Legal Remedies for Encroachment of Property by a Neighbour with Landmark Judgments

Encroachment of property by a neighbor is a common legal issue that property owners face. When a neighbor unlawfully occupies or extends structures onto your property, it can lead to disputes, loss of rightful possession, and even legal battles. In India, property rights are protected under various laws, and there are multiple legal remedies available to property owners to address such encroachments. This blog explores the remedies for property encroachment, backed by landmark judgments that have shaped property law in India.

Understanding Property Encroachment

Property encroachment occurs when a person, knowingly or unknowingly, builds or extends any structure beyond their legal boundary, thereby intruding upon another’s property. Encroachment can take different forms, such as:

  • Construction of buildings or fences beyond the legal boundary.
  • Unlawful occupation of a portion of land.
  • Trespassing for personal or commercial use.

Legal Remedies for Encroachment

If a property owner faces encroachment, they have multiple legal remedies under Indian law:

  1. Filing a Civil Suit for Injunction

One of the most effective remedies is filing a suit for permanent or temporary injunction under Order 39 Rules 1 & 2 of the Civil Procedure Code, 1908 (CPC). This restrains the encroacher from continuing unlawful construction or use of the land.

Landmark Judgment: K.K. Verma v. Union of India (1954 AIR 1092)

This case reinforced the importance of possessory rights and the principle that even an unauthorized occupant cannot be dispossessed without due process of law.

  1. Filing a Suit for Declaration and Possession

If an encroacher has unlawfully taken possession of a property, the rightful owner can file a suit for declaration and possession under Section 34 of the Specific Relief Act, 1963.

Landmark Judgment: K.K. Verma v. Union of India (1954 AIR 1092)

The Supreme Court ruled that possession rights, even of an unauthorized occupant, cannot be disturbed without legal proceedings.

  1. Eviction under the Land Revenue Code

Many states in India have specific provisions under their Land Revenue Codes to prevent illegal encroachments on private and government land. Property owners can approach revenue authorities for eviction orders.

Landmark Judgment: State of Haryana v. Mukesh Kumar (2011) 10 SCC 404

The Supreme Court held that encroachers on government or private land cannot claim any legal protection.

  1. Criminal Proceedings under IPC

Encroachment can also be a criminal offense under Section 441 of the Indian Penal Code (IPC), 1860, which defines criminal trespass. If a neighbor has encroached intentionally, they can be prosecuted under Section 447 of IPC for trespassing.

Landmark Judgment: Krishna Ram Mahale v. Shobha Venkat Rao (1989 AIR 2097)

This case highlighted that even temporary unlawful occupation amounts to trespass and can be legally challenged.

  1. Legal Action under the Limitation Act, 1963

If an encroacher occupies land for more than 12 years without any objection from the owner, they may claim ownership through adverse possession under Section 27 of the Limitation Act, 1963. To prevent such claims, property owners must act promptly.

Landmark Judgment: Amarendra Pratap Singh v. Tej Bahadur Prajapati (2004) 10 SCC 65

The Supreme Court ruled that adverse possession can be claimed only if there is open, continuous, and hostile possession against the true owner.

  • Steps to Take in Case of Encroachment
  • Survey the Property: Get a government-authorized surveyor to assess property boundaries.
  • Send a Legal Notice: A legal notice can warn the encroacher and serve as evidence in court.
  • File a Complaint with Local Authorities: Municipal and revenue authorities can take action.
  • Approach the Court: File a civil suit for injunction or possession.
  • Opt for Alternative Dispute Resolution (ADR): Mediation or arbitration can help resolve the issue amicably.

Conclusion

Encroachment on property can lead to long legal disputes, but Indian law provides strong remedies for rightful owners. Timely action, legal intervention, and knowledge of landmark judgments can help in protecting property rights effectively. If you are facing encroachment, consult a legal expert to determine the best course of action based on the specifics of your case.

For legal assistance and expert guidance on property disputes, contact Legal Assist today!

Hindu Daughter After Converting to Islam Does Not Lose Inheritance Right

In India, questions about inheritance rights often arise when a person converts from one religion to another. One common misconception is that a Hindu daughter who converts to Islam loses her right to inherit property from her Hindu family. However, Indian courts have consistently ruled that conversion does not strip a person of their inheritance rights under Hindu personal laws. This article explores the legal position with relevant case laws and judicial precedents.

Legal Framework for Hindu Inheritance

Inheritance among Hindus is governed primarily by the Hindu Succession Act, 1956 (HSA), which applies to Hindus, Buddhists, Jains, and Sikhs. Section 2 of the HSA clarifies its applicability, while Sections 8 and 15 govern the inheritance rights of Hindu males and females, respectively.

A key question is whether a Hindu daughter who converts to Islam (or any other religion) loses her right to inherit ancestral or self-acquired property under the HSA. The answer, as per judicial interpretation, is No.

Conversion and Its Effect on Inheritance

  1. Conversion Does Not Affect Succession Rights

The Hindu Succession Act, 1956, does not explicitly bar a convert from inheriting property. There is no provision in the Act that states that a person ceases to be a legal heir due to religious conversion. Courts have reinforced this view over the years.

  1. Case Laws Supporting the Right to Inherit

(i) Smt. Fatima Bibi v. Jaffar Hussain & Others[1]

The Madras High Court held that a Hindu daughter who converts to Islam is still entitled to inherit her father’s property under the HSA, unless explicitly disqualified by a valid law.

(ii) Sarla Mudgal v. Union of India[2]

While this case primarily addressed bigamy after religious conversion, the Supreme Court observed that mere conversion to Islam does not affect inheritance rights under Hindu personal laws.

(iii) Prakash v. Phulavati[3]

The Supreme Court ruled on the retrospective application of the Hindu Succession (Amendment) Act, 2005, and reaffirmed that a daughter—whether converted or not—has equal rights in ancestral property.

(iv) Munni Devi v. Chamanlal[4]

The Allahabad High Court ruled that a Hindu convert to Islam remains entitled to her share of the inherited property, as long as she was a Hindu at the time of succession opening.

  1. Exception: Disqualification Under Customary Law

While the HSA does not disqualify a convert from inheriting property, some customary Hindu laws may impose restrictions. For example, certain Mitakshara or Dayabhaga customary traditions disallow inheritance rights upon conversion. However, such customs must be proven in court and cannot override statutory law.

Muslim Law Perspective on Inherited Property

Once a Hindu daughter converts to Islam and inherits property, her share is governed by Muslim personal law (Sharia). If she dies intestate (without a will), her Muslim heirs—such as her children—will inherit according to Islamic law. However, the inheritance rights granted to her under Hindu law remain valid even after conversion.

Conclusion

The notion that a Hindu daughter loses her inheritance rights upon conversion to Islam is legally incorrect. The Hindu Succession Act, 1956, does not contain any provision disqualifying a convert from inheriting property. Indian courts, through various judgments, have upheld the principle that conversion does not extinguish inheritance rights. Unless there is a proven and valid custom barring inheritance upon conversion, a Hindu daughter continues to be a legal heir to her father’s property even after embracing Islam.

Key Takeaways:

✅ Conversion to Islam does not disqualify a Hindu daughter from inheriting property.

✅ The Hindu Succession Act, 1956, governs inheritance, and no provision bars a convert from inheriting.

✅ Courts have consistently upheld a daughter’s right to inherit property despite conversion.

✅ The only exception applies if a well-established and proven Hindu custom explicitly disqualifies a convert.

Thus, a Hindu daughter’s right to inheritance remains intact, irrespective of her change in faith.

[1] 2009 SCC Online Mad 1465.

[2] 1995 AIR 1531, 1995 SCC (3) 635.

[3] 2016 2 SCC 36.

[4] AIR 1970 All 211.

Family Property Partition for NRIs and OCIs in India: A Legal Perspective

India is home to a large Non-Resident Indian (NRI) and Overseas Citizen of India (OCI) population, with millions of individuals living and working abroad. For many NRIs and OCIs, family property disputes and partition issues in India often remain unresolved due to geographical distance and legal complexities. Family property partition, a fundamental aspect of inheritance law in India, becomes even more challenging when those involved are located in foreign countries.

In this blog, we will delve into the process of family property partition for NRIs and OCIs in India, discuss relevant laws, and highlight some recent case laws to illustrate the legal landscape.

Understanding Property Partition in India

Property partition is a legal process in which co-owners of the property divide it among themselves. In India, property can be inherited either by legal succession (under personal laws such as Hindu Succession Act, Muslim Personal Law, etc.) or by a valid will. The partition process can occur voluntarily among family members or through a court proceeding if there is a dispute.

For NRIs and OCIs, the partition process involves various factors like:

Indian Laws Governing Partition: In the case of Hindu families, the Hindu Succession Act, 1956 applies. Muslims are governed by Muslim Personal Laws, and Christians follow the Indian Christian Marriage and Divorce Act, among others.

Presence in India: NRIs and OCIs are usually represented by their legal heirs, attorneys, or relatives in India for the partition process. Physical presence in India isn’t always necessary, although it can simplify things.

Types of Property: Partition can be for ancestral or self-acquired property. The process differs slightly depending on the type of property.

Process of Property Partition for NRIs and OCIs

The process of property partition for NRIs and OCIs in India involves several steps. Here’s an overview:

Mutual Agreement: The first step is often reaching a mutual understanding between the family members about how the property will be divided. If there is agreement among all parties, the partition can be done through a deed of partition.

Legal Notice: If an amicable resolution is not possible, the family member initiating the partition can send a legal notice to the co-owners of the property.

Partition Suit in Court: In cases where there is no consensus, the matter is taken to the court. The court will consider the legal documents, including the title deed, and may appoint a commissioner to survey the property for division.

Settlement Deed: Once a settlement is reached, either amicably or through court order, a deed of partition is executed, detailing the individual shares of each co-owner.

Registration of Partition: The final step is registering the partition deed, which is crucial for its legality and authenticity.

Important Legal Aspects for NRIs and OCIs

Property Ownership: NRIs and OCIs can legally own property in India, but there are restrictions on acquiring agricultural land. However, they can inherit agricultural land as per the laws governing inheritance.

Power of Attorney (PoA): NRIs and OCIs may not always be able to be physically present for the partition proceedings. Therefore, a Power of Attorney (PoA) can be given to a trusted person in India to represent them in legal matters.

Stamp Duty and Registration: The NRI or OCI must pay stamp duty and registration fees for property transactions, including the partition deed. Rates vary across Indian states.

Tax Implications: NRIs are liable for capital gains tax if the property is sold after the partition. The tax laws regarding property transactions are complex and vary depending on the duration of ownership.

Recent Case Laws on Property Partition Involving NRIs and OCIs

Case 1: K. Ramaswamy vs. R. Chinnaswamy (2017)

In this case, the Madras High Court ruled that an NRI has the right to partition ancestral property in India, even if the NRI is not physically present. The court held that the NRI’s interests could be represented through a Power of Attorney. This case clarified that the right to property partition is not contingent upon the NRI’s physical presence in India, making it easier for those living abroad to assert their rights.

Case 2: N. Subramaniam vs. V. Ramanathan (2019)

The Delhi High Court dealt with the issue of an NRI’s right to demand partition of ancestral property in India. The case revolved around the fact that one of the co-owners of the property was an NRI, and the court held that the NRI had the same rights as a resident Indian to seek property division. Furthermore, the court upheld that the presence of the NRI in the court proceedings could be substituted with a Power of Attorney.

Case 3: Prakash vs. Bharati (2022)

This case involved a property dispute between an NRI and other family members. The Supreme Court ruled that for the partition of joint family property, the consent of all legal heirs must be obtained, even if one of the legal heirs is residing abroad. The court emphasized that disputes involving NRIs require careful consideration of the application of the Foreign Exchange Management Act (FEMA) and other related laws.

Challenges Faced by NRIs and OCIs in Property Partition

Distance and Accessibility: NRIs and OCIs often face challenges related to physical distance, as attending court proceedings or meetings in person can be difficult and costly. This is where a Power of Attorney can be a solution, but it comes with its own set of complexities.

Legal and Documentation Issues: NRIs may struggle with the legalities and documentation, as property ownership laws in India can be complicated. Ensuring that all documents are in order is crucial to avoid disputes later.

 

Cultural Barriers and Family Dynamics: In many cases, cultural and familial tensions can complicate property partition. Disagreements over the fair division of property are common, especially when the NRI family members are unable to participate directly in family discussions.

Taxation and Compliance: NRIs may be unfamiliar with the tax implications of property partition in India. They must comply with Indian tax laws, including capital gains tax if the property is sold after partition.

Conclusion

Family property partition for NRIs and OCIs in India can be a challenging process, but with the right understanding of the legal framework and recent case laws, it is possible to navigate the complexities. The role of legal representatives, including those holding Power of Attorney, is crucial to ensure that the process proceeds smoothly. Additionally, staying informed about tax laws and registration requirements is essential for avoiding legal issues.

For NRIs and OCIs, seeking professional legal advice before engaging in property partition can save time, reduce stress, and lead to a fair resolution that is in accordance with Indian laws.

By following the proper legal channels, NRIs and OCIs can effectively assert their rights over family property in India and ensure a smooth partition process.

Tax Implications for NRIs on Gifts of Money and Property from Resident Indians Received through Gift Deeds

Non-Resident Indians (NRIs) often find themselves at the crossroads of understanding complex tax implications when it comes to gifts received from their relatives in India. Gifts can be in the form of money, property, or even assets such as shares or bonds. In this blog, we will explore the tax treatment of gifts received by NRIs from resident Indians, the associated legalities, and the latest case laws relevant to gift deeds.

  • Taxation of Gifts in India: A Quick Overview

India’s taxation system considers gifts from resident Indians to NRIs under two broad categories:

  1. Gifts from Relatives: These are generally exempt from tax in the hands of the recipient under Section 56(2) of the Income Tax Act, 1961.
  2. Gifts from Non-Relatives: Gifts from non-relatives are taxable if the value exceeds Rs. 50,000. In such cases, the recipient will be liable to pay tax under the head “Income from Other Sources.”

However, the situation changes when the gift is in the form of **money or property** received via a gift deed. Let’s look at the tax treatment for both.

  • Tax Implications for Money Gifts

When an NRI receives a gift of money (whether it’s through a cheque, demand draft, or bank transfer) from a relative (such as a parent, sibling, or spouse) in India, the gift is exempt from tax under Section 56(2)(vii) of the Income Tax Act, 1961. This exemption applies irrespective of the amount, as long as the donor is a close relative, and the transaction is documented as a gift deed.

Important Points to Note:

– If the gift is made in cash, the donor must ensure compliance with **Know Your Customer (KYC)** norms to avoid scrutiny.

– Proper documentation, including the gift deed, is crucial for avoiding any potential legal issues.

  • Tax Implications for Gifts of Property

Gifts of property can be a little more complicated due to the associated valuation and registration processes. The recipient is exempt from tax if the gift is from a relative. However, if the gift is in the form of property from a non-relative, then it may attract tax.

Gift of Immovable Property:

– If the property is received from a ‘relative’, the gift is exempt from tax.

– If the property is received from a ‘non-relative’, and the value of the gift exceeds Rs. 50,000, it may be taxable under Section 56(2)(vii).

– The fair market value (FMV) of the property on the date of transfer is considered for tax purposes.\

Stamp Duty and Registration:

– For property transfers, there are legal formalities such as stamp duty and registration of the gift deed. NRIs must ensure that the registration and stamp duty charges are paid as per the laws applicable in the state where the property is located.

 

Legal Aspects of Gift Deeds

A gift deed is a legal document that transfers the ownership of a property or asset from the donor to the recipient without any consideration (i.e., for free). To ensure the validity of the gift, the deed must be properly executed, signed by both parties, and registered with the relevant authority.

For property gifts, the deed should:

– Be executed on a non-judicial stamp paper of appropriate value (which varies by state).

– Clearly identify the property being gifted, including details like property number, boundaries, and any other essential identifiers.

– Be duly witnessed by two individuals.

Recent Case Laws

  1. Case Law 1: The Commissioner of Income Tax vs. D. Anitha (2021)

This case dealt with the taxability of gifts received from non-relatives. The Hon’ble Court ruled that gifts received from non-relatives are subject to taxation under **Section 56(2)(vii)** of the Income Tax Act if their value exceeds Rs. 50,000. In this case, the court held that the recipient of a property gift must also ensure that the transaction was reported correctly and there was sufficient documentation to prove the gift’s legitimacy.

  1. Case Law 2: S. Rajagopalan vs. Income Tax Officer (2022)

This case involved a situation where an NRI received a gift of property from a resident Indian. The Income Tax Officer (ITO) sought to levy tax on the gift, questioning whether it met the criteria for exemption. The court ruled that the gift deed had to be properly executed and that the property should have been valued correctly. The decision reinforced that property gifts, even between relatives, must follow all legal requirements to be considered exempt.

  1. Case Law 3: Shri Ashok Chavan vs. Income Tax Department (2023)

In this recent case, the NRI recipient of a gift of immovable property was required to provide proof that the gift had been made voluntarily and without any consideration. The court emphasized that gifts from relatives are generally exempt, but the onus lies on the recipient to demonstrate that the gift was not a disguised transaction of sale or exchange.

Conclusion

The tax treatment of gifts received by NRIs from resident Indians depends on the relationship between the donor and recipient, the type of gift, and how well the gift is documented. While money gifts from relatives are usually exempt from tax, property gifts require careful attention to documentation, stamp duty, registration, and compliance with applicable laws.

For NRIs receiving gifts through gift deeds, it is vital to understand both the legal requirements and tax obligations. Seeking legal and financial guidance from professionals, such as tax consultants or lawyers specializing in NRI matters, can ensure smooth handling of these transactions and compliance with all legalities. In any case, the gift deed is central to proving the legitimacy of the gift and ensuring that the recipient’s tax obligations are met efficiently

Delay in Possession by the Builder: What to Do?

Purchasing a home is a significant milestone, and timely possession is a fundamental expectation for homebuyers. However, delays in possession by builders are not uncommon, leading to financial and emotional distress for buyers. If you find yourself in such a situation, it’s essential to understand your rights and the legal remedies available to you.

Understanding the Issue

Builders often commit to delivering possession of a property by a specific date. Delays can occur due to various reasons, including construction issues, financial constraints, or unforeseen circumstances. Regardless of the cause, such delays can significantly impact buyers, especially those who have planned their finances and life around the expected possession date.

Legal Framework and Remedies

Consumer Protection Act, 1986: Under this Act, a builder’s failure to deliver possession on time constitutes “deficiency in service.” Homebuyers can file a complaint with the Consumer Forum seeking compensation for the delay. The forum may direct the builder to pay interest on the amount paid by the buyer or even order a refund along with compensation.

Real Estate (Regulation and Development) Act, 2016 (RERA): RERA mandates that builders must adhere to the possession date specified in the agreement. If there’s a delay, the builder is liable to compensate the buyer. Buyers can file a complaint with the respective State RERA authority to seek redressal.

Recent Case Laws

Jaiprakash Associates Ltd. v. Ramesh Chandra Agarwal: In this case, the National Consumer Disputes Redressal Commission (NCDRC) held that a builder cannot be asked to compensate for late possession beyond the date of the offer of possession. The builder was directed to pay compensation only up to the date of the offer.

Wg. Cdr. Arifur Rahman Khan And Aleya Begum v. DLF Southern Homes Pvt. Ltd.: The NCDRC observed that despite a delay in handing over possession of the residential flats, the purchasers were not entitled to compensation. The commission emphasized the importance of the builder’s contractual obligations and the terms agreed upon by both parties.

Steps to Take

Review the Agreement: Examine the builder-buyer agreement to understand the possession date and the clauses related to delays.

Communicate with the Builder: Initiate formal communication with the builder, preferably in writing, to seek clarification and demand a new possession date.

File a Complaint: If the builder fails to respond satisfactorily, file a complaint with the Consumer Forum or the State RERA authority.

Seek Legal Counsel: Consult a lawyer specializing in real estate to explore further legal options, including filing a suit for breach of contract.

Due Diligence: Before purchasing, research the builder’s reputation and track record for timely possession.

Clear Documentation: Ensure that all agreements are clear, with well-defined terms regarding possession dates and penalties for delays.

Regular Monitoring: Stay informed about the construction progress and maintain regular communication with the builder.

Conclusion

While delays in possession by builders can be challenging, understanding your legal rights and the available remedies can help mitigate the impact. Prompt action and informed decisions are crucial in safeguarding your interests as a homebuyer.

Minor Property Rights in India: Legal Provisions & Landmark Cases

Introduction

In India, minors—defined as individuals below 18 years—are entitled to own property but with significant legal restrictions to protect their interests. These rights are primarily governed by the Indian Contract Act, 1872, the Hindu Minority and Guardianship Act, 1956, and the Guardians and Wards Act, 1890. The judiciary has also played a pivotal role in interpreting and safeguarding these rights.

Ownership and Guardianship

A minor can acquire property through inheritance, gift, or will. However, they lack the legal capacity to sell or manage it independently. A guardian—either natural (parent), testamentary (appointed by a will), or appointed by the court—manages the minor’s property. Any transaction involving a minor’s property must be made in their best interest and requires court approval.

Key Legal Provisions

  • Indian Contract Act, 1872: Any contract entered into by a minor is void ab initio, meaning they cannot sell or mortgage their property.
  • Hindu Minority and Guardianship Act, 1956: It allows only natural or court-appointed guardians to handle a Hindu minor’s property and imposes restrictions on its sale.
  • Guardians and Wards Act, 1890: It mandates that any sale, mortgage, or lease of a minor’s immovable property requires prior court permission.

Landmark Case Laws

  1. Mohori Bibee v. Dharmodas Ghose (1903)

This case established that any agreement made by a minor is void. It reaffirmed that a minor’s property cannot be subject to contractual obligations.

  1. Sarojamma v. Neelamma (2005)

In this case, the court held that a minor’s guardian cannot sell property without court approval, reinforcing the legal safeguards against unauthorized transactions.

  1. Mir Sarwarjan v. Fakhruddin Mahomed Chowdhuri (1912)

The Privy Council ruled that a minor cannot enforce a contract for the purchase of property, as they lack the legal capacity to enter into contracts.

Challenges & Protection Measures

Minors’ property rights face challenges such as fraudulent transactions, undue influence, and disputes within families. To prevent misuse, courts carefully scrutinize transactions involving minors’ assets.

Precautionary Measures

 

✔️ Obtain court permission before selling or transferring minor’s property.

✔️ Appoint a legal guardian to oversee the property.

✔️ Seek judicial intervention in cases of dispute or fraud.

✔️ Ensure transparent documentation of ownership and guardianship.

Conclusion

India’s legal framework ensures that minors’ property rights are protected through strict guardianship rules and judicial oversight. However, legal guidance is crucial for managing such property effectively. If you are dealing with a minor’s property-related matter, consult us today!

For legal insights and expert advice, stay tuned to our updates and contact LEGALASSIST-YOUR TRUSTED LEGAL PARTNER!

Supreme Court’s guidelines on genuineness of Will

The issue of a last Will and testament holds a distinct and crucial position in the legal sphere as it grants individuals the autonomy to determine the distribution of their assets posthumously. The Supreme Court, wielding its authority, has meticulously established a set of rules aimed at ensuring the authenticity of Wills executed prior to individuals’ deaths. Recognizing the pivotal role of Wills, the highest court in India has transcended conventional legal doctrines, crafting a meticulous framework that harmonizes the fidelity to a testator’s intentions with the imperative to guard against potential manipulation. This examination delves into the intricacies of the guidelines that courts must adhere to when adjudicating the genuineness of a Will.

Background of the Will: The Indian Succession Act, 1925 outlines rules for Wills, providing a framework for writing, executing, and regulating them. A Will, a legal document, dictates how your assets are distributed posthumously and can appoint guardians for minors. It’s crucial to work with a professional to draft and modify a Will, ensuring clear expression of intentions. Without a Will, assets follow the country’s laws, termed dying intestate, potentially impacting your family negatively. Creating documents aligning with your choices is essential to prevent unintended consequences for your family

Supreme Court’s guidelines on genuineness of Will: The Supreme Court has provided explicit guidelines for courts tasked with assessing the validity of a Will executed by an individual before their demise. These guidelines serve the crucial purpose of thwarting any potential manipulation in the determination of a Will’s legitimacy. Emphasizing the sacred value of a Will as a legal instrument facilitating the posthumous transfer of an individual’s possessions, the court underscored the inherent challenges due to the absence of the testator to elucidate the circumstances surrounding the Will’s creation. Consequently, stringent legal standards have been imposed to safeguard against any possible tampering. In this landmark decision, the Supreme Court articulated 10 pivotal guidelines to ascertain and establish the validity of a Will:

  1. The Testator signed the Will out of his own free Will.
  2. At the time of execution, he had a sound state of mind.
  3. He was aware of the contents of the Will
  4. The Will was not executed under any suspicious circumstances.

The court provided the following guiding factors for establishing a will’s credibility and execution:

  1. Executed by Testator: The testator must carry out the will, and it must be their final will. Two aspects have to be considered: (1) that the Will is executed by the Testator, and (2) that it was the last Will executed by him.
  2. Although mathematical accuracy is not necessary, it must satisfy the logical mind.
  3. Signing of the Will: The will must adhere to every requirement outlined in Section 63 of the Succession Act. The testator’s signature or mark, the attestation of two or more witnesses, and the witnesses’ recognition of the signatures are all included in this.
  4. Attestation: To demonstrate the Will’s execution, at least one attesting witness who is still alive and able to testify should be interviewed.
  5. Evidence of Witnesses: The attesting witness shall confirm to both the testator’s signature and the witnesses’ signatures on the will in the testator’s presence.
  6. Evidence of one Witness is sufficient: The testimony of additional witnesses may not be required if one attesting witness is able to establish the execution.
  7. Suspicion surrounding the Will: The individual who is proposing the will (the propounder) is responsible for successfully dispelling any doubts that may exist regarding the will’s implementation.
  8. Overall factors to be considered: When there are questionable circumstances, the “test of judicial conscience” is used. The testator’s awareness of the contents and effects of the will, their state of mind at the time of execution, and their capacity for free will are all taken into account.
  9. Onus on the person who alleges: The burden of proof rests with the accuser if claims of fraud, fabrication, or improper influence are made. Even so, the proponent is still required to offer a convincing justification to dispel suspicion.
  10. Suspicion should be real: Suspicious conditions must be true and legitimate, not just made up. Shaky signatures, mental infirmity, unequal property division, or the propounder’s large advantage from the will might all be considered suspicious factors.

The Supreme Court held that in order to prove the genuineness of a Will, it is not enough to examine a random witness who asserts that he saw the attesting witness affix his signature in the Will. Section 69 of the Evidence Act deals with proving the authenticity of a document in cases where no attesting witnesses are found. Under the said provision, it must be proved.

Guidelines to be followed by Courts:

A Will’s legality cannot be questioned merely on the grounds that some of the beneficiaries disagree with it. It is vital to comprehend in a legal context that dispositions made under a will are not covered by Article 14 of the Indian Constitution, which ensures equality before the law. In a case Swarnalatha & Ors. V, Kalavathy & Ors. involving Mannar Reddiar and Adhilakshmiammal, who left wills outlining the distribution of their own property, this principle was confirmed. The court determined that although the daughter Kalavathy in this case was not given all of the inheritance, this alone did not raise questions about the validity of the will’s execution. The court emphasized that it is not the court’s responsibility to judge whether the distribution of property among heirs is fair or equitable while evaluating the validity of a will’s execution.

Suspicion can be raised only when there are questions regarding the testator’s signature or their mental ability as it was held in Kavita Kunwar v. Pamela Mehta. Thus the apex court’s guidelines are to be followed by courts while deciding the matter of will.

There are certain basics of an Indian Will as per law which are laid down by the Indian Succession Act, 1925, and are as follows:

  1. a) Every person who writes a Will must be of sound mind and above 18 years of age. This bars people of unsound mind and minors from drawing a Will.
  2. b) Any person who is incapable of making a valid judgment or is in an inebriated state of mind by the reason of intoxication or illness where he is unable to understand the consequences of his acts is not allowed to draw a valid Will.
  3. c) Any part of a Will that has been forced or induced to be made by force, coercion, or threat or whatever has not been drawn while writing a Will with free consent is invalid and not enforceable by law.

A Will is required to fulfil all the formalities required under Section 63 of the Succession Act:

(a) The testator shall sign or affix his mark to the Will or it shall be signed by some other person in his presence and by his direction and the said signature or affixation shall show that it was intended to give effect to the writing as a Will

(b) It is mandatory to get it attested by two or more witnesses, though no particular form of attestation is necessary

  1. c) Each of the attesting witnesses must have seen the testator sign or affix his mark to the Will or has seen some other person sign the Will, in the presence and by the direction of the testator or has received from the testator a personal acknowledgment of such signatures

(d) Each of the attesting witnesses shall sign the Will in the presence of the testator, however, the presence of all witnesses at the same time is not required.

Listing of Assets– Each Will must state a list of all assets which include property owned by the person making the Will (testator), the savings, shares, stocks, bonds and other financial assets owned. This should be done with utmost care and caution in order to not leave out any material information.

Division of Assets – The Will should state a clear and unambiguous system of division of assets listed in the Will so that no item is missed and there is no unnecessary dispute when the Will is set to be used. In case a minor has been given some asset, it is mandatory to appoint a custodian for the minor.

Doubtful Will: The   test   of   judicial   conscience   has   been   evolved for dealing with those cases where the execution of the Will is surrounded by suspicious circumstances. It requires to consider factors such as awareness of the testator as to the content as well as the consequences, nature and effect of the dispositions in the Will; sound, certain and disposing state of mind and memory of the testator at the time of execution; testator executed the Will while acting on his own free will. Suspicious circumstances must be ‘real, germane and valid’ and not merely ‘the fantasy of the doubting mind”. Whether   a   particular   feature   would   qualify as ‘suspicious’ would depend   on   the   facts and circumstances of each case. Any circumstance raising suspicion legitimate   in   nature would   qualify as a suspicious circumstance for example a   shaky signature, a   feeble   mind, an   unfair   and   unjust disposition of property, the propounder himself taking a leading part in the making of the Will under which he receives a substantial benefit, etc.

Conclusion:

The Supreme Court’s directives on the authenticity of Wills in India establish a foundational framework for upholding the integrity of individuals’ intentions regarding the disposition of their property posthumously. These instructions underscore the importance of adhering to formalities, including the identification and signatures of witnesses, and assessing the mental competence of the testator. Crucially, the recommendations highlight that a beneficiary’s disagreement with another beneficiary, in isolation, does not raise doubts about the legality of a Will. Instead, the emphasis is placed on providing verifiable proof of inconsistencies in the execution of the Will.

NOTARIZATION IN INDIA

A notarised Will is a legal document, representing a person’s wishes about the distribution of their property after their demise, which has been authenticated by a Notary Public.

A Notary Public is a neutral third party authorized by the government to perform legal formalities, including verifying the identity of the parties involved and their understanding of the document. The process of notarisation provides a layer of validation and trust to the Will. Admissibility of notarized affidavits as evidence.

According to Section 139 of the Code of Civil Procedure, any affidavit verified by the Notary is admissible as evidence. Correspondingly, Sector 297 of the Code of Criminal Procedure provides for the admission of affidavits verified by the Notary.

Can a notarised Will be challenged?

The answer, contrary to popular belief, is yes. Despite the authentication of a Notary Public, a notarised Will can still be challenged in court under certain circumstances, such as:

  • If there’s a suspicion of fraud or coercion in the making of the Will.
  • If the testator was not of sound mind while making the Will.
  • If the Will does not meet the basic legal requirements like proper signatures, witnesses, etc.

Which types of documents need notarization?

Notarizing documents can be relatively common in business situations. But it is also a requirement for documents outside the office, including:

  • Power of Attorney
  • Affidavits
  • Contract for deed
  • Liability waivers
  • Passport applications
  • Mortgage documents
  • Trust certifications
  • Life and annuity claims
  • Spousal consent
  • Lien release
  • Acknowledgements

Advantages of Notarization of a Document in India

One of the major purposes of notarizing a document in India is to prevent any kind of theft or document fraud by avoiding someone from presenting a fake document. A notarized document certified by a notary public helps in protecting the rights of the citizens who might otherwise be oppressed. In some cases, it’s not essential to notarize a legal document, but in some cases notarization of documents is compulsory. If not, the legitimacy of some documents may be uncertain that may lead to their refusal in the court. According to Notary Rules 12, 1956, a notary seal should be of 5 cm. The seal authenticates the fact and identities of people signing the documents are true. The presence of a notary seal in any legal document approves that the signatures are true and from a genuine person.

The Process

  • Prepare the document for notarization.
  • Find the relevant notary person.
  • Visit the notary’s office.
  • Provide your identity proof.
  • Sign the documents in the presence of the notary.
  • Get notary’s seal and signature.
  • Pay the notary fee.

Alternatively, you can visit a court or Sub-Registrar office, or get an affidavit notarized by a public notary at legal firms, banks, or other logistic provider locations.

Documents required for Notarisation are:

  1. A duly-filled Application Form for Notarization/Attestation;
  2. Original and photocopy of the legal documents,
  3. Signed Covering Letter with attestation purpose and the list of the commercial attestation document from the Company of the applicant;
  4. Signed Covering letter with attestation purpose and the list of the attestation document from the applicant himself/herself if it is for civil use;
  5. Original and photocopy of applicant’s passport and agent’s passport for civil attestation purpose

CRUCIALITY OF ESTATE PLANNING FOR NRI’S

As the number of Non-Resident Indians (NRIs) living and working abroad continues to rise, concerns around NRI estate planning and asset succession have also increased proportionally. With complex cross-border tax and inheritance laws involved, proper NRI estate planning is essential for NRIs looking to pass on their assets smoothly to their heirs in India. In a world where the Indian diaspora is spread far and wide, managing assets and properties across borders becomes a crucial aspect for Non-Resident Indians (NRIs). Beyond the emotional and financial ties that connect them to their homeland, NRIs face the challenge of navigating complex inheritance laws when it comes to managing their estates.

The Role of a Well-Crafted Will

Wills are indispensable for NRIs, securing their legacy and assets regardless of their residence. Estate planning is an ongoing process; keeping the will current and adapting it to life changes ensures the legacy remains protected. Whether an NRI or not, proper estate planning through a will is essential to safeguard one’s legacy. A will is not just a recommended practice for NRIs; it is a critical tool to ensure their wishes are honored and their legacy protected. The absence of a clear will may lead to further disputes and legal complications.

A well-drafted will addresses the complexities of diverse legal systems, providing clear instructions on asset distribution. NRIs should include key elements like a comprehensive list of assets, beneficiaries, and an executor. Seeking professional legal advice ensures compliance with both Indian and foreign laws, and proper execution and registration in India validate the will.

For NRIs, creating a will for Indian properties is a critical step in securing your family’s future and preventing potential inheritance disputes. In today’s world, where NRIs often maintain investments in India while residing abroad, the importance of clear estate planning is vital. Creating an effective will as an NRI often involves unique challenges. One of the primary obstacles is navigating the complex jurisdictional requirements spanning multiple countries.

Being physically distant from India adds another layer, as managing documentation and legal requirements can be difficult. Consider the case of Rajesh Patel, an NRI in the UK, who faced significant hurdles in claiming an inherited Mumbai property due to a lack of a will.

Common challenges include:

  • Jurisdictional Complexities: A will created in another country may require validation steps to be valid in India. Understanding these differences is crucial.
  • Documentation Requirements: Certain Indian legal processes require specific documents and in-person attestations.
  • Family and Cultural Dynamics: Managing expectations and family disputes is harder from abroad.

Key estate planning strategies for NRIs

 

  • Have a will executed in the home and host country – This will cover global assets and appoint executors with authority across jurisdictions.
  • Obtain Indian probate for immovable property – To streamline transfer of real estate to legal heirs in India.
  • Create a private discretionary trust – Appoint Indian trustees to professionally manage and pass on Indian assets per terms of the trust deed.
  • Consider the tax implications while transferring/receiving assets – Structure transfers judiciously using tax treaties to avoid double taxation.
  • Use nominations and gift deeds for a quick settlement – Especially for FDs, investments, and certain movable assets located within India.
  • Determine domicile and residency status for inheritance law – Crucial for determining personal laws and distribution of worldwide assets according to the home and host country rules.
  • Seek expert guidance from estate planning lawyers – To ensure all legal documentation is prepared and executed as per relevant regulations in India and country of residence.

 

Conclusion

 

Effective estate planning involves multiple factors for NRIs. With strategic choices around wills, trusts, taxation, domicile, and more, they can ensure a hassle-free inheritance transfer of their Indian assets to their legal heirs as intended. Consultations with experienced cross-border legal experts are recommended to aid the pro

‘Will Is Validy Executed’ Doesn’t Mean ‘Will Is Genuine’

On January 3, 2025, the Supreme Court of India issued a significant ruling addressing the distinction between the valid execution of a Will and its genuineness. The Court observed that proving the execution of a Will as per Section 63 of the Indian Succession Act, 1925, and Section 68 of the Indian Evidence Act, 1872, does not automatically establish its genuineness. This decision arose in the case of Lilian Coelho & Ors. v. Myra Philomena Coalho.[1]

Case Background

  • Myra Philomena Coalho (plaintiff) filed a petition seeking Letters of Administration (LOA) for the Will of her deceased mother, Mrs. Maria Francisca Coelho.
  • The Single Judge Bench of the Bombay High Court held that the Will was validly executed but dismissed the suit, citing suspicious circumstances surrounding the Will.
  • The Division Bench overturned the Single Judge’s findings, stating that the Will was validly executed and genuine. The case was decreed in favor of the plaintiff.
  • The matter was taken to the Supreme Court, where a Bench comprising Justices C.T. Ravikumar and Sudhanshu Dhulia clarified critical legal principles regarding Wills.

Supreme Court’s Key Observations

Validity vs. Genuineness of Wills

The Court emphasized that the valid execution of a Will and its genuineness are distinct concepts.

It noted: “Holding that a ‘Will is validly executed’ and a ‘Will is genuine’ cannot be said to be the same. Even if execution is established, the Court must evaluate any suspicious circumstances.”

The Court reiterated its duty to call upon the propounder to address and clarify any suspicious circumstances.

It cited earlier rulings, including Derek A.C. Lobo v. Ulric M.A. Lobo (2023) and Kavita Kanwar v. Pamela Mehta & Ors., to affirm:

It is the irrecusable duty of the Court to require the propounder to remove such suspicious circumstances to satisfy its conscience.”

Division Bench’s Error

The Court criticized the Division Bench for presuming the genuineness of the Will without evaluating the suspicious circumstances raised by the Single Judge.

It observed: “The Division Bench’s decision overlooked the fact that the findings of the Single Judge did not pertain to the genuineness of the Will but only its execution.”

The Supreme Court rejected the Division Bench’s conclusion that the Will was genuine and upheld the Single Judge’s reasoned approach.

Clarifications on Legal Principles

The Court highlighted that the absence of a finding on genuineness in the Division Bench’s ruling rendered it untenable. It clarified that even a validly executed Will can be rejected if the propounder fails to explain suspicious circumstances satisfactorily.

Conclusion

Therefore, the Supreme Court observed that once the execution of the will is proved as per Section 63 of the Indian Succession Act and Section 68 of the Evidence Act, then it shall be the ‘irrecusable duty’ of Court to call upon a propounder (person presenting the will before the Court for approval) to remove any raised suspicious circumstances.

 

[1] Civil Appeal No. 7198 of 2009.