Thursday, November 28, 2013

An advocate artical about "ill and Probate"


People have fair knowledge of will, which is defined in Section 2(h) of Indian Succession Act 1925 as “The legal declaration of intention of the testator, with respect to his property, which he desires to be carried into effect after his death”. Testator means the owner of the property who makes the Will. The intentions of testator as to how his properties are to be succeeded are detailed in Will. The devolvement of properties as directed in the Will takes place after the death of testator, otherwise called as author of Will. The Testator may also appoint some person to carry out the directions and his requests in the Will. Such a person is called executor. If the testator does not appoint any executor the competent authority, the court may appoint a person to administer the estate of the testator, who is called a administrator. The persons who are entitled to the benefits under the will are called Legatees. “Bequest under Will is not transfer of Property”


Will is always revocable; it can be revoked following manner: Revocation by another Will or Codicil. Revocation by declaration in writing. Revocation by cancellation. Revocation by destruction; Will can be revoked ‘by burning, tearing or otherwise destroying. Under Mohammedan law: no writing is required to make a Will Valid and no particular form; even of verbal declaration, is necessary as long as intention of the testator is sufficiently ascertained, and though if it is writing it does not require to be signed nor even signature and attestation, But under Mohammedan law a Mohammedan cannot dispose of more than one third of share of his property over which he has power of disposition by will. Bequest in excess of the legally One Third share cannot take effect, unless the heirs do not consent. The remaining Two third portions shall go to his heirs in share prescribed by law.


 Probate is defined in Indian Succession Act, as “a copy of Will certified under the seal of a court of competent Jurisdiction with grant of administration to the estate of testator”. This is the official proof of the Will. Application for probate has to be filed under section222, and 276 of Indian Succession Act in the probate division of High Court. The Petition for grant of probate shall also be verified by at least one of the witnesses to the will if procurable. However this condition is recommendatory and not mandatory. Probate will be issued only to the executor appointed in the Will. If there is no provision for appointment of executor in the Will, the court will grant only letter of administration. The Will is considered to be a genuine one after the probate is granted by probate division of High Court. It binds not only the persons, who are the parties, but also others, who are not parties to the probate proceedings.

Section 233 of Indian Succession Act 1925 states that Probate will not be granted to minors, persons of unsound mind, to any association of Individuals unless it is a company, which satisfies the rules, conditions prescribed and published in official gazette by the State Government.


If a codicil is discovered after the grant of probate a separate probate exclusively of such codicil will be granted to the executor provided the discovered codicil does not appoint another executor. Codicil is an addition to the Will; a supplement to the Will. It can be made any time after the Will is made, during the life time of testator. A codicil contains anything, which the testator wants to add, any explanation, cancellation and even cancellation of the Will. Codicil is a document that amends rather than replaces a previous executed will, and Codicil is part of main Will and needs to be executed with the same formalities as that of a will and must be proved with the Will. If the testator appoints a different executor in codicil, which is discovered subsequent to grant of probate, the probate of the Will stands cancelled. A new probate of both Will and codicil has to be granted together.

If the Will is lost or misplaced by accident and if a copy of the Will is available the probate may be granted until original Will is produced. If the Will exists and the possessor refuses to give the to give the will or the possessor is abroad, the court may grant probate on the copy of the draft Will until the original or authenticated will is produced.



There is much confusion whether all wills execute by Hindus, Muslims, Christians, Buddhists, Sikhs, Jains require probate. Section 57 and read with section 213 of Indian Succession Act clears this confusion.
Obtaining of probate and letters of administration are mandatory to establish the right as executor or legatee as per those sections. But the application of the sections is restricted. Act specifically exempts Mohammedans and Indian Christians. Indian Christians means a native of India, who is or in good faith claims to be of unmixed Asiatic descent and who professes any form of Christian religion. In case of Hindus, Buddhists, Jains, Sikhs the provision is applicable only to the Wills made after 01.09.1870 within the territories which on the said date were subject to the Lieutenant Governor of Bengal or within the local limits of ordinary original civil jurisdiction of High Courts of Madras or Bombay and even to the Wills made outside those territories, if the immovable properties referred in Will falls within the territories mentioned above. Provision is not applicable to Wills made by Hindus, Buddhists, Sikhs, Jains outside these territories or if the immovable properties referred in will are situated outside these territories. Probate of will is must in Madars, Bombay and Calcutta. In moffusal areas it is optional.

Obtaining of probate is also applicable to Parsis, if a person executes Will and he dies after the commencement of the Indian Succession Act, within the local limits of ordinary original civil Jurisdiction of High Courts, of Calcutta, Madras, and Bombay or if the immovable properties referred in Will is situated in those territories.

As stated earlier, the probate will be granted only to the executor appointed in the Will. Such appointment may be expressed or by necessary implication. Suppose In the Will if it narrates that ‘A’ shall be the executor, and ‘B’ do not have any interest, then in such circumstance ‘A’ shall be the executor and ‘B’ does not have any interest. If several executors are appointed, the court may grant probate to all of the simultaneously or if it is not possible to grant probate simultaneously it may be granted at different times. In case where probate is granted to several executors and if anyone of the dies, the full representation of testator rests on the surviving executors. If the executor appointed renounces or does not accept to be executor, within the time limited for acceptance, the Will may be probated and letters of administration with a copy of the will annexed may be granted to person, who would be entitled to administration.



(a)    Does not appoint an executor
(b)   Or the appointed executor is legally incapable to act or executor died before the Will is probated.
(c)    Or has died after having probated the Will but before carrying out the directions of the testator.

      The court may admit an universal or residuary legatee to probate the Will and letters of administration 
       may be granted to him.

If the author of the Will bequeaths all his properties to a single person, such a person is called universal legatee. After paying all debts, charges and devolvement to legatees, as per the Will anything that remains is called residue. The testator may bestow such residue to a particular person who is called residuary legatee. In certain cases the residuary legatee may die before the properties of the testator are devolved as per will. The representative of the residuary legatee has the same right to administration as that of a residuary legatee.


Re ocation of Probate: The grant of probate may be revoked on following grounds. A) The proceedings to obtain the grant were defective in substance. B) The grant was obtained by fraud, by making false suggestions. C) The grant was obtained by means of untrue allegation of a fact essential in point of law to justify the grant, though such allegation was made in ignorance or inadvertently.

D) The grant has become useless and inoperative through circumstances. E) The person to whom the grant was made has willfully and without reasonable cause omitted to exhibit an inventory or account in accordance with prescribed law or exhibited inventory of account which is untrue in material respects. District Judges also have Jurisdiction to grant and revoke probates in all cases within his district.



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Wednesday, November 27, 2013

RECTIFICATION DEED


Rectification deed is a document correcting the mistakes of facts in the original/principal deed. Mr.Sampath had negotiated to purchase a residential site at Peenya for Rs. Four lakhs and got the sale deed registered. After receipt of the sale deed, he found, that the dimensions of the area are wrongly mentioned in the schedule as East to West 40' and north to south as 30' instated of East to West 30' and North to South 40'. Mr. Rajagopal had a similar problem in the sale deed, the boundaries of property purchased are wrongly mentioned.

The case of Narasimhan is slightly different; he has purchased two different properties from a common vendor under a common sale deed including both the properties under single schedule. Mr. Narasimhan was for a pleasant shock to find that encumbrance certificate did not reflect the sales in respective property schedules, but was combined under a single property schedule. Such instances are many. Many mistakes creep into the sale deeds, as they are not properly verified and compared with the title deeds, revenue records, and at times are not drafted by professionals/advocates. Sometimes, the area of the property, survey numbers, location, boundaries, municipal numbers, description and number of floors, are wrongly written. Names of parties may be mis-spelt, amount of consideration may be wrong, easementary rights may not have properly dealt. In many cases, the real contention of parties to the deed may not have been reduced into writing. Such mistakes, errors in the deeds should be corrected by another document. This is called rectification deed. It is equitable relief granted by Inorder to have deed of rectification, there must be mutual mistake and the originaldeed does not reflect the true intention of parties.

The Court of equity based on doctrine of mistake. In order to have deed of rectification, there must be mutual mistake and the original deed does not reflect the true intention of parties. More important is that mistake should be of facts and not a mistake of law. But, mistake of foreign law is considered as mistake of fact. Sections 20 and 21 of Indian contract act deals with this aspect.


Rectification Deeds are executed on mutual consent of the parties to main deed, all the parties who have executed the main deed should join in execution. But real problem lies where the mutual consent is not possible. In such cases, the recourse is to file a suit under section 26 of Specific Relief Act 1963. This section provides, where the real intention of the party is not properly expressed in the documents because of mistake of fact or fraud, either the party or his representative may institute a suit to have the deed rectified.

The section also empowers the court to direct the rectification of an instrument if the court satisfies that the deeddoes not expressthe real contention of the parties.Further the contract in writing may first be rectified and then if the party claiming rectification has so prayed, in his pleading and the court thinks fit, may be specially enforced. This relief will be granted, if it has been specially claimed. If it has not claimed such relief in his pleadings, the court at any stage of the proceedings may allow him to amend the pleadings. This is entirely discretionary and when granted does not prejudice the rights acquired by the third party in good faith for value.

If the original deed is registered, the corresponding rectification deed also requires Registration. The stamp duty and registration charges are payable as prescribed by respective states.




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Tuesday, November 26, 2013

Concorde Napa Valley Villas Located Kanakapura Road, Bangalore available with 3BHK Villas and 4BHK Villas.


Concorde Napa Valley Villas Area Range 1500-5000 sq.ft., Located Kanakapura Road, Bangalore available with 3BHK Villas and 4BHK Villas.

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Sprawled across 110 acres, Concorde Napa Valley’s villa community is surrounded by natural lakes that strengthen the water resource multifold. Easily accessible to the IT corridors between Electronic City and North Bangalore, the renowned Shri Ravi Shankar's ashram is located close to Napa Valley as well. Napa Valley boasts of a three-star clubhouse spread across 5 acres. With a gymnasium, pool, tennis court and squash court, Napa Valley offers to house 1,100 luxurious villas ranging from 80 Lacs onwards. Come home to your dream home. Come home to zen. Prices range from 76 lacs onwards.

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Lobby
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Board Rooms
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Saturday, November 23, 2013

National Consumer Forum Decision against BDA


Here is sastory of a common man who successfully fought against the whims of Bangalore development authority. Sri. Godapal Babu was excited, when he received a site allotment letter from BDA. At last after six attempts he had his dream realized. He had applied for an allotment of site on six occasions, under state government employee category as well as general public category. But his happiness was short lived as the BDA send a cancellation letter that too without assigning any reason. Many trips to BDA office proved futile to know the reason for cancellation.

Sri. Godapal Babu approached district consumer forum which passed orders in favour of complainant. District consumer forum held that sum of total of all attempts made under all and every category under BDA (allotment of sites) rules 1984 should be treated as attempt for arriving at allotting the sites. As usual BDA challenged the order and approached state commission where the verdict went in favour of Godapal Babu. BDA a went in appeal to national commission.


National commission has to decide whether the total numbers of attempts in all categories are attempts under each category separately should form the basis of allotment. Relying on judgment of Hon. Supreme Court, in case of Lucknow Development Authority VS MK Guptha, in national commission held that more liberal interpretation of rules need to be given by statutory authorities, while dealing with common man.

Upholding the decision of the lower forums the NC has said that a plain reading of the BDA rules makes it clear that at best it is silent on the point that number of attempts to be read in each category separately or altogether. So when the law is silent on a point, the benefit will go to the complainant. Further the NC has held that cancelation of allotment without sufficient ground is certainly a deficiency.



Awareness among the consumers is increasing and they are approaching consumer grievance redressal cell for remedies One Sri. N.Y. Madhava Murthy had paid 62,680 to Megacity (Bangalore) Developers and Builders for a site inVajragiri Township. Since he has taken a loan for building a house in another site he approached the builders for the refund of the money, which was refused. He complained to the second additional consumer forum, which found the builder guilty of deficient service and ordered for refund of money.

Mr. Promod Kulkarni had entered into an agreement with First Realty in HMT Layout for purchase of a flat In Mayflower Heights in BTM Layout. He had paid Rs. 4,00,000 to the firm but the firm gave him two alternatives, one flat on the 151 floor of the Mayflower Geetanjali to be built by a sister concern M/s. First Foundation, at T" Block,Jayanagar.The complainant entered in to a fresagreement, but the builders offered another flat on the third floor in the project to be constructed at Begur Hobli, Bangalore South Taluk. Later on the firm wrote to him that a new project at BTM Layout would be ready for occupation by December 2000, but on inspection it was found that there was no substantial development in the project and did not pay further amounts. He approached the consumer court, which observes that First Realty has failed to complete any of the projects it has promised. Consumer court ordered for refund of Rs. 4,00,000 at 24% and Rs. 2,00,000/- as compensation for deficient service along with Rs. 5000 as costs.


Mr. D.S. Shekhara Reddy had paid Rs. 5000 to Kapoor Construc- tions Ltd. in Malleswaram in February 2001 for booking a plot/house at Attur Layout, Bangalore. Subsequently he withdrew from the projects and requested for the refund of the money paid. They did not return the money and the consumer forum found them guilty of deficient service. The firm was ordered to refund Rs. 5000 to the complainant



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