The decree passed by the learned Sub Judge in the suit is challenged in the appeal memorandum on various grounds, both under facts and law, and also as against the evidence tendered in the case. However, at the time of hearing, learned senior counsel for the appellants confined his challenges to the decree on a solitary ground that the suit was barred by limitation. Reply notices sent by two among the legal heirs of Joseph (2nd and 4th defendants) admitting the liability of their father after they had assigned the right over the plaint property in favour of the 6th defendant would not constitute acknowledgment of liability even assuming that a mortgage had been created by the father over the plaint property in favour of the plaintiff is the submission of the learned senior counsel. An acknowledgment made by a mortgagor after he had parted with the mortgaged property to another person will not be valid and binding on the property transferred. Any admission of liability after such transfer of the mortgaged property by him do not bind the transferee/purchaser or extend the period of limitation to sue on the mortgage, is the submission of the counsel. The decree passed by the court below holding that the reply notices sent by defendants 2 and 4 as acknowledgments of liability extended the period of limitation is assailed by counsel stating that reply notices had been sent after they had assigned the rights over the mortgaged property, it cannot constitute valid acknowledgment of liability keeping alive the mortgage. There were conflicting decisions by different High Courts as regards the right of creditor to proceed against the property by virtue of acknowledgment made by the debtor after he had parted with his interest in the property after the period of limitation from the date of the original transaction. Previously, the High Court of the Travancore - Cochin had taken a consistent view that an acknowledgment of the debtor even after the transfer of the property would bind that property and also the purchaser. A conflicting and different view that he could not bind the property and the purchaser and the admission of liability by the debtor after transfer of his interest in the property would not constitute an acknowledgment to bind the property was the view taken by some other High Courts. In Pavayi v. Palanivelu Goundou (MANU/TN/0033/1940 : AIR 1940 Mad. 470 (F.B.)), a Full Bench of the Madras High Court, after referring to several conflicting decisions on the subject by various High Courts held that the mortgagor who had lost all interest in the mortgaged property, could not, by an acknowledgment within the meaning of S. 19 or by the payment of interest or principal, within the meaning of S. 20, bind the person on whom his interest had devolved (sections 19 and 20 under the Limitation Act, 1908 corresponding to the present Sections 18 and 19 respectively of the Limitation Act, 1963). Subsequently, the same principle has been laid down by the Privy Council in Bank of Upper India Ltd. v. R.H. Skinner MANU/PR/0017/1942 : (AIR 1942 PC 67). In the above decision, after having a survey and analysis of the conflicting decisions and questions involved, it was held that admission of liability by the mortgagor after he had parted with interest of the purchaser do not bind the purchaser and it would not constitute an acknowledgment under the Limitation Act keeping alive the liability on the mortgaged property. The Travancore - Cochin High Court, following the decision of the Privy Council, in Kunchi Pillai v. Sunny Rebella MANU/KE/0098/1952 : (AIR 1953 Travancore -Cochin 196 (F.B.)), referred to above, has held that an acknowledgment of liability by the mortgagor made after the assignment of the equity of redemption will not be a valid acknowledgment so as to bind the assignee. An acknowledgment by a mortgagor after parting with the mortgaged property cannot be recognised as a valid acknowledgment was the view taken by the High Court of Mysore following the principle laid down in the Privy Council decision, referred to above, in Raghoba Santanna Naik v. Shaba Nalo Naik & Anr. (AIR 1960 Mysore 187). Same view has been taken by the Full Bench of the Madras High Court in Nallathambi Nadar Chellakannu Nadar v. Ammal Nadachi Chellathankom Nadachi & Ors. (MANU/TN/0199/1963 : AIR 1964 Mad. 169 (F.B.)), referred to above, stating that an acknowledgment of liability must involve an admission of a subsisting jural relationship between the parties and a consciousness and an intention of continuing such a relationship until it is lawfully terminated. So, in the present case, where the 2nd and 4th defendants whose reply notices are relied on as acknowledgments had already parted their interest in the plaint property, with other legal heirs of Joseph under Ext. B3 sale deed in favour of 6th defendant much earlier to the suit, reply notices sent by them cannot constitute valid acknowledgment keeping alive the mortgage liability over the plaint property. The learned Sub Judge has gone wrong in holding that the suit is not barred by limitation treating the reply notices of defendants 2 and 4 as constituting acknowledgment extending the period of limitation. Suit was clearly barred by limitation.
IN THE HIGH COURT OF KERALA
Decided On: 17.01.2014
Hon'ble Judges/Coram:S.S. Satheesachandran, J.
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