Hon'ble DR. KOTHARI, J.—The appellants/defendants, Shiv Gopal, now represented through his legal heirs and others, have preferred the present second appeal, being aggrieved by the concurrent judgment decree of redemption of mortgage of the residential house situated at Bhatharon-Ka-Chowk, Bikaner, for a loan of Rs.2000/-taken by the plaintiffs, Chhaganlal and Shiv Pratap, who are now represented through their legal representatives, before this Court. 2. The learned trial court decreed the suit filed in favour of respondents/ plaintiffs vide judgment and decree dated 31.03.1980 in Civil Original Suit No.157/1978- Chhaganlal & Ors. vs. Shivgopal & Ors. 2. The learned trial court decreed the suit filed in favour of respondents/ plaintiffs vide judgment and decree dated 31.03.1980 in Civil Original Suit No.157/1978- Chhaganlal & Ors. vs. Shivgopal & Ors. in the following manner: - ^^izfroknhx.k ds vfHkHkk"kd us dgk fd /kkjk 60 lEifÙk varj.k vf/kfu;e ftlesa eksjxstj dk fjMEi'ku dk jkbZV cryk;k x;k gS ds Proviso es by act of parties right of redemption extinguish gksuk Hkh dgk x;k gSA izLrqr okn esa ikVhZt us bZ,Dl 1, bdjkj ukek fy[kdj by act of parties right of redemption extinguish dj fn;k gSA fo}ku vfHkHkk"kd us ,vkbZvkj 59 ,eih 221 dk lUnHkZ fn;kA oknhx.k ds vfHkHkk"kd us ,vkbZvkj 72 enzkl 185 dk lanHkZ fn;k ftlesa /kkjk 60 lEifÙk eksjxst MhM esa ;g izko/kku gS fd ;fn eksjxst euh ds isesUV esa fMQkWYVj gksrk gS rks VªkatsD'ku vclksY;wV lsy ekuk tkosxk rc ,slk izko/kku dks clog on redemption ekuk x;k rFkk ,sls Dykst dk dksbZ izHkko ugha gksuk ekuk x;k oknh ds vfHkHkk"kd us ,vkbZvkj 52 vklke 19 dk Hkh lUnHkZ fn;kA fo}ku vfHkHkk"kd us MCY;w,y,u 1971 ist 194 dk Hkh lUnHkZ fn;k ftlesa ekuuh; jktLFkku mPp U;k;ky; us clog on equity of redemption ds fo"k; esa fu/kkZfjr fd;k x;k fd tgka dkWUVªsDV ds VElZ eksjxst ds fy, lEifÙk dks fjMhe djuk bEikslhcy dj nsrh gS rc ;g equity of redemption clog gSa rFkk okn dks izhesP;ksj ugha ekuk tk ldrkA izLrqr okn esa Hkh bZ,Dl ,1 bdjkj ukek ftlds }kjk fjMsEi'ku dk jkbV lekIr fd;k x;k og jhMEi'ku ij clog gSA rFkk bl dkj.k fu"izHkkoh gS bl izdj ;g ugha dgk ldrk fd 3000@& :i;s esa jgu o C;kt dh jkf'k ugha pqdkus ij oknhx.k ds jkbZV vkWQ redemption extinguish dj fy;k rFkk izfroknhx.k edku ij ekfyd ds :i esa dkfct gks x, bl izdkj ;g fookn iz'u izfroknhx.k ds foi{k esa fuf.kZr fd;k tkrk gSA fu.kZ; fookn iz'u la-3 bl fl) djus dk Hkkj izfroknhx.k ij gSA Mh-M-1 lwjtey us dgk fd djhc 30 lky ifgys oknhx.k us mlds firkth ds gd esa 2000@& :i;s esa jgu j[kk FkkA lk{kh us ;g Hkh dgk gS fd bl edku dh ejEer vkt rd ge gh djkrs vk, gSA izfroknhx.k ds vfHkHkk"kd us dgk fd izfroknhx.k ds ikl edku 12 o"kZ ls vf/kd edku ekfyd ds :i esa gSA vr% mudk edku ij ,MolZ its'ku gks x;kA fo}ku vfHkHkk"kd us ,vkbZvkj 1962 iVuk 198 dk lUnHkZ fn;kA ftlesa jkbV vkWQ fjMEi'ku dk by act of parties extinguish gksuk rFkk statutory fijh;M esa eksjxst }kjk buosfyV lsy ds vUrxZr Hkh ,MolZ its'ku gksus ij jkbZ vkWQ fjEMEi'ku extinguish gksuk ekuk x;kA fo}ku vfHkHkk"kd us ,vkbZvkj 58 vkU/kz izns'k 541 rFkk ,vkbZvkj 57 iVuk 502 dk Hkh lUnHkZ fn;kA oknh ds vfHkHkk"kd us dgk fd izfroknhx.k dk ,MolZ its'ku ugha gqokA fo}ku vfHkHkk"kd us ,vkbZvkj 52 vklke 19 rFkk ,vkbZvkj 71 xqtjkr 239 dk lUnHkZ fn;kA ,vkbZvkj 71 xqtjkr 239 esa fu/kkZfjr fd;k x;k fd tgka ,d O;fä vpy lEifÙk ij eksjxsth ds :i esa izos'k djrk gS rFkk ckjg o"kZ rd dCts esa jgrk gS rks og izslØhi'ku ds }kjk vkWijfli izkIr ugha djrk ftlls Hkh eksjxstj dks lEifÙk dks fjM~;wt (Sic! Redeem) djus ls fMl,UVkbZVy dj nsA izLrqr okn esa Hkh eksjxsth izfroknhx.k dk dCtk 12 o"kZ ls vf/kd gksus ij Hkh ;g ugh dgk tk ldrk fd mUgksaus eksjxstj oknhx.k ds redeem ds right ls mldks fMl ,uVkbZVy dj fn;k gksA vr% izfroknh dk ckjg o"kZ ls vf/kd dCtk gksus ij Hkh budk its'ku ,MolZ its'ku ugha ekuk tk ldrk bl izdkj ;g fookn iz'u izfroknhx.k ds foi{k esa fuf.kZr fd;k tkrk gSA izfroknhx.k dk dCtk gksLVk;y Vªw vkWuj vFkkZr~ oknhx.k gksuk ugha dgk tk ldrkA vuqrks"k fookn iz'ku la-1 oknh ds i{k esa fuf.kZr fd;k tk pqdk gS rFkk oknhx.k dsk 3500@& :i;s izroknhx.k dks vnk djds edku jsgu ls NqM+kus dk vf/kdkjh ekuk x;k gSA fookn iz'u ua- 2] 3] 4 izfroknhx.k ds foi{k esa fuf.kZr gqos gSA rFkk izfroknhx.k dks edku ekfyd ds :i esa jkbV vkWQ fjMEi'ku extinguish djds dkfct gksuk oknhx.k }kjk vksjy lsy fd;k tkuk izfroknhx.k dk ,MolZ its'ku fd;k tkuk izfroknhx.k dk ejEer ds 3000@& rhu gtkj :i;s izkIr djus dk vf/kdkjh gksuk ugha ekuk x;k gSA bl izdkj oknhx.k edku jgu ls NqM+kus dk vf/kdkjh gSA vkns'k vr% oknhx.k dk okn vkns'k 34 fu;e 7 O;ogkj izfØ;k lafgrk ds vUrxZr fuEu izdkj ls izkjfEHkd fMØh fd;k tkrk gSA ¼1,½ izfroknhx.k esa 3500@& :i;k ns; ¼M~;w½ gSA vr% ;g jkf'k ns; ¼M~;w½ ?kksf"kr dh tkrh gSA ¼ch½ funsZ'ku fn;k tkrk gS fd %& ¼1½ fd ;fn oknhx.k mä ?kksf"kr jkf'k dks N% ekg ds Hkhrj vnk dj ns ;k vnkyr esa tek djk ns rks izfroknhx.k oknhx.k dks lHkh nLrkost tks mlds dCts esa gS rFkk jgu dh xbZ lEifÙk dks jgu ,oa vU; lHkh izdkj ds Hkkjksa ls eqä djds oknhx.k dks fj&VªkalQj djsA ¼2½ fd ;fn izkjfEHkd fMØh esa ?kksf"kr jkf'k dh vnk;xh fu/kkZfjr le; esa ugha dh tkrh gS rc izfroknhx.k vfUre fMØh ¼QkbZuy fMØh½ ds fy, vkosnu dj ldsaxsA ¼3½ fd oknhx.k lEifÙk dks jhfMe djus ls fMckj fd, tkosA ¼2½ edku okds 'kgj chdkusj eksgYyk HkÍM+ks dk pkSd] vkpfy;ksa dk Qyrk chdkusj nj xth 182111-1 ftlds vkls ikls ok xt xr fuEu gS %& vklk iklk mÙkjk)& njoktk o jkLrk fn[kukn& edku eqrZguku vxw.k& edku dkywjke O;kl pakney iqjksfgr vkFkqu& edku eqrZguku xt xr edku (Measurements are not given here as the same have been given in the original decree) ¼3½ on O;; oknhx.k izfroknhx.k ls ik ldsaxsA lgh iq:"kksÙke fe/kkZ vij eqfUlQ ,oa U;kf;d eft- izFke oxZ ua-2] chdkusjA** 3. The first appeal being Civil Appeal No.43/1985-Shiv Gopal & Ors. The first appeal being Civil Appeal No.43/1985-Shiv Gopal & Ors. vs. Chhaganlal & Ors., filed by the appellants/defendants also came to be dismissed by the learned appellate court of Additional District Judge, Bikaner, vide judgment and decree dated 19.02.1990 in the following manner: - ^^11- izFker% izn'kZ ,1 bdjkjukek ftl fnu jguukek fy[kk x;k Fkk mlh fnu dk fy[kk gqvk gS] ftlesa ;g fjlkbZVy gS fd jguukek etdwjk esa eqdj gqbz fe;kn ds vUnj :i;k vnk ugha djsaxs] rks fe;kn etdwj ds ckn vlkZ nks ekg ds vanj rhu gtkj :i, esa eqrZgu etdwj ds esa ;k mlds okfjlku ds gd esa rgjhj o rdehy djkdj jftLVªh djk nsaxsA vlkZ nksg ekg esa jftLVªh ugha djkus ij ikap lkS :i, crkSj gtkZuk vnk djsaxs o gtkZuk vnk ugha djus ij tfj, pkjktksbZ dkuwuh dk gd gksxkA bu okD;ka'kksa ls ,slk dgh ij Hkh vkHkkflr ugha gksrk fd oknhx.k us viuk foekspu vf/kdkj fuokZfir dj fn;k gksA oknhx.k dh dsoy ;gh vfHkO;fä Fkh fd jde dh vnk;xh o eqruktk ifjlj dh jftLVªh u gksus ij os gtkZus ds ikap lkS :i, izkIr dj ldsaxsA ,slh fLFkfr esa vihykFkhZx.k&izfroknhx.k dk Hkkfxd ikyu dk vfHkokd~ ¼Iyh vkWQ ikVZ ijeksjesal½ blfy, egRoghu gks tkrh gS fd mUgksaus ikap lkS :i, gtkZus ds lEcU/k esa dksbZ Hkh vuqrks"k lEcU/kh okn ugha fd;kA os pkgrs rks blds fy, vyx ls okn yk ldrs FksA 12- izfrdwy dCtk Hkh vihykFkhZx.k-izfroknhx.k dk bl vk/kkj ugha ekuk tk ldrk fd izR;FkhZx.k-oknhx.k us vius vf/kdkj tks] tks cU/kd foys[k ls mRiUu gqvk Fkk] dks NksM+k ugha Fkk vkSj u gh vihykFkhZx.k izfroknhx.k dk oknxzLr lEifÙk dk ,slk dCtk Fkk] tks lgh Lokeh ds fo:) izfrdwy ¼gksLVkbZy Vw nh Vªw vkWuj½ gksA lgh Lokeh ds fo:) izfrdwy dCtk lkfcr djus ds fy, izfroknhx.k dks ;g pkfg, Fkk fd os ,sls lcwr is'k djrs] ftuls ;g vkHkkflr gksrk gks fd oknhx.k us fooknxzLr lEifÙk ij viuk gd NksM+ fn;k gks vFkok mUgksaus izfroknhx.k ds d`R;ksa o vd`R;ksa dks izR;{k o vizkR;{k :i ls viuh lgefr ns nh gksA tc bl izdkj dh nyhysa tks lafonk ds Hkkfxd ikyd vkSj izfrdwy dCts ls lacaf/kr gS Lohdkj fd, tkus ;ksX; ugha gS] rks esjs fopkj esa oknhx.k }kjk mBk, x, ,srjkt vf/kfu;e dh /kkjk 60 ds ijUrqd ds vuqlkj foekstu esa ck/kk dh ifjHkk"kk esa vkrk gS vkSj tks yksduhfr o dkuwu ds fo:) gS] tSlk fd fo}ku vij eqfUlQ la-2 chdkusj us vius vk{ksfir fu.kZ; esa foosfpr fd;k gSA ----- 15- mi;qZä uthjksa esa izfrikfnr fof/k fl)kUrksa dks ;fn orZeku izdjk ds lkFk i<+k tkos rks tSlk fd Åij foospu fd;k tk pqdk gS] izn'kZ ,1 dh 'krsZa tSlk fd izfroknhx.k ds xokg lwjtey Mh-MCY;w-1 us c;ku dh gS] foekspu esa ck/kk dh ifjf/k esa vkrh gS vkSj ;g ml ewy fl)kUr dks Hkh udkjrh gS] ftls dkuwuh Hkk"kk esa ^^,d ckj cU/kd lnSo ds fy, cU/kd** ¼oUl eksjxst vkyost eksjxst½ dgk x;k gS] tc rd fd blds viokn :i dkj.k i=koyh ij miyC/k u gksA izfroknhx.k dh rjQ ls ,slh dksbZ Hkh nLrkosth vFkok ekSf[kd lk{; ugha gS] ftls ;g ekuk tk lds oknhx.k fookfnr lEifÙk dks jde u pqdkus ij foØ; djus ds fy, ekSf[kd vFkok fyf[kr bdjkj fd;k gksA ftl ekSf[kd bdjkj dk dgk x;k gS og dkuwu esa dksbZ egRo ugha j[rk] D;ksafd 100@& :i;s ;k mlls vf/kd dh LFkkoj lEifÙk dk varj.k ekSf[kd djkj ls ugha fd;k tk ldrk vkSj u gh izfroknhx.k vihykFkhzx.k dk lkfcr djus esa lQy jgs gSA ,slh fLFkfr esa fook|d la- 1 ds fofu'p; ds lEcU/k esa tks fo}ku vij eqfUlQ la-1] chdkusj us fu"d"kZ fudkyk gS mlesa eq>s dksbZ gLr{ksi dk vk/kkj izrhr ugha gksrk gSA 16- fook|d la-2 o 3 dk fofu'p; Hkh mi;Zqä fook|d ls lEcfU/kr gS] blfy, budk vyx ls dksbZ foospu visf{kr ugha gS] D;ksafd ;s nksuksa fook|d la-1 ls lEcfU/kr gSA 17- tgka rd fook|d la-4 dk iz'u gS] bl lEcU/k esa fo}ku vij eqfUlQ la-2] chdkusj us ;g fu"d"kZ fudkyk gS fd izfroknhx.k ;g fl) djus esa vlQy jgs gSa fd mUgksaus eqruktk edku dh ejEer ds ckjs esa fdruk [kpZ fd;k] D;ksafd [kpZ ds lEcU/k esa dksbZ Hkh fglkc fdrkc izLrqr ugha fd;k x;k gSA tc dksbZ fglkc gh is'k ugha fd;k x;k] rks ejEer djkus dk [kpkZ ugha fnykus esa dksbZ rF;kRed ;k dkuwuh Hkwy ugha dh gSA 18- fo}ku vf/koäk vihykFkhZ izfroknhx.k dh ;g vfUre cgl gS fd vihykFkhZx.k izfroknhx.k dks C;kt ,d :i;k lSdM+k iUnzg lkS :i, cj cU/kd dh rkjh[k ls fnyk;k tkos] ijUrq tSlk fd fo}ku fopkj.k U;k;ky; us ewy ds cjkcj C;kt fnyk;k gS] mlls vf/kd fnykuk eq>s mfpr izrhr ugha gksrk] D;ksafd ewy jde ls vf/kd C;kt fnykuk euhySf.Max ,DV ds izko/kkuksa ds foijhr gSA blds vfrfjä vihy esa Kkiu ¼eheks vkWQ vihy½ esa Hkh ,slk dksbZ ,srjkt Hkh ugha mBk;k x;k gSA 19- mi;qZä foospu ds vk/kkj ij vihy fujLruh; izrhr gksrh gSA vkns'k 20 vr% ;g vihy fujLr dh tkrh gS ,oa fo}ku vij eqfUlQ ,oa U;kf;d eftLVªsV] izFke oxZ la-2] chdkusj ds vk{ksfir fu.kZ; ,oa vkKfIr fnukad 31-3-80 dh ,rn~}kjk iqf"V dh tkrh gSA izdj.k ds rF;ksa ,oa ifjfLFkfr;ksa dks n`f"Vxr j[krs gq, mHk; i{kdkjksa dks ifjO;; viuk viuk ogu djus dk funsZ'k fn;k tkrk gSA rnkuqlkj vkKfIr dh jpuk dh tkosA lgh@& ¼nsoukjk;.k Fkkuoh½ Additional District Judge, Bikaner" 4. Being aggrieved by the aforesaid decree of the two courts below decreeing plaintiffs' suit, the appellants/defendants have preferred this second appeal before this Court, which was admitted by a coordinate bench of this Court on 28.07.1990 while passing the following order: - ^^28-7-90 ekuuh; U;k;kf/kifr Jh vkj-,l- oekZ vihykFkhZx.k ds vf/koäk Jh fnus'k ekgs'ojh mi- Jh ekgs'ojh us ,vkbZvkj 1989 e/;izns'k 273 jkeflag cuke :iflag rFkk ,vkbZvkj 1979 vkU/kz izns'k vuohjIik cuke 'ksÍhokekuk dk voyEc fy;kA vihy fopkjkFkZ xzg.k dh tkrh gS] D;ksafd bl ekeys esa fof/k ds fuEu egRoiw.kZ iz'u m)r gksrs gS%* 1- D;k v/khuLFk U;k;ky;ksa us ;g fu"d"kZ fudkyus esa =qfV dh gS fd vihykFkhZx.k dk dCtk izfrdwy ugha Fkk\ 2- D;k v/khuLFk U;k;ky;ksa us ;g fu"d"kZ fudkyus esa =qfV dh gS fd cU/kddrkZ ds vf/kdkj izn'kZ ,1 lEikfnr gksus ds ckn Hkh thfor FksA 3- D;k fupys U;k;ky;ksa us vihykFkhZx.k ds bl vfHkokd dks xyr :i ls vLohdkj fd;k fd vihykFkhZx.k ij muds i{k esa dh xbZ lafonk v/khu ugha FkkA izR;FkhZx.k dks vihy dh lquokbZ dk uksfVl tkjh gksA fupys U;k;ky; dk vfHkys[k ryc fd;k tk,A 5. Mr. J.K. Bhaiya, learned counsel for the appellants/defendants sub-mitted that the courts below have erred in giving the decree of redemption of mortgage because there was an Agreement (Exh.A/1) executed by the defendants and, therefore, right of redemption of the mortgagor in question was lost. Therefore, the decree(s) under appeal deserve to be reversed and the present second appeal deserves to be allowed while answering the sub-stantial questions of law, framed above, in favour of appellants/defendants. 6. Per contra, Mr. J.L. Purohit, Sr. Advocate assisted by Mr. Shashank Joshi, learned counsel for the respondents/plaintiffs submitted that the learned appellate court has clearly given detaled findings in favour of plaintiffs that the said document (Exhibit – A/1) was only for payment of additional compensation to the extent of Rs.500/- in case the plaintiffs (mortgagor) fails to repay the loan amount within the stipulated time with interest and in terms of that agreement itself, both the courts below have right held that the right of redemption could not be said to have been lost on account of said agreement (Exh.A/1) relied upon by the learned counsel for the appellants/defendants. 7. 7. The said agreement (Ex.A/1) is quoted herein below for ready reference:- ^^eu fd Nxuyky o f'koizrki ihljku xqykcpUn tkfr O;kl tSlyesfj;k lk- chdkusj ds gSA tks fd ge eqdjku us viuk edku vjlk 1 lky dh fe;kn esa cgd jk/kkfd'ku oYn xksihfd'ku O;kl lk- chdkusj ds gd esa fcy ,ot :- 2000@& v[kjs :i;k nks gtkj esa jgu fcy dCtk fd;k gS ;g edku ge ehdjku dk rUgk ehyfdrh ok edcwtk gSA nwljs dk dksbZ gd fgLlk ugha gSA vxj ge eqdjku jgu ukes etdwjk esa eqdj dh gqbZ fe;kn ds vUnj eqjrugu dks :i;k vnk ugha djsaxs rks fe;kn etdwj ds ckn vjlk nks ekg ds vUnj vUnj o eqdkcys :- 3000@& v[kjs rhu gtkj :i;s ds eqjrgu etdwj ds gd esa ;k mlds okfjlku ds gd esa rgjhj ok rdehy djk dj jftLVªh djk nsaxs vxj vjlk nks ekg esa jftLVªh ugha djkosaxs rks 500@& ikap lkS :is crkSj gjtk eqjrgu dks vnk djsaxs u vnk djus dh lwjr esa tfj;s pkjktksgh gS dkuwuh ge eqdjku ls olwy djus dk v[r;kj gksxk fygktk ;g bdjkjukek fy[kk fn;k fd lun jgs oä ij dke vkos rk- 20-7-49 bZ- dye ukjk;.k flag vjktuohl dgS eqdjku fy[kkA ,u flag@&** 8. This Court does not find any stipulation in the said agreement (Exhibit – A/1) that in case the plaintiffs fails to repay the borrowed sum of Rs.3000/- within stipulated time frame, they would not be able to redeem the said mortgage but will be bound to sell the property in question to the defendants as it only stipulates that in case the said payment is not made within stipulated time, the defendants would be entitled to recover a sum of Rs.500/- as damages for such delayed payment and in case the same is not paid time frame, the plaintiffs have to pay Rs.500/- as damages. The said clause cannot be said to be a clog as the right of redemption of mortgage of the plaintiff. Otherwise all the findings rendered by the courts below on the basis of the relevant evidence are clearly in favour of respondents/plaintiffs and the substantial questions of law No.1 and 2 framed above, therefore, deserve to be answered in favour of respondents/plaintiffs on the basis of aforesaid Ex. A/1, which does not confer any right on the defendants to get the said property transferred in their favour. A/1, which does not confer any right on the defendants to get the said property transferred in their favour. The pea of adverse possession of the defendants was also rightly rejected by the courts below. 9. The contention of the learned counsel for the appellants/defendants, Mr. J.K. Bhaiya, about Section 53A of the Transfer of Property Act, 1882, also cannot be sustained as no agreement to transfer the property in favour of appellants/defendants was executed by the plaintiffs at any point of time after the period was over for repayment, therefore, they were not put in possession of the suit property on that basis and the plaintiffs had equity of redemption in their favour. Consequently, the question of law No.3 also deserves to be answered in favour of respondents/plaintiffs. 10. Resultantly, the present second appeal filed by the appellants/ defendants assailing the concurrent judgment and decree of the courts below decreeing the plaintiffs' suit for redemption of mortgage is dismissed in view of above discussion and the aforesaid questions of law, framed above, having been answered in favour of respondents/plaintiffs and against the appellants/ defendants. No costs. A copy of this judgment be sent to the concerned parties and the courts below forthwith.