{"id":75324,"date":"2009-09-05T00:00:00","date_gmt":"2009-09-04T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/khemi-and-others-vs-bhagat-singh-and-others-on-5-september-2009"},"modified":"2017-09-24T22:33:35","modified_gmt":"2017-09-24T17:03:35","slug":"khemi-and-others-vs-bhagat-singh-and-others-on-5-september-2009","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/khemi-and-others-vs-bhagat-singh-and-others-on-5-september-2009","title":{"rendered":"Khemi And Others vs Bhagat Singh And Others on 5 September, 2009"},"content":{"rendered":"
Punjab-Haryana High Court<\/div>\n
Khemi And Others vs Bhagat Singh And Others on 5 September, 2009<\/div>\n
RSA No. 1209 of 2007                                      (1)\n\n        IN THE HIGH COURT OF PUNJAB AND HARYANA AT\n                        CHANDIGARH\n\n                                      RSA No. 1209 of 2007\n                                      Date of Decision: 5.9.2009\n\n\nKhemi and others                                   ......Appellants\n\n             Versus\n\nBhagat Singh and others                            .......Respondents<\/pre>\n
CORAM:       HON’BLE MR. JUSTICE HEMANT GUPTA.\n<\/p>\n<\/p>\n
1. Whether Reporters of local papers may be allowed to see the judgment?\n<\/p>\n
2. To be referred to the Reporters or not?\n<\/p>\n
3. Whether the judgment should be reported in the Digest?<\/p>\n
Present:     Shri Adarsh Jain, Advocate, for the appellants.<\/p>\n
             Shri Pankaj Jain, Advocate, for the respondents.<\/p>\n
HEMANT GUPTA, J. (Oral).\n<\/p>\n
             The plaintiffs are in second appeal aggrieved against the<\/p>\n
judgment and decree passed by the Courts below, whereby their suit for<\/p>\n
declaration that they have become owners of the suit property on account of<\/p>\n
failure of the defendants i.e., the mortgagors to redeem the usufructuary<\/p>\n
mortgage within the period of 30 years from the date of mortgage, was<\/p>\n
dismissed in appeal, inter-alia, on the ground that such suit is hit by<\/p>\n
resjudicata and barred by limitation from the date of decision of the<\/p>\n
previous suit.\n<\/p>\n
             Learned counsel for the respondents concedes that the finding<\/p>\n
of resjudicata as recorded by the learned first Appellate Court or the finding<\/p>\n
that the suit is barred by limitation from the date of judgment in the previous
\n RSA No. 1209 of 2007                                     (2)<\/p>\n
suit, is not maintainable, but it is argued that in case of usufructuary<\/p>\n
mortgage, there is no period of limitation and thus, the plaintiffs are not<\/p>\n
entitled to declaration that they have become owners of the suit property by<\/p>\n
efflux of time.\n<\/p>\n
             After hearing learned counsel for the parties, I am of the<\/p>\n
opinion that the findings recorded by the first Appellate Court in respect of<\/p>\n
resjudicata and that the suit is barred by limitation from the date of<\/p>\n
judgment in the previous suit, are not sustainable as conceded by the learned<\/p>\n
counsel for the respondents. But keeping in view the Full Bench judgment<\/p>\n
of this Court in Ram Kishan and others v. Sheo Ram and others<\/a>, 2008(1)<\/p>\n
PLR page 1, wherein it has been held that in case of usufructuary mortgage,<\/p>\n
there is no period of limitation for redemption of mortgage and the principle<\/p>\n
`once mortgage always a mortgage’ is applicable, the plaintiff-appellants are<\/p>\n
not entitled to the declaration sought for. It was held by the Full Bench to<\/p>\n
the following effect:-\n<\/p>\n
                   “32. The limitation of 30 years under Article 61(a)
\n                   beings to run “when the right to redeem or the possession
\n                   accrues”. The right to redemption or recover possession
\n                   accrues to the mortgagor on payment of sum secured in
\n                   case of usufructuary mortgage, where rents and profits
\n                   are to be set off against interest on the mortgage debt, on
\n                   payment or tender to the mortgagee, the mortgage money
\n                   or balance thereof or deposit in the court. The right to
\n                   seek foreclosure is co-extensive with the right to seek
\n                   redemption. Since right to seek redemption accrues only
\n                   on payment of the mortgage money or the balance
\n                   thereof after adjustment of rents and profits from the
\n                   interest thereof, therefore, right of foreclosure will not
\n                   accrue to the mortgagee till such time the mortgagee
\n                   remains in possession of the mortgaged security and is
\n RSA No. 1209 of 2007                                     (3)<\/p>\n
                appropriating usufruct of the mortgaged land towards the
\n                interest on the mortgaged debt. Thus, the period of
\n                redemption or possession would not start till such time
\n                usufruct of the land and the profits are being adjusted
\n                towards interest on the mortgage amount. In view of the
\n                said interpretation, the principle that once a mortgage,
\n                always a mortgage and, therefore always redeemable
\n                would be applicable.\n<\/p><\/blockquote>\n
                33.    The argument that after the expiry of period of
\n                limitation to sue for foreclosure, the mortgagees have a
\n                right to seek declaration in respect of their title over the
\n                suit property is not correct. From the aforesaid
\n                discussion, it is apparent that the mortgage cannot be
\n                extinguished by any unilateral act of the mortgagee.
\n                Since the mortgage cannot be unilaterally terminated,
\n                therefore, the declaration claimed is nothing but a suit for
\n                foreclosure. It is equally well settled that it is not title of
\n                the suit, which determines the nature of the suit. The
\n                nature of the suit is required to be determined by reading
\n                all the averments in the plaint. Such declaration cannot
\n                be claimed by an usufructuary mortgagee. Thus, we
\n                prefer to follow the dictum of law laid down by the larger
\n                Bench in Seth Ganga Dhar’s case (supra) as well as
\n                judgments of Hon’ble Supreme Court in Jayasingh
\n                Dnyanu Mhoprekar’s case (supra), Pomal Kanji
\n                Govindji’s case (supra), Panchanan Sharma’s case
\n                (supra) and Harbans’s case (supra) in preference to the
\n                judgments     relied   upon     by    the      mortgagees   in
\n                Prabhakaran’s case (supra) and Sampuran Singh’s
\n                case (supra).<\/p><\/blockquote>\n
                34.    Therefore, we answer the questions framed to hold
\n                that in case of usufructuary mortgage, where no time
\n                limit is fixed to seek redemption, the right to seek
\n                redemption would not arise on the date of mortgage but
\n                will arise on the date when the mortgagor pays or tenders
\n RSA No. 1209 of 2007                                   (4)<\/p>\n
                  to the mortgagee or deposits in Court, the mortgage
\n                  money or the balance thereof. Thus, it is held that once a
\n                  mortgage always a mortgage and is always redeemable.”<\/p>\n
             In view of the Full Bench Judgment in Ram Kishan’s case<\/p>\n
(supra), the present appeal is dismissed, though on a different ground than<\/p>\n
what weight with the learned first Appellate Court.<\/p>\n
                                           (HEMANT GUPTA)
\n                                               JUDGE
\n05-09-2009
\n ds\n <\/p>\n","protected":false},"excerpt":{"rendered":"
Punjab-Haryana High Court Khemi And Others vs Bhagat Singh And Others on 5 September, 2009 RSA No. 1209 of 2007 (1) IN THE HIGH COURT OF PUNJAB AND HARYANA AT CHANDIGARH RSA No. 1209 of 2007 Date of Decision: 5.9.2009 Khemi and others ……Appellants Versus Bhagat Singh and others …….Respondents CORAM: HON’BLE MR. JUSTICE HEMANT […]<\/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":[8,28],"tags":[],"class_list":["post-75324","post","type-post","status-publish","format-standard","hentry","category-high-court","category-punjab-haryana-high-court"],"yoast_head":"\nKhemi And Others vs Bhagat Singh And Others on 5 September, 2009 - 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\/khemi-and-others-vs-bhagat-singh-and-others-on-5-september-2009\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Khemi And Others vs Bhagat Singh And Others on 5 September, 2009 - 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