Can an Unregistered Sale Agreement be Used for Specific Performance?
The Answer is, Yes.
Because, under proviso to Sec. 49 Registration Act, 1908, as held by our Apex Court, in S. Kaladevi v. V.R. Somasundaram, (2010) 5 SCC 401, a document required to be registered, if unregistered, can still be admitted as evidence of a contract in a suit for specific performance. (Followed in: Ameer Minhaj v. Dierdre Elizabeth (Wright) Issar, 2018 (7) SCC 639.)
Relevant Provisions in the Registration Act
Sec. 17(1) (g) and 49 are the relevant provisions. They read as under:
“17. Documents of which registration is compulsory- (1) The following documents shall be registered, …, namely:
…
…
(State Amendment -AP) Agreement of sale of immovable property of the value of one hundred rupee and upwards.
(Similar State Amendment in Tamil Nadu and Kerala also)
“49. Effect of non-registration of documents required to be registered.– No document required by section 17 …. to be registered shall-
(c) be received as evidence of any transaction affecting such property or conferring such power, unless it has been registered:
Provided that an unregistered document affecting immovable property and required by this Act or the Transfer of Property Act, 1882 (4 of 1882), to be registeredmay be received as evidence of a contract in a suit for specific performance under Chapter II of the Specific Relief Act, 1877 (3 of 1877), or as evidence of any collateral transaction not required to be effected by registered instrument.”
Relevant Supreme Court Decisions:
S. Kaladevi Vs. V.R. Somasundaram, (2010) 5 SCC 401.
Ameer Minhaj v. Dierdre Elizabeth (Wright) Issar, 2018 (7) SCC 639.
Unregistered Agreemet can be used in Specific performance of Contract
In S. Kaladevi Vs. V.R. Somasundaram, (2010) 5 SCC 401, Our Apex Court held as under:
“11. The main provision in Section 49 provides that any document which is required to be registered, shall not affect any immovable property comprised therein nor such document shall be received as evidence of any transaction affecting such property. The proviso, however,would show that an unregistered document affecting immovable property and required by the 1908 Act or the Transfer of Property Act, 1882 to be registeredmay be received as an evidence to the contract in a suit for specific performance or as evidence of any collateral transaction not required to be affected by registered instrument. By virtue of the proviso, therefore, an unregistered sale deed of an immovable property of the value of Rs.100 and more could be admitted in evidence as evidence of a contract in a suit for specific performance of the contract. Such an unregistered sale deed can also be admitted in evidence as an evidence of any collateraltransaction not required to be effected by registered document. When an unregistered sale deed is tendered in evidence, not as evidence of a completed sale, but as proof of an oral agreement of sale, the deed can be received in evidence making an endorsement that it is received only as evidence of an oral agreement of saleunder the proviso to Section 49 of the 1908, Act.”
12. Recently in the case of K.B. Sahaand Sons Private Limited v. Development Consultant Limited ,(2008) 8 SCC 564, this Court noticed the following statement of Mulla in his Indian Registration Act, 7th Edition, at page 189:
“……The High Courts of Calcutta, Bombay, Allahabad, Madras, Patna, Lahore, Assam, Nagpur, Pepsu, Rajasthan, Orissa, Rangoon and Jammu & Kashmir; the former Chief Court of Oudh; the Judicial Commissioner’s Court at Peshawar, Ajmer and Himachal Pradesh and the Supreme Court have held that a document which requires registration under Section 17 and which is not admissible for want of registration to prove a gift or mortgage or sale or lease is nevertheless admissible to prove the character of the possession of the person who holds under it……”
“This Court then culled out the following principles: (K.B. Saha case, SCC p.577, para 334)
“1. A document required to be registered, if unregistered is not admissible into evidence under Section 49 of the Registration Act.
2. Such unregistered document can however be used as an evidence of collateral purpose as provided in the proviso to Section 49 of the Registration Act.
3. A collateral transaction must be independent of, or divisible from, the transaction to effect which the law required registration.
4. A collateral transaction must be a transaction not itself required to be effected by a registered document, that is, a transaction creating, etc. any right, title or interest in immovable property of the value of one hundred rupees and upwards.
5. If a document is inadmissible in evidence for want of registration, none of its terms can be admitted in evidence and that to use a document for the purpose of proving an important clause would not be using it as a collateral purpose.
To the aforesaid principles, one more principle may be added, namely, that a document required to be registered, if unregistered, can be admitted in evidence as evidence of a contract in a suit for specific performance.”
It is held in Ameer Minhaj v. Dierdre Elizabeth (Wright) Issar, 2018 (7) SCC 639, after quoting Sec. 17 Registration Act, as under:
10. On a plain reading of this provision, it is amply clear that the document containing contract to transfer the right, title or interest in an immovable property for consideration is required to be registered, if the party wants to rely on the same for the purposes of Section 53A of the 1882 Act to protect its possession over the stated property. If it is not a registered document, the only consequence provided in this provision is to declare that such document shall have no effect for the purposes of the said Section 53A of the 1882 Act.
The issue, in our opinion, is no more res integra. In S. Kaladevi Vs. V.R. Somasundaram and Ors., (2010) 5 SCC 401, this Court has restated the legal position that when an unregistered sale deed is tendered in evidence, not as evidence of a completed sale, but as proof of an oral agreement of sale, the deed can be received as evidence making an endorsement that it is received only as evidence of an oral agreement of sale under the proviso to Section 49 of the 1908 Act.
After quoting Sec. 49 Registration Act it is observed by the Apex Court as under:
11. In the reported decision (i.e. S. Kaladevi Vs. V.R. Somasundaram, (2010) 5 SCC 401), this Court has adverted to the principles delineated in K.B. Saha and Sons Private Limited v. Development Consultant Limited, (2008) 8 SCC 564 and has added one more principle thereto that a document is required to be registered, but if unregistered, can still be admitted as evidence of a contract in a suit for specific performance. In view of this exposition, the conclusion recorded by the High Court in the impugned judgment that the sale agreement dated 9th July, 2003 is inadmissible in evidence, will have to be understood to mean that the document though exhibited, will bear an endorsement that it is admissible only as evidence of the agreement to sell under the proviso to Section 49 of the 1908 Act and shall not have any effect for the purposes of Section 53A of the 1882 Act. In that, it is received as evidence of a contract in a suit for specific performance and nothing more. The genuineness, validity and binding nature of the document or the fact that it is hit by the provisions of the 1882 Act or the 1899 Act, as the case may be, will have to be adjudicated at the appropriate stage as noted by the Trial Court after the parties adduce oral and documentary evidence.”
Basis of the Erudite Decision In S Kaladevi (as stated in Para 11 of the decision)
Proviso in Section 49:
“The proviso, however, would show that an unregistered document affecting immovable property and a document ‘required to be registered, but if unregistered’, may, still, be received as an evidence to the contract in a suit for specific performance …. “
Admitted as proof of an oral agreement of sale
“Such an unregistered sale deed … can be received in evidence ….. as evidence of an oral agreement of sale.”
Unregistered Agreemet can be used in Specific performance Even After the Amendment on Sec. 17
In C. Ramya Vs. C. Ganambal, 2020-5 Mad LJ 416 the Madras Court pointed out that the Madras and Andhra High Courts took the view that even after the amendment on Sec. 17 (Agreement of sale of immovable property is a compulsorily registrable document), non-registration of an agreement of sale does not operate as a total bar to look into the contract, since proviso to Section 49 has carved out two exceptions –
(i) a document ‘required to be registered, but if unregistered,’ may, still, be received as an evidence to the contract in a suit for specific performance, and
(ii) it can be used for any ‘collateral purpose‘.
The following are the cases referred to by the Madras High Court:
G. Veeramani Vs. N. Soundaramoorthy, 2019(6) CTC 580;
D. Devarajan v. Alphonsa Mary, 2019 (2) CTC 290;
Minor Ravi Bharathi Vs. P. Balasubramani, 2014(3) MWN (Civil) 578.
objections thereto can be raised ‘at a later stage’;
Admitted documents –
need not be proved.
The objection to mode of proof, and proof as to truth of its contents,
can be waived.
The objection to mode of proof, and proof as to truth, have to be raised
at the ‘earliest opportunity’.
Where ‘truth’ of a document is in issue, marking without objection
does not absolve the duty on the concerned party to prove the truth.
Probative value of a document
Mere marking a document as an exhibit
does not dispense with its proof.
Probative value of a document ‘marked without objection’ is
low or nil, for want of proper proof.
Even when a document is admitted, the probative value thereof will be
a matter for the court to determine.
Presumption as to truth of its contents can be invoked in proper cases.
Official record is taken as correct for the presumption that the entries thereof are made only after satisfying its truth.
PRODUCTION, ADMISSIBILITY & PROOF OF DOCUMENTS
A document to be used in court has to pass through three steps. They are:
Production of documents in court
Admittance and exhibition
Proof (formal proof and truth of contents).
Production and Admittance of evidence
Order VII rule 14, Order VIII rule 8A , Order XIII rule 1 say as to ‘Production‘ of documents in court. At this stage the opposite party may not have a role to object. But the Court or even the office of the court (registry) can raise and note objection on the ground of insufficiency of stamp by virtue of the provisions of the Stamp Act concerned.
Order XIII rule 4 requires following endorsements on every document which has been admitted in evidence in the Suit:
(a) the number and title of the suit,
(b) the name of the person producing the document,
(c) the date on which it was produced, and
(d) a statement of its having been so admitted.
Proof – Two Types:
First,Formal Proof: Proof as to existence of the document. The modes of proof of documents are governed under Sec. 64 to 73A of the Evd. Act.
Second, Substantive Proof: Proof as to truth of the contents document. Besides the formal proof, in most cases (excepting a few cases where signature, hand-writing etc. alone are considered), the court acts upon a document, only when ‘truth’ of the same is established. Generally speaking, proof as to truth is to be established-
(i) by oral evidence of one who can vouchsafe the same or
(ii) by circumstantial evidence or
(iii) by invoking ‘presumption’ or
(iv) by express admission by the other side.
Modes of Proof of Documents
Modes of Proof of Documents (as to, both, ‘formal proof’ and ‘truth of the contents’) include the following:
Admission of the person who wrote or signed the document (Sec. 17, 21, 58, 67, 70).
Evidence of a person in whose presence the document was signed or written – ocular evidence (Sec. 59).
An attesting witness (Sec. 59).
Opinion of a person who is acquainted with the writing of the person who signed or wrote (Sec. 47).
Admission made by the person who signed or wrote the document made in judicial proceedings (Sec. 32, 33).
Evidence of a handwriting expert-opinion evidence/scientific evidence (Sec.45).
Evidence of a person who in routine has been receiving the document; or a document signed by such a person in the ordinary course of his business or official duty, though he may have never seen the author signing the document (Sec. 32, 34, 35 or 114).
Invoking (specific) presumptions under Sec. 79 to 90A.
Presumptions (general) under Sec. 114.
Circumstantial evidence: on probability or inferences (Sec. 114).
Court-comparison (Sec. 73).
Facts judicially noticeable (Sec. 56 and 57).
A fact of common-knowledge. (It does not require proof. See: Union Of India Vs. Virendra Bharti: 2011-2 ACC 886, 2010 ACJ 2353; Rakhal Chakraborty Vs. Sanjib Kumar Roy: 1998-1 GauLR 253, 1997-2 GauLT 705)
Internal evidence afforded by the contents of the document; a link in a chain of correspondence; recipient of the document. (Mobarik Ali Ahmed Vs. State of Bombay, AIR 1957 SC 857)
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.
But, 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: section 63 of the Succession Act.
2. Mortgage deed: section 59 of the T P Act.
3. Gift deed: section 123 of the T P Act.
4. Bond: 2(5) of the Indian Stamp Act, 1899.
Presumption and Truth
St. of West Bengal Vs. Mir Mohammad Omar (AIR 2000 SC 2988) it is held by our Apex Court as under:
“Presumption of fact is an inference as to the existence of one fact from the existence of some other facts, unless the truth of such inference is disproved. Presumption of fact is a rule in law of evidence that a fact otherwise doubtful may be inferred from certain other proved facts. When inferring the existence of a fact from other set of proved facts, the Court exercises a process of reasoning and reach a logical conclusion as the most probable position. The above principle has gained legislative recognition in India when Section 114 is incorporated in the Evidence Act. It empowers the Court to presume the existence of any fact which it thinks likely to have happened. In that process Court shall have regard to the common course of natural events, human conduct etc. in relation to the facts of the case.”
In Dalchand Mulchand v. Hasanbi AIR 1938 Nag 152 (Vivian Bose and Puranik JJ.) held as under:
“The initial burden of proving execution of a document when it is denied is upon the person alleging execution. But if nothing else is known the mere fact that a document is admitted to bear a certain signature and that it comes from proper custody ought to be enough to raise an inference that it was signed with the intention of execution. This inference arises in India directly from Sec. 114, Evidence Act. Persons do not ordinarily sign documents without intending to execute them: that is not the common course of human conduct, nor yet the common course their public or private business. Consequently if any person wants to rely on an exceptional circumstance, if he wants to show that in some particular instance the ordinary rule was abrogated surely he must prove it and thus the burden shifts on him”.
Evidence in Old Transaction – Vigor in RECENT TRANSACTIONS could Not be EXPECTED
In Muthialpet Benefit Fund Ltd. v. V. Devarajulu Chetty, AIR 1955 Mad 455, it is held as under:
“7. To my mind, neither of the first two points is convincing because the first is based on the rather over-optimistic and facile profession of faith made in every minors suit that he the minor is going to win and to which the statistics of our Courts do not unfortunately lend any support and especially so in this case and in the circumstances set out above, which make out prima facie that the mortgagee public institution made proper and bona fide enquiry as to the existence of necessity and did all that was reasonable to satisfy itself as to the existence of such necessity. In such a case even if there was no necessity in fact or even if the money borrowed was not applied to meet the necessity, the alienation will be upheld. The recitals of necessity in the deed are admissible in evidence as admissions of the Manager or father and also amount to representation ofnecessity though in the case of RECENT TRANSACTIONS evidence aliunde** would be NORMALLY EXPECTED. These elementary propositions require no buttressing by citations (See Mulla, Hindu Law, Edn.10, p.285; Raghavachari: Hindu Law, Edn.3, p.335 and following; Mayne: Hindu Law, Edn.11, Re-print pp.474-475). Secondly, it is in the best interest of the mortgagors themselves to prevent the deterioration of the value of the corpus and market it into cash and keep the sale proceeds in Court pending and abiding the result of the suit.”
Origin of ‘Probative’ is from ‘Probare’ (Latin), means to prove; and ‘Probatio’ (Latin), means experience, trial, proof, testing, probation etc. In law, the meaning of ‘probative value’ is –
Sufficiency of evidence which is useful to prove something in a trial.
Probability of proof or truth while appreciating a fact.
Value or weight of evidence, considered by the court, in proof of something.
Extent of evidentiary value that can be taken to prove a proffered proposition.
Whenever a document is admitted in court, the probative value thereof will be a matter for the court to determine.
State of Bihar v. Radha Krishna Singh, AIR 1983 SC 684, it is observed:
“Admissibility of a document is one thing and its probative value quite another—these two aspects cannot be combined. A document may be admissible and yet may not carry any conviction and weight or its probative value may be nil.”
E.g. – (i) Photocopy of a deed: Certified copy of which is provided in law, ‘objectionable document’ – But marked without objection; (ii) un-cross-examined testimony of a witness etc.
Date of Birth – School Admission Register has More Probative Value Than Horoscope
If there is a dispute regarding age, the Supreme Court, in State of Punjab v. Mohinder Singh, AIR 2005 SC 1868, held that the date of birth available in the School Admission Register has more probative value than the horoscope. The probative value of FIR, Scene-Mahazar, Post-Mortem Report, Photocopy of a Registered Deed, etc., by itself, will be lesser. In such cases the court can refrain from acting upon such documents until substantive or regular evidence is offered by examining proper witness.
In Om Prakash v. State of Punjab, 1993(2) CLR 395, and in Jora Singh v. State of Punjab, 1984(2) Crimes 837, it has been held that an entry in the school leaving certificate regarding date of birth of a student is not a conclusive proof or high ‘probityevidence’because it is a matter of common knowledge that the date of birth given at the time of the admission of a boy or girl in a school is seldom correct and more often than not the age given is less than the actual age of the child. (See also: C. Doddanarayana Reddy v. C. Jayarama Reddy, AIR 2020 SC 1912; Commissioner of Central Excise And Service Tax v. M/S. Sanjivani Non-Ferrous Trading: AIR 2019 SC 203.)
Proof must be by persons who can vouchsafe for the truth
“Reliance is heavily placed on behalf of the appellant on Ramji Dayawala Vs. Invest Import: AIR 1981 SC 2085.The legal position is not in dispute that mere production and marking of a document as exhibit by the court cannot be held to be a due proof of its contents. Its 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”.
If ‘truth’ is in issue, or in dispute, marking without objection by itself does not absolve the duty to prove the truth as to the contents of the documents. (Ramji Dayawala Vs. Invest Import, AIR 1981 SC 2085; Achuthan Pillai vs Marikar (Motors) Ltd., AIR 1983 Ker 81, 1976 Cr.LJ 1507; 2016 (1) Gau. LJ 88, 2012(1) CTC 53; 2013-1 KLT 293.)
Admission is a Mode of Proof; ‘Facts Admitted Need Not be Proved’
Usually, a document is proved through its author, or through a witness or a person acquainted with handwriting. Concession or admission by the opposite side is an acceptable form of proving documents in evidence (under Sec. 17, 21, 58, 59 Evidence Act). ‘Truth of the contents’ of documents can also be established by concession or admission from the other side (“at the hearing”). Sec. 58, Evidence Act reads as under:
“58. Facts admitted need not be proved: No fact need be proved in any proceeding which the parties thereto or their agents agree to admit at the hearing, or which, before the hearing, they agree to admit by any writing under their hands, or which by any rule or pleading in force at the time they are deemed to have admitted by their pleadings:
Provided that the Court may, in its discretion, require the facts admitted to be proved otherwise than by such admissions.”
Sec. 58 says that no fact need be proved in any proceeding in three circumstances:
the parties or their agents agree to admit at the hearing
before the hearing, they agree to admit by any writing under their hands
by any rule of pleading they are deemed to have admitted by their pleadings.
Admissions are Substantive Evidence by themselves
In Bharat Singh v. Bhagirathi, AIR 1966 SC 405: [1966] 1 SCR 606, it was observed as under:
“Admissions are substantive evidence by themselves, in view of ss. 17 and 21 of the Indian Evidence Act, though they are not conclusive proof of the matters admitted. We are of opinion that the admissions duly proved are admissible evidence irrespective of whether the party making them appeared in the witness box or not and whether that party when appeared as witness was confronted with those statements in case it made a statement contrary to those admissions. The purpose of contradicting the witness under s. 145 of the Evidence Act is very much different from the purpose of proving the admission. Admission is substantive evidence of the fact admitted while a previous statement used to contradict a witness does not become substantive evidence and merely serves the purpose of throwing doubt on the veracity of the witness. What weight is to be attached to an admission made by a party is a matter different from its use as admissible evidence.”
Bharat Singh v. Bhagirathi is Quoted/referred to in:
Dipakbhai Jagdishchandra Patel v. State Of Gujarat, AIR 2019 SC 3363; 2019-16 SCC 547.
Union Of India v. Moksh Builders And Financiers Ltd., 1977 AIR SC 409; 1977-1 SCC 60.
Bishwanath Prasad v. Dwarka Prasad AIR 1974 SC 117, 1974-1 SCC 78
Priya Bala Ghosh v. Suresh Chandra Ghosh, AIR 1971 SC 1153; 1971-1 SCC 864.
“Hearing” Partakes ‘recording evidence’
Legal implication of the term ‘hearing’ is clear from Rule 2 (1) of Order XVIII (Hearing of the suit and examination of witnesses) of the CPC – that is, hearing partakes ‘recording evidence’. Rule 2 (1) reads as under:
“2. Statement and production of evidence – (1) On the day fixed for the hearing of the suit or on any other day to which the hearing is adjourned, the party having the right to begin shall state his case and produce his evidence in support of the issues which he is bound to prove.”
Judicial Admissions,Stand on a Higher Footing
Admissions in pleadings (in the same proceedings) are judicial admissions. They stand on a higher footing than evidentiary admissions.
They may give rise to ‘Foundation of Rights’.
They are fully binding on the party that makes them and constitute a waiver of proofs.
Evidentiary admissions (including that in the previous pleadings in the earlier proceedings) are not conclusive by themselves and they can be shown to be wrong.
In Nagindas Ramdas v. Dalpatram Iccharam, AIR 1974 SC 471, it was held by the Supreme Court as under:
“26. Admissions if true and clear are by far the best proof of the facts admitted. Admissions in pleadings or judicial admissions admissible under Section 58 of the Evidence Act, made by the parties or their agents at or before the hearing of the case, stand on a higher footing than evidentiary admission. The former class of admissions are fully binding on the party that makes them and constitute a waiver of proof. They by themselves can be made the foundation of the rights of the parties. On the other hand evidentiary admissions which are receivable at the rival as evidence are by themselves not conclusive. They can be shown to be wrong.” (Quoted in: Sangramsinh P. Gaekwad v. Shantadevi P. Gaekwad: AIR 2005 SC 809, 2005 (11) SCC 314.)
See also:
Biswanath Prasad v. Dwarka Prasad, AIR 1974 SC 117,
Steel Authority of India Ltd v. Union of India, AIR 2006 SC 3229, 2006 (12) SCC 233,
Union of India v. Pramod Gupta, (2005) 12 SCC 1.
Documents Marked Without Objection as to its MODE OF PROOF – Effect
The law prevails in India is the following –
If documents marked without objection as to its mode of proof, it is not open to the other side to object to their admissibility afterwards.
Following are the decisive decisions in this line.
P.C. Purushothama Reddiar v. S. Perumal,(1972) 1 SCC 9 (Three Judge Bench – A.N. Grover, K.S. Hegde, A.N. Ray, JJ.)
Admissibility of police reports without examining the Head Constables who covered those meetings. Those reports were marked without any objection. Hence it was not open to the respondent to object to their admissibility.
Relied on: Bhagat Ram v. Khetu Ram, AIR 1929 PC 110.
R.V.E. Venkatchalla Gounder v. Arulmighu Viswesaraswamy and V.P.Temple, (2003) 8 SCC 752 (R.C. Lahoti, Ashok Bhan, JJ.)
Photo copies were admitted in evidence ‘without foundation‘ and without objection. They cannot be held inadmissible for originals were not produced.
Relied on: Padman v. Hanwanta, AIR 1915 PC 111 P.C. Purushothama Reddiar v. S.Perumal
Smt. Dayamathi Bai v. K.M. Shaffi, AIR 2004 SC 4082
Objection to be taken at trial before document is marked as an ‘exhibit’.
Relied on: Gopal Das v. Sri Thakurji R.V.E. Venkatachala Gounder
Sarkar on Evidence .
If copies of the documents are admitted without objection in the trial Court, no objection can be taken in appeal
Referred to in: Smt. Dayamathi Bai v. K.M. Shaffi, AIR 2004 SC 4082.
Who Should Object FIRST – Court or Opposite Side?
There is divergence of judicial opinion as to saying ‘NO’ by court to marking a document with formal defect, beforehand it is objected by the other side. Eg. Tendering copy of a document without furnishing the ‘foundational evidence’ to admit secondary evidence.
First view Court is under an obligation to exclude inadmissible materials.
H. Siddiqui v. A. Ramalingam: AIR 2011 SC 1492 (Followed in: U. Sree v. U. Srinivas: AIR 2013 SC 415.) Yeshoda v. Shoba Ram: AIR 2007 SC 1721
Second view The court cannot object first. If no objection for other side, Court cannot refrain from marking a document on its own volition or choice (on the ground of formal defect).
R.V.E. Venkatchalla Gounder v. Arulmighu Viswesaraswamy and V.P. Temple, (2003) 8 SCC 752 Smt. Dayamathi Bai v. K.M. Shaffi, AIR 2004 SC 4082. (This view is generally followed in India.)
Controversy resolved
1. The court cannot object first. If no objection for other side, Court cannot refrain from marking a document on its own volition (on the ground of formal defect).
R.V.E. Venkatchalla Gounder v. Arulmighu Viswesaraswamy and V.P.Temple, (2003) 8 SCC 752;
Smt. Dayamathi Bai v. K.M. Shaffi, AIR 2004 SC 4082.
2. If the deficiency is pertaining to non-registration of a compulsory registrable document (as it falls under the head, inadmissible document) the court can desist the marking of the document.
3. By virtue of the decision, G. M. Shahul Hameed v. Jayanthi R. Hegde, AIR 2024 SC 3339, unless the court has not applied its mind to the insufficiency of stamp, and unless there is a ‘judicial determination‘, the objection thereof can be raised at any time.
Failure to Raise Objectionas to Irregularity of mode, Amounts to Waiver
In RVE Venkatachala Gounder v. Arulmigu Viswesaraswami, AIR 2003 SC 4548: 2003-8 SCC 752 it is held-
“failure to raise timely objection” as to the irregularity of mode adopted for proving a document “amounts to waiver“.
(Therefore it is clear that ‘objection’ is a matter that primarily remains in the realm of the opposite party; rather than the court).
Admission by the other side, Proves Contents – No Blindfold Application
Court has wide powers under Sec. 165 of Evidence Act to require evidence to prove a document marked on ‘admission’. Besides the powers under Sec. 165, the Procedural Acts show that the courts have jurisdiction to require the party concerned to prove admitted-documents. It is evident from the Provisos of –
Sec. 58 of Evidence Act
O. XII, r. 2A, CPC and
Sec. 294 of the CrPC.
The Courts are free to refrain from acting upon any document, in the particular nature of a case, especially when the Court feels that injustice will be resulted by the blindfold application of this principle (admission of a document by the other side, proves its contents also), for it falls under the caption, “appreciation of evidence”. It is the reason why the courts refuse to apply this principle in certain cases, saying –
(i) Contents are ‘not proved’ (Though signature Proved)
(ii) Truth of contents are ‘not proved’ (Though contents Proved)
(iii) Probative value of the document is small or nil (Though contents and truth Proved).
Proof must be by one who can Vouchsafe for Truth – Not Beseem in All Cases
The normal rule as to proof of execution is made clear in Narbada Devi Gupta v. Birendra Kumar Jaiswal, 2003-8 SCC 745, under the following words –
“Its 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”.
Though it is the “normal principle” that proof must be by one who can vouchsafe for truth (Assistant Commissioner of Customs v. Edwin Andrew Minihan, ILR 2024-1 Ker 596; 2023-7 KHC 512; 2024-1 KLT 24), it may not be correct in all cases; because, (besides documents ‘admitted’ by the other side) there may be cases where proof as to ‘existence and contents’ of a document can be given by a witnesses who cannot vouchsafe truth – e.g., a letter or a deed obtained by a witness in ‘due/common course’. In such cases, if ‘truth’ as to the contents of the document is in dispute, it has to be proved by a competent person.
Effect of Marking Documents without Objection
Following two things are different processes –
(i) admission or exhibiting of a document in evidence; and
(ii) proving the ‘truth of its contents‘ (or veracity of the same).
But, in certain cases, as comes out from Sec. 56, 57 and 58 of the Evidence Act, when a document is admitted, or marked without objection separate proof as to ‘truth of contents’ may not be warranted.
Similarly, separate proof need not be required when presumptions (Sec. 114, Evidence Act) can be invoked (e.g. document in ordinary course of business, a letter obtained in reply or a public document).
What is the effect of marking documents without objection; do contents stand proved; does it bar raising objection afterwards?
Divergent views are taken by the Courts depending on the facts of each case.
First view (a) Proof (Contents) stands established. It cannot be questioned afterwards.
(b) Truth also: See: Rafia Sultan v. Oil And Natural Gas Commission, 1986 ACJ 616; 1985-2 GujLR 1315.
(c) Admission of contents – but, does not dispense with proof of truth of its contents.
(a)RVE Venkatachala Gounder v. Arulmigu Viswesaraswami: AIR 2003 SC 4548; (b) Rafia Sultan v. Oil And Natural Gas Commission (I.C. Bhatt, S.B. Majmudar, JJ.), 1985-2 GujLR 1315: No objection about the truth of contents … before the trial Court. … It is therefore too late in the day for Miss Shah for the Commission to canvass for the first time before us in appeal. Neeraj Dutta Vs. State (Govt. of Delhi) [2023] 4 SCC 731: If no objection as to mode of proof (secondary evidence) when marked, no such objection could be allowed to be raised at any later stage. (c) Sait Tarajee Khimchand v. Yelamarti Satyam, AIR 1971 SC 1865; Nandkishore Lalbhai Mehta v. New Era Fabrics, AIR 2015 SC 3796.
Second View Even if no objection, it does not dispense with proof (as to, both, existence of the document and its truth). In such a case the document will not be taken as proved.
(Note: It may not be legitimate to apply this principle literatim. A close analysis of each case is essential.)
LIC v. Ram Pal Singh Bisen: 2010-4 SCC 491 (Filing of the Inquiry Report or the evidence adduced during the domestic enquiry); H. Siddiqui v. A. Ramalingam, (2011) 4 SCC 240 (Copy of a power of attorney alone was shown to the respondent during cross-examination and he admitted his signature thereon only, and not its contents); Mal Singhvi v. Anand Purohith: 1988 (Supp) SCC 604 (date of birth).
Third view If truth is in issue, mere proof of contents, or marking without objection, is not proof of truth.
See: Narbada Devi Gupta v. Birendra Kumar Jaiswal, 2003-8 SCC 745; Ramji Dayawala Vs. Invest Import: AIR 1981 SC 2085.
Fourth view Admission of contents, and dispenses with proof and truth; but its probative value will be a matter for appreciation by court.
See: State of Bihar v. Radha Krishna Singh, AIR 1983 SC 684 (Admission and probative value – different); Rakesh Mohindra v. Anita Beri: 2015 AIR(SCW) 6271; Kaliya v. State of MP: 2013-10 SCC 758; H. Siddiqui v. A. Ramalingam: AIR 2011 SC 1492; Rasiklal Manikchand v. MSS Food Products: 2012-2 SCC 196.
Fifth view Admission of contents, and dispenses with proof and truth; but Court should require (in proper cases) the party producing the document to adduce proper evidence, and to cure formal defects, invoking – • Sec. 165 of Evidence Act • Sec. 58 of Evidence Act • O. XII, r. 2A Proviso, CPC and • Sec. 294 of the CrPC.
See: Harkirat Singh v. Amrinder Singh, (2005) 13 SCC 511; Umesh Challiyil v. K.P. Rajendra, (2008) 11 SCC 740; KK Ramachandran Master v. MV Sreyamakumar, (2010) 7 SCC 428; AIR 2015 SC 3796.
1. Marked Without Objection – its ‘contents’ stand proved, as admission
(a) Proof of execution may be enough: Its‘Contents’ stand proved: Exhibiting of documents in evidence without objection amounts to ‘admission’ of its contents. Admission is taken in law as an important method of proof. In this premises, proof of execution may be enough; and no separate proof be needed.
Though it is the usual practice followed by all courts, whether the presumption attached to the same bestows ‘truth‘ of the contents of the document is, practically and theoretically, a matter to be deduced after ‘appreciating’ evidence (in each case).
When a document is marked without objection, its ‘contents’ stand proved. See: RVE Venkatachala Gounder v. Arulmigu Viswesaraswami: AIR 2003 SC 4548. See also:
Narbada Devi v. Birendra Kumar: (2003) 8 SCC 745
Dayamati Bai v. K.M. Shaffi: AIR 2004 SC 4082
Oriental Insurance Co. v. Premlata: (2007) 8 SCC 575
Thimmappa Rai v. Ramanna Rai: (2007) 14 SCC 63.
Sk. Farid Hussinsab v. State of Maharashtra, 1983 CrLJ 487; (Quoted in Sonu @ Amar v. State of Haryana, AIR 2017 SC 3441; 2017-8 SCC 570)
Rafia Sultan v. Oil And Natural Gas Commission (I.C. Bhatt, S.B. Majmudar, JJ.), 1986 GujLH 27; 1985-2 GujLR 1315: (relied on: P. C. Purushottamman v. S. Perumal AIR 1972 SC 608;
Pandappa v. Shivlingappa 47 BLR. 962; and
Gopaldas v. ShriThakurli AIR 1943 PC 83).
See also:
Lachhmi Narain Singh v. Sarjug Singh, AIR 2021 SC 3873;
Sumita @ Lamta v. Devki, (Valmiki J. Mehta, J.), 25 Sep 2017 (indiakanoon);
When a document is marked without objection, our courts take two (divergent) views:
First, both Contents and ‘Truth of its Contents’ stand proved.
Second, contents alonestand proved; and, not ‘Truth’ of its Contents.
Effect of marking document without objection is laid down in the following two recent decisions of the Supreme Court. In both these cases, it is seen, the Apex Court has taken the view that the ‘truth’ is also stood proved.
The Constitution Bench in Neeraj Dutta v. State (Govt. of N. C. T. of Delhi), AIR 2023 SC 330; 2023 4 SCC 731, held as under:
“44. Section 64 of the Evidence Act states that documents must be proved by primary evidence except in certain cases mentioned above. ….. Thus, once a document has been properly admitted, the contents of the documents would stand admitted in evidence, and if no objection has been raised with regard to its mode of proof at the stage of tendering in evidence of such a document, no such objection could be allowed to be raised at any later stage of the case or in appeal vide Amarjit Singh v. State (Delhi Admn.) 1995 Cr LJ 1623 (Del) (“Amarjit Singh”). But the documents can be impeached in any other manner, though the admissibility cannot be challenged subsequently when the document is bound in evidence.”
In PC Thomas v. PM Ismail, AIR 2010 SC 905; 2009-10 SCC 239, it is observed as under:
“No objection on pleas of “inadmissibility” or “mode of proof” was raised at the time of their exhibition or any time later during trial, when most of the witnesses, produced by the parties were confronted with these, as duly exhibited, bearing stamp marking with particulars, prescribed under Order XIII Rule 4 of the Code of Civil Procedure, 1908 and duly signed as such.
In our opinion, it is too late in the day now to object to their exhibition on the ground of “prescribed procedure” i.e. mode of proof.
Moreover, we also find that it was nobody’s case that the said documents were got printed by John K or distributed amongst voters by him. Absence of proof of acknowledgment by him because of non production of John K as a witness, in the circumstances, in our view, is inconsequential.
Admittedly, John K was a well known leader of high stature, recognized as such by Christian/Catholic voters including those mentioned in Para 17 (supra) and, therefore, there is no question of drawing an adverse inference against the election petitioner for not examining him, as strenuously urged on behalf of the appellant, particularly when the printing and circulation of offending material (Exts.P1 and P2) has been proved by the election petitioner beyond reasonable doubt.”
(b) Document marked without objection – Contents (‘TRUTH also) proved
Objection as to Truth of Contents, First Time In Appeal – Effect – Too late in the day
In Rafia Sultan v. Oil And Natural Gas Commission (I.C. Bhatt, S.B. Majmudar, JJ.), 1986 ACJ 616; 1986 Guj LH 27; 1985-2 GujLR 1315 it is observed as under:
“It was never the case of the Commission that report which was submitted in a sealed cover was not the genuine and true report of the committee appointed by the Commission itself. Thus in short no objection about the truth of contents of Ex. 24/1 i. e. Ex. 32 was ever put forward before the trial Court and rightly so as that was the report of its own committee of experts appointed by the Commission for enlightening itself about the causes of the accident and about the future safety steps which were required to be taken to avoid such accidents. … Not only that but the witness of the defendant accepted the contents of the said document Ex. 32. Nothing was suggested by him or even whispered to the effect that the contents of the said report were in any way untrue. …. In fact both the sides have relied upon different parts of Ex. 32 in support of their rival contentions on the aspect of negligence and contributory negligence. It is therefore too late in the day for Miss Shah for the Commission to canvass for the first time before us in appeal that contents of Ex. 32 were not proved in accordance with law and hence the document was required to be taken off the record. It is now well settled that objection about mode of proof can be waived by a party and that such objection is raised by the party at the earliest opportunity in the trial Court such objection will be deemed to have been waived and cannot be permitted to be raised for the first time in appeal (vide P. C. Purushottamman v. S. Perumal AIR 1972 SC 608; Pandappa v. Shivlingappa 47 BLR. 962; and Gopaldas and another v. Shri Thakurli, AIR 1943 PC 83 at page 87 ). In view of this settled legal position the objection raised by Miss Shah against admissibility of Ex. 32 viz. that its contents were not proved in accordance with law has to be repelled.”
When a document is marked without objection, no doubt, the presumption in Sec. 114 of the Evidence Act is wide enough to presume that (i) the “contents” of the document and (ii) its ‘truth’ stand ‘proved’. Therefore, it is the duty of the other side to express its disapproval – that it does not accept the ‘contents’ and/or ‘truth’ (if it is so).
The dissent thereof can be placed by the opposite side by-
Raising ‘objection’ at the time of its marking, or
Placing the protest by way of ‘suggestion’ to the witness or by proper questions.
(c)TRUTH is left to Discretion (Sec. 3) & Presumption (Sec. 114) of Court
Sec. 67, Evidence Act lays down the fundamental principles as to the proof of 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.”
Sec. 67 says as to ‘proof of signature and handwriting’ alone. Neither Sec. 67 nor any other section of the Evidence Act says about ‘proof as to truth‘ of contents of documents.
Inferences as to “TRUTH of contents
Evidence Act does not expressly proffer anything as to “TRUTH of contents” of documents.
It is left to the discretion (Sec. 3) of the court. In proper cases court can presume (Sec. 114) truth.
In most cases, ‘proof of execution’ leads the court to presume ‘proof of truth’.
It is more so, when a document is admitted (by the other side) without objection.
But, when proof as to ‘truth’ is in issue, or in dispute, the party in whom the burden thereof rests has to discharge it.
(d) Legal Position on ‘Waiver’ of Mode of Proof
It appears that the legal position can be summed-up as under –
If a document is marked without objection, the right of objection (vest with the other side) stands waived. And the entire contents of the document would be admissible in evidence.
However, if (i) there is any intrinsic infirmity to the document, or (ii) specific proof as to truth is required in the nature of the case of the parties, or it is marked through a witness who is incompetent to prove it (and the opposite party does not expressly or impliedly accepted it), the court can say – it is not ready to act upon it, for truth or correctness of contents is not established.
In Dibakar Behera v. Padmabati Behera, AIR 2008 Ori 92, it is pointed out that (in such a situation) there must be some evidence to support the contents of such document.
It is apposite to note – in RVE Venkatachala Gounder v. Arumlmigu Viswesaraswami, AIR 2003 SC 4548, the question as to ‘truth’ of contents did not specifically come for consideration. It is dealt with as under:
“Since documents A30 and A34 were admitted in evidence without any objection, the High Court erred in holding that these documents were inadmissible being photo copies, the originals of which were not produced.”
2. MERE MARKING, DOES NOT PROVE THE CONTENTS – NOT AN UNQUALIFIED PROPOSITION
This Proposition is Not to be Applied “Literatim”
It is disgraceful that several courts in India apply this proposition (Mere Marking Does Not Prove the Contents) ineptly.
This proposition is not attracted–
when a document is marked on ‘admission’ by the opposite side.
This proposition is attracted–
when it is evident that the document is marked only for ‘identification‘, or
when the objection raised by the other side is sustained and the document is marked ‘subject to proof/objection’.
when the document is marked through an incompetent witness and not proved through a competent witness (in spite of the objection in this regard), afterwards;
when it has come out in cross examination of the witness through whom it is marked (by other evidence) that it is not proved ‘in accordance with law‘.
Each Case under this Head Requires Distinct Consideration
As this proposition (Mere Marking Does Not Prove the Contents) is not to be applied “literatim”, each case (which referred to this proposition) requires distinct consideration. (Some of these decisions mentioned this proposition, merely to show that such an argument was placed before it; but those decisions were quoted (subsequently) by some Courts as if those (earlier) decisions laid down a ‘ratio decidendi’.)
Following are the often-cited cases on this subject.
(a)Narbada Devi Gupta v. Birendra Kumar Jaiswal, 2003-8 SCC 745
[The proposition (Mere Marking Does Not Prove the Contents) was neither attracted nor applied in this case, for – the rent receipts were taken as proved, for, it was ‘not disputed’ by the other side.]
It is held in Narbada Devi Gupta v. Birendra Kumar Jaiswal, 2003-8 SCC 745 as under:
“Reliance is heavily placed on behalf of the appellant on Ramji Dayawala v. Invest Import: AIR 1981 SC 2085.The legal position is not in dispute that mere production and marking of a document as exhibit by the court cannot be held to be a due proof of its contents. Its 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”.
Narbada Devi Gupta v. Birendra Kumar Jaiswal (supra) continued as under:
“The plaintiff did not dispute his signatures on the back of them. There was, therefore, no further burden of proof on the defendant to lead additional evidence in proof of the writing on the rent receipts and its due execution by the deceased landlady.”
Note:
In this case the rent receipts were taken as proved, for, it was ‘not disputed’. [Hence the ‘legal position’ stated in Ramji Dayawala v. Invest Import (that mere production and marking of a document cannot be held to be a due proof) was not attracted in this case.]
(b) Kaliya v. State of Madhya Pradesh, 2013-10 SCC 758
[The proposition (Mere Marking Does Not Prove the Contents)was neither attracted nor applied in this case, for – the secondary evidence of dying declaration produced in this case (with foundational evidence) was accepted by the Court]
In this case the Courts upheld the acceptance of the secondary evidence (of the dying declaration). Our Apex Court held as under-
“In the instant case, the Trial Court had granted permission to lead secondary evidenceand the same had been adduced strictly in accordance with law and accepted by the courts below.”
It is only pointed out in this decision as under:
“However, the secondary evidence of an ordinary document is admissible only and only when the party desirous of admitting it has proved before the court that it was not in his possession or control of it and further, that he has done what could be done to procure the production of it. Thus, the party has to account for the non-production in one of the ways indicated in the section. The party further has to lay down the factual foundation to establish the right to give secondary evidence where the original document cannot be produced. When the party gives in evidence a certified copy/secondary evidence without proving the circumstances entitling him to give secondary evidence, the opposite party mustraise an objection at the time of admission. In case, an objection is not raised at that point of time, it is precluded from being raised at a belated stage.Further,mere admission of a document in evidence does not amount to its proof. Nor, mere marking of exhibit on a document does not dispense with the proof , which is otherwise required to be done in accordance with law.
(Vide: The Roman Catholic Mission v. The State, AIR 1966 SC 1457;
Marwari Khumhar v. Bhagwanpuri Guru Ganeshpuri, AIR 2000 SC 2629;
RVE Venkatachala Gounder v. Arulmigu, AIR 2003 SC 4548;
Smt. Dayamathi Bai v. K.M. Shaffi, AIR 2004 SC 4082; and
LIC of India v. Rampal Singh Bisen,2010-4 SCC 491).”
(c)Ramji Dayawala v. Invest Import: AIR 1981 SC 2085
[The proposition (Mere Marking Does Not Prove the Contents) was neither attracted nor applied in this case, for – Truth of the facts in the document was “in issue“]
It is held as under:
“Obviously, in these circumstances the Privy Council observed that the fact that a letter and two telegrams were sent by itself would not prove the truth of the contents of the letter and, therefore, the contents of the letter bearing on the question of lack of testamentary capacity would not be substantive evidence. Undoubtedly, mere proof of the handwriting of a document would not tantamount to proof of all the contents or the facts stated in the document. If the truth of the facts stated in a document is in issuemere proof of the handwriting and execution of the document would not furnish evidenceof the truth of the facts or contents of the document. The truth or otherwise of the facts or contents so stated would have to be proved by admissible evidence, i.e. by the evidence of those persons who can vouch safe for the truth of the facts in issue.”
Note: The aforequoted portion itself will show that the proposition – mere proof of the handwriting would not tantamount to proof of contents – is not absolute. It is attracted to this case, because the truth of the facts was “in issue“.
(d) M. Chandra v. M. Thangamuthu, 2010-9 SCC 712
[The proposition (Mere Marking Does Not Prove the Contents) was attracted in this case, for – the Validity and Genuineness of the Photocopy (of the Caste Certificate) was very much in question]
In this decision it was held:
“The High Court while considering this issue has noticed that the appellant failed to produce the original certificate issued by Arya Samaj, Madurai and further has not examined Santnakumar, who was supposed to have received and retained the original certificate issued by the Arya Samaj and the original records have not been summoned from Arya Samaj and no steps have been taken to summon the responsible person from Arya Samaj to prove that the appellant underwent conversion. Therefore, the claim made by her about her reconversion cannot be accepted. We do not agree with the reasoning of the High Court. It is true that a party who wishes to rely upon the contents of a document must adduce primary evidence of the contents, and only in the exceptional cases will secondary evidence be admissible. However, if secondary evidence is admissible, it may be adduced in any form in which it may be available, whether by production of a copy, duplicate copy of a copy, by oral evidence of the contents or in another form. The secondary evidence must be authenticated by foundational evidence that the alleged copy is in fact a true copy of the original.”
Note: It was an appeal from an Election petition and the Supreme Court allowed the appeal. The validity and genuineness of the Certificate was very much in question. Therefore, the principles in RVE Venkatachala Gounder v. Arulmigu, AIR 2003 SC 4548 (where the secondary evidence was marked without objection), was not attracted to this case (and it was not referred to also).
Principle of law laid down in M. Chandra v. M. Thangamuthu is followed in Rakesh Mohindra v. Anita Beri, 2016 -16 SCC 483.
(e)H. Siddiqui v. A. Ramalingam, (2011) 4 SCC 240
[The proposition (Mere Marking Does Not Prove the Contents) was applied in this case, for – the Photocopy was shown to the witness during cross-examination alone, and Signature alone was admitted by the witness.]
It was held that the power of attorney was not proved in accordance with the terms of Sec. 65 of the Evidence Act, for the following –
The power of attorney had not been proved.
Original had never been filed before the Trial Court.
Only a photocopy of the same was shown to the respondent during cross-examination.
The respondent has only admitted his signature thereon.
He had never admitted its contents or genuineness.
It is held in H. Siddiqui v. A. Ramalingam, 2011-4 SCC 240, as under:
“In our humble opinion, the Trial Court could not proceed in such an unwarranted manner for the reason that the respondent had merely admitted his signature on the photocopy of the power of attorney and did not admit the contents thereof.”
It is added:
“More so, the court should have borne in mind that admissibility of a document or contents thereof may not necessary lead to drawing any inference unless the contents thereof have some probative value.”
(f) Tarajee Khimchand v. Yelamarti Satyam, AIR 1971 SC 1865.
[The proposition (Mere Marking Does Not Prove the Contents) was applied in this case, for – the accounts of the Plaintiff would not be proved by itself]
It is held that the documents do not prove themselves. It is also observed in this decision as under:
“15. The plaintiffs wanted to rely on Exs. A-12 and A-13, the day book and the ledger respectively. The plaintiffs did not prove these books. There is no reference to these books in the judgments. The mere marking of an exhibit does not dispense with the proof of documents. It is common place to say that the negative cannot be proved. The proof of the plaintiffs’ books of account became important because the plaintiffs’ accounts were impeached and falsified by the defendants’ case of larger payments than those admitted by the plaintiffs. The irresistible inference arises that the plaintiffs’ books would not have supported the plaintiffs.” (Quoted in: Vinod Jaswantray Vyas v. State of Gujarat, 2024-7 SCR 365.)
Other Important Decisions –
1. LIC v. Ram Pal Singh Bisen: 2010-4 SCC 491 (Filing of the Inquiry Report or the evidence adduced during the domestic enquiry);
2. Birad Mal Singhvi v. Anand Purohith: 1988 (Supp) SCC 604 (document on date of birth).
3. Nandkishore Lalbhai Mehta v. New Era Fabrics, AIR 2015 SC 3796 (It is observed that mere marking as exhibit and identification of executant’s signature by one of witnessesdoes not prove contents of a document).
4. Vinod Jaswantray Vyas v. State of Gujarat, 2024-7 SCR 365 (mere marking of exhibit – letter – without the expert deposing about the opinion given therein would not dispense with the proof of contents).
3. IF ‘TRUTH’ IS IN ISSUE – Mere Marking Not Amount to ‘Waiver’
The fundamental principles as to proof of execution a document is that the execution has to be proved by proper evidence, that is by the ‘evidence of those persons who can vouchsafe for the truth of the facts in issue’ (Narbada Devi Gupta v. Birendra Kumar Jaiswal, 2003-8 SCC 745).
Note: 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’ (as shown elsewhere in this article). But it is subject to the discretion of the court – to take presumption and evaluate probative value.
If ‘TRUTH’ is in issue, or in dispute,marking a document without objection, or mere proof of handwriting or execution, by itself, need not absolve the duty to prove the truth as to the contents of the documents. Court has a duty to see that the statement of a witness gets independent corroboration, direct or circumstantial, in proper cases (Ahalya Bariha v. Chhelia Padhan, 1992 Cri.LJ 493).
In Ramji Dayawala v. Invest Import: AIR 1981 SC 2085, it was held as under:
“If the truth of the facts stated in a document is in issue mere proof of the handwriting and execution of the document would not furnish evidence of the truth of the facts or contents of the document. The truth or otherwise of the facts or contents so stated would have to be proved by admissible evidence, i.e. by the evidence of those persons who can vouchsafe for the truth of the facts in issue.”
See also:
State of Bihar v. Radhaa Krishna Singh, AIR 1983 SC 684,
Narbada Devi Gupta v. Birendra Kumar Jaiswal, AIR 2004 SC 175,
Oriental Insurance Co.Ltd. v. Premlata Shukla, 2007-13 SCC 476,
Dharmarajan v. Valliammal, AIR 2008 SC 850,
Madan Mohan Singh v. Rajni Kant, AIR 2010 SC 2933,
Joseph John Peter Sandy v. Veronica Thomas Rajkumar, AIR 2013 SC 2028
Achuthan Pillai v. Marikar (Motors) Ltd., AIR 1983 Ker 81;
Suresh v. Tobin, 2013-1 KerLT 293.
4. Admission of Contents – May Dispense with Proof; But Probative Value may be Less or Nil
The discretion vested with the court to take presumption; and to evaluate probative value.
It is well settled that when a party leads secondary evidence, the Court is obliged to examine the probative value of the document and its contents, and to decide the question of admissibility of the same [Rakesh Mohindra v. Anita Beri: 2015 AIR(SCW) 6271; Kaliya v. State of MP, 2013-10 SCC 758 ].
Even when a document is technically admitted in court, the probative value thereof will always be a matter for the court to determine. That is, it is depended upon the nature of each case.
The probative value of Scene-Mahazar, Postmortem Report, Photocopy of a Registered Deed etc. without supporting legal evidence may be lesser. In such cases the court can refrain from acting upon such documents until regular evidence is tendered.
In Kaliya v. State of Madhya Pradesh, 2013-10 SCC 758, after holding – ‘Mere admission of a document in evidence does not amount to its proof’ – it is further held as under:
“The court is obliged to examine the probative value of documents produced in court or their contents and decide the question of admissibility of a document in secondary evidence.”
[Note: Further held: “In case, an objection is not raised at that point of time, it is precluded from being raised at a belated stage.”]
In Kaliya v. State of MP: 2013-10 SCC 758 our Apex Court also referred to H. Siddiqui v. A. Ramalingam, AIR 2011 SC 1492, and Rasiklal Manikchand v. MSS Food Products: 2012-2 SCC 196.
In Rakesh Mohindra v. Anita Beri, 2015 AIR (SCW) 6271, as regards mere admittance of secondary evidence, it is held:
“Mere admission of secondary evidence, does not amount to its proof. The genuineness, correctness and existence of the document shall have to be established during the trial and the trial court shall record the reasons before relying on those secondary evidences.”
In Life Insurance Corporation of India v. Ram Pal Singh Bisen [2010-4 SCC 491], it is observed as under:
“26. We are of the firm opinion that mere admission of document in evidence does amount to its proof. In other words, mere marking of exhibit on a document does dispense with its proof, which is required to be done in accordance with law. …..
27. It was the duty of the appellants to have proved documents Exh.-A-1 to Exh. A-10 in accordance with law. Filing of the Inquiry Report or the evidence adduced during the domestic enquiry would partake the character of admissible evidence in Court of law. That documentary evidence was also required to be proved by the appellants in accordance with the provisions of the Evidence Act, which they have failed to do.”
The Calcutta High Court quoting Life Insurance Corporation of India v. Ram Pal Singh Bisen [2010-4 SCC 491] it is observed in Bajaj Allianz General Insurance Company v. Smt. Santa (2019-2 ACC 36) that ‘even if the document had been marked as Exhibit-A without objection, without a formal proof thereof in accordance with the provisions of the Evidence Act, such document lost its credibility and is of no probative value’.
Best Evidence Rule and ‘Evidence of High Probative Value‘
Though various kinds of secondary evidences are provided under Sec. 63, the ‘probative value’ of one kind (say, a photograph/photostat of an original document, as stated in Illustration (a) of Sec. 63) will definitely be higher when compared with another (say, oral account). The best evidence rule insists for evidence bearing high ‘probative value’.
In State of Bihar v. Radha Krishna Singh (AIR 1983 SC 684) it is observed as under:
“Admissibility of a document is one thing and its probative value quite another—these two aspects cannot be combined. A document may be admissible and yet may not carry any conviction and weight or its probative value may be nil.”
Secondary Evidence would be Admissible only in Exceptional Cases
In Kalyan Singh v. Chhoti, AIR 1990 SC 396, it had been observed as under:
“A certified copy of a registered sale deed may be produced as secondary evidence in the absence of the original. But in the present case Ex. 3 is not certified copy. It is just an ordinary copy. There is also no evidence regarding content of the original sale deed. Ex.3 cannot therefore, be considered as secondary evidence. The appellate Court has a right and duty to exclude such evidence.”
5.Court should allow to adduce proper evidence to prove documents
Besides the powers of the court under Sec. 165 of Evidence Act, the scheme of the Procedural Acts shows that the court has jurisdiction to require the party concerned to prove that document. It is evident from –
• Sec. 58 of Evidence Act, • O. XII, r. 2A Proviso, CPC and • Sec. 294 of the CrPC.
Inasmuch as –
(a) mere marking of a document on admission will not amount to proof, or evidence of the contents of the document or its truth;
(b) the probative value of a document ‘marked without objection’ may be low or nil, for want of proper proof; and
(c) there may be a formal defect to the document for it is a secondary evidence and it is produced without adducing ‘foundational evidence’,
it is legitimate to say that before taking an adverse stance as to proof in these counts, the court should give an opportunity to the party who relies on the document to cure the deficiency.
Duty of the Court to Aid Fair Trial
As shown above, the Privy Council, in Padman v. Hanwanta, 1915 (17) BomLR 609: AIR 1915 PC 111, held, as regards objection as to the admissibility of a certified copy of a will without any objection, as under:
“11. … Had such objection been made at the time, the District Judge, who tried the case in the first instance, would probably have seen that the deficiency was supplied. Their Lordships think that there is no substance in the present contention.”
Defect for not producing a proper power of attorney being curable, in Haryana State Coop. Supply and Marketing Federation Ltd. v. Jayam Textiles, 2014 AIR SC 1926 (a case under Section 138 Negotiable instruments Act), the Apex Court gave opportunity to the petitioner to produce the authorization of Board of Directors. It is observed that the in Raj Narian v. Indira Nehru Gandhi, (1972) 3 SCC 850 it was held that the rules of pleadings are intended as aids for a fair trial and for reaching a just decision.
This principle is iterated in following cases also:
F.A. Sapa v. Singora, (1991) 3 SCC 375;
H.D. Revanna v. G. Puttaswamy Gowda, (1999) 2 SCC 217;
V.S. Achuthanandan v. P.J. Francis, (1999) 3 SCC 737;
Mahendra Pal v. Ram Dass Malanger, (2000) 1 SCC 261;
Virender Nath Gautam v. Satpal Singh, (2007) 3 SCC 617; (observed that facta probanda (material facts) are to be set out in the pleadings and facta probantia (particulars or evidence) need not be set out in the pleadings);
Objection Regarding Admissibility of Documents – 2 counts
Disputes on admissibility of documents arise on 2 domains. (See: Manakishore Lalbhai Vs. New Era Fabrics: AIR 2015 SC 3796)
document which is ab initio (or inherently) ‘inadmissible’
document liable to be objected on ‘mode or manner of proof’.
Even if an inherently-inadmissible document is marked, objections thereto can be raised ‘at a later stage’. Mode of proof (not inherent admissibility) falls within the realm of procedural law. Therefore, objection thereto can be waived.
Inherently-inadmissible documents
‘Inherent-inadmissibility of documents’ arises from the following:
Irrelevancy
Non-registration.
Section 5 of the Indian Evidence Act, 1872 deals with relevancy. It reads as under:
“5. Evidence may be given of facts in issue and relevant facts.—Evidence may be given in any suit or proceedings of the existence or non-existence of every fact in issue and of such other facts as are hereinafter declared to be relevant, and of no others.
Explanation.—This section shall not enable any person to give evidence of a fact which he is disentitled to prove by any provision of the law for the time being in force relating to Civil Procedure
Illustration s (a) A is tried for the murder of B by beating him with a club with the intention of causing his death. At A’s trial the following facts are in issue:— A’s beating B with the club; A’s causing B’s death by such beating; A’s intention to cause B’s death.
(b) A suitor does not bring with him, and have in readiness for production at the first hearing of the case, a bond on which he relies. This section does not enable him to produce the bond or prove its contents at a subsequent stage of the proceedings, otherwise than in accordance with the conditions prescribed by the Code of Civil Procedure.”
In Jainab Bibi Saheb v. Hyderally Saheb, (1920) 38 MLJ 532, it was pointed out that neither an omission by an advocate to object to giving of irrelevant and inadmissible evidence nor the failure of the tribunal to exclude it of its own motion would validate a decree based on material which the Evidence Act declares to be inherently and in substance irrelevant to the issue. It was also held in this decision that the primary rule to prove relevant facts by the evidence of witnesses is to call them before the trial Judge and examine them viva voce in the manner stated in Chapter 10 of the Evidence Act.
Document liable to be Objected on ‘Mode or Manner of Proof’
Following are improper modes (liable to objection):
Seeking exhibition through one who cannot vouchsafe veracity or truth.
Objectionable (mode of) secondary evidence. Eg:
Certified copy produced without proving circumstances that entitles to give secondary evidence under Sec. 65 of the Evd. Act.
Secondary evidence other than that is recognised under Sec. 63.
Unstamped or insufficiently/improperly stamped document.
Objection to be Raised When document is admitted
It was observed by the Supreme Court in 2001 in Bipin Shantilal Panchal v. State of Gujarat, AIR 2001 SC 1158, that that ‘it is an archaic practice that during the evidence collecting stage, whenever any objection is raised regarding admissibility of any material in evidence the court does not proceed further without passing order on such objection’. And the Court directed as under:
“When so recast, the practice which can be a better substitute is this: Whenever an objection is raised during evidence taking stage regarding the admissibility of any material or item of oral evidence the trial court can make a note of such objection and mark the objected document tentatively as an exhibit in the case (or record the objected part of the oral evidence) subject to such objections to be decided at the last stage in the final judgment.”
But, the subsequent decisions in R.V.E. Venkatachala Gounder: AIR 2004 SC 4082; Dayamathi Bai (2004) 7 SCC 107 took a contra view. It was held that the objection as to ‘mode of proof’ should be taken at the time of marking of the document as an exhibit, so that the defect can be cured by the affected party.
In Re: To Issue Certain Guidelines Regarding Inadequacies And Deficiencies In Criminal Trials v. State Of Andhra Pradesh, 2021-10 SCC 598, overruled (ruled – stood modified) Bipin Shantilal Panchal v. State of Gujarat, AIR 2001 SC 1158. It is directed as under:
“The presiding officer therefore, should decide objections to questions, during the course of the proceeding, or failing it at the end of the deposition of the concerned witness.”
It appears that the decision taken by a Magistrate to mark the document – “subject to objection” is improper; nevertheless, marking – “subject to proof” is a permissible action, for it is a “decision” ruled-down in In Re: To Issue Certain Guidelines Regarding Inadequacies And Deficiencies In Criminal Trials v. State of Andhra Pradesh, 2021-10 SCC 598.
Privy Council in Padman v. Hanwanta, AIR 1915 PC 111, held that the objection to marking of documents and its admissibility should have been taken in the trial court. It was observed as under:
“The defendants have now appeal to the Majesty in Council, and the case has been argued on their behalf in great detail. It was urged in the course of the argument that a registered copy of the will of 1898 was admitted in evidence without sufficient foundation being led for its admission. No objection, however, appears to have been taken in the first court against the copy obtained from the Registrar’s office being put in evidence. Had such objection being made at the time, the District Judge, who tried the case in the first instance, would probably have seen that the deficiency was supplied. Their lordships think that there is no substance in the present contention.”
In P.C. Purushothama Reddiar v. S Perumal, 1972 (2) SCR 646, it was observed as under:
“Counsel contended that the police reports referred to earlier are inadmissible in evidence as the Head-constables who covered those meetings have not been examined in the case. Those reports were marked without any objection. Hence it is not open to the respondent now to object to their admissibility.”
Our Apex Court held in Lachhmi Narain Singh v. Sarjug Singh, AIR 2021 SC 3873, as under:
“24. In view of the foregoing discussion, it is clear that plea regarding mode of proof cannot be permitted to be taken at the appellate stage for the first time, if not raised before the trial Court at the appropriate stage. This is to avoid prejudice to the party who produced the certified copy of an original document without protest by the other side. If such objection was raised before trial court, then the concerned party could have cured the mode of proof by summoning the original copy of document. But such opportunity may not be available or possible at a later stage. Therefore, allowing such objection to be raised during the appellate stage would put the party (who placed certified copy on record instead of original copy) in a jeopardy & would seriously prejudice interests of that party. It will also be inconsistent with the rule of fair play as propounded by Justice Ashok Bhan in the case of RVE Venkatachala Gounder v. Arulmigu, AIR 2003 SC 4548.”
Admissions in pleadings are judicial admissions. They stand on a higher footing than evidentiary admissions.
They may give rise to ‘Foundation of Rights’.
They are fully binding on the party that makes them and constitute a waiver of proofs.
Evidentiary admissions are not conclusive by themselves and they can be shown to be wrong.
In Nagindas Ramdas v. Dalpatram Icharam, AIR 1974 SC 471, held that admissions in pleadings are judicial admissions under Section 58 of the Evidence Act. They are made by parties or their agents at or before the hearing of a case and stand on a higher footing than evidentiary admissions. Former class of admissions are fully binding on the party that makes them and constitute a waiver of proofs. They by themselves can be made the foundation of the rights of parties. On the other hand evidentiary admissions which are receivable at the trial as evidence are by themselves not conclusive and they can be shown to be wrong.
Document Exhibited in the Writ Petition as a ‘True Copy’ – Whether Admission
Can a document exhibited in the writ petition as a ‘true copy’ be marked in a civil court as an ‘admission’ – producing the certified copy of the writ petition; for example:
(i) a letter written by the Petitioner in the Writ Petition
(ii) a letter or a private document obtained to him (apparently original of the same is with the Petitioner)
(iii) copy of a Public Document.
The Answer is:
Yes, it can be ‘marked’ on ‘admission’.
The existence of the contents of the first and third documents (letter written by the Petitioner and copy of a Public Document) can be ‘presumed’ by the court, in the civil suit between the same parties, under Sec. 114, Evidence Act (which lays down a rebuttable presumption).
Note:
1. Sec. 58, Evidence Act says – Admitted facts need not be proved.
2. Certified copy of a public document need not be proved by a witness – Madamanchi Ramappa v. Muthalur Bojjappa, AIR 1963 SC 1633.
Though the existence of the second class of documents (original of which are apparently with the Writ-Petitioner) can be presumed, if truth of contents of those documents is in question or denied the adverse party, it has to be proved independently .
Note: Proviso to Sec. 58 Evidence Act reads as under:
“Provided that the Court may, in its discretion, require the facts admitted to be proved otherwise than by such admissions.”
Also Note: Normally the documents relied of in the Writ petition will not be denied by the petitioner therein.
Certified copy of a public document need not be proved by a witness
In Madamanchi Ramappa v. Muthalur Bojjappa (P.B. Gajendragadkar, K.N. Wanchoo, K.C. Das Gupta), AIR 1963 SC 1633, it is held as under:
“The document in question being a certified copy of a public document need not have been proved by calling a witness.”
This proposition in Madamanchi Ramappa v. Muthalur Bojjappa, AIR 1963 SC 1633, is referred to in the following decisions:
Sarojini Amma v. Palace Administration Board, 2024 Ker 75727; 2024 KLT(Online) 2545; 2024-6 KLT(SN) 36,
Shail v. Nasib Khan, 2018-3 CGLJ 450 (Chh)
State of Gujarat v. Ashokkumar Lavjiram Joshi (J.B. Pardiwala, J), 2018-2 Glh 166 (Guj)
Raj Moti Dal Mills v. Sales Tax Officer (B. S. Chauhan and D. P. Gupta, JJ.), 2004-136 STC 576 (All)
United India Insurance Co. Ltd. v. Hamu Ram, 2004 5 WLC 513 (Raj).
If Payment of Price is disputed, Some Oral Evidence is needed for ‘proof’.
In Suresh CV v. Tobin, ILR 2013(1) Ker. 30, the Kerala High Court held that if payment of price for sale was disputed, such fact would not be proved by mere production and marking of a registered sale deed which stated or narrated the payment, and that it was necessary to adduce oral evidence to prove such fact. The Court relied on Ramji Dayawala Vs. Invest Import (AIR 1981 SC 2085) which held that if the truth of the facts stated in a document is in issue mere proof of the handwriting and execution of the document would not furnish evidence of the truth of the facts or contents of the document and that the truth or otherwise of the facts or contents so stated would have to be proved by admissible evidence i.e. by the evidence of those persons who can vouchsafe for the truth of the facts in issue.
Courts to admit documents Without Proof
Section 163 of the Evidence Act, reads as under:
163. Giving, as evidence, of document called for and produced on notice: When a party calls for a document which he has given the other party notice to produce, and such document is produced and inspected by the party calling for its production, he is bound to give it as evidence if the party producing it requires him to do so.
It is observed in Government of Bengal v. Santiram Mondal, AIR 1930 Cal 370, with respect to a document used under Sec. 163, as under:
“The further contention is that if they are to be admitted, they cannot be put in or at any rate used without proof. But the section itself says that the party calling for it is bound to give it as evidence if required to do so, and that certainly means that it goes in as a record of the particular proceeding and that it can be looked at to see what it includes or omits.”
It is noteworthy that Order XI rule 15 and Order XII rule 8 are the provisions in the CPC to give notice to the other party to produce documents (for ‘inspection’ and ‘show court’, respectively). In Government of Bengal v. Santiram Mondal, AIR 1930 Cal 370, and R v. Makhan, AIR 1940 Cal 167, it was observed that Section 163 of the Evidence Act applies to Criminal Proceedings also.
Court’s Jurisdiction to Require to Prove an Admitted Document
In any case, besides the powers of the court under Sec. 165 of Evidence Act, the scheme of the Procedural Acts (Evidence Act, CPC and CrPC) shows that the court has jurisdiction to require the party concerned to prove that document. We can see it in Sec. 58 of Evidence Act, Order XII, Rule 2A Proviso of the CPC and Sec. 294 of the CrPC .
Section 294 of Code of Criminal Procedure reads as follows:
“294. No formal proof of certain documents. (1) Where any document is filed before any Court by the prosecution or the accused, the particulars of every such document shall be included in a list and the prosecution or the accused, as the case may be, or the pleader for the prosecution or the accused, if any, shall be called upon to admit or deny the genuineness of each such document.
(2) The list of documents shall be in such form as may be prescribed by the State Government.
(3) Where the genuineness of any document is not disputed, such document may be read in evidence in any inquiry, trial or other proceeding under this Code without proof of the signature of the person to whom it purports to be signed:
Provided that the Court may, in its discretion, require such signature to be proved.”
Admission of Documents in Evidence & Proof
In Baldeo Sahai v. Ram Chander, AIR 1931 Lahore 546, it is held as under:
“There are two stages relating to documents. One is the stage when all the documents on which the parties rely are filed by them in Court. The next stage is when the documents proved and formally tendered in evidence. The word “proved” has been used by the Division Bench in the sense of ‘proposed to be proved’ as is clear from its having been used along with the word ‘tendered’ or “admitted” in evidence. The word proved has been loosely used for describing the stage after fling of the documents, when the Court would decide only whether they should be admitted or rejected. The Division Bench cannot be read as holding that the document is not to be endorsed with an Exhibit number unless and until proved. As stated hereinabove, the stages of tendering/admitting/rejecting in evidence and holding a document proved – are two distinct and different stages, not one. They are respectively the second and third stages. Admission of a document in evidence is not to be confused with proof of a document.”
Mere marking– not dispense with proof(of truth of contents)
No doubt, presumption in Sec. 114 Evidence Act is wide enough, in the circumstance of a proper case, to presume ‘truth’ of contents of a ‘proved’ document.
In Sait Tarajee Khimchand v. Yelamarti Satyam, AIR 1971 SC 1865, the Supreme Court observed that mere marking of documents (day book and ledger) as exhibits do not dispense with the proof of documents. InNandkishore Lalbhai Mehta Vs. New Era Fabrics, AIR 2015 SC 3796, it is observed that mere marking as exhibit and identification of executor’s signature by one of witnesses do not prove contents of a document.
In Kaliya Vs. State of Madhya Pradesh (2013-10 SCC 758) it is held as under:
“Mere admission of a document in evidence does not amount to its proof. Nor, mere marking of exhibit on a document does not dispense with its proof, which is otherwise required to be done in accordance with law. (Vide: The Roman Catholic Mission Vs. The State, AIR 1966 SC 1457; Marwari Khumhar Vs. Bhagwanpuri Guru Ganeshpuri AIR 2000 SC 2629; RVE Venkatachala Gounder Vs. Arulmigu AIR 2003 SC 4548; Smt. Dayamathi Bai Vs. K.M. Shaffi, AIR 2004 SC 4082; and LIC of India Vs. Rampal Singh Bisen,2010-4 SCC 491).”
[Note: Further held: “In case, an objection is not raised at that point of time, it is precluded from being raised at a belated stage.”]
Dibakar Behera v. Padmabati Behera, AIR 2008 Ori 92, it is observed [referring RVE Venkatachala Gounder Vs. Arulmigu Viswesaraswami, AIR 2003 SC 4548, Dayamati Bai Vs. K.M. Shaffi, 2004 SC 4082, Bhagyarathi Das v. Agadhu Charan Das, 62 (1986) CLT 298, Budhi Mahal v. Gangadhar Das, 46 (1978) CLT 287 etc.] that a close reading of the above judicial pronouncements would show that whenever a document is marked as exhibit without objection, it will be presumed that a party having right of objection has waived formal proof of the document and in such situation, the entire contents of the document would be admissible in evidence. How ever, by such admission of document, the truth and correctness of the contents by it self would not be established and there must be some evidence to support the contents of such document.
Secondary evidence relating to the contents of a document is inadmissible, until the non-production of the original is accounted for. The secondary evidence must be authenticated by foundational evidence that the alleged copy is in fact a true copy of the original. Mere admission of a document in evidence does not amount to its proof. Therefore, the documentary evidence is required to be proved in accordance with law.
The court has an obligation to decide the question of admissibility of a document in secondary evidence before making endorsement thereon. [H. Siddiqui Vs. A. Ramalingam: AIR 2011 SC 1492; Nandkishore Lalbhai Mehta Vs. New Era Fabrics: AIR 2015 SC 3796]
In Rakesh Mohindra Vs. Anita Beri [2015AIR(SCW) 6271] it is held:
“Mere admission of secondary evidence, does not amount to its proof. The genuineness, correctness and existence of the document shall have to be established during the trial and the trial court shall record the reasons before relying on those secondary evidences.”
PROOF INVOKING PRESUMPTION – Sec. 114, Evid. Act read with Sec. 35.
The evidence/proof of contents of document may be given by proving circumstances for the same or by invoking presumption also. ‘Common course of natural events’, ‘human conduct’ etc. under S. 114, Evd. Act can be used to prove the existence and genuineness/truth of a document.
Sec. 35 of the Evidence Act reads as under:
“35. Relevancy of entry in public record or an electronic record made in performance of duty: An entry in any public or other official book, register or record or an electronic record, stating a fact in issue or relevant fact, and made by a public servant in the discharge of his official duty, or by any other person in performance of a duty specially enjoined by the law of the country in which such book, register, or record or an electronic record is kept, is itself a relevant fact.
Under S. 114, Illustration (e) for Judicial and official acts there is presumption as to ‘regularity’. It is not presumption as to correctness or truth. For such presumption, one can resort to main section, Sec. 114 – that is, ‘common course of natural events’, ‘human conduct’ etc. (and not ‘regularity’ in Illus.–e).
Referring relevant provisions of Himachal Land Revenue Act, 1954 and Sec. 35 of the Indian Evidence Act, 1872, it is held in Partap Singh v. Shiv Ram: AIR 2020 SC 1382, that Record-of-rights (Revenue document) carries the ‘presumption of correctness‘.
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.”
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).
PROOF INVOKING PRESUMPTION – Registered deed
As stated earlier, truth of the contents of a document, can be established (i) by oral evidence of one who can vouchsafe the same, (ii) by invoking circumstantial evidence or ‘presumption’ or (iii) by express admission by the other side.
Presumptions can be the (specific) presumptions under Sec. 79 to 90A or presumptions (general) under Sec. 114. In presumption, a fact otherwise doubtful may be inferred from certain other proved facts. When inferring the existence of a fact from other set of proved facts, 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 Kunhamina Umma v. Special Tahsildar, AIR 1977 Ker 41, the Kerala High Court observed that the facts required to be proved under Section 67 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, was 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.”
In Vimal Chand Ghevarchand Jain v. Ramakant Eknath Jajoo, (2009) 5 SCC 713, it is held as under:
“The deed of sale dated 29.6.1978 was a registered one. It, therefore, carries a presumption that the transaction was a genuine one.”
The Apex Court observed in Bhagat Ram v. Suresh, AIR 2004 SC 43, 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. ……. …
Registration of a document does not dispense with the need of proving the execution and attestation of a document which is required by law to be proved in the manner as provided in Sec. 68 of the Evidence Act. Under Sec. 58 of the Registration Act the Registrar shall endorse the following particulars on every document admitted to registration:
the date, hour and place of presentation of the document for registration :
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;
the signature and addition of every person examined in reference to such document under any or the provisions of this Act, and
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 1939 PC 117].
On account of registration of a document, including a will or codicil, a presumption as to correctness or regularity of attestation cannot be drawn. Where in the facts and circumstances of a given case the Registrar of Deeds satisfies the requirement of an attesting witness, he must be called in the witness box to depose to the attestation. His evidence would be liable to be appreciated and evaluated like the testimony of any other attesting witness.
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.
Execution of a Document – Question of Fact; Can be proved by Circumstantial Evidence Also
In Kishan Arjuna Khansole v. Ababuwa Baba Khansole, 2000-4 BomCR 433; 2000-4 MhLJ 854, it is pointed out that the execution of a document is a question of fact and can be proved like any other fact by direct as well as circumstantial evidence.
Registered deed: Presumption – Validly Executed
It is held in Prem Singh v. Birbal, AIR 2006 SC 3608, 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.”
In Bellachi v. Pakeeran, AIR 2009 SC 3293, also it is a observed that a registered document carries with it a presumption that it was executed in accordance with law. The Apex Court observed in Jamila Begum v. Shami Mohd., AIR 2019 SC 72: 2018 KHC 7002 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.”
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.”
Determination of Possession by Court By Photographs, CD or Commission
Can a commission be appointed to find out the physical possession of a property?
No.
In Bandi Samuel v. Medida Nageswara Rao, 2017 (1) ALT 493 it is pointed out that the factum of possession of the property in dispute, which is nothing, but fishing of information and not elucidating any matter in dispute.
See also: Malaya Gounder v. Palanisamy (1995) 1 MLJ 626,
Puttappa v. Ramappa, AIR 1996 Kant 257,
Rajendran v. Lilly Ammal alias Nelli Ammal, 1998 (II) CTC 163,
Benz Automobiles Private Limited v. Mohanasundaram, 2003 (3) MLJ 391,
D. Kuttiyappan v. Meenakshiammal Polytechnic Unit, 2005 (4) CTC 676,
Devadoss v. A. Duraisingh, 2002 (3) CTC 748,
Parepally Satyanarayana v, Vutukuri Meeneder Goad, 2008 (1) ALT 461;
KMA Wahab v. Eswaran, 2008 (3) CTC 597,
Ramdas Trimbak v. Bajirao Sanap, 2018-1 MHLJ 866, 2018-5 AIR BomR 57,
S. Kalam v. V. Valliammai, 2021-7 Mad LJ 137,
K. Sellammal v. M. Valarmathy, 2022, Madras High Court.
In Indore Development Authority v. Manoharlal, 2020-8 SCC 129, AIR 2020 SC 1496, it is observed:
“270. The decision in Velaxan Kumar (supra) cannot be said to be laying down the law correctly. The Court considered the photographs also to hold that the possession was not taken. Photographs cannot evidence as to whether possession was taken or not. Drawing of a Panchnama is an accepted mode of taking possession. Even after re-entry, a photograph can be taken; equally, it taken be taken after committing trespass. Such documents cannot prevail over the established mode of proving whether possession is taken, of lands. Photographs can be of little use, much less can they be a proof of possession. A person may re-enter for a short period or only to have photograph. That would not impinge adversely on the proceedings of taking possession by drawing Panchnama, which has been a rarely recognised and settled mode of taking possession.
271. In the decision in Raghbir Singh Sehrawat v. State of Haryana, (2012) 1 SCC 792 the observation made was that it is not possible to take the possession of entire land in a day on which the award was declared, cannot be accepted as laying down the law correctly and same is contrary to a large number of precedents. The decision in Narmada Bachao Andolan v. State of M.P. (2011) 7 SCC 639, is confined to particular facts of the case. The Commissioner was appointed to find out possession on the spot. DVDs and CDs were seen to hold that the landowners were in possession. The District Judge, Indore, recorded the statements of the tenure-holder. We do not approve the method of determining the possession by appointment of Commissioner or by DVDs and CDs as an acceptable mode of proving taking of possession. The drawing of Panchnama contemporaneously is sufficient and it is not open to a court Commissioner to determine the factum of possession within the purview of Order XXVII, Rule 9 CPC. Whether possession has been taken, or not, is not a matter that a court appointed Commissioner cannot opine. However, drawing of Panchnama by itself is enough and is a proof of the fact that possession has been taken.”
Kerala High Court held in Thomas VY@ Sajimon v. Joseph VY, ILR 2020-3 Ker446, 2020-3 Ker LJ 574, 2020-3 KHC 613, as under:
“15. In a suit for permanent prohibitory injunction, the burden is entirely on the plaintiff to bring convincing evidence to show his possession over the plaint schedule property and for so doing, it is not permissible for the plaintiff to invoke Order 26 Rule 9 CPC, which is intended for a different purpose. In a matter relating to the investigation into the disputed question of fact of possession, the power of appointment of Commissioner for local investigation cannot be exercised by the Court to assist the party to collect evidence, where the party can collect evidence by itself. If a party claims that, that party is in possession of the disputed property and if the other party denies the same by filing the written statement, the disputed fact can be adjudicated by the Court after framing of issues and recording the evidence of the parties. So many articles may be found in the building at the time of local inspection by the Commissioner. Even clothes and other articles may be found in the building. The Commissioner has to just make an inventory of the items found in the building. The Commissioner cannot report about the ownership of the articles found in the premises, as the said aspect is a matter for evidence. If at all the Commissioner makes any such report, the Court shall not accept the report, even for primary satisfaction without any other convincing material. If the Advocate Commission is deputed for the purpose of ascertaining the possession of the party over the property, the said aspect can be done only after gathering information from the people in the locality, which amounts to fishing out the evidence or gathering of evidence and hence the same is only hearsay information. The party can even otherwise examine the persons, with whom the Commissioner makes enquiry, before the Court to prove the possession of the person over the property in question. The fishing out of information is to make a local enquiry collecting hearsay materials from the persons gathered there or the like, which is different from collection of materials which he finds at the scene. That apart, if that task is left to be decided by the Advocate Commissioner, any fraudulent litigant can create evidence and with the assistance of the Commissioner, he will be able to prove that he is in possession of the property, which is not the purpose for which Order 26 was enacted. Therefore, it is always advisable not to appoint an Advocate Commissioner, as in the present case, to find out the possession of the property, which has to be decided only from oral and documentary evidence to be adduced by the parties. The High Court of Madras in Mr. D. Kuttiyappan v. Meenakshiammal Polytechnic Unit, (2005) 4 MLJ 592, held that the Advocate Commissioner cannot be appointed to note down the factum of possession or the enjoyment . I respectfully agree with the view of the High Court of Madras in D. Kuttiyappan (Supra). Thus, it is settled law that the power of appointment of Commissioner for local investigation cannot be exercised by the Court to enable any party to collect evidence through the Commissioner to prove the factum of possession or enjoyment. This being the situation, the argument of the learned Counsel for the defendant that the report of the Commissioner would show the possession of the defendant in the plaint schedule property cannot be accepted even for the prima facie satisfaction of the Court.”
Can the alignment of a way (over which one perfected Prescriptive Right of Easement) be altered by the owner of the property (servient owner)?
Answer: No.
Can it be allowed by the Court?
Answer: Yes; though no express provision.
Relevant provisions of the Indian Easements Act, 1882:
Sec. 22. Exercise of easement. Confinement of exercise of easement.
The dominant owner must exercise his right in the mode which is least onerous to the servient owner; and when the exercise of an easement can without detriment to the dominant owner be confined to a determinate part of the servient heritage, such exercise shall, at the request of the servient owner, be so confined.
Sec. 23. Right to alter mode of enjoyment.
Subject to the provisions of section 22, the dominant owner may, from time to time, alter the mode and place of enjoying the easement, provided that he does not thereby impose any additional burden on the servient heritage.
Exception.–The dominant owner of a right of way cannot vary his line of passage at pleasure, even though he does not thereby impose any additional burden on the servient heritage.
Sec. 24.Right to do acts to secure enjoyment.
The dominant owner is entitled, as against servient owner, to do all acts necessary to secure the full enjoyment of the easement; but such acts must be done at such time and in such manner as, without detriment to the dominant owner, to cause the servient owner as little inconvenience as possible; and the dominant owner must repair, as far as practicable, the damage (if any) caused by the act to the servient heritage.
Accessory rights.–Rights to do acts necessary to secure the full enjoyment of an easement are called accessory rights.
Sec. 27. Servient owner not bound to do anything.
The servient owner is not bound to do anything for the benefit of the dominant heritage, and he is entitled, as against the dominant owner, to use the servient heritage in any way consistent with the enjoyment of the easement; but he must not do any act tending to restrict the easement or to render its exercise less convenient.
Applying ‘First Principles’, P. Bhavadasan, J., of the Kerala High Court held in Thilakraj v. Sebastian, 2014(4) Ker LT 714, that the servient owner can be allowed to re-align the way over which the dominant owner has successfully established right of easement.
Analyzing various provisions of the Indian Easements Act (mainly Sec. 22 – which enables theservient owner to specify the route to confine it to a determinate part), observed that nothing prevents the court from directing that the pathway be changed along the boundary of the servient tenement which would render justice to the parties and would not affect the rights of the dominant owner.
P. Bhavadasan, J. observed as under:
Easement is a precarious (uncertain) right.
Law does not usually favour restricted use of one’s own property. However, the law relating to easements creates a fetter (restraint) on the exclusive and absolute use of property by its owner. The said law creates certain right in favour of a person to put to use the property belonging to another person.
As a corollary the said law also insists that such exercise of enjoyment of right by the dominant owner must be least onerous to the servient owner.
The Indian Easements Act is of the year 1882. It has not undergone any major changes. As has been observed by the Apex Court in relation to the plea of adverse possession, it is felt that some rethinking is necessary in relation to which the rights conferred as per the Indian Easements Act are concerned.
It is said “Common law is a living system of law reacting to new events and new ideas and so capable of providing the citizens with a system of practical justice relevant to the time in which they live”.
There have been considerable changes in all spheres of life. Considering the vast changes that have occurred in both social and cultural fields, it is only proper that the courts adopt a practical approach to meet the current demands of the society.
It will not be imprudent to observe that some of the provisions of Indian Easements Act (Act 5 of 1882) require changes.
It is said that the law is an instrument of social engineering and social changes.
Right to property is a valuable constitutionally recognized right.
Law cannot be rigid and remain static. It has to be dynamic and has to device method within permissible limits to modulate relief to suit the present need and ensure that justice is rendered to all.
The courts will have to adopt such means to render justice to people without doing violence to statutory provisions.
Even assuming that in the case on hand, S. 22 of the Easements Act is not available to the appellants that cannot tie down the hands of the court from granting relief to them while at the same time safeguarding the interest of the respondent also.
In fact, it is felt that it is the bounden duty of the court to rise to the occasion and find out reasonable grounds to grant relief.
(If the dominant owner resists the change) the attitude … is like Shaylock insisting for his pound of flesh.
If the plea was one of easement by necessity, surely with the coming into existence of another suitable alternate way, the dominant owner’s right to continue to use the present pathway comes to an end here.
The principle that emerges from the above foregoing discussion is that there can be no impediment for the court to determine what is just and reasonable and grant decree accordingly.
(Because of) the way, … a considerable portion of the property will have to be kept idle. That certainly cannot be the object and purpose of the Act.
Section 22 of the Indian Easements Act, as already stated, enables the servient owner to specify the route.
One fact is very clear. The exercise of right of easement by dominant owner is subject to the condition that it imposes least burden on the servient tenement owner and does not interfere with the right of enjoyment of his properties subject to the right of the dominant tenement owner.
There can be no fetter on the court from making adequate provisions for the exercise of respective rights of both the parties.
Price of land is skyrocketing day by day. Every inch of land has become substantial asset. Unlike in the olden days, we seldom find property left open and uncared for. It is therefore necessary to strike a balance of the two rights namely that of dominant tenement owner and servient tenement owner.
In the facts and circumstances of the case, it will be imprudent and unwise for the court to keep its hands tied and in fact one could even say that the court will be failing in its duty of rendering justice if it does not extend a helping hand to the servient owner without affecting the rights of the dominant tenement owner.
A court needs to innovate, experiment and if necessary find out means to render justice to all.
When the legislature remains passive to archaic law which may not accommodate the social, cultural and political changes in the society, a duty is cast upon the court to take adequate and necessary steps and device methods to resolve the disputes satisfactorily.
Under the above circumstances and in the light of necessity to development laws to respond to the needs and necessities of the society, it is felt that the appellants be allowed to re-align the way over which the plaintiff in the suit has successfully established prescriptive right of easement.
(i) number of beneficiaries (public or private), and
(ii) character under law (express or constructive).
If the number of the beneficiaries of a trust are unascertainable, it will be public trust; and if ascertainable, private trust.
Trust is created by a founder by dedicating property and by appointing trustee for its administration. There must be a transfer of the property to the trustee.[1] Trusts covered by these express acts is called ‘express trusts’; and trusts resulted by directives of law is called ‘constructive or implied trusts’.
The beneficiaries of the trust may be the general public or a limited number of persons. Trusts for the former are public trusts and the latter, private trusts. Legal incidents thereon are different.
The Indian Trusts Act, 1882 is enacted primarily to govern private trusts; and ‘public or private charitable or religious endowments’ are expressly excluded from its ambit.
In Sec. 1, Indian Trusts Act, 1882, under the head, ‘Savings’, it is stated:
But nothing herein contained affects the rules of Mohammedan law as to waqf, or the mutual relations of the members of an undivided family as determined by any customary or personal law, or applies to public or private religious or charitable endowments, or to trusts to distribute prizes taken in war among the captors; and nothing in the Second Chapter of this Act applies to trusts created before the said day.
Under Sec. 5, when a private trust is created upon an immovable property, it must be registered under the Registration Act.
In Sec. 5 of the Indian Trusts Act, 1882 reads as under:
5. Trust of immovable property.—No trust in relation to immoveable property is valid unless declared by a non-testamentary instrument in writing signed by the author of the trust or the trustee and registered, or by the will of the author of the trust or of the trustee.
On analysis, the crucial differentiating factor between public or private trust is the ‘purpose of trust’ envisioned by the author.
Dr. BK Mukherjea, J., ‘On the Hindu Law of Religious and Charitable Trusts’, has set out the difficulty to make a distinction between public and private charitable trust as under:
“The line of distinction between a public purpose and a purpose which is not public is very thin and technical and is difficult of an easy definition.”[2]
As to determination of the nature of a temple, whether public or private, it is held in Deoki Nandan Vs. Murlidhar,[3] as under:
“The distinction between a private and a public trust is that, whereas in the former, the beneficiaries are specific individuals, in the latter, they are the general public or a class thereof. While in the former the beneficiaries are persons who are ascertained or capable of being ascertained, in the latter they constitute a body which is incapable of ascertainment.”
Charitable Private Trust – Indian Law and English Law
Charitable trusts of public nature alone, and not of private nature, are accepted as valid under English Law. English Jurists prefer to call it ‘charities’. But, Indian law admits private charitable and religious trusts also.
The distinction between English Law and Hindu Law has been stated by Dr. Mukherjea in his Tagore Law Lectures ‘On the Hindu Law of Religious and Charitable Trusts’ as under:
“In English Law charitable trusts are synonymous with public trusts and what is called religious trust is only a form of charitable trust. The beneficiaries in a charitable trust being the general public or a Section of the same and not a determinate body of individuals, the remedies for enforcement of charitable trust are somewhat different from those which can be availed of by beneficiaries in a private trust. In English Law the Crown as ‘parens-patriae’ is the constitutional protector of all property subject to charitable trusts, such trusts being essentially matters of public concern. … One fundamental distinction between English and Indian Law lies in the fact that there can be religious trust of a private character under Hindu Law which is not possible in English Law.” [4]
‘Lewin on Trusts’ describes public trusts as those ‘constituted for the benefit either of the public at large or of some considerable portion of it answering a particular description’; ‘to this class belong all trusts for charitable purposes; and indeed Public Trusts and Charitable Trusts may be considered in general as synonymous expressions’. According to Lewin, ‘In private trusts, the beneficial interest is vested absolutely in one or more individuals who are, or within a certain time may be, definitely ascertained’.
Tudor, in his treatise, ‘Tudor on Charities’, summed up the English principles as under:
“If the intention of donor is merely to benefit specific individuals, the gift is not charitable, even though the motive of the gift may be to relieve their poverty or accomplish some other purpose with reference to those particular individuals which would be charitable if not so confined; on the other hand, if the donor’s object is to accomplish the abstract purpose of relieving poverty, advancing education or religion or other purpose charitable within the meaning of the Statute of Elizabeth, without giving to any particular individual the right to claim the funds, the gift is charitable.” [5]
3. Cardinal Point: Intention of Founder
Cardinal Point[6] to solve the question, whether an endowment is private or public, is ‘Intention of Founder’.In the trailblazer decision in this subject, Deoki Nandan Vs. Murlidhar (1957),[7]the Supreme Court held as under:
“When once it is understood that the true beneficiaries of religious endowments are not the Idols but the worshippers, and that the purpose of the endowment is the maintenances of that worship for the benefit of the worshippers, the question whether an endowment is private or public presents no difficulty. The cardinal point to be decided is whether it was the intention of the founder that specified individuals are to have the right of worship at the shrine, or the general public or specified portion thereof. In accordance with this theory, it has been held that when property is dedicated for the worship of a family Idol, it is a private and not a public endowment, as the persons who are entitled to worship at the shrine of the Deity can only be the members of the family, and that is an ascertained group of individuals. But where the beneficiaries are not members of a family or a specified individual, then the endowment can only be regarded as public, intended to benefit the general body of worshippers.” [8]
4. Nature of Dedication – Terms of the Document, Important
Declaration by a registered deed or transferring property to a trustee is the usual mode of dedication of immovable property; and no document is necessary for creating a religious endowment.
If the founder’s intention is clear from the document of foundation or other direct evidence, oral or documentary, no difficulty arises. In cases where express dedication cannot be proved, it will be a matter for legal inference from the proved facts and circumstances of each case. In Radhakanta Deb Vs. Commr. of Hindu Religious Endowments, it is held by our Apex Court as under:
“Where, however, a document is available to prove the nature and origin of the endowment and the recitals of the document show that the control and management of the temple is retained with the founder or his descendants, and that extensive properties are dedicated for the purpose of the maintenance of the temple belonging to the founder himself, this will be a conclusive proof to show that the endowment was of a private nature.”[9]
In S. Shanmugam Pillai . Vs. K. Shanmugam Pillai .[10]it is held by our Apex Court as under:
“Whether or not a dedication is complete would naturally be a question of fact to be determined in each case on the terms of the relevant document if the dedication in question was made under a document. … “[11]
In Hemanta Kumari Debi Vs. Gauri Shankar Tewari[12] it is held by the Privy Council, while dealing with a bathing ghat on the banks of the River Ganges, that complete relinquishment of title was not the only form of dedication under Hindu Law. It further observed as under:
“In the absence of a formal and express endowment evidenced by deed or declaration, the character of the dedication can only be determined on the basis of the history of the institution and the conduct of the founder and his heirs.”[13]
5. ‘Valid and Complete’ Dedication in Family Temple
Though control and management of the property are retained by the founder, if the temple is bestowed for the benefit of the family members, it could also be qualified as ‘dedication’. Dedication arises by the release of the individual rights of the founder over the endowed property in favour of a family temple and by vesting the legal ownership of the same with the family Deity, is also taken as ‘valid and complete’ in law.
6. Public Religious Trusts & Indian Trusts Act
The Indian Trusts Act, 1882 is enacted primarily to govern private trusts; but, ‘private charitable or religious endowments’ are expressly excluded from its ambit.
As shown above, in Sec. 1, under the head (Savings), it is stated that nothing contained in the Act affects the rules of Mohammedan law as to waqf, or the mutual relations of the members of an undivided family as determined by any customary or personal law, or applies to public or private religious or charitable endowments, or to trusts to distribute prizes taken in war among the captors; and nothing in the Second Chapter of this Act applies to trusts created before the said day.
Though the Indian Trusts Act does not apply, in terms, to the public trusts and private charitable or religious trusts, the common legal principles,[14] which cover matters of these excluded trusts, especially the Sections that speak as to the Duties and Liabilities of Trustees (Chapter III), Disabilities of Trustees (Chapter V), and Chapter IX pertaining to implied trusts, apply to public trusts also.[15]They ‘cannot become untouchable’[16] merely because they find a place in the Trusts Act.
Our courts apply the general law of trusts, and the universal rules of equity and good conscience upheld by the English judges in this subject, in appropriate cases.So far as private religious trusts are concerned, there are no specific statutory enactments to regulate their affairs. Such trusts are governed by the foundational principles upon which they are established, as evidenced by documents, if any;customs and usages;general law of contract and transfer of property, etc; apart from the common law of the land applicable to such trusts.[17]
7. Private Trust: Settlement of Scheme
Section 92 CPC will not apply to a private trust. It does not necessarily mean that the civil court has no jurisdiction to settle a scheme for the management of a private trust. It is a civil right under Section 9 of the Civil Procedure Code and governed entirely by the general law of the land which prescribes the remedies for enforcement of civil rights.[18]In Thenappa Chettiar Vs. Karuppan Chettiar[19] the Supreme Court held that even in the case of a private trust, a suit could be filed for settlement of a scheme for the purpose of effectively carrying out the object of the trust. If there is a breach of trust or mismanagement on the part of the trustee, a suit can be brought in a Civil Court by any person interested for the removal of the trustee and for the proper administration of the endowment.
If the trustee or Shebait is guilty of mismanagement, waste, wrongful alienation of debutter property or other neglect of duties, a suit can be instituted for remedying these abuses of trust. A suit can also be filed for settlement of a scheme for the purpose of effectively carrying out of the trust. [20]
8. Express Trusts and Constructive Trusts in the Trusts Act
According to the definitions of ‘trust’, there must be a deliberate intention on the part of the author to create a trust.[21]To accomplish a valid trust, the trustee should have positively accepted the confidence reposed in by the author. The trustee must have accepted the ‘obligations’ also. The legal ownership of the trust property must have been vested in the trustee. Transfer of ‘the trust-property to the trustee’, for administration, is also a legal requirement of trust. The trustee is bound to deal with the trust-property in a fiduciary manner for the benefit of the beneficiaries. He is bound to act with prudence[22] and consciousness for attaining the objectives intended by the author.
Underhill in Law of ‘Trusts and Trustees’ points out that no technical expressions are necessary for the creation of an express trust. It is sufficient if the settlor evinces with reasonable certainty: (a) an intent to create a trust; (b) the trust property; (c) the persons intended to be beneficiaries; and (d) the purpose of the trust so that the trust is administratively workable and not capricious. If all the above factors are present, there will be an express trust.
The trust covered by this express declaration is referred to in Sections 4 to 79 of the Indian Trust Act, 1882as (merely) ‘trusts’. English Courts call this branch of trusts as ‘express trusts’. Sections 80 to 96, in Chapter IX of the Act state that the persons specified in these sections are bound by the ‘obligations in the nature of trust’ ‘for the benefit of another’. English Law classifies these trusts as ‘constructive or implied trusts’.[23]
9. Precatory Trusts
Precatory trusts are created by expressions of wish or desire. On true construction they also amount to declarations of trust and include in express trusts. In such cases, the Court has to find, as a matter of construction,that the settler had actually expressed, indirectly, an intention to create a trust.[24]
10. ‘Constructive or Implied Trusts’
Constructive trust arises by operation of law.It emerges without regard to the intention of the parties to create a trust.It arises as from the date of the circumstances which give rise to it. The function of the court is only to declare that such a trust that has arisen in the past.[25]It is not a trust declared by any person either by clear or even by doubtful words. It arises in a variety of situations. Eg. Trustee-de-son-tort, holder of lost good, husband possessing dowry,money paid under a plain mistake of fact etc. Since there may be no intention for the parties to create a trust relation, it is said: ‘A constructive trustee may not know that he is a trustee.’[26]
Constructive trust is ‘a trust to be made out by circumstances’.[27]It is more than a concept. It is a remedy.[28] It is akin to fiduciary duty with responsibility, accountability, etc. Such fiduciary obligations are incorporated in the statute, principally to render justice and also to extend protection to the legally deserving ones from those who unlawfully enrich otherwise. These are benevolent legal safeguard in favour of dissipated and exhausted ones, on equitable considerations. Public benefit is a necessary condition of constructive trust. When an ostensible owner holds a property for the benefit of another under an obligation annexed to the ownership, he is said to hold the property in trust for that other person.[29]
Constructive trust may be an implied trust. That is, it may be applied on the ground of‘implied intention’.[30] Its forms and varieties are practically without limit. It is gathered by a court of equity whenever it becomes necessary, in justice and good-conscience, that such a trust should exist. The categories of constructive trusts are never closed.[31]
Constructive trust is an equitable remedy.If it becomes necessary, the courts in India, as courts of equity, will invoke the doctrine of constructive trust and deal with the holder of property as a trustee for the party who in equity is entitled to the beneficial enjoyment.[32]Lord Denning has said as under:
“It is an equitable remedy by which the court can enable an aggrieved party to obtain restitution.”[33]
Lewin on Trust speaks on Constructive Trust as under:
“A constructive trust is raised by a court of equity wherever a person, clothed with a fiduciary character, gains some personal advantage by availing himself of his situation as trustee; for as it is impossible that a trustee should be allowed to make a profit by his office, it follows that so soon as the advantage in question is shown to have been acquired through the medium of a trust, the trustee, however good a legal title he may have, will be decreed in equity to hold for the benefit of his cestuique trust. A common instance of a constructive trust occurs in the renewal of leases; the rule being, that if a trustee, or executor, or even an executor de son tort, renew a lease in his own name, he will be deemed in equity to be trustee for those interested in the original term. The new lease is deemed to be a graft upon the old one”.[34]
Professor AW Scott in his book on Trusts has explained the “constructive trust” as follows:
“Similarly, where chattels are conveyed or money is paid by mistake, so that the person making the conveyance or payment is entitled to restitution, the transferee or payee holds the chattels or money upon a constructive trust. In such a case, it is true, the remedy at law for the value of the chattels or for the amount of money paid may be an adequate remedy, in which case a court of equity will not ordinarily give specific restitution. If the chattels are of a unique character, however, or if the person to whom the chattels are conveyed or to whom the money is paid is insolvent, the remedy at law is not adequate and a court of equity will enforce the constructive trust by decreeing specific restitution. The beneficial interest remains in the person who conveyed the chattel or who paid the money, since the conveyance or payment was made under a mistake …
The beneficial interest in the property is from the beginning in the person who has been wronged the constructive trust arises from the situation in which he is entitled to the remedy of restitution, and it arises as soon as that situation is created. For this reason, the person who is wronged is entitled to specific restitution from the wrongdoer even though the wrongdoer becomes insolvent before suit is brought, and he is entitled to specific restitutions from a person to whom the wrongdoer has transferred the property, if the transferee is not a bona fide purchaser, even though the transfer is made before suit is brought for restitution. It would seem that there is no foundation whatever for the notion that a constructive trust does not arise until it is decreed by a court. It arises when the duty to make restitution arises, not when that duty is subsequently enforce.”[35]
The Supreme Court, in Swami Shivshankargiri Chella Swami Vs. Satya Gyan Niketan,[36] considered whether a trust would arise when the donor waqfed (gifted) property to a society registered under the Indian Societies Registration Act, 1960, for the development and publicity of the Hindi Language. The property was gifted on condition that the society would not have a right to mortgage or right of sale. The society had not been taking any interest in achieving the purpose. The Apex Court observed that prima facie it appeared that a constructive trust was created. Accordingly, the application filed under Section 92 of CPC would be maintainable.
The principles of constructive trust and fiduciary relationships are equitable principles, and equity never operates in an absolute manner or in a vacuum. In fact, the very basis of the law of equity is its flexibility to take care of mutual concerns of the parties. Equity is about balancing the competing interests- by preventing the erosion of interests of one party while ensuring a free exercise of legally enshrined discretionary powers to the other. No doubt, specific fiduciary duties could definitely be recognised in the specific facts of the case but the manner of performance of such duties cannot be dictated in regulatory matters. Legal recognition of the role of a trustee and fixing actual obligations to be performed under such role are two separate matters. The latter is dependent on the nature of discretion and on the diligence of other party.[37]
11. Constructive Trust: Jurisdiction Derived from S. 151 CPC & S. 88 Trusts Act.
Sections 80 to 96 of the Indian Trusts Act, 1882 lay down the specific instances in which the doctrine of constructive trust could be applied. Apart from these particular instances, the general principles as to constructive trusts had been contained in Sec. 94 of the Trusts Act. Sec. 94 was deleted by Sec. 7 of the Benami Transactions (Prohibition) Act, 1988.
Erstwhile Sec. 94 read as under:
94. Constructive trusts in cases not expressly provided for. – In any case not coming within the scope of any of the preceding sections, where there is no trust, but the person having possession of property has not the whole beneficial interest therein, he must hold the property for the benefit of the persons having such interest, or the residue thereof (as the case may be), to the extent necessary to satisfy their just demands.
In Gopal L. Raheja Vs. Vijay B. Raheja,[38] the Bombay High Court accepted the argument that the position of law in India, did not permit a recourse to the doctrine of constructive trust inasmuch as Sec. 94 had been deleted.
But, our Apex Court after considering the Bombay decision in Janardan Dagdu Khomane Vs. Eknath Bhiku Yadav[39] it was held as under:
“In Gopal L. Raheja Vs. Vijay B. Raheja[40], the Bombay High Court restrained itself from exercising its equitable jurisdiction to apply the English doctrine of constructive trust when the legislature had specifically deleted it from the Indian Trusts Act.
In our view, the repeal of Section 94 of the Act does not put any fetter in declaring a trust, even if the situation falls outside the purview of the Act. Its jurisdiction can be derived from Section 151 of CPC and Section 88 of the Indian Trusts Act.”
Sec, 88 of the Indian Trusts Act, 1882 reads as under:
88. Advantage gained by fiduciary.—Where a trustee, executor, partner, agent, director of a company, legal adviser, or other person bound in a fiduciary character to protect the interests of another person, by availing himself of his character, gains for himself any pecuniary advantage, or where any person so bound enters into any dealings under circumstances in which his own interests are, or may be, adverse to those of such other person, and thereby gains for himself a pecuniary advantage, he must hold for the benefit of such other person the advantage so gained.
The Andhra Pradesh High Court in Abdul Razack Vs. Mohammed Rahamatullah[41] inferred a constructive trust under section 88 of the Indian Trusts Act. The Division Bench held as under:
“The principle, however, is quite clear, in that a person who is in a fiduciary position and is bound to protect the interests of another person and who takes advantage of the same and makes profit or derives benefit or acts in any manner adverse to the interests of that person he would be liable to that person or holds the benefit as a trustee of that person whose property he had utilised or against whose interests he had acted. The principle embodied in that section is wide. It embraces all cases of dealings entered into by the person under circumstances in which his own interests may be adverse to that of the beneficiary. This section also was held not to be exhaustive and is wide enough to cover the case of those transferees who had taken the property with notice of the transferor’s defective title.”[42]
12. Mutual & Reciprocal Trusts and Secret Trusts
Our Apex Court explained these matters in Shiva Nath Prasad Vs. State of West Bengal[43] as under:
“To understand the basis of the complaint we need to understand the concept of mutual wills,[44] mutual and reciprocal trusts and secret trusts. A will on its own terms is inherently revocable during the lifetime of the testator. However, “mutual wills” and “secret trusts” are doctrines evolved in equity to overcome the problems of revocability of wills and to prevent frauds. Mutual wills and secret trusts belong to the same category of cases. The doctrine of mutual wills is to the effect that where two individuals agree as to the disposal of their assets and execute mutual wills in pursuance of the agreement, on the death of the first testator (T1), the property of the survivor testator (T2), the subject matter of the agreement, is held on an implied trust for the beneficiary named in the wills. T2 may alter his/her will because a will is inherently revocable, but if he/she does so, his/her representative will take the assets subject to the trust.”
13. Active and Passive Trustees
Duty of the trustees may be passive or active according to the nature of the trust.Underhill has defined a simple trust as a trust in which the trustee is a mere repository of the trust property, with no active duties to perform.[45] In Principles of Equity by H. A. Smith[46] which reads:
“A trust is a duty seemed in equity to rest on the conscience of a legal owner. This duty may be either passive, such as to allow the beneficial ownership to be enjoyed the some other person, named the cestui que trust, in which case the legal owner is styled a bare trustee; or it may be some active duty, such as to sell, or to administer for the benefit of some other person or persons; such for example are the duties of a trustee in bankruptcy.”[47]
14. Constructive Trust on Realising Fraud
It is an old legal rule that fraud unravels all: frausomnia-corrumpit. Moneys stolen from a bank account can be traced in equity.[48]
The ‘fraud constructive trust’ is described by Lord Browne-Wilkinson as under:
“I agree that [the] stolen moneys are traceable in equity. But the proprietary interest which equity is enforcing in such circumstances arises under a constructive, not a resulting, trust. Although it is difficult to find clear authority for the proposition, when property is obtained by fraud equity imposes a constructive trust on the fraudulent recipient: the property is recoverable and traceable in equity. Thus, an infant who has obtained property by fraud is bound in equity to restore it.”[49]
These principles are incorporated in our Trusts Act also. Section 86 of the Indian Trusts Act, 1882 reads as under:
86. Transfer pursuant to rescindable contract.—Where property is transferred in pursuance of contract which is liable to rescission, or induced by fraud or mistake, the transferee must, on receiving notice to that effect, hold the property for the benefit of the transferor, subject to repayment by the latter of the consideration actually paid.
15. Implied Trusts can be Turned to Express Trusts by Executing Deeds
By executing a trust deed the implied trust can be converted to an express trust, as held in Donor Bellur Thammaiah Vs. GM Gadkar.[50]
16. Constructive Trust in Indian Trusts Act: Sections 80 to 96
Chapter IX,‘Certain Obligations in the Nature of Trusts’, of the Indian Trusts Act incorporates instances of implied or constructive trust. Sec. 80 reads as under:
80. Where obligation in nature of trust is created.—An obligation in the nature of a trust is created in the following cases.
Sec. 83 onwards considers the following. (Secs. 81, 82 and 94 were repealed by the Benami Transactions (Prohibition) Act, 1988, Sec. 7.)
83. Trust incapable of execution or where the trust is completely executed without exhausting the trust property. The trustee must hold the trust property, or so much thereof as is unexhausted, for the benefit of the author of the trust or his legal representative.
84. Transfer for illegal purpose. The transferee must hold the property for the benefit of the transferor.
85. Bequest for illegal purpose. The legatee must hold the property for the benefit of the testator’s legal representative.
86. Transfer pursuant to rescindable contract, or induced by fraud or mistake. The transferee must, hold the property for the benefit of the transferor.
87. Debtor becoming creditor’s representative. He must hold the debt for the benefit of the persons interested therein.
88. Advantage gained by fiduciary. A trustee, executor, partner, agent, director of a company, legal adviser, or other person bound in a fiduciary character must hold for the benefit of such other person the advantage so gained.
89. Advantage gained by exercise of undue influence.The person gaining such advantage must hold the advantage for the benefit of the person whose interests have been so prejudiced.
90. Advantage gained by qualified owner. A tenant for life, co-owner, mortgagee, or other qualified owner of any property, must hold, for the benefit of all persons interested, the advantage so gained.
91. Property acquired with notice of existing contract must hold that property for the benefit of the latter to the extent necessary to give effect to the contract.
92. Purchase by person contracting to buy property to be held on trust must hold the property for their benefit to the extent necessary to give effect to the contract.
93. Advantage secretly gained by one of several compounding creditors – must hold, for the benefit of such creditors, the advantage so gained.
Secs. 95 and 96 deal with connected general matters. They read as follows:
95. Obligor’s duties, liabilities and disabilities.—The person holding property in accordance with any of the preceding sections of this Chapter must, so far as may be, perform the same duties, and is subject, so far as may be, to the same liabilities and disabilities, as if he were a trustee of the property for the person for whose benefit he holds it:
96. Saving of rights of bona fide purchasers.—Nothing contained in this Chapter shall impair the rights of transferees in good faith for consideration, or create an obligation in evasion of any law for the time being in force.
17. Trustee De Son Tort or Constructive Trustee
A trustee who is in actual management of a trust without a lawful title is a trustee de son tort. ‘De Son Tort’ means ‘of his own wrong’. He may not be dishonest in his actions. His mental attitude has no significance. Constructive trustee and a trustee de son tort are synonymous expressions.[51]Though such a trustee is also called as a ‘de facto trustee’,[52] the expression is not favored by all.[53]
A trustee de son tort is distinguishable from a trespasser;for, a trespasser does not acknowledge trust or act as a trustee; but, he asserts claims of his own.[54]The trustee de son tort,who, without title, chooses to take upon himself the character of a trustee, is liable to account[55] for what he has done or what he has received while so acting. It is in the same way as if he were a de jure trustee.[56]
In Subramannaiya Vs. Abbinava (1940)[57] it was observed by the Madras High Court as under:
“When the trust property is without a legal guardian, owing to any defects in the machinery for the appointment of a trustee or owning to unwillingness of the legal trustee to act, it would be a monstrous thing if any honest person recognised as being in charge of the institution and actually controlling its affairs in the interest of the trust should not be entitled, in the absence of any one with a better title, to take these actions which are necessary to safeguard the interests of the trust”.[58]
[1]Maulavi Kamiruddin Khan Vs. Badrun Nisa Bibi: AIR 1940 Pat 90; Chief Controlling Revenue Authority Vs. Banarsi Dass Ahluwalia: AIR 1972 Del 128; Pankumari Kochar Smt Vs. Controller Of Estate Duty: 1969-73 ITR 373.
[2] Quoted in State of West Bengal Vs. Sri.Sri Lakshmi Janardan Thakur, 2006- 7 SCC 490: 2006 AIR (SCW) 4622; Yelandau Arasikere Deshikendra Sammthana Vs. Gangadharaiah: 2007-5 AIR Kar R 565: 2008-4 Kat LJ 323.
[3] AIR 1957 SC 133. See also: Commr. of Endowments Vs. Vittal Rao: AIR 2005 SC 454; Bala Shankar Maha Shanker Vs. Charity Commr. Gujarat: AIR 1995 SC 167, Jammi Raja RaoVs.Anjaneya Swami Temple Valu: AIR 1992 SC 1110; Radhakanta Deb Vs. Commr. of HR Endowments Orissa: AIR 1981 SC 798; Commr.HR and CE Mysore Vs. Ratnavarma Hegade: AIR 1977 SC 1848, Dhaneshwarbuwa Guru Vs. Charity Commr. Bombay: AIR 1976 SC 871; Mahant Shri Srinivas Ramanuj Das Vs. Surajnarayan Das: AIR 1967 SC 256,
[4] Quoted in Mahant Ram Saroop Dasji Vs. SP Sahi: AIR 1959 SC 951.
[5] Quoted in Dr. BK Mukherjea, J. on the Hindu Law of Religious and Charitable Trusts; State of WB Vs. Sri. Sri Lakshmi Janardan: (2006) 7 SCC 490: 2006 AIR (SCW) 4622; Yelandau Arasikere Vs. Gangadharaiah: 2007-5 AIR Kar R 565: 2008-4 Kat LJ 323.
[8]Deoki Nandan Vs. Murlidhar (AIR 1957 SC 133): Cardinal Point, intention of founder –Followed in State of Bihar Vs. Charusila Dasi AIR 1959 SC 1002; Dhaneshwarbuwa Guru Vs. Char. Commr. Bom., AIR 1976 SC 871; Radhakanta Deb Vs. Commr. of Hindu Reli. Endts, AIR 1981 SC 798; Pratapsinhji N Desai Vs. Dy Char. Commr. Gujt, AIR 1987 SC 2064; Jammi Raja Rao Vs. Anjaneya Swami Temple Valuair, 1992 SC 1110; Gedela Satchid. Murthy Vs. Dy. Commr. Endts, A P, AIR 2007 SC 1917.
[9] AIR 1981 SC 798; (quoted in Kuldip Chand Vs. Advocate General to Government of H P: AIR 2003 SC 1685).
[11]Quoted in Sitaram Agarwal Vs. Subarata Chandra: AIR 2008 SC 952; Controller of Estate Duty West Bengal Vs. Usha Kumar: AIR 1980 SC 312
[12] AIR 1941 PC 38; Terms of the document, important:1951 SCR 1122; Sri.Govindlalji Vs. State of Rajasthan: AIR 1963 SC 1638; R VenugopalaReddiar Vs. Krishnaswamy: AIR 1971 Mad 262; Importance of document: Radhakanta Deb Vs. Commr. of Hindu Endts.: AIR 1981 SC 798; Dr. BK Mukherjea, J. on the Hindu Law of Religious and Charitable Trusts: Page 188.
[13]Quoted in Kuldip Chand Vs. AG to Government of H P: AIR 2003 SC 1685.
[14] Thayarammal Vs. Kanakammal: AIR 2005 SC 1588; Sk. Abdul KayumVs.Mulla Alibhai: AIR 1963 SC 309.
[15] Bai Dosabai Vs. Mathurdas Govinddas: AIR 1980 SC 1334.
[16] State of Uttar Pradesh Vs. BansiDhar: AIR 1974 SC 1084.
[17] CK Rajan Vs. Guruvayoor Devaswom Managing Comtee: .AIR 1994 Ker 179 [Appeal Judgment: Guruvayoor Devaswom Managing Comte Vs. CK Rajan: AIR 2004 SC 561].
[18] Cheriyathu Vs. ParameswaranNamboodiripad: 1953 Ker LT 125, Also 1953 Ker LT 117; AIR1922 P. C. 253 AIR 1925 PC 139.
[20] Cheriyathu Vs. Parameswaran Namboodiripad: 1953 Ker LT 125; Also Manohar Mukherji Vs. Raja Peary Mohan Mukherji: 24 Cal WN 478; Bimal Krishna Vs. Iswar Radha Balla (1937 Cal 338); Rajasekharan Naicker Vs. Govindankutty 1983 KerLJ 506.
[21]Cambay Municipality Vs. Ratilal Ambalal Reshamwala: 1995 Supp2 SCC 591.
[22]Shanti Vijay and Company Vs. Princess Fatima Fouzia: AIR 1980 SC 17
[23] See: Rotopacking Materials Industry Vs. Ravinder Kumar Chopra: 2003-6 BCR 6
[24]Christopher Karkada, Bangalore VS Church of South India: ILR 2012Kar 725; 2012-1 KCCR 503
[26] Maudsley and Burn Trusts and Trustees: 2nd ed. p. 213; Referred to by: Gissing Vs. Gissing (1971) AC 886 (Lord Diplock); Quoted in: Arjan Singh Vs. Deputy Mal Jain: ILR 1982- 1 Del 11
[27]Soar Vs. Ashwell (1893) 2 QB 390 per Bowen LJ; Quoted in: Arjan Singh Vs. Deputy Mal Jain: ILR 1982- 1 Del 11
[28] Gissing Vs. Gissing (1971) AC 886 (Lord Diplock); S Kotrabasappa Vs. Indian Bank Davanagara: AIR1987 Kar 236; G V Films Limited Vs. Unit Trust of India: 2000-100 Comp Cases 257: 1998- 2 CTC 518; Nellie Wapshare Vs. Pierce Leslie and Co Ltd: AIR1960 Mad 410.
[29] Bharose Sharma Vs. Mahant Ram Swaroop: 2001 AIR- SCW 4062; See also: Mitar Sain Vs. Data Ram: AIR 1926 All 7; Urshottam Vs. Kanhaiyalal: AIR 1966 Raj 70.
[30] Narayani AmmaVs. Eyo Poulose: AIR 1982 Ker 198.
[31] Arjan Singh Vs. Deputy Mal Jain ILR 1982- 1 Del 11
[32] Arjan Singh Vs. Deputy Mal Jain ILR 1982- 1 Del 11
[33] Hussey Vs. Palmer (1972) 1 WLR 1286; Quoted in Arjan Singh Vs. Deputy Mal Jain ILR 1982- 1 Del 11.
[34] Quoted in: Chacko Vs. Annamma: AIR 1994 Ker 107.
[35] Quoted in: GV Films Ltd. Vs. UTI: 2000-100 CC 257; 1998-2 CTC 518 (Mad).
[51] Sankaranarayana Ayyar Vs. Sri Poovanalha Swami Temple: 1LR 1950 Mad. 191; Chacko Vs. Annamma: AIR 1994 Ker 107; CR Shivananda Vs. HC Gurusiddappa: ILR 2011 Kar 4624; 2012-2 KCCR 1186
[52] C Nagamanickaya Vs. K Syamanthakamma: 2012-2 LW 970; 2012-3 MLJ 1089.
[53] Sankaranarayana Ayyar Vs. Sri Poovanalha Swami Temple: 1LR 1950 Mad. 191; Chacko Vs. Annamma: AIR 1994 Ker 107.
[54] CR Shivananda Vs. HC Gurusiddappa: ILR 2011 Kar 4624; 2012-2 KCCR 1186; Association of Radhaswami Vs. Gurnam Singh: AIR 1972 Raj 263.
[55] Sheikh Abdul Kayum Vs. Mulla Alibhai: AIR 1963 SC 309.
[56] CR Shivananda Vs. HC Gurusiddappa: ILR 2011 Kar 4624; 2012-2 KCCR 1186
Preemption is the purchase of any property by one person, before it is offered to others; or prior action before another acts (such as preemptive attack).
What is Preemption, in Law?
In law, it is the right of a person to (re)purchase an immovable property (which has been sold to another) without a regular sale deed – but, merely by substituting the name of (re)purchaser in the sale deed.
In Audh Bihari Singh v. Gajadhar, AIR 1954 SC 417, our Apex Court (BKMukherjea, J.) accepted the actual practice as to pre-emption explained in the decision, Govinda Dayal v. Inayatulla, ILR 7 A1l 775, which reads as under:
“It (right of pre-emption) is simply a right of substitution entitling the preemptor by means of a legal incident to which the sale itself was subject, to stand in the shoes of the vendee, in respect of the rights and obligations arising from the sale under which he has derived his title. It is in effect, as if in a sale deed, the vendee’s name was rubbed out and the pre- emptors’s name was substituted in his place.”
The afore-stated passage was quoted in Smt. Vijayalakshmi Vs. B. Himantharaja Chetty, AIR 1996 SC 2146, qualifying Govinda Dayal v. Inayatulla, ILR 7 A1l 775, to be a ‘classic judgment’.
Origin of Law of Preemption
The Constitution Bench of our Apex Court, held in Audh Bihari Singh v. Gajadhar (supra) as under:
“The Privy Council has said in more cases than one [Vide Jadulat v, Janki Koer, 39 I.A. 101, 106; Digambar Singh v. Ahmad, 42 I.A. 10, 18.], that the law of pre-emption was introduced in this country by the Muhammadans. There is no indication of any such conception in the Hindu Law and the subject has not been noticed or discussed either in the writings of the Smriti writers or in those of later commentators.”
Sources of Right of Preemption
In Audh Bihari Singh v. Gajadhar (supra), the Apex Court pointed out that the right of preemption arises by:
(1) rule of common law
(2) custom,
(3) personal Law
(4) statute and
(5) contract.
BKMukherjea, J. explained for the Constitutional Bench as under:
“During the period of the Mughal emperors the law of pre- emption was administered as a rule of common law of the land in those parts of the country which came under the domination of the Muhammadan rulers, and it was applied alike to Muhammadans and Zimmees (within which Christians and Hindus were included), no distinction being made in this respect between persons of different races and creeds [Vide Hamilton’s Hedaya, Vol. III, P. 592].
In course of time the Hindus came to adopt pre-emption as a custom for reasons of convenience and the custom is largely to be found in provinces like Bihar and Gujerat which had once been integral parts of the Muhammadan empire. Opinions differ as to whether the custom of preemption amongst village communities in Punjab and other parts of India was borrowed from the Muhammadans or arose independently of the Muhammadan Law, having its origin in the doctrine of “limited right” which has always been the characteristic feature of village communities [Vide P.R. 98 of 1894]. …
Since the establishment of British rule in India the Muhammadan Law ceased to be the general law of the land and as pre-emption is not one of the matters respecting which Muhammadan Law is expressly declared to be the rule of decision where the parties to a suitare Muhammadans, the Courts in British India administered the Muhammadan Law of pre-emption as between Muhammadans entirely on grounds of ‘justice, equity and good conscience’. Here again there was no uniformity of views expressed by the different High Courts in India and the High Court of Madras definitely held that the law of pre-emption, by reason of its placing restrictions upon the liberty of transfer of property, could not be regarded to be in consonance with the principles of justice, equity and good conscience [Vide Krishna Menon v. Keshavan, 20 Mad. 305]. Hence the right of pre-emption is not recognised in the Madras Presidency at all even amongst Muhammadans except on the footing of a custom.
Rights of preemption have in some provinces like Punjab, Agra and Oudh been embodied in statutes passed by the Indian Legislature and where the law has been thus it undoubtedly becomes the territorial law of the place and is applicable to persons other than Muhammadans by reason of their property being situated therein. In other parts of India its operation depends upon custom and when the law is customary the right is enforceable irrespective of the religious persuasion of the parties concerned. Where the law is neither territorial nor customary, it is applicable only between Muhammadans as part of their personal law provided the judiciary of the place where the property is; situated does not consider such law to be opposed to the principles of justice, equity and good conscience.
Apart from these a right of pre-emption can be created by contract and as has been observed by the Judicial Committee in the case referred to above, such contracts are usually found amongst sharers in a village.”
Preemption is a Weak Right; Property right is a Constitutional/Human Right
In Rajasthan Housing Board, v. New Pink City Nirman Sahkari Samiti Ltd., AIR 2015 SC 2126, it was held that property right is a constitutional right and also a human right; and that preemption is a very weak right.
The Supreme Court of India repeatedly held that preemption is a weak right. Following decisions include in it:
Bishan Singh v. Khazan Singh, AIR 1958 SC 838,
Radhakishan Laxminarayan Vs. Shridhar , AIR 1960 SC 1368
Indira Bai v. Nand Kishore, AIR 1991 SC 1055,
Krishna Dass Agarwal v. Kanhaiyalal, AIR 1996 SC 3464,
Lachhman Dass v. Jagat Ram, AIR 2007 SC 1169
Barasat Eye Hospital v. Kaustabh Mondal, (2019) 19 SCC 767,
Raghunath v. Radha Mohan, AIR 2020 SC 5026.
The Supreme Court qualified preemption as an archaic right in the following decisions:
Atani Prakash v. State of Haryana, AIR 1986 SC 859
Indira Bai v. Nand Kishore, AIR 1991 SC 1055
Krishna Minor v. State of Haryana, AIR 1994 SC 2536
Shyam Sunder v. Ram Kumar, AIR 2001 SC 2472
Preemption is characterised to be a clog on right. (Therefore, it has to be construed strictly.)
Indira Bai v. Nand Kishore, AIR 1991 SC 1055
Mohd. Noor v. Mohd. Ibrahim, AIR 1995 SC 398
Hasthimal Vs. P. Tej Raj Sharma, AIR 2007 SC 3246
Court Looks upon preemption with distaste as held in:
Krishna Dass Agarwal v. Kanhaiyalal, AIR 1996 SC 3464.
Pre-emption is a ‘Right to the offer’and a remedial right ‘to follow the thing sold’
Our Apex Court summarized the law on pre-emption in Bishan Singh v. Khazan Singh, AIR 1958 SC 838, as under:
“(1) The right of pre-emption is not a right to the thing sold but a right to the offer of a thing about to be sold. This right is called the primary or inherent right.
(2) The pre-emptor has a secondary right or a remedial right to follow the thing sold.
(3) It is a right of substitution but not of re-purchase i. e., the pre-emptor takes the entire bargain and steps into the shoes of the original vendee.
(4) It is a right to acquire the whole of the property sold and not a share of the property sold.
(5) Preference being the essence of the right, the plaintiff must have a superior right to that of the vendee or the person substituted in his place.
(6) The right being a very weak right, it can be defeated by all legitimate methods, such as the vendee allowing the claimant of a superior or equal right being substituted in his place.”
(Quoted in Barasat Eye Hospital v. Kaustabh Mondal, (2019) 19 SCC 767, and Raghunath v. Radha Mohan, AIR 2020 SC 502.)
Pre-Emption is Inconsistent with Constitutional Scheme and Modern Ideas
In Smt. Vijayalakshmi Vs. B. Himantharaja Chetty, AIR 1996 SC 2146, apprised the right of preemption as under:
“The concept of substitution from that long and even before has been the foundation of the law of pre-emption and has been noticed, followed and employed, time and again, in a catena of decisions. The fact that this Court in Atam Prakesh vs. State of Haryana [1986(2) SCC 249] has struck down the right of pre-emption based on consanguinity as a relic of the feudal past, inconsistent with the constitutional scheme and modern ideas, has not altered the situation that the right of pre-emption, wherever founded, whether in custom, statute or contract, is still a right of being substituted in place of the vendee, in a bargain of sale of immovable property. We therefore need not burden this judgment with other attributes of the concept as attempted by both Hon’ble Judges of the High Court.”
Right of Pre-emption once waived, cannot be raised on subsequent sales
In Raghunath v. Radha Mohan, AIR 2020 SC 502, iterating that pre-emption is a weak right, it was held that once a plaintiff-pre-emptor chooses to waive his right of Pre-emption, he loses that right for ever, and could not raise the right in perpetuity every time there is a subsequent transaction or sale. It is only exercisable for the first time when the cause of such a right arises.
Section 10 & 11 of Transfer of Properties Act & Preemption
Section 10 of Transfer of Properties Act reads as under:
“10. Condition restraining alienation: Where property is transferred subject to a condition or limitation absolutely restraining the transferee or any person claiming under him from parting with or disposing of his interest in the property, the condition or limitation is void, except in the case of a lease where the condition is for the benefit of the lessor or those claiming under him:provided that property may be transferred to or for the benefit of a women (not being a Hindu, Muhammadan or Buddhist), so that she shall not have power during her marriage to transfer or charge the same or her beneficial interest therein.”
Section 11 of Transfer of Properties Act reads as under:
11. Restriction repugnant to interest created– Where transfer of property, an interest therein is created absolutely in favour of any person, but the terms of the transfer direct that such interest shall be applied or enjoyed by him in a particular manner, he shall be entitled to receive and dispose of such interest as if there were no such direction.
Where any such direction has been made in respect of one piece of immoveable property for the purpose of securing the beneficial enjoyment of another piece of such property, nothing in this section shall be deemed to affect any right which the transferor may have to enforce such direction or any remedy which he may have in respect of a breach thereof.
In Gayasi Ram v. Shahabuddin, AIR 1935 All 493, the sale deed contained a clause that the vendee shall not transfer the house by mortgage, gift or sell to any one except the vendor or his heirs and if in contravention of the clause, the property is sold the vendor or his heir would have a right to get back the house by paying Rs. 175/- and if the property was to be sold in court auction sale, the sale would be invalid. The sale consideration for the house was Rs. 150/-. Relying on Dal Singh v. Khub Chand (AIR 1921 All 97), Asghari Begam v. Maula Bakhsh (AIR 1929 All 381) and Gomti Singh v. Anari Kuar (AIR 1929 All 492) it was held that the sale deed was between strangers and the clause was an absolute restraint on alienation to anyone except the vendor or his heirs and therefore void in view of Section 10 of Transfer of Property Act, and that in such cases question of pre-emption did not arise.
In Trichinopoly Varthaga Sangam Ltd. v. T. N. Shanmughasundaram, AIR 1939 Mad. 769, the Clause in the Partition deed – the property should not be sold to any stranger; and lease only to brothers or their heirs for a sum not exceeding Rs. 1000/-. The court found that there was “no obligation” for a member to buy “even at Rs. 1000/-“. Hence it was held – Restriction is ‘absolute’, and hence, void.
Similarly, it was held in Manohar Shivram Swami v. Mahadeo Guruling Swami, AIR 2008 Bom 116, that the condition in the Sale deed prohibiting sale ‘outside family’ was void.
In Bhavani Amma Kanakadevi v. CSI, Dakshina Kerala Maha Idavaka, AIR 2008 Kerala 38, the question came for consideration was whether a provision in a sale deed that in the event of failure to construct a private college in the property sold thereunder, the property shall be re-conveyed by the vendee to the vendor for the same sale consideration is barred under the provisions of Sections 10 or 11 of Transfer of Property Act. Observing that (though) Ext.A2 did not contain a specific clause prohibiting respondent from alienating the property to third parties, the implied clause – that in the event of failure to construct a college, the property shall be reconveyed to the assignor at the same price – shut out any other option. The High Court held that it was an absolute restraint on the right of respondent to deal with the property including alienation, which was void as provided under Section 10.
The court referred to the following decisions:
Jatru Pahan v. Mahatma Ambikajit Prasad ( AIR 1957 Patna 570),
Governments’ rights and powers based on the doctrine, ‘Eminent Domain‘ (arises from: dominium eminens or ‘supreme ownership’ – Wikipedia) are accepted by all democratic jurisdictions, including the UK, US, and India.
In a dispute between the State and a private individual over property ownership, the burden rests upon the private individual to affirmatively establish his title supported by valid and legally admissible documentary evidence. The State enjoys a presumption of ownership. It becomes even stronger when certain factors are present—such as the land’s proximity to forest areas, coastal zones, or other ecologically sensitive locations—and when foundational revenue documents, including the General Land Register and Settlement Register, indicate a strong likelihood that the property belongs to the Government.
In such a dispute, if the private person fails to establish a valid title, it is not open to him to contend that the State has also failed to prove its title or discharge any burden. This is because the law recognises certain presumptions in favour of the State, particularly in cases involving land situated near forests, coastal areas, etc.
Disputes may arise when a piece of land is recorded as Government property in revenue or other official records, while a private individual asserts ownership based on a title deed in his possession. In such cases, courts place significant reliance on foundational documents, such as the General Land Register and the Settlement Register, as well as the prior deeds of the claimant. And, it will consider whether the doctrine nemo dat quod non habet—one cannot give what one does not have—is to be applied.
Key Decisions:
Usha Kapoor v. Govt. of India, 2014-16 SCC 481: (The General Land Register maintained by the Cantonment Board under the Cantonment Act and the Rules framed thereunder is a public document and the entries therein are conclusiveevidence of titleand of the fact that the land is covered by an oldgrant. Followed: Union of India v. Ibrahim Uddin, 2012-8 SCC 148; Union of India v. Kamla Verma, 2010-13 SCC 511; Chief Executive Officer v. Surendra Kumar Vakil, AIR 1999 SC 2294.)
Union of India v. Ibrahim Uddin, 2012(8) SCC 148: (It is a settled legal position that the entries made in the General Land Register maintained under Cantonment Land Administration Rules are conclusiveevidenceof title. …… The appellate courts examined the title of Government instead of the plaintiff/respondent No. 1. The title of Government cannot be disputed. ….. The issue had been as to whether the plaintiff was the owner of the suit-land. Relied on in: Union of India v. Robert Zomawia Street, AIR 2014 SC 2721; 2014-6 SCC 707)
R. Hanumaiah v. Secretary to Govt of Karnataka, (2010) 5 SCC 203: (Presumption available in favour of the government – all lands which are not the property of any person or which are not vested in a local authority, belong to the government.)
Government of Kerala v. Joseph, AIR 2023 SC 3988 (When the land subject to proceedings wherein adverse possession has been claimed, belongs to the Government, the court is duty-boundto act with greater seriousness, effectiveness, care and circumspection as it may lead to destruction of a right/title of the State to immovable property.)
Chief Executive Officer v. Surendra Kumar Vakil, AIR 1999 SC 2294; 1999-3 SCC 555: (Had there been any conveyance or lease, it should have come from their custody. The Regulations, as well as the General Land Register maintained under the Cantonment Land Administration Rules of 1925, which are old documents, clearly indicate that the land is held on an old grant.)
Ameer Hussain v. Deputy Director of Consolidation, 1978 RD 204, 1977 AWC 1: (It would bedeemed that the disputed land vested in the State, and if the other side fails, in law, it would be taken that the land was vested in the State. Quoted in Mohd. Shafiq v. Asstt. Director Of Consolidation, Lucknow, 2011- 9 ADJ 24.)
Pierce Lessley & Company Ltd. v. Violet Ouchterlong Waoshare, AIR 1969 SC 843: (Ultimate ownership by the State of all property within the jurisdiction of the State.)
Chotte Khan v. Muhammed Obedulla Khan, AIR 1953 Nag. 361: (The State is the ultimate owner of all property.)
Sahana Industries v. State of Kerala,, 2021 KHC OnLine 7110, Kerala High Court, Devan Ramachandran, J.: (If the Settlement Register shows this land to be Government land, then certainly, the petitioner is obliged to establish their title over the property through competent documents. (Followed in: Chitharanjan v. State of Kerala, WP(C) No. 25830/2010, 24.01. 2025, Harisankar V. Menon, J.)
The Secretary of State for India v. Chimanlal Jamnadas, (1942)44 BomLR 295, AIR 1942 Bom 161: “Even assuming that the lease be not held as proved, the plaintiffs had no title to the land as rightly held by the lower Court and as nobody else was its owner at the time when it was occupied by the plaintiffs’ ancestor, the presumption under Section 37 of the Land Revenue Code which was also applicable before its enactment was that Government were its owner at that date. If the plaintiffs claim to remain in possession merely on the strength of their long possession in the past, though without any rightful title in them, Government had the right to assert their ownership which had not been divested by the act of the plaintiffs’ ancestor, and they had a right of resumption so long as the plaintiffs had not proved any acquisition of right in them by adverse possession against the Government.”
Union of India v. Laxman Yadneshwar Sathe, 2018-4 AllMR 157: “As held by the Hon’ble Apex Court therefore in the case of R. Hanumaiah and Another v. Secretary to Government of Karnataka, Revenue Department and Others (supra), the west lands are presumed to be the Government lands. Rights, entitlement and presumptions of title lie in favour of the Government, distinguished from those of private parties. As held by this Court also, way back in the year 1941, in the case of The Secretary of State for India in Council v. Chimanlal, Jamnadas and Others (1942) Indian Law Reports 358), the Government is presumed to be the owner in case of lands which are not proved to be of a private party.”
Satpal Nahar v. Union of India (Sanjay Karol, Tarlok Singh Chauhan, JJ.), 2017 Supp HimLR 2994; ILR 2017-4 (HP) 196: “Even otherwise, it is settled that all lands which are not the property of any person or which are not vested in a local authority, belong to the Government. All unoccupied lands are the property of the Government, unless any person can establish his right or title to any such land. This presumption available to the Government is not available to any person or individual.”
The UK/England Decisions
Field Common Ltd v Elmbridge Borough Council (2008): When a local authority encroached the land of the claimant for the construction of a road, and the claimant sued for trespass, it was held that the claimant (private landowner) had to show that the council encroached. Since the defendant council asserted right of way by prescription over that land, it was held that the burden was on the council to prove the elements required for prescription.
Delaware Mansions Limited & Others v Lord Mayor and Citizens of the City of Westminster [2001]: In the case of encroachment by tree roots from property owned by Westminster City Council into property of the claimant, it was found that the claimant had to prove that roots had encroached, the existence of damage caused by those roots (for example, damage to drains/walls etc.). The technical distinction between trees being “self‑sown” versus planted, was rejected.
Entick v Carrington [1765]: Government agents entered private property under warrant, seized documents. It was held that the claimant had to show that the defendants entered without lawful authority/beyond their legal power. It was also found that the defendants would have to show lawful authority (warrant, statutory power etc.) they had the burden to show they were acting under law.
The US Decisions
United States v. Clarke, 445 U.S. 253 (1980): The US Supreme Court, while considering the burden of proof, made it clear that in ‘inverse condemnation’ the landowner must bring the claim, and that the landowner has the burden to demonstrate that a ‘taking’ in fact occurred. It is pointed out: “To accomplish a taking by seizure, on the other hand, a condemning authority need only occupy the land in question. Such a taking thus shifts to the landowner the burden to discover the encroachment and to take affirmative action to recover just compensation.”
Vaughn v. City of Muskogee, Oklahoma Civ. App., 2015: The Oklahoma Court of Civil Appeals held that in an ‘inverse condemnation’ proceeding, the landowner has the burden of proving that a taking has occurred, whether or not the government files an objection.
Fowler Irrevocable Trust 1992 v. City of Boulder (Colorado, 2001): The Colorado Supreme Court held that in an inverse condemnation action, the landowner has the burden to prove both (i) a ‘taking’ has occurred and (ii) the amount of compensation.
Will ‘Long Possession’ Invite Civil Suit by the State?
In Government of Andhra Pradesh v. Thummala Krishna Rao, AIR 1982 SC 1081, 1982 (2) SCC 134 (Y.V. Chandrachud,A. Varadarajan, Amarendra Nath Sen, JJ.), the Supreme Court found that the respondents and their predecessors had long possession; and therefore, a Civil Court enquiry on title was required on two matters:
1. whether the title was vested in the Government
2. whether the title by adverse possession was perfected (by the private person) against the Government of Andhra Pradesh.
The Apex Court said it as under:
“The conspectus of facts in the instant case justifies the view that the question as to the title to the three plots cannot appropriately be decided in a summary inquiry contemplated by sections 6 and 7 of the Act. The long possession of the respondents and their predecessors-in- title of these plots raises a genuine disputebetween them and theGovernment on the question of title, remembering especially that the property, admittedly, belonged originally to the family of Nawab Habibuddio from whom the respondents claim to have purchased it. The question as to whether the title to the propertycame to be vested in the Government as a result of acquisition and the further question whether the Nawab encroached upon that property thereafter and perfected his title by adverse possession must be decided in a properly constituted suit. May be that the Government may succeed in establishing its title to the property but until that is done, the respondents cannot be evicted summarily.”
Govt. of AP v. Thummala Krishna Rao: Critical Appreciation
As pointed out in V. Laxminarasamma VS A. Yadaiah (S.B. Sinha, A.K. Ganguly & R.M. Lodha, JJ.), 2009-5 SCC 478, the ‘long possession’ and ‘adverse possession’ were considered in Thummala Krishna Rao case for the following:
(i) A suit for possession filed by Osmania University was dismissed earlier on the premise that Habibuddin had perfected his title by adverse possession.
Thereafter Osmania University requested the Government of Andhra Pradesh to take steps for summary eviction
It is clear that the Government of AP need not have gone for a civil suit, if it was definite –
(i) the title of the disputed property vested with the Government and
(ii) there wad no scope for an argument by the private person as regards adverse possession.
In V. Laxminarasamma v. A. Yadaiah (S.B. Sinha, A.K. Ganguly & R.M. Lodha, JJ.), 2009-5 SCC 478, in a Reference for determination of a question of adverse possession — whether it would come within the purview of the jurisdiction of Special Tribunal and/or Special Court constituted under the AP Land Grabbing (Prohibition) Act, 1982, noticing purported conflict in the decisions of two Division Benches — held as under:
45. … We are not oblivious of a decision of this Court in Government of Andhra Pradesh v. Thummala Krishna Rao and Anr. [(1982) 2 SCC 134] wherein it was held that a question of title could not properly be decided in a summary enquiry contemplated by Sections 6 and 7 of the A.P. Land Encroachment Act, 1905. In that case, the principal question, which arose for consideration, was as to whether the property in question was in possession of the family of one Habibuddin for a long time and, thus, the same had not vested in the Government by reason of a land acquisition proceeding initiated for acquisition of the land for Osmania University. In that case, Osmania University filed a suit for possession which was dismissed on the premise that Habibuddin had perfected his title by adverse possession. Thereafter Osmania University requested the Government of Andhra Pradesh to take steps for summary eviction of the persons who are not in authorized occupation of the said plots. The observations made therein must be held to have been made in the aforementioned factual matrix.”
See also: Mandal Revenue Officer v. Goundla Venkaiah, AIR 2010 SC 744; 2010-2 SCC 461.
It is further clear from State of Rajasthan v. Padmavatidevi, 1995 Suppl(2) SCC 290, which observed as under:
“6. As noticed earlier, Section 91 of the Act prescribes a summary procedure for eviction of a person who is found to be in unauthorised occupation of Government land. The said provisions cannot be invoked in a case where the person in occupation raises bona fide dispute about his right to remain in occupation over the land. Dealing with similar provisions contained in Section 6of the Andhra Pradesh Land Encroachment Act, 1945, this Court in Govt. of A.P. v. Thummala Krishna Rao (1982) 2 SCC 134 : (1982) 3 SCR 500 has laid down that the summary remedy for eviction provided by Section 6 of the said Act could be resorted to by the Government only against persons who are in unauthorised occupation of any land which is the property of the Government and if the person in occupation has a bona fide claim to litigate he could not be ejected save by the due process of law and that the summary remedy prescribed by Section 6 was not the kind of legal process which is suited to an adjudication of complicated questions of title. For the same reasons, it can be said that summary remedy available under Section 91 of the Act is not the legal process which is suited for adjudication of complicated questions of title where the person sought to be evicted as an unauthorised occupant makes a bona fide claim regarding his right to be in possession. In such a case the proper course is to have the matter adjudicated by the ordinary courts of law.
7. In the present case, Respondent 1 has put forward a bona fide claim about her right to remain in occupation over the land. The said claim raises questions involving applicability and interpretation of various laws and documents as well as investigation into disputed questions of fact involving recording of evidence. These matters could not be satisfactorily adjudicated in summary proceedings under Section 91 of the Act and can be more properly considered in regular proceedings in the appropriate forum.
8. In view of the fact that these proceedings have been pending for the past 25 years, we were not disinclined to consider the claim of Respondent 1 that she is entitled to remain in occupation of the land.”
(Quoted in: Kaikhosrou (Chick) Kavasji Framji v. Union of India, AIR 2019 SC 1692; 2019 20 SCC 705)
The axioms, in the Government of AP v. Thummala Krishna Rao, on ‘long possession‘ and the scope of adjudication on ‘title by adverse possession‘ were not seen followed in subsequent pronouncements. Later decisions have clarified and reinforced certain key legal principles, including:
1. Presumption available in favour of the government – all lands which are not the property of any person or which are not vested in a local authority, belong to the government (R. Hanumaiah v. Secretary to Govt of Karnataka, (2010) 5 SCC 203).
2. The court is duty-bound to act with greater seriousness, effectiveness, care and circumspection as it may lead to destruction of a right/title of the State to immovable property (Government of Kerala v. Joseph, AIR 2023 SC 3988).
Part I
Who is the Ultimate Owner of a Property?
The answer is: ‘The State’.
Because, the reply to the following questions that determines the ‘ultimate ownership’ of a property is – ‘the State’. The questions are:
What are the legal principles behind the doctrine that the State is the ‘ultimate owner’ of all properties?
Generally, there are two answers:
First, doctrine of Escheat; that is, land is escheated or reverted to the State, as the lord paramount, on the owner’s death without legal heirs or lawful claimants.
Second, bona vacantia; that is, Crown takes as bona vacantia goods in which no one else can claim property as a rightful owner.
Escheat and Bona Vecantia – Incident of Sovereignty
Our Apex Court, in Pierce Leslie and Co. Ltd. v. Violet Ouchterlong Waoshare,, AIR 1969 SC 843, appraised the principles of escheat in the Constitutional context (particularly, Article 296 of the Constitution) and held as under:
“In this country escheat is not based on artificial Rules of Common Law and is not an incident of feudal tenure. It is an incident of sovereignty and rests on the principle of ultimate ownership by the State of all property within its jurisdiction.”
Article 296 of the Constitution
Article 296 of the Constitution of India, provides as under:
“Subject as hereinafter provided, any property in the territory of India which, if this Constitution had not come into operation, would have accrued to His Majesty or, as the case may be, to the Ruler of an Indian State by escheat or lapse, or as bona vacantia for want of a rightful owner, shall if it is property situate in a State, vest in such State, and shall, in any other case, vest in the Union.”
State is the Ultimate Owner of the Property – Recognised Long Back
In Pierce Leslie and Co. Ltd. v. Violet Ouchterlong Waoshare (supra) the Supreme Court relied on the Privy Council decision in 1860 in Collector of Massulipatnam v. Cavali Venata Narrainapeli, (1859-61) 8 MIR 500, where it was declared that the doctrine of bona vacantia or escheat was a part of the law in India. In Collector of Masulipatam v. Cavary Vancata Narrainappah it was observed as under:
“There can be, legally speaking, no unowned property, the law of escheat intervenes and prevails, and is adopted generally in all Courts of the Country alike. Private ownership not existing, the State must be owner as ultimate Lord.”
The same principle is iterated by Sinha, CJ, in in Chhote Khan v. Mohammad Obedulla Khan, AIR 1953 Nag 361, as under:
“The State Government is not in the position of the assignee interest of the proprietor, nor is it his successor in title, The State does not claim the proprietary interest, either through or under the outgoing proprietor. The State, as the ultimate ownerof all property situate within its boundaries, naturally becomes, the owner of all property in villages, except those interests which have been recognized by the Stateas still vesting in or held by individuals in their rights as cultivators (‘malik-makbuza’ or otherwise) or as house-holders by virtue of being inhabitants of the village, or as having acquired by purchase or otherwise house-sites or buildings on house-sites.”
General Law of Universal Application
In Amir Hussain v. Deputy Director of Consolidation, 1978 RD 204, it had been noted as under:
“All important systems of Law provide for escheat to the Crown or Government of the property of a deceased person in the absence or failure of heirs.”
It is pointed out in Biswanath v. Prafulla Kumar Khan, AIR 1988 Cal 275, also that it is a General Law of universal applicationthat ‘private ownership not existing, the State must be the owner as the ultimate Lord’.
Private Person to Prove his Title; State need not Prove Title
From Article 296 of the Constitution of India, it is clear that where a property:
is abandoned by all,
that has no rightful owner,
over which all claims raised are invalid, and
over which none can raise a valid claim
it vests with State.
Therefore, when a dispute comes as to the ownership of property between State and a ‘private person’, and the private person fails to prove his title, it is not Constitutional for him to argue that ‘the State also failed to prove its title and failed in discharging its burden’.
In Amir Hussain v. Deputy Director of Consolidation, 1978 RD 204, 1977 AWC 1, it observed as under:
“But, in a case where in proceedings under Section 9, the consolidator authorities reached at the conclusion that both the claimants had failed to prove their title, the necessary consequence of the finding was that the land had to be recognised as having vested in the Stateand in the Gaon Sabha. … To require a Gaon Sabha to file a claim at the commencement of the consolidation proceedings would be placing animpossible burden upon the Gaon Sabha because at that stage the Gaon Sabha could not possibly be in a position to know that the claim of the contending parties would be negatived and the land would be deemed to have vested in the State. In our opinion, the proper course in these cases is that if the authorities find that both the parties have failed to prove their title, and that in law the land has vested in the State under the Rule of escheat, they, in order to give effect to their findings, should direct the land to be recorded in the name of the Gaon Sabha.”
(Quoted in Mohd. Shafiq v. Asstt. Director Of Consolidation, Lucknow, 2011- 9 ADJ 24.)
In Vishwa Vijai Bharti v. Fakhrul Hasan, AIR 1976 SC 1485, it is held as to the presumption of correctness on revenue-records as under:
“It is true that the entries in the revenue record ought, generally, to be accepted at their face value and courts should not embark upon an appellate inquiry in to their correctness. But the presumption of correctness can apply only to genuine, not forged or fraudulent, entries. The distinction may be fine but it is real. The distinction is that one cannot challenge the correctness of what the entry is the revenue record states but the entry is open to the attack that it was Made fraudulently or surreptitiously. Fraud and forgery rob a document of all its legal effect and cannot found a claim to possessory title.”
Part II
Presumptions in Favour of Govt. Lands
(a) There is a presumption in favour of Government – all lands which are not the property of any person or which are not vested in a local authority, belong to the Government.
(b) In order to defeat the title of the Government, a claimant has to establish a clear title which is superior to or better than the title of the Government.
(c) In Pierce Lessley & Company Ltd. v. Violet Ouchterlong Waoshare, AIR 1969 SC 843, it was held as under –
“In this country escheat is not based on artificial rules of common law; and is not an incident of feudal tenure. It is incident sovereignty and rests on principle of ultimate ownership by the State of all property within the jurisdiction.”
(d) In Chotte Khan v. Muhammed Obedulla Khan, AIR 1953 Nag. 361, held
“the State is the ultimate owner of all property situate within its boundaries”.
(e) In Ameer Hussain v. Deputy Director of Consolidation, 1978 RD 204, 1977 AWC 1, it is held that it would be deemed that the disputed land vested in State and if the other side fails, in law, it would be taken that the land was vested in State. (Followed in: Mohd. Shafiq v. Assistant Director of Consolidation, 2011-9 ADJ 24)
(f) In R. Hanumaiah v. Secretary to Government of Karnataka, Revenue Department, (2010) 5 SCC 203, it was held as under:
“15. Suits for declaration of title against the government, though similar to suits for declaration of title against private individuals differ significantly in some aspects.
The first difference is in regard to the presumption available in favour of the government. All lands which are not the property of any person or which are not vested in a local authority, belong to the government. All unoccupied lands are the property of the government, unless any person can establish his right or title to any such land. This presumption available to the government, is not available to any person or individual. …”
(g) The law as to title of property is laid down in Union of India v. Ibrahim Uddin, 2012(8) SCC 148 as under –
“The appellate courts examined the title of Government instead the plaintiff/respondent No. 1. Such a course was not warranted. The title of Government cannot be disputed. In any event, possession of Government for decades is not disputed. The plaintiff shifted the case from time to time; but failed to prove his title………. The said courts did not realize that this was not the issue to be determined, rather the issue had been as to whether the plaintiff was the owner of the suit-land.”
(h) In Government of Kerala v. Joseph, AIR 2023 SC 3988 – It was pointed out –
“When the land subject to proceedings wherein adverse possession has been claimed, belongs to Government, the court is duty-bound to act with greater seriousness, effectiveness, care and circumspection as it may lead to destruction of a right/title of the State to immovable property.”
(i) In State of Kerala v. Pathrose Mathai, 1970 Ker LJ 517; 1969 KerLT 507, it was held as under:
“There is also no presumption that a person who enters Government land, improves the same & keeps possession, is exercising acts hostile to the title of the State. This is because it is not uncommon for persons to enter upon Government land & reclain and improve such land in the hope of ultimately getting registry or lease of such land.”
(k) In Union of India v. Robert Zomawia Street, AIR 2014 SC 2721; 2014-6 SCC 707, the High Court allowed the second appeal preferred by the plaintiff and decreed the plaintiff’s suit. The Supreme Court reversed the decree. The Apex Court quoted para 19 of the High Court Judgment. The following can be deduced from paragraph 19:
No evidenceto prove the old grant by the State.
There can be no presumption of ownership in favour of the State.
The plaintiff had created a high degree of probability that he was the owner.
The onus to prove ownership had been shifted to the State.
Apart from admissions, no document to indicate the old grant.
The state miserably failed to discharge such onus.
The plaintiff was able to prove his title to the suit land.
The courts below put the onus of proving title wrongly upon the plaintiff.
The concurrent findings of the courts below were consequently perverse.
It could not have been sustained in law and are liable to be interfered with in the second appeal.
The Apex Court, while reversing the findings of the High Court, laid down the following –
1. The entries made in the GLR maintained under the Cantonment Land Administration Rules are conclusive evidence of title.
2. Relied on the following findings in Union of India v. Ibrahim Uddin, (2012) 8 SCC 148) –
The General Land Register and other documents maintained by the Cantonment Board under the Cantonment Act, 1924 and the Rules made thereunder were public documents.
The certified copies of the same are admissible in evidence in view of the provisions of Section 65 read with Section 74 of the Evidence Act.
It is a settled legal position that the entries made in the General Land Register maintained under the Cantonment Land Administration Rules are conclusive evidence of title.
3. Also relied on Union of India v. Kamla Verma (2010) 13 SCC 511, to emphasise that the documents under the GLR were conclusive evidence of title.
The land in question was originally permitted to be used by a civilian on an “old grant” basis.
This fact is reflected in the lease deed executed by the late Shri Roop Krishan Seth.
Even in the sale deed executed in favour of the respondent, it has been stated that the vendor was an “occupancy-holder of the land and trees of the aforesaid premises and owner of superstructure of the bungalow…”.
Even in the land register, the Government of India has been shown as a “landlord” and Shri Mohan Krishan Seth has been shown to have occupancy right, and his nature of right was shown to be of “old grant”.
4. Also relied on Chief Executive Officer v. Surendra Kumar Vakil, (1999) 3 SCC 555
5. The argument that the word “held” meant “to own with legal title” was rejected. Therefore, the plaintiff cannot be a tenant was not accepted.
6. The GLR showed that the Government was the Landlord.
7. The GLR provided for the ‘table’ of rent and the details of the property.
8. It was not possible to accept the contentions – since the State failed to produce the actual grant documents and there was no explanation, (1) adverse inference had to be drawn against the State, and (2) the grant not being proved, the plaintiff’s suit deserved to be decreed.
9. The GLR supported the defendants’ contention that the plaintiff held the land on an old grant basis.
10. The plaintiff, on the other hand, has not produced any document to show the title of his predecessor-in-interest. Nemo dat quid non habet is the maxim, which means no one gives what he does not possess, aptly applied in the case.
11. The classification of the land as B3 land also points towards the same conclusion.
Chief Conservator of Forests v. Collectors – Proffers an Odd view
It is beyond doubt that the following important and subsequent decisions took a contra-view to Chief Conservator of Forests v. Collectors (supra):
R. Hanumaiah v. Secretary to Government of Karnataka, Revenue Department, (2010) 5 SCC 203;
Government of Kerala v. Joseph, AIR 2023 SC 3988.
Chief Conservator of Forests v. Collectors Stands Against Several Decisions on the following Propositions
1. Mutation will not confer ‘title’ (see notes below)
2. Revenue Records Do Not Confer Presumptive Value on Title(only Possession) (see notes below).
The principles in Sec. 110 and 114 CANNOT be invoked –
It is held in the following decisions that the Principle ‘Possession Follows Title’ does not apply in the following situations-
The facts (on title/possession) are known (M. Siddiq v. Mahant Suresh Das, 2020-1 SCC 1)
There is evidence of independent possession/title (Bhavnagar Municipality v. Union of India, AIR 1990 SC 717).
As we find in M. Siddiq v. Mahant Suresh Das (Ayodhya Case), 2020-1 SCC 1, Section 110 or the principle ‘title follows possession‘ applies when the facts disclose no title in either of the disputants in which case, possession alone decides (presumption cannot be invoked when the facts are known). But, with respect to the principle ‘possession follows title‘, as we find in Anathula Sudhakar v. Buchi Reddy, AIR 2008 SC 2033, if only title is proved by one party, then only the principle ‘possession follows title’ comes in.
It is equally important that both these principles on presumption, ‘possession follows title’ and ‘title follows possession’, cannot be invoked in cases where:
(i) the defendants do not claim title/possession to the suit property (Devasia @ Kutty v. Jose, 2014-4 KLJ 41; 2014-3 KLT(SN) 50).
(ii) the facts (on title/possession) are known (M. Siddiq v. Mahant Suresh Das, 2020-1 SCC 1), or
(iii) there is evidence of independent possession/title (Bhavnagar Municipality v.. Union of India, AIR 1990 SC 717).
Mutation will not confer ‘title’ (only Presumption on Possession)
It is a settled proposition of law (i) that the mutation entry in revenue documents will not confer any right, title or interest in favour of any person and (ii) that the mutation in the revenue record is only for the fiscal purpose. Mutation is made mainly based on possession. After pointing out these legal propositions, it is observed in Jitendra Singh v. The State of Madhya Pradesh, 2021 SCC OnLine SC 802, as under:
“6. Right from 1997, the law is very clear. In the case of Balwant Singh v. Daulat Singh (D) By Lrs., reported in (1997) 7 SCC 137 , this Court had an occasion to consider the effect of mutation and it is observed and held that mutation of property in revenue records neither creates nor extinguishes title to the property nor has it any presumptive value on title. Such entries are relevant only for the purpose of collecting land revenue. Similar view has been expressed in the series of decisions thereafter.
6.1 In the case of Suraj Bhan v. Financial Commissioner, (2007) 6 SCC 186 , it is observed and held by this Court that an entry in revenue records does not confer title on a person whose name appears in record-of-rights. Entries in the revenue records or jamabandi have only “fiscal purpose”, i.e., payment of land revenue, and no ownership is conferred on the basis of such entries. It is further observed that so far as the title of the property is concerned, it can only be decided by a competent civil court. Similar view has been expressed in the cases of Suman Verma v. Union of India, (2004) 12 SCC 58; Faqruddin v. Tajuddin (2008) 8 SCC 12; Rajinder Singh v. State of J&K, (2008) 9 SCC 368; Municipal Corporation, Aurangabad v. State of Maharashtra, (2015) 16 SCC 689; T. Ravi v. B. Chinna Narasimha, (2017) 7 SCC 342; Bhimabai Mahadeo Kambekar v. Arthur Import & Export Co., (2019) 3 SCC 191; Prahlad Pradhan v. Sonu Kumhar, (2019) 10 SCC 259; and Ajit Kaur v. Darshan Singh, (2019) 13 SCC 70.”
Revenue Records Do Not Confer Presumptive Value on Title
The Supreme Court in Smt. Bhimabai Mahadeo Kambekar v. Arthur Import and Export Company (2019) and Commissioner, Bruhath Bangalore Mahanagra Palike v. Faraulla Khan (2021)observed that mutation in revenue records will not confer or lose title (Relied on Sawarni (Smt.) v. Inder Kaur (1996) 6 SCC 223, Balwant Singh & Anr. v. Daulat Singh (dead) by L.Rs. & Ors. (1997) 7 SCC 137, Narasamma & Ors. v. State of Karnataka & Ors. (2009) 5 SCC 591).
As pointed out above, it is observed by the Apex Court in State of AP v. Star Bone Mill & Fertiliser Company, (2013) 9 SCC 319 that a revenue record is not a document of title; it merely raises a presumption in regard to possession (Quoted in M. Siddiq v. Mahant Suresh Das, 2020-1 SCC 1). The argument as to ownership based upon entries in the revenue records had been negated in Prahlad Pradhan v. Sonu Kumhar,(2019) 10 SCC 259. It was held that the revenue record does not confer title to the property nor do they have any presumptive value on the title. (Quoted in Prabhagiya Van Adhikari Awadh Van Prabhag v. Arun Kumar Bhardwaj (SC): 2021)
If Settlement Register says Government Land, Petitioner to Establish Title
In Vallikunnil Janaki Amma v. Sree Amruthamangalam Kshethram Moorthi, Kozhikode, 2014 (1) KHC 57, Kerala High Court, referring to the decision of the Apex Court in Sukhdev Singh v. Maharaja Bahadur of Gidhaur, AIR 1951 SC 288, observed as under:
“Even though Ext. A2 is only an extract of the Settlement Register/ Adangal extract which may not by itself prove or confer title to a party in whose name the property stood registered, it can be accepted as evidence of title when there is no contra evidence. Admittedly it is adjacent to Amruthamangalam temple. The temple compound and this suit property which is adjacent to the temple are shown to be of Amruthamangalam Devaswom as per revenue record. In these circumstances, the contention that this property did not and does not belong to the temple/Devaswom cannot be sustained at all.” (Referred to in: Kunhimangalam Devaswam v. State of Kerala (2022 KHC OnLine 7354), 6 April, 2022, Anil K. Narendran, J. and Chitharanjan v. State of Kerala, WP(C) No, 25830/2010,24.01. 2025, Harisankar V. Menon, J.)
In Sahana Industries v. State of Kerala, in WP(C) 20520/2021 (2021 KHC OnLine 7110), Kerala High Court (Devan Ramachandran, J.) held (October 11, 2021) as under:
“… If the Settlement Register shows this land to be Government land, then certainly, the petitioner is obliged to establish their title over the property through competent documents”. (Referred to in: Chitharanjan v. State of Kerala, WP(C) No. 25830/2010, 24.01. 2025, Harisankar V. Menon, J.)
In Chitharanjan v. State of Kerala, WP(C) No. 25830/2010 (2025:KER:5422) 24.01. 2025 (Harisankar V. Menon, J.) it is pointed out as under:
“7. …. In the settlement registerat Ext. R1(a), there is no dispute that the entire properties under old Survey No. 2211 having an extent in excess of 107 Acres are shown as “puramboke“….
8…. As regards the petitioner in WP(C) No. 25830 of 2010 also, the title is traceable to some documents of the Attingal Sub Registry of the yeas 1959, 1957 and 1061. But, it is categorically found that even in these documents, there is no mention as to the receipt of pattayam with respect to the property in question.
11. …. As already noticed, the settlement register describes the property as “Puramboke”. … In view of the discussions made above, I am of the opinion that the contentions raised by the learned Senior Government Pleader with respect to the malpractices committed, cannot be brushed aside.
13….. However, I notice that WP(C) No.25830 of 2010 the entry with respect to the Settlement Register is to be considered at first, which admittedly is against the petitioner. The case of the State is that some foul play is carried out subsequently at the instance of those interested and therefore, the subsequent entries cannot be acted upon.
14. On the other hand, the learned Government Pleader relied on Vallikunnil Janaki Amma and Ors. v. Sree Amruthamangalam Kshethram Moorthi, Kozhikode and Anr. [2014 (1) KHC 57], which laid down the principle with respect to the acceptability/relevance of the Settlement Register. As already noticed, I have found that the Settlement Register describes the property under old Survey No. 2211 as “Puramboke”. To the same effect is the judgment of a learned Single Judge in WP(C) No. 20520 of 2021 dated 11.10.2021. This Court further notices the judgment of the Apex Court in Suraj Bhan and Ors. v. Financial Commissioner and Ors. [(2007) 6 SCC 186] which held that mere entry in the revenue records does not confer title on a person. As already noticed, in view of the entries in the Settlement Register, the requirement of an appropriate assignment cannot be lost sight of.”
In Travancore Devaswom Board v. Mohanan Nair M.N., (2013) 3 KLT 132, (T.R. Ramachandran Nair, J ; A.V. Ramakrishna Pillai, J), it is observed as under:
“18. …. The land register as well as the settlement registerwill establish the plea of the Board that the property having an extent of 2.26 acres is Temple property. Thus, Section 27 of Act of 1950 is clearly attracted and the property is clearly Devaswom property.”
“51. As far as the property herein is concerned, the land register and the settlement register produced herein are relevant. The property having the entire extent of 2.26 acres is described as ”kavu” (holy grove) in the settlement register. In the land register also it is described as ”kshethram irippu sthalam” (property where the temple is situated). No other document or other evidence is there to prove the contrary. Therefore, these documents will definitely show that the item of property will fit in with the requirement of Section 3(1)(x) of the Act.”
“75. … Apart from that, in the light of Section 27 of the Travancore Cochin Hindu Religious Institutions Act and in the light of the settlement register and land register, the property is described as Temple puramboke and not Government puramboke. Further Government lands are covered by the exemption u/s 3(1)(x) of the Land Reforms Act and therefore he cannot claim any fixity of tenure. There is no claim by the Government here to the property.”
PROVISIONS of the CPC as to Issuance of Summons IN A NUTSHELL
Sec.
Caption
Crux of Provisions in a nutshell
27.
Period within which defendant be required to appear and answer the claim of the suit – from date of the institution of the suit.
Not beyond thirty days.
28.
(1) Manner (Rules) of service of summons where defendant resides in another State
In such manner as may be prescribed by rules in that State
(2) How to issue summons by the Court to which such summons is sent; and how to return the summons.
The Court to which such summons is sent, shall proceed as if it had been issued by such Court; and shall then return the summons to the Court of issue together with the record (if any) of its proceedings with regard thereto.
(3) What language – Where the language of the summons sent for service is different.
Where the language of the summons sent for service is different, a translation of the record,— (a) in Hindi, where the language of the Court issuing the summons is Hindi, or (b) in Hindi or English where the language of such record is other than Hindi or English.
29.
Service of foreign summonses.
Summonses and other processes issued by (a) any Court established in any part of India to which this Code do not extend, or (b) any Court established by the Central Government outside India, or (c) any other Court outside India to which the Central Government has, by notification, declared the provisions of this section to apply,
How summons sent to the Courts in the territories to which this Code extends is served?
Summons may be sent to the Courts in the territories to which this Code extends, and served as if they were summonses issued by such Courts.
30.
Power to order discovery and the like.
The Court may (a) make such orders as may be necessary in all matters relating to the delivery and answering of interrogatories, the admission of documents and facts, and the discovery, inspection, production, impounding and return of documents or other material objects producible as evidence; (b) issue summonses whose attendance is required to give evidence or to produce documents or such other objects; (c) order any fact to be proved by affidavit.
31.
Procedure for issue of summons to witness.
The provisions in sections 27, 28 and 29 shall apply.
32.
How the Court compels the attendance of witnesses.
The Court may compel the attendance and for that purpose may (a) issue a warrant for his arrest; (b) attach and sell his property; (c) impose a fine upon him not exceeding five thousand rupees; (d) order him to furnish security for his appearance and in default commit him to the civil prison.
Order V: Issue and Service of Summons
Rule 1
(1) What is required in summons?
To appear and to file the written statement of his defence within thirty days from the date of service summons
Where the defendant fails to file the written statement within thirty days – Effect?
Allowed to file the same on such other days specified by the Court for reasons to be recorded in writing, but which shall not be later than ninety days from the date of service of summons
(2) Appearance of defendant – How?
(a)In person, or (b) by a pleader duly instructed, or (c) by a pleader accompanied by some person able to answer all such questions.
2.
Copy of plaint be accompanied.
Every summons shall be accompanied by a copy of the plaint.
3.
(1)Where Court sees reason to require the personal appearance – How to deal?
The summons shall Order him to appear in person.
4.
When to order appear-in-person?
Resident – within the local limits of the Court’s ordinary original jurisdiction, or at place less than fifty miles from the court-house or where there is railway or other established public conveyance – less than two hundred miles.
5.
Summons to be for…
Either to settle issues or for final disposal.
6.
How period fixed for appearance of defendant
Fixed with reference to the current business of the Court; and allow the defendant sufficient time to enable him to appear and answer on such day.
7.
What should be the Order as to produce documents in the summons
The summons shall Order the defendant to produce all documents or copies thereof specified in rule 1A of Order VIII in his possession or power upon which he intends to rely in support of his case.
8.
Where the summons is for the final disposal of the suit, what should be directed?
Direct the defendant to produce, all witnesses.
9.
How should be delivery of summons by Court (1) Where the defendant resides within the jurisdiction of the Court or has an agent within that jurisdiction:
The summons shall be delivered to the proper officer as are approved by the Court.
(2) The proper officer may by an officer of another Court:
The summons may be sent to him.
(3) How the services of summons may be made?
By delivering a copy thereof by registered post acknowledgement due addressed to the defendant or his agent empowered to accept the service, or by speed post or by such courier services or by any other means of transmission of documents (including fax message or electronic mail service) provided by the rules made by the High Court
At whose expenses the service of summons ne made?
The plaintiff’s.
(4) where a defendant resides outside the jurisdiction of the Court
Where a defendant resides outside the jurisdiction of the Court, and the Court directs that the service of summons by such mode in sub-rule (3) (except by registered post acknowledgment due), the provisions of rule 21 shall not apply. (Rule 21 applies to service of summons where defendant resides within jurisdiction of another Court – within or without the State. Under this rule summons is sent by its officers or by post to any Court having jurisdiction in the place where the defendant resides.)
(5) When an acknowledgment is received back to the effect that the defendant or his agent had refused to to accept the summons
The Court issuing the summons shall declare that the summons had been duly served on the defendant
Where the summons was properly addressed, and acknowledgment has not been received by the Court
The declaration referred to in this sub-rule shall be made notwithstanding the fact that acknowledgment, has not been received by the Court within thirty days from the date of issue of summons.
9A.
(1) When summons given to the plaintiff for service?
In addition to the service under rule 9 on the application of the plaintiff,
(2) How the service shall be effected?
By delivering to the defendant a copy thereof signed by the Judge or such officer or by such mode of service as is referred to in sub-rule (3) of rule 9.
(3) What all provisions apply?
The provisions of rules 16 and 18 shall apply to a summons served under this rule as if the person effecting service were a serving officer.
(4) When re-issue summons to be served by the Court
on the application of the party If such summons, when tendered, is refused or if the person served refuses to sign an acknowledgment of service or for any reason such summons cannot be served personally.
10.
Mode of service.
By delivering or tendering a copy thereof signed by the Judge or such officer and sealed with the seal of the Court.
11.
where there are more defendants than one
Service of the summons shall be made on each defendant.
12.
Service on defendant, or on his agent.
Wherever it is practicable service shall be made on the defendant or an agent.
13.
(1) Service on agent by whom defendant carries on business.
In a suit relating to any business or work, service on any manager or agent shall be good service.
14.
Service on agent in charge for immovable property.
Where the defendant has no agent empowered it may be made on any agent of the defendant in charge of the property.
15.
Where service may be on an adult member of defendant’s family.
Where there is no likelihood of his being found at the residence within a reasonable time and he has no agent empowered – service may be made on any adult member of the family, whether male or female, who is residing with him. Explanation- A servant is not a member of the family.
16.
Person served to sign acknowledgement.
Where the serving officer delivers a copy of the summons – he shall require the signature of the person to whom the copy is so delivered to an acknowledgement of service endorsed on the original summons.
17.
Procedure when defendant refuses to accept service, or cannot be found.
Where the defendant or his agent refuses to sign or where serving officer cannot find defendant, and no agent to accept service, nor any other person – service be made, the serving officer shall affix a copy of the summons on the outer door or some other conspicuous part of the house in which the defendant ordinarily resides or carries on business and shall then return the original to the Court with a report and the name and address of the person (if any) by whom the house was identified and in whose presence the copy was affixed.
18.
Endorsement of time and manner of service.
The serving officer shall, where the summons has been served under rule 16, endorse on the original summons, a return stating time and manner summons was served, and the name and address of the person (if any) identifying the person served and witnessing the delivery of the summons.
19.
Examination of serving officer.
Where summons is returned under rule 17, the Court shall, if the return is not verified by the affidavit examine the serving officer on oath, touching his proceedings, and may make such further enquiry; and shall either declare summons duly served or order such service as it thinks fit.
19A.
(1) Simultaneous issue of summons for service by post in addition to personal service.
Court shall, in addition to, and simultaneously with, issue of summons for service in rules 9 to 19 also direct summons to be served by registered post, or his agent Provided that nothing in this sub-rule shall require the Court to issue a summons by registered post, where, in the circumstances of the case, the Court considers it unnecessary.
(2) When an acknowledgment is received back to the effect that the defendant or his agent had refused to to accept the summons
The Court issuing the summons shall declare that the summons had been duly served on the defendant
Where the summons was properly addressed, and acknowledgment has not been received by the Court
The declaration referred to in this sub-rule shall be made notwithstanding the fact that acknowledgment, has not been received by the Court within thirty days from the date of issue of summons.
20.
Substituted service.
(1) Where the Court is satisfied there is reason to believe that the defendant is avoiding service, Court shall order the summons to be served by affixing in the Court-house, and also upon conspicuous part of the house in which the defendant is known to have last resided or in such other manner as the Court thinks fit.
(1A) advertisement in a newspaper
Where the Court orders advertisement in a newspaper, it shall be a daily newspaper circulating in the locality the defendant resided,
(2) Effect of substituted service-
Shall be as effectual as if it had been made on the defendant personally.
(3) Where service substituted, time for appearance to be fixed-
Where service is substituted by order of the Court, the Court shall fix such time for the appearance of the defendant as the case may require.
21.
Service of summons where defendant resides within jurisdiction of another Court.
Summons may sent by the Court within or without the State, either by one of its officers or by post to any Court having jurisdiction in the place where the defendant resides.
22.
Service of summons within presidency towns – of Calcutta, Madras and Bombay -issued by Courts outside.
It shall be sent to the Court of Small Causes within whose jurisdiction it is to be served.
23.
Duty of Court to which summons is sent.
Proceed as if it had been issued by such Court and shall then return the summons to the Court of issue, together with the record of its proceedings.
24.
Service on defendant in prison.
Shall be delivered or sent by post to the officer in charge of the prison.
25.
Service where defendant resides out of India and has no agent.
Shall be addressed to the defendant at the place where he is residing and sent to him by post.
Bangladesh or Pakistan
May be sent to any Court in that country (not being the High Court) having jurisdiction in the place where the defendant resides:
where any such defendant is a public officer in Bangladesh or Pakistan
May be sent for service on the defendant, to such officer or authority in that country as the Central Government may, by notification specify.
26.
Service in foreign territory through Political Agent or Court.
May be sent to such Political Agent or Court, by post, or otherwise, or if so directed by the Central Government, through the Ministry of that Government dealing with foreign affairs, or in such other manner as may be specified by the Central Government
26A.
Summonses to be sent to officer to foreign countries. Where Central Government has declared summonses may be sent to an officer of the Government
may be sent to such officer, through the Ministry of the Government of India dealing with foreign affairs; and if such officer returns any such summons with an endorsement purporting to have been made by him that the summons has been served on the defendant, such endorsement shall be deemed to be evidence of service.
27.
Service on civil public or on servant of railway officer or on servant of railway company or local authority.
send it for service to the head of the office in which he is employed together with a copy to be retained by the defendant.
28.
Service on soldiers, sailors or airmen.
Court shall send the summons for service to his commanding officer.
29.
Duty of person to whom summons is delivered or sent for service,under rule 24, rule 27 or rule 28
(1) such person shall be bound to serve it if possible and to return it under his signature, with the written acknowledgement of the defendant.
(2) Where from any cause service is impossible
summons shall be returned with a full statement of such cause and of the steps taken to procure service.
30.
Substitution of letter for summons.
(1) The Court may, substitute for a summons a letter signed by the Judge or such officer, where the defendant is of a rank entitling him to such mark of consideration.
(3) A letter so substituted may be sent to the defendant by post or by a special messenger selected by the Court, or in any other manner which the Court thinks fit; and where the defendant has an agent empowered to accept service, the letter may be delivered or sent to such agent.
Order 16 : SUMMONING AND ATTENDANCE OF WITNESSES
1.
List of witnesses and summons to witnesses
(1) On or before such date as the Court may appoint, and not later than fifteen days afterthe issues are settled, the parties shall present in Court a list of witnesses and obtain summonses to such person .
(2) A party desirous of obtaining any summons shall file an applicationstating the purpose for which the witness is proposed to be summoned.
(3) The Court may permit a party to call any witness, if shows sufficient causefor the omissionin the said list.
(4)Summonsesmay be obtained by the parties on an application to the Court within five days of presenting the list of witnesses under sub-rule (1).
1A.
Production of witnesses without summons
A party to the suit may, without applying for summons bring any witness to give evidence or to produce documents.
2.
Expenses of witnesses to be paid into Court on applying for summons
(1) The party applying for a summons shall, before the summons is granted and within not be later than seven days from the date of making application under sub-rule (4) of rule 1, pay into Court such a sum of money as appears to the Court to be sufficient to defray the travelling and other expenses of the person summoned.
Payment in the case of an expert
(2) In determining the amount the Court may, in the case of an expert, allow reasonable remuneration for the time occupied both in giving evidence and in performing any work of an expert character necessary for the case.
regard shall be had, to a any rules made in that behalf
(3) Where the Court is subordinate to High Court, regard shall be had, in fixing the scale of such expenses to a any rules made in that behalf.
Payment
(4) Expenses to be directly paid to witnesses Where the summons is served directly by the party on a witness, the expenses referred to in sub-rule (1) shall be paid to the witness by the party or his agent.
3.
Tender of expenses to witness
The sum so paid into Court shall be tendered at the time of serving the summons.
4.
Procedure where insufficient sum paid in
(1) Where it appears to the Court that the sum paid into Court is not sufficient , the Court may direct such further sum, and, in case of default, may Order such sum to be levied by attachment and sale of the movable property of the party obtaining the summons; or the Court may discharge the person summoned without requiring him to give evidence; or may both Order such levy and discharge such person as aforesaid.
Expenses of witnesses detained more than one day
(2) Expenses of witnesses detained more than one day Where it is necessary to detain the person summoned for a longer period than one day, the Court may, from time to time, Order the party at whose instance he was summoned to pay into Court such sum as is sufficient to defray the expenses of his detention for such further period, and, in default of such deposit being made, may Order such sum to be levied by attachment and sale of the movable property of such party; or the Court may discharge the person summoned without requiring him to give evidence, or may other Order such levy and discharge such person as aforesaid.
5.
Time, place and purpose of attendance to be specified in summons
Every summons for the attendance of a person to give evidence or to produce a document shall specify the time and place at which he is required to attend, and also whether his attendance is required for the purpose of giving evidence or to produce a document, or for both purposes; and any particular document, which the person summoned is called on to produce, shall be described in the summons with reasonable accuracy.
6.
Summons to produce document
Any person may be summoned to produce a document, without being summoned to give evidence, and any person summoned merely to produce a document shall be deemed to have complied with the summons if he causes such document to be produced instead of attending personally to produce the same. See Blog: Notice to Produce Documents in Civil Cases
7.
Power to require persons present in Court to give evidence or produce document
Any person present in Court may be required by the Court to give evidence or to produce any document then and there in his possession or power.
8.
Summons how served
Every summons under this Order, not being a summons delivered to a party for service under rule 7A, shall be served as nearly as may be in the same manner as a summons to a defendant and the rules in Order V as to proof of service shall apply in the case of all summonses served under this rule.
Provisions of the CPC as to Jurisdiction in a Nutshell
Sec.
Caption
Provisions in a nutshell
15
Civil suits to be instituted
In the Court of the lowest grade competent to try it.
16
Suits for: (a) recovery of immovable property (b)partition of immovable property (c)foreclosure, sale or redemption in the case of a mortgage of or charge (d) any other right to or interest in immovable property (e) compensation for wrong to immovable property, (f) recovery of movable property actually under distraint or attachment
To be instituted in Local limits of the court whose jurisdiction the property or subject-matter is situated.
It will be subject to the pecuniary or other limitations.
17
Suits for: (a) relief respecting immovable property, or (b) compensation for wrong to immovable property – situate within jurisdiction of different Courts.
To be instituted In any Court within the local limits of whose jurisdiction any portion of the property is situate.
18
Local limits of jurisdiction of Courts are uncertain.
Suit to be instituted Any one of those Courts. Record a statement to that effect. Appellate or Revisional Court shall not allow the objection unless, at the time of the institution – no reasonable ground for uncertainty and there has been a consequent failure of Justice.
19
Compensation for wrongs to person or movables.
If the wrong was done within the local limits of one Court and the defendant resides within the limits of another Court, the suit may be instituted at the option of the plaintiff in either of the said Courts.
20
Other suits
Suit to be instituted in Court within the local limits of whose jurisdiction: (a) the defendant resides, or carries on business; or (b) any of the defendants resides, or carries on business, provided that in such case either the leave of the Court is given, or the defendants acquiesce in such institution; or (c) the cause of action, wholly or in part, arises.
21.
Objections to jurisdiction (a) as to the place of suing or (b) as to the competence of a Court with reference to the pecuniary limits of its jurisdiction
No such objection shall be allowed by any appellate or Revisional Court unless such objection was taken in the Court of first instance at the earliest possible opportunity, and unless there has been a consequent failure of justice.
21A.
Suit to set aside decree (in former suit between the same parties) on objection as to –place of suing.
No suit shall lie on ground based on the place of suing.
99.
Whether decree to be reversed or modified, nor shall, any case be remanded, in appeal for error or irregularity not affecting merits or jurisdiction
No decree shall be reversed or substantially varied on account of (a) any misjoinder or non-joinder of parties or causes of action or (b) any error, defect or irregularity, not affecting the merits of the case or the jurisdiction of the Court.Provided that nothing in this section shall apply to non-joinder of a necessary party.
99A.
Whether order under section 47 to be refused or modified unless decision of the case is prejudicially affected
No order under section 47 shall be reversed or varied on account of – any error, defect or irregularity in any proceeding relating to such order, unless such error, defect or irregularity has prejudicially affected the decision of the case.
PART I
Introduction
“Ubi Jus Ibi Remedium” (where there is a right, there is a remedy) is a fundamental principle of civil law. It ensures that if and when a Civil Right is infringed, law confers a civil remedy. It includes:
Declaration
Injunction or recovery, or
Damages or compensation.
Section 9 CPC is casted in enforcement of the principle, “Ubi Jus Ibi Remedium”. The jurisdiction of the Civil Court under Section 9 is a plenary one.
Section 9 of CPC reads as under:
9. Courts to try all civil suits unless barred—The Courts shall (subject to the provisions herein contained) have jurisdiction to try all suits of a civil nature excepting suits of which their cognizance is either expressly or impliedly barred.
PART II
Pecuniary & Territorial (Place of Filing) Jurisdiction in Civil Suits
The Civil Procedure Code governs the law as to the court in which a civil suit is to be filed. Various aspects as to the same are contained in Sec. 15 to 21 of the CPC, under the caption ‘Place of Suing’.
With respect to the jurisdiction of courts, it is held in Harshad Chiman Lal Modi v. DLF Universal Ltd., AIR 2005 SC 4446, as under:
“The jurisdiction of a court may be classified into several categories. The important categories are:
(i) Territorial or local jurisdiction;
(ii) Pecuniary jurisdiction; and
(iii) Jurisdiction over the subject matter.
Sec. 15 to 21 of the CPCread as under:
Section 15 Court in which suits to be instituted.
Every suit shall be instituted in the Court of the lowest grade competent to try it.
Section 16 Suits to be instituted where subject-matter situate.
Subject to the pecuniary or other limitations prescribed by any law, suits
(a) for the recovery of immovable property with or without rent or profits,
(b) for the partition of immovable property,
(c) for foreclosure, sale or redemption in the case of a mortgage of or charge upon immovable property,
(d) or the determination of any other right to or interest in immovable property,
(e) for compensation for wrong to immovable property,
(f) for the recovery of movable property actually under distraint or attachment,
shall be instituted in the Court within the local limits of whose jurisdiction the property is situate:
Provided that a suit to obtain relief respecting, or compensation for wrong to, immovable property held by or on behalf of the defendant may, where the relief sought can be entirely obtained through his personal obedience, be instituted either in the Court within the local limits of whose jurisdiction the property is situate, or in the Court within the local limits of whose jurisdiction the defendant actually and voluntarily resides, or carries on business, or personally works for gain.
Explanation.– In this section “property” means property situate in 1[India].
Section 17 Suits for immovable property situate within jurisdiction of different Courts.
Where a suit is to obtain relief respecting, or compensation for wrong to, immovable property situate within the jurisdiction of different Courts, the suit may be instituted in any Court within the local limits of whose jurisdiction any portion of the property is situate:
Provided that, in respect of the value of the subject-matter of the suit, the entire claim is cognizable by such Court.
Section 18 Place of institution of suit where local limits of jurisdiction of Courts are uncertain.
(1) Where it is alleged to be uncertain within the local limits of the jurisdiction of which of two or more Courts any immovable property is situate, any one of those Courts may, if satisfied that there is ground for the alleged uncertainty, record a statement to that effect, and thereupon proceed to entertain and dispose of any suit relating to that property, and its decree in the suit shall have the same effect as the property were situate within the local limits of its jurisdiction:
Provided that the suit is one with respect to which the Court competent as regards the nature and value of the suit to exercise jurisdiction.
(2) Where a statement has not been recorded under sub-section (1), and an objection is taken before an Appellate or Revisional Court at a decree or order in a suit relating to such property was made by a Court not having jurisdiction where the property is situate, the Appellate or Revisional Court shall not allow the objection unless in its opinion there was, at the time of the institution of the suit no reasonable ground for uncertainty as to the Court having jurisdiction with respect thereto and there has been a consequent failure of Justice.
Section 19 Suits for compensation for wrongs to person or movables.
Where a suit is for compensation for wrong done to the person or to movable property, if the wrong was done within the local limits of the jurisdiction of one Court and the defendant resides, or carries on business or personally works for gain, within the local limits of the jurisdiction of another Court, the suit may be instituted at the option of the plaintiff in either of the said Courts.
Section 20 Other suits to be instituted where defendants reside or cause of action arises.
Subject to the limitations aforesaid, every suit shall be instituted in a Court within the local limits of whose jurisdiction-
(a) the defendant, or each of the defendants where there are more than one, at the time of the commencement of the suit, actually and voluntarily resides, or carries on business, or personally works for gain; or
(b) any of the defendants, where there are more than one, at the time of the commencement of the suit, actually and voluntarily resides, or carries on business, or personally works for gain, provided that in such case either the leave of the Court is given, or the defendants who do not reside, or carry on business, or personally work for gain, as aforesaid, acquiesce in such institution; or
(c) the cause of action, wholly or in part, arises.
Explanation I.- Where a person has a permanent dwelling at one place and also a temporary residence at another place, he shall be deemed to reside at both places in respect of any cause of action arising at the place where he has such temporary residence.
Explanation II.- A corporation shall be deemed to carry on business at its sole or principal office in [India] or, in respect of any cause of action arising at any place where it has also a subordinate office, at such place.
PART III
Defect on the basis of Pecuniary and Territorial Jurisdiction
Generally speaking, the defects on the basis of pecuniary and territorial jurisdiction are not so serious compared to the defect for lack of jurisdiction in the subject matter or inherent lack of jurisdiction. It is reflected in Sec. 21, 21A, 99 and 99A, CPC.
Section 21, 21A, 99 and 99A CPC reads as under:
21. Objections to jurisdiction.
(1)] No objection as to the place of suing shall be allowed by any appellate or Revisional Court unless such objection was taken in the Court of first instance at the earliest possible opportunity and in all cases where issues or settled at or before such settlement, and unless there has been a consequent failure of justice.
(2) No objection as to the competence of a Court with reference to the pecuniary limits of its jurisdiction shall be allowed by any Appellate or Revisional Court unless such objection was taken in the Court of first instance at the earliest possible opportunity, and in all cases where issues are settled, at or before such settlement, and unless there has been a consequent failure of justice.
(3) No objection as to the competence of the executing Court with reference to the local limits of its jurisdiction shall be allowed by any Appellate or Revisional Court unless such objection was taken in the executing Court at the earliest possible opportunity, and unless there has been a consequent failure of justice.]
21A. Bar on suit to set aside decree on objection as to place of suing.
No suit shall lie challenging the validity of a decree passed in a former suit between the same parties, or between the parties under whom they or any of them claim, litigating under the same title, on any ground based on an objection as to the place of suing.
Explanation.-The expression “former suit” means a suit which has been decided prior to the decision in the suit in which the validity of the decree is questioned, whether or not the previously decided suit was instituted prior to the suit in which the validity of such decree is questioned.
99.No decree to be reversed or modified for error or irregularity not affecting merits or jurisdiction.
No decree shall be reversed or substantially varied, nor shall any case be remanded in appeal on account of any misjoinder or non-joinder of parties or causes of action or any error, defect or irregularity in any proceedings in the suit, not affecting the merits of the case or the jurisdiction of the Court.
Provided that nothing in this section shall apply to non-joinder of a necessary party.
99A. No order under section 47 to be refused or modified unless decision of the case is prejudicially affected.
Without prejudice to the generality of the provisions of section 99, no order under section 47 shall be reversed or substantially varied, on account of any error, defect or irregularity in any proceeding relating to such order, unless such error, defect or irregularity has prejudicially affected the decision of the case.
No reversal purely on Technical Grounds, unless Failure of Justice
In Kiran Singh v. Chaman Paswan, AIR 1954 SC 340, it was observed as under:
“The policy underlying sections 21 and 99 of the Civil Procedure Code and Section 11 of the Suits Valuation Act is the same, namely, that when a case had been tried by a Court on the merits and judgment rendered, it should not be liable to be reversed purely on technical grounds, unless it had resulted in failure of justice, and the policy of the Legislature has been to treat objections to jurisdiction both territorial and pecuniary as technical and not open to consideration by an appellate Court, unless there has been a prejudice on the merits”
Section 21A CPC Takes-in Objection as to Pecuniary Jurisdiction also
In Subhas Mahadevasa Habib v. Nemasa Ambasa Dharmadas, AIR 2007 SC 1828, it is held as under:
“Though Section 21A of the Code speaks of a suit not being maintainable for challenging the validity of a prior decree between the same parties on a ground based on an objection as to “the place of suing”, there is no reason to restrict its operation only to an objection based on territorial jurisdiction and excluding from its purview a defect based on pecuniary jurisdiction.”
When parties, by agreement, to confer jurisdiction on a Court
Our Apex Court held in Hakam Singh v. Gammon (India) Ltd., AIR 1971 SC 740, as under:
“It is not open to the parties by agreement to confer by their agreement jurisdiction on a Court which it does not possess under the Code. But where two courts or more have under the Code of Civil Procedure jurisdiction to try a suit or proceeding an agreement between the parties that the dispute between them shall be tried in one of such Courts is not contrary to public policy. Such an agreement does not contravene s. 28 of the Contract Act.”
In Seth Hiralal Patni vs Sri Kali Nath, 1962 AIR 199, the Supreme Court held as under:
“The decision of the Privy Council in the case of Ledgard v. Bull, (1886) LR 13 IA 134, is an authority for the proposition that consent or waiver can cure defect of jurisdiction but cannot cure inherent lack of jurisdiction. In that case, the suit had been instituted in the Court of the Subordinate Judge, who was incompetent to try it. By consent of’ the parties, the case was transferred to the Court of the, district Judge for convenience of trial. It was laid down by the Privy Council that as the Court in the suit had been originally instituted was entirely lacking in jurisdiction, in the sense that it was incompetent to try it, whatever happened subsequently was null and void because consent of parties could not operate to confer jurisdiction on a Court which was incompetent to try the suit. That decision has no relevance to a case like the present where there could be no question of inherent lack of jurisdiction in the sense that the Bombay High Court was incompetent to try a, suit of that kind. The objection to its territorial jurisdiction is one which does not go to the competence of the Court and can, therefore, be waived. In the instant case, when the plaintiff obtained the leave of the, Bombay High Court on the original side, under el. 12 of the Letters Patent, the correctness of the procedure or of the order granting the leave could be. questioned by the defendant or the objection could be waived by him. When he agreed to refer the matter to arbitration through Court, he would be deemed to have waived his objection to the territorial jurisdiction of the Court, raised by him in his written statement. It is well settled that the objection as to local jurisdiction of a Court does not stand on the same footing as an objection to the competence of a Court to try a case.Competence of a Court to try a case goes to the very root of the jurisdiction, and where it is lacking, it is a case of inherent lack of jurisdiction. On the other hand, an objection as to the local jurisdiction of a Court can be waived and this principle has been given a statutory recognition by ‘enactments like s. 21 of the Code of Civil Procedure. Having consented to have the controversy between the parties resolved by reference to arbitration through Court, the defendant deprived himself of the right to question the authority of the Court to refer the matter to arbitration or of the arbitrator to render the award. It is clear, therefore, that the defendant is estopped from challenging the jurisdiction of the Bombay High Court to entertain the suit and to make the reference to the arbitrator. He is equally estopped from challenging the authority of the arbitrator to render the award.”
Availability of Alternative Forum – Objection be Taken at the Earliest,
It is held by our Apex Court Kiran Singh v. Chaman Paswan: AIR 1954 SC 340. as under:
“The policy underlying sections 21 and 99 of the Civil Procedure Code and section 11 of the Suits Valuation Act is the same, namely, that when a case had been tried by a Court on the merits and judgment rendered, it should not be liable to be reversed purely on technical grounds, unless it had resulted in a failure of justice, and the policy of the Legislature has been to treat objections to jurisdiction both territorial and pecuniary as technical and not open to consideration by an appellate Court, unless there has been a prejudice on the merits.”(Quoted in: Bahrein Petroleum v. P.J. Pappu, AIR 1966 SC 634)
It is held by our Apex Court in Ramesh Chand Ardawatiya v. Anil Panjwani, AIR 2003 SC 2508, as under:
“Where there is a special tribunal conferred with jurisdiction or exclusive jurisdiction to try a particular class of cases even then the civil court can entertain a civil suit of that class on availability of a few grounds. An exclusion of jurisdiction of the civil court is not to be readily inferred. (See Dhulabhai v. State of M.P, (1968) 3 SCR 662) An objection as to the exclusion of the civil court‘s jurisdiction for availability of alternative forum should be taken before the trial court and at the earliest, failing which the higher court may refuse to entertain the plea in the absence of proof of prejudice.”
PART IV
Inherent Lack of Jurisdiction
As shown above, defects on pecuniary and territorial jurisdiction are not so fatal as compared to inherent lack of jurisdiction or jurisdiction on the subject matter of the suit. The objections as to the first category has to be raised in the pleadings at the earliest opportunity. If it is not done the party concerned is loses his chance.
Inherent Lack of Jurisdiction or Jurisdiction on the Subject Matter
The objections to the second category (inherent lack of jurisdiction or jurisdiction on the subject matter) can be raised without pleading and at any stage of the suit or even in execution or collateral proceedings.
In view of Sec. 21 CPC (objection as to the place of suing shall be taken in the Court of first instance at the earliest possible opportunity) it is held in Hasham Abbas Sayyad v. Usman Abbas Sayyad, AIR 2007 SC 1077, as under:
“We may, however hasten to add that a distinction must be made between a decree passed by a court which has no territorial or pecuniary jurisdiction in the light of Section 21 of the CPC; and a decree passed by a court having no jurisdiction in regard to the subject matter of the suit. Whereas in the former case, the appellate court may not interfere with the decree unless prejudice is shown, ordinarily the second category of the cases would be interfered with.”
The third category in this line is the objection that can be raised in any stage, including appeal or revision, without pleading, but not in execution or collateral proceedings (eg. bar by limitation). Ittyavira Mathai v. Varkey Varkey, AIR 1964 SC 907; Bhawarlal Bhandari v. M/s. Universal Heavy Mechanical Lifting Enterprises, AIR 1999 SC 246.
It is held by our Apex Court in Kiran Singh v. Chaman Paswan, AIR 1954 SC 340. as under:
“It is a fundamental principle well established that a decree passed by a Court without jurisdiction is a nullity, and that its invalidity could be set up whenever and wherever it is sought to be enforced or relied upon, even at the stage of execution and even in collateral proceedings. A defect of jurisdiction, whether it is pecuniary or territorial, or whether it is in respect of the subject-matter of the action, strikes at the very authority of the Court to pass any decree, and such a defect cannot be cured even by consent of parties.” (Referred to in : Foreshore Co-operative Housing Society Limited v. Praveen D. Desai (Dead) AIR 2015 SC 2006.)
Lack of ‘Subject-Matter-Jurisdiction‘
Decision on a Labour Dispute by a Civil Court and pronouncement on a civil matter by the Rent Controller are the common examples of lack of ‘subject-matter jurisdiction’.
Our Apex Court held in P. Dasa Muni Reddy v. P. Appa Rao, AIR 1974 SC 2089, that there will be no res judicata if the former suit was filed in a court where it had no jurisdiction over the subject matter. The Court held as under:
“The appellant proved that the appellant made a mistake of fact in regard to the building, being outside the mischief of the Act. The appellant instituted the-suit before the Rent Controller in mistake about the underlying and fundamental fact that the building was outside the ambit of the Act. The Civil Court has jurisdiction in the subsequent suit which is the subject of this appeal. The appellant is not disentitled to any relief on the grounds of res judicata or estoppel or waiver. As one cannot confer jurisdiction by consent similarly one cannot by agreement waive exclusive jurisdiction of courts. The Civil Court and not the Rent Control possesses jurisdiction over the building in question.”
In Chief Engineer Hydel Project v. Ravinder Nath, AIR 2008 SC 1315, it was held that the civil court had no jurisdiction to decide the dispute of termination of service of a workman as the labour Court alone had the jurisdiction with respect to the same. The Supreme Court held as under:
“Once the original decree itself has been held to be without jurisdiction and hit by the doctrine of coram non judice, there would be no question of upholding the same merely on the ground that the objection to the jurisdiction was not taken at the initial, First Appellate or the Second Appellate stage. It must, therefore, be held that the civil court in this case had no jurisdiction to deal with the suit and resultantly the judgments of the Trial Court, First Appellate Court and the Second Appellate Court are liable to be set aside for that reason alone and the appeal is liable to be allowed.”
Where court has No Jurisdiction Over theSubject Matter, Order Will Be Nullity
In Harshad Chiman Lal Modi v. DLF Universal Ltd., AIR 2005 SC 4446, it is held as under:
“So far as territorial and pecuniary jurisdictions are concerned, objection to such jurisdiction has to be taken at the earliest possible opportunity and in any case at or before settlement of issues. The law is well settled on the point that if such objection is not taken at the earliest, it cannot be allowed to be taken at a subsequent stage. Jurisdiction as to subject matter, however, is totally distinct and stands on a different footing. Where a court has no jurisdiction over the subject matter of the suit by reason of any limitation imposed by statute, charter or commission, it cannot take up the cause or matter. An order passed by a court having no jurisdiction is nullity.”
Void Judgment: When No declaration needed. When a Judgment or Order (or any other transaction) is wholly without jurisdiction or ab initio void, it can be attacked at any time, in any court, either directly or collaterally.
A void judgment
entered by a court which lacks jurisdiction over the parties or the subject matter, or
lacks inherent power to enter the particular judgment, or
an order procured by fraud
Long v. Shorebank Development Corp., (182 F.3d 548 (C.A. 7 III. 1999).
Referred to by Kerala High Court in Sulochana Gupta v. RBG Enterprises Pvt. Ltd. dt. 09 Sep 2020.
Dhurandhar Prasad Singh v. Jai Prakash University AIR 2001 SC 2552, T. Arivanandanam v. T. V. Satyapal, (1977) 4 SCC 467; N. V. Srinivasa Murthy v. Mariyamma, (2005) 5 SCC 548, Manoharlal Chatrath v. Municipal Corporation of Delhi, AIR 2000 Delhi 40.
Void document,
then suit for recovery of possession simpliciter can be filed, without the need to seek a declaration about invalidity of the documents.
Rajasthan State Industrial Development and Investment Corporation v. Subhash Sindhi Cooperative Housing Society, (2013) 5 SCC 427; State of Maharashtra v. Pravin Jethalal Kamdar: 2000 SC 1099; Sanjay Kaushish v. D.C. Kaushish, AIR 1992 Delhi 118.
A void document is not required to be avoided, whereas a voidable document must be.
Ranga-nayak-amma v. K.S. Prakash, (2008) 15 SCC 673.
Sale which was entirely without jurisdiction,
is non est in the eye of law, and such a nullity does not, from its very nature, need setting aside.
Mahadeo Prasad Singh v. Ram Lochan, (1980) 4 SCC 354;
When a document is void ab initio,
a decree for setting aside the same would not be necessary as the same is non-est in the eye of law, as it would be a nullity.
Prem Singh v. Birbal, (2006) 5 SCC 353
Order without jurisdiction obtained by collusion
Not necessary to bring an independent suit for setting it aside.
Gram Panchayat of Village Naulakha v. Ujagar Singh, AIR 2000 SC 3272.
Void act or transaction – When Required to be Set Aside
There are instances where it is not permissible for a party to treat the judgment and order as null and void without getting it set aside from the competent court, such as:
When an order is void to one but valid to another.
“It is well settled principle of law that even a void order is required to be set aside by a competent Court of law, inasmuch as an order may be void in respect of one person but may be valid in respect of another. A void order is necessarily not non-est. An order cannot be declared to be void in collateral proceedings and that too in the absence of the authorities who were the authors thereof.”
M. Meenakshi v. Metadin Agarwal, 2006-7 SCC 470; Quoted in Inderjit Singh Grewal v. State Of Punjab (2011) 12 SCC 588. Also See: Anita International v. Sugar Works Mazdoor Sangh, 2016-9 SCC 44
Where legal effect cannot be taken away without setting aside
In cases where legal effect of a document cannot be taken away without setting aside the same, it cannot be treated to be void but would be obviously voidable.
Dhurandhar Prasad Singh v. Jai Prakash University, AIR 2001 SC 2552, (2001) 6 SCC 534.
If an order is void; but, not non-est.
It is required to be set aside.
Tungabadra Sugar Works Mazdoor Sangh, 2016-9 SCC 44.
For setting aside such an order, the party has to approach the appropriate forum resorting to appropriate proceedings.
Inderjit Singh Grewal vs State Of Punjab (2011) 12 SCC 588. Referred: State of Kerala v. M.K. Kunhikannan Nambiar, AIR 1996 SC 906, Tayabbhai M. Bagasarwalla v. Hind Rubber Industries, AIR 1997 SC 1240,
Fraud on Character of document (not contents).
E.g.: A sale deed was got executed as if it was a lease.
When a declaration cannot be obtained in collateral proceedings
Even if a decree is void ab initio, declaration to that effect has to be obtained by the person aggrieved from the competent court. More so, such a declaration cannot be obtained in collateral proceedings.
Inderjit Singh Grewal v. State Of Punjab (2011) 12 SCC 588 Relied on in: Shyam Sundar Singh v. Smt. Sulochana Devi on 23 November, 2021
When Declaration Sufficient; Need NOT be Set Aside
“An order may be void for one and voidable for the other. An invalid order necessarily need not be non est; in a given situation it has to be declared as such.”
Sultan Sadik v. Sanjay Raj Subba, AIR 2004 SC 1377, Referred to in Inderjit Singh Grewal v. State Of Punjab (2011) 12 SCC 588
A party aggrieved by an invalid, void or ultra vires order, he has to approach the court for the relief of declaration that the order is inoperative and therefore, not binding upon him. It can be avoided automatically, simply seeking a declaration. It need not be set aside.
State of Punjab v. Gurdev Singh, Ashok Kumar, AIR 1991 SC 2219, (1991) 4 SCC 1.
Nullity can be raised in Execution or in Collateral proceedings
Order without Jurisdiction
With respect to a matter over which an authority has no jurisdiction is a nullity and is open to collateral attack, an order passed by an authority which has jurisdiction over the matter, but has assumed it otherwise than in the mode prescribed by law, is not a nullity. It may be liable to be questioned in those very proceedings, but subject to that it is good, and not open to collateral attack.
Central Potteries Ltd. v. State of Maharashtra AIR 1966 SC 932
If possible in execution or collateral proceedings to establish – null and void
Orders of Courts have to be obeyed unless and until they are set aside in appeal/revision. Alternatively in any proceedings for execution or in a collateral proceedings where an order is sought to be enforced or relied on, it is possible for a party to establish that the order is null and void. Then the Court considering the matter, if satisfied, will hold that the order is null and void and therefore not executable or enforceable…………………..”
S. Balasubramaniyam v. P. Janakaraju, AIR Kant R 2099. Referred to by Kerala High Court in Sulochana Gupta v. RBG Enterprises Pvt. Ltd. dt. 09 Sep 2020.
It is trite law that a decree passed by a Court totally without jurisdiction is a nullity. The law on the point can be summarised as under:
Lack of jurisdiction hits a Judgment or Order by, lack of jurisdiction:
over the parties, or
as to territorial limit,
pecuniary limit or
the subject matter.
Lack of Jurisdiction is also visited by:
‘lack of inherent power’ to enter the particular judgment, or
an order procured by fraud or collusion.
It is not permissible to treat a Judgment or an Orderof a Court/Authority as null and void without setting it aside or declared by the competent court.
A judgment of nullity would operate erga omnes i.e. for and against everyone concerned if only it is so declared by the Court.
It is not permissible for any person to ignore the same merely because in his opinion the order is void.
Or, it cannot be determined by the parties.
If only patent and latent invalidity, or inherent lack of jurisdiction/competence, then only such a declaration is permissible.
Where a decree is passed by a Court without jurisdiction was a nullity, its invalidity could not be corrected, even by the consent of the concerned parties.
Though the principle that a decree passed by a Court without jurisdiction is a nullity was applied strictly in earlier times, there is a slow change in the attitude of the courts as regards the rigidity to see the Orders and Judgments as without jurisdiction, inasmuch as the courts began to apply the doctrines of prejudice, acquiescence, patent and latent invalidity, etc, in this matter.
Land Acquisition Act 2013, Section 101 Speaks as under:
Return of unutilised land. When any land acquired under this Act remains unutilised for a period of five years from the date of taking over the possession, the same shall be returned to the original owner or owners or their legal heirs, as the case may be, or to the Land Bank of the appropriate Government by reversion in the manner as may be prescribed by the appropriate Government.
Explanation.–For the purpose of this section, Land Bank means a governmental entity that focuses on the conversion of Government owned vacant, abandoned, unutilised acquired lands and tax-delinquent properties into productive use.
State Amendments
Andhra Pradesh
In the principal Act, in section 101, for the words a period of five years, the words a period specified for setting up of any project or for five years, whichever is later, shall be substituted.
Haryana
After section 101 of the principal Act, the following section shall be inserted, namely:-
“101A. Power to denotify land.- When any public purpose, for which the land acquired under the Land Acquisition Act, 1894 (Central Act 1 of 1894) becomes unviable or non-essential, the State Government shall be at liberty to denotify such land, on such terms, as considered expedient by the State Government, including the payment of compensation on account of damages, if any, sustained by the land owner due to such acquisition:
Provided that where a part of the acquired land has been utilized or any encumbrances have been created, the landowner may be compensated by providing alternative land alongwith payment of damages, if any, as determined by the State Government.”
Land Acquisition Act, 1894
Following decisions under the old Act, Land Acquisition Act of 1894 make it clear – ‘Acquired Land Vests in State, and It cannot be Divested’, even if it is not used for the purpose for which it was acquired, or used for any other purpose.
Indore Development Authority vs Manoharlal, AIR 2020 SC 1496
Once award has been passed on taking possession under Section 16 of the Act of 1894, the land vests in State. There is no divesting provided under Section 24(2) of the Right to Fair Compensation and Transparency in Land Acquisition, Rehabilitation and Resettlement Act, 2013 (for mere non-payment under Land Acquisition Act of 1894), as once possession has been taken there is no lapse under Section 24(2). Note: (i). Under Section 24(2) of the 2013 Act, where an award under Sec. 11 of 1894 Act has been made five years or more prior to the commencement of 2013 Act but the physical possession of the land has not been taken “or“ the compensation has not been paid, the said proceedings ‘shall be deemed to have lapsed’. (ii). It is held in this decision that the word “or“ should be read as “and” (as conjunctive not disjunctive) so as to limit the lapsing only in cases where both, payment has not been made and possession has not been taken. Cases Referred to: Fruit & Veg. Merts Union Vs. Delhi Improvt. Trust, AIR 1957 SC 344 Lt Governor of HP Vs. Avinash Sharma, (1970) 2 SCC 149 Nasiruddin Ramai Vs. State Trpt Ap. Tribunal, 1975-2 SCC 671 Gulam Mustafa Vs. State of Maharashtra, 1976-1 SCC 800 R S Nayak Vs. A R Antulay, 1984-2 SCC 183 Suresh Chand Vs. Gulam Chisti, 1990-1 SCC 593 Satendra Prasad Jain Vs. State of UP, 1993-4 SCC 369 P. Chinnanna v. State of AP, (1994) 5 SCC 486 Awadh Bihari Yadav Vs. State of Bihar, 1995-6 SCC 31 State of Tamil Nadu Vs. Mahalakshmi Ammal, 1996-7 SCC 269 Pratap Chanda Sheo Narain Vs. St. of Rajasthan, (1996) 3 SCC 1 State of Punjab Vs. Sadhu Ram, 1996 7 JT 118 Chandragauda Ramgonda Vs. State of Mahtra, 1996-6 SCC 405 Star Wire India Ltd Vs. State of Haryana, 1996-11 SCC 698, C Padma Vs. Dty Secretary Govt of T N, 1997-2 SCC 627 State of Kerala Vs. M Bhaskaran Pillai, 1997-5 SCC 432 Padmasundara Rao Dead Vs. State of TN, 2002-3 SCC 533 Northern Indian Glass Indts Vs. Jaswant Singh, 2003-1 SCC 335 Gov of A P Vs. Syed Akbar, 2005-1 SCC 558 Sita Ram Bhandar Society Vs. Lt Govr Delhi, 2009-10 SCC 501 Sulochana Chandrakant Vs. Pune Munipl Trapt, 2010-8 SCC 467 V Chandrasekaran Vs. Administrative Officer, 2012-12 SCC 133 Jagannath Temple Mg Comte Vs. Siddha Math, 2015-16 SCC 542 Jagannath Temple Vs. Siddha Math, (2015) 16 SCC 542, Workmen of Dimakuchi Tea Estate Vs. Mangt., 1958 SCR 1156 (the court to consider the objects and reasons of the legislature, which the legislature had in mind.) Comsr. of Sales Tax v. Modi Sugar Mills, 1961 (2) SCR 189 (The legal fiction of lapsing cannot be extended beyond its legitimate field) Braithwaite & Co. v. E.S.I.C, 1968 (1) SCR 771
V. Chandrasekaran vs. Administrative Officer, (2012) 12 SCC 133,
It is a settled legal proposition, that once the land is vested in the State, free from all encumbrances, it cannot be divested and proceedings under the Act would not lapse, even if an award is not made within the statutorily stipulated period. Cases Referred to: Awadh Bihari Yadav v. State of Bihar, (1995) 6 SCC 31 U.P. Jal Nigam v. Kalra Properties, AIR 1996 SC 1170 Allahabad Devt. Authty. v. Nasiruzzaman, (1996) 6 SCC 424, M. Ramalinga Thevar v. State of TN, (2000) 4 SCC 322 Govt of AP v. Syed Akbar, AIR 2005 SC 492. Lt. Governor of HP. v. Shri Avinash Sharma, 1970-2 SCC 149, Satendra Prasad Jain v. State of U.P. AIR 1993 SC 2517 Rajasthan Housing Board v. Shri Kishan, 1993-2 SCC 84.
Sulochana Chandrakant Galande v. Pune Municipal Transport, 2010-8 SCC 467
Once the land is acquired, it vests in the State free from all encumbrances. It is not the concern of the land owner how his land is used and whether the land is being used for the purpose for which it was acquired or for any other purpose. He becomes persona non grata once the land vests in the State. He has a right to get compensation only for the same. The person interested cannot claim the right of restoration of land on any ground, whatsoever. Change of user is concerned, it is a settled legal proposition that once land vests in the State free from all encumbrances, there cannot be any rider on the power of the State Government to change user of the land in the manner it chooses. If by virtue of a valid acquisition of land, land stands vested in the State, thereafter, claimants are not entitled to restoration of possession on the grounds that either the original public purpose is ceased to be in operation or the land could not be used for any other purposes. Cases referred to: C. Padma. Vs. Dty. Sectry. Govt. TN (1997) 2 SCC 627, Bhagat Singh Vs. State of UP, AIR 1999 SC 436; Niladri Narayan Vs. State of WB, AIR 2002 SC 2532; Northern Indian Glass Vs. Jaswant Singh, (2003) 1 SCC 335, Satendra Prasad Jain Vs. State of UP, AIR 1993 SC 2517, Awadh Bihari Yadav Vs. State of Bihar (1995) 6 SCC 31; U.P. Jal Nigam Vs. Kalra Properties AIR 1996 SC 1170; Chandragauda Vs. State of Maharashtra, (1996) 6 SCC 405; Allahabad Develt Authty Vs. Nasiruzzaman (1996) 6 SCC 424; State of Kerala Vs. M. Bhaskaran Pillai AIR 1997 SC 2703; M. Ramalinga Thevar Vs. State of TN (2000) 4 SCC 322; Printers (Mysore) Ltd. Vs. M.A. Rasheed, (2004) 4 SCC 460; Bangalore Devt Autty Vs. R. Hanumaiah, (2005) 12 SCC 508; Government of AP Vs. Syed Akbar, AIR 2005 SC 492.
Tamil Nadu Housing Board v. L. Chandrasekaran, (2010) 2 SCC 786, On Section 48-B (TN Amendment)
Utilised substantial portion. If remaining land not needed for the purpose for which it was acquired, or for any other public purpose; or, if the acquired land has already been transferred to other agency, the Government cannot exercise power under Section 48-B. Government cannot be compelled to reconvey to the original owner. The question of transfer of the land to the original land owner under Section 48-B will arise only in case the Government is satisfied that the land is not required for the purpose for which it was acquired.
Tamil Nadu Housing Board v. Keeravani Ammal, (2007) 9 SCC 255.
Sec. 48-B introduced into the Land Acquisition Act in the State of Tamil Nadu is an exception to the general rule that the land on acquisition become the property of the State and it could be used by the Government for any other public purpose – also be sold by public auction. Sec.48-B must requires a strict construction.
Northern Indian Glass Industries Vs. Jaswant Singh. (2003) 1 SCC 335.
After land vests in State under Section 16 of the Land Acquisition Act, following taking of possession by Collector, owner has no right to seek to revest the land in himself even if the land is not used for the purpose for which acquired. Therefore, when once the land of the appellant vests with the authorities, they have no right to seek to revest the land in himself and they cannot seek for restitution of possession, that too when the land is very much needed for the expansion of the bus depot by the respondents.
Government of Andhra Pradesh v. Syed Akbar, AIR 2005 SC 492
Once the land has vested in the State, it cannot be Divested. Acquired land having vested in the State and the compensation having been paid to the claimant, he was not entitled to restitution of possession.
State of Kerala v. M. Bhaskaran Pillai (1997) 5 SCC 432.
“It is settled law that if the land is acquired for a public purpose, after the public purpose was achieved, the rest of the land could be used for any other public purpose. In case there is no other public purpose for which the land is needed, then instead of disposal by way of sale to the erstwhile owner, the land should be put to public auction.
C. Padma vs. Deputy Secretary to the Govt. of TN (1997) 2 SCC 627
Acquired land having vested in the State and compensation paid to the claimant, the claimants, thereafter, are not entitled to restitution of possession on ground that either original public purpose had ceased to be in operation or the land could not be used for any other purpose. “In terms of the agreement as contemplated in Chapter VII of the Act, the company had delivered possession subject to the terms and conditions thereunder. It is seen that one of the conditions was that on cessation of the public purpose, the lands acquired would be surrendered to the Government.”
Gulam Mustafa v. State of Maharashtra, AIR 1977 SC 448.
Once the original acquisition is valid and title has vested in the Municipality, how it uses the excess land is no concern of the original owner.
The Fruit & Vegetable Merchants Union v. The Delhi Improvement Trust, AIR 1957 SC 344
In the cases contemplated by Ss. 16 and 17 the property acquired becomes the property of Government without any conditions or limitations either as to title or possession. The legislature has made it clear that the vesting of the property is not for any limited purpose or limited duration.
Apex Court Ordered to Give-Back Land
Our Apex Court ordered to give back the properties acquired, in Uddar Gagan Properties Limited vs. Sant Singh, (2016) 11 SCC 378 and Royal Orchid Hotels Limited vs. G. Jayarama Reddy, (2011) 10 SCC 608to its prior owners on the ground that the proceedings were vitiated by fraud and there was colourable exercise of power.
Uddar Gagan Properties Ltd. case
Uddar Gagan Properties Ltd., entered into collusive agreements with some of the farmers/owners whilst the acquisition proceedings were under way. Pointing out that the acquisition in that case was not completed and the title did not vest in the State, the Apex Court held that the entire administrative action could be held to be vitiated by fraud and there was colourable exercise of power.
Royal Orchid Hotels Limited
In the case of Royal Orchid Hotels Limited the Apex Court found the entire exercise was fraudulent and colourable exercise of power. In the facts of the case the Apex Court found that fraud unravels everything and upon diversion of the public purpose, the acquisition proceedings were liable to be quashed; and the land was ordered to be returned to the original land owners in spite of their having earlier accepted the compensation.
Mr. Felton Fernandes Vs. Union of India
The aforesaid two decisions of the Apex Court were distinguished by the Bombay High Court, in Mr. Felton Fernandes Vs. Union of India, 2018(5) ALL MR 886, related to the land acquisition for Chhatrapati Shivaji International Airport (formerly known as Sahar International Airport) at Bombay.
The petitioners argued before the High Court that though the land was acquired for public purpose, it was diverted from the public purpose and utilised for a private and purely commercial user. According to them it was a fraudulent action and called for quashing of the acquisition. They further contended, relying on Uddar Gagan Properties Limited vs. Sant Singh and Royal Orchid Hotels Limited vs. G. Jayarama Reddy that this land was no longer to be used for a public purpose, and therefore it must be reverted to the original owners. But, the High Court held that even when a land acquired by State was utilised by the State for private commercial purpose, there is no provision in law, which enabled the prior owner of the land to reclaim same. The court pointed out that the operator of airport had been given permission for exploiting the land forming part of project for ancillary uses; and that such user could not be termed as fraudulent so as to vitiate original acquisition of land. And that once land vested in State under Sec.7, the State could not be divested of its title for non-user of land for purpose for which it was acquired, and therefore the acquisition notification could not be quashed. The High Court relied on Gulam Mustafa vs. State of Maharashtra, (1976) 1 SCC 800: AIR 1977 SC 448, which held as under:
“5. At this stage Shri Deshpande complained that actually the municipal committee had sold away the excess land marking them out into separate plots for a housing colony. Apart from the fact that a housing colony is a public necessity, once the original acquisition is valid and title has vested in the municipality, how it uses the excess land is no concern of the original owner and cannot be the basis for invalidating the acquisition. There is no principle of law by which a valid compulsory acquisition stands voided because long after the requiring authority diverts it to a public purpose other than the once stated in the Section 9(3) declaration.”
The Bombay High Court noticed that it was inconceivable that when the original acquisition was made in 1953 under Sec. 7 of the Act, there was any plan for diversion of use of the land for any private purpose, and it could not be termed as fraudulent.
The other view is that a trespasser also is entitled for injunction (even against the true owner), for, he cannot be evicted otherwise than on “due process of law” (by the true owner).
See: Rame Gowda v. M. Varadappa Naidu, 2004-1 SCC 769 (Three Judge Bench).
Legal principles have to be evolved and an authoritative judicial pronouncement has to be penned-down taking note of conflicting views on this subject and laying down cogent and rationale reasonings.
The law as to ‘protection of possession’ by courts in India can be summarised as under:
Possession by itself is a substantive right recognised by law. It is heritable and transferable.
It is trite law that courts protect settled possession.
Generally speaking, injunction is a possessory remedy.
But, an injunction cannot be issued against a true owner or title holder and in favour of a trespasser or a person in unlawful possession.
Two Essential Elements of Possession
Sir Thomas Erkine Holland, in his treatise, ‘The Element of Jurisprudence’ pointed out that the concept of possession has two essential elements – corpus and animus. (Quoted in: Kanti Lal vs Smt. Shanti Devi, AIR 1997 Raj 230).
‘Possession Follows Title’ and ‘Title Follows Possession’
The legal principles, ‘Possession Follows Title’ and ‘Title Follows Possession’, are Rules of Evidence. It is recognised in S. 110 and 114 of the Indian Evidence Act. These principles are applied in cases where there are no sufficient and independent evidence to prove possession or title, as the case may be.
Section 110 of the Evidence Act, 1872, reads as under:
“110. Burden of proof as to ownership.—When the question is whether any person is owner of anything of which he is shown to be in possession, the burden of proving that he is not the owner is on the person who affirms that he is not the owner.”
Section 110 deals with the burden of proof as toownership. When a dispute arises as to whether a person in possession of anything is its owner, the burden of proving that he is not its owner is on the person who avers that he is not the owner. Section 110 is based on the principle that possession itself may raise a presumption of title. This applies when the facts disclose no title in either of the disputants, and possession alone decides. That is, presumption is invoked only when the facts as to title are not known.
M. Siddiq v. Mahant Suresh Das (Ayodhya Case), 2020-1 SCC 1;
State of A.P. v. Star Bone Mill & Fertiliser Company, (2013) 9 SCC 319;
Chief Conservator of Forests v. Collectors, AIR 2003 SC 1805).
The Apex Court, in M. Siddiq v. Mahant Suresh Das (Ayodhya Case), relied on Nair Service Society v. Fr. KC Alexander, AIR 1968 SC 1165, wherein it was observed that when no title in either of the disputants, ‘possession alone decides’.
Sec. 110 is Basedon ‘Ownership‘; and NOT on ‘Title‘
Under S. 110, ownership is presumed on the proof of possession. It ‘follows from well settled principle of law that normally, unless contrary is established, title always follows possession’ (Chuharmal v. Commissioner of Income Tax, M P, AIR 1988 SC 1384; 1988 3 SCC 588).
Though Sec. 110 is, generally, said to be based on the principle ‘Title Follows Possession’, what is decisively articulated in this section is ‘ownership‘; and not ‘title‘. That is, in law, ownership alone can be presumed; and not title. Title is the legal and authoritative expression of ownership; or, it is the legal recognition of a right.
M. Siddiq v. Mahant Suresh Das (Ayodhya Case), 2020-1 SCC 1, lays down (paras 784 and 785) the following:
For Section 110 to be attracted, there must be a dispute as to ownership of anything.
Section 110 deals with the burden of proof.
The ‘thing’ must be in possession of one individual.
That individual is presumed to be the owner (on the principle that ‘title follows possession’. That is, possession in and of itself may raise a presumption of title.)
Section 110 applies when the facts disclose no title in either of the disputants in which case, possession alone decides (because, presumption cannot be invoked when the facts are known).
The law casts the burden of disproving ownership on that individual in the person who affirms that the individual in possession is not the owner.
Section 114 of the Evidence Act
S. 114, Evidence Act, expressly permits the court to ‘presume the existence of any fact which it thinks likely to have happened, regard being had to the common course of natural events, human conduct and public and private business, in their relation to the facts of the particular case’. Therefore, by virtue of Sec. 114, both the presumptions, on title and possession, can be invoked; that is,
(i) possession can be presumed on the basis of title (possession follows title), and
(ii) title/ownership can be presumed on the basis of possession (title follows possession).
When ‘Possession Follows Title‘, Invoked
In Jones v. Chopman, (1849) 2 Ex. 803: 18 LJ Ex. 456: 76 PR 794; Maule, J, expounded the doctrine ‘Possession Follows Title’ as under:
“If there are two persons in a field, each asserting that the field is his, and each doing some act in the assertion of the right of possession, and if the question is, which of these two is in actual possession, I answer, the person who has the title is in actual possession and the other person is a trespasser. In such a case who is in possession is to be determined by the fact of the title and having the same apparent actual possession; The question as to which of the two really is in possession is determined by the fact of the possession; following the title, that is by the law, which makes it follow the title.” (Mitra quoted it in “Law of Possession and Ownership of Property”, as pointed out in Indore Development Authority vs. Manoharlal, (2020) 8 SCC 129)
In Indore Development Authority vs. Manoharlal, (2020) 8 SCC 129, Arun Misra, J. pointed out as to possession as under:
“247. The concept of possession is complex one. It comprises the right to possess and to exclude others, essential is animus possidendi. Possession depends upon the character of the thing which is possessed. If the land is not capable of any use, mere non-user of it does not lead to the inference that the owner is not in possession. The established principle is that the possession follows title. Possession comprises of the control over the property. The element of possession is the physical control or the power over the object and intention or will to exercise the power. Corpus and animus are both necessary and have to co-exist.”
Arun Misra, J. held further:
“251. A person with title is considered to be in actual possession. The other person is a trespasser. The possession in law follows the right to possess as held in Kynoch Limited v. Rowlands, (1912) 1Ch 527. Ordinarily, the owner of the property is presumed to be in possession and presumption as to possession is in his favour.”
Injunction Suit- Need Not Venture on Title
In Iqbal Basith v. N. Subbalakshmi, (2021) 2 SCC 718, the appellants were seeking the relief of permanent injunction only. Their title to the suit property was not disputed by the respondents. The two reports of the Pleader Commissioner also confirmed the possessory title of the appellants along with property tax registers and municipal tax receipts. The appellants had more than sufficiently established their lawful possession of the suit property. In this situation our Apex Court held as under:
“15. The conclusion by the courts below that the appellants had failed to establish title and therefore could not be said to be in lawful possession is therefore held to be perverse and unsustainable. Similarly, the conclusion that the identity of the suit property was not established is also held to be perverse in view of letter dated 16.04.1956 from the municipality, referred to herein above. The contention of the respondents feebly seeking to question the title of the appellants was rejected holding that they had nothing to do with the suit schedule property and that their conduct was questionable. Yet the appellants were wrongly denied the relief of permanent injunction. In our considered opinion the Trial Court and the High Court both posed unto themselves the wrong question venturing to decide the title of the appellants, and arrived at an erroneous conclusion.”
Settled Possession Vs. Rights of True Owner
When the relief of injunction or possession sought for in a suit is negated, and the title of the defendant as the owner is upheld, can the defendant recover the property without instituting a (second) suit, i.e., otherwise than on “due process of law“?
Earlier consistent view (See: Aarti v. Aruna Gautham 2015-1 RCR Civil – 160: SC) was that the true owner was not legally entitled to eject the trespasser by force (otherwise than on due process of law), especially when the trespasser is in settled possession.
Present view: In Prahladji Chenaji v. Maniben Jagmalbhai: 2022-2 RCR (Civil) 395; 2022 SCC OnLine SC 258 (Followed in: Kesar Bai v. Genda Lal, 2022-10 SCC 217) it is held that the ‘due process’ or ‘due course’ condition was satisfied the moment the rights of the parties were adjudicated upon (in the first round), and therefore the possession of the plaintiff is not lawful or ‘rightful‘.
It is held in Prahladji Chenaji as under:
“Where once a suit is held not maintainable, no relief of injunction can be granted. Injunction may be granted even against the true owner of the property, only when the person seeking the relief is in lawful possession “
Note: Kesar Bai v. Genda Lal, 2022-10 SCC 217 (M.R. Shah, Sudhanshu Dhulia, JJ.) calls for reading along with Prahladji Chenaji v. Maniben Jagmalbhai: 2022-2 RCR (Civil) 395; 2022 SCC OnLine SC 258 (M.R. Shah, B.V. Nagarathna, JJ.).
View Prevailed in India – Courts Protect Settled Possession
Possession by itself is a substantive right recognised by law.
Nair Service Society Ltd. v. K.C Alexander, AIR 1968 SC 1165,
Kuttan Narayanan v. Thomman Mathayi, AIR 1966 Ker 179;
Phirayalal Kapur v. Jia Rani, AIR 1973 Delhi 186;
Nallammal v. Ayisha Beevi, 2017-5 Mad LJ 864).
It is trite law that courts protect settled possession.
Ram Rattan v. State of Uttar Pradesh, (1977) 1 SCC 188.
Puran Singh v. The State of Punjab, (1975) 4 SCC 518,
Munshi Ram v. Delhi Administration, (1968) 2 SCR 455,
Nature of Property and Claim of Occupant Whether Bona Fide were Determinative Factors
In Government of A.P. v. Thummala Krishna Rao, (1982) 2 SCC 134, the question considered was whether summary remedy for evicting a person provided for by section 6 of the Andhra Pradesh Land Encroachment Act, 1905, could be resorted to. It was pointed out
the duration of encroachment, short or long, was not the determinative matter
what was relevant for the decision was more the nature of the property and
whether the claim of the occupant was bona fide.
It was also found that if there was bona fide dispute, on title between the Government and the occupant, it must be adjudicated upon by the Ordinary courts of law. The Government cannot decide such questions unilaterally in its own favour and evict any person summarily. Duration of occupation would be relevant requiring an impartial adjudication according to the established procedure of law, if the person –
occupied openly for an appreciable length of time and
could be taken, prima facie, to have a bonafide claim to the property.
Even Rightful Ownerto Take Recourse to law; He cannot take the law in his own hands
In Rame Gowda v. M. Varadappa Naidu, (2004) 1 SCC 769, our Apex Court Court (R.C. Lahoti, B.N. Srikrishna, G.P. Mathur, JJ.) observed that the law will come to the aid of a person in peaceful and settled possession by injuncting even a rightful owner. It is held as under:
“8. It is thus clear that so far as the Indian law is concerned the person in peaceful possession is entitled to retain his possession and in order to protect such possession he may even use reasonable force to keep out a trespasser.
A rightful owner who has been wrongfully dispossessed of land may retake possession if he can do so peacefully and without the use of unreasonable force.
If the trespasser is in settled possession of the property belonging to the rightful owner, the rightful owner shall have to take recourse to law; he cannot take the law in his own hands and evict the trespasser or interfere with his possession.
The law will come to the aid of a person in peaceful and settled possession by injuncting even a rightful owner from using force or taking law in his own hands, and also by restoring him in possession even from the rightful owner (of course subject to the law of limitation), if the latter has dispossessed the prior possessor by use of force.
In the absence of proof of better title, possession or prior peaceful settled possession is itself evidence of title. Law presumes the possession to go with the title unless rebutted. The owner of any property may prevent even by using reasonable force a trespasser from an attempted trespass, when it is in the process of being committed, or is of a flimsy character, or recurring, intermittent, stray or casual in nature, or has just been committed, while the rightful owner did not have enough time to have recourse to law. In the last of the cases, the possession of the trespasser, just entered into would not be called as one acquiesced to by the true owner.” (quoted in: Subramanya Swamy Temple, Ratnagiri v. V. Kanna Gounder, 2009-3 SCC 306; Poona Ram v. Moti Ram, AIR 2019 SC 813)
What is the settled possession or effective possession of a person without title which would entitle him to protect his possession even as against the true owner was made clear in Rame Gowda v. M. Varadappa Naidu, (2004) 1 SCC 769. It reads as under:
“9. …The “settled possession” must be (i) effective, (ii) undisturbed, and (iii) to the knowledge of the owner or without any attempt at concealment by the trespasser. The phrase “settled possession” does not carry any special charm or magic in it; nor is it a ritualistic formula which can be confined in a straitjacket. An occupation of the property by a person as an agent or a servant acting at the instance of the owner will not amount to actual physical possession.” (quoted in Samarpan Varishtha Jan Parisar vs Rajendra Prasad Agarwal, AIR 2022 SC 2209)
Even the Rightful Owner cannot Eject a Trespasser with Force
In Karthiyayani Amma v. Govindan, AIR 1980 Ker 224, the Kerala High Court considered the question whether the rightful owner can eject a trespasser in possession with force; and whether a person in illegal possession could sustain a suit for injunction against the true owner, from forcibly dispossessing him from the property. It was held as under:
“The ultimate position, therefore, reduces itself to this:
Can a person in possession without title sustain a suit for injunction against the rightful owner if he proves possession? Yes.
In this case, plaintiff is found to in be possession. On the finding, he should be granted the injunction prayed for. A person in possession can be evicted only in due process of law. Even the rightful owner cannot eject him with force. If he cannot be evicted with force, he continues to be in possession and he can resist invasion of his possession by everyone including the rightful owner. If the rightful owner threatens his peaceful possession, he can approach Courts of Law and pray for the equitable relief of injunction to protect his possession”. (Followed in: Aiysumma v. Mariyamma, 1994-2 CIVCC 52, 1994-1 KerLT 570. )
It is pointed out in Suresh v. Ashok Girdharilal Chandak, 2016-1 MHLJ 171 that ‘bearing in mind the basic principle of law in civil jurisprudence that even a trespasser cannot be evicted without following due process of law and no one can be allowed to take law into his own hands to recover possession of the property without following due process of law and without proving title to the immovable property in possession of a person holding actual physical possession thereof’.
Divergent Views
It is observed by our Apex Court, in Prataprai N. Kothari v. John Braganza, AIR 1999 SC 1666, as under:
“It is quite obvious that the learned single Judge had not taken note of the principle of possessory title or the principle of law that a person who has been in long continuous possession can protect the same by seeking an injunction against any person in the world other than the true owner. It is also well settled that even the owner of the property can get back his possession only by resorting to due process of law.
Divergent Views are set out in Sopan Sukhdeo Sable v. Assistant Charity Commissioner, AIR 2004 SC 1801 also. They are the following:
first, a person in settled possession cannot be disposed by the owner except by recourse of law
second, a trespasser in possession cannotnot seek injunction against the true owner.
In this case, a forceful postulation is posed-
A trespasser ousted can seek restoration of possession under Section 6 of the Specific Relief Act, 1963 (even) against the true owner. If so, can’t the trespasser seek injunction as to possession, against the true owner?
In Sopan Sukhdeo Sable v. Assistant Charity Commissioner, AIR 2004 SC 1801, the appellants were the plaintiffs whose suit was rejected in terms of Order VII, Rule 11 of the Code of Civil Procedure. It is held in this decision as under:
“24. There are two different sets of principles which have to be borne in mind regarding course to be adopted in case of forcible dispossession. Taking up the first aspect, it is true that where a person is in settled possession of property, even on the assumption that he has no right to remain in property, he cannot be disposed by the owner except by recourse of law. This principle is laid down in Section 6 of the Specific Relief Act, 1963. That Section says that if any person is dispossession without his consent from immovable property otherwise than in due course of law, he or any person claiming through him may, by suit, recover possession thereof, notwithstanding any other title that may be set up in such suit. That a person without title but in “settled” possession – as against mere fugitive possession – can get back possession if forcibly dispossessed or rather, if dispossessed otherwise than by due process of law, has been laid down in several cases. It was so held by this Court in
Yashwant Singh v. Jagdish Singh, AIR 1968 SC 620,
Krishna Ram Mohate v. Mrs. Shobha Venkata Rao, (1989) 4 SCC 131 at p. 136;
Ram Rattan v. State of UP, (1977) 1 SCC 188, and
State of UP v. Maharaja Dharmender Prasad Singh, (1989) 2 SCC 505.
The leading decision quoted in these rulings is the decision of the Bombay High Court in
K. K. Verma vs. Union of India, AIR 1954 Bom 358.
25. Now the other aspect of the matter needs to be noted. Assuming a trespasser ousted can seek restoration of possession under Section 6 of the Specific Relief Act, 1963 can the trespasser seek injunction against the true owner?
This question does not entirely depend upon Section 6 of the Specific Relief Act, but mainly depends upon certain general principles applicable to the law of injunctions and as to the scope of the exercise of discretion while granting injunction.
In Mahadeo Savlaram Sheike vs. Pune Municipal Corporation, (1995) 3 SCC 33, it was held, after referring to Woodrofe on “Law relating to injunction: L. C. Goyal Law of injunctions:
David Bean Injunction Jayce on Injunctions and other leading Articles on the subject that the appellant who was a trespasser in possession could not seek injunction against the true owner.
In that context this Court quoted Shiv Kumar Chadha vs. MCD (1993) 3 SCC 161 wherein it was observed that injunction is discretionary and that:
“Judicial proceedings cannot be used to protect or to perpetuate a wrong committed by a person who approaches the Court.”
26. Reference was also made to Dalpat Kumar vs. Prahlad Singh (1992) 1 SCC 719 in regard to the meaning of the words prima facie case and balance of convenience and observed in Mahadeos case (supra) that:
“It is settled law that no injunction could be granted against the owner at the instance of a person in unlawful possession.”
27. The question of forcible possession as claimed is also a matter which can be pressed into service by the parties before the trial Court and if raised the Court shall deal with it considering its relevance to the suit and accept it or otherwise reject the plea in accordance with law. We do not think it necessary to express any opinion in that regard.
28. …. Looking into the nature of dispute it would be appropriate if the trial Court makes an effort to complete the trial within six months from the date of the judgment. The parties are directed to co-operate for disposal of the suit early within the stipulated time. The appeal is allowed to the extent indicated without any order as to costs.”
No Injunction in favour of a Trespasser, against the ‘True Owner’
Following decisions also say – no injunction can be passed, in favour of a trespasser, against the ‘true owner’ of a property:
Tamil Nadu Housing Board v. A. Viswam, 1996 (8) SCC 259;
Premji Ratansey Shah v. Union of India, 1994 (5) SCC 547.
Five judge bench of the Kerala High Court held as under in E. Keshava Bhat v. K.S. Subraya Bhat, AIR 1980 Ker 40:
“Unaided by authorities, we think that in suits for injunction, we are concerned only with the question of possession; the nature and the character of the possession is immaterial. If the plaintiff does not make out his possession, there is no need at all to consider whether the defendant is in possession, and if so, in what character or capacity; and if the plaintiff makes out his case of possession, the question of defendant’s tenancy again would not fall for consideration.”
See also:
Ladies Corner, Bangalore vs State of Karnataka, ILR 1987 KAR 1710, 1987 (1) KarLJ 402.
Patil Exhibitors (Pvt.) Ltd. vs The Corporation of The City (M Venikatachaliah, J.) : AIR 1986 Kant 194, ILR 1985 Kar 3700, 1985 (2) KarLJ 533.
Referred to in Chetak Constructions Vs. Om Prakash, AIR 2003 MP 145.
Kesar Bai v. Genda Lal – HC and SC Approached in different Perspectives
Kesar Bai v. Genda Lal, 2022-10 SCC 217, arose from a suit seeking declaration of ownership and permanent injunction. The findings of the High Court were the following:
the plea of ownership claimed by the plaintiff based on a sale deed and the plea of adverse possession were contrary to each other;
the plaintiffs could not have been permitted to take both the pleas at the same time;
but, in view of the fact that the plaintiff was in possession of the suit land since the execution of the said sale deed, the plaintiff was entitled for injunction on the basis of his possession.
Setting aside the High Court judgment the Apex Court held as under:
“The possession/alleged possession of the plaintiffs could not have been protected by passing a decree of permanent injunction in favour of the plaintiffs”.
Person in possession can use Reasonable Force to keep out a Trespasser
Though in Rame Gowda v. M. Varadappa Naidu, (2004) 1 SCC 769, our Apex Court Court observed that the rightful owner shall have to take recourse to law if the trespasser is in settled possession of the property belonging to the rightful owner, and the owner cannot take the law in his own hands and evict the trespasser, it is pointed out as under:
“8. It is thus clear that so far as the Indian law is concerned the person in peaceful possession is entitled to retain his possession and in order to protect such possession he may even use reasonable force to keep out a trespasser.
A rightful owner who has been wrongfully dispossessed of land may retake possessionif he can do so peacefully and without the use of unreasonable force.”
Law Recognises Efficacy of Possession in Section 6 of the Specific Relief Act
Section 6 of the Specific Relief Act allows one to file a suit for recovery of property, on the strength of his prior possession, if he had lost his possession within 6 months of the suit. In such a case, he need not prove his title; and he can succeed on establishing that he has been dispossessed otherwise than in accordance with law within six months.
Sec. 6 of the Specific Relief Act, 1963 reads as under:
6. Suit by person dispossessed of immovable property.
(1) If any person is dispossessed without his consent of immovable property otherwise than in due course of law, he or any person claiming through him may, by suit, recover possession thereof, notwithstanding any other title that may be set up in such suit.
(2) No suit under this section shall be brought
(a) after the expiry of six months from the date of dispossession; or
(b) against the Government.
(3) No appeal shall lie from any order or decree passed in any suit instituted under this section, nor shall any review of any such order or decree be allowed.
(4) Nothing in this section shall bar any person from suing to establish his title to such property and to recover possession thereof.
If Title not Perfected by Adver. Posn, Can one eject a Trespasser After 6 Months
High Courts differ, as pointed out in Kuttan Narayanan v. Thomman Mathayi, AIR 1966 Ker 179.
Now it is settled that if one fails to exercise his option by filing a suit under Section 6 of the Specific Relief Act within six months, he is at liberty to file a suit to recover his possession (with or without declaration) by a regular suit for recovery of possession. It can be based on title or on his possession in assumed or presumed character of ownership (even if title not perfected by doctrine of adverse possession) on the principle that possession is good title against all the world but the rightful owner. See: Kuttan Narayanan v. Thomman Mathayi, AIR 1966 Ker 179; Kanti Lal v. Smt. Shanti Devi, AIR 1997 Raj 230. (Refer End-Note also)
‘Possession is good against all but the True Owner’ & Sec. 6 of the Sp. Relief Act
The principle ‘Possession is Good against all but the True Owner’ is declared in Parry v. Clissold, (1907) AC 73. In this decision it was also pointed out that if the rightful owner did not come forward and assert his title within the period of limitation, his right would be extinguished and the possessory owner acquires an absolute title.
The Supreme Court of India while accepting this principle in Nair Service Society Ltd. vs. K.C. Alexander, AIR 1968 SC 1165, pointed out that the law in India allows a plaintiff to maintain a possessory suit under Sec. 9 (preset Sec. 6) of the Specific Relief Act. Such a suit can be filed against a title holder, if he had dispossessed the plaintiff ‘otherwise than in due course of law’.
In Nair Service Society Ltd. vs. K.C. Alexander, AIR 1968 SC 1165, it is observed as under:
“17. … To express our meaning we may begin by reading 1907 AC 73 (Perry V. Clissold), to discover if the principle that possession is good against all but the true owner has in any way been departed from.
1907 AC 73 reaffirmed the principle by stating quite clearly:
“It cannot be disputed that a person in possession of land in the assumed character of owner and exercising peaceably the ordinary rights of ownership has a perfectly good title against all the world but the rightful owner. And if the rightful owner does not come forward and assert his title by the process of law within the period prescribed by the provisions of the statute of Limitation applicable to the case, his right is for ever extinguished and the possessory owner acquires an absolute title.”
Therefore, the plaintiff who was peaceably in possession was entitled to remain in possession and only the State could evict him. The action of the Society was a violent invasion of his possession and in the law as it stands in India the plaintiff could maintain a possessory suit under the provisions of the Specific Relief Act in which title would be immaterial or a suit for possession within 12 years in which the question of title could be raised.”
In Poona Ram v. Moti Ram, AIR 2019 SC 813, our Apex Court explained the principle ‘possession is a good title of right against any one who cannot show a better’ as under:
“9. The law in India, as it has developed, accords with jurisprudential thought as propounded by luminaries like Salmond. Salmond on Jurisprudence states:
“These two concepts of ownership and possession, therefore, may be used to distinguish between the de facto possessor of an object and its de jure owner, between the man who actually has it and the man who ought to have it. They serve also to contract the position of one whose rights are ultimate, permanent and residual with that of one whose rights are only of a temporary nature.
x x x x x
In English law possession is a good title of right against any one who cannot show a better. A wrongful possessor has the rights of an owner with respect to all persons except earlier possessors and except the true owner himself. Many other legal systems, however, go much further than this, and treat possession as a provisional or temporary title even against the true owner himself. Even a wrongdoer, who is deprived of his possession, can recover it from any person whatever, simply on the ground of his possession. Even the true owner, who takes his own, may be forced in this way to restore it to the wrongdoer, and will not be permitted to set up his own superior title to it. He must first give up possession, and then proceed in due course of law for the recovery of the thing on the ground of his ownership. The intention of the law is that every possessor shall be entitled to retain and recover his possession, until deprived of it by a judgment according to law.
Legal remedies thus appointed for the protection of possession even against ownership are called possessory, while those available for the protection of ownership itself may be distinguished as proprietary. In the modern and medieval civil law the distinction is expressed by the contrasted terms petitorium (a proprietary suit) and possessorium (a possessory suit).”
10. As far back as 1924, in the case of Midnapur Zamindary Co. Ltd. v. Naresh Narayan Roy, AIR 1924 PC 144, the learned Judge observed that in India, persons are not permitted to take forcible possession; they must obtain such possession as they are entitled to through a court. Later, in the case of Nair Service Society Ltd. v. K.C. Alexander, AIR 1968 SC 1165, this Court ruled that when the facts disclose no title in either party, possession alone decides. It was further held that if Section 9 of the Specific Relief Act, 1877 (corresponding to the present Section6) is employed, the plaintiff need not prove title and the title of the defendant does not avail him. When, however, the period of six months has passed, questions of title can be raised by the defendant, and if he does so the plaintiff must establish a better title or fail. In other words, such a right is only restricted to possession in a suit under Section 9 of the Specific Relief Act (corresponding to the present Section 6) but does not bar a suit on prior possession within 12 years from the date of dispossession, and title need not be proved unless the defendant can provide one.
11. It was also observed by this Court in Nair Service Society Ltd. (supra) that a person in possession of land in assumed character of owner and exercising peaceably the ordinary rights of ownership has a perfectly good title against the entire world except the rightful owner. In such a case, the defendant must show in himself or his predecessor a valid legal title and probably a possession prior to the plaintiff’s, and thus be able to raise a presumption prior in time.”
CHANGE IN VIEW OF THE APEX COURT
Should the Defendant-Rightful-Owner Approach the Court Again For Recovery?
Before Kesar Bai v. Genda Lal, our Apex Court held in Padhiyar Prahladji Chenaji v. Maniben Jagmalbhai, 2022 SCC OnLine SC 258 (M.R. Shah, B.V. Nagarathna, JJ.) to the following effect (see ‘End Notes’ below):
The plaintiff is not entitled to any injunction and/or protect his possession against the rightful owner, more particularly, when he fails to get the declaratory relief with respect to the title.
In a suit for permanent injunction to restrain the defendant from interfering with the plaintiff’s possession, the only thing the plaintiff will have to establish is that as on the date of the suit, he was in lawful possession of the suit property and the defendant has tried to interfere or disturb his possession
the plaintiff, who has failed to get any declaratory relief on title cannot be said to be in “lawful possession”. Only when the person seeking the relief is in lawful possession and enjoyment of the property, he is legally entitled to be in possession, and not to disposes him, except in due process of law.
The contention of the plaintiff that even if the plaintiff failed to get the declaratory relief and the suit is dismissed, once the plaintiff is found to be in possession, her possession cannot be disturbed except in due process of law and the only remedy available to the defendant would be “to file a substantive suit to get back the possession is noticed only to be rejected outright”.
In Maria Margarida Sequeira Fernandes Vs. Erasmo Jack de Sequeira, (2012) 5 SCC 370, it was held that the ‘due process’ or ‘due course’ condition was satisfied the moment the rights of the parties were adjudicated upon by a court of competent jurisdiction, and that it did not matter who brought the action to court.
In Maria Margarida Sequeira Fernandes Vs. Erasmo Jack de Sequeira, the Court has approved the following findings of the High Court of Delhi in Thomas Cook (India) Ltd. Vs. Hotel Imperial (2006) 88 DRJ 545:
“In this context, when a party approaches a court seeking a protective remedy such as an injunction and it fails in setting up a good case, can it then say that the other party must now institute an action in a court of law for enforcing his rights i.e. for taking back something from the first party who holds it unlawfully, and, till such time, the court hearing the injunction action must grant an injunction anyway? I would think not.”
Once the rights of the parties are adjudicated and the defendant is held to be the true owner, it can be said that due process of law has been followed and thereafter the plaintiff is not entitled to any permanent injunction against the true owner.
Note: It is not specifically stated in this decision, Prahladji Chenaji v. Maniben Jagmalbhai, that one can resume possession using force.
When Recovery of Possession granted Without Declaration
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: AIR 2008 SC 2033). Injunction or recovery is granted without declaration in the following cases:
Relevant Act
When 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)Well established possession 2. No Substantial questions of fact and law exists (2017 -7 MLJ 627; 2005-4 MLJ 258): Unnikrishnan Vs. Ponnu Ammal: 1999 1 KLT 298: 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 Vs. 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. 57
Facts judicially noticeable: Evd. Act, S. 57
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 Vs. 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.”
..
Established custom/customary-rights. Eg. Village pathway, Marumakkathayam
Consti-tution
Constitutional right: Art. 19, 21, 300A etc.
Evd. Act
Estoppel against defendant S. 115, 116 (tenant), 117 (licencee) Evd. Act
No Res Judicata on a Finding on Title, in an Injunction Suit
In Sulochana Amma Vs. Narayanan Nair [(1994) 2 SCC 14] it is observed as under:
“The decision in earlier case on the issue between the same parties or persons under whom they claim title or litigating under the same title, it operates as a res-judicata. A plea decided even in a suit for injunction touching title between the same parties, would operate as res-judicata. It is a settled law that in a Suit for injunction when title is in issue, for the purpose of granting injunction, the issue directly and substantially arises in that suit between the parties when the same is put in issue in a later suit based on title between the same parties or their privies in a subsequent suit, the decree in injunction suit equally operates as a res-judicata.”
Anathula Sudhakar Vs. P. Buchi Reddy, AIR 2008 SC 2033, the Supreme Court held that where the issue of title involves complicated or complex questions of fact and law, or where court feels that parties had not proceeded on the basis that title was at issue, the court should not decide the issue of title in a suit for injunction. It is clear that findings of title in such suits are redundant so far as res judicata is concerned, The Court proceeded to hold as under:
“Where there are necessary pleadings regarding title, and appropriate issue relating to title on which parties lead evidence, if the matter involved is simple and straight-forward, the court may decide upon the issue regarding title, even in a suit for injunction. But such cases, are the exception to the normal rule that question of title will not be decided in suits for injunction. But 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, merely because some meddler veraciously or wrongfully makes a claim or tries to encroach upon his property. The court should use its discretion carefully to identify cases where it will enquire into title and cases where it will refer to plaintiff to a more comprehensive declaratory suit, depending upon the facts of the case.”
(Both, Sulochana Amma and Anathula are referred to in T. Ravi Vs. B. Chinna Narasimha, 2017-7 SCC 342)
Mutation will not confer ‘title’; It merely raises a Presumption on Possession
It is a settled proposition of law (i) that the mutation entry in revenue documents will not confer any right, title or interest in favour of any person and (ii) that the mutation in the revenue record is only for the fiscal purpose. After pointing out these legal propositions it is observed in Jitendra Singh vs The State Of Madhya Pradesh, 2021 SCC OnLine SC 802, as under:
“6. Right from 1997, the law is very clear. In the case of Balwant Singh v. Daulat Singh (D) By Lrs., reported in (1997) 7 SCC 137 , this Court had an occasion to consider the effect of mutation and it is observed and held that mutation of property in revenue records neither creates nor extinguishes title to the property nor has it any presumptive value on title. Such entries are relevant only for the purpose of collecting land revenue. Similar view has been expressed in the series of decisions thereafter.
6.1 In the case of Suraj Bhan v. Financial Commissioner, (2007) 6 SCC 186 , it is observed and held by this Court that an entry in revenue records does not confer title on a person whose name appears in record-of-rights. Entries in the revenue records or jamabandi have only “fiscal purpose”, i.e., payment of land revenue, and no ownership is conferred on the basis of such entries. It is further observed that so far as the title of the property is concerned, it can only be decided by a competent civil court. Similar view has been expressed in the cases of:
Suman Verma v. Union of India, (2004) 12 SCC 58; Faqruddin v. Tajuddin (2008) 8 SCC 12;
Rajinder Singh v. State of J&K, (2008) 9 SCC 368;
Municipal Corporation, Aurangabad v. State of Maharashtra, (2015) 16 SCC 689;
T. Ravi v. B. Chinna Narasimha, (2017) 7 SCC 342;
Bhimabai Mahadeo Kambekar v. Arthur Import & Export Co., (2019) 3 SCC 191;
Prahlad Pradhan v. Sonu Kumhar, (2019) 10 SCC 259; and
Ajit Kaur v. Darshan Singh, (2019) 13 SCC 70.”
As pointed out above, it is observed by the Apex Court in State of AP v. Star Bone Mill & Fertiliser Company, (2013) 9 SCC 319 that a revenue record is not a document of title; it merely raises a presumption in regard to possession (Quoted in M. Siddiq v. Mahant Suresh Das, 2020-1 SCC 1). The argument as to ownership based upon entries in the revenue records had been negated in Prahlad Pradhan v. Sonu Kumhar,(2019) 10 SCC 259. It was held that the revenue record does not confer title to the property nor do they have any presumptive value on the title. (Quoted in Prabhagiya Van Adhikari Awadh Van Prabhag v. Arun Kumar Bhardwaj (SC): 2021)
Revenue Records Do Not Confer or Lose Title
The Supreme Court in Smt. Bhimabai Mahadeo Kambekar v. Arthur Import and Export Company (2019) and Commissioner, Bruhath Bangalore Mahanagra Palike vs Faraulla Khan (2021)observed that mutation in revenue records will not confer or lose title. In this case the court relied on:
Sawarni Vs. Inder Kaur, (1996) 6 SCC 223,
Balwant Singh Vs. Daulat Singh, (1997) 7 SCC 137 and
Narasamma Vs. State of Karnataka, (2009) 5 SCC 591).
Settled Possession and Established Possession
In A. Subramanian v. R. Pannerselvam, AIR 2021 SC 821, the Supreme Court held that even a trespasser, who is in established possession of the property could obtain injunction. But, it was cautioned that the matter would be different, if the plaintiff himself elaborated in the plaint about title dispute and fails to make a prayer for declaration of title along with injunction relief.
In Poona Ram v. Moti Ram, AIR 2019 SC 813, it was pointed out in a case where there was no document to prove settled possession that ‘merely on doubtful material and cursory evidence, it cannot be held that the plaintiff was ever in possession of the property, and that too in settled possession’. It held further as under:
“13. The crux of the matter is that a person who asserts possessory title over a particular property will have to show that he is under settled or established possession of the said property. But merely stray or intermittent acts of trespass do not give such a right against the true owner. Settled possession means such possession over the property which has existed for a sufficiently long period of time, and has been acquiesced to by the true owner. A casual act of possession does not have the effect of interrupting the possession of the rightful owner. A stray act of trespass, or a possession which has not matured into settled possession, can be obstructed or removed by the true owner even by using necessary force. Settled possession must be (i) effective,(ii) undisturbed, and (iii) to the knowledge of the owner or without any attempt at concealment by the trespasser. There cannot be a straitjacket formula to determine settled possession. Occupation of a property by a person as an agent or a servant acting at the instance of the owner will not amount to actual legal possession. The possession should contain an element of animus possidendi. The nature of possession of the trespasser is to be decided based on the facts and circumstances of each case.”
Mandatory Injunction – To Preserve Status Quo of the Last Non-Contested Status
Dorab Cawasji Warden v. Coomi Sorab Warden, AIR 1990 SC 867 : (1990) 2 SCC 117, is the laudable decision on interim mandatory injunction. It is laid down in this decision that interlocutory mandatory injunctions are granted to:
(i) preserve or restore the status quo ante, of the last non-contested status which preceded the pending controversy, or
(ii) to compel the undoing of those acts that have been illegally done, or
(iii) the restoration of that which was wrongfully taken from the party complaining.
It is also pointed out that the court would consider the prospect of granting of a mandatory injunction finally, after trial; and delineated that a fresh state of affairs cannot be allowed to be created by the grant of such an injunction.
Long continuous Possession and Injunction against True Owner
In Prataprai N. Kothari v. John Braganza, AIR 1999 SC 1666, dismissing the appeal it is observed by our Apex Court as under:
“It is quite obvious that the learned single Judge had not taken note of the principle of possessory title or the principle of law that a person who has been in long continuous possession can protect the same by seeking an injunction against any person in the world other than the true owner. It is also well settled that even the owner of the property can get back his possession only by resorting to due process of law.
Salmond on Jurisprudence (12th Edn.), says as under:
“In English law possession is a good title of right against anyone who cannot show a better.
Settled-Possessory- Title, in Part Performance
In Ghanshyam v. Yogendra Rathi, AIR 2023 SC 2754, 2023-7 SCC 361, the Supreme Court allowed the plaintiff (purchaser in an agreement for sale) to recover property from the defendant/title-holder (true-owner). It was on two, main, grounds:
First, the plaintiff/purchaser was having settled-possessory- title, in part performance under Sec. 53A of the Transfer of Property Act, 1882
The defendant/title-holder (allowed to occupy a portion of the property for a period of 3 months as a licencee) failed to vacate despite notice.
Gratuitous Possession – Owner can Reclaim Even Without Knowledge of the Other
In Anima Mallick v. Ajoy Kumar Roy, (2000) 4 SCC 119, our Apex Court held that where the sister gave possession as gratuitous to her brother, the sister could reclaim such possession even without knowledge of the brother; and that ‘no one acquires title to the property if he or she was allowed to stay in the premises gratuitously. Even by long possession of years or decades such person would not acquire any right or interest in the said property. (Relied on in Maria Margadia Sequeria v. Erasmo Jack De Sequeria 2012 (5) SCC 370, Indore Development Authority v. Manoharlal, (2020) 8 SCC 129; AIR 2020 SC 1496.)
Possession Follows Title and Adverse Possession
It is held in MS Jagadambal v. Southern Indian Education Trust, 1988 (Supp) SCC 144 that the possession continues with the title holder unless and until the defendant acquires title by adverse possession (possession follows title). In LN Aswathama v. P Prakash, 2009-13 SCC 229, the Supreme Court held as under:
“In law, possession follows title. The plaintiffs having established title to the suit property, will be entitled to decree for possession, unless their right to the suit property was extinguished, by reason of defendant being in adverse possession for a period of twelve years prior to the suit.”
Adverse Possession Inchoate until title is upheld by a Competent Court
One can acquire right of easement and adverse possession by prescription. But, prescriptive rights are said to be inchoate (started; but, not full-blown) until the such title is 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. See also:
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;
D. Ramanatha Gupta vs S. Razaack, AIR 1982 Kant 314..
See also: Tradesh and Miners, Ltd v. Dhirendra Nath Banerjee, AIR 1944 Pat 261.
Determination of Possession by CourtBy Photographs, CD or Commission
Can a commission be appointed to find out the physical possession of a property?
No.
In Bandi Samuel v. Medida Nageswara Rao, 2017 (1) ALT 493 it is pointed out that the factum of possession of the property in dispute, which is nothing, but fishing of information and not elucidating any matter in dispute.
See also: Malaya Gounder v. Palanisamy (1995) 1 MLJ 626,
Puttappa v. Ramappa, AIR 1996 Kant 257,
Rajendran v. Lilly Ammal alias Nelli Ammal, 1998 (II) CTC 163,
Benz Automobiles Private Limited v. Mohanasundaram, 2003 (3) MLJ 391,
D. Kuttiyappan v. Meenakshiammal Polytechnic Unit, 2005 (4) CTC 676,
Devadoss v. A. Duraisingh, 2002 (3) CTC 748,
Parepally Satyanarayana v, Vutukuri Meeneder Goad, 2008 (1) ALT 461;
KMA Wahab v. Eswaran, 2008 (3) CTC 597,
Ramdas Trimbak v. Bajirao Sanap, 2018-1 MHLJ 866, 2018-5 AIR BomR 57,
S. Kalam v. V. Valliammai, 2021-7 Mad LJ 137,
K. Sellammal v. M. Valarmathy, 2022, Madras High Court.
In Indore Development Authority v. Manoharlal, 2020-8 SCC 129, AIR 2020 SC 1496, it is observed:
“270. The decision in Velaxan Kumar (supra) cannot be said to be laying down the law correctly. The Court considered the photographs also to hold that the possession was not taken. Photographs cannot evidence as to whether possession was taken or not. Drawing of a Panchnama is an accepted mode of taking possession. Even after re-entry, a photograph can be taken; equally, it taken be taken after committing trespass. Such documents cannot prevail over the established mode of proving whether possession is taken, of lands. Photographs can be of little use, much less can they be a proof of possession. A person may re-enter for a short period or only to have photograph. That would not impinge adversely on the proceedings of taking possession by drawing Panchnama, which has been a rarely recognised and settled mode of taking possession.
271. In the decision in Raghbir Singh Sehrawat v. State of Haryana, (2012) 1 SCC 792 the observation made was that it is not possible to take the possession of entire land in a day on which the award was declared, cannot be accepted as laying down the law correctly and same is contrary to a large number of precedents. The decision in Narmada Bachao Andolan v. State of M.P. (2011) 7 SCC 639, is confined to particular facts of the case. The Commissioner was appointed to find out possession on the spot. DVDs and CDs were seen to hold that the landowners were in possession. The District Judge, Indore, recorded the statements of the tenure-holder. We do not approve the method of determining the possession by appointment of Commissioner or by DVDs and CDs as an acceptable mode of proving taking of possession. The drawing of Panchnama contemporaneously is sufficient and it is not open to a court Commissioner to determine the factum of possession within the purview of Order XXVII, Rule 9 CPC. Whether possession has been taken, or not, is not a matter that a court appointed Commissioner cannot opine. However, drawing of Panchnama by itself is enough and is a proof of the fact that possession has been taken.”
Kerala High Court held in Thomas VY@ Sajimon v. Joseph VY, ILR 2020-3 Ker446, 2020-3 Ker LJ 574, 2020-3 KHC 613, as under:
“15. In a suit for permanent prohibitory injunction, the burden is entirely on the plaintiff to bring convincing evidence to show his possession over the plaint schedule property and for so doing, it is not permissible for the plaintiff to invoke Order 26 Rule 9 CPC, which is intended for a different purpose. In a matter relating to the investigation into the disputed question of fact of possession, the power of appointment of Commissioner for local investigation cannot be exercised by the Court to assist the party to collect evidence, where the party can collect evidence by itself. If a party claims that, that party is in possession of the disputed property and if the other party denies the same by filing the written statement, the disputed fact can be adjudicated by the Court after framing of issues and recording the evidence of the parties. So many articles may be found in the building at the time of local inspection by the Commissioner. Even clothes and other articles may be found in the building. The Commissioner has to just make an inventory of the items found in the building. The Commissioner cannot report about the ownership of the articles found in the premises, as the said aspect is a matter for evidence. If at all the Commissioner makes any such report, the Court shall not accept the report, even for primary satisfaction without any other convincing material. If the Advocate Commission is deputed for the purpose of ascertaining the possession of the party over the property, the said aspect can be done only after gathering information from the people in the locality, which amounts to fishing out the evidence or gathering of evidence and hence the same is only hearsay information. The party can even otherwise examine the persons, with whom the Commissioner makes enquiry, before the Court to prove the possession of the person over the property in question. The fishing out of information is to make a local enquiry collecting hearsay materials from the persons gathered there or the like, which is different from collection of materials which he finds at the scene. That apart, if that task is left to be decided by the Advocate Commissioner, any fraudulent litigant can create evidence and with the assistance of the Commissioner, he will be able to prove that he is in possession of the property, which is not the purpose for which Order 26 was enacted. Therefore, it is always advisable not to appoint an Advocate Commissioner, as in the present case, to find out the possession of the property, which has to be decided only from oral and documentary evidence to be adduced by the parties. The High Court of Madras in Mr. D. Kuttiyappan v. Meenakshiammal Polytechnic Unit, (2005) 4 MLJ 592, held that the Advocate Commissioner cannot be appointed to note down the factum of possession or the enjoyment . I respectfully agree with the view of the High Court of Madras in D. Kuttiyappan (Supra). Thus, it is settled law that the power of appointment of Commissioner for local investigation cannot be exercised by the Court to enable any party to collect evidence through the Commissioner to prove the factum of possession or enjoyment. This being the situation, the argument of the learned Counsel for the defendant that the report of the Commissioner would show the possession of the defendant in the plaint schedule property cannot be accepted even for the prima facie satisfaction of the Court.”
Adverse Possession –Present view – Give prominence to overt and adverse acts of trespasser.
Following are the important decisions to see the present view on adverse possession:
Karnataka Board of Wakaf v. Govt of India – AIR 2004 SC 2096
T. Anjanappa v. Somalingappa [(2006) 7 SCC 570]
PT Munichikkanna Reddy v. Revamma, AIR 2007 SC 1753
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. “
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:
acquiescence of the owner to the hostile acts; and
hostile acts of the trespasser.
Article 65 of Limitation Act, 1963: Major Changes in Law of Adverse Possession
Articles 65 of the Limitation Act, 1963 brought-in complete change insofar as the onus of proof is concerned (from the earlier law of 1908): The new provision casted onus on the trespasser to prove claims of title by ‘adverse’ possession. Adverse possession arises, under Article 65 of Limitation Act, 1963, only ‘by the positive and hostile acts’ of the trespasser; that is, mere possession is not sufficient, but, it must be ‘adverse’ to the true owner.
Article 65 of Limitation Act reads as under:
65. For possession of immovable property or any interest therein based on title.
12 years
When the possession of Defendant becomes adverse to the plaintiff.
In T. Anjanappa v. Somalingappa, (2006) 7 SCC 570, it is observed that the possession must be open and hostile enough to be capable of being known by the parties interested in the property, though it is not necessary that there should be evidence of the adverse possessor actually informing the real owner of the former’s hostile action
Our Apex Court held as under:
“The concept of adverse possession contemplates a hostile possession i.e., a possession which is expressly or impliedly in denial of the title of the true owner. Possession to be adverse must be possession by a person who does not acknowledge the other’s rights but denies them. The principle of law is firmly established that a person who bases his title on adverse possession must show by clear and unequivocal evidence that his possession was hostile to the real owner and amounted to denial of his title to the property claimed. For deciding whether the alleged acts of a person constituted adverse possession, the animus of the person doing those acts is the most crucial factor. Adverse possession is commenced in wrong and is aimed against right. A person is said to hold the property adversely to the real owner when that person in denial of the owner’s right excluded him from the enjoyment of his property.
…The High Court has erred in holding that even if the defendants claim adverse possession, they do not have to prove who is the true owner and even if they had believed that the Government was the true owner and not the plaintiffs, the same was inconsequential. Obviously, the requirements of proving adverse possession have not been established. If the defendants are not sure who is the true owner the question of their being in hostile possession and the question of denying title of the true owner do not raise…… Therefore, the defendants are in possession and enjoyment of the property knowing fully well that the property belonged to the plaintiff’s father and the plaintiff’s vendor also did not take any action to evict them and the plaintiff and his vendor were aware that the properties belonged to them and despite the same, the plaintiff’s vendor did not take any action to evict them. Hence, the appellants/defendants have also perfected title by adverse possession. Therefore, the 2nd substantial question of law of is answered in favour of the appellants/defendants.”
Possession is heritable and transferable
Possession is a heritable and transferable right. [See: Nallammal Vs. Ayisha Beevi, 2017-5 Mad LJ 864; Phirayalal Kapur Vs. Jia Rani, AIR 1973 Delhi 186]. A settled possession can be protected by court-injunction.
How to PleadAdverse Possession
It is really a troublesome matter for the advocates. Karnataka Board of Wakaf v. Govt of India – AIR 2004 SC 2096; T. Anjanappa v. Somalingappa – [(2006) 7 SCC 570]; and PT Munichikkanna Reddy v. Revamma – AIR 2007 SC 1753, guide us in this field. It may be necessary to plead the following modules.
The claimant has been in ‘hostile and open, continuous uninterrupted as of right‘ possession of the land,
in denial of the title of the rightful owner,
adversely to the interest of the owner of the land,
started with wrongful disposition of the rightful owner,
exercising absolute rights of ownership in respect of the land,
on and from .. . .. (Specifydate).
And, it is appropriate to plead ‘hostile and open’ possession as under:
Claimant’s acts were hostile enough to make the true owner aware of the adverse possession;
or, he made the true owner knewas to his hostile acts or adverse possession (from the inception).
Sec. 27, Limitation Act – Extinguishment of right to property:
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.
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.
Legal Position of Licencees
In Samarpan Varishtha Jan Parisar v. Rajendra Prasad Agarwal, AIR 2022 SC 2209, our Apex Court held that the inmates in an old age home have no substantiveright for seeking injunction as they are only licensees. The court relied on the following earlier decisions:
In Associated Hotels of India v. R.N. Kapoor AIR 1959 SC 1262 it was held that in case of a licensee, the legal possession continues with the owner as in terms of Sec. 52 of the Indian Easements Act, 1882, grant of a mere right to do upon the property of another, something which would in the absence of such right be unlawful.
In Sohan Lal Naraindas v. Laxmidas Raghunath Gadit (1971) 1 SCC 276, it has been held that a lease creates an interest in the property whereas a license creates no estate or interest in the immovable property of the grantor.
In Behram Tejani and Ors. v. Azeem Jagani (2017) 2 SCC 759, it is held that a person holding the premises gratuitously or in the capacity as a caretaker or a servant would not acquire any right or interest in the property and even long possession in that capacity would be of no legal consequences.
The Supreme Court quoted the following from the Three-Judge Bench decision in Maria Margarida Sequeira Fernandes v. Erasmo Jack De Sequeira, (2012) 5 SCC 370, which reads as under:
“1. No one acquires title to the property if he or she was allowed to stay in the premises gratuitously. Even by long possession of years or decades such person would not acquire any right or interest in the said property.
2. Caretaker, watchman or servant can never acquire interest in the property irrespective of his long possession. The caretaker or servant has to give possession forthwith on demand.
3. The Courts are not justified in protecting the possession of a caretaker, servant or any person who was allowed to live in the premises for some time either as a friend, relative, caretaker or as a servant.
4. The protection of the Court can only be granted or extended to the person who has valid, subsisting rent agreement, lease agreement or license agreement in his favour.
5. The caretaker or agent holds property of the principal only on behalf of the principal. He acquires no right or interest whatsoever for himself in such property irrespective of his long stay or possession.”
Also relied on:
Maganlal Radia v. State of Maharashtra 1971 Mh.L.J. 57,
Conrad Dias of Bombay v. Joseph Dias of Bombay 1994 SCC OnLine Bom 528,
Hyderabad Metropolitan Development Authority v. Hotel Malligi Pvt. Ltd. 2017 SCC OnLine Hyd 1,
General Merchant Association v. The Corporation of Chennai 1998 SCC OnLine Mad 848.
End Notes:
While considering whether possessory title can be made the foundation for a suit in ejectment filed even after the expiry of six months, it is held in Kuttan Narayanan VS Thomman Mathai, AIR 1966 Ker 179, as under as regards ‘Possessory Title’.
“6. Possession by itself is a substantive right recognised by law and has legal incidents attached to it apart from ownership. Even before the acquisition of statutory title by adverse possession for the requisite period under the Limitation Act, the possessory owner has well-defined rights in property. It is now settled beyond all dispute that this interest is heritable, devisable and transferable. This interest is referred to as possessory title as distinct from proprietory title. A person having such interest must be allowed to enforce those rights against all the world except those who have a better title or better right than himself. Salmond on Jurisprudence, Eleventh edition, observes at page 345:
“In English law possession is a good title of right against any one who cannot show a better. A wrongful possessor has the rights of an owner with respect to all persons except earlier possessors and except the true owner himself.”
and at pages 473 and 474 it is observed:
“On the other hand, the thing of which possession is taken may already be the property of some one else. In this case the title acquired by possession is good, indeed, against all third persons, but is of no validity at all against the true owner. Possession, even when consciously wrongful, is allowed as a title of right against all persons who cannot show a better, because of a prior title in themselves. Save with respect to the rights of the original proprietor, my rights to the watch in my pocket are much the same, whether I bought it honestly, or found it, or abstracted it from the pocket of some one else. If it is stolen from me, the law will help me to the recovery of it. I can effectually sell it, lend it give it away, or bequeath it, and it will go on my death intestate to my next of kin. Whoever acquires it from me, however, acquires in general nothing save my limited and imperfect title to it, and holds it, as I do, subject to the superior claims of the original owner.
If a possessory owner is wrongfully deprived of the thing by a person other than the true owner, he can recover it. For the defendant cannot set up as a defence his own possessory title, since it is later than, and consequently inferior to, the possessory title of the plaintiff. Nor can he set up as a defence the title of the true owner the jus tertii, as it is called; the plaintiff has a better, because an earlier, title than the defendant, and it is irrelevant that the title of some other person, not a party to the suit, is better still. The expediency of this doctrine of possessory ownership is clear. Were it not for such a rule, force and fraud would be left to determine all disputes as to possession, between persons of whom neither could show an unimpeachable title to the thing as the true owner of it.”
Pollock & Wright in their book’Possession in the Common Law’ expressed themselves thus at “page 91:
“Existing possession, however acquired, is protected against any interference by a mere wrongdoer; and the wrongdoer cannot defend himself by showing a better title than the plaintiff’s in some third person through or under whom he does not himself claim or justify. ‘Any possession is a legal possession’ i. e. lawful and maintainable ‘against a wrongdoer.'”
and at page 95:
“It would be possible at first sight to suppose that, as between a succession of independent occupiers who were all wrongdoers as against the true owner, the law must be indifferent, with the result of conferring an absolute title upon the person who happens to be in possession when the time of limitation expires. Reflection, however, shows this to be contrary to the reason and principles of the law. Possession being once admitted to be a root of title, every possession must create a title which, as against all subsequent intruders, has all the incidents and advantages of a true title …In the language of the modern authorities, ‘possession is good title’ nothing less ‘against all but the true owner.”‘
7. The English doctrine of possessory title is expressed in the following terms by Cockburn, C. J., in Asher v. Whitlock 1886 Law Journal 35 Q. B. 17:
“I take it to be established by authority that possession is good against all the world except the person who can show a better title than the one in possession. Doe v. Dyeball ILR. 20 Cal. 834 shows that possession, even for a year, is sufficient against a mere subsequent possession. The whole law of disseisin was founded upon the principle that the disseisin gives title to the disseisor against all the world but the disseisee.”‘
8. Their Lordships of the Judicial Committee of the Privy Council in Perry v. Clissold & c. 1907 A. C. 73, 79 decided :
“It cannot be disputed that a person in possession of land in the assumed character of owner and exercising peaceably the ordinary rights of ownership has a perfectly good title against all the world but the rightful owner. And if the rightful owner does not come forward and assert his title by process of law within the period prescribed by the provisions of the Statute of Limitations applicable to the case, his right is for ever extinguished, and the possessory owner acquires an absolute title.’
9. The above is certainly the doctrine of English Law. The rule of English Law that possession is good title against all but the true owner has been adopted by the decisions of the Indian High Courts and also by the decisions of the Judicial Committee of the Privy Council in the Indian cases. In Khajah Enaetoollah Chowdhry v. Kishen Soondur Surma &c. VIII Weekly Reporter 386, 387 & 388 Dwarkanath Mitter, J. posed the question thus:
“Can the Civil Courts give a decree for immovable property on the bare ground of illegal dispossession in a suit brought after six months from the date of such dispossession, it being borne in mind, however, that the defendant has failed to prove his own title to the same?”
and answered the same in the following terms:
“But we do not see any reason why a mere wrongful dispossessor should require proof from his adversary of anything beyond the illegal dispossession complained of. He himself has not got and never had any title to the land. The act of dispossession committed by him has been entirely without any sanction from law. Justice and equity require that he should be compelled to restore the party wronged by him to the same position which the latter enjoyed before the date of the illegal ejectment. To adopt the contrary view appears to us to be tantamount to holding out a premium in favour of wrong and violence.”
and in Hari Khandu v. Dhondi Natha VIII Bombay Law Reporter 96 Sir Lawrence Jenkins, C. J. said: “Possession is evidence of ownership, and is itself the foundation of a right to possession.” and Subramania Ayyar, J. in Mustapha Saheb &c. v. Santha Pillai &c. ILR. 23 Mad. 179,182 said:
“that the rule of law that a party ousted by a person who has no better right is. with reference to the person so ousting, entitled to recover by virtue of the possession he had held before the ouster even though that possession was without any title” is so firmly established as to render a lengthened discussion about it quite superfluous.”
10. In Sundar v. Parbati ILR. 12 All. 51 decided by their Lordships of the Judicial Committee of the Privy Council, the suit was for partition and recovery of possession filed by the junior widow of a deceased Hindu against the senior widow who denied the junior widow’s right to separate possession and contended that she was entitled to manage the whole estate. The Subordinate Judge decreed the plaintiff’s suit. A Bench of the Allahabad High Court reversed the decree of the Subordinate Judge and dismissed the suit. Lord Watson delivering the judgment of the Board, observed at page 57:
“If it were necessary to determine the point, their Lordships would probably have little difficulty in accepting the opinion of the High Court that a Hindu Brahman cannot lawfully adopt his own sister’s son. But apart from that question, and also from any question touching the legal effect of Baldeo Sahai’s will, the fact of joint possession by the two widows of the estates which belonged to the testator, ever since the death of Premsukh in 1879, appears to them to be sufficient for disposing of this suit in favour of the appellant. Their Lordships are at a loss to understand, at all events to appreciate, the grounds upon which the Chief Justice endeavours to differentiate between the authorities which he cites, the import of which he correctly states, and the position of the parties to this action. Their possession was lawfully attained, in this sense that it was not procured by force or fraud, but peaceably, no one interested opposing. In these circumstances, it does not admit of doubt that they are entitled to maintain their possession against all comers except the heirs of Premsukh or of Baldeo Sahai, one or other of whom (it is unnecessary to say which) is the only person who can plead a preferable title. But neither of these possible claimants is in the field, and the widows have therefore, each of them, an estate or interest in respect of her possession, which cannot be impaired by the circumstance that they may have ascribed their possession to one or more other titles which do not belong to them. It is impossible to hold that a joint estate is not also partible; and their Lordships will therefore humbly advise Her Majesty that the judgment of the High Court ought to be reversed, and that of the Subordinate Judge restored.”
The above principle was reiterated by their Lordships of the Judicial Committee in Ismail Ariff v. Mahomed Ghous ILR. 20 Cal. 834. At page 843 their Lordships observed:
“It appears to their Lordships that there is here a misapprehension of the nature of the plaintiff’s case upon the facts stated in the judgment. The possession of the plaintiff was sufficient evidence of title as owner against the defendant. By S.9 of the Specific Relief Act (Act 1 of 1877), if the plaintiff had been dispossessed otherwise than in due course of law, he could, by a suit instituted within six months from the date of the dispossession, have recovered possession, notwithstanding any other title that might be set up in such suit. If he could thus recover possession from a person who might be able to prove a title, it is certainly right and just that he should be able, against a person who has no title and is a mere wrong-doer, to obtain a declaration of title as owner, and an injunction to restrain the wrong-doer from interfering with his possession. The Appellate Court, in accordance with the judgment above quoted, has dismissed the suit. Consequently, the defendant may continue to wilfully, improperly and illegally interfere with the plaintiff’s possession, as the learned judge say he has done, and the plaintiff has no remedy. Their Lordships are of opinion that the suit should not have been dismissed; and that the plaintiff was entitled in it to a declaration of his title to the land.”
The principle underlying the rule that possession is a good title against all the world except the person who can show a better title is stated thus in Narayana Row v. Dharmachar ILR. 26 Mad: 514, 518:
“The principle underlying the rule of law in question seems to be that acquisition of title by operation of the law of limitation being a lawful mode of acquiring title, the person in peaceable possession is entitled to maintain such possession against all but the true owner and that therefore a third party who has no better title than the person in possession has no right to invade upon the possession of the latter and interrupt or arrest his lawful acquisition of title by his continuing to remain in possession for the statutory period. ‘ It is the true owner alone that is entitled to assert his title as against the person wrongfully in possession, and prevent such wrongful possession ripening into prescriptive title. But a third party who without deriving title under the true owner and without his authority, interrupts such possession before it has ripened into prescriptive title, is a trespasser, not only against the true owner, but also against the party actually in possession; and. subject to the law of limitation, either of them is entitled to maintain a suit in ejectment against such intruder as a trespasser.”
11. We are therefore of the view that a person in juridical possession, if dispossessed by a trespasser without title, can recover possession on the sole ground of his prior possession even beyond six months from the date of dispossession and this is enough to dispose of the second appeal.
12. But the learned advocate for the appellant relying on the decision in Nisa Chand Gaita & C.V.. Kanchiram Bagani ILR. 26 Cal. 579 submitted that mere previous possession for any period short of the statutory period of twelve years will not entitle a plaintiff to a decree for recovery of possession in a suit brought more than six months after dispossession, even if the defendant could not establish any title to the disputed land. The. point which, arose for decision in ILR. 26 Cal. 579 was whether the plaintiff is entitled to a decree merely upon proof of previous possession for a period less than twelve years, on the ground that the defendant has established no title, the suit having been brought more than six months after the date of dispossession. ILR. 20 Cal. 834 was distinguished thus:
“There (in ILR. 20 Cal. 834) the plaintiff was in possession when he brought his suit, whereas in the present case the plaintiff is out of possession. What the plaintiff asked for in the case of Ismail Ariff v. Mahomed Ghous was a decree declaring his right, and an injunction restraining the defendant from disturbing his possession; what the plaintiff asks for in this case is only recovery of possession; and what was said by their Lordships of the Judicial Committee with reference to the plaintiff’s right to obtain this relief is to be found in the following passage of their judgment: “It appears to their Lordships that there is here a misapprehension of the nature of the plaintiff’s case upon the facts stated in the judgment. The possession of the plaintiff was sufficient evidence of title as owner against the defendant. By S.9 of the Specific Relief Act (1 of 1877), if the plaintiff had been dispossessed otherwise than in due course of law, he could by a suit instituted within six months from the date of the dispossession, have recovered possession, notwithstanding any other title that might be setup in such suit. If he could thus recover possession from a person who might be able to prove a title, it is certainly right and just that he should be able, against a person who has no title and is a mere wrong doer, to obtain a declaration of title as owner, and an injunction to restrain the wrong-doer from interfering with his possession.” This shows, as we understand the judgment, that the reason for their Lordships’ decision was this: that as the plaintiff, had his position been rendered somewhat worse by his being dispossessed, could, by instituting a suit within six months for recovery of possession under S.9 of the Specific Relief Act, have recovered possession even as against a person who might establish a better title, it was only right and just that if he brought his suit before he was dispossessed he could be declared entitled to retain possession as against a mere wrong-doer, and should obtain an injunction restraining the wrong-doer from interfering with his possession. But, though that was so in the case of a plaintiff who was in possession, and had, therefore, a possibility open to him of being restored to possession upon mere proof of possession, by instituting a suit under S.9 of the Specific Relief Act upon being dispossessed, it does not follow that it should be so in the case of a plaintiff who had been in possession, and allowed more than six months to elapse after his dispossession, and therefore lost the possibility of recovering possession, by a suit under S.9 of the Specific Relief Act, upon mere proof of previous possession.”
13. Distinguishing I. L. R.20 Cal. 834 in the above manner, the Calcutta High Court in ILR. 26 Cal, 579 sought support for the dictum in the following observations of the Privy Council in J. P. Wise &c. v. Ameerunnissa Khatoon & c. VII L. R. Indian Appeals 73, 80.
“It is quite clear that the plaintiff’s have failed to make out a title. The Defendants were put into possession by the Government, who were entitled to the lands, and they were ordered by the Magistrate under the Code of Criminal Procedure to be retained in possession. If the Plaintiffs had wished to contend that the Defendants had been wrongfully put into possession and that the Plaintiffs were entitled to recover on the strength of their previous possession without entering into a question of title at all, they ought to have brought their action within six months under S.15 of Act XIV of 1859; but they did not do so. The High Court, with reference to this point say (and, in their Lordships’ opinion, correctly say): “Further, de facto possession having been given to the Defendants under S.318 of the Code of Criminal Procedure, in accordance with the Deputy Collector’s award, the plaintiff will not be entitled to a decree until and unless he can show a better title to these lands than the Defendants. The fact that the Plaintiffs’ possession as regards B, C, and D was confirmed under Act IV of 1840, and that the defendants Nos. 2 and 3 unsuccessfully endeavoured to disturb them by regular suit, does not bar the right of Government. S.2 of Act IV of 1840 only affects persons concerned in the dispute. If Kalkini had belonged to a private individual he might have reduced into his own possession lands which had accreted to the estate and which undoubtedly were his. But lands to which he is unable to make out a title cannot be recovered on the ground of previous possession merely, except in a suit under S.15 of Act XIV of 1859, which must be brought within six months from the time of that dispossession.”
The Calcutta High Court on an interpretation of ILR. 20 Cal. 834 and L. R. VII I. A. 73 has therefore taken the view that S.9 of the Act operates as a bar to the institution of suits in which the claim for possession of any immovable property is based on anything but proprietory title.
14. On the other hand, the decision in ILR. 20 Cal. 834 was relied on by the other High Courts for the position that possessory title can be made the foundation for suits in ejectment filed after six months from the date of dispossession against trespassers who have noctitle.
15. The effective answer to the basis of the decision of the Calcutta High Court in ILR. 26 Cal. 579 has been furnished by Subramania Ayyar & O’ Farrelll JJ. in Mustapha Saheb & c. v. Santha Pillai & c. ILR. 23 Mad. 179,183. Subramania Ayyar J. at page 183 observed:
“And with reference to the grounds on which decision in Nisa Chand Gaita v. Kanchiram Bayani (ILR. 26 Cal. 579) seems to rest, it is necessary to make but two observations. The first is that S.9 of the Specific Relief Act cannot possibly be held to take away any remedy available with reference to the well-recognised doctrine expressed in Pollock and Wright on Possession thus: Possession in law is a substantive right or interest which exists and has legal incidents and advantages apart from the true owner’s title, (at page 19). The second observation is that in Wise v. Ameerunnissa Khatoon (L. R.7 I. A. 73) relied on in Nisa Chand Gaita v. Kanchiram Bagani (ILR. 26 Cal. 579) the defendant had a better right than the plaintiff, since the possession of the former was authorised by the Government whose property the land in dispute was and consequently nothing said by their Lordships in a case wherein such were the facts can rightly be construed as intended to lay down the law differently from what it had been all along understood to be.”
and O’Farrell, J. observed:
“All the dictum of the Privy Council in Wise v. Ameerunnissa Khatoon (L. R.7 I. A. 73) appears to amount to is this, that where a plaintiff in possession without any title seeks to recover possession of which he has been forcibly deprived by a defendant having a good title, he can only do so under the provisions of S.9 of the Specific Relief Act and not otherwise.”
16. The Madras High Court again in ILR. 26 Mad. 514 relying on ILR. 20 Cal. 834 took the view that S.9 of the Act is in no way inconsistent with the position that as against a wrong-doer, prior possession of the plaintiff in an action of ejectment is sufficient title, even if a suit is brought more than six months after the date of dispossession and the wrong-doer cannot successfully resist the suit by showing that the title and right to possession are in a third person, and a plea of jus tertii is no defence unless the defendant can show that the act complained of was done by authority of the true owner and it is immaterial however short or recent the plaintiff’s possession was. The only effect of S.9 of the Act is that if a summary suit be brought within the time prescribed by that section, the plaintiff therein who was dispossessed otherwise than in due course of law will be entitled to be reinstated even if the defendant who thus dispossessed him be the true owner or a person authorised by or claiming under him, but a decree in such a suit will not have the force of res judicata on the question of title.
17. We are in respectful agreement with the observations in ILR. 23 Mad. 179 and hold that the decision in ILR. 26 Cal. 579 has proceeded on an incorrect interpretation of the decisions in ILR. 20 Cal 834 and L. R.7 I. A. 73.
18. There remains only to consider the decision of Mr. Justice Raman. Nayar in Vasudeva Kurup v. Ammini Amma 1964 KLT. 468 where it was held that a person in possession without title is entitled to remain in possession even as against the lawful owner until evicted in due course of law and is therefore entitled to get an order of injunction restraining the true owner from disturbing his possession. The right of a person in possession without title to get an injunction on the basis of possessory title against the true owner is not a point arising in the second appeal and we are not expressing any opinion on that aspect. The point decided in 1964 KLT. 468 has no direct bearing on the question to be decided in the second appeal except that possessory title is recognised as the foundation of a claim for maintaining one’s possession. This only supports the view we are taking in this appeal.
19. We therefore fall in line with the decisions of the Allahabad, Madras, Bombay and Patna High Courts and hold that possessory title can be made the foundation for a suit in ejectment filed even after the expiry of six months from the date of possession against a trespasser who has no title.”