{"id":158061,"date":"2010-07-27T00:00:00","date_gmt":"2010-07-26T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/mumthaz-vs-c-k-bhaskaran-on-27-july-2010"},"modified":"2016-05-26T02:30:16","modified_gmt":"2016-05-25T21:00:16","slug":"mumthaz-vs-c-k-bhaskaran-on-27-july-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/mumthaz-vs-c-k-bhaskaran-on-27-july-2010","title":{"rendered":"Mumthaz vs C.K.Bhaskaran on 27 July, 2010"},"content":{"rendered":"<div class=\"docsource_main\">Kerala High Court<\/div>\n<div class=\"doc_title\">Mumthaz vs C.K.Bhaskaran on 27 July, 2010<\/div>\n<pre>       \n\n  \n\n  \n\n \n \n  IN THE HIGH COURT OF KERALA AT ERNAKULAM\n\nAS.No. 364 of 2000()\n\n\n\n1. MUMTHAZ\n                      ...  Petitioner\n\n                        Vs\n\n1. C.K.BHASKARAN\n                       ...       Respondent\n\n                For Petitioner  :SRI.K.MOHANA KANNAN\n\n                For Respondent  :SRI.V.CHITAMBARESH\n\nThe Hon'ble MR. Justice M.N.KRISHNAN\n\n Dated :27\/07\/2010\n\n O R D E R\n                            M.N. KRISHNAN, J.\n                           = = = = = = = = = = =\n                              A.S. No. 364 OF 2000\n                            = = = = = = = = == =\n             DATED THIS, THE 27TH DAY OF JULY, 2010.\n\n                              J U D G M E N T\n<\/pre>\n<p>       This is an appeal preferred against the judgment and decree of the<\/p>\n<p>Subordinate Judge&#8217;s Court, Palakkad in O.S. 341 of 1994. The suit is one<\/p>\n<p>for specific performance of an agreement for sale of 8 cents of property and<\/p>\n<p>the trial court had granted a decree in favour of the plaintiff. It is against<\/p>\n<p>that decision, the defendant has come up in appeal.\n<\/p>\n<p>       2.   Heard the senior counsel for the appellant as well as the<\/p>\n<p>respondent. The brief facts necessary for the disposal of the appeal are<\/p>\n<p>stated as follows: The plaintiff and defendant had entered into an agreement<\/p>\n<p>on 18.3.1994 with a stipulation that the defendant will sell 8 cents of<\/p>\n<p>property to the plaintiff and towards sale consideration an advance amount<\/p>\n<p>of Rs. 10,000\/- was paid.      As per the stipulations in the agreement, the<\/p>\n<p>document was to be executed on or before 18.6.1994. There was also a<\/p>\n<p>provision in the agreement, for the purpose of enforcing the agreement as<\/p>\n<p>well as in case of breach committed by the plaintiff, to forfeit the advance<\/p>\n<p>paid and recover damages as well. According to the plaintiff, on so many<\/p>\n<p>days in June, he had contacted the defendant to hand over the document for<\/p>\n<p><span class=\"hidden_text\">A.S. 364\/2000                         2<\/span><\/p>\n<p>the purpose of preparation and registration of document and ultimately<\/p>\n<p>when he went on 17.6.1994, the house was found locked and thereafter the<\/p>\n<p>he issued a telegram expressing his readiness and willingness to perform his<\/p>\n<p>part of the contract. The defendant did not turn up and therefore, the suit<\/p>\n<p>was instituted for specific performance.\n<\/p>\n<p>      3. On the other hand, the defendant would contend that an agreement<\/p>\n<p>has been entered into, but breach has been committed by the plaintiff, that<\/p>\n<p>the plaintiff was never prepared to perform his part of the contract, he was<\/p>\n<p>not having consideration to be paid for the transaction and therefore, in spite<\/p>\n<p>of repeated request as the agreement was not performed, she had issued a<\/p>\n<p>lawyer notice on 18.6.1994 regarding the breach committed by the plaintiff<\/p>\n<p>and since he had committed breach he is not entitled for specific<\/p>\n<p>performance.     In the lower court, PW.1 and DW.1 were examined. Exts.<\/p>\n<p>A1 to A3 and B1 to B6 were marked. On an analysis of th evidence, the<\/p>\n<p>court below granted a decree in favour of the plaintiff.     It is against that<\/p>\n<p>decision, the defendant has come up appeal.\n<\/p>\n<p>      4. The learned senior counsel for the appellant would contend that<\/p>\n<p>the conduct of the plaintiff would establish that he has committed the breach<\/p>\n<p>of contract. Th defendant had issued a notice on 18.6.1994 itself regarding<\/p>\n<p>the breach committed by the plaintiff and therefore, it is submitted that the<\/p>\n<p><span class=\"hidden_text\">A.S. 364\/2000                            3<\/span><\/p>\n<p>plaintiff is not entitled to the discretionary relief of specific performance of<\/p>\n<p>the contract. The facts in this case are really interesting in nature because<\/p>\n<p>the parties are competing among themselves to show that he has been in a<\/p>\n<p>position to perform his part of the contract. It has to be essentially held that<\/p>\n<p>in a contract for sale of immovable property, time alone cannot be the<\/p>\n<p>essence of the contract. Therefore, just because of a delay of one or two<\/p>\n<p>days on this side or that side, if it is explained, then that alone shall not be<\/p>\n<p>the criteria to refuse a decree for specific performance. The plaintiff has<\/p>\n<p>examined himself and the defendant has examined her husband as the<\/p>\n<p>witness.    Learned counsel would contend that the court has granted<\/p>\n<p>permission for the husband to be examined and he was the person who had<\/p>\n<p>done the entire transaction and therefore, he is a competent person to speak.<\/p>\n<p>So,we will consider that both PW.1 and DW1 are persons competent to<\/p>\n<p>swear the facts. PW.1 would depose that in the month of June, he had<\/p>\n<p>contacted the defendant on two &#8211; three occasions for the purpose of getting<\/p>\n<p>the document in order to effect the registration. According to him, when on<\/p>\n<p>17.6.1994 he went to the house of the defendant, it was found locked and<\/p>\n<p>therefore, he was forced to send a telegram whereby he had expressed his<\/p>\n<p>readiness and willingness to perform his part of the contract.              The<\/p>\n<p>defendant, in turn, had issued a notice on 18.6.1994, ie. on the last date<\/p>\n<p><span class=\"hidden_text\">A.S. 364\/2000                            4<\/span><\/p>\n<p>intimating that the plaintiff had committed the breach and therefore, he will<\/p>\n<p>not perform his part of the contract. Actually, there was time till the<\/p>\n<p>evening of 18.6.1994 for the plaintiff to perform his part of the contract.<\/p>\n<p>The defendant on 18.6.1994 itself had considered it as a breach and issued a<\/p>\n<p>notice. Under ordinary circumstance these things will not occur. Whatever<\/p>\n<p>may be the technicality of law, th court has to analyze the whole case on a<\/p>\n<p>human background and behaviour of the parties. It has to be remembered<\/p>\n<p>what has instigated the defendant to send a notice on 18.6.1994 intimating<\/p>\n<p>that he will not perform his part of the contract holding that the plaintiff has<\/p>\n<p>committed the breach. So there is something in his mind which works<\/p>\n<p>against the whole thing. It is in this background we have to think about the<\/p>\n<p>telegram. It is true only the receipt of telegram is produced which was not<\/p>\n<p>got marked. But there is a specific averment in the plaint that a telegram<\/p>\n<p>has been sent stating the readiness and willingness of the plaintiff to<\/p>\n<p>perform the contract. Though everything is denied in the written statement,<\/p>\n<p>this fact is not adverted to at all in the written statement. When confronted<\/p>\n<p>with that situation, learned senior counsel would contend that it has been<\/p>\n<p>denied in a counter statement earlier. Whatever it may be, when the plaint<\/p>\n<p>is replied in the form of a written statement, one would expect the party to<\/p>\n<p><span class=\"hidden_text\">A.S. 364\/2000                           5<\/span><\/p>\n<p>deny specifically an important ingredient which will go to the root of the<\/p>\n<p>case. So, the non denial of the same in the written statement is not as<\/p>\n<p>innocent as one wants to project. Under ordinary human course of conduct,<\/p>\n<p>I do not think that even before the expiry of the time on the last day, the<\/p>\n<p>defendant will in form the plaintiff regarding the breach. It is interesting to<\/p>\n<p>see that the plaintiff has approached the court for specific performance on<\/p>\n<p>21.6.1994, ie. within three days. If really, the defendant wanted to have the<\/p>\n<p>property sold, certainly she would have agreed for the same because there<\/p>\n<p>was no inordinate delay in claiming specific performance of the contract. If<\/p>\n<p>really the plaintiff did not, for any reasons at all, and he is the person who<\/p>\n<p>wanted to commit breach of the contract, he cannot be expected to be before<\/p>\n<p>the court within three days of the expiry of the date mentioned in the<\/p>\n<p>document. Therefore, it cannot be held that the conduct of the plaintiff is<\/p>\n<p>contumacious or callous so as to deprive him of a valuable right such as<\/p>\n<p>one for specific performance. Learned counsel has relied upon a decision of<\/p>\n<p>this Court in <a href=\"\/doc\/1377974\/\">T.V. Aliyas &amp; Anr. v. A. Aboobacker<\/a><\/p>\n<p>(2006(2) KLJ 790) where the principle laid down is regarding the manner<\/p>\n<p>in which the discretion is to be exercised. Section 20 of the Specific Relief<\/p>\n<p>Act makes it clear that it is a discretionary relief but it is equally stated that<\/p>\n<p>the said discretion has to be used judicially and not capriciously. So, it is<\/p>\n<p><span class=\"hidden_text\">A.S. 364\/2000                          6<\/span><\/p>\n<p>the sum total of the whole matter that has to be taken into consideration<\/p>\n<p>while dealing with a suit for specific performance.     Here, the facts would<\/p>\n<p>reveal that the plaintiff had agreed to purchase the property. The plaintiff<\/p>\n<p>had parted with an advance amount of Rs. 10,000\/-. It is deposed by the<\/p>\n<p>plaintiff that in June he had approached the defendant. It is also stated that<\/p>\n<p>he had also sent a telegram. All these things would revel that he was ready<\/p>\n<p>and willing to perform his part of the contract. Unless he was very serious<\/p>\n<p>about the contract he would not have approached the court on 21.6.1994 for<\/p>\n<p>specific performance. As stated by me, since time alone is not the essence<\/p>\n<p>of the contract and as no substantial prejudice has been caused to the<\/p>\n<p>defendant, I feel the discretionary relief, when exercised judicially, should<\/p>\n<p>be in favour of the plaintiff and not in favour of the defendant. The learned<\/p>\n<p>Subordinate Judge has only exercised that discretion in the judicious<\/p>\n<p>manner and granted a decree for specific performance.\n<\/p>\n<p>      I decline to interfere and therefore, the appeal lacks merits. It is<\/p>\n<p>dismissed.\n<\/p>\n<\/p>\n<p>                                                           M.N. KRISHNAN,<br \/>\n                                                                    (JUDGE)<\/p>\n<p>KNC\/-\n<\/p>\n<pre>A.S. 364\/2000    7\n\n\n\n\n                          M.N. KRISHNAN, J.\n                        = = = = = = = = = = =\n\n\n\n\n                        A.S. No. 364 OF 2000\n                          = = = = = = = = == =\n\n\n\n\n                    DATED : 27TH JULY, 2010.\n\n\n\n\n                              J U D G M E N T\n\n<\/pre>\n","protected":false},"excerpt":{"rendered":"<p>Kerala High Court Mumthaz vs C.K.Bhaskaran on 27 July, 2010 IN THE HIGH COURT OF KERALA AT ERNAKULAM AS.No. 364 of 2000() 1. MUMTHAZ &#8230; Petitioner Vs 1. C.K.BHASKARAN &#8230; Respondent For Petitioner :SRI.K.MOHANA KANNAN For Respondent :SRI.V.CHITAMBARESH The Hon&#8217;ble MR. Justice M.N.KRISHNAN Dated :27\/07\/2010 O R D E R M.N. KRISHNAN, J. = = [&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":[8,21],"tags":[],"class_list":["post-158061","post","type-post","status-publish","format-standard","hentry","category-high-court","category-kerala-high-court"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Mumthaz vs C.K.Bhaskaran on 27 July, 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\/mumthaz-vs-c-k-bhaskaran-on-27-july-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Mumthaz vs C.K.Bhaskaran on 27 July, 2010 - Free Judgements of Supreme Court &amp; 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