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IN THE COURT OF THE VI ADDL. JUDICIAL MAGISTRATE OF FIRST
CLASS-CUM-VI ADDL. JUNIOR CIVIL JUDGE AT LB NAGAR, R.R.DISTRICT
Present:Ms. Shraddha Sehgal, VI Addl. Junior Civil Judge-Cum VI Addl. Judicial Magistrate of First Class at L.B. Nagar
MONDAY, THIS THE 30TH DAY OF SEPTEMBER, 2024
ORIGINAL SUIT No. 488 of 2018
Between:-
Sama Ganesh Reddy S/o. Narsimha Reddy, Aged about 62 years, Occ: Business, R/o. Plot No. 21 & 22, Tirumala Hills, Asmanghad, Malakpet, Hyderabad. …Plaintiff
A N D
R. Sudershanamma W/o. Pandurangam, Aged about 59 years, Occ: Household, R/o. H.No. 15-5-500, Osman Shahi, Hyderabad. … Defendant
This suit is coming before this Court on 09.09.2024 for final hearing in the presence of Sri B. Vijaya Simha Reddy, Learned Counsel for the Plaintiff, M/s Mirza Safiull Baig, Sir N. Chandra Sekhar Goud,Learned Counsel for the De- fendant and having been heard and having stood over for consideration this court delivered the following:-
::J U D G M E N T::
1.This suit is filed by the Plaintiff praying this Court to direct the Defendant to execute a Registered Sale Deed in respect of Plot bearing No. 150, 151, 152 and 153 admeasuring 800 Square yards in Survey Nos. 520, 521 and 522 of
Nadergul Village, erstwhile Saroornagar Mandal, now comes under Balapur
Mandal, Ranga Reddy District bounded by North: 25’ wide road, South: Plot
No. 149, East: 30’ wide road and West: Plot No. 154, 155, 156 & 157 (here- inafter referred to as ‘Suit Schedule Property’) in favour of the Plaintiff con-
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2 of 14 veying clear and marketable title to the Plaintiff and in default thereof, to exe- cute the Registered Sale Deed in favor of the Plaintiff through Court in view of the alleged Agreement of Sale dated 15.12.2003.
2.The brief averments of the plaint are that:
(i) It is submitted that the Defendant purchased the Suit Schedule Property under a Registered Sale Deed bearing Document No. 713/1997 dated 15.02.1997 from its original owners M. Srisaila Mallikarjuna Reddy and oth- ers through their GPA holder S. Ganesh Reddy i.e., the Plaintiff herein. It is further submitted that the Defendant offered to alienate the Suit Schedule
Property for a total sale consideration of Rs. 84,000/-, for which the Plaintiff agreed to purchase. Further, the Defendant, by receiving the entire sale con- sideration from the Plaintiff had entered into an Agreement of Sale dated 15.12.2003 with the Plaintiff. It is further submitted in the said Agreement of
Sale, the Defendant acknowledged the receipt of entire sale consideration, handed over the original documents pertaining to the Suit Schedule Property to the Plaintiff and also delivered the peaceful possession to the Plaintiff with an assurance to execute the sale deed in favour of the Plaintiff as and when requested by the Plaintiff. That, till then, the Defendant created a charge over the Suit Schedule Property in favor of the Plaintiff.
(ii) It is further submitted that after execution of said Agreement of Sale, the
Plaintiff demanded the Defendant to execute the Sale Deed in favor of the
Plaintiff with respect to Suit Schedule Property, but the Defendant had been dodging the matter on one pretext or another. It is further submitted that as per the terms of Agreement of Sale, the Defendant is under alegal obligation to execute the sale deed in favor of the Plaintiff as and when demanded by the Plaintiff, but the Defendant is intentionally dodging the same. It is further submitted that the Plaintiff learnt that the Defendant was trying to sell the
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Suit Schedule Property to third parties by suppressing the real facts and as such, the Plaintiff got issued a legal notice dated 24.11.2017 demanding her to execute the Registered Sale Deed in his favour in respect of theSuit
Schedule Property and that the said legal notice was served upon the De- fendant, but she did not choose to reply. It is further submitted that the Plain- tiff complied withhis part of the obligation and demanded the Defendant to execute the Registered Sale Deed in his favor with respect to theSuit
Schedule Property, but the Defendant has been dodging the matter and also trying to escape from her liabilities in performing her part of obligation in con- sequence to the said Agreement of Sale, having no other alternative, the
Plaintiff was constrained to file the present suit for specific performance.
Hence, this suit.
3.Summons were served to the Defendant personally. The Defendant filed her written statement denying the allegations leveled upon her. The Defendant admitted that she purchased the Suit Schedule Property vide a Registered
Sale Deed bearing Document No. 713/1997 dated 15.02.1997 from M. Sri- saila Mallikarjuna Reddy and others through their GPA holder, S. Ganesh
Reddy i.e., the Plaintiff, however, the Defendant denied that she agreed to sell the Suit Schedule Property to the Plaintiff and denied having entered into an Agreement of Sale or handing over possession of the Suit Schedule
Property or the original documents pertaining to the Suit Schedule Property to the Plaintiff. It is further submitted that in the year 2003, the husband of the Defendant took the signature of the Defendant on a blank stamp and other papers for the purpose of taking loan for an amount of Rs. 10,000/- from financiers and also took original documents pertaining to the Suit
Schedule Property to keep the same as security to the financiers whom the
Defendant does not know. That, after perusing the contents of the plaint, the
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Defendant came to know that the said documents are with the Plaintiff herein who misused the blank signed document of the Defendant and cre- ated a forged Agreement of Sale with respect to the Suit Schedule Property in his favor and that the Defendant never executed the alleged Agreement of
Sale in favour of the Plaintiff. It is further submitted that the husband of the
Defendant died on 22.09.2015. It is further submitted that the said Agree- ment of Sale dated 15.12.2003 is an unregistered agreement of sale which is hit by Section 17 of Registration Act and also not properly stamped in ac- cordance with Stamps Act as such the same is a void document and not ad- missible in evidence. It is further submitted that the Defendant never exe- cuted any agreement sale with respect to theSuit Schedule Property in favor of the Plaintiff and as such, the Defendant has no obligation to execute any
Sale Deed in favor of the Plaintiff. It is further submitted that the Defendant never received any legal notice from the Plaintiff. It is further submitted that the Agreement of Sale is dated 15.12.2003 and the notice is dated 24.11.2017 wherein the Plaintiff had asked the Defendant to execute the
Sale Deed within 7 days of the receipt of the notice, however, the present suit is filed on 09.08.2017 i.e., more than nine (9) months after the date of is- suing legal notice dated 24.11.2017, when it is the specific case of the Plain- tiff that Defendant was trying to alienate the Suit Schedule Property. That, the chronology of events mentioned in the plaint clinchingly demonstrates that the Plaintiff had created the Agreement of Sale with an evil intention to grab the Suit Schedule Property from the Defendant. It is further submitted that there is a general ban of registration in Survey No. 520, 521 and 522 of
Nadergul Village erstwhile Saroornagar Mandal, including the Suit Schedule
Property as a hard ware park was proposed in the said area and that the same was shown as Government Property since 19.04.2004 vide notification
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No. G2/3130/2004 and that the same is reflected in the list of prohibited properties on the official website of Registration and Stamps Department,
Government of Telangana. It is further submitted that the Plaintiff being the
GPA holder of the original owners of the Suit Schedule Property sold the same to the Defendant and others and that now as the market value of the properties sold by the Plaintiff has been rising, the Plaintiff with an evil inten- tion to grab the properties sold by him, has been filing false cases against the purchasers including the Plaintiff in OS Nos. 489/2018, 490/2018, 571 to 593 of 2018 pending before the 1st Addl. Junior Civil Judge, Ranga Reddy
District at L.B.Nagar. It is further submitted that the alleged Agreement of
Sale is dated 15.12.2003 and the limitation to seek specific performance is within three years from the date of Agreement of Sale and the remedy to seek specific performance has lapsed by efflux of time and that the Plaintiff issued the alleged legal notice on 24.11.2017 i.e., after 14 years from the date of agreement of sale and hence, the suit is barred by limitation. The De- fendant prayed this Court to dismiss this suit with exemplary costs.
4.Basing on the above rival pleadings, this Court has framed the following is- sues:
(i) Whether the Plaintiff is entitled for directing the Defendant to execute a Registered Sale Deed with respect to Suit Schedule
Property in favor of the Plaintiff, as prayed for?
(ii) Whether the Plaintiff is entitled for directing the Defendant to deliver the vacant possession of the Suit Schedule Property to the Plaintiff?
(iii) Whether the suit is liable to be decreed as prayed for?
(v) To what relief?
5.To prove the case of the Plaintiff, the Plaintiff got himself examined as PW-1 and Ex.A-1 to A-6 are marked. Exhibit A1 is the Original Agreement of Sale
dated 15.12.2003. Exhibit A2 is the Receipt dated 15.12.2003. Exhibit A3
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Card dated 25.11.2017. Exhibit A6 is the Encumbrance Certificates (2). The
Defendant got herself examined as DW1. However, no documents have been marked by the Defendant.
6.Heard both sides. Perused the record.
ISSUES NO. 1 to 3:
7.The entire suit of PW1 is based upon Exhibit A1 and Exhibit A2. As per
PW1, DW1 executed Exhibit A1 in favour of PW1 i.e. DW1 agreed to sell the
Suit Schedule Property to PW1 for a sale consideration of Rs. 84,000/-. Ex- hibit A2 is the Receipt according to which PW1 transferred Rs. 84,000/- to
DW1 towards payment of entiresale consideration of the Suit Schedule
Property. It is not disputed that DW1 is the owner of the Suit Schedule Prop- erty. In fact, DW1 had purchased the Suit Schedule Property from her ven- dors through the Plaintiff who was the GPA Holder for the said transaction.
The said fact is reflected in Exhibit A6. It is the case of DW1 that she never executed Exhibit A1 and never received any money as reflected under Ex- hibit A2 and also that she did not receive any legal notice as under Exhibit
A3 and that Exhibit A5 i.e. the acknowledgment card does not bear her sig- nature.
8.As per PW1, on the date of execution of Exhibit A1 and A2, the possession of the Suit Schedule Property had been delivered to PW1. In the cross ex- amination of PW1, he stated that he cannot say the boundaries of the Suit
Schedule Property. Any person who is actually in possession of a property would normally be able to atleast roughly state the boundaries of his/her property. With respect to execution of Exhibit A1 and A2, PW1 deposes that
Exhibit A1 and A2 were executed on the same day. He does not remember
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Assuming for a moment that some third person did actually sign as a witness to Exhibit A2, it is important to note that neither of the witnesses have been brought into the witness box by PW1 in support of his case. When the exe- cution of Exhibit A1 and A2 is being denied by the Defendant, it is upon the
Plaintiff to prove that the document was executed by the Defendant, since it is the Plaintiff who has knocked the doors of this Court and prayed for a dis- cretionary relief. With respect to the receipt of Exhibit A3 i.e. the legal notice,
Learned Counsel for the Defendant elicited from PW1 that the signatures of the Defendant appearing on Exhibit A1 and A2 and on Exhibit A5 i.e. the ac- knowledgment card are different and that the signature on Exhibit A5 is not of the Defendant, which raises a doubt whether Exhibit A3 had been actually received by the Defendant. However, Exhibit A3 to A5 show that the Legal
Notice had been addressed to the Defendant on her address which is men- tioned in the plaint as well and which is not disputed. Only because the sig- nature on Exhibit A5 is different, it cannot be held that the legal notice was not received by the Defendant. Dispatch of notice by registered post is not under challenge and, therefore, is a relevant fact and the presumption that the notice has reached and was delivered to the addressee can be raised under Section 16 of the Indian Evidence Act and much significance cannot be placed on the signature on Exhibit A5 being different, specially since the
Defendant has not placed any evidence on record to show that she did not
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8 of 14 receive the legal notice and when in her cross examination, DW1 has admit- ted that she has been residing in the address mentioned in the plaint and in her chief evidence affidavit (which is the address on which the notice was sent) since 45 years.
9.Further in the cross examination of PW1, he deposed that he does not have and has not filed the original Sale Deed of the Suit Schedule Property. He vaguely deposed that his advocate has the same. It is the case of the Plain- tiff that alongwith the possession of the suit schedule property, all the original documents pertaining to the Suit Schedule Property had also been handed over to him. Why then is the Sale Deed not produced in evidence by PW1 is beyond the understanding of this Court. The production of the Sale Deed from the custody of the Plaintiff would strengthen the case of the Plaintiff.
10. PW1 admitted in his cross examination that some survey numbers in the vil- lage i.e. 520 and 521 had been prohibited by the government for registration as the government had proposed to create a hardware park at Nadergul.
The suit schedule property is in Survey No. 520, 521 and 522. Although no document has been brought on record by either side to show as to in which survey numbers, registration had been prohibited and when, nonetheless, it is admitted by PW1 that registration had been prohibited in Survey Nos. 520 and 521 i.e. in two out of three Survey Numbers. In view of the same, when the Plaintiff himself is admitting that registration had been prohibited in two out of three Survey Numbers where the suit schedule property is situated, the Plaintiff cannot now insist on executing registered Sale Deed in his favour with respect to prohibited lands.
11. PW1 admitted in his cross examination that the suit schedule property is in the name of the Defendant. Learned Counsel for the Defendant suggested to PW1 that the suit schedule property is not in the name of the Defendant
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9 of 14 and that the Defendant is not the owner of the suit schedule property and was not entitled to sell the suit schedule property. This is an entirely contrary stand taken by Learned Counsel for the Defendant. The Defendant never disputed the ownership of the suit schedule property but only that she did not execute Exhibit A1 and A2. Hence, not much reliance is being placed on the said suggestions, which appear to have been inadvertently given. The entire defence of the Defendant cannot be thrown out by solely considering these suggestions.
12. It is the case of the Defendant that the husband of the Defendant had taken blank signatures of the Defendant for the purpose of a loan and the same had been misused by the Plaintiff to create Exhibits A1 and A2. No evidence at all was brought on record by the Defendant to prove this contention. It is the contention of the Defendant that Exhibits A1 and A2 have been forged.
No action has been taken by the Defendant against the Plaintiff for forging the said Agreement of Sale and Receipt. It is also the case of the Defendant that she never handed over the original Sale Deed to the Plaintiff. However, the Sale Deed has alsonot been filed by the Defendant in Court. In her cross examination, DW1 admitted her signature on Exhibit A1. However, she still denies the execution of Exhibit A1. Surprisingly in her cross examination,
DW1 deposed that she does not have the original Sale Deed pertaining to the suit schedule property and that the same in with the Plaintiff. Even if the same is considered to be true, it was for the Plaintiff to adduce the said Sale
Deed in his evidence to show that the same had actually been handed over to the Plaintiff. DW1 also could not depose the Survey Numbers of her plots and the boundaries of the Plots, but it has to be kept in mind that as per Sec- tion 101 of Indian Evidence Act, whoever desires any Court to give judgment as to any legal right or liability dependent on the existence of facts which he
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13. Coming to the documents on record, Exhibit A1 does not stipulate any time frame in which the Sale Deed has to be executed by the Defendant. It also does not stipulate that the Sale Deed shall be executed by the Defendant as and when demanded by the Plaintiff. In the legal notice sent by the Plaintiff to the Defendant, the Plaintiff writes that the Defendant assured to execute the Sale Deed in favour of the Plaintiff as and when demanded by the Plain- tiff. No such recital can be found in Exhibit A1. Further, in the legal notice, the Plaintiff writes that the Defendant agreed to deliver the possession of the said plots to the Plaintiff. However, as per the plaint averments, the posses- sion of the suit schedule property had already been handed over to the
Plaintiff. Hence, the two stands are contrary to each other. However, the
Plaintiff stuck with the stand that the possession had been delivered to him, but could not show the same by any iota of evidence. In view of the sur- rounding circumstances, a doubt has crept up in the mind of this Court with respect to the delivery of documents andpossession to the Plaintiff.
14. To answer the first contention of the Defendant that Exhibit A1 is not regis- tered, Hon’ble Supreme Court in R. Hemalatha versus Kasthuri in 2023
LiveLaw (SC) 304 held that an unregistered Agreement to Sell, which is oth- erwise required to be compulsorily registered, shall be admissible in evi- dence in a suit for specific performance in terms of Proviso to Section 49 of
Registration Act. The only exception to the Proviso of Section 49 would be documents mentioned in Section 17(1A) of Registration Act. Section 17(1A) requires compulsory registration of documents executed on or after 2001, which contain contract to transfer for consideration any immovable property for the purpose of Section 53A of Transfer of Property Act. The effect of non-
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Section 53A. A contract accompanied by delivery of possession or executed in favour of a person in possession, is compulsorily registrable under Section 17(1A) of the Registration Act, 1908, but the failure to register such a con- tract would only deprive the person in possession of any benefit conferred by
Section 53A of the 1882 Act. The proviso to section 49 of the Indian Regis- tration Act clearly postulates that non-registration of such a contract would not prohibit the filing of a suit for specific performance based upon such an agreement or the leading of such an unregistered agreement into evidence.
Hence, this contention of the Defendant is not tenable as it is settled law that an unregistered Agreement of Sale can form a basis for a suit for specific performance and a suit for specific performance cannot be dismissed only on the ground of non registration of the said Agreement of Sale. With respect to Ex.A1 being insufficiently stamped, it had been impounded by the Court and was taken into evidence only after payment of sufficient stamp duty.
15. PW1 admitted in his cross examination that he sent the legal notice 14 years after the execution of Exhibit A1 and filed the suit 15 years after the execu- tion of Exhibit A1, however, he volunteered that the Defendant had promised to do the registration, hence, the delay.Coming to the aspect of limitation, limitation period in a suit for specific relief with respect to a sale deed, where no time is mentioned for its execution, would commence from the date it comes to the notice of the Plaintiff that specific performance is being refused to him by the Defendant. Exhibit A1 does not specify any time limit for execu- tion of Sale Deed. Hence, the limitation should commence from the date of the refusal by the Defendant to execute the Sale Deed. Exhibit A1 is exe- cuted in the year 2003. It is the case of the Plaintiff that the Defendant did not come forward to execute the Sale Deed despite repeated requests.
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Hence, it is deemed that the Defendant refused to execute the Sale Deed.
Even if the said fact is admitted to be true, Exhibit A3 i.e. the legal notice was sent to the Plaintiff in the year 2017 i.e. after a lapse of 14 years. No ex- planation has come forth by the Plaintiff as to why there had been such a de- lay in pressing his rights for the execution of the Sale Deed, when Defendant had been refusing to execute the Sale Deed many times. No evidence is placed on record to show that at any point in time, the Plaintiff within this span of 14 years, requested the Defendant to execute the registered Sale
Deed in his favour and refusal by the Defendant.
16. Hon’ble Supreme Court in Rajesh Kumar versus Anand Kumar & Ors.
2024 LiveLaw (SC) 407 held that a plaintiff would not be entitled the discre- tionary relief of the specific performance of the suit due to his conduct for not preferring the suit within the reasonable time despite knowing the fact of the breach of the contract well before the filing of the suit. In the present case, when the Plaintiff had allegedly already paid the entire sale consideration and also taken delivery of possession of the suit schedule property and the title documents, what made the Plaintiff wait for a period of 14 long years to send a legal notice to the Defendant asking for execution of the Sale Deed.
17. In Major Gen. Darshan Singh (D) By Lrs. & Anr. v. Brij Bhushan Chaud- hary (D) by Lrs., 2024 LiveLaw (SC) 182, Hon’ble Apex Court held that the plaintiff made incorrect/false statements, including on the matter of being put in possession of the property, and refused specific performance stating that the relief of specific performance is equitable and discretionary. In the present case also, in the legal notice, the Plaintiff stated that the Defendant had promised to deliver possession of the Suit Schedule Property to him on demand. However, in the Agreement of Sale and at other instances during the suit, the Plaintiff maintained that the possession had been delivered to
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13 of 14 the Plaintiff. However, the Plaintiff could not prove delivery of possession of the property to him. Further, the Plaintiff did not examine any other witness in order to prove Exhibit A1 and A2. The Plaintiff also did not file the Original
Sale Deed in Court to show delivery of original documents to the Plaintiff which was the contention of the Plaintiff. Although the Defendant also did not adduce evidence to support her version, the burden of proof still lay on the
Plaintiff to prove the execution of Exhibit A1 and A2 by the Defendant. For the reasons stated above, this Court is of the opinion that the Plaintiff could not prove execution of Exhibit A1 and A2 by the Defendant. Further the con- duct of the Plaintiff in approaching the Court 15 years after the alleged exe- cution of Exhibit A1 and A2, without any cogent explanation, in the consid- ered opinion of this Court, disentitles the Plaintiff to the discretionary and eq- uitable relief that is specific performance.
18. IN THE RESULT, the suit of the Plaintiff is dismissed. No costs.
Typed to my dictation by Stenographer Grade-III, corrected and pronounced by me in the open Court on this the 30 th day of September, 2024.
VI Addl. Metropolitan Magistrate-Cum- VI Addl. Junior Civil Judge at LB Nagar, Ranga Reddy District
APPENDIX OF EVIDENCE
WITNESS EXAMINED
FOR THE PLAINTIFF: FOR THE DEFENDANT:
P.W.1Sri S. Ganesh Reddy- None -
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EXHIBITS MARKED
FOR THE PLAINTIFF:
Ex.A1Original Agreement of Sale dated 15.12.2003
Ex.A2Receipt dated 15.12.2003
Ex.A3Office Copy of Legal Notice dated 24.11.2017
Ex.A4Postal receipt (1) dated 24.11.2017
Ex.A5Acknowledgment Card signed 25.11.2017
Ex.A6Encumbrance Certificates (2).
FOR THE DEFENDANT:
D.W.1R. Sudershanamma
EXHIBITS MARKED
FOR THE DEFENDANT:
-NIL-
VI Addl. Metropolitan Magistrate-Cum- VI Addl. Junior Civil Judge at LB Nagar, Ranga Reddy District