By Jagdish T. Punjabi | Prachi Parekh
Chartered Accountants | Devendra Jain
Advocate
17. [2020] 117 taxmann.com 424 (Jai.)(Trib.) CIT vs. Ijyaraj Singh ITA Nos. 91 and 152/Jp/2019 A.Y.: 2013-14 Date of order: 18th June, 2020
Sections 2(47), 45: When the terms of the
sale deed and the intention of the parties at the time of entering into the
sale deed have not been adhered to whereby full sale consideration has not been
discharged, there is no transfer of land, even though the sale deed has been
registered, and no income accrues and consequently no liability towards capital
gains arises in the hands of the assessee
FACTS
The assessee in his
return of income filed u/s 139(1) declared long-term capital gains of Rs.
2,51,85,149 in respect of sale of agricultural land situate in Kota. In the
course of assessment proceedings, the assessee revised his return of income
wherein the income under the head long-term capital gains was revised to Rs.
1,10,18,918 as against Rs. 2,51,85,149 shown in the original return. The reason
for revising the return was that out of three sale deeds, two sale deeds of
land executed with Mr. Rajeev Singh were invalid sale deeds and consequently no
transfer took place and hence no capital gain arises in respect of the two
invalid sale deeds. In respect of these two sale deeds, the assessee had
received only Rs. 63 lakhs towards consideration out of Rs. 803 lakhs. The
cheques received from the buyer were dishonoured and even possession was not
handed over to the buyer. The Rajasthan High Court has also granted stay on the
sale deeds executed by the assessee.
But the A.O. was of
the view that the contract entered into by the assessee was a legal and valid
contract entered into in accordance with the procedure laid down by law. The
assessee voluntarily agreed to register the sale deed before the Registrar and
on the date of execution and also on the date of registration there was no
dispute between the parties. The A.O. computed long-term capital gains by
considering the full value of consideration, including the two sale deeds which
were contended to be invalid, and computed the full value of consideration u/s
50C of the Act.
Aggrieved, the
assessee preferred an appeal to the CIT(A) who held that the transaction in
respect of the two invalid sale deeds is not chargeable to capital gains tax.
Aggrieved, the
Revenue preferred an appeal to the Tribunal.
HELD
The Tribunal noted
that the question for its consideration is that where the full value of
consideration has not been discharged by the purchaser of the impugned land as
per the sale deed, and there is violation of the terms of the sale deed,
whether the impugned transaction would still qualify as transfer and be liable
for capital gains tax, given that the same is evidenced by a registered sale
deed. Having considered the provisions of sections 2(24), 2(47), 45 and 48 of
the Act, and also the decision of the Punjab & Haryana High Court in the
case of Hira Lal Ram Dayal vs. CIT [122 ITR 461 (Punj. & Har. HC)]
where the question before the Court was ‘whether it is open to the assessee to
prove that the sale transaction evidenced by the registered sale deed was a
sham transaction and no sale in fact took place’, and also the decision of the
Patna High Court in the case of Smt. Raj Rani Devi Ramna vs. CIT [(1992)
201 ITR 1032 (Patna)], the Tribunal held that the legal proposition
which emerges is that a registered sale deed does carry an evidentiary value.
At the same time,
where the assessee is able to prove by cogent evidence brought on record that
no sale has in fact taken place, then in such a scenario the taxing and
appellate authorities should consider these evidences brought on record by the
assessee and on the basis of an examination thereof, decide as to whether a
sale has taken place in a given case or not. The title in the property does not
necessarily pass as soon as the instrument of transfer is registered and the
answer to the question regarding passing of title lies in the intention of the
parties executing such an instrument. The registration is no proof of an
operative transfer and where the parties had intended that despite execution
and registration of sale deed, transfer by way of sale will become effective
only on payment and receipt of full sale consideration and not at the time of
execution and registration of sale deed.
The Tribunal noted
that no payment was received before execution of the sale deed but only
post-dated cheques were received by the assessee. It held that mere handing
over of the post-dated cheques which have been subsequently dishonoured and
returned unpaid to the assessee, cannot be held to be discharge of full sale
consideration as intended and agreed upon between the parties and there is
clearly a violation of the terms of the sale deed by the buyer.
Although the sale
deed has been registered, given that the terms of the sale deed and the
intention of the parties at the time of entering into the said sale deed have
not been adhered to whereby full sale consideration has not been discharged,
there is no transfer of the impugned land and no income accrues and
consequently, no liability towards capital gains arises in the hands of the
assessee. The Tribunal also held that it is only the real income which can be
brought to tax and there cannot be any levy of tax on hypothetical income which
has neither accrued / nor arisen or been received by the assessee. Since the
transaction fell through in view of non-fulfilment of the terms of the sale
deed whereby cheques issued by the buyer have been dishonoured, there is no
transfer and no income which has accrued or arisen to the assessee. There is no
real income in the hands of the assessee and in the absence thereof, the
assessee is not liable to capital gains. It observed that a similar view has
been taken by the Pune Bench of the Tribunal in the case of Appasaheb
Baburao Lonkar vs. ITO [(2019) 176 ITD 115 (Pune-Trib.)].
This ground of
appeal filed by the Revenue was dismissed.
