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IN THE COURT OF II ADDITIONAL SENIOR CIVIL JUDGE (FTC), GUNTUR.
PRESENT: Smt. G.Anandi, B.Com., LL.B., II Addl. Senior Civil Judge (FTC), Guntur.
Friday, this the 28th day of April, 2017
ORIGINAL SUIT NO.359 OF 1999 AND ORIGINAL SUIT NO.121/2001
O.S.No.359/1999:-
Between:
1. Jaya Lakshmi Exports, rep. By its partner Rayapati Gopala Krishna, S/o.Venkata Ranga Rao, R/o.K.L.P.Public School Road, Ring Road, Guntur.
2. Nuthalapati Appa Rao, S/o.Nagabhushanam, R/o.D.No.33-12-9, Sitarampuram, Vijayawada.
...Plaintiffs
And
1.Mittapalli Sarat Kumar, S/o.Rama Rao
2.Mittapalli Siva Kumar, S/o.Rama Rao
3.Mittapalli Uma Maheswara Rao, S/o.Rama Rao, D1 to D3 are R/o.Old Bank Road, Kothapet, Guntur.
4.Batchu Narasimha Rao, S/o.Venkata Seshagiri Rao, R/o.D.No.5-25-36/A, 3/7, Brodiepet, Guntur.
5.Garlapati Ramamohana Rao, S/o.Anjaneyulu, 45 years, R/o.Kothapet, Guntur.
...Defendants
O.S.No.121/2001:-
1.M/s.Mittapalli Rama Rao & Sons Tobacco Pvt., Ltd., Guntur rep. by its Director Mittapalli Siva Kumar O/o.G.T. Road, Guntur.
2.Mittapalli Siva Kumar, S/o.Rama Rao
3.Mittapalli Uma Maheswara Rao, S/o.Rama Rao,
4.Mittapalli Sarath Kumar, S/o.Rama Rao, All are R/o.Old Bank Road, Kothapet, Guntur.
...Plaintiffs
and
1. Jaya Lakshmi Exports, rep. By its Director partner Rayapati Srinivasa Rao,, S/o.Ranga Rao, Office at Ring Road, Guntur.
2. Rayapati Sreenivasa Rao, S/o.Ranga Rao, R/o.Ring Road, Guntur.
3. Muvva Venkata Rao, R/o.5-87-46, Chandramouli Nagar, Guntur-7.
4. Kondrakunta Vijjeswara Rao, S/o.Kotaiah, R/o.D.No.5-50-40, 6/13, Brodipet, Guntur -2.
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These two suits are coming before me on 22.3.2017 for final hearing in the presence of Sri M.Seetha Rama Das, Advocate for
Plaintiffs in OS 359/99 and Defendants in OS 121/2001; Sri M.V.Subba
Rao, Advocate for Defendants 1 to 3 in OS 359/99 and Plaintiffs in OS 121/2001; and Sri A.Sanjeeva Reddy, Advocate for Defendants 4 and 5 in OS 359/1999 and after perusing the material available on record and having stood over till this day for consideration, this Court delivered the following:
C O M M O N J U D G M E N T
Both the suits being filed between the same parties interse, they were clubbed together and evidence was let in OS 359/99, which is a comprehensive suit for declaration of plaintiffs right to the schedule property and for mandatory injunction to remove structures made over plaint schedule property.
O.S.No.359/1999:-
2.The averments of the plaint in brief are:
The plaintiff is a firm registered under Indian Partnership Act, and is the owner of the plaint schedule property, having been purchased under registered sale deed dt.25.7.1994 from Divya Poultries and
Exports Pvt., Ltd., The plaintiff purchased the plaint schedule property for having access to the plaintiff's property situated in West, from the main road and NH-5 and since the date of purchase, the plaintiff is in possession and enjoyment of the property without any hindrance from anybody.
3.Defendants 1 to 3 purchased Ac.4.68 cents of land, under four different sale deeds on the same day, which is situated on the northern side of plaint schedule property from Pamulapati Sambrajyam,
Subhash Babu and Anand Babu, and the vendors defendant 1 to 3 do 3 not have any site more than that sold on 16.12.1997. Similarly, defendants 4 and 5 purchased Ac.5.12 cents to the south of Plaint schedule property from Palepu Ananda Rao under two different sale deeds, and the documents of title of the defendants though wrongly obtained, themselves clearly mention the plaintiff as adjacent owner, the recitals in the sale deeds of defendants 1 to 3 on one hand, and that of 4th defendant and 5th defendant on the other hand, clearly establishes that the plaintiff is the owner of the plaint schedule property. But the defendants with an intention to usurp the plaintiff's land, while admitting the plaintiffs right to the plaint schedule property, on other hand, contend that the plaint schedule property is in the land of defendants 4 and 5; whereas defendants 4 and 5 contend that, their
Ac.5.12 cents of land starts from a fixed boundary i.e., bode kaluva and both of them started litigating without impleading the other.
4.The plaintiffs say that except the plaintiffs' firm, no one has right over the plaint schedule property, but the defendants are trying to cause obstruction to the plaintiffs' peaceful possession and enjoyment of the plaint schedule property; they further say that defendants filed
OS 121/2001 on the file of Prl. Junior Civil Judge, Guntur describing the
plaintiffs wrongly and obtained interim injunction order by misleading the facts and under the cover of injunction an illegal survey is said to have been made, in the absence of plaintiff and the defendants have re- built the compound wall which was earlier removed, as it was sheer encroachment, even after injunction orders were passed in OS 1566/99 by the Hon'ble III Addl. District Judge, Guntur, the defendants constructed further structures over the plaintiffs land, by occupying it illegally, as the very purpose of plaintiff purchasing the land is lost and 4 frustrated by the illegal acts of the defendants, the plaintiff has filed this suit seeking declaration and for possession of the land free from obstructions created by the defendants.
5.2Nd defendant filed written statement and the same was adopted by defendants 1 and 3, through their written statement denying the plaint averments they submitted that, this suit is filed by the plaintiff as a counter blast to the suit filed by the defendants in OS 1266/99. The defendants say that, they purchased Ac.4.93 cents of land in survey No.23/1, 23/2 of Yedulapadu Agraharam village, and since then they are in possession of the said property, and that the averments of the plaintiff that, these defendants own only Ac.4.68 cents of land is a blatant lie, and defendants 4 and 5 are pressed into service by the plaintiff to act as chorus of the plaintiff. These defendants say that the lands purchased by them are contiguous plots formed into single plot and the defendants have constructed compound wall along their plot, and the alleged Ac.0.22 ½ cents as contended by the plaintiff is now vacant, which is in fact situated in survey No.23/2 not in survey No.23/1 as alleged by the plaintiff, which can be used for ingress and egress to the property of the plaintiff, the defendants further say that, when the plaintiff caused obstruction in the construction over the plots of defendants, they approached Survey Department, and after all the parties were served with notices, the Assistant Director of Survey conducted survey and boundary stones were fixed accordingly. But, the plaintiff and defendants 4 and 5 having knowledge about the same, contend that survey is illegal. They say that, their vendors and predecessors in title are having Ac.5.64 cents in D.No.23/1 and 23/2 in total out of which, the plaintiff has purchased 0.22 ½ cents in survey 5
No.23/2 for ingress and egress to reach their property situated on the western side, and the balance property i.e., Ac.4.99 cents was purchased by these defendants over which they made constructions, and that they never encroached into Ac.0.22 ½ cents of land said to be purchased by the plaintiff, hence this suit being baseless was prayed to be dismissed.
6.Defendants 4 and 5 through their written statement contend that they are unnecessarily added as parties to the suit against whom, no relief is claimed by the plaintiff. They say that they purchased
Ac.5.12 cents of land under registered sale deed dt.28.12.1995 and since then, they are in possession and enjoyment of it, and they never interfered with the possession of plaintiff or defendants 1 to 3, in fact the plaintiff who has their properties on the west and north of the property of these defendants is trying to disrupt the boundary between their properties and trying to interfere with the peaceful possession of these defendants. However, the matter was subsided by the elders, and they say that they have no objection to get their properties and the properties of the plaintiffs measured according to the existing boundaries, and fix survey stones. Hence, they say that they are not necessary parties to the suit, and prayed to dismiss the suit against them.
O.S.No.121/2001: -
7.This suit was filed by the defendants in OS 359/1999, which was initially numbered as 1266/1999, and on transfer it was re- numbered as OS 121/1999. The plaint pleadings in the said suit are nothing but replica of the written statement filed by defendants 1 to 3 in 6
OS 359/1999 contending that, they have purchased Ac.4.99 cents of
land under four registered sale deeds on 16.12.1997, and since then they are in possession of the property, and when they constructed compound wall along their property, the defendants i.e., plaintiffs in OS 359/99 obstructed the construction upon which the plaintiff approached the Survey Department got surveyed the property and fixed boundary stones, only after issuing notice to the defendants herein. But the defendants having knowledge that the compound wall is constructed within their boundaries on the southern side of the plaint schedule property, in the absence of plaintiffs have demolished part of the compound wall upon which, he gave police report but no action was taken on the report, as it was civil in nature. Hence, the plaintiff filed suit for permanent injunction against the defendants.
8.Similarly, the defendants herein who are plaintiffs in OS 359/99 filed their written statement reproducing the plaint averments in the said suit contending that the plaintiffs herein are having only
Ac.4.68 cents of land and not Ac.4.93 cents, and that they constructed their boundary wall by encroaching into Ac.0.22 ½ cents of land purchased by the defendants for the purpose of ingress and egress into their property. Hence, prayed to dismiss the suit for injunction, claiming the plaint schedule property to be their absolute property.
9.On behalf of plaintiffs PW.1 was examined Ex.A1 was marked. On behalf of the defendants DWs.1 and 2 were examined,
Exs.B1 to B6 were marked.
10.Heard both sides.
11. Basing on the pleadings, earlier the following issues were 7 framed as under : -
O.S.No.359/1999:
1. Whether the plaintiff is entitled to declaration as prayed for?
2. Whether the plaintiff is entitled to mandatory injunction as prayed for?
3. To what relief?
O.S.No.121/2001: -
1. Whether the plaintiffs are in possession of the suit schedule by the date of suit?
2. To what relief?
This court while going through the record for preparing judgment observed that, the issue on the relief claimed in OS 121/01 was not framed, and as the pleadings itself discloses that there is no dispute of plaintiff in OS 121/01 in possession of the schedule property therein, though alleged to be has encroached in to the property, the issue as framed that,
Whether the plaintiff is in possession of the property as on the date of filing the suit not being proper, the issue in OS 121/01 is recast as under?
“Whether the plaintiff is entitled to the relief of permanent injunction as prayed for?
* For the sake of convenience the parties will be referred in the judgment as they referredin OS 359/99.
Issue No.1 in O.S.359/1999: -
12.As could be seen from the pleadings on record, the undisputed facts of the case are that, the plaintiff under Ex.A1 purchased Ac.0.22 ½ cents of land and to the north of the said property, 8
D1 and D3 have purchased property under four deeds i.e., Ex.B2 to B5, and there is no dispute that the property of plaintiff and defendants are situated adjacent to each other. It is the contention of the defendants
No.1 and 3 that the very suit is not maintainable, as the person who has given evidence as PW.1 before this court is not a authorized person to speak on behalf of the company, because he is not the person who has verified and signed the pleadings, and though PW.1 filed his chief affidavit stating himself to be an Assistant Manager of the plaintiff firm, no document is filed to show that he is authorized to represent the firm and give evidence, as such, his evidence cannot be taken into consideration and more over, the partner representing the firm named as R.Gopala Rao has not entered into the witness to speak about the case, hence, as PW.1 is not a substitute to the original party, he is not competent to appear as witness in the capacity of a party, and depose about the facts of the case. The plaintiff's counsel in support of his contentions relied upon the judgment reported in 2004 (3) ALT 213
S.Padmavathamma Vs. S.Sudharani and others wherein it was held that, “GPA holder is not a substitute to the party and not a
competent person to appear as a witness in the capacity of a
party and depose about the facts within the exclusive personal
knowledge of the party”. This court opines that, when according to order-III R 2, a recognized agent of a party holding power of attorney shall act on behalf of the principal, it also signifies that he can give evidence, but he can depose only about the facts, which are in his personal knowledge, and not as a party himself. As such PW.1 giving evidence, as to, what he knows about the schedule property as a witness cannot be alleged to be incapacitated to give evidence. More 9 over, nowhere the law mandates that the party himself shall enter the witness box and give evidence. In which event, PW.1 as an Assistant
Manager of the plaintiff firm, giving evidence on behalf of firm on the aspects those which are within his personal knowledge can be certainly accepted and received in evidence.
13.The other objection raised by the defendants counsel was that the very plaint being silent regarding the cause of action, the suit itself is not maintainable and in support of his contentions, he also relied the following decisions.
1. 2012 (8) SCC 706
2. 2014 (1) ALT 488 DB
But this court opines that, when a plain reading of the plaint categorically discloses the cause of action for the plaintiff to institute the suit, more specifically at para-6 of the plaint, the mere oral allegation of the defendants cannot be given any importance. In fact had there was any such lacuna in the plaint, then that would be objected at the very institution of the suit, resulting in rejection of the plaint, because the plaint is self sufficient in disclosing all the material facts entitling the plaintiff to institute the suit, the suit was numbered and carried on for these long years, hence even this argument of the defendants also does not hold water, as there are no merits in their arguments.
14.As it is the plaintiff who has approached this court seeking comprehensive relief of declaration of his right over the schedule property, burden lies heavily on him to establish his absolute right over the schedule property, for which the only document filed by the plaintiff is Ex.A1 under which, the plaintiff firm is said to have purchased Ac.0.22 10 ½ cents of land in D.No.23/1 for the purpose of using it as a passage for ingress and egress into their property, which is situated to the west of the plaint schedule property; on the other hand to the west of the plaint schedule property defendants 1 to 3 purchased property under Ex.B2 to
B5. In fact neither Ex.A1 is disputed by the defendants nor Ex.B2 to B5 are disputed by the plaintiff, but the parties are at variance with regard to the physical existence of said Ac.0.22 ½ cents of land on ground, the plaintiff pleads that the defendants property purchased under Ex.B2 to
B5 is situated on the west of the plaint schedule property but they have constructed compound wall encroaching into Ac.0.22 ½ cents of land, which was exclusively used by this plaintiff for ingress and egress, but the defendants say that they have constructed compound wall within their property of Ac.4.93 cents and they have not encroached into the property of plaintiff, and that the property of plaintiff is still vacant as on today, and is very well used by the plaintiff for ingress and egress. No doubt, as could be seen from Ex.B2 to B5, they have purchased in total
Ac.4.93 cents of land (1.56+1.56+0.81+0.25+0.75) as the registered documents evidence the title of defendants 1 to 3 over Ac.4.93 cents of land, the oral contention of plaintiff that the defendants have purchased only Ac.4.68 cents of land is falsified, because in existence of registered document, any amount of oral assertions amounts to allegation which cannot be considered.
15.Further, as this court has already stated above that, when the burden is heavily upon the plaintiff to establish that their Ac.0.22 ½ cents of land is encroached into by defendants 1 to 3 by constructing their compound wall, it is for them to take steps to show that the, so called wall is constructed over their property, but as could be seen from 11 the plaint, as well as the evidence of PW.1, they have not responded to the notice issued by the District Surveyor, when defendants 1 to 3 approached, after the disputes arose between them to Survey the property and fix boundary stones, though the plaintiff contends that no such notice was issued to them by the Surveyor, and that the surveyor report was obtained by the defendant by managing the surveyor. This court opines that, even if for the sake of argument, it is believed for a moment, that no notice before survey was served on the plaintiff, and if they came to know about the survey subsequently, and if they feel aggrieved by what ever the report submitted by the surveyor, then the plaintiff has ample opportunity to question the survey report by way of appeal, as per Sec.11 of Survey Act, before the Appellate Authority, but it seems that the plaintiff never challenged the survey report, that was given by the surveyor after surveying the property of defendants 1 to 3 basing on their requisition, and has fixed boundary stones within the property of defendants 1 to 3, and the report of the Advocate commissioner who was appointed in IA 2848/1999, discloses that there is a boundary stone on the south east corner of the plaint schedule property, which one way supports the defendants' contention that, the compound wall was not reported to be constructed beyond the boundary stone, but the counsel for plaintiff argued that, as no notice was served on them before the survey, the report of such Surveyor cannot be taken into consideration being one sided and also argued that, the finding of Survey Officer is not final, as regards the title, and even regarding the boundary, and the same is final only when the party is put on notice and participates in the enquiry, in support of his contentions, he took the aid of the principle held in the judgment 12 reported in 2003 (3) ALD (3) Sree Pancha Murthy Co-op. House
Building Society Ltd., Vs. Govt. of AP and others. Of course the counsel was right in arguing that finding of the Surveyor is not final regarding title, but as already argued by the defendants, what prevented the plaintiffs to prefer an appeal against the surveyor report in spite of he having knowledge about the survey, and this court opines that though not on the date of survey, at least when subsequently, the plaintiff came to know about the survey, he would have taken the survey report in appeal, but he instead of taking any such steps alleging against the defendants that, the Survey report was obtained managing the Surveyor seems absurd to accept.
16.Above all the only one witness examined on behalf of plaintiff i.e., PW.1 also did not strengthen the case of plaintiff, because his evidence discloses that, he has no knowledge about even the contents of Ex.A1, and the defence of D1 to D3, as he admitted in his cross-examination that he did not go through Ex.A1, he do not know the written statement averments of D1 to D3, and he also admitted that he do not know whether any notice dt.9.1.1999, was issued by Survey
Department, and the fallacy of the plaintiff's case is that, their witness even does not know whether survey was conducted or not, and boundary stones were fixed in respect of defendants land. So, with the above admission of PW.1, it can be understood that, PW.1 has just filed his chief affidavit with an absolute reproduction of plaint averments, without having any knowledge about the facts and documents concerning the lis.
17.That apart, if at all, the plaintiffs are fair enough in making their claim, then nothing prevented them to ask the Surveyor to 13 measure their Ac.0.22 ½ cents of land as per Ex.A1 and fix boundary stones, so that the real facts would come into light, as to whether the alleged compound wall of the defendant was constructed within 4.93 cents of Defendants 1 to 3, or it was constructed encroaching into
Ac.0.22 ½ cents of land of plaintiff. But despite plaintiff alleging of sustaining loss, due to the acts of the defendants constructing compound wall by encroaching into their property, the plaintiff's firm kept quite without taking any possible steps, and the commissioner who was appointed at the instance of defendants, is of not much useful as he did not measure the property on ground in accordance with Ex.A1 and
Exs.B2 to B5, so as to ascertain whether the compound wall was constructed within the property covered under Exs.B2 to B5, or that it was constructed by encroaching into the property covered under Ex.A1.
So, from the discussions made above, this court has no hesitation to hold that the plaintiff having asserted his right has not come up with sufficient evidence, in support of his case and his only allegation that the defendants own only Ac.4.68 cents and not 4.93 cents, there by contending that they encroached into Ac.0.22 ½ cents of site of plaintiff, is also falsified by virtue of Ex.B2 to B5, according to which,
Defendants 1 to 3 are shown to have been purchased in total Ac.4.93 cents of land, over which they are said to have constructed compound wall.
18.Above all, as rightly put forth by the defendants, if at all the contention of plaintiff was true that, defendants 1 to 3 encroached into their site and constructed compound wall, then nothing prevented them to obstruct the construction in the beginning itself lawfully. In stead the plaintiff after the defendants have constructed the compound wall, in 14 the temporary absence of defendants have high handedly demolished part of the compound wall, which high handed acts of the plaintiff itself, speaks about the bonafides in the claim of the plaintiff and the argument of defendants on the said aspect assumes importance that claim of plaintiff is false in view of non denial by the plaintiff that they without any court order have high handedly demolished the compound wall said to be constructed by the defendants. Hence, if the acts of the plaintiff and the evidence on record, if read together, only goes to show that the plaintiff undoubtedly have purchased Ac.0.22 ½ cents under
Ex.A1 situated in survey No.23/1, but they are unable to produce any material to show that, the so called compound wall of defendants 1 to 3 was constructed by encroaching into this property in which event their claim for declaration of their title to the schedule property, fails for want of ample positive evidence. On the other hand, un-disputedly, as defendants 1 to 3 have constructed compound wall over the schedule property, signifies that they are in possession of the schedule property, and as per their document Exs.B2 to B5, they have purchased 4.93 cents as against the allegation of plaintiff that Defendants 1 to 3 have purchased only Ac.4.68 cents. As such, the documentary evidence produced by Defendants 1 to 3, over weighs the oral contentions of plaintiff, thereby establishing their claim that they are in possession of schedule property as absolute owners, and their peaceful possession is being objected by the plaintiff unlawfully. In fact the undisputed fact of plaintiff demolishing the compound wall constructed by defendants 1 to 3 amply demonstrates the high handed acts of plaintiff. Accordingly, issue No.1 in OS 359/99 is answered against plaintiff and issue No.1 in
OS 121/2001 is answered in favour of the defendants.
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Issue No.2 in O.S.No.359/1999:-
O.S.No.359/1999:-
19.In view of this court arriving at a conclusive opinion that the schedule property is the absolute property of the plaintiff, that it is the property covered under Exs.B2 to B5 documents, under which defendants 1 to 3 purchased the property, over which, they constructed the compound wall, the plaintiff has no right to seek for demolition of the structures raised by defendants 1 to 3 over their absolute property.
Accordingly, the claim of the plaintiff for mandatory injunction fails. As against defendants 4 and 5, either the plaintiffs made any allegation nor sought any relief, in which event, as pleaded by Defendants 4 and 5 in their written statement, that they are unnecessarily impleaded in this suit has to be accepted. Accordingly, this issue is answered against the plaintiffs.
Issue No.3 in O.S.No.359/1999:-
20.In the result, the suit is dismissed with costs.
Issue No.2 in O.S.No.121/2001: -
21.In the result, the suit is decreed with costs granting permanent injunction against defendants from in any interfering with the plaintiffs' peaceful possession and construction of the southern compound wall over the plaint schedule property.
Dictated to Stenographer, transcribed by him, corrected and
pronounced by me in the open Court, this the day of 28th day of April,
2017.
II Addl.Senior Civil Judge, (FTC),Guntur.
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APPENDIX OF EVIDENCE
WITNESSES EXAMINED
For Plaintiffs: For Defendants: PW.1: Jetti Rama Rao DW.1: M.Umamaheswara Rao DW.2: M.Vengala Rao
DOCUMENTS MARKED
For Plaintiffs:
Ex.A1:Registration Extract of Sale deed dt.25.7.1994 executed by Divya Poultries and Exports Ltd.,
For Defendants:-
Ex.B1:True copy of statement of Mittapalli Siva Kumar brother of Umamaheswara Rao issued by Asst., Director Dist., Survey and Land Records, Guntur. Ex.B2:Registration extract of Sale deed dt.16.12.1997 in the name of D1 Ex.B3:Registration extract of Sale deed dt.16.12.1997 in the name of D3 Ex.B4:Registration extract of Sale deed dt.16.12.1997 in the name of D2 Ex.B5: Registration extract of Sale deed in the name of DW.1 Ex.B6:Registration extract of Sale deed dt.22.1.1999 in the name of DW1
II Addl.Senior Civil Judge, (FTC),Guntur.