Holding

The expression "heir" in the Will means a legal heir; the daughters are heirs under the Hindu Succession Act, 1956, the son had only a life interest and could not validly sell the property, making the sale deed void, and the suit was premature, but the appellate court may consider subsequent events.

Summary

The testator executed a 1932 Will granting his sons only a life interest in certain properties, with absolute succession to their heirs after death. In 1975 the son, then a minor at the time of the Will, and his own son sold the property to the appellants, although they possessed only a life interest. The daughters of the son filed a suit in 1982 seeking declaration that they were also legal heirs under the Will and an injunction against demolition. The trial court dismissed the suit on limitation and non‑joinder grounds; the High Court set aside that dismissal. The Supreme Court held that the term "heir" in a Will must be given its legal meaning, that under the Hindu Succession Act, 1956 the daughters are legal heirs, that the son could not transfer absolute title as he held only a life interest, rendering the sale deed void, and that the suit was premature because the cause of action arose only on the father's death. The appellate court may consider subsequent events, but the appeal was dismissed, leaving the lower court’s decision intact.

Issues considered

The meaning of the term "heir" in the Will and whether it includes daughters under the Hindu Succession Act, 1956
Whether the son, holding only a life interest, had authority to execute a deed of sale of the property
Whether the sale deed of 3 December 1975 is void and its effect on the parties
Whether the suit filed by the daughters was barred by limitation or was premature
Whether the appellate court could consider subsequent events under Order VII Rule 7 of the CPC

Legislation cited

Code of Civil Procedure, 1908s. Order VII Rule 7
Hindu Succession Act, 1956s. 14(1), s. 4, s. 6, s. 8
Indian Succession Act, 1925s. 119
Limitation Act, 1963s. 59, s. 60
Transfer of Property Act, 1882s. 41

Subjects

Will constructionHeir definitionHindu Succession ActLife interestSale deed validityLimitation periodPremature suitAppellate jurisdictionTransfer of Property Act

Judgment

A MIS BAY BERRY APARTMENTS PVT. LTD. AND ANR
v.
SHOBHA AND ORS

OCTOBER 19, 2006

B (S.B. SINHA AND DALVEER BHANDARI, JJ.]

Hindu Succession Act, 1956-Section 8-Propounder of will
bequeathing properties in favour of one of his minor sons creating only a life
interest in his favour-On his becoming major, he along with his son executing
c a deed of sale in respect of those properties, but same objected by his
daughters on the ground that they were also lawfal heirs entitled to properties
bequeathed by their grand-father-Co"ectness of objection-Held: Son of
the propounder did not succeed to interest absolutely as he was given only
a life interest; succession under the Will opened only on his death-Prior to
D that son of propounder of will and his son hod no authority to execute any
-
sale deed in respect of those properties-His daughters were entitled to
inherit their father's share by reason of Section 8 of the Act of 1956; it was
more so as the will did not exclude them.

Hindu Succession Act, 1956-Testamentary succession-Word "heir'
E used in will-Meaning of-Held-It means a legal heir and court while
construing a will cannot assign to it any other meaning.

Transfer of Property Act, 1882-Section 41-Sale of property by one
having anly a life interest in his favour-Interest in property of son of seller
after death of seller-Claim by purchoser-Held- Purchasers of property
F could claim that interest-It was not a case where sale deed had to be
cancelled or transfer of property set aside, as provided in Articles 59 and 60
of the Schedule to Limitation Act, 1963-However, if sale deed was void and
thus not binding, consequences therefor would ensue and it would be
immaterial that purchase was bonafide.
G
Suit-Cause of action arising during pendency of suit-Maintainability
of suit-Having regard to facts and circumstances of case, keeping in view '~

subsequent event, ifsuit could n9t have been dismissed on ground oflimitation,
it is not proper for Supreme Court to interfere in appeal to-It is more so
as appeal is in continuation of suit, and appellate court may take into
H 738
BAYBERRY APARTMENTS PVT. LTD. I'. SHOBHA 739
consideration subsequent events with a view to mould the relief-Order Vil A
Rule 7-Civi/ Procedure Code, 1908.

Will-Construction of-Held-Although parts thereof cannot be read
in isolation meaning ofits really important part wherein manner ofdistribution
of properties is delineated cannot be controlled by some words used in its
~~ B
Will-Construction of-Held-When it is not uncertain or does not
contain ambiguous expression. it should be given a literal meaning-Only
•,. when contents are not clear, recourse can be had to principles ofconstruction
of document-What is necessary for true, proper and effective construction C
is to give effect to intention of propounder of Will.

.. Words and phrases-Children, issue and heirs-Meaning of in context
of wills and Hindu Succession Act, 1956.

V.P.N owned a large number of movable and immovable properties. He
bad five sons and four daughters. He executed a Will on 14.7.1932. A portion D
of the properties was bequeathed in favour ofone of his sons, V.D.N, who was
a minor then. In terms ofthe said Will, the sons ofV.P.N got life interest, and
only after his death, his heirs and legal representatives could inherit the same.
In 1975 V.D.N and his son, respondent no. 3, executed a deed of sale in favour
of appellants. Respondent nos. 1 and 2, daughten of V.D.N., filed a suit on E
30.7.1982 against their father and appellants for declantion that as lineal
hein, they were also lawful heirs entitled to the bequests under the aforesaid
Will executed by their grand-father. They however did not implead respondent
no. 3 as a party to suit The Trial Court dismissed the suit on the ground that
it wu barred by limitation as also for aon-joinder of parties. Appeal therefrom
by respondent Nos. 1 and 2 to the High Court was allowed. Hence the present F
appeal

Appellants contended that (i) the suit was barred by limitation (ii) as
the Will refers to 'Putra Poutra Parampara' and used the expression
'Waristdar' (heirs), which would only be male lineal descendants and not the G
female ones (iii) respondent no. 3 was deliberately not impleaded as a party in
the suit as he had also executed the deed of sale along with his father, the
. original defendant No. I and as such the same was binding on him (iv) they
were bona fide purchasers for value and in that view, the High Court committed
a manifest error in gnnting a decree of injunction.
.· H
740 SUPREME COURT REPORTS [2006) SUPP. 7 S.C.R.

A Respondents contended that (i) as the original defendant No. 1 having
died in the year 1998, the suit at the time of its institution was a pre-mature
one and thus, the question of its being barred by limitation does not arise (ii)
the expression 'heirs' would not mean only a male descendant and same would
depend upon the law prevailing at the relevant time; in terms of the provisions
of the Hindu Succession Act, 1956 the daughters also became heirs of the
B defendant No. I, and they would also be beneficiaries along with their brothers
(iii) respondent no. 3 having been impleded as a party, the judgment of the
High Court was sustainable and the relief can be moulded.

Dismissing the appeal, the Court

c HELD: 1.1. The suit was pre-mature as no cause of action for the suit

-
arose for the plaintiffs for obtaining a decree to set aside the deed of sale
dated 3.12.1975. The cause of action arose on the death of the original
defendant No. I which took place during pendency of the suit. If the cause of
action arose during pendency of the suit and if having regard to the facts and
D circumstances of this case, the suit keeping in view the subsequent event could
not have been dismissed on the ground that it was barred under the law of
limitation, it would not be proper for the Court to interfere with the impugned
judgment. (752-E, FJ

Vithalbhai (P) Ltd. v. Union Bank of India, [2005) 4SCC 315, relied
E on.

1.2. An appeal is in continuation of the suit The appellate court in view
of Order VII Rule 7 of the Code of Civil Procedure may take into consideration
subsequent events with a view to mould the relief. The High Court, therefore,
could not be said to have acted illegally and wholly without jurisdiction in
F passing the impugned judgment. (752-G, HJ

2.1. By reason of the Will, the original defendant No. 1 did not succeed
to the interest absolutely. He was given only life interest. Succession under
the Will opened only on his death. He died during pendency of the suit in the
G year 1998. Succession opened only then. In the year 1975, the original
defendant No. 1 and his son, thus, had no authority to execute any deed of
sale. The defendant No. I could only transfer or alienate the interest he had
in property. Respondent No. 3, thus, did not inherit property although in the
deed of sale dated 3.12.1975 it was stipulated that both of them were owners
thereof and had perfect tiltle therein. [747-F, G, HJ
H
BAYBERRY APARTMENTS PVT. LTD. 1•. SHOBHA 741
2.2. It is difficult to understand as to how in the year 1975 the sale deed A
could be executed. The original defendant No. 1 knew the implication of Will
He was aware that an embargo had been created in his right to tfansfedii~
property to any other person. In view of the injunction contain.~d in the said
document he could not have alienated the property. He could only be in enjoyful
possession thereof. The original defendant No. 1, therefore, thought that if B
his son is impleaded as one of the executants of the document probably the
embargo created under the Will would not come in his way. In law, he was not
right there. His son also did not inherit the property as he was alive. In terms
of Clause (7) of the Will, the question of his son's inheriting the property
from the original defendant No. 1 did not arise. [752-C, D, E)
3.1. The principal question is as to what would be the meaning of C
expression 'heirs'. It is noticed that whereas in relation to the male
descendancy the executor had used the expression 'heirs' in regard to the
succession of property after their death, which were bequeathed in their
favour; the expression 'children' has been used in relation to the inheritance
of the property bequeathed in favour Qf daughters and daughters in law. D
[748-A, BJ

3.2. The expressions 'children', 'issue' and 'heirs' would ordinarily be
not synonymous but sometimes they may carry the same meaning. (748-C)

P. Ramanatha Aiyar 's Advanced Law Lexicon at page 2111, referred to. E
3.3. Heirs may be lineal or collateral. When it is said that the Will was
a carefully drafted document, evidently, the guarantor thereof was aware of

. that fact that as thence some of the sons having not been married, the question
as to who would be their heirs was uncertain. If they did not have any issue,
the properties in terms of the law as then existing might have passed on to F
their brothers. (748-G, H(

N. Krishnammal v. R Ekambaram & Sons, [1979) 3 SCR 700 and
Angurbala Mullick v. Debabrata Mullick, (1951] 2 SCR 1125, relied on.

3.4. Plaintiffs, who are the daughters of the original defendant No. I, in G
law were not entitled to inherit their father's share in the properties but for
the provisions of the Hindu Succession Act, 1956 which brought statutory
change. Admittedly, by reason of Section 8 thereof they became heirs of their
father in terms whereof the sister's share is equal to that of the brothers. If
they were to be excluded, it would have been said so in the Will. (741-G, HJ
H
742 SUPREME COURT REPORTS (2006] SUPP. 7 S.C.R.

.A 3.S. The expression "heir" in the context of the Hindu Succession Act,
19S6 would mean a legal heir. In construing a document, Court cannot assign
any other meaning. A document as is well-known must be construed in its
entirety. Although some parts thereof should not be read in isolation, the
contents of Clause (7) of the Will are really important. It may be true that in
B the last part of the Will, the propounder while placing his sons adduced the
words 'Putra Poutra'. But the same cannot control the unequivocal expression
contained in Clause (7) thereof.17Sl-G, H;7S2-AI
N. Krishnammal v. R. Ekambaram & Sons, [1979) 3 SCR 700, Daya
Singh (Dead) through Lrs. and Anr. v. Dhan Kaur [1974] 1 SCC 700 and
C Duni Chandv. Anar Kali, AIR (1946) PC 173, relied on.
Dr. Mahesh Chand Sharma v. Smt Raj Kumar Sharma and Ors., 119961
8 sec 128, distinguished.
4. The son of the original defendant No. I was not a party but he is a
party before this Court now. He supports the plaintiffs but then he himself
D did not challenge the deed of sale. So far as his interest in the property is
concerned, the same may be claimed by the appellants herein having regard
to the principles contained in Section 41 of the Transfer of Property Act. It
is, therefore, not a case where Articles S9 and 60 of the Schedule appended
to the Limitation Act would apply. [7S3-D, El
E Madhukar Vishwanath v. Madhao and Ors., [199919 SCC 446 and Prem
Singh & Ors. v. Birbal & Ors., [2006) S SCC 353, distinguished.
S. It .is immaterial that appellants are bona fide purchasers. If the deed
of sale executed by the original defendant No.I and the Respondent No.3 is
void and thus, not binding upon the plaintiffs-respondents, the consequences ...
F therefor would ensue. What would be the effect of the sale deed vis-a-vis
Respondent No. 3, would be different having regard to the provisions contained
in Section 41 of the Transfer of Property Act. [7S4-B, C, DI
6. When a document is not uncertain or does not contain an ambiguous
expression it should be given its literal meaning. Only when the contents are
G not clear the question of taking recourse to the application of principles of
construction of a document may have to be applied. It is also not a case where
there exists any inconsistency between an earlier and later part of the
document. What is necessary for true, proper and effective construction of
the Will in question is to give effect to the intention of the propounder of the ' '
H Will. [752-A, B]
BAYBERRY APARTMENTS PVT. LTD. r. SHOBHA[S.B.SINHA,J.] 743
CIVIL APPELLATE JURISDICTION : Civil Appeal No. 8814 of2003. A
From the Final Judgment and Decree dated 13.8.2001 of the High Court
of Kamataka at Bangalore in R.F.A. No. 441/1993.

U.U. Lalit, Miran Javalli, Joseph Pookkatt, Pooja Dhar, Prasenjit Keswani
and Prashant Kumar for the Appellants. B
S.N. Bhat, Sheela Goel, D.P. Chaturvedi, N.P.S. Panwar, K. Swami, G.R.
Mohan and Prabha Swami for the Respondents.

The Judgment of the Court was delivered by

S.B. SINHA, J. V. Papaiah Naidu owned a large number of movable and
c
immovable properties. He had 5 sons, viz., V. Perumala Swamy Naidu, V.
Sudarshanam Naidu, V. Balakrishna Naidu, V. Deena Dayalu Naidu, V.
Ramakrishna Naidu and 4 daughters, viz., Rukminiyamma, Pushpamma,
Hamsaveniyamma and Bhagyalakshmiyamma. He executed a Will on 14.7.1932.
The said Will was a registered one. A portion of the properties was bequeathed D
in favour of defendant No. I. He was then a minor. The properties bequeathed
in his favour were described in Schedule E of the Will. In terms of the said
Will, the sons of the testator got life interest. Only, after his death his heirs,
legal representatives could inherit the same. On 3.12.1975 the original
defendant No. I and his son executed a deed of sale in favour of defendant E
No. 2, M. Krishna Reddy. On or about 30th January, 1982, defendant No. 2
disposed of the said property in favour of defendant No. 3. Plaintiffs-
Respondents who are the daughters of original defendant No. I filed a suit
on 30.7.1982 before the City Civil Judge, Bangalore on 30th July, 1982 inter
alia praying for the following reliefs.
F
"(a) declaring that the Plaintiffs are also lawful heirs entitled to the
bequests under the Will dated 14.7.1932 executed by their grand-father
as lineal heirs of the First Defendant,

(b) and consequently restrain by an order of permanent injunction the
defendants, their agents, servants from demolishing, altering, G
constructing or reconstructing the suit schedule property.

(c) grant cost of the suit; and... "

The plaintiffs, however, did not implead their brother as a party.
H
744 SUPREME COURT REPORTS (2006) SUPP. 7 S.C.R.

A The bungalow which was the subject mater of the suit was demolished
by Appellants herein whereupon the plaint was amended praying for a decree
of mandatory injunction for restoration of the said property.

The learned Civil Judge in view of the pleadings of the parties framed
as many as 12 issues, inter alia, in regard to:
B
(i) limitation
(ii) non-rejoinder of parties
(iii) adequacy of valuation of the suit and amount of court fees

C The City Civil Judge, Bangalore by a judgment dated 6.1.1993 dismissed
the suit, inter alia, opining that the suit was barred by limitation as also for
non-joinder of parties. It was also held that the court fees paid was inadequate.

Respondent Nos. 1 and 2 aggrieved by and dissatisfied with the said
judgment preferred an appeal before the High Court of Karantaka. The said
D appeal has been allowed by reason of the impugned judgment.
The central issue in this appeal revolves round construction of
expression 'heirs' used in the Will dated 14.7.1932.

Mr. U.U. Lalit, learned senior counsel appearing on behalf of the
E Appellants would submit that as the Will refers to 'Putra Poutra Parampara',
the expression used therein, viz., 'heirs' would only be male lineal descendants
and not the female ones. The Will, it was submitted, must be construed upon
reading it in its entirety.

According to learned counsel, the expression 'Waristdar' (heirs) should
F be understood in the context of other expression used therein, viz., children
(Mavvarajjay). Whereas while bequeathing the properties in favour of the
ladies, it had specifically been mentioned that on the death of the testator the
same will pass on to their children, while bequeathing the immovable properties
it had clearly been mentioned that they will pass on to 'Waristdar', which
G must be held to mean only 'sons'. The suit, it was submitted, was also barred
by limitation as by reason thereof, the sale deed executed in favour of
Appellants by the original defendant No. 2 was questioned and in that view
of the matter, the High Court committed an error in not invoking the provisions
of Article 49 of the Limitation Act, 1963. The learned counsel would contend
that the son of the original defendant No. 1 was deliberately not impleaded
H
BAY BERRY APARTMENTS PVT. LTD. r. SHOBHA [S.B. SINHA, JJ 745

A
as a party in the suit as he had also executed the deed of sale dated 3.12.1975
along with his father, the original defendant No. 1 and as such the same was
binding on him.

Appellants, Mr. Lalit would submit, were bona fide purchasers for value
and in that view of the matter, the High Court committed a manifest error in B
granting a decree of injunction.

Mr. S.N. Bhat, learned counsel appearing on behalf of Plaintiffs-
Respondents, on the other hand, would urge that the original defendant No.
1 having died in the year 1998, the suit at the time of its institution was a pre-
mature one and thus, the question of its being barred by limitation does not C
arise. The original defendant No. I having died during the pendency of the
suit and the brother of the plaintiffs having been imp leaded as a party, it was
submitted the judgment of the High Court is clearly sustainable and the relief
can be moulded. The expression 'heirs' according to the learned counsel
would not mean only a male descendant and same would depend upon the D
law prevailing at the relevant time as also in view of the fact that in terms of
the provisions of the Hindu Succession Act, the daughters also became heirs
of the defendant No. I, they would also be beneficiaries along with their
brothers.

Mr. K. Swamy, learned counsel appearing on behalfof Respondent No. E
3 supported the contention of Mr. Bhat.

The original Will was written in the local language of Kamataka. The
executor, V. Papaiah Naidu, was a forward-looking person. He was a man of
charitable dispensation. He executed the Will in his anxiety to see that all his
sons reside together. Possibly with that view of the matter he bequeathed F
life interest in favour of his sons. At the time of the execution of Will, he
was suffering from paralysis. He was aged only 64. Although, he had
recovered to a great extent but evidently he was not sure about his physical
condition. He, therefore, appointed his eldest son V. Perumala Swamy Naidu
and second son V. Sudarshanam Naidu as executors of the said Will. The G
relevant provisions of the said Will read as under:

"7) The properties mentioned in Schedule - A have been given to my
sons as explained in Schedule B, C, D, E and F. They are entitled to
enjoy throughout their lives only the income accrued from the properties
given to respective shares and they do not have any right whatsoever, H
746 SUPREME COURT REPORTS [2006] SUPP. 7 S.C.R.
A to alienate the properties by way of sale, usufructory mortgage, pledge,
etc. After them, their respective properties shall descend to their
respective heirs with full title and without any problems.

( 11) If on account of recovery of arrears due from others, the executors
happen to purchase any immovable property, such properties shall
B also be equally divided among my sons and be enjoyed by them as
mentioned in para 8 of this Will. If the executors find it beneficial and
useful to sell any immovable property described in Schedule 'A' of
this Will, excepting the House No. 23 in Castle Street they can do so.
And from the money so got from the sale of the property, the executors
c should purchase immovable property which will fetch good rent, in
the names of those to whose share the properties sold had gone.
Until they purchase such new immovable properties the sale amount
should be deposited in any of the banks mentioned in this Will and
the executors shall purchase new immovable properties from the said
money plus interest. My sons should enjoy the respective immovable
D properties thus purchased subject to the conditions stipulated in para
8 and 9 of this Will.
(12) My sons are bound to reside in the House No. 23, Dodda Soolu
Castle Street Civil and Military Station in which I am presently residing.
My sons do not have any right to alienate the said house through
E sale, gift, mortgage, etc. After my sons their legal heirs shall share
it equally and enjoy the same with full title. My sons should remain
as a joint family until the said Ramakrishna Naidu attains the age of
18 years. If anybody goes separate and is a major and married, the
executors should keep on paying him a sum of rupees one hundred
and fifty every month for his household expenditures till his share of
F
property and immovable properties are handed over to him and should
be debited to the rent account of his immovable property.''

He not only gave his daughters sufficient ornaments at the time of their
marriage as also some immovable properties, he bequeathed some property
G in favour of his daughters in law as well. The executors were enjoined with
a duty to get the other daughters married. The daughters became entitled to
enjoy rent obtained from the houses purchased throughout their life, subject,
of course to the condition that the same shall not be alienated. The properties
given to the legatees including married daughters, married daughters-in-law,
the same were to be inherited by their children with full title on their death.
G He also saw to it that his friend who had five daughters is provided with some
BAY BERRY APARTMENTS PVT. LTD. r. SHOBHA [S.B. SINHA, J.) 747
. amount for each daughter. A
From a perusal of the Will, it appears that he had given Rs. 25,000/- for
some charitable purposes. The executors were asked to pay Rs. I0,000/- to
Mysore University and from the interest of that amount, arrangements were
directed to be made to award scholarship to promote education amongst the
girls and boys belonging to the Naidu caste who were then studying in the B
colleges of Bangalore.

At the end, he in his Will, stated :

"I bless my sons that they shall lead a happy life hannoniously and
enjoy with improving the properties given to them by me along with C
their heirs and descendents as described in the Will and I pray God
for their welfare."

Indisputably, in the year 1932 when the Will was executed the plaintiffs
were not the heirs of the propounder. In tenns of the law as was existing then,
they were not heirs of the testator. They could not have inherited their D
property further as they were not the heirs of V. Papaiah Naidu.

The Parliament, however, enacted Hindu Succession Act, 1956. On the
date of execution of the Will, the original defendant No. I was a minor. He
was married later on. He was blessed with a son only in the year 1957. On E
the date when the deed of sale was executed, i.e. on 3.12.1975, the original
defendant No. I and his son were majors. He has not questioned the legality
of the said deed of sale. The question, however, would arise as to whether
the plaintiffs became the heirs of their father having regard to the provisions
of the Hindu Succession Act. In law, indisputably, the question is whether
they were 'heirs' within the meaning of the said tenn as expressed in the Will. F
By reason of the Will, the original defendant No. I did not succeed to the
interest absolutely. He was given only life interest. Succession under the
Will opened only on his death. He died during pendency of the suit in the
year 1998. Succession opened only then. In the year 1975, the original
defendant No. I and his son, thus, had no authority to execute any deed of
sale. The defendant No. I could only transfer or alienate the interest he had G
in the property. Respondent No.3, thus, did not inherit the property although
in the deed of sale dated 3.12.1975 it was stipulated that both of them were
owners thereof and had perfect title therein.

The suit was a pre-mature one in the sense that the declarations sought H
748 SUPREME COURT REPORTS [2006] SUPP. 7 S.C.R.

A for that the plaintiffs were the beneficiaries under the Will could have been
granted in their favour only upon demise of their father and not prior thereto.

Now, the principal question is as to what would be the meaning of
expression 'heirs'. We have noticed hereinbefore that whereas in relation to
the male descendancy the executor had used the expression 'heirs' in regard
B to the succession of property after their death, which were bequeathed in
their favour; the expression 'children' has been used in relation to the
inheritance of the property bequeathed in favour of daughters and daughters
in law.

C The expressions 'children', 'issue' and 'heirs' would ordinarily be not
synonymous but sometimes they may carry the same meaning. All the
aforementioned terms have to be given their appropriate meanings.

In P. Ramanatha Aiyar 's Advanced law lexicon at page 2111, it is
stated:
D "There is doubtless a technical difference in the meaning of the two
words "heirs" and "children", and yet in common speech they are
often used as synonymous. The technical distinction between the
terms is not to be resorted to in the construction of a will, except in
nicely balanced cases.
E "When the general term "heirs" is used in a will, it will be construed
to mean 'child' or 'children', if the context shows that such was the
intent of the testator."

Where the words. "children" and "heirs" are used in the same instrument
in speaking of the same persons, the word "heirs" will be construed
F
to mean "children"; such usage being treated as sufficient evidence
of the intention to use the word "heirs" in the sense of "children."."

Heirs may be lineal or collateral. When we say that the Will was a
carefully drafted document, evidently, the guarantor thereof was aware of the
G fact that as thence some of the sons having not been married; the question
as to who would be their heirs was uncertain.

If they did not have any issue, the properties in terms of the law as then
existing might have passed on to their brothers.

H Whether the expression 'heirs' would, thus, mean legal heir, the question
BAY BERRY APARTMENTS PVT.LTD.'" SHOBHA [S.B. SINHA, l] 749

specifically came up for consideration in N Krishnammal v. R. Ekambaram A
& Sons, [1979] 3 SCR 700: [1979] 3 SCC 273, wherein it was stated:

"It is wel! settled that legal terms such as "heirs", used in a Will must
be construed in the legal sense, unless a contrary intention is clearly
expressed by the testator"
B
Referring to an earlier decision of this Court in Angurbala Mullick v.
Debabrata Mullick, [1951] 2 SCR 1125, this Court opined that the expression
'heirs' cannot normally be limited to issues and it must mean all persons who
are entitled to the property held and possessed by/ or under the law of
inheritance. In that case, the widow would not have been entitled to inherit
the property of her husband as she was not an heir. However, she became C
an heir by reason of the provisions of the Hindu Succession Act.

Hindu Succession Act was enacted to codify the law relating to intestate
succession amongst Hindus. Section 4 of the Act provides that the same has
an overriding effect over other laws for the time being in force. Sub-Section D
(I) of Section 4 reads as under :

"4. Overriding effect ofAct. (I) Save as otherwise expressly provided
in this Act,

(a) any text, rule or interpretation of Hindu Law or any custom or
usages as part of that law in force immediately before the E
commencement of this Act, shall cease to have effect with respect to
any matter for which provision is made in this Act;

(b) any other law in force immediately before the commencement of
this Act shall cease to apply to Hindus in so far as it is inconsistent
with any of the provisions contained in this Act." F
A bare perusal of the aforementioned provision, thus, clearly goes to
show that the Court must take into consideration the purport and object of
the Act.

In Daya Singh (Dead) through Lrs. and Anr. v. Dhan Kaur, [1974] I G
SCC 700, referring to the decision of the Privy Council in Duni Chandv. Anar
Kali, AIR (1946) PC 173, this Court opined:

"It would be noticed that the Privy Council interpreted the words
"dying intestate" as merely meaning "in the case of intestacy of a H
750 SUPREME COURT REPORTS [2006) SUPP. 7 S.C.R.

A Hindu male" and said that to place this interpretation on the Act is
not to give retrospective effect to its provisions. Those are the very
words found in Section 8. These may be contrasted with the words
of Section 6 "where a male Hindu dies after the commencement of this
Act." Here the reference is clearly to the time of the death. In Section
8 it is only to the fact of intestacy. The material point of time, as
B pointed out by the Privy Council, is the date when the succession
opens, namely, the death of the widow. It is interesting to note that
the Privy Council was interpreting the provisions of the Hindu Law
of Inheritance (Amendment) Act, 1929 where the two contrasting
expressions found in the Hindu Succession Act, 1956 are not found.
c The case for the interpretation of the words "dying intestate" under
the Hindu Succession Act is stronger. The words "where a male
Hindu dies after the commencement of this Act" in Section 6 and their
absence in Section 8, are extremely significant. Thus two propositions
follow: (I) 'Succession opens on the death of the limited owner, and
(2) the law then in force would govern the succession."
D
Reliance has been placed by Mr. U.U. Lalit on a decision of this Court
in Dr. Mahesh Chand Sharma v. Smt. Raj Kumar Sharma and Ors., [1996] 8
SCC 128. In that case, Ram Nath Dewan was the ancestor of the parties. He
died in the year 1953 leaving behind his widow and other children. The
E succession, therefore, opened in 1953, i.e., before coming into force the
provisions of Hindu Succession Act, 1956. The property at his hands was
self-acquired. He made a will on I0.4.1942 bequeathing a house to his wife
Satyawati. She could enjoy the said property during her life time. In the Will
it was provided that on her death the property would devolve on his legal
heirs. A settlement was arrived at between Satyawati and first defendant
F therein on 27.1.1955, in terms whereof she surrendered all her right, title and
interest in the property in his favour, retaining a mere right of residence in
the first floor. In the fact situation obtaining therein and in particular, having
regard to terms of the Will and Section 119 of the Indian Succession Act,
1925, it was held :

G "We are, therefore, of the opinion that by operation of law, i.e.,
by virtue of Section 119 of the Indian Succession Act, the bequest
to "the legal heirs of the testator" vested in the first defendant he
alone being the legal heir of the testator on that date on the date of
death of Ram Nath (testator). The vesting of bequest to "the legal
H heirs of the testator" was not postponed till the death of the interposer,
BAY BERRY APARTMENTS PVT.LTD. v. SHOBHA [S.B. SINHA, J) 75 J

Satyawati. The language of clause (i) of the Will cannot be construed A
otherwise.

Shri Bhandare then contended that the use of the plural 'heirs'
and not the singular 'heir' in clause (i) is indicative of the intention
of the testator that he was referring to his legal heirs as may be in
existence on the death of Satyawati. In our opinion, this argument is B
plainly unacceptable. In the year 1942, Ram Nath could not have
foreseen the enactment of Hindu Succession Act, I956 or that in
future his daughters would also become his "legal heirs" by some
change in law. The language of clause (i) does, no doubt, convey the
intention of the testator, viz., immediate bequest (for life) is to Satyawati C
and the ultimate (absolute) bequest is to his legal heirs after the death
of Satyawati. But this clause has to be read, understood and construed
in the light of the rule contained in Section 119 of the Indian Succession
Act, as explained hereinabove with the necessary consequence,
which too has been set out hereinabove."
D
It was opined that Section 14(1) of the Hindu Succession Act, 1956
would have no application as she was not possessed of the entire property
on the date of commencement thereof. However, it was held that she became
the absolute owner in respect of the first floor of the house in question. The
decision of this Court in N. Krishnammal (supra), in the aforementioned fact
situation, was held to be not applicable, stating that it was not a case of E
contingent bequest.

Plaintiffs who are the daughters of the original defendant No. I, in law
was not entitled to inherit their father's share in the properties but for the
provisions of the Hindu Succession Act, which brought statutory change.
Admittedly, by reason of Section 8 of the Hindu Succession Act, they became F
heirs of their father in terms whereof the sister's share is equal to that of the
brothers. If they were to be excluded, it would have been said so in the Will.

The decision of this Court in N. Krishnammal (supra) is binding on this
Court. The meaning of the expression "heir" in the context of the Hindu G
Succession Act has been considered therein. The expression "heir" would
mean a legal heir. In construing a document, this Court cannot assign any
other meaning. A document as is well-known must be construed in its
entirety. Although some parts thereof should not be read in isolation, the
contents of Clause (7) of the Will are really important. It may be true that
in the last part of the Will, the propounder while placing his sons adduced H
752 SUPREME COURT REPORTS (2006] SUPP. 7 S.C.R.

A the words 'Putra Poutra'. But the same cannot control the unequivocal
expression contained in Clause (7) thereof.

When a document is not uncertain or does not contain an ambiguous
expression it should be given its literal meaning. Only when the contents are
not clear the question of taking recourse to the application of principles of
B construction of a document may have to be applied. It is also not a case
where there exists any inconsistency between an earlier and later part of the
document. What is necessary for true, proper and effective construction of
the Will in question is to give effect to the intention of the propounder of
the Will. It will bear repetition to state that an embargo was put on his son
C inheriting the property in absolute terms. Their title was to be limited. They
could enjoy the only property during life time.

We fail to understand as to how in the year 1975 the sale deed could
be executed. The original defendant No. I knew the implication of Will. He
was aware that an embargo had been created in his right to transfer the
-
D property to any other person. In view of the injunction contained in the said
document he could not have alienated the property. He could only be in
enjoyful possession thereof. The original defendant No. I, therefore, thought
that if his son is impleaded as one of the executant of the document; probably
the embargo created under the Will would not come in his way. In law, he
E was not right there. His son also did not inherit the property as he was alive.
In terms of Clause (7) of the Will, the question of his son's inheriting the
property from the original defendant No. I did not arise. Mr. Bhat is correct
in his submission that the suit was pre-mature as no cause of action for the
suit arose for the plaintiffs for obtaining a decree to set aside the deed of sale
dated 3.12.1975. The cause of action arose on the death of the original
F defendant No. I which took place during pendency of the suit. If the cause
of action arose during pendency of the suit and if having regard to the facts
and circumstances of this case, the suit keeping in view the subsequent event
could not have been dismissed on the ground that it was barred under the
law of limitation, we are of the opinion that it would not be proper for us to
interfere with the impugned judgment.
G
An appeal is in continuation of the suit. The appellate court in view
of Order VII Rule 7 of the Code of Civil Procedure may take into consideration
subsequent events with a view to mould the relief. The High Court, therefore,
could not be said to have acted illegally and wholly without jurisdiction in
H passing the impugned judgment.
BAY BERRY APARTMENTS PVT LTD. r. SHOBHA [S.B. SINHA, J.] 753

In Vitha/bhai (P) ltd. v. Union Bank of India, [2005) 4 sec 315, the A
law is stated in the following terms:

"No amount of waiver or consent can confer jurisdiction on a
court which it inherently lacks or where none exists. The filing of a
suit when there is cause of action though premature does not raise
a jurisdictional question. The claim may be well merited and the court B
does have jurisdiction to hear the suit and grant the relief prayed for
but for the fact that the plaintiff should have waited a little more
before entering the portals of the court. In such a case the question
is one of discretion. In spite of the suit being premature on the date
of its institution the court may still grant relief to the plaintiff if no C
manifest injustice or prejudice is caused to the party proceeded against.
Would it serve any purpose, and do the ends of justice compel the
plaintiff being thrown out and then driven to the need of filing a fresh
suit are pertinent queries to be posed by the court to itself."

The son of the original defendant No. I was not a party but he is a party D
before us now. He supports the plaintiffs but then he himself did not
challenge the deed of sale. So far as his interest in the property is concerned,
the same may be claimed by the appellants herein having regard to the
principles contained in Section 4 I of the Transfer of Property Act.

It is, therefore, not a case where Articles 59 and 60 of the Schedule E
appended to the Limitation Act would apply. Reliance placed by Mr. La/it
on Madhukar Vishwanath v. Madhao and Ors., (1999) 9 SCC 446 and Prem
Singh & Ors. v. Birba/ & Ors., (2006) 5 SCALE I9 I : (2006) 5 SCC 353, have
no application in the instant case. In Prem Singh (supra), it was held :

"When a document is valid, no question arises of its cancellation. F
When a document is void ab initio, a decree for setting aside the same
would not be necessary as the same is non est in the eye of law, as
it would be a nullity.

Once, however, a suit is filed by a plaintiff for cancellation of a
transaction, it would be governed by Article 59. Even if Article 59 is G
not attracted, the residuary article would be."

In Madhukar Vishwanath (supra), the question which arose for
consideration was the effect of transfer of a minor's property. The validity

H
754 SUPREME COURT REPORTS [2006) SUPP. 7 S.C.R.

A of the sale deed was, therefore, in question.
In this case, however, the plaintiffs-respondents could claim their right
only after the death of their father, the original defendant no. I and not prior
thereto.

B In Prem Singh (supra), this Court construed the said provisions in the
light of a similar contention raised as in Madhukar Vishwanath (supra) that
the deed of sale being void, the provisions of Article 59 will have no
application. The fact situation prevailing therein was different.

Submission of Mr. Lalit that his clients are bona fide purchasers is not
C of much significance in this case. If the deed of sale executed by the original
defendant No. I and the Respondent No.3 is void and thus, not binding upon
the plaintiffs-respondents, the consequences therefor would ensue. What
would be the effect of the sale deed vis-a-vis the Respondent No.3, as we
have noticed hereinbefore, would be different having regard to the provisions
D contained in Section 41 of the Transfer of Property Act. In the event a
partition suit is filed, which property shall be allowed in the share of the
Respondent No.3 is not a matter wherewith this Court's attention is required
to be engaged. Such question shall appropriately fall for consideration in
appropriately constituted suit.

E For the reasons aforementioned, we are of the opinion that no case has
been made out for exercise of our discretionary jurisdiction under Article 136
of the constitution oflndia. This appeal is dismissed with the aforementioned
directions. In the facts and circumstances of this case, however, there-shall
be no order as to costs.

F vs. Appeal dismissed.