The Transfer of Property Act uses the words by the act of the parties and therefore

it governs only the tranfers that take place by the act of the parties and not the
transfers by the operation of law. Thus it does not govern transfers of property
through court auction1, forfeiture, acquisition or due to insolvency proceedings or
government grants.2 It also does not govern transfers of property through intestate 3
or testamentary4 succession.

1 Dinendronath Sanyal v. Ramcoomar Ghose (1881) ILR 7 Cal 107.

2 Dwarkaprasad v. Kathlen, (1955) ILR 1955 Nag 538.
3 Kishori Lal v. Krishna Kamini, (1910)ILR Cal 377.
4 Rajaparthasarthi v Raja Venkatadasi, AIR 1922 Mad 457.