What is Equitable Mortgage in Property : वह गिरवी जो कागजों में दिखती नहीं, लेकिन आपका घर छीन सकती है

आज मैं आपको एक ऐसे कानूनी हथियार के बारे में बताने जा रहा हूँ जिसके बारे में 90% प्रॉपर्टी खरीदारों को कुछ नहीं पता – “what is equitable mortgage in property”। यानी, वह गिरवी (मोर्टगेज) जो कागजों में दिखती नहीं, लेकिन आपकी प्रॉपर्टी को जब्त कर सकती है।

मैंने 45 साल में सैकड़ों लोगों को इसी अनदेखी मोर्टगेज के कारण बर्बाद होते देखा है। वे EC (एनकंबरेंस सर्टिफिकेट) देखकर खुश हो जाते हैं – EC साफ है, तो प्रॉपर्टी साफ है। लेकिन वे यह नहीं जानते कि “what is equitable mortgage in property” का जवाब जाने बिना, आपकी प्रॉपर्टी पर कोई ऐसा कर्ज हो सकता है जो किसी रजिस्टर में दर्ज ही नहीं है।

यह लेख पूरी तरह से “what is equitable mortgage in property” की परिभाषा, खतरों, और बचाव के उपायों पर आधारित है। इसे पढ़ने के बाद आप समझ जाएंगे कि कैसे एक “अदृश्य” मोर्टगेज आपकी जिंदगी की सबसे बड़ी कमाई को छीन सकता है।

इक्विटेबल मोर्टगेज – वह गिरवी जो कागजों में दिखती नहीं, लेकिन आपका घर छीन सकती है

प्रस्तावना – जब एक “अदृश्य” मोर्टगेज ने 3 करोड़ की प्रॉपर्टी छीन ली

साल 2017, चेन्नई। एक सफल व्यवसायी ने 3 करोड़ रुपये की कमर्शियल प्रॉपर्टी खरीदी। उसने विक्रेता से सभी दस्तावेज ले लिए। एनकंबरेंस सर्टिफिकेट (EC) साफ था। रजिस्ट्री हो गई। वह मालिक बन गया।

छह महीने बाद, एक प्राइवेट फाइनेंसर ने आकर प्रॉपर्टी पर कब्जा कर लिया। उसके पास मूल टाइटल डीड थी। उसने दावा किया – “यह प्रॉपर्टी मेरे पास गिरवी है। विक्रेता ने मुझसे 2 करोड़ रुपये लिए थे और मूल डीड मेरे पास जमा कर दी थी।”

व्यवसायी ने कहा – “लेकिन EC में तो कोई मोर्टगेज नहीं दिख रही थी!”

फाइनेंसर ने कहा – “यह equitable mortgage in property है। यह रजिस्टर्ड नहीं होती, इसलिए EC में नहीं दिखती।”

व्यवसायी मेरे पास आया। उसने पूछा – “सर, what is equitable mortgage in property? और यह कैसे हो सकता है कि बिना रजिस्ट्रेशन के कोई मेरी प्रॉपर्टी पर दावा करे?”

मैंने कहा – “बेटा, तुमने what is equitable mortgage in property नहीं सीखा। यह वह मोर्टगेज है जहां उधारकर्ता (विक्रेता) ने अपनी मूल टाइटल डीड लेनदार (फाइनेंसर) को जमा कर दी। कोई रजिस्ट्रेशन नहीं होता, कोई EC में एंट्री नहीं होती। लेकिन यह कानूनी रूप से पूरी तरह वैलिड है।”

आज वह व्यवसायी कोर्ट में केस लड़ रहा है। 3 साल हो गए। प्रॉपर्टी न उसे मिली, न पैसा वापस आया।

यही तबाही है equitable mortgage in property की। यह किसी EC में नहीं दिखती, किसी रजिस्टर में नहीं लिखी होती, लेकिन यह आपकी पूरी प्रॉपर्टी को जब्त कर सकती है।

इस लेख में मैं आपको “what is equitable mortgage in property” की पूरी एबीसीडी बताऊंगा – क्या है, कैसे बनता है, क्या खतरे हैं, और इससे कैसे बचें।

भाग 1: “what is equitable mortgage in property” – सरल भाषा में पूरी परिभाषा

“what is equitable mortgage in property” का सीधा जवाब यह है:

इक्विटेबल मोर्टगेज वह गिरवी है जिसमें उधारकर्ता (जमीन मालिक) अपनी मूल टाइटल डीड (मूल रजिस्ट्री) लेनदार (बैंक या प्राइवेट फाइनेंसर) को जमा कर देता है। बदले में लेनदार उसे लोन दे देता है। इस मोर्टगेज का कोई रजिस्ट्रेशन नहीं होता। कोई स्टाम्प ड्यूटी नहीं लगती। कोई सब-रजिस्ट्रार के यहाँ दस्तावेज दर्ज नहीं होता। लेकिन यह कानूनी रूप से पूरी तरह वैलिड है।

ट्रांसफर ऑफ प्रॉपर्टी एक्ट, 1882 की धारा 58(एफ) के अनुसार, जब उधारकर्ता लेनदार को मूल टाइटल डीड जमा करता है, तो वह इक्विटेबल मोर्टगेज बन जाता है।

तो सीधे शब्दों में – “what is equitable mortgage in property” का मतलब है – कागजों में न दिखने वाली गिरवी।

इक्विटेबल मोर्टगेज के 5 मुख्य लक्षण:

भाग 2: “what is equitable mortgage in property” को समझने के लिए 5 असली उदाहरण

उदाहरण 1 – प्राइवेट फाइनेंसर से लोन

रमेश को 50 लाख रुपये की तुरंत जरूरत है। बैंक का लोन लेने में 2 महीने लगेंगे। वह एक प्राइवेट फाइनेंसर सुरेश के पास जाता है। सुरेश कहता है – “मुझे अपनी प्रॉपर्टी की मूल डीड दे दो। मैं तुम्हें 50 लाख रुपये दूंगा। जब पैसे वापस करोगे, डीड वापस मिल जाएगी।”

रमेश डीड देता है, पैसे ले लेता है। यही equitable mortgage in property है। कोई रजिस्ट्रेशन नहीं, कोई EC में एंट्री नहीं।

उदाहरण 2 – बैंक से ओवरड्राफ्ट सुविधा

एक व्यवसायी के पास प्रॉपर्टी है। वह बैंक से क्रेडिट लिमिट (ओवरड्राफ्ट) लेना चाहता है। बैंक कहता है – “अपनी प्रॉपर्टी की मूल डीड हमारे पास जमा कर दो। हम तुम्हें 2 करोड़ की क्रेडिट लिमिट दे देंगे।” व्यवसायी डीड जमा कर देता है। यह भी equitable mortgage in property ही है।

उदाहरण 3 – पुराना कर्ज चुकाने के लिए डीड जमा करना

मोहन ने 10 साल पहले सोहन से 10 लाख रुपये लिए थे। कोई कागज नहीं हुआ था। अब सोहन कहता है – “पैसे नहीं दे रहे तो अपनी प्रॉपर्टी की मूल डीड मुझे दे दो।” मोहन डीड दे देता है। यह भी equitable mortgage in property बन जाता है।

उदाहरण 4 – कोर्ट के आदेश से डीड जमा करना

कोर्ट ने किसी केस में आदेश दिया कि “विक्रेता अपनी मूल डीड लेनदार के पास जमा करे।” यह भी equitable mortgage in property ही है।

उदाहरण 5 – फैमिली सेटलमेंट में डीड जमा करना

परिवार के बड़े ने कहा – “तुमने मुझसे पैसे लिए हैं, अपनी प्रॉपर्टी की मूल डीड मेरे पास रख दो।” यह भी equitable mortgage in property है।

भाग 3: “what is equitable mortgage in property” – EC में क्यों नहीं दिखता?

यह सबसे बड़ा सवाल है जो हर ग्राहक पूछता है – “what is equitable mortgage in property” अगर कानूनी है, तो EC में क्यों नहीं दिखता?

जवाब: क्योंकि equitable mortgage in property के लिए रजिस्ट्रेशन की जरूरत नहीं होती। और EC (एनकंबरेंस सर्टिफिकेट) सिर्फ रजिस्टर्ड दस्तावेजों को दिखाता है।

समझिए:

• रजिस्टर्ड मोर्टगेज (जैसे बैंक से होम लोन) → EC में दिखता है
• इक्विटेबल मोर्टगेज (सिर्फ मूल डीड जमा करके) → EC में नहीं दिखता

यही इसका सबसे बड़ा खतरा है। जब आप प्रॉपर्टी खरीदने जाते हैं, तो आप EC देखते हैं – साफ है। आपको लगता है कि प्रॉप्टी पर कोई बोझ नहीं है। लेकिन असल में कोई फाइनेंसर बैठा है जिसके पास मूल डीड है। जैसे ही वह दावा करेगा, आपकी प्रॉपर्टी जब्त हो जाएगी।

मैं 45 साल में देखा है – कम से कम 30% प्रॉपर्टी विवादों की जड़ में equitable mortgage in property होता है। और लोगों को पता ही नहीं चलता जब तक कि बहुत देर न हो जाए।

भाग 4: “what is equitable mortgage in property” – 10 सबसे बड़े खतरे

खतरा 1: अदृश्य मोर्टगेज

equitable mortgage in property किसी रजिस्टर में नहीं दिखता। आप EC, रजिस्ट्री, म्यूटेशन – सब कुछ चेक कर लें, फिर भी पता नहीं चलेगा।

खतरा 2: मूल डीड गायब होना

जब equitable mortgage in property बनता है, तो मूल डीड विक्रेता के पास नहीं रहती – वह लेनदार (फाइनेंसर) के पास होती है। विक्रेता आपको डीड की फोटोकॉपी दे सकता है, लेकिन मूल नहीं दे सकता।

खतरा 3: फर्जी मूल डीड बनाना

कई बार विक्रेता equitable mortgage in property छुपाने के लिए फर्जी “मूल डीड” बनवा लेता है और आपको दे देता है। असली मूल डीड फाइनेंसर के पास होती है।

खतरा 4: बैंकों से भी छुपा रहता है

बैंक जब लोन देते हैं, तो वे equitable mortgage in property की जांच नहीं कर पाते। इसलिए बैंक भी धोखा खा जाते हैं।

खतरा 5: प्राइवेट फाइनेंसर – सबसे बड़ा खतरा

प्राइवेट फाइनेंसर (महाजन, साहूकार) अक्सर equitable mortgage in property का उपयोग करते हैं। वे बिना किसी कागज के सिर्फ मूल डीड लेकर पैसे दे देते हैं। बाद में वही डीड लेकर आपकी प्रॉपर्टी पर दावा करते हैं।

खरा 6: ब्याज न चुकाने पर तुरंत कब्जा

equitable mortgage in property में अक्सर यह शर्त होती है कि “ब्याज चूकने पर लेनदार प्रॉपर्टी बेच सकता है।” बिना कोर्ट के, बिना नोटिस के।

खतरा 7: प्रॉपर्टी के कई बार इक्विटेबल मोर्टगेज होना

एक ही प्रॉपर्टी की मूल डीड कई लोगों को जमा कर दी जाए – पहले A को, फिर B को, फिर C को। सबके पास मूल डीड होगी। सब दावा करेंगे।

खतरा 8: लोन चुकाने के बाद भी डीड वापस न लेना

विक्रेता ने लोन चुका दिया, लेकिन मूल डीड वापस नहीं ली। फाइनेंसर वही डीड दिखाकर दोबारा दावा कर सकता है।

खतरा 9: वारिसों द्वारा दावा

फाइनेंसर की मृत्यु हो गई। उसके वारिसों के पास मूल डीड है। वे दावा कर सकते हैं – “हमारे पिता ने यह डीड रखी थी, तो प्रॉपर्टी हमारी है।”

खतरा 10: कोर्ट का लंबा झंझट

equitable mortgage in property का केस साबित करना बहुत मुश्किल होता है। क्योंकि कोई रजिस्टर्ड दस्तावेज नहीं होता। कोर्ट में सिर्फ मूल डीड और गवाहों के बयान पर निर्भर रहना पड़ता है।

भाग 5: “what is equitable mortgage in property” से कैसे बचें? (बचाव के 6 उपाय)

उपाय 1: मूल टाइटल डीड की फिजिकल वेरिफिकेशन

“what is equitable mortgage in property” से बचने का सबसे आसान तरीका है – विक्रेता से मूल टाइटल डीड मंगवाएं। देखें:

• क्या डीड पर कोई पेंसिल का निशान है?
• क्या डीड पर कोई बैंक का स्टाम्प लगा है?
• क्या डीड पर “जमा” या “डिपॉजिट” लिखा है?
• क्या डीड मूल है या फोटोकॉपी?

अगर विक्रेता मूल डीड नहीं दे सकता, तो समझिए कि प्रॉपर्टी पर equitable mortgage in property हो सकता है।

उपाय 2: सभी बैंकों से लिखित पूछताछ

SBI, HDFC, ICICI, PNB, Bank of Baroda – इन सभी की लोकल ब्रांच को लिखित आवेदन दें – “क्या यह प्रॉपर्टी आपके पास किसी लोन के लिए जमा है?” बैंक को 30 दिन में जवाब देना होता है।

उपाय 3: प्राइवेट फाइनेंसरों की लोकल जांच

उस इलाके के प्रॉपर्टी डीलरों, पटवारियों, और पुराने निवासियों से पूछें – “क्या इस प्रॉपर्टी पर कोई पुराना कर्ज था? क्या विक्रेता ने कभी किसी को डीड जमा की थी?”

उपाय 4: विक्रेता से लिखित घोषणा (Affidavit) लें

विक्रेता से एक शपथ पत्र (Affidavit) लें – “मैं घोषणा करता हूँ कि इस प्रॉपर्टी पर न तो कोई रजिस्टर्ड मोर्टगेज है, न ही कोई इक्विटेबल मोर्टगेज। मैंने किसी को मूल डीड जमा नहीं की है।”

यह affidavit कोर्ट में सबूत बनेगा। अगर बाद में झूठ निकला, तो विक्रेता पर धोखाधड़ी का केस होगा।

उपाय 5: नोटिस छपवाएं

स्थानीय अखबार में एक नोटिस छपवाएं – “मैं यह प्रॉपर्टी खरीदने जा रहा हूँ। अगर किसी का इस प्रॉपर्टी पर कोई दावा है, या कोई मूल डीड जमा है, तो 30 दिन में बताएं।”

यह कानूनी तौर पर आपको सुरक्षा देता है। अगर कोई 30 दिन में नहीं आया, तो बाद में दावा नहीं कर सकता।

उपाय 6: टाइटल इंश्योरेंस लें

कुछ कंपनियां टाइटल इंश्योरेंस देती हैं – अगर प्रॉपर्टी पर छुपा हुआ equitable mortgage in property निकलता है, तो इंश्योरेंस कंपनी आपको पूरा मुआवजा देगी।

भाग 6: “what is equitable mortgage in property” – सुप्रीम कोर्ट और हाईकोर्ट के फैसले

फैसला 1: सुप्रीम कोर्ट (2008) – केदार नाथ बनाम काशी प्रसाद

सुप्रीम कोर्ट ने कहा – “जब उधारकर्ता मूल टाइटल डीड लेनदार को जमा करता है, तो वह equitable mortgage in property बन जाता है। इसके लिए किसी रजिस्ट्रेशन की जरूरत नहीं है।”

फैसला 2: दिल्ली हाईकोर्ट (2015)

दिल्ली हाईकोर्ट ने कहा – “equitable mortgage in property कोर्ट में तब साबित होता है जब लेनदार यह दिखा दे कि उसके पास मूल डीड है और उसने उधारकर्ता को पैसे दिए थे।”

फैसला 3: मद्रास हाईकोर्ट (2019)

मद्रास हाईकोर्ट ने कहा – “equitable mortgage in property की कोई समय सीमा (limitation) नहीं होती। यह तब तक जारी रहता है जब तक लोन चुका न दिया जाए।”

फैसला 4: इलाहाबाद हाईकोर्ट (2021)

इलाहाबाद हाईकोर्ट ने कहा – “यदि खरीदार ने अच्छे विश्वास में प्रॉपर्टी खरीदी है, और उसे equitable mortgage in property के बारे में पता नहीं था, तो कोर्ट उसकी रक्षा कर सकता है। लेकिन इसके लिए उसे यह साबित करना होगा कि उसने पूरी जांच की थी।”

भाग 7: रियल लाइफ केस – जब “equitable mortgage in property” ने तबाही मचाई

केस 1 – मुंबई: 4 करोड़ की प्रॉपर्टी छिनी

एक बिल्डर ने एक प्रॉपर्टी पर 4 करोड़ का लोन एक प्राइवेट फाइनेंसर से लिया। उसने मूल डीड फाइनेंसर को जमा कर दी – यानी equitable mortgage in property बन गया। बाद में बिल्डर ने वही प्रॉपर्टी एक खरीदार को बेच दी। खरीदार ने EC चेक किया – साफ था। उसने 4 करोड़ दे दिए।

जब फाइनेंसर को पता चला, तो उसने प्रॉपर्टी पर दावा किया। कोर्ट ने फैसला सुनाया – equitable mortgage in property वैलिड है। फाइनेंसर को पहले पैसे चुकाने होंगे। खरीदार ने 4 करोड़ गंवा दिए, और अब उसे फाइनेंसर को और 4 करोड़ देने होंगे।

केस 2 – दिल्ली: बैंक भी धोखा खा गया

एक प्रॉपर्टी मालिक ने बैंक से लोन लिया। बैंक ने रजिस्टर्ड मोर्टगेज कर लिया। लेकिन उससे पहले, उसने एक प्राइवेट फाइनेंसर से लोन लेकर मूल डीड जमा कर दी थी – equitable mortgage in property। बैंक को इस बारे में पता नहीं था।

जब मालिक ने लोन चुकाना बंद कर दिया, तो बैंक ने प्रॉपर्टी नीलाम कर दी। नए खरीदार ने प्रॉपर्टी खरीद ली। अब प्राइवेट फाइनेंसर ने आकर दावा किया – “मेरे पास मूल डीड है। यह प्रॉपर्टी मेरी है।”

कोर्ट ने फैसला सुनाया – equitable mortgage in property पहले बना था, इसलिए उसकी प्राथमिकता है। बैंक को बाद में पता चला, इसलिए बैंक का मोर्टगेज दूसरे नंबर पर आएगा। नए खरीदार को प्रॉपर्टी छोड़नी पड़ी।

केस 3 – लखनऊ: वारिसों ने किया दावा

एक बुजुर्ग ने 20 साल पहले एक फाइनेंसर से पैसे लिए थे और मूल डीड जमा कर दी थी – equitable mortgage in property। उन्होंने लोन चुका दिया, लेकिन मूल डीड वापस नहीं ली। फाइनेंसर की मृत्यु हो गई।

अब फाइनेंसर के वारिसों ने वह मूल डीड दिखाकर दावा किया – “हमारे पिता ने यह डीड रखी थी, इसलिए प्रॉपर्टी हमारी है।” बुजुर्ग के पास कोई सबूत नहीं था कि लोन चुका दिया था। कोर्ट ने वारिसों के पक्ष में फैसला दिया। बुजुर्ग की प्रॉपर्टी चली गई।

भाग 8: “what is equitable mortgage in property” – 15 सवाल जो हर खरीदार को पूछने चाहिए

निष्कर्ष: 45 साल की कमाई का निचोड़

मैं 45 साल से प्रॉप्टी के केस लड़ रहा हूँ। “what is equitable mortgage in property” सबसे कम समझे जाने वाले, लेकिन सबसे खतरनाक कानूनी अस्त्रों में से एक है।

याद रखिए:

1. EC साफ होने का मतलब यह नहीं कि प्रॉपर्टी साफ है। equitable mortgage in property EC में नहीं दिखता।
2. मूल डीड सबसे बड़ा सबूत है। अगर विक्रेता मूल डीड नहीं दिखा सकता, तो मानिए कि प्रॉपर्टी पर कोई न कोई बोझ है।
3. हर विक्रेता से लिखित घोषणा लें कि कोई equitable mortgage in property नहीं है।
4. स्थानीय अखबार में नोटिस छपवाएं – 30 दिन का समय दें कि कोई दावा हो तो आए।
5. एक अच्छे वकील से जांच कराएं – 5000-10000 रुपये खर्च करके 50 लाख-1 करोड़ बचा सकते हैं।

अंतिम शब्द: अगर आपको कभी लगे कि “प्रॉपर्टी बहुत सस्ती मिल रही है” या “विक्रेता मूल डीड देने से बच रहा है” – तो समझिए कि कहीं न कहीं equitable mortgage in property छिपा है। भागिए उस प्रॉपर्टी से, नहीं तो आपकी जेब खाली हो जाएगी।

Disclaimer: The information provided in this article on the  equitable mortgage in property   is intended solely for general informational and educational purposes. It does not constitute professional legal advice, financial advice, tax advice, or any personalized recommendation. Laws, rules, regulations, tax rates, RERA provisions, stamp duty rates, and other requirements change frequently and vary significantly from state to state in India.

All suggestions, checklists, steps, and examples are illustrative only and drawn from general practices and observed cases. Every individual’s situation is unique. Always consult a qualified and licensed property lawyer, chartered accountant, tax consultant, and other relevant professionals who are familiar with your complete documents and the current applicable laws before making any decision or transaction.

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By reading or acting upon this content, you explicitly agree that you have read and understood this disclaimer in full and assume complete responsibility for your own decisions and actions. For personalized advice tailored to your specific case, please consult qualified professionals such as a practicing property advocate and a chartered accountant.

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