2005 Supreme(MP) 321

2006 (1) JLJ 265
P.K. Jaiswal, J.
Durgaprasad v. Kallaram and others
Second Appeal No. 359 of 2001 :
against the judgment and decree of Additional District Judge.
Sheopurkalan passed in Civil Appeal No. 12-A of 1999,
affirming the judgment and decree of II Civil Judge Class II,
Sheopurkalan, passed in Civil Suit No. 7-A of 1997;
Decided on 2.3.2005.

Headnote:(1) Civil P.c., 1908 -- O. 34 R. 7 -- mortgage amount deposited with all arrears before filing suit --no dispute regarding ascertainment of amount ever raised -- there is no error of law in granting final decree of redemption without passing any preliminary decree.

       Kapoorchand (hereinafter referred to as ‘mortgagor‘) (since deceased) mortgaged suit house vide registered mortgage deed dated 13.10.1983 in favour of Durgaprasad, appellant-defendant No.1 (hereinafter referred to as ‘mortgage‘). There was a stipulation in the mortgage deed that if mortgage amount was not returned to the mortgage within the period stipulated then the mortgage will be within his right to get the sale deed executed and the mortgage deed would be treated as "an agreement to sell". The house was mortgaged for Rs. 10,000/- and Kapoorchand had taken the house on rent. The possession of the mortgaged house was with Kapoorchand. The appellant-defendant No.1 (mortgage) filed a suit for eviction and arrears of rent against Kapoorchand which was decreed ex parte on 3.9.1993. The appellant-defendant No.1 filed an execution before the Executing Court in Execution Case No. 6/86x93, the whole rent of Rs. 28,519/- was deposited by the mortgagor (Kapoorchand) on 29.9.1994. The mortgagor further deposited the whole amount of mortgage money amounting to Rs. 10,000/- on 3.10.1994 to the account of mortgagee and filed, an application under section 83 of Transfer of Property Act, 1882, before the First Civil Judge Class II. Sheopurkalan. The trial Court allowed the application vide order dated 5.12.1996 in MJC No. 19/ 94, releasing the property. The appellant-defendant No.1 mortgagee refused to accept the amount deposited by the mortgagor Kapoorchand and filed a revision challenging the order dated 5.12.1996. This Court, in Civil Revision No. 43/1997 vide order dated 11.7.1997, allowed the revision application and held that proper course for the mortgagor was to initiate regular civil proceedings. The mortgagor, during his lifetime, sold part of the suit premises, i.e., one shop to Kallaram vide registered sale deed dated 29.10.1994 and handed over the possession of the said shop to Kallaram. On 24.4.1996 Kapoorchand died. Widow of Kapoorchand, Tulsabai plaintiff No.1 and Kallaram plaintiff No. 2 filed a suit for redemption of suit house and permanent injunction restraining the defendant No. I-appellant from interfering with the possession of the suit house and mortgage deed be returned to them. [Para 2

       The trial Court held that once mortgage money was deposited by the mortgagor on 3.10.1994 then the appellant-defendant No.1 was not entitled for rent and since there was no dispute regarding depositing the arrears and mortgage money, no preliminary decree was required and instead of granting preliminary decree trial Court granted final decree for redemption of mortgaged house. [Para 3

       The appellant-defendant challenged the judgment and decree of the trial Court.... Lower appellate Court found that in this particular case, there was no contract between the parties by which right of redemption was extinguished, nor defendant No.1 filed any suit for execution of the sale deed as per terms of the mortgage deed and as such rejected the said objection and upheld the judgment and decree of the trial Court. This second appeal was admitted on 30.7.2003 on the following substantial question of law :

       What would be the effect of final judgment and decree passed without following the provisions of Order 34 Rule 7 CPC in not passing preliminary decree in the matter before directing for redemption of the property and passing of final decree? [Paras 4 & 5

       

       Held: In the case in hand the mortgagor had already deposited the mortgage money along with all the arrears of rent much before filing the Civil Suit and appellant-defendant No, 1 never raised any dispute before the Courts below regarding ascertaining the amount nor disputed regarding depositing of mortgage money and arrears of rent, I am hence of the view that the Courts below has not committed any error of law in granting final decree for redemption without granting preliminary decree. AIR 1922 All. 479 and AIR 1978 Mad. 246 relied on. [Paras 7 & 6

       (2) Transfer of Property Act, 1882 -- Ss. 83 and 60 -- application of mortgagor under S. 83 allowed by trial Court hut dismissed by High Court -- there would he no effect of such order on redemption suit.

       What would be the effect of order passed by the Court of Civil Judge Class-II in Suit No. 6-A/96 (u/s 83 of Transfer of Property Act) in the proceedings which were pending in the present case and effect thereof on decree passed? [Para 5

       Held: It is submitted that the mortgagor, after depositing the amount on 5.12.1994, filed an application under section 83 of Transfer of Property Act, 1882, which was allowed by the trial Court. Thereafter, on revision filed by the appellant-defendant No. 1, this Court, vide order dated 11.7.1997 in CR No. 43/1997, set aside the said order on the ground that mortgage not only refused to accept the amount but he also raised the dispute that he was entitled to purchase the mortgaged property in view of the condition No.4 stipulated in the mortgage deed and due to the aforesaid reason, this Court directed that the proper course of the mortgagor was to initiate regular civil proceedings. The mortgagor thereafter filed a suit for redemption. It was decreed by the trial Court and upheld by the lower appellate Court. The effect of the order passed in an application under section 83 of the Transfer of Property Act came to an end with effect from 11.7.1997 and the order passed under section 83 would not affect in any way the judgment and decree passed by the Courts below. [Para 9

       (3) Transfer of Property Act, 1882 -- Ss. 58 and 54 -- mortgagor -con sell mortgaged property. 2000 RN 53 relied on. [Para 8

       (4) Limitation Act, 1963 -- Art. 61 -- suit for redemption -- possession not taken from mortgagor -- he remained in possession as tenant --mortgage money as well as interest paid before filing suit -- limitation is 30 years. [Paras 3 & 8

       ¼1½ flfoy çfØ;k lafgrk] 1908& &vk- 34 fu-7& &leLr cdk;k lfgr ca/kd dh jde okn Qkby djus ls iwoZ fuf{kIr& &jde ds vfHkfu{kp;u ds ckjs esa dHkh dksbZ fookn ugha mBk;k x;k& &çkjafHkd fMØh ikfjr fd, fcuk mUekspu dh vafre fMØh çnku djus esa dksbZ fof/kd xyrh ughaA

       diwjpan ¼,rfLeui‘pkr~ ^^ca/kddrkZ** ds :i esa fufnZ"V½ ¼vc e`r½ us jftLVªhÑr ca/kd foys[k fnukad 13-10-1983 }kjk oknxzLr edku nqxkZçlkn] vihykFkhZ çfroknh Ø-1 ¼,rfLeu‘pkr~ ^^ca/kdnkj** ds :i esa fufnZ"V½ ds i{k esa ca/kd j[kk FkkA ca/kd foys[k esa vuqca/k Fkk fd ;fn ca/kd dh jde fu;r vof/k ds Hkhrj ca/kdnkj dks ugha ykSVkbZ rc foØ;&foys[k fu"ikfnr djokuk ca/kdnkj ds vf/kdkj esa gksxk rFkk ca/kd foys[k ^^foØ; dk djkj** ekuk tk,xkA edku #- 10]000@& ds fy, ca/kd j[kk x;k Fkk rFkk diwjpan us edku HkkM+s ij ys fy;k FkkA ca/kd j[ks x, edku dh dCtk diwjpan ds ikl FkkA vihykFkhZ çfroknh Ø-1 ¼ca/kdnkj½ us diwjpan ds fo#) csn[kyh vkSj HkkM+s ds cdk;k ds fy, okn Qkby fd;k tks 3-9-1993 dks ,di{kh; fMØh dj fn;k x;kA vihykFkhZ çfroknh Ø-1 us fu"iknu U;k;ky; ds le{k fu"iknu ekeyk Ø-6@86x93 esa fu"iknu ds fy, vknsou Qkby fd;k] 29-9-1994 dks ca/kddrkZ ¼diwjpan½ }kjk #- 28]519@& dk laiw.kZ HkkM+k fuf{kIr dj fn;k x;kA ca/kddrkZ us 3-10-1994 dks ca/kdnkj ds [kkrs esa #-10]000@& dk laiw.kZ ca/kd /ku vkSj fuf{kIr dj fn;k rFkk çFke flfoy U;k;k/kh‘k oxZ 2] ‘;ksiqjdyk¡ ds le{k laifÙk varj.k vf/kfu;e] 1882 dh /kkjk 83 ds v/khu vkosnu Qkby fd;kA fopkj.k U;k;ky; us çdh.kZ U;kf;d ekeyk Ø- 19@94 esa vkns‘k fnukad 5-12-1996 }kjk laifÙk mUeksfpr djrs gq, vkosnu eatwj fd;kA vihykFkhZ çfroknh Ø-1 ca/kdnkj us ca/kddrkZ diwjpan }kjk fuf{kIr jde Lohdkj djus ls badkj dj fn;k rFkk vkns‘k fnukad 5-12-1996 ij vk{ksi djrs gq, iqujh{k.k vkosnu Qkby fd;kA bl U;k;ky; us flfoy iqujh{k.k Ø-43@1997 esa vkns‘k fnukad 11-7-1997 }kjk iqujh{k.k vkosnu eatwj fd;k rFkk vfHkfu/kkZfjr fd;k fd ca/kudrkZ ds fy, mfpr ekxZ fu;fer flfoy dk;Zokgh vkjaHk djus dk FkkA ca/kddrkZ us vius thoudky esa oknxzLr ifjlj dk ,d Hkkx vFkkZr~ ,d nqdku jftLVªhÑr foØ;&foys[k fnukad 29-10-1994 }kjk dYykjke dks foØ; dj nh rFkk mDr nqdku dk dCtk dYykjke dks lkSai fn;kA 24-4-1996 dks diwjpan dk nsgkar gks x;kA diwjpan dh fo/kok oknh Ø-1 rqylkckbZ rFkk oknh Ø- 2 dYykjke us oknxzLr edku ds mUekspu ds fy, rFkk çfroknh Ø-1&vihykFkhZ dks oknxzLr edku ds dCts esa gLr{ksi djus ls vo#) djus ds LFkk;h O;kns‘k ds fy, rFkk ca/kd foys[k mUgsa ykSVk, tkus ds fy, okn Qkby fd;kA ¼iSjk 2½

       fopkj.k U;k;ky; us vfHkfu/kkZfjr fd;k fd 3-10-1994 dks ca/kddrkZ }kjk ca/kd /ku fuf{kIr dj fn, tkus ij vihykFkhZ&çfroknh Ø-1 HkkM+s dk gdnkj ugha Fkk rFkk D;ksafd cdk;k vkSj ca/kd /ku ds fu{ksi ds ckjs esa dksbZ fookn ugha gS blfy, çkjafHkd fMØh vko‘;d ugha Fkh rFkk çkjafHkd fMØh çnku djus ds LFkku ij fopkj.k U;k;ky; us ca/kd j[ks x, edku ds mUekspu ds fy, vafre fMØh çnku dj nhA ¼iSjk 3½

       vihykFkhZ çfroknh us fopkj.k U;k;ky; ds fu.kZ; rFkk fMØh ij vk{ksi fd;kA----fupys vihy U;k;ky; dk fu"d"kZ gS fd bl fof‘k‘V ekeys esa] i{kdkjksa ds e/; ,slh dksbZ Hkh lafonk ugha Fkh ftlds }kjk mUekspu dk vf/kdkj fuokZfir fd;k x;k gks] u çfroknh Ø-1 us ca/kd foys[k ds fuca/kkuqlkj foØ;&foys[k ds fu"iknu ds fy, dksbZ okn gh Qkby fd;k] rFkk bl çdkj mDr vkifRrÙk vLohdkj dh xbZ vkSj fopkj.k U;k;ky; ds fu.kZ; rFkk fMØh ekU; Bgjk, x,A

       f}rh; vihy 30-7-2003 dks fof/k ds fuEufyf[kr lkjoku ç‘u ij xzg.k dh xbZ%

       laifÙk ds mUekspu dk funs‘k nsus vkSj vafre fMØh ikfjr djus ls iwoZ ekeys esa çkjafHkd fMØh ikfjr ugha djds flfoy çfØ;k lafgrk ds vkns‘k 34 fu;e 7 ds mica/kksa dk vuqlj.k fd, fcuk ikfjr vafre fu.kZ; vkSj fMØh dk D;k çHkko gksxk\ ¼iSjk 4 ,oa 5½

       vfHk/kkfjr% çLrqr ekeys esa] ca/kddrkZ us flfoy okn Qkby djus ls cgqr igys HkkbZ ds cdk;k ds lkFk ca/kd /ku fuf{kIr dj fn;k Fkk rFkk vihykFkhZ çfroknh Ø-1 us fupys U;k;ky;ksa ds le{k jde ds vfHkfu‘p;u ds ckjs esa dHkh&Hkh dksbZ fookn ugha mBk;k] u ca/kd /ku vkSj HkkM+s ds cdk;k ds fu{ksi ds ckjs esa gh fookn mBk;k] vr% esjh jk; gS fd fupys U;k;ky; us çkjafHkd fMØh çnku fd, fcuk mUekspu dh vafre fMØh çnku dj fof/k dh dksbZ Hkh xyrh ugha dh gSA , vkb vkj 1922 byk- 479 rFkk , vkb vkj 1978 enzkl 246 voyafcrA ¼iSjk 7 ,oa 6½

       ¼2½ laifÙk varj.k vf/kfu;e] 1882& &/kkjk 83 rFkk 60& &/kkjk 83 ds v/khu ca/kddrkZ dk vkosnu fopkj.k U;k;ky; }kjk eatwj ijarq] mPp U;k;ky; }kjk [kkfjt mUekspu ds fy, okn ij ,sls vkns‘k dk dksbZ çHkko ugha gksxkA

       flfoy U;k;k/kh‘k oxZ 2 ds U;k;ky; }kjk ¼laifÙk varj.k vf/kfu;e dh /kkjk 83 ds v/khu½ okn Ø-6&,@96 esa ikfjr vkns‘k dk ml dk;Zokgh esa D;k çHkko gksxk tks çLrqr ekeys esa yafcr Fkh rFkk mldk ikfjr fMØh ij D;k çHkko gksxk\ ¼iSjk 5½

       vfHkfu/kkZfjr% fuosnu fd;k x;k gS fd ca/kddrkZ us 5-12-1994 dks jde fuf{kIr djus ds i‘pkr laifÙk varj.k vf/kfu;e] 1882 dh /kkjk 83 ds v/khu vkosnu Qkby fd;k Fkk ftls fopkj.k U;k;ky; }kjk eatwj fd;k x;k FkkA rRi‘pkr vihykFkhZ&çfroknh Ø-1 }kjk Qkby fd, x, iqujh{k.k vkosnu ij bl U;k;ky; us flfoy iqujh{k.k Ø-43@1997 esa vkns‘k fnukad 11-7-1997 }kjk mDr vkns‘k bl vk/kkj ij vikLr dj fn;k fd ca/kdnkj us jde Lohdkj djus ls badkj gh ugha fd;k vfirq mlus ;g fookn Hkh mBk;k fd ca/kd foys[k esa vuqc) ‘krZ Ø-4 dh n`f"V ls og ca/kd laifÙk Ø; djus dk gdnkj Fkk] rc iwoksZDr dkj.ko‘k bl U;k;ky; us funs‘k fn;k fd ca/kddrkZ ds fy, mfpr ekxZ fu;fer flfoy dk;Zokgh vkjaHk djus dk FkkA rRi‘pkr ca/kddrkZ us mUekspu ds fy, okn Qkby fd;kA og fopkj.k U;k;ky; }kjk fMØh fd;k x;k vkSj fupys vihy U;k;ky; }kjk fMØh ekU; BgjkbZ xbZA laifÙk varj.k vf/kfu;e dh /kkjk 83 ds v/khu vkosnu esa ikfjr vkns‘k dk çHkko 11-7-1997 dks lekIr gks x;k rFkk /kkjk 83 ds v/khu ikfjr vkns‘k ls fupys U;k;ky;ksa }kjk ikfjr fu.kZ; vkSj fMØh fdlh Hkh çdkj ls çHkkfor ugha gksaxsA ¼iSjk 9½

       ¼3½ laifÙk varj.k vf/kfu;e] 1882& &/kkjk 58 rFkk 54& &ca/kddrkZ& &ca/kd laifÙk dk foØ; dj ldrk gSA 2000 jk fu 53 voyafcrA ¼iSjk 8½

       ¼4½ ifjlhek vf/kfu;e] 1963& &vuq- 61& &mUekspu ds fy, okn& &ca/kddrkZ ls dCtk ugha fy;k x;k& &vfHk/kkjh ds :i esa mldk dCtk jgk& &okn Qkby djus ls iwoZ ca/kd /ku ds lkFk gh C;kt Hkh lanÙk dj fn;k x;k& &ifjlhek 30 o"kZ dh gSA ¼iSjk 3 ,oa 8½