Holding

The Supreme Court held that the first award was set aside on both grounds, that the decision is final and res judicata bars any further arbitration under the same agreement, and that the second award is unenforceable; Section 12 of the Specific Relief Act cannot be invoked.

Summary

Two brothers, who were co‑owners of inherited land with three sisters, entered into a sale agreement with the appellant and an arbitration agreement to fix the price. The first arbitral award was set aside by the civil court on two grounds: breach of natural justice and the fact that the sisters, who owned a 3/5 share, were not parties to the arbitration agreement, rendering the award invalid. The High Court affirmed this decision, making it final and invoking res judicata to bar any further arbitration under the same agreement. The appellant later obtained a reconstituted arbitral panel after a arbitrator’s death, which passed a second award; the High Court set aside the civil court order allowing this revival. The Supreme Court held that the first award’s setting aside on both grounds precludes revival of arbitration, that the second award is unenforceable, and that Section 12 of the Specific Relief Act cannot be invoked to force sale of the brothers’ undivided share against the sisters. Consequently, the appeal was dismissed.

Issues considered

The first award was set aside solely on breach of natural justice or also on the ground that the sisters were not parties to the arbitration agreement.
Whether the decision of the civil court and its affirmation by the High Court constitute res judicata, thereby barring revival of arbitration under the same agreement.
Whether the second arbitral award can be enforced despite the earlier setting aside of the first award.
Whether Section 12 of the Specific Relief Act, 1963 can be invoked by the vendee to compel sale of the brothers' undivided share and force partition against the sisters.
Whether the court may set aside an award under Section 30(c) of the Arbitration Act, 1940 on the basis of 'otherwise invalid' grounds.

Legislation cited

Subjects

ArbitrationAward set asideRes judicataSpecific Relief ActCo‑ownershipPartitionSection 30(c) Arbitration ActSection 12 Specific Relief ActHindu Succession Act

Judgment

SHANMUGHASUNDARAM AND ORS. A
V.

DIRA VIA NADAR (D) BY LRS. AND ANR.

MARCH 11, 2005

[D.M. DHARMADHIKARI AND G.P. MATHUR, JJ.] B

Arbitration Act, 1940-Section 30(c):

Award found unenforceable and invalid on the date it is sought to be
made a Rule of Court-Held: Cannot be upheld on possibilities and C
eventualities which might occur in future.

Order of Civil Court setting aside arbitral award inter alia on ground
of invalidity of the arbitration agreement upheld by High Court and attained
finality-Held: Judgment of High Court operated as res judicata between the D
parties-Civil Court on a subsequent application could not have allowed
revival of arbitration proceedings on the same arbitration agreement-Res
judicata.

Specific Relief Act, I 963-Section I 2-Specific performance of part of
contract-Property jointly inherited by two brothers and three sisters-No E
partition between them-The two brothers agreed/or sale ofthe entire property
without the sisters being parties to the agreement-Held: The vendee can only
obtain undivided interest ofthe ~o brothers-:-He cannot invoke S. I 2 to obtain
sale of undivided share of the two brothers with a right to force partition on
the sisters-Hindu Succession Act, 1956.

Respondents are two brothers who alongwith their three sisters jointly
F
inherited certain property, viz. land. Respondents wanted to sell the entire
property to appellant. They entered into a written sale agreement with him
and for deciding the rate at which the property would be sold, agreed for
arbitration by a panel of seven named arbitrators. The arbitrators passed an
unanimous Award. Appellant filed application before the Civil Court for G
making the Award the Rule of Court, but the Civil Court set aside the Award.
That order was upheld in appeal before High Court.

Claiming that the arbitral award was set aside but the arbitration
agreement was not superseded, appellant filed an application before the Civil
649 H
650 SUPREME COURT REPORTS [2005) 2 S.C.R.

A Court for reconstitution of the panel of arbitrators by substituting one
arbitrator in place of an arbitrator who, in the intervening period, had died.
Civil Court allowed the application. The newly constituted panel of arbitrators
passed a second award. Appellant filed application for making the second
award a Rule of the Court. Respondents did not file any application to set
aside the second award and instead filed revision petition before High Court
B against the subsequent order of Civil Court by which substitution in place of
the deceased arbitrator was allowed and arbitration was revived. High Court
set aside the subsequent order of Civil Court holding t~at the arbitration
agreement cannot be allowed to be re-invoked for revival of the arbitration
proceedings. Hence the present appeal.
c Dismissing the appeal, the Court

HELD: 1.1. Reading the judgment of the Civil Court it is not possible
to accept the contention of the appellant that the first award was set aside
only on ground of breach of principles of natural justice. It is clear that ·bot.h
D breach of natural j~stice and absence of three sisters as parties to the
agreement, were grounds to set aside the award. (657-C]

Juggilal Kamplapat v. General Fibre Dealers Ltd, [1962) Supp. 2 SCR
101; Dhannalal v. Kalawatibai, (2002) 6 SCC 16 and India Umbrella
Manufacturing Co. v. Bhagabandei Agarwal/a, (2004) 3 SCC 178, referred to.,
E
1.2. Unfortunatety, for the appellant, the second ground of invalidity of
the first award was not expressly challenged in the appeal preferred to the
High Court against the order setting aside the said award. The High Court
has confirmed judgment of the Civil Court settin,g aside the first award and
the same has attained finality. It would operate' as res judicata between the
F parties. (657-G-H)

1.3. In the subsequent;proceedings initiated on the same arbitration
agreement, therefore, it is not open to the appellant to contend that the first
award was set aside. only on ground of breach of natural justice and not on
G th~ ground of its invalidity that the sisters of the respondents were not parties
to the arbitration agreement and not bound either by agreement of sale or
fixation of price at the instance of the respondents. (~58-F-G)

. Dia/a Ram v. Mt. Nihali Bai, AIR (1936) Peshawar 96 and,Abdul Kadir
Shamsuddin Bubere v. Madhav Prabhakar Oak and Anr., AIR (1962) SC 406,
H distinguished.
SHANMUGHASUNDARAM v. DIRA VIA NADAR 651
Chhabba Lal v. Kunna Lal, AIR (1946) PC 72; Deep Narain Singh v. Mt. A
Dhaneshwari, AIR (1960) Patna 201; Patanjalv. Rawalpindi Theatres Pvt. Ltd,
AIR (1970) Del 19; Narsing Das v. Gogan Ram Lachmi Narain, AIR (1955)
Punj. 31 and_ Draupadibai v. Narayan Masanu Sutar, AIR (1985) Karnataka
258, approved.

Satyadhan v. Smt. Deorajin Debi, AIR (1960) SC 941, relied on. B
2.1. Admittedly, the property has been jointly inherited by the
respondents and their three sisters. As heirs under the Hindu Succession Act,
they inherited the property as co-owners. In the absence of partition between
them, the respondents together had undivided share in the property and they
could not have agreed for sale of the entire property. They were competent C
to execute agreement to the extent only of their und.ivided share in the
property. In the event of sale of such undivided share, the vendee would be
required to file a suit for partition to work out his right in the property. The
left out three sisters of the respondents as co-owners having undivided share
in the whole property, the respondents are incompetent to abide by the award. D
(659-F-GI

2.2. In the absence of sisters of the respondents being parties to the
agreement, the vendee can at best obtain undivided interest of the respondents

- in the property. Section 12 of the Specific Relief Act cannot be invoked by
the vendee to obtain sale of undivided share of the respondents with a right
to force partition on their sisters who were not parties to the agreement of
E

sale. Such a relief under section 12 cannot be obtained by a vendee, on
purchase of an undivided share of the property of some of the co-owners,
against other co-owners who were not parties to the sale agreement.
(660-B-C)
F
3.1. Validity or o_therwise of an arbitration agreement or award has to
be judged by the court on the facts and situations on the date of its
consideration for being made a rule of court. An award, which is found
unenforceable and invalid on the date it is sought to be made a rule of court,
cannot be upheld on possibilities and eventualities which might occur in future. G
An award cannot be upheld on guess and speculations. [660-D]

3.2. The Civil Court was justified in setting aside the first award on the
ground that all t'he co-owners of the property being not parties to the
arbitration agreement, both the agreement and the consequent award were
unenforceable and hence invalid. Clause (c) of section 30 of the Arbitration H
652 SUPREME COURT REPORTS (2005] 2 S.C.R.

A Act, 1940 allows court to set aside an award if it is found to be 'otherwise
invalid'. By ignoring the two grounds of setting aside the first award, the Civil
Court could not have allowed revival of arbitration proceedings on the same
agreement, by permitting substitution of another arbitrator to the panel in
place of the deceased arbitrator. The High Court was, therefore, fully justified
B in reversing the order of the Civil Court and coming to the conclusion that
the arbitration could not have been revived. [660-E-Fl
.........
'
CIVIL APPELLATE JURISDICTION : Civil Appeal No. 3117of1999.

From the Judgment and Order dated 3.4.98 of the Madras High Court
in C.R.P. No. 1947 of 1991.
c
K.V. Vishwanathan, K.V. Venkataraman and B. Ragunath for the
Appellants.

S. Balakrishnan, Subramonium Prasad, Abhay kumar and K:K. Mishra
for the Respondents.
D The Judgment of the Court was delivered by

DHARMADHIKARI, J. The appeal is directed against the order of
the High Court of Madras. By the impugned order, the High Court in exercise
of its revisional jurisdiction has set aside· the order of sub-ordinate Judge,
E Tuticorin whereby the latter had allowed substitution of the deceased arbitrator
on the panel of seven arbitrators appointed by the parties under the arbitration
agreement. The case is governed by the Arbitration Act, 1940 (hereinafter
referred to as 'the Act' for short). The property which is the subject matter
of arbitration agreement, is the land in occupation of the appellant as a tenant
and on which by building a superstructure he is carrying on his business of
F Coffee House.

It is not in dispute that the land involved has been inherited by two
brothers (respondents herein) and three sisters. It is reported that one of the
sisters is dead and had left behind her heirs. The sist~rs ~and heirs of deceased
sister are not parties to either the Arbitration proceedings or the proceedings
G which arose from them in the Court.

A few more facts giving rise to this appeal may now be stated as
under:-

The two brothers wante'd to sell the entire property involved to the
H appellant. They entered into a written agreement with the petitioner and for
SHANMUGHASUNDARAM v. DIRAVIA NADAR [DHARMADHJKARI,J.] 653

deciding the rate at which the property would be sold, they agreed for A
arbitration by a panel of seven named arbitrators. On 27. 7.1977 a unanimous
award was passed by arbitrators fixing the price of land at Rs. 1000 per Cent.
"The appellant, who was vendee under the sale agreement, filed an application
in the civil court for making the Award the Rule of the Court and passing a
decree thereon.
B
The two brothers filed a counter case by an application for setting aside
the award. The civil court on the application of the parties filed pursuant to
the award, came to the conclusion that the arbitrators misconducted themselves
by collecting information from outside source without disclosing it to the
parties and without giving them opportunity of hearing. According to civil C
court the award was vitiated as principles of natural justice were violated by
the arbitrator in fixing the price. The civil court set aside the award.

According to learned counsel appearing for the appellant-vendee, the
civil court had set aside the award only on the ground of breach of principles
of natural justice as the arbitrators failed to hear the parties to the agreement D
before taking decision on fixation of price for sale of the land.

On the other side, learned counsel appearing for the respondents i.e.
two brothers, contend that the order of the civil court dated 29.12.1980 properly
understood, by reading it with other relevant parts of his judgment, indicate
that the award was set aside specifically on two grounds mentioned below :• E
1. In fixation of price the arbitrators did not allow participation and
hearing to the parties;
2. The sisters had 3/Sth share in the property and the two br·Ahers,
who had only 2/Sth share together, could not have agreed for sale F
of the entire property. The enforceability of the award being 'open
to question' it was set aside.

Against the order setting aside the award the appellant pre.ferred an
appeal to the High Court under the Act which was dismissed on 21.8.1987.
According to the appellant, as the award was set aside but the arbitration G
agreement was not superseded, he made an application on 22.11.987 to the
civil court for reconstitution of the panel of arbitrators by substituting one
arbitrator for the arbitrator who, in the intervening period, had died.

On 9.3.1990 the civil court allowed the aforesaid application and directed
substitution of another arbitrator for the deceased arbitrator. The newly H
654 SUPREME COURT REPORTS [2005] 2 S.C.R.

A constituted panel of arbitrators made a second award on 25 .6.1990 and again
fixed price at the rate of Rs. I 000 per cent for sale of the property. According
to the appellant, the invalidity in the first award was merely of not hearing
the parties on price fixation. rn the subsequent arbitration proceedings;before
passing of second award, the parties were duly heard by the arbitrators and..
B thereafter price fixation was done. . 11 '.

The present appellant filed an application for making the second award
a rule of the court. The respondents did not file any application to set aside
the second award but filed a civil revision petition against the order of civil
court made on 9.3.1990 by which substitution in place of the deceased
C arbitrator was allowed and arbitration was revived.
• •, 'f',

By the impugned order pa~sed in the revision petition filed by the
respondents, the High Court has taken a view that the first award was set
aside both on the ground of breach of principles of natural justice as also on
the ground that as the sisters were not parties to.the arbitration agreement, the
D award was unenforceable. The High Court has held that the arbitration
agreement cannot be allowed to be reinvoked for revival of the arbitration
proceedings.

The main submission of the learned counsel appearing for the appellant
vendee is that the High Court misconstrued the earlier order of the civil court
E by which it had set aside the first award. The High Court erred in holding that
the first award was set aside both on the ground that the arbitrators had failed
to hear the parties before fixing price as also on the ground that the sisters
being not parties to the arbitration proceedings, the eventual award would be
unenforceable. The learned counsel further argues that as the first award was
F set aside solely on the ground t]lat the arbitrators did not disclose to the
parties the source from which information was collected for fixation of price
and the arbitration agreement having not been superseded, it could again be
invoked by seeking reconstitution of the panel of arbitrators and reference of
the dispute.

G Reliance is placed on Juggilal Kamplapat v. General· Fibre Dealers
Ltd., [1962] Supp 2 SCR 101.

As an alternative argument the counsel submitt~~ t~at although sisters
were not parties to the arbitration agreement, the brothers represented them
as their agents. Reliance is placed on Dhannalal v. Kalawatibai, [2002] 6
H SCC 16 and India Umbrella Manufacturing Co. v. Bhagabandei Agarwal/a,
SHANMUGHASUNDARAM v. DIRAVIA NADAR [DHARMADHIKARI, J.] 655
[2004] 3 sec 178. A
Learned counsel did not carry further his argument of brothers being
parties to the agreement acting as agents of the sisters, on realizing that all
brothers and sisters were co-owners of the property inherited by them. Neither
concept of coparcenery nor agency can be applied in their inter se relationship.
B
The next contention advanced is that subsequent arbitration and the
second award passed thereon should have been upheld leaving the parties to
work out their rights to the extent possible. It is submitted that in any event,
the two brothers who are signatories to the arbitration agreement would be
bound by the award. It is argued that it is a matter of guess whether ultimately C
the sisters, on the aforesaid price fixated by the arbitrators, would agree to
join in the sale or object to it. In either of these eventualities, the award could
not be held to be completely unenforceable or invalid in law.

Learned counsel for the appellant vendee further submitted that based
on the second award, the appellant can seek specific performance of agreement D
of sale to the extent of share of the brothers in the property. Such a relief in
relation to part of the property involved can be granted under Section 12 of
the Specific Relief Act.

It is contended that enforceability of the award for non-joining of three
sisters in the sale agreement could not be prejudged at this stage. Merely on E
a possible eventuality of the sisters not agreeing to join for sale of entire
property, the arbitration proceedings and the award could not have been held
to be bad in law which in any event was binding on the brothers.

Opposing the appeal, learned counsel appearing for the respondents
supported the order of the High Court by submitting that the first award had F
been set aside both on the ground of breach of natural justice as also its
invalidity because of sisters being not made parties to the agreement. It is
submitted that the order setting aside the first award was challenged in the
High Court but it was confirmed and has attained finality as n'o further appeal
was brought to this Court. Principle of res judicata bars second arbitration. G
Reliance is placed on Satyadhan v. Smt. Deorajin Debi, AIR (1960) SC 941.
The argument advanced is that as the first award was set aside on the ground
of invalidity of the arbitration agreement as well, the arbitration could not
have been revived under the same agreement and a second award made. The
High Court, it is submitted, therefore, rightly came to the conclusion that
although the arbitration agreement was not expressly superseded, the arbitration R
656 SUPREME COURT REPORTS [2005) 2 S.C.R.

A could not be revived by allowing reconstitution of panel and substitution of
new arbitrator for the deceased arbitrator. Reliance is placed on Chhabba Lal
v. Kunna Lal, AIR (1946) PC 72; Deep Narain Singh v. Mt. Dhaneshwari,
AIR (1960) Patna 201 and Draupadibai v. Narayan Masanu Sutar, AIR
(1985) Karnataka 258.

B The first question which has arisen on' the rival contentions advanced
for the learned counsel for the parties is whether the first award was set aside
merely on the ground of breach of principles of natural justice or it was set
aside also .o~ thC"-'ground that sisters were not parties to the arbitration
agreement. To appreciate the contention and to understand the ratio of the
C judgment of the civil court which had set aside the first award, its relevant J
parts need to be reproduced :- --- -
"Therefore, when there is nothing to show that the parties agreed that
- the arbitrators can fix the price after making such enquiries as they
deemed fit without reference to the parties and without giving any
D opportunity to them to put forward their case, the contention of the
petitioner in this re,gard cannot be accepted. The decision relied upon
by the respondents clearly supports the contention of the respondents
that the arbitrators have legally misconduct themselves in fixing the
price without giving an opportunity to the respondents to put forth
their case with regard to the price. Therefore, even though t_he
E respondents have agreed to be bound by the price fixed by them the
award passed by the arbitrators has to be set aside in as much as the
arbitrators are'not entitled to fix it arbitrarily but in accordance with
the rules of natural justice.

Another point put forward by the respondents is also that the property
F does not belong to the respondents only but also to two of their
sisters and the heirs of the other deceased sister. They claim that they
(respondents) are entitled only to 2/5 share in the properties, while,
the remaining 3/5 share belongs to their two sisters., and the heirs of
the other deceased sister. But, the contention of the petitioner is that
G the property was purchased by the grandfather of the respondents,
and therefore on the death of their (respondents) father Arunachala
the respondents got it by survivorship. But the death Register extract
in respect of Arunachala shows that he died in the year 1971.
Therefore, the respondents only could not have become entitled to
the property by survivorship. Each of the respondent would be entitled
H to a 1/3 share as co-parceners and the remaining 1/3 belonging to his
SHANMUGHASUNDARAM 1•. DIRAVIA NADAR [DHARMADHIKARl,J.] 657
father would have devolved upon his heirs including his daugh~ers. A
Therefore, it is evident that the respondents 1 and 2 only are not the
owners of the entirety of the property in question. Therefore, how far
the award can be enforced as against the other owners is also open
to question. The other owners are also not before the court. They are
not parties to the agreement Ex. A4 or the arbitration proceedings. B
Therefore, in these circumstances, I find that the award has to be set
aside and that it cannot be made the rule of the court. "

{Emphasis supplied]

Reading together the above two portions of the judgment of the civil

- court it is not possible to accept the contention advanced on behalf of the
appellant that the first award was set aside only on ground of breaoh of
principles of natural justice. It is clear that both breach of natural justice and
C

absence of three sisters as parties to the agreement, were grounds to set aside
the award.

Learned counsel for the appellant laid over-emphasis on one sentence D
in .the last portion of the order in which the learned judge of the civil court
has observed thus :-

"Therefore how far the award can be enforced as against the other
owners is also 'open to question." E
The aforesaid sentence read in isolation does indicate that the learned
judge has not expressed any final opinion on the enforceability of the award
in the absence of all the co-owners being parties to the arbitration agreement.
The subsequent sentence -

"They are not parties to the agreement Ex.A-4 or the arbitration F
proceedings, therefore, in these circumstances, I find that the award
has to be set aside and that it cannot be made a rule of the court. "

is a clear conclusion based on legal view that all the owners being not
parties to the agreement, the award is invalid.
G
Unfortunately, for the appellant, the second ground of invalidity of the
first award was not expressly challenged in the appeal preferred to the High
Court against the order setting aside the said award. The High Court has
confirmed judgment of the civil court setting aside the first award and the
same has attained finality. It would operate as res judicata between the parties. H
658 · SUPREME COURT REPORTS [2005] 2 S.C.R.

A (See the following observations in Satyadhan v. Smt. Deorajin Debi, AIR
(1960) SC 941) :-

"The principle of res judicata is based on the need of giving finality
to judicial decisions. What it says is that once a res is judicata, it shall
not be adjudged again. Primarily, it applies as between past litigation
B and future litigation .. When a matter, whether on a question of fact or
on a question of law, has been decided between two parties in one
suit or proceeding and the decision is final, either because no appeal
was taken to a higher court or because the appeal was dismissed, or
no appeal lies, neither party will be allowed in a future suit or
c proceeding to canvass the matter. again. This principle of res judicata
is embodied in relation to suits in section l l of the Co.de of Civil
Procedure; but even where section I I does not apply, the principle of
-
res judicata has been applied by courts for the purpose of achieving
finality iri litigation. The result of this is that the original court as
well as any higher court must in any future litigation proceed o;:, the
D ba_sis that the previous decision was correct. ,

The principle of res judicata applies also as between twp stages in the
same litigation to this extent that a court, whether the trial court or
a higher court having at an earlier stage decided in a matter one way
will not allow the parties to reagitate the matter again at a subsequent
E stage of the same proceedings.

But an interlocutory order whi~h had not been appealeifrom either
because no appeal lay or even though an appeal lay an appeal wa~ n~t
0

taken can be challenged in an a ppeal from the final decree or order."

F In the subsequent proceedings initiated on the same arbitration
agreement, therefore, it is not open to the appellant to contend that the first
award was set aside only on ground of breach of nat1.1ral justice and not on
the ground of its invalidity that the sisters were not parties to the arbitration
agreeme.nt and not bound either by agreement of ~ale or fixation of price at
the instance of the brothers. [See Chhabba Lal v. Kunna Lal, AIR (1946) PC
G 72; Deep Narain Singh v. Mt. Dhaneshwari, AIR (1960) Patna 201; Patanjal
v. Rawalpindi Theatres Pvt. Ltd., AIR (1970) Del 19; Narsing Das v. Gogan
Ram Lachmi ·Narain, AIR (1955) Punj. 31 and Draupadibai v. Narayan
Masanu Sutar, AIR (1985) Karnataka 258].

The decision of Judicial Commissioner, Peshawar in the case of Dia/a
H
SHANMUGHASUNDARAM v. DIRA VIA NA DAR [DHARMADHIKARI, J.] 659

Ram v. Mt. Nihali Bai, AIR (1936) Peshawar 96 on which reliance has been A
placed on behalf of the petitioners is distinguishable on facts and the statement
of law made therein cannot get our approval. There reference to arbitration
for partition of property was sought by some of the joint owners and the
award was not disturbed on the ground that other co-owner who was not
party to the agreement could come forward and claim his share without B
upsetting the partition made through arbitration.

Abdul Kadir Shamsuddin Bubere v. Madhav Prabhakar Oak and Anr.,
AIR (1962) SC 406 is the decision which has come to our notice taking a
view that even though one of the interested persons in the property is left out
in the arbitration agreement, forum of arbitration chosen by the parties to the C
agreement can be allowed to be invoked.

The decision, however, in that case seems to have been based on the
nature of dispute involved with regard to the right of cutting trees in forests
in which the parties had proprietary share. There were two agreements and
to the first agreement, the party left out in the second agreement was a party. D
The nature of dispute which arose under the partnership agreement for cutting
trees in the forests was found to be such which could have been decided even
without one of the co-sharers being a party to the second agreement.It is on
the above facts, it was held that arbitration award eventually made would not
be unenforceable. This Court, therefore, in that case took a view that such an
arbitration agreement which leaves out one of the parties interested can still E
be ordered to be filed under section 20 o(the Act for the purpose of initiating
arbitration proceedings.

The facts in present case are distinguishable. Admittedly, the property
has been jointly inherited by two brothers and three sisters. As heirs under F
the Hindu Succession Act, they inherited the property as co-owners. In the
absence of partition between them, the two brothers together had undivided
share in the property and they could not have agreed for sale of the entire
property. They were competent to execute agreement to the extent only of
their undivided share in the property. In the event of sale of such undivided
share, the vendee would be required to file a suit for partition to work out G
his right in the property. The left out three sisters as co-owners having
undivided share in the whole property, the two brothers are incompetent to
abide by the award.

Learned counsel makes a reference to Section 12 of the Specific Relief
Act 1963 and submits that arbitration agreement and consequent award should H
. 660 SUPREME COURT REPORTS [2005] 2 S.C.R.

A be allowed to be enforced to the extent of share of two brothers leaving the
vendee to work out his right, if necessary, in case the sisters object to the
sale, by a suit in accordance with Section 12 of the Specific Relief Act.

Section 12 of the Specific Relief Act, in our considered opinion, would
be of no assistance in the situation obtaining here. In the absence of sisters
B being parties to the agreement, the vendee can at best obtain undivided interest
of two brothers in the property. Section 12 of the Specific Relief Act can not
be invoked by the vendee to obtain sale of undivided share of the two brothers
with a right to force partition on the sisters who were not parties to the
agreement of sale. Such a relief under section 12 cannot be obtained by a
C vendee, on purchase of an undivided share of the property of some of the co·
owners, against other co·owners who were not parties to the sale agreement.

Validity or otherwise of an arbitration agreement or award has to be
-
judged by the court on the facts and situations on the date of its consideration
for being made a rule of court. An .award, which is found unenforceable and
D invalid on the date it is sought to be made a rule of court, cannot be upheld
on possibilities and eventualities which might occur in future. An award
cannot be upheld on guess and speculations.

The civil court was, therefore, justified in setting aside the first award
on the ground that all the co·owners of the property being not parties to the
E arbitration agreement, both the agreement and the consequent award were
unenforceable and hence invalid. Clause (c) of section 30 of the Arbitration
Act allows court to set aside an award if it is found to be 'otherwise invalid'.
In our view, by ignoring the two grounds of setting aside the first award, the
civil court could not have allowed revival of arbitration proceedings on the
F same agreement, by permitting substitution of another arbitrator to the panel
in place of the deceased arbitrator. The High Court was, therefore, fully
justified in reversing the order of the civil court and coming to the conclusion
that the arbitration could not have been revived.

In view of the aforesaid conclusion, this appeal fails and is dismissed.
G In the circumstances, we direct the parties to bear their own costs.

B.B.B. Appeal dismissed.