The validity of rescinding a contract and dismissing an execution case under Section 28 of the Specific Relief Act, 1963, solely due to a delay in depositing the balance sale consideration, without the court evaluating the surrounding equities or the purchaser’s bona fides.
Appeal allowed. The Supreme Court set aside the orders of the High Court and the Execution Court, restoring the execution application and the rescission applications back to the original court for a fresh, equity-based consideration.
Details
1. Factual Background
- The Suit and Decree: The appellants filed a civil suit for the specific performance of a land sale agreement dated November 14, 2011, covering 3.75 acres of land at ₹16,00,000 per acre. On March 3, 2017, the Trial Court decreed the suit, directing the appellants to pay or deposit the balance sale consideration of ₹57,50,000 within one month.
- Execution & Partial Compliance: The appellants sent a legal notice on April 1, 2017, calling upon the respondent to execute the sale deed, but did not deposit the money in court within the initial one-month limit. In July 2017, they filed an execution application stating they were ready to deposit the money. Meanwhile, the respondent challenged the trial court’s decree by filing a First Appeal.
- Procedural Delays and Covid-19 Lockdown: Between 2017 and 2019, the Execution Court repeatedly directed the appellants to pay the judgment-debtor directly, but summons could not be served on the respondent. Specific court orders to deposit the money in court were issued intermittently in late 2019, but a scheduled deposit date in April 2020 was disrupted by the Covid-19 pandemic lockdown.
- The Deposit and Dismissal: On November 26, 2020, the Execution Court formally ordered the appellants to deposit the ₹57,50,000 that same day to test their bona fides, which the appellants did via six cheques. Subsequently, in March 2023, the respondent filed an application under Section 28 of the Specific Relief Act, 1963, seeking to rescind the contract due to the delay in payment. On July 12, 2023, the Execution Court dismissed the execution application, ruling that because the decree was conditional and the amount was not deposited within one month, it could not be executed.
2. High Court’s Ruling
The appellants challenged the dismissal before the High Court of Madhya Pradesh at Jabalpur via a revision petition under Article 227 of the Constitution. The High Court dismissed the petition through a brief order, affirming the Execution Court’s strict approach regarding the conditional timeline of the decree.
3. Arguments Raised
- On Behalf of the Appellants (Decree-Holders): They argued that the delay was not deliberate because the respondent was evasive and had filed an appeal. They maintained that since the court explicitly permitted the deposit on November 26, 2020, and the respondent’s appeal was ultimately dismissed for non-prosecution on November 6, 2023, the contract could not be mechanically rescinded. They also expressed readiness to pay an additional sum to compensate the respondent for any financial losses caused by the delay.
- On Behalf of the Respondent (Judgment-Debtor): The respondent countered that the old CrPC/CPC principles apply strictly to conditional decrees, and the appellants failed to explain the extensive delay between 2017 and 2020. They contended that the pendency of a first appeal does not automatically stay a trial court’s decree, meaning the timeline remained binding.
4. Key Legal Issues & Findings of the Supreme Court
A. Doctrine of Merger vs. Dismissal for Default
The Court assessed whether the Trial Court’s decree had merged into the Appellate Court’s order. It clarified that the doctrine of merger applies only when a superior forum reviews a matter on its merits. Because the respondent’s first appeal was dismissed for non-prosecution (default), it did not constitute an adjudication on the merits under Section 2(2) of the CPC; therefore, the Trial Court’s decree did not merge and remained the operative decree.
B. Maintainability of Section 28 Applications After Deposit
The Court ruled that when the Execution Court permitted the appellants to deposit the money on November 26, 2020, it did so strictly to verify their bona fides, without settling the statutory rights of the parties regarding rescission. Therefore, allowing the deposit did not automatically erase the respondent’s right to apply for a contract rescission under Section 28.
C. Discretionary Power of Rescission and Extension of Time
The Supreme Court held that both the lower courts had approached the issue with a flawed, hyper-technical perspective:
- No Automatic Rescission: Unless a specific performance decree explicitly mandates that a suit will stand automatically dismissed upon a default of payment, there is no automatic rescission of the contract.
- Control Over Decree: A court does not become functus officio after passing a specific performance decree; it retains ongoing jurisdiction and equity-based discretion to either rescind the agreement or extend the payment timeline.
- The Willful Negligence Test: To invoke Section 28, a court must find an element of willful negligence or positive refusal by the decree-holder to complete their contractual duties. The court must look at the entire conduct of the parties.
- Balancing Equities: Since specific performance is an equitable remedy, courts must balance the scales of justice. Instead of choosing mechanical dismissal, a court should evaluate whether the judgment-debtor can be fairly compensated for the transactional delay by directing the decree-holder to pay an adjusted, additional sum.
5. Final Direction
The Supreme Court set aside the judgments of both the High Court and the Execution Court. The execution application and the respondent’s applications for rescission were restored to their original numbers on the file of the Court of first instance. The lower court was directed to evaluate the applications freshly as interlocutory applications within the original civil suit, adhering strictly to the balanced principles of equity detailed by the apex court.
2026 INSC 463
Anand Narayan Shukla V. Jagat Dhari (D.O.J. 08.05.2026)




