JUDGMENT :

V.G. ARUN, J.

1. The petitioner is a private limited company engaged in the development and construction of major infrastructure and residential projects. One such project is ‘Alfa Horizon’ a multistoried commercial complex in Mulavukad Village in Ernakulam District. During the course of construction of the building, the petitioner entered into agreements with prospective buyers for sale of undivided shares in the land and also for construction of the building. Accordingly, the purchasers made substantial payments. Construction of the building was completed by early 2017 and completion certificate submitted on 10.05.2017. Occupancy certificate was issued by the Mulavukad Panchayat on 24.05.2018, more than an year of submission of the completion certificate. In the meanwhile, the Central Government enacted the Real Estate [Regulation and Development] Act, 2016 (‘the Act’ for short). Various provisions of the Act were enforced from 01.05.2016 and 01.05.2017 onwards. Section 3 of the Act, providing for registration with the Real Estate Regulatory Authority was made applicable w.e.f. 01.05.2017. Section 84 of the Act makes it mandatory for the State Government to make rules fo