1984 (1) TMI 17 - HC - Wealth-tax

Assets of Crown Flour Mills included in assessee's net wealth for wealth-tax purposes; legal title key.

The court held that the assets of Crown Flour Mills should be included in the net wealth of the assessee-company for wealth-tax purposes as the legal ... Immovable Property, Wealth Tax Issues Involved:1. Ownership of Crown Flour Mills for wealth-tax purposes.2. Validity of the sale agreement without a registered sale deed.3. Application of Section 53A of the Transfer of Property Act.4. Interpretation of 'belonging' under Section 3 of the Wealth-tax Act.5. Precedents and their applicability to the current case.Detailed Analysis:1. Ownership of Crown Flour Mills for Wealth-Tax Purposes:The primary issue was whether the assets of Crown Flour Mills belonged to the assessee-company and if their value should be included in the net wealth of the assessee-company for wealth-tax purposes for the assessment year 1957-58. The assessee claimed that the Mills had been sold to its subsidiary company on February 1, 1957, and thus should not be included in its net wealth.2. Validity of the Sale Agreement Without a Registered Sale Deed:The Tribunal noted that while the possession of the Mills was handed over to the subsidiary company on February 1, 1957, the sale deed was not registered as required under Section 54 of the Transfer of Property Act, 1882. Consequently, the legal title to the Mills did not transfer to the subsidiary company. The Tribunal argued that despite the lack of a registered sale deed, the subsidiary company was virtually the owner of the property under Section 53A of the T.P. Act, which provides protection to the transferee in possession under an unregistered sale agreement.3. Application of Section 53A of the Transfer of Property Act:The Tribunal held that the subsidiary company was in possession and virtually the owner of the property under Section 53A of the T.P. Act. However, the court noted that the provisions of the T.P. Act were extended to the Union Territory of Delhi with effect from December 1, 1962, and even before that, its principles were followed as rules of justice, equity, and good conscience. The court held that the lack of a registered sale deed meant that the legal title did not transfer to the subsidiary company.4. Interpretation of 'Belonging' under Section 3 of the Wealth-Tax Act:The Tribunal interpreted 'belonging' under Section 3 of the Wealth-tax Act to mean ownership in an ordinary and popular sense, not a technical sense of possessing title. The Tribunal concluded that since the legal title remained with the assessee, but the subsidiary company was in possession and control, the Mills did not belong to the assessee for wealth-tax purposes. However, the court disagreed, stating that liability to wealth-tax arises out of ownership of the asset, which requires a valid transfer of title by a registered sale deed.5. Precedents and Their Applicability:The assessee relied on several precedents, including Addl. CIT v. Sahay Properties and Investment Co. (P.) Ltd., Kala Rani v. CIT, and Jodha Mal Kuthiala v. CIT, arguing that possession and control should equate to ownership. The court distinguished these cases, noting that they dealt with income from house property under Section 22 of the Income-tax Act, where the focus is on the receipt of income. In contrast, under the Wealth-tax Act, ownership of the asset is required. The court also referenced its own decisions in CIT v. Meattles Ltd. and CIT v. Hindustan Cold Storage & Refrigeration Pvt. Ltd., which held that without a registered sale deed, the title does not transfer, and thus the property cannot be considered as belonging to the subsidiary company.Conclusion:The court concluded that the property of the Mills could not be held to belong to the subsidiary company without the transfer of title by a valid registered sale deed. Therefore, the assets of the Mills were rightly included in the net wealth of the assessee-company for wealth-tax purposes. The reference was answered in favor of the Department and against the assessee, with no order as to costs.