JUDGMENT Anil Kumar, J. Heard learned counsel for the appellant and perused the record. 2. By means of the present appeal, the plaintiff/appellant has challenged the judgment and decree dated 27.02.2014 passed by Additional District Judge, Court No.6, Bijnor in Civil Appeal No.78 of 2012 (Athar Nishat vs. Smt. Haleema & another), dismissing the appeal arising out of judgment and decree dated 31.08.2012 passed by Civil Judge (Jr. D.), Court No.1, Nagina Binor in Original Suit No.384 of 2000. 3. Learned counsel for the appellant while challenging the judgment and decree has argued the present second appeal with the following substantial questions of law : - "Whether the trial court has ignored the material evidence on record while the measurement has been given on the map itself submitted along with the plaint by the plaintiff and supported by oral evidence. Whether the trial court has committed error of law and fact in ignoring the comparison of map submitted by the plaintiff and commissioner while it is evident and established on record that the encroached land is identifiable with all measurement. Whether the Lower Appellate Court has miserably failed to discharge itself duty as Appellate Court by not discussing the evidence himself and by not recording its own independent finding which is the duty of the Lower Appellate Court as last court of act. Whether the judgment of the trial court as well as the Appellate Court are sustainable in law for the reasons that it is contrary to the evidence on record and the judgment of the Lower Appellate Court is not judgment of Appellate Court at all." 4. Whether the judgment of the trial court as well as the Appellate Court are sustainable in law for the reasons that it is contrary to the evidence on record and the judgment of the Lower Appellate Court is not judgment of Appellate Court at all." 4. After hearing learned counsel for the appellant and going through the record as well as taking into consideration the finding given by trial court and on the basis of the material evidence on record in respect of possession of property in question, the commissioner report is as under : - ^^oknh us Lo;a 'kgknr esa ftjg ds igys ist dh vkf[kjh ykbu esa ;g ,MfeV fd;k gS fd izfroknh dk dCtk 500 oxZ xt Hkwfe ij gh gSA oknh ds xokg oh0 Mcyw&2 us Hkh ftjg esa ;g rF; Lohd`r fd;k gS fd okn cSukek reke yksxksa dh ekStwnxh esa r;'kqnk vkjkth ij fu'kku yxkdj dCtk fn;k x;k gS vkSj cqfu;kn Hkjh x;h] ftlls ;g tkfgj gksrk gS fd izfrokfnuh }kjk okn cSukek fodzsrk ds }kjk ukidj fu'kku yxk;s x, LFkku ij cqfu;kn Hkjdj rkfejkr dk;e dh x;h gS] ftldh iqf"V deh'ku fjiksVZ ls gksrh gSA u;h rkehj izfroknhx.k us iqjkuh cqfu;kn ij dh gS] oknh ,slk dksbZ Hkh lk{; ugha izLrqr dj ldrk gS] ftlls ;g Li"V gks lds fd izfroknhx.k us dz;'kqnk vkjkth ds jdck T;knk vkjkth ij rkfejkr dk;e dj oknh dh tehu ij dCtk utk;t fd;k gSA mijksDr leLr fo'ys"k.k ds vk/kkj ij oknh oknfcanq la0 1 dks lkfcr dj ikus esa iw.kZr% vlQy jgk gS vkSj oknfcanq la0 1 oknh ds fo:) udkjkRed :i ls fu.khZr fd;k tkrk gSA^^ 5. Thereafter, the appellate Court has given the finding, the relevant portion is quoted herein below : - ^^vehu }kjk ek= LFky dh uD'kk cukdj nkf[ky dj fn;k x;k gSA okni= ds voyksdu ls Hkh Li"V gksrk gS fd oknh U;k;ky; esa LoPN gkFkksa ls ugha vk;k gSA oknh dk ;g nkf;Ro gS fd vius okn dks iw.kZ:i ls lkfcr djsA Lo;a ih0 Mcyw0&1 ds c;ku ls Li"V gks tkrk gSa fd izfroknhx.k }kjk 500 oxZ xt Hkwfe ij gh fuek.kZ fd;k x;k gSA oknh vfrdzeh Hkwfe@{ks= dks lkfcr djus esa iw.kZ:i ls foQy jgk gSA voj U;k;ky; }kjk tks bl lEcU/k esa fu"d"kZ ikfjr fd;k x;k gS mlesa dksbZ fof/kd =qfV dk gksuk ifjyf{kr ugha gksrk gSA vr% oknfcanq la0 1 rnkuqlkj oknh ds fo:) fu.khZr fd;k tkrk gSA^^ 6. Thus keeping in view the said facts as well as the arguments which advanced by learned counsel for the appellant that the substantial question of law as mentioned herein above are to be adjudicated and decided in the present case, has got no force rather they are not substantial question of law in the instant case in view of the law as laid down in the case of Gurdev Kaur & Ors. v. Kaki & Ors. 2006 (4) SBR 371 , the Hon'ble Apex Court has held as under: - "The Privy Council, in Luchman v. Puna [(1889) 16 Calcutta 753 (P.C.)], observed that a second appeal can lie only on one or the other grounds specified in the present section. The Privy Council, in another case Pratap Chunder v. Mohandranath [(1890) ILR 17 Calcutta 291 (P.C.)], the limitation as to the power of the court imposed by sections 100 and 101 in a second appeal ought to be attended to, and an appellant ought not to be allowed to question the finding of the first appellate court upon a matter of fact. In Durga Chowdharani v. Jawahar Singh (1891) 18 Cal 23 (PC), the Privy Council held that the High Court had no jurisdiction to entertain a second appeal on the ground of erroneous finding of fact, however gross or inexcusable the error may seem to be. The clear declaration of law was made in the said judgment as early as in 1891. This judgment was followed in the case of Ramratan Shukul v. Mussumat Nandu (1892) 19 Cal 249 (252) (PC) and many others. The clear declaration of law was made in the said judgment as early as in 1891. This judgment was followed in the case of Ramratan Shukul v. Mussumat Nandu (1892) 19 Cal 249 (252) (PC) and many others. The Court observed : "It has now been conclusively settled that the third court...cannot entertain an appeal upon question as to the soundness of findings of fact by the second court, if there is evidence to be considered, the decision of the second court, however unsatisfactory it might be if examined, must stand final." In the case of Ram Gopal v. Shakshaton [ (1893) ILR 20 Calcutta 93 (P.C.)], the Court emphasized that a court of second appeal is not competent to entertain questions as to the soundness of a finding of facts by the courts below. The same principle has been reiterated in Rudra Prasad v. Baij Nath [ (1893) ILR 15 Allahabad 367]. The Court observed that a judge to whom a memorandum of second appeal is presented for admission is entitled to consider whether any of the grounds specified in this section exist and apply to the case, and if they do not, to reject the appeal summarily. Similarly, before amendment in 1976, this Court also had an occasion to examine the scope of Section 100 C.P.C.. In Deity Pattabhiramaswamy v. S. Hanymayya and Others [ AIR 1959 SC 57 ], the High Court of Madras set aside the findings of the District Judge, Guntur, while deciding the second appeal. This Court observed that notwithstanding the clear and authoritative pronouncement of the Privy Council on the limits and the scope of the High Court's jurisdiction under section 100, Civil Procedure Code, "some learned Judges of the High Courts are disposing of Second Appeals as if they were first appeals. This introduces, apart from the fact that the High Court assumes and exercises a jurisdiction which it does not possess, a gambling element in the litigation and confusion in the mind of the litigant public. This case affords a typical illustration of such interference by a Judge of the High Court in excess of his jurisdiction under Section 100, Civil Procedure Code. This case affords a typical illustration of such interference by a Judge of the High Court in excess of his jurisdiction under Section 100, Civil Procedure Code. We have, therefore, no alternative but to set aside the judgment of the High Court which had no jurisdiction to interfere in second appeal with the findings of fact arrived at by the first appellate Court based upon an appreciation of the relevant evidence. In M. Ramappa v. M. Bojjappa [(1963) SCR 673], the Andhra Pradesh High Court interfered with the finding recorded by the Appellate Court which, in turn, had itself reversed the Trial Court's finding on the same question of fact. While setting aside the decree of the second Appellate Court, this Court observed : "It may be that in some cases, the High Court dealing with the second appeal is inclined to take the view that what it regards to be justice or equity of the case has not been served by the findings of fact recorded by courts of fact, but on such occasions it is necessary to remember that what is administered in courts is justice according to law and considerations of fair play and equity however important they may be, must yield to clear and express provisions of the law. If in reaching its decisions in second appeals, the High Court contravenes the express provisions of section 100, it would inevitably introduce in such decisions an element of disconcerting unpredictability which is usually associated with gambling; and that is a reproach which judicial process must constantly and scrupulously endeavour to avoid." 7. It may be pertinent to mention that as early as in 1890 the Judicial Committee of the Privy Council stated that there is no jurisdiction to entertain a second appeal on the ground of an erroneous finding of fact, however, gross or inexcusable the error may seem to be and they added a note of warning that no Court in India has power to add, or enlarge, the grounds specified in Section 100 of the Code of Civil Procedure. The findings reached by the First Appellate Court cannot be interfered with, in second appeal, as no substantial question of law would have flowed out of such a finding. The findings reached by the First Appellate Court cannot be interfered with, in second appeal, as no substantial question of law would have flowed out of such a finding. As Lord Hastings observed that "The facility of appeal is founded on a most laudable principle of securing, by double and treble checks, the proper decision of all suits, but the utopian idea, in its attempt to prevent individual injury from a wrong decision, has been productive of general injustice by withholding redress, and general inconvenience, by perpetuating litigation". 8. In Sir Chunnilal V. Mehta & & Sons Ltd. Vs. Century Spinning and Manufacturing Co. Ltd., reported in A.I.R. 1962 S.C., 1314, the Hon'ble Apex Court for the purposes of determining the issue has held : "The proper test for determining whether a question of law raises in the case is substantial, would, in our opinion, be whether it is of general public importance or whether it directly and substantially affects the rights of the parties." 9. Further in Rajeshwari Vs. Puran Indoria, reported in (2005) 7 S.C.C., 60, it was held : "The Court, for the reasons to be recorded, may also entertain a second appeal even on any other substantial question of law, not formulated by it, if the Court is satisfied that the case involves such a question. Therefore, the existence of a substantial question of law is a sine-quanon for the exercise of jurisdiction under the provisions of Section 100 C.P.C. The second appeal does not lie on the ground of erroneous findings of facts based on appreciation of the relevant evidence." 10. In Smt. Bibhabati Devi Vs. Ramendra Narayan Roy & Ors., reported in A.I.R. 1947 PC 19, it has been held : "The Privy Council has provided the guidelines as in what cases the second appeal can be entertained, explaining the provisions existing prior to the amendment of 1976, observing .... that miscarriage of justice means such a departure from the rules which permeate all judicial procedure as to make that which happen not in the proper sense of the word a judicial procedure at all. That the violation of some principles of law or procedure must be such erroneous proposition of law that if that proposition to be corrected, the finding cannot stand, or it may be the neglect of some principle of law or procedure, whose application will have the same effect. That the violation of some principles of law or procedure must be such erroneous proposition of law that if that proposition to be corrected, the finding cannot stand, or it may be the neglect of some principle of law or procedure, whose application will have the same effect. The question whether there is evidence on which the Courts could arrive at their finding, is such a question of law." 11. In Vijay Kumar Talwar Vs. Commissioner of Income Tax, New Delhi, reported in (2011) 1 S.C.C. 673 , it has been held : "A point of law which admits of no two opinions may be a proposition of law but cannot be a substantial question of law. To be 'substantial' a question of law must be debatable, not previously settled by law of the land or a binding precedent, and must have a material on the decision of the case, if answered either way, insofar as the rights of the parties before it are concerned. To be a question of law 'involving in the case' there must be first a foundation for it laid in the pleadings and the question should emerge from the sustainable findings of fact arrived at by court of facts and it must be necessary to decide that question of law for a just and proper decision of the case. It will, therefore, depend on the facts and circumstances of each case, whether a question of law is a substantial one or not; the paramount overall consideration being the need for striking a judicious balance between the indispensable obligation to do justice at all stages and impelling necessity of avoiding prolongation in the life of any lis." 12. In the case of Union of India Vs. Ibrahim & Another in Civil Appeal No.1374 of 2008, decided on July 17, 2012, the Hon'ble Apex Court has held : "There may be exception circumstances where the High Court is compelled to interfere, notwithstanding the limitation imposed by the wording of Section 100 CPC. It may be necessary to do so for the reason that after all the purpose of the establishment of courts of justice is to render justice between the parties, though the High Court is bound to act with circumspection while exercising such jurisdiction. It may be necessary to do so for the reason that after all the purpose of the establishment of courts of justice is to render justice between the parties, though the High Court is bound to act with circumspection while exercising such jurisdiction. In second appeal the court frames the substantial question of law at the time of admission of the appeal and the Court is required to answer all the said questions unless the appeal is finally decided on one or two of those questions or the court comes to the conclusion that the question(s) framed could not be the substantial question(s) of law. There is no prohibition in law to frame the additional substantial question of law if the need so arises at the time of the final hearing of the appeal." 13. For the foregoing reasons, after a careful consideration of arguments of the respective counsel, I do not find any error of law in the two concurrent conclusions recorded by the courts below. No substantial question of law arises in the instant appeal. The judgments under challenge cannot be interfered in this appeal in exercise of jurisdiction under Section 100 CPC. The second appeal fails and is dismissed.