Mortgage

Withour taking money have mortgaged my wife's property as a security and after 2years later gave him an equivalent value worth property i have got by virtue of my mou with a freind of mine to avoid addional stamp diuty i directly registerd in favour of the martgaee. he immediately after the possession of the above brought my said martgaged property to auction sale u/sec 69 a of transfer act. After having got temp injunction in the city civil court with a condition of 10lac Dep. Not able to deposit the money opted for redemption suit in the high court with a prayer to declare the mortgage as null and void. After the admn purpose of thw court again shited the case to lower court where the trial was condcuted dismised the case as there was not enough proof on our stand that the party had issued all bearer cheques and he himself had encashed and the section 269ss of income taxact.have nit gine for the appeal out of frustration. Now again he had sent an auction letter. Can i condoning the delay go for an appeal. Or any other way to the continuing embracement of the threat of an e action etc. This my only house wheher my self and wife are living without proper earning as am 67 years old. And have only daughter married and living elsewere. Can any body give solution to my helplesd sympathetic situation.