PARICHHAN MISTRY (DEAD) BY LRS. AND ANR.versusACHHIABAR MISTRY AND ORS.

        PARICHHAN MISTRY (DEAD) BY LRS. AND ANR.                               A
                                     v.
                  ACHHIABA,R MISTRY AND ORS.

                           AUGUST 23, 1996

           (K. RAMASWAMY AND G.B. PATTANAIK, .J.J.)                            B

      Transfer of Property Act, 1882: Section 60 proviso:

       Usuftuctuary m01tgage-Redemption of-Right of mortgagor-'Act of
parties'-M01tgagor defaulted in payment of rent in respect of holding-Decree   c
obtained by landlord and in exewtion thereof property put to sale-Mortgagee
paid decretal amount-Held: any advantage gained by mortgagee by availi11g
himself of his position was held by him for be11efit of m01tgagor-Even if
mortgagee paid decretal amount still m01tgagor's 1ight of redemption was not
extinguished.
                                                                               D
      The appellants-mortgagor filed a suit for redemption of land in
respect of which a usufructuary mortgage has been executed in favour of
the respondents-mortgagee. The respondents had taken the stand that
under the Mortgage Deed the mortgagor was liable to pay rent in respect
of the holding and no rent having been paid, in a suit instituted by the E
landlord for arrears of rent, a decree had been obtained and in execution
thereof the property had been put to sale and the mortgagee paid the
decretal amount in question and, therefore, a suit for redemption would
not lie. The trial court decreed the suit, the appeal against it was dis-
missed. The High Court allowed the second appeal filed by the respon-
dents. Being aggrieved the appellants preferred the present appeal.       F

      Allowing the appeal, this Court

      HELD : 1.1. It is true, that a right of redemption under a Mortgage
Deed can come to an end, but only in a manner known to law. Such G
extinguishment of right can take place by contract between the parties or
by a decree of the court or by a statutory provision which debars the
mortgagors from redeeming the mortgage. The mortgagor's right of
redemption is exercised by the payment or tender to the mortgages at the
proper time and at the proper place, of the mortgage money. When it is
extinguished by the act of parties the act must take the shape and observe H
                                     161
    162                   SUPREME COURT REPORTS (1996] SUPP.5S.C.R.

A   the formalities which the law prescribes. The expression "Act of parties"
    refers to some transaction subsequent to the mortgage and standing apart
    from the mortgage transactio111. A usufructuary mortgagee cannot by mere
    assertion of his own or by a unilateral act on his part, convert his position
    on moiety of the property ~s mortgagee into that of an absolute owner.
                                                                       [164-E-H]
B
          1.2. It is no doubt trm~ that the mortgagee would be entitled to
    purchase the entire equity of redemption from the mortgagor. The
    mortgagee occupies a peculiar position and, therefore, the question as to
    what he purchases at a Court sale is a vexed question, but being in an
    advantageous position where tlh.e mortgagee availing himself of his position
C gains an advantage he holds, such advantage is for the benefit of the
  . mortgagor. Therefore, if for some default in payment of rent, a rent decree
    is obtained and the mortgage1e pays off the same even then the mortgage
    in question is liable to be red.eemed at the option of the mortgagor. The
    mortgage~, cannot escape from his obligation by bringing the equity of
D redemption to sale in execution of a decree on the personal covenant. By
    virtue of purchase of the property by the mortgagee in Court sale, no
    merger takes place between the two rights nor the mortgage stands extin-
    guished. [163-H; 164-A-C]

          Sidhkamal Nayan v. Bira Nayak, AIR (1954) SC 336 and Mirtunjuoy
E   Pani v. Nannanda Bala Sasmal, [1962) 1 SCR 290, relied on.

            CIVIL APPELLATE JURISDICTION : Civil Appeal No. 3902 of
    1987.

            From the Judgment and Order dated 28.7.80 of the Patna High Court
F in Appeal from Appeal Decn!e No. 899 of 1974.
                                                   ;.
            K.K. Rai and Ranjan Mukherjee for the Appellants.

            M.K. Choudhary and S.K. Verma for the Respondents.
G           The Judgment of the Court was delivered by

            PATfANAIK, J. This appeal by the mortgagors is directed against
     the judgment of the Patna High Court dated 28th of July, 1980 in the
     Second Appeal arising out of a suit for redemption. The plaintiffs/appel-
H    lants filed a suit for redemption of 2 bighas 3 kathas and 6 dhurs of land
                                                                                    •
     PARICHHANMISIBYv.ACHHIABARMISIBY(PAT.fANAIK,J.]                 163

in respect of which a usufructuary mortgage bond Exhibit No. 1 dated 4th A
May, 1980 had been executed in favour of the defendants. The defendants
had taken the stand that under the Mortgage Deed the mortgagor was
liable to pay rent in respect of the holding and no rent having been paid,
in a suit instituted by the landlord for arrears of rent, a decree had been
obtained and in execution thereof the property had been put to sale and
                                                                            B
the defendant-mortgagee paid the decretal amount in question and, there-
fore, a suit for redemption will not lie. The learned Trial Judge, however,
decreed the suit rejecting the objection putforth by the defendant and
granted the relief of redemption. Defendants carried the matter iii appeal
and the said appeal having been dismissed they approached the High Court
in Second Appeal. The High Court by the impugned judgment having C
reversed the judgment and decree of the Courts below and having dis-
missed the suit for redemption the present appeal has been preferred.

       The High Court came to the conclusion that the mortgagors having
failed to pay a portion of rent for realisation of which the landlord had D
filed a suit and obtained a decree and that said decree being put to
execution and the mortgagee having paid up the decretal dues, the
i;nortgagor looses his right of redemption and, therefore the suit for
redemption must fail. The learned Judge came to the conclusion that the
equity of redemption, in the facts and circumstances of the case was
extinguished and, therefore, the mortgagor is not entitled to redeem. The E
short question that arises for consideration is whether in the facts and
circumstances of the case the High Court was right in coming to a con-
clusion that right of redemption got extinguished and the mortgagor had
no right of redemption. It is true, that a right of redemption under a
Mortgage Deed can come to an end, but only in a manner known to law. F
Such extinguishment of right can take place by contract between the parties
or by a decree of the Court or by a statutory provision which debars the
mortgagors from redeeming the mortgage. The mortgagor's right of
redemption is exercised by the payment or tender to the mortgagee at the
proper time and at the proper place, of the mortgage money. When it is
extinguished by the act of parties the act must take the shape wd observe G
the formalities which the law prescribes. The expression "Act of parties"
refers to some transaction subsequent to the mortgage and standing apart
from the mortgage transaction. A usufructuary mortgagee cannot by mere
assertion of his own or by a unilateral act on his part, convert his position
on moiety of the property as mortgagee into that of an absolute owner. It H
    164                  SUPREME COURT REPORTS (1996] SUPP. 5 S.C.R.

A   is. no doubt true that the mortgagee would be entitled to purchase the
    entire equity of redemption from the mortgagor. The mortgagee occupies
    a peculiar position and, therefore, the question as to what he purchases at
    a Court sale is a vexed question, but being in an advantageous position
    where the mortgagee availing himself of his position gains an advantage he
    holds, such advantage is for the benefit of the mortgagor. It has been so
B
    held by this Court in the case of Sidhkamal Nayan v. Bira Nayak, AIR
    (1954) SC 336 and Mlitunjzwy Pani v. Nannanda Bala Sasmal, (1962] 1
    SCR 290. This being the position of law if for some default in payment of
    rent a rent decree is obtained and the mortgagee pays off the same even
    then the mortgage in question is liable to be redeemed at the option of the
c   mortgagor. The mortgagee cannot escape from his obligation by bringing
    the equity of redemption to sale in execution of a decree on the personal
    covenant. By virtue of purchase of the property by the mortgagee in Court
    sale, no merger takes place between the two rights nor the mortgage stands
    extinguished.

D          In this view of the matter we have no hesitation to come to the
    conclusio111 that the High Court committed gross error of law in recording
    a finding that the equity of redemption stood extinguished and the
    mortgagor is not entitled to redeem. The impugned judgment of the High
    Court, accordingly is set aside and the judgment of the Trial Court, as
E   affirmed by the lower Appellate Court is affirmed. The appeal is allowed.
    but in the circumstances, there will be no order as to costs.

    V.S.S.                                                    Appeal allowed.