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Registration — Public auction — Sale certificate sent to the Registrar for filing in Book No. 1 would not attract stamp duty — Registration Act, 1908, S. 17 & S. 89.

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30 Registration — Public
auction — Sale certificate sent to the Registrar for filing in Book No. 1 would
not attract stamp duty — Registration Act, 1908, S. 17 & S. 89.


[Shree Vijayalakshmi
Chartiable Trust v. Sub-Registrar,
(2010) 155 Comp. Cas. 549 (Mad.)]

The petitioner was the
successful bidder of the property of the company in liquidation sold in public
auction in accordance with the directions of the winding-up Court. Possession of
the property was given to the petitioner and a certificate of sale was issued by
the official liquidator. The office of the official liquidator sent a copy of
the certificate of sale to the office of the Sub-Registrar of file it in Book
No. 1 as required u/s.89 of the Registration Act, 1908. The Sub-Registrar
directed the petitioner to pay a sum of Rs.10,39,122 towards deficit stamp duty
for entering the certificate in Book No. 1. The aforesaid order was challenged
in a writ petition.

The Madras High Court held
that the documents mentioned in S. 17 of Registration Act, 1908, are to be
registered by the Registrar as per the procedures mentioned in S. 52 to S. 67 of
Part XI of the Registration Act, 1908. On the other hand the procedure for
filing copy of the sale certificate finds place in S. 89 of the Act. Hence both
procedure are different. For registration, stamp duty is a must, whereas for
filing no stamp duty is necessary.

The Court further observed
that the Legislature consciously used the word ‘registrar’ in S. 17, whereas the
word ‘file’ was employed in S. 89 of the Act. Only when the purchaser goes for
registration of sale certificate issued by the Court Officer, Article 18 of
Schedule 1 of the Indian Stamp Act, 1899, would be attracted and stamp duty is
to be paid in accordance with Article 23 treating it as conveyance, i.e., market
value of the property. When the instrument is not submitted for registration and
is being sent to the Registrar only for the purpose of filing in Book No. 1, it
does not attract any stamp duty.

The Court auction sale
certificate sent to the Registrar for filing in Book No. 1 would not attract
stamp duty. In view of S. 17(2) and S. 89 of the 1908 Act, the Sub-Registrar had
no power and jurisdiction to demand stamp duty. Hence the order was liable to be
set aside.

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Passenger — Person holding a valid platform ticket cannot be considered as passenger — Railways Act, 1989 S. 2(9).

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28 Passenger — Person
holding a valid platform ticket cannot be considered as passenger — Railways
Act, 1989 S. 2(9).


[Smt. Puttamani and Ors.
v. UOI,
AIR 2010 Karnataka 109]

A person holding a platform
ticket falls from a moving train and later dies. Whether the Railway
Administration can be fastened with the liability to pay compensation for the
death of such a person on an application filed by the wife and daughters of the
deceased. This was the question that had come up for consideration before the
Railway Claims Tribunal. The application filed by them was dismissed by the
Tribunal.

The Court held that the
definition u/s.2(29) of the Act makes it clear that in order to consider a
person travelling in train as a passenger, he must possess a valid pass or
ticket and a person who merely holds a valid platform ticket is not entitled to
travel in train as a passenger. S. 123(c)(2) makes it clear that if a person
travelling as a passenger in a train accidentally falls from a train carrying
passengers, such an act would come within expression untoward incident. In the
instant case deceased was not carrying any valid ticket or valid pass so as to
treat him as a passenger. Although S. 124A in explanation mentions that for
purpose of S. 124A, a person who had a valid platform ticket is also included
within meaning of ‘Passenger’, the said explanation (ii) also makes it clear
that even while including a person holding a platform ticket within expression
‘Passenger’, care is taken to also mention that the said expression also
includes a person who has purchased valid ticket for travelling a train carrying
passengers.

Expression untoward incident
which has been explained in S. 123(c) makes it clear that if any unfavourable
incident like Commission of Terrorist Act, making of a violent attack or
commission robbery or dacoity or indulging in rioting shoot-out or arson by any
person in or on any train carrying passengers, or in a waiting hall, cloak-room
or reservations or booking officer or on any platform or in any other place
within the precincts of a railway station would come within the said expression
‘untoward incident’ and also of passenger falling from a train carrying
passengers. Therefore, the Court held that if a person holding a platform ticket
becomes victim of untoward incident mentioned in S. 123(c) in such an event for
purpose of paying compensation in a respect of victim of a untoward incident
even a person holding platform ticket can be included within the expression
‘passengers’. Though accident is unfortunate one, having regard to provisions of
the Railways Act, the instant case the deceased who had a platform ticket and
fell from a moving train cannot be brought within hold of expression ‘accidental
falling of any passengers from a train carrying passengers’.

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Registered document has lot of sanctity attached to it — Evidence Act, S. 74.

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29 Registered document has
lot of sanctity attached to it — Evidence Act, S. 74.


[Shanti Budhiya Vesta
Patel & Ors v. Nirmala Jayprakash Tiwari & Ors.,
AIR 2010 SC 2132]

The dispute arose between
the parties in respect of suit property wherein the respondents claimed to be
the owner by adverse possession. There were several appeals and counter claims
filed before the High Court. One of the respondent No. 9 who was holding power
of attorney for the appellant entered into consent term with other respondents.
The High Court disposed of the appeals after taking on record the consent terms.
The appellant thereafter filed civil application praying for recalling the
aforesaid orders alleging that fraud had been played upon the High Court by
filing the consent terms. Stating that consent term was filed without knowledge
and consent of the appellants.

The Supreme Court held that
all the power of attorney were irrevocable and duly registered for valuable
consideration. By executing the power of attorney in favour of respondent No. 9
the appellants had consciously and willingly appointed, nominated constitute and
authorised respondent No. 9 as their lawful power of attorney to do certain
deed, thing and matter. The appellants could not be said to have any right to
assail the consent decree passed by the High Court.

It is settled position of
law that the burden to prove that a compromise arrived at under Order 23, Rule 3
of the Code of Civil Procedure was tainted by coercion or fraud lies upon the
part who alleges the same. However, in the facts and circumstances of the case,
the appellants, on whom the burden lay, have failed to do so. Although, the
application for recall did allege some coercion, it could not be said to be a
case of established coercion. Since the particulars in support of the allegation
of fraud or coercion have not been properly pleaded as required by law, the same
must fail.

Further, all the powers of
attorney executed in favour of respondent No. 9 as also all the deeds and
documents entered into between the predecessor-in-interest of the appellants and
respondent No. 9 were duly registered with the office of the Sub-Registrar.
Neither any document nor any of the powers of attorney was ever got cancelled by
the appellants.

The registered document has
a lot of sanctity attached to it and this sanctity cannot be allowed to be lost
without following the proper procedure.

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Limitation — Pronouncement of order — Maximum period prescribed is 120 days from ‘date of communication of order’ of Tribunal — Electricity Act, 2003, S. 125.

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27 Limitation —
Pronouncement of order — Maximum period prescribed is 120 days from ‘date of
communication of order’ of Tribunal — Electricity Act, 2003, S. 125.


[Chhattisgarh State
Electricity Board v. Central Electricity Regulatory Commission & Ors.,
AIR
2010 SC 2061]

S. 110 of the Electricity
Act provides for establishment of a Tribunal to hear appeals. S. 111(1) and (2)
lays down that any person aggrieved by an order made by an adjudicating officer
or an appropriate commission under this Act may prefer an appeal to the Tribunal
within a period of 45 days from the date on which a copy of the order made by an
adjudicating officer or the appropriate commission is received by him. S. 111(5)
mandates that the Tribunal shall deal with the appeal as expeditiously as
possible and endeavour to dispose of the same finally within 180 days from the
date of receipt thereof. S. 125 lays down that any person aggrieved by any
decision or order of the Tribunal can file an appeal to the Supreme Court within
60 days from the date of communication of the decision or order of the Tribunal.

The question which arose for
consideration was what is the date of communication of the decision or order of
the Tribunal for the purpose of S. 125 of the Electricity Act. The word
‘communication’ has not been defined in the Act and the Rules. Therefore, the
same deserves to be interpreted by applying the rule of contextual
interpretation and keeping in view the language of the relevant provisions. Rule
94(1) of the Rules lays down that the Bench of the Tribunal which hears an
application or petition shall pronounce the order immediately after conclusion
of the hearing. Rule 94(2) deals with a situation where the order is reserved.
In that event, the date for pronouncement of order is required to be notified in
the cause list and the same is treated as a notice of intimation of
pronouncement. Rule 98(1) casts a duty upon the Court Master to immediately
after pronouncement transmit the order along with the case file to the Deputy
Registrar. In terms of Rule 98(2), the Deputy Registrar is required to
scrutinise the file, satisfy himself that provisions of rules have been complied
with and thereafter, send the case file to the Registry for taking steps to
prepare copies of the order and their communication to the parties. If Rule
98(2) is read in isolation, one may get an impression that the registry of the
Tribunal is duty bound to send copies of the order to the parties and the order
will be deemed to have been communicated on the date of receipt thereof, but if
the same is read in conjunction with S. 125 of the Electricity Act, which
enables any aggrieved party to file an appeal within 60 days from the date of
communication of the decision or order of the Tribunal, Rule 94(2) which
postulates notification of the date of pronouncement of the order in the cause
list and Rule 106 under which the Tribunal can allow filing of an appeal or
petition or application through electronic media and provide for rectification
of the defects by e-mail or net, it becomes clear that once the factum of
pronouncement of order by the Tribunal is made known to the parties and they are
given opportunity to obtain a copy thereof through e-mail, etc., the order will
be deemed to have been communicated to the parties and the period of 60 days
specified in the main part of S. 125 will commence from that date.

The issue was also
considered from another angle. As mentioned above, Rule 94(2) requires that when
the order is reserved, the date of pronouncement shall be notified in the cause
list and that shall be a valid notice of pronouncement of the order. The counsel
appearing for the parties are supposed to take cognizance of the cause list in
which the case is shown for pronouncement. If title of the case and name of the
counsel is printed in the cause list, the same will be deemed as a notice
regarding pronouncement of the order. Once the order is pronounced after being
shown in the cause list with the title of the case and name of the counsel, the
same will be deemed to have been communicated to the parties and they can obtain
copy through e-mail or by filing an application for certified copy.

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The Finance (No. 2) Act, 2009

Order — Order passed without jurisdiction is nullity

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  1. Order — Order passed without jurisdiction is nullity


[ Chandrabhai K. Bhoir & Ors. v. Krishna Arjun Bhoir &
Ors.,
AIR 2009 SC 1645]

The question that arose for consideration was in respect of
application filed u/s.302 of the Indian Succession Act 1925.

One Mr. K. B. Mhatre executed a will on or about 1963, the
legatee whereunder are the respondents. On his expiry an application for grant
of probate in respect of the said will was filed by the respondents. The
appellant filed a caveat pursuant to which a suit was registered. In the said
suit a compromise was entered into by and between the parties. Subsequently
the appellant cancelled the said agreement. Thereafter pursuant to certain
orders passed by the Court in Chamber Summons the matter reached the Court by
appeal filed by the appellant. The appellant contended that the contract
between the parties could not be specifically enforced by the High Court while
exercising its testamentary jurisdiction.

The Court observed that the effect of termination of such
agreement entered into by and between the parties was required to be gone into
in an independent suit and not in a proceeding u/s.302 of the Act. The
testamentary Court in exercise of its jurisdiction u/s.302 of the Act cannot
enforce a contract qua
contract only because the executor is a party thereto.

The submission of the appellant that the decision of the
High Court constitutes res judicata cannot be accepted. Thus, the issue
did not attain finality. In view of the matter, an order passed without
jurisdiction would be a nullity. It will be a coram non judice. It is
non est in the eye of law. Principles of res judicata would not
apply to such cases.

As S. 302 of the Act was not attracted in the facts and
circumstances of this case, the principles of res judicata would also
not apply. If the agreement was not a part of the will, S. 302 will have no
application.

The testamentary Court must give effect to the will and not
an agreement by and between the Executor and the third party, which would be
contrary to the wishes of the testator.

The appeal was allowed. The order of High Court was set
aside.

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Tenancy : Right to take possession of secured asset would not include right to extinguish pre-existing tenancy : Securiti-sation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002.

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30 Tenancy : Right to take possession of
secured asset would not include right to extinguish pre-existing tenancy :
Securiti-sation and Reconstruction of Financial Assets and Enforcement of
Security Interest Act, 2002.


Tenancy is a creation of a contractual relationship between
the parties. Such tenancy would thereafter be statutory tenancy governed by the
provisions contained in the Bombay Rents, Hotel and Lodging House Rates Control
Act, 1947.

Where tenancy in respect of part of secured asset was created
long before the borrower (landlord) mortgaged the property to secure debt from
the secured creditor, then the provisions of the Securitisation Act would not
authorise secured creditor to extinguish such tenancy.

 

In view of relation between the borrower and the bank
(secured creditor), it may be open for the bank to take all such measures as may
be authorised under the Securitisation Act, including the measures enumerated in
Ss.(4) of S. 13. Such measures, however, would not permit the secured creditor
to extinguish the pre-existing tenancy between the tenant and the borrower. The
case would have been different if the tenancy was created subsequent to creation
of charge over the secured asset. The case perhaps also would have been
different had the case of tenancy been set up after creation of mortgage by the
borrower in favour of the secured creditor.

 

When there is a pre-existing admitted tenancy, in exercise of
powers U/ss.(4) of S. 13 of Act, even if it is open for the secured creditor to
take physical possession (as understood in contradiction to symbolic possession)
of property in question, such physical possession would not necessarily mean
vacant possession thereof. Thus, while asserting its rights u/s.13(4), it would
not be open to the secured creditor to summarily evict the pre-existing tenant
and extinguish his tenancy contrary to contract between landlord and tenant or
the Rent Act.

 

Neither the right to take possession, nor the right to sell
the property would include the right to extinguish the pre-existing tenancy.

 

The concept of possession and occupation are not necessarily
one and same. In legal terminology, both have distinct and different meanings.
The Legislature also recognises taking possession of the secured asset even
where it is not necessarily free from all encumbrances. The property can be put
to sale only after possession is taken by authorised officer. However, at the
time of putting property to sale, either by tender or by public auction, proviso
to sub-rule (6) of Rule 8 envisages issuance of public notice which will include
besides other details, the details of encumbrances on immovable property being
sold.

Therefore, despite overriding effect given to the provisions
contained in the Securitisation Act u/s. 35 over any other law for the time
being in force, the Act does not empower the secured creditor to extinguish a
pre-existing tenancy.

[ Dena Bank v. Shri Sihor Nagarik Sahakari Bank Ltd. & Ors., AIR 2008
Gujarat 110]

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Medical services — State cannot avoid its constitutional obligation to provide medical services on account of financial constraints — Constitution of India, Art : 47.

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  1. Medical services — State cannot avoid its constitutional
    obligation to provide medical services on account of financial constraints —
    Constitution of India, Art : 47.

[ B. Krishna Bhat v. State of Karnataka & Ors., AIR
2009 (NOC) 1787 (Kar.)]

Maintenance and improvement of public health is joint
obligation of Central as well as State for which they have to provide medical
services. State cannot avoid its constitutional obligation in that regard on
account of financial constraints. Govt. hospitals or public hospitals (run by
local authorities) are ill-equipped as they lack infrastructure both in terms
of buildings, medical equipments, adequate drugs, etc., and adequate manpower.
It is irrational, unjustifiable, unethical, unhygienic and antisocial to plan
a slum colony inside a hospital. All efforts to curb corruption in hospitals
be made. The Court suggests facilities required to be provided in hospital.

Stay : Tribunal has got inherent power to extend stay granted : Central Excise Act, 1944.

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29 Stay : Tribunal has got inherent power to
extend stay granted : Central Excise Act, 1944.


The appellants were granted full waiver of pre-deposit of the
amounts and the appeal was listed for hearing. In the meanwhile the Revenue
proceeded to recover the amounts and hence the appellants filed the application
for extension of stay.

 

The Bangalore Tribunal held that the Tribunal has got
inherent powers to extend the stay granted in a matter as held by the Apex Court
in the case of CC & CE Ahmedabad v. Kumar Cotton Mills Pvt. Ltd., (2005)
(180) E.L.T. 434 (SC). Therefore the action of the Revenue to resort to coercive
steps was held to be unjustified.

[ R. S. Avatar Singh & Co. v. Commissioner of C. Ex.
Visakhapatnam-I,
2008 (226) E.L.T. 457 (Tri-Bang.)

 


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Registration : Reconveyance deed not compulsorily registrable : Registration Act, 1908, S. 17(1)(b).

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28 Registration : Reconveyance deed not
compulsorily registrable : Registration Act, 1908, S. 17(1)(b).


Whether a non-testamentary document in respect of immovable
properties is compulsorily registrable or not depends on the facts and
circumstances and the terms of the document. No hard and fast rule can be laid
down. The crucial test in each case is as to the nature of the document itself,
if it does create a right, title or interest in itself, whether in present or in
future, it is compulsory registrable u/s.17(1)(b). However, if by itself it does
not create any right but visualises creation or extinction of a right by some
other document, then it falls squarely within the ambit of S. 17(2)(v) and,
hence, not registrable.

In the instant case, the agreement in dispute was a simple
agreement to reconvey property under certain conditions mentioned therein and,
thus, was not compulsorily registrable. Under the circumstances, even provisions
of S. 92(4) of the Evidence Act are not applicable in such case and therefore
subsequent document varying the terms of recoveying deed would not required to
be registered.

[Bhikkilal & Ors v. Smt. Shanti Devi & Ors., AIR
2008 Rajasthan 128]

 


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Guarantor — Liability : Rights of corporation to make recovery only against defaulting industrial concern and not against surety or guarantor : State Financial Corporation Act, 1951, S. 29 and S. 31.

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26 Guarantor — Liability : Rights of
corporation to make recovery only against defaulting industrial concern and not
against surety or guarantor : State Financial Corporation Act, 1951, S. 29 and
S. 31.


AP Rocks Private Limited is an industrial concern. It
approached the appellant Corporation for grant of loan in the form of
non-convertible debenture.

Respondents who were Directors of Company executed deeds of
guarantee, agreeing to guarantee repayment/redemption by the company to the
Corporation of the said non-convertible debenture subscription together with
interest, etc. The said Company also executed a deed of hypothecation, whereby
and whereunder its plants and machinery were hypothecated. A collateral security
agreement was also executed. The ‘Industrial Concern’ allegedly committed
defaults.

 

The appellant-Corporation in exercise of its power u/s.29 of
the Act directed that the possession of the said properties of the guarantors be
taken over.

 

The Karnataka High Court held that the appellant-Corporation
could not have proceeded against the guarantors u/s.29 of the Act.

 

The Court observed that the heading of S. 29 states ‘Rights
of financial corporation in case of default’. The default contemplated thereby
is of the industrial concern. Such default would create a liability on the
industrial concern. Such a liability would arise inter alia when the
industrial concern makes any default in repayment of any loan or advance or any
instalment thereof under the agreement. In the eventualities contemplated u/s.29
of the Act, the Corporation shall have the right to take over the management or
possession or both of the industrial concern. It confers an additional right as
the words ‘as well as’ are used which confer a right on the corporation to
transfer by way of lease or sale and realise the property pledged, mortgaged,
hypothecated or assigned to the Corporation. S. 29 nowhere states that the
Corporation can proceed against the surety even if some properties are mortgaged
or hypothecated by it. The right of the financial corporation in terms of S. 29
must be exercised only on a defaulting party. There cannot be any default as is
envisaged in S. 29 by a surety or a guarantor. The liabilities of a surety or
the guarantor to repay the loan of the principal debtor arises only when a
default is made by the latter. The words ‘as well as’ play a significant role.
It confers two different rights but such rights are to be enforced against the
same person, viz., the industrial concern.

 

The liability of a surety is made co-extensive with the
liability of the principal debtor only by virtue of S. 128 of the Contract Act.
The rights and liabilities of a surety and the principal borrower otherwise are
different and distinct.

 

An implied power of Corporation to proceed against a surety
or guarantor cannot be read in S. 29 on principle that a construction which
effectuates the legislative intent and purpose must be adopted. A statutory
authority may have an implied power to effectuate exercise of substantive power,
but the same never means that if a remedy is provided to take action against one
in a particular manner, it may not only be exercised against him, but also
against the other in the same manner.

 

Therefore, the intention of the Parliament in enacting S. 29
and S. 31 was not similar. Whereas S. 29 consists of the property of the
industrial concern, S. 31 takes within its sweep both the property of the
industrial concern and that of the surety. None of the provisions control each
other. The Parliament intended to provide an additional remedy for recovery of
the amount in favour of the Corporation by proceeding against a surety only in
terms of S. 31 and not u/s.29 thereof.

[ Karnataka State Financial Corporation v. N.
Narasimahaiah & Ors.,
AIR 2008 Supreme Court 1797]

 


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Passport Renewal : Renewal of passport cannot be withheld indefinitely for want of police verification : Passport Act S. 5, S. 6.

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27 Passport Renewal : Renewal of passport
cannot be withheld indefinitely for want of police verification : Passport Act
S. 5, S. 6.


The petitioner had applied for issuance of passport, but
neither the same had been issued, nor the issuance has been declined by the
Passport Authority. The respondents stated that on receipts of the applications
for issuance/renewal of passports, the cases were sent for clearance by the CID
and either the same has not been received back or received with the inconclusive
report or received with the recommendation that the same should not be issued,
therefore, no decision in the matter has yet been taken by the Authority.

The High Court observed that on receipt of the application
the Passport Authority is empowered to make such inquiry which he may consider
necessary before issuance of a passport. It is because of such power of making
inquiry the Passport Officer is entitled to seek Police verification report in
regard to the antecedents of the person who has applied for the issuance of a
passport. The purpose of such inquiry by the Passport Authority is to enable
himself to make up his mind as to whether the passport or travel documents
should be issued or refused in the circumstances of each particular case. The
decision over the issue of a passport or travel documents has to be taken by the
Passport Authority alone and for taking such decision he may keep the
intelligence report in view. Merely because the intelligence report received is
adverse, the Passport Authority cannot defer his own decision on the issue of
passport, nor can he refuse the same without applying his mind to the facts
stated in the report. Adverse Police verification report per se does not
disentitle a citizen from his legal right to have a passport. It is for the
Passport Authority to take into consideration the facts/antecedents of the
person who has applied for issuance of a passport, alleged by the intelligence
agency in its report, for deciding whether passport should be issued or refused.
The Passport Authority is not bound by the recommendations of the intelligence
agency.

Where a complete police verification report has not been
received within thirty days, the Passport Authority is to take a decision by
following instructions of the Chief Passport Officer. Therefore, in no case the
Passport Officer can withhold consideration of the question of issuance of
passport or travel documents indefinitely and same shall be true about the cases
of renewal or re-issue of passports or travel documents.

[Anwar-ul-Haq v. UOI & Ors., AIR 2008 Jammu and
Kashmir 35]

 


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Banking — Date of maturity of fixed deposit lapsed — Yet payment of maturity value should be along with interest @ 6% p.a.

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26 Banking — Date of
maturity of fixed deposit lapsed — Yet payment of maturity value should be along
with interest @ 6% p.a.


(Tausif Ali v. State of
Jharkhand & Ors.,
AIR 2010 Jharkhand 108)

The savings made from the
daily earnings of the petitioner’s father, deposits of amount were made by the
petitioner’s father in the name of the petitioner, with the bank. As per the
terms of the deposit, the period of fixed deposits was for one year and on the
date of maturity, the amount of the fixed deposits together with interest
accrued, was to be paid to the nominee. Upon maturity of the fixed deposits,
when the demand for payment of the amounts was made, the manager of the
respondent bank refused to make payment. The petitioner thereafter approached
the Registrar, Co-operative Societies, since the bank was registered under the
Co-operative Societies Act, but the Registrar also did not entertain the
petitioner’s claim.

The Court observed that the
date of maturity of the fixed deposits had long lapsed, yet the payment of the
maturity value had not been made by the respondent bank to the petitioner.

The respondent bank was
directed by the Court to pay the maturity value of the fixed deposit to the
petitioner along with interest calculated at the rate of 6% per annum on the
maturity value, within four weeks from the date of receipt of a copy of the
Court order.

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Credit Rating: Features and Benefits for SMEs

Article

Introduction :


Small and Medium Enterprises (SME), for years, have been the
‘common man’ of business fraternity. Though often referred to as the most
important part of the economic fabric of the country, hardly anything concrete
was done for their growth. However, of late, efforts have been made to bring
about a change in the way of working of SMEs through implementation of services
like rating of the enterprises, easy loans availability, information technology
and a host of schemes of the Government. But, the awareness level is still low.

A major obstacle in the SME development is its inability to
access timely and adequate finance. There are several reasons for low SME credit
penetration, key among them being insufficient credit information on SMEs, low
market credibility of SMEs (despite their intrinsic strengths) and constraints
in analysis. This leads to sub-optimal delivery of credit and services to the
sector. Availing credit rating from credit rating agencies can play an important
role in addressing some of these concerns.

But it has been observed that there are a few characteristics
of small entities in India e.g., they are often reluctant to disclose
actual sales/revenue or profit. This may be due to the fear of attracting higher
tax liability. SMEs also lack effective internal controls or audit. These areas
are ignored to save costs. But these practices only create problems for the firm
in the long run. Due to weak financial statements, bankers refuse to assist them
when they need funds. Therefore, these practices create hurdles in the growth of
SMEs and this is where the role of a credit rating agency comes into picture.
The rating agency can point out the issues which hinder the growth of SMEs. The
rating report can also help SMEs to implement best practices in their day-to-day
operations. The SMEs should be educated to maintain transparency in their
activities. The rating can help SMEs to create benchmark for themselves in
financial and other parameters.

Basic features of credit rating :

Credit rating is an estimate of the creditworthiness of an
enterprise or a country. It is an opinion made by credit evaluators of a
borrower’s potential to repay a debt. Every rating grade comes with its
probability of default, which in turn assists investors/lenders to take informed
investment decision.

Rating is arrived at after considering various financial,
non-financial parameters, past credit history and future outlook. There are
various types of ratings viz. Issuer Rating, Bank Loan Rating,
Issue-based Ratings, Project Rating, etc. based on type of borrower/issuer.
Ratings can also be classified based on the type of entity rated, such as
Individual Rating, Corporate Rating, Bank/Financial Institutions Rating, SME
Rating, MFI Rating, etc.

The advantage of rating symbols is their simplicity which
facilitates universal understanding. Rating companies also publish explanations
for symbols used as well as the rationale for the ratings assigned by them, to
facilitate better understanding.

The rating process is a fairly detailed exercise. It
involves, among other things, analysis of financial information, visits to the
customer’s office and works, intensive discussion with management, auditors,
bankers, etc. It also involves an in-depth study of the industry itself.

Rating does not come out of a pre-determined mathematical
formula. Rating agencies do a great amount of number crunching, but the final
outcome also takes into account factors like quality of management, corporate
strategy, economic outlook and international environment. To ensure consistency
and reliability, a number of qualified professionals are involved in the rating
process. The rating committee, which assigns the final rating, consists of
professionals with impeccable credentials. Rating agencies also ensure that the
rating process is insulated from any possible conflict of interest.

Ratings are based on an in-depth study of the industry as
also an evaluation of the strengths and weaknesses of the company. The inherent
protective factors, marketing strategies, competitive edge, level of
technological development, operational efficiency, competence and effectiveness
of the management, hedging of risks, cash flow, trends and potential, liquidity,
financial flexibility, government policies, past record of debt servicing, and
sensitivity to possible changes in business/economic circumstances are looked
into.

Credit rating experience gives SMEs an insight into corporate
credit analysis and methodologies for understating fundamentals of credit risk,
cash flow modelling, enlarging managerial skills and best practices in doing
business. Peer group comparisons help creating standardisation in units of SMEs
besides identifying risks for hedge and for grooming strategies, which exist,
for exploiting opportunities. Rating pinpoints the overall health of the
enterprise and explains exactly how the business will fit in relation to
competitors and how to deal with it.

Fear of lower rating :

Rating for SMEs as a concept is comparatively new in India.
They get themselves rated only when they are pushed by the banks; they go ahead
only when there is a fear of loss or hope of gain. There is a general
apprehension as to what if the rating goes bad ? There is also a fear among
several SMEs that if they get rated low, their value will come down and that may
act as a hurdle in raising funds. It is a valid point. But it should be
remembered that the fact that an enterprise has opted for rating process from a
rating agency.

Subsidy for rating fee :

In order to encourage SMEs to go for credit rating a scheme
named ‘Performance and Credit Rating scheme’ was formulated in consultation with
Indian Banks’ Association (IBA) and Rating Agencies. NSIC (National Small
Industries Corporation Limited) has been appointed as the nodal agency for
implementation of this scheme through empanelled agencies.

Basic features of the scheme :



  • The SME units are at liberty to select any of the rating agencies
    empanelled under the rating scheme with NSIC.




  • The validity of a rating shall be for a period of one year from the date
    of issue of the rating letter.

  •     The rating agencies have different fee structures for their rating of various clients including small-scale units. The rating agencies will devise their fee structure for SSI units under this scheme separately.


  •     Although, the rating fee of different rating agencies may vary, but for the purpose of subsidising the fee, a ceiling has been prescribed by the Government.


  •     The small-scale units will have to pay their contribution towards the rating fee along with its application.


  •     In the event of the request for rating being treated as closed by the rating agency due to non-receipt of the complete information, 50% of the fees received from the SSI unit shall be refunded by the rating agency. However, if the SSI unit backs out from the rating process after the rating agency has carried out its inspection, no amount shall be refunded back.


  •     The fee to be paid to the rating agencies shall be based on the turnover of the small-scale units which has been categorised into three slabs. The slabs of the turnover and the share of the Ministry of SSI towards the fee charged by the rating agency are indicated in Table 1.


  •     The rating to be awarded by each of the rating agencies shall be prefixed by the word NSIC. Thus rating awarded by, say, ICRA shall be termed as ‘NSIC-ICRA Performance and Credit Rating’. The list of empanelled rating agencies is given in Table 2.


  •     NSIC also gives concession in rate of interest for units rated under the Performance and Credit Rating scheme. The concession details are also given in Table 3.
Table 1

Reimbursement of performance and rating fee

Turnover of SSI

Reimbursement of fee

 

through NSIC

Up to Rs.50 lac

75% of the fee or

 

Rs.25,000
(whichever is less)

 

 

 

 

Above Rs.50 to

75% of the fee or Rs.30,000

Rs.200 lac

(whichever is less)

 

 

More than

75% of the fee or Rs.40,000

Rs.200 lac

(whichever is less)

 

 

Table 2
List of empanelled agencies by NSIC

NSIC (www.nsic.co.in)

 

CARE (www.careratings.com)

 

CRISIL (www.crisil.com)

 

FITCH (www.fitchratings.com)

 

ICRA (www.icra.in)

 

ONICRA (www.onicra.com)

 

SMERA (www.smera.in)


Dun & Bradstreet (D&B) (Empanelment of D&B under this scheme was valid up to 31-3-2009. Thereafter rating is being done by SMERA as “NSIC-D&B-SMERA Rating”) (www.dnb.co.in)


Table 3
Concession in rate of interest

Rating
scale on performance

Reduction

and
credit parameters

in
rate of

 

 

interest

 

 

 

SE 1A

Highest performance

 

 

capability; High
financial

 

 

strength

1.00%

 

 

 

SE 1B

Highest performance

 

 

capability;

 

 

Moderate financial
strength

0.50%

 

 

 

SE 2A

High performance

 

 

capability;

 

 

High financial
strength

0.50%

 

 

 


To summarise, credit rating can bring a host of benefits to SMEs and often balance sheets are the starting point for any analysis. CAs can play a better role in educating their clients by giving an advice which is in their long-term interests to make them tomorrow’s Reliance and Infosys.




Consolidation in the Indian Banking Industry

Article

Preamble :


The period since the early 90s has witnessed a flurry of
activities in the Indian economy not experienced earlier. This is truly the era
of liberalisation, economic reforms, globalisation, etc. The trend of events in
the Indian economy during this period can be summed up only as positive. While
there is always the downside in any scenario, the balance is certainly
encouraging. The fast growth in the GDP, the strong foreign exchange reserves
position, and a host of other parameters all point in this direction with the
result that India is being seen as a very attractive destination for several
countries for investments in different fields.

One of the sectors that has been eyed for sometime now is the
banking and financial sector. India is already home for different categories of
banks viz. public sector banks, old generation private sector banks, new
generation private sector banks, foreign banks, co-operative banks. The list
does not include non-banking finance companies, investment banks, etc. While the
canvas is quite wide, the immediate focus of this article is the public sector
banks and private sector banks. Much interest has been evinced by several
foreign banks, which do not have a presence in India at present, for setting
base here or widening the existing base, and establishing a large presence
because of the opportunities that have been identified for banking activities in
the country. The Government of India has however been holding back permission
for these banks, essentially with a view to provide the Indian banks an
opportunity to strengthen their position adequately enough to be able to
withstand foreign competition — a necessary fallout of the globalisation that
has been taking place across the world. (The existing guidelines1 prescribe a
74% limit for all types of foreign investment, which effectively means a minimum
stake of 26% for resident Indian capital. Foreign banks have been allowed to
open branches or establish wholly-owned subsidiary or subsidiaries, which have
investment up to 74% in private banks.) Since however such protective policies
cannot remain without any time limit, the Government of India has decided that
from April 2009 onwards, the banking sector would be thrown open to foreign
entrants as well. This date incidentally coincides with the date by which banks
in India are expected to be Basel II–compliant, which to mention in simple
terms, would ensure that the financials are strong enough by international
standards. Thus, the post-April 2009 scenario is expected to witness hectic
activities in this sector with the expected increased presence of foreign
players. The strategies and course of action that would need to be adopted by
Indian banks to equip themselves to face the situation that is likely to emerge
make interesting study. This process of consolidation, which has been suggested
very often by the Government of India, would inter alia witness
mergers and acquisitions in the industry. This paper seeks to look at a few
issues that would have a bear-ing on the decisions of banks to acquire/be
acquired/get merged with other banks, some of the factors that could induce such
decisions, and a few matters having a bearing on the success or otherwise of the
process. The focus would essentially be on the issues involved rather than a
simple statistical tell-tale rhetoric, figures being mentioned purely
incidentally.

History of mergers & acquisitions in Indian banking industry :

Since the onset of reforms in 1990, there have been quite a
few bank amalgamations. Prior to 1999, the amalgamations of banks were primarily
triggered by the weak financials of the bank being merged, whereas in the
post-1999 period, there have also been mergers between healthy banks, driven by
business and commercial considerations. The earlier mergers were more often
distress mergers and hence not entirely for business considerations. Mergers
were driven by the Government to address the financial crisis or distressed
financial position of a bank. Some of the examples are those of SBI taking over
Bank of Cochin and Kashinath Seth Bank, New Bank of India merging with Punjab
National Bank, Global Trust Bank with Oriental Bank of Commerce, Ganesh Bank of
Kurundwad with Federal Bank, etc. . . . But in the recent years a new wave of
consolidation has entered the Indian banking industry. The mergers of Times Bank
with HDFC Bank, Bank of Madura and ICICI with ICICI Bank, Bank of Punjab with
Centurion Bank and now Centurion Bank of Punjab with HDFC Bank fall under this
category of mergers not arising out of distressed financial position.

The few paragraphs that follow have been devoted to a few
topics that are incidental to the main theme, essentially relating to the
causative factors, both external and internal. This has been done consciously
since the capacity of the Indian banking sector to be prepared for coping with
the emerging scenario would not depend on the picture as may be presented, but
on the harsh ground level realities, and any attempt to turn a “Nelson’s eye” to
these warning signals would only be counter-productive and, in certain
circumstances, could even prove suicidal. As such, this diversion is considered
a necessity.

Causative factors :

The situations influencing M&A in the banking industry (as
indeed in any industry) could broadly be classified as external and internal,
though the discussions could see a bit of overlapping of these two factors.
External factors refer to the intent of a bank to grow inorganically by takeover
of another bank or to join hands with another bank in order to reap the benefits
of size and reach. These can also relate to a necessity-based situation driven
by the inherent weakness of a bank as a component of the sector as a whole and
its inability to cope with the dynamic situation. Internal factors on the other
hand refer to the position of the concerned bank itself in terms of its overall
internal financial strength as reflected by various parameters. The following
paragraphs seek to look into these factors and related aspects.

External factors :

The globalisation process has brought ‘in its wake quite a few challenges, not the least being one of intense competition which would ultimately result in the survival of the fittest, the others being forced out of the race for one reason or the other. The focus thus shifts entirely to one characteristic – being fit enough to withstand the competition and being the fittest in order to outperform others. This is where quite a lot of discussions have taken place and will continue to take place – as to what constitutes fitness? Suffice it to understand that the concerned bank needs to be financially strong not only in isolation, but more importantly, as one among, and in comparison with, the other players in the field. In the context of the players in the banking industry, this should encompass largeness of size (where this provides the advantages of volumes in transactions and balance sheet size), a wider reach than at present (where this provides not only the reach into newer areas geographically, but also facilitates newer approaches and products not hitherto possible), a stronger balance sheet (with the inherent advantages of faster growth), etc. It must be mentioned that largeness of size and having a wide reach could turn into disadvantages if not handled in a proper and planned fashion. While it is not the intention of this paper to enter into a debate on the advantages and disadvantages of largeness of size and reach – these have been discussed and chronicled fairly adequately – a few connected points need mention in order to have a clearer understanding:

1. Largeness of size without a proper integration of various activities and co-ordination among them could create total chaos. While this is true of any organisation, it is all the more relevant in the case of banks which deal with public funds and where ongoing changes in the market affecting one activity could have a direct or indirect bearing on another activity of the bank. It is necessary to take full advantage of the synergies of the various activities and utilise the benefits of networking among them, if largeness of size is not to become a ‘drag’.

2. The above observations equally apply to the wide reach that is expected to be one of the advantages of consolidation. The planning process plays a very important role since the reach of a bank in different locations would provide different strengths, depending on the location. For example, location in a rural area would provide the advantage of funding of small business, agriculture and micro-credit as against an urban location which would facilitate corporate business, etc.

3. Viewed from a different angle, smallness of size is also a disadvantage in certain circumstances. With the deadline for reporting compliance with Basel II norms just round the comer, there could be issues connected with need for a strong database and MIS. Inadequacies in these areas would be serious. At the same time, getting these in place would necessitate a strong technology base and connectivity, with the obvious issue of costs. Equally important is the need to build up sophisticated systems which would continuously assess the capital requirements for the different risks and ensure optimal allocation of capital towards these risks; this would again have a cost implication that could prove too high for smaller banks.

4. A large number of small banks have the effect of splitting the consumer base of existing players in the market, similar trends being observed in profit after tax, borrowings and interest and non-interest incomes of the banks, thereby hinting at increased levels of fragmentation in banks. Though this could be an opportunity for healthy competition, the goal of becoming a globally competent bank, for which size of the bank does play an important role, would be missed out. (It may be significant to state at this stage that State Bank of India (SBI)the country’s largest bank, is ranked 60th in the world according to Fortune it is gathered that the next biggest i.e. ICICI Bank, is ranked around 200.) The smaller fragmented banks with no economies of scale, low capabilities to manage risks and poor market power at times end up taking excessive risks resulting in irreparable losses overall. (This aspect is covered in slightly greater detail later in this note.) Under these circumstances, merging or getting taken over by a bank with a ready infrastructure has a lot to commend itself.

As mentioned earlier, the inorganic growth through the process of mergers and acquisitions could be the voluntary route where two banks decide to merge or one bank decides to acquire another bank, essentially by mutual consent, in order to secure the advantages of size and/or reach. Alternatively, it could arise because of inherent weaknesses observed in the bank being acquired. While the former would essentially be caused by external factors, the latter could see a combination of external and internal factors.

The history of mergers and recent discussions held to discuss possible mergers would indicate both categories. The mergers of ICICI with ICICI Bank, IDBI Bank with IDBI, etc. and the discussions held between Bank of India and Union Bank of India are examples of mergers by mutual consent aimed at tapping the inherent synergies between the two organisations. More recently, the discussions between State Bank of India and State Bank of Saurashtra, and also the indications of talks aimed at merger of its other associate banks with State Bank of India, are further examples of this category. On the other hand, the takeover of banks like Global Trust Bank by Oriental Bank of Commerce, Lord Krishna Bank by Centurion Bank and Nedungadi Bank by Punjab National Bank fall in the latter category viz. banks that have had problems and are required to be taken over in the interests of the stakeholders. Also, since there has been quite a bit of analysis on the former category of consolidation, only a brief mention has been made above of the former category. It is however considered necessary to discuss the latter category in slightly greater detail. This would essentially focus on the internal causative factors, though as mentioned earlier, a slight degree of overlapping of the external factors cannot be totally avoided.

Internal factors:

Situations where a bank is confronted with problems to the extent that external help is required to resurrect it are invariably built up over a period – these do not happen overnight or in a totally unexpected manner. On occasions, the approach of a bank to remain content with its level of operations, whether in terms of size or area of operations, could turn out to be the negative factor. Instances exist of banks having been in existence for quite a long period (sometimes even extending to decades) without the type of growth that is seen in other banks placed in a similar category in terms of period of existence, etc. By the time there is an ‘awakening’, it is perhaps too late – the concerned bank remains small in comparison to other players, thereby having to face the negative effects of smallness of size and reach. While this by itself could induce corrective action through the process of consolidation (which would perhaps be the right course of action when viewed from the stakeholders’ angle), the temptation of attempting to remain afloat and in the race’ at any cost’ very often leads to its undoing and pushes the concerned bank into an enforced consolidation by way of takeover by another bank. The next part of this study looks at some of the ways in which this misguided attempt takes place, as also some of the implications of such attempts:

1. Efforts are made to make up for lost time by adopting inappropriate shortcuts. A typical instance would be of a bank trying to go beyond its capacity and rushing in an unplanned manner into activities which it may not be able to handle. For example, taking into account the size and other related factors of a bank. it may not be equipped to handle the larger, and more sophisticated, business offered by corporates. This type of business is however a strong temptation for achieving quantum jump in figures on the business front. This situation can be avoided only with a strong and well-informed Board of Directors which should be very particular on a properly drawn out business plan covering a reasonable period into the future, based purely on the inherent strengths of the bank, sector-wise growth prospects and the opportunities available. In this context, the importance of an independent director on the Board who is truly independent cannot be overstated. This aspect of the Board’s composition is an area that requires serious attention.

2. A variation of the above possibility is the anxiety of the top management, particularly at the CEO’s level, to show good progress in terms of figures during his/her tenure, which could be quite short. During this process, the interests of the stakeholders are lost sight of, since the time available at the disposal of the CEO is less, in view of the short tenure of appointment. The solution to this matter partly lies in the CEO being appointed ab initio for longer durations (say, 4-5 years) with very clear mandates from the Board of Directors (as a sequel to the point mentioned above), so that the long-term interests of the bank and its stakeholders are not sacrificed in the process of achieving short-term results which may not be sustainable.

3. A slightly narrower version of the above observations arises out of the fixation on figures (targets ?), whether year end or at end of specific periods viz. quarter-end or half year-end. This fixation takes the form of ‘ballooning’ towards end of such specific periods, whether in terms of deposits or advances (credit). Often, there is a spurt in the figures of business at such period-ends which revert to the earlier levels when the fresh period commences. While this by itself may not always impact the financial health of the bank, the figures per se are misleading. Where such action also impacts the bank’s financial health, the matter is more serious. This aspect is discussed briefly.in the following paragraphs :

a)  It is evident that growth of the type envisaged above cannot be achieved through retail or other small business avenues in the very short period of (say) a fortnight or a month. The temptation is therefore to go in for bulk business, whether deposits or advances. Deposits, when raised in bulk, are invariably from corporates/institutions where the rates offered have to be high enough to be attractive. These do not conform to the normal rates otherwise offered by the bank – they are quite higher. Looking to the volumes generated through this route, the impact on the profitability can easily be visualised, though the deposits may have been raised only for short periods. The logical sequel to the above is the deployment of the funds thus raised. Here again, the situation is similar to deposits except that the competitive rates have to be low enough to be attractive, with the obvious impact on the bottom line of the bank.

b) The cause-effect could also be reversed in the sense that with availability of large quantum of surplus funds, the deployment could take place first, followed by raising of deposits, the latter with an eye on the need for a satisfactory Credit-Deposit (CD) ratio. In either case, the impact would be the same. Such developments would in the normal course get reflected in the Asset Liability Management (ALM) exercise, as would the possible situation of such bulk advances being extended for longer periods as compared to the tenure of the bulk deposits. There do arise circumstances where these indicators are given a ‘go-by’ in a variety of ways, but dilating on these would shift the focus away from the main theme, and is therefore being left open for individual interpretations.

c) An incidental fallout of the above is the frightening possibility of one or more of such bulk advances turning bad, a situation that could seriously impact the financial position of the bank whose size may not permit such an impact. The implications are obvious.

 4. Another area where the focus on figures could easily take the visibility away from realities relates to the identification and declaration of non-performing assets (NPAs). While the matter of handling of NPAs is by itself a complex one permitting a full-fledged discussion paper, acts of omission and commission in this area could also present the financial position of a bank at an unreal level. One of the routes followed is what is commonly referred to as the process of ‘ever-greening’. Quite simply put, this is the process where, just before an account slips into the category of an NPA, fresh assistance is provided on an ad hoc basis to clear the amounts that are about to slip into the overdue category. This is an area that has been attracting a lot of flak from the regulators who have been giving several guidelines to overcome this ‘illness’. The ultimate effectiveness would however depend on the will to face the real picture which alone would facilitate taking of corrective steps, all in the interests of the health of the banking sector aimed at making it strong enough to face up to the emerging challenges.

Some important issues :

With April 2009 just round the corner, when the sector would be more fully opened up to the foreign banks, and with the prospect of these banks landing with their huge resources and infrastructure, size would become a matter that cannot be wished away. It is therefore apparent that consolidation in the banking industry is inevitable sooner than later. Against this backdrop, it would be appropriate to take a brief look at some of the areas where the consolidation process would make an impact, and some of the issues that may be required to be addressed:

Invariably, the shareholders of the bank being taken over benefit as compared to the shareholders of the acquiring bank.

A few issues could be posed by differences in the customer mix if the banks entering into an arrangement are of different categories e.g., old generation bank and new generation one, public sector bank and private sector bank, Indian bank and foreign bank, etc. The differences could relate to the manner in which transactions are put through in each bank even in such simple matters like withdrawal or deposit of cash.

Objections raised by unions/associations may playa role. The recent case in view is the plan for merger of Union Bank of India and Bank of India, which did not move beyond the initial stages.

Related alliances of either bank have to be taken into account. In today’s scenario, most of the banks have some tie-up or the other. For instance, a bank may have linkages with an insurance company for marketing of the latter’s products. If two such banks with linkages with two different insurance companies come together in the consolidation process, appropriate methodologies may have to be worked out in this area as well.
 
The next issue which should be thoroughly analysed is the HR factor. Looking to its importance, it would only be appropriate to look at this area in slightly greater detail under a couple of sub-heads:

 The culture and behavioral patterns of the concerned banks could be quite different, and their mutual compatibility and adapt-ability is an important pre-condition for the success of the consolidation process. While problems could arise even between two banks of similar character (e.g., two new private sector banks or two nationalised banks), the matter gets more complex when such similarity does not exist. The complexities could relate to different types of hierarchies and reporting practices in the organisation structure, procedures (whether in internal personnel matters or seeking decisions on credit and other business-related matters, and a host of such matters), differences in staff regulations, etc.

Differences in the overall age pattern prevailing within each bank can be another serious matter. One cannot afford to bypass matters such as the typical ‘generation-gap’, with the elder generation strongly believing that all its long years of experience and labour are being slighted – particularly if they are required to report to the younger lot, post-consolidation, and the younger generation equally strongly feeling that their professional qualification linked to the current requirements need to get much greater attention and that the earlier generation is somewhat ‘out-of-tune’ with today’s world. The simple fact is that neither the large experience, for which there can be no substitute, nor the technical expertise gained by the younger generation can be ignored a healthy marriage of the two is essential.

 Merging and positioning of the personnel of the two banks in the new organisation structure is another challenge, particularly in certain specialised departments like Credit, Treasury and Resource Management, etc.

 Differences in compensation structure is yet another serious component of the HR factor, particularly if the employees in the bank being taken over have been drawing more compensation than the employees of the taking-over bank.

Recent mergers/takeovers of Global Trust Bank by Oriental Bank of Commerce, Bank of Madura by ICICI Bank, IDBI Bank with IDBI, etc. have all had issues falling under one or the other of the above HR-related categories.

Instances of this crucial area (HR) could be multiplied, but suffice it for the purpose of this paper to observe that this is a really crucial, if not critical, issue in any process of consolidation, and any due diligence study that does not give this matter the required level of attention would only be half-cooked. The consequences could be disastrous in the form of staff frustration, depression, disappointment over failure to be given due recognition and, quite often, a high degree of attrition. The net result is not hard to visualise.

The type of technologies used in each bank is another crucial factor. With almost all the banks across the economy going in for Core Banking Solutions a necessity in the context of growing competition, imperative need to focus on providing the best customer service, need for a strong database that would keep updating itself on real-time basis and hence provide a strong MIS – different players have emerged for providing this Solution, with differences existing between one and the other. In the event of different vendors having provided the CBS to the two banks, the scope for successful integration of these two technologies needs to be critically examined.

6. The individual balance sheet position of the banks is yet another crucial matter. This assumes greater seriousness when one of the banks is being taken over due to its weak financial position. Differences in the quality of loan portfolios, mix (e.g., one bank having a greater percentage of corporate accounts and the other a high level of retail portfolio), the levels of non-performing assets and stressed accounts, the composition of deposits (time and demand), the Credit-Deposit ratios, the investment strategies adopted and the types of investments on the balance sheet (statutory or otherwise), the Capital Adequacy ratios; matters relating to Asset Liability Management (area of maturities and interest rates mismatches) – all these demand a high degree of attention and analysis.

Conclusion:
The current scenario on the banking sector front is indeed dynamic, extremely challenging and, for a true hard core professional, immensely exciting. It is certainly not for the weak-willed. Genuine strong and equipped players will find the future holding out several challenges, thrills and prospects. At the same time, players who have missed out on opportunities, focus and direction, all of which have to be based on a strong foundation of discipline and commitment to the sector and the nation, are bound to find the going very tough for survival in the emerging scenario. The process of consolidation is not just a major one – it is almost inevitable. The process necessarily pre-supposes a meticulous and professional due diligence study, for which some of the important issues to be kept in view have been discussed in this note. It would only be an understatement to mention that such a study needs to be factual, fearless, truly independent and totally unbiased. Given the strong professional talent that is available in the country and the committed leaders in the banking sector (quite a few still remain – they only need to be identified and encouraged/supported and assuming a definite sense of purpose, focus and urgency at various levels with various authorities, one only hopes that the future would witness the emergence of a new-face banking sector – a strong, vibrant one, competing fiercely, but with one clear-cut common objective – to build a much stronger India, both financially and industrially, which would be looked upon as a role model by the rest of the financial world.

References :
1. Book: Bhagaban Das and Alok Kumar Pramanik on ‘Mergers and Acquisitions – Indian Scenario’, Kanishka Publishers,2007.

2. Business Standard, Banking Annual, 2006 Issue.

3. IBA Bulletin, Special Issue 2005,Consolidation in Banking Industry: Mergers & Acquisitions, [an 2005,VolXXVII – No. 1.

4. Special address delivered by Shri V. Leeladhar, Deputy Governor, Reserve Bank of India on April 17, 2008 in Mumbai on the occasion of the International Banking & Finance Conference 2008organised by the Indian Merchants’ Chamber, Mumbai.

5. The Banker, July 2007 Issue, ‘Top 1000World Banks’.

6. WebLink: http://rbidocs.rbLorg.in (Roadmap for Presence of Foreign Banks in India and Guidelines on Ownership and Governance in Private Banks, dated February 28, 2005)

7. Weblink: http://money.cnn.com/magazines/fortune/global500/2007/industries/192/1.html (Fortune, Global 500 Companies)

Allowability of Losses from Forex Derivatives

Allowability of Losses from Forex Derivatives

Background :


So long as the exchange rate of Indian Rupee
against US Dollar was relatively stable or depreciating, the exporters did not
resort to complex hedge instruments to cover their currency risks. But when the
Indian Rupee started steeply appreciating against US Dollar during April to June
2007, many were caught unaware suffering severe losses.

During this period, few banks came up with a novel
idea of ‘foreign exchange derivatives’ with possible attractive returns for the
exporters and entered into several forex derivative contracts. Initially, some
exporters made some gains in the transactions and more exporters opted for the
arrangement. However, in the end, almost everyone who went for the arrangement
suffered significant losses.

Some of the exporters challenged the validity of
the contracts itself as illegal under the provisions of the Contract Act, while
some others have settled the issue with the banks and the banks have waived a
portion of their claims under the derivatives contracts, still leaving the
exporters with substantial loss in the bargain.

There is a view that these contracts may be treated
as speculative in nature hit by the provisions of S. 43(5) of the Income-tax
Act, thereby the loss on such contracts may be disallowed. There are few other
issues as to the accounting methodology adopted by the organisation, compliance
with AS 31-33 and the recent Circular issued by the CBDT in this connection that
require careful consideration.

In this article it is proposed to analyse various
issues that confront a taxpayer in claiming deduction for these forex derivative
losses while computing his total income in this article.

Forex derivatives :

The term derivative is defined u/s.45V of the
Reserve Bank of India Act, 1949 as meaning “an instrument, to be settled at a
future date, whose value is derived from change in interest rate, foreign
exchange rate, credit rating or credit index, price of securities (also called
‘underlying’), or a combination of more than one of them and includes interest
rate swaps, forward rate agreements, foreign currency swaps, foreign
currency-rupee swaps, foreign currency options, foreign currency-rupee options
or such other instruments as may be specified by the Bank from time to time”.

To put it in simple language, a derivative is a
financial instrument whose value depends on the values of the underlying
exposure. The underlying exposure in the case of forex derivatives is the
foreign exchange rates.

Commonly used forex derivatives are Forward
Contracts, Option Contracts and Swap Contracts. These instruments are used to
hedge the currency risk on account of adverse currency movements.

Hedging and need for hedging :

Hedging is defined as ‘to enter in to transactions
that will protect against loss through a compensatory price movement’. A hedging
transaction is one which protects an asset or liability against a fluctuation in
the foreign exchange rate. Any person having an exposure to foreign currency may
resort to hedging so as to fix his cost and profits at a particular level.

For example, an exporter of T-shirts has the
following cost structure :

Rs.

Sale price in India … … … 45

Total cost … … … 40

Profit … … … 5




  •   The buyer agrees
    to buy the T-shirt at the rate USD 1 per T-shirt.



  • The current price
    of USD is Rs.46.



  •   The seller
    prefers to sell the T-shirt for USD 1 each, since he is going to make Re 1
    extra because for each dollar he will get Rs.46.



  •   Sale proceeds
    will be received three months from today.



  •   The exporter is
    wishes to enter into hedging transaction so that future adverse movements of
    USD against INR will not affect his earning.



  •   For which he has
    two choices, one is Forward Contracts and the other is Options.




Forward contracts :

A forward contract is nothing but an agreement
between an enterprise and a banker to purchase or sell a particular quantity of
a currency for a mutually agreed price at a particular future date. Exporters
are extensively using forward contracts to get their export receivables hedged
against adverse currency movements.

In the above example, if the exporter books a
forward contract for Rs.46 to be delivered on a specified future date
synchronising with the date of realisation of his export proceeds, his risk is
neutralised inasmuch as he is certain to receive Rs.46 per USD, irrespective of
the spot price on the date of delivery of the transaction. But in case the spot
price is Rs.48 per USD, there will be an opportunity loss of Rs.2 about which
the exporter is consciously taking the risk.

Option contracts :

Option contracts are slightly different from
forward contracts. They give the exporter a right to exercise the option of
buying/selling a foreign currency at a particular price, but the exporter is not
obliged to buy/sell if the spot market prices are favourable to him. This
involves a price which is called option premium upon payment of which the
exporter is hedged against adverse currency movement and also not liable to lose
in case of favourable currency movement.

In the above example, if the exporters takes an
option at 1USD = Rs.46, his minimum realisation is assured at Rs.46 on the date
of delivery. If the spot rate on delivery is above Rs.46, he can leave the
option unexercised and go for the spot rate. This right he acquires by payment
of an option premium.

Exotic options :

Exotic options are structured contracts which are extremely difficult for an ordinary exporter to understand. Among the most successful exotic option products are barrier options. The pay-off of a barrier option depends on whether the price of the underlying asset crosses a given threshold (the barrier) before maturity. The simplest barrier options are ‘knock-in’ options which become exercisable when the price of the underlying asset touches the barrier.

Crystallised losses v. Mark to Market losses:
The term ‘crystallised losses’ refers to the losses crystallised and debited to the exporter’s account whereas the term ‘Mark to Market’ losses’ (MTM) refers to losses computed as on a particular date with reference to prevailing exchange rate in respect of contracts that have not matured (open contracts). As per the recommendatory Accounting Standard 30, companies are required to account for the mark to market losses in their books despite the fact that the contract has not yet matured as at the balance sheet date.

The following issues arise in connection with the allowability of forex derivative losses:

    a. Whether losses on account of forex derivatives are to be considered in the threshold itself u/s.28 as a business loss or they are in the nature of business expenditure subject to the restrictions u/s.29-44?

    b. Whether the MTM loss provided for in the books of an entity pursuant to AS-30 is allowable under the Income-tax Act?

    c. Whether crystallised losses on account of forex derivatives including exotic option contracts settled otherwise than by delivery of foreign currency are speculative in nature and liable to be dealt with separately as per S. 43(5) of the Income-tax Act ?

    d. In cases where few assessees have challenged the validity of these contracts on the ground that they are wager in nature and void u/s.30 of the Contract Act, whether the said loss may be termed as speculative u/s.43(5) of the Income-tax Act?

    e. In cases where the exporters have gone to the Courts challenging the validity of the contracts under the Contract Act on the ground that they are illegal contracts, whether disallow-ance could be made under explanation to S. 37(1)?

Expenditure v. Loss:
The terms ‘Loss’ and ‘Expenditure’ have distinct meanings and are defined as follows in the Webster New Word Dictionary:

    a. Loss — the damage, disadvantage, etc. caused by losing something

    b. Expenditure — an expending/a spending or using of money.

This was highlighted in Allen (H.M Inspector of Taxes) v. Farquharson Bros and Co (1932) 17 Tax Cases 59 (KB) wherein the King’s Bench observed as follows:

“An expenditure relates to disbursement; that means something or other which the trader pays out; I think some sort of volition is indicated. He chooses to payout some disbursement; it is an expense; it is something which comes out of his pocket. A loss is something different. That is not a thing which he expends or disburses. That is a thing which, so to speak, comes upon him ab extra”.

Based on the above discussion, it is clear that the case of forex derivative losses squarely falls within the purview of the term ‘loss’ and cannot be termed as an ‘expenditure’.

Allowability of MTM losses

Recently, the CBDT has issued Instruction No. 03/2010, dated 23-3-2010 to assessing officers regarding the loss on account of currency derivatives. The crux of the said instruction can be captured as under?:

    1. In respect of MTM losses debited to Profit and Loss account, the Assessing Officers are instructed to disallow the same while computing the taxable income.

    2. In respect of actual or crystallised losses, the Assessing Officers are instructed to verify whether the losses are on account of speculative transaction as specified u/s.43(5) and decide in accordance with law.

The above instructions make it extremely difficult for claiming deduction for MTM losses provided for in the books in respect of open contracts in compliance with AS-30.

However, in a very recent order in the case DCIT v. Bank of Bahrain and Kuwait, (ITA Nos. 4404 & 1883/ Mum./2004 reported in www.itatonline.org) the Special Bench of Mumbai ITAT, while holding that MTM losses in respect of forward foreign exchange contracts debited to profit and loss account is allowable, has made the following observations?:

    i) A binding obligation accrued against the assessee the minute it entered into forward foreign exchange contracts.

    ii) A consistent method of accounting followed by the assessee cannot be disregarded only on the ground that a better method could be adopted.

    iii) The assessee has consistently followed the same method of accounting in regard to recognition of profit or loss both, in respect of forward foreign exchange contract as per the rate prevailing on March 31.

    iv) A liability is said to have crystallised when a pending obligation on the balance sheet date is determinable with reasonable certainty. The considerations for accounting the income are entirely on different footing.

    v) As per AS-11, when the transaction is not settled in the same accounting period as that in which it occurred, the exchange difference arises over more than one accounting period.

    vi) The forward foreign exchange contracts have all the trappings of stock-in-trade.

    vii) In view of the decision of the Supreme Court in the case of Woodward Governor India (I) P. Ltd., the assessee’s claim is allowable.

    viii) In the ultimate analysis, there is no revenue effect and it is only the timing of taxation of loss/profit.

This creates an interesting situation whereby there is a Special Bench decision which allows MTM losses, whereas CBDT Instruction mandates disallowance. It appears that the instruction from CBDT was not pointed out to the ITAT. Also, the question in the said case was whether MTM loss was a real loss or notional loss and the issue of speculation under 43(5) was not an issue before the ITAT.

On this background, whether we can take the benefit of this Special Bench order for claiming allowability of MTM losses despite the instruction to the contrary by the CBDT remains to be seen.

Allowability of crystallised losses u/s.28:

There is no clear-cut instruction in the above CBDT Instruction dated 23-3-2010 to disallow the crystallised loss on account of currency derivatives. If it is accepted that currency is not a commodity and the loss in question is only a business loss and not a business expenditure, there is ample scope for getting deduction for the actual crystallised loss on account of currency derivatives.

In the case of Ramachandar Shivnarayan v. CIT, (111ITR 263), the Supreme Court observed that:

“there is no specific provision to be found in either of the two acts for allowing deduction of a trading loss….but it has been uniformly laid down that a trading loss not being a capital loss has got to be taken into account while arriving at the true figures of the assessee’s income in the commercial sense. The lists of permissible deductions in either acts is not exhaustive. If there is a direct and proximate nexus between the business operation and the loss or it is inci-dental to it, then the loss is deductible, as without the business operation and doing all that is incidental to it, no profit can be earned. It is in that sense that from a com-mercial standard, such a loss is considered to be a trading one and becomes deductible from the total income, although, in terms of neither the 1922 Act nor in the 1961 Act, there is a provision.”

Also, in the case of Sutlej Cotton Mills Ltd. v. CIT, (116 ITR 1) the Supreme Court has held that loss on account of revaluation of foreign currency is a trading loss to the extent it does not relate to any capital asset and accordingly allowable.

Similar view was expressed by the Supreme Court in the case of Badridas Daga v. CIT, (34 ITR 10), wherein it was held the embezzlement by an agent is incidental to the carrying on of business and accordingly allowable.

To sum up, a loss will be allowable u/s.28 if the following conditions are satisfied:

    a) It should arise or spring directly from or be incidental to the carrying on of a business operation;

    b) There should be direct or proximate nexus between the business operation and the loss;

    c) It should be a real loss and not notional or fictitious;

    d) It should be a loss on revenue account and not on capital account;

    e) It must have actually arisen and been incurred, not merely anticipated as certain to occur in future; and

    f) There should be no prohibition in the Act, express or implied, against the deductibility thereof.

Whether forex derivative loss satisfies the above conditions?
Losses on account of forex derivatives satisfy the above conditions and are squarely covered by the judgments referred above because of the following reasons?:

    a) Forward and option contracts are used to hedge currency exposure.

    b) Most of these forward contracts are settled by delivery of currency.

    c) Forex derivative contracts are entered into with a view to make good the loss incurred on account of rupee appreciation by earning some profits.

    d)  Loss on account of forex derivative contracts springs directly from and is incidental to the carrying on of business.

    e) The loss is not incurred on a capital account or fixed assets so as to make it a capital loss.

    f) There exists a direct and proximate nexus between export business and the loss on account of forex derivatives.

Applicability of S. 43(5):

S. 43(5) defines ‘speculative transaction’. One view could be that that the term ‘commodity’ as used in S. 43(5) includes foreign currency also and hence the forex derivative contracts settled otherwise than by delivery of currency are nothing but speculation on currency movement.

The above argument is not tenable in law because of the following reasons:

a) The term ‘commodity’ is defined neither in the Income-tax Act nor in the General Clauses Act.

b) Dictionary meaning of the term ‘commodity’ is ‘raw material or agricultural product that can be bought and sold — something useful or valuable’.

c) Another definition for the term ‘commodity’ is ‘any product that can be used for commerce or an article of commerce which is traded on an authorised commodity exchange is known as commodity’. The article should be movable of value, something which is bought or sold and which is produced or used as the subject of barter or sale.

d) In short, commodity includes all kinds of goods. The Forward Contracts (Regulation) Act, 1952 (FCRA) defines ‘goods’ as ‘every kind of movable property other than actionable claims, money and securities’.

e) The Delhi Bench of ITAT in the case of Munjal Showa Ltd. v. DCIT, (94 TTJ 227) has held as under:

“Foreign currency or any currency is neither commodity nor shares. The Sale of Goods Act specifically excludes cash from the definition of goods. Besides, no person other than authorised dealers and money changers are allowed in India to trade in foreign currency, much less speculate. S. 8 of the Foreign Exchange Regulations Act, 1973, provides that except with prior general or special permission of the RBI, no person other than an authorised dealer shall purchase, acquire, borrow or sell foreign currency. In fact, prior to the LERMS, residents in India were not even permitted to cancel forward contracts. The presumption of any speculative transaction is, therefore, directly rebutted in view of the legal impossibility and in view of the fact that foreign currency was neither commodity nor shares.”

    f) The Special Bench of ITAT Kolkata in the case of Shree Capital Services Ltd. v. ACIT, (121 ITD 498) has held that derivatives with underlying as shares and securities should be also considered as commodities as the underlying shares and securities as specifically included within the term commodities. Accordingly transactions in security derivatives are subject to the provisions of S. 43(5). However, a currency cannot be termed as a commodity so as to attract the provisions of S. 43(5).

    g) The Mumbai Bench of ITAT in the case of DCIT v. Intergold (I) Ltd., (124 TTJ 337) has held that profits from cancellation of forward exchange contracts are business profits and not speculative profits.

    h) The Calcutta High Court in the case of CIT v. Soorajmull Nagarmull, (129 ITR 169) has held that where in the normal course of business of import and export of jute, the assessee entered into foreign exchange contract to cover up the losses and differences in exchange valuation, the transaction is not a speculative transaction.

Wager v. Speculation:
Some assessees, after incurring and paying the losses, have proceeded to challenge the validity of the contract under the Contract Act. There is a view that that since the assessees themselves are claiming the contracts as wager, the loss on account of the same is nothing but a speculation loss and accordingly subject to S. 43(5). This ground will not hold water because of the Supreme Court judgment in the case of Davenport & Co. P. Ltd. v. CIT, reported in (100 ITR 715) wherein the Apex Court has held as under:

“For income-tax purposes speculative transaction means what the definition of that expression in Expln. 2 says. Whether a transaction is speculative in the general sense or under the Contract Act is not relevant for the purpose of this Explanation. The definition of ‘delivery’ in S. 2(2) of the Sale of Goods Act which has been held to include both actual and constructive or symbolical delivery has no bearing on the definition of ‘speculative transaction’ in the Explanation. A transaction which is otherwise speculative would not be a speculative transaction within the meaning of Expln. 2 if actual delivery of the commodity or the scrips has taken place; on the other hand, a transaction which is not otherwise speculative in nature may yet be speculative according to Expln. 2 if there is no actual delivery of the commodity or the scrips. The Explanation does not invalidate speculative transactions which are otherwise legal but gives a special meaning to that expression for purposes of income-tax only.”

Applicability of explanation to S. 37(1):

Explanation to S. 37(1) inserted by the Finance Act 1998 with retrospective effect from 1-4-1962 reads as under:

“Explanation — For the removal of doubts, it is hereby declared that any expenditure incurred by an assessee for any purpose which is an offence or which is prohibited by law shall not be deemed to have been incurred for the purpose of business or profession and no deduction or allowance shall be made in respect of such expenditure.”

There is a view that the forex derivative contracts entered into in excess of the underlying foreign exchange exposure of the assessee are in violation of the guidelines of RBI and FEMA and therefore are hit by Explanation to S. 37(1).

The Supreme Court in Dr. T. A. Quereshi v. CIT, (287 ITR 547) has categorically held as under:

“Explanation to S. 37 has really nothing to do with the present case as it is not a case of a business expenditure, but of business loss. Business losses are allowable on ordinary commercial principles in computing profits. Once it is found that the heroin seized formed part of the stock-in-trade of the assessee, it follows that the seizure and confiscation of such stock-in- trade has to be allowed as a business loss. Loss of stock -in-trade has to be considered as a trading loss vide CIT v. S.N.A.S.A. Annamalai Chettiar, 1973 CTR (SC) 233: AIR 1973 SC 1032.”

Hence, the provisions of explanation to S. 37(1) are not applicable to the facts of our case as loss from forex derivatives is not business expenditure but a business loss.

To sum up:

    a) Loss from forex derivatives is a business loss and not a business expenditure and accordingly allowable u/s.28;

    b) MTM losses provided for in the books in compliance with AS-30 may be disallowed pursuant to specific instruction from the CBDT. However, the Special Bench of ITAT in the case of DCIT v. Bank of Bahrain and Kuwait, has held that these losses are allowable.

    c) Crystallised losses on account of forex derivative contracts are not speculative in nature within the meaning of S. 43(5) as the definition for speculative transaction is an exhaustive one and the term ‘commodity’ does not include currency;

    d) They cannot be termed as speculative simply because few assessees have challenged the validity of these contracts on the ground that they are wager in nature.

    e) Explanation to S. 37(1) is not applicable in view of the categorical finding of the Supreme Court in the case of Dr. T. A. Quereshi (supra) that the said Explanation is applicable only to business expenditure and not for business loss.

Registration — Gift deed in respect of immovable property requires registration — Registration Act S. 17

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  1. Registration — Gift deed in respect of immovable property
    requires registration — Registration Act S. 17

[ Naranji Bhimji Family Trust v. Sub-divisional Officer,
Ramtek & Ors.,
AIR 2009 (NOC) 1934 (Bom.)]

The petitioner claimed to be owner and landlord of the suit
premises. The property originally belonged to one Shamji Naranji and in the
year 1962, by order of the Charity Commissioner, the said property was
included in Naranji Bhimji Family Trust and accordingly entry was also taken
in the city survey record in the year 1969. The petitioner-trust allowed
respondent No. 2 & 3 in the year 1980-81 to occupy the suit premises
consisting of five rooms and two verandahs, etc. as licensee. Respondent no. 3
had filed Regular Civil Suit seeking declaration that he was owner of the
property on the basis of oral gift. That suit came to be dismissed on
8-2-2005. According to the petitioner, they had repeatedly asked the
respondent nos. 2 and 3 to vacate the premises but they avoided.

The petitioner filed application u/s.43 of the Maharashtra
Rent Control Act, 1999 for eviction. The competent authority granted the
respondent leave to appear and contest the above application. The said order
was challenged, wherein the Court held that S. 123 of the Transfer of Property
Act clearly provides that for the purpose of making gift of immovable
property, the transfer must be effected by registered instrument signed by or
on behalf of the donor and attested by at least two witnesses. A gift of
movable property may be made either by registered instrument or by delivery.
Thus immovable property cannot be transferred unless a gift of the same was
made by a registered instrument. Oral gift of immovable property is not
permitted u/s.123 of the Transfer of Property Act. Similarly, S. 17 of the
Registration Act, 1908 makes registration of an instrument of gift of any
immovable property compulsory, irrespective of value of the property. Other
non-testamentary instruments, which purport or operate to create, declare,
assign, limit or extinguish any right, title or interest in immovable
property, the value of which is Rs.100 or upwards are required to be
registered compulsorily. It means that if the value of the property is less
than Rs.100, in case of such documents, they are not compulsorily required to
be registered. However, exception on the basis of the value of the immovable
property is not made in respect of instrument of gift of immovable property.
Thus, it was clear that S. 123 of the Transfer Property Act as well as S. 17
of the Regis-tration Act make registration of the instrument of gift deed of
an immovable property, irrespective of the value, to be compulsory. In view of
this, the ground taken by the respondents in defence of the application for
eviction was not permitted to be raised and proved. In view of this, the order
of competent authority granting leave to defend was set aside.

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Registration — Registration of sale deed pending — Purchaser cannot project himself as owner — Registration Act S. 17 and S. 49.

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  1. Registration — Registration of sale deed pending —
    Purchaser cannot project himself as owner — Registration Act S. 17 and S. 49.

[ Arun Bhusan Guha & Ors v. Amal Roy & Anr., AIR
2009 Calcutta 182]

The plaintiff executed the deed of conveyance for conveying
his right, title and interest in the suit property in favour of the opposite
party No. 2 on 14-11-2002. The registration of the said deed of conveyance was
kept in abeyance till March, 2006 due to non-payment of deficit stamp duty.
The registration of the said deed was completed in March, 2006 on payment of
deficit stamp duty. The question that arose for consideration was what is the
position in law about the title of the property during the interregnum period
between the date of execution of the deed and the date of completion of
Registration of the said deed as per the Registration Act ? Can the purchaser
project himself as owner of the said property during this interregnum.

The Court held that S. 17 read with S. 49 of the
Registration Act provides that title of the property was conveyed only on
registration of the said deed where registration was compulsory; therefore it
was difficult to hold that the purchaser can project himself as the owner of
the said property prior to the completion of registration of the deed of sale
as per the Registration Act.

So long as the registration was not completed, the
purchaser cannot project himself as the owner of the property in question,
though it was true that all trappings of ownership were traceable from the
date of execution of the deed after its registration was completed. So long as
the sale deed was not registered or in other words the registration of the
sale deed was not completed, it was not a valid document. Therefore, no one
could claim title on the basis of such invalid document before completion of
its registration. However, once the invalid documents gain validity on
completion of registration upon fulfilment of the requirement required for
registration thereof, the title of the purchaser would relate back to the date
of execution of the document by operation of law, but during this interregnum
period i.e., between the date of execution of the document and the
completion of registration thereof, the purchaser cannot project himself as
the owner of the said property though his title will relate back to the date
of execution of the said deed immediately on completion of registration of the
said document.

Since the vendor executed the said deed of transfer with an
expressed intention to convey his title in the property in favour of its
purchaser from the very date of its execution, either upon receipt of the
consideration money for such sale or upon receipt of the consideration money
in part with a promise made by the purchaser to pay the balance amount in
future, the vendor has a legal and moral obligation to protect the title and
possession of the property in question until registration of the deed of
transfer was completed, so that on completion of such registration, the
purchaser can enjoy the fruits of such transfer with retrospective effect from
the date of execution of the deed of sale.

Sureties — Co-sureties are liable to pay each an equal share of whole debt — Contract Act S. 146.

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  1. Sureties — Co-sureties are liable to pay each an equal
    share of whole debt — Contract Act S. 146.

[ Krushna Chandra Mallick v. Chief General Manager, SBI
and Ors.,
AIR 2009 Orissa 99]

The petitioner had filed a petition challenging the
impugned notice wherein the petitioner has been shown as one of three
guarantors for one principal borrower. The notice was issued pursuant to the
decree of the DRT providing for the joint and several liability of all the
three guarantors. The petitioner apprehended that his property would be put to
auction without touching the properties of other two guarantors who are family
members of the borrowers.

The Court held that liability u/s.128 of the Contract Act
is co-extensive to that of the borrower. S. 146 of the Contract Act provides
that co-sureties are liable to pay each an equal share of the whole debt. The
Court directed the Tribunal to dispose of the petitioner application after
hearing the legal and factual issues regarding application of the provision of
S. 146 of Contract Act and Rule 8(5) of the Security Interest (Enforcement)
Rule, 2002.

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