Land Acquisition: Adverse Possession

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In the judgment of Council of Scientific and Industrial Research (CSIR) v. State of H.P., the High Court of Himachal Pradesh dismissed a series of appeals, ruling that while land acquisition proceedings did not technically “lapse” under modern statutes, the government agency lost its right to the land due to adverse possession by the original occupants following a 30-year delay in taking possession.

The Conflict: Valid Acquisition vs. Decades of Inaction

The case involved land acquired in 1966 for the establishment of a research institute in Palampur.

  • The 1966 Award: The compensation was duly deposited and disbursed in 1966, but the acquiring department (CSIR) failed to take physical possession of the buildings and land as required by the award.
  • The 30-Year Gap: CSIR took no proactive steps to claim the land until 1989—23 years after the award—when it filed a civil suit for possession. That suit was dismissed in 1996, and CSIR waited until 2003 to file further applications before the Collector.

Legal Ruling: Why the Acquisition Did Not “Lapse”

A lower court had originally ruled that the acquisition “lapsed” under Section 24(2) of the 2013 Land Acquisition Act because possession was never taken. However, the High Court corrected this view based on the Supreme Court’s Constitution Bench ruling in ***Indore Development Authority (2020)***:

  • Cumulative Requirements: For an acquisition to lapse under the 2013 Act, the authorities must have failed to both take possession and pay compensation.
  • Valid Deposit: Since the compensation was paid/deposited back in 1966, the acquisition remained legally valid and did not lapse merely because possession was outstanding.

The “Sword” of Adverse Possession

Despite the technical validity of the 1966 acquisition, the Court held that CSIR had forfeited its rights through Article 65 of the Limitation Act.

  • 12-Year Limitation: The right to claim possession of immovable property is extinguished if not exercised within 12 years of the possession becoming “adverse”.
  • Hostile Occupation: In its own legal filings, CSIR admitted that the respondents had remained in open and hostile possession of the land for decades, even raising new constructions while CSIR watched.
  • Adverse Possession as an Offensive Right: Drawing on ***Ravinder Kaur Grewal (2019), the Court emphasized that adverse possession is not just a “shield” for defense but can be used as a “sword” to claim ownership once the original owner’s title is extinguished by time.

Conclusion: A “Travesty of Justice” to Evict Now

The Court described the 30-year delay as a “colossal delay” that could not be countenanced. It concluded that forcing the eviction of the respondents after they had occupied the land for over 60 years would be a “travesty of justice”.

The High Court affirmed that while the acquisition process itself was valid, the respondents had perfected their title through adverse possession, effectively stripping CSIR of any remaining interest in the property.

Himachal Pradesh High Court

Council of Scientific And Industrial Research (Csir)  V. State of H. P. (D.O.J. 28-02-2026)

STPL (Web) 2026 HP 52

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Plaint Amendments: SC Rules on Late-Stage Amendments and the Discovery of Unknown Decrees

October 14, 2026 No Comments

This civil appeal challenged an order of the Orissa High Court which declined to interfere with a trial court order rejecting an application under Order VI Rule 17 of the CPC for amending a plaint in a long-standing title suit. The original plaintiff had sought to incorporate foundational pleadings regarding a compromise decree in a separate suit (T.S. No. 105 of 1998) which he discovered later and which purportedly affected a portion of the suit property. The Supreme Court allowed the appeal and set aside the orders of the High Court and trial Court, holding that the statutory requirement of “due diligence” under the proviso to Order VI Rule 17 was satisfied because the plaintiff was not a party to the prior compromise suit and only discovered it upon obtaining certified copies. The Court emphasized that a liberal approach should be adopted to prevent multiplicity of proceedings, leaving all questions regarding limitation, maintainability, and the applicability of Order XXIII Rule 3A open for the trial court to determine.

  • Nature of the Original Dispute: The litigation originates from C.S. No. 86 of 2009, filed by the original plaintiff (predecessor of the appellants) seeking a declaration of right, title, interest, recovery of possession, and rectification of registered sale deeds concerning a 0.12-acre property.
  • Discovery of Compromise Decree: During the proceedings, upon searching records following written statements filed by defendants, the plaintiff discovered a compromise decree passed in T.S. No. 105 of 1998 to which he was a stranger, affecting a portion of the suit plot.
  • Satisfaction of Due Diligence: The Supreme Court noted that the explanation regarding the date of knowledge and procurement of certified copies on June 22, 2020, adequately fulfilled the due diligence requirement under the proviso to Order VI Rule 17, and the amendment did not fundamentally alter the nature of the suit.
  • Preservation of Legal Defences: While allowing the amendment subject to costs of Rs. 25,000, the Court explicitly clarified that it was not deciding on the merits, limitation, or the bar under Order XXIII Rule 3A of the CPC, leaving all such statutory objections open for the contesting respondents to raise before the trial court.

2026 INSC 1112

Haramani Sahoo and Others v. Lalita Nayak and Others (D.O.J. 12.10.2026)

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Unravelling Non-Signatory Liability: SC Rules on Veritable Parties and the Reach of Arbitration Agreements

October 14, 2026 No Comments

This civil appeal challenged a portion of a High Court order under Section 11 of the Arbitration and Conciliation Act, 1996, which had declined to include the 3rd and 4th respondents in ongoing arbitration proceedings on the ground that they were non-signatories to the original arbitration agreement. The Supreme Court allowed the appeal in part, modifying the High Court’s order to hold that the 3rd and 4th respondents are veritable parties to the dispute on a prima facie view. The Court reasoned that the ownership of the subject commercial asset hinges entirely on whether a disputed 1995 retirement deed is valid, which directly impacts the subsequent partnership deeds under which the 3rd and 4th respondents claim rights. Consequently, non-signatories intimately linked to the subject matter and core commercial obligations cannot be shut out at the threshold, leaving all questions of limitation and estoppel open for the Arbitral Tribunal to decide.

  • The Core Property Dispute: The litigation revolves around a 3,500 sq. ft. commercial property in Worli, Mumbai, originally acquired by a partnership firm governed by a 1985 partnership deed containing an arbitration clause.
  • The Chain of Reconstitutions: Appellants claimed they never retired and that a 1995 retirement deed was forged, whereas subsequent reconstitutions led to the 3rd and 4th respondents being inducted as partners into a later incarnation of the firm.
  • Application of Cox & Kings Principles: Drawing from the Constitution Bench precedent in Cox & Kings Limited, the Supreme Court noted that arbitration law is autonomous, and courts must not adopt an overly rigid approach to exclude non-signatories whose conduct, relationships, and involvement tie them to the underlying contract.
  • Prima Facie Status and Tribunal’s Jurisdiction: While the referral court must enter a prima facie satisfaction that a non-signatory is a veritable party, detailed contentions regarding limitation, estoppel, and whether the non-signatories are ultimately bound must be left for the Arbitral Tribunal to determine.

2026 INSC 1111

Hemant D. Shah HUF & Anr. v. Chittaranjan D. Shah HUF & Ors. (D.O.J. 12.10.2026)

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When E-Payments Meet Paper Rules: SC Quashes Tender Rejection Over “Original” Bid Security Demands

October 14, 2026 No Comments

This civil appeal challenged a Division Bench judgment of the Patna High Court which had affirmed the rejection of the appellant’s technical bid for an Engineering, Procurement, and Construction (EPC) rail link project. The respondent authorities rejected the bid because the appellant failed to submit the “original” of the bid security, as stipulated under Clause 2.20.6(ii) of the Request for Proposal (RFP), despite the appellant having remitted the security via the official e-payment gateway and uploading its digital receipt. The Supreme Court allowed the appeal and set aside the High Court’s order, holding that demanding the physical production of an original receipt for an e-payment—where funds have already directly entered the government’s account—is a legal perversity and an impossibility. The Court ruled that rigid adherence to paper-form rules cannot be used to invalidate an e-payment bid security, and consequently directed that the appellant’s bid be processed.

  • Nature of the Dispute: The appellant’s bid for the Bikramshila-Katareah New Line Rail Link Project was disqualified at the threshold because it did not physically submit an original document for its bid security.
  • The e-Payment Exception: While instruments like Bank Guarantees or Demand Drafts necessitate physical handover to establish a legal lien, the appellant chose the e-payment gateway option, transferring funds directly to the respondents and uploading the digital receipt.
  • Perversity of Rigid Compliance: The Supreme Court observed that insisting on an “original” physical copy for a digital money transfer creates an impossible compliance requirement. The Court noted that this constitutes a clear perversity, falling under the recognized exception to the general rule that courts must defer to an awarder’s tender interpretations.
  • Final Directions: The Supreme Court set aside the lower orders, instructing the respondents to facilitate a re-remittance or renewal of the bid security within a specified timeframe so that the appellant’s financial bid could be opened and evaluated alongside others.

2026 INSC 1110

Hardev Construction Private Limited v. Union of India & Ors. (D.O.J. 12.10.2026)

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Supreme Court Clarifies Jurisdiction When Arbitration Clauses Point to Multiple Locations

October 14, 2026 No Comments

This civil appeal challenged an order passed by the Delhi High Court under Section 11(6) of the Arbitration and Conciliation Act, 1996, which had appointed an sole arbitrator and left the venue choice to them. The Supreme Court allowed the appeal, setting aside the Delhi High Court’s order on the ground that the High Court lacked territorial jurisdiction. The Apex Court held that when an arbitration clause designates multiple locations (such as both Delhi and Goa), the designation alone cannot automatically determine the juridical seat. By reading the agreement as a whole alongside the governing law and jurisdiction clause (which exclusively vested jurisdiction in the courts of Goa), the Court concluded that Goa was the true juridical seat of arbitration while Delhi was merely a venue, meaning only the jurisdictional High Court of Goa could entertain applications under Section 11.

  • Dual Locations in Dispute: Clause 32 of the Franchise Agreement mentioned both Delhi (as the location for holding arbitration under Clause 32.4) and Goa (as the place where arbitration proceedings will be held under Clause 32.5).
  • Application of the Seat vs. Venue Test: Under the principles established in BGS SGS SOMA and Arif Azim Company Limited, a venue can only be construed as the juridical seat if it designates a single place, anchors the proceedings without scope of change, and lacks contrary indicia. Because two separate places were mentioned, the venue could not automatically be treated as the seat.
  • Harmonious Construction and Governing Law: To resolve the apparent conflict, the Court examined Clause 38 of the agreement, which explicitly conferred exclusive jurisdiction to the competent courts in Goa.
  • Final Ruling: The Supreme Court ruled that the parties intended Goa to be the juridical seat, rendering Delhi merely a convenient venue. Consequently, the Delhi High Court erred in entertaining the Section 11(6) petition, and the parties were granted liberty to approach the appropriate jurisdictional High Court.

2026 INSC 1109

Arcis Clean Energy Pvt. Ltd. v. Parshva Innovation (D.O.J. 12.10.2026)

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