Sardarilal vs Gajanand

Dr. Vineet Kothari, J.—The appellant/plaintiff, Sardarilal S/o Sh. Balaram, has filed the present first appeal under Section 96 of CPC, 1908, aggrieved by rejection of his eviction suit filed for seeking eviction of the defendant/tenant, namely, Gajanand S/o Sh. Manoharlal, from the suit premises and recovery of due rent of Rs. 31,500/- in respect of suit property, a residential house, situated at BF-25, Jawahar Nagar, Sri Ganganagar by the learned Additional District Judge No. 2, Sri Ganganagar.

The suit came to be dismissed by the learned court of Addl. District Judge No.2, Sri Ganganagar, vide its judgment and decree dated 27.09.2005 on the ground that the plaintiff/appellant has failed to establish the relationship of landlord-tenant between the parties. The issue about default in payment of rent was thus not decided but another grounds for eviction, viz. bona fide need of the suit property for the plaintiff and his family members was decided against the appellant/plaintiff. The relevant findings of the learned trial court are quoted herein below for ready reference: -

oknh dh vkSj ls fooknxzLr tk;nkn dk vius vkidks tfj;s izn''kZ&1 bdjkjukek tks fnukad 31-08-2001 dks fu"ikfnr gksuk dfFkr fd;k tkrk gS] bl bdjkjukek esa dfFkr :i ls tk;nkn dk dCtk [kjhn~nkj dks fn;k tkuk mYysf[kr gSA tgkWa [kjhn~nkj dks fodzsrk }kjk dCtk lqiqnZ dj fn;k gks] ogka bdjkjukek jktLFkku LVkEi ,DV ds la''kks/ku ds izko/kkuksa ds eqrkfcd iw.kZ LVkEi ij fu"ikfnr gksdj iathc) gksuk vko'';d gS tks ;g bdjkjukek ugha gSA ekuuh; jktLFkku mPp U;k;ky; us 2000 (2) Mh0,u0ts0 jkt ist 679] ds ekeys esa ;g fu/kkZfjr fd;k x;k gS fd viathd`r nLrkost lk{; esa xzkgkz ugha gSA ;gka rd fd lEikf''Zod mn~ns''; ds fy;s Hkh gkykafd izdj.k jktLFkku fdjk;snkjh dkuwu ls lacaf/kr gSA fdjk;snkjh dkuwu esa oknh dks vius vkidks lEifRr dk Lokeh lkfcr djuk vko'';d ugha gSA bl laca/k esa gesa ekxZn''kZu 2001 (2) MCY;w ,y0lh0 jkt ist 565 esa feyrk gS ftlesa ekuuh; jkt0 mPp U;k;ky; us ;g fu/kkZfjr fd;k gS fd fu"dklu ds okn esa LoRo dk iz''u vizklafxd gS blds [kaMu esa izfroknh dh vksj ls U;kf;d n`"VkUr vkj0,y0MCY;w0 1994 (1) ist 198] izLrqr fd;k x;k gS ftlesa ekuuh; jkt0 mPp U;k;ky; us ;g fu/kkZfjr fd;k gS fd fodz; djus ds djkj djus ek= ls dksbZ vf/kdkj o gd vFkok fgr mRiUu ugha gksrs gSaA csn[kyh dk okn is''k gqvk u fd fofufnZ"V vuqrks"k gsrq vihyh; U;k;ky; us lkjoku vfu;ferrk cjrh&iqujh{k.k ;kfpdk Lohdkj dh xbZA gLrxr izdj.k esa ;g fu/kkZfjr fd;k tkuk gS fd D;k oknh o izfroknh ds e/; edku ekfyd o fdjk;snkj ds laca/k gSa] bl laca/k esa oknh dh vksj ls ;g dfFkr fd;k x;k gS fd izfroknh us oknh dks fdjk;k/khu ifjlj dk fdjk;k 31-12-2001 rd vnk fd;k gqvk gS ftldh fu;ekuqlkj jlhn tkjh dj izfroknh dks nh xbZ gS] ftldk tokc izfroknh dh vksj ls budkjh ls fn;k gqvk gS vkSj dfFkr fd;k x;k gS fd izfroknh }kjk ifjlj fdjk;s ds fy;s gh ugha x;k o fdjk;k nsus dk iz''u gh mRiUu ugha gksrk gSaA bl fook|d dks lkfcr djus ds fy;s oknh ih0M0&1 ds :i esa ijhf{kr gqvk gS ftldk eq[; ijh{k.k ''kiFk&i= ij gqvk gSA ''kiFk&i= esa mlus jlhnkr dks izn''kZ 2 ls 5 gksuk dfFkr fd;k gS ftldh ckcr izfroknh ds vfHkHkk"kd }kjk vkifRr dh xbZA vkifRr dk fuLrkj.k vafre fu.kZ; ds oDr fd;k tkrk vknsf''kr fd;k gqvk gSA jlhnkr ds ckjs esa oknh us tks izfr ijh{k.k esa dfFkr fd;k gS mldk ;gka foospu fd;k tk jgk gSA eq>s /;ku ugha gS fd eSa bude VSDl nsrk gwWa ;k ughaA eSa rks iwtk ikB esa jgrk gwWaA eq>s /;ku ugha fd eSa viuh vkenuh o [kpsZ dk fglkc j[krk gwWa ;k ugha eq>s /;ku ughaA esjk cSad esa [kkrk gS ;k ugha cPpksa dks irk gksxkA eSa viuk :i;k cSad esa j[krk gwWa tks iatkc fla/k cSad esa gSA eSaus xtkuUn ls fdjk;s dh dksbZ fyf[kr i<~r djkbZ] vkt eq>s /;ku ughaA eSaus esjk edku xtkuUn ds vykok esjs cM+s yM+ds dks Hkh fdjk;s ij fn;k FkkA esjk cM+k yM+dk esjs lkFk jgrk gSA eSa mlds lkFk jgrk gwWaA gekjk irk 14&, lnj cktkj] Jhxaxkuxj gSA tgka ge yksx jgrs gSaA eSaus fdjks; dh jkf''k izkIr dh] mldk dksbZ fglkc j[kk gks] bl laca/k esa esjs yM+ds dks irk gksxkA eq>s irk ugha gSA eSaus xtkuUn dks dksbZ jlhn nh ;k yh gks rks eq>s vkt /;ku ugha gSA gekjh xtkuUn ds lkFk fdjk;snkjh ds cksj esa dksbZ ''krsZa r; ugha gqbZ FkhA edku dk D;k lkbZt gS eSaus ugha ukik fQj dgk eq>s /;ku ugha gSA edku esa dqy fdrus dejs gSa] eq>s bl ckr dk /;ku ugha gSA ,d gh ckj ns[kus x;k FkkA izn''kZ 2 ls 5 dh fy[kkbZ fdldh gS eSa ugha crk ldrkA

ih0M0&2 ds :i esa '';keyky ijhf{kr gqvk gS ftldk eq[; ijh{k.k Hkh ''kiFk&i= ij gqvk gSA ftlesa mlus dFku fd;k gS fd esjs firk dh vksj ls eSa fdjk;k xtkuUn ls izkIr dj jlhn nsrk FkkA jlhn ij esjs firk ds gLrk{kj djokdj nsrk FkkA jlhnsa izn''kZ 2 ls 5 gSa ftu ij , ls ch esjs firk ds lh ls Mh xtkuUn ds gLrk{kj gSaA izfrijh{k.k esa ;g xokg dFku djrk gS fd esjs firkth dk lkjk fglkc fdrkc esa gh j[krk gwWaA esjs firkth vk;dj ugha nsrs gSa eSa vk;dj nsrk gwWaA esjs firkth dk cSad esa [kkrk ugha gSA eSa firkth dk fglkc fdrkc t:j j[krk gwWa] mudh cfg;kr ugha j[krk gwWaA eSa fyf[kr esa bl edku ls izkIr fdjk;s dk fglkc fdrkc ugha j[krk] eSa rks tc fdjk;k vkrk gS firkth ls fy[kokdj jlhn ns nsrk gwWaA eSa vk;dj nsrk gwWa mlesa vius [kpZ dk fglkc fdrkc Hkh nsrk gwWaA eSa Lo;a }kjk fdjk;k vnk;xh dh dksbZ fy[kki<+h is''k ugha dh gSA eSa tks fdjk;k vius firkth dks vnk djrk gwWa mldks vk;dj esa fn[kkrk gwWaA vkt [kqn dgk fd vk;dj esa fdjk;k vnk;xh dks vius ?kj [kpZ ds :i esa fn[kkrk gwWaA fdjk;k vnk;xh ds :i esa ughaA xtkuUn o ljnkjhyky ds e/; fdjk;s dh dksbZ fyf[kr i<+r ugha gqbZA dsoy fdjk;s dh jlhns nsrs FksA jlhnksa ij esjs gLrk{kj ugha gSA edku esa dejksa dk D;k lkbt gSA eSa ugha crk ldrkA fdjk;snkjh dh ''krsZa fyf[kr esa r; ugha gqbZ FkhA ge jlhn cqd ugha j[krs gSa lkns dkxt ij gh jlhns nsrs gSa ftlds [kaMu esa izfroknh us okni= esa mYysf[kr reke rF;ksa ls bUdkj fd;k gSA izfrijh{k.k esa Hkh vius eq[; ijh{k.k ds dFkuksa ls v[kafMr jgk gSA

mijksDr lk{; ds foospu ls ;g rF; Li"V gS fd edku ekfyd o fdjk;snkj ds laca/k esa Lo;a oknh ds vuqlkj dskbZ fyf[kr fdjk;snkjh r; ugha gqbZ Fkh] u gh fyf[kr esa dksbZ ''krsZa gh r; gqbZ FkhA dsoy ekSf[kd fdjk;snkjh gksuk dfFkr fd;k x;k gS] ftls izfroknh us bUdkj fd;k gSA oknh dk eq[; vk/kkj fdjk;k vnk;xh dh jlhnkr 2 ls 5 gSA oknh ds Lo;a ds vuqlkj ;k jlhnsa fdlds }kjk fy[kh Fkh mls tkudkjh ugha gSA oknh dks bl ckr dh Hkh tkudkjh ugha gS fd izfroknh dks fdjk;k vnk;xh dh jlhnsa nh tkrh Fkh vFkok ughaA oknh ds vuqlkj fdjk;s''kqnk ifjlj dk ,d fgLlk mlds iq= dks ,d gtkj :i;s esa vkSj ,d fgLlk izfroknh dks 3500@& :i;s izfrekg fdjk;s ij fn;k x;k gSA oknh dk Lo;a dk oknh ds vuqlkj cSad [kkrk gS tcfd mlds iq= ds vuqlkj oknh dk dksbZ cSad [kkrk ugha gSA iq= lkjk fglkc fdrkc vius ikl gksuk dfFkr djrk gS ysfdu ,slk dksbZ] fglkc fdrkc U;k;ky; ds le{k is''k ugha fd;k x;k gSA tks nLrkosth lk{; i{kdkjku ds dCts esa gks] mls is''k ugha fd;k tkrk gS tks /kkjk 114&th Hkkjrh; lk{; vf/kfu;e ds izko/kkuksa ds eqrkfcd blds ckcr foijhr vo/kkj.kk dh tkrh gSA blds vykok fdjk;k vnk;xh dh tks jlhnsa gS ml ij 3500 :i;s izfrekg ds fglkc ls izkIr dh xbZ gksuk dfFkr gks xbZ gSaA oknh dh vksj ls ;g dgha Hkh dfFkr ugha fd;k x;k gS fd fdjk;k vnk;xh dh jlhnksa ij jlhnh fVdV yxh gks] tgka 500 :i;s ls vf/kd jkf''k izkIr dh tkrh gks] LVkEi ,DV ds izko/kkuksa ds eqrkfcd ml ij jlhnh fVdV yxkuk vko'';d gSA oknh ds ikl ;g fodYi Fkk fd vxj ewy jlhn izfroknh ds ikl gks] gkykafd mlus ,slk dksbZ dFku ugha fd;k gS rks mls og ryc djokdj Hkh lkfcr dj ldrk FkkA izfroknh dh vkSj ls jlhnksa ij izn''kZ ekdZ yxkus dh vkifRr dh xbZ FkhA izfroknh dh ;g vkifRr fof/klEer gSA ,slh lwjr esa oknh jlhnkr dks lkfcr djus esa iw.kZr;k vlQy jgk gS D;ksafd jlhnkr ij vk{ksi lfgr izn''kZ ekdZ yxk;k x;k gSA ,slh lwjr esa jlhnkr izekf.kr ugha gSA bu jlhnkr ds vykok oknh o izfroknh ds e/; edku ekfyd o fdjk;snkj ds laca/k LFkkfir djus dh ckcr fdlh izdkj dh dksbZ lk{; iz=koyh ij miyC/k ugha gSA ,slh lwjr esa bl rudh dk fu.kZ; okn ds fo:) o izfroknh ds i{k esa fd;k tkrk gSA

rudh la[;k 2 ls 5%

iwoZ ds fook|d ds foospu ls ;g Li"V fd;k tk pqdk gS fd oknh o izfroknh ds e/; edku ekfyd o fdjk;snkj ls laca/k ugha gSA ,slh lwjr esa izfroknh us 6 ekg ls vf/.kd vof/k dk fdjk;k jksddj djk;k vnk;xh esa O;fDrdze dkfjr fd;k gS] bl iz''u ij fopkj fd;k tkuk vc vizklafxd gksxk D;ksafd oknh o izfroknh ds e/; edku ekfyd o fdjk;snkj ds laca/k gh lkfcr ugha gSA blds vykok oknh us fdjk;s''kqnk ifjlj dh vius iq= cuokjh yky tks ml ij vkfJr gksuk dfFkr fd;k x;k gS] ds fy;s Hkh futh ,oa ln~Hkkfod vko'';drk gksus dk dFku fd;k x;k gSA oknh dh vksj ls fooknxzLr ifjlj dk dCtk izfroknh ls tfj;s uksfVl mijksDr vko'';drk ds vk/kkj ij ekax dh xbZ] ftldk tokc Hkh izfroknh us izLrqr dj edku ekfyd o fdjk;snkj ds laca/kksa ls bUdkj fd;k gSA blds vykok oknh dh vksj ls tks lk{; vkbZ gS mlesa oknh us eq[; ijh{k.k esa dFku fd;k gS fd feydj vius iq= cuokjh yky ds lkFk edku ua0 43&ih CykWd] Jh xaxkuxj esa fuokl dj jgk gS tcfd izfr ijh{k.k esa bl lk{kh us dFku fd;k gS fd cM+k yM+dk esjs lkFk jgrk gSA eSa blds lkFk jgrk gwWaA gekjk irk 14&, lnj cktkj Jh xaxkuxj gS tgka ge yksx jgrs gSaA blh izdkj ih0M0&2 ds :i esa '';keyky ijhf{kr gqvk gS ftldk eq[; ijh{k.k Hkh ''kiFki= ij gqvk gSA ''kiFki= esa mlus dfFkr fd;k gS fd esjs firk th orZeku esa esjs NksVs HkkbZ cuokjhyky ds lkFk edku uEcj 43 ih0 CykWd] Jh xaxkuxj esa fjgk;''k djrs gSa] viuh fjgk;''k ds fy;s fdjk;k/khu nqdku dh vko'';drk gS tcfd oknh okn esa fooknxzLr ifjlj dks edku crkdj vk;k gSA blds vykok ;g lk{kh '';keyky vius izfr ijh{k.k esa dFku djrk gS fd esjs firk 9 lnj cktkj esa jgrs gSaA tcfd eq[; ijh{k.k esa 43 ih0 CykWd Jh xaxkuxj esa jgus dk dFku djrk gSA blds vykok ;g dFku djrk gS fd lnj cktkj okyk edku esjs firk ds uke ls ugha gS tks vk/kk esjs uke ls vk/kk esjs HkkbZ cuokjhyky ds uke ls gSA tc cuokjhyky ds uke ls fjgk;''k edku miyC/k gS rks oknh dks vius iq= ds fy;s fjgk;''kh edku dh ln~Hkkfod vko'';drk gksuk izekf.kr ugha ekuk tk ldrkA gLrxr izdj.k esa vOoy rks oknh vius o izfroknh ds e/; edku ekfyd o fdjk;snkj ds laca/k lkfcr djus esa iw.kZr;k vlQy jgk gSA ,slh lwjr esa bu fook|dksa ij foospu dh vko'';drk ugha jg tkrh gSA blds vykok Hkh i=koyh ij miyC/k lk{; ls ;g rF; izekf.kr gS fd oknh ds ikl vius Lo;a ds o vius iq=ksa dh fjgk;''k ds fy;s vyx ls edku gSaA bl izdkj bu lHkh fook|dksa dk fu.kZ; oknh ds fo:) o izfroknh ds i{k esa fd;k tkrk gSA

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pwafd mDr lHkh fook|dksa dk fu.kZ; oknh ds fo:) ,oa izfroknh ds i{k esa fd;k x;k gS vr% okn oknh [kkfjt fd;s tkus ;ksX; gSA

vkns''k

vr% okn oknh ljnkjhyky fo:) izfroknh xtkuUn [kkfjt fd;k tkrk gSA [kpkZ i{kdkjku viuk viuk ogu djsaxsA

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vij ftyk U;k;k/kh''k la0 2

Jh xaxkuxj"

Mr. R.K. Thanvi, learned Senior Advocate assisted by Mr. Narendra Thanvi, appearing for the appellant/plaintiff/landlord urged that the suit property in question was originally allotted by U.I.T., Sri Ganganagar, in favour of one Jawaharlal S/o Sh. Chandiram vide (Ex.10), which was later on transferred to one Mahendra S/o Gurbachan Singh vide Exhibit-A/4 under an Agreement to Sell and the said Mahendra in turn executed another Agreement to Sell in favour of defendant, Gajanand S/o Manoharlal. On 31.08.2001 the defendant, Gajanand, executed yet another Agreement to Sell in favour of plaintiff/appellant, Sardarilal S/o Balaram for Rs. 5,00,000/- and a written agreement (Ex.5) was executed, and the said suit property, which is a residential house, was sought to be transferred to the plaintiff/appellant but the parties agreed that the possession of the suit property be kept by the defendant, Gajanand, as tenant on the agreed monthly rent of Rs. 3,500/- for which rent was paid vide Rent Receipts (Exhibits 2 to 5). Besides execution of the Agreement to Sell executed by the defendant, Gajanand in favour of Sardarilal, 4 (four) rent receipts vide Exhibits- 2 to 5 showing payment of Rs. 3500/- as monthly rent were produced by the plaintiff in support of his averments in the plaint that there was relationship of landlord-tenant between these parties qua the suit property. The defendant/respondent, Gajanand, however, denied the said relationship and claimed himself to be the owner of the suit property. Mr. R.K. Thanvi, learned Senior Advocate, therefore, urged that even though the question of title was not relevant in the proceedings of eviction suit, however, the learned trial court has denied the eviction only on the ground of bald denial of such relationship by the defendant/tenant and existence of said Rent Receipts and Agreement to Sell executed by the defendant in favour of plaintiff, Sardarilal. He, therefore, prayed that the present first appeal of landlord deserves to be allowed and eviction decree deserves to be granted in favour of landlord.

On the other hand, Mr. Hemant Kumar Jain, learned counsel appearing on behalf of defendant/tenant submitted that the said Rent Receipts (Exhibits 2 to 5) and Agreement were denied by the defendant and the said Rent Receipts were in fact misused on certain blank papers signed by the defendant, Gajanand, in connection with certain on going business dispute between the parties. He also submitted that after the original allotment of plot of land/residential house in favour of Jawaharlal by the U.I.T, Sri Ganganagar, none of the parties have the registered sale-deed in their favour and from the statements read before this Court of PW.1, namely, Sardarilal and PW.2, namely, Shyamlal S/o Sardarilal, he sought to make out that the plaintiff was not aware of the existence of such Agreement between the parties or the Rent Receipts given by him and signed by defendant also. He, therefore, submitted that the plaintiff has failed to prove these documents in support of his claim of landlord/tenant relationship and thus, the refusal of eviction by the court below is justified and the present first appeal deserves to be dismissed.

Having heard the learned counsel for the parties, this Court is of the opinion that the present first appeal of the plaintiff/appellant/landlord deserves to be allowed. The reasons for the same are as follows.

It is well settled that question of title is not relevant to be decided in the rent control and eviction cases and this proposition of law is not even disputed by the learned counsel for the defendant/tenant and rightly so. It is true that the plaintiff has not claimed to be owner of the said property, in the sense that he has the same by virtue of a registered sale-deed in his favour. But, he has definitely relied on the Agreement to Sell (Ex.1) executed by the defendant, Gajanang and in his wife, Smt. Santosh Devi, in favour of plaintiff on 31.08.2001 for Rs. 5,00,000/- and in the Agreement, the fact of possession of suit property given to buyer is also mentioned. Thereafter for four months, Exhibits 2 to 5 rent receipts were given by the plaintiff, Sardarilal, showing payment of rent by the defendant, Gajanand, himself. These documents signed by both the parties, are sought to be brushed aside by the defendant under the garb of some alleged business dispute, the details and evidence whereof has not been placed on record of the trial court and the same is a mere eyewash. Having executed an Agreement to Sell in favour of plaintiff/appellant, Sardarilal, on a stamp paper bearing signatures of the two witnesses also and thereafter having paid the rent for four months vide Exhibits-2 to 5, the denial of such relationship by the defendant/tenant is nothing, but a false plea taken by him. This Court is satisfied that on the basis of aforesaid evidence on record that relationship of landlord-tenant was duly established and proved by the plaintiff.

The reasons assigned by the learned trial court not finding the bona fide and personal need of the plaintiff/appellant in respect of suit property are also not sustainable. The learned trial court has clearly substituted its own opinion about the living pattern of family members of the plaintiff/landlord, which it was not entitled to do. The settled legal position is that the landlord is the best judge of his needs and neither the defendant/tenant can dictate terms in this regard nor the court can substitute its own opinion over the opinion of the landlord. Thus, on both the grounds, namely, denial of title by the defendant/tenant as well as default in payment of rent and bona fide need of the landlord, the judgment under appeal deserves to be reversed and the first appeal of the appellant/plaintiff/landlord deserves to be allowed, the same is accordingly, allowed, with cost of Rs. 10,000/-, to be paid by the defendant/tenant to the plaintiff within a period of three months from today. The judgment and decree of the court below is set aside.

The respondent/defendant/tenant shall hand over the peaceful and vacant possession of the suit premises to the plaintiff/appellant within a period of six months from today i.e. on or before 31.07.2016 and shall pay mesne profit @ Rs. 5,000/- per month commencing from January, 2016 and will further continue to pay the mesne profit each month by 15th day of the next succeeding month or in advance to the plaintiff/appellant, also and in case there is any default in payment of mesne profit, the period granted for eviction shall stand reduced and the decree of eviction would become executable forthwith. The respondent/defendant/tenant shall also clear all the arrears of rent @ Rs. 3500/- per month for the entire period up to December, 2015 beginning after the months for which rent was paid under Ex.2 to 5, Rent Receipts, viz. January, 2002 to December, 2015, costs imposed and mesne profits and pay the same to the plaintiff/appellant, within three months from today, otherwise the same will bear interest @ 9% per annum. The respondent/defendant/tenant shall also not sub-let, assign or part with the possession of the suit premises or any part thereof in favour of any one else and would not create any third party interest in the same during the aforesaid period and if it is so done, the same would be treated as void and such third parties will also be bound by this decree. The defendant shall furnish a written undertaking incorporating the aforesaid conditions in the trial court within three months from today, and one copy thereof along with affidavit, in this Court. It is made clear that if the peaceful and vacant possession of the suit premises is not handed over to the plaintiffs/appellants on or before 31.07.2016 or mesne profits are not paid as directed above, besides the expeditious execution of the decree in normal course, the plaintiff/appellant or the owner of the suit property shall also be entitled to invoke the contempt jurisdiction of this Court. A copy of this judgment be sent to both the learned courts below and the parties concerned forthwith.