{"id":27267,"date":"2011-01-14T00:00:00","date_gmt":"2011-01-13T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/v-p-aboobacker-vs-naushad-k-p-on-14-january-2011"},"modified":"2015-11-17T03:58:38","modified_gmt":"2015-11-16T22:28:38","slug":"v-p-aboobacker-vs-naushad-k-p-on-14-january-2011","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/v-p-aboobacker-vs-naushad-k-p-on-14-january-2011","title":{"rendered":"V.P.Aboobacker vs Naushad.K.P on 14 January, 2011"},"content":{"rendered":"
Kerala High Court<\/div>\n
V.P.Aboobacker vs Naushad.K.P on 14 January, 2011<\/div>\n
       \n\n  \n\n  \n\n \n \n  IN THE HIGH COURT OF KERALA AT ERNAKULAM\n\nAS.No. 732 of 1998(C)\n\n\n\n1. V.P.ABOOBACKER\n                      ...  Petitioner\n\n                        Vs\n\n1. NAUSHAD.K.P.\n                       ...       Respondent\n\n                For Petitioner  :SRI.A.P.CHANDRASEKHARAN (SR.)\n\n                For Respondent  :SRI.JACOB ABRAHAM\n\nThe Hon'ble MR. Justice M.N.KRISHNAN\nThe Hon'ble MR. Justice P.S.GOPINATHAN\n\n Dated :14\/01\/2011\n\n O R D E R\n          M.N.KRISHNAN & P.S.GOPINATHAN, JJ.\n                     ---------------------------\n                     A.S.No.732 OF 1998\n                     ---------------------------\n           Dated this the 14th day of January, 2010\n\n                       J U D G M E N T\n<\/pre>\n
                       ~~~~~~~~~~~<\/p>\n
P.S.Gopinathan, J.\n<\/p>\n
      The plaintiff, in O.S.No.560\/1994 on the file of the<\/p>\n
Subordinate Judge, Kozhikode, is the appellant. He instituted<\/p>\n
the above suit seeking a decree for specific performance with an<\/p>\n
allegation that the respondent\/defendant and the appellant\/<\/p>\n
plaintiff entered into an agreement for sale of the plaint<\/p>\n
schedule properties belonging to the respondent for a<\/p>\n
consideration at the rate of Rs.18,250\/- per cent and a sum of<\/p>\n
Rs.30,000\/- was given as advance on 14.6.1994. To witness the<\/p>\n
transaction, Ext.A1 agreement for sale was executed. As per the<\/p>\n
terms of Ext.A1, the sale should have been materialised on or<\/p>\n
before 11.7.1994. Alleging that the respondent\/defendant didn’t<\/p>\n
perform his part of the contract, Ext.A2 notice was caused on<\/p>\n
16.7.1994.     But, the respondent\/defendant didn’t care to<\/p>\n
execute the sale deed.     With these pleadings, the appellant<\/p>\n
instituted the suit.\n<\/p>\n
A.S.No.732\/1998                 2<\/span><\/p>\n
     2.     The respondent originally remained ex parte and the<\/p>\n
suit was decreed ex parte      on 29.6.1995.      Thereafter, the<\/p>\n
respondent filed a petition on 25.5.1996 seeking an order to set<\/p>\n
aside the ex parte decree and that petition was allowed on<\/p>\n
8.1.1997. Thereupon, the respondent filed a written statement<\/p>\n
admitting the execution of Ext.A1 and stating that the<\/p>\n
respondent was willing to execute the sale deed.         But, the<\/p>\n
appellant was not prepared as he was devoid of balance<\/p>\n
consideration.    Ext.A2 notice was caused after the date<\/p>\n
stipulated in Ext.A1 for the execution of the sale deed. Inspite of<\/p>\n
that, the respondent intimated the appellant about his<\/p>\n
willingness to execute the sale deed. But the appellant was not<\/p>\n
ready with the balance consideration and he sought for return of<\/p>\n
the advance amount. Heeding the request of the appellant to<\/p>\n
return the advance amount, the same was returned by two<\/p>\n
demand drafts and a cheque dated 6.1.1995, 3.121994 and<\/p>\n
5.1.1995 and that the amount was collected by the appellant and<\/p>\n
thus the entire advance sale consideration was returned to the<\/p>\n
appellant and that he is not entitled to a decree for specific<\/p>\n
performance.\n<\/p>\n
A.S.No.732\/1998                   3<\/span><\/p>\n
     3.     After raising the issues, the parties were sent for trial.<\/p>\n
The appellant and another were examined as PWs 1 and 2. The<\/p>\n
respondent was examined as DW1. On the side of appellant,<\/p>\n
Exts.A1 to A9 series were marked.             On the side of the<\/p>\n
respondent, Exts.B1 to B4 were marked. The lower court on<\/p>\n
appraisal of the evidence, though disbelieved the case of the<\/p>\n
defendant that he returned the advance sale consideration,<\/p>\n
arrived at a conclusion that the appellant was not ready with the<\/p>\n
balance sale consideration.      The encashment of the demand<\/p>\n
drafts and the cheque were found relating to some other<\/p>\n
transaction.   Consequently, the prayer for decree of specific<\/p>\n
performance was declined.        In the alternative, a decree for<\/p>\n
realisation of the advance consideration with future interest at<\/p>\n
the rate of 6% per annum was granted. Assailing the decree<\/p>\n
declining the prayer for specific performance, this appeal was<\/p>\n
preferred.\n<\/p>\n<\/p>\n
     4.     The appellant has now produced a copy of document<\/p>\n
No. 802\/97 of SRO, Kakodi along with I.ANo.4113\/2010, seeking<\/p>\n
an order to receive the said document as additional evidence<\/p>\n
A.S.No.732\/1998                  4<\/span><\/p>\n
under Order 41 Rule 27 read with Section 151 of the CPC. As<\/p>\n
per the averments in the affidavit accompanying the petition, the<\/p>\n
plaint schedule property was assigned in favour of one Musthafa<\/p>\n
and 2 others on 10.3.1997 even before the filing of the written<\/p>\n
statement and that the appellant was not aware of the said<\/p>\n
document and he came to know about the same only recently<\/p>\n
and obtained the copy. With these explanation, the copy of the<\/p>\n
document was sought to be marked in evidence. For further<\/p>\n
reference, the document is marked as Ext.A10. Relevancy of the<\/p>\n
same would be considered at appropriate time.<\/p>\n
     5.     Heard and perused the evidence on record as well as<\/p>\n
the judgment impugned. As stated earlier, Ext.A1 is admitted.<\/p>\n
The main reason stated by the trial court to decline the prayer<\/p>\n
for specific performance is that the appellant was not ready with<\/p>\n
the balance sale consideration. That alone is the dispute before<\/p>\n
us. The trial court had specifically stated in paragraph 9 of the<\/p>\n
judgment impugned that the appellant as PW1 had stated during<\/p>\n
cross examination that he had documents to show that he had<\/p>\n
sufficient funds to pay the balance consideration. But no bit of<\/p>\n
A.S.No.732\/1998                   5<\/span><\/p>\n
document was produced. As against the said finding, the learned<\/p>\n
counsel for the appellant would submit that the appellant need<\/p>\n
not be ready with the cash and it would suffice if he could<\/p>\n
convince that he had sufficient source to procure the balance<\/p>\n
sale consideration. As regards the source also, absolutely there<\/p>\n
is no evidence on record. Other than the assertion of the source<\/p>\n
to raise the balance consideration, no evidence is produced.<\/p>\n
When a party says that he has got documents to prove the<\/p>\n
disputed fact and fails to produce the same, it is legitimate to<\/p>\n
answer the dispute against the party who fails to produce the<\/p>\n
document. In this view of the matter, we find no reason to<\/p>\n
disturb the finding of the trial court.\n<\/p>\n<\/p>\n
     6.     The lower court also had found fault with the<\/p>\n
appellant for not taking steps for the execution of the ex parte<\/p>\n
decree though it was set aside only after more than one year. As<\/p>\n
regards that, according to the learned counsel for the appellant,<\/p>\n
since he didn’t get the copy of the decree, he was not in a<\/p>\n
position to take any steps for the execution of the sale. It was<\/p>\n
also alleged that neither in the judgment nor in the decree any<\/p>\n
A.S.No.732\/1998                      6<\/span><\/p>\n
specific date was mentioned by the trial court for deposit of the<\/p>\n
amount. In the event there was such omission in the judgment<\/p>\n
and the appellant was in confusion, he could have sought for<\/p>\n
clarification or review of the judgment. But not chosen to. So,<\/p>\n
finding fault with the lower court for not specifying a date for<\/p>\n
deposit is a lame exercise. Lack of bonafides is apparent. Having<\/p>\n
gone through the judgment impugned and the evidence on<\/p>\n
record, we find that the finding of the trial court that the<\/p>\n
appellant was devoid of balance sale consideration is based upon<\/p>\n
the evidence on record. Ext.A10 now produced in appeal being<\/p>\n
only a document regarding the transfer of the property by<\/p>\n
defendant, it wouldn’t enure to the benefit of the appellant to<\/p>\n
prove his source for balance sale consideration. We find little<\/p>\n
reason to arrive at a conclusion that the trial court erred<\/p>\n
anywhere in appreciating the evidence to come to a conclusion<\/p>\n
that the appellant was devoid of funds to pay the balance consideration. In<\/p>\n
this view of the matter, we find no reason to disturb the conclusion arrived<\/p>\n
at by the trial court.\n<\/p>\n
       7.    Adding to the above, Ext.A10 dated 10.3.1997 would<\/p>\n
show that more than 13 years ago the plaint schedule property<\/p>\n
was sold to Musthafa and two others. The appellant<\/p>\n
A.S.No.732\/1998                  7<\/span><\/p>\n
had not cared to bring them on record till now. To a question<\/p>\n
put to the learned counsel for the appellant as to whether the<\/p>\n
appellant is aware whether the purchasers as per Ext.A10 had<\/p>\n
effected any valuable improvements or whether a decree for<\/p>\n
specific performance would cause hardship to the purchasers,<\/p>\n
who had been put in possession of the properties more than 13<\/p>\n
years back, the learned counsel has no answer. It is also not<\/p>\n
disputed that the land value is shooting up. Even going by the<\/p>\n
averments      in  the  affidavit  accompanying     the   petition<\/p>\n
I.A.No.4113\/2010 and the document produced thereon, there is<\/p>\n
little material to come to a conclusion that the purchasers as per<\/p>\n
the document are not bonafide purchasers. It is not disputed that<\/p>\n
Ext.A1 agreement was not registered. So, even if the purchasers<\/p>\n
obtain encumbrance certificate in respect of the plaint schedule<\/p>\n
properties Ext.A1 agreement would not find a place. There is<\/p>\n
also no whisper in the affidavit accompanying the petition that<\/p>\n
the purchasers as per Ext.A10 were aware of Ext.A1 agreement<\/p>\n
or the pendency of the suit at the time of the purchase or at any<\/p>\n
time thereafter. So, it has to be presumed that the purchasers as<\/p>\n
per Ext.A10 are bonafide purchasers.       They are holding the<\/p>\n
A.S.No.732\/1998                8<\/span><\/p>\n
properties for more than 13 years. At this long distance of time,<\/p>\n
the dispossession of the 3rd parties would cause very hardship.<\/p>\n
In the event they had effected valuable improvements they have<\/p>\n
also to forgo the same for no good reason. If the appellant had<\/p>\n
made them party array we could have heard them also. So, by<\/p>\n
not impleading them as party array inspite of the knowledge<\/p>\n
about the assignment in their favour about 13 years back, the<\/p>\n
opportunity to the purchasers to defend the appeal as well as<\/p>\n
the suit was also denied. In addition to that since the land value<\/p>\n
is shooting up and the money value is going down in the event of<\/p>\n
reversing the judgment and decree appealed; and a decree for<\/p>\n
specific performance is granted, the appellant would be put to<\/p>\n
unlawful benefit. On the other hand, the respondent as well as<\/p>\n
the bonafide purchasers as per Ext.A10 would be put to<\/p>\n
irreparable hardship and loss. In such circumstances, equity<\/p>\n
also dissuades us to interfere with the judgment and decree<\/p>\n
under challenge.\n<\/p>\n<\/p>\n
     We find no reason to interfere with the judgment and<\/p>\n
decree under challenge. The trial court was correct in granting<\/p>\n
A.S.No.732\/1998                 9<\/span><\/p>\n
a decree for realisation of the advance amount with interest.<\/p>\n
The appeal is devoid of merit and accordingly it is dismissed.<\/p>\n
There will be no order as to costs.\n<\/p>\n<\/p>\n
                                   (M.N.KRISHNAN, JUDGE)<\/p>\n
                                   (P.S.GOPINATHAN, JUDGE)<\/p>\n
ps<\/p>\n","protected":false},"excerpt":{"rendered":"
Kerala High Court V.P.Aboobacker vs Naushad.K.P on 14 January, 2011 IN THE HIGH COURT OF KERALA AT ERNAKULAM AS.No. 732 of 1998(C) 1. V.P.ABOOBACKER … Petitioner Vs 1. NAUSHAD.K.P. … Respondent For Petitioner :SRI.A.P.CHANDRASEKHARAN (SR.) For Respondent :SRI.JACOB ABRAHAM The Hon’ble MR. Justice M.N.KRISHNAN The Hon’ble MR. Justice P.S.GOPINATHAN Dated :14\/01\/2011 O R D 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":[8,21],"tags":[],"class_list":["post-27267","post","type-post","status-publish","format-standard","hentry","category-high-court","category-kerala-high-court"],"yoast_head":"\nV.P.Aboobacker vs Naushad.K.P on 14 January, 2011 - 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\/v-p-aboobacker-vs-naushad-k-p-on-14-january-2011\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"V.P.Aboobacker vs Naushad.K.P on 14 January, 2011 - 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