Amsh*th Law Chambers

Amsh*th Law Chambers Law/Legal ADVOCATES AT HIGH COURT OF KARNATAKA

LEGALITY OF ALLOWING AN UNMARRIED COUPLE IN HOTELS1. There is no law that prohibits unmarried couples from staying toget...
24/02/2018

LEGALITY OF ALLOWING AN UNMARRIED COUPLE IN HOTELS

1. There is no law that prohibits unmarried couples from staying together in hotels. Choosing to stay together is a personal choice and falls under freedom of movement, which cannot be restricted in India, there are a lot of illegal restrictions that men and women associate with one another, and alone share a room. India considers the idea of love, pre-marital s*x, casual s*x, etc. between men and women. At the same time couples have been harassed in public spaces.

2. There are no definite rules laid down by the government about renting a room in a hotel to male and female who are unmarried'. Hotels have such rules, mostly are unsure about renting rooms to a man and a woman who are unmarried. The hotel will also fall into some major trouble if the couple is caught engaging in illegal activities. It is to avoid situation, that hotels may include such a policy. In India it is important to understand what is truly illegal, and what is merely immoral. Legally speaking there is no law in India that prohibits unmarried to rent a room in any hotel.

3. In India there is no provision in justice recognized that getting a room by unmarried couple is not illegal.

4. Police officers have often harassed innocent people for choosing to have a different ideology.Several hotels reserve the right to refuse admission to a lot of people. In most scenarios, hotels do that to prevent unnecessary police interference, and for safety reasons. This is an acceptable practice in India, there is no discrimination involved, in terms of religion, race, caste, s*x, place of birth etc.

REMEDIES AGAINST UNFAIR PRACTICES OF BUILDERS AND REAL ESTATE DEVELOPERS           Today the real estate industry is one...
03/01/2017

REMEDIES AGAINST UNFAIR PRACTICES OF BUILDERS AND REAL ESTATE DEVELOPERS

Today the real estate industry is one most flourishing industry in India. The demand for residential and commercial property is increasing constantly and so is the number of builders and developers who offer special features to attract prospective buyers. A very important role is played by builders and developers in the redevelopment of housing societies.

The increase in the demand and the offered promises does not ensure that the promises will fulfilled on time. Non delivery of possession on time is one of the major areas of conflict between the developers and the buyers. There are numerous cases where builders have taken more than the required time to finish projects while leaving home buyers to suffer financial loss. Late government approvals, getting the completion certificate, delay in getting raw material, cement and steel procurement, manpower delay etc are some of the major factors that contribute to the delay caused in handling over the possession to the buyers. Whatsoever be the reason, the delay in completion of the project affects the overall budget of a developer and has a direct impact on the buyer. If the buyer has secured a home loan for the flat, its repayment schedule is treated as pre-EMI till the buyer gets the property's possession. A buyer is entitled to tax rebate under sections 24 (b) and 80 (c) of the Income-Tax Act 1961 only after securing possession of the property and thus commencement of EMI. Till then, he gets no tax relief on the pre-EMI. Thus, the buyer has to pay the EMIs of the bank and also the rent for his current residence. The financial loss and mental agony that the buyer has to face cannot be compensated except by giving him the physical possession of his house.


Besides the late delivery of the possession a number of other malpractices are complained against the builders. Deficiency in service, improper amenities, ceiling leakage, improper drainage system, incomplete fire safety system, low quality of electrical wiring, improper water provisions, not providing the occupation certificate, etc are some of the major complaints against the builders.


Insertion of a penalty clause which is biased in their favour is also one of the unfair practices committed by the builders. In most of the cases, the agreement contains a penalty clause in which the buyer is charged a penalty @ 18% for delayed payments in the purchase of a flat, when the builder delays the delivery of the same flat, the rate at which the builder pays is only about @ 1 -2 % showing an unfairly loaded contract.

I. PRECAUTIONS TO BE TAKEN BY A PROSPECTIVE BUYER
Before buying a house, a buyer must do a thorough due diligence of the building. A prospective buyer must thoroughly go through the original copy of the agreement with the builder. One must verify the original documents of the property. The title of the Vendor to the property must be clear and marketable. The buyer must search the title re port for the last few years.

• He must also verify whether the builder has obtained non agricultural permission for the land from the collector.
• He must also verify the development agreement between the owner of land and the builder.
• He must ask for the copy of order under the Urban Land Ceiling Act. He must check the building plans sanctioned by the competent authority and the commencement certificate granted by Corporation / Nagar Palika.
• He must also ask for the building completion certificate (if available).
Buyer must also check the building bye-laws in the area to verify any issue with setback, side setback, height, etc. He must confirm with the seller the transfer fees, stamp duty and registration charges to be paid on purchase of the property as well as outgoings to be paid for the property. The sale agreement must be scrutinized in detail. It should have the municipal-approved plan of the flat, carpet area with the area of the balconies shown separately, price of the property including the proportionate price of common areas and facilities shown separately and intervals at which installments may be paid. It should be verified that the proper stamp duty has been paid.

II. REMEDIES
A buyer who is the victim of the unfair practices of the builder can approach the following forums for his redressal:

• He can file a civil suit in a Civil Court
• He can file a complaint before the consumer Forum
• He can file a complaint before the Competition Commission of India
• He can approach Regulatory Forums
• He can file a Criminal Case

1. CIVIL COURT
The Supreme Court has held that a consumer has the right to approach the Civil Court or the Forum under the Consumer Protection Act for relief in a situation where the builder commits breach of his obligations. There are well laws such as the Maharashtra Ownership Flats Act or the Development Control Rules under which the case can be filed before a Civil Court for damages for refund of amount and interest on the said amount.

The Supreme Court has held that advertisements inviting applications for allotment without having title to the impugned sites was deceptive and unfair practice of the builder. In another case it has held that a clause containing an escalation cost in an apartment buyer’s agreement without disclosing the maximum enhancement amounted to vesting of unrestricted power to increase the cost of the flat and hence it is an unfair trade practice. If a builder uses sub-standard material in construction of a building or makes false misleading representations about the condition of the house then it is denial of the facility or benefit of which a consumer is entitled to claim value.


2. CONSUMER FORUM
The Consumer Protection Act, 1986 is the Act which seeks to provide for better protection of the interests of consumer. Any person who hires any services for consideration is a consumer under the Act. It provides remedies to a consumer against deficient services. When a land is allotted or developed by a statutory authority or it constructs a house for the benefit of a common man, it is as such, “service” as by a builder or contractor. When the possession of the property is not delivered within stipulated period, the delay so caused is denial of “service”. Such disputes or claims are termed as deficiency in rendering of service of particular standard, quality or grade. A person who applies for allotment of building site or for a flat constructed by the Development Authority or entered into an agreement with a builder or a contractor is a potential user and the nature of construction is covered in the expression “service” of any description. Thus, the Consumer Protection Act provides protection against the malpractices of the builders and developers. Any person dissatisfied by the services or delayed delivery of possession can approach the consumer forum for his redressal. The consumers can approach the Redressal Forums for deficiency in service at different stages of housing.

The Consumer Protection Act provides a three tier machinery for redressal of consumer grievances. The District Forum is at the lowest level. The District Forums are established in each District and have jurisdiction to entertain complaints where the value of goods or services and the compensation if any, claimed does not exceed Rs.20, 00, 00 (Twenty Lakhs). The State Commission is established in each state and have jurisdiction to entertain complaints where the value of goods or services and the compensation if any, claimed exceeds rupees twenty lakhs but does not exceed rupees one crore. The National Commission has jurisdiction to entertain complaints where the value of the goods or services and compensation if any claimed exceeds rupees one crore. A consumer can file a complaint in the consumer forum against the builder/developer. The complaint must be filed within two years from the date of the dispute.


In a recent landmark judgment the Supreme Court has held that when the possession of the property is not handed over to the allottee in time it amounts to denial of service and the allottee, who has been affected by the delay in delivery of possession is entitled to compensation.


In another landmark judgment the National Commission has held that the allottee is entitled to opt out of a project if there is a delay in delivery possession of the house by the real estate developers. It was also held that the allottee is entitled to a refund of the entire money with reasonable interest and any deduction on the said amount is unjustified. In another judgment it was held that a builder cannot refuse to pay interest on the refund, if such refund is being sought on account of deficient service rendered by the builder, or on account of unfair trade practice perpetrated by him.

3. COMPETITION COMMISSION OF INDIA
The Competition Act, 2002 was enacted to prevent practices having adverse effect on competition, to prohibit use of dominance and to protect the interests of the consumers. The allottee can file a complaint against the unfair practices of the builders before the Competition Commission of India which has been empowered to investigate anti competitive practices and impose stringent penalties on the offenders. The definition of dominant position is a subjective definition and takes within its sweep many builders who tend to abuse to abuse their dominant position against that of the allottee who has invested money in his project. The punitive measures given under the Act will have a deterrent effect on the real estate industry and help in promoting a fair competition in the market that will ultimately be beneficial for the prospective allottees. A complaint before the Competition Commission can be made against that builder only who is a dominant entity in the market.

In one of its landmark orders the Competition Commission of India imposed a penalty of Rs. 630 crore on Delhi based realtor DLF while holding that it had indulged in unfair practice and market dominance. The commission found DLF guilty of beginning work on a residential project without approvals, increasing the number of floors mid-way through the project, delaying completion, and forfeiting the booking amount of some allottees.



4. REGULATORY FORUMS & CRIMINAL CASE
An allottee can approach the regulatory authorities complaining against the non compliance of the statutory obligations by the builders.


In cases where the builders make false promises to the flat purchasers and do not comply with their statutory obligations, the allottee has an option to file a criminal case in a criminal Court against the builder along with the consumer complaint to be filed in consumer forum. The allottee can file a criminal case under the provisions of the Indian Penal Code, 1860 for cheating, breach of contract, not responding the grievance and delivery of poor quality construction. The allottee can issue a statutory notice to the builder. In case the builder does not respond to the notice, parties have a right to approach the Criminal Court. A police complaint can be filed after the issue of notice and then a criminal complaint can be filed before the Metropolitan Magistrate. The complainant should bring out irregularities committed by the builders while executing the constructions of the building.

III. VARIOUS DEFAULTS COMMITTED BY BUILDERS AND DEVELOPERS AND THEIR REMEDIES

1. SUB STANDARD WORK:

• In one of its judgment the Supreme Court of India has held that if a builder uses sub-standard material in construction of a building or makes false misleading representations about the condition of the house then it is denial of the facility or benefit of which a consumer is entitled to claim value.
• In cases where the end product delivered to the allottee is of substandard quality the allottee has the remedy to file a consumer complaint in the consumer forum against the allottee for deficiency in services. In such cases the consumer forums have ordered the builders to remove the defects and also pay compensation to the allottee. The allottee also has an option to file a civil suit against the builder claiming damages for breach of obligations.

2. CONSTRUCTION WITHOUT APPROVALS:

• The consumer forums have held that where the plot has been sold by the authorities without taking proper approval of the layout plans and as a result of which the possession could not be delivered to the prospective allottee, such an act on the part of the builder amounts to deficiency in service.
• In case where the builder constructed the property without the required approvals from the authorities, the allottee can file a consumer complaint against the builder for deficiency in service. He can also file a civil suit against the builder for refund for amount. In such cases the allottee can also approach the regulatory authority that was to issue the required approval which can statutorily force the builder to obtain the approval.
• In such case, subsequent to allotment of the plots, the Supreme Court had banned the construction activity in five km radius of Badkhal Lake and since the complainant’s plot fell within the said Supreme Court directions and the Commission directed the builder/developer to refund the amount along with interest, holding that the complainants/ allottees were entitled to compensation.

3. CONSTRUCTION ON ILLEGALLY ACQUIRED LAND:

• In cases where the construction has been made on illegally acquired land, the allottee can approach the consumer forum or the civil court for his redressal. In such cases the allottee can either claim the refund of the amount invested by him in the property or he can ask for an alternate accommodation by the same builder.
• The Supreme Court has held that even the advertisements inviting applications for allotment without having title to the land was deceptive and unfair trade practice of the builders.

4. FRAUD IN BOOKING:

• In cases of fraud in booking, the allottee can file a complaint against the builder in the consumer forum or file a civil suit in civil court. In case of fraud the allottee can also file a criminal complaint before the police.
• In a case the Supreme Court has held that the name of the applicant not being considered at the time of the draw notwithstanding that the applicant had fulfilled all the requirements of the advertisement was held to be a ”deficiency in service” as such, an applicant had a right for consideration of his application along with similarly situated persons and if at the appropriate time his name had been considered and allotted a plot, he would have been able to raise construction thereon with the resources at his disposal.
• It was held that by unduly and unlawfully denying him the opportunity of allotment, a reasonable and just compensation was required to be fixed and paid.
• It was also held that a period of 9 months to a year is justifiable period to return the application fee without any interest, but if it can be demonstrated that the delay on the part of the Authorities in refunding the application fee was unreasonable, the courts have awarded interest notwithstanding that the brochure inviting the applications clearly provided that no interest would be paid by the Development Authorities.

5. CHANGE OF LAND USE, LAYOUT PLAN AND STRUCTURES WITHOUT THE APPROVAL OF THE ALLOTTEE:
• If the builder wants to undertake additional construction, which is not part of the layout plan shown to flat allottees at the time of executing the purchase agreement he must obtain the consent of the allottee. In cases of the builder/developer makes changes in the use of land or in the layout plan and the structures with respect to the one given in the agreement, the allottee must send a legal notice to the builder and if he does not respond to the same the allottee can file a complaint against the builder in the consumer forum or file a civil suit in a civil court.
• The allottee can also file a complaint before the Competition Commission of India if he is able to show that the builder is a dominant entity in the market and is misusing his position to the detriment of the allottee by unilaterally altering the layout plan or structures of the building.

5. HIDDEN CHARGES:

• If the allottee is overburdened by the excessive hidden charges in the allottee builder agreement, the allottee can file a civil suit in a civil court.
• The allottee can also file a complaint before the Competition Commission of India if he is able to show that the builder is a dominant entity in the market and is misusing his position to the detriment of the allottee by unilaterally imposing exorbitant hidden charges.

7. ENHANCED EXTERNAL DEVELOPMENT CHARGES:
• If the builder demands enhanced development charges from the allottees, the allottee can file a civil suit in a civil court.

8. CANCELLATION OF BOOKING/PROJECT:
• If after receiving the booking amount the builder cancels the booking, the allottee can send him a legal notice regarding the same and in case the no solution comes out of the same or the builder does not respond to the notice, the allottee can file a consumer complaint against him fro refund for his booking amount.
• The allottee can also file a civil case against the builder. The allottee can also file a criminal case against the builder.

9. FORFEITURE OF AMOUNT:

• The terms and conditions of the agreement entered into between the builder and the allottee determines the refund of the booking amount. If the agreement contains an expert clause that the builder has right to forfeit certain percent of the booking amount, then there is no legal recourse. But if the agreement does not contain any such clause then the allottee can issue a legal notice to the builder.
• The allottee can also approach a consumer forum in case the cancellation is on account of the delay caused by the builder in the completion of the project. The National Commission has held that if the request for refund is made by the allottee on the ground that there has been a considerable long delay in development or handing over of the possession of the plots, then the allottee can approach the consumer along with 18 per cent interest.

10. DELAY IN DELIVERING POSSESSION:

• In case of delay in delivery of possession by the builder, the legal options that are available to the allottee are to file a consumer complaint or file a civil suit against the builder for the refund of amount paid to the builder and the interest thereon.
• In case of undue delay the buyer can also file a complaint before the Competition commission of India if the builder is a dominant entity in the market and using his dominant position to the detriment of the buyer.
• The Supreme Court has held that when possession of the property is not given within the stipulated period, the delay is denial of service. Such disputes or claims are not with respect to immovable property but 'deficiency in rendering of service' of a particular standard, quality or grade.
• A person who applies for allotment of a building site, or flat constructed by the development authority, or entered into an agreement with a builder or contractor is a potential user and the nature of construction is covered in the expression service of any description.
• The Court also held that the compensation awarded by the consumer courts in such cases should serve the dual purpose of recompensing the individual while simultaneously bringing about a qualitative change in the attitude of manufacturers and service providers towards consumers.
• In another case the Supreme Court has held that in a specific case, where it is found that the delay was culpable and there is no contributory negligence by the allottee resulting in harassment/injury, both mental and physical, the forum/commission would not be precluded from making an award in excess of 12% per annum.
• National Consumer Commission has also held that the buyer is entitled to a refund of the entire money with reasonable interest, and any deduction by the builder is unjustified.

11. CREATION OF THIRD PARTY INTERESTS:
• Where a builder creates a third party interest in the flat allotted to a person, the allottee can serve a legal notice to the builder and in case no response is given by the builder the allottee can file a consumer complaint against the builder or can file a civil case. The allottee can also file a criminal complaint against the builder for cheating and fraud.

12. NOT PROVIDING COMPLETION CERTIFICATE:
• In case the builder has not received the completion certificate from the concerned authority, the allottee can file a RTI application with the SPIO of the local Municipality demanding the copies of all the documents submitted for seeking approval of the concerned authorities and can file the required NOCs with the concerned authority and can obtain the completion certificate himself.
• If the builder has obtained the completion certificate and willing to give it to the allottee, then he can file a consumer complaint or file a civil suit against the builder.

IV. CONCLUSION
Today the increase in the demand of the residential and commercial property has given birth to a number of builders and developers who offer or promise special features to attract prospective allottees. The same has also developed a long ending fight between the allottees and the builders with respect to the unfair practices used by the builders and the delay in handling over the possession the allottees in which case the ultimate sufferer is the allottee who suffers mentally as well as financially. Using the remedies provided by law, the allottees have been able to get back their money with interest or have been financially compensated besides allotment of flats. In case of delay in delivery of possession the builders have been made liable to refund the amount paid with interest for the period of delay. There cannot be any justification against the delay caused by the builder once they have promised the allottees and taken their money on the pretext of their own promises.

Amsh*th Hegde H S
Advocate at High Court of Karnataka
For personal consultations, call 9980299907.
Mail your legal Queries to:- law@amsh*th.com with the subject line ‘Legal Opinion.’

EXCLUSIVE JURISDICTIONAL CLAUSE IN COMMERCIAL CONTRACTS.The article deals with the exclusive jurisdictional clause in Co...
22/04/2016

EXCLUSIVE JURISDICTIONAL CLAUSE IN COMMERCIAL CONTRACTS.

The article deals with the exclusive jurisdictional clause in Commercial Contracts in light of Section 28 of the Indian Contract Act, 1872. It has been decided time and again that exclusive jurisdictional clauses are not opposed to Section 28 of the Contract Act. The analysis also included the case of Swastik Gas which is a 2013 case dealing with the exclusive jurisdictional clauses and the latin maxim “Expressio unius est exclusio alterius”.”

INTRODUCTION
An agreement is void to the extent it restricts absolutely a party from enforcing his contractual rights by usual proceedings in ordinary courts; or if it limits the time within which he may enforce his rights. It saves two types of contracts: those with a stipulation that an arbitration award shall precede a cause of action and a contract to refer existing disputes to arbitration. The Section 28 of Indian Contract, 1872 declares agreements in restrain of legal proceedings as void with two exceptions.

Every agreement, by which any party thereto is restricted absolutely from enforcing his rights under or in respect of any contract, by the usual legal proceedings in the ordinary tribunals, or which limits the time within which he may thus enforce his rights, is void to the extent.

Exception 1: Saving of contract to refer to arbitration dispute that may arise. This section shall not render illegal contract, by which two or more persons agree that any dispute which may arise between them in respect of any subject or class of subject shall be referred to arbitration, and that only and amount awarded in such arbitration shall be recoverable in respect of the dispute so referred.

Exception 2: Saving of contract to refer question that have already arisen – Nor shall this section render illegal any contract in writing, by which two or more persons agree to refer to arbitration any question between them which has already arisen, or affect any provision of any law in force for the time being as to reference to arbitration.

The principle that parties cannot by consent confer jurisdiction on a court or deprive a court of jurisdiction have been stated to apply to cases of inherent jurisdiction of a court over the subject matter of the suit, and the question of territorial jurisdiction as not being a question of inherent jurisdiction. Where, thus two courts have jurisdiction to try a case, there is nothing contrary to law in an agreement between parties that disputes between them should be tried at the one court rather than the other.

AGREEMENTS PRESCRIBING JURISDICTION
As per the section 28 of the Indian Contract Act, parties cannot by private agreement confer upon a court jurisdiction which it does not possess, nor can they divest a court of jurisdiction which it possesses under the ordinary law. It can be said that where two courts have a jurisdiction to try a case, there is nothing contrary to law in an agreement between parties that disputes between them should be tried at the one court rather than the other. However, it is specifically forbidden that an agreement cannot confer jurisdiction on the court which has no jurisdiction at all to entertain such suit. The validity of an agreement by which the parties prefer one of the two courts depends upon the fact that both the courts must have jurisdictions in deciding the matter. Where two or more courts have the jurisdiction to hear a case, the agreement between the parties limiting the jurisdiction to one court is neither opposed to public policy nor a contravention of S.28 of the Contract Act. It is now and then reiterated that if one or more courts have the jurisdiction to try a suit, it is open for the parties to choose anyone of such courts to decide their disputes. If the parties expressly agree that their dispute shall be tried by only one of such courts, then the suit could be filed in that court alone.

Therefore, it can be said that the legal principle involved here is that an agreement restraining or preventing the institution of a suit to only one court out of several courts which have jurisdiction, would not violate S.28 and is thereby not contrary to public policy. However, the court chosen by the parties to the said agreement must have a jurisdiction to entertain such suit, meaning thereby that the parties themselves cannot confer jurisdiction to a court which it does not possess.

A clear and unambiguous choice of the parties must be depicted in the agreement itself. However, a landmark judgment of the honorable Supreme Court went on to decide that he use of words ‘subject to ABC jurisdiction’ does not per se excludes or ousts the jurisdiction of the other courts, unless words like ‘only’ or ‘exclusively’ or ‘alone’ or the like are used to show an unambiguous intention to exclude the jurisdiction of the other courts. But the absence of the above mentioned words cannot be taken to infer that the other courts jurisdiction is excluded.
The issues surrounding exclusive jurisdiction clauses in India are to two folded. One is the affect of Sec 28 on exclusive jurisdiction clauses in India and another is the affect on cross border contracts. Are the clauses which restrict the right of parties to approach any court in India which has competent jurisdiction to grant the relief void?

Domestic Jurisdiction of Civil courts in India:-
All civil courts in India derive their authority to try all kinds of civil suits from Section 9 of the Code of Civil Procedure. 1973
“The Courts shall (subject to the provisions herein contained) have jurisdiction to try all suits of a civil nature excepting suits of which their cognizance is either expressly or impliedly barred.”
So Courts in India derive jurisdiction solely from the Code. In Hakam Singh v. Gammon (India) Ltd. Supreme court of India discussed the issue of jurisdiction of Courts in India as follows:
“By Clause 13 of the agreement between the parties it was expressly stipulated between the parties that the contract shall be deemed to have been entered into by the parties concerned in the City of Bombay. It is not open to the parties by agreement to confer by their agreement jurisdiction on a Court which it does not possess under the Code. But where two courts or more have under the CPC jurisdiction to try a suit or proceedings an agreement between the parties that the dispute between them shall be tried in one of such Courts is not contrary to public policy. Such an agreement does not contravene Section 28 of the Contract Act.”

The Supreme Court in British Steam Navigation case had further interpreted S.28 of the Contract Act as applied to cross border transactions. The key to this interpretation are the words “absolutely” in Section 28. Court considered that S.28 while declaring clauses which are in restraint of judicial/legal proceedings are void is applicable only if the restraint is absolute.
So If the contract is domestic one and the parties are both Indian nationals any clause in contract which confers jurisdiction on some specific court to the exclusion of others is not hit by S.28. However, in such a case the specific court referred to in the contract should have jurisdiction (under the code) i.e. ‘competent to try the suit’. Since partial restraint of the party to limit his legal relief to one court is not against public policy (waiver of private rights under a contract is lawful as long as such waiver is not against public policy) and only partial restraint the clause is enforceable.

Foreign Jurisdiction:-
Where the other party has an option to get a remedy in another jurisdiction and not necessarily in India the clause holds good as the condition is not absolute restraint. Court had essentially considered whether one party to the contract would be left absolutely remedy less of the exclusive jurisdiction clause is enforced. In a proceeding before the Indian Court if it is proved as a matter of fact by evidence that the other party to the contract has legal remedy in foreign jurisdiction then the Indian court would not further interfere in the matter since the plaintiff still has some legal remedy albeit in foreign jurisdiction. However, in case of cross border transactions the issue is little more complicated. Every Indian Court as per Indian Evidence Act takes judicial notice of all laws of Republic of India. Laws of foreign countries need to be proved in a court of law by production of relevant evidence. So in case of foreign jurisdiction clauses excluding jurisdiction Indian Courts, the defendant has to prove by production of documentary and other evidence that the foreign country referred to in the contract in fact has laws which provide adequate legal remedy to him. In case of domestic contracts since the court already takes judicial notice of the laws, it will only check if the other court in India is competent to try to the suit or not. If the other court is competent to try the suit it will not further entertain the suit arising from the contract.

RECENT TRENDS
Jurisdiction clause is one of the most important clauses of any agreement as it assumes more importance in cases where the scope of the agreement expands to more than one jurisdiction. Generally, parties to an agreement, while negotiating, try to restrict the jurisdiction to court which is more convenient for them to approach. The area which remained distorted for a long time is that whether an agreement which purports to oust the jurisdiction of any Court is contrary to public policy and therefore void. However, now this is a settled principle of law that there is no ambiguity that an agreement which purports to oust the jurisdiction of the Court absolutely is contrary to public policy and hence is void. Section 28 of Indian Contract Act, 1872 as discussed, contains statutory provision to the effect thereto.

However, it is also a settled principle of law of that where two Courts or more have under the Code of Civil Procedure jurisdiction to try the suit or proceeding, an agreement between the parties that the dispute between them shall be tried in one of such Courts is not contrary to public policy and such an agreement did not contravene Section 28 of the Contract Act. Such clauses are valid as it does not amount to an absolute ouster of jurisdiction.
To elucidate that how can the jurisdiction clause in an agreement between the parties be restricted to certain courts, generally parties to the agreement tend to include exclusive jurisdiction clause in the Agreement, which reads as:

“The parties hereto agree that any matter or issues arising hereunder or any dispute hereunder shall be subject to the exclusive jurisdiction of the courts of situated at XY”.

People use the wordings “only”, “exclusively”, “alone” etc. to explicit their intention that only identified court in the clause has the jurisdiction to try the matters connected or arising out of the concerned Agreement. As stated above, such ouster of jurisdiction do not amount to violation of public policy and did not contravene Section 28 of the Contract Act. Although, an ambiguity would still linger if the jurisdiction clause in the concerned agreement does not use the word “only”, “exclusively”, “alone” etc. However, as a matter of fact this ambiguity has been resolved by the Supreme Court of India in its recent judgment of Swastik Gases Private Ltd. v. Indian Oil Corporation Ltd. which has been discussed later in this project.

INTERPRETATION BY COURTS
In S. Manuel Raj & Co. v. J. Manilal & Co. where one of the parties to the contract signed an order form printed by the other party containing the words “subject to Madras jurisdiction” and sent the order form to the other party it was held that the party must be assumed to have agreed that Madras was the place for settlement of the dispute and it was not open to that person who signed the order form of the opposite party containing the printed words to show that printed words were not part of the contract and that those words in the contract was to exclude the jurisdiction of other Courts and to keep sole jurisdiction to one Court, It was observed that the object of printing such words as “subject to Madras jurisdiction” in the contract was to exclude the jurisdiction of other Courts and to give sole jurisdiction to one Court and it was in consonance with the commercial practice in India.

• Hakam Singh v M/s Gammon
In this case, the Supreme Court determined the contractual validity of a forum clause. The appellant agreed to do certain construction work for the respondents company registered under the Indian Companies Act and having its principal place of business at Bombay on the terms and conditions of a written tender. Clause 13 provided that notwithstanding the place where the work under the contract was to be executed the contract shall be deemed to have been entered into by the parties at Bombay and the court in Bombay alone shall have jurisdiction to adjudicate thereon. On disputes arising between the parties the appellant submitted a petition to the Court at Varanasi for an order under s. 20 of the Arbitration Act, 1940 that the agreement be filed and an order of reference be made to an arbitrator or arbitrators appointed by the court. The respondent contended that in view of clause 13 of the arbitration agreement, only the courts at Bombay had jurisdiction.

The court struck down an argument that when two courts had the jurisdiction to entertain a dispute, a choice of forum clause or jurisdictional clause would amount to restraint of legal proceedings, or violate public policy. However the issue that remained disenchanted was that when parties chose a jurisdiction for resolution of their disputes, whether it would imply the exclusion of the jurisdiction of the other courts, or whether it was necessary for the parties to specify that the choice such made by them was exclusive.

It was held in this case that the CPC in its entirety applies to proceedings under the Arbitration Act. As stated in the facts, by Clause 13 of the agreement between the parties in the case, it was expressly stipulated between them that the contract shall be deemed to have been entered into by the parties concerned in the City of Bombay. It was also stated further that it is not open to the parties by agreement to confer by their agreement jurisdiction on a Court which it does not possess under the Code. But where two courts or more have under the CPC jurisdiction to try a suit or proceding an agreement between the parties that the dispute between them shall be tried in one of such Courts is not contrary to public policy.

• ABC Laminart Case
The relevant facts of the case are as follows: a contract entered into between the appellant who had its registered office within the jurisdiction of the courts of Gujarat and the respondent, who carried on its business from Tamil Nadu. The jurisdiction clause in their contract read that- “Any dispute arising out of this sale shall be subject to Kaira (Gujarat) jurisdiction”. When the disputes arose between the parties, the respondents filed proceedings before the court of Salem (Tamil Nadu). The appellant challenged the jurisdiction of the Salem court, and the matter reached the Supreme Court.

The court noted that while there was no difficulty in construing exclusive jurisdiction clause the word such as “only, “alone” and “exclusive”, in the absence of these words the maxim “Expressio Unis est exclusio alterus”i.e., the expression of one is exclusion of the other, may be applied. However, the court went on saying that implied exclusion would have to be inferred from facts and circumstances, thereby stating in this case that as the jurisdiction other than Kaira, Gujarat were not clearly and expressly excluded, the court at Salem, Tamil Nadu had the jurisdiction over the dispute in concern.

This decision led to a situation where even if the parties had expressed a preference for a particular court to have jurisdiction if a dispute arose, unless they used a language indicating exclusivity, the court would infer from the facts and circumstances before considering the forum choice of the parties.
The latest decision of Supreme Court though holds that jurisdiction of courts is ousted other than courts specified in the agreement even in absence of words like “only”, “alone” or “exclusively” , since the principles laid down in A.B.C. Laminart case related to consideration of connecting factors hold good, it is still important to use such words like “only”, “alone” or “exclusively” in jurisdiction clauses to avoid any litigation related to territorial jurisdiction of the courts resulting into delays in adjudication of claims on merits

• Swastik Gases Pvt Ltd. v Indian Oil Corporation.
The Supreme Court in its recent judgment of Swastik Gases Private Limited v. Indian Oil Corporation Limited1 dealt with the issue of “exclusive jurisdiction” clauses in the context of an application of the Arbitration and Conciliation Act, 1996. The Supreme Court specifically held that usage of words, “only”, “exclusively” and “alone” in jurisdiction clauses are not mandatorily required to convey intention of parties to ouster jurisdiction of courts other than courts to which jurisdiction is conferred by the parties under the agreement.

The appellant whose registered office was at Jaipur, Rajasthan had entered into an agreement with the respondent, whose registered office was in Mumbai, Maharashtra for marketing of lubricants in Rajasthan. The jurisdiction clause in the agreement stated that “The agreement shall be subject to the jurisdiction of the courts at Kolkata”. When the dispute arose, the appellants approached the high Court of Rajasthan, where the High Court dismissed the application of the appellants, granting the parties to approach the Calcutta High Court. Thus, the issue came up in the Supreme Court.

The Court thus seemed to affirm that the choice of one of two jurisdictions is sufficient to raise a presumption as to valid ouster of the jurisdiction, even in the absence of specific exclusionary words. However, Lokur J. delivered a separate concurring judgment, also separately analyzing the case law. Lokur J, conclusion was:
“The absence of words like “alone”, “only”, “exclusive” or “exclusive jurisdiction” is neither decisive nor does it make any material difference in deciding the jurisdiction of a court. The very existence of a jurisdiction clause in an agreement makes the intention of the parties to an agreement quite clear and it is not advisable to read such a clause in the agreement like a statute.”
The judgment as delivered by Justice R.M Lodha, stated the same conclusion as above but on the basis of the maxim “Expressio unius est exclusio alterius”. It was held that where a contract specifies the jurisdiction of the courts at a particular place and that such courts had jurisdiction to deal with the matter, an inference should always be drawn that the parties intended to exclude all other courts. Thus it was held in this case that the court at Kolkata had the jurisdiction to entertain the dispute between the parties, irrespective of exclusionary language in the contract between them.

CONCLUSION
In the light of the above cases and theories discussed, it can be unambiguously concluded that the position in India regarding the exclusive jurisdiction clauses in contracts was made clear by the Supreme Court in the Swastik Gas case recently (2013), which would undoubtedly give a great assistance to the lower courts so as to be able to decide on the matter without any ambiguity which was lingering from the last few years.
Although, the position is made very apparent and clear in the Swastik Gas ruling by the Supreme Court, it would be more of an aid to the Courts in front of whom matters regarding exclusive jurisdictional contracts come up, that the parties must draft a clear and unambiguous clause of forum so as to avoid the prolonged litigations which benefits none, and wastes the courts precious time. When the intentions of the parties to the agreements can be inferred comprehensibly, it would only help the parties themselves to resolve their disputes if any, swiftly.

FINDINGS-
Parties to an Agreement may oust the jurisdiction of the Court. However, such ouster of jurisdiction of the Court should not be absolute. Such clauses do not amount to violation of public policy and does not contravene Section 28 of the Contract Act. Usage of words “alone”, “only”, “exclusive” are not mandatory to oust the jurisdiction to one court. However, it is advised to use to use such wordings to avoid any confusion/ litigation related to territorial jurisdiction of the courts resulting into delays in adjudication of claims on merits. Where two or more courts have jurisdiction, if the parties by agreement have chosen one court, only the Court chosen in the agreement will have jurisdiction.

Amsh*th Hegde H S
Advocate at High Court of Karnataka
For personal consultations, call 9980299907.
Mail your legal Queries to:- law@amsh*th.com with the subject line ‘Legal Opinion.’

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