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[Cites 9, Cited by 2]

Supreme Court of India

Govindammal (Dead) By Lrs. And Ors. vs Vaidiyanathan And Ors. on 23 October, 2018

Equivalent citations: AIRONLINE 2018 SC 710, (2018) 14 SCALE 198, (2018) 192 ALLINDCAS 223, (2018) 2 ORISSA LR 1002, (2018) 3 ALL RENTCAS 643, (2018) 4 CURCC 504, (2019) 127 CUT LT 245, (2019) 132 ALL LR 232, (2019) 143 REVDEC 94, (2019) 1 ALL WC 51, (2019) 1 CAL HN 104, (2019) 1 CIVLJ 657, (2019) 1 CLR 215 (SC), (2019) 1 CURCC 52, (2019) 1 GUJ LH 64, (2019) 1 JCR 193 (SC), (2019) 1 MAD LW 385, (2019) 1 PUN LR 220, (2019) 1 WLC(SC)CVL 17, AIRONLINE 2018 SC 1566

Author: Mohan M. Shantanagoudar

Bench: Mohan M. Shantanagoudar, N.V. Ramana

                                                                 Reportable
              IN THE SUPREME COURT OF INDIA
                CIVIL APPELLATE JURISDICTION
                CIVIL APPEAL NO. 5276 OF 2008


Govindammal (Dead) By Lrs. and Ors.      ...Appellants


                                   Versus
Vaidiyanathan and Ors.                                     ...Respondents


                            J U D G M E N T


MOHAN M. SHANTANAGOUDAR, J.

The   legal   representatives   of   the   original   defendant   in   O.S No.45/85 on the file of the Subordinate Judge, Cuddalore are the appellants   before   this   Court.   For   the   sake   of   convenience,   the parties are referred by their status before the Trial Court. 2 The   suit   was   filed   by   the   respondents   herein,   seeking   a declaration  that  ‘A  schedule’ property (as described in the plaint) belongs to them or in the alternative for partition of half share in ‘B 1 schedule’ property (as described in the plaint) of which ‘A schedule’ is   a   part.   According   to   the   plaintiffs   (respondents   herein),   the properties   originally   belonged   to   two   brothers   namely,  Pazanivelu Mudaliar   and   Chokalingam;   Pazanivelu   Mudaliar   had   two   sons, namely, Narayanaswamy Mudaliar and Manickam. Narayanaswamy had   a   son   named   Gnanasambandam   Mudaliar.  The  plaintiffs  are the   grandsons   of   Narayanaswamy   being   the   sons   of Gnanasambandam. On 21.7.1912, partition took place between the branches of Pazanivelu and Chokalingam, and the same was signed by   Narayanaswamy   (since   Pazanivelu   had   expired   by   then)   and Chokalingam.   In   the   said   partition,   ‘A   schedule’   property   was allotted to Narayanaswamy and Manickam (who was then a minor), while   the   remaining   50% of  the  property   left  in  ‘B  schedule’ was allotted to Chokalingam. It is relevant to note here itself that the suit property totally measured 3.18 acres at the time of partition in 1912,   which   subsequently   got   reduced   to   2.72   acres   in   view   of natural   calamities,   sale   of   certain   portions   and   resettlement   etc. Thus, the  share of  each branch was reduced to 1.36 acres each. The   property   consisted   of   Survey   No.   67.   Narayanaswamy   and 2 Manickam   being   the   sons   of   Pazanivelu   Mudaliar   partitioned   the property allotted to the branch of their father in such a manner so as   to   allot   the   entire   ‘A   Schedule’   property   to   Manickam,   on 5.4.1933, as per Exhibit A­39. The said property allotted in favour of   Manickam   was   sold   by   him   to   one   Appavu   Mudaliar   on 11.9.1940     as   per     Exhibit     A­2.   On   26.2.1942,   the   property purchased   by   Appavu   Mudaliar  was   in   turn   sold   in   favour   of Sambandam   Mudaliar.   On   9.2.1950,   the   property   purchased   by Sambandam Mudaliar was sold to Narayanaswamy Mudaliar as per Exhibit   A­3.   After   the   death  of   Narayanaswamy     Mudaliar   in   the year   1965,   the   plaintiffs   being   the   grandsons   of   Narayanaswamy Mudaliar inherited the whole ‘A schedule’ property. 

Meanwhile,   Chokalingam’s   half   share   was   sold   in   a   court auction   on   21.12.1933   and   was   purchased   by   the   original defendant’s   father.   There   are   no   records   to   show   that   there   was delivery   of  possession  pursuant to the court auction sale; at any rate, the court sale could not confer more than the right, title and interest   of   the   judgment   debtor,   namely   Chokalingam’s   half interest,   which   is   1.36   acres   out   of   2.72   acres   recorded   in   the 3 resettlement. Unfortunately, the entire ‘B Schedule’ property which was   partitioned   in   1912   was   never   demarcated   inasmuch   as   the same   was   always   used   as   a   house   site.   Since   the   resettlement proceedings   in   1976,   this   property   comprises   3   pattas   numbers. The plaintiffs’ father had also been paying house tax. The defendant had no right in ‘A schedule’ property. The defendant’s father and consequently the defendant did not have any right over the property in   excess   of   Chokalingam’s   half   share,   i.e.,   1.36   acres.   On 5.11.1978, in the partition in the family of the plaintiffs and their father, the ‘A Schedule’ property was allotted to Plaintiff No.2 as per Exhibit  A­40.   Since   the  defendant  attempted to  trespass into the south   western   portion   of   the   suit   property   (which   falls   under   ‘A Schedule’) and prevented the plaintiffs from enjoying the same, the suit came to be filed.

The   case   of   the   defendant   is   that   his   father   purchased   the entire   extent   of   Survey   Number   67,   i.e.,   2.72   acres   in   a   court auction   (in   execution   of   the   decree   in   O.S.No.   20   of   1918)   on 21.12.1933,   which   was   confirmed   on   29.9.1934,   and   possession was delivered to him; after his father’s death in 1940, the defendant 4 continued   to   be   in   possession.   In   the   year   1975,   Shri Puthumariamman   Temple,   Kurinjipadi   filed   O.S.   No.   66   of   1975 against the defendant and Gnanasambandam Mudaliar (the father of the plaintiffs) in respect of the said property. The said suit came to   be   dismissed,   holding   that   the   temple   had   no   right   to   the property and that the defendant and his father were entitled to the same.  The   appeal  filed   by  the temple also came to be dismissed. Thus, the title of the defendant and his father was upheld in the litigation   wherein   the   father   of   the   plaintiffs   was   a   co­defendant along with the defendant as stated above. Subsequently, the SKV High School filed O.S. No. 1289/1974 for declaration of its title over the property, claiming that it had got title over the entire property. The   defendant   filed   O.S.   No.   1290/1974   against   the   SKV   High School. The father of the plaintiffs was one of the defendants in O.S. No.1289/1974 filed by the school whereas he was not made party by the defendant in O.S. No.1290/1974.  After joint trial in both the suits, the suit filed by the present defendant was decreed declaring his title over the suit property, and the suit filed by the school was dismissed.   Such   judgment   of   the   Trial   Court   was   confirmed   in 5 appeal.   The   defendant   denied   the   validity   of   the   subsequent   sale deeds dated 11.9.1940 and 9.2.1950 in his written statement. Even the   later   partition   dated   5.11.1978   was  attacked   as  a  fraudulent and collusive transaction. The defendant claimed to be in exclusive possession of the entire property from the date of the court auction, i.e.,   from   1933   continuously,   and   that   he   had   acquired   right   by adverse possession.  It was also pleaded by the defendant that the defendant’s title has already been declared twice by the Civil Court as mentioned supra and therefore, the present suit is barred by the principles   of  res   judicata.   The   claim   of   joint   possession   by   the plaintiffs was denied by the defendant.

3. On   a   full­fledged   trial,   the   Trial   Court   decreed   the   suit   and granted the alternative relief of partition. In the first appeal filed by the defendant, the learned Single Judge reversed the judgment of the Trial Court and dismissed the suit. The Letters Patent Appeal filed by the plaintiffs was allowed by the impugned judgment and consequently the suit came to be decreed by the Division Bench of the High Court.

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4. Shri  V. Prabhakar, appearing on behalf of the appellants/LRs of   the   defendant   submitted   that   the   suit   for   partition   is   not maintainable inasmuch as even according to the plaintiffs, partition had taken place way back in the year 1912 between the branches of their ancestor Pazanivelu Mudaliar and his brother Chokalingam. The auction sale conducted by the court in the year 1933 remained unquestioned   by   the   plaintiffs   and   their   predecessors;   since   the entire property was sold in the auction sale, the defendant being the purchaser of the property was entitled to the entire property. It was submitted that in the earlier litigations filed by the temple and the school in respect of the entire property, the father of the plaintiffs was a co­defendant along with the father of the defendant and had pleaded or given evidence to the effect that the entire property was purchased by the father of the defendant by way of court auction, and that the father of the defendant was in possession as the owner of the same. Such disputes were decided in favour of the father of the defendant, upholding his title, and therefore by operation of the principles of  res judicata  as well as estoppel, it could be said that the defendant and his father had the right to own the property and 7 consequently, the plaintiffs did not have any right over ‘A Schedule’ property. It was also contended that the defendant and his father had remained in uninterrupted possession and had been asserting the right consistently and openly from 1933 onwards, and therefore it could be safely said that the defendant had perfected his title by virtue of adverse possession. 

Per   contra,   Smt.   V.   Mohana,   learned   Senior   Advocate, appearing   on   behalf   of   the   respondents/plaintiffs   submitted   that the   question   of   any   conflict   regarding  inter   se  title   between   the plaintiffs’ father and the defendant’s father had not been in issue in any of the earlier litigations and, therefore, there was no question of attracting the principles of res judicata with respect to the plaintiffs’ claim. Similarly, the admission of the plaintiffs’ father regarding the right of the defendant’s father could not operate as an estoppel as it could not be said that the defendant and his father had acted to the detriment   of   their   interest   on   the   basis   of   any   admission   of   the plaintiffs’ father; even otherwise, such admission could be explained satisfactorily. Since the partition between the branches of the two brothers Pazanivelu and Chokalingam which occurred in the year 8 1912 through a registered partition deed was not in dispute, 50% of the share vested with the legal heirs of Pazanivelu Mudaliar, i.e., the plaintiffs. It was for the defendant to plead and prove that he had remained in exclusive possession in respect of such 50% of the property to the exclusion of the plaintiffs, adverse to the interest of the   plaintiffs   for   the   requisite   period;   otherwise   the   question   of acquiring right by adverse possession would not arise.

5.  It is not in dispute that the entire property of 3.18 acres (now reduced to 2.72 acres) was owned by two brothers, Pazanivelu and Chokalingam. It is also not in dispute that a partition took place between the families of the two brothers i.e., Chokalingam and his brother’s son namely Narayanaswamy Mudaliar on 21.7.1912 (since Pazanivelu   had   expired   by   then)   through   a   registered   partition under which each of them got 50% of the property which ultimately amounted to 1.36 acres each. It is needless to observe that the said Narayanaswamy   Mudaliar   is   the   son   of   Pazanivelu   Mudaliar. Subsequently, further partition took place between the two sons of Pazanivelu namely, Narayanaswamy and Manickam on 5.4.1933 in respect   of   aforementioned   1.36   acres,   i.e.,   ‘A’   Schedule   property 9 allotted to their branch, which was entirely allotted to Manickam in the   partition   of   1933.   This   share   was   subsequently   alienated   by Manickam,   and   eventually   repurchased   by   his   brother Narayanaswamy. Thus, it is clear that 50% of the entire property had fallen to the share of the sons of Pazanivelu Mudaliar and the remaining  50%  remained with Chokalingam.   It is not in dispute that the plaintiffs are the grandsons of Narayanaswamy Mudaliar. Thus they have inherited 50% of the property, i.e., to the extent of 1.36 acres. It seems Chokalingam fell into debt and his property in question  was  brought  to sale through court auction. The auction was held on 21.12.1933 and Subbaraya Mudaliar, i.e., father of the defendant was the purchaser in this court auction. Said Subbaraya Mudaliar died in the year 1940 leaving behind the defendant. Thus, what could be sold in the court auction was only 50% of 2.72 acres which   was   held   by   Chokalingam,   i.e.   1.36   acres.   The   remaining 50%   of   the   property   (i.e.   ‘A’   Schedule)   which   vested   with Narayanaswamy   and   his   family   could   not   be   sold   in   the   court auction. The order relating to the confirmation of sale in Execution Proceeding Registration No. 2/33 was produced and marked before 10 the   Trial   Court,   which   contains   the   schedule   of   the   property. Unfortunately,   none   of   the   parties   have   produced   the   judgment passed in O.S. No. 20/1918 which ultimately ended in court sale in E.P. No.2/33. Thus, this Court is not in a position to say exactly as to whether the entire property was the subject matter of the court sale or not. Be that as it may, since Chokalingam was the judgment debtor, at most only his share in the property could be sold and it is not open for the purchaser to contend that he purchased the entire property though only 50% of the property belonged to the judgment debtor. The purchaser can not get a higher right, title or interest in the   property   than   what   vested   with   the   seller.     Ultimately   the purchaser takes the risk, if he purchases the property which does not   belong   to   the   judgment   debtor.   The   purchaser   at   an   auction sale takes the  property subject to all the defects of title, and the doctrine of caveat emptor (let the purchaser beware) applies to such a purchaser. Therefore, even assuming that the court auction sale was held in respect of the entire property, it cannot be said that such sale was valid to the entire extent. At most, it can be said that it was valid to the extent of the property which was owned by the 11 judgment debtor i.e. Mr. Chokalingam, i.e. 1.36 out of 2.72 acres. The   remaining   50%,   i.e.,   schedule   ‘A’   property   was   owned   by Narayanaswamy Mudaliar and his legal representatives.

6. The suit out of which this appeal arises is not a mere suit for partition. On the other hand, primarily it is a suit for declaration of the   plaintiffs’   title   to   the   suit  property,  i.e.,  ‘A  schedule’ property and   for   permanent   injunction   restraining   the   defendants   from entering the possession of ‘A schedule’ property, which is nothing but 50% of the entire ‘B Schedule’ property which fell to the share of   Narayanaswamy   Mudaliar.   Alternatively,   it   was   prayed   by   the plaintiffs that if the plaintiffs and defendant are found to be in joint possession,   they   be   granted   the   relief   of   partition   and   separate possession to the plaintiffs’ half share in ‘B schedule’ property. It is relevant to note here itself that ‘B schedule’ property measures 2.72 acres   in   its   entirety,   whereas   ‘A   schedule’   property   is   50%   of   ‘B schedule’ property, measuring 1.36 acres, which fell to the share of Narayanaswamy   Mudaliar   in   the   partition   of   1912.   Since   the partition   had   taken   place   in   1912   between   Chokalingam   and Narayanswamy Mudaliar (being the son of Pazanivelu), and as the 12 plaintiffs   inherited   the   property   from   Narayanaswamy   Mudaliar, they are entitled to 50% of the share in ‘B schedule’ property.  The Division Bench has rightly held that the plaintiffs are entitled to ‘A Schedule’ property, which is the half share allotted to their branch in   the   partition   of   1912,   out   of   ‘B   Schedule’   property.   Thus,   the question of maintainability raised by the defendant fails. 

7. The  plaintiffs   need  not question the auction sale which  was conducted   in   1933   inasmuch   as,   firstly,   they   are   not   parties   to those   proceedings   including   the   execution   proceedings   and   court auction. Secondly, by virtue of auction sale, the purchaser would get   only   the   share   vested   with   Chokalingam   inasmuch   as Chokalingam alone was the judgment debtor. The property which is not   owned   by   the   judgment   debtor   could   not   be   sold   at   all   and therefore, even assuming that the sale certificate is wrongly issued in   respect   of   the   entire   property,   the   same   does   not   bind   the plaintiffs inasmuch they continued to be the owner of 50% of the whole of the property.

8. It is no doubt true that in the suit filed by the temple against the   father   of   the   defendant,   the   father   of   the   plaintiffs   was   also 13 arrayed as Defendant No. 2. It is also not in dispute that the father of   the   plaintiffs   and   the   father   of   the   defendant   by   engaging   a common advocate filed a common written statement pleading that the temple was not the owner of the property and that Defendant No.1 was the owner of the property. It is also not in dispute that the father of the plaintiffs admitted in the said suit that Defendant No.1 in the said suit, namely, the father of the defendant herein, was the owner of the property. So also, in the suit filed by the school, the father of the plaintiffs was also arrayed as one of the defendants along   with   the   father   of   the   defendant.   In   the   said   suit   also,   a common written statement was filed. Even in the suit filed by the school,   the   defendants   therein,   i.e.,   the   father   of   the   plaintiffs herein and father of the defendant herein jointly pleaded that the school was not the owner of the property and that the defendants were the owners. Both the suits filed by the temple and the school came to be dismissed, holding that the temple as well as the school were not the owners of the property. From the aforementioned facts and the pleadings as well as the evidence recorded in the said suits, it   is   amply   clear   that   there   was   no   dispute  inter   se  between   the 14 defendants.   In   other   words,   there   was   no   dispute   whatsoever regarding title between the father of the plaintiffs and the father of the defendant in those two suits. The main question to be decided in those suits was whether the third parties who had claimed rights were   entitled   the   property.   Since   the   question   of  inter   se  title between the defendant’s father and the plaintiffs’ father was not in issue and was also not required to be decided in the disputes then raised,   obviously,   the   doctrine   of  res   judicata  cannot   be   applied between such co­defendants.

9. However, there exist certain situations in which principles of res judicata  may apply as between co­defendants.   This has been recognized  by the   English Courts as well as our Courts for  more than a century. The requisite conditions to apply the principle of res  judicata  as  between co­defendants are that (a) there must be conflict of interest between the defendants concerned, (b) it must be necessary   to   decide   this   conflict   in   order   to   give  the   plaintiff   the relief he claims and (c) the question between the defendants must have   been   finally   decided.   All   the   three   requisite   conditions   are absent   in   the   matter   on   hand.   Firstly,   there   was   no   conflict   of 15 interest between the defendants in the suits filed by the temple and the   school.   Secondly,   since   there   was   no   conflict,   it   was   not necessary  to  decide  any  conflict between the defendants in those suits in order to give relief to the temple or the school, which were the plaintiffs. On the other hand, the father of the plaintiffs and the father of the defendant were colluding in those suits filed by Temple and School.  Both of them unitedly opposed those suits.  In view of the same, the principles of  res judicata would not apply. The Privy Council in the case of Mt. Munni vs. Tirloki Nath, AIR 1931 PC 114 has observed thus:

“The doctrine of res judicata finds a place in S.11 Civil P.C., 1908, but it has been held by this Board on many occasions   that   the   statement   of   it   there   is   not exhaustive; the latest recognition of this is to be found in Kalipada De v. Dwijapada Das [AIR 1980 PC 22]. For the general principles upon which the doctrine should be applied it is legitimate to refer to decisions in this country:   see   Soorjamonee   Dayee   v.   Suddamund Mahapatter [I.A. Sup, Vol. 212], Krishna Behari Roy v. Banwari Lal Roy [(1874) 1 Cal. 144], Raja Run Bahadur Singh   v.   Mt.   Lachoo   Koer   [(1885)   11   Cal.   301].   That there   may   be   res   judicata   as   between   co­defendants has   been   recognized  by  the  English  Courts  and  by  a long course of Indian decisions. The conditions under which this branch of the doctrine should be applied are thus stated by Wigram V.C., in Cottingham v. Earl of Shrewsbury [ (1843) 3 Hare 627] at 638:
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“If a plaintiff cannot get at his right without trying and   deciding   a   case   between   co­defendants,   the Court   will   try   and   decide   that   case,   and   the   co­ defendants will be bound, but if the relief given to the plaintiff does not require or involve a decision of   any   case   between   co­defendants,   the   co­ defendants   will   not   be   bound   as   between   each other  by any  proceeding which may be necessary only to the decree the plaintiff obtains.” This statement of the law has been accepted and followed in   many   Indian   cases:   see   Ahmad   Ali   v.   Najabat   Khan [(1895)   18   All.   65],   Ramchandra   Narayan   v.Narayan Mahadev   [(1887)   11   Bom.   216],   Magniram   v.   Mehdi Hossein Khan [(1904) 31 Cal. 95]. It is, in their Lordships’ opinion, in accord with the provisions of S. 11, Civil P.C., and they adopt it as the correct criterion in cases where it is sought to apply the rule of res judicata as between co­ defendants. In such a case therefore three conditions are requisite: (1) There must be a conflict of interest between the   defendants   concerned;   (2)   it   must   be   necessary   to decide this conflict in order to give the plaintiff the relief he claims; and (3) the question between the defendants must have been finally decided.”                                                                  (emphasis supplied)

10. Once   again,   the   very   principles were restated  in the  case of Syed   Mohammad   Saadat   Ali   Khan   vs.   Mirza   Wiquar   Ali   Beg   and others,    AIR   (30)   1943   Privy   Council   115,   in   which   the   following observations were made:

“In order that a decision should operate as res judicata between   co­defendants   three   conditions   must   exist:   (1) 17 There   must   be   a   conflict   of   interest   between   those   co­ defendants; (2) it must be necessary to decide the conflict in order to give the plaintiff the relief he claims; and (3) the question between the co­ defendants must have been finally decided.   There can be no doubt that in the case under   consideration  the first and  third conditions  were fulfilled.   Whether   the   second   condition   existed   is   the question to be answered. The Chief Court held that it did not   exist   for   the   reasons   appearing   in   the   following extract from their judgment.”  

11. Almost   the   same   principles   were   reiterated   in   the   case   of Chandu Lal vs. Khalilur Rahaman, AIR (37) 1950 Privy Council 17, in which the following observations were made:

“In Munni Bibi and Another vs. Tirloki Nath, 58 I.A. 158:
[AIR (18) 1931 PC 114] the conditions for the application of   the   doctrine   of   res   judicata   as   between   parties   who have been co­defendants in a previous suit are thus laid down: there must be (1) a conflict of interest between the co­defendants, (2) the necessity to decide that conflict in order to give the plaintiff the appropriate relief, and (3) a decision   of   that   question   between   the   co­defendants.  It may be added that the doctrine may apply even though the party, against whom it is sought to enforce it, did not in the previous suit think fit to enter an appearance and contest the question. But to this the qualification must be   added   that,   if   such   a   party   is   to   be   bound   by   a previous judgment, it must be proved clearly that he had or must be deemed to have had notice that the relevant question was in issue and would have to be decided.”                                                          (emphasis supplied) 18 In  the   case   of  Md.  Saadat   Ali  (supra),  though  the  first  and   third conditions were fulfilled, the second condition was not fulfilled and hence it was held that the principles of res judicata will not apply, meaning thereby that all the three conditions should be fulfilled in order to apply the principles of res judicata.

12. It is true that under Section 11 of the CPC, when the matter has been directly or substantially in issue in a former suit between the   same   parties   or   between   parties   under   whom   they   or   any   of them claim, litigating under the same title, the decree in the former suit   would   operate   as  res   judicata  between   the   plaintiff   and   the defendant   or   as   between   the   co­plaintiffs   or   co­defendants.   For instance, if in a suit by P against D1 and D2, the matter is directly and   substantially   in   issue   between   D1   and   D2   and   adjudication upon that matter was necessary to determine the suit to grant relief to P, the adjudication would operate as res judicata  in subsequent suits   between   D1   and   D2   in   which   either   of   them   is   plaintiff   or defendant.  In other words, if a plaintiff cannot get his claimed relief without trying and deciding a case between the co­defendants, the court   will   try   and   decide   the   case   in   its   entirety   including   the 19 conflict   of   interest   between   the   co­defendants   and   the   co­ defendants will be bound by the decree. But if the relief given to the plaintiff does not require or involve a decision of any case between co­defendants,   the   co­defendants   will   not   be   bound   as   between each   other.   This   Court   in   the   case   of  Mahboob   Sahab   vs.   Syed Ismail and others, (1995) 3 SCC 693, considering the applicability of the   doctrine   of  res   judicata  between   co­defendants   held   that   the following four conditions must be satisfied, namely, “(1)   there   must   be   a   conflict   of   interest   between   the defendants concerned;

(2) it must be necessary to decide the conflict in order to give the reliefs which the plaintiff claims;

(3) the question between the defendants must have been finally decided; and  (4) the co­defendants were necessary or proper parties in the former suit.” To   reach   the   conclusion   mentioned   above,   this   Court   relied upon the judgments in the cases of  Syed. Mohd. Saadat Ali Khan vs. Mirza Wiquar Ali Beg, AIR 1943 PC 115;  Shashibushan Prasad Mishra   vs.   Babuji   Rai,   AIR   1970   SC   809   and  Iftikhar   Ahmed   vs. Syed Meharban Ali, (1974) 2 SCC 151.

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13. Coming   to   the   question   of   estoppel   as   argued   by   the defendant’s   counsel   based   on   the   admission   of   the   father   of   the plaintiffs in the pleadings and in his deposition regarding the title of the father of the defendant in the aforementioned earlier litigations, it is no doubt true that an admission is the best piece of evidence. However,   an   admission  can  always be explained, unless such an admission   gives   rise   to   the  principle  of estoppel. The principle of estoppel could have arisen if the father of the defendant had acted to   his   detriment   on   the   basis   of   the   representation   made   by   the plaintiffs’ father as the basic requirement for attracting the principle of estoppel, is that the person to whom the representation has been made   must   have   acted   on   the   basis   of   such   representation,   and particularly to his own detriment. In the matter on hand, the father of the defendant knew about the correct position on facts and he very well knew that he was the owner to the extent of 50% of the property only, and as he did not act to his detriment, the question of estoppel does not arise. As mentioned supra, it is well settled that in an auction purchase, the auction purchaser does not acquire any right   over   the   property   higher   than   that   of   the   judgment   debtor. 21 Since the principles of  res judicata  between co­defendants are not applicable   in   this   case,   and   since   a   mere   admission   does   not operate as an estoppel, such admission does not create or pass any title   in   favour   of   the   defendant’s   father   and   consequently   to   the defendant. On the other hand, it is apparent that the defendant’s father had right over only half of the property in question, which he had purchased.

14. The Division Bench has rightly negated the contention of the defendant   relating   to   adverse   possession.   From   the   evidence   on record, the  trial Court and the Division Bench of the High Court have come to the conclusion that the defendant has failed to prove that   he   and   his   predecessor­in­interest   had   possession   over   the entire   property   to   the   exclusion   of   the   plaintiffs   and   their predecessor.     No   material   is  found   on   record  which   emphatically discloses   that   the   physical   delivery   of   possession   of   the   property was given to the auction purchaser by evicting or in exclusion of all the persons including the plaintiffs’ father and the plaintiffs. In the absence of such material, the Trial Court and the Division Bench have   rightly   concluded   that   there   was   symbolic   delivery   of 22 possession   in   favour   of   the   auction   purchaser.   However,   the subsequent documents show joint possession of the plaintiffs and the defendant. Even now the names of both the parties are found in the   revenue   records.   The   documents   do   not   show   exclusive possession of either of the parties, but would indicate that they are in joint possession. Exhibits A­7, A­8 and A­9 are the pattas which disclose the names of both the parties in the revenue records. Even the house tax receipts are in the name of the plaintiffs’ predecessor. ‘A schedule’ property has already been subjected to partition  inter se  among the plaintiffs after the death of Narayanswamy Mudaliar and the allotment of property in question, i.e. ‘A Schedule’ has been made   in   favour   of   the   second  plaintiff   as  per     Exhibit   A­40.   The aforementioned records and certain other material on record would negative   the   contention   of   the   defendant   relating   to   adverse possession.   The plaintiffs have proved satisfactorily that they are the   owners   of   ‘A   Schedule’   property,   i.e.,   50%   of   the   property partitioned in 1912, which had ultimately fallen in the share of Mr. Narayanaswamy (grandfather of plaintiffs) as mentioned supra.   23

 15. In view of the same, we do not find any reason to interfere with the   impugned   judgment   of   the  Division   Bench   of  the   High  Court passed   in   L.P.A.   No.   70/2002   dated   29.01.2007.     The   instant appeal accordingly fails and is hereby dismissed.





                                    ……..………………………………….J.
                                        [N.V. RAMANA]




NEW DELHI;                          …….……………………………………J.
OCTOBER 23, 2018.                   [MOHAN M. SHANTANAGOUDAR]




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