Bombay High Court Allows Section 11 Arbitration Petition in Land Sale MoU Dispute Despite Cancellation Deed Dispute. Formal Existence of Arbitration Agreement Under Section 11(6A) of Arbitration and Conciliation Act, 1996, Sufficed to Refer Parties, Including Prima Facie Non-Signatories, to Arbitration.

High Court: Bombay High Court Bench: BOMBAY In Favour of Prosecution
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Case Note & Summary

The judgment concerned an arbitration petition under Section 11 of the Arbitration and Conciliation Act, 1996, filed by the petitioner, Ravindra Eknath Kumavat, seeking reference of disputes to arbitration arising from a Memorandum of Understanding dated February 24, 2022. The MoU pertained to sale of land owned by the petitioner and contained an arbitration agreement in Clause 12. The petitioner invoked arbitration on September 2, 2023. The respondents included signatories and non-signatories to the MoU. Multiple sale deeds were executed between May 16 and May 18, 2023, covering the same land. A Cancellation Deed dated May 18, 2023 was relied upon by respondents to cancel the MoU. The petitioner challenged the Cancellation Deed as fabricated and denied its execution. The primary legal issue was whether the arbitration agreement in the MoU survived the Cancellation Deed and whether the court under Section 11(6A) could refer the matter to arbitration, including non-signatory respondents. The respondents argued that the Cancellation Deed extinguished the MoU and the arbitration agreement. The petitioner contended that the Cancellation Deed was forged. The court examined the limited scope under Section 11(6A) and held that it must only undertake a prima facie review of the existence of a formally executed arbitration agreement. Relying on the seven-judge bench in In Re: Interplay, SBI General Insurance, Patel, and Adavya Projects, the court stated that questions about the validity of the Cancellation Deed and arbitrability were for the arbitral tribunal under Section 16. The court also held that the arbitration clause survives termination of the underlying contract. On non-signatory respondents, the court found a prima facie case for their inclusion based on their conduct and lack of protest over land sales, applying the standard from Patel and Adavya. The court allowed the petition and referred the parties to arbitration, requesting the tribunal to consider jurisdiction over non-signatories as a preliminary issue without directing the tribunal's procedure. The decision favored the petitioner.

Headnote

A) Arbitration - Scope of Section 11(6A) - Existence of Arbitration Agreement - Arbitration and Conciliation Act, 1996, Section 11(6A), Section 16 - The court must limit its inquiry to prima facie existence of a formally executed arbitration agreement and not examine veracity of a Cancellation Deed or underlying disputes. Held that Section 11 court should not be drawn into arguments about document veracity; arbitrability and evidentiary issues are for the arbitral tribunal (Paras 7-9).

B) Arbitration - Separability of Arbitration Clause - Survival on Termination - Arbitration and Conciliation Act, 1996, Section 16 - Mere termination of the MoU cannot extinguish the arbitration agreement; arbitration clause survives termination. Held that cancellation of the MoU did not bar reference to arbitration (Para 12).

C) Arbitration - Non-Signatory Parties - Referral Based on Conduct - Arbitration and Conciliation Act, 1996, Section 11(6A), Section 16 - Following Patel and Adavya, conduct of non-signatories in harmony with signatories can establish prima facie case for referral; tribunal to decide jurisdiction. Held that non-signatory respondents were not complete strangers and referral was appropriate (Paras 11, 13-17).

D) Arbitration - Procedure - Tribunal's Sequencing of Issues - Arbitration and Conciliation Act, 1996, Section 11(6A) - Court should not direct tribunal on conduct; request to consider jurisdiction over non-signatories as preliminary issue left to tribunal. Held that sequencing of issues is the arbitral tribunal's prerogative (Para 18).

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Issue of Consideration

Whether the arbitration agreement in the Memorandum of Understanding dated February 24, 2022 survived the Cancellation Deed dated May 18, 2023 and whether the Court under Section 11(6A) of the Arbitration and Conciliation Act, 1996 should refer disputes to arbitration, including disputes involving non-signatory respondents.

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Final Decision

The Arbitration Petition was allowed. The parties were referred to arbitration. The arbitral tribunal was requested to consider whether absence of jurisdiction over non-signatory respondents should be treated as a preliminary issue, though the court did not direct the tribunal on sequencing of issues.

Law Points

  • Section 11(6A) requires only prima facie examination of existence of arbitration agreement
  • arbitration clause survives termination of underlying contract
  • validity of cancellation deed is matter for arbitral tribunal
  • non-signatories may be referred if conduct indicates veritable party
  • Section 16 empowers tribunal to rule on jurisdiction
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Case Details

2025 LawText (BOM) (07) 57

Arbitration Petition No. 221 of 2023

2025-07-02

Somashekhar Sundaresan, J.

2025:BHC-AS:27392

Mr. Hemant Ghadigaonkar for Petitioner; Mr. Prathamesh Bhargude for Respondent Nos. 1, 2, 3 and 5; Mr. Sugandh Deshmukh for Respondent Nos. 4, 6 and 7; None for Respondent Nos. 8 and 9

Ravindra Eknath Kumavat

M/s. Future Development Construction Company & 8 Ors.

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Nature of Litigation

Petition under Section 11 of Arbitration and Conciliation Act, 1996 seeking reference to arbitration of disputes arising from Memorandum of Understanding dated February 24, 2022 for sale of land.

Remedy Sought

Petitioner sought appointment of an arbitrator and reference of all disputes arising from the MoU and subsequent Sale Deeds to arbitration, including against non-signatory respondents.

Filing Reason

Disputes arose over amounts payable for land sold; respondents relied on Cancellation Deed dated May 18, 2023, contending MoU and arbitration agreement stood cancelled.

Issues

Whether the arbitration agreement in the MoU survived the Cancellation Deed dated May 18, 2023. Whether the Court under Section 11(6A) could refer non-signatory respondents to arbitration. Whether the validity of the Cancellation Deed could be examined by the Section 11 court.

Submissions/Arguments

Respondents argued that the Cancellation Deed dated May 18, 2023 cancelled the MoU and thereby extinguished the arbitration agreement, so no valid arbitration agreement existed under Section 11(6A). Petitioner contended that the Cancellation Deed was fabricated and not executed by him, disputing its validity. Respondents pointed to stamp paper bought in petitioner's name and signatures on every page of the Cancellation Deed to assert its authenticity. On non-signatory respondents, the court considered whether their conduct was in harmony with signatories, leading to a prima facie case for inclusion.

Ratio Decidendi

Under Section 11(6A) of the Arbitration and Conciliation Act, 1996, the court must confine itself to prima facie existence of a formally executed arbitration agreement; the validity of a Cancellation Deed and disputes about non-signatory parties are matters for the arbitral tribunal under Section 16. The arbitration clause survives termination of the underlying contract.

Judgment Excerpts

The Section 11 Court ought to have the discipline of not to be drawn into seemingly convincing or unconvincing arguments about the veracity of documents that parties may present, in the hope that reference to arbitration need not be made. It is also trite law that the mere termination of an agreement cannot bring an end to the arbitration agreement contained therein. The arbitration clause in any agreement would always survive the termination. However, in order to infer consent of the non-signatory party, their involvement in the negotiation or performance of the contract must be positive, direct and substantial and not be merely incidental. The court only undertakes a limited and prima facie examination into the existence of the arbitration agreement and its parties at this stage.

Procedural History

Memorandum of Understanding dated February 24, 2022 contained arbitration agreement; multiple Sale Deeds executed between May 16 and May 18, 2023; Cancellation Deed dated May 18, 2023 executed; arbitration invoked on September 2, 2023; Arbitration Petition No. 221 of 2023 filed under Section 11; heard and allowed on July 2, 2025.

Acts & Sections

  • Arbitration and Conciliation Act, 1996: Section 11(6A), Section 16
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