LODHA, J —This is a defendants second appeal arising out of a suit for eviction and arrears of rent.

2. One Awani Kumar Mukerjee owned two shops Nos. 66 and 57 situated on the station road, Jaipur. Behind these shops there is a latrine and bath room. It is alleged by the plaintiff Manakchand that he purchased the aforesaid property from Awani Kumar Mukerjee on 26-7-62 for a sum of Rs. 10,500/- by a registered sale-deed. Defendant Madanlal was at that time occupying the premises in question as a tenant of Awani Kumar Mukerjee at a monthly rent of Rs. 25/-, in pursuance of a rent note alleged to have been executed by the defendants father dated 1st of June, 1953. It is averred in para No. 3 of the plaint that this rent note was for one year and on the expiry of this period of one year the defendants father became a statutory tenant. It is further alleged that after the death of defendants father Devi Sahai, the defendant continued to occupy the premises in question in the capacity of a tenant. The plaintiffs case is that he requires the shops for his bonafide and personal necessity as he himself was residing in a rented house and was paying rent @ Rs 75/- per mensem and consequently he gave a notice to the defendant dated 8-8-62 terminating his tenancy with effect from midnight of 31st August, 1962, or such other date on which the defendant thought that the tenancy expired and required him to vacate the premises thereafter for the occupation of the plaintiff. It was also alleged that the defendant had paid rent upto 31st August, 1962, but had not paid rent thereafter. With these allegations the suit was brought on 28th November, 1962, in the Court of Civil Judge, Jaipur City. The defendant in his written statement admitted that he had received a notice from Awani Kumar Mukerjee stating that the premises in question had been sold by a registered sale deed by him to the plaintiff. It was, however, pleaded that there was an agreement between the defendants father Devi Sahai and Awani Kumar Mukerjee that the defendants family would reside in the premises in question and he would get necessary additions and alterations done therein to suit his convenience and further that Awani Kumar Mukerjee had also agreed that he would offer the shops in question for sale first to the defendants father in case he wanted to sell them. It was further alleged that the defendants father had carried out improvements and got fitted electricity and water connection in the premises in question. It was also pleaded that the plaintiff wanted to increase the rent, but since the defendant expressed his inability to pay enhanced rent for the premises, the present suit for ejectment has been filed. It was also stated by the defendant that after the death of his father he had executed a fresh rent note in favour of Awani Kumar according to which it was agreed that he would get one months notice before he would be required to vacate the premises and consequently the notice dated 8-8-62 served by the plaintiff was not valid, as it did not give one months time for vacating the premises. As regards payment of rent the plea of the defen-dant was that he had always been paying rent month to month and had sent the rent for the months of September, October, November and December, 1962, by money orders, but the same had been refused and that he was still prepared to pay the rent, but the plaintiff was not in a mood to accept the same, In the additional pleas the defendant further pleaded that Awani Kumar had no authority to sell the premises in question to the plaintiff as certain additions and alterations had been done by the defendants father. He also expressed his willingness to execute a fresh rent-note in favour of the plaintiff. On these pleadings the trial court framed the following issues: —

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