In the judgment of Rasu & Ors. v. Keshav Ram, the High Court of Himachal Pradesh dismissed a second appeal and upheld the concurrent findings of lower courts, ruling that a defendant cannot simultaneously claim ownership through a family settlement and title through adverse possession,. The Court emphasized that these two pleas are “mutually destructive” because adverse possession requires an implicit acknowledgment of the other party’s legal title,.
The Dispute: Inheritance vs. Forcible Possession
The plaintiff (respondent) filed a suit for the possession of land that his predecessor-in-interest, Jamku, had purchased and recorded in revenue documents since at least 1980,. After Jamku died in 2010, the plaintiff alleged that the defendants—who are relatives—unauthorizedly took possession of the land and raised temporary structures based on incorrect settlement entries,.
The defendants contested the suit with two primary arguments:
- Family Settlement: They claimed the land was allotted to them in a 1958 family partition,.
- Adverse Possession: Alternatively, they argued they had acquired title through open, long, and continuous possession for over 30 years,.
Legal Reasoning: The Failure of Adverse Possession
The Court rejected the defendants’ claims based on several established legal principles:
- Mutually Destructive Pleas: Relying on Supreme Court precedents like Narasamma v. A. Krishnappa, the Court held that once a party claims title through a partition, they cannot claim adverse possession,. Adverse possession only begins to operate once the claim of original title is renounced,.
- Missing Ingredients (Nec Vi, Nec Clam, NecPrecario): To prove adverse possession, a party must establish the exact date they entered possession, the hostile nature of that possession, and that it was well within the knowledge of the true owner,. The Court found that the defendants provided only vague oral testimony and failed to prove “hostile animus” or an uninterrupted period of 12 years,,.
- Revenue Records as Evidence: The plaintiff’s title was backed by Jamabandi and Mutation records, which carry a presumption of truth,. Once the plaintiff proved his title, the burden of proof shifted to the defendants to establish they had perfected their title through adverse possession—a burden they failed to meet,.
- Lack of Documentary Proof for Partition: The defendants provided no documents to support the alleged 1958 family partition, relying solely on inconsistent oral testimony,.
Scope of the Second Appeal
Under Section 100 of the CPC, the High Court noted that its jurisdiction in a second appeal is limited to “substantial questions of law”,. Since the lower courts had properly appreciated the evidence and arrived at concurrent findings of fact, and because those findings were not “perverse” or based on inadmissible evidence, the High Court found no reason to interfere,,.
Final Ruling
The High Court affirmed the decree for vacant possession of the land and directed the defendants to demolish the temporary structures they had raised,. The appeal was dismissed, reinforcing that mere possession, however long, does not ripen into title unless it is shown to be hostile to the true owner,.
STPL (Web) 2026 HP 89
RASU & ORS. V. KESHAV RAM (D.O. J. 11-03-2026)






