IN THE HIGH COURT OF JAMMU AND KASHMIR AT SRINAGAR
A.S. Anand,I.K. Kotwal, JJ.
Mushtaq Ahmed Mashki - Appellant
Versus
Mohd. Shafi Bhat & Ors. - Respondent
CIA No. 16/1975
Decided On : 05 October, 1982
SPECIFIC PERFORMANCE - EXECUTORY SALE - MINOR DEFENDANT - GUARDIAN AD LITEM - APPOINTMENT - IRREGULARITIES - EFFECT - BENAMI TRANSACTION - BURDEN OF PROOF - SECTION 16 OF THE SPECIFIC RELIEF ACT, 1963 - APPLICABILITY - CONSIDERATION - PROOF.
Fact of the Case:
The appellant, a minor, challenged a decree for specific performance of an executory sale in respect of immovable property, passed against him and his father, who was shown as his guardian in the suit. The appellant contended that he was not a benamidar, but owned half of the suit property; that his father had no authority to execute the executory sale in respect of his share; and that the executory sale was without consideration.
Finding of the Court:
The court held that the appellant was the owner of one half of the suit property, and that the sale in his favour was not benami. The court further held that the executory sale was valid in respect of the share of the appellant's father, as he had admitted that the bargain was struck for Rs. 50,000/-, and a lesser amount was mentioned in the deed because he had insisted on it. The court also held that the appellant's father was entitled to get a sum of Rs. 5,000/- more from the plaintiffs.
Issues: 1. Whether the appellant was a benamidar for his father in respect of the suit property? 2. Whether the appellant's father had the authority to execute the executory sale in respect of the appellant's share in the property? 3. Whether the executory sale was without consideration?
Ratio Decidendi: 1. The burden of proving that a transaction is benami is on the plaintiff and it must be strictly made out. The decision of the Court cannot rest on mere suspicion, but must rest on legal grounds and legal testimony. In the absence of evidence, the apparent title must prevail. 2. Section 16 of the Specific Relief Act, 1963 provides that when a part of a contract which, taken by itself, can and ought to be specifically performed, stands on a separate and independent footing from another part of the same contract which cannot or ought not to be specifically performed, the court may direct specific performance of the former part. 3. Consideration could not be a term of the document to attract the bar of section 92 of the Evidence Act.
Final Decision: The appeal was allowed to the extent indicated above. The decree of the trial court was set aside, in so far it related to the share of the appellant in the suit property. It was, however, maintained, In so far as the share of the appellant's father in it was concerned, but subject to the payment of Rs 5,000/- more to him. The case was remanded back to the trial court to dispose it of in the light of the finding to be recorded by it on issue No. 3.
1. This is a minor defendant™s appeal, against a decree for specific performance of an executory sale in respect of immovable property, passed by the trial court in a suit brought against him and his father ; the father being shown therein as the guardian of his minor son, the appellant.
2. Respondents 1 & 2, who are the plaintiffs in the suit out of which this appeal has arisen, sued the appellant and respondent No. 3, his real father, in the court of District Judge at Srinagar for specific performance of an agreement to sell a building situated at Maisuma, Srinagar for a total consideration of Rs. 30,000/-, said to have been executed by respondent No 3 in their favour on 19-2-1970, on his own behalf, as well as on behalf of the appellant as his natural guardian, alleging therein that respondent No 3 was the sole owner of the suit property and that the appellant was only a benamidar. It was further alleged that out of the total consideration of Rs. 30,000/- only Rs. 10,000/- remained to be paid to the vendors On the institution of the suit, summons was issued to respondent No. 3 alone, both in his individual capacity, as well as the natural guardian of the appellant This summons was duly served upon him, who appeared in the court and also filed the written statement, both en his behalf as well as on behalf of the appellant, defending the suit inter alia on the grounds ; that the appellant was not a behamidar, but owned half of the suit property ; that even though respondent No. 3 had executed the aforesaid agreement to sell the suit property on his own behalf as well as on behalf of the appellant as his natural guardian, yet, he could not have done so under law and the agreement was, as such, not binding on the minor, and since the suit property was joint and undivided between him and the appellant, the agreement was not binding even on respondent No. 3 ; and that the agreement was without consideration, as respondent No. 3 had received a sum of Rs. 10,000/- only out of total consideration of Rs. 30.000/-
3. This controversy gave rise to a number of issues The parties joined the issues and also led evidence on them The trial court on consideration of the same eventually decreed the suit an payment of the balance of Rs. 10.000/- to respondent No. 3, holding ; that he was the exclusive owner of the suit property and that the appellant was only his behamidar ; that the appellant being merely a benamidar, the agreement that had been ostensibly executed on his behalf as well, did not suffer from any legal infirmity ; and that out of the total sum of Rs. 30,000/-, respondents 1 and 2 had paid a sum of Rs. 20,000/- to respondent No. 3.
4. Aggrieved by the aforesaid judgment, the appellant has challenged the entire decree on the grounds : firstly, that being a minor he was not properly represented in the suit ; secondly, that ha is not a behamidar for respondent No 3, but owns the suit property to the extent of one half of it ; thirdly, that he being admittedly a minor, respondent No. 3 had no authority to execute the executory sale in respect of his share in the property, muchless, when the said executory sale was obviously to his detriment ; fourthly, that the executory sale being void to the extent of one half, it was ipso jure void in its entirety, as the property in respect whereof it was executed was joint and undivided between the appellant and respondent No. 3 ; and fifthly, that the executory sale was without consideration.
5. A preliminary objection was raised by Mr. Raina that respondent No 3 having been appointed by the trial court as guardian-ad-litem of the minor appellant in the suit out of which the appeal has arisen, the appeal on his behalf could have been filed by respondent No. 3 alone, till his appointment was terminated by his retirement, removal or death The appeal not having been filed, by respondent No. 3, but by some one else, it was not maintainable as his appointment as the guardian-ad-litem of th
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