APHC010173752023 IN THE HIGH COURT OF ANDHRA PRADESH (Special Original Jurisdiction) MONDAY, THE FIRST TWO THOUSAND AND TWENTY FIVE THE HONOURABLE SRI JUSTICE GANNAMANENI RAMAKRISHNA WRIT PETITION NO W.P.No.8891 of 2023 Between: 1. CHETTI SATYA VENKATA JAGAN KUMAR RAJA, S/O. SUB MAJOR CH. KONDALA RAO REP. BY HIS GPA SMT. CHETTI LAKSHMI BAI, W/O. SUB MAJOR CH. KONDALA RAO, AGED 62 YEARS, R/O. DOOR NO. 20-77-2, ASIPAPA S POST, VISAKHAPATNAM 1. THE STATE OF AP, REP. BY ITS PRINCIPAL SECRETARY TO GOVERNMENT, MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT DEPARTMENT, SECRETARIAT, VELAGAPUDI, AMARAVATI, GUNTUR 2. ANDHRA PRADESH REAL ESTATE REGULATORY AUTHORITY, REP. BY ITS CHAIR PERSON, D. NO. 60 POLYCLINIC ROAD, VIJAYAWADA, N.T.R. DISTRICT, ANDHRA PRADESH- 520010 3. M/S GCON URBAN A PARTNERSHIP FIRM, REP. BY ITS MANAGING PARTNER, SRI GOTTUMUKKALA SIVA RAM TEJA, OFFICE AT. FLAT NO. 201, SARADA TOWERS, FACOR LAYOUT, RAMNAGAR, VISAKHAPATNAM- 530002. 4. GOTTUMUKKALA SATYANARAYANA RAJU, OFFICE AT. DOOR NO.. IN THE HIGH COURT OF ANDHRA PRADESH AT AMARAVATI (Special Original Jurisdiction) , THE FIRST DAY OF DECEMBER TWO THOUSAND AND TWENTY FIVE PRESENT THE HONOURABLE SRI JUSTICE GANNAMANENI RAMAKRISHNA PRASAD WRIT PETITION NOs: 8891 & 2023 & 10644 of 2024 CHETTI SATYA VENKATA JAGAN KUMAR RAJA, S/O. SUB MAJOR CH. KONDALA RAO REP. BY HIS GPA SMT. CHETTI LAKSHMI BAI, W/O. SUB MAJOR CH. KONDALA RAO, AGED 62 YEARS, R/O. 2, ASIPAPA STREET, CHENGALARAO POST, VISAKHAPATNAM - 530001. ...PETITIONER AND THE STATE OF AP, REP. BY ITS PRINCIPAL SECRETARY TO GOVERNMENT, MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT DEPARTMENT, SECRETARIAT, VELAGAPUDI, AMARAVATI, GUNTUR DISTRICT. ANDHRA PRADESH REAL ESTATE REGULATORY AUTHORITY, REP. BY ITS CHAIR PERSON, D. NO. 60-5-1, SIDDHARTHA NAGAR, POLYCLINIC ROAD, VIJAYAWADA, N.T.R. DISTRICT, ANDHRA M/S GCON URBAN A PARTNERSHIP FIRM, REP. BY ITS MANAGING PARTNER, SRI GOTTUMUKKALA SIVA RAM TEJA, OFFICE AT. FLAT NO. 201, SARADA TOWERS, FACOR LAYOUT, RAMNAGAR, 530002. GOTTUMUKKALA SATYANARAYANA RAJU, OFFICE AT. DOOR NO.. IN THE HIGH COURT OF ANDHRA PRADESH [3328] THE HONOURABLE SRI JUSTICE GANNAMANENI RAMAKRISHNA CHETTI SATYA VENKATA JAGAN KUMAR RAJA, S/O. SUB MAJOR CH. KONDALA RAO REP. BY HIS GPA SMT. CHETTI LAKSHMI BAI, W/O. SUB MAJOR CH. KONDALA RAO, AGED 62 YEARS, R/O. , CHENGALARAO PETA ...PETITIONER THE STATE OF AP, REP. BY ITS PRINCIPAL SECRETARY TO GOVERNMENT, MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT DEPARTMENT, SECRETARIAT, VELAGAPUDI, ANDHRA PRADESH REAL ESTATE REGULATORY AUTHORITY, 1, SIDDHARTHA NAGAR, POLYCLINIC ROAD, VIJAYAWADA, N.T.R. DISTRICT, ANDHRA M/S GCON URBAN A PARTNERSHIP FIRM, REP. BY ITS MANAGING PARTNER, SRI GOTTUMUKKALA SIVA RAM TEJA, OFFICE AT. FLAT NO. 201, SARADA TOWERS, FACOR LAYOUT, RAMNAGAR, GOTTUMUKKALA SATYANARAYANA RAJU, OFFICE AT. DOOR NO.. 2 54-13-6/7, FLAT NO. 203, WHITE HOUSE, SEETHANMADHARA, VISAKHAPATNAM- 13. ...RESPONDENT(S): Counsel for the Petitioner: 1. A K KISHORE REDDY Counsel for the Respondent(S): 1. GP FOR MUNCIPAL ADMN URBAN DEV 2. V V RAVI PRASAD 3. K SREENIVASULU REDDY W.P.No.10644 of 2024 Between: 1. CHETTI SATYA VENKATA JAGAN KUMAR RAJA, S/O. CH. KONDALA RAO, AGED ABOUT 43 YEARS, R/O. D.NO.20-77-2, ASIPAPA STREET, CHENGALARAO PETA POST, VISAKHAPATNAMN - 530001, REP. BY HIS GENERAL POWER OF ATTORNEY HOLDER, SMT. CHETTI LAKSHMI BAI, W/O. CH. KONDALA RAO, AGED ABOUT 64 YEARS, R/O.D.NO.20-77-2, ASIPAPA STREET, CHENGALARAO PETA POST, VISAKHAPATNAM - 530001. ...PETITIONER AND 1. THE STATE OF ANDHRA PRADESH, REP. BY ITS PRINCIPAL SECRETARY MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT DEPARTMENT, SECRETARIAT BUILDINGS, VELAGAPUDI, AMARAVATI, GUNTUR DISTRICT. 2. THE ANDHRA PRADESH REAL ESTATE REGULATORY AUTHORITY, REP. BY ITS CHAIR PERSON, 0/O.D.NO.60-5-1, SIDDHARTHA NAGAR,1ST LANR, PINNAMANENI POLYCLINIC ROAD, VIJAYAWADA, KRISHNA DISTRICT (PRESENT N.T.R. DISTRICT). 3. M/S GCON URBAN, A PARTNERSHIP FIRM, REP. BY ITS 3 MANAGING PARTNER, SRI GOTTUMUKKALA SIVA RAM TEJA, 0/O.FLAT NO. 201, SARADA TOWERS, FACOR LAYOUT, RAMNAGAR,VISAKHAPATNAM- 530002. ...RESPONDENT(S): Counsel for the Petitioner: 1. A K KISHORE REDDY Counsel for the Respondent(S): 1. GP FOR MUNCIPAL ADMN URBAN DEV 2. KOMMASANI SRINIVASULA REDDY SC FOR URBAN DEVELOPMENT AUTHORITIES 3. V V RAVI PRASAD The Court made the following: ORAL COMMON ORDER: Heard Sri A.K. Kishore Reddy, learned Counsel for the Petitioner, Sri M. Srinu Babu, learned Assistant Government Pleader for MAUD and Ms. Aruna, learned Counsel representing Sri V.V. Ravi Prasad, learned Counsel for the Unofficial Respondents. 2. In Writ Petition No.8891 of 2023, the Impugned Order was passed on 06.05.2022 (as per the Certified Copy of the Order passed by the Real Estate Regulatory Authority, Vijayawada in C.P.No.20 of 2021). After Petitioner having come to know about the fact that an Appellate Tribunal has not been constituted by the Government of Andhra Pradesh, the Petitioner has filed the present Writ Petition on 11.04.2023. 3. In Writ Petition No.10644 of 2024, the Impugned Order was passed on 28.08.2023, and the Petitioner, after having come to know that the Appellate Tribunal has not been constituted by the Government of Andhra Pradesh, has filed the present Writ Petition on 30.04.2024, and since that date, the said Writ Petition has been pending on the file of this Court. 4 4. Learned Counsel for the Respondents has raised a preliminary objection on the ground of limitation under proviso to sub-section (2) of Section 44 of the Real Estate (Regulation and Development) Act, 2016. Admittedly, the Appellate Tribunal was neither functioning nor was accepting filing of Appeals, which compelled several of the aggrieved parties to approach this Court by filing Writ Petitions by invoking the jurisdiction of this Court under Articles 226 and 227 of the Constitution of India. 5. As per the information furnished by Sri M. Srinu Babu, learned Assistant Government Pleader for MAUD, the Registrar of the Appellate Forum was appointed on 06.06.2025. 6. Learned Counsel for the Petitioner would submit that the time taken in approaching this Court by filing the present Writ Petitions was on account of the confusion that prevailed during the relevant period, and the Petitioner was engaged in obtaining legal opinion in view of the fact that the Appellate Tribunal was not functioning as on the date when the Impugned Orders were passed. 7. Since the Appellate Tribunal has now been constituted and is now functioning, this Court deems it appropriate to dispose of these Writ Petitions by giving liberty to the Petitioner herein to initiate Proceedings before the Appellate Tribunal. 8. In view of the submissions made by the learned Counsel for the Petitioner explaining the reasons for approaching this Court, the Court is of the opinion that the reasons stated by the Petitioner are justified. Therefore, the Petitioner is directed to file Statutory Appeals under Section 44 of the Real Estate (Regulation and Development) Act, 2016, within a period of two weeks from today. 9. If the Petitioner files the Statutory Appeals within the time granted by this Court, there shall be a direction to the Appellate Forum not to insist on the limitation aspect. 5 10. With these observations and directions, these Writ Petitions are disposed of. No order as to costs. 11. Interlocutory Applications, if any, stand closed in terms of this order. ______________________________________ GANNAMANENIRAMAKRISHNA PRASAD, J Dt: 01.12.2025 Note: Issue C.C today B/o DSV 6 23 HON'BLE SRI JUSTICE GANNAMANENI RAMAKRISHNA PRASAD WRIT PETITION NOs: 8891 & 2023 & 10644 of 2024 01.12.2025 DSV 7 HIGH COURT OF ANDHRA PRADESH AT AMARAVATHI MAIN CASE No: WRIT PETITION NOs: 8891 & 2023 & 10644 of 2024 PROCEEDING SHEET Sl. No DATE ORDER Office Note 01.12.2025 GRKP, J Writ Petitions are disposed of. (vide separate common order) ___________ GRKP, J DSV 8