{"id":116205,"date":"1995-09-18T00:00:00","date_gmt":"1995-09-17T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/laxmikant-revchand-bhojwani-and-vs-pratapsing-mohansingh-pardeshi-on-18-september-1995"},"modified":"2015-09-20T08:44:09","modified_gmt":"2015-09-20T03:14:09","slug":"laxmikant-revchand-bhojwani-and-vs-pratapsing-mohansingh-pardeshi-on-18-september-1995","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/laxmikant-revchand-bhojwani-and-vs-pratapsing-mohansingh-pardeshi-on-18-september-1995","title":{"rendered":"Laxmikant Revchand Bhojwani And &#8230; vs Pratapsing. Mohansingh Pardeshi &#8230; on 18 September, 1995"},"content":{"rendered":"<div class=\"docsource_main\">Supreme Court of India<\/div>\n<div class=\"doc_title\">Laxmikant Revchand Bhojwani And &#8230; vs Pratapsing. Mohansingh Pardeshi &#8230; on 18 September, 1995<\/div>\n<div class=\"doc_citations\">Equivalent citations: 1995 SCC  (6) 576, \t  JT 1995 (7)\t400<\/div>\n<div class=\"doc_author\">Author: K Singh<\/div>\n<div class=\"doc_bench\">Bench: Kuldip Singh (J)<\/div>\n<pre>           PETITIONER:\nLAXMIKANT REVCHAND BHOJWANI AND ANR.\n\n\tVs.\n\nRESPONDENT:\nPRATAPSING. MOHANSINGH PARDESHI DECEASED THROUGH HIS HEIRSAN\n\nDATE OF JUDGMENT18\/09\/1995\n\nBENCH:\nKULDIP SINGH (J)\nBENCH:\nKULDIP SINGH (J)\nAHMAD SAGHIR S. (J)\n\nCITATION:\n 1995 SCC  (6) 576\t  JT 1995 (7)\t400\n 1995 SCALE  (5)481\n\n\nACT:\n\n\n\nHEADNOTE:\n\n\n\nJUDGMENT:\n<\/pre>\n<p>\t\t      J U D G M E N T<br \/>\nKuldip Singh, J.\n<\/p>\n<p>     Special leave granted.\n<\/p>\n<p>     Shantabai, predecessor  in interest  of the respondents<br \/>\nherein, instituted  a suit under the Bombay Rents, Hotel and<br \/>\nLodging\t House\t Rates\tControl\t Act,  1947  (the  Act)\t for<br \/>\npossession of  the suit\t premises  against  the\t appellants-<br \/>\ntenants. The  suit was\tdecreed\t by  the  trial\t court.\t The<br \/>\nappellate court reversed the judgment of the trial court and<br \/>\ndecreed the  suit. The Aurangabad Bench of Bombay High Court<br \/>\nset aside  the judgment\t of the appellate court and restored<br \/>\nthat of\t the trial  court. This\t appeal, by  the tenants, is<br \/>\nagainst the judgment of the High Court.\n<\/p>\n<p>     The suit  premises was  rented to\tthe  appellants\t for<br \/>\nresidential purposes  at a monthly rent of Rs.70\/-. The rent<br \/>\nwas, later  on, increased  to Rs.80\/-. The landlady served a<br \/>\nnotice\tdated  July  28,  1972\tterminating  the  appellants<br \/>\ntenancy on  the grounds\t of default  in payment\t of rent and<br \/>\nbona fide requirement by her. It was mentioned in the notice<br \/>\nthat arrears  of rent  from April  1, 1971 were due from the<br \/>\ntenants. As  far as  the bona  fide requirement is concerned<br \/>\nthe trial  court rejected  the case  of the landlady. On the<br \/>\nissue of  arrears of  rent the\ttrial  court  negatived\t the<br \/>\ncontention of the landlady that the tenants neglected to pay<br \/>\nthe rent for more than six months. The trial court, however,<br \/>\nheld that the case of the landlady was covered under Section<br \/>\n12(3)(b) of  the Act  and since the tenants failed to comply<br \/>\nwith the said provisions they were liable to be evicted. The<br \/>\nappellate court\t came to  the conclusion  that the bona fide<br \/>\nrequirement was\t not proved by the landlady. On the issue of<br \/>\narrears it  was held  that the\tlandlady, having  failed  to<br \/>\nprove that  the tenants\t neglected to pay rent for more than<br \/>\nsix months,  neither the  provisions of Section 12(3)(a) nor<br \/>\nof Section  12(3)(b) of\t the Act  were attracted and as such<br \/>\nthe appellate  court allowed  the appeal  and set  aside the<br \/>\njudgment of  the trial\tcourt. During  the pendency  of\t the<br \/>\nappeal the  original landlady  died and her legal heirs were<br \/>\nbrought on record.\n<\/p>\n<p>     The judgment  of the  appellate court was challenged by<br \/>\nthe respondents\t by way of petition under Article 227 of the<br \/>\nConstitution of\t India. The High Court converted itself into<br \/>\nan appellate  court and\t reappreciated all  the issues dealt<br \/>\nwith and  decided by  the two  courts below.  The High Court<br \/>\nreversed the  findings of  the appellate court and held that<br \/>\nthe appellants\tneglected to  make payment of the arrears of<br \/>\nrent in\t terms of  Section 12(3)(a)  of the  Act and as such<br \/>\nwere liable to be evicted.\n<\/p>\n<p>     We may  at this  stage notice the provisions of Section<br \/>\n12 of the Act which are reproduced hereunder:-\n<\/p>\n<blockquote><p>     &#8220;Section 12:\n<\/p><\/blockquote>\n<blockquote><p>     1)\t  A landlord shall not be entitled to<br \/>\n     the  recovery   of\t possession   of  any<br \/>\n     premises so  long as the tenant pays, or<br \/>\n     is ready  and willing to pay, the amount<br \/>\n     of\t the   standard\t rent  and  permitted<br \/>\n     increases,\t if  any,  and\tobserves  and<br \/>\n     performs the  other  conditions  of  the<br \/>\n     tenancy,  in   so\tfar   as   they\t  are<br \/>\n     consistent with  the provisions  of this<br \/>\n     Act.\n<\/p><\/blockquote>\n<blockquote><p>     2)\t  No suit  for recovery of possession<br \/>\n     shall  be\t instituted  by\t  a  landlord<br \/>\n     against tenant  on the  ground  of\t non-<br \/>\n     payment  of   the\t standard   rent   or<br \/>\n     permitted\tincrease   due,\t  until\t  the<br \/>\n     expiration\t of   one  month  next\tafter<br \/>\n     notice in\twriting of  the demand of the<br \/>\n     standard rent  or permitted increase has<br \/>\n     been  served  upon\t the  tenant  in  the<br \/>\n     manner provided  in Section  106 of  the<br \/>\n     Transfer of Property Act, 1882.\n<\/p><\/blockquote>\n<blockquote><p>     3)a) Where the  rent is  payable by  the<br \/>\n     month and\tthere is no dispute regarding<br \/>\n     the amount of standard rent or permitted<br \/>\n     increase, if  such rent or increases are<br \/>\n     in arrears for a period of six months or<br \/>\n     more and  the tenant  &#8220;neglects to\t make<br \/>\n     payment&#8221; thereof until the expiration of<br \/>\n     the period\t of one\t month\tafter  notice<br \/>\n     referred  to   in\tsub-section  (2)  the<br \/>\n     (court shall pass a decree) for eviction<br \/>\n     in\t any   such  suit   for\t recovery  of<br \/>\n     possession.\n<\/p><\/blockquote>\n<blockquote><p>     b)\t  In any  other case,  no decree  for<br \/>\n     eviction shall  be passed\tin  any\t such<br \/>\n     suit, if, on the first day of hearing of<br \/>\n     the suit or on or before such other date<br \/>\n     as the  Court may fix the tenant pays or<br \/>\n     tenders in\t court the  standard rent and<br \/>\n     permitted\t increases   then   due\t  and<br \/>\n     thereafter continues to pay or tender in<br \/>\n     court regularly  such rent and permitted<br \/>\n     increases\ttill   the  suit  is  finally<br \/>\n     decided and  also pays costs of the suit<br \/>\n     as directed by the Court.&#8221;<\/p><\/blockquote>\n<p>     As mentioned above, the landlady served notice in terms<br \/>\nof Section 12(2) of the Act on July 28, 1972. The notice was<br \/>\nreceived by the appellants on August 1, 1972. The appellants<br \/>\nsent a money order for Rs.400\/- to the landlady on September<br \/>\n1, 1972. It is not disputed that the said amount covered the<br \/>\narrears upto  August 31,  1972. It  is also  on record\tthat<br \/>\nanother money  order for Rs.500\/- was sent by the appellants<br \/>\non October  4, 1972  which covered  the arrears upto October<br \/>\n31, 1972.  The landlady\t refused to  accept both  the  money<br \/>\norders.\n<\/p>\n<p>     As mentioned  above, the  notice under Section 12(2) of<br \/>\nthe Act was received by the appellants on August 1, 1972 and<br \/>\nthey sent  the first  money order  on September 1, 1972. The<br \/>\nHigh Court has rightly come to the conclusion that the money<br \/>\norder, having  been sent  on September\t1, 1972,  was within<br \/>\n&#8220;the period  of one  month after  notice referred to in sub-<br \/>\nSection 2&#8221;.  The High Court, however, fell into patent error<br \/>\nin reaching  the conclusion  that the  actual payment having<br \/>\nnot been  received by  the landlady  within the\t said period<br \/>\nthere was  neglect on  the  part  of  the  tenants  to\tmake<br \/>\npayment. The  sine qua\tnon for\t eviction of  a tenant under<br \/>\nSection 12(3)(a)  is &#8220;the  neglect to  make payment&#8221; and not<br \/>\nthe actual  making of the &#8220;payment&#8221;. When a money order or a<br \/>\ndemand draft  is sent  to the landlord, during the specified<br \/>\nperiod, it  cannot be said that the tenant has &#8220;neglected to<br \/>\nmake payment&#8221;.\tThe expression\t&#8220;neglect&#8221; means\t &#8220;to fail to<br \/>\ngive due  care, attention,  or\ttime  to.  To  fail  through<br \/>\nthought lessness  or carelessness.  To ignore or disregard&#8221;.<br \/>\nWe are\tof the view that in the facts of the present case it<br \/>\nis not\tpossible to  hold that\tthe appellants\tneglected to<br \/>\nmake payment  within the  specified period after the receipt<br \/>\nof the notice.\n<\/p>\n<p>     Since the\ttotal arrears  mentioned in the notice dated<br \/>\nJuly 28,  1972 were  paid by the appellants and there was no<br \/>\nneglect\t on   their  part   to\tmake  payment,\tneither\t the<br \/>\nprovisions of  Section 12(3)(a)\t nor of Section 12(3)(b) are<br \/>\nattracted in  this case.  The High  Court fell\tinto  patent<br \/>\nerror in reversing the judgment of the appellate court.\n<\/p>\n<p>     Before parting  with this judgment we would like to say<br \/>\nthat the  High Court  was not  justified  in  extending\t its<br \/>\njurisdiction under  Article 227 of the Constitution of India<br \/>\nin the\tpresent case.  The  Act\t is  a\tspecial\t legislation<br \/>\ngoverning landlord-tenant  relationship\t and  disputes.\t The<br \/>\nlegislature has,  in its  wisdom, not provided second appeal<br \/>\nor revision  to the  High  Court.  The\tobject\tis  to\tgive<br \/>\nfinality to  the decision  of the  appellate authority.\t The<br \/>\nHigh Court  under Article  227 of  the Constitution of India<br \/>\ncannot assume  unlimited prerogative  to correct all species<br \/>\nof hardship  or wrong  decisions. It  must be  restricted to<br \/>\ncases of  grave dereliction  of duty  and flagrant  abuse of<br \/>\nfundamental  principles\t of  law  or  justice,\twhere  grave<br \/>\ninjustice would be done unless the High Court interferes.\n<\/p>\n<p>     We allow the appeal, set aside the judgment of the High<br \/>\nCourt and restore that of the appellate court. No costs.\n<\/p>\n<p>     The appellants  are paying\t Rs.80\/- per  month as\trent<br \/>\nsince 1980.  It would  be fair and just to increase the rent<br \/>\nreasonably. After  hearing learned  counsel  we\t direct\t the<br \/>\nappellants  to\t pay  Rs.600\/-\tas  rent  with\teffect\tfrom<br \/>\nSeptember 1, 1995.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Supreme Court of India Laxmikant Revchand Bhojwani And &#8230; vs Pratapsing. Mohansingh Pardeshi &#8230; on 18 September, 1995 Equivalent citations: 1995 SCC (6) 576, JT 1995 (7) 400 Author: K Singh Bench: Kuldip Singh (J) PETITIONER: LAXMIKANT REVCHAND BHOJWANI AND ANR. Vs. RESPONDENT: PRATAPSING. MOHANSINGH PARDESHI DECEASED THROUGH HIS HEIRSAN DATE OF JUDGMENT18\/09\/1995 BENCH: KULDIP [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_lmt_disableupdate":"","_lmt_disable":"","_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[30],"tags":[],"class_list":["post-116205","post","type-post","status-publish","format-standard","hentry","category-supreme-court-of-india"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Laxmikant Revchand Bhojwani And ... vs Pratapsing. 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