{"id":98992,"date":"2009-01-14T00:00:00","date_gmt":"2009-01-13T18:30:00","guid":{"rendered":"https:\/\/www.legalindia.com\/judgments\/y-n-saraswathi-vs-union-of-india-on-14-january-2009-2"},"modified":"2016-04-28T07:22:03","modified_gmt":"2016-04-28T01:52:03","slug":"y-n-saraswathi-vs-union-of-india-on-14-january-2009-2","status":"publish","type":"post","link":"https:\/\/www.legalindia.com\/judgments\/y-n-saraswathi-vs-union-of-india-on-14-january-2009-2","title":{"rendered":"Y.N.Saraswathi vs Union Of India on 14 January, 2009"},"content":{"rendered":"
Kerala High Court<\/div>\n
Y.N.Saraswathi vs Union Of India on 14 January, 2009<\/div>\n
       \n\n  \n\n  \n\n \n \n  IN THE HIGH COURT OF KERALA AT ERNAKULAM\n\nOP.No. 1708 of 1993(C)\n\n\n\n1. Y.N.SARASWATHI\n                      ...  Petitioner\n\n                        Vs\n\n1. UNION OF INDIA\n                       ...       Respondent\n\n                For Petitioner  :SRI.V.GIRI\n\n                For Respondent  :GOVERNMENT PLEADER\n\nThe Hon'ble MR. Justice K.BALAKRISHNAN NAIR\nThe Hon'ble MR. Justice K.SURENDRA MOHAN\n\n Dated :14\/01\/2009\n\n O R D E R\n                      K.BALAKRISHNAN NAIR &\n\n                      K.SURENDRA MOHAN, JJ.\n\n                   -----------------------------------------\n\n                      O.P. NO. 1708 OF 1993 - C\n\n                   -----------------------------------------\n\n                        Dated 14th January, 2009.\n\n                               JUDGMENT\n<\/pre>\n
Balakrishnan Nair, J.\n<\/p>\n
      The petitioners are the tenants of a building complex in a plot of<\/p>\n
30 cents of land. The owner of the building was in default to Vijaya<\/p>\n
Bank, Broadway Branch, Ernakulam, represented by the 5th respondent<\/p>\n
Manager. The above land and building complex were brought to sale<\/p>\n
by the Bank in execution of the decree obtained by it against the owner.<\/p>\n
The Bank itself purchased the said property.              On finding that the<\/p>\n
buildings are occupied by tenants, symbolic delivery of the property<\/p>\n
was made by the execution court to the Bank.                  The petitioners<\/p>\n
continued as tenants under the Bank. The Bank wanted the buildings<\/p>\n
for its own use. Initially, the Bank issued a notice, terminating the<\/p>\n
lease and requesting to give vacant possession of the premises to it.<\/p>\n
The proposal was to proceed against them under the provisions of the<\/p>\n
OP 1708\/93                           2<\/span><\/p>\n
Kerala Buildings (Lease and Rent Control) Act. Later, the Bank has<\/p>\n
chosen to invoke the provisions of the Public Premises (Eviction of<\/p>\n
Unauthorised Occupants) Act, 1971. The Estate Officer of the Bank<\/p>\n
was moved. The said officer, after following the procedure under the<\/p>\n
above said Act and hearing both sides, passed Ext.P8 order on<\/p>\n
20.6.1992, directing the petitioners to give vacant possession of the<\/p>\n
premises.    Aggrieved by that order, the petitioners invoked the<\/p>\n
statutory remedy available to them by appealing to the District Court.<\/p>\n
The said court dismissed the appeal by Ext.P10 judgment. Challenging<\/p>\n
Exts.P8 and P10 and also Ext.P5 notice issued by the Estate Officer,<\/p>\n
the 4th respondent herein, this Original Petition was filed.<\/p>\n
      2. The petitioners contended that the provisions of the Kerala<\/p>\n
Buildings (Lease and Rent Control) Act will prevail over the provisions<\/p>\n
of the Public Premises (Eviction of Unauthorised Occupants) Act,<\/p>\n
1971, as the former Act has the assent of the President. This<\/p>\n
submission is made, relying on Article 254(2) of the Constitution of<\/p>\n
India. Relying on Exts.P1 and P2 orders, it is submitted that the<\/p>\n
petitioners are genuine tenants under the original owner and therefore,<\/p>\n
OP 1708\/93                          3<\/span><\/p>\n
resort to the proceedings under the Central Act to evict them, is<\/p>\n
unjustified.\n<\/p>\n
      3. In view of the point raised by the petitioners regarding the<\/p>\n
supremacy of the Kerala Buildings (Lease and Rent Control) Act over<\/p>\n
the provisions of the aforementioned Central Act, the learned Single<\/p>\n
Judge referred the O.P for decision by the Division Bench. But, in<\/p>\n
view of the subsequent decisions of the Apex Court, including the one<\/p>\n
in Kaiser-I-Hind (P) Ltd. v. National Textile Corpn<\/a> [(2002)8 SCC<\/p>\n
182], the contentions of the petitioners regarding the efficacy of the<\/p>\n
Kerala Act, even in the face of the Central Act, are liable to be rejected<\/p>\n
and we do so. But, during the pendency of the Original Petition, the<\/p>\n
Central Government passed a resolution dated 30.5.2002 and published<\/p>\n
the same in the gazette dated 8.6.2002, formulating certain guidelines<\/p>\n
to be followed by public sector undertakings, including the 5th<\/p>\n
respondent’s Bank, in the matter of employing the provisions of the<\/p>\n
Public Premises (Eviction of Unauthorised Occupants) Act, 1971, to<\/p>\n
evict genuine tenants under them. The said guidelines read as follows:<\/p>\n
OP 1708\/93                        4<\/span><\/p>\n
          “1.    The question of notification of guidelines to<\/p>\n
     prevent arbitrary use of powers to evict genuine tenants<\/p>\n
     from public premises under the control of Public Sector<\/p>\n
     Undertakings\/financial   institutions  has    been    under<\/p>\n
     consideration of the Government for some time past.\n<\/p><\/blockquote>\n
          2. To prevent arbitrary use of powers to evict genuine<\/p>\n
     tenants from public premises and to limit the use of powers<\/p>\n
     by the Estate Officers appointed under section 3 of the PP<\/p>\n
     (E) Act, 1971, it has been decided by Government to lay<\/p>\n
     down the following guidelines:\n<\/p><\/blockquote>\n
              (i) The provisions of the Public Premises
\n        (Eviction of Unauthorised Occupants) Act, 1971 (P.P.
\n        (E) Act, 1971] should be used primarily to evict
\n        totally unauthorised occupants of the premises of
\n        public authorities or subletees, or employees who
\n        have ceased to be in their service and thus ineligible
\n        for occupation of the premises.\n<\/p><\/blockquote>\n
              (ii) The provisions of the P.P.(E) Act, 1971
\n        should not be resorted to either with a commercial
\n        motive or to secure vacant possession of the premises
\n        in order to accommodate their own employees, where
\n        the premises were in occupation of the original
\n        tenants to whom the premises were let either by the
\n        public authorities or the persons from whom the
\n        premises were acquired.\n<\/p><\/blockquote>\n
              (iii) A person in occupation of any premises
\n        should not be treated or declared to be an
\n        unauthorised occupant merely on service of notice of
\n        termination of tenancy, but the fact of unauthorised<\/p>\n
OP 1708\/93                          5<\/span><\/p>\n
         occupation shall be decided by following the due
\n         procedure of law. Further, the contractual agreement
\n         shall not be wound up by taking advantage of the
\n         provisions of the P.P.(E) Act, 1971. At the same time,
\n         it will be open to the public authority to secure
\n         periodic revision of rent in terms of the provisions of
\n         the Rent Control Act in each State or to move under
\n         genuine grounds under the Rent Control Act for
\n         resuming possession.      In other words, the public
\n         authorities would have rights similar to private
\n         landlords under the Rent Control Act in dealing with
\n         genuine legal tenants.\n<\/p><\/blockquote>\n
               (iv) It is necessary to give no room for
\n         allegations that evictions were selectively resorted to
\n         for the purpose of securing an unwarranted increase
\n         in rent, or that a change in tenancy was permitted in
\n         order to benefit particular individuals or institutions.
\n         In order to avoid such imputations or abuse of
\n         discretionary powers, the release of premises or
\n         change of tenancy should be decided at the level of
\n         Board of Directors of Public Sector Undertakings.\n<\/p><\/blockquote>\n
               (v) All the Public Undertakings            should
\n         immediately review all pending cases before the
\n         Estate Officer or Courts with reference to these
\n         guidelines,   and   withdraw    eviction  proceedings
\n         against genuine tenants on grounds otherwise than as
\n         provided under these guidelines.       The provisions
\n         under the P.P.(E) Act, 1971 should be used
\n         henceforth only in accordance with these guidelines.\n<\/p><\/blockquote>\n
            3. These orders take immediate effect.”<\/p><\/blockquote>\n
      4. The learned counsel for the petitioners submitted that the<\/p>\n
petitioners are entitled to get the protection of the above said<\/p>\n
OP 1708\/93                          6<\/span><\/p>\n
guidelines. The Bank is bound to review all pending cases before the<\/p>\n
Estate Officer and Courts with reference to the guidelines and decide<\/p>\n
whether the eviction proceedings should be withdrawn or not.<\/p>\n
      5. We heard the learned standing counsel for the Vijaya Bank, on<\/p>\n
this point. The learned counsel submitted that the guidelines issued by<\/p>\n
the Central Government are only to guide and not to govern. In other<\/p>\n
words, they are not binding on the Public Sector Banks, it is submitted.<\/p>\n
      6. We feel that Vijaya Bank being a public sector Bank, cannot<\/p>\n
ignore the guidelines issued by the Central Government.             The<\/p>\n
provisions of the Act constituting the said Bank also enable the Central<\/p>\n
Government to issue guidelines. The above quoted guidelines only<\/p>\n
stipulate that the public sector undertakings and other financial<\/p>\n
institutions should follow a fair procedure and should not evict genuine<\/p>\n
tenants for extraneous or ulterior purposes. Therefore, we are inclined<\/p>\n
to direct the competent authority of the Vijaya Bank to examine the<\/p>\n
case of the petitioners in the light of the above quoted guidelines.<\/p>\n
Clause 2(v) of    the guidelines specifically stipulates    that matters<\/p>\n
pending before the courts are also liable to be reviewed. Therefore, the<\/p>\n
OP 1708\/93                          7<\/span><\/p>\n
competent authority of the Bank is directed to take a decision on the<\/p>\n
claim of the petitioners for the benefits of the above quoted guidelines.<\/p>\n
The said authority shall issue notice to the petitioners, hear their<\/p>\n
objections and take a decision in the matter within two months from<\/p>\n
today. If the petitioners present a copy of this judgment before the 5th<\/p>\n
respondent within one month from today, further proceedings pursuant<\/p>\n
to the impugned orders in this Original Petition will remain in<\/p>\n
abeyance. When a final decision is taken as directed above, if it is<\/p>\n
found that the petitioners are not entitled to get the benefits of the<\/p>\n
above guidelines, further action pursuant to Exts.P8 and P10 could be<\/p>\n
taken to evict them. It is made clear that we have only said that the<\/p>\n
Bank is bound to go by the guidelines. It is also clarified that we have<\/p>\n
not expressed any opinion on the claim of the petitioners that they are<\/p>\n
entitled to the benefits under the said guidelines. The same shall be<\/p>\n
decided by the Bank, based on the materials placed before it by the<\/p>\n
OP 1708\/93                         8<\/span><\/p>\n
petitioners.\n<\/p>\n
      The Original Petition is disposed of as above.\n<\/p>\n<\/p>\n
                       K.BALAKRISHNAN NAIR, JUDGE.\n<\/p>\n
                       K.SURENDRA MOHAN, JUDGE.\n<\/p>\n
Nm\/<\/p>\n","protected":false},"excerpt":{"rendered":"
Kerala High Court Y.N.Saraswathi vs Union Of India on 14 January, 2009 IN THE HIGH COURT OF KERALA AT ERNAKULAM OP.No. 1708 of 1993(C) 1. Y.N.SARASWATHI … Petitioner Vs 1. UNION OF INDIA … Respondent For Petitioner :SRI.V.GIRI For Respondent :GOVERNMENT PLEADER The Hon’ble MR. Justice K.BALAKRISHNAN NAIR The Hon’ble MR. Justice K.SURENDRA MOHAN Dated […]<\/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-98992","post","type-post","status-publish","format-standard","hentry","category-high-court","category-kerala-high-court"],"yoast_head":"\nY.N.Saraswathi vs Union Of India on 14 January, 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\/y-n-saraswathi-vs-union-of-india-on-14-january-2009-2\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Y.N.Saraswathi vs Union Of India on 14 January, 2009 - 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