{"id":251846,"date":"2010-01-12T00:00:00","date_gmt":"2010-01-11T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/raveendran-vs-muhammedali-on-12-january-2010"},"modified":"2016-03-14T01:24:37","modified_gmt":"2016-03-13T19:54:37","slug":"raveendran-vs-muhammedali-on-12-january-2010","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/raveendran-vs-muhammedali-on-12-january-2010","title":{"rendered":"Raveendran vs Muhammedali on 12 January, 2010"},"content":{"rendered":"<div class=\"docsource_main\">Kerala High Court<\/div>\n<div class=\"doc_title\">Raveendran vs Muhammedali on 12 January, 2010<\/div>\n<pre id=\"pre_1\">       \n\n  \n\n  \n\n \n \n  IN THE HIGH COURT OF KERALA AT ERNAKULAM\n\nRSA.No. 1350 of 2009()\n\n\n1. RAVEENDRAN,AGED 55,S\/O.OLIYIL GOPALAN,\n                      ...  Petitioner\n\n                        Vs\n\n\n\n1. MUHAMMEDALI,AGED 55,S\/O.THAZHATHETHIL\n                       ...       Respondent\n\n                For Petitioner  :SRI.G.SREEKUMAR (CHELUR)\n\n                For Respondent  :SRI.P.K.MOHANAN(PALAKKAD)\n\nThe Hon'ble MR. Justice THOMAS P.JOSEPH\n\n Dated :12\/01\/2010\n\n O R D E R\n                     THOMAS P.JOSEPH, J.\n             = = = = = = = = = = = = = = = = = = = = = = = =\n                         R.S.A. No.1350 of 2009\n             = = = = = = = = = = = = = = = = = = = = = = = = =\n               Dated this the 12th      day of January, 2010\n\n\n                             J U D G M E N T\n<\/pre>\n<p id=\"p_1\">                             &#8212;&#8212;&#8212;&#8212;&#8212;&#8212;&#8212;-\n<\/p>\n<p id=\"p_1\">\n      Defendant in O.S. No.155 of 1995 of learned Munsiff-<\/p>\n<p>Magistrate, Pattambi is the appellant before me. He has suffered a<\/p>\n<p>decree for eviction from the schedule building with damages at the<\/p>\n<p>rate of Rs.1,500\/- per month.\n<\/p>\n<p id=\"p_2\">      2.    According to the respondent              the schedule building<\/p>\n<p>belonged to him as per Ext.A1 and as per successive deeds of<\/p>\n<p>licence (Exts.A2 to A4) appellant was being permitted to             occupy<\/p>\n<p>the building for his jewellery business subject to the terms and<\/p>\n<p>conditions stipulated in the said deeds.           Exhibit A4 is the deed of<\/p>\n<p>licence dated 1.10.1994 as per which appellant was permitted to<\/p>\n<p>occupy the schedule building for a period of eleven months. On the<\/p>\n<p>expiry of that period, respondent demanded vacant possession of<\/p>\n<p>the building which the appellant refused and hence the suit for<\/p>\n<p>mandatory injunction      and recovery of damages.                 Appellant<\/p>\n<p>contended that he is a lessee of the building and that at the time of<\/p>\n<p>the original entrustment he had paid Rs.65,000\/- to the respondent<\/p>\n<p>by way of rent advance.      Rent was enhanced periodically and the<\/p>\n<p>R.S.A. No.1350 of 2009<br \/>\n<span class=\"hidden_text\" id=\"span_1\">                                 -: 2 :-<\/span><\/p>\n<p>present rent is Rs.1,500\/- per month. He claimed that since he is a<\/p>\n<p>lessee of the building he is not liable to be evicted by a mandatory<\/p>\n<p>injunction as prayed for by the respondent.      Trial court found on<\/p>\n<p>evidence that the transaction between appellant and respondent is<\/p>\n<p>a licence and hence on expiry of the period of licence referred to in<\/p>\n<p>Ext.A4 respondent is entitled to seek eviction of     appellant by a<\/p>\n<p>decree for        mandatory injunction.      Damages (for use and<\/p>\n<p>occupation) was allowed at the rate of Rs.1,500\/- per month. First<\/p>\n<p>appellate court has confirmed that finding and decree. Hence the<\/p>\n<p>Second Appeal urging by way of substantial question of law whether<\/p>\n<p>finding of the courts below that Ext.A4 evidenced a licence<\/p>\n<p>arrangement is legally sustainable? Learned counsel for appellant<\/p>\n<p>asserted his contention that the transaction, notwithstanding the<\/p>\n<p>nomenclature of the documents (Ext.A2 to A4) really evidenced a<\/p>\n<p>lease arrangement. According to the learned counsel endorsements<\/p>\n<p>on the back of Ext.A2 to A4 obtained from the appellant that he will<\/p>\n<p>surrender the building on expiry of the period mentioned therein<\/p>\n<p>would indicate that he is a lessee of the premises with possession.<\/p>\n<p>Reliance is placed on the decision of the Supreme Court in New<\/p>\n<p>Bus stand <a href=\"\/doc\/1720960\/\" id=\"a_1\">Shop Owners Assn. v. Corporation of<\/p>\n<p>Kozhikode<\/a> ([2009] 10 SCC 45). In response it is contended by<\/p>\n<p>R.S.A. No.1350 of 2009<br \/>\n<span class=\"hidden_text\" id=\"span_1\">                                     -: 3 :-<\/span><\/p>\n<p>learned counsel for respondent that there is nothing wrong in the<\/p>\n<p>parties agreeing to enter into licence arrangement and conducting<\/p>\n<p>themselves accordingly. Learned counsel would argue that going by<\/p>\n<p>the     terms of Exts.A2 to A4 conclusion inescapable is that<\/p>\n<p>relationship between the parties is only of a licensor and licensee<\/p>\n<p>and the period of licence as per Ext.A4 having expired it was well<\/p>\n<p>within the power of the respondent to seek mandatory injunction<\/p>\n<p>with damages for use and occupation.\n<\/p>\n<p id=\"p_3\">       3.     It is trite law that in interpreting a document emphasis<\/p>\n<p>need not be given to the nomenclature alone (See Rajappan v.<\/p>\n<p>Veeraraghava Iyer &#8211; 1969 KLT 811). But it is also the cardinal<\/p>\n<p>principles of interpretation of a deed that the question is not what<\/p>\n<p>the parties may have intended by executing the deed but what is<\/p>\n<p>the true meaning of the words used in the deed.             Court has to<\/p>\n<p>understand the true intent of the deed by the words used in the<\/p>\n<p>deed (<a href=\"\/doc\/1919535\/\" id=\"a_1\">See Narayani Amma v. Narayanan Namboodiri<\/a> &#8211;<\/p>\n<p>1985 KLT 49) and <a href=\"\/doc\/1581039\/\" id=\"a_2\">Hathika v. Padmanabhan<\/a> &#8211; 1994 [1] KLT<\/p>\n<p id=\"p_4\">345). It has been held that when the terms and expressions used in<\/p>\n<p>the deed are clear, intention of the parties has to be gathered from<\/p>\n<p>the deed itself and        looking into     surrounding circumstances is<\/p>\n<p>R.S.A. No.1350 of 2009<br \/>\n<span class=\"hidden_text\" id=\"span_2\">                                  -: 4 :-<\/span><\/p>\n<p>possible only when there is ambiguity in the expressions used in the<\/p>\n<p>deed.     The Supreme Court in New Bus stand <a href=\"\/doc\/1720960\/\" id=\"a_3\">Shop Owners<\/p>\n<p>Assn. v. Corporation of Kozhikode<\/a> (supra) held that the<\/p>\n<p>true test to ascertain whether the document is a lease or licence is<\/p>\n<p>the nature and quality of the occupation. In a tenancy, interest in<\/p>\n<p>the land passes whereas in the licence it does not.          Exclusive<\/p>\n<p>possession was        held to be not a decisive test but its absence<\/p>\n<p>signifies that the agreement is for licence and not for lease.<\/p>\n<p id=\"p_5\">       4.     It has been held   by   binding  authorities that even<\/p>\n<p>exclusive possession is not an indica of a lease arrangement.    (see<\/p>\n<p>Narayani Amma v. Narayanan Namboodiri and New<\/p>\n<p>Bus stand Shop Owners Association case (supra). For<\/p>\n<p>the purpose of convenient enjoyment of the licence it may be<\/p>\n<p>necessary to give possession of the premises to the licensee.<\/p>\n<p>Hence the mere fact of the grantee being in possession cannot be<\/p>\n<p>decisive of the question whether the arrangement is lease or<\/p>\n<p>licence.\n<\/p>\n<p id=\"p_6\">       5.     Exhibits A2 to A4 are the deeds of licence executed<\/p>\n<p>between the parties in this case. Though in Ext.A9, reply appellant<\/p>\n<p>has a case that he was forcibly made to sign the documents, there<\/p>\n<p>R.S.A. No.1350 of 2009<br \/>\n<span class=\"hidden_text\" id=\"span_3\">                                      -: 5 :-<\/span><\/p>\n<p>is no acceptable evidence in that line and instead when examined as<\/p>\n<p>D.W.1 he has confessed that he has written in his own hand on the<\/p>\n<p>back of Exts.A2 to A4 that on the expiry of the period of licence he<\/p>\n<p>will surrender the premises to the respondent.          Courts below also<\/p>\n<p>found that there is no reason to think that there was any foul-play in<\/p>\n<p>Exts.A2 to A4 got executed.\n<\/p>\n<p id=\"p_7\">       6.     It is specifically stated in Exts.A2 to A4 that permission is<\/p>\n<p>given to the appellant to use the premises as a licensee for the<\/p>\n<p>purpose of jewellery business subject to the terms and conditions<\/p>\n<p>stated therein.       In paragraph 7 of Ext.A4 it is stated that parties<\/p>\n<p>have meant and understood the transaction not to be a lease<\/p>\n<p>arrangement but only as conferring a personal privilege on the<\/p>\n<p>appellant to use the premises for the specific purpose of conducting<\/p>\n<p>business in jewellery.       It is also stated in Ext.A4 in specific terms<\/p>\n<p>that possession of the building remained with the respondent and<\/p>\n<p>that its key was entrusted to the appellant to enable him use the<\/p>\n<p>building for the purpose he was granted permission to occupy the<\/p>\n<p>building.    Appellant when examined as D.W.1 had admitted            that<\/p>\n<p>in Ext.A5, counterfoil of receipt book for payment of (licence) fee<\/p>\n<p>he has written in his own hand that he has received receipts for<\/p>\n<p>payment of &#8216;licence fee&#8217;.       A further fact revealed from the evidence<\/p>\n<p>R.S.A. No.1350 of 2009<br \/>\n<span class=\"hidden_text\" id=\"span_4\">                                  -: 6 :-<\/span><\/p>\n<p>of appellant as D.W.1 is that       he has taken another room for<\/p>\n<p>business purposes and in respect of that room he has executed a<\/p>\n<p>&#8216;rent deed&#8217;.      Hence it is not as if appellant was unaware of the<\/p>\n<p>distinction between lease and licence.          Being aware of that<\/p>\n<p>distinction and with eyes wide open to the terms and conditions<\/p>\n<p>appellant has executed Exts.A2 to A4.       Courts below found from<\/p>\n<p>Exts.A2 to A4 that it evidenced a licence arrangement. Law does<\/p>\n<p>not prohibit parties from entering into a licence arrangement and<\/p>\n<p>conducting themselves accordingly. I do not find anything to hold<\/p>\n<p>that notwithstanding the terms and conditions stated in Exts.A2 to<\/p>\n<p>A4 the real transaction was one of lease and that        Exts.A2 to A4<\/p>\n<p>were intended as a camouflage to cover up the real transaction. In<\/p>\n<p>that view I find nothing illegal in the courts below taking the view<\/p>\n<p>that Exts.A2 to A4 revealed licence arrangement. That is a finding of<\/p>\n<p>fact entered on the evidence and on proper construction of Exts.A2<\/p>\n<p>to A4. As such no substantial question of law is involved.<\/p>\n<p id=\"p_8\">       7.     It has been held that when the period of licence is<\/p>\n<p>terminated or it expired by efflux of time it is open to the licensor to<\/p>\n<p>sue for mandatory injunction within a reasonable time (see Ayssa<\/p>\n<p>Umma v. Ami &#8211; 1990 [1] KLT 98 and <a href=\"\/doc\/1700240\/\" id=\"a_4\">Joseph Severance v.<\/p>\n<p>Benny Mathew<\/a> &#8211; 2005 [4] KLT 290 9SC). Respondent has filed<\/p>\n<p>R.S.A. No.1350 of 2009<br \/>\n<span class=\"hidden_text\" id=\"span_5\">                                   -: 7 :-<\/span><\/p>\n<p>the suit within reasonable time on the expiry of the period stated in<\/p>\n<p>Ext.A4. Decree for damages also does not require interference since<\/p>\n<p>the amount awarded is the licence fee payable as per Ext.A4.<\/p>\n<p id=\"p_9\">       8.     Learned counsel for appellant requested 12 months&#8217; time<\/p>\n<p>to vacate the premises.       It is submitted by learned counsel that<\/p>\n<p>appellant is engaged in jewellery business and if, all on a sudden he<\/p>\n<p>is evicted his business will be doomed.         I have heard learned<\/p>\n<p>counsel for respondent in this regard.      Having regard to the facts<\/p>\n<p>and circumstances of the case and considering the nature of<\/p>\n<p>business appellant is admittedly carrying on in the schedule building<\/p>\n<p>I am inclined to grant six months&#8217; time from this day to the appellant<\/p>\n<p>to vacate the premises as per the judgment and decree under<\/p>\n<p>challenge.\n<\/p>\n<p id=\"p_10\">       Resultantly, Second Appeal fails and it is accordingly dismissed<\/p>\n<p>in limine. Appellant is granted six months&#8217; time from this day to<\/p>\n<p>vacate the schedule building subject to the following terms and<\/p>\n<p>conditions.<\/p>\n<p id=\"p_11\">\n<p id=\"p_12\">                     (i) Appellant shall deposit in the trial<\/p>\n<p>             court      arrears of damages at the rate of<\/p>\n<p>             Rs.1,500\/- per month payable from July, 2009<\/p>\n<p>             to 31.01.2010 within one month from this day.<\/p>\n<p>R.S.A. No.1350 of 2009<br \/>\n<span class=\"hidden_text\" id=\"span_6\">                                    -: 8 :-<\/span><\/p>\n<p id=\"p_13\">                     (ii)  Damages payable at the rate of<\/p>\n<p>             Rs.1,500\/- per month from 01.02.2010 till<\/p>\n<p>             expiry of the six months referred to above shall<\/p>\n<p>             be deposited in the same court before the<\/p>\n<p>             expiry of 10th of the succeeding months.\n<\/p>\n<p id=\"p_14\">\n<p id=\"p_15\">                     (iii) Appellant shall not induct third<\/p>\n<p>             parties into possession of the schedule building<\/p>\n<p>             during the said period of six months.\n<\/p>\n<p id=\"p_16\">\n<p id=\"p_17\">                     (iv)  Appellant shall vacate the premises<\/p>\n<p>             on the expiry of the said period of six months<\/p>\n<p>             without putting forth any claim or objection<\/p>\n<p>             whatsoever.\n<\/p>\n<p id=\"p_18\">                     (v)   Appellant  shall file an affidavit in<\/p>\n<p>             the trial court within a period of three weeks<\/p>\n<p>             from this day undertaking to comply with the<\/p>\n<p>             above terms and conditions.\n<\/p>\n<p id=\"p_19\">\n<p id=\"p_20\">                                          THOMAS P.JOSEPH, JUDGE.\n<\/p>\n<p id=\"p_21\">\n<p>vsv<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Kerala High Court Raveendran vs Muhammedali on 12 January, 2010 IN THE HIGH COURT OF KERALA AT ERNAKULAM RSA.No. 1350 of 2009() 1. RAVEENDRAN,AGED 55,S\/O.OLIYIL GOPALAN, &#8230; Petitioner Vs 1. MUHAMMEDALI,AGED 55,S\/O.THAZHATHETHIL &#8230; Respondent For Petitioner :SRI.G.SREEKUMAR (CHELUR) For Respondent :SRI.P.K.MOHANAN(PALAKKAD) The Hon&#8217;ble MR. Justice THOMAS P.JOSEPH Dated :12\/01\/2010 O R D E R THOMAS [&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-251846","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>Raveendran vs Muhammedali on 12 January, 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\/raveendran-vs-muhammedali-on-12-january-2010\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Raveendran vs Muhammedali on 12 January, 2010 - Free Judgements of Supreme Court &amp; 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