Dismissed

Ramalingam, v. Arulmigu Paramanayaki Mariamm-

Madras HC26 Jun 2018SA/1952/2004

Case brief

AI extract

What is this about?

The High Court dismissed the second appeal, upholding the first appellate court's decree declaring the plaintiff temple entitled to recover possession and rent arrears from the defendant who was terminated his pagudhi tenancy after failing to pay dues, rejecting his claim that the land belonged to the Government.

What did the court decide?

Maintained the first appellate court decree granting possession to the temple and confirming arrears and mesne profits.

Ramalingam, Vs Arulmigu Paramanayaki Mariamm- — Landlord and Tenant | Madras HC (2018)

¶1

IN THE HIGH COURT OF JUDICATURE AT MADRAS

¶2

RESERVED ON : 11.06.2018

¶3

PRONOUNCED ON : 26.06.2018

¶4

CORAM

¶5

THE HONOURABLE MR. JUSTICE T.RAVINDRAN

¶6

S. A.No.1952 of 2004

¶7

Ramalingam ... Appellant/Defendant

¶8

Vs.

¶9

Arulmigu Paramanayaki Mariamman Temple, Rep. by it's Hereditary Trustee R.Selvaraj ... Respondent/Plaintiff

¶10

Prayer: Second Appeal filed under Section 100 of Civil Procedure Code, against the judgment and decree made in A.S.No.34/2002 on the file of the Sub ordinate Judge Court, Tiruvarur, dated 12.11.2003, reversing the judgment dismissing the suit filed in O.S. No.51/1999, on the file of the District Munsif Court, Mannargudi, dated 27.09.2001.

¶11

For Appellant : Mr. V.Chandrasekaran

¶12

For Respondent : No appearance/ set exparte vide order dated 11.06.2018 JUDGMENT

¶13

Challenge in this second appeal is made to the judgment and decree dated 12.11.2003 passed in A.S.No.34/2002, on the file of the Sub ordinate Court, Tiruvarur, reversing the judgment and decree dated 27.09.2001, passed in O.S. No.51/1999, on the file of the District Munsif Court, Mannargudi.

¶14

Parties are referred to as per their rankings in the trial Court.

¶15

Suit for recovery of possession, arrears of rent and future mesne profits.

¶16

The case of the plaintiff, in brief, is that the suit property belongs to the plaintiff temple and the plaintiff temple is being represented by its hereditary trustee R.Selvaraj

¶17

https://hcservices.ecourts.gov.in/hcservices/

¶18

and the defendant has been in the possession of the suit property under the plaintiff temple on pagudhi arrangement and accordingly paying the amount of Rs.120/- per fasli and of late, he has failed to remit the pagudhi amount and accordingly for faslis 1406 and 1407, the defendant has failed to pay the pagudhi amount of Rs.240/-, and despite the requests of the plaintiff to pay the amount, the defendant had not paid the same and hence, the plaintiff terminated the pagudhi arrangement of the defendant ending 31.12.98 and directing him to handover the possession of the suit property to the plaintiff temple on 01.01.99 and issued the notice seeking the recovery of possession from the defendant on 30.06.98 and the abovesaid notice sent to the defendant had been refused to be received and the defendant failed to entrust the possession of the suit property to the plaintiff and continued to remain in the occupation of the suit property unlawfully and hence, according to the plaintiff, it has been necessitated to lay the suit for appropriate reliefs.

¶19

The case of the defendant, in brief, is that the suit laid by the plaintiff is not maintainable either in law or on facts. R.Selvaraj is not entitled to lay the suit on behalf of the plaintiff temple claiming to be its hereditary trustee. On that score alone, the suit laid by the plaintiff is liable to be dismissed and the plaintiff had not issued any notice determining the pagudhi arrangement dated 30.06.98 and no such notice had been received by the defendant and therefore, there is no question of refusal of the notice by the defendant and the suit property does not belong to the plaintiff temple and on the other hand, the same belongs to the Government and the suit property is a poramboke land belonging to the Government and the extent of the suit property is incorrect and the defendant is in possession of the 496 square feet and the defendant has been enjoying the suit property for the past 17 years by putting up a super structure and obtaining service connection and inasmuch as the suit property belongs to the Government, the defendant has been paying kist to the Government and the plaintiff failed to implead the Government as a party to the suit proceedings and the plaintiff is not entitled to obtain the reliefs sought for and the suit is therefore liable to be dismissed.

¶20

In support of the plaintiff's case PW1 has been examined, Exs.A1 to A12 were marked. On the side of the defendant DWs 1 and 2 were examined, Exs.B1 to B8 were marked.

¶21

The trial Court, on an appreciation of the materials placed on record and the submissions made, was pleased to dismiss the plaintiff's suit. On appeal, the first appellate Court, on an appreciation of the materials placed on record, was pleased to set-aside the judgment and decree of the trial Court

¶22

https://hcservices.ecourts.gov.in/hcservices/

¶23

and by way of allowing the appeal preferred by the plaintiff, decreed the suit as prayed for. Impugning the same, the present second appeal has been preferred.

¶24

The following substantial questions of law were formulated for consideration at the time of admitting the second appeal:

¶25

“i) Whether the lower appellate court is justified in decreeing the suit since admittedly the plaintiff was not a hereditary trustee as defined under Section 6 (11) of the Hindu Religious and Charitable Endowment Act, 1959?

¶26

ii) Whether the suit of present nature is maintainable in the absence of declaratory relief in view of rival claim of ownership over the suit property by the Government?

¶27

iii) Whether the termination of tenancy without proper serving of such notice on the appellant herein is sustainable in law?

¶28

The plaintiff's temple claims that the suit property belongs to it and the defendant is a pagudhidharar in respect of the suit property under the plaintiff's temple and agreed to pay a sum of Rs.120/- per fasli and inasmuch as, according to the plaintiff's temple, the defendant failed to pay the pagudhi amount for the faslis 1406 and 1407 despite the requests from the plaintiff's temple, according to the plaintiff's temple, it had determined the pagudhi arrangement of the defendant by sending the notice of eviction and the defendant refused to receive the same and hence, according to the plaintiff, it has been necessitated to lay the suit for appropriate reliefs.

¶29

According to the defendant, the suit property belongs to the Government and not to the plaintiff's temple and accordingly, he has been paying the kist to the Government and hence, it is contended that the plaintiff's temple is not entitled to obtain the relifs sought for.

¶30

From the materials placed on record, it is found that as put forth by the plaintiff's temple, it is seen that the defendant has been in the possession and enjoyment of the suit property under the pagudhi arrangement with the plaintiff's temple and accordingly paying the pagudhi amount to the plaintiff's temple and this could be evidenced from the pagudhi receipts marked on the side of the plaintiff's temple marked as

¶31

https://hcservices.ecourts.gov.in/hcservices/

¶32

Exs.A2 to A6 and the pagudhi receipts marked as Exs. B1 and B2 series. A perusal of the abovesaid documents would go to show that admitting the title of the plaintiff to the suit property, the defendant has taken the suit property from the plaintiff's temple on pagudhi basis and accordingly paid pagudhi to the plaintiff's temple. Thus, it is found that the case of the plaintiff that the defendant has been the pagudhidharar of the suit property under the plaintiff's temple is tenable and in such view of the matter, in the light of the abovesaid documents, the defendant cannot be allowed to repudiate the pagudhi arrangement that he had entered into with the plaintiff's temple.

¶33

As abovestated, according to the plaintiff's temple, for the faslis 1406 and 1407 the defendant has not paid the pagudhi amount, despite the requests of the plaintiff temple. To the same, the defence has been taken by the defendant that as the VAO asserted that the suit property belongs to the Government, according to the defendant, he has stopped paying the pagudhi amount and began to pay the kist to the Government for his occupation of the suit property and therefore, it is the contention of the defendant that the plaintiff is not entitled to obtain the reliefs sought for.

¶34

In view of the above position, it is found that upto 1405 fasli, the defendant had paid the pagudhi to the plaintiff temple. It is his version that thereafter, the VAO claimed that the suit property belongs to the Government and hence, according to the defendant, he had stopped paying the pagudhi to the plaintiff's temple and began to pay the kist to the Government. Thus, it is found that till 1405 fasli, the defendant has admitted himself to be the pagudhidharar of the plaintiff's temple in respect of the suit property. It is thus found that the relationship of the landlord and tenant between the plaintiff's temple and the defendant has been prima facie established by the plaintiff. Accordingly, it is seen that on noting that the defendant had failed to pay the pagudhi for the faslis 1406 and 1407 despite requests, the plaintiff's temple had determined the pagudhi arrangement by sending a notice on 30.06.98 determining the pagudhi arrangement of the defendant as on 31.12.98 and accordingly directed him to hand over the suit property to the possession of the plaintiff's temple as on 01.01.99 and the said notice has come to be marked as Ex.A7. The returned cover has come to be marked as Ex.A8. The defendant has been examined as DW1 and he had admitted that the name and the other particulars found in Ex.A7 notice only refer to him. It is thus found that in the normal course of events, the defendant would have received it. However, for one reason or the other, the notice had not been served on the defendant and the endorsement is found that the notice could not be served

¶35

https://hcservices.ecourts.gov.in/hcservices/

¶36

as the addressee is not available. However, as per the admission of the defendant, when the name and address mentioned in Ex.A7 only point to him, it is found that the defendant has evaded to receive the notice one way or the other and accordingly, it is found that, as rightly argued, the notice of pagudhi arrangement has come to the knowledge of the defendant and with a deliberate intention, he has avoided to receive the same.

¶37

The main defence projected by the defendant to stifle the plaintiff's case is that the suit property belongs to the Government. However, when the defendant having admitted the plaintiff's title to the suit property, had taken the suit property on pagudhi arrangement and also paying the pagudhi to the plaintiff temple till 1405 fasli, the defendant, as per law, does not get the entitlement to deny the title of the plaintiff after the determination of the pagudhi arrangement by the plaintiff's temple and accordingly, it is found that the defendant is estopped from denying the plaintiff's title to the suit property in the light of the provisions contained in Section 116 of the Indian Evidence Act.

¶38

In addition to that, though the defendant would claim that the suit property belongs to the Government, however, with reference to his abovesaid claim, there is no acceptable and reliable material forth coming. In this connection, the defendant claims to have paid some kist to the Government, which have come to be marked as Ex.A4 series, and from the same solely, we cannot straightaway come to the conclusion that the suit property belongs to the Government as claimed by him. The other documents pressed into service by the defendant is the proceedings of the RDO dated 31.03.01 and it is found that the said document has come into existence after the institution of the suit. Further, from the said document, it could not be determined straightaway that the suit property, in particular, belongs to the Government. Even as per the said document, it is found that the suit survey number is classified only as koil poramboke and accordingly, it is found that the suit property is located in the temple's land and thus, being the position, merely from Ex.B5, we cannot safely conclude that the suit property belongs to the Government. Equally, the other documents projected by the defendant marked as Ex.B6 to Ex.B8, all have come into existence after the institution of the suit. On the basis of the said documents we cannot conclude that the suit property as described in the plaint belongs to the Government. The same had been rightly taken into consideration by the first appellate Court. As above seen, it is the version of the defendant that inasmuch as the VAO had apprised him about the suit property belonging to the Government, he had stopped paying the pagudhi to the plaintiff's temple. The said VAO has

¶39

https://hcservices.ecourts.gov.in/hcservices/

¶40

come to be examined as DW2. Though he would claim in his evidence that the defendant has been assessed to B memo proceedings and the Government had been collecting the penal charges from the defendant, with reference to how the said determination had been made in respect of the suit property, there is no acceptable and reliable material forth coming on the part of DW2. That apart, DW2, during the course of cross examination, has admitted that the suit temple is located in the poramboke land and further, according to him, temples are not assessed to B memo proceedings and the defendant requested for the grant of patta in his favour and inasmuch as the lands involved pertaining to the same had been classified as koil poramboke, the defendant had been not granted the patta and his application has come to be dismissed and further, according to him, there is no provision enabling the grant of patta to the lands classified as koil poramboke. Thus, it is found that when admittedly the plaintiff's temple is located in the suit survey number and the suit survey number in its entirety has been classified as koil poramboke and accordingly, it is found that not only the defendant but the various pagudhidharars are in the occupation of the koil poramboke of the plaintiff's temple, to say that the property in the occupation of the defendant alone belongs to the Government and the remaining property is under the control of the plaintiff's temple, as spoked to by DW2, as such, cannot be readily accepted. It is admitted by DW2 that the land classified as koil poramboke land measures 1 acre and 970 square feet. When it is found that the suit property is located within the abovesaid extent and inclusive of the defendant, the various pagudhidharars are in the occupation of the plaintiff's temple land and the plaintiff's temple itself is located in the koil poramboke land, it is found that without the documents projected for concluding that the suit property as such come under the exclusive control of the Government and not the plaintiff's temple, merely on the oral assertion of the VAO, DW2, we cannot come to the determination that the suit property belongs to the Government. If that be so, nothing prevented the defendant or the VAO, DW2 to take steps to summon the requisite documents from the concerned department for enabling the Court to hold that the suit property as such belongs to the Government and not to the plaintiff's temple and on the other hand, inasmuch as the suit property as well as the other properties classified as koil poramboke located in survey number 3824 had been allotted to the plaintiff's temple, accordingly, it is found that the abovesaid property in the said survey number inclusive of the suit property had been recorded as the plaintiff's temple property in the register maintained by the plaintiff temple marked as Exs.A9 and A10 and that apart, in the DCB registers maintained by the plaintiff's temple marked as Exs.A11 and A12, there is a specific reference about the suit property and the defendant being the pagudhidharar of the same

¶41

https://hcservices.ecourts.gov.in/hcservices/

¶42

having been appropriately recorded and when it is found that the suit property has been classified only as the koil poramboke land coming under the control of the plaintiff's temple and when there is no material worth acceptance on the part of the defendant to hold that the suit property belongs to the Government, other than the unreliable evidence of DW2 and when it is also noted that the documents relied upon by the defendant with reference to the same and marked as Ex.A5 to A8 having come into existence after the institution of the suit, it is found that the defendant, with a view to avoid the payment of pagudhi to the plaintiff's temple, had taken the stand that the suit property belongs to the Government without any basis.

¶43

Accordingly it is also noted that the defendant knowing that his defence version is not tenable and dubious, it is found that the defendant, during the course of his evidence, has stated that if the Court comes to the conclusion that the suit property belongs to the plaintiff's temple, he is ready and willing to pay the pagudhi to the temple and the abovestated prevaricative stand of the defendant would only go to expose that his intention is only to squat in the suit property without paying the amount to the plaintiff's temple and accordingly, it is found that he has not taken a consistent defence as regards the ownership of the suit property. When he had without any demur, been paying the pagudhi to the plaintiff's temple till 1405 fasli and when it is further noted that he had failed to pay the pagudhi thereafter and the reasons assigned by him with reference to the same are found to be unacceptable as above discussed and when there is no valid material forthcoming on his part to hold that the suit property belongs to the Government, accordingly, the defendant on noting the reality has deemed it fit to also take a stand that he is ready to pay the pagudhi amount if the court declares that the real owner is only the plaintiff's temple, which has the title to the suit property. From the abovesaid conduct of the defendant, it is found that with a view to achieve his ulterior objective, the defendant has wilfully and deliberately denied the title of the plaintiff's temple. On that ground alone, it is found that the plaintiff's temple is entitled to evict the defendant from the suit property. Thus, it is found that the denial of the plaintiff's title to the suit property by the defendant is wilful and hence, it is seen that the first appellate Court has rightly disbelieved the case of the defendant and accordingly, accepted the plaintiff's case.

¶44

The defence has been projected by the defendant that the hereditary trustee R.Selvaraj is not entitled to maintain the suit i.e., according to the defendant, Selvaraj is not the hereditary trustee of the plaintiff's temple. However, when from the document marked as Ex.A1, which is the proceedings of

¶45

https://hcservices.ecourts.gov.in/hcservices/

¶46

the Hindu Religious and Charitable Endowments department dated 18.08.95, it is seen that the authority concerned had declared the office of the trusteeship of the plaintiff's institution is hereditary and that the petitioner R.Selvaraj is holding the office as the hereditary trustee of the plaintiff's institution, the abovesaid determination of the competent authority having not been assailed in the manner known to law till date, it is found that Selvaraj is competent to maintain the suit as the hereditary trustee of the plaintiff's temple and in such view of the matter, the defence projected by the defendant that Selvaraj is not entitled to maintain the suit as the hereditary trustee, as such, cannot be countenanced. That apart, as seen from the memo of grounds put forth by the plaintiff's temple before the first appellate court, the abovesaid issues had been taken as preliminary issues by the trial Court and answered in favour of the plaintiff's temple. Despite the same, it is found that the trial Court had again raked up the said issues one way or the other and seem to have been held that Selvaraj had no authority to maintain the suit as the hereditary trustee and by way of the abovesaid determination, it is found that the trial Court has set-aside the order passed by the competent authority under Ex.A1 proceedings. However, as rightly determined by the first appellate Court, when the competent authority under the concerned Act had declared the hereditary trusteeship of the plaintiff's institution and also declared that Selvaraj is holding the office as the hereditary trustee, it is found that the plaintiff temple is properly represented by the hereditary trustee and therefore, the above defence raised by the defendant falls to the ground and could not be countenanced in any manner.

¶47

In view of the above reasons, the first appellate Court is justified in holding that the suit laid by the plaintiff's temple through the hereditary trustee is maintainable and also in accordance with law and with reference to the abovesaid determination, no interference is called for. Further, when it is noted that the suit property belongs to the plaintiff's temple and the claim of the defendant that the suit property belongs to the Government is not supported by any acceptable and reliable materials and the Government, as on date has not put forth any rival claim of title in respect of the suit property and it is only the defendant who had earlier admitting the plaintiff's title to the suit property and on that basis been inducted into the suit property, has raised a defence about the title without any basis, it is found that there is no need for the plaintiff's temple to seek any relief of declaration as regards the ownership of the suit property. In addition to that, considering the abovesaid points, it is found that the pagudhi arrangement of the defendant has been lawfully terminated by the plaintiff's temple by sending Ex.A7 notice and the defendant knowing the same is found have deliberately and

¶48

https://hcservices.ecourts.gov.in/hcservices/

¶49

wilfully evaded to received the same and in such view of the matter, it is found that the defendant cannot be allowed to contend that he has no knowledge of the notice of termination of the pagudhi arrangement. In addition to that, when it is noted that the defendant has wilfully and deliberately denied the title of the plaintiff's temple and when he is also lawfully estopped from denying the plaintiff's temple title to the suit property, on account of his previous conduct and when the plaintiff's temple has established the landlord and tenant's relationship between it and the defendant, as above discussed, it is found that the first appellate Court is justified in all aspects to set-aside the judgment and decree of the trial Court and decree the suit as prayed for. The substantial questions of law formulated in the second appeal are accordingly answered against the defendant and in favour of the plaintiff.

¶50

For the reasons aforestated, the second appeal fails
and is accordingly dismissed. No costs. Consequently,
connected miscellaneous petition, if any, is closed.
Sd/-
Assistant Registrar(CS V)
//True copy//
Sub Assistant Registrar
sli
To
1. The Sub ordinate Judge,
Tiruvarur.
2. The District Munsif,
Mannargudi.
3. The Section Officer,
V.R.Section,High Court, Madras.
+1cc to Mr.V.Chandrasekaran, Advocate SR.No.40484
S. A.No.1952 of 2004
MP(CO)
GN(20/07/2018)

¶51

https://hcservices.ecourts.gov.in/hcservices/

Ramalingam, v. Arulmigu Paramanayaki Mariamm-

Case brief

What is this about?

What did the court decide?

Ramalingam, v. Arulmigu Paramanayaki Mariamm-

Case brief

What is this about?

What did the court decide?

What the court decided

A compact analysis

Issues for consideration

Statutes considered

Parties & counsel

Coram

Case details

Similar cases

Panneerselvam Vs Arulmighu Periapalayathamman

Krishna Padayachi Vs Govindarajalu Chettiar

Unnamalai Ammal, Vs G.Kannan

Sulochana W/O.Pakripillai Thay Vs Manicka Mudalir Thayagadurgaha

Anadappan S/O.Chellappa Udayr Vs Ramadooss Udayr S/O.Dharmaling

K.Kittuswamy,S/O.Kauppanna Vs S.N.Krishnaswamy