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Thursday, August 22, 2019

Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation of Sale Price) Act, 2009 and the Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation of Sale Price) Rules, 2010. (i) Whether the High Court was right in saying that the packed seeds kept in Dhanora unit were only meant for transportation and no separate licence was required for such storage for transportation? (ii) Whether the High Court was right in saying that the power of seizure and sealing the godown is not available to the Seed Inspector?

Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation of Sale Price) Act, 2009 and the Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation of Sale Price) Rules, 2010.

(i) Whether the High Court was right in saying that the packed seeds kept in Dhanora unit were only meant for transportation and no separate licence was required for such storage for transportation?        
(ii) Whether the High Court was right in saying that the power of seizure and sealing the godown is not available to the Seed Inspector? 

Apex court held that

19. By combined reading of the above provisions of the Seeds (Control) Order, 1983 and Form ‘B’, it is clear that for obtaining licence, the applicant has to furnish “place for storage” and “place for sale”. The dealer’s licence is obtained in Form ‘A’. Note 1 of Form ‘A’ states that “where the business of selling/exporting/importing seeds is intended to be carried on at more than one place, a separate licence should be obtained for each such place.” The object of the licences and such requirements to carry on the business of “sale of seeds” and “storage of seeds” at specific places as mentioned in the licence is that the locations of sale and storage of seeds be known to the Seed Inspector and be subject to the inspection and operation of the related laws.
21. Admittedly, the respondent has no licence for its godown at Dhanora either as “storage of seeds” or “sale of seeds”. Case of the respondent is that Dhanora plant is only a processing unit where they are carrying on only processing of seeds and the seeds are stored only for the purpose of processing the seeds and there is no requirement under the Seeds Act, 1966 and the Seeds (Control) Order, 1983 for obtaining the licence.
 24. Respondent has obtained licence only under the Factories Act for its Dhanora unit. Admittedly, the respondent does not have licence in Form ‘B’ of Seeds (Control) Order, 1983 to carry on the business of “dealer in seeds” in Dhanora. The only activity legally permissible to be conducted by the respondent at Dhanora processing plant is “processing of seed”. During inspection, it was noticed that packaging and labelling machines were kept and respondent was carrying out the operations of “packaging and labelling” in Dhanora unit. For any activity of labelling and packaging of the seeds and storing the same, the respondent is required to obtain separate licence under the Seeds Rules, 1968 and the Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation of Sale Price) Rules, 2010. In the absence of such licence, the activity of labelling and packaging qua the seeds and the cotton seeds carried out at Dhanora godown by the respondent is illegal.
25. From the search of the godown at Dhanora and also from the statement of the authorized signatory of the respondent, it was found that the respondent was not only carrying out the activity of seed processing at Dhanora godown; but also carrying on operations of “packing” and “labelling” etc. As per Rule 2(j) of Seeds Rules, 1968, “processing” does not include operations such 20 as “packaging” and “labelling”. The activities of the respondent like packaging, pricing and labelling of various seeds at Dhanora plant therefore cannot be said to be falling within the meaning of “processing” under Rule 2(j) of the Seeds Rules, 1968 
 the High Court, in our view, erred in saying that the seeds packed and labelled are meant for transportation for which no licence was required
 the respondent has violated Section 12(2)(g) of Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation of Sale Price) Act, 2009 by keeping in their possession the cotton seeds for sale which is misbranded. According to the appellants, reliable information was received that the genetically modified seed material of Roundup Ready Flex (BGII RR Flex) Cotton Hybrid are available at 23 respondent’s godown at Dhanora which requires the registration of Genetical Engineering Approval Committee (GEAC).
The permission obtained by the respondent in the year 2010 to undertake field trial of “Bollgard II × Roundup Ready Flex (BGII RR Flex) Cotton Hybrid” cannot be 24 treated as a permission to retain GE material even after the evaluation by GEAC was terminated.
33. There is, of course, no express provision empowering the Seed Inspector to seal any place, where there is contravention of the provisions of the Act. But Section 14(1)(e) of the Seeds Act confers wide powers upon Seed Inspector to “exercise such other powers as may be necessary for carrying out the purposes of the Seeds Act or any rule made thereunder”. Rule 13 of the Seeds Rules provides for the requirements to be complied with by a person carrying on the business as referred to under Section 7 of the Seeds Act.
 . Since the exercise of power to seal in exceptional circumstances is only to carry out the purposes of the Act or the rules made thereunder, it is necessary that before the Seed Inspector proceeds to take action of sealing the premises, he has to record grounds for his belief as to how and in what manner the provisions of the Seeds Act and the rules made thereunder have been contravened and how mere search and seizure may not be sufficient to prevent further contravention. The grounds for his belief so recorded in writing has to be forthwith communicated to the Magistrate in terms of Section 15(5) of the Seeds Act, 1966 and 30 also to their immediate official superior. This would ensure that the Seed Inspector does not exceed his authority or that power to seal is not misused.
37. The finding of the High Court that seeds were stored in Dhanora unit and no licence was required for storage of seeds for 31 transportation is set aside. The finding of the High Court that the Seed Inspector does not have the power to seal the godown and seizure is not in consonance with the provisions of the Seeds Act, 1966, Seeds Rules, 1968 and Seed (Control) Order, 1983 and the same is liable to be set aside. In compliance of the order of the High Court dated 22.12.2017, the authorities have already desealed the Dhanora unit of the first respondent and no further direction is necessary in this regard. 

REPORTABLE
IN THE SUPREME COURT OF INDIA
CIVIL APPELLATE JURISDICTION
CIVIL APPEAL NO. 6564 2019
(Arising out of SLP(C) No.28245 of 2018)
THE STATE OF MAHARASHTRA AND
OTHERS ...Appellants
VERSUS
MAHARASHTRA HYBRID SEEDS
CO. PVT. LTD. …Respondent
J U D G M E N T
R. BANUMATHI, J.
Leave granted.
2. This appeal is preferred against the judgment dated
21.02.2018 passed by the High Court of Judicature at Bombay,
Nagpur Bench in Writ Petition No.8157 of 2017 in and by which the
High Court has allowed the writ petition filed by the respondentCompany thereby ordering the appellant-authorities to de-seal all
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the godowns of the Company at Dhanora which was sealed by the
appellant-authorities.
3. Brief facts which led to filing of this appeal are as follows:-
Respondent-Company is a registered Company under the
Companies Act and is engaged in the business of research,
production, processing, marketing and sale of variety of Hybrid
seeds. According to the respondent-Company, they have already
obtained seeds licences under the provision of the Seeds (Control)
Order, 1983 and the Maharashtra Cotton Seeds (Regulation of
Supply, Distribution, Sale and Fixation of Sale Price) Rules, 2010
and that they are having licence for the storage and sale of such
seeds in the State of Maharashtra. According to the respondent,
the processing of cotton and non-cotton seeds of different varieties
is done by the respondent in its processing unit/plant situated at
Dhanora. All such processed seeds are then stored in the storage
attached to the processing unit at the godown at Dhanora for being
transported to different places.
4. Case of the appellant is that the respondent not having a valid
licence for the processing unit at Dhanora has committed gross
violation of the provisions of the mandate of the Seeds Act, 1966,
Seeds Rules, 1968, Seeds (Control) Order, 1983 and the provisions
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of the Maharashtra Cotton Seeds (Regulation of Supply,
Distribution, Sale and Fixation of Sale Price) Act, 2009. On
08.12.2017, local police inspected the godown of the respondent
located at Dhanora and noticed suspected seeds of various kinds
stocked and the police informed the concerned authorities of the
agricultural department. On 09.12.2017, the Seed Inspector
inspected the respondent’s godown at Dhanora and noticed huge
quantity of seeds of various kinds stocked in random stakes in
various godowns along with seeds suspected as Roundup Ready
Flex (RRF) Hybrid Cotton. The Plant In-Charge was informed to
furnish the Seed Inspector the information about crop wise, variety
wise and lot wise stock details of the seeds along with stake details
in various godowns. It is stated that on 10.12.2017, Plant In-Charge
submitted the details of crop wise, variety wise and lot wise quantity
out of the total stock of seeds in the godown. According to the
appellant, the details so furnished were incomplete and
indeterminate. The appellant alleges that the Plant In-Charge did
not cooperate towards the written instruction of the Seed Inspector
on the same day. The Seed Inspector therefore issued a notice to
the respondent-Company on 15.12.2017 informing the Plant
Manager that the appellant Company does not have the licence for
storage or sale of the seeds in Dhanora unit and that it has come to
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their knowledge that the activity of sale is being carried out by
respondent in their godown at Dhanora. In the show-cause notice,
the respondent was asked to provide certain documents and
informed that in case of non-supply of the documents, the godown
and the entire premises at Dhanora would be sealed. The
appellants claim that respondent did not produce the documents
and accordingly, the godown was sealed by executing a panchnama
to prevent further violation of the provisions.
5. Aggrieved by the sealing of the Dhanora godown, respondent
filed Writ Petition No.8157 of 2017 before the High Court of
Judicature at Bombay, Nagpur Bench. The High Court vide interim
order dated 22.12.2017 directed the appellant-authorities to open
the sealed godown after taking a prima facie view and held that
since the requisite sample of the seeds has already been taken and
no purpose would be served in keeping the storage sealed. The
High Court held that packed and labelled seeds were kept in
Dhanora unit only for further transportation and no separate licence
was required to be obtained for storage of seeds in the godown
attached to respondent’s processing unit at Dhanora for such
transportation. The High Court further held that the power of
sealing was not available to the appellant-authorities, especially to
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seal the storage and keep it sealed indefinitely or till the report of
the samples is received from the laboratory. Being aggrieved, the
appellant-State of Maharashtra has preferred this appeal.
6. Learned counsel for the appellants Mr. Katneshwarkar
submitted that no licence was obtained by the respondent-Company
“for storage of seeds” in the godown attached to the processing unit
at Dhanora under the Seeds (Control) Order, 1983 or in Form ‘B’
under Rule 5 of the Maharashtra Cotton seeds (Regulation of
Supply, Distribution, Sale and Fixation of Sale Price) Rules, 2010. It
was urged that the respondent has been operating seed processing
plant at Dhanora and without obtaining a valid licence for the sale,
the seeds were stored in godown attached to it for sale and the
respondent has thus committed violation of the provisions of the
Seeds Act, 1966 and the Seeds (Control) Order, 1983. It was
submitted that the manner of packing and labelling which contains
details of lot number, germination, percentage, purity, MRP, etc.
which is prescribed in Rules 7, 8 and 9 of the Seeds Rules, 1968
indicate that the seeds were packed for Sale and not for
transportation as claimed by the respondent-Company. Learned
counsel contended that the High Court erred in making a distinction
between “storage for sale” and “storage for transportation” and in
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holding that Company does not need any licence for transportation
of the seeds from the processing unit at Dhanora. The learned
counsel urged that respondent was given permission by the
competent authority to undertake the field trial for ‘Ballgard II x RRF
Cotton Hybrid’ (a prohibited seed) in the year 2010 only for a period
of three years; but the respondent had been storing such seeds
illegally even after expiry of three years’ time period without
applying for any extension in the provided time period. It was urged
that in exercise of powers under Section 14(1)(e) of the Seeds Act,
1966, competent authority has full authority to seal the godown for
violation of the provisions of the Seeds Act, 1966 and to keep it
sealed till the report of the samples is received from the laboratory
for testing.
7. Refuting the above contentions, Mr. V. Giri, learned senior
counsel appearing for the respondent-Company inter-alia submitted
that the respondent has already obtained seed licences under the
provisions of the Seeds (Control) Order, 1983 and the Maharashtra
Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation
of Sale Price) Rules, 2010. It was submitted that no separate
licence is required to be obtained for processing the cotton and noncotton seeds at Dhanora unit and those processed seeds are stored
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in the godown attached to the processing unit only for the purpose
of transporting it to different sale points or storages meant for
putting the seed in the network of marketing. The learned senior
counsel contended that the power of seizure and sealing of the
godown was not available to the Seed Inspector under Section 14
of the Seeds Act, 1966 as claimed by the appellant authorities and
the High Court rightly directed desealing of the godown attached to
the processing unit at Dhanora and the impugned order warrants no
interference.
8. We have carefully considered the submission of both the
counsel and perused the impugned judgment and the relevant
provisions and other materials on record. The following points arise
for consideration in this appeal:-
(i) Whether the High Court was right in saying that the
packed seeds kept in Dhanora unit were only meant
for transportation and no separate licence was
required for such storage for transportation?
(ii) Whether the High Court was right in saying that the
power of seizure and sealing the godown is not
available to the Seed Inspector?
9. Seed is the basic input for the farmer for successful
agricultural production. Therefore, it is essential to maintain the
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purity and quality of the seed through various stages of seed
production till the stage of sale. The Government of India had
brought out different legislations to protect the quality of seeds
namely the Seeds Act, 1966, Seeds Rules, 1968, Seed (Control)
Order, 1983 and other policies. In order to ensure supply,
distribution and sale of cotton seeds, the State of Maharashtra has
also enacted Maharashtra Cotton Seeds (Regulation of Supply and
Fixation of Sale Prices) Act, 2009 and the rules framed thereunder.
The provisions of Maharashtra Cotton Seeds Act, 2009 are in pari
materia with the Seeds Act, 1966.
10. The Preamble of the Seeds Act, 1966, provides “An Act to
provide for regulating the quality of certain seeds for sale, and for
matters connected therewith”. The Statement of Objects and
Reasons explains the methodology for achieving the said objective
of regulating the quality of seeds as under:-
“The methods by which the Bill seeks to achieve the object
are:-
(a) constitution of a Central Committee consisting of
representatives of the Central Government and the State
Government, the National Seeds Corporation and other
interests, to advise those Governments on all matters
arising out of the proposed Legislation;
(b) fixing minimum standards of germination, purity and
other quality factors;
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(c) testing seeds for quality factors at the seed testing
laboratories to be established by the Central
Government and the State Government;
(d) creating of seed inspection and certification service in
each State and grant of licences and certificates to
dealers in seeds;
(e) compulsory labelling of seed containers to indicate the
quality of seeds offered for sale; and
(f) restricting the export, import and inter-State movement
of non-descript seeds.”
11. The business of selling, keeping for sale, offering to sell,
bartering or otherwise supplying any seed of any notified kind or
variety other than cotton seeds is regulated by Section 7 of the
Seeds Act, 1966 and it is controlled by the Seeds (Control) Order,
1983. As per Section 7 of the Seeds Act, 1966, no person shall,
himself or by any other person on his behalf, carry on the business
of selling, keeping for sale, offering to sell, bartering or otherwise
supplying any seed of any notified kind or variety unless such seed
conforms to the requirements as may be prescribed under Section
7(a) to 7(d) of the Seeds Act, 1966.
12. Sections 12 and 13 of the Seeds Act enables the State
Government to appoint persons as Seed Analysts and Seed
Inspectors. The State Governments including the Government of
9
Maharashtra through their functionaries of agricultural department
exercises its power to have an effective control over the quality and
quantity aspects of the agricultural inputs. In the State of
Maharashtra, various officers working at state level, district level,
sub-division level and taluka level are by virtue of their post have
been notified as the Seed Inspectors in terms of Section 13 of the
Seeds Act, 1966. These Seed Inspectors perform their duties as
Quality Control Inspectors and also exercise powers to regulate the
sale, export, import and storage of the seeds relating to the
respective provisions of the Seeds Act, 1966, Seeds Rules, 1968,
Seeds (Control) Order, 1983 and the provisions of the Maharashtra
Cotton Seeds (Regulation of Supply, Distribution, Sale and Fixation
of Sale Price) Rules, 2010 etc.
13. Section 14 of the Seeds Act provides for the powers of Seed
Inspector and Section 15 of the Seeds Act provides for the
procedure to be followed by the Seed Inspectors in taking samples.
As per the provision under Section 14(1)(c) of the Seeds Act, 1966,
the Seed Inspectors are empowered to search or inspect the
premises any time, where the Seed Inspectors have reason to
believe that such offence has been committed. As per Section
14(1)(d) of the Seeds Act, the Seed Inspector may examine any
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record, register, document or any other material object found in any
place and if he has reason to believe that the record, register, etc.,
may furnish evidence of the commission of an offence punishable
under the Act, he may issue a seizure order in Form IV of the Seeds
Rules, 1968 and seize the records. As per Section 14(1)(e) of the
Seeds Act, 1966, the Seed Inspector can exercise such other
powers as may be necessary for carrying out the purposes of this
Act or any rule made thereunder. Section 14(1)(c), (d) and (e) of the
Seeds Act, 1966 reads as under:-
Powers of Seed Inspector
14(1). The Seed Inspector may:-
………..
(c) enter and search at all reasonable times, with such
assistance, if any, as he considers necessary, any place in
which he has reason to believe that an offence under this Act
has been or is being committed and order in writing the
person in possession of any seed in respect of which the
offence has been or is being committed, not to dispose of any
stock of such seed for a specific period not exceeding thirty
days or, unless the alleged offence is such that the defect
may be removed by the possessor of the seed, seize the
stock of such seed;
(d) examine any record, register, document or any other
material object found in any place mentioned in clause (c)
and seize the same if he has reason to believe that it may
furnish evidence of the commission of an offence punishable
under this Act; and
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(e) exercise such other powers as may be necessary for
carrying out the purposes of this Act or any rule made
thereunder.
14. As per Section 14(5) of the Seeds Act, 1966 the provisions of
the Code of Criminal Procedure shall, so far as may be, apply to
any search or seizure under this Section as they apply to any
search or seizure made under the authority of a warrant issued
under Section 98 of the said Code.
15. Section 15 of the Seeds Act stipulates the duties of the Seed
Inspector. As per Section 15(1) of the Seeds Act, whenever an
Inspector intends to take sample of any seed of any notified kind or
variety for analysis, he shall give notice of such intention in writing in
Form IV of the Seeds Rules, 1968 to the person from whose seed
lots he intends to take samples. He shall, as far as possible, call not
less than two persons to be present at the time when he draws
sample(s) and take their signatures in Form VIII of the Seeds Rules,
1968. In terms of Section 15(2) of the Seeds Act, 1966, the Seed
Inspector shall divide the representative sample drawn, into three
equal and identical parts and (a) deliver one sample to the person
from whom it has been taken; (b) send another sample in the
prescribed manner for analysis to the Seed Analysts for the area
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within which such sample has been taken; and (c) retain the
remaining sample in the prescribed manner for production in case
any legal proceedings are taken or for analysis by the Central Seed
Laboratory under sub-section (2) of Section 16 of Seeds Act, 1966,
as the case may be. Section 15(5) of the Seeds Act provides for the
safeguards regarding the seizure of the stock, record, register, etc.
and after seizure of such record, register and other documents, he
shall as soon as may be, inform the Magistrate and take his orders
as to the custody thereof.
16. Rule 23 of Seeds Rules, 1968 provides for the “duties of a
Seed Inspector” in addition to the duties specified by the Seeds Act.
As per Rule 23(a) of the Seeds Rules, the Seed Inspector shall
inspect as frequently as may be required by certification agency all
places used for growing storage or sale of any seed of any notified
kind or variety. As per Rule 23(e) of the Seeds Rules, the Seed
Inspector shall maintain a record of all inspections made and action
taken by him in the performance of his duties including the taking of
samples and the seizure of stocks and submit copies of such record
to the Director of Agriculture or the certification agency as may be
directed in this behalf. Rule 23(g) of the Seeds Rules enables the
13
institution of the prosecutions in respect of any breaches of the Act
or the Rules.
Seeds (Control) Order, 1983
17. The inclusion of seeds as an essential commodity item under
the Essential Commodities Act, 1955 has brought the Seeds
(Control) Order. In terms of the Seeds (Control) Order, 1983, a
person carrying on the business of selling, exporting and importing
of seeds needs to obtain a licence. The licence provided to a seed
dealer remains valid only for three years from the date of its issue
which can be later renewed. The seed dealer has to display the
stock position (opening and closing) on daily basis along with the list
indicating prices or rates of different seeds.
18. As per Clause 2(c) of the Seeds (Control) Order, 1983,
“Dealer” means a person carrying on the business of selling,
exporting or importing seeds, and includes an agent of a dealer.”
As per Clause 3 of the Seeds (Control) Order, 1983, no person can
carry on the business of selling, exporting or importing seeds at any
place except under and in accordance with the terms and conditions
of licence granted to him in Form ‘B’ under Clause 5 of the said
order. As per Clause 4 of the Seeds (Control) Order, 1983, “Every
person desiring to obtain a licence for selling, exporting or importing
14
seeds shall make an application in duplicate in Form ‘A’ together
with a fee of rupees fifty for licence to licensing authority.” Clause 5
of the Seeds (Control) Order, 1983 states that “The licensing
authority may, after making such enquiry as it thinks fit, grant a
licence in Form ‘B’ to any person who applies for it under clause
4……..When the licensing authority refuses to grant licence to a
person who applies for it under clause, he shall record his reasons
for doing so.” Licence to carry on the business of a dealer in seeds
is granted as per Form ‘B’ of the Seeds (Control) Order, 1983 which
reads as under:-
FORM ‘B’
(See clause 5)
LICENCE TO CARRY ON THE BUSINESS OF A DEALER IN SEEDS
Licence No.____________ Date:
Subject to the provisions of the Seeds (Control) Order, 1983 and to
the terms and conditions of this Licence Shri/M/s
__________________ is hereby granted licence to sell, export, import
and store for the said purposes of seeds.
2. The liencee shall carry on the aforesaid business at
_____________
(Place for storage and place for sale) ___________ (Tehsil or
District)
__________________
Date: _____________
Seal:
Licensing Authority
State of ____________
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Terms and conditions of licence
(i) The licence shall be displayed at a prominent and conspicuous
place in a part of the business premises open to the public.
(ii) The holder of the licence shall comply with the provisions of the
Seeds (Control) Order, 1983 and the notifications issued
thereunder and for the time being in force.
(iii) This licence comes into force with immediate effect and shall be
valid upto ____________ unless previously cancelled or
suspended.
(iv) The holder of the licence shall from time to time report to the
licensing authority any change in the premises where he carries
on his business of sale, export, import or storage for the said
purposes of seeds.
(v) The licencee shall give every facility to the licensing
authority or any other officer acting under his Authority for
the purpose of inspecting his stock in any shop, depot or
godown or other place/places used by him for the purpose
of storage, sale or export of seeds. [emphasis added]
19. By combined reading of the above provisions of the Seeds
(Control) Order, 1983 and Form ‘B’, it is clear that for obtaining
licence, the applicant has to furnish “place for storage” and “place
for sale”. The dealer’s licence is obtained in Form ‘A’. Note 1 of
Form ‘A’ states that “where the business of
selling/exporting/importing seeds is intended to be carried on at
more than one place, a separate licence should be obtained for
each such place.” The object of the licences and such requirements
to carry on the business of “sale of seeds” and “storage of seeds” at
specific places as mentioned in the licence is that the locations of
sale and storage of seeds be known to the Seed Inspector and be
subject to the inspection and operation of the related laws.
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20. In terms of the Seeds (Control) Order, 1983, the respondent is
having “licence for sale” at three places namely:– (i) Plot No.301,
Chinar Heights, Pune, Maharashtra; (ii) Akola Z.P. Primary Teachers
Cooperative Credit Society Building, Akola; and (iii) B4, Industrial
Estate, Taluka Jalna, Maharashtra. The respondent also has
licences for storage in three places namely:– (i) B4, Industrial
Estate, Taluka Jalna, Maharashtra; (ii) Survey No.164 3c 2b 4b 1c 4,
Taluka Haveli, Pune, Maharashtra; and (iii) C/o M/s Ambar
Corporation Plot No.TA81, Godown No.2,3,4 Mide, Taluka Akola,
Maharashtra. The respondent is obligated to conduct business of
“sale of seeds” and “storage of seeds” only at the places as
mentioned in the licence so that the locations of sale and
storage as mentioned in the licence obtained by the respondent
is subject to the operation of the related laws.
21. Admittedly, the respondent has no licence for its godown at
Dhanora either as “storage of seeds” or “sale of seeds”. Case of
the respondent is that Dhanora plant is only a processing unit where
they are carrying on only processing of seeds and the seeds are
stored only for the purpose of processing the seeds and there is no
requirement under the Seeds Act, 1966 and the Seeds (Control)
Order, 1983 for obtaining the licence. The word “processing” is
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explained in Rule 2(j) of the Seeds Rules, 1968 which reads as
under:-
“2. Definitions: -
…….
j. “Processing” means cleaning, drying, treating, grading and
other operations which would change the purity and germination
of the seed and thus requiring re-testing to determine the quality
of the seed, but does not include operations such as
packaging and labelling.”
22. According to the appellants, when the initial inspection was
conducted by the Seed Inspector in the godown of the respondent
situated at Dhanora, huge quantity of seeds of various kinds were
stocked in random stakes in various godowns. Roundup Ready
Flex (RRF) Hybrid Cotton seeds were also found stocked in various
godowns. It is stated that the quantity and kinds of specific
seed/variety could not be assessed and categorized easily to
undertake the seed sampling for quality analysis and hence, the
plant in-charge was immediately informed to furnish the information
about crop wise, variety wise and lot wise stock details of the seeds
along with the stock details in various godowns. Case of the
appellants is that the plant in-charge did not cooperate towards the
written instructions of the Seed Inspector on the same day. It is
stated that on 10.12.2017, the plant in-charge submitted details of
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crop wise, lot wise and variety wise quantity out of the total stock of
seeds in godown; but the same was not godown wise and stake
wise which according to the appellants was incomplete and
indeterminate to the Seed Inspector to proceed further. According
to the appellants on 15.12.2017, a warning letter was issued
towards sealing of the godown in the presence of the police. As
seen from the counter filed before the High Court in the writ petition,
these documents have been produced before the High Court as
annexures.
23. Case of the appellants is that, on search of respondent’s
godown at Dhanora, it was found to have many lots of seeds were
“packed” and “labelled” there. According to the appellants, at the
time of inspection, photographs taken by appellant No.3 show that
there were labelling and packaging machines installed by the
respondent at its Dhanora processing plant and also the huge
quantity of finished products packed and labelled were found
stored. In the counter affidavit filed before the High Court, it is stated
that the authorized signatory of the respondent present at Dhanora
plant has submitted a signed document dated 10.12.2017 stating
that the packed seeds stocked at Dhanora is ready for dispatch and
standard seeds stock is available there to be packed for sale.
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24. Respondent has obtained licence only under the Factories Act
for its Dhanora unit. Admittedly, the respondent does not have
licence in Form ‘B’ of Seeds (Control) Order, 1983 to carry on the
business of “dealer in seeds” in Dhanora. The only activity legally
permissible to be conducted by the respondent at Dhanora
processing plant is “processing of seed”. During inspection, it was
noticed that packaging and labelling machines were kept and
respondent was carrying out the operations of “packaging and
labelling” in Dhanora unit. For any activity of labelling and
packaging of the seeds and storing the same, the respondent is
required to obtain separate licence under the Seeds Rules, 1968
and the Maharashtra Cotton Seeds (Regulation of Supply,
Distribution, Sale and Fixation of Sale Price) Rules, 2010. In the
absence of such licence, the activity of labelling and packaging qua
the seeds and the cotton seeds carried out at Dhanora godown by
the respondent is illegal.
25. From the search of the godown at Dhanora and also from the
statement of the authorized signatory of the respondent, it was
found that the respondent was not only carrying out the activity of
seed processing at Dhanora godown; but also carrying on
operations of “packing” and “labelling” etc. As per Rule 2(j) of
Seeds Rules, 1968, “processing” does not include operations such
20
as “packaging” and “labelling”. The activities of the respondent
like packaging, pricing and labelling of various seeds at Dhanora
plant therefore cannot be said to be falling within the meaning of
“processing” under Rule 2(j) of the Seeds Rules, 1968. The High
Court erred in brushing aside the materials produced before the
High Court and the huge quantity of seeds of various kinds found to
have been stocked in random stake in various godowns of Dhanora
unit. When the authorised signatory present in the Dhanora plant is
said to have submitted the signed document dated 10.12.2017
stating that packed seeds stocked at the unit were ready for
dispatch and the seeds are packed for sale, the High Court, in our
view, erred in saying that the seeds packed and labelled are meant
for transportation for which no licence was required.
26. As pointed out earlier, as per Rule 2(j) of the Seeds Rules,
1968, “processing” does not include operations such as packaging
and labelling and this significant aspect was not kept in view by the
High Court. As the respondent claims that Dhanora plant is only a
processing unit, the respondent cannot carry on the activities of
packaging, selling, pricing, labelling of various seeds under pretext
of processing. Unless the licence is obtained for the Dhanora unit
where huge quantity of seeds was found stocked, it cannot be
subject to inspection with respect to related laws. Appellants21
authorities rightly observed that the respondent has contravened the
provisions of clause 3 of the Seeds (Control) Order, 1983 and
Section 11 of the Maharashtra Cotton Seeds (Regulation of Supply,
Distribution, Sale and Fixation of Sale Price) Act, 2009 and
Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale
and Fixation of Sale Price) Rules, 2010. The High Court erred in
drawing the distinction between “storage for sale” and “storage for
transportation” and holding that no licence was required for
transportation of packed seeds.
27. Let us make a brief reference to the Maharashtra Cotton
Seeds (Regulation of Supply, Distribution, Sale and Fixation of Sale
Price) Act, 2009 which is in pari materia of Seeds Act, 1966 insofar
as the cotton seeds. Section 5 of the Maharashtra Cotton Seeds
(Regulation of Supply, Distribution, Sale and Fixation of Sale Price)
Act, 2009 deals with grant of licence for cotton seeds. Every
person, who has obtained licence under Section 11 of the
Maharashtra Cotton Seed Act, 2009, shall sale cotton seeds in
accordance with the requirement of the Maharashtra Cotton Seed
Rules, 2010. As per Section 12(1) of Maharashtra Cotton Seeds
(Regulation of Supply, Distribution, Sale and Fixation of Sale Price)
Act, 2009, no person shall sale or keep in his possession for sale
any cotton seed which is misbranded. Section 7(2) of the
22
Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale
and Fixation of Sale Price) Act, 2009 provides for the entry, search
any premises and draw samples, detain or seize the stock of seeds,
if he has reason to believe that any person dealing in trade of cotton
seed has contravened any of the directions issued by the Controller
or that the quality of the cotton seed supplied by such person is of
suspicion nature or that any person is about to commit an offence in
respect of cotton seed. The proforma Form ‘A’ specified under Rule
4 of the Maharashtra Cotton Seed Rules, 2010 requires to
specifically mention the place of business as place of sale and
place of storage. Form ‘B’ specified under Rule 5 of the
Maharashtra Cotton Seed Rules, 2010 consist of specific terms and
condition Nos.3 and 4 mandates the licence holder to inform the
controller any change in the place where he is carrying on the
business of sale or storage of cotton seed.
28. Case of the appellants is that the respondent has violated
Section 12(2)(g) of Maharashtra Cotton Seeds (Regulation of
Supply, Distribution, Sale and Fixation of Sale Price) Act, 2009 by
keeping in their possession the cotton seeds for sale which is
misbranded. According to the appellants, reliable information was
received that the genetically modified seed material of Roundup
Ready Flex (BGII RR Flex) Cotton Hybrid are available at
23
respondent’s godown at Dhanora which requires the registration of
Genetical Engineering Approval Committee (GEAC). It is in this
context, the search was conducted in the respondent’s premises on
the basis of verified information and inspection was undertaken.
Respondent stocked genetically modified seed of RRF Hybrid
Cotton for which the approval of Genetical Engineering Approval
Committee (GEAC) is required. According to the appellants, the
respondent did not submit the valid subsisting permission granted to
them by GEAC for the stock of “Roundup Ready Flex (BGII RR
Flex) Cotton Hybrid” kept at Dhanora godown. The respondent has
produced the document dated 24.06.2010 stating that the
respondent has got the permission from GEAC to undertake
confined BRL II field trial of “Bollgard II × Roundup Ready Flex (BGII
RR Flex) Cotton Hybrid”; the said permission granted by GEAC was
only for a period of three years. The respondent has not produced
the permission granted by GEAC beyond 2013. As per the
guidelines issued by GEAC in this regard towards conducting
confined field trials of regulated genetically engineered (GE) plant,
GE materials should have been burnt or specific permission from
GEAC is required to keep it with them. The permission obtained by
the respondent in the year 2010 to undertake field trial of “Bollgard II
× Roundup Ready Flex (BGII RR Flex) Cotton Hybrid” cannot be
24
treated as a permission to retain GE material even after the
evaluation by GEAC was terminated.
29. The respondent has only obtained the licence under the
Factories Act. For labelling and packaging of cotton seeds, the
respondent was required to have a separate licence granted under
Section 11 of the Maharashtra Cotton Seeds (Regulation of Supply,
Distribution, Sale and Fixation of Sale Price) Act, 2009 and Rule 4
of the Maharashtra Cotton Seeds (Regulation of Supply,
Distribution, Sale and Fixation of Sale Price) Rules, 2010. Without
such licence, the activity of labelling and packaging carried out at
Dhanora godown by the respondent was illegal. This was all the
more so, when the respondent stocked RRF Cotton Hybrid. The
High Court erred in brushing aside the material brought before the
High Court as to the alleged storing of “Roundup Ready Flex (BGII
RR Flex) Cotton Hybrid” at Dhanora godown.
30. The High Court held that under Section 14 of the Seeds Act,
power of sealing was not available to the appellants to seal the
storage of seeds at Dhanora and such action on the part of the
appellants is in breach of the procedure prescribed under Section
15 of the Seeds Act. The High Court further held that if on
examination, the report of the analysts disclose “misbranding”, the
penalty can be imposed or the offences can be registered for that
25
purpose as provided under the provisions of the Seeds Act but there
is no power vested in the appellants to seal the godown and to
continue to keep it sealed indefinitely or till the report of the samples
is received from the laboratory. The correctness of the findings of
the High Court that the Seed Inspector does not have the power to
seal the godown till the report of the samples is received from the
laboratory, has to be examined in the light of the various provisions
of the Seeds Act, 1966, Seeds Rules, 1968, Seeds (Control) Order,
1983, Maharashtra Cotton Seeds (Regulation of Supply,
Distribution, Sale and Fixation of Sale Price) Act, 2009 and the
Maharashtra Cotton Seeds (Regulation of Supply, Distribution, Sale
and Fixation of Sale Price) Rules, 2010.
31. As discussed earlier, Section 14(1)(c) of the Seeds Act
empowers the Seed Inspector to enter and search any place in
which he has reason to believe that an offence under the Act has
been or is being committed. Section 14(1)(e) of the Seeds Act
empowers the Seed Inspector to exercise such powers as may be
necessary for carrying out the purpose of the Act or any rule made
thereunder. Clause 13(d) of the Seeds (Control) Order, 1983 also
provides that the Seed Inspector may seize or detain any seed in
respect of which he has reason to believe that a contravention of
the Order has been committed or is being committed. As per
26
Section 14(3) of the Seeds Act, the power conferred upon the Seed
Inspector includes power to break-open any premises where any
seed of the notified kind or variety may be kept for sale in case, the
owner or any person in occupation of the premises, in spite of being
present, refuses to open the door even upon the request made by
the Inspector and also to break-open any container in which any
seed of any notified kind or variety may be contained. As per
Section 15(5) of the Seeds Act, 1966, when Seed Inspector seizes
any record, register, documents or any other material, he should
inform the Magistrate and take his order for which he can use Form
IV.
32. By a conjoint reading of Sections 14 and 15 of the Seeds Act
and Rule 23 of the Seeds Rules, 1968 and various other provisions,
it is clear that the Seed Inspector is conferred with wide powers
coupled with duties. In terms of Section 14(1)(c) of the Seeds Act,
1966, Clause 13(d) of the Seeds (Control) Order, 1983 and Section
7(2) of the Maharashtra Cotton Seeds (Regulation of Supply,
Distribution, Sale and Fixation of Sale Price) Act, 2009, the Seed
Inspector is empowered to enter and search any premises, draw
samples, seize or detain the stock of the seeds in respect of which
he has reason to believe that a contravention of the provisions of
the Act has been committed or is being committed. Under Rule 23
27
of the Seeds Rules, 1968, Seed Inspector can issue and stop sale
order in case the seed in question contravenes the provision of the
relevant Act and Rules (Form III). The Seed Inspector is empowered
to enter and search any premises or break-open the door or any
container, to examine any records, register, documents of the seed
dealer and also to seize the seeds stock(s) and/or records.
33. There is, of course, no express provision empowering the
Seed Inspector to seal any place, where there is contravention of
the provisions of the Act. But Section 14(1)(e) of the Seeds Act
confers wide powers upon Seed Inspector to “exercise such other
powers as may be necessary for carrying out the purposes of the
Seeds Act or any rule made thereunder”. Rule 13 of the Seeds
Rules provides for the requirements to be complied with by a person
carrying on the business as referred to under Section 7 of the
Seeds Act. Since the Seed Inspector is to ensure that the person
who obtained licence is carrying on business in accordance with the
provisions of the Act, in case of non-compliance with the provisions
of the Seeds Act and the Seeds Rules, in rare and exceptional
cases, the Seed Inspector has power to seal the premises where
the exigencies of the situation require such sealing to carry out the
purposes of the Seeds Act or the Seeds Rules thereunder. Such
power to seal the place is deemed to be vested with the Seed
28
Inspector in terms of Section 14(1)(e) of the Seeds Act which
empowers the Seed Inspector to exercise such other powers as
may be necessary for carrying out the purposes of the Act or any
rule made thereunder. The provisions of Seeds Act, 1966 and
Seeds Rules, 1968 provide for various safeguards that the Seed
Inspector does not exceed his authority. In view of various
safeguards provided under the Seeds Act, 1966 and other
provisions in case the Seed Inspector proceeds to exercise his
powers for sealing the godown, it is necessary to ensure necessary
safeguards so that the Seed Inspector does not exceed his authority
or misuse his power.
34. The sine qua non of Section 14(1)(c) of the Seeds Act -“to
enter and search in places at all reasonable times” is that the Seed
Inspector must have “reason to believe that an offence under the
Seeds Act has been or is being committed”. The expression “has
reason to believe that an offence under the Seeds Act has been or
is being committed….” implies a belief arrived at after consideration
of the available materials with the sense of responsibility. For
entering and search of any place, the statute stipulates “reason to
believe that an offence under the Act has been or is being
committed”, “Reason to believe” means that the belief must have
been arrived at judicially after considering all the materials and on
29
prima-facie satisfaction of the authority concerned. Section 26 of the
Penal Code defines that “a person is said to have “reason to
believe” a thing, if he has sufficient cause to believe that thing but
not otherwise.” Since the “sealing of premises” is a drastic step,
such power can be exercised only in rare and exceptional cases
and only on satisfaction of the Seed Inspector that such power of
sealing is necessary to carry out the purposes of the Seeds Act or
the rules made thereunder.
35. The Seed Inspector must be satisfied or has reason to believe
that an offence under the Act has been committed or is being
committed and that exercise of such power of sealing is necessary
for carrying out the purposes of the Act or the rules made
thereunder. Since the exercise of power to seal in exceptional
circumstances is only to carry out the purposes of the Act or the
rules made thereunder, it is necessary that before the Seed
Inspector proceeds to take action of sealing the premises, he has to
record grounds for his belief as to how and in what manner the
provisions of the Seeds Act and the rules made thereunder have
been contravened and how mere search and seizure may not be
sufficient to prevent further contravention. The grounds for his belief
so recorded in writing has to be forthwith communicated to the
Magistrate in terms of Section 15(5) of the Seeds Act, 1966 and
30
also to their immediate official superior. This would ensure that the
Seed Inspector does not exceed his authority or that power to seal
is not misused.
36. In the present case, since the respondent was found to have
stocked genetically modified seed of RRF Hybrid Cotton which may
include transgenic varieties, for which the approval of Genetical
Engineering Approval Committee is required, is also not submitted
by the respondent. In that view, the authorities searched and
inspected the godown but the seed material lying there in a
voluminous stock was not appropriately segregated/staked and also
the information was not furnished to inspection team by plant incharge. Despite constant follow-up in writing and through oral
instructions, the plant in-charge did not provide stock position of
seeds as expected by the Seed Inspector and also not submitted
the certified copy of licence having permission to stock the seeds at
godown located at Dhanora. The respondent’s godown was sealed
by 07:00 pm on 15.12.2017 after giving sufficient opportunity. In
such facts and circumstances of the case, the action of the Seed
Inspector and the authorities in sealing the plant at Dhanora cannot
be said arbitrary.
37. The finding of the High Court that seeds were stored in
Dhanora unit and no licence was required for storage of seeds for
31
transportation is set aside. The finding of the High Court that the
Seed Inspector does not have the power to seal the godown and
seizure is not in consonance with the provisions of the Seeds Act,
1966, Seeds Rules, 1968 and Seed (Control) Order, 1983 and the
same is liable to be set aside. In compliance of the order of the
High Court dated 22.12.2017, the authorities have already desealed
the Dhanora unit of the first respondent and no further direction is
necessary in this regard.
38. In the result, the impugned judgment of the High Court is set
aside and the appeal is allowed.
………………………..J.
 [R. BANUMATHI]
………………………..J.
 [A.S. BOPANNA]
New Delhi;
August 22, 2019
32


Tuesday, August 20, 2019

Or.7 rule 11 CPC - trial court dismissed the application - High court in revision filed by defendant - gave direction to amend the plaint with in stipulated time - Apex court set aside the orders of High court and directed the defendant to file his written statment and took all pleas what ever he wants in his written stament and confirm the dimissal of Or.7 rule 11 CPC petition.



NON­REPORTABLE
IN THE SUPREME COURT OF INDIA
CIVIL APPELLATE JURISDICTION
CIVIL  APPEAL Nos. 6411­6412  OF 2019
(Arising out of S.L.P.(C) Nos.31539­31540 of 2017)
Alpana Gupta ….Appellant(s)
Through Power of Attorney holder
VERSUS
APG Towers Pvt. Ltd. & Anr.        ….Respondent(s)
WITH
CIVIL  APPEAL Nos.6413­6414 OF 2019
(Arising out of S.L.P.(C) Nos.5318­5319 of 2018)
APG Tower Private Ltd. ….Appellant(s)
VERSUS
Alpana Gupta & Anr. ….Respondent(s)
               
J U D G M E N T
Abhay Manohar Sapre, J.
1. S.L.P.(c)   Nos.31539­31540/2017   are   filed
against   the   final   judgment   and   order   dated
1
27.07.2017 and 23.08.2017 in CRP Nos. 157/2017
and 99/2017 and S.L.P.(c) Nos. 5318­5319 of 2018
are filed against the final judgment and order dated
27.07.2017   in   C.R.P.   No.99/2017   and   the   order
dated 23.08.2017 in CM No.30335 of 2017 in CRP
No.99/2017  passed by the High Court of Delhi at
New Delhi.
2. Leave granted.
3. These appeals involve a short point as would
be clear from the facts mentioned hereinbelow.
4. The   appellant   of     CAs   @   SLP   Nos.   31539­
31340/2017 is the plaintiff and the respondents are
the defendants in Civil Suit No.1641/2016 in the
Court of District & Sessions Judge, Rohini Courts,
Delhi out of which these appeals arise.
5. So far as the connected CAs @ SLP Nos. 5318­
5319/2018   are   concerned,   these   are   filed   by
defendant No.1 of the aforementioned suit against
2
the plaintiff(appellant) and defendant No.2. In this
way, all the appeals arise out of the same suit.
6. The   appellant   in   CAs   @   SLP   31539­
31540/2017   has   filed   the   aforementioned   suit
against   the   respondents   for   declaration   and
permanent   injunction   and   in   the   alternative   for
recovery of damages. The subject matter of suit is a
land ­ details of which are described in para 1 of the
plaint. It is not necessary to detail the averments on
which the suit is filed.
7. Suffice   it   to   say,   the   defendants   filed   an
application under Order 7 Rule 11 of the Code of
Civil Procedure, 1908 (hereinafter referred to as “the
Code”)   and   sought   dismissal   of   the   suit.   This
application was contested by the plaintiff (appellant
in CAs @ SLP 31539­31540/2017). By order dated
16.01.2017,   the   Trial   Court   dismissed   the
application giving rise to filing of the revisions by
3
the defendants. By impugned order, the High Court
while disposing of the revisions passed the following
consequential order which reads as under:
“(i) The   respondent   No.1/plaintiff   is   at
liberty  to  apply   for  amendment  of  the
plaint on or before 11th August, 2017.
(ii) If the said application is filed, the same
shall be considered by the suit Court on
its own merits and it will be open to the
petitioners/defendants   to   take   all   the
pleas in opposition thereto;
(iii) However,   if   the   application   for
amendment is not filed within the time
aforesaid,   then   the   right   to   apply   for
amendment   in   pursuance   hereto   shall
stand   closed   and   these  petitions   shall
be   deemed   to   have   been   allowed   and
the   impugned   order   set   aside   and   the
plaint in the suit as existing shall stand
rejected.”
8. It   is   against   this   order,   the   plaintiff   felt
aggrieved   and   filed   appeals   (CAs   @   SLP   (c)
Nos.31539­31540/2017). So far as the defendants
are concerned, they also filed the connected appeals
4
(CAs   @   SLP(c)   Nos.5318­5319/2018)   against   the
impugned order. 
9. Heard learned counsel for the parties.
10. Having   heard   the   learned   counsel   for   the
parties and on perusal of the record of the case, we
are   inclined   to   allow   the   appeals   filed   by   the
plaintiff, set aside the impugned order and dismiss
the applications filed by the defendants under Order
7   Rule   11   of   the   Code   with   the   following
observations.
11. In our opinion, having regard to the nature of
controversy   and   keeping   in   view   the   averments
made in the plaint coupled with the nature of the
objections   raised   by   the   defendants   in   their
applications,  the proper course for the defendants
is to file their respective written statements, if not
so far filed, and raise all the pleas on facts and laws
in   their   written   statement   in   support   of   their
5
contentions rather than to raise the pleas by taking
recourse to the provisions of Order 7 Rule 11 of the
Code.     In   other   words,   the   pleas   raised   by   the
defendants in their applications under Order 7 Rule
11   ought   to   be   raised   in   the   written   statement.
Such pleas, in our view, do not fall within any of the
clauses of Order 7 Rule 11 of the Code.
12. On   such   written   statements   being  filed,  the
Trial Court will frame appropriate issues relating to
facts and law arising out of the pleadings and try
them as provided under Order 14 of the Code on
their respective merits.
13. It   is   with   these   observations   and   liberty
granted   to   the   parties,   we   allow   CAs   @   SLP(c)
Nos.31539­31540/2017 filed by the plaintiff and set
aside the impugned order as also the order passed
by the Trial Court.
6
14. Needless to say, the Trial Court shall decide
the suit strictly in accordance with law on merits
without being influenced by any observation made
by the Trial Court and the High Court in the present
proceedings.
15. In the light of the order passed above in CAs @
SLP(c)Nos.31539­31540/2017),   CAs   @   SLP©
Nos.5318­5319/2018 are disposed of.
                                     .………...................................J.
                                   [ABHAY MANOHAR SAPRE]   
                               
     …...……..................................J.
             [R. SUBHASH REDDY]
New Delhi;
August 19, 2019
7

Suit for specific performance of the agreement for sale in alternative refund of money - in the absence of showing continuous readiness and willingness on the part of the plaintiff, the relief of specific performance would not arise. - The evidence as tendered by the parties was taken note by the Trial Court and concluded that the plaintiffs were not ready and willing to perform their part of the obligation under the agreement and therefore has dismissed the suit. - The High Court on the other hand has arrived at the conclusion that the plaintiffs were ready and willing to perform their part of the agreement and that they had also possessed sufficient funds to pay the remaining sale consideration and therefore decreed the suit. - Readiness and willing to perform his part of contract means - Readiness includes the capacity to raise funds for purchasing the property. It is settled law that there is no necessity to make available the funds at the time of filing the suit. However, it has to be shown that he was in a position to raise funds for purchasing the property within the time specified. In the case on hand, the total consideration of the property would come around Rs. 1.5 crores of which Rs. 75 Lakhs was paid as advance and there was an offer to pay Rs. 75 Lakhs on or before 15.10.2007. Ext. A10 is the certified extract of an account maintained in the name of the 1st plaintiff, which would show that an amount of Rs. 75 Lakhs was credited on 11.10.2007. Therefore, it cannot be stated that plaintiffs were incapable of raising funds.




NON­REPORTABLE
             
   IN THE SUPREME COURT OF INDIA
   CIVIL APPELLATE JURISDICTION
   CIVIL APPEAL NOS.    6449    OF 2019
   (Arising out of SLP (Civil) Nos.31787 of 2018)
Abdullakoya Haji & Ors.                .…Appellant(s)
Versus
Rubis Tharayil & Anr.           ….  Respondent(s)
J U D G M E N T
A.S. Bopanna,J.
       
       Leave granted.   
2.   The appellants herein were the defendants in the suit
bearing OS No.89 of 2008.  The suit in question was filed
by the respondents herein seeking for a judgment and
decree for specific performance of the agreement for sale
dated 26.03.2007.  The Trial Court on having considered
the matter has decreed the suit in part by its judgment

Page 1 of 29
dated   23.12.2010.     Through   the   said   judgment,   the
decree   for   specific   performance   was   declined   and   the
alternate relief directing the appellant herein to pay the
sum of Rs. 75 Lakhs with interest at 9% per annum was
granted.   The plaintiffs claiming to be aggrieved by the
same had preferred the appeal under Section 96 of the
Civil Procedure Code before the High Court of Kerala at
Ernakulam in RFA No. 344 of 2011.  The Division Bench
of   the   High   Court   through   its   judgment   dated
21.08.2018, set aside the judgment passed by the trial
court and has allowed the appeal.
3.   The   appellants   herein   have   accordingly   been
directed   to   execute   the   sale   deed   in   favour   of   the
Respondent   No.   1   herein,   conveying   the   properties
described in Item Nos. 1, 2, & 5 on the balance sale
consideration being deposited within the period of two
months.   In respect of the properties described in Item
Nos. 3 & 4, the same was not included in the judgment
since the said properties involved the minor’s interest.
The defendants in the suit, who are the respondents in

Page 2 of 29
the appeal before the High Court are therefore before this
Court claiming to be aggrieved by the judgment dated
21.08.2018 passed by the High Court in RFA No.344 of
2011.  Thus, on the divergent conclusion reached by the
two Courts, consideration is required in this appeal.
4. For the sake of convenience and clarity the parties
would be referred to in the same rank as assigned to
them in the original suit wherein the respondents herein
were the plaintiffs and the appellants herein were the
defendants. 
5. The   brief   facts   necessary   to   be   noted   for   the
consideration of this appeal is that the defendants are the
owners   of   the   different   item   of   properties   which   are
described in the schedule to the suit subject agreement
dated   26.03.2007.     The   total   extent   of   property   was
indicated in the agreement as 12.775 acres. The plaintiffs
agreed to purchase the said land at the rate of Rs. 11,350
per cent of land.   In that regard the agreement dated
26.03.2007 was entered into and an advance of Rs. 75
lakhs was paid by the first plaintiff to the defendants.

Page 3 of 29
The plaintiffs agreed to make a further payment of Rs. 75
lakhs on or before 15.10.2007 and before such time the
actual measurement of the property was required to be
made so as to determine the actual sale consideration
payable and to complete the sale transaction. 
6. According to the plaintiffs, they were ready and
willing to pay the balance and secure completion of the
transaction. In that regard the plaintiffs claim that they
had also kept ready the sum of Rs. 75 lakhs which was
agreed to be paid on or before 15.10.2007.  The plaintiffs
contend that defendants did not make available all the
documents necessary for executing the sale deed.  They
therefore contend that the said position was accepted by
the   defendants   and   an   appropriate   endorsement   was
made at the foot of the agreement and the defendants
had conceded that the amount payable on 15.10.2007
can be paid on the date of the conveyance and that the
documents will be satisfied prior to this date.  The outer
limit   for   completion   of   the   transaction   was   fixed   as
22.01.2008.  The further contention of the plaintiff is that

Page 4 of 29
despite they being ready and willing, since the defendant
did not come forward to complete the transaction, they
were constrained to file this suit.
7. The defendant on being served with summons had
appeared   and   filed   their   written   statement.   The
execution of the agreement, the receipt of the sum of Rs.
75   lakhs   as   also   the   manner   in   which   the   balance
amount was to be paid and the transaction was to be
completed was not disputed.  However, it was contended
that the plaintiffs did not possess the funds for paying
the balance of the sale consideration and in such event
the completion of the transaction did not arise.   It was
accordingly contended that the plaintiffs were not ready
and willing to complete the transaction.   It was alleged
therein that since the plaintiffs did not have sufficient
funds, they had entered into an agreement with regard to
the   same   properties   with   one   Shri   Ali   Khan   without
involving the defendants but neither the plaintiffs nor the
said Shri Ali Khan had the funds to pay and complete the
transaction.

Page 5 of 29
8. The Trial Court, in the light of the rival pleadings
had framed five issues for its consideration which read as
hereunder:
“(i)  Whether the suit is bad for misjoinder of
causes of action and parties?
(ii) Whether the first plaintiff was ready and
willing   to   perform   their   part   of   the
contract?
(iii)  Whether the first plaintiff is entitled to get
a decree for specific performance of the
contract?
(iv) Whether the first plaintiff is entitled to get
a decree for realization of Rs. 75,00,000/­
(Seventy­five   lakhs)   together   with   18%
interest   per   annum   as   an   alternative
relief?
(v) Reliefs and costs?”
In order to discharge the burden cast by the said issues,
the second plaintiff examined himself as PW­1 and relied
upon the documents at Exhibits A1 to A13.   The first
defendant examined himself as DW­1 and examined a
witness i.e., the said Shri Ali Khan as DW­2 and relied
upon the documents at Exhibit B1 to B25.  The report of
the Court Commissioner was marked as Exhibit C1 and
C1(a).  The subsequent agreement between the plaintiffs
and Shri Ali Khan was marked as Exhibit X1.

Page 6 of 29
9. The evidence as tendered by the parties was taken
note by the Trial Court and concluded that the plaintiffs
were not ready and willing to perform their part of the
obligation   under   the   agreement   and   therefore   has
dismissed the suit.  The High Court on the other hand
has   arrived   at   the   conclusion   that   the   plaintiffs   were
ready and willing to perform their part of the agreement
and that they had also possessed sufficient funds to pay
the remaining sale consideration and therefore decreed
the suit.  In that background, though on the other issues
framed by the Trial Court there is no serious dispute for
consideration, the issue which arises for consideration is
as framed at Issue No. 2 relating to the readiness and
willingness of the plaintiffs.
10. That   being   the   position,   we   have   heard   Shri
Jayanth   Muth   Raj,   learned   Senior   Advocate   for   the
appellants­defendants,   Shri   R.N.   Ravindran,   learned
Senior Advocate for the respondent­plaintiff and perused
the appeal papers.

Page 7 of 29
11. In that background, in so far as the execution of
the agreement dated 26.03.2007 and the payment of the
advance amounting to Rs. 75 lakhs, there is no serious
dispute.  The requirement under the agreement was for
the plaintiffs to pay a further sum of Rs. 75 lakhs on or
before  15.10.2007.  Apart  from  the  endorsement   dated
14.10.2007 sought to be relied on by the plaintiffs to
contend that they had arranged the funds for payment of
Rs.   75   lakhs   but   had   not   paid   the   same   since   the
defendants had not furnished the proper title deeds, the
plaintiffs have also sought to rely on the documents at
Exhibit A5 to A13.   In that regard the documents at
Exhibit A5 and A10 is the same.  The second plaintiff has
examined himself as PW­1, who by referring to the said
documents   has   secured   the   marking   of   the   same   as
exhibits.     The marking of the document at Exhibit A9
was objected to by the defendants. 
12. In that background, in so far as the payment of the
advance amount of Rs. 75 lakhs though appears to be a
substantial sum, the readiness and willingness of the

Page 8 of 29
plaintiffs  with  the   balance  sale  consideration  is  to  be
taken   note   keeping   in   view   that   the   balance   sale
consideration payable was also substantial.  The second
plaintiff examined himself as PW­1 by filing his affidavit
through which he has reiterated the plaint averments.  In
respect of the payment of the balance sale consideration;
the contention on  behalf  of the plaintiff was that  the
further amount of Rs. 75 lakhs was to be paid on or
before 15.10.2007 subject to the defendants furnishing
all documents relating to  title and in that regard the
contention   was   also   that   in   respect   of   the   properties
owned   by   Late   Beena,     her   legal   heirs   being   minors
appropriate conveyance was required to be made after
completing the formalities.   It is no doubt true in the sale
agreement dated 26.03.2007 an endorsement was made
that the amount payable on 15.10.2017 can be paid on
the   date   of   conveyance   and   the   documents   shall   be
satisfied   prior   to   the   same.     In   view   of   the   said
endorsement   the   plaintiff   has   sought   to   contend   that
though the amount of Rs. 75 lakhs was ready as on
15.10.2017,   the   same   was   not   paid   since   all   the

Page 9 of 29
documents were not made available.  In so far as the said
endorsement,   the   defendants   had   contended   that   the
same was secured by misrepresentation.
13.   Be that as it may, as rightly pointed out by the
learned Senior Advocate appearing for the defendants,
the   depiction   in   the   said   endorsement   about   the
production of the title deeds does not reflect the true
state   of   affairs   in   as   much   as   PW­1   in   his   crossexamination has admitted that prior to the execution of
the agreement, the copies of the title deeds produced
before the Court were shown to him and that he had
entered into the agreement on being satisfied that the
defendants have ownership and title to the suit property.
Though the issue relating to the transfer of the rights of
the minor had also arisen, the defendants were prepared
to execute the sale deed through the natural guardian
representing the interest of the minors.  Though the said
aspect was also one of the issues, considering the fact
that the Trial Court and the High Court have arrived at
divergent   conclusion   relating   to   the   availability   of   the

Page 10 of 29
remaining sale consideration, examination of that issue
would be appropriate as other issues would depend on
that   aspect.     In   that   background,   it   is   necessary   to
examine as to whether the plaintiffs had the financial
resource as was required to be paid prior to 15.10.2007
and even if as on such date the same was available,
whether the plaintiffs had continued to possess the said
funds as on the date when the demand was made to
execute the sale deed by issuing the legal notice and also
when they filed the suit seeking specific performance of
the agreement.
14.   To arrive at a conclusion in that regard,   at the
outset what is necessary to be taken note is the total
value of the transaction; the amount that was required to
be   paid   as   the   balance     sale   consideration   if   the
transaction   was   to   be   concluded   and,   in   that   regard,
whether the readiness and willingness was exhibited by
the plaintiff.  As on 15.10.2007, even if the availability of
further amount of Rs. 75 lakhs is accepted as proved,
would   it   be   sufficient   to   hold   that   the   plaintiff   had

Page 11 of 29
possessed the balance sale consideration so as to issue a
direction to complete the transaction.   In that regard if
the extent of land as indicated in the sale agreement
dated 26.03.2007 is taken into consideration and if the
value is worked out at the agreed rate of Rs. 11,350 per
cent of land, the total sale consideration for 1822 cents of
land would work out to Rs. 2,06,79,700 (Two Crores Six
Lakhs   Seventy­Nine   Thousand   Seven   Hundred   only).
From the said amount if the advance of Rs. 75 lakhs
admittedly received by the defendants is deducted, the
balance  sale   consideration   would   be   in  a   sum  of  Rs.
1,31,79,700 (One Crore Thirty­One Lakhs Seventy­Nine
Thousand   and   Seven   Hundred   only).     If   a   similar
calculation is adopted to the extent as indicated in the
report   of   the   Court   Commissioner,   the   total   sale
consideration for the 1771 cents of land would be in a
sum   of   Rs.   2,10,00850   (Two   Crores   Ten   Lakhs   Eight
Hundred and Fifty only).  If the advance amount of Rs. 75
lakhs   is   deducted   therefrom,   the   remaining   sale
consideration would be in a sum of Rs. 1,26,00,850 (One
Crore Twenty­Six Lakhs Eight Hundred and Fifty only).

Page 12 of 29
15.  It is in that back drop even if the lower sum of Rs.
1,02,60,850 (One Crore Two Lakhs Sixty Thousand Eight
Hundred and Fifty only), is taken into consideration the
availability of funds in that regard to pay balance sale
consideration   is   to   be   examined.   In   that   regard   even
though the document at Exhibit A5, the account extract
of Axis Bank for the periods 09.10.2007 to 08.11.2007 is
taken note, the same will at least indicate that the sum of
Rs.   75   lakhs   was   available   in   the   account   as   on
15.10.2007.  Though the sum of Rs. 75 lakhs was shown
in   the   account   and   even   if   the   endorsement   dated
14.10.2007 at the foot of the agreement is taken note, the
said amount should be shown to have been available with
the plaintiffs even subsequent to 08.11.2007, as also on
the date when the demand was made by issue of legal
notice and further when the suit was filed and specific
performance was sought.  In the absence of the same, a
temporary arrangement made to have certain funds in
the   account   on   a   relevant   date   alone   cannot   be
considered as the financial resource being available to
complete the transaction when in addition to the said

Page 13 of 29
amount, further sum was required.  This is more so in a
circumstance where in the instant facts the first plaintiff
had entered into an agreement of sale dated 23.10.2007
(Exhibit   X1)   with   one   Shri   Ali   Khan   during   the
subsistence of the suit subject agreement and in the said
agreement the first plaintiff with reference to the very
properties which is the subject matter of the suit has
stated as hereunder :
“the   party   No.   1   of   us   have   decided   to
purchase the immovable property which are
mentioned   in   the   schedule   herein   below
AND whereas the party No. 1 of us have no
intention to get the same conveyed directly
in to their name AND hence the party No. 1
herein agree and decide that they do not
have   any   objections   to   get   conveyed   and
register the same in favour of the party No.
2.”
The reference to party no. 1 is to the first plaintiff and the
party no. 2 is Shri Ali Khan.  The plaintiff No. 1 has not
entered into the witness box to explain the purpose for
which the said agreement was executed.   On the other

Page 14 of 29
hand, the said Shri Ali Khan was examined as DW­2 who
has stated as follows in his cross­examination. 
“I was part of the Exhibit A1 agreement.   I
participated in the same as a well­wisher of
both the parties.   I know that the plaintiffs
have paid an amount of Rs. 75 Lakhs at the
time   of   the   agreement.   I   know   that   the
agreement Exhibit A1 was not acted upon.”
“I came to know that the agreement did not
materialize   as   the   plaintiffs   did   not   have
necessary money with them.   The plaintiffs
approached me and told that they are unable
to   purchase   and   so   I  should   purchase   the
same.     That   time   I   inquired   with   the
defendant.     I   inquired   with   the   defendant
within 3­4 days of the plaintiff intimating me.
The   defendant   No.   3  has   told   me   that   the
defendants   have   no   objections   in   me
purchasing   the   property.     Accordingly,   I
entered in to Exhibit X1 agreement.”
16. In   the   back   drop   of   the   evidence   available   on
record more particularly with regard to the consideration
of the relief of specific performance sought in the suit, the

Page 15 of 29
learned   Senior Advocate for the appellants­defendants
has relied on the decision of this Court in the case of
Man  Kaur  (Dead)  by  L.Rs  vs.  Hartar  Singh Sangha,
(2010) 10  SCC 512,  to contend that the person who has
entered   into   the   suit   subject   agreement   namely   Shri
Devassy not being examined will be fatal and that the
evidence tendered by PW­1 Shri Rubis Tharayil would be
in sufficient.   In that regard it is contended that this
Court in the cited decision has held that the readiness
and   willingness   to   perform   is   to   be   proved   with   the
evidence of the person having personal knowledge of the
details of transaction and the evidence tendered by the
Power of Attorney holder would be in sufficient.  Having
taken note of the decision we are of the opinion that the
said decision would not be squarely applicable to the
present facts so as to discard the evidence of PW­1.  In so
far as the agreement dated 26.03.2007 regarding which
specific performance is sought, we notice that though
Shri Devassy has entered into the agreement with the
defendants it is done so,  for and on behalf of Shri Rubis
Tharayil and therefore Shri Rubis Tharayil is also arrayed

Page 16 of 29
as the plaintiff No. 1 in the suit.  If that be the position,
in so far as the suit transaction and the evidence to prove
the sufficiency of funds, the evidence tendered by him
would  be  relevant.    Hence,  in  so  far as  the  personal
knowledge relating to the other aspects i.e. entering into
agreement with Shri Ali Khan and the recitals therein, it
was required to be explained by examining Shri Devassy
who would have been the relevant and competent witness
to explain that aspect of the matter more particularly
when reference with regard to the financial capacity is
made therein.
17.   In that regard, the extract from the agreement
dated 23.10.2007 (Exhibit X1) between Shri Devassy and
Shri Ali Khan noticed above indicates that the intention
of seeking specific performance of the agreement dated
26.03.2007 is given up there under.  One of the parties to
the said agreement namely Shri Ali Khan was examined
by the defendants as DW­2, who apart from referring to
the agreement has also stated that the same was entered
into   since   the   plaintiffs   did   not   have   the   financial

Page 17 of 29
resources   to   continue   the   transaction.     In   that
circumstance, it is only Shri Devassy who could have
explained the real reason if any for executing the said
agreement dated 23.10.2007 if it was not for the purpose
indicated therein and as spoken to by DW­2.   In such
situation   the   execution   of   the   said   agreement   dated
23.10.2007   will   have   to   be   taken   as   a   strong
circumstance wherein it indicates that the plaintiffs, prior
to filing the suit itself had intended to give up their right
to seek for specific performance for want of the financial
resources.
18.       In that circumstance what would also be relevant
to be taken note is that in the suit, an application had
been   filed   by   the  defendants  to   direct   the   plaintiff   to
deposit the balance sale consideration.  Since the plaintiff
had contended that the sum of Rs. 75 Lakhs had not
been paid on 15.10.2007 as the title documents were not
made available and the defendants on the other hand,
had   contended   that   the   amount   had   not   been   made
available   though   the   documents   were   ready,   the

Page 18 of 29
applications in IA No. 611/2008 and IA No. 1759/2008
were filed.   In view of the directions issued in IA No.
611/2008   the   defendants   produced   the   title   deeds.
Though in IA No. 1759/2008 the directions were issued
to deposit the balance consideration in Court within the
period, the said amount was not deposited.  Due to nondeposit   the   suit   was   dismissed.     However,   the   fact
remains that the said issue was considered by the High
Court in WP No. 25719/2008 and CRP No. 680/2008
assailing the said order.  The High Court on considering
the said aspect and finding that the dismissal of the suit
for not depositing the entire balance sale consideration
would not be justified had restored the suit.  Though the
said order has attained finality and to that extent the
restoration of the suit was justified; but the fact remains
that except the statement at Exhibit A5 to indicate that
the sum of Rs. 75 lakhs was available during the period
11.10.2007 to 19.10.2007, no other documents, such as
fixed deposit receipt for the said amount or deposit of the
very same amount in the account subsequent 08.11.2007
was produced.  Even if the amount was not to be insisted

Page 19 of 29
to be deposited in  the  Court, the  proof  of  availability
should have been tendered.   In that circumstance, out of
the remaining documents, Exhibit A9, a communication
sent   by   the   plaintiff   No.1   not   being   supported   by
authentic   document   is   eschewed,   from   the   amount
depicted in Exhibit A11 to A13, it would not constitute
the entire extent of balance sale consideration.
19. In that background, the perusal of the judgment
passed by the Trial Court would indicate that the Trial
Court   on   appreciating  the   evidence   has   at  the   outset
arrived at the conclusion that in view of endorsement
dated 14.10.2007 contained in the agreement the nonpayment of Rs. 75 Lakhs on or before 15.10.2007 would
constitute waiver and cannot be considered as a breach
committed by the plaintiff.  To that extent the Trial Court
was justified and even if that be so the availability of the
sum of Rs. 75 Lakhs sought to be established through
the document at Exhibit A5 is taken into consideration,
whether the said amount was still available subsequent
thereto and whether the readiness and willingness can be

Page 20 of 29
accepted   as   proved   was   the   appropriate   consideration
required   to   be   made.     Hence   the   Trial   Court   in   that
regard   has   rightly   taken   note   of   the   entire   evidence.
While taking note of this aspect, as has been referred to
by us herein above, the Trial Court has taken note that
the plaintiffs were required to arrange the total balance
sale   consideration   of   Rs.   1,31,79,700/­   (One   Crore
Thirty­One   Lakhs   Seventy­Nine   Thousand   Seven
Hundred only).
20.  In that regard, the document at Exhibit A5 namely
the   accounts   statement   of   Axis   Bank   was   taken   into
consideration and had rightly observed that the ledger
extract for the period subsequent to 19.10.2007 was not
produced and in  that view the evidence  of  PW­1 was
referred as he could not say on which day he withdrew
Rs. 75 Lakhs from his bank account.  The Exhibits A6,
A7   and   A8   were   taken   note   though   it   was   not
appropriately attested and the amount as indicated in the
said   documents   at   Rs.   15,62,426.70/­   Rs.   5,00,488/­
and   Rs.   7,97,205/­   which   were   in   credit   to   the   said

Page 21 of 29
account was taken note. Having discarded Exhibit A9
which was a fax message without the supporting bank
documents, the amount of Rs. 2,33,399/­ in Exhibit A11
and Rs. 37,187/­ in Exhibit A12 was also taken note.
The Trial Court had also taken into consideration the
agreement entered into between Shri Devassy and Shri
Ali Khan, dated 23.10.2007 marked as Exhibit X1 which
was also one of the reasons to arrive at the conclusion
that   the   plaintiff   had   not   proved   their   readiness   and
willingness.
21. As   against   the   consideration   made   by   the   Trial
Court, a perusal of the judgment passed by the High
Court would indicate that the main basis for its ultimate
conclusion is as contained in Para 20 of the judgment
which reads as here under:
In this case, Court below finds that the documents
produced by the plaintiffs were not sufficient to prove
that they had sufficient money with them to pay the
balance   sale   consideration   within   the   period
prescribed   for   performance   of   the   contract.     Of
course, if the plaintiffs seek specific performance of a
contract  their   readiness   and   willingness   to  comply
with   the   terms   of   the   contract   is   of   paramount
necessity.   Readiness includes the capacity to raise
funds for purchasing the property.   It is settled law
that there is no necessity to make available the funds
at the time of filing the suit.   However, it has to be

Page 22 of 29
shown that he was in a position to raise funds for
purchasing the property within the time specified.  In
the   case   on   hand,   the   total   consideration   of   the
property would come around Rs. 1.5 crores of which
Rs. 75 Lakhs was paid as advance and there was an
offer to pay Rs. 75 Lakhs on or before 15.10.2007.
Ext.   A10   is   the   certified   extract   of   an   account
maintained   in   the   name   of   the   1st  plaintiff,   which
would show that an amount of Rs. 75 Lakhs was
credited   on   11.10.2007.     Therefore,   it   cannot   be
stated that plaintiffs were incapable of raising funds.
Other documents namely, Exts. A11 to A13 produced
by   plaintiffs   further   proves   their   capacity   to   raise
funds and in fact they had substantial amounts at
the   relevant   time   to   purchase   the   property.
Therefore, the finding of court below to that extent is
erroneous and is liable to be set aside.
The learned Senior Counsel for the respondent­plaintiff
sought to contend that the High Court also having taken
note of the documents that were tendered in evidence has
taken into consideration the fact that towards the sale
consideration a sum of Rs. 75 Lakhs had been paid as
advance and the plaintiff had also shown that they were
ready with the further amount of Rs.75 lakhs which was
to be paid on or before 15.10.2007.   In that view, it is
contended that the High Court had rightly taken note
that the plaintiff had the capacity to arrange the financial
resource and as such had decreed the suit.  It is also his
contention that in the final conclusion when out of the
five   properties   the   Item   No.   3   and   4   properties   were

Page 23 of 29
excluded since the right to transfer the minors property
had not been established,  the balance amount payable
was much lesser being equivalent only to the value of the
properties in suit Item Nos. 1, 2 and 5. The balance
payable would amount to Rs. 52,34,700/­ and in view of
the judgment passed by the High Court the amount is
also deposited on 08.11.2018.
22. The   learned   senior   counsel   for   the   appellantsdefendants on the other hand would contend that the
defendants were willing to transfer all the five Items of
the property provided the plaintiffs were ready and willing
and had paid the entire balance sale consideration for all
the items of property.  It is contended that there was no
bar to transfer the minors’ right by the natural guardian
and in any event when the plaintiffs have filed the suit
seeking   specific   performance   of   the   agreement   in   its
entirety,   in   order   to   succeed   they   were   required   to
establish their readiness and willingness in entirety and
only thereafter any other consideration even to carve out
certain properties would have arisen.  The learned senior

Page 24 of 29
counsel for the appellant has relied on the decision of
this Court in the case of  N.P. Thirugnanam (dead) by
L.Rs  vs.  Dr.  R.  Jagan  Mohan  Rao  and  Ors.  (1995) 5
SCC   1150   wherein   it   is   held   that   in   the   absence   of
showing   continuous   readiness   and   willingness   on   the
part  of  the   plaintiff,   the   relief   of   specific   performance
would not arise.
23. In   the   above   background,   we   find   that   the
consideration   as   made   by   the   High   Court   does   not
indicate   that   the   High   Court   has   taken   note   of   the
evidence in the manner as has been analysed by the Trial
Court.  From the reasoning as extracted above the High
Court   has   proceeded   by   indicating   that   the   readiness
includes the capacity to raise funds for purchasing the
property.   To that extent though the High Court was
justified, the assessment of the evidence made does not
indicate that there were sufficient documents to show
that they had the capacity to raise the funds for the
entire balance sale consideration.   The error committed
by the High Court is that it proceeded on the basis that

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the total consideration of the transaction is Rs. 1.5 crores
of which Rs. 75 Lakhs was paid as advance and since
there was an offer to pay the balance of Rs. 75 Lakhs on
or before 15.10.2007 which was available in credit to
their account as on 11.10.2007 the same was sufficient.
Hence   it   concluded   that   it   cannot   be   stated   that   the
plaintiffs were incapable of raising the funds.  From the
discussion made by the Trial Court as also by us in the
course of this judgment, it would indicate that in so far
as the total sale consideration is concerned, even if the
extent indicated as per the Court Commissioner’s report
is   taken,   it   would   be   the   sum   of   Rs.   2,01,00,850/­.
Therefore,   the   balance   payable   would   be   Rs.
1,26,00,850/­.   Towards payment of such balance sale
consideration though as on 15.10.2007 the sum of Rs. 75
Lakhs was shown to the credit, the availability of that
amount subsequent to 08.11.2007 is not shown as the
statement   at   Exhibit   A5   is   only   for   the   periods
09.10.2007 to 08.11.2007.  Hence, the said amount will
have to be taken as being made available at one point in
time by juggling the figures and was not shown available

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for payment at the relevant point when the suit was filed.
Hence on exclusion of the same the remaining amount
through  Exhibit   A11   to   A13   would   be   in­sufficient   to
indicate that as on date of filing the suit they had the
entire   remaining   balance   sale   consideration   and   were
ready and willing to complete the transaction.   In that
circumstance,   the   deposit   presently   made   after   the
judgment is rendered by the High Court to the reduced
extent   would   not   be   of   assistance   as   there   would   be
change in the circumstances after more than a decade, as
against what the position was in the year 2007.
24. In   that   circumstance,   when   not   only   the
availability of fund was satisfactorily explained but in a
circumstance where the first plaintiff had entered into an
agreement dated 23.10.2007 in favour of Shri Ali Khan in
respect of the very same properties even before securing
the sale deed in their favour, the bonafides would also
become relevant  when  the  specific performance as an
equitable relief is taken into consideration.  In that view,
the   Trial   Court   while   declining   the   relief   of   specific

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performance   has   appropriately   granted   the   decree   for
realisation of the sum of Rs. 75 Lakhs with interest at 9%
per annum.  To that extent though the Trial Court was
justified, we find it necessary to protect the interest of the
plaintiffs to recover the said amount.  In that view, it is
necessary to direct the defendants to refund the amount
to the plaintiffs within a time frame, failing which the
amount is to be paid with the higher rate of interest.
Further, charge is to be created over the suit schedule
properties to ensure repayment of the amount.  Subject
to the above the impugned judgment dated 21.08.2018 in
RFA No. 344/2011 is liable to be set aside.
25. In the result we pass the following,
ORDER
a) The judgment dated 21.08.2018 passed in RFA No.
344/2011   is   set   aside   and   the   judgment   dated
30.07.2008 in OS No. 89/2008 is restored.
b) The appellant is directed to refund the amount of Rs.
75 Lakhs with interest at 9% per annum from the
date of  receipt till  the date  of repayment  and the

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repayment shall be made within 3 months from this
date.
c) If the refund is not made within 3 months, the said
sum of Rs. 75 Lakhs shall attract interest at 12% per
annum from the date of receipt till the date of repayment.
d) There   shall   be   a   charge   over   the   suit   schedule
properties   until   realisation   of   the   amount   by   the
plaintiff and such charge shall stand automatically
raised if the amount is deposited in compliance of the
directions contained above. 
e) The appeal is allowed in the above terms, however, in
the facts and circumstance the cost incurred in this
appeal shall be borne by the appellant.
……………………….J.
(R. BANUMATHI)
……………………….J.
                                              (A.S. BOPANNA)
New Delhi,
August 20, 2019

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