Allowed

Bogai Ali and 2 Ors. v. Dhekiani Bhorolua Rajahua Kabarsthan and 13 Ors.

Gauhati HC14 May 2019RSA/48/2013

Case brief

AI extract

What is this about?

The High Court allowed an appeal against a first appellate decree granting possession of suit land to a village graveyard committee. Upholding the trial court, the court held an unregistered 1948 sale deed was invalid for transferring title and could not confer rights to gift the land, dismissing the committee's claim.

What did the court decide?

Judgment and decree of first appellate court set aside; judgment and decree of learned trial court upheld.

Bogai Ali and 2 Ors. Vs Dhekiani Bhorolua Rajahua… — Property and Title | Gauhati HC (2019)

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GAHC010261212013

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THE GAUHATI HIGH COURT (HIGH COURT OF ASSAM, NAGALAND, MIZORAM AND ARUNACHAL PRADESH)

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Case No. : RSA 48/2013

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1:BOGAI ALI and 2 ORS

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S/O LATE SARAFUDDIN, R/O MUDAIJAN MUSALMAN GAON, P.S. TEOK, DIST. JORHAT, ASSAM.

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2: MD. ROUZ ALI

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S/O LATE KONBAPU R/O DEBERAPARA CHARIALI P.S. MARIANI DIST. JORHAT ASSAM.

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3: MD. SAIDUR RAHMAN

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S/O LATE SHAHJAHAN ALI R/O MUDAIJAN MUSALMAN GAON P.S. TEOK DIST. JORHAT ASSAM

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VERSUS

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1:DHEKIANI BHOROLUA RAJAHUA KABARSTHAN and 13 ORS REPRESENTED BY ITS COMMITTEE, MUDOIJAN, P.O. TEOK, DIST. JORHAT, PIN 785001, ASSAM.

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2:PIAR MOHAMMAD S/O LATE SUKUR MOHAMMAD PRESIDENT DHEKIANI BHOROLUA RAJAHUA KABARSTHAN COMMITTEE MUDOIJAN P.O. TEOK DIST. JORHAT PIN 785001

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ASSAM.

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3:ABDUR RAJJAK S/O LATE TONIZA RAHMAN VICE PRESIDENT DHEKIANI BHOROLUA RAJAHUA KABARSTHAN COMMITTEE MUDOIJAN P.O. TEOK DIST. JORHAT PIN 785001 ASSAM. 4:MD. BULBUL HUSSAIN S/O LATE SOFI MOHAMMAD 5:SHER MOHAMMAD S/O LATE SOFI MOHAMMAD NOS. 5 AND 6 ARE JOINT SECRETARIES DHEKIANI BHOROLUA RAJAHUA KABARSTHAN COMMITEE MUDOIJAN P.O. TEOK DIST. JORHAT PIN 785001 ASSAM. 6:NASARUDDIN AHMED S/O LATE FAZARUDDIN TREASURER DHEKIANI BHOROLUA RAJAHUA KABARSTHAN COMMITTEE MUDOIJAN P.O. TEOK DIST. JORHAT PIN 785001 ASSAM. 7:MOHSIN RAHMAN S/O LATE TONIZUR RAHMAN 8:MD. ISLAM KHAN S/O LATE MUSLIM KHAN 9:BASWIRUDDIN AHMED S/O LATE TAYUB ALI

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10:BUBU HUSSAIN S/O LATE DERAJUDDIN HUSSAIN

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11:SAMIR MOHAMMAD

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S/O LATE SUKU MOHAMMAD

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12:SAHAJADA HUSSAIN S/O LATE KONJON ALI

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13:MUHIBUR HUSSAIN S/O LATE SUKUR MOHAMMAD NOS. 8 TO 14 ARE THE MEMBERS OF DHEKIANI BHOROLUA RAJAHUA KABARSTHA COMMTTEE MUDOIJAN P.O. TEOK DIST. JORHAT PIN 785001 ASSAM.

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14:NILAKANTA NEOG S/O LATE CHANDRA DHAR R/O DHEKIANI BHOROLUA PLOT MUDAIJAN P.O. TEOK DIST. JOAHT PIN 785001 ASSAM

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Advocate for the Petitioner : MR.R HAZARIKA

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Advocate for the Respondent : MS.S SULTANA

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BEFORE

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HONOURABLE MR. JUSTICE PRASANTA KUMAR DEKA

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Date : 14-05-2019

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JUDGMENT AND ORDER (ORAL)

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Heard Mr. J. Roy, learned counsel for the appellants and Mr. H. Rahman learned Senior

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counsel assisted by Mr. I. Hasim, learned counsel for the respondents.

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The present appellants are the defendants in Title Suit No. 53/2009 in the court of

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learned Munsiff at Jorhat. The suit was filed by the present respondents claiming their right, title and interest more specifically of the plaintiff respondent No.1 “Dhekiani Bhorolua

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Rajahua Kabarsthan” over the suit land, declaration that the registered sale deed No. 1499 dated 18.7.2009 is invalid and for injunction .

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The case of the plaintiffs respondents is that the plaintiff respondent No.1 is the Kabarstan and the rest of the plaintiffs respondents are the President, Vice-President and Members of the Executive Committee of plaintiff respondent No.1. Safaratdin and Kanbapu Sheikh were the joint pattadars of the total land measuring 2 bighas 2 kathas 12 lechas covered by dag No. 559 of periodic patta No. 44 of village Dhekiani Bhorolua gaon. Safaratdin died about 40 years ago leaving behind two sons, Bapdhan Ali(deceased) and Bogai Ali (defendant No.1). Konbapu Sheikh died about 35/38 years ago leaving behind his son Rouz Ali (defendant No.2) . Safaratdin sold his share to one Chandra Kanta Neog who died leaving his son, the proforma defendant in the suit. Kanbapu sold his share which is the suit land to one Sukur Muhammad vide an unregistered sale deed and delivered possession. Sukur Muhammad after about four years of purchase gifted the suit land, to the villagers for using the plot as Rajahua Kabarstan (public graveyard) by endorsing the same in the unregistered sale deed itself. Kanbapu left the village and settled at Mariani. On 10.10.1995 the defendant appellant Nos. 1 and 2 mutated their names in the patta despite the fact that their fathers sold the entire land measuring 2 bighas 2 kathas 2 lechas. On the strength of said mutation the defendant appellant Nos. 1 and 2 sold the suit land to the defendant appellant No. 3 vide registered sale deed No. 1499 dated 18.7.2009. On the basis of said cause of action the suit was filed seeking for the reliefs hereinabove mentioned .

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The defendant appellant Nos. 1,2 and 3 filed joint written statement disputing the claim of the plaintiffs respondents’. Admitting the sale to Chandra Kanta Neog by Safaratdin and Kanbapu Sheikh jointly the rest of the land measuring 1 bigha 1 katha 6 lechas was sold

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to defendant appellant No.3 by the defendants appellants No. 1 and 2 by way of a registered sale deed dated 18.7.2009. Subsequent to the sale the possession was handed over to the defendant appellant No.3. Denying the sale of the suit land by Kanbapu to Sukur Muhammad the defendants appellants sought for dismissal of the suit. On the basis of said pleadings learned trial court framed the following issues:

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“1. Whether there is any cause of action in this suit ?

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Whether the suit is barred by limitation ?

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Whether the suit land was converted into Rajahua Kabarsthan in the year 1952 by the local people of the area of Dhekiani Bhorolua Muslim Gaon,Jorhat?

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Whether the plaintiff No. 1 has right, title and possession over the suit land ?

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Whether the registered sale deed executed by the defendant No. 1 and defendant No.2 in favour of defendant No. 3 is illegal and liable to be cancelled?

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Whether the mutation order dated 10.10.95 passed by the S.D.C, Teok , is void, illegal and liable to be cancelled ?

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Whether the plaintiff is entitled to get a decree for permanent injunction as prayed for?

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To what other reliefs are the plaintiffs entitled?”

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The parties to the suit adduced evidence both oral and documentary. The learned trial court took up issue No. 4 in order to examine the right, title and interest over the suit land of the plaintiff respondent No.1. PW 1 Piar Muhammad and rest of the witnesses of the plaintiff side supported the fact pleaded. Learned trial court took note of the Ext. 5 the sale deed dated 20.10.1948 which is an unregistered one and the basis of claim of derivation of title by Sukur Muhammad. The court below took note of the provisions of Section 54 of the Transfer of Property Act and Section 17(1) of the Registration Act, 1908 which prescribe that the sale deed must be mandatorily registered and Ext.5 being not a registered sale deed held that the sale of the suit land by Kanbapu to Sukur Muhammad is not a valid one and has no legal force. Consequently the learned trial court held that Sukur Muhammad had no right to gift the suit land on 15.12.1952 to the villagers to use it as the public burial ground. The learned trial court took note of the facts written on the body of the Ext. 5 wherein Sukur Muhammad accepted a sum of money as consideration for the said purported gift and the learned trial court held that the said acceptance of consideration by Sukur Muhammad itself shows that the transaction was a sale instead of the claim of the plaintiffs respondents that

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he gifted the land to the plaintiff respondent No. 1 . The learned trial court also while deciding issue No. 3 answered the same against the plaintiffs respondents. While deciding the said issue No. 3 learned trial court took note of the evidence that on acceptance of the suit land by way of gift, Fajaruddin was paying the land revenue since 1948-49 and on his death, his son plaintiff respondent No. 7 was paying the land revenue. On the basis of said evidence learned trial court held that if the suit land was used as public burial ground there is no point in paying the land revenue by Fazaruddin and on his death his son, plaintiff respondent No.7. Further referring to the jamabandi the learned trial court disbelieved that the suit land was converted to a public burial ground on the ground that there was no mutation to that effect in the name of plaintiff respondent No.1 in the relevant jamabandi. The learned trial court holding that the sale deed executed by the defendant appellant Nos. 1 and 2 as valid on the ground that both Safaratdin and Kanbapu sold jointly the land to Chandra Kanta Neog which goes to show that the total land measuring 2 bighas 2 kathas 16 lechas was not partitioned. The defendant No. 1 is son of Safaratdin and on the other hand the defendant No.2 is the son of Kanbapu, both of them inherited the suit land on the death of their respective fathers jointly and both of them have joint right to execute the sale deed in favour of the defendant appellant No. 3 and as such the sale deed was a valid one. On the said findings the learned trial court dismissed the suit. The plaintiffs respondents thereafter filed Title Appeal No. 13/2011 in the court of learned Civil Judge, Jorhat which was allowed vide judgment and decree dated 29.11.2012.

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The learned first appellate court reversed the finding on issue No. 4 and 5. After taking

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note that the Ext-5 as the unregistered sale deed which was purchased at a consideration of Rs. 232/- the first appellate court came to the finding that Section 54 of the Transfer of Property Act and Section 17(1) of the Registration Act requires documents to be compulsorily registered for sale of immovable property of value Rs 100/- and upward. Accepting the fact that Ext.5 was not a registered deed, the first appellate court even then examined whether the said unregistered sale deed has its legal force under the law. The first appellate court took note of the proviso to Section 49 of the Registration Act, 1908 wherein

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Section 49 specifically stipulates that no document required by Section 17 or by any provision of the Transfer of Property Act to be registered shall affect any immovable property comprised therein and be received as evidence of any transaction affecting such property or conferring such power unless it has been registered. Taking note of the proviso that an unregistered sale deed can be taken into consideration in a suit under Specific Relief Act as the evidence of a contract for sale and for any collateral transaction, the first appellate court misinterpreting the proviso to Section 49 appreciating the evidence of the plaintiffs’ side held that the suit land was used as the burial ground.

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The first appellate court considering the evidence of the defendant side and referring the plea of defence that Kanbapu did not sell the land to Sukur Muhammad nor Sukur Muhammad gifted the same for the benefit of the villagers held that defendant appellant failed to establish by adducing any evidence that the defendant appellant No. 2 or any person for and on behalf of Kanbapu are possessing the land since the period from 1952 till the defendant Nos. 1 and 2 got their names mutated in the record of rights. The first appellate court presuming that the defendants appellants No. 1 and 2 knew the fact of gift deed and / or selling of the same to Sukur Muhammad by Kanbapu Sheikh finally came to the conclusion that the said defendant respondent Nos. 1 and 2 did not have possession over the suit land. On the basis of said reasoning the first appellate court also held that the sale deed executed by defendant appellant Nos. 1 and 2 to be an invalid one. Accordingly the first appellate court decreed the suit in favour of the plaintiffs respondents.

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Being aggrieved by the defendants appellants this second appeal was filed which was admitted on 11.4.2013 on the following substantial questions of law:

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“(i). Whether the first appellate court was justified in passing the decree dated 18.12.2012 in favour of the plaintiff/respondent on the basis of an unregistered gift deed and on the basis of unregistered sale deed which were required to be registered under Section 54 of the Transfer of Property Act, 1882 read with Section 17(1) of the Registration Act, 1908.

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(ii) Whether the learned Fist Appellate Court was justified in not deciding issue No.2, as to whether the instant suit was barred by limitation, notwithstanding the fact that the learned trial court had decided the said issue in the negative ?

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(iii) Whether the learned first appellate court erroneously applied the proviso to Section 49 of the Registration Act, 1908 to the facts and circumstances of the instant suit and arrived at the finding, that the learned trial court misconceived in arriving at the conclusion that the unregistered sale deed marked as Exhibit 5 has no legal force and confer no right to Sukur Mahammad for gifting the suit land ?”

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Mr.Roy referring Section 54 and Section 17(1) of T. P. Act and Registration Act

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respectively, submits that admittedly Ext.5 shows the consideration at Rs. 232/- and on the basis of said Ext. 5 Kanbapu purportedly sold the suit land to Sukur Muhammad in the year 1948. As the consideration is above Rs.100/- the sale deed ought to have been registered in view of the provision of Section 54 and Section 17(1) respectively of T. P. Act and Registration Act. By the said submission, Mr. Roy submits that the first appellate court was wrong in giving the benefit of the proviso of Section 49 to the plaintiffs respondents and as such the substantial questions of law Nos. 1 and 3 are to be decided in favour of the appellants.

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Mr Rahman learned Senior counsel submits that the finding of the first appellate court

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in so far the point of limitation is concerned though there is no such discussion in respect of limitation but considering the discussion in issue No. 2 from the judgment and decree of both the courts below, there is no wrong finding in respect of the said issue No. 2 . The suit under any circumstances cannot be held to be barred by limitation keeping in view the pleadings of the plaintiffs respondents. In response to the other submission of Mr. Roy, Mr.

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Rahman submits that the sale deed was executed way back in the year 1948. It is his contention that at that relevant point of time that was the practice normally followed on the

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basis of chitha transfer. However in the present case in hand chitha transfer did not take place thereby recording the name of the plaintiff respondent No.1,Committee. Mr. Rahman fairly submits that law requires a sale in order to be valid must be carried by way of registered sale deed, once the consideration is above Rs 100/-.

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I have given due consideration to the submissions of the learned counsel. The finding of the learned trial court holding Ext.5, the unregistered sale deed as invalid is proper. On perusal of said Ext.5, it is found that an amount of Rs.232/- was purportedly shown to be accepted by Kanbapu as the consideration of sale transaction with Sukkur Muhammad. Section 91 of Indian Evidence Act requires a sale transaction if carried out by way of a deed , the same is proper evidence in support of the said fact of sale. In the present case in hand, Ext.5 is the unregistered sale deed and under Section 91 of Indian Evidence Act the said Ext. 5 is sufficient proof in order to establish that a sale transaction took place way back in the year 1948. But at that relevant point of time both the Registration Act and T. P. Act were in force and under such circumstances, Ext. 5 requires registration under the Registration Act and also u/s 54 of T. P. Act. The learned first appellate court took note of the proviso to Section 49 of Registration Act and as aforesaid if the said reasoning of first appellate court is considered that Ext 5 is the evidence of contract for sale, but under Section 54 of T. P. Act a contract for sale of immovable property does not itself create any interest or charge on such property which forms the subject matter of the contract for sale. Accordingly the contract for sale creates no interest on the suit property so far the purchaser is concerned. The first appellate court totally misdirected itself and went beyond the scope of the factual matrix in the sense that the plaintiffs respondents sought for any protection u/s 53 A of the T. P. Act and wrongly applied the proviso of Section 49 of Registration Act. The fact that the present

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suit land is not the public graveyard is proved by none other than PW 1 who is one of the plaintiff respondents, one Piar Muhammad. In his cross-examination he admitted the fact that the public kabarstan is near 37 National Highway which is away about 250 ft from the suit land. The said stand as supported by PW 1 was pleaded by the defendants appellants in the written statement by taking the defence that the public kabarstan is not the suit land. The said stand of defence remained unrebutted in the cross examination of the DW 1 and DW 2. The learned first appellate court without considering the said evidence on record wrongly held the suit land as the public burial ground. The suit is basically for declaration of the right, title, interest and for possession of the plaintiff respondent No.1 Kabarstan but the plaintiffs respondents failed to prove the pleadings totally.

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The finding of the learned trial court in respect of issue No.2 holding the suit barred by law of limitation remained as it is inasmuch as there was no interference by the first appellate court in the said finding. Behind such backdrop the first appellate court decreed the suit which itself is perverse.

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Accordingly, on the basis of discussion made hereinabove, I am constrained to hold the second appeal has merit and substantial questions of law are decided in favour of the defendants appellants thereby setting aside the judgment and decree of the first appellate court and upholding the judgment and decree of the learned trial court.

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Prepare a decree . Send back the LCR. No cost.

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JUDGE

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Comparing Assistant

Bogai Ali and 2 Ors. v. Dhekiani Bhorolua Rajahua Kabarsthan and 13 Ors.

Case brief

What is this about?

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Bogai Ali and 2 Ors. v. Dhekiani Bhorolua Rajahua Kabarsthan and 13 Ors.

Case brief

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What did the court decide?

What the court decided

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