JUDGMENT : CHANDRA PRAKASH SHRIMALI, J. vihykFkhZx.k@izfroknhx.k dh vksj ls ;g flfoy f}rh; vihy /kkjk 100 flfoy izfØ;k lafgrk ds varxZr fo}ku vij ftyk U;k;k/kh'k] ckanhdqbZ] ftyk nkSlk }kjk flfoy vihy la[;k 37@1998 esa ikfjr vkyksP; fu.kZ; fnukad 17-07-1999 ls O;fFkr gksdj izLrqr dh gS] ftlds }kjk fo}ku flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk }kjk nhokuh izdj.k la[;k 11@1986 esa ikfjr vkyksP; fu.kZ; o fMØh fnukad 17-10-1997 dks iq"V djrs gq, vihykFkhZx.k@izfroknhx.k dh vksj ls izLrqr vihy dks [kkfjt fd;k x;k gSA bl izdkj vihykFkhZx.k@izfroknhx.k dh vksj ls ;g flfoy f}rh; vihy fo}ku flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk }kjk flfoy izdj.k la[;k 11@1986 esa ikfjr vkyksP; fu.kZ; o fMØh fnukad 17-10-1997 o vij ftyk U;k;k/kh'k] ckanhdqbZ] ftyk nkSlk }kjk flfoy fu;fer vihy la[;k 37@1998 esa ikfjr vkyksP; fu.kZ; fnukad 17-07-1999 dks vikLr djus gsrq vihy esa vafdr vk/kkjksa ij izLrqr dh x;h gSA vihy ij vihykFkhZx.k@izfroknhx.k ds fo}ku vfHkHkk"kd dks lquk x;k rFkk i=koyh dk voyksdu fd;k x;kA izR;FkhZx.k@oknhx.k uksfVl rkehy ds ckotwn vuqifLFkr gSaA bl izdj.k esa vihykFkhZx.k dh vihy esa vfadr rF;ksa ds vk/kkj ij fuEufyf[kr lkjHkrw iz'u mRiUu gksrs gSa] ftudh fojpuk U;k;ky; }kjk fnukad 01-06-2000 dks fuEu izdkj dh x;h%& (i) Whether the impugned judgment and decrees ame are sustainable in law despite the fact that deceased plaintiff had sold the shop in question to defendant No.1, who had let out the same to appellant, of which regular suit for eviction had been filed earlier and still pending? (ii) Whether the impugned judgment and decrees are sustainable in law when the defendant No.1 failed to obtain the decree of eviction in regular suit for eviction and he had collusion with the plaintiff by admitting his case that the suit property is a mortgage property?. As a result of which the legal rights of appellant as tenant had been defeated by granting the decree of eviction against the appellant in furtherance the decree of redemption of mortgage? (iii) Whether the impugned judgment and decrees are sustainable in law when the regular suit for eviction was already pending wherein both the plaintiff and defendant No.1 are party then the present suit for redemption of mortgage & eviction by appellant could be filed? In such situation there had been misjoinder of cause of action and the decree of eviction could not have been passed in the present suit in the garb of suit for redemption of mortgage? In such situation there had been misjoinder of cause of action and the decree of eviction could not have been passed in the present suit in the garb of suit for redemption of mortgage? orZeku izdj.k ds laf{kIr rF; bl izdkj gSa fd izR;FkhZx.k@oknhx.k us ,d okn vihykFkhZx.k lfgr vU; izfroknhx.k ds fo:) bl vk'k; dk izLrqr fd;k fd oknh ¼e`rd½ cq)key nthZfxjh dk dke djrk Fkk vkSj izfroknh 'kjhQqygd futh vLirky pykrk Fkk vkSj fnus'k pan futh O;kikj djrk FkkA oknh la[;k 1@1 yxk;r 1@5 e`rd oknh cq)key ds okfjlku gSaA e`rd cq)kjke oknh us oknxzLr iq[rk nqdku fnukad 23-12-1968 dks tfj;s iathd`r jguukek ds izfroknh la[;k 1 kjhQqygd dks jgu fcy dCt djds mlh fnu dCtk ns fn;kA okni= esa vafdr rF;ksa ds vuqlkj e`rd oknh cq)key us tfj;s vf/koDrk 'kjhQqygd dks uksfVl fn;k fd og 2500@& :i;s jgu dh jkf'k vnk;xh djus dks rS;kj o rRij gS vkSj mDr :i;s oknh ds vf/koDrk ds dk;kZy; esa vkdj mDr jkf'k izkIr dj tk;nkn dk dCtk lEHkyk nsA uksfVl izkfIr ds i'pkr izfroknh la[;k 1 us tk;nkn dk dCtk e`rd oknh dks ugha lEHkyk;k] tcfd e`rd cq)key jde vnk;xh ds fy, iw.kZr% rRij jgkA okni= esa ;g Hkh rF; lkeus vk;s gSa fd izfroknh 'kjhQqygd us mDr nqdku e`rd izfroknh fnus'k pan lDlSuk dks fdjk;s ij ns nhA tc e`rd oknh cq)key us jgu jkf'k izkIr dj oknxzLr nqdku dk dCtk nsus dk uksfVl 'kjhQqygd dks fn;k rks 'kjhQqygd] ftlus oknxLr nqdku o"kZ 1970 esa e`rd izfroknh fnus'k pan lDlSuk dks fdjk;s ij ns nh Fkh] mls fnukad 10-08-1979 dks nqdku [kkyh djus dk uksfVl fn;kA ftl ij fdjk;snkj fnus'k pan }kjk nqdku [kkyh ugh djus ij mlds fo:) 'kjhQqygd us jktLFkku ifjlj ¼fdjk;k ,oa csn[kyh fu;a=.k½ vf/kfu;e ds varxZr csn[kyh dk okn l{ke U;k;ky; esa izLrqr dj fn;kA rRi'pkr e`rd oknh cq)key dh vksj ls oknxzLr ifjlj [kkyh djus ds laca/k esa okn 'kjhQqygd o fnus'k pan lDlSuk ds fo:) is'k fd;k] tks okn la[;k 11@1986 fo}ku flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk ds }kjk fnukad 17-10-1997 dks fMØh fd;k x;kA ftlls O;fFkr gksdj oknxzLr nqdku ds fdjk;snkj fnus'k pan ds fof/kd izfrfuf/k;ksa us flfoy vihy la[;k 37@1998 izLrqr dh] ftls fo}ku vij ftyk U;k;k/kh'k] cknahdqbZ] ftyk nkSlk }kjk fu.kZ; fnukad 17-07-1999 ds }kjk vihy [kkfjt dj fo}ku flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk }kjk ikfjr fu.kZ; o fMØh fnukafdr 17-10-1997 dks iq"V fd;kA ftlls O;fFkr gksdj oknxzLr lEifRr ds fdjk;snkj fnus'k pan ds fof/kd okfjlku dh vksj ls ;g flfoy f}rh; vihy izLrqr dh x;h gSA vihykFkhZ ds fo}ku vfHkHkk"kd dk cgl ds nkSjku rdZ jgk gS fd oknh cq)key o izfroknh 'kjhQqygd us nkok djus ls igys vkil esa lkft'k o lkaB&xkaB dj yh vkSj xyr o >wBs rF;ksa ds vk/kkj ij nksuksa dh vksj ls nkok izLrqr dj fn;k] ftls 'kjhQqygd us Lohdkj dj fy;kA vihykFkhZx.k@izfroknhx.k us oknxzLr lEifRr 'kjhQqygd ls fdjk;s ij yh Fkh] rc ls os mldk fdjk;k vnk djrs vk jgs gSa] cq)key vkSj mlds fof/kd izfrfuf/k;ksa us bl ckcr dksbZ ,rjkt ugh fd;kA ,slh fLFkfr esa vihykFkhZx.k dks jktLFkku ifjlj ¼fdjk;k ,oa csn[kyh fu;a=.k½ vf/kfu;e ds izko/kkuksa dk ykHk izkIr gksrk gS vkSj mDr vf/kfu;e ds izko/kkuksa ds rgr tc rd vihykFkhZx.k@izfroknhx.k@fdjk;snkj ds fo:) csn[kyh dk okn ugh yk;k tkrk gS] rc rd mlds fo:) csn[kyh dh fMØh ikfjr ugh dh tk ldrhA fopkj.k U;k;ky; vkSj vihyh; U;k;ky; us bl rF; ij fopkj ugh fd;k gS vkSj fof/kd Hkwy dj =qfViw.kZ fu.kZ; ikfjr fd;k gSA vr% vihykFkhZx.k@izfroknhx.k@fdjk;snkj }kjk izLrqr ;g flfoy f}rh; vihy Lohdkj dh tkosA eSaus fo}ku vfHkHkk"kd vihykFkhZx.k@izfroknhx.k@fdjk;snkj ds }kjk izLrqr rdksZa ij euu fd;k vkSj fopkj.k U;k;ky; rFkk vihyh; U;k;ky; }kjk ikfjr fu.kZ;ksa dk voyksdu fd;kA bl izdj.k esa mijksDr esa tks rhuksa fof/k ds lkjHkwr iz'u cuk;s x;s gSa] lqfo/kk dh n`f"V ls mudk foospu ,d lkFk fd;k tkuk U;k;laxr mfpr izrhr gksrk gSA orZeku izdj.k esa i{kdkjksa ds vfHkopuksa vkSj izLrqr lk{; ls ;g Lohd`r fLFkfr curh gS fd e`rd cq)key us fldUnjk jksM+] ckanhdqbZ ds fdukjs oknxzLr nqdku] ftldh uki vkSj prqFkZ lhek] ftldk mYys[k okni= esa fd;k x;k gS] dks jftLVMZ jguukek vFkkZr~ ca/kdukek fnukafdr 23-12-1968 ds }kjk 2500@& :i;s esa 'kjhQqygd ds ikl jgu djds mldh fnu dCtk djk fn;k FkkA rRi'pkr cq)key dh vksj ls mDr nqdku dks ca/kdeqDr djkus ds fy, 'kjhQqygd dks uksfVl fn;k fd og 2500@& :i;s dh jkf'k oknh ls izkIr djds oknxzLr lEifRr dks ca/kdeqDr djds dCtk oknh dks lHakykosA mDr oknxzLr lEifRr ca/kd jgus ds nkSjku 'kjhQqygd us fnus'k pan lDlSuk dks oknxzLr nqdku fdjk;s ij ns nhA tc e`rd cq)key dh vksj ls 'kjhQqygd dks oknxLr lEifRr ca/kdeqDr djus ds laca/k esa uksfVl fn;k x;k] rc 'kjhQqygd us fnus'k pan lDlSuk] ftlds vihykFkhZx.k@izfroknhx.k fof/kd izfrfuf/k gSa] dks oknxzLr nqdku [kkyh dj dCtk e`rd cq)key dks fn;s tkus dk uksfVl fn;k vkSj 'kjhQqygd us ,d okn fnus'k pan lDlSuk ds fo:) izLrqr dj fn;kA ;g okn yafcr jgus ds nkSjku cq)key dh vksj ls ;g okn lEifRr dks ca/ku foekspu dj ca/kd lEifRr dk dCtk cq)key dks fnyk;s tkus grs q izLrqr fd;k] tks fo}ku flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk }kjk fu.kZ; fnukad 17-10-1997 }kjk fMØh fd;kA ftlds fo:) vihy izLrqr gksus ij fo}ku vij ftyk U;k;k/kh'k] ckanhdqbZ] ftyk nkSlk us flfoy vihy la[;k 37@1998 esa ikfjr fu.kZ; fnukad 17-07-1999 ds }kjk vihy [kkfjt dj fo}ku flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk ds }kjk ikfjr fu.kZ; o fMØh fnukad 17-10-1997 dks iq"V fd;kA bl izdj.k esa ;g Lohd`r fLFkfr gS fd e`rd cq)key us oknxzLr lEifRr 'kjhQqygd dks ca/kd j[kh Fkh vkSj mls ca/kdeqDr djus ds fy, 'kjhQqygd dks uksfVl fn;k FkkA lEifRr ca/kd jgus ds nkSjku 'kjhQqygd us vihykFkhZx.k dks oknxzLr lEifRr fdjk;s ij ns nh FkhA oknxzLr lEifRr 'kjhQqygd us e`rd cq)key ;k mlds fof/kd izfrfuf/k;ksa ls Ø; dj yh gks] bl laca/k esa fdlh izdkj dh dksbZ nLrkosth lk{; izLrqr ugh gqbZ gS] uk gh e`rd cq)key o mlds fof/kd izfrfuf/k;ksa ;k 'kjhQqygd us viuh lk{; esa bl rF; dks Lohdkj fd;k gSA ,slh fLFkfr esa ;g Li"V ugh gksrk gS fd e`rd cq)key ;k mlds fof/kd izfrfuf/k;ksa us 'kjhQqygd dks oknxzLr nqdku ;k lEifRr foØ; dj nh gksA e`rd cq)key ;k mlds fof/kd izfrfuf/k;ksa us oknxzLr nqdku dks [kkyh djkus ds fy, 'kjhQqygd ls dksbZ lkaB&xkaB dj yh gks] bl laca/k esa Hkh dksbZ lk{; izdj.k esa izLrqr ugh gqbZ gSA izdj.k esa tks ekSf[kd o nLrkosth lk{; izLrqr gqbZ gS] mlls Hkh ;g Li"V ugh gksrk gS fd oknxzLr lEifRr dks [kkyh djkus ds fy, e`rd cq)key ;k mlds fof/kd izfrfuf/k;ksa us 'kjhQqygd ls dksbZ lkaB&xkaB dj yh gks vkSj vihykFkhZx.k@izfroknhx.k ds fgrksa ij bl dkj.k ls foijhr izHkko iMk+ gksA nksuksa i{kksa }kjk izLrqr dh x;h lk{; ls ;g fLFkfr lkeus vk;h gS fd e`rd cq)key us oknxzLr lEifRr 'kjhQqygd dks 2500@& :i;s ca/kd ij j[kh Fkh vkSj mls ca/kdeqDr djus ds fy, e`rd cq)key dh vksj ls mls uksfVl fn;k x;k Fkk vkSj ca/kd foekspu ds laca/k esa okn is'k fd;k Fkk rFkk nqdku [kkyh djkus ds laca/k esa 'kjhQqygd us fdjk;snkj fnus'k pan dks uksfVl fn;k vkSj jktLFkku ifjlj ¼fdjk;k ,oa csn[kyh fu;a=.k½ vf/kfu;e ds varxZr okn Hkh lafLFkr fd;k FkkA ijarq bl izdj.k esa ;g Hkh iz'u gS fd D;k jktLFkku ifjlj ¼fdjk;k ,oa csn[kyh fu;a=.k½ vf/kfu;e dk okn yafcr jgrs gq, e`rd cq)key ds fof/kd izfrfuf/k@lEifRr ds Lokeh ca/ku foekspu ds vk/kkj ij 'kjhQqygd o mlds }kjk oknxzLr lEifRr fdjk;snkj fnus'k pan dks fdjk;s ij nsus ij Hkh dCtk izkIr dj ldrs gSaA bl laca/k esa Hanumant Kumar Talesara Vs. Mohan Lal flfoy vihy la[;k 2524@1985 esa ikfjr vkns'k fnukad 01-12-1987 esa ekuuh; mPpre U;k;ky; }kjk vfHkfu/kkZfjr fl)kar dks ;gka mYysf[kr fd;k tkuk mfpr gksxk%& Tenancy - redemption of mortgage - Section 76 of Transfer of Property Act, 1882 - whether tenant of mortgaged premise can continue after redemption of mortgage until eviction takes place and whether mortgagee bound to maintain mortgaged property by act of ordinary prudence - nemo dat quod non habet is basic Rule - mortgagee cannot create interest in favour of tenant beyond termination of his own interest - mortgagee who takes possession of property is bound to maintain it as if it were his own property by virtue of Section 76 . Transfer of Property Act - Mortgage and Rajasthan Premises (Control of Rent & Eviction) Act, 1950--Protection of Act--Extension to--Tenant of mortgagee in possession--Held, he is not entitled to protection of Act against mortgagor after redemption of mortgage; and (ii) Letting out of premises to tenant by mortgagee is not prudent act--Held, mortgagor is entitled to recovery of possession, finding having become final. Tenant of the mortgagee in possession is not entitled to the protection of Raja than Premises (Control of Rent and Eviction) Act, 1950 against the mortgagor after redemption of the mortgage. The letting out of the premises to the tenant-appellant by the mortgagee is not a prudent act done in the ordinary course of the management. This finding being not challenged became final. The mortgagor-landlord is entitled to get recovery of possession. Appeal dismissed mDr fofu'p; esa ekuuh; mPpre U;k;ky; us iSjk la[;k 15 esa ;g vfHkfu/kkZfjr fd;k gS fd%& 15- Following the above observations, this Court in M/s Sachalmal Parasram v. Mst. Ratanoai and Ors., (supra) has observed that tenancy created by the mortgagee in possession does not survive the termination of the mortgagee's interest. After termination of mortgagee's interest the relationship of landlord and tenant does not survive and the claim of protection of Tenancy Act is not available to the tenant inducted by the mortgagee. The lease was also held to be not an act of prudent management. blh fofu'p; ds iSjk la[;k 17 esa ekuuh; mPpre U;k;ky; us ;g vfHkfu/kkZfjr fd;k gS fd%& 17. On a conspectus of all these decisions we hold that the lease given by mortgagee during the subsistence of the mortgage came to and end on the redemption of the mortgage. blh fofu'p; ds iSjk la[;k 17 esa ekuuh; mPpre U;k;ky; us ;g vfHkfu/kkZfjr fd;k gS fd%& 17. On a conspectus of all these decisions we hold that the lease given by mortgagee during the subsistence of the mortgage came to and end on the redemption of the mortgage. It is pertinent to mention that the question whether after termination of mortgagee's interest on redemption of mortgage the lessees can claim the benefit of Rent Act was considered by the Full Bench of Rajasthan High Court in 1984 (R.L.R., 709) and the High Court following the decisions of the Supreme Court has answered that "Tenant of the mortgagee in possession is not entitled to the protection of Rajasthan Premises (Control of Rent and Eviction) Act, 1950 against the mortgagor after redemption of the mortgage." We fully agree with this view. blh izdkj dk er Dr. Thakar Singh (D) by Lrs. & Anr. Vs. Sh. Mula Singh (D) thr. LR. & Ors. blh izdkj dk er Dr. Thakar Singh (D) by Lrs. & Anr. Vs. Sh. Mula Singh (D) thr. LR. & Ors. esa ikfjr fu.kZ; fnukad 14-10-2014 esa ekuuh; mPpre U;k;ky; }kjk vfHkfu/kkZfjr fd;k x;k gSA mDr fofu'p;ksa esa vfHkfu/kkZfjr fl)kar dks n`f"Vxr j[krs gq, ;g Li"V gS fd ca/kudrkZ@lEifRr dk ekfyd ;fn dksbZ nkok ca/ku foekspu vkSj dCts ds okilh ds laca/k esa ca/kdh ¼eksVZxsth½ fdjk;snkj ds fo:) djrk gS rks ca/kudrkZ@lEifRr dk Lokeh ca/kd lEifRr dk dCtk ikus dk vf/kdkjh gSA mlesa fdjk;snkjh vf/kfu;e dkuwu dk laj{k.k fdlh dks ugh feyrk gSA ,slh fLFkfr esa esjs fouez er esa fo}ku flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk }kjk izdj.k la[;k 11@1986 esa ikfjr fu.kZ; o fMØh fnukafdr 17-10-1997 o fo}ku vihyh; U;k;ky; vij ftyk U;k;k/kh'k] ckanhdqbZ] ftyk nkSlk }kjk vihy la[;k 37@1998 esa ikfjr fu.kZ; fnukafdr 17-07-1999 fof/kfo#) o =qfViw.kZ ugh ekus tk ldrs gSaA ;gka ;g mYysf[kr djuk Hkh U;k;ksfpr gksxk fd flfoy f}rh; vihy esa fnukad 06-11-2000 dh vknsf'kdk ds vuqlkj fMØh dk fu"iknu Hkh gks pqdk gSA ,slh fLFkfr esa Hkh ;g vihy izkjfEHkd :i ls iks"k.kh; ugh jgrh gSA ,sls esa mijksDr foospu ds vk/kkj ij mijksDr rhuksa lkjHkwr fof/kd iz'u vihykFkhZx.k ds fo:) fu.khZr fd;s tkrs gSa rFkk vihykFkhZx.k dh vksj ls izLrqr ;g flfoy f}rh; vihy lkjghu gksus ls vLohdkj dj [kkfjt fd;s tkus ;ksX; gSA vr% vihykFkhZx.k dh vksj ls izLrqr ;g flfoy f}rh; vihy vLohdkj dj [kkfjt dh tkrh gS rFkk fo}ku fopkj.k U;k;ky; flfoy U;k;k/kh'k ¼o-[k-½] caknhdqbZ] ftyk nkSlk }kjk izdj.k la[;k 11@1986 esa ikfjr vkyksP; fu.kZ; fnukafdr 17-10-1997 rFkk fo}ku vihyh; U;k;ky; vij ftyk U;k;k/kh'k] ckanhdqbZ] ftyk nkSlk }kjk flfoy vihy la[;k 37@1998 esa ikfjr vkyksP; fu.kZ; fnukafdr 17-07-1999 dks iq"V fd;k tkrk gSA layXu izkFkZuk i=] ;fn dksbZ gks] rn~uqlkj fuLrkfjr fd;k tkrk gSA