EXECUTION SALE PENDING APPEAL FROM DECREE --
NEED FOR AMENDMENT OF THE CODE OF CIVIL PROCEDURE -- SOME THOUGHTS
(By Hon'ble Mr. Justice K.T.Sankaran, Judge, High Court of Kerala)
A vexed question often arises before executing courts; the question is what is to be done if, after the execution sale, the decree on the basis of which the sale took place is reversed or set aside ? Would the judgment debtor get back his property by restitution or otherwise ? Or should the auction purchaser be protected ? If the sale was not confirmed when the decree was set aside or reversed, should the sale be confirmed?
2. The difficulty arises when the execution sale takes place pending appeal from the decree or an application for setting aside the ex parte decree. The appellate court may reverse the decree under which the sale took place. Sometimes, the appellate court may set aside the decree and remand the case to the trial court for fresh disposal. In some other cases, the decree may be modified. If the decree was passed ex parte, it may be set aside on the application of the defendant. When the very substratum on which the sale took place vanishes, what would happen to the execution sale ? Would it make any difference if the auction purchaser is not a stranger but the decree holder himself ?
3. Different views were expressed by various High Courts. The Supreme Court has rendered several judgments touching upon the point. Still there are grey areas.
4. In this context, it is relevant to advert to the relevant provisions in the Code of Civil Procedure 1908 and in the erstwhile Codes.
5. Under the 1859 Code, no sale of immovable property would become absolute until confirmation of the sale by the Court. S.316 of the Code of 1877 was amended in 1879. The proviso to S.316 as amended was to the effect that the purchaser would get title to the property from the date of confirmation of sale only if the decree under which the sale took place was subsisting on that date. S.316 with the proviso was re-enacted in the Code of 1882. In the Code of 1908, S.316 was split up into S.65 and O.XXI R.94 but the proviso was not included either in S.65 or in R.94 of O.XXI.
6. S.65 of the Code of 1908 provides that where immovable property is sold in execution of a decree and such sale has become absolute, the property shall be deemed to have vested in the purchaser from the time when the property is sold and not from the time when the sale becomes absolute. R.92 (1) of O.XXI states that where no application is made under R.89, R.90 or R.91, or where such application is made and disallowed, the court shall make an order confirming the sale, and thereupon the sale shall become absolute. The proviso therein provides that where any property is sold in execution of a decree pending the final disposal of any claim to, or any objection to the attachment of, such property, the court shall not confirm such sale until the final disposal of such claim or objection. Where sale of immovable property has become absolute, the Court shall grant a certificate to the purchaser, under R.94 of O.XXI, which is usually called the ‘sale certificate’. There is no provision in the Code of 1908 which makes any provision for safeguarding the interests of the judgment debtor in case the decree under which the sale took place is varied, set aside or reversed. A provision similar to the proviso to S.316 of the Code of 1877 as amended in 1879 is absent in the 1908 Code.
7. In Sorimuthu v. Muthukrishna (AIR 1933 Mad. 598), Justice Madhavan Nair made a comparative study of the relevant provisions in the Code of 1859 and the subsequent Codes upto 1908. The Supreme Court in Janak Raj v. Gurdial Singh (1967 KLT SN 5 (C.No.10) SC = AIR 1967 SC 608) referred with approval the decision of Justice Madhavan Nair.
8. In Binayak Swain v. Ramesh Chandra Panigrahi and Anr. (AIR 1966 SC 948), a money suit was decreed ex parte by the appellate court. In Second Appeal, the High Court set aside the decree and remanded the case to the trial court. After remand, though the trial court dismissed the suit, the appellate court decreed the suit and it was confirmed in Second Appeal. Before remand of the suit, the properties of the judgment debtor were sold in Court auction and purchased by the decree holder. The judgment debtor filed an application for restitution. It was resisted on all grounds including the ground that after remand, the suit was decreed. The matter went up to the Supreme Court. The Supreme Court held that the judgment debtor was entitled to restitution. It was held:
“We are of the opinion that the appellant is entitled to restitution notwithstanding anything which happened subsequently as the right to claim restitution is based upon the existence or otherwise of a decree in favour of the plaintiff at the time when the application for restitution was made. The principle of the doctrine of restitution is that on the reversal of a decree, the law imposes an obligation on the party to the suit who received the benefit of the erroneous decree to make restitution to the other party for what he has lost. This obligation arises automatically on the reversal or modification of the decree and necessarily carries with it the right to restitution of all that has been done under the erroneous decree; and the Court in making restitution is bound to restore the parties, so far as they can be restored, to the same position they were in at the time when the Court by its erroneous action had displaced them from. It should be noticed, in the present case, that the properties were purchased by the decree holder himself in execution of the ex parte decree and not by a stranger auction purchaser. After the ex parte decree was set aside in appeal and after a fresh decree was passed on remand, the sale held in execution of the ex parte decree becomes invalid and the decree holder who purchased the properties in execution of the invalid decree is bound to restore to the judgment debtor what he had gained under the decree which was subsequently set aside.”
9. In Janak Raj’s case (1967 KLT SN 5 (C.No.10) SC = AIR 1967 SC 608), an ex parte decree for money was passed. In execution of the decree, immovable property belonging to the judgment debtor was sold in auction and it was purchased by a stranger. Later, the ex parte decree was set aside. The question arose for consideration was whether sale could be confirmed. The Supreme Court held in the affirmative. It was held:
“Ordinarily, if no application for setting aside a sale is made under any of the provisions of Rr. 89 to 91 of O.XXI, or when any application under any of these rules is made and disallowed, the Court has no choice in the matter of confirming the sale and the sale must be made absolute. If it was the intention of the Legislature that the sale was not to be made absolute because the decree had ceased to exist, we should have expected a provision to that effect either in O.XXI or in Part II of the Code of Civil Procedure of 1908 which contains Ss. 36 to 74 (inclusive).”
However, the question whether restitution can be asked for against a stranger auction purchaser at a sale in execution of a decree, invoking S.144 C.P.C., was left open.
10. In Sardar Govindrao Mahadik and Anr. v. Devi Sahai and Or. (AIR 1982 SC 989), the money decree passed by the Trial Court was set aside in Appeal and the suit was dismissed. In Second Appeal, a decree for a lesser amount was passed. Pending first appeal, the property belonging to the judgment debtor was sold in court auction and it was purchased by the decree holder for a paltry amount. The decree holder- auction purchaser later sought to get himself impleaded in an Appeal from a suit for redemption of mortgage filed by the judgment debtor and his assignee. The High Court held that the auction purchaser was entitled to get only the balance decree amount and interest. The Supreme Court, after holding that the High Court was right, only enhanced the amount to be paid to the auction purchaser. It was held (in paragraph 61) thus:
“But what happens if the auction purchaser is the decree holder himself ? In our opinion, the situation would materially alter and this decree holder-auction purchaser should not be entitled to any protection. At any rate, when he proceeds with the execution he is aware of the fact that an appeal against the original decree is pending. He is aware of the fact the resultant situation may emerge where the appeal may be allowed and the decree which he seeks to execute may be set aside. He cannot force the pace by executing the decree taking advantage of the economic disability of a judgment debtor in a money decree and make the situation irreversible to the utter disadvantage of the judgment debtor who wins the battle and loses the war”.
11. In Chinnammal v. P. Arumugham and Anr. (AIR 1990 SC 1828), a suit on promissory note was decreed. Pending appeal by the defendant, the decree was put in execution and large extent of property belonging to the judgment debtor was sold. The properties were purchased for a low price by a stranger, but who is a “sambandhi” of the decree holder. The appellate court set aside the judgment and decree and dismissed the suit. The judgment debtor moved the executing court for setting aside the sale contending that the sale was vitiated by material irregularity, fraud and collusion. He also contended that the sale should be nullified and restitution should be ordered. The Supreme Court allowed the prayer. It was held:
“10. There is thus a distinction maintained between the decree holder who purchased the property in execution of his own decree which is afterwards modified or reversed, and an auction purchaser who is not party to the decree. Where the purchaser is the decree holder, he is bound to restore the property to the judgment debtor by way of restitution but not a stranger auction purchaser. The latter remains unaffected and does not lose title to the property by subsequent reversal or modification of the decree. The Courts have held that he could retain the property since he is a bona fide purchaser. This principle is also based on the premise that he is not bound to enquire into correctness of the judgment or decree sought to be executed. He is thus distinguished from an eo nomine party to the litigation.
11. There cannot be any dispute on this proposition and it is indeed based on a fair and proper classification. The innocent purchaser whether in voluntary transfer or judicial sale by or in execution of a decree or order would not be penalised. The property bona fide purchased ignorant of the litigation should be protected. The judicial sales in particular would not be robbed of all their sanctity. It is a sound rule based on legal and equitable considerations. But it is difficult to appreciate why such protection should be extended to a purchaser who knows about the pending litigation relating to the decree. If a person ventures to purchase the property being fully aware of the controversy between the decree holder and judgment debtor, it is difficult to regard him as a bona fide purchaser. The true question in each case, therefore, is whether the stranger auction purchaser had knowledge of the pending litigation about the decree under execution. If the evidence indicates that he had no such knowledge he would be entitled to retain the property purchased being a bona fide purchaser and his title to the property remains unaffected by subsequent reversal of the decree. The court by all means should protect his purchase. But if it is shown by evidence that he was aware of the pending appeal against the decree when he purchased the property, it would be inappropriate to term him as a bona fide purchaser. In such a case the Court also cannot assume that he was a bona fide or innocent purchaser for giving him protection against restitution. No assumption could be made contrary to the facts and circumstances of the case and any such assumption would be wrong and uncalled for.”
12. In Chinnammal’s case, the Supreme Court referred to Janak Raj’s case and Sardar Govindrao Mahadik’s case. It was also held in Chinnammal’s case that the knowledge of the auction purchaser about the pending litigation would make all the difference. If he is a speculative purchaser, he is in no better position than the decree holder. Such a person need not be protected against restitution.
13. In Kumar Sudhendu Narain Deb v. Renuka Biswas and Ors. (AIR 1992 SC 385), pending appeal from the preliminary decree in a mortgage suit, final decree was passed, as no stay was granted by the appellate court. The final decree was put in execution. The mortgaged properties were sold. Strangers purchased the properties in auction. In the appeal against the preliminary decree, a compromise was arrived at between the parties. The auction purchaser was not a party to the appeal. The appellate court passed a substituted preliminary decree. The judgment debtor filed an application under S.47 C.P.C. and another application under R.90 of O.XXI. The executing court rejected the contentions of the judgment debtors and the order was confirmed in Appeal. The Supreme Court allowed the Appeal and set aside the sale. It was held that the auction sale and the confirmation of sale became non est on the passing of the substituted preliminary decree.
14. In Sudhendu Narain’s case, the Supreme Court referred to Janak Raj’s case and Sardar Govindrao Mahadik’s case. Janak Raj’s case was distinguished holding thus: “In that case the relief in the suit was unconnected with the property sold in execution of the decree. Here the relief in the suit is inextricably connected with the property sold.” It is interesting to note that Chinnammal’s case was not cited before the Supreme Court in Sudhendu Narain’s case.
15. In Padanathil Rugmini Amma v. P.K.Abdulla (AIR 1996 SC 1204), the question which arose for consideration was whether an assignee from a lessee, who got lease from the auction purchaser decree holder, could claim protection from restitution in the event of ex parte decree being set aside. The Kerala High Court held that an assignee from the decree holder- auction purchaser would be protected. The decision of the Kerala High Court (1986 KLT 769) was reversed by the Supreme Court. It was held:
“15. The distinction between a stranger who purchases at an auction sale and an assignee from a decree-holder purchaser at an auction sale is quite clear. Persons who purchase at a Court auction who are strangers to the decree are afforded protection by the Court because they are not in any way connected with the decree. Unless they are assured of title, the Court auction would not fetch a good price and would be detrimental to the decree-holder. The policy, therefore, is to protect such purchasers. This policy cannot extend to those outsiders who do not purchase at a Court auction. When outsiders purchase from a decree-holder who is an auction purchaser clearly their title is dependent upon the title of the decree holder auction purchaser. It is a defeasible title liable to be defeated if the decree is set aside. A person who takes an assignment of the property from such a purchaser is expected to be aware of the defeasibility of the title of his assignor. He has not purchased the property through the Court at all. There is, therefore, no question of the Court extending any protection to him. The doctrine of a bona fide purchaser for value also cannot extend to such an outsider who derives this title through a decree holder auction purchaser. He is aware or is expected to be aware of the nature of the title derived by his seller who is a decree holder auction purchaser.”
16. It is interesting to note that the four Judge Bench decision in Binayak Swain was not referred to in any of the aforesaid decisions except in Rugmini Amma’s case. In Rugmini Amma’s case, reliance was placed on Binayak Swain’s case, but the other decisions referred to above were not cited.
17. On a careful analysis of the decisions of the Supreme Court referred to above, to my mind, still there are several questions which arise for consideration. They are the following:
(a) In so far as the judgment debtor is concerned, what is the distinction between a money decree and a mortgage decree, in the matter of protection of his property ?
Is not the case of the judgment debtor to get back his property by restitution, stronger and justifiable in the case of a simple money decree when compared to cases in which the property is involved ?
(b) What is the nature of the enquiry to be made by the executing court to arrive at a finding that the stranger auction purchaser is a bona fide purchaser or a person set up by the decree holder ?
(c) Does not the enquiry on the question of bona fide nature of the purchase really prolong the litigation ?
(d) On whom the burden of proof lies on the question whether the auction purchaser is a bona fide purchaser and not one set up by the decree holder ?
(e) What are the safeguards a stranger auction purchaser expected to take?
(f) Is it not better if the stranger auction purchaser is told by law that his rights under the auction purchase are defeasible in case the appeal against the decree is allowed or the ex parte decree is set aside ?
(g) What difference it would make if the appeal against the decree is allowed before confirmation of sale or after confirmation of sale ?
I think it is necessary to consider whether appropriate amendment to the Code of Civil Procedure, 1908 is necessary, to deal with a century long confusion, which existed even before the enactment of the 1908 Code.