SRI. PRASHANT S/O SURESH METI vs MALLANGOUDA S/O BANAPPAGOUDA PATIL ALIAS THOTAD

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IN THE HIGH COURT OF KARNATAKA, DHARWAD BENCH

TH
DATED THIS THE 6 DAY OF OCTOBER 2026



BEFORE

THE HON'BLE MRS JUSTICE HEMA KULKARNI

WRIT PETITION NO.103498 OF 2025 (GM-CPC)

BETWEEN:

SRI. PRASHANT S/O. SURESH METI
AGED ABOUT 39 YEARS, OCC: AGRICULTURE,
R/O. SIRUR-581201, TQ: NAVALAGUND,
DIST: DHARWAD, BY HIS GPA HOLDER,
SRI. SURESH S/O. GADIGEPPA METI,
AGED ABOUT 69 YEARS, R/O. SIRUR,
TQ: NAVALAGUND, DIST: DHARWAD.








…PETITIONER
(BY SRI.MALLIKARJUN BASAREDDY, ADVOCATE)

AND:

MALLANGOUDA
S/O. BANAPPAGOUDA PATIL @ THOTAD,
AGED ABOUT 61 YEARS, OCC: AGRICULTURE,
R/O. SIRUR-581201, TQ: NAVALAGUND,
DIST: DHARWAD.





Digitally signed
by
VIJAYALAKSHMI
M KANKUPPI
Location: HIGH
COURT OF
KARNATAKA
DHARWAD
BENCH
Date: 2026.11.02
17:27:15 +0530

…RESPONDENT
(RESPONDENT-SERVED)

THIS WRIT PETITION IS FILED UNDER ARTICLES 226 AND 227
OF THE CONSTITUTION OF INDIA PRAYING TO ISSUE A WRIT IN THE
NATURE OF CERTIORARI THEREBY QUASHING THE IMPUGNED
ORDER VIDE ANNEXURE-H PASSED BY THE PRL. SENIOR CIVIL
JUDGE, SAUNDATTI IN EXECUTION PETITION NO.54/2021 DATED
03.04.2025 ON IA NO.3 AND ALLOW THE IA NO.3 BY DIRECTING
THE EXECUTING COURT TO APPOINT COURT COMMISSIONER FOR
EXECUTING NECESSARY RECONVEYANCE OF THE MORTAGE DEED
BEFORE SUB-REGISTRAR OF THE SUIT SCHEDULE PROPERTY
BEARING BLOCK SY.NO.90/3, TO THE EXTENT OF 04 ACRES 17
GUNTAS SITUATED AT INAM HONGAL, OF SAUNDATTI TALUKA,
DISTRICT BELAGAVI AND ALLOW THE IA NO.3 HAS PRAYED FOR;
AND ETC.

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THIS WRIT PETITION COMING ON FOR PRELIMINARY HEARING
IN ‘B’ GROUP THIS DAY, ORDER WAS MADE THEREIN AS UNDER:

CORAM: HON'BLE MRS JUSTICE HEMA KULKARNI

ORAL ORDER


1. The petitioner, who is the decree holder, has invoked
the jurisdiction of this Court assailing the order dated
03.04.2025 passed by the learned Principal Senior Civil Judge,
Saundatti (hereinafter referred to as 'the Executing Court'), on
I.A. No.3 in Execution Petition No.54/2021, whereby the
Executing Court directed the decree holder to produce the deed
of reconveyance of mortgage / encumbrance clearance, and
observed that the prayer for appointment of a Court
Commissioner would be considered only thereafter.

2. For the sake of convenience, the parties are referred to
by their rank before the trial Court.

3. The facts necessary for the disposal of this petition,
briefly stated, are as follows. The plaintiff instituted O.S.
No.108/2019 against the defendant seeking specific
performance of an agreement of sale in respect of agricultural
land bearing Block Sy. No.90/3, measuring 4 acres 17 guntas,

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situated at Inam Hongal village, Saundatti taluk, Belagavi
district (hereinafter referred to as 'the suit property').

4. Upon service of summons, the defendant entered
appearance and the matter was referred to the Lok Adalat,
where the parties arrived at a settlement. In terms thereof, the
suit came to be decreed on 17.12.2020 under Order XXIII Rule
3 of the Code of Civil Procedure, 1908 ('CPC'). Under the
compromise, the plaintiff agreed to accept the alternative relief
of refund of earnest money in a sum of Rs.15,00,000/-, as
against Rs.18,00,000/- actually paid, and the defendant
undertook to pay the said sum on or before the Ugadi festival
of 2021. It was further stipulated that, in the event of default,
the defendant would pay the said amount with interest, and
that, upon failure to pay even the amount with interest, the
plaintiff would be entitled to have the sale deed registered
through the Civil Court by appointment of a Court
Commissioner and to obtain possession of the suit property.

5. The judgment debtor failed to pay the decretal amount.
The decree holder caused a legal notice dated 02.08.2021 to be
issued, which the judgment debtor refused. The decree holder

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thereupon filed Execution Petition No.54/2021 seeking
execution of the compromise decree, together with I.A. No.3
under Order XXVI Rule 18-A read with Section 151 of the CPC,
praying for appointment of a Commissioner to do all necessary
acts for clearance of the encumbrance over the suit property by
approaching HDFC Bank, Hubballi Branch, the Sub-Registrar,
Saundatti, and any other competent office or authority.

6. The Executing Court noticed that an encumbrance stood
reflected in the Record of Rights, Tenancy and Crops (RTC) and
took the view that, unless the same was cleared or removed, it
could not proceed to appoint a Court Commissioner to execute
the registered sale deed. The decree holder thereupon filed a
memo seeking a direction to HDFC Bank to furnish the relevant
particulars and a No Objection Certificate. Pursuant thereto, the
Manager of HDFC Bank furnished a report stating that the loan
availed by the judgment debtor had been fully repaid and that
nothing remained outstanding.

7. The judgment debtor remained absent and was placed
ex parte. Upon hearing the decree holder and on perusal of the

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material on record, the Executing Court passed the impugned
order, which is called in question in this writ petition.

8. Heard the learned counsel for the petitioner / decree
holder.

9. Despite service of notice, the respondent / judgment
debtor has remained absent and unrepresented. When the
matter was listed on 17.09.2026, it was noticed that the sole
respondent, though served, had not appeared; a direction had
also been issued to serve a copy of the writ petition on the
counsel who had appeared for him before the Executing Court.
As a last chance, the matter was directed to be listed today.
The learned counsel for the petitioner submits that, since the
judgment debtor had been placed ex parte before the Executing
Court, it was not possible to serve a copy of the writ petition on
any counsel on his behalf.

10. The learned counsel for the petitioner contends that
the Executing Court has erred in deferring the appointment of a
Court Commissioner for execution of the sale deed until
production of the deed of reconveyance of mortgage /
encumbrance clearance, notwithstanding that the judgment

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debtor has suffered a decree in O.S. No.108/2019, and that
I.A. No.3 ought to have been allowed. It is further contended
that the Executing Court failed to consider that the loan
secured on the suit property stands discharged by the
judgment debtor, as confirmed in the report of the Manager of
HDFC Bank himself, and that such non-consideration has
resulted in the impugned order. On these grounds, it is prayed
that the impugned order be set aside and the petition be
allowed.

11. I have bestowed my anxious consideration to the
submissions of the learned counsel for the petitioner, the memo
filed, and the material placed on record.

12. The terms of the compromise petition read as
under:
“TERMS OF COMPROMISE
EzÀgÀ°è ªÁ¢ ªÀÄvÀÄÛ ¥ÀæwªÁ¢ ªÀiÁ£Àå £ÁåAiÀiÁ®AiÀÄPÉÌ ¸À°è¸ÀĪÀ gÁf
Cfð F PɼÀV£ÀAvÉ EgÀÄvÀÛzÉ.
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2. zÁªÁzÀ D¹ÛB ¨É¼ÀUÁ« f¯Áè ¸ÀªÀzÀwÛ vÁ®ÆPÀ, E£ÁªÀĺÉÆAUÀ® UÁæªÀÄzÀ°è
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gÀÆ.07-39 ¥ÉÊ¸É EzÀgÀ ZÀPÀ§A¢.

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D¹ÛAiÀÄ£ÀÄß AiÉÆÃUÀå ªÀiÁgÀÄPÀmÉÖ ¨É¯ÉUÉ CAzÀgÉ gÀÆ.28,00,000/-(gÀÆ¥Á¬Ä
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19/05/2016 gÀAzÀÄ ¸À¨ï gÀf¸ÁÖægÀ ¸ÀªÀzÀwÛ EªÀgÀ°è Rjâ ¸ÀAZÀUÁgÀ ¥ÀvÀæ
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(gÀÆ¥Á¬Ä ºÀvÀÄÛ ®PÀëUÀ¼ÀÄ) UÀ¼À£ÀÄß ¥ÀPÁÌ Rjâ ¥ÀvÀæ £ÉÆÃAzÀ ªÀiÁqÀĪÀ PÁ®PÉÌ
PÉÆqÀĪÀ PÀgÁgÀÄ DVzÀÄÝ EgÀÄvÀÛzÉ. ¥ÀPÁÌ Rjâ PÀgÁgÀÄ ¥ÀvÀæ £ÉÆÃAzÀ ªÀiÁqÀĪÀ
¥ÀǪÀðzÀ°è ¥ÀæwªÁ¢AiÀÄÄ 11(E) £ÀªÀÄ£À £ÀPÉëAiÀÄ£ÀÄß ªÀÄvÀÄÛ ¸ÀzÀj D¹ÛUÉ
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PÀgÁgÀÄ EvÀÄÛ.

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G½zÀ gÀÆ.10,00,000/- vÉUÉzÀÄPÉÆAqÀÄ ¥ÀPÁÌ Rjâ ¥ÀvÀæ £ÉÆÃAzÀ

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ªÀiÁrPÉÆqÀ®Ä ¸ÁPÀµÀÄÖ ¸À® «£ÀAw¹PÉÆAqÀgÀÆ ¸À»vÀ ¥ÀæwªÁ¢AiÀÄÄ ¢£À ªÉÄÃPÀ
ªÀiÁqÀÄvÁÛ §A¢gÀÄvÁÛ£É. E°èAiÀĪÀgÉUÉ AiÀiÁªÀÅzÉà jÃw¬ÄAzÀ ¥ÀPÁÌ Rjâ
PÁUÀzÀ ¥ÀvÀæªÀ£ÀÄß £ÉÆÃAzÀ ªÀiÁrPÉÆqÀÄvÉÛÃ£É CAvÁ ºÉýgÀĪÀÅ¢®è.

5. ¢£ÁAPÀ 16/12/2020 gÀAzÀÄ ªÁ¢ ªÀÄvÀÄÛ ¥ÀæwªÁ¢AiÀÄgÀÄ ªÀiÁ£Àå
£ÁåAiÀiÁ®AiÀÄPÉÌ ºÁdgÁV, ¥ÀæPÀgÀtªÀ£ÀÄß ªÀÄÄAzÀĪÀgɸÀĪÀÅzÀÄ ¨ÉÃqÀ CAvÁ
wêÀiÁð£À ªÀiÁr ¥ÀæwªÁ¢AiÀÄÄ, ªÁ¢AiÀÄÄ PÉÆlÖAvÀºÀ Rjâ ªÀåªÀºÁgÀzÀ
gÀPÀA gÀÆ.18,00,000/-UÀ¼À ¥ÉÊQ gÀÆ.15,00,000/-UÀ¼À£ÀÄß PÉÆqÀ®Ä ¸ÁQëzÁgÀgÀ
¸ÀªÀÄPÀëªÀÄ M¦àPÉÆArzÀÄÝ EgÀÄvÀÛzÉ. ¸ÀzÀj ºÀtªÀ£ÀÄß PÉÆqÀ®Ä ªÀÄÆgÀÄ wAUÀ¼ÀÄUÀ¼À
PÁ¯ÁªÀPÁ±À PÉýzÀÄÝ EgÀÄvÀÛzÉ. CAzÀgÉ ¸À£Àë 2021 £Éà ªÀµÀðzÀ AiÀÄÄUÁ¢ ºÀ§âzÀ
¢£ÀzÀAzÀÄ ¸ÁQëzÁgÀgÀ ¸ÀªÀÄPÀëªÀÄ MAzÉà PÀAw£À°è PÉÆqÀÄvÉÛÃ£É JAzÀÄ
M¦àPÉÆArgÀÄvÁÛ£É.

6. MAzÀÄ ªÉÃ¼É ¸ÀzÀj AiÀÄÄUÁ¢ ¢£ÀzÀAzÀÄ ºÀtªÀ£ÀÄß ªÁ¢UÉ PÉÆqÀzÉà EzÀÝ
¥ÀPÀëzÀ°è ¥ÀæwªÁ¢AiÀÄÄ ¢£ÁAPÀ 16/12/2020 jAzÀ ¸ÀzÀj ªÀåªÀºÁgÀzÀ gÀgÀA
gÀÆ.15,00,000/-UÀ¼À ªÉÄÃ¯É §rØ ¸ÀªÉÄÃvÀ ¥ÀÇwð ºÀtªÀ£ÀÄß PÉÆqÀĪÀ vÀ£ÀPÀ
§rØAiÀÄ£ÀÄß DPÀgÀuÉ ªÀiÁr PÉÆqÀĪÀ PÀgÁgÀÄ EgÀÄvÀÛzÉ.

7. MAzÀÄ ªÉÃ¼É ¸ÀzÀj ªÀåªÀºÁgÀzÀ gÀPÀA ¥ÀÇwð ºÀtªÀ£ÀÄß ¸ÀzÀj PÀgÁj£À
¥ÀæPÁgÀ ¥ÀæwªÁ¢AiÀÄÄ ªÁ¢UÉ PÉÆqÀ®Ä «¥sÀ®gÁzÀ°è ªÁ¢AiÀÄÄ ªÀiÁ£Àå
£ÁåAiÀiÁ®AiÀÄPÉÌ «£ÀAw¹PÉƼÀÄîªÀÅzÉãÉAzÀgÉ ªÀiÁ£Àå £ÁåAiÀiÁ®AiÀĪÀÅ ¸ÀzÀj
rQæAiÀÄ£ÀÄß CªÀÄ® §eÁªÀuÉ ªÀiÁr ¥ÀPÁÌ Rjâ ¥ÀvÀæªÀ£ÀÄß ªÀiÁ£Àå
£ÁåAiÀiÁ®AiÀÄzÀ ªÀÄÄSÁAvÀgÀ £ÉÆÃAzÀ ªÀiÁr¹ ¸ÀzÀj D¹ÛAiÀÄ ¥ÀævÀåPÀë PÀ¨Áâ
¥ÀqÉzÀÄ PÉƼÀî®Ä ªÁ¢AiÀÄÄ ¸ÀA¥ÀÇtð ºÀPÀÄÌ G¼ÀîªÀ¤gÀÄvÁÛ£É C£ÀÄߪÀ ªÀiÁvÀ£ÀÄß
¥ÀæwªÁ¢AiÀÄgÀÄ PÀ§Æ® ªÀiÁrzÀÄÝ EgÀÄvÀÛzÉ.

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8. ¸ÀzÀj zÁªÁPÉÌ vÀUÀ°zÀ vÀªÀÄä vÀªÀÄä RZÀð£ÀÄß vÁªÉà ªÀ»¹PÉƼÀî¨ÉÃPÀÄ
CAvÁ G¨sÀAiÀÄvÀgÀgÀÄ M¦àPÉÆArzÀÄÝ D ¥ÀæPÁgÀ ªÀiÁ£Àå £ÁåAiÀiÁ®AiÀÄ¢AzÀ
rQæAiÀiÁUÀ¨ÉÃPÀÄ CAvÁ ¸À°è¹zÀ gÁf Cfð.
CAvÁ ªÁ¢ ºÁUÀÆ ¥ÀæwªÁ¢AiÀÄgÀÄ vÀªÀÄä vÀªÀÄä DvÀä ¸ÀAvÉÆõÀ¢AzÀ
ªÀ CPÀÌ® ºÀĵÁj¬ÄAzÀ ºÁUÀÆ ¥ÀÇtð w¼ÀĪÀ½PɬÄAzÀ ¸À°è¹zÀ gÁf
Cfð.”



13. The order passed in O.S. No.108/2019 in terms of
the compromise reads as under:

“ORDER

The compromise petition filed by the parties under
Order 23 Rule 3 CPC is hereby allowed and terms of
compromise petition are hereby accepted.

Consequently, the suit filed by the plaintiff is hereby
decreed in terms of compromise petition.

The plaintiff is entitled to alternative remedy for
refund of earnest money for a sum of Rs.15,00,000/- in
terms of compromise petition with followed default
clause.

The defendant is hereby directed to pay agreed
amount within the terms of compromise petition.”

The default clause of the Compromise Petition reads as
under:

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“7. MAzÀÄ ªÉÃ¼É ¸ÀzÀj ªÀåªÀºÁgÀzÀ gÀPÀA ¥ÀÇwð ºÀtªÀ£ÀÄß ¸ÀzÀj PÀgÁj£À
¥ÀæPÁgÀ ¥ÀæwªÁ¢AiÀÄÄ ªÁ¢UÉ PÉÆqÀ®Ä «¥sÀ®gÁzÀ°è ªÁ¢AiÀÄÄ ªÀiÁ£Àå
£ÁåAiÀiÁ®AiÀÄPÉÌ «£ÀAw¹PÉƼÀÄîªÀÅzÉãÉAzÀgÉ ªÀiÁ£Àå £ÁåAiÀiÁ®AiÀĪÀÅ ¸ÀzÀj
rQæAiÀÄ£ÀÄß CªÀÄ® §eÁªÀuÉ ªÀiÁr ¥ÀPÁÌ Rjâ ¥ÀvÀæªÀ£ÀÄß ªÀiÁ£Àå
£ÁåAiÀiÁ®AiÀÄzÀ ªÀÄÄSÁAvÀgÀ £ÉÆÃAzÀ ªÀiÁr¹ ¸ÀzÀj D¹ÛAiÀÄ ¥ÀævÀåPÀë PÀ¨Áâ
¥ÀqÉzÀÄ PÉƼÀî®Ä ªÁ¢AiÀÄÄ ¸ÀA¥ÀÇtð ºÀPÀÄÌ G¼ÀîªÀ¤gÀÄvÁÛ£É C£ÀÄߪÀ ªÀiÁvÀ£ÀÄß
¥ÀæwªÁ¢AiÀÄgÀÄ PÀ§Æ® ªÀiÁrzÀÄÝ EgÀÄvÀÛzÉ.”


14. It is the case of the decree holder that, on
06.06.2022, he obtained the record of rights and the
encumbrance certificate pertaining to the suit property, which
disclose an encumbrance of Rs.5,00,000/- in favour of HDFC
Bank, Hubballi Branch. Upon enquiry, the Bank has confirmed
that the loan, together with interest, secured on the suit
property stands fully discharged by the judgment debtor, and
that the entry continues to subsist in the records only because
the judgment debtor has not approached the Bank and the
office of the Sub-Registrar for reconveyance. The decree holder
has also deposited a sum of Rs.10,00,000/- before the
Executing Court, as contemplated under the compromise.
Further, the endorsement dated 21.11.2023 issued by the Sub-
Registrar, Saundatti, records that the presence of the

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mortgagor, Sri Mallanagouda D. Patil @ Totad, is mandatory for
registration of the deed of reconveyance.

15. The impugned order passed by the Executing Court
reads as under:
“Sri. C.A Katakol Adv for DHR has filed this execution
Petition. He has filed application U/o 26 Rule 18(a) R/w
section 151 CPC appointment of the court commissioner
execute the absolute sale deed in favour of the DHR in
respect of the suit schedule property, Saundatti taluk
Inamhongal village, Bl. No Sy. No. 90/3 measuring 04 acres
17 guntas.

I perusal of the entire case file the RTC extracts and
other necessary documents. Form No.15, encumbers
certificate issued by the sub-registered Saundatti, the
Manager HDFC Bank Hubli Encumbers mentioned.

The Manager HDFC Bank Hubli loan clearance certificate
issued.

I also scrutinized the document/endorsement issued by
the sub-registered Saundatti dated: 21.11.2023
Reconveyance of mortgage deed. it is just and necessary
presence of the Mallanagouda D Patil @ Totad is mandatory.

I careful scrutinized the entire case file relevant
documents it is just and necessary Reconveyance of
mortgage deed is mandatory, and the encumbers clearance
is very essential then only this court appoint the court

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commissioner execute the absolute sale deed. Hence I pass
the following:
ORDER

The DHR is hereby directed that produced the
Reconveyance of the mortgage deed/Encumbers clearance
(The Manager HDFC Bank Hubli) thereafter considered the
appointment of the court commissioner execute the absolute
sale deed in favour of the DHR.

Call on 23.04.2025”.


16. A plain reading of the impugned order reveals that the
Executing Court has failed to apply its mind to the material
circumstance that the reconveyance of the mortgage and the
removal of the encumbrance entry are acts which can be
performed only by the judgment debtor, being the mortgagor.
The Executing Court itself has taken note of the endorsement
of the Sub-Registrar that the presence of the judgment debtor
is mandatory for registration of the deed of reconveyance. The
judgment debtor, despite service, has consistently abstained
from participating in the proceedings, first before the Executing
Court and thereafter before this Court. It is precisely on
account of this default that the decree holder sought the
indulgence of the Executing Court for appointment of a Court

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Commissioner to render the suit property free from
encumbrance and to execute the sale deed.

17. To insist that the decree holder should first produce a
deed of reconveyance, which only the defaulting judgment
debtor is competent to procure, is to render the compromise
decree incapable of execution and, in effect, to place a
premium on the judgment debtor's own default. The duty of the
Executing Court is to give effect to the decree. Where the
judgment debtor fails to perform an act which the decree
requires of him, the scheme of Order XXI of the CPC, in
particular Rules 32(5) and 34, empowers the Court to cause
such act to be done through a person appointed by it. The
Executing Court, having the report of the Bank confirming
discharge of the loan, ought to have allowed I.A. No.3.

18. For the foregoing reasons, I am of the considered
opinion that the Executing Court has committed a manifest
error in directing the decree holder to produce the deed of
reconveyance of mortgage / encumbrance clearance as a
condition precedent for considering the appointment of a Court

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Commissioner. The impugned order is, therefore, unsustainable
in law. Accordingly, the following:
ORDER
i. The writ petition is allowed .
ii. The order dated 03.04.2025 passed on I.A. No.3
by the learned Principal Senior Civil Judge,
Saundatti, in Execution Petition No.54/2021 is
hereby set aside .
iii. I.A. No.3 filed under Order XXVI Rule 18-A read
with Section 151 of the CPC is allowed .
iv. The Executing Court is directed to appoint a Court
Commissioner to do all necessary acts and things
for clearance of the encumbrance over the suit
property bearing Block Sy. No.90/3, measuring 4
acres 17 guntas, situated at Inam Hongal village,
Saundatti taluk, Belagavi district, by approaching
HDFC Bank, Hubballi Branch, the Sub-Registrar,
Saundatti, and any other competent office or
authority.

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v. Since the execution proceedings have been
pending since the year 2021, the Executing Court
is requested to dispose of the same as
expeditiously as possible.
No order as to costs.


Sd/-
(HEMA KULKARNI)
JUDGE


kmv
CT:VH