2004 (1) TMI 693 - SC - Indian Laws

Summary

Issues Involved:
1. Breach of contract and entitlement to damages.
2. Nature of tenancy and termination rights.
3. Applicability of promissory estoppel.
4. Requirement of registration for the lease agreement.
5. Limitation period for filing the suit.

Detailed Analysis:

1. Breach of Contract and Entitlement to Damages:
The plaintiff claimed damages based on the breach of the agreement dated 12.2.1986, arguing that the defendant vacated the premises before the agreed three-year period. The Trial Court decreed the suit in favor of the plaintiff, awarding Rs. 17,32,709/- in damages, along with interest. The High Court partially modified this decree, allowing a 6% deduction from the damages. The Supreme Court found that the defendant's early termination constituted a breach, and upheld the plaintiff's entitlement to damages, rejecting the High Court's 6% deduction as unjustified.

2. Nature of Tenancy and Termination Rights:
The defendant argued that in the absence of a registered lease deed, the tenancy was monthly and terminable with 15 days' notice under Section 106 of the Transfer of Property Act. Both the Trial Court and the High Court held that while the tenancy was monthly due to the lack of a registered lease, this did not negate the plaintiff's right to damages for breach of the agreement. The Supreme Court concurred, emphasizing that the defendant's promise to occupy the premises for three years was binding.

3. Applicability of Promissory Estoppel:
The courts applied the doctrine of promissory estoppel, noting that the plaintiff had altered his position by constructing the plinths based on the defendant's promise to lease the premises for three years. The Supreme Court upheld this application, citing previous decisions (e.g., Union of India vs. Anglo-Afghan Agencies) that supported the plaintiff's right to damages despite the absence of a registered lease.

4. Requirement of Registration for the Lease Agreement:
The defendant contended that the agreement required registration under the Indian Registration Act, making it inadmissible as evidence. The Supreme Court rejected this argument, clarifying that the agreement was not a lease deed but an executory contract, which did not necessitate registration. The Court referenced Section 17(2)(v) of the Registration Act, which exempts agreements that create a right to obtain another document from registration requirements.

5. Limitation Period for Filing the Suit:
The defendant argued that the suit was time-barred. However, this issue was not raised at the trial or appellate stages. The Supreme Court noted that the suit was filed within three years from the date the defendant vacated the premises (10.10.1988), thus falling within the limitation period prescribed by Article 55 of the Limitation Act. The Court dismissed the limitation argument, emphasizing that it was not properly raised during earlier proceedings.

Conclusion:
The Supreme Court dismissed the appeal by the Food Corporation of India and allowed the appeal by the plaintiff, restoring the Trial Court's decree in full. The Court affirmed the plaintiff's entitlement to damages for the breach of contract, upheld the application of promissory estoppel, and clarified the non-requirement of registration for the agreement. The suit was deemed to be within the limitation period, and the High Court's modification of the damages was set aside. Both parties were ordered to bear their own costs.