Rule 82 of O.XXI discusses the rules regarding sales of immovable property in execution of decrees. It states that such sales may be ordered by any court other than a small causes court. It also allows the judgment debtor to apply to postpone the sale if they can show they may be able to raise the decretal amount through a mortgage, lease or private sale of the property. The court may grant a certificate and postpone the sale on such terms as it deems proper. Subsequent rules discuss requirements for deposits from purchasers, timelines for payment of purchase amounts, procedures for re-sales due to default, setting aside of sales, and issuance of certificates once a sale becomes absolute.

1. By- Alisha Verma
Assistant Professor Law
Manipal University Jaipur

2. Rule 82 of O.XXI says that
Sales of immovable property in execution of decrees
may be ordered by
any Court
other than a Court of Small Causes.

3.  Where an order for the sale of immovable property has been made,
 if the judgment-debtor can satisfy the Court
 that there is reason to believe that the decretal amount may be raised
 by the mortgage or lease or private sale
 of such property, or some part thereof,
 or of any other immovable property of the judgment-debtor,
 the Court may, on his application,
 postpone the sale of the property comprised in the order for sale
 on such terms and for such period
 as the court thinks proper, to enable the judgment debtor to raise the amount.

4. In such case the Court shall grant a certificate
to the judgment-debtor
authorizing him within a period to be mentioned therein,
to make the proposed mortgage, lease or sale.
Provided that all moneys payable under such mortgage, lease or
sale
shall be paid, not to the judgment-debtor, but it shall be paid in
the court
Provided also that not mortgage, lease or sale under this rule
shall become absolute until it has been confirmed by the Court.

5.  Nothing in this rule shall be deemed to apply
 to a sale of property
 directed to be sold in
 execution of a decree for sale
 in enforcement of a mortgage of, or charge on, such property.

6.  On every sale of immovable property
 the person declared to be the purchaser
 shall pay immediately after such declaration
 a deposit of twenty-five per cent,
 on the amount of his purchase-money
 to the officer or other person conducting the sale,
 and in default of such deposit, the property shall forthwith be re-sold.
 Where the decree-holder is the purchaser
 and is entitled to set-off the purchase-money under rule 72,
 the Court may dispense with the requirements of this rule.

7. The full amount of purchase-money payable
 shall be paid by the purchaser into Court
 before the Court closes on the fifteenth day from the sale of the property
 Provided, that, in calculating the amount to be so paid into Court,
 the purchaser shall have the advantage of any set-off
 to which he may be entitled under rule 72.

8.  In default of payment
 within the period mentioned in the last preceding rule,
 the deposit may, if the Court thinks fit,
 after defraying the expenses of the sale,
 be forfeited to the Government,
 and the property shall be re-sold,
 and the defaulting purchaser shall forfeit all claim to the property
 or to any part of the sum for which it may subsequently be sold.

9. Having examined the language of the relevant rules and the judicial decisions
bearing upon the subject we are of the opinion that the provisions of the rules
requiring the deposit of 25% of the purchase money immediately, on the person
being declared as a purchaser and the payment of the balance within 15 days of the
sale are mandatory and upon non-compliance with these provisions there is no sale
at all.
The rules do not contemplate that there can be any sale in favor of a
purchaser without depositing 25% of the purchase money in the first instance and
the balance within 15 days. When there is no sale within the contemplation of
these rules, there can be no question of material irregularity in the conduct of the
sale. Non payment of the price on the part of the defaulting purchaser renders the
sale proceedings as a complete nullity.

10. Notification on re-sale [R.87]
 Every re-sale of immovable, property,
 in default of payment of the purchase-
money within the period allowed for such
payment,
 shall be made after the issue of fresh
proclamation
 in the manner and for the period
hereinbefore prescribed for the sale. [
court has to follow every procedure it did
for fresh sale earlier]
Bid of co-sharer to have preference [R. 88]
 Where the property sold is a share of
undivided immovable property
 and two or more persons, or whom one is
a co-sharer,
 respectively bid the same sum
 for such property or for any lot,
 the bid shall be deemed to be the bid of
the co-sharer.
 Co-sharer has a right of pre-emption..

11.  Where immovable property has been sold in execution of a degree,
 any person claiming an interest in the property sold
 at the time of the sale or at the time of making the application
 or acting for or in the interest of such person
 may apply to have the sale set aside
 on his deposition in Court-
 (a) for payment to the purchaser, a sum equal to 5% of the purchase-money, and
 (b) for payment to the decree-holder, the amount specified in the proclamation of sale as that
for the recovery of which the sale was ordered, less any amount which may, since the date of
such proclamation of sale, have been received by the decree-holder.

12.  Where a person applies under rule 90 ( on the ground of irregularity or
fraud ) to set aside the sale of his immovable property,
 unless he withdraws his application(of rule 90 ),
 he shall not be entitled to make or prosecute an application under this rule.
 Nothing in this rule shall relieve the judgment-debtor
 from any liability he may be under in respect of costs and interest
 not covered by the proclamation of sale

13.  (1) Where any immovable property has been sold in execution of a decree,
 the decree-holder, or the purchaser, or
 any other person entitled to share in a ratable distribution of assets, or
 whose interests are affected by the sale,
 may apply to the Court to set aside the sale
 on the ground of a material irregularity or fraud in publishing or conduction it.
 (2) No sale shall be set aside on the ground of irregularity or fraud in publishing or conducting it
 unless, upon the facts proved,
 the Court is satisfied that the applicant has sustained substantial injury
 by reason of such irregularity or fraud.
 (3) No application to set aside a sale under this rule shall be entertained upon any ground
 which the applicant could have taken on or before
 the date on which the proclamation of sale was drawn up.
 Explanation.—There mere absence of, or defect in, attachment of the property sold shall not, by
itself, be a ground for setting aside a sale under this rule.

14. Application by purchaser to set aside sale on ground of judgment-
debtor having no saleable interest [R.91]
 The purchaser at any such sale in execution of a decree
 may apply to the Court to set aside the sale,
 on the ground that the judgment-debtor had no saleable interest in the property sold.

15.  (1) When no application is made under rule 89, rule 90 or rule 91(application to set aside the sale
on the grounds mentioned in earlier slides), OR
 where such application is made and disallowed,
 the Court shall make an order confirming the sale, and thereupon the sale shall become
absolute
 Provided that, where any property is sold in execution of a decree
 pending the final disposal of any claim to, or any objection
 to the attachment of, such property,
 the Court shall not confirm such sale until the final disposal of such claim or objection.

16.  Where such application is made and allowed,
 and where, in the case of an application under rule 89 (application to set side on
deposit)
 the deposit required by that rule is made within 60 days from the date of sale, OR
 in cases where the amount deposited under rule 89 is found to be deficient
 owing to any clerical or arithmetical mistake on the part of the depositor and
 such deficiency has been made good within such time as may be fixed by the Court,
 the Court shall make an order setting aside the sale
 Provided that no order shall be made unless notice of the application has been given
to all persons affected thereby.

17.  (3) No suit to set aside an order made under this rule shall be brought by any person against
whom such order is made.
 (4) Where a third party challenges the judgment-debtor's title by filing a suit against the auction-
purchaser, the decree-holder and the judgment-debtor shall be necessary parties to the suit.
 (5) If the suit referred to in sub-rule (4) is decreed,
 The Court shall direct the decree-holder to refund the money to the auction-purchaser, and
 where such an order is passed the execution proceeding
 in which the sale had been held shall,
 unless the Court directs, be revived at the stage at which the sale was ordered.

18.  Where a sale of immovable property is set aside under rule 92,
 the purchaser shall be entitled to an order
 for repayment of his purchase-money,
 with or without interest as the Court may direct,
 against any person to whom it has been paid.

19.  Where a sale of immovable property has become absolute,
 the Court shall grant a certificate
 specifying the property sold
 and the name of the person
 who at the time of sale of is declared to be the purchaser.
 Such certificate shall bear date the day on which the sale became absolute.