2005 Supreme(MP) 845

2006(2) JLJ 275
R.V. Raveendran, C.J. and Shantanu Kemkar,. J.
Rekha and others v. Smt. Ratnashree
Writ Petition No. 1985 of 2005: on reference by
Hon‘ble Justice Shri K.K. Lahoti;
Decided on 17.8.2005.

Headnote:(1) Evidence Act, 1872 -- Ss. 74 and 75 -- registered sale-deed - is not a public document -- it is private document -- any other registered document -- is also a private document -- such document does not fall under the description of public document.

       The respondent herein filed a suit for ejectment against the petitioners herein under the provisions of the M.P. Accommodation Control Act. In the said suit, the respondent filed an application under section 65 of the Evidence Act, 1872 ("Act" for short) seeking permission to lead secondary evidence in regard to the sale-deed dated 5.11.1997 executed in her favour by the previous owners (Ramdas and others) by producing a certified copy of the deed. [Para 1

       The trial Court, by order dated 22.2.2005, allowed the said application on two grounds. The first ground is that as the original sale-deed had been produced on the file of FA No. 337/2003, it will be time consuming to summon the said deed. The second ground is that the sale-deed being a public document, certified copy thereof was admissible in evidence. The said order of the trial Court is challenged in this petition.

       Before the learned Single Judge, the petitioners herein relied on three decisions of learned Single Judges of this Court -Jagannath Pershad Nigam v. Visheshwar Prasad [1977(I) MPWN 210], Bhagwat Saran v. Man Singh [1986(I) MPWN 59] and Gopal Sharma v. Savitri Devi Ojha [1994(I) MPWN 192] in support of their contention that a sale-deed is not a public document and when the original is not lost or destroyed, it cannot be proved by merely tendering certi1ied copy thereof. On the other hand, the respondent landlord relied on the decision of a learned Single Judge of this Court in Nawabsaheb v. Firoz Ahmad [2002(5) MPU 438] holding that a registered sale-deed is a public document, purporting to rely on an earlier decision of another Single Judge in Vasudeo v. Tikaram [1994(I) MPWN 198]. In view of the divergent views, the learned, Single Judge (K.K. Lahoti, J.) has referred this petition to a Division Bench for decision. [Paras 4 & 5

       The following points arise for consideration:

       1. Whether a sale-deed (duly registered) is a public document?

       2. Whether a certified copy of a sale-deed issued by the Registering Officer is a public document?

       3. Whether a certified copy of a public document can be received in evidence without any further proof? .

       4. What is the effect and efficacy of producing and marking a certified copy of the sale-deed?‘

       5. Whether the order of the trial Court requires interference? [Para 6

       Held: A deed of sale is a conveyance. A deed of conveyance or other document executed by any person is not an act nor record of an act of any sovereign authority or of any official body or Tribunal, or of any public officer, legislative, judicial and executive. Nor is it a public record kept in a State of any private documents. A sale-deed (or any other deed of conveyance) when presented for registration under the Registration Act. is not retained or kept in any public office of a State after registration, but is returned to the person who presented such document for registration. on completion of the process of registration An original registered document is not therefore a public record kept by a State of a private document. Consequently, a deed of sale or other registered document will not fall under either of the two classes of documents described in section 74, as ‘public documents. Any document which is not a public document is a private document. We, therefore, have no hesitation in holding that a registered sale-deed (or any other registered document) is not a public document but a private document. AIR 1943 PC 83 and Law of Evidence by Ratanlal 19th Edn. P. 237 relied on. [Para 8 & 9

       (2) Evidence Act, 1872 -- S. 74(2) -- Registration Act. 1908 -- Ss. 51. 35. 17. 89 and 52 -- public records. kept in any State. private documents used in S. 74(2) of Evidence Act -- answer is contained in Registration Act -- every document is copied as per S. 52 in the Book- 1 kept as per S.51 -- such record is public document.

       It is clear from section 51 that all deeds relating to immovable property of which registration is compulsory under section 17 or of which registration is optional under section 18 (and the orders/certificates/instruments enumerated in section 89) are entered or filed in Book-\kept by the Registering Officers. The word ‘entered or filed‘ in Book-l means the verbatim copying of the deed in the Book or filing of a complete copy of the deed. with all endorsements and certificates in. Book-1. In fact, section 52 requires that every document admitted to registration shall be copied in the Book appropriated there for. [Para 10.2

       It is clear from the above that Book-1 maintained in the Registration Offices (a Register where all non-testamentary documents relating to immovable property are copied. entered or filed) is a public record kept in a State or private documents and therefore a public document. [Para 11

       (3) Registration Act, 1905 -- Ss. 51 and 57 -- Evidence Act, 1872-S. 74 -- certified copy of registered document from Book-1 -- is not a public document -- nor it is certified copy of private document -- it is certified copy of public document. [para 12

       (4) Evidence Act, 1872 -- Ss. 65. 67. 74(2). 76. 77 and 79 -Registration Act. 1908 -- Ss. 51. 52 and 57 -- certified copy of sale-deed issued by Registration Officer -- can be produced as secondary evidence -- production of certified copy under S. 65(e) or (f) -- is completely different from S, 65(a)(b) and (c).

       Proving execution of a registered sale-deed (or any other registered document which is not required by law to be attested) has two steps. The first step is production of the original sale-deed or lay the foundation for letting in secondary evidence of the sale deed, by way of certified copy of the sale-deed, by showing the existence of any of the circumstances mentioned in clauses (a). (b) and (c) of section 65. In other words. a certified copy can be offered as secondary evidence of the original sale-deed under clause (a) of sections 65, by establishing that the original is in the possession or power of the person against whom the document is sought to be proved, or in the possession or power of any person out of reach of or not subject to the process of the Court, or in the possession of any person who is legally bound to produce it. and such person (of the three categories) docs not produce it in spite of notice under section 66 of the Act. A certified copy of the sale-deed can also he offered as secondary evidence under clause (c) of section 65. by showing that the original is destroyed or lost or the party offering evidence of its contents cannot. for any other reason not arising from his own default or neglect. produce it in reasonable time. Lastly, a certified copy can he offered as secondary evidence under clause (h) of section 65. where the existence. condition or contents of the original have been admitted in writing by the person against whom it is proved or by his representative in interest. and such admission is proved. [Para 18 & 16

       Registration is not proof of execution. A private document cannot he used in evidence unless its execution is admitted by the party against whom it is intended to he used. or it is established by proof that it is duly executed. AIR 1954 Mad. 486, 1954(2) MLJ 75, AIR] 951 Nag. 255 and AIR 1962 Orissa 40 relied on. Law of Evidence, 14th Edn. Vol. 2 by Woodroffe and Ameer Ali explained. [Para 18 .1

       (5) Evidence Act, 1872 -- Ss. 74 and 65 -- original not produced at any time -- no foundation laid to give secondary evidence -- copies of original not admissible in evidence. AIR 1966 SC 1457 followed. [para 16.5

       ¼1½ lk{; vf/kfu;e] 1872 && /kkjk 74 rFkk 45 && jftLVªhd`r foØ; foys[k && yksd nLrkost ugha gS && ;g izkbosV nLrkost gS && vU; dksbZ jftLVªhd`r nLrkost && Hkh izkbosV nLrkost gS && ,slk nLrkost yksd nLrkost ds izdkj ds v/khu ugha vkrkA

       ,rfLeu~ izR;FkhZ us ,rfLeu~ ;kphx.k ds fo#) e-iz- LFkku fu;a=.k vf/kfu;e ds mica/kksa ds v/khu csn[kyh dks okn Qkby fd;kA mDr okn esa izR;FkhZ us iwoZorhZ Lokfe;ksa ¼jkenkl rFkk vU;½ }kjk mlds i{k esa fu"ikfnr foØ; foys[k fnukad 5-11-1997 ds laca/k esa ml foys[k dh izekf.kr izfrfyfi izLrqr dj ds f}rh;d lk{; is‘k djus dh vuqKk ds fy, lk{; vf/kfu;e] 1872 ¼la{ksi ds fy, vf/kfu;e½ dh /kkjk 65 ds v/khu vkosnu Qkby fd;kA ¿ iSjk 2À

       fopkj.k U;k;ky; us vkns‘k fnukad 22-2-2005 }kjk mDr vkosnu nks vk/kkjksa ij eatwj dj fy;kA izFke vk/kkj ;g gS fd D;kasfd ewy foØ; foys[k izFke vihy Ø- 337@2003 dh Qkby esa is‘k fd;k x;k Fkk] foØ; foys[k e¡xok;k tkus esa le; yxsxkA nwljk vk/kkj gS fd foØ; foys[k] yksd nLrkost gksus ds dkj.k] mldh izekf.kr izfrfyfi lk{; esa xzkº; FkhA fopkj.k U;k;ky; dks mDr vkns‘k ij bl ;kfpdk esa vk{ksi fd;k x;k gSA

       fo}ku ,dy U;k;k/kh‘k ds le{k ,rfLeu~ ;kphx.k us vius bl ladFku ds leFkZu esa fd foØ; foys[k yksd nLrkost ugha gS vkSj tc ewy [kks;k ugha gS ;k u"V ugha gqvk gS] og ek= izekf.kr izfrfyfi izLrqr dj ds lkfcr ugha fd;k tk ldrkA bl U;k;ky; ds fo}ku ,dy U;k;k/kh‘kksa ds rhu fu.kZ;ksa dk voyac fy;k & txUukFk izlkn fuxe fo- fo‘ks"koj izlkn ¿ 1977 ¼1½ e-iz- ohDyh uksV~l 210À] Hkxoku ‘kj.k fo- ekuflag ¿ 1986 ¼1½ e-iz- ohDyh uksV~l 59À rFkk xksiky ‘kekZ fo- lkfo=h nsoh vks>k ¿ 1994 ¼1½ e-iz ohDyh uksV~l 192ÀA nwljh vksj] izR;FkhZ Hkw&Lokeh us bl U;k;ky; ds ,d fo}ku ,dy U;k;k/kh‘k ds uokc lkgsc fo- fQjkst vgen ¿ 2002¼5½ ,e ih ,y ts 438À ds fu.kZ; dk voyac fy;k gS ftlesa oklqnso fo- Vhdkjke ¿ 1994 ¼1½ e-iz- ohDyh uksV~l 198À es ,d vU; ,dy U;k;k/kh‘k ds iwoZrj fu.kZ; us voyac ds vkHkkl ls vfHkfu/kkZfjr fd;k x;k gS fd jftLVªhd`r foØ; foys[k yksd nLrkost gSA bu fHkUu erksa dh n`f"V ls fo}ku ,dy U;k;k/kh‘k ¼U;k- ds-ds- ykgksVh½ us ;g ;kfpdk [kaM U;k;ihB ds le{k fofuf‘pr fd, tkus ds fy, fufnZ"V dh gSA ¿ iSjk 4 ,oa 5À

       fopkj fd, tkus ds fy, fuEuafdr iz‘u mn~Hkwr gksrs gSa %

       1- D;k dksbZ foØ; foys[k ¼lE;d~ :is.k jftLVªhd`r½ yksd nLrkost gS \

       2- D;k fdlh foØ; foys[k dh jftLVªhdj.k vf/kdkjh tkjh izekf.kr izfrfyfi yksd nLrkost gS \

       3- D;k fdlh yksd nLrkost dh izekf.kr izfrfyfi is‘k fd, tkus vkSj lcwr ds lk{; esa xzg.k dh tk ldrh gS \

       4- fdlh foØ; foys[k izekf.kr izfrfyfi is‘k fd, tkus vkSj fpg~fur fd, tkus dk D;k izHkko vkSj {kerk gS \

       5- D;k fopkj.k U;k;ky; ds vkns‘k esa gLr{ksi visf{kr gS \ ¿ iSjk 6

       vfHkfu/kkZfjr % foØ; dk foys[k] gLrkarj.k i= gSA fdlh O;fDr }kjk fu"ikfnr dksbZ gLrkarj.k i= vFkok vU; nLrkost fdlh izHkqrk laiUu izkf/kdkjh ds vFkok fdlh ‘kkldh; fudk; ;k vf/kdj.k ds ;k fdlh yksd vf/kdkjh] fo/kk;h] U;kf;d vkSj dk;Zikyd dk;Z ;k dk;Z dk vfHkys[k ugha gSA u ;g fdlh jkT; esa j[ks x, fdlh izkbosV nLrkost dk yksd vfHkys[k gh gSA dksbZ foØ; foys[k ¼;k vU; dksbZ gLrkarj.k i=½ tc jftLVªhd`r vf/kfu;e ds v/khu jftLVªhdj.k ds fy, izLrqr fd;k tkrk gS] jftLVªhdj.k ds i‘pkr~ fdlh jkT; ds yksd vfHkys[k esa jksdk ;k j[kk ugha tkrk gS fdarq ;g jftLVªhdj.k dh izfØ;k iwjh gksus ij ml O;fDr dks ykSVk fn;k tkrk gS ftlus ,slk nLrkost jftLVªhdj.k ds fy, izLrqr fd;k gksA blfy, dksbZ ewy jftLVªhd`r nLrkost fdlh jkT; }kjk j[kk x;k izkbosV nLrkost dk yksd vfHkys[k ugha gSA ifj.kkeLo:i] foØ; dk foys[k vFkok vU; jftLVªhd`r nLrkost] /kkjk 74 esa yksd nLrkostksa dh Hkk¡fr of.kZr nLrkostksa ds nks oxksZa es ls fdlh ds Hkh v/khu ugha vk,xkA dksbZ nLrkost tks yksd nLrkost ugha gS] izkbosV nLrkost gSA blfy,] gesa ;g vfHkfu/kkZfjr fd, tkus esa dksbZ fgpd ugha gS fd dksbZ jftLVªhd`r foØ; foys[k ¼vFkok vU; jftLVªhd`r nLrkost½ yksd nLrkost ugh gS fdarq izkbosV nLrkost gSA , vkb vkj 1943 ih lh 83 rFkk jruyky d`r ykW vkQ ,foMsUl~ 19 ok¡ laLdj.k i`- 237 voyafcrA ¿ iSjk 8 ,oa 9À

       ¼2½ lk{; vf/kfu;e] 1872 && /kkjk 74 ¼2½ && jftLVªhdj.k vf/kfu;e] 1908 && /kkjk 51] 35] 17] 89 rFkk 52 && lk{; vf/kfu;e dh /kkjk 74¼2½ esa iz;qDr fdlh lfUufo"V gS && izR;sd nLrkostksa ds yksd vfHkys[k && mÙkj jftLVªhdj.k vf/kfu;e esa lfUufo"V gS && izR;sd nLrkost dh izfrfyfi /kkjk 51 ds vuqlkj j[kh xbZ iqLrd&1 esa /kkjk 52 ds vuqlkj dh tkrh gS && ,slk vfHkys[k yksd nLrkost gSA

       /kkjk 51 ls Li"V gS fd LFkkoj laifÙk ls lacaf/kr leLr foys[k ftudk jftLVªhdj.k /kkjk 17 ds v/khu vfuok;Z gS vFkok ftudk jftLVªhdj.k /kkjk 18 ds v/khu ,sfPNd gS ¼rFkk /kkjk 89 esa ifjxf.kr vkns‘k@izek.ki=@fy[krsa½ jftLVªhdrkZ vf/kdkfj;ksa }kjk j[kh xbZ iqLrd&1 esa izfo"V ;k Qkby dh tkrh gSA ‘‘kCn iqLrd&1 esa izfo"V ;k Qkby fd, tkus dk vFkZ gS iqLrd esa foys[k dh ‘‘kCn‘k% izfrfyfi dh tkuk ;k leLr i`"Bkaduksa vkSj izek.ki=ksa lfgr foys[k dh laiw.kZ izfr iqLrd esa Qkby dh tkukA okLro esa] /kkjk 52 es visf{kr gS fd jftLVªhdj.k ds fy, xzg.k fd, x, izR;sd nLrkost dh rnFkZ fofu;qDr iqLrd esa izfrfyfi dh tk,xhA

        ¿ iSjk 10-2À

       mi;qZDr ls ;g Li"V gS fd jftLVªhdj.k dk;kZy;ksa esa la/kkfjr iqLrd&1 ¼jftLVj ftlesa laifÙk ls lacaf/kr leLr xSj&olhrh nLrkostksa dh izfrfyfi dh tkrh gS] izfof"V dh tkrh gS ;k os Qkby fd, tkrs gSa½ jkT; esa j[ks x, nLrkostksa dk yksd vfHkys[k gS vkSj blfy, yksd nLrkost gSaA ¿ iSjk 11À

       ¼3½ jftLVªhdj.k vf/kfu;e] 1908 && /kkjk 51 rFkk 57 && lk{; vf/kfu;e] 1872 && /kkjk 74 && jftLVªhd`r nLrkost dh iqLrd&1 ls izekf.kr izfrfyfi && yksd nLrkost ugha gS && u ;g izkbosV dh izekf.kr izfrfyfi gh gS && ;g yksd nLrkost dh izekf.kr izfrfyfi gSA

       ¼4½ lk{; vf/kfu;e] 1872 && /kkjk 65] 67] 74¼2½ 76] 77 rFkk 79 && jftLVªhdj.k vf/kfu;e] 1908 && /kkjk 51] 52 rFkk 57 && jftLVªhdrkZ vf/kdkjh }kjk tkjh foØ; foys[k dh izekf.kr izfrfyfi && f}rh; lk{; dh Hkk¡fr is‘k dh tk ldrh gS && /kkjk 65¼³½ ;k ¼p½ ds v/khu izekf.kr izfrfyfi dh izLrqfr && /kkjk 65¼d½] ¼[k½ rFkk ¼x½ ls iw.kZr% fHkUu gSA

       fdlh foØ; foys[k ¼vFkok vU; dksbZ jftLVªhd`r nLrkost ftldk fof/k }kjk lR;kfir fd;k tkuk visf{kr ugha gS½ dk fu"iknu lkfcr fd, tkus ds nks ¼d½] ¼[k½ vkSj ¼x½ esa mfYyf[kr ifjfLFkfr;ksa es ls fdlh dk vfLrRo nf‘kZr fd, tkus }kjk ewy foØ; foys[k izLrqr fd;k tkuk ;k foØ; dk f}rh; lk{; vkus nsus ds fy, vk/kkj izLrqr fd;k tkuk gSA vU; ‘‘kCnksa esa] ;g LFkkfir dj ds fd ewy ,sls O;fDr ds dCts es ;k ‘kD;k/khu gS ftlds fo#) ml nLrkost dks lkfcr fd;k tkuk bZfIlr gS] vFkok ,sls O;fDr ds dCts esa ;k ‘kD;k/khu gS tks U;k;ky; dh vknsf‘kdk dh igq¡p ds ckgj gS ;k ,slh vknsf‘kdk ds v/;;/khu ugha gS] vFkok ,sls fdlh O;fDr ds dCts esa gS tks mls is‘k djus ds fy, vkc) gS vkSj ¼rhuksa izoxksa es ls½ ,slk O;fDr /kkjk 66 esa of.kZr lwpuk ds i‘pkr~ mls is‘k ugh djrk gSA foØ; foys[k dh izekf.kr izfrfyfi dh /kkjk 65 ds [kaM ¼x½ ds v/khu ;g nf‘kZr dj ds f}rh;d lk{; dh Hkk¡fr izLFkkiuk dh tk ldh gS fd mldk ewy u"V gks x;k gS ;k [kks x;k gS vFkok mldh varoZLrq dk lk{; nsus dh izLFkkiuk djus okyk i{kdkj vius Lo;a ds O;frØe ;k mis{kk ls vuqn~Hkwr vU; fdlh dkj.k ls mls ;qfDr;qDr le; ls is‘k ugha dj ldrkA vafrer% foØ; foys[k dh izekf.kr dh tk ldrh gS tcfd ewy dk vfLrRo] n‘kk ;k varoZLrq ml O;fDr }kjk ftlds fo#) mls lkfcr fd;k tkuk gS ;k mlds fgr izfrfuf/k }kjk fyf[kr :i ls Lohd`r fd;k tkuk lkfcr dj fn;k x;k gSA ¿ iSjk 18 ,oa 16À

       jftLVªhdj.k] fu"iknu dk lcwr ugha gSA izkbosV nLrkost lk{; esa iz;qDr ugha fd;k tk ldrk tc rd fd mldk fu"iknu ml i{kdkj }kjk Lohdkj ugha dj fy;k tk, ftlds fo#) mldk mi;ksx fd;k tkuk vk‘kf;r gS] vFkok ;g lcwr }kjk LFkkfir dj fn;k tk, fd lE;d~ :i ls bldk fu"iknu gqvk gSA , vkb vkj 1954 enzkl 486] 1954 ¼2½ ,e ,y ts 75] , vkb vkj 1951 ukxiqj 255 rFkk , vkb vkj 1962 mM+hlk 40 voyafcrA oqMjQ vkSj vehj vyh d`r ykW vkQ ,foMsUl] 14 ok¡ laLdj.k] xzaFk 2 Li"Vhd`rA ¿ iSjk 18-1À

       

       ¼5½ lk{; vf/kfu;e] 1872 && /kkjk 74 rFkk 65 && ewy fdlh Hkh le; izLrqr ugha fd;k x;k && f}rh;d lk{; fn, tkus ds fy, dksbZ vk/kkj ugha cuk;k x;k && ewy dh izfrfyfi;k¡ lk{; esa xzkº; ughaA , vkb vkj 1966 ,l lh 1457 vuqlfjrA ¿ iSjk 16-5À