Delhi District Court
Kamla Devi & Ors. V. Ishwari Devi & Ors vs Smt. Ishwari Devi on 13 August, 2018
Kamla Devi & Ors. V. Ishwari Devi & Ors.
IN THE COURT OF SH. ARUN SUKHIJA,
ADDITIONAL DISTRICT JUDGE - 07, (CENTRAL DISTRICT)
TIS HAZARI COURTS, DELHI.
M. NO.: 15/2011
UNIQUE CASE ID NO.: 60850/16
1.Smt. Kamla Devi W/o Sri Mahendra Pal R/o House No. 352/5C, Bhoo Dutta Colony, Ballabh Garh, Faridabad, Haryana.
2. Smt. Shanti Devi W/o Shri Tilak Raj House No.1256, Gali No.17, DDA Flats, Madangir, New Delhi.
3. i) Smt. Sushil D/o Late Smt. Ram Piyari W/o Sh. Babu R/o Post Office Amya Pur, Distt. Karnal, Harayana.
ii) Shri Subash S/o Late Smt. Ram Piyari R/o Village Mandolla, Distt. Ghaziabad, Uttar Pradesh.
iii) Smt. Mahindri D/o Late Smt. Ram Piyari W/o Shri Puran Chand Sharma R/o Village Kishan Pur, Post Office Rebada Tehsil Anup Sher, Distt. Bulandshar, Uttar Pradesh.
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iv) Shri Satish S/o Late Smt. Ram Pyari, R/o Village Mandolla, Distt. Ghaziabad, Uttar Pradesh.
v) Shri Rajbir S/o Late Smt. Ram Pyari, R/o Village Mandolla, Distt. Ghaziabad, Uttar Pradesh.
vi) Smt. Santosh W/o Shri Om Parkash D/o Late Smt. Ram Pyari R/o House No. 907/2, Shyam Colony, Near Durga Nursing Home, Ballabgarh, Distt. Faridabad, Haryana - 121 004.
vii) Late Sh. Raj Kumar S/o Late Smt. Ram Pyari, (Through LRs) vii (A) Smt. Kusum W/o Late Sh. Raj Kumar R/o Village Mandolla, Distt. Ghaziabad, Uttar Pradesh.
vii (B) Master Shiva (through Mother Smt. Kusum) S/o Late Sh. Raj Kumar R/o Village Mandolla, Distt. Ghaziabad, Uttar Pradesh.
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viii) Smt. Raj Kumari W/o Pt. Ashok Kumar Sharma D/o Late Smt. Ram Pyari R/o Balaji Mandir Wali Gali, Mahesh Property Dealer, Subhash Colony, Balbagah, Distt. Faridabad, Haryana - 121 004.
4. Shri Ajit Singh S/o Late Shri Ram Kishan R/o 2751 /9, Gali No.17, Kailash Nagar, Delhi - 110 031. ..........Plaintiffs VERSUS
1. Smt. Ishwari Devi D/o Late Ram Ditta Mal R/o P52, Chander Shekhar Azad Colony, Kishan Ganj, Delhi.
2. Shri Vinod Kumar S/o Shri Shish Pal Singh R/o H. No. IX/4855, Main Road, Old Seelam Pur, Delhi.
3. Smt. Sikha Devi alias Kranti W/o Shri Ram Das Sharma R/o Village Bara Gaon, Khekhra, Bhagpat, Uttar Pradesh.
4. Late Smt. Kalawati W/o Shri Banarsi Sharma M. No. 15/2011 Page 3 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
4a. Late Shri Anil Kumar S/o Shri Banarsi Sharma 4b. Shri Chander S/o Shri Banarsi Sharma 4c. Shri Anand Kumar S/o Shri Banarsi Sharma Legal heirs of Defendant no.4 (a) Shri Anil Kumar 4d. Shri Manoj Kumar 4e. Shri Pardeep Kumar 4f. Shri Pawan Kumar All R/o H. No. 1/1133, Gali No.6, Subhash Park Extn., Naveen Shahdara, Delhi - 110 032.
5. Late Smt. Sukh Devi W/o Shri Bhaktoo Ram Through legal heirs: 5a. Late Shri Ramesh (now deceased) S/o Bhaktoo Ram Through legal heirs: 5a (i) Smt. Bimla W/o Late Shri Ramesh R/o House No. 110, Village Ranwar, Ranwar, Karnal, Haryana - 132 001.
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5a (ii) Shri Dharampal
S/o Late Shri Ramesh
R/o House No.110,
Village Ranwar,
Ranwar, Karnal,
Haryana - 132 001.
5a (iii) Shri Satpal
S/o Late Shri Ramesh
R/o House No. 110,
Village Ranwar,
Ranwar, Karnal,
Haryana - 132 001.
5a (iv) Smt. Kamlesh
D/o Late Shri Ramesh
R/o H. No. 182,
Ward No. 9,
Sheela Market,
Distt. Indari,
Karnal, Haryana.
5a (v) Smt. Suneeta
D/o Late Shri Ramesh
W/o Shri Satish
R/o H. No. 639,
Mahadev Colony,
Near Hanuman Mandir,
Panipat, Haryana.
5a (vi) Smt. Rekha
D/o Late Shri Ramesh
W/o Shri Sanjay
R/o H. No. 316,
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Kamla Devi & Ors. V. Ishwari Devi & Ors.
Near Bharamanand School, Ootla Village, Distt. Panipat, Haryana.
5a (vii) Smt. Prem
W/o Shri Mukesh
R/o H. No. 78, Purani Mandi,
Sifdho, Distt. Asndh,
Haryana.
5b. Shri Suresh Kumar
S/o Sh. Bhaktoo Ram
5c. Shri Raj Kumar
S/o Sh. Bhaktoo Ram
5d. Shri Vijay Pal
S/o Sh. Bhaktoo Ram
5e. Shri Rattan Lal
S/o Sh. Bhaktoo Ram
All R/o Village Saver, Post Office Rawal, Distt. Karnal, Haryana.
6. Smt. Sushila Devi W/o Shri Ram Kishan H. No. 189, Ward No. 10, Khara Kuan Chowk, Naraingarh, Distt. Ambala, Haryana. ..........Defendants M. No. 15/2011 Page 6 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
Date of Institution : 08.04.2011 Date when the case reserved for order : 30.07.2018 Date of Order : 13.08.2018 J U D G M E N T
The present suit for partition was filed by the plaintiffs against the defendants and preliminary decree was passed through judgment and decree dated 24.12.2009 and amended decree dated 09.06.2016 holding that the legal heirs of late Smt. Amro Devi (6 daughters and one son) namely Smt. Shanti Devi, Smt. Ram Pyari (deceased), Smt. Kamla Devi, Smt. Sikha Devi @ Kranti, Smt. Kalawati (deceased), Smt. Sukh Devi (deceased) and Sh. Ram Kishan (deceased) are entitled to 1/7 th undivided equal share in respect of the property bearing no.2751/9, Gali No.17, Kailash Nagar, Delhi, built on plot no. K33, out of Khasra No. 127 and matter was fixed for division of suit property by metes and bound.
During the further proceedings, Local Commissioner was appointed, who tendered in his report. In his report, Ld. Local Commissioner has suggested that the mode of partition of the suit property is by auction only and there is no other mode of partition.
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The Ld. Predecessor of this Court has observed vide order dated 08/08/2016 that the Local Commissioner has suggested auction as only mode of the partition. Till date, the parties have not filed any objection against the report of the Local Commissioner. The principles of the auction sale is as under: PRINCIPLES OF AUCTION SALE Section 2 of the Partition Act, 1893 is reproduced as under: "2. Power to court to order sale instead of division in partition suits Whenever in any suit for partition in which, if instituted prior to the commencement of this Act, a decree for partition might have been made, it appears to the court that. by reason of the nature of the property to which the suit relates, or of the number of the shareholders therein, or of any other special circumstance, a division of the property cannot reasonably or conveniently be made, and that a sale of the property and distribution of the proceeds would be more beneficial For all the shareholders, the court may, If it thinks fit, on the request of any of such shareholders interested individually or collectively to the extent of one moiety or upwards, direct a sale of the property and a distribution of the proceeds."
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The Full Bench of Hon'ble High Court of Delhi has recently dealt the issue of Sale of the property in Partition in Case bearing O. REF. 2/2018 IN CS(OS) 1098/2005 titled as Indu Singh and Anr. Versus Prem Chaudhary and Ors. decided on 11.05.2018.
The para Nos.4 to 6 of the said Judgment is reproduced herein: "4(i). The meaning of „partition‟, in one more sense, is to give a person his monetary value of the share in the joint properties. Before passing of the Partition Act 1893, the concept of partition only meant partition by metes and bounds or physical partition of the joint properties. In many cases on account of the fact that physical partition by metes and bounds was not possible, there hence resulted a stalemate, because neither the properties could be physically partitioned by metes and bounds nor could sale take place of the joint properties because there was no concept prevalent of partition having the effect of giving a person his monetary value share in the joint properties by selling the joint properties. Partition Act was enacted to remedy this failing. By the Partition Act it was provided for the first time that in case a joint property could not be physically partitioned by metes and bounds (including by applying the principle of owelty or equalisation) then in such a scenario the joint property could be sold. I may note that owelty means that when by physical partition a coowner gets less or more physical property than falling to as per his percentage share in a joint property, then in such a case final partition is effected by, besides physically partitioning the property, in addition also awarding M. No. 15/2011 Page 9 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
a monetary amount to a person who gets a lesser share of the property on partition than the monetary value equivalent of his share. The person who gets a share which is larger than his monetary value entitlement on partition becomes liable to pay a monetary amount to a person who gets a share lesser than is his monetary value entitlement of his share in the joint property/properties. Owelty principle is thus an equalisation principle.
"(ii) Enactment of the Partition Act however did not provide a complete cure because an entitlement to sell the joint property/properties was only when more than one moiety or upwards of the shareholders agree that the joint property/properties are to be sold. Moiety means 50% or a half share. Therefore in a scenario where less than 50% of the joint owner(s) wanted an order of sale, then such an order of sale could not be passed. Therefore though the bringing into force of the Partition Act did remedy some shortcoming in the position of the partition law prevailing before the passing of the Partition Act by entitling the sale of the joint property/properties, yet even after passing of this Act there still remained a failing/shortcoming in the situation where if 50% or more of the joint owners did not agree for sale then once again there was a stalemate because partition could not be effected of the joint property/properties either by physical partition by metes and bounds or by selling the joint property/properties and giving a monetary value from the sale proceeds of the joint property/properties to a coowner as per his share percentage in the joint property/properties. We note that there is an aspect with respect to an M. No. 15/2011 Page 10 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
order of sale under the Partition Act to be deemed to be a decree in terms of Section 8 of the Partition Act, and this aspect will be adverted to in detail hereinafter inasmuch as the provision of Section 8 of the Partition Act existing in this Act is the main reason for reference to this Full Bench.
"5(i). The Partition Act was passed in the year 1893 and Code of Civil Procedure was passed later in the year 1908. There are two provisions of CPC which are relevant to the issues at hand, and which are the provisions of Order XX Rule 18 and Order XXVI Rule 14. These provisions have already been reproduced above.
"(ii) A reference to Order XX Rule 18 CPC shows that properties of which partition take place are of two types. First type of properties are agricultural properties i.e. those properties which pay land revenue to the Government. Qua such properties the provision of SubRule (1) of Order XX Rule 18 CPC applies. Second type of properties are the properties in urban areas and with respect to partition of such properties, it is the provision of SubRule (2) of Order XX Rule 18 which applies.
"(iii) As per Order XX Rule 18 SubRule (1) in a suit for partition there is only one decree which is passed and the ministerial act of physical division of joint property/properties is left to the Collector or a person deputed by the Collector as is provided in Section 54 CPC. Therefore with respect to partition suits of properties paying land revenue to the Government, after a decree was passed declaring the shares of the parties, then by the same decree the Collector or a person deputed by the Collector is appointed to bring about physical M. No. 15/2011 Page 11 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
division of the properties in terms of the shares declared in the decree.
"(iv) So far as urban immovable properties are concerned which are not the subject matter of SubRule (1) of Order XX Rule 18 CPC, SubRule (2) of Order XX Rule 18 CPC provides that where partition cannot be conveniently made without further enquiry, then first a preliminary decree is passed declaring shares/rights of the parties, and thereafter further directions as are required in the facts and circumstance of the each case are passed. Of course, even with respect to immovable properties which are subject matter of SubRule (2) of Order XX Rule 18 CPC there can be cases where it may not be required to pass first only a preliminary decree, and that in certain cases a Court can pass both a preliminary and final decree by one judgment if the properties which are subject matter of the suit for partition are such that the Court can physically divide the joint properties in terms of the shares of the joint owners.
"(v) Of course, the factum of physical division of the properties, whether under SubRule (1) or under SubRule (2) of Order XX Rule 18 CPC, the same would also be; where facts of a case so require; by also applying the principle of owelty, because surely and in many cases partition by metes and bounds does result in a person getting that physical share of the property/properties which will be less or more than the monetary value percentage share of that coowner/joint owner in the properties. The principle of owelty (i.e. an equalization amount) is found and clearly so specified under Order XXVI Rule 14 SubRule (1), M. No. 15/2011 Page 12 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
and this SubRule (1) of Order XXVI Rule 14 will apply to partition of the properties which are subject matter of both SubRule (1) and SubRule (2) of Order XX Rule 18 CPC.
"6.(i) At this stage it will be extremely relevant to note two important aspects.
(ii) First aspect is that while SubRule (2) of Order XX Rule 18 CPC provides that a court may on account of the facts and circumstances as regards the properties which are subject matter of the suit for partition, find that straightaway a final decree for partition cannot be passed giving physical shares in the joint properties to the joint owners, then therefore in such cases, the court passes only a preliminary decree declaring the shares of the parties, and that after passing of the preliminary decree, a court has; as per the last line and set of words of SubRule (2) of Order XX Rule 18 CPC;
powers to pass "such further directions as may be required". These words appearing at the end of the SubRule (2) of Order XX Rule 18 CPC are very important and of great significance because these words in my opinion has removed the shortcoming which had still remained in spite of passing of the Partition Act as regards the situation when moiety or upwards of the shareholders did not want sale of the suit properties. With respect to properties which were not subject matter of payment of land revenue to the government, then with respect to such properties which are subject matter of Order XX Rule 18 SubRule (2) CPC, court was given intendedly the power to pass such further directions as may be required, and such a wide expression therefore in my opinion will entitle a civil court to order for sale of the joint property/properties even if moiety or upwards of M. No. 15/2011 Page 13 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
the shareholders do not want sale of the joint property/properties. This language of the last few words at the end of Order XX Rule 18 SubRule (2) in my opinion becomes very important and relevant in today‟s age and date because a considerable number of immovable properties which are subject matter of suits for partition are properties which have been constructed many decades earlier and which is the next aspect which is being immediately adverted to hereinafter.
"(iii) The second aspect is that over a period of time in urban areas the covered area of construction which is permissible on a plot has been steadily increasing. For example in Delhi previously on a plot ordinarily a ground floor, first floor and a barsati floor (part second floor) was only allowed to be constructed. Barsati floor means that the entire second floor is not allowed to be covered but the second floor which is called as a barsati floor is allowed to be only partly covered. The municipal law thereafter changed whereby almost the entire second floor was allowed to be covered. Thereafter, the municipal law has further changed and a third floor was allowed to be constructed, besides allowing construction of a basement on a property.
Now in addition to a plot having a basement and four floors, in view of the scarcity of parking of vehicles in a city like Delhi on account of the existence of unending number of vehicles, stilt parking is also permitted to be made below the ground floor and above the basement floor. Since the ultimate object and the real intention of the joint properties being partitioned is to give a person his monetary value equivalent of his percentage share in the joint property/properties, and since now additional Floor Area Ratio M. No. 15/2011 Page 14 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
(FAR)/covered area permissible, therefore in old constructed properties, simply by physically dividing the existing construction the same does not result in a person getting his monetary value of his percentage share in the joint property/properties. Partition therefore really in today‟s date and age in urban areas is a partition in terms of FAR/covered area, and once that is so, then on such FAR/covered area being available to a coowner/joint owner then such a person may/would/could want to reconstruct for enjoying more constructed area falling to his share, and which will necessarily require bringing down the old construction and thereafter making fresh construction on the plot of basement plus four floors and stilt parking. Thus in very old constructed properties simply physically partitioning of such joint property/properties is not the answer, and the joint property/properties in many cases have necessarily to be sold so as to give a person his actual monetary share value in the joint property/properties. At this stage I would hasten to add that with respect to sale of a joint property, the entitlement of a coowner in terms of Sections 3,4, 6 and 7 of the Partition Act come in, whereby on an order being passed of sale of a joint property, the sale is not necessarily and firstly by public auction/sale, because firstly in the sale proceedings, one or more coowners can buy out the other coowner/coowners i.e. rights of pre emption.
"(iv) Therefore in my opinion the words as found in the last line of SubRule (2) of Order XX Rule 18 CPC would result in a position that as of today there no longer exists any gap or shortcoming or failing which would result in a stalemate if joint M. No. 15/2011 Page 15 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
owner(s), having less than a 50% share, ask for his/their share by filing a suit for partition of the joint property/properties.
I have perused the file. The size of the property in question is so small that it is not feasible to divide the property by metes and bounds. Considering the number of parties and size of the plot, the only mode which is available under the law is to auction the property in question or to invoke Section3 of the Partition Act, 1893. However, the final decree is required to be passed before invoking Section3 of the Partition Act, 1893. The final decree is required to engrossed upon the NonJudicial stamp paper, as has been dealt by the Hon'ble High Court in the aforesaid Judgment and the relevant operative portion of the said judgment is reproduced as under: "ORDER OF THE FULL BENCH (Per majority, R.K. Gauba, J, dissenting):
"I. An order of sale passed under Section 8 of the Partition Act is a final decree in a partition suit, and all proceedings towards sale of the property which is subject matter of the final decree of partition, have to take place in execution proceedings of this final decree.M. No. 15/2011 Page 16 of 19
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"II. An order of sale in a partition suit passed under Section 8 of the Partition Act is an instrument of Partition under Section 2(15) of the Stamp Act and requires to be stamped in accordance with Article 45 of the Schedule thereof.
"III. The judgments of this Court in the cases of K.N. Khanna 2000 (55) DRJ 544: 2000 (87) DLT 286 (DB) and Sushil Kumar Gupta v. Smt. Prem Gupta and Ors. 2013 (135) DRJ 341 (DB) are hereby overruled."
Section 8 of the Partition Act, 1893 is also reproduced hereunder: "8. Orders for sale to be deemed decrees.Any order for sale made by the court under section 2,3 or 4 shall be deemed to be a decree within the meaning of section 2 of the Code of Civil Procedure (14 of 1552)."
RELIEF Accordingly, considering the facts & circumstances of the present case, the following FINAL ORDER (A) The suit property bearing no. 2751/9, Gali No.17, Kailash Nagar, Delhi, built on plot no. K33, out of Khasra No. 127 shall be sold out in auction and the auction amount, after deducting necessary expenses, shall be distributed to the parties, as per their M. No. 15/2011 Page 17 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
respective share passed in the preliminary judgment and decree dated 24/12/2009 alongwith amended decree dated 09/06/2016.
The parties are, however, at liberty to invoke Section 3 of the Partition Act at the time of execution of the Final Decree.
(B) The Final decree in this case is required to be engrossed upon nonjudicial papers as an order of sale in a partition suit passed under Section 8 of the Partition Act is an instrument of Partition under Section 2(15) of the Stamp Act and requires to be stamped in accordance with Article 45 of the Schedule thereof. The parties are directed to place on record the non judicial stamp papers of requisite amount, as per Article 45, in accordance with their shares.
(C) If one party or more than one party fails to deposit the non judicial stamp papers of their respective shares, then the other party(s) is/are at liberty to file the non judicial stamp paper of the value of the defaulting party and the amount so spent by such party(s) shall be recoverable as a cost and the auction amount of the defaulting party(s) shall be reduced accordingly against the said M. No. 15/2011 Page 18 of 19 Kamla Devi & Ors. V. Ishwari Devi & Ors.
cost and shall be paid to the party who had borne the expenses of defaulting party.
Accordingly, the Final Decree is drawn upon only on the submission of the requisite Stamp papers.
Decreesheet be prepared accordingly in terms of the this judgment.
File be consigned to record room after due compliance.
Announced in the open court (ARUN SUKHIJA) on 13/08/2018. ADJ07 (Central) Tis Hazari Courts, Delhi M. No. 15/2011 Page 19 of 19