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Issues: (i) Whether the purchaser's claim that the sale was without notice of the existing liability could displace the attachment in execution; (ii) Whether a post-award transferee could resist execution of the money award under Order XXI Rule 102 of the Code of Civil Procedure, 1908.
Issue (i): Whether the purchaser's claim that the sale was without notice of the existing liability could displace the attachment in execution.
Analysis: The sale deed was executed after the arbitral proceedings had been instituted and after the award had been made. The Court noted that the non-production of the tripartite agreement, which explained the earlier debt-related arrangement, weakened the plea of absence of notice. The independent recovery steps under the SARFAESI proceedings did not shield the judgment-debtor's property from execution of the award. On the record, the purchaser failed to establish that the transfer was free from notice of the existing claim.
Conclusion: The plea of purchase without notice was rejected.
Issue (ii): Whether a post-award transferee could resist execution of the money award under Order XXI Rule 102 of the Code of Civil Procedure, 1908.
Analysis: An arbitral award enforceable under Section 36 of the Arbitration and Conciliation Act, 1996 stands in the position of a decree. Order XXI Rule 102 bars a transferee pendente lite from resisting execution through the protections otherwise available to third-party claimants. The Court held that pendency for this purpose is linked to the institution of the proceeding that culminated in the award, and not merely to the later challenge under Section 34. A transferee after institution of the arbitral proceedings and after the award cannot defeat execution by setting up a later purchase, even in a money claim, because that would frustrate realization of the decree-holder's fruits of the decree.
Conclusion: The purchaser was treated as a transferee pendente lite and her claim petition was not maintainable against execution.
Final Conclusion: The attachment and the dismissal of the claim petition were upheld, and the execution of the arbitral award was allowed to proceed against the property.
Ratio Decidendi: A transferee of the judgment-debtor's property after institution of the proceeding that culminates in a decree or enforceable award is a transferee pendente lite and cannot resist execution under Order XXI Rule 102, including where the decree is for money and the award remains unsatisfied.
Transferee pendente lite cannot resist execution of an arbitral award under Order XXI Rule 102 when the transfer follows institution of proceedings.
A transferee of the judgment-debtor's property after institution of the arbitral proceedings, and after the award, was treated as a transferee pendente lite and could not resist execution under Order XXI Rule 102 CPC. An arbitral award enforceable under Section 36 of the Arbitration and Conciliation Act stands like a decree, and pendency is linked to the proceeding that culminated in the award, not a later Section 34 challenge. The purchaser also failed to prove absence of notice of the existing liability, so the attachment in execution was maintained and the claim petition was rejected.
Transferee pendente lite - protections against transferees pendente lite under Order XXI Rule 102 of the Code of Civil Procedure - enforcement of an arbitral award as a decree - doctrine of lis pendens - burden on a post-decree purchaser to prove purchase for value without notice - SARFAESI Act proceedings do not extinguish other claims against the judgment-debtor - HELD THAT:- The arbitral proceeding was instituted in 1999, and the award is dated 11.06.2001. Under Section 36 of the Arbitration and Conciliation Act, 1996, an arbitral award is enforceable in the same manner as if it were a decree of a court, essentially, a deemed decree. Order XXI Rule 102 of the CPC explicitly states that the protections available to bona fide claimants under Rules 98 and 100 do not apply to a transferee pendente lite. A transferee pendente lite is defined as someone to whom the property is transferred after the institution of the suit in which the decree was passed. The suit, i.e., the arbitration proceeding, was instituted in 1999, and the Appellant purchased the property on account of a sale deed dated 23.04.2015. Since the transfer occurred after the institution of the proceedings and the passing of the award, the Appellant is a transferee pendente lite/post arbitral award purchaser, and is barred by Order XXI Rule 102 from resisting the execution. The EP has been filed before the Court of Principal District Judge, Coimbatore, and was transferred to Tirupur. The transferee court, within whose jurisdiction the properties are situated ordered attachment for realisation of the arbitral award dated 11.06.2001. The Appellant presents the case as a third-party stranger. We may not hasten to conclude that there is fraud between the Appellant and Respondent No. 2 in the transfer of the EP Schedule Properties by sale deed dated 23.04.2015. But the non-production of tripartite agreement, which is the genesis for discharging the claim of ICICI Bank, as has been rightly held by the Executing Court, enables this Court to safely conclude that the sale in favour of Appellant, even if for consideration cannot be without notice of the existing liability of the Company/Respondent No. 2. The recovery proceedings under SARFAESI Act are independent and does not give any shield of protection to other claims against the Judgment Debtor/Borrower in default. In the circumstances of the case, we reject the argument that the sale in favour of the Appellant is without notice. Whether the sale in favour of the Appellant can be brought within the purview of pendente lite, given that the arbitral award is for the recovery of money. - HELD THAT:- It is a well-worn proverb in litigation, echoing the Privy Council’s century-old observation, that the true difficulties of a litigant begin only after they have obtained a decree. It is generally stated that a suit may take 5 years to conclude, but its execution takes 10 years. Order XXI of the CPC was comprehensively amended in 1976 specifically to cure this mischief, operating as a self-contained code that strictly bars separate suits (under Section 47, Rule 92(3), and Rule 101) and imposes rigid limitation periods for raising objections. If the argument of the appellant is accepted allowing pendente lite purchasers or third parties to bypass these strict procedural safeguards and institute separate suits or raise belated objections long after the execution processes (like attachment and sale) have advanced, it would completely derail the statutory machinery. Judgment-debtors would be incentivized to systematically defeat decrees by transferring properties or planting surrogate objectors to initiate endless collateral litigation. Consequently, execution proceedings would not merely take 10 years, but would get trapped in an infinite loop and practically never get completed, reducing the hard-won decrees of competent courts to mere “paper tigers.” This Court emphasized in Jini Dhanrajgir v. Shibu Mathew [2023 (5) TMI 1484 - SUPREME COURT], that winning a case is meaningless unless the winner actually gets the relief they sought. We need a shift in mindset: the goal of the legal system should not just be to dispose of cases, but to ensure that the litigant enjoys the reliefs. The provisions in the CPC must be employed to secure actual relief, not just a formal decree. We must ensure that the legal process results in justice not just appearing to be done, but justice actually being done. To sum up, we note that the Appellant is a purchaser post-arbitral award for recovery of the amount. The execution proceeding was pending when the sale deed was entered into between Respondent No. 2 and the Appellant. Moreover, the Appellant failed to discharge the onus on the sale being without notice of the existing claim. The arbitral award remains unrealised till date. Therefore, in the circumstances of this case, and by following the ratio in Danesh [2025 (12) TMI 1794 - SUPREME COURT], we hold that the claim petition of the Appellant is rightly dismissed by the courts below. Thus, we agree with the order impugned, and the Civil Appeal fails and is dismissed. The executing court disposes of Execution Proceedings within two months from today.