Issues involved with
respect to stamp duty under Stamp Act, 1899 (herein after the Act)-
1. What
is the stamp duty payable on a term loan/cash credit/working capital loan
agreement under the Indian Stamp Act 1899 (the Act)?
2. What
is the stamp duty payable on a Hypothecation Agreement?
3. What
is the stamp duty payable on a Escrow Agreement?
4. What
is the stamp duty payable on a mortgage deed or Memorandum of entry?
The Legal Provisions
involved-
Section 4- Several instruments used in
single transaction of sale, mortgage or settlement-
1. Where, in the case of any sale, mortgage or
settlement, several instruments are employed for completing the transaction,
the principal instrument only shall be chargeable with the duty prescribed in
Schedule 4[I-A], for the conveyance, mortgage or settlement, and each of the
other instruments shall be chargeable with a duty of 5[two rupees] instead of
duty (if any) prescribed for it in that Schedule.
2. The parties may determine for themselves which of
the instruments so employed shall, for the purposes of sub-section (1), be
deemed to be the principal instrument.
Provided
that the duty chargeable on the instrument so determined shall be the highest
duty which would be chargeable in respect of any of the said instruments
employed.
Section 5- Instruments
relating to several distinct matters -Any
instrument comprising, or relating to several distinct matters shall be
chargeable with the aggregate amount of the duties with which separate
instruments, each comprising or relating to one of such matters, would be
chargeable under this Act.
Section 6- Instruments
coming within several description in Schedule I-Subject to the provisions of the last preceding
section, an instrument so framed as to come within two or more descriptions in
Scehdule I, shall, where the duties chargeable thereunder are different, be
chargeable only with the highest of such duties.
Provided that nothing in this Act contained shall
render chargeable with duty execeeding one rupee a counterpart or duplicate of
any instrument chargeable with duty and in respect of which the proper duty has
been paid.
The position of Law on
the point-
In case of Santdas
Moolchand Jhangiani vs. Sheodayal Gurudasmal Massand (AIR 1971 Bom 237) the
Bombay High Court observed as follows:
The distinction
between Sections 4, 5 and 6 of the Indian Stamp Act, 1899, which correspond in
terms to Sections 4, 5 and 6 of the Bombay Stamp Act, 1958, has been brought
out in the judgment of the Supreme Court in the case of Board of Revenue v.
A. P. Benthall, AIR 1956 SC 85. It is observed in the said judgment that
the object and scope of Sections 4 to 6 are not the same. Section 4 deals with
a single transaction completed in several instruments, and Section 6 with a
single transaction which might be viewed as falling under more than one
category, whereas Section 5 applies only when the instrument comprises more
than one transaction, and it is immaterial for this purpose whether those transactions
are of the same category or of different categories. The test laid down by the
Supreme Court is that in order to attract the application of Section 5, the
whole question is whether the instrument comprises more than one transaction.
Application u/s 4 of
the Act-
U/s
4 of stamp Act such instruments are dealt which though deal
with single transaction but take several instruments to complete. But there are
several requirements to be complied with to bring a transaction under the ambit
of section 4, they are;
(a)
More than one instrument must be employed for
completing the transaction;
(b) Several
instruments are employed to complete the same transaction;
(c)
The transaction must be either of sale,
mortgage, or settlement.
A
term loan agreement does not fall within these categories i.e either sale,
settlement or mortgage; therefore there shall be no application of section 4
here in this document.
The
expression “Distinct Matters” connotes distinct transaction. The term Distinct
Matters mean the matters of different kinds such as agreement for service and a
lease. Similarly where a document under consideration is both an agreement for
dissolution of a partnership and a bond, it is chargeable under Section 5 with
aggregate duty with which two such separate instruments would be chargeable
Distinct
Matters would be comprised in an instrument, if different transactions are
sought to be evidenced by the same deed.Two matters are considered to be
distinct if one of them is subsidiary to another contained in the same
document; the test being whether one is incidental and accessory to another;
they should contain distinct matter and not distinct contracts (Radha Govind
Sen v. Ram Brahma Mandal, AIR 1936 Cal 814).
Application of Section
6-
Section
6 of the Act pertains to instruments coming with in several descriptions in
Schedule I and the stamp duty being paid on that description which attracts the
highest stamp duty. In case of Board of Revenue v. A. P. Benthall, AIR 1956
SC 85 the Court quite clearly
clarified the position of law on the point which is that section 6 deals with a
transaction which might be viewed as coming under more than one description as
provided under Schedule I of the Act. Therefore if an instrument creates a
right over an property by way of lease for the loan advanced and at the same
time requires the lessor to pay some rent every month with a lock in period of
2 years i.e the property has to be utilised by lessor for at least 2 years, the
nature of the instrument is both of a lease and a bond, therefore should be
charged under section 6 of the Act.
Therefore:
(1) Section
4 shall not come under this scenario as its application is limited to
transactions comprising either settlement, sale, or mortgage which is not the
case in term loan/cash credit/working capital loan agreement.
(2) Section
6 starts with opening lines “subject to provision of last preceding section”
i.e section 5, it talks about different descriptions that may come into effect
if the matters are not “distinct matters” as provided in section 5 of the Act.
STAMP
DUTY RATES FOR TERM LOAN IN NEW DELHI-
S.NO.
|
LEGAL
ANTECEDENT
|
DUTY CHARGED
|
PROVISION
|
1.
|
Personal
Guarantee
|
Same as
Agreement i.e INR 50
|
Article 5(c)
|
2.
|
Indemnity
|
Same as
security Bond INR. 100
|
Article 34
|
3.
|
Apart from
above an additional stamp duty will be paid on Principal Loan Agreement
|
INR 50
|
Article 5(c)
|
Thus, considering that a term loan agreement
contains clauses on Indemnity (same as Security Bond u/a 34), Personal
Guarantee(same as Agreement u/a 5), Security which are essential for the
purpose of availing a term loan therefore these matters are
subsidiary/incidental/ accessory to other and according to this reasoning, a
term loan agreement should be levied with a stamp duty which is aggregate
amount of duties with which these separate instruments are charged
in accordance with section 5 of the Act.
Hypothecation-
The hypothecation is neither governed by any statue nor
there is any law governing the same directly or indirectly. Hypothecation is
understood in mercantile world as creation of charge on movables in favour of
hypothecatee by hypothecator where possession of goods will remain with
hypothecator. The hypothecator can be in possession of goods hypothecated and
enjoy the same without causing any damage to the rights of the hypothecatee.
The courts in India have
held that hypothecation not accompanied by possession confers good title upon
person in whose favour it is made and law recognises the transaction as
security and equity gives effect to it (Punjab
National Bank v. Union of India (1983) 53 Comp Cas 542). Hypothecation
Agreement needs not to be registered.
Pledge
& Hypothecation-
The distinction between pledge and Hypothecation is that
of possession, the hypothecate can be in possession of goods and movables
hypothecated without causing any damage to the rights of Hypothecatee whereas
in Pledge the pawner has to transfer the possession of movables to pawnee.
The hypothecation therefore
is jus in re that is right in a thing without possession of the same, since it
is charged for movables, its character for the purpose of stamp duty is more
like that of a Pledge.
Meaning of Attestation:
According to Transfer of Property Act, 1882 Section 3
(interpretation clause) attested means:
"attested",
in relation to an instrument, means and shall be deemed always to have meant
attested by two or more witnesses each of whom has seen the executant sign or
affix his mark to the instrument, or has seen some other person sign the
instrument in the presence and by the direction of the executant, or has
received from the executant a personal acknowledgement of his signature or
mark, or of the signature of such other person, and each of whom has signed the
instrument in the presence of the executant; but it shall not be necessary that
more than one of such witnesses shall have been present at the same time, and
no particular form of attestation shall be necessary
The
Stamp Act 1899 in the state of Delhi (NCR) provides for exemption when it comes
to levy of stamp duty on Hypothecation Agreement; which provides exemption U/A
6 of the Act a exemption from paying any stamp duty on an Hypothecation
Agreement if it’s not attested. Therefore, Banks can choose not to get such
instrument attested in order to save the stamp duty.
Therefore
-
(1) Hypothecation
agreement if attested is charged according to Article 6(Agreement relating to
deposit of title Deeds, Pawn or Pledge) of Stamp Act 1899, however if a
hypothecation agreement is unattested no stamp duty needs to be levied on the
same.
(2) For
the same reasoning under the Bombay Stamp Act 1958, the stamp duty levied on a
hypothecation agreement is levied under Article 6 of Bombay Act which is in pari materia to the Stamp Act 1899.
1.
|
Hypothecation(creation
of security)
(a) If
attested
|
0.5% of amount
secured by such deed.
|
Article no. 6(a)
schedule IA Indian stamp (Delhi Amendment) Act,
|
(b) If
unattested
|
NIL
|
Exemption to Article 6 of the Act.
|
Escrow Account
Agreement-
The
nature of an Escrow Account agreement is that of an “Agreement” provided under
Article 5 of the Act. It is because of the following reasons-
If an instrument contains certain covenant
breach of which would attract damage, and such damage has to be fixed by Court
of law than it is necessarily an Agreement and therefore shall be charged under
Article 5 of the Act, in a case where the damage is fixed and the party obliged
to pay money has to pay an ascertained amount, than the instrument shall fall
in the category of a Bond under the Act; reference can be drawn from many
judgments of Indian High Courts namely-
(i)
ILR
1969(1) Punj 529,
(ii)
The
Bengal Paper Mills Co. Ltd. vs The Collector Of Calcutta And Ors (AIR 1976 Cal
416)
Escrow
Account Agreement-
1.
|
Escrow Account
Agreement
|
Same as
Agreement Rs. 50
|
Article 5(c)
|
Mortgage
Deed or Memorandum of Entry
- Mortgage
Deed if not done by deposit of title deed is charged as 3%.of the consideration
amount.
By Memorandum of Entry, one enter into a Declaration with the Bank that one has handed over the
original set of documents of its property for mortgaging the same as security
for the loan. Creation of a mortgage by a Memorandum of Entry would attract a stamp duty.
1.
|
Mortgage
Deed
|
3%
according to Article 23 same as Conveyance as given in Article 40 of the Act.
|
2.
|
Memorandum
of Entry .
|
Rs.
100 as given in Article 57(b).
|