IN THE HIGH COURT OF JUDICATURE, ANDHRA PRADESH AT HYDERABAD TUESDAY, THE TWENTY EIGHTH DAY OF DECEMBER TWO THOUSAND AND TEN HON’BLE SRI JUSTICE G. BHAVANI PRASAD Second Appeal No.798 of 2002 Between: K. Satyanarayana (died) per L.Rs. and others .. Appellants And G. Murli Das and others .. Respondents JUDGMENT: The second appeal is against the judgment and decree in A.S. No.380 of 1999 on the file of XI Additional Chief Judge, City Civil Court (Fast Track Court), Hyderabad, dated 05-06-2002 by which the judgment and decree in O.S. No.3208 of 1979 on the file of the VII Junior Civil Judge’s Court, City Civil Court, Hyderabad, dated 21-09-1999 dismissing the suit without costs were confirmed. The parties are referred to herein as they are arrayed in the suit. The deceased 1st plaintiff and the 2nd plaintiff filed the suit against the defendants for a permanent injunction in respect of 150 square yards of open land in plot No.28 at Venkateswara Colony, Narayanaguda, Hyderabad as described in the plaint schedule and as shown in the plaint plan. The plaintiffs claimed to be the absolute owners and possessors of 250 square yards adjacent to Narayanaguda bus stand, in which their huts stood on 100 square yards leaving the remaining 150 square yards as open courtyard. The premises were with house No.3-5-1093/24/1&2 and the defendants were the immediate neighbours. The surrounding area is known as Imad Jung Devdi or Venkateswara Colony and when the defendants started encroaching into the property of the plaintiffs, they filed O.S. No.2469 of 1974 for a permanent injunction, which was decreed on 18-09-1978 and by a common judgment, the defendants’ suit in O.S. No.98 of 1975 for recovery of possession of 100 square yards was dismissed. A.S. Nos.371 and 372 of 1978 against the said common judgment were dismissed by the Chief Judge, City Civil Court, Hyderabad on 23- 07-1979. As per the observations in the appellate judgment, the defendants filed O.S. No.2600 of 1979 and though they did not get any interim order, they were trying to forcibly evict the plaintiffs from the suit land by trying to dump building material or dig foundation, etc. Hence, the suit. The defendants resisted the suit contending that the plaintiffs themselves claimed in the earlier suits about their possession of only 100 square yards adversely for more than 12 years, which claim is subjudice in S.A. No.672 of 1979. The sketch plans filed by the plaintiffs were only in respect of possession of 100 square yards and the plaintiffs themselves conceded for modification of the order of injunction in O.S. No.2469 of 1974 to 100 square yards. The defendants were in possession of the land except 100 square yards as stated by the commissioner in his inspection report in that suit and the defendants were put in possession of the rest of the plot by their predecessors in title except 100 square yards, into which the plaintiffs encroached after the agreement in favour of the defendants. The decree in O.S. No.2469 of 1974 was wrongly prepared for 250 square yards instead of 100 square yards contrary to the body of the judgment and the appellate Court observed the judgment to be confined to 100 square yards only. The defendants filed O.S. No.2600 of 1979 and even before, dumped the building material in their site as seen from the commissioner’s report. The suit was improperly valued and be dismissed with exemplary and compensatory costs. While so, the defendants filed I.A. No.963 of 1999 claiming that the subject matter of the suit is the same in O.S. No.3208 of 1979, O.S. No.98 of 1975 and O.S. No.2469 of 1974 between the same parties concerning the same dispute. A joint trial was conducted in O.S. No.2469 of 1974 filed by the plaintiffs for perpetual injunction in respect of 250 square yards and O.S. No.98 of 1975 filed by the defendants for recovery of possession of 100 square yards and the suits were disposed of by a common judgment, dated 18-09-1978 dismissing O.S. No.98 of 1975 and decreeing O.S. No.2469 of 1974. A.S. Nos.371 and 372 of 1978 were dismissed on 23-07-1979 by a common judgment and S.A. Nos.670 and 671 of 1979 were allowed by the High Court on 22-10-1982. In Civil Appeal Nos.13 and 13-A of 1983, the Supreme Court directed by the order dated 22-10-1992 to frame an issue on the question of adverse possession and submit the findings of the trial Court after fresh evidence and opportunity to the parties. Again the trial Court conducted a detailed trial and submitted its finding dated 17-01-1994 that the plaintiffs were found to be in adverse possession of only 100 square yards. The Supreme Court passed the final order on 14-11-1994 stating that the defendants (plaintiffs herein) are deemed to be in adverse possession of an extent of 100 square yards only out of the suit schedule premises and accepted the report of the trial Court in toto. Accordingly, the appeal was allowed to the extent of ownership and possession of the plaintiffs in respect of 100 square yards on the ground of adverse possession and remitted the case back to the trial Court for determining 100 square yards to be given to them after hearing both the parties. The Supreme Court also made it clear that the order of the trial Court shall be final without any further appeal or revision in any Court. Thus, only the determination of the said 100 square yards remains and this suit became superfluous and the claim of the plaintiffs is in violation of the final orders passed by the Supreme Court. Hence, the defendants desired that the suit be closed or terminated. The plaintiffs resisted the petition under Section 11 and Section 151 of the Code of Civil Procedure contending that there was no verdict up to the Supreme Court about the area of 150 square yards, which is the subject matter of the suit and O.S. No.2600 of 1979 claiming possession of the said 150 square yards out of 438 square yards on purchase from Dr. Ranade was dismissed for default on 03-12-1982. No steps were taken for identifying the area and the defendants, who did not take any plea of res judicata in the written statement, cannot raise such a plea without an issue and the subject matter of the suit and the appeals before the Supreme Court are distinct and different. Hence, the petition be dismissed. The VII Junior Civil Judge, City Civil Court, Hyderabad passed an order on 21-09-1999 allowing the application and closing/terminating the case of the plaintiffs. In the said order, the trial Court extracted the rival contentions and passed the order based on the record. The trial Court noted that while the present suit was an outcome of the judgment in A.S. Nos.371 and 372 of 1978, the Civil Appeals before the Supreme Court arose out of the second appeals filed before the High Court against that first appellate judgment. The trial Court felt that the plaintiffs themselves filed a memo on 14-10-1988 in this suit stating that the subject matter of the civil appeals before the Supreme Court and the present suit is one and the same. Opining that the plaintiffs are estopped from denying that fact, the trial Court also noted that the very objections filed by the plaintiffs on the findings given by the trial Court before the Supreme Court mentioned at various places about the dispute being about 250 square yards including 150 square yards covered by the suit and the trial Court felt that the Supreme Court must be deemed to have considered the claim for the entire 250 square yards while disposing of the second appeals. The silence of the defendants earlier about the applicability of res judicata was observed by the trial Court to be due to the stay of the suit for 20 years due to the appeals pending before the Supreme Court and the trial Court, hence, held against the plaintiffs. Consequently, the trial Court rendered its judgment in the suit on 21-09-1999 dismissing the suit as infructuous and as being hit by res judicata, as I.A. No.963 of 1999 was allowed. In the first appeal against the said judgment and decree, the impugned judgment was delivered again referring to the rival contentions and noting that the parties, the subject matter and the issues involved are the same in O.S. No.2469 of 1974, O.S. No.98 of 1975 and this suit. The first appellate decree in A.S. No.372 of 1978 in respect of 100 square yards only was noted to be in pursuance of the observations of the Chief Judge in the judgment about non-delivery of 100 square yards in plot No.28 to the defendants by their vendor and though the observations led the plaintiffs to file the present suit, the impugned judgment further referred to the specific grounds raised by the plaintiffs before the Supreme Court and the memo filed by the plaintiffs themselves before the trial Court on 14-10-1988. The learned Judge, therefore, concluded that the entire claim of 250 square yards in O.S. No.2469 of 1974 was the subject matter before all the Fora up to the Supreme Court and the present suit also relates to 150 square yards concerned in O.S. No.2469 of 1974 making the finding given by the Apex Court operate as res judicata to the claim made in this suit. The contention that the Apex Court was silent about the rest of 150 square yards was repelled, as the earlier litigation up to the Supreme Court clearly implied that O.S. No.98 of 1975 for recovery of 100 square yards by the defendants was dismissed and O.S. No.2469 of 1974 for a permanent injunction by the plaintiffs was allowed only in respect of 100 square yards, while the rest of the relief in respect of the remaining 150 square yards stood dismissed. As Section 11 of the Code of Civil Procedure clearly applies to the present suit, the appeal was dismissed with costs. The plaintiffs preferred the present second appeal contending that it was due to the attempt by the defendants during the pendency of O.S. No.2600 of 1979 to dispossess the plaintiffs that they were compelled to file the present suit, which was stayed under Section 10 of the Code of Civil Procedure pending the Civil Appeals before the Supreme Court. After the disposal of the Civil Appeals, the plaintiff was partly examined in chief, at which stage I.A. No.963 of 1999 was filed and allowed resulting in dismissal of the suit. The substantial question of law involved was stated to be about the matters not decided and left out of the judgment of the Apex Court being not binding over the proceedings in the present suit under Section 4 of the Code of Civil Procedure. Sri B.V. Bakshi, learned counsel for the appellants and Sri A. Rama Subbaiah, learned counsel for the respondents are heard. The learned counsel strenuously reiterated their respective contentions during the arguments. As the second appeal was admitted on the substantial question of law stated in the grounds of appeal, the same forms the point for consideration herein and the components of the said substantial question suggested by the plaintiffs consists of two distinct questions to be gone into. Firstly about whether the questions in issue in the suit were not decided and were left out of the judgment of the Apex Court and secondly if it were so, this suit needs to be adjudicated independently on its own merits. O.S. No.2469 of 1974 by the plaintiffs against the defendants was in respect of 250 square yards in plot No.28 as per the plaint plan therein allegedly consisting of 100 square yards covered by hutments of the plaintiffs and 150 square yards of open courtyard. As a consequence of ancestral occupation while serving under Nawab Imad Jung, the house of the plaintiffs was claimed to have been constructed in or about 1930 and the plaintiffs claimed to have obtained an interim injunction against the Municipal Corporation of Hyderabad in O.S. No.1771 of 1973 in respect of 150 square yards. The defendants claimed their title to plot No.28 through B.G. Ranade owning the plot under Sri Venkateswara Colony Housing Society, the purchaser from the original owner, Nawab Imad Jung. The plaintiffs were claimed to be trespassers on 62.5 square yards since 20-11-1972 when they constructed the huts. The defendants further claimed that in O.S. No.1771 of 1973, the plaintiffs claimed ownership of 150 square yards only. In I.A. No.2226 of 1974 in O.S. No.2469 of 1974, the interim injunction against the defendants in favour of the plaintiffs was confined to 100 square yards with the consent of both the learned counsel on 12-02-1975. The advocate commissioner appointed in I.A. No.521 of 1975 in that suit inspected plot No.28 and the advocate commissioner in his report, dated 14-04-1975 found the area occupied by the tin sheet roof of the plaintiffs and the open space in front of the rooms to be 94 square yards. O.S. No.98 of 1975 was filed by the defendants against the plaintiffs for recovery of possession of the said 100 square yards with the parties raising similar contentions and the plaintiffs claiming the suit to be barred by limitation. The suits were disposed of by a common judgment dated 18-09-1978 by the trial Court holding the defendants to have probablised their title by Exs.A.1 to A.15 and Exs.A.20 to A.27. But the plaintiffs were probablised to be in occupation of the suit property of O.S. No.98 of 1975 (100 square yards) from 1960. As the defendants were not in possession of the said suit property of 100 square yards within 12 years prior to the suit, O.S. No.98 of 1975 was considered to be barred by limitation, while the plaintiffs in O.S. No.2469 of 1974 were noted to be admittedly in possession of the suit property by the date of the suit resulting in granting of permanent injunction in their favour. In the first appeals decided on 23-07-1979, the learned Chief Judge on an analysis of the evidence considered the residence of the plaintiffs in the property since prior to 1960 to have been probablised, due to which the defendants were not entitled to recover the suit property, while the plaintiffs are entitled to permanent injunction till they are evicted by due process of law. Leaving it open to the defendants to file a separate suit for declaration of their title to the suit site of O.S. No.98 of 1975 (100 square yards), the first appellate Court dismissed the appeal without costs without going into the questions of limitation or nature of possession of the defendants. In S.A. Nos.670 and 671 of 1979, this Court decided on 22-10-1982 that the defendants acquired title to plot No.28 by purchase and noted that O.S. No.1771 of 1973 filed by the plaintiffs against Municipal Corporation of Hyderabad was dismissed on 22-08-1977. The learned Judge considered the plaintiffs to have claimed possession of the suit property as licensees of Nawab Imad Jung from the times of their ancestors and the permissive nature of possession was considered not to evidence any adverse claim of title. Any adverse claim was considered to have commenced only in 1973 (since O.S. No.1771 of 1973) and consequently, O.S. No.98 of 1975 was decreed and O.S. N.2469 of 1974 was dismissed. The plaintiffs in their special leave to appeal specifically stated the suit land of O.S. No.2469 of 1974 to be 250 square yards with two huts thereon in plot No.28 and the stay pending Civil Appeal Nos.13 and 13-A of 1983 granted by the Apex Court on 04-01-1983 was in respect of the subject matter of O.S. No.2469 of 1974, which was also reiterated by the plaintiffs in their C.M.P. No.27704 of 1988 before the Apex Court. The Apex Court passed an order on 22-10-1992 noting that the plaintiffs specifically pleaded title to the disputed land by way of adverse possession, about which no issue or evidence or findings were there. Hence, the Apex Court directed the trial Court to frame an issue on adverse possession, give an opportunity to the parties to adduce fresh evidence, hear the parties and send its findings to the Apex Court taking into consideration the evidence already on record also. Accordingly, the trial Court after examining the witnesses and marking the documents after remand, rendered its findings on 17-01-1994 after a detailed analysis of the entire oral and documentary evidence concluding that the plaintiffs were in occupation of only 100 square yards and are entitled to claim adverse possession to that extent. The plaintiffs in their objections to the said finding before the Apex Court claimed that after institution of O.S. No.2469 of 1974, they were forcibly dispossessed from the open portion of 150 square yards by dumping sand and building materials, on which the interim injunction was confined to 100 square yards by 12-02- 1975. But later they regained exclusive possession and control of 150 square yards of open space after the judgment of the trial Court dated 18-09-1978. They claimed that after the judgment of the first appellate Court, the defendants tried to forcibly dispossess them from 150 square yards leading them to file O.S. No.3208 of 1979 for a permanent injunction. They claimed that in C.M.A. No.305 of 1979 against the order of temporary injunction, both parties were directed to maintain status quo and not to raise any constructions in the land. They also claimed that the defendants attempted to dispossess the plaintiffs from the said 150 square yards even after the order of stay by the Apex Court resulting in Section 145 of the Code of Criminal Procedure proceedings etc. The plaintiffs contended that determination of area in adverse possession was beyond the scope of the order of remand and they also referred to O.S. No.1589 of 1979 for a permanent injunction against the Municipal Corporation, which was decreed on 17-04-1980 in their favour. They, hence, requested for allowing of the civil appeals granting the relief to them “in relation to the entire land in question measuring 250 square yards”. The defendants also filed their objections to the finding contending that the length or nature of possession were not established and the nature of possession being permissive, the finding be rejected. The Apex Court passed final orders on 14-11-1994 noting the conclusion of the trial Court that the plaintiffs are deemed to be in adverse possession in an extent of 100 square yards only out of the suit schedule premises and accepting the said report in toto, the Apex Court allowed the appeals to the extent that the plaintiffs are entitled to ownership and possession of 100 square yards on the ground of adverse possession and remitted the case back to the trial Court for determining the said 100 square yards of area to be given to the plaintiffs, which shall be decided after hearing both the parties. The Apex Court made it clear that the trial Court orders shall be final without any further appeal or revision. The defendants filed a memo before the trial Court on 24-01-1996 stating that this suit has become infructuous and requesting the Court to identify the property as per the directions of the Apex Court without any delay. In this suit, the defendants filed a memo on 27-07-1990 requesting to proceed with the suit, as the stay by the Supreme Court does not refer to this suit and the status quo order pending in this suit is causing hardship to them. In the counter filed to the memo on 17-08-1990, the plaintiffs specifically stated that “it is abject falsehood and travesty of truth to say that the subject matter of the lis before the Supreme Court of India in Civil Appeal Nos.13 and 13-A of 1983 is distinct and different from that in this suit”. They also stated that the question of title, ownership and possession and nature thereof are the subject matter of C.A. Nos.13 and 13-A of 1983 on the file of the Supreme Court. Hence, they requested for stay of all further proceedings in this suit till the disposal of the appeals before the Supreme Court of India. While so, the trial Court passed preliminary orders in O.S. No.98 of 1975 and O.S. No.2469 of 1974 on 21-09-1999 appointing an advocate commissioner to identify the suit premises and to locate 100 square yards by measuring the same and by fixing up boundaries by adjusting the measurements to arrive at correct measurements of 100 square yards as per the final orders of the Supreme Court. The advocate commissioner executed the warrant after notices to the learned counsel for both the parties and with the assistance of Municipal Surveyor. The Commissioner took the measurements rounding off to 100 square yards and could not fix the boundary stones due to objections. The trial Court passed final orders on 20-12-1999, approved the report and the plans of the commissioner and rounded off the extent of 99.6 square yards to 100 square yards determined in accordance with the commissioner’s report and the plan prepared by the Surveyor of the Municipal Corporation. The above narration speaks for itself against any contention that the subject matter of the present suit was not considered and decided in the earlier litigation ending with the judgment of the Apex Court and the consequential determination of the extent of 100 square yards to which the plaintiffs are entitled, by the trial Court. O.S. No.2469 of 1974 for a permanent injunction was in respect of the entire extent of 250 square yards, while O.S. No.98 of 1975 for recovery of possession was in respect of 100 square yards out of the said 250 square yards in which the hutments of the plaintiffs are located. The confinement of the interim injunction in O.S. No.2469 of 1974 to 100 square yards with the consent of the learned counsel for both parties is a positive pointer to the parties being conscious of the subject matter of the dispute and the advocate commissioner’s report in I.A. No.521 of 1975 identified the area of construction accordingly as about 100 square yards. It is on the basis of such claims and the oral and documentary evidence of the parties that the common judgment in both the suits was rendered by the trial Court about the two huts of the plaintiffs in the suit property and though O.S. No.98 of 1975 was dismissed and O.S. No.2469 of 1974 was decreed as though the dismissal was in respect of 100 square yards and the decree was in respect of 250 square yards, the contents of the judgment reveal the finding of possession of the plaintiffs to be only in respect of the two huts in about 100 square yards. The judgment of the first appellate Court makes the position more clear that it was 100 square yards in plot No.28 that was not given possession to the defendants by their vendor and it was in respect of the same that the learned Chief Judge observed that the plaintiffs are entitled to a permanent injunction till they are evicted by due process of law. Even in respect of the said 100 square yards, the learned Chief Judge gave liberty to the defendants to sue for declaration of title and possession, while the plaintiffs, of course, succeeded in the second appeals before this Court. A perusal of the judgment in the second appeals shows consideration of the conflicting claims about the entire extent of 250 square yards and in the civil appeals, the plaintiffs themselves pleaded the entire extent of 250 square yards to be the subject of adjudication. That the plaintiffs understood the same as covering the subject matter of the present suit also, is evident from the very memo of the plaintiffs themselves on 14-10-1988 in this suit stating that the parties and the subject matter are one and the same. The interim order