Dismissed

Bakthavatchalam v. Valakkai Maruthuvar Madalayam

Madras HC24 Nov 2016SA/968/1996

Case brief

AI extract

What is this about?

The appellant challenged the lower courts' dismissal of a suit for declaration and possession of land. The bench held that the suit was not barred by res judicata as the issues were different. The court found the plaintiff's predecessor was a permissive occupant, not a title holder, thus adverse possession was not established.

What did the court decide?

The second appeal fails and is dismissed. No order as to costs.

Bakthavatchalam Vs Valakkai Maruthuvar Madalayam — Property and Title | Madras HC (2016)

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IN THE HIGH COURT OF JUDICATURE AT MADRAS

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RESERVED ON : 17.11.2016

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PRONOUNCED ON :24.11.2016

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CORAM

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THE HONOURABLE DR.JUSTICE G.JAYACHANDRAN

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Second Appeal No.968 of 1996

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1.Bakthavatchalam 2.Vipranarayanan ..Appellants/Plaintiffs Vs 1.Valakkai Maruthuvar Madalayam of Tiruvannamalai Town by its Head T.R.Pichandi 2.Idakkai Maruthuvar Madalayam, rep. By Arunachalam No.7 Sivapada Street, Tiruvannamalai Town ..Respondents/Defendants Prayer:Second Appeal has been filed under Section 100 of C.P.C., against the judgment and decree passed in A.S.No.41 of 1994 on 13.12.1994 by the Subordinate Court, Tiruvannamalai confirming thje decree and judgment passed by the District Munsif Court, Tiruvannamalai in O.S.No.334 of 1981 on 27.10.1993.

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For Appellants : Mr.T.P.Sankaran For Respondents: Mr.P.Mani

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JUDGMENT

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This Second Appeal is preferred by the plaintiff against the concurrent judgment of the courts below.

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2.The plaintiff trace his title over the suit property through one Mr.Abdullah Sahib, who was enjoying the property on his own right. After his demise, it was occupied and enjoyed by his legal heir. They sold the property to one Mrs.Shanbagammal, the mother of the plaintiff vide a registered sale deed dated 17/06/1968. After the demise of Mrs.Shanbagammal, there was a

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partition in the plaintiff's family on 16/07/1975. The suit property was given in share of the plaintiff. 10 months prior to the suit, the defendants trespassed into the suit property claiming right over the same. The defendants, earlier filed a suit in O.S.552/1959 for eviction against Mr.Abdullah, who is the plaintiff's predecessor in title and lost it. A.S.No.200 of 1962, the appeal preferred by the defendants was also dismissed. Thus, Mr.Abdullah and his heirs were in continuous possession and enjoyment for more than the time prescribed under law. So, the plaintiff has perfected his title by way of adverse possession also. Hence, the present suit for declaration and possession.

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3.Per contra, the defendants have pleaded that, the vendors of Mrs.Senbagammal had no right or possession over the suit property. The alleged possession of Mrs.Senbagammal and the plaintiff are only myth. In a varthamana letter dated 01/04/1956, Mr.Abdullah has admitted the title of the defendants. By the terms of the said varthamana letter, neither Mr.Abdullah nor his successor can claim title over the suit property. The suit property belongs to Kasi Pillaiyar temple. The Temple is managed by the community people of the defendants. The Trustees of the Temple administering the suit property by letting out the properties to third parties. Mr.Abdullah was inducted into the possession of the suit property as a lessee. The suit filed by the defendants against the said Mr.Abdullah for eviction though dismissed, no final decision as to the title arrived so far. The allegation that the the defendants tresspassed into the suit property, 10 months prior to the suit is denied. According to the written statement, the property belongs to Kasi Pillaiyar Temple which is more than 100 years old. The Temple is under the management of the defendants community and suit property is in their possession since 1964.

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4.The trial court framed the following issues:

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“1) Whether the plaintiff have title over the property ? 2) Whether the property belongs to Maruthuvar community ?

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Whether the plaintiffs have perfected the title by adverse possession ?

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Whether the defendants have perfected the title by adverse possession ?

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Whether the defendants have trespassed into the suit property ?

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What other relief ?”

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5.Before the trial Court, 4 witnesses on the side of the plaintiff and 2 witnesses on the side of defendants were examined. 27 exhibits on behalf of the plaintiff and 11 exhibits

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on behalf of the defendants were marked. From the documentary evidence and the occular evidence , the trial Court found that, though, it is not proved that Mr.Abdullah was inducted into the property as a Tentant, as per Ex B-1, the plaintiff who was examined as PW-1 has admitted that when his mother purchased the suit property, Mr.Abdullah and his heirs were not in possession of the suit property. The trial Ccourt referring to Ex B-4 dated 27.02.1941 - the settlement deed, executed by one Mr.Annamalai in favour of Kasi pillaiyar Temple, managed by the the defendants community, had held that, it is clear from this document that the suit property was mortgaged by Mr.Annamalai to one Mr.Chinnasami Mudaliar on 01/03/1935. It was not redeemed till the execution of Ex B-4. The rental receipt executed by Mr.Abdullah in favour of Mr.Chinnasami which is marked as Ex B-6 dated 11.10.1950 proves the fact that the suit property under mortgage with Mr.Chinnasami Mudaliar was leased to Mr.Abdullah by the mortgagee Mr.Chinnasami Mudaliar. Thus, Mr.Abdullah was a only permissive occupant under Mr.Chinnasami Mudaliar.

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6.Pointing out that in the earlier proceedings in A.S.No.200/1962 at paragraph 16 of the judgment, the Court has recorded that, the Curt has not decided about the title of the plaintiff or the right of adverse possession of the defendants. So the subsequent suit is not barred by limitation. For these reasons, the trial Court dismissed the suit. On appeal by the plaintiff, the First Aappellate Court confirmed the trial Court judgement after reassessing the evidences.

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7.Aggrieved by the concurrent findings of both the Courts below, the present Second appeal is filed with the following substantial questions of law:-

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“1.Whether the issue Nos.2 and 3 framed, heard and finally decided in O.S.No.552/1959 on the file of the Additional District Munsif of Tiruvannamalai on 31.03.1962 and as confirmed in A.S.No.200 of 1962 by the Sub Court, Vellore on 12.07.1963 between the parties in respect of the property mentioned therein operates as res judicata under Section 11 of the C.P.C., to the point raised and decided in O.S.No.338 of 1981 on the file of the District Munsif Court, Tiruvannamalai on 27.10.1993 and as confirmed in A.S.NO.41 of 1994 on the file of the Sub Court at Tiruvannamalai on the question whether Abdullah was a tenant under the respondents in respect of the very same property basing on Ex.B.1 dated 01.04.1956 and Ex.B.6 dated 11.10.1956.

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2.Whether Abdullah, the vendor of the appellants' mother perfected title (possessory title) by remaining in peaceful possession of the suit property continuously till his death and enjoyed the same as of his own property ?

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3.Whether any amount of evidence let in by the respondents touching and concerning the issues raised in these proceedings can be looked into and considered in the absence of plea in this regard in the written statement filed by the respondents?

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4.Whether the Exhibit B.1 dated 01.04.1956 relied on by the respondents requires registration under Section 107 of the Transfer of Property Act as well as under Section 17 of the Registration Act, if so whether the same was admissible in evidence and the Courts below were legally correct in considering Exhibit B-1 and rendering findings basing on Exhibits B-1 dated 01.04.1956 ?

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5.Whether the recitals and the contents of Ex.B.1 datd 01.04.1956 Ex.B.4 dated 27.02.1941 and Ex.B.5 dated 01.03.1935 Ex.B6 dated 11.10.1950 and Ex.B.138 were legally proved by the respondents as required under the provisions of the Evidence Act ?”

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8.The Learned Counsel for the appellant, made his submissions at length pointing out the portions of judgment and relevant exhibits to emphasis his point that the Courts below have overlooked the cordinal principle of law relating to resjudicata and miserably erred in admitting documents which are inadmissible for want of compulsory registration and also erred in relying documents without proof. Judgments were also cited in support of his submission. In nutshell, the submission of the learned counsel for the appellant could be categorize under three heads:-

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(i) The earlier proceedings in HRCOP 30/1958; O.S 552/1959 and A.S 200/1962 are between the same parties. The possession of Mr.Abdullah in the suit property is an admitted fact, in all these proceedings. The attempts of the defendants to evict Mr.Abdullah from the suit property ended in futile both before Rent Control Tribunal and before Civil Court. Therefore, the question of testing the status of Mr.Abdullah Whether he was a

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tenant under the defendants does not arise. Such an endevour is barred under section 11 of CPC under the principle of resjudicata. The trial Courts ought not to have gone into the contents of Exs.B-1 and B-6 at all.

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(ii) The documents introduced by the defendants were not part of their pleadings. While their specific casec is that since 1964, they are in possession and enjoyment of the suit property as lessee, none of the documents relied by them substantiate this. While so, based on the overwhelming documents filed by the plaintiff to show their continuous, open and hostile possession, the Courts should have held the title in his favour. Due consideration to Ex A-1, sale deed in favour of Mrs.Shanbagammal and Ex A-2, partition deed was not given by the Courts below.

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(iii) The defendants trace their title through Ex B-4 which is a certified copy of the settlement deed. The Courts below had relied on Ex B-4 without proof by applying presumption under Section 90 of the Indian Evidence Act. Such a presumption is available only to original documents and not to copy for the certified copies. There is evidence to show that till the disposal of A.S. No.200/1962, the defendants do not have the possession of the suit property and their suit for delivery of possession against Mr.Abdullah was dismissed by the trial Court and the same was confirmed by the First Appellate Court. Ex A-1 - sale deed in favour of plaintiff's mother Mrs.Shanbagammal was on 27.06.1968 which is subsequent to the dismissal of A.S.No.200/1962 on 12.07.1963. This shows the possession passed on to the plaintiff. Contrarily, there is no evidence on the part of the defendants, to prove when they got the possession of the suit property. Though the defendants plead that since 1964, they are in possession of the suit property, how and when they got the possession after loosing their legal battle against Mr.Abdullah for possession is not clearly established by the defendants. This will clinchingly prove the allegation of trespass of the defendants by force.

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9.Per contra, the Learned counsel for the respondents submitted that, the suit as framed is not maintainable. The plaintiff trace his title on the basis of the sale deed executed by the Legal heirs of Mr.Abdullah. According to the plaintiff, Mr.Abdullah, perfected his title through adverse possession. A suit for declaration on the basis of adverse possession is not maintainable. The plea of adverse possession can only be used as shield but not as a sword against the true owner. The defendants title is traceable as early from the year 1935 through Ex.B-5, mortgage deed executed by one Mr.Annamalai Pandithar @ Ramasamy Pandithar in favour of Mr.Chinnasami Mudaliar. Thereafter, Mr.Annamalai Pandithar gifted the suit property in favour of

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Kasi Pillaiyar Temple which belongs to the defendants community and managed by them. Since 1958, the property is assessed in their name and revenue records are in the name of the defendants. Further, pointing paragraph No.16 in A.S No.200/1962 judgment marked as Ex B-2, the learned counsel submitted that the plea of resjudiciata is not available to the plaintiff in view of the categorical observation made therein.

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10.Regarding the admissiblity of Exs.B-4 and Ex B 5, the learned counsel for the respondents referring to certain judgments as precedent, submitted that they are certified copies of registered documents. The admissiblity of these two documents were never objected at the time of marking. After marking and admitting the documents, there cannot be any objection in appriciating those marked documents.

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11.The plaintiff'' specific case is that the defendants trespassed into the suit property 10 months prior to the suit. Both the Courts below have held that the said allegations are not proved. Therefore, the Court of second appeal may not interfere the concurrent findings of the courts below.

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12.Resjudicata

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(a)HRCOP.No.30/1958 and O.S.No.552/1959 are the two previous proceedings in respect of the suit property. Ex B-7 is the order passed in HRCOP.No.30/1958. This petition is between 1) Kasi Pillaiyar Temple, rep by Ganapathi Pandithan, Abbu Pandithan and 2) Govinda Pillai as petitioners and Mr.Abdullah Sahib as respondent. The Court has dismissed the petition as not maintainable before the Tribunal, as it relates to an empty site.

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(b)Ex A-15 is the printed judgement of O.S.No.552/1959. This suit is filed by 1) Kasi Pillaiyar Temple, rep by Ganapathi Pandithan, Abbu Pandithan and 2) Govinda Pillai against Mr.Abdullah Sahib. Pending suit, the defendant Mr.Abdullah Sahib has died. Therefore, his legal representatives were brought on record as defendants 2 to 7. This suit is filed for eviction on the ground that the defendant is a tenant holding over after termination of lease and consequential relief for arrears of rent. The trial Ccourt dismissed the suit holding that there is no relationship of land lord and tenant between the plaintiffs and defendant therein.

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(c)Aggrieved by the judgment passed in O.S.No.552/1959 an appeal in A.S.No.200/1962 has been filed by the plaiintiff. The judgment passed in A.S.No.200/1962 is marked as Ex B-2. Reading of the judgment in A.S.No.200/1962 reveals that the First Aappellate Court has dismissed the appeal confirming the

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trial Court judgment that there is no landlord-tenant relationship between Mr.Abdullah and the Kasi Pillaiyar Temple. At the same time, the learned appellate Judge has consciously and categorically recorded that, “in this appeal, the question of plaintiff's title to the suit property and the claim of the defendants on the strength of their adverse possession of the property are not decided.”

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(d)The learned counsel for the appellants, emphasised his submission relying upon the judgment reported in AIR 1980 Patna 204 ( Thakur Ram Sahai Sinha -vs- Mostt. Bimla Devi and others) that for application of Section 11 of C.P.C., issue in conflict need not neccessarily arise from the pleadings. It could arise at the hearing of the suit.

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(e)The facts of the case cited above is totally converse to the facts of the case under consideration. In the above cited case, the earlier suit was title suit and later suit was for recovery of rent and damages, based on alleged tenancy. Whereas, in this case, the earlier suit was for eviction under alleged tenancy relationship and the present suit is based on possessory title.

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(f)Thus, in the previous proceedings, only two issues were finally decided. They are, 1) Only vacant site was given lease to Mr.Abdullah. 2) There was no land lord tenant relationship between Mr.Abdullah and the Kasi Pillaiyar Temple, or its representatives. The issues framed for decision in the present suit are related to title and adverse possession. While the plaintiff's claim title and possession through Ex. A-1, the sale deed executed by legal heirs of Mr.Abdullah, the defendants claim their right through Ex B-4. To attract section 11 of C.P.C., the issue should or might have heard and decided finally between the same parties. Just because certain documents relied on in the previous proceedings are also relied on by the parties in the subsequent proceedings, it will not make the suit hit by the principle of resjudicata. Therefore, this Court holds that this suit is not barred by the principel of resjudicata.

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13.Probative value of Exs.B-1, B-4, B-5 and B-6

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(a)The appellant claims title and possession through document Ex A-1 dated 27.06.1968. This sale deed is in favour of Mrs.Shanbagammal who is the mother of the plaintiff. The sale deed is executed by Mr.Bakshi Sahib, Mr.Kasim Sahib, Mr.Hyad Sahib, Mr.Mothilal Sahib and Mr.Bibijon. They are all the legal heirs of late Mr.Abdullah Sahib. It is pertinent to note that after the demise of Mr.Abdullah Sahib pending suit, the vendors of Ex A-1, were impleaded as defendants 2 to 6 in

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O.S.No.552/59 and were respondents in A.S.No. 200/1962. Being parties to the proceedings, they are aware of the judgment in A.S.No.200/1962 dated 12/06/1963 that the First Appellate Court has left open the issue, “Whether the temple is the title holder or heirs of Mr.Abdullah have perfected title by way of adverse possession. Despite knowledge of the above finding, the legal heirs of Mr.Abdullah have sold the property to the plaintiff's mother claiming it as the property in possession of Mr.Abdullah's ancestrally ( g{h;tPf mDgt brhj;jhf)

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(b)The alleged ancestral possession of Mr.Abdullah in the suit propert is traced by the plaintiff from Ex A-3, which is the notice of the Thiruvannamalai Municipality Commissioner to Mr.Abdullah with regard to putting up a hut in the premises. This notice is dated 30.06.1947. In the written statement filed by Mr.Abdullah in O.S.No.552/1959 he has contented that, the suit property is prombokku land and he is in possession of the land for 50 years on his own. This plea was not tested in the earlier suit because, the Court did not venture to go into that issue since, the suit was laid on tenancy and not based on title. However, in the present suit, the title over the suit property has been tested by framing issues 1 and 2.

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(c)In the said contest, Exs.B-1,4,5 and 6 had been relied on and marked by the respondents to disprove the claim of the plaintiff that Mr.Abdullah came in possession, on his own and was never a tenant under anybody muchless the defendants. They are not documents unconnect to the pleadings. They are documents executed by one or other party to this suit and connected to the suit property. The above referred documents are bound to come into existence in the normal course of transaction and even if no specific plea is taken in the written statement, no bar under law to introduce these documents by the defendants to falsify the pleadings made in the plaint.

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(d)Ex B-1 is a letter in the name of Mr.Abdullah. In this letter, admitting that the property is under the management of Pillaiyar Temple, he has agreed to pay Rs 2.50/- per month as rent. The trial Court has validated it on collection of stamp duty of Rs.18/- and penalty of Rs.5/-. Very interestingly, this exhibit has been marked on 17/02/1988 by the defendants through P.W-1 who is one of the plaintiffs in the said proceeding during the cross examination. He has accepted, in his evidence, that this letter was written by Mr.Abdullah. The admission of this document never objected by the adverse party either immediately or thereafter. Only when P.W-2 Mr.Kasim s/o Mr.Abdullah was examined, that too, after completion of cross examination, he had been recalled on 22/03/1988 and confronted with Ex B-1. That time, P.W-2 had deposed that, he is acquainted with his fathers signature and what is found in Ex.B-1 is not his

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father's signature. The above said attempt made by the appellants to disbelieve Ex.B-1 is to be rejected for the reason that it is a belated retraction through some other witness deposed after gap of several days. It is only an after thought to get over the admission of PW-1.

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(e)Regarding the question of registration, Ex.B-1 is only a 'varthamana letter' ( tu;jkhd fojk; ) and not 'varthamana oppandam' (tu;jkhd xg;ge ;jk ; ). Therefore, registering this letter under section 17 of the Registration Act does not arise.

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(f)Like wise, the recital of Ex.B-6 itself describes it as a receipt for Rs.27/- paid towards annual ground rent for the suit property for the period from October 1950 to October 1951. The trial Court has taken it as a receipt and had collected stamp duty of Rs.1/- and pealty of Rs.10/- and had validated the document.

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(g)The Hon'ble Supreme Court in Satish Chand -vs- Govardhan Das ( 1964 SC 143) had an occasion to deal with a suit for ejectment based on an unregistered draft lease deed. Wherein the Court has held that, “Exhibit B-2 was clearly inadmissible in evidence under section 49 of the Registration Act, except for the collateral purpose of proving the nature and character of possession of the defendant. Ex B-2 was admissible under provisio to Section 49 only for a collateral purpose of showing the nature and character of possession of the defendants.”

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(h)Though there are further recital in these documents, which carry the character of an agreement, but, in the eye of law and as per its own description, it is only a receipt and Court has also considered and appriciated it only as a receipt for the collateral purpose, of showing the nature and character of possession of the plaintiff. Therefore, no bar in admitting these exhibits for consideration.

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14.Adverse possession:

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(a)The appellant claim his entitlement through possessory title. Lawful possession has to be proved for such an entitlement. In this case, the appellant''s mother Mrs.Senbagammal had purchased the suit property from a vendor who had no title. Mr.Abdullah's legal heirs have sold the property to Mrs.Senbagammal as if Mr.Abdullah had perfected the title by adverse possession, which is factually false. It is essential to point out here that, in the written statement filed by Mr.Abdullah in O.S.No.552/1959, he has contented that, the suit property is a prombokku land and he is in possession of the land for 50 years, on his own. This plea was not tested in the

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earlier suit because, the Court did not venture to go into that issue since, the suit was laid on tenancy and not based on title. The Municipal records and revenue records relied by either parties show that the suit property is not a Government porambokku.

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(b)The Hon'ble Supreme Court in S.K.Karim -vs- Bibi Sakina reported in AIR 1964 SC 1254 has held that, “possession for any number of twelve years will not by itself be sufficient to prove prescription of title by adverse possession, unless, it is established before the Court that possession is adverse.”

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(c)On a cummulative assessment of Ex B-5 mortgage deed dated 01/03/1935 in favour of Mr.Chinnasami Mudaliar by Mr.Annamalai in respect of the suit property and ExB-6 rental receipt dated 11/10/1950 issued by Mr.Abdullah to Mr.Chinnasami Mudaliar, it is clear that Mr.Abdullah was only an permissive occupant in the suit premises. He has been inducted into the property by Mr.Chinnasami Mudaliar in the year 1947. He has continued to be in occupation till he was sought to be evicted in the year 1958 through HRCOP and through suit. Admittedly, when Ex A-1 was executed in the year 1964, the vendors were not in possession of the property.

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(d)The plaintiff has to stand on his own legs. Without getting a verdict as to adverse possession, the sale deed Ex.A1 and the subsequent partition deed Ex.A-2 are non-est in th eye of law. It is only a myth as pleaded by the defendants in their written statement. For this sole reason, even without relying upon the exhibits marked under “B” series, the suit is liable to be dismissed.

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15.In the result, second appeal fails and accordingly the same is dismissed. There shall be no order as to costs.

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Sd/Assistant Registrar(CS V)

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Sub Assistant Registrar

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jbm

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