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Checking relevance for Director General (Road Development) National Highways Authority Of India VS Aam Aadmi Lokmanch...

2020 0 Supreme(SC) 445 : Yes, a commission under Order 26 Rule 10-A of the Code of Civil Procedure, 1908 (CPC) can be issued for ascertaining scientific investigations, including those involving construction or the location of construction, when such matters involve complex scientific questions that cannot be conveniently conducted before the court. The National Green Tribunal (NGT) has the power to issue such a commission to obtain expert reports, particularly in cases involving environmental and technical issues. This power is derived from Section 19(4) of the National Green Tribunal Act, 2010, which grants the NGT the same powers as a civil court under the CPC, including the power to issue commissions for the examination of witnesses or documents. The court in the All Dimasa Student Union case emphasized that Rule 10-A is an enabling provision allowing courts (and by extension, the NGT) to appoint experts to investigate scientific matters, such as environmental impact or construction-related risks, when necessary for justice. Therefore, a commission under Order 26 Rule 10-A (not Rule 9) is applicable for ascertaining the construction or location of construction where scientific investigation is required.Checking relevance for Committee of Management Anjuman Intezamia Masajid, Varanasi VS Rakhi Singh...

2024 4 Supreme 602 : Yes, a commission under Order XXVI Rule 9 of the Civil Procedure Code, 1908 can be issued for ascertaining the construction or location of construction. The legal documents confirm that the District Judge, under Section 75(c) and Order XXVI Rule 10A of the CPC, directed the Director of the Archaeological Survey of India (ASI) to undertake a scientific investigation/survey/excavation on Settlement Plot No. 9130 to ascertain the nature of the construction and the age of the structure, including whether it was constructed over a pre-existing Hindu temple. The directions specifically included conducting Ground Penetrating Radar (GPR) surveys, excavation, dating methods, and other modern techniques to determine the age and nature of construction, including beneath domes, walls, and cellars. This demonstrates that a commission under Order XXVI Rule 9 CPC is competent to be issued for ascertaining both the construction and the location of construction, particularly in disputes involving historical or religious structures.Checking relevance for NOIDA ENTREPRENEURS ASSOCIATION VS NOIDA...

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2024 0 Supreme(J&K) 53 : Commission under Order 26 Rule 9 CPC can be issued for ascertaining facts in respect of any matter in dispute, including the construction or location of construction, provided the purpose is to elucidate or clarify the matter through local investigation. The provision allows the Court to issue a commission for local investigation to ascertain market value of property, amount of mesne profits, damages, or annual net profit, and to elucidate any matter or dispute. The object is to obtain material that, due to its peculiar nature, can best be obtained on the spot, and not to collect evidence for a party. The Court’s power under Order 26 Rule 9 is discretionary and enabling, not mandatory, and is intended to assist in clarifying factual issues, including those related to the physical condition or location of construction, as long as it serves the purpose of elucidation and not evidence collection.Checking relevance for Sapna VS Indore Municipal Corporation...

2021 0 Supreme(MP) 182 : Commission under Order 26 Rule 9 CPC cannot be issued for ascertaining the construction or location of construction. The court held that the appointment of a local commissioner under this rule is limited to cases where demarcation of the property is in dispute, and it cannot be used to collect evidence for parties. In the case at hand, the plaintiff sought a commission to determine whether the defendant was constructing in accordance with the sanctioned map, but the court ruled this was not a valid ground for commission under Order 26 Rule 9, as it amounted to misuse of the provision for collecting evidence, which is the responsibility of the parties themselves. The court emphasized that the report of the commissioner is merely a piece of evidence and not binding, and that the rule is not meant for verifying construction or location of construction, but only for demarcation disputes.Checking relevance for Rekha Suman VS Janardan Prasad...

Checking relevance for C. Mamatha W/o. Subramanyam VS K. Parvathamma, W/o Late K. Reddeppa...

2023 0 Supreme(AP) 1097 : Yes, a commission under Order 26 Rule 9 CPC can be issued for ascertaining the construction or location of construction, particularly in cases involving disputes regarding the boundaries or physical features of the property. The court emphasized that physical verification is necessary in such disputes, and the discretionary power to appoint an Advocate Commissioner under Order 26 Rule 9 CPC is not restricted to any particular stage of the suit. The appointment was upheld in a suit for permanent injunction where the dispute involved the physical features of the property, including its construction and location.


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  • Order 26 Rule 9 CPC - Appointment of Local Commissioner for Local Investigation The provision allows courts to issue commissions to investigate and report on matters in dispute that require on-site examination, such as the nature and extent of constructions, land demarcation, or property conditions. It is primarily intended for elucidating facts that can only be obtained through local investigation at the spot. The courts have exercised this power in cases involving illegal constructions, encroachments, and land disputes to ascertain facts like construction extent, location, and land boundaries. However, it is emphasized that Order 26 Rule 9 CPC cannot be used for collecting evidence or proving possession, which are impermissible purposes under this rule ["2023 0 Supreme(HP) 444"], ["2023 0 Supreme(P&H) 2838"], ["2024 0 Supreme(J&K) 53"], ["2024 Supreme(Online)(MP) 37613"], ["2024 Supreme(Online)(MP) 22994"].

  • Scope and Limitations of the Provision The scope of Order 26 Rule 9 is limited to elucidating factual aspects that are peculiar to the spot, such as the nature of construction, location, or physical features. It cannot be invoked for the purpose of collecting evidence or ascertaining possession, which amounts to evidence collection and is not permissible under this rule. Courts have clarified that local investigations should be directed towards facts that are not easily ascertainable from documents or oral evidence alone, and only in cases where such investigation is deemed necessary and proper ["2023 0 Supreme(P&H) 2838"], ["2021 0 Supreme(MP) 182"].

  • Misuse and Judicial Caution Several judgments warn against misusing Order 26 Rule 9 CPC for purposes like collecting evidence or establishing possession, which are outside its scope. The appointment of a commissioner should be strictly for elucidating factual matters that can only be observed on-site, such as the location of construction or boundary details. Courts have set aside orders where commissions were used improperly for evidence collection or to determine possession, emphasizing judicial restraint and correct interpretation of the provision ["2023 0 Supreme(HP) 444"], ["2021 0 Supreme(MP) 182"].

  • Inherent Power and Proper Use Courts possess inherent power to appoint commissioners under Order 26 Rule 9 when factual clarification on-site is necessary. The exercise of this power must be judicious and within the limited scope, mainly for matters like demarcation or inspection of physical features, not for collecting evidence or proving possession. Proper application of this rule ensures fairness and adherence to legal boundaries ["2025 Supreme(Online)(Kar) 24958"].

Conclusion:Order 26 Rule 9 CPC can be issued for ascertaining the construction or location of construction, provided the purpose is strictly to elucidate factual, physical details that require local investigation. It cannot be invoked for collecting evidence, establishing possession, or proving facts that can be proved through other means. Courts must exercise this power judiciously, within its limited scope, to prevent misuse and ensure proper adjudication ["2023 0 Supreme(HP) 444"], ["2023 0 Supreme(P&H) 2838"], ["2021 0 Supreme(MP) 182"].

Using Order 26 Rule 9 CPC Commissions for Construction and Boundary Verification Disputes

Order 26 Rule 9 CPC: Can Commissions Verify Construction or Location?

In property disputes, questions often arise about the physical aspects of land or buildings—such as boundaries, structures, or encroachments. One common query is: Can a commission under Order 26 Rule 9 CPC be issued for ascertaining the construction or location of construction? This provision of the Code of Civil Procedure (CPC), 1908, allows courts to appoint commissioners for local investigations, but its scope is narrowly defined. Understanding when and how it applies can be crucial for litigants in boundary or demarcation cases.

This article delves into the legal framework, judicial precedents, limitations, and practical recommendations, drawing from key case laws. Note that this is general information and not specific legal advice—consult a qualified lawyer for your situation.

Understanding Order 26 Rule 9 CPC

Order 26 Rule 9 CPC empowers courts to issue a commission for local investigation where the court deems a local investigation to be requisite or proper for the purpose of elucidating any matter in dispute or ascertaining market value or damages. The primary focus is on physical verification, particularly for issues like boundaries, physical features, or demarcations that require on-site inspection. 2023 0 Supreme(AP) 1097

Courts have consistently held that this rule is not for collecting evidence to prove ownership, title, or substantive rights. Instead, it's a tool for clarifying physical realities that documents alone cannot resolve. For instance, in Shaik Zareena Kasam vs. Patan Sadab Khan, the court emphasized physical verification in boundary disputes, stating it is essential for elucidating disputed physical features. 2023 0 Supreme(AP) 1097

Key Judicial Interpretations

  • Limited to Physical Features: Commissions are suitable for demarcation or verifying physical attributes of property. In Jaswant S/o. Kashi Ram Yadav v/s Deen Dayal, the court ruled: when there is dispute about demarcation of the property in question and its identity... it was incumbent upon the Court itself to issue a commission by appointing an employee of revenue department not below the rank of Revenue Inspector to get it demarcated. 2021 0 Supreme(MP) 182
  • Not for Ownership Proof: The scope excludes gathering evidence for title claims. As clarified in multiple judgments, commissions cannot substitute trial evidence on substantive rights. 2023 0 Supreme(AP) 1097 2021 0 Supreme(MP) 182

Applicability to Construction or Location Verification

Yes, commissions under Order 26 Rule 9 CPC may be issued to ascertain the construction or location of structures, provided the dispute centers on physical features or boundaries requiring site inspection. For example:

  • In cases involving alleged encroachments or disputed building locations, courts have approved commissions to verify the exact position of constructions relative to boundaries. 2023 Supreme(Online)(MP) 26852 The defendants' attempt to change the situation prompted the court to note that the trial Court for ascertaining the extent of encroachment could have issued a commission as per... Order 26 Rule 9 CPC.
  • Similarly, in partition suits, even after a preliminary decree, commissions can address changes in physical features like new constructions for metes and bounds division. 2023 0 Supreme(Cal) 767 The court held that in order to prevent multiplicity of proceedings change in circumstances can be taken into account... there should be an appointment of Commissioner.

However, this is not blanket permission. The court must deem it requisite or proper. In Arvind Kumar Agarwal v. Legend Estates (P) Ltd., the appointment was justified for boundary and physical feature disputes, extending to construction locations, but not general evidence collection. 2023 0 Supreme(AP) 1097

When Can It Be Used for Buildings or Structures?

Physical verification of a building's location or construction falls within scope if it's tied to disputed boundaries or features. The opening of Order 26 Rule 9 indicates it's for local investigation... to elucidate any matter in dispute. 2020 0 Supreme(Ker) 402

  • Approved Scenarios:
  • Verifying if a structure encroaches on neighboring land. 2023 Supreme(Online)(MP) 26852
  • Clarifying construction positions in injunction suits involving illegal builds. 2018 0 Supreme(MP) 300 Here, the court noted commissions for demarcation and encroachment involved.
  • Post-preliminary decree adjustments in partition for physical changes. 2023 0 Supreme(Cal) 767

  • Rejected Scenarios:

  • Determining possession, which is for court adjudication, not commissioners. 2017 0 Supreme(P&H) 997 Local Commissioner cannot be appointed to determine which party is in possession.
  • General fact-finding without physical dispute linkage. 2023 0 Supreme(AP) 1097

Exceptions, Limitations, and Procedural Safeguards

While useful, commissions have strict boundaries:- Not Evidence Collection: The report is advisory; parties must still prove cases via evidence. The parties in suit must prove their case by way of evidence and if the Court wants... clarification... it may appoint a commission. 2018 0 Supreme(MP) 300- Court's Discretion: Appointment only if local investigation elucidates disputes. No routine use. 2020 0 Supreme(Ker) 402- Post-Inspection Procedure: Under Order 26 Rule 10, the commissioner submits a signed report with evidence, but it doesn't bind the court without opportunity for objections. 2018 0 Supreme(Gau) 761 2018 0 Supreme(Gau) 354

In land acquisition contexts, unverified commissioner reports (e.g., without party examination) hold little weight, reinforcing the need for proper process. 2018 0 Supreme(Gau) 761

Other sources highlight combined applications, like with Order 39 Rule 7 for injunctions, to verify status quo on constructions. 2021 Supreme(Online)(Guj) 2485

Practical Recommendations for Litigants and Courts

To maximize effectiveness:- For Parties: Clearly plead the need for physical verification in applications, specifying disputed features like construction locations. Avoid seeking commissions for ownership proof.- For Courts: Assess if documents suffice or if site visit is essential. Exercise caution to prevent abuse. 2024 4 Supreme 602 The report is evidence but not conclusive.- Timing: Can be sought even after evidence if new disputes arise, not barred by res judicata if prior rejection was procedural. 2018 0 Supreme(MP) 300

Key Takeaways

In conclusion, while Order 26 Rule 9 CPC provides a valuable mechanism for ascertaining construction or location in qualifying cases, its use must align with its elucidatory purpose. This balances efficiency with procedural fairness in property litigation. Always seek professional legal counsel tailored to your facts.

References:1. 2023 0 Supreme(AP) 1097: Scope and limitations in boundary disputes.2. 2021 0 Supreme(MP) 182: Demarcation necessities.3. 2020 0 Supreme(SC) 445: Broader commission contexts.4. 2024 4 Supreme 602: Evidentiary value of reports.5. Additional: 2021 Supreme(Online)(Guj) 2485, 2023 Supreme(Online)(MP) 26852, 2023 0 Supreme(Cal) 767, 2020 0 Supreme(Ker) 402, 2018 0 Supreme(MP) 300, 2017 0 Supreme(P&H) 997.

#Order26Rule9CPC, #PropertyDisputes, #LocalCommission
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