DASHRATH RAO KATE Vs BRIJ MOHAN SRIVASTAVA
Case number: C.A. No.-001621-001621 / 2004
Diary number: 5124 / 2003
Advocates: Vs
KAILASH CHAND
Page 1
Page 2
Page 3
Page 4
Page 5
Page 6
Page 7
Page 8
Page 9
Page 10
Page 11
Page 12
Page 13
Page 14
Page 15
Page 16
Page 17
Page 18
Page 19
“REPORTABLE”
IN THE SUPREME COURT OF INDIA
CIVIL APPELLATE JURISDICTION
CIVIL APPEAL NO. 1621 OF 2004
Dashrath Rao Kate …. Appellant
Versus
Brij Mohan Srivastava …. Respondent
J U D G M E N T
V.S. SIRPURKAR, J.
1. The judgment of the High Court, allowing the Second Appeal is in
challenge by way of this Appeal. The Second Appeal was filed by the
respondent/defendant challenging the judgment of the Appellate Court,
whereby the Appellate Court had confirmed the decree passed by the Trial
Court.
The High Court framed two questions of law, they were:
“(1) Whether the Court below erred in law in treating the finding recorded in the proceedings under Order XXII Rule 5, CPC to be binding and omitting to decide the question in regard to the locus standi and entitlement of the plaintiff on merits considering the specific pleas
1
urged by the defendant in the written statement subsequent to the substitution of the new plaintiff? and;
(2) Whether the Court below erred in law in granting a decree on the basis of the ground contemplated under Section 12 (1) (c) of the M.P. Accommodation Control Act even though the alleged disclaimer could not be taken to be anterior to the filing of the suit?”
2. Two other substantial questions proposed by the appellant
(respondent herein) before the High Court by the respondent herein were:
“(1) Whether the defence contained in the written statement did constitute a ground under Section 12 (1) (c) of the M.P. Accommodation Control Act?
(2) Whether the ground under Section 12 (1) (c) is available to a derivative title holder?”
3. The High Court, however, took into consideration the first question of
law and held that if that question of law was answered in favour of the
appellant (respondent herein), then the Second Appeal would have to be
allowed in favour of the tenant-respondent. It is only on that ground that
the appeal came to be allowed. In paragraph 7 of the impunged judgment,
the High Court expressed that the gist of the first question was whether the
evidence recorded by the Court below before allowing the application
under Order 22 Rule 5 of the Code of Civil Procedure (hereinafter referred
to as ‘CPC’, for short) could be looked into also for passing a final decree
against the appellant-defendant (respondent herein). It, however,
observed that if that evidence was ignored, then the plaintiff (appellant
2
herein) had not led any evidence to show that he had locus standi to
continue the suit.
4. Few facts would have to be considered. Sukhiabai [sometimes
referred to as Sankhyabai] who was the sister of the grandfather of the
appellant/plaintiff, owned the house. She was issueless and the
appellant/plaintiff was brought up by Sukhiabai and was living with her.
The house in dispute was let out to the respondent herein as a monthly
tenant and a written rent note was executed for that purpose. An
application came to be filed initially in the year 1990 vide case No. 125/84-
85/90-7 before the Rent Control Authority for eviction against the present
respondent. That eviction application was allowed by the Rent Control
Authority and hence a Revision came to be filed vide C.R.No.198/96 in the
High Court. It was during the pendency of this Revision that Sukhiabai
died. The respondent impleaded one Arun and Ramesh claiming
themselves to be class I heirs of Sukhiabai and eventually the Revision
was allowed by the High Court and the High Court remanded the case to
the Civil Court and directed that the questions as to whether intervention
could be sought on the basis of the Will and as to whether the respondent
was entitled to continue the suit, would have to be gone into by the Trial
Court. Upon remand, the suit was numbered as 119-A/96 before the Civil
Judge, Gwalior. The appellant/plaintiff moved an application for
3
amendment of the plaint and that amendment was allowed. Against that,
the present respondent filed Civil Revision No.91/97, while deciding which,
the High Court directed that the question of legal representative of
deceased Sukhiabai had to be determined first and after determining the
rights of legal representative, a proper party has to be impleaded as the
legal representative and the party so impleaded as legal representative
would alone have the right to amend the plaint.
5. The present appellant then filed an application to bring himself as
the legal representative on record on the basis of the Will which was
executed by Sukhiabai in his favour on 26.03.1990. The appellant/plaintiff
examined one Prabhakar Rao as PW-2 on 01.09.1997. After due inquiry,
the application of the present appellant was allowed by the Trial Court and
that is how the present appellant was brought on record in place of
Sukhiabai. This order was not challenged and it became final.
6. The parties thereafter led evidence and on that basis the Trial Court
decreed the suit by its judgment dated 22.01.1998. That was challenged
by way of an appeal before the Additional District Judge, Gwalior, who
dismissed the appeal by judgment dated 15.05.1998. These concurrent
findings thereafter were challenged before the High Court and the High
Court has upset the concurrent findings and has proceeded to dismiss the
suit. It is this judgment which has fallen for our consideration.
4
7. It is clear from the findings of the Trial Court and Appellate Court that
the suit has been allowed on the ground of Sections 12 (1) (c) and 12 (1)
(e) of the M.P. Accommodation Control Act. The High Court has accepted
the arguments of the respondent herein that in spite of the fact that the
appellant/plaintiff was brought on record as legal representative of
Sukhiabai on the basis of the Will, yet he should have led more evidence
to prove the Will in order to prove that he had become owner on the basis
of the testamentary succession of the concerned house. In short, the High
Court came to the conclusion that since the inquiry under Order 22 Rule 5,
CPC was of the summary nature and was limited only to the determination
of the right of the appellant herein to be impleaded as the legal
representative of Sukhiabai, any finding given in that inquiry would not be
binding on the defendant (respondent herein) at the final stage of the suit
and the plaintiff (appellant herein) would have to again prove the Will in
order to establish his ownership vis-à-vis the concerned premises. The
High Court went on to hold that since the title of the plaintiff (present
appellant) was based on the Will and it was disputed by the defendant
(present respondent), therefore, the appellant/plaintiff had to independently
prove his title. For that purpose the evidence led at the time of inquiry
under Order 22 Rule 5, CPC would be of no consequence. The High
Court then relied upon on the law laid down in Suraj Mani & Anr. Vs.
Kishori Lal [AIR 1976 HP 74], wherein it was observed that the evidence
5
recorded during the inquiry under Order 22 Rule 5, CPC could not be
equated with the evidence recorded at the time of decision on merits.
Another judgment relied upon was Kalyanmal Mills Ltd., Indore Vs. Voli
Mohammed [AIR 1965 MP 72]. The third decision relied and followed by
the High Court was Raghnath Singh Anar Singh Vs. Gangabai (D) thr.
L.R. Bhuwan Singh [AIR 1961 MPLJ 398]. The High Court then
proceeded to reject the argument on behalf of the appellant/plaintiff that
this was only a suit for the ejectment under the M.P. Accommodation
Control Act and the respondent/defendant being an outsider could not
have challenged the validity of the partition. On merits, all that was
required to be seen was as to whether the appellant herein had been
properly brought on record as legal representative of Sukhiabai and if that
was so, there was no question of non-suiting the appellant/plaintiff on the
basis that the Will was not proved independently. The High Court also
went on to record a finding that the appellant herein was not a family
member of Sukhiabai as she was not survived by any class I heir. In short,
the High Court held that the Will was not proved independently, though on
its basis, the appellant/plaintiff was allowed to be brought as a legal
representative of Sukhiabai, and proceeded to dismiss the suit.
8. We are unable to agree with the reasoning of the High Court.
6
9. It is an admitted position that when the Civil Revision was pending
before the High Court at the instance of the tenant-respondent, it was filed
initially only against one Ramesh and Arun Kate, since Sukhiabai had
already died after the order passed in her favour. That Civil Revision was
allowed by the High Court and the High Court directed to convert the
matter into a suit under M.P. Accommodation Control Act. That is how the
original application for conviction was transferred to the Civil Court for
hearing. It was before the Civil Court that the present appellant filed an
application for being impleaded and the same was allowed without any
investigation. The said impleadment was claimed on the basis of a will by
Sukhiabai in favour of the appellant. In the Revision No. 91 of 1997
against this impleadment, the High Court directed the Trial Court to decide
as to who is the legal heir of Sukhiabai and to substitute such a person as
legal heir. In pursuance of that, a full fledged inquiry was conducted by the
Trial Court, wherein three witnesses came to be examined by the present
appellant to establish the will. In that enquiry, the Trial Court framed a
question whether will was written by Sukhiabai and whether on the basis of
the said will, appellant Dashrath Rao was her legal representative in this
case. One Prabhakar Rao (PW-2) and Ganpat Rao were witnesses on the
original will (Exhibit P-1). Ganpat Rao has expired. Besides himself, the
appellant/plaintiff examined said Prabhakar Rao (PW-2) and got the will
proved. Prabhakar Rao (PW-2) fully supported the case of the appellant in
7
respect of the will. It is noteworthy that both, appellant and said Prabhakar
Rao, were extensively cross-examined. Not only this, but the other person
Ramesh Kate, who was joined as the legal representative of Sukhiabai in
the first Revision, was also got examined by the appellant, who claimed
clearly that he had no interest in the property and in fact, the suit house
was bequeathed by Sukhiabai in favour of the appellant.
10. The respondent/defendant also examined himself and according to
him, the signatures on the will was not that of Sukhiabai. After considering
the evidence fully and in details, the Trial Court, by its order dated
9.9.1997, gave a declaration that present appellant Dashrath Rao was the
legal representative of Sukhiabai in the case. The Trial Court also clarified
that the order was only for the purpose of bringing legal representatives on
record. Obviously it was under Order 22 Rule 5, CPC. It is noteworthy
that this order is not further challenged by the tenant-respondent.
11. It was thereafter that the appellant/plaintiff made amendments and
claimed himself to be the owner of the house in question. He also pointed
out that the respondent/defendant was a tenant at a monthly rent of
Rs.170/- of the whole house, but later on, the respondent/defendant had
vacated one room of his tenancy and handed over it to Sukhiabai and
retained 2 rooms and bathroom and the rent was fixed at Rs.130/- per
month. He also pointed out that tenant had not paid any rent from
8
1.1.1994. He also reiterated his relationship with Sukhiabai and the facts
regarding the will, as also his bonafide personal need of the rented
premises.
12. In his written statement, the tenant-respondent admitted Sukhiabai
to be his landlady and also accepted about the rent note dated 10.2.1980.
He also again denied that the appellant/plaintiff had become owner and
also denied his need. On that basis, issues came to be framed, which are
as under:-
(i) Whether there is relation of land lord and tenant between plaintiff and the defendant?
(ii) Whether the defendant has not paid/cleared outstanding rent from 1.1.1984 to the plaintiff?
(iii) Whether the plaintiff is in genuine need of the suit accommodation for his own residential purpose?
(iv) Relief and Costs?
13. The evidence was again led by the appellant, wherein he asserted
that the respondent/defendant was the tenant of Sukhiabai and that he had
become his tenant now as per the will, since he has become owner on the
basis of the will. He also reiterated the will (Exhibit P-1), regarding which
Court had given decision in the enquiry under Order 22 Rule 5 CPC. He
then deposed about his need. We have seen the cross-examination of this
witness by the respondent/defendant, which is lengthy cross-examination
9
and very strangely, we find not a single relevant question asked to him
about the will. He was cross-examined mainly as regards his need. In
para 18, a stray suggestion was given that Sukhiabai had not executed the
will in his favour and that he had manipulated to prepare fraudulent will.
The appellant reiterated that the will was not only executed, but the Court
has accepted it. Beyond this, there is nothing in the cross-examination.
The respondent/defendant also examined himself and in his evidence also,
in para 4, he reiterated that the will shown was forged. He was specifically
asked in his cross-examination and he had to admit that he had filed no
Revision against the order dated 9.9.1997, by which the Will was held
proved, though he asserted that he was going to file the same. It was on
this basis that the Trial Court held all the issues in favour of the appellant.
14. Before the first Appellate Court, again it was reiterated by the tenant-
respondent (appellant therein) that the Trial Court had committed an error
in holding the appellant/plaintiff to be the heir of the suit house. Some
judgments were cited in support of this contention, they being Mahendra
Dhapu & Ors. Vs. Ram Avtar & Ors. [1923 AIR Nagpur 209],
Kalyanmal Mills Ltd., Indore Vs. Voli Mohammad & Ors. [1965 AIR
M.P. 72], Raghunath Singh Vs. Ganga Basai [1961 M.P.L.J. 398],
Surajmal & Ors. Vs. Kishori Lal [1976 AIR H.P. 74]. The Appellate
Court distinguished all these decisions on the factual aspects and held that
10
the Will (Exhibit P-1) was proved by the evidence of the appellant/plaintiff,
as also the attesting witness. It was also pointed out that the Will was not
disputed by anybody else, muchless even the interested persons. On the
other hand, they had supported the Will. The Appellate Court came to the
conclusion that in that view, the tenant could not be allowed to raise
question on the legality of the title of the appellant herein. The Appellate
Court thereafter considered the matter on merits regarding the bonafide
need of the appellant and held it to be proved. The Appellate Court further
went on to hold that since the tenant had challenged the title of the
landlord, i.e., the appellant during the pendency of the eviction petition, the
landlord became entitled under Section 12(1)(c) to get the decree of
eviction. It is on this basis that the appeal came to be dismissed.
15. The High Court, however, took the view that the Will had to be
proved all over again, though it was held proved earlier in the enquiry
under Order 22 Rule 5, CPC. We have already earlier referred to the
findings of the High Court. In our view, the view of the High Court that the
Will had to be proved again, is incorrect.
16. As a legal position, it cannot be disputed that normally, an enquiry
under Order 22 Rule 5, CPC is of a summary nature and findings therein
cannot amount to res judicata, however, that legal position is true only in
respect of those parties, who set up a rival claim against the legatee. For
11
example, here, there were two other persons, they being Ramesh and
Arun Kate, who were joined in the Civil Revision as the legal
representatives of Sukhiabai. The finding on the Will in the order dated
9.9.1997 passed by the Trial Court could not become final as against them
or for that matter, anybody else, claiming a rival title to the property, vis-à-
vis, the appellant herein, and, therefore, to that extent, the observations of
the High Court are correct. However, it could not be expected that when
the question regarding the Will was gone into in a detailed enquiry, where
the evidence was recorded not only of the appellant, but also of the
attesting witness of the Will and where these witnesses were thoroughly
cross-examined and where the defendant also examined himself and tried
to prove that the Will was a false document and it was held that he had
utterly failed in proving that the document was false, particularly because
the document was fully proved by the appellant and his attesting witness, it
would be futile to expect the witness to lead that evidence again in the
main suit. It was at the instance of the High Court in the revisional
jurisdiction that the direction was given that the Trial Court should first
decide as to whether who could be the legal representative of Sukhiabai
and after complete enquiry, the Trial Court held the Will to be proved. The
Will was not only attacked by the appellant on its proof, but also on merits,
inasmuch as the respondent/defendant went on to contend before the Trial
Court during that enquiry that the Will was unnatural, unfair and was
12
executed in doubtful circumstances. The respondent/defendant had also
relied on the reported decision of this Court in Girja Dutt Singh Vs.
Gangotri Datt Singh [AIR 1955 SC 346]. The Trial Court, however,
rejected this contention. On the other hand, the Trial Court found on
merits that the appellant was living with Sukhiabai and Sukhiabai had
adopted him orally.
17. Evidence of Ramesh Kate was also referred to, who asserted about
this fact. Reference was also made to the evidence of Sukihabai herself in
the Rent Control Case No. 14/90-91 that she had adopted Dashrath Rao
(appellant herein) and that Dashrath Rao lived with her. Clear cut findings
were given by the High Court in these proceedings that from the evidence
of Prabhakar Rao (PW-2), the attesting witness, it was clear that Sukhiabai
had signed in his presence and he had also signed in present of Sukhiabai
and had also seen the other attesting witness signing the Will and attesting
the same. Not only this, but the Trial Court also wrote a finding that the
objection raised by the defendant (respondent herein) that Sukhiabai was
not in a position to understand the Will on account of her poor physical
condition, was also rejected by the Trial Court. It was also noted that the
Will was executed six years prior to her death and as such, there was no
question of Sukhiabai being suffered with any mental or physical disability
for executing the Will. Therefore, it is on this basis that the Will was held to
13
be proved. Once this was the position and in the same suit, the further
evidence was led, there was no point on the part of the appellant/plaintiff to
repeat all this evidence all over again. We have closely seen the relied
upon ruling of the Himachal Pradesh High Court in Suraj Mani & Anr. Vs.
Kishori Lal (cited supra). The ruling undoubtedly correctly holds that the
finding in an enquiry under Order 22 Rule 5 cannot operate as res
judicata, provided the very question needs to be decided. The factual
situation, however, differs substantially. The case before the Himachal
Pradesh High Court only pertained to the correctness of the order passed
in the enquiry under Order 22 Rule 5, CPC. That was not a case where
the question, as in the present case, fell for consideration. In fact, the
Himachal Pradesh High Court also observed and, in our view, correctly,
that it was still open to the petitioner (therein) during the trial of the suit to
establish that the Will was competent and confered no right, title or interest
on the respondent and, therefore, the respondent was not entitled to any
relief in the suit. Unfortunately, on evidence in this case, the
respondent/defendant did not do anything and did not even challenge the
evidence of the appellant that he had become owner of the Will. Merely
because the evidence of respondent/defendant and Prabhakar Rao (PW-
2) was not repeated all over again, it cannot be held that the
appellant/plaintiff could be non-suited on this ground.
14
18. Dr. Kailash Chand, Learned Counsel, appearing for the respondent
also relied on ruling in Vijayalakshmi Jayaram Vs. M.R. Parasuram [AIR
1995 A.P. 351]. It is correctly held by the Andhra Pradesh High Court that
the Order 22 Rule 5 is only for the purpose of bringing legal
representatives on record for conducting of proceedings in which they are
to be brought on record and it does not operate as res judicata. However,
the High Court further correctly reiterated the legal position that the inter se
dispute between the rival legal representatives has to be independently
tried and decided in separate proceedings. Here, there was no question of
any rivalry between the legal representatives or anybody claiming any rival
title against the appellant/plaintiff. Therefore, there was no question of the
appellant/plaintiff proving the Will all over again in the same suit. The
other judgment relied upon is Full Bench Judgment of Punjab & Haryana
High Court in Mohinder Kaur & Anr. Vs. Piara Singh & Ors. [AIR 1931
Punjab & Haryana 130]. The same view was reiterated. As we have
already pointed out, there is no question of finding fault with the view
expressed. However, in the peculiar facts and circumstances of this case,
there will be no question of non-suiting the appellant/plaintiff, particularly
because in the same suit, there would be no question of repeating the
evidence, particularly when he had asserted that he had become owner on
the basis of the Will (Exhibit P-1). In a case in Shaligram Bhagoo Kunbi
& Anr. Vs. Mt. Dhurpati W/o Shamrao Kunbi [AIR 1939 Nagpur 147],
15
the Division Bench of that Court consisting Hon’ble Stone C.J. and Hon’ble
Vivian Bose, J., considered the question. The Division Bench, firstly,
quoted from Tarachand Vs. Mt. Janki [AIR 1916 Nag. 89]. The quotation
relied on was as follows:-
“It is no longer open to the Court to stay the suit until the dispute as to who is the legal representative of a deceased plaintiff has been determined in a separate suit. The question as to who was the representative of a deceased defendant could not be left open for decision in another suit, even under the old Code, but had to be decided by the Court itself. Under the present Code, all such questions have to be decided by the Court.”
The Bench then proceeded to refer to Bombay High Court decision
in Raoji Bhikaji Vs. Anant Laxman [1918 (5) AIR Bom 175] and
Allahabad High Court decisions in Raj Bahadur Vs. Narayan Prasad
[1926 (13) AIR All. 439] and Antu Rai Vs. Ram Kinkar Rai [1936 (23)
AIR All. 412] and went on to record that order under Order 22 Rule 5 was
not a res judicata. After referring to these rulings, the Bench held:-
“But there is an important qualification to this. It is true the order is not res judicata, but for all that, the decision is final so far as the suit in which it is made is concerned, not on the ground of res judicata but because of Section 47. No subsequent decision in a separate suit can be used to affect the rights of the parties so far as questions relating to the ‘execution, discharge or satisfaction’ of the decree in connection with which the order was made is concerned.”
The Bench further observed:-
“Once a person is joined as a legal representative under Order 22 Rule 5, and once it is accepted that that is final so far as
16
that litigation is concerned, then it follows to the decree, and, thereafter, all matters relating to the ‘execution, discharge or satisfaction’ of that decree must be decided under Section 47 and not in a separate suit.” (Emphasis supplied)
Ultimately, the Bench came to the conclusion:-
“All that, in our opinion, is not res judicata is the question whether or not the person joined as the legal representative really occupies that character. That question is not finally concluded by a decision under Order 22 Rule 5 except in so far as it concerns the suit in which the decision is made. To that extent, we overrule the judgment in Mt. Laxmi Vs. Ganpat reported in 17 NLR 45. The appeal is dismissed with costs.”
(Emphasis supplied)
Therefore, it is clear that at least insofar as the suit in the present
case is concerned, the question regarding the appellant’s right to represent
was closed. There could be a second suit, questioning his entitlement on
the basis of Will, but admittedly, there is no such challenge by anybody to
his status as a legatee of Sukhiabai. Insofar as the suit in the present case
is concerned, the question was finally decided under Order 22 Rule 5,
CPC and in the same suit, it could not be re-agitated. Obviously, the
impugned judgment is incorrect when it holds that the appellant/plaintiff
had to lead fresh evidence all over again to prove his status on the basis of
the Will, which was held to be proved in the enquiry under Order 22 Rule
5, CPC.
17
19. All this is apart from the fact that the tenant in this case could not
have challenged the Will at all. He was an utter outsider and had no
interest in the property as owner. Indeed, from the pleadings and
evidence, it is clear that tenant-respondent has not even ventured to claim
any rival interest against the appellant/plaintiff.
20. For all these reasons, we are unable to agree with the impugned
judgment and we would choose to set aside the same and restore the two
judgments of the Trial Court and Appellate Court. The appellant/plaintiff,
therefore, succeeds with costs of Rs.25,000/-.
…………………………………….J. (Markandey Katju)
………………………………….J. (V.S. Sirpurkar)
New Delhi November 3, 2009
18
Digital Performa
Case No. : Civil Appeal No. 1621 of 2004
Date of Decision : 3.11.2009
Cause Title : Dashrath Rao Kate Versus
Brij Mohan Srivastava
Coram : Hon’ble Mr. Justice Markandey Katju Hon’ble Mr. Justice V.S. Sirpurkar
C.A.V. On : 6.8.2009
Judgment delivered by : Hon’ble Mr. Justice V.S. Sirpurkar
Nature of Judgment : Reportable
19