High Court Of Punjab & Haryana
Vinod Kumar Jain vs. CIT, Ludhiana
Assessment Year : 1989-90
Section : 2(29A),54
Adarsh Kumar Goel And Ajay Kumar Mittal, JJ.
IT Appeal No. 140 Of 2000
September 24, 2010
ORDER
Ajay Kumar Mittal, J. – This appeal under section 260A of the Income-tax Act, 1961 (for short “the Act”) has been filed by the assessee against the order dated 14-3-2000, passed by the Income-tax Appellate Tribunal, Chandigarh Bench (SMC), Chandigarh, (in short “the Tribunal”) in ITA No. 1928/Chandi./92, for the assessment year 1989-90.
2. Facts as narrated in the appeal are that the assessee filed its return for the assessment year 1989-90 wherein a note had been given by him that capital gains on account of sale of residential flat in New Delhi were exempt from tax. The Assessing Officer asked for the details and reasons from the assessee for claiming exemption. It was also sought to be furnished as to when the possession of the flat that had been sold on 6-1-1989, had been handed over to him. The assessee furnished the desired information and documents, including the copy of allotment letter besides stating that he was entitled to exemption as per the provisions of section 2(29A) of the Act. The assessee had claimed that he purchased another flat at New Delhi on 31-1-1989, for Rs. 3,80,000, and as such the capital gains were exempted from tax. It was pointed out by the Assessing Officer that the assessee was allotted a flat No. 73 on 12-3-1986 in category-II under the Wazirpur Phase-III-Residential Scheme of DDA. The cost of the flat was Rs. 1,49,060 which was sold by him on 6-1-1989 for a sum of Rs. 2,25,000 and as such, there was a capital gain of Rs. 75,940. The Assessing Officer observed that the assessee had claimed exemption under the provisions of section 2(29A) of the Act which deals with the matters of long-term capital gain but he could not have the benefit of the said provisions as his case fell under the category of short-term capital gain and was governed by the provisions of section 2(42A). It was on this basis the Assessing Officer did not exempt the long-term capital gain and disallowed the deduction claimed by the appellant-assessee.
3. The assessee filed appeal challenging the order of the Assessing Officer before the Commissioner of Income-tax (Appeals) [in short “CIT(A)”] and raised all pleas stating that the assessee applied for registration under the aforesaid scheme on 7-3-1981 and pursuant to the registration, flat was allotted on 27-2-1982. It was submitted further that as per allotment letter, the first instalment was to be paid on 30-3-1982 and all instalments were paid up to 31-3-1987. The possession of the flat was taken by the appellant-assessee which was sold on 6-1-1989 by means of special power of attorney. It was further sought to be contended before the appellate authority that the assessee was allotted the flat on 27-2-1982 and on the date the allotment letter was issued, he became absolute owner of the property, and as per the circular of the Board of Direct Taxes, bearing No. 471, dated 15-10-1986, which provides that if the sale is made through special power of attorney the same was permissible and as such the sale of the flat under reference made after a period of 36 months, was a long-term capital gain and exempted from tax under section 2(29A) of the Act. It was further urged before the CIT(A) that the Assessing Officer had incorporated wrong provisions and given reference of the second allotment letter dated 15-5-1986. The CIT(A) partly accepted the appeal vide order dated 7-9-1992, Annexure A-4 and also took a view that the flat was allotted on 15-5-1986 and as such the same remained with the assessee for less than 36 months and was, thus, not exempted as per the provisions of the Act.
4. The assessee carried the matter in appeal before the Tribunal and all contentions that were raised before the Assessing Officer and the CIT(A) were also raised therein. The pleas of the assessee did not find favour with the Tribunal as well. It was observed that the flat was allotted on 15-5-1986 and the letter issued in that behalf indicated the flat number and it called upon the assessee-allottee to deposit the balance amount. The appeal was consequently dismissed by the Tribunal, vide order dated 14-3-2000.
5. On the strength of the above facts and circumstances, the assessee raised the following substantial question of law for adjudication by this Court:
“Whether on the facts and circumstances of the present case and the provisions of section 2(29A) and section 2(42A) read with section 54 of the Income-tax Act, the flat allotted to the appellant vide allotment letter dated 27-2-1982 is a long-term capital gain and further the investing of that amount for the purchase of another house is exempted under the provisions of Income-tax Act, 1961 ?”
6. We have heard learned counsel for the parties and have perused the record.
7. The sole point for consideration in this case is, whether the capital gain arising on allotment of flat under the scheme of the DDA on 27-2-1982 of which actual flat number and delivery of possession took place on 15-5-1986 and the flat having been sold on 6-1-1989, was a long-term capital gain; and consequently, whether the assessee was entitled to set off the same under section 54 of the Act.
8. The assessee relied upon judgment of this Court in CIT v. Ved Parkash & Sons (HUF) [1994] 207 ITR 148 1 and Circular No. 471, dated 15-10-1986 [162 ITR (St.) 41] to contend that allottee gets title to the property with the issuance of allotment letter and payment of instalments is only a follow-up action and taking of the delivery of possession is only a formality and no right as such accrues thereon. According to the assessee, the transaction stood completed on 27-2-1982 and the flat having been sold on 6-1-1989, the same amounted to long-term capital gains and benefit of section 54 was available to the assessee. The counsel further relied upon the provisions of section 2(42A) of the Act to contend that it was holding of the property and not the ownership of the property that was germane for determination of the question regarding long-term capital gains and since the assessee had held the flat for approximately seven years, he was entitled to adjustment of long-term capital gains under section 54 of the Act in respect of the property purchased by him. Learned counsel for the revenue, with the aid of judgment in CIT v. Smt. Beena K. Jain [1996] 217 ITR 3632 (Bom.) supported the order of the Tribunal.
9. We have given our thoughtful consideration to the entire matter and find force in the submission of learned counsel for the assessee.
10. Before delving on the controversy involved herein, it would be apposite to refer to relevant statutory provisions.
11. Section 2(14) defines capital asset. Under section 2(29A) long-term capital asset is one which is not a short-term capital asset. According to section 2(42A) short-term capital asset at the relevant time meant, a capital asset held by an assessee for not more than thirty-six months immediately preceding the date of its transfer. A conjoint reading of aforesaid provisions leads to one conclusion that a capital asset which is held by the assessee for 36 months would be termed as a long-term capital asset and any gain arising on account of sale thereof would constitute long-term capital gain.
12. It would also be advantageous to refer to Circular No. 471, dated 15-10-1996 [162 ITR (St.) 41] issued by CBDT on which heavy reliance has been placed by the assessee whereby instructions have been issued regarding treatment of capital gains tax in case of a flat purchased under Self-Financing Scheme. It reads thus:—
“Circular No. 471
Capital gains tax – Whether investment in a flat under the Self-Financing Scheme of the Delhi Development Authority would be construction for the purpose of sections 54 and 54F of the IT Act, 1961.
15-10-1986
Capital gains
Sections 54, 54F.
Sections 54 and 54F of the Income-tax Act, 1961, provide that capital gains arising on transfer of a long-term capital asset shall not be charged to tax to the extent specified therein, where the amount of capital gain is invested in a residential house. In the case of purchase of a house, the benefits available if the investment is made within a period of one year before or after the date on which the transfer took place and in case of construction of a house, the benefit is available if the investment is made within three years from the date of transfer.
2. The Board had occasion to examine as to whether the acquisition of a flat by an allottee under the Self-Financing Scheme of the Delhi Development Authority amounts to purchase or its construction by the Delhi Development Authority on behalf of the allottee. Under the Self-Financing Scheme of the Delhi Development Authority the allotment letter is issued on payment of the first instalment of the cost of construction. The allotment is final unless it is cancelled or the allottee withdraws from the Scheme. The allotment is cancelled only under exceptional circumstances. The allottee gets title to the property on the issuance of the allotment letter and the payment of instalments is only a follow-up action and taking the delivery of possession is only a formality. If there is a failure on the part of the Delhi Development Authority to deliver the possession of the flat after completing the construction, the remedy for the allottee is to file a suit for recovery of possession.
3. The Board have been advised that under the above circumstances, the inference that can be drawn is that the Delhi Development Authority takes up the construction work on behalf of the allottee and that the transaction involved is not a sale. Under the Scheme, the tentative cost of construction is already determined and the Delhi Development Authority facilitates the payment of the cost of construction in instalments subject to the conditions that the allottee has to bear the increase, if any, in the cost of the construction. Therefore, for the purpose of capital gains tax, the cost of the new asset is tentative cost of construction and the fact that the amount was allowed to be paid in instalments does not affect the legal position stated above. In view of these facts, it has been decided that cases of allotment of flats under the Self-Financing Scheme of the Delhi Development Authority shall be treated as cases of construction for the purpose of capital gains.”
13. On careful reading of the Circular issued by the Board, para 2 thereof describes the nature of right that an allottee acquires on allotment of flat under Self-Financing Scheme. According to it, the allottee gets title to the property on the issuance of an allotment letter and the payment of instalments is only a consequential action upon which the delivery of possession flows.
14. The next issue is the meaning to be assigned to the word “held” occurring in section 2(42A) of the Act. A Division Bench of this Court in Ved Parkash & Sons (HUF)’s case (supra) while interpreting the provisions of section 2(42A) of the Act elaborated the expression “held by an assessee”, in the following words:—
“As is clear from a bare reading of section 2(42A) of the Act, the word “owner” has designedly not been used by the Legislature. The word “hold”, as per dictionary meaning, means to possess, be the owner, holder or tenant of (property, stock, land….). Thus, a person can be said to be holding the property as an owner, as a lessee, as a mortgagee or on account of part performance of an agreement, etc. Conversely, all such other persons who may be termed as lessees, mortgagees with possession or persons in possession as part performance of the contract would not in strict parlance come within the purview of “owner”. As per the Shorter Oxford Dictionary, Edition 1985, “owner” means one who owns or holds something; one who has the right to claim title to a thing.”
15. Now adverting to the case law relied upon by learned counsel for the revenue, reference is made to Smt. Beena K. Jain’s case (supra). The assessee therein had sold office premises on 23-7-1987 which had resulted in long-term capital gain. Prior thereto, the assessee had entered into an agreement for purchase of a residential flat vide agreement dated 4-9-1985 which was registered on 27-10-1985. The construction of the flat was finally completed in July, 1988 and assessee was put in possession on 30-7-1988. The claim of the assessee under section 54F of the Act was upheld by the Tribunal. Aggrieved, the department had approached the High Court and the petition of the department was dismissed and the issue was decided in favour of the assessee. The said pronouncement does not help the revenue.
16. In view of the above, it is concluded that the provisions of sections 2(14), 2(29A ) and 2(42A) encompasses within its ambit those cases of capital asset which are held by an assessee. Once that is so, adverting to the facts of the present case, the assessee was allotted flat on 27-2-1982 on payment of instalments by issuance of an allotment letter and he had been making payment in terms thereof but the specific number of the flat was allocated to the assessee and possession delivered on 15-5-1986. The right of the assessee prior to 15-5-1986 was a right in the property. In such a situation, it cannot be held that prior to the said date, the assessee was not holding the flat.
17. Accordingly, the substantial question of law proposed by the assessee is answered in favour of the assessee and against the revenue.
18. Consequently, the appeal stands allowed.
[Citation : 344 ITR 501]
