{"id":245190,"date":"2010-01-04T00:00:00","date_gmt":"2010-01-03T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/ms-diksha-offset-printing-vs-cjm-gorakhpur-ors-on-4-january-2010"},"modified":"2016-12-18T03:26:40","modified_gmt":"2016-12-17T21:56:40","slug":"ms-diksha-offset-printing-vs-cjm-gorakhpur-ors-on-4-january-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/ms-diksha-offset-printing-vs-cjm-gorakhpur-ors-on-4-january-2010","title":{"rendered":"M\/S. Diksha Offset Printing &amp; &#8230; vs Cjm Gorakhpur &amp; Ors. on 4 January, 2010"},"content":{"rendered":"<div class=\"docsource_main\">Allahabad High Court<\/div>\n<div class=\"doc_title\">M\/S. Diksha Offset Printing &amp; &#8230; vs Cjm Gorakhpur &amp; Ors. on 4 January, 2010<\/div>\n<pre>                                                                  Court No. 21\n\n                  Civil Misc. Writ Petition No. 71659 of 2009\n                   M\/s Diksha Offset Printing &amp; Publication\n                                       Vs.\n               Chief Judicial Magistrate, Gorakhpur and others.\nHon'ble V.K.Shukla,J.\n<\/pre>\n<p>        Present writ petition has been filed for quashing of the order dated<br \/>\n03.10.2009 passed by Chief Judicial Magistrate, Gorakhpur accepting the<br \/>\nrequest of Bank under Section 14(1) &amp; 14 (2) of Securitisation and<br \/>\nReconstruction of Financial Assets and Enforcement of Security Interest Act<br \/>\n2002.\n<\/p>\n<p>        Brief background of the case is that petitioner&#8217;s firm namely, M\/s<br \/>\nDiksha Offset Printing &amp; Publication has taken loan. Said loan in question<br \/>\nwas not deposited as per term and condition and petitioners in their turn<br \/>\nproceeded to file suit No. 839 of 2008 for not adopting coercive method and<br \/>\nfor accountancy. Injunction application was also moved. Said proceedings<br \/>\nare on going. The Bank in question published auction notice in exercise of<br \/>\nits authority under Section 13(4) of Securitisation and Reconstruction of<br \/>\nFinancial Assets and Enforcement of Security Interest Act 2002 for putting<br \/>\nup for sale of property for realization of debts due to the Bank. It has been<br \/>\nmentioned in paragraph-11 of the writ petition that some auction<br \/>\nproceedings has taken place. It has been contended that thereafter<br \/>\napplication has been moved under Section 14(1) &amp; (2) and same has been<br \/>\nallowed. At this juncture present writ petition in question has been filed.\n<\/p>\n<p>        Learned counsel for the petitioner Sri H.P. Mishra, contended with<br \/>\nvehemence that civil suit filed on behalf of petitioner has been pending and<br \/>\nin such a situation, said steps ought not to have been undertaken as has<br \/>\nbeen sought to be undertaken in the present case, as such order passed by<br \/>\nChief Judicial Magistrate is liable to be set aside.\n<\/p>\n<p>        Countering the said submission Sri Rakesh Mishra, Advocate<br \/>\ncontended that SRFAESI Act 2002 is special Act and action which has been<br \/>\ntaken is strictly in accordance with law, as such writ petition in question is<br \/>\nliable to be dismissed.\n<\/p>\n<p>        After respective arguments have been advanced, undisputed position<br \/>\nis that Bank acting through its authorized officer in exercise of its authority<br \/>\n<span class=\"hidden_text\">                                           2<\/span><\/p>\n<p>under Section 13(4) of SRFAESI 2002 has put up the property in question<br \/>\nfor sale and this much has also been accepted at the Bar that auction<br \/>\nproceedings has been undertaken and in order to get possession of the said<br \/>\nproperty in question in favour of auction purchaser application has been<br \/>\nmoved under Section 14(1) &amp; (2) of the Act for rendering assistance in<br \/>\nprocuring possession and said application has been allowed.\n<\/p>\n<p>      Hon&#8217;ble Apex Court in the case of M\/s Transcore Vs. Union of<br \/>\nIndia &amp; Anr reported in AIR 2007 712, framed three points for<br \/>\ndetermination; second point thereof, which was taken for determination is<br \/>\nas follows:\n<\/p>\n<blockquote><p>             &#8220;(II) Whether recourse to take possession of the secured assets<br \/>\n      of the borrower in terms of &#8220;Section 13 (4) of the NPA Act comprehends<br \/>\n      the power to take actual possession of the immovable property.&#8221;<\/p><\/blockquote>\n<p>      Said issue has been dealt with in paragraph 52 of the aforesaid<br \/>\njudgment, and therein view has been taken by Hon&#8217;ble Apex Court that till<br \/>\nthe time of issuance of sale certificate, the authorised officer is like a court<br \/>\nreceiver under Order XL Rule 1 CPC. The court receiver can take symbolic<br \/>\npossession and in appropriate cases where the court receiver finds that a<br \/>\nthird party interest is likely to be created overnight, he can take actual<br \/>\npossession even prior to the decree. The authorized officer under Rule 8 has<br \/>\n5 greater powers than even a court receiver as security interest in the<br \/>\nproperty is already created in favour of the banks\/FIs. That interest needs<br \/>\nto be protected. Relevant extract, paragraphs 52 to 56 of the said judgment<br \/>\nis being quoted below:\n<\/p>\n<blockquote><p>              52. The short question under this head is whether recourse to<br \/>\n      take possession of the secured assets of the borrower under Section<br \/>\n      13(4) of the NPA Act comprehends the power to take actual possession<br \/>\n      of the immovable property.\n<\/p><\/blockquote>\n<blockquote><p>      53. Mr. N. C. Sahni and Mr. Pankaj Gupta, learned advocates appearing<br \/>\n      on behalf of the respective borrowers submitted that Section 13(4) of<br \/>\n      the NPA Act empowers the secured creditor to take possession of the<br \/>\n      secured immovable assets of the borrower on expiry of sixty days and<br \/>\n      notice served under Section 13(2) of that Act. It is pointed out that in<br \/>\n      many cases, the banks\/FIs have taken actual physical possession<br \/>\n      whereas in other cases they have taken only a symbolic possession.<\/p><\/blockquote>\n<p>      Learned advocates submitted that in Kalyani Sales Co., the High Court<br \/>\n<span class=\"hidden_text\">                                      3<\/span><\/p>\n<p>has rightly held that if physical possession is taken on expiry of sixty<br \/>\ndays, the remedy of application under Section 17 of the NPA Act by the<br \/>\nborrower would become illusory and meaningless as the borrower or the<br \/>\nperson in possession would be dispossessed even before adjudication of<br \/>\nthe objections by the tribunal. Learned advocates further submitted that<br \/>\nunder Section 13(8), the bank\/FI is prevented from selling the secured<br \/>\nassets, if the dues of the secured creditor with all costs, charges and<br \/>\nexpenses are tendered to the secured creditor at any time before the<br \/>\ndate fixed for sale. Learned advocates pointed out that under Rule 8(1)<br \/>\nof the 2002 Rules, a secured creditor is empowered to take possession<br \/>\nas per notice appended in terms of Appendix IV. That notice cautions<br \/>\nthe borrower not to deal with the property. Learned advocates<br \/>\nsubmitted that notice in terms of Rule 8(1) of the 2002 Rules operates<br \/>\nas attachment. It contemplates a symbolic possession. Learned<br \/>\nadvocates submitted that actual physical possession of immovable<br \/>\nassets can be taken under Rule 8(3), in cases where there is a vacant<br \/>\nplot or a property which is lying unattended, but where the immovable<br \/>\nproperty is in actual physical possession of any person, the person in<br \/>\npossession cannot be dispossessed by virtue of a notice under Rule<br \/>\n8(1); that actual physical possession is to be delivered only after<br \/>\nconfirmation of sale under Rule 9(6) read with Appendix V under which<br \/>\nthe authorised officer is empowered to deliver the property to the<br \/>\npurchaser free from all encumbrances in terms of Rule 9(9) of the 2002<br \/>\nRules. Learned advocates, therefore, submitted that the High Court was<br \/>\nright in holding that the borrower or any other person in possession of<br \/>\nthe immovable property cannot be physically dispossessed at the time of<br \/>\nissuing notice under Section 13(4) of the NPA Act so as to defeat the<br \/>\nadjudication of his claim by the DRT under Section 17 of NPA Act, and<br \/>\nthat, physical possession can be taken only after the sale is confirmed in<br \/>\nterms of Rule 9(9) of the 2002 Rules.\n<\/p>\n<p>54. We do not find any merits on the above contentions for the<br \/>\nfollowing reasons.\n<\/p>\n<p>       &#8220;55. The word possession is a relative concept. It is not an<br \/>\nabsolute concept. The dichotomy between symbolic and physical<br \/>\npossession does not find place in the Act. As stated above, there is a<br \/>\nconceptual distinction between securities by which the creditor obtains<br \/>\nownership of or interest in the property concerned (mortgages) and<br \/>\nsecurities where the creditor obtains neither an interest in nor<br \/>\npossession of the property but the property is appropriated to the<br \/>\nsatisfaction of the debt (charges). Basically, the NPA Act deals with the<br \/>\n<span class=\"hidden_text\">                                      4<\/span><\/p>\n<p>former type of securities under which the secured creditor, namely, the<br \/>\nbank\/FI obtains interest in the property concerned. It is for this reason<br \/>\nthat the NPA Act ousts the intervention of the courts\/Tribunals.\n<\/p>\n<p>56. Keeping the above conceptual aspect in mind, we find that Section<br \/>\n13(4) of the NPA Act proceeds on the basis that the borrower, who is<br \/>\nunder a liability, has failed to discharge his liability within the period<br \/>\nprescribed under Section 13(2), which enables the secured creditor to<br \/>\ntake recourse to one of the measures, namely, taking possession of the<br \/>\nsecured assets including the right to transfer by way of lease,<br \/>\nassignment or sale for realizing the secured assets. Section 13(4-A)<br \/>\nrefers to the word &#8220;possession&#8221; simpliciter. There is no dichotomy in<br \/>\nsub-section (4-A) as pleaded on behalf of the borrowers. Under Rule 8<br \/>\nof the 2002 Rules, the authorised officer is empowered to take<br \/>\npossession by delivering the possession notice prepared as nearly as<br \/>\npossible in Appendix IV to the 2002 Rules. That notice is required to be<br \/>\naffixed on the property. Rule 8 deals with sale of immovable secured<br \/>\nassets. Appendix IV prescribes the form of possession notice. It inter<br \/>\nalia states that notice is given to the borrower who has failed to repay<br \/>\nthe amount informing him and the public that the bank\/FI has taken<br \/>\npossession of the property under Section 13(4) read with Rule 9 of the<br \/>\n2002 Rules. Rule 9 relates to time of sale, issue of sale certificate and<br \/>\ndelivery of possession. Rule 9(6) states that on confirmation of sale, if<br \/>\nthe terms of payment are complied with, the authorised officer shall<br \/>\nissue a sale certificate in favour of the purchaser in the form given in<br \/>\nAppendix V to the 2002 Rules. Rule 9(9) states that the authorised<br \/>\nofficer shall deliver the property to the buyer free from all<br \/>\nencumbrances known to the secured creditor or not known to the<br \/>\nsecured creditor. (Emphasis supplied). Section 14 of the NPA Act states<br \/>\nthat where the possession of any secured asset is required to be taken<br \/>\nby the secured creditor or if any of the secured asset is required to be<br \/>\nsold or transferred, the secured creditor may, for the purpose of taking<br \/>\npossession, request in writing to the District Magistrate to take<br \/>\npossession thereof. Section 17(1) of NPA Act refers to right of appeal.<br \/>\nSection 17(3) states that if the DRT as an appellate authority after<br \/>\nexamining the facts and circumstances of the case comes to the<br \/>\nconclusion that any of the measures under Section 13(4) taken by the<br \/>\nsecured creditor are not in accordance with the provisions of the Act, it<br \/>\nmay by order declare that the recourse taken to any one or more<br \/>\nmeasures is invalid, and consequently, restore possession to the<br \/>\nborrower and can also restore management of the business of the<br \/>\n<span class=\"hidden_text\">                                      5<\/span><\/p>\n<p>borrower. Therefore, the scheme of Section 13(4) read with Section<br \/>\n17(3) shows that if the borrower is dispossessed, not in accordance<br \/>\nwith the provisions of the Act, then the DRT is entitled to put the clock<br \/>\nback by restoring the status quo ante. Therefore, it cannot be said that<br \/>\nif possession is taken before confirmation of sale, the rights of the<br \/>\nborrower to get the dispute adjudicated upon is defeated by the<br \/>\nauthorised officer taking possession. As stated above, the NPA Act<br \/>\nprovides for recovery of possession by non-adjudicatory process,<br \/>\ntherefore, to say that the rights of the borrower would be defeated<br \/>\nwithout adjudication would be erroneous. Rule 8, undoubtedly, refers to<br \/>\nsale of immovable secured asset. However, Rule 8(4) indicates that<br \/>\nwhere possession is taken by the authorised officer before issuance of<br \/>\nsale certificate under Rule 9, the authorised officer shall take steps for<br \/>\npreservation and protection of secured assets till they are sold or<br \/>\notherwise disposed of. Under Section 13(8), if the dues of the secured<br \/>\ncreditor together with all costs, charges and expenses incurred by him<br \/>\nare tendered to the creditor before the date fixed for sale or transfer,<br \/>\nthe asset shall not be sold or transferred. The costs, charges and<br \/>\nexpenses referred to in Section 13(8) will include costs, charges and<br \/>\nexpenses which the authorised officer incurs for preserving and<br \/>\nprotecting the secured assets till they are sold or disposed of in terms<br \/>\nof Rule 8(4). Thus, Rule 8 deals with the stage anterior to the issuance<br \/>\nof sale certificate and delivery of possession under Rule 9. Till the time<br \/>\nof issuance of sale certificate, the authorised officer is like a court<br \/>\nreceiver under Order XL, Rule 1, CPC. The court receiver can take<br \/>\nsymbolic possession and in appropriate cases where the court receiver<br \/>\nfinds that a third party interest is likely to be created overnight, he can<br \/>\ntake actual possession even prior to the decree. The authorized officer<br \/>\nunder Rule 8 has greater powers than even a court receiver as security<br \/>\ninterest in the property is already created in favour of the banks\/FIs.<br \/>\nThat interest needs to be protected. Therefore, Rule 8 provides that till<br \/>\nissuance of the sale certificate under Rule 9, the authorized officer shall<br \/>\ntake such steps as he deems fit to preserve the secured asset. It is well<br \/>\nsettled that third party interests are created overnight and in very many<br \/>\ncases those third parties take up the defence of being a bona fide<br \/>\npurchaser for value without notice. It is these types of disputes which<br \/>\nare sought to be avoided by Rule 8 read with Rule 9 of the 2002 Rules.<br \/>\nIn the circumstances, the drawing of dichotomy between symbolic and<br \/>\nactual possession does not find place in the scheme of the NPA Act read<br \/>\nwith the 2002 Rules.\n<\/p>\n<p><span class=\"hidden_text\">                                               6<\/span><\/p>\n<p>        (iii) On Point No. 3, on question of Court fee : &#8221;\n<\/p>\n<p>        On the parameter as set out, in the fact of the present case, action<br \/>\ntaken is strictly in accordance with law, as such no interference is being<br \/>\nmade.\n<\/p>\n<p>        Consequently, present writ petition as it has been framed and drawn<br \/>\nis dismissed.\n<\/p>\n<p>Dated 04.01.2010<br \/>\nDhruv\n <\/p>\n","protected":false},"excerpt":{"rendered":"<p>Allahabad High Court M\/S. Diksha Offset Printing &amp; &#8230; vs Cjm Gorakhpur &amp; Ors. on 4 January, 2010 Court No. 21 Civil Misc. Writ Petition No. 71659 of 2009 M\/s Diksha Offset Printing &amp; Publication Vs. Chief Judicial Magistrate, Gorakhpur and others. Hon&#8217;ble V.K.Shukla,J. Present writ petition has been filed for quashing of the order [&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":[9,8],"tags":[],"class_list":["post-245190","post","type-post","status-publish","format-standard","hentry","category-allahabad-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>M\/S. 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