O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
1
IN THE COURT OF THE JUNIOR CIVIL JUDGE-CUM-JUDL.
MAGISTRATE OF FIRST CLASS: JANGAREDDIGUDEM.
Present: Sri P.Purushotham Rao, Junior Civil Judge-cum-Judicial Magistrate of First Class, Jangareddigudem. Friday, 28th day of December, 2018.
O.S.No.488/2009
Between
1. Kambhampati Veera Lakshmi, W/o. Ganga Raju, 50 years, Hindu, Female, Properties, Jangareddigudem.
2. Kambhampati Lakshmana Rao, S/o. Ganga Raju, 50 years, Hindu, Male, Properties, Jangareddigudem.
3. Kambhampati Satyanarayana, S/o. Ganga Raju, 30 years, Hindu, Female, Properties, Jangareddigudem.
4. Kambhampati Satyavathi, W/o. Sri Rama Murthy, 70 years, Hindu, Female, Properties, Jangareddigudem.
5. Kambhampati Satyanarayana, S/o. Sri Rama Murthy, 42 years, Hindu, Male, Properties, Jangareddigudem.
6. Kambhampati Lakshmana Rao, S/o. Sri Rama Murthy, 40 years, Hindu, Male, Properties, Jangareddigudem.
7. Kambhampati Kasthuri, W/o. Satyanarayana Murthy, 55 years, Hindu, Female, Properties, Jangareddigudem.
8. Kambhampati Venkata Naga Atchyutha Lakshmi Narayana Gupta, S/o. Satyanarayana Murthy, 35 years, Hindu, Male, Properties, Jangareddigudem.
9. Kambhampati Srinivas, S/o. Satyanarayana Murthy, 40 years, Hindu, Male,
Properties, Jangareddigudem. ... Plaintiffs
And
Kancharla Lakshmayya, S/o. Chellayya, Hindu, Male, 62 years, Business, Jangareddigudem. … Defendant
This suit is coming before me on 14.12.2018 for hearing in the presence of Sri M.S.N.M. Ramesh, Advocate for Plaintiff, and in the presence of Sri N. Rambabu, advocate for defendant, and having stood over for consideration till this day, this court delivered the following:
J U D G M E N T
1.This is a suit filed by the plaintiffs seeking vacant possession of ABA1 portion of plaint plan and for mandatory injunction directing the defendant for
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
2 removal of the staircase, pial, pillar and extended portion of slab constructed by the defendant in PQRS portion of plaintiffs 1 to 9, failing which the plaintiffs shall get the removal of the encroached portions and for costs of the suit.
2.The brief averments in the plaint are that:
a)Late Kambhampati Lakshmayya got the property shown as ABCD and PQRS in the plaint plan in a partition took place on 02.10.1941. As per the deed, the measurement on east is 33 yards, the measurement of the south east 12 yards, the measurement on west is 36 yards and the measurement on north is 16 yards. The northern boundary for the plaint plan property is the property of
Paladugula Lakshmayya to some extent on west and the remaining is the site left over by the family member of Kambhampati Lakshmayya for ingress and egress to the main road as there was no other way to reach the road from the plaint plan property by them. The family members of Kambhampati Lakshmayya left 9 feet width of passage site from their site starting from AB line to reach the northern road. The passage i.e., PQRS of plaint plan left over by the family members was not divided with an intention to keep it joint for the purpose of ingress and egress of all the family members. The passage/PQRS of plaint plan is the exclusive passage of the family members of the plaintiffs. No other person has any right in the PQRS passage.
b)There was a registered partition among the plaintiffs on 06.06.2003.
as per the registered partition deed the item no. 1 of plaint plan is the property fell to the share of plaintiffs 4 to 6. Item no.2 is the property fell to the share of plaintiffs 7 to 9. Item no. 3 fell to the share of plaintiffs 1 to 3 in ABCD area. The plaintiffs among themselves kept 7 feet width of passage from south to north to reach main road through PQRS. The plaintiffs took possession of their respective shares and they have been in peaceful possession and enjoyment of the same in their own right and also got some other properties under registered partition deed dt. 06.06.2003. The present suit is concerned with the portion shown as
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
3
ABCD in the plaint plan only which is shown as item no. 4 in the A-schedule. Item no. 2 in the B-schedule and item no. 2 in the C-schedule of the registered partition deed dt. 06.06.2003. All the three items are shown in the ABCDE in the plaint plan.
c)The property to the north of item no. 3 of plaint plan originally belongs to one Paladugula Lakshmayya and now it is in possession of the defendant Kancharla Lakshmayya. The plaintiffs are not awayre how the defendant got title over the property to the north of ABCD property. The defendant started constructing a building in the site to the north of ABCD. The defendant while constructing the building encroached into the site of plaintiffs 1 to 3 to a width of 4 feet on its north which is shown as ABA-1 in the plaint plan.
The plaintiffs took measurement of their site and found that the defendant encroached 4 feet width of land of the plaintiffs 1 to 3 and constructed a building in it. The defendant encroached an extent of 11 sq. yds. of site shown as
ABA1 of plaint plan of the plaintiffs 1 to 3.
d)The defendant while constructing building encroached into PQRS joint passage exclusively owned by all the plaintiffs and constructed staircase and one pillar in support of it and also pial and extended the slab area into the
PQRS portion. The plaintiffs ever since the defendant started construction have been protesting and demanding the defendant not to make any construction in
PQRS portion and not to encroach any area of plaintiffs 1 to 3. The defendant constructed staircase, pillar, pial etc., in PQRS joint lane of the plaintiffs. So, all the plaintiffs jointly filed the present suit against the defendant for removal of encroachments seeking order of mandatory injunction. The defendant by single act of construction of building also encroached into part of the site of plaintiffs 1 to 3 on their north and so the plaintiffs 1 to 3 also got cause of action to sue the defendant for removal of encroachment and for vacant possession of ABA1 area through process of law. The item no. 1 of plaint plan is the property of
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
4 plaintiffs 4 to 6. Item no. 2 of plaint plan is the property of plaintiffs 7 to 9 and item no. 3 of the plaint plan is the property of plaintiffs 1 to 3 respectively adjoining to one another, which is combinedly shown as ABCD in the plaint plan. So, as single schedule for entire property of the plaintiffs is herewith filed.
3.Per contra, the defendant filed written statement:
a)Denying all the averments in the plaint specifically and further contended that he constructed his building well within his boundaries of the property acquired buy him. He never encroached into any part of the plaintiffs site much less AB, A1 portion and PQRS as alleged by the plaintiffs. He constructed his building by obtaining necessary sanctions from his village panchayat in his own site. The plaintiffs have no right to seek for the relief of mandatory injunction for removal of staircase, pial, pillar and alleged extended portion of the slab in the area described as PQRS in the plaint plan besides removal of constructions alleged to be made in AB, A1 portion and for vacant possession of AB, A1 of the plaint plan.
b)He further submitted that the area shown as PQRS in the plaint plan is not the joint and exclusive portion of the plaintiffs and the area shown as AB,
A1 is the exclusive property of defendant and the plaintiffs have no right to seek for any relief. Either himself or his predecessor in interest are not a party to the partition deed of the plaintiffs either in the year 1941 or 2003. Therefore, even if there are any recitals adverse to him, they are not binding on him. Himself and his predecessors in interest had and have been in continuous peaceful and uninterrupted possession of the property and therefore, the defendant has perfected his title to the property covered under the registered settlement deed
dt. 15.04.1992 under which he acquired the property and therefore, the plaintiffs
are not entitled to seek for any relief in respect of the plaint schedule property.
c)The defendant further submitted that there is no cause of action to file the suit and the alleged cause of action is not correct. He reserves his right to
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
5 file additional written statement as and when new facts are came into light. The valuation of the plaint is not correct and the suit has to be dismissed on this ground alone. The plaint schedule and plaint plan are not correct and the plaintiffs did not come to the court with clean hands. His name was wrongly mentioned in the plaint as Kancharla Lakshmayya instead of Kancharla
Lakshmana Rao. Prayed to dismiss the suit with costs.
4.Upon perusal of pleadings and documents filed the following
Issues are framed for trial.
1.Whether the plaintiffs are entitled for vacant possession of the plaint schedule property as prayed for? and
2.Whether the plaintiffs are entitled for mandatory injunction as prayed for?
3.To What relief?
5.During course of trial, on behalf of the plaintiff, PWs1, 2 are examined and Exs. A1 to A3 marked. On behalf of defendant, DW1 was examined and Exs. B1 to B3 marked.
6.Heard arguments on both sides. The defendant filed written arguments.
FINDINGS:
7.ISSUE NO.1:
a)It is the pleadings of the plaintiff that in the registered partition deed executed on 06.06.2003, item no. 1 fell to the share of plaintiffs 4 to 6. Item no. 2 fell to the share of plaintiffs 7 to 9. Item no. 3 fell to the share of plaintiffs 1 to
3. In the ABCD area the plaintiffs among themselves they got 7 feet width of passage from south to north to reach the main road through PQRS.
b)It is also pleadings of the plaintiffs that the property to the north of item no. 3 of Plaint Schedule Property originally belongs to one Late Paledugula
Laxmaiah which is now in possession of Kancharla Laxmaiah i.e. defendant. The defendant started constructing building in the site to the north of ABCD proper try. The defendant encroached into site of plaintiffs 1 to 3 to a width of 4 feet on
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
6 its north which is shown as ABA1 in the plaint plan and constructed building in it by encroaching 11 square yards. The defendant encroached into PQRS joint passage exclusively own by all the plaintiffs and constructed a stair case and one pillar in support of staircase and also pial and extended the slab area into the PQRS portion.
c)The relief sought by the plaintiffs are (1) orderi9ng for vacant possession of ABA1 portion by the defendant to the plaintiffs (2) mandatory injunction directing the defendant for removal of the stair case, pial, pillar and extended portion of slab constructed by defendant in PQRS portion of plaintiffs 1 to 9.
d)It is the main argument of the defendant that the suit for possession and mandatory injunction is not maintainable without seeking relief of declaration of title by the plaintiff. He placed reliance on the judgment in the case between Ananthala Sudharkar v. P. Buchi Reddy (Died) by LRs and
Others (2008 4 SCC 594).
e)On behalf of plaintiffs PWs 1, 2 are examined. Ex.A1 to A3 marked.
On behalf of defendant, DW1 examined and Exs. B1 to B3 marked. Ex. B1 is marked through PW1. It is registered sale deed dt. 22.01.1929.
f)2nd plaintiff examined as PW1. PW1 in his cross examination admitted that contents of Ex.B1 are true. He further admitted that defendant can approach main road from western side only and there is no way on eastern side. He also admitted that 1st item in Ex.B1 consists of 437 sq. yds. and 2nd item consists of 355 sq. yds. of vacant site. He further admitted that on east and north of his site there was land of P. Laxmaiah. He further admitted that K. Laxmaiah has acquired the property in Ex.B1 and such property is subject matter of Ex.A1,
A2. He further admitted that plaint schedule property on north is bounded by the defendant and that he has not mentioned in the plaint schedule that northern
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
7 side is a road. He further admitted that in Ex.A2 the total extent is shown as 1071.3 sq. yds. and it is not recited in Ex.A2 how the total land is acquired by K.
Laxmaiah. He also admitted that defendant has got land on west of point A shown in the plaint plan. He further admitted that as Ex.B1, the northern boundary of 2nd schedule for 355 sq. yds. is shown as way passing from west to north.
g)6th plaintiff examined as PW2. PW2 in his cross examination admitted that the present suit pertains to the land purchased by his grandfather late Kambampati Lakshmaiah in the year 1929. He further admitted that there are two schedules in the said document. 1st schedule is to an extent of 437 sq.
yds. and 2nd schedule is 355 sq. yds., totaling 792 sq. yds. He further admitted that as per the sale deed executed in 1929 for the 1st schedule the northern boundary is shown as compound wall of Kancherla Lakshmaiah/defendant. He further admitted that he has not perused the plaint plan till today. He does not know the total extent of plaint schedule property but he knows the share of his land i.e., 134 sq. yds.
h)It is the contention of the plaintiff that defendant encroached into the site of plaintiffs 1 to 3 to a width of 4 feet on its north. It is shown as ABA1 in the plaint plan. Item no. 3 of plaint plan fell to the share of plaintiffs 1 to 3 i.e., c- schedule/item no. 2 in the registered partition deed dt. 06.06.2003.
i)Plaintiff has to prove that he was in possession of ABA1 portion of plaint plan and that defendant encroached to a width of 4 feet on its north. As per the document Ex.A1, the extent of ABCD is 483 sq. yds. as per Ex.A2 the
ABCD is 382 sq. yds. The southern and eastern side boundary of Ex.A1, A2 are tallying with each other as well as southern side. But as per Ex.A2 the linear measurements to western side is 34.3 yards. As per Ex.A1, it is 36 yards but the plain shown by the plaintiffs it is 33 yards on the western side. So, there is suppression of material fact on the face of plaint plan itself. It is the contention of
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
8 defendant that plaint plan is not correct. Hence, the contention of defendant is tenable.
j)It is the admission of PWs 1 and 2 that total extent of land purchased by Khambampati Lakshmaiah in Ex.B1 is 792 sq. yds. and the extent of
Ex.A1 is not tallying with Ex.B1. So, there is clear cloud on the title of the plaintiffs itself.
k)The learned counsel for the defendant relied upon a decision reported in 2012 (4) ALT 569 at para 41, 42.
41. Hence whether the defendants could claim protection under Section 43 of the Transfer of Property Act, when the plaintiff did not file any suit for cancellation of Ex.B1 sale deed; Whether he can say that it is a void document after a period of 22 years; Whether he can argue that no consideration was passed thereunder or that there was an oral agreement between the parties contra to the recitals of Ex.B1; Whether he can dispute the recitals of Ex.A.29 and Ex.B.1 in the absence of any specific plea; Whether revenue authorities have passed orders without following due procedure or principles of natural justice, as alleged by the defendants. These are the important questions that arise for consideration. Thus, it is clear that there is serious title dispute between the parties. However above referred questions cannot be answered in a simple suit for injunction. I am convinced that there is a serious dispute with regard to the title of the property and this Court has to follow the decisions of the Apex Court and the Apex Court, in the above referred case, has categorically held that in the case where there is a serious dispute with regard to the title, the parties have to file a suit for declaration of title. I hold accordingly.
42. Since the relief of declaration is not sought and since there is no pleading with regard to oral agreement that Ex.B.1 is a nominal document though in certain circumstances where the stand of one another is clear and there is sufficient evidence to decide the issues and where consequential findings have to be given, probably in those circumstances in the absence of any plea the Court may consider the evidence and decide the real dispute between the parties. But, as it is observed in the above para when the plaintiff has not pleaded seeking declaration of his title and the suit is filed for bare injunction the Courts are not bound to examine the complicated issues in detail.
l)In view of the above discussion, the plaintiff is not entitled for recovery of possession as prayed for. Hence, issue no.1 is answered against the plaintiffs.
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
9
8.ISSUE NO. 2:
a)It is the contention of the plaintiff that defendant constructed stair case, pial, pillar and extended portion of slab in PQRS portion of plaint plan. So, it is the burden on the plaintiff to show that he has got title or right over PQRS passage and constructions were made by the defendant in it. As per Ex.B1 item no. 1 eastern side boundary is 33 yards site of Padmanabhuni Jagannadham site and house which is sold to Khambati Lakshmaiah. As per the admission of
PWs 1, 2 the extent of Ex.A1 is not correctly tallying with Ex.B1. So, there is no cloud on the title of the plaintiff. The plaintiff has to prove by documentary evidence that defendant has constructed staircase, pial and slab by encroaching into PQRS passage.
b)The learned counsel for defendant relied upon a decision reported in 2014 (6) ALT 813 at para 10, 11.
10. The very fact that the relief of perpetual injunction, that too, for removal of an existing structure, discloses that the defendants in such a suit had already assumed possession and made construction. It is only when the Court holds that the person who made the construction, which is sought to be removed, did not have the right upon it, that the relief of mandatory injunction can be granted as a consequential step. Unless the question as to the mutual rights of the parties vis--vis the property, on which the construction which is said to be removed is raised, the whole adjudication becomes imperfect.
11. Things would have been different altogether, had the appellants herein not disputed the claim of the respondents that EFGC is a public lane. When the appellants categorically stated that there is no such lane and the said portion is part of their lane, it was obligatory on the part of the respondents to seek the relief of declaration, in that behalf. The trial Court ought not to have undertaken adjudication unless such a declaration was prayed for.
c)He also relied upon another decision reported in 2012 (4) ALT 569 at para 37.
37. Reliance has also been placed on the judgment in the case between Anathula Sudhakar v. P. Buchi Reddy (Dead) by LRs and others, 2008 4 SCC 594wherein the Apex Court formulated general principles as to when a mere suit for permanent injunction will lie, and when it is necessary to file a suit for declaration and/or possession with injunction as a consequential relief, which are as follows:-
(a) Where a cloud is raised over plaintiff's title and he does not have possession, a suit for declaration and possession, with or without a
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
10 consequential injunction, is the remedy. Where the plaintiff's title is not in dispute or under a cloud, but he is out of possession, he has to sue for possession with a consequential injunction. Where there is merely an interference with plaintiff's lawful possession or threat of dispossession, it is sufficient to sue for an injunction simpliciter.
(b) As a suit for injunction simpliciter is concerned only with possession, normally the issue of title will not be directly and substantially in issue. The prayer for injunction will be decided with reference to the finding on possession. But in cases where de jure possession has to be established on the basis of title to the property, as in the case of vacant sites, the issue of title may directly and substantially arise for consideration, as without a finding thereon, it will not be possible to decide the issue of possession.
(c) But a finding on title cannot be recorded in a suit for injunction, unless there are necessary pleadings and appropriate issue regarding title [either specific, or implied as noticed in Annaimuthu Thevar (AIR 2005 SC 4004)]. Where the averments regarding title are absent in a plaint and where there is no issue relating to title, the court will not investigate or examine or render a finding on a question of title, in a suit for injunction. Even where there are necessary pleadings and issue, if the matter involves complicated questions of fact and law relating to title, the court will relegate the parties to the remedy by way of comprehensive suit for declaration of title, instead of deciding the issue in a suit for mere injunction.
(d) Where there are necessary pleadings regarding title, and appropriate issue relating to title on which parties lead evidence, if the matter involved is simple and straight-forward, the court may decide upon the issue regarding title, even in a suit for injunction. But such cases, are the exception to the normal rule that question of title will not be decided in suits for injunction. But persons having clear title and possession suing for injunction, should not be driven to the costlier and more cumbersome remedy of a suit for declaration, merely because some meddler vexatiously or wrongfully makes a claim or tries to encroach upon his property. The court should use its discretion carefully to identify cases where it will enquire into title and cases where it will refer to plaintiff to a more comprehensive declaratory suit, depending upon the facts of the case.
d)Hence, the mandatory injunction without the relief of declaration is not maintainable in the circumstances of the case. Hence, plaintiffs are not entitled for mandatory injunction. Hence,suit is dismissed.
9.ISSUE NO. 3:
In the result, the suit is dismissed. No costs.
Typed to dictation to the Stenographer, corrected and
pronounced by me in the open court on this the 28th day of December, 2018.
JUNIOR CIVIL JUDGE-CUM-
JUDL. MAGISTRATE OF FIRST CLASS
JANGAREDDIGUDEM.
O.S.No. 488/2009, Dt. 28.12.2018, JCJ, JRG
11
APPENDIX OF EVIDENCE
WITNESSES EXAMINED
FOR PLAINTIFF: FOR DEFENDANT: PW1: T. Lakshmana Rao.DW1: K. Nataraj. PW2: K. Lakshmana Rao.
DOCUMENTS MARKED
FOR PLAINTIFF: Ex.A1: Original registered partition deed dt. 02.10.1941. Ex.A2: Original registered partition deed dt. 06.06.2003. Ex.A3: Certified copy of registered sale deed dt. 08.10.1919. FOR DEFENDANT: Ex.B1: Certified copy of registered sale deed dt. 22.01.1929.
Ex.B2: CC of registered sale deed dt. 08.10.1919 executed by Paladugula Lakshmayya and his son in favour of Paladugula Rathamma. Ex.B3: CC of registered settlement deed dt.15.10.1992 executed by Kancherla Gurramma in favor of Kancherla Lakshmayya.
J.C.J.-CUM-J.M.F.C.