{"id":211896,"date":"2010-12-16T00:00:00","date_gmt":"2010-12-15T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/g-s-nanjundaiah-vs-p-s-anand-on-16-december-2010"},"modified":"2016-12-26T16:08:08","modified_gmt":"2016-12-26T10:38:08","slug":"g-s-nanjundaiah-vs-p-s-anand-on-16-december-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/g-s-nanjundaiah-vs-p-s-anand-on-16-december-2010","title":{"rendered":"G S Nanjundaiah vs P S Anand on 16 December, 2010"},"content":{"rendered":"
Karnataka High Court<\/div>\n
G S Nanjundaiah vs P S Anand on 16 December, 2010<\/div>\n
Author: H N Das<\/div>\n
IN THE HIGH COURT OF KARNATAKA AT \n\nDATED THIS THE 16TH DAY OF DECEMBER.,.;'_:'0 170';--..i 5  _\n\nBEFORE\n\nTHE HON'BLE MR. JUSTICE H.N=..:4NAGO\/}\\MOHAN- D'AgL,.__V  7\n\nR.F.A.N0;821{200VO'~..  V\n\nBETWEEN:\n\nG.S.NANJUNDAlAH V \nSINCE DEAD BY HIS   . \nLEGAL REPREsENT;2xT'i\\{E L  \nSMT G.N.GE\u00a7ii'JAA;M\\\u00a7'A:'--w._ L    .-\nWIFE OE'__(},NIR.A1'\\\/i\u00abASyV\"APs'IV_  \n\nPRESET:JTLY\"R.'\u20acSVIDIf\\TG AR\"\n2203\/G, 2?\"-' CROSSj,-.   1.\nBANASHA_N'1\u00ab:AR1_1TsT:AGE;' \n\nBANG-ALORE} 560 070, \"  ..APPELLANT\n\n V. A_ (By _.Sf'i..CH'ALAI;ATH \u00a7(_,__SR.COUNSEL FOR\n _ M\/S 'KUMAR & KUMAR, ADVS. _)\n\nRsANAND~\u00b0\n\n =._s0N OELATE RSUBEARAYA\nA  ,SHEE'I'Y,\"'HINDU\n V\"-MAJOR, N0.532, SAMPIGE ROAD,\n  MALLESHWARAM\n  _ BANGALORE -- 560 003. ..RESPONDENT<\/pre>\n
 (By SmiNAL1’NIVENKATESH_. ADV.)<\/p>\n
x \\,:”-\u00ab’T’<\/p>\n
tenant under the defendant. During the subsistence of the lease<\/p>\n
period the defendant agreed to sell the plaint schedule propertyigitothe<\/p>\n
defendant for a total sale consideration of RS.1,75,00O:[*”~-llfidfiliiV.i\u20ac.Iii <\/p>\n
agreement of sale dated 29.] M979. Under this agreer_nent.ofii.sale that <\/p>\n
plaintiff paid an advance amount of Rs.[li0,0f_):(i)g\/–; <\/p>\n
the balance sale consideration at tjhe__tin1eiof_theijgale
\ndeed. On 14.053980 and 29.06.198fliiiitlienplaintiff’ lettersiiito the
\ndefendant calling upon  obligations under
\nthe agreement of sale andvAt.o…e>tecut.e’ sale deed by
\naccepting the  the plaintiff got
\nissued a  1.9530. Smce the defendant failed to<\/p>\n
comply the idetnand irnade initiie plaintiffs lawyer’s notice he got<\/p>\n
 ‘issued-ia notice. through___a__gnewspaper warning the public not to deal<\/p>\n
 the –plaint\u00ab.schedule property with the defendant and intimating<\/p>\n
about”the  of sale. Despite offering Rs.25,000\/- more than<\/p>\n
ethe. consideration fixed under the agreement of sale the defendant<\/p>\n
 to concede the request of the plaintiff and on the other hand<\/p>\n
deiinanded a sum of Rs.2,50._000\/–. Despite repeated requests,<\/p>\n
 demands and notices the defendant failed to perform his part of<\/p>\n
:–..\n<\/p>\n
.:'”V<\/p>\n
gs<\/p>\n
obligation under the agreement of sale. On the other hVand_’lll’the<\/p>\n
plaintiff was always ready and willing to perform <\/p>\n
obligation. Therefore the plaintiff filed O.S.  for if  i<\/p>\n
decree of specific performance of agreement of salie\ufb01, ‘  <\/p>\n
4. Defendant entered appeat’a:n’ce_befoiel__the_
\nfiled written statement interzalia . thaltilthve,p].:li.ntiff by
\nplaying fraud, undue  obtained the
\nagreement of sale  as  in law. The<\/p>\n
plaintiff was;  to perform his part of<\/p>\n
obligation and Ehere’.i’g-  “approaching the Court.<\/p>\n
5. Dtrrilng   the suit the defendant died on<\/p>\n
25.01′.;l9’83. and his daughter was brought on record as the legal<\/p>\n
rep.refscntati&\\’ei.l “The legal representative of the deceased defendant<\/p>\n
“fil_ed’__add’itie.n_al:fw;’itten statement inter alia contending that the<\/p>\n
agree”men–:t’oi’.s’ale is materially altered, the plaintiff was not ready<\/p>\n
.  ._uandlawilliVrr’g. to perform his part of obligation and she will be put to<\/p>\n
_   hardship if a decree is granted.\n<\/p>\n
ax.”\n<\/p>\n
!”~u’<\/p>\n
\/\/V<\/p>\n
1.. ‘<\/p>\n
6. On the basis of pleadings the Trial Cour-t_;~t’i–afmp\u00a7i_;’<\/p>\n
following issues and additional issues.<\/p>\n
iii\u00bb,<\/p>\n
Does defendant proves that f<\/p>\n
29.11.1979 is a \/sh,ara ldoetimentae”‘atVid:’_ is not <\/p>\n
enforceable?\n<\/p>\n
Does documeiit.l’prov’e tl:a~t.leon’trabtibetween the parties<\/p>\n
is vifiated .-“iv\/!:1’it:”‘.f[-V’C.i}<1'C'1llJ. lltIndl13e."inf1uence and<\/p>\n
rniE:,i'ep;fesen\u00a3atio1i;. as__lconten'd'e'd in the written
\ns'tateini\u00a5:_nt?  A<\/p>\n
= Wheltlaer-\u00bb:[\u00a7lain'ti_t\u20acf""i.s'entitled for damages for delay in<\/p>\n
 e..pe1'forrrianCe of eontract'?\n<\/p>\n
‘ <\/p>\n
1’  vi.\n<\/p>\n
vii.\n<\/p>\n
viii.\n<\/p>\n
yWhe’tii\u20acry__p_laintiff is ready and Willing to perform his
\n  of contract?\n<\/p>\n
‘ –‘i\u00ab’e;Wti\u00a2ther plaintiff is entitled for relief of specific<\/p>\n
performance or return of a earnest money’?<\/p>\n
Whether plaintiff is entitled for interest  claimed?
\nWhether defendant is entitled for compensatory costs’?
\nTo what relief parties are entitled?\n<\/p>\n
9-.4<\/p>\n
L\/’<\/p>\n
6<\/span><\/p>\n
Additional Issues<\/p>\n
1. Whether the defendant proves that there;”i”s* <\/p>\n
alteration in the agreement of sale’?<\/p>\n
ii. Whether the defendant proves that jivtheeentraetii v’=tould .’<\/p>\n
involve hardship on hiirnj<\/p>\n
iii. Whether the defendaiiithareves  of the
\nContractwould…in’volve  H M<\/p>\n
iv. Whether the it  inequitable to
\n    to the plaintiff?\n<\/p>\n
 “W the plaintiff examined three<\/p>\n
witnesses     got marked Ex.P.l to EX.P.2i. The<\/p>\n
 defendant ‘A\u20acXEll1]1’I1’\u20ac”Ci”l.W’Q”Wllf1CSSCS as D.W.l and D.W.2 and got<\/p>\n
 marked E;<LiZ).' =1._i"o _Ex.D.l4. The Trial Court, on appreciation of the\u00a7<\/p>\n
pleadinigst oi*a1–: aAn=diidoeumenta1'y evidence held that the plaintiff has<\/p>\n
] proved theexeeution of agreement of sale, he was always ready and<\/p>\n
ii\ufb02viplling\u00e9 to\ufb02perform his part of obiigation and no hardship will be<\/p>\n
' caiised to the defendant and consequently passed the impugned<\/p>\n
ii ittdginent deereeing the suit of plaintiff. Hence. this appeal.<\/p>\n
3…\u00bb<\/p>\n
P–.1<\/p>\n
K<\/p>\n
8. Sri. S.K.V. Chalapathy, learned senior con:is’e’l<l.r'f_Ot._l:  <\/p>\n
defendant contends that the Trial Court cornn1ltted'~an.: not "  l<\/p>\n
properly appreciating the pleadings and eviden1i;ce'li .'<\/p>\n
Trial Court committed an error in riot properly fra1'n'ing; the issues. _ <\/p>\n
The Court below cornrnitted   not ..appreclfati11g the
\ncorrespondence between the.xpartie,s. to the agreement of
\nsale. in the correspondeiice' 'the plaintiff has
\nagreed to   but failed to do so.\n<\/p>\n
Thus the .pl.ai_ntiff   to perform his part of
\nobligation. -.t:ouprt”e.o’in3rritted an illegality in not properly<\/p>\n
appreciatingtrie priinciples’nnderlying in Section 20 of the Specific<\/p>\n
-V V. p_ Perftairrna\ufb01ce Act; Reliancpe is placed on the following decisions.<\/p>\n
H  a.’ lPaiali<i51nna11 Veetill Joseplfs Son Mathew Vs. Nedurnbara<\/p>\n
M .. t'\u00ab:K.nruvila's son and others, AIR i987SC 2328<\/p>\n
   b. KS. Vidyanadam and others Vs. Vairavan, (1997) 3 SCC<\/p>\n
l.\n<\/p>\n
5-…\n<\/p>\n
d”\n<\/p>\n
i
\nC. K. Narendra Vs. Riviera Apartments (P) Ltd, A’IRl_fJ”999<\/p>\n
SC 2309<\/p>\n
d. Manohar Lal alias Manohar Singh  ._2G{l3″‘i  i <\/p>\n
SC 2362<\/p>\n
9. Smt. Nalini Venkatesh, eoulnsell:  plaintiff
\nsupports the impugned }uvdg.ir}ent\u00a7i–l_it   thatthe defendant
\nfailed to prove” and   of fraud,
\nmisrepresentation”   Trial Court by
\neonsideyring   eonciuded that the plaintiff
\nhas proyed  and he was always ready and<\/p>\n
willing tol”perf’orni  obligation. It is the defendant who<\/p>\n
  avVoi5d.ed__ito yperfoirmyhispypart of obligation under the agreement “of<\/p>\n
V  yTvhe’~eo\u00abnsid.eration fixed under the agreement of sale was the<\/p>\n
iinari\u00e9et yafne of the schedule property  on that date. The Trial<\/p>\n
 Court. by appreciating the entire pleadings and evidence on record<\/p>\n
3 .rightly decreed the suit of the plaintiff and the same do not call for<\/p>\n
any interference.\n<\/p>\n<\/p>\n
10. Heard arguments on both the side and perused the eriitiire<\/p>\n
appeal papers.\n<\/p>\n
l 1.. Though in the memorandum ofiappe-al. seuveral_igrou’ndis__i f<\/p>\n
urged in relation to fraud, misrep-‘res–\u00a2_t1ration,
\nmaterial alteration of the  .5_gle,: .r1oii:_argurr\u00a7ents are
\naddressed. Therefore it is noitllriecessaiiy  this question.<\/p>\n
12.  i_sli.n.ipossiesision of the schedule
\nproperty _,as..a  registered lease deed
\ndated   Admittedly the schedule property<\/p>\n
measures 30feet_X ‘}_30’..l’e’e.t._\u00e9_.rnd there .is a building of 20 squares.<\/p>\n
  The_~’sl;hedt;le property____is.in prime locality of Bangalore city. The<\/p>\n
 ‘agree.mengt”o.fg  dated 29.11.1979 for a total sa1.e consideration<\/p>\n
of per Ex.P.3. Under this agreement of sale the<\/p>\n
 plaintiif hadhonly paid an advance of Rs. 10,000\/~. It is not in dispute<\/p>\n
 ” that siibsequent to the agreement of sale correspondence had taken<\/p>\n
place and several rounds of negotiations also had taken place on the<\/p>\n
question of enhancing the sale c.or1siderati.on. In these negotiations<\/p>\n
l0<\/p>\n
the son–in-law of the defendant by name GM. Ra1naswan1aiah”1.a\/as<\/p>\n
involved. Ex.P..l7 dated 01.11.1980 is a letter <\/p>\n
Ramaswamaiah to the plaintiff. In this Ex.P.17_.the..u_:pE.ain–tiiff._<\/p>\n
requested to pay simple interest at 10% <\/p>\n
years period and another sum of  alrea\u00bb’iyi’l’agr:eved  the  ,<\/p>\n
plaintiff. The plaintiff sent’ a reply  rlefendztntis’:son\u00a7in–law on
\n05.11.1980 as per EXP.l8″.\u00e9igreei_ng{_[Ql. interest of Rs.35,000\/–
\nand enhanced consriderationof   works out to be<\/p>\n
Rs.2,35,000\/_-\u00abasv rhsigaie ‘con_sid_e.rat.ion&*as t\ufb01tiie date or Ex.P. 18. In<\/p>\n
this Ex._P–.1i–8  c.ljai.r_n”ed” sorne deductions and adjustments.<\/p>\n
l3.iSnhlseVquentl thje”_.’e>schange of letters as per Ex.P.l7 and<\/p>\n
  p.lai’ntiff____’has not come forward to pay the sale<\/p>\n
‘ .coi1–s.ide1jation..la’s agreed under Ex.P.]8. The plaintiff in his lawyer’s<\/p>\n
notice. ll2’.i(l)S.’l98l \u00abM Ex.P.l6 has not whispered anything with<\/p>\n
 regard to\u00ab:_the enhanced sale consideration  per Ex.P.l8. Even in the<\/p>\n
“id .plai’nt the plaintiff has not pleaded that he is ready and willing to pay<\/p>\n
lithe sale consideration as agreed by him under Ex.P.18. Further the<\/p>\n
plaintiff who is examined as P.W.1 has not whispered a word with<\/p>\n
7?}
\nL<\/p>\n
i<\/p>\n
by several times. At this length of time granting decree of specific<\/p>\n
performance would be inequitable and results in great <\/p>\n
the defendant. in identical circumstances the Supreme__CourL”~i\u00abn::  <\/p>\n
case of Manohar Lal alias Manohar Singh Vs. if  i<\/p>\n
2362 held that directing of refund of advance;_-rnoi~ieiiy’tr .i<\/p>\n
interest instead of passing a decree*of.._specific,_ p’erforr;.1ani;ev will meet _ if 2<\/p>\n
the ends of justice. Further the Supreme Court in ‘.the- case of RV.
\nJoseph’s Son Mathew VS.Vl’t1_..f:Kt]I’tlVil;t1″S.SO1′}.,a13d others, AIR 1987
\nsc 2328 held that the Courtlvshouldf s.t;e._th’\u00a2”t:_1tiga,t’:hh is not used as
\nan iiistrumentof ofipressioin  ha_’\\.rcjan fu”nfai_r advantage to the
\nplaintiff}, In ‘ theft’ci’rc4urnstanc’esl grant of decree of specific<\/p>\n
performance”iniifavour of.thefplainti.ff in the instant case will be an<\/p>\n
 unfair\ufb02advlantztge to”-h.i.Vrrt__apnd it will be inequitable to the defendant.<\/p>\n
 The’T1’ia.l_ COUFvfd”E1_ll\u20acd to consider this aspect of the matter and the<\/p>\n
reasoningf is\ufb01oritrary to the law laid down by the Apex Court and<\/p>\n
 also the material on record.\n<\/p>\n
l5. For the reasons stated above, the following;<\/p>\n
2\u00bb-_<\/p>\n
N<\/p>\n
\/<\/p>\n
iii.\n<\/p>\n
ms it ~ \u00bb<\/p>\n
  :1′ . id<\/p>\n
ORDER<\/p>\n
The appeal is hereby allowed.\n<\/p>\n
The impugned judgment and decree <\/p>\n
in 0.5. No. 2692\/1981 pe:.ssed_–Abdyfltiie 3:1″–g\\’ded.;t.;\u00a7\ufb01.a,1df<\/p>\n
City Civil Judge, Baziiigaipre (iiity  herczb\ufb01i’
\nThe suit of the p1ain:t’iff ‘  decreed’ fdireeting the
\ndefendant to  Rs’.-_!L3;.j3O’C?#-.it\u00ae;\u00a7ether with interest at<\/p>\n
12% _p;a: fr0m”t’n’e. “teeididate of payment.<\/p>\n
3*–~\u00a7
\nCg: tin
\n2:3 ;’\u20ac3-*
\n(I) T”\n<\/p>\n
fr’<\/p>\n","protected":false},"excerpt":{"rendered":"
Karnataka High Court G S Nanjundaiah vs P S Anand on 16 December, 2010 Author: H N Das IN THE HIGH COURT OF KARNATAKA AT DATED THIS THE 16TH DAY OF DECEMBER.,.;’_:’0 170′;–..i 5 _ BEFORE THE HON’BLE MR. JUSTICE H.N=..:4NAGO\/}\\MOHAN- D’AgL,.__V 7 R.F.A.N0;821{200VO’~.. V BETWEEN: G.S.NANJUNDAlAH V SINCE DEAD BY HIS . LEGAL REPREsENT;2xT’i\\{E […]<\/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":[8,20],"tags":[],"class_list":["post-211896","post","type-post","status-publish","format-standard","hentry","category-high-court","category-karnataka-high-court"],"yoast_head":"\nG S Nanjundaiah vs P S Anand on 16 December, 2010 - Free Judgements of Supreme Court & 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\/g-s-nanjundaiah-vs-p-s-anand-on-16-december-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"G S Nanjundaiah vs P S Anand on 16 December, 2010 - 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