JASPAL KAUR CHEEMA AND ANR.versusM/S INDUSTRIAL TRADE LINKS AND ORS. ETC.

                         [2017] ,6 S.C.R. 479


              JASPAL KAUR CHEEMA AND ANR.                               A

                                 v.

      M/S INDUSTRIAL TRADE LINKS AND ORS. ETC.

               (Civil Appeal Nos. 8384-8386 of 2017)                    B

                           JULY 03, 2017

     [J. CHELAMESWAR AND S. ABDUL NAZEER, JJ.J
                                                                        c
        East Punjab Urban Rent Restriction Act, 1949 - s.13 -
Eviction sought on the ground of personal necessity - After
conclusion of evidence of landlord-appellants, respondents led their
evidence - At this stage, respondents moved an application seeking
amendment of the written statement for adding the plea that
appellants were not the owners of the premises - Rent Controller D
dismissed application - High Court reversed the order of Rent
Controller and allowed the amendment - On appeal, held: It is not
disputed by the respondents that they were put in possession of the
premises as tenants by the appellants - In the circumstances, they
cannot dispute the title of the landlord in respect of the said premises E
- The said plea was not raised by them in the written statement -
They cannot be permitted to introduce the said plea by way of
amendment, that too, at this belated stage - s.116 of Evidence Act
also puts an embargo on a tenant during continuance of his tenancy
to deny the title of his landlord - Rent Controller was, therefore,
right in rejecting the amendment application - Evidence Act, 1872 F
- s.116 - Rent control and eviction.

        Code of Civil Procedure, 1908 - Or.8, r.3 - Jn terms of Or.8
r.3, a defendant is required to deny or dispute the statements made
in the plaint categorically, as evasive denial would amount to an       G
admission of the allegation made in the plaint in terms ofOr.8, r.5-
In other words, the written statement must specifically deal with
each of the allegations of fact made in the plaint - The failure to
make specific denial amounts to an admission.

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                                479
480           SUPREME COURT REPORTS                      [2017] 6 S.C.R.


A            Allowing the appeals, the Court
              HELD: 1. It is not in dispute that the respondents were
      put in possession of the premises by the appellants under the
      lease deed. The appellants in paragraph (1) of the eviction petition
      averred that they are the owners and landlords of the premises
B     and that the premises was let out to the respondents through a
      lease deed. In their written statement, the respondents have not
      raised a specific plea denying or disputing the ownership of the
      appellants. However, there is a general denial of the averments
      made in paragraph (1) of the eviction petition. [Para 7] [483-G]
C         2. In terms of Order 8 Rule 3 of the Code of Civil
  Procedure, 1908, a defendant is required to deny or dispute the
  statements made in the plaint categorically, as evasive denial
  would amount to an admission of the allegation made in the plaint
  in terms of Order 8 Rule 5 of the Code. In other words, the
D written statement must specifically deal with each of the
  allegations of fact made in the plaint. The failure to make specific
  denial amounts to an admission. [Para 8] [484-A-B]
            Badal and Company v. East India Trading Company
            [1964] 4 SCR 19; Sushi! Kumar v. Rakesh Kumar
            (2003) 8 sec 673 : 120031 4 Suppl. scR 802;
 E
            M. Venkataramana Hebbar (dead by LRs) v. M.
            Rajagopal Hebbar (2007) 6 SCC 401 : [2007] 4 SCR
            941 - relied on.
              3.1 Section 116 deals with estoppel of a tenant founded
      upon contract between the tenant and his landlord. It enumerates
 F    the principle of estoppel which is merely an extension of principle
      that no person is allowed to approbate and reprobate at the same
      time. The tenant who has been let into possession cannot deny
      his landlord's title. [Paras 10, 11] [484-E, G-H ; 485-A]
            Mt. Bi/as Kunwar v. Desraj Ranjit Singh & Ors. AIR
 G          1915 Privy Council 96 - relied on.
             3.2 The principle of estoppel arising from contract of
      tenancy is based upon the principle oflaw and justice that a tenant
      who could not have got possession but for a contract of tenancy
      admitting the right of the landlord, should not be allowed to put
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   JASPAL KAUR CHEEMA AND ANR. v. M/S INDUSTRIAL                  481
               TRADE LINKS AND ORS.

 his landlord in some inequitable situation taking undue advantage A
 of the position that he got and any probable defect in the title of
·his landlord. [Para 12] [4S5-B-C]
      Estralla Rubber V. Dass Estate (P) Ltd. (2001) s sec
      97: (2001) 3 Suppl. SCR 6S; Suraj Lamp & Industries
      (P) Ltd. (2) v. State of Haryana & Anr. (2012) 1 SCC        B
      656 : [2011) 11 SCR S4S - held inapplicable.
      Bansraj Laltaprasad Mishra v. Stanley Parker Jones
      (2006) 3 SCC 91 : (2006) 2 SCR 334; S. Thangappan
      v. P. Padmavathy (1999) 7 SCC 474 : [1999) 1 Suppl.
      SCR 715; Keshar Bai v. Chhunulal (2014) 11 SCC              C
      43S : [2014) 1 SCR 166 - referred to.
         4. It is not disputed by the respondents that they were
put in possession of the premises as tenants thereof by the
appellants. In the circumstances, they cannot dispute the title of
the landlord in respect of the said premises. The said plea was D
not raised by them in the written statement. They cannot be
permitted to introduce the said plea by way of amendment, that
too, at this belated stage. The Rent Controller was, therefore,
right in rejecting their application for amendment. The High Court
was not justified in allowing the application of the respondent-
tenants to amend their written statement. The order of the Rent E
Controller is restored. [Para 16) [4S6-G-H; 4S7-A-B)
                      Case Law Reference
 [1964) 4 SCR 19              relied on             Paras
 [2003] 4 Suppl. SCR S02      relied on             Paras         F
 [2007) 4 SCR 941             relied on             Paras
 AIR 1915 Privy Council 96    relied on             Para 11
 [2006) 2 SCR 334             referred to           Para 12
 (1999] 1 Suppl. SCR 715      referred to           Para 13       G

 (2014) 1 SCR 166             referred to           Para 13
 (2001] 3 Suppl. SCR 6S       held inapplicable     Para 14
 [2011] 11 SCR S4S            held inapplicable     Para 14
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482            SUPREME COURT REPORTS                          [2017] 6 S.C.R.


A            CIVIL APPELLATE JURISDICTION : Civil Appeal
      Nos. 8384-8386 of 2017.
             From the Judgment and Order dated 21.02.2015 of the High
      Court of Punjab and Haryana, Chandigarh in Civil Rivision Nos. 6638
      and 7299 of2013 and 3684 of2014.
B
              Nidhesh Gupta, Sr. Adv., Ms. Tarannum Cheema, Ms. Vriti
      Gujarat, Ms. Hirai Gupta, Manvendra Singh, Sanjay Jain, Advs. for the
      Appellants.
             Ms. Nirmata Shergill, Uday Gupta, Mohan Pandey, Advs. for
 C    the Respondents.
              The Judgment of the Court was delivered by
              S. ABDUL NAZEER, J. I. Leave granted.
               2. The appellants herein filed eviction petition against the
      respondents for their eviction from an area of200 sq. ft. on the ground
 0
      floor oflndustrial Shed No. 93, Industrial Area, Ram Darbar, Phase-II,
      Chandigarh (hereinafter referred to as 'the premises') under Section 13
      of the East Punjab Urban Rent Restriction Act, 1949 (for short 'the
      Act'), on the ground of personal necessity. The respondents filed the
      written statement opposing the eviction petition. After conclusion of the
 E    evidence of the appellants, the respondents led their evidence. At this
      stage, respondents moved an application seeking amendment of the
      written statement for adding the plea that the appellants are not the
      owners of the premises and that the sole proprietor of the premises was
      Smt. Raj Nanda and that the eviction is not sought for the bona fide
 F    necessity of Smt. Raj Nanda. The appellants are mere attorneys and
      that they have projected their own necessity to get the premises vacated
      from the respondents.
              3. The Rent Controller dismissed the application vi de order dated
      25.07.2013. ihe respondents challenged the said order by filing Civil
 G    Revision Petition Nos. 3684/2014, 6638/2013 and 7299/2013 in the High
      Court of Punjab and Haryana. The High Court vide common order
      dated 21.02.2015 set aside the order of the Additional Rent Controller
      and allowed the amendment application. The appellants have challenged
      the legality and correctness of the said order of the High Court in these
      appeals.                                              ·
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   JASPAL KAUR CHEEMA AND ANR. v. MIS INDUSTRIAL                               483
      TRADE LINKS AND ORS. [S. ABDUL NAZEER, J.]

         4. Mr. Nidhesh Gupta, learned senior counsel, appearing for the A
appellants, submits that the appellants are the owners of the premises.
They had let out the said premises to the respondents under a deed of
lease dated 16.05.2006. The respondents in their written statement have
not traversed the petition averment that the appellants are the owners of
the premises. After cross-examination of the tenant (RW-1 ), the
                                                                           B
respondents filed the application for amendment of the written statement
denying the ownership of the appellants in relation to the premises. In
the cross-examination of the tenants, they have admitted the ownership
of the appellants. They have also admitted the execution of the deed of
lease dated 16.05.2006. Therefore, the plea of the appellants that they
are the owners of the property must be taken to be admitted. The c
respondents are estopped from disputing the title of the appellants having
regard to Section 116 of the Indian Evidence Act, 1872 (for short 'the
Evidence Act'). It was argued that the application for amendment of
the written statement was rightly dismissed by the Rent Controller and
the High Court was not justified in permitting the respondents to amend D
the written statement.
        5. Ms. Nirmata Shergill, learned advocate, appearing for the
respondents, submits that the appellants are not the owners of the
premises. The sole proprietor of the premises is Smt. Raj Nanda and
that the appellants are the attorney holders of Smt. Raj Nanda. The
appellants cannot seek eviction of the respondents on the ground of their      E
personal necessity. Therefore, the High Court was justified in allowing
the application of the respondents for amendment of their written
statement.
        6. We have carefully considered the submissions of the learned
counsel for the parties.                                                       F

         7. It is not in dispute that the respondents were put in possession
of the premises by the appellants under the lease deed at Annexure P-1
dated 16.05.2006. The appellants in paragraph (I) of the eviction petition
averred that they are the owners and landlords of the premises and that
the premises was let out to the respondents through a lease deed dated         G
16.05.2006. In their written statement, the respondents have not raised
a specific plea denying or disputing the ownership of the appellants.
However, there is a general denial of the averments made in paragraph
(I) of the eviction petition.
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484            SUPREME COURT REPORTS                          [2017] 6 S.C.R.


A               8. In terms of Order 8 Rule 3 of the Code of Civil Procedure,
      1908 (for short 'the Code'), a defendant is required to deny or dispute
      the statements made in the plaint categorically, as evasive denial would
      amount to an admission of the allegation made in the plaint in terms of
      Order 8 Rule 5 of the Code. In other words, the written statement must
      specifically deal with each of the allegations offa':t made in the plaint.
B
      The failure to make specific denial amounts to an admission. This position
      is clear from the decisions of this Court in Badat and Companyv. East
      India Trading Company (1964) 4 SCR 19, Sushil Kumar v. Rakesh
      Kumar (2003) 8 SCC 673, and M. Venkataramana Hebbar (dead by
      LRs) v. M. Rajagopal Hebbar (2007) 6 SCC 401.
c            9. Apart from the above, the tenant in his cross-examination
      admitted as under:
                    "I have seen lease agreement dated 16. 05. 2006
                    executed between petitioner and me which bears my
                    signatures .... it is correct to state that I have not
D                   disputed the ownership of petitioner of Plot No. 93,
                    Industrial Area, Phase II, Chandigarh in my written
                    statement. . It is correct to suggest that petitioners are
                    the owners of industrial plot in question. "
              10. Now, the question is whether it is permissible for the
 E    respondent-tenant to deny his landlord's title having regard to Section
      116 of the Evidence Act. Section 116 of the Evidence Act reads as
      under:
                   "116 No tenant of immovable property, or person claiming
                  through such tenant, shall, during the continuance of
 F                the tenancy, be permitted to deny that the landlord of
                  such tenant had, at the beginning of the tenancy, a title
                  to such immovable property; and no person who came
                  upon any immovable property by the license of the person
                  in possession thereof, shall be permitted to deny that such
 G                person had a title to such possession at the time when
                  such license was given. "
               11. This Section deals with estoppel of a tenant founded upon
      contract between the tenant and his landlord. It enumerates the principle
      of estoppel which is merely an extension of principle that no person is
H     allowed to approbate and reprobate at the same time. The tenant who
   JASPAL KAUR CHEEMA AND ANR. v. MIS INDUSTRIAL                             485
      TRADE LINKS AND ORS. [S. ABDUL NAZEER, J.]

has been let into possession cannot deny his landlord's title. In Mt.        A
Bilas Kunwarv. Desraj Ranjit Singh & Ors. AIR 1915 Privy Council
96, it was held that a tenant who has been let into possession cannot
deny his landlord's title, however, defective it may be, so long as he has
not openly restored possession by surrender to his landlord.
         12. The principle of estoppel arising from contract of tenancy is B
based upon the principle oflaw and justice that a tenant who could not
have got possession but for a contract of tenancy admitting the right of
the landlord, should not be allowed to put his landlord in some inequitable
situation taking undue advantage of the position that he got and any
probable defect in the title of his landlord. This Court in Bansraj
Laltaprasad Mishra v. Stanley Parker Jones (2006) 3 SCC 91 has c
enumerated the policy underlying Section 116 as follows:
          "'The underlying policy of Section 116 is that where a
          person has been brought into possession as a tenant by
          the landlord and if that tenant is permitted to question the
          title of the landlord at the time of the selllement then that D
          will give rise to extreme confusion in the maller of
          relationship of the landlord and tenant and so the equitable
          principle of esloppel has been incorporated by the
          legislature in the said section. The principle of estoppe/
          arising from the contract of tenancy is based upon a E
          healthy and salut01y principle of law and justice that a
          tenant who could not have got possession but for his
          contract of tenancy admitting the right of the landlord
          should not be allowed to launch his landlord in some
          inequitable situation taking undue advantage of the
          possession that he got and any probable defect in the title F
          of his landlord. It is on account of such a contract of
          tenancy and as a result of the tenant's entry into possession
          on the admission of the landlord's title that the principle of
          estoppel is attracted. Section 116 enumerates the principle
          of estoppel which is merely an extension of the principle G
           that no person is allowed to approbate and reprobate at
           the same time. "
        13. In S. Thangappan v. P. Padmavathy ( 1999) 7 SCC 474,
this Court has held that Section 116 puts an embargo on a tenant of an
immovable property, during the continuance of his tenancy to deny the        H
486            SUPREME COURT REPORTS                           [2017] 6 S.C.R.


A     title of his landlord at the beginning of his tenancy, however defective
      the title of such landlord could be. In KesharBai v. Chhunulal (2014)
      11 SCC 438, this Court has held that a tenant is precluded from denying
      the title of the landlady on the general principle of estoppel between the
      landlord and the tenant and this principle in its basic foundation, means
      no more than that under certain circumstances law considers it unjust to
B
      allow a person to approbate and reprobate. It was further held that
      even if a landlady was not entitled to inherit the properties in question,
      she could still maintain an application for eviction.
               14. Learned counsel for the respondents submits that the
      appellants are the power of attorney holders ofSmt. Raj Nanda in relation
c     to the premises. Therefore, they cannot maintain an eviction petition for
      self occupation. In this connection, she has relied on the decisions of
      this Court in Estralla Rubber v. Dass Estate (P) Ltd. (2001) 8 SCC
      97 and Su raj Lamp & Industries (P) Ltd.(2) v. State of Haryana &
      Anr. (2012) I SCC 656.
D              15. In Estralla Rubber (supra), it was held that amendment
      ought to be allowed where the purpose of amendment is to elaborate the
      defence and take additional pleas in support of the case. In the instant
      case, the proposed plea is not for the elaboration of the existing plea.
      Further, in Estralla Rubber (supra), this Court was not considering the
 E    application of Section 116 of the Evidence Act. In Suraj Lamp (supra),.
      this Court has held that immovable property can be legally transferred/
      conveyed only by a registered deed of conveyance. Transactions of the
      nature of"GPA sales" or "SNGPA/will transfers" do not convey title
      and do not amount to transfer, nor can they be recognized or valid mode
      of transfer of immovable property. The courts will not treat such
 F    transactions as completed or concluded transfers or conveyances as
      they neither convey title nor create any interest in an immovable property.
      This decision also does not deal with the effect of Section 116 of the
      Evidence Act. Therefore, these decisions have no application to the
      facts of the present case.
 G
              16. In the instant case, it is not disputed by the respondents that
      they were put in possession of the premises as tenants thereof by the
      appellants. In the circumstances, they cannot dispute the title of the
      landlord in respect of the said premises. The said plea was not raised by
      them in the ·written statement. They cannot be permitted to introduce
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   JASPAL KAUR CHEEMA AND ANR. v. MIS INDUSTRIAL                               487
      TRADE LINKS AND ORS. [S. ABDUL NAZEER, J.]

the said plea by way of amendment, that too, at this belated stage. The        A
Rent Controller was, therefore, right in rejecting their application for
amendment. In our view, the High Court was not justified in allowing
the application of the respondent-tenants to amend their written statement.
Hence, these appeals are allowed and the order of the High Court dated
21.02.2015 in CR Nos.3684/2014, 6638/2013 and 7299/2013 is set aside           B
and the order of the Rent Controller dated 25.07.2013 is restored. There
will, however be no order as to costs.


Devik.a Gujral                                              Appeals allowed.