Regular Second Appeal No. 3232 of 2008 [1] IN THE HIGH COURT OF PUNJAB AND HARYANA AT CHANDIGARH Regular Second Appeal No. 3232 of 2008 Date of Decision: September 02, 2009 Bal Ram and others ......... Appellants versus Ishwar Singh and others .......... Respondents Present:- Shri Lokesh Sinhal, Advocate for the appellants HEMANT GUPTA, J. The plaintiffs are the mortgagees who have filed suit for declaration claiming that they have become owners of the suit land on account of failure of the mortgagor to redeem the suit land within a period of 30 years from the date of mortgage. In respect of usufructuary mortgage, a Full Bench judgment of this Court in Ram Kishan and others vs. Sheo Ram and others, AIR 2008 Punjab and Haryana 77, has held that there is no period of redemption in case of usufructuary mortgage. The principle that once a mortgage always a mortgage is applicable in the case of usufructuary mortgage. The Courts below have also returned a finding that the plaintiffs are not proved to be the legal heirs of mortgagee Udey Ram. Even if the plaintiffs are legal heirs of Udey Ram, still they cannot become owner of the suit land in view of the aforementioned decision of the Full Bench. Regular Second Appeal No. 3232 of 2008 [2] In view of the Full Bench decision in Ram Kishan's case (supra), I do not find that any substantial question of law arises for determination by this Court in second appeal. Dismissed. September 02, 2009 ( HEMANT GUPTA ) ks JUDGE