08 April 1991
Supreme Court
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MOTILAL CHHADAMI LAL JAIN Vs COMMISSIONER OF INCOME TAX , DELHI ETC.

Case number: Appeal (civil) 1426 of 1975


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PETITIONER: MOTILAL CHHADAMI LAL JAIN

       Vs.

RESPONDENT: COMMISSIONER OF INCOME TAX , DELHI ETC.

DATE OF JUDGMENT08/04/1991

BENCH: RANGNATHAN, S. BENCH: RANGNATHAN, S. KULDIP SINGH (J) KASLIWAL, N.M. (J)

CITATION:  1991 SCR  (2) 237        1991 SCC  Supl.  (1) 229  JT 1991 (2)   256        1991 SCALE  (1)669

ACT:      Income Tax Act, 1961: Assessment Year 1962-63, 1968-69, 1969-70   and  1973-74--Assessee  Hindu   undivided   family consisting  of Appellant Chhadamilal Jain as the  Karta  and his   son-Income derived from property as well as hire, rent and  commission  from the lessee Jain Glass Works  (p)  Ltd. Company--Lease  Deeds  dated 3.5.1960 and  5.5.62  with  the company--Rental income--Out of the annual rent of Rs.21,000, lessee  to pay Rs.10,000, direct to a  College-Whether  this amount  is includible in the income of the Assessee  ?  Held yes; liable to pay tax on the entire rental income.      Section II(1)(a)/Section 4(3)(i) of the Income Tax  Act 1922-  Income  from  certain  properties  transferred  to  a charitable  Trust-Vesting of-Properties in the  Trustees   - Income accruing from such properties is income of the  Trust and  not  of the   Assessee-  Registered Conveyance  of  the properties  to  the  trustees is necessary  but  it  is  not necessary where owner himself is the sole trustee.

HEADNOTE:      For  the  assessment year 1962-63  the  Assessee-family returned  Rs.11,000  as the rent received  from  the  lessee Company.    Regarding  the  balance  of   Rs.10,000,it   was contended  on behalf of the assessee that this amount  being directly payable by the lessee company under the lease  deed dated  5.5.62  to the Trust College, this ceased to  be  the income  of the assessee.  This contention was  negatived  by the Department right upto the Income Tax Appellate Tribunal.      The  other  point  of  dispute  concerned  the   income accruing  from  certain properties claimed  to  have    been transferred  by  the family to a  charitable  Trust  created under  a Trust Deed dated 14.11.1947.  The  I.T.O.  assessed the income from these properties in the hands of the  family taking  the  view  that the Trust  deed  only  purported  to transfer  income from the properties and not the corpus  and therefore, this income was not eligible for exemption  under section  4  (3)  (i)  of the Indian  Income  Tax  Act  1922. Assessee’s appeal  to the Appellate  Assistant  Commissioner failed but further appeal to the Tribunal succeeded.                                                         238      Thus the assessee aggrieved on the first contention and

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the department on the second contention sought references to the  High Court. In respect of assessment year  1962-63  two questions  were referred to the High Court on the above  two points.   A question in respect of the first point was  also referred  for the assessment years 1968-69 and  1969-70  and two  questions  on  the  two  points  mentioned  above  were referred  to  the High Court in respect of  assessment  Year 1972-73.      As the High Court answered these questions against  the assessee,  it  preferred  four  appeals  covering  the  four assessment year in question.      Allowing  the  appeals in respect of  assessment  years 1968-69 and 1969-70 and party allowing the other two appeals in  respect  of assessment years 1962-63 and  1973-74,  this Court,      HELD:(1) The assessee is the owner of the properties in question  leased  out to the company on an  annual  rent  of Rs.21,000.  This  is income of the  family.  The  Assessee’s agreement  with the company that Rs.10,000 out of  the  rent due  to it should be paid directly to the College is only  a mode of application of the income by the family which  makes no difference in its liability to tax on the entire rent  of Rs.21,000 nor does the fact that the college has been  given a  right to sue for and recover this sum directly  from  the company in case of default, alter this position. The payment to,  or  recovery  of, Rs.10,000 by the  college  will  only discharge,  in part, the liability of the company to  pay  a rent of Rs.21,000 to the assessee under the lease deed.  The creation of a charge in favour of the college does not  make any difference. It only obliges the company to pay a part of the  rent to the college on behalf of the assessee  but  the existence  of  a  mere  obligation  is  not  sufficient   to constitute  diversion of income. Where the obligation  flows out of an antecedent and independent title in the former, it effectively slices away a part of the corpus of the right of the latter to receive the entire income and so it would be a case  of diversion. On the other hand, where the  obligation is  self-imposed  or  gratuitous it is only  a  case  of  an application  of income. We, therefore, agree with  the  High Court  that  the  assessee is liable to tax  on  the  entire rental income of Rs.21,000. [245F-246A, E;247C-D,248B]      (2)  A registered conveyance of immovable  property  to the  trustees  is necessary where the trustees  are  persons other  than the author. But this requirement does not  arise where the author is himself to be the trustee. While a trust is  not  complete  until the trust  property  is  vested  in trustees  for the benefit of the cestui que trust, this  can be                                                          239 done  by the settlor, where he is himself the trustee, by  a declaration  of  trust,  using  language  which,  taken   in connection  with  his acts, shows a clear intention  on  his part to divest himself of all beneficial interest in it  and to  exercise dominion and control over it exclusively  as  a trustee.  Section  6 of the Indian Trusts  Act,  makes  this clear beyond all doubt. The assessee’s full ownership of  an unqualified right to enjoy the properties gets restricted by the  trust  deed, which creates an overriding title  in  the beneficiaries  regarding  the use of the  income  from  such properties  in the manner set out therein and no  other.  In fact  after  the  execution  of  such  a  trust  deed,   the properties  are  no  longer  held by  the  assessee  as  the absolute  owner  thereof  but  as a  trustee  with  a  legal obligation  to apply the income exclusively  for  charitable purposes,  thus  attracting  the  provisions  for  exemption

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contained in the Act. We are inclined to take the view  that the Trust deed of 1947 should be construed as a valid  trust which  has the effect of diverting the income at the  source and  that the income thereafter ceased to be the  income  of the assessee-family.[248G-249B, C-D; E-F]      C.I.T.  v.  Sitaldas Tirathdas,  [1961]  41  I.T.R.367, S.C.Murlidhar  Himmatsingka v. I.T.O., [1961] 62  I.T.R.323, S.C.Mahaliram  Santhalia  v. C.I.T.,  [1958]  33  I.T.R.261, referred to.

JUDGMENT:      CIVIL APPELLATE JURISDICTION: Civil Appeal Nos.1426  to 1428 (NT) of 1975.      From   the  judgment  and  Orders  dated  24.2.1972   & 23.4.1974  of  the  Allahabad  High  Court  in  Income   Tax Reference Nos.456/68 & 47 of 1973.                             WITH      Civil Appeal No.1653 (NT) of 1991.      Raja Ram Aggarwal and E.C.Aggarwal for the Appellant.      Dr.V.Gauri    Shankar,   B.B.Ahuja,    S.Rajappa    and Ms.A.Subhashini for the Respondents.      The Judgment of the Court was delivered by      RANGANATHAN,J.  These four matters arise out of  income tax  assessments of the same assessee and involve  the  same questions.  We  grant leave in the  Special  Leave  Petition after  condoning the delay of 141 days in the  circumstances set out in the application for condonation                                                          240 of  delay and proceed to dispose of all the four appeals  by this common judgment.      The  assessee--appellant in all these cases is a  Hindu Undivided  Family (HUF) known as M/s Moti Lal  Chhadami  Lal Jain carrying on business at Ferozabad. The HUF consisted of the  karta, Chhadamilal Jain, and his son Bimal Kumar  Jain. Appeal No.1426 of 1975 relates to the assessment  year 1962-63, Civil Appeal Nos.1427 and 1428 relate to assessment years  1968-69  and 1969-70 and the  other  remaining  Civil Appeal relates to the assessment year 1973-74.      The facts relevant for the assessment year 1962-63  may now be set out:      For the assessment year in question (the previous  year for  which  ended on 12.7.1961), the  assessee  HUF  derived income  from property as well as hire, rent  and  commission from  Jain Glass Works(P) Ltd. (hereinafter referred  to  as ‘the company’). On 3.5.1960, the assessee family had granted a  perpetual lease of certain buildings, furnaces and  lands owned by it to the company. It appears that a firm known  as Jain Glass Works P.Ltd. had taken on lease the above  assets of  the HUF at an annual rent of Rs.62,000 for  running  its business  in  the manufacture of glassware. The  lease  deed recited  that the company which had taken over  the  running business of the firm was to continue to have its factory for manufacture of glassware on the land belonging to the  joint family and continue to use and enjoy all the facilities  for the  manufacture of glassware on the bhatties  belonging  to the  family.  In consideration of the use of all  the  above premises,  the company was to pay the HUF an annual rent  of Rs.21,000 for the period during which the company  continued to  have its factory in the premises of the lessor and  also to  pay  the HUF a commission at one per cent of  the  total turnover  of the company for financial year. Under clause  3 of the lease deed, the company was to pay the annual rent of Rs.21,000 in the following manner:

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    (a)  Rs.10,000 to Shri Chhadami Lal Jain  Trust  Degree      College, Ferozabad.      (b)  Rs.11,000  direct  to  the  lessor  M/s.Moti   Lal      Chhadami Lal, HUF.      On 5.5.1962, another agreement was entered into between four  parties the two male members of the assessee HUF,  the company, the                                                          241 Chhadami  Lal  Jain Trust (hereinafter referred to  as  ‘the Trust’)   and   the  Chhadami  Lal   Jain   Degree   College (hereinafter  referred  to  as ‘the  College)  which  is  an educational  institution  run by the  Trust.  This  document referred  to the earlier lease agreement between the  family and the company and its terms. The agreement recorded, inter alia that out of the total rent of Rs.21,000 payable by  the company, a sum of Rs.10,000 would be paid to the college and the balance to the HUF in four equal quarterly installments. Clause 7 of the deed reads as follows:           "That  in the event of the ‘second party’  failing           to  pay the rent every quarter in accordance  with           the  above  mentioned conditions or  violates  the           terms of this agreement, then, in the first place,           the  ‘fourth  party’  shall have  full  rights  to           recover  Rs.10,000 (ten thousand rupees) per  year           as  rent  by recourse to the Court  in  whatsoever           manner it deems fit and shall have first charge on           the  full property mentioned below.  Subsequently,           the  ‘first  party’ shall recover the  balance  of           Rs.11,000  per  year rent alongwith  the  interest           costs  and  expenses from the ‘second  party’  and           such  recovery  will  not be objected  to  by  the           ‘second party’ or its successors."      For  the  assessment year 1962-63 the  assessee  family returned Rs.11,000 as lease rent received from the  company. It was claimed that the balance of Rs.10,000 was the  income of  the  trust  and  hence not part of  the  income  of  the assessee.  It  was  explained  that  the  University,  while granting affiliation to the college had imposed a  condition that  security should be given for the running  expenses  of the  college and as such a security was given by creating  a charge  of  Rs.10,000  in  favour  of  the  college  on  the immovable  property of the joint family. The contention  was that  the  sum of Rs.10,000 out of the rent payable  by  the lessee for the property got diverted by overriding title  to the  college  and ceased to be the income of  the  assessee. This  contention  was negatived by the  Income  Tax  Officer (I.T.O.), the Appellate Assistant Commissioner (A.A.C.)  and the  Income  tax  Appellate  Tribunal  (the  Tribunal).  The Tribunal,  however, directed the I.T.O. to give  appropriate relief u/s 88 in respect of this amount.      Another bone of contention between the parties  related to  the income from certain properties claimed to have  been transferred   by  the  assessee  family  to  the  Trust   on 14.11.1947.   On  that date, the assessee executed  a  Trust Deed  which was also registered at Ferozabad. By this  deed, Chhadami Lal, the karta of the assessee family,                                                        242 expressed  his  desire to create a  charitable  trust  which would  fulfill the needs of education, religion and  medical facilities   in  the  town  of  Ferozabad.  He,   therefore, proceeded  to  create  a trust which would  run  a  boarding house,  a  dharamshala  with  a  temple,  a  commercial  and industrial   Institute,  a  Jain  Dharam  School,   a   Jain Aushadhalya,  a  students’  scholarship fund  and  a  public library and reading room. Clause 3 of the deed provided.

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         "That  the expenditure of the trust  and  expenses           for the above-mentioned objects will be made  from           the  income  of  the  following  properties  which           income  will  be  of the trust.  I  will  have  no           personal concern with this income nor will be used           for  my personal benefit but will be spent on  the aims of the trust." Chhadami  Lal constituted himself the trustee to look  after the  trust as long as he lived and manage its  affairs.  The deed then proceeded to set out the details of "the  property the  income from which will be used for the purpose  of  the trust".  The  properties  were said to be of  the  value  of Rs.6,12,000  and to yield an income of about  Rs.18,000  per annum.      On the strength of the above document, the assessee HUF was  not assessed on the income from the properties for  the assessment  year  1949-50. However, while  scrutinizing  the accounts  for the assessment years 1951-52 to  1959-60,  the I.T.O. assessed the income from the properties in the  hands of the family, as he was of opinion that the Trust Deed only purported to transfer the income from the properties to  the Trust  but not the corpus thereof and that,  therefore,  the income was not eligible for exemption under s.4(3)(i) of the Indian Income Tax Act, 1922. Appeals by the assessee to  the A.A.C. and the Tribunal were unsuccessful.      It  was  be mentioned here that, on 9th  August,  1960, Shri   Chhadami  Lal  and  his  son  had  executed   another registered document. This document referred to the  creation of the Trust in 1947 which, it was stated, had been  running several  educational and charitable  institutions  regularly and successfully. The document proceeded to say:           "Thus  there  has  been a great  progress  in  the           working  of the above-mentioned  institutions  and           the  property  above  mentioned  was  felt  to  be           insufficient in the year 1957; therefore, both  of           us  thought  it proper that in order  to  run                                                          243           the  trust successfully, the properties  mentioned           below should also be invested in the trust and  to           be  under the same so that Shri Chhadami Lal  Jain           Trust  should always run properly and  the  public           good that has been done upto now, as stated above,           should  continue to be so done in the same  rather           better  way.  Public good should  continue  to  be           done.  Therefore, we executants had given  to  the           trust on the Ist July, 1957 the following property the  value  of which was Rs.25,000 [by]  canceling  mutation thereof  in  respect  thereof  in our  name  and  giving  up possession  of  the below mentioned property,  at  the  same time,  had  transferred it to the Trust. Since  the  Ist  of July,  1957,  we have had no connection  with  the  property mentioned below nor shall we have any concern with it is the future." The  deed  then  proceeded to mention  the  details  of  the property  "which  has  been in the use of  the  trust  above mentioned since 1957 and will continue likewise to be in the use  of  the  trust always". It then  proceeded  to  appoint eleven  persons who were to be trustees to continue  to  run the  Trust and the institutions. Chhadami Lal,  Bimal  Kumar and  his wife were three of the trustees, the  others  being outsiders. Then followed several clauses. Clause 3  referred to "the properties which has been given to the trust  before and now" and empowered the trustees to sell or lease out the land  to construct a building for the trust if it was  found necessary.  Clause 5, however, prohibited the trustees  from

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"putting the property of the trust to personal use,  wasting it  or from mortgaging and selling it except  in  accordance with clause 3."      Despite  this document, the I.T.O. assessed the  family on  the  income from the above properties.  Appeals  to  the A.A.C.  failed but the Tribunal allowed the appeals  of  the assessee.  For  the assessment year 1962-63,  the  Tribunal, following  its earlier orders in the case of the Trust  viz. I.T.A.  No.17157 of 1963-64 and I.T.A. No.11774 of  1964-65, allowed the assessee’s appeal.      The  assessee, aggrieved by the Tribunal’s decision  on the  first contention and the department, aggrieved  by  the decision on the second contention, sought references to  the High  Court. Thus, two questions were referred to  the  High Court   in   relation  to  the   assessment   year   1962-63 (I.T.Ref.456/1968). These questions were:      (1) Whether on a proper construction of the lease deeds      dated                                                          244      3.5.1960  and 5.5.1962 and the accompanying  facts  and      circumstances of the case, the sum of Rs.10,000 is  the      income  of  the assessee and not that of  Chhadami  Lal      Jain Degree College?      (2)  Whether,  on the facts and  circumstances  of  the      case, the income of Rs.14,000 from properties purported      to  have  been transferred to Seth  Chhadami  Lal  Jain      Trust  was not assessable in the hands of the  assessee      family?      I.T.R.47  of 1973 related to assessment  years  1968-69 and  1969-70 for which the relevant previous years ended  on 1.9.67  and  1.9.68. For these assessment  years  also,  the inclusion  of  the income of Rs.13,920 from  the  properties claimed  to  have  been  transferred to  the  Trust  in  the assessments  of the HUF having been deleted by the  Tribunal following  its orders in the appeals relating to 1964-65  to 1967-68,  the  following question was referred to  the  High Court (in R.A.Nos.88 and 89 of 1972-73 dated 8.12.72):           "Whether on the facts and in the circumstances  of           the  case,  income of  Rs.13,920  from  properties           purported  to have been transferred to  the  trust           was  not  assessable  in  the  hands  of  assessee           family?" It may be mentioned that though a reference was also made by the Tribunal on the other question regarding income from the property (in R.A.No.90 and 91 of 1972-73 dated 7.3.72), that was not the subject matter of I.T.R. 47/73 and hence we  are not concerned with that here.      In  I.T.R.168/79 which relates to the  assessment  year 1973-74, three questions were referred to the High Court, of which we are concerned with only two here. These are:           "(2) Whether on the facts and in the circumstances           of  the case, income of Rs.6,329  from  properties           purported  to have been transferred to  the  Trust           was  not assessable in the hands of  the  assessee           family?           (3) Whether on a proper construction of the  lease           deeds dated 3.5.1960 and 5.5.1962 and accompanying           facts  and circumstances of the case, the  sum  of           Rs.10,000  is the income of the assessee  and  not           that of Chhadami Lal Jain Degree College?"                                                          245      The questions referred were answered by the High  Court against  the assessee and in favour of the  Department.  The judgment  of the High Court in I.T.R.456/68 is  reported  in (1977)  106  I.T.R.909  (All). This  judgment  contains  the

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reasons  for the conclusion on the question relating to  the rental income is concerned. But so far as the other question is  concerned,  the  High Court answered  it  following  its earlier  decision  in I.T.R.72 of 1969 arising  out  of  the Tribunal’s   orders   in   the  case   of   the   trust   in I.T.A.Nos.17157  of  1963-64 and I.T.A.No.11774  of  1964-65 referred  to earlier and reported in (1977) 106  I.T.R.  179 (All.). The judgment in I.T.R. 47/73 follows the decision in I.T.R. 456/68. In I.T.R. 168/79, again, the ruling in (1977) 106  I.T.R.  909 (All.) has been followed and  the  decision given against the assessee. These are the three judgments in appeal before us.      Before  considering  the  questions  arising  in  these appeals  we  would  like  to point  out  that  there  is  no information  before  us as to what has happened (a)  in  the assessment years 1950-51 to 1959-60; (b) in the  intervening assessment years 1963-64 to 1967-68 and, again, from 1970-71 to 1972-73; (c) in the assessment years subsequent  thereto; and (d) for assessment years 1968-69 and (1969-70 so far  as the  issue regarding the rental income is concerned. We  are indeed  surprised  that  even  the  assessee  who,  in   all probability, must have been affected by the assessments  for those  years,  should not have cared to place  the  relevant information before us. It is regrettable that neither  party has   cared  to  verify  whether  any  appeals  before   the authorities  or references in the High Court or  appeals  or special  leave  petitions are pending for  those  years.  It would have been helpful to both sides if an attempt had been made  to  find  out  all the information  so  that  all  the connected  matters  could have been consolidated  and  heard together.      So  far as the question of rental income is  concerned, we agree with the view taken by the High Court. The assessee is  the owner of the properties in question and  has  leased out the properties in question to the company for an  annual rent  of  Rs.21,000. This is the income of the  family.  The assessee’s   agreement  with  the  company  is   only   that Rs.10,000,  out  of  the  rent due to  it,  should  be  paid directly to the College. This is only a mode of  application of the income by the family which will make no difference in its  liability to tax on the entire rent of  Rs.21,000.  Nor does  the fact that the College has been given a  right,  by the four party agreement, to sue for and recover the sum  of Rs.10,000 directly from the company in case of default alter this  position. That is only a mode of recourse provided  to the College for the enforcement of the promise made to it by the assessee. The payment to, or recovery                                                          246 of, Rs.10,000 by the College will only discharge in part the liability  of the company to pay a rent of Rs.21,000 to  the assessee under the lease deed.      It is contended on behalf of the assessee that it would not  be correct to treat this a case of a mere  application, by the assessee, of a part of the rental income due to,  and receivable by, it. The right given to the College to sue the company,  directly coupled with the creation of a charge  in its  favour  on  the property yielding  the  rent  for  such payment, has the result of diverting that part of the rental income  at  the very source or inception. Under  the  second agreement,  it is urged, not merely an amount  of  Rs.10,000 per  annum  but the very right to receive, and  enforce  the payment of, that part of the rent is assigned to the College by  the  assessee. Its effect is that the  income  from  the property  thereafter  accrues  partly to  the  assessee  and partly  to the College with the result that the assessee  is

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left  only  with  the right to receive  Rs.11,000  from  the company every year. Reliance is placed, in this context,  on the  decisions  in C.I.T. v. Sitaldas Tirathdas,  [1961]  41 I.T.R.  367,  S.C.  and Murlidhar  Himmatsingka  v.  I.T.O., [1966] 62 I.T.R. 323, S.C.      We  are  of  opinion that  this  contention  cannot  be accepted. As we have pointed out earlier, the right given to the College to sue the company is only the right to  recover part  of amount which has already accrued to  the  assessee. The  creation of a charge in favour of the College does  not make  any difference. It only obliges the company to  pay  a part  of the rent to the College on behalf of  the  assessee but the existence of a mere obligation is not sufficient  to constitute diversion of income. The classic statement of the true  principle is set out in C.I.T. v. Sitaldas  Tirathdas, (supra):           "Obligation,  no doubt, there are in  every  case,           but  it is the nature of the obligation  which  is           the decisive factor. There is a difference between           an  amount which a person is obliged to apply  out           of his income and an amount which by the nature of           the obligation cannot be said to be a part of  the           income  of the assessee. Where by the  obligation,           income is diverted before it reaches the assessee,           it is deductible. But where the income is required           to  be  applied to discharge an  obligation  (self           imposed and gratuitous) after such income  reaches           the assessee, the same consequence in law does not           follow. It is the first kind of payment which  can           truly  be excused and not the second.  The  second           payment  is merely                                                          247           an  obligation to pay another a portion  of  one’s           own  income which has been received and  is  since           applied.  The first is a case in which the  income           never reaches the assessee who, even if he was  to           collect it, does so, not as part of his income but           for  and  on behalf of the persons to whom  it  is           payable." In the above passage, it is clear, the expressions  "reaches the assessee" and "has been received" have been used not  in the sense of the income being received in cash by one person or another. What the passage emphasises is the nature of the obligation by reason of which the income becomes payable  to a  person  other  than the one entitled  to  it.  Where  the obligation flows out of an antecedent and independent  title in  the  former  (such  as,  for  example,  the  rights   of dependents to maintenance or of coparceners on partition, or rights under a statutory provision or an obligation  imposed by a third party and the like), it effectively slices away a part of the corpus of the right of the latter to receive the entire income and so it would be a case of diversion. On the other   hand,  where  the  obligation  is  self-imposed   or gratuitous (as here) it is only a case of an application  of income.      The case of a sub-partnership, referred to on behalf of the  assessee,  is really a case on the  borderline.  It  is possible to take a view that it is nothing more than a  case of one partner agreeing to divide his share of profits  from a  firm  with others and, indeed, this was  the  view  taken earlier:  see,  Mahaliram  Santhalia v.  C.I.T.,  [1958]  33 I.T.R.  261.  But,  apparently in  view  of  the  commercial necessities which compel the formation of  sub-partnerships, a  series  of  judicial  decisions,  approved  in  Murlidhar Himmatsingka   v.  I.T.O.,  (supra)  have  held  that   they

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represent  cases  of  diversion.  That  analogy  cannot   be extended to cases such as the present.      We  would  also  like  in  this  context  to  refer  to S.24(1)(iv)  of the Income-tax Act, 1961. It provides for  a deduction, in the computation of income from house property, in  respect  of  the  amount of  an  annual  charge  on  the property. The statutory provision was initially wide  enough to rope in cases of such charges irrespective of the purpose for  which  they  were  created and  even  where  they  were voluntarily  created by an assessee. But the  provision  has been  amended  w.e.f.1.4.1969  to exclude  deduction  of  an annual  charge voluntarily by the assessee. The case  before us  is not one of income from house property computed  under Ss.22-24  and we are referring to this only as a  matter  of interest.  This  amendment  also  indicates  that  a  charge voluntarily created would                                                          248 stand on an different footing from super-imposed charges.      For these reasons, we agree with the view taken by  the High  Court and hold that the assessee is liable to  tax  on the entire rental income of Rs.21,000.      Turning now to the second question before us, it  talks of  the income from the properties "purported to  have  been transferred to the Trust" and in the words in quotation lies the crucial issue in the case. There is no dispute that  the income from the property is applied wholly for religious and charitable purposes. S.4(3)(i) of the Indian Income tax Act, 1922  and its successor section 11(1)(a) of  the  Income-tax Act, 1961 (insofar as they were applicable to the assessment years  before us) exempt the income derived by  an  assessee from "property held in trust or other legal obligation"  for such  purposes.  This  exemption  has  been  denied  to  the assessee  on the short ground that the properties (with  the income from which we are concerned) continue to vest in  the assessee  and have not been effectively transferred  to  the Trust.  This is said to be so far two reasons. The first  is that  the  trust has been created in  respect  of  immovable properties  of  the value of more then Rs.100  and  this  is possible  only if the properties had been duly  conveyed  to the  trustees  by a deed duly stamped  and  registered.  The second is that the deeds of trust themselves do not speak of the  corpus of the properties being held in trust. Clause  3 of  the 1947 deed only stipulates that the income  from  the properties  will be the income of the trust. A little  later also the deed proceeds to set out the "properties the income from  which will be used for the purposes of the trust".  In other words, the deed only records the assessee’s desire  to utilise the income for the objects mentioned in the deed and not for his personal benefit. The document of 1960 does  not improve  matters any further. So, it is said no valid  trust has  been  created by the assessee to merit  the  claim  for exemption.      We  are of the opinion that the view of the High  Court proceeds  on an unduly narrow construction of the  deeds  of 1947, and 1960.  We have pointed out that, under the deed of 1947 the karta of the assessee family is the sole trustee to execute  the objects of the trust. It appears to  have  been overlooked  that  while  a  registered  conveyance  to   the trustees  by  the owner of immovable property  is  necessary where  the trustees are persons other than the author,  this requirement does not arise where the author of the trust  is to be the sole trustee. While a trust is not complete  until the trust property is vested in trustees for the benefit  of the cestui que trust, this can be done by the settlor, where he is

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                                                       249 himself  the  trustee,  by a  declaration  of  trust,  using language  which, taken in connection with his acts, shows  a clear  intention  on  his  part to  divest  himself  of  all beneficial  interest  in  it and to  exercise  dominion  and control  over it exclusively in the character of a  trustee. Sec.6 of the Indian Trusts Act, makes this clear beyond  all doubt. In the present case there is a deed which makes clear the  unequivocal  intention to utilise the income  from  the properties in the manner set out in the deed of trust. It is in  the context of the above legal position that one has  to understand the references in the trust deed to the income of the properties belonging to the trust. Indeed, this is  made clear  by  the  conduct of the party  all  through  and  the language  of the second deed. The assessee’s full  ownership of,  and  unqualified right to enjoy,  the  properties  gets restricted  and qualified on the execution of such  a  trust deed  by the various conditions set out and imposed  by  the trust  deed.  The  execution of the trust  deed  creates  an overriding  title in the beneficiaries thereunder (viz.  the various  cross  sections  of the public covered  by  it)  to require that the income from the properties, which are  made the  subject matter of the trust, be utilised in the  manner set out therein and no other. Indeed, after the execution of the  trust  deed, the properties are no longer held  by  the assessee as the absolute owner thereof; they are held by the assessee  under  trust  and legal obligation  to  apply  the income exclusively for charitable purposes, thus  attracting the provisions for exemption contained in the Act.      For  the  reasons discussed above, we are  inclined  to take the view that the deed of 1947 should be construed as a valid trust which has the effect of diverting the income  at the  source and that the income thereafter has ceased to  be the  income of the assessee-family. We therefore answer  the question referred to the High Court on this issue in  favour of the assessee.      In  the  result of C.A. 1427/-8/75 are allowed and  the other  two  civil appeals are allowed in part.  There  will, however, be no order regarding costs. R.N.J.                               C.A.1427-28/75 allowed.                                       C.A.1426/75 & 1653/91.                                              partly allowed.                                                         250