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Supreme Court of India
Kayalulla Parambath Moidu Haji vs Namboodiyil Vinodan on 7 September, 2021Author: B.R. Gavai
Bench: L. Nageswara Rao, B.R. Gavai, B.V. Nagarathna
NONREPORTABLE
IN THE SUPREME COURT OF INDIA
CIVIL APPELLATE JURISDICTION
CIVIL APPEAL NOS. 55755576 OF 2021
[Arising out of SLP(C) Nos. 994849 of 2020]
KAYALULLA PARAMBATH MOIDU
HAJI …APPELLANT(S)
VERSUS
NAMBOODIYIL VINODAN …RESPONDENT(S)
JUDGMENT
B.R. GAVAI, J.
1. Leave granted.
2. These appeals challenge the judgment and order passed
by the learned Single Judge of the Kerala High Court dated 21 st
August 2019 in Regular Second Appeal No. 83 of 2007 thereby
allowing the appeal in part and remanding the suit to the
learned trial court for fresh disposal. The appeals also
challenge the order of the learned Single Judge of the Kerala
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High Court dated 10th February 2020 in Review Petition No.
1242 of 2019 in RSA No. 83 of 2007 thereby dismissing the
review petition.
3. The facts in brief giving rise to filing of these appeals are
as under:
The parties are referred to herein as they were referred to
in the original suit. The appellantplaintiff had filed a plaint in
respect of the suit property claiming that it belonged to him by
virtue of the registered assignment deed No. 110 of 1977 SRO,
Kavilumpara executed by Kalariyullathil Paru. It is the claim of
the appellantplaintiff that he had effected improvements in the
suit property and also paid land revenue. It is the claim of the
appellantplaintiff that the respondentdefendant has no right
over the suit property. As per the plaint, a portion of the suit
property is a coconut garden and the southern side is a rocky
area with timber trees. It is the case of the appellantplaintiff
that there are definite boundaries on all the four sides of the
suit property. It is his case that there is a road on the western
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side of the suit property and the respondentdefendant’s
property is further westwards. It is the case of the appellant
plaintiff that he is residing at a distance of 1½ kms away from
the suit property. It is further his case that on 16 th January
2002 at about 10:00 a.m., the respondentdefendant and five
others trespassed into the plaint schedule property and
attempted to cut and remove a jackfruit tree worth
Rs.60,000/. After coming to know the same, the appellant
plaintiff rushed to the spot and prevented the respondent
defendant. The appellantplaintiff therefore filed a suit with a
prayer to restrain the respondentdefendant and his men from
trespassing into the suit property, committing waste therein
and from interfering with the peaceful possession and
enjoyment of the suit property by the appellantplaintiff.
4. The claim of the appellantplaintiff was resisted by the
respondentdefendant by filing a written statement. It is the
case of the respondentdefendant that the plaint schedule
property is not identifiable from the description given in the
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plaint. It is his case that the property described in the plaint
schedule and the property shown to the Advocate
Commissioner is different. It is the case of the respondent
defendant that the property to the extent of 52½ cents
belonging to the respondentdefendant, despite not being
included in the assignment deed of 1977, is being claimed by
the appellantplaintiff to be in his possession. It is his further
case that the said property is also not part of the purchase
certificate. It is the case of the respondentdefendant that the
suit property never belonged to Kalariyullathil Paru and
therefore, no right could be transferred in favour of the
appellantplaintiff by virtue of assignment deed dated 15 th
January 1977. It is the specific case of the respondent
defendant that the property as described in the plaint was
never owned by the appellantplaintiff or his predecessors.
5. It is the case of the respondentdefendant that he had sold
a jackfruit tree to one Nanu and Rafeeq for Rs. 65,000/ which
was in the marginally noted property and they had cut and
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removed the tree. It is the case of the respondentdefendant
that as per the Commission’s Report, the timber was seen
outside the suit property on the roadside. It is the case of the
respondentdefendant that the father of the respondent
defendant namely Puthenpurayil Othenan was having a
property admeasuring 85 × 200 six feet kol by virtue of
registered assignment deed dated 10 th August 1927. According
to the respondentdefendant, his father had given possession of
a portion of the property to the tenants and was holding 7.38
acres of land in which his wife and children including the
respondentdefendant derived title over the property. It is the
further case of the respondentdefendant that a suit bearing
O.S. No. 47 of 1983 was filed in respect of a portion of the said
property. It is his case that an Advocate Commissioner had
prepared plan and report of the disputed property in that suit.
It is the case of the respondentdefendant that as per the
judgment and decree passed in the said suit as well as by the
learned Appellate Court, it was held that the marginally noted
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property belonged to the respondentdefendant and other legal
heirs of deceased Othenan. It is the case of the respondent
defendant that the legal heirs of the said Othenan had
partitioned their property by registered partition deed dated 4 th
February 1999 and the marginally noted property was allotted
jointly to the respondentdefendant, his sister Geetha and
brother Ramesan as Item No. 2 in B, C and D schedules of the
partition deed. The respondentdefendant has therefore denied
the claim of the appellantplaintiff and prayed for dismissal of
the suit.
6. On the basis of the rival pleadings, the following issues
came to be framed by the learned trial court:
(i) What is the correct identity of the plaint schedule
property?
(ii) Whether the plaintiff has possession over the
plaint schedule property?
(iii) Whether the cause of action alleged is true?
(iv) Whether the plaintiff is entitled to get a decree for
injunction as prayed for?
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(v) Relief and costs?
7. After considering the evidence led on behalf of the parties,
the learned trial judge decreed the suit vide judgment and
decree dated 7th March 2003. Being aggrieved thereby, the
respondentdefendant preferred an appeal before the Additional
District and Sessions Judge, Vadakara being Appeal Suit No.
43 of 2003. The learned Appellate Court dismissed the appeal.
Being aggrieved thereby, the respondentdefendant preferred
Second Appeal to the High Court. By the impugned judgment
and order dated 21st August 2019, the same was allowed by the
High Court and the suit is remanded to learned trial court for
deciding afresh with liberty to parties to amend the pleading. A
review petition was also filed by the respondentdefendant
seeking review of the order of the High Court dated 21 st August
2019. The said review petition came to be dismissed by the
High Court vide order dated 10th February 2020. Being
aggrieved thereby, the present appeals.
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8. Shri P.N. Ravindran, learned Senior Counsel appearing on
behalf of the appellantplaintiff submitted that the High Court
has grossly erred in setting aside the concurrent findings of fact
recorded by the learned trial court as well as the learned
Appellate Court. He submitted that on the basis of the report of
the Advocate Commissioner, the learned trial court as well as
the learned Appellate Court has found that the appellant
plaintiff has successfully proved his possession over the suit
property and therefore, have rightly decreed the suit and
dismissed the appeal. The learned Senior Counsel, relying on
the judgment of this Court in the case of Anathula Sudhakar
v. P. Buchi Reddy (dead) by LRs. and Others1, would submit
that since the suit was for injunction simpliciter, the issue of
title was not directly and substantially in issue and therefore,
the suit, as filed by the appellantplaintiff, was very much
maintainable. He submitted that the High Court has grossly
erred in holding that the suit, as filed by the appellantplaintiff,
was not maintainable.
1 (2008) 4 SCC 594
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9. Per contra, Shri V. Chitambaresh, learned Senior Counsel
appearing on behalf of the respondentdefendant submitted
that even from the report of the Advocate Commissioner, it
could be seen that the identification of the property was not
beyond doubt. He submitted that the learned trial court as well
as the learned Appellate Court had grossly erred in decreeing
the suit inasmuch as it could not be said that the title of the
appellantplaintiff was clear. He also relied on the judgment of
this Court in the case of Anathula Sudhakar (supra).
10. The short question that falls for consideration before us is:
Whether the learned Single Judge of the High Court was
right in holding that the suit simpliciter for permanent
injunction without claiming declaration of title, as filed by the
plaintiff, was not maintainable?
11. The issue is no more res integra. The position has been
crystalised by this Court in the case of Anathula Sudhakar
(supra) in paragraph 21, which read thus:
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“21. To summarise, the position in regard to suits
for prohibitory injunction relating to immovable
property, is as under:
(a) Where a cloud is raised over the
plaintiff’s title and he does not have
possession, a suit for declaration and
possession, with or without a consequential
injunction, is the remedy. Where the plaintiff’s
title is not in dispute or under a cloud, but he
is out of possession, he has to sue for
possession with a consequential injunction.
Where there is merely an interference with the
plaintiff’s lawful possession or threat of
dispossession, it is sufficient to sue for an
injunction simpliciter.
(b) As a suit for injunction simpliciter is
concerned only with possession, normally the
issue of title will not be directly and
substantially in issue. The prayer for
injunction will be decided with reference to the
finding on possession. But in cases where de
jure possession has to be established on the
basis of title to the property, as in the case of
vacant sites, the issue of title may directly and
substantially arise for consideration, as
without a finding thereon, it will not be
possible to decide the issue of possession.
(c) But a finding on title cannot be recorded
in a suit for injunction, unless there are
necessary pleadings and appropriate issue
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regarding title (either specific, or implied as
noticed in Annaimuthu Thevar [Annaimuthu
Thevar v. Alagammal, (2005) 6 SCC 202]).
Where the averments regarding title are absent
in a plaint and where there is no issue relating
to title, the court will not investigate or
examine or render a finding on a question of
title, in a suit for injunction. Even where there
are necessary pleadings and issue, if the
matter involves complicated questions of fact
and law relating to title, the court will relegate
the parties to the remedy by way of
comprehensive suit for declaration of title,
instead of deciding the issue in a suit for mere
injunction.
(d) Where there are necessary pleadings
regarding title, and appropriate issue relating
to title on which parties lead evidence, if the
matter involved is simple and straightforward,
the court may decide upon the issue regarding
title, even in a suit for injunction. But such
cases, are the exception to the normal rule
that question of title will not be decided in
suits for injunction. But persons having clear
title and possession suing for injunction,
should not be driven to the costlier and more
cumbersome remedy of a suit for declaration,
merely because some meddler vexatiously or
wrongfully makes a claim or tries to encroach
upon his property. The court should use its
discretion carefully to identify cases where it
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will enquire into title and cases where it will
refer to the plaintiff to a more comprehensive
declaratory suit, depending upon the facts of
the case.”
12. It could thus be seen that this Court in unequivocal terms
has held that where the plaintiff’s title is not in dispute or
under a cloud, a suit for injunction could be decided with
reference to the finding on possession. It has been clearly held
that if the matter involves complicated questions of fact and law
relating to title, the court will relegate the parties to the remedy
by way of comprehensive suit for declaration of title, instead of
deciding the issue in a suit for mere injunction.
13. No doubt, this Court has held that where there are
necessary pleadings regarding title and appropriate issue
relating to title on which parties lead evidence, if the matter
involved is simple and straightforward, the court may decide
upon the issue regarding title, even in a suit for injunction.
However, it has been held that such cases are the exception to
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the normal rule that question of title will not be decided in suits
for injunction.
14. In this background, we will have to consider the facts of
the present case.
15. From the perusal of the pleadings, it could be seen that it
is the case of the appellantplaintiff that he derives the title to
the suit property on the basis of registered assignment deed No.
110 of 1977. It is the appellantplaintiff’s case that he is in
exclusive possession of the said property. Per contra, it is the
claim of the respondentdefendant that the property shown in
the margin of the written statement to an extent of 52 ½ cents
belongs to the respondentdefendant and that the appellant
plaintiff was illegally claiming right over the said property. It is
his specific case that the property is neither included in the
assignment deed nor in the purchase certificate produced by
the appellantplaintiff. It is his further case that the said
property belonged to his father Othenan by virtue of
assignment from Puthiyottil Kanaran. It is his case that the
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title of Puthiyottil Kanaran under ExhibitA15 is referable to
ExhibitA14 i.e. Document No. 2987 of 1924. It is the specific
case of the respondentdefendant that after the death of his
father, his mother and children applied for purchase certificate
by filing Application being O.A. No. 7014 of 1976 to purchase
the Jenmam right under Section 72 of the Kerala Land Reforms
Act, 1963. It is his case that the Land Tribunal allowed the
said application on 9th May 1977. Thereafter, the partition took
place between the wife and children of Othenan in the year
1999.
16. The learned trial court in its order has observed that the
survey number shown in the plaint schedule is R.S. 28/1A and
the survey number of the property claimed by the respondent
defendant in the margin of the written statement is R.S. 30/1.
It has further observed that from the report of the Advocate
Commissioner it would reveal that the correct survey number of
the disputed property would be either R.S. 119/1 or 119/2.
However, the learned trial judge observed that the survey
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number does not have much relevance in the identification of
the disputed property.
17. The learned Appellate Court, while dismissing the appeal,
though observed that on inspection, the Advocate
Commissioner could see some portion of a revetment in
between the plots A and B which has been marked in Exhibit
C1 Plan. It goes on to observe that the said revetment cannot
be treated as physical demarcation or boundary because the
Advocate Commissioner is definite that he could not see
anything to indicate that there had been such a boundary or
revetment and that it was impossible to put up such a
revetment throughout the length from east to west because it
was a sloping rocky area wherein such a revetment cannot be
put up. The learned Appellate Court further observed that when
the plot A is admittedly in the possession of the appellant
plaintiff, the only finding possible is that the disputed plot B
also is in his possession. The learned Appellate Court further
observed that if the respondentdefendant claims title over the
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disputed property, then the only remedy available to him, is to
recover it under the law. It goes on to observe that in the suit
for injunction simpliciter, the only material issue is whether the
appellantplaintiff has got actual and exclusive possession over
the entire plaint schedule property including the disputed
portion.
18. It could thus clearly be seen that this is not a case where
the appellantplaintiff can be said to have a clear title over the
suit property or that there is no cloud on appellantplaintiff’s
title over the suit property. There is a serious dispute between
the appellantplaintiff and respondentdefendant with regard
not only to title over the suit property but also its identification,
which cannot be decided unless the entire documentary as well
as oral evidence is appreciated in a fullfledged trial.
19. We find that the present case would be covered by clause
(b) of paragraph 21 of the judgment of this Court in Anathula
Sudhakar (supra). We find that, in the present case, the
question of de jure possession has to be established on the
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basis of the title over the property. Since the said property is a
vacant site, the issue of title would directly and substantially
arise for consideration, inasmuch as without the finding
thereon, it will not be possible to decide the issue of possession.
As observed in clause (c) of paragraph 21 of the judgment cited
supra, if the matter involves complicated questions of fact and
law relating to title, the court will relegate the parties to the
remedy by way of comprehensive suit for declaration of title,
instead of deciding the issue in the suit for mere injunction.
We do not find that the present case would fall in exception
carved out in clause (d) in paragraph 21 of the judgment cited
supra inasmuch as the matter involved cannot be said to be
simple and straightforward wherein the Court would decide
upon the issue regarding title, even in the suit for injunction.
20. It will also be relevant to refer to the following
observations of this Court in the case of Jharkhand State
Housing Board v. Didar Singh and Another2:
2 (2019) 17 SCC 692
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“11. It is well settled by catena of judgments of this
Court that in each and every case where the
defendant disputes the title of the plaintiff it is not
necessary that in all those cases plaintiff has to
seek the relief of declaration. A suit for mere
injunction does not lie only when the defendant
raises a genuine dispute with regard to title and
when he raises a cloud over the title of the plaintiff,
then necessarily in those circumstances, plaintiff
cannot maintain a suit for bare injunction.”
21. Another aspect which is required to be taken into
consideration is that, in pursuance to the impugned judgment
and order, the appellantplaintiff has already amended the suit
so as to claim a relief for declaration of title. A consequential
amendment has also been made to the written statement by the
respondentdefendant. In that view of the matter, it will be
appropriate that the parties get their right adjudicated with
regard to the declaration of title on merits. We therefore find no
reason to interfere with the impugned judgment and order of
the High Court.
22. The appeals are therefore dismissed. However, taking into
consideration the fact that the suit is pending since 2003, we
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direct the learned trial court to try and decide the suit as
expeditiously as possible and preferably within a period of one
year from the date of this judgment. Pending application(s), if
any, shall stand disposed of. No order as to costs.
….…..……………………..J.
[L. NAGESWARA RAO]
………………………….J.
[B.R. GAVAI]
NEW DELHI;
SEPTEMBER 07, 2021.
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