Senior Advocates vs Junior Advocates

Senior Advocates and Junior Advocates?

In legal profession and among the general public, we often hear the reference to ‘Senior Advocate’ and ‘Junior Advocate’. While the reference to ‘Senior Advocate’ is general and based on the age and experience of a particular legal professional, technically, an advocate recognized by the courts based on the rules and the practice is called ‘Senior Counsel’. While the ‘Senior Counsel’ is bound to follow a separate or special code of conduct as enshrined in the rules and as per the practice, there is no substantial difference between the rules governing ‘Senior Advocate’ and ‘Junior Advocate’ as such. Irrespective of real time exposure, talent and ability; barring corporates or knowledgeable people, general public sees an aged lawyer with good practice, as a ‘Senior Advocate’.  While it is absolutely true that experience matters in legal profession, it is also true that years of experience may not guarantee all the talent and required ability in profession. Many so-called ‘Senior Advocates’ are not in a position to draft a pleading properly and are not in a position to present the case properly in court. Examples are plenty. Still, these professionals manage to get brief or clients using their public relations and other talents. It is alleged that some so-called ‘Senior Advocates’ are favored in courts at-times based on their relations with the presiding officers and other issues rather based on the substance of the issue before the court. On many issues, a judge can exercise lot of discretion and it is very difficult to find-out as to how a particular court has favored a particular Advocate. While this happens on the one-side, we have very talented young legal graduates or professionals who may not require that much time to understand the profession and to acquire the required abilities in profession. However, irrespective of the ability of a young lawyer, these young lawyers are humiliated by the judges at times and this happens when a young lawyer appears against a ‘Senior Advocate’ or a ‘Senior Counsel’. While the young lawyers who are prepared to argue complicated matters and even with the ‘Senior Advocates’ and ‘Senior Counsel’ are bullied at times in Courts, young lawyers lacking the required talent are asked to wait in the court, read the papers and forced to argue the matters. This happens very frequently in courts. Already, young and talented graduates are not interested in legal profession due to various issues and these talented youngsters prefer to work in corporate word which guarantees good life and early settlement in life. This trend is not good for the legal profession and not good for the society. There is a need to attract and retain the young talent in legal profession. It would be a gigantic task as problems are plenty in our legal system and there are real problems which go beyond the possibility of ‘reform’.

If a judge laughs at a young lawyer presenting a case without any reason and logic, then, its illogical and nothing but humiliating that particular advocate. This comes with the mind-set of some judges who believes that lot of experience is required in profession and they believe that a young lawyer with little experience can never be right in his point of view. There are youngsters who are capable of addressing all these issues and who can convince any judge, but, those are exceptions. Young judges tend to recognize the talent and even among the senior judges, there are judges who are concerned at the system and degrading standards in profession. These responsible judges are very fair and tend to encourage and recognize the youngsters in legal profession. We can not completely blame the Bench for all the problems when it comes to giving due recognition to the young lawyers. Standards in legal education have degraded except the standards being maintained by few recognized law schools in this country. Irrespective of not so high standards in a particular law college, those law colleges too can produce brilliant law graduates and it mostly depends upon the interest of that particular student towards his studies and his abilities like command over language, drafting skills, presentation skills, public relations and logical thinking especially. There is also another problem. If a young law graduate joins with an Advocate office initially, then, it is very difficult to get an opportunity to argue the matters. In some cases, there can be justification due to the complex nature of the matter or the importance. There are cases where a Senior Advocate believes that only he can argue the matter and his assistants should continue to assist him in filing papers in Court etc. There are also Senior Advocates or Advocates who are willing to recognize the talent and believe his young colleagues in office, but, these kinds of people are exceptional. It is very unfortunate to note the standards of the Bench and also of the Bar are degraded gradually and it appears that it would be extremely difficult to repair the situation. There are judges who believe in doing what they feel is right irrespective of precedents and legal position. If a particular judge makes-up his mind to pass an order in a particular manner, he can very easily ignore the submissions, twist the law, quote the precedents on interpretation and can neglect the similar precedent simply on the pretext that the precedent submitted is not applicable to the facts of the case. An aggrieved can only prefer an Appeal though he fully believes that the order passed by a particular court is erroneous. For preferring an appeal against the erroneous order, the advocate should convince his client due to the expenses involved and at times, it becomes very costly if it involves preferring an appeal to the Supreme Court or preferring an appeal to the High Court from a Lower Court. Nothing can change this situation except the Bench believing in certain basic things and imparting good training to the judicial officers in the beginning and also frequently.

When it comes to the recognition being conferred on a particular advocate as ‘Senior Counsel’, this exercise is also being criticized very often now-a-days. The conferment in the past appears to be good and only deserved used to be recognized as ‘Senior Counsel’. If we look at the earlier generation of Senior Advocates, anyone tend to agree that they are deserved to be recognized as ‘Senior Counsel’. We have seen wonderful lawyers serving in the legal profession and also serving the society through their participation in public life. A Senior Counsel or a Senior Advocate or a good advocate should be good at understanding the case quickly, understanding the mind-set of the judge well and should be in a position to sum-up the case correctly assisting the Court. Anyone possesses this qualities should be seen as a good advocate whether he is ‘Senior Counsel’, ‘Senior Advocate’ or a ‘Junior Advocate’. As I believe, years of experience are not the sole criteria for conferring recognition upon a particular advocate as ‘Senior Counsel’. Irrespective of the age and years of experience of a particular advocate, if an advocate possesses the required qualities and abilities in profession, he should be seen as ‘Senior Advocate’ or ‘good advocate’.

It is also to be noted that, still, many old generation judges or the senior judges adhere to some basic standards and they believe in reforming the system, believe in encouraging young lawyers and they don’t humiliate young people. There are still wonderful judges. I have seen very prominent judges or senior judges exercising great patience while listening to the young lawyers and even when they are not presenting the case properly, these great judges exercises patience and never humiliate or bullies the young lawyers. Sometimes, the judges may have to guide the young lawyers properly and there is a need to give proper and good advice without discouraging him or humiliating him. In view of their engagements, there is nothing wrong in giving preference to the busy lawyers or the ‘Senior Counsels’, but, undue preference should never be given during the course of the proceeding. Normally, when a party engages a ‘Senior Counsel’, even other tend to do the same and this is the normal practice and there can be exceptions.  A ‘Senior Counsel’ may have good relations with many judges and infact many of the juniors of a ‘Senior Counsel’ should have been appointed as judges also. In view of these relations, it is alleged that some judges favour some particular ‘Senior Counsel’. A judge or a Court should never give this kind of impression that he will consider the case positively if a particular advocate or a ‘Senior Counsel’ is appointed. This is not good for the profession and the perception of the judicial system in this country. Despite lot of efforts to reform the legal system or the judicial system, we could not effectively bring the reforms addressing the issues of delay, technicalities, transparency and easy filing procedure. But, it is the collective responsibility of the legal professionals, society and the Government to look into these issues. A strong and efficient judiciary represents a strong ‘democracy’.

Earlier it is known that only rich prefers to enter into legal profession and one needs legacy also to stand in profession. Its true even today. But, with technological advancements and all-round growth in the society, there is a possibility for the professionals to come-up in legal profession even without any background. It takes lot of time to establish a good practice in profession and it requires lot of hard-work, patience and continuous curiosity.  To get appointed as Government pleaders one requires the political back-up and to get appointed as panel advocate of even Public Sector Undertakings (PSUs), one needs to know the route and should be in a position to manage the officials concerned. Ability takes back-seat in the society. There are so many problems in the legal profession or the system and I strongly believe that a collective effort will bring the required change in the system. It is very important to attract and retain the young talent in legal profession. These young law graduates and lawyers should be constantly encouraged in every possible way and so that, they will stay in profession and it brings glory to profession and also to the legal system. Many of the noted ‘Senior Lawyers’ today must have also been suffered in their initial days of career. There must have been lot of hard-work and they must have waited for years to reach a particular position in profession and to be considered as privileged. But, when they reach a particular position, it is their responsibility to look at the profession and they should try to do their level best to correct the system. Its their moral responsibility towards the legal profession and also towards the society.

Its not the business of any judge to humiliate or discourage an young lawyer just because he is appearing against a so-called ‘Senior Advocate’ or ‘Senior Counsel’. A judge should never have a biased view and he should be concerned at the case before him, pleadings, submissions and the law and nothing more. I have never faced this problem in profession, but, I know as to what happens normally and I have seen many instances where the judge simply laughs at a young lawyer just to humiliate him and there may not be any reason whatsoever for that laugh.  A judge, howsoever senior he is, should never think that he knows everything and there is no need for him to listen to a young lawyer and that’s not the quality of a good judge. A judge should never discriminate between a young lawyer and a senior lawyer and he should only be concerned at the pleadings before him, submissions, the law and nothing more. It may not be possible for every young lawyer to oppose the judge even if he is wrong.

I hope that both the Bench and the Bar wakes-up and look at the real issues challenging very respect of the profession and the system.

Source: http://durgaraovanayam.blogspot.in/2012/08/senior-advocates-and-junior-advocates.html
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Patta Authority cannot negate his responsibilities


HIGH COURT OF MADRAS


W.P.No.19342 of 2011
M.Periyasamy vs The Thasildar on 24 February, 2012
Dated: 24.02.2012


Facts in Brief: 
The petitioner is the lawful proprietor of a property and sold a portion of it. The buyer forged the document and sold the property which is not belonged to him to the respondents (2 to 9). The respondent obtained patta in his favor. Hence, petitioner sent the representation before the Tahsildar (1st Respondent) to consider his representation to cancel the patta. Since the 1st Respondent has not taken any steps to take actions, the present writ petition filed in the nature of mandamus. Ld. Counsel for Respondent no.1 submitted that the application u/s. 10 Tamil Nadu Patta Pass Book Act not competent before the Tahsildar as he does not hold the jurisdiction to review his own order but the remedy available is only before the R.D.O by way of appeal.

Held: The remedy of appeal before R.D.O available only if the proceedings before the Tahsildar had taken place. Section 10  of Tamil Nadu Patta Pass Book Act awards an opportunity for the person who has not been heard when the patta has been granted. Such person can very well approach the Tahsildar to  modify or cancel the patta u/s. 10 of the Act.

The provisions of Section 10 are similar to Order 9 Rule 13 of the CPC for setting aside the expartee decree.


Respondent no.1, therefore under statutory obligation, has to consider and decide the application, either to accept or reject it, but he cannot sit over it without proceeding further in the matter. The respondent no.1, thus, has failed to perform his duty, under Statute.

Writ Petition allowed. The respondent no. 1 directed to consider the representation not later then six months.
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District Collector is not the Competent authority to cancel the patta

District Collector is not the Competent authority to cancel the patta

High Court of Madras

W.P. No. 22761 of 2011 

Lakshmiammal Vs The District Collector, Krishnagiri District & others 

Facts:
 The petitioner holds the title of the properties by way of gift deed. The fourth respondent illegally obtained the UDR Patta and subsequently sold the land to others. Petitioner sent representation to the respondents to cancel the patta but of no avail. Hence invoked writ jurisdiction by mandamus to direct the respondent to consider the representation to cancel the patta. 

Held: The writ is misuse of court. The grant of patta governed by a statute i.e. Tamil Nadu Patta Pass Book Act, 1983. The Tahsildar is the competent authority under Rule 3 of the Act to issue patta or cancel it, in case, it is illegally granted. The remedy to the aggrieved party lies u/s. 10 of the said Act or in alternative an appeal can be filed before the R.D.O u/s. 14 of the Act. The remedy of the statutory authority is further subjected to revision. If aggrieved by the decision of authorities the parties can file a civil suit.

Hence, District Collector is not competent authority under the act to deal with issuance of patta or cancellation. No merit petition dismissed.
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EMINENT LEGAL QUOTES

Power to frame a policy by executive or legislative decision included the power to withdraw the same.

Benefits extended to some persons in an illegal or irregular manner cannot be claimed by others on the plea of equality.

Rule of the game cannot be changed after the game is over.

The procedure for depriving a person of his life or liberty should be fair, reasonable and just.

Government is not accountable to the courts in respect of policy decisions. However, they are accountable for the legality of such decisions.

It is trite law that justice should not only be done but it should be seen to have been done.

The concept of adverse possession of lien on post or holding over is not applicable in service jurisprudence.

An illegality cannot be regularized, particularly, when the statue in no unmistakable term say so.

Necessity knows no law. A person may sometimes have to succumb to the pressure of the other party to the bargain who is in a stronger position.

Ignoring our commitments may make us rationale but not free. It cannot make us maintain our constitutional identity.

The letter of the Government permitting regularization of possession of unauthorized occupants is not valid. Such letters are wholly illegal and without jurisdiction. Such illegalities cannot be regularized.
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Checklist for purchasing immovable property

Checklist For Purchasing Immovable Property

Purchasing a property or owning a house is an important thing in one’s life. However, one needs to be careful while buying a property to avoid falling into legal hassles. Before buying a property a number of checks need to be done to confirm that the land has a clear and marketable title. The legal status of the property is one of the first issues that should be addressed. The documents required for scrutiny of the title will vary in each case.

A handy and simple property purchase checklist one should consider before taking decisions on buying property in and around Bangalore.

Documents checklist for purchasing agricultural land (from Karnataka/Bangalore standpoint)
Mother/Parental Deed
Origin of the Property
Flow of the Property
Sale deed
Grant Certificate
Family trees
Index of Land
Mutations
Record of Rights
Survey map
Village map
Agarband, Tippani
Demand and Tax paid receipts
Khatha
Encumbrance certificate
Present possession
Endorsement from competent authorities.

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Property Purchase Guide

Simple Guide Before You Buy Property………….

| Wednesday, May 11, 2011

Buying property is a serious business, because you are not only buying a dream property but also your investment in life. It is obvious that you don’t want to invest on property which causes problem or risk in future. You may be searching for a guide to understand simple procedure for smooth and easy buying of property.

Here is an attempt to provide simple guide for cross-checking before buying a property.

1. Ask for Photocopies of all deeds of title, revenue records and all other documents related to the property to be purchased. [Simple Checklist for Purchase of Property, to know the necessary documents]

2. Do not buy a property if the title of property is not clear. If title is not clear or marketable it will cause problem in future. You can seek assistance of your lawyer to know whether the title of the property is clear. 

3. Origin of the property is very important to trace the title of the property. Documents covering a minimum period of 41 years must be scrutinized.

4. After ascertaining origin of the property, you should ensure methodical examination of events and subsequent transaction.

5. Revenue records must be verified, revenue records should bear the name of the seller.

6. Ensure that seller of property has all documents relating to property.

7. Ask for original property documents and compare the same with photo copies provided for scrutiny.

8. You must physically verify the property. On spot, you must verify the property physical measurement and boundaries; it should tally with the measurement and boundary mentioned in the documents.  You must also ensure that there is no physical encroachment on the property. You may also make enquires with the adjacent owners about the ownership of the property.

9. You must ensure statutory clearances (like local clearances, NOC’s, Conversion, unto date taxes, etc), with regard to the property.

10. You may notify in a leading newspaper about your intention to purchase the property.  Though paper notification is optional, sometimes when published you might receive response from a genuine claimant.  This will help you in understanding disputes if any with regard to the property and avoid legal problem at a later date.

11. Property must be duly converted for residential purpose/ occupation, by the order of the competent authority.

12.  Get copy of the approved layout for the building from your builder or seller of the property. Compare photo copy with the original plan. Ensure that building plan or layout or construction is approved by the concerned authorities and the property you intend to purchase is within the approved plan.

13. Confirm Stamp duty, Registration charges and transfer fees to be paid on purchase of the property as well as other outgoings to be paid for the property i.e. property tax, water, electricity, maintenance, society charges etc.  Get good idea of total cost of all components with regard to property purchase, though all components are not immediately available, but should be factored into total cost.

14. Access to the property is critically important. If access is difficult, re-sale values will be affected, and may cause day to day inconvenience. You may also ensure proximity to bus stand, hospitals, market, central business district, hotels etc.

15. Check around with local sources to find builder or developer or seller reputations.

16. There must be nil encumbrances on the property. You must ensure that all existing charges (including mortgages) are cleared by the seller before entering into any transaction.

17. Ensure that the property you are buying has adequate water and power supply and sewage facility.

18. You must retain and backup all the correspondence or documents made with the builder or developer or seller.

19. You must carefully read the draft deeds before entering into any transaction (sale or Sale Agreement, etc.).

20. Avoid arbitration clause in contracts of purchase. Arbitration clauses were apparently designed to reduce the time and expenses of litigation, but many times may consume much time while appointing Arbitrator if the other party does not consent and many times arbitration clause empowers the builder to appoint the sole arbitrator, which is not agreeable and Arbitration proceeding cost may end up much higher than the court fees.

21. If you have belief in vastu, get consultation done before buying the property.

The foregoing is not a complete list of preventive measure, but is only a guideline, but hopefully it might be useful for people considering buying and selling of property.

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Guide after you purchase a property....

Steps to be taken after purchase of property

| Saturday, January 1, 2011
Purchase of immovable property comprises various steps, broadly categorised as post and pre-registration. Here are few measures the purchaser is required to take after purchase of the property.

1. Obtain original documents of title from the seller and compare them with the copies which you had scrutinised through your advocate.

2. Inspect the property a day ahead of sale deed registration. Make sure that the property is as per the terms of the sale agreement.

3. Apply for updated encumbrance certificate with the sub-registrar office on the day of registration. Such encumbrance certificate should contain the registration details of your sale deed.

4. Purchaser should obtain possession of the property in terms of the sale agreement. The seller should completely hand over possession of the property and the purchaser should receive all the keys of the property at the time of registration.

5. The purchaser shall verify that all the taxes, statutory payments in respect of the property including power, water charges are paid up-to-date. Purchaser must collect all the paid receipt and verify the same with concerned offices. Power and water supply agencies collect deposits from the consumers, so you must collect such deposit receipts from the seller.

6. After completion of the registration of the sale deed, the purchaser should ensure that the khatha of the property in the records of the local bodies, gram phanchayats or the city corporation is transferred to the purchaser name.

7. Purchaser to ensure that the duly filed application for khatha transfer has been signed simultaneously while singing the sale deed. This will avoid unnecessary disputes and complications at a later date.

8. Khatha application with a sale deed copy is to be filed with the respective local bodies against acknowledgement. Local bodies transfer the khatha into the purchaser name on collecting a transfer fee, generally two percent on the stamp duty paid on the sale deed and issue written confirmation of transfer in the name of the purchaser.

9. The water and power connections installed are required to be transferred to in the name of the purchaser. Obtain a letter from the seller addressed to the respective authorities to transfer the connections, including the deposit paid to the purchaser name.

10. In case of a vacant site, the purchaser should put up a display board that he/she is the owner of the property and the trespassers will be prosecuted. It is good to fence the vacant site.  Periodical visits to the site are a must to detect any encroachment.

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