High Court of Punjab and HaryanaCR/2487/2020allowed

Ajai Jain v. Ashok Kumar Jain And ORS

2022-04-23Mr. Justice Arun Monga23 pages

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Here is a case where the entire family (petitioner, his parents and younger brother) had moved to Namibia in year 1993 when petitioner No.1was all of an 18 year old boy. It is pleaded that he wanted to study further in Namibia but due to financial constraints, it was only his younger brother who was allowed further studies by the father. He (petitioner No.1) had to start working early in life as he joined family business and successfully set up a cotton ginning factory. However, the hopes of the family to carry on the said business and to strive higher for greener pastures were soon hit with the life threatening troubles, which they faced from the local mafia at Namibia, resulting in the winding up of the entire family business within the short span of two years itself i.e. in September, 1995. 3.2.

The case set up by the petitioner is that, in the aforementioned circumstances, he was left behind in Namibia while rest of the family members shifted back to India. He was assigned the tough task of winding up everything in Namibia. Despite the mafia threats, he brought back approximately 200,000 US Dollars. It is thus claimed that the money was brought from Namibia, though by him alone, but was joint family asset. It was from these very proceeds that two chunks of land, total measuring 20 kanal 5 marla, were purchased in Village Chawan, Tehsil and District

Gurugram in the name of the elder son i.e. petitioner No.1, by an irrevocable power of attorney dated 10.07.1996 executed in favour of petitioner by the vendors. It is stated that a lease deed of 99 years was executed by the vendors in favour of petitioner. Corresponding entry was also recorded in land records of revenue department. Jamabandi (revenue record entry) for the year 2005-06 reflects the same.

3.3.

Later on, petitioner surrendered 99 years lease executed in his favor and vide a sale deed dated 03.07.2007, petitioner being a general power of attorney of the vendors, transferred the aforesaid land of 20 kanals 5 marlas in favour of his mother - respondent No.2 based on certain family arrangement. Concededly, the said sale deed was executed without any consideration. This is borne out from the admission of the parents in their pleadings. The house in question is built on 4 kanals 1 marla which is part of the same very land measuring 20 kanals 5 marlas transferred to the motherrespondent No.3 by petitioner. Built up area is though only 510.65 square yards. More of it later.

3.4.

Dispute arose amongst family members leading to multiple litigations of which the particulars are given in succeeding paragraphs. Same are not denied since both the sides have filed suits and counter suits, including certain criminal proceedings.

3.5.

One of the civil suits filed by petitioner is for seeking declaration that the transfer of 20 kanals 5 Marlas by him to his mother is null and void and non-est being a transfer without any valid sale consideration and also to declare the surrender of 99 years lease by him as null and void. )75 !:

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In this context, reference may be had to a collaboration agreement dated 14.08.2013 executed between the parents and developer

company/M/s Lotus Realtech Pvt. Ltd. in respect of 40 kanals 15 marlas, which also includes above said 20 Kanals and 5 Marlas under litigation vide a civil suit filed by petitioner. Pursuant to the collaboration agreement, the builder/developer has gone ahead and built up the project and erected 11 towers having 812 flats. It may be relevant to consider following extracts of the said collaboration agreement:- "i) That the first party shall get 30% of the total sale amount consideration towards the residential construction whereas the second party shall be entitled to 70%.

ii) That the commercial construction within the project shall be divided in ratio of 50:50 between both parties." Perusal of the above clauses reflect that parents being first party have given up all their rights qua the entire land in lieu of their entitlement of 30% of the total sale consideration towards residential flats, which proportionally translates to sale price of 244 flats and 50% of the total built up area of the commercial construction of entire project. Commercial construction is also stated to be complete.

In course of the arguments, learned Senior Counsel for the petitioners, on instructions, states that as per petitioners' information the parents-respondents No.2 and 3 have received as much as Rs.40 Crores towards the sale consideration of 30% of their share of flats, in terms of the aforesaid agreement. The said specific figure is though denied by the learned counsel appearing for the parents-respondents No.2 and 3 for lack of instructions.

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speaking in real sense, parents/respondents no.1 and 2 seem to have been hardly left with any further financial and/or proprietary stake on the entire land. It is actually the

developer/builder who is adversely affected by the petitioner's not vacating the house. '/ C - ,%

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