Judgment : 1. This writ petition, filed under Article 226 of the Constitution of India, challenges Clause 1 (a) of the Lease Agreement dated 15.11.2002, stipulating uniform rent of Rs.100/- per month for a period of 30 years, in respect of the petitioner’s Petroleum Outlet situated at Survey No.28/6B, D.No.49-48-14/2, Allipuram Extension, Ward No.30, NGGO Colony, Visakhapatnam as discriminatory, unfair, unconscionable, arbitrary, illegal and opposed to public policy and violative of Article 14 of the Constitution of India and Section 23 of the Indian Contract Act and further seeks a direction to revise the rent at the prevailing market rate with effect from 15.11.2002 with a periodical revision. 2. Heard Sri Ashwin Kumar, learned counsel representing the learned counsel on record Sri Kowturu Pavan Kumar and Sri Domnic Fernandes, the learned counsel representing the counsel for the respondents on record, Sri Deepak Bhattacharji apart from perusing the material available on record. 3. The pleaded case of the petitioners is as under: 3.1. The respondent/Indian Oil Corporation awarded dealership in favour of petitioner No.1 initially at Anakapally under the Unemployed Graduates Scheme and the same was registered as Kusum Kunj Enterprises and was established in the land belonging to the petitioners 1 and 2. The land to an extent of Ac.0.25 cents situated at Anakapally By-pass Road was leased out in favour of the respondent Corporation for a period of 30 years and by way of lease agreement dated 23.07.2001 rent was fixed at Rs.4,200/- initially with a condition of enhancing @ 5% after every three years. Petitioners were successfully operating the retail outlet from the year 1987 to 2000 and in the year 2000 the respondent Corporation started an outlet, abutting the National High Way and just opposite to the petitioner’s outlet in an area of Ac.3-00 cents in the name and style of “Jubilee Outlet” and because of the same the business of the petitioners’ firm became unviable for continuation. 3.2. On a request made by the petitioner No.1 for relocation of the outlet, the first respondent assured consideration positively subject to the condition of the petitioners acquiring site in Visakhapatnam urban area limits. In furtherance of the same, petitioner No.1 along with other petitioners purchased an extent of 509 square yards situated in Sy.No.28/6B, D.No.49-48-14/2, Allipuram Extension, Ward No.30, NGGO Colony, Visakhapatnam-16 by way of a registered sale deed dated 02.08.2000. In furtherance of the same, petitioner No.1 along with other petitioners purchased an extent of 509 square yards situated in Sy.No.28/6B, D.No.49-48-14/2, Allipuram Extension, Ward No.30, NGGO Colony, Visakhapatnam-16 by way of a registered sale deed dated 02.08.2000. The said land is situated opposite to Visakhapatnam Port Stadium near Akkayapalem Colony on NH-5. 3.3. Eventually, the request of the petitioners was considered and was offered with only one proposal of continuance of Anakapally Bunk to sell only diesel and petrol to be sold at Visakhapatnam City outlet. Respondent No.4 in the guise of considering the petitioners’ request for resitement influenced and convinced the petitioners to enter and sign the Lease Agreement dated 15.11.2002 on uniform unalterable rent of Rs.100/-per month for a period of 30 years. Petitioners made a representation dated 14.12.2003 to the fourth respondent for reconsideration and the fourth respondent gave a reply dated 09.12.2004, saying that the lease agreement is settled and cannot be altered. By way of a reply dated 30.12.2004, petitioner No.1 represented that the rental amount of Rs.100/- is financially unviable to maintain the outlet. Petitioners made a number of representations dated 15.02.2005, 19.06.2006, 04.12.2006, 07.02.2007 and 03.03.2008 to the respondents 1, 3 and 4 followed by a legal notice dated 12.12.2007 to the respondent Corporation offering three options viz., (1) to vacate the premises and hand over the physical possession though it may result in forfeiture of the dealership (b) the respondent Corporation may purchase the property from the petitioner (c) to increase the rent at a prevailing rate of Rs.150/- per sq. yard per month. By way of a letter dated 05.10.2009, the respondent Corporation replied that during the intervening lease period, the terms of lease cannot be altered or cancelled. 4. In the above background, challenging Clause 1 (a) of the Lease Agreement dated 15.11.2002 which stipulated uniform unalterable rent of Rs.100/- per month for a period of 30 years as being discriminatory, unfair, unconscionable, arbitrary, illegal and opposed to public policy and Section 23 of the Indian Contract Act and consequently for a direction to the respondents to revise the rent at the prevailing market rate with effect from 15.11.2002 with periodical revision, the present writ petition came to be instituted. 5. 5. This Court, on 15.12.2010 issued Rule Nisi and on 07.11.2011 this Court passed an order, directing the respondents to pay the rent to the petitioners at the same rate as is being paid in respect of the other petroleum outlets in the same town/city. Seeking vacation of the said order, WVMP.1352/2012 has been filed by the respondents 1 to 4, supported by a counter affidavit denying the averments and the allegations made in the affidavit filed in support of the writ petition and in the direction of justifying the impugned action and disputing the very maintainability of the writ petition in view of existence of arbitration clause in the lease agreement. 6. Submissions/contentions of the learned counsel for the petitioners: 6.1. The impugned Clause 1 (a) of the Lease Agreement dated 15.11.2002 is liable to be declared as discriminatory, unfair, unconscionable, arbitrary, illegal and opposed to public policy and violative of Article 14 of the Constitution of India and Section 23 of the Indian Contract Act. 6.2. The fixation of rent of Rs.100/- per month, for a period of 30 years, without any enhancement in a prime locality of Visakhapatnam City is contrary to the leasing policy of the respondent Corporation. 6.3. The amount fixed is evidently exploitative and unjust and the petitioners are singled out for unfair and unequal treatment which is violative of Article 14 of the Constitution of India. 6.4. The rents for the outlets at New Colony, Andhra University, New Rasapuvani Palem, Railway Station Road, near Big Bazar and Vepugunta are Rs.28,000/-, 25,000/- and 26,625, 25,000/- and 42,833/- respectively. Therefore, the action of fixation @ Rs.100/- for the petitioners’ outlet is discriminatory and violative of Article 14 of the Constitution of India. 6.5. The stand of the respondents that the writ petition is not maintainable in view of the Arbitration Clause in the agreement is neither sustainable nor tenable in view of the judgments in KALPANA SALUNKE v. JABALPUR DEVELOPMENT AUTHORITY AND OTHERS ( 1999 (2) MPJR 572 ), ABL. INTERNATIONAL LIMITED v. EXPORT CREDIT GUARANTEE CORPN. OF INDIA LTD (2004) 3 SCC 553 ), POPCORN ENTERTAINMENT v. CITY INDUSTRIAL DEVELOPMENT CORPN (2007) 9 SCC 593 ), BALMER LAWRIE AND CO. LTD. AND ORS. v. PARTHA SARATHI SEN ROY AND ORS. (2013) 8 SCC 345 ) and CENTRAL INLAND WATER TRANSPORT CORPORATION LIMITED AND ANR. VS. BROJO NATH GANGULY AND NR. OF INDIA LTD (2004) 3 SCC 553 ), POPCORN ENTERTAINMENT v. CITY INDUSTRIAL DEVELOPMENT CORPN (2007) 9 SCC 593 ), BALMER LAWRIE AND CO. LTD. AND ORS. v. PARTHA SARATHI SEN ROY AND ORS. (2013) 8 SCC 345 ) and CENTRAL INLAND WATER TRANSPORT CORPORATION LIMITED AND ANR. VS. BROJO NATH GANGULY AND NR. ( 1986 (3) SCC 156 ). 7. Submissions/contentions of the leaned counsel for the respondents: 7.1. The present writ petition is not maintainable under Article 226 of the Constitution of India as the subject matter is a contractual matter and in view of existence of Clause IV (d) of the lease agreement which provides for arbitration. 7.2. During the course of negotiations, the petitioners herein agreed for leasing out the land @ monthly rental of Rs.100/- for 30 years and having agreed for the same, it is not open for the petitioners to deviate from the conditions of the written agreement and having entered into agreement with the eyes wide open, the petitioners herein cannot be permitted to approbate and reprobate and it is not permissible for the petitioners to ignore the arbitration clause since the undue influence is one of the conditions of the petitioners. 7.3. Since it is one of the contentions of the petitioners that the impugned action is in contravention of the provisions of the Contract Act, the remedy under Article 226 of the Constitution of India is not an appropriate remedy as the claim needs to be proved by adducing evidence. 7.4. The claim of the petitioners does not attract the provisions of Section 23 of the Indian Contract Act. The learned counsel, in support of his submissions and contentions, places reliance on the Judgments in RAJASTHAN STATE INDUSTRIAL DEVELOPMENT & INVESTMENT CORPN v. DIAMOND & GEM DEVELOPMENT CORPN LTD (2013) 5 SCC 470 ), SWISS TIMING LIMITED V. ORGANISING COMMITTEE, COMMONWEALTH GAMES 2010 ( 2014 (6) SCC 677 ), GAIL (INDIA) LIMITED V. GUJARAT STATE PETROLEUM CORPORATION LIMITED ( 2014 (1) SCC 329 ) and TATA CELLULAR v. UNION OF INDIA (2013 Law Suit (Sikk) 31). 8. In the light of the above pleadings, submissions and contentions, the issue that emerges for consideration of this Court is “whether the petitioners herein are entitled for any relief from this Court under Article 226 of the Constitution of India”? 9. 8. In the light of the above pleadings, submissions and contentions, the issue that emerges for consideration of this Court is “whether the petitioners herein are entitled for any relief from this Court under Article 226 of the Constitution of India”? 9. The material made available before this court manifestly discloses that vide letter dated 10.08.2002 and undertaking dated 13.11.2002 signed before a notary, the petitioners offered and expressed their willingness to lease out the site in favour of the respondent corporation for a rent of Rs.100/- per month and in furtherance of the same, the petitioners entered into a registered lease deed dated 15.11.2002. The clauses of the said registered lease deed which are germane and relevant for the purpose of resolving the controversy in the present writ petition are Clause 1 (a) and Clauses IV (d) (e) which read as infra: “1 (a). To pay the reserved rent on the days and in the manner aforesaid, i.e., monthly rental of Rs.100/- payable on or before the fifth day of each succeeding month, to the 1st of the Lessors Sri M.H.Jagannadha Rao, who shall receive the same on behalf of himself and the other three Lessors. IV (d) Any dispute or difference of any nature whatsoever regarding any right, liability, act, omission or account of any of the parties hereto (save and except relating to valuation by the valuers or by a Referee) arising out of or in relation to these presents shall be referred to the sole arbitration of the Director (Marketing) of the Lessees and if the Director (marketing) is unable or unwilling to act as a sole arbitrator of any other person designated or nominated by such Director (Marketing) in his place and stead willing to act as such Arbitrator and the Lessors will not be entitled to raise any objection to any such arbitration on the ground that the arbitrator so appointed is an officer of the Lessees or that as such officer he has dealt with the matters to which the disputes relate or had expressed his views thereon. The arbitrator to whom the matter is originally referred being transferred or vacating his office or being unable to act for any reason, the Director (Marketing) as aforesaid at the time of such transfer, vacation or office or on his inability to act shall nominate or designate another person to act as an arbitrator pursuant to this clause and such other person shall be entitled to proceed with the reference from the point at which it was left by his predecessor. It is also a term of these presents that no person other than the Director (Marketing) or the person or persons designated by such Director (Marketing) of the Lessees as aforesaid, shall act as an arbitrator and if for any reason that is not possible, the matter is not to be refereed to the arbitration at all. IV (e). The award of the Arbitrator so appointed shall be final, conclusive and binding on both the parties and such arbitration shall be held subject to and in accordance with the provisions of the Arbitration and Conciliation Act, 1996 and any statutory modification or re-enactment thereof.” 10. It is amply clear that as per Clause 1 (a) of the said mutually agreed registered lease deed the lessee/the respondent Corporation is liable to pay rent @ Rs.100/- per month and as per Clause IV (d) any dispute arising out of the said contract has been agreed to be referred to an arbitrator and as per Clause IV (e), the award of the arbitrator is binding on the parties to the said agreement. 11. The preliminary objection raised by the learned counsel for the respondents that since the petitioners are praying this Court to undertake enquiry on the terms of a written contract and are indirectly asking to go into the aspect of quantum of rent, the present writ petition is not maintainable and as the said aspect requires factual verification, the same cannot be inquired into under Article 226 of the Constitution of India. Resisting the same, it is contended by the learned counsel for the petitioners that even in contractual matters, when the action of the State and its instrumentalities is patently unjust and unfair and palpably arbitrary, the said action can be redressed under Article 226 of the Constitution of India. Resisting the same, it is contended by the learned counsel for the petitioners that even in contractual matters, when the action of the State and its instrumentalities is patently unjust and unfair and palpably arbitrary, the said action can be redressed under Article 226 of the Constitution of India. Therefore, this issue, touching the aspect of maintainability of the writ petition requires examination in the light of the principles laid down in the judgments cited by the learned counsel for the petitioners and the learned counsel for the respondents. 12. In the case of KALPANA SALUNKE (supra 1), the Madras High Court held as under: “In case such increase had been effected by a private owner of the shops everyone would have frowned upon him and it would have been struck down being in contravention of the statutory provision in section 5 of the M.P. Accommodation Control Act, 1961 which provides that no tenant shall, notwithstanding any agreement to the contrary, be liable to pay any amount in excess of the standard rent. The law affords protection to a tenant against charge of excessive rent. It permits payment of reasonable rent. The respondent No. 1 Jabalpur Development Authority is a statutory body established under the provisions of M.P. Nagar Tatha Gram Nivesh Adhiniyam, 1973. It has no profit making motive. Its slogan is to provide housing accommodation-residential and non-residential both at "no profit and no loss basis". Its goal is to ensure socio-economic justice as ordained by the Constitution. Its approach has to be more reasonable. It should not be arbitrary. Its action must be informed by reason. It is not supposed to act as a private landlord. It is possessed of the legal expertise to brand the transaction as 'license' instead of lease and to charge "license fee" instead of 'rent'. It has to be examined both from contractual and Constitutional point of view whether such increase is just and fair. Contractual:-- There should be no coercion or undue influence in a contract as provided in sections 15 and 16 of the Contract Act. The transaction should not be unconscionable. There is a presumption of undue influence where there is inequality of bargaining power and economic duress and the transaction is unconscionable. Contractual:-- There should be no coercion or undue influence in a contract as provided in sections 15 and 16 of the Contract Act. The transaction should not be unconscionable. There is a presumption of undue influence where there is inequality of bargaining power and economic duress and the transaction is unconscionable. The rationale behind this rule is that the apparent consent of the party aggrieved is induced by pressure exercised upon him by the other party which the law does not regard as legitimate. The victim of the economic duress has no other choice but to sign on the dotted lines. In Atlas Express Limited vs. Kafco, (1989) 1 All ER 641 it has been observed that where a party to a contract was forced by the other party to renegotiate the terms of the contract to his disadvantage and had no alternative but to accept the new terms offered, his apparent consent to the new terms was vitiated by economic duress. No person can insist on a settlement procured by intimidation. There should be no exploitation of the needy. Undue influence or duress has become a technique of judicial intervention in unfair bargains. Economic coercion forces a person to enter into or vary a contract against his will. Any term in the contract which is so unfair or unreasonable as to shock the conscience of the Court would be opposed to public policy and, therefore, void under section 23 of the Contract Act. It would be an imposition upon a needy person. The Court must consider its reasonableness and liberate the party who is the victim of such imposition. In CIWT Corporation vs. B.N. Ganguly, : (1986) 3 SCC 156 , it has been held by the Supreme Court that an unconscionable term in a contract of employment is void under section 23 of the Contract Act and violative of Article 14 of the Constitution. That covers an unconscionable contract by the State which is in "superior bargaining position". The Courts will not enforce and will, when called upon to do so, strike down an unfair and unreasonable contract, or clause in a contract, entered into between parties who are not equal in bargaining power. This view has been approved by the Constitution Bench of the Supreme Court in DTC vs. DTC Mazdoor Congress, : AIR 1991 SC 101 . This view has been approved by the Constitution Bench of the Supreme Court in DTC vs. DTC Mazdoor Congress, : AIR 1991 SC 101 . Constitutional:-- Respondent No. 1 Jabalpur Development Authority being a statutory authority is covered by the definition of 'State' given in Article 12 of the Constitution of India. Therefore, it is necessary that it should satisfy the Court that its demand of increase of license fee at the rate of 20% on the expiry of each period of two years is just and reasonable. No material has been produced nor any details have been given in the return to justify such a demand. The only plea of the respondent is that the petitioner has signed on the contract and therefore it is binding upon her. There is no clear stipulation in the contract also that such increase would be effected once in two years. The increase on the face of it is so excessive that it has to be regarded as unreasonable. In Shrilekha vs. State of U.P., : AIR 1991 SC 537 , it has been held by the Supreme Court that the action of the State in contractual field also must be fair and reasonable. The requirement of Article 14 of the Constitution should extend even in the sphere of contractual matters for regulating the conduct of the State activity. Applicability of Article 14 to all executive actions of the State being settled, the State cannot cast of its personality and exercise unbridled power unfettered by the requirements of Article 14 in the sphere of contractual matters and claim to be governed therein only by private law principles applicable to private individuals whose rights flow only from the terms of the contract without anything more. It is not as if the requirements of Article 14 and contractual obligations are alien concepts, which cannot co-exist. Therefore, total exclusion of Article 14 non-arbitrariness which is basic to rule of law – from State actions in contractual field is not justified. This is more so when the modern trend is also to examine the unreasonableness of a term in such contracts where the bargaining power is unequal so that these are not negotiated contracts but standard form contracts between unequals. (emphasis supplied). Bringing the State activity in contractual matters also within the purview of judicial review is inevitable. This is more so when the modern trend is also to examine the unreasonableness of a term in such contracts where the bargaining power is unequal so that these are not negotiated contracts but standard form contracts between unequals. (emphasis supplied). Bringing the State activity in contractual matters also within the purview of judicial review is inevitable. Again in Union of India vs. Hindustan Development Corporation,: (1993) 3 SCC 499, it has been emphasised that the test of reasonableness, which pervades the Constitutional scheme finds its positive manifestation and expression in the "lofty ideals of social and economic justice" which inspires and animates the Directive principles, and Article 14 strikes at arbitrariness in State action. In Nisha Singhai vs. M.P. Housing Board : 1996 MPLJ 469 a Division Bench of this Court relying upon several decisions of the Supreme Court has held that the Housing Board does not have any arbitrary right to enhance the price without showing justification for the same. The Authority owes a duty to explain and to satisfy the Court, the reasons for high escalation. An arbitrary action of an authority falling under Article 12 although in a contractual field is open to judicial review. In view of the legal position discussed above both from contractual and constitutional point of view it was necessary for the respondent No. 1 to justify its claim that it is entitled to increase the license fee every two years at the rate of twenty percent. That has not been done. It cannot rely simply on the condition No. 6 in the Agreement which permitted increase not exceeding 50 percent after the expiry of the initial agreement of two years. It could not be done at the end of each period of two years. That is excessive, unjust and unreasonable. An instrumentality of the State or a statutory body cannot be permitted to be more unreasonable than a private individual. As already stated a private individual cannot be permitted to effect such increase in the rent. The Development Authority formed with the object of providing housing accommodation at economical cost in pursuance of its goal of socioeconomic justice cannot be permitted to charge more than a private owner otherwise instead of rendering a helping hand to the poor and needy, its role would be characterized as feudal and capitalistic as that of a private individual adopting such attitude.” 13. In the case of ABL. INTERNATIONAL LIMITED (supra 2), the Hon’ble apex Court at paragraphs 51, 52 and 54, held as under: “51. From the terms of the contract we have noticed in Clause (6) as amended by the addendum, consideration by way of barter of goods is not the sole consideration. The said clause contemplates alternate modes of payment of consideration one of them being by barter of goods and the other by cash payment in US $. The terms of the insurance contract which was agreed between the parties were after the terms of the contract between the exporter and the importer were executed which included the addendum, therefore, without hesitation we must proceed on the basis that the first respondent issued the insurance policy knowing very well that there was more than one mode of payment of consideration and it had insured failure of all the modes of payment of consideration. From the correspondence as well as from the terms of the policy, it is noticed that existence of only two conditions have been made as a condition precedent for making the first respondent Corporation liable to pay for the insured risk, that is, (i) there should be a default on the part of the Kazak Corporation to pay for the goods received; and (ii) there should be a failure on the part of the Kazakhstan Government to fulfil their guarantee. This is clear from the terms of the insurance contract read with the letter of the first respondent dated 8th September, 1993 wherein at Clause 3A, it is stated : "Our liability will arise only after default has been established on the guarantee of the Ministry." From the above, it is clear both the grounds as put forth by the learned counsel for the respondent before us as well as in the two letters of repudiation issued by the first respondent are unsustainable. In our opinion, the first respondent insured the export risk of the appellants in regard to the non payment of the consideration for the tea exported whether it arose from the non fulfillment, of the barter clause or for the non fulfillment of the cash payment clause. In our opinion, the first respondent insured the export risk of the appellants in regard to the non payment of the consideration for the tea exported whether it arose from the non fulfillment, of the barter clause or for the non fulfillment of the cash payment clause. The argument advanced on behalf of the respondent that the appellants refused to accept the barter by goods offered by the first respondent which amounted to a default under the contract on the part of the appellants has no legs to stand in view of the clear language of the amended Clause 6 of the agreement which us noted above states that the obligation of the buyer, namely, Kazak Corporation to pay for the goods received by it in US $ arises when payment by barter fails for "any reason whatever". The use of the words "any reason whatever" in the said amended clause includes the reasons of refusal by the appellants to accept the goods offered in barter. On the face of the said language of amended clause, there could be no room for two opinions at all in regard to the liability of the first respondent to pay for the loss suffered by the appellants even in cases where payment by barter fails at the instance of the appellant. The learned counsel for the respondent contended for a correct interpretation of this amended clause and the other clauses of the contracts i.e. The contract of export and the contract of insurance between the parties there is need for oral evidence being led without which a proper interpretation of this clause is not possible, therefore, it is fit case in which the appellants should be directed to approach the Civil Court to establish its claim. We find no force in this argument. We have come to the conclusion that the amended Clause 6 of the agreement between the exporter and the importer on the face of it does not give room for a second or another construction than the one already accepted by us. We have also noted that reliance placed on Sub-clause (d) of the proviso to the insurance contract by the Appellate Bench is also misplaced which is clear from the language of the said clause itself. Therefore, in our opinion, it does not require any external aid much less any oral evidence to interpret the above clause. We have also noted that reliance placed on Sub-clause (d) of the proviso to the insurance contract by the Appellate Bench is also misplaced which is clear from the language of the said clause itself. Therefore, in our opinion, it does not require any external aid much less any oral evidence to interpret the above clause. Merely because the first respondent wants to dispute this fact, in our opinion, it does not become a disputed fact. If such objection as to disputed questions or interpretations are raised in a writ petition, in our opinion, the courts can very well go into the same and decide that objection if facts permit the same as in this case. We have already noted the decisions of this court which in clear terms have laid down that mere existence of disputed questions of fact ipso facto does not prevent a writ court from determining the disputed questions of fact. (See: Gunwant Kaur (supra)). 52. On the basis of the above conclusion of ours, the question still remains why should we grant the reliefs sought for by the appellant in a writ petition when a suitable efficacious alternate remedy is available by way of a suit. The answer to this question in our opinion, lies squarely in the decision of this Court in the case of Shri Lekha Vidyarthi (supra) wherein this court held: "The requirement of Article 14 should extend even in the sphere of contractual matters for regulating the conduct of the State activity. Applicability of Article 14 to all executive actions of the State being settled and for the same reason its applicability at the threshold to the making of a contract in exercise of the executive power being beyond dispute, the State cannot thereafter cast off its personality and exercise unbridled power unfettered by the requirements of Article 14 in the sphere of contractual matters and claim to be governed therein only by private law principles applicable to private individuals whose rights flow only from the terms of the contract without anything more. The personality of the State, requiring regulation of its conduct in all spheres by requirement of Article 14, does not undergo such a radical change after the making of a contract merely because some contractual rights accrue to the other party in addition. The personality of the State, requiring regulation of its conduct in all spheres by requirement of Article 14, does not undergo such a radical change after the making of a contract merely because some contractual rights accrue to the other party in addition. It is not as if the requirement of Article 14 and contractual obligations are alien concepts, which cannot co-exist. The Constitution does not envisage or permit unfairness or unreasonableness in State actions in any sphere of its activity contrary to the professed ideals in the Preamble. Therefore, total exclusion of Article 14 - non-arbitrariness which is basic to rule of law from State actions in contractual field is not justified. This is more so when the modern trend is also to examine the unreasonableness of a term in such contracts where the bargaining power is unequal so that these are not negotiated contracts but standard form contracts between unequals. Unlike the private parties the State while exercising its powers and discharging its functions, acts indubitably, as is expected of it, for public good and in public interest. The impact of every State action is also on public interest. It is really the nature of its personality as State which is significant and must characterize all its actions, in whatever field, and not the nature of function, contractual or otherwise, which is decisive of the nature of scrutiny permitted for examining the validity of its act. The requirement of Article 14 being the duty to act fairly, justly and reasonably, there is nothing which militates against the concept of requiring the State always to so act, even in contractual matters. This factor alone is sufficient to import at least the minimal requirements of public law obligations and impress with this character the contracts made by the State or its instrumentality. It is a different matter that the scope of judicial review in respect of disputes tailing within the domain of contractual obligations may be more limited and in doubtful cases the parties may be relegated to adjudication of their rights by resort to remedies provided for adjudication of purely contractual disputes. It is a different matter that the scope of judicial review in respect of disputes tailing within the domain of contractual obligations may be more limited and in doubtful cases the parties may be relegated to adjudication of their rights by resort to remedies provided for adjudication of purely contractual disputes. However, to the extent challenge is made on the ground of violation of Article 14 by alleging that the impugned act is arbitrary, unfair or unreasonable, the fact that the dispute also falls within the domain of contractual obligations would not relieve the State of its obligation to comply with the basic requirements of Article 14. To this extent, the obligation is of a public character invariably in every case irrespective of there being any other right or obligation in addition thereto. An additional contractual obligation cannot divest the claimant of the guarantee under Article 14 of non-arbitrariness at the hands of the State in any of its actions." 54. Apart from the above reasons given by us to interfere with the judgment of the Appellate Bench of the High Court we have one other good reason -why we should not drive the appellants to a suit. The claim of the appellants was rejected by the respondent in the year 1994. The respondent challenged the basis of rejection by way of a writ petition in the year 1996. The objection as to the maintainability of the petition was rejected by the High Court by its judgment dated 15.5.1997. We are now in the end of year 2003. We at this distance of time and stage of litigation, do not think it proper to relegate the parties to a suit. To direct the appellants to approach a civil court at this stage would be doing injustice to the appellants. In this view of ours, we are supported by a number of decisions of this court like in Shambhu Prasad Agarwal and Ors. v. : Bhola Ram Agarwal 2003(10)SCALE10e , wherein this Court though noticed the tact that the appellants had an alternate remedy for issuance of a letter of administration it refused to dismiss the appeal on the grounds - "Since considerable time has elapsed the interest of justice demands that the proceeding should come to an end as early as possible and that the appeal should not be dismissed merely on highly technical ground".” 14. In the case of POPCORN ENTERTAINMENT (supra 3), the Hon’ble apex Court at paragraphs 21, 22 and 47, held as under: “21. As regards non-maintainability of the writ petition, the appellant relied upon the following decisions of this Court wherein this Court has held that the writ petitions can be held to be maintainable under certain circumstances: i. Smt. Gunwant Kaur and Ors. v. Municipal Committee Bhatinda and Ors. AIR 1970 SC 802 . ii. Century Spinning & Manufacturing Company Ltd. and Anr. v. The Ulhasnagar Municipal Council and Anr. [1970] 3 SCR 854 . iii. Dr. Bal Krishna Agarwal v. State of U.P. and Ors. [1995] 1 SCR 148 iv. Whirlpool Corporation v. Registrar of Trademarks, Mumbai and Ors. AIR 1999 SC 22 v. Harbanslal Sahnia and Anr. v. Indian Oil Ltd. and Ors. AIR 2003 SC 2120 vi. Corporation of the City of Bangalore v. Bangalore Stock Exchange : (2003) 10 SCC 212 vii. ABL International Ltd. and Anr. v. Export Credit Guarantee Corporation of India Ltd. and Ors. (2004) 3 SCC 553 viii. Sanjana M. Wig (Ms.) v. Hindustan Petroleum Corporation Ltd. AIR 2005 SC 3454 22. He invited our attention to the Whirlpool Corporation Case (supra) wherein this Court has held that there are three clear-cut circumstances wherein a writ petition would be maintainable even in a contractual matter. Firstly, if the action of the respondent is illegal and without jurisdiction, Secondly, if the principles of natural justice have been violated and Thirdly, if the appellants' fundamental rights have been violated. 47. We have given our careful consideration to the rival submissions made by the respective counsel appearing on either side. In our opinion, the High Court has committed a grave mistake by relegating the appellant to the alternative remedy when clearly in terms of the law laid down by this Court, this was a fit case in which the High Court should have exercised its jurisdiction in order to consider and grant relief to the respective parties. In our opinion, in the instant case, 3 of the 4 grounds on which writ petitions can be entertained in contractual matter were made out and hence it was completely wrong by the High Court to dismiss the writ petitions. In the instant case, 3 grounds as referred to in Whirlpool Corpn. In our opinion, in the instant case, 3 of the 4 grounds on which writ petitions can be entertained in contractual matter were made out and hence it was completely wrong by the High Court to dismiss the writ petitions. In the instant case, 3 grounds as referred to in Whirlpool Corpn. (supra) has been made out and accordingly the writ petition was clearly maintainable and the High Court has committed an error in relegating the appellant to the civil court.” 15. In the case of BALMER LAWRIE AND CO. LTD. AND ORS. (supra 4), the Hon’ble apex Court held as follows: “27. In order to determine whether the Appellant company is an authority under Article 12 of the Constitution, we have considered factors like the formation of the Appellant company, its objectives, functions, its management and control, the financial aid received by it, its functional control and administrative control, the extent of its domination by the government, and also whether the control of the government over it is merely regulatory, and have come to the conclusion that the cumulative effect of all the aforesaid facts in reference to a particular company i.e. the Appellant, would render it as an authority amenable to the writ jurisdiction of the High Court. 28. Clause 11(a) of the letter of appointment reads as under: The Company shall have the right, at its sole discretion, to terminate your services by giving you three calendar months notice in writing and without assigning any reason. The Company also reserves the right to pay you in lieu of notice, a sum by way of compensation equal to three months emoluments consisting of basic salary, dearness allowance, house rent assistance and bonus entitlements, if any, after declaration of bonus. Undoubtedly, the High Court has not dealt with the issue on merits with respect to the termination of the services of the Respondents herein. However, considering the fact that such termination took place several decades ago, and litigation in respect of the same remained pending not only before the High Court, but also before this Court, it is desirable that the dispute come to quietus. Therefore, we have dealt with the case on merits. However, considering the fact that such termination took place several decades ago, and litigation in respect of the same remained pending not only before the High Court, but also before this Court, it is desirable that the dispute come to quietus. Therefore, we have dealt with the case on merits. In keeping with this, we cannot approve the "hire and fire" policy adopted by the Appellant company, and the terms and conditions incorporated in the Manual of Officers in 1976, cannot be held to be justifiable, and the same being arbitrary, cannot be enforced. In such a fact-situation, Clause 11 of the appointment letter is held to be an unconscionable clause, and thus the Service Condition Rules are held to be violative of Article 14 of the Constitution to this extent. The contract of employment is also held to be void to such extent. The dictionary meaning of the word 'unconscionable' is "showing no regard for conscience; irreconcilable with what is right or reasonable. An unconscionable bargain would therefore, be one which is irreconcilable with what is right or reasonable. Legislation has also interfered in many cases to prevent one party to a contract from taking undue or unfair advantage of the other. Instances of this type of legislation are usury laws, debt relief laws and laws regulating the hours of work and conditions of service of workmen and their unfair discharge from service, as also control orders directing a party to sell a particular essential commodity to another." Thus, we do not find any force in the said appeals. The same are dismissed accordingly.” 16. In the case of CENTRAL INLAND WATER TRANSPORT CORPORATION LIMITED AND ANR (supra 5), the Hon’ble apex Court at paragraphs 76, 93 and 112, held as follows: “76. The said Rule constitute a part of the contract of employment between the Corporation and its employees to whom the said Rules apply, and they thus form a part of the contract of employment between the Corporation and each of the two contesting Respondents. The validity of Rule 9(i) would, therefore, first fall to be tested by the principles of the law of contracts. 93. It is not as if our civil courts have no power under the existing law. The validity of Rule 9(i) would, therefore, first fall to be tested by the principles of the law of contracts. 93. It is not as if our civil courts have no power under the existing law. Under Section 31(1) of the Specific Relief Act, 1963 (Act No. 47 of 1963), any person against whom an instrument is void or voidable, and who has reasonable apprehension that such instrument, if left outstanding, may cause him serious injury, may sue to have it adjudged void or voidable, and the court may in its discretion, so adjudge it and order it to be delivered up and cancelled. 112. We were Invited by Learned Counsel for the Appellants to peruse the judgment in that case and we did so with increasing astonishment. Though the said judgment bears the date September 18, 1981, we were unable to make out whether it was a judgment given in the year 1981 or in the year 1881 or even earlier. We find ourselves wholly unable to agree with the view taken by the Division Bench. Apart from the factual aspects of the case, as to which we say nothing, we find every single conclusion reached by the Division Bench and the reasons given in support thereof to be wholly erroneous. The Division Bench overlooked that it was not dealing with a case of a non-speaking order but with the validity of a regulation. The meaning given by it to the expression "without assigning any reason" was wrong and untenable. Starting with this wrong premise, it has gone from one wrong premise to another. In the light of what we have said earlier about the principles of public policy evolved, and tested by the principle which we have formulated, the said Regulation 48(a) could never have been sustained. In West Bengal State Electricity Board's Case, a three-Judge Bench of this Court said as follows (at page 119) : The learned Counsel for the appellant relied upon Manohar P. Kharkhar v. Raghuraj to contend that Regulation 48 of the Air India Employees' Service Regulations was valid. It is difficult to agree with the reasoning of the Delhi High Court that because of the complexities of modern administration and the unpredictable exigencies arising in the course of such administration it is necessary for an employer to be vested with such powers as those under Regulation 48. It is difficult to agree with the reasoning of the Delhi High Court that because of the complexities of modern administration and the unpredictable exigencies arising in the course of such administration it is necessary for an employer to be vested with such powers as those under Regulation 48. We prefer the reasoning of Sawant, J. of the Bombay High Court and that of the Calcutta High Court in the judgment under appeal to the reasoning of the Delhi High Court. The mention of the Delhi High Court in the above passage is a slip of the pen, for it was the Bombay High Court which decided the case. We are in respectful agreement with what has been stated in the above passage. The Makalu Case was wrongly decided and requires to be overruled. We are, however, informed that an appeal against that judgment is pending in this Court and rather than overrule it here, we leave it to the Bench which hears that appeal to reverse it.” 17. Coming to the judgments referred to by the learned counsel for the respondents in the case of TATA CELLULAR (supra 9), the High Court of Sikkim at paragraph 10 (vi), held as follows: “In so far as the question of unreasonableness of the tender conditions raised by the Petitioner is concerned this Court is of the view that after having participated in the tender process it is not permissible for it to raise such objections. The principles of waiver and acquiescence would certainly get attracted which prohibits the Petitioner from raising such plea. Moreover, as held in Tata Cellular vs. Union of India, (1994) 6 SCC 651 , “the terms of the invitation to tender cannot be open to judicial scrutiny because the invitation to tender is in the realm of contract.” 18. In the case of RAJASTHAN STATE INDUSTRIAL DEVELOPMENT (supra 6), the Hon’ble apex Court at paragraphs 14, 19, 20, 21, 23 and 24, held as follows: “14. Before entering into merits of the case, it is required to deal with the legal issues involved herein: I. Approbate and Reprobate 15. A party cannot be permitted to "blow hot-blow cold", "fast and loose" or "approbate and reprobate". Before entering into merits of the case, it is required to deal with the legal issues involved herein: I. Approbate and Reprobate 15. A party cannot be permitted to "blow hot-blow cold", "fast and loose" or "approbate and reprobate". Where one knowingly accepts the benefits of a contract, or conveyance, or of an order, he is estopped from denying the validity of, or the binding effect of such contract, or conveyance, or order upon himself. This rule is applied to ensure equity, however, it must not be applied in such a manner, so as to violate the principles of, what is right and, of good conscience. (Vide: NagubaiAmmal and Ors. v. B. Shama Rao and Ors. : AIR 1956 SC 593 ; C.I.T. Madras v. Mr. P. Firm Muar : AIR 1965 SC 1216 ; RameshChandra Sankla etc. v. Vikram Cement etc.: AIR 2009 SC 713 ; PradeepOil Corporation v. Municipal Corporation of Delhi and Anr. : AIR 2011 SC 1869 ; Cauvery Coffee Traders, Mangalore v. Hornor Resources (International) Co. Limited : (2011) 10 SCC 420 ; and V. Chandrasekaran and Anr. v. The Administrative Officer and Ors. : JT 2012 (9) SC 260. 16. Thus, it is evident that the doctrine of election is based on the rule of estoppel the principle that one cannot approbate and reprobate is inherent in it. The doctrine of estoppel by election is one among the species of estoppels in pais (or equitable estoppel), which is a rule of equity. By this law, a person may be precluded, by way of his actions, or conduct, or silence when it is his duty to speak, from asserting a right which he would have otherwise had. II. Mutatis Mutandis-means 17. In Ashok Service Centre and Anr. etc. v. State of Orissa : AIR 1983 SC 394 , this Court held as under: Earl Jowitt's 'The Dictionary of English Law 1959)' defines 'mutatis mutandis' as 'with the necessary changes in points of detail'. Black's Law Dictionary (Revised 4th Edn. II. Mutatis Mutandis-means 17. In Ashok Service Centre and Anr. etc. v. State of Orissa : AIR 1983 SC 394 , this Court held as under: Earl Jowitt's 'The Dictionary of English Law 1959)' defines 'mutatis mutandis' as 'with the necessary changes in points of detail'. Black's Law Dictionary (Revised 4th Edn. 1968) defines 'mutatis mutandis' as 'with the necessary changes in points of detail, meaning that matters or things are generally the same, but to be altered when necessary, as to names, offices, and the like...'Extension of an earlier Act mutatis mutandis to a later Act, brings in the idea of adaptation, but so far only as it is necessary for the purpose, making a change without altering the essential nature of the things changed, subject of course to express provisions made in the later Act....In the circumstances the conclusion reached by the High Court that the two Acts were independent of each other was wrong. We are of the view that, it is necessary to read and to construe the two Acts together as if the two Acts are one, and while doing so to give effect to the provisions of the Act which is a later one in preference to the provisions of the Principal Act wherever the Act has manifested an intention to modify the Principal Act.... Similarly, in PrahladSharma v. State of U.P. and Ors.: (2004) 4 SCC 113 , the phrase 'mutatis mutandis' has been explained as under: The expression "mutatis mutandis" itself implies applicability of any provision with necessary changes in points of detail.... (See also: Mariyappaand Ors. v. State of Karnataka and Ors. : AIR 1998 SC 1334 ; and Janba(dead) thr. L.Rs. v. Gopikabai(Smt.) : AIR 2000 SC 1771 ). 18. Thus, the phrase "mutatis mutandis" implies that a provision contained in other part of the statute or other statutes would have application as it is with certain changes in points of detail. III. Contractual disputes and writ jurisdiction 19. There can be no dispute to the settled legal proposition that matters/disputes relating to contract cannot be agitated nor terms of the contract can be enforced through writ jurisdiction under Article 226 of the Constitution. Thus, writ court cannot be a forum to seek any relief based on terms and conditions incorporated in the agreement by the parties. (Vide: Bareilly Development Authority and Anr. v. Ajay Pal Singh and Ors. Thus, writ court cannot be a forum to seek any relief based on terms and conditions incorporated in the agreement by the parties. (Vide: Bareilly Development Authority and Anr. v. Ajay Pal Singh and Ors. : AIR 1989 SC 1076 ; and State of U.P. and Ors. v. Bridge and Roof Co. (India) Ltd. : AIR 1996 SC 3515 ). 20. In Kerala State Electricity Board and Anr. v. Kurien E. Kalathil and Ors. : AIR 2000 SC 2573 , this Court held that a writ cannot lie to resolve a disputed question of fact, particularly to interpret the disputed terms of a contract observing as under: “10…The interpretation and implementation of a clause in a contract cannot be the subject-matter of a writ petition. ....If a term of a contract is violated, ordinarily the remedy is not the writ petition under Article 226. We are also unable to agree with the observations of the High Court that the contractor was seeking enforcement of a statutory contract..... 11… The contract between the parties is in the realm of private law. It is not a statutory contract. The disputes relating to interpretation of the terms and conditions of such a contract could not have been agitated in a petition under Article 226 of the Constitution of India. That is a matter for adjudication by a civil court or in arbitration if provided for in the contract.... The contractor should have relegated to other remedies. 21. It is evident from the above, that generally the court should not exercise its writ jurisdiction to enforce the contractual obligation. The primary purpose of a writ of mandamus, is to protect and establish rights and to impose a corresponding imperative duty existing in law. It is designed to promote justice (ex debito justiceiae). The grant or refusal of the writ is at the discretion of the court. The writ cannot be granted unless it is established that there is an existing legal right of the applicant, or an existing duty of the Respondent. Thus, the writ does not lie to create or to establish a legal right, but to enforce one that is already established. The writ cannot be granted unless it is established that there is an existing legal right of the applicant, or an existing duty of the Respondent. Thus, the writ does not lie to create or to establish a legal right, but to enforce one that is already established. While dealing with a writ petition, the court must exercise discretion, taking into consideration a wide variety of circumstances, inter-alia, the facts of the case, the exigency that warrants such exercise of discretion, the consequences of grant or refusal of the writ, and the nature and extent of injury that is likely to ensue by such grant or refusal. IV. Interpretation of terms of contract 23. A party cannot claim anything more than what is covered by the terms of contract, for the reason that contract is a transaction between the two parties and has been entered into with open eyes and understanding the nature of contract. Thus, contract being a creature of an agreement between two or more parties, has to be interpreted giving literal meanings unless, there is some ambiguity therein. The contract is to be interpreted giving the actual meaning to the words contained in the contract and it is not permissible for the court to make a new contract, however is reasonable, if the parties have not made it themselves. It is to be interpreted in such a way that its terms may not be varied. The contract has to be interpreted without giving any outside aid. The terms of the contract have to be construed strictly without altering the nature of the contract, as it may affect the interest of either of the parties adversely. (Vide: United India Insurance Co. Ltd. v. Harchand Rai Chandan Lal : AIR 2004 SC 4794 ; PolymatIndia P. Ltd. and Anr. v. National Insurance Co. Ltd. and Ors. : AIR 2005 SC 286 ). 24. In DLF Universal Ltd. and Anr. v. Director, T. and C. Planning Department Haryana and Ors. : AIR 2011 SC 1463 , this Court held: It is a settled principle in law that a contract is interpreted according to its purpose. The purpose of a contract is the interests, objectives, values, policy that the contract is designed to actualise. It comprises joint intent of the parties. Every such contract expresses the autonomy of the contractual parties' private will. The purpose of a contract is the interests, objectives, values, policy that the contract is designed to actualise. It comprises joint intent of the parties. Every such contract expresses the autonomy of the contractual parties' private will. It creates reasonable, legally protected expectations between the parties and reliance on its results. Consistent with the character of purposive interpretation, the court is required to determine the ultimate purpose of a contract primarily by the joint intent of the parties at the time the contract so formed. It is not the intent of a single party; it is the joint intent of both parties and the joint intent of the parties is to be discovered from the entirety of the contract and the circumstances surrounding its formation. As is stated in Anson's Law of Contract, "a basic principle of the Common Law of Contract is that the parties are free to determine for themselves what primary obligations they will accept...Today, the position is seen in a different light. Freedom of contract is generally regarded as a reasonable, social, ideal only to the extent that equality of bargaining power between the contracting parties can be assumed and no injury is done to the interests of the community at large." The Court assumes "that the parties to the contract are reasonable persons who seek to achieve reasonable results, fairness and efficiency...In a contract between the joint intent of the parties and the intent of the reasonable person, joint intent trumps, and the Judge should interpret the contract accordingly.” 19. In the case of GAIL (INDIA) LIMITED (supra 8), the Hon’ble Apex Court, at paragraphs 26 to 29, held as follows: “25. We have considered the respective arguments. At the outset, we may mention that vide e-mail dated 2.12.2008, the Appellant had offered to sign fresh long term sale agreement with all the existing customers including the Respondent for supply of RLNG upto April, 2028 at a uniform pooled price in terms of the policy decision of the Government of India. This is evident from the averments contained in paragraphs 4.9 and 4.10 of the counter affidavit filed on behalf of the Appellant before the High Court, which remained uncontroverted. This is evident from the averments contained in paragraphs 4.9 and 4.10 of the counter affidavit filed on behalf of the Appellant before the High Court, which remained uncontroverted. A reading of the draft RLNG contract and Price Side Letter sent by the Appellant to the Respondent also shows that the Appellant had offered to supply gas to the Respondent at the pooled price but the latter did not agree and insisted on negotiation for the contract price of RLNG to be effective from 1.10.2009. 26. As many as 150 existing buyers had signed long term agreements with the Appellant without any provision for review of price during the currency of contract. However, the Respondent did not accept the offer and did not sign long term sale agreement. Instead, it agreed to sign the second Price Side Letter which contained a provision for review of the price before expiry of 5 years term on 31.12.2013. The Respondent also insisted that RLNG price for the period from 1.4.2014 to 1.1.2019 should be mutually agreed between the parties. These terms were incorporated in the Price Side Letter sent by the Respondent to the Appellant vide e-mail dated 26.12.2008. The Price Side Letter which was finally signed by the parties indicate that the price of gas had been mutually agreed between the parties. This was also mentioned in letters dated 1.10.2011 and 26.12.2011 sent by the Respondent to the Appellant. Therefore, the premise on which the High Court recorded the conclusion that the Appellant had acted arbitrarily was nonexistent and on this ground alone the order under challenge is liable to be set aside. 27. We also agree with Shri Nariman that the remedy of arbitration available to the Respondent under paragraph 15.5 of the GSA was an effective alternative remedy and the High Court should not have entertained the petition filed under Article 226 of the Constitution of India. The contents of the GSA, the Price Side Letters and the correspondence exchanged between the Appellant and the Respondent give a clue of the complex nature of the price fixation mechanism. Therefore, the High Court should have relegated the Respondent to the remedy of arbitration and the Arbitral Tribunal could have decided complicated dispute between the parties by availing the services of experts. Therefore, the High Court should have relegated the Respondent to the remedy of arbitration and the Arbitral Tribunal could have decided complicated dispute between the parties by availing the services of experts. Unfortunately, the High Court presumed that the negotiations held between the Appellant and the Respondent were not fair and that the Respondent was entitled to the benefit of the policy decision taken by the Government of India despite the fact that it had not only challenged that decision but had also shown disinclination to accept the offer made by the Appellant to supply gas at the pooled price and had insisted on mutually agreed price. 28. In Arun Kumar Agrawal v. Union of India and Ors. : (2013) 7 SCC 1 , this Court was called upon to consider the scope of judicial review of complex economic decision taken by the State or its instrumentalities. The Government of India, ONGC and Shell entered into a production sharing contract with a private enterprise for exploration and exploitation of crude oil and natural gas in respect of the Rajasthan Block. After due deliberation, the Government of India endorsed the decision taken by ONGC. While refusing to interfere with the decision of the Government, this Court observed: “We notice that ONGC and the Government of India have considered various commercial and technical aspects flowing from the PSC and also its advantages that ONGC would derive if the Cairn and Vedanta deal was approved. This Court sitting in the jurisdiction cannot sit in judgment over the commercial or business decision taken by parties to the agreement, after evaluating and assessing its monetary and financial implications, unless the decision is in clear violation of any statutory provisions or perverse or taken for extraneous considerations or improper motives. States and its instrumentalities can enter into various contracts which may involve complex economic factors. State or the State undertaking being a party to a contract, have to make various decisions which they deem just and proper. There is always an element of risk in such decisions, ultimately it may turn out to be correct decision or a wrong one. But if the decision is taken bona fide and in public interest, the mere fact that decision has ultimately proved to be wrong, that itself is not a ground to hold that the decision was mala fide or taken with ulterior motives.” 29. But if the decision is taken bona fide and in public interest, the mere fact that decision has ultimately proved to be wrong, that itself is not a ground to hold that the decision was mala fide or taken with ulterior motives.” 29. In view of the aforesaid conclusions, we do not consider it necessary to deal with the judgments relied upon by learned Counsel for the parties. Suffice it to say that each case was decided in the backdrop of the peculiar facts and the Court did not lay down a proposition which could be universally applied to all the cases.” 20. There is absolutely no dispute with regard to the submission of letter dated 10.08.2002 and the undertaking dated 13.11.2002 of the petitioners, agreeing for Rs.100/- rent nor it is the case of the petitioners that the lease agreement was not signed by them. A thorough reading of the pleadings in the writ affidavit clearly discloses that obviously the petitioners are disputing the terms of agreed conditions of the registered lease deed on the ground that the respondents herein used undue influence, taking advantage of their dominant situation and made the petitioners to sign on the lease agreement, consisting of unconscionable terms with regard to the quantum of rent. Therefore, the contingency sought to be projected by the petitioners falls under Section 16 and 19-A but not under Section 23 of the Indian Contract Act. At this juncture, it may be appropriate to refer to Section 16, 19-A and 23 of the Indian Contract Act, which reads as under: “16. "Undue influence" defined (1) A contract is said to be induced by "under influence" where the relations subsisting between the parties are such that one of the parties is in a position to dominate the will of the other and uses that position to obtain an unfair advantage over the other. (2) In particular and without prejudice to the generally of the foregoing principle, a person is deemed to be in a position to dominate the will of another - (a) where he hold a real or apparent authority over the other, or where he stands in a fiduciary relation to the other; or (b) where he makes a contract with a person whose mental capacity is temporarily or permanently affected by reason of age, illness, or mental or bodily distress. (3) Where a person who is in a position to dominate the will of another, enters into a contract with him, and the transaction appears, on the face of it or on the evidence adduced, to be unconscionable, the burden of proving that such contract was not induced by undue influence shall be upon the person in a position to dominate the will of the other. Nothing in the sub-section shall affect the provisions of section 111 of the Indian. 19-A. Power to set aside contract induced by undue influence When consent to an agreement is caused by undue influence, the agreement is a contract voidable at the option of the party whose consent was so caused. Any such contract may be set aside either absolutely or, if the party who was entitled to avoid it has received any benefit thereunder, upon such terms and conditions as to the Court may seem just. 23. What consideration and objects are lawful, and what not: The consideration or object of an agreement is lawful, unless -It is forbidden by law; or is of such nature that, if permitted it would defeat the provisions of any law or is fraudulent; of involves or implies, injury to the person or property of another; or the Court regards it as immoral, or opposed to public policy. In each of these cases, the consideration or object of an agreement is said to be unlawful. Every agreement of which the object or consideration is unlawful is void.” 21. The contingencies and ingredients of Sections 16 and 19-A of the Contract Act are required to be pleaded and established by the petitioners by adducing cogent and convincing oral and documentary evidence. In the instant case, admittedly, the registered lease agreement consists of arbitration clause. As per the law laid down in the above referred judgments cited by the learned counsel for the petitioners that in contractual matters, only in extraordinary circumstances where the action is patently and palpably illegal and arbitrary and opposed to public policy, the jurisdiction of this Court under Article 226 of the Constitution of India can be exercised. As per the law laid down in the above referred judgments cited by the learned counsel for the petitioners that in contractual matters, only in extraordinary circumstances where the action is patently and palpably illegal and arbitrary and opposed to public policy, the jurisdiction of this Court under Article 226 of the Constitution of India can be exercised. In the instant case, there is no allegation of violation of public policy nor there are any ingredients of Section 23 of the Indian Contract Act to permit the petitioners herein to invoke the extraordinary jurisdiction of this Court under Article 226 of the Constitution of India. The judgments rendered by the Hon’ble apex court reported in the case of BALMER LAWRIE AND CO. LTD. AND ORS. (supra 4) and CENTRAL INLAND WATER TRANSPORT CORPORATION LIMITED AND ANR (supra 5) pertain to service matters and do not relate to commercial transactions as such the same may not render any assistance to the petitioners. Even in the case of ABL. INTERNATIONAL LIMITED (supra 2), the Hon’ble apex Court held categorically and in unequivocal terms that if the parties to a dispute agree to settle their dispute by arbitration and if there is an agreement in that regard, the Courts will not permit recourse to another remedy without invoking the remedy by way of arbitration, unless and of course both the parties to the dispute agree for another mode of dispute resolution. In the instant case, there is no such agreement between the parties for other remedy. In the case of POPCORN ENTERTAINMENT (supra 3), the Hon’ble apex Court while referring to the earlier judgment reported in WHIRLPOOL CORPN v. REGISTRAR OF TRADE MARKS (1998) 8 SCC 1 ) and after recording the existence of the three contingencies viz., (1) lack of legality and jurisdiction, violation of principles of natural justice and violation of fundamental rights, held in favour of the maintainability of the writ petitions. 22. In the present case, the said ingredients and contingencies are conspicuously absent and lacking. Unless the petitioners are successful in proving the allegation of undue influence on the part of the respondents by adducing cogent and convincing oral and documentary evidence to declare the impugned clause as invalid, the petitioners herein would not be entitled for any relief and the same requires a roving enquiry which cannot be undertaken under Article 226 of the Constitution of India. 23. In view of these aspects, the judgment cited by the counsel for the writ petitioners in the case of KALPANA SALUNKE (supra 1) would not also render any assistance to the petitioners. On the other hand, the principles laid down and the parameters prescribed by the judgments of the Hon’ble Apex Court cited by the learned counsel for the respondents and as referred to supra are in favour of the non-maintainability of the writ petition and in other words the principles and parameters laid down in the said judgments do not permit the adjudication of the case of the present nature under Article 226 of the Constitution of India. 24. In view of the foregoing reasons, this Court has absolutely no scintilla of hesitation to hold that the present writ petition filed by the petitioners herein is not maintainable for redressal of the grievance of the petitioners herein. The remedy open for the writ petitioners is arbitration under the terms of the subject agreement. 25. Before parting with the judgment, this Court places on record its appreciation for the valuable, wonderful and dynamic assistance given by the young counsel appeared in this writ petition. 26. For the aforesaid reasons, this writ petition is dismissed with a liberty to the petitioners to avail the remedy of arbitration as provided under the subject lease agreement. If any such Arbitrator is appointed, the learned Arbitrator shall decide the issue without being influenced by any of the observations made in the preceding paragraphs of this order. As a sequel, miscellaneous petitions pending, if any, stand dismissed. No order as to costs.