Gujarat High Court
Maharashtra General Kamdar Union vs Official Liquidator - High Court Of ... on 4 February, 2020
Author: A.J.Desai
Bench: A.J.Desai
C/COMA/122/2014 ORDER
IN THE HIGH COURT OF GUJARAT AT AHMEDABAD
R/COMPANY APPLICATION NO. 122 of 2014
In
R/COMPANY PETITION NO. 157 of 1995
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MAHARASHTRA GENERAL KAMDAR UNION
Versus
OFFICIAL LIQUIDATOR HIGH COURT OF GUJARAT & 10 other(s)
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Appearance:
MS VIMAL PATEL, ADVOCATE with MR SUREN PATEL, ADVOCATE with VMP
LEGAL(7210) for the Applicant(s) No. 1
MR DHWANI TRIPATHI, AGP for the Respondent(s) No. 10,11,9
MR BH BHAGAT(153) for the Respondent(s) No. 3
MR DS VASAVADA(973) for the Respondent(s) No. 10
MR MAULIK J SHELAT(2500) for the Respondent(s) No. 6
MR RAJESH P MANKAD(2637) for the Respondent(s) No. 9
MS KJ BRAHMBHATT(202) for the Respondent(s) No. 1
NOTICE SERVED BY DS(5) for the Respondent(s) No. 2,4,5,7
OFFICIAL LIQUIDATOR(16) for the Respondent(s) No. 1
MR SANDEEP SINGHI, ADVOCATE with PARINI SHAH for SINGHI & CO(2725)
for the Respondent(s) No. 8
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CORAM: HONOURABLE MR.JUSTICE A.J.DESAI
Date : 04/02/2020
ORAL ORDER
1. The present Judge's Summon have been taken out by Maharashtra General Kamdar Union an authorized union of workmen's of Mumbai unit of the company in liquidation with following prayers made by applicant as follow: "[A] Your Lordships may be pleased to allow present Judge's Summon and direct the Official Liquidator to carry out the valuation of the property / assets of the company Ahmedabad Manufacturing & Calico Printing Mills company Ltd., in liquidation and put the same for auction and realize the amount;
Page 1 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER[B] Your Lordships may be pleased to direct the secured creditors to produce and declare the title of the assets of the company in liquidation which are in custody of the secured creditors;
[C] Your Lordships may be pleased to direct the Official Liquidator to submit the report giving all details in respect of the available immovable properties and the titles of the said immovable properties of Ahmedabad Manufacturing & Calico printing Mills Company Ltd. in liquidation, [D] ExParte adinterim relief in terms of prayer (B) may kindly be granted [E] Pass such other and further reliefs as may be deemed just and proper in the interest of Justice."
2. The applicant has filed an Affidavit dated 28.04.2014 in support of the Judge's Summons and contended therein that Ahmedabad Manufacturing and Calico Printing Mills Limited (in Liquidation) [hereinafter referred to as "the Company in liquidation"], was ordered to be wound up by order dated 20.04.1998 passed in Company Petition No.157 of 1995 that the Official Liquidator attached to this Court was appointed as Liquidator of the Company in liquidation. That, pursuant to order passed by this Court, the Official Liquidator published advertisements on 31.01.2011 in Gujarati and English prominent daily newspapers. However, no offer were received to purchase assets and properties of the company in liquidation except for Lot No.5B.
3. This Court (Coram : S. R. Brahmbhatt, J. ) issued notice to respondents on 01.05.2014. On receipt of the said notice, the Official Liquidator filed report dated 10.06.2014 seeking Page 2 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER permission to appoint Panel Valuer to carryout Valuation of the assets and properties of the company in liquidation as well as to appoint Advocate to carry out Title Search of following assets and properties of the company in liquidation: Sr.No. Particulars of Assets Ahmedabad Properties: Approx. 2,39,175 Sq. Mtrs., or thereabout Leasehold land TPS No.13, FP No.27 situated at Opp. Sardar Patel Vegetable 01 Market, Beharampura, outside Jamalpur Gate, Jamalpur, Ahmedabad. Popularly known as "Calico Mills" Premises Freehold Land, compound wall and building structure thereon,
02. known as purification plant/ETP of Calico Mill at Jamalpur, Ahmedabad TPS 13, FP No. 21 Freehold land alongwith plants, Machineries, building
03. structures and all other movables thereon situated at saranagar, Ahmedabad ( Helanka / Alankar Units ) Freehold land and residential quarters thereon of calico mills
04. residential blocks at Danilimda outside jamalpur gate, behrampura, Ahmedabad Vadodara Properties: Land and "A" type C8C9 type quarters thereon at Survey No. 295, Village Undera, GIDC, Nr. PT Township, Phase - II,
06. Vadodara belonging to Calico Polyester Fiber Division of Calico Mills
4. Thereafter, this court (Coram : N. V. Anjaria, J.) vide order dated 12.09.2014 directed the Official Liquidator to place relevant details on records. In compliance with said order, the Official Liquidator filed report dated 01.09.2014 stating therein that none of the secured creditors have title deeds / documents of the assets and properties of the company in liquidation.
5. Thereafter, this Court vide order dated 16.07.2015 Page 3 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER (Coram : Vipul M. Pancholi, J. ) gave following direction to the Official Liquidator: "(5) In view of the submissions canvassed on behalf of learned advocates for the parties and in view of the facts and circumstances of the present case, the Official Liquidator is permitted to avail the services of the DILR for the purpose of measurement and demarcation of the land of the company in liquidation with the help of panel valuer. The Official Liquidator is further permitted to avail the services of experienced solicitor firm/solicitor outside the panel with a view to carry out title search of the land of the company in liquidation (6) The Official Liquidator is directed to inform the DILR as well as appoint experienced solicitor firm/solicitor outside panel within a period of 10 (ten) days from the receipt of copy of this order. The DILR and the solicitor appointed shall submit their reports to the Official Liquidator as expeditiously as possible......"
6. Pursuant to aforesaid order, the Official Liquidator filed report dated 22.01.2016 interalia praying this court to permit the Official Liquidator to incur necessary expenses to carry out measurement of Land of the company in liquidation through District Inspector of Land Records and vide order dated 16.06.2016, this Court (Coram : R. M. Chhaya, J. ) permitted the Official Liquidator to incur necessary expenses to carry out DILR's measurement of Land of the company in liquidation.
7. Thereafter, the Official Liquidator filed reports dated 04.08.2016 , 04.10.2017 , 09.10.2017 & 08.11.2017 and placed on records reports of the DILR of (4) four properties of the company in liquidation situated at Ahmedabad in present application and Page 4 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER also sought direction against DILR, Vadodara to properly bifurcate area of land of the company in liquidation situated at Survey No. 295, Village Undera, GIDC, Nr. PT Township, Phase - II, Vadodara.
8. This Court vide order dated 06.03.2018 (Coram : C. L. Soni, J. ) permitted the Official Liquidator to get the properties of the company in liquidation situated at Ahmedabad valued by the Panel Valuer and also permitted to place such valuation report before the Sale Committee for its deliberation and recommendation and also directed the Official Liquidator to file appropriate report in the proceedings of present application.
9. In compliance with the said order, the Official Liquidator carried out Valuation of following four properties of the company in liquidation through M/s. Pranav Parikh & Associates, Panel Valuer: Sr.No. Particulars of Assets Ahmedabad Properties: Approx. 2,39,175 Sq. Mtrs., or thereabout Leasehold land TPS No.13, FP No.27 situated at Opp. Sardar Patel Vegetable Market, 01 Beharampura, outside Jamalpur Gate, Jamalpur, Ahmedabad. Popularly known as "Calico Mills" Premises Freehold Land, compound wall and building structure thereon,
02. known as purification plant/ETP of Calico Mill at Jamalpur, Ahmedabad TPS 13, FP No. 21 Freehold land alongwith plants, Machineries, building structures
03. and all other movables thereon situated at saranagar, Ahmedabad ( Helanka / Alankar Units ) Freehold land and residential quarters thereon of calico mills
04. residential blocks at Danilimda outside jamalpur gate, behrampura, Ahmedabad Page 5 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER On receipt of the valuation reports of aforesaid four assets of the company in liquidation from M/s. Pranav Parikh & Associates, Panel Valuer, the Official Liquidator placed the same before the members of the Asset Sale Committee on 04.09.2018 for their deliberation and recommendation and on the basis of the recommendations the Official Liquidator filed report dated 07.12.2018 alongwith minutes of the Asset Sale Committee dated 04.09.2018.
10. In report dated 07.12.2018 filed by the Official Liquidator, on the basis of recommendation of the members of the Asset Sale Committee, the Official Liquidator proposes following upset price and EMD of four assets of the company in liquidation situated at Ahmedabad: [I] MAIN LAND SITUATED AT JAMALPUR : Details of Assets Upset Price (`) EMD (`) Approximately 2,39,091.00 Sq. Mtrs., freehold Land situated at F. P. No.27, T.P. No. 13, Opp. Sardar Patel Vegetable 6,00,00,00,000/ 60,00,00,000/ Market , Nr. Jamalpur Bridge, Behrampura, Ahmedabad alongwith Civil Construction thereon * [ II] LAND OF PURIFICAITON PLANT SITUATED AT JAMALPUR : Details of Assets Upset Price (`) EMD (`) Approximately 1930.00 Sq. Mtrs., 2,09,00,000/ 20,90,000/ Page 6 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER leasehold industrial Land situated at F. P. No.21, T.P. No. 13, Nr. River Front, Behind Burial Ground, Opp. Sardar Patel Vegetable Market, Behrampura, Ahmedabad alongwith civil construction thereon.
[ III ] HELANKA / ALANKAR UNIT, BEHRAMPURA : Sr. Details of Assets Upset Price EMD No. (`) (`) 01 Approximately 33,623.00 Sq.
Mtrs., freehold industrial N.A.
Land popularly known as
"Helanka / Alankar Unit"
80,00,00,000/ 80,00,000/
situated at F. P. No.122/P, T.P.
No. 13, Sara nagar, Pirana Road,
Nr. BRTS bus Stand,
Behrampura, Ahmedabad
02 Plants , Machineries & Civil
Construction at "Helanka /
Alankar Unit" situated at F. P.
No.122/P, T.P. No. 13, Sara 4,07,00,000/ 40,70,000/
nagar, Pirana Road, Nr. BRTS
bus Stand, Behrampura,
Ahmedabad.
Total 84,07,00,000/ 1,20,70,000/
[ IV ] RESIDENTIAL QUARTERS , DANI LIMADA : Sr. Details of Assets Upset Price EMD No. (`) (`) Approximately 1689 Sq. Mtrs., freehold , N.A. with Residential 01 use land situated at Nr. Police 3,65,00,000/ 36,50,000/ Quarters, DaniLimada, Behrampura, Ahmedabad 02 Civil Construction of Residential 45,00,000/ 4,50,000/ quarters situated at Nr. Police Quarters, DaniLimada, Behrampura, Ahmedabad Page 7 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER Behrampura, Ahmedabad.
Total 4,10,00,000/ 41,00,000/
11. In the said report , the Official Liquidator prayed various prayers including permission of sale and assets of the company in liquidation which are as under: (A) "This Hon'ble Court may be pleased to grant leave to the Official Liquidator to place on record the Valuation Report received as & when from M/s. Multi Engineers (P.) Ltd., and Title Search Report received from M/s. Trivedi Law Office & Associates in present proceedings for kind perusal of this Hon'ble Court.
(B) In view of the facts narrated in para (09) of this report, this Hon'ble Court may be pleased to permit the Official Liquidator to evacuate inhabitants from quarters mentioned at Sr. No.01 hereinabove with the help of Ahmedabad Municipal Corporation , Police Authorities , District Administrative Authorities , Texitle Labour Association and Secured Creditors and also direct them to provide all necessary assistance for evacuating inhabitants from Chawls occupants to ensure Law and Order situation at the site as well as to avoid any untoward incident after issuing legal notices.
(C) In view of facts narrated in para (07) to (12) of this report, this Hon'ble Court may be pleased to direct the Official Liquidator to publish sale proclamation of property mentioned at Sr. No.01 either from option "A" or option "B" mentioned at Para (12) as recommended by members of Asset Sale Committee or fix any other amount as upset price and EMD which this Hon'ble Court may consider fit and proper for inviting offers for sale of the assets and properties of the abovenamed company in liquidation, from the prospective bidders (D) In view of facts narrated in para (13) to (16) of this report, this Hon'ble Court may be pleased to direct the Official Liquidator to publish sale proclamation of property mentioned at Sr. No.02 as recommended by the sale committee in para (16) to fix upset price and EMD for sale Page 8 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER of the assets and properties of the company in liquidation or fix any other amount as upset price and EMD which this Hon'ble Court may consider fit and proper for inviting offers for sale of the assets and properties of the above named company in liquidation, from the prospective bidders.
(E) In view of facts narrated in para (17) to (21) of this report, this Hon'ble Court may be pleased to direct the Official Liquidator to publish sale proclamation of property mentioned at Sr. No.03 as recommended by the sale committee in para (21) to fix upset price and EMD for sale of the assets and properties of the company in liquidation or fix any other amount as upset price and EMD which this Hon'ble Court may consider fit and proper for inviting offers for sale of the assets and properties of the above named company in liquidation, from the prospective bidders.
(F) In view of facts narrated in para (22) to (24) of this report, this Hon'ble Court may be pleased to direct the Official Liquidator to publish sale proclamation of property mentioned at Sr. No.04 as recommended by the sale committee in para (24) to fix upset price and EMD for sale of the assets and properties of the company in liquidation or fix any other amount as upset price and EMD which this Hon'ble Court may consider fit and proper for inviting offers for sale of the assets and properties of the above named company in liquidation, from the prospective bidders.
(G) In view of facts narrated in para (22) of this report, this Hon'ble Court may be pleased to permit the Official Liquidator to evacuate inhabitants of quarters mentioned at Sr. No.04 hereinabove with the help of Ahmedabad Municipal Corporation , Police Authorities , District Administrative Authorities , Texitle Labour Association and Secured Creditors and also direct them to provide all necessary assistance for evacuating inhabitants of Chawls occupants to ensure Law and Order situation at the site as well as to avoid any untoward incident after issuing legal notices to illegal occupants.
(H) In view of facts stated in para (25) of this report, the Hon'ble Court may be pleased to permit the Official Liquidator to allow nominees to successful purchasers to attract more intending purchasers to purchaser the land of the company in liquidation.
Page 9 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER(I) In view of facts stated in para (25) and (26) of this report, the Hon'ble Court may be pleased to permit the Official Liquidator to publish Sale Proclamation in "Times of India"
in English Script in all India edition , "Gujarat samachar"
Gujarati Script in all Gujarat editions & widely circulated Newspapers in vernacular language in Metro cities i.e. New Delhi , Kolkata , Chennai & Mumbai or any other newspapers as may be deemed fit and proper by this Hon'ble Court and also on website of Ministry of Corporate Affairs as well as High Court of Gujarat or in any such Newspapers as may be directed by this Hon'ble Court with proposed sale schedule.
(J) This Hon'ble Court may be pleased to approve the sale schedule as proposed in para (32) herein above by fixing date and time as may be deem fit and proper by this Hon'ble Court.
(K) This Hon'ble Court may be pleased to permit the Official Liquidator to incur necessary advertisement expenses from the fund available in the Company's A/c and make payment to Advertisement Agency on receipt of the bills."
12. Meanwhile, in terms of decision taken in the meeting of the Asset Sale Committee dated 04.09.2018, the Official Liquidator carried out another valuation of aforesaid four properties of the company in liquidation through M/s. Multi Engineers. On receipt of Valuation reports from M/s. Multi Engineers, the Official Liquidator has the same place on record vide report dated 18.02.2019 alongwith statement showing comparison of Valuation carried out by said both Valuer namely M/s. Pranav Parikh & Associates & M/s. Multi Engineers, Panel Valuers which is produced as under: THE COMPARISION STATEMENT OF VALUATION OF AFORESAID FOUR ASSETS OF COMPANY(IN LIQN.) PREPARED BY M/S. PRANAV PARIKH & ASSOCIATES, & M/S. MULTI ENGINEERS, PANEL VALUER: Page 10 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER SR. VALUE AS VALUE AS NO. SUGGESTED BY SUGGESTED BY DISCRIPTION OF PROPERTIES M/S. PRANAV M/S. MULTI PARIKH & ENGINEERS ASSOCIATES Approximately 2,39,091.00 Sq.
Mtrs., freehold land alongwith civil construction situated at F. P. No. 01 5,98,85,00,000/ 5,74,92,15,130/ 27, TP No.13, Opp. Sardar Patel Vegetable Market, Nr.Jamalpur Bridge, Behrampura, Ahmedabad Approximately 1930.00 Sq. Mtrs., leasehold land situated at F. P. No. 21, TP No.13, Nr. River Front, B/h., 02 2,08,35,000/ 2,12,71,600/ Burial Ground, Opp. Sardar Patel Vegetable Market Behrampura, Ahmedabad Approximately 33,623.00 Sq. Mtrs., freehold industrial NA Land, popularly known as "Helanka / 03 Alankar Unit", situated at 122/P, 79,84,70,000/ 80,11,44,000/ [I] TP No.13, Sara Nagar, Pirana Road, Nr. BRTS bus stand, Behrampura, Ahmedabad Plants, Machineries & Civil Construction situated at "Helanka / Alankar Unit", situated at 122/P, [II] 4,06,45,000/ 3,48,13,785/ TP No.13, Sara Nagar, Pirana Road, Nr. BRTS bus stand, Behrampura, Ahmedabad Approximately 1689 Sq. Mtrs., freehold NA with Residential use 04 land situated at Nr. Police 3,63,80,000/ 4,12,89,840/ Quarters, Danilimada, Behrampura, Ahmedabad [II] Civil Constructions thereon 45,00,000/ 41,13,360/
13. Thereafter, vide order dated 23.01.2020 this court directed the Official Liquidator to visit all 04 (four) properties of the company in liquidation situated at Ahmedabad alongwith representatives of secured creditors and workmen's unions of the company in liquidation. In compliance with said order, the Official Page 11 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER Liquidator alongwith authorized representatives of secured creditors and workmen's union have visited the premises of the company in liquidation on 28.01.2020 and thereafter, the Official Liquidator filed further report dated 30.01.2020 alongwith minutes dated 28.01.2020 drawn at sites as well as revised sale schedule for sale of said four assets and properties of the company in liquidation.
14. Ms. Kalpana Brahmbhatt, Ld. Panel Advocate for the Official Liquidator has drawn attention of this Court to minutes dated 28.01.2020 drawn at sites, wherein members present have unanimously decided to put said all four properties of the company in liquidation for sale after taking permission of the Hon'ble High Court of Gujarat as well as for issuing eviction notices to illegal occupants / encroachers residing in premises of the company in liquidation. Mr. D. S. Vasavada, Ld. Advocate appearing for Textile Labour Association brought to the knowledge of this Court that one litigation regarding movables assets lying at Halanka / saranagar is pending before the Hon'ble Division Bench and further submitted that if an amount of Rs.1,75,000/ is separately kept in the name of Jubilee Mills Credit Society, he has no objection for sale of th assets and properties of the company in liquidation.
15. Heard Learned Counsels appearing for respective parties and after perusing recommendation made by members of Page 12 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER the Asset Sale Committee and as per observation made herein above, the Official Liquidator is hereby permitted to initiate proceedings for sale of said four assets and properties of the company in liquidation and is further permitted to fix upset price and EMDs in following manners: [ I ] MAIN LAND SITUATED AT JAMALPUR : Details of Assets Upset Price (`) EMD (`) Approximately 2,39,091.00 Sq. Mtrs., freehold Land situated at F. P. No.27, T.P. No. 13, Opp. Sardar Patel Vegetable 6,00,00,00,000/ 60,00,00,000/ Market , Nr. Jamalpur Bridge, Behrampura, Ahmedabad alongwith Civil Construction thereon * [ II ] LAND OF PURIFICAITON PLANT SITUATED AT JAMALPUR : Details of Assets Upset Price (`) EMD (`) Approximately 1930.00 Sq. Mtrs., leasehold industrial Land situated at F. P. No.21, T.P. No. 13, Nr. River Front, Behind Burial 2,09,00,000/ 20,90,000/ Ground, Opp. Sardar Patel Vegetable Market, Behrampura, Ahmedabad along with civil construction thereon.
[ Iii ] HELANKA / ALANKAR UNIT, BEHRAMPURA : Sr. Details of Assets Upset Price EMD No. (`) (`) 01 Approximately 33,623.00 Sq. Mtrs., 80,00,00,000/ 80,00,000/ freehold industrial N.A. Land popularly known as "Helanka / Alankar Unit" situated at F. P. No.122/P, T.P. No. 13, Sara nagar, Pirana Road, Nr. BRTS bus Stand, Page 13 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER Behrampura, Ahmedabad 02 Plants , Machineries & Civil Construction at "Helanka / Alankar Unit" situated at F. P. No.122/P, T.P. 4,07,00,000/ 40,70,000/ No. 13, Sara nagar, Pirana Road, Nr.
BRTS bus Stand, Behrampura, Ahmedabad.
Total 84,07,00,000/ 1,20,70,000/ [ Iv ] RESIDENTIAL QUARTERS , DANI LIMADA : Sr. Details of Assets Upset Price EMD No. (`) (`) Approximately 1689 Sq. Mtrs., freehold , N.A. with Residential use 01 land situated at Nr. Police Quarters, 3,65,00,000/ 36,50,000/ DaniLimada, Behrampura, Ahmedabad Civil Construction of Residential quarters situated at Nr. Police 02 Quarters, DaniLimada, Behrampura, 45,00,000/ 4,50,000/ Ahmedabad Behrampura, Ahmedabad.
Total 4,10,00,000/ 41,00,000/
16. The schedule programme for sale of the assets and properties of the company in liquidation is as under: Sr. Particulars Date No. 01 Issuance of sale proclamation in Newspaper 11.03.2020 02 Issuance of Tender Forms to the intending purchasers 13.03.2020 03 Inspection to the intending purchasers Lot No. I 19.03.2020 Lot No.II 19.03.2020 Lot No. III 20.03.2020 Lot No.IV 20.03.2020 04 Last date of receipt of Tenders 09.04.2020 Page 14 of 16 Downloaded on : Thu Feb 06 06:50:14 IST 2020 C/COMA/122/2014 ORDER 05 Opening of Tenders and auction / intersebidding before the Hon'ble Court on the same date or such 17.04.2020 other day and time as may be convenient to the Hon'ble Court
17. The Official Liquidator is further directed to set apart amount that is realized from the sale of movable assets of M/s. Ahmedabad Jubilee Mills Ltd., (In Liqn.) i.e. Halanka / Saranagar Unit [Lot No.03(2)] separately and invested the same in the name of M/s. Ahmedabad Jubilee Mills Ltd., (In Liqn.) after setting apart an amount of Rs.1,75,000/ to be kept and invested in the name of Jubilee Mills Employees Credit Society till further order.
18. So far as Prayer 33 (B) of Official Liquidator's Report dated 07.12.2018 is concerned, the Official Liquidator is hereby permitted to take action in accordance with Law against the encroachment / illegal occupants residing in the premises of the company in liquidation for vacating the same.
19. With above direction, present application is disposed of in terms of prayer made by the Official Liquidator in his report dated 07.12.2018 in para 33 (I) & (K) and in view of the aforesaid direction, remaining prayers does not survived.
20. Official Liquidator shall file a fresh report on completion of sale of the property referred herein above.
21. Direct service is permitted.
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