Holding

An arbitration award that creates, declares, assigns, limits or extinguishes any right, title or interest in immovable property of value Rs 100 or more must be registered before a court can pronounce judgment upon it under Section 14; an unregistered award cannot be made a rule of court and later registration does not cure the defect.

Summary

Lachhman Dass and Ram Lal entered into an arbitration agreement to settle a land dispute. The arbitrator awarded that half of the appellant's share in the land would now belong to the respondent, effectively creating a new right in immovable property valued over Rs 100. The award was filed for making it a rule of court under Section 14 of the Arbitration Act, but the District Judge held that because the award was unregistered it could not be made a rule of court. The High Court reversed, saying the award merely declared an existing right and did not require registration. On appeal, the Supreme Court held that the award did create a right in immovable property and therefore fell within Section 17 of the Registration Act, mandating registration before a court could look into it. An unregistered award cannot be made a rule of court, and subsequent registration does not cure the defect for the purpose of Section 14. Consequently, the High Court’s decision was set aside and the appeal was allowed.

Issues considered

The award creates a right in immovable property of value exceeding Rs 100, thereby requiring registration under Section 17 of the Registration Act.
Whether an unregistered arbitration award affecting immovable property can be examined and made a rule of court under Section 14 of the Arbitration Act.
Whether subsequent registration of the award validates it retrospectively for the purpose of Section 14.
Whether the High Court erred in holding that the award only declared an existing right and did not need registration.

Legislation cited

Arbitration Act, 1940s. 14, s. 30, s. 33, s. 49
Registration Act, 1908s. 17, s. 23, s. 25, s. 49
Transfer of Property Act, 1882

Subjects

Arbitration awardRegistration of documentsImmovable propertySection 14 Arbitration ActSection 17 Registration ActRule of courtUnregistered awardCivil procedure

Judgment

LACHHMAN DASS
A
v.
RAM LAL & ANR.

MARCH 30, 1989

B [SABYASACHI MUKHARJI AND S. RANGANATHAN JJ.)
+
Arbitration Act, 1940: Sections 14, 30 & 33-Award-Affecting 1
immovable property of value more than Rs. JOO-Cannot be looked in
to by Court-Requirement of registration-Necessity for-Court can-
not pronounce judgment upon such an unregistered award.
c Indian Registration Act: Sections 17, 23, 25 & 49- Unless a
' document is clearly brought within its provisions-Non registration no
bar to being admitted in evidence-Award affecting immovable pro-
perty valued above Rs. JOO cannot be taken into evidence unless regis-
tered-Subsequent registration whether in conformity or in violation of
D sections 23 & 25-Not relevant. Section 17-A disabling section-To be
construed strictly.

By an agreement dated 7 March, 1974, both the appellant and the
respondent-Ram Lal appointed an arbitrator to adjudicate through
arbitration their disputes about a plot of land. The arbitrator gave his
E award on 22 May 1974 stating, inter alia, that the land in dispute was in
the joint name of the appellant and respondent-Ram Lal, and that the
half ownership of the appellant shall now be owned by Shri Ram Lal in
addition to his '/z share owned by him in those lands.

The arbitrator filed an application before Sub-Judge, II Class for )'-'
F making the award the rule of the Court. The appellant tiled objections
under section 33 of the Arbitration Act, to set aside the award on 1
various grounds but no point was raised that the award "·as unenforce-
able because it was not properly stamped and not registered. The trial
court dismissed all the objections taken under section 14 of the Arbitra-
tion Act and made the award the rule of the Court.
G
The District Judge, in the appeal tiled by the appellant, came to
the conclusion that the award declared a right in immovable property
and since it was unregistered and unstamped it could not be made the
rule of the Court.

H The High Court, however, allowed the appeal tiled by the res-.
250
LACHHMAN DASS v. RAM LAL 251

pondent on the ground that the award did not create any right in
A
immovable property, and that it only admitted the already existing
rights between the 11rties and hence it did not require any registration.

The appellant appealed by special leave to this Court.

During the pendency of the said appeal the award was sul..mitted B
I. for registration on 19 December, 1988 and was registered on 3
February, 1989.

On behalf of appellant it was argued that the High Court was
wrong in looking into an unregistered award, and that its subsequent
registration was obtained by misrepresentation and misleading the
authorities did not validate it retrospectively and that the registration
c
having been beyond the period of four months was wholly bad.

On behalf of the respondent the appeal was contested by contend-
ing that the award did not require registration as it did not create,
declare or assign any new right in the immovable property, but that it D
merely declared the existing right of ownership of the respondent, that
the appellant was barred from taking the plea of its being unregistered
at a later stage as it had not been taken by him before the trial court. It
was further submitted that the appellant was estopped from agitating
the question after the lapse of 30 days as is statutorily required under s.

- 30 of the Arbitration Act.

Allowing the appeal, this Court,

HELD: (1) The real purpose of registration is to secure that every
E

person dealing with the property, where such document requires regis·
L !ration, may rely with confidence upon statements contained in the F
register as a full and complete account of all transactions by which title
may be affected. Section 17 of the said Act being a disabling section,
must be construed strictly. Therefore, unless a document is cleafly
brought within the provisions of the section, its non-registration would
be no bar to its being admitted in evidence. [259C-D I
G
Ramaswamy Ayyar & Anr. v. Thirupathi Naik, ILR XXVII
Madras p. 43, affirmed.

(2) On a proper construction of the award, it does appear that the
award did create, declare or assign a right, title and intcre;t in the
Immovable property. The award declares that 'lz share of the onwership H
252 SUPREME COURT REPORTS [1989] 2 S.C.R.

of Shri Lachhman Dass shall "be now owned by Shri Ram Lal, the ~
respondent in addition to his \"i share owned in these lands." Therefore,•
the said award declares the right of Ram Lal to the said share of the said
property mentioned in that clanse. It is not in dispute that the said
property is immovable property and it is not merely a declaration of the
pre-existing right but creation of new right of the parties. The award in
B the instant case affects immovable property over Rs.100 and as such
was required to be registered. [2590-F; 262G I t
..(
(3) The filing of an unregistered award under s. 49 of the Act was
not prohibited. What was prohibited was that it could not be taken into
evidence so as to affect immovable property falling under s. 17 of the
Act. [260E]
c
(4) An award affecting immovable property of the value of more
than Rs.100 cannot be looked into by the Court for pronouncement
upon the award, on the application under s. 14 of the Arbitration Act
unless the award is registered. Section 14 enjoins that when an award
D of an arbitrator has been filed, the Court should give notice to the
parties and thereupon the court shall pronounce judgment upon the
award and make it a rule of the Court. But in order to do so, the
court must be competent to look into the award. Section 49 of the
act enjoins th.at the award cannot be received as evidence of any j_
transaction affecting immovable property or conferring power to
E adopt, unless it is registered. In that view of the matter, no judg-
ment upon the award could have been pronounced upon the unregis-
tered award. [263E-F] -
Satish Kumar & Ors. v. Surinder Kumar & Ors., [1969] 2 SCR

F
244 and Ratan Lal Sharma v. Purshottam Harit, [1974] 3 SCR 109,
relied upon.
r
.L'
(S) In the instant case, though it may not be possible to take the
point that th~ award is bad because it is unregistered as such, it could
not be taken into consideration in a proceeding under s. 30 or 33 of the
Arbitration Act, but it can be taken in the proceedings under s. 14 of
G the Arbitration Act when the award is sought to be filed in the Court 'I
and the Court is called upon to pass a decree in accordance with the
award. As the court could not look into the award, there is no
question of the court passing a decree in accordance with the award
and that point can also be taken when the award is sought to he
enforced as the rule of the Court. Further, at the relevant time the
H award was not registered. If that is the position, then the subse-
LACHHMAN DASS v. RAM LAL [MUKHARJI, J.] 253

')c quent registration of the award whether in conformity with sections A
23 and 25 of the Act or whether in breach or in violation of the
same is not relevant. [26SA-D I

Gangaprashad v. Mt. Banaspati, AIR 1933 Nagpur 132, referred
to.
B
\, CIVIL APPELLATE JURISDICTION: Civil Appeal No. 2104
J of 1989.
WITH
C.M.P. No. 26956 of 1988.

From the Judgment and Order dated 22.4.1988 of the Punjab
and Haryana High Court in C.R. No. 2875 of 1979.
c
}-
Ashok K. Sen and G.K. Bansal for the Appellant.

S.M. Ashri and C.S. Ashri for the Respondents.
D
The Judgment of the Court was delivered by

SABYASACHI MUKHARJI, J. Special leave granted.

This appeal is from the judgment and order of the High Court of
Punjab and Haryana dated 22nd April, 1988. The dispute was between E
the two brothers. Both the parties appointed one Shri Ajit Singh as the
Arbitrator on 7th March, 1974 for settlement of the dispute about 2'h
Killas of land situated near Chandni Bagh, Panipat in the State of
Haryana. The said land stood in the name of the appellant. According
--....- to the respondent, Ram Lal, it was benami in the name of the appel-
"·( lant. That was the dispute. The arbitrator gave his award on 22nd May, F
~-.1974 and moved an application on 23rd September, 1974 before the
·court of Sub-Judge Ilnd Class, Panipat, for making the award the rule
of the Court. The application was registered in the said Court and
notice was issued to the appellant hereiq on 7th November, 1974.
Objections were filed by the appellant taking various grounds. It was
contended that the appellant had informed the sole arbitr;;tor through G
"\ registered notice and by a telegraphic notice that he had no faith in the
said arbitrator and had thus repudiated his authority to proceed with
the arbitration proceedings. It was also contended that the award was
lop-sided, perverse, and totally unjust and against all cannons of
justice and fair play. It was alleged that the arbitrator had acted in a
partisan manner. He never heard the claim of the appellant and never H
254 SUPREME COURT REPORTS [1989] 2 S.C.R.

called upon him to substantiate his claim and had acted as an agent of ~
A
the respondent. It was, therefore, prayed by the appellant that the
award be set aside. It may be mentioned that no point was raised that
the award was bad and unforceable because it was not properly
stamped nor any plea was taken that the award was an unregistered
one as such could not be made the rule of the court.
B
Several issues were framed. No issue was, however, framed on t
the ground that the award was bad because it was not properly . ,.t
stamped or that it was not registered. The appellant, who was respondent
No. 2 in the said proceedings before the learned Trial Judge, gave his
version about the repudiation of the authority. The learned Trial
Judge had, however, held that the appellant had failed to prove that he
c had repudiated the authority of the arbitrator to enter upon the arbi-
tration through registered notice or otherwise before the arbitrator ---\.
announced his award. It was further hdd that the award of the
arbitrator was not liable to be set aside on the grounds taken. The
objections were treated as objections under section 33 of the Arbitra-
D tion Act, 1940 and it was filed within the limitation period. In that view
of the matter, the learned Sub-Judge Ilnd Class, Panipat by his order
dated 28th July, 1977 dismissed the objections under Section 14 of the
Arbitration Act, 1940 and made the said award the rule of the court.

Aggrieved thereby, the appellant went up in first appeal before
E the Additional District Judge, Karna!. The learned Additional District
Judge, while dealing with the contentions of the appellant, held that
the application was properly filed. A point was taken before the first
Appellate Court that the award was on an unstamped paper and as
such could not be made the rule of the court.
-
F The learned District Judge held that the award has not been r
properly stamped and as such could not be made the rule of the court.
It was also contended before the learned District Judge that the award
was unregistered and as such it could not be made the rule of the court
as it affected immovable property of more than Rs.100. The learned
District Judge after analysing the provisions of section 17 of the
G Registration Act, 1908 (hereinafter referred as to 'the Act') came to
the conclusion that the award declared right in immovable property
and since it was unregistered, it could not be made the rule of the
court. The learned District Judge, however, also came to the con-
clusion that the authority of the arbitrator had been repudiated. This
ground no longer survives. In the aforesaid view of the matter, the
H learned District Judge allowed the appeal on the ground that the
LACHHMAN DASS v. RAM LAL [MUKHARJI, J.] 255
.}- award was unregistered and unstamped and as such could not be made
A
the rule of the court and set aside the order of the learned Trial Judge.

There was a second appeal to the High Court. The High Court
upheld the award. The High Court noted that the necessary stamp was
puJchased on 8th August, 1974 before the award was filed on the 9th
Septemb_er, 1974. And that being so, it could not be argued success- B
\ fully that the award was unstamped. In that view of the matter, the
'!, High Court held that the learned District Judge was in error in allow-
ing the stamp objection to be taken.

As regards the registration, it was held by the High Court that
the award did not create any right as such in immovable property; it
only admitted the already existing rights between the parties and
c
,f- hence it did not require any registration. In that view of the matter, the
High Court was of the opinion that the first appellate Court was
wrong. The High Court was further of the view that no right was
created in favour of Shri Ram Lal, the respondent herein when he was
declared the owner. Both Lachhman Das, the appellant and Ram Lal, D
the respondent, had claimed their ownership and, according to the
High Court, they had the existing rights. The award only made,
according to the High Court, it clear that the ownership would vest in
one of the brothers, Ram Lal. In the aforesaid view of the matter, the
~·
High Court was of the view that it did not require registration. The
High Court allowed the appeal and directed the restoration of the E
order of the learned trial court and the award be made the rule of the
court.

Aggrieve.ct thereby, the appellant has come up to this Court. The
question ls-Was the High Court right in the view it took?
~
\' F
~ . Mr. A.K. Sen, learned counsel for the appellant contended that
the High Court was clearly in error in the facts and circumstances of
this case to have made this award the rule of the court and to have
looked upon this award which at all relevant and material time was
unregistered. It may be mentioned that when this matter came up
before this Court on the 5th December, 1988, the matter was G
>.; adjourned for two months and it was recotded "In the meantime, the
parties may take steps". Thereafter, it ~ppears that the award was filed
for registration on 19th December, 1988 before the Sub-Registrar,
Panipat and was registered actually on 3rd February, 1989. Mr. Sen,
contended that the registration of the award subsequently made in the
manner indicated hereinbefore did not validate it retrospectively in H
256 SUPREME COURT REPORTS [1989) 2 S.C.R.

view of the relevant provisions of the Act. The award being an
A
unregistered one could not have,.been looked into by the High Court.
Mr. Sen tried to urge before us ·thatthe award was got registered by
misrepresentation of the order of this Court dated 5th December,
1988. This Court did not, on 5th December, 1988, direct that the
registration could be made. All that this Court observed was that the
B parties might take steps.

It may be mentioned that on or about 18th December, 1988, it
appears at page 75 of the present paper book that an application was
made for registration of award which was said to have been applied by
Shri Ajit Singh, S/o Shri Beer Singh. In the said Jetter, it was
C mentioned that Mr.1ustice J.V. Gupta of the Hon'ble High Court of
Punjab and Haryana had held in favour of the said writer and it was
further stated that on the 5th December, 1988, this Court dismissed
the case of Lachhman Singh, the appellant herein, copy whereof was
enclosed. The award was filed for registration on 18th December,
1988. The statements contained in the letter were incorrect and
D misleading inasmuch as this Court did not dismiss the case of the
appellant on 5th December, 1988. On the other hand, this Court, as
mentioned hereinbefore on the 5th December, 1988, merely observed
that the appellant would be at liberty to do what was needful. Mr.
Ashri, learned counsel for the respondent, submitted that the registra-
tion was done in view of provisions of sections 23 and 25 of the Act.
E Mr. Sen, on the other hand, submitted before us that this was wholly
irregular to have obtained registration by misleading the Sub-Registrar
and this was of no effect. Furthermore, in any event, according to Mr.
Sen, the registration having been beyond the period of four n:tonths as
enjoined by the relevant provisions was wholly bad.

F The first question that requires consideration in the instant case r
is whether the Court could have l<1>oked into the award for the purpose
of pronouncing judgment upon the .award. In order to deal with this
question, it is necessary to refer to 'section 17 of the Act. Section 17
deals with documents of which registration is compulsory. Section 17
of the said Act mentions the documents which must be registered.
G Section 17(1)(e), interalia, provides:

"non-testamentary instruments transferring or ass1gnmg
any decree or order of a Court or any order of a Court or
any award when such decree or order or award purports or
operates to create, declare, assign, limit or extinguish,
H whether in present or in future, any right, Utle or interest,
LACHHMAN DASS v. RAM LAL IMUKHARJI, J.! 257

~ whether in present or in future, any right, title or interest, A -
whether vested or contingent, of the value of one hundred
rupees and upwards, to or in immovable property."

Section 23 of the said _Act provides as under:

"Subject to the provisions contained in sections 24, 25 and B
26, no document other than will shall be accepted for
registration unless presented for that purpose to the proper
officer within four months from the date of its execution:

Provided that a copy of a decree or order may be
presented within four months from the day on which the c
decree or order was made, or, where it is appealable,
'f
, within four months from the day on which it becomes
fmal."

Section 25 of the said Act provides as under:
D
"If, owing to urgent necessity or unavoidable accident, any
document executed, or copy of a decree or order made, in
India is not presented for registration till after the expira-
tion of the time hereinbefore presented in that behalf, the
1 Registrar, in cases where the delay in presentation does not
exceed four months, may direct that, on payment of a fine E
not exceeding ten times the amount of the proper regis-
tration-fee, such document shall be accepted for registra-
tion."

Section 49 of the said Act provides as under:

~
F
"No document required by section 17 or by any provision
of the Transfer of Property Act, 1882, to be registered shall

(a) affect any immovable property comprised therein, or

(b) confer any power to adopt, or G
~
(c) be received as evidence of any transaction affecting
such property or conferring such power,

unless it has been registered."
H
258 SUPREME COURT REPORTS [1989] 2 S.C.R.

The proviso to this section deals with a suit for specific performance
A
with which we are not concerned.

Shri Ashri contended that the document in question was one
which did not require registration. He submitted that the High Court
was right in the view it took. He further submitted that the_i:troperty in
B dispute was in the joint name of the appellant and the respondent. The
dispute was whether the half of the property held by the appellaat was
benami for the respondent or a declaration to that effect could be
made by the arbitrator. Mr. Ashri further submitted that it was the
)
case of the appellant that he was the owner of the property in question.
The award in question recites that Shri Ajit Singh had been appointed
c as arbitrator by an agreement dated 7th March, 1974 by both the
parties. The award further recites that he was appointed arbitrator to
adjudicate through arbitration "their disputes regarding property ·~
against each other". The arbitrator thereafter recites the steps taken
and the proceedings before him. It was further stated that the appel-
!ant did not orally reply to the contentions of the respondent nor did
0 he submit his claims in writing. In these circumstances, the award was
bad. The award stated, inter-alia,

"Land of Tibbi comprising of rect. No. 13 Kila No. 23
(3-11), 26(1-11), 16(5-15), 17(5-14), 25(4-4), 23/27 and 26/1
}.
situated in Mauz Ugra Kheri, near Chandni Bagh, which is
E in the joint nam~ of Shri Ram Lal, Party No. 1 and Shri
Lachhman Dass, Party No. 2. The half ownership of Shri
Lachhman Dass shall be now owned by Shri Ram Lal in
addition to his 1/2 share owned by him in these lands."

The award gave certain other directions. Regarding other claims, it
F was held that lands were allotted in the names of both the brothers and
in that context Rs.16,000 were spent by the respondent from his own
sources. The arbitrator stated that he admitted these expenses at
~
Rs.10,000 and awarded that an amount of Rs.5,000 equal to 1/2 share
should be paid by the appellant to the respondent. The other claims
were also decided by the award with which it is not necessary to deal in
G the present appeal. The question is-does this award purport or
y
operate to create, declare or assign, limit or extinguish any right, title
or interest in immovable property? Shri Ashri submitted that as his
client was the real owner and as respondent No. 1 was mere benamdar,
and the arbitrator merely declared the true position and the award did
not as such create, declare or assign any right, title or interest in any
H immovable property by the aforesaid clause in the award.
LACHHMAN DASS v. RAM LAL IMUKHARJI, J.] 259

The Division Bench of the Madras High Court in Ramaswamy A
Ayyar & Anr. v. Thirupathi Naik, ILR XXVII Madras p. 43 has
observed that the critenvn for purposes of registration under the
Registration Act, 1877 (III of 1877), which was in the same term as the
provision of the present Act, was what was expressed on the face of the
document, not what incidents might be annexed by custom to a grant
of the kind. Therefore, we have to see not what the document intends B
to convey really, but what it purports to convey. In other words, it is
necessary to examine not so much what it intends to do but what it
purports to do.

The real purpose of registration is to secure that every person
dealing with the property, where such document requires registration,
may rely with confidence upon statements contained in the register as
c
a full and complete account of all transactions by which title may be
affected. Section 17 of the said Act being a disabling section, must be
construed strictly. Therefore, unless a document is clearly brought
within the provisions of the section, its non-registration would be no
bar to its being admitted in evidence. D

On a proper construction of the award, it does appear to us that
the award did create, declare or assign a right, title and interest in the
immovable property. The award declares that 1/2 share of the owner-
-+ ship of Shri Lachhman Ilass shall "be now owned by s·hri Ram Lal, the
respondent in addition to his 1/2 share owned in those lands". ThNe- E
fore, the said award declares the right of Ram Lal to the said share of
- the said property mentioned in that clause. It is not in dispute that the
said property is immovable property and it is not merely a declaration
of the pre-existing right but creation of new right of the parties. It is
------: significant to bear in mind that the section enjoins registration where-
,. ver the award "purports or operates to create, declare, assign, limit or F
4 extinguish" whether in present or in future any right, title or interest of
the value of Rs.100 or upwards in immovable property.

Shri Ashri tried to submit that while reading the award reason-
ably and fairly, it must be construed that there was no creation or
declaration of any new right in the immovable property. What was G
done was only, according to Shri Ashri, a declaration of existing right,
that is to say, Ram Lal's full ownership of the property in question.
The section, however, enjoins registration in respect of any document,
which purports not which intends to create a right in immovable pro-
perty or declare a right in immovable property. It is not a question of
declaration of an existing right. It is by this award that a new right was H
260 SUPREME COURT REPORTS [1989) 2 S.C.R.
,.{
A being created in favour of Ram Lal, the respondent herein. In that
view of the matter, in our opinion, it cannot be contended that the
award did not require registration. This question was considered by
this Court in Satish Kumar & Ors. v. Surinder Kumar & Ors., [1969) 2
SCR 244. There an arbitrator appointed by the appellants and the
respondents partitioned their immovable property exceeding the value
13 of Rs.100. The arbitrator applied under section 14 of the Arbitration ~
Act, 1940 to the Court for making the award a rule of the Court. On
the question whether the award was admissible in evidence as it was ;{
not registered it was held that the award required registration. It was
further held by Justice Sikri, as the Chief Justice then was, and Justice
Bachawat that all claims which were the subject matter of a reference
.•
to arbitration merged in the award which was pronounced in the pro-
c ceedings before the arbitrator and after an award had been pro-
nounced, the rights and liabilities of the parties in respect of the said ~
claims could be determined only on the basis of the said award. After
an award was pronounced, no action could be started on the original
claim which had been the subject matter of the reference. The position
D under the regisration Act is in no way different from what it was before
the Act came into force. Therefore, the conferment of exclusive
;;.;...
jurisdiction on a court under the Arbitration Act did not make an
award any less binding than it was under the provisions of the Second
Schedule of the Code of Civil Procedure. It was further held that the
filing of an unregistered award under section 49 of the Act was not
+-
E prohibited. What was prohibited was that it could not be taken into
evidence so as to affect immovable property falling under s. 17 of the
Act. It was further reiterated that it could not be said that the registra- "'
tion did not in any manner add to its efficacy or give it added compe-
tence. If an award affected immovable property above the value of
Rs.100, its registration would not rid of the disability created by s. 49 y
F of the Act. The award in question was not a mere waste paper but had
some legal effect and it plainly purported to affect or affected property J..
within the meaning of s. 17(1)(b) of the Act. Justice Hegde gave a
separate but concurring judgment. He observed that it was one thing
to say that a right was not created, it was an entirely different thing to
say that the right created could not be enforced without further steps.
G An award did create rights in that property but those rights could not
be enforced until the award was made a decree of the Court. For the
purpose of s. 17{1)(b) of the Act, all that had to be seen was whether
the award in question purported or operated to create or declare,
assign, limit or extinguish whether in present or future any right, title
or interest whether vested or contingent of the value of one hundred
H rupees and upwards to or in immovable property.
LACHHMAN DASS v. RAM LAL {MUKHARJI, J.] 261

It was incorrect to state that an award which could not he
A
enforced was not an award and the same did not create any right in the
property which was the subject matter of the award. An award
whether registered or unregistered, according to Justice Hegde, does
create rights but those rights could not be enforced until the award is
made the decree of the court. The learned Judge made it clear that for
the purpose of s. 17(1)(b) of the Act, all that had to be seen was B
whether the award in question purported or operated to create or
declare, assign, limit or extinguish whether in present or future any
right, title or interest whether vested or contingent of the value of
Rs.100 and upwards in the immovable property. If it does, it is com-
pulsorily registerable. A document might validly create rights but
those rights might not be enforced for various reasons. The Court
found that the award in that case created right in immovable property C
and it required registration.

This Court in Ratan Lal Sharma v. Purshottam flarit, [1974) 3
SCR 109 had to consider the question of registration and the effect of
non-registration of an award. The appellant and the respondent D
therein had set-up a partnership business in the year 1962. The parties,
however, thereafter fell out. At the time the disputes arose, the
running business had a factory and various movable and immovable
properties. On August 22, 1963, by agreement in writing, the parties
referred "the disputes of our concern" to the arbitration of two
persons and gave "the arbirators full authority to decide their dis- E

- pute". The arbitrators gave their award on September 10, 1963. The
award made an exclusive allotment of the partnership assets, including
the factory, and liabilities to the appellant. He was "absolutely
entitled to the same" in consideration of a sum of Rs.17,000 plus half
i ----.: the amount of the realisable debts of the business to the respondent
and of the appellants renouncement of the right to share in amounts F
already received by the respondent. The award, stipulated that the
appellant should not run the factory unless he had paid the awarded
consideration to the respondent. The arbitrators filed the award in the
High Court on November 8, 1963. On September 10, 1964, the respon-
dent filed an application for determining the validity of the agreement
and for setting aside the award. On May 27, 1966, a learned Single G
Judge of the High Court dismissed the application as time-barred. But
he dedined the request of the appellant to proceed to pronounce judg-
ment according to the award because in his view; (i) the award was
void for uncertainty and (ii) the award, which created rights in favour
of the appellant over immovable property worth over Rs.100 required
registration and was unregistered. From this part of the order, the H
262 SUPREME COURT REPORTS [1989] 2 S.C.R.
,(
A appellant filed an appeal which was dismissed as not maintainable by
the Division Bench of the High Court. The appellant preferred an
appeal by special leave to this Court against the decision of the Single
Judge declining to pronounce judgment in accordance with the award.
He also filed a special leave petition against the judgment of the Divi-
sion Bench. In the appeal before this Court, the appellant contended
B that the award was not void for uncertainty and that the award sought t
to assign the respondent's share in the partnership to the appellant and
so did not require registration and that under sec. 17 of the Arbitration ).
Act, the Court was bound to pronounce judgment in accordance with
the award after it had dismissed the respondent's application for set- A

ting it aside. It was held that the share of a partner in the assets of the
partnership, which had also immovable properties, was movable pro-
c perty and the assignment of the share did not require registration
under s. 17 of the Act. But the award in the instant case, this Court
~
observed, did not seek to assign the share of the respondent to the
appellant, either in express words or by necessary implication. The
award expressly makes an exclusive allotment of the partnership assets
D including the factory and liabilities to the appellant. It went further
and made him "absolutely entitled to the same", in consideration of a
sum of Rs.17,000 plus half of the amount of Rs.1924.88 P. to the
respondent and the appellant's renouncement of the right to share in
the amounts already received by the respondent. In express words the i
award purported to create rights in immovable property worth above
E Rs.100 in favour of the appellant. It would require accordingly regis-
!ration under s. 17 of the Act. As the award was unregistered, the
court could not look into it. The award being inadmissible in evidence
for want of registration the Court could not pronounce judgment in
accordance with it. Section 17 of the Arbitration Act presupposes an
·-
F
award which could be validly looked into by the Court. The appellant
could not successfully invokes. 17. The award is an inseparable tangle
>--
of several clauses and cannot be enforced as to the part not dealing ~
with immovable property.

In the instant case also, it appears to us that the award affects
immovable property over Rs.100 and as such was required to be
G registered. Shri Ashri, however, contended that the fact that the 'f.
award was unregistered had not been taken before the learned trial
judge. Indeed, this was not urged within 30 days and the time for filing
of application for setting aside an award under section 30 of the Arbi-
!ration Act, was 30 days and as such this not having been taken, the
appellant was not entitled to take this point at a later stage. It is. true
H that in the application for making the award a rule of the court before
LACHHMAN DASS v. RAM LAL IMUKHARJJ, J.J 263

the learned trial judge this point had not been taken.
A
Section 33 of the Arbitration Act provides that:

"Any party to an arbitration agreement or of any person
claiming under him desiring to challenge the existence or
validity of an arbitration agreement or an award or to have B
the effect of either determined shall apply to the Court and
the Court shall decide the question on affidavits."

• It has been held by the majority of three learned Judges in a full
Bench decision of the Calcutta High Court in the case of Saha & Co. v.
Ishar Singh Kirpa/ Singh, AIR 1956 Cal. 321 that under the Indian
l _ Arbiration Actf, there was no distinction between an application for
c
I setting aside o an award and an application for adjudgment of the
award as a nullity and all applications must be under s. 30 within the
time stipulated for that application. The existence of an award and
validity of the reference both have to be challenged in the same man-
ner. But the next question that arises, is, whether an unregistered D
award can be set aside or not. It was submitted by Mr. Ashri that the
award was otherwise invalid, under s. 30(c) of the Arbitration Act. It
is, however, not necessary for the present purpose to decide this ques-
-1- tion. It is sufficient to emphasise that an award affecting immovable
property of the value of more than Rs.100 cannot be looked into by the
Court for pronouncement upon the award on the application under s. E
14 of the Arbitration Act unless the award is registered. S. 14 enjoins
that when an award of an arbitrator has been filed, the Court should
give notice to the parties and thereupon the court shall pronounce
judgment upon the award and made it a rule of the court. But in order
~' to do so, the court must be competent to look into the award. S. 49 of
the Act enjoins that the award cannot be received as evidence of any F
...1.... transaction affecting immovable property or confering power to adopt,
unless it is registered. In that view of the matter, no judgment upon
the award could have been pronounced upon the unregistered award.

Mr. Ashri, however, relied on a decision of the learned Single
Judge of the Calcutta High Court, in which one of us (Sabyasachi G
Mukharji, J) had occasion to deal with the question whether an appli-
cation for determination of the validity of an award could be enter-
tained after the lapse of 30 days' time. It was held that an application
challenging an award on the ground of non-registration must be by
procedure under s. 30 of the Arbitration Act and the party not apply-
ing with in the time under s. 30 wa~ estopped from agitating. the H
264 SUPREME COURT REPORTS [1989) 2 S.C.R.

question subsequently. The relevant case law was discussed and it was
A
held that where an adjudication was necessary as to whether registra-
tion was required or not and it was emphasised that in the instant case
also an adjudication was necessary because the High Court had held
that registration was not necessary, while the appellant is contending
and as we are inclined to agree that ~egistration was necessary, in such
B a case, it must be done by means of an application within 30 days. It is
true that where an application is made for determining the validity and
t
effect of an award in such a case, as was the case in the application 1
made to the Calcutta High Court for determination and admissibility
of the award and for a declaration that the award was void, it is neces-
sary that the application should be made within 30 days. But that prob-
c lem does not arise here because here under section 14 of the Arbitra-
tion .Act, a judgment is sought in favour of the award. In order to
pronounce that judgment, the award has to be looked into. The court
cannot do it when the award affects the immovable property or
purports to affect the immovable property of the value of more than
Rs.100 and it is not registered and as such it cannot be looked into. In
D that view of the matter, we are of the opinion that the High Court was
in error in the order under appeal.

It may be appropriate in this connection to refer to the observa-
tions of Justice Vivian Bose, in the Gangaprashad v. Mt. Banaspati,
AIR 1933 Nagpur 132. In that decision Justice Bose speaking for the
E Nagpur High Court observed at page 134 of the report, that it was
argued before him that even though it was not possible for the plaintiff
to challenge the fact that there was a reference to arbitration, and an
award, and that there was no misconduct, etc., he could still question
its validity on the ground that it had not been registered. But this
question was barred by the rule of constructive res judicata. He refer-
F red to Mulla that if an application was made to the court to file an
unregistered award which requires registration, then the court must
reject it. It followed that this was one of the grounds which could be
urged against the filing of an award. If it was not urged, and the award
was filed, then that question was as much barred in a subsequent suit
as the others.
G
In this case, however, this point that the award is not registered
and as such it could not be filed, though not taken subsequently in
argument before the trial Judge, it was urged before the First Appel-
late Court and it was held in favour of the present respondent. This is
an appeal by special leave in subsequent decision from that decision
H where the filing of the award is being challenged on the ground that it
LACHHMAN DASS v. RAM LAL [MUKHARJI, J.) .265

J_ is unregistered. Therefore, in our opinion, though it may not be possi-
A
ble to take the point that the award is bad because it is unregistered as
such it could not be taken into consideration in a proceeding under
section 30 or 33 of the· Arbitration Act, but can be taken in the pro-
ceedings under s. ·14 of the Arbitration Act when the award is sought
to be filed in the court and the court is called upon to pass a decree in
accordance with the award. As the court, as mentioned hereinbefore, B
1
could not look into the award, there is no question of the court passing
·'r\. a decree in accordance with the award and that point can also be taken
when the award is sought to be enforced as the rule of the court.

Mr. Ashri, however, contended that the award had been subse-
quently registered and unfos.s the registration was set aside the award
did not suffer from any defect. We have, however, to examine whether c
the High Court was right in accepting the award and in pronouncing
the judgment in terms of the award. At the relevant time, the award
was not registered. If that is the position, then the supsequent registra-
tion of the award whether in confirmity with sections 23 and 25 of the
Act or whether in breach or in violation of the same is not relevant. D

It is not necessary in the view that we have taken to go into the
question whether the appellant was right in getting this document
registered in the manner it has been done by making certain represen-
tation, which was not correct, to the Sub-Registrar.
E
Learned Counsel for the respondent drew our attention to cer-
tain observations of this court in Raj Kumar Dey and Others v.
Tarapada Dey and Others, [1987] 4.SCC 398 where registration was
permitted by the Court after the lapse of four months as enjoined bys.
23 of the Act. But the facts and the circumstances and the grounds
upon which registration was permitted, were enirely different from the F
present case.
r In the premises, the observations made in the said decision are
' not relevant or germane for the present controversy.

In the aforesaid view of the matter, the decision of the High G
Court cannot be sustained. The appeal is, therefore, allowed. The
judgment and/or order of the High Court are set aside. But in the facts
and circumstances of the case, the parties will pay and bear their own
costs.

R.P.D. Appeal allowed. H