The rights and duties of the seller and the buyer in a sale

The rights and duties of the seller and the buyer in a sale of immovable property are comprehensively detailed under Section 55 of the Transfer of Property Act, 1882 (TPA). These duties, unless negated by a contract to the contrary, apply automatically and govern the conduct of both parties before and after the completion of the sale.

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1. Statutory Framework

Section 55 is based on the principles of justice, equity, and good conscience and ensures that both parties adhere to a minimum standard of fairness and transparency during the sale process.

The rights and liabilities of the seller and buyer are classified into two stages:

1. Before Completion of Sale (Pre-Conveyance): Duties related to inspection, due diligence, and preparation of the sale deed.

2. After Completion of Sale (Post-Conveyance): Duties related to the transfer of possession, payment of outgoings, and guaranteeing title.

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2. Duties and Liabilities of the Seller

The seller's primary duties focus on ensuring that the buyer receives a good, clear, and marketable title.

A. Duties Before Completion (S. 55(1)(a) to (e), (g))

1. Duty to Disclose Defects (S. 55(1)(a)): The seller is legally bound to disclose to the buyer any material defect in the property or in the seller’s title that the seller is aware of, but the buyer could not discover with ordinary care. Failure to disclose such defects is treated as fraudulent omission.

2. Duty to Produce Title Deeds (S. 55(1)(b)): The seller must produce all documents of title relating to the property, which are in their possession or power, for the buyer's inspection and examination (due diligence).

3. Duty to Answer Questions (S. 55(1)(c)): The seller must answer all relevant questions put by the buyer regarding the property or its title to the best of their information.

4. Duty of Care (S. 55(1)(e)): Between the date of the contract of sale and the delivery of the property, the seller must take as much care of the property and title deeds as an owner of ordinary prudence would take.

5. Duty to Pay Outgoings (S. 55(1)(g)): The seller must clear all public charges and rent accrued due in respect of the property up to the date of the sale (e.g., property taxes, electricity bills).

B. Duties After Completion (S. 55(1)(f), (2), (3))

1. Duty to Give Possession (S. 55(1)(f)): On the buyer's requirement, the seller must deliver possession of the property to the buyer after the execution and registration of the sale deed.

2. Covenant for Title (S. 55(2)): The seller is deemed to contract with the buyer that the interest which the seller professes to transfer subsists (exists) and that they have the power to transfer the same. This is an implied warranty of good title, which protects the buyer from future claims against the property's title.

3. Delivery of Title Deeds (S. 55(3)): Upon receiving the whole of the purchase price, the seller must deliver all title documents to the buyer.

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3. Rights and Liabilities of the Seller

A. Rights Before Completion (S. 55(4)(a))

• Right to Profits: Until the ownership is transferred to the buyer, the seller retains the right to the rents, profits, and beneficial interests arising from the property.

B. Rights After Completion (S. 55(4)(b)): The Statutory Charge

• Lien for Unpaid Price: Where ownership has passed to the buyer but the purchase price (or part of it) remains unpaid, the seller acquires a statutory lien or charge on the property for the amount of the unpaid purchase money. This charge is enforceable against the buyer and any subsequent transferees with notice of the non-payment.

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4. Duties and Liabilities of the Buyer

The buyer's duties focus on responsible behavior, timely payment, and taking ownership responsibility once the title passes.

A. Duties Before Completion (S. 55(5)(a), (b))

1. Duty to Disclose Material Facts (S. 55(5)(a)): The buyer must disclose to the seller any facts about the property that materially increase the value of the property, of which the buyer is aware but the seller is not, and which the seller could not with ordinary care discover. (This is the reciprocal duty of disclosure).

2. Duty to Pay Price (S. 55(5)(b)): The buyer is bound to pay or tender the purchase price to the seller at the time and place of completing the sale.

B. Liabilities After Completion (S. 55(5)(c), (d))

1. Risk of Loss (S. 55(5)(c)): Once ownership is transferred (registration of the sale deed), the risk associated with the property immediately passes to the buyer. The buyer must bear any loss arising from the destruction, injury, or decrease in value of the property, unless the loss was caused by the seller.

2. Payment of Outgoings (S. 55(5)(d)): The buyer is liable to pay all public charges, taxes, and rent in respect of the property that accrue after the date of the sale.

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5. Rights of the Buyer

A. Right to Interim Benefits (S. 55(6)(a))

• Where the purchase price has been paid but the transfer is not yet complete, the buyer is entitled to all rents and profits of the property or any beneficial increase in its value.

B. Right to Recovery Charge (S. 55(6)(b))

• If the buyer pays any part of the purchase money but the sale subsequently does not go through due to the seller's default, the buyer has the right to a charge on the property for the amount paid, plus interest. This charge is enforceable against the seller and any persons claiming under the seller.

The comprehensive framework under Section 55 ensures that the sale of immovable property is conducted under a strict code of fairness, transparency, and reciprocal honesty, protecting both the seller’s right to be paid and the buyer’s right to a clear title.