In a significant ruling in Infrastructure Leasing and Financial Services Ltd. V Hdfc Bank Ltd. & Anr. , the Supreme Court clarified that rents receivable by a borrower can be assigned to a lender as an “actionable claim” under the Transfer of Property Act, 1882 (TPA). This ruling came in response to a dispute between Infrastructure Leasing and Financial Services Ltd. (IL&FS) and HDFC Bank Ltd. The Supreme Court bench, composed of Justices S. Ravindra Bhat and Dipankar Datta, examined the legal intricacies of the assignment in question and delivered a judgment with far-reaching implications.

 Understanding the Assignment of Rental Income  

At the heart of this case was an agreement between IL&FS and HDFC Bank. IL&FS had borrowed funds from HDFC Bank, and as part of the lending arrangement, a Master Facility Agreement (MFA) was executed between the two parties. This agreement specified that the indebtedness of IL&FS, including principal and interest, would be paid from the gross income and revenue generated through various agreements, including Lease/Leave and License Agreements. The Assignment Agreement, executed alongside the MFA, explicitly earmarked the rents payable to IL&FS for HDFC Bank.

The legal question that arose was whether this assignment of rental income constituted a transfer of an actionable claim as defined by the TPA. IL&FS contended that the assignment was not a transfer of an actionable claim but merely the creation of security interest in the receivables. Therefore, it argued that HDFC Bank and the Escrow Bank should not have debited amounts from the Escrow Account where the rental income was deposited. To address this dispute, the Supreme Court examined the legal and contractual nature of the transaction.

 ”Actionable Claims” Under the Transfer of Property Act  

The Supreme Court’s judgment delved into the provisions of the TPA, specifically Section 3, which defines “actionable claim.” According to Section 3 of the TPA, an actionable claim includes (a) a claim to an unsecured debt, other than a debt secured by the mortgage of immovable property, hypothecation, or pledge, and (b) beneficial interest in movable property. These types of claims are recognized as enforceable under the TPA. Section 130 of the TPA outlines the manner in which actionable claims can be transferred.

In the context of the IL&FS and HDFC Bank case, the key issue was whether the rents payable by IL&FS, as defined in the contractual arrangement, met the criteria of an “actionable claim” as described in the TPA. The Supreme Court analyzedthis matter in depth and provided clarity on the legal nature of such assignments.

 The Nature of Lease Rental Discounting Agreements  

The Supreme Court further clarified that the assignment of rental income resembled a Lease Rental Discounting (LRD) Agreement. LRD agreements are financial arrangements in which a lender extends credit facilities to a commercial property owner. In such agreements, a substantial portion or the entirety of the rent or receivables due to the owner is assigned to the lender. The primary purpose of this arrangement is to ensure that the borrower’s liabilities are automatically discharged from the proceeds payable in connection with the property. The Court emphasized that these amounts represent unsecured debts.

The Court highlighted that even though the documents did not explicitly label the transaction as an LRD agreement, they effectively constituted one. By applying the rule that all contemporaneous documents should be read together to discern the true intent of the contract, the Court found that the parties intended the assignment of the rents payable. The Court affirmed that it is the nature and substance of the transaction that is determinative.

 The Supreme Court’s Verdict  

The Supreme Court firmly stated that the rents payable by IL&FS tenants, lessees, and licensees are, in essence, debts. These debts were unconditionally assigned to the creditor, HDFC Bank. The Court made it clear that the nature of the transaction was, in fact, an assignment and not a pledge, despite some references to pledge in the documents. It was reinforced that these rents were absolutely assigned to HDFC Bank.

In the broader context, the Court’s decision serves to confirm the transferability of debts and actionable claims under the TPA. The Court’s analysis and interpretation align with the legal framework outlined in the TPA and set a precedent that can have significant implications for similar cases in the future.

 Background of the Case  

The case originated from a credit facility provided by HDFC Bank to IL&FS. The parties entered into a Master Facility Agreement in 2018, which included the assignment of rents from various property-related agreements. In 2018, the National Company Law Appellate Tribunal (NCLAT) issued an asset freeze order in relation to IL&FS’s assets and securities.

The dispute revolved around whether the assignment of rents executed by IL&FS to HDFC Bank fell outside the scope of the asset and security freeze order imposed by the NCLAT. IL&FS contended that the assignment did not Transfer actionable claims but merely created a security interest. As a result, it argued that HDFC Bank and the Escrow Bank were not entitled to debit amounts from the Escrow Account.

 Supreme Court’s Final Verdict  

The Supreme Court’s verdict upheld the assignment of rents as a transfer of actionable claims, which fell within the purview of the TPA. The Court also emphasized the nature of such assignments as Lease Rental Discounting agreements. Ultimately, the Court’s decision reaffirmed the transferability of debts and actionable claims under the TPA, providing legal clarity in this context.

In light of the Court’s comprehensive analysis and clear judgment, this decision sets an important precedent for similar cases and contributes to the legal understanding of actionable claims and the Transfer of Property Act.

 Relevant Sections of the Transfer of Property Act  

– Section 3: Defines “actionable claim” as including a claim to an unsecured debt and a beneficial interest in movable property.

– Section 130: Outlines the manner in which actionable claims can be transferred.

This landmark judgment offers legal clarity on the assignment of actionable claims and will serve as an essential reference for future cases involving the Transfer of Property Act.