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Wednesday, August 21, 2013

Service matter = Whether the Seniority can be considered from the date of vacancy or from the date of promotion = His application to consider from the date of vacancy is rejected = “20. Seniority – The seniority of persons substantively appointed in any category of posts in the service shall be determined in accordance with the Uttar Pradesh Government Servants Seniority Rules, 1991, as amended from time to time. Provided that a person appointed to a post except the post of Associate Professor or Professor on the recommendation of the Commission for which the requisition had been sent to the Commission before the commencement of the Uttar Pradesh State Medical colleges Teacher Service (Second Amendment) Rules, 2005 shall be entitled to seniority from the date of his appointment notwithstanding the fact that a teacher has been given personal promotion to the same post under rule 15 in the same recruitment year.”= Pawan Pratap Singh and others v. Reevan Singh and others,[7] where the Court after referring to earlier authorities in the field has culled out certain principles out of which the following being the relevant are reproduced below: “(ii) Inter se seniority in a particular service has to be determined as per the service rules. The date of entry in a particular service or the date of substantive appointment is the safest criterion for fixing seniority inter se between one officer or the other or between one group of officers and the other recruited from different sources. Any departure therefrom in the statutory rules, executive instructions or otherwise must be consistent with the requirements of Articles 14 and 16 of the Constitution. xxx xxx xxx (iv) The seniority cannot be reckoned from the date of occurrence of the vacancy and cannot be given retrospectively unless it is so expressly provided by the relevant service rules. It is so because seniority cannot be given on retrospective basis when an employee has not even been borne in the cadre and by doing so it may adversely affect the employees who have been appointed validly in the meantime.” 16. In view of the aforesaid enunciation of law, the irresistible conclusion is that the claim of the first respondent for conferment of retrospective seniority is absolutely untenable and the High Court has fallen into error by granting him the said benefit and accordingly the impugned order deserves to be lancinated and we so do. 17. Consequently, the appeal is allowed and the order passed by the High Court is set aside. The parties shall bear their respective costs.

published in http://judis.nic.in/supremecourt/imgst.aspx?filename=40666
                        IN THE SUPREME COURT OF INDIA

                        CIVIL APPELLATE JURISDICTION

                      CIVIL APPEAL No.  6967   OF 2013
                 (Arising out of SLP (C) No. 31481 of 2010)



State of Uttar Pradesh & Others              ... Appellants

                                   Versus

Ashok Kumar Srivastava & Anr.                ...Respondents

                               J U D G M E N T

Dipak Misra, J.


      Leave granted.

2.    The 1st respondent was appointed as a Lecturer on  23.3.1996  in  “Ras
Shastra” in Rajkiya Ayurvedic College and Chikitsalaya, Lucknow.  The  State
Government vide notification dated 21.12.1990 notified  the  Service  Rules,
namely, Uttar Pradesh Ayurvedic Aur Unani Mahavidyalaya Aadhyapako  Ki  Seva
Niyamawali, 1990 (for short, “the rules”) for the teachers of Uttar  Pradesh
Ayurvedic Colleges.  
Under the rules, the  promotional  post  from  amongst
the Lecturers is Readers.
As the vacancies in respect of Readers  were  not
filled up, the respondent No. 1  preferred  W.P.  No.  1136  (S/B)  of  2004
before the High Court of Judicature at Allahabad at Lucknow Bench,  Lucknow,
wherein the High Court took note of the statement  by  the  learned  counsel
for the State and directed that it should be in the fitness of  things  that
the Public Service Commission shall make earnest  efforts  to  expedite  the
whole  process  relating  to  promotion  within  a  period  of  six  months.
Eventually, on 15.6.2005 the U.P.  Public  Service  Commission,  (for  short
‘the Commission’), the respondent No. 2 herein,  recommended  the  names  of
six persons for promotion to the post of Readers.  
As far as the  respondent
No. 1 is concerned, he was placed at serial  No.  6  and  it  was  mentioned
therein that the vacancy in respect of which the  1st  respondent  had  been
recommended for promotion had arisen after the  superannuation  of  one  Dr.
Hari Shanker Pandey on 31.7.2001.  
The  state  Government  considering  the
recommendation of the commission issued an office  memorandum  on  16.8.2005
promoting the 1st respondent and given him the posting  in  State  Auyrvedic
College, Lucknow.    
As  the  1st  respondent  was  given  seniority  w.e.f.
16.8.2005 which is the date of passing of the order  of  promotion  he  felt
aggrieved and the said grievance compelled him to prefer  O.A.  No.  134  of
2006  before  the  U.P.  State  Public  Service  Tribunal  (for  short  “the
tribunal”).  
The  tribunal  by  order  dated  2.2.2007  directed  that  the
applicant therein should submit a representation to the Government within  a
period of one month against  the  order  dated  16.08.2005  which  shall  be
disposed of within two months by passing a reasoned order.  In pursuance  of
the aforesaid order the State of U.P. vide letter dated  4.6.2007  sought  a
clarification  from  the  Commission  about  its  recommendation  and  after
receipt  of  the  said  communication  from  the  Commission  and   on   due
deliberation vide  order  dated  2.1.2008  the  representation  of  the  1st
respondent was rejected and it was clearly stated that  seniority  had  been
accorded to him from the date of passing of  the  order  of  promotion  i.e.
16.8.2005.

3.    Grieved by the order rejecting the representation the  respondent  No.
1 preferred W. P. No. 1268 (S/B) of 2008 before the High  Court  contending,
inter alia, that he was entitled to be given  retrospective  seniority  with
effect from the date when the vacancy had arisen.  The stand and stance  put
forth by him was opposed by the State and  its  functionaries  by  filing  a
counter affidavit that as  per  Rule  21  of  1990  rules  the  respondent’s
seniority had been correctly fixed from the date of promotion but  not  from
the date when the vacancy arose.  The 1st respondent brought to  the  notice
of the High Court  that  ten  persons  had  been  conferred  seniority  with
retrospective effect  and  he  had  been  discriminated.    The  High  Court
placing reliance on a three-Judge Bench decision  in  Keshav  Chandra  Joshi
and Others v. Union of India and Others[1] and after  reproducing  paragraph
24 of the said Judgment expressed the opinion that the principle  laid  down
therein was binding and on that  rationale  distinguished  the  decision  in
Nirmal Chandra  Sinha   v.  Union  of  India[2].   The  High  Court  further
proceeded to state that 
the service rules itself empower the  Government  to
decide the seniority from the date of vacancy and  when  ten  promotees  had
been accorded seniority relating back to the date  of  arising  of  vacancy,
denial of the similar benefit to the  petitioner  by  adopting  a  different
criteria amounted to hostile discrimination inviting the  frown  of  Article
14 of the Constitution.  Being of this view, the Division Bench of the  High
Court  quashed  the  impugned  order  dated  2.1.2008   and   directed   the
respondents therein to consider the case of the petitioner and pass a  fresh
order in accordance with the verdict given by it.  The penetrability of  the
aforesaid order  is  called  in  question  by  the  State  of  U.P  and  its
functionaries in this appeal by way of special leave.

4.    It is submitted by Mr. P. N. Misra, learned senior  counsel  appearing
for the appellant that the High Court has flawed by placing reliance on  the
decision  rendered  in  Keshav  Chandra  Joshi  (supra),  as  the  same  was
delivered in a different context and that apart  the  ratio  that  has  been
culled out by the High court from the said pronouncement is not the  correct
one.  The learned senior counsel has criticized the reasoning that when  the
service rule itself empowers the Government to  decide  the  seniority  from
the year of vacancy,  the  Government  is  not  justified  in  deciding  the
seniority of the 1st respondent from the date of promotion to  the  post  of
Reader.   It is his further submission that the High Court has  committed  a
grave factual error by opining that under Rule 21 of  the  1990  rules  when
seniority was accorded to 10 persons form the date of vacancy,  non-granting
of  the  similar  benefit  to  the  respondent  did  tantamount  to  hostile
discrimination, though it had clearly been brought on record that  seniority
of all the promoted candidates was fixed from the date of promotion and  not
from the respective dates when the vacancies had arisen.

5.    Mr. Aseem  Chandra,  learned  counsel  appearing  for  the  contesting
respondent No. 1, per  contra,  urged  that  the  High  Court  has  properly
applied the principle stated in Keshav Chandra Joshi (supra) and same  being
a three-Judge Bench  decision  has  been  aptly  followed  and,  hence,  the
analysis made by the  High  court  cannot  be  found  fault  with.   Learned
counsel would submit as the department had not  filled  up  the  promotional
posts, the respondent was constrained to approach the High Court and on  the
basis of the direction issued by the High court  when  the  posts  had  been
filled up, it was incumbent on the authorities to reckon the seniority  from
the date when the vacancy had occurred.  It is propounded by  him  that  the
language of Rule 21 of the 1990 rules confers  discretionary  power  on  the
State Government and in the case at hand the authorities in  an  inequitable
manner have failed to exercise the  said  power  and,  therefore,  the  High
Court  is  absolutely  justified  in  issuing  directions  for  fixation  of
seniority with retrospective effect and, therefore, the order passed  by  it
is absolutely impregnable.

6.     At the very outset, we think it appropriate to deal  with  the  facet
of hostile discrimination.  The High Court, as is manifest, has opined  that
ten promotees have been accorded seniority relating back to  the  date  when
the vacancies arose.  Reference has been made to Rule 20.  It is  worthy  to
note  that  an  additional  affidavit  has  been  filed  on  behalf  of  the
appellants clarifying the position that ten incumbents to whom  the  benefit
of retrospective seniority was extended, they were selected  under  Rule  15
of Uttar Pradesh State Medical College Teacher  Service  (Second  Amendment)
Rules, 2005.  The said amended rules were brought into  force  on  12.5.2005
to amend the Uttar Pradesh State Medical Colleges  Teachers  Service  Rules,
1990.  Rule 15 of original rules dealt with  procedure  for  recruitment  by
promotion.   The  amended  Rule  15  of  2005  provides  the  procedure  for
recruitment by personal promotion.  Rule 20  of  the  original  rules  dealt
with seniority and it has been amended and in the  present  incarnation  the
said Rule reads as follows: -
      “20. Seniority – The seniority of persons substantively  appointed  in
      any category of posts in the service shall be determined in accordance
      with the Uttar Pradesh Government Servants Seniority Rules,  1991,  as
      amended from time to time.

           Provided that a person appointed to a post except  the  post  of
      Associate  Professor  or  Professor  on  the  recommendation  of   the
      Commission for which the requisition had been sent to  the  Commission
      before the commencement of the Uttar Pradesh  State  Medical  colleges
      Teacher Service (Second Amendment) Rules, 2005 shall  be  entitled  to
      seniority from the date of his appointment  notwithstanding  the  fact
      that a teacher has been given personal  promotion  to  the  same  post
      under rule 15 in the same recruitment year.”


      Thus, on a plain reading of Rule 20 it  is  perceptible  that  certain
categories of incumbents are entitled to seniority from the  date  of  their
appointment notwithstanding the fact that they have been conferred  personal
promotion to the same post under Rule 15 in the same recruitment  year.   It
is evident that benefit of seniority has been given to  the  incumbents  who
are governed by a different set of rules altogether.  The High Court, as  we
notice, has referred to Rule 21 of 1990 rules which governs the case of  the
respondent No. 1.  The said Rule clearly stipulates  that  if  an  order  of
appointment specifies a particular  back  date  with  effect  from  which  a
person is substantively appointed then only that date will be deemed  to  be
the date of the order of substantive appointment. From the narration of  the
aforesaid  facts,  it  is  demonstrable  that  respondent  is  governed   by
different set of rules and the promotions that  have  been  given  to  other
category of teachers are under separate set of rules.   When  the  seniority
is governed by two separate set of rules, it is inconceivable that  one  can
claim seniority on the basis  of  the  rule  relating  to  determination  of
seniority enshrined in the other rules.  The respondent No. 1  is  bound  to
base his case under Rule 21 of the 1990  rules  by  which  he  is  governed.
Thus analysed, we find  that  the  High  Court  has  misdirected  itself  by
recording the finding that  there  has  been  hostile  discrimination.   The
question  of  hostile  discrimination  would  have  arisen  had  the   State
Government extended  the  benefit  under  Rule  21  of  the  1990  rules  to
similarly placed persons governed by the same Rules.   That  being  not  the
position we are afraid that the view expressed by the  High  Court  on  that
score is not sustainable.

7.    In this context, it is seemly to state that the  names  of  candidates
selected by the Selection Committee in its meeting held  on  19.5.2005  were
sent to the Commission.  Be  it  noted,  six  candidates,  namely,  Dr  Hari
Shanker Pandey, Dr. Jai Ram Verma, Dr. S.K. Arya, Dr.  V.P.  Upadhyaya,  Dr.
Lal Bahadur Singh  and  Dr.  Ashok  Kumar  Srivastava  were  found  fit  for
promotion and none of them was given retrospective seniority from  the  date
when the  vacancy  arose.   The  High  Court  has  placed  reliance  on  the
recommendation of the Public Service Commission which was  a  reply  to  the
query dated 4.6.2007.  The commission by letter dated 10.8.2007  had  stated
that recommendation has been made for promoting Dr. Ashok  Kumar  Srivastava
on the post of Reader of Ayurvedic and Unani Colleges  w.e.f.  the  date  of
vacancy created on account of the superannuation of Dr. Hari Shanker  Pandey
on 31.7.2001.   It is condign to  note  here  that  the  commission  in  his
clarificatory recommendation had amended its letter dated 2.7.2007.   It  is
also perceivable  that  the  language  used  in  the  communication  by  the
Commission is not free from ambiguity.  That apart, the discretion, if  any,
rests with the Government.  Be that as it may, the  recommendations  of  the
commission cannot be treated to be binding on the State  Government.    (See
Jatinder Kumar and Others v. State of Punjab[3].)  Thus, it  is  perceptible
that all the incumbents promoted along with the respondent No. 1 were  given
seniority from the date  of  promotion  and  not  from  the  date  when  the
vacancies arose.  Therefore, the factum  of  arbitrary  discrimination  does
not arise and accordingly we are unable to concur with the view of the  High
Court.

8.    Presently, we shall advert to the rule position.   The  relevant  part
of Rule 21 of the 1990 rules by which the 1st  respondent  is  governed,  is
reproduced below:-

      “21.  Seniority – (1) Except as hereinafter provided, the seniority of
      persons in any category of posts shall be determined from the date  of
      the order of substantive appointment and if two or  more  persons  are
      appointed together  by the order in which their names are arranged  in
      the appointment order :

            Provided that if the appointment order  specifies  a  particular
      back date with effect from which a person is substantively  appointed,
      that date will be deemed to  be  the  date  of  order  of  substantive
      appointment and in other cases, it will mean the date of issue of  the
      order :

            Provided further that, if more than one  orders  of  appointment
      are issued in respect of any one selection the seniority shall  be  as
      mentioned in the combined order of appointment issued  under  sub-rule
      (3) of rule 18 :

            Provided also that a candidate recruited directly may  lose  his
      seniority if he fails to join without valid reasons  when  vacancy  is
      offered to him, the decision of the appointing  authority  as  to  the
      validity of reason shall be final.”

9.    On a studied scrutiny of the aforesaid Rule,  it  is  vivid  that  the
seniority of the candidates is to be determined from the date  of  order  of
substantive  appointment.   The  proviso  carves   out   an   exception   by
stipulating that if the appointment order specifies a particular  back  date
with effect from which a person is substantively appointed  that  date  will
be deemed to be the order of substantive appointment otherwise it  would  be
the date of the issue of the order.  The second proviso clarifies  that  the
seniority will be determined when more than one orders  of  appointment  are
issued in respect of any one selection.  From the aforesaid, it is  luminous
that unless otherwise stipulated in the letter of appointment the  seniority
has to be computed from the date of appointment to the post.   In  the  case
at hand, nothing has been stipulated in  the  letter  of  appointment.   The
High  Court  while  granting  retrospective  seniority  with   consequential
benefits has placed reliance on  the  principle  stated  in  Keshav  Chandra
Joshi (supra).  In  the  said  case,  controversy  related  to  fixation  of
seniority between direct recruits and the promotees.   A  three-Judge  Bench
took note of the plea which was to  the  effect  that  promotees  should  be
declared to have been regularly  appointed  from  the  respective  dates  of
their initial  promotion  as  Assistant  Conservators  of  Forest  with  all
consequential benefits.  To substantiate the said plea  it  was  urged  that
though the promotees were appointed on ad hoc basis due to  non-availability
of direct recruits to the vacant posts of Assistant Conservators of  Forest,
yet they were continuing for well over 5 to 12 years  discharging  the  same
duties, drawing the same scale of pay without any reversion and,  therefore,
the posts held by them were not fortuitous, nor stop gap.  In this  backdrop
it was contended that the entire  continuous  length  of  service  from  the
dates of their initial promotion should be counted towards their  seniority.
  In opposition,  it  was  urged  that  the  appointment  of  the  promotees
admittedly being ad hoc, they had no right to the  posts  and  hence,  their
seniority could  be  counted  only  from  the  dates  of  their  substantive
appointment.  The Court after scanning the anatomy of relevant rules  opined
that in order to become a member of the service  he/they  must  satisfy  two
conditions, namely, the appointment must be in substantive capacity and  the
appointment has to be to the post in the  service  according  to  rules  and
within the quota to a substantive  vacancy.   The  learned  Judges  observed
that there exists a marked distinction between appointment in a  substantive
capacity  and  appointment  to  the  substantive   post.    Therefore,   the
membership to the service must be preceded by an  order  of  appointment  to
the  post  validly  made  by  the  Governor.   Then  only   he/they   become
member/members of the service.  The Court  further  stated  that  any  other
construction would be violation of the Rules.    After  so  expressing,  the
Court posed two questions :-

      “When promotees become members of the cadre of Assistant  Conservators
      in accordance with the rules, and whether the entire length of service
      from the date of initial appointments should be counted towards  their
      seniority.”

Thereafter, analyzing the entire gamut of case law,  opined  that  employees
appointed purely on ad  hoc  or  officiating  basis  due  to  administrative
exigencies, even though continued for a  along  spell,  do  not  become  the
members of the service unless the Governor appoints them in accordance  with
the rules, and so they are not entitled to count the entire length of  their
continuous  officiating  or  fortuitous  service  towards  their  seniority.
Eventually, in paragraph 24 which has been reproduced by the High  Court  in
entirety in the impugned order to build the edifice  of  its  reasoning,  in
essence, it has been laid down thus: -
        “It is notorious that confirmation of an employee in a  substantive
      post would take place long years after the retirement. An employee  is
      entitled to be considered for promotion on regular basis to  a  higher
      post if he/she is an approved probationer  in  the  substantive  lower
      post. An officer appointed by promotion in accordance with  Rules  and
      within quota and on declaration of probation is entitled to reckon his
      seniority from the date of promotion and the entire length of service,
      though initially temporary, shall be counted for seniority. Ad hoc  or
      fortuitous appointments on a temporary or stop  gap  basis  cannot  be
      taken into account for the purpose of seniority, even if the appointee
      was subsequently qualified to hold the post on  a  regular  basis.  To
      give benefit of such service would be contrary to  equality  enshrined
      in Article 14 read with Article 16(1) of the Constitution as  unequals
      would be treated as equals. When promotion is outside the  quota,  the
      seniority would be reckoned from the date of the  vacancy  within  the
      quota,  rendering  the  previous  service  fortuitous.  The   previous
      promotion would be regular only from the date of  the  vacancy  within
      the quota and seniority shall be counted from that date and  not  from
      the date of his earlier promotion or subsequent confirmation.”

In the ultimate conclusion the learned Judges ruled as follows:-
        “Accordingly we have no hesitation to hold that the promotees  have
      admittedly been appointed on ad hoc basis as a stop  gap  arrangement,
      though in  substantive  posts,  and  till  the  regular  recruits  are
      appointed in accordance with the rules. Their appointments are de hors
      the rules and until they are appointed by the  Governor  according  to
      rules, they do not become the members of the service in a  substantive
      capacity. Continuous length of ad hoc service from the date of initial
      appointment cannot be counted towards seniority.”

10.   From the aforesaid,  it  is  clear  as  day  that  what  is  meant  by
reckoning of seniority from the date of vacancy in the context of the  facts
of the said judgment has been wholly misunderstood by the  High  Court.   In
the case of  Keshav  Chandra  Joshi  (supra),  the  controversy  that  arose
pertained to the seniority  between  direct  recruits  and  promotees.   The
Court  opined  that  when  promotion  is  given  beyond  the  quota  of  the
promotees, the seniority has  to  be  reckoned  from  the  date  of  vacancy
arising within the  quota  meant  for  the  promotees.   The  Court  further
observed that the previous promotion would be regular only from the date  of
vacancy within the quota and the seniority shall be counted only  from  that
date and not from date of  earlier  promotion  or  subsequent  confirmation.
The factual matrix, the relevant  rules,  the  concepts  of  direct  recruit
quota and  the  promotee  quota  and  the  fortuitous  appointment  and  the
principle stated therein have nothing to  do  with  grant  of  retrospective
seniority in the context of the present case.    Thus, we have no  scintilla
of doubt that the High Court has erroneously applied the ratio laid down  in
Keshav Chandra Joshi  (supra).

11.   The thrust of the matter is how the seniority is to be  determined  in
such circumstances.  In Union of India v. S.S. Uppal and another,[4] it  has
been opined that the seniority of a person is to be determined according  to
the seniority rule applicable on the date of appointment.  It has also  been
observed that weightage in seniority cannot be  given  retrospective  effect
unless it is specifically provided in the rule  in  force  at  the  material
time.

12.   In State of  Karnataka  and  others  v.  C.  Lalitha[5]  it  has  been
observed that it is well settled that seniority should be governed by  rules
and a person should not be allowed to derive any undue advantage over  other
employees, for concept of justice demands that one should get  what  is  due
to him or her as per law.

13.   In State of Uttaranchal and another v. Dinesh Kumar Sharma[6]  it  has
been clearly stated that seniority has to be decided on the basis  of  rules
in force on the date  of  appointment  and  no  retrospective  promotion  or
seniority can be granted from a date when an  employee  has  not  even  been
born in the cadre.

14.   In Nirmal Chandra Singh (supra)  it  has  been  ruled  that  promotion
takes effect from the date of  being  granted  and  not  from  the  date  of
occurrence of vacancy or creation of the post.  It has also been  laid  down
therein that it is settled in law that date of occurrence of vacancy is  not
relevant for the determination of seniority.

15.    Learned senior counsel for the appellants has drawn inspiration  from
the recent authority in
Pawan Pratap Singh and others v.  Reevan  Singh  and others,[7] 
where the Court after referring to  earlier  authorities  in  the
field has culled out certain principles out of  which  the  following  being
the relevant are reproduced below:

        “(ii) Inter  se  seniority  in  a  particular  service  has  to  be
      determined as per the service rules. The date of entry in a particular
      service or the date of substantive appointment is the safest criterion
      for fixing seniority inter se between one  officer  or  the  other  or
      between one group of officers and the other recruited  from  different
      sources. Any departure therefrom in  the  statutory  rules,  executive
      instructions or otherwise must be consistent with the requirements  of
      Articles 14 and 16 of the Constitution.

                         xxx         xxx      xxx

        (iv) The seniority cannot be reckoned from the date  of  occurrence
      of the vacancy and cannot be given retrospectively  unless  it  is  so
      expressly provided by the relevant service rules.  It  is  so  because
      seniority cannot be given on retrospective basis when an employee  has
      not even been borne in the cadre and by  doing  so  it  may  adversely
      affect the employees who have been appointed validly in the meantime.”



  16. In  view  of  the  aforesaid  enunciation  of  law,  the  irresistible
      conclusion is that the claim of the first respondent for conferment of
      retrospective seniority is absolutely untenable and the High Court has
      fallen into error by granting him the said benefit and accordingly the
      impugned order deserves to be lancinated and we so do.

  17. Consequently, the appeal is allowed and the order passed by  the  High
      Court is set aside.  The parties shall bear their respective costs.



                                                              …………………………….J.
                                                              [Anil R. Dave]





                                                             ….………………………….J.
                                                               [Dipak Misra]
New Delhi;
August 21, 2013.
-----------------------
[1]    1992 Supp (1) SCC 272
[2]    (2009) 14 SCC 29
[3]    (1985) 1 SCC 122
[4]     (1996) 2 SCC 168
[5]    (2006) 2 SCC 747
[6]    (2007) 1 SCC 683
[7]    (2011) 3 SCC 267

-----------------------
18


Inquiry by CBI - rejected due to delay - with liberty to file fresh application on fresh grounds if any = the High Court has rejected the prayer of the appellant to transfer the investigation of his case/complaint to Central Bureau of Investigation (hereinafter referred to as the `CBI’). - His request to the Judicial Magistrate in regard to medical examination of the injuries which had been caused to him was rejected. = In sum and substance, firstly, the facts and circumstances of the instant case do not present special features warranting transfer of investigation to CBI, and that too, at such a belated stage where the final report under Section 173(2) Cr.P.C. has already been submitted before the competent criminal court. The allegations are only against the then RDO who might have been transferred to various districts during these past 15 years. Similarly various other police officials might have investigated the case and it is difficult to assume that every police official was under his influence and all of them acted with malafide intention. In view of the earlier order of this Court dated 2.9.2008, no subsequent development has been brought to the notice of the court which could warrant interference by superior courts and transfer the investigation to CBI. 15. In view of the above, we do not see any cogent reason to interfere with the impugned judgment and order of the High Court. The appeal lacks merit and is, accordingly, dismissed.

                        published in         http://judis.nic.in/supremecourt/imgst.aspx?filename=40664
 REPORTABLE

                        IN THE SUPREME COURT OF INDIA
                       CRIMINAL APPELLATE JURISDICTION

                       CRIMINAL APPEAL NO.1167 of 2013


      Prof. K.V. Rajendran
      …Appellant




                                   Versus




      Superintendent of Police, CBCID South              …Respondents
      Zone, Chennai & Ors.


                               J U D G M E N T




      Dr. B.S. CHAUHAN, J.




      1.    This appeal has been preferred against the  judgment  and  order
      dated 8.12.2011 passed by the High Court of Judicature  at  Madras  in
      Crl.O.P. No. 9639 of 2011, by way of which the High Court has rejected
      the prayer of the appellant  to  transfer  the  investigation  of  his
      case/complaint  to  Central  Bureau  of   Investigation   (hereinafter
      referred to as the `CBI’).


      2.    The case has a chequered history as the matter  has  moved  from
      the court of the Magistrate to this Court time and  again.  Facts  and
      circumstances necessary to adjudicate upon  the  controversy  involved
      herein are that:


      A.    The appellant, who is an Associate Professor in Physics  in  the
      Presidency College, Chennai, went to  his  village  on  26.8.1998.  At
      about 11.00 P.M., approximately ten people headed by the then  Revenue
      Divisional Officer (hereinafter referred to as  the  `RDO’),  forcibly
      took him in a government jeep and brought him to the Taluk office  and
      enquired about why he  had  given  a  false  complaint  regarding  the
      smuggling of teakwood in that area.  The then RDO and other  officials
      treated him with utmost cruelty and caused severe  injuries  all  over
      his body and then obtained his signatures on blank papers  which  were
      filled up as directed by the then RDO. On the next day, he was  handed
      over to the local Police Inspector along with the statement  purported
      to have been written by the officials concerned.


      B.    The appellant was produced before the Magistrate on 27.8.1998 at
      10.30 A.M. and he was remanded to judicial custody.   His  request  to
      the Judicial Magistrate  in  regard  to  medical  examination  of  the
      injuries which had been caused to him was rejected. The appellant  was
      kept in Sub Jail, Poraiyar, wherein he was treated by the jail  doctor
      on 28.8.1998.  On being released on bail, the appellant got  treatment
      of his injuries in a private hospital.


      C.    The appellant filed a complaint against the said RDO  and  other
      officials.  The said complaint was also sent to the office of  Hon’ble
      Chief Minister of the State, the Director General of Police and  other
      officials, alleging the brutal torture caused to him by the then  RDO.
      The case was entrusted for investigation to Deputy  Superintendent  of
      Police, SBCID, Nagapattinam. A confidential report  was  forwarded  to
      higher officials by the said DSP in this regard.  However, no progress
      could be made in the investigation  and  no  case  was  registered  in
      respect of  the complaint of the appellant.


      D.    The appellant approached the High Court of Madras by filing Crl.
      O.P. No. 19352/1998 with the prayer  to  direct  the  registration  of
      First Information Report (FIR) based on his complaint.  In view of the
      fact that a confidential report of Deputy  Superintendent  of  Police,
      SBCID revealed that the preliminary enquiry was conducted in a  proper
      manner, the High Court did not  transfer  the  investigation  to  CBI,
      however, the petition was allowed vide order  dated  1.3.2001  issuing
      the direction to register a case.
      E.    The DSP, SBCID filed an application i.e. Crl.M.P. No.  3713/2001
      before the High Court in  the  disposed  of  case  i.e.  Crl.O.P.  No.
      19352/1998 stating that there was no post of DSP, SBCID on the date of
      the order as the same had been abolished, so proper directions  needed
      to be issued. In the  meanwhile,  the  appellant  also  filed  another
      petition to transfer the case to CBI. Both the said applications  were
      heard together and the order dated 1.10.2004 was passed modifying  the
      earlier order dated 1.3.2001 for  transferring  the  investigation  to
      CBI.


      F.    Aggrieved, the DSP, SBCID, preferred Criminal Appeal No. 1389 of
      2008 before this Court.  The said criminal appeal was disposed  of  by
      this Court vide a detailed judgment and order dated 2.9.2008.  It  was
      observed that by the first order dated 1.3.2001, the  High  Court  had
      declined to handover the investigation to CBI, therefore, it  was  not
      proper for the High Court to pass a fresh order in a petition that had
      been disposed of, directing again the investigation to be made by  the
      CBI. This view was taken in view of the provisions of Section  362  of
      the Code of Criminal Procedure, 1973 (hereinafter referred to  as  the
      `Cr.P.C.’).  This Court also took note of the fact that it was not the
      application by the appellant to transfer the case to CBI.   Thus,  the
      said order dated 1.10.2004 transferring the investigation  to  CBI  by
      the High Court was set aside.  However, this Court kept it  open  that
      the appellant could prefer a fresh criminal petition under Section 482
      Cr.P.C. for transferring  the  investigation  from  the  State  police
      authorities  to CBI, depending  upon subsequent  events.  In  such  an
      eventuality, it  would  be  open  to  High  Court  to  entertain  such
      application and decide the same in accordance with law.


      G.    The appellant was summoned by the DSP,  SBCID  on  7.7.2010  and
      again on 25.10.2010 and  his  statements  were  recorded.   Being  un-
      satisfied with the investigation conducted by the SBCID, the appellant
      filed Crl. O.P. No. 9639 of 2011 in April 2011 before the High  Court,
      seeking transfer of the investigation to CBI.   The  said  application
      has been dismissed vide impugned judgment and order dated 8.12.2011.
           Hence, this appeal.


      3.    Ms. Kamini Jaiswal, learned counsel appearing on behalf  of  the
      appellant, has submitted that there was no justification for the  High
      Court to reject the application seeking transfer of the  investigation
      from the State investigating agency to CBI as the State  investigating
      agency did not conduct the investigation properly as its investigation
      has been tainted  and  biased,  favouring  the  then  RDO.  The  SBCID
      threatened the witnesses and recorded their  version  under  coercion.
      Moreover,  inordinate  delay  had  been  there   in   concluding   the
      investigation.  The High Court could not be justified in  making  such
      an observation that even if a shabby investigation had been  made,  it
      could not be a ground to change the  investigating  agency.   Further,
      there was no material to show as observed by the High Court, that  the
      appellant  had  improved  his  case  stage  by  stage.   Even  if  the
      investigation  was  at  the  verge  of  conclusion  or  already  stood
      concluded, it is  permissible  in  law  to  change  the  investigating
      agency. Thus, the appeal deserves to be allowed.


      4.    On the contrary,  Shri  K.  Ramamurthy  and  Shri  Nagendra  Rai
      learned senior counsel appearing on behalf of the State and respondent
      no. 3, the then RDO, have opposed the appeal contending that there was
      no subsequent development on  the  basis  of  which  the  transfer  of
      investigation could be sought to CBI.  Moreover, it is not a fit  case
      to transfer to CBI.  The appellant is pursuing a trivial  issue  since
      1998 and had been moving from one court to another  for  the  last  15
      years.  The liberty was given to the  appellant  by  this  Court  vide
      order  dated  2.9.2008  to  move  the  High  Court  for  transfer   of
      investigation to CBI only on the basis of subsequent events,  if  any.
      In fact there has been no such subsequent event, which  could  warrant
      such a course of action. This Court has laid down  certain  parameters
      for transferring the case to CBI and the present case  does  not  fall
      within the ambit thereof. The State police  has  already  investigated
      the matter and filed the final report  under  Section  173(2)  Cr.P.C.
      before the court  concerned.  The  appellant  has  already  filed  the
      protest petition and it is for the learned Magistrate  to  decide  the
      case in accordance with law. The Magistrate is not bound to accept the
      report  so  submitted  by  the  investigating  agency,  he  may   take
      cognizance and also direct further investigation under Section  173(8)
      Cr.P.C. Thus, there is no justification to transfer the  case  to  CBI
      and the appeal is liable to be rejected.


           Shri Mukul Gupta, learned senior counsel appearing on behalf  of
      the CBI, supported the case of the respondents and  further  submitted
      that the CBI has a shortage of manpower and is  already  overburdened.
      More so, the present case does not present special features warranting
      transfer to CBI for investigation.


      5.    We have considered the rival submissions  made  by  the  learned
      counsel for the parties and perused the records.
      6.    The issue involved herein, is no more res  integra.  This  Court
      has time and again dealt with the issue under what  circumstances  the
      investigation can be transferred from the State  investigating  agency
      to any other independent investigating agency like CBI.  It  has  been
      held that  the power of transferring such  investigation  must  be  in
      rare and exceptional cases where the court finds it necessary in order
      to do justice between the parties and  to  instil  confidence  in  the
      public  mind,  or  where  investigation  by  the  State  police  lacks
      credibility and it  is  necessary  for  having  “a  fair,  honest  and
      complete investigation”, and particularly, when it  is  imperative  to
      retain public  confidence  in  the  impartial  working  of  the  State
      agencies. Where the  investigation  has  already  been  completed  and
      charge sheet has been filed, ordinarily  superior  courts  should  not
      reopen the investigation and it should be  left  open  to  the  court,
      where the charge sheet has been filed, to proceed with the  matter  in
      accordance with law. Under no circumstances, should the court make any
      expression of its opinion on merit relating to any accusation  against
      any individual.  (Vide:  Gudalure M.J. Cherian  &  Ors.  v.  Union  of
      India & Ors., (1992) 1 SCC 397; R.S. Sodhi v. State of  U.P.  &  Ors.,
      AIR 1994 SC 38; Punjab and Haryana Bar Association, Chandigarh through
      its Secretary v. State of Punjab & Ors.,  AIR  1994  SC  1023;  Vineet
      Narain & Ors., v. Union of India & Anr., AIR 1996 SC  3386;  Union  of
      India & Ors. v. Sushil Kumar Modi & Ors., AIR 1997 SC  314;  Disha  v.
      State of Gujarat & Ors., AIR 2011 SC 3168; Rajender Singh  Pathania  &
      Ors. v. State (NCT of Delhi) & Ors., (2011) 13 SCC 329; and  State  of
      Punjab v. Davinder Pal Singh Bhullar & Ors. etc., AIR 2012 SC 364).


      7.    In  Rubabbuddin Sheikh v. State of Gujarat & Ors., (2010) 2  SCC
      200, this Court dealt with  a  case  where  the  accusation  had  been
      against high officials of the   police  department  of  the  State  of
      Gujarat in respect of killing of persons in a fake encounter  and  the
      Gujarat police after the conclusion of the investigation, submitted  a
      charge sheet before the competent criminal court. The  Court  came  to
      the conclusion that as the allegations of committing murder under  the
      garb of an encounter are not against any third party but  against  the
      top police personnel  of  the  State  of  Gujarat,  the  investigation
      concluded by the State investigating agency may not be  satisfactorily
      held.  Thus, in order to do justice and instil confidence in the minds
      of the victims as well of the public, the State police authority could
      not be allowed to continue with the investigation when allegations and
      offences were mostly against top officials. Thus, the Court held  that
      even if a chargesheet has been filed by the State investigating agency
      there is no prohibition for  transferring  the  investigation  to  any
      other independent investigating agency.


      8.     In  State  of  West  Bengal  v.  Committee  for  Protection  of
      Democratic Rights, AIR 2010 SC 1476,  a  Constitution  Bench  of  this
      Court  has  clarified  that  extraordinary  power  to   transfer   the
      investigation  from  State   investigating   agency   to   any   other
      investigating agency must be exercised sparingly,  cautiously  and  in
      exceptional  situations  where  it  becomes   necessary   to   provide
      credibility and  instil  confidence  in  investigation  or  where  the
      incident may have national and international  ramifications  or  where
      such an  order  may  be  necessary  for  doing  complete  justice  and
      enforcing the fundamental rights.
      (See also: Ashok Kumar Todi v. Kishwar  Jahan  &  Ors.,  AIR  2011  SC
      1254).


      9.    This Court in the case of Sakiri Vasu v. State of UP,  AIR  2008
      SC 907 held:


           “This Court or the High Court has power  under  Article  136  or
           Article 226 to order investigation by  the  CBI.  That,  however
           should  be  done  only  in  some  rare  and  exceptional   case,
           otherwise, the CBI would be flooded with a large number of cases
           and would find it impossible  to  properly  investigate  all  of
           them.”
                                              (Emphasis added)


      10.   In view of the above, the law can be summarised  to  the  effect
      that  the  Court  could  exercise  its   Constitutional   powers   for
      transferring an investigation from the State investigating  agency  to
      any other independent investigating agency like CBI only in  rare  and
      exceptional cases.  Such as where high officials of State  authorities
      are involved, or the accusation itself is against the top officials of
      the investigating  agency  thereby  allowing  them  to  influence  the
      investigation, and further that it is so necessary to do  justice  and
      to instil confidence in the investigation or where  the  investigation
      is prima facie found to be tainted/biased.


      11.   The case is required to be examined in view of aforesaid settled
      legal propositions.
            The matter originated in September 1998 and a period of 15 years
      has already been lapsed. During this period,  respondent  no.  3,  the
      then RDO, against whom the  allegations  are  made,  might  have  been
      transferred to various districts of the  State.   The  allegations  of
      malafide  had  been  made  against  the  police  in  general   without
      impleading any person  by  name.   During  the  period  of  15  years,
      investigation could have been carried out by many police officers.  It
      cannot be presumed that each  of  them  could  be  influenced  by  the
      respondent no. 3.  This Court  had  also  given  the  liberty  to  the
      appellant  to  approach  the   High   Court   for   transferring   the
      investigation to CBI provided there is sufficient  material  available
      subsequent to the earlier orders passed by the High  Court.   Even  if
      the investigating agency did not proceed  promptly  and  was  in  deep
      slumber for a long time, the appellant also did not make  any  attempt
      to move the court for issuance of appropriate  direction  to  transfer
      the case to the CBI. It was at a belated stage when the High Court was
      approached.  In the meanwhile, the High Court came to  the  conclusion
      that the investigation of the case has  already  been  concluded  and,
      therefore, did not transfer the case to CBI.   Admittedly,  the  final
      report has already been filed and the  appellant  is  fully  aware  of
      those facts. If he has not already taken the appropriate steps to meet
      the present situation, he can still do so as  the  learned  Magistrate
      concerned, as we are informed, has not yet passed any final order.  It
      is always open to the Magistrate to accept the final report or  reject
      the same and has the  power  to  direct  further  investigation  under
      Section 173(8) Cr.P.C.


      12.   The High Court while passing the  impugned  judgment  and  order
      had, in fact, taken note of the earlier judgment of this  Court  dated
      2.9.2008 and rejected the application observing  that  the  subsequent
      development would not warrant the transfer of investigation. The  High
      Court has further taken note of the fact that  the  investigation  had
      been  properly  conducted  by  the  State  investigating  agency,   46
      witnesses had been examined and a large number of documents  had  been
      filed and the investigating agency had concluded the investigation  in
      respect of allegations labelled by the appellant against  the  alleged
      accused.


      13.   The High Court has further taken note of the earlier judgment of
      this Court dated 2.9.2008 wherein this Court had given liberty to  the
      appellant to move a fresh application under Section 482 Cr.P.C., if it
      is so required in view of the “subsequent  events  having  been  taken
      place”. The relevant part of the order of this Court reads as under:


           “We make it clear once again that if a fresh  criminal  petition
           under Section 482 of the Code is filed  by  the  respondent  for
           transferring the investigation from State Police authorities  to
           CBI after bringing certain  subsequent  events  that  had  taken
           place after the disposal of the original  criminal  petition  if
           there be any, it would be open for the High Court  to  entertain
           such application if it is  warranted  and  decide  the  same  in
           accordance with law for which we express no opinion  on  merit.”



         (Emphasis added)


      14.   In sum and substance, firstly, the facts  and  circumstances  of
      the instant case do not present special features  warranting  transfer
      of investigation to CBI, and that too, at such a belated  stage  where
      the final  report  under  Section  173(2)  Cr.P.C.  has  already  been
      submitted before the competent criminal  court.  
The  allegations  are
      only against the then RDO who might have been transferred  to  various
      districts during these past 15 years.  
Similarly various other  police
      officials might have investigated the case  and  it  is  difficult  to
      assume that every  police official was under his influence and all  of
      them acted with malafide intention.  
In view of the earlier  order  of
      this Court dated 2.9.2008, no subsequent development has been  brought
      to the notice  of  the  court  which  could  warrant  interference  by
      superior courts and transfer the investigation to CBI.


      15.   In view of the above,  we  do  not  see  any  cogent  reason  to
      interfere with the impugned judgment and order of the High Court.  The
      appeal lacks merit and is, accordingly, dismissed.




                         …………………………………………..........J.            (DR.  B.S.
                         CHAUHAN)



…………………………..................................J.
                                                       (SUDHANSU       JYOTI
MUKHOPADHAYA)





…………………………..................................J.
                                                  (KURIAN JOSEPH)


      NEW DELHI;
      August 21, 2013






           -----------------------
15


Mortgage & Section 52 of the Transfer of Property Act, 1882= whether the mortgagor can induct a person as tenant in a mortgaged property, to the prejudice of the mortgagee, pendente lite, in violation of Section 52 of the Transfer of Property Act, 1882. - No = Section 52 of the TPA prevents a mortgagor from creating any lease during the pendency of mortgaged suit so as to effect the right of a mortgagee or the purchaser. This Court in Mangru Mahto and others (supra) had -an occasion to consider the scope of Section 52 of the TPA in that very context and held as follows: “……………..But in view of Section 52 of the Transfer of Property Act, if the mortgagor grants such a lease during the pendency of a suit for sale by the mortgagee, the lessee is bound by the result of the litigation. If the property is sold in execution of the decree passed in the suit, the lessee cannot resist a claim for possession by the auction-purchaser. The lessee could apply for being joined as a party to the suit and ask for an opportunity to redeem the property. But if he allows the property to be sold in execution of the mortgage decree and they have now lost the present case, the lessees allowed the suit lands to be sold in execution of the mortgage decree and they have now lost the right of redemption. They cannot resist the claim of the auction purchaser of recovery of possession of the lands.”- Section 65-A of the TPA deals with the mortgagee’s powers to lease. However, in view of Section 52, if the mortgagor grants such a lease during the pendency of a suit for sale by the mortgagee, the lessee is bound by the result of litigation and if the property is sold in execution of the decree, the lessee cannot resist a claim for possession by auction purchaser.- A tenant who is inducted during the subsistence of the mortgage is not entitled to get the protection of the Maharashtra Rent Act. This legal position has been settled by this Court in Om Prakash Garg v. Ganga Sahai and others AIR 1988 -SC 108. - In the above-mentioned circumstances, we are of the view that the courts below have not appreciated the various legal issues and committed an error in non-suiting the appellant. We answer those questions in favour of the appellant and hold that the appellant is entitled to get a decree, as prayed for, since the original first respondent was inducted illegally and to the prejudice of the original mortgagee. Consequently, the judgments of the courts below are set aside and the suit is decreed, however, without any mesne profits. The appeal is allowed, but without any order as to costs.

                               published in    http://judis.nic.in/supremecourt/imgst.aspx?filename=40663           
                    REPORTABLE
                        IN THE SUPREME COURT OF INDIA

                        CIVIL APPELLATE JURISDICTION
                        CIVIL APPEAL No. 6966 OF 2013
                [Arising out of SLP (Civil) No.12731 of 2007)


Sunita Jugalkishore Gilda                              .. Appellant
                                   Versus
Ramanlal Udhoji Tanna (Dead)
Thr. Lrs. and others                                    .. Respondents



                               J U D G M E N T


K. S. Radhakrishnan, J




       Leave granted.




2.    The  question  that  arises  for  our  consideration  is
whether  the
mortgagor can induct a person as tenant in  a  mortgaged  property,  to  the prejudice of the mortgagee, pendente lite, in violation  of  Section  52  of the Transfer of Property Act, 1882.


3.    Gangabai, the grand mother-in-law of the appellant,  was  a  mortgagee
in respect of a three storied building,  popularly  known  as  -Gowardhandas
Mathurdas Mohta, along with the suit premises and  open  space  situated  at
Nazrul Plot Nos. which was executed  by  one  Vijaysingh  Mohta,  father  of
Respondent Nos.2 and 3 for himself and as guardian  of  Respondent  No.2  on
24.03.1953.  A partition deed was executed by  Mohta  and  Respondent  Nos.2
and 3 on 11.1.1956.

4.    Gangabai, on 01.09.1956, filed a civil suit No.3-A/1956 for  enforcing
the mortgage in the court of the First Additional District Judge,  Amravati.
 On 02.03.1960,  Gangabai  also  purchased  the  ½  share  in  the  property
belonging to Mohta, with the leave of the court  in  auction.   The  auction
was confirmed by the  court  on  21.09.1960  in  favour  of  Gangabai  after
rejecting the objections raised by Respondent Nos.2 and  3.   On  25.11.1960
Gangabai was placed  in  joint  possession  of  the  mortgaged  property  in
execution by the civil court.


5.    Gangabai then filed a SCS No.1109 of 1961 and  1110  of  1961  against
two tenants for recovery of ½ share in  rent,  which  suits  were,  however,
dismissed by the trial court.  Gangabai, later, filed a revision before  the
High Court, which was allowed decreeing her claim for ½ share in  the  rent.
Gangabai, on 05.01.1963, filed a SCS -No.33 of 1963 against all the  tenants
including Respondent Nos.2 and 3 for a declaration and injunction  that  she
was the owner of ½ share in the property and entitled  to1/2  share  in  the
rent thereof from each of the tenants.  SCS No.33 of 1963 was later  decreed
by the civil court, Amravati on 23.03.1983 in favour of  Gangabai,  granting
the reliefs sought for.  Thereafter Respondent  Nos.2  and  3,  without  the
consent of Gangabai, however, started recovering rent from  Respondent  No.1
on the strength of some alleged rent receipts.  Brij Lal, the  real  brother
of Respondent No.1, who was also one of the tenants/defendants in the above-
mentioned suit, left the decreed premises, without raising any claim.


6.    The  First  Appeal  No.40  of  1959,  filed  by  Gangabai,  was  later
withdrawn on 20.03.1967 since final decree had  already  been  passed.   The
First Appeal No.72 of 1959 filed by Respondent Nos.2  and  3  was,  however,
allowed setting aside the preliminary  decree  dated  20.09.1958.   Gangabai
then preferred civil appeal No.582 of 1969 before this  Court  against  that
order, which was allowed on 09.04.1974, the judgment of  which  is  reported
in Smt. Gangabai  vs. Vijay Kumar and others (1974) 2 SCC 393.   This  Court
set -aside the judgment of the High Court and restored  that  of  the  trial
court.


7.    Respondent Nos.2 and 3 then filed SCS No.76 of 1974  in  October  1974
for setting aside the preliminary decree dated 20.09.1958 before  the  Civil
Judge, Senior Division, Amravati.  The suit  was,  however,  dismissed  with
costs by the civil court on 31.01.1980.  Respondent Nos.2 and 3  then  filed
RCA No.234  of  1980  before  the  District  Court,  Amravati.   Before  the
District Court, Amravati, Gangabai  and  Respondent  Nos.2  and  3  filed  a
compromise application and  21.08.1987 and  agreed  to  partition  the  suit
property.  District Judge, Amravati vide its order dated  12.10.1988  passed
a compromise decree  disposing  of  RCA  No.234  of  1980  in  view  of  the
compromise application  filed  on21.08.1987.   In  view  of  the  compromise
arrived at between Gangabai and Respondent Nos.2 and 3,  the  suit  property
was partitioned and the area occupied by Respondent No.1 came to  the  share
of Gangabai.  Respondent Nos.2 and 3, however, filed Second Appeal No.57  of
1989 challenging the compromise order dated  12.10.1989  before  the  Bombay
High Court, Nagpur Bench.  The second appeal was, -
however, dismissed by the High Court vide its judgment dated 31.08.1989.


8.    Gangabai then issued legal notice to  Respondent  No.1  on  05.10.1989
asking him to vacate the suit property contending that he was  a  trespasser
and had been occupying  the  suit  property  without  her  consent  and  the
transfer of interest made by Respondent No.2 and 3 in favour  of  Respondent
No.1 was hit by doctrine of lis  pendens.   Gangabai  following  the  above-
mentioned notice, preferred SCS No.6 of 1990  against  the  respondents  for
recovery of possession, damages for use  and  occupation  before  the  Civil
Judge,  Senior  Division,  Amravati.   Respondent  No.1  filed  his  written
statement claiming that he was a tenant  of  the  original  owners,  namely,
Respondent Nos.2 and 3.  The trial court vide its judgment dated  26.10.1994
dismissed the suit filed by Gangabai on the  ground  that  Respondent  Nos.2
and 3 being mortgagors were entitled to induct Respondent No.1 as a  tenant.
 The Court also  recorded  the  finding  that  Respondent  No.1  was  not  a
trespasser when he was initially  inducted  into  suit  property.   Gangabai
then preferred RCA No.7 of 1995 before the District Judge,  Amravati,  which
was also dismissed on 21.07.2003 on the  ground  that  -Section  44  of  the
Transfer of Property Act (for short the TPA) did not debar a  co-owner  from
inducting a tenant and Section 65 of the Act was inapplicable as  there  was
no relationship of mortgagor-mortgagee.


9.     Gangabai  later  bequeathed  the  suit  property  in  favour  of  the
appellant.  Consequently the appellant filed Second Appeal  No.548  of  2003
challenging the findings recorded by the trial  court  as  well  as  by  the
District  Court.   The  High  Court  by  the  impugned  judgment  found   no
substantial question of law which arose for its consideration and  dismissed
the appeal on 13.03.2007 against which this appeal  has  been  preferred  by
special leave.


10.   Shri V.A. Mohta, learned senior counsel appearing  for  the  appellant
submitted that the courts below  have  committed  a  serious  error  in  not
answering various substantial questions of law which were raised  for  their
consideration.  Learned senior counsel submitted  that  it  was  during  the
pendency of the litigation  that  Respondent  No.1  was  inducted  into  the
property in question without consent and to the  detriment  of  Gangabai  as
well as appellant’s interest and that Respondent No.1 had full knowledge of-

the pending litigation between Gangabai, on the  one  hand,  and  Respondent
Nos.2 and 3, on the other.  Gangabai had issued a notice to  the  tenant  on
05.01.1989 calling upon him to vacate the  suit  premises  and  he  did  not
vacate the premises consequently Gangabai had  to  file  a  civil  suit  for
possession and damages for use and occupation against the first  respondent.
 Learned senior counsel also submitted that the premises  in  possession  of
Brij Lal were got vacated and thereafter in  or  about  year  1965-66  first
respondent entered into possession without  the  knowledge  and  consent  of
Gangabai.  Learned senior counsel submitted that in view of  the  provisions
of Section 52 of the TPA a mortgagor  cannot  be  permitted  to  induct  any
person as a tenant in the mortgaged property which is the subject matter  of
litigation between the mortgagor and the mortgagee, to the prejudice of  the
mortgagee.  In support  of  his  contention,  reliance  was  placed  on  the
Judgment of this Court in Mangru Mahto and others v. Thakur  Math  AIR  1967
SC 1390.  Learned senior counsel submitted that the questions of law  raised
were not properly appreciated or considered by the courts  below  and  hence
calls for interference by this Court.


-
11.   Shri D.K. Pradhan, learned counsel appearing for the  respondents,  on
the other hand, submitted that first respondent was occupying  the  premises
as a  legally  inducted  tenant  peacefully  for  over  40  years  from  the
mortgagor and the mortgagor and the mortgagee being co-owners, there  is  no
bar in one co-owner, inducting a tenant in the  property.   Learned  counsel
also submitted that rent receipts produced by  the  first  respondent  would
indicate that he was  a  legally  inducted  tenant.   Learned  counsel  also
submitted that by virtue of Section 65  of  the  Code  of  Civil  Procedure,
though sale of the joint ½ share of  the  property  in  favour  of  Gangabai
became absolute on 09.04.1974 yet it would be deemed that joint ½  share  of
the property vested in her only in the  year  1960.   Learned  counsel  also
submitted that even though sale in question became absolute at a later  date
by assumption of law, the right in  property  purchased  was  deemed  to  be
vested in the purchaser only from the date of sale.   Learned  counsel  also
submitted that all these aspects and legal issues  were  considered  by  all
the courts below  and  they  have  concurrently  found  that  the  plaintiff
Gangabai or the appellant could not establish her right over  -the  property
in  question.   Learned  counsel,  therefore,  prays  that  the  appeal   be
dismissed with costs.


12.   We have narrated the facts in  detail  to  indicate  as  to  when  the
rights had been accrued to Gangabai.  Gangabai, as already stated, became  a
mortgagee of the property as early as in 1953 by a registered mortgage  deed
and the suit filed by Gangabai for enforcing the  mortgage  was  decreed  by
the civil court on 01.09.1956  and  that  preliminary  decree  later  became
final as against the share of Vijaysingh Mohta.  Gangabai purchased ½  share
in the mortgaged property from Mohta on 02.03.1960 which  was  confirmed  in
her favour by the civil court and was placed  in  joint  possession  by  the
executing court on 25.11.1960.  Facts would clearly indicate that the  first
respondent was inducted  as  a  tenant  while  all  these  proceedings  were
pending before the court and that the entry of  the  first  respondent  into
the suit property was not with the consent and knowledge  of  Gangabai  even
though she was a mortgagee of a portion of the property from  1953  onwards.
Several civil  suits  were  also  pending  between  the  mortgagor  and  the
mortgagee and it is during  the  course  of  those  proceedings,  evidently,
first respondent was inducted as a tenant.  The question  -is  whether  such
induction was in violation of Sections 52 and 65  of  the  TPA  and  to  the
prejudice of the mortgagee Gangabai.  On facts, we are  convinced  that  the
induction of the respondent was during the subsistence of the  mortgage  and
pendency of court proceedings and the legality of  that  action  has  to  be
tested on the touchstone of above statutory provisions  and  the  precedents
set by this Court.


13.   Rule of lis pendens applies  to  suit  on  mortgagee  as  well.   Lord
Justice Turner has succinctly dealt with this principle in the leading  case
of Bellamy v. Sabine (1857) 1 De G J 566 (Courtesy Mulla on T.P. Act).
  The
doctrine is intended to prevent one party to a  suit  making  an  assignment
inconsistent with the rights which may be decided  in  the  suit  and  which
might require a further party to be impleaded in  order  to  make  effectual
the court’s  decree.
 Law  is  well  settled  that  a  mortgagee,  who  has
purchased a mortgaged property  in  execution  of  his  mortgage  decree  is
entitled to  avoid a transfer on the ground that it  was  mortgaged  by  the
mortgagor during the pendency of a mortgage suit.
Section  52  of  the  TPA
prevents a  mortgagor  from  creating  any  lease  during  the  pendency  of
mortgaged suit so as to effect the right of a mortgagee  or  the  purchaser.
This Court in Mangru Mahto and others (supra) had -an occasion  to  consider
the scope of Section 52 of  the  TPA  in  that  very  context  and  held  as
follows:

      “……………..But in view of Section 52 of the Transfer of Property Act,  if
      the mortgagor grants such a lease during the pendency of  a  suit  for
      sale by the mortgagee, the lessee  is  bound  by  the  result  of  the
      litigation. If the property is sold in execution of the decree  passed
      in the suit, the lessee cannot resist a claim for  possession  by  the
      auction-purchaser. The lessee could apply for being joined as a  party
      to the suit and ask for an opportunity to redeem the property. But  if
      he allows the property to be sold in execution of the mortgage  decree
      and they have now lost the present case, the lessees allowed the  suit
      lands to be sold in execution of the mortgage decree and they have now
      lost the right of redemption. They cannot  resist  the  claim  of  the
      auction purchaser of recovery of possession of the lands.”


14.   Section 65-A of the TPA deals with the mortgagee’s  powers  to  lease.
However, in view of Section 52, if the mortgagor grants such a lease  during
the pendency of a suit for sale by the mortgagee, the  lessee  is  bound  by
the result of litigation and if the property is sold  in  execution  of  the
decree,  the  lessee  cannot  resist  a  claim  for  possession  by  auction
purchaser.


15.   Section 52 deals with cases of transfer of anything otherwise  dealing
with any immovable property after any suit or proceeding in which any  right
to such immovable property is directly and  -specifically  in  question  has
been filed.
Section 65-A of the TPA deals with the powers of the  mortgagor
to grant a lease of mortgaged  property,  while  the  mortgagor  remains  in
lawful possession of the same.
In Dev Raj Dogra and Others  v.  Gyan  Chand
Jain and Others  (1981) 2 SCC 675, following the judgment  in  Mangru  Mahto
and others (supra), this Court held that if the  mortgagor  grants  a  lease
during the pendency of a suit for sale  by  the  mortgagee,  the  lessee  is
bound by the result of the litigation.


16.   Above legal proposition, in our  view,  will  squarely  apply  to  the
facts of this case.  On facts, we have already found that the  induction  of
the first respondent was during the subsistence of  the  mortgage  and  also
subsistence of the various legal proceedings pending before various  courts.
 A plea was raised by the counsel for the respondent that he is entitled  to
get the protection of the Maharashtra Rent Act.  In our view, this plea  has
no basis in the facts of this case.  A tenant who  is  inducted  during  the
subsistence of the mortgage is not entitled to get  the  protection  of  the Maharashtra Rent Act.  This legal position has been settled  by  this  Court in Om Prakash Garg v. Ganga Sahai and others AIR  1988  -SC  108.
 In  this
connection reference may also be made to  the  Judgment  of  this  Court  in
Carona Shoe Co. Ltd. And another  v. K.C. Bhaskaran Nair  AIR 1989 SC 1110.


17.   In the above-mentioned circumstances, we are  of  the  view  that  the
courts below have not appreciated the various legal issues and committed  an
error in non-suiting the appellant.  
We answer those questions in favour  of
the appellant and hold that the appellant is entitled to get  a  decree,  as prayed for, since the original first respondent was inducted  illegally  and to the prejudice of the original mortgagee.  Consequently, the judgments  of
the courts below are set aside and the suit  is  decreed,  however,  without
any mesne profits.   The appeal is allowed, but  without  any  order  as  to
costs.


                                                             ……………………………..J.
                                             (K.S. Radhakrishnan)




                                                             ……………………………..J.
                                             (A.K. Sikri)
New Delhi,
|August 21, 2013                                     |              |
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