Ram Vs. Ram Prakash & Anr  INSC 658 (10 November 1995)
K. (J) Venkataswami K. (J) Verma, Jagdish Saran (J) Venkataswami, J.
1995 SCC Supl. (4) 208 1995 SCALE (6)337
counsel on both sides.
appeal by special leave is directed against the judgment and order dated
18.3.1992 of the High Court of Punjab & Haryana in RSA No. 2342 of 1981.
The question that arises for consideration in this appeal is whether a
partition effected during the pendency of the appeal affects the right of a
person who was admittedly a co-sharer at the time of sale of pre-emption.
facts are the following:
appellants are the legal representatives of one Jinda Ram who was the plaintiff
and filed a suit for pre- emotion for agricultural land measuring 20 kanals 4 marlas
as described in the Plaint Schedule. This right of pre- emption was claimed
under Section 15(b) fourthly and fifthly of the Punjab Pre-emption Act, 1913 as
a co-sharer and also as a tenant. The suit was contested and the trial court
framed as many as 10 issues and found that the plaintiff was a co-sharer in the
joint khewat of the suit land and has a preferential right of pre-emption. The
claim of the plaintiff that he was a tenant was also found in favour of the
plaintiff. Though the plaintiff claimed that the value of the value of the proparty
was only Rs.6,000/- as against the sale price show in the document as Rs.10,500/-,
the trial court did not agree with this contention of the plaintiff.
Notwithstanding the finding in favour of the plaintiff with regard to his right
of pre-emption, the trial court granted a partial relief only on the ground
that out of 8 vendors, six were females and the right of pre-emption was
available to the plaintiff only to the extent of 2 male vendors shares and on
that finding granted a decree in favour of the plaintiff.
by the decree of the trial court in not granting full relief, the plaintiff
preferred an appeal. The learned Additional District Judge, Karnal reversed the
conclusion of the trial court that the plaintiff was not entitled to the right
of pre-emption so far as the shares of female vendors were concerned. However,
the lower appellate court dismissed the suit taking away even the partial
relief granted by the trial court by holding that vendees- defendants after the
purchase of the suit land became co- shares and as such there could be no right
of pre-emption against them. Consequently the first appellate court while
dismissing the appeal dismissed the suit as well.
aggrieved, the plaintiff preferred a second appeal to the high Court. The
learned Single Judge while setting aside the reasoning of the lower appellate
Court as mentioned above observed as follows:
finding of the lower appellate court that vendees have become co- sharers by
the impugned sale and so the plaintiff has no statutory right of pre- emption
is palpably wrong and legally unsustainable".
held so, the learned Judge gave another reasoning for dismissing the second
appeal. It was contended before the learned Single Judge that the pre-emptor
has to maintain his qualification at all the three stages, namely, (a) at the
time of sale, (b) at the time of institution of suit and (c) at the time of
decree. It was further pointed out before the learned Single Judge that during
the pendency of the appeal, the suit lands were partitioned and in view of the
changed pos-tion, the claim of the plaintiff that he continues to be a
co-sharer in the joint holding was without any merit. This contention was
accepted by the High Court and consequently, the appeal was dismissed. Hence,
the present appeal by special leave.
learned counsel appearing for the appellants (legal representatives of
plaintiff) submitted that the view taken by the learned Single Judge that
notwithstanding the admitted position that plaintiff was a co-sharer at the
time of sale, at the time of filing of the suit for pre-emption an also at the
time of passing of the decree by the trial court, the plaintiff would loose his
right of pre-emption if there is a partition during the pendency of the appeal
cannot at all be sustained. He submitted that if such a contention is accepted,
no decree for pre-emption can successfully be obtained. He also invited our
attention to Section 21(A) of the Punjab Pre-Emption Act, 1913. His further
contention was that in any event that the plaintiff's claim for the right of
pre-emption in his status as a tenant could not be defeated.
find substance in the argument of the learned counsel for the appellant and we
are of the view that the learned Judge was not right in holding that the
plaintiff would loose his right of pre-emption on account of a partition that
had taken place pending appeal even though the right of the plaintiff as a
co-sharer to pre-empt was established in the trial court and not challenged by
the vendees-defendants. The relevant period to exercise the right of
pre-emption is the period when the sale was effected and when the suit was
filed claiming that right. In this view of the matter, the judgment and order
of the learned Single Judge cannot be sustained and accordingly, it is set
aside. The appellants are entitled to a decree as prayed for regarding their
right of pre-emption.
as the valuation of the land is concerned, thought the trial court fixed it as Rs.
11,667.50, the lower appellate court at the instance of the plaintiff on appeal
has fixed the sale consideration at Rs. 7,200/- plus stamp, registration and
execution charges as fixed in the decree of the trial court. The appellants
will deposit the amount as determined by the first appellate court in the trial
court within two months from this date.
appeal is allowed accordingly, No costs.