Filing Date:26-12-2008Order Date:19-03-2009BEFORE THE DISTRICT CONSUMER DISPUTES REDRESSAL FORUM – II,TIRUPATIPRESENT: - Sri. G.V.Raghavulu, PresidentSmt. T.Sujatha Devi, MemberSri. M.Subbarayudu Naidu, Member
C.C.No.01/2009THURSDAY THE NINETEENTH DAY OF MARCH, TWO THOUSAND AND NINE
Between
Sheik Janab Badullah Sartaj,
S/o. J. Amuruddin,
Muslim aged 44 years,
Superintendent in Sri Venkateswara Veterinary University,
Tirupati,
Residing at 21-140, Royal Fort,
Chandragiri. … Complainant
And
The Branch Manager,
Allahabad Bank,
Opposite V.V.Mahal,
Mosque Road,
Tirupati. … Opposite party.
This complaint coming on before us for final hearing on 05.03.09 and upon perusing the complaint, written version and other relevant material papers on record and on hearing Sri.G.Ramaiah Pillai, counsel for the complainant and Sri.S.Adinarayana, counsel for the opposite party, and having stood over till this day for consideration, the Forum made the following:-
ORDERON BEHALF OF THE BENCHDELIVERED BY SRI. G.V.RAGHAVULU, PRESIDENT
This complaint is filed under Sections-12 and 14 of Consumer Protection Act 1986, to pass an order directing the opposite party to release the loan of Rs.3,50,000/- to the complainant, to pay Rs.60,000/- for causing mental agony to the complainant and to pay Rs.2,000/- towards cost of litigation to the complainant.
2. The averments of the complaint in brief are:- The complainant is working as Superintendent, S.V.V.U., Tirupati, and is drawing salary of Rs.14,932/- per month. The complainant owns immovable property i.e., house bearing No.21-140 having purchased the same under registered sale deed dt:07.06.2008 for valid consideration of Rs.8,00,000/- from K.Reddeppa of Mallawaram. The complainant approached the opposite party during third week of June, 2008 for a loan of Rs.3,50,000/-. The complainant was asked to produce salary certificate, title deeds of immovable property as security for which he complied. The complainant also obtained legal opinion from Sri.S.Adinarayana, standing counsel of the opposite party by meeting his charges of Rs.1,500/-. In his legal report dt:05.07.2008, the standing counsel of the opposite party clearly mentioned that the complainant has absolute marketable title to the property for creating valid mortgage. The complainant also produced “No Due Certificate” from Andhra Bank where he is having S.B.Account. As per the directions of the then manager of opposite party – bank, the complainant got mortgage deed in favour of the opposite party – bank, registered on 20.09.2008 by meeting registration fee of Rs.1,850/-. The complainant also opened loan account No.59670 with the opposite party - bank. Considering the title deeds and other documents, the then manager, Sri.Rama Rao, of opposite party – bank, told the complainant that the loan of Rs.3,50,000/- was granted and asked him to come a week later as there was strike by the bank employees on 24th and 25th September, 2008. Unfortunately, the then manager Sri.Rama Rao, was transferred to Vijayanagaram and was relieved but he assured the complainant that his successor will release the loan which was sanctioned by him and endorsed on the file. However, the present manager of the opposite party – bank, is delaying the process without releasing the loan which is intended for construction of the building for which the complainant obtained approval from the competent authority. Though the present manager inspected the house property he neither released the loan nor cancelled the mortgage deed executed by the complainant and returned the documents. When once the solvency of the complainant has been ascertained and loan is sanctioned the opposite party cannot refuse to release the loan. The material available on record clinchingly point out that loan has been sanctioned after accepting the registered mortgage deed. Frustrated by the inaction of the opposite party, the complainant got issued legal notice on 06.11.2008 for which there was no reply, which amounts to deficiency in service. Hence the complaint.
3. In the objections filed on behalf of opposite party, while denying the material averments / allegations made in the complaint, it is stated that the complainant approached the opposite party – bank, for mortgage loan. The then manager agreed for granting a loan as per the guidelines of the bank. Accordingly mortgage loan booklet was provided to the complainant and he was required to obtain Legal Scrutiny Report of the Panel Advocate, Valuation Report from Panel Engineer, to get a registered mortgage deed, to open S.B.Account, to get necessary letters from the employer for transfer of salary to the bank, to get Letter of Authority from the Salary Disbursement Officer, Salary Certificate, Income tax reports and guarantee. The complainant was informed that if he produces the aforesaid requirements, upon scrutiny and satisfaction by the bank, the loan can be sanctioned. Thus everything appraised to the complainant by the then manager for grant of loan. The theory of the complainant that the then manager sanctioned the loan is invented for the purpose of complaint. After the then manager got transferred to Vijayanagram, the present manger took charge on 26.09.2008. The complainant except opening S.B.Account did not comply with any other requirements. After taking charge, the present manger asked the complainant to furnish the requirements for grant of loan. The complainant then revealed that the previous manager did not ask for those documents and without sanctioning the loan the present bank officials have been demanding to produce the aforesaid documents. The complainant has to get the loan documents duly stamped by the Sub Registrar. But so far the complainant has not submitted the original loan documents duly stamped along with the requirements. Without submitting the original documents, the complainant filed those documents along with the complaint. The opposite party did not know about the registration of mortgage confirming the deposit of deeds before the Sub Registrar office until they received the legal notice. Even after receipt of the notice, the opposite party consulted the complainant and expressed readiness to grant the loan provided he complies with the requirements. Having kept all the original documents with him without submitting the same to the bank, the complainant only to harass and put the opposite party to hardship and inconvenience has been resorting to all sorts of tactics and went to the extent of attributing deficiency of service. The complainant is giving threats to the present manager stating that he is a local influenced person and he is a non local. There is no deficiency of service on the part of opposite party. The complainant is not entitled to any relief. Even now the opposite party is ready to grant loan provided the complainant complies with the requirements. The complaint may be dismissed with costs.
4. In support of the averments made in the complaint, the complainant filed his affidavit. The complainant also filed 16 documents, which are marked as Exs. A1 to A16. Ex.A1 is xerox copy of salary certificate dt:24.06.2008 issued to the complainant by the Assistant Comptroller, Regional Accounts Office (R.S.Z) S.V.V.U. campus, Tirupati. Ex.A2 is xerox copy of Legal Opinion cum Non Encumbrance Certificate and Legal Scrutiny Report dt:05.07.2008 given by Sri.S.Adinarayana, Advocate. Ex.A3 is letter dt:14.08.2008 addressed by the complainant to the Manager, Andhra Bank, S.V.Agriculture College Extension Counter, Tirupati. Ex.A4 is Verification of Present Employment of complainant issued by Assistant Comptroller, Regional Accounts Office, S.V.V.U. campus, Tirupati. Ex.A5 is xerox copy of letter of mortgager confirming deposit of title deeds with opposite party – bank on 18.09.2008. Ex.A6 is S.B.Account No.59670 pass book issued by the opposite party in the name of the complainant. Ex.A7 is incomplete and unfilled Agreement of Loan Form. Ex.A8 is form of Declaration by the borrower – mortgager. Ex.A9 is form of Power of Attorney. Ex.A10 is Form of Insurance Indemnity. Ex.A11 is unfilled and incomplete agreement (ADV-42). Ex.A12 is xerox copy of Certificate of Encumbrance on property dt:22.09.2008 issued to the complainant by the Registration and Stamps department. Ex.A13 is notarized draft affidavit of the complainant dt:18.09.2008. Ex.A14 is xerox copy of receipt for Rs.370/- issued by the State Bank of India-0933 branch, Tirupati, in the name of the complainant towards stamp duty and registration fee. Ex.A15 is office copy of legal notice dt:06.11.2008 got issued by the complainant to the opposite party. Ex.A16 is postal acknowledgement of opposite party for Ex.A15 notice.
5. In support of the case set up in the objections, the Senior Manager of opposite party – bank, filed his affidavit. The opposite party also filed Documentation Booklet for All Bank Property Loan of opposite party, which is marked as Ex.B1.
6. On behalf of the complainant and opposite party written arguments were filed and we have heard the oral arguments of counsel of both sides.
7. On the basis of pleadings of both sides, the points that arise for determination are:-
1.Whether there is any deficiency in service on the part of opposite party towards the complainant?
2.Whether the complainant is entitled to the reliefs as prayed? If so, to what extent?
3.To what result?
8. Point No.1:- It is not in dispute that the complainant, who is working as Superintendent in S.V.V.University, Tirupati, in June 2008 approached the opposite party for a mortgage loan of Rs.3,50,000/-. It is also not in dispute that the then Branch Manager of opposite party – bank, agreed to grant the loan on furnishing salary certificate, legal scrutiny report of the panel advocate, title deeds of immovable property, registration of mortgage deed etc. The complainant obtained the original of Ex.A1 Salary Certificate from the Assistant Comptroller, Regional Accounts Office (R.S.Z), S.V.V.U.Campus, Tirupati, the original of Ex.A2 Legal Opinion cum Non Encumbrance Certificate and Legal Scrutiny Report from the panel advocate, Ex.A4 Verification of Present Employment from the Assistant Comptroller, Regional Accounts Office, SVVU Campus, Tirupati, got mortgage deed registered, opened S.B.Account No.59670 in the opposite party – bank, obtained the original of Ex.A12 Certificate of Encumbrance on Property from the Registration and Stamps Department and obtained his notarized affidavit (Ex.A13). The complainant’s case is that he submitted all the required documents to the opposite party – bank, and the then manager Sri.Rama Rao told him that a loan of Rs.3,50,000/- was granted and asked him to come a week later, that in the meanwhile the then manager Sri.Rama Rao was transferred to Vijayanagaram and that the then manager assured him that his successor will release the mortgage loan. His further case is that the present manager though inspected the house property neither released the loan nor cancelled the mortgage deed executed by him, that the present manager returned the documents submitted by him and that for the legal notice got issued by him the opposite party did not give any reply. His contention is that non sanction of loan by the opposite party even after he incurred incidental charges and other expenses to a tune of Rs.5,000/- amounts to deficiency in service. On the other hand the case of opposite party is that the complainant was given Documentation Booklet like Ex.B1 for furnishing Legal Scrutiny Report of the Panel Advocate, Valuation Report from Panel Engineer, E.C., registered mortgage deed, necessary letters from the employer to get the salary transferred to the bank, Letter of Authority from the Salary Disbursing Officer, Salary Certificate, Income Tax Reports, Guarantee, that the complainant except opening S.B.Account did not comply with any other requirements and that the complainant without any justification gave threats to the present Branch Manager of opposite party – bank. Ex.B1 Documentation Booklet contains formats of Application for Loan, Credit Information for Borrower, Credit Information for Guarantor, Agreement of Loan, Power of Attorney, Insurance Indemnity, Demand Promissory Note etc. Ex.A3 shows that the complainant obtained only an endorsement to the effect “No dues with us” from Andhra Bank but not No Due Certificate. According to the complainant he furnished all the required documents. Ex.A7 is Form of Agreement of Loan. It shows that one sheet from the Documentation Booklet is removed and filed before this Forum. As seen from Ex.B1 Form of Agreement of Loan is on six pages. Ex.A7 shows that he did not even fill the blanks. Similarly the complainant did not affix his signatures in Ex.A8 declaration by the borrower-mortgager. Ex.A9 Power of Attorney, Ex.A10 Insurance Indemnity and Ex.A11 Agreement are also not filled and signed. Though the complainant executed registered mortgage deed, he did not deposit the title deeds with the opposite party before executing the mortgage deed. The counsel for the opposite party submitted that the complainant did not submit Valuation Report from Panel Engineer, necessary letters from the employer to get the salary transferred to the opposite party – bank, Letter of Authority from the Salary Disbursing Officer, Income Tax Returns and Guarantee Bond. He further submitted that though the complainant got the mortgage deed registered, he has not submitted the original loan documents duly stamped from the Sub Registrar. His contention is that there is absolutely no deficiency in service on the part of opposite party and only in order to harass the opposite party the complainant filed the complaint. The plea of the complainant that the then manager sanctioned the loan cannot be believed because he did not furnish the required documents for sanction of loan. Until the loan is sanctioned, the complainant is a mere prospective lone. The complainant incurred expenditure for obtaining legal opinion and for getting mortgage deed registered etc. Such incidental charges incurred by the complainant cannot be considered as consideration for service. Even assuming for the sake of argument that the incidental charges incurred by the complainant can be considered as consideration for service, the complainant failed to establish that he furnished all the required documents for sanction of loan and the opposite party committed deficiency in service.
9. For the above reasons, we find that there is no deficiency in service on the part of opposite party towards the complainant. This point is accordingly answered against the complainant.
10. Point No.2:- In view of our finding on point No.1, the complainant is not entitled to any relief. This point is accordingly answered.
11. Point No.3:- In the result, the complaint is dismissed, but without costs.


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