LawforAll

advocatemmmohan

My photo
since 1985 practicing as advocate in both civil & criminal laws. This blog is only for information but not for legal opinions

Just for legal information but not form as legal opinion

WELCOME TO MY LEGAL WORLD - SHARE THE KNOWLEDGE

Thursday, June 28, 2012

Recovery of Debts Due to Banks and Financial Institutions Act, 1993-Sections 17, 18, 19 and 31. Suit by borrower against bank-Held-Jurisdiction of civil courts is barred only in regard to applications by bank/financial institution for recovery of its debts-It is not barred in regard to any suit filed by a borrower or other person against a Bank-On facts, jurisdiction of civil court held not be barred in a borrower's suit for damages against bank for non-disbursement of a sanctioned loan-The suit found not be a counter claim to an earlier Original Application (O.A.) of Bank before D.R.T. for recovery of an amount advanced to the borrower under another loan-Subject matter of O.A and suit were not connected and decision in one did not depend on other-Such a suit was not required to be transferred to D.R.T.-It was more so as the suit was filed after establishment of latter and the provisions of the Act did not support transfer of such suit. Counter claim by borrower/defendant in Bank's Original Application before D.R.T.-Forum for-Held-Counter claim is not the only remedy, but an option available to borrower/defendant-If they have an independent claim against Bank, they cannot be compelled to make their claim against Bank only by counter-claim before D.R.T.-Such a claim made by them by an independent suit in a court having jurisdiction cannot be transferred to D.R.T. against their wishes. Constitution of India, 1950-Article 142-After declaration of law, Supreme Court in operative part of judgment relaxing application of that law under Article 142-In such a case, the precedent value is that of ratio decidendi, and not the relaxation given on special facts-One solution to avoid a situation where relaxation itself comes to be treated as law, is for the Supreme Court to clarify that it was given in exercise of power under Article 142. Appellant-bank sanctioned ad hoc packing credit facilities to the respondent company. According to appellant, respondent utilised the said credit facilities but committed default in repaying the amounts advanced. Therefore, they filed an Original Application (O.A.) before the Debt Recovery Tribunal (D.R.T.) under Section 19 of the Recovery of Debts Due to Banks and Financial Institutions Act, 1993 seeking a certificate of recovery thereof with interest. During pendency of the O.A. wherein trial was yet to commence, appellant sanctioned another loan and credit facilities to the respondent, but the sanctioned amounts were not released. For this, respondent filed a suit against the appellant in High Court for recovery of damages with interest. Recording of evidence in the suit had been completed and it was ripe for arguments. At this stage, appellant pleaded that the suit could not be tried by the High Court and it should be transferred to the D.R.T. on the ground that it was broadly in the nature of a counter-claim to appellant's O.A and was integrally connected with it. For this they relied on Sections 19(6) to (11) of the Act. High Court rejected these claims of appellant. Hence the present appeals. On the contentions of the parties, following questions arose for consideration of the Court: (a) Whether the subject-matter of the borrower's suit before the High Court and Bank's O.A. before D.R.T. were inextricably linked? (b) Whether the provisions of the Act require the transfer of an independent suit filed by a borrower against a Bank before a civil court to D.R.T. in the event of the Bank filing a recovery application against the borrower before D.R.T. to be tried as a counter-claim in the Bank's O.A.? Dismissing the appeal, the Court HELD: 1. It is evident from Sections 17 and 18 of the Debts Recovery Act that civil court's jurisdiction is barred only in regard to applications by a bank or a financial institution for recovery of its debts. The jurisdiction of civil courts is not barred in regard to any suit filed by a borrower or any other person against a bank for any relief. [68-f] 1.2. The Debts Recovery Act, as it orginally stood, did not contain any provision enabling a defendant in application filed by the bank/financial institution to claim any set off or make any counter claim against bank/financial institution. The Act was amended by Act 1 of 2000 to remove the lacuna by providing for set off and counter-claims by defendants in the applications filed by Banks/financial institution before the Tribunal. What is significant is that Sections 17 and 18 have not been amended. Jurisdiction has not been conferred on the Tribunal, even after the amendment, to try independent suits or proceedings initiated by borrowers or others against banks/financial institutions, nor the jurisdiction of civil courts barred in regard to such suits or proceedings. [64-b, c, d, f, g] Union of India v. Delhi High Court Bar Association, [2002] 4 SCC 5, relied on. Delhi High Court Bar Association v. Union of India, AIR (1995) Delhi 323 approved. 2. The issues that arose in the Bank's application was whether the borrower failed to repay the sums borrowed and whether the Bank was entitled to the amounts claimed. On the other hand, the issues that arose in the borrower's suit were whether the Bank had promised/agreed to advance certain monies, whether the Bank committed breach in refusing to release such loans in terms of the sanction letter; whether the borrower failed to fulfill the terms and conditions of sanction and therefore the Bank's refusal to advance, was justified; and even if there was breach, whether the borrower suffered any loss on account of such non-disbursement and if so whether the borrower was entitled to the amounts claimed. While the claim of the Bank was for an ascertained sum due from the borrower, the claim of the borrower was for damages which required firstly a determination by the court as to whether the Bank was liable to pay damages and thereafter assessment of quantum of such damages. Thus there is absolutely no connection between the subject matter of the two suits and they are no way connected. A decision in one does not depend on the other. Nor could there be any apprehension of different and inconsistent results if the suit and the application are tried and decided separately by different forums. In the circumstances, it cannot be said that the borrower's suit and Bank's application were inextricably connected. [61-c, f] 3. It is not disputed that the Calcutta High Court had the jurisdiction to entertain and dispose of suit filed by borrower when it was filed and continues to have jurisdiction to entertain and dispose of the said suit. There is no provision in the Act for transfer of suits and proceedings, except section 31 which relates to suit/proceeding by a Bank or financial institution for recovery of a debt. It is evidence from Section 31 that only those cases and proceedings (for recovery of debts due to bank and financial institutions) which were pending before any Court immediately before the date of establishment of a tribunal under the Debts Recovery Act stood transferred, to the Tribunal. In this case, there is no dispute that the Debts Recovery Tribunal, Calcutta, was established long prior to the company filing suit against the bank. The said suit having been filed long after the date when the tribunal was established and not being a suit or proceeding instituted by a bank or financial institution for recovery of a debt, did not attract section 31. [63-g, h; 64-a] 4. Making counter claim in the Bank's application before the Tribunal is not the only remedy, but an option available to the borrower/defendant. He can also file a separate suit or proceeding before a civil court or other appropriate forum in respect of his claim against the Bank and pursue the same. Even the Bank, in whose application, the counter-claim is made has the option to apply to the Tribunal to exclude the counter-claim of the defendant while considering its application. When such application is made by the Bank, the Tribunal may either refuse to exclude the counter claim and proceed to consider the Bank's application and the counter-claim and together or exclude the counter claim as prayed and proceed only with the Bank's application, in which event the counter claim would become an independent claim against a bank/financial institution. The defendant will then have to approach the civil court in respect of such excluded counter claim as the Tribunal does not have jurisdiction to try and independent claim against a bank/financial institution. A defendant in an application, having an independent claim against the Bank, cannot be compelled to make his claim against the Bank only by way of counter-claim. Nor can his claim by way of independent suit in a court having jurisdiction, be transferred to a Tribunal against his wishes. In this case, the first respondent does not wish his case to be transferred to the Tribunal. [65-a-e] United Bank of India, Calcutta v. Abhijit Tea Co. Pvt. Ltd., [2000] 7 SCC distinguished. 5. Many a time, after declaring the law, this court in the operative part of the judgment, gives some directions which may either relax the application of law or exempt the case on hand from the rigour of the law in view of the peculiar facts or in view of the uncertainty of law till then, to do complete injustice. While doing so, normally it is not stated such determination/order is in exercise of power under Article 142. It is not uncommon to find that courts have followed not the law declared, but the exemption/relaxation made while moulding the relief in exercise of power under Article 142. When the High Courts repeatedly follow a direction issued under Article 142, treating it as the law declared by this court, incongruously the exemption/relaxation granted under Article 142 becomes the law, though at variance with the law declared by this Court. The Courts should therefore be careful to ascertain and follow the ratio decidendi, and not the relief given on the special facts, exercising power under Article 142. One solution to avoid such a situation is for this Court to clarify that a particular direction or portion of the order is in exercise of power under Article 142. [70-d, e, f] L.N. Rao, Himanshu Munshi and Rajesh Kumar Chaurasia, for the Appellant. Jaideep Gupta, Rana Mukherjee, Siddharth Gautam and Goodwill Indeevar, for the Respondent.2006 AIR 1899, 2006(1 )Suppl.SCR52 , 2006(5 )SCC72 , 2006(4 )SCALE423 , 2006(5 )JT281


CASE NO.:
Appeal (civil)  10074-10075 of 2003

PETITIONER:
Indian Bank

RESPONDENT:
ABS Marine Products Pvt. Ltd.

DATE OF JUDGMENT: 18/04/2006

BENCH:
Dr. AR. Lakshmanan & R. V. Raveendran

JUDGMENT:
J U D G M E N T


RAVEENDRAN, J.


These appeals by special leave are filed against the judgment dated
10.5.2002 of the Calcutta High Court, dismissing A.P.O. Nos.57-58 of
2001 filed by the appellant-Bank against orders dated 24.1.2001 and
13.3.2001 passed by a learned Single Judge of that court, rejecting an oral
application and a written application respectively, filed by the appellant-
Bank for transfer of Civil Suit No.7/1995 (filed by first respondent herein
against the appellant and others and pending on the file of the Calcutta
High Court) to the Debt Recovery Tribunal, Calcutta, for being tried with
O.A. No.170/1995 (filed by the appellant against the first respondent and
its guarantors).


2. The first respondent (also referred to as the 'borrower' or
'company') approached the appellant-Bank (for short 'the Bank') for
certain credit facilities. By Sanction Advices dated 12.7.1991 and
6.12.1991, the Bank sanctioned ad hoc packing credit facilities to a limit of
Rs.20 lakhs and Rs.5 lakhs respectively. According to the Bank, the
company utilized the said credit facilities, but committed default in
repaying the amounts advanced. Therefore, the Bank filed O.A.
No.170/1995 on 21.8.1995 before the Debt Recovery Tribunal (for short
'the Tribunal') under Section 19 of the Recovery of Debts Due to Banks
and Financial Institutions Act, 1993 (for short 'Debt Recovery Act')
seeking a certificate to recover Rs.30,67,820/04 with interest from the
company and its four guarantors (Directors), jointly and severally. The said
application is pending and trial therein is yet to commence.

3. On 19.12.1991, the Bank sanctioned a Middle Term Loan of Rs.90
lakhs and certain other credit facilities to the company. The sanctioned
loans were not released. The company filed C.S. No.7/1995 against the
Bank in the Calcutta High Court in January, 1995, for recovery of
Rs.25,38,58,000/- as damages (for non-disbursal of the loans) with interest.
By the end of 2000, recording of evidence in the suit was completed and
the suit was ripe for arguments.

4. On 24.1.2001, the Bank made an oral submission that the suit could
not be tried by the High Court and it should be transferred to the Tribunal.
A learned Single Judge rejected the said request by the following order :-

"Though not pleaded in the written statement specifically, the learned
counsel for the defendant contends that in view of the amendment of
section 19 of the Recovery of debts due to Banks and Financial
Institutions Act, 1993, this suit cannot be tried by this court. I have gone
through section 19 of the said act as amended up to date. It appears from
the said amendment that the debtor/respondent will be entitled to make
counter claims in the same proceeding initiated by the bank. Before
amendment there was no such specific provision. But in this case, the
plaintiff/debtor had filed the suit before the bank could file appropriate
proceeding. It is a separate suit. It is neither a cross suit nor can be termed
as counter-claim. So the suit is perfectly entertainable by this court.
Therefore, the preliminary objection raised by the Bank is hereby
overruled."


5. Thereafter, the Bank filed an application in writing, praying for
transfer of C.S. No.7/1995 filed by the borrower to the Tribunal on the
ground that the said suit was broadly in the nature of a counter-claim to
Bank's O.A. No.170/1995 and was integrally connected with its
application. The learned Single Judge rejected the said application by order
dated 13.3.2001, as barred by res judicata, in view of the fact the same
prayer made orally earlier had been rejected on 24.1.2001. The said two
orders dated 24.1.2001 and 13.3.2001 were challenged by the Bank in two
appeals (APO Nos.57-58/2001) before a Division Bench of the High Court.
In support of its contention that C.S. No.7/1995 should be transferred from
the High Court to the Tribunal for being tried with OA No.170/1995,  the
Bank relied on Sections 19(6) to (11) of the Debts Recovery Act and the
following observations of this Court in United Bank of India, Calcutta  v.
Abhijit Tea Co. Pvt. Ltd. [2000 (7) SCC 357] :-

"If a set-off or a counter-claim is to be equated to a cross-suit under
Section 19, a fortiori there can be no difficulty in treating the cross-suit as
one by way of set-off and counter-claim, and as proceedings which ought
to be dealt with simultaneously with the main suit by the Bank ."In
our view, in the context, the word "counter-claim" in Sections 19(8) to
(11) which is equated to a cross-suit, includes a claim even if it is made in
an independent suit filed earlier."


6. A Division Bench of the Calcutta High Court dismissed the Bank's
appeals by an order dated 10.5.2002. The High Court held that :

(i) In the absence of a provision in the Debt Recovery Act enabling a
borrower to file a suit (application) against the bank or a financial
institution, in the Debt Recovery Tribunal, the jurisdiction of the civil
court to entertain a suit filed by the borrower against the bank is not
excluded under Section 18 of the said Act.

(ii) Section 31 of the Debts Recovery Act providing for transfer of the
pending suits/cases, from courts to tribunals, applies only to those suits or
proceedings which were pending before any court immediately before the
establishment of a Tribunal under the said Act and will not apply to any
suit or proceeding validly initiated in a civil court after the establishment
of the Tribunal.

(iii) Sub-section (8) of Section 19 of the Act is merely a provision
enabling a defendant (in a Recovery Application filed by the Bank before
the Tribunal) to raise a counter-claim in his written statement against the
bank, and empowering the Tribunal to try such a counter-claim. Such an
enabling provision cannot be construed as ousting or excluding the
jurisdiction of the civil court to entertain a suit for damages filed by the
borrower against the bank, or enabling the bank to seek transfer of such a
suit, to the Tribunal. The observation in Abhijit (supra) that the borrower's
suit should be transferred to the Tribunal by treating the independent suit
of the borrower as a counter-claim in the application of the Bank, was in
exercise of the extraordinary power under Article 142 of the Constitution
of India, on the special and peculiar facts of that case. As the High Court
in its jurisdiction as a civil court, did not possess the power available to
the Supreme Court under Article 142, it could not pass any order for
transfer of a suit validly instituted before it, to the Tribunal.

(iv) Even assuming that the High Court could transfer the suit, the
basic requirement for transfer laid down in Abhijit (supra), that is, the
subject-matter of the borrower's suit pending before the Court, and the
Bank's application pending before the Tribunal should be inextricably
connected, was not present in this case. Therefore, there could be no
transfer.

(v) Where a borrower's suit is deemed to be a counter-claim in respect
of the Bank's application, and is transferred to the Tribunal,  it would be
open for the Bank, to contend, as enabled by Section 19(11) of the Debts
Recovery Act, that such suit should be tried independently. If such a
contention is accepted by the Tribunal, the suit transferred from the civil
court to the Tribunal will have to be re-transferred from the Tribunal to the
civil court, as the Tribunal has no jurisdiction to entertain or try an
independent suit of the borrower against the bank. That will lead to an
anomalous situation.

(vi) The civil court has jurisdiction to try all suits of civil nature, except
those excluded by reason of an express or implied bar in a statute. The
jurisdiction of a civil court can never be contingent upon an order passed
by the Tribunal, and that too on an application by one of the parties to the
proceeding before the Tribunal. Nor will the jurisdiction vested in a civil
court to proceed with a suit, cease on the Bank or financial institution
filing an application for recovery before the Tribunal.

7. The said decision of the Division Bench of the Calcutta High Court
is challenged by the Bank in these appeals by special leave, on the ground
that the subject matter of the Bank's application and the first respondent's
suit were inextricably connected, and though the suit of the borrower was
prior to the Bank's application before the Tribunal, in view of the law laid
down in Abhijit (supra), the borrower's suit should be considered as a
counter-claim in the Bank's application before the Tribunal and
consequently, transferred to the Tribunal. On the contentions raised, the
following questions arise for our consideration :

(a) Whether the subject-matter of the borrower's suit before
the High Court and Bank's application before the
Tribunal were inextricably connected?

(b) Whether the provisions of Debts Recovery Act mandate
or require the transfer of an independent suit filed by a
borrower against a Bank before a civil court to the
Tribunal, in the event of the Bank filing a recovery
application against the borrower before the Tribunal, to
be tried as a counter-claim in the Bank's application?

(c) Whether  the observation in Abhijit (supra) that the suit
filed by the borrower against the Bank has to be
transferred to the Tribunal for being tried as a counter-
claim in the applications of the Bank, is to be construed
as a principle laid down by this Court, or as an
observation in exercise of power under Article 142 in
order to do complete justice between the parties?
Re : Question No. (i) :
8. The Bank sanctioned an ad hoc packing credit limit of Rs.20 lacs on
12.7.1991 and an additional ad hoc packing credit limit of Rs.5 lacs on
6.12.1991, subject to the terms contained in the Sanction Advice dated
12.7.1991. In regard to the initial limit of Rs.20 lacs, the company executed
an agreement dated 15.7.1991 and its 4 Directors executed a guarantee
dated 15.7.1991. In regard to the additional amount of Rs.5 lacs, a
promissory note and an agreement were executed on 20.11.1991. Claiming
that the company failed to pay the amounts advanced, the Bank filed an
application before the Tribunal for recovery of Rs.30,67,820.04. The cause
of action for the Bank's application is the alleged non-payment of the
amounts advanced to the borrower, in pursuance of ad-hoc limits
sanctioned on 12.7.1991 and 6.12.1991. On the other hand, the subject
matter of the suit filed by the borrower against the Bank and the cause of
action therefor, are totally unconnected with and different from the subject
matter of and cause of action for the Bank's application. On the request of
the borrower, the Bank by letter dated 19.12.1991 sanctioned several credit
facilities to the borrower, namely, (i) a Medium Term Loan of Rs.90 lacs;
(ii) packing credit loan facilities to a  limit  of Rs.50 lacs; (iii) bridge loan
of Rs.15 lacs; and (iv) guarantee facility to an extent of Rs.85.42 lacs. The
Bank also agreed to absorb the ad hoc packing credit facilities of Rs.25 lacs
already sanctioned within the fresh limits sanctioned. The borrower alleged
that it proceeded to a arrange its affairs and activities on the assumption
that the Bank will be releasing the loans; and that the Bank failed to release
the credit facilities, thereby putting it (the borrower) to huge losses, apart
from denying the profits from the business. Consequently, it filed C.S.
No.7/1995 for recovery of Rs. 25,38,58,000/- made up of  Rs.
11,33,22,000/- towards loss of profits, Rs.10 crores as compensation for
loss of goodwill and reputation, Rs.3.50 croress as damages on account of
the impact of inflation and difference in foreign exchange rates,
Rs.31,36,000/- towards expenditure which became infructuous on account
of the Bank's failure to release the loans, and Rs.24 lacs towards interest up
to the date of the suit.  The cause of action for the borrower's suit is the
alleged breach by the Bank, in not releasing the sanctioned loans.

9. The issues that arose in the Bank's application was whether the
borrower failed to repay the sums borrowed and whether the Bank was
entitled to the amounts claimed. On the other hand, the issues that arose in
the borrower's suit were whether the Bank had promised/agreed to advance
certain monies; whether the Bank committed breach in refusing to release
such loans in terms of the sanction letter; whether the borrower failed to
fulfil the terms and conditions of sanction and therefore the Bank's refusal
to advance, was justified; and even if there was breach, whether the
borrower suffered any loss on account of such non-disbursement and if so
whether the borrower was entitled to the amounts claimed. While the claim
of the Bank was for an ascertained sum due from the borrower, the claim of
the borrower was for damages which required firstly a determination by the
court as to whether the Bank was liable to pay damages and thereafter
assessment of quantum of such damages. Thus there is absolutely no
connection between the subject matter of the two suits and they are no way
connected. A decision in one does not depend on the other. Nor could there
be any apprehension of different and inconsistent results if the suit and the
application are tried and decided separately by different forums. In the
circumstances, it cannot be said that the borrower's suit and the Bank's
application were inextricably connected.


Re : Question No. 2 :


10.   Section 17 of the Debts Recovery Act deals with jurisdiction, powers
and authority of the Tribunals. Sub-section (1) thereof provides that a
tribunal shall exercise, on and from the appointed day, the jurisdiction,
powers and authority to entertain and decide applications from the banks
and financial institutions for recovery of debts due to such banks and
financial institutions. "Debt" is defined under Section 2(g) as follows :

"(g) "debt" means any liability (inclusive of interest) which is claimed as
due from any person by a bank or a financial institution or by a consortium
of banks or financial institutions during the course of any business activity
undertaken by the bank or the financial institution or the consortium under
any law for the time being in force, in cash or otherwise, whether secured
or unsecured, or assigned, or whether payable under a decree or order of
any civil court or any arbitration award or otherwise or under a mortgage
and subsisting on, and legally recoverable on, the date of the application;"


Section 18 provides that on and from the appointed day, no court or other
authority shall have, or be entitled to exercise, any jurisdiction, powers or
authority (except the Supreme Court, and a High Court exercising
jurisdiction under Article 226 and 227 of the Constitution) in relation to
the matters specified in Section 17.

11. Section 19 related to the procedure of Tribunal, in regard to filing of
applications. Section 19, as it originally stood, was substituted in entirety
by Act 1 of 2000. Sub-section (1) of section 19 provides that a Bank or
financial institution can make an application to jurisdictional Debt
Recovery Tribunal. Sub-sections (6) to (11) of new Section 19, relevant for
our purpose, are extracted below :

"(6) Where the defendant claims to set-off against the applicant's demand
any ascertained sum of money legally recoverable by him from such
applicant, the defendant may, at the first hearing of the application, but not
afterwards unless permitted by the Tribunal, present a written statement
containing the particulars of the debt sought to be set-off.

(7) The written statement shall have the same effect as a plaint in a cross-
suit so as to enable the Tribunal to pass a final order in respect both of the
original claim and of the set-off.

(8) A defendant in an application may, in addition to his right of pleading
a set off under sub-section (6), set up, by way of counter-claim against the
claim of the applicant, any right or claim in respect of a cause of action
accruing to the defendant against the applicant either before or after the
filing of the application but before the defendant has delivered his defence
or before the time limited for delivering his defence has expired, whether
such counter-claim is in the nature of a claim for damages or not.

(9) A counter-claim under sub-section (8) shall have the same effect as a
cross-suit so as to enable the Tribunal to pass a final order on the same
application, both on the original claim and on the counter-claim.

(10) The applicant shall be at liberty to file a written statement in answer
to the counter-claim of the defendant within such period as may be fixed
by the Tribunal.

(11) Where a defendant sets up a counter-claim and the applicant contends
that the claim thereby raised ought not to be disposed of by way of
counter-claim but in an independent action, the applicant may, at any time
before issues are settled in relation to the counter-claim, apply to the
Tribunal for an order that such counter-claim may be excluded, and the
Tribunal may, on the hearing of such application make such order as it
thinks fit."

 

12. Section 31 of the Debts Recovery Act provides that every suit or
other proceeding pending before any court immediately before the date of
establishment of a Tribunal under the said Act, being a suit or proceeding
the cause of action whereon it is based is such that it would have been, if it
had arisen after such establishment, within the jurisdiction of such
Tribunal, shall stand transferred on that date to such Tribunal.

13. Section 9 of the Code of Civil Procedure provides that the courts
shall have jurisdiction to try all suits of a civil nature, excepting suits of
which their cognizance is either expressly or impliedly barred.

14. It is evident from Sections 17 and 18 of the Debts Recovery Act that
civil court's jurisdiction is barred only in regard to applications by a bank
or a financial institution for recovery of its debts. The jurisdiction of civil
courts is not barred in regard to any suit filed by a borrower or any other
person against a bank for any relief. It is not disputed that the Calcutta
High Court had jurisdiction to entertain and dispose of C.S. No.7/1995
filed by the borrower when it was filed and continues to have jurisdiction
to entertain and dispose of the said suit. There is no provision in the Act for
transfer of suits and proceedings, except section 31 which relates to
suit/proceeding by a Bank or financial institution for recovery of a debt. It
is evident from Section 31 that only those cases and proceedings (for
recovery of debts due to banks and financial institutions) which were
pending before any court immediately before the date of establishment of a
tribunal under the Debts Recovery Act stood transferred, to the Tribunal. In
this case, there is no dispute that the Debt Recovery Tribunal, Calcutta, was
established long prior to the company filing C.S. No.7/1995 against the
bank. The said suit having been filed long after the date when the tribunal
was established and not being a suit or proceeding instituted by a bank or
financial institution for recovery of a debt, did not attract section 31.

15. As far as sub-sections (6) to (11) of section 19 are concerned, they
are merely enabling provisions. The Debts Recovery Act, as it originally
stood, did not contain any provision enabling a defendant in an application
filed by the bank/financial institution to claim any set off or make any
counter claim against the bank/financial institution. On that among other
grounds, the Act was held to be unconstitutional (see Delhi High Court Bar
Association vs. Union of India AIR 1995 Delhi 323). During the
pendency of appeal against the said decision, before this Court, the Act
was amended by Act 1 of 2000 to remove the lacuna by providing for set
off and counter-claims by defendants in the applications filed by
Banks/financial institution before the Tribunal. The provisions of the Act
as amended were upheld by this Court in Union of India vs. Delhi High
Court Bar Association [2002 (4) SCC 275]. The effect of sub-sections (6)
to (11) of Section 19 of the amended Act is that any defendant in a suit or
proceeding initiated by a bank or financial institution can : (a) claim set off
against the demand of a Bank/financial institution, any ascertained sum of
money legally recoverable by him from such bank/financial institution; and
(b) set-up by way of counter-claim against the claim of a Bank/financial
institution, any right or claim in respect of a cause of action accruing to
such defendant against the bank/financial institution, either before or after
filing of the application, but before the defendant has delivered his defence
or before the time for delivering the defence  has expired, whether such a
counter claim is in the nature of a claim for damages or not. What is
significant is that Sections 17 and 18 have not been amended. Jurisdiction
has not been conferred on the Tribunal, even after amendment, to try
independent suits or proceedings initiated by borrowers or others against
banks/financial institutions, nor the jurisdiction of civil courts barred in
regard to such suits or proceedings. The only change that has been made is
to enable defendants to claim set off or make a counter-claim as provided
in sub-sections (6) to (8) of Section 19  in applications already filed by the
bank or financial institutions for recovery of the amounts due to them. In
other words, what is provided and permitted is a cross-action by a
defendant in a pending application by the bank/financial institution, the
intention being to have the claim of the bank/financial institution made in
its application and the counter-claim or claim for set off of the defendant,
as a single unified proceeding, to be disposed of by a common order.

16. Making a counter claim in the Bank's application before the Tribunal
is not the only remedy, but an option available to the borrower/defendant.
He can also file a separate suit or proceeding before a civil court or other
appropriate forum in respect of his claim against the Bank and pursue the
same. Even the Bank, in whose application the counter-claim is made, has
the option to apply to the tribunal to exclude the counter-claim of the
defendant while considering its application. When such application is made
by the Bank, the Tribunal may either refuse to exclude the counter-claim
and proceed to consider the Bank's application and the counter-claim
together; or exclude the counter-claim as prayed, and proceed only with the
Bank's application, in which event the counter-claim becomes an
independent claim against a bank/financial institution. The defendant will
then have to approach the civil court in respect of such excluded counter
claim as the Tribunal does not have jurisdiction to try any independent
claim against a bank/financial institution.  A defendant in an application,
having an independent claim against the Bank, cannot be compelled to
make his claim against the Bank only by way of a counter-claim. Nor can
his claim by way of independent suit in a court having jurisdiction, be
transferred to a Tribunal against his wishes.

17. In this case, the first respondent does not wish his case to be
transferred to the Tribunal.  It is, therefore, clear that the suit filed by the
first respondent against the Bank in the High Court for recovery of
damages, being an independent suit, and not a counter-claim made in the
application filed by the bank, the Bank's application for transfer of the said
suit to the Tribunal was misconceived and not maintainable. The High
Court, where the suit for damages was filed by the company against the
bank, long prior to the bank filing an application before the tribunal against
the company, continues to have jurisdiction in regard to the suit and its
jurisdiction is not excluded or barred under Section 18 or any other
provision of Debts Recovery Act.

Re : Question No. (iii) :


18. Let us examine what happened in Abhijit (supra). A suit
(No.410/1985) filed by the Bank in the Calcutta High Court, was disposed
of in terms of an alleged compromise on 29.3.1984. The Tribunal was
established on 27.4.1994. Subsequently, the compromise decree was set
aside by a Division Bench on 11.8.1998 and the said suit stood restored to
file. The debtor company filed an application praying that the Bank's suit
should be retained on the original side of the Calcutta High Court and
should not be transferred to the tribunal, as the said suit was "not pending"
on 27.4.1994 and therefore Section 31 of the Debts Recovery Act was not
attracted. A learned Single Judge of the Calcutta High Court accepted the
said contention and directed that the Bank's suit should be retained and
proceeded with before the High Court. That order was challenged by the
Bank before this Court. Before this Court, the debtor company urged an
additional ground for seeking retention of the Bank's suit in the High Court
by contending that the Bank's suit was inextricably connected with a suit
filed by it against the Bank (Suit No. 272/1985) and therefore, the Bank's
suit should not be transferred to the Tribunal. This Court formulated the
following four questions as arising for its consideration :

"(1) Whether Suit No.410 of 1985 by the Bank which was disposed of by
judgment  dated 29.3.1994 and which judgment was set aside by the
Bench on 11.8.1998 and remanded to the Single Judge, could not be
treated as pending immediately before the commencement of the Act on
27.4.1994 (in West Bengal) and whether it could not be transferred to the
Recovery Tribunal ?

(2) What is the combined effect of Sections 18 and 31 and of the Act on
pending proceedings ?

(3) Whether the pendency of Suit No.272 of 1985 filed by the debtor
Company against the Bank for specific performance and for perpetual and
mandatory injunctions raising common issues between parties in both
these suits was a sufficient reason for retention of the Bank's suit No.410
of 1985 on the original side of the High Court to be tried along with Suit
No.272 of 1985 filed by the debtor Company ?

(4) Whether Suit No.272 of 1985 filed by the debtor Company was, in
substance, one in the nature of a "counter-claim" against the Bank and was
one which also fell within the special Act by reason of Sections 19(8) to
(11) of the Act (as introduced by amending Act 1 of 2000) and if that be
so, whether it could still be successfully pleaded by the respondent
Company that the pendency of the Company's Suit No.272 of 1985 was a
ground for retention of the Bank's Suit No.410 of 1985 on the original
side of the High Court ?"

Though the questions raised were four, the issues were only two. The first
was whether suit disposed of on 29.3.1994 and restored on 11.8.1998 could
be deemed to be pending on 27.4.1994, when the Tribunal was established,
for purpose of Section 31. The second was, whether the Bank's suit, even
though liable to be transferred to the Tribunal under section 31, could be
retained in the High Court on the ground that it was inextricably connected
with an earlier suit filed by the borrower against the Bank. The question
whether a suit filed by the borrower against a Bank in a civil court, could
be transferred to the Tribunal against his wishes, neither arose for decision
nor was considered or decided.

19. With reference to the first issue, this Court held that when the appeal
against the compromise decree dated 29.3.1984 was allowed and the
compromise decree was set aside, the suit stood restored and it should be
deemed to be pending from 29.3.1984 itself, and consequently, must be
deemed in the eye of law to be pending on 27.4.1994 when the Tribunal
was constituted at Calcutta, and Sections 18 and 31 of the Debts Recovery
Act would apply to the said suit. There is no dispute that the decision of
this Court on the first issue is the law declared by this Court.

20.     The second issue, as noticed above, was whether the suit of the Bank
against the borrower should be retained in the High Court, merely because
the borrower's suit was pending in the High Court. There was no
application or prayer for transfer of the borrower's suit [OS No.272/1985]
to the Debts Recovery Tribunal. Neither the Bank nor the borrower had
sought transfer of the said suit from the High Court. In fact, before the
High Court, the borrower had not even contended that the Bank's suit
should be retained in the High Court on the ground that it was inextricably
connected with its suit pending in the High Court. However, the borrower
raised an additional ground in support of its request for retention of the
Bank's suit in the High Court, for the first time, in this Court by contending
that the subject matter of the Bank's suit was inextricably connected with
the subject matter of its suit, and therefore, both should be tried together by
the High Court itself. The borrower submitted that as the borrower's suit
could not be transferred to the Tribunal, having regard to Sections 17, 18
and 31 of the Debts Recovery Act, the Bank's suit should also not be
transferred to the tribunal. This Court held that having regard to the
mandate contained in Section 31, it was not possible to retain the Bank's
suit before the civil (High) Court on the ground that it was connected with
another suit filed against the Bank. This answered the second issue. But
this Court thereafter proceeded to consider as an incidental issue whether
the borrower's suit could be transferred to the Tribunal as the borrower was
insisting that his suit and Bank's suit should be tried together. It found a
solution by holding that the principle underlying sub-section (8) of Section
19 which enabled the defendant making a counter-claim in an application
filed by the Bank, can broadly be extended and applied to an independent
prior suit of the borrower by considering such suit as a counter-claim, so
that both could be transferred to the Tribunal, instead of transferring only
the Bank's suit. This Court, however, held so only because of the following
circumstances :-

(i) The borrower contended that its suit and the Bank's suit
cannot be tried independently, as the subject-matter of its suit
and the Bank's suit were inextricably connected;

(ii) the Bank also agreed that the borrower's suit can be tried
along with its suit; and

(iii) the court on examination found that the two suits were in fact
inextricably connected.

But the confusion is in regard to this 'incidental' decision/observations
made while deciding the second issue. While the Appellant contends that
the said incidental observations, made on an issue not arising for decision,
are also in the nature of law declared by this Court, the first Respondent
contends that they are merely observations made on the peculiar facts and
circumstances of that case, in exercise of the power under Article 142 to do
complete justice.

21. The first Respondent drew our attention to the following
circumstances in support of its contention that the observations relating to
treating a borrower's independent suit as a counter claim, was in exercise
of power under Article 142 :

(a) Though there was no prayer for transfer of the borrower's suit
to Tribunal at any stage, this Court held that borrower's suit
should be transferred to the Tribunal.
(b) The four questions that were formulated for consideration
(extracted above) clearly showed that the question as to
whether borrower's suit should be transferred never arose for
consideration. In fact, no arguments were addressed by either
party on the question whether the borrower's suit can be or
should be transferred to the Tribunal.
(c) Sub-section (8) of Section 19 refers only to a counter-claim in
the Bank application, and does not contemplate a separate suit
filed against a Bank, being treated as a counter-claim.

The first respondent also pointed out that this Court, in the operative
portion, only directly transfer of Bank's suit, but not the borrower's suit, to
the Tribunal. The first respondent also relied on the following observations/
directions in paras 42, 43, 44 and 45 of the judgment to demonstrate that
the decision was by exercising power under Article 142 :

"Our decision in regard to the real nature of Suit No.272 of 1985 has
become necessary in the context of a plea by the debtor Company that
the Company's Suit No.272 of 1985 is liable to be retained in the civil
court and on account of the plea that the connected suit by the Bank
Suit No.410 of 1985 is also to be retained.

We, therefore, direct the Bank's Suit No.410 of 1985 to be transferred by
the Registrar, Calcutta High Court to the appropriate Tribunal under the
Act. So far as the debtor Company's Suit No.272 of 1985 is concerned,
action has to be taken likewise by the Registrar in the light of our finding,
which finding has become necessary in view of the contention on
behalf of the debtor Company before us, as explained above.

The pendency of the Company's Suit No. 272 of 1985 in the High Court is
no reason for keeping the Bank's suit No. 410 of 1985 in the High Court.
Suit No. 410 of 1985 is liable to be transferred to the Tribunal.
Incidentally, we also hold that even Suit No. 272 of 1985 is to be tried
only by the Tribunal.

The appeal is allowed. The order of the learned Single Judge is set aside
and Suit No. 410 of 1985 is directed to be transferred by the Registrar,
High Court to the Tribunal. In the light of our finding as to the real
nature of the Company's Suit  No. 272 of 1985, it will be for the
Registrar of the High Court to pass appropriate orders. We hope that
appropriate orders will be passed in relation to suit no. 272 of 1985
expeditiously, at any rate, within one month from today."

(Emphasis supplied)
       
It is further submitted that any direction issued in exercise of power under
Article 142 to do proper justice and the reasons, if any, given for exercising
such power, cannot be considered as law laid down by this Court under
Article 141. It is pointed out that other courts do not have the power similar
to that conferred on this Court under Article 142 and any attempt to follow
the exercise of such power will lead to incongruous and disastrous results.

23. Though there appears to be some merit in the first Respondent's
submission, we do not propose to examine that aspect. Suffice it to clarify
that the observations in Abhijit that an independent suit of a defendant (in
Bank's application) can be deemed to be a counter claim and can be
transferred to the Tribunal, will apply only if the following conditions were
satisfied :-
(i) The subject matter of Bank's suit, and the suit of the defendant
against the Bank, should be inextricably connected in the
sense that decision in one would affect the decision in the
other.

(ii) Both parties (the plaintiff in the suit against the Bank and the
Bank) should agree for the independent suit being considered
as a counter-claim in Bank's application before the Tribunal,
so that both can be heard and disposed of by the Tribunal.

In short the decision in Abhijit is distinguishable both on facts and law.

23. One word before parting. Many a time, after declaring the law, this
Court in the operative part of the judgment, gives some directions which
may either relax the application of law or exempt the case on hand from the
rigour of the law in view of the peculiar facts or in view of the uncertainty
of law till then, to do complete justice. While doing so, normally it is not
stated that such direction/order is in exercise of power under Article 142. It
is not uncommon to find that courts have followed not the law declared, but
the exemption/relaxation made while moulding the relief in exercise of
power under Article 142. When the High Courts repeatedly follow a
direction issued under Article 142, by treating it as the law declared by this
Court, incongruously the exemption/relaxation granted under Article 142
becomes the law, though at variance with the law declared by this Court.
The courts should therefore be careful to ascertain and follow the ratio
decidendi, and not the relief given on the special facts, exercising power
under Art. 142. One solution to avoid such a situation is for this Court to
clarify that a particular direction or portion of the order is in exercise of
power under Art. 142. Be that as it may.

Conclusion

24. In view of the above, we find that the order of the High Court does
not call for any interference. These appeals are accordingly dismissed. Parties
to bear their respective costs.

a conditional gift is not maintainable under Muslim law "....The burden of proof is, therefore, on the person who sets up a gift to show that the rigid forms stipulated by the Muslim Law have been complied with. It is, hence, essential to the validity of a Muslim gift that the donor should divest himself or herself completely of all ownership and dominion over the subject of the gift before he or she can effect delivery of possession of the property gifted. Actionable claims and even incorporeal property can form the S.A.655/1996. 38 subject matter of the gift. If the gift is in respect of immovable property, it must effect an immediate transfer of the corpus of the property. Where a gift of the corpus is given and the donor does not reserve any dominion over the corpus but merely retains his right to take the produce or income or usufructus from the property, the gift is valid." 33. In this context it will also be useful to refer to the decision reported in Hafeeza Bibi v. SK. Farid ((2011) 5 SCC 654) wherein it was held as follows: "The position is well settled, which has been stated and restated time and again, that the three essentials of a gift under Mohammadan Law are: (1) declaration of the gift by the donor; (2) acceptance of the gift by the donee; and (3) delivery of possession. Though, the rules of Mohammadan Law do not make writing essential to the validity of a gift; an oral gift fulfilling all the three essentials makes the gift complete and irrevocable. However, the donor may record the transaction of gift in writing." S.A.655/1996. 39 34. From a reading of the relevant provisions of the Mohammedan Law and also the decisions referred to above, under the Muhammedan Law for validity of a gift four elements appears to be necessary. They are (i) Declaration of gift by donor. (ii) Relinquishment by donor over ownership and domain. (iii) Acceptance of gift by the donee. (iv) Delivery of possession of property by the donor. 35. It cannot be doubted that in order to complete the gift, the donor has to relinquish control and ownership over the property absolutely in favour of the donee. The donee should accept the gift. The acceptance signifies the intention of the donee to take the property. The gift is complete only on acceptance. It is also evident from the decisions on the point that the delivery of possession of the subject matter of gift is essential for a valid gift. It need not always be actual physical delivery. Such delivery as the S.A.655/1996. 40 subject matter would make it possible is sufficient.


 IN THE HIGH COURT OF KERALA AT ERNAKULAM

SA.No. 655 of 1996(C)



1. KADEEJAMMAL
                      ...  Petitioner

                        Vs

1. P.N.LAILA BEEVI
                       ...       Respondent

                For Petitioner  :SRI.PEEYUS A KOTTAM

                For Respondent  :SRI.T.P.MATHAI

The Hon'ble MR. Justice P.BHAVADASAN

 Dated :07/07/2011

 O R D E R
                         P. BHAVADASAN, J.
              - - - - - - - - - - - - - - - - - - - - - - - - - - -
                        S.A. No. 655 of 1996
             - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
              Dated this the 7th day of July, 2011.

                                JUDGMENT



          Muhammed Hussain Rawther and Kadeeja

Ummal had seven children, namely, Saidu Muhammed

Basheer, Ameer Rawther, Aishamma                                 @ Pathumma,

Kadir Beevi @ Hajira Beevi, Subaida Beevi, Laila and

Seenath. The couple executed Ext.A1 gift deed in favour

of four of their children excluding Subaida, Laila Beevi

and Seenath. Consequent on the death of Muhammed

Hussain Rawther, Laila Beevi and Seenath filed a suit for

partition of the assets left behind by Muhammed Hussain

Rawther. He died on 26.3.1988.

          2.    The suit was resisted by the defendants

pointing out that since the parents of the plaintiffs had

executed Ext. A1 gift deed, at the time of death of

Muhammed Hussain Rawther he retained no properties

to which the plaintiffs could succeed as heirs.

S.A.655/1996.                   2

             3. The main question that was posed before the

trial court for consideration was whether Ext.A1 gift deed

was valid or not. According to the plaintiffs, since the

ownership and domain over the property had not passed on

to the donees pursuant to Ext.A1 gift deed, the gift was

invalid.    If that be so, according to them,    so far as the

properties of Muhammed Hussain Rawther were concerned,

he died intestate. The defendants responded by pointing

out that the gift had taken effect and delivery of the

properties made mention of in the gift deed to each of the

respective donees has been effected. The trial court found

that Ext.A1 was a valid document and gifts had taken effect

and therefore no estate was left behind by Muhammed

Hussain Rawther to be inherited by the plaintiffs, their

siblings and their mother.

             4. The plaintiffs carried the matter in appeal as

A.S.61 of 1992 before the Sub Court, Muvattupuzha. The

lower appellate court after referring to the various provisions

of the Muslim Law found that the gift was invalid          and

S.A.655/1996.                    3

accordingly passed a preliminary decree, which reads as

follows:

             "In the result, appeal is allowed setting aside

      the judgment and decree of trial court that (i) a

      preliminary decree is passed for partition of the

      plaint A schedule properties allowing the plaintiffs

      to 6/72 each share of the plaint A schedule

      properties

             (ii) Defendants 3 and 6 are restrained from

      committing waste in the plaint A and B schedule

      properties.

             (iii) The share of the income entitled by the

      plaintiffs is left open to be considered in the final

      decree proceedings. Plaintiffs are free to apply for

      passing final decree within a period of 3 months

      from today. Plaintiffs are allowing to get costs of

      the proceedings from the estate."

             5.   Defendants 1, 3 and 6 in O.S. 36 of 1990

assailed the lower appellate court judgment and decree on

the ground that the lower appellate court was not justified in

holding that the gift was invalid.

S.A.655/1996.                    4

             6. Notice is seen issued on the following questions

of law:

      "A) Whether Ext.A1 gift deed is a valid one.

      B) Whether the stipulation in the gift deed that

      donor reserving the right to recurring income

      during his life time will made the gift invalid.

      C) Whether a partition suit is maintainable with

      regard to property which is not in ownership and

      possession of the deceased at the time of his

      death."




             7. Learned counsel appearing for the appellants

pointed out that the lower appellate court had erred in law

and on facts in coming to the conclusion that the gift

evidenced by Ext.A1 is invalid. Evidence was clear to the

effect that in pursuance to Ext.A1 gift deed, the respective

donees had taken possession of the properties and were

enjoying it as if it belonged to them. Several assignments

have been effected after Ext.A1 and infact donors had

conceded that the gift has taken effect by joining in some of

the assignment deeds. Learned counsel pointed out that it

S.A.655/1996.                   5

is true that the donors had reserved life estate over the

properties gifted as per Ext.A1, but since the corpus was

transferred, reservation of life interest over the suit property

and the right to take income therefrom does not derogate

from the gift or does not cut down the gift. Even assuming

that there are some provisions which derogate from the gift,

according to learned counsel, going by Section 164 of the

Mohammedan Law, the condition is invalid and gift takes

effect. According to learned counsel, the lower appellate

court was not justified in coming to the conclusion that the

corpus was retained by the donors and there was no delivery

of the property.     The grounds relied on by the lower

appellate court to hold so, according to learned counsel, are

totally erroneous.   In support of his contention, learned

counsel placed reliance on the decision reported in

Nawazish Ali Khan v. Ali Raza Khan (AIR 1948 Privy

Council 134), Kadija Beevi v. Maria Ummal (AIR 1958

Kerala 264), Ahemmed Kannu Rawther v. Mohammad

Kani (1965 K.L.T. 505), Madathil Thattantavita Khalid v.

S.A.655/1996.                   6

Palott Moothammantakath Sainabi (ILR 1981(2) Kerala

721), M.T.Khalid v. P.M. Sainabi (AIR 1981 Kerala 230),

P.Kunheema Umma v. P. Ayissa Umma (AIR 1981 Kerala

176), Ibrahim Kunju v. Pakkeer Muhammed Kunju

(1984 K.L.J. 890), Pathu Muthummal v. Asuma Beevi

(1986 K.L.T. 1177), Kunhamina v. Katheessa (1989(2)

K.L.T. SN 61), (2006(2) K.L.T. 835), Kochu Ahmmed Pillai

v. Pathummal (2003(1) K.L.T. 826), and        Kadeesabi v.

Mohammed Koya (2011(2) KHC 649).            Accordingly, it is

contended that the findings of the lower appellate court are

unsustainable and have to be set aside.

             8. Per contra, learned counsel appearing for the

contesting respondents pointed out that the lower appellate

court has correctly analysed the provisions in the gift deed

and has come to the conclusion that there was no transfer of

the corpus in pursuance to Ext.A1. On the terms of Ext.A1 it

was found, according to learned counsel that the donors had

retained control and possession over the corpus and the

property were to be taken by the respective donees only

S.A.655/1996.                   7

after the lifetime of the donors. Learned counsel drew the

attention of this court to the recital in Ext.A1 and pointed out

that it is not as if the conditions are subsequent. It is clear

from a reading of the document that the gift is subject to

certain conditions.     It can be clearly seen, according to

learned counsel, that the donors retained dominion          and

ownership over the corpus and if that be so, the          lower

appellate court was perfectly justified in holding that the gift

was invalid. Learned counsel went on to point out that the

subsequent assignments by the respective donees, even

assuming that the donors had joined the said assignments,

will not improve the situation.       The validity of the gift,

according to learned counsel, will have to be determined by

referring to the recitals to the document and not by

subsequent conduct. Learned counsel went on to point out

that subsequent conduct may be a relevant fact when the

document is ambiguous or when it is difficult to gather the

true intention of the donor from the document. In the case

on hand, no such ambiguity exists and the terms of the

S.A.655/1996.                    8

document are very clear and if that be so, there are no

grounds to interfere with the judgment and decree of the

lower appellate court. In support of his contention, learned

counsel relied on the decisions reported in Beepathumma

v. M.N.M. Rowther (AIR 1977 Kerala 54),              Mahboob

Sahab v. Syed Ismail ((1995) 3 SCC 693), Laila Beevi v.

N.Sumina (2009(3) KHC 661) and Abdul Rahim v. Sk.

Abdul Zabar ((2009) 6 SCC 160).

             9. The fate of this appeal should therefore depend

upon the construction of the terms of Ext.A1 document. If on

a construction of the terms of the deed, it is found that the

gift has taken effect, necessarily the judgment and decree of

the trial court will have to be restored. If on the other hand

it is found that the donors have retained ownership and

dominion over the property and the donees have not

obtained possession pursuant to Ext.A1, then of course no

interference is called for with the judgment and decree of

the lower appellate court.

S.A.655/1996.                  9

             10. It is trite that each case will have to be

considered with reference to the terms of the deed that

came up for consideration and precedents are of no help in

this regard. Precedents only laid down certain principles to

be followed and cannot be readily borrowed to construe the

terms of a document. The intention and the consequences

of the recitals will have to be ascertained by reading the

document as a whole.

             11. Ext.A1 is the gift deed in question.    The

relevant recitals read as follows:

      "
        ,          ,






               ."

(since the marriage of four of you have already been

conducted and Subaida, Laila and Seenath have been given

all rights which they had at the time of their marriage and it

is decided that they need not be given anything further.)

S.A.655/1996.                   10

      ".......





                                               ,

                              ,








             ."



(A schedule is set apart to executee No.1, B schedule and

the building therein with the foundation for a new building to

the second excutee, C schedule to the third executee, D

schedule to the fourth executee subject to the conditions

herein.       It further recites that the donees may effect

mutation and pay property tax and make improvements

after the death of each of the donors and enjoy as if it

belonged to each of the donees.)

      "...





S.A.655/1996.                11













         -

      -









                  ."



(The donees have the right to enjoy and take the income

from A to D schedule properties now available and that may

be available in future and also the right of residence in

buildings contained in A and B schedules now available and

that may be put up in future consequent on the death of

one of the donors the surviving member will have the same

rights. In addition the donors have the right to encumber

the properties for any amount over any of the properties in

S.A.655/1996.                 12

A to D schedules and also to create documents in respect of

any of the properties. This right may be exercised jointly or

any one of the surviving members and the rights so

reserved is absolute in nature. The recital also mentions

that if any charge is created over the property, that has to

be discharged by the respective donees who have been

allotted the properties under the gift deed.)

             12.  It is the above recitals that arise for

consideration in this case.       As already noticed, the

contention of the learned counsel appearing for the

appellants are two fold. They are (i) there is a transfer of

ownership and dominion over the properties immediately

and the donors retained only the right of life estate and the

right to take usufructuous from the property, (ii)      even

assuming that there is a condition limiting the estate, that

is void under Section 164 of the Muhammedan Law.

             13. Learned counsel for the respondents on the

other hand pointed out that a reading of the recitals

extracted above will clearly show that there was no

S.A.655/1996.                  13

divestiture of the rights over the property in favour of the

donees and if that be so, the gift is invalid.

             14. Before going further into the matter, it will be

useful    to   refer  to  the   relevant    provisions  of   the

Muhammedan Law and the decisions relied on by counsel on

either side. This court is fortunate to note that the lower

appellate court has infact referred to Sections 138, 148, 149

and 150 of the Muhammedan Law by Mulla. Section 138

defines what a gift is. Section 148 mentions about the

ingredients necessary for a gift and Section 149 mentions

the three essential conditions for a gift and Section 150

speaks about the necessity for delivery of property to

complete the gift. In addition to the above provisions, one

may also note Section 164, which reads as follows:

      "164. Gift with a condition.- When a gift is

      made subject to a condition which derogates from

      the completeness of the grant, the condition is

      void, and the gift will take effect as if no

      conditions were attached to it."

S.A.655/1996.                  14

             15. After referring to the various decisions, one

shall come back to ascertain the true purport and intent as

could be gathered from the deed.

             16.  In the decision reported in Nawazish Ali

Khan's case (supra) it was held as follows:

             "What Muslim law does recognize and insist

      upon, is the distinction between the corpus of the

      property itself and the usufruct in the property.

      Over the corpus of property the law recognizes

      only     absolute   dominion    ,   heritable   and

      unrestricted in point of time; and where a gift of

      the    corpus   seeks   to   impose    a   condition

      inconsistent with such absolute dominion the

      condition is rejected as repugnant; but interests

      limited in point of time can be created in the

      usufruct of the property and the dominion over

      the corpus takes effect subject to any such limited

      interests.

             "If a person bequeath the    services of his

      slave, or the use of his house, either for a definite

      or an indefinite period, such bequest is valid;

      because as an endowment with usufruct, either

      gratuitous or for an equivalent, is valid during life,

S.A.655/1996.                    15

      it is consequently so after death; and aos, because

      men have occasion to make bequests of this

      nature as well as bequests of actual property. So

      likewise, if a person bequeath the wages of his

      slave, or the rent of his house; for a definite or

      indefinite term, it is valid , for the same reason. In

      both cases, moreover, it is necessary to consign

      over the house or the slave, to the leatee,

      provided they do not exceed the third of the

      property, in order that he may enjoy the wages or

      service of the slave, or the rent or use of the

      house during the term prescribed, and afterwards

      restore it to the heirs."

             This distinction runs all through the Muslim

      law of gifts-gifts of the corpus (hiba) , gifts of the

      usufruct and usufructuary bequests.         No doubt

      where the use of a house is given to a man for his

      life he may, not inaptly, be terms a tenant for life,

      and the owner of the house, waiting to enjoy it

      until the termination of the limited interest, may

      be said, not inaccurately, to possess a vested

      remainder. But though the same terms may be

      used in English and Muslim law, to describe much

      the same things, the two systems of law are based

      on quite different conceptions of ownership.

S.A.655/1996.                      16

      English law recognizes ownership of land limited

      in duration; Muslim law admits only ownership

      unlimited in duration, but recognises interests of

      limited duration in the use of property."

             "..... A limited interest takes effect out of the

      usufruct under any of the schools. Their Lordships

      feel no doubt that in dealing with a gift under

      Muslim law, the first duty of the Court is to

      construe the gift. If it is a gift of the corpus, then

      the any condition which derogates from absolute

      dominion       over the subject of the gift will be

      rejected as repugnant; but if upon construction

      the gift is held to be one of a limited interest the

      gift can take effect out of the usufruct, leaving the

      ownership of the corpus unaffected except to the

      extent to which its enjoyment is postponed for the

      duration of the limited interest.




             17.    It needs to be noticed at once that the

document construed in the above case is a Will and the

recitals in the document have been extracted in paragraph

11 of the judgment. The principle laid down in the said

decision appears to be that it is possible to retain a life

S.A.655/1996.                   17

estate after complete divestiture of the ownership and

dominion in favour of the donees. That does not militate

against the gift under the Mohammedan Law.         It is also

discernible from the above decision that any condition

subsequent in derogation of the absolute right given to the

donees is invalid and void.

             18. In the decision reported in Kadija Beevi v.

Maria Ummal (AIR 1958 Kerala 264) it was held as follows:



             "According to the principles of Muhammadan

      law a gift of immovable properties of which the

      donor is in actual possession is not complete

      unless the donee is given possession. The mere

      fact that the donor reserves the right to take the

      usufruct during his life time does not mean that

      possession is not given to the donees.     Such a

      reservation is quite consistent with delivery of

      possession of the properties to the donees."

             19. In the decision reported in Ahemmed Kannu

Rawther v. Mohammed Kani (1965 K.L.T. 505) it was held

as follows:

S.A.655/1996.                    18

             "But the case presents another feature. The

      parties are Mohammadans. According to the law

      governing      them,   life  interests  and   vested

      remainders are not recognised. Learned counsel

      reling on Nawazish Ali Khan v. Ali Raza Khan

      contended for the position, that the grant in this

      case under Ext.XXXI was not of the corpus of the

      properties, but only of their usufruct. The Privy

      Counsel held in the case cited, as follows:

             "Their Lordships feel no doubt that in       no

      doubt that in dealing with a gift under Muslim law,

      the first duty of the court is to construe the gift. It

      it is a gift of the corpus, then any condition which

      derogates from absolute dominion over the subject

      of the gift will be rejected as repugnant; but if

      upon construction the gift is held to be one of a

      limited interest the gift can take effect out of the

      usufruct, leaving the ownership of the corpus

      unaffected except to the extent to which its

      enjoyment is postponed for the duration of the

      limited interest."

             It follows that if the grant falls under the

      former part of the above, the 3rd defendant takes

      absolutely notwithstanding        the restriction or

      limitation, but if it falls under the latter part,

S.A.655/1996.                    19

      namely, a grant of the usufruct of the property as

      distinguished from the corpus, the grant limited

      though it be for the third defendant's lifetime, is

      valid.

      .....The stipulation that the grantee may enjoy the

      property cannot lend itself to the interpretation

      that she was merely to collect and enjoy the

      usufruct of the property. She ws even permitted

      to    grant releases of mortgages concerning the

      properties, though with the attestation of her

      husband."




The recitals in the document construed are available in

paragraph 2 of the judgment.           On the terms of the

document, it was held by this court that the third defendant

in the said suit had nothing more than a life interest

terminable on her death.

             20.   In the decision reported in Madathil

Thattantavita Khadid's case (supra)         a distinction was

drawn between transfer of ownership and dominion over the

property and the right to take usufructuous. The relevant

S.A.655/1996.                 20

recitals in the document construed in that case is available

in paragraph 6 of the judgment.          After construing the

document it was held as follows:



             "Mohammedan Law does not recognise a gift

      as valid unless three essential elements are found

      to co-exist. (1) manifestation of the donor's wish

      to give; (2) acceptance of the gift by the donee

      either expressly or impliedly; and (3) taking of

      possession of the subject-matter of the gift by the

      donee either actually or constructively. Delivery

      of possession need not necessarily be physical or

      actual, but it should be        delivery of such

      possession as the subject-matter of the gift is

      susceptible of. In Mohammedan Law there is a

      clear distinction between a gift of the corpus and

      a gift of the usufruts. Over the fomer the Law

      recognizes only absolute dominion and admits of

      no condition which seeks to limit that dominion;

      whereas in the case of the latter a limited interest

      can be created in which even the dominion over

      the corpus takes effect subject to that limited

      interest.    Mohammedan      law   knows     of  no

      ownership which is limited in duration; but it

S.A.655/1996.                  21

      recognizes interests of limited duration in the use

      of the property. The gift deeds were intended to

      be, and did operate, as an immediate and

      irrevocable  disposition   of  the   properties  in

      question in favour of the donees. The reservation

      of the usufructs in favour of the donor during his

      life with authority to collect rents and profits as

      the agent of the donees did not make the gift void

      under Mohammedan Law."




             21. In the decision reported in M.T. Khalid's

case (supra) the distinction between a gift of the surplus

and gift of the usufructuous was drawn. It was held as

follows:

             "In Mohammedan law there is a clear

      distinction between a gift of the surplus and a gift

      of the usufructs.     Over the former the law

      recognizes only absolute dominion and admits of

      no condition which seeks to limit that dominion;

      whereas in the case of the latter a limited interest

      can be created in which event the dominion over

      the corpus takes effect subject to that limited

      interest. Mohammedan law known of no ownership

S.A.655/1996.                  22

      which is limited in duration but it recognizes

      interests of limited duration in the use of the

      property. In Nawazish Ali Khan v. Ali Raza Khan

      the Privy Council observed:

             "In General, Muslim law draws no distinction

      between      real and personal property....... What

      Muslim law does recognize and insist upon, is the

      distinction between the corpus of the property

      itself and the usufruct in the property. Over the

      corpus of property the law recognizes only

      absolute dominion, heritable and unrestricted in

      point of time; and where a gift of the corpus seeks

      to impose a condition inconsistent with such

      absolute dominion the condition is rejected as

      repugnant; but interests limited in point of time

      can be created in the usufruct of the property and

      the dominion over the corpus takes effect subject

      to any such limited interests."

      We are of the view that Exts. B2 and B3 were

      intended to be, and did operate, as an immediate

      and irrevocable disposition of the properties in

      question in favour of the donees. The reservation

      of the usufructs in favour of the donor during his

      life with authority to collect rents and profits as

      the agent of the donees did not make the gifts

S.A.655/1996.                  23

      void under Mohammedan Law."




             22.  In the decision reported in P. Kunheema

Umma's case (supra) the requirements of a gift of

immovable        property under    Mohammedan       Law  was

highlighted. It was held as follows:



             "If as a matter of fact, even prior to the

      execution of the document, the 1st defendant was

      in possession of the property as allowed by the

      donor, it was only the nominal right that the donor

      was retaining with him that was required to be

      delivered to the donee. In other words, if the khas

      possession was already with the donee, what was

      required to be given by the donor was only the

      remaining rights.   That could be done by mere

      declaration and by the execution of the document,

      as no other overt act is necessary. "




             23.  The decision reported in Ibrahim Kunju's

case (supra) considered three aspects. They are (i) a

recital in the deed of gift that the property is delivered is

S.A.655/1996.                   24

prima facie proof of delivery of possession, (ii) reservation

of life interest is not objectionable and (iii) condition that the

donor can encumber the property is bad in law.                  In

paragraph 12 of the above decision, the recital in the

document that came up for consideration is extracted. It

was held as follows:



             "The Mohammedan Law relating to gifts has

      been clearly put by Justice Din Mohammed in Nazir

      Din v. Mohammed Shah in the following words:

             "The courts in this country have given effect

      rather to the spirit of the rule than to its letter and

      have upheld gifts in all cases in which the intention

      to give on the part of the donor had been

      expressed in most unequivocal terms and had

      further been attended by all honest efforts on his

      part to complete the gift by divesting himself of

      the control over the property in such a matter as

      would clearly imply     his divestiture in the eye of

      the law of the land."

             "The raison D"etre of     of this rule was the

      avoidance of gifts that were vague, indefinite or

      incomplete     and the only test that should be

S.A.655/1996.                   25

      applied     in such cases is whether the gift in

      question is open to any of these objections; or in

      other     words,     whether the donor has still

      reserved to himself a loop-hole of escape or not."

             As has been pointed out in the Travancore-

      Cochin case Maitheen Beevi Umma v. Varkey and

      in the Kerala Case Muhammad Pathummal Kadija

      Beevi v. Maria Ummal Mohammad Pathummal that

      while    it is true that according to principles of

      Mohammedan Law a gift of immovable properties

      of which the donor is in actual possession is not

      complete unless the donee is given possession,

      the mere fact     that donor reserves the right to

      take usufruct during his life time does not mean

      that possession is not given to the donees. Such a

      reservation is quite consistent with delivery of

      possession       of the properties to the donees. A

      condition in a deed of gift that the whole of the

      usufruct would be taken by the donor during his

      life time would not make the gift invalid if

      possession of the subject matter of the gift was

      given to the donees."

S.A.655/1996.                    26

             24.    In   the   decision   reported   in   Pathu

Muthummal's case (supra) in paragraph 3 the relevant

recitals in the document are seen extracted. It was held as

follows:

             "The three essentials to the validity of a gift

      in Mohammedan Law are (1) a declaration of gift

      by the donor, (2) an acceptance of the gift,

      express or implied, by or on behalf of the donee,

      and (3) delivery of possession of the subject of the

      gift by the donor o the donee as the subject of gift

      is susceptible of. No physical departure or formal

      entry is necessary in the case of a gift of

      immovable property in which the donor and the

      donee are both residing at the time of the gift. In

      such a case the gift may be completed by some

      overt act by the donor indicating a clear intention

      on his part to transfer possession and to divest

      himself of all control over the subject of the gift.

      this rule applies to gifts of immovable property by

      a wife to the husband and by a husband to the

      wife, whether the property is used by them for

      their joint residence, or is let out to tenants. The

      fact that the husband continues to live in the

      house or to receive the rents after the date of the

S.A.655/1996.                    27

      gift will not invalidate the gift, the presumption in

      such a case being that the rents are collected by

      the husband on behalf of the wife and not on his

      own account.

             ......... The document says that the entire

      rights are given in presente.       The donee    was

      authorised immediately to effect mutation in her

      name and get patta. She was also authorised to

      pay tax for all the properties immediately. That

      she complied with these provisions is not in

      dispute.          She  was   authorised    to   effect

      improvements also.       There is a provision which

      says that she has to take possession of item No.1

      after the death of the donor.           Provision for

      effecting improvements is commonly made even

      though there is        scope for a contention that

      regarding         item No,1 that provision is also

      intended to take effect only after the death of the

      donor. But in the immediate succeeding sentence

      he made his intention clear. He clearly stated that

      what he          reserved with him was only the

      enjoyment of the usufructs of item No.1 and the

      freedom to reside in the building in item No.1 and

      nothing else. That means he did not even retain

      possession or right to effect improvements in item

S.A.655/1996.                 28

      No.1 and subject to his right of residence in the

      building and the right to enjoy the usufructs of

      that   property   the  entire     rights   including

      possession were handed over to the donee.         In

      such circumstances the provision that the donee

      can possess and enjoy the property after his death

      could only mean that till his death the wife is not

      given the right to take usufructs of the property.

      No other restriction could be inferred from the

      circumstances.      he has further clarified this

      position by saying that subject to the right to take

      usufructs and reside in the building      as stated

      above      he has relinquished     all other rights

      immediately in favour of the donee.          That is

      further indication that except the two rights he

      has    relinquished  all  other   rights   including

      possession also. The donee was already residing

      along with donor and        that residence is not

      disturbed. In such a situation the declaration in

      the gift without any physical departure or formal

      entry was sufficient to put the donee who was

      already in the premises into possession.       Along

      with these facts the explicit intention of the donor

      to gift the properties and the reasons therefor

      mentioned in the gift deed are also relevant."

S.A.655/1996.                   29

             25. In the decision in Kunhamina's case (supra)

it was held as follows:



             "In a case where a gift deed has been

      executed by a       Muslim and if it satisfies the

      essential     ingredients   of  gift   under    the

      Mohammedan Law mere recitals in the deed that

      the donor is at liberty to enjoy the income during

      his life time cannot render the gift bad. In a case

      where a gift is made subject to a condition which

      derogates from the completeness of the grant the

      condition is void and the gift will take effect as if

      no conditions were attached to it. Mohammedan

      Law makes a distinction between the corpus of

      the gift and the usufruct. Any reservation of right

      in manafi, so long as the ayn is transferred, does

      not render the gift bad.     Thus in a case where

      there is declaration of the gift by the donor,

      acceptance of the same, express or implied, by or

      on behalf of the donee and delivery of possession

      to the donee a mere recital that usufructs will be

      enjoyed by the donor will not render the gift bad

      on the ground that possession of the properties

      have not been given to the donees.       In a case

S.A.655/1996.                   30

      where a donor did not divest himself with the

      corpus of the gift is bad. It will not be so if the

      donor reserved right in himself to take the income

      from the properties during his life time."




             26. In the decision in Kochu Ahmmed Pillai's

case (supra) the recitals in the document that came up for

consideration are seen mentioned in paragraph 3 of the

judgment. It was held as follows:

             "The unequivocal statement in the gift deed

      gave absolute right to the first defendant and the

      further condition that after the death of 1st

      defendant, the plaintiff will get the property

      cannot be enforced under the Mohammedan Law.

      There is no life interest under Mohammedan Law,

      for the corpus, though it is possible to provide for

      a provision reserving the right to take usufructs

      while giving the absolute right in the corpus to the

      donee."

             27. In the decision in Kadeesabi v. Mohammed

Koya (2011(2) KHC 649) it was held as follows:

S.A.655/1996.                  31

             "Now   examining    the   decisive   question

      whether Ext. A2 gift deed had come into effect or

      not, on which both the Courts below have

      concluded that        it has not, accepting the

      contentions of the defendants, the significance of

      Ext.A4 consent deed obtained by the donor from

      the donees under Ext.A2 had been ignored as if

      that deed was of no consequence. To consider

      whether there was delivery of possession in favour

      of the donees after execution of Ext.A2 gift deed,

      the execution of Ext.A4 consent deed and what

      are all stated thereunder is of great value, and, in

      fact, the controversy arising for adjudication in the

      suit for its resolution irrespective of other

      materials produced and circumstances presented

      has to be appreciated in the backdrop of Ext.A4

      consent deed. The donor Cheriyakoya Haji, after

      execution of Ext.A2 gift deed, nearly four months

      later, got a consent deed (Ext.A4) from the donees

      to enable him to have enjoyment of the property

      till his life. Going through Ext.A4 gift deed, it is

      seen, the donees gave their consent to the donor

      to enjoy the properties covered by Ext.A3 till his

      life time. The defendants have no case nor even

      any challenge over the execution and also

S.A.655/1996.                   32

      acceptance of Ext.A4 by Cheiyakoya Haji, the

      executant of Ext.A2, and thus, his obtaining of

      consent from the donees for enjoyment of the

      properties under Ext.A1 gift deed. If Ext.A2 deed

      had not taken effect with delivery of possession to

      the donees, there was absolutely no need for the

      donor to obtain any sent as under Ext.A4 deed

      from the donees for his enjoyment of             the

      property. What has been granted by the donees

      under Ext.A4, it could be seen, is only a consent or

      permission to the donor to enjoy the property till

      his life time and not even of handing over the

      possession of the property, which from the above

      circumstances itself amply demonstrate that on

      execution of Ext.A2 gift deed, the possession of

      the property was delivered over to the donees.

      Ext.A2 gift deed does not specifically contain a

      statement as to delivery of possession, is not

      material as such possession could be proved and

      established by other circumstances surrounding

      the execution of the gift and also what transpired

      after the execution of the deed.       In Ext.A2 gift

      deed, it is specifically stated, after describing the

      particulars of the properties covered, that it had

      been given away as a gift to the donees and none

S.A.655/1996.                   33

      other would have any right over that property. No

      reservation has been made in favour of the donor

      even in respect of the enjoyment over that

      property, which was, however, obtained by him

      later, after Ext.A2 gift deed, under Ext.A4 consent

      deed from the donee, is a telltale circumstance

      that by making a declaration that none other

      would have any right over the property and

      handing over of possession      to the donees   on

      execution of Ext.A2 gift deed."




             28.  A reading of the above decision shows that

there was an absolute gift in favour of the donees by the

document executed by the donor. Thereafter donor gets a

document executed by the donees entitling the donor to

take usufructuous during his lifetime. Later it seems that

the donor had cancelled the gift deed. The decision was

rendered in that context.

             29. One may now refer to the decisions referred

to by the learned counsel for the respondents.

S.A.655/1996.                    34

             30.    In the decision in Beepathumma's case

(supra) the recitals of the document which came up for

consideration are extracted in paragraph 5. It was held as

follows:

             "......The phrase used is "kayvasom veche

      aadaayangal       anufavich   varumaanom"    which

      normally should mean that the executant was

      entitled to be in possession of the property and

      enjoy the same by taking usufructs. That this is

      so is clear form the latter portion of clause (2)

      which specifically authorise the executee to be in

      possession of the property and enjoy the same --

      "Ningal         kayvasom       vache    anulavicha

      varumaanom" though that right would enure to

      the executee only after the lifetime        of the

      executant. That if the donor reserves to himself

      the right to be in possession of the corpus and

      the right to enjoy the same, there cannot be a

      valid gift under Muslim law, has been laid down by

      Sir John Beaumont on behalf of the Board in

      Nawazish Ali Khan v. Ali Raza Khan. It was said:-

             "What Muslim law does recognize and insist

      upon, is the distinction between the corpus of the

      property itself and the usufruct in the property.

S.A.655/1996.                  35

      Over the corpus of property the law recognizes

      only absolute dominion, heritable and unrestricted

      in point of time; and where a gift of the corpus

      seeks to impose a condition inconsistent with such

      absolute dominion the condition is rejected as

      repugnant; but interests limited in point of time

      can be created in the usufruct of the property and

      the dominion over the corpus takes effect subject

      to any such limited interests."

             The passage above quoted would mean that

      Muslim law requires the gift of corpus itself and if

      there is anything repugnant to such a gift, such a

      repugnant condition would be      invalid, but it is

      necessary that the gift should be of the corpus.

      We have earlier found, construing clause 92) in

      each of the four documents that there was no gift

      of the corpus, the executant having reserved to

      himself all rights in respect of the corpus

      including the right to take usufructs. To the same

      effect is the decision of the Privy Council in

      Mohamed Aslan Khan v. Khalilyl Rehman Khan,

      AIR 1947 PC 97.       Therein it was held that if

      possession of the property was reserved with the

      donor the gift is not complete.     The afore said

      decision was followed by this court in Hajee Kunju

S.A.655/1996.                    36

      Mamathu v. Asikutty, 1959 Ker LT 624 and

      Pichakannu v. Aliyarkunju Lebba, 1963 Ker L.T

      226. In the later decision Velu Pillai, J stated that

      it was a fundamental rule of Muhammedan Law as

      regards gifts that the donor should divest himself

      completely of all ownership and dominion over the

      subject of the gift and that a gift with a

      reservation of possession by the donor during his

      lifetime was void as held in Mohamed Aslan Khan

      v. Khalilul Rehaman Khan, AIR 1947 PC 97.           In

      view of the decisions mentioned above we are at

      one with the lower court in holding that the gifts

      Exts.B1, B4, B6 and B7 are bad under the Muslim

      law and that the same could not confer on the

      respective executee any right in respect of the

      property stated to have been gifted thereunder."




             31.     In the decision reported in Mahboob

Sahab's case (supra) it was held as follows:



             "....It would thus be clear that though gift by

      a Mohammedan is not required to be in writing

      and consequently need not be registered under

      the Registration Act; for a gift to be complete,

S.A.655/1996.                   37

      there should be a declaration of the gift by the

      donor; acceptance of the gift, express or implied,

      by or on behalf of the donee, and delivery of

      possession of the property, the subject matter of

      the gift by the donor to the donee. The donee

      should take delivery of the possession of that

      property either actually or constructively.       On

      proof of immovable property in the possession of

      the donor, he should completely divest himself

      physically of the subject of the gift."




             32.   In the decision reported in Laila Beevi's

case (supra) it was held as follows:



             "....The burden of proof is, therefore, on the

      person who sets up a gift to show that the rigid

      forms stipulated by the Muslim Law have been

      complied with.      It is, hence, essential to the

      validity of a Muslim gift that the donor should

      divest himself or herself completely           of all

      ownership and dominion over the subject of the

      gift before he or she can effect delivery of

      possession of the property gifted.        Actionable

      claims and even incorporeal property can form the

S.A.655/1996.                    38

      subject matter of the gift. If the gift is in respect

      of   immovable      property,  it   must      effect   an

      immediate transfer of the corpus of the property.

      Where a gift of the corpus is given and the donor

      does not reserve any dominion over the corpus

      but merely retains his right to take the produce or

      income or usufructus from the property, the gift is

      valid."

             33. In this context it will also be useful to refer to

the decision reported in Hafeeza Bibi v. SK. Farid ((2011)

5 SCC 654) wherein it was held as follows:



             "The position is well settled, which has been

      stated and restated time and again, that the three

      essentials of a gift under Mohammadan Law are:

      (1)    declaration of the gift by the donor; (2)

      acceptance of the gift by the donee; and (3)

      delivery of possession.       Though, the rules of

      Mohammadan Law do not make writing essential

      to the validity of a gift; an oral gift fulfilling all the

      three essentials makes the gift complete and

      irrevocable. However, the donor may record the

      transaction of gift in writing."

S.A.655/1996.                   39

             34. From a reading of the relevant provisions of

the Mohammedan Law and also the decisions referred to

above, under the Muhammedan Law for validity of a gift four

elements appears to be necessary. They are

      (i) Declaration of gift by donor.

      (ii)   Relinquishment by donor over ownership and

      domain.

      (iii) Acceptance of gift by the donee.

      (iv) Delivery of possession of property by the donor.




             35. It cannot be doubted that in order to complete

the gift, the donor has to relinquish control and ownership

over the property absolutely in favour of the donee. The

donee should accept the gift. The acceptance signifies the

intention of the donee to take the property.         The gift is

complete only on acceptance. It is also evident from the

decisions on the point that the delivery of possession of the

subject matter of gift is essential for a valid gift.   It need

not always be actual physical delivery. Such delivery as the

S.A.655/1996.                  40

subject matter would make it possible is sufficient.

However, it is very evident from a reading of the decisions

on the point that each case depended upon the facts and

circumstances of that case and the recitals in the deed

which came up for consideration.

             36. Keeping the above principles in mind, an

attempt shall now be made to ascertain the true purport of

the recitals in Ext.A1 which had already been extracted.

The question that arises for consideration is whether on the

terms of the recitals extracted in the earlier portion of the

judgment, it could be said that soon after the execution of

the document there is a transfer of the properties dealt with

under the document in favour of the donees.         The next

question is whether the donees have accepted the gift and

there has been a delivery of possession.

             37. One is left with no doubt regarding the fact

that if an absolute estate is created initially and then a

condition is included derogating from the absolute estate so

created, the subsequent condition is void. It needs to be

S.A.655/1996.                   41

noticed that in the cases relied on by the learned counsel

for the appellants, those were all cases an absolute estate

was created and thereafter clause violating the absolute

estate was incorporated in favour of the donor. Of course in

one of the cases, there was a subsequent clause which

enabled the donor to encumber the property to certain limit.

Still it was held that the gift was valid.

             38. In the case on hand, the recitals extracted

above indicate the following:

      (i) the donors can encumber any property to any

      extent.

      (ii)   can create documents in respect of any of the

      properties.

      (iii)  the right of the donees to take the property

      absolutely arises on the death of the donors.

      (iv) the deed does not mention that possession has

      infact been given.

S.A.655/1996.                   42

             39. Apart from the above factors, the donors have

 reserved the right to reside in the buildings in A and B

schedule properties and to take income that is available and

that will be available in future from all the properties.

             40.   Much was argued regarding the above

aspects by the learned counsel for the appellants. It was

pointed out that subsequent conduct is a relevant factor

and reference was made to Exts.A2 to A5, which are

assignment deeds executed by the donees along with the

donors in respect of the properties which are the subject

matter of Ext.A1. The contention is that the fact that the

donors have joined in some of those assignments will clearly

reveal that the intention of executing Ext.A1 was to transfer

the possession of the property and the property was taken

delivery of by the respective donees.

             41. It is true that subsequently documents have

been executed in respect of the properties covered by

Ext.A1 and it is also true that the donors have joined in

some of them. D.W.1, who is one of donors under Ext.A1

S.A.655/1996.                 43

has stated that pursuant to Ext.A1, the donees had taken

possession of the property and they were in enjoyment of

the same. She has also stated in her evidence that the

intention of the donors was to give the properties forthwith

to the respective donees. Reference was also made to the

evidence of P.W.1, who says that the respective donees are

in possession of the properties.

             42. P.W.1 in her   cross-examination of course

stated that whatever stated in Ext.A1 is correct and that as

per     Exts.A2 to A5 the respective properties are in the

possession of the respective persons.

             43. Reference has already been made to the

evidence of D.W.1, who as already noticed, is one of the

donors under Ext.A1. She would also say that the property

set apart to Ayishamma and Subaida had been alienated

after the properties were given to them as per Ext.A1. In

some of the      documents, she says that, she and her

husband also joined. But her cross examination would

reveal that she had little knowledge about the contents of

S.A.655/1996.                 44

Ext.A1. She had absolutely no idea as to who had given

instructions to prepare the written statement in the suit and

she is ignorant about the contents in the plaint as well as in

the written statement.

             44. D.W.2 is the sixth defendant. He claims to

have put up a house in the property allotted to him. He also

speaks about Exts.A2 to A5 assignment deeds. According to

him even though it is recited in Ext.A1 that the donors could

encumber and alienate the property, they have no right to

do so. He has also stated that Ext.B2 was executed in his

name by his parents. In cross examination he would admit

that Ext.A1 recital is to the effect that the properties are to

be enjoyed by the donees after the death of the donors. He

would also concede that as per the recital in the document,

the properties are to devolve on the donees subject to

certain conditions.    He would not dispute the recitals in

Ext.A1.

             45.   The    core   question   that   arises   for

consideration is whether one has to go by the terms in

S.A.655/1996.                45

Ext.A1 or by the subsequent conduct.       Primarily the law

seems to be that the document has to be construed and the

intention has to be ascertained. If only the terms of the

document are ambiguous and the intention is not discernible

from the recitals, then one can look into the subsequent

conduct. The trial court took the view that since the donees

are in possession of the property as per Ext.A1 document,

the gift has came into effect. The court was of the view

that the right to take usufructuous does not derogate from

the absolute grant by Ext.A1 document and that is the well

recognised mode of gift.

             46. However, the lower appellate court took a

different view and on the terms of the document came to

the conclusion that since the donors during their lifetime

had retained the right to take usufructuous, encumber the

property and also alienate the property, it could not be said

that delivery has been given immediately and possession

has been taken by the donees in pursuance to Ext.A1

document.       The lower appellate court also took aid of

S.A.655/1996.                 46

Exts.A2 to A5 to come to the conclusion that since donors

had joined the documents, it is clear that they have retained

rights over the properties which are the subject matter of

Ext.A1. According to the lower appellate court if as a matter

of fact the donors had completely relinquished their rights,

it is unnecessary for them to join Exts.A2 to A5.

             47. There can be no dispute regarding the fact

that going by the terms of Ext.A1 donors have the right to

take usufructuous, encumber the property to any extent and

also to alienate the property.      The recital indicate that

during the lifetime of the donors, donees are not to enjoy

the property. It is not a case where there is an absolute gift

followed by the reservation of taking usufrctuous only from

the property or in other words     it is not a case where the

corpus is transferred and the right to take usufructuous is

retained. It is not possible to accept the contentions raised

by the appellants that since there have been subsequent

assignment deeds and the respective donees have dealt

with the properties, it should be presumed that possession

S.A.655/1996.                    47

has been given and delivery has been effected.

             48.  True, the subsequent conduct may be a

relevant factor. But one cannot ignore the terms of Ext.A1.

The nature of right reserved by the donors, the mode of

enjoyment, and also the extent of rights            retained for

themselves clearly show that there is no divestiture of

ownership and dominion completely over the property in

favour of the donees. If on a reading of Ext.A1 one

concludes that there is no deliverty of possession and that

the donors have retained control over the properties, then it

is doubtful how far subsequent conduct can help the

defendants.     It is significant to notice that there is nothing

to indicate that donees have effected mutation or paid

property tax in respect of the property in pursuance to

Ext.A1.     Ext.A1 is dated 8.8.1979 and Exts.A2 to A5 are

from 1985 to 1989. Ext.B1 building tax paid by the sixth

defendant is in the year 1986. At the risk of repetition, one

may notice that the donors reserved the right to enjoy the

property, they reserved the right of residence, they retained

S.A.655/1996.                  48

the right to encumber the property to any extent and also to

alienate the same. The essential ingredients to constitute

ownership and possession therefore are retained by the

donors. It is not a case where an absolute grant is made

and thereafter conditions in derogation of the absolute grant

is included in Ext.A1. As already noticed, the deed begins

by saying that it is subject to certain conditions.       That

means, the transaction effected as per Ext.A1 document is

subject to the conditions which are to follow. The condition

is not a subsequent one which is to be treated invalid or

void. Of course in one of the decisions relied on by the

learned counsel for the appellants,     it was held that the

mere fact that the donors retained the right to encumber

the property to some extent by itself is not a ground to hold

that there is no delivery of possession and acceptance of the

gift. But that was on the basis of the recital in the document

that had come up for consideration in that case. In the case

on hand, it does not appear that the donors have completely

given up all their rights over the property covered by Ext.A1

S.A.655/1996.                   49

and infact it would appear that they have retained their

rights and it was intended that the settlement should take

effect in favour of the donees after the death of the donors.

             49. The trial court does not appear to have taken

note of the relevant recitals in Ext.A1 and was carried away

by the fact that the right is only to take the usufructuous

which is not objectionable in a deed of gift. However the

lower appellate court has considered the document and its

recitals and has come to the conclusion that the gift is

objectionable.

             50. A very feeble contention was raised by the

learned counsel for the appellants that the gift is of the year

1979 and the suit was brought only in 1990. Meanwhile the

transactions have been          challenged by the plaintiffs.

Without seeking recovery of possession, the suit was not

maintainable.

             51.  The contention is only to be rejected.

Plaintiffs have stated that they were unaware of the gift.

The mere fact that certain transactions have been effected

S.A.655/1996.                    50

by the donees does not destroy the right of the plaintiffs and

the contention raised in this behalf is only to be rejected.

             52. It cannot be said that the lower appellate

court had erred in any manner in coming to the conclusion

that the gift had not taken effect.           The findings were

essentially based on the contents of the document and it

could not be said that the interpretation given by the lower

appellate court was quite unwarranted or unjustified by the

recitals in Ext.A1.

             The result is that this appeal is without any merits

and it is liable to be dismissed. I do so confirming the

judgment and decree of the lower appellate court. There

will be no order as to costs.




                                              P. BHAVADASAN,
                                                  JUDGE

sb.