Vineet Kothari, J.

The tenants Bharat Petroleum Corporation Ltd. and its dealer M/s Roopchand Chhaganlal have filed the present two second appeals aggrieved by the concurrent decree of eviction dated 25/8/1999 of the learned trial court in Suit No. 57/78 Gandhi Vidhya Mandir, Sardarshahar v. BPCL & Anr. and dated 13/12/2003 and of the learned first appellate court in Appeal No. 11/2000 BPCL & Anr. v. Gandhi Vidhya Mandir, in respect of the suit plot of land measuring 120 x 100 sq. ft. in favour of respondent-plaintiff-landlord, Gandhi Vidhya Mandir, Sardar Shahar, Churu, a deemed University under the provisions of UGC Act, 1956, who was given the lease of 3200 bighas of land and for the present plot of land on which the appellant BPCL and its agent dealer being the petroleum products outlet, the lease to the present lessee was executed by plaintiff-respondent - Gandhi Vidhya Mandir way back on 1.4.1959 by a registered lease deed dated 12/8/1959 at the monthly lease rent of Rs.40/- per month. The lease was renewable after 15 years by a mandatory three months notice prior to expiry of 15 years on the part of lessee. After 31/3/1974, when the initial period of 15 years expired, the lessee BPCL or its dealer has not paid any rent to the respondent Gandhi Vidhya Mandir.

2. The lease in question was terminated by the lessor by serving a notice under Section 106 of Transfer of Property Act (Ex.5 dated 10.11.1975) and the present suit for eviction was filed by the plaintiff on 30/9/1978.

3. Both the courts below decreed the suit concurrently in favour of the respondent plaintiff with the following findings and observations in favour of the plaintiff Gandhi Vidhya Mandir.

4. The relevant portion from the order of learned trial court dated 25/8/1999 is quoted below for ready reference:-

mHk; i{k ds vf/koDrkx.k us jktLFkku jkti= 14-07-1988 dks Lohdkj djrs gq, bl rF; dks Lohdkj fd;k gS fd okn izLrqr djus ds i'pkr~ okn ds fopkj.k ds nkSjku oknxzLr ifjlj uxjikfydk ljnkj 'kgj ds vUrxZr vk x;k FkkA pwafd okn izLrqr djus ds le; oknxzLr ifjlj uxjikfydk {ks= ls ckgj FkkA blfy, ml ij jktLFkku ifjlj fdjk;k rFkk csn[kyh fu;a=.k vf/kfu;e ds izko/kku ykxw ugha gkssrs Fks ysfdu okn ds fopkj.k ds nkSjku oknxzLr ifjlj ds ljnkj 'kgj uxjikfydk {ks= esa vk tkus ds dkj.k bl ij jktLFkku ifjlj fdjk;k rFkk csn[kyh fu;a=.k vf/kfu;e ds izko/kku ykxw gks tkrs gSa D;ksafd bl vf/kfu;e dh /kkjk 26 ds vuqlkj /kkjk 26- csn[kyh dh fMfØ dk fu"iknu&ftu {ks=ksa esa bl vf/kfu;e dk rRle; izlkj gks mu {ks=ksa esa fLFkr fdlh ifjlj ls fdlh fdjk;snkj dh csn[kyh ds fy;s bl vf/kfu;e ds izkjaHk gksus ls igys ikfjr fdlh fMfØ dk] tgka rd og mDr fdjk;snkjh dh csn[kyh ls] lacaf/kr gS] mlds fo:) flok; /kkjk 13 esa of.kZr vk/kkjksa esa ls fdlh vk/kkj ij rFkk bl vf/kfu;e esa fofufnZ"V ifjfLFkfr;ksa esa] ml le; rd fu"iknu ugha fd;k tk;sxkA tc rd fd ml {ks= esa og vf/kfu;e izo`Rr jgsxkA mDr /kkjk ds vuqlkj vc bl ifjlj ij mDr vf/kfu;e ds izko/kku ykxw gksaxsA tgka rd mHk; i{k ds e/; fu"ikfnr yht dh vof/k fnukad 01-04-1974 dks lekIr gksus rFkk mlh ds vk/kkj ij oknxzLr ifjlj dk fjDr vkf/kiR; oknh dks izkIr djus ds vf/kdkj dk iz'u gS] yht MhM izn'kZ 4 ds vuqlkj oknxzLr ifjlj izfroknhx.k dks fnukad 01-04-1959 dks 15 o"kZ dh yht ij fn;k x;k FkkA tSlk fd fook|d la[;k 4 esa of.kZr fd;k tk pqdk gS] bl yht uohuhdj.k fnukad 01-04-1974 ls rhu ekg iwoZ uksfVl iV~Vsnkj us bl laca/k esa yht MhM dh en la[;k 8 ds vuqlkj dksbZ uksfVl ugha fn;kA blfy, bl yht dk uohuhdj.k 01-04-1974 ls vkxs 15 o"kZ ds fy, ugha gqvk rFkk fnukad 01-04-1974 dks yht dh vof/k lekIr gks x;hA oknh ds vfHkopuksa ds vuqlkj izfroknhx.k us fnukad 31-03-1974 ds ckn mUgsa fdlh izdkj dk dksbZ fdjk;k vnk Hkh ughaa fd;k FkkA blfy, fdjk;s dh vnk;xh ugha fd;s tkus ds dkj.k ;g Hkh ugha dgk tk ldrk fd oknhi{k us fdjk;k Lohdkj dj yht dh vof/k dks uohuhdj.k gksuk Lohdkj dj fy;k gksA bl izdkj ls mHk; i{k ds e/; fu"ikfnr yht dh vof/k fnukad 01-04-1974 dks lekIr gks x;h FkhA oknh }kjk ;g okn o"kZ 1978 esa izLrqr fd;k x;k Fkk rFkk oknh yht dh vof