Having found the character of possession as co-owner, as indicated above, the only question that arises for determination is, whether a co-owner, in possession is entitled to an injunction of this nature against the other co-owners. Once it is found that the possession of co-owner is for the on behalf of other co-owner is for and on behalf of other co-owners, the other co-owner cannot claim injunction of this nature so as to exclude the other co-owners from exercising their right as co-owners.
Bombay High Court
2. This appeal arises from the order of Civil Judge, Sr. Dn. Buldana, on an application under O. XXXIX, Rr. 1 and 2, Code of Civil Procedure, for an injunction to restrain the appellants from interfering with the respondents' possession and enjoyment of the suit property. The learned Civil Judge has allowed the said prayer. The said order is under challenge in this appeal.
3. The property in dispute belonged to one Smt. Noor Jahan who died in 1987. She had four sons who are defendants 1 to 4, before the lower Court. The defendant No. 1 alleging that he is in exclusive possession of the property executed an agreement to sell in favour of the plaintiff he was put in possession of the entire property on the same day. He instituted the present suit for the specific enforcement of the agreement against all the children of Noor Jahan and also their alienee-defendants 5 and 6. It was contended on behalf of appellants that the claim of the plaintiff that he is in exclusive possession of entire property is not correct. They would maintain that the co-owners were in possession and they subsequently executed a sale-deed in favour of defendants 5 and 6 and handed over possession to them. According to the appellants, defendants Nos. 5 and 6 are in possession of the property. In a matter arising under O. 39, Rr. 1 and 2, Code of Civil Procedure, three conditions are to be satisfied; that the applicant has a prima facie case; that in the event of not granting injunction he would be put to an irreparable loss and injury; and that the balance of convenience is in his favour. All these three conditions must co-exist so that the applicant can be entitled to injunction under O. 39, R. 1 of Civil Procedure Code.
4. Here, nature of injunction sought is of importance. The plaintiff sought injunction against all the defendants from interfering with his exclusive possession. It should be noted that these defendants include not only the first defendant who executed the agreement to sell but also the three other sons of Noor Jahan. It goes without saying that these sons have since alienated the property to defendants 5 and 6. Even assuming that even if the plaintiff who was put in possession by the first defendant on the execution of agreement to sell, the question in the context is as to the character of possession which the first defendant could have conveyed, for the character of possession has nexus with the prima facie case pleaded by the plaintiff. Ordinarily, a co-owner has equal right and interest in the whole property along with other co-owners. Every co-owner has right of enjoyment and possession equal to that of the other co-owners and he has interest even in every infinitesimal portion of the property. In other words, the title and possession of a co-owner is co-extensive with the interest of other co-owners. Being co-owner the first defendant cannot have any right to represent the title and possession of other co-owners. The learned counsel for their 1st respondent relied on Tikam
Chand Lunia v. Rahim Khan Ishak Khan, to contend that he is entitled to maintain the application for injunction in such circumstances. Even assuming that the first defendant has validly executed the agreement to sell, that agreement to sell cannot create any interest in the property, it can only create all obligation annexed to the ownership of the property. Therefore, the right of the respondent, if at all, is to enforce the agreement to sell. The photo copy of the plaint placed before me by Mr. Khapre, learned counsel for appellants, shows that the plaintiff seeks enforcement of the agreement to sell against all the six defendants. This certainly would mean that the plaintiff admits the title not only of the first defendant, but admits the title of defendants 2 to 4 - the brothers of 1st respondent - as well as that of the alienees defendants 5 and 6 in favour of whom defendants 1 to 4 have since executed a sale-deed. Necessarily it should follow that the plaintiff has no hostile claim except a prayer to enforce specifically the agreement to sell. Even the decision relied on by the learned counsel for respondents, , cited supra, does not say that a stranger who obtained an agreement to sell from one of the co-sharers is in the same position of a co-owner. The learned counsel then relied on 1984 Mah LJ 915, Nandkumar v. Laxmibai. There it is held, a person in possession under S. 53-A of Transfer of Property Act is entitled to maintain an application for injunction under O. 39, R.
1. There can be no dispute as to the said proposition. In the context, even if it is assumed that the plaintiff is in possession that possession can only be of a co-owner. The learned counsel also relied on a decision in Joseph v. John. All that is held in the said decision is that when a co-owner transfers the entire property as owner to a stranger the possession of such stranger will become hostile to that of the non-alienating co-owner. In this connection it is necessary to refer to a later decision of the apex court as to the character of possession of a co-owner in possession. In the decision inKarbalai Begum v. Mohd. Sayeed, the Supreme Court
observed, the legal position of a co-owner in possession would be that of a constructive trustee on behalf of the other co-sharer who is not in possession and that right of the co-sharer would be deemed to be protected by the trustee. Then a person in such a position cannot prima facie without anything more unilaterally change the character of his possession so as to confer a better title to his assignee, much less on one in favour of whom he has executed only an agreement to sell. Here the agreement to sell itself was in 1994. There is no case that the first defendant-the son of Noor Jahan - was ever in hostile possession. In such circumstances, the learned counsel for respondents cannot build up an argument on the basis of such possession claiming that an alienee can maintain an application under Order XXXIX, Rule 1 against the non-alienating co-owner. The learned counsel for the 1st respondent further relied on Paresh Nath Biswas v. Kamal Krishna Choudhary. All that is held in that decision is, upon transfer to a stranger of an undivided house by a co-owner, the co-owner cannot claim joint possession along with other co-owners under Section 44 of the Transfer of Property Act. It is further held that upon a transfer to a stranger of an undivided share of a family dwelling-house by a co-sharers can maintain a suit for injunction for restraining the stranger transferee from exercising any act of joint possession in respect of the share transferred. This decision cannot help the respondents.
5. As noticed, the character of possession of the plaintiff in the circumstances can only be that of a co-owner even if the possession passed under agreement to sell. The Division Bench of Punjab High Court in the case of Sant Ram Nagina Ram v. Daya Ram Nagina Ram, has considered the whole question as to the rights
and liabilities of co-owners and also the condition under which one could presume ouster. It is held therein that a co-owner has an interest in the whole property and also in every parcel of it; and that possession of the joint property by one co-owner is, in the eye of law, possession of all even if all but one are actually out of possession. Then it proceeds to hold that this condition will prevail unless ouster is proved. With due regard to the aforesaid facts and circumstances, particularly the fact that defendants 1 to 4 are governed by Mohammaden Law, there can be no doubt that their interest is that of co-owners. The first defendants has no right prima facie to bind the interest of defendants 2 to 4. Having found so, the aliences of the defendants 1 to 4 who are defendants 5 and 6 must be deemed to have stepped into shoes of at least defendants 2 to 4 though prima facie the rights of first defendant annexed with the obligation under the agreement to sell. Having found the character of possession as co-owner, as indicated above, the only question that arises for determination is, whether a co-owner, in possession is entitled to an injunction of this nature against the other co-owners. Once it is found that the possession of co-owner is for the on behalf of other co-owner is for and on behalf of other co-owners, the other co-owner cannot claim injunction of this nature so as to exclude the other co-owners from exercising their right as co-owners. Therefore the respondents/plaintiffs have no prima facie case. Consequently on this short ground, the order of the Civil Judge, Sr. Dn., is liable to be set aside. The order is therefore set aside the the instant appeal is allowed. It needs hardly he mentioned that the observations made in this order are only for the purposes of disposal of the claim of the respondents under Order XXXIX, Rules 1 and 2, Code of Civil Procedure.
6. Appeal allowed.
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Bombay High Court
Prakash S. Akotkar And Others vs Mansoorkha Gulabkha And Others on 26 July, 1995
1. Admit. Heard counsel for the appellant and the respondents.2. This appeal arises from the order of Civil Judge, Sr. Dn. Buldana, on an application under O. XXXIX, Rr. 1 and 2, Code of Civil Procedure, for an injunction to restrain the appellants from interfering with the respondents' possession and enjoyment of the suit property. The learned Civil Judge has allowed the said prayer. The said order is under challenge in this appeal.
3. The property in dispute belonged to one Smt. Noor Jahan who died in 1987. She had four sons who are defendants 1 to 4, before the lower Court. The defendant No. 1 alleging that he is in exclusive possession of the property executed an agreement to sell in favour of the plaintiff he was put in possession of the entire property on the same day. He instituted the present suit for the specific enforcement of the agreement against all the children of Noor Jahan and also their alienee-defendants 5 and 6. It was contended on behalf of appellants that the claim of the plaintiff that he is in exclusive possession of entire property is not correct. They would maintain that the co-owners were in possession and they subsequently executed a sale-deed in favour of defendants 5 and 6 and handed over possession to them. According to the appellants, defendants Nos. 5 and 6 are in possession of the property. In a matter arising under O. 39, Rr. 1 and 2, Code of Civil Procedure, three conditions are to be satisfied; that the applicant has a prima facie case; that in the event of not granting injunction he would be put to an irreparable loss and injury; and that the balance of convenience is in his favour. All these three conditions must co-exist so that the applicant can be entitled to injunction under O. 39, R. 1 of Civil Procedure Code.
4. Here, nature of injunction sought is of importance. The plaintiff sought injunction against all the defendants from interfering with his exclusive possession. It should be noted that these defendants include not only the first defendant who executed the agreement to sell but also the three other sons of Noor Jahan. It goes without saying that these sons have since alienated the property to defendants 5 and 6. Even assuming that even if the plaintiff who was put in possession by the first defendant on the execution of agreement to sell, the question in the context is as to the character of possession which the first defendant could have conveyed, for the character of possession has nexus with the prima facie case pleaded by the plaintiff. Ordinarily, a co-owner has equal right and interest in the whole property along with other co-owners. Every co-owner has right of enjoyment and possession equal to that of the other co-owners and he has interest even in every infinitesimal portion of the property. In other words, the title and possession of a co-owner is co-extensive with the interest of other co-owners. Being co-owner the first defendant cannot have any right to represent the title and possession of other co-owners. The learned counsel for their 1st respondent relied on Tikam
Chand Lunia v. Rahim Khan Ishak Khan, to contend that he is entitled to maintain the application for injunction in such circumstances. Even assuming that the first defendant has validly executed the agreement to sell, that agreement to sell cannot create any interest in the property, it can only create all obligation annexed to the ownership of the property. Therefore, the right of the respondent, if at all, is to enforce the agreement to sell. The photo copy of the plaint placed before me by Mr. Khapre, learned counsel for appellants, shows that the plaintiff seeks enforcement of the agreement to sell against all the six defendants. This certainly would mean that the plaintiff admits the title not only of the first defendant, but admits the title of defendants 2 to 4 - the brothers of 1st respondent - as well as that of the alienees defendants 5 and 6 in favour of whom defendants 1 to 4 have since executed a sale-deed. Necessarily it should follow that the plaintiff has no hostile claim except a prayer to enforce specifically the agreement to sell. Even the decision relied on by the learned counsel for respondents, , cited supra, does not say that a stranger who obtained an agreement to sell from one of the co-sharers is in the same position of a co-owner. The learned counsel then relied on 1984 Mah LJ 915, Nandkumar v. Laxmibai. There it is held, a person in possession under S. 53-A of Transfer of Property Act is entitled to maintain an application for injunction under O. 39, R.
1. There can be no dispute as to the said proposition. In the context, even if it is assumed that the plaintiff is in possession that possession can only be of a co-owner. The learned counsel also relied on a decision in Joseph v. John. All that is held in the said decision is that when a co-owner transfers the entire property as owner to a stranger the possession of such stranger will become hostile to that of the non-alienating co-owner. In this connection it is necessary to refer to a later decision of the apex court as to the character of possession of a co-owner in possession. In the decision inKarbalai Begum v. Mohd. Sayeed, the Supreme Court
observed, the legal position of a co-owner in possession would be that of a constructive trustee on behalf of the other co-sharer who is not in possession and that right of the co-sharer would be deemed to be protected by the trustee. Then a person in such a position cannot prima facie without anything more unilaterally change the character of his possession so as to confer a better title to his assignee, much less on one in favour of whom he has executed only an agreement to sell. Here the agreement to sell itself was in 1994. There is no case that the first defendant-the son of Noor Jahan - was ever in hostile possession. In such circumstances, the learned counsel for respondents cannot build up an argument on the basis of such possession claiming that an alienee can maintain an application under Order XXXIX, Rule 1 against the non-alienating co-owner. The learned counsel for the 1st respondent further relied on Paresh Nath Biswas v. Kamal Krishna Choudhary. All that is held in that decision is, upon transfer to a stranger of an undivided house by a co-owner, the co-owner cannot claim joint possession along with other co-owners under Section 44 of the Transfer of Property Act. It is further held that upon a transfer to a stranger of an undivided share of a family dwelling-house by a co-sharers can maintain a suit for injunction for restraining the stranger transferee from exercising any act of joint possession in respect of the share transferred. This decision cannot help the respondents.
5. As noticed, the character of possession of the plaintiff in the circumstances can only be that of a co-owner even if the possession passed under agreement to sell. The Division Bench of Punjab High Court in the case of Sant Ram Nagina Ram v. Daya Ram Nagina Ram, has considered the whole question as to the rights
and liabilities of co-owners and also the condition under which one could presume ouster. It is held therein that a co-owner has an interest in the whole property and also in every parcel of it; and that possession of the joint property by one co-owner is, in the eye of law, possession of all even if all but one are actually out of possession. Then it proceeds to hold that this condition will prevail unless ouster is proved. With due regard to the aforesaid facts and circumstances, particularly the fact that defendants 1 to 4 are governed by Mohammaden Law, there can be no doubt that their interest is that of co-owners. The first defendants has no right prima facie to bind the interest of defendants 2 to 4. Having found so, the aliences of the defendants 1 to 4 who are defendants 5 and 6 must be deemed to have stepped into shoes of at least defendants 2 to 4 though prima facie the rights of first defendant annexed with the obligation under the agreement to sell. Having found the character of possession as co-owner, as indicated above, the only question that arises for determination is, whether a co-owner, in possession is entitled to an injunction of this nature against the other co-owners. Once it is found that the possession of co-owner is for the on behalf of other co-owner is for and on behalf of other co-owners, the other co-owner cannot claim injunction of this nature so as to exclude the other co-owners from exercising their right as co-owners. Therefore the respondents/plaintiffs have no prima facie case. Consequently on this short ground, the order of the Civil Judge, Sr. Dn., is liable to be set aside. The order is therefore set aside the the instant appeal is allowed. It needs hardly he mentioned that the observations made in this order are only for the purposes of disposal of the claim of the respondents under Order XXXIX, Rules 1 and 2, Code of Civil Procedure.
6. Appeal allowed.
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