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CASE NO.:

Appeal (civil) 820-821 of 1999

PETITIONER:

Narayanan

RESPONDENT:

Kumaran & Ors.

DATE OF JUDGMENT: 16/03/2004

BENCH:

R. C. Lahoti & Dr. AR. Lakshmanan

JUDGMENT:

J U D G M E N T

Dr. AR. Lakshmanan, J.

These two appeals were filed against the final judgment/order dated 6.3.1997

passed by the High Court of Kerala in C.M.A. Nos. 208/94 and 43/95 restoring the

common judgment and decree of the Trial Court having set aside the remand order of

the lower Appellate Court. The short facts are.

The property in dispute in this appeal belong to one Kunjan who executed a

deed of settlement settling his properties including the disputed property on his

daughters. One of the daughters Sumathi was minor to whom the C Schedule to the

Ext.B1 was allotted. The owner kept the D Schedule items which is the disputed

property to himself.

The 1st respondent Kumaran is a close relative of Kunjan and was very close to

the family and treated as member of Kunjan's family till the dispute arose in 1986. The

property settled on Sumathi of which possession continued to be with Kunjan in terms

of Ext.B1. In 1976 Kumaran executed Ext.A1 and some properties were transferred to

the 1st respondent, Kumaran. The property settled on Sumathi of which possession

continued to be with Kunjan in terms of Ext.B1. In 1976 Kumaran executed Ext.A1 and

some properties were transferred to the 1st respondent Kumaran. It is clearly recited in

the document that only property covered by C Schedule to Ext.B1 which was allotted to

Sumathi was the subject of transfer. This had an extent of 1.51 acres. The D Schedule

property was not included in Ext.A1. However, by fraudulently and with the connivance

of the 3rd respondent, the 4th defendant, the schedule to the document was also drafted

as to bring the property owned and possessed by Kunjan under D Schedule to Ext.B1

as also 56 cents of lands not covered thereby. Despite this mistake described in the

document, Kunjan continued to be in possession of the disputed property and its

accredition while the 1st respondent, Kumaran was also closely moving with the family

and there was no action from Kunjan.

Kunjan accordingly sold the 50 cents covered by the D Schedule Ext.B1 as also

the accredition to the appellant by the deed of sale Ext.B4 on 5.3.1986. The 1st

respondent was displeased at the development and he filed a suit OS No.125/86 for a

permanent injunction restraining them from entering into the disputed property. Kunjan

became aware of the mistake in Schedule Ext.A1 only when notice of this suit was

received whereupon himself and the appellant filed a suit O.S. 146/86 for injunction

against the interference with his possession of the 50 cents of disputed property. The

plaintiff pleaded that the transfer to the 1st respondent was only 1.51 acre and that the

disputed property was not comprised or intended to be transferred or to be in

possession of the vendee. They pleaded that fraud was played by Pankajakshy and

her husband in the incorrect preparation of the Schedule to the document.

This recital was very clear that only the property allotted to Sumathi, C Schedule

to Ext.B1 was transferred. The trial court by its judgment dated 31.7.1990 held that the

entirety of the C and D Schedules to Ext.B1 has been transferred. It also held that the

suit filed by the appellant and Kunjan in OS No.146/86 was barred by limitation. The

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trial court also did not project the plea of fraud set up by Kunjan and the appellant.

Accordingly, OS 125/86 was decreed and OS 146/86 was dismissed.

Pending suit Kunjan died. The appellant was the other person interested,

therefore, filed an appeal and the other parties in the suit filed appeals which was

disposed of by a common judgment dated 24.6.1994.

The District Court went into the evidence very elaborately and came to the

conclusion on appreciation of the evidence that what was intended to be transferred

was only the 1.5 acres comprised in C Schedule to Ext.B1 and that the D Schedule

property was not conveyed under Ext.B1. Accordingly, he held that the 1st respondent

did not have title of the possession either over the Schedule or the accredition of 56

cents which lies in between the C & D Schedules properties. He also held that the

misdescription in Ext.A1 sale deed was apparently due to the deceptive practice of the

respondent and PW-4, was also a party. The District Court on the basis of the

materials placed before him found that PW-4 was a person who habitually indulges in

such mal-practice. The District Court further held that the 1st respondent did not go into

the possession of the D Schedule and the accredition and that Kunjan came aware of

the mistake only when notice of OS 125/86 was received by him. The appeals had,

therefore, to be allowed. Since the Commissioner's plan prepared in the suit did not

correctly identify the 1.51 acres which the court felt was necessary to resolve future

dispute, the learned District Court allowed the appeals and remitted the matter back to

the trial court for preparing a proper plan for identification of the properties and pass a

decree accordingly.

The 1st respondent challenged this order in Civil Misc. Appeals before the High

Court filed under Order 43 Rule (1) clause (u) of the Code of Civil Procedure. Both

parties agreed that the remand was unnecessary having regard to the fact that the

identity of the properties covered by the various documents was not very much in

dispute.

However, the High Court purported to go into the question of facts and allowed

the appeals setting aside the judgment of the District Court and restoring that of the

Munsiff Court.

Being aggrieved, the appellant preferred the Special Leave Petitions/Appeals.

We heard Mr.T.L.V. Iyer, senior advocate for appellant and Mr.P.Krishnamurthy,

senior advocate for respondent. Mr. Iyer raised the following contentions:-

1. The High Court has gone into excruciating of facts and has

appreciated evidence which is not warranted under Section 100 of the

C.P.C and is beyond its jurisdiction. No question of law much less

any substantial question of law arose in the High Court

2. The High Court has not formulated any question of law for decision nor

has it identified any such question of law anywhere in the judgment.

The interference with the judgment of the District Judge is purely on

question of facts.

3. The findings by the High Court are based on appreciation of evidence

and are conclusions of facts. No substantial question of law arise

therefrom. The High Court has grossly erred in verifying the facts.

4. The appeal under order 43 Rule (1) clause (u) should be heard only on

the ground enumerated under Section 100. The appellant under order

43 Rule (1) clause (u) is not entitled to agitate question of facts as in

a first appeal.

Mr. P.Krishnamurthy, learned counsel for the respondents submitted the order

passed by the High Court in the appeals does not call for any interference. He argued

that Section 100 is confined to second appeals against decrees and, therefore, cannot

be invoked in appeal against an order.

We have been taken through the pleadings and the judgments rendered by all

the three courts. Our attention was also drawn to the records/documents.

The following questions of law arise for consideration by this Court:-

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1. Whether the High Court was justified in going into excruciating details on facts

in a second appeal?

2. Has not the High Court exceeded its jurisdiction under Section 100 of the

C.P.C. by reversing a well-considered Judgment of the First Appellate Court

on facts especially when no question of law much less any substantial

question of law arose for consideration?

The submissions made by Mr.T.L.V. Iyer is well founded and merit acceptance.

A close scrutiny of the order passed by the High Court clearly goes to show that the

High Court has gone into minute details of facts and has appreciated evidence which is

not warranted under Section 100 of C.P.C. and is beyond its jurisdiction. No question

of law much less any substantial question of law arose in the High Court. The

jurisdiction of the High Court is now confined to entertain only such appeal as involving

substantial question of law specifically set out in the memoranda of appeal and

formulated by the High Court. The High Court of Kerala in the instant case has not

framed any substantial question of law as required by Section 100 C.P.C. and has

committed a patent error in disposing of the Civil Misc. Appeal. The existence of a

substantial question of law is thus the sine qua non for exercise of the jurisdiction

under the provisions of Section 100 C.P.C.

Mr.T.L.V. Iyer, learned senior counsel for the appellant raised a controversy

which related to the scope and nature of hearing an appeal under order 43 Rule (1)

clause (u) of CPC. It was contended by Mr.Iyer that though it is filed as Civil Misc.

Appeal against the order of remand, it is necessarily a second appeal and, therefore,

can be competent only on the ground mentioned in Section 100. It is further argued that

the appellants in Civil Misc. Appeals against question of facts and the findings of fact of

the lower court even though found to be erroneous are binding in such an appeal.

Mr.Krishnamurthy, learned senior counsel for the respondent cited no contrary

law. He, however, reiterated that Section 100 is confined to second appeals against

decrees and, therefore, cannot be invoked in an appeal against an order. It is, of

course, true that Section 100 in terms applies only to appeals second to decrees, but

the contention of Mr.Krishnamurthy cannot be accepted on account of language of

order 43 Rule (1) clause (u). It reads as follows:-

"Order 43 Rule (1). Appeals from orders.

An appeal shall lie from the following orders under the provisions of

Section 104, namely:-

(a) \005\005

Xxxx

Xxxx

Xxxx

(t) \005\005

(u) an order under rule 23 [or rule 23A] of Order XLI remanding a case,

where an appeal would lie from the decree of the Appellate Court."

It is obvious from the above rule that an appeal will lie from an order of remand

only in those cases in which an appeal would lie against the decree if the Appellate

Court instead of making an order of remand had passed a decree on the strength of the

adjudication on which the order of remand was passed. The test is whether in the

circumstances an appeal would lie if the order of remand where it is to be treated as a

decree and not a mere order. In these circumstances, it is quite safe to adopt that

appeal under order 43 Rule (1) clause (u) should be heard only on the ground

enumerated in Section 100. We, therefore, accept the contention of Mr. T.L.V.Iyer and

hold that the appellant under an appeal under order 43 Rule (1) clause (u) is not entitled

to agitate questions of facts. We, therefore, hold that in an appeal against an order of

remand under this clause, the High Court can and should confine itself to such facts,

conclusions and decisions which have a bearing on the order of remand and cannot

convass all the findings of facts arrived at by the Lower Appellate Court.

The High Court of Rajasthan in Abdul Gani & Anr. v. Devi Lal & Anr. [ AIR

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1960 RAJASTHAN 77 ] held that the appeal under this clause should be heard only

on the grounds enumerated in Section 100 and not on question of facts as in the case

of first appeal.

In Seshammal & Ors. v. Kuppanaiyyangar & Anr. [ AIR 1926 Madras 475 ],

this Court held as under:

"Although the civil appeal has taken the form of a civil

miscellaneous appeal against an order of remand the

Subordinate Judge is a final Judge of fact and the only grounds

available to the appellant to attack the judgment are those

which would be available to him in second appeal."

In Ambukutti Vaidier v. Kannoth Koottambath Kelan [ AIR 1933 Madras

460], the case of Secretay of State v. Tripurna Sundarammal and Anr. [ AIR 1926

Madras 474) was followed. The Court held that civil miscellaneous appeals stand on

the same footing as second appeals with regard to their being arguably only question of

law.

In Kaluvaroya Pillai & Ors. v. Ganesa Pandithan & Ors. [ AIR 1969 Madras

148 ], the Court held as under:-

"Though this is a case in which the lower appellate Court

remanded the suit. It appears to me that the totality of the suit

has been remanded to the trial Court for reconsideration in view

of certain irregularities inhered therein. As a matter of fact the

lower appellate court set aside the judgment and decree of the

trial Court in full. Though it gave a liberty to the respondents to

have a retrial in the trial Court, presumably, in the interests of

justice, it appears to me that the lower appellate Court has

substituted its own judgment to that of the trial Court and in the

peculiar circumstances of the present case it is not open to the

appellants in this civil miscellaneous appeal to canvass the

entire judgment and decree of the lower appellate Court by

filing an appeal under Order XLIII, Rule 1 (u), C.P.C. I shall

presently advert to the right of an appellant in a civil

miscellaneous appeal to canvass the correctness of the

findings other than those relating to the order of remand in such

an appeal. But in so far as this appeal is concerned, as there

has been a substitution of the judgment and decree of the

appellate Court to that of the trial Court, the only remedy

available to the appellants in this case was to file a second

appeal, if appeal under Order XLIII, Rule 1 (u), C.P.C. Thus in

the peculiar circumstances and on the facts of this case, it is

not open to the appellants to canvass the other findings of the

lower appellate Court."

It is also useful to reproduce order 41 Rule 23 of CPC which reads thus:

"Where the Court from whose decree an appeal is preferred

has disposed of the suit upon a preliminary point and the decree is

reversed in appeal, the Appellate Court may, if it thinks fit, by order

remand the case, and may further direct what issue or issues shall be

tried in the case so remanded, and shall send a copy of its judgment

and order to the Court from whose decree the appeal is preferred, with

directions to re-admit the suit under its original number in the register

of civil suits, and proceed to determine the suit; and the evidence (if

any) recorded during the original trial shall, subject to all just

exceptions, be evidence during the trial after remand."

The High Court of Kerala has adopted an amendment made by the Madras High

Court which reads thus:-

(a) After the words "the decree is reversed in appeal", insert the

words, "or where the Appellate Court in reversing or setting

aside the decree under appeal considers it necessary in the

interests of justice to remand the case", and

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(b) Delete the words "if it thinks fit", occurring after the words "the

Appellate Court may". "

Under the rule as amended in Kerala, Madras by the addition of words "or where

the Appellate Court in reversing or setting aside the decree under appeal considers it

necessary in the interest of justice to remand the case" after the words " the decree is

reversed in appeal". The Court can remand the case even when the suit has not been

disposed of on a preliminary point. Court has held that this power ought not to be lightly

exercised by the Appellate Court.

Learned Counsel appearing on either side took us through the whole of the

judgment/evidence and to elaborate statements on question of facts. As rightly pointed

out by Mr.Iyer that High Court has gone into excruciating details of facts and has

appreciated the evidence which is not warranted in this case. A perusal of the

judgment of the District Court disclosed that there is an elaborate consideration of the

entire evidence oral or documentary in the case and that the findings thereof are based

on appreciation of evidence and are conclusions of facts. It was pointed out that the

High Court has erred in verifying the recitals in Ext..1 makes it clear that the property

under it was only the C Schedule to the deed of gift, Ext.B1 allotted to the Sumathi

which was sold. If really the D Schedule retained by Kunjan was also under transfer, the

same should have on the place in the recitals regarding title and in the body of the

document. Absence of such recitals is proof positive that the D Schedule was not

intended to be conveyed.

In our view the Schedule to the document was prepared in excess of what was

intended to be conveyed. It has been fraudulently prepared as rightly found by the

District Court. It is a well established principle that when there is inconsistency in the

body of the document, containing the evidence clause and the schedule, the former

prevails over the latter. As such when the intention of the parties was clear, the

Schedule to the document should not have been allowed to override the recital clause.

Like wise, the D Schedule was not intended to be conveyed is evident from the

fact that there is no mention of the accredition much less between the C & D Schedule

to Ext.B1. If really the entire property as bulk was being conveyed certainly the

existence of the accredition or an intention to transfer the same would also have found

their place in the document. The respondent has no case that he has any title to or

possession of the said accredition. This very fact, in our view, cuts the root of the case

of the1st respondent to title to the disputed property.

The D Schedule to Ext.B1 could not have been common is very clear from entire

fact. The agreement was that the property gifted to Sumiti would be sold and the

proceeds would be given to Pankajakshy in view of which Pankajakshy consented to

transfer her share in favour of Sumiti. Accordingly, it was only the share of Sumiti which

was C Schedule to Ext.B1 which was sold and consideration thereunder was Rs.9,000/-

No consideration for Kumaran's transfer was admitted to and on the other hand the

consideration of Ext.A1 was received by Pankajakshy and her husband. There is no

case for the 1st respondent that D Schedule to Ext.B1 was also intended to be

transferred as part of the scheme of package.

Kunjan was in possession of the disputed property. He became aware of it only

when notice of OS 125/86 was received by him. As noted by the District Court with

reference to the evidence in the case, the 1st respondent Kumaran was moving very

closely with Kunjan and his family and was on of the beneficiaries of Kunjan's

magnificence. It is only in 1986 when Kunjan sold the disputed property to the

appellant that he instituted the suit claiming title. The finding of possession of the 1st

respondent is based on the document acquired after the commencement of the suit.

There is no iota of evidence for the prior period even otherwise any acts on the part of

the 1st respondent is only referable to the close association with Kunjan and his family

and is looking after property of Kunjan. Thus, the case of fraud put forward by the

appellant is amply proved by the facts and circumstances of the case and as thoroughly

discussed by the District Court and the findings of fact arrived at. We are, therefore, of

the opinion that the High Court was not justified in going into the excruciating details of

facts in the second appeal and that the High Court has exceeded its jurisdiction by

reversing a well considered judgment of the First Appellate Court which is the Final

Court of facts especially when no questions of law much less a substantial question of

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law arose for consideration.

It is seen from the judgment of the Lower Appellate Court that the matter was

remanded back to the Court below for limited purpose on a proper identification of the

disputed suit property. It is seen from para 3 of the common judgment in C.M.A. 208/94

and 43/95 that counsel appearing for both sides have conceded that the lower appellate

court was not correct in remanding the matter to the Trial Court. According to them

there was no dispute regarding the identity and that the identity is clear from the rough

sketch appended to the judgment of the lower appellate court. They submitted that

there was no necessity of remanding the matter to the lower appellate court and the

matter can be decided on merits by the High Court.

We are of the opinion that the judgment passed by the High Court in C.M.A.

208/94 and 43/95 cannot be sustained for the reasons stated supra. We, therefore, set

aside the judgment passed by the High Court and restore the judgment passed by the

District Judge, Thodupuzha in Appeal Nos.125/86 and 146/86 on his file. However, we

delete the directions given by the District Court in regard to the order of remand and

retain and sustain the judgment of the District Court dated 24.7.1994 in toto. In the

result, the appeals filed by the appellant succeeds and we order no costs.