DIGEST OF

AGREEMENT TO SELL
Agreement to sell - Alleged to be signed under influence of liquor - Vendor
found to have executed some other sale deeds later in point of time and in
favour of vendee only - Plea of defendant rightly rejected. (Smt.Ajit Kaur Vs
Smt.Dalbir Kaur) 2004(2) Civil Court Cases 12 (P&H)

Agreement to sell - Co-owners - Three co-owners contracting to convey

property - Vendee paying part of consideration - One of co-owners refused
to execute sale deed - Other two co-owners already relinquished their rights
in favour of vendee - Vendee is entitled to decree for specific performance
by paying said Co-owner/Vendor his share of balance consideration.
(Krishnan Vs K.S.Krishnan) AIR 2004 Kerala 155

Agreement to sell - Contract for sale does not confer title in immovable
property - It does not by itself create any interest in or charge on such
immovable property. (Ramesh Chand Ardawatiya Vs Anil Panjwani)
2003(1) Apex Court Judgments 595 (S.C.)

Agreement to sell - Defendant having entered into agreement cannot insist

on plaintiffs to produce documents such as clearance from ULC, Income
Tax Department etc. not contemplated under the agreement. (Moparthi
Sarojini Devi Vs Kavuru) 2003(1) Civil Court Cases 559 (A.P.)

Agreement to sell - Difference between sale and agreement to sell - Title of

property remains with the vendor in case of agreement to sell and in case of
sale title to the property vests with the purchaser. (B.R.Koteshwara Rao Vs
G.Rameshwari Bai) AIR 2004 A.P. 34

Agreement to Sell - Does not create any title nor it decides any rights in
favour of a person entering into agreement to sell. (Hoshiar Singh Vs Ram
Kumar & Ors.) 2004(3) Civil Court Cases 186 (P&H)

Agreement to sell - Earnest money - Refund - Cannot be ordered to be

refunded in instalments as earnest money is not debt within meaning of
Punjab Debtors Protection Act. (Civil Procedure Code, 1908, O.20.R.11,
Punjab Debtor Protection At, 1936, Ss.2(6), 11-B, Interest Act, 1978, S.2(c).
(Tota Singh Vs Manjit Singh) 2004(2) Civil Court Cases 312 (P&H)

Agreement to sell - Earnest money - Refund - Interest - Whether to be

awarded at rate contracted between parties or not is a matter of equity -
Refund of earnest money with interest at the rate of 8% per annum (as
against 21% p.a. stipulated in agreement) from date of suit till date of refund
would serve ends of justice. (Lt.Col.K.C.Bheemaiah Vs Kakamada
A.Kuttappa & Ors.) 2004(2) Civil Court Cases 130 (Karnataka)

Agreement to sell - Earnest money - Refund of - Such relief cannot be

granted unless specifically sought for - Such relief can be sought for even at
appellate stage. (Specific Relief Act, 1963, S.22(2). (Lt.Col.K.C.Bheemaiah
Vs Kakamada A.Kuttappa & Ors.) 2004(2) Civil Court Cases 130
(Karnataka)

Agreement to sell - Execution - Proof - Agreement alleged to be result of

fraud - Signatures admitted - No witness examined in whose presence his
signatures were obtained - Plea of fraud cannot be accepted. (Mohini Vs
Vidhyawati Rathore) 2004(3) Civil Court Cases 480 (M.P.)

Agreement to sell - Execution - Proof - Discrepancy regarding time of

execution of agreement to sell - Sole contradiction is not sufficient to discard
the agreement when it is otherwise proved by attesting witnesses and deed
writer. (Deep Singh & Ors. Vs Amrik Singh & Anr.) 2004(2) Civil Court
Cases 560 (P&H)

Agreement to sell - However, property sold to some other person - FIR u/s
420 IPC - Civil suit for specific performance also filed - Written statement
also filed - No question of harassment or embarrassment from continuing the
criminal proceedings - Petition for stay of criminal proceedings dismissed.
(Nand Lal Vs State of Punjab) 2002(1) Criminal Court Cases 418 (P&H)

Agreement to sell - Immovable property - Property must be identified with

certainty and price fixed based on mutuality. (M/s Mirahul Enterprises Vs
Mrs.Vijaya Srivastava) AIR 2003 Delhi 15

Agreement to sell - Joint Family Property - Suit for specific performance -

Suit filed against legal representatives of vendor who failed to perform
contract during his lifetime - Trial Court holding that specific performance
of contract is enforceable only to extent of share of deceased vendor in joint
family property but refusing to decree suit even to that extent on its finding
that suit property is too small to be divided further and directing refund of
earnest money - Finding affirmed by first appellate Court - Warrants no
interference in second appeal. (Khanderao Subbarao Nadagir Vs Hulagavva
& Ors.) 2004(2) Civil Court Cases 491 (Karnataka)

Agreement to sell - Limitation - Three years - Such period is to be reckoned

from the date fixed for performance of the contract and in case no date for
such performance is fixed, then from the date the plaintiff has noticed that
performance is refused. (Limitation Act, 1963, Art.54). (Rajana Nagpal alias
Ranjana Malik Vs Devi Ram) 2003(2) Civil Court Cases 127 (H.P.)

Agreement to sell - Minor's share also included without permission of Court

to sell the same - Specific performance of part of contract - Specific
performance allowed after excluding the share of minor on payment of
proportionate consideration. (Specific Relief Act, 1963, S.12. (Balkar Singh
Vs Mohabat Singh & Ors.) 2004(2) Civil Court Cases 475 (P&H)

Agreement to sell - Oral - Denied - Heavy burden lies upon the party who
pleads such an oral agreement to establish its existence as well as its
conditions with the support of clinching and admissible evidence. (Yelamati
Vs Vejju) AIR 2002 A.P. 369

Agreement to sell - Oral - Plaintiff must disclose all material facts,

conditions and surrounding circumstances - In instant case oral agreement
not proved - Pleadings of plaintiff himself showed that conditions precedent
for execution of sale deed were not complied with - Specific performance
refused. (Ameer Mohammed Vs Barkat Ali) AIR 2002 Rajasthan 406

Agreement to sell - Oral - Plaintiff was tenant of vendor - Alleged that

some instalments of substantial amount of sale consideration were given
without insisting for a receipt - Evidence on record revealed that defendant
had issued receipts to plaintiff after receiving even rent from him - It shows
lack of mutual confidence between parties - Relief of specific performance
denied - Order upheld. (Yelamati Vs Vejju) AIR 2002 A.P. 369

Agreement to sell - Proof - Admitted signatures of executant found to be

matching with the agreement - Agreement also proved by scribe and other
witnesses - One 'Kalia' Advocate also admitted his signatures on agreement
but stated that he signed on the asking of his senior advocate - Fact that
Kalia appeared as a counsel for the executants after witnessing the
agreement to sell is a ground not to rely on his evidence - Finding of Courts
below that agreement stands proved, upheld. (Girdhari Lal & Ors. Vs Gian
Chand & Ors.) 2005(1) Civil Court Cases 656 (P&H)

Agreement to sell - Property owned by defendant and his sister jointly -

Defendant misled plaintiff by representing that he was sole owner of suit
property - Held, no valid agreement to sell had come into existence -
Plaintiff not entitled to decree as claimed - However entitled to refund of
amount paid and also a sum of Rs.3,50,000/- as damages. (Ramesh Kumar
Vs Chaman Lal) AIR 2003 Delhi 202

Agreement to sell - Property owned by mother and minor children - No

reference to share of minors - Permission not taken from Court to sell share
of minor - Concurrent finding that agreement to sell could not be construed
to have been made on behalf of minors and that it was in respect of share of
mother alone - Agreement to sell cannot be held to be binding the minors in
view of S.8 of Hindu Minority and Guardianship Act - Order passing decree
partially to the extent of share of mother - Not liable to be set aside. (Sarup
Chand Vs Surjit Kaur) AIR 2002 P&H 54

Agreement to sell - Ready and willing - Also depend upon the question as
to whether defendant did everything which was required of him to be done
in terms of the agreement for sale. (P.D'Souza Vs Shondrilo Naidu) 2004(2)
Apex Court Judgments 573 (S.C.) : 2005(1) Civil Court Cases 131 (S.C.)

Agreement to sell - Ready and willing - Defendant accepted Rs.20,000/-

from plaintiff in August, 1981 and sought extension of time for registering
sale deed till 31.12.1981 - Question as to whether plaintiff ready and willing
to perform his part of contract on 5.12.1978 does not survive. (P.D'Souza Vs
Shondrilo Naidu) 2004(2) Apex Court Judgments 573 (S.C.) : 2005(1) Civil
Court Cases 131 (S.C.)

Agreement to sell - Ready and willing - Deposit of balance consideration

amount in Court - No such direction given by Court - On failure of plaintiff
to deposit adverse inference cannot be drawn. (Dalip Singh Vs Ram Nath)
AIR 2002 H.P. 106

Agreement to sell - Ready and willing - Plea is available to subsequent

purchaser. (M/s Ceean International Private Ltd. Vs Ashok Surana) AIR
2003 Calcutta 263

Agreement to sell - Ready and willing - Price fixed 40 lakhs but payment of
8 lakhs only - Failure to establish capacity to pay balance consideration -
Vendee company declared sick under SICSP Act and was directed not to
alienate any assets - Held, relief of specific performance cannot be granted
in favour of plaintiff-company. (P.Purushotham Reddy Vs M/s Pratap Steels
Ltd.) AIR 2003 A.P. 141

Agreement to sell - Ready and willing - Statement in Court of plaintiff that

he was always ready and willing to perform his part of contract - No cross
examination of plaintiff on that aspect nor it was suggested to him that he
has not possessed of funds - Concurrent finding by Courts below that
plaintiff was ready and willing to perform his part of contract - Cannot be
interfered in second appeal. (Dalip Singh Vs Ram Nath) AIR 2002 H.P. 106

Agreement to sell - Refund of earnest money - Suit found not specifically

enforceable - Court has power to order refund of earnest money - Interest -
Is purely on equitable consideration and may not be awarded at the rate
contracted between the parties. (Ltd. Col. K.C.Bheemaiah Vs A.Kuttappa)
AIR 2004 Karnataka 224

Agreement to sell - Relief of specific - Provision of damage or

compensation in the agreement itself - Not a ground to refuse specific
performance. (P.D'Souza Vs Shondrilo Naidu) 2004(2) Apex Court
Judgments 573 (S.C.) : 2005(1) Civil Court Cases 131 (S.C.)

Agreement to sell - Relief of specific performance - Agreement between

Commission Agent and farmer - Agreement duly proved - Plea of defendant
of obtaining thumb impression on plain paper not proved - Earnest money of
Rs.2000/- paid for purchase of 24 kanals at the rate of Rs.10,000/- - High
Court reversed decree of Courts below and directed refund of earnest money
with reasonable interest - Decision of High Court upheld, but plaintiff
allowed costs upto High Court to the extent of his success. (Manohar Lal @
Manohar Singh Vs Maya) 2003(1) Apex Court Judgments 531 (S.C.)

Agreement to sell - Relief of specific performance - Cannot be denied on

ground that has been considerable rise in the price of land due to passage of
time since agreement. (Dalip Singh Vs Ram Nath) AIR 2002 H.P. 106
Agreement to sell - Repudiation - Total consideration payable within one
month from date of agreement and 18% interest payable on unpaid amount -
Defendant declaring that she is not liable to pay interest at contract rate -
Amounts to repudiation of contract. (Moparthi Sarojini Devi Vs Kavuru)
2003(1) Civil Court Cases 559 (A.P.)

Agreement to sell - Right given to vendors to retain property at their will if

sale deed was not executed within stipulated date - Option was exercisable
by vendors at their discretion not only upto the date stipulated but also
beyond that - In essence it is not agreement to sell - Such agreement cannot
be the basis for decree for specific performance. (Lt. Col. K.C.Bheemaiah
Vs. Kakamada A.Kuttappa & Ors.) AIR 2004 Karnataka 224

Agreement to sell - Specific performance - Alternative relief of refund of

earnest money - Specific performance of contract is discretionary relief
which depends upon facts of each case - If the vendor had entered into an
agreement to sell, earlier in time, with some other person qua the same
property, then alternative relief of refund of earnest money and liquidated
damages cannot be said to be unwarranted. (Saudarshan Kumar Vs Raj
Rani) 2003(3) Civil Court Cases 564 (P&H)

Agreement to sell - Specific performance - Can be enforced against

subsequent purchaser - Subsequent purchaser can also be directed to pay
compensation in addition to specific performance. (Rajendra Kantilal Vs
Bombay Builders Co.(P) Ltd.) AIR 2002 Bombay 408

Agreement to sell - Specific performance - Relief of - Suit for specific

performance filed after 1-1/4 years of death of the person who entered into
agreement to sell with the allegation that deceased avoided to execute sale
deed - Plaintiff did not bother to issue notice immediately when executant
avoided to execute the sale deed - No documentary proof that plaintiff is
having funds with him to pay the balance consideration - Plaintiff cannot
be considered to be ready and willing to perform his part of the contract -
Order of refund of earnest money with simple interest @ 6% per annum
passed. (Mohini Vs Vidhyawati Rathore) 2004(3) Civil Court Cases 480
(M.P.)

Agreement to sell - Specific performance - Relief of - Urban property

whose value increasing rapidly from year to year - Earnest money paid only
a meagre amount of 1/5th of total consideration - Grant of specific
performance after several years of entering agreement - Unjust.
(P.Purushotham Reddy & Anr. Vs M/s.Pratap Steels Ltd.) 2003(2) Civil
Court Cases 339 (A.P.)

Agreement to sell - Specific performance - Suit for - Co-purchaser - Suit

filed for specific performance by one out of two purchasers with regard to
the entire agreement of sale - Other purchaser had not given up his right in
the suit land - Held, vendee or subsequent vendee cannot plead that co-
purchaser can enforce the agreement only to the extent of his proportionate
share. (Narinder Kaur Vs Nagina Singh) 2003(1) Civil Court Cases 607
(P&H)

Agreement to sell - Specific performance - Suit for - Oral agreement to sell

- Day and date of such agreement not specified - Claim of plaintiff that he
was put into possession without executing any document and without paying
any advance also not proved - Merely because owner admitted receipt of
some money but on different account, it would not shift burden of proof on
him - Failure to prove existence of oral agreement - Suit rightly dismissed
by trial Court. (Kumari Anandan Vs T.Balamukunda Rao) 2003(1) Civil
Court Cases 657 (Madras)

Agreement to sell - Specific performance - Suit for - Purchaser in

possession of property as tenant is liable to pay rent to owner - Title of
property continues and vests with the seller even after execution of the
agreement of sale and owner is entitled to receive profits of the property till
title or ownership is lost. (Transfer of Property Act, 1882, S.55(3).
(Shiddappa Adiveppa Jadi Vs Ramanna) 2003(1) Civil Court Cases 632
(Karnataka)

Agreement to sell - Specific performance - Suit for - Ready and willing -

Merely by getting an affidavit attested from an Oath Commissioner without
getting presence marked by Sub Registrar does not prove readiness and
willingness of plaintiff - Plaintiff did not serve any notice upon defendant till
he filed the suit - Held, first appellate Court rightly found that plaintiff was
not ready and willing to perform his part of contract. (Gurdial Sarup Vs
Kaushalya Kapur) 2003(1) Civil Court Cases 602 (P&H)

Agreement to sell - Specific performance - Suit for - Sale deed was to be

executed after partition - Order of partition made on 16.11.1970 and Sanad
Taqseem prepared on 20.4.1971 and mutation sanctioned on 15.6.1971 -
Limitation to file suit starts to run on 15.6.1971. (Narinder Kaur Vs Nagina
Singh) 2003(1) Civil Court Cases 607 (P&H)

Agreement to sell - Specific performance - Suit for - Value of property in

question was much more than what was mentioned in agreement to sell -
Purchaser was in possession of property as tenant - Purchaser/tenant not
paying rent to owner from date of execution of agreement - Mere agreement
to sell does not confer any title on purchaser - Purchaser is not entitled to
equitable relief - Decree for specific performance without considering facts
and evidence on record and without giving cogent reasons - Set aside.
(Shiddappa Adiveppa Jadi Vs Ramanna) 2003(1) Civil Court Cases 632
(Karnataka)

Agreement to sell - Stamp paper purchased on 27th and agreement executed

on 1st of next month - Name of purchaser and for what purpose it is
purchased not mentioned - Held, all these contentions are of no merit when
once the genuineness of the agreement between the parties is accepted.
(Smt.Shanti Bai Vs Udai Raj) 2005(2) Civil Court Cases 56 (Rajasthan)

Agreement to sell - Suit for specific performance - Vendor received earnest

money but failed to execute sale deed - Claim of vendor that transaction was
in fact money lending and that he had signed on blank stamp paper and
repaid amount borrowed by him to vendee's father - Vendor failing to
produce any receipt for the same nor did he insist that agreement of sale or
blank stamp appear should be returned to him - Vendee is therefore entitled
to decree for refund of earnest money with interest. (Sudhakarrao
Shankarrao Sarnaik Vs Bhanudas N.Deshmukh) AIR 2004 Bombay 350

Agreement to sell - Suit for specific performance - 'Ready and willing' -

Plea of ready and willingness is not available to subsequent vendee against
the previous vendee. (Baldev Singh Vs Chhota Singh) AIR 2002 P&H 47 -
2001(2) Civil Court Cases (P&H) 503

Agreement to sell - Suit for specific performance - 'Ready and willing' -

Pleading - Act does not require any specific phraseology but only that
plaintiff must aver that he was ready and willing to perform his part of the
contract - The compliance of ready and willingness has to be in spirit and
substance and not in letter and form - The substance of pleadings has to be
seen as a whole - Once the plaintiff has averred that he was ready and wiling
to perform his part and has proved that he presenAgreement to sell - Suit for
specific performance - Agreement by mortgagor with mortgagee for sale of
property - Stipulation in agreement as to deduction of mortgage amount -
Plaintiff ready and willing to perform his part of the contract - Defendant
defaulted - Defendant did not take concrete steps to execute sale deed -
Continued possession of plaintiff is a factor for not denying him decree of
specific performance. (Lakshmi Amma Kamalamma Vs Ayyappan) AIR
2004 Kerala 174

Agreement to sell - Suit for specific performance - Agreement entered into

to pay off debts - Evidence showing that agreement was intended to be acted
upon - Specific performance can be decreed - As property was conveyed to
seller after debts were cleared as such plaintiff held not entitled to claim
damages for delay in execution of sale deed. (Gudurusyamala Devi Vs
Attola) AIR 2002 A.P. 462

Agreement to sell - Suit for specific performance - Agreement to sell does

not require registration and can be marked in a suit for specific
performance. (Registration Act, 1908, Ss.17 & 49). (Javvadi Koteswara Rao
Vs Sonti Sambasiva Rao) 2004(3) Civil Court Cases 452 (A.P.)

Agreement to sell - Suit for specific performance - Agreement to sell

executed by old, illiterate and rustic villager - Position of such a lady is not
better than a pardanashin lady - Execution of agreement by such a lady has
to be examined with extra caution and all suspicious surrounding the
execution shall have to be dispelled by the person alleging such execution.
(Sujan Kaur Vs Chand Singh) 2003(3) Civil Court Cases 254 (P&H)

Agreement to sell - Suit for specific performance - Agreement to sell land

for Rs.one lakh alleged to be of price of Rs.20 lakhs - No such plea raised in
written statement - No issue framed - No evidence led that market price of
the land was Rs.20 lakhs - In absence of pleading or an issue framed or
evidence led, it cannot be held that agreement to sell was unconscionable.
(Akbar Ali Vs Vinod Khanna & Anr.) 2004(2) Apex Court Judgments 330
(S.C.) : 2004(3) Civil Court Cases 566 (S.C.)

Agreement to sell - Suit for specific performance - Alternative prayer for

redemption of mortgage not barred by S.29 of Specific Relief Act. (Specific
Relief Act, 1963, S.29). (Nilkanth Dhondiba Chavan & Ors. Vs Umabai &
Ors.) 2005(2) Civil Court Cases 218 (Bombay)
Agreement to sell - Suit for specific performance - Alternative relief -
Merely because plaintiff has asked for alternative relief, he cannot be
refused the principal relief of specific performance - Alternative relief is to
be granted if party is not found entitled to main relief. (Baldev Singh Vs
Chhota Singh) AIR 2002 P&H 47 - 2001(2) Civil Court Cases (P&H) 503

Agreement to sell - Suit for specific performance - As per terms of

agreement it has to be performed by a certain date - Agreement stood
cancelled as it could not be performed by a specific date - Defendants
informed plaintiff by a registered letter at its usual address - Letter returned
unserved with endorsement that factory was under lock out - By return of
letter a presumption can be drawn that the letter was despatched to the
plaintiff - Plaintiff in rebuttal did not lead any evidence that postal
endorsement was wrong and incorrect - Mere denial of its receipt by plaintiff
not sufficient to rebut the presumption - As agreement stood cancelled,
plaintiff not entitled to specific performance. (P.Purushotham Reddy & Anr.
Vs M/s.Pratap Steels Ltd.) 2003(2) Civil Court Cases 339 (A.P.)

Agreement to sell - Suit for specific performance - Court would be perfectly

justified in taking judicial note of phenomenal increase in prices of
immovable properties. (Niwas Builders Vs Chanchalaben Gandhi) 2003(3)
Civil Court Cases 99 (Bombay)

Agreement to sell - Suit for specific performance - Courts below finding

that agreement to sell was in fact a money transaction in order to secure loan
- Refund of advance payment allowed though not claimed as Court can
always grant relief on the basis of findings recorded by it although the same
has not been prayed for. (Civil Procedure Code, 1908, O.7.R.7). (Sawaran
Singh Vs Ajit Singh) 2004(2) Civil Court Cases 522 (P&H)

Agreement to sell - Suit for specific performance - Decree of specific

performance - Court is expected to take into consideration circumstances
prevailing in each case, conduct of parties and respective interest under the
contract. (Niwas Builders Vs Chanchalaben Gandhi) 2003(3) Civil Court
Cases 99 (Bombay)

Agreement to sell - Suit for specific performance - Defendant denied

execution of agreement and also denied receipt of earnest money - Execution
of agreement and receipt of earnest money proved - Plaintiff always ready
and willing to perform his part of the contract - There is absolutely no equity
in favour of the defendant - If suit remained pending for about seven years
then plaintiff should not suffer for the same - Decree of specific performance
granted. (Kishan Lal Vs Chandro) 2004(2) Civil Court Cases 91 (P&H)

Agreement to sell - Suit for specific performance - Delay - Hardship to

vendor - Where vendor accepted part payments from time to time without
any demur, redeemed mortgage only upon receipt of payment from vendee,
he cannot be permitted thereafter to take the plea that Court should not
exercise its discretionary jurisdiction in view of hardship which he would
face. (P.D'Souza Vs Shondrilo Naidu) 2004(2) Apex Court Judgments 573
(S.C.) : 2005(1) Civil Court Cases 131 (S.C.)

Agreement to sell - Suit for specific performance - Execution of agreement

and receipt of part of consideration denied - Vendor had applied for
permission under S.157-A of U.P.Zamindari Abolition and Land Reforms
Act and District Collector granted permission - Held, decree granting
specific performance, proper. (Indra Nath Vs Smt.Kitabun) AIR 2004
Allahabad 326

Agreement to sell - Suit for specific performance - Execution of agreement

proved by witnesses in whose presence defendant thumb marked agreement
and received consideration - Sale deed executed by defendant in favour of
persons other than plaintiff a sham document as no consideration was paid -
Other persons also not bona fide purchasers as they had notice of agreement
to sell executed by defendant - Plaintiff proved that he was always ready and
willing to perform his part of contract and that he had necessary funds to pay
balance sale consideration and that defendant was resiling from agreement -
Suit decreed - No interference. (Ramji & Ors. Vs Chokat & Ors.) 2005(2)
Civil Court Cases 130 (Allahabad)

Agreement to sell - Suit for specific performance - Failure of D.H. to

deposit amount within time - Court can extend time - J.D. cannot insist that
D.H. can claim only refund of advance and not specific performance.
(Kumaresan Vs M.P.Seshadri) AIR 2002 Kerala 198

Agreement to sell - Suit for specific performance - Grant of decree of

specific performance is discretion of Court - Court is not bound to grant such
relief merely because it is lawful to do so - In cases where one of the three
circumstances mentioned in S.20(2) Specific Relief Act is established, no
question of discretion arises. (Sargunam (D) by Lr. Vs Chidambaram &
Anr.) 2005(1) Apex Court Judgments 07 (S.C.) : 2005(1) Civil Court Cases
141 (S.C.)

Agreement to sell - Suit for specific performance - In fact it was a money

transaction - Agreement was procured fraudulently but it does not mean that
advance amount did not pass on to the defendant - Refund of advance money
allowed. (Sawaran Singh Vs Ajit Singh) 2004(2) Civil Court Cases 522
(P&H)

Agreement to sell - Suit for specific performance - Interests of justice can

be better served by directing to execute the agreement deed rather than
awarding some compensation for breach of the agreement. (Balan Vs
Krishnan) 2003(1) Civil Court Cases 227 (Kerala)

Agreement to sell - Suit for specific performance - Land mortgaged with

Bank - Mortgage stood discharged on account of repayment of loan - Held,
plaintiff is entitled to specific performance. (Indrapal Vs Sham Shankar Lal)
AIR 2002 Allahabad 243

Agreement to sell - Suit for specific performance - Limitation - In a suit for

permanent injunction defendants in written statement denied liability to
execute sale deed - Suit for specific performance to be filed within three
years from date of denial of liability - Grant of injunction in favour of one of
defendants in suit for permanent injunction cannot be a excuse to extend
period of limitation - Suit filed beyond three years from denial of liability is
barred by limitation. (Abdulaziz Mohammad Isaq Kothiwale Vs Ismailbeg)
AIR 2004 Karnataka 211

Agreement to sell - Suit for specific performance - Limitation - One of the

clause in the agreement that on failure plaintiff could file suit within one
week of expiry of period of agreement - Held, fixation of period as such
does not make stipulation as to time as essence of contract - It only
emphasise fact that plaintiff should immediately file suit. (Lakshmi Amma
Kamalamma Vs Ayyappan) AIR 2004 Kerala 174

Agreement to sell - Suit for specific performance - Limitation - Specific

date stipulated in agreement for payment of full consideration and
registration of sale deed - Vendee making part payment after expiry of
stipulated date with assurance to pay balance shortly - At the time of making
part payment no specific date fixed - Limitation would commence from date
of notice of refusal of specific performance by vendor and not from date
stipulated in agreement - Second part of Art.54 attracted. (Dutta
Seethamahalakshmamma Vs Yanamadala Balaramaiah) AIR 2003 A.P. 430

Agreement to sell - Suit for specific performance - Money not offered at the
time of execution of sale deed - Merely for this reason plaintiff cannot be
held to be not ready and willing to perform his part of contract when there
are necessary pleadings to this effect and there is nothing on record to doubt
bonafide statement of plaintiff on oath that he is ready and wiling to perform
his part of the contract - Decree of specific performance granted by trial
Court ordered to be restored. (Parmod Bhushan Pal Vs Bachan Singh (Dead)
Through his L.Rs. & Ors.) 2005(2) Civil Court Cases 122 (P&H)

Agreement to sell - Suit for specific performance - Oral agreement - A

piece of paper produced on which date and amount written in support of
oral agreement - Neither oral agreement nor writing on piece of paper
proved - Owner executing sale deed in favour of third party - Subsequent
purchaser was anterior in point of time than oral agreement and subsequent
not aware of pendency of suit at the time of execution of sale deed - He is
protected by S.19 of Specific Relief Act - Plaintiff not entitled to relief of
specific performance. (Rajan Vs Yunuskutty) AIR 2002 Kerala 339

Agreement to sell - Suit for specific performance - Oral agreement -

Payment of 15 lakhs as part payment - No explanation why agreement was
not reducing into writing - Evidence of plaintiff and his witnesses found
unreliable and untrustworthy - Relief of specific performance not granted.
(A.Ganapthy Vs S.Venkatesan) AIR 2002 Madras 203

Agreement to sell - Suit for specific performance - Parties agreed that

contract becomes unenforceable in the event defendants fail to obtain
requisite permission for the sale of property before the time specified in the
contract - Though there is a provision for mutual extension of the said
period, it did not materalise - Defendants failed to obtain permission within
the specified time as Land Ceiling case was not disposed of by that time -
No evidence to show that defendants were responsible for the delay in the
disposal of the case - Held, plaintiff is not entitled to specific performance.
(P.Purushotham Reddy & Anr. Vs M/s.Pratap Steels Ltd.) 2003(2) Civil
Court Cases 339 (A.P.)

Agreement to sell - Suit for specific performance - Party approaching Court

must come with clean hands - Agreement found suffering from artificiality -
Discretionary and equitable relief of specific performance cannot be granted.
(Basappa Vs Basamma) AIR 2004 Madras 390

Agreement to sell - Suit for specific performance - Plain reading of

agreement does not spell out as to how much area is saleable and how much
consideration would be payable accordingly - Rate per acre defined in the
agreement but applicable to which area not reflected - Held, agreement is
vague - Agreement not capable of being specifically enforced - Alternative
relief of refund of earnest money granted. (Surjit Singh & Anr. Vs Manohar
Lal & Ors.) 2005(1) Civil Court Cases 162 (P&H)

Agreement to sell - Suit for specific performance - Plaint - Need not be

strictly as per Forms 47, 48 of CPC - Substantial compliance is sufficient.
(Rakha Singh Vs Babu Singh) AIR 2002 P&H 270

Agreement to sell - Suit for specific performance - Plaintiff in his evidence

attempting to substitute entirely new agreement - Held, plaintiff is not
entitled to relief of specific performance.(P.Retnaswamy Vs A.Raja and
another) AIR 2002 Madras 131

Agreement to sell - Suit for specific performance - Plaintiff not approaching

with clean hands - Plaintiff not entitled to equitable relief of specific
performance. (P.Purushotham Reddy & Anr. Vs M/s.Pratap Steels Ltd.)
2003(2) Civil Court Cases 339 (A.P.)

Agreement to sell - Suit for specific performance - Possession - Executing

Court is competent to grant delivery of possession in a case where no such
relief is granted by a decree for specific performance of contract for sale.
(Velayudhan Vs Chandran) 2004(3) Civil Court Cases 191 (Kerala)

Agreement to sell - Suit for specific performance - Possession delivered -

Entire consideration amount paid - Defendant contemplating property to
someone else - Decree in favour of plaintiff is proper. (Sankaran Vs
Padmanabha Iyer) AIR 2004 Madras 395

Agreement to sell - Suit for specific performance - Proof of agreement to

sell - Date fixed for registration of sale deed after a gap of four years -
Clause in agreement that if any of the owners die before execution of sale
deed, legal representatives would be bound to execute the sale deed - Held,
fixing of long period of execution of sale deed is beyond one's
comprehension - Second clause in agreement shows that the agreement was
not executed on the date it bears as the owners have died within six months
of the alleged agreement and plaintiff in his over zealousness has introduced
such a clause. (Sadhu Singh Vs Kuldip Sharma & Ors.) 2004(3) Civil Court
Cases 615 (P&H)

Agreement to sell - Suit for specific performance - Property agreed to be

sold by mortgagor to mortgagee - As per agreement mortgagee entitled to
deduct mortgage amount and to pay balance amount - Plaintiff ready and
willing to perform his part of contract - It was defendant who defaulted -
Defendant did not take steps to execute sale deed - Plaintiff already in
possession - Continued possession of plaintiff is a factor for not denying him
decree - Held, plaintiff is entitled to decree of specific performance.
(Lakshmi Amma Kamalamma Vs Ayyappan Kunjoonju) 2004(2) Civil
Court Cases 590 (Kerala)

Agreement to sell - Suit for specific performance - Property found to have

encumbrances - Purchaser seeking clarification from vendor - Termination
of contract by vendor - Illegal - Purchaser entitled to relief of specific
performance. (Sri Brahadambal Agency Vs Ramasamy) AIR 2002 Madras
352

Agreement to sell - Suit for specific performance - Readiness and

willingness - Deficit Court fee - Can be for so many reasons - By itself not a
ground to believe that plaintiff had no capacity to pay the amount of
consideration - However, if defendant shows that sufficient court-fee was
not paid because of the incapacity of the plaintiff, suit can be dismissed.
(Bolisetti Venkateswara Rao Vs Nadakuditi Venkateswara Rao) 2003(1)
Civil Court Cases 36 (A.P.)

Agreement to sell - Suit for specific performance - Readiness and

willingness - Deficit Court fee - Payment of deficit Court fee can be for
numerous reasons - By itself not a ground to believe that plaintiff had no
capacity to pay the amount of consideration. (Bolisetti Venkateswara Rao
Vs Nadakuditi Venkateswara Rao) 2003(1) Civil Court Cases 36 (A.P.)

Agreement to sell - Suit for specific performance - Readiness and

willingness - Must be continuous from the date of agreement till the date of
decree. (Specific Relief Act, 1963, S.16(c). (Bolisetti Venkateswara Rao Vs
Nadakuditi Venkateswara Rao) 2003(1) Civil Court Cases 36 (A.P.)

Agreement to sell - Suit for specific performance - Reading and willing -

Failure to plead that he had money in the Bank and that he had withdrawn
money from Bank - Is immaterial - These are matters of evidence and these
are not matters to be pleaded. (Rakha Singh Vs Babu Singh) AIR 2002 P&H
270

Agreement to sell - Suit for specific performance - Ready and willing -

Averment and proof - Entire sale consideration amount paid and possession
delivered - Only legal formalities of registering sale deed was left to be done
at future date - Held, when there are no such existing liabilities or
obligations, the need to aver and prove readiness and willingness does not
arise. (Mallappa Vs Srinivasa Rao) 2003(3) Civil Court Cases 602
(Karnataka)

Agreement to sell - Suit for specific performance - Ready and willing - No

evidence on record about financial capacity and position to pay balance sale
consideration - Plaintiff held not entitled to relief of specific performance.
(P.Purushotham Reddy & Anr. Vs M/s.Pratap Steels Ltd.) 2003(2) Civil
Court Cases 339 (A.P.)

Agreement to sell - Suit for specific performance - Ready and willing -

Plaintiff in a suit for specific performance not only must raise a plea that he
had all along been and even on the date of filing of suit was ready and
willing to perform his part of contract, but also prove the same - However,
even when exact words in letter and spirit are not used but readiness and
willingness can be culled out from reading all the averments in the plaint
coupled with the materials brought on record, to the said effect, the statutory
requirement of S.16(c) of Specific Relief Act can be held to be complied
with. (Specific Relief Act, 1963, S.16(c). (Manjunath Anandappa
Urf.Shivappa Hanasi Vs Tammanasa & Ors.) 2003(1) Apex Court
Judgments 520 (S.C.) : 2003(2) Civil Court Cases 552 (S.C.)

Agreement to sell - Suit for specific performance - Ready and willing -

Plaintiff to plead and prove - Same not dependent of defendant's defence.
(Ameer Mohammed Vs Barkat Ali) AIR 2002 Rajasthan 406

Agreement to sell - Suit for specific performance - Ready and willing -

Pleading and proof - It is not necessary for the plaintiff to plead or prove that
he had tendered the money to defendant on any particular day or had
demanded transfer of property by a registered sale deed. (Iqbal Singh & Anr.
Vs Gurdev Kumar & Anr.) 2004(2) Civil Court Cases 415 (P&H)

Agreement to sell - Suit for specific performance - Ready and willing -

Pleading that plaintiff was “ever ready and willing to execute the sale-deed
in his favour after making a payment of Rs.200/-” - Amounts to compliance
of mandatory provision of S.16(c) Specific Relief Act. (Rambhau Jagoji
Garde Vs Shantabai) 2003(2) Civil Court Cases 275 (Bombay)

Agreement to sell - Suit for specific performance - Ready and willing -

Proof - Version of the vendee about his readiness and willingness to perform
his part of the agreement cannot be disbelieved particualry when vendor
even denied the execution of the agreement and receipt of earnest money,
which is duly proved by vendee. (Gurbachan Singh & Anr. Vs Gurmit
Singh) 2003(3) Civil Court Cases 597 (P&H)

Agreement to sell - Suit for specific performance - Ready and willing -

Remaining present in the office of Sub Registrar for execution of deed on
the day fixed for execution and registration of sale deed proves readiness
and willingness on the part of the plaintiff. (Iqbal Singh & Anr. Vs Gurdev
Kumar & Anr.) 2004(2) Civil Court Cases 415 (P&H)

Agreement to sell - Suit for specific performance - Ready and willing -

Single sentence in plaint read thus, “The plaintiff has always been ready and
willing to perform his part of the contract” - Except this nothing said how
plaintiff had performed the obligation or he was always ready and willing -
Plaintiff cannot be said to be ready and willing to perform his part of the
contract. (Specific Relief Act, 1963, S.16(c)).(M.Balasubramaniam Vs
Gopalakrishna Odayar & Anr.) 2005(2) Civil Court Cases 272 (Madras)

Agreement to sell - Suit for specific performance - Relief of specific

performance - Clause in agreement that if vendor does not execute sale deed
within stipulated date then vendee can get registration of sale deed through
Court or receive double the amount - Held, the stipulation in the agreement
cannot be taken to mean that vendee has no right to get the specific
performance of the agreement by insisting for the execution of the sale deed
- Contention of vendor that vendee is entitled to receive double the amount
only, repelled. (Jangir Singh Vs Hari Singh) 2004(3) Civil Court Cases 165
(P&H)
Agreement to sell - Suit for specific performance - Relief of specific
performance - Delay in deciding suit - Held, once execution of valid
agreement, ready and willingness of the vendee is proved and the subsequent
vendee is not bonafide purchaser for consideration without notice and that
vendor proved to have taken false pleas, Court will not refuse relief of
specific performance. (Gurbachan Singh & Anr. Vs Gurmit Singh) 2003(3)
Civil Court Cases 597 (P&H)

Agreement to sell - Suit for specific performance - Relief of specific

performance - Delay of 19 years due to inaction on part of vendor - Vendor
cannot be permitted to take advantage of his own inaction - Relief of specific
performance granted inspite of the fact that there is increase in prices.
(Ranjana Nagpal alias Ranjana Malik Vs Devi Ram) 2003(1) Civil Court
Cases 93 (H.P.)

Agreement to sell - Suit for specific performance - Relief of specific

performance - Discretion of Court - To be based on sound and reasonable
judicial principles and not to be arbitrary. (Ameer Mohammed Vs Barkat
Ali) AIR 2002 Rajasthan 406

Agreement to sell - Suit for specific performance - Relief of specific

performance - Discretion of Court to grant relief of specific performance is
not arbitrary and it is required to be exercised in a reasonable and sound
manner guided by judicial principles - While exercising the discretion, Court
is required to meticulously consider all the facts and circumstances of the
case - Court should take care to see that it is not used as an instrument of
oppression to have an unfair advantage to the plaintiff. (P.Purushotham
Reddy & Anr. Vs M/s.Pratap Steels Ltd.) 2003(2) Civil Court Cases 339
(A.P.)

Agreement to sell - Suit for specific performance - Relief of specific

performance - Grant of relief of specific performance is an equitable relief -
Discretion to grant such relief is to be exercised only on the strength of
sound judicial principles and not in an arbitrary fashion - Conduct of parties
has to be taken into consideration - Plaintiff always ready and wiling to
perform his part of the contract - Consideration paid - Defendant failed to
give reply to legal notices issued - No interfere called for in grant of relief of
specific performance. (Sughra Bee Vs Kareez Fatima Qureshi) 2004(2) Civil
Court Cases 685 (A.P.)
Agreement to sell - Suit for specific performance - Relief of specific
performance - Grant of relief of specific performance is the discretion of
Court which is guided by sound and reasonable principles - Plaintiff not
getting any undue advantage, defendant not put to undue hardship which he
did not foresee at the time of agreement - Sale price admitted by defendant
to be reasonable - Decree of specific performance upheld. (Anup Krishna
Kaul Vs Jagdish Swaroop Agarwal & Ors.) 2004(2) Civil Court Cases 707
(Rajasthan)

Agreement to sell - Suit for specific performance - Relief of specific

performance - Gross default on part of plaintiff to perform his part of
contract - Relief of specific performance cannot be granted - Specific
performance is a remedy that is to be granted to a party who is vigilant in the
matter of performance of his own part. (Usman Koya Vs Santha) 2003(2)
Civil Court Cases 59 (Kerala)

Agreement to sell - Suit for specific performance - Relief of specific

performance cannot be denied on ground of unexplained delay in filing suit
without framing specific issue and finding thereon as to whether there has
been unexplained delay on the part of plaintiff in taking recourse to law in
filing suit, though suit is filed within prescribed period of limitation. (Ram
Niwas Gupta Vs Mumtaz Hasan) 2003(1) Civil Court Cases 450 (S.C.)

Agreement to sell - Suit for specific performance - Rise in prices - Delay in

the performance of contract not attributable to plaintiff - Specific
performance of agreement cannot be denied to plaintiff merely on the
ground that there has been considerable rise in prices of the real estate
during the pendency of litigation. (Rajana Nagpal alias Ranjana Malik Vs
Devi Ram) 2003(2) Civil Court Cases 127 (H.P.)

Agreement to sell - Suit for specific performance - Stipulation in agreement

that vendee could file suit within one week from date of expiry of period of
agreement - It cannot be characterised as a clause which would disentitle
vendee to file suit forever - Fixation of period as such does not make
stipulation as to time an essence of contract - It only emphasise fact that
plaintiff should immediately file suit. (Lakshmi Amma Kamalamma Vs
Ayyappan Kunjoonju) 2004(2) Civil Court Cases 590 (Kerala)

Agreement to sell - Suit for specific performance - Subsequent vendee -

Plaintiff ready and willing to perform his part of the contract - In a collusive
suit by way of compromise decree subsequent vendee obtained sale deed in
his favour - Agreement of sale in favour of plaintiff was prior in time -
Plaintiff had inserted advertisement in newspaper that he is the purchaser of
the property in dispute - Plaintiff ready and willing to perform his part of the
contract - Plaintiff had purchased the stamp paper - These fact show that
there is not much equity left in favour of subsequent vendee - Decree of
specific performance granted in favour of plaintiff - However, plaintiff to
take appropriate proceedings for eviction of subsequent vendee and take
possession of suit premises in accordance with law. (Devalsab (D) by Lrs.
Vs Ibrahimsab F.Karajagi & Anr.) 2005(1) Apex Court Judgments 651
(S.C.) : 2005(2) Civil Court Cases 177 (S.C.)

Agreement to sell - Suit for specific performance - Subsequent vendee -

Sale deed was to be executed by 21.8.1990 - Sale of land to third party
before the stipulated date of execution of sale deed - Filing of suit for
injunction restraining vendor from executing sale deed before 21.8.1990 in
favour of third party would have been of no meaning, because vendee would
have got cause of action for suit for specific performance only after
21.8.1990. (Baldev Singh Vs Chhota Singh) AIR 2002 P&H 47 - 2001(2)
Civil Court Cases (P&H) 503

Agreement to sell - Suit for specific performance - Subsequent vendees -

Decree for refund of earnest money with interest allowed - Subsequent
vendees constructed a house over the land in dispute - Not a ground to deny
relief to plaintiff if house is constructed during pendency of suit - Finding
that subsequent vendees are bonafide purchasers for value without
knowledge of previous agreement given without pleading and issue - Sale to
subsequent vendees made even within period available to plaintiff for
specific performance - Plaintiff doing his best to perform his part of the
contract - Defendant admitting that he apprised subsequent vendees of her
prior agreement with plaintiff - Suit by plaintiff within one month from date
of refusal on part of defendant - Decree of Courts below set aside and
plaintiff's suit for specific performance decreed. (Specific Relief Act, 1963,
S.19(b). (Deendayal Vs Smt.Harjot Kanwar) 2003(2) Civil Court Cases 567
(Rajasthan)

Agreement to sell - Suit for specific performance - Subsequent vendees

constructing a house during pendency of suit - Deserves to be ignored while
considering relief to the plaintiff - Rights of parties are to be considered as
they existed on the date when the suit was filed. (Deendayal Vs Smt.Harjot
Kanwar) 2003(2) Civil Court Cases 567 (Rajasthan)

Agreement to sell - Suit for specific performance - Substantial amount of

the agreement paid to vendor and vendor continued to be in possession -
Extension of time duly proved by evidence of plaintiff and deed writer -
Plaintiff ready and willing to perform his part of the contract also duly
proved - Mere rise in prices due to pendency of litigation is not a ground to
deny relief of specific performance - Decree of specific performance rightly
granted by first appellate Court. (Des Raj Vs Bhim & Anr.) 2004(2) Civil
Court Cases 551 (P&H)

Agreement to sell - Suit for specific performance - Suit filed after six years
of agreement to sell - No material to prove that plaintiff asked for execution
of sale deed - Held, plaintiff is not entitled to discretionary relief of specific
performance. (Specific Relief Act, 1963, S.20). (Manjunath Vs Tammanasa)
2003(2) Civil Court Cases 552 (S.C.)

Agreement to sell - Suit for specific performance - Suit instituted within

period of limitation - Ingredients required to be made out in a suit for
specific performance established - Delay in filing suit, though suit filed
within period of limitation, is not a ground to non suit the plaintiff.
(Rambhau Jagoji Garde Vs Shantabai) 2003(2) Civil Court Cases 275
(Bombay)

Agreement to sell - Suit for specific performance - Time is not essence of

contract unless specifically provided - Mutation in favour of vendor
sanctioned but notice thereof not given to vendee though required under
agreement - Vendor also not calling upon vendee to get sale deed executed -
Conduct of vendor shows that according to him time was not essence of the
contract. (Ranjana Nagpal alias Ranjana Malik Vs Devi Ram) 2003(1) Civil
Court Cases 93 (H.P.)

Agreement to sell - Suit for specific performance - Uncertainty in

agreement of sale alleged - Terms and conditions agreed between parties not
uncertain - Actual extent could not be given because of happening of
expected road widening - Agreement cannot be said to be unenforceable.
(Contract Act, 1872, S.29). (Sughra Bee Vs Kareez Fatima Qureshi) 2004(2)
Civil Court Cases 685 (A.P.)
Agreement to sell - Suit for specific performance - Validity and legality of
agreement - Can be questioned by subsequent purchaser. (P.Retnaswamy Vs
A.Raja and another) AIR 2002 Madras 131

Agreement to sell - Suit for specific performance - Value of property much

more than that mention in agreement - Plaintiff in possession of property as
tenant - From date of execution of agreement tenant not paying rent - Mere
agreement to sell does not confer any title on purchaser - Plaintiff is not
entitled to equitable relief - Decree of specific performance set aside.
(Shiddappa Vs Ramanna) AIR 2002 Karnataka 416

Agreement to sell - Suit for specific performance - Vendor had option to

retain property by returning with interest, advance received within one year
from date of execution of agreement - Such clause in agreement confers on
vendor right not to part with property and to terminate agreement at his
option - Offer to sell is not unconditional and absolute - As time stipulated in
agreement is not essence of contract, option to terminate agreement can be
exercised even after expiry of time stipulated - Contract which is in its
nature revocable cannot be enforced and suit for its enforcement is not
maintainable. (Lt.Col.K.C.Bheemaiah Vs Kakamada A.Kuttappa & Ors.)
2004(2) Civil Court Cases 130 (Karnataka)

Agreement to sell - Suit for specific performance - Vendor received an

advance of Rs.56,000/- out of consideration amount of Rs.66,000/- and
thereafter vendor refused to perform the agreement - Held, trail Court rightly
decreed the suit granting a decree of specific performance. (Smt.Shanti Bai
Vs Udai Raj) 2005(2) Civil Court Cases 56 (Rajasthan)

Agreement to sell - Suit for specific performance and compensation -

Jurisdiction - When suit is filed not only for specific performance but also
for alternative relief of compensation then suit can be filed at the place
where defendant resides and carries on business, or personally works for
gain. (Civil Procedure Code, 1908, S.16). (Karan Mahendru & Ors. Vs
M/s.Vatika Plantations (P) Ltd.) 2004(3) Civil Court Cases 606 (Delhi)

Agreement to sell - Suit for specific performance by vendor - Vendor not

appearing in witness box - Adverse inference that case set up by vendor is
not true has to be drawn - Husband of vendor appeared as defence witness as
her attorney cannot be treated as having appeared in capacity as defendant.
(Ranjana Nagpal Vs Devi Ram) AIR 2002 H.P. 166
Agreement to sell - Suit for specific performance in forma pauperis -
Balance amount yet to be paid - Held, suit for specific performance is not
maintainable. (Specific Relief Act, 1963, S.16(c). (Bolisetti Venkateswara
Rao Vs Nadakuditi Venkateswara Rao) 2003(1) Civil Court Cases 36 (A.P.)

Agreement to sell - Time the essence of contract - It does not depend only
upon express stipulation made by the parties, but it also depends upon the
intention of the parties - Intention can be ascertained from (i) the express
words used in the contract; (ii) the nature of the property which forms the
subject matter of the contract; (iii) the nature of the contract; and (iv) the
surrounding circumstances. (Smt.Swarnam Ramachandran Vs Aravacode
Chakungal Jayapalan) 2004(2) Apex Court Judgments 521 (S.C.) : 2004(3)
Civil Court Cases 703 (S.C.)

Agreement to sell - Time the essence of contract - Onus to plead and prove
that time was the essence of the contract is on the person alleging it - In case
where notice is given making time of the essence, it is duty of Court to
examine the real intention of the party giving such notice by looking at the
facts and circumstances of each case - A vendor has no right to make time of
the essence, unless he is ready and willing to proceed to completion and
secondly when the vendor purports to make time of the essence, the
purchaser must be guilty of such gross default as to entitle the vendor to
rescind the contract. (Smt.Swarnam Ramachandran Vs Aravacode
Chakungal Jayapalan) 2004(2) Apex Court Judgments 521 (S.C.) : 2004(3)
Civil Court Cases 703 (S.C.)

Agreement to sell - Transaction entered into with intention to defeat

statutory provisions - Court will not enforce such an agreement even if it is
true and valid. (B.R.Koteshwara Rao Vs G.Rameshwari Bai) AIR 2004 A.P.
34

Agreement to sell - Vendee not approaching Court with clean hands -

Specific performance refused. (B.R.Koteshwara Rao Vs G.Rameshwari Bai)
AIR 2004 A.P. 34

Agreement to sell - Vendee not approaching Court with clean hands and
taking false pleas - Not entitled to equitable relief. (P.Purushotham Reddy
Vs M/s Pratap Steels Ltd.) AIR 2003 A.P. 141
Agreement to sell - Vendor had option of putting end to entire transaction
by paying to vendee amount mentioned in agreement as substitute for
performance of agreement or sale of property - Dismissal of suit for specific
performance - Proper. (Lt. Col.K.C.Bheemaiah Vs A.Kuttappa) AIR 2004
Karnataka 224

Agreement to sell - With tenant - In absence of a clause in the agreement

that tenancy will come to an end and tenant will not be liable to pay rent
thereafter there is no question of any surrender of tenancy, either expressly
or impliedly - Tenant will still be liable to pay rent and liable to ejectment
for non payment of rent. (Harkaran Singh & Ors. Vs Financial
Commissioner Haryana) 2003(3) Civil Court Cases 622 (P&H)

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