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Kerala High Court Upholds Receiver Appointment in Complex Family Property Dispute

Ernakulam: The Hon’ble Kerala High Court, in a significant ruling, has dismissed an appeal challenging the appointment of a receiver in a contentious family property partition suit. Justice Syam Kumar V.M. upheld the Sub Court, Attingal's order to appoint the Official Receiver for managing an ice plant and wholesale fish market, emphasizing the established legal principles for such an interim measure. The case, Jaseela vs Rejila Beevi @ Rejila (FAO No. 150 of 2024) , arose from O.S.No.43/2024 concerning properties left by the late Abdul Vahid .

Background of the Dispute

The case is one of several legal battles among the family members of the late Abdul Vahid , who passed away on April 4, 2023, over substantial properties. The current suit (O.S.No.43/2024) was filed by Rejila Beevi (1st respondent/plaintiff), one of Abdul Vahid 's daughters, seeking partition of properties, including a 54.06 Ares land in Navayikulam Village housing an ice plant and wholesale fish market (ABV & Co.). She also sought a declaration that two settlement deeds from 2023, allegedly favouring Jaseela (1st appellant/1st defendant, another daughter), were not binding.

The Sub Court, Attingal, had allowed I.A.No.4/2024 in this suit, appointing the Official Receiver to manage the business and collect rent from the 'plaint A schedule property'. The Sub Court found a strong prima facie case for the plaintiff and deemed it unjust for the 1st appellant to continue receiving all income. It also noted prima facie discrepancies in the signature of late Abdul Vahid on one of the contested settlement deeds (Ext.A1).

Arguments Before the High Court

Appellants' Contentions ( Jaseela & Mubash )

The appellants, Jaseela and her husband Mubash (defendants 1 & 2), argued that: * The plaintiff (Rejila Beevi) failed to prove a prima facie case or any right over the property, having allegedly relinquished her claim in a written statement in a previous suit (O.S.No.51 of 2023). * The Sub Court ignored numerous documents submitted by them, including licenses for operating the ice plant, and failed to consider that partners (non-family members) in the ice plant business were not made parties to the petition. * Appointing a receiver would unjustly deprive the 1st appellant of her de facto possession of the property, which she claimed was her absolute property and not partible. * The Sub Court erred in its prima facie assessment of the signature on the settlement deed (Ext.A1) and overlooked evidence suggesting Abdul Vahid was capable of executing documents. * The appointment of a receiver, an extreme step, was not warranted as there was no imminent danger to the property.

Respondents' Submissions

Rejila Beevi (Plaintiff/1st Respondent): Contended that the appellants were attempting to harm the existing fish market by setting up a new one. She claimed the licenses relied upon by the appellants were obtained unethically and that her earlier disclaimer of rights was an error since rectified.

Rejimon (Son of late Abdul Vahid /2nd Respondent): Argued that the property, including the ice plant and fish market, was settled in his favour via a 2014 settlement deed (Ext.R2(a)), which was later unilaterally and illegally cancelled. He supported the receiver's appointment for proper administration, alleging the appellants trespassed into the ice plant after the Sub Court's order.

Jameela & Souda Beevi (Daughter and Wife of late Abdul Vahid /Respondents 3 & 4): Submitted that Abdul Vahid was incapacitated due to neurological issues when the 2023 settlement deeds favouring the appellants were purportedly executed, deeming them fraudulent. They highlighted the plight of Souda Beevi (4th respondent), an ailing old woman with no income, who depended on the A-schedule property for sustenance. They argued the receiver's appointment was just and equitable.

High Court's Rationale for Upholding Receiver Appointment

Justice Syam Kumar V.M. meticulously analyzed the arguments against the backdrop of established legal principles governing the appointment of a receiver under Order 40 of the Code of Civil Procedure, 1908.

The ' Paanch Sadachar ' Guiding Principles

The Court extensively referred to the landmark case of T.Krishnaswamy Chetty v. C.Thangavelu Chetty and others [AIR 1955 Mad 430] , which lays down five core principles ("paanch sadachar") for appointing receivers: 1. The appointment is a discretionary power of the Court, to be exercised judicially. 2. The plaintiff must show a prima facie excellent chance of succeeding in the suit. 3. There must be some emergency, danger, or loss demanding immediate action. 4. An order appointing a receiver will not generally be made if it deprives a defendant of de facto possession, unless the property is in 'medio' (enjoyment of no one) or obtained through fraud/force. 5. The Court considers the applicant's conduct, who must come with clean hands.

Prima Facie Case Established by Plaintiff

The High Court found no reason to interfere with the Sub Court's prima facie conclusion regarding the plaintiff's case. It noted: > "Admittedly the 1st respondent/plaintiff is a legal heir of the late Abdul Vahid . It is the specific case of the 1st respondent that late Abdul Vahid had been directly running the business till his death and since the earlier settlement deed executed by him and 4th respondent had been cancelled by them, the plaint A and B schedule properties had reverted back to late Abdul Vahid and after his death they are open for partition... This contention stands unassailed except for the subsequent settlement deeds of 2023 relied on by the appellants which are alleged to be forged document by all other siblings. Till the sustainability of the same is subjected to trial and evidence, the 1st respondent does have a prim facie case and a right to seek appointment of a Receiver."

The Court also upheld the Sub Court's prima facie observation about the signature discrepancy in the settlement deed (Ext.A1), stating that its correctness would be scrutinized during trial.

De Facto Possession and Protection of Property

Addressing the appellants' argument about being deprived of de facto possession, the Court found merit in the respondents' counter that licenses for the ice plant alone did not prove possession of the entire 'plaint A schedule properties'. More importantly, the Court emphasized the nature of the property: > "The substantial revenue said to be daily generated by the ice plant and the fish market is also a valuable asset/ property over which the other legal heirs of late Abdul Vahid including the 1st appellant have an entitlement. Hence the day to day running of the ice plant and the fish market and the revenue generated therein assumes relevance in answering the question as to how the property is to be protected from danger and loss to subserve the interests of all during the pendency of the suit."

The Court further observed: > "...it is trite that if the property is exposed to danger and loss and the person in possession has obtained it through, fraud or force it is the duty of the trial court to interpose by appointing a Receiver for the security of the property. I also note that by the very nature of the activity that was being carried on in the plaint A schedule property, the existence of an emergency or danger of loss which demanded immediate action, coupled with an element of danger, stands proved, justifying the appointment of a Receiver."

The judgment cited Jambagavalli Ammal v. Govindaraja Kandiar and another [AIR 1980 Mad. 103] to underscore the court's duty to preserve properties in dispute, especially when there are competing claims, and to "create a harmony and not to ferment disharmony."

Conduct of Parties

The Court also took note of allegations regarding the appellants' conduct, including an alleged attempt to oust the 5th respondent (who assisted Abdul Vahid in business) immediately after Abdul Vahid 's death, and alleged trespass into the ice plant after the receiver appointment order.

Decision

The High Court concluded that there was no reason to interfere with the Sub Court's discretionary order appointing the receiver. The FAO was dismissed with no costs. The Court directed the Sub Court, Attingal, to endeavour to dispose of the main suit (O.S.No.43 of 2024) expeditiously, clarifying that its observations in the FAO would not impact the rights of any parties in the ongoing suit.

This judgment reiterates the judiciary's approach to appointing receivers in complex property disputes, balancing the need to protect assets with the rights of parties, guided by well-established equitable principles.