{"id":12273,"date":"2002-07-19T00:00:00","date_gmt":"2002-07-18T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/jia-ram-and-ors-vs-union-of-india-uoi-on-19-july-2002"},"modified":"2018-02-24T18:20:59","modified_gmt":"2018-02-24T12:50:59","slug":"jia-ram-and-ors-vs-union-of-india-uoi-on-19-july-2002","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/jia-ram-and-ors-vs-union-of-india-uoi-on-19-july-2002","title":{"rendered":"Jia Ram And Ors. vs Union Of India (Uoi) on 19 July, 2002"},"content":{"rendered":"<div class=\"docsource_main\">Delhi High Court<\/div>\n<div class=\"doc_title\">Jia Ram And Ors. vs Union Of India (Uoi) on 19 July, 2002<\/div>\n<div class=\"doc_citations\">Equivalent citations: 99 (2002) DLT 392, 2002 (64) DRJ 285<\/div>\n<div class=\"doc_bench\">Bench: D Gupta, S Mukerjee<\/div>\n<\/p>\n<pre><\/pre>\n<p>JUDGMENT<\/p>\n<p> 1.       These  appeals are being disposed of by a common<br \/>\n    judgment  since question of law and fact, which arise  for<br \/>\n    consideration are same and similar.\n<\/p>\n<p>     2.      On  26.9.1980 a notification under Section 4  of<br \/>\n    the Land Acquisition Act, 1894 (hereinafter referred to as<br \/>\n    the Act) was issued expressing intention of the Government<br \/>\n    to acquire land situate in village Jharoda-Kalan at public<br \/>\n    expense  for  public  purpose,   namely,  construction  of<br \/>\n    &#8220;Duphia   &#8211; Chaudani  Out Fall  Drain &#8220;Simultaneously<br \/>\n    emergency  provisions  were invoked and declaration under<br \/>\n    Section  6 and notification under Section 17 of  the  Act<br \/>\n    were  issued.  Collector Land Acquisition on 6.8.1981 made<\/p>\n<p>    his award offering  compensation to  the claimants  by<br \/>\n    classifying land in three categories A, B and C and fixing<br \/>\n    their respective market value at Rs.3,750\/- Rs.3,200\/- and<br \/>\n    Rs.1,800\/-per  bigha.  Feeling  dis-satisfied  claimants<br \/>\n    sought  references.  The reference court by the  impugned<br \/>\n    awards  determined the fair market value of categories  A<br \/>\n    and B  land  at  Rs.9,000\/-   and Rs.7,640\/-  per bigha<br \/>\n    respectively.   Still feeling dis-satisfied the  claimants<br \/>\n    have  sought  further enhancement in these appeals filed<br \/>\n    under  Section  54 of the Act.  Their claim is  to allow<br \/>\n    compensation  at  a flatrate  Rs.25,000\/-  per bigha,<br \/>\n    irrespective of classification of land.\n<\/p>\n<p>     3.      By   a  subsequent   notification issued under<br \/>\n    Section  4 of  the Act on 14.7.1982  and simultaneously<br \/>\n    issuing declaration under Section 6 and notification under<br \/>\n    Section  17 of the Act another parcel of the land  situate<br \/>\n    in village Jahroda-Kalan was acquired at public  expense<br \/>\n    for public purpose,  namely,   construction  of Police<br \/>\n    Training  School. The  Collector Land  Acquisition  on<br \/>\n    10.8.1983 passed his award No. 31\/83-84 by classifying land<br \/>\n    in three categories A, B and C and offering compensation @<br \/>\n    Rs.5,800\/-,  Rs.4,800\/-   and    Rs.2,400\/-   per bigha<br \/>\n    respectively.   Feeling dis-satisfied the claimants sought<br \/>\n    references.  The  reference  court  by  impugned awards<br \/>\n    assessed fair market value at Rs.9,750\/- per bigha. Still<br \/>\n    feeling dis-satisfied the claimants have filed the appeals<br \/>\n    seeking further enhancement in the amount of compensation.\n<\/p>\n<p>    4.      We had heard learned counsel for the parties and<br \/>\n    been  taken through the record.  Similar evidence was  led<br \/>\n    on behalf of the claimants and by the respondents before<br \/>\n    the reference court in the two sets of cases.  Reliance on<br \/>\n    behalf  of the claimants was placed on four sale deeds and<br \/>\n    on behalf of respondents on one sale deed, particulars of<br \/>\n    which are as under:-\n<\/p>\n<p>    &#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;-\n<\/p>\n<pre>    Ex.    Date of sale Consideration      Area\n      deed   (in Rs.)\n<\/pre>\n<p>    &#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;-\n<\/p>\n<pre>    A-1    18.2.1974   4,800\/-    0-6 bighas\n \n    A-2     7.2.1976  20,000\/-   4-16 bighas\n \n    A-3     7.2.1976  30,000\/-    6-0 bighas\n \n    X-1    10.9.1980  38,640\/-    4-4 bighas\n \n    R-1     7.2.1976  20,000\/-   4-16 bighas\n<\/pre>\n<p>    &#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;-\n<\/p>\n<p>     5.      In   addition   to   the afore mentioned  sale<br \/>\n    transaction reliance  was also placed on behalf  of  the<br \/>\n    respondents on  a copy  of award No. 29\/80-81  by which<br \/>\n    compensation  had been offered by the Collector for land,<br \/>\n    which  was acquired  through  notification issued under<br \/>\n    Section  4 of  the Act on 24.3.1977.  Reliance  was  also<br \/>\n    placed  during course of arguments by learned counsel  for<br \/>\n    the claimant\/appellants  on the amount  of compensation,<br \/>\n    which was offered by the respondent to Shri Lakhi s\/o Shri<br \/>\n    Kanha  of  village Tikri Kalan, whose land had  also  been<br \/>\n    acquired on the basis of notification issued on 26.11.1981<br \/>\n    situate  in village Tikri Kalan.  The matter was taken  in<br \/>\n    Lok  Adalat  held in  High   Court  on   5.11.1992   and<br \/>\n    compensation  was  offered at   Rs.22,000\/-  perbigha.<br \/>\n    Claimants thus  urged  that   they  should  be   allowed<br \/>\n    compensation at the same rate.\n<\/p>\n<p>     6.      The reference court while assessing market value<br \/>\n    for the  lands, which were acquired through  notification<br \/>\n    dated  26.9.1980 placed reliance upon the sale deed dated<br \/>\n    10.9.1980  being  close  to the   date  of issuance   of<br \/>\n    notification under Section 4 of the Act by which 4-4 bigha<br \/>\n    land  had  been  sold for Rs.38,640\/-  and discarded  the<br \/>\n    remaining evidence. The reference court instead of taking<br \/>\n    sale consideration to be the one, as reflected in the sale<br \/>\n    deed,  took the sale consideration at Rs.36,640\/-, which<br \/>\n    was the amount paid before the Sub Registrar at the  time<br \/>\n    of registration  of sale deed and did not take notice  of<br \/>\n    the additional amount of Rs.2,000\/-, which admittedly had<br \/>\n    been  received by the vendor from the vendee prior to  the<br \/>\n    execution  of  sale deed, as per recital in the sale  deed<br \/>\n    and thus proceeded to assess the market value accordingly.\n<\/p>\n<p>     7.      The  reference  court  in our  view  failed  to<br \/>\n    properly  appreciate the evidence adduced on record.   The<br \/>\n    sale  deed itself recited payment of Rs.2,000\/- as advance<br \/>\n    and reflected a total sale consideration of  Rs.38,640\/-.<br \/>\n    At the time of registration of sale deed, the vendor also<br \/>\n    admitted  having  received a sum of Rs.2,000\/- in  advance<br \/>\n    and also  admitted receipt  of  the  balance  amount  of<br \/>\n    Rs.36,640\/- before the Sub Registrar.  The reference court<br \/>\n    also failed to take notice of another important recital in<br \/>\n    the sale deed that the vendee had paid a sum of Rs.3,120\/-<br \/>\n    towards  the stamp duty etc.  Thus the vendee had to pay a<br \/>\n    sum of Rs.41,760\/- in order to purchase 4 bigha 4biswas<br \/>\n    land.   The land purchased was an undivided share in  the<br \/>\n    land  to the extent of 4 bigha 4 biswas.  In addition  the<br \/>\n    vendee had also to pay for registration charges.  Thus the<br \/>\n    amount spent by the vendee in acquiring title to 4 bigha 4<br \/>\n    biswas   was   Rs.41,800\/-, which was   wrongly taken<br \/>\n    Rs.36,640\/-.   As such Rs.41,800\/- would reflect fair  and<br \/>\n    reasonable market value of 4 bigha 4 biswas land in  the<br \/>\n    revenue estate concerned in the month of September, 1980.\n<\/p>\n<p>     8.      We  are  not  in a position  to  appreciate  the<br \/>\n    submission made  on  behalf of the appellants  that  they<br \/>\n    should  be paid similar compensation since in Lok Adalat<br \/>\n    settlement market rate of Rs.22,000\/- per bigha had  been<br \/>\n    offered.  That was the amount offered in settlement in Lok<br \/>\n    Adalat and cannot be treated as reflecting the true market<br \/>\n    value to which a claimant would be entitled on acquisition<br \/>\n    of his  property. The  instances relied upon  by  the<br \/>\n    respondents cannot furnish a true guide in arriving at the<br \/>\n    market  value  being  too remote in point  of  time.   The<br \/>\n    reference  court was justified in taking the sale deed  of<br \/>\n    10.9.1980  to be the basis in arriving at the fair market<br \/>\n    value  but erred in not taking the full amount paid to  be<br \/>\n    the sale consideration.\n<\/p>\n<p>     9.      As  regards  the land  which  was  acquired  by<br \/>\n    sub sequent notification  dated  14.7.1982 the  reference<br \/>\n    court  also upon the sale deed of 10.9.1980 and the market<br \/>\n    value  reflected on that day and allowed an increase @  5%<br \/>\n    p.a.   Though  the principle applied was correct but  sale<br \/>\n    consideration  and rate of appreciation were not correctly<br \/>\n    taken.   In our  view for the period  from 26.9.1980  to<br \/>\n    14.7.1982 appreciation ought to have been allowed at least<br \/>\n    at the rate of 8% p.a.  <\/p>\n<p>     10.      The  reference  court was also not justified  in<br \/>\n    continuing with  the categories as had been made  by  the<br \/>\n    Collector  Land Acquisition on the basis of classification<br \/>\n    as made  in  revenue records.  In assessing  fair market<br \/>\n    value  by  taking  average price there  was  no lawful<br \/>\n    justification in having continued with the classifications<br \/>\n    as made in the revenue records.\n<\/p>\n<p>     11.      Thus  we are of the view that for the land which<br \/>\n    was acquired  through notification dated  26.9.1980  fair<br \/>\n    amount   market  value  would  be  Rs.9,500\/-  per bigha<br \/>\n    irrespective  of  classification of the lands and for  the<br \/>\n    land  which was  acquired through  notification dated<br \/>\n    14.7.1982  the fair market value would be Rs.11,500\/-  per<br \/>\n    bigha.\n<\/p>\n<p>     12.      We  have noticed that the reference  court  in<br \/>\n    these  cases  in  which  the  land was  acquired  through<br \/>\n    notification  dated 26.9.1980 and for which the  Collector<br \/>\n    had made  his  award  on 6.8.1981 has  also  allowed,  in<br \/>\n    addition  to  the other statutory amounts, the  additional<br \/>\n    amount  under Section 23(1A) of the Act, which in view  of<br \/>\n    the decision  of Supreme Court in <a href=\"\/doc\/1938607\/\">K.S.   Paripoornan  vs.<br \/>\n    State  of  Kerala<\/a>  ought not to have  been<br \/>\n    allowed.\n<\/p>\n<p>     13.      Consequently   the  appeals   are allowed  with<br \/>\n    proportionate  costs and the awards of the reference court<br \/>\n    are modified.   The claimants whose lands were  acquired<br \/>\n    through  notification dated 26.9.1980 are held entitled to<br \/>\n    compensation  @ Rs.9,500\/- per bigha and whose lands  were<br \/>\n    acquired  through  notification dated 14.7.1982  are  held<br \/>\n    entitled  to  compensation@ Rs.11,500\/- per  bigha.   In<br \/>\n    addition the claimants are held entitled to solarium @ 30%<br \/>\n    on the enhanced market value and interest @ 9% p.a. for a<br \/>\n    period  of one  year from the date of  Collector taking<br \/>\n    possession and  there after @ 15% p.a.  till the  date  of<br \/>\n    payment.   Claimants  whose lands were  acquired  through<br \/>\n    notification  dated 26.9.1980 are held not entitled to the<br \/>\n    additional amount under  Section 23(1-A) of  the  Act.<br \/>\n    Claimants  whose lands were acquired through  notification<br \/>\n    dated  14.7.1982  will  be paid  additional amount under<br \/>\n    Section 23(1A) of the Act. In addition the claimants will<br \/>\n    also  be paid interest on solarium and wherever additional<br \/>\n    amount is payable interest on additional amount as well in<br \/>\n    view  of decision of Supreme Court in <a href=\"\/doc\/531626\/\">Sunder vs.  Union of<br \/>\n    India<\/a> 93 (2001) DLT 569.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Delhi High Court Jia Ram And Ors. vs Union Of India (Uoi) on 19 July, 2002 Equivalent citations: 99 (2002) DLT 392, 2002 (64) DRJ 285 Bench: D Gupta, S Mukerjee JUDGMENT 1. These appeals are being disposed of by a common judgment since question of law and fact, which arise for consideration are same [&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":[14,8],"tags":[],"class_list":["post-12273","post","type-post","status-publish","format-standard","hentry","category-delhi-high-court","category-high-court"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Jia Ram And Ors. vs Union Of India (Uoi) on 19 July, 2002 - Free Judgements of Supreme Court &amp; High Court | Legal India<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.legalindia.com\/judgments\/jia-ram-and-ors-vs-union-of-india-uoi-on-19-july-2002\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Jia Ram And Ors. vs Union Of India (Uoi) on 19 July, 2002 - Free Judgements of Supreme Court &amp; 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