{"id":123504,"date":"2010-08-26T00:00:00","date_gmt":"2010-08-25T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/ghulam-mohi-ud-din-shah-vs-state-ors-on-26-august-2010"},"modified":"2018-12-21T22:01:06","modified_gmt":"2018-12-21T16:31:06","slug":"ghulam-mohi-ud-din-shah-vs-state-ors-on-26-august-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/ghulam-mohi-ud-din-shah-vs-state-ors-on-26-august-2010","title":{"rendered":"Ghulam Mohi-Ud-Din Shah vs State &amp; Ors on 26 August, 2010"},"content":{"rendered":"<div class=\"docsource_main\">Jammu High Court<\/div>\n<div class=\"doc_title\">Ghulam Mohi-Ud-Din Shah vs State &amp; Ors on 26 August, 2010<\/div>\n<pre>       \n\n  \n\n  \n\n \n\n \n \n HIGH COURT OF JAMMU AND KASHMIR AT JAMMU.            \nOWP No. 943 OF 2008    \nGhulam Mohi-Ud-Din Shah.  \nPetitioners\nState &amp; Ors \nRespondent  \n!Mr. C. M. Koul, Advocate\n^Mr. P. N Bhat, Advocate.\n\nHONBLE MR. JUSTICE SUNIL HALI, JUDGE       \nDate: 26.08.2010 \n:J U D G M E N T :\n<\/pre>\n<p>Dispute in the present petition relates to House No. 199<br \/>\nsituated at Jawahar Nagar, Srinagar, which the petitioner<br \/>\nclaims to have purchased from respondent no.5 through<br \/>\nrespondent nos. 4 and 6. Support is placed on an agreement<br \/>\nstated to have been executed by respondent nos. 4 and 6 for<br \/>\nsale of the aforesaid house for an amount of Rs. 7,50,000\/-, out<br \/>\nof which an amount of Rs. 43000\/- is stated to have been paid<br \/>\nin advance and subsequently vide demand drafty additional<br \/>\namount of Rs. 80,000\/- was also handed over to the aforesaid<br \/>\nrespondent nos. 4 and 6. The remaining amount is stated to<br \/>\nhave been offered to respondent no.5, who, according to the<br \/>\npetitioner, refused to accept the same. It is pertinent to mention<br \/>\nthat on the date of execution of agreement to sell, petitioner is<br \/>\nstated to have taken over the possession of the property.<br \/>\nOn coming to know about this fact, respondent no.5 has<br \/>\nshown his ignorance about any agreement having been<br \/>\nexecuted by respondent nos. 4 and 6 on his behalf. He clearly<br \/>\nstated that he does not know any of respondent nos. 4 and 6. In<br \/>\nnut shell he states that there is no document executed by him,<br \/>\nas such, the occupation of the property by the petitioner is unauthorized.<br \/>\nIt is under these circumstances he filed an<br \/>\napplication before the District Magistrate Srinagar for seeking<br \/>\nremoval of the encroachment over his property under the<br \/>\nJammu and Kashmir Migrants Property ) Preservation,<br \/>\nProtection and Restraint on Distress Sale) Act, 1997 (hereafter<br \/>\nto be referred as the Act. The District Magistrate, found that<br \/>\npetitioner did not produce any documentary evidence in the<br \/>\nshape of power of attorney or any sale deed or agreement<br \/>\nstated to have been executed by respondent no.5 with him and,<br \/>\naccordingly, held that occupation of the house by the petitioner<br \/>\nwas un-authorized as he did not have any written consent or<br \/>\ndocument in his favour which could justify his occupation of the<br \/>\nhouse. As a result of which the Tehsildar Srinagar was directed<br \/>\nto restore the possession of the property in question to its<br \/>\nrightful owner as per records.\n<\/p>\n<p>Aggrieved of this order of the District Magistrate, the<br \/>\npresent petitioner filed an appeal under Section 7 of the Act<br \/>\n<span class=\"hidden_text\">2<\/span><br \/>\nbefore the Financial Commissioner. The appeal remained<br \/>\npending before the Financial Commissioner. A writ petition was<br \/>\nfiled by respondent no.5 bearing OWP no. 364\/2005 wherein a<br \/>\ndirection was issued by this Court to Financial Commissioner to<br \/>\ndispose of the appeal on its merits. It seems that a preliminary<br \/>\nobjection was raised before the Financial Commissioner that<br \/>\nany person aggrieved of an order under the Act can file an<br \/>\nappeal before the Financial Commissioner, however, no such<br \/>\nappeal would be entertained against the order of eviction<br \/>\nunless the possession of the property is surrendered to the<br \/>\ncompetent authority. The Financial Commissioner, taking note<br \/>\nof this fact, directed the appeal to surrender the possession of<br \/>\nhouse in question as required under Section 7 of the Act before<br \/>\nhis appeal could be entertained. The petitioner is stated to have<br \/>\nwithdrawn the appeal with permission to file the same after<br \/>\nhanding over the possession of the property to the competent<br \/>\nauthority.\n<\/p>\n<p>Without surrendering the possession after withdrawing the<br \/>\nappeal, the petitioner has filed the present writ petition<br \/>\nquestioning the orders of the District Magistrate and Financial<br \/>\nCommissioner.\n<\/p>\n<p>The case of the petitioner is that an agreement was<br \/>\nexecuted by respondent nos. 4 and 6 for the sale of the house<br \/>\nin dispute for an amount of Rs. 7,50,000\/-, for which an amount<br \/>\n<span class=\"hidden_text\">3<\/span><br \/>\nof Rs. 1,23,000\/- is stated to have been paid by the petitioner to<br \/>\nrespondent nos. 4 and 6. He claims that he is in occupation of<br \/>\nthe house on the basis of an agreement executed by<br \/>\nrespondent nos. 4 and 6, as such, has the legal authority to<br \/>\nstay in the house aforesaid. The direction of the Financial<br \/>\nCommissioner to surrender the possession would arise only if<br \/>\nthe petitioner is held to be an encroacher of the property. He<br \/>\nfurther claims that he has invested lot of money on the house<br \/>\naforesaid on the basis of the agreement executed by<br \/>\nrespondent nos. 4 and 6 with him. In nut shell his case is that<br \/>\nhe has entered in to the house on the basis of an agreement<br \/>\nwhich gives him legal authority to remain in possession.<br \/>\nOn the other hand, respondent no.5 states that reliance<br \/>\nplaced by the petitioner on the agreement, which has been<br \/>\nexecuted by persons who are neither owners of the property<br \/>\nnor have been authorized by respondent no.5 in this behalf to<br \/>\nexecute such an agreement. It is further contended that<br \/>\nrespondent no.5 has not executed any power of attorney or<br \/>\ngiven any authorization to respondent nos. 4 and 6 to execute<br \/>\nany document on his behalf.\n<\/p>\n<p>It is not being disputed by the petitioner that respondent<br \/>\nno. 5 is the owner of the property. It is contended that<br \/>\noccupation of the house by the petitioner is un-authorized as he<br \/>\nhas neither any authority on behalf of respondent no.5 to hold<br \/>\n<span class=\"hidden_text\">4<\/span><br \/>\nthe property nor has he given any authority to any person to<br \/>\nexecute any agreement on his behalf. The contention of the<br \/>\npetitioner that there is an agreement executed by respondent<br \/>\nnos. 4 and 6, is not an issue required to be determined in this<br \/>\npetition, as respondent nos. 4 and 6 have no locus in law to<br \/>\nexecute such an agreement. The occupation of the petitioner is<br \/>\nun-authorized and he is an encroacher.\n<\/p>\n<p>The other contention raised by respondent no.5 is that<br \/>\nafter the order of dispossession was issued by the District<br \/>\nMagistrate, appeal was filed against the said order by the<br \/>\npetitioner, however, petitioner was required to surrender the<br \/>\npossession as required under Section 7 of the Act. He did not<br \/>\ncomply with the requirement of Section 7 of the Act as a result<br \/>\nof which his appeal was dismissed as withdrawn. Instead of<br \/>\nsurrendering the possession and filing a fresh appeal, he has<br \/>\ndirectly approached this Court, as such, without availing<br \/>\nalternative remedy, the writ petition of the petitioner is liable to<br \/>\nbe dismissed.\n<\/p>\n<p>I have heard the learned counsel for the parties.<br \/>\nThe intended purpose of the Jammu and Kashmir<br \/>\nMigrants Property ) Preservation, Protection and Restraint on<br \/>\nDistress Sale) Act, 1997 is to safeguard the immovable property<br \/>\nleft out by the migrants from being encroached upon. The word<br \/>\n un-authorized occupant has clearly been defined in Section 2<br \/>\n<span class=\"hidden_text\">5<\/span><br \/>\nof the Act, which reads thus:-\n<\/p>\n<p> Un-authorized Occupant means any<br \/>\nperson who has encroached upon or taken<br \/>\npossession of any immovable property of a<br \/>\nmigrant without his written consent and<br \/>\nauthority of law.<br \/>\nA person would claim to be in authorized possession of<br \/>\nthe property only when he produces a written consent from the<br \/>\nowner or is in possession of any document, authorizing him to<br \/>\nremain in possession of such possession. Even if any such<br \/>\ndocument had been executed it has still to be scrutinized by the<br \/>\nDistrict Magistrate to ensure that the sale is not a distress sale.<br \/>\nA person gets right in the property only after permission is<br \/>\nobtained from the competent authority prescribed under the<br \/>\nrules. The idea is only to ensure that under no circumstances a<br \/>\nmigrant is allowed to sell his property in distress.<br \/>\nIn the present case what is clearly visible is that petitioner<br \/>\nhas entered into the premises on the basis of an agreement<br \/>\nexecuted by respondent nos. 4 and 6 in his favour, who are<br \/>\nneither owners of the property nor have been authorized by the<br \/>\nowner of the property to execute such agreement. The<br \/>\npetitioner has no where in his petition stated that there is an<br \/>\ndocument executed by respondent no.5 in his favour or any<br \/>\npower of attorney executed by respondent no.5 in favour of<br \/>\nrespondent nos. 4 and 6. He also no where mentions in his<br \/>\n<span class=\"hidden_text\">6<\/span><br \/>\npetition that respondent nos. 4 and 6 are some how connected<br \/>\nwith the property as owners or attorney holders.<br \/>\nIt is not the case of the petitioner that any document has<br \/>\nbeen executed by respondent no.5 of on his behalf by<br \/>\nrespondent nos. 4 and 6 in his favour. It may be noted that<br \/>\npetitioner admits that respondent no.5 is the owner of the<br \/>\nproperty in question. Faced with this situation, one fails to<br \/>\nunderstand as to what is the basis on which the petitioner could<br \/>\nclaim authorized possession of the house in question. His<br \/>\ncontention that the possession of the prospective Vendee under<br \/>\nan agreement to sell is permissive, is not only misconceived but<br \/>\ncontrary to the facts also. A person cannot be put into the<br \/>\npossession of a property unless there is a valid agreement to<br \/>\nsell executed by the owner in his favour. On his own showing<br \/>\nthe only document on which petitioner places reliance is an<br \/>\nagreement stated to have been executed by respondent nos. 4<br \/>\nand 6, whom petitioner admits not to be the owners of the<br \/>\nproperty.\n<\/p>\n<p>From the aforesaid discussion what clearly emerges is<br \/>\nthat petitioner is an un-authorized occupant of the property. He<br \/>\nhas not been able to show any document before the District<br \/>\nMagistrate in support of his contention, which was the only<br \/>\nrequirement to decide as to whether the petitioner was an unauthorized<br \/>\noccupant of the property or not. Having failed to<br \/>\n<span class=\"hidden_text\">7<\/span><br \/>\nproduce any valid document the District Magistrate has rightly<br \/>\ndirected that petitioner is an encroacher and should be asked<br \/>\nto vacate the premises.\n<\/p>\n<p>The other aspect of the matter is that appeal is stated to<br \/>\nhave been filed by the petitioner against the order of District<br \/>\nMagistrate without surrendering the possession of the property,<br \/>\nas required under Section 7 of the Act, which clearly mentions<br \/>\nthat before filing appeal, appellant is required to handover the<br \/>\npossession of the property to the competent authority. Section<br \/>\n7, for facility of reference, is reproduced as under:-<br \/>\n (1) Any person aggrieved of an order passed<br \/>\nunder this Act, may file an appeal before the<br \/>\nFinancial Commissioner, Revenue:-\n<\/p>\n<p>Provided that no such appeal shall be<br \/>\nentertained against\n<\/p>\n<p>(a) an interlocutory order;\n<\/p>\n<p>(b) An order of eviction unless possession of<br \/>\nthe property is surrendered to the competent<br \/>\nauthority;\n<\/p>\n<p>(c) &#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;&#8230;<br \/>\nThe petitioner, when confronted with this position,<br \/>\nwithdrew his appeal with permission to file fresh appeal after<br \/>\nhanding over the possession to the competent authority. He has<br \/>\ndirectly approached this Court under Article 226 of the<br \/>\nConstitution. The appeal preferred by the petitioner was not<br \/>\ncompetent as he has not complied with the requirement of<br \/>\nSection 7 of the Act. On this count alone the writ petition is<br \/>\nrequired to be dismissed as the petitioner has not availed the<br \/>\n<span class=\"hidden_text\">8<\/span><br \/>\nalternate remedy available to him under law.<br \/>\nTherefore, I find no force in this writ petition, which is,<br \/>\naccordingly dismissed with costs of Rs. 10,000\/-, to be paid by<br \/>\nthe petitioner to respondent no.5. The District Magistrate is<br \/>\ndirected to take over the possession of the property in terms of<br \/>\norder passed by him on 27.12.2003 within a period of two<br \/>\nmonths from the date a copy of this order is received by him.<br \/>\nRegistry is directed to send a copy of this order to District<br \/>\nMagistrate Srinagar for compliance.\n<\/p>\n<p>District Magistrate Srinagar shall inform this Court about<br \/>\nthe steps taken by him in terms of this judgment, on or before<br \/>\n15th of October, 2010.\n<\/p>\n<p>Index of this petition shall be listed on 15.10.2010 for<br \/>\ncompliance purposes only.\n<\/p>\n<p>(SUNIL HALI)<br \/>\nJudge<br \/>\nJAMMU:\n<\/p>\n<p>26.08. 2010<br \/>\nAnil Raina, Secy.\n<\/p>\n<p>9<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Jammu High Court Ghulam Mohi-Ud-Din Shah vs State &amp; Ors on 26 August, 2010 HIGH COURT OF JAMMU AND KASHMIR AT JAMMU. OWP No. 943 OF 2008 Ghulam Mohi-Ud-Din Shah. Petitioners State &amp; Ors Respondent !Mr. C. M. Koul, Advocate ^Mr. P. N Bhat, Advocate. HONBLE MR. JUSTICE SUNIL HALI, JUDGE Date: 26.08.2010 :J U [&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":[8,17],"tags":[],"class_list":["post-123504","post","type-post","status-publish","format-standard","hentry","category-high-court","category-jammu-high-court"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Ghulam Mohi-Ud-Din Shah vs State &amp; Ors on 26 August, 2010 - 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\/ghulam-mohi-ud-din-shah-vs-state-ors-on-26-august-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Ghulam Mohi-Ud-Din Shah vs State &amp; 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