Case ID: 805

Judgment:
Civil Appeal No.28 of 1958. Appeal from the judgment and order dated April 17	 1956	 of the Allahabad High Court	 in Special Appeal No. 20 of 1954	 arising out of the judgment and order dated February 10	 1954	 of the said High Court (Company Jurisdiction)	 in Application No. 29 of 1953/Company case No. 24 of 1949. October 30. H. N. Sanyal	 Additional Solicitor General of India	 and N. C. Sen	 for the appellant. Rule 97 of the High Court Company Rules merely gives the landlord the right to claim payment of rent and nothing more. It does not give any priority to him. The question of priority is dealt with in section 230 which gives no priority to the landlord. [Shah	 J. Top priority is given to costs and expenses of winding up under sections 193 and 203(3). 191 We offered possession to the landlord and we never used the premises for the purpose of liquidation after the winding up order. Therefore the rent claimed by the landlord cannot he treated to have been incurred as costs and expenses of winding up. The real question for decision is whether we used the premises for the purpose of liquidation. It has been found by the High Court that we did not do so. There is a rule under the English Companies Act which is identical to our r. 97 but none of the English cases have gone so far as to make the liquidators liable for the rent claimed by the landlord even if the premises were not used for the purpose of liquidation. In re Silkstone and Dodworth Coal and Iron Company	 17 Ch. D. 158	 In re Oak Pits Colliery Company	 and In re Levy and Company	 	 cited. The Oak Pits case definitely holds that the landlord is not entitled to full rent accruing since the commencement of the winding up if the liquidator has done nothing except abstain from trying to get rid of the property. This principle should be applied in this case and r. 97 should not be so interpreted as to give any priority to the landlord. A. V. Viswanatha Sastri	 Mrs. E. Udayaratnam and section section Shukla	 for the respondent. By a previous order Mootham	 J.	 who was then dealing with company matters in the High Court	 passed an order to the effect that the landlord was entitled to recover rent from the bank from the date of winding up to the date when the liquidators would give him possession and thus terminate the tenancy. This order was virtually passed under section 45B of the Banking Companies Act and the respondent was entitled to payment according to the tenor of the order which is that he should be paid in full. [Shah	 I. How can a decree drawn up as a result of that order be executed ? The amount has to be proved.] H. N. Sanyal	 Additional Solicitor General of India	 and N. C. Sen	 in reply. Mootham	 J 's order simply purports to declare the liability of the liquidators but does not decide the question of priority. November 10. The Judgment of the Court was delivered by SHAH J. The U. P. Union Bank Ltd. (which will 'hereinafter be referred to as the Bank) was in occupation as a tenant of a building in Agra town belonging to the respondent. at a monthly rental of Rs. 325 and Rs. 10 as municipal taxes. The Bank made default in paying the rent accruing due and the respondent filed suit No. 810 of 1949 in the court of the Munsiff 192 at Agra for a decree for rent for three months and obtained an order of attachment before judgment on the movable property of the Bank. The Munsiff by his decree dated December 2	 1949	 decreed the suit	 and confirmed the order of attachment before judgment. In the meanwhile	 on a petition dated September 13	 1949	 the Bank was ordered to be wound up by the High Court of Judicature at Allahabad and the appellants were appointed liquidators of the Bank. The employees of the Bank had vacated the premises on September 10	 1949	 but the property of the Bank which was attached was with the consent of the respondent stored by the Commissioner appointed by the Munsiff 's court in the Banking hall which was sealed by that officer. A part of the premises was	 it appears	 occupied by some trespassers. The Official Liquidators called upon the respondent to take possession of the premises	 but the latter declined to do so unless vacant possession of the entire premises was given to him. On November 30	1950	 the respondent applied to the High Court for permission to file a suit for ejectment and for arrears of rent due since September 30	 1949. Mr. Justice Mootham	 who heard the application declined to grant permission holding that the claim which the respondent intended to put forward against the Official Liquidators in the course of the proposed suit may be adjudicated upon in the winding up proceeding	 and with the consent of parties	 the learned Judge proceeded to decide that claim. By order dated August 30	 1951	 Mr. Justice Mootham I hold that the petitioner is entitled to recover rent from the Bank at the rate of Rs. 325 per mensem from 1st October	 1949	 upto the date on which the Official Liquidators give the petitioner (the landlord) such possession of the premises as will	 in law	 terminate the Bank 's tenancy. " Against this order	 the Official Liquidators preferred an appeal being special appeal No. 17 of 1952	 to a Division Bench of the High Court. 193 On April 23	 1953	 the respondent applied to the Joint Registrar of the High Court to issue a certificate of non satisfaction and to transfer the order to the court of the Civil Judge of Allahabad for execution. The Joint Registrar issued a certificate of non satisfaction of the order and directed that the same be transmitted to the District Judge	 Allahabad	 for execution. The respondent filed an application for execution in the court of the Civil Judge	 Allahabad	 and obtained an order for attachment of an amount of Rs. 12	000 lying to the credit of the Official Liquid ators in the Allahabad Bank. The Official Liquidators thereupon applied to the High Court praying that the execution proceedings pending in the court of the Civil Judge	 Allahabad	 be declared void and the order of attachment of the fund in the account of the Official Liquidators passed by the Civil Judge be quashed. Mr. Justice Brij Mohan Lall	 who heard the application held that the proceeding commenced against the Official Liquidators	 without the sanction of the court under sections 171 and 232	 cl. I of the Indian Companies Act	 1913	 and the attachment ordered thereunder were void and directed that the certificate of non satisfaction be recalled. Against this order. the respondent preferred a special appeal to the High Court being appeal No. 20 of 1954. Appeals Nos. 17 of 1952 and 20 of 1954 were then heard. Appeal No. 17 of 1952 was dismissed and by an order passed on April 17	 1956	 the High Court partially modified the order of Mr. Justice Brij Mohan Lall	 and directed the Official Liquidators to pay to the respondent in full the amount that had fallen due to him after October 1	 1949. The High Court was of the view that the Official Liquidators having retained the Bank 's premises in their occupation	 by virtue of the proviso to r. 97 framed by the High Court	 the respondent was entitled to receive the rent due to him in full and was not liable to share the assets of the Bank pro rata with the other ordinary creditors. Against the order passed by the High Court	 this appeal has been preferred with the certificate of the High Court. 25 194 By his order Mr. Justice Mootham	 merely declared the liability of the Bank to pay the rent accrued due since October 1	 1949: there is no direction for payment of the amount	 and it is not necessary to consider the plea raised by counsel for the respondent that the order being virtually one under section 45 B of the Banking Companies Act	 the respondent was entitled to payment according to the tenor of the order. The order in terms declares the liability and does not decide any question of priority between the respondent and other creditors of the Bank. By section 647 of the Companies Act No. 1 of 1957	 the winding up of the Bank having commenced before that Act was enacted	 the provisions with respect to the winding up contained in the Indian Companies Act No. VII of 1913	 continue to apply to the Bank in the same manner and in the same circumstances as if Act 1 of 1957 had not been passed. By section 230 of the Indian Companies Act	 1913	 provision is made for payment of specified categories of debts in the winding up in priority to all other debts; but rent due to the landlord is not one of such debts to which priority is given by section 230. The High Court held that in as much as by r. 97 of the Company Rules	 it was provided	 " When any rent or other payment falls due at stated periods	 and the order or resolution to wind up is made at any time other than one of such periods the persons entitled to the rent or payment may prove for a proportionate part thereof up to the date of the winding up order or resolution as if the rent or payment grew due from day to day: Provided that where the Official Liquidator remains in occupation of premises demised to a company which is being wound up	 nothing herein contained shall prejudice or affect the right of the landlord of such premises to claim payment by the company	 or the Official Liquidator of rent during the period of the company 's or the Official Liquidator 's occupation; " for the rent accruing due in respect of the premises which remained in the occupation of the Official 195 Liquidators	 the respondent was entitled to preferential payment. The operative part of the rule deals with the rent or other payment in arrears till the date of winding up. By the proviso	 it is declared that the right of the landlord to claim payment by the company of the rent accruing due thereafter is not to prejudiced. The proviso merely affirms the right of the landlord to claim payment of	 rent accruing due since the date of winding up. It does not deal with any question of priority in payment of debts. By section 246 of the Indian Companies Act	 1913	 power is conferred upon the High Court to make rules consistent with the Act	 and the Code of Civil Procedure concerning the mode of proceedings to be had for winding up of the company and certain other matters. The Legislature has by section 230 prescribed that certain specified categories of debts shall rank for priority over other debts due by the company and it is not within the competence of the High Court to prescribe by rule a category for priority in payment which is not included in that section. By section 193 of the Act	 the court has	 in the event of the assets being insuffiicient to satisfy the liabilities	 indisputably power to make an order for payment out of the assets	 of the costs	 charges and expenses incurred in the winding up in such order of priority as the court thinks fit	 and in exercise of the power conferred by section 230 sub cl. 3	 the court may direct the company to retain such sums as may be necessary for the costs and expenses of the winding up of the company before discharging even the debts in respect of which priority is prescribed by section 230. If therefore	 there is a debt which may reasonably fall within the description of costs and expenses of winding up of the company	 the court may provide for priority in payment of that debt as it thinks just. In the winding up of the company	 it is open to the liquidators to disclaim land burdened with onerous covenants	 of shares or stock in companies	 of unprofitable contracts or of any other property that is unsaleable or not readily saleable. The disclaimer operates to determine as from the date of disclaimer 196 the rights	 interests and liabilities of the company and the property of the company	 in or in respect of the property disclaimed. By section 230 A	 cl. 4	 liberty is reserved to persons interested in the property requirng the liquidator to decide whether he will or will not disclaim. It is also open to the court under sub section 5 of section 230 A on the application of any person entitled to the benefit or subject to the burden of a contract made with the company to make an order rescinding the contract on such terms as to payment of damages for non performance of contracts. It is evident that on the winding up outstanding contracts of the company do not become ipso facto inoperative. The contracts remain binding until disclaimed or rescinded in the manner provided by section 230 A; but the liability incurred under these contracts is merely an ordinary debt which ranks for claim to payment pro rata along with other creditors. If the debt be regarded reasonably as falling within the description of costs and expenses of winding up of the company	 it is open to the court to direct that preferential payment in respect thereof be made; otherwise the debt will be claimable out of the assets of the company pro rata with other ordinary creditors. Distinction has been made by the courts in England where the relevant provisions of the Companies Act are substantially the same that if the liquidator continues in possession of leaseholds for the purpose of the better realization of assets	 the lessor will be entitled to payment of the rent in full	 as part of the expenses properly incurred by the liquidator; but as observed by Lord Justice Lindley	 In re Oak Pits Colliery Companys (1). " No authority has yet gone the length of deciding that a landlord is entitled to distrain for or be paid in full rent accruing since the commencement of the winding up	 where the liquidator has done nothing except abstain from trying to get rid of the property which the company holds as lessee. " Evidently a distinction is made between property which remains in the occupation of the liquidator (1) 1882 Ch. D 321	 331. 197 after the winding up when the occupation is shown to be for the purpose of liquidation and property which merely remain with the liquidator	 he having abstained from trying to got rid of the same and It does not appear or is not shown that the property was used for the purpose of winding up. The High Court held on the fact that the liquidators had remained in occupation of the premises not for the purpose of winding up but " because they could not think of any suitable method of getting rid of the premises in spite of all their desire to do so. " It was pointed out that the Bank had closed its business and the liquidators were not carrying on any business after the winding tip and the properties were not used by the liquidators for the purpose of liquidation. This conclusion of the High Court on the evidence has not been challenged. The property not having remained with the liquidators for the purpose of liquidation	 unless the court passes an order holding that the debt incurred was part of the costs and expenses of liquidation	 the rent accruing due since the date of the winding cannot be claimed in priority over other ordinary debts. We are therefore unable to agree with the High Court that under r. 97 of the Company Rules	 if the premises remained in the occupation of the liquidators	 not for the purpose of winding up	 the landlord is entitled to priority in respect of payment of rent. On the view taken by us	 the appeal will be allowed	 the order passed by the High Court set aside and the order passed by Mr. Justice Brij Mohan Lall restored with costs in this Court and in the High Court. Appeal allowed.

Summary:
The U. P. Union Bank was in occupation of a building belonging to the respondent as a tenant. After the passing of the winding up order of the bank the Official Liquidators removed the offices of the bank from the premises and called upon the respondent landlord to take possession thereof. The respondent refused to do so as part of the premises was occupied by some trespassers. Thereafter the Official Liquidators did not do any business in the building in connection with the winding up of the bank. The respondent claimed the entire rent from the date of the winding up order up to the date on which the Official Liquidators would give him vacant possession of the premises. The High Court held that in view of the proviso to r. 97 of the Rules framed by the High Court under the Companies Act the respondent was entitled to recover the entire rent claimed by him and not pro rata with the other creditors of the bank. The proviso to r. 97 of the Company Rules runs thus: " Provided that where the official liquidator remains in occupation of premises demised to a company which is being wound up	 nothing herein contained shall prejudice or affect the rights of the landlord of such premises to claim payment 190 by the Company or the Official Liquidator of rent during the period of the company 's or the Official Liquidator 's occupation." On appeal by the Official Liquidators by a certificate of the High Court: Held	 that the landlord respondent was not entitled to claim priority in respect of payment of rent because the proviso to r. 97 of the Company Rules framed by the High Court affirms the right of the landlord to claim payment of rent accruing due since the date of winding up but does not deal with the question of priority in payment thereof	 and further because the building in question did not remain in the possession of the liquidators for the purpose of liquidation. In re Oak Pits Colliery Company	 	 followed. Held	 further	 that section 230 of the Companies Act	 1913	 which specifies categories to which priority in payment should be given	 does not give priority to rent due to landlord and it is not within the competence of the High Court to give priority by its rules to a category which is not included in that section. Under section 193 the Court has power to order payment of the costs and expenses of winding in such priority as it thinks fit in cases where the assets are insufficient to discharge the liabilities	 and section 230(3) empowers the Court to direct the company to retain such sums as may be necessary for the costs and expenses of winding up even before discharging the debts for which priority is given by section 230. If a debt can reasonably be described as costs and expenses of winding up the court may direct preferential payment thereof	 otherwise only pro rata payment with the other ordinary creditors can be claimed out of the assets of the company.