IN THE HIGH COURT OF KERALA AT ERNAKULAM PRESENT: THE HONOURABLE MRS.JUSTICE K.HEMA SATURDAY, THE 3RD DAY OF DECEMBER 2011/12TH AGRAHAYANA 1933 SA.No. 145 of 2001 ( ) ----------------------- AGAINST THE JUDGMENT IN AS.484/1991 of I ADDL.DISTRICT COURT., TRIVANDRUM DATED 6.7.2000 AGAINST THE JUDGMENT IN OS.620/1986 of PRL.MUNSIFF COURT, NEDUMANGAD DATED 27.2.1991 APPELLANT(S):(1ST RESPONDENT/1ST DEFENDANT ---------------------------------------------------------------------- P. RAGHAVAN NAIR, ERAYAMKODE CHANICHEL MELE KIZHAKKE PUTHENVEEDU, KONNIYOOR MURI, PERUMKULAM PAKUTHY. BY ADV. SRI.K.B.PRADEEP RESPONDENT(S):APPELLANT/ PLAINTIFF & RESPONDENTS 2 TO 5/DEFENDANTS 2 TO 5 ------------------------------------------------------------------------------------------------------------------- 1. KRISHNA PILLAI, SREEDHARAN NAIR, ERAYAMKOTTU KUZHIVILA MELE PUTHEN VEEDU, KONNIYOOR MURI, PERUMKULAM PAKUTHY. 2. RAGHAVAN NAIR SREEKUMARAN NAIR, S/O KUNJU AMMA SAROJNI AMMA, CHANICHEL MELE KIZHAKKE PUTHENVEEDU, KONNIYOOR MURI, PERUMKULAM PAKUTHY. 3. RAGHAVAN NAIR MADHUSOODHANAN NAIR, SON OF KUNJI AMMMA OF - DO - 4. RAGHAVAN NAIR SURESH, SON OF KUNJI AMMA SAROJINI AMMA OF - DO - 5. SAROJINI AMMA JALAJA KUMARI, D/O KUNJIAMMA SAROJINI AMMA, OF - DO - R1 BY ADV. SMT.SREEDEVI KYLASANATH R1 BY ADV. SMT.N.SUDHA R1 BY ADV. SMT.SHALEENA RAJAN THIS SECOND APPEAL HAVING BEEN FINALLY HEARD ON 03-12-2011, THE COURT ON THE SAME DAY DELIVERED THE FOLLOWING: sou. K.HEMA, J. ----------------------------------------------- S.A. No. 145 OF 2001 ----------------------------------------------- Dated 3rd December, 2011 . JUDGMENT A suit was filed before Munsiff Court by first respondent against appellant (D2) and his wife (D1) for declaration of title, possession and for putting up of boundary and also for injunction. During the pendancy of the suit, appellant's wife (D1) died and hence respondents 2 to 5 were impleaded as additional defendants. After trial by Munsiff Court, the suit was dismissed with costs. In appeal, Additional District Court set aside the decree and judgment and decreed the suit as follows: “i. The plaintiff's title and possession over the plaint schedule property is hereby declared. ii. The plaintiff is allowed to put up a boundary through the A B line shown in Ext.C1(a) plan for separating the plaint schedule property from the property of defendants. iii. The defendants are restrained by a decree of permanent prohibitory injunction from trespassing into the paint schedule property and from committing waste theron. iv. The parties are directed to suffer their respective costs in this appeal and in the [S.A.145/2001] 2 suit. Ext.C1(a) plan will form part of the decree.” The said decree and judgment are challenged by second defendant in the second appeal. 2. A suit was filed by first respondent on the averment that plaint schedule property belongs to him and is in his possession as per Ext.A1. First defendant in the suit is his own sister and second defendant is their father. They have absolutely no right over the property. Their property lies on the southern side of plaint schedule property. They are on inimical terms with first respondent. They attempted to trespass upon the property. Hence the suit was filed for declaration of title and possession, putting up of boundary between plaint schedule property and defendant's property and also for injunction. 3. First defendant was remained exparte. Second defendant alone filed written statement contending that suit is not maintainable and that plaintiff-first respondent has no title and possession over plaint schedule property. Though plaint schedule property was allotted to the first respondent as per [S.A.145/2001] 3 Ext.A1, he never took possession of the property. The property lying on the southern side of plaint schedule property and the plaint schedule property are in the absolute possession and enjoyment of appellant for 18 years as full owner and he had prescribed title by adverse possession and limitation. In a former suit O.S.174/1971 first respondent admitted that he is not in possession of property. He also did not admit partition deed, Ext.A1. He is therefore estopped from making any pleading against his admissions in the former suit. There is no visible boundary separating the two properties. The alleged trespass is not correct. The suit is liable to be dismissed. 4. Munsiff court framed as many as nine issues. Evidence was adduced by parties. PW1 to 3 were examined on the side of first respondent and Ext.A1 to Ext.A7 were marked. DW1 and DW2 were examined on the side of appellant and Ext.B1 to Ext.B5 were marked. Commission report and plan were marked as Ext.C1 and Ext.C1(a). 5. Munsiff court held, “possession follows title” hence the inevitable corollary follows. The burden lies on the person who [S.A.145/2001] 4 acquired title by adverse possession to prove his case. But, appellant has no case that first respondent was ousted from plaint schedule property. It was also observed title ordinarily carries that presumption of title and when a question arises as to who was in possession of the property, presumption is that true owner was in such possession. Mainly on these findings, the court below held that first respondent has title and possession over the plaint schedule property and decreed the suit which is challenged by appellant in the second appeal. The following substantial questions of law are formulated by this court in this appeal: 1. If plaintiff admits in favour of a former suit that he is not in possession of disputed property and that some other person are in defacto possession, can the court ignore such fatal admission and grant declaration of possession and grant a decree of possession ? 2. Will not admission made by plaintiff in a former suit regarding absence of his possession over the property create estoppel against him to assert that he is in possession? 3. When plaintiff also admits in a former suit that he is not in possession of property, will it [S.A.145/2001] 5 not serve it is waiver of proof for the opposite party to establish that plaintiff is not in position and is it necessary for the opposite party to plead and prove that he has prescribed title by adverse possession and limitation, since in such a situation suit is liable to be dismissed ? 4. In the light of presumption available under section 80 of Evidence Act will not certified copy of deposition admissible in evidence without it being confronted with person who gave the deposition and can not the court proceed on the admissions made by the party in the deposition ? 5. Can a party be allowed to deny the truth of an admission in a former suit by virtue of section 116 of Evidence Act ? 6. Heard both sides. Perused the records. The main argument raised by learned counsel for appellant is that the court below has committed a serious error in proceeding on the presumption that “possession follows title” which is nor applicable to the facts of this case. It is pointed out that plaintiff-first respondent specifically pleaded in a former suit filed against first defendant herein that plaint schedule property is not in his possession and that it is in possession of first defendant and others. The certified copy of plaint is Ext.B1. [S.A.145/2001] 6 7. It is also submitted that in addition to this first respondent admitted at the time of evidence also that plaint schedule property is not in his possession, but it is in possession of first defendant and others. Having made such admissions by plaintiff-first respondent himself, lower appellate court ought not have proceeded on an assumption possession follows title, it is argued. 8. It is argued that on the fact that admission made by a party in a former suit with reference to various provisions of law and also decision to contend that first respondent is even estopped from contending that he is in possession unless and until he proved the admission to be not correct or true. It is also argued that in the light of section 80 of Evidence Act, it is enough if certified copy of a deposition is produced and there is a presumption that document is genuine and statement are true. 9. Therefore, even in the absence of confronting first respondent with the deposition, (Ext.B2) appellant can successfully rely upon the document to establish that there is [S.A.145/2001] 7 an admission that property is not in the possession of first respondent, it is submitted. Since first respondent failed to establish that he is in defacto possession of the property, his admissions as per Ext.B1 and Ext. B2 will go against him and his suit is liable to be dismissed, it is submitted. 10. According to learned counsel for appellant, since the first respondent admitted that plaint schedule property is not in his possession by pleading as well as by evidence, appellant need not establish that he has perfected title by adverse possession and limitation. But, appellant can rely upon admissions to non-suit first respondent, since the admissions will constitute “waiver” of proof in favour of appellant in respect of defacto- possession of property ever since the date of filing of earlier suit. 11. If period is computed with reference to the filing of earlier suit, it can be easily found that appellant is in adverse possession of disputed property for more than 12 years and that would suffice to enter a finding in favour of appellant on title by adverse possession limitation. Even if court enter any [S.A.145/2001] 8 such finding in favour of appellant, those are sufficient for the court to dismiss the suit for declaration of title and possession. 12. Learned counsel for first respondent strongly contended that admissions made by first respondent in an earlier suit is not binding on him. It is only a piece of evidence, but it is not a conclusive proof of any fact relating to possession. He has also cited various decisions of this court, other High Courts, Supreme court in support of his contentions. It is also argued that admissions made by first plaintiff is not fatal to his case. It was submitted that admissions made by him regarding absence of possession was not in a suit between him and his siblings and appellant was not a party to the suit. If at all any admission is made, that will not enure to the benefit of appellant, it is strongly contended. 13. Learned counsel for first respondent also pointed out that though first respondent took up the contention that he is not in possession of disputed property, defendants in the suit took up a plea that first respondent himself is in possession of the property. In the said suit, the question of possession was [S.A.145/2001] 9 not an issue and it was not decided also. There is an admission made by first respondent that the deceased first defendant in the suit who is none other than appellant's wife and first respondent himself is in possession of the disputed property. 14. In the light of the admissions made by first defendant in the present suit that first respondent himself is in possession of the property and in view of the fact that first defendant in the suit did not contested the matter, it was unnecessary for the first respondent to further prove that he is in possession of the property, it is submitted. 15. According to learned counsel for respondent, the appellant having admitted the title over first respondent, court below has rightly proceeded on the principle possession follows title and as per settled law, it is for the appellant to establish that he is in adverse possession of property and he has perfected title. Appellant has no right to resist the suit relying upon admission made by first respondent in a former suit, since appellant is not even a party to the suit. First respondent can explain the admissions made in a former suit and in the [S.A.145/2001] 10 light of admission made by first respondent in the present suit, who was also defendant in the former suit that first respondent himself was in possession of suit property, it is submitted. 16. It is unnecessary for him to prove further in the present suit that he is in possession of the suit property. It is also argued that tax receipts are produced in this case. which will establish possession of first respondent in the disputed property but appellant has not proved that he is in possession of the property for him to perfect his position of adverse possession and limitation. Not even a scrap of paper is produced how he is in actual possession of property. 17. It was pointed out that property is divided by a 'channel' running between properties which fact is admitted by first defendant and appellant while examined in earlier proceedings and their depositions are Ext.A4 and Ext.A5. Taking all these facts into consideration there is no reason to interfere with the decree passed by lower appellate court especially since both courts below concurred in the findings that first respondent has title over plaint schedule property, it is [S.A.145/2001] 11 argued. 18. On hearing both sides and on perusal of the records in this case, I find it necessary to consider first whether admission made by the party on a vital fact which will be decisive, as far as his contentions are concerned. “Admission” is defined in Evidence Act. Admission is referred to in Civil Procedure Code ('CPC' for short). Evidence Act also contains several provisions which refer to admissions made before the judicial authorities. Supreme court in various decisions refers to “admissions” as evidentiary admissions, judicial admissions and admissions by pleadings. Therefore, the nature of admissions made by party will vary and effect of such admissions also may vary, depending upon facts and circumstances under which admission is made. 19. Admissions which are relied upon by appellant in this appeal is admission made by first respondent in the pleading made by him in the plaint in a former suit regarding absence of possession over plaint schedule property and also an admission made by him in deposition in the earlier suit which are marked [S.A.145/2001] 12 as Ext.B1 and Ext.B2 respectively. While Ext.B1 is an admission by pleading Ext.B2 consists of evidentiary admissions. Procedural law refers to certain admissions in civil cases. Order VIII Rule 5 lays down that every allegation in the plaint if not denied specifically or by necessary implication or stated to be not admitted in the pleading of the defendant, shall be taken to be admitted except as a person under disability. 20. Order VIII rule 5 lays down circumstances under which facts pleaded are taken as admitted. In other words, non-denial can be treated as admissions. The absence of pleading with respect to assertion made in the plaint will constitute an admission by virtue of Order VIII Rule 5. But it is most relevant to note such procedural admissions or admissions by pleadings comes into effect only against defendant and not against the plaintiff. The procedural admissions are deemed admissions by virtue of non-denial made by defendant, as per order VIII Rule 5. 21. In this case, first respondent was not the defendant in the former suit. But he, was only a plaintiff in the former suit. [S.A.145/2001] 13 Therefore, the so called admission made by him in the paint cannot be treated as procedural admission. Procedural admission is contemplated under Order VIII Rule 5 of CPC. Procedural admission contemplated under Order VIII Rule 5 CPC can be made only by virtue of a written statement filed by a party in which the fact asserted by the opposite party is not denied. 22. An assertion made by a plaintiff in a plaint cannot be stated to be an “admission” by rule of pleading, as per the provisions of the CPC. It can only be treated as an assertion or allegation in reference to a particular fact, as per the pleadings in the particular suit. However, a question will arise whether a party who makes certain pleadings in the plaint relating to material fact can ignore such pleading and take up a contention contrary to such pleading in a subsequent suit and, if he does so, what will be the effect of such pleading. 23. As per the pleading in Ext.B1, the first respondent has made an averment that he is not in possession of the plaint schedule property but the defendants in the suit are in [S.A.145/2001] 14 possession. Even though such pleading in the plaint will not constitute “procedural admission” as per Order VIII Rule 5 CPC it cannot be said that it is not admission at all of the particular fact which is in dispute in this case going by section 17 of Evidence Act. “Admission” is defined under Section 17 of the Evidence Act as follows: “17. Admission defined.--An admission is a statement, oral or documentary or contained in electronic from which suggests any inference as to any fact in issue or relevant fact, and which is made by any of the persons, and under the circumstances, hereinafter mentioned.” 24. As per Section 17 of Evidence Act, an “admission” is an oral statement or documentary statement made by a person. It does not make a distinction whether such a statement is made in the plaint or in the written statement, as provided in Order VIII Rule 5. If a statement is made in a plaint, it can constitute an “admission” as defined under Section 17, provided the requirements under the said Sections are satisfied. 25. As per Section 17, a statement will constitute an admission. A statement, either oral or documentary, will [S.A.145/2001] 15 constitute an admission if it suggests an inference as to any fact in issue and which is made by any of the persons under the circumstances referred to in the Chapter on admission under the Evidence Act. It is clear from a reading of Section 17 that for constituting an admission, the fact whether a person is a plaintiff or defendant is of no relevance, as contemplated under Order VIII Rule 5 of CPC. If a person (as referred to in section 18 to 20) makes any statement either oral or documentary, which suggests any inference as to any fact in issue or under the circumstances referred to in Sections 18 to 20, such statements are admissions. 26. In this case, appellant is relying upon Ext.B1 and B2, the plaint and the deposition of the first respondent in the former suit, as admission. It is not disputed that there is statement made in Ext.B1 and B2 regarding possession of the disputed property. It is stated therein that plaint schedule property was not in possession of first respondent but it was in possession of the defendants in the said suit. 27. A reading of Section 18 shows that statement made [S.A.145/2001] 16 by a party to the proceeding are admissions. Therefore, the statement made by the first respondent in the plaint and the depositions, Exts.B1 and B2 can be treated as admissions as defined in Section 17 read with Section 18 of the Evidence Act. The statement contained in Exts.B1 and B2 would suggest an inference as to the fact in issue relating to possession of the disputed property. The fact whether the property is in possession of the appellant or the first plaintiff is a fact in issue in the present suit. 28. Therefore, the statement made in Exts.B1 and B2 relating to possession of the disputed property which suggests an inference as to the fact in issue in the present suit can be treated as admission relating to the possession of the plaint schedule property. Thus, going by the provisions contained in Section 17 and Section 18 of the Evidence Act, the statement made by the first respondent in the plaint and his deposition can be treated as admissions even though those cannot be treated as admission by virtue of Order VIII Rule 5 CPC. 29. The next question to be considered is whether the [S.A.145/2001] 17 court can proceed on the admissions mentioned in Exts.B1 and B2 and hold that first respondent was in possession of the disputed property, as alleged by him, in the present suit or can the Court proceed on the admission made by him in Exts.B1 and B2 and hold that he was not in possession of the suit properties as admitted by him in those documents. The so- called admissions made by the first respondent are contained in the documentary evidence Exts.B1 and B2. 30. Before the admission is relied upon to come to the conclusion regarding a vital fact, the admissibility of Exts.B1 and B2 are to be considered. Section 64 of Evidence Act provides that documents must be proved by primary evidence except in the cases hereinafter. Ext.B1 does not constitute primary evidence of the complaint. But it is only a photocopy. Ext.B2 is certified copy of the deposition of the first respondent issued from the court. It is a true copy of the deposition of the first plaintiff issued from the court. It is certified to be true copy by the Examiner, issued under Section 76 of the Evidence Act. [S.A.145/2001] 18 31. Coming to admission of Ext.B2, deposition of the first respondent, there cannot be any dispute regarding the admissibility of its contents. A reading of Section 65(e) shows that secondary evidence may be given of the existence, condition, or contents of a document when the original being a public document within the meaning of Section 74. As per Section 74, documents forming the Act or records of the acts of public offices are public documents. The deposition being an act or record of the acts as per Section 74(1)(iii), it is a public document and it can be given as secondary evidence. 32. Section 63 also lays down that secondary evidence means and includes certified copies under the provision of Evidence Act. Therefore, by production of certified copy of a deposition, like Ext.B2, the appellant is entitled to prove the admissions made in the deposition given by the first respondent in the former suit. Therefore, the fact that the first respondent made an admission that plaint schedule property was not in his possession in the former suit stands proved by production of Ext.B2. [S.A.145/2001] 19 33. But as far as Ext.B1 is concerned, it is only a photocopy of a plaint which is purported to be filed by the first respondent in the former suit. It is not a primary evidence of the plaint, even though the said document was admitted without objection. Still first respondent has no case that he had not made averments relating to possession in the plaint in the former suit. But at the time of hearing, it is submitted that Ext.B1 is a copy of the plaint by the first respondent in the former suit. Such admission is also an admission under section 17 of Evidence Act. The genuineness of such document is not under dispute. 34. In such circumstances, the fact that Ext.B1 is a true copy of the plaint filed by first respondent in the former suit and that he filed a complaint containing the facts referred to in Ext.B1 plaint stands proved going by Section 58 of Evidence Act also. As per Section 58, no fact need be proved in any proceedings which the parties thereto or their agent agree to admit at the time of hearing. In such circumstances, Ext.B1 can be treated as a document which contains an admission [S.A.145/2001] 20 made by first respondent, relating to possession of plaint schedule property. 35. Thus, by producing and marking Ext.B1 and B2, and also on admission made by plaintiff at the time of his evidence while examined as PW1, Ext.B1 and B2 can be admitted in evidence to prove the contents of Exts.B1 and B2. But, another question will arise in this context whether the facts admitted in Exts.B1 and B2 are true or not. That is the most crucial question to be decided in this case. For the mere fact that a party has made certain admission in a former suit or in a document, it cannot be said that such documents contains truth of the fact stated therein. 36. It is needless to say that a party can make