Competent Authority Cannot Sit in Appeal Over Its Own Rejection Order: Bombay High Court on MOFA Deemed Conveyance - 2026-06-02

Finality of Decisions: Bombay HC Bars Successive Deemed Conveyance Applications

In a significant ruling regarding the limits of administrative power, the Bombay High Court has clarified that a Competent Authority dealing with Deemed Conveyance applications under the Maharashtra Ownership Flats Act (MOFA), 1963, cannot revisit or "sit in appeal" over its own earlier, final rejection orders. Justice Sandeep V. Marne set aside a 2024 order that had granted a deemed conveyance to the Torna Co-operative Housing Society , emphasizing the principle of res judicata in quasi-judicial proceedings.

A Three-Decade Dispute

The case concerns the Torna Co-operative Housing Society in Borivali, Mumbai. Following a complex history of construction agreements beginning in the late 1970s and subsequent land amalgamation schemes involving multiple developers, the society sought the conveyance of its land.

The Society filed two previous applications for deemed conveyance. The first (2019) was rejected with liberty to reapply. The second (2020) was firmly rejected in 2021 by the District Deputy Registrar (DDR) due to pending civil litigation (Suit No. 153/2016) and clouded title.Crucially, the 2021 order did not grant liberty to file a fresh application. Despite this, the Society filed a third application in 2024, which the Competent Authority allowed, citing the need for "substantial justice" and evolving judicial views on MOFA.

The Conflict of Principles

The original promoter, M/s. Akanksha Construction , and subsequent owners, M/s. Nutan Realtors , challenged the 2024 order, arguing that it was barred by the principle of res judicata . They contended that the authority lacked the jurisdiction to entertain a fresh application for identical relief that had already been denied.

The Society, represented by senior counsel, argued that MOFA is a beneficial legislation, and that a society's statutory right to conveyance should not be stalled by disputes between developers. They invoked the Hope Plantations Ltd. doctrine, suggesting that if the law has been interpreted differently by a superior court, the bar of res judicata could be relaxed.

The Court’s Legal Analysis

Justice Sandeep V. Marne, in a well-reasoned judgment, distinguished between a "beneficial legislation" and the bounds of administrative procedure. Citing the Supreme Court’s decision in M/s. Faime Makers Private Ltd , the Court reiterated that quasi-judicial bodies are bound by the principles of res judicata .

The Court observed: > "Whenever a judicial or quasi-judicial tribunal gives a finding on law or fact, its findings cannot be impeached collaterally or in a second round and are binding until reversed in appeal or revision or by way of writ proceedings."

The High Court clarified that while the Competent Authority ’s 2021 order might have been erroneous (under current interpretations of MOFA), the authority itself had no jurisdiction to correct its own mistake. The only valid legal path for the Society was to challenge the 2021 order before a higher forum, not to re-litigate the same matter before the same authority.

Key Observations

• On the Nature of Quasi-Judicial Authority: "The characteristic attribute of a judicial act or decision is that it binds, whether right or wrong. Thus, any error, either of fact or law, committed by such bodies cannot be controverted otherwise by way of an appeal or revision or a writ."
• On Administrative Discipline: "Competent Authorities therefore need to exercise jurisdiction under Section 11 of MOFA by keeping in mind the legislative objective... Some discipline needs to be exercised by the Competent Authorities. They are not clothed with power of review. They cannot correct their own mistakes, nor can they sit in appeal over their own decisions."
• On the Misapplication of Case Law: "The judgment in New Manoday CHS cannot be construed to mean as if the law has been interpreted differently by a higher forum for applying the exception recognised by the Hon’ble Apex Court in Hope Plantations Ltd ."

Impact on Future Litigation

The High Court’s decision reinforces the requirement for administrative discipline. While home buyers are protected by the beneficiary nature of MOFA, they must adhere to procedural norms. By setting aside the 2024 order, the High Court has effectively "cleared the board," allowing the Torna Society the liberty to formally challenge the 2021 rejection, ensuring that their grievances are tested through the proper legal hierarchy rather than repeated, shortcut applications.

The ruling serves as a vital reminder to both authorities and litigants that once a petition reaches a finality, it cannot be reopened in a "second round" before the same administrative desk. All other contentions regarding the specific area to be conveyed were left open, to be settled either in the forthcoming challenge to the 2021 order or through separate civil proceedings.