Delhi High Court
Sharmistha Sanyal & Anr vs Sujit Sen & Ors on 1 May, 2018
Author: Rajiv Sahai Endlaw
Bench: Rajiv Sahai Endlaw
* IN THE HIGH COURT OF DELHI AT NEW DELHI
% Date of decision: 1st May, 2018
+ CS(OS) 638/2017
SHARMISTHA SANYAL & ANR ..... Plaintiffs
Through: Mr. Lohit Ganguly, Adv.
Versus
SUJIT SEN & ORS ..... Defendants
Through: Mr. Shatadev Chakraborty, Ms.
Sonia Dube and Ms. Surbhi Anand,
Advs. for D-1.
Mr. Arjun Mitra, Adv. for D-2&3.
CORAM:
HON'BLE MR. JUSTICE RAJIV SAHAI ENDLAW
IA No.2848/2018 (of D-1 u/O VII R-11 CPC)
1. The plaintiffs have filed the present suit pleading:
(i) that the land underneath property No.J-1975, Chitranjan Park,
New Delhi was earlier granted on leasehold basis and was
subsequently on 1st March, 2000 converted into freehold;
(ii) that in the year 2002, defendant No.1 Sujit Sen and his brother
Subir Sen executed a registered Partition Deed dated 15 th April, 2002
partitioning the property aforesaid into two equal halves, with the
front part going to Subir Sen and the rear half falling to the share of
the defendant No.1 Sujit Sen;
CS(OS) 638/2017 Page 1 of 16
(iii) that the said Subir Sen had died, leaving defendants No.2&3
Arghya Sen and Aparajita Sen as his heirs;
(iv) that partition of the plot of land underneath the property
aforesaid into two halves, was void ab initio, being contrary to the
Master Plan of Delhi and the Building Bye-Laws and other
regulations, and thus Subir Sen and the defendant No.1 remained
owners in equal share of the entire property;
(v) that the defendant No.1, vide Sale Deed dated 7th May, 2014,
sold the first floor of the rear half of the property to the two
plaintiffs;
(vi) that the defendant No.1, preceding the sale, explained to the
plaintiffs that he had partitioned the plot with his late brother Subir
Sen and under the said partition, he owned the rear half of the
property only and the front half belonged to the share of his late
brother Subir Sen; it was further represented to the plaintiffs that as
per standard practice, the plaintiffs would have a proportionate
ownership interest in the entire rear half of the plot;
(vii) that though the Partition Deed dated 15th April, 2002 was
disclosed by the defendant No.1 to the plaintiffs but the defendant
No.1 did not disclose to the plaintiffs that the said partition was
illegal, void ab initio and contrary to law;
(viii) that the plaintiffs, at the time of purchase, had enquired from
the defendant No.1 as to what would be the share of the plaintiffs in
the property in the eventuality of the entire structure on the plot of
land collapsing and/or if all the owners of the property decided to sell
CS(OS) 638/2017 Page 2 of 16
the property jointly and the defendant No.1 had informed the
plaintiffs that the shares of all the owners would be proportionate;
(viii) that the defendant No.1 had also represented to the plaintiffs
that if the additional Floor Area Ratio (FAR) would be available on
the property, the plaintiffs would have a share therein;
(ix) that the plaintiffs paid consideration of Rs.1.50 crores out of
which Rs.62 lakhs less TDS was paid by cheque and the remaining in
cash but against receipt;
(x) that the plaintiffs came in possession of the first floor of the
rear half of the property in May, 2014 and got the same mutated in
their names and the electricity and water connections of the first floor
of the rear half of the property were also transferred in the names of
the plaintiffs;
(xi) that the rear half of the property, at the time of purchase by the
plaintiffs, comprised of ground, first and second floors with terrace
above and in which everybody has proportionate rights;
(xii) that the defendant No.1 approached the plaintiffs in 2015 for
raising construction of a floor above the second floor and claimed to
have obtained the consent of defendants No.2&3 therefor and further
stated that the said additional floor could be built jointly by everyone;
(xiii) however the Structural Engineer opined and advised that the
additional floor is unfeasible under the existing rules and the existing
structure of the building also could not take the load thereof;
(xiv) that the defendant No.1 filed Suit No.208/2015 against the
plaintiffs and the same is now pending in the Court of Additional
District Judge (ADJ)-04, South-East, Saket Courts, New Delhi;
CS(OS) 638/2017 Page 3 of 16
(xv) that since the Partition Deed dated 15th April, 2002 was/is void
ab initio, the defendant No.1 could not have alone created title with
respect to any specified portion in favour of the plaintiffs and could
have at best transferred his undivided share in the property to the
plaintiffs;
(xvi) that the Agreement to Sell dated 31st December, 2013 executed
by defendant No.1 in favour of the plaintiffs was thus void ab initio;
(xvii) that the defendant No.1, vide his letter dated 4 th November,
2016, offered to buy back the share of the plaintiffs but for a price of
Rs.62 lakhs only and not for the value of Rs.1.5 crores paid by the
plaintiffs; and,
(xviii) that the structure of the property aforesaid is unstable and the
property may collapse at any time;
2. On the aforesaid pleas, the plaintiffs have claimed the following
reliefs:
(a) declaration of the Partition Deed dated 15th April, 2002 as void
ab initio;
(b) declaration that the property is co-owned by the parties with
each of the plaintiffs No.1&2 having 1/12 th share, defendant No.1
having 1/3rd share and each of the defendants No.2&3 having 1/4 th
share each;
Or in the alternative
(c) declaration as void ab initio of the Agreement to Sell dated 31st
December, 2013 by the defendant No.1 in favour of the plaintiffs;
On in the alternative
CS(OS) 638/2017 Page 4 of 16
(d) mandatory injunction directing defendant No.1 to perform and
carry out the offer contained in his letter dated 4th November, 2016 of
buying back the share conveyed to the plaintiffs;
Or in the alternative
(e) declaration that the actual consideration amount paid by the
plaintiffs for purchase was Rs.62 lakhs but the defendant No.1 had
received Rs.1.5 crores (less TDS deducted) and therefore is liable to
restitute the balance amount of Rs.88,00,000/- to the plaintiffs.
3. The counsel for the defendant No.1 seeks rejection of the plaint and
has argued (i) that the plaintiffs have not sought declaration of the Sale
Deed in their favour as null and void; (ii) that under the said Sale Deed, the
plaintiffs have acquired definite portion of the property and are not entitled
to seek the relief of partition; (iii) that the plaintiffs have no locus to
challenge the partition between the defendant No.1 on the one hand and the
predecessor of the defendants No.2&3 on the other hand; (iv) that the relief
of declaration of the Partition Deed as null and void is barred by time; the
plaintiffs were informed of the Partition Deed at the time of Sale Deed
dated 7th May, 2014 itself and the suit has been filed beyond three years
therefrom; (v) that the plaintiffs, in the suit earlier filed by the defendant
No.1, have stated that there is no written agreement to sell and are now
estopped from relying on the Agreement to Sell dated 31 st December, 2013;
and, (vi) the said Agreement to Sell is unregistered and finds no mention in
the Sale Deed.
4. It is argued by the counsel for the defendant no.1 that, the plaintiffs
have no locus to challenge the Partition Deed dated 15th April, 2002
CS(OS) 638/2017 Page 5 of 16
between the predecessor of the defendants no.2&3 and the defendant no.1;
the plaintiffs executed the Sale Deed dated 7 th May, 2014 knowing of the
said partition and of the entitlement of the defendant no.1 alone to sell the
first floor of the rear half of the property to the plaintiffs was owing to the
said Deed of Partition and the plaintiffs, without invalidating the Deed
under which they have stepped into the property, cannot, while remaining
in the property, challenge the said Deed of Partition; the plaintiffs have
shied away from seeking annulment of the Sale Deed in their favour and
claim refund/damages from the defendant no.1; the plaintiffs, while
continuing to retain title under the Sale Deed, cannot challenge the
document of title of the defendant no.1 to the property and on the basis
whereof the defendant no.1 executed the sale in favour of the plaintiffs.
5. The counsel for the plaintiffs has argued (i) that the plaintiffs have
filed the present suit to find out as to what is their share in the property as
the plaintiffs are at a total loss about the same; (ii) the plaintiffs do not
know that if the property falls down or is demolished, what will be the
share of the plaintiffs; (iii) that the use of the word 'proportionate' does not
tell the plaintiffs their share in the property and share in the property cannot
keep on fluctuating, depending upon the additional construction carried out
in the property; (iv) that the Partition Deed dated 15th April, 2002 is null
and void and is contrary to the Building Bye-laws of Delhi and the Master
Plan; and, (v) that once the Partition Deed is null and void, then the share of
the defendant no.1 on the one hand and the defendants no.2&3 on the other
hand would be equal and the plaintiffs have acquired a share out of the 50%
share of the defendant no.1 in the property.
CS(OS) 638/2017 Page 6 of 16
6. The counsel for the plaintiffs has referred to Bansi Lal Vs. Som
Parkash AIR (39) 1952 Punjab 38 and Arunesh Punetha Vs. Boston
Scientific Corporation MANU/DE/2890/2005 on the aspect of partial
rejection of the plaint being not permissible.
7. The counsel for the plaintiffs has also referred to Sanjay Kaushish
Vs. D.C. Kaushish AIR 1992 Del 118 and Prem Singh Vs. Birbal (2006) 5
SCC 353 to contend that there is no need for the plaintiffs to file for
cancellation of the Sale Deed in favour of the plaintiffs.
8. The counsel for the plaintiffs has also argued (i) that the limitation
will not commence from the date of execution of the Sale Deed because the
plaintiffs came to know that the Partition Deed is void when they came to
their Advocate to defend the suit filed by the defendant no.1 against them;
(ii) that the question of locus standi of the plaintiffs to challenge the
Partition Deed does not arise; (iii) that the defendant no.1 also has a sister
who has not been given any share in the property; (iv) that the plaintiffs
have filed a certificate of the Structural Engineer; and, (v) that the structure
of the building is faulty and the building is likely to fall any day; it is
argued that the plaintiffs cannot be compelled to reside in a dangerous
building.
9. The counsel for the defendant no.1 states that the plaintiffs are not
even occupying the property.
10. The counsel for the defendants no.2&3 has supported the counsel for
the defendant no.1.
CS(OS) 638/2017 Page 7 of 16
11. The clauses in the Sale Deed, executed by the defendant no.1 in
favour of the plaintiffs, and copy of which has been filed by the plaintiffs
before this Court, relevant for the present purposes are as under:-
"WHEREAS by virtue of Perpetual Lease Deed, the President
of India through L&DO, New Delhi, granted unto Smt.
Supravaa Sen W/o Late Shri B.B. Sen leasehold rights in
perpetuity in respect of a residential plot of land bearing No.J-
1975, measuring 360 sq. yds., situated at Chittaranjan Park,
New Delhi - 110 019, within the limits of Municipal
Corporation of Delhi (hereinafter referred to as „THE SAID
PLOT OF LAND‟) vide Perpetual Lease Deed dated
11.10.1974, duly registered as Document No.3454, in Addl.
Book No.I, Volume No.3428, on pages 01 to 04, on 14.11.1974,
in the office of the Sub-Registrar, New Delhi."
AND WHEREAS after the demise of the above said the said
Smt. Suprava Sen W/o Late Shri B.B. Sen, on 10th February
1996, her two sons namely Shri Subir Sen and Shri Sujit Sen, got
the leasehold rights in respect of aforesaid property substituted
in the records of Government of India, Ministry of Urban Affairs
and Employment Nirman Bhawan, New Delhi vide Substitution
Letter No. L&DO/PS-II/572 dated 14.07.1997 on their joint
names, Shri B.B. Sen has already passed away on 13th February,
1970.
AND WHEREAS the said Shri Subir Sen and Shri Sujit Sen
both sons of Late B.B. Sen, also got the leasehold rights in
respect of the said plot of land converted into freehold in their
own names from the President of India, through L&DO, New
Delhi, vide Conveyance Deed dated 03.11.1999, duly registered
as Document No.1942 in Addl. Book No.I, Volume No.1809 on
pages 185 to 188 dated 01.03.2000, in the Office of the Sub-
Registrar, New Delhi.
CS(OS) 638/2017 Page 8 of 16
AND WHEREAS the above said Shri Subir Sen and Shri Sujit
Sen, re-constructed/re-developed a residential building on the
said property after demolishing the old structure with their own
funds and resources after getting the building plan sanctioned
from Municipal Corporation of Delhi, vide their Letter
No.365/B/CZ/2001/334 dated 24.04.2001.
AND WHEREAS both the above said Shri Subir Sen and
Shri Sujit Sen, further entered into a Partition Deed dated
15.04.2002, duly registered as Document No.2747 in Book No.I,
Volume No.2780 on pages 154 to 159 dated 16.04.2002.
AND WHEREAS as per the above said Registered Partition
Deed, Shri Sujit Sen, the Vendor herein, became the owner of
Rear Portion of the above Said Property Bearing No.J-1975,
now measuring 180 Sq. Yards.
AND WHEREAS now the Vendor for his bonafide needs and
requirements has agreed to sell, transfer and convey the
ownership rights of First Floor-Rear Portion of Property
bearing No.J-1975, situated at Chittaranjan Park, New Delhi -
110 019 on land measuring 150.45 Sq. Mtrs., alongwith
proportionate, undivided, indivisible and impartible
leasehold/ownership rights in the land underneath with
electricity fittings and connection, water fittings and connection
other interior fittings and fixtures installed therein, with all
rights, title, interest, easements, privileges and appurtenances
thereto with all rights in common entrance, passage, staircase,
and other common facilities and amenities provided therein,
separate water tank on terrace and underground water tank,
(hereinafter collectively called the „Said Portion of the Said
Property‟), unto the Vendees, for a total sum of Rs.62,00,000/-
(Rupees Sixty Two Lakh Only) and the Vendees have agreed to
purchase the same from the Vendor, for the same amount.
NOW THIS SALE DEED WITNESSETH AS UNDER:
CS(OS) 638/2017 Page 9 of 16
1. That - That in pursuance of the said agreement and in
consideration of Rs.61,38,000/- (Rupees Sixty One Lakh
Thirty Eight Thousand Only) which sum has been received
by the Vendor from the Vendees (after deducting 1% TDS
from the above said consideration amount of
Rs.62,00,000/- and the same will be deposited with the
Central Government (Income Tax Account) and the
Vendees will issue certificate of TDS to the Vendor within 7
days) as entire sale consideration in full and final
settlement in the following manner:-
2. That the Vendor doth hereby grant, convey, sell, transfer
and assign all its rights, titles, interests, claims, benefits in
the „Said Portion of the Said Property‟i.e. First Floor-Rear
Portion of Property bearing No.J-1975, situated at
Chittaranjan Park, New Dehli - 110 019, on land
measuring 150.45 Sq. Mtrs., alongwith proportionate,
undivided, indivisible and impartible leasehold/ownership
rights in the land underneath with the electricity fittings
and connection, water fittings and connection other
interior fittings and fixtures installed therein with all
rights, title, interest, easements, privileges and
appurtenances thereto with all rights in common entrance
passage, staircase and other common facilities and
amenities provided therein, separate water tank on terrace
and underground water tank to have and to hold the same
onto the Vendees herein absolutely and forever.
3. That the actual, clear, lawful, physical, vacant and
peaceful possession of the „Said Portion of the Said
Property‟ has been delivered and handed over by the
Vendor to the Vendees and the Vendees have taken over the
„Said Portion of the Said Property‟ on the spot.
6. That the Vendor hereby also grant, assure and convey to
the Vendees alongwith the „Said Portion of the Said
CS(OS) 638/2017 Page 10 of 16
Property‟ proportionate, undivided, indivisible, pro-rated
impartible share, rights, interests and titles in the freehold
plot with all rights, titles, ownership, possession, interest,
easement, privileges and appurtenances thereto with all
fittings and fixtures, sewer connection, together with the
common rights of ingress and egress and use of the main
entrance gate, common driveway, passage,
separate/common overhead and underground water tank
and other common facilities and amenities provided
therein, liberties, privileges, appendages, advantages,
appurtenances, etc. whatsoever and however, TO HAVE
AND HOLD the same jointly and in common with the other
occupants of the Said Building.
10. That the Vendees can get the „Said Portion of the Said
Property‟ mutated in their own name in the records of
M.C.D. and other concerned authorities on the basis of this
Sale Deed or through its certified copy.
12. That the proportionate monthly common maintenance
charges, if any, will be paid by the Vendees in proportion
of the area occupied by her/him.
13. That the Vendees shall have, as a matter of right, right to
use all common entrances, passages, staircase, Mumty and
other common faculties as are available in the said
building.
14. That the common passage and other common services in
the Said Building shall remain common. The Vendees shall
use and enjoy these services and shall also proportionately
share the expenses incurred from time to time for the
maintenance of the Said common services with the other
owners/occupants of the Said Building.
17. That the owners/occupants of the Said Building shall have
full right of access through staircase to the top terrace
(common area) inter alia at all reasonable times for the
CS(OS) 638/2017 Page 11 of 16
inspection and maintenance of the water tanks and the
installation/maintenance of antennas etc. thereon. That
similar condition shall apply to the underground water
tank and booster pump etc.
18. That it is further clarified that the owner of the Terrace
shall have full right to raise further construction on the
terrace after taking due permission from the MCD and in
such event the owner of terrace shall shift the common
utility/facilities such as Water Tanks, Mumty on the newly
built top terrace at its own cost and expenses and shall
ensure that during the course of the construction no
damage is caused to the existing structure of the building
and the normal water supply is maintained.
26. That in the event of the building being damaged or not
remaining in existence on any account whatsoever then the
Vendees shall have the proportionate rights in the land
alongwith other owners of the building and shall have the
right to raise construction in proportion to the one as now
being sold, conveyed and being transferred under this Sale
Deed.
29. That the Vendor and Vendees have confirmed that they
have been made understood the contents of the Sale Deed
in their vernacular language by the Witnesses to this Sale
Deed."
12. As would be obvious from the above, the plaintiffs, under the Sale
Deed aforesaid have acquired not an undivided interest or share in the
property but specific demarcated portion of the property and have
disclaimed rights in the other portions of the property and the plaintiffs
being the owner of separate specified portion of the property have no right
to seek partition of the entire property which can be claimed only by a
CS(OS) 638/2017 Page 12 of 16
person having undivided share in the property without any specific portion
being marked for his/her exclusive use. The question of the plaintiffs being
entitled to the relief of declaration, of each of the plaintiffs having 1/12 th
undivided share in the property or of the defendants being entitled to the
shares as claimed by the plaintiffs, does not arise. As and when any dispute
arises, determination of which would require determination of share of
plaintiffs in the land underneath the property, the same would be
determined.
13. As far as the argument of the counsel for the plaintiffs that the
plaintiffs do not know what meaning to assign to the word 'proportionate'
share in the land underneath the property and/or what will be the situation
in the eventuality of the property being demolished or being acquired and in
what proportion the compensation or proceeds of the property shall be
shared, is concerned, no law permits a person to approach the Court for
knowing his rights. The Courts only adjudicate rights which are in
dispute/issue between the parties and do not give advance rulings. The
plaintiffs have not shown any cause of action for knowing their share in the
percentage of their proportionate share in the land underneath the property
and as and when a cause of action therefor arises for the plaintiffs and the
plaintiffs or any other person approaches the Court with the dispute, the
dispute will be decided by the Courts in accordance with law. As far back
as in Central Bank of India Vs. Workmen AIR 1960 SC 12 and reiterated
by the Division Bench of this Court in Federation of Indian Mineral
Industries (FIMI) Vs. Union of India 2015 (147) DRJ 137 and The Delhi
Network of Positive People Vs. Union of India MANU/DE/1401/2015, it
CS(OS) 638/2017 Page 13 of 16
was held that Courts do not give rulings in vacuum, without any dispute for
resolution before them.
14. As far as the relief claimed by the plaintiffs of declaration as void ab
initio of Partition Deed, between the defendant No.1 on one hand and
predecessor of defendants No.2&3 on the other hand, is concerned, it has
been held in Inderjit Singh Vs. Tarlochan Singh (1991) ILR 2 Delhi 617,
Chiranji Lal Vs. Bhagwan Das AIR 1991 Del 325, Mohinder Singh Vs.
Kartar Lal 1997 (41) DRJ 264 and Ram Lal Sachdev Vs. Sneh Sinha AIR
2000 Del 92 that even if partition of land is prohibited, partition of
superstructure is permissible. Thus, even if there is any bar under the
Master Plan or under the Building Bye-laws of Delhi, though only vague
pleadings and arguments are made and nothing is shown, the same does not
prevent the partition of superstructure (while keeping the land underneath
the structure joint) and a separate demarcated portion whereof the plaintiffs
have purchased. It appears that the plaintiffs, after paying price of first
floor on rear half of property, have now turned greedy and want a foothold
into other more valuable parts of the property also.
15. As far as the relief claimed by the plaintiffs with respect to the
Agreement to Sell dated 31st December, 2013 is concerned, the said
Agreement to Sell has already acted itself out on execution of the Sale Deed
in pursuance thereto and stands superseded by the Sale Deed. The plaintiffs
now are disentitled from claiming any relief qua the Agreement to Sell
which has been novated by the Sale Deed. Reference if any required in this
regard can be made to Section 62 of the Contract Act, 1872.
CS(OS) 638/2017 Page 14 of 16
16. As far as the prayer and on which the counsel for the plaintiffs also
laid much emphasis, of the defendants being required to abide by their offer
of 4th November, 2016 of purchasing back what was conveyed under the
Sale Deed aforesaid to the plaintiffs is concerned, the plaintiffs therefor are
required to file a suit for specific performance of the offer contained in the
letter dated 4th November, 2016 by making the requisite pleas therefor and
cannot seek a decree for mandatory injunction qua the same. The relief of
mandatory injunction has also not been valued for the purposes of court
fees and jurisdiction as a relief of specific performance is required to be so
valued. Rather, the counsel for the plaintiffs at this stage states that the
plaintiffs are not seeking specific performance. Thus the plaintiffs are not
entitled to the said relief of mandatory injunction as well.
17. The last of the reliefs claimed by the plaintiffs, is of declaration and
seeking restitution of the balance amount of Rs.88,00,000/- claimed to have
been paid.
18. The plaintiffs, if at all entitled to recover Rs.88,00,000/- from the
defendant no.1, are required to sue for recovery thereof and cannot seek the
said relief in the garb of the relief of declaration and restitution. Admittedly
on the relief of recovery of Rs.88,00,000/- also, no court fees has been paid.
19. The counsel for the plaintiffs now today states that he will pay the
court fees on Rs.88,00,000/-.
20. Though under Order VII Rule 11 of the Code of Civil Procedure,
1908 (CPC) opportunity therefor has to be granted but the present is not
found to be a fit case to grant such opportunity inasmuch as the relief of
recovery of Rs.88,00,000/- would be below the minimum pecuniary
CS(OS) 638/2017 Page 15 of 16
jurisdiction of this Court and the plaintiffs, if at all entitled to the said relief,
will have to institute a suit therefor in the Court of appropriate pecuniary
jurisdiction. It may also be mentioned that the Sale Deed is dated 7 th May,
2014 and this case was instituted on 27th October, 2017 i.e. beyond three
years from the date of Sale Deed. A question would also arise whether the
claim of recovery would be within time. Prima facie it appears to be barred
by time on the date of institution of the suit and the counsel for the
plaintiffs is today unable to even state as to which Article of the Limitation
Act, 1963 would apply.
21. Thus, each of the reliefs claimed in the plaint is misconceived and the
plaintiffs, even on demurrer, are not entitled thereto.
22. Resultantly, the application under Order VII Rule 11 of the CPC is
allowed and the plaint is rejected.
23. The plaintiffs are also burdened with costs of Rs.1,00,000/- of this
suit, payable to defendant No.1.
RAJIV SAHAI ENDLAW, J.
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