SMT. NITHYA SHREE D A vs THE STATE OF KARNATAKA

- 1 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

IN THE HIGH COURT OF KARNATAKA
AT DHARWAD

TH
DATED THIS THE 5 DAY OF OCTOBER, 2026

BEFORE

THE HON'BLE MR.JUSTICE M.G.S. KAMAL

WRIT PETITION NO.107801 OF 2026 (KLR-RES)

BETWEEN:

1. SMT. NITHYA SHREE D.A.
W/O. RAMPRASAD B.M
AGE. 57 YEARS,
OCC. AGRICULTURE,
R/O. #15, ABHIGNA,
BEHIND BGS SCHOOL,
VIKASANAGARA,
DHARWAD-580008,
TQ. AND DIST. DHARWAD.

2. SRI. KALLAPPA
S/O. FAKKIRAPPA HATTI,
AGE. 68 YEARS, OCC. AGRICULTURE,
R/O. PLOT NO.15, VIKAS NAGAR,
NEAR POLICE HEAD QUARTERS,
DHARWAD-580008,
TQ. AND DIST. DHARWAD.

Digitally
signed by
SAROJA
HANGARAKI
Location:
high court of
karnataka,
dharwad
bench

…PETITIONERS
(BY SRI. PRUTHVI K.S., ADVOCATE)
AND:

1. THE STATE OF KARNATAKA,
REP. BY ITS PRL. SECRETARY,
DEPT. OF REVENUE, M.S. BUILDING,
DR. AMBEDKAR VEEDHI,
BENGALURU-560001.
2. THE DEPUTY COMMISSIONER
AND THE DEPT. OF SURVEY AND LAND RECORDS,
DHARWAD-580001, DIST. DHARWAD.

- 2 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

3. THE ASSISTANT DIRECTOR OF LAND RECORDS,
DHARWAD-580001,
TQ. AND DIST. DHARWAD.

4. THE DEPUTY DIRECTOR OF LAND RECORDS,
DHARWAD-580001,
TQ. AND DIST. DHARWAD.

5. THE JOINT DIRECTOR OF LAND RECORDS,
ND
2 FLOOR, DC OFFICE,
BELAGAVI DIVISION,
BELAGAVI-590001,
TQ. AND DIST. BELAGAVI.

6. SRI. SADASHIV
S/O. MALLAPPA KOTLI
AGE. 56 YEARS, OCC. BUSINESS,
R/O. NEAR GOVT. HOSPITAL,
BASAVANA BAGEWADI-586203,
TQ. BASAVAN BAGEWADI,
DIST. VIJAYAPURA.
…RESPONDENTS
(BY SRI. PRASHANTH V. MOGALI, HCGP FOR R1 TO R5;
SRI. SURESH SETTAMMANAVAR, ADVOCATE FOR R6)

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 BY QUASHING THE IMPUGNED ORDER
DTD. 22/07/2026 CASE NO.Apl/SEC-67/2026, PASSED BY THE
RESPONDENT NO.5 VIDE ANNEXURE F, IN THE INTEREST OF
JUSTICE AND EQUITY AND ETC.

THIS WP COMING ON FOR ORDERS, THIS DAY, ORDER WAS
MADE THEREIN AS UNDER:

CORAM: HON'BLE MR. JUSTICE M.G.S. KAMAL

- 3 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

ORAL ORDER

1. Petitioner No.1 claims to be the absolute owner of land
bearing Sy.No.129/6 measuring 3 acres situated at
Mandihal Village, Dharwad Taluk and District having
purchases the same from one D.Rajesh in terms of deed of
sale dated 22.11.2024.

2. Petitioner No.2 claimed to have purchased the land to an
extent of 2 acre 21 guntas in Sy.No.129/4 situated at
Mandihal village in terms of deed of sale dated 26.05.2015
from Sadashiv Patravali.

3. Respondent No.6 herein claims to have purchased land to
an extent of 3 acres in Sy.No.129/3 out of 6 acres in terms
of deed of sale dated on 14.07.2021 from Sadashiv
Patravali.

4. Thus the aforesaid lands in Sy.No.129/6, originally
belonged to D.Rajesh and Sy.No.129/4 and Sy.No.129/3
belonged to Sadashiva Patravali.

5. That there was a Phodi conducted in respect of the
aforesaid lands by respondent No.4 on 29.07.2021. The

- 4 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

said Phodi was challenged by respondent No.6 by filing an
appeal before respondent No.3-Assistant Director of Land
Records (ADLR) alleging that petitioners had encroached
upon portion of the land purchased by him.

6. Respondent No.3-ADLR had directed the surveyor to
conduct new phodi based on the description of the
properties shown in the respective deeds of sale of
petitioner Nos.1, 2 and respondent No.6 by order dated
29.07.2024.

7. Being aggrieved by the said order, respondent No.6
preferred an appeal in Appeal No.140/2025 before
respondent No.4-The Deputy Director of Land Records
(DDLR). Respondent No.4-DDLR, rejected the appeal filed
by respondent No.6 on the ground that respondent
No.3-ADLR had verified the records and had passed
appropriate orders.

8. Being aggrieved by the said order, respondent No.6
preferred an appeal before respondent No.5-Joint Director
of Land Records (JDLR) disputing the correctness of the

- 5 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

phodi process. Detailed statements of objections were
filed. However, respondent No.5-JDLR has allowed the said
appeal vide order dated 22.07.2026 and has directed
respondent No.3-ADLR once again conduct fresh hissa
proceedings, taking into consideration the sale deeds and
the descriptions given therein.

9. Learned counsel for the petitioners submits that the said
order passed by respondent No.5-JDLR remanding the
matter to respondent No.3-ADLR is superfluous inasmuch
as respondent No.3-ADLR had earlier passed the order
after conducting the survey and finding that no portion of
the land belonging to respondent No.6 was encroached
upon. The said order was passed based on the description
of the properties given in the deeds of sale and the
revenue records which has been confirmed by respondent
No.4-DDLR. Therefore, conducting the fresh phodi based
on the very same documents as directed by the JDLR is
exercise in futility, in the absence of anything contrary
being pointed out with regard to the allegation of

- 6 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

encroachment of land belonging to respondent No.6 by the
petitioners.

10. Learned HCGP submits that respondent No.5-JDLR has
passed the impugned order directing fresh consideration by
respondent No.3-ADLR as the survey sketch prepared was
not tallying with the description of the properties given in
the deeds of sale under which petitioner Nos.1 and 2 and
respondent No.6 had purchased the properties. Hence,
seeks to justify the impugned order.

11. Learned counsel for respondent No.6 on the other hand
submits that even as per the impugned order at
Annexure-F, there is 2 guntas of Kharab land and the
survey is conducted excluding the said 2 guntas of Kharab
land. Therefore he submits that, remand order is justified.

12. Heard and perused the records.

13. Relevant portion of the impugned order as per Annexure-F
passed by respondent No.5-JDLR remanding the matter to
respondent No.3 for fresh consideration is read as under;

- 7 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

“ªÉÄÃ®ÌAqÀ CA±ÀUÀ½AzÀ ºÁUÀÆ zÁR¯ÉUÀ¼À ¥Àj²Ã®£É¬ÄAzÀ
¨sÀÆzÁR¯ÉUÀ¼À ¸ÀºÁAiÀÄPÀ ¤zÉÃð±ÀPÀgÀÄ, zsÁgÀªÁqÀ gÀªÀgÀÄ ªÀÄArºÁ¼À
UÁæªÀÄzÀ ¨ÁèPÀ £ÀA§gÀ 129/3,4,6PÉÌ ¸ÀA§A¢ü¹zÀAvÉ vÀPÀgÁgÀÄ ¥ÀæPÀgÀt
DzÉÃ±À ¸ÀASÉå PÀæ.¨sÀÆ.¸À.¤/».gÀzÀÄÝ/vÀPÀgÁgÀÄ ¥ÀæPÀgÀt/ªÀ»-04/2023-24 gÀr
¢£ÁAPÀ:29.07.2024 gÀAzÀÄ ºÉÆgÀr¹gÀÄªÀ DzÉÃ±ÀzÀ°è£À DzÉÃ±ÀPÉÌ
PÁgÀtUÀ¼ÀÄ PÀArPÉ 8 jAzÀ 11 gÀ°è «ªÀj¹gÀÄªÀAvÉ JzÀÄgÀÄzÁgÀ £ÀA§gÀ 3
ªÀÄvÀÄÛ 4 gÀªÀgÀÄ ªÉÄÃ®ä£À«zÁgÀjVAvÀ ªÀÄÄAZÉAiÉÄ RjÃ¢
¥ÀqÉ¢gÀÄªÀÅzÀjAzÀ CªÀgÀ RjÃ¢ d«ÄÃ¤£À ZÀPÀÌ§A¢UÉ vÁ¼É ElÄÖ
£ÀPÁ±ÉAiÀÄ£ÀÄß vÀAiÀiÁj¹zÁUÀ G½zÀ d«ÄÃ£ÀÄ ªÉÄÃ®ä£À«zÁgÀjUÉ
G½AiÀÄÄvÀÛzÉ JAzÀÄ C©ü¥ÁæAiÀÄ¥ÀlÄÖ ºÀPÀÄÌzÁgÀgÀ £ÉÆÃAzÁ¬ÄvÀ zÁR¯ÉUÀ¼À
DzsÁgÀzÀ ªÉÄÃ°AzÀ ºÉÆ¸ÀzÁV »¸Áì zÁR¯ÉUÀ¼À£ÀÄß vÀAiÀiÁj¸ÀÄªÀAvÉ DzÉÃ±À
ºÉÆgÀr¹gÀÄªÀÅzÀ£ÀÄß ¥Àj²Ã°¹zÉ. JzÀÄgÀÄzÁgÀ £ÀA§gÀ 4 gÀªÀjUÉ d«ÄÃ£ÀÄ
RjÃ¢ ¤ÃrgÀÄªÀ ²æÃ r.gÁeÉÃ±À gÀªÀgÀÄ ¸À£ï 2020 gÀ°è Cfð ¸ÀASÉå
09011119969330 gÀr 11E £ÀPÁ±À vÀAiÀiÁj¹ PÀæAiÀÄ ¥ÀqÉzÀÄ £ÀAvÀgÀ ¸ÀzÀj
d«ÄÃ£À£ÀÄß ¸À£ï 2024 gÀ°è RjÃ¢ ¤ÃrgÀÄvÁÛgÉ. ºÁUÀÆ JzÀÄgÀÄzÁgÀ
£ÀA§gÀ 3 gÀªÀgÀÄ ¸À£ï 2015 gÀ°èAiÀÄ »¸Áì £ÀA§gÀ 4 £ÀÄß RjÃ¢
¥ÀqÉ¢gÀÄvÁÛgÉ. JzÀÄgÀÄzÁgÀ £ÀA§gÀ 3 gÀªÀgÀ RjÃ¢ d«ÄÃ¤£À°è zÁjAiÀÄ
§UÉÎ 2 UÀÄAmÉ RgÁ§ EgÀÄvÀÛzÉ. DzÀgÉÃ ¨sÀÆªÀiÁ¥ÀPÀgÀÄ ºÉÆ¸ÀzÁV
vÀAiÀiÁj¹zÀ »¸Áì zÁR¯ÉUÀ¼À£ÀÄß ¥Àj²Ã°¸À¯ÁV JzÀÄgÀÄzÁgÀ £ÀA§gÀ 3
ªÀÄvÀÄÛ 4 gÀªÀgÀ RjÃ¢ d«ÄÃ¤£À ZÀPÀ§A¢UÉ ªÀåwjPÀÛªÁV »¸Áì
£ÀPÁ±ÉAiÀÄ£ÀÄß vÀAiÀiÁj¹gÀÄªÀÅzÀÄ PÀAqÀÄ§gÀÄvÀÛzÉ. DzÀgÉÃ ¨sÀÆzÁR¯ÉUÀ¼À
¸ÀºÁAiÀÄPÀ ¤zÉÃð±ÀPÀgÀÄ, zsÁgÀªÁqÀ gÀªÀgÀÄ ¨sÀÆªÀiÁ¥ÀPÀgÀÄ vÀAiÀiÁj¹zÀ »¸Áì
zÁR¯ÉUÀ¼ÀÄ vÀªÀÄäzÉÃ DzÉÃ±ÀzÀ°è «ªÀj¹zÀ CA±ÀUÀ½UÉ vÁ¼É ElÄÖ, RjÃ¢
d«ÄÃ¤£À ZÀPÀ§A¢UÉ vÁ¼É ElÄÖ »¸Áì £ÀPÁ±ÉAiÀÄ£ÀÄß vÀAiÀiÁj¸À¯ÁVzÉÃAiÉÆ
E®èªÉÇÃ JA§ÄzÀ£ÀÄß ¸ÀjAiÀiÁV ¥Àj²Ã°¸ÀzÉÃ RjÃ¢ d«ÄÃ¤£À ZÀPÀ§A¢UÉ
ªÀåwjPÀÛªÁV vÀAiÀiÁj¹zÀ »¸Áì zÁR¯ÉUÀ½UÉ CAwªÀÄ C£ÀÄªÉÆÃzÀ£É
¤ÃrgÀÄªÀÅzÀÄ ¸ÀjAiÀiÁzÀ PÀæªÀÄªÁVgÀÄªÀÅ¢®è. C®èzÉÃ ºÉÆ¸ÀzÁV vÀAiÀiÁj¹zÀ
»¸Áì zÁR¯ÉUÀ¼ÀÄ ªÀÄvÀÄÛ ¨sÀÆzÁR¯ÉUÀ¼À ¸ÀºÁAiÀÄPÀ ¤zÉÃð±ÀPÀgÀÄ, zsÁgÀªÁqÀ
APL
gÀªÀgÀ DzÉÃ±À ¥Àæ²ß¹ PÉ¼À £ÁåAiÀiÁ®AiÀÄzÀ°è ¸À°è¹zÀ /140/2025
ªÉÄÃ®ä£À« ¥ÀæPÀgÀtzÀ°è, PÉ¼À £ÁåAiÀiÁ®AiÀÄªÀÅ ¨sÀÆzÁR¯ÉUÀ¼À ¸ÀºÁAiÀÄPÀ
¤zÉÃð±ÀPÀgÀÄ, zsÁgÀªÁqÀ gÀªÀgÀ DzÉÃ±À ¥ÀæPÁgÀ RjÃ¢ d«ÄÃ¤£À ZÀPÀ§A¢UÉ
vÁ¼É ElÄÖ »¸Áì zÁR¯ÉUÀ¼À£ÀÄß vÀAiÀiÁj¸ÀÄvÁÛgÉÆÃ E®èªÉÇÃ JAzÀÄ
¸ÀjAiÀiÁV ¥Àj²Ã°¸ÀzÉÃ PÉÃªÀ® CªÀgÀ DzÉÃ±À PÀArPÉ 8 jAzÀ 13 gÀªÀgÉUÉ
C©ü¥ÁæAiÀÄ¥ÀnÖgÀÄªÀÅzÀÄ ¸ÀÆPÀÛªÁVgÀÄvÀÛzÉ JAzÀÄ PÁgÀt ¤Ãr
ªÉÄÃ®ä£À«AiÀÄ£ÀÄß wgÀ¸ÀÌj¹ DzÉÃ±À ºÉÆgÀr¹gÀÄªÀÅzÀÄ ¸ÀjAiÀiÁzÀ
PÀæªÀÄªÁVgÀÄªÀÅ¢®è. PÁgÀt ºÉÆ¸ÀzÁV vÀAiÀiÁj¹zÀ »¸Áì zÁR¯ÉUÀ¼ÀÄ
zÉÆÃµÀ¥ÀÇjvÀªÁVgÀÄvÀÛªÉ JAzÀÄ C©ü¥ÁæAiÀÄ¥ÀlÄÖ PÉ¼À £ÁåAiÀiÁ®AiÀÄzÀ
DzÉÃ±ÀzÀ°è ºÀ¸ÀÛPÉëÃ¥À ªÀiÁqÀÄªÀ CªÀ±ÀåPÀvÉAiÀÄ£ÀÄß PÀAqÀÄPÉÆAqÀÄ PÀ£ÁðlPÀ
¨sÀÆPÀAzÁAiÀÄ C¢ü¤AiÀÄªÀÄ 1964 gÀ PÀ®A 50(1)(©)1 gÀrAiÀÄ°è ¥ÀæzÀvÀÛªÁzÀ
C¢üPÁgÀzÀ ªÉÄÃgÉUÉ F PÉ¼ÀV£ÀAvÉ DzÉÃ²¹zÉ.”

- 8 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

14. Records reveal that survey has been conducted by
respondent No.3 as per Annexures-B1 on 11.12.2024. Yet
again fresh survey has been conducted on 07.07.2025 on
the direction issued by Respondent No.4-DDLR. In both the
survey, the description of the properties of petitioner Nos.1
and 2 and respondent No.6 have been taken based on the
deeds of sale under which they had purchased their
respective properties. The survey which is conducted on
the instruction of respondent No.4-DDLR indicates that
there has been no encroachment of any portion of the land
in Sy.No.129/6, which belongs to Respondent No.6.

15. However, the said survey sketches do not give the area
statement, though they contain dimensions of the lands
held by the petitioners and respondent No.6.

16. Whether the dimension given in the said sketches tallied
with the extent shown in the deeds of sale is not
ascertained by respondent No.5-JDLR. Respondent No.5-
JDLR, as seen in the impugned order, seemed to have
referred to measurement of the lands in Sy.No.129 later
reassigned with sub Sy.Nos.129/1, 129/2, 129/3, 129/4,

- 9 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

129/5 and 123/6 as and when the alienation had been
taken place. The impugned order also refers to total extent
of 10 guntas of Kharab land found in Sy.No.129, which
later formed part of Sy.No.129/4 and Sy.No.129/5, but it is
not clear as to the extent of land being claimed by the
petitioners and respondent No.6 i.e. 3 acres, 2 acres 19
guntas and 3 acres respectively as found in the sketches
produced at Annexures-B2, E1 and E2. It is only on giving
specific finding regarding these aspects of the matter,
respondent No.5-JDLR could have proceeded to refer the
matter for reconsideration. No such finding is recorded.

17. At this juncture, learned HCGP submits that respondent
No.5-JDLR will re-appreciate the sketches produced by the
parties at Annexures-B2, E1 and E2 and will tally the same
with the schedule of the properties given under the
respective deeds of sale produced by the parties and only
after ascertaining with regard to differences of extent of
land held by the parties, if any, the further orders in the
matter will be passed.

- 10 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

18. In view of the above, the remand mechanically made by
respondent No.5-JDLR to respondent No.3-ADLR to re-
conduct the survey and phodi process would be exercise in
futility if respondent No.5-JDLR has not determined as to
the extent of the land shown in survey sketch at
Annexures-B2, E1 and E2 to be fallacious, further process
would be of no avail.

19. In that view of the matter, the following;
ORDER
allowed.
(i) Writ Petition is

(ii) Impugned order dated 22.07.2026 passed
by respondent No.5 remanding the matter to
respondent No.3 for fresh consideration is
set aside.

(iii) Respondent No.5 shall reconsider the matter
himself with reference to the material in the
nature of deeds of sale and the survey
sketches and the phodi conducted by
respondent No.3 as per Annexures-B2, E1
and E2.

- 11 -
HC-KAR
NC: 2026:KHC-D:16492
WP No. 107801 of 2026

CNR: KAHC020168822026

(iv) Parties are at liberty to point out to
respondent No.5, correctness or otherwise of
the said survey sketches, it is only
thereafter respondent No.5 shall proceed to
pass orders.

(v) It is made clear that, if respondent No.5
come to the conclusion on such verification
that there is a variation in the measurement
and the extent of the lands mentioned in the
survey sketches with that of the lands
shown in the sale deeds, he may call upon
respondent No.3 to re-conduct the entire
process in accordance with law.

Sd/-
(M.G.S. KAMAL)
JUDGE
EM
CT:VP
LIST NO.: 1 SL NO.: 33