1. Quantum Park Cooperative Housing Society Ltd vs. AHCL-PEL & Ors.
2026 LiveLaw (Bom) 84
February 24, 2026
Deemed conveyance – Application by housing society – Pendency of civil suits regarding alleged illegal construction – Not a bar to consideration of deemed conveyance. [Maharashtra Ownership Flats Act, 1963, S.11]
FACTS
The petitioner’s Society consisted of purchasers of flats in buildings known as “Quantum Park”, constructed on leasehold land at Bandra, Mumbai. The developers had undertaken development of the property under a Slum Rehabilitation Scheme and constructed residential buildings, thereafter executing agreements for sale with individual flat purchasers.
Upon completion of construction and possession being handed over, the petitioner society was registered under the Maharashtra Co-operative Societies Act. Despite repeated demands, the developers failed to execute conveyance of the land and building in favour of the society.
Consequently, the Society filed an application for deemed conveyance under section 11 of the Maharashtra Ownership Flats Act before the Competent Authority. The application was rejected on the grounds that the area sought to be conveyed exceeded the area allegedly admissible to the society and that certain civil suits were pending regarding the legality of the upper floors in the building.
The society challenged the rejection order before the High Court.
HELD
The Court observed that the pendency of civil suits concerning the legality of certain floors in the building had no direct bearing on the statutory right of the society to obtain conveyance under section 11 of the Act.
The Competent Authority was required to examine the entitlement of the Society to conveyance of the land and building on the basis of the material placed before it. The existence of disputes relating to the construction of certain floors could not be treated as a legal bar to the grant of a deemed conveyance.
By rejecting the application solely on such grounds, the Competent Authority had failed to exercise jurisdiction in accordance with the law.
The impugned order was set aside, and the matter was directed to be reconsidered in accordance with the law.
The Petition was allowed.
2. S. Rajendran vs. DCIT (Benami Prohibition)
2026 INSC 187
February 24, 2026
Insolvency – attachment of property under Benami Transactions Act – challenge before NCLT – Not maintainable – Remedy lies under Benami Act. [Prohibition of Benami Property Transactions Act, 1988; Insolvency and Bankruptcy Code, 2016, S.14, 60(5)]
FACTS
Investigations conducted under the Benami Act revealed that the promoters of a company had transferred their shareholding in the company to a beneficial owner through an intermediary in exchange for consideration paid in demonetised currency.
Meanwhile, insolvency proceedings were initiated against the company (corporate debtor) under the Insolvency and Bankruptcy Code (IBC), and the company eventually went into liquidation. Proceedings were initiated under the Benami Act, and a provisional attachment order was passed attaching the immovable properties of the corporate debtor.
The liquidator challenged the attachment order before the National Company Law Tribunal, contending that the attachment violated the moratorium under section 14 of the IBC and that the attached assets formed part of the liquidation estate.
The NCLT rejected the challenge, holding that it lacked jurisdiction to adjudicate the validity of attachment orders passed under the Benami Act. The decision was affirmed by the NCLAT.
The matter was carried to the Supreme Court.
HELD
The Supreme Court held that the Benami Act constitutes a self-contained statutory framework providing its own mechanism for adjudication and appeal regarding attachment and confiscation of benami property.
The jurisdiction of the NCLT under section 60(5) of the IBC is not all-pervasive and does not extend to reviewing administrative or quasi-judicial orders passed under independent statutory regimes.
Proceedings under the Benami Act are sovereign actions intended to identify and confiscate property held through illegal transactions. Such proceedings are distinct from recovery actions by creditors and, therefore, are not barred by the moratorium under section 14 of the IBC.
Consequently, the validity of attachment orders passed under the Benami Act must be challenged only before the authorities constituted under that Act and not before insolvency tribunals.
The appeals were dismissed.
3. Om Sakthi Sekar vs. V. Sukumar & Ors.
2026 LiveLaw (SC) 240
March 13, 2026
Auction sale – Challenge after confirmation – Protection of bona fide auction purchaser – Revaluation after several years impermissible. [Recovery of Debts and Bankruptcy Act, 1993]
FACTS
Respondent borrowers had obtained financial facilities from a bank and created equitable mortgages over several immovable properties. Upon default, the bank initiated recovery proceedings before the Debt Recovery Tribunal.
The DRT issued a recovery certificate and ordered the sale of the mortgaged properties. In the auction conducted in 2010, the appellant emerged as the highest bidder and paid the full consideration. The sale was confirmed, and a sale certificate was issued and registered.
Subsequently, the guarantors challenged the recovery proceedings before the DRAT and thereafter before the High Court. While upholding the validity of the recovery proceedings and auction sale, the High Court remanded the matter to the DRT for reconsideration of the valuation of the properties and directed that, if the sale price was found to be lower than the actual value, the appellant purchaser may be required to pay the difference.
The auction purchaser challenged this direction before the Supreme Court.
HELD
The Supreme Court held that once an auction sale conducted pursuant to recovery proceedings has been confirmed and a sale certificate issued, valuable rights accrue in favour of the auction purchaser.
A bona fide third-party purchaser who participates in a public auction conducted by a statutory authority is entitled to protection of his title unless the sale is vitiated by fraud or material irregularity.
In the present case, both the DRT and DRAT had upheld the validity of the auction, and there was no finding of fraud or illegality. The High Court itself had affirmed the validity of the auction but nevertheless remitted the matter for revaluation nearly ten years later.
Such a direction was contrary to settled principles governing court auctions and would undermine certainty in judicial sales.
The appeal was allowed.
4. P. Anjanappa (D) vs. A.P. Nanjundappa & Ors.
(2025) LiveLaw (SC) 1074
November 6, 2025
Partition – Registered relinquishment deed – Effect – Unregistered family settlement admissible for collateral purposes. [Hindu Succession Act, 1956; Registration Act, 1908]
FACTS
The dispute concerned the partition of properties belonging to a joint Hindu family. The plaintiffs claimed that the suit properties were joint family properties liable to partition.
The contesting defendant relied upon registered release deeds executed by his brothers relinquishing their shares in the family property in his favour. He also relied upon a family arrangement recorded in a document known as “palupatti” which purported to record a partition between certain members of the family.
The Trial Court and the High Court refused to recognise the exclusive share claimed by the defendant and held that the unregistered palupatti could not be relied upon to prove partition.
Aggrieved, the defendant’s legal representatives approached the Supreme Court.
HELD
The Supreme Court held that a registered relinquishment deed executed by a coparcener releasing his share in joint family property operates immediately upon execution and effectively transfers the releasor’s interest.
The courts below erred in ignoring the effect of the registered release deeds while determining the shares of the parties.
Further, a family arrangement recorded in writing does not necessarily require registration when it is relied upon only for a limited purpose, namely to explain the manner in which parties subsequently held and enjoyed the property.
Such a document may be admitted for collateral purposes even if it is unregistered.
Accordingly, the judgments of the courts below were set aside.
The Appeal was allowed.
5. Pravinkumar Jethalal Dave vs. State of Maharashtra & Ors.
W.P. No.2317 of 2011 (Bom)(HC)
February 9, 2026
Co-operative societies – Nomination – Nominee does not become owner – Membership dispute among heirs – Authority cannot decide title. [Maharashtra Cooperative Societies Act, 1960, S.23]
FACTS
The petitioner claimed membership in a co-operative housing society in respect of a flat owned by his deceased father. The father had executed a nomination in favour of the petitioner.
After the father’s death, the competent authority granted membership to the petitioner. The order was challenged by the society and by a person claiming tenancy rights through revision proceedings.
The revisional authority set aside the order granting membership on the ground that the nomination form contained overwriting and, therefore, could not be relied upon.
The petitioner challenged the revisional order before the High Court.
HELD
The Court reiterated that a nomination in favour of a person does not confer ownership of the property upon the nominee. A nominee merely represents the legal heirs and holds the property on their behalf.
In the present case, the deceased member had left behind several legal heirs, most of whom had either supported or not opposed the petitioner’s claim for membership. The dispute, if any, was essentially among the legal heirs regarding succession. The tenant had no locus to question the internal arrangement among heirs, and the society had not disputed the petitioner’s eligibility under the Act or bye-laws.
Authorities exercising powers under the Maharashtra Co-operative Societies Act are concerned only with the regulation of membership and are not competent to decide disputes relating to title or succession.
The revisional authority, therefore, exceeded its jurisdiction in interfering with the order granting membership to the petitioner.
The Writ Petition(s) were allowed.
