{"id":212423,"date":"2005-08-25T00:00:00","date_gmt":"2005-08-24T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/rajeshwari-vs-puran-indoria-on-25-august-2005"},"modified":"2019-01-31T12:32:15","modified_gmt":"2019-01-31T07:02:15","slug":"rajeshwari-vs-puran-indoria-on-25-august-2005","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/rajeshwari-vs-puran-indoria-on-25-august-2005","title":{"rendered":"Rajeshwari vs Puran Indoria on 25 August, 2005"},"content":{"rendered":"<div class=\"docsource_main\">Supreme Court of India<\/div>\n<div class=\"doc_title\">Rajeshwari vs Puran Indoria on 25 August, 2005<\/div>\n<div class=\"doc_author\">Author: P Balasubramanyan<\/div>\n<div class=\"doc_bench\">Bench: G.P. Mathur, P.K. Balasubramanyan<\/div>\n<pre>           CASE NO.:\nAppeal (civil)  5295 of 2005\n\nPETITIONER:\nRajeshwari \t\t\t\t\n\nRESPONDENT:\nPuran Indoria\t\t\t\t\t\t\t\n\nDATE OF JUDGMENT: 25\/08\/2005\n\nBENCH:\nG.P. MATHUR &amp; P.K. BALASUBRAMANYAN\n\nJUDGMENT:\n<\/pre>\n<p>J U D G M E N T<br \/>\n( SPECIAL LEAVE PETITION (CIVIL) NO. 16821 OF 2002)<\/p>\n<p>P.K. BALASUBRAMANYAN, J.\n<\/p>\n<p>\t\tLeave granted.\n<\/p>\n<p>   1.\t\tThis appeal is by the defendant.  The plaintiff-respondent<br \/>\nsued for specific performance of an agreement to sell the suit property<br \/>\nhaving an extent of 2000 sq.feet.   The price fixed was Rs. 2,500\/-.  A<br \/>\nsum of Rs. 1,000\/- was paid as advance.  The agreement was  entered<br \/>\ninto on 23.2.1981.  The agreement did not fix any date for performance.<br \/>\nThe plaintiff issued a notice to the defendant on 31.7.1989, more than<br \/>\nseven years after the agreement, calling upon the defendant to execute<br \/>\nthe sale deed on receipt of the balance consideration.  The defendant<br \/>\nnot having responded, the plaintiff filed the suit on 01.11.1990 for<br \/>\nspecific performance.\n<\/p>\n<p>2.\t\tThe defendant having denied the claim for specific<br \/>\nperformance made by the plaintiff and having raised several defences<br \/>\nthe trial court raised the following issues for trial:\n<\/p>\n<p>(1)\tWhether the plaintiff had been ready and willing to<br \/>\nperform his part of the contract in pursuance of the<br \/>\nagreement dated 23rd February, 1981 with respect to the<br \/>\npart of the land measuring to 50 x 40 ft. described in<br \/>\nparagraph no.2 of the plaint?\n<\/p>\n<p>(2)\tWhether the plaintiff cancelled the aforesaid agreement to<br \/>\nsell the land after receiving a sum of Rs. 3,500\/- from the<br \/>\ndefendant?\n<\/p>\n<p>(3)\tWhether the suit had been filed by the plaintiff within<br \/>\ntime?\n<\/p>\n<p>(4)\tRelief.\n<\/p>\n<p>\t\tThe trial court answered these issues in favour of the<br \/>\nplaintiff and decreed the suit.  The defendant filed an appeal under<br \/>\nSection 96 of the Code of Civil Procedure, 1908.    The Additional<br \/>\nDistrict Judge concurred with the decision of the trial court and<br \/>\ndismissed the appeal, thus, confirming the decree of the trial court.<br \/>\nFeeling aggrieved, the defendant filed a second appeal before the High<br \/>\nCourt under Section 100 of the Code of Civil Procedure, 1908.  The<br \/>\ndefendant submitted in his memorandum of second appeal that the<br \/>\nfollowing substantial questions of law were involved in the case.<br \/>\n&#8220;A.\tWhether the courts below have committed a grave<br \/>\nlegal error in not taking into consideration the<br \/>\ngreat variance between the pleading and the proof<br \/>\nof the plaintiff which was sufficient for dismissing<br \/>\nthe suit of the plaintiff for specific performance of<br \/>\nthe agreement for sale?\n<\/p>\n<p>B.\tWhether the courts below were wrong in passing a<br \/>\ndecree for specific performance  of the agreement<br \/>\nfor sale in favour of the plaintiff as a matter of<br \/>\ncourse by ignoring the legal position that the grant<br \/>\nof relief of specific performance is always<br \/>\ndiscretionary and the courts are not bound to grant<br \/>\nthe same in all cases?\n<\/p>\n<p>C.\tWhether the courts below have committed a grave<br \/>\nlegal error in holding the suit of the plaintiff to be<br \/>\nwithin the period of limitation although the same<br \/>\nwas filed after 7 years of the agreement for sale<br \/>\nwhich was clearly time barred?\n<\/p>\n<p>D.\tWhether the courts below have committed a grave<br \/>\nlegal error in not dismissing the suit of the plaintiff<br \/>\non the ground of delay and latches even assuming<br \/>\nthat the same was filed within the period of<br \/>\nlimitation?\n<\/p>\n<p>E.\tWhether the courts below have committed a grave<br \/>\nlegal error in rejecting the document Ex-A-1 on<br \/>\nirrelevant considerations which was executed by<br \/>\nthe plaintiff after obtaining a consideration of<br \/>\nRs.3500\/-?&#8221;\n<\/p>\n<p>\t\tWhen the second appeal came up before the High Court,<br \/>\nthe High Court dismissed the same in the following words:\n<\/p>\n<p>\t\t\t&#8220;Heard Learned Counsel.\n<\/p>\n<p>I do not find the appeal to be involving any<br \/>\nsubstantial question of law.  The appeal thus lacks<br \/>\nmerit and is hereby dismissed summarily.&#8221;\n<\/p>\n<p>Aggrieved by this dismissal, the defendant filed the petition for special<br \/>\nleave before this Court invoking Article 136 of the Constitution of<br \/>\nIndia.  This Court issued notice thereon in the following words.<br \/>\n\t&#8220;Issue notice to the respondent to show cause why<br \/>\nthe appeal be not remanded to the High Court for<br \/>\nexamining, if any, the question of law suggested in the<br \/>\nmemorandum of second appeal deserves to be heard as<br \/>\nsubstantial question of law&#8221;\n<\/p>\n<p>On receipt of the notice, the plaintiff-respondent appeared and sought<br \/>\nan early hearing of the matter and with the consent of counsel, it was<br \/>\nheard in detail, and the matter is being disposed of finally by this<br \/>\njudgment.\n<\/p>\n<p>3.\t\tNormally, a suit for specific performance of an agreement<br \/>\nfor sale of immovable property, involves the question whether the<br \/>\nplaintiff was ready and willing to perform his part of the contract in<br \/>\nterms of Section 16 of the Specific Relief Act, whether it was a case for<br \/>\nexercise of discretion by the court to decree specific performance in<br \/>\nterms of Section 20 of the Specific Relief Act and whether there were<br \/>\nlatches on the part of the plaintiff in approaching the court to enforce<br \/>\nspecific performance of the contract.  In some cases, a question of<br \/>\nlimitation may also arise in the context of Article 54 of the Limitation<br \/>\nAct on the terms of the agreement for sale.  Other questions like the<br \/>\ngenuineness of the agreement, abandoning of the right to specific<br \/>\nperformance, a novation and so on, may also arise in some cases.   No<br \/>\ndoubt, a finding on the three primary aspects indicated earlier would<br \/>\ndepend upon the appreciation of the pleadings and the evidence in the<br \/>\ncase in the light of the surrounding circumstances.  Could it be<br \/>\nappropriate to understand these questions purely as questions of fact in<br \/>\nthe context of Section 100 of the Code of Civil Procedure, 1908?   In<br \/>\nRaghunath Prasad Singh Vs. Deputy Commissioner of Pratabgarh,<br \/>\n( 54 Indian Appeals 126), the Privy Council, though, in the context of<br \/>\nSection 110 of the Code of Civil Procedure, negatived the theory that to<br \/>\nbe a substantial question of law,  a question of law has to be of general<br \/>\nimportance and stated that &#8220;a substantial question of law&#8217; is a<br \/>\nsubstantial question of law as between the parties in the case involved.<br \/>\nThis approach was adopted by this Court in Deputy Commissioner<br \/>\nVs. Rama Krishna,  (AIR 1953 SC 521).  This Court held, again in the<br \/>\ncontext of Section 110 of Code of Civil Procedure, that since the<br \/>\nground on which the appeal was dismissed by the High Court raised a<br \/>\nquestion of law of importance to the parties, on that ground alone the<br \/>\nappellant was entitled to a certificate under Section 110 of the <a href=\"\/doc\/1681739\/\">Code.  In<br \/>\nChunilal V. Mehta and Sons Ltd. Vs. Century Spinning and<br \/>\nManufacturing Co. Ltd.<\/a>  ( AIR 1962 SC 1314) this Court, again in the<br \/>\ncontext of Section 110 of the Code and Article 133 (1) (a) of the<br \/>\nConstitution of India, had occasion to consider the question.  A<br \/>\nConstitution Bench of this Court held that the proper test for<br \/>\ndetermining whether a question of law raised in the case is substantial<br \/>\nwould be whether it is of general public importance or whether it<br \/>\ndirectly and substantially affects the rights of the parties and if so<br \/>\nwhether it is either an open question in the sense that it is not finally<br \/>\nsettled by this Court or by the Privy Council or by the Federal Court or<br \/>\nis not free from difficulty or calls for discussion of alternative views.  If<br \/>\nthe question is settled by the highest Court or the general principles to<br \/>\nbe applied in determining the question are well settled and there is a<br \/>\nmere question of applying those principles or that the plea raised is<br \/>\npalpably absurd, the question would not be a substantial question of<br \/>\nlaw.  Thus, it was accepted that a question of law would be a<br \/>\nsubstantial question of law if it directly and substantially affects the<br \/>\nrights of the parties and if it was not covered by a decision of the<br \/>\nSupreme Court or of the Privy Council or of the Federal<br \/>\nCourt.\n<\/p>\n<p>4.\t\tThe right to specific performance of an agreement for sale<br \/>\nof immovable property, when filed, raises questions of substantial<br \/>\nimportance between the parties as to whether the plaintiff has satisfied<br \/>\nthe requirements of Section 16 of the Specific Relief Act,  whether it is<br \/>\na case in which specific performance of the contract is enforceable in<br \/>\nterms of Section 10,  whether in terms of Section 20 of the Act, the<br \/>\ndiscretion to decree specific performance  should be exercised by the<br \/>\ncourt and in some cases, whether the suit was barred by limitation and<br \/>\neven if not, whether the plaintiff has been guilty of negligence or<br \/>\nlatches disentitling him to a decree for specific performance.  These<br \/>\nquestions, by and large, may not be questions of law of general<br \/>\nimportance.  But they cannot also be considered to be pure questions of<br \/>\nfact based on an appreciation of the evidence in the case.  They are<br \/>\nquestions which have to be adjudicated upon, in the context of the<br \/>\nrelevant provisions of the Specific Relief Act and the Limitation Act (if<br \/>\nthe question of limitation is involved).  Though, an order in exercise of<br \/>\ndiscretion may not involve a substantial question of law,  the question<br \/>\nwhether a court could, in law, exercise a discretion at all for decreeing<br \/>\nspecific performance, could be a question of law that substantially<br \/>\naffects the rights of parties in that suit.  Therefore, in the case on hand,<br \/>\nthe High Court was not justified in dismissing the second appeal in the<br \/>\nmanner in which it has done.  Be it noted, that the High Court has also<br \/>\nnot spoken while dismissing the second appeal.   We are therefore of<br \/>\nthe view that it is necessary for the High Court to consider whether a<br \/>\nsubstantial question of law is involved or not and to give its reasons for<br \/>\ncoming to its conclusion either way, and if it finds that a substantial<br \/>\nquestion of law or substantial questions of law is or are involved, to<br \/>\nframe that question or those questions and to answer it or them in<br \/>\naccordance with law.   In the context of the notice issued by this Court<br \/>\nwhile entertaining the Petition for Special Leave to Appeal, the proper<br \/>\ncourse to adopt is to set aside the judgment and decree of the High<br \/>\nCourt in the second appeal and remand the second appeal to the High<br \/>\nCourt for a consideration of the question whether any substantial<br \/>\nquestion of law is involved in the case in the light of the pleadings and<br \/>\nthe facts established and if it arises, to decide whether any interference<br \/>\nin second appeal under Section 100 of the Code of Civil Procedure,<br \/>\n1908 is warranted or justified.\n<\/p>\n<p>5.\t\tIn view of the fact that we are remanding the second<br \/>\nappeal for a proper decision by the High Court, we are not adverting to<br \/>\nthe contentions raised on behalf of the plaintiff-respondent that there is<br \/>\nno question of limitation in this case and that no substantial question of<br \/>\nlaw arose for decision.  It is open to the plaintiff-respondent to raise all<br \/>\navailable contentions before the High Court, while that court considers<br \/>\nthe second appeal afresh pursuant to the remand.  We once again clarify<br \/>\nthat this remand is based only on the argument that the High Court has<br \/>\nnot properly applied its mind to the aspects that may have to be<br \/>\nconsidered in the second appeal and has dismissed the second appeal in<br \/>\na cursory and unsatisfactory manner.\n<\/p>\n<p>6.\t\tBefore parting, we feel that we would be justified in<br \/>\npointing out that the amendment brought to Section 100 of the Code<br \/>\nwith effect from 1.2.1977 by Act 104 of 1976, has really not advanced<br \/>\nthe cause of justice.  Earlier, interference could be had under Section<br \/>\n100 of the code if the decision was contrary to law or some usage<br \/>\nhaving the force of law; or the decision had failed to determine some<br \/>\nmaterial issue of law or usage having the force of law; or suffered from<br \/>\na substantial error or defect in procedure provided by the Code or any<br \/>\nother law for the time being in force, which may possibly have<br \/>\nproduced the error or defect in the decision of the case upon the merits.<br \/>\nThe provision enabled the court to correct errors of law or of procedure<br \/>\nin an appropriate case and even unreasonable appreciation of evidence<br \/>\ncould have been brought within the contours of error of law in the<br \/>\ncircumstances of a given case.  But by introducing the concept of<br \/>\n&#8220;substantial question of law&#8221; in Section 100 of the Code, the right of<br \/>\nthe litigant to have a decision after a re-appraisal of the relevant<br \/>\nmaterials by the High Court has been curtailed.  Though, courts   of<br \/>\nfirst appeal are made the final courts of facts, there are instances when<br \/>\nfirst appellate courts merely, mechanically, confirm the findings of fact<br \/>\nrendered by the trial court without an independent reappraisal of the<br \/>\npleadings and the evidence in the case.  Since a judgment of affirmance<br \/>\nneed not be as elaborate as a judgment reversing the decision of the<br \/>\ncourt below, it is often contended that the judgment of the appellate<br \/>\ncourt satisfies the requirements of Order XLI Rule 31 of the Code.<br \/>\nThere are occasions when the High Court feels the constraint of Section<br \/>\n100 and reluctantly declines to interfere though interference would<br \/>\nhave been proper to render justice between the parties.  High Courts are<br \/>\noften confronted with an argument that even if what was  involved was<br \/>\na mixed question of fact and law or even a question of law, that did not<br \/>\nconstitute a substantial question of law justifying interference under<br \/>\nSection 100 of the Code.  Why not an error of law committed by the<br \/>\nappellate court be corrected in Second Appeal?  Why should not a<br \/>\nlitigant have an opportunity of having the decision in his case corrected<br \/>\nfor an error of law by the High Court at the second appellate stage?<br \/>\nWhen a substantial question of law as expounded by this Court is only<br \/>\nan open question of law substantial as between the parties, a restoration<br \/>\nof the position as it existed prior to 1.2.1977 does not appear to be re-<br \/>\nopening of the door too wide.  It must be remembered, that now, after<br \/>\nthe amendment of the Code by Act 22 of 2002, interference in revision<br \/>\nunder Section 115 of the Code of Civil Procedure, 1908 has also been<br \/>\nsubstantially curtailed.  Even if the High Court is satisfied that there<br \/>\nwould be failure of justice if the order is allowed to stand, the High<br \/>\nCourt cannot interfere under Section 115 of the Code, in view of the<br \/>\ndeletion of the particular proviso which existed prior to the amendment.<br \/>\nTherefore, the High Courts cannot  correct errors that could lead to a<br \/>\nmis-trial or a finding of fact to be arrived at based on an erroneous<br \/>\napproach that is proposed then and there by exercising a revisional<br \/>\njurisdiction, even at the initial stage so that at a later stage, a remand by<br \/>\nthe first appellate court is avoided.  The curtailment of the right to<br \/>\ninterfere under Section 115 of the Code has only resulted in the High<br \/>\nCourts being flooded with proceedings under Article 227 of the<br \/>\nConstitution of India challenging all sorts of interlocutory orders.  It is<br \/>\nfor the law makers to consider whether it would not be more<br \/>\nappropriate to restore Section 115 of the Code as it existed prior to its<br \/>\namendment by Act 22 of 2002 and confer a broader right of second<br \/>\nappeal as it existed prior to the introduction of the concept of<br \/>\nsubstantial question of law into Section 100 of the Code, by Act 104 of<br \/>\n1976.\n<\/p>\n<p>7.\t\tIt is true that it is in consonance with public policy, to<br \/>\ncurtail a right of appeal (that too, a second appeal) so as to ensure that a<br \/>\nlitigation attains finality as early as possible.  At the same time, it has<br \/>\nalso to be ensured that justice, according to law, is made available to<br \/>\nthe litigant who approaches the court.  Our experience, as lawyers and<br \/>\nJudges of High Courts shows that more often than not, first appellate<br \/>\ncourts, simply, mechanically, reiterate what is stated by the trial court<br \/>\nand confirm findings of fact rendered by the trial court without making<br \/>\nan independent reappraisal of the pleadings and the evidence in the case<br \/>\nas they are bound to do as courts of appeal.  But even in such cases, the<br \/>\nHigh Courts find it difficult to interfere, though, they do interfere, when<br \/>\nthe injustice caused to the litigant is so apparent that the same could not<br \/>\nbe overlooked and the judgment under appeal allowed to pass muster.<br \/>\nThere have also been occasions when the High Courts had felt<br \/>\ncompelled to interfere, notwithstanding the limitation imposed by the<br \/>\nwording of Section 100 of the Code of Civil Procedure, and on<br \/>\noccasions such decisions have been interfered with by this Court, on<br \/>\nthe ground that the High Court has exceeded its jurisdiction under<br \/>\nSection 100 of the Code of Civil Procedure.  After all, the purpose of<br \/>\nthe establishment of courts of justice is to render justice between the<br \/>\nparties.  Is it necessary to unduly curtail the jurisdiction of the High<br \/>\nCourts, either under Section 100 of the Code of Civil Procedure or<br \/>\nunder Section 115 of the Code of Civil Procedure in that context?  Of<br \/>\ncourse, the High Courts have to act with circumspection while<br \/>\nexercising these jurisdictions.  Certainly, it is for the Parliament to take<br \/>\ninto account all the relevant aspects.  We are making these observations<br \/>\nonly with a view to highlight the position that has emerged in the light<br \/>\nof the amendments to Sections 100 and 115 of the Code of Civil<br \/>\nProcedure as they are now obtaining.\n<\/p>\n<p>8.\t\tIn view of our conclusion in the present case that the High<br \/>\nCourt was not justified in dismissing the second appeal by a non-<br \/>\nspeaking order, we allow the appeal, set aside the judgment and decree<br \/>\nof the High Court and remand the second appeal to the High Court for a<br \/>\nfresh hearing and disposal and we make it clear that we have not<br \/>\ndecided whether the second appeal involves any substantial question of<br \/>\nlaw or expressed any view on any of the aspects on the merits of the<br \/>\ncase.  The parties are directed to appear in the High Court on<br \/>\n26.9.2005.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Supreme Court of India Rajeshwari vs Puran Indoria on 25 August, 2005 Author: P Balasubramanyan Bench: G.P. Mathur, P.K. Balasubramanyan CASE NO.: Appeal (civil) 5295 of 2005 PETITIONER: Rajeshwari RESPONDENT: Puran Indoria DATE OF JUDGMENT: 25\/08\/2005 BENCH: G.P. MATHUR &amp; P.K. BALASUBRAMANYAN JUDGMENT: J U D G M E N T ( SPECIAL LEAVE PETITION [&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-212423","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>Rajeshwari vs Puran Indoria on 25 August, 2005 - 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\/rajeshwari-vs-puran-indoria-on-25-august-2005\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Rajeshwari vs Puran Indoria on 25 August, 2005 - Free Judgements of Supreme Court &amp; 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