KARNATAKA BOARD OF WAKFversusGOVERNMENT OF INDIA AND ORS.

                  KARNATAKA BOARD OF WAKF                                     A
                                   V.

                GOVERNMENT OF INDIA AND ORS.

                            APRIL 16, 2004

             [RAJENDRA BABU AND G.P. MATHUR, JJ.]                             B


     Ancient Monuments Preservation Act, 1904:

      Wakf Act, 1954-Sections 4, 26 and 56 :
                                                                              c
     Karnataka Land Revenue Act, 1964-Sectbn 67:

      Acquisition ofsuit property by Government ofIndia as ancient protected
 monument-Acquisition proved by documentary and ocular evidence-Inquiry
.under Revenue Act and declaration of the property as Wakf property by
 Notification-Suit by Government to declare the Notification as invalid and D
 declaring Government as the owner by adverse possession-Suit decreed-
 High Court affirmed the finding of trial Court holding that Government is
 owner even by adverse possession-On appeal, held: Suit property is
 Government property and not Wakf property-However, the plea of adverse
 possession is unsustainable as the same neither pleaded nor proved-Ancient E
 Monuments and Archaeological Sites and Remains Act, 1958.

      Code of Civil Procedure, 1908-0rder XL/, Rule 27-Additional
evidence-Plea to adduce at the final stage of case in appellate Court-
Nature ofdocuments not known-Held: Additional evidence not to be adduced
as there was ample time during pendency of the case in the trial as well as   F
appellate Court.

      Adverse possession-Meaning and nature of-Discussed.

     Respondent-Government of India came to know that appellant-Wakf
Board got published a Notification inl976 showing that certain properties     G
were declared as 'Wakf Property' in terms of Section 26 of Wakf Act,
1954 and was also published in the Gazette. It filed three suits regarding
the properties seeking declaration of the Notification as illegal and void
and to declare Government as owner of the properties as it perfected its

                                   255                                        H
    256                    SUPREME COURT REPORTS [2004] SUPP. I S.C.R.

A title by adverse possession. It claimed that they had acquired the property
    under ancient Monuments Preservation Act, 1904. Respondent-State
    produced the relevant copy of Register of Ancient protected Monuments
    Exb. P-1 wherein the Government was mentioned as the owner of the suit
    prop-:rty and Exb. P-2 and CTS records which show that the property
B   stood in the name of the respondent. The evidence of Power of Attorney
    holder of Defendant Nos. 2A and 28 show that the suit property was
    declared as protected monuments and there was signboard to this effect
    in the suit property which was in its possession and the present building
    was constructed at the expenditure of the respondent State.

C       The case of the appellant-Wakf Board was that in lJth century some
  Arabian Saint acquired the properties and constructed mosque which was
  under management of lineal descendants of the saint; that by virtue of
  Notification in 1976 and Gazette Notification they became absblute owners;
  that after enquiry u/s 67 of Karnataka Land Revenue Act, 1964 suit
  property was declared as Wakf property, and State could not claim
D ownership by adverse possession. Trial Court decreeing the suit held that
  respondent State were the owners and managing the suit property. It found
  that in view of evidence it was proved that respondent State had taken
  the properties as ancient monuments even prior to introduction of Survey
  Department; that appellant Wakf failed to show that they remained in
E possession of the property even after demise of the saint; and that the
  property was declared as Wakf property without following relevant
  provisions of the Wakf Act, 1954 and without following due procedure in
  a case where there is dispute as to who is a stranger to the Wakf, a mere
  declaration would not bind such person. In appeal to High Court, appellant
  at the end of the arguments sought to adduce further evidence and for
F that sought remand of the case to Trial Court. High Court did not allow
  the plea and held that respondent State was owner by adverse possession
  affirming the findings of Trial Court. Hence the present appeal.

          Dismissing the appeal, the ~ourt

G        HELD: 1. Appellants could not be permitted to adduce further
    evidence before the Court to substantiate their claim. When the matters
    were pending before the trial Court and the High Co.urt they had ample
    opportunity to do so. It is also not clear as to the nature of the documents
    which they seekto produce which will tilt the matter one way or the other.
H   The scope of Order XLI, Rule 27 CPC is very clear to the fact that the
                 KARNATAKA BOARD OF WAKF v. GOVT. OF INDIA                   257
parties to an appeal shall not be entitled to produce additional evidence, A
whether oral or documentary, unless they have shown that inspite of due
diligence, they could not produce such documents and such documents are
required to enable the Court to pronounce proper judgment. (261-D-F]

      2.1. Regarding ownership claim of appellants over the suit property
there is no concrete evidence on record. The contention of appellants that           B
one Arabian Saint came to India and built the Mosque and his lineal
descendents possessed the property cannot be accepted if it is not
substantiated by evidence and records. As far as a title suit of civil nature
is concerned there is no room for historical facts and claims. Only
admissible evidence and records could be of assistance to prove this. On             C
a conjoint analysis of Exb. PI, P2 and the deposition of Power of Attorney
holder, it could be safely concluded that the Respondent State is in absolute
ownership and continuous possession of the suit property for the last about
one century. Their title is valid. The suit property is Government property
and not of a Wakf character. (262-D-F; 263-A-B)
      2.2. Wakf Act, 1954 is enacted "for the better administration and D
supervision of wakfs." Under section 4 of the Wakf Act, Survey
Commissioner(s) could only make a " ...survey of Wakf properties existing
in the State at the date of commencement of this Act." Wakf Board could
exercise its rights only over existing Wakf properties. Since the suit
property itself is not an existing Wakf property the appellant cannot E
exercise any right over the same. Therefore, all the subsequent deeds based
on the presumption that the suit property is a Wakf Property are of no
consequence in law. The Notification issued by the appellant and the
Karnataka Gazette Notification are null and void, and liable to be deleted.
As regards the compliance of notice under Section 56 of the Wakf Act,
High Court~ based on evidence and facts, ruled that the same is complied F
with. This is a finding of fact based on evidence. [263-C-E)

      3.1. In the eye of law, an owner would be deemed to be in possession
of a property so long as there is no intrusion. Non-use of the property by
the owner even for a long time won't affect his title. But the position will
be altered when another person takes possession of the property and                  G
asserts a right over it. Adverse possession is a hostile possession by clearly
asserting hostile title in denial of the title of true owner. It is a well-settled
principle that a party claiming adverse possession must prove that his
possession is 'nee vi, nee clam, nee preeario', that is, peac~ful, open and
continuous. The possession must be adequate in continuity, in publicity              H
    258                     SUPREME COURT REPORTS [2004] SUPP. l S.C.R.

A· and in extent to show that their possession is adverse to the true owner.
    It must start with a wrongful dispossession of the rightful owner and be
    actual, visible, exclusive, hostile and continued over the statutory period.
                                                              [263-G-H; 264-A)

          3.2. Physical fact of exclusive possession and the animus possidendi
B to hold as owner in exclusion to the actual owner are the most important
    factors that are to be accounted in cases of this nature. Plea of adverse
    possession is not a pure question of law but a blended one of fact and law.
    Therefore, a person who claims adverse possession should show (a) on what
    date he came into possession, (b) what was the nature of his possession,
C   (c) whether the factum of possession was known to the other party, (d)
    how long his possession has continued, and (e) his possession was open
    and undisturbed. A person pleading adverse possession has no equities in
    his favour. Since he is trying to defeat the rights of true owner, it is for
    him to clearly plead and establish all facts necessary to establish his
    adverse possession. [264-A-D)
D
          SM. Karim v. Bibi Sakinal, AIR (1964) SC 1254, Parsinni v. Sukhi,
    (1993) 4 SCC 375; D N. Venkatarayappa v. State ofKanataka, [1997] 7 SCC
    567 and Dr. Mahesh Sharma v. Rai Kumari Sharma, [1996) 8 SCC 128,
    referred to.

E          3.3. Plaintiff, filing a title suit should be very clear about the origin
    of title over the property. He must specifically plead it. "Whenever the
    plea of adverse possession is projected, inherent in the plea is that someone
    else was the owner of the property". The pleas on title and adverse
    possession are·mutually inconsistent and the latter does not begin to
F   operate until the former is renounced. [264-D-F)

          3.4. Respondent obtained title under the provisions of Ancient
    Monuments Act. The element of Respondent's possession of the suit
    property to the exclusion of the.appellant with the animus to possess it is
    not specifically pleaded and proved. So are the aspects of earlier title of
G   appellant on the point of time of dispossession. Consequently, the
    alternative plea of adverse possession by Respondent is unsustainable. High
    Court ought not have found the case in their favour on this ground.
                                                                     [265-A-B)

         CIVIL APPELLATE JURISDICTION : Civil Appeal No. 16899 of
H   1996.
       KARNATAKA BOARD OF WAKF v. GOVT. OF INDIA [RAJENDRA BABU, J.]        259

     From the Judgment and Order dated 10.3.95 of the Karnataka High                A
Court in R.F.A. No. 549 of 1986.

                                        WITH

      C.A. Nos. 16900 and 16895 of 1996.
                                                                                    B
      Salman Khurshid, Imtiaz Ahmed, Javed A. Warsi and Z. Ahmad Khan
for the Appellant.

     Mukul Rohatgi, Additional Solicitor General, Sanjay Hegde, Satya Mitra,
S. Wasim A. Qadri, Anil Katiyar and Ms. Sushma Suri for the Respondent.
                                                                                    c
      The Judgment of the Court was delivered by

      RAJENDRA BABU, J. Three suits were filed by the first respondent
in each of these cases seeking for a declaration that notifications issued by
the Karnataka Board of Wakf, i.e., the appellant before us, showing some of
the defendants to be illegal and void or in the alternative, to declare the first   D
respondent as owner of the suit properties on the ground that they have
perfected their title by adverse possession and consequential...relief for
permanent injunction. There are three sets of properties in each of these three
matters. One is CTS No. 24 of Ward No.VI, described as "Karimuddin's
Mosque", another is CTS No. 36 of Ward No. VI, described as "Macca Masjid"          E
and the other is CTS No. 35 of Ward No. VI, described as" Water Tower".
All of them were situated at Bijapur.

       The claim made by the first respondent is that they acquired the suit
property under the Ancient Monuments Preservation Act, 1904 (Ancient
Monuments Act) and a notification has been published in that regard and the F
suit property had been entered in the Register of Ancient Protected Monuments
incharge of the Executive Engineer. Thereafter, the Government of India
enacted the Ancient Monuments And Archaeological Sites and Remains Act,
 1958 and the suit property came to be under the management of the Department
of Archeological Survey, Government of India. It is asserted by the first
respondent that in all the relevant records, the name of the Government of G
India has been shown as the owner of the suit property and that they came
to know that the defendants got published a notification No. KTW/53 l/ASR-
7417490 dated 21.4.1976 showing that the suit property as having been declared
as 'Wakf Property' in terms of section 26 of the Wakf Act, 1954 and was
also stated to have been published in the Gazette. Inasmuch as the suit property H
    260                     SUPREME COURT REPORTS (2004] SUPP. 1 S.C.R.

A since inception was under the ownership of the plaintiff with lawful possession
    thereof, defendants could not have made any claim thereto nor get the same
    declared as Wakfproperty. The defendants contested this claim of the plaintiffs
    in the original suits and that after following due procedure publication has
    been made in the Karnataka Gazette in terms of Section 67 of the Karnataka
    Land Revenue Act and the order passed by the concerned officer is binding
B   on the plaintiff and, therefore, the plaintiff cannot claim any ownership on
    the ground of adverse possession.

          While this is the stand of the Wakf Board, the appellant before us, and
    the other defendants described as to be "mutawallis" of the Wakf property,
C   stated that one of the Arab Preachers, Peer Mahabari Khandayat came as a
    Missionary to Deccan as early as AD 1304 and occupied whole Arkilla and
    erected "Mecca Masjid" according to established customs to offer prayer
    which is surrounded by a vast open area. The said property had all along for
    seven centuries been treated as Wakfs and have been since after the time of
    Peer, managed, looked after and maintained by .Sa.ijada Nashin from time to
D   time. No one has interfered with their right. They claim that they have
    appropriate sanads to show that the property in question is Wakf property
    and that another portion of the suit property also belongs to the Darga of Peer
    Mahabari Khandayat and Chinni Mahabari Khandayat Darga Arbkilla, Bijapur·
    and, therefore, the same has been appropriately entered in the Wakf Register.
E          The trial court raised several issues in the matter and gave a finding
    that on a consideration of the oral and documentary evidence in the case it
    is clear that even prior to the introduction ~f the Survey Department at
    Bijapur, the Government of India had taken these properties as ancient
    monuments and they are protecting them by keeping appropriate \Y.atch over
F   these monuments but now the defendants have come forward contending that
    these properties are Wakf properties and they have nothing to show that even
    after the demise of Peer Mahabari Khandyat they remained in the possession
    of the same. The properties in question were acquired by the Gov~mment of
    India as long back as 1900 and they started preserving them as important
    historical monuments and they remained in possession and enjoyment of
G   them. This was clear both from oral and documentary evidence and on that
    basis, the Trial Court held that they are owning and managing the suit
    properties. The Trial Court also gave a finding that the Wakf Board itself
    declared these properties as Wakf properties without properly following the
    relevant provisions of the Wakf Act and without following due procedure
H   prescribed therein and in a case where there is a dispute as to who is a
       KARNATAKA BOARD OF WAKF v. GOVT. OF INDIA [RAJENDRA BABU, J.]            261

 stranger to the Wakf, a mere declaration by the Wakf Board will not bind               A
 such person and on that basis the Trial Court decreed the suit.

        The matter was carried in appeal. A Division Bench of the High Court
 examined the matter once over again and affirmed the findings of the Trial
 Court. The Division Bench also noticed that at the end of the arguments the
 appellant made a submission that as they have not produced some of the                 !'$
 important documents, the matter may be remanded to the Trial Court in order
 to enable them to produce the said documents and with a direction to the
 Trial Court for a fresh disposal in accordance with law. The High Court did
 not allow the plea raised by the appellant that there are documents in question
 which will go to the root of the matter or which would be necessary in terms           C
 of Order XLI, Rule 27, CPC to permit them to adduce further evidence and
 on that basis rejected that claim. The High Court affirmed the various findings
 given by the Trial Court.

         In the circumstances, the learned counsel for the appellant, reiterated
· the claim made before the High Court that they should be permitted to adduce          D
  further evidence before the court to substantiate their claim but when the
  matters were pending before the Trial Court and the High Court they had
  ample opportunity to do so. If they had to produce appropriate documents,
  they could have done so and also it is not clear as to the nature of the
  documents which they seek to produce which will tilt the matter one way or
  the other. The scope of Order XLI, Rule 27, CPC is very clear to the effect           E
  that the parties to an appeal shall not be entitled to produce additional evidence,
  whether oral or documentary, unless they have shown that in spite of due
  diligence, they could not produce such documents and such documents are
  required to enable the court to pronounce proper judgment. In this view of
  the matter, we do not think there is any justification for us to interfere with       F
  the orders of the High Court. However, in view of the arguments addressed
  by the learned counsel for the appellant, we have also gone into various
  aspects of the matter and have given another look at the matter and our
  findings are that the vie~ taken by the High Court is justified. However, one
  aspect needs to be noticed. The High Court need not have stated that the first
  respondent is entitled to the relief even on the basis of adverse possession.         G
  We propose to examine this aspect.

       The case advanced by the Appellants is; that one Arabian saint Mahabari
 Khandayat came to Bijapur by around 13th century, acquired certain properties
 (suit property) and constructed 'Mecca Mosque' which is under the                      H
    262                      ~UPREME COURT REPORTS [2004] SUPP. 1 S.C.R.


A management of the lineal descendants of the said saint; that by virtue' of
    Notification bearing No. KTW/531 ASR/7~/7490 dated 21.04.1976 issued by
    Appellant and Karnataka Gazette Notification page No. 608/Part VI dated
    08.07 .1976 they became absolute owners and title holders of the suit property;
    that pursuant to the circulars dated 08.06.1978 and 22.01.1979 the Deputy
B   Commissioner of the Districts were instructed to handover possession of any
    Wakf Properties that are under the possession of any Government Department;
    that by virtue of the said circular Assistant Commissioner, Bijapur held enquiry
    under section 67 of the Karnataka Land Revenue Act, 1964 and arrived at the
    conclusion that the suit property is a Wakf Property; that the alleged acquisition
    by the Respondent itself is a concocted story; that the Notification and the
C   Gazette publication itself is a notice to all concerned and the Respondent
    failed to reply to this notice; that the original suit is bad by limitation; that
    the original suit itself is not maintainable since there is no notice under
    section 56 of the Old Wakf Act; that the plea regarding title of the suit .
    property by the Respondent and the plea of adverse possession is mutually
    exclusive; that therefore the appeal is to be allowed.
D
            Pertaining to the ownership claim of Appellants over the suit property
    there is no concrete evidence on record. The contention· of Appellants that
    one Arabian saint Mahabari Khandayat came to India and built the Mosque
    and his lineal descendents possessed the property cannot be accepted. if it is
E   not substantiated by evidence and records. As far as a title suit of civil nature
    is concerned there is no room for historical facts and claims. Reliance on
    borderline historical facts will lead to erroneous conclusions. The question
     :fDrlffi>Juti::n heie:h is frefactum of ownership, possession and title over the
    suit property. Only admissible evidence and records could be of assistance to
    prove this. On the other hand, Respondent produced the relevant copy of the
F   Register of Ancient Protected Monuments maintained by the Executive·
    Engineer in charge of the Ancient Monuments (Exb Pl) wherein the suit
    property is mentioned and the Government is referred to as the owner. Since
    the manner of acquisition is not under challenge the entry in the Register of
    Ancient Protected Monuments could be treated as a vi,tlid proof for their case
G   regarding the acquisition of suit property under the appropriate provisions of
    the Ancient Monuments. Act. Gaining of possession could be either by
    acquisition or by assuming guardianship as provided under section 4 thereof.
    Relevant extracts of Exb P2 - CTS records fortifies their case. It shows that
    the property stands in the name of Respondent. Moreovt!r, the evidence of
    Syed Abdul Nabi who is the power of attorney holder (of defendants 2A and
H   2B in the Original suit) shows that the suit property has been declared as a
        KARNATAKA BOARD OF WAKF v. GOVT. OF INDIA [RAJENDRA BABU, J.]         263

 protected monument and there is a signboard to this effect in the suit property.     A
 He also deposed that the Government is in possession of the suit property and
 the Government at its expenditure constructed present building in the suit
 property. On a conjoint analysis of Exb Pl, P2 and deposition of Syed Abdul
 Nabi, it could be safely concluded that the Respondent is in absolute ownership
 and continuous possession of the suit property for the last about one century.       B
 Their title is valid. The suit property is government property and not of a
 Wakf character.

         The Old Wakf Act is enacted "for the better administration and
  supervision of wakfs." Under section 4 of the Old Wakf Act, Survey
  Commissioner(s) could only make a " ...... survey of wakf properties existing       C
. in the State at the date of commencement of this Act." Wakf Board could
  exercise its rights only over existing wakf properties. Since the suit property
  itself is not an existing wakf property the Appellant cannot exercise any right
  over the same. Therefore, all the subsequent deeds based on the presumption
  that the suit property is a Wakf Property are of no consequence in law. The
  Notification bearing No. KTW/531 ASR/74/7490 dated 21.04.1976 issued by             D
  the Appellant and Kamataka Gazette Notification page No. 608/Part VI dated
  08.07.1976 is null and void. The same is liable to the deleted. In view of this,
  the aspects relating to treating Gazette Notification as notice and limitation
  need not be looked into. As regards the compliance of notice under section
  56 of the Old Wakf Act, the High court based on evidence and facts ruled            E
  that the same is complied with. This is a finding of fact based on evidence.

        Now we will tum to the aspect of adverse possession in the context of
 the present case. Appellants averred that the plea of the respondent based on
 title of the suit property and the plea of adverse possession are mutually
 exclusive. Thus finding of the High Court that the title of Government of            p
 India over the suit property by way of adverse possession is assailed.

       In the eye of law, an owner would be deemed to be in possession of
 a property so long as there is no intrusion. Non-use of the property by the
 owner even for a long time won't affect his title. But the. position will be
 altered when another person takes possession of the property and asserts a           G
 right over it. Adverse possession is a hostile possession by clearly asserting
 hostile title in denial of the title of true owner. It is a well-settled principle
 that a party claiming adverse possession must prove that his possession is
 'nee vi, nee clam, nee preeario ', that is, peaceful, open and continuous. The
 possession must be adequate in continuity, in publicity and in extent to show        H
    264                      SUPREME COURT REPORTS [2004] SUPP. I S.C.R.

A that their possession is adverse to the true owner. It must start with a wrongful
    dispossession of the rightful owner and be actual, visible, exclusive, hostile
    and continued over the statutory period. (See : S.M Karim v. Bibi Sakina/,
    AIR (1964) SC 1254, Parsinni v. Sukhi, (1993] 4 SCC 375 and D:N.
     Venkatarayappa v. State of Karnataka, (1997] 7 SCC 567). Physical fact of
B   exclusive possession and the animus possidendi to hold as owner in exclusion
    to the actual owner are the most important factors that are to be accounted
    in cases of this nature. Plea of adverse possession is not a pure question of
    law but a blended one of fact and law. Therefore, a person who claims
    adverse possession should show (a) on what date he came into possession,
    (b) what was the nature of his possession, (c) whether the factum of possession
C   was known to the other party, (d) how long his possession has continued, and
    (e) his possession was open and undisturbed. A person pleading adverse·
    possession has no equities in his favour. Since he is trying to defeat the rights
    of true owner, it is for him to clearly plead and establish all facts necessary
    to establish his adverse possession. Dr. Mahesh Chand Sharma v. Raj Kumari
D   Sharma, [1996] 8 sec 128.

          Plaintiff, filing a title suit should be very clear about the origin of title
    over the property. He must specifically plead it. [See: S M Karim v. Bibi
    Sakina/, AIR (1964) SC 1254]. In P Periasami v. P Periathambi, (1995] 6
    SCC 523 this Court ruled that - "Whenever the plea of adverse possession is
E   projected, inherent in the plea is that someone else was the owner of the
    property." The pleas on title and adverse possession are mutually inconsistent
    and the latter does not begin to operate until the former is renounced. Dealing
    with Mohan Lal v. Mirza Abdul Gajfar, [1996] I SCC 639 that is similar to
    the case in hand, this Court held:

F           "As regards the first plea, it is inconsistent with the second plea.
            Having come into possession under the agreement, he must disclaim
            his right there under and plead and prove assertion of his independent
            hostile adverse possession to the knowledge of the transferor or his
            successor in title or interest and that the latter had acquiesced to his
            illegal possession during the entire period of 12 years, i.e., up to
G           completing the period his title by prescription nee vi, nee clam, nee
            preeario. Since the appellant's claim is founded on Section 53-A, it
            goes without saying that he admits by implication-that he came into
            possession of land lawfully under the agreement and continued to
            remain in possession till date of the suit. Thereby the plea of adverse
            possession is not available to the appellant."
H
      KARNATAKA BOARD OF WAKF v. GOVT. OF INDIA [RAJENDRA BABU, J.]     265
      As we have already found, Respondent obtained title under the provisions A
of Ancient Monuments Act. The element of Respondent's possession of the
suit property to the exclusion of the Appellant with the animus to possess it
is not specifically pleaded and proved. So are the aspects of earlier title of
Appellant or the point of time of dispossession. Consequently, the alternative
plea of adverse possession by Respondent is unsustainable. High Court ought B
not have found the case in their favour on this ground.

          In the result, these appeals stand dismissed.

K.K.T.                                                    Appeals dismissed.