Thursday, March 28, 2019

Doctrine Of Privity Of Contract: Should It Be Discarded Or Not?

The ‘Doctrine of Privity of Contract’ is a long established principle of English Law which provides that no one may be entitled to or bound by the terms of the contract to which he is not an original party. In other words, it is a common law principle, which stipulates that rights or obligations can only be imposed on parties to a contract. The doctrine prevents a third party from having any legal right to enforce the contract or to have contractual liabilities imposed as a result of the contract, and that contractual remedies are for the contracting parties alone. Essentially, it prevents a third party from enforcing the terms of a contract. Therefore, the doctrine has proven to be problematic for third parties as they are not in a position to enforce obligations of the contracting parties.
It is to be noted that the Indian Contract Act, 1872 does not contain a single provision relating to this doctrine. It has been widely accepted in India through a series of case laws. Section 2(h) of the Act 1872, defines a contract as being an agreement between two parties enforceable by law backed by some consideration. In other words, contract is nothing but a valid agreement. The term ‘agreement’ has been defined under Section 2(e) of the Act. According to this section, every promise and every set of promises, forming the consideration for each other, is an agreement. Section 2(d) defines consideration as an act that must have been done at the desire or request of the promiser. One of the notable features of this section is that the act which is to constitute a consideration may be done by the promisee or any other person. This means that as long as there is consideration for the promise, it is immaterial who has furnished it. This principle has been laid down in the case of Dutton v Poole.
The doctrine of privity of contract was firmly established in the case of Tweddle v Atkinson. The Court held: no legal entitlement is conferred upon the third party to an agreement and promisee cannot initiate any legal action unless the consideration from the promise moved from him. Consideration must move from the party entitled to sue upon the contract. This was further affirmed in the case of Dunlop Pneumatic Tyre Co. Ltd. v. Selfridge & Co. Ltd.
The two underlying principles that can be ascertained from the cases in English law which led to the advent of this Doctrine, are
  • A contract cannot be enforced by a person who is not a party to the contract, even if it has been made for his benefit.
  • Consideration moves from the promisee only.
Even though under the Indian Contract Act, 1872 the definition of consideration is wider than that of English Law, and consideration can very well be given by a non-contracting party, the common law principle of Doctrine of Privity is generally accepted in India. For instance, in the case of Jamna Das v. Ram Avtar, the Privy Council broadened the scope of the doctrine by introducing it in India. It was congruously held that a person who is not a party to the agreement cannot recover the amount due from a party to the agreement. In 1970, the Supreme Court cleared the obscurity surrounding this doctrine. In the case of M.C. Chacko v. State Bank of Travancore, the Supreme Court manifested itself in favour of the Dunlop Pneumatic Tyre Co. Ltd. v. Selfridge & Co. Ltd case. Macpherson v. Buick Motor Co,is a famous case under the New York Court of Appeals opinionated by Judge Benjamin N. Cardozo. This case laid down the rule which acted as a pioneer for the rule of product liability. It also removed the requirement of privity of contract for duty in negligence actions. The Court held that it is the duty of the manufacturer to construct carefully, anything which might be dangerous to the user of the product. If the manufacturer is proved to be negligent, then irrespective of the contract the liability will fall on the maker.
Exceptions to the rule:
The common law exceptions to the above said rule are based on the premise of statutory exceptions. In case of Trust, when a contract is made between a trustee and another party, the beneficiary has the right to sue to enforce his rights attached to the trust formed. In case, when a contract is made for the benefit of a person, he can sue the parties even if he is not a party to the contract. In case, when a contract requires a party to pay a certain amount to third-party and it is acknowledged by the party, the third-party can sue the party who has acknowledged for the enforcement of the contract. Contract made through an agent is also an exception to the above said rule. In case of defective goods, a third party may sue the seller if he/she has been affected by the flaws. Consumer protection laws are an example of this exception. In case of personal injury, the third parties who are not a party to the contract may sue the negligent party. In case of a family settlement, when certain provisions are made for a particular family member, then such person may sue to enforce the contract. In case of multilateral and collateral contracts, the third party has the right to sue in order to enforce his or her rights.
Contracts (Rights of Third Parties) Act, 1999:
The Contracts (Rights of Third Parties) Act, 1999, an Act of the Parliament of United Kingdom which aimed at reforming the common law of Doctrine of Privity of Contract. This Act came into existence due to the widespread criticism of the doctrine by jurists, lawyers and academicians. It provides for the insertion of arbitration clauses in terms of an agreement & for protection of the promisor from the cases of double liability and envisages promisor’s defenses. The Act also provides for the extent of effectiveness of the rights of third parties, so that they are not misused. The Act, in order to reform the doctrine provides for two statutory exceptions to the above said rule, namely where the contract expressly provides for it, or when the contract purports to confer a benefit on such a person. The Contracts (Rights of Third Parties) Act 1999 enforced in United Kingdom in order to reform the doctrine provides for two statutory exceptions to the above said rule, namely where the contract expressly provides for it, or when the contract purports to confer a benefit on such a person.
Conclusion:
The doctrine though lays to rest the rights of third parties, it is vague in nature and lacks clarity. Abatement of the doctrine is required to enable a third party to sue on a contract made for his benefit under certain circumstances as per recommendations of 13th Commission Report i.e. a more clear cut definition or a statutory provision must be inserted or a separate legislation must be passed for third party rights under certain qualified circumstances akin to Contracts (Rights of Third Parties) Act, 1999. 

Friday, March 8, 2019

Due Diligence Required Before Buying A Property

Before buying a property there are various measures to look for, which are essential to ensure the seller has a valid title over the property and he has capacity to transfer that valid title to the buyer.
Following are the steps:
  1. Legal capacity of the seller. The seller should to be above the age of 18yrs (or the property must be sold through legal guardian in case of a minor). A person of unsound mind can also sell a property but only though a guardian appointed by the court.
  2. The seller must be having a valid title of the property and registered in his name as required by the Transfer of Property Act, 1882.
  3. Complete background check of the property must be made till the extent it can be done and is reasonable. Documents related to previous ownership of that property must be checked at the time of buying that property.
  4. Encumbrances over the property must be inquired before buying a property and all the liabilities and charges against that property must be known to a buyer.
  5. The Property so constructed must be made in compliance of the building bye-laws or the local building laws of that area.
  6. If a property is disputed in a court already, then that property cannot be transferred or sold to anyone until the dispute is resolved in that adjudicatory body.
  7. Contacts by way of fraud and undue influence are void and the buyer cannot be forced to buy if he is affected by either of them even after a contract has been entered into.
  8. Contracts where the buyer had no free consent at the time of the agreement can later be validated if the buyer provides consent at a later stage during a dispute.
 At the time of selling a property, a seller has following duties:
  1. To tell the buyer about all the defects and problems in construction of the property. It is the duty of the seller to provide the seller with complete information of the property.
  2. The seller has to provide the buyer all the documents, untampered and original relating to possession and pervious ownerships of that property.
  3. To take care of the property after a contract has been entered into by the buyer but possession has not been transferred yet. Any damage caused to the property by buyer after entering into the contract may result in defective title of the property for the buyer.
  4. When the buyer finally enters into a contract with the property, the date and time or the delivery of possession must be provided for and subsequently if there is no breach or termination of the contract the possession must be duly transferred to the buyer.
  5. It is also the duty of the seller to pay all the public charges and rent due against that property[1]. If a buyer has agreed to buy such property along with any encumbrances only then that contract will be valid otherwise if the buyer does not disclose any such encumbrances, he can be held liable.
  6. At the time of buying a property, the buyer is entitled to any increase in value of the property and any benefits that are arising out of the property which have arisen during the period the possession of the property has not been transferred to the buyer.
  7. All things attached to earth like upon a transfer of the land, all structures upon it, including the house[2], buildings[3], trees[4] including fruit trees[5]pass by necessary implication and it is not necessary to mention them[6].
  8. In case of a house all the things attached to it which are required for the permanent use of such property such as locks, keys, bars, doors[7], windows will also go along with the property.
Duties of the buyer at the time of buying a property
  1. The buyer must disclose any facts in his knowledge such as any new law that has been passed due to which the prices of the property will hike. If a buyer conceals such information to obtain undue advantage, then it can render his title in the property defective.
  2. It is the duty of the buyer to pay money to the buyer or any person the buyer directs to pay as and when agreed by the contract. Non payment of money can result in defective title or termination of the contract as the case may be.
  3. To pay any charges or dues against that property non-payment of which might result in legal consequences against that property. The buyer can later claim those charges from the buyer.
  4. The buyer must bear any loss or expense arising to prevent any damage to the property of the buyer if the title has not been transferred yet, but the possession has been provided to the buyer. He must take care of the property as it were his own and take all measures to protect it.
Conclusion:
It is the duty of the buyer to disclose all the material facts of the property like existence of any defects in the property and to provide the seller with a valid title of that property, while it the duty of the buyer to do a complete background check for competence and title of the seller along with previous ownerships of the property before buying it. After the contact has been entered into, the buyer must take reasonable care of the property as if it was owned by him until the title is finally transferred to him. It is the duty of both, the buyer and seller to disclose any information related to property that might affect the transaction. Any encumbrances over the property must either be cleared or agreed to be transferred along with the property. Fixtures and fitting of a property meant for permanent use go along with it and non-payment of money duly to the buyer can affect the transaction and can make the title of the buyer defective.
Read This : 
[1] Austerberry v. The Corporation of Oldham (1885) 29 ChD 750; Tulk v. Moxhay AIR 2011 Chh 750.
[2] Nathu Mian v. P Suryanarayan, AIR 1973 AP 94.
[3] Asgar v. Mahomed Medhi Hossein, (1872) 8 Beng ILR 508.
[4] Ram Chandra v. Kalyan singh, AIR 2006 All 184.
[5] Badam v. Ganga, (1897) 29 All 484.
[6] Divisional Forest offices v. Daur, AIR 484.
[7] Peru Bipari v. Ronuo (1884) 11 Cal 165.