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Rajasthan High Court · body

2015 DIGILAW 739 (RAJ)

Kanhaiya Lal v. Sohan Lal

2015-03-30

VINEET KOTHARI

body2015
JUDGMENT : 1. This second appeal of the defendants is arising out of the judgment and decree dated 03.09.2013 passed by the learned Additional District Judge No.1, Bhilwara in Civil Appeal No.71/2005 “Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. Vs. Kishan Chand (deceased) S/o Dhallumal through his LRs & Ors.” who allowed the appeal filed by the present respondents-plaintiffs and modified the judgment and decree dated 10.08.2005 passed by the learned Additional Civil Judge (Junior Division) No.2, Bhilwara in Civil Original Suit No.322/1999 “Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. Vs. Kishan Chand (deceased) S/o Dhallumal through his LRs & Ors.” by which, the learned Additional Civil Judge (Junior Division) had decreed the suit filed by the plaintiffs seeking redemption of mortgage of suit house and for its possession which is known as “Khatiknami Haveli” situated at Azad Chowk, Bhilwara. 2. The present second appeal has been filed by the defendants-Kanhaiya Lal S/o Heeranand Sindhi and Hismat Rai @ Himmatraj S/o Dhallu Mal Sindhi against the respondents-plaintiffs- Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. aggrieved by the order judgment and decree dated 03.09.2013 passed by the First Appellate Court of learned Additional District Judge No.1, Bhilwara in Civil Appeal No.71/2005 “Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. Vs. Kishan Chand S/o Dhallu Mal Sindhi (deceased) through his LRs (Respondents Nos. 1 to 9) and Kanhaiya Lal S/o Heeranand Sindhi (Respondents Nos. 10 to 16). 3. The facts in brief leading to the present second appeal which has a chequered history is in respect of the suit property situated at Azad Chowk, Bhilwara which suit property was mortgaged vide registered mortgage deed (Ex. 20) dated 07.12.1974 by one Pyare Lal S/o Ram Lal (mortgagor) in favour of Dhallu Mal Sindhi and Heeranand Sindhi, the tenants of the said suit property. The tenants were carrying on the business of Bakery in the four suit shops situated on the front side of the said house and were also in possession of some more portion of the suit property other than the suit shops and also one portion which was in possession of one Raj Kumar S/o Vilayati Ram Khanna, with whom also, that portion of the suit property was mortgaged by the owner Pyare Lal and that portion was later on purchased by the respondents Nos. 2 to 4 – Raj Kumar S/o Manohar Lal Sindhi, Smt. Kamla W/o late Manohar Lal Sindhi and Govind Ram Kalwani S/o Kanhaiya Lal Kalwani. The dispute in the present case is about the four suit shops only in which the legal representatives of the mortgagees under the agreement Ex. 20 dated 07.12.1974 namely, Dhallu Mal Sindhi and Heeranand Sindhi are in possession and claim of these defendants-appellants is that even redemption of said mortgage on payment of Rs. 20,000/- which was created by the mortgagor Pyare Lal in favour of Dhallu Mal Sindhi and Heeranand Sindhi under the registered mortgage deed (Ex. 20) dated 07.12.1974 since they were the tenants in the said suit shops, their tenancy stood revived with the redemption of the mortgage under the Court decree and, therefore, the possession of the suit property namely, the four shops in question was not required to be handed over back to the mortgagor after the redemption of the mortgage. It may be noted here that the original mortgagor Pyare Lal had sold the suit property including the said four suit shops in question in favour of the original plaintiff Sohan Lal S/o Ram Kalyan Vijayvargiya including the right of redemption of mortgage and the present suit for redemption of mortgage was also filed by the purchaser Sohan Lal S/o Ram Kalyan Vijayvargiya only. 4. The civil suit bearing number 322/1992 Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. Vs. 4. The civil suit bearing number 322/1992 Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. Vs. Kishan Chand S/o Dhallu Mal Sindhi (since deceased) through his LRs & Ors., was decreed by the learned Trial Court on 18.03.2004 which was the suit for redemption of mortgage and possession of the suit property with the following findings in favour of the plaintiffs:- ^^cgl lquh xbZ] i=koyh dk voyksdu fd;k x;kA ckn xksj bl lnaHkZ esa esjk fouez er gS fd oknhx.k }kjk izLrqr xokgksa us fookfnr tk;nkn izn’kZ-1 ls izn’kZ-4 ds tfj;s [kjhnus dk dFku fd;k gS ,oa pkjksa foØ; i=ksa esa ;g Li”V :i ls of.kZr gS fd mDr tk;nkn jgu gS ftl jgu dh jkf’k Hkqxrku dj Øsrk dks NqM+kus dk vf/kdkj gksxk ,oa foØsrk us Øsrk ls foØ; jkf’k 15 gtkj :i;s izkIRk dj yh gS ,oa ‘ks”k jgu dh jkf’k Hkqxrku gsrq NksM+ nh gS ,oa bl lac/ak esa izfroknhx.k }kjk izLrqr xokgksa us dksbZ dFku ugh fd;k gSA fd oknhx.k dks fookfnr tk;nkn dks jgu ls NqM+kus dk vf/kdkj u gksa ,oa izfroknh xokgksa us ;g Lohdkj fd;k gS fd os jgu NksM+us dks RkS;kj gSA mijksDrkuqlkj izLrqr lk{; ,oa nLrkostksa ls ;g izekf.kr gS fd oknhx.k us fookfnr laifŸk dks I;kjsyky ls pkj vyx&vyx foØ; i=ksa }kjk [kjhn dj yh gS ,oa mUgsa fookfnr laifŸk dks jgu ls eqDr djkus dk vf/kdkj gSA vc gesa bl rF; ij fopkj djuk gS fd D;k izfroknhx.k fookfnr tk;nkn esa jgu ds iwoZ ls gh crkSj fdjk;snkj dkfct Fks ,oa orZeku esa Hkh dkfct gSA bl laca/k esa Mh-M-1 dUgS;kyky us O;Dr fd;k gS fd fookfnr tk;nkn esa ls pkj nqdkus mlds ikl gS ftlesa U;w y{eh ds csdjh ds uke ls O;olk; djrk gSA mDr nqdkusa lu~ 1950 ls mlds ikl fdjk;s ij gS ,oa oks gh ekfyd gS ,oa fookfnr nqdkuksa dh fdjk;s dh jlhnsa izn’kZ ,-1 ls izn’kZ ,-4 gS bu lHkh ij lh ls Mh bckjr I;kjsyky dh gS o bZ ls ,Q bckjr mlds firk ghjkuan dh gSA ;|fi mDr xokg us mDr jlhnsa fookfnr nqdkuksa dh gksuk crk;k gS ijUrq ;fn ge mDr jlhnks dk voyksdu djsa rks mlesa mDr jlhnsa fdl ifjlj dh gS] dk gokyk ugh gS ,oa ek= mlesa ;g o.kZu gS fd fdjk;k izkIRk fd;k ijUrq ,d ls vf/kd nqdku dk fdjk;k izkIr fd;k gks ;g of.kZr ugha gSA u gh ;g of.kZr gS fd ;s nqdkusa dgka fLFkr gS lkFk gh xokg us fookfnr nqdkuksa esa Lo;a dks fdjk;snkj gksuk crk;k gS lkFk gh ;g Hkh crk;k fd bZ ls ,Q bckjr ghjkuan dh gSA ;g rF; mfpr ,oa ;qfDr;qDr izrhr ugh gksrk D;ksafd fdjk;k mDr xokg Lo;a nsuk crkrk gSA lkFk gh fdjk;k nsuk crkrk gS rc bZ ls ,Q bckjr ghjkuan }kjk D;ksadj fy[kh bl lac/ak esa dFku ugh gSA izn’kZ&20 ds lh ls Mh Hkkx es og of.kZr gS fd iwoZ rjQ dh nqdkus o edkuksa ij ekStwnk fdjk;snkj dUgS;kyky lqxupan fla/kh vxj os ml le; Hkh fdjk;snkj jagsxsa rks muls okfil fdjk;k fpëh vkt dh nj ls fy[kok nsxkA ijUrq Mh-M-1 dUgS;k yky iq= ghjkuan us ;g Li”V ugh fd;k fd dUgS;k yky lqxupan fla/kh tks izn’kZ&20 esa fdjk;snkj gksuk crk;k x;k gS og ogha gS ,oa mDr of.kZr fdjk;snkj QeZ dk uke gS vFkok O;fDRkxr bl laca/k esa Hkh mDr xokg }kjk dksbZ Li”Vhdj.k ugh fn;k x;kA lkFk gh izfroknhx.k dh vksj ls izLrqr xokgks us Lohdkj fd;k gS fd I;kjsyky thfor gSA vr% bl lac/k esa mDr xokg loksZŸke lk{kh Fkh tks ;g Li”V djrk fd izn’kZ 20 esa of.kZr dUgS;k yky lqxupan fla/kh dkSu Fkk ,oa og vkt Hkh fdjk;snkj gS vFkok ugha vFkok o O;fDr gS ;k QeZA mDr xokg }kjk Lo;a dks U;w y{eh csdjh ds uke ls O;olk; djuk crk;k gS tcfd izn’kZ-20 es dUgS;k yky lqxupan fla/kh of.kZr gSA izn’kZ-20 ds lexz voyksdu ls ;g RkF; Li”V gS fd O;fDr ds uke ds vkxs Jh n’kkZ;k x;k gS ijUrq dUgS;k yky lqxupan fla/kh dks fdjk;snkj gksuk tkfgj fd;k ,oa ftlls ;g tkfgj ugha gS fd og O;fDRk gS vFkok QeZ ,oa Mh-M+ 1 }kjk Hkh bl laca/k esa dksbZ Li”Vhdj.k ugha fn;k x;k gSA u gh mlds }kjk izLrqr jlhnsa bl rF; dks ;qfDr;qDr :i ls lkfcr djrh gS fd mDr jlhns fookfnr tk;nkn dh lkjh nqdkuks dh gks o crkSj fdjk;snkj gS ,oa mDr fdjk;k mlds }kjk I;kjsyky dk iwoZ ls gh vnk fd;k x;k gSA M+h-M+- 2 gler jke us bl ckcr~ O;Dr fd;k gS fd mldk O;kikj jken;ky rqylhjke ds uke ls djhc 50 lky ls gS tks mlds cMs+ HkkbZ fd’kupan laHkkyrs Fks ftudk LoxZokl gks x;kA dtksbey dks fdjk;k nsrs Fks jlhns izn’kZ ,-5 ls ,-43 gSA lkFk gh mDr xokg us ;g Lohdkj fd;k gS fd mDr QeZ dk ekfyd fd’kupan Fkk ftuds okfjl ‘kkL=huxj esa jgrs gS ,oa nqdku djrs gSA bl laca/k esa esjk fouez er gS fd mDr xokg us Lo;a Lohdkj fd;k gS fd fookfnr tk;nkn jguukesa ds le; izn’kZ-20 esa mDr jken;ky rqylhjke fla/kh QeZ gS ftlds ekfyd fd’kupan Fks ftuds okfjl orZeku esa vU; txg fuokl ,oa O;oLkk; djrs gSA mDr xokg ;g crkus esa vleFkZ jgk gS fd og fdl izdkj ls mDr QeZ dk ekfyd cuk lkFk gh mlus ;g Hkh Lohdkj fd;k fd fdjk;s dh jlhnksa esa jken;ky rqylhjke QeZ dk uke ugh gS] u gh cqdysV ij QeZ dk uke gS ,oa bl ckcr~ mDr xokg }kjk cgh[kkrs is’k ugha fd;s x;s fygktk izn’kZ ,-5 ls ,-93 ftu ij cqdysV QeZ dk uke vFkok fookfnr nqdkuksa ckcr~ vadu u gksus ls ;g ugh ekuk tk ldrk fd mDr jlhnsa fookfnr nqdkuks dh gh gksaA ,oa bl laca/k esa Hkh izfroknhx.k }kjk dksbZ dFku ugha fd;k x;k fd izn’kZ-20 esa of.kZr jken;ky rqylhjke fla/kh QeZ dk uke vFkok O;fDr dk tks jlhnsa izn’kZ ,-5 ls izn’kZ ,-93 Hkh lkfcr ugha dj ikbZ gSA ;fn ge izn’kZ ,-94] ,-95] ,-96] 97] 98 dk voyksdu djsa rks mlls eSllZ jken;ky rqylhjke dUQslujh oDlZ vktkn pkSd HkhookM+k dk gokyk gS ijUrq izn’kZ-20 esa ek= jken;ky rqylhjke fla/kh of.kZr gSA vRk% mDr nLrkost dk izfroknhx.k ykHk izkIr ugh dj ldrs] u gh os ;g izekf.kr dj lds gS fd mDr nLrkost esa of.kZr QeZ gh Ex.20 esa nf’kZr gS] fookfnr tk;nkn jguukesa ls crkSj fdjk;snkj dkfct gS lkFk gh M+h-M+-2 ;g Hkh Lohdkj fd;k gS fd og fookfnr tk;nkn dk fdjk;k fdlh dks ugh nsrs gS] u gh mDr nksuksa xokg }kjk ,slk dksbZ nLrkosth nLrkost is’k fd;k x;k ftllsa ;g tkfgj gksrk gks fd izn’kZ-20 essa of.kZr fdjk;snkj orZeku esa Hkh mDr ifjlj esa Hkh O;olk; dj jgs gSA Tkcfd izn’kZ-20 esa of.kZr fdjk;snkj orZeku esa Hkh mDr ifjlj esa Hkh O;olk; dj jgs gSA Tkcfd izn’kZ-20 esa ;g Li”V :i ls vafdr gS fd jgu ds oDr ;fn tks fdjk;snkj gS os jgu NqM+kus ds le; Hkh fdjk;snkj jgsaxs rks muls ubZ fdjk;k fpëh fy[kk th tkosxhA ijUrq izfroknhx.k }kjk izLrqr nksuksa xokgksa ds c;kuksa ls izfroknh ;g izekf.kr djus esa foQy jgk gS fd og fookfnr tk;nkn esa crkSj fdjk;snkj jgu ls iwoZ dkfct gks rFkk orZeku esa Hkh dkfct gS ,oa muds c;kuksa dk lexz voyksdu djus ls ;g Li”V gksrk gS fd fookfnr tk;nkn esa mudk vkf/kiR; jguxzfgrk ds okfjlksa ds :i esa pyk vk jgk gSA mijksDrknqlkj mDr nksuksa fook|d izfroknhx.k ds fo:) o cgd oknhx.k fu.khZr fd;s tkrs gSA AA vkns’k AA nkok oknhx.k ckcr~ jgueqfDr edku ,oa vkf/kiR; foL) izfroknhx.k fuEu izdkj fMØh fd;k tkrk gS %& oknhx.k 20]000@& :i;s izfroknhx.k dks fn, tkdj jgu’kqnk laifŸk dks jgueqfDr izkIr djus ds vf/kdkjh gSA lkFk gh izfroknhx.k okni= ds iSjk la- ,d esa of.kZr laifŸk dk [kkyh dCtk nks ekg dh vof/k esa oknhx.k dks laHkykosA i{kdkjku [kpkZ viuk&viuk ogu djsaxsA ipkZ fMØh fu;ekuqlkj cukbZ tkosA Sd/- ¼yrk xkSM+½ vfrfjDr flfoy U;k;k/kh’k ¼d-[k-½ ,oa U;kf;d eftLVªsV la- 2] HkhyokM+^^ 5. Against the said judgment and decree dated 18.03.2004, the defendants Kishan Chand S/o Dhallu Mal Sindhi & Ors. have filed the first appeal before the learned Additional District Judge No.1, Bhilwara which appeal No. 14/2004 “Kishan Chand S/o Dhallu Mal Sindhi & Ors. was allowed on 22.03.2005 and the matter was remanded back to the learned Trial Court for deciding the issue No.3 again. The relevant portion of the said order dated 22.03.2005 is quoted herein below for ready reference:- vkns’k vihy vihykFkhZ Lohdkj dh tkrh gSA v/khUkLFk U;k;ky; dk vk{ksfir fu.kZ; vikLr fd;k tkrk gS vkSj v/khuLFk U;k;ky; dks i=koyh bl funsZ’k ds lkFk izfrizsf”kr dh tkrh gS fd v/khuLFk U;k;ky; rudh la- 03 ij mijksDr foospukuqlkj mHk;i{k dks lquokbZ dk volj nsdj i=koyh ij miyC/k lk{; dk foospu dj ;Fkk&lEHko rhu ekg dh vof/k esa bl rudh ij iqu% fu.kZ; ikfjr djs vkSj ;fn nkok fMØh ;ksX; ik;s rks vkns’k 34 fu;e 07 flfoy izfØ;k lafgrk ds vkKkid izko/kkuks ds rgr fMØh ikfjr djsA vihy O;; i{kdkjku viuk viuk ogu djsaxsA v/khuLFk U;k;ky; ds le{k mHk; i{k fnukad 11-04-2005 dks mifLFkr jgsA Sd/- ¼lqJh izHkk ‘kEkkZ½ vij ftyk U;k;k/kh’k la-1 HkhyokM+k ¼jkt½^^ 6. After the remand, the learned Trial Court by its order dated 10.08.2005 in the same suit bearing number 322/1992 “Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. Vs. After the remand, the learned Trial Court by its order dated 10.08.2005 in the same suit bearing number 322/1992 “Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. Vs. Kishan Chand S/o Dhallu Mal Sindhi (deceased) by LRs & Ors.” decided the aforesaid issue No.3 in favour of the defendants and against the plaintiffs in the following manner:- ^^9- fook|d la[;k & 3%& D;k oknhx.k dUgS;kyky] lqxupan] jken;ky o rqylhjke ls HkkSfrd dCTkk izkIr djus ds vf/kdkjh ugh gS\ bl fook|d dks lkfcr djus dk Hkkj izfroknhx.k ij FkkA ekuuh; vihyh; U;k;ky; }kjk vius fu.kZ; fnuakd 22-3-05 esa fn;s x;s funsZ’kks ds vuqlkj bl fook|d dks r; djus ds fy, gesa ;g ns[kuk gS fd jgu’kqnk tk;nkn esa jgu ds oDr fdjk;snkj dUgS;kyky] lqxupan] jken;ky fdjk;snkj ds :Ik esa mDr tk;nkn ij dkfct gS vkSj mudh fdjk;snkjh ljs.Mj gqbZ gS ;k ugh] vkSj ljsUM+j gqbZ rks dc gqbZ\ i=koyh ij miyC/k jguukek izn’kZ 20 ds lh ls Mh Hkkx esa ;g vafdr fd;k x;k gS fd ^^mijksDr tk;nkn tc esa jgu ds :i esa ,deq’r nwaxk mlds rhu eghus ckn if’pe rjQ o iwoZ rjQ dh nqdkusa o edku rhuksa eafty rd thu ij ekStwnk fdjks;snkj dUgS;kyky firk lqxupan fla/kh o jken;ky rqylhjke fla/kh gS] vxj oks ml le; Hkh fdjk;snkj gh jgsaxs rks eSa okil muls fdjk;s fpëh vkt ds in dh tks muds fdjk;s ij gS] muls fdjk;k fpëh fy[kok nwaxk nwljh rjg dk mtz ugh d:axkA jguuke izn’kZ 20 ds lh ls Mh Hkkx esa vafdrkuqlkj fookfnr laifŸk jgu djrs oDr dUgS;kyky lqxupan fla/kh o jken;ky rqylhnkl fla/kh iwoZ dh rjQ dh nqdkusa o edku rhu eaftyk rd thu ij fdjk;snkj ds :i esa dkfct gksuk izekf.kr gSA ge gesa ;g ns[kuk gS fd D;k mudh fdjk;snkjh ljs.M+j gqbZ gS ;k ugh] vkSj ljs.Mj gqbZ rks dc gqbZ\ izfroknh lk{kh M+h-M+-1 dUgS;kyky us eq[; ijh{kk esa dFku fd;k gS fd fookfnr tk;nkn esa ls 4 nqdkus mlds ikl gSA ftlesa y{eh csdjh ds uke ls O;olk; gSA ;g nqdkusa gekjs 1950 ls fdjk;s ij gSA ftjg esa og dgrk gS fd lkjh tk;nkn ij orZeku esa <ywey o ghjkuan ds yM+dks dk dCtk gSA jgu ge NksM+us dks rS;kj gS] ysfdu ge fdjk;snkj Fks] fdjk;snkj gSA ;g xyr gS fd ge jgunkj gks] cfYd ge fdjk;snkj gS] fdjk;snkj jgasxsA lk{kh M+h-M+- 2 g’ker jk; dgrk gS fd esjk O;kikj jken;ky rqylhjke ds uke ls gSA djhc 50 lky ls eSa bl uke ls O;olk; dj jgk gwaA ;s O;olk; igys esjs cMs HkkbZ laHkkyrs Fks fd’kupan esjs cM+s HkkbZ dk LoxZokl gks x;kA fd’kupna ds thoudky esa eS dkjksckj dk ekfyd ugh Fkk o muds lkFk dke djrk FkkA fd’kupan dh e`R;q ds ckn esa lkjk dke eSa gh dj jgk FkkA dUgS;kyky ds ikl dh pkj nqdkusa e; cjkenk fdjk;s ij gSA ftjg esa og dgrk gS fd jken;ky rqylhjke QeZ lu~ 1964 ls O;kikj dj jgh gSA bl QeZ dk ekfyd jken;ky rqylhjke dks ugha cuk;k] fd’kupan dks cuk j[kk gSA fd’kupan esjs HkkbZ gSA lu~ 1964 esa eS i<+rk FkkA vkx og dgrk gS fd <ywey ds 6 yM+ds jken;ky] fd’kupan gfjjke] g’ker jk;] ‘kksHkkyky] n;kynkl o euksgjyky] euksgjyky 1998 esa xqtj x;kA og xyr gS fd fookfnr tk;nkn ij esjk o ‘kksHkkyky dk rUgk dCTkk gksA ;g xyr gS fd fookfnr tk;nkn ds fdlh Hkh fgLLks ij fd’kupan ds iq=ks dk dCtk ugh jgk gksA ;g Hkh xyr gS fd gekjk tk;nkn ij dCtk dsoy <+ywey ds iq= gksus ds dkj.k gSA O;kikj djus ds dkj.k gekjk dCtk gSA 10- mijksDr nksuksa xokgksa us fookfnr tk;nkn esa lu~ 1964 ls fdjk;snkj ds :i esa dkfct gksus dh rkbZn dh gSA tcfd oknhx.k dh vksj ls izLrqr lk{kh ih-M+- 1 lksguyky us ftjg esa dFku fd;k gS fd I;kjsyky us foØ; ds le; ;g crk;k Fkk fd fookfnr tk;nkn ds tks fdjk;snkj gS] mldk ftEek mldk gksxkA I;kjsyky fookfnr tk;nkn ds uke crk;s Fks vkSj ;g Hkh dgk Fkk fd fdjk;snkj ds uke jguukek fy[kk gSA bl xokg ds mijksDr dFkuksa ls fookfnr tk;nkn oknhx.k }kjk Ø; fd;s tkrs le; mlesa fdjk;snkj ds ekStwn gksus ds rF; dh iqf”V gksrh gSA lk{kh ih-M+- 2 o 3 jken;ky nksuksa us fookfnr ifjlj esa fdjk;snkj gksus o jguukek dh ‘krksZ ds ckjs es vufHkKrk tkfgj dh gSA lk{kh ih-M- 4 jkes’ojyky us ftjg esa dFku fd;k gS fd jgu ls iwoZ fdjk;snkj gksus dh tkudkjh I;kjsyky us ugh nhA ml le; dksbZ fdjk;snkj ugha FkkA eq>s irk ugh fd jguukek izn’kZ 20 esa lh ls M+h esa vafdr O;fDRk jguukek izn’kZ 20 fu”ikfnr djrs le; cgSfl;r fdjk;snkj jg jgs FksA vkxs fQj Lor% dgk fd izn’kZ 20 ds lh ls M+h Hkkx fyf[kr O;fDRk <Ykwey ghjkuan ds mŸkjkf/kdkjh gS] tks tqnk izdj.k esa izfroknhx.k gSA bl xokg us gkykafd fookfnr tk;nkn oknhx.k }kjk Ø; fd;s tkrs le; fdjk;snkj gksus dh tkudkjh ls budkj fd;k gS] ysfdu blh xokg us izn’kZ 20 jguukek ds lh ls Mh Hkkx esa vafdr O;fDr dks jgux`fgrk ghjkuan <Ykwey ds mŸkjkf/kdkjh gksus dk dFku fd;k gSA fjcVy lk{; esa lk{kh ih-M+- 4 jkes’ojyky }kjk ftjg esa dFku fd;k gS fd oknxzLr tk;nkn dkQh le; ls ghjkukan ds yM+dksa ds ikl gS] fd’kupan dks NksM+dj 1 bl xokg us ;g Hkh dFku fd;k gS fd I;kjsyky us jguukek fy[kk rc dSlh fLFkfr Fkh] mls irk ughaA I;kjsyky ds fdjk;snkj jken;ky rqylhjke] dUgS;kyky lqxupan ugh FksA esjh I;kjsyky ls ckr gqbZ FkhA I;kjsyky ls esjh ckr gqbZ] rc fookfnr edku esjs HkkbZ;ksa oknhx.k us [kjhnkA bl xokg us izn’kZ 20 jguukek ds lh ls M+h Hkkx esa vafdr tk;nkn ij izfroknhx.k dk mŸkjkf/kdkj gksus dk dFku fd;k gS rFkk blh xokg }kjk ;g Hkh dFku fd;k x;k gSA fd oknh }kjk laifŸk I;kjsyky ls [kjhnrs le; mldh I;kjsyky ls ckr gqbZ Fkh vkSj mlus fookfnr laifŸk esa fdjk;snkj ugh gksus ckcr crk;k FkkA ysfdu bl xokg ds dFkuksa ls jguukek izn’kZ 20 ds ckjs esa bl xokg dks tkudkjh gksus dk rF; izekf.kr gS vkSj fookfnr tk;nkn [kjhnrs le; fdjk;snkj ugh gksus dk dFku bl xokg }kjk fd;k x;k gS ysfdu rF; izn’kZ 20 ds lh ls Mh Hkkx esa vafdr fdjk;snkj ds fookfnr laifŸk ds fdjk;snkj ds vf/kdkj dc lekIr gq,] ;g xokg }kjk ugh crk;k x;k gS] blfy, izn’kZ 20 jguukek ds lh ls Hkkx esa vafdr fdjk;snkj us fookfnr laifŸk dk [kkyh dCtk lkSik gks] ;g rF; oknhx.k dh lk{; ls izekf.kr ugh gSA tcfd izfroknhx.k lk{kh M+h-M+-1 dUgS;kyky o M+h-M+ 2 g’ker jk; nksuksa gh xokgks us fookfnr laifŸk ij fdjk;snkj ds :i esa lau~ 1964 ls dkfct jgus ds rF; dh iqf”V dh gS] ysfdu oknh lk{khx.k ds dFkuksa ls bl rF; dk [k.M+u ugh fd;k tk ldk gSA blfy, jguukek izn’kZ 20 ds lh ls Mh Hkkx esa vafdr jguukes ds oDr fdjk;snkj dUgS;kyky lqxupan] jken;ky rqylhjke dh fdjk;snkjh ljS.M+j gqbZ gks] ;g rF; i=koyh ij miyC/k lk{; ds vk/kkj ij izekf.kr ugh gSA^^ XXX ^^vkSj U;k;ky; ds le{k fopkjk/khu bl izdj.k esa i=koyh ij miyC/k lk{; ls jguukek ds lh ls M+h Hkkx esa vafdr fdjk;snkj dUgS;kyky lqxupan jken;ky rqylhjke dh fdjk;snkjh ljs.M+j gksuk izekf.kr ugh gSA blfy, mijksDr nksuksa U;kf;d n`”Vkarks }kjk fn;s x;s funsZ’kkuqlkj oknhx.k dUgS;kyky] lqxupan] jken;ky rqylhjke ls HkkSfrd dCtk izkIr djus ds vf/kdkjh ugh gSA vr% fook|d la[;k 3 izfroknh ds i{k esa rFkk oknhx.k ds fo:) r; fd;k tkrk gSA^^ 7. Against the said order dated 10.08.2005 passed after remand by the learned Trial Court, the plaintiffs Sohan Lal S/o Ram Kalyan Vijayvargiya & Ors. again filed the First Appeal No. 71/2005 which came be allowed in favour of the plaintiffs by the impugned order dated 03.09.2013 by the learned Additional District Judge No.1, Bhilwara holding that the plaintiffs were entitled to recover the possession of the suit property namely, the four shops in question as the defendants-tenant had failed to prove they they were tenant at the time of mortgage and continued as tenants in the suit property even after redemption of the mortgage. The relevant findings of the learned Additional District Judge No.1, Bhilwara from the order dted 03.09.2013 are quoted herein below for ready reference:- ^^11- tgka rd bl vihy dk loky gS] ;g vihy dsoy ek= rudh la-3 ij v/khuLFk U;k;ky; }kjk ikfjr fu.kZ; ls lacf/kr gSA rudh la-3 fuEu izdkj gS %& ^^D;k oknhx.k dUgS;kyky] lqxupan] jken;ky ,oa rqylhnkl ls HkkSfrd dCtk izkIr djus ds vf/kdkjh ugh gS\^^ 12- v/khuLFk U;k;ky; us dCts ds lac/ka esa tks fook|d fcUnq cuk;k gS] og dsoy ek= bl ckcr cuk;k x;k gS fd D;k oknhx.k dUgS;kyky] lqxupan] jken;ky ,oa rqylhjke ls HkkSfrd dCtk izkIr djus ds vf/kdkjh gS\ bl laca/k esa tks vge nLrkost gS] og izn’kZ 20 gS] tks jguukek I;kjsyky }kjk <Ykwjke o ghjkuan ds i{k esa fy[kk x;k Fkk] vFkkZr nks ds i{k esa fy[kk x;k FkkA laifŸk dk fooj.k mDr jguukesa esa fn;k x;k gSA bl izn’kZ 20 dk lqlaxr Hkkx fuEu izdkj gS%& ^^mijksDRk tk;nkn tc eSa jgu ds :i;s ,d eq’r nwaxk mlds rhu eghus ckn if’pe rjQ o iwoZ dh nqdkusa o edku rhuksa eafty rd ftu ij ekStwnk fdjk;snkj dUgS;kyky lqxupan fla/kh o jken;ky rqylhnkl fla/kh gS vxj oks ml le; Hkh fdjk;snkj gh jgsxsa rks eS okil muls fdjk;s fpëh fy[kok nwaxk nwljh rjg dk mtj ugh da:xkA^^ 13- vr% jguukesa ds mijksDr eqvkots ds vuqlkj ;g Li”V gksrk gS fd laifŸk dk if’peh Hkkx] tks fd f}rh; i{k jguxzfgrk ds dCts esa fn;k x;k Fkk] og f}rh; i{k dks jgu ds :i;ksa dh vnk;xh ds le; okil jgudrkZ dks lkSIkuk Fkk ,oa tks if’pe dh rjQ tks nqdkusa o edku rhu eaftyk] ftu ij fdjk;snkj dUgS;kyky] lqxupan] jken;ky o rqylhnkl ds le; Fks] dk jgu NksM+rs oDr Hkh vxj fdjk;snkj jagsxs rks oknh muls fdjk;k fpëh ml le; dh nj ls tks muds fdjk;s ij gS] muls fpëh fy[kokdj nh tk,xhA vr% os fdjk;snkj iqu% fdjk;snkj cu tk,asxsA 14- bl lac/ka esa nksuks i{kks us bl vihy esa tks U;kf;d n`”Vkar izLrqr fd, gS muesa vihykFkhZ dh vksj ls U;kf;d n`”VkUr ,-vkbZ-vkj- 1997 lqizhe dksVZ 2127 iksyEekjklsÍh cjuk cuke lq/kk vIikjko uk;Vw] 2011 ¼1½ Mh-,u-ts- ¼jkt½ 193 xkSre yky cuke lq[kyky ds fof/kd izfrfuf/k rFkk ,-vkbZ-vkj 1976 lqizhe dksVZ 1565 ‘kkg eFkqjknkl exu yky ,Ma daiuh cuke ukxIik ‘kadjvIik o vU; izLrqr fd, x, gSA 15- vihykFkhZ }kjk izLrqr izFke U;kf;d n`”VkaRk ,-vkbZ-vkj- 1997 lqizhe dksVZ 2127 esa ;g izfrikfnr fd;k x;k gS fd tgka /kkjk 60 ds laca/k esa fd, izdkj fdjk;k jkf’k vnk dh tk,xh] bldk dksbZ izko/kku jguukesa esa fn;k gS rks i{kdkjksa dk ;g vk’k; ekuk tk,xk fd og fdjk;k [kRe djuk pkgrs gSA ijarq izLrqr izdj.k esa ;g vk;k gS fd tks fdjk;snkj igys Fks] muls nqckjk fdjk;k fpÍh fy[kkbZ tk,xhA vr% ;g Li”V gS fd i{kdkjksa ds chp ;g r; fd;k x;k Fkk fd vxj fdjk;snkj fdjk;s’kqnk ifjlj esa jgrs gS rks os nqckjk fdjk;snkj tkus tk,sxsaA vr% ;g U;kf;d n`”Vkar gLrxr izdj.k esa ykxw ugha gksrk gSA nwljk U;kf;d n`”Vkar 2011 ¼1½ Mh-,u-ts- ¼jkt½ 193 esa ;g izfrikfnr fd;k x;k gS tgka nksuks i{kdkjksa us fyf[kr esa eqvk;nk fd;k] ogka i{kdkjks us fyf[kr esa eqvk;nk fd;k] ogka i{kdkjksa dks eqvk;ns ds foijhr dk;Z djus ugha fn;k tk ldrkA blesa i{kdkjksa ds chp ;g ekuk x;k Fkk fd jgu NqM+kus ds le; nqdku dk fjDr dCtk lqiqnZ dj fn;k tk,xkA vihykFkhZ us /ku Lohdkj djus vkSj dCtk nsus ls bUdkj dj fn;k o jguukesa dh ‘krksZ ds izfrdwy dk;Z fd;kA bldh vuqefr ugh nh tk ldrhA rhljs U;kf;d n`”Vkar ,-vkb-vkj- 1976 lqizhe dksVZ 1565 esa ;g izfrikfnr fd;k x;k gS fd tgka MhM dh le;fof/k fuf’pr dh xbZ gS mlds ckn eksMZest MhM dh ‘krsZ ykxw gksaxh ,oa jgudrkZ dCtk izkIr djus dk vf/kdkjh gksxkA 16- blds foijhr tks U;kf;d n`”Vkar izR;FkhZx.k dh vksj ls izLrqr fd, x, gS] muesa 1999 Mh-,u-ts- ¼,l-lh-½ 118 fpfj;ka lkslkEek o vU; cuke lqanjsLlku fiYykbZ ljLoFkh vEek o vU;] ,-vkbZ-vkj- 2001 lqizhe dksVZ 2284 fueZy pUnzk cuke foey pan izLRkqr fd, x, gS] ftuesa ;g izfrikfnr fd;k x;k gS fd tagk fdjk;snkjh ds vf/kdkjksa dks lekIr ugha fd;k x;k gS] ogka jgu eqDr gksus ds ckn iqu% fdjk;snkjh pkyw gks tkrh gSA bl dkj.k ls jgu’kqnk laifŸk dk fdjk;k fdjk;snkjh lekIr ugh gksus ij jgudrkZ izkIr djus dk vf/kdkjh ugha gksrk gSA vr% mijksDr U;kf;d n`”Vkarks ls ;g Li”V gS fd ;fn jguukek fu”ikfnr djrs le; fdjk;snkjh lekIr dj nh tkrh gS ;k mlds ckn fdlh Hkh le; jgu fdjk;snkjh izR;{k ;k vizR;{k :i ls lekIr dh tkrh gS] ogak ij jgudrkZ jgu dh lekfIr ds ckn laifŸk dk dCtk okil izkIr djus dk vf/kdkjh gksrk gS ,oa tgka ij fdjk;snkjh lekIr ugh gksrh gS] ogka fdjk;snkjh jgu lekIr gksus ij iqu%thfor gks tkrh gSA 17- bl izdj.k esa tks rF; vk, gS] mlesa ;g ns[kuk gS fd D;k izLrqr ekeys es oknh jgu dh lekfIr ds ckn oknxzLr laifŸk dk dCtk izkIr djus dk vf/kdkjh gS ;k ugh\ loZizFke jguukesa dk voyksdu fd;k tk, rks blesa ;g ckr LIk”V vafdr gS fd ^^mijksDr tk;nkn tc eSa jgu ds :i;s ,d eq’r nwaxk mlds rhu eghus ckn if’pe rjQ o iwoZ rjQ dh nqdkusa o edku rhuksa eafty rd thu ij ekStwnk fdjk;snkj dUgS;k yky firk lqxupUn fla/kh o jken;ky rqylhnkl fla/kh gS vxj oks ml le; Hkh fdjk;snkj gh jgsaxs rks eSa okil muls fdjk;s fpëh vkt ds nj dh tks muds fdjk;s ij gS muls fdjk;s fpëh fy[kok nwaxk nwljh rjg dk mtj ugh da:xkaA^^ vr% bl izdj.k esa nks fdjk;snkj oks ml le; Hkh fdjk;snkj gh jgsaxs rks eS okil muls fdjk;s fpëh vkt ds nj dh tks muds fdjk;s ij gS muls fdjk;s fpëh fy[kok nwaxk nwljh rgj dk mtj ugh d:axkA^^ vr% bl izdj.k esa nks fdjk;snkj dUgS;kyky] lqxupan o jken;ky rqylhnkl fla/kh crk, x, gS] ;s nksuks QeZ gS] tks jguxzfgrk ls fHkUu gSA bl jgu’kqnk laifŸk dks jguukesa esa nks Hkkxksa esa crk;k x;k gS] ftlesa ls if’pe fn’kk dk edku tks jguxzfgrk ds ikl gS] mls :i;ksa dh vnk;xh ds rhu ekg esa [kkyh dj f}rh; i{k dks lkSiuk gksxk] ,slh bckjr fy[kh xbZ gSA vFkkZr~ tgka rd if’pe fn’kk ds edku dk loky gS] mldk dCtk jguxzfgrk dks fn;k x;k FkkA ,oa blds fy, ;g Li”V fd;k x;k gS fd bldk dCtk f}rh; i{k dks jgudrkZ dks lkSiuk gksxkA tgak rd bl if’pe rjQ ds fgLls ds edku dk loky gS] bl laca/k esa bl nLrkost izn’kZ 20 ds vuqlkj ;g Li”V gS fd bldk dCtk oknh jgu lekIr gksus ds ckn izkIr djus dk vf/kdkjh Fkk ,oa bl laca/k esa v/khuLFk U;k;ky; }kjk bl ckr ij xkSj ugh fd;k gS ,oa oknh dCtk ikus dk vf/kdkjh gks] ,slk ugh ekuk gSA 18- tgka rd iwoZ rjQ dh nqdkusa ,oa edku dh rhuksa eafty rd ftu ij fdjk;snkj dUgS;k yky lqxupan fla/kh ,oa jken;ky rqylhnkj fla/kh jguukek fy[krs oDr ekStwn Fks] ftuds laca/k esa ;g ns[kuk gS fd D;k jgu ls NqM+kus dk uksfVl nsrs le; ;k nkok djrs le; ;k nksuks ds le; Hkh fdjk;snkj cus gq, Fks ;k ugh\ budh fdjk;snkjh rHkh ekuh tk ldrh gS tc jgu dh jde vnk djrs le; ekStwnk fdjk;snkj fdjk;snkjh esa cus gks] D;ksafd bl jguukesa esa Li”V :i ls vafdr gS fd ^^ml le; Hkh fdjk;snkj gh jgasxsA^^ vFkkZr ;fn mDr nksuksa fdjk;snkj }kjk fdjk;snkjh lekIr dj ifjlj [kkyh dj jguxzfgrk dk lkSi fn;k gks rks o mudh vksj ls fdjk;snkjh lekIr gksuk ekuk tk ldrk gSA 19- vc ns[kuk ;g gS fd D;k fdjk;snkj dUgS;kyky lqxupan fla/kh o jken;ky rqylhnkl fla/kh yxkrkj fdjk;snkjh esa cus jgs gS ;k ugh\ bl laca/k esa rudh la-3 tks dk;e dh xbZ gS fd D;k oknh dUgS;k yky lqxu pan o jken;ky rqylhnkl fla/kh ls HkkSfrd dCtk izkIr djus ds vf/kdkjh gS ;k ugh\ bldk Hkkj izfroknh ij Fkk] vFkkZr izfroknh dks ;g lkfcr djuk Fkk fd mDr nksuksa fdjk;snkj ges’kk ls fdjk;snkjh esa jgs FksA oknh us tks okn izLRkqr fd;k gS og dsoy jguxzfgrk ds fof/kd izfrfuf/k;ksa ds :i esa izLrqr fd;k gS ,oa laiw.kZ laifŸk dCtk izkIr djus dh ekax dh gS] vFkkZr mudh vksj ls ;g dFku fd;k x;k gS fd laiw.kZ lifŸk izfroknhx.k ds ikl dCts esa gS ,oa mDr nksuksa QesZ orZeku esa fdjk;snkj ugh gSA izfroknhx.k us dgha Hkh tokcnkos esa ;g vafdr ugha fd;k gS fd mDr nksuks QesZ yxkrkj fdjk;s ij cuh gqbZ gks ,oa ;g Hkh dFku ugha fd;k gS fd laifŸk ds jgu jgus ds nkSjku mDr QesZ fdjk;k vnk djrh gks ,oa fdl izdkj fdjk;k lek;ksftr fd;k tkrk FkkA jguukesa esa nks fdjk;snkj dUgS;k yky laqxupna o jken;ky rqylhnkl crk, gSA mDr nksuks QEkksZ }kjk dc rd dk fdjk;k fn;k] ,slk dksbZ lk{; vfHkys[k ij ugh gSA QeZ vxj vyx ls fdjk;snkj Fkh rks nksuks QeksZ dh vadkmV cqd] fdjk;s dh jlhn] tks jguukesa ds ckn vnk dh tkrh jgh gks] ,slk dksbZ nLrkost izfroknhx.k us izLrqr ugha fd;k gSA bl laca/k es M+h-M+-1 izfroknh us ftjg esa ;g dFku fd;k gS fd ^^lkjh tk;nkn ij orZeku es <ywjke o ghjkuan ds yM+dksa dk dCtk gSA ^^izfroknhx.k ds xokg Mh-M-1 us ;g Lohdkj fd;k gS fd leLr tk;nkn jguxzfgrk ds yM+dksa ds dCts esa vk xbZ gSA vr% ;g fu”d”kZ fudkyk tk ldrk gS fd nksuks QesZ gh fdjk;s ij gS] og lekIr gks xbZ gS ,oa vr% <ywjke o ghjkuan ds yM+ds ml ij dkfct gSA 20- vc vkxs ;g ns[kuk gS fd D;k tks <ywey o ghjkuan ds yM+ds oknxzLr laifŸk ij dkfct gS] os jguxzfgrk ds mŸkjkf/kdkjh dh gSfl;r ls dkfct gS\ bl laca/k es ghjkuan ds yM+ds mDr QeZ dUgS;k yky lqxupan o jken;ky rqylhnkl fla/kh ds ekfyd gks x, gks] ,slk dksbZ nLrkost izfroknhx.k dh vksj ls izLrqr ugha fd;k x;k gS blds vykok izfroknhx.k dh vksj ls ,slk dksbZ nLrkosth lk{; Hkh izLrqr ugha fd;k x;k gS fd mDr QeksZ ds ekfyd dc&dc] dkSu&dkSu jgs] u gh dksbZ [kkrk cgh vkfn izLrqr fd;k x;k gS] u gh jgu djus ds ckn fdl izdkj QesZ fdjk;k vnk djrh o fdldks vnk djrh Fkh] ,slk dksbZ nLrkosth lk{; izLrqr ugh fd;k x;k gSa vr% ;gh ekuk tk ldrk gS fd <Yywey o ghjkuan ds yM+ds mDr QeksZ ds ekfyd dh gSfl;r ls ugh cfYd jguxzfgrk ds mŸkjkf/kdkjh gksus dh gSfl;r ls dkfct gS ,oa pwafd tSlk fd f}rh; i{k ds ckjs es jguukes esa Li”V gS fd f}rh; i{k dks ifjlj [kkyh dj laifŸk lkSiuh gksxhA vr% bl vk/kkj ij mDr nksuks QeksZ ds ikl tks laifŸk fdjk;s ij Fkh] mDr fdjk;snkjh lekIr gksuk ekuk tk ldrk gS vkSj fdjk;s’kqnk laifŸk jguxzfgrk ds iq=ks ¼izfroknhx.k½ ds ikl cgSfl;r jguxzfgrk dCts esa gksuk ekuk tk ldrk gSA pwafd jguukesa ds vuqlkj jguxzfgrk jgu lekIr gksus ds ckn dCtk okil lkSaius dk nk;h gksxkA bl ckcr ‘krZ vafdr gSA vr% oknh jgu jkf’k vnk djus ds ckn mldk fjDr dCtk izkIr djus ds vf/kdkjh gksuk ekuk tk ldrk gSA vr% bl fook|d fcUnw la- 3 ds fu.kZ; esa v/khUkLFk U;k;ky; us dkuwu o rF;ksa dh Hkwy dh gSA ,o oknha dks jgu’kqnk laifŸk dk dCtk izkIr djus dk vf/kdkjh u ekudj xyrh dh gSA vr% rudh la-3 bl dnj fu.khZr dh tkrh gS fd oknx.k jgu’kqnk laifŸk dk vkf/kiR; izfroknhx.k ls izkIr djus ds vf/kdkjh gSA vr% ;g rudh la-3 izfroknhx.k ds fo:) o oknhx.k ds i{k esa fu.khZr dh tkrh gSA 21- vU; fook|d bl vihy dh fo”k;oLrq ugha gS og ftlds }kjk v/khuLFk U;k;ky; us oknh dh jgu’kqnk laifŸk dks ca/kd eqDr djokus dk vf/kdkjh ekuk gS] mlds fo:) izfroknhx.k us dksbZ vihy izLrqr ugha dh gSA vr% v/khuLFk U;k;ky; }kjk vkaf’kd :i ls oknhx.k ds i{k esa tks fMØh iznku dh gS] mls vihy esa la’kksf/kr djrs gq, iw.kZ :i ls oknh ds i{k esa ikfjr fd;k tkuk mfpr gSA 22- vr% mijksDr foospukuqlkj vihykFkhZx.k }kjk izLrqr ;g vihy Lohdkj fd, tkus ;ksX; gSA vkns’k 23- vr% vihykFkhZx.k }kjk izLrqr ;g vihy Lohdkj dh tkdj v/khuLFk U;k;ky; }kjk ikfjr fu.kZ; ,ao fMØh fnukafdr 10-8-2005 dks fuEu izdkj ifjofrZr dj oknhx.k ds i{k esa ,oa izfroknhx.k ds fo:) fuEu fMØh ikfjr dh tkrh gS %& 24- oknhx.k okni= dh pj.k la-1 rFkk jguukek izn’kZ 20 fnukad 7-12-74 es of.kZr jgu j[kh xbZ laifŸk dks jgueqDr djkus ds vf/kdkjh gSA lkFk gh oknhx.k izfroknhx.k ls mDr jgu’kqnk laifŸk dk iw.kZ :i ls okLrfod dCtk Hkh izkIr djus dk vf/kdkjh gSA jguukes dh eq’r ij laifŸk jgu ls vktkn djus dk bUnzkt fd;k tkosA ;fn izfroknhx.k ,slk ugh djs rks oknhx.k ca/kd ekspu MhM U;k;ky; ls lc jftLVªkj dk;kZy; esa jftLVMZ djokus ds vf/kdkjh gksaxsA izfroknhx.k oknhx.k ls chl gtkj :i;s dh jkf’k izkIr djsA vly jguukek fnukad 7-12-74 izn’kZ 20 oknhx.k izfroknhx.k ls izkIr djus ds vf/kdkjh gSA mijksDrkuqlkj fMØh cukbZ tkosA fu.kZ; o fMØh dh izfr lfgr fopkj.k U;k;ky; dh i=koyh vfoyac fHktokbZ tkosA Sd/- ¼vuUr Hk.M+kjh½ vij ftyk U;k;k/kh’k la[;k & 1 HkhyokM+k ¼jkt-½^^ 8. Being aggrieved by the aforesaid judgment and decree of the learned First Appellate Court of Additional District Judge No.1, Bhilwara, the defendants-Kanhaiya Lal S/o Heeranand Sindhi and Hismat Rai @ Himmatraj S/o Dhallu Mal Sindhi have filed the present second appeal before this Court on 02.12.2013. 9. The learned Senior Counsel Mr. R.K. Thanvi assisted by the learned counsel Mr. Muktesh Maheshwari appearing for the appellants-defendants submitted that the learned First Appellate Court has erred in holding that the tenants had no independent right of tenancy in the suit shop in question and that the redemption of the mortgage decreed in favour of the plaintiff – Sohan Lal S/o Ram Kalyan Vijayvargiya under the Mortgage Deed Ex. 20 dated 07.12.1974 with the deposit of the decreetal money of Rs.20,000/- for redemption of mortgage by the plaintiff on 06.04.2004 with the learned Trial Court in pursuance of the decree dated 18.03.2004, quoted above, and as mortgagees, they were also bound to hand over the possession of the suit shops in question to the plaintiff. The learned Senior Counsel Mr. R.K. Thanvi relying upon the judgments of the Hon'ble Supreme Court in the case of Nirmal Chandra Vs. Vimal Chand, AIR 2001 SC 2284 and Cheriyan Sosamma & Ors. vs. Sundaressan Pillai Saraswathy Amma & Ors., 1999 DNJ (SC) 118 urged that there was no merger of the two rights of mortgagee and tenancy in favour of the mortgage under the said mortgage deed Ex. 20 dated 07.12.1974 in which, the fact of the suit shops being in possession of M/s Kanhaiya Lal Sugan Chand Sindhi and Ram Dayal Tulsidas Sindhi was duly noted and, therefore, even with the redemption of the mortgage with which the present tenants do not join any issue, their tenancy stood revived with the redemption of the mortgage and, therefore, without adopting due process of eviction under the provisions of Rajasthan Premises (Control of Rent & Eviction) Act, 1950 or the new Rajasthan Rent Control Act, 2001, the tenants cannot be dispossessed from the suit shops in question even though the part of the entire suit building under the mortgage was handed over back to the plaintiffs. 10. On the other hand, the learned counsels Mr. Vinay Jain and Mr. 10. On the other hand, the learned counsels Mr. Vinay Jain and Mr. Darshan Jain appearing for the respondents-plaintiffs have vehemently submitted that the present appellants-defendants Kanhaiya Lal S/o Heeranand Sindhi and Hismat Rai @ Himmatraj S/o Dhallu Mal Sindhi have filed the present second appeal not as tenants but as legal representatives and legal heirs of the original mortgagees Dhallu Mal S/o Kirat Mal Sindhi and Heeranand S/o Basar Mal Sindhi. The learned counsel Mr. Vinay Jain further submitted that the tenancy in favour of M/s Kanhaiya Lal Sugan Chand Sindhi and Ram Dayal Tulsidas Sindhi as noted in Exhibit-20 dated 07.12.1974 created by the original mortgagor Pyare Lal in respect of the entire suit including the suit shops were purchased by the plaintiff-Sohan Lal S/o Ram Kalyan Vijayvargiya, the right of redemption of mortgage created by him on 07.12.1974 and its tenancies stood merged in the mortgage deed and their revival in the mortgage deed depended upon the fresh tenancy to be created in favour of the present tenants after redemption of the mortgage by the mortgagor. Since no such fresh tenancy was created in favour of them and the defendants failed to prove that any rent was paid by them to the mortgagor or the present plaintiff, therefore, they were bound to hand over the possession of the suit shops in question to the plaintiffs, as rightly held by the learned First Appellate Court in the impugned judgment dated 03.09.2013. The learned counsel Mr. Vinay Jain also submitted that since the burden of proof for issue No.3 was on the defendants and they failed to prove any such independent tenancy in their favour created by the mortgagor or the present plaintiff after the redemption of mortgaged property as per the order of the learned Trial Court dated 18.03.2004, therefore, the present appellants-defendants were also bound to hand over the possession of the suit shops also in question to the plaintiffs. The learned counsel Vinay Jain submitted that no substantial question of law arises in the present case and the present second appeal filed by the defendants deserves to be dismissed. 11. I have heard the learned counsels for the parties at length and perused the record. The learned counsel Vinay Jain submitted that no substantial question of law arises in the present case and the present second appeal filed by the defendants deserves to be dismissed. 11. I have heard the learned counsels for the parties at length and perused the record. In the considered opinion of this Court no substantial question of law arises in the present second appeal filed by the appellants-defendants and the learned First Appellate Court of Additional District Judge No.1, Bhilwara was justified in holding that the present appellants-defendants- Kanhaiya Lal Heeranand Sindhi and Hismat Rai @ Himmatraj S/o Dhallu Mal Sindhi were not the tenants, whose tenancy stood revived after the suit for redemption of mortgage was decreed by the learned Trial Court on 18.03.2004 and in the absence of any evidence adduced by them for such revival of tenancy in their favour after redemption of the mortgage, they were not entitled to retain the possession of the suit shops in question after redemption of the mortgage. 12. 12. The Exhibit-20 dated 07.12.1974 mortgage deed which is the bone of contention and the relevant portion which has been extracted by the learned First Appellate Court is also quoted herein below in extenso for ready reference and which is duly signed by the concerned parties to the suit:- ^^jguukek tk;nkn okds HkhyokM+k Hkksikyxat vktkn pkSd ds ikl xokM+h ukeh [knhdku rknknh :i;s 20000 v{kjs chl gtkj :i;s ek=A Jh I;kjsyky vkRet Jh jkeyky th [kVhd fuoklh HkhyOkkM+k okMZ uaŒ 5 jkghu &&&&& izFkei{k Jh <ywey th vkRet Jh dhrjey th flU/kh fuoklh HkhyokM+k Jh ghjkuUn th vkRet Jh cljey th flU/kh fuoklh HkhyokM+k okMZ uEcj 7 flU/kquxj &&&&f}rh;i{k && eqrZghu tks fd HkhyokM+k Hkksikyxat esa vktkn pkSd ds ikl esa ,d gosyh rhua eaftyh [kVhdku ukeh ij nqdku fLFkr gSA mDr tk;nkn ds lkFk eqDr izFkei{k ds nknk dtksM+ th us eq> izFkei{k dks olh;r es nh Fkh dtksM+ th ‘kkar gks x;sA blfy;s olh;r ds vuqlkj bl tk;nkn dk izFkei{k ekfyd gksdj dkfct gS vkSj izFkei{k dk bls jgu c; djus dk dkuwuh iw.kZ vf/kdkj gSA mijksDr gosyh esa ckgj dh rjQ iksy ds nksuksa vksj nks&nks nqdkus mij rjQ dh vktkn pkSd dh vksj dh rFkk ckgj pcqrjh fLFkr gS xokMh ds vUnj pkSd o nksuks vkSj ;kfu iwoZ o if’pe vkSj cjkens gS rFkk iwoZ esa ,d cM+k dejk o mlds ikl esa ,d NksVk dejk o cjkens esa ,d dejk rFkk blh izdkj if’pe esa ,d cM+k dejk o mlds ikl ,d NksVk dejk vkSj cjkens esa ,d dejk rFkk pkSd ds lkeus 3 dejs rFkk xokMh esa nksuks rjQ ukys o ysVªhu vkSj xqly[kkus cus gq;s gS nqljh eafty esa nksuks vkSj nqdku ds mij ,d&,d dejk rFkk cjkenk gS rFkk iwoZ rjQ ,d cM+k dejk o cjkenk rFkk if’pe rjQ ,d CkM+k dejk rFkk cjkenk gS vkSj nf{k.k rjQ dsoy cjkenk cuk gqvk gS rFkk cjkens esa iwoZ rjQ ,d dejk Hkh cuk gqvk gS rFkk ukys ysVªhu cuh gqbZ gS vkSj rhljh eafty esa iwoZ rjQ ,d dejk o if’pe rjQ ,d dejk gSA bl izdkj dqy 19 mUuhl dejs e; nqdkus NksVs cMs gS rFkk pkSd ukys ysVªhu xqly?kj ikys pcqrjh;s cuh gqbZ gS ftlds iM+ksl fuEu izdkj gS % bl izdkj dqy 20 dejs gSA iwoZ % lksguyky gh dkcjk dh fcfYM+x if’pe % Hkxorhyky th eqUnM+k dh fcfYM+x mŸkj % vke jkLrk vktkn pkSd nf{k.k % jkes’ojyky th@lqjrjke th fot;oxhZ; dh nqdku ftudk Hkh eq> izFkei{k I;kjsyky us cspko dhA fd izFkei{k dks O;oLkk; djus esa :i;s dh vko’;drk gS vr% vkt fnu vki f}rh; i{k Jh <ywey th o Jh ghjkuUn th ls :i;s 20000@& v{kjs chl gtkj :i;s udn izkIr djus mijksDr of.kZr dqyh;k gosyh lEkLr gd gdqdk lfgr f}rh;i{k ds jgu j[k nh gSA lks dqyh;k xokM+h leLRk gd gdqdk lfgr f}rh; i{k jgu ds vf/kdkjksa ls miHkksx o mi;ksx esa ykosA mijksDr tk;nkn es ls nqljh eafty ds iwoZ rjQ ds nks dejs e; cjkenk o blds mij dk rhljh eafty dk rFkk nwljh eafty dk lkeus % nf{k.k % dk cjkenk Jh jkt dqekj th [kUuk ekfyd gkstjh x`g m|ksx ds jgu fcy dCt gS tks 2500 :i;s es jgu gS lks 2500 :i;s v{kjs nks gtkj ikap lkS :i;s vki f}rh; i{k ds ikl gh j[ks gS lks ;g :i;s vki f}rh; i{k Jh jktdqekj th [kUuk dks nsdj [kr jgu HkjikbZ djk dj edkukr ij vki f}rh; i{k dCts esa ysosA o blh rjQ nqljh eafty ds nf{k.k rjQ ds nks dejs o cjkenk vkSj blds mij rhljh eafty dk ,d dejk Jh ewypUn firk lktunkl th flU/kh fuoklh HkhyokM+k ds fdjk;s ij gS mlls tk;nkn [kkyh djokdj f}rh; i{k dCtk ys ysosA mijksDr tk;nkn tc eSa jgu ds :i;s ,d eq’e nwaxk mlds rhu eghus ckn if’pe rjQ ds edku vki f}rh; i{k dks [kkyh dj eq>s lkSiauk gksxk o iwoZ rjQ dh nqdkus o edku rhuksa eafty rd ftu ij ekStqnk fdjk;snkj dUgS;kyky lqxupUn fla/kh o jken;ky rqylhnkl fla/kh gS vxj oks ml le; Hkh fdjk;snkj gh jagsxsa rks eS okil muls fdjk;s fpëh vkt ds nj dh tks muds fdjk;s ij gS muls fdjk;s fpëh fy[kok nwaxk nwljh rjg dk mtj ugha d:axkA mijksDr tk;nkn dh f}rh;i{k dks jgus ds fy;s vko’;drk gksus ls :i;s 20000 v{kjs chl gtkj :i;s fuEu rjhds ls eq> izFkei{k dks udn nsdj dCts esa yh gSA jgu ‘kqnk gosyh o nqdku lkjs edkukr lfgr vU; gj izdkj ds _.k o Hkkj ls eqDr gS ;fn bl tk;nkn ij izFkei{k dk ;k izFkei{k ds firkeg vkfn dk dksbZ Hkh _.k gksxk rks mlds lQkbZ fd ftEesnkjh izFkei{k dh gksxhA 2500 :i;s v{kjs nks gtkj ikap lkS :i;s rks jktdqekj th [kUuk dks nsus ds fy;s vki f}rh;i{k ds ikl j[ks gSA 17500 :i;s v{kjs lrjg gtkj ikap lkS :i;s vkt fnu udn izkIr dj fy;s gSA mijksDRk rjhds ls dqy :i;s 20000 v{kjs chl gtkj :i;s f}rh;i{k ls udn izkIr dj fy;s gSA ;fn jktdqekj th [kUuk edkukr jgus ls ugh NksM+s o [kkyh ugh djs rks ml vOkLFkk esa f}rh;i{k dks vnkyrh dk;Zokgh djkuh iMs+ vkSj mlesa tks Hkh [kpkZ yxs mldks Hkh oDr NqM+krs jgu tk;nkn eSa izFkei{k vnk d:axkA ;g jguukek izFkei{k us viuh izLkUurk ls fy[k fn;k lks lgh izek.k jgs fnukad 7 fnlEcj lu~ 1974 bZLoh lk[k Sd/- lk[k Sd/- lk[k Sd/- lk[k Sd/- 13. From the relevant portion of the mortgage deed, highlighted above, it is clear that the mortgagees took possession of the entire property as mortgagees and clearly agreed to hand over the possession of the house as well as the shops in question upon redemption of mortgage and about the tenancy, the condition was that if the same tenants namely, Kanhaiya Lal, Sugan Chand & Ram Dayal Tulsidas Sindhi continued to remain tenants even at the time of redemption of mortgage and a fresh rent note is executed in their favour, then they will continue to remain tenants as such. Since the said entire property viz., Haveli was mortgaged including the suit shops in favour of the tenants only and the rent was not realized and was adjusted against the interest payable by the mortgagor to the mortgagees, with the redemption of the mortgage, their tenancy rights automatically came to an end and there was implied surrender of tenancy at the time of creation of mortgage itself on 07.12.1974. Unless a fresh tenancy under new Rent note was created in their favour on those terms, if they continued to remain as tenants even at the time of redemption of mortgage only then their tenancy would stand revived, otherwise not. Admittedly, no such fresh tenancy was ever created in favour of the persons in possession, who failed to establish in their favour discharging their burden with regard to issue No. 3 that (i) the same tenants continued to remain tenants at the time of the redemption of mortgage and (ii) that a tenancy was again created/revived by execution of a fresh Rent note after such redemption of the mortgage. No such proof of their payment of rent to the plaintiff or the mortgagor even during the currency of the mortgage or after the redemption of the mortgage was produced by the defendants before the learned Trial Court. No rent receipts, books of accounts etc. was produced by them, though they were carrying on the business under a different name and style of “New Laxmi Bakery”. Therefore, there is a considerable force in the contention of the learned counsel Mr. No rent receipts, books of accounts etc. was produced by them, though they were carrying on the business under a different name and style of “New Laxmi Bakery”. Therefore, there is a considerable force in the contention of the learned counsel Mr. Vinay Jain appearing for the respondents-plaintiffs that the present appellants-defendants Kanhaiya Lal S/o Heeranand Sindhi and Hismat Rai @ Himmatraj S/o Dhallu Mal Sindhi are before this Court in the capacity of legal heirs of the mortgagees but not as the same tenants and therefore, they cannot claim to retain the possession of the suit shops in question as tenants after the mortgage stands redeemed. The fact admitted by the learned counsel for the defendants Mr. R.K. Thanvi that the possession of the part of the suit property or Haveli except the said four shops in question was handed over to the plaintiffs under the said redemption decree further dispels any doubt that the same persons, the present appellants are in possession and have retained the suit shops in question not as tenants but as Legal Representatives of mortgagees. The revival or continuation of their rights as tenants after redemption of mortgage only depended upon the execution of fresh rent note in their favour as stipulated under the mortgage deed Ex. 20 dated 07.12.1974 and in the absence of the same, they are bound to hand over the possession of entire suit property including the shops to the mortgagor/purchaser from the mortgagor viz., Sohan Lal S/o Ram Kalyan Vijayvargiya. The judgments relied upon by the learned counsel for the appellants-defendants are not applicable to the facts of the present case but impliedly support the case of the plaintiff-respondent on facts. 14. The Hon'ble Supreme Court in the case of Nirmal Chandra Vs. Vimal Chand (supra) held as under:- “8. From a perusal of the decisions of this Court as indicated above, it clearly emerges that there is no automatic merger of two rights where mortgage is executed in favour of a tenant and on redemption of mortgage, the tenancy rights kept in abeyance would revive and entitle the tenant to continue in possession even after the redemption of the mortgage. On execution of mortgage, tenancy rights wold terminate only if it is clear expressly or impliedly by conduct or other related circumstances that the parties had intended so which would be a question of fact. On execution of mortgage, tenancy rights wold terminate only if it is clear expressly or impliedly by conduct or other related circumstances that the parties had intended so which would be a question of fact. Thus as a normal rule except in intention being to the contrary, mortgage and lease operate independent of each other and on mortgage coming to an end by redemption, tenancy would revive.” 15. The Hon'ble Supreme Court in the case of Cheriyan Sosamma (supra) held as under:- “12. The learned counsel for the appellants rightly referred to the decisions of this Court in the case of Sambangi Appaswamy Naidu & Ors. vs. Behara Venkataramanayya Patro & Ors. 1985 (1) SCR 651 wherein the Court has held that there can be no merger of a lease and a mortgage even where the two transactions are in respect of the same property; it is well-settled that for a merger to arise, it is necessary that lesser estate and a higher estate should merge in one person at once and the same time and in the same right and no interest in the property should remain outstanding. In the case of a lease, the estate that is outstanding in the lessor is the reversion; in the case of a mortgage, the estate that is outstanding is the equity of redemption of the mortgagor. Accordingly, there cannot be a merger of a lease and a mortgage in respect of the same property since neither of them is a higher or lesser estate than the other. Even if the rights of the lesee and the rights of the mortgagee in respect of a property were to be united in one person the reversion in regard to the lease and the equity to redemption in regard to the mortgage would be outstanding in the owner of the property and accordingly, there would not be a complete fusion of all the rights of ownership in one person. This position in law as explained by the Bombay High Court in Narayana Dogra Shetty vs. Ramachandra Shivram Hingne reported in 65 Bom. LR 449 has been fully approved by this Court in Shah Mathuradas Magallal & Co. vs. Nagappa Shankarappa Malage, (1976) 3 SCC 360. This position in law as explained by the Bombay High Court in Narayana Dogra Shetty vs. Ramachandra Shivram Hingne reported in 65 Bom. LR 449 has been fully approved by this Court in Shah Mathuradas Magallal & Co. vs. Nagappa Shankarappa Malage, (1976) 3 SCC 360. The Court also held that with regard to the implied surrender of the lessee's rights when the usufructuary mortgage was executed would depend upon what was the intention of the parties at the time of execution of the mortgage deed in favour of the sitting tenant and the same has to be gathered from the terms and conditions of the mortgage transaction in the light of the surrounding circumstances of the case. Aforesaid decision is relied upon by this Court in the case of Nemi Chand vs. Onkar Lal, 1991 (3) JT 106 .” 16. In view of the aforesaid settled legal position, it is clear and rightly found by the first appellate court below that in the present case, the tenancy of the mortgagees stood merged with the mortgage and there was implied surrender of tenancy and their right of tenancy to be continued after the redemption of mortgage depended upon the execution of the fresh rent note to be executed on those terms provided same tenants still continued to be there in the same premises at the time of redemption of mortgage, which never happened in the present case and, therefore, there was clearly a surrender and merger of the tenancy rights by the mortgagees at the time of mortgage itself and with the redemption of the mortgage, their tenancy rights did not revive and, therefore, they cannot claim any right to remain in the possession of the suit shops as tenants. 17. This being the position, as found by the Court below, which are the findings of facts as held by the Hon'ble Supreme Court in the case of Gopalan Krishnankutty Vs. 17. This being the position, as found by the Court below, which are the findings of facts as held by the Hon'ble Supreme Court in the case of Gopalan Krishnankutty Vs. Kunjamma Pillai Sarojini Amma & Ors., (1996) 3 SCC 424 , in the opinion of this Court, therefore, no substantial question of law arises for further consideration by this Court and, therefore, there being no error or perversity in the said findings of fact and the order passed by the learned First Appellate Court of Additional District Judge No.1, Bhilwara on 03.09.2013, the appellants-defendants are bound to hand over the possession of the entire suit property including the four shops to the plaintiffs under the said decree of redemption of mortgage. 17. Accordingly, the present second appeal filed by the appellants-defendants-Kanhaiya Lal S/o Heeranand Sindhi & Hismat Rai @ Himmatraj S/o Dhallu Mal Sindhi is dismissed. No orders as to costs. A copy of this judgment be sent to both the learned Courts below and both the side parties concerned forthwith. 18. It is directed that the appellants-defendants shall hand over the peaceful and vacant possession of the entire suit property including the suit shops to the respondents-plaintiffs within a period of Nine (9) Months from today i.e. on or before 31.12.2015 and shall pay mesne profit @Rs.2,000/- per month (Rupees Two Thousand only) commencing from April, 2015 and will further continue to pay the mesne profit each month by 15th day of the next succeeding month or in advance to the respondents/plaintiffs also and in case there is any default in payment of mesne profit, the period of Nine (9) Months shall stand reduced and the decree of possession would become executable forthwith. The appellants-defendants shall also not part with the possession of the suit shops or any part of the suit property in favour of any one else and would not create any third party interest in the same during the aforesaid period and if it is so done, the same would be treated as void and such third parties will also be bound by this decree. The appellants-defendants shall furnish a written undertaking incorporating the aforesaid conditions in the Trial Court within three months and one copy thereof along with affidavit, in this Court. The appellants-defendants shall furnish a written undertaking incorporating the aforesaid conditions in the Trial Court within three months and one copy thereof along with affidavit, in this Court. It is made clear that if the peaceful and vacant possession of the suit premises is not handed over to the respondents-plaintiffs within a period of Nine (9) Months from today, i.e., on or before 31.12.2015 or mesne profits are not paid as directed above, besides the expeditious execution of the decree in normal course, the respondent-plaintiff shall also be entitled to invoke the contempt jurisdiction of this Court.