VlTHAL YESHWANT JATHAR v. SHIKANDARKHAN MAKH'fUMKHAN

Appeal from the judgment and decree dated D,ecember 3, 1954, of the Bombay High Court in F. A. No. 287 of l!l53. I S. B. JatMr, E. Udayarathoom a.nd B. P. Jlfaheshwari, for the appellant. S. G. Patwurdhan,J.B. Dadadianji, S.S. Andley, a.nd P. L. Vohra, Rameshwar Nath respondent. DasJ.

#1962. April 19. The Judgment of the Court wa.;i delivered by DAS GUPTA, J.-Tbis appeal arises out of a. reference under s. 30 of the Land Acquisition Act a.s re"ards the apportionment of Rs. 35,102-10-0, the ~ompensa.tion awarded for two plots of land numbered, Survey N'o. 37 Kambha.pur and Survey No. 137 Narendra. It is no longer disputed that these form pa.rt of a Wa.tan. The dispute as regards the apportionment bas arisen between the Wata.nda.r and the person in actual possession of the land, the a.pp!'lla.nt before us. • I The Land Acquisition Judge ma.de an order that the compensation be apportioned in the ratio of JO, 6, the 10/15tb to be given to the I11ondlord and the remainder to the tenant. The correctness of r 1951 --V itTlil 1"1sllwa1ll Jtdltw •• -'mi>aod.,iAa• M a!Aturnl:him Sarbaai D1sJ. 2 S.C.R. SUPREME COURT REPORTS 287 this was challenged in appeal. It was urged that the rent was fixed in perpetuity aud ·the landlord had no 1 ight to increase the rent, and so, the land lord should get only the capitalised value of the rent payable for the acquired lands an«;] the remain der should go to the tenant. The High Court held that the landlord had the right to claim that the tenant should pay enhanced rent and directed the compensation to be apportioned in the proportion of 55 to 45 between the landlord and the tenant. Against this decision this appeal has been preferred on certificat<J granted by the High Court. The real question in controversy is whether at the date of the acquisition, the landlord (the Watandar) bad any right to enhance the rent.in respect of these lands. It appears th~t in 1963 a permanent lease was executed by Watandar in favour of the appellant's predecessors. The rent also was permanently fixed by the lease In 11J07 the Watandar at Rs. 727/- per year. made an application under s. 9 of the Bombay Hereditary Offices Act, 1874-which is described in short as the ~·Watan Act". In this application he asked for a declaration that the alienation by the lease of 1863 be declared null and void and the Watandar be put in possession of the land leased. The Assistant Collector, before · whom the application come up for hearing rejected the application and refused to put the Watandar in possession or to cancel tqe lease of 1863 .. On appeal the Collector by his or/l11r dated March 16, 1908 maintained· the Assistan;. dollector's order with the modification that he directed an additional amount of rent equal to the case paid on the land to be pa.id by the lessees. An 'appeal to the Commissioner was unsuccessful. · Then the Watandar moved the Government of Bombay, The Government, ·made · an order on May 23, 1911, fixing the rent .payable .. 1118! .. Vi<MI r,,_. JotAor Skihndorlian .\laihCumthon S.nH•cii D .. J. J°i88 SUPREME OOURT REPORTS [1963j for the lands covered by· the lease at Rs. 1245/4/·. The effect of this order by the Government requires ca1·eful consideration . It is to be mentioned, however, that in the yoe.r 1926 the Watande.r a.gain moved tho Govern-· ment for a further increase of the rent, or for the restoration of the lands; and thereupon the Govern mont made an order in 1927 fixing the rent at Hs. 43(10/· and also directing that the rent leviable revised periodioally at intervals of should be 10 yl'ars. I further acquired In 1928 the tenant brought a suit against the Secretary of State for India and the Watandar in the Court of the First Class Subordinate Judge, Dharwar,/raying for a declaration that the lands roentione in the Schedule to the plaiqt-which are the lands in respect of which the orders mentioned above were made by the government-did not form that in any case part of the Watan lands, the plaintiffR had statue of Watandars and the government rei>olutions of 1911 and of 1927 were ultra vire.s. The learned Subordinate Judge held that the lands did form part of the Wate.n and that the Watan Act was applicable to these lands. He also held that the order of the Collector in l9f,8, though defective in form was in substance one under s. 9, suh-s. 2 of the Watan Act and therefore it oould not be said to be ultra 1>ires. He also held however that the order of Government in fixing rent at R3. 1245/4/· which was well above that the Collector had fixed was ultra vires; but that the, plaintiff was not entit· led to any declaration that the Government reeolu tion of 1911 was uUra vires beoauee of the law of limitation. The learned Judge further held that the government resolution of 1927 was ultra vires. Accordingly he made an order directing the first the Secretary of Staw for India in defendant, r ) .. .. - • IHI YitAlll Y ,.,.,.,,., Jolh.r "· Slrikcnj.,l:h•• Maklrturnkh.. - 8ari#sai o .. J. I ~ S.C.R. SUPREME COURT REPORTS 280 Council, not to levy a rent higher than Rs. 1245/4/ in enforcement of the resolution of 1911 and decla ring that the higher rent levied by the Collector purporting to be under the 1927 resolution was unauthorised. He also made an order directing the realisation of the excess amount of Rs. 4582-2-0 from defendants Nos. 1 and 2. Against this decision, the Secretary of State for India, the defendant No. 1 as also the Watan, dar, the defendant No. 2 appealed to the High Court. No appeal was however preferred by the plaintiff. The High Court (Beaumont C, J. and Wassoodew J.) dismissed the appeal, except as regards the order directing both the defendants Nos. 1 and 2 to pay the excess amount. The learn this to a direction that the ed Judges altered amount should be recovered from the defendant No. 2, the W'atandar, only. Except for this they dismissed the appeal. They held in agreement with the learned Subordinate Judge that the govern ment's order of 1927 was ultra vires. The learned Judges were of opinion : (1) that the order by government in 1911 was not an order under s. 9 and could only be considered to be legal on the basis that it was a grant of a fresh lease by the Watandar at the rent of Rs. 1245/4/- with the sanction of government under s. 5 of the Watan Act; and (2) that in any case in making the order in 1927 the government was acting beyond their powers as any action under s. 9 of the Watan Act must in the first instance be taken by the Collector and could not be taken initially by the Government. The result is that as between the parties, viz., the Watandar anrl the tenant it can no longer be disputed that the government resolution fixing the rent of the Watan lands at Rs. 1245/4/- is legally binding. In deciding the question whether it is open to the Watandar to increase the rent it is th11 government's neoes.sar;y to decide whether _, - -( 1961· l'Ww1I Yuhw••' JotJeor Y, 'Ailtontl.irkli•ri Moihlumlrhon SM4-1Gi Dos J, I 290 SUPREME COURT REPORTS [1963) action can be properly held to be one under s. 9 or sanctioning a fre11h lease at Rs. 1245/4/-. Before the High Court it. was urged on behalf of tho tenant.-appellant that the earlier decision of that Court, which has been mentioned above, that the order of the government fixing the rent at Rs. 1245/4/- was not an order under s. 9 and amounted in law to the sanction of the government to the grant of a fresh lease at Rs. 1245/4/- to the former tenant operated a.s res judica.ta between the parties. The learned Judges ·of the High Court have rejected this contention in the view that what. the Court said on the earlier occasion wa.s obitor. The correctneBB of this view is challenged before us by tho appellant. It is urged that the fact that another ground was given by t.he High Court (on the earlier occasion)for its conclusion that the government order of 1927 could not stand does' not alter the position that this ground that the government order of 1911 was not one under s. 9, sub-s. 2 but amount ed to a sanctioning of a fresh leasei wa.s also decided as a basis for the ultimate conclusion. It is well settled that if the final decision in any matter at issue between the parties is based by a Court on its decisions on more than one point-each of which by itself would be sufficient the ultimate decision-the decision on ea.oh of these points ope (Vide rates as res judica.te between the parties. Kishori Lal v. Dem PrrJ81.Ld : (1) .A.nnamnuilai v. Lakshmanan; (') It was pointed out, however, on behalf of the respondent that the tenant did not file any appeal at all against the Subordinate Judge's decision refusing to interfere with the government's order and so before the High Court no que11tion as regards the government's order of 1911 was at i88ue. For that reason, it is argued the High Court's decision on the earlier oocasion as regards the nature ot the order of 1911 cannot operat.e as res judicat&. (I) A. L ll.. (I@) PM. 511. (2) A.LR. (1939) Mad. 433. I ' 2 S.C.R. SUPREME COURT REPORTS 291 We do not propose to investigate the question whether the High Court's earlier decision ·that the government's order of 1911 amounted in law to sanctioning a fresh lease operates as res judicata or not, as, quite independently of that decisiorl, we think it proper to hold tb.at the government's order of 1911 is not an order under s. 9 (2) of the Watan Act but amounted only to a sanction of a fr~sh lease. Section 9 of the Watan Act words:- 1902 Vithal Yesui•nt J<!-th1r •• Shikandarl ban M akhtumlchan S~d.1sat DasJ. "(l) WhenevM any watan or any part thereof, or any of the profits thereof, whether assign~d as remuneration of an official or not, has or have, before the date of this Act coming into force, passed otherwise than by virtue of, or in execution of, a decree or order of any British Court and without the consent of the Collector and transfer of ownership in the .Kevenue records, into the ownership or beneficial possession of any person not a watandar of the same watan, the Collector may, after recording his reasons ·in writing declare such alienation to be null and void, and order that such watan, or any part there of, or any of the profits thereof, shall from the date of such order belong to the watandar previously entitled thereto, and may recover and pay to auch watandar any profits thereof accordingly. (2) If such part of a watan be land, it the Collector, instead of shall be lawful for transferring . the possession of the land, to demand and recover the full rent ordinarily pail by tenants of land of . similar description m the same locality, and the amount so recovered shall be considered as the profits. The deoillion of the Collector as t;o wliat w the fullrent llWl be~" • J i 111111 YilUl TnAwi J1IA• " Shilt. Urtlun Mothlu...tha sar-.a o.,J. 292 SUPREME OOURT REPORTS [1963] Tho relief which a Watandar can obtain under this section is in the first place a declaration that the alienation by which a transfer of 01vnership or possession was effected was null and void. When such declaratirn is given the Collector may do one of two things. He may either transfer the posses sion of the land of tho Watau tot.he Wa.tandar as a conseq iential relief of tho declaration; or instead of transferring such posses.ion he may recover for the Watand&r tho profits of the land. The meas ure of such profits would be tho full rent ordinarily paid by tenants of land of similar description in the same locality. The first thing which the Collector 'has there fore to decide when an application is made by a is : whether there Watandar for relief under a. 9 are reasons for declaring tho alienation null aad void. If he decides th; it there arc no such reasons If, on the con the application must be rejected. trary, the Collector is satisfied that. there are good reasons for declaring the alienation null and void he is to record his reasons a.nd give a deohration ns prayed for that the alienation was null and void. Having made such declaration he is then to decide whether the possession should transferred to tho Watandar or action should be taken under s. 9(2) that is, instead of transferring tho possession of land, he should coll~ct from the person in posses si1>n the proper amount as the profits from the land, for payment to the Watandar. It is important to notice that action under sub-section 2 can be taken only on the basis that the alienation has ceased to have any legal force. Thus where the islienation was by way of lease, action under s.9(2) can 'be taken only on the basis that the lease is no longer effective in law and the relationship of landlord and Watandar and the pen.on in posseBBion. Where i he Collector takes ac~ion under 11- 9(2), the pel'llOJi tenant has ceased between ' 1968 Vi hol Yuhw•nl Jathar '· Shikhtindarkhan ... Y: akhtumkhan Sardesaj D_asJ9 2 S.C.R. SUPREME COURT REPORTS 293 formerly in possession as a lessee, continues possession henceforth not as a lessee but on the In strength of the Collectors's permission only. s.9(2) other words, in taking action under Colle~tor is not creating a fresh lease in place or the lease tha~ has. been. d.,clared null and void but only directs that the person in possession is to continue in possession subject to the payment of such amount as he decides to be the full rent ordinarily paid by tenants of land of similar description in the same locality. The Assistant Collector, before whom application of the Watandars, predecessors or the present respondent Qn,der s.9 of the Watan Act came up for consideration. rejected the application of Matunkhan asking that the lands enjoyed by Bhaskarrao Jather on a perpetual lease should be fully restored to his possession cancelling the lease passed in 1863." That is, he refused the prayer for a declaration that the alienat.ion was null and v.oid necessarily refused the prayer for consequential relief. As has been already .indicated, the Collector who heard the appeal was of opinion that the order appealed against "was undoubtedly correct in the main" but still he ordered '·an additional amount of rent equal to the cess to be paid." There is no suggestion in the Collector's order that in his view the Assistant Collector had been wrong in thinking that there are no reasons for declaring the aliena tion to be null and void. On the contrary, the Collector's order indicates that he agreed with the. Assistant Collector in the view that the alienation could not be declared null and void. To read this appellate· order as making by implication a decla ration that the lease of 1863 was null and void is not only to read into it words which are not there but indeed to go against the clear tenor of the words which have been actually used. There is no j ustifica.tion in our opinion, to hold that when t~e I - IHI 1'11Ad y e,noonl Jldhor Slii.ta11WkMn M akhlauMhon S•duti •• • 294 SUPREME COURT REPORTS (1963] Collector made the order that an additional amount of rent equal to tho cess be paid be must have had in mind the provisions of s.9(2) of the We.tan Act and so the entire order should be read aR giving first, by implication a <lool»ration that the lease was null and void and, secondly, making an order for collection of profits on behalf of ~the Watandar from the person in possession. It is true that under the law the Collector was aot entitled to m11.ke this order for payment of additional rent unless be first declared the prcTious lease to be null and void and then found that th~ previous rent together with the additional amount of rent represented tha full rent ordinarily paid by tenants of land of similar description in the same locality. From the mere fact that this order was made by him for payment of additional amount of rent equal to cess, it is not however permissible to W()rk back and imagine something which was not said by him. When the matter came up to the government ."J.fter tha Comm issioner had dismissed the appeal from tile Collec tor's decision the government also made no declaration that the lease or 1863 was null and void. But, after setting out certe\in circumstances which seemed to show that at tho time whoo the lease was granted the interests of tho Watandar were not properly considered by the lessee who hold a quasi fiduciary relation towards tho W3tandar, the govern ment ordered :-"The rent should therefore now be revised and fixed at Rs.1245/4/- being a sum equal to the present a rental plus the judi plus the local fund cess." The government was thus clearly in possession acting on the basis that th~ person was a tenant of tho Watandar but rent for tenancy should be fixed at Rs.1245/41-. Such action imagination be can not considered to be an action under s.11 of the We.tan Act. The only legal basis that can be found for the government'• action is in e.5 of the We.tan Act. stretch of . ·• ' "' .. • W6S Virhal Y1shwane. Jothor v. Shikandarlrban M akhlumkhan Sarduoi. DasJ. \ ·~- "\ • 2 s.c.R. SUPREME COURT REPORTS 295 implication That section provides that without the sanction of the State Government ...................................... . it shall not be competent to a Watandar to mortgage, charge, lease or alienate, for a period beyond the terms of his natural life, any watan or any part thereof, or any interest therein, to or for the benefit of any person who is not a watandar of the same watan. By necessary this section authorises the State Government to sanction the mortgage, charge, alienation or lease, by a Watan dar, for a period beyond the term of his natural life of any watan, or any part thereof, or any interest therein, to or for the benefit of any _person who is not a watandar of the same watan, and on such sanction being given the Watandar has power to act accordingly. It is known that after the order of the government made in 1911, the former tenant continued in possession and the Watandar received from him the rent fixed by the government, that is these circum Rs.1245/4/· for the Watan. stances, it is reasonable to hold that by the order of 1911 the government was giving its sanction to the lease of the watan lands to the person iu possession at this revised rent. In consequence of the govern ment's order therefore a lease came into existence at the rate of Rs. 1245/4/- in place of the old lease ·of 1863. In all If that be the position, is the Watandar entitled to increase his rent? There was no docu· lease which came into ment in writing for the existence after the government's order of 1911. It is quite clear, however, from the order of the govern. ment that the only change it sanctioned in the terms of the former lease was as regards rent. That was changed from Rs.727/· to Rs.1245/4/-; but the other terms, namely, the lease was permanent and the rate of rent would remain fixed from the date of creation of the lease remained the wor<ls of Chief Justice 1maltered. To use 296 SUPREME OOURT REPORTS (1963) Bea.umont in the e&rlier litigation between the parties: "the Government resolution dated the 23rd May, 1911 amounts to an opinion to a confirmation of the 1863 lease with a modification as to the rent." The \Vatandar had therefore no right to increase the rent. • Yi1•al Y 1•U¥1tt Jarl11n •• Sh.hniMtlwn Makhtum1'1tan S•iu.i DtUJ. The result is that out of the amount of compensation awarded for these lands, the respon· dent being the landlord, is entitled to only the capitali8e~ value of the rent. The rent for the entire W Rtan, which is stated to be 400 acres of land, being H.s.1245/4/- the proportionate rent for the lands acquired, that is, 30 a.cres and 32 gunt.has works out at about Rs.1>5/!l/-. The ca.pitalised value of this at twenty-five times, a.mounts to Rs-2389/1/-. The apportionment should therefore be that Rs.2389/1/ of the amount of compensation be awarded to the respondent and the remainder to the appellant. For the reasons mentioned above, we allow the appeal and direct the compensation to be appor. tioned in the manner mentioned above. The appellant will got his costs here and below. Appeal aUowe.d. • •