This appeal arose from a commercial dispute concerning an “Agreement for Development” dated August 6, 2003, involving three land parcels in Thane, Maharashtra, where a majority arbitral award granted specific performance in favour of the developer (Shreeram Builders) alongside alternative damages. After surviving an initial challenge under Section 34 before the District Judge, the award was set aside by the Bombay High Court under Section 37 on the ground that the arbitral tribunal had patently rewritten the contract in violation of Section 28(3) of the Arbitration and Conciliation Act, 1996. The Supreme Court upheld the High Court’s decision, ruling that the majority award was plagued by patent illegalities, ignored express sequential obligations, and fundamentally altered terms regarding consideration, FSI changes, and superceded memoranda. However, invoking its powers under Article 142 to do complete justice, the Supreme Court directed the respondents to refund all amounts received under the agreement with 9% simple interest since the landowners had unlawfully retained the developer’s money despite terminating the agreement.
- Background and Arbitral Proceedings:
- The appellant developer and respondents executed an agreement on August 6, 2003, granting development and conveyance rights over a $2/9^{th}$ undivided share in lands located in Panchpakhadi, Thane, for a consideration calculated on estimated FSI.
- Following termination of the agreement by the respondents via a legal notice dated April 9, 2008, the parties referred the dispute to a three-member arbitral tribunal.
- The majority award (by the umpire and one arbitrator) declared the termination illegal, awarded specific performance upon payment of a re-computed sum, and alternatively granted substantial damages. A dissenting award dismissed all claims.
- Lower Court and High Court Trajectory:
- The District Judge initially dismissed the respondents’ objections under Section 34 and upheld the majority award in the second round.
- On appeal under Section 37, the Bombay High Court set aside the majority award and the order dismissing Section 33 applications, concluding that the tribunal had committed jurisdictional error by rewriting the contract, ignoring mandatory terms, and violating Section 28(3) of the 1996 Act.
- Supreme Court’s Legal Analysis on Arbitration:
- Scope of Appellate Power: Reaffirming Gayatri Balasamy v. ISG Novasoft Technologies, the coterminous nature of Section 37 appellate jurisdiction allows re-testing an award against Section 34 standards.
- Unamended Act Application: Since the Section 34 petitions were filed long before October 23, 2015, the unamended 1996 Act applies. Under settled rulings (Renusagar, Saw Pipes, Associate Builders), an award can be set aside if it is patently illegal, violates substantive law or express contract terms, or shocks the court’s conscience.
- Rewriting the Contract (Patent Illegality): The Supreme Court found that the majority arbitral award fundamentally erred by treating the matter as a regular civil suit rather than checking adherence to contractual sequences. The tribunal improperly created new terms—such as arbitrarily multiplying the base rate sixfold to ₹5,490 per sq. ft., factoring in superseded prior memoranda (contrary to Clause 51), and awarding conditional alternative damages—thereby violating Section 28(3).
- Relief and Directions under Article 142:
- The Supreme Court dismissed the appellant’s challenge against the setting aside of the majority award.
- Recognizing that the respondent landowners had failed to return the earnest money and installments upon terminating the agreement in 2008 (in breach of Clause 54), the Court exercised its power under Article 142 to direct the respondents to refund all received amounts with simple interest at 9% per annum from the date of each payment until actual refund, alongside the release of any court-deposited sums.
2026 INSC 1176
Shreeram Builders v. Upendra Kantilal Thanawala and Others (D.O.J. 29.10.2026)
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