IN THE COURT OF THE II ADDITIONAL CHIEF JUDGE
CITY CIVIL COURTS : HYDERABAD
Saturday, the 20th day of APRIL, 2013
Present: Sri A.HARI HARA NADHA SARMA,B.Sc.,B.L.,
II ADDITIONAL CHIEF JUDGE
CMA.No.52 of 2012
and
I.A.No.1956 of 2012 in CMA.No.52 of 2012
CMA.No.52 of 2012
Between:
1. Syed Waheed Hussain
2. Qaisar Jahan
3. Afsar Jahan
4. Athar Jahan
5. Syed Basheer Hussain
6. Syed Hakeem Hussain... Appellants
AND
1. Fareeda Khan @ Fareeda Khanam
2. Durdana Khan... Respondents
APPEAL AGAINST THE ORDER AND DECRETAL ORDER DATED
932012 PASSED BY THE X JUNIOR CIVIL JUDGE : CITY CIVIL COURT
AT HYDERABAD
IN
I.A.No.750 of 2010 in
O.S.No.3833 of 2010
Between:
1. Fareeda Khan @ Fareeda Khanam
2. Durdana Khan... Petitioners/Plaintiffs
AND
1. Syed Waheed Hussain
2. Qaisar Jahan
3. Afsar Jahan
Page 2CMA5212&IA195612
4. Athar Jahan
5. Syed Basheer Hussain
6. Syed Hakeem Hussain... Respondents/Defendants
I.A.No.1956 of 2012
Between:
1. Syed Waheed Hussain
2. Qaisar Jahan
3. Afsar Jahan
4. Athar Jahan
5. Syed Basheer Hussain
6. Syed Hakeem Hussain... Petitioners/Appellants
AND
1. Fareeda Khan @ Fareeda Khanam
2. Durdana Khan... Respondents/Respondents
This Civil Miscellaneous Appeal and Interlocutory Application coming on 25032013 for final hearing and disposal before me in the presence of Sri S.Balchand, Advocate for the Appellants in CMA.
No.52/2012 and for the Petitioners in I.A.No.1956/2012, and of Sri T.
Padmaja, Advocate for the Respondents in CMA.No.52/2012 and in
I.A.No.1956/2012, and having stood over for consideration till this day, this Court delivered the following:
COMMON ORDER
1)This appeal is directed against the decree and decretal order
dated 932012 passed in I.A.No.750/2010 in O.S.No.3833/2010 by
the X Junior Civil Judge, City Civil Court, Hyderabad. Appellants are the respondents/defendants before the Court below and respondents herein are petitioners/plaintiffs. For the sake of convenience, parties are hereinafter referred to 'plaintiffs' and 'defendants'.
Page 3CMA5212&IA195612
2)I.A.No.750/2010 was filed by the plaintiffs before the Court below invoking Order 39 Rules 1 and 2 C.P.C. for granting temporary injunction restraining the defendants from interfering with the suit schedule properties.
3)(i) The assertion of the plaintiffs is that first plaintiff is the owner and possessor of property described as first schedule and second plaintiff is the owner and possessor of the property described as second schedule in the petition and plaint. Both properties are situate at
Zamistanpur, Musheerabad, Hyderabad. First plaintiff's donor Mrs.
Rehana Khan and second plaintiff got the property by way of gift from their father Matiulla Khan and the said gift was rectified through a memorandum of Hiba dated 1431971.
3) (ii) Plaintiffs further asserted that Matiulla Khan became owner and possessor of the schedule properties and another property measuring in an extent of 2,000 sq. yards by virtue of Hiba (oral gift)
dated 531961 and 1691963. The principal donors are lawful owners
and possessors of the property. It is further claimed by the plaintiffs that donor of first plaintiff constructed two rooms on first schedule pro perty. Name of first plaintiff was mutated in municipal records. Taxes
Page 4CMA5212&IA195612 were paid upto 20072008. Second plaintiff has also constructed a room ACC house on second schedule property and got her name muta ted in municipal records. Thus, they are owners and possessors of the property.
3) (iii) It is further alleged by the plaintiffs that respondents have no manner of right over the properties and in pursuation of their habit of grabbing lands, made an attempt on 1162001 to grab the land by trespassing into the property. Then a complaint was made against the defendants and the defendants assured that they will not repeat their interference. But again on 972008, a similar attempt to grab the land was made and a complaint was given for preventing the same.
3) (iv) Further contention of the plaintiffs is that donor of plain tiffs and her sister filed a suit in O.S.No.2242/1997 on the file of the
VII Assistant Judge, City Civil Court, Hyderabad for grant of perpetual injunction against the cousin of first defendant and an interlocutory application I.A.No.1767/1997 was filed for necessary relief and in I.A.
No.962/1997, advocatecommissioner was appointed and a report was also filed by the said commissioner. It is further added by the plaintiffs
Page 5CMA5212&IA195612 that the donor obtained permission to construct multistoried building through a builder M/s Om Sri Sai Construction and the said builder has filed O.S.No.446/1999 against the donors of the plaintiffs and the said suit was ended in ex parte decree but thereafter with settlement. It is also the contention of the plaintiff that without any manner of right, defendants trespassed into the site on 6102010 and tried to grab the same and when the same was brought to the notice of the police, they advised for approaching the Court stating that the dispute is of civil nature. Hence, the suit and impugned proceedings are filed for neces sary reliefs.
4)(i) On behalf of the defendants counter affidavit was filed by first respondent with the following objections:– Originally a suit was filed in City Civil Court (O.S.No.41/1/1955 of 1956, Second Judge,
City Civil Court, Hyderabad) by one Dildarunnissa Begum for partition and administration of Kursheed Jahi Paigah Estate against all the share holders. The said suit was later withdrawn to the file of Hon'ble High
Court and fresh number was assigned as O.S.No.58 of 1958 and later on renumbered as C.S.No.14/1958. Government of Andhra Pradesh was also added as party as defendant No.53. In the said suit, some of
Page 6CMA5212&IA195612 parties entered into compromise and some contested the matter and finally judgment was delivered and preliminary decree was passed by
Hon'ble High Court on 2861963. Advocate one P.Ram Shah was
appointed Commissioner to partition the properties according to the directions in the Judgment. Further, during pendency of the said suit as per orders dated 2581962 vide I.A.No.413/1961 and 267/1962 receiver was appointed for various properties. Property covered Sy.No.
116 (old) and new 179 of Zamistanpur is also the subject matter of the said suit. The said Zamistanpur property is item No.29 of IV Schedule and th same was held to be property given on grant to defendants 51 and 52 therein. However, as per the compromise recorded to which defendants 51 and 52 therein were parties. The said land was also liable to be partitioned among various shareholders.
4) (ii) It is further claimed by the defendants that Government acquired certain land for the purpose of allotment to Ramakrishna Co operative Society. It is the further contention of the defendants that most of the sharers rather 90% of the shareholders in Khurshid Jahi
Paigah Estate whose shares were recognised under the preliminary decree sold away their rights in favour of Mir Osman Ali Khan (HEH
Page 7CMA5212&IA195612
Nizam of Hyderabad through his financial adviser). Thereafter an application was filed under Order 22 Rule 10 C.P.C. for impleadment of
HEH the Nizam and they were arrayed as defendants 156 and 157 in
O.S.No.14 of 1958. HEH Nizam had 50% rights and one Kazim Nawaz
Jung had 50% rights but HEH Nizam conveyed his rights in favour of
F.E. Dinshaw and Company Limited of Mumbai which later changed its name as Cyrus Investments Private Limited and the said name was also ordered in the legal proceedings.
4) (iii) Further defendants claimed that in the process of parti tion as directed by the Hon'ble High Court, layout plan was prepared by engineers in consultation with receiver for the land covered in an extent of Ac 2224 gnts. in Sy.No.179 of Zamistanpur and 167 plots were laid. Receiver – cum – Commissioner prepared panchanama on 27111984 handing over plots 7 to 13 and 17 and 18 to Cyrus Invest ments Private Limited and the said plots were handed over by High
Court Receiver to Cyrus Investments Private Limited. Plots Nos.4 and 5 of the said plotting layout were allotted to Mirza Nazeer Baig and others in the partition scheme. But as per assignment dated 8111997, from Mirza Nazeer Baig and others the said plots were taken over by
Page 8CMA5212&IA195612 the first respondent. Further, it is claimed by the defendants, in E.P.
No.4/1998 the Court of Chief Judge, City Civil Courts, Hyderabad issued warrant for delivery of possession of plots 4 and 5 and thus, possession was delivered and panchanama was prepared to that effect.
It is also claimed by the defendants plots 4 and 5 came to the posses sion of Cyrus Investments Private Limited. Further defendants claimed that he has entered into registered agreement of sale – cum – general power of attorney with Cyrus Investments Private Limited relating to plots 7 to 13 and 17 and 18 and specific municipal numbers are also assigned for plots and possession was also given to him in respect of those plots. First respondent in his affidavit referred various sales made by him and he claimed that he is still in possession of plots 9, 10, 11, 12, 13 and plots 4 and 5. Defendants referred to another suit O.S.
No.630/1999 on the file of the Chief Judge, City Civil Court and an abortive attempt made by the plaintiffs for their impleadment and dis missal of the application filed by them for impleadment. By referring to all the above cited details and source of title and possession, defen dants denied the right and possession of the plaintiffs and claimed that the plaintiffs are not entitled for any of the reliefs.
Page 9CMA5212&IA195612
5)Counter affidavit filed before the Court below is running into 68 paragraphs, summary of the same is extracted above.
6)During the enquiry before the Court below, petitioners got
Exs P1 to P13 documents on their behalf and on behalf of the defen dants Exs R1 to R47 documents were got marked.
7)Pleadings and documents placed by both sides and argu ments advanced are carefully considered. Extensive arguments are advanced on behalf of the appellants and written arguments are filed
for the respondents. Learned counsel for the appellants argued that the
trial Court has initially granted injunction, when non compliance of
Order 39 Rule 3 C.P.C. brought to the notice of the Court, the order was modified as status quo, but at last, the trial Court granted injunc tion without appreciating the contentions of the defendants. It is also argued by him that the matter is seized with the High Court, parti cularly, receiver was appointed by the Hon'ble High Court to adminis trate the property. The private transactions of any of the parties can not be recognised and trial Court failed to appreciate the said impor tant aspect. He has further argued that the land is vacant. The docu ments filed by the plaintiffs with certain municipal numbers are of
Page 10CMA5212&IA195612 recent origin and they cannot be relied on for believing the possession over the property and trial Court erred in believing those documents for granting the relief prayed for.
8)Per contra, learned counsel for the plaintiffs in his written arguments submitted by referring to an affidavit filed in the stay appli cation that even according to the defendants/appellants, six sale tran sactions were entered on behalf of them and on behalf of the Cyrus
Investments Private Limited. Then, the suit schedule property cannot be considered as the property in possession of the defendants. It is further submitted by the plaintiffs that only prima facie possession needs consideration.
9)The appellants filed certain documents along with petition
I.A.No.1956/2012 and required the Court to receive them as additional evidence and mark them as Exs R48 to R53. The defendants/appel lants contended that the documents are relevant and they are pertain ing to the recently disposed proceedings O.S.No.629/1999, O.S.No.
630/1999, O.S.No.112/2001 and O.S.No.120/1990. The learned coun sel for the appellants/defendants would contend that the certified copies of the decrees and judgments passed in respective proceedings
Page 11CMA5212&IA195612 are received recently and they are not available when the proceedings
before the Court below.
10)Now the points for determination in I.A.No.1956/2012 and
C.M.A.No.52/2012 are:–
1) Whether the documents sought to be filed by way of
additional evidence covered by I.A.No.1956/2012 can
be received?
2) Whether the plaintiffs before the Court below esta blished a prima facie case of their possession over the suit schedule property and whether they could prove existence of prima facie case, balance of convenience, and about possibility of they suffering irreparable loss in the event of not granting injunction and whether plaintiffs are entitled for temporary injunction as prayed for?
3) Whether the impugned Orders are sustainable in law and on facts or whether any interference is necessary?
If so, on what grounds?
4) What is the result of the appeal?
11)POINT No.1: Order 41 Rule 27 of Civil Procedure Code reads as follows:
“27. Production of additional evidence in Appellate Court:– (1) The parties to an appeal shall not be entitled to produce
additional evidence, whether oral or documentary, in the
Appellate Court. But if–
(a) the Court, from whose decree the appeal is preferred, has refused to admit evidence which ought to have been admitted;
Page 12CMA5212&IA195612 or (aa) the party seeking to produce additional evidence, esta blishes that notwithstanding the exercise of due diligence, such evidence was not within his knowledge or could not, after the exercise of due diligence, be produced by him at the time when the decree appealed against was passed, or
(b) the Appellate Court requires any document to be produ ced or any witness to be examined to enable it to pronounce judgment, or for any other substantial cause, the Appellate
Court may allow such evidence or document to be produced, or witness to be examined.
(2) Wherever additional evidence is allowed to be produced by an Appellate Court, the Court shall record the reason for its admission.”.
The documents were not available with the defendants/appellants when the proceedings were pending before the Court below. The parties in the decrees and judgments now sought to be introduced are not before this Court and hence, receiving of documents is not necessary. In O.S.
No.629/1999 first appellant alone is the plaintiff. Likewise, in O.S.No.
630/1999 Cyrus Investments Private Limited from whom appellant is claiming title is a party. Both suits were filed against the Government.
In O.S.No.112/2001 neither appellants nor respondents are parties.
But Cyrus Investments from whom the appellants are claiming right is party. Further, in O.S.No.120/1990 one Aruna Reddy is party. Merely because some rights are asserted and even recognised in other pro
Page 13CMA5212&IA195612 ceedings, particularly with regard to title and not regarding the posses sion in clear terms, whether such said documents can be straight away received by the appellate Court in a Civil Miscellaneous Appeal without a clear foundation in pleadings is an important aspect needs careful examination. Upon examination of the aspect that the copies of pro ceedings now sought to be filed are too remotely connected to the pro ceedings. Receiving of those documents as additional evidence found unnecessary for determination of appeal. Further all the necessary ingredients for receiving the additional evidence are not found. Hence, this point is decided against the appellants concluding that receiving of documents filed as additional evidence is not necessary.
12)POINTS Nos.2 and 3: In the written arguments filed on behalf of the respondents (plaintiffs) before this appellate Court, there is no clarity with regard to referring the parties as petitioners and res pondents. However, it can be understood that the word used as 'peti tioners' is relating to 'appellants' and the word used as 'respondents' is relating to the 'respondents' herein, who are plaintiffs before the Court below. Suit before the Court below is filed for bare injunction. The schedule of property is as follows:
Page 14CMA5212&IA195612
1ST SCHEDULE OF PROPERTY
All that the part and parcel of the H.No.1729/1 (old portion of H.No.1729) in Sy.No.179 admeasuring 1140 Sq. Yards situated at Zamistanpur, Musheerabad, Hyderabad District in GHMC is bounded by:
East : Road West: Neighbour's plot North: Road South: Sai Madhukunj Apartments
2ND SCHEDULE OF PROPERTY
All that the part and parcel of the H.No.1729/1/2 ad measuring 700 Sq. Yards in Sy.No.179 situated at Zamistan pur, Musheerabad, Hyderabad District in GHMC is bounded by:
East : Neighbour's plot West : 40 ft. Road North : H.No.1729 South : 20 ft. Road
The property covered by both schedules is covered by Sy.No.179 situ ated at Zamistanpur.
13)Ex P1 is memorandum of gift. Plot numbers are not refer red and and even boundaries are not referred in the said document. It is not known how the property can be identified without specific boun daries. Ex P2 is another document – memorandum of gift. This is also not referring to any particular boundaries to identify the property. Exs
P3, P4 and P5 are referring to certain door numbers but with the said door number whether the property can be identified, is a question left unanswered. Exs P6 and P7 are the letters addressed to police. Ex
P8 is judgment in O.S.No.2242/1997 which shows that the said suit
Page 15CMA5212&IA195612 was dismissed as settled out of Court. Ex P9 is the Commissioner
Report which shows that the Commissioner in the said proceedings
I.A.No.962/1997 in O.S.No.2242/1997 identified the property with the assistance of petitioner therein and noted certain physical features and referred that the land is vacant. Ex P10 is another complaint to police.
Exs P11 and P12 are also receipts issued by Municipal Corporation.
Ex P13 is legal heir certificate. With the aid of these documents Exs
P1 to P13 identifying the property found not possible. But it can be taken that the property in question is vacant one. The documents filed on behalf of the respondents are referring to the litigation from the beginning and source how the property now in question along with other property has been in dispute in various litigations and how the part of the suit schedule property covered by the other legal proceed ings. Even a close reading of written arguments of respondents would indicate that the documents filed by the appellants/defendants are dealing with the title extensively. There is no serious dispute about the property being custodia legis and under the administration of receiver.
In a suit for bare injunction, possession of parties as on the date of suit becomes most relevant and for ascertaining the possession, the pro
Page 16CMA5212&IA195612 perty shall be clearly identifiable. Now identity of property if seen, the defendants/appellants are claiming right, title and possession pursuant to the alienation made by Cyrus Investments Private Limited which allegedly got the rights pursuant to the alienation made by sharers in the partition decree and said Cyrus Investment is also reportedly got itself impleaded in the other legal proceedings. The property claimed by the defendants is referred with plot numbers. The appellants are claiming right pursuant to registered agreement of sale – cum – general power of attorney vide Ex R19. Ex R19 is referring to source of title.
Description of property referred under Ex R19 is as follows:–
Schedule of the property which is subject matter of this
Agreement of Sale cum Irrevocable Power of Attorney
a) Property bearing No.1729/1/1 (Plot Nos.17 and 18 of layout measuring 950 sq. yards of area and bounded as under:–
On the East : 40' wide Road, On the West : Plot No.19 On the South : Madhu Kunj Apartment Complex On the North : 40' wide Road.
b) Property bearing No.1729/1/2 (Plots Nos.7 & 8 of layout measuring 666.66 sq. yards of area and bounded as under:
On the East : Houses of others On the West : 40' wide Road, On the South : 20' wide Road, On the North : House of neighbour
c) Property bearing No.1729/1/3 (Plots Nos.9, 10 & 11 of layout measuring 1125 sq. yards of area and bounded as under:–
On the East : 40' wide Road On the West : Plot No.12, On the South : Grave Yard On the North : Madhu Kunj Apartment Complex.
Page 17CMA5212&IA195612
Suit schedule property is extracted above. There is synonimity to the extent of door numbers to some extent. To the extent of municipal number 1729/1, properties claimed by both parties is same. As far as second schedule of plaint is concerned, it is corresponding to item No.
(b) of Ex R19. But extent wise, there is difference between the pro perty described as schedule II of plaint and item (b) in Ex R19. The land appears to be vacant. However, municipal number seems to have been assigned. Certain queries like whether both parties are claiming same property, what is the extent of property claimed by petitioners, how to identify the property with tax receipts alone is possible when there are only one or two rooms constructed, why the other material like electricity connection details etc. are not filed are left unanswered.
At this stage, the material filed by the plaintiffs is indicating that defen dants are also claiming title and plaintiffs are claiming title pursuant to oral gift etc. The documents filed by the plaintiffs are not establish ing clear lawful possession. But some tax receipts with certain door numbers are filed by plaintiffs. Even from the end of defendants, ex cept the document showing some semblance of title there is no con vincing material to believe actual physical possession. Defendants are unable to explain how in respect of the municipal numbers referred by
Page 18CMA5212&IA195612 them certain tax receipts are issued in favour of the plaintiffs. It is pertinent to note that weakness in the case of the defendants cannot be a ground to grant the relief straight away to the plaintiffs.
14)When totality of circumstances and all the recitals in the documents are carefully considered, this Court is of the view that there are many areas left unanswered by both parties and with the material available on record, it is not possible to give clear finding as to whether plaintiffs are in possession or defendants are in possession of the pro perty and the same can be decided only after complete evidence is adduced by both parties. Till then both parties can be directed to main tain status quo with regard to both nature and alienation of the pro perty and trial Court failed to examine the same and reliance of the trial Court merely on tax receipts found not correct as the substantial part of the property in dispute is vacant land. Further, this Court is of the view that it is necessary to vacate injunction orders passed by the
Court below and direct both parties to maintain status quo. Points 2 and 3 are decided accordingly.
15)POINT No.4: In the result, appeal is partly allowed.
Impugned Order and Decretal Order dated 932012 passed in I.A.No.
Page 19CMA5212&IA195612 750/2010 in O.S.No.3833/2010, whereunder injunction is granted res training interference of the defendants/appellants, are set aside. How ever, by considering the facts and circumstances of the case, depth of contentions, both parties are directed to maintain status quo with regard to both nature and alienation of property. No costs.
I.A.No.1956/2012 is dismissed.
Dictated to the Personal Assistant, transcribed and typed
by him, corrected and pronounced by me in the Open Court, this the 20th day of APRIL, 2013.
II ADDITIONAL CHIEF JUDGE
City Civil Court, Hyderabad