Licensing Fee for Immovable Property: The Expanding Scope of Operational Debt
[By KV Kailash Ramanathan] The author is a student at the National University of Advanced Legal Studies (NUALS), Kochi. Recently, the NCLAT in Jaipur Trade Expocentre Pvt Ltd vs M/s Metro Jet Airways examined the issue of whether claims of license fee for the use of immovable property to conduct business, falls within the ambit of ‘operational debt’ under S5(21) of the Insolvency and Bankruptcy Code (hereinafter referred to as the ‘code’). In doing so, the Appellate Tribunal also had to rule on the legal correctness of earlier decisions in M Ravindranath Reddy, and Promila Taneja which answered the question in the negative. The five-judge bench of the NCLAT, upon reference to it from a smaller bench, decided that the claim of such licence fee arising from a licence agreement for immovable properties would come within the definition of operational debt, thereby overruling earlier judgments to the contrary. The verdict paves the way for initiation of the Corporate Insolvency Resolution Process (hereinafter referred to as ‘CIRP’) under section 9 by operational creditors for default of licence fee or rent on immovable properties used for a business purpose. In this piece, the author seeks to analyse the judgment by discussing the key issues dealt with and possible legislative action that can follow as a result. Factual Matrix The Appellant Jaipur Trade Expocentre Private Ltd, had entered into a licensing agreement with the respondent M/s Metro Jet Airways Private Ltd. Under the agreement, the Appellant licensor had granted the licence of a building with requisite fittings and fixtures to the respondent licensee for the purpose of running an educational establishment. The original agreement was to run for five years and the amount fixed as consideration was Rs. 4,00,000 per month lump sum plus government consideration. Initially, a part payment was made by Metro Jet Airways towards the licence fee. The contract however started running into rough weather when the corporate debtor subsequently issued two cheques on different dates in discharge of the outstanding dues, and both were dishonoured. In response to such default, the creditor Jaipur Trade Expocentre sent a demand notice under Section 8 of the Code seeking payment from Metro Jet Airways for the total sum due plus taxes and the interest thereon. No reply was received. Later civil proceedings were instituted by the corporate debtor. As a result of these developments, the creditor filed an application for initiation of CIRP under Section 9 of the Code. The corporate debtor disputed the debt. After perusing submissions from both parties, the adjudicating authority dismissed the application, holding that the claim arising out of the grant of license for the use of immovable property does not fall under the category of goods or services. Thus, the amount claimed in the Section 9 Application was held to not be an unpaid operational debt and therefore, the former was not allowed. Aggrieved by the above order, the creditor preferred an appeal and the matter was referred to a larger bench whose judgment is dealt with in this piece. Issues The crux of the issue is whether a claim of licence fee or rent over an immovable property would qualify as an ‘operational debt’ under S 5 (21) of the code. More specifically whether such an agreement can be considered under the provision of a ‘service’ as specified in the section. Ruling and Analysis Under Section 5(21) of the Code ‘operational debt’ has been defined as “a claim in respect of the provision of goods or services including employment or a debt in respect of the [payment] of dues arising under any law for the time being in force and payable to the Central Government, any State Government or any local authority.” From the aforementioned definition, it is clear that only claims in respect of goods and services can be considered as operational debt. The Code is silent on the definition of services. Therefore, the onus was on the judiciary to interpret the term with due consideration to precedents, reports, and principles of statutory interpretation. The following are the noteworthy considerations from the judgments including but not limited to arguments advanced by the NCLAT for arriving at such a decision. Agreement Providing for Corporate Debtor to bear GST The agreement between the parties explicitly stated that the payments of GST would have to be borne by the corporate debtor. GST is a tax contemplated only on goods and services. Thus, it was evident from the agreement that the corporate debtor bearing the GST was being taxed for services. This was clear by looking at the definition of goods under Section 2(52) of the Goods and Services Tax Act which reads “goods” means “every kind of movable property other than money and securities but includes actionable claim, growing crops, grass and things attached to or forming part of the land which are agreed to be severed before supply or under a contract of supply”. As per such definition, the agreement cannot be considered as being for goods under the GST Act making it conclusive that the levy was for a service. Therefore, the contention of the Corporate Debtor that the agreement by nature does not provide for service was dismissed. Definitions of Service presented under Other Statutes In Anup Sushil Dubey v. National Agriculture Co-operative Marketing Federation of India ltd. and Anr. , one of the questions the Tribunal dealt with was whether dues, if any, arising from the Leave and License agreement can be construed as an ‘Operational Debt’? Reliance was placed on Schedule II of the CGST Act 2017 which classifies lease of building as a service, and Section 2 (42) of the Consumer Protection Act, under which an inclusive definition of ‘service’ has been made out to include the provision of facilities connected to a host of commercial activities. The Tribunal held that subject lease rentals arising out of use and occupation of a cold storage unit for Commercial Purpose is an ‘Operational Debt’ as envisaged under Section 5(21) of the Code. The stated principle has
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