Appeal No 188 of 1974
From the Judgment and Decree dated 25872 of the Alla habad High Court in Special Appeal No 223 of 1966
PP Juneja for the Appellant
Mrs Rani Chhabra and Mrs Rachna Gupta for the Respond ents
The Judgment of the Court was delivered by SEN J
The short question involved in this  appeal on certificate is whether a Division Bench of the Allahabad High Court was right in following the decision of an earlier Division Bench in Barhu Singh  Ors
vs Kharpattu  Ors
 1956 All LJ 87 which was later reiterated in Samheru vs Dharamraj Pandey  Ors 1969 All LJ 943 FB that a usufructuary mortgage of an occupancy holding was not valid as a mortgage with all its incidents and subject to the provisions of law relating to usufructuary mortgages but was valid only to the limited extent that the mortgagee was entitled only to retain possession of the land mortgaged till there was repayment of the mortgage debt
The question arose in proceedings in a suit under s202 of the UP Zamindari Abolition and Land Reforms Act 1951 for possession on payment of the mortgage money brought by respondent No 1 Bansi claiming himself to be an heir of the original mortgagors Sheo Balak and Ram Phal on the ground that the appellants who were the successors in interest of the original mortgagee Bhairo Singh had become asamis and therefore liable to ejectment under s211d of the Act
The suit was resisted by the appellants on the ground inter alia that the usufructuary mortgage deed dated July 21 1869 having been executed when the Recovery of Rents Bengal Act 1859 was in force 598 was a valid one and therefore the fight of redemption stood extinguished in the year 1929 as a result of which the mortgagors Sheo Balak and Ram Phal the predecessors in interest of the respondents lost all their right title and interest in the land and thus the appellants could not be treated as asamis liable to ejectment under s211d of the Act but had indeed become sirdars
That defence of theirs weighed with the Judicial Officer Varanasi who by his judgment dated May 11 1960 dismissed the plaintiffs suit
On appeal by the respondents the Additional Commis sioner Varanasi Division Varanasi by his judgment dated October 10 1960 decreed the plaintiff s suit holding that the usufructuary mortgage of occupancy rights was valid only in a qualified sense in that the appellants were entitled to retain possession until the mortgage debt was paid
The learned Additional Commissioner observed that no tenancy law fight from the Recovery of Rents Bengal Act 1859 to UP Tenancy Act 1939 ever made the occupancy fights transfera ble
The appellants preferred an appeal to the Board of Revenue but Shri SN Mitra ICS Judicial Member Board of Revenue by his judgment and order dated April 25 1963 dismissed the appeal
The appellants moved the High Court under article 226 of the Constitution but a learned Single Judge by his judgment dated February 28 1966 dismissed the writ petition and upheld the order of the Board of Revenue
On appeal a Division Bench following the decisions in Khiali Ram vs Nathu Lal ILR 1893 15 All 219 FB Barhu Singh vs Kharpattu supra and Samharu vs Dharamraj Pandey supra held that the transaction of the present kind was not a mortgage properly so called but yet was a mortgage within the meaning of s211d of the Act
Shri Juneja learned counsel for the appellants who are successors in interest of the original mortgagee Bhairo Singh strenuously assails the correctness of that view and contends that both the Board of Revenue as well as the High Court failed to appreciate that the usufructuary mortgage of the occupancy holding in question was executed by Sheo Balak and Ram Phal the predecessors in interest of the respond ents on Asadh Sudi 12 Samvat 1925 corresponding to July 21 1860 ie at a time when the Recovery of Rents Bengal Act 1859 was in force
He presses into service certain observations of Sir Richard Couch CJ in Narendra Narayan Roy Chowdhary vs Ishan Chandra Sen 1974 13 Bengal LR 278 for the submission that a usufructuary mortgage was valid under s6 of that Act
We find it difficult to accept the contention
We find that it has been the consistent view of the Allaha bad 599 High Court that a usufructuary mortgage of an occupancy holding was not valid as a mortgage with all its incidents and subject to the provisions of law relating to usufructu ary mortgage but was valid only in a qualified sense ie in the sense of subletting with a covenant that the mortgagor will not be entitled to recover possession without payment of the mortgage money and further that under such a mort gage there is no transfer of the right of an occupancy tenant and consequently no suit for redemption was maintain able nor was there any extinguishment of the right of an occupancy tenant upon the expiry of the period of limitation fixed for redemption under article 148 of the Limitation Act 1908
There is a long catena of decisions dealing with the question starting from Khiali Ram vs Nathu Lal supra down to Samharu vs Dharamraj Pandey supra
It follows that it has been the settled law as administered in the then United Provinces that a usufructuary mortgage of an occupancy holding was invalid and there was no transer of an interest by the occupancy tenant and the mortgage acquired no other right other than the right to retain possession and fall back upon the stipulation in the so called mortgage bond till his money was paid
As pointed out in the Full Bench decision in Samharu vs Dharamraj Pandey supra the view that a usufructuary mortgage by an occupancy tenant was not valid in the eye of law has been accepted by the Legislature in cld of s211 of the UP Zamindari Abolition  Land Reforms Act 195 1
The matter stands concluded by the doctrine of stare decisis
If we were to subscribe to the contention advanced by the learned counsel for the appel lants it would imply not only unsettling the law which has stood the test time for over 100 years but have the effect of reopening transactions past and closed and unsettling titles all over the State
We also find no substance in the contention advanced
There is nothing in s6 of the Recovery of Rents Bengal Act to suggest that a usufructuary mortgage of an occupancy holding like the transaction in question was permissible
Sir Richard Couch CJ in the course of his judgment in Narendra Narayan Roy Chowdhary s case has referred to s6 of that Act which in terms made the holding of an occupancy tenant a non transferable tenure
After referring to the provision contained in s6 which provided for conferral of occupancy rights on a ryot who was in cultivating possession of his land for a period of 12 years the learned Chief Justice unequivocally stated that the occupancy rights were not transferable The ordinary construction of the word appears to me to be that the right is only to be in the person who has 600 occupied for 12 years and it was not intended to give any right of property which could be transferred
 After holding that the right of occupancy tenant was not transferable under s6 of the Act the learned Chief Justice went on to observe that in case of such a transfer the tenant would be deemed to have abandoned the holding and therefore the right of an occupancy tenant cannot be set up by the purchaser in defence to a suit for ejectment by the zamindar Now if a ryot having a right of occupancy endeavours to transfer it to another person and in fact quits his occupation and ceases himself to cultivate or hold the land it appears to me that he may be rightly consid ered to have abandoned his right and that nothing is left in him which would prevent the zamindar from recovering the possession from the person who claims under the transfer
 That very eminent Judge explained this in another way If the right which is given by the law is one which exists only so long as he holds or cultivates the land when he ceases to do that by selling his supposed right and put ting another in his place his fight is gone and cannot stand in the way of the landlord s recovering possession
 We fail to appreciate how these observations can be of any avail to the appellants
The view expressed by Couch CJ that the right of an occupancy tenant under s6 of the Recovery of Rents Bengal Act does not lay down any con trary principle
As to the question of abandonment the relationship of the parties was regulated by the stipula tions contained in the mortgage bond and under the terms the appellants were entitled to retain possession till the mortgage debt was paid of
we wish to point out that under the UP Debt Redemption Act 1940 all usufructuary mort gages became self liquidating mortgages
As held by the High Court in Ram Prasad vs Bishambhar Singh AIR 1946 All 400 the mortgage money would be deemed to have been paid off
For these reasons the appeal must fail and is dismissed with costs
NPV Appeal dismissed


Summary:
The first respondent s suit under Section 202 of the UP Zamindari Abolition and Land Reforms Act 1951 for possessing on payment of the mortgage money and ejectment of the appellants under Section 211d of the Act was resist ed on the ground that the right of redemption stood extin guished in the year 1929 as the usufructuary mortgage which was executed when the Recovery of Rents Bengal Act 1859 was in force was a valid one and the mortgagors the prede cessors in interest of the respondent had lost all their rights titles and interest in the land
The Judicial Officer dismissed the suit
On appeal the Additional Commissioner decreed the first respondent plaintiff s suit holding that the usufructuary mortgage of occupancy rights was valid only in a qualified sense in that the appellants were entitled to retain posses sion until the mortgage debt was paid and that no tenancy law right from the Recovery of Rents Bengal Act 1859 to UP Tenancy Act 1939 ever made the occupancy rights trans ferable
The appeal to the Board of Revenue having been dis missed the appellants moved the High Court under Article 226 and a Single Judge of the High Court dismissed the writ petition and upheld the order of the Board of Revenue
596 On appeal the Division Bench held that the transaction of the present kind was not a mortgage properly so called but yet was a mortgage within the meaning of Section 211d of the Act
In appeal to this Court challenging the correctness of the view of the High Court it was contended that both the Board of Revenue as well as the High Court failed to appre ciate that the usufructuary mortgage in question was execut ed at a time when the Recovery of Rents Bengal Act 1859 was in force and that a usufructuary mortgage was valid under Section 6 of the Act
Dismissing the appeal this Court HELD 11 The settled law as administered in the then United Provinces was that a usufructuary mortgage of an occupancy holding was invalid and there was no transfer of an interest by the occupancy tenant and the mortgagee ac quired no right other than the right to retain possession and fail back upon the stipulation in the so called mortgage bond till his money was paid
599C D 12 The view that a usufructuary mortgage by an occupan cy tenant was not valid in the eye of law has been accepted by the Legislature in clause d of Section 211 of the UP Zamindari Abolition and Land Reforms Act 1951 and the matter stands concluded by the doctrine of stare decisis
To hold otherwise now would imply not only unsettling the law which has stood the test of time for over 100 years but would have the effect of reopening transactions past and closed and unsettling titles
599D E 21 There is nothing in Section 6 of the Recovery of Rents Bengal Act to suggest that a usufructuary mortgage of an occupancy holding like the transaction in question was permissible
599F 22 The right of occupancy tenant was not transferable under Section 6 of the Act and in case of such a transfer the tenant would he deemed to have abandoned the holding and therefore the right of an occupancy tenant cannot be set up by the purchaser in defence to a suit for ejectment by the zamindar
600B 3
In the instant case the relationship of the parties was regulated by the stipulations contained in the mortgage bond and under the terms the appellants were entitled to retain possession till the mortgage debt was paid off
Under the UP Debt Redemption Act 1940 all 597 usufructuary mortgages became serf liquidating mortgages
The mortgage money would be deemed to have been paid off
600F G Narendra Narayan Roy Chowdhary vs Ishan Chandra Sen 1974 13 Bengal LR 278 Khiali Ram vs Nathu Lal ILR 1893 15 All 219 FB Samharu vs Dharamraj Pandey and Ors 1969 All
LJ 943 FB Barhu Singh  Ors
vs Kharpattu  Ors 1956 All LJ 87 and Ram Prasad vs Bishambhar Singh AIR 1946 All 400 referred to