Capital Gain - Land Or Building Or Both

Computation of Capital Gain on transfer of a capital asset being land or building or both. The Finance Bill 2002 intend to insert Section 50C in the Income Tax Act, 1961 w.e.f 1st April, 2003 i.e. for Assessment Year 2003-2004 regarding value of consideration to be adopted in case of transfer of capital asset being land or building or both. Sub section 1 of the above section states :“ Where the consideration received or accruing as a result of the transfer by any assessee of a capital asset being land or building or both, is less than the value adopted or assessed by any authority of a State government ( hereinafter in this section referred to as the “stamp valuation authority”) for the purpose of payment of stamp duty in respect of such transfer, the value so adopted or assessed shall, for the purposes of section 48, be deemed to be the full value of consideration received or accruing as a result of such transfer.” So it is clear from the plain reading of the above section that actual consideration received by transferer or value adopted by stamp valuation authority which ever is higher will be deemed to be the full value of consideration for the purposes of section 48. Sub section 2 of the above section further states that subject to certain conditions value adopted by stamp value authority may be disputed by the assessee before the assessing officer who may refer the matter to the Valuation officer. However we will restrict our discussion in the following paras to the questions:1) whether the assessing officer can make a reference to the value adopted by the stamp valuation authority even if there is no dispute by assessing officer regarding the fact that transfer of property by the assessee is a perfectly honest & bonafide transaction or, 2) whether in case the assessing officer disputes the bonafide or honesty of the transaction whether the onus is on assessing officer to prove that assessee has received more consideration than what is disclosed by him. 3) Whether the provision of Section 50C(1) would be constitutionally valid. The honorable Supreme Court had decided the above issues in the case of K.P. Varghese vs. I.T.O., Ernakulam and othrs. (1981) 4 SCC 173 in respect of a similar provision existing in Section 52(2) of the Income Tax Act, which was ommited by Finance Act, 1987 w.e.f 1.4.1988. Section 52(2) as it existed before being ommited is reproduced below for reference :52.

(2) Without prejudice to the provisions of sub section (1), if in the opinion of the Income Tax Officer the fair market value of a capital asset transferred by an assessee as on the date of the transfer exceeds the full value of the consideration declared by the assessee in respect of the transfer of such capital asset by an amount of not less than 15% of the value declared, the full value of consideration for such capital asset shall, with the previous approval of the Inspecting Assistant Commissioner, be taken to be its fair market value on the date of transfer.

Now on these provisions the question arises as to what is the true interpretation of Section 52(2) ? The argument of the Revenue was – and this argument found favour with the majority judges of the Full Bench – that on plain natural construction of the language of Section 52(2), the only condition for attracting the applicability of that provision is that the fair market value of the capital asset transferred by the assessee as on the date of the transfer exceeds the full value of the consideration declared by the assessee in respect of the transfer by an amount of not less than 15% of the value so declared. Once the ITO is satisfied that this condition exists, he can proceed to invoke the provision in section 52(2) and take the fair market value of the capital asset transferred by the assessee as on the date of transfer as representing the full value of the consideration for the transfer of the capital asset and compute the capital gains on that basis. No more is necessary to be proved. To introduce any further condition such as understatement of consideration in respect of transfer would be to read into the statutory provision something which is not there. This argument was based on strict literal reading of section 52(2). It was held that a strict literal interpretation of Section 52(2) should not be adopted. The language of the section must be construed having regard to the object and purpose which the legislature had in view in enacting that provision. The primary objection against the literal construction of section 52(2) is that it leads to manifestly unreasonable and absurd consequences. It is true that the consequences of a suggested construction cannot alter the meaning of a statutory provision but it can certainly help to fix its meaning. It is well- recognized rule of construction that a statutory provision must be so construed, if possible, that absurdity and mischief may be avoided. There are many situations where the construction suggested on behalf of the Revenue would lead to a wholly unreasonable result which could never have been intended by the legislature. Take, for example, a case where A agrees to sell his property to B for a certain price and before the sale is completed pursuant to the agreement – and it is quite well known that sometimes the completion of sale may take place even a couple of years after the date of agreement – the market price shoots up with the result that the market price prevailing on the date of the sale exceeds the agreed price at which property is sold by more than 15% of such agreed price. This is quite a common case in a economy of rising prices and in fact we would find in a large number of cases where the sale is completed more than a year or two after the date of agreement and that the market price prevailing on the date of sale is more than the price at which the property is sold under the agreement. It would be most harsh and inequitable to tax the assessee on the income which has neither arisen to him nor is received by him, merely because he has carried out the contractual obligation undertaken by him. It is difficult to conceive of any rational reason why the legislature should have thought fit to impose liability to tax on an assessee who is bound by law to carry out his contractual obligation to sell the property at the agreed price and honestly carries out such contractual obligation. It would indeed be strange if obedience of the law should attract the levy of tax on income which has neither arisen to the assessee nor has been received by him. If we take another illustration whereby A sells his property to B with a stipulation that after some time which may be a couple of years or more, he shall resell the property to A for the same price. Could it be contended in such a case that when B transfers the

property to A for the same price at which he originally purchased it, he should be liable to pay tax on the basis as if he has received the market value of the property as on the date of re-sale, if , in the meantime the market price has shot up and exceeds the agreed price by more than 15%. Many other similar situations can be contemplated where it would be absurd and unreasonable to apply section 52(2) according to its strict literal interpretation. We must therefore eschew literalness in the interpretation of Section 52(2) and try to arrive at an interpretation which avoids the mischief and absurdity and makes the provision rational and sensible. The court may also in such cases read into statutory provision a condition which, though not expressed, is implicit as constituting the basic assumption underlying the statutory provision. Having regard to this well recognized rule of interpretation, a fair and reasonable construction of Section 52(2) would be read into it a condition that it would apply only where the consideration for the transfer is understated or in other words, the assessee has actually received a larger consideration for the transfer than what is declared in the instrument of transfer and it would have no application to a bonafide transaction where the full value of the consideration for the transfer is correctly declared by the assessee. Regarding the question of onus of establishing that there was understatement or no understatement of consideration by the assessee, it was further held that it is a well established rule of law that the onus of establishing that the conditions of taxability are fulfilled is always on the Revenue. So the burden lies on the Revenue to show that there is understatement of the consideration. Moreover, to throw the burden of showing that there is no understatement of the consideration, on the assessee would be to cast an almost impossible burden upon him to establish the negative, namely, that he did not receive any consideration beyond that declared by him. However once it is established by the Revenue that the consideration for the transfer has been understated then the Revenue is no more required to show what is the precise extent of the understatement. That would in most cases be difficult, if not impossible, to show and hence fair market value of the property will be deemed to be the full value of consideration. This relieves the Revenue of all burden of proof regarding the extent of understatement or concealment and provides a statutory measure of the consideration received in respect of transfer. It does not deem as receipt something which is not in fact received. It merely provided a statutory best judgement assessment of the consideration actually received by the assessee. This approach in construction of sub section 2 of section 52 falls in line with the scheme of provisions relating to tax on capital gains. It may be noted that section 52 is not a charging section but a computation section. It has to be read along with Section 48 which provides the mode of computation and under which the starting point of computation is “ the full value of the consideration received or accruing”. What in fact never accrued or was never received cannot be computed as capital gains under section 48 therefore 52(2) cannot be construed as bringing within the computation of capital gains an amount which, by no stretch of imagination, can be said to have accrued to the assessee or been received by him. Moreover even if the literal interpretation of section 52(2) is accepted it would result in an amount being taxed which has neither accrued to the assessee nor been received by him and which from no viewpoint can be rationally considered as capital gains or any other type of income. Under Entry 82 in List I of the Seventh Schedule to the

Constitution which deals with “ Taxes on income” and under which the Income Tax Act has been enacted, Parliament cannot “choose to tax as income an item which in no rational sense can be regarded as a citizen’s income or even receipt”. Section 52(2) would therefore on construction of Revenue, go outside legislative power of Parliament and it would not be possible to justify it even as an incidental or ancillary provision or a provision intended to prevent evasion of tax. Section 52(2) would also be violative of the fundamental right of the assessee under Article 19(1)(f) – which fundamental right was in existence at the time when section 52(2) came to be enacted – since on the construction canvassed on behalf of the Revenue, the effect of Section 52(2) would be to penalise the assessee for transferring his capital asset for a consideration lesser by 15% or more than the fair market value and that would constitute unreasonable restriction on the fundamental right of the assessee to dispose of his capital asset at the price of his choice. The court must obviously prefer a construction which renders the statutory provision constitutionally valid rather than that which makes it void. Conclusion Now the question arises as to whether the rationale of the above judgement in respect of Section 52(2) can be made applicable to new Section 50C also which is intended to be inserted in the Income Tax Act, 1961 w.e.f 1st April, 2003 i.e. for Assessment Year 2003-2004. To understand the above it is essential to understand the similarity of both the provisions. 1) if we refer to the literal construction of Section 50C, which is proposed to be inserted from 1st April, 2003, & Section 52(2), as it existed till 1st April, 1988 it appears that the literal construction of both the sections are virtually the same. From literal interpretation of both the Sections it is clear that both of the Sections intend to tax a income which has neither accrued to the assessee nor has been received by him. 2) Moreover both the Sections are not charging sections but computation sections. They must be read along with Section 48 which provide the mode of computation. As per above judgement literal interpretation would not only be absurd and irrational but it would also be unconstitutional . So for applying the provisions of Section 50C burden would be on the Revenue to establish that there has been a understatement of consideration in the instrument of transfer. However once it is established that there is a understatement of consideration Revenue would not be required to establish the extent of understatement. In case of Revenue having already proved the understatement of consideration, they can refer to the value adopted by the stamp valuation authority as per Section 50C(1). So the provision of Section 50C(1) is merely a tool to provide a statutory best judgement assessment of the consideration actually received by the assessee in case of understatement of consideration by the assessee.