Greater Noida Homebuyers Endure Over a Decade of Legal Uncertainty
In a distressing real estate saga, more than 350 homebuyers at Shivalik Homes in Surajpur, Greater Noida, have spent over ten years waiting for basic paperwork that confirms their legal ownership. Despite moving into their apartments years ago, these families remain trapped in a bureaucratic nightmare because the developer has failed to clear critical lease rent dues and submit mandatory documentation.
A Project Mired in Delays and Unfulfilled Promises
The residential project, developed by Cosmos Infraestate Private Limited and launched in 2010, comprises four residential towers. Residents report that buyers received fit-out possession in phases: Tower D in 2015, Tower B in 2016, and Towers A and C in 2017. However, the essential completion certificates and registered sale deeds were never issued, leaving homeowners in a prolonged state of limbo despite occupying their units for years.
The root of the problem lies with the developer's outstanding lease rent dues of approximately Rs 1.8 crore owed to the UP State Industrial Development Authority (UPSIDA). UPSIDA has explicitly stated that property deeds and registries will only be processed after a completion certificate is granted, which cannot happen until the dues are settled.
Official Actions and Developer's Response
According to UPSIDA records, the authority issued more than 15 formal notices to Cosmos between 2020 and 2025, warning about the pending dues. On December 16 last year, UPSIDA escalated the matter by writing to the district magistrate, seeking recovery of the outstanding amount as government arrears. In response, the Dadri tehsildar issued a recovery certificate against the developer.
With the amount still unpaid and documents pending, UPSIDA took punitive action on December 17, 2025, by sealing nine unsold flats in the project. A subsequent order also halted the sale and purchase of these units.
Himanshu Shekhar Jha, a resident who recently filed a complaint on the government's IGRS portal regarding the delay, revealed that a review meeting was held on January 12 this year. During this meeting, the developer assured officials that all pending land dues would be cleared and the required occupancy and completion certificate documents would be submitted by March.
Severe Financial and Legal Consequences for Residents
The absence of completion certificates and registered sale deeds has inflicted serious financial and legal hardships on the residents. Many face difficulties in securing bank loans, selling their flats, or obtaining necessary civic approvals. Numerous homeowners have also raised questions about how possession was initially handed over without the mandatory clearances in place.
Jha expressed skepticism about the latest assurance from the developer, stating, "The developer has been making promises for years but has not paid the dues required for registries."
In response to inquiries, Arvind Kumar Singh, manager at Cosmos Infraestate, claimed the company is collaborating with UPSIDA to resolve the issue. He cited technical discrepancies in the calculation of dues, noting that the outstanding amount was previously over Rs 80 lakh. Singh emphasized that discussions are ongoing to settle the matter and commence registries as swiftly as possible.
The Broader Implications for Real Estate Governance
This case highlights significant challenges in real estate governance and consumer protection in India's rapidly urbanizing regions. The prolonged delay underscores the urgent need for stricter enforcement of regulatory frameworks to prevent similar situations. Homebuyers continue to advocate for transparency and accountability from developers to ensure their investments are secure and legally recognized.
