2003 (8) TMI 583 - SC - Indian Laws

Summary

Issues Involved:
1. Validity of the High Court's decision regarding the Letters of Administration and its implications.
2. Applicability of the terms and conditions stipulated in the perpetual lease deed.
3. DDA's policy and guidelines on unearned increase in property value.
4. Compliance with lease agreement conditions by the respondent.
5. Quantum of unearned increase to be paid by the respondent.
6. Entitlement to refund of unearned increase already paid.

Detailed Analysis:

1. Validity of the High Court's Decision Regarding the Letters of Administration and Its Implications:
The High Court concluded that the grant of Letters of Administration based on the Will executed by the deceased Ram Dhan entitled the respondent to all the rights vested in the deceased at the time of his death. The High Court viewed the Letters of Administration as a judgment in rem, conclusive proof of the Will's existence and genuineness. However, the Supreme Court found this approach flawed, emphasizing that a Testamentary Court does not consider the motive behind the execution of a Will, particularly in uncontested matters. The grant of Probate or Letters of Administration does not confer title to property but merely enables the administration of the deceased's estate. Thus, DDA can inquire into the true nature of the transaction despite the Letters of Administration.

2. Applicability of the Terms and Conditions Stipulated in the Perpetual Lease Deed:
The Supreme Court noted that the High Court failed to consider the specific terms and conditions of the perpetual lease deed executed between DDA and the deceased Ram Dhan. Clauses 4, 5, and 8 of the lease deed explicitly restrict the sale, transfer, or assignment of the plot without the lessor's prior written consent and stipulate the recovery of 50% of the unearned increase in the property's value upon such transactions. The High Court's decision was found to be based on irrelevant considerations, ignoring these critical lease provisions.

3. DDA's Policy and Guidelines on Unearned Increase in Property Value:
DDA formulated a policy on 26.7.1988, approved by the Lt. Governor of Delhi, to curb illegal transactions disguised as Wills or power of attorney transfers. The policy mandates the payment of 50% of the unearned increase in the property's value for transfers outside the blood relations of the allottee. The Supreme Court upheld DDA's right to inquire whether the alleged Will was a disguised sale, consistent with its policy to prevent fraudulent transactions.

4. Compliance with Lease Agreement Conditions by the Respondent:
The respondent failed to comply with the lease agreement's conditions, such as obtaining the lessor's prior written consent for the transfer and notifying the lessor within three months of the transfer. Consequently, DDA was within its rights to invoke the lease agreement's terms and demand 50% of the unearned increase in the property's value. The High Court's judgment, which ran contrary to these lease terms, was deemed unsustainable by the Supreme Court.

5. Quantum of Unearned Increase to Be Paid by the Respondent:
Counsel for both parties agreed that the respondent would pay Rs. 3,73,745/- to DDA towards the 50% unearned increase in the property's value. The Supreme Court ordered that this amount be paid by 31st December 2003, and until the payment is made, the possession of the plot shall not be delivered to the respondent.

6. Entitlement to Refund of Unearned Increase Already Paid:
In Civil Appeal No. 5424 of 1999, the respondent had already paid the unearned increase but claimed a refund based on the High Court's judgment. The District Forum, State Commission, and National Consumer Disputes Redressal Commission had allowed this refund. However, with the Supreme Court setting aside the High Court's judgment, the respondent was no longer entitled to a refund. The appeal was thus allowed with no order as to costs.

Conclusion:
The Supreme Court allowed Civil Appeal No. 34 of 1995, setting aside the High Court's judgment and upholding DDA's right to demand 50% of the unearned increase in the property's value. Civil Appeal No. 5424 of 1999 was also allowed, denying the respondent's claim for a refund of the unearned increase already paid. Both parties were ordered to bear their own costs.