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APKR000000882019
IN THE COURT OF X-ADDITIONAL DISTRICT JUDGE
KRISHNA AT MACHILIPATNAM.
Present: Sri B.Babu Naik, X-Additional District Judge, Krishna at Machilipatnam.
Tuesday, this the 7th day of April, 2026.
APPEAL SUIT NO.7 OF 2019
Between :
1. Chennu Prameela Devi, W/o. Ravi, age 50 years, house maker, R/o. D.No.13-83, Club back side road, Patimeeda, Gudivada, Gudivada Mandal, Krishna District.
2. Vulusu Akhalamma, W/o. Katam Raju (late), age 48 years, Government Employee, R/o. Bhushanagulla Village, Gudivada, Gudivada Mandal, Krishna District.
3. Nanda Sreedevi, W/o. Siva Prasad, age 46 years, house maker, Etchelavari Veedhi, Corner House by the side of Sathavahana Kalasala, Vijayawada.
4. Bathula Murali Krishna, S/o. Venkateswara Rao (late), 44 years, Employee in bank, R/o. Bhushanagulla Village, Gudivada, Gudivada Mandal. Krishna District.
… Appellants /Defendants 1 to 4.
And
1. Badugu Talamma, W/o. Maraiah (late), age 63 years, properties, R/o. Pedathummidi Village, Bantumilli Mandal. Krishna District. (Plaintiff )
2. Tammalala Venkateswara Rao, S/o. Venkaiah (late), age 63 years, Agricultural Coolie, R/o. Pedathummidi Village, Bantumilli Mandal. Krishna District. (5th Defendant). … Respondents.
ON APPEAL AGAINST THE DECREE AND JUDGMENT DATED
2 26.11.2018 IN O.S.No.170/2010 PASSED BY THE PRL.SENIOR CIVIL
JUDGE, MACHILIPATNAM.
Between:
Badugu Talamma. … Plaintiff.
And:
1. Chennu Prameela Devi,
2. Vulusu Akhalamma,
3. Nanda Sreedevi,
4. Bathula Murali Krishna,
5. Tammalala Venkateswara Rao. ... Defendants.
This appeal suit is coming on 03.03.2026 before me for hearing in the presence of Sri Ch.V.Phani Kesava Rao, Advocate for appellants and of Sri G.Srinivas, Advocate for 1st respondent; and of the 2nd respondent remained exparte and the matter having stood over for consideration till this day, this Court made the following:
JUDGMENT
1. The defendants 1 to 4 filed this appeal under Order XLI Rule 1 of the
Code of Civil Procedure, 1908, seeking to set aside the judgment and decree dated 26.11.2018 passed by the learned Principal Senior Civil
Judge, Machilipatnam in O.S. No.170/2010, along with costs.
2. For the sake of convenience, the parties are referred to as they were arrayed before the trial Court in O.S. No.170/2010.
3. Before considering the grounds of appeal, it is necessary to briefly state the case of the plaintiff as set out in the plaint:
(i). Bathula Seethamahalakshmi was the absolute owner of Ac. 2.00 cents of land situated in R.S. No.703/1 of Thummidi Village, Bantumilli
Mandal, which she purchased under two registered sale deeds dated 10.07.1989 and 22.10.1990. She is the wife of Bathula Venkateswara Rao.
Defendants 1 to 4 are their children, and the 5th defendant is her younger 3 brother. During her lifetime, she, along with the 5th defendant, agreed to sell an extent of Ac. 2.49 cents, including the said Ac. 2.00 cents, to the plaintiff for a consideration of Rs.1,02,500/-. Accordingly, a possessory agreement of sale dated 10.05.1992 was executed.
(ii). The plaintiff submits that she paid the entire sale consideration of Rs.1,02,500/- and was put in possession of the property. Thereafter,
Seethamahalakshmi informed her about an outstanding loan due to the
Pedathummidi Primary Agricultural Cooperative Society, which was raised on the security of the suit property. In this regard, Seethamahalakshmi and the 5th defendant executed another document dated 14.11.1992, agreeing to release the title deeds upon discharge of the loan. The plaintiff claims that she discharged the entire loan amount of Rs.86,077/- and obtained a full satisfaction certificate dated 03.06.2000. However, according to her, the 1st defendant took away the title deeds without her knowledge.
(iii). The plaintiff further submits that though Seetha Mahalakshmi and the 5th defendant initially agreed to clear the loan amount of
Rs.45,000/- from the sale consideration, they failed to do so. Therefore, the plaintiff herself paid the loan amount to avoid the auction of the property, thereby paying more than the agreed sale consideration due to the suppression of material facts by the vendors.
(iv). The plaintiff claims that she has been in continuous possession and enjoyment of the property and has been paying land revenue. She also submits that her name was entered in the revenue records. Despite repeated requests made through elders, Seetha Mahalakshmi and the 5th defendant did not execute a registered sale deed.
(v). The plaintiff further contends that the defendants are trying to sell the property to third parties for a higher price. She claims that she has 4 always been ready and willing to perform her part of the contract.
Therefore, she seeks a decree for specific performance directing the defendants to execute a registered sale deed, or in the alternative, for a refund of Rs.1,02,500/- with interest at 12% per annum from 10.05.1992 till the date of suit and thereafter at 6% per annum till realization.
4. The 1st defendant filed a written statement, which was adopted by defendants 2 to 4, contending as follows:
(i).The 1st defendant denied the plaint allegations and submits that Seetha Mahalakshmi was the sole and absolute owner of the suit property and that the 5th defendant had no right or interest in it. After purchase, the land was converted into fish tanks and was managed by the 5th defendant, who used to give income to Seetha Mahalakshmi after deducting expenses.
(ii).It is contended that during the lifetime of Seetha
Mahalakshmi, the plaintiff issued a legal notice dated 04.04.2006, making false claims. In response, Seetha Mahalakshmi issued a reply notice dated 25.07.2006, denying the execution of any agreement of sale and the delivery of possession. She stated that she never borrowed any loan from the society but only stood as a guarantor for the loan taken by the 5th defendant. After the loan was discharged by the 5th defendant, she received her title deeds back.
(iii). The defendants further contend that the 5th defendant, in collusion with the plaintiff, created false documents to avoid payment of lease amounts due to him. They contend that the agreement of sale dated 10.05.1992 is a forged and fabricated document and that no sale consideration was paid nor possession delivered. They also submit that prior to the notice dated 04.04.2006, the plaintiff never demanded 5 execution of a sale deed.
(iv).It is further contended that the present suit is barred by limitation, as it was filed beyond three years from the date of the reply notice dated 25.07.2006. The defendants contend that the plaintiff suppressed the earlier notice and issued a fresh notice dated 15.05.2010 to create a false cause of action. Therefore, they prayed for dismissal of the suit with costs.
5.Based on the above pleadings, the learned trial court settled the following issues for trial.
i) Whether the averred possessory agreement of sale by late Battula Sitha Mahalakshmi and 5th defendant dated 10.05.1992, is true?
ii) Whether payment of Rs.1,02,500/- is true?
iii) Whether the plaintiff paid Rs.86,077/- to PACS, Peddatummidi, and discharged the mortgage debt due by Sitha Mahalakshmi and 5th defendant?
iv) Whether the averred security agreement dated 14.11.1992 for the release of the original title deeds dated 10.07.1989 and 22.10.1990 to the plaintiff upon clearance of the loan is true?
v) Whether the 5th defendant only did pisci culture and not Sitha Mahalakshmi?
vi) Whether the 5th defendant only borrowed from PACS?
vii) Whether the suit is barred by limitation being beyond three years from denial/refusal of performance through reply notice dated 25.07.2006?
viii) Whether the plaintiff is entitled for a decree for specific performance as prayed for? Alternatively, ix) Whether the plaintiff is entitled for refund of Rs.1,02,500/- with interest, as prayed for?
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6.To prove her case, the plaintiff examined herself as P.W.1 and also examined P.Ws.2 to 4. She got marked Exs.A1 to A10. On behalf of the defendants, D.Ws.1 to 4 were examined and got marked Exs.B1 to B4.
7. After considering the entire evidence on record, the learned trial court decreed the suit with costs. The Court directed the defendants to execute a regular registered sale deed in favour of the plaintiff in respect of the suit schedule property and to deliver possession within six months from the date of the decree. It was further observed that, in case of non- compliance, the plaintiff is at liberty to take steps in accordance with the law.
8. Aggrieved by the said judgment and decree dated 26.11.2018, defendants 1 to 4 preferred the present appeal challenging the findings of the trial court on the grounds, which are briefly as follows:
(i) The judgment of the trial court is contrary to law, evidence, and the probabilities of the case.
(ii) The suit ought to have been filed before the year 2009, but it was filed only in 2010, and therefore it is barred by limitation. The trial Court erred in relying upon Ex.A2 while deciding the issue of limitation.
(iii) There is no proper evidence to show that Seetha Mahalakshmi signed or affixed her thumb impression on Ex.A1 agreement of sale or Ex.A2 security agreement, and hence the suit ought to have been dismissed.
(iv) The trial court erred in relying upon the title deeds, as they do not show joint ownership of Seetha Mahalakshmi and the 5th defendant, which casts doubt on the genuineness of the agreement.
(v) The trial court failed to examine to whom the sale consideration was paid under Ex.A1, whether jointly or individually.
(vi) The trial court did not consider that Ex.A1 does not clearly mention the extent of the property belonging to each executant.
(vii) The dates on the stamp papers used for Ex.A1 create doubt about the 7 genuineness of the document. Further, the non-examination of one of the attestors is fatal to the plaintiff’s case, and no explanation was offered for the same.
(viii) The trial court failed to consider the case law relied upon by the defendants.
(ix) The trial court erred in applying Article 54 of the Limitation Act.
(x) The trial court wrongly presumed that the thumb impression on the document belongs to Seetha Mahalakshmi without obtaining an expert opinion.
(xi) The trial court failed to properly consider the documentary evidence adduced by the defendants.
9. On these grounds, the appellants prayed to set aside the judgment and decree dated 26.11.2018 in O.S.No.170/2010 on the file of the
Principal Senior Civil Judge, Machilipatnam, and to dismiss the suit.
10. Heard both sides.
11. Based on the grounds raised in the appeal and the evidence available on record, the points for consideration in this appeal are as follows:
1. Whether the plaintiff is entitled to specific performance of the agreement of sale dated 10.05.1992?
2. Whether the suit is barred by limitation as contended by the defendants?
3. Whether the judgment and decree of the trial Court is required interference in terms of facts and law?
4. To what relief?
POINTS No.1 TO 4 :
12. As Points No.1 to 4 are interdependent, to avoid repetition of facts and to better appreciate the evidence on the record, they are discussed under one head. The 1st respondent/plaintiff filed the suit seeking specific 8 performance of the agreement of sale dated 10.05.1992. According to the plaintiff, she purchased the suit schedule property for a total consideration of Rs.1,02,500/- and was put in possession of the property on the same day by the executants of Ex.A1.
13. The plaintiff further stated that she discharged the bank loan relating to the property. However, she alleged that the motherof defendants 1 to 4 took away the original title deeds of the suit property without her knowledge. It is also her case that after the death of the said Seetha
Mahalakshmi, she issued a legal notice on 15.05.2010 and subsequently filed the suit on 17.05.2010.
14. It is noted that though Seetha Mahalakshmi, the first executant and mother of defendants 1 to 4, had died, neither the plaintiff nor the defendants disclosed the date of her death. It is also not in dispute that
Seethamahalakshmi and the 5th defendant are sister and brother. The 5th defendant remained ex-parte in the suit proceedings.
15.The 1st defendant filed a written statement denying the execution of the agreement of sale under Ex.A1. It was further contended that the plaintiff had issued a legal notice even during the lifetime of Seetha
Mahalakshmi, to which she had denied execution of the agreement. The 1st defendant also alleged that the plaintiff and the 5th defendant, by colluding together, fabricated the suit documents and filed the present suit.
16. To discharge the initial burden regarding her case, the plaintiff was examined as P.W.1, and she filed her chief examination affidavit in lieu of examination in chief, wherein she had reiterated the plaint averments. In her evidence, the plaintiff had exhibited Exs.A1 to A10. Ex.A1 is the possessory contract of sale, dated 10.05.1992. Ex.A2 is the Security agreement, dated 14.11.1992. Ex.A3 is the certificate issued by
Pedatummidi, PACS, dated 03.06.2000. Ex.A4 is the letter, dated 10.05.2002. Ex.A5 is land revenue receipts. Ex.A6 is the office copy of 9 the legal notice, dated 15.05.2010. Ex.A7 is the postal receipt, dated 15.05.2010. Ex.A8 is a land revenue receipt, dated 30.08.2017. Ex.A9 is
Adangal/Pahani. Ex.A10 is the Electricity demand notice (4 in number). In support of her case, the plaintiff also examined P.Ws.2 to 4.
17. As could be seen from the record, P.W.1 stated that she is a housewife and owns about Ac. 3.00 cents of land prior to the alleged agreement. She deposed that the vendors, including Bathula Seetha
Mahalakshmi and the 5th defendant, approached her and offered to sell the suit property. However, she admitted that she had no prior acquaintance with them and did not verify their title or encumbrance
before entering into the agreement. She stated that the sale consideration
was Rs.1,02,500/- and that she had to discharge a bank loan of
Rs.45,000/-. She admitted that she is illiterate and cannot read the contents of the agreement. She could not clearly state whether the entire sale consideration was paid or recollect the specific recitals in the agreement. She admitted during cross-examination that the agreement was not attested by the scribe and that there were variations in the ink used in the document of Ex.A1. She further admitted that there was no fixed time for the discharge of the alleged loan and that she took a long time to repay it. She also failed to produce any proof to show that she had sufficient funds at the time of the agreement.
18. Further, P.W.1 expressed ignorance regarding Ex.A2 and other related documents and could not explain the details of the loan or produce any documentary proof of its discharge. She admitted that she did not obtain any written acknowledgement from the alleged vendor regarding repayment of the loan. She further admitted that, though she had issued an earlier legal notice, Seetha Mahalakshmi denied execution of the agreement, and thereafter she waited for more than three years before issuing another notice. She also admitted that she did not file the suit 10 during the lifetime of the alleged executant and could not explain the delay in filing the suit. Though she claimed possession of the suit property, she could not state the income derived from it. She relied on certain revenue and electricity records but admitted that she does not remember the relevant years, and no clear proof was produced to show that such documents relate to the suit property.
19. As well, P.W.2 stated that he is an agriculturist, and the plaintiff is his niece. He admitted that he is deposing at the request of the plaintiff and that he has been well acquainted with the 5th defendant for several years. He stated that the 5th defendant was managing the properties of
Seetha Mahalakshmi and handled the entire transaction. He deposed that he was present at the time of the execution of Ex.A1 at the plaintiff’s house. However, he admitted that he was not present during prior negotiations and does not know how the sale was settled. He further admitted that in his presence, the contents of the agreement were not read over or explained to Seetha Mahalakshmi. He stated that the plaintiff paid the sale consideration in cash in his presence, but admitted that he does not know who purchased the stamp papers and that there is no documentary proof to show his presence at the time of the agreement. He further admitted that the plaintiff did not verify title documents and that the land was not measured before entering into the agreement. He also expressed uncertainty regarding the source of funds of the plaintiff.
20. Further, P.W.2 stated that disputes arose regarding the discharge of a loan, but admitted that he does not know why the plaintiff did not obtain a registered sale deed even after the alleged payment of full consideration. He also admitted that he never demanded the execution of the sale deed from the defendants. He admitted that he has no knowledge of the details of the loan allegedly discharged or about the custody of title documents. He further admitted that the plaintiff did not show him any 11 documents to prove possession of the suit property. He also admitted that he does not know why no steps were taken by the plaintiff to get the sale deed executed for several years.
21. Also, P.W.3 stated that he is related to one Vanamalamma and occasionally visits Pedathummidi village, but he does not own any property there. He admitted that he does not know who filed the present suit, against whom it was filed, or for what purpose, and that he came to
Court only at the request of the plaintiff. He deposed that the 5th defendant executed Ex.A4 in his presence, agreeing to execute a sale deed.
However, he admitted that he does not know the reasons why the sale deed was not executed earlier and that such reasons were not mentioned in Ex.A4.
22. Similarly, P.W.4 stated that he is a reporter and a distant relative of the plaintiff. He admitted that he does not own any property in
Pedathummidi. He deposed that he prepared Ex.A4 at the house of the plaintiff on the instructions of the parties, but could not clearly recollect the full details or contents of the document. He stated that he read over the contents after preparing the document. However, during cross- examination, he admitted that there are differences in writing style between Ex.A2 and Ex.A4. He denied the suggestions that the documents were created later or that he was giving false evidence, but no independent material was produced to support his version.
23. After the closure of the plaintiff’s side evidence, the defendants examined the 1st defendant as D.W.1, and examined D.Ws.2 to 4 in support of their contention. They also exhibited Exs.B1 to B4. Ex.B1 is the certified copy of the registered sale deed, dated 10.07.1989, standing in the name of Seetha Mahalakshmi. Ex.B2 is the certified copy of the extract of the registered sale deed, dated 22.10.1990. Ex.B3 is the certified copy of the registered extract declaration dated 01.10.1990.
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Ex.B4 is the title deed dated 30.09.1994 issued by RDO, Machilipatnam.
24. The 1st defendant filed her chief examination under Order 18 Rule 4 of C.P.C in the same lines as that of her written statement. It could be seen that D.W.1 stated that the suit property originally belonged to her mother, Seetha Mahalakshmi, who purchased it under registered sale deeds. She admitted that her mother had taken a loan by creating a charge over the property and that the 5th defendant, her maternal uncle, was managing the property.
25. Further, D.W.1 admitted that her mother was not residing at
Pedathummidi and that she did not know the details of the loan, including the amount, interest, or repayment. D.W.1 further admitted that she has no documentary proof to show that the loan was discharged and that such a fact was not even mentioned in her written statement. She also admitted that the original title deeds were with the 5th defendant and that neither she nor her mother paid land revenue. She stated that she has no documents to prove possession or enjoyment of the suit property and does not know who has been paying land revenue. She admitted that she never personally visited the suit property and that it was being managed by the 5th defendant. She further admitted that, as on the date of her evidence, the property is in the possession of the 5th defendant and not in her possession.
26. Further, D.W.1 admitted that a certificate was issued by the society, but stated that she does not know whether the plaintiff discharged the loan. She also admitted that, though a legal notice was received, no reply was issued and no action was taken against the society. She denied the execution and validity of the alleged agreement of sale.
27. In the same way, D.W.2 stated that he is a resident of another village situated about 15 kilometres away from the suit property and that he visited Pedathummidi only occasionally. He admitted that he does not 13 know the survey number, boundaries, lease details, or lease amount of the suit property. He deposed that Seetha Mahalakshmi is his relative and was residing at Bhushanagulla, but admitted that he has not seen any documents relating to payment of land revenue, taxes, or discharge of the loan. He also stated that he does not know who paid land revenue or whether the loan was discharged by anyone, including the plaintiff. He admitted that he has not seen any documents to show possession or enjoyment of the property either by Seetha Mahalakshmi or by defendants 1 to 4 from 1992 to till date. He also admitted that he has not verified any documents regarding the possession of the 5th defendant and has not seen any lease documents.
28. D.W.2 further stated that he does not know whether the property was sold to the plaintiff and admitted that he has no direct knowledge of the transactions. He also stated that he is deposing at the request of a relative and has no direct connection with the suit. Though he denied the execution of any agreement of sale, his evidence is not based on personal knowledge or documentary proof.
29. Equally, D.W.3 stated that he is the son-in-law of Seetha
Mahalakshmi and the husband of D.W.1. He admitted that he came to court on his own without receiving the summons and that he could not recollect the details, such as the survey number and boundaries of the suit property. He deposed that a loan was obtained by mortgaging the property, but admitted that he has not seen any document to show repayment of the loan and does not know whether the plaintiff discharged it. He also admitted that no records were maintained to show payment of land revenue by Seetha Mahalakshmi and that the tax receipts stand in the name of the plaintiff.
30. D.W.3 further admitted that there are no lease documents and that he has not mentioned any lease details. Though he stated that the 14 property documents are in his custody, he admitted that he has not seen any document to show possession of the 5th defendant and does not know who is actually in possession of the property. He also admitted that
Seetha Mahalakshmi never visited or cultivated the suit property and that there were no disputes earlier. Though he denied execution of any agreement of sale, he admitted the lack of knowledge regarding aspects such as possession, loan discharge, and transactions.
31. In addition, D.W.4 stated that he is a Junior Assistant in the Sub-
Registrar Office and produced the relevant register as directed by the
Court. However, it was reported that the record does not support the case of the party that summoned it. Therefore, no useful evidence was brought on record through him, and his evidence was closed.
32. On perusal of the record, Ex.A1 is the agreement of sale dated 10.05.1992. A careful examination of the document shows that the entire contents are written in black ink, whereas the name of the 5th defendant appears to have been subsequently inserted in blue ink. The attestation on the first page is also in a different ink, and there is no attestation on the second page. The signature of the 5th defendant is also found in blue ink.
33. Additionally, P.W.1, in her cross-examination, admitted that the interpolation was not attested by the scribe and that the agreement was originally written in black ink. This clearly indicates that the name of the 5th defendant was added later and is not part of the original document. From the contents of Ex.A1, it is evident that the agreement was executed only by Seetha Mahalakshmi, and the inclusion of the 5th defendant is not supported by the recitals.
34. As well, P.W.1 further admitted that she issued a legal notice to
Seetha Mahalakshmi, who in turn denied execution of the agreement by issuing a reply notice. She also admitted that she issued another notice marked under Ex.A6 after a delay of more than three years. She could not 15 explain why she waited till 2010, despite claiming that the loan was discharged by 03.06.2000. She also failed to explain the delay of more than four years after the death of Seetha Mahalakshmi.
35. Moreover, the plaintiff did not give any valid reason for obtaining
Ex.A2 shortly after Ex.A1. Besides that, though the plaintiff claimed to have discharged the loan, she failed to produce any receipts or examine the concerned officials of the Cooperative Society. Ex.A3, the certificate
dated 03.06.2000, was not properly proved, as the person who issued it
was not examined, nor were the society records produced. The contents of
Ex.A3, including the reference to the sale of the property, have no proper basis.
36. Furthermore, there is also an inconsistency in the evidence of P.W.1 and P.W.2 regarding the literacy of the plaintiff. While P.W.1 claimed that she is illiterate, P.W.2 stated that she studied up to the 7th class and can read and write. These circumstances create serious doubt regarding the genuineness of Exs.A1 and A3, which are not properly proved.
37. Coming to the question of limitation, Article 54 of the Limitation Act governs suits for specific performance. Where no time is fixed for performance, the suit must be filed within three years from the date when the plaintiff has notice of refusal. In the present case, P.W.1 admitted that during the lifetime of Seetha Mahalakshmi, a legal notice was issued and a reply was received denying the agreement. Despite this, the plaintiff filed the suit only after more than three years. Since the plaintiff did not file the suit within three years of the limitation period stipulated under law, the plaintiff is not entitled to the execution of a regular sale deed as prayed for.
Therefore, the suit is clearly barred by limitation.
38. The plaintiff also suppressed the earlier notice and reply, which shows that she has not approached the Court with clean hands. The trial court failed to properly appreciate the evidence and came to the wrong 16 conclusion in decreeing the suit.
39. It is a well-settled law that the plaintiff must succeed on the strength of her own case and not on the weakness of the defendants’ case. In the present case, the plaintiff failed to prove the agreement of sale, the discharge of the loan, and her readiness and willingness by proper evidence.
40. Therefore, in view of the aforesaid reasons, this Court is of the considered view that the judgment and decree dated 26.11.2018 in O.S.
No.170/2010 of the trial court are unsustainable in law and are liable to be set aside, and the suit stands dismissed with costs. Accordingly, the appeal is allowed with costs.
41. In the result, the appeal is allowed with costs by setting aside the judgment and decree dated 26.11.2018 passed by the learned Principal
Senior Civil Judge, Machilipatnam, in O.S. No.170/2010 and consequently,
the suit stands dismissed with costs.
Typed to my dictation by the Stenographer, corrected and
pronounced by me in open Court, this the 7th day of April, 2026.
X-Additional District Judge, Machilipatnam.
Appendix of Evidence
No oral or documentary evidence is adduced on either side.
X-Additional District Judge, Machilipatnam.