1
AS No.22/2019, dt.22.04.2024.
IN THE COURT OF THE I ADDL. DISTRICT JUDGE AT
KOTHAGDUEM
MONDAY, THIS THE 22 nd DAY OF APRIL, 2024
PRESENT: Dr. M. SHYAM SREE,
I ADDL. DISTRICT JUDGE,
KOTHAGUDEM.
AS No.22 of 2019
Between:
Smt. Thummala Suguna, W/o Vivek Rama Rao, Age: 65 years, Occu: Retired Employee, R/o H.No.13-1- 67/9/9, Plot No.181, Avanthi Nagar, Mothi Nagar, Hyderabad.
…Appellant/Respondent
And
Smt. Kothuru Chandra Kala, W/o Sanjeeva Rao, Age: 55 years, Occu: Business, R/o H.No.10-6-76, Near Parvathi Devi Hospital, Netaji Market, Kothagudem, Khammam. …Respondent/Petitioner
Against Judgment and decree passed in OS No.456 of 2010
dated 07.06.2019 by Addl. Senior Civil Judge, Kothagudem.
Between:
1Smt. Kothuru Chandra Kala, W/o Sanjeeva Rao, Age: 55 years, Occu: Business, R/o H.No.10-6-76, Near Parvathi Devi Hospital, Netaji Market, Kothagudem, Khammam.
…Plaintiff 2
AS No.22/2019, dt.22.04.2024.
And
Smt. Thummala Suguna, W/o Vivek Rama Rao, Age: 65 years, Occu: Retired Employee, R/o H.No.13-1- 67/9/9, Plot No.181, Avanthi Nagar, Mothi Nagar, Hyderabad.
…Defendant
This appeal is coming on 12.02.2024, before me for a final hearing in the presence of Sri S.R. Narasimha Reddy, advocate for the appellant, and of Sri G.V. Prasad, advocate for respondent; and upon perusal of the material papers on record and the case having been heard and stood over for consideration till this day; this court delivered the following judgment:
:: J U D G M E N T::
1.The appellant/defendant preferred this appeal against the judgment and decree passed by the Addl. Senior Civil Judge,
Kothagudem in OS No.456 of 2010 dated 07.06.2019 and the factual matrix leading to the filing of the appeal is, as follows:
For the sake of convenience and discussion, both the parties are referred to as plaintiff and defendant, as arrayed in the suit,
before the lower Court.
3
AS No.22/2019, dt.22.04.2024.
The plaintiff filed the suit for passing decree of specific performance of agreement of sale, dated 14.08.2009, directing the defendant to execute sale deed for the suit schedule property, which is dilapidated tiled house bearing NO.7-3-51/1, with its appurtenant site to an extent of 400 sq. yards, situated at Medara Basthi,
Kothagudem of Khammam District, bounded by municipal road on four sides, alternatively, for damages, with costs of the suit.
(i) The case of the plaintiff from the plaint averments are as follows:
The defendant is the owner and possessor of the dilapidated tiled house bearing H.No.7-3-51/1 with its appurtenant site to an extent of 400 sq. yards, situated at Medara Basthi,
Kothagudem of Khammam District, i.e., the suit schedule property.
The defendant proposed to alienate the suit schedule property for her family needs. The plaintiff offered to purchase the suit schedule property for a total sale consideration of Rs.4,10,000/- and the defendant accepted the rate and entered into agreement fo sale on 14.08.2009 and received Rs.98,000/- from the plaintiff towards earnest amount of the sale consideration and acknowledged the same in the agreement. It is mentioned that as per the terms of the 4
AS No.22/2019, dt.22.04.2024.
agreement of sale, the plaintiff had to pay Rs.3,12,000/- at the time of registration of the sale deed and to take possession of the suit schedule property. Subsequently, the plaintiff expressed her readiness to perform the job on her part under the agreement of sale. The defendant has been postponing the same on one or the other pretext, with an ill intention to avoid the agreement. That after entering into the agreement of sale with the plaintiff, the market value of the land in the locality had been increased. That the plaintiff came to know that the defendant was making efforts to sell the suit schedule property to third parties at higher rate, with an intention to gain wrongfully8, by suppressing the agreement of sale in favour of the plaintiff. Immediately, after knowing the ill intention of the defendant, the plaintiff made every effort and conversed through telephone as the defendant was away from Kothagudem since the date of agreement of sale. The defendant was evading to entertain the plaintiff. Inspite of the expression of readiness and intention to pay the balance sale consideration and get registered sale deed in her favour. The defendant is not evincing any interest to perform the job on her part under the agreement of sale. The plaintiff mediated through mediators, but invain. The plaintiff is ready to pay the entire balance sale consideration and get the 5
AS No.22/2019, dt.22.04.2024.
registered sale deed in her favour for the suit schedule property with defacto delivery of possession. The defendant, with dishonest intention and to defraud the plaintiff, is making hectic efforts to sell the suit schedule property at higher rate. The defendant is not coming forward for execution of the registered sale deed in favour of the plaintiff and vexed with her attitude, the plaintiff got issued legal notice on 19.03.2010, demanding the defendant to execute registered sale deed in favour of the plaintiff for the suit schedule property. Inspite of the knowledge of the legal notice got issued by the plaintiff, the defendant is making efforts to dispose of the property to third parties. Cause of action arose on and from 14.08.2009 when the defendant executed agreement of sale in favour of the plaintiff and on all subsequent dates of demands made by the plaintiff for execution of the registered sale deed and on 19.03.2010 when the plaintiff got issued legal notice.
(ii) Case of the defendant from written-statement:
The defendant has filed a written statement admitting that she is the owner and possessor of house bearing H.NO.7-3-51/1 along with its appurtenant site to an extent of 400 sq. yards, situated at Medara Basthi of Kothagudem Town and it is a tiled house. It is 6
AS No.22/2019, dt.22.04.2024.
denied that the house is in dilapidated condition. It is also admitted that the defendant proposed to alienate the said house and offered the plaintiff to purchase the same for a consideration of
Rs.4,10,000/- and the defendant accepted the rate and entered into an agreement of sale on 14.08.2009. It is denied that the defendant received Rs.98,000/- from the plaintiff towards earnest amount of the sale consideration on the same day and acknowledged the same in the agreement. It is mentioned that it is false to allege that the plaintiff has to pay Rs.3,12,000/- at the time of registration of the sale deed and to take possession of the said house property. That the plaintiff did not pay any amount to the defendant towards advance amount. As per the alleged agreement, the vendee is paying the vendor, advance of Rs.98,000/-, by way of demand drafts each Rs.49,000/- bearing No.158918, SBI dated 14.08.2009,
Kothagudem and 158919, dated 14.08.2009, but the said aspect is not mentioned in the plaint. The said demand drafts are issued to the defendant towards discharge of debt payable by one Kodumuri
Satyanarayana to the defendant and the said demand drafts are not concerned to the present case. It is false that the defendant has been postponing performance of her contract. It is also to alleges that the plaintiff came to know that the defendant is marking efforts 7
AS No.22/2019, dt.22.04.2024.
to sell the suit schedule property to third parties at higher rate suppressing the agreement of sale with an ill intention to gain wrongfully. It is denied that the plaintiff made efforts and conversed through telephone with the defendant as she was away from
Kothagudem and that the defendant is evading to entertain the plaintiff. It is false that the defendant is not coming-forward for execution of the registered sale deed in favour of the plaintiff. It is not true that the plaintiff got issued legal notice, dated 19.03.2010 demanding the defendant to execute registered sale deed in favour of the plaintiff for the suit schedule property and inspite of having knowledge of the notice, the defendant has been making hectic efforts to dispose of the property to third parties. As per the sale agreement, the balance amount i.e., Rs.3,12,000/- is to be paid to the vendor within two months time, which is actually expired on 13.10.2009. The plaintiff failed to mention as to why she kept quite for all these days. The plaintiff got created the alleged cause of action for filing of the suit. The agreement of sale is not maintainable at law and the suit si liable to be dismissed and it is prayed to dismiss the suit with costs.
8
AS No.22/2019, dt.22.04.2024.
2.The trial Court, based on the above pleadings, framed the following issues for trial:
1. Whether the plaintiff is entitled for specific performance of agreement of sale, dated 14.08.2009 ?
2. Whether the plaintiff is entitled for damages as prayed for ?
3. To what relief?
3.During the trial, on behalf of the plaintiff Pws.1 and 2 are examined and Exs.A.1 to A.4 are marked. On behalf of the defendant, Dws.1 and 2 are examined.
4.The trial Court, on hearing both sides and on appreciation of the oral and documentary evidence adduced by both parties, the suit is decreed with costs in favour of the plaintiff, directing the plaintiff to deposit an amount of Rs.3,12,000/- i.e., the balance sale consideration within a period of two months and on such deposit, the defendant is directed to execute registered sale deed in favour of the plaintiff in respect of the suit schedule property, within one month, failing which the plaintiff can approach the court for getting registered sale deed executed through process of law.
9
AS No.22/2019, dt.22.04.2024.
5.Aggrieved by the judgment and decree of the trial
Court, the appellant/defendant have preferred this appeal contending inter alia that the judgment of the lower court is contrary to Law, equity, and facts and the lower court did not appreciate the documents of both the parties properly on the following grounds:
(i) The lower court failed to appreciate that fact that, the alleged agreement of sale which was pressed in to the service by the respondent/plaintiff is essence of time and the respondent/plaintiff wailfully failed to plead in her plaint of the above factum and inspite of pleadings by the appellant/defendant, the judgment is silent on the above aspect.
(ii) The appellant submits that, the court below inspite of a clear pleading in the written-statement, that the alleged agreement of sale undated is executed by this appellant/defendant on 14.08.2009 has to be concluded by way of registration of sale deed within 2 months from the date of it s execution 14.08.2009 and failed to frame an issue on the aspect of “whether the agreement of sale is essence of time” as pleaded by this appellant and without going into 10
AS No.22/2019, dt.22.04.2024.
the above aspect, passed the decree in favour of the respondent which is not only bad in law and also against the facts on record and also pleadings.
(iii) Appellant submits that, the respondent who filed the suit
before the court below grossly failed to show that, within the period
of enforcement of agreement of alleged deed, dt.14.08.2009, she is ready to perform her part of obligation therein, thereby estopped of filing specific performance suit, after lapse of period of agreement.
(iv) The appellant submits that, the date of alleged agreement of sale is dt.14.08.2009 and the same is essence of conclusion within 2 months from the date of execution and the respondent/plaintiff grossly failed to lead sufficient evidence and also produce documents as to issuance of notice on 19.03.2010, after lapse of more than 7 months, the court below out to have dismissed the suit filed by the respondent/plaintiff, for non adherence of the obligations on her part in respect of agreement of sale, and decreed the suit without justification.
(v) The appellant submits that, the respondent/plaintiff deliberately failed to produce cogent and coherent reasons as to why she kept quite for 7 months to issuance of the notice of specific performance and her pleadings of mediation and other allegations 11
AS No.22/2019, dt.22.04.2024.
are not proved by her by producing proper evidence before the court below and the court below grossly8 erred in decree in the suit of specific performance, when the time is essence of the agreement of sale.
(vi) The appellant submits that the respondent/plaintiff grossly failed to prove as to her readiness to perform her part of obligation in respect of the agreement of sale dt.14.08.2009 with the appellant, even as per her pleadings, as such the judgment of the court below is bad in law and facts and liable to be set aside.
6.This court heard the arguments of the learned counsels appearing for the appellant/defendant and the Respondent/plaintiff.
7.The point that arises for determination, are as follows:
1. Whether the plaintiffs are the owners of the suit
schedule property, and if, so, are they entitled to the
declaration and consequential relief of recovery of
possession and a perpetual injunction directing the
defendants not to alienate the suit schedule property and
mesne profits there on ?
2. Whether there are any valid grounds to interfere
with the judgment and decree passed by the trial court?
12
AS No.22/2019, dt.22.04.2024.
3. To what relief?
POINT No.1:-
8.Originally the suit was filed seeking specific performance of agreement of sale alleging that the plaintiff agreed to purchase the schedule property for a sum of Rs.4,10,000/- out of which
Rs.98,000/- was paid towards earnest amount, though the plaintiff expressed her readiness the defendant avoided to receive the balance of sale consideration and procrastinate the execution of registered sale deed, so the plaintiff approached the court by way of this suit.
9.The defendant in his written statement admitted that she was the owner of the suit schedule property and had entered into the agreement of sale dated 14.08.2009 with the plaintiff, but she did not receive the earnest amount of Rs.98,000/- and it was alleged that the D.Ds for an amount of Rs.98,000/- which were mentioned in the agreement of sale were given by the plaintiff towards the discharge of debt payable by one Kodumuri Satyanarayana but not towards the earnest amount of agreement of sale.
13
AS No.22/2019, dt.22.04.2024.
10.At the out set the defendant had admitted the execution of the sale agreement, dated 14.08.2009, but alleges that the amount mentioned in the said agreement was not received by her towards earnest amount.
11.However, the plaintiff who had approached the court seeking the discretionary relief, to establish the claim made by her got examined herself as PW.1 and deposed that she studied up to 2nd class and she can put only signature, she cannot read and write
English and Telugu and she also do not know the numbers, so, the plaintiff is nothing less than a illiterate. Therefore, she stated that she is not aware whether the date of agreement of sale was mention in Ex.A.1 or not but she is aware that she had filed the present suit as the defendant refused to execute a registered sale deed in her favour and the defendant had denied the payment of earnest money by way of two D.Ds for Rs.49,000/- each. She was also aware that later the defendant had denied the execution of agreement of sale under Ex.A.1 and denies that she has no capacity to pay the earnest money so also the balance of sale consideration.
14
AS No.22/2019, dt.22.04.2024.
12.It is her testimony that the attestors of Ex.A.1 (i.e.)
Narmada and Saroja are the daughters of the defendants. So, the plaintiff had examined a 3rd party who had drawn the D.Ds for
Rs.49,000/- each from SBI, Kothagudem Branch on the day of execution of agreement of sale which was given by the plaintiff to the defendant in his presence. He too testified that the attestors of
Ex.A.1 are the daughters of the defendant, though the plaintiff had asked the PW.2 to attest the document, the daughters of the defendant had come forward to act as witnesses to the agreement of the sale/Ex.A.1 and it is his version that he discontinued the 2nd year of graduation and he is aware that there is the date was not mentioned in Ex.A.1 and it does contain his signature, but he is clear in his testimony that he had given the D.Ds to the plaintiff and the same were given to the defendant in his presence and the same were obtained by him in the name of defendant though he was not able to say the serial numbers of D.Ds’.
13.The plaintiff not only examined herself and also the person who had drawn the D.Ds for Rs.98,000/- but also filed the original agreement of sale alleged to have executed in his favour for the perusal of this court. As stated by the plaintiff, initially the 15
AS No.22/2019, dt.22.04.2024.
defendant had admitted the execution of the sale agreement in favour of the plaintiff but denied the receiving of the earnest money mentioned therein. But, later the defendant had come with a plea that the defendant had not executed the agreement of sale and it was a created one and in support of the plea she had examined
DW.2/advocate who had filed the written statement on behalf of the defendant NO.1 initially. It was her testimony that the defendant had instructed her to deny the execution and also the relief sought by the plaintiff but when the contents of the written statement and chief affidavit were typed, in advertently missed to type “not” and the missing of not is only typing mistake and it is not the pleading of the defendant and she never admitted the execution of agreement of sale. Whereas in her cross-examination she admitted the defendant in this suit signed on the written statement and after verifying, she declared that the contents of the written state are true and correct to best of her knowledge, belief and on information she had put her signature on the written-statement and further admitted that the written-statement was filed on 17.12.2012 and the affidavit in lieu of examination was filed in the year 2013 and the same was prepared and signed by the defendant after the verification of another advocate.
16
AS No.22/2019, dt.22.04.2024.
14.At this juncture, it is necessary to reproduce the exact verbatim used in the written statement. At para No.3 it was mentioned as “It is true that the defendant has proposed to alienate the above said house property and offered the plaintiff to purchase the same for a consideration of Rs.4,10,000/- and the defendant accepted the rate of and entered into an agreement of sale on 14.08.2009. But, it is absolutely false to allege that the defendant received Rs.98,000/- from the plaintiff towards earnest amount of the sale consideration on the same day and acknowledged the same in the agreement. It is also equally false to allege that the plaintiff shall have to pay Rs.3,12,000/- at the time of registration of the sale deed and take possession of the said house property. It is submitted that the plaintiff did not pay any amount to the defendant towards advance amount. No consideration was passed by the plaintiff to defendant”.
In Ex.A.1/sale agreement produced by the plaintiff it was alleged that the vendee is paying to vendor as advance of
Rs.98,000/- by way of Demand Drafts each Rs.49,000/- bearing
No.158918, SBI, Dt.14.08.2009, Kothagudem and 158919,
Dt.14.08.2009. But, the same was not mentioned in the plaint.
17
AS No.22/2019, dt.22.04.2024.
Further, the said D.Ds issued to the defendant towards the discharge of debt payable by one Kodumuri satyanarayana to the defendant.
The said D.Ds are unconcerned to the present case proceedings”.
15.After going through this admission made by the defendant in the written-statement the evidence of DW.2 that the “not” was missing in the written-statement prepared by her does not fit to terminology used there in nor the case facts and on the face it can be said that it was a after thought. The clear admission was made by the defendant in his written-statement as to the execution of the agreement of sale, further she raised an allegation as to the non passing of consideration under Ex.A.1.
16.The defendant who was examined as DW.1 admitted in his cross-examination that the plaintiff had filed criminal case with regard to the Ex.A.1 transaction against her and further that she knew Md.Abith Hussain with whom she got acquaintance through her younger brother, but she did not know his designation nor have any transactions with him. She denied that she had executed a registered GPA in his favour and that he had filed a petition along with the Vakalath through his counsel on her behalf and that the 18
AS No.22/2019, dt.22.04.2024.
plaintiff had filed a criminal case against the said Md. Abith Hussain and she is also unaware that the said Abith Hussain had filed a quash petition before the Hon’ble High Court to delete his name in the array of the accused in the criminal case filed by the plaintiff stating that he is no way connected with the suit schedule property and the same was allowed by the Hon’ble High Court and she is not aware whether he had come to this court after quash petition was allowed to pursue this case. She expressed her ignorance in whose favour she had executed a General Power of Attorney.
17.The nature of the defendant from day of filing of the written-statement till giving her evidence is not consistent nor she stuck the one defence, she keeps on changing her version and given different versions as to the transaction under Ex.A.1., Where the plaintiff had not only examined herself but also the person who had drawn out the D.Ds in the name of the defendant, but still the defendant intend to deny the execution of the agreement of sale though it was not her initial defence taken. The defendant have every opportunity and chance to send not only her signature but also the signatures of her daughters who were alleged to be the attestors of the Ex.A.1/Agreement of sale. When both Pws.1 and 2 19
AS No.22/2019, dt.22.04.2024.
stated that the witnesses on Ex.A.1/Agreement of sale were the daughters of the defendant, she had not even chose to examine any of them on her behalf.
18.Further, she has narrated an un-connected story that
Rs.98,000/- received by her under Ex.A.1 was towards the debt payable by one K. Satayanarayana. It is not brought on record who the said Satyanarayana was and the relation between the plaintiff and the Satyanarayana and her obligation to repay the said debt.
The agreement itself speaks that the it was agreed for selling of the suit schedule property which the defendant knew the same was even admitted by her in written-statement that she owns the schedule property and she proposed to alienate the suit schedule property to the plaintiff for a consideration of Rs.4,10,000/- which was the exact terms mentioned in the agreement, therefore, it can be held that without any doubt that the entire defence put up by the defendant is nothing but false.
20
AS No.22/2019, dt.22.04.2024.
19.In this appeal it is the main ground that was taken by the appellant that the time is the essence of the contract which point was ignored by the trial court. At this juncture it is relevant to discuss the legal position laid by the Hon’ble Apex court in Civil
Appeal Nos.7254-7256 of 2002 and Contempt Petition ©
No.28-29 of 2009 between Saradamani Kandappan Vs. S.
Rajalakshmi and others
It was further observed that “The intention to make time stipulated for payment of balance consideration will be considered to be essence of the contract where such intention is evident from the express terms or the circumstances necessitating the sale, set out in the agreement. If for example, the vendor discloses in the agreement of sale, the reason for the sale and the reason for stipulating that time prescribed for payment to be the essence of the contract, that is, say, need to repay a particular loan before a particular date, or to meet an urgent time bound need (say medical or educational expenses of a family member) time stipulated for payment will be considered to be the essence. Even if the urgent need for the money within the specified time is not set out, if the words used clearly show an intention of the parties to make time the 21
AS No.22/2019, dt.22.04.2024.
essence of the contract, with reference to payment, time will be held to be the essence of the contract”.
20.Therefore, the conditions stipulated in the agreement are of paramount importance to know the intention of the parties who entered into the agreement. As seen from the Ex.A.1 except mentioning that the balance amount of Rs.3,12,000/- is to be paid to the vendor at the time of notary or registration within two months time, the vendor also agreed same terms. This is a common condition which makes part of every sale agreement but there is no specific clause stipulated in the agreement to know the intention of the parties, further more, if there is lapse on the part of the plaintiff in fulfilling her part of contract, then the defendant will have the defence to show that the plaintiff was not ready to perform the contract in terms of the agreement, but in the present suit the plaintiff was very much ready to pay the balance of sale consideration. Ex.A.4 statement of account of the plaintiff for the year 2009-10 shows that in the month of November, 2009 an amount of Rs.2,52,200/- was credited to her account. It is not the case of the defendant that immediately after expiry of 2 months i.e., 22
AS No.22/2019, dt.22.04.2024.
after 14.10.2009 she issued a notice to the plaintiff cancelling the agreement of sale. As already discussed the defendant was not clear in the defence taken by her. She tried to put up every possible defence she could but all in futile. Where as the plaintiff was successful in establishing her case making herself entitle to the discretionary relief.
POINT NO.2:
21.In view of the above discussion, this court of the considered opinion that there are no valid grounds to interfere with the finding of the trial court. As such, the appellant/defendant is not entitled to any of the reliefs as sought. Hence, the appeal is liable to be dismissed.
23
AS No.22/2019, dt.22.04.2024.
POINT NO.3:
IN THE RESULT: The appeal is dismissed by confirming the judgment and decree passed by the learned Addl. Senior Civil Judge,
Kothagudem, dated 07.06.2019 in OS No.456 of 2010. Both parties shall bear their own costs.
Dictated to the Stenographer Grade-III, transcribed by
him, corrected, and pronounced by me in the open court on this the 22nd day of April, 2024.
I Additional District Judge Kothagudem
:: APPENDIX OF EVIDENCE::
-Nil-
I Additional District Judge Kothagudem