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Wednesday, September 30, 2015

Sanction is necessary as the alleged offence is said to be done while exercising their official duties - No offence is also made out against the accused - proceedings are labile to be quashed= The above decisions reiterate the well-settled principles that while exercising inherent jurisdiction under Section 482 Cr.P.C., it is not for the High Court to appreciate the evidence and its truthfulness or sufficiency inasmuch as it is the function of the trial court. High Court’s inherent powers, be it, civil or criminal matters, is designed to achieve a salutary public purpose and that a court proceeding ought not to be permitted to degenerate into a weapon of harassment or persecution. If the averments in the complaint do not constitute an offence, the court would be justified in quashing the proceedings in the interest of justice. 24. Second appellant-Dr. S.V. Joshi was the Associate Director. Third appellant Dr. G. Sunderarajan was the Director of ARCI and both of them were acting in their official capacity. Appellants No. 2 and 3 neither acted in their personal capacity nor stood to receive any personal monetary benefits from the transfer of said technology. Appellants No.2 and 3 were representatives of ARCI which is a grant-in-aid research and development institute under the Ministry of Science and Technology, Government of India and hence previous sanction as mandated under Section 197 Cr.P.C. must have been obtained before proceeding against them as their act was only in discharge of their official duties. In this regard, our attention was drawn to a communication from Ministry of Science and Technology indicating that for initiating criminal proceeding against appellants No. 2 and 3, permission is required and the said communication reads as under: “ ….. They have both been appointed by the Government of India and are governed by all rules and regulations of the Government of India…. It is further stated that we have examined all the actions taken by Dr. G. Sundararajan and S.V. Joshi in relation to the activities pertaining to the Technology Transfer Agreement dated 18/06/1999 between ARCI and M/s Nimra Cerglass, Hyderabad and are of firm view that these actions were taken by the above officers while discharging their official duty in good faith and in the best interest of ARCI. Therefore, for initiating criminal proceeding against Dr. G. Sundararajan and Dr. S.V.Joshi, Government of India permission is required.” The alleged acts of the appellants No. 2 and 3 were committed while acting in discharge of their official duties, sanction from the competent authority was necessary before initiating the criminal prosecution against them. Since we have held that from the averments in the complaint, the essential ingredients of dishonest intention is not made out, we are not inclined to further elaborate upon this point. 25. As per the terms of the technology transfer agreement, ARCI has to conduct performance guarantee tests and in those tests when ARCI was unsuccessful in achieving the targeted specifications, ARCI cannot be said to have acted with dishonest intention to cheat the respondent. Appellants- ARCI is a structure of Scientists, Team Leader and Associate Director and it is the team leader who actually executes the project, the job of Associate Director and Director is to monitor/review progress of the project. Appellants No.2 and 3 who were the Associate Director and Director of ARCI respectively were only monitoring the progress of the project cannot be said to have committed the offence of cheating. In the facts of the present case, in our view, the allegations in the complaint do not constitute the offence alleged and continuation of the criminal proceeding is not just and proper and in the interest of the justice, the same is liable to be quashed. 26. In the result, the impugned order is set aside and this appeal is allowed. The criminal proceedings against appellants No.1 to 3 in CC No. 840 of 2008 on the file of II Metropolitan Magistrate at Cyberabad, is quashed.

                                                   

            REPORTABLE

                        IN THE SUPREME COURT OF INDIA
                       CRIMINAL APPELLATE JURISDICTION

                      CRIMINAL APPEAL NO. 2128  OF 2011

INTERNATIONAL ADVANCED RESEARCH
CENTRE FOR POWDER METALLURGY
AND NEW MATERIALS (ARCI) & ORS.                      ...Appellants

                                   Versus

NIMRA CERGLASS TECHNICS (P) LTD.
& ANR.                                                                               ...Respondents
                               J U D G M E N T

R. BANUMATHI, J.


This appeal has been  preferred  assailing  the  judgment  dated  17.03.2009
passed by the High Court of Andhra Pradesh in Criminal Petition  No.7901  of
2008 dismissing the petition filed  by  the  appellants  under  Section  482
Cr.P.C., thereby declining  to  quash  the  criminal  proceedings  initiated
against the appellants in   CC No. 840/2008 under  Sections
419 and 420 IPC.
2.          Brief facts which led to the filing of this case are as  under:-
The respondent-complainant is a  private  limited  company  engaged  in  the
manufacturing and  marketing  of  scientific  devices  and  equipments.  The
respondent  filed   complaint   against   appellant-International   Advanced
Research Centre for Powder Metallurgy and New Materials (for  short  ‘ARCI’)
and its officers  i.e.  appellant  No.2-S.V.Joshi,  Associate  Director  and
appellant No.3-G.Sunderarajan, Director alleging that  the  appellants  have
represented that ARCI possessed of technology for  manufacture  of  extruded
ceramic honeycombs which is used in manufacturing  of  catalytic  converters
which  are  used  in  automobiles  for  controlling   emission.    On   that
representation, the respondent entered into an  agreement  dated  18.06.1999
with ARCI for transfer  of  technology  for  the  manufacturing  process  of
extruded  ceramic  honeycombs  inclusive  of  transfer  of   extrusion   die
fabrication technology which  is  an  integral  part  of  the  manufacturing
process for a consideration of rupees ten lakhs in instalments exclusive  of
royalty amount on the sales which would have been generated on the basis  of
products manufactured and  marketed  by  the  respondent  on  the  basis  of
technology. The respondent had alleged that in pursuance of  the  agreement,
the respondent was permitted to establish its  industrial  unit  within  the
campus of ARCI at Balapur, Hyderabad  for  the  purpose  of  installing  and
commissioning production of preferred technology and  for  which  respondent
spent around rupees one crore thirty lakhs  for  purchasing  and  installing
the comprehensive machinery. The respondent alleged that after having  taken
number of trial runs for  testing  the  efficacy  of  the  extruded  ceramic
honeycombs in the function organized  by  ARCI  in  May  2003,  attended  by
higher officials, the technology was  handed  over  to  the  respondent  and
accordingly the respondent was induced into remitting the  third  instalment
of rupees two lakhs in addition to  the  amount  already  paid.   Respondent
states that he was informed that the initial trial  runs  conducted  by  the
Scientists of ARCI succeeded and the appellants  thus,  handed  over  a  few
samples of the final product which were subsequently displayed  at  a  joint
programme launched at Hyderabad.  As a result, respondent  spent  an  amount
of rupees fifteen lakhs for  procuring  raw  materials  in  anticipation  of
commencing commercial production in the  belief  that  the  final  perfected
technology is in its hands. The respondent further alleged that after  three
years, the respondent was informed vide letter bearing  No.ARCI/AD/2006-2007
dated  23.10.2006  addressed  to  Technology  Information,  Forecasting  and
Assessment Council (TIFAC)  that  the  targeted  specification  of  the  end
product could not be  achieved.   The  respondent  alleged  that  scientists
working in ARCI had not perfected the honeycomb  technology  sufficient  for
commencing commercial production and by their false representations  induced
the respondent to spend huge amount and thus appellants  have  committed  an
offence of cheating.
3.    The respondent lodged a criminal complaint on  06.11.2007  before  the
court of the II Metropolitan Magistrate  Cyberabad  seeking  prosecution  of
the appellants for the offences punishable under  Sections  405,  415,  418,
420 IPC read with Sections  34  and  120B  IPC.   After  investigation,  the
investigating officer submitted final report dated 28.01.2008  stating  that
the dispute is purely of civil nature and  that  no  offence  was  made  out
against the appellants and the same may be accepted and the case be  treated
as closed. On protest petition filed by the respondent, the Magistrate  took
cognizance of the case for offences under Sections  419  and  420  IPC  read
with  Section  34  IPC  vide  order  dated  11.11.2008.   Aggrieved  by  the
summoning order issued by the II  Metropolitan  Magistrate,  Cyberabad,  the
appellants filed petition under Section 482 Cr.P.C. before  the  High  Court
to quash the proceedings in CC No. 840 of 2008 and the same  was  dismissed,
which is under challenge in this appeal.
4.           Contention  at  the  hands  of  the  appellants  is  that  when
Technology Transfer Agreement dated 18.06.1999 was entered into,  NIMRA  was
fully aware of ARCI’s honeycomb technology and second and  third  appellants
were involved in the process of developing the technology  wholly  in  their
capacity as Associate Director  and  Director  of  ARCI  and  there  was  no
dishonest intention on  their  part  to  cheat  the  respondent.  Taking  us
through various clauses in  the  technology  transfer  agreement,  Mr.  Raju
Ramachandran, learned Senior Counsel  submitted  that  the  said  technology
transfer  agreement  provides  for  a  contingency  that  if  the   targeted
specifications are not achieved, then ARCI is liable to pay damages  to  the
tune of twenty percent of the lump-sum technology transfer fee charged.   It
was contended that the case is purely of a civil nature and for the  alleged
breach of contract, arbitral proceedings  have  already  commenced  and  the
criminal prosecution is clear abuse of process of law.
5.          Reiterating the above submissions,  Mr.  Manoj  Sharma,  learned
counsel for the appellant No.2 contended  that  in  the  year  1999,  second
appellant was not in the ARCI campus and the second appellant was  appointed
as the Associate Director and entrusted the responsibility  of  heading  the
technology transfer activities of ARCI only in April 2005 and  no  dishonest
intention could be ascribed  to  the  second  appellant  in  his  individual
capacity.
6.           Mr.  Mushtaq  Ahmad,  learned  counsel  for   respondent   No.1
submitted that the appellants made false representation  to  the  respondent
that ARCI was possessed of  proved  ceramic  honeycomb  technology  and  the
appellants conspired and induced the respondent to enter into agreement  and
based on the assurance of the appellants, respondent  spent  huge  money  in
purchasing and installing comprehensive machinery  in  its  industrial  unit
set up in ARCI campus and only  in  the  year  2006,  by  the  letter  dated
23.10.2006, second appellant intimated  that  ceramic  honeycomb  technology
has  failed  and  the  facts  and  circumstances  clearly  show   that   the
representation was a fraudulent right from inception.
7.          We have carefully considered the rival contentions  and  perused
the impugned order and the material on record.
8.          ARCI, a grants-in-aid research and development  institute  under
the Ministry of Science and Technology, Government  of  India,  carries  out
research work for the development of a number of scientific products  to  be
used in various fields.  As a  part  of  its  scientific  development,  ARCI
developed a process for extruded  ceramic  honeycombs.   The  said  extruded
ceramic  honeycombs  were  found  suitable  for  manufacture  of   catalytic
converters which are used in vehicles for controlling the pollution  in  the
emission of vehicles and extruded gases.  ARCI is  said  to  have  held  the
intellectual property rights for the know-how i.e. the process for  extruded
ceramic honeycombs and extrusion die fabrication technology.
9.          ARCI entered into a technology transfer agreement on  18.06.1999
with respondent  to  transfer  the  know-how  related  to  the  process  for
extruded ceramic honeycombs as per the specifications indicated  thereon  in
the annexure to the agreement. The agreement details the modalities  of  the
terms and conditions for  the  grant  of  licence  by  ARCI  and  NIMRA  for
utilizing the said know-how and the rights and obligations  of  the  parties
and the financial arrangements between them.  As  per  Article  2.5  of  the
agreement,  NIMRA  has  seen  ceramic  honeycombs  as   per   specifications
indicated thereon and felt that they could  be  a  substitute  for  imported
honeycombs for manufacture of catalytic  converter  automotive  application.
Further Article 2.6 of the agreement  provides  that  NIMRA  had  made  some
preliminary evaluation of ARCI honeycomb samples and found that the  ceramic
honeycombs may be suitable  for  manufacture  of  catalytic  converters  for
automobile application.
10.         Contention at the hands of respondent is that ARCI  had  already
developed and possessed know-how for extruded  ceramic  honeycombs.  Article
2.2  of  technology  transfer  agreement  suggests   that   ARCI   has   the
intellectual property rights for  the  know-how  of  the  ceramic  honeycomb
technology and the extrusion die fabrication technology.  It  was  contended
that the intellectual property rights could not  have  been  given  to  ARCI
unless the Centre developed the process  hundred  percent  successfully  and
without such cent percent success appellants should not  have  entered  into
an agreement  for  transfer  of  the  technology.    Further  contention  of
respondent   is  that  believing  the  representation  of  the   appellants,
respondent established an industrial unit within the Balapur Campus  of  the
Centre and in this regard spent an amount of rupees  one  crore  and  thirty
lakhs  for  purchasing  and  installing  comprehensive  machinery.   It   is
submitted that in the month  of  May  2003  officials  of  ARCI  convened  a
convention  for  trial  run  and  they  assured  the  respondent  that   the
technology was a proved one and was  fully  developed  and  believing  their
assurances,  respondent  spent  rupees  fifteen  lakhs  for  procuring   raw
materials  and  three  years  thereafter,  second  appellant  informed   the
respondent that the targeted specification of the end project could  not  be
achieved and the  second  appellant  marked  a  copy  of  the  letter  dated
23.10.2006 addressed to TIFAC that the  ceramic  honeycombs  technology  has
failed and act of the appellants made out a case  of  cheating  and  rightly
Magistrate has taken cognizance of the matter.
11.         Learned counsel for the respondent  further  submitted  that  in
the letter addressed to TIFAC dated 23.10.2006, appellant No. 2 stated  that
targeted specification of the end product could  not  be  achieved  implying
that  the  so-called  perfect  honeycomb  technology  which  the  appellants
asserted to be having was in fact, an imperfect  technology.    Drawing  our
attention to the official website of ARCI, it was submitted  that  the  ARCI
submitted an application for patent  registration  only  on  03.07.2001  and
patent was granted on 13.01.2006 and  while  so,  Article  2.2  of  transfer
technology agreement mentioning that  ARCI  has  the  intellectual  property
rights for the know-how and the  extrusion  die  fabrication  technology  is
false and the appellants made a false representation to the respondent  that
ARCI  was  having  intellectual  property  rights   for   extruded   ceramic
honeycombs and the Magistrate has rightly taken  cognizance  of  the  matter
for the offence punishable under Sections 419 and 420 IPC.
12.         The legal position is well-settled that when  a  prosecution  at
the initial stage is asked to be quashed, the test  to  be  applied  by  the
court is, as to whether uncontroverted allegations as made in the  complaint
establish the offence.   The High Court being superior court  of  the  State
should refrain from analyzing the materials which are yet to be adduced  and
seen in their true perspective.   The  inherent  jurisdiction  of  the  High
Court under Section  482  Cr.P.C.  should  not  be  exercised  to  stifle  a
legitimate prosecution. Power under  Section  482  Cr.P.C.  is  to  be  used
sparingly only in rare cases.  In a catena of cases, this  Court  reiterated
that the powers of quashing criminal proceedings should  be  exercised  very
sparingly and quashing a complaint  in  criminal  proceedings  would  depend
upon facts and circumstances of each case.   Vide State of  Haryana  &  Ors.
vs. Bhajan Lal & Ors., 1992 Supp.(1) SCC 335; State of T.N. vs.  Thirukkural
Perumal, (1995) 2 SCC 449; and Central  Bureau  of  Investigation  vs.  Ravi
Shankar Srivastava, IAS & Anr. (2006) 7 SCC 188.
13.         In the light of the well-settled principles, it is  to  be  seen
whether the  allegations  in  the  complaint  filed  against  ARCI  and  its
officers for the alleged failure to develop extruded  ceramic  honeycomb  as
per specifications disclose offences punishable under Sections 419  and  420
IPC.   It is to be seen that whether the averments  in  the  complaint  make
out a case to constitute an offence of cheating.  The essential  ingredients
to attract Section 420 IPC are: (i) cheating; (ii) dishonest  inducement  to
deliver property or to make, alter  or  destroy  any  valuable  security  or
anything which is sealed or signed or is capable of being converted  into  a
valuable security and (iii) mens rea of the accused at the  time  of  making
the inducement.  The  making  of  a  false  representation  is  one  of  the
essential ingredients to constitute the offence of  cheating  under  Section
420 IPC.  In order to bring a case for the offence of cheating,  it  is  not
merely sufficient to prove that a false representation had been  made,  but,
it is further necessary to prove that the representation was  false  to  the
knowledge of the accused and was made in order to deceive the complainant.
14.         Distinction between mere breach of  contract  and  the  cheating
would depend upon the intention of  the  accused  at  the  time  of  alleged
inducement.  If it is established that the  intention  of  the  accused  was
dishonest at the very time when  he  made  a  promise  and  entered  into  a
transaction with the complainant to part with his property  or  money,  then
the liability is criminal and the  accused  is  guilty  of  the  offence  of
cheating.   On  the  other  hand,  if  all  that  is  established   that   a
representation made by the accused has subsequently not been kept,  criminal
liability cannot be foisted on the accused and  the  only  right  which  the
complainant acquires is the remedy for breach of contract in a civil  court.
 Mere breach of contract  cannot  give  rise  to  criminal  prosecution  for
cheating unless fraudulent or dishonest intention is shown at the  beginning
of the transaction.  In S.W. Palanitkar & Ors. vs. State  of  Bihar  &  Anr.
(2002) 1 SCC 241, this Court held as under:
“21 ……In order to constitute  an  offence  of  cheating,  the  intention  to
deceive should be in existence at the time when the inducement was made.  It
is necessary to show that a person had fraudulent or dishonest intention  at
the time of making  the  promise,  to  say  that  he  committed  an  act  of
cheating. A mere failure to keep up promise subsequently cannot be  presumed
as an act leading to cheating.”

The above view in Palanitkar’s case was referred to and followed  in  Rashmi
Jain vs. State of Uttar Pradesh & Anr. (2014) 13 SCC 553.
15.         Various  clauses  in  the  agreement  indicate  that  technology
transfer agreement 1999 was only  experimental  in  nature  and  ARCI  shall
endeavour to achieve the performance  as  per  the  specifications.  In  the
agreement, there was no commitment on the part of ARCI to  provide  extruded
ceramic honeycombs as per expected specifications.  Article 12  which  deals
with performance guarantee suggests that  ARCI  is  to  conduct  performance
test  and  shall  endeavour  to  achieve  product  quality/specification  as
mentioned in annexure I of the agreement.  We may usefully refer to  Article
12.2 to 12.6 of the agreement which read as under:
“12.2  When all guarantee figures as set forth in Article 12.1 are  achieved
during  the  performance  guarantee  test,  then  ARCI  shall  be   released
thereafter from any liability for the performance  guarantee  of  the  know-
how.

12.3  In the event of failure  to  achieve  the  performance  as  agreed  in
Article 12.1 in the  first  performance  test,  ARCI  shall  make  necessary
rectification and another performance test will be conducted.

12.4  In the event of failure  to  achieve  the  guarantee  figures  in  the
second performance test, ARCI may at its option either  (I)  make  necessary
rectification so that another performance test can be conducted or  pay  the
liquidated damages equal to  20% of the  lump-sum  technology  transfer  fee
charged.

12.5  When the liquidated damages are paid by ARCI as specified  in  Article
12.4, the performance guarantee shall be deemed to have  been  fulfilled  as
ARCI shall be relieved from any liability or the performance guarantee.

12.6   If for reasons not attributable to ARCI,  the  performance  guarantee
figures are not attained during the performance  test,  both  parties  shall
discuss and agree upon measures to be taken.”


16.         By reading of the  above  clauses  in  the  technology  transfer
agreement, it is seen that the development of technology ceramic  honeycombs
by ARCI was  experimental.  Terms  and  conditions  of  technology  transfer
agreement  clearly  suggest  that  the  Centre  is  to  conduct  performance
guarantee to achieve the product quality/specification of  extruded  ceramic
honeycombs as mentioned in annexure-1 of the technology  transfer  agreement
and make necessary rectification, if required.  The agreement provides  that
in  the  event  of  failure  to  achieve  the  guarantee  figures   as   per
specification even after second  performance  test,  option  given  to  ARCI
either to conduct another performance test or  pay  the  liquidated  damages
equal to twenty percent on the lump-sum  technology  transfer  fee  charged.
As per the terms and conditions of the agreement, ARCI  had  the  option  to
conduct performance test to achieve the quality/specifications and  when  it
could not achieve these specifications, it cannot be said  that  ARCI  acted
with dishonest intention to cheat the respondent  attracting  the  essential
ingredients of Section 420 IPC.
17.         Two important aspects are relevant to  be  noted  to  hold  that
criminal  liability  cannot  be  foisted  on   the   appellants.    Firstly,
satisfaction of NIMRA as to  suitability  of  ceramic  honeycombs.   As  per
Article 2.5 of the technology transfer agreement,  NIMRA  felt  that  ARCI’s
honeycombs could be a substitute for imported honeycombs for manufacture  of
catalytic converters automotive application.  Further, as seen from  Article
2.6, NIMRA made some preliminary evaluation of  the  honeycomb  samples  and
found that the  ceramic  honeycombs  may  be  suitable  for  manufacture  of
catalytic converters for automobile  application.  Secondly,  as  seen  from
Article 2.8  of  technology  transfer  agreement  1999,  NIMRA  had  earlier
entered into an agreement with ARCI on 28.05.1997 to optimize the wash  coat
and catalyst coating by NIMRA on  ARCI’s  substrate  to  achieve  conversion
efficiency on two samples for two vehicles Maruti 800cc  and  Ceilo  1500cc.
As per the said agreement, ARCI paid rupees  six  lakhs  fifty  thousand  to
respondent for optimization process to  achieve  conversion  efficiency  and
the said agreement was further extended vide amendment dated 06.05.1999.  It
is seen that NIMRA first  approached  ARCI  for  co-operation  and  received
money from ARCI for developing part of  the  technology  and  finally  NIMRA
opted for developing part of the technology by itself  rather  than  jointly
transfer to a third party as provided for in 1997  agreement.  No  dishonest
intention could be attributed to the appellants  as  is  apparent  from  the
fact that NIMRA  earlier  had  collaboration  with  ARCI  and  ARCI  put  in
sufficient efforts by conducting repeated performance guarantee tests.
18.           Respondent   mainly   relied   upon   the    letter    bearing
No.ARCI/AD/2006-2007 dated 23.10.2006 to contend that  what  appellant  No.2
conveyed was that the so-called  perfect  honeycomb  technology  which  they
asserted to be having, was in fact, an imperfect technology and thus act  of
the appellants amounted to  cheating.  By  perusal  of  the  letter  bearing
No.ARCI/AD/2005-2006 dated 05.04.2006,  it  is  seen  that  the  Centre  was
trying their best efforts to improve the wall thickness uniformity and  they
are expecting to accomplish all experimentation necessary for  the  purpose.
In the letter bearing No.ARCI/AD/2006-2007  dated  23.10.2006  addressed  to
Technology Information, Forecasting & Assessment Council  (TIFAC),  copy  of
which was marked to NIMRA states that targeted specifications could  not  be
achieved despite ARCI’s best efforts. The  said  letter  further  states  as
under:-
“ …ARCI has already conveyed to NIMRA that ARCI may not be able to meet  the
specifications as presently targeted. ARCI had further  indicated  to  NIMRA
very clearly that it would write to TIFAC requesting  short-closure  of  the
project for the above reasons. However, Mr. Khaja has  dissuaded  ARCI  from
taking such a step, indicating that he does  not  want  the  project  to  be
termed as a failure and carry the image  of  not  fully  repaying  the  loan
amount received from TIFAC. Mr. Khaja has also indicated to ARCI that  Nimra
Cerglass would, therefore, like to make one final  effort  to  commercialize
the product despite the existing departure from the specifications. For  the
purpose, Mr. Khaja has proposed to modify the canning process,  involving  a
flexible mat suitable for canning  honeycomb  substrates  with  warpage,  to
explore the possibility  of  utilizing  the  currently  developed  honeycomb
structures….”

Thus, it is clear that before the said letter was sent  to  TIFAC,  all  the
details were discussed and well within the  knowledge  of  NIMRA  and  NIMRA
proposed for modification of the canning process and evidently there was  no
dishonest intention on the part of the appellants and no criminal  liability
could be attributed to the appellants.
19.         It is also pertinent to  note  that  Article  21  of  technology
transfer  agreement  dated  18.06.1999  contains  arbitration   clause.   On
30.12.2007, the respondent invoked arbitration as provided in  Article  21.1
of the technology transfer agreement and Dr. T. Ramasamy  (sole  arbitrator)
was appointed. On  06.02.2008,  respondent  filed  an  Arbitration  Petition
No.42/2008 under sub-section (2) of Section 14  of  the  Arbitration     and
Conciliation  Act before  the  High  Court  of  Andhra  Pradesh  praying  to
substitute Dr. T. Ramasamy alleging that he is known to appellant No.3.   In
view of objection raised by the respondent, Dr. T. Ramasamy recused  himself
from hearing the matter.  Subsequently, ARCI filed an  Arbitration  Petition
No.78/2008 before the High Court of Delhi for appointment of an  independent
arbitrator  to  resolve  the  existing  disputes  between   ARCI   and   the
respondent. The said arbitration petition was dismissed as withdrawn  by  an
order dated 08.07.2008.  It was submitted at the  Bar  that  an  independent
arbitrator was in fact appointed to resolve disputes between  ARCI  and  the
respondent and arbitrator has passed the award which again  is  the  subject
matter of challenge before the High Court.
20.         By analysis of terms and conditions  of  the  agreement  between
the parties, the dispute between the parties appears to be purely  of  civil
nature.  It is settled legal proposition that criminal liability should  not
be imposed in disputes of civil nature. In Anil Mahajan vs. Bhor  Industries
Ltd. & Anr. (2005) 10 SCC 228, this Court held as under:-
“6. ……..A distinction has  to  be  kept  in  mind  between  mere  breach  of
contract and the offence of cheating. It depends upon the intention  of  the
accused at the time of inducement. The subsequent conduct is  not  the  sole
test. Mere breach of contract cannot give rise to criminal  prosecution  for
cheating unless fraudulent, dishonest intention is shown  at  the  beginning
of the transaction.
7.   …..
8.  The substance  of  the  complaint  is  to  be  seen.  Mere  use  of  the
expression “cheating” in the complaint is of no consequence. Except  mention
of the words “deceive”  and  “cheat”  in  the  complaint  filed  before  the
Magistrate and “cheating” in the complaint filed before  the  police,  there
is no averment about the deceit, cheating or  fraudulent  intention  of  the
accused at the time of entering into MOU wherefrom it can be  inferred  that
the accused had the intention to deceive the complainant to  pay….  We  need
not go into the question of the difference of the amounts mentioned  in  the
complaint which is much more than what is mentioned in the notice  and  also
the defence of the accused and the stand taken in reply  to  notice  because
the complainant’s own case is that over rupees three  crores  was  paid  and
for  balance,  the  accused  was  giving  reasons  as   above-noticed.   The
additional reason for not going into these aspects is that a civil  suit  is
pending inter se the parties for the amounts in question.”

21.         In M/s Indian Oil  Corporation  vs.  NEPC  India  Ltd.  &  Ors.,
(2006) 6 SCC 736,  this  court  observed  that  civil  liability  cannot  be
converted into criminal liability and held as under:-
“13. While on this issue, it is  necessary  to  take  notice  of  a  growing
tendency in business circles to convert purely civil disputes into  criminal
cases. This is obviously on account of a  prevalent  impression  that  civil
law remedies are time consuming and do not adequately protect the  interests
of lenders/creditors. Such a tendency is seen  in  several  family  disputes
also, leading to irretrievable breakdown  of  marriages/families.  There  is
also an impression that  if  a  person  could  somehow  be  entangled  in  a
criminal prosecution, there is a  likelihood  of  imminent  settlement.  Any
effort to settle civil  disputes  and  claims,  which  do  not  involve  any
criminal offence, by applying pressure through criminal  prosecution  should
be deprecated and discouraged. In G. Sagar Suri v. State of  U.P.  (2000)  2
SCC 636 this Court observed: (SCC p. 643, para 8)
“It is to be seen if a matter, which is essentially of a civil  nature,  has
been given a cloak of criminal  offence.  Criminal  proceedings  are  not  a
short cut of other remedies available  in  law.  Before  issuing  process  a
criminal court has to exercise a great deal of caution. For the  accused  it
is a serious matter. This Court has laid certain principles on the basis  of
which the High Court is to exercise its jurisdiction under  Section  482  of
the Code. Jurisdiction under this section has to  be  exercised  to  prevent
abuse of the process of any  court  or  otherwise  to  secure  the  ends  of
justice.”

14. While no one with a legitimate cause or grievance  should  be  prevented
from  seeking  remedies  available  in  criminal  law,  a  complainant   who
initiates or persists  with  a  prosecution,  being  fully  aware  that  the
criminal proceedings are unwarranted and his remedy lies only in civil  law,
should himself  be  made  accountable,  at  the  end  of  such  misconceived
criminal proceedings, in accordance with law. One positive step that can  be
taken by the courts, to curb  unnecessary  prosecutions  and  harassment  of
innocent parties, is to exercise their power under  Section  250  CrPC  more
frequently, where they discern malice or frivolousness or  ulterior  motives
on the part of the complainant. Be that as it may.”


22.         Learned counsel for the respondent submitted  that  any  defence
to be taken by the appellants is to be raised  only  during  the  course  of
trial and is not to be raised in the initial stage of the  prosecution.   In
support of his contention, the learned counsel placed reliance upon  Trisuns
Chemical Industry vs. Rajesh Agarwal & Ors. (1999) 8 SCC 686;  Rajesh  Bajaj
vs. State NCT of Delhi and Ors. (1999) 3  SCC  259;  P.  Swaroopa  Rani  vs.
M.Hari Narayana Alias Hari Babu (2008) 5 SCC 765 and Iridium  India  Telecom
Ltd. vs. Motorola Incorporated & Ors. (2011) 1 SCC 74.  Learned counsel  for
the  respondent  further  submitted  that  when  the  Magistrate  has  taken
cognizance of an offence and the power of the High  Court  to  interfere  is
only to a limited extent, the High Court cannot substitute its view for  the
summoning order passed by the Magistrate. In  support  of  this  contention,
learned counsel placed reliance upon the decisions of this  Court  in  Fiona
Shrikhande vs. State of Maharashtra & Anr. (2013) 14 SCC 44;  Bhushan  Kumar
& Anr. vs. State (NCT) of Delhi & Anr. (2012) 5 SCC  424  and  Smt.  Nagawwa
vs. Veeranna Shivalingappa Konjalgi & Ors. (1976) 3 SCC 736.
23.         The above decisions reiterate the well-settled  principles  that
while exercising inherent jurisdiction under Section 482 Cr.P.C., it is  not
for the High Court to  appreciate  the  evidence  and  its  truthfulness  or
sufficiency inasmuch as it  is  the  function  of  the  trial  court.   High
Court’s inherent powers, be it, civil or criminal matters,  is  designed  to
achieve a salutary public purpose and that a court proceeding ought  not  to
be permitted to degenerate into a weapon of harassment  or  persecution.  If
the averments in the complaint do  not  constitute  an  offence,  the  court
would be justified in quashing the proceedings in the interest of justice.
24.         Second appellant-Dr. S.V.  Joshi  was  the  Associate  Director.
Third appellant Dr. G. Sunderarajan was the Director of  ARCI  and  both  of
them were acting in their official capacity. Appellants No. 2 and 3  neither
acted in their personal capacity nor stood to receive any personal  monetary
benefits from the transfer of said technology. Appellants No.2  and  3  were
representatives of ARCI which is a  grant-in-aid  research  and  development
institute under the Ministry of Science and Technology, Government of  India
and hence previous sanction as mandated under Section 197 Cr.P.C. must  have
been obtained before proceeding against  them  as  their  act  was  only  in
discharge of their official duties.   In  this  regard,  our  attention  was
drawn to a communication from Ministry of Science and Technology  indicating
that for initiating criminal proceeding against  appellants  No.  2  and  3,
permission is required and the said communication reads as under:
“ ….. They have both been appointed by  the  Government  of  India  and  are
governed by all rules and regulations of the Government of India….

It is further stated that we have examined all the actions taken by  Dr.  G.
Sundararajan and S.V. Joshi in relation to the activities pertaining to  the
Technology Transfer Agreement dated 18/06/1999 between ARCI  and  M/s  Nimra
Cerglass, Hyderabad and are of firm view that these actions  were  taken  by
the above officers while discharging their official duty in good  faith  and
in the best interest of ARCI.

Therefore, for initiating criminal proceeding against  Dr.  G.  Sundararajan
and Dr. S.V.Joshi, Government of India permission is required.”


The alleged acts of the appellants No. 2 and 3 were committed  while  acting
in  discharge  of  their  official  duties,  sanction  from  the   competent
authority was necessary before initiating the criminal  prosecution  against
them.  Since we have held that from the  averments  in  the  complaint,  the
essential ingredients of dishonest intention is not made  out,  we  are  not
inclined to further elaborate upon this point.
25.         As per the terms of the technology transfer agreement, ARCI  has
to conduct performance guarantee tests and in  those  tests  when  ARCI  was
unsuccessful in achieving the targeted specifications, ARCI cannot  be  said
to have acted with dishonest intention to cheat the respondent.  Appellants-
ARCI is a structure of Scientists, Team Leader and  Associate  Director  and
it is the team  leader  who  actually  executes  the  project,  the  job  of
Associate Director  and  Director  is  to  monitor/review  progress  of  the
project.  Appellants  No.2  and  3  who  were  the  Associate  Director  and
Director of ARCI respectively were  only  monitoring  the  progress  of  the
project cannot be said to have committed the offence  of  cheating.  In  the
facts of the present case, in our view, the allegations in the complaint  do
not  constitute  the  offence  alleged  and  continuation  of  the  criminal
proceeding is not just and proper and in the interest of  the  justice,  the
same is liable to be quashed.
26.         In the result, the impugned order is set aside and  this  appeal
is allowed.  The criminal proceedings against appellants No.1  to  3  in  CC
No. 840 of 2008 on the file of II Metropolitan Magistrate at  Cyberabad,  is
quashed.

                                                                 ………………………J.
                                                    (J.S. KHEHAR)

                                                                 ………………………J.
                                                   (R. BANUMATHI)
New Delhi;
September 22, 2015



-----------------------
24





Whether there is a dispute and whether there is necessary to appoint arbitrator - invoking Bank Guarantee without intimation and without justifiable cause is a good ground to say that there is a dispute= by invoking the bank guarantee without any justifiable reason and without giving any prior intimation to the petitioner company, the respondent company committed breach of the terms of the contract =I am of the view, that there is a dispute between the parties which requires to be resolved by an Arbitrator under the provisions of the Act. 11. There is no dispute to the effect that there is a clause with regard to arbitration in the contract which had been entered into between the parties on 24.12.2007. The arbitration clause incorporated in the contract reads as under: “33.0 Arbitration. 33.1 Where any dispute is not resolved as provided for in the preceding clause 32.1 then such dispute shall be referred to and settled by arbitration under and in accordance with the provisions of the rules applicable in land of Law. The Award shall be final and binding upon the Supplier and Purchaser. The place of arbitration shall be Paris. 33.2 During settlement of disputes and arbitration proceedings, unless otherwise agreed in writing both Supplier and Purchaser shall be obliged to carry out their respective obligations under the Contract.” 12. As there was a dispute with regard to quality of material supplied, some letters were exchanged between the parties and the representatives of both the parties had also met for the purpose of resolving their disputes but unfortunately, the disputes with regard to quality of the material supplied could not be resolved and ultimately the respondent company had to invoke the bank guarantee. 13. In the aforestated circumstances, it cannot be said that there is no dispute between the parties and therefore, in my opinion, an Arbitrator is required to be appointed as per the provisions of Section 11(6) of the Act. 14. In view of the aforestated circumstances, Mr. Justice A.P. Shah, former Chief Justice of High Court of Delhi, having his office at F-15, Hauz Khas Enclave, New Delhi-110016, is appointed as an arbitrator and the place of arbitration shall be Delhi. Remuneration to be paid shall be fixed by the learned Arbitrator. The parties to the litigation have agreed to the above appointment and they have also agreed that they would request the learned Arbitrator to complete the arbitral proceedings preferably within six months and they shall extend their cooperation to the learned Arbitrator so that the proceedings can be concluded at an early date. 15. Intimation of this order be forwarded to the learned Sole Arbitrator by the Registry of this Court. The Arbitration Petition is allowed in the aforesaid terms.No Costs.

                                                   NON-REPORTABLE

                        IN THE SUPREME COURT OF INDIA

                         CIVIL ORIGINAL JURISDICTION

                     ARBITRATION PETITION NO. 8 OF 2014



M/s. TBEA Shenyang Transformers
Group Co. Ltd.                                     …Petitioner


                                   Versus



M/s. Alstom Projects India Ltd.                    …Respondent



                               J U D G M E N T




ANIL R. DAVE, J.





1.  This is a  petition  under  the  provisions  of  Section  11(6)  of  the
Arbitration and Conciliation Act, 1996  (hereinafter  referred  to  as  “the
Act”).


2. By virtue of this  petition,  the  petitioner  company,  incorporated  in
Republic of China, has prayed that an  Arbitrator  be  appointed  so  as  to
arbitrate the dispute which the  petitioner   company  is  having  with  the
respondent company, incorporated under the provisions of the Companies  Act,
1956, in India.


3.     According  to  the  learned  counsel  appearing  for  the  petitioner
company, the petitioner company had entered into a  contract  on  24.12.2007
with the respondent company for supply of  Transformers  and  certain  other
electrical equipments which were necessary for the  purpose  of  setting  up
Transformers.  The said Transformers  were  to  be  supplied  for  Chuzachen
Project at Sikkim.


4.    According to the respondent company, there were some  defects  in  the
material supplied by the petitioner company and when the said  defects  were
brought to the notice of the petitioner company, the petitioner company  had
agreed to replace the defective parts.  It is pertinent to note that a  bank
guarantee  had  also  been  furnished  by  the  petitioner  company  to  the
respondent company  which  was  to  be  invoked  in  certain  circumstances.
According to the learned  counsel  appearing  for  the  petitioner  company,
though there was no reason for invocation of  the  bank  guarantee,  without
giving any intimation to the  petitioner  company,  the  respondent  company
invoked the bank guarantee on 22.06.2013.


5.     In  the  aforestated  circumstances,  the  petitioner   company   was
constrained to file an application  under  Section  9  of  the  Act  in  the
District Court at Vadodra, State of Gujarat, but the  said  application  had
been dismissed on 02.09.2013.


6.    Being aggrieved by the order, whereby an application under  Section  9
of the Act had been rejected, the  petitioner  company  had  approached  the
High Court of Gujarat at Ahmedabad.  The said appeal filed before  the  High
Court had also been dismissed on  27.09.2013  and  being  aggrieved  by  the
order passed by the High Court dismissing the  appeal,  the  petitioner  had
filed Special  Leave  Petition   before  this  Court  which  had  also  been
dismissed on 07.10.2013 as this Court did not  find  any  infirmity  in  the
order of the High Court.


7.     In  view  of  the  aforestated  background,  mainly  on  account   of
invocation of the bank guarantee, the petitioner company, according  to  the
learned counsel appearing for the petitioner, has approached this Court  for
appointment of an Arbitrator as per the provisions of Section 11(6)  of  the
Act.


8.    The  learned  counsel  appearing  for  the  petitioner-company  mainly
submitted that by  invoking  the  bank  guarantee  without  any  justifiable
reason and without giving any prior intimation to  the  petitioner  company,
the respondent company committed breach of the terms of the  contract.   The
learned counsel also drew my attention  to  the  contents  of  the  contract
entered into between the parties on 24.12.2007 and  submitted  that  in  the
aforesaid circumstances an Arbitrator be appointed by  this  Court  so  that
the dispute which has arisen between the parties can be resolved by  way  of
arbitration under the provisions of the Act.


9.    On the other hand, the learned counsel appearing for  the  respondent-
company submitted that, in fact, there is no  dispute  between  the  parties
and there is no reason for appointment of an Arbitrator.  He submitted  that
the application filed under Section 9 of the Act by the  petitioner  company
had been rejected and the said order of rejection  had  been  confirmed  not
only by the High Court, but also by this Court.  The fact  that  no  interim
protection was granted  denotes  that  there  was  no  dispute  which  would
require appointment of an arbitrator. He further submitted that by  invoking
the bank guarantee and by encashing the amount  payable  to  the  respondent
company, the issue with regard to  invocation  of  the  bank  guarantee  has
become infructuous and there cannot be any  dispute  on  the  said  subject.
Thus, the learned counsel appearing for the respondent submitted  that  this
is not a case where an Arbitrator should be appointed as per the  provisions
of the Act.


10.   Upon hearing the learned counsel for the  parties  and  going  through
the provisions of the contract, I am of the view, that there  is  a  dispute
between the parties which requires to be resolved  by  an  Arbitrator  under
the provisions of the Act.
11.   There is no dispute to the effect that there is a clause  with  regard
to arbitration in the contract which  had  been  entered  into  between  the
parties on 24.12.2007.  The arbitration clause incorporated in the  contract
reads as under:

“33.0 Arbitration.


33.1   Where any dispute is not resolved as provided for  in  the  preceding
clause  32.1  then  such  dispute  shall  be  referred  to  and  settled  by
arbitration under and  in  accordance  with  the  provisions  of  the  rules
applicable in land of Law.  The Award shall be final and  binding  upon  the
Supplier and Purchaser.  The place of arbitration shall be Paris.


33.2  During settlement of  disputes  and  arbitration  proceedings,  unless
otherwise agreed in writing both Supplier and Purchaser shall be obliged  to
carry out their respective obligations under the Contract.”





12.   As there was a dispute with regard to quality  of  material  supplied,
some letters were exchanged between the parties and the  representatives  of
both the parties had also met for the purpose of  resolving  their  disputes
but unfortunately, the disputes with  regard  to  quality  of  the  material
supplied could not be resolved and ultimately the respondent company had  to
invoke the bank guarantee.


13.   In the aforestated circumstances, it cannot be said that there  is  no
dispute between the parties and therefore, in my opinion, an  Arbitrator  is
required to be appointed as per the provisions of Section 11(6) of the  Act.



14.   In view of the  aforestated  circumstances,  Mr.  Justice  A.P.  Shah,
former Chief Justice of High Court of Delhi,  having  his  office  at  F-15,
Hauz Khas Enclave, New Delhi-110016, is appointed as an arbitrator  and  the
place of arbitration shall be Delhi.   Remuneration  to  be  paid  shall  be
fixed by the learned Arbitrator.  The parties to the litigation have  agreed
to the above appointment and they have also agreed that they  would  request
the learned Arbitrator  to  complete  the  arbitral  proceedings  preferably
within six months and they shall extend their  cooperation  to  the  learned
Arbitrator so that the proceedings can be concluded at an early date.

15.   Intimation of this order be forwarded to the learned  Sole  Arbitrator
by the Registry of this Court.

 16. The Arbitration Petition is allowed in the aforesaid terms. No costs.

                                                               ……………………………J.
                                                             [Anil R. Dave]
New Delhi;
September 21, 2015.



Whether, for the purposes of Wealth Tax Act (hereinafter referred to as the 'Act'), the market value of the vacant land belonging to the assessee should be taken at the price which is the maximum compensation payable to the assessee under the Urban Land Ceiling Act, 1962? = When the asset is under the clutches of the Ceiling Act and in respect of the said asset/vacant land, the Competent Authority under the Ceiling Act had already determined the maximum compensation of Rs.2 lakhs, how much price such a property would Government and is awaiting notification under Section 10 of the Act for fetch if sold in the open market? We have to keep in mind what a reasonably assumed buyer would pay for such a property if he were to buy the same. Such a property which is going to be taken over by the this purpose, would not fetch more than Rs.2 lakhs as the assumed buyer knows that the moment this property is taken over by the Government, he will receive the compensation of Rs.2 lakhs only. We are not oblivious of those categories of buyers who may buy “disputed properties” by taking risks with the hope that legal proceedings may ultimately be decided in favour of the assessee and in such a eventuality they are going to get much higher value. However, as stated above, hypothetical presumptions of such sales are to be discarded as we have to keep in mind the conduct of a reasonable person and “ordinary way” of the presumptuous sale. When such a presumed buyer is not going to offer more than Rs.2 lakhs, obvious answer is that the estimated price which such asset would fetch if sold in the open market on the valuation date(s) would not be more than Rs.2 lakhs. Having said so, one aspect needs to be pointed out, which was missed by the Commissioner (Appeals) and the Tribunal as well while deciding the case in favour of the assessee. The compensation of Rs.2 lakhs is in respect of only the “excess land” which is covered by Sections 3 and 4 of the Ceiling Act. The total vacant land for the purpose of Wealth Tax Act is not only excess land but other part of the land which would have remained with the assessee in any case. Therefore, the valuation of the excess land, which is the subject matter of Ceiling Act, would be Rs.2 lakhs. To that market value of the remaining land will have to be added for the purpose of arriving at the valuation for payment of Wealth Tax. The question formulated is answered in the aforesaid manner. In the result, the appeals succeed and are hereby allowed. There shall, however, be no order as to costs.

                                                                  REPORTABLE

                        IN THE SUPREME COURT OF INDIA

                        CIVIL APPELLATE JURISDICTION

                     CIVIL APPEAL NOS. 6873-6881 OF 2005


|SRI S.N. WADIYAR (DEAD) THROUGH LR         |.....APPELLANT(S)           |
|VERSUS                                     |                            |
|COMMISSIONER OF WEALTH TAX, KARNATAKA      |.....RESPONDENT(S)          |

                                   W I T H

                        CIVIL APPEAL NO. 6882 OF 2005

                        CIVIL APPEAL NO. 1338 OF 2006

                        CIVIL APPEAL NO. 7251 OF 2015
                 (ARISING OUT OF SLP (C) NO. 18960 OF 2006)
                                    A N D

                     CIVIL APPEAL NOS. 7377-7378 OF 2005



                               J U D G M E N T


A.K. SIKRI, J.
      Leave granted in SLP(C) No. 18960 of 2006.



The question of law that falls for determination  is  common  to  all  these
appeals, which is the following:
      Whether, for the purposes of Wealth Tax Act (hereinafter  referred  to
as the 'Act'), the  market  value  of  the  vacant  land  belonging  to  the
assessee should be taken at the price  which  is  the  maximum  compensation
payable to the assessee under the Urban Land Ceiling Act, 1962?

For the  purposes  of  understanding  the  circumstances  under  which  this
question has arisen, we are taking note of the facts of  Civil  Appeal  Nos.
6873-6881/2005:
      The appellant herein is assessed to wealth tax  under  the  Act.   The
Assessment  Years  in  these  appeals  are  1977-1978  to  1986-1987.    The
valuation of the property which is the subject matter of  wealth  tax  under
the Act is the urban  land  appurtenant  to  Bangalore  Palace  (hereinafter
referred to as the 'Property').  The total extent of  the  property  is  554
acres or 1837365.36 sq.  mtr.   It  comprises  of  residential  units,  non-
residential  units  and  land  appurtenant  thereto,  roads   and   masonary
structures along the contour and the vacant land.  The vacant land  measures
11,66,377.34 sq. mtr.  The aforesaid Property was the  private  property  of
late Sri Jaychamarajendra Wodeyar, the former ruler of  the  princely  state
of Mysore.  He died on 23.09.1974.  There were disputes with regard  to  the
wealth tax assessments pertaining to the Assessment Years 1967-1968 to 1976-
1977.  After the  death  of  Sri  Jayachamarajendra  Wodeyar,  his  son  Sri
Srikantadatta Wodeyar, the assessee applied to Settlement Commission to  get
the  dispute  settled  with  regard  to  valuation  of  Property  and  lands
appurtenant thereto for Assessment Years 1967-1968 to 1976-1977. While  this
application was still pending, the Urban Land (Ceiling and Regulation)  Act,
1976 (hereinafter referred to as the 'Ceiling Act') came into  force  w.e.f.
17.02.1976.  It was adopted by the State of Karnataka.   The  property  area
is within the Bangalore Urban Agglomeration, hence fell within  the  purview
of the Act.  The assessee filed statement as required under Section 6(1)  of
the Ceiling Act on 10.09.1976.   On  16.09.1976,  he  filed  an  application
under Section 20 of the Act for exemption of his  lands  under  the  Ceiling
Act to the State Government.

From the aforesaid, it is clear that the Property in question,  namely,  the
Bangalore Palace came within the purview of the Ceiling Act.

The application of the assessee before the  Settlement  Commission  for  the
Assessment Years 1967-1968 to  1976-1977  was  disposed  of  on  29.09.1988,
laying down norms for valuation of the property.   The  Wealth  Tax  Officer
adopted the value as per Settlement Commission for  Assessment  Years  1976-
1977, 1977-1978  and  1978-1979  at  Rs.13.18  crores  (for  both  land  and
buildings).  For the Assessment Year 1979-1980, since there  was  no  report
of the Valuation Officer, the Commissioner of Appeals worked out  the  value
of the Property at Rs.19.96 crores for the Assessment Year 1979-1980,  which
was adopted by Wealth Tax Officer for Assessment  Year  1980-1981  as  well.
For the Assessment Years 1981-1982, 1982-1983 and 1983-1984, the Wealth  Tax
Officer fixed the value of land and building at  Rs.18.78  crores,  Rs.29.85
crores and Rs.29.85 crores respectively.   For  Assessment  Year  1984-1985,
the Wealth Tax Officer took the value at Rs.31.22 crores  on  the  basis  of
the order passed by the Commissioner (Appeals) for earlier years.

On the other hand, in the proceedings under the Ceiling Act,  the  Competent
Authority  passed  an  order   No.ULC(A)(Z)   440/85-86   dated   27.07.1989
determining vacant land in excess of the ceiling limits, and ordered  action
be taken to acquire excess land under the Karnataka Town & Country  Planning
Act,  1961.   In  accordance  with  Section  30  of  the  Ceiling  Act,  the
declaration dated back to 17.02.1976 on  which  date  the  Ceiling  Act  was
promulgated in Karnataka.  The Bangalore Development  Authority  prepared  a
master plan and the planning report for  development  of  District  No.1  in
which the property area is included.  As per this proposal no  part  of  the
vacant area could be commercially exploited nor  colonised  for  residential
purposes.  The vacant land area was also not  transferable  under  the  Act.
Any sale was null and void.  As per Section 11(6) of the Urban Land  Ceiling
Act, the maximum compensation that could be received  by  the  assessee  was
Rs.2 lakhs.

Before any Notification could be issued under Section 10(1) of  the  Ceiling
Act, the assessee questioned the aforesaid order  passed  by  the  Competent
Authority under Sections 8 and 9 of the Ceiling  Act  before  the  Karnataka
Appellate Tribunal.

Simultaneously, the orders of the Wealth Tax Officer passed  under  the  Act
fixing the value of the land for different Assessment Years for the  purpose
of  Act  was  also  challenged  by  the  assessee  before  the  Commissioner
(Appeals). In these appeals, the contention of the  assessee  was  that  the
value of the property was covered by  the  Ceiling  Act  for  which  maximum
compensation that could be received by the assessee  was  only  Rs.2  lakhs.
The appeals filed for the Assessment  Years,  namely,  1980-1981,  1982-1983
and 1983-1984 were disposed off by the Commissioner of Income Tax  (Appeals)
by a common order dated 09.01.1990 in which he made slight modifications  to
value adopted for Assessment Years 1981-1982 and confirmed the valuation  of
Wealth Tax Officer for Assessment Years 1982-1983 and  1983-1984.   However,
in respect of appeals relating to Assessment Years 1977-1978  to  1980-1981,
the Commissioner (Appeals) passed  the  orders  dated  31.07.1990  accepting
that the urban land appurtenant to  Property  be  valued  at  Rs.2,00,000/-.
Similar orders  came  to  be  passed  by  the  Commissioner  of  Income  Tax
(Appeals) for the Assessment Years 1984-1985 and  1985-1986  also.   Against
these orders of Commissioner  (Appeals)  dated  09.06.1990,  31.07.1990  and
14.08.1990, both the assessee as well as the Revenue/Department went  up  in
appeals  before  the  Income  Tax  Appellate  Tribunal,   Bangalore   Bench,
Bangalore.   The appeals filed by the assessee and  the  Revenue  Department
were heard together by the Tribunal.

The issue before the Income Tax Appellate Tribunal was only with  regard  to
valuation of vacant land attached to the Property, since  the  assessee  had
accepted  the  valuation  in  regard  to  residential  and   non-residential
structures within the said property area and appurtenant land thereto.

The  Income  Tax  Appellate  Tribunal,  Bangalore  passed  the  order  dated
02.11.1993 directing the vacant land be valued at Rs.2 lakhs for  each  year
from Assessment Years 1977-1978 to 1985-1986.  Its reasoning  was  that  the
Competent Authority under the Ceiling Act had passed  an  order  determining
that the vacant land was in excess of the ceiling  limit,  and  had  ordered
that action be taken to acquire the excess land  under  the  Karnataka  Town
and Country Planning Act, 1901.  And under the Land Ceiling Act, an  embargo
was placed on the assessee to  sell  the  subject  land  and  exercise  full
rights.  The assessee was only eligible  to  maximum  compensation  of  Rs.2
lakhs under the Ceiling Act.  Hence given these facts and circumstances  the
subject land could only be valued at Rs.2 lakhs for wealth tax  purposes  on
the valuation date for the Assessment Years 1977-1978 to 1985-1986.

Against the order of the Tribunal, the Commissioner  of  Wealth  Tax  sought
reference before the Karnataka High Court in respect  of  Assessment  Years,
namely, 1977-1978 to 1985-1986 arising out of the consolidated order of  the
Tribunal in WTA Nos.315 to 317 and 485 to 490/1990  dated  02.11.1993.   The
Tribunal made a Statement for reference to the  High  Court.   The  question
that was raised for adjudication before the High Court was  whether  on  the
facts and in the circumstances of  the  case,  the  Tribunal  was  right  in
holding that the value of the vacant  land,  appurtenant  to  the  Property,
should be taken at Rs.2 lakhs for the purpose of wealth tax  assessment  for
the years in question, as having regard to the provisions of the Urban  Land
Ceiling Act, the maximum amount of compensation payable to the  assessee  is
only Rs.2 lakhs.

When the aforesaid reference was pending adjudication  by  the  High  Court,
certain important developments took place in  relation  to  the  proceedings
under the Ceiling Act.  The appeal which was filed by  the  assessee  before
the Karnataka Appellate Tribunal against the order dated  27.07.1989  passed
by the Competent Authority under  the  Ceiling  Act  was  dismissed  by  the
Tribunal on 15.07.1998.  The assessee took up the matter further before  the
High Court in the form of a writ  petition.   In  this  writ  petition,  the
assessee also challenged the constitutional validity of  the  provisions  of
the Ceiling Act and made an  interim  prayer  to  the  effect  that  pending
disposal of the writ  petition  notification  under  Section  10(1)  of  the
Ceiling Act be not issued.  Fact of the matter is that such  a  Notification
was not issued by  the  Government.   When  this  writ  petition  was  still
pending, the Ceiling Act was repealed by Legislature with the  enactment  of
the Urban Land (Ceiling and Regulation) Repeal Act, 1999 (Act 15  of  1999).


The factual position which existed at the  time  when  the  reference  cases
were to be decided by the High Court under the Act is recapitulated below:
(i)  The Assessment Years in respect of which question was to be  determined
were 1977-1978 to 1986-1987.
(ii)  Ceiling  Act  had  come  into  force  w.e.f.  17.02.1976  and  was  in
operation during the aforesaid Assessment Years.
(iii)  The Competent Authority under the Ceiling Act had  passed  orders  to
the effect that as per  Section  11(6)  of  the  Ceiling  Act,  the  maximum
compensation that could be received by the  assessee  was  Rs.2  lakhs.   In
accordance with Section 30 of the Ceiling Act, the  declaration  dates  back
to 17.02.1976 on which date the Ceiling Act was promulgated in Karnataka.
(iv)  The order of the Competent Authority was challenged  by  the  assessee
by filing appeal before the Karnataka Appellate Tribunal.  This appeal  was,
however, dismissed on 15.07.1998. Against  that  order,  writ  petition  was
filed wherein provisions of the Ceiling Act were also  challenged.   Because
of  the  pendency  of  these  proceedings  or  due  to  some  other  reason,
notification under Section 10(1) of the Ceiling Act was not passed.
(v)  In the year 1999, Ceiling Act was repealed.  At that  stage,  the  writ
petition filed by the assessee  was  still  pending.   The  effect  of  this
Repealing Act was that the Property in question remained with  the  assessee
and was not taken over by the Government.

We may remind ourselves that there is no dispute with  regard  to  valuation
in respect of residential and non-residential  structures  within  the  said
Property and appurtenant land thereto. The assessee has paid the wealth  tax
accepting the valuation. The dispute  of  valuation  has  arisen  only  with
regard to valuation of the vacant land attached to the  Property  which  had
come within the mischief of the Ceiling Act.

In the aforesaid factual background, the reference was answered by the  High
Court vide  impugned  order  dated  13.06.2005  holding  that  although  the
prohibition and restriction contained in the Ceiling Act had the  effect  of
decreasing the value of the Property still the value of the land  cannot  be
the maximum compensation  that  is  payable  under  the  provisions  of  the
Ceiling Act.  Thus, the question referred  has  been  answered  against  the
assessee.

The High Court, in its impugned order, took note of the aforesaid facts  and
accepted the position that the Property in  question  which  is  within  the
Bangalore urban agglomeration  was  covered  by  the  Ceiling  Act  and  the
provisions of the said Act applied to this Property.  It also noted that  by
virtue of Section 4 of the Repeal Act, all legal proceedings  pending  under
the Ceiling Act immediately before the commencement of the Repeal Act  stood
abated except those proceedings which are relatable to the  land  possession
whereof  has  been  taken  over  by  the  State  Government  or  any  person
authorized by the State Government or by the  Competent  Authority.   Since,
in the instant  case,  admittedly  possession  had  not  been  taken,  which
remained with the assessee for want of notification under  Section  10,  the
proceedings abated and the said vacant  land  remained  with  the  assessee.
Thereafter, the High Court took note of certain relevant provisions  of  the
Act and we may also capture the position contained in those provisions:
      Section 2(e) of the Act defines the meaning of the expression  'asset'
to include property  of  every  description,  both  movable  and  immovable,
except the few kinds of  property  specified  therein  for  the  purpose  of
ascertaining the net wealth of an individual.
      Section 2(m) of the Act defines the meaning  of  the  expression  'net
wealth' to mean  the  amount  by  which  the  aggregate  value  computed  in
accordance with the provisions of this  Act  of  all  the  assets,  wherever
located, belonging to the assessee on the valuation date.
      Section 2(q) of the Act defines 'valuation date' in  relation  to  any
year for which an assessment is to be made under this Act,  means  the  last
day of the previous year as defined in Section 3 of the Income Tax  Act,  if
an assessment were to be made under that Act for that year.
      Section 3  of  the  Act  is  the  charging  Section  which  imposes  a
liability to pay wealth tax on the net wealth as on the  valuation  date  of
every individual and Hindu Undivided Family.
      Section 7 of the Act is  a  machinery  provision  and  lays  down  the
method of valuation of an asset  for  the  purpose  of  computation  of  net
wealth of an assessee.  Sub-sections (1) and  (2)  provide  two  methods  of
valuation of assets.  To our  purpose,  provisions  of  sub-section  (1)  of
Section 7 of the Act is relevant and Section 7(1) of the Act  prior  to  its
substitution by the Direct Laws (Amendment) Act, 1989 w.e.f. 01.04.1989  was
as under:
“Section 7: Value of assets how to be determined:-(1) Subject to  any  rules
made in this behalf, the value of  any  asset,  other  than  cash,  for  the
purpose of this Act, shall be  estimated  to  be  the  price  which  in  the
opinion of the Assessing Officer, it would fetch if sold in the open  market
on the valuation date.”

      Explanation to sub-section (1) was inserted  by  Finance  (No.2)  Act,
1980 w.e.f. 01.04.1980.  The explanation is as under:
“Explanation: For the removal of doubts, it  is  hereby  declared  that  the
price or other consideration for which any property may be  acquired  by  or
transferred to any person under the terms of a deed of trust or  through  or
under any restrictive covenant  in  any  instrument  of  transfer  shall  be
ignored for the purpose of determining the price such property  would  fetch
if sold in the open market on the valuation date.”

Section 3 of the Act is the charging Section, whereas Section 7 of  the  Act
is the machinery provision which provides for procedure for determining  the
value of assets that are subject to wealth  tax.  The  High  Court  observed
that as per Section 7 of the Act, the value of the asset shall be  estimated
to the price, which in the opinion of the  Wealth  Tax  Officer,  the  asset
would fetch if sold in the open market on the  valuation  date.   The  words
“price it would fetch if sold in the open market” do not contemplate  actual
sale or the actual state of the market, but only enjoins that it  should  be
assumed that there is an open market and the property can  be  sold  in  the
open market and, on that basis, the value has to be found  out.   The  Court
noted that though the rules, namely, Wealth Tax  Rules,  1957  were  framed,
they did not provide for valuation of urban land and, therefore,  the  asset
must be valued in the ordinary way by determining what it would fetch if  it
were sold in the assumed market and what willing  purchaser  would  pay  for
it. The Court also accepted that in view of Ceiling Act coming  into  force,
the restrictions and prohibitions contained in the Ceiling  Act  would  have
the effect of depressing the value which the lands would fetch if they  were
free from  the  said  restrictions  and  prohibitions.   Thus,  the  willing
purchaser would definitely take these  factors  into  account,  which  could
affect the price of such  an  asset.   Therefore,  the  Wealth  Tax  Officer
cannot ignore such restricted provisions contained in the  Ceiling  Act  and
it is for him to find out what price the asset would fetch if it is sold  in
the  open  market  on  the  valuation  date,  keeping   in   view,   certain
restrictions in the Ceiling Act which will have  depressing  effect  on  the
value of the asset.

Having said so, which legal position even the  assessee  accepts,  the  High
Court went on to observe that it would not mean that the  valuation  has  to
be the compensation which the assessee would  be  getting  inasmuch  as  the
valuation as per Section 7 has to be the  price  which  the  property  would
fetch if sold in the open market.  Significantly, the High Court also  noted
the effect of Ceiling Act in the context of the present case and  the  legal
proceedings which had been initiated pursuant thereto whereby orders  passed
by the Competent Authority under Sections 8 and 9  were  challenged  and  no
Notification under Section 10 had been issued.  In this regard, it  observed
as under:
“29.  … It is not in dispute,  that  in  the  present  case,  the  competent
authority has neither issued any notification under Section 10(1) nor  under
Section 10(3) of the Act.  It is relevant at this  stage  itself  to  notice
that between the period of first notification under  Section  10(1)  of  the
Act and the second notification under Section 10(3) of the  Act,  the  owner
of the land can neither alter the use, nor transfer the land,  if  any,  and
if it is done, the same would be void.  After the publication of the  second
notification, the land is deemed to have been  acquired  by  the  Government
and what the assessee owns is the right to compensation  and  the  right  to
compensation will be assessed as a movable asset  and  maximum  compensation
payable under Section 11(6) of the Ceiling Act is Rs.2,00,000/- only.”

It also categorically accepted that after coming into force of  the  Ceiling
Act, since the vacant land was covered by the said Act, it was not  open  to
the assessee to sell the land in the open market, and whenever there is  any
restriction on the transfer of any land, it is  common  knowledge  that  the
value of the property or the land, as the case may  be,  would  normally  be
reduced.  However, it did not accept that  since  it  is  not  open  to  the
assessee to sell the land, therefore, the value of the  land  could  not  be
more than what the Government  was  to  offer  to  the  assessee  under  the
provisions of the Ceiling Act.  The High Court concluded its answer  in  the
penultimate para as under:
“36.  Before we conclude, we once again emphasise that it sale of  the  land
or  the  property  is  subject  to  restrictions  under  Central  or   State
legislation's such as the Urban Land Ceiling  Act,  Karnataka  Land  Reforms
Act, etc., the property or the land has to be valued only after taking  note
of  the  restrictions  and  prohibitions  which  will  have  the  effect  of
depressing the value, which the land would  fetch  if  sold  free  from  any
restrictions  and  prohibitions,  for  the  reason,  if   there   are   such
restrictions, the value of  the  property  or  land  would  be  normally  be
reduced, but at the same time, it cannot be said that it  would  fetch  only
the maximum compensation payable under  the  urban  Land  Ceiling  Act.   As
stated earlier, Section 7 of the Wealth Tax Act, assumes  that  there  is  a
hypothetical  open  market  and  there  are  hypothetical   purchasers   and
hypothetical bids and hypothetical sale to a person  prepared  to  give  the
highest value, subject to all such restrictions and  prohibitions  contained
in the Ceiling Act.”

Challenging the aforesaid approach of the  High  Court,  it  was  argued  by
learned senior counsel appearing for the appellants in  these  appeals  that
once it is accepted that the property is covered by the Ceiling Act  and  it
would depress the value of the property, then the value could  not  be  more
than Rs.2 lakhs  which  was  the  maximum  compensation  payable  under  the
Ceiling Act.  It was also argued that provisions of the Ceiling Act did  not
impose only 'restrictions' but  there  was  categorical  'prohibition'  from
selling the land.  This land, therefore, had to be treated as  not  saleable
on the 'valuation date' and, therefore, as on that date, the price it  could
fetch would not be more  than  Rs.2  lakhs.   Learned  senior  counsel  also
referred extensively to the orders  passed  by  the  Commissioner  (Appeals)
under the Act giving detailed reasons while accepting the valuation  of  the
property at Rs.2 lakhs and submitted that there was  no  reason  to  take  a
contrary view by the High Court.

Learned counsel for the Revenue, on the other hand, emphasized  the  reasons
which have been given by the High  Court  in  support  of  its  opinion  and
submitted that no case was made out to interfere with the said proceedings.

We have considered the respective submissions by giving  our  deep  thoughts
thereto with reference to the record of the case.   It  is  clear  that  the
valuation of the asset in question has to be in the  manner  provided  under
Section 7 of the Act.  Such a valuation has to  be  on  the  valuation  date
which has reference to the last day of the previous year  as  defined  under
Section 3 of the Income Tax Act if an assessment was to be made  under  that
Act for that year.  In other words, it is 31st March  immediately  preceding
the assessment year.  The valuation arrived at as on that date of the  asset
is the valuation on which wealth tax is assessable.  It is  clear  from  the
reading of Section 7 of the Act that  the  Assessing  Officer  has  to  keep
hypothetical situation in mind, namely, if the asset in question  is  to  be
sold in the open market, what price it would fetch.  Assessing  Officer  has
to form an opinion about the estimation of such a price that  is  likely  to
be  received if the property were to be sold.  There is no actual  sale  and
only a hypothetical situation of  a  sale  is  to  be  contemplated  by  the
Assessing Officer.  It is so held by this  Court  in  Ahmed  G.H.  Ariff  v.
Commissioner of Wealth Tax[1] in the following words:
“...it does not contemplate actual sale or the actual state of  the  market,
but only enjoins that it should be assumed that there is an open market  and
the property can be sold in such a market and, on that basis, the value  has
to be found out. It is a hypothetical case, which is contemplated,  and  the
Tax Officer must assume that there is an open market in which the asset  can
be sold.  It is well settled that where the legislature uses a  legal  term,
which has received judicial interpretation, the Courts must assume that  the
term has been used in the sense, in which has been judicially interpreted.”


Following guidelines provided in the case of Commissioner of Wealth  Tax  v.
Prince Muffkham Jah Bahadur Chamlijan[2]  also  needs  to  be  noted  as  it
becomes very handy for our purposes:
“...in the absence of  a  rule  which  can  apply  to  the  valuation  of  a
particular asset, that  asset  must  be  valued  in  the  ordinary  way,  by
determining what it would fetch if it were sold in an  assumed  market,  the
value being what an assumed willing purchaser would pay for it.”


Thus, the Tax Officer has to form an opinion about the  estimated  price  if
the asset were to be sold in the assumed  market  and  the  estimated  price
would be the one which an assumed willing purchaser would pay  for  it.   On
these reckoning, the asset has to be valued in the ordinary way.

The High Court has accepted, and rightly so,  that  since  the  Property  in
question came  within  the  mischief  of  the  Ceiling  Act  it  would  have
depressing effect insofar as the price which the assumed  willing  purchaser
would pay for such property.

However, the question is as to what price the willing purchaser would  offer
in such a scenario?

In order to provide an answer to this question, we may take note of  certain
relevant provisions of the Ceiling Act, which, are even noticed by the  High
Court.  We will reproduce here Sections 3, 5, 10(1) and  10(3)  and  narrate
the scope of the other relevant  provisions  without  reproducing  the  text
thereof.
3.  Persons not entitled to hold  vacant  land  in  excess  of  the  ceiling
limit.—  Except  as  otherwise  provided  in  this  Act,  on  and  from  the
commencement of this Act, no person shall be entitled  to  hold  any  vacant
land in excess of the ceiling limit in the territories  to  which  this  Act
applies under sub-section (2) of section 1.


5.  Transfer of vacant land.—
(1)  In any State to which this Act applies in  the  first  instance,  where
any person who had held vacant land in excess of the ceiling  limit  at  any
time during the period commencing on the appointed day and ending  with  the
commencement of this Act, has transferred such land or part thereof  by  way
of sale, mortgage, gift, lease or otherwise,  the  extent  of  the  land  so
transferred shall also be taken into account in calculating  the  extent  of
vacant land held by such person and the excess vacant land  in  relation  to
such person shall, for the purposes of this Chapter, be selected out of  the
vacant land held by him after such transfer and in case  the  entire  excess
vacant land cannot be so selected, the balance, or where no vacant  land  is
held by him after the transfer, the entire  excess  vacant  land,  shall  be
selected out of the vacant land held by the transferee:
Provided that where such person has transferred  his  vacant  land  to  more
than one person, the balance, or, as the case  may  be,  the  entire  excess
vacant land aforesaid, shall be selected out of  the  vacant  land  held  by
each of the transferees in the same proportion as the  area  of  the  vacant
land transferred to him bears to the total area of the land  transferred  to
all the transferees.
(2)  Where any excess vacant  land  is  selected  out  of  the  vacant  land
transferred under sub-section (1), the transfer of the  excess  vacant  land
so selected shall be deemed to be null and void.
(3)  In any State to which this Act applies in the  first  instance  and  in
any State which adopts this Act under clause  (1)  of  article  252  of  the
Constitution, no person holding vacant land in excess of the  ceiling  limit
immediately before the commencement of this  Act  shall  transfer  any  such
land or part thereof by way of sale,  mortgage,  gift,  lease  or  otherwise
until he has furnished a  statement  under  section  6  and  a  notification
regarding the excess vacant land held by him has been published  under  sub-
section (1) of section 10; and any such transfer made  in  contravention  of
this provision shall be deemed to be null and void.

10.  Acquisition of vacant land in excess of ceiling limit. -  (1)  As  soon
as may be after the service of the statement under section 9 on  the  person
concerned, the competent authority shall cause  a  notification  giving  the
particulars of the vacant land held by such person in excess of the  ceiling
limit and stating that—
(i) such vacant land is to be acquired by the  concerned  State  Government;
and
(ii)  the claims of all person interested in such vacant land  may  be  made
by them personally or by their agents giving particulars of  the  nature  of
their interests in such land,
to be published for the information of the general public  in  the  Official
Gazette of  the  State  concerned  and  in  such  other  manner  as  may  be
prescribed.
(3)  At any time after  the  publication  of  the  notification  under  sub-
section (1) the competent authority may, by notification  published  in  the
Official Gazette of the State concerned,  declare  that  the  excess  vacant
land referred to in the notification published under sub-section (1)  shall,
with effect from such date as  may  be  specified  in  the  declaration,  be
deemed  to  have  been  acquired  by  the  State  Government  and  upon  the
publication of such declaration, such land shall be deemed  to  have  vested
absolutely in the State Government free from all  encumbrances  with  effect
from the date so specified.”

Section 3 of the Ceiling Act, as is clear from its  reading,  is  the   main
provision.   It   categorically  provides  that  the  person  shall  not  be
entitled to hold any vacant land in excess  of  the  ceiling  limit  in  the
territories to which this Act applies, except as  otherwise  provided  under
the Act itself, from the date of commencement of the  Act.   Act  came  into
force on 17.02.1976.  The effect of  this  Section  was  that  on  and  from
17.02.1976, the assessee was  not  entitled  to  hold  the  vacant  land  in
question, which was in excess of the ceiling limit.  Section 4  of  the  Act
provides for the manner in which the ceiling limit of the person  is  to  be
ascertained.
      Section 5(1) of the Ceiling Act deals  with  transfer  of  the  vacant
land in  excess  of  the  ceiling  limit  at  any  time  during  the  period
commencing on the appointed day i.e. 28th January 1976 and, ending with  the
commencement of this  Act,  i.e.  17th  February,  1976.   Under  this  sub-
section, if any person has transferred such land, the extent of the land  so
transferred shall also be taken into account in calculating  the  extent  of
vacant land held by such person.   Sub-section  (3)  of  Section  5  of  the
Ceiling Act contains a prohibition to transfer any vacant  land  held  by  a
person in excess of the ceiling limit immediately  before  the  commencement
of the Act till a statement under Section 6 is furnished and a  notification
regarding excess land has been published under Section  10(1)  of  the  Act.
Any transfer made in contravention of this sub-section shall  be  deemed  to
be null and void.
      Section 6(1) of the  Ceiling  Act  statutorily  obligates  that  every
person holding vacant land in excess of the ceiling limit  as  on  or  after
the 17th  day  February  1976  is  required  to  file  a  statement  in  the
prescribed form, specifying the vacant land within the ceiling  limit  which
he desires to retain.  The first proviso to Section 6(1) of the Ceiling  Act
makes the operation of the Act retrospective in fixing 17th  February  1975,
as the date to determine whether a person holds vacant  land  in  excess  of
the ceiling limit.  If for any reason, the statement is  not  filed  by  the
person holding vacant land in excess of the  ceiling  limit,  the  competent
authority may direct him to file such statement within a fixed period.
      Under Section 8 of the Ceiling Act, on  the  basis  of  the  statement
filed under Section 6 of the Ceiling Act, a draft statement is  prepared  by
the competent authority and the same is served on the applicant/person,  who
is given an opportunity to file his objections, if any.   After  considering
the objections that may be filed within the time prescribed,  the  competent
authority shall determine the vacant land held by the  person  concerned  in
excess of the ceiling limit and serve the draft statement so altered on  the
person concerned.  The altered  draft  statement  is  also  known  as  final
statement under the Act.
      Section 10 of the Ceiling Act provides for acquisition of vacant  land
in excess of the ceiling limit.  Section 10(1) of  the  act  envisages  that
the competent authority as soon as possible after  the  final  statement  is
served  on  the  concerned  person,  to  issue  a  notification  giving  the
particulars of the vacant land held by such person in excess of the  ceiling
limit, and further notify that such vacant land is to  be  acquired  by  the
concerned State Government and invite claims from all persons interested  in
such land, giving particulars of the nature of their interest in such  land.
 The notification requires to be published in the official  gazette  of  the
state concerned and also in such  other  manner  prescribed  in  the  rules.
Under sub-section (2), the competent authority is expected to  consider  any
claims that may be filed by  the  persons  interested  in  the  vacant  land
notified under sub-section (1) and determine the nature and extent  of  such
claims and pass such Order as he deems fit.
      Sub-section (3)  of  Section  10  of  the  Ceiling  Act  provides  for
issuance of notification vesting vacant land in the  State  Government  free
from all encumbrances.  Under  this  sub-section,  the  competent  authority
after the publication of notification in  the  official  gazette  concerned,
declare that excess vacant land  referred  in  sub-section  (1)  shall  with
effect from such date as may be specified in the declaration, be  deemed  to
have  been  acquired  by  the  State  Government.   Once   notification   is
published, and declaration is made,  such  land  shall  be  deemed  to  have
vested absolutely in the State Government free from  all  encumbrances  with
effect from the date specified.
      Sub-section (4)  of  Section  10  of  the  Ceiling  Act  provides  for
maintenance of status quo in respect of excess vacant land  proposed  to  be
acquired during the period commencing on the date of publication under  sub-
section (1) and ending with the  date  specified  in  the  declaration  made
under sub-section (3).
      Sub-section (5) of Section 10 of the Ceiling  Act  provides  that  the
competent authority shall issue a notice in writing to any  person  who  may
be in position to surrender or deliver possession to  the  State  Government
or to the person duly authorised in this behalf.  The  person  to  whom  the
notice is issued is given 30 days time to comply  with  the  notice.   Under
sub-section (6), if  a  person  fails  to  deliver  possession  within  that
period,  the  competent  authority  will  take  necessary  steps   to   take
possession itself.
      Sections 11 and 14 of the Ceiling Act  provide  for  determination  of
the amount payable to the person concerned for the vacant land acquired  and
for the mode of payment of the amount to such person.
      Section 18 of the Ceiling Act  lays  down  the  penalty  that  may  be
imposed for concealment of particulars in the statement filed under  Section
6 of the Act.
      Section 20 of the Ceiling Act confers  on  the  State  Government  the
power to exempt any person holding vacant land  in  excess  of  the  ceiling
limit from the provisions of the Act.
      Under Section 33 of the Ceiling Act, any person aggrieved by an  Order
passed by the competent authority under the Act may file an appeal before  a
forum created under the Act, except against those Orders made under  Section
11 or an Order made under sub-section (1) of Section 30.

The combined effect of the aforesaid provisions, in the context  of  instant
appeals, is that the  vacant  land  in  excess  of  ceiling  limit  was  not
acquired by the State Government as notification under Section 10(1) of  the
Ceiling Act had not been issued.  However, the process had  started  as  the
assessee had filed statement in the prescribed form as  per  the  provisions
of Section 6(1) of the Ceiling Act and  the  Competent  Authority  had  also
prepared a draft statement under Section 8 which was duly  served  upon  the
assessee.  Fact remains that so long as the Act was operative, by virtue  of
Section 3 the assessee was not entitled to hold any vacant  land  in  excess
of the ceiling limit.  Order was also passed to the effect that the  maximum
compensation payable was Rs.2 lakhs.  Let us keep these factors in mind  and
on that basis apply the provisions of Section 7 of the Wealth Tax Act.

The Assessing Officer took into consideration the price which  the  property
would have fetched on the valuation date, i.e. the market price,  as  if  it
was not under the rigors of Ceiling  Act.   Such  estimation  of  the  price
which the asset would have fetched  if  sold  in  the  open  market  on  the
valuation date(s), would clearly be  wrong  even  on  the  analogy/rationale
given by the High Court as it accepted that  restrictions  and  prohibitions
under the Ceiling Act would have depressing  effect  on  the  value  of  the
asset.  Therefore, the valuation as done by the Assessing Officer could  not
have been accepted.

Let us proceed on the same lines  as  delineated/drawn  by  the  High  Court
itself, namely, one has to assume that the property in question is  saleable
in the open  market  and  estimate  the  price  which  the  assumed  willing
purchaser would pay for such a  property.   When  the  asset  is  under  the
clutches of the Ceiling Act and in respect of the  said  asset/vacant  land,
the Competent Authority under the Ceiling Act  had  already  determined  the
maximum compensation of Rs.2 lakhs, how much price  such  a  property  would
Government and is awaiting notification under Section  10  of  the  Act  for
fetch if sold in  the  open  market?   We  have  to  keep  in  mind  what  a
reasonably assumed buyer would pay for such a property if  he  were  to  buy
the same.  Such  a  property  which  is  going  to  be  taken  over  by  the
this purpose, would not fetch more than Rs.2  lakhs  as  the  assumed  buyer
knows that the moment this property is taken  over  by  the  Government,  he
will receive the compensation of Rs.2 lakhs only.  We are not  oblivious  of
those categories of buyers who  may  buy  “disputed  properties”  by  taking
risks with the hope that legal proceedings  may  ultimately  be  decided  in
favour of the assessee and in such a eventuality they are going to get  much
higher value.  However, as stated above, hypothetical presumptions  of  such
sales are to be discarded as we have to  keep  in  mind  the  conduct  of  a
reasonable person and “ordinary way” of the presumptuous sale.  When such  a
presumed buyer is not going to offer more than Rs.2  lakhs,  obvious  answer
is that the estimated price which such asset would  fetch  if  sold  in  the
open market on the valuation date(s) would not  be  more  than  Rs.2  lakhs.
Having said so, one aspect needs to be pointed out, which was missed by  the
Commissioner (Appeals) and the Tribunal as well while deciding the  case  in
favour of the assessee. The compensation of Rs.2  lakhs  is  in  respect  of
only the “excess land” which is covered by Sections 3 and 4 of  the  Ceiling
Act.  The total vacant land for the purpose of Wealth Tax Act  is  not  only
excess land but other part of the land which would have  remained  with  the
assessee in any case.  Therefore, the valuation of the  excess  land,  which
is the subject matter of Ceiling Act, would be Rs.2 lakhs.  To  that  market
value of the remaining land will  have  to  be  added  for  the  purpose  of
arriving  at  the  valuation  for  payment  of  Wealth  Tax.   The  question
formulated is answered in the aforesaid manner.
In the result, the appeals succeed and are  hereby  allowed.   There  shall,
however, be no order as to costs.
                             .............................................J.
                                                                (A.K. SIKRI)

                             .............................................J.
                                                     (ROHINTON FALI NARIMAN)
NEW DELHI;
SEPTEMBER 21, 2015.
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[1]   76 ITR 471
[2]   247 ITR 351