( 1 ) BY this petition under Article 227 of the Constitution of India, the petitioners have challenged the order dated 17th December 1993 passed by the Addl. Rent Controller who has been impleaded as respondent No. 1 By the impugned order the respondent No. l allowed oral evidence to be led in support of the objections filed by the objector respondent No. 2 against the order dated 31st October 1980 of the then Addl. Rent Controller granting permission for fixed term lease by the petitioners of the suit property in favour of respondent No. 2 for a period of five and half years under Section 21 of the Delhi Rent Control Act (herein after referred to as the Act ). By virtue of the objections filed by respondent No. 2 about 12 days before the expiry of the period of lease the respondent No. 2 has been able to drag on the matter for almost ten years and has continued to enjoy the suit premises and retain its possession so far. The necessary facts for the present purposes are:-

( 2 ) THE petitioners Shri B. K. Kapur and his mother Smt. Bindra Devi Kapur are the owners of the suit premises, i. e. 46,friends Colony, New Delhi. The petitioners and the respondent No. 2 entered