{"id":246858,"date":"2010-08-19T00:00:00","date_gmt":"2010-08-18T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/n-periyasamy-vs-k-al-kr-al-v-yakappa-chittiar-on-19-august-2010"},"modified":"2015-07-03T01:26:12","modified_gmt":"2015-07-02T19:56:12","slug":"n-periyasamy-vs-k-al-kr-al-v-yakappa-chittiar-on-19-august-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/n-periyasamy-vs-k-al-kr-al-v-yakappa-chittiar-on-19-august-2010","title":{"rendered":"N.Periyasamy vs K.Al.Kr.Al.V.Yakappa Chittiar on 19 August, 2010"},"content":{"rendered":"
Madras High Court<\/div>\n
N.Periyasamy vs K.Al.Kr.Al.V.Yakappa Chittiar on 19 August, 2010<\/div>\n
       \n\n  \n\n  \n\n \n \n BEFORE THE MADURAI BENCH OF MADRAS HIGH COURT\n\nDATED: 19\/08\/2010\n\nCORAM\nTHE HONOURABLE MS.JUSTICE R.MALA\n\nSECOND APPEAL (MD)No.1728 of 2002\nand\nSECOND APPEAL (MD)No.1729 of 2002\nand\nC.M.P.Nos.14728 and 14729 of 2002\nand\nC.M.P.Nos.3531 and 3532 of 2003\n\n\nN.Periyasamy\t\t\t.. \tAppellant in\n\t\t\t\tS.A.No.1728 of 2002\n\nS.Muthiah\t\t\t...\tAppellant in\n\t\t\t\tS.A.No.1729 of 2002\n\n\nVs\n\nK.AL.KR.AL.V.Yakappa Chittiar\t\t... Respondents in both\n\t\t\t\t\t\tappeals\n\n\nPrayer\n\nSecond Appeal under Section 100 of C.P.C., to set aside the judgments\nand decrees dated 26.04.2002 passed in A.s.No.3 and 10  of 2002 on the file of\nthe Sub Court, Devakottai confirming the judgments and decrees dated 11.09.2001\npassed in O.S.No.18 and 19 of 2000 on the file of the District Munsif,\nDevakottai.\n\n!For Appellants in\nboth appeals \t     ... Mr.V.Sanjeevi\n\t\t\t\t\t\n^For Respondent in\nboth appeals\t     ... Mr.VR.Shanmuganathan\n\t\t\t\t\t\t\n\t\t\t\t\t\t\n\n:JUDGMENT\n<\/pre>\n
\t\tThis Second appeal has been filed to set aside the judgments and
\ndecrees dated 26.04.2002 passed in A.s.No.3 and 10  of 2002 on the file of the
\nSub Court, Devakottai confirming the judgments and decrees dated 11.09.2001
\npassed in O.S.No.18 and 19 of 2000 on the file of the District Munsif,
\nDevakottai.\n<\/p>\n
\t\t2. Since the judgments and decrees passed in A.S.Nos.3 and 10 of
\n2002 are arising out of the judgments and decrees made in O.S.Nos.18 and 19 of
\n2000, where a common judgment has been passed, these second appeals are also
\ntaken up together for final disposal.\n<\/p>\n
\t\t3.The respondent as plaintiff has filed a suit stating that the
\nappellants herein are the tenants under him, but the appellant in 1728 of 2002
\nhas made unauthorised construction and they have also failed to pay the monthly
\nrent and hence, he has come forward with the suit for recovery of possession
\nafter removing superstructure in the suit property and for  past and future
\nprofits.\n<\/p>\n
\t\t4.The appellants herein raised the contention that with the
\npermission of the respondent only the appellant in S.A.No.1728 of 2002, made a
\nconstruction and both the appellants are also ready to pay the rent amount by
\nway of Money Order, since the plaintiff has refused to receive the rent amount,
\nbut, the plaintiff with the malafide intention has refused to receive the same
\nalso and hence, they prayed for the dismissal of the suits.\n<\/p>\n
\t\t5.The learned trial Judge, after considering the averments both in
\nthe plaints and written statements and considering the arguments advanced by
\nboth the counsel, framed necessary issues and considering the oral evidence of
\nP.W.1 and D.Ws.1 in both suits, Exs.A1 to 5 and Exs.B1 to 3, ordered for
\neviction.  Aggrieved over against the said judgments and decrees, the
\nappellants\/defendants preferred two appeals in A.S.Nos.3 and 10 of 2002 before
\nthe Subordinate Judge, Devakottai, where the same were dismissed and confirmed
\nthe judgments and decrees of the trial Court, against which the defendants have
\npreferred this present second appeals.\n<\/p>\n
\t\t6.At the time of admission, this Court has framed the following
\nsubstantial Questions of Law:\n<\/p>\n
\tSubstantial Questions of Law in A.S.No.1728 of 2002:\n<\/p>\n
\t1. Whether in law the forfeiture of tenancy on the alleged wilful default
\nin payment of rent under Section 111(g) of the Transfer of Property Act, 1882 is
\nsustainable, when the plaintiff refused to receive the rent and returned the
\nrent sent by the defendant by Money order as evidenced by Exs.B1 and B2?\n<\/p>\n
\t2.Whether in law the defendant is entitled to relief against forfeiture of
\ntenancy as contemplated under Section 114 of the Transfer of Property Act when
\nthere is no wilful default in payment of rent and the plaintiff malafide refused
\nto receive the rent and when the defendant has already tendered the rent and
\nfurther ready to pay the entire due as on date?\n<\/p>\n
\t3.Whether in law the judgment and decree passed by the Courts below are
\nsustainable, when they have based their conclusion on mere surmises and
\nconjectures without appreciating the oral and documentary evidence  on record in
\ntheir proper perspective?\n<\/p>\n
Substantial questions of law in S.A.No.1729 of 2002:\n<\/p>\n
\t1.Whether in law the present suit for ejectment as instituted is
\nmaintainable without terminating the tenancy by serving valid notice on the
\ndefendant as required under Section 106 of the Transfer of Property Act, 1882
\nparticularly when the tenancy is admitted and the defendant is in possession of
\nthe suit property as a tenant?\n<\/p>\n
\t2.Whether in law the notice sent by the plaintiff could be treated as
\nvalid notice as contemplated under Section 106 of the Transfer of Property Act
\nwhen the said notice was returned unserved to the plaintiff?\n<\/p>\n
\t3.Whether in law the defendant is entitled to relief against forfeiture of
\ntenancy as contemplated under Section 114 of the Transfer of Property Act when
\nthere is no wilful default in payment of rent and the plaintiff malafide refused
\nto receive the rent and when the defendant has already tendered the rent and
\nfurther ready to pay the entire due as on date?\n<\/p>\n
\t4.Whether in law the judgment and decree passed by the Courts below are
\nsustainable, when they have based their conclusion on mere surmises and
\nconjectures without appreciating the oral and documentary evidence  on record in
\ntheir proper perspective?\n<\/p>\n
\t\t7.The learned counsel appearing for the appellants would contend
\nthat the appellants were regular in payment of rent and after obtaining proper
\npermission only, the appellant in S.A.No.1728 of 2002 has made superstructure in
\nthe suit property.  The rent has been fixed only after measuring the suit
\nproperty and when the appellants had paid the rent amount by way of Money Order,
\nthe respondent herein with a malafide intention, has refused to receive the
\namount and issued notice for termination, which is not in accordance with law.
\nHe would further submit since the respondents want to let the suit property for
\nhigher rent, he has issued the termination notice and hence, he prayed for the
\nallowing of the appeals.\n<\/p>\n
\t\t8.Per contra, the learned counsel appearing for the respondent would
\ncontend that the suits has been filed for  eviction; the tenancy arrangement is
\naccepted; since the building is wanted for the staff of the Trust, they issued
\ntermination notice, which was valid under Section 106 of the Transfer of
\nProperty Act and hence, there is no merits in these appeals and prayed for the
\ndismissal of the appeals.\n<\/p>\n
\t9.Substantial Questions of law Nos.1 and 2 in 1729 of 2002:
\n\t\tSince the suits are for ejectment, before filing of the suits, the
\nrespondent has issued notice to the tenants\/appellants under Section 106 of the
\nTransfer of Property Act for terminating the tenancy.  The appellants herein
\nhave raised the substantial questions of law, in respect of validity of the
\nnotices issued under Section 106 of the Transfer of Property Act.  A perusal of
\nEx.A2 and A4, termination notice would show that both are notice of termination
\nof the tenancy arrangement and the notices have been issued on 25.01.2000 and
\n06.03.2000 respectively, wherein  it was stated that the tenancy would have been
\nterminated with effect from 29.02.2000 and 31.03.2000 respectively.  Hence, it
\nis clear that the notices Exs.A2 and A4 are valid under Section 106 of the
\nTransfer of Property Act.  In such circumstances, I do not find any merits in
\nthe arguments advanced by the learned counsel appearing for the appellants that
\nthe notice under Section 106 of the Transfer of Property Act is not valid under
\nlaw.  Substantial questions of law 1 and 2 in are ordered accordingly.\n<\/p>\n
\t\t10. Substantial Questions of law Nos.3 and 4 in S.A.Nos.1728 of 2002
\nand Substantial Question of Law and 3 in 1729 of 2002:\n<\/p>\n
\t\tIt is appropriate to extract Section 111(g) of the Transfer of
\nProperty Act, 1882:\n<\/p>\n
\tSection 111. Determination of Lease:\n<\/p>\n
\t\t(g)by forfeiture; that to say, (1) in case the lessee breaks an
\nexpress condition which provides that, on breach thereof, the lessor may re
\nenter; or (2) in case the lessee renounces his character as such by setting up a
\ntitle in a third person or by claiming title in himself; or (3) the lessee is
\nadjudicated an insolvent and the lease provides that the lessor may re-enter on
\nthe happening of such event; and in any of these cases the lessor or his
\ntransferee gives notice in writing to the lessee of his intention to determine
\nthe lease;\n<\/p>\n
But, here, notice has been issued under Exs.A2 and A4 respectively, wherein, it
\nhas been stated that the rent amount has been paid only upto June 1998 and after
\nthat the appellants have not paid the rent amount and hence, the notices have
\nbeen issued on 25.01.2000 and 06.03.2000 with an intention to terminate their
\ntenancy from 29.02.2000 and 31.03.2000 respectively.  So the notices of
\ntermination have been issued to the lessee with the intention to determine the
\nlease and after the expiry of the period mentioned in the notice, both suits
\nhave been filed on 12.06.2000.\n<\/p>\n
\t\t11.In such circumstances, I am of the view that the termination
\nnotices dated 25.01.2000 and 06.03.2000 are valid under law.  Admittedly the
\nappellants herein have not sent any reply to the Exs.A2 and A4 respectively.
\nHence, the Money Order for the rent amount in respect of the the months July to
\nDecember was not refused by the respondent.  It is pertinent to note that even
\nthough the suit has been filed on 12.06.2000, it is not the case of the
\nappellants that they have deposited the rent amount into the Court or they
\ntendered the rent amount to the respondent before the Court, which shows that
\nthey have not shown any interest to pay the rent amount even after filing of the
\nsuit.  The termination notices have issued on 25.01.2000 and 06.03.2000
\nrespectively.  But before the issuance of said notices, they sent the rent
\namount by Money Order and that has been evidenced by Exs.B1 and B2.  Hence I am
\nof the opinion that the notices under Section 106 of the Transfer of Property
\nAct, 1882 are valid under law and even after the termination notice have been
\nissued, the appellants herein have not paid the rent amount.  It is appropriate
\nto extract  Section 114 of the Transfer of Property Act, 1882:\n<\/p>\n
\t114.Relief against forfeiture for non-payment of rent. – Where a lease of
\nimmovable property has determined by forfeiture for non-payment of rent, and the
\nlessor sues to eject the lessee, if, at the hearing of the suit, the lessee pays
\nor tenders to the lessor the rent in arrear, together with interest thereon and
\nhis full costs of the suit, or gives such security as the Court thinks
\nsufficient for making such payment within fifteen days, the Court may, in lieu
\nof making a decree for ejectment, pass an order relieving the lessee against the
\nforfeiture; and thereupon the lessee shall hold the property leased as if the
\nforfeiture had not occurred.\n<\/p>\n
But, the case on hand, there is no evidence on the side of the appellants to
\nshow that after issuance of notice, the appellants paid or tendered to the
\nrespondent the rent in arrears, together with interest thereon and his full
\ncosts of the suit, or gives such security.\n<\/p>\n
\t\t12.In such circumstances, I am of the opinion that the appellants
\nare not entitled any benefit under Section 114 of the Transfer of Property Act
\nand there is no evidence to show that the respondent\/plaintiff with a malafide
\nintention refused to receive the rent,when the appellants\/defendants have
\nalready tendered the rent amount and ready to pay the entire due as on date.
\nHence, the substantial questions of law are answered in favour of the
\nrespondent.\n<\/p>\n
\t\t13.Substantial Question of Law No.3 in S.A.No.1728 of 2002 and
\nSubstantial Question NO.4 in S.A.No.1729 of 2002:\n<\/p>\n
\tIn view of the answers given in the previous substantial questions of law
\nthat the notices under Section 106 of the Transfer of Property Act, 1882 are
\nvalid under law since there is no reply to Exs.A2 and A4 and furthermore, there
\nis no evidence to show that after receipt of notice, the appellants herein have
\ntendered the rent arrears invoking Section 114 of the Transfer of Property Act,
\n1882.  Even during the trial also, the appellants neither tendered the rent
\namount  not deposited the admitted rent arrears.  In the above stated
\ncircumstances, I am of the opinion that the trial Court and the 1st appellate
\ncourt have considered all the aspects in proper perspective and come to the
\ncorrect conclusion that the appellants are not entitled to any relief and hence,
\nthe arguments advanced by the learned counsel appearing for the appellants does
\nnot merit acceptance and the judgments and decrees of the trial court and 1st
\nappellate courts are liable to be confirmed and the second appeals are liable to
\nbe dismissed.\n<\/p>\n
\t14.In fine, the second appeals are dismissed and the judgment and decree
\npassed by the trial court confirming by the 1st appellate court are hereby
\nconfirmed.  Consequently, connected miscellaneous petitioners are also
\ndismissed.  No costs.  Time for eviction is 3 months.\n<\/p>\n
Arul<\/p>\n
To<\/p>\n
1.The Subordinate Judge,
\n  Devakottai.\n<\/p>\n
2.The District Munsif
\n  Devakottai.<\/p>\n","protected":false},"excerpt":{"rendered":"
Madras High Court N.Periyasamy vs K.Al.Kr.Al.V.Yakappa Chittiar on 19 August, 2010 BEFORE THE MADURAI BENCH OF MADRAS HIGH COURT DATED: 19\/08\/2010 CORAM THE HONOURABLE MS.JUSTICE R.MALA SECOND APPEAL (MD)No.1728 of 2002 and SECOND APPEAL (MD)No.1729 of 2002 and C.M.P.Nos.14728 and 14729 of 2002 and C.M.P.Nos.3531 and 3532 of 2003 N.Periyasamy .. Appellant in S.A.No.1728 of […]<\/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":[8,13],"tags":[],"class_list":["post-246858","post","type-post","status-publish","format-standard","hentry","category-high-court","category-madras-high-court"],"yoast_head":"\nN.Periyasamy vs K.Al.Kr.Al.V.Yakappa Chittiar on 19 August, 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\/n-periyasamy-vs-k-al-kr-al-v-yakappa-chittiar-on-19-august-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"N.Periyasamy vs K.Al.Kr.Al.V.Yakappa Chittiar on 19 August, 2010 - 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