The SARFAESI Act: Everything You Need to Know

What exactly is the SARFAESI Act?

The official website, the SARFAESI Act is “an act to regulate the securitization and reconstruction of financial assets, as well as the enforcement of security interests, and to establish a central database of security interests founded on property rights, as well as for things connected with or incidental to such regulation and enforcement,” 

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We addressed the following topics for you: 

  • What is the SARFAESI Act? 
  • SARFAESI Full Form 
  • SARFAESI Act 2002 History
  • Applicability of the SARFAESI Act 
  • SARFAESI Act Procedures 
  • What If you’re buying a Bank Auction Property?
  • The SARFAESI Act’s notice period

Full Form of SARFAESI

Banks in India have given the authority under the Securitization and Reconstruction of Financial Assets and Enforcement of Security Interest (SARFAESI) Act, 2002, to take possession of the security provided by the defaulting borrower against the loan and sell it to recover losses without the need for court intervention.

This gives banks a way to lower their non-performing assets dramatically (NPAs). The SARFAESI Act, or simply SARFAESI, is the shortened name for the act.

SARFAESI Act 2002 History

The government established the SARFAESI Act in 2002 to create a safety net for financial institutions in the case of bankruptcy. In the case of a borrower default, the Act allows banks to assume possession of an auction off the security against a loan, among other things.

“An act to regulate the securitization and reconstruction of financial assets, as well as the enforcement of security and to create a central database of security interests based on the securitization and reconstruction of financial assets.” The 2002 SARFAESI Act, which took effect on June 22, 2002,  soon expanded to encompass the whole country.

Applicability of SARFAESI Act

The SARFAESI Act principally provides legal recourse in the following areas:

  • Registration is essential for asset repair firms.
  • Financial asset is gained though the acquisition of rights or interests.
  • Actions to recover assets is taken.
  • The resolution of disputes is fair and unbiased.

SARFAESI Act Procedures 

Banks are obligated to follow a series of processes under the SARFAESI Act  taking ownership of a property and utilizing it to collect debts. They follow the SARFAESI Act procedure.

A borrower who has been unable to repay a loan for six months has the legal right to request that the bank give them a notice advising them of the need to settle the debt within 60 days in order to avoid the SARFAESI act procedure. If the borrower fails to meet this duty, the financial institution has the right to sell the property to settle the debt.

If a person in default believes the bank’s order has breached their rights, they have 30 days from the date of the order to submit an appeal with the appropriate appellate authority.

The bank can then sells or lease the property to another party once it has assumed ownership. If it so desires, it may also transfer property title to a third party. T

What Happens If You Buy a House at a Bank Auction?

Even if the bank auctions the property, it is possible that the bank is not the legal owner.  The bank is not liable for ensuring that the property is abandoned in accordance with the RBI’s SARFAESI Act. As a consequence, even after you’ve bought the house, the previous owners may continue to live there.

The SARFAESI Act provides for a notice period.

A fresh 30-day notice is not necessary if a borrower interferes with a property sale under the SARFAESI Act, according to the Supreme Court.

A defendant could not be granted permission to suspend proceedings under the SARFAESI Act if he was seeking a range of legal remedies to disrupt the continuing processes and defeat the law’s core objective.

The appellants claimed in their petition that the bank’s notice of sale was made in infringement of SARFAESI Act Rules 8 and 9, and that the notice should not have been issued.

To refresh your memory, a sale of immovable property cannot be finalized until 30 days have passed since a public notice of sale was published in the media or a notice of sale was served on the borrower, according to Rule 9(1) of the SARFAESI Act pdf. Before selling any immovable secured property, Rule 8, paragraph (6) requires that the borrower get a 30-day notice.

In its selling notice, the bank only gave the borrower 10 days’ notice, which is relatively short for the sale of a mortgaged property under the SARFAESI Act. The petitioners stated in their appeal to the Madras High Court that the transaction was null and void and that it should be thrown out. The second sale notice could not considered a new notice rather a continuation of the first, and should be thrown out. The appeal was finally dismissed by the HC.

“Since the first sale notice could not be conducted owing to circumstances that could only be traced to the guarantors, there was no need to repeat the same procedure of delivering a 30 days’ clear notice,” as described in the court’s order.

“The primary act of the SARFAESI Act was enacted with the goal of increasing financing  allowing banks and financial organizations to possession of property and sell them to the participation of a court. “If we understand the background of the current case, it becomes evident that every effort has been taken to frustrate the goal of the SARFAESI Act.”

On August 25, 2021, the Punjab and Haryana High Court declared that banks can reclaim property under the SARFAESI Act. The Punjab and Haryana High Court, banking institutions experiencing large-scale loan defaults as a result of the financial hardship caused by the Corona virus epidemic are allowed to reclaim properties under different provisions of the SARFAESI Act.

This court has not given a stay on the processes to be done by financial institutions institutions under Sections 13 and 14 of the SARFAESI Act. No sort of temporary stay has been granted in respect of the processes to be followed by banks/financial institutions in order to collect the money owing on account of vehicle loans and gold loans.”

On April 28, 2021, the High Court issued an interim order, until June 30, 2021, no bank or financial institution will bring proceedings for auction in respect of any property of any citizen, person, party, or corporate body.’

The statement, the court’s ‘objective and purpose of imposing the temporary order was solely to suspend the bidding proceedings in respect of residential accommodations.’

“The difficult conditions in  the people and the country find themselves, residents of domestic/residential units have not been made homeless or exposed to further suffering.” As previously indicated, the SARFAESI act provisional order demand notice type limited area of applicability and operations. This court gives the authorities concerned the ability to approach this court with individual instances for any clarifications, hardship has been generated as a result of the temporary arrangement, as stated in the interim order.”

The SARFAESI act modification applies to any asset, whether mobile or immovable, presented as security collateral, loan, or the formation of a security interest in any other way, save those assets explicitly excluded under Section 31 of the Act.


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Disclaimer: The views of this expressed above are for informational purposes only based on the industry reports & related news stories. does not guarantee the accuracy of this article, completeness, or reliability of the information & shall not be held responsible for any action taken based on the published information.
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