1977 (4) TMI 1 - SC - Wealth-tax

Diversion by Overriding Title - land taken on lease - effect of the condition in lease that 50% of the unearned increase in the value to be paid to the lessor at the time of transfer on the valuation of leasehold interest - market value of the interest where it is not encumbered by the lease deed should be reduced by 50% of the unearned increase in the value of the land on the basis of the hypothetical sale on the valuation date - Revenue s appeal dismissed

Summary

Issues Involved:
1. Valuation of leasehold interest in land for Wealth-tax purposes.
2. Impact of covenant restricting assignment of leasehold interest.
3. Deductibility of 50% unearned increase payable to the lessor.

Issue-wise Detailed Analysis:

1. Valuation of Leasehold Interest in Land for Wealth-tax Purposes:

The primary issue in this case revolves around the valuation of leasehold interest in land for the purpose of the Wealth-tax Act, 1957. The controversy pertains to the assessment year 1968-69, with the relevant valuation date being December 31, 1967. The assessee's net wealth included a property consisting of leasehold interest in land and a house built upon it. The land, leased by the President of India, had terms that included a covenant restricting assignment without prior approval and entitling the lessor to claim 50% of the unearned increase in the land's value at the time of assignment.

The Wealth-tax Officer initially valued the property based on its rental income, arriving at a figure of Rs. 8,29,560 but reduced it to Rs. 6,00,000, a value accepted in past assessments. The assessee's appeal against this valuation was unsuccessful at the Appellate Assistant Commissioner and the Tribunal, which upheld the view that the unearned increase was not deductible in computing the property's value under section 7 of the Wealth-tax Act.

2. Impact of Covenant Restricting Assignment of Leasehold Interest:

Clause (13) of the lease deed, which restricts assignment of the leasehold interest without prior approval and mandates payment of 50% of the unearned increase to the lessor, significantly impacts the valuation. The High Court held that this liability was a disadvantage attached to the leasehold interest, thus deductible from the property's value when calculating the assessee's net wealth. The Supreme Court agreed, emphasizing that the covenant runs with the land and binds any assignee, thereby depressing the leasehold interest's market value.

The Supreme Court highlighted that ignoring this burden in valuation would result in assessing an asset different from what the assessee actually owns. The principle applied was similar to the one in Corrie v. MacDermott, where restrictions on land use affected its valuation.

3. Deductibility of 50% Unearned Increase Payable to the Lessor:

The Supreme Court examined whether the 50% unearned increase payable to the lessor should be deducted from the leasehold interest's value. The Court noted that this payment is not merely an application of income but a diversion by paramount title. The assessee collects this amount on behalf of the lessor, and it does not form part of the assessee's net realisable worth. The Court distinguished this from cases where payments are made from income after it reaches the assessee, such as brokerage or commission expenses, which are not deductible.

The Court concluded that the leasehold interest must be valued by deducting 50% of the unearned increase from its market value, reflecting the true net wealth of the assessee. The Tribunal's question was answered in the negative, affirming that the 50% unearned increase is deductible in determining the leasehold interest's value for wealth-tax purposes.

Conclusion:

The Supreme Court dismissed the appeal, holding that the leasehold interest's value must be reduced by 50% of the unearned increase in the land's value, reflecting the burden imposed by the lease covenant. This judgment underscores the importance of considering all encumbrances and restrictions in asset valuation for wealth-tax assessments.