Pre-existing tenancy rights survive security enforcement, preventing summary eviction and allowing tenants to seek statutory tribunal protection.
Pre-existing bona fide tenancies remain protected despite enforcement of a security interest. The Securitisation Act and rent-control legislation operate in distinct fields; its overriding provision applies only where an inconsistency exists and does not displace tenant protections. A secured creditor may enforce only the borrower's existing rights, so enforcement measures and sale cannot extinguish a tenancy created before the security interest or permit the tenant's summary eviction. A tenant claiming such prior rights may use the statutory remedy before the Tribunal, which may determine whether the tenancy predates the security interest and protect possession or make a sale subject to tenant rights.
Issues: (i) Whether the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002 overrides the Kerala Buildings (Lease and Rent Control) Act, 1965; (ii) whether a tenant inducted before creation of the security interest can be summarily evicted under Sections 13(4) and 14 of the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002; (iii) whether such a tenant has a remedy under Section 17 of the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002.
Issue (i): Whether the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002 overrides the Kerala Buildings (Lease and Rent Control) Act, 1965
Analysis: The provisions of the Securitisation Act were held to operate in a different field from the Rent Control Act. The special protection against eviction under the Rent Control Act continues to govern tenancies, and the non obstante clause in Section 35 of the Securitisation Act applies only where there is inconsistency. The Court found no such repugnancy between the two enactments and held that Article 254 of the Constitution of India was inapplicable because the statutes were enacted under different legislative fields.
Conclusion: The Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002 does not override the Kerala Buildings (Lease and Rent Control) Act, 1965.
Issue (ii): Whether a tenant inducted before creation of the security interest can be summarily evicted under Sections 13(4) and 14 of the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002
Analysis: The Court read Sections 13(1), 13(4), 13(6), 13(13) and 14 of the Securitisation Act with Sections 8, 48, 69, 69A and 109 of the Transfer of Property Act, 1882. It held that the secured creditor can enforce only the borrower's existing rights and cannot destroy a tenancy created before the security interest. A transfer or sale under the Act does not extinguish pre-existing tenant rights, and the purchaser or secured creditor takes the property subject to such rights. The measures under Sections 13(4) and 14 therefore cannot be used to summarily evict a bona fide prior tenant.
Conclusion: A tenant inducted before creation of the security interest cannot be summarily evicted under Sections 13(4) and 14 of the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002.
Issue (iii): Whether such a tenant has a remedy under Section 17 of the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002
Analysis: Section 17 was treated as an effective remedial forum available to any person aggrieved by measures taken under Section 13(4), including a tenant claiming a pre-existing right. The Tribunal may examine whether the tenancy existed anterior to the security interest and may grant suitable relief, including protection of actual possession, symbolic possession, or subjecting the sale to the tenant's rights.
Conclusion: Such a tenant is entitled to invoke Section 17 of the Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002.
Final Conclusion: The reference was answered in favour of protecting bona fide pre-existing tenants, the writ relief was declined in view of the alternative statutory remedy, and the petitioners were left to pursue relief before the Debts Recovery Tribunal.
Ratio Decidendi: The Securitisation Act does not extinguish pre-existing tenancy rights or authorise summary eviction of a tenant inducted before creation of the security interest, and such a tenant may seek redress under Section 17.