Pravesh Kumar Sachdeva v. State of Uttar Pradesh & Ors.
MADAN B. LOKUR, J. 1. Leave granted in S.L.P.(C) No.21229
of 2007.
2. A narrow question arises for consideration in these appea ls,
namely, whether the Allahabad High Court was right in setting aside a
confirmed auction sale despite there being no objection to it. In our opinion,
the High Court was in error in setting aside the auction of the land belonging
to the private respondents (Alok Mitra, Ashok Mitra, Deep ak Mitra,
Manmohan Mitra and Madhurima Ghosh) and thereby prejudicing the
rights of the appellants.
3. The private respondents were having businesses under the name
and style of Mitra Prakashan Ltd. and Maya Press Ltd. It appe ars that
the businesses were not successful and they fell in debt being unable to
pay the workmen or even pay closure compensation.
4. This led the workmen to approach the Labour Court which
decided in their favour resulting in the private respondents ha ving to
shell out a huge amount of about Rs. 56 lakhs towards unpaid dues.Since
the amounts were not paid despite a citation and recovery certific ates,
the property/vacant land of the private respondents bein g 1877.88 sq.
yards in Plot No.4-A/4(1A/A)Hashimpur Road, Allahabad was attached.
PRAVESH KUMAR SACHDEVA v. STATE OF UTTAR
PRADESH & ORS.
5. Subsequently, the property/vacant land was put to auction which
took place on 17 th November, 2004. One of the appellants Pravesh Kumar
Sachdeva (for short Sachdeva) was the highest bidder having given a
bid of Rs. 70 lakhs.
6. In terms of the provisions of the Uttar Pradesh Zamind ari
Abolition and Land Reforms Act, 1950 and the Rules of 1952 framed
thereunder, 30 days’ time was given for filing objections to the auction
sale under Rule 285-I which reads as follows:
“RULE 285-I (i) At any time within thirty days from the date of
sale, application may be made to the Commissioner to set as ide
the sale on the ground of some material irregularity or mistake in
publishing or conducting it; but no sale shall be set aside on such
ground unless the applicant proves to the satisfaction of the
Commissioner that he has sustained substantial injury by reason
of such irregularity or mistake.
(ii) ***
(iii) The order of the Commissioner passed under this rule shall be
final.”
7. One of the private respondents (Alok Mitra) filed an application/
objections on 16 th December, 2004. The cause title of the application/
objections mentioned the name of all the private respondents that is,
Alok Mitra, Ashok Mitra, Deepak Mitra, Manmohan Mit ra and
Madhurima Ghosh. However, on a perusal of the application/objections
placed before us in original, we found that it was signed on ly by the
advocate R.K. Pandey. The vakalatnama given to the advocate was
signed only by Alok Mitra. One of the issues raised before us was whether
the application/objections were filed by Alok Mitra or by all the private
respondents.
8. Be that as it may, in our opinion, the application/objections were
filed only by Alok Mitra and by none of the other private re spondents
even though their names find mention in the cause title of the document.
We say this because thevakalatnama was given in favour of the advocate
only by Alok Mitra and there is nothing to indicate that he ha d given
thevakalatnama as the attorney or representative of the other private
respondents.
507
9. The District Magistrate was not informed about the application/
objections having been filed by Alok Mitra and on the belief that no one
had objected to the auction sale, theDistrict Magistrate confirmed it on
18 th December, 2004. Thereafter Alok Mitra prepared an application dated
31 st December, 2004 which was filed by him on 4 th January, 2005
withdrawing the objections raised by him. The withdrawal of the objections
was allowed by the competent authority on 24 th January, 2005.
10. Quite independently on 11 th January, 2005 and 25 th January,
2005 the private respondents (including Alok Mitra) moved two sets of
applications for being paid the difference between the auction sale price
of Rs. 70 lakhs and the dues and liabilities of the private respondents of
about Rs. 56 lakhs. These applications were allowed and the differential
amount was also given to the private respondents.
11. The position as it stood, therefore, was that the auction sale
had taken place and was confirmed; objections filed to the auction sale
by Alok Mitra were withdrawn; all the private respondents got back the
difference between the auction sale price and the dues and liab ilities
incurred by them.
12. On or about 1 st April, 2005 Sachdeva got the subject land
converted to freehold and a little later in May 2005, he sold a part of it to
Pawan Kumar Agarwal (also an appellant).
13. After the aforesaid transaction, an application was file d by
the private respondents other than Alok Mitra before the Co mpetent
Authority on 19 th May, 2005 in which a prayer was made to recall the
order of 24 th January, 2005 permitting withdrawal of the application/
objections filed by Alok Mitra. The averments made in the application in
paragraphs 3 and 4 are significant and read as follows:
“3. That the applicants had never given a power of attorney to the
opposite party No. 6 Alok Mitra to act for them and on their behalf,
and were also not ratified the act and action taken by said S ri
Alok Mitra.
4. That the applicants never asked, directed and consented with
Sri Alok Mitra opposite party No. 6 not to press or to wit hdraw
the aforesaid objection/application No.5 of 2004.”
PRAVESH KUMAR SACHDEVA v. STATE OF UTTAR
PRADESH & ORS. [MADAN B. LOKUR, J.]
14. A reading of the aforesaid two paragraphs indicates an inherent
self-contradiction. While it is stated in paragraph 3 that the a pplicants
had not given any power of attorney to Alok Mitra to act for them and
on their behalf whereas in paragraph 4 they say that they had not asked,
directed and consented to the withdrawal of the objections/application
filed by Alok Mitra. The inherent contradiction is that if they had not
authorized Alok Mitra to file an application, there cannot be any question
of their authorizing Alok Mitra to withdraw the application since it was
not filed on their behalf. The two paragraphs quoted above confirm that
the application/objections of 16 th December, 2004 were not filed by the
private respondents.
15. Unfortunately, by an order dated 21 st November, 2005 the
application filed by the private respondents (other than Alok Mitra) was
allowed by the Competent Authority and the confirmation of sale in favour
of Sachdeva was set aside. This led Sachdeva to file a writ petition 1 in
the Allahabad High Court, which came to be dismissed by the impugned
judgement and order dated 23 rd March, 2006. This resulted in Sachdeva
and the vendee, Pawan Kumar Agarwal to prefer the present appeals in
this Court.
16. As mentioned above, on these facts, the only question for our
consideration is whether the High Court was in error in setting aside the
confirmed auction sale.
17. It is quite clear from the narration of facts that the objections
raised to the auction sale wereonly by Alok Mitra, who did not
communicate the objections to the District Magistrate in time. No other
objection was raised to the auction sale and it was duly confirmed by the
District Magistrate. Alok Mitra later withdrew his objections.
18. The other private respondents contended that even they were
parties to the objections filed by Alok Mitra. We cannot agree for the
simple reason that the objections were signed only by R. K.Pandey,
advocate and the vakalatnama given to him was signed only by A lok
Mitra. None of the other private respondents signed the vakalatnama in
favour of R.K.Pandey. On the contrary, when the oth er private
respondents objected to the withdrawal of the objections by Alok Mitra,
they categorically stated that they had not given a power of attorney to
Alok Mitra. In that view of the matter, it can hardly lie in the mouth of
1Civil Miscellaneous Writ Petition No. 76863 of 2005
509
these private respondents to contend that the objections fil ed by Alok
Mitra were also filed on their behalf. The private re spondents other
than Alok Mitra have come out with an unbelievable story onl y to
somehow or other keep the issue alive through litigation and unfortunately,
they have been successful in doing so for the last more than one decade.
19. We also find that the conduct of all the private respondents is
a clear indication of their acceptance of the validity of the auction sale.
It has come on record that the auction sale resulted in a sale price which
was over and above the dues and liabilities of the private respondents by
an amount of about Rs. 14 lakhs. Through applications filed by the private
respondents on 11 th January, 2005 and 25 th January, 2005 requests were
made for being given back the excess amount raised by the auction sale.
In fact this request was acceded to and the amount was gi ven back to
the private respondents by the Competent Authority. It appears that the
present litigation is being fought by the private respondents on the basis
of the amounts received by them from the Competent Authority. In any
event, the conduct of the private respondents is a clear indication, if any
is required, that they had no objection to the auction sale.
20. Through their conduct, in failing to file objections to the auction
sale and making an application and accepting the ex cess amount
recovered from the auction sale, the private respondents h ave waived
off their rights in respect of the auction sale and have acquiesced in the
auction sale. Today, the private respondents are estopped through their
conduct from challenging the auction sale in any manner whatsoever.
21. In Waman Shriniwas Kini v. Ratilal Bhagwandas &Co. 2
it was observed as follows:
“Waiver is the abandonment of a right which normally everybody
is at liberty to waive. A waiver is nothing unless it amounts to a
release. It signifies nothing more than an intention not to insist
upon the right. It may be deduced from acquiescence or may be
implied.”
22. In Municipal Corporation of Greater Bombay v.
Dr Hakimwadi Tenants’ Association 3 it was held that”In order to
constitute waiver, there must be voluntary and intentional relinquishment
of a right. The essence of a waiver is an estoppel and where there is no
2 1959 Supp (2) SCR 217
3 1988 Supp SCC 55
PRAVESH KUMAR SACHDEVA v. STATE OF UTTAR
PRADESH & ORS. [MADAN B. LOKUR, J.]
estoppel, there is no waiver. Estoppel and waiver are questions of conduct
and must necessarily be determined on the facts of each cas e.”
23. Finally, in P. Dasa Muni Reddy v. P. Appa Rao 4 this Court
held:
“ … Waiver is an intentional relinquishment of a known right or
advantage, benefit, claim or privilege which except for such waiver
the party would have enjoyed. Waiver can also be a voluntary
surrender of a right. ….. The doctrine which the courts of law
will recognise is a rule of judicial policy that a person will not be
allowed to take inconsistent position to gain advantage through
the aid of courts.”
24. We are of the clear opinion that in view of the law, the High
Court erred in ignoring the basic and primary facts on record and setting
aside the auction sale in favour of Sachdeva, and t hereby also
prejudicingPawan Kumar Agarwal.
25. Under the circumstances, the appeals are allowed and the
impugned judgment and order passed by the Allahabad High Court on
23 rd March, 2006 is set aside.
Nidhi Jain Appeals allowed.
4 (1974) 2 SCC 725