Bay Berry Apartments Pvt. Ltd. & Anr Vs. Shobha & Ors  Insc 690 (19 October 2006)
Sinha & Dalveer Bhandari S.B. Sinha, J.
Naidu owned a large number of movable and immovable properties. He had 5 sons, viz,
V. Perumala Swamy Naidu, V. Sudarshanam Naidu, V. Balakrishna Naidu, V. Deena Dayalu
Naidu, V. Ramakrishna Naidu and 4 daughters, viz., Rukminiyamma, Pushpamma, Hamsaveniyamma
and Bhagyalakshmiyamma. He executed a Will on 14.7.1932. The said Will was a
registered one. A portion of the properties was bequeathed in favour of
defendant No. 1. He was then a minor. The properties bequeathed in his favour
were described in Schedule E of the Will. In terms of the said Will, the sons
of the testator got life interest.
after his death his heirs, legal representatives could inherit the same.
3.12.1975 the original defendant No.1 and his son executed a deed of sale in favour
of defendant No. 2, M. Krishna Reddy. On or about 30th January, 1982, defendant
No. 2 disposed of the said property in favour of defendant No. 3.
Plaintiffs-Respondents who are the daughters of original defendant No. 1 filed
a suit on 30.7.1982 before the City Civil Judge, Bangalore on 30th
July, 1982 inter alia
praying for the following reliefs.
declaring that the Plaintiffs are also lawful heirs entitled to the bequests
under the Will dated 14.7.1932 executed by their grand-father as lineal heirs
of the First Defendant,
consequently restrain by an order of permanent injunction the defendants, their
agents, servants from demolishing, altering, constructing or reconstructing the
suit schedule property.
cost of the suit; and" The plaintiffs, however, did not implead their
brother as a party.
bungalow which was the subject mater of the suit was demolished by Appellants
herein whereupon the plaint was amended praying for a decree of mandatory
injunction for restoration of the said property.
learned Civil Judge in view of the pleadings of the parties framed as many as
12 issues, inter alia, in regard to:
of valuation of the suit and amount of court fees
City Civil Judge, Bangalore by a judgment dated 6.1.1993
dismissed the suit, inter alia, opining that the suit was barred by limitation
as also for non-joinder of parties. It was also held that the court fees paid
Nos. 1 and 2 aggrieved by and dissatisfied with the said judgment preferred an
appeal before the High Court of Karantaka. The said appeal has been allowed by
reason of the impugned judgment.
central issue in this appeal revolves round construction of expression 'heirs'
used in the Will dated 14.7.1932.
U.U. Lalit, learned senior counsel appearing on behalf of the Appellants would
submit that as the Will refers to 'Putra Poutra Parampara', the expression used
therein, viz., 'heirs' would only be male lineal descendants and not the female
ones. The Will, it was submitted, must be construed upon reading it in its
to learned counsel, the expression 'Waristdar' (heirs) should be understood in
the context of other expression used therein, viz., children (Mavvarajjay).
Whereas while bequeathing the properties in favour of the ladies, it had
specifically been mentioned that on the death of the testator the same will
pass on to their children, while bequeathing the immovable properties it had
clearly been mentioned that they will pass on to 'Waristdar', which must be
held to mean only 'sons'. The suit, it was submitted, was also barred by
limitation as by reason thereof, the sale deed executed in favour of Appellants
by the original defendant No. 2 was questioned and in that view of the matter,
the High Court committed an error in not invoking the provisions of Article 49
of the Limitation Act, 1963.
learned counsel would contend that the son of the original defendant No. 1 was
deliberately not impleaded as a party in the suit as he had also executed the
deed of sale dated 3.12.1975 along with his father, the original defendant No.
1 and as such the same was binding on him.
Mr. Lalit would submit, were bona fide purchasers for value and in that view of
the matter, the High Court committed a manifest error in granting a decree of
Bhat, learned counsel appearing on behalf of Plaintiffs- Respondents, on the
other hand, would urge that the original defendant No. 1 having died in the
year 1998, the suit at the time of its institution was a pre- mature one and
thus, the question of its being barred by limitation does not arise. The
original defendant No. 1 having died during the pendency of the suit and the
brother of the plaintiffs having been impleaded as a party, it was submitted
the judgment of the High Court is clearly sustainable and the relief can be moulded.
The expression 'heirs' according to the learned counsel would not mean only a
male descendant and same would depend upon the law prevailing at the relevant
time as also in view of the fact that in terms of the provisions of the Hindu
Succession Act, the daughters also became heirs of the defendant No. 1, they
would also be beneficiaries along with their brothers.
Swamy, learned counsel appearing on behalf of Respondent No. 3 supported the
contention of Mr. Bhat.
original Will was written in the local language of Karnataka. The executor, V. Papaiah
Naidu, was a forward-looking person. He was a man of charitable dispensation.
He executed the Will in his anxiety to see that all his sons reside together.
Possibly with that view of the matter he bequeathed life interest in favour of
his sons. At the time of the execution of Will, he was suffering from
paralysis. He was aged only 64. Although, he had recovered to a great extent
but evidently he was not sure about his physical condition. He, therefore,
appointed his eldest son V. Perumala Swamy Naidu and second son V. Sudarshanam Naidu
as executors of the said Will.
relevant provisions of the said Will read as under:
The properties mentioned in Schedule A have been given to my sons as explained
in Schedule B, C, D, E and F. They are entitled to enjoy throughout their lives
only the income accrued from the properties given to respective shares and they
do not have any right whatsoever, to alienate the properties by way of sale, usufructory
mortgage, pledge, etc. After them, their respective properties shall descend to
their respective heirs with full title and without any problems.
on account of recovery of arrears due from others, the executors happen to
purchase any immovable property, such properties shall also be equally divided
among my sons and be enjoyed by them as mentioned in para 8 of this Will. If
the executors find it beneficial and useful to sell any immovable property
described in Schedule 'A' of this Will, excepting the House No. 23 in Castle Street they can do so. And from the money
so got from the sale of the property, the executors should purchase immovable
property which will fetch good rent, in the names of those to whose share the
properties sold had gone. Until they purchase such new immovable properties the
sale amount should be deposited in any of the banks mentioned in this Will and
the executors shall purchase new immovable properties from the said money plus
interest. My sons should enjoy the respective immovable properties thus
purchased subject to the conditions stipulated in para 8 and 9 of this Will.
sons are bound to reside in the House No. 23, Dodda Soolu Castle Street Civil
and Military Station in which I am presently residing. My sons do not have any
right to alienate the said house through sale, gift, mortgage, etc. After my
sons their legal heirs shall share it equally and enjoy the same with full
title. My sons should remain as a joint family until the said Ramakrishna Naidu
attains the age of 18 years. If anybody goes separate and is a major and
married, the executors should keep on paying him a sum of rupees one hundred
and fifty every month for his household expenditures till his share of property
and immovable properties are handed over to him and should be debited to the
rent account of his immovable property." He not only gave his daughters
sufficient ornaments at the time of their marriage as also some immovable
properties, he bequeathed some property in favour of his daughters in law as
well. The executors were enjoined with a duty to get the other daughters
married. The daughters became entitled to enjoy rent obtained from the houses
purchased throughout their life, subject, of course to the condition that the
same shall not be alienated. The properties given to the legatees including
married daughters, married daughters-in-law, the same were to be inherited by
their children with full title on their death. He also saw to it that his
friend who had five daughters is provided with some amount for each daughter.
perusal of the Will, it appears that he had given Rs.25,000/- for some
charitable purposes. The executors were asked to pay Rs.10,000/- to Mysore University and from the interest of that amount, arrangements were
directed to be made to award scholarship to promote education amongst the girls
and boys belonging to the Naidu caste who were then studying in the colleges of
end, he in his Will, stated :
bless my sons that they shall lead a happy life harmoniously and enjoy with
improving the properties given to them by me along with their heirs and
descendents as described in the Will and I pray God for their welfare."
Indisputably, in the year 1932 when the Will was executed the plaintiffs were
not the heirs of the propounder. In terms of the law as was existing then, they
were not heirs of the testator. They could not have inherited their property
further as they were not the heirs of V. Papaiah Naidu.
Parliament, however, enacted Hindu Succession Act, 1956. On the date of
execution of the Will, the original defendant No. 1 was a minor.
married later on. He was blessed with a son only in the year 1957.
date when the deed of sale was executed, i.e. on 3.12.1975, the original
defendant No. 1 and his son were majors. He has not questioned the legality of
the said deed of sale. The question, however, would arise as to whether the
plaintiffs became the heirs of their father having regard to the provisions of
the Hindu Succession Act. In law, indisputably, the question is whether they
were 'heirs' within the meaning of the said term as expressed in the Will. By
reason of the Will, the original defendant No. 1 did not succeed to the
interest absolutely. He was given only life interest.
under the Will opened only on his death. He died during pendency of the suit in
the year 1998. Succession opened only then. In the year 1975, the original
defendant No.1 and his son, thus, had no authority to execute any deed of sale.
The defendant No.1 could only transfer or alienate the interest he had in the
property. Respondent No.3, thus, did not inherit the property although in the
deed of sale dated 3.12.1975 it was stipulated that both of them were owners
thereof and had perfect title therein.
suit was a pre-mature one in the sense that the declarations sought for that
the plaintiffs were the beneficiaries under the Will could have been granted in
their favour only upon demise of their father and not prior thereto.
the principal question is as to what would be the meaning of expression
'heirs'. We have noticed hereinbefore that whereas in relation to the male descendancy
the executor had used the expression 'heirs' in regard to the succession of
property after their death, which were bequeathed in their favour; the
expression 'children' has been used in relation to the inheritance of the
property bequeathed in favour of daughters and daughters in law.
expressions 'children', 'issue' and 'heirs' would ordinarily be not synonymous
but sometimes they may carry the same meaning. All the aforementioned terms
have to be given their appropriate meanings.
In P. Ramanatha
Aiyar's Advanced Law Lexicon at page 2111, it is stated:
is doubtless a technical difference in the meaning of the two words
"heirs" and "children", and yet in common speech they are
often used as synonymous. The technical distinction between the terms is not to
be resorted to in the construction of a will, except in nicely balanced cases.
the general term "heirs" is used in a will, it will be construed to
mean 'child' or 'children', if the context shows that such was the intent of
the testator." Where the words "children" and "heirs"
are used in the same instrument in speaking of the same persons, the word
"heirs" will be construed to mean "children"; such usage
being treated as sufficient evidence of the intention to use the word
"heirs" in the sense of "children."." Heirs may be
lineal or collateral. When we say that the Will was a carefully drafted
document, evidently, the guarantor thereof was aware of the fact that as thence
some of the sons having not been married; the question as to who would be their
heirs was uncertain.
they did not have any issue, the properties in terms of the law as then
existing might have passed on to their brothers.
the expression 'heirs' would, thus, mean legal heir, the question specifically
came up for consideration in N. Krishnammal vs. R. Ekambaram & sons [(1979)
3 SCR 700 : (1979) 3 SCC 273], wherein it was stated:
is well settled that legal terms such as "heirs", used in a Will must
be construed in the legal sense, unless a contrary intention is clearly
expressed by the testator" Referring to an earlier decision of this Court
in Angurbala Mullick vs. Debabrata Mullick [(1951) 2 SCR 1125], this Court
opined that the expression 'heirs' cannot normally be limited to issues and it
must mean all persons who are entitled to the property held and possessed by/
or under the law of inheritance. In that case, the widow would not have been
entitled to inherit the property of her husband as she was not an heir.
However, she became an heir by reason of the provisions of the Hindu Succession
Succession Act was enacted to codify the law relating to intestate succession
amongst Hindus. Section 4 of the Act provides that the same has an overriding
effect over other laws for the time being in force.
(1) of Section 4 reads as under :
effect of Act.
Save as otherwise expressly provided in this Act,
any text, rule or interpretation of Hindu Law or any custom or usages as part
of that law in force immediately before the commencement of this Act, shall
cease to have effect with respect to any matter for which provision is made in
other law in force immediately before the commencement of this Act shall cease
to apply to Hindus in so far as it is inconsistent with any of the provisions
contained in this Act." A bare perusal of the aforementioned provision,
thus, clearly goes to show that the Court must take into consideration the
purport and object of the Act.
Singh (Dead) through Lrs. and Anr. vs. Dhan Kaur [(1974) 1 SCC 700], referring
to the decision of the Privy Council in Duni Chand vs. Anar Kali [AIR 1946 PC
173], this Court opined :
would be noticed that the Privy Council interpreted the words "dying
intestate" as merely meaning "in the case of intestacy of a Hindu
male" and said that to place this interpretation on the Act is not to give
retrospective effect to its provisions. Those are the very words found in
Section 8. These may be contrasted with the words of Section 6 "where a
male Hindu dies after the commencement of this Act." Here the reference is
clearly to the time of the death. In Section 8 it is only to the fact of
intestacy. The material point of time, as pointed out by the Privy Council, is
the date when the succession opens, namely, the death of the widow. It is
interesting to note that the Privy Council was interpreting the provisions of
the Hindu Law of Inheritance (Amendment) Act, 1929 where the two contrasting
expressions found in the Hindu Succession Act, 1956 are not found. The case for
the interpretation of the words "dying intestate" under the Hindu Succession
Act is stronger. The words "where a male Hindu dies after the commencement
of this Act" in Section 6 and their absence in Section 8, are extremely
significant. Thus two propositions follow: (1) 'Succession opens on the death
of the limited owner, and (2) the law then in force would govern the
succession." Reliance has been placed by Mr. U.U. Lalit on a decision of
this Court in Dr. Mahesh Chand Sharma vs. Smt. Raj Kumar Sharma and others
[(1996) 8 SCC 128]. In that case, Ram Nath Dewan was the ancestor of the
parties. He died in the year 1953 leaving behind his widow and other children.
The succession, therefore, opened in 1953, i.e., before coming into force the
provisions of Hindu Succession Act, 1956. The property at his hands was
self-acquired. He made a will on 10.4.1942 bequeathing a house to his wife Satyawati.
She could enjoy the said property during her life time.
Will it was provided that on her death the property would devolve on his legal
heirs. A settlement was arrived at between Satyawati and first defendant
therein on 27.1.1955, in terms whereof she surrendered all her right, title and
interest in the property in his favour, retaining a mere right of residence in
the first floor. In the fact situation obtaining therein and in particular,
having regard to terms of the Will and Section 119 of the Indian Succession
Act, 1925, it was held :
are, therefore, of the opinion that by operation of law, i.e., by virtue of
Section 119 of the Indian Succession Act, the bequest to "the legal heirs
of the testator" vested in the first defendant he alone being the legal
heir of the testator on that date on the date of death of Ram Nath (testator).
The vesting of bequest to "the legal heirs of the testator" was not
postponed till the death of the interposer, Satyawati. The language of clause (i)
of the Will cannot be construed otherwise.
then contended that the use of the plural 'heirs' and not the singular 'heir' in
clause (i) is indicative of the intention of the testator that he was referring
to his legal heirs as may be in existence on the death of Satyawati. In our
opinion, this argument is plainly unacceptable. In the year 1942, Ram Nath
could not have foreseen the enactment of Hindu Succession Act, 1956 or that in
future his daughters would also become his "legal heirs" by some
change in law. The language of clause (i) does, no doubt, convey the intention
of the testator, viz., immediate bequest (for life) is to Satyawati and the
ultimate (absolute) bequest is to his legal heirs after the death of Satyawati.
But this clause has to be read, understood and construed in the light of the
rule contained in Section 119 of the Indian Succession Act, as explained
hereinabove with the necessary consequence, which too has been set out
hereinabove." It was opined that Section 14(1) of the Hindu Succession
Act, 1956 would have no application as she was not possessed of the entire
property on the date of commencement thereof. However, it was held that she
became the absolute owner in respect of the first floor of the house in
question. The decision of this Court in N. Krishnammal (supra), in the
aforementioned fact situation, was held to be not applicable, stating that it
was not a case of contingent bequest.
who are the daughters of the original defendant No. 1, in law was not entitled
to inherit their father's share in the properties but for the provisions of the
Hindu Succession Act, which brought statutory change.
by reason of Section 8 of the Hindu Succession Act, they became heirs of their
father in terms whereof the sister's share is equal to that of the brothers. If
they were to be excluded, it would have been said so in the Will.
decision of this Court in N. Krishnammal (supra) is binding on this Court. The
meaning of the expression "heir" in the context of the Hindu
Succession Act has been considered therein. The expression "heir"
would mean a legal heir. In construing a document, this Court cannot assign any
other meaning. A document as is well-known must be construed in its entirety.
Although some parts thereof should not be read in isolation, the contents of
Clause (7) of the Will are really important. It may be true that in the last
part of the Will, the propounder while placing his sons adduced the words 'Putra
Poutra'. But the same cannot control the unequivocal expression contained in
Clause (7) thereof.
document is not uncertain or does not contain an ambiguous expression it should
be given its literal meaning. Only when the contents are not clear the question
of taking recourse to the application of principles of construction of a
document may have to be applied. It is also not a case where there exists any
inconsistency between an earlier and later part of the document. What is
necessary for true, proper and effective construction of the Will in question
is to give effect to the intention of the propounder of the Will. It will bear
repetition to state that an embargo was put on his son inheriting the property
in absolute terms. Their title was to be limited. They could enjoy the only
property during life time.
fail to understand as to how in the year 1975 the sale deed could be executed.
The original defendant No. 1 knew the implication of Will. He was aware that an
embargo had been created in his right to transfer the property to any other
person. In view of the injunction contained in the said document he could not
have alienated the property. He could only be in enjoyful possession thereof.
The original defendant No. 1, therefore, thought that if his son is impleaded
as one of the executant of the document; probably the embargo created under the
Will would not come in his way. In law, he was not right there. His son also
did not inherit the property as he was alive. In terms of Clause (7) of the
Will, the question of his son's inheriting the property from the original
defendant No.1 did not arise. Mr. Bhat is correct in his submission that the
suit was pre-mature as no cause of action for the suit arose for the plaintiffs
for obtaining a decree to set aside the deed of sale dated 3.12.1975. The cause
of action arose on the death of the original defendant No.1 which took place
during pendency of the suit. If the cause of action arose during pendency of
the suit and if having regard to the facts and circumstances of this case, the
suit keeping in view the subsequent event could not have been dismissed on the
ground that it was barred under the law of limitation, we are of the opinion
that it would not be proper for us to interfere with the impugned judgment.
appeal is in continuation of the suit. The appellate court in view of Order VII
Rule 7 of the Code of Civil Procedure may take into consideration subsequent
events with a view to mould the relief. The High Court, therefore, could not be
said to have acted illegally and wholly without jurisdiction in passing the
(P) Ltd. v. Union Bank of India [(2005)
4 SCC 315], the law is stated in the following terms:
amount of waiver or consent can confer jurisdiction on a court which it
inherently lacks or where none exists. The filing of a suit when there is cause
of action though premature does not raise a jurisdictional question. The claim
may be well merited and the court does have jurisdiction to hear the suit and
grant the relief prayed for but for the fact that the plaintiff should have
waited a little more before entering the portals of the court. In such a case
the question is one of discretion. In spite of the suit being premature on the date
of its institution the court may still grant relief to the plaintiff if no
manifest injustice or prejudice is caused to the party proceeded against. Would
it serve any purpose, and do the ends of justice compel the plaintiff being
thrown out and then driven to the need of filing a fresh suit are pertinent
queries to be posed by the court to itself." The son of the original
defendant No.1 was not a party but he is a party before us now. He supports the
plaintiffs but then he himself did not challenge the deed of sale. So far as
his interest in the property is concerned, the same may be claimed by the
appellants herein having regard to the principles contained in Section 41 of
the Transfer of Property Act.
therefore, not a case where Articles 59 and 60 of the Schedule appended to the
Limitation Act would apply. Reliance placed by Mr. Lalit on Madhukar Vishwanath
v. Madhao and Others [(1999) 9 SCC 446] and Prem Singh & Ors. v. Birbal
& Ors. [2006 (5) SCALE 191 : (2006) 5 SCC 353], have no application in the
instant case. In Prem Singh (supra), it was held :
a document is valid, no question arises of its cancellation. When a document is
void ab initio, a decree for setting aside the same would not be necessary as
the same is non est in the eye of law, as it would be a nullity.
however, a suit is filed by a plaintiff for cancellation of a transaction, it
would be governed by Article 59. Even if Article 59 is not attracted, the
residuary article would be." In Madhukar Vishwanath (supra), the question
which arose for consideration was the effect of transfer of a minor's property.
The validity of the sale deed was, therefore, in question.
this case, however, the plaintiffs-respondents could claim their right only
after the death of their father, the original defendant no. 1 and not prior
Singh (supra), this Court construed the said provisions in the light of a
similar contention raised as in Madhukar Vishwanath (supra) that the deed of
sale being void, the provisions of Article 59 will have no application. The
fact situation prevailing therein was different.
of Mr. Lalit that his clients are bona fide purchasers is not of much
significance in this case. If the deed of sale executed by the original
defendant No.1 and the Respondent No.3 is void and thus, not binding upon the
plaintiffs-respondents, the consequences therefor would ensue. What would be
the effect of the sale deed vis-`-vis the Respondent No.3, as we have noticed
hereinbefore, would be different having regard to the provisions contained in
Section 41 of the Transfer of Property Act. In the event a partition suit is
filed, which property shall be allowed in the share of the Respondent No.3 is
not a matter wherewith this Court's attention is required to be engaged. Such
question shall appropriately fall for consideration in appropriately
the reasons aforementioned, we are of the opinion that no case has been made
out for exercise of our discretionary jurisdiction under Article 136 of the
constitution of India. This appeal is dismissed with the
aforementioned directions. In the facts and circumstances of this case,
however, there shall be no order as to costs.