How to Prove a Will, in Court? When Presumptions can be relied on for Proof of a Will?

Jojy George & Saji Koduvath.

Key Takeaways

  • It is not necessary – Attesting witnesses should see the execution of the Will.
  • It is not necessary – Each witness should see the other witnesses attest the Will.
  • It is not necessary – Witnesses should be present at the place of execution of the Will.
  • It is not necessary – ‘Attestation’ by both (all) Witnesses to the Will should be proved.
  • If an attesting witness examined in court turns hostile, another attesting witness need not be examined.
  • If both attesting witnesses died,’execution of the Will need not be proved.
  • In the above situation, execution is presumed from proof of handwriting of one witness and that of the executant.
  • There is no requirement to “Prove the Truth of Contents” of a Will.
  • When execution of a Will is ‘admitted’, it need not be proved.
  • ‘Presumptions’ (alone) are sufficient to prove a will when Sec. 71 Evd. Act is invoked.

Abstract

  • Section 68 of the Evidence Act, 1872 deals with proof documents required by law to be attested (including Wills), when one attesting witness at least is available.
  • Sec. 69 of the Evidence Act says as to proof of documents required by law to be attested (including Wills) when-
    • (i) no attesting witness can be found, and
    • (ii) evidence is available to prove the ‘attestation’ made by at least one attesting witness.
  • Sec. 71 of the Evidence Act says – “If the attesting witness denies or does not recollect the execution of the document, its execution may be proved by other evidence.”
  • No(express) provision in the Evidence Act, where –
    • no attesting witness is available, as provided under Sec. 68 Evidence Act,
    • and
    • evidence, under Sec. 69 Evidence Act, is also not available (e.g., it being very old – say, 75 years) to prove the handwriting of the attesting witness and the executant.
  • In the above situation also – where Wills cannot be proved in terms of the Sec. 68 and 69 – Wills can be proved by “other evidence” invoking the principles in, Sec. 71 (since Sec. 71 deals with another situation).

Introduction

Proof of documents involves two things.

  • First, Proof of execution.
  • Second, Truth of its contents.

For the purpose of Sec. 67, 68 and 69 of the Indian Evidence Act, 1872, the proof of execution is ‘proof of signature and handwriting’. This requirement as to proof of execution is independent from the requirement as to ‘proof of truth’.

Sec. 67, which lays down the foundational principles as to the proof of documents, does not speak about truth of contents of the documents. Sec. 67 reads as under:

  • 67. Proof of signature and handwriting of person alleged to have signed or written document produced—If a document is alleged to be signed or to have been written wholly or in part by any person, the signature or the handwriting of so much of the document as is alleged to be in that person’s handwriting must be proved to be in his handwriting.

The fundamental principles as to proof of execution a document is that the execution has to be proved by admissible evidence, that is by the ‘evidence of those persons who can vouchsafe for the truth of the facts in issue’ (Ramji Dayawala v. Invest Import: AIR 1981 SC 2085; Narbada Devi Gupta v. Birendra Kumar Jaiswal, 2003-8 SCC 745). But, in the facts and circumstances of each case, the court is at liberty to invoke its wisdom and fill certain gaps in evidence by applying ‘presumption’ (Indian Oxygen Limited v. IR Workmen,  AIR  1969 SC 612; Village Panchayat Nori Madhusudan v. Nori Venkatarama Deekshithulu, 1991 Supp 2 SCC 228).

It is not Necessary – Witnesses must See Execution of Will

The attestation of a Will, under Sec. 63 of the Succession Act can be made –

  • either by
  • the witnesses who have “seen the testator sign or affix his mark”
  • or by
  • the witnesses who havereceived from the testator a personal acknowledgment of his signature or mark”.

That is, both the attesting witnesses need not be present at the time of execution of the Will. And, one witness need not see the other attests the Will. It is fortified by last limb of Sec. 63 Succ. Act.

  • “but it shall not be necessary that more than one witness be present at the same time….”

Inferences and Presumptions

Elaborate provisions are contained in the Indian Evidence Act for taking inferences and presumptions, on the basis of the facts proved. Our law permits to presume ‘truth’ and ‘due execution’ in this process. ‘Truth of contents’ and ‘due execution’ can also be inferred when a document is admitted in evidence without objection.

But, despite admission, proof as to ‘truth’ of contents of a document is essential, if ‘truth of contents’ is in issue, or in dispute (Ramji Dayawala Vs. Invest Import, AIR 1981 SC 2085).

Read Blog: Effect of Marking Documents Without Objection – Do Contents Stand Proved?

PART I Proof of Wills

Will – Attestation under Sec. 63(c) of the Succession Act

Wills have to be executed as laid down in Sec. 63(c) of the Succession Act, 1925.

Sec. 63(c) of the Indian Succession Act reads as under:

  • “63. Execution of unprivileged wills––Every testator, not being a soldier employed in an expedition or engaged in actual warfare, or an airman so employed or engaged, or a mariner at sea, shall execute his will according to the following rules––
  • .(a) …..
  • (b) …..
  • (c) The will shall be attested by two or more witnesses, each of whom
    • has seen the testator sign or affix his mark to the will or has seen some other person sign the will, in the presence and by the direction of the testator,
    • or
    • has received from the testator a personal acknowledgment of his signature or mark, or of the signature of such other person;
  • and each of the witnesses shall sign the will in the presence of the testator,
    • but it shall not be necessary that more than one witness be present at the same time, and no particular form of attestation shall be necessary.”

‘Attestation’ as defined in Sec. 3 of the T.P. Act

The word ‘Attestation’ is defined in Sec. 3 of the Transfer of Property Act. It is in pari materia to Succession Act. Sec. 3, TP Act reads as under:

Section 3 – Interpretation-clause – In this Act, unless there is something repugnant in the subject or context –

  • attested“, in relation to an instrument, means and shall be deemed always to have meant attested by two or more witnesses each of whom
    • has seen the executant sign or affix his mark to the instrument, or has seen some other person sign the instrument in the presence and by the direction of the executant,
    • or
    • has received from the executant a personal acknowledgment of his signature or mark, or of the signature of such other person,
  • and each of whom has signed the instrument in the presence of the executant;
    • but it shall not be necessary that more than one of such witnesses shall have been present at the same time, and no particular form of attestation shall be necessary.”

Modes of Proof of Documents Required By Law To Be Attested.

Section 68 of the Evd. Act provides that the documents required by law to be attested shall not be used in evidence until at least one attesting witness has been examined, if there be

  • (i) an attesting witness alive,
  • (ii) he is subject to the process of court and
  • (iii) he is capable of giving evidence.

Sec. 68 of the Evidence Act reads as under:

  • “68. Proof of execution of document required by law to be attested—If a document is required by law to be attested, it shall not be used as evidence until one attesting witness at least has been called for the purpose of proving its execution, if there be an attesting witness alive, and subject to the process of the Court and capable of giving evidence:
  • Provided that it shall not be necessary to call an attesting witness in proof of the execution of any document, not being a will, which has been registered in accordance with the provisions of the Indian Registration Act, 1908 (16 of 1908), unless its execution by the person by whom it purports to have been executed is specifically denied.

The proviso lays down that if its execution is not specifically denied by the person by whom it purports to have been executed, it shall not be necessary to call an attesting witness in proof of the execution of any document not being a Will if such document is registered in accordance with the provisions of Indian Registration Act, 1908. That is, for the purpose of proving the Will, the examination of the attesting witness is necessary.

Following documents are required by law to be attested by two or more attesting witnesses.

  1. Will: Sec. 63 of the Succession Act.
  2. Mortgage deed: Sec. 59 of the T P Act.
  3. Gift deed: Sec. 123 of the T P Act.
  4. Bond: Sec.  2(5) of the Indian Stamp Act, 1899.

Sec. 68 and 69 Evidence Act What is laid down?

Sec. 68 of the Evidence Act lays down –

  • for proving documents that require attestation (including Wills) one attesting witness at least has to be called for – for proving
    • the execution.

Sec. 69 of the Evidence Act reads-

  • “69. Proof where no attesting witness found – If no such attesting witness can be found, or if the document purports to have been executed in the United Kingdom, it must be proved that the attestation of one attesting witness at least is in his handwriting, and that the signature of the person executing the document is in the handwriting of that person.”

Sec. 69 of the Evidence Act lays down that (if attesting witnesses are not found), the will can be proved –

  • (i) by the evidence as to the attestation of one attesting witnessthat it is in his handwriting, and
  • (ii) the signature of the person executed the document – that it is in his handwriting.
  • Note: 1. As regards handwriting of attesting witness, evidence on attestation is required; but in case of the handwriting of the person executing the document, evidence on signature alone (and not execution, as such) is required. It is clear that the wordings of the Section invite more cogent and convincing evidence to attestation, than that of execution.
  • 2. The words in Sec. 69 as to attestation, “in his handwriting“, reduces the burden on “attestation” (See: T. R. Srikantaiah Setty v. Balakrishna, ILR 1999 Kar 2953).

Analysis of Sec. 68 and 69

(i) Sec. 68 requires proof of “execution” by the executant;

  • but, under Sec. 69, “handwriting” of one witness, and that of the executant, alone need be proved (and not “execution” as such). As noted above, the words in Sec. 69 as to attestation, “in his handwriting“, reduces the burden on “attestation“.

(ii) If (at least) one attesting witnesses is alive, he has to be examined, under Sec. 68. The burden is high, when Sec. 68 is invoked – for, “execution” has to be proved.

  • Under Sec. 69, the execution is presumed from the proof of the handwriting of the attesting witness and the executant (See: Mira Bai v. Jai Singh, AIR  1971 Raj 303).

(iii) Sec. 68 and 69 being provide particular modes for proving documents that require attestation, the Presumptions available on a document, by themselves, cannot be called for, for proving  them (unless Sec. 71 can be invoked, as stated below).

Should “Attestation of other Witnesses” be Proved by the Witness (Examined)

If we go by Sec. 68, what is required from the attesting witness (in Sec. 68) is evidence as to “execution” by the executant (alone); and not “attestation of other witnesses”.

Therefore, there would not be any deficiency or shortcoming for not swearing matters like “attestation of other witnesses” (in the chief examination) when the attester of a Will is called for examination in court (though they may be points for cross examination).

  • It is further clear from the following words in Sec. 63(c) of the Succession Act –“it shall not be necessary that more than one witness be present at the same time” (when the will is executed).

It is also noteworthy that Sec. 71 allows (if the attesting witness examined in court denies execution of the document and his ‘attestation’) to prove the ‘execution’ by adducing “other evidence”; and Sec. 71 does not require compulsory examination of other attesting witness, if any.

Will Attestation– What be Proved u/s. 63(c) Suc. Act (sans S. 68 & 69 Evid. Act)

As shown above, the attestation of a Will, under Sec. 63 of the Succession Act, can be made either by the witnesses (minimum two) who have “seen the testator sign or affix his mark” or by the witnesses who have “received from the testator a personal acknowledgment of his signature or mark”.  (By virtue of Sec. 68, 69 and 71, attestation by one witness alone need be proved.)

Sec. 68 & 69 Evid. Act are Enabling Provisions

No requirement to “Prove the Truth of Contents” of Documents – It is very important to notice that Sec. 68 and 69 make it clear – there will be no requirement to specifically “prove the truth of contents” of documents that fall under Sec. 68 and 69, Evidence Act (i.e., Will, Bond, Gift and Mortgage); and, proof of its execution alone will be sufficient. This is because the Evidence Act expressly stipulates, in Sec. 68 and 69, as to proving documents by furnishing evidence on “execution” (Sec. 68); and on “attestation” and “signature”,  (that too by proving handwriting – Sec. 69).

Sec. 67, the general provision, directs that for proving a document proof of signature and handwriting of person alleged to have signed or written must be proved. No mode of proof is prescribed in Sec. 67. Therefore, the fundamental principles as to proof of execution a document apply with full vigour as regards Sec. 67; that is the execution has to be proved by admissible evidence – by the ‘evidence of those persons who can vouchsafe for the truth of the facts in issue’ (Ramji Dayawala v. Invest Import: AIR 1981 SC 2085; Narbada Devi Gupta v. Birendra Kumar Jaiswal, 2003-8 SCC 745).

But, Sec. 68 and 69 water-down the full vigour and lays down an enabling ‘mode of proof’ (with respect to documents required by law to be attested). It is a deliberate deviation from Sec. 67, as held in Sumathi Amma v. Kunjuleskhmi Amma, 1964 Ker LT 945. It is held as under:

  • “…  It (Section 67 Evidence Act) only says that facts have to be proved, and, unlike Section 68, does not prescribe any particular mode of proof. ..”

It is also a remarkable and outstanding factor that the special character as to compulsory “attestation by witnesses” is attached to the “four documents” (Will, Bond, Gift and Mortgage) with a view to “prove the truth of contentsby primarily proving ‘attestation’. It is evident that this special characteristic identity is given to these documents considering their unique and exceptional nature.

Further, all the requirements in Sec. 63, Succession Act are not to be categorically proved (in chief examination, by the propounder) by virtue of the enabling provisions in the Evidence Act. It is obvious – it is left for ‘presumption’; and the burden to rebut it is casted on the other side.   

Sec. 68 and 69 do not require –

  • (i) examination of all attesting witnesses.
    • Note: (a) A Will must have been attested by two or more witnesses; but, the evidence of one attesting witness alone need be given, even if he is hostile.
    • (b) Non examination of other attesting witnesses will not call for adverse inference also, if the will is (sufficiently) proved otherwise.
  • (ii) evidence that each witness has seen the testator sign or affix his mark; or has received from the testator a personal acknowledgment of his signature or mark.
    • Note: (a) It must be so; but, it need not be proved, positively through the attesting witness examined.
    • (b) It can be a point for cross-examination of the concerned witnesses (by the other side), to disprove proper attestation.
  • (iii) evidence that each of the witnesses have signed the will in the presence of the testator.
    • Note: (a) It must also be so; but, it need not be positively proved.
    • (b) It can also be a point for cross-examination of the concerned witnesses, to disprove proper attestation.

If all legal formalities are complied with and when ex-facie free from suspicion, and the evidence required under Sec. 68 or 69 is furnished, the law permits the court to presume that that the Will has been signed or written by the person whose signatures it bear or in whose handwriting it purports to be.

Attestation by both witness be proved

In Janaki Narayan Bhoir v. Narayan Namdeo Kadam (AIR 2003 SC 761), it is held as under:

  • ” The one attesting witness examined, in his evidence has to satisfy the attestation of a Will by him and the other attesting witness in order to prove there was due execution of the Will. …  Where one attesting witness is examined and he fails to prove the attestation of the Will by the other witness there will be  deficiency in meeting the mandatory requirements of Section 68 of the Evidence Act.

In Yumnam Ongbi Tampha Ibema Devi v. Yumnam Joykumar Singh ((2009) 4 SCC 780) it was held as under:

  • “The attesting witness should speak not only about the testator’s signature or affixing his mark to the will but also that each of the witnesses had signed the will in the presence of the testator.”
  • (Followed in: K.S. Dinachandran v. Shyla Joseph on 10 January, 2025, 2025: KER:672)

Attestation by the other witness can be inferred

In Devassykutty v. Visalakshy Amma [2010 KER 23730 : MANU/KE/1244/2010: R.S.A. No.1128/2003 (P. Bhavadasan, J.] held as under:

  •  “It is true that in the case on hand there is no specific statement by P.W.2 that he had seen the other  attesting witness sign the Will in the presence of the testator, but he has stated that the other witness had also signed in the document. That statement by implication and inference shows the attestation by the other witness also.”

Onus on propounder discharged when essential facts just indicated

Our Apex Court in H. Venkatachala Iyengar v. B. N. ThimmajammaAIR 1959 SC 443 emphasided that the onus on the propounder of a Will could be taken to be discharged ‘on proof of the essential facts just indicated’.

Under Sec. 69, “Handwriting”, Not ‘Attestation’ or ‘Execution’, to be Proved

Under Sec. 69, “handwriting” of one witness, and that of the executant, alone need be proved; and not “execution” of the executant or ‘attestation’, as such. As noted above, the words in Sec. 69 as to attestation, “in his handwriting“, reduces the burden on “attestation” (See: Selvasubramaniam v. Subburathinam, 2015-4 Mad LJ 452; V. Kalyanaswamy v. L. Bakthavatsalam, 2020-9 Scale 367).

Presumption play a great role – Execution Presumed from Handwriting

It is clear that presumption play a great role in Sec. 69. That is, under Sec. 69, the execution is presumed from the proof of the handwriting of the attesting witness and the executant.

Witness can be cross examined to negate the presumption

This presumption being a rebuttable one, and when the burden is shifted to others (Babu Singh v. Ram Sahai alias Ram Singh, 2008-14 SCC 754), they have to rebut the presumption, and can cross examine the witness to negate the presumption.

Why great weight to Presumption of due execution and Truth for Will

In ‘Laws of Will in India and Pakistan’, by Mantha Ramamurthi, it is said:

  • “If a will appears on the face of it to have been duly executed and attested in accordance with the requirements of the Act, the maxim “omni a proe sumuntur rite esse acta,” applies, unless it is clearly proved by the attesting witnesses that the Will is not in fact duly executed. The Court of Probate has long been accustomed to give great weight to the presumption of due execution arising from the regularity ex facie of the testamentary paper produced where no suspicion of fraud has occurred.”

After quoting above passage, it is observed in Lalitaben Jayantilal Popat v. Pragnaben Jamnadas Kataria, (2008) 15 SCC 365 as under:

  • “The maxim ‘omni a Proe sumuntur rite esse acta’ is an expression in a short form, of a reasonable probability, and of the propriety in point of law on acting on such probability. The maxim expresses an inference which may reasonably be drawn when an intention to do some formal act is established. In Blake v. Knight Sir Herbert Jenner Fusty observed – Is it absolutely necessary to have positive affirmative testimony by the subscribed witnesses that the Will was actually signed in their presence, or actually acknowledged in their presence? Is it absolutely necessary, under all circumstances that the witnesses should concur in stating that these acts took place? Or is it absolutely necessary, where the witnesses will not swear positively, that the Court should pronounce against the validity of the will. I think these are not absolute requisites to the validity of the will. Consequently, “where the evidence of attesting witnesses is vague or doubtful or even conflicting the Court may take into consideration the circumstances of the case and judge from them collectively whether the requirements of the Statute were complied with; in other words the Court may, on consideration of other evidence or of the whole circumstances of the case, come to the conclusion that their recollection is at fault, that their evidence is of a suspicious character, or that they were wilfully misleading the Court, and accordingly disregard their testimony and pronounce in favour of the will.”
  • (Note: This decision finally accepted the view – ‘Where one attesting witness is examined and he fails to prove the attestation of the will by the other witness there will be deficiency in meeting the mandatory requirements of Section 68 of the Evidence Act’.)

Witnesses to the Will Need Not See the Execution of the Will

If the Will, already executed by the testator (author of the will), is produced before one witnesses and the testator gives “a personal acknowledgment of his signature or mark” (put upon the will) and on that basis the witness attests the Will; and then the testator approaches the second witness and gets the Will attested (by the second witness also) in the same manner, such attestations are also valid and sufficient under Sec. 63(c).

In Ganesan v. Kalanjiam, (2020)11 SCC 715, the Supreme Court of India (Ashok Bhushan, Naveen Sinha, JJ.) held as under:

  • “The acknowledgement may assume the form of express words or conduct or both, provided they unequivocally prove an acknowledgement on part of the testator. Where a testator asks a person to attest his Will, it is a reasonable inference that he was admitting that the Will had been executed by him.
  • “There is no express prescription in the statute that the testator must necessarily sign the will in presence of the attesting witnesses only or that the two attesting witnesses must put their signatures on the will simultaneously at the same time in presence of each other and the testator.”

Also see: Ganshamdoss Narayandoss v. Saraswathi Bai, AIR 1925 Mad 861,

  • Ganshamadoss Narayandoss v. Gulab Bi Bai, AIR 1927 Mad 1054 ,
  • Pachigolla Venkatara v. Palepu Venkateswararao, AIR 1956 AP 1
  • Bishan Devi Khanna v. Pirthi Singh Dhillon, AIR  1963 P&H 66,
  • Chhanga Singh Indar Singh v. Dharam Singh, AIR 1965 Punj 204,
  • Damodhar Bordoloi v. Mrinalini Devi Trust Board, AIR 1999 Gau 53,
  • S. Jagadish vs Dr. S. Kumaraswamy, ILR 2008 Kar 87.

It is clear that the view taken in a large number of decisions do not lay down correct law when they state as under (ignoring the words in Sec. 63 Succession Act, “or has received from the testator a personal acknowledgment of his signature or mark”) as held in Benga Behera v. Braja Kishore Nanda, 2007-9 SCC 728) –

  • “A Will is required to be attested by two or more witnesses, each of whom has seen the testator sign or affix his mark to the Will. “

In Vikrant Kapila Vs. Pankaja Panda, 2023-6 ALT 37 (SC), it is observed as under:

  • “26. …. It is useful to refer to Gopal Swaroop v. Krishna Murari Mangal, (2010) 14 SCC 266, wherein this Court held that as per the provisions of Sec. 63 of the Indian Succession Act, 1925, the due execution of the Will consists of the following:
  • i. The testator should sign or affix his mark to the Will;
  • ii. The testator’s signature or the mark of the testator should be so placed that it should appear that it was intended to give effect to the writing as a Will;
  • iii. Two or more witnesses should attest the Will;
  • iv. Each of the said witnesses must have seen the testator signing or affixing his mark to the Will, and each of them should sign the Will in the presence of the testator.

In Savithri v. Karthyayani Amma, (2007) 11 SCC 621, Supreme Court has held as under:

  • “17. … A will like any other document is to be proved in terms of the provisions of the Succession Act and the Evidence Act. The onus of proving the will is on the propounder. The testamentary capacity of the testator must also be established. Execution of the will by the testator has to be proved. At least one attesting witness is required to be examined for the purpose of proving the execution of the will. It is required to be shown that the will has been signed by the testator with his free will and that at the relevant time he was in sound disposing state of mind and understood the nature and effect of the disposition. It is also required to be established that he has signed the will in the presence of two witnesses who attested his signature in his presence or in the presence of each other. Only when there exists suspicious circumstances, the onus would be on the propounder to explain them to the satisfaction of the court before it can be accepted as genuine.”(Quoted in:  Vikrant Kapila Vs. Pankaja Panda, 2023-6 ALT 37 (SC).

Should Attestation by “Both” Witnesses be Proved

As stated above, if we go by Ganesan v. Kalanjiam, (2020)11 SCC 715, there is no scope for any doubt – attestation made by “both” attesting witnesses need not be proved; as it is observed that there is no express prescription in the statute that the testator must necessarily sign the will in presence of the attesting witnesses only or that the two attesting witnesses must put their signatures on the will simultaneously at the same time in presence of each other and the testator.

Onus on propounder discharged when essential facts just indicated

Our Apex Court in H. Venkatachala Iyengar v. B. N. Thimmajamma, AIR 1959 SC 443, emphasided that the onus on the propounder of a Will could be taken to be discharged ‘on proof of the essential facts just indicated’.

Burden to Prove Coercion, Undue Influence or Fraud on him who alleges it

Who has the ‘burden of proof’ when a will is resisted with the allegation of coercion, undue influence or fraud? How to deal with such a situation? It is considered in V. Kalyanaswamy v. L. Bakthavatsalam, 2020-9 Scale 367.

In V. Kalyanaswamy v. L. Bakthavatsalam, the Supreme Court held as under:

  • “83. Lastly, while the burden to prove the will and to satisfy the conscience of the court that there are no suspicious circumstances or if there are any to explain them is on the propounder of the will, the burden to prove that the will is procured by coercion, undue influence or fraud is on the respondents who have alleged the same.”

It is made clear-

  • The burden to prove that the will is free from suspicious circumstances is on the propounder.
  • If there are suspicious circumstances to explain, the propounder has to explain them.
  • (However), if the respondent alleges that the will is procured by coercion, undue influence or fraud, the burden to prove such allegations is on the respondents.

In Niranjan Umeshchandra Joshi v. Mrudula Jyoti Rao, 2006 (14) SCALE 186,

  • “The burden of proof that the Will has been validly executed and is a genuine document is on the propounder. The propounder is also required to prove that the testator has signed the Will and that he had put his signature out of his own free will having a sound disposition of mind and understood the nature and effect thereof. If sufficient evidence in this behalf is brought on record, the onus of the propounder may be held to have been discharged. But, the onus would be on the applicant to remove the suspicion by leading sufficient and cogent evidence if there exists any. In the case of proof of Will, a signature of a testator alone would not prove the execution thereof, if his mind may appear to be very feeble and debilitated. However, if a defence of fraud, coercion or undue influence is raised, the burden would be on the caveator. [See: Madhukar D. Shende v. Tarabai Shedage,  2002-2 SCC 85 and Sridevi v. Jayaraja Shetty, 2005-8 SCC 784]. Subject to above, proof of a Will does not ordinarily differ from that of proving any other document.” (Quoted in: Savithri  v. Karthyayani Amma, 2007-11 SCC 621)

Should the Second Witness be Examined If the First Witness Turns Hostile

If the attesting witness, called for proving the execution of a document, turns hostile, it is not mandated in Sec. 68 that the evidence of the other attesting witnesses should necessarily be brought-in to prove the document.

If a will appears, on the face of it, to have been duly executed and attested in accordance with law, and the materials available ensures that there is no chance for fraud,the court is at liberty to give due weight to the presumptions granted under law (“omni a proe sumuntur rite esse acta); and the court can take the will as proved and proceed accordingly (See: Lalitaben Jayantilal Popat v. Pragnaben Jamnadas Kataria, (2008) 15 SCC 365).

It is profitable to look Sec. 71, which allows (if the attesting witness examined in court denies execution of the document and his ‘attestation’) to prove the ‘execution’ by adducing “other evidence”; and Sec. 71 does not require compulsory examination of other attesting witness, if any.

Sec. 63(c) of the Succession Act Misread

Though the wordings in Sec. 63(c) of the Succession Act read with Sec. 68 and 69 of the Evidence Act do not give rise to another interpretation (that, if the attesting witness examined in court denies execution, the other attesting witnesses should necessarily be brought-in to prove the document), the following decisions and other decisions referred therein (reading the word “execution” as signing by the testator and the attestation by minimum two witnesses) presents an opposite view –

  • Janki Narayan Bhoir v. Narayan Namdeo Kadam, (2003) 2 SCC 91,
  • Lalitaben Jayantilal Popat vs Pragnaben Jamnadas Kataria, (2008) 15 SCC 365,
  • V. Kalyanaswamy v. L. Bakthavatsalam, 2020-9 Scale 367.

In Janki Narayan Bhoir v. Narayan Namdeo Kadam, (2003) 2 SCC 91, while considering proof of execution of a Will It is held as under:

  • “The one attesting witness examined, in his evidence has to satisfy the attestation of a will by him and the other attesting witness in order to prove there was due execution of the will. If the attesting witness examined besides his attestation does not, in his evidence, satisfy the requirements of attention of the will by other witness also it falls short of attestation of will at least by two witnesses for the simple reason that the execution of the will does not merely mean the signing of it by the testator but it means fulfilling and proof of all the formalities required under Section 63 of the Succession Act. Where one attesting witness examined to prove the will under Section 68 of the Evidence Act fails to prove the due execution of the will then the other available attesting witness has to be called to supplement his evidence to make it complete in all respects. Where one attesting witness is examined and he fails to prove the attestation of the will by the other witness there will be deficiency in meeting the mandatory requirements of Section 68 of the Evidence Act.” (Quoted and followed in: Lalitaben Jayantilal Popat vs Pragnaben Jamnadas Kataria AIR 2009 SC 1389, (2008) 15 SCC 365)

In V. Kalyanaswamy v. L. Bakthavatsalam, 2020-9 Scale 367, it is observed as under:

  • “70. Reverting back to Section 69 of the Evidence Act, we are of the view that the requirement therein would be if the signature of the person executing the document is proved to be in his handwriting, then attestation of one attesting witness is to be proved to be in his handwriting. In other words, in a case covered Under Section 69 of the Evidence Act, the requirement pertinent to Section 68 of the Evidence Act that the attestation by both the witnesses is to be proved by examining at least one attesting witness, is dispensed with. It may be that the proof given by the attesting witness, within the meaning of Section 69 of the Evidence Act, may contain evidence relating to the attestation by the other attesting witness but that is not the same thing as stating it to be the legal requirement under the Section to be that attestation by both the witnesses is to be proved in a case covered by Section 69 of the Evidence Act. In short, in a case covered Under Section 69 of the Evidence Act, what is to be proved as far as the attesting witness is concerned, is, that the attestation of one attesting witness is in his handwriting. The language of the Section is clear and unambiguous. Section 68 of the Evidence Act, as interpreted by this Court, contemplates attestation of both attesting witnesses to be proved. But that is not the requirement in Section 69 of the Evidence Act”.

The Privy Council, in Roda Framroze Mody v. Kanta Varjivandas Saraiya, (1945) 47 BomLR 709, AIR 1946 Bom 12, misread relevant provisions of law and emphasised – if the attesting witnesses had not put their signatures at the same time, it was necessary to prove that (i) both put their signatures on different occasions and (ii) had done so on the acknowledgment of the testator. It is held as under:

  • “Reading Section 63 of the Indian Succession Act with Section 68 of the Evidence Act, it seems to me to be clear that what the person propounding the will have to prove is that the will was duly and validly executed and that must be done by not simply proving that the signature on the will was that of the testator but that the attestations were also properly made as required by Clause (c) of Section 63. No doubt Section 68 of the Indian Evidence Act says that it is not necessary to examine both or all the attesting witnesses, but it does not follow therefrom that if one attesting witness only proves that the testator had acknowledged his signature to him, it is not necessary that the acknowledgment by the testator before the other attesting witness need be proved. All that it means is that if two attesting witnesses had signed in each other’s presence, it is not necessary to examine both of them to prove that they had received the acknowledgment from the testator. But if, as allowed under Section 63 as well as under Section 3 of the Transfer of Property Act, the attestations to the testator’s signature were not made at the same time, it is necessary, in my opinion, to prove that both the persons, who put down their attesting signatures on different occasions, had done so on the acknowledgment of the testator.” (Quoted in: Vishnu Ramkrishna Wani v. Nathu Vithal Wani, (1949) 51 BomLR 245, MC Chagla, Gajendragadkar, JJ.; Kannamaml v. Chinnaponnammal, 1997 (I) CTC 222; A. Gomathi v. A. Sangeetha, AIR 2015 Mad 218)

‘Golden rule of Interpretation’ Strong Enough to Deviate from Obdurate View

The legal propositions as to ‘golden rule of interpretation’ is strong enough to deviate from the obdurate view of Their Lordships in the Privy Council and the decisions that followed the Privy Council in this regard (which include very many Supreme Court Decisions).

Duty on the propounder to remove all the suspicious features

In Ramabai Padmakar Patil v. Rukminibai Vishnu Vekhande, (2003) 8 SCC 537, it is pointed out that it is a well affirmed proposition that it is the duty of the propounder of the Will to remove all the suspected features, but there must be real, germane and valid suspicious features and not fantasy of the doubting mind.

When Execution of a Will is Admitted, Should it be Proved?

Section 68 of the Evidence Act, 1872 mandates examination of one attesting witness at least to prove documents required by law to be attested (including Wills). When execution of a Will is ‘Admitted’ by the opposite side, should it be ‘Proved’?

There is difference of opinion.

Following latest decisions assuredly lay down that when execution of the will is ‘admitted’ by the opposite side, it need not be ‘proved’ as required in Sec. 68 (by examining at least one witness).

  • Boomathi v. Murugesan, 2023-2 Mad LJ 684 (DB)
  • P. Radha v. Irudayadoss, 2022 SCCOnline Mad 886
  • Rajeev Gupta v. Prashant Garg, 2022-1 All LJ 435.

Following decisions laid down that even when execution of a will was ‘admitted’ by the opposite side, it must have been ‘proved’ by examining at least one attesting witness.

  • S.R. Srinivas v. S. Padmavathamma, (2010) 5 SCC 274 – It is observed – the execution of a Will can be held to have been proved only when the statutory requirements for proving the Will are satisfied. Admission in the pleadings as to the Will can only be about the “making of the Will” and not the “genuineness of the Will”.
  • Vadakkayil Gopalan v. Vadakkayil Paru, (2013) 3 KerLT 69 –It is observed – proof of the Will by examining at least one witness was necessary (even if the Will has been admitted in the pleadings).
  • Poulose A. V. v. Indira M.R., 2010 (3) KerLT Suppl. 185 : ILR 2010 Ker.388  – It is observed – No distinction is drawn, by Sec. 68, between an admitted Will and a disputed Will in the mode of proof of execution; and therefore, in all cases in which the Will is set up the procedure prescribed in Sec. 68 will have to be followed.
  • Ramesh Verma v. Lajesh Saxena (2017) 1 SCC 257 – It is observed – the mandate of Section 68 of the Evidence Act has to be followed even in a case where the opposite party does not specifically deny the execution of the document in the written statement.
  • Sarada v. Radhamani, 2017 (2) KLT 327. In this decision, rendered in a ‘Refence’ to resolve the dispute in the question we discuss, the Kerala High Court (DB) referred all the above decisions. And, declared the following decisions, as Per Incuriam
    1. Princelal G. v. Prasannakumari, 2009 (3) KerLT Suppl. 1342: ILR 2009 (3) Ker. 221 – It is observed – where the execution of the Will is expressly admitted, neither Section 68 nor its proviso is attracted obliging the propounder of the Will to prove due execution of the Will (for, admitted facts need not be proved: Sec. 58 of the Evidence Act).
    2. Thayyullathil Kunhikannan v. Thayyullathil Kalliani, AIR 1990 Ker.226 – Relying on Order VIII Rule 5 C.P.C. and Sec. 58 of the Indian Evidence Act, it is held that when the execution of the Will is admitted, there will not be any requirement to prove the Will.
  • P. Malliga v. P. Kumaran, 2022 (2) LW 393, (Followed in Ranga Pillai v. Mannar Pillai, 2022, Mad) – It is held by the Madras High Court that a Will shall not be used as evidence until it is proved in the manner prescribed under Section 68 of the Evidence Act. The judge did not agree the view in P. Radha v. Irudayadoss, 2022 SCCOnline Mad 886. (Note: This decision, P. Malliga v. P. Kumaran, is overruled in Boomathi v. Murugesan, 2023-2 Mad LJ 684, DB)

S. 68 to be Followed, Even When the Opp. party does not Deny Execution

Sec. 68 of the Evidence Act reads as under:

  • “68. Proof of execution of document required by law to be attested—If a document is required by law to be attested, it shall not be used as evidence until one attesting witness at least has been called for the purpose of proving its execution, if there be an attesting witness alive, and subject to the process of the Court and capable of giving evidence:
  • Provided that it shall not be necessary to call an attesting witness in proof of the execution of any document, not being a will, which has been registered in accordance with the provisions of the Indian Registration Act, 1908 (16 of 1908), unless its execution by the person by whom it purports to have been executed is specifically denied.

In Ramesh Verma v. Rajesh Saxena, 2017-1 SCC 257, our Apex Court held as under:

  • “13. A will like any other document is to be proved in terms of the provisions of Sec. 68 of the Evidence Act and the Succession Act, 1925. The propounder of the will is called upon to show by satisfactory evidence that the will was signed by the testator, that the testator at the relevant time was in a sound and disposing state of mind, that he understood the nature and effect of the disposition and put his signature to the document on his own free will and the document shall not be used as evidence until one attesting witness at least has been called for the purpose of proving its execution. This is the mandate of Sec. 68 of the Evidence Act and the position remains the same even in a case where the opposite party does not specifically deny the execution of the document in the written statement.”

Effect of ‘Admission’ of Execution of Will (by the other side)

It may be pointed out that the Apex Court did not consider in this decision, Ramesh Verma v. Rajesh Saxena – what is the position when the opposite party expressly admit the execution of the document.

Boomathi v. Murugesan, 2023-2 Mad LJ 684 (DB)

It is held in a recent Division Bench decision in Boomathi v. Murugesan, 2023-2 Mad LJ 684, that the position will be different if the Will is ‘categorically’ and ‘clearly’ admitted. The Madras High Court referred Sec. 17 (Admission) and Sec. 58 (Facts admitted need not be proved) and came to the conclusion , Sec. 68 will not be attracted where the Will is “admitted” by the other side. The Division Bench held as under:

  • “23. First and foremost, it is to be borne in mind that before the Hon’ble Supreme Court in Jagdish Chand Sharma Vs. Narain Singh Saini [Dead] through Legal Representatives and Others, reported in 2015 [8] SCC 615, the validity of the Will was a core issue and the Hon’ble Supreme Court  proceeded to discuss the law with regard to proof of a Will in accordance with the statute. In such context, the Hon’ble Supreme Court has held that the position with regard to proof of a Will remains the same even if the opposite party does not specifically deny execution of the same.
  • 24. The above judgment has been followed by learned Single Judges of this Court in  P. Malliga Vs. P. Kumaran reported in 2022 [2] LW 393 and Akkinirajan Vs. Maheswari and Others reported in 2023 [1] LW 72.
  • 25. This Court draws the distinction between ‘specifically denied’, ‘not specifically denied’ and ‘admitted‘. The first two instances, namely, ‘specifically denied’ and ‘not specifically denied’, would fall within one category. Insofar as proof of a Will in both cases in this category, the Will would have to be necessarily proved by the propounder. However, where the opposite party categorically admits to the Will, the position would be certainly different. In India, we follow what is called the system ‘adversarial proceedings’, which is also followed in the British Courts. The foundation of this School is that parties before a Court would have to deal with facts in issue namely facts that are asserted and denied by the parties to the lis and the Court would proceed to adjudicate on such issues. When there is no dispute between the parties on certain matters, the Court would not venture to require proof of such admitted facts.”
  • “33. This Court has applied its mind to the various principles laid down by the Hon’ble  Supreme Court as well as this Court and other High Courts, especially in the context of Sec. 68 of the Indian Evidence Act, proof of a Will where execution is not specifically denied and in cases where the execution is categorically admitted. The ratio laid down by the Hon’ble Supreme Court in Ramesh Verma’s case [cited supra] reported in 2017 [1] SCC 257, cannot be a precedent for the proposition where the opposite party clearly admits to the execution of the subject Will as in the instant case. Therefore, we are not in respectful agreement with the judgments in P. Malliga’s case(P. Malliga v. P. Kumaran, 2022 (2) LW 393) andAkkinirajan’s case (Akkinirajan Vs. Maheswari, 2023 [1] LW 72) following the ratio laid down by the Hon’ble Supreme Court in Jagdish Chand Sharma’s case. On the contrary, we approve the ratio laid down in P. Radha Vs. Irudayadoss and Others reported in 2022 SCC Online Mad 886 and Vanjiammal and Others Vs. Vidya and Others in the order dtd. 21/4/2017 made in CRP.[PD] No.3659/2013.”

The same view is taken in Rajeev Gupta v. Prashant Garg, 2022-1 All LJ 435. The court held as under:

  • “The admission were in the pleadings of the parties and therefore there was no requirement of proving the will in the present suit. Admittedly, the defendant Nos. 2 to 4/appellants have claimed their title through Ramesh Chand Garg who never disputed the validity of the will rather in the Original Suit No. 458 of 1992, he admitted its validity and therefore, the lower appellate court has rightly decreed the suit and held that the will was neither required to be proved in the present suit nor the filing of original will was necessary.”

Do General Provisions of S. 58 give way to Special Provisions of S. 68

Three views are possible:

  • First: Requirement of calling at lest one witness to prove those documents that requires attestation, remains the same even in a case where the opposite party expressly admit the execution of the document in the written statement.
  • Second: If the Will is (even impliedly) admitted, Sec. 68 need not be invoked.
  • Third: If only the Will is expressly admitted, then only there will be alleviation of burden laid down in Sec. 68.

In the light of the Apex Court decision in Ramesh Verma v. Rajesh Saxena, 2017-1 SCC 257, (that the position – as to proof of documents requires attestation – remains the same even in a case where the opposite party does not specifically deny the execution of the document in the written statement) it appears that the second view stated above (taken in Thayyullathil Kunhikannan v. Thayyullathil Kalliani, AIR 1990 Ker 226) is not sustainable.

But, the proposition of law in the third view above, applied in Boomathi v. Murugesan (supra), and other decisions (that the position – as to proof of documents requires attestation – will be different if the Will is “categorically admitted), sounds good.

Authoritative Judicial Pronouncement is yet to be Arrived

It is also pertinent to note that the Kerala High Court, in Sarada v. Radhamani (supra), pointed out that the general provisions of Sect. 58 of the Evidence Act has ‘to give way to the special provisions’ of Sec. 68 of the Act; and it was remarked that there was no distinction between an ‘admitted Will’ and a ‘disputed Will’ as to the mode of proof.

It appears that the placing the doctrine of ‘specific provisions override general provisions‘ is rational; for, the following words in Sec. 68 places a ‘non-obstante clause’ –

  • “it shall not be used as evidence until one attesting witness at least has been called for the purpose of proving its execution”.

However, it will also be a forceful argument if one says that a section in the Evidence Act cannot be protected from certain fundamental principles of the Evidence Act which include ‘best evidence rule’, ‘admitted facts need not be proved’ etc., unless strong persuasive indications are laid down in the provision concerned. (It is also noteworthy that Sec. 68 does not proceed with a non-obstante clause.) In any event, the scheme of the Evidence Act shows that Chapter III (the beginning Chapter of Part II) which deals with “Facts Need Not be Proved”, is meant to govern the succeeding chapters including the Chapter V that deals with ‘Documentary Evidence’ wherein Sec. 68 is included.

It is also significant – Sec. 58 says that ‘Admitted facts need not be proved’; and Sec. 68 speaks as to “Proof of execution of document required by law to be attested” and that the attesting witness is called “for the purpose of proving its execution”. That is, the question of ‘proof’ under Sec. 68 does not arise if ‘execution of document’ has already been admitted by the other side.

  • Note: Proviso to Sec. 58 enables the court to require proof, despite the admission of the other side, if it finds proper. Proviso to Sec. 58 reads as under:
  • “Provided that the Court may, in its discretion, require the facts admitted to be proved otherwise than by such admissions.”

Therefore, an authoritative judicial pronouncement is yet to be arrived, taking note of various potential contentions in this regard.

PART IIA Will has to be proved like any other document

In Vrindavanibai Sambhaji Mane v. Ramachandra Vithal Ganeshkar, AIR 1995 SC 2086, 1995-5 SCC 215, our Apex Court held as under:

  • “There is also a large body of case law about what are suspicious circumstances surrounding the execution of a Will which require the propounder to explain them to the satisfaction of the Court before the Will can be accepted as genuine. A Will has to be proved like any other document except for the fact that it has to be proved after the death of the testator. Hence, the person executing the document is not there to give testimony. The propounder, in the absence of any suspicious circumstances surrounding the execution of the Will, is required to prove the testamentary capacity and the signature of the testator. Some of the suspicious circumstances of which the Court has taken note are
  • (1) The propounder taking a prominent part in the execution of a Will which confers substantial benefits on him;
  • (2) Shaky signature;
  • (3) A feeble mind which is likely to be influenced;
  • (4) Unfair and unjust disposal of property. Suffice it to say that no such circumstances are present here.”

Presumption (by itself) not sufficient to Prove a Will

The Presumptions available on a document cannot be called for (unless Sec. 71 can be invoked, as stated below) as regards a Will, in view of Sec. 68 and 69 of the Evidence Act.

  • That is, Certificate of Registering Officer (endorsement) is not by itself a proof of the registered Will having been duly executed and attested.
  • The presumption, under Sect. 90, Evidence Act, as to regularity for documents having more than 30 years of age also cannot be imported in proof Wills (unless Sec. 71 can be invoked, as stated below).

Proof of Will – Regn. Certificate u/s. 60 – by itself, NOT Sufficient

Registration of a will or codicil, by itself, will not lead to a presumption as to correctness or regularity of attestation. Where in the facts and circumstances of a given case, if the Registrar of Deeds, by his statement before the court, satisfies the requirement as to attestation by an attesting witness, his evidence would be liable to be appreciated and evaluated like the testimony of any other attesting witness.

The Apex Court observed in Bhagat Ram v. Suresh, AIR 2004 SC 43 (R.C. Lahoti, J.) as under:

  • “The certificate of registration under Section 60 of the Registration Act, 1908 raises a presumption under Section 114 illustration (e) of the Evidence Act that he had regularly performed his duty and therefore the facts spelled out by the endorsements made under Sections 58 and 59 of the Registration Act may be presumed to be correct without formal proof thereof. The duties discharged by the registering officer do not include attestation or verification of attestation of will as required by the rules enacted by Section 63 of the Succession Act. An endorsement by registering officer is not by itself a proof of the will having been duly executed and attested. …”

The Kerala High Court held in Mariyadas v. Benjamin, ILR 2014-4 Ker 471, as under:

  • “If a Will has been registered, that is a circumstance which may, having regard to the circumstances, prove its genuineness. But the mere fact that a Will is registered Will it will not by itself be sufficient to dispel all suspicion regarding it where suspicion exists, without submitting the evidence of registration to a close examination. The bald fact of registration is insufficient, when there are other circumstances creating suspicion on the execution of the document.”

In Ashutosh Samanta v. Ranjan Bala Dasi, AIR 2023 SC 1422, the Supreme Court observed that Wills (which have to be proved in terms of Section 63(c) of the Succession Act 1925 and Section 68 of the Evidence Act, 1872) cannot be proved, only on the basis of their age and the presumption under Sec. 90 which provides for presumption as to regularity of documents having the age more than 30 years. (And it was held, following the earlier decisions on Sec. 71 of the Evidence Act, that in proper cases this enabling provision (Sec. 71) can be invoked, as detailed below.)

In M.B. Ramesh v. K.M. Veeraje Urs, (2013) 7 SCC 490, it is pointed out as under:

  • “.. . As held by this Court in Bharpur Singh v. Shamsher Singh reported in 2009 (3) SCC 687, a presumption regarding documents 30 years old does not apply to a will. A will has to be proved in terms of Section 63(c) of the Succession Act read with Section 68 of the Evidence Act. That takes us to the crucial issue involved in the present case, viz. with respect to the validity and proving of the concerned will. A Will, has to be executed in the manner required by Section 63 of the Succession Act. Section 68 of the Evidence Act requires the will to be proved by examining at least one attesting witness.”

Effect of Not putting Signatures of the testator at the End

In Bishan Devi Khanna v. Pirthi Singh Dhillon, AIR  1963 P&H 66 (Tek Chand, J.), though the testator had signed his name in three places in the will, it did not bear the signatures of the testator at the end. A contention was raised on the execution of the will pointing out that Sec. 63 (b) Succession act had been contravened. The contention, that the will was inchoate, was rejected referring following decisions-

  • In The Goods of R. Porthouse, ILR 24 Cal 784. The will herein was in a printed form. It was omitted to insert the testator’s name and description at the head of the document and to append his signature therefor. He had, however, written his name in the attestation clause and completed the disposition clause bequeathing all his property to his wife and appointing her sole executrix. It was held that this was sufficient.
  • Amarendra Nath v. Kashi Nath, ILR 27 Cal 169. The testator had admitted to the attesting witnesses that the paper which they were attesting was his last will. This was considered a sufficient acknowledgment of testator’s signature to his will even though the witnesses did not see him sign it or observed any signature to the paper which they had attested.
  • In The Goods of, Casmore, (1869) LR 1 P and D 653. This decision was referred for the proposition that a Will would not be rendered invalid if the Court was satisfied that the deceased intended execution of the Will, though he had signed in the attestation clause.
  • In The Goods of Mann, 1942 P. 146, the testatrix did not place any signature on the document. But, the probate was decreed and the signature on the envelope was accepted as the signature on the will.

Read Blog: 30 Years Old Documents and Presumption of Truth of Contents, under Sec. 90 Evidence Act

If Original Will Lost, Secondary Evidence Admissible

In Dhanpat v. Sheo Ram (2020) 16 SCC 209) certified copy of the registered will was produced saying that the original was lost. The Supreme Court observed as under:

  • “There is no cross-examination of any of the witnesses of the defendants in respect of loss of original will. Section 65 of the Evidence Act permits secondary evidence of existence, condition, or contents of a document including the cases where the original has been destroyed or lost. The plaintiff had admitted the execution of the will though it was alleged to be the result of fraud and misrepresentation. The execution of the will was not disputed by the plaintiff but only proof of the will was the subject matter in the suit. Therefore, once the evidence of the defendants is that the original will was lost and certified copy is produced, the defendants have made out sufficient grounds for leading of secondary evidence”.

The Apex Court further observed that there was no need for an application for submitting the secondary evidence.

PART IIIHow to Prove a Will, if NO Proof Possible under Sec. 68 or 69 Evid. Act?

There is no specific provision in the Evidence Act as to proving a Will, where-

  • (a) the attesting witnesses to the Will are dead or not available for examination,
  • and
  • (b) no evidence is available (reasonably not obtainable) to show that the Will was attested (say, 75 years back) in the handwriting of the attesting witnesses, as provided under Sec. 69 Evidence Act?

Sec. 71 of the Evidence Act

Sec. 71 of the Evidence Act reads as under:

  • 71. Proof when attesting witness denies the execution – If the attesting witness denies or does not recollect the execution of the document, its execution may be proved by other evidence.”

If the attesting witness called for proving the execution of a document turns hostile, though the ‘best evidence rule’ requires the evidence of the other attesting witness, if he is alive, it is not mandated in Sec. 71 (See contra view – the other witness must be examined – in: Vishnu Ramkrishna Wani v. Nathu Vithal Wani, (1949) 51 BOMLR 245, MC Chagla & Gajendragadkar).

It must be noticed that Sec. 71, as such, cannot be applied when Wills cannot be proved in terms of Sec. 68 and 69; because, Sec. 71 deals with another situation; i.e., ‘witness denies or does not recollect the execution of the document’. (But, the principles in Sec. 71 can be applied in such situations, it being enacted on the rules as to justice, equity and good conscience.)

Therefore, if the execution and attestation of a Will cannot be proved as provided under Sect. 68  and 69 Evidence Act, it is legitimate to say that the principles in the doctrine of ‘Proving Execution by Other Evidence’ in Sec. 71 of the Evidence Act can be invoked to prove the Will – that is the execution by the testator (and not the attestation as provided in Sec. 69, the enabling provision).

In Janki Narayan Bhoir v. Narayan Namdeo Kadam, 2003 (2) SCC 91, it is observed, as regards Sec. 71, as under:

  • Section 71 is meant to lend assistance and come to the rescue of a party who had done his best, but driven to a state of helplessness and impossibility cannot be let down without any other means of proving due execution by “other evidence” as well. At the same time Section 71 cannot be read so as to absolve a party of his obligation under Section 68 read with Section 63 of the Act and liberally allow him, at his will or choice to make available or not a necessary witness otherwise available and amenable to the jurisdiction of the court concerned and confer a premium upon his omission or lapse, to enable him to give a go bye to the mandate of law relating to proof of execution of a will.”
  • In Janki Narayan Bhoir v. Narayan Namdeo Kadam, our Apex Court not only did not apply Sec. 71, but it found that the Will was not proved (in that case) for not examining the attesting-witness who was available for examination. (Therefore the observations as to Sec. 71 stands as obiter.)

Sec. 71 Misapplied

In M.B. Ramesh v. K.M. Veeraje Urs, (2013) 7 SCC 490it was contended that the evidence of the attesting witness examined in the court was “silent on the issue” as to whether the executant of the will executed the will in the presence of other witness, and whether the other witness also signed as attesting witness in the presence of the executant. Answering the argument, it is held as under:

  • “.. . . Section 71 of the Evidence Act is another connected section “which is permissive and an enabling section permitting a party to lead other evidence in certain circumstances” as observed by this Court in paragraph 11 of Janki Narayan Bhoir v. Narayan Namdeo Kadam reported in 2003 (2) SCC 91 and in a way reduces the rigour of the mandatory provision of Section 68. As held in that judgment Section 71 is meant to lend assistance and come to the rescue of a party who had done his best, but would otherwise be let down if other means of proving due execution by other evidence are not permitted.” (This portion is quoted in: Ashutosh Samanta v. Ranjan Bala Dasi, AIR 2023 SC 1422.)
  • Note:
  • 1. The observation in Janki Narayan Bhoir v. Narayan Namdeo Kadam, 2003 (2) SCC 91, as regards Sec. 71 (that is, Section 71 is meant to lend assistance and come to the rescue of a party who had done his best, but driven to a state of helplessness etc.) is seen misapplied (for three counts) in M.B. Ramesh v. K.M. Veeraje Urs, (2013) 7 SCC 490 –
    • (i) It was not observed in Janki Narayan Bhoir v. Narayan Namdeo Kadam that Sec. 71 could be applied in any situation other than what is stated in Sec. 71;
    • (ii) the observation as regards Sec. 71 in Janki Narayan Bhoir is obiter dictum‘; and
    • (iii) Sec. 71 being deals with another situation, Sec. 71, as such, could not have been applied (though its principles could be).
  • 2. Going by Sec. 68, it appears that there is no requirement for proving attestation made by “both” attesting witnesses. Therefore, there was no “deficiency” (as observed in this decision and in Janki Narayan Bhoir) in the statement of a witness for the “omission” to depose that the signature of the testator on the Will “was placed in the presence of” the other attesting witness.
  • That is, even if the witness was “silent on the issue” as to whether the executant executed the will in the presence of the other witness, and whether the other witness also signed as attesting witness in the presence of the executant, they could not have been raised as “deficiency” (as observed in this decision and in Janki Narayan Bhoir).

When a Will can be Proved on the basis of Presumptions alone ?

As shown above, Sec. 71 (which provides for ‘other evidence’) applies in two circumstances-

  • 1. If the attesting witness of the document denies or does not recollect the execution of the document (as stated in Sec. 71 itself).
  • 2. If the attestation of the document cannot be proved as provided under Sect. 68  and 69 Evidence Act (principles in Sec. 71 is applied).

“Other evidence” in Sec. 71 includes all ‘presumptions’ in the Evidence Act.

Therefore, the propounder of a will is free to rely on ‘presumption on registration’ and presumption available under Sec. 90 as regards 30 years old documents (so also other presumptions, including Sec. 114), when Sec. 71 can be invoked.

  • It must be noticed that the presumptions under Sec. 90 and 114 are rebuttable presumptions; and therefore, the opposite party can show – adducing evidence sufficient to displace the presumption – that it is not proper to rely on presumptions.

PART IVConstruction/Interpretation of a Will

Relevant Provisions in interpretation of a Will

1. Sec. 74 of the Indian Succession Act, 1925

  • 74. Wording of will — It is not necessary that any technical words or terms of art be used in a Will, but only that the wording be such that the intentions of the testator can be known therefrom.

2. Sec. 100 of the Evidence Act

  • 100. Saving of provisions of Indian Succession Act relating to wills -Nothing in this Chapter contained shall be taken to affect any of the provisions of the Indian Succession Act, 1865 (10 of 1865) as to the construction of wills

Cardinal principles in interpretation of a Will are the following:

  • (1) Ascertain the intention of the testator from the words used; the surrounding circumstances can be considered: but only for finding out the intended meaning of the wordsused. (Ram Gopal v. ;Nand Lal, AIR 1951 SC 139; Navneet Lal v. Gokul, AIR 1976 SC 794: Gnanambal Ammal v. T. Raju Ayyar (1950 SCR 949, 955 : AIR 1951 SC 103)
  • (2) In construing the language of the will the court is entitled to put itself into the testator’s armchair (Venkata Narasimha v. Parthasarthy, 41 IA 51: 15 Bom LR 1010; Gnanambal Ammal v. T. Raju Aiyar, AIR 1951 SC 103,)
  • (3) The true intention of the testator has to be gathered by reading the will as a whole. No clause shall be ignored as redundant or contradictory. (Raj Bajrang Bahadur Singh v. Thakurain Bakhtraj Kuer (1953 SCR 232, 240 : AIR 1953 SC 7; Gnanambal Ammal v. T. Raju Aiyar, AIR 1951 SC 103; Ramachandra Shenoy v. Mrs. Hilda Brite, (1964) 2 SCR 722, 735 : AIR 1964 SC 1323; Navneet Lal v. Gokul, AIR 1976 SC 794)
  • (4) If there are two repugnant provisions conferring successive interests, if the first interest created is valid the subsequent interest cannot take effect but a court of construction will proceed to the farthest extent to avoid repugnancy, so that effect could be given as far as possible to every testamentary intention contained in the will. (Ramachandra Shenoy v. Mrs. Hilda Brite, (1964) 2 SCR 722, 735 : AIR 1964 SC 1323; )
  •  (5) The court must accept, if possible, such construction as would give to every expression some effect rather than that which would render any of the expressions inoperative. (Navneet Lal v. Gokul, AIR 1976 SC 794)
  • (6) Where two reasonable constructions possible and one would lead to intestacy, that should be discarded and the construction that in favour of Will shall be accepted. (Pearey Lal v. Rameshwar Das, 1963 Supp 2 SCR 834: AIR 1963 SC 1703)
  • (7) The meaning of every word in an Indian will must always depend upon the setting in which it is placed, the subject to which it is related, and the locality of the testator from which it may receive its true shade of meaning. (Sasiman Chowdhurain v. Shib Narayan Chowdhury,49 IA 25, 35 : 66 IC 193 : 24 Bom LR 576; Musammat Surajmani v. Rahi Nath Ojha, 35 IA 17 : ILR 30 All 84 : 10 Bom LR 59; Navneet Lal v. Gokul, AIR 1976 SC 794)

In Gnanambal Ammal v. T. Raju Aiyar, AIR 1951 SC 103, BK Mukherjea, J., held as under:

  • “The cardinal maxim to be observed by courts in construing a will is to endeavour to ascertain the intentions of the testator. This intention has to be gathered primarily from the language of the document which is to be read as a whole without indulging in any conjecture or speculation as to what the testator would have done if he had been better informed or better advised. In construing the language of the will as the Privy Council observed in Venkata Narasimha v. Parthasarathy, 42 I.A. 51 at p.70.
    • ‘The courts are entitled and bound to bear in mind other matters than merely the words used. They must consider the surrounding circumstances, the position of the testator, ‘his family relationship, the probability that he would use words in a particular sense, and many other things which are often summed up in the somewhat picturesque figure ‘The court is entitled to put itself into the testator’s armchair’ …… But all this is solely as an aid to arriving at a right construction of the will, and to ascertain the meaning of its language when used by that particular testator in that document. So, soon as the construction is settled, the duty of the court is to carry out the intentions as expressed, and none other. The court is in no case justified in adding to testamentary dispositions…… In all cases it must loyally carry out the will as properly construed, and this duty is universal, and is true alike of wills of every nationality and every religion or rank of life.’
  • A question is sometimes raised as to whether in construing a will the court should lean against intestacy. The desire to avoid intestacy was considered by the Privy Council in the case referred to above as a rule based on English necessity and English habits of thought which should not necessarily bind an Indian court. It seems that a presumption against intestacy may be raised if it is justified by the context of the document or the surrounding circumstances; But it can be invoked only when there is undoubted ambiguity in ascertainment of the intentions of the testator. As Lord Justice Romer observed in Re Edwards; Jones v. Jones, [1906]1 Ch. 570 at p. 574:
    • ‘It cannot be that merely with a view to avoiding intestacy you are to do otherwise than construe plain words according to their plain meaning’.”

In Bhura v. Kashi Ram, AIR 1994 SC 1202:  (1994) 2 SCC 111, it is observed as under:

  • “It is settled law that the courts must make all efforts to determine the real intention of the testator by reading the will as a whole and giving effect to the intentions of the testator. Construction, which would advance the intention of the testator has to be preferred and as far as possible effect is required to be given to every disposition contained in the will, unless the law prevents such effect being given to it.”

See – How to Write a Will? Requirements of a Valid Will



END NOTE IPresumptions on REGISTERED Documents

Two presumptions arise from a Registered deed –

  • 1. It is VALIDLY EXECUTED.
  • 2. Its contents are GENUINENE/TRUE.

There is Presumption on a Registered Document – “It is VALIDLY EXECUTED”; that is, Executed in accordance with Law, or it is a Genuine Transaction.

  • Sec. 35, Registration Act, 1908 says that the Registrar allows registration of a document (i) if only he is satisfied as to the identity of the person who executes the document, and (ii) if the executant admits the execution of the document.
  • Presumptions can be invoked in view of the Sec. 58 , 59 and 60 (certificate) of the Registration Act. The presumption of regularity of official acts in Illustration (e) of Section 114 of the Evidence is also attached to a registered deed.
  • There is a presumption – registered document is validly executed –
    • Prem Singh v. Birbal, AIR 2006 SC 3608;
    • Abdul Rahim v. Abdul Zabar, AIR 2010 SC 211;
    • Jamila Begum v. Shami Mohd., AIR 2019 SC 72;
    • Manik Majumder v. Dipak Kumar Saha, AIR  2023 SC 506.
  • A registered document carries with it a presumption that it was executed in accordance with law – Bellachi v. Pakeeran, AIR 2009 SC 3293.

In Shiv Ram v. Shiv Charan Singh, AIR 1964 Raj 126, it is observed as under

  • “Where Sec. 35  properly comes into play, an entry made by a public servant in any public or official book in the discharge of his official duty becomes relevant by itself, and no other proof of such entry is required as a matter of law by our Evidence Act, but this, does not exclude the possibility that such an entry may become admissible otherwise if it is properly proved to have been made by a person ordinarily competent to make it.” (Quoted in Mayadhar Nayak vs Sub-Divisional Officer, Jajpur, AIR 1982 Ori 221).

Endorsements Under Sec. 58 of the Registration Act

Under Sec. 58 of the Registration Act the Registrar shall endorse the following particulars on every document admitted to registration:

  1. the date, hour and place of presentation of the document for registration :
  2. the signature and addition of every person admitting the execution of the document, and, if such execution has been admitted by the representative, assign or agent of any person, the signature and addition of such representative, assign or agent;
  3. the signature and addition of every person examined in reference to such document under any or the provisions of this Act, and
  4. any payment of money or delivery of goods made in the presence of the registering officer in reference to the execution of the document, and any admission of receipt of consideration, in whole or in part, made in his presence in reference to such execution.

Such particulars as are referred to in Sections 52 and 58 of the Registration Act are required to be endorsed by Registrar along with his signature and date on document under Sec. 59 and then certified under Section 60. A presumption by reference to Section 114 [Illustration (e)] of the Evidence Act shall arise to the effect that the events contained in the endorsement of registration, were regularly and duly performed and are correctly recorded. … [See: Kunwar Surendra Bahadur Singh v. Thakur Behari Singh, AIR 1989 PC 117].

Sec. 60, Regn. Certificate

Sec. 35 and 60, Registration Act, 1908 read as under:

  • “35. Procedure on admission and denial of execution respectively—(1) (a) If all the persons executing the document appear personally before the registering officer and are personally known to him, or if he be otherwise satisfied that they are the person they represent themselves to be, and if they all admit the execution of the document, or ….”
  • 60. Certificate of registration – (1) After such of the provisions of sections 34, 35, 58 and 59 as apply to any document presented for registration have been complied with, the registering officer shall endorse thereon a certificate containing the word “registered”, together with the number and page of the book in which the document has been copied.
  • (2) Such certificate shall be signed, sealed and dated by the registering officer, and shall then be admissible for the purpose of proving that the document has been duly registered in manner provided by this Act, and that the facts mentioned in the endorsement, referred to in section 59 have occurred as therein mentioned.”

Regn. Certificate, Evidence for Execution; Can be a Mode of Proof u/s. 67

The certificate endorsed on a registered deed by the registering officer is a relevant piece of evidence for proving its execution – Piara v. Fatnu, AIR 1929 Lah 711.

In Kunhamina Umma v. Special Tahsildar, AIR 1977 Ker 41, the Kerala High Court observed that the facts required to be proved under Section 67 Evid. Act could be proved by any kind of evidence, and there was nothing in the section to indicate that the evidence furnished by the registration certificate by virtue of Sub-section (2) of Section 60 of the Registration Act and by the presumption in Illustration (e) of Section 114 of the Evidence Act, were to be excluded. It is held as under:

  • “The Privy Council said in Gangamoy Debi v. Troilukhya Nath  (1906) 33 Ind App 60 = ILR 33 Cal 537 (PC)–‘The registration is a solemn act, to be performed in the presence of a competent official appointed to act as registrar, whose duty it is to attend the parties during the registration and see that the proper persons are present and are competent to act, and are identified to his satisfaction; and all things done before him in his official capacity and verified by his signature will be presumed to be duly and in order‘.
  • 15. On the strength of this observation of the Privy Council and on a consideration of Section 60 of the Registration Act, the Lahore High Court held in Piara v. Fatnu (AIR 1929 Lah 711) that the certificate endorsed on a registered deed by the registering officer is a relevant piece of evidence for proving its execution. … …..
  • 19. The question has been considered in depth by Justice Raman Nair (as he then was) in Sumathi Amma v. Kunjuleskhmi Amma (1964 Ker LT 945). The learned Judge observed (at pages 946 and 947) :
    • “…  It (Section 67 Evidence Act) only says that facts have to be proved, and, unlike Section 68, does not prescribe any particular mode of proof. The facts required to be proved under Section 67 can be proved by any kind of evidence, and there is nothing in the section to indicate that the evidence furnished by the registration certificate by virtue of Sub-section (2) of Section 60 of the Registration Act and by the presumption in Illustration (e) of Section 114 of the Evidence Act, is to be excluded.’
  • We have no hesitation in endorsing the view of the learned Judge as laying down the correct law on the question if we may say so with respect.”

Registered Deeds Presumption on Genuineness of Transaction

It is held in Prem Singh v. Birbal, AIR 2006 SC 3608 (SB Sinha,J.), as under:

  • “52. It is well-settled law that there is a presumption of a registered document being validly executed. A registered document would, therefore, prima facie, be valid in law. The onus of proof, thus, would be on a person who questions the same.”

Prem Singh v. Birbal is followed in –

  • Manik Majumder v. Dipak Kumar Saha, AIR  2023 SC 506;
  • Rattan Singh v. Nirmal Gill, AIR  2021 SC 899;
  • Jamila Begum v. Shami Mohd., AIR  2019 SC 72;
  • Vishwanath Bapurao Sabale v. Shalinibai Nagappa Sabale, (2009) 12 SCC 101.

In Vimal Chand Ghevarchand Jain v. Ramakant Eknath Jajoo, (SB Sinha,J.), 2009-5 SCC 713, it is held as under:

  • “13. The deed of sale dated 29.6.1978 was a registered one. It, therefore, carries a presumption that the transaction was a  genuine one…..
  • 15…. The deed of sale being a registered one and apparently containing stipulations of transfer of right, title and interest by the vendor in favour of the vendee, the onus of proof was upon the defendant to show that the said deed was, in fact, not executed or otherwise does not reflect the true nature of transaction..”

The Apex Court observed in Jamila Begum v. Shami Mohd., AIR 2019 SC 72, as under: 

  • “A registered document carries with it a presumption that it was validly executed. It is for the party challenging the genuineness of the transaction to show that the transaction is not valid in law. In Prem Singh and others v. Birbel and others (2006) 5 SCC 353, it was held as under:
  • “27. There is a presumption that a registered document is validly executed. A registered document, therefore, prima facie would be valid in law. The onus of proof, thus, would be on a person who leads evidence to rebut the presumption. In the instant case, Respondent 1 has not been able to rebut the said presumption.” “

In Abdul Rahim v. Abdul Zabar, AIR 2010 SC 211 (SB Sinha,J.), it is held as under:

  • “14. … A registered document carries with it a presumption that it was validly executed. It is for the party questioning the genuineness of the transaction to show that in law the transaction was not valid.”

In Bellachi v. Pakeeran, AIR 2009 SC 3293 (SB Sinha,J.), it is a observed that a registered document carries with it a presumption that it was executed in accordance with law.

In Ishwar Dass Jain v. Sohan Lal, (2000) 1 SCC 434, it is held that a registered document is presumed to be valid unless the presumption thereof is rebutted by strong evidence to the contrary.

Presumption of regularity of official acts would be extended to registration of a document by a sub-registrar as held in Jugraj Singh v. Jaswant Singh, 1970 (2) SCC 386. The sub-registrar would proceed with the registration only on satisfying himself as to the fact that the person who was executing the document was the proper person.

Presumption of Correctness Attached to Endorsements in a Registered Deed

In the split-verdict in Majumder v. Dipak Kumar Saha, AIR 2023 SC 506, BV Nagaratna, J., held as under:

  • “18. … The presumption of correctness attached to endorsement made by the Sub-Registrar is in view of the provisions of Sections 58, 59 and 60 of the Registration Act. This presumption can be rebutted only by strong evidence to the contrary.”

BV Nagaratna, J. referred the following decisions-

  • Ishwar Dass Jain v. Sohan Lal, (2000) 1 SCC 434 (a registered document is presumed to be valid).
  • Chottey Lal v. The Collector of Moradabad,  AIR 1922 PC 279 (presumption of validity of a power of attorney which formed the basis of a registered deed; the sub-registrar being accepted the document for registration, it is prima-facie evidence that the conditions have been satisfied).
  • Jugraj Singh v. Jaswant Singh, 1970 (2) SCC 386 (presumption of regularity of official acts of sub-registrar).
  • Rattan Singh v. Nirmal Gill, AIR 2021 SC 899 (presumption of validity of a general power of attorney and consequently of the sale deed executed – especially of a 30-year old document).
  • Prem Singh v. Birbal , (2006) 5 SCC 353 (when such a presumption arises, the onus would be on a person who challenges such presumption, to successfully rebut it).

The facts spelled out by the endorsements made under Sections 58 and 59 of the Registration Act may be presumed to be correct without formal proof thereof – Bhagat Ram v. Suresh, AIR 2004 SC 43.

In Sulender Singh v. Pritam, 2013-3 HLR 1443, it is held by the Himachal Pradesh High Court that there was a presumption of correctness to the endorsement/ certificate issued by the Sub-Registrar at the time or registration of gift deed (Rewat Ram Sharma versus Munshi Ram, Latest HLJ 2002 (HP) 165) and that the onus to rebut the presumption on a registered deed was heavily on the plaintiff.

END NOTE II Presumptions on 30 Years Old Documents

Sec. 90 Evidence Act reads as under:

  • “90. Presumption as to documents thirty years old:
  • Where any document, purporting or proved to be thirty years old, is produced from any custody which the Court in the particular case considers proper, the Court may presume that the signature and every other part of such document, which purports to be in the handwriting of any particular person, is in that person’s handwriting, and, in the case of a document executed or attested, that it was duly executed and attested by the persons by whom it purports to be executed and attested.
  • Explanation.—Documents are said to be in proper custody if they are in the place in which, and under the care of the person with whom, they would naturally be; but no custody is improper if it is proved to have had a legitimate origin, or if the circumstances of the particular case are such as to render such an origin probable.”
  • This Explanation applies also to section 81. 

Sec. 90 speaks about two things:

  • 1. a document purports to be in the handwriting of any particular person
  • 2. a document purports to be executed or attested

The presumption spoken of in Sec. 90 is the following:

  • handwriting – in that person’s handwriting
  • executed or attested – duly executed and attested.

It was a matter of controversy whether truth or genuineness can be attached to the 30-year-old documents (though not specifically stated in Sec. 90).

Genuineness (Not Truth of Contents) attached to 30-year-old Documents

Under Sec. 90, Not Truth of Contents, but, only presumption of Genuineness of a document (ie. existence or handwriting), is drawn.

In Lakhi Baruah v. Padma Kanta Kalita, (1996) 8 SCC 357, AIR 1996 SC 1253, with regard to admissibility in evidence of thirty years old documents produced from proper custody, it was observed as under:

  • “15. Section 90 of the Evidence Act, 1872 is founded on necessity and convenience because it is extremely difficult and sometimes not possible to lead evidence to prove handwriting, signature  or execution of old documents after lapse of thirty years. In order to obviate such difficulties or improbabilities to prove execution of an old document, Section 90 has been incorporated in the Evidence Act, 1872 which does away with the strict rule of proof of private documents. Presumption of genuineness may be raised if the documents in question is produced from proper custody. It is, however, the discretion of the court to accept the presumption flowing from Section 90. There is, however, no manner of doubt that judicial discretion under Section 90 should not be exercised arbitrarily and not being informed by reasons.”

Read Blog: Proof of Documents & Objections To Admissibility – How & When?

Truth of contents have to be proved

In Union of India v. Ibrahim Uddin, (2012) 8 SCC 148, it was held as under:

  • “Presumption under Section 90 of the Evidence Act in respect of 30 years’ old document coming from proper custody relates to the signature, execution and attestation of a document i.e. to its genuineness but it does not give rise to presumption of correctness of every statement contained in it. The contents of the document are true or it had been acted upon have to be proved like any other fact.”

Contents have to be proved

In Jhasketan Bhoi V. Krushna Bhoi, ILR 2018-2 Cuttack (Orissa) 440. It was held as under:

  • “It is no-doubt clear that Section 90 of the Indian Evidence Act if any document is produced from proper custody which is executed 30 years back then the document can be proved by production from proper custody. But that does not mean that the contents of the documents are proved. The contents of the document have to be proved by cogent evidence.”

After reading Sec. 90, the High Court proceeded as under:

  • “When a document is purportedly to be more than 30 years old, if it be produced from what the Court considers to be proper custody, it may be presumed
    • that the signature and every other part of such document, which purports to be in the handwriting of any particular person, is in that person’s handwriting, and
    • that it was duly executed and attested by the person by whom it purports to be executed and attested.
  • Thirty year old document, produced from proper custody, not looking ex facie suspicious, presumption could be drawn in favour of proper execution of the document. It is not necessary that the signatures of the attesting witnesses or of the scribe be proved; if everything was proved there would be no need to presume anything. There can, however, be no presumption as to
    • who is the person, who executed the document was and
    • what authority he had to execute the document, and
    • whether he had the requisite authority, or
    • whether the contents of the document are true.
  • In other words, the execution and attestation of the document is presumed, but the contents have to be proved by some way or other.”

The correct view on Sec. 90 had been expressed in Kunhamina Umma v. Special Tahsildar, AIR 1977 Ker 41, wherein it was observed that this was a matter with the discretion of the court. It also referred to Sec. 114 of the Evidence act. It is held as under:

  • “10. The true scope of Sec. 90 of the Evidence Act is that the section does away with the strict rules of proof which are enforced in the case of private documents, by giving rise to a presumption of genuineness with regard to documents reaching a certain age. If private documents not less than thirty years old are produced from proper custody, and are on their face free from suspicion, the court may presume that they have been signed or written by the person whose signatures they bear or in whose handwriting they purport to be, and that they have been duly attested and executed, if they purport so to be. In other words, documents thirty years old prove themselves–see Sirkar on Evidence 12th Edn. page 727.
  • The section deals with the admissibility of such old documents without proof in the usual manner, but the credit to be given to them depends on the discretion of the court exercised in a judicial manner and the particular circumstances of each case. No doubt, the presumption is permissive and according to the circumstances of each case the court may or may not raise it. It has also been held in certain cases that a sound disposing mind can be presumed under Sec. 90, This is so ‘because of the expression duly executedin the section. The word duly has to be taken to mean execution by a person legally competent to execute the document–see (1) Kottayya v. Karancheti– AIR 1930 Mad 744 (2) Munnalal v. Kshibai — AIR 1947 PC 15; (3) Venkatarama v Bhaskar Rao — AIR 1962 Andh Pra 29.
  • This presumption is fortified by Sec. 114 Evidence Act. Again it may be made clear that it is in the discretion of the court to draw the presumption or not.”

Proper Custody

As regards the ‘proper custody’ in Sec. 90 Evidence Act it is observed in Cheedella Padmavathi v. Cheedella Lakshminarasimha Rao, 2015(5) ALT 634, as under:

  • “The proper custody is in the custody of a person, who might be reasonably and naturally be expected to have possession of them.” 

In Rangaswami v. T.V. Krishnan, 2011-1 CC 832, it is observed that ‘proper custody means custody of an individual connected with deed and its possession does not excite any fraud or suspicion’.

END NOTE III Proof of TRUTH, Invoking Presumptions

S. 114 Permits Presumptions on truth & due execution; Both are Independent

Presumptions under Sec. 114 can be on due execution of a document or truth of its contents. Both can be presumed under Sec. 114. And, both these presumptions are independent also. Presumption as to ‘truth‘ of Contents is dealt with in the (main) section. Illustrations dealt with (mainly) presumptions on due execution.

‘Regularity’ in Illus. (e) is not exactly presumption as to ‘truth‘ of Contents

Illustration (e) of Sec. 114, Evd. Act, demonstrates that presumption as to ‘regularity’ can be invoked on Judicial and official acts, in proper cases. ‘Regularity’ in Illustration (e) is not exactly the presumption as to ‘correctness or truth‘.

For presumption on truth, we have to resort main section, Sec. 114

For such presumption, we have to resort the main section, Sec. 114 – that is, ‘common course of natural events’, ‘human conduct’, etc..

In Inder Singh v. S. Raghbir Singh, AIR 1978 P&H 98, it is observed as under:

  • “The principle is that an official record, kept by a person, upon whom there is a public duty to make entries in it only after satisfying himself of the truth of those entries, is presumed to be correct. Such a document itself is evidence of the truth of its contents unless and until its falsity can be demonstrated by any of the various methods by which the evidentiary value of any public book, register or document may be attacked.”

Do Presumptions as to VALID EXECUTION Import TRUTH of Contents?

Under Sec. 114 of the Evidence Act, court can presume the existence of any fact.

The Indian Evidence Act does not specifically correlate Truth of Contents or “correctness” with ‘presumption’. But, ‘any fact’ stated in Sec. 114 of the Evidence Act (Court may presume the existence of any fact) includes ‘Truth of Contents‘. As shown above, it is clear from the Stroud’s Legal Dictionary that presumption is a probable consequence drawn from facts as to the truth of a fact alleged. It is clear that, in presumption, the existence or truth of a fact, otherwise doubtful, is inferred from certain other proved facts. Here, the Court exercises a process of reasoning and reach a logical conclusion as the most probable position (See: St. of West Bengal Vs. Mir Mohammad Omar, AIR 2000 SC 2988).

In proper cases, the court can infer ‘truth (over and above) presumption as to VALID EXECUTION. Presumption as to VALID EXECUTION  & CORRECTNESS to registration, need not always lead to further Presumption as to ‘truth’ of contents.

  • See: Vimal Chand Ghevarchand Jain v. Ramakant Eknath Jajoo, (2009) 5 SCC 713.

Read Blog: Presumptions on Documents & Truth of Contents

Burden of Proof and Presumption

The party in whom the ‘burden of proof’ rests can rely on ‘registration certificate’ as proof and truth of the contents of the deed. Therefore, the certificate endorsed on a registered deed by the registering officer is a relevant piece of evidence for proving its execution (Piara v. Fatnu, AIR 1929 Lah 711).

As shown above, besides the presumption on a registered document that it is validly executed, there is also a presumption that the “transaction is a genuine one” (Vimal Chand Ghevarchand Jain v. Ramakant Eknath Jajoo, 2009- 5 SCC 713; Jamila Begum v. Shami Mohd., AIR 2019 SC 72) . Thereby the onus of proof, thus, would be on a person who questions the same. And, there will be no requirement to “prove the truth of contents” as regards a Will; and, proof of its execution alone will be sufficient.

END NOTE IV Construction of Wills

Sec. 100 of Evidence Act reads as under:

  • 100. Saving of provisions of Indian Succession Act relating to wills.––Nothing in this Chapter contained shall be taken to affect any of the provisions of the Indian Succession Act, 1865 (10 of 1865) as to the construction of wills

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Easement by Prescription – Grant or ‘Acquiring’ by “Hostile Act”

Jojy George Koduvath.

Abstract

Abstract
•➧  The basis of every right of easement is theoretically a grant.
•➧  In easement by prescription, Easement is ‘acquired’ by ‘adverse/notorious’ user.
•➧ Is there an incongruity?
•➧  The answer would be that the ‘grant’ herein is only an (abstract) “presumption in law”; and virtually, easement by prescription is acquired by hostile and/or notorious acts.

Methods of Acquisition of Easements

The Indian Easements Act, 1882 deals with different methods of acquiring easements. They are (Ramkanya Bai v. Jagdish, AIR 2011 SC 3258) –

  1. easements by grantexpress grant by the owner of the servient heritage
  2. easements of necessity: based on implied grants or reservations made by the owner of a servient heritage at the time of transfers or partitions
  3. easements by prescription: that it is presumed to be acquired by peaceable and open enjoyment, without interruption for twenty years and
  4. customary easements: it is inferred to be acquired by virtue of a local custom.

For easement by prescription, it is not necessary that the user should be exclusive, but the claimant should exercise it under some claim that exists in his own favour, independent of all others.

‘Grant’ in Law

Grant is a generic term to mean ‘transfer’ of rights in immovable property (e.g., sale, gift, lease, easement etc.). It also indicates, present, aid, help etc., and the act of a settlor of trust, or of donor of a charity.

  • But, in judicial parlance, the word ‘grant’ will not manifest the idea of an absolute ‘transfer’ of property; and it stands for a concession, permission, settlement, grant of easement etc. Grant, in its very basic-sense, connotes or imply a contract between two parties.
  • It is also a technical term to denote conditional-transfer of lands by sovereign especially when it is purposefully used to differentiate from ‘transfer’ of property.
  • Grant is more than a licence (which does not create an estate or interest) and less than an outright and unconditional ‘transfer’ of property (similar to sale, dedication, gift etc.).

Characteristics of ‘Grant’

  • Usually it denotes a grant by deed.
  • It can be with or without consideration.
  • Unless specifically specified, it is creation of an ‘interest’ in property. 
  • As long as the conditions are fulfilled, grant is usually irrevocable.
  • Conditions can also be fixed to limit the period of grant.
  • Inferior interest, out of an interest retained by the grantor, e.g. the grant of a lease of land by the person holding the freehold. (Collins Dictionary of Law).

‘Grant’ – Salmond on Jurisprudence

What is ‘grant’ is stated in Salmond’s Jurisprudence, 12th Edition, at pages 338-339, under the heading ‘The Classes of Agreements’, as under:

  • • “…. A contract is an agreement which creates an obligation or a right in Personam between the parties to it. A grant is an agreement which creates a right of any other description; examples being grants of leases, easements, charges, patents, franchises, licences and so forth. An agreement which transfers a right may be termed generically an assignment. On which extinguishes a right is a release, discharge, or surrender.” (Quoted in H. Anraj v. Government of Tamil Nadu  (& Shri Dipak Dhar v. The State of West Bengal), AIR 1986 SC 63: (1986) 1 SCC 414.)

Grant by a Co-owner

Grant effected by a co-owner with the consent of other co-owners, or validated by their approval or ratification, alone will be valid. In proper cases such consent or ratification may be presumed.

Grant of Land by Government

The lands granted continue to be lands belonging to the Government and the grantees did not acquire absolute proprietary rights over the granted area under the grant. We can see the ‘conditions’ of deeds under which the grants were made by the Travancore government in the following decisions-

  • State of Kerala v. Kanan Devan Hills Produce Co. Ltd., (1991) 2 SCC 272
  • Kannan Devan Hills Produce v.  The State of Kerala, AIR 1972 SC 2301
  • State of Kerala v. The Kannan Devan Hills Produce Co.,  AIR 1998 Ker 267

See also:

  • Padmanabharu Govindaru  v. The State of Kerala, AIR 1963 Ker 86. This decision gives us “illuminative information as to the concept of ‘jenmom’ as pointed out in Harrisons Malayalam Limited v. State of Kerala, 2018 2 KHC 719; 2018 2 KLT 369 – though this decision was overruled by the larger Bench in Rev. Fr. Victor Fernandez Vs. Albert Fernandez, AIR 1971 Ker 168 :1971 KLT 216).

“Basis of Every Right of Easement Is, Theoretically, a Grant”

The origin of all easements is, theoretically, grant by the servient owner. It may be express or implied. It may also be presumed from long user. It is observed in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622, as under:

  • “Theoretically all easements have their origin in some sort of grant by the servient owner. The grant may be express or it may be implied from the surrounding attendant circumstances and conduct of the parties or it may even be presumed from long user. In the case of an express grant of easement the limit thereof depends on the words used.”

In Lachhi v. Ghansara Singh, AIR 1972 HP 89, it is held as under:

  • “The basis of every right of easement by whatsoever method it may have been acquired, is theoretically a grant from the servient-owner.
    • It may be expressed, as is mentioned in Sections 8 to 12 of the Act, orit may be implied from the circumstances as in Section 13 of the Act. or it may be presumed from long and continued user for a certain period as in Section 15 of the Act, or
    • it may be inferred from a long and continued practice of user by a certain class of the public in certain locality.” 

Lost Grant

In Easements Act by Dr. Karandikar & Chitaley at Page 425, note 20 (Title by lost grant), it is observed as follows:

  • “(2) The evidence from which a lost grant may be inferred is not very different from the evidence on which a claim for a prescriptive easement may be established.
  • (3) (Drainage system of defendant’s building connected with sewer line of plaintiff’s building – Right claimed by defendant exercised secretly – Held, right was not proved.) The presumption of lost grant may be negatived by showing legal incompetence as regards owner of the servient tenement to grant an easement or a physical incapacity of being obstructed as regard the easement itself or an uncertainty or secrecy of enjoyment putting out of the category of all known easements.
  • (4) Where the plaintiff did make out a case of user from time immemorial in the plaint a decree could be granted on the basis of lost grant.
  • (5) Acquisition of easement by immemorial user based on doctrine of lost grant can be claimed when dominant and servient tenements are held under same landlord.
  • (6) Proof of the origin of right or by such proof of long & uninterrupted usage as in the absence of a documentary title will suffice to establish a prescriptive right.” (Quoted in Varghese v. Jose Mathew, 2014-3 Ker LT 1065).

Halsbury’s Laws – Prescription based on presumed grant

In Halsbury’s Laws of England Vol 16(2) at Page 42, paragraph 76, it is observed as follows:

  • “76. Prescription based on presumed grant. The doctrine of prescription generally is based upon the presumption of a grant, the common law doctrine being that all prescription presupposes a grant once made and validly subsisting, but since lost or destroyed. The other forms of prescription are merely modifications of this doctrine. The presumption in the former instance of such a grant arises under the doctrine of prescription from the fact of enjoyment of the right. It therefore follows that a right claimed by prescription must be such that it could have formed the subject matter of a grant. Nothing which cannot have had a lawful beginning can be claimed by prescription. Recourse can only be had to the doctrine of prescription in cases where a grant of the right is not forthcoming, for prescription has no place if a grant is proved and its terms are known“. (Quoted in Varghese v. Jose Mathew, 2014-3 Ker LT 1065).

Easement is Acquired; Not arise out of ‘Express Permission’

Sec. 12, Easements Act states that an easement is acquired by the owner of an immovable property. It is observed by the Apex Court in Bachhaj Nahar Vs. Nilima Mandal, AIR 2009 SC 1103, that the claimant of easement (prescription) should plead and prove that the right claimed was enjoyed independent of any agreement with the owner of the property over which the right is claimed, as any user with the express permission of the owner will be a licence and not an easement. 

Prescriptive easement is created by adverse user, by the hostile use

It is held in Kantaben Parsottamdas v. Ganshyambhai Ramkrishan Purohit, AIR 2022  Guj  146, as under:

  • “15. It is pertinent to note that the prescriptive easement is created by adverse user, by the hostile use to the title of servient owner, whereas easement of necessity is based upon the grant either express or implied.”

Easement by Prescription – ‘Acquires’ by “Hostile or Notorious Act

Chapsibhai Dhanjibhai Danad vs Purushotram, 1971 AIR 1878, it was pointed out as under:

  • “In Ravachand v. Maniklal (ILR 1946 Bom. 184), it was held that an easement by prescription under ss. 12 and 15 of the Act is in fact an assertion of a hostile claim of certain rights over another man’s property and in order to acquire the easement the person who asserts the hostile claim must prove that he had the consciousness to exercise that hostile claim on a property which is not his own and where no such consciousness is proved he cannot establish a prescriptive acquisition of the fight.”

In Raychand Vanmalidas vs Maneklal Mansukhbhai, (1946) 48 BomLR 25, it was held as under:

  • “In any case it must be shown that the right was enjoyed as an easement, that is, as an assertion of a hostile claim of certain limited rights over somebody else’s property. Such an assertion cannot be held proved without satisfactory proof of the requisite consciousness. Prescriptive easement, as opposed to easement by grant, is always hostile. It is in fact an assertion of a hostile claim of certain rights over another man’s property and as such it resembles in some respects the claim to ownership by adverse possession of property; both are of hostile origin and are, therefore, prescriptive rights obtained by adverse enjoyment for a certain period, the difference being that while in the case of adverse possession the possessor must assert his own ownership, in the case of easement he must assert limited rights of user on a property and acknowledge its ownership in some one else. It must, therefore, follow, in my opinion, that a person who asserts such a hostile claim must prove that he had the consciousness of exercising that hostile claim on a property which is not his own, and where no such consciousness is proved, he cannot prove the prescriptive acquisition of the right”.

Easement by prescription is ‘acquired’ by ‘prescriptive’ user. It should not have been by permission or agreement. In case of easement, law requires pleading and proof – that the right claimed was enjoyed independent of any express permission (Bachhaj Nahar Vs. Nilima Mandal, AIR 2009 SC 1103).

It is held in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 62, that the acquisition of easement by prescription may be classified under the head of implied grant; for, all prescription presupposes a grant.

Easement-by-Prescription – ‘Grant’or Acquisition by “Hostile or Notorious Act

The basis of every right of easement is theoretically a grant from the servient-owner. Grant is presumed in easement by prescription, from long and continued user. Is there incongruity (in easement by prescription) between ‘grant’ (on one part) and ‘acquisition’ of easement by “prescription” which suggests ‘adverse’ and ‘hostile or notorious’ user (on the other part)?

  • The answer would be that the ‘grant’ herein is only a “presumption in law”; and virtually, easement by prescription has to be acquired by hostile and/or notorious acts.

Tanba Nusaji Mahajan v. Pandhari Mahajan, 2004 (6) BomCR 782, 2004 (4) MhLJ 109 lays down the legal position accepted by Indian law, clearly, as under:

  • “The acquisition of way by adverse user is based upon the theory of the hostility of the use to the title of the person over whose lands it is acquired, while a way of necessity is based upon an implication of an intended grant and the use of it is based entirely upon such implication or consent to its use.”

Read Blog: One year ‘Interruption’ will not affect Prescriptive Easement

Should Date of Beginning of 20 Years be pleaded?

In Justiniano Antao v. Bernadette B. Pereira, (2005) 1 SCC 471, it was pointed out as follows:

  • “In order to establish a right by way of prescription to the detriment of the other party, one has to show that the incumbent has been using the land as of right peacefully and openly and without any interruption for the last 20 years. There should be specific pleadings and categorical evidence in general and specifically that since what date to which date one is using the access for the last 20 years.”

Kerala High Court, in Soman Nair v. Manoj Kumar, 2014 (P. Bhavadasan, J.) distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “12. A reading of the decision reported in Justiniano Antao’s case (cited supra) would reveal that the dictum has to be read in the context of facts of the case. That was a case where the Apex Court found that till 1984, the claimant was using another way and only thereafter the claim over the way through servient tenement was made. A vague assertion had been made in the said case that the pathway has been used for a long time. It was under those circumstances, the Apex Court had occasion to hold as mentioned above.
  • 13. In the case on hand, the definite pleading as could be culled out from the written statement and counter claim is that defendants as well as their predecessors-in-interest have been using the pathway in question for a long time in fact for more than 30 years and this is only means of access  to their property.”

Pappachan v. Alex, ILR 2023-3 Ker 523; 2023-5 KHC 10, distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “24. In Justiniano Antao (supra) there was no pleading by the plaintiff that she used the pathway in question for a period of 20 years. Holding that in the absence of such a pleading which is elementary and essential to claim a prescriptive easement right, the Apex Court held that the date from which the right of way was started to use should have been pleaded. The pleadings set forth by the appellants in this case certainly constitute sufficient pleadings to claim easement by prescription. It is true that they did not plead as to from which date they started using that pathway. They, however, pleaded that for the last more than 35 years they have been using that pathway. In the light of such a specific pleadings the law laid down in Justiniano Antao [(2005) 1 SCC 471] does not disentitle the appellants from claiming the relief.”

Will Easement of Necessity  (implied grant) Ripen into a Prescriptive Easement?

In other words-

  • Can one claim ‘easement of necessity’ and ‘easement by prescription’ with respect to a (same) way?  
  • Does a way  that started with minimum width (say a foot-path) under the claim ‘easement of necessity’, and continued with a higher width (so that cars can be taken), in the course of time,  for more than 20 years, will yield or bring-in ‘easement by prescription’?

We find answer in negative in Tanba Nusaji Mahajan v, Pandhari Mahajan, 2004 (6) BomCR 782, 2004 (4) MhLJ 109. It is held as under:

  • “10. However, a way of necessity is distinguished from the right of way acquired by prescription and cannot ripen into a prescriptive easement so long as the necessity continues. A way of necessity arises by virtue of conditions entirely different from easement of way created by prescription. The former arises by implication of law out of the necessities of the case and is based upon principle of law which negative the existence of a way by continuous adverse user. The acquisition of way by adverse user is based upon the theory of the hostility of the use to the title of the person over whose lands it is acquired, while a way of necessity is based upon an implication of an intended grant and the use of it is based entirely upon such implication or consent to its use.”

Conclusion

Easement is a legal right engrossed in the Easement Act. The doctrines propounded in common law as well as fundamental principles of ‘justice, equity and good conscience’ guided the formulation of the substratum of the Act. (These principles being legislated in law, all concerned are bound by the same.) The codified Indian law of Easement enunciates that easement by prescription is ‘acquired’.

Read Blog: Will Easement of Necessity Ripen or Convert into a Prescriptive Easement?


Read Blogs:

Will Easement of Necessity Ripen or Convert into a Prescriptive Easement?

Saji Koduvath, Advocate, Kottayam

Will Easement of Necessity and Prescriptive Easement Co-exist?

In other words-

  • Can easement of necessity be converted into easement by prescription by 20 years user?
  • Can one claim ‘easement of necessity’ and ‘easement by prescription’ with respect to same way?  
  • Does a way  that started with minimum width (say a foot-path) under the claim ‘easement of necessity’, and continued with a higher width (so that cars can be taken), in the course of time,  for more than 20 years, will yield or bring-in ‘easement by prescription’?

‘Easement of necessity’ and ‘easement by prescription’ are mutually exclusive

As regards the question, whether it is possible to co-exist ‘easement of necessity’ and ‘easement by prescription’, the answer is in negative. It is for the following legal principles-

  • Easement of necessity (without which the land cannot be enjoyed) begins out of an implied grant or permission.
  • A prescriptive right cannot begin out of an implied grant or permission. (It arises by act of hostilities.)
  • E. by prescription cannot begin so long as e. of necessity exists or continues.
  • In law, easement of necessity begins out of an ‘implied’ grant; and easement by prescription begins out of an ‘inferred’ grant. Here, ‘implied’ grant implies “permission”; but, ‘inferred’ grant implies only a ‘legal connotation’, and never a “permission”.
  • A prescriptive right, in law, begins only out of an adverse user or on theory of the hostility (Tanba Nusaji Mahajan v, Pandhari Mahajan, 2004 (6) BomCR 782, 2004 (4) MhLJ 109).
  • Easement of necessity of a way will ‘continue’ up to (or, ends on) formation of another access (Section 41 of the Indian Easements Act).
  • The very claim by prescription and that of necessity are inconsistent (Nanjammal v. Marappa Gounder, 1998-1 MLJ 151; Periyanna Gounder v. Komarasami, 2000(1) MLJ 431).
  • The qualitative and quantitative requirement for the different kinds of easements are to a great extent mutually exclusive (Ibrahimkutty v. Abdul Rahumankunju,1992(2) Ker LT 775. See also: Devaki v. K Joshi, 2011, Kerala).
  • It, therefore, follows that a claim of easement of necessity and prescription cannot co-exist. Easement by prescription commences only when easement of necessity ends (Ibrahimkutty v. Abdul Rahumankunju,1992(2) Ker LT 775 . See also: Devaki v. K Joshi, 2011, Kerala).

E. of Necessity cannot ripen into e. by Prescription so long as Necessity Continues

In the light of the afore-stated legal principles, in Tanba Nusaji Mahajan v, Pandhari Mahajan, 2004 (6) BomCR 782, 2004 (4) MhLJ 109 it is held as under:

  • “10. However, a way of necessity is distinguished from the right of way acquired by prescription and cannot ripen into a prescriptive easement so long as the necessity continues. A way of necessity arises by virtue of conditions entirely different from easement of way created by prescription. The former arises by implication of law out of the necessities of the case and is based upon principle of law which negative the existence of a way by continuous adverse user. The acquisition of way by adverse user is based upon the theory of the hostility of the use to the title of the person over whose lands it is acquired, while a way of necessity is based upon an implication of an intended grant and the use of it is based entirely upon such implication or consent to its use.”

Should Date of Beginning of 20 Years be pleaded?

In Justiniano Antao v. Bernadette B. Pereira, (2005) 1 SCC 471, it was pointed out as follows:

  • “In order to establish a right by way of prescription to the detriment of the other party, one has to show that the incumbent has been using the land as of right peacefully and openly and without any interruption for the last 20 years. There should be specific pleadings and categorical evidence in general and specifically that since what date to which date one is using the access for the last 20 years.”

Kerala High Court, in Soman Nair v. Manoj Kumar, 2014 (P. Bhavadasan, J.) distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “12. A reading of the decision reported in Justiniano Antao’s case (cited supra) would reveal that the dictum has to be read in the context of facts of the case. That was a case where the Apex Court found that till 1984, the claimant was using another way and only thereafter the claim over the way through servient tenement was made. A vague assertion had been made in the said case that the pathway has been used for a long time. It was under those circumstances, the Apex Court had occasion to hold as mentioned above.
  • 13. In the case on hand, the definite pleading as could be culled out from the written statement and counter claim is that defendants as well as their predecessors-in-interest have been using the pathway in question for a long time in fact for more than 30 years and this is only means of access  to their property.”

Pappachan v. Alex, ILR 2023-3 Ker 523; 2023-5 KHC 10, distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “24. In Justiniano Antao (supra) there was no pleading by the plaintiff that she used the pathway in question for a period of 20 years. Holding that in the absence of such a pleading which is elementary and essential to claim a prescriptive easement right, the Apex Court held that the date from which the right of way was started to use should have been pleaded. The pleadings set forth by the appellants in this case certainly constitute sufficient pleadings to claim easement by prescription. It is true that they did not plead as to from which date they started using that pathway. They, however, pleaded that for the last more than 35 years they have been using that pathway. In the light of such a specific pleadings the law laid down in Justiniano Antao [(2005) 1 SCC 471] does not disentitle the appellants from claiming the relief.”

Read Blogs:

Prescriptive Rights in Easements and Adverse Possession – Inchoate until Upheld by a Competent Court

Jojy George Koduvath, Kottayam

Contents

  • Introduction
  • PART I – Easement in Law
  • PART II – Adverse Possession
  • PART III – Prescriptive Rights – Inchoate until upheld by courts

Introduction

  • Application of ‘Prescriptive Rights’ arise in two main branches of law-
    • 1. In ‘easement by prescription’ and
    • 2. In claims on ‘adverse possession’.
  • Prescriptive Rights are Inchoate until Title thereof is Upheld by a Competent Court.
  • Declaration is necessary for claiming rights on Adverse Possession; but, a declaration is not necessary for claiming rights on easement.

PART I

“An Easement is a Right

  • Easement is a right possessed by the owner of a land (dominant land),
    • to use the land of another (servient land),
    • for the beneficial enjoyment of the (dominant) land.

Easement Does Not Confer Ownership or Possession

  • No Ownership is bestowed in the (servient) land (AIR 2004 All 359; AIR 1925 Bom 335).
  • No Possession obtained in the (servient) land. (2011 (2) KLT 605; AIR 1925 Bom 335).  
  • No Interest is created in the (servient) land. (2003 (1) KLT 320; AIR 1954 All 393).

Easement (सुखाधिकार) is Well Recognised; And Circumscribed by Law

  • Easement is a limited right to ‘use’or ‘enjoy‘ another’s land.
  • It is to do, or to prevent to do, some specific thing.
  • It is to be exercised in a way least onerous to ‘another’s land’.
  • It is not a right to build and enjoy.
  • The right gained cannot be enlarged or increased.
    • That is, an easement of way to a particular (dominant) property cannot be extended to another property by the dominant owner; an easement for residential purpose cannot be enlarged (or increased) for an industrial purpose.
  • Servient owner can use his land in any manner (without disturbing enjoyment of the easement).

According to ‘Katiyar on Easements’:                                                                   

  • Easement is not a right to land or exclude owner.
  • It is not a right to permanent occupation. 
  • It does not confer exclusive right of user/enjoyment.
  • And, it is not a corporeal interest in land.

Easement – Definition under the Indian Easements Act

SECTION 4 of the Indian Easements Act defines Easements as under:

  • “An easement is a right
  • which the owner or occupier of certain land possesses,
    • as such,
  • for the beneficial enjoyment of that land 
  • to do and continue to do something, or to prevent and continue to prevent something being done,
  • in or upon, or in respect of, certain other land not his own.”

Acquisition of Easements – “Basis of Every Right of Easement is Grant”

The Indian Easements Act, 1882 refers to the different methods by which easements are acquired. They are pointed out (Ramkanya Bai v. Jagdish, AIR 2011 SC 3258) to be the following:

  1. easements by grant: express grant by the owner of the servient heritage
  2. easements of necessity: based on implied grants or reservations made by the owner of a servient heritage at the time of transfers or partitions
  3. easements by prescription: it is presumed that it is acquired by peaceable and open enjoyment, without interruption for twenty years and
  4. customary easements: it is inferred that it is acquired by virtue of a local custom.

For easement by prescription, it is not necessary that the user should be exclusive, but the claimant should exercise it under some claim existing in his own favour independently of all others.

The origin of all easements is, theoretically, grant by the servient owner. It may be express or implied. It may also be presumed from long user. It is observed in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622, as under:

  • “Theoretically all easements have their origin in some sort of grant by the servient owner. The grant may be express or it may be implied from the surrounding attendant circumstances and conduct of the parties or it may even be presumed from long user. In the case of an express grant of easement the limit thereof depends on the words used.”

In Lachhi v. Ghansara Singh, AIR 1972 HP 89, it is held as under:

The basis of every right of easement is theoretically a ‘grant’ from the servient-owner.

  • It may be expressed, as in Sections 8 to 12 of the Act; or
  • it may be implied from the circumstances as in Section 13 of the Act; or
  • it may be presumed from long and continued user for a certain period as in Section 15 of the Act; or
  • it may be inferred from a long and continued practice of user by a certain class of the public in certain locality.

For easement by prescription, it is not necessary that the user should be exclusive, but the claimant should exercise it under some claim existing in his own favour independently of all others.

Salient Limitations of Easement under the Indian Easements Act

  • The owner of a land only ‘uses’or ‘enjoys‘ another’s land (Sec. 31)
  • Only ‘enjoyment’ of soil or things ‘subsisting’ (Explanation in Sec. 4).
  • Limited enjoyment of (a) land & (b) advantages from its situation: S. 7
  • Right be exercised in a way least onerous to ‘another’s land’: Sec. 22
  • Secure full enjoyment; cause as little inconvenience: S. 24: 2017-2 KLT 63

It is Not a right to:                                            

  • tend to total destruction of servient tenement: S. 17 (2003 (1) KLT320)
  • make additional burden: S. 23
  • make constructions in, or cultivate upon: (2003 (1) KLT 320).
  • prevent servient owner to use: S. 27 : 2003 (1) KLT 320
  • enlarge purpose of, or accustomed, user: S. 28
  • substantially increase an easement: S. 29
  • prevent servient owner from obstructing excessive  ‘user’ of servient land – as ‘enjoyment of easement’: S. 31
  • increase burden by making permanent change in do. tent: S. 43
  • capable of forming grant – No easement, if Not capable of forming grant (without document or registration): 1987 (2) KLT 1037.

No easement if:

  • right claimed is incidents of ownership.
  • servient property belongs to him. Easement is a right with conscious knowledge that the servient property does not belong to him. AIR 1966 Raj 265. It must also be with proper animus as to easement: AIR 1973 Mad 173.

Read Blog: Easement Simplified

Easement by Prescription is Acquired; not arise out of ‘Express Permission’

Sec. 12, Easements Act states that an easement is acquired by the owner of an immovable property. It is observed by the Apex Court in Bachhaj Nahar Vs. Nilima Mandal, AIR 2009 SC 1103, that the claimant of easement (by prescription) should plead and prove that the right claimed was enjoyed independent of any agreement with the owner of the property over which the right is claimed, as any user with the express permission of the owner will be a licence and not an easement. 

Prescriptive easement is created by adverse user, by the hostile use

It is held in Kantaben Parsottamdas v. Ganshyambhai Ramkrishan Purohit, AIR 2022  Guj  146, as under:

  • “15. It is pertinent to note that the prescriptive easement is created by adverse user, by the hostile use to the title of servient owner, whereas easement of necessity is based upon the grant either express or implied.”

PART II

Adverse Possession – ‘Evolving’ Concept

Adverse possession being essentially a judge-made law, and not exhaustively defined in any statute, the concept of adverse possession has been ‘evolving’. It is interesting to note that there were divergent views even with respect to the very fundamentals of ‘adverse possession’.

Earlier view – Inaction of true-owner matters (not overt-acts of trespasser) 

At one time it was considered that inaction/acquiescence of the true owner for 12 years brings-in adverse possession. Because,

  • Article 65, which speaks of as to limitation of suits (to be filed by the plaintiffs) does not specifically speak as to (i)  intention to dispossess title owner or (ii) knowledge on the part of trespasser as to who is the true owner.
  • “Nec vi, nec clam, nec precario” does not refer to (or speak as to) ‘hostile’ possession
  • “Animus possidendi” also does not say – hostile possession.
  • Inaction, acquiescence etc. of true owner are the material considerations – to become a ‘possession’ adverse to plaintiff.
  • Therefore, to attract adverse possession the trespasser need not know the true owner.

Philosophy of the earlier view can be seen from Amrendra Pratap Singh v. Tej Behadur (Para 22 – AIR 2004 SC 3782)

  • “What is adverse possession? ………The process of acquisition of title by adverse possession springs into action essentially by default or inaction of the owner. ……… The law does not intend to confer any premium on the wrong doing of a person in wrongful possession; it pronounces the penalty of extinction of title on the person who though entitled to assert his right and remove the wrong doer and re-enter into possession, has defaulted and remained inactive for a period of 12 years, which the law considers reasonable for attracting the said penalty. ………..”

Present view – Give prominence to overt and adverse acts of trespasser. 

Following are the important decisions to see the present view on adverse possession:

  1. Karnataka Board of Wakaf v. Govt of India, AIR 2004 SC 2096
  2. T. Anjanappa v. Somalingappa, (2006) 7 SCC 570]
  3. PT Munichikkanna Reddy v. Revamma, AIR 2007 SC 1753
  4. Ravinder Kaur Grewal v. Manjit Kaur,AIR 2019 SC 3827: (2019) 8 SCC 729

PT Munichikkanna Reddy v. Revamma, AIR 2007 SC 1753, is the latest decision of the Supreme Court that discussed various views on adverse possession. It is observed in this decision as under:

  • “Adverse possession in one sense is based on the theory or presumption that the owner has abandoned#* the property to the adverse possessor on the acquiescence of the owner to the hostile acts and claims of the person in possession. It follows that sound qualities of a typical adverse possession lie in it being open, continuous and hostile.”
  • Thus, there must be intention to dispossess. And it needs to be open and hostile enough to bring the same to the knowledge and plaintiff has an opportunity to object.

Thereafter it was emphasised as under:

  • “Therefore, to assess a claim of adverse possession, two-pronged enquiry is required:
  • 1. Application of limitation provision thereby jurisprudentially “willful neglect” element on part of the owner established. Successful application in this regard distances the title of the land from the paper-owner.
  • 2. Specific Positive intention to dispossess on the part of the adverse possessor effectively shifts the title already distanced from the paper owner, to the adverse possessor. Right thereby accrues in favour of adverse possessor as intent to dispossess is an express statement of urgency and intention in the upkeep of the property.”

Read Blog: Adverse Possession: An Evolving Concept

U.N. Mitra, in the “Law of Limitation and Prescription” (Tagore Law Lectures – 12th Edition, Vol.2, Page 1430) it is stated as under:

  • “A squatter is one who settles on land without title or with a view to acquiring title. He is a person who settles or locate on land enclosed or unenclosed with no bona fide claim or colour of title and without consent of the owner. He is merely an intruder and no matter how long he may continue there, no right in law vests in him. A squatter who does not set up a claim of right cannot plead adverse possession. No length of squatting possession would operate as a good or valid defence in a suit for possession by the true owner. A mere squatter or intruder who does not deny the title of the true owner or set up any right in himself cannot claim to be in adverse possession. ………” (Quoted in: K.J. Abraham v. Mrs. Mariamma Itty, ILR 2016-3 Ker 98)

In a nutshell, adverse possession arises from:

  1. acquiescence of the owner to the hostile acts; and
  2. hostile acts of the trespasser.

PART III

Prescriptive Rights – Inchoate until the title is upheld by a competent court

No doubt, it is true, one can acquire right of easement or adverse possession by prescription. But, prescriptive rights are said to be inchoate (started; but, not full-blown) until the such title is declared or upheld by a competent court.

It was observed in Sultan Ahmad v. Valiullah (1912) 10 ALJ 227, that the result of the Easements Act and the similar provisions of the Limitation Act was that a right of easement could not be said to be perfected until the right was declared by a decree of court.

  • Sultan Ahmad v. Valiullah (1912) 10 ALJ 227 is referred to in:
  • Nachiparayan v. Narayana Goundan, (1920): 60 Ind Cas 171, (1920) 39 MLJ 574;
  • Arjuna Udayar v. Manuswamy Naicker, 1999-1 CurCC 97.
  • See also: Tradesh and Miners, Ltd v. Dhirendra Nath Banerjee, AIR 1944 Pat 261.

In Siti Kantapal v. Radha Gobindaen, AIR 1929 Cal 542, it was held as under:

  • “It has been authoritatively held that a tie to easement is not complete merely upon the effluxion of the period mentioned in the Statute viz., 20 years and that however long the period of actual enjoyment may be, no absolute or indefeasible right can be acquired until the right is brought in question in some suit, and until it is so brought in question, the right is inchoate only and in order to establish it when brought in question, the enjoyment relied on, must be an enjoyment for 20 years up to within 2 years of the institution of the suit.” (Quoted in – D. Ramanatha Gupta vs S. Razaack, AIR 1982 Kant 314.)

In Ramanunni Vaidyar v. Govindankutty Nair, 1998(2) Ker LT 47, it is found that a person who has not acquired or perfected a right cannot maintain an action against the owner of the land over which the right is claimed. It is held as under:

  • In my view, on the basis of an inchoate right or a right which has not ripened into an easement by prescription, but is merely one of user, no relief can be granted to the user of them as against the owner of that land. In other words, a right, properietory or otherwise, has to be shown for obtaining relief (Krishna Pillai v.Kunju Pillai 1990 (1) KLT 136, referred to).

S. 27,  Lim. Act Gives Substantive Right – One Can Seek Declaration and Recovery

Generally speaking, the Limitation Act only bars the remedy but doesn’t destroy the right to which the remedy relates to. The exception to the general rule is contained in Section 27 of the Limitation Act, 1963.

Sec. 27 of the Limitation Act speaks that at the determination of the period “hereby limited to any person for instituting a suit for possession of any property”, his right to such property shall be extinguished.

The Limitation Act is an Act of repose. “Adverse possession statutes, like other statutes of limitation, rest on a public policy that do not promote litigation and aim at the repose of conditions that the parties have suffered to remain unquestioned long enough to indicate their acquiescence.” (See: PT Munichikkanna Reddy and others v. Revamma, (2007) 6 SCC 59: AIR 2007 SC 1753)

Adverse possession confers title under Sec. 27 (by necessary implication, because extinguished title of real owner comes to vest in wrongdoer – because, rights thereon had already been lost to the true owner, and passed over to the ‘possessory/adverse’ owner).

Therefore it is clear that Sec. 27 is a provision in the Limitation Act that gives a substantial right to a party. In view of Sec. 27 one can seek declaration of title by adverse possession and consequential injunction or recovery. That is why it is held in Ravinder Kaur Grewal v. Manjit Kaur,  AIR 2019 SC 3827: (2019) 8 SCC 729, that the person acquiring title by adverse possession can use it as a sword.

Plea of title and adverse possession – Whether Mutually Contradictory?

In Government of Kerala v. Joseph, AIR 2023 SC 3988, it is held as under: 

  • “21.9 Claim of independent title and adverse possession at the same time amount to contradictory pleas. The case of Annasaheb Bapusaheb Patil v. Balwant, (1995) 2 SCC 543 elaborated this principle as:
  • “15. Where possession can be referred to a lawful title, it will not be considered to be adverse. The reason being that a person whose possession can be referred to a lawful title will not be permitted to show that his possession was hostile to another’s title. One who holds possession on behalf of another, does not by mere denial of that other’s title make his possession adverse so as to give himself the benefit of the statute of limitation. Therefore, a person who enters into possession having a lawful title, cannot divest another of that title by pretending that he had no title at all.”
  • This principle was upheld in the case of Mohan Lal v. Mirza Abdul Gaffar (AIR 1996 SC 910, 1996 1 SCC 639 – two Judge Bench) –
  • “4. As regards the first plea, it is inconsistent with the second plea. Having come into possession under the agreement, he must disclaim his right thereunder and plead and prove assertion of his independent hostile adverse possession to the knowledge of the transferor or his successor in title or interest and that the latter had acquiesced to his illegal possession during the entire period of 12 years, i.e., up to completing the period of his title by prescription nec vi, nec clam, nec precario. Since the appellant’s claim is founded on Section 53-A, it goes without saying that he admits by implication that he came into possession of the land lawfully under the agreement and continued to remain in possession till date of the suit. Thereby the plea of adverse possession is not available to the appellant.”
  • The Court in Uttam Chand (Sri Uttam Chand v.  Nathu Ram AIR 2020 SC 461) has reiterated this principle of adverse possession.”

(Note: Mutually destructive plea is impermissible: (2006) 12  SCC 233, AIR 2009 SC 2355).

Is declaration necessary for claiming Easement?

No.

Sec. 35 Easement Act allows to file a suit if the easement is disturbed (without making ground thereof by establishing the right by a ‘declaration’). See: Unnikrishnan v. Ponnu Ammal: AIR 1999 Ker 405.

Sec. 35 Easement Act reads as under:

  • 35. Injunction to restrain disturbance – Subject to the provisions of the Specific Relief Act, 1877 (1 of 1877)1, sections 52 to 57 (both inclusive), an injunction may be granted to restrain the disturbance of an easement
    • if the easement is actually disturbed – when compensation for such disturbance might be recovered under this Chapter;
    • if the disturbance is only threatened or intended – when the act threatened or intended must necessarily, if performed, disturb the easement.

Is declaration necessary for claiming Adverse Possession?

Yes.

Declaration is, mainly, to make clear what is doubtful – as to legal character and title. ILR 1970-2 (Del) 433: Eg. Suit by trespasser claiming adverse possession: Darshan Kumari v. Kaushalya Devi: 1990 JKLR 208; 1991 Kash LJ 1 (R.P. Sethi, J) for dispelling cloud: AIR 1953 (Gau) 162.

Declaration is held to be needed in the following circumstances:

  1. For establishing or restoring the deprived rights or as introductory/ preliminary to grant (1) Injunction or (2) Recovery (Mohd. Manjural Haque v. Bisseswara Banerjee, AIR 1943 Cal 361; Unnikrishnan v. Ponnu Ammal: 1999-1 KLT 298: AIR 1999 Ker 405)
  2. When serious denial or cloud on title (or right): Anathula: AIR 2008 SC 2033
  3. Asserted title or civil right is not clear, simple and straight-forward; or, not well-established (lawful possession). Make clear what is doubtful – as to legal character and title. ILR 1970-2 (Del) 433: Eg. Suit by trespasser claiming adverse possession: Darshan Kumari v. Kaushalya Devi: 1990 JKLR 208; 1991 Kash LJ 1 (R.P. Sethi, J) for dispelling cloud: AIR 1953 (Gau) 162.
  4. Complicated or complex questions of fact and law to be ‘adjudicated’ (Anathula: 2008 SC 2033)
  5. Insurmountable obstacle – Md. Noorul Hoda v. Bibi Raifunnisa : (1996) 7 SCC 767; Chellakannuv. Kolanji (R. Banumathi, J.), AIR 2005 Mad 405.
  6. When the defendant raises a genuine dispute with regard to title and when he raises a cloud over the title of the plaintiff: Jharkhand State Housing Board v. Didar Singh , (2019) 17 SCC 692 . Referred to in: Padhiyar Prahladji Chenaji vs Maniben Jagmalbhai: 2022 SCC OnLine SC 258.
  7. When a title dispute exists; and plaintiff himself elaborated the same in the plaint. A. Subramanian v. R. Pannerselvam, AIR 2021 SC 821.
  8. In Sudhakara Reddy v. Lakshmamma, 2014 (4) ALT 404, 2011 (4) ALD 325 (DB), the High Court found fault with the lower courts for framing an issue so as to embrace a declaration (as to cancellation of a deed) in the suit seeking injunction simpliciter.

Should Date of Beginning of 20 Years be pleaded?

In Justiniano Antao v. Bernadette B. Pereira, (2005) 1 SCC 471, it was pointed out as follows:

  • “In order to establish a right by way of prescription to the detriment of the other party, one has to show that the incumbent has been using the land as of right peacefully and openly and without any interruption for the last 20 years. There should be specific pleadings and categorical evidence in general and specifically that since what date to which date one is using the access for the last 20 years.”

Kerala High Court, in Soman Nair v. Manoj Kumar, 2014 (P. Bhavadasan, J.) distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “12. A reading of the decision reported in Justiniano Antao’s case (cited supra) would reveal that the dictum has to be read in the context of facts of the case. That was a case where the Apex Court found that till 1984, the claimant was using another way and only thereafter the claim over the way through servient tenement was made. A vague assertion had been made in the said case that the pathway has been used for a long time. It was under those circumstances, the Apex Court had occasion to hold as mentioned above.
  • 13. In the case on hand, the definite pleading as could be culled out from the written statement and counter claim is that defendants as well as their predecessors-in-interest have been using the pathway in question for a long time in fact for more than 30 years and this is only means of access  to their property.”

Pappachan v. Alex, ILR 2023-3 Ker 523; 2023-5 KHC 10, distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “24. In Justiniano Antao (supra) there was no pleading by the plaintiff that she used the pathway in question for a period of 20 years. Holding that in the absence of such a pleading which is elementary and essential to claim a prescriptive easement right, the Apex Court held that the date from which the right of way was started to use should have been pleaded. The pleadings set forth by the appellants in this case certainly constitute sufficient pleadings to claim easement by prescription. It is true that they did not plead as to from which date they started using that pathway. They, however, pleaded that for the last more than 35 years they have been using that pathway. In the light of such a specific pleadings the law laid down in Justiniano Antao [(2005) 1 SCC 471] does not disentitle the appellants from claiming the relief.”

Dominant Owner  Cannot Dispute The Title Of The Servient Owner

It is trite law that the dominant owner  cannot dispute the title of the servient owner (Reghuprasad v. M.  Raghunathan, AIR 2020 Ker 16). 

In Omana v. Reji Kurian, AIR 2022 Ker 91, it is held (K. Babu, J.) as under:

  • “19. Yet another aspect that requires consideration is that the pleadings of the defendants in the written statement go in the line, denying the title of the plaintiff over the ‘B’ schedule way. One of the fundamental ingredients in a claim of easement is the admission of the title of the servient owner by the dominant owner. On this ground alone, the claim of the defendants over plaint ‘B’ schedule property by way of easement by prescription must fail.”

Read Blogs:


End Notes:

When Injunction granted Without Declaration

  • Where title claimed by the defendant is Nullity, or Ab-initio void.
  • No serious cloud, but trespasser without any claim to title or an interloper without any apparent title, merely denies the plaintiff’s title. 
  • Established custom/customary-rights (Eg. Village pathway, Marumakkathayam) and suits on  settled common law propositions (right of access to the adjoining land from the highways).
  • By virtue of enacted provisions of law (Sp. Relief Act, Easements Act, Contract Act etc.)

Persons having clear title and possession suing for injunction, should not be driven to the costlier and more cumbersome remedy of a suit for declaration. (Anathula: 2008 SC 2033).

When Injunction is granted without declaration:

Relevant ActWhen Injunction or Recovery Granted Without Declaration
Sp. Relief Act
Sec. 34
1. Title: well established; clear,simple and straight-forward; or settled right (lawful possession) or Well established possession
2. No Substantial questions of fact and law exists (2017 -7 MLJ 627; 2005-4 MLJ 258): Unnikrishnan v. Ponnu Ammal: AIR 1999 Ker 405.
3. No serious denial or cloud(not any apparent defect) on title (or right):   Anathula: AIR 2008 SC 2033. (Such as settled or lawful possession: Anathula: AIR 2008 SC 2033; infringement of trade mark or copyright: 2004-3 SCC 90).
4. Void acts: 2000 SC 1099; 2009-4 KLT 840; (2002) 9 SCC 28; AIR 1977 SC 1718; 2013 SC 1226
5. Fraud on character of a document (not contents): Premsingh v. Birbal: (2006) 5 SCC 353
Sp. Relief Act
Sec. 38
Particular instances specified in Sec. 38 (2) & (3) of the Sp. Rlf. Act
1. Breach of Contractual obligations(including Bylaw provisions)
2. Trustee invades plaintiff’s right.                
3. No standard for ascertaining damages.
4. Compensation in money would not be adequate relief.
5. Necessary to prevent multiplicity of judicial proceedings.
SR Act: Sec. 41(h)Fiduciary obligation (attached to trust): 41(h).
..No lis (no dispute for defendant): 2010-168 DLT 132
Evd. Act, S. 57Facts judicially noticeable: Evd. Act, S. 57
Ease-ments
Act
Sec. 35
35. Injunction to restrain disturbance – Subject to the provisions of the Specific Relief Act, 1877 (1 of 1877)1, sections 52 to 57 (both inclusive), an injunction may be granted to restrain the disturbance of an easement-
(a) if the easement is actually disturbed – when compensation for such disturbance might be recovered under this Chapter;
(b) if the disturbance is only threatened or intended – when the act threatened or intended must necessarily, if performed, disturb the easement. (See: Unnikrishnan v. Ponnu Ammal: AIR 1999 Ker 405)
Contract Act
Sec. 74
Law confers a right; or, Right arises under an Act. (Eg. with expression “shall be void”):(2015)7 SCC 601; 2003 SC 4102 Sec. 74 Contract Act: while resisting a claim of return of advance or to support forfeiture of earnest money, the defendant can resist it without a counter claim. In Kailash Nath Associates v. Delhi Development Authority (2015) 4 SCC 136, it is held: “The Section applies whether a person is a plaintiff or a defendant in a suit.”
Common LawEstablished custom/customary-rights. Eg. Village pathway, Marumakkathayam. It is pointed out in KVK Janardhanan v. State of TN, AIR 1995 Mad 179, that it is a settled proposition –
“In a case of a public road or a cart track every public has got a right of access to the adjoining land. There is no need to ask for a declaration and if there is any obstruction they can ask for the relief of a mandatory injunction.”
Consti-tutionConstitutional right: Art. 19, 21, 300A etc.
Evd. ActEstoppel against defendant S. 115, 116 (tenant), 117 (licencee) Evd. Act
..Acquiescence against defendant
..Already declared (in earlier civil case).

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Book No, 1 – Civil Procedure Code

Power of attorney

Title, ownership and Possession

Principles and Procedure

Admission, Relevancy and Proof

Land LawsTransfer of Property Act

Evidence Act – General

Sec. 65B

Law on Documents

Contract Act

Easement

Stamp Act & Registration

Will

Arbitration

Divorce

Negotiable Instruments Act

Book No. 2: A Handbook on Constitutional Issues

Religious issues

Book No. 3: Common Law of CLUBS and SOCIETIES in India

Book No. 4: Common Law of TRUSTS in India

Family Settlement or Family Arrangement in Law

Saji Koduvath, Advocate, Kottayam

Abstract

  • Perquisites of Family Settlement or Family Arrangement are the following-
    • It must be to settle disputes among family members (and it is not applicable to dealings between strangers); or for maintaining the interest and peace of the members of the family.
    • It must be for fair distribution of property.
    • The parties thereto must have been entered into voluntarily.
  • Distinctive characteristics of Family Settlement or Family Arrangement-
    • Oral family settlement is valid.
    • Only those who have an antecedent title, claim, or interest in the property can enter into a family settlement.
    • If it does not create or extinguish rights, registration is not mandatory.
    • Family Arrangement would operate as an estoppel
  • Kale v. Deputy Director of Consolidation, (1976) 3 SCC 119: AIR 1976 SC 807 is considered, in the subsequent decisions, as the leading Supreme Court decision that authoritatively laid down the essentials of Family Settlement or Family Arrangement.
  • In Ravinder Kaur Grewal v. Manjit Kaur, [2020] 9 SCC 706, it is held that it is not open to resile from the Family Settlement and the parties are estopped from contending to the contrary.

1. Kale v. Deputy Director of Consolidation, the leading decision

It is held in Kale v. Deputy Director of Consolidation, 1976-3 SCC 119, as under:

  • “10. In other words to put the binding effect and the essentials of a family settlement in a concretized form, the matter may be reduced into the form of the following propositions:
  • .(1) The family settlement must be a bona fide one so as to resolve family disputes and rival claims by a fair and equitable division or allotment of properties between the various members of the family;
  • .(2) The said settlement must be voluntary and should not be induced by fraud, coercion or undue influence;
  • .(3) The family arrangements may be even oral in which case no registration is necessary;
  • .(4) It is well settled that registration would be necessary only if the terms of the family arrangement are reduced into writing. Here also, a distinction should be made between a document containing the terms and recitals of a family arrangement made under the document and a mere memorandum prepared after the family arrangement had already been made either for the purpose of the record or for information of the Court for making necessary mutation. In such a case the memorandum itself does not create or extinguish any rights in immoveable properties and therefore does not fall within the mischief of Section 17(2) [Section 17(1)(b)?] of the Registration Act and is, therefore, not compulsorily registrable;
  • .(5) The members who may be parties to the family arrangement must have some antecedent title, claim or interest even a possible claim in the property which is acknowledged by the parties to the settlement. Even if one of the parties to the settlement has no title but under the arrangement the other party relinquishes all its claims or titles in favour of such a person and acknowledges him to be the sole owner, then the antecedent title must be assumed and the family arrangement will be upheld, and the Courts will find no difficulty in giving assent to the same;
  • .(6) Even if bona fide disputes, present or possible, which may not involve legal claims are settled by a bona fide family arrangement which is fair and equitable the family arrangement is final and binding on the parties to the settlement.” ( Quoted in: K Arumuga Velaiah v. P R Ramasamy, 2023-3 SCC 757)

Finally it was held as under:

  • “We would, therefore, return the reference with a statement of the following general propositions:
    • With reference to the first question:
  • (1) A family arrangement can be made orally.
  • (2) If made orally, there being no document, no question of registration arises.
    • With reference to the second question:
  • (3) If though it could have been made orally, it was in fact reduced to the form of a “document”, registration (when the value is Rs. 100 and upwards) is necessary.
  • (4) Whether the terms have been “reduced to the form of a document” is a question of fact in each case to be determined upon a consideration of the nature and phraseology of the writing and the circumstances in which and the purpose with which it was written.
  • (5) If the terms were not “reduced to the form of a document”, registration was not necessary ( even though the value is Rs. 100 or upwards); and, while the writing cannot be used as a document of title, it can be used as a piece of evidence for what it may be worth, e.g., as corroborative of other evidence or as an admission of the transaction or as showing or explaining conduct.
  • (6) If the terms were “reduced to the form of a document” and, though the value was Rs. 100 or upwards, it was not registered, the absence of registration makes the document inadmissible in evidence and is fatal to proof of the arrangement embodied in the document.
    • With reference to the third question:
  • (7) Where it has been found that there is not legally binding oral family arrangement, or that the arrangement, though reduced to writing with the intention that the document should be the document of title, cannot be proved for want of registration, and where no question of estoppel arises, the mere facts that mutation has taken place and that possession has been taken cannot remedy, by virtue of what is known to English law as the doctrine of “part performance”, the absence of registration.”

Kale v. Deputy Director of Consolidation, 1976-3 SCC 119, is referred to in the following decisions:

  • K.  Arumuga Velaiah v. P. R.  Ramasamy, 2022-3 SCC 757
  • S.  Kuldeep Singh v. S.  Prithpal Singh, AIR 2022 SC 3967
  • Ripudaman Singh v. Tikka Maheshwar Chand, 2021-7 SCC 446
  • Khushi Ram v. Nawal Singh, AIR 2021 SC 1117
  • Vineeta Sharma v. Rakesh Sharma, AIR 2020 SC 3717; 2020-9 SCC 1
  • Ravinder Kaur Grewal v. Manjit Kaur, AIR 2020 SC 3799; 2020-9 SCC 706

2. Family Arrangement is binding and operate as an Estoppel

It is held in Kale v. Deputy Director of Consolidation, 1976-3 SCC 119, as under:

  • “The principle that there is no estoppel against the statute does not apply to the present case. Assuming, however, that the said document was compulsorily registrable the Courts have generally held that a family arrangement being binding on the parties to it would operate as an estoppel by preventing the parties after having taken advantage under the arrangement to resile from the same or try to revoke it.” (quoted and followed in Ravinder Kaur Grewal and Ors. v. Manjit Kaur and Ors., [2020] 9 SCC 706).

After referring various previous decisions [#] it was emphasised in Kale v. Deputy Director of Consolidation, 1976-3 SCC 119, fixing the legal position, as under:

  • “This Court has also clearly laid down that a family arrangement being binding on the parties to the arrangement clearly operates as an estoppel so as to preclude any of the parties who have taken advantage under the agreement from revoking or challenging the same.” (followed in K Arumuga Velaiah v. PR Ramasamy, 2023-3 SCC 757)
    • [#] Ramgopal v. Tulshi Ram, AIR 1928 All 641,
    • Sitala Baksh Singh v. Jang Bahadur Singh, AIR 1933 Oudh 347,
    • Kalawati v. Sri Krlshna Prasad, ILR 19 Lucknow 57,
    • Bakhtawar v. Sunder Lal, AIR 1926 All. 173,
    • Awadh Narain Singh v. Narain Mishra, AIR 1962 Pat 400.

3. “Family” be understood in a wider sense

In Khushi Ram v. Nawal Singh, AIR 2021 SC 1117, it is observed as under:

  • “23. A Three Judge Bench in the celebrated judgment of this Court in kale and Ors. Vs. deputy director of Consolidation and Ors., (1976) 3 SCC 119, had elaborately considered all contours of the family settlement. This Court laid down that term “family” has to be understood in a wider sense so as to include within its fold not only close relations or legal heirs but even those persons who may have some sort of antecedent title, a semblance of a claim or even if they have a spes successionis.”

4. Does Family Arrangement Requires Registration

It is further held in K Arumuga Velaiah v. P R Ramasamy, 2023-3 SCC 757 as under:

  • “Ultimately, this Court held (in Kale v. Deputy Director of Consolidation) that the family arrangement in the nature of a compromise which was considered in that case did not require registration. It was further held that since the existence of the family arrangement was admitted in that case, the same was binding on the principle of estoppel. Also, even if the family arrangement could not be registered it could be used for collateral purpose, i.e. to show the nature and character of possession of the parties in pursuance of the family settlement and also for the purpose of applying the rule of estoppel which flowed from the conduct of the parties, who, having taken benefit under the settlement for seven years, later tried to resile from the settlement.”

Finally, on the facts of the case, referring previous decisions[#] it is held in K Arumuga Velaiah v. P R Ramasamy, 2023-3 SCC 757 as under:

  • “On a perusal of the award which is in the form of a resolution, it is clear that there was no right created in any specific item or asset of the joint family properties in any person but the parties resolved to take certain actions in pursuance of a family arrangement. Therefore under Annexure P­10 (Ex. B­13) there was no right created in favour of any party in any specific item of joint family property. The said document which has been styled as an award is, in our view, only a memorandum of understanding/family arrangement to be acted upon in future. Hence, in our considered view, the said document did not create rights in specific properties or assets of the family, in favour of specific persons. Therefore, the same did not require registration under section 17(1)(e) of the Act. The said document was in the nature of a document envisaged under section 17(2)(v) of the Act.”
    • [#] Bhoop Singh v. Ram Singh Major, 1995-5 SCC 709, and
    • Ravinder Kaur Grewalv. Manjit Kaur, 2020-9 SCC 706,
    • Ripudaman Singh v. Tikka Maheshwar Chand, 2021-7 SCC 446.

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Read in this Cluster  (Click on the topic):

Book No, 1 – Civil Procedure Code

Power of attorney

Title, ownership and Possession

Principles and Procedure

Admission, Relevancy and Proof

Land LawsTransfer of Property Act

Evidence Act – General

Sec. 65B

Law on Documents

Contract Act

Easement

Stamp Act & Registration

Will

Arbitration

Divorce

Negotiable Instruments Act

Book No. 2: A Handbook on Constitutional Issues

Religious issues

Book No. 3: Common Law of CLUBS and SOCIETIES in India

Book No. 4: Common Law of TRUSTS in India

Pendente Lite Transferee Cannot Resist or Obstruct Execution of a Decree

Jojy George Koduvath.

O. XXI r. 102, CPC bars placing obstruction by pendente lite transferees

Rule 99 of Order XXI of the CPC says that where any person other than the judgment debtor is dispossessed, he can make an application complaining of such dispossession.

Rule 101 directs that all questions (including questions relating to right, title or interest in the property) arising on the applications under Rule 99 shall be determined by the Court dealing with the application, and not by a separate suit.

Rule 102 bars placing such obstruction by pendente lite transferees.

Usha Sinha v. Dina Ram is the Classic decision. Held – If pendente lite transferee could resist, Every time he will transfer the property

Usha Sinha V. Dina Ram and others (2008) 7 SCC 144, is the classic decision on this subject. It is pointed out that if pendente lite transferee could resist or obstruct execution of a decree, every time the decree holder seeks execution, the judgment debtor will transfer the property. It is laid down in this decision-

  • Rule 102 declares that if the resistance is caused or obstruction is offered by a transferee pendente lite of the judgment debtor, he cannot seek benefit of Rule 98 or 100 of Order XXI.
  • If unfair, inequitable or undeserved protection is afforded to a transferee pendente lite, a decree holder will never be able to realize the fruits of his decree.
  • Every time the decree holder seeks a direction from a Court to execute the decree, the judgment debtor or his transferee will transfer the property and the new transferee will offer resistance or cause obstruction. To avoid such a situation, the rule has been enacted.
  • Rule 102, therefore, clarifies that there should not be resistance or obstruction by a transferee pendente lite.
  • Since the appellant is a purchaser pendente lite and as she has no right to offer resistance or cause obstruction and as her rights have not been crystallized in a decree, Rule 102 of Order 21 of the Code comes into operation. Hence, she cannot resist execution during the pendency of the suit instituted by her.

Scope of adjudication is confined to whether transfer was pendent lite

It is pointed out in Usha Sinha V. Dina Ram that it was held in Silverline Forum Pvt. Ltd. v. Rajiv Trust, (1998) 3 SCC 723, that where there is a the transfer pendente lite, the scope of adjudication is confined to a question whether he was a transferee during the pendency of a suit in which the decree was passed. Once the finding is in the affirmative, the Executing Court must hold that he had no right to resist or obstruct and such person cannot seek protection from the Executing Court.

Whether ‘Pendente Lite Transfer’ – if it was After Dismissal of Suit, for Default

In Jini Dhanraj Gir v. Shibu Mathew (SC, 16 May, 2023), one of the questions arisen was whether there was ‘pendente lite transfer’, if the transfer was made after dismissal (post-dismissal) of the suit for default (and before its restoration). It was argued that during the time when the transfer was effected there was no pending lis. The Executing Court posted the EP to determine the question as to whether the transfer would attract Rule 102.

The Apex Court observed that the claim raised by the Respondents, ‘cannot be thrown out at the threshold since it is well within their rights to contest the application under Order XXI Rule 97, CPC‘. The Apex Court directed that it was most appropriate for the Executing Court to determine the question as to whether the transfer would attract Rule 102.

Rules 97 to 102, Order XXI CPC

“Order XXI – Execution of decrees and orders

97. Resistance or obstruction to possession of immovable property –

  • .(1) Where the holder of a decree for the possession of immovable property or the purchaser of any such property sold in execution of a decree is resisted or obstructed by any person obtaining possession of the property, he may make an application to the Court complaining of such resistance or obstruction.
  • .(2) Where any application is made under sub­rule (1), the Court shall proceed to adjudicate upon the application in accordance with the provisions herein contained.

98. Orders after adjudication –

  • .(1) Upon the determination of questions referred to in rule 101, the Court shall, in accordance with such determination and subject to the provisions of sub­rule (2), ­
  • .a. make an order allowing the application and directing that the applicant be put into the possession of the property or dismissing the application; or
  • .b. pass such other order as, in the circumstances of the case, it may deem fit.
  • .(2) Where, upon such determination, the Court is satisfied that the resistance or obstruction was occasioned without any just cause by the judgment­ debtor or by some other person at his instigation or on his behalf, or by any transferee, where such transfer was made during the pendency of the suit or execution proceeding, it shall direct that the applicant be put into possession of the property, and where the applicant is still resisted or obstructed in obtaining possession, the Court may also, at the instance of the applicant, order the judgment­ debtor, or any person acting at his instigation or on his behalf, to be detained in the civil prison for a term which may extend to thirty days.

99. Dispossession by decree­ holder or purchaser –

  • .(1) Where any person other than the judgment debtor is dispossessed of immovable property by the holder of a decree for the possession of such property or, where such property has been sold in execution of a decree, by the purchaser thereof, he may make an application to the Court complaining of such dispossession.
  • .(2) Where any such application is made, the Court shall proceed to adjudicate upon the application in accordance with the provisions herein contained.

100. Order to be passed upon application complaining of dispossession –

  • Upon the determination of questions referred to in rule 101, the Court shall, in accordance with such determination, –
  • .a. make an order allowing the application and directing that the applicant be put into the possession of the property or dismissing the application; or
  • .b. pass such other order as, in the circumstances of the case, it may deem fit.

101. Question to be determined –

  • All questions (including questions relating to right, title or interest in the property) arising between the parties to a proceeding on an application under rule 97 or rule 99 or their representatives, and relevant to the adjudication of the application, shall be determined by the Court dealing with the application, and not by a separate suit and for this purpose, the Court shall, notwithstanding anything to the contrary contained in any other law for the time being in force, be deemed to have jurisdiction to decide such questions.

102. Rules not applicable to transferee pendente lite –

  • Nothing in rules 98 and 100 shall apply to resistance or obstruction in execution of a decree for the possession of immovable property by a person to whom the judgment­ debtor has transferred the property after the institution of the suit in which the decree was passed or to the dispossession of any such person.
  • Explanation – In this rule, “transfer” includes a transfer by operation of law.

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What is Easement, in law? Right of Easement Simplified

Saji Koduvath, Advocate, Kottayam.  

What is Easement?

  • Easement is a right possessed by the owner of a land (dominant land),
    • to use the land of another (servient land),
    • for the beneficial enjoyment of the dominant land.

Easement Does Not Confer Ownership or Possession

By virtue of easement –

  • No Ownership is bestowed in the (servient) land (AIR 2004 All 359; AIR 1925 Bom 335).
  • No Possession is obtained in the (servient) land. (2011 (2) KLT 605; AIR 1925 Bom 335).  
  • No Substantive Interest is created in the (servient) land. (2003 (1) KLT 320; AIR 1954 All 393).

Easement (सुखाधिकार) is Well Recognised, And Circumscribed by Law

  • Easement is a limited right touse’or ‘enjoyanother’s land.
  • It is to do, or to prevent to do, some specific thing.
  • It is to be exercised in a way least onerous to ‘another’s land’.
  • It is not a right to build and enjoy.
  • The right gained cannot be enlarged.
    • That is, an easement of way to a particular (dominant) property cannot be extended to another property by the dominant owner; an easement for residential purpose cannot be enlarged for an industrial purpose. (Sec. 28, 29, 43 etc.)
  • Servient owner can use his land in any manner (without disturbing enjoyment of the easement).

According to ‘Katiyar on Easements’:                                                                   

  • Easement is not a right to land or exclude owner.
  • It is not a right to permanent occupation. 
  • It does not confer exclusive right of user/enjoyment.
  • And, it is not a corporeal interest in land.

Easement – Definition under the Indian Easements Act

SECTION 4 of the Indian Easements Act defines Easements as under:

  • “An easement is a right
  • which the owner or occupier of certain land possesses,
    • as such,
  • for the beneficial enjoyment of that land 
  • to do and continue to do something, or to prevent and continue to prevent something being done,
  • in or upon, or in respect of, certain other land not his own.”

Salient Limitations of Easement under the Indian Easements Act

  • The owner of a land only ‘uses’or ‘enjoys‘ land of another (Sec. 31)
  • It is only ‘enjoyment’ of soil or things ‘subsisting’ (Explanation in Sec. 4).
  • It allows limited enjoyment of land, and advantages from its situation: S. 7
  • Right be exercised in a way least onerous to ‘another’s land’: Sec. 22
  • Servient owner can secure full enjoyment; but, he should cause as little inconvenience: Sec. 24: 2017-2 KLT 63

It is Not a right to:                                            

  • tend to total destruction of servient tenement: S. 17 (2003 (1) KLT320)
  • make additional burden: S. 23
  • make constructions in, or cultivate upon: (2003 (1) KLT 320).
  • prevent servient owner to use: S. 27 : 2003 (1) KLT 320
  • enlarge purpose of, or accustomed user: S. 28
  • substantially increase an easement: S. 29
  • prevent servient owner from obstructing excessive  ‘user’ of servient land – as ‘enjoyment of easement’: S. 31
  • increase burden by making permanent change in do. tent: S. 43
  • capable of forming grant – No easement, if Not capable of forming grant (without document or registration): 1987 (2) KLT 1037.

No easement if:

  • right claimed is incidents of ownership.
  • servient property belongs to him. Easement is a right with conscious knowledge that the servient property does not belong to him. AIR 1966 Raj 265. It must also be with proper animus as to easement: AIR 1973 Mad 173.

The word ‘Servient’ is derived from ‘Serve’

Literal meaning of the word ‘servient’ is – subordinate, subservient and subject to another. Etymologically it is derived from ‘servus’ (Latin) meaning – slave or servant.

Sec. 4 Explains ‘Servient Heritages’ as under:

  • Dominant and Servient Heritages and OwnersThe land for the beneficial enjoyment of which the right exists is called the dominant heritage, and the owner or occupier thereof the dominant owner; the land on which the liability is imposed is called the servient heritage, and the owner or occupier thereof the servient owner.”

Thus, the land upon which the right is claimed is ‘servient’ land.

For the Beneficial Enjoyment of that Land.

The most outstanding clause in the definition of easement is “Beneficial Enjoyment”.

Easements are primarily for the beneficial enjoyment of dominant heritage. Easement stands as part and parcel of dominant land. The definition says that an easement is a ‘right which the owner or occupier of certain land possesses, as such’. 

As Such

‘As such’ is used for emphasis to convey that easement is essentially connected to the dominant land, and it is inherently for the beneficial enjoyment of annexed/appertained (dominant) land; and not a right ‘in gross’ (for the benefit of individuals).

It also conveys the idea that the ‘easement’ must be one existing: and not one intended to be created in future.

Profit-a-prendre – Indian Law Varies from English Law

Under English Law, an easement is a privilege alone; and profit-a-prendre (right to take) is not an easement. It does not allow “Removal and Appropriation” also. The Indian Easements Act purposefully used “to do something in or upon”, decisively avoiding, ‘to use’ or ‘to enjoy’; because, Indian Law allows ‘profit-a-prendre‘ [fishing, pasturing, grass-cutting for thatching, etc.]. It is allowed on Indian situations – but, without conferring substantial interest in the servient land. ‘Profit a predre’ is not appurtenant to any dominant land; and it is a right ‘in gross’ (for the benefit of individuals).

Explanation to Sec. 4 of the Indian Easements Act, 1882 reads as under:

  • “Explanation – In the first and second clauses of this section, the expression “land” includes also things permanently attached to the earth;
  • the expression “beneficial enjoyment” includes also possible convenience, remote advantage, and even a mere amenity;
  • and the expression “to do something” includes removal and appropriation by the dominant owner, for the beneficial enjoyment of the dominant heritage, of any part of the soil of the servient heritage, or anything growing or subsisting thereon.”

From the above Explanation it is clear that easement includes appropriation of certain tangible material things or natural resources (Profit-a-Prendre). They are further made clear by the Illustrations to various sections as shown under:

  • Illustn.-(d) of S.4. It speaks as to Graze cattle, take water and fish out from the tank, take timber from wood, take fallen leaves for manuring.
  • Illustn.- (b) of S. 22. It states about cutting  thatching- grass
  • Illustn.- (a) of S. 24. It refers to easement to lay pipes.

Hence, it is clear: Easement is not a mere ‘Privilege’; but, it includes:

  • limited (legally-recognised) enjoyment /user/interest in serviant heritage, and
  • a right for (expressly-recognised) profit.

Though Profit-a-prendre is allowed by Indian law considering the peculiarities of Indian situations, it is not a corporeal right.  And, it does not allow maintaining a substantial interest over the servient land.  No profit-a-prendre in gross also, i.e., for the benefit of individuals. On a close look, it can be seen that it is substantially related to ‘user’ of servient land.

“To do do something & ‘Removal and Appropriation

In State of Bihar v. Subodh Gopal Bose, AIR 1968 SC 281, our Apex Court held as under:

  • “By the Explanation to Sec. 4 the expression “to do something” includes removal and appropriation by the dominant owner, for the beneficial enjoyment of the dominant heritage, of any part of the soil of the servient heritage, or anything growing or subsisting thereon. A profit-a- prendre is therefore included in the definition of “easement” in Sec. 4 of the Indian Easements Act. But an easement being a right which is super-added to the ordinary common law incidents of the ownership of a dominant tenement, and which connotes a corresponding burden on a servient tenement, can only be created by grant, or by statute.”

Easement is acquired; not arise out of ‘Express Permission’

Sec. 12, Easements Act states that an easement is acquired (under grant, partition or prescription) by the owner of an immovable property. Section 12, Indian Easements Act, 1882 reads as under:

  • 12. Who may acquire easements-An easement may be acquired by the owner of the immovable property for the beneficial enjoyment of which the right is created, or on his behalf, by any person in possession of the same.
  • One of two or more co-owners of immovable property may, as such, with or without the consent of the other or others, acquire an easement for the beneficial enjoyment of such property.
  • No lessee of immovable property can acquire, for the beneficial enjoyment of other immovable property of his own, an easement in or over the property comprised in his lease.

It is observed by the Apex Court in Bachhaj Nahar Vs. Nilima Mandal, AIR 2009 SC 1103, that the claimant of easement (prescription) should plead and prove that the right claimed was enjoyed independent of any agreement with the owner of the property over which the right is claimed, as any user with the express permission of the owner will be a licence and not an easement. 

Easement and Licence – Distinction

Division Bench of the Delhi High Court, in Chandu Lal v. Municipal Corporation of Delhi, AIR 1978 Del 174, distinguished easement and licence as under:

  • “26… A mere licensee has only a right to use the property. Such a right does not amount to an easement or an interest in the property but is only a personal privilege to the licensee. After the termination of the license, the licensor is entitled to deal with the property as he likes. This right he gets as an owner in possession of his property. He need not secure a decree of the Court to obtain the right. He is entitled to resist in defence of his property the attempts of a trespasser to come upon his property by exerting the necessary and reasonable force to expel a trespasser……..”

Acquisition of Easements – “Basis of Every Right of Easement is Grant”

The Indian Easements Act, 1882 refers to the different methods by which easements are acquired. They are pointed out (Ramkanya Bai v. Jagdish, AIR 2011 SC 3258) to be the following:

  1. easements by grantexpress grant by the owner of the servient heritage
  2. easements of necessity: based on implied grants or reservations made by the owner of a servient heritage at the time of transfers or partitions
  3. easements by prescription: it is presumed that it is acquired by peaceable and open enjoyment, without interruption for twenty years and
  4. customary easements: it is inferred that it is acquired by virtue of a local custom.

For easement by prescription, it is not necessary that the user should be exclusive, but the claimant should exercise it under some claim existing in his own favour independently of all others.

The origin of all easements is, theoretically, grant by the servient owner. It may be express or implied. It may also be presumed from long user.

In Lachhi v. Ghansara Singh, AIR 1972 HP 89, it is held as under:

  • “The basis of every right of easement by whatsoever method it may have been acquired, is theoretically a grant from the servient-owner.
    • It may be expressed, as is mentioned in Sections 8 to 12 of the Act, or
    • it may be implied from the circumstances as in Section 13 of the Act. or
    • it may be presumed from long and continued user for a certain period as in Section 15 of the Act, or
    • it may be inferred from a long and continued practice of user by a certain class of the public in certain locality.” 

Grant may be Express or “Implied

The origin of all easements is, theoretically, grant by the servient owner. It may be express or implied. It may also be presumed from long user.

  • Note: Traditionally, the term ‘implied easement’ was used by the conventional authorities only to denote ‘easement of necessity‘. However, in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622, the Supreme Court used the same to refer to an easement of grant ‘arising by implication‘.

It is observed in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622, as under:

  • “13. On the question of easement by grant, the Appellate Court was of the opinion that the plaintiff’s claim in that respect stood proved. The plaintiff had acquaintance and association with the Ashramam and Yogini Amma from his childhood days as revealed from the oral and documentary evidence. Considering the location and nature of `B’ schedule pathway, the location of two pillars at its inception and the gate from which it started, it could be seen that it had been in use by the plaintiff as a pathway. The plaintiff had been residing in the house on `A’ schedule property even prior to the deed of settlement. Therefore, the Appellate Authority arrived at the conclusion that the plaintiff had obtained right of easement of grant from Yogini Amma over the `B’ schedule pathway.
  • An easement of grant is a matter of contract between the parties and it may have its own consideration. (B.B. Katiyar’s Commentaries on Easements and Licenses, p. 762).  It may be either express or even by necessary implication. Though easement of necessity will come to an end with the termination of necessity, easement acquired by grant cannot be extinguished on that ground as per section 13(b) of the Indian Easements Act, 1882. Therefore, even assuming that the plaintiff had an alternative pathway as contended by the defendants, it does not extinguish the right of easement of grant in favour of the plaintiff. Therefore, the Trial Court was justified in granting a relief of declaration of right of easement of grant over the `B’ schedule pathway. However, the declaration granted on the ground of easement of necessity was not justified.”

The aforesaid Supreme Court decision (Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622) arose from the Kerala High Court decision, Sree Swyam Prakash Ashramam v. N. Gopala Pillai on 9 May, 2006. It was affirmed by the Supreme Court. The Kerala High Court held as under:

  • “Theoretically all easements have their origin in some sort of grant by the servient owner. The grant may be express or it may be implied from the surrounding attendant circumstances and conduct of the parties or it may even be presumed from long user. In the case of an express grant of easement the limit thereof depends on the words used.”

Upholding the view of the Kerala High Court the Apex Court held as under:

  • “In our view, therefore, the High Court was also fully justified in holding that there was implied grant of ‘B’ schedule property as pathway, which can be inferred from the circumstances for the reason that no other pathway was provided for access to ‘A’ schedule property of the plaint and there was no objection also to the use of ‘B’ schedule property of the plaint as pathway by the original plaintiff (since deceased) at least up to 1982, when alone the cause of action for the suit arose.”

Also read: Implied Grant: A Valid Mode of Creation of Easement under Indian Law

No Explicit ‘Consideration’ Required for Easement by Grant

Neither the provisions of the enacted law (Easements Act, 1882) nor judicial decisions specifically address the requirement of ‘consideration’ in the creation of easements by grant. This omission is understandable, as Indian law clearly permits the acquisition of easements by grant – both express and implied. Since an easement may arise by implication, and the intention to grant can be inferred from the terms of the grant or the surrounding circumstances, the fundamental principle of easement law – that every easement is, in theory, rooted in a grant – supports the conclusion that no express consideration is required for the creation of an easement by grant.

Sec. 8 of the Indian Easements Act reads:

  • “An easement may be acquired by the owner of the immovable property for the beneficial enjoyment of which the right is created, or, on his behalf, by any person in possession of the same.”

Sec. 13 further elaborates on easements of necessity and quasi-easements, indicating that such easements can arise from the transfer or bequest of immovable property, again without a requirement for consideration.

In Sree Swayam Prakash Ashramam v. G. Anandavally Amma, the Supreme Court held:

  • “Theoretically all easements have their origin in some sort of grant by the servient owner. The grant may be express or it may be implied from the surrounding attendant circumstances and conduct of the parties or it may even be presumed from long user.”

Consideration is not an essential element for easement of grant. In Sree Swayam Prakash Ashramam v. G. Anandavally Amma, the Supreme Court held easement of grant is a matter of contract between the parties and it may have its own consideration. (B.B. Katiyar’s Commentaries on Easements and Licenses, p. 762). 

Extent of Easement If used for several purposes, inferred for all purposes

Generally speaking, law on easement is strict and stand against unreasonably enlarging easements and imposing additional burthen on servient tenement.

But, in Cowling v Higginson (1838) 4 M & W 245, it was held as under:

  • “If a way has been used for several purposes, there may be a ground for inferring that there is a right of way for all purposes.”

At times the courts in India also took a pragmatic stand that easement for one purpose can be changed to another, provided there is no additional burden (agricultural purposes might be used for the purpose of a factory provided no additional burden). It can be shown that what is prohibited is “substantial increase(as provided in Sec. 29). See:

  • Jesang v. Whittle, (1899) ILR 23 Bom 595,
  • Manchersha Sorabji v. Virjivallabhdas, (1926) ILR 50 Bom 635,
  • Mahammad Beari v. Badava Beari, (1931) 61 Mad LJ 58.

Easement – Enlargement & Imposing Additional Burthen.

Under the provisions of the Easements Act, the dominant owner cannot –

  • enlarge purpose of, or accustomed user (S. 28) and
  • substantially increase an easement (S. 29).
    • For example, an easement of way to a particular (dominant) property cannot be extended to another property by the dominant owner; an easement for residential purpose cannot be enlarged for an industrial purpose. (Sec. 28, 29, 43 etc.)

Sec. 28 of the Easement Act reads as under:

  • 28 Extent of easements -With respect to the extent of easements and the mode of their enjoyment, the following provisions shall take effect:-
  • Easement of necessity -An easement of necessity is co-extensive with the necessity as it existed when the easement was imposed.
  • Other easements -The extent of any other easement and the mode of its enjoyment must be fixed with reference to the probable intention of the parties, and the purpose for which the right was imposed or acquired. In the absence of evidence as to such intention and purpose-
    • .(a) Right of way -A right of way of any one kind does not include a right of way of any other kind;
    • (b) Right to light or air acquired by grant -The extent of a right to the passage of light or air to a certain window, door on other opening, imposed by a testamentary or non-testamentary instrument, is the quantity of light or air that entered the opening at the time the testator died or the non-testamentary instrument was made;
    • (c) Prescriptive right to light or air -The extent of a prescriptive right to the passage of light or air to a certain window, door or other opening is that quantity of light or air which has been accustomed to enter that opening during the whole of the prescriptive period irrespectively of the purposes for which it has been used;
    • (d) Prescriptive right to pollute air or water-The extent of a prescriptive right to pollute air or water is the extent of the pollution at the commencement of the period of user on completion of which the right arose; and
    • (e) Other prescriptive rights -The extent of every other prescriptive right and the mode of its enjoyment must be determined by the accustomed user of the right.

Sec. 29 of the Easement Act reads as under:

  • 29. Increase of easement -The dominant owner cannot, by merely altering or adding to the dominant heritage, substantially increase an easement. Where an easement has been granted or bequeathed so that its extent shall be proportionate to the extent of the dominant heritage, if the dominant heritage is increased by allution, the easement is proportionately increased, and if the dominant heritage is diminished by dilution, the easement is proportionately diminished. Save as aforesaid, no easement is effected by any change in the extent of the dominant or the servient heritage.

Existence of alternate way will End Easement of Necessity

Existence of alternate way, how ever inconvenient, will end Easement of Necessity.

  • See: Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622
  • Gouri Amma Krishnamma v. Seethalakshmi Amma, AIR 2004 Ker 75,
  • Thilakraj v. Sebastian, 2014-4 Ker LT 714, 2014 KHC 5042,
  • Rameshchandra Bhikhabhai Patel v. Sakriben,  AIR 1978 Guj 62.

In Hero Vinoth (Minor) v. Seshammal, (2006) 5 SCC 545, AIR 2006 SC 2234, it is held that an easement by grant would not get extinguished under Section 41 of the Act which relates to an easement of necessity.

Easement of Necessity is limited to Barest Necessity, however inconvenient it is

In Hero Vinoth (Minor) vs. Seshammal, (2006) 5 SCC 545, AIR 2006 SC 2234, our Apex Court held as under:

  • “An easement of necessity is one which is not merely necessary for the reasonable enjoyment of the dominant tenement, but one where dominant tenement cannot be used at all without the easement. The burden of the servient owner in such a case is not on the basis of any concession or grant made by him for consideration or otherwise, but it is by way of a legal obligation enabling the dominant owner to use his land. It is limited to the barest necessity however inconvenient it is irrespective of the question whether a better access could be given by the servient owner or not. When an alternate access becomes available, the legal necessity of burdening the servient owner ceases and the easement of necessity by implication of law is legally withdrawn or extinguished as statutorily recognized in Section 41. Such an easement will last only as long as the absolute necessity exists. Such a legal extinction cannot apply to an acquisition by grant and Section 41 is not applicable in such case.”

Who has the Burden to show Alternate Way

In Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622, it is held that the plaintiff claiming easement of necessity or grant has only a primary burden to prove the absence of any alternate pathway.

“In a case where the original plaintiff was claiming easement right either as grant or as of necessity the plaintiff has only a primary burden to prove the absence of any alternate pathway. As the defendants have not proved the existence of any pathway for access to Plaint `A’ schedule property the version of the plaintiff that there is no alternate pathway shall be accepted. … The defendants have not entered the witness box to disprove the evidence led by the plaintiff.

Who has the Onus to show Alternate Way Could Not be Used ‘As Of Right’

When the existence of alternate way is shown by the alleged servient owner of easement of necessity, the onus to prove that the way cannot be used “as of right” is upon the dominant owner. In Antony @ Anthappan v. George,  LAWS(KER) 2012-11-179 it is held by t6he Kerala High Court as under:

  • “11. When the existence of an alternate way is shown, the appellants ought to have shown that they could not use it as of right. That is because that is a matter within the knowledge of the appellants. The appellants did not adduce evidence in that line.”

The High Court then remanded the case giving the dominant owners an opportunity to adduce evidence to show that the alternate way was not one which they were entitled to use as of right.

Apparent and Continuous Easements

Sec. 5 of the Easements Act defines apparent and continuous easements.

  • An apparent easement is defined as one the existence of which is shown by some permanent sign which, upon careful inspection by a competent person, would be visible to him; and
  • a continuous easement is one whose enjoyment is, or may be, continual without the act of man.

Easement of Necessity and Quasi Easement

  • Easement of Necessity: even if – no visible sign (not apparent); and even if – never used before (not continuous). E.g., a foot path to a landlocked plot.
    • But, there should have strict necessity.
  • Quasi Easement – must be visible (apparent) and must be functioning without repeated human action (continuous). E.g., water flowing through a pipe or a drainage system.
    • It is based on prior use before land division.
    • It requires only reasonable necessity, not strict necessity.

Implied Grant and Quasi-Easement

  • The question of implied grant (or quasi-easement) arises only if the alleged easement is:
    • Apparent (i.e., visible upon reasonable inspection), and
    • Continuous (i.e., functions without repeated human intervention)
  • E.g., Water flowing through a pipe, A drainage trench, Overhead electric cables.

Implied Grant and Quasi Easement in a ‘Formed’ Way

There could be no implied grant where the easements are not continuous and non-apparent. But, in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622, our Apex Court found quasi easement under Section 13(b) of the Indian Easements Act over a way in the following circumstances –

  • Though there could be no implied grant where the easements are not continuous and non-apparent, if there is a ‘formed road’ existing over one part of the tenement for the apparent use of another portion or there is ‘some permanence in the adaptation of the tenement’ from which continuity may be inferred, an exception can be inferred (Annapurna Dutta vs. Santosh Kumar Sett, AIR 1937 Cal.661, B.K. Mukherjee, referred to).
  • There was implied grant of ‘B’ schedule property as pathway, which can be inferred from the circumstances for the reason that no other pathway was provided for access to dominant property and there was no objection also to the use of disputed way by the plaintiff.
  • An easement may arise by implication, if the intention to grant can properly be inferred either from the terms of the grant or the circumstances.
  • A trace of the pathway could be presumed to be in existence from the time when the plaintiff acquired the properties by separation of tenements.
  • Only access to the property was through disputed pathway.
  • It was required for the reasonable and convenient use of the plaintiff’s property and that on severance of the tenements, plaintiff can be presumed to have got a right over disputed pathway by an implied grant and also an easement of necessity.
  • The user was not obstructed for very long time.
  • There was no reason to disbelieve the plaintiff’s version that disputed way was given as grant for his use as he was a close relative of the former.
  • There was an apparent and continuous use which was necessary for the enjoyment of the `A’ schedule property within the meaning of Section 13(b) of the Indian Easements Act.
  • The defendants have not entered the witness box to disprove the evidence led by the plaintiff.
  • Therefore, the plaintiff was entitled to easement right in respect of the pathway.

Pleaded ‘Grant’; Not, Implied Grant – Apex Court, allowed Implied Grant

Though the plaintiff pleaded only ‘Grant’, and not, Implied Grant,  our Apex Court, in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 622, allowed Implied Grant observing as under:

  • “It is true that the defendant/appellant alleged that no implied grant was pleaded in the plaint. The Trial Court, in our view, was justified in holding that such pleadings were not necessary when it did not make a difference to the finding arrived at with respect to the easement by way of grant. Accordingly, there is no substance in the argument raised by the learned senior counsel for the appellants.”

Grant of Right of Way must be Liberally Construed

Katiyar on Easements repeatedly said in his treatise that a ‘grant of right of way must be liberally construed’ to ensure the dominant owner’s beneficial enjoyment of his land. Gale on Easements (leading English treatise) and “Law of Easements and Licenses” by P.S. Narayana also emphasised this principle.

In Mathai v. Jordi Poulose,  ILR 2011-2 Ker 484; 2011-2 KHC 591; 2011-2 KLT 605, it was found that the suit agreement, made it clear that the right given thereunder was not a personal right but a right for the beneficial enjoyment for the property, and it could only be a right of easement and not a licence. The High Court  referring Ram Sarup Gupta v. Bishun Narain Inter College, AIR 1987 SC 1242, said further as under:

  • “18. True, the plaint did not specifically show that appellant has claimed a right of easement by grant. But as rightly argued by the learned counsel appearing for the appellant, a pleading must be liberally construed and placing undue emphasis on the form is not in the interest of justice. The Honourable Supreme Court in Ram Sarup Gupta v. Bishun Narain Inter College (AIR 1987 SC 1242) held:
  • “It is well settled that in the absence of pleading, evidence, if any, produced by the parties cannot be considered. It is also equally settled that no party should be permitted to travel beyond its pleading and that all necessary and material facts should be pleaded by the party in support of the case set up by it. The object and purpose of pleading is to enable the adversary party to know the case it has to meet. In order to have a fair trial it is imperative that the party should state the essential material facts so that other party may not be taken by surprise. The pleadings however should receive a liberal construction, no pedantic approach should be adopted to defeat justice on hair splitting technicalities. Sometimes, pleadings are expressed in words which may not expressly make out a case in accordance with strict interpretation of law, in such a case it is the duty of the Court to ascertain the substance of the pleadings to determine the question. It is not desirable to place undue emphasis on form, instead the substance of the pleadings should be considered. Whenever the question about lack of pleading is raised the enquiry should not be so much about the form of the pleadings, instead the Court must find out whether in substance the parties knew the case and the issues upon which they went to trial. Once it is found that in spite of deficiency in the pleadings parties knew the case and they proceeded to trial on those issues by producing evidence, in that event it would not be open to a party to raise the question of absence of pleadings in appeal.”

Leading English cases on – Easements cannot be Increased

Following are the leading English cases extensively referred by Katiyar (on Easements) in this regard-

1. Williams v. James: [1867] LR 2 CP 577, held that ‘a right of way obtained by prescription for the purpose of carting hay to field ‘cannot be increased so as to affect the servient tenement by imposing upon it any additional burthen’.

  • This decision is followed in Jotindra Mohan Mitter v. Probodh Kumar Dutt, AIR 1932 Cal 249, and it was held –
  • “In ascertaining the extent of the right of user of a road when the condition of the adjoining property has been altered, the fact that there was plenty of room in the road had never been taken into consideration. The right must be measured according to the principle laid down by Wills, J., in Williams v. James [1867] 2 C.P. 577 as a reasonable use for the purpose of the land in the condition in which it was when the user took place, that is in the case of this mansion, in the state in which it was when the grant was made. The matter must however be looked at reasonably, and no small addition to the house would be improper. Here there had been a very large increase.

2. Wimbledon and Putney Commons Conservators v. Dixon: (1875) 1 Ch D 362, held that ‘if a right of way to a field be proved by evidence of user, however general, for whatever purpose qua field, the person who is the owner of that field cannot from that say, I have a right to turn that field into a manufactory, or into a town, and then use the way for the purpose of the manufactory or town so built.’

  • This decision is followed in Manchersha Sorabji Shet v. Virijvalavdas Jekisandas, (1926) 28 BomLR 1158, and it was held –
  • “In Wimbledon and Putney Commons Conservators v. Dixon (1875) 1 Ch D 362 it was held that the immemorial user of a right of way for all purposes for which a road was wanted in the then condition of the property, does not establish a right of way for all purposes in an altered condition of the property where that would impose a greater burden on the servient tenement. Where a road had been immemorially used to a farm not only for usual agricultural purposes, but in certain instances for carrying building materials to enlarge the farm-house and rebuild a cottage on the farm, and for carting away sand and gravel dug out of the farm, it was decided that those circumstances did not establish a right of way for carting the materials required for building a number of new houses on the land.”

3. Corporation of London v. Riggs (1880) 13 Ch. D. 798 held that a right of way of necessity is not a general right “for all purposes”; it is limited to the uses to which it had been put at the time when the action first arose or when the way of necessity was created.

  • This decision is followed in Manchersha Sorabji Shet v. Virijvalavdas Jekisandas, (1926) 28 BomLR 1158, and it was held –
  • “Again, in Corporation of London v. Riggs (1880) 13 Ch.D. 798 the head-note runs as follows :- Where the owner of a close surrounded by his own land grants the land and reserves the close, the implied right to a way of necessity to and from the close over the land operates by way of re-grant from the grantee of the land, and is limited by the necessity which created it.”

Will Easement of Necessity Ripen into a Prescriptive Easement?

In other words-

  • Can one claim ‘easement of necessity’ and ‘easement by prescription’ with respect to a (same) way?  
  • Does a way  that started with minimum width (say a foot-path) under the claim ‘easement of necessity’, and continued with a higher width (so that cars can be taken), in the course of time,  for more than 20 years, will yield or bring-in ‘easement by prescription’?

We find answer in negative form in Tanba Nusaji Mahajan v, Pandhari Mahajan, 2004 (6) BomCR 782, 2004 (4) MhLJ 109. It is held as under:

  • “10. However, a way of necessity is distinguished from the right of way acquired by prescription and cannot ripen into a prescriptive easement so long as the necessity continues. A way of necessity arises by virtue of conditions entirely different from easement of way created by prescription. The former arises by implication of law out of the necessities of the case and is based upon principle of law which negative the existence of a way by continuous adverse user. The acquisition of way by adverse user is based upon the theory of the hostility of the use to the title of the person over whose lands it is acquired, while a way of necessity is based upon an implication of an intended grant and the use of it is based entirely upon such implication or consent to its use.”

Read: Prescriptive Rights in Easements and Adverse Possession – Inchoate until Title thereof is Upheld by a Competent Court

“In or upon, or in respect of, certain other land not his own”

Easement is a right to do something in or upon land of another. Even if the easement involves ‘construction’, it should be of another; because, Sec. 4: Explanation reads: “land” includes also things permanently attached to earth.

If the subsisting-construction is made by, or it belongs to, dominant owner, no doubt, there will be no easement. [1987 (2) Ker LT 1037 (Bund); AIR 1915 PC 131 (Jetty); AIR 1971 SC 1878].

  • Vasudeva Prabhu   Madhava Prabhu, AIR 1993 Ker 68 (no easement in co-ownership property)
  • Venkateswaraswamivari Devasthanam v. Velidandla Kanakalakshmi, AIR 1976 AP 250
  • Sumanlal Bhagwandas v. Naginlal Bhagwandas, AIR 1967 Guj 87,
  • Raychand Vanmali-das v. Maneklal Mansukhbhai, AIR 1946 Bom 266
  • Marghabhai Vallavbhai v. Motibhai Mithabhai, AIR 1932 Bom 513.

Beneficial Enjoymentin Easement includes Removal and Appropriation

The Explanation to the definition of Easement (in Sec. 4) reads as under:

  • “Explanation – In the first and second clauses of this section, the expression “land” includes also things permanently attached to the earth;
  • the expression “beneficial enjoyment” includes also possible convenience, remote advantage, and even a mere amenity;
  • and the expression “to do something” includes removal and appropriation by the dominant owner, for the beneficial enjoyment of the dominant heritage, of any part of the soil of the servient heritage, or anything growing or subsisting thereon.”

Easement Not Allows to ‘Enjoy’ After Making a Construction or Cultivation.

Easement is a Right for ‘enjoyment’ of things ‘subsisting’.  It is a Right for limited enjoyment, and advantages arising from its situation; and it does not allow to build-and-enjoy. It is clear from Sec. 7 which indicates that easement is only a right for limited enjoyment of (a) land and (b) advantages arising from its situation. It is also clear from the Scheme of the Act as shown under:

  • S. 4 An easement is a ‘right which the owner or occupier of certain land possesses’ “as such”
  • S.4: Illustn. (d):  Graze cattle, take water and fish out from the tank, take timber from wood, take fallen leaves for manuring .
  • S. 7: Only a right for limited enjoyment of (a) land & (b) advantages arising from its situation. (It is stated:  Easements are restrictions of (a) Exclusive right (of owner) to enjoy immovable property, (b) Rights to advantages arising from its situation)
  • S. 12 An easement is acquired by owner an immovable property.
  • S. 17: Not a right – to tend to total destruction of the servient tenement. (2003 (1) KLT 320)
  • S. 21 An easement must not be used for any purpose not connected with enjoyment of the dominant heritage.
  • S. 22: Exercise easement – least onerous to servient tenement (Illustn.- b: can cut thatching- grass, not to destroy plants)
  • S. 23: Not to make additional burden (Illus.- b: not to advance eaves; Illus.- d: not another pollution)
  • S. 24: Secure full enjoyment, but cause as little inconvenience.  Illus. (a) easement to lay pipes
  • S. 27: Servient owner is entitled to use – consistent with  easement
  • S. 28: Easements of  necessity, Right of way, Other prescriptive rights not to enlarge purpose, accustomed user etc.
  • S. 29: Dominant owner Cannot substantially increase an easement
  • S. 31: If excessive user – servient owner may obstruct the user.
  • S. 43: Permanent change in the dominant heritage and the burden increased – easement is extinguished

Easement and Grant

The term ‘Grant’ is used in law to denote-

  • A generic term to mean ‘transfer’ of immovable property (e.g., sale, lease, gift etc.).
  • But, it will not be a ‘transfer’ of property; and remain as a concession, permission, settlement, grant of easement etc., if it is used in place of ‘transfer’, purposefully, to denote a lesser right.
  • Present, aid, help etc., and the act of a settlor of trust, or of donor of a charity.
  • A technical term to denote conditional-transfer of lands by sovereign especially when it is purposefully used to differentiate from ‘transfer’ of property.
  • More than a licence (which does not create an estate or interest) and less than an outright and unconditional ‘transfer’ of property.

Characteristics of ‘Grant’

  • Usually it denotes a grant by deed.
  • It can be with or without consideration.
  • Unless specifically specified, it is creation of an ‘interest’ in property (in case of easement, no interest is created; but only a right of enjoyment). 
  • As long as the conditions are fulfilled, grant is usually irrevocable.
  • Conditions can also be fixed to limit the period of grant.
  • Inferior interest, out of an interest retained by the grantor, e.g. the grant of a lease of land by the person holding the freehold. (Collins Dictionary of Law).

Doctrine of ‘Designed Purpose‘ and Easement of Necessity

Easement of necessity can be claimed for effective user of a property, in the ordinary course for its designed purpose, if it is ‘essentially necessary’(with required width – for taking vehicles also – in case of a way).

Read Blog: Extent of Easement (Width of Way) in Easement of Necessity, Quasi Easement and Implied Grant

Grant’ – Salmond on Jurisprudence

What is ‘grant’ is stated in Salmond’s Jurisprudence, 12th Edition, at pages 338-339, under the heading ‘The Classes of Agreements’. According to Salmond  a grant

  • ” is an agreement“,
  • “creates a right
  • is NOT “a right in Personam between the parties to it”,
  • examples – “grants of leases, easements, charges, patents, franchises, licences and so forth“.

Salmond distinguishes ‘grant’ from other legal concepts as under.

  • “…. A contract is an agreement which creates an obligation or a right in personam between the parties to it.
  • grant is an agreement which creates a right of any other description; examples being grants of leases, easements, charges, patents, franchises, licences and so forth.
  • An agreement which transfers a right may be termed generically an assignment. On which extinguishes a right is a release, discharge, or surrender.” (Quoted in H. Anraj v. Government of Tamil Nadu  (& Shri Dipak Dhar v. The State of West Bengal), AIR 1986 SC 63: (1986) 1 SCC 414.)

Taken from: What is Easement? Does Right of Easement Allow to ‘Enjoy’ After Making a Construction?

Should Date of Beginning of 20 Years be pleaded?

In Justiniano Antao v. Bernadette B. Pereira, (2005) 1 SCC 471, it was pointed out as follows:

  • “In order to establish a right by way of prescription to the detriment of the other party, one has to show that the incumbent has been using the land as of right peacefully and openly and without any interruption for the last 20 years. There should be specific pleadings and categorical evidence in general and specifically that since what date to which date one is using the access for the last 20 years.”

Kerala High Court, in Soman Nair v. Manoj Kumar, 2014 (P. Bhavadasan, J.) distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “12. A reading of the decision reported in Justiniano Antao’s case (cited supra) would reveal that the dictum has to be read in the context of facts of the case. That was a case where the Apex Court found that till 1984, the claimant was using another way and only thereafter the claim over the way through servient tenement was made. A vague assertion had been made in the said case that the pathway has been used for a long time. It was under those circumstances, the Apex Court had occasion to hold as mentioned above.
  • 13. In the case on hand, the definite pleading as could be culled out from the written statement and counter claim is that defendants as well as their predecessors-in-interest have been using the pathway in question for a long time in fact for more than 30 years and this is only means of access  to their property.”

Pappachan v. Alex, ILR 2023-3 Ker 523; 2023-5 KHC 10, distinguished the decision Justiniano Antao v. Bernadette B. Pereira, observing as under:

  • “24. In Justiniano Antao (supra) there was no pleading by the plaintiff that she used the pathway in question for a period of 20 years. Holding that in the absence of such a pleading which is elementary and essential to claim a prescriptive easement right, the Apex Court held that the date from which the right of way was started to use should have been pleaded. The pleadings set forth by the appellants in this case certainly constitute sufficient pleadings to claim easement by prescription. It is true that they did not plead as to from which date they started using that pathway. They, however, pleaded that for the last more than 35 years they have been using that pathway. In the light of such a specific pleadings the law laid down in Justiniano Antao [(2005) 1 SCC 471] does not disentitle the appellants from claiming the relief.”

Prescriptive easement is created by adverse user, by the Hostile use

It is held in Kantaben Parsottamdas v. Ganshyambhai Ramkrishan Purohit, AIR 2022  Guj  146, as under:

  • “15. It is pertinent to note that the prescriptive easement is created by adverse user, by the hostile use to the title of servient owner, whereas easement of necessity is based upon the grant either express or implied.”

Easement by Prescription – ‘Acquires’ by “Hostile or Notorious Act

Chapsibhai Dhanjibhai Danad vs Purushotram, 1971 AIR 1878, it was pointed out as under:

  • “In Ravachand v. Maniklal (ILR 1946 Bom. 184), it was held that an easement by prescription under ss. 12 and 15 of the Act is in fact an assertion of a hostile claim of certain rights over another man’s property and in order to acquire the easement the person who asserts the hostile claim must prove that he had the consciousness to exercise that hostile claim on a property which is not his own and where no such consciousness is proved he cannot establish a prescriptive acquisition of the fight.”

In Raychand Vanmalidas vs Maneklal Mansukhbhai, (1946) 48 BomLR 25, it was held as under:

  • “In any case it must be shown that the right was enjoyed as an easement, that is, as an assertion of a hostile claim of certain limited rights over somebody else’s property. Such an assertion cannot be held proved without satisfactory proof of the requisite consciousness. Prescriptive easement, as opposed to easement by grant, is always hostile. It is in fact an assertion of a hostile claim of certain rights over another man’s property and as such it resembles in some respects the claim to ownership by adverse possession of property; both are of hostile origin and are, therefore, prescriptive rights obtained by adverse enjoyment for a certain period, the difference being that while in the case of adverse possession the possessor must assert his own ownership, in the case of easement he must assert limited rights of user on a property and acknowledge its ownership in some one else. It must, therefore, follow, in my opinion, that a person who asserts such a hostile claim must prove that he had the consciousness of exercising that hostile claim on a property which is not his own, and where no such consciousness is proved, he cannot prove the prescriptive acquisition of the right”.

Easement by prescription is ‘acquired’ by ‘prescriptive’ user. It should not have been by permission or agreement. In case of easement, law requires pleading and proof – that the right claimed was enjoyed independent of any express permission (Bachhaj Nahar Vs. Nilima Mandal, AIR 2009 SC 1103).

It is held in Sree Swayam Prakash Ashramam v. G. Anandavally Amma, AIR 2010 SC 62, that the acquisition of easement by prescription may be classified under the head of implied grant; for, all prescription presupposes a grant.

Easement-by-Prescription – ‘Grant’or Acquisition by “Hostile or Notorious Act”

The basis of every right of easement is theoretically a grant from the servient-owner. Grant is presumed in easement by prescription, from long and continued user. Is there incongruity (in easement by prescription) between ‘grant’ (on one part) and ‘acquisition’ of easement by “prescription” which suggests ‘adverse’ and ‘hostile or notorious’ user (on the other part)?

  • The answer would be that the ‘grant’ herein is only a “presumption in law; and virtually, easement by prescription has to be acquired by hostile and/or notorious acts.

Tanba Nusaji Mahajan v. Pandhari Mahajan, 2004 (6) BomCR 782, 2004 (4) MhLJ 109 lays down the legal position accepted by Indian law, clearly, as under:

  • “The acquisition of way by adverse user is based upon the theory of the hostility of the use to the title of the person over whose lands it is acquired, while a way of necessity is based upon an implication of an intended grant and the use of it is based entirely upon such implication or consent to its use.”

Should plaintiff schedule Servient Heritage?

In P. V. Abdul Majeed Hajiv.  Shorabi, 2020-4 KHC 53; 2020-4 KLT 629 the Kerala High Court answered the question with reference to Order VII Rule 3 CPC.  It is held as under:

  • “4. … For claiming prescriptive right of easement, the servient heritage over which the claim is raised should be specifically and separately scheduled in the plaint so as to grant a decree in accordance with the mandate under Order VII Rule 3 CPC.”

In Kizhakke Neliyarambath Rafeek v. Thavararakkattil Choyikutty Master, 2021-5 KHC 592; 2021-5 KLT 574, it is held as under:

  • “12. On a reading of the common judgment of the first appellate court dated 18.6.2019, this Court is of the view that the court correctly analysed the points for consideration in the impugned judgment. The first appellate court mainly arrived at the following conclusions:-
  • …. The pathway claimed by the plaintiff therein alone is scheduled as schedule ‘B’. In a suit for easement right, the servient heritage and dominant heritage must be shown in the plaint as separate schedules.”

Dominant Owner  Cannot Dispute The Title Of The Servient Owner

It is trite law that the dominant owner  cannot dispute the title of the servient owner (Reghuprasad v. M.  Raghunathan, AIR 2020 Ker 16). 

In Omana v. Reji Kurian, AIR 2022 Ker 91, it is held (K. Babu, J.) as under:

  • “19. Yet another aspect that requires consideration is that the pleadings of the defendants in the written statement go in the line, denying the title of the plaintiff over the ‘B’ schedule way. One of the fundamental ingredients in a claim of easement is the admission of the title of the servient owner by the dominant owner. On this ground alone, the claim of the defendants over plaint ‘B’ schedule property by way of easement by prescription must fail.”

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“Otherwise Through an Account” in Section 142, NI Act

Jojy George Koduvath.

Taken from the Blog: Where to file Cheque Bounce Cases (Jurisdiction of Court – to file NI Act Complaint)?

The Negotiable Instruments Act, 1881, Sub Sec. (2) of Sec. 142 reads as under:

  • “(2) The offence under section 138 shall be inquired into and tried only by a court within whose local jurisdiction
  • (a) if the cheque is delivered for collection through an account, the branch of the bank where the payee or holder in due course, as the case may be, maintains the account, is situated; or
  • (b) if the cheque is presented for payment by the payee or holder in due course otherwise through an account, the branch of the drawee bank where the drawer maintains the account, is situated.

The words ‘otherwise through an account‘ requires explanation. It can be simplified as under:

  • if the cheque is presented for payment by the payee or holder in due course directly# otherwise through an account in the bank of the drawer, (the proper court is that within whose local jurisdiction) the branch of the drawee bank where the drawer maintains the account, is situated.
  • #E.g. (i) a bearer cheque (contra-distinct to account-payee cheque), presented directly in the drawee Bank, over the counter” (Brijendra Enterprise v. State of Gujarat, 2016(3) Guj LH 143; Mahendra Kumar Kedarnath Modi v. State of Gujarat, 2018 (1) Guj LH 288; 2018 (2) Crimes 441).
  • E.g. (ii) Using Kiosk Banking facility – Reserve Bank of India introduced the system of Kiosk Banking under which specified persons can avail  the banking facilities like cheque transfers, money transfers, balance inquiries, cash deposits, remittances etc., similar to that of ATM/CDM facility (See: Mahendra Kumar Agarwal v. The State of West Bengal, 2021 Cr LJ 3889; 2022-3 BC 135).

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No Application Needed for Filing or Admitting Copy of Document

Taken from the Blog: Secondary Evidence of Documents & Objections to Admissibility – How & When?

Saji Koduvath, Advocate, Kottayam.

No Application Needed for Filing or Admitting Secondary Evidence

Section 65of the Evidence Act permits secondary evidence in the circumstances or contingencies mentioned therein. The admissibility of the evidence, and the question whether the conditions for leading the secondary evidence are satisfied or not, comes for consideration only in the trial and at the time of exhibiting the document. It is no doubt clear that before adducing the secondary evidence, the party concerned has to establish that the situation stipulated in section 65 exists.

No Petition required for Filing or Admitting Photocopy

Our Apex Court held in Dhanpat v. Sheo Ram, (2020) 16 SCC 209, as under:

  • “20. There is no requirement that an application is required to be filed in terms of Section 65(c) of the Evidence Act before the secondary evidence is led. A party to the lis may choose to file an application which is required to be considered by the trial court but if any party to the suit has laid foundation of leading of secondary evidence, either in the plaint or in evidence, the secondary evidence cannot be ousted for consideration only because an application for permission to lead secondary evidence was not filed.”

In Satyam Kumar Sah v. Narcotic Control Bureau, 2019 SCC OnLine Del 8409, it is pointed out that Section 65 does not contemplate filing of any application or seeking prior permission of the court for leading secondary evidence; and that merely because an application under Section 65, Indian Evidence Act was filed and allowed, would not ipso facto make secondary evidence admissible, which is otherwise inadmissible.

Loss of Original: It is incumbent upon the party producing the secondary evidence to prove the loss of original under Sec. 65 Clause (c).  Permission is also needed to lead secondary evidence.

In a suit for specific performance, in Hira v. Smt. Gurbachan Kaur, 1988 (2) PLR 173, photocopy of the suit agreement alone was produced. After beginning evidence it was submitted that original was lost and application was filed seeking permission to adduce copy. Besides the delay in submitting loss of original, the plaintiff did not state when and under what circumstance the original was lost. In these circumstances the High Court found that the denial of permission to lead secondary evidence, by the trial court, was justifiable. (See also: Gurditta v. Balkar Singh, 1989 (1) PLR 418; Sobha Rani v. Ravikumar– AIR 1999 P&H 21).

In Raj Kumari v. Lal Chand, 1994 (1) Civil Court Cases 477, an issue was raised as to whether the applicant was entitled to secondary evidence. Therefore, it was held that the loss of the document was not required to be proved before trial, on the application under Section 65 Evidence Act.

  • Note: It appears that in a proper case, in its very peculiar facts, it may be justified in non-suiting the plaintiff, taking a preliminary issue on non-production of original, or insufficiency of grounds for non-production of original; but, it appers, it cannot be taken as a general rule.

Photocopy is a Reliable Secondary Evidence

It falls under Sec. 63(2) it being the product of ‘mechanical processes which in themselves insure the accuracy of the copy‘. In Y. Narasimha Rao v. Y. Venkata Lakshmi, 1991-3 SCC 451, it is held as under:

  • “A photostat copy is prepared by mechanical process which in itself ensures the accuracy of the original.”

In M.  Ratnavarma Padival v. Rathnavarma Ajri, 2023-6 KarLJ 614, it is held as under:

  • “Xerox copy, as is known in common parlance, is a photostat copy, made from a mechanical proces , which ensures the accuracy. To bring a photostat copy, within the ambit of the first part of secondary evidence, as provided in Sec. 63(2) of the Indian Evidence Act, one must establish that the copy is made from the original through a mechanical process which ensures the accuracy.”
  • See also:
  • C.  Siva Ranadheer Raju v. K.  Prasannalakshmi, AIR 2023  AP 43
  • Amangenti Prameela v. P. Venkat Reddy, 2004 (3) ALT 218
  • Shaikh Aftab Ahmed v. Bhimrao, 2020-1 BomCR 251
  • Nirma Limited v. Addl. Dist. and Sessions Judge Sojat, 2019 3 CivCC 733, (Raj);
  • Keshu Ram v. Sonaki Bai, AIR 2018 Raj. 10

Contra Proposition – ‘Accuracy shall be Established on Oath’

In Aneeta v. Saraswati, (2012)4 MPLJ 56, it was held that for admitting a document as secondary evidence not only the satisfaction of Sec. 65 was required, but it was also required that photocopy was compared with the original in terms of Section 63(3). Referring this decision it is observed in Makhanlal v. Balaram, 2018-1 RN 174 (MP) as under:

“The application filed by the petitioner reveals that no factual foundation was laid by the petitioner in respect of the preparation of the photocopy from the original, comparing the copy with the original or its preparation by such mechanical process which ensures the accuracy of the copy .”

As regards Photocopy, it is laid down in Surinder Kaur v. Mehal Singh, 2014(1) R.C.R. (civil) 467 (P&H) as under:

  • “a) Photostat copy of a document can be allowed to be produced only in absence of original document.
  • b) When a party seeks to produce Photostat copy it has to lay the foundational facts by proving that original document existed and is lost or is in possession of opposite party who failed to produce it.
  • Mere assertion of the party is not sufficient to prove these foundational facts.
  • c) The objections as to non existence of such circumstances or non existence of foundational facts must be taken at earliest by the opposite party after the photostat copy is tendered in evidence.
  • d) When the opposite party raises objection as to authenticity of the Photostat copy its authenticity has to be determined as every copy made from a mechanical process may not be accurate. Both the requirements of clause (2) of section 63 are to be satisfied.
  • e) Allowing production of Photostat copy in evidence does not amount to its proof. Its probative value has to be proved and assessed independently. It has to be shown that it was made from original at particular place and time.
  • f) In cases where the Photostat copy is itself suspicious it should not be relied upon. Unless the court is satisfied that the Photostat copy is genuine and accurate it should not be read in evidence.
  • g) The accuracy of Photostat copy shall be established on oath to the satisfaction of court by the person who prepared such copy or who can speak of its accuracy.”
    • Note: It appears that the proposition, ‘accuracy shall be established on oath’, is a surplusage (for, a photocopy, by itself, ‘insures the accuracy of the copy’ under Sec. 63, and the court is free to apply the presumptions under Sec. 114).

What are the instances where Notice is not required to render Secondary Evidence 

As per Section 66, there is no need to render a notice for tendering a secondary evidence:

  • “(1) when the document to be proved is itself a notice;
  • (2) when, from the nature of the case, the adverse party must know that he will be required to produce it;
  • (3) when it appears or is proved that the adverse party has obtained possession of the original by fraud or force;
  • (4) when the adverse party or his agent has the original in Court;
  • (5) when the adverse party or his agent has admitted the loss of the document;
  • (6) when the person in possession of the document is out of reach of, or not subject to, the process of the Court.”

Read Blog: Notice to Produce Documents in Civil Cases


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Contract Act

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Book No. 4: Common Law of TRUSTS in India

Sale Deeds Without Consideration – Void

Jojy George Koduvath.

Sale Deeds Without Consideration – Void

According to Sec. 54 of the Transfer of Property Act, 1882, ‘sale’ is a transfer of ownership in exchange for a price paid or promised or part-paid and part-promised.

If a sale deed is executed without payment of price, it is not a sale. It is of no legal effect. Therefore, void (Kewal Krishnan v. Rajesh Kumar, AIR  2022 SC 564; Sujan Singh v. Lalsahab, TK Thommen, J., 1993 JLJ 552). It could be ignored.  In the light of these legal principles it was found in Kewal Krishnan v. Rajesh Kumar, AIR  2022 SC 564, that that the respondent-purchasers had no earning capacity and no evidence was adduced by them about the payment of the price mentioned in the sale deeds; and hence, the sale deeds were held as void.

Nominal sale consideration – Cannot be said to be a sale Without Consideration

In Placido Francisco Pinto v. Jose Francisco Pinto, 2021 4 CivCC 284;2021 9 JT 456; 2021 8 MLJ 565; 2021 4 RCR(Civ) 471; 2021 11 Scale 575, it is found –

Executing a sale deed mentioning a nominal sale consideration – cannot be said to be a sale without consideration. And it is pointed out that what is permitted to prove under Sec. 92 Evidence Act is “want or failure of consideration”. (Sec. 92 says that no evidence of any oral agreement or statement shall be admitted for the purpose of contradicting, varying, adding or subtracting from its terms.)

A void deed need not be challenged by claiming a declaration

It was also held by the Apex Court in Kewal Krishnan v. Rajesh Kumar, AIR 2022 SC 564, that a void deed need not be challenged by claiming a declaration; and that a plea thereof can be set up and proved even in collateral proceedings.

Price constitutes an Essential ingredient of Sale

The Supreme Court held in Vidhyadhar v. Mankikrao,1999-3 SCC 573, that the sale under Sec. 54 of the TTP Act, being a transfer of ownership in exchange for a price paid or promised, in order to constitute a sale there must be exchange of a price. It is held as under:

  • “The definition further says that the transfer of ownership has to be for a “price paid or promised or part-paid and part-promised”. Price thus constitutes an essential ingredient of the transaction of sale. …”
  • “The real test is the intention of the parties. In order to constitute a “sale”, the parties must intend to transfer the ownership of the property and they must also intend that the price would be paid either in presenti or in future. The intention is to be gathered from the recital in the sale deed, conduct of the parties and the evidence on record.”

The Supreme Court in Kaliaperumal v. Rajagopal, 2009 4 SCC 193, held that payment of entire consideration is not a condition precedent for completion of sale and passing of title. In such a case the vendor cannot avoid the sale, though he is entitled to a charge upon the property for the unpaid part of the sale price, under Section 55(4)(b) of the Act. It was further pointed out that the true test of passing of property is the intention of parties. The Apex Court held as under:

  • “Such intention is primarily to be gathered and determined from the recitals of the sale deed. When the recitals are insufficient or ambiguous the surrounding circumstances and conduct of parties can be looked into for ascertaining the intention, subject to the limitations placed by Section 92 of the Evidence Act.”

It is noteworthy that the 1st proviso to Section 92 of the Evidence Act enables to give proof on ‘want or failure of consideration’ which would ‘invalidate the document’.

In Jant Ram Satnami v. Daya Das Satnami,  2019-2 CGLJ 168, 2019-1 Civ LJ 914, it was held that whether the vendor really intended to transfer the ownership by execution and registration, or contracted to do so only after receipt of the consideration as a condition precedent, would depend upon the terms of the contract.

Completion of “Sale” and Transfer of “Ownership”

Notwithstanding any recital of “sale” in a deed, it shall be open to show that a “ownership” was not transferred.

  • Sec. 55(4)(a) of the TP Act says – “The seller is entitled – (a) to the rents and profits of the property till the ownership thereof passes to the buyer ….”.
  • Sec. 55(5)(b) of the Act reads – “The buyer is bound – … (b) “pay or tender, at the time and place of completing the sale, the purchase money to the seller …”;

Admission of Consideration before Sub Registrar can be Withdrawn

Admission about receipt of consideration that is made before the Sub Registrar can be withdrawn under Sec 31 of the Evidence Act (Nagubai, AIR 1956 SC 593, Sujan Singh v. Lalsahab, TK Thommen, J., 1993 JLJ 552). The admission only shifts the onus. (Kishorilal, AIR 1959 SC 504).

Execution of a Registered Sale Deed is not Conclusive

It is pointed out in Sujan Singh v. Lalsahab, TK Thommen, J., 1993 JLJ 552, that the execution of a registered document is ‘not conclusive’ in the light of sub-Sec. (4) (a) and (5)(b), Sec. 55 of the TP Act, as shown above. If the “price” was not paid, the seller has the legal right to retain possession of the property and to enjoy “its rent and profits”. Law permits continuation of “ownership” on vendee notwithstanding any recital of “sale” in a deed. And, title will not stand legally passed on the execution of the document.


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Read in this Cluster  (Click on the topic):

Book No, 1 – Civil Procedure Code

Power of attorney

Title, ownership and Possession

Principles and Procedure

Admission, Relevancy and Proof

Land LawsTransfer of Property Act

Evidence Act – General

Sec. 65B

Law on Documents

Contract Act

Easement

Stamp Act & Registration

Will

Arbitration

Divorce

Book No. 2: A Handbook on Constitutional Issues

Religious issues

Book No. 3: Common Law of CLUBS and SOCIETIES in India

Book No. 4: Common Law of TRUSTS in India