs. 75 Crores against which the EMD of Rs. 29.35 Crores was paid by the Corporate Debtor which tantamount to almost 40% of the consideration value.

(xii) We take into consideration that the entire amount was requested to be paid by the Corporate Debtor on or before 31.08.2019 and thereafter, both the parties were required to execute the deed of conveyance in respect of 66.66% undivided share, rights, title and interest of the Respondent No. 7 in the said property in favour of the Corporate Debtor. We also do not appreciate as to why the Corporate Debtor agreed to take only 66.66% shares of undivided shares and not acquire the entire 100% even when remaining 33.34% may be with someone else as without 100% of the said shares, the said property could not have been put to use by the Appellant. This does not support the cause and pleadings of the concerned Respondents.

(xiii) It is important to note that the MoU also stipulates that in case, the Corporate Debtor is not able to make the payment within stipulated time period, then Clause 9 will be applicable. The Clause 9 reads as under:-

  • “Clause 9. Notwithstanding anything contained in this MOU, it is specifically agreed by and between the Parties hereto that if the Intending Purchaser fails to make payment of the entire Aggregate Consideration amount to the Intending Vendor on or before 31 51 August, 2019 , then the Intending Vendor shall be solely entitled to terminate this MOU at its discretion; and thereupon the Intending Vendor shall be entitled to forfeit all amounts till then paid by the Intending Purchaser to the Intending Vendor pursuant to this MOU and thereupon neither Party shall have any claim against the other. In such an event of termination , the Intending Purchaser shall not take any steps or initiate any proceedings against the Intending Vendor and the Intending Purchaser shall not claim any rights, title or interest in to or upon the said Property or otherwise against the Intending Vendor , either pursuant to this MOU or otherwise howsoever in relation to the transactions hereby contemplated .”

  • (Emphasis Supplied)

(xiv) From above, it seems that the Clause 9 gives an absolute right to the Respondent No. 7, to terminate the MoU on its discretion and to forfeit the entire amount paid by the Corporate Debtor by then. The Corporate Debtor was also bound by MoU not to take any action for initiating any proceedings against the Respondent No. 7 and further the Corporate Debtor was also disentitled to file any claim for any right, title or interest in the said property. We find that the said Clause 9 to be rather unusual which gives unrestrictive and unfettered rights only in favour of the Respondent No. 7. It needs to be appreciated that normally, when commercial transactions takes place, the rights and obligations of both the parties are clearly stipulated and evenly balanced and not made in favour of any single party at the cost of other party.

(xv) We appreciate that it is commercial decision between the parties and rightfully, the said MoU may include the Clause regarding forfeiture, but normally such MoU also gives the right to the intending purchaser (as the Corporate Debtor in the present case) which give some leeway to the purchaser to negotiate. Such terms give some flexibility and this could have facilitated the Corporate Debtor to preserve its rights, even with higher interest rates or with pre-specified damages including liquidation charges. The termination of agreement and consequent forfeiture is the last resort. We do not find such commercial elements here taken by the Corporate Debtor rather find tame agreement in favour of the Respondent No. 7.

(xvi) In this present case, we find that no efforts were made for any negotiation, dialogue or any effort for rearranging the timelines or reducing the said forfeiture amount or taking efforts to take over the property by the Corporate Debtor. The reasons and circumstances of the said default on the part of the Corporate Debtor have also not been explained in details especially using terms “extraneous reasons”, which is not found to be convincing.

(xvii) This Appellate Tribunal is aware that every petition filed under section 7 of the Code and Section 9 or even under Section 94 and 95 and also under Section 66 are strongly contested on substantial as well as technical grounds. We observe that in contrast, the present case looks like cake walk or complete surrender or giving on platter the forfeiture of Rs. 29.35 Crores by the Appellants in favour of the Respondent No. 7, which raises doubts about intentions of the concerned Respondents at the cost of the Corporate Debtor and its creditors, thus falling in scope of Section 66 of the Code.

(xviii)We also find that the deed of cancelation also do not gives any rights to the Corporate Debtor to protect itself by way of negotiation nor by way of any legal proceedings.

(xix) Thus, on overall basis, we hold the transaction No. 1 falls squarely under Section 66 of the Code and be treated as fraudulent.

(xx) We have also considered the contentions of the concerned Respondents that Appellants do not constitute 100% of CoC. We hold that this is not a requirement as stipulated in the Code or regulations, as such we reject the pleadings of the Respondent on this ground.


# 51. Transaction No. 3 w.r.t. C. Bhansali Developers Pvt. Ltd.(Respondent No. 8 herein)

(i) Now, we will also examine the Transaction No. 3 with C. Bhansali Developers Pvt. Ltd., where the impugned order concludes that the transaction with Respondent No. 8 was “in the nature of an investment”, whereas the materials on record, especially the Ledger Account of M/s C. Bhansali Developers Pvt. Ltd. in the books of the Corporate Debtor describe the payment as “Interest Recd on Loan.” This implies that the transaction was more in nature of loan extended by the Corporate Debtor, rather than in the nature of investment as found by the Adjudicating Authority in its Impugned Order. It is also noted that there is a common directorship of Mr. Praful Satra (Respondent No. 2) in C. Bhansali Developers Pvt. Ltd., confirming that the decision to transfer funds might have been hit by conflict of interest and breach of fiduciary duty.

(ii) It has also been brought out that C. Bhansali Developers Pvt. Ltd. is the related party of the Corporate Debtor, which is not disputed.

(iii) The logic of the Adjudicating Authority while disallowing the request of the Resolution Professional is that interest charge has been written off as “excess provision of interest” and it was in nature of investment. No more details are available to substantiate the facts or law for coming to this conclusion by the Adjudicating Authority in the Impugned Order. The Adjudicating Authority has merely recorded that we do not find this transaction falling within the ambit of Section 66 of the Code. During pleadings, it was brought out that no documents are available in the records of the Corporate Debtor to understand the true nature of the transaction as entered between the Corporate Debtor and C. Bhansali Developers Pvt. Ltd. This also support the claims of the Appellants and do not support finding of the Adjudicating Authority on this account.

(iv) It has also been brought out that C. Bhansali Developers Pvt. Ltd.(Respondent No. 8 herein), the alleged beneficiary, is the related party, the fact which has not been disputed. It is noted that the Corporate Debtor on 31.03.2020 has written off the amount appearing in its balance sheet after an application for initiation of CIRP against the Corporate Debtor was filed. It further observed that the same was treated as excess interest without specific accounting details. As such, we are of prima-facie opinion that the same is to fall in the ambit of Section 66 of the Code.

(v) We do not find any merit in the contentions of the Respondents and also do not find sufficient and strong logic in the Impugned Order to uphold the Impugned Order. It is not clear that the transaction was done with the related party, for which the amount which was rightfully recoverable by the Corporate Debtor, then all of a sudden, the amount was written off in the books of the Corporate Debtor. We note that no detailed logic of disallowing the request of the Resolution Professional in I.A. No. 1626 of 2023 has been recorded by the Adjudicating Authority as seen in Para 7.7 of the Impugned Order. Thus, we are not able to support the Impugned Order on this account as far as transaction No. 3 is concerned.

(vi) We need to understand that Section 66 of the Code, 2016, does not prescribe any specific “look-back period”. The provision imposes a duty upon the directors of the Corporate Debtor to exercise due diligence and exercise its best business sense to minimizing any potential losses to the Corporate Debtor its creditors. In the present case, the conduct of the Suspended Director, Praful Satra, (the Respondent No. 2 herein) does not inspire confidence to justify his actions as there is a glaring absence of due diligence and prudence in the discharge of his responsibilities.

(vii) Section 66 of the Code is provided precisely to deal with such cases. It is noted that the Resolution Professional duly authorised by the CoC appointed forensic auditor i.e., M/s BDO India LLP, who gave its detailed report on 15.11.2021 and clearly held that all four transactions were fraudulent in nature. The Resolution Professional also gave its opinion for the same. While dealing the Section 66 of the Code, the intent of the parties become paramount and the courts/ tribunals are supposed to look into fundamental aspects including the intention of the parties, the structures or of the agreements, end objectives to identify the methodology of fraudulent transactions, reckless indifference of the Corporate Debtor in letting go its due money which may be done with the intention to defraud its creditors.

(viii) Needless to say that it is always the duty of the directors of the Corporate Debtor to act in the interest of the creditors and to take all action to preserve the assets of the company.


# 52. We also reject the arguments of the Respondents for the transactions pertaining to the period prior to two year of CIRP. We hold that there is no restrictions on look back period for cases under Section 66 of the Code.


# 53. In fine, the appeal succeeds and the Impugned Order to the extent of disallowing Transaction Nos. 1 & 3 w.r.t. the Respondent Nos. 7 & 8 respectively is set aside. The original petition bearing in C.P. (I.B) No. 534/MB/2023 is restored back. Both the parties are directed to appear before the Adjudicating Authority on 16.07.2025, who shall take further action in accordance with law.


# 54. No cost. I.A., if any, are closed.

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