Himachal Pradesh High Court
State Of Himachal Pradesh vs Karam Chand on 5 October, 2016
Author: Tarlok Singh Chauhan
Bench: Tarlok Singh Chauhan
1 IN THE HIGH COURT OF HIMACHAL PRADESH, SHIMLA.
RSA No. 579 of 2008 Decided on: 5.10.2016 .
State of Himachal Pradesh . ...Appellant/Defendant.
Versus Karam Chand ...Respondent/Plaintiff.
of Coram The Hon'ble Mr. Justice Tarlok Singh Chauhan, Judge. Whether approved for reporting? No. For the Appellant rt : Ms. Meenakshi Sharma, Addl. A.G. with Mr. J.S. Guleria, Asstt. A.G. For the Respondent : Mr. Nimish Gupta, Advocate.
Tarlok Singh Chauhan, Judge (Oral).
This Regular Second Appeal under Section 100 C.P.C. has been filed against the judgment and decree passed by learned District Judge, Chamba, whereby he affirmed the judgment and decree passed by learned Civil Judge (Junior Division), Dalhousie, thereby holding plaintiff-
respondent to be in adverse possession of the suit land.
2. In brief, the case of the plaintiff is that the land measuring 6-16 bighas comprising of Khasra No. 708, 709, 710, 711, 713, Khata Khatauni No. 117/137 situated at Mohal ___________________________ Whether the reporters of the local papers may be allowed to see the Judgment? yes ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 2 Malunda, Pargna Bathri, Tehsil Dalhousie, District Chamba (hereinafter referred to as the 'suit land') is recorded in his .
name as Kabiz Najaiaj in the column of cultivation and the State of Himachal Pradesh as owner thereof. During settlement, the said land has been recorded in the name of State of Himachal Pradesh as owner and Shri Bakuntha, s/o of Shri Chasitu in the column of cultivation as Kabiz Najaiaj. The said entries are existing since the time of settlement and rt reflected in the revenue record ever since the year 1953-54 and therefore, plaintiff by virtue of adverse possession became the owner of the suit land.
3. The appellant-defendant contested the suit by taking various preliminary objections regarding estoppel, non-joinder and mis-joinder of the necessary parties, limitation, maintainability, locus standi and non-compliance of notice etc.
4. On merits, it was averred that the plaintiff in connivance with the revenue officials has wrongly got recorded his name in the column of possession but fact of the matter is that he never remained in possession of the suit ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 3 land. Thus, there is no question of the plaintiff-respondent having acquired ownership by way of adverse possession.
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5. The learned trial Court on the basis of pleadings of the parties has framed following issues:-
"1. Whether plaintiff is entitled to relief of declaration as prayed for? OPP.
2. Whether plaintiff has become owner of the suit of land by way of adverse possession as prayed for? OPP.
rt
3. Whether plaintiff is estopped from filing the present suit as alleged? OPD.
4. Whether suit is bad for non-joinder and mis- joinder of the necessary parties as alleged? OPD.
5. Whether suit is barred by period of limitation as alleged? OPD.
6. Whether suit is bad for notice u/s 80 CPC as alleged? OPD.
7. Whether plaintiff has no cause of action to file the present suit as alleged? OPD.
8. Whether suit in the present form is not maintainable as alleged? OPD.
9. Whether plaintiff has no locus standi to sue as alleged? OPD.
10. Whether this Court has no jurisdiction to entertain this suit as alleged? OPD.
11. Relief."::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 4
6. After recording evidence and evaluating the same the learned trial Court decreed the suit and appeal .
filed against the same also came to be dismissed.
7. Aggrieved by the judgments and decrees passed by learned Courts below, the State has filed the instant appeal, which was admitted on 5.11.2008 on the following of substantial questions of law:-
"1. Whether mere possession, howsoever long rt will amount to an adverse possession?
2. Whether the misreading of oral as well as documentary evidence on record by the Courts below call for interference and amounts to a substantial question of law?
8. I have heard learned counsel for the parties and gone through the records of the case carefully and meticulously.
9. Though, the appeal has been admitted on the substantial questions of law extracted above, however, as observed earlier, the moot question is as to whether the suit of the plaintiff-respondent was itself maintainable particularly when it was based solely on the plea of adverse possession.
::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 510. On hearing the learned counsel on either sides and going through the pleadings on record, I find the .
present is a case where the plaintiff-respondent could not have claimed title in the suit land by way of adverse possession as it is by now well settled that the plea of adverse possession can only be used as a shield and not as of a sword and reference in this regard can conveniently be made to the judgment of the Hon'ble Supreme Court in rt Gurdwara Sahib versus Gram Panchayat Village Sirthala and another (2014) 1 SCC 669 wherein it was held as under:
"8. There cannot be any quarrel to this extent that the judgments of the Courts below are correct and without any blemish. Even if the plaintiff is found to be in adverse possession, it cannot seek a declaration to the effect that such adverse possession has matured into ownership. Only if proceedings are filed against the appellant and the appellant is arrayed as defendant that it can use this adverse possession as a shield/defence."
Article 141 of the Constitution of India reads as follows:
"141. Law declared by Supreme Court to be binding on all Courts.- The law declared by the ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 6 Supreme Court shall be binding on all Courts within the territory of India."
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11. A mere reading of Article 141 of the Constitution of India brings into sharp focus its expanse and its all pervasive nature. Article 141 of the Constitution of India unequivocally indicates that the law declared by the of Hon'ble Supreme Court shall be binding on all Courts within the territory of India.
12. Learned rt counsel for the plaintiff-respondent vehemently contended that he is in possession of the suit land and therefore his possession be protected till the time he is not evicted except in due process of law. Though this plea was vehemently opposed by the learned counsel for the appellant-defendant, however, it is more than settled that where a person is in settled possession of the property, even on the assumption that he has no right to remain on the property, he cannot be dispossessed by the actual owner of the property, except by recourse to law and reference in this regard can conveniently be made to the judgment of the Hon'ble Supreme Court in Krishna Ram ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 7 Mahale Vs. Shobha Venkat Rao, AIR 1989 SC 2097.
Relevant observation of the judgment reads thus:
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"8.........It is a well-settled law in this country that where a person is in settled possession of property, even on the assumption that he had no right to remain on the property, he cannot be dispossessed by the owner of the property of except by recourse to law. If any authority were needed for that proposition, we could refer to rt the decision of a Division Bench of this Court in Lallu Yeshwant Singh v. Rao Jagdish Singh, (1968) 2 SCR 203 at pp.208-210: (AIR 1968 SC 620 at pp.622-23). This Court in that judgment cited with approval the well-known passage from the leading Privy Council case of Midnapur Zamindary Company Limited v. Naresh Narayan Roy 51 Ind App 293 at p. 299: (AIR 1924 PC 144) where it has been observed (p-208) (of SCR): (at p.622 of AIR):
"In India persons are not permitted to take forcible possession; they must obtain such possession as they are entitled to through a Court."
13. This legal position was reiterated by the Hon'ble Supreme Court in Walter Louis Franklin(Dead) through LRs Vs. George Singh(Dead) through LRs, (1997) 3 SCC 503.
::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 814. Yet, again when the matter came before the Hon'ble three Judges in Rame Gowda (Dead) by LRs. Vs. .
M.Varadappa Naidu(Dead) by LRs & anr (2004) 1 SCC 769, it was reiterated by the Hon'ble Supreme Court that an occupant in "settled possession" cannot be dispossessed without recourse to law. The relevant observations are re-
of produced here-in-under:
"6.
rt The law in India, as it has developed, accords with the jurisprudential thought as propounded by Salmond. In Midnapur Zamindary Co. Ltd. Vs. Kumar Naresh Narayan Roy and Ors. 1924 PC 144, Sir John Edge summed up the Indian law by stating that in India persons are not permitted to take forcible possession; they must obtain such possession as they are entitled to through a Court.
7. The thought has prevailed incessantly, till date, the last and latest one in the chain of decisions being Ramesh Chand Ardawatiya Vs. Anil Panjwani (2003) 7 SCC 350. In-between, to quote a few out of severals, in Lallu Yeshwant Singh (dead) by his legal representative Vs. Rao Jagdish Singh and others (1968) 2 SCR 203, this Court has held that a landlord did commit trespass when he forcibly entered his own land ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 9 in the possession of a tenant whose tenancy has expired. The Court turned down the submission that under the general law applicable to a .
lessor and a lessee there was no rule or principle which made it obligatory for the lessor to resort to Court and obtain an order for possession before he could eject the lessee. The court quoted with approval the law as stated by a Full of Bench of Allahabad High Court in Yar Mohammad Vs. Lakshmi Das (AIR 1959 All. 1,4), rt "Law respects possession even if there is no title to support it. It will not permit any person to take the law in his own hands and to dispossess a person in actual possession without having recourse to a court. No person can be allowed to become a judge in his own cause."(AIR p.5, para 13) In the oft- quoted case of Nair Service Society Ltd. Vs. K.C. Alexander and Ors. (1968) 3 SCR 163, this Court held that a person in possession of land in assumed character of owner and exercising peaceably the ordinary rights of ownership has a perfectly good title against all the world but the rightful owner. When the facts disclose no title in either party, possession alone ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 10 decides. The court quoted Loft's maxim - 'Possessio contra omnes valet praeter eur cui ius sit possessionis (he that hath possession hath .
right against all but him that hath the very right)' and said: (AIR p.1175, para 20).
"A defendant in such a case must show in himself or his predecessor a of valid legal title, or probably a possession prior to the plaintiff's and thus be able to raise a presumption rt prior in time".
In M.C. Chockalingam and Ors. Vs. V. Manickavasagam and Ors. (1974) 1 SCC 48, this Court held that the law forbids forcible dispossession, even with the best of title. In Krishna Ram Mahale (dead) by his Lrs. Vs. Mrs. Shobha Venkat Rao (1989) 4 SCC 131, it was held that where a person is in settled possession of property, even on the assumption that he had no right to remain on the property, he cannot be dispossessed by the owner of the property except by recourse to law. In Nagar Palika, Jind Vs. Jagat Singh, Advocate (1995) 3 SCC 426, this Court held that disputed questions of title are to be decided by due process of law, but the peaceful possession is to be protected from the trespasser without regard to the question of the ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 11 origin of the possession. When the defendant fails in proving his title to the suit land the plaintiff can succeed in securing a decree for possession .
on the basis of his prior possession against the defendant who has dispossessed him. Such a suit will be founded on the averment of previous possession of the plaintiff and dispossession by the defendant.
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8. It is thus clear that so far as the Indian law is concerned the person in peaceful possession is rt entitled to retain his possession and in order to protect such possession he may even use reasonable force to keep out a trespasser. A rightful owner who has been wrongfully dispossessed of land may retake possession if he can do so peacefully and without the use of unreasonable force. If the trespasser is in settled possession of the property belonging to the rightful owner, the rightful owner shall have to take recourse to law; he cannot take the law in his own hands and evict the trespasser or interfere with his possession. The law will come to the aid of a person in peaceful and settled possession by injuncting even a rightful owner from using force or taking law in his own hands, and also by restoring him in possession even from the rightful owner (of course subject to the law of limitation), if the latter has dispossessed ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 12 the prior possessor by use of force. In the absence of proof of better title, possession or prior peaceful settled possession is itself .
evidence of title. Law presumes the possession to go with the title unless rebutted. The owner of any property may prevent even by using reasonable force a trespasser from an attempted trespass, when it is in the process of of being committed, or is of a flimsy character, or recurring, intermittent, stray or casual in nature, or has just been committed, while the rightful rt owner did not have enough time to have recourse to law. In the last of the cases, the possession of the trespasser, just entered into would not be called as one acquiesced to by the true owner.
9. It is the settled possession or effective possession of a person without title which would entitle him to protect his possession even as against the true owner. The concept of settled possession and the right of the possessor to protect his possession against the owner has come to be settled by a catena of decisions. Illustratively, we may refer to Munshi Ram and Ors. Vs. Delhi Administration (1968) 2 SCR 455, Puran Singh and Ors. Vs. The State of Punjab (1975) 4 SCC 518 and Ram Rattan and Ors. Vs. State of Uttar Pradesh (1977) 1 SCC 188. The ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 13 authorities need not be multiplied. In Munshi Ram & Ors.'s case (supra), it was held that no one, including the true owner, has a right to .
dispossess the trespasser by force if the trespasser is in settled possession of the land and in such a case unless he is evicted in the due course of law, he is entitled to defend his possession even against the rightful owner. But of merely stray or even intermittent acts of trespass do not give such a right against the true owner. The possession which a trespasser is entitled to rt defend against the rightful owner must be settled possession, extending over a sufficiently long period of time and acquiesced to by the true owner. A casual act of possession would not have the effect of interrupting the possession of the rightful owner. The rightful owner may re-
enter and re- instate himself provided he does not use more force than is necessary. Such entry will be viewed only as resistance to an intrusion upon his possession which has never been lost. A stray act of trespass, or a possession which has not matured into settled possession, can be obstructed or removed by the true owner even by using necessary force. In Puran Singh and Ors.'s case (supra), the Court clarified that it is difficult to lay down any hard and fast rule as to when the possession of a trespasser can mature ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 14 into settled possession. The 'settled possession' must be (i) effective, (ii) undisturbed, and (iii) to the knowledge of the owner or without any .
attempt at concealment by the trespasser. The phrase 'settled possession' does not carry any special charm or magic in it; nor is it a ritualistic formula which can be confined in a strait-jacket. An occupation of the property by a person as of an agent or a servant acting at the instance of the owner will not amount to actual physical possession. The court laid down the following rt tests which may be adopted as a working rule for determining the attributes of 'settled possession'(SCC p.527, para 12):
i) that the trespasser must be in actual physical possession of the property over a sufficiently long period;
ii) that the possession must be to the knowledge (either express or implied) of the owner or without any attempt at concealment by the trespasser and which contains an element of animus possidendi.
The nature of possession of the trespasser would, however, be a matter to be decided on the facts and circumstances of each case;
iii) the process of dispossession of the true owner by the trespasser must be complete and final and must be acquiesced to by the true owner; and
iv) that one of the usual tests to determine the quality of settled possession, in the ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 15 case of culturable land, would be whether or not the trespasser, after having taken possession, had grown any crop. If the crop had been grown by the trespasser, .
then even the true owner has no right to destroy the crop grown by the trespasser and take forcible possession.
10. In the cases of Munshi Ram and Ors.(supra) and Puran Singh and Ors. (supra), the Court has approved the statement of law made in Horam of Vs. Rex AIR 1949 Allahabad 564, wherein a distinction was drawn between the trespasser in rt the process of acquiring possession and the trespasser who had already accomplished or completed his possession wherein the true owner may be treated to have acquiesced in; while the former can be obstructed and turned out by the true owner even by using reasonable force, the latter, may be dispossessed by the true owner only by having recourse to the due process of law for re-acquiring possession over his property."
15. In view of the aforesaid discussion, there is merit in the appeal and the same is accordingly allowed and the judgments and decrees passed by both the Courts below are ordered to be set aside. However, it is clarified that the respondent-plaintiff being in possession of the suit land shall ::: Downloaded on - 15/04/2017 21:21:52 :::HCHP 16 not be evicted, save and except, in accordance with law.
Pending application, if any, stands disposed of.
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16. However before parting, it needs to be observed that though the suit of the respondent-plaintiff seeking relief of declaration has been dismissed. In case, the appellant-defendant files suit for possession and/or of ejectment of the respondent-plaintiff, it would be open to the respondent-plaintiff to plead in defence that he had rt become the owner of the property by way of adverse possession and further plead that such findings as rendered by this Court regarding plea of adverse possession operates as res judicata.
(Tarlok Singh Chauhan)
October 5, 2016 Judge.
(sanjeev)
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