1O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
IN THE COURT OF ADDITIONAL SENIOR CIVIL JUDGE :: KOVVUR
(Fast Tract Court)
Present:V.S.S.Srinivasa Sarma,
Prl.Senior Civil Judge, Kovvur
FAC::Senior Civil Judge, Kovvur (FTC)
Wednesday, the 24th day of April 2019.
O.S.No.206/2003
Between: Sri Yantrapragada Abbulu, S/o.Raja Rao, Hindu, aged 42 years, Cultivation, Chikkala, West Godavari District.
….......…Plaintiff
And
1. Sri Chekuri Padmanabham, S/o.Muniswamy, Hindu, aged 70 years, Cultivation, Retired Current Lineman, Unagatla, Chagallu Mandal, West Godavari District. (Died)
2. Sri Chekuri Srinivasa Rao, S/o.Padmanabham, Hindu, aged 35 years, Cultivation, Unagatla, Chagallu Mandal, West Godavari District.
3. Sri Nutangi Ananda Rao, S/o.Lakshmayya, Hindu, aged 40 years, Cultivation and Cashew gardens purchasing business, Chikkala village, West Godavari District.(Died)
4. Sri Kotta Satyanarayana, S/o.Veeranna, Hindu, aged 45 years, Cultivation, Mallavaram, Chagallu Mandal, West Godavari District. (Died)
5. Smt. Chekukri Ganemma, W/o.Late Padmanabham, Hindu, aged 80 years, Housewife, D.No.561/2, Near Vinayaka Temple, Unagatla, Chagallu Mandal, West Godavari District.
6. Smt. Chekuri Satyavathi, W/o.Late Ramakrishna, Hindu, aged 45 years, Housewife, D.No.561/2, Near D.No.561/2, Near Vinajayaka temple, Unagatla, Chagallu Mandal, West Godavari District.
7. Sri Chekuri Hanumantha Rao, S/o.Late Ramakrishna, Hindu, aged 26 years, Cultivation, D.No.561/2, Near Vinajayaka Temple, Unagatla, Chagallu Mandal, West Godavari District.
8. Smt. Nagireddi Nagamani, W/o.Durga Rao, D/o.Late Ramakrishna, Hindu, aged 24 years, Housewife, C/o.Ramulu, Kapavaram, Kovvur Mandal, West Godavari District.
2O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
9. Sri Chekuri Balaji, S/o.Late Ramakrishna, Hindu, aged 23 years, Cultivation, Unagatla, Chagallu Mandal, West Godavari District.
10.Smt. Nutangi Manga, W/o.Late Ananda Rao, Hindu, aged 48 years, Housewife, Chikkala, Chagallu Mandal, West Godavari District.
11.Sri Nutangi Satyanarayana, S/o.Late Ananda Rao, Hindu, aged 30 years, Coolie, Chikkala, Chagallu Mandal, West Godavari District.
12.Smt. Geddam Jamuna, W/o.Rajesh, Hindu, aged 28 years, Housewife, Kadakatla, Tadepalligudem Town and Mandal, West Godavari District.
13.Sri Nutangi Chinababu, S/o.Late Ananda Rao, Hindu, aged 21 years, Student, Chikkala, Chagallu Mandal, West Godavari District.
14.Kumari Nutangi Darsi, D/o.Late Ananda Rao, Hindu, aged 20 years, Student, Chikkala, Chagallu Mandal, West Godavari District.
15.Smt. Bandi Ramtulasi, W/o.Veera Venkata Muneswararao, Hindu, aged 65 years, Housewife, Timmarajupalem, Nidadavole Mandal, West Godavari District.
16.Smt. Katta Suramma, W/o.late Satyanarayana, Hindu, aged 46 years, Housewife, Mallavaram, Chagallu Mandal, West Godavari District.
17.Sri Katta Harinadh, S/o.Late Satyanarayana, Hindu, aged 22 years, Cultivation, Mallavaram, Chagallu Mandal, West Godavari District.
18.Sri Katta Veeranna, S/o.Late Satyanarayana, Hindu, aged 20 years, Cultivation, Mallavaram, Chagallu Mandal, West Godavari District.
19.Smt. Thunta Venkata Lakshmi, W/o.Ramanjaneyulu, Hindu, aged 30 years, Housewife, Relangi Mandal, West Godavari District.
20.Smt. Relangi Durga, W/o.Veera Venkata Satyanarayana, Hindu, aged 28 years, Housewife, Near Sangam Office, Akkayyapalem, D.No.453334, Vizag, Visakhapatnam District.
21.Kum Katta Jyothi, D/o.Late Satyanarayana, Hindu, aged 25 years, No avocation, Mallavaram, Chagallu Mandal, West Godavari District.
[Defendant No.5 to No.9 were impleaded as Legal Representatives of the deceased 1st defendant deceased Chekuri Padmanabham vide orders in IA No.407/2009 dated 10.02.2010] [Defendant No.10 to No.14 were impleaded as Legal Representatives of the deceased 3rd defendant vide Orders in IA No.35/2014 dated 06.11.2017] [15th defendant was impleaded vide Orders in IA No.37/2016 dated 06.11.2017] 3O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
[Defendant No.16 to No.21 were impleaded as Legal Representatives of the deceased 4th defendant vide Orders in IA No.35/2018 dated 01.03.2019]
..…......Defendants
This suit came up on 16.04.2019 before me for final hearing in the presence of Sri M.Srinivas, Advocate for the plaintiff and the defendant No.1, No.3, No.4 since died and of Sri K.Gurraju and Sri P.Venkatesara Rao, Advocates for the defendants No.2, No.5 to No.9, and Sri K.V.Ramana, Advocate for the defendants No.10 to No.14; and of Sri A.Satyanarayana, Advocate for the 15th defendant; and of Sri Y.B.B.V.V.Prasad Rao, Advocate for the defendant No.16 to No.21; and this matter having stood over till this day for consideration and on perusal of entire case material on record, this Court made the following:
J U D G M E N T
The plaintiffY.Abbulu filed this suit seeking Specific Performance of the suit agreement of sale dated 29.09.2000 read with transfer/assignment dt.19.8.2003 seeking the defendants to execute a registered Sale deed in his favour or his nominee or alternatively he sought for refund of Rs.1,00,000/ with interest at 12 ½ per annum from the date of the plaint till realization with first charge on the schedule property and costs thereon.
2. The plaintiffY.Abbulu averred that the defendant No.1 and the defendant No.2 are related one another as 'father and son' and that the 1st defendant had another son but there was partition of the properties. He averred that the suit schedule property is a property of the defendant No.1 and the defendant No.2 and that the defendant No.2 is taking care of the schedule property as the defendant No.1 became old and when the said defendants were not getting sufficient income over the schedule property, they offered to sell the schedule property to the 3rd defendant Ananda Rao @
Rs.45,000/ per acre in all Rs.1,57,500/ of Ac.3.50 cents of land and that on receipt of Rs.20,500/ as advance, they executed an agreement of sale on 29.09.2000. He averred that as per the terms of agreement, the balance 4O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
amount was required to be paid on or before 31.12.2000 taking into consideration the actual measurement of the land.
3. The plaintiffY.Abbulu averred that later though the 3rd defendant was ready in obtaining Sale deed, the defendant No.1 and the defendant No.2 postponed it under the impression that the total extent of the land was less than to extent recited in the agreement of sale despite receiving part payments i.e., Rs.5000/ on 31.10.2000, Rs.3,000/ on 13.01.2001, Rs.1,500/ on 27.01.2011, Rs.2,000/ on 19.02.2001, Rs.4,000/ on 12.01.2002,
Rs.10,000/ on 02.03.2001, Rs.15,000/ 09.03.2001, Rs.5,000/ on 14.04.2001, Rs.5,000/ on 05.06.2001, Rs.200/, Rs.2,000/ on 19.07.2001,
Rs.500/ on 16.08.2001, Rs.480/ on 30.09.2001, Rs.500/ on 02.10.2001 and
Rs.5,320/ on 12.10.2001 and in all Rs.80,000/ from the defendant No.3.
4. The plaintiff averred that when the defendant No.3 Ananda Rao could not get the sale deed, he assigned/transfered the agreement of sale dt.29.9.2000 in his favour on 19.08.2003 for Rs.80,000/. He averred that the defendant No.3 handed over the original agreement of sale dated 29.09.2000 to the plaintiff, which contained payment endorsements as well.
5. The plaintiffY.Abbulu averred that he informed about the assignment of agreement of sale and he sought the defendant No.1 and the defendant
No.2 to execute the sale deed in terms of agreement of sale after getting the land measured and that when he got it measured, the land turned out to be
Ac.3.05 cents of land but it was not Ac.3.50 cents of land and that the defendants admitted the extent of land but they did not register the sale deed.
6. The plaintiff averred that he came to know that the defendant No.1 and the defendant No.2 were executing a nominal document in the name of the defendant No.4 Satyanarayana and as such, he issued a telegraphic notice 5O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
to the defendant No.1, the defendant No.2 and the defendant No.4 on 15.09.2003 and that he informed the Sub Registrar also about the agreement of sale dt.29.9.2000 and he made a protest for execution of document in respect of the suit schedule property but despite such protest, the Sub
Registrar had entertained document stating that unless there be injunction, he cannot stop the registration of the document. He averred that thereafter, he got issued a legal notice to the defendant No.1 to the defendant No.4 and that on 18.09.2003 the 1st defendant issued a reply with untenable allegations contending that agreement of sale dated 29.09.2000 was a fabricated one. He averred that he is ready and willing to deposit the balance sale consideration of Rs.57,250/ and he sought for Specific Performance of the agreement of sale dated 29.09.2000 which was assigned to him on 19.08.2003.
7. As seen from the record, after the death of the 1st defendant, the defendant No.5 to the defendant No.9 were impleaded as his legal heirs.
When the 3rd defendant died his legal heirs were impleaded as the defendant
No.10 to the defendant no.14. Similarly, when the 4th defendant died, his legal heirs were impleaded as the defendant No.16 to the defendant No.21. When 4th defendant sold Ac.3.00 of land in Survey No.582, and No.583/2 of the schedule property vide Sale deed dated 20.10.2005 and when the defendant
No.1 and the defendant No.2 sold Ac.0.47 cents of land in R.S No.548 of the schedule property under the Sale deed dated 13.02.2006 to the 15th defendant, the 15th defendant was impleaded as party to the suit.
8. On receipt of the summons, the 2nd defendant made appearance and he filed written statement and it was adopted by the defendant No.1 and the defendant No.4. In such written statement, they contended that there was no valid agreement of sale between the defendant No.1 and the defendant No.2 and the defendant No.3 and as such, there cannot be any valid assignment on 19.08.2003. They contended that they sold the property to the defendant No.4 6O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
Satyanarayna for valuable consideration of Rs.2,63,000/ on 18.09.2003 and they delivered the property to the defendant No.4. They contended that the defendant No.3 Ananda Rao was one of the attestor of the Sale deed dated 18.09.2003. They sought for dismissal of the suit.
9. The defendant No.3 Ananda Rao filed written statement contending that he came to know that the defendant No.4 sold the schedule property to one Bandi Rama Tulasi of Thimmarajupalem (15th defendant) and she has the possession and enjoyment of the schedule property. He denied the genuinety of the agreement of sale dated 29.09.2000 and assignment of sale dated 19.08.2003. He sought for the dismissal of the suit.
10. After the defendant No.5 to the defendant No.9 impleaded as the parties to the suit, they filed a memo adopting the written statement of the defendant No.1. Similarly, the defendant No.13 and the defendant No.14 filed memo adopting the written statement of the defendant No.3. Others also adopted it.
11. The defendant No.15 Smt.B.Rama Tulasi filed written statement contending that she purchased Ac.3.00 of land in R.S No.582 and No.583 of
Chikkala village under the Sale deed dated 20.10.2005 from the defendant
No.4 Satyanarayana and that since the purchase of the same, she is in possession and enjoyment of the same. She contended that the Sale deed
dated 20.10.2005, there arose mistake as to the survey number and as such,
she obtained rectification deed on 09.02.2018 getting noted the correct
Survey number i.e., No.548/1 in respect of Ac.1.25 cents of land. She sought for dismissal of the property.
12. The defendant No.16 filed written statement contending that her husband Satyanarayana (4th defendant) purchased property from the 7O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
defendant No.1 and the defendant No.2 on 18.09.2003 and he sold the property to the defendant No.15 under the Sale deed dated 20.10.2005. She sought for the dismissal of the suit..
13. The defendant No.17 and the defendant No.21 adopted the written statement of the 16th defendant. They also sought for the dismissal of the suit.
14. Basing on the pleadings, my predecessor had framed the following issues for trial.
1. Whether the agreement of sale dated 29.09.2000 executed by the defendant No.1 and No.2 in favour of the defendant No.3 is true?
2. Whether the transfer endorsement dated 19.08.2003 in favour of the plaintiff by the defendant No.3 is true?
3. Whether the defendant No.4 is a bonafide purchaser?
4. Whether the plaintiff is entitled for Specific Performance of the suit agreement of sale dated 29.09.2000?
‘ OR’ in the alternative: Whether the plaintiff is entitled for decree for Rs.1,00,000/ with interest with a charge over the plaint schedule property for recovery of the said amount?
5. To what relief ?
15. As seen from the record, during the trial the plaintiffY.Abbulu examined himself as PW.1. He got marked Ex.A1 to Ex.A7. He examined the attestors of Ex.A1 Agreement dt.29.9.2000 and Transfer/Assignment deed dt.19.8.2003 by name P.Brahmanandam as P.W.2 and K.Venkateswara Rao as
P.W.3. After closure of the evidence of the plaintiff, the 2nd defendant
Ch.Srinivas Rao examined himself as D.W.1. The 10th defendant Nutangi
Manga @ Mangayamma examined herself as D.W.2. The 15th defendant Smt.
Bandi Rama Tulasi examined herself as D.W.3. The defendants examined
K.Srinivas Rao as D.W.4.
8O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
16. The evidence of the plaintiff and his witnesses was regarding the
Ex.A1 Agreement of sale dt.29.9.200 and the Ex.A2Transfer/Assignment deed dt.19.8.2003. P.W.2 Brahmanandham was the attestor of Ex.A1 and Ex.A2.
P.W.3Venkateswara Rao was the attestor of Ex.A2. Their evidence regarding the Ex.A1 and Ex.A2 was not much discredited in their crossexamination. The evidence of the 2nd defendant Srinivasa Rao is one denying the agreement of sale dt.29.9.2000. The evidence of 15th defendant Smt.Tulasi is that she purchased the property form the 4th defendant and she has possession and enjoyment of the sale. The evidence of 10th defendant Manga had supported the evidence of DW3 Smt.Tulasi. The minute details of the evidence of the plaintiff and his witnesses as well the evidence of the defendants and their witnesses is not required to be considered. The relevant portion would be extracted, if required.
Issue No.1:
17. It is the case of the plaintiff that the defendant No.1 and the defendant No.2 are the owners of the schedule property and when they offered to sell the schedule property, the 3rd defendant Ananda Rao had agreed to purchased it @ Rs.45,000/ per acre and in all Rs.1,55,500/ under the impression that the schedule property is Ac.3.50 cents of land. The plaintiff pleaded that the 3rd defendant Ananda Rao had paid Rs.20,500/ as advance and as such, the defendant No.1 and the defendant No.2 executed
Ex.A1 Agreement of sale. He also pleaded that as per agreement, the balance sale consideration Rs.1,37,000/ was required to be paid on or before 31.12.2000. He averred that subsequently, the defendant No.1 and the defendant No.2 took part payments on different dates as noted on the Ex.A1
Agreement of sale and that the 3rd defendant had given them in all
Rs.80,000/ by 12.10.2001 and that subsequently, when the defendant No.1 and No.2 did not come forward, the 3rd defendant had transfered the Ex.A1
Agreement of sale in favour of the plaintiff vide Ex.A2Transfer/Assignment deed dated 19.08.2003.
9O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
18. As seen from the record, the defendant No.2 had filed written statement denying the agreement of sale dated 29.09.2000 and the defendant
No.3 had filed written statement denying the Transfer/Assignment deed dated 19.08.2003. As seen from the record, the plaintiff Y.Abbulu had chosen to file the Agreement of sale dated 29.09.2000 as Ex.A1 and the
Transfer/Assignment deed dated 19.08.2003 of the agreement of sale as
Ex.A2. As seen from Ex.A1 Agreement of sale dated 29.09.2000, it was executed by the defendant No.1 and the defendant No.2. It was attested by one K.Rama Rao, A.Satyanarayana and P.Brahmanandam. Further, the part payments endorsements in all 15 in number were found on Ex.A1 Agreement, which were executed by the 2nd defendant Srinivas Rao. Similarly, the
Transfer/Assignment dated 19.08.2003 was executed by the 3rd defendant
Ananda Rao and it was attested by P.Brahmanandam, K.Venkateswara Rao and it was scribed by R.Kameswara Rao. During trail, P.W.2P.Brahmanandam gave evidence regarding Ex.A1 Agreement of sale dt.29.9.2000 and part payments made thereon. He also gave evidence regarding Ex.A2
Trnsfer/Assignment deed dt.19.8.2003. P.W.3 K.Venkateswara Rao gave evidence regarding Transfer/Assignment deed dated 19.08.2003. In his cross examination, the 2nd defendant Srinivas Rao had categorically admitted that the signatures found on Ex.A1 Agreement of sale dated 29.09.2000 belong to him and his father. He admitted all the signatures found on Ex.A1 Agreement of sale belongs to him. Therefore, the execution of Ex.A1Agreement of sale
dated 29.09.2000 by the defendant No.1 and the defendant No.2 in favour of
the 3rd defendant Aananda Rao stands proved. Therefore, it is to be presumed that the defendant No.1 and the defendant No.2 had executed Ex.A1
Agreement of sale dated 29.09.2000 on receipt of Rs.20,500/ as advance and subsequently, the defendant No.1 and No.2 were in receipt of Rs.59,500/ and in all Rs.80,000/. As such, the Issue No.1 is answered in favour of the plaintiff holding that the Ex.A1Agreement of sale is genuine.
10O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
Issue No.2:
19. Considering the above evidence on record and so also the fact that though the 3rd defendant Ananda Rao had taken a plea that he never executed the Transfer/Assignment deed dated 19.08.2003, neither the 3rd defendant
Ananda Rao nor his legal heirs adduced any evidence to show that the 3rd defendant Ananda Rao did not execute the Transfer/Assignment deed dated 19.08.2003. As seen, the evidence of P.W.1 Abbulu, P.W.2 P.Brahmanandam and P.W.3 K.Venkateswara Rao had proved that the 3rd defendant Ananda Rao executed Ex.A2 Transfer/Assignment dated 19.08.2003 on receipt of
Rs.80,000/. At this juncture, the arguments of the counsel for the defendants that when the 3rd defendant Ananda Rao had agreed to purchase the property for Rs.1,57,500/ and when he got obtained Ex.A1Agreement of sale dated 29.09.2000 and when he paid in all Rs.80,000/ to the defendant No.1 and the defendant No.2, why would the 3rd defendant Ananda Rao transfer the
Ex.A1Agreement of sale to the plaintiff for Rs.80,000/ only sounds good.
But, it should be noted that it is the choice of the parties. One may sell the property for profit or one may sell the property for loss. Ultimately, it is the understanding between the 3rd defendant Ananda Rao and the plaintiff
Abbulu. The 3rd parties to such Ex.A2 Transfer/Assignment dated 19.08.2003 cannot question the consideration. Therefore, the Issue No.2 is answered in favour of the plaintiff.
Issue No.3
20. In so far as the Issue No.4 is concerned, the 4th defendant took a plea that he was a bonafide purchaser of the schedule property. The 4th defendant
Satyanarayana adopted the written statement of the 2nd defendant and it reads that the defendant No.1 and the defendant No.2 had sold the schedule property to the 4th defendant Satyanarayana under the registered Sale deed
dated 18.09.2003 on receipt of valuable consideration of Rs.2,63,000/ and
thereafter the possession was delivered to him. It is borne by the record that 11O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
subsequently, the 4th defendantSatyanarayana to the 15th defendant
Smt.Bandi Rama Tulasi under the Sale deed dated 20.10.2005 and since then, she is in possession and enjoyment of the schedule property. The sale of the property in favour of the 4th defendant Satyanarayana or 15th defendant
Smt.Bandi Rama Tulasi is not in dispute. In fact, when the defendant No.1 and the defendant No.2 sold the schedule property to the 4th defendant
K.Satyanarayana, the 3rd defendant Anada Rao acted as an attestor. Therefore, the defendant No.3 Aanda Rao as the defendant No.1 and No.2 had given an impression to the 4th defendantSatyanarayna as if the there never existed agreement of sale dated 29.09.2000. Therefore, the 4th defendant
Satyanarayna had bonafide impression that the property was free of encumbrances. Thus, the 4th defendantSatyanarayana should be termed as a bonafide purchaser. Accordingly, the Issue No.3 is answered holding that the 4th defendant Satyanarayana is a bonafide purchaser and so also, the subsequent purchaser i.e., 15th defendant Smt.B.Rama Tulasi can also be termed as bonafide purchaser.
Issue No.4:
21. As noted above, the plaintiff Abbulu has sought for specific performance of Agreement of sale dated 29.09.2000 on the strength of Ex.A2
Transfer/Assigment deed dated 19.08.2003. Admittedly, the Ex.A2
Transfer/Assignment deed dt.198.2003 required to be properly stamped
before it was admitted in evidence. However, it seems that inadvertently, it
was admitted in evidence. (by my Predecessor). None of the parties questioned it. So, when Ex.A2 Transfer/Assignment deed dated 19.08.2003 was exhibited in evidence and when the Court holds that it stood proved, the plaintiff Abbulu would get entitle all rights based on Ex.A1 Agreement of sale
dated 29.09.2000 coupled with Ex.A2 Transfer/Assignment deed dated
19.08.2003.
12O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
22. It should be noted that the plaintiff Abbulu had sought for specific performance of agreement of sale dated 29.09.2000 and alternatively, he had sought for decree for Rs.1,00,000/ ie., Rs.80,000/ towards refund of amount paid by him under Ex.A2 and Rs.20,000/ as damages. In the instant case, the agreement of sale was dated 29.09.2000, and the suit was filed in the year 2003. The suit claim came to be adjudicated in the year 2019 i.e., after lapse of 16 years. Meanwhile, the property stood transferred in the name of the 4th defendant Satyanarayana and subsequently, it stood transferred to the 15th defendant Smt.Rama Tulasi as well. Therefore, it would be onerous to order to the relief of Specific Performance.
23. Before the Issue No.4 and or alternative relief is considered, it would be proper to refer the following judgments.
23A. In Nirmala Anand Vrs Advent Corporation (Private) Limited and
Others (2002) 8 SCC 146, the Apex Court while dealing with the provisions of
Specific Relief Act and the discretionary powers of the Court in granting the relief of Specific Performance, in Para 6, it held “Para 6. It is true that grant of decree of specific performance lies in the discretion of the court and it is also well settled that it is not always necessary to grant specific performance simply for the reason that it is legal to do so. It is further well settled that the court in its discretion can impose any reasonable condition including payment of an additional amount by one party to the other while granting or refusing decree of specific performance. Whether the purchaser shall be directed to pay an additional amount to the seller or converse would depend upon the facts and circumstances of a case. Ordinarily, the plaintiff is not to be denied the relief of specific performance only on account of the phenomenal increase of price during the pendency of litigation.
That may be, in a given case, one of the considerations besides many others to be taken into consideration for refusing the decree of specific performance. As a 13O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
general rule, it cannot be held that ordinarily the plaintiff cannot be allowed to have, for her alone, the entire benefit of phenomenal increase of the value of the property during the pendency of the litigation. While balancing the equities, one of the considerations to be kept in view is as to who is the defaulting party.
It is also to be borne in mind whether a party is trying to take undue advantage over the other as also the hardship that may be caused to the defendant by directing specific performance. There may be other circumstances on which parties may not have any control. The totality of the circumstances is required to be seen.” 23B. In the case of B.Jayakantham and others vs Abaykumar on 21
February, 2017 the Hon'ble Supreme Court held in Para 8 it held that “While evaluating whether specific performance ought to have been decreed in the present case, it would be necessary to bear in mind the fundamental principles of law. The court is not bound to grant the relief of specific performance merely because it is lawful to do so. Section 20(1) of the Specific Relief Act, 1963 indicates that the jurisdiction to decree specific performance is discretionary. Yet, the discretion of the court is not arbitrary but is sound and reasonable, to be guided by judicial principles'. In the said case, the Apex
Court had considered several judgments and ultimately, it held that the Court has to exercise discretion based on the facts. It also considered a case where there would be phenomenal raise of the prices of land and it can also be taken as a factor while refusing to grant the relief of specific performance.
24. Considering the ratio of the above noted judgments, it is certain that the Court is vested with the power of discretion. If the Court has to order for
Specific Performance in this suit, certainly it would cause great amount of prejudice to the defendants. It is not an unknown fact that there would be constant increase of prices of land. Therefore, if this Court is order for Specific performance of agreement of sale after 19 years, it would certainly prejudice the interest of the parties. Therefore, it is a fit case where this Court can order 14O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
for refund of sale consideration with interest instead of ordering Specific performance of agreement of sale dated 29.09.2000. As noted above, the plaintiff had sought for Rs.1,00,000/ ie.., Rs.80,000/ towards sale consideration and Rs.20,000/ towards damages but the plaintiff did not lead any evidence regarding damages. Therefore, the plaintiff Abbulu is entitled for refund of Sale consideration of Rs.80,000/ with interest @ 12 ½ % per annum (as prayed by him) from the date of the filing of the suit till decree and thereafter, @ 12% per annum from the date of decree till realization. As such, the Issue No.4 is answered against the plaintiff Abbulu but alternative relief can be granted i.e., the plaintiff is entitled for Rs.80,000/ with subsequent interest.
25. Now, the other point for consideration is who is/are liable to pay such amount with interest. Admittedly, the defendant No.1 and the defendant
No.2 executed Ex.A1 Agreement of sale dated 29.09.2000. Admittedly, the defendant No.3Ananda Rao executed Ex.A2 Transfer/Assignment dated 19.08.2003. When the 1st defendant died, his legal heirs were impeladed as the defendant No.5 to the defendant No.9. Similarly, when the 3rd defendant died, his legal heirs were impleaded as the defendant No.10 to the defendant
No.14. In fact, the defendant No.1 to the defendant No.3 would be personally liable to refund Rs.80,000/ with subsequent interest. The legal heirs cannot fastened with personal liability but the estate of the 1st defendant
Padmanabham and the 3rd defendant Ananda Rao, which is with the defendant No.5 to the defendant No.9 and the defendant No.10 to the defendant No.14 is liable to answer for the suit claim. Therefore, this Court should direct the 2nd defendant personally and the defendant No.5 to the defendant No.9 legal heirs of the 1st defendant and the defendant No.10 to the defendant No.14 being the legal heirs of the 3rd defendant from the estated of deceased defendants No.1 and the defendant No.3 respectively to pay the suit claim.
15O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
26. In the result, the suit is partly decreed with costs directing the 2nd defendant personally and the defendant No.5 to the defendant No.9 from out of the estate of the deceased 1st defendant Padmanabham and the defendant
No.10 to the defendant No.14 from out of the estate of the deceased 3rd defendant Ananda Rao to pay the amount of Rs.80,000/ with interest @ 12 ½ % per annum from the date of the filing of the suit till decree and thereafter, @ 12% per annum from the date of decree till realization.
Dictated to StenographerGradeII on laptop, corrected and pronounced
by me in open Court, this the 24th day of April 2019.
Principal Senior Civil Judge, Kovvur
FAC/Additional Senior Civil Judge(FTC), Kovvur.
Appendix of Evidence
Oral Evidence
For Plaintiff For Defendants P.W.1: Y.Abbulu D.W.1: Ch.Srinivas Rao(D2) P.W.2: P.BrahmanandamD.W.2: N.Manga(D1)) P.W.3: K.Venkateswara RaoD.W.3: B.Tama Tulasi(D15) D.W.4: K.Srinivas Rao
Documentary Evidence
For Plaintiff Ex.A1: Agreement of sale dated 29.09.2000 executed by the defendant No.1 and the defendant No.2 in favour of the 3rd defendant with 15 payment endorsements Ex.A2: Assignment deed dated 19.08.2003 executed by the 3rd defendant in favour of the plaintiff receiving Rs.80,000/ Ex.A3: Telegraphic notice dated 15.09.2003 got issued by plaintiff to defendant No.1, the defendant No.2 and the defendant No.4 with postal receipts Ex.A4: Reply notice dated 18.09.2003 issued by the 1st defendant to the plaintiff’s advocate Ex.A5: Registered notice got issued by the plaintiff to defendant No.1 to the defendant No.4 with postal receipts Ex.A6:Postal acknowledgments of the defendant No.1 and the defendant No.2 Ex.A7: Returned notice of the 4th defendant 16O.S.No.206/2003(FTC)[24.04.2019] ASCJ/KVR.
For Defendant Nil
P.S.C.J/Kvr. FAC/A.S.C.J. (FTC)/Kvr.