SABHARWAL BROTHERS & ANOIBER v. SMT. GUNA AMRIT THANDANI OF BOMBAY

SABHARWAL BROTHERS & ANOIBER v. SMT. GUNA AMRIT THANDANI OF BOMBAY March 29, 1972 [A. N. GROVER AND G. K. MITTER, JJ.] Cooperative Society-Flat sold to member by Society--Member letting our. fiat to another member-Dispute between landlord and tenant. as to continuance of tenancy-Such dispute whether touches business of society Whethtr can be referred to Registrar for adiudicafion under s, 91(1) (b) of MM1arasntra Cooperatives Societies Act 1960 (24 of 1961). The respondent was the owner of the tlat on the second floor Of a Bulldlna in Bombay. She Wiii a member of a Co·operative Housina Society and hacl acquir.ed the llat from that 8ociety. ln 1!159 she had put the appellant in pouesslon of the tlat for a period of 11 months on payment ol Rs. SlO/· per month. According to the Written agreement the possession was given on leave and licence basis. The governmen~ was signed by one of the partners of the appellant firm '' f10 also became members of the said Cc>op»rative Society. The agreement was renewed until 25th Octo ber, 1962 when the first respondent asked the appellants to vacate pos session on the ground that she required the fiat for personal occupation. As thi• was not co, mplied with she filed a statement of claim before the Registrar of Co-operative Societies on the ground that there was a dispute within the meaning of s. 91 (I) of the Maharashtra Co-operative So .cicties Act. · The R·~gistrar rcfeITcd the chse to a nominee whose juris~ diction was challenged by the appellants. Nevertheless the proceedings before the nominee v.1~nt on for some time and on July 3, 1964 the nominee made an award to the effec~ that the appellants Were occupying the flat on leaye ancl licence basis. The appellants, anticipating the award, filecl a. suit in the Court of Small Causes Bomb.ay stating that they were in occupation of the tlat as tenants and as such entitled to pro tection under the Bombay Rent Act, 1947. The Small Causes Court held that the suit was· maintainable and answered the other preliminary issues in favour of the plaintiff. In revision the bench of the Small Causes Court held that the Reg; strar's nominee did have jurisdiction to try the dispute between the parties and remanded the proqJedings to the tri&I court for disposal of the suit after deciding an is':iue as to res judicata by reason of the award of the nominee. The High Court up-held the order of the bench. In this Court the questions that fell for consideration were (I) Whether there was any dispute between the parties touching the business of the co-operative society which could be decided by the Registrar or referred by him to a nominee for disposal and (2) Whether the suit filed in tho Smoli Causes Court was maintainable having regard to the nature of the relief sought. Adowing the appeal. HELD: (i) No tloubt it was a busine's of the society to let out premises and a member had no unqualified right to let out his tlat or tenement to another' by virtue of the bye-laws and a oreach of the bye laws could affect the defaulting member's right to membership. But . HELD : (i) No doubt it was a business of the society to let out touch the business of the society whiclh included inter alia the trade of huylng. s.elling, hiring and letting land in accordance \\'ith .co-opefativc principles. The letting of flat by respondent No. 1 was a transaction of I 54 SUPREME COURT REPORTS [ !') 73] 1 S.C R. the s:.ime nature as the "Society itsr.!lf was empowered to enter into but such letting out itself did not concern the business of the society in the n1atter of its letting out fiats. There was nothing to sho\v that such Jetting would effect the business of the society once ii had sold the flat to the respon&ent No. I. The position might have been different if the latter had himself been a tenant of the fiat under the society. "To touch" means "to come in contact with" and it did nQ.t appear that was a point of contact between a letting by the respondent No. 1 and the busine.s of the society when the society was not itself th,e land lord of · the fiat. f57D·G] (ii) As observed by this Court in an earlier case the Bombay Rent Act and the Maharashtra Cooperative Societies Act can be harmonised best by holding that in matters covered by the Rent Act, its provisions rather than thC provisions of the Co-operative Societies Act, should apply. ' Deccan Merchants Co-operative Bank Ltd. v. M/s. Dalichand !!lgraj Jain and others, [1969] 1 S.C.R .. ~87, distinguished. ~~ · A B c CIVIL APPELLATE JURISDICTION : C.A. No. 1574 of 1971. Appeal by special leave from the judgment and order dated July 6/7, 1971 of the Bombay High Court in Special Civil Appli- •Cation No. 619 of 1971. D S. V. Gupte and P. N. Tiwari, for the appellants. K. S. Chawla, S. N. Mishra and S. S. Jauhar, for the respon dents. The Judgment of the Court was delivered by Mitter, J.-This is an appeal by special leave from a judgment E and order of the Bombay High Court in a Special Civil Application from a decision of the Court of Small Causes Bombay in exercise of its revisionary jurisdiction. The revisional court had rewrsed the decision of the trial court and remanded the matter-for disposal of the issues other than issues 2 to 8 tried as preliminary issues and decided in favour of the plaintiffs before the Court of Small Causes. F The facts are as follows. Respondent No. 1 was the owner of a fiat on the second floor of Block No. 8 'Shyam Niwas', Warden Road, Bombay. · She was a member of a Co-operative Housing In 1959 Society and had acquired the fiat from the said society. she had put the appelll!nt Sabharwal Brothers in possession of the fiat for a period of 11 months on payment of Rs. 510 /- per month. G There was an agreement in writinl!; which purported to show that the possession was to be on leave and licence !lasis. This agree ment was signed by a partner of Sabharwal Brothers who also became member of the said Co-operative Society. There were repl(ated renewels of the said agreement until 25th October, 1962 when the first respondent asked the '.appellants to vacate possession H Qn the ground that she required the fiat for her personal occupation. As this was not complied with, she filed a statement of claim before 1he Registrar of Co-operative Societies on ~he ground that there was ~. ~ A B c • D SA!JdARWAL BROTHERS V, G. A. THANDANI OF BOMBAY 55 (Mitter, J.) a dispute within the meaning of s. 91 (1) of th~ Manarashtra Co operative Societies Act (hereinafter referred to as the ·Act') which require-d adjudication. There was a challenge to the jurisdiction of the nominee of the Registrar to whom it was reforrcd by the appel lants. The proceedings before the aiominee went on for some time on July 3, the nominee made an award to the effect the appellants were occupying the flat on leave and licen~e basis. Anticipatin~ the award the appellants filed a suit in the Court of Small Causes Bombay stating that they were in occupation of the !lat 'as tenants and as such entitled to protection under the Bombay Rent Act. In her 194 7 and the first respondent had no right to evict them. written statement the defendant denied that the plaintiffs were tenants contending, inter alia, tb'at the plaintiffs were occupying the flat only on leave and licence basis etc.; that the dispute between the parties had ]:ieen referred to the Registrar of Co-operative Societies for disposal and finally that the Cour! '.lf S'.ll:,;J C'au~~, '1Cld no jurisdiction to entertain and try a suit involving such a disputr. The Small Causes Court .framed no less than twelve issues of which issues 2 tc 8 related to the maintainability of the suit :and the juris diction of the court in view of the provisions of s. 91 (1) ( d) of the Act. The Small Causes Court held that the suit was maintainable and answered the other preliminary issues in favour of the plaintiff. The matter was taken in revision to a Bench of the said Small Causes Court. The Bench took-a different view holding that the Registrar's nominee did have jurisdiction to try the dispute between the parties and remanded the proceedil!lgs to the trial court for dis posal of the suit after deciding on issue as to res judicata by reason of the award o.f the nominee. F G The High Court dismissed the Special Civil Application of the plaintiffs holding that the revisional court of the Small Causes was justified in coming to the conclusion that it was not open to the plaintiffs to contend that the Registrar or his nominee had no jurisdiction to entertain the dispute on the two grounds on which it was challenged. Before us the main points urged on behalf o.f the appellants we1e: first whether there was any dispute between the parties touching the business of the Co-operative Society which c0uld be decided by the Registrar or referred by him to a nominee for dis posal; and, secondly, whether the suit filed in the Small Cau~es Court was maintainable having regard to the nature of the rehef sought. The central question, therefore, is, whether the dispute between the parties is capably of reference under the Act. The relevant portion of s. 91 ( 1) (b) o.f the Act runs as follows : - H "(1) Notwithstanding anything contained in any other law for the time being in force, any dispute touch" • ' ) 56 SUPR1,,4E COURT REPCRTS [ 19'73] 1 S.C R. !!! ing the constitution, ........ management or business of a society shall be referred l:i}' any of the parties to the dispute ........ if both the parties thereto are one or other of the following : - (a) ( b) a member, past !llember or a person claiming through a member etc. " s. 91 ( 3) provides : "Save as otherwise provided under sub-section (3) of section 93 .. 10 court shall have jurisdiction to entertain any suit or o · ·~· proceedings in respect of any dispute reierred to in >uh-section (1). A c We may also note the relevant portion of s. 163 ( 1) which provides: D • " ( 1) Save as expressly provided in this Act, •no civil or revenue court shall have any jurisdiction in respect of- (a) (b) any dispute required to be referred to the Regis- trar, or his nominee, . . . . . . (c) Before the Court of Small Causes reference was made to bye- law No. 2 of the Society to show that the objects of the society were inter alia to carry on the trade of buying, selling, hiring ·and letting land in accordance with the co-operative principles and under Regulation No. 5 in fonn 'A' printed at 1he end of the bye-laws "No tenant shall assign, underlet, vacate or part with the possession of the tenement or any part thereof without the consent in writing of the society." The Bench of the Court of Small Causes referred 1o the above provisions and observed that the bye-laws of the society constituted an ·'!greement between the members of the society and a breach thereof would affect the defaulting member's rigin of membership oithe ~ociety and consequently a dispute relating to the letting of the fiat was a dispute which touched the business of the society. F G H AABHARWAL BROTHERS V. G. A. TllANDANI OF BOMBAY <Mitter, I.) 57 The High Court referred to s. 91 of the Co-operative Societies A Act ands. 28 of the Bombay Rent Act and observed: "There is a competition between two authorities, a court and the Registrar's nominee, both exercising exclu sive jurisdiction in respect of matters coming within their jurisdiction." and concluded that on general principles of law it would not be proper to allow the same question to bie agitated again under a It also observed that the decision taken hy the different guise. Assistant Registrar and the nominee could have been decided by an appeal and as no appeal had been filed the provisions of law mus! have their effect with the result that the decision oLthe dispute by the nominee of the Registrar had become final. With all respect to the High Court, it seems to us that there was a fundamental error in the above approach. No doubt it was the business of the society to let wt premises and a member had no unqualified right to Jet out hiS fiat or tenement to another by virtue of the bye-laws and a 'Qreach of the bye-laws could affect the -defaulting member's right to membership. · But we are n•t able t6 see how letting by a member to another member would touch the business o( the society which included inter alia the trade of buying, selling, ·hiring and letting land in accordance with· co-ope rative principles. The lettir:g of fiat by respondent No. 1 was a transaction of the same nature as the society itself was empowered to enter into but such letting by itself did not concern the business of the society in the matter of its letting out fiats. Nothing w11s btought to our notice to show that such a letting would affect the business of the aociety once it had sold the fiat io the respondent No. 1. The position might have been different if the latter had himself been a tenant of the fiat under the society. ''To touch" means "to come in contact with" and it does not appear that there is a point of contact between a Jetting by the respondent No. 1 ll!lld the business of the society when the society was not landlord of the fiat. itself Reference was made at the Bar to Deccan Merchants Co-opera tive Bank Ltd. v. Ml s Dalichand Jugraj Jain and others(1'). The instant case. facts there were very different from those of B c D E F G H (I) [1969] l $.C.R. 887. 5-Ll208 Sup C I/72 58 SUPREMc COURT REPORTS [1973] l S.C.R. But the Collrt had to con$jder the quel>tion of competing jurisdic tion under the lloml:!ay Rent. Act ·~ the Act ai.W it is pertinentto note the observations at p. 902 "that the two Acis can be harmonised best by holding that in matters covered by the Rent Act, its provi sions, rather than the provi, ions of the Act, should apply." Jn the result we allow the appeal, set aside the judgment and order of the High Court ~nd of the Bench of the Court of Small Causes. The matter is now to go back to the Court of Small Cames for disposal according to }aw. The appellants will have the costs incurred in this Court. A B G.C. Appeal all~cl.