Supreme Court of India
UNION OF INDIAversusVIJAY KRISHNA UNIYAL (D) THROUGH LRS.
- Citation
- [2017] 14 S.C.R. 68
- Decided
- 23 December 2017
- Disposal
- Appeal(s) allowed
- Bench
- KURIAN JOSEPH
Holding
The Supreme Court held that the High Court’s observation granting liberty to re‑agitate the title was erroneous and that the lower courts’ finding that the land belongs to the Government is binding, precluding the plaintiff from raising the ownership issue in any subsequent proceedings.
Summary
The Union of India, as the owner of land covered by an Old Grant, issued a notice to resume a 3.398‑acre property in Landour Cantonment occupied by Vijay Krishna Uniyal, who sued for a permanent injunction claiming ownership based on a 1980 sale deed and long possession. The trial court, the first appellate court and the High Court all held that the land belonged to the Government and that Uniyal only had occupancy rights, dismissing his injunction claim and limiting his relief to compensation for structures. The High Court, however, observed that Uniyal could raise the title issue in any future eviction proceeding, a view the appellant challenged before the Supreme Court. The Supreme Court held that the High Court’s observation was erroneous, that the lower courts’ finding of ownership was binding under constructive res judicata, and that Uniyal could not re‑agitate the title issue; only the compensation matter remained open. Consequently, the Supreme Court set aside the High Court’s observations and allowed the appeals, granting the Government possession and time for the respondents to vacate.
Issues considered
- The High Court’s observation that the plaintiff could raise the title issue in future eviction proceedings should be set aside.
- Whether a suit for permanent injunction can adjudicate the question of title/ownership when the plaintiff claims ownership.
- Whether the concurrent findings of fact on ownership by the trial court and first appellate court bind the parties under the principle of constructive res judicata.
- Whether the plaintiff’s possession and sale deed establish ownership contrary to the Old Grant terms.
- Whether the plaintiff is entitled to compensation for structures only, and the method of determining such compensation.
Legislation cited
- Code of Civil Procedure, 1908s. 100, s. 80
- Constitution of Indias. 136
- Indian Evidence Act, 1872s. 110, s. 114, s. 97
Subjects
permanent injunctiontitle disputegovernment landold grantres judicatacompensationcivil procedureevidence lawArticle 136
Judgment
[2017] 14 S.C.R. 68
A UNION OF INDIA
v.
VIJAY KRISHNA UNIYAL (D) THROUGH LRS.
(Civil Appeal Nos. 16949-16950 of 2017)
B OCTOBER23,2017
[KURIAN JOSEPH AND A. M. KHANWILKAR, JJ.]
Government Land:
Land in possession, on 'Old Grant' terms - Notice for
C resumption of the land - Suit for permanent injunction - Seeking
order restraining the State (defendant) and its officials from
dispossessing him from suit property - Claiming title/ownership of
the property vide registered sale deed - Also asserted occupancy
rights and ownership rights on account of long and undisturbed
possession - Plea of the defendant-appellant was that the land in
D question was covered by Old Grant for national defence requirement,
ownership whereof belonged to the defendant-appellant - Trial court
as well as first appellate court held that the defendant was the owner
of the land and possession of the plaintiff was limited to occupancy
rights - High Court dismissed the second appeal upholding
E concurrent finding of fact on the factum of ownership - However,
the High Court·observed the plaintiff would have liberty to raise
the issue of title during eviction proceedings - Review petition by
the defendant dismissed - Appeal by the defendant to Supreme Court
seeking that the observation made by the High Court in the impugned
judgment be set aside - Plaintiff interalia took the plea that courts
F below were not expected to decide the question of title in an
injunction suit simpliciter and that the defendant had failed to prove
its title - Held: Mere possession of suit property by itself cannot be
reckoned as an evidence on the issue of ownership - From the facts
of the case, it is evident that it was well within the knowledge of the
G plaintiff that the suit property belonged to Government (defendant)
and the right which was transferred to him was only the right of
enjoyment of possession of the said land granted under the Old
Grant to his predec(!ssor-in-interest - Therefore, the observation
made by the High Court is effaced as that observation was the
foundation to give liberty to the plaintiff to agitate the question of
H
68
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 69
title - The issue of 'ownership' cannot be called an ancillary issue . A
examined by civil court to limited jurisdiction called upon to consider
the relief of perma,nent Injunction simpliciter - It was a direct and
substantial issue considered by all the courtsbe/ow - The finding
ojfact is binding on the plaintiff' and would operate as constructive
res judicata - In the facts of the case, the defendant was able to B
prove its title - The plaintiff in absence ofchallenge to the High
Court order, can neither succeed nor can be permitted to agitate
before Supreme Court about the correctness of the findings recorded
by courts below on the issue of ownership - The only issue that was
left open by appellate courts was about determination of
compensation for the structure in terms of Old Grant and C
Regulations - Principle of Res Judicata.
Constitution of India:
Art. 136 - Scope of- Held: Plenary jurisdiction of Art. 136
is not limited to the dispensation provided in Or. XL! r. 22 of CPC -
However. the Court cannot make an order, direction or decree placing D
the party appealing to it, in a position more disadvantageous than
in what it would have been, had it not appealed.
Maxim:
"Nemo dat quod non habet" - Applicability of
Allowing the appeals, the Court E
HELD: 1. The High Court has failed to analyse the matter
in the manner it ought to have done whilst dealing with second
appeal under Section 100 of the Code of Civil Procedure, 1908 at
the stage of final hearing. The High Court in the present case
has not even adverted to the two substantial questions of law as F
were framed in terms of its order nor has it analysed the matter
appropriately. [Para 21] [94-C-D]
2.1 The High Court rejected the plaintiff's challenge to the
concurrent finding on the issue of ownership and then finally
concluded that the second appeal lacked merit and dismissed G
the same. It is unfathomable how it could then observe that the
evidence in the shape of registered sale deed dated 14'h August,
1980 would prima facie show the ownership of the suit property
of the plaintiff. Merely because the possession of the suit property
was with the plaintiff, that by itself cannot be reckoned as an H
70 SUPREME COURT REPORTS [2017] 14 S.C.R.
A evidence on the issue of ownership of the suit property. [Para
23) (95-A-C)
2.2 The claim of the plaintiff for grant of permanent injunction
was founded on his title and ownership of the suit property because
of the registered sale deed dated 141h August, 1980. No doubt,
B the High Court made reference to the document dated 141h August,
1980 for recording its prima facie view about the ownership of
the suit property of the plaintiff. It is also true that the registered
sale deed dated 141" August, 1980, does not make any mention
about the fact that the suit property was given to the predecessor
C in title of the plaintiff under the Old Grant and classified as "B-3"
category or that it belongs to the Government of India.
Presumably, the High Court proceeded to record its prima facie
view in paragraph 17, relying merely on the said registered sale
deed. It completely glossed over the crucial fact that the sale
deed was the culmination of the registered agreement to sell,
D executed between the plaintiff (original respondent) and his
predecessor in title dated 13 1" September, 1979, to which
reference has been made in the registered sale deed. [Para 23)
(95-C-E)
2.3 The registered agreement to sell executed in favour of
E the plaintiff, in no uncertain terms, admits the fact that the suit
property belongs to the Government and the right which is being
transferred is only the right of enjoyment of possession of the
said land granted under the Old Grant, which enured to the
predecessor in title of the plaintiff. [Para 23) (95-G-H; 96-A)
F 2.4 This registered agreement to sell refers to the title and
interest of the previous owner of the suit property which was
derived by him from the immediate predecessor in title in terms
of registered sale deed dated 1S1h December, 1970. Indisputably,
even the said registered sale deed dated 15 11' December, 1970
restates the fact that the suit property belongs to the Government,
G with limited right to enjoyment of possession thereof. There is
one more registered sale deed which has come on record, dated
2nd August, 1948. The same has bearing on the issue of ownership
of the suit property. Even this sale deed concededly restates that
the suit property vests in the Government. [Paras 24, 25)
H [96-D-E, H; 97-AJ
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 71
2.5 Indubitably, the plaintiff acquired the suit property under A
the registered sale deed dated 14'h August, 1980 on the same
terms and, therefore, executed the admission deed and
declaration contemporaneously at the time of registration of the
sale deed on 19'h August, 1980. [Para 26) [97-C]
2.6 The plaintiff, advisedly, after receipt of the suit notice B
dated 19'h August, 1985, wherein it is asserted that the suit
property is Government land given under Old Grant classified as
"B-3" category and that the Government wants to resume the
same, chose to file suit simpliciter for permanent injunction
against the appellant (defendant) from dispossessing the plaintiff C
from the suit property pursuant to the suit notice. In the wake of
clear stand taken in the suit notice, the plaintiff ought to have
filed the suit for a declaration that the claim set-up by the
defendant in the suit notice of ownership of the suit property is ·
illegal. Obviously, the plaintiff was aware that the only right passed
on to him was for enjoyment of the suit property granted under D
the Old Grant as class "B-3". The land belonged to the
Government of India. [Para 27) (98-F-H]
2. 7 The plaintiff did set up a claim of ownership of the suit
property, firstly, on the basis of registered sale deed dated 14'h
August, 1980; secondly, having occupancy rights in the suit E
property which was analogous to ownership rights; and thirdly,
that the plaintiff has full ownership rights by adverse possession
over the suit property being in long and undisturbed possession
without payment of any rent for over 60 years. As regards the
claim of absolute ownership of the plaintiff on the basis of rights
derived under the registered sale deed dated 14'h August, 1980, F
the same cannot be countenanced. In the backdrop of the factual
position emerging from the registered agreement to sell dated
13'h September, 1979, which preceded the execution of the subject
registered sale deed dated 14'" August, 1980, the plaintiff executed
the admission deed and declaration deed contemporaneously with G
full understanding and knowledge. The High Court while
recording prima facie opinion in paragraph 17; has not adverted
to these essential facts and documents. [Para 28) (99-A-D]
2.8 The appellant (defendant) is, therefore, justified in
challenging the prima facie opinion noted in. paragraph 17 of the H
72 SUPREME COURT REPORTS [2017] 14 S.C.R.
A impugned judgment. That observation has been made despite
having upheld the concurrent finding on the issue of ownership
of the suit property rendered by two Courts below, as noted in
paragraph 15 of the impugned judgment. The appellant must,
therefore, succeed in this appeal to the extent that the first
B sentence in paragraph 17 should be effaced. As that observation
was the foundation to give liberty to the plaintiff to agitate the
question of title over the suit property in the event the plaintiff
was required to face eviction proceedings, the said liberty would
also get effaced. In that event, it will not be permissible for the
plaintiff or persons claiming through or under the plaintiff, to raise
C the issue of ownership of the suit property in any proceedings
henceforth or for that matter in collateral proceeding. [Para 28)
[99-D-F]
3. It is not correct to say that since the issue of title and
ownership of the suit property was not directly and substantially
D involved in the suit for permanent injunction simpliciter filed by
the plaintiff, it would be open to the plaintiff or persons claiming
through or under him to raise the issue of title of the suit property
in collateral proceedings, such as eviction from the suit property.
In the present case, the plaintiff challenged the suit notice dated
19th August, 1985, on the assertion that he is the absolute owner
E in possession of the suit property on the basis of a registered
sale deed dated 14th August, 1980. By this assertion, the plaintiff
implicitly denied the claim of the appellant-defendant that the
suit property belonged to the Government and was given under
Old Grant falling in class B-3. Besides that assertion in the suit
F notice, the appellant-defendant had also unambiguously asserted
in the written statement filed to contest the suit stating that the
suit property belonged to the Government of India and was given
to the grantee under Old Building Grants falling in class B-3,
amenable to resumption after giving one month's notice. In the
backdrop of such pleadings, the Trial Court framed issues,
G inclucling relating to ownership of the suit property. Similar contest
was carried before the First Appellate Court. Even the First
Appellate Court after analysing the documents held that it has
been admitted by the plaintiff that the suit property vests in the
Government of India which was amenable to resumption on
H payment of compensation for construction to the grantee/
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D} THR. LRS. 73
occupant. The First Appellate Court, in no uncertain terms, A
concluded that the suit property belonged to the Government of
India and the plaintiff was not the owner of the suit property but
merely enjoyed right to possession thereof under the Old Grant
as derived by him from his predecessor in title. Thus, it is not a
case of ancillary issue examined by the civil court of limited B
jurisdiction called upon to consider the relief of permanent
injunction simpliciter. It was a direct and substantial issue
considered by the Trial Court and upheld by th,e First Appellate
Court and for that matter, even by the High Court, while dismissing
the second appeal on the ground that it lacked merit. [Para 29)
[99-G-H; 100-A-G) .C
4.1 In the fact situation of the present case, it was not a
complicated issue on facts or law, considering the indisputable
recitals in the registered agreement to sell and the registered
sale deeds coupled with the admission deed and the declaration
deed contemporaneously executed by the plaintiff. In such a D
situation, the finding of fact recorded against the plaintiff will bind .
the plaintiff and operate as constructive res judicata in a
subsequent suit for declaration of title or otherwise. [Para 29)
[100-G-H; 101-A)
Anathula Sudhakar v. P. Buchi Reddy (Dead) by LRs.
E
and Ors. (2008) 4 SCC 594 : (2008] 5 SCR 331 ;
Gram Panchayat of Village Naulakha v. Ujagar Singh
and Ors. (2000) 7 SCC 543; Purshottam Das Tandon
(Dead) by Legal Representatives v. Military Estate
Officer & Ors. (2014) 9 SCC 344 : [2014] 7 SCR 1085;
Sajjadanasltin Sayed Ji,'D. B.E. EDR (D) by LRs. v. Musa F
Dada~hai Ummer and Ors. (2000) 3 SCC 350 :
(2000] 1 SCR 1095 - distinguished.
4.2 The liberty given by the High Court to the plaintiff is
limited to raise the issue of title relating to the suit property in
the event any eviction proceedings are resorted to by the G
appellant. Such liberty, will be hit by principles of constructive
res judicata in the fact situation of the present case. Further, it is
certainly not a liberty to file a fresh suit for declaration of title
and ownership, which the plaintiff ought to have filed earlier or at
least amended the suit by seeking appropriate declaration. [Para
36] [105-G-H; 106-A) H
74 SUPREME COURT REPORTS [2017] 14 S.C.R.
A 5. It is true that in the present case, the appellant (defendant)
did not produce the Old Grant in relation to the suit property, but
had produced the GLR extract. It is well settled that GLR extract
is conclusive of the fact that the land is covered by Old Grant
and the rights enjoyed by the plaintiff were merely possessory or
B occupancy rights in respect of the structures thereon. [Para 33)
[105-B-C]
Usha Kapoor and Ors. v. Government of India and Ors.
(2014) .16 SCC 481 : [2014) 9 SCR 401 - relied on.
Satyendra Kumar (Dead) through LRs. v. Mast Ram
Uniyal (Dead) though LRs (2013) 14 SCC 367; Union
c of India v. Purushotam Dass Tandon and Anr: (1986)
Suppl. SCC 720 - referred to.
Cantonment Laws by J.P. Mittal - referred to.
6.1 The appellant (defendant) alone has assailed the
D impugned judgment. The plaintiff (original respondent) has
acquiesced of the decree rejecting the relief of permanent
injunction, having failed to file cross appeal or for that matter
cross objections against the impugned judgment. In absence of
any challenge to the judgment and decree passed by the High
Court in second appeal rejecting the second appeal on the ground
E that it lacked merit, the respondents (successors in title of the
plaintiff) can neither succeed nor can be permitted to agitate
before this Court about the correctness of the finding recorded
by the Courts below on the issue of ownership of the suit property
of Government of India and that the plaintiff is not the absolute
F owner thereof. The finding of fact so recorded will bind the
respondents. The only issue that has been left open in terms of
the decree passed by the First Appellate Court and upheld by
the High Court consequent to rejection of the second appeal, is
about determination of compensation for the structure in terms
of the Old Grant and regulations in relation thereto.
G Determination of appropriate and reasonable compensation can
be done even later by referring the matter to the Arbitrator as
per the regulations. That, therefore, cannot come in the way of
the appellant to proceed further on the basis of the suit notice
dated 19th August, 1985, the validity whereof is unassailable.
H [Paras 21, 34 and 35) [99-D-E; 105-C-H)
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 75
Union of India and Ors. v. Harish Chand Anand (1995) A
Suppl. 4 SCC 113 : [1995] ·2 Suppl. SCR 347 - relied
on.
6.2 Moreover, permitting the respondents to argue beyond
the facts admitted in the registered agreement to sell and the
registered sale deeds and the admission deed as well as the B
declaration deed, will be to encourage an argument that the
plaintiff has derived title in the suit property more than what his
predecessors in title have had enjoyed - of occupancy/possessory
rights alone. The maxim - Nemo dat quod non habet must be borne
in mind, which means no one gives what he does not possess.
There is no legal basis to relegate the parties before the High . C
Court for fresh consideration of the second appeal. (Para 32)
[104-D-E)
6.3 The plenary jurisdiction of this Court under Article 136
of the Constitution is not limited to the dispensation provided in
Order XLI Rule 22 of CPC. However, permitting the respondents D
to assail the findings of the Courts below on the issue of ownership
of property would be to overlook the cardinal principle that the
Court would not ordinarily make an order, direction or decree
placing the party appealing to it in a position more
disadvantageous than in what it would have been, had it not
appealed. Further, the impugned judgment of the High Court E
dismissing the second appeal was certainly not in favour of the
plaintiff. It was to uphold the decree and order rejecting the relief
of permanent injunction. Therefore, the argument now canvassed
by the respondents will not be for sustaining the operative order
or decree passed by the High Court as such. For, if accepted, it
F
will inevitably entail in not only reversing the concurrent findings
recorded by the Courts below on the issue of ownership but would
also necessitate reversal of the decree passed by the Courts below
rejecting the relief of permanent injunction. That could be done
·only if the plaintiff were to challenge the decree of rejection of
the relief of permanent injunction in reference to the suit notice. G
Absent such a challenge by way of an appeal or cross objection,
the decree to be sustained will be that of the First Appellate Court
of partly allowing the appeal of the plaintiff (original respondent)
to the extent of claim of compensation on the premise that the
plaintiff will get compensation towards construction in terms of
the regulations. [Para 32) [103-F-H; 104-A-C) H
76 SUPREME COURT REPORTS [2017] 14 S.C.R.
A Ravinder Kumar Sharma v. State of Assam and Ors.
(1999) 7 SCC 435 : [1999) 2 Suppl. SCR 339; S. Nazeer
Ahmed v. State Bank of Mysore and Ors. (2007) 11 SCC
75 : [2007] 1 SCR 843 ; Balbir Kaur and Am: v. Uttar,
Pradesh Secondary Education Services Selection
Board, Allahabad and Ors. (2008) 12 SCC 1 : [2008)
B
9 SCR 130; Management of Sundaram Industries
Limited v. Sundaram Industries Employees Union
(2014) 2 SCC 600 : [20131 16 SCR 1090 - relied on.
7. A priori, in furtherance of notice dated 191" August, 1985
the appellant is free to take possession of the suit property in
C accordance with law. However, the respondents are granted time
to hand over vacant and peaceful possession of the suit property.
[Para 401 [l06·F)
State of U.P. v. Zahoor Ahmeda and Am: (1973) 2 SCC
547 : [1974) 1 SCR 344 ; Chief Executive Officer v.
D Surendra Kumar Vakil & Ors. (1999) 3 SCC 555 :
[1999) 2 SCR 118 ; Union of India and Ors. v. Kam/a
Verma (2010) 13 SCC 511 : [2012) 6 SCR 960 ; Azim
Ahmad Kazmi and Ors. v. State of Uttar Pradesh and
Am: (2012) 7 SCC 278 ; Union of India and Ors. v.
Robert Zomawia Street (2014) 6 SCC 707 : [2014) 4
E SCR 156 ; Purshottam Das Tandon (Dead) by Legal
Representatives v. Military Estate Officer and Ors.
(2014) 9 sec 344 : [20141 7 SCR 1085; Gopal
Krishnaji Ketkar v. Mahomed Haji Latif and Ors.
[1968) 3 SCR 862; National Insurance Co. Ltd., New
F Delhi v. Jugal Kishore and Ors. (1988) 1 SCC 626 ;
Express Newspapers Pvt. Ltd. and Ors. v. Union of India
and Ors. (1986) 1 SCC 133 : [1985) 3 Suppl. SCR
382 ; Muhammad Imam Ali Khan v. Sardar Husain Khan
(1897-98) 25 IA 161; Nagubai Ammal and Ors. v. B.
Shama Rao and Ors. [1956) 1 SCR 451 ; Kishori Lal v.
G Chaltibai (19591 1 Suppl. SCR 698 - referred to.
Case Law Reference
[19951 2 Suppl. SCR 347 relied on Para 14
[19741 1 SCR 344 referred to Para 14
H
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 77
[1999) 2 SCR 118 referred to Para 14 A
[2012) 6 SCR 960 referred to Para 14
(2012) 1 sec 278 referred to . Para 14
[2014) 4 SCR 156 referred to Para 14
[2014] 7 SCR 1085 distinguished Para 14
B
[2014] 9 SCR 401 relied on Para 14
[2008) 5 SCR 331 distinguished Para 16
[2000) 1 SCR 1095 distinguished Para 16
c2000) 7 sec 543 distinguished Para 16
· (1986) Suppl. sec no referred to Para 16 c
(2013) 14 sec 367 referred to Para 16
[1999) 2 Suppl. SCR 339 relied on Para 16
[2007) 1 SCR 843 relied on Para 16
[2008) 9 SCR 130 relied on Para 16
D
[2013) 16 SCR 1090 relied on Para 16
[1968] 3 SCR 862 referred to Para 17
(1988) 1 sec 626 referred to Para 17
[1985) 3 Suppl. SCR 382 referred to · Para 17
(1897-98) 25 IA 161 referred to Para 17 E
[1956) 1 SCR 451 referred to Para 17
[1959) 1 Suppl. SCR 698 referred to Para 30
[2014] 7 SCR 1085 referred to Para 32
CNILAPPELLATE JURISDICTION: Civil Appeal Nos. 16949-
16950 of2017. F
From the Judgment and Order dated 28.02.2008 and 19.06.2008
of the High Court of Nanital in Second Appeal No. 206 of 200 l and
Review Petition No. 668 of2008.
A. K, Sanghi, Sr. Adv., Ms. Alka Agrawal, Mukesh Kumar
G
Maroria, Advs. for the Appellant.
U. U. Singh, Sr. Adv., Ardhendumauli Kumar Prasad, Namit
Saxena, Ms. Taruna Ardhendumauli Prasad, Nirmal Kumar Ambastha,
Rishi Kumar Singh Gautam, Advs. for the Respondents.
H
78 SUPREME COURT REPORTS [2017] 14 S.C.R.
A The Judgment of the Court was delivered by
A. M. KHANWILKAR, J. 1. Leave granted.
2. These appeals emanate from the judgment and decree dated
281h February, 2008 of the High Court of Uttarakhand at Nainital in
Second Appeal. No.206of2001 and also the order dated l 9'h June, 2008
B in Review Application No.668 of2008.
3. The central issue involved in these appeals is: whether the High
Court, while dismissing the second appeal filed by the plaintiff (original
respondent) being devoid of merit and despite upholding the concurrent
finding of fact recorded by two Courts below on the factum of ownership
C of the land, was justified in making an observation which has the potential
of reopening the already settled issue of title in respect of the suit
property?
4. The original respondent Vijay Krishna Uniyal, claiming to be
the owner and in possession of the immovable property admeasuring
D 3.398 acres, known as Wolfsbum Estate, situated at Survey No.11,
Landour Cantonment, Mussoorie (hereinafter referred to as "the suit
property"), on which a building existed, consisting of many rooms in
which a block for watchman and other structures existed, was served
with a notice dated 19'11 August, 1985 issued by the Under Secretary to
E the Government of India, for and on behalf of President of India, bearing
No. 701/64/R&D/ L&C/74/1805/D(Lands), to quit and deliver possession
of the land together with structures standing thereon, to the agent of
Government (Defence Estate Officer, Meerut Circle, Meerut
Cantonment), on the expiry ofone month's notice from the date of its
receipt. It was also made amply clear that on expiry of the said period,
F any right regarding occupation or easement and interest in the said
property shall cease to exist. The said notice reads thus:
"No. 70I164/R&DIL&C/7411805/D(Lands)
Government of India, Ministry of Defence.
New Delhi
G
19'h Aug, 1985
To Shri. Vijaya Krishan Uniyal,
Sy. No. 11, Wolf Burn Estate,
Landour Cantonment
H
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 79
[A. M. KHANWILKAR, J.)
NOTICE A
WHEREAS the land comprising Sy. No.11 the site of B. No.
known as Wolf Burn Estate, Landour Cantonment measuring
3.398 acres and bounded as follows:
B
On the North by Sy. No.13
On the South by Sy. No.173 and 163
On the East by Sy. No.170
On the West by Sy. No.163
Belongs to the President ofIndia (hereinafter called the Govt.) C
and is held by you on 'old Grant' terms under the Governor
Genera/order No.179 of 12.9.1836 under hw Government
are entitled to resume the said land.
2. AND WHEREAS Government has decided to resume the
D
said land and the buildings standing thereon.
3. NOW therefore, in exercise of the power hereinafter
mentioned, the Government hereby give notice to you to quit
and deliver possession of the aforesaid land together with
structures standing thereon to the agent for government E
(Defence Estates Officer, Meerut Circle, Meerut Cant!), on
the expiry of the one month notice from the date of receipt of
this notice. Please note that on the expiry of one month from
the date of service of this notice your occupation and any
right easement and interest you may have in the said land F .
and buildings standing thereon shall cease as from that date.
4. TAKE NOTICE further that Government are prepared to
pay and so offer you the sum of Rs.17,2751- (Rupees Seventeen
thousand two hundred and seventy five) only as the value of
the authorised erections standing on the aforesaid land. A G
cheque for this amount is enclosed herewith.
Sd/-
(A.K. GOYAL)
Under Secretary to the Government of India
For and on behalf of President of ·India"
(emphasis supplied) H
-, - .
80 SUPl MB COURT REPORTS [2017] 14 S.C.R.
A 5. After receipt of the said notice, the original respondent filed a
civil suit before the Court of Civil Judge, Court No. l, Dehradun,
Mussoorie, being Suit No.484of1985, for simpliciter permanent injunction
restraining the appellants, its officers' or representatives and servants
from dispossessing him from the suit property pursuant to the
B aforementioned notice dated 19'h August, 1985. An alternative relief
was prayed that a reasonable and adequate compensation in respect of
the suit property be determined by the appellant on the principles laid
down by law, for acquisition of the immovable property after giving an
opportunity to the plaintiff (original respondent) of being heard before he
is compelled to deliver possession of the suit property to the appellant.
C The reliefs claimed in the said suit read thus:
"The plaintiff therefore, begs to claim a decree against the
defendant for:-
1. Permanent injunction restraining the defendant, its
officers, representatives and servants from dispossessing the
D plaintiff from the immovable property known as Wolfsburn
Estate, situate at Survey No.11, Landour Cantonment,
Mussoorie in pursuance of the notice No. 701164/R&DIL&C/
7411805/D Lands dated 1911' August 1985 issued by the
Under Secretary to the Government of lndia. Ministry of
Defence, New Delhi. In the AlternatiFe a reasonable and
E
adequate compensation for Wolfsburn Estate be determined
by the defendant on the principles laid down by law for the
acquisition of the immovable property after giving an
opportunity to the plaintiff of being heard and paid to the
plaintiff before he is made liable to deliver possession of the
F said property to the defendant.
2. Full costs of this suit against the defendant.
3. Any other relief or reliefs which in the opinion of the
learned Court the plaintiff is entitled to.
Vijay Krishan Uniyal
Plaintiff
G
By the pen of
(lndu Mouli Uniyal)
Duly constituted attorney"
6. From the tenor of the plaint, it is amply clear that the suit was
filed on the basis of title acquired by the plaintiff in the suit property vide
H
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 81
. [A. M. KHANWILKAR, J.]
·registered Sale Deed dated 14'h August, 1980. On that assertion, it is A
pleaded that the defendant has no right to take possession of the ~uit
property in the guise of being owner thereof. The plaintiff claimed to be
in settled occupation of the suit property. The plaintiff also asserted that
he has occupancy rights in the suit property which were analogous to
the ownership rights vested in him. On that basis, it was pleaded that B
possession of the suit property can be taken over only by way of
acquisition and payment of reasonable compensation therefor to the
plaintiff. The plaintiff also set up an alternative plea that he has acquired
full ownership rights in the suit property on account oflong and undisturbed
possession, without payment of any rent for over 60 years.
7. The assertions made by the plaintiff were contested by the C
appellant by filing written statement. It was categorically stated that the
plaintiff, under the registered sale deed, had purchased only occupancy
.rights from the previous holder and was not the absolute owner of the
property. The property belongs to the appellant and it was open to the
appellant to resume the same in terms of Old Grant for national defence D
requirement. The appellant categorically denied the assertion of the
plaintiff that the occupancy rights were analogous to ownership rights or
that the plaintiff had become the absolute owner of the suit property by
· adverse possession. It was asserted by the appellant that it wanted to
resume the land which was granted originally on Old Grant terms to a
private occupancy holder. It is not a case of acquisition of the suit property E
but resumption thereof, in terms of the stipulations in the· Old Grant.
Regarding the prayer for awarding reasonable compensation, the appellant
stated that it was open to the plaintiff (original respondent) to request
the Government to constitute a Committee ofArbitration for determination
of reasonable compensation in terms of the Old Grant regulations issued F
by the then Governor General in Council vide General Order No.179
dated 12th August, 1836. It was also asserted by the appellant that it
was incorrect to contend that the plaintiff was not offered any
compensation at all. Further, the plaintiff will be entitled for suitable
compensation only in respect of the structures and not in relation to the
land as such. The appellant, thus, prayed that the suit deserves to be G
dismissed. On the basis of the pleadings, the Trial Court fra!'ned four
issues which read thus:
"1. Whether the plaintiff is absol11te owner of the property
in disp11te and as such the property cannot be res11med?
H
82 SUPREME COURT REPORTS [2017] 14 S.C.R.
A 2. Whether the suit is bad for want of notice u/s 80 of
C.PC.?
3. Whether the defendant has right to resume the property
and the plaintiff is entitled only for the compensation?
4. Relief? "
B
(emphasis supplied)
8. Both the parties adduced oral and documentary evidence in
support of their respective stand. The Trial Court, however, answered
the issues against the plaintiff (original respondent) and has held that the
C suit property belongs to the Government of India. Further, the possession
of the plaintiff(original respondent) was limited to occupancy rights therein
derived from the Old Grant in favour of his predecessor in title. The
Trial Court held that the defendant had right to resume the property and
the plaintiff (original respondent) was entitled only to get compensation
for the structure. Accordingly, the Trial Court dismissed the suit in entirety
D vide judgment and decree dated 16th October, 1997.
9. Aggrieved, the plaintiff (original respondent) filed Civil Appeal
No.69of1997 before the Court ofAdditional District Judge-II, Dehradun.
The Appellate Court formulated four points for its consideration, which
read thus:-
E
" I. Whether appellant/plaintiff happens to be owner of suit
property?
2. Whether effect of non-issuance of notice of section 80
C.PC. is detrimental?
F 3. Whether defendants/respondents have got rights in the
property and plaintiff is entitled, to get compensation
only?
,,
4. Whether the plaintiff is entitled /o get the relief(s)
sought?"
G (emphasis supplied)
The Appellate Court, after analysing the evidence and documents and
· admission deed executed by the plaintiff, available on record, answered
the questions posed before it, in particular regarding the ownership of
the suit property. The First Appellate Court upheld the finding of fact
H
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 83
[A. M. KHANWILKAR, J.]
. recorded by the Trial Court - that the suit property belongs to the A
Government oflndia and the plaintiff (original respondent) was not the
owner thereof. The relevant extract from the decision of the First
Appellate Court reads thus:
"] heard both the parties and perused the evidence &
document available on record. Question before me is as to :B
whether appellant/plaintiff happens to be owner of suit
property or not? Second question is as to w,hether notice
dated 091h August, 1985 which was issued to the appellant,
the same was to as per rules or not. Another question is as
to whether appellant is entitled to get any compensation or
not? C
As far as ownership is concerned, document which was filed
by the appellant/plaintiff in support of his case, he filed the
sale deed 23Al in those documents.
According to the same, he purchased this property from S. D
Jodh Singh, S. Jogender Singh, S. Harbhajan Singh, S. Ranjit
Singh and others. Thus, defendant/respondents if have
raised this contention that this land belonged to the
Government of India. Appellant/plaintiff does not have
ownership right on this property. In support of this case they
filed documents vide list 20C and 27C and documents were E
filed through 35C also in which 38C is the said admission
deed in. which appellant/plaintiff has admitted that a this
property vests in the Government of India an in the
declaration deed 39C, it has been .admitted that rights of
Government of India vest in this Property and it was also F
admitted that if its resumption is done, then compensation
for the construction would be paid to him. Similarly, Jogender
Singh who sold this property to appellant/plaintiff, he too
had executed such deed in favour of opposite party. From
these documents, it becomes evident that this suit place
belongs to the Government of India and appellant/plaintiff G
is not owner of the suit land. Thus, this conclusion ·of the
learned lower court is as per rules land according to the
records."
(emphasis supplied)
H
84 SUPREME COURT REPORTS [2017] 14 S.C.R.
A I0. As regards the question of compensation, the First Appellate
Court opined that the plaintiff (original respondent) would be entitled for
. compensation for which he must first approach the Government for
appointment of an Arbitrator to determine appropriate compensation to
be paid to him. Resultantly, the First Appellate Court was pleased to
B partly allow the appeal by setting aside the judgment of the Trial Court
only on the issue of compensation. The operative order passed by the
First Appellate Court modifying the decree passed by the Trial Court,
reads thus:
"ORDER
Appeal of the appellant is allowed partially and judgment
c of lower court about compensation is set-aside. Appellant/
plaintiff is entitled to get compensation for the suit property
he would submit application to the defendants for this
compensation and after hearing, defendant would determine
this compensation. Both parties to bear their respective
D expenses. "
11. Against the decision of the First Appellate Court, the plaintiff
(original respondent) approached the High Court of Uttarakhand at
Nainital by way of Second Appeal No.206 of 2001. After hearing the
parties, the learned Single Judge of the High Court vi de order dated 14 111
E July, 1999, was pleased to admit the second appeal by framing two
substantial questions oflaw. The said order reads thus:
"Heard Sri Ravi Kiran Jain, learned Senior Counsel
appearing for the appellants.
It is submitted that by notice dated 19.08.1985 as contained
F in annexure-2 to the affidavit, the property in question was
resumed by the respondent and an amount of Rs.17,2751-
was offered as compensation. It is submitted that the amount
of compensation was arrived at arbitrarily withou(giving
any opportunity to the appellant for determining the amount
G of compensation. The submission is that the appellant cannot
be dispossessed and the respondent a cannot resume the land
on the basis of such a notice. His next submission is tha( no
evidence has been adduced to the effect that the land belongs
to the respondent. The defendant respondent have relied
upon certain admission of the plaintiff/appellant which alone
H is not enough.
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 85
[A. M. KHANWILKAR, J.]
Learned Counsel relies upon the Judgment of this Court in A
Second Appeal No.286of1978 Purshottam Das Tandon Vs.
·Union of India, decided on 27'h November, 1981.
:Having heard learned counsel for the appellant and having
considered the Judgment reference to in support of his
arguments, the appeal is admitted on the following substantial B
questions of law:-
1. Whether the notice dated 19.08.1985 would entitle the
defendant respondent to resume the land and dispossess
the plaintiff appellant without giving· him opportunity
of hearing for determining the amount of c
compensation?
2. · Whether in the absence of any other evidence adduced
by the defendants respondents, on the basi~ of alleged
admission of the plaintiff/appellant, alone the property
can be held to be belonging t<i the respondents and can · D
thereby be resumed by them? ·
Issue notice to the respondents.
Call for record of the trial court and list for hearing on
21" September, 1999."
E
(emphasis supplied)
12. The second appeal was finally heard by the learned Single
Judge and byjudgment and decree dated 28'h February, 2008, it was
dismissed on the finding that it lacked merit. For the purpose ofexamining
the issues as have arisen for consideration of this Court, it will be useful
F
to reproduce the relevant portion from the said decision which reads
thus:
''xxx., · xxx xxx
. 15. So far as the aforesaid submission· made by counsel for
..the.appellant with regard to .ownership is concerned, both.· G
. the courts below have given the concurrent findings on this •·
. issue have' come to the co'nclusiOIJ that the prope_rty belong:. '
to the Union of India. - . '
. 16. XXx xxx ·- xxX-
17. Counsel for the appellant has P_ressed on the registered H
86 SUPREME COURT REPORTS [2017] 14 S.C.R.
A sale deed dated 14.08.1980 executed in his favour which
shows a prima facie case with regard to ownership of the
property in dispute in his favour. Perusal of record also
reveals that the plaintiff is in possession of the same.
18. Without entering into the title over the property in dispute,
B it is made clear that the appellant shall not be evicted from
the property in dispute, except in accordance with law. The
appellant shall get full opportunity if the eviction proceedings
are initiated against him. The findings recorded by the trial
court as well as appellant court shall not come in the way of
the appellant and the appellant shall be at li~erty to take his
c defence and the same shall be decided in accordance with
law.
19. Subject to the aforesaid observations, second appeal
lacks merit and is dismissed. No order as to costs. "
D (emphasis supplied)
13. The appellant is aggrieved by the observations made by the
learned Single Judge in paragraphs 17 and 18, which, according to the
appellant, has the potential of takingiaway the effect of the concurrent
finding of fact recorded by two courts below and upheld by the High
E Court; and would embolden the respondent to re-agitate the issue of
ownership which has already been settled. Therefore, the appellant filed
Review Application No.668 of2008 before the High Court in the disposed
of Second Appeal No.206 of 2001. The learned Single Judge vide
judgment and order dated J9tl• June, 2008, however, dismissed the said
review application. The order passed on review application reads thus:
F
"Heard Sri. D. Barthwal, counsel for the appellant and none
for the respondent.
Present application has been filed for reviewing the order
dated 28.2.2008 as mentioned in paragraph 3 to the following
effect:
G
'3. Because of the aforesaid finding even though the second
appeal of the plaintiffs has been dismissed the Hon 'hie High
Court took away effect of the concluded findings of fact
and left the matter to be re-agitated again which is illegal
and improper. '
H
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 87
[A. M. KHANWILKAR, J.]
I have already referred that there is a registered sale deed in A
favour of the appellant on J4 1h August 1980 executed in his
favour. In the written filed by the defendant, it was stated
that the plaintiff is not the owner of the property in question
and the plaintiffs was entitled for compensation only onJhe
resumpfion of the property. . •
B
In view of the aforesaid, I have directed that the appellant
shall not be evicted from the property in dispute except in
accordance with law and he shall get full opportunity to
defend himself, if the proceedings are initiated against him.
In view of the aforesaid, no ground for review is made out. C
Review application is dismissed. "
· 14. The appellant has, therefore, approached this Court by way of
these appeals challenging both the decisions of the learned Single Judge
of the High Court, against the observations made in paragraphs 17 and
18 of the impugned judgment dated 28th February, 2008 whilst dismissing D
the second appeal and also the judgment dated 19th June, 2008 in Review
Application. According to the appellant, the observations were wholly
unwarranted and are in the teeth of the concurrent finding of fact recorded
by two Courts on the issue of ownership of the property and also opposed
to the settled legal position. It is contended by the appellant thatthe suit E
property was held by the plaintiff (original respondent) on Old Grant
terms which was classified as B-3 category. The property changed hands
by sale deed dated 2•d August, 1948 from Charles Gorden Stewart to
Mrs. E. Walsh and then from Mrs. E. Walsh to Sardar Kartar Singh and
others vide sale deed dated 15th December, 1970 and finally from Sardarni
Satwant Kaur to Shri Vij ay Krishna Uniyal, plaintiff (original respondent) F
vide sale deed dated 14'h August, 1980. From these documents, it was
evident that the transferors have had transferred only the buildings in
favour of the transferees and it is clearly stated in each of these registered
sale deeds that the land and trees are the property of the Government of
India. Thus, the land and trees could never have been purchased by any G
of the transferees. The appellant has relied on the terms of the Old
Grant governed under GGI 170 dated 12'h September, 1836, which enabled
the Government to resume the Old Grant after giving one month's notice.
According to the appellant, the regulations empowering the Governor
General to rescind or substitute authorisJd orders in force are statutory
regulations. Further, the High Court and the Subordinate Courts did not H
88 SUPREME COURT REPORTS [2017] 14 S.C.R.
A find any infirmity in the suit notice dated 19th August, 1985 which was
issued to resume the suit property. It was, therefore, not open to the
High Court to make any observation which has had the pot~ntial of
giving rise to reopening the finding regarding title and o~ners.h1p of th~
property already adjudicated upon, direct!~ a~d sub~t~ntially m the smt
for permanent injunction filed by the plamtlff (ongmal respondent).
B According to the appellant, the plaintiff(original respondent) was not
the absolute owner of the suit property. That factual position was admitted
by the plaintiff (original respondent) vi de registered admission deed da~ed
14'h August, 1980 and declaration deed dated 14'h August, 1980, which
unambiguously record that the ownership right in the suit property was
C that of Union of India. Further, it is also declared that the Union of India
had the right to resume the property. These documents were
contemporaneously executed along with the sale deed dated 14th August,
1980, which was registered on l 9'h August, 1980. Further, the plaintiff
had raised the issue of ownership and title on the basis of the registered
D sale deed dated l 4'h August, 1980 and invited the Trial Court as well as
the First Appellate Court to adjudicate the issue of ownership of the
property. Therefore, it is not open to the plaintiff (original respondent) to
now contend that the said issue was only ancillary to the relief of
permanent injunction as prayed against the appellant to cease and desist
from going ahead with the suit notice dated l 91hAugust, 1985. Moreover,
E the plaintiff(original respondent) in the second appeal invited.the High
Court to formulate two substantial questions oflaw, which were ascribable
to the concurrent finding of fact, recorded by two Courts below, about
the ownership of the suit property. According to the appellant, the original
respondent did not press or argue the first substantial question of law
F before the High Court,.knowing full well that the decision in the case of
Union of India aµd Ors. Vs. Harish Chand Anand, 1 was directly on
the point wherein it has been held that the amount of compensation
would be determined under the relevant provisions after giving opportunity
to the occupant, which could be done even after resuming the suit property
and taking possession. In that, determination of value of the building
G erected on the land under resumption was a ministerial act and the
payment thereof was the resultant consequence. According to the
appellant, on the second substantial question oflaw, the two Courts below
concurrently found, as of fact, that the ownership of the suit property
was of the Government oflndia and it was duly admitted by the plaintiff
·H '1995 Supp. (4) sec 113
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 89
[A. M. KHANWILKAR, J.]
. (original respondent) in the declaration contemporaneously executed at A
the time ofregistration of the sale deed in his favour, dated l 4'h August,
1980. The appellant relies on the decisions of this Court in support of the
argument that if the land was covered by the Old Grants and categorised
as B-3, it was open to the Government to resume the land after giving
one month's notice in terms of the Old Grant and regulations framed B
thereunder. Reliance has been placed on State of U.P. Vs. Zahoor
Ahmeda and Anr., 2 Harish Chand Anan4, (supra), Chief Executive
Officer Vs. Surendra Kumar Vakil & Ors., 3 Union of India and
Ors. Vs. Kam/a Verma, 4 Azim Ahmad Kazmi and Ors; Vs. State of
Uttar Pradesh and Anr., 5 Union of India and Ors. Vs. Robert
Zomawia Street, 6 Purshottam Das Tandon (Dead) by Legal C
Representatives Vs. Military Estate Officer and Ors.,1 and Usha
Kapoor and Ors. Vs. Government of India and Ors. 8
is
15. The appellant would contend that the plaintiff entitled only
· for reasonable compensation for the structure standing on the suit
property. According to the appellant, the continued possession of the D
plaintiff (original respondent) despite such notice is illegal possession.
This view taken by the two Courts below has not been overturned by
the High Court. As a matter of fact, the High Court dismissed the second
appeal· on the finding that it lacked merit. Ho~ever, by a sweeping
observation it has undermined the concurrent finding of fact regarding · ·
ownership of the subject land recorded by two Courts below without E ·
reversing the same. Thus, the prima facie opinion noted by the learned
Single Judge is contrary to the indisputable facts and the material on
record and as such, the liberty granted to the plaintiff (original respondent)
to take up the plea of ownership of the suit property in the proposed
eviction action, cannotbe countenanced. That plea would be barred by F
the principles of constructive res judicata . .In response to the stand
taken by the respondents before this Court, it was contended that it is
not open to the respondents in these appeals of the defendant (appellant),
to invite this Court to overturn the concurrent finding of fact in relation
to the issue of ownership of the suit property, having failed to challenge
G
2
• (1973)2 sec 547
· '(1999)3 sec 555
• c2010) 13 sec 511
'(2012) 1sec21s
'· (2014) 6sec101 "
1
. (2014) 9 sec 344
• '(2014)16SCC481
.. '
90 SUPREME COURT REPORTS [2017] 14 S.C.R.
A the decree of dismissal of the suit for relief of permanent injunction on
the basis of title and ownership of the plaintiff in the. suit property.
Admittedly, the plaintiff did not file a suit for appropriate declaration
despite the assertion of the defendant in the suit notice regarding its
ownership. Besides, the plaintiff had clearly admitted the ownership of
B the suit property of the Government of India as stated in the declaration
contemporaneously executed along with the registered sale deed.
Admittedly, the sale deed makes reference to the registered agreement
to sell. The recitals and stipulations in the registered agreement to sell,
executed in favour of the plaintiff, dated 13'h September, 1979 which
was prelude to the execution of the subject registered sale deed is a
C clear testimony ofadmission ofownership of suit land of the appellant.
No declaration has been sought in the suit as originally filed or by amending
the same that the recitals in the said documents are illegal and not binding
on the plaintiff. According to the appellant, it is not open to the plaintiff
or persons claiming through or under him to challenge the concurrent
D finding of fact relating to the ownership ofland or to insist for sustaining
the impugned observation in the judgment under challenge, without filing
an appeal against the decree rejecting the relief of permanent injunction
which, in fact, has been upheld even by the High Court by dismissing the
second appeal on the finding that it lacked merit. The appellant prays
that the stated observations in paragraphs 17 and 18 of the impugned
E judgment and decree deserve to be set aside and effaced from the record.
16. The respondents (heirs and legal representatives of the
deceased plaintiff - original respondent), however, contend that these
appeals be dismissed as the same do not raise any substantial question
oflaw of great public importance warranting interference by this Court.
F It is contended by the learned counsel for the respondents that the High
Court was justified in leaving the question regarding ownership of the
suit property open, with liberty to the respondents to raise the same in
the eviction proceedings. That was in accord with the dictum of this
Court in Anathula Sudhakar Vs. P. Buchi Reddy (Dead) by L.Rs.
and Ors., 9 Sajjadanashin Sayed MD. B.E. EDR (D) by LRs. Vs.
G Musa Dadabhai Ummer and Ors., 10 and Gram fanchayat of Village
Na11lakl1a Vs. Ujagar Singl1 and Ors. 11 It is also contended that the
appellant, despite the directions of this Court vide order dated 24'h
• (2oos) 4 sec 594
10
(2000) 3 sec 350
H " (2000) 7 sec 543
UNION OF INDIA v. VUAY KRISHNA UNIYAL (D) THR. LRS. 91
[A. M. KHANWILKAR, J.]
February, 2010, has failed to produce the alleged Old Grant-which is A
the core of the dispute and essential to substantiate the ownership of the
land as also the rights of the plaintiff in that behalf. Reliance is placed on
Union of India Vs. P11r11shotam Dass Tandon and Anr., ' 2 to contend
that as the Government has failed to produce the original old grant, it
cannot claim any title in respect of the suit property. According to the B
respondents, the terms of grant can be established only through such
document in terms of Section 97 of the Evidence Act. It is then submitted ·
that the appellant has produced the original grant register of Landour
Cantonment, which mentions that the grant in this case was "Fee Simple"
under Walsh Settlement of1842, indicative of the nature ofrights of the
landholders and predecessor in title of the plaintiff. Additionally, it is C
submitted that if this Court is inclined to entertain these appeal, this is a
fit case to relegate the partie~ before the High Court. Inasmuch as the
High Court though formulated two substantial questions oflaw, did not
choose to finswer the same, much less advert thereto in the impugned
judgment. Reliance is placed on the decision of this Court in the case of D
Satyendra K11mar (Dead) thro11gh LRs. Vs. Mast Ram Uniyal (Dead)
tho11gh LRs13 • According to the respondents, it is open to them to assail
the findings in the judgment under appeal without filing any cross objection
or cross appeal. For that, reliance has been placed in the case of Ravinder
Kumar Sharma Vs. 'State of Assam and Ors."; S. Nazeer Ahmed
Vs. State Bank of Mysore and Ors., 15 Balbir Ka11r and Atir. Vs. Uttar E
Pradesh Secondary Ed11cation Services Selection Board, Allahabad
and Ors., 16 and Management of S11ndaram Ind11stries Limited Vs.
S11ndaram lnd11stries Employees Union 17•
17. It is further submitted by the respondents that the Courts below
are not expected to decide the question of title in an injunction suit. .· F
Relying on the observations in Anath11la S11dhakar (supra), it is
contended that the High Court has rightly avoided to examine the issue
of ownership of the suit property and left it open to be considered if
raised by the respondents in eviction proceedings. Emphasis has been
placed on the dictum in paragraph 21 (c) of the aforesaid reported decision
G
" 1986 (Supp.) sec 120
"(2013) 14 sec 367
1
• (1999) 1sec435
"(2007) 11 sec 75
" (2008) 12 sec 1
"(2014) 2 sec 600 H
92 SUPREME COURT REPORTS [2017] 14 S.C.R.
A in this behalf. It is then contended that framing of an issue and rendering
a finding on the factum of absolute ownership was not necessary to
decide the suit for injunction, especially, when the plaintiff had pleaded
long occupation, possessory rights and ownership by adverse possession
to describe himself as an owner. It is the appellant who raised the plea
B based on an alleged Government Grant given under GGO 179of1836.
Thus, the question of ownership or title was only an ancillary issue to the
suit for injunction and not an essential requirement. Further, since it was
admitted position that the plaintiff(original respondent) was in possession
of the suit property, the burden to prove that the ownership of the suit
property was of the Government, was on the defendant who had set up
C that claim in terms of Section 110 of the Evidence Act. It is then contended
that the finding on title in a suit for injunction, as in the present case,
would not be binding in a subsequent case for declaration of title and for
which reason also, the observation made by the High Court cannot be
faulted. Reliance has been placed on the decision of this Court in
D Sajjadanashin Sayed (supra) and Gram Panchayat of Village
Na11lakha (supra). It is then contended without prejudice that the findings
recorded by the Trial Court and First Appellate Court are contrary to the
record and untenable in law. It is submitted that the Trial Court and First
Appellate Court committed palpable error in accepting the unsubstantiated
defence of the appellant on the factum of grant ofland was made under
E Governor General's orders (GOO 179of1836), without having produced
the relevant official document in support of that claim. The burden of
proving the ownership of the land was on the appellant (defendant) which
was wrongly shifted to the plaintiff (original respondent). As a matter of
fact, the Courts below ought to have drawn an adverse inference against
F the appellant (defendant). The respondents have placed reliance on the
dictum in Gopal Krishnaji Ketkar Vs. Mahomed Haji Latif and.
Ors., 18and National Ins11rance Co. Ltd., New Delhi Vs. J11gal Kishore
and Ors., 19 to contend that it was obligatory on the part of the defendant
to produce the documents in their possession. The respondents would
then contend that the Grant Register of Landour Cantonment (Exhibit
G 79-C) produced by the appellant (original defendant) reveals that the
land in question was held under Fee Simple, vide Wells Register Order
dated 14'h October, 1842. That evidence established that the ownership
over the land was of the grantee. Reliance has been placed on "Words
. "(1968) 3 SCR 862
H "(1988) 1 sec 626
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 93
[A. M. KHANWILKAR, J.]
and Phrases legally defined", "Halsbury's Laws of England" and "Black's A
Law Dictionary" in support of this contention. In addition, reliance has
been placed on the dictum of this Court in paragraph 15 of the judgment
in Surendra Kumar Vakil (supra), to contend that in the present case,
the appellant produced certified extracts of the Grant Register clearly
showing that the grant was absolute and the land was held under Fee B
Simple. Reliance is placed on illustration (g) of Section 114 of the
Evidence Act to contend that as the land was held under Fee Simple,
terms and conditions applicable in that behalf would prevail over the rule
oflaw, statute/enactment of the legislature. In support, reliance is placed
on the decision of this Court in Express Newspapers Pvt. Ltd. and
Ors. Vs. Union of India and Ors. 10 • The respondents would contend C
that certain presumptions would be wrong, on the basis of a book called
"Cantonment Laws" by J.P. Mittal, and such presumptions were belied
by the documentary evidence in the form of Grant Register (Exhibit 79-
C). In reference to the admission deed/declarations given by the plaintiff
contemporaneously executed alongwith the registered sale deed, it is D
contended that the same can neither be conclusive nor binding. The
same have been obtained by the Cantonment Authorities under mistaken
impression of facts/ law or by suppression of facts and law. Certainly,
that can be no basis to determine the title or ownership of the suit property.
To buttress this submission, reliance has been placed on Muhammad
Imam Ali Khan Vs. Sardar Husain Khan, 21 and on Nagubai Amma/ E·
and Ors. Vs. B. Shama Rao and Ors., 22 as well as in Kishori l;al I".~.
Cha/tibai. 23 ••
18. The crux of the argument of the respondents in reference to
the documents on record is: being a case of"Fee Simple" and, therefore,
a private estate held in private ownership built prior to 1882, which was F
in existence priorto the establishment of the Landour Cantonmnet, it
mlistfollow that absolute ownership was of the grantee. Concededly, no
such case has been specifically pleaded in the plaint nor argued before
the Trial Court or the Appellate Courts .
.. 19. According to the respondents, the question regarding title and G
ownership of the suit property was a complicated question of fact and
law, which could not be directly or substantially put in issue in a suit for
20
(1986) 1 sec 133
21
(1897-98).25 IA 161
22 (1956) I SCR451
"(1959) SCR Suppl.(!) 698 =AIR 1959 SC 504 H
94 SUPREME COURT REPORTS [2017] 14 S.0.R.
A simpliciterpermanent injunction, which was filed to protect the possession
of the plaintiff. Hence, no fault can be found with the observations made
by the learned Single Judge of the High Court in paragraphs 17 and 18 to
keep the said issue open, with liberty to the respondents to agitate the
same in the event eviction proceedin~s are resorted to by the appellant.
B Hence, the same should not be interfered with.
20. We have heard Mr. P.S. Patwalia and Mr. A.K. Sanghi, learned
senior counsel appearing for the appellant, and Mr. C. U. Singh, learned
senior counsel appearing for the respondents.
21. Having given our thoughtful consideration, we find force in
c the argument canvassed by both parties that the High Court has failed to
analyse the matter in the manner it ought to have done whilst dealing
with second appeal under Section 100 of the Code of Civil Procedure,
1908 (for short, "CPC") at the stage of final hearing. The High Court in
the present case has not even adverted to the two substantial questions
oflaw as were framed in terms of its order dated 141h July, 1999, nor has
D it analysed the matter appropriately. Be that as it may, the appellant
(defendant) alone has assailed the impugned judgment. The plaintiff
(original respondent) has acquiesced of the decree rejecting the relief of
permanent injunction, having failed to file cross appeal or for that matter
cross objections against the impugned judgment.
E 22. After deep cogitation, we think it apposite to first examine the
central issue raised by the appellant. For that, we must analyse the
judgment rendered by the High Court dated 28th February, 2008. From
paragraphs 1 to 14, the Court has adverted to the relevant facts which
gave rise to the filing of the second appeal. Paragraph 15, ifread on its
F own, would give an impression that the Court recorded the submission
of the counsel for the plaintiff (original respondent) and rejected the
same having noticed that two Courts below have concurrently found
that the property belongs to the appellant. Indeed, it has done so in a
cryptic manner without proper analysis of the relevant facts. Further,
rejection of that contention was not enough to answer the two substantial
G questions of law formulated in terms of its order dated 14'" July, 1999.
The substantial question formulated was whether, in absence of any
other evidence adduced by the defendant, the property can be held to be
that of the defendant only on the basis of the alleged admission of the
plaintiff.
H
UNION OF INDIA v. VUAY KRISHNA UNIYAL (D) THR. LRS. 95
[A. M. KHANWILKAR, J.] ·
23. Be that as it may, the High Court having rejected the plaintiff's A
challenge to the concurrent finding on the issue of ownership (as is
discerned from paragraph 15 of the impugned judgment) and then finally
concluded that the second appeal lacked merit and dismissed the same,
it is unfathomable how it could then observe that the evidenc.e in the
shape of registered sale deed dated l 4'h August, 1980 would prima facie B
show the ownership of the suit property of the plaintiff. Merely because
· the possession of the suit property was with the plaintiff, that by itself
cannot be reckoned as an evidence on the issue of ownership of the suit
property. We must recap that the claim of the plaintiff for grant of
permanent injunction was founded on his title and ownership of the suit
property because of the registered sale deed dated 141h August, 1980. C
No doubt, the High Court made reference to the said document dated
l 4'h August, 1980 for recording its prima facie view about the ownership
of the suit property of the plaintiff. It is also true that the registered sale
deed dated 14•h August, 1980, does not make any mention about the fact
that the suit property was given to the predecessor in title of the plaintiff D
under the Old Grant and classified as "B-3" category or that it belongs
to the Government of India. Presumably, the High Court proceeded to
record its prima facie view in paragraph 17, relying merely on the said
registered sale deed. It completely glossed over the crucial fact that the
sale deed was the culmination of the registered agreement to sell
executed between the plaintiff(original respondent) and his predecessor E
in title dated 13•h September, 1979, to which reference has beenmade in
the registered sale deed as und~r;7.
"WHEREAS the Vendors have agreed with the purchaser for
the absolute sale to him of the said Wolfs burn Estate, situate
at Landour Cantt, Mussoorie at a price of Rs.250001- F
(Rupees twenty five thousand) only vide agreement dated
J3 1h day of September, 1979 registered as No. 9517 in Book
I Volume 1634 on pages 352 to 356 on 23.11.1979 at the
office of the Sub Registrar, Dehra Dun. "
By reference to the aforementioned registered agreement to sell, the G
same got incorporated into the sale deed. The registered agreement to
sell executed in favour of the plaintiff, in no uncertain terms, admits the
fact that the suit property belongs to the Government and the right which
is being transferred is only the right of enjoyment of possession of the
said land granted under the Old Grant, which enured to the predecessor
H
96 SUPREME COURT REPORTS [2017] 14 S.C.R.
A in title of the plaintiff. The relevant recital in the registered agreement to
sell reads thus:-
"IT IS HEREBY MADE CLEAR that the land under the
Cantonment Survey No. I I of the Wolfsburn Estate hereby
and herein transferred belong to the Government of India.
B Only the rights of enjoyment of possession of the said land
granted under the Old Grant and held by late Mrs. Edythe
Walsh and after her the said Shri. M.J. Godin as executor
and trustee of her will and finally by the vendors are being
transferred together with the building structures erected and
standing thereon by the vendors to the purchaser. The trees
c standing in the said Wolfsburn Estate also belong to the
Government ofIndia and only the right to enjoy the usufruct
is the subject matter of the same in the said trees. "
(emphasis supplied)
24. Notably, this registered agreement to sell refers to the title and
D interest of the previous owner of the suit property which was derived by
him from the immediate predecessor in title in terms of registered sale
deed dated 15th December, 1970. Indisputably, even the said registered
sale deed dated 15th December, 1970 between Shri. M. J. Godin and
Sardar Kartar Singh and five others restates the fact that the suit property
E belongs to the Government, with limited right to enjoyment of possession
thereof, as can be discerned from the recitals in the said deed, which
reads thus:-
"IT IS HEREBY MADE CLEAR that the land under the
Cantonment Survey Number 11 of the Wolfsburn Estate property
herein transferred belong to the Government of India. Only the
F
.. rights of enjoyment of possession of the said land granted under
the Old Grant and held by the late Mrs. Edythe Walsh deceased
and after her the Vendor as the Executor and Trustee of her Will
together with the building structures erected and standing thereon
are being transferred by the Vendor to the Purchasers by virtue
G of this Deed. Similarly the trees standing in the said Wolfsburn
Estate also being to G~vernment of India and only the right to
enjoy the usufruct is the subject matter of the sale in the said
trees."
25. There is one more registered sale deed which has come on
H record, between Mr. Charles Gorden Stewart and Mrs. E. Walsh dated
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 97
[A. M. KHANWILKAR, J.]
2nd August, 1948. The same has bearing on the issue of ownership of A
the suit property. Even this sale deed concededly restates that the suit
property vests in the Government. The relevant recital reads thus:-
"WHEREAS the land appertaining to Wolfsburn Estate and
the trees standing thereon I vest in Government. The purchaser
herebefore declares that she shall execute and register at B
her own expense a deed 'of A_dmission in favour of
Government. "
26. Indubitably, the plaintiff acquired the suit property under the
registered sale deed dated 14th August, 1980 on the same terms and,
therefore, executed the admission deed and declaration
contemporaneously at the time of registration of the sale deed on f9th C
August, 1980. The admission deed executed by the plaintiff reads thus:-
"ADMISSION DEED
· I, Vljay Krishna Uniyal, son of Pandit Maheshanand Uniyal,
at present staying at 4, Elspath Collage, Masonic Lodge
Road Mussoorie and holder of occupancy rights of Wolfs burn D
Estate, Cantonment Survey No. 11, Landour Cantonment,
Mussoorie admeasuring 3.398 acres do hereby admit the
proprietary title of Government of India in the land as well
as in the trees standing thereon occupied by me and
pertaining to the above mentioned property as shown in the E
Survey plan subject to the proprietary title of Government
of India,· the land which is held by me on 'Old Grant' terms
(GGO 179 of 12.9.1836) nothing in the admission is to
prejudice the rights, privileges and easements hereinajier
enjoyed by me or by my successors interest in the aforesaid land.
F
The land is bounded on the
North by - Survey No.13.
South by - Survey No.16
East by - Survey No.170
West by - Road
Sdl- G
(VIJAY KRISHNA UNIYAL)
Holder of occupancy rights
Witness
1. Paratap Singh, 24 Chaman Estate Mussoorie
2. Sd/- Trim Lodge Mussoorie"
H
98 SUPREME COURT REPORTS [2017] 14 S.C.R.
A Similarly, the declaration deed executed by the plaintiff reads thus:-
"DECLARATION DEED
I, Vijay Krishna Uniyal, son of Pandit Maheshanand Uniyal,
at present staying at 4, Elspath Coflage, Masonic Lodge
Road Mussoorie and owner of Wolfsburn Estate, Cantonment
B Survey No.11, Landour Cantonment, Mussoorie admeasuring
3.398 acres do hereby declare on oath:-
a That I admit Governments rights to the resumption of the
property
c b That in case of resumption I will be paid compensation for
the authorized structures only, as assessed by the Department
under the normal procedure and the sale price should not
form basis for compensation; and
c That I would be treated as holder of property and there will
D
be no sub-division.
•· Sd/-
(VIJAY KRISHNA UNJYAL)
Holder of occupancy rights
. 14.8.1980
Witness
E 1. Paratap Singh, 24 Chaman Estate Mussoorie
2. Sd/- Trim Lodge Mussoorie"
27. The plaintiff, advisedly, after receipt of the suit notice dated
F 19th August, 1985, wherein it is asserted that the suit property is
Government land given under Old Grant classified as "B-3" category·
· and that the Government wants to resume the same, chose to file suit
simpliciter for permanent injunction against the appellant (defendant)
from dispossessing the plaintiff from the suit property pursuant to the
suit notice. In the w~e of clear stand taken in the suit notice, the plaintiff
G ought to have filed the suit for a declaration that the claim set-up by the
defendant in the suit notice of ownership of the suit property is illegal.
Obviously, the plaintiff was aware that the only right passed on to him
was for enjoyment of the suit property granted under the Old Grant as
class "B-3". The land belonged to the Government of India.
H
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. 99
[A. M. KHANWILKAR, J.]
28. Indeed, the plaintiff did set up a claim of ownership of the suit A
property, firstly, on the basis of registered sale deed dated 14th August,
1.980; secondly, having occupancy rights in the suit property which was
analogous to ownership rights; and thirdly, that the plaintiff has full
ownership rights by adverse possession over the suit property being in ·
long and undisturbed possession without payment of any rent for over B
60 years. As regards the claim of absolute ownership of the plaintiff on
the basis of rights derived under the registered sale deed dated 14th
.. August, 1980, the same cannot be countenanced. In the backdrop of the
·factual position emerging from the registered agreement to sell dated
13th September, 1979, which preceded the execution of the subject
·registered sale deed dated 14th August, 1980, the plaintiff executed the C
admission deed ·and declaration deed contemporaneously with full
understanding arld knowledge. The High Court while recording prima
facie opinion in paragraph 17, has not adverted to these essential facts
and documents. Had ihe High Court adverted to these facts and
indisputable evidence which were taken into account by the Trial Court D
and the First Appellate Court, it could have never recorded such prima
facie observation in favour of the plaintiff, about the ownership of the
suit property. The appellant (defendant) is, therefore, justified in
challenging the prima facie opinion noted in paragraph 17 of the impugned
judgment. That observation has been made despite having upheld the
concurrent finding on the issue of ownership of the suit property rendered E
by two Courts below, as noted in paragraph 15 of the impugned judgment.
The appellant must, therefore, succeed in this appeal to the extent that
the first sentence in paragraph 17 should be effaced. As that observation
was the foundation to give liberty to the plaintiff to agitate the question
of title over the suit property in the event the plaintiff was required to F
face eviction proceedings, the said liberty would also get effaced. In
that event, it will not be permissible for the plaintiff or persons claiming
through or under the plaintiff, to raise the issue of ownership of the suit
property in any proceedings henceforth or for that matter in collateral
proceeding.
29. The respondents (successors in title of the plaintiff), relying G
on other documents and precedents, would contend that the issue of title
and ownership of the suit property was not directly and substantially
involved in the suit for permanent injunction simpliciter filed by the plaintiff.
Thus, it would be open to the plaintiff or persons claiming through or
H
100 SUPREME COURT REPORTS [2017] 14 S.C.R.
A under him to raise the issue of title of the suit property in collateral
proceedings, such as eviction from the suit property. This argument
deserves to be rejected. In the present case, the plaintiff challenged the
suit notice dated 19th August, 1985, on the assertion that he is the absolute
owner in possession of the suit property on the basis of a registered sale
B deed dated 14th August, 1980. By this assertion, the plaintiff implicitly
denied the claim of the appellant-defendant that the suit property belonged
to the Government and was given under Old Grant falling in class B-3.
Besides that assertion in the suit notice, the appellant-defendant had
also unambiguously asserted in the written statement filed to contest the
suit stating that the suit property belonged to the Government of India
C and was given to the grantee under Old Building Grants falling in class .
B-3, amenable to resumption after giving one month's notice. In the
backdrop of such pleadings, the Trial Court framed issues, including
relating to ownership of the suit property. Issue No.I was whether the
plaintiff was the absolute owner of the suit property as was asserted by
D him and, if so, whether the property being a private estate could not be
reswned by the Government on the assumption that it is Government
land. Similar contest was carried before theFirstAppellate Court. Even
the First Appellate Court after analysing the documents Exhibits 20C,
27C, 35C, 38C and 39C, amongst others, held that it has been admitted
by the plaintiff that the suit property vests in the Government of India
E which was amenable to resumption on payment of compensation for
construction to the grantee/occupant. The First Appellate Court, in no
uncertain terms, concluded that the suit property belonged to the
Government of India and the plaintiff was not the owner of the suit
property but merely enjoyed right to possession thereof under the Old
Grant as derived by him from his predecessor in title: Thus, it is not a
F case of ancillary issue examined by the civil court of limited jurisdiction
called upon to consider the relief of permanent injunction simpliciter. It
was a direct and substant!al issue considered by the Trial Court and .
upheld by the First Appellate Court and for that matter, even by the High
Court, while dismissing the second appeal on the ground that it lacked
G merit, as can be discerned from paragraphs 15 and 19 of the impugned
judgment. In the fact situation of the case on hand, it was not a complicated
issue on facts or law, considering the indisputable recitals in the registered
agreement to sell and the registered sale deeds coupled with the admission
.deed and the declaration deed contemporaneously executed by the
plaintiff. In such a situatiori, the finding of fact recorded against the ..
H
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS.
- _J
101
[A. M. KHANWILKAR; J.]
plaintiff will bind the plaintiff and operate as constructive res judicata A
in a subsequent suit for declaration of title or otherwise.
· 30. The respondents have relied on the dictum in Anat/111/a
Sudhakar (supra). We fail to understand as to how this decision will be
ofany help to the respondents (successor in title of the plaintiff). In that
case, the Court summarized the legal position on the question as to B
whether the averments regarding title can be considered in a suit for
injunction simpliciter in absence of pleadings and issue relating to title.
The respondents, however, have selectively relied on the last sentence
of paragraph 21 (c) of the reported decision, while overlooking the earlier
part of the same paragraph. Paragraph 21 (c) reads thus:
c
"21. To summarise, the position in regard to suits for
prohibitory injunction'~elating to immovable property, is as
u~ . . .
(a) xxx xxx
xxx D
(b) xxx xxx
xxx
(c) But a finding on title cannot be recorded in a suit for
injunction, unless there are necessary pleadings and
appropriate issue regarding title (eitherspecific, or implied E
as noticed in Annaimuthu Thevar2 4). Where the averments
regarding title are absentin a plaint and where there is no
.. issue relating to title, the court will not investigate or
examine or render a finding on a question of title, in a suit .
for injunction. Even where there are necessary pleadings F
and issue, if the matter involves complicated questions of
fact and law relating to title, the court will
relegate the
parties to the remedy by way of comprehensive suit for
declaration of title, instead of deciding the issue in a suit
for mere injunction. "
G·
The Court has noted that a finding of title cannot be recorded in a suit
for injunction unless there are necessary and appropriate issues regarding
title. This presupposes that it is not impermissible to do so. Further, where ·
the averments regarding title are absent in a plaint and where there is no
issue relating to title, the Court will not investigate or examine or render
24
Annaimuthu Thevarv. Alagammal, (2005) 6 SCC 202 H
102 SUPREME COURT REPORTS [2017] 14 S.C.R.
A a finding on a question of title in a suit for injunction. In the present case,
however, we find that not only there are clear pleadings relating to title
but both sides proceeded with the trial on that assertion and invited the
Court not only to frame issue regarding ownership and title in the suit
property but also produced evidence in support of their respective claim
in that behalf, which has been duly analysed by the Trial Court and the
B First Appellate Court. In the last sentence in paragraph 2l{c) of the
reported decision, no doubt, this Court has observed thaMhe parties
must be relegated to the remedy of a comprehensive suit by way of title
instead of deciding that issue in a suit for injunction. However, that may
be necessary in matters involving complicated questions of fact and law
C relating to title. In the present case, as observed earlier, the issue regarding
title and ownership was directly put in issue and was a substantial issue
adjudicated by the Court albeit in a suit for simpliciter injunction. It was
not a complicated issue either on facts or in law. It has been rightly
answered on the basis of admitted and indisputable facts discerned from
D the registered documents, admission deed, declaration deed and other
documents. The decision in the case of Gram Panchayat of Village
Naulakha (supra), is on the facts of that case, as is discerned from
paragraphs 3 and 9 to 11 of the reported decision. The decision in the
case of Purshottam Das Tandon, (2014) 9 SCC 344, is also on the
facts of that case. The Court found that the claim of ownership ofland
E was a contentious issue and was left open by the High Court in writ
jurisdiction to be adjudicated by a competent civil court. In the present
case, the fact situation leaves no manner of doubt that the issue of
ownership of the suit property was directly and substantially put in issue
before the civil court and was made subject matter of the suit.
F 31. Even the decision in the case ofSajjadanashin Sayed (supra),
will be of no avail to the respondents. In paragraph 18, the Court has
considered the issue under consideration and noted that one has to
examine the plaint, the written statement, the issues and the judgment to
find out ifthe matter was directly and substantially in issue. Paragraph
18 of the said decision reads thus:-
G
"18. In India, Mu/la has referred to similar tests (Mui/a,
15th Edn., p. 104). The learned author says: A matter in
respect of which relief is claimed in an earlier suit can be
said to be generally a matter 'directly and substantially' in
issue but it does not mean that if the matter is one in respect
H · of which no relief is sought it is not directly or substantially
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR LRS. 103
[A. M. KHANWILKAR, l]
· in issue. It may or may not be. It is possible that it was 'directly A
and substantially' in issue and it may also be possible that it
was only collaterally or incidentally in issue, depending upon
the facts of the case. The question arises as to what is the
test for deciding into which category a case falls? One test
is that if the issue was 'necessary' to be decided for B
adjudicating on the principal issue and was decided, it would
have to be treated as 'directly and substantially' in issue
and if it is clear that the judgment was in fact based upon
that decision, then it would be res judicata in a latter case,
(Mulla, p. 104). One has to examine the plaint, the written
statement, the issues and the j11dgment to find 011t if the matter C
was directly and substantially in issue (lshwer Singh v.
Sarwan Singh and Syed Mohd. Salie Labbai v. Mohd.
Hanifa 15). We are of the view that the above summary in
Mulla is a co"ect statement of the law. "
(emphasis supplied) D
32. In the present case, we have adverted to the plaint, written
statement, the issues framed by the Courts below and the judgments
directly and substantially adjudicating the issue of title and ownership.
Realizing this difficulty, the respondents relying on the decisions of this
Court in Ravinder Kumar Sharma (supra); S. Nazeer Ahmed (supra), E
Balbir Kaur (supra); and Management of Simdaram Ind11stries
Limited (supra), would contend that it is open to the respondents to
challenge the adverse findings recorded by the two Courts below on the
issue of title and ownership of the suit property, without filling a formal
cross objection in the present appeals. We are conscious of the fact that
the plenary jurisdiction of this Court under Article 136 of the Constitution F
is not limited to the dispensation provided in Order XLI Rule 22 of CPC.
However, permitting the respondents to assail the findings of the Courts
below on the issue of ownership of property would be to overlook the
.. cardinal principle that the Court would not ordinarily make an order,
direction or decree placing the party appealing to it in a position more G
disadvantageous than in what it would have been had it not appealed
[see Management of Sundaram Industries Limited (supra), para 20].
Further, the impugned judgment of the High Court dismissing the second ·
· appeal was certainly not in favour of the plaintiff. It was to uphold the
2s ct 976) 4 sec 1so H
104 SUPREME COURT REPORTS [2017] 14 S.C.R.
A decree and order rejecting the relief ofpermanent injunction. Therefore,
the argument now canvassed by the respondents will not be for sustaining
the operative order or decree passed by the High Court as such. For, if
accepted, it will inevitably entail in not only reversing the concurrent
findings recorded by the Courts below on the issue of ownership but
B would also necessitate reversal of the decree passed by the Courts below
rejecting the relief of permanent injunction. That could be done only if
the plaintiff were to challenge the decree of rejection of the relief of
permanent injunction in reference to the suit notice. Absent such a
challenge by way of an appeal or cross objection, the decree to be
sustained will be that of the First Appellate Court of partly allowing the
C appeal of the plaintiff (original respondent) to the extent of claim of
compensation on the premise that the plaintiff will get compensation
towards construction in terms of the regulations. A priori, the decisions
relied upon by the respondents in the case of Balbir Kaur (supra), S.
Nazeer Ahmed (supra), Panchayat of Village Naulakha (supra), and
Ravinder Kumar Sharma (supra), will be ofno avail to the respondents.
D
Moreover, permitting the respondents to argue beyond the facts admitted
in the registered agreement to sell and the registered sale deeds and the
admission deed as well as the declaration deed, will be to encourage an
argument that the plaintiff has derived title in the suit property more than
what his predecessors in title have had enjoyed- of occupancy/possessory
E rights alone. The maxim - Nemo dat quod non habet must be borne in
mind, which means no one gives what he does not possess. For the view
that we have taken, we find no legal basis to relegate the parties before
the High Court for fresh consideration of the second appeal.
33. The legal position regardi;~g the efficacy of the Old Grant
F falling in class B-3 has been examined in successive decisions by this
Court, as pressed into service by the appellant and lastly in Usha Kapoor
(supra). This decision has considered all the earlier decisions of this
Court on the point including those relied upon by the respondents. Even
in the reported case, the Old Grant was falling in class B-3. The Court
adverted to all the earlier decisions including the elucidation from the
G book on Cantonment Laws by J.P. Mittal, to which reference was made
by the respondents - to restate the legal position that the terms of the
tenure granted under Order No.179 dated 12th September, 1836 was
that the ownership of the land remained with the Government and the
land cannot be sold by the grantee. The original grantee is vested with
H the right to build a house/structure on the land and he may only transfer
UNION OF INDIA v. VIJAY KRISHNA UNIYAL (D) THR. LRS. -105
[A. M. KHANWILKAR, J.]
the same. Such transfer would require the consent of the Commanding A
Officer when the transfer is to a person not belonging to the Armed
Forces. The right to resume the land at any time after following the
procedure prescribed has expressly been recognized to be vesting in the
Government. The status of the holder of class B-3 land has also been
adverted to in paragraphs 14 and 15 of the said decision. It is true that B
in the present case, the appellant (defendant) did not produce the Old
Grant in relation to the suit property, but had produced the GLR extract.
It is well settled that GLR extract is conclusive of the fact that the land
is covered by Old Grant and the rights enjoyed by the plaintiff were
merely possessory or occupancy rights in respect of the structures
thereon. It is not necessary to dilate on the other authorities which are C
already considered in this decision.
34. Suffice it to observe that in absence of any challenge to the
judgment and decree passed by the High Court in second appeal rejecting
the second appeal on the ground that it lacked merit, the respondents
(successors in title of the plaintiff) can neither succeed nor can be D
permitted to agitate.before this Court about the correctness of the finding
recorded by the Courts below on the issue of ownership of the suit
property of Government oflndia and that the plaintiff is not the absolute
owner thereof. The finding of fact so recorded will bind the respondents.
The only issue that has been left open in terms of the decree passed by
the First Appellate Court and upheld by the High Court consequent to E
rejection of the second appeal, is about determination of compensation
for the structure in terms of the Old Grant and regulations in relation
thereto.
35. The appellant has rightly relied upon the decisions of this Court
which have exposited that determination of appropriate and reasonable F
compensation can be done even later by referring the matter to the
Arbitrator as per the regulations (see Harish Chand Anand (supra),
paras 2 and 5). That, therefore, cannot come in the way of the appellant
to proceed further on the basis of the suit notice dated 19th August,
l ~5, the validity whereof is unassailable. G
36. Notably, on a close reading of the liberty given by the High
Court to the plaintiff, it is plain that the liberty is limited to raise the issue
of title relating to the suit property in the event any eviction proceedings
are resorted to by the appellant. Such liberty, as is well settled will be hit
by principles of constructive res judicata in the fact situation of this H
106 SUPREME COURT REPORTS [2017] 14 S.C.R. ·
A case. Further, it is certainly not a liberty to file a fresh suit for declaration
of title and ownership, which the plaintiff ought to have filed earlier or at
least amended the suit by seeking appropriate declaration.
37. For the view we have taken, it is not necessary to burden this
judgment with other authorities and contentions pressed into service by
B the parties, to avoid prolixity of this judgment.
38. Accordingly, these appeals must succeed. We are in agreement
with the grievance of the appellant that the High Court, having upheld
the concurrent finding of fact on the issue ofownership of the suit property
and dismissed the second appeal on the ground that it lacked merit, should
c have eschewed from making observations as made in paragraphs 17
and 18 of the impugned judgment. Further, on the basis of such
observations, the High Court unjustly granted liberty to the plaintiff
(original respondent) to raise the issue of title in the event eviction
proceedings are initiated against him. The High Court also committed
manifest error in clarifying that if suck· a plea was raised, the same
D ought to be decided without being influenced by the findings given by the
Trial Court.
39. Accordingly, we set aside the aforementioned observations
made by the High Court in paragraphs 17 and 18 of the impugned
judgment dated 28'h February, 2008 in Second Appeal No.206 of 200 l.
E For the same reasons, we also set aside the impugned judgment and
order dated 191h June, 2008 in Miscellaneous Review Application No.668
of2008.
40. A priori, in furtherance of notice dated l 9'h August, 1985 the
appellant is free to take possession of the suit property in accordance
F with law. However, the respondents are granted time to hand over vacant
and peaceful possession of the suit property until 31 ''January, 2018.
41. We clarify that if the respondents have any grievance regarding
the quantum of compensation determined by the Arbitrator in respect of
the structures standing on the suit property, it will be open to them to
G pursue appropriat!: legal remedies as per law.
42. The appeals are allowed in the above terms with no order as
to costs.
Kalpana K. Tripatby Appeals allowed.
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