Aida Najjemba v Ester Mpagi (Civil Appeal No. 74/05) [2009] UGCA 1 (21 January 2009)

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K Byamugisha}{\operator jchemeri}{\creatim\yr2009\mo2\dy2\hr12\min29}{\revtim\yr2009\mo2\dy2\hr12\min29}{\printim\yr2009\mo1\dy19\hr15\min16}{\version2}{\edmins0}{\nofpages13}{\nofwords2576} {\nofchars14686}{\nofcharsws17228}{\vern24689}}\paperw11909\paperh16834\margl1440\margr1440 \widowctrl\ftnbj\aenddoc\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\formshade\horzdoc\dgmargin\dghspace120\dgvspace180\dghorigin1440\dgvorigin1440 \dghshow2\dgvshow2\jexpand\viewkind1\viewscale100\pgbrdrhead\pgbrdrfoot\splytwnine\ftnlytwnine\htmautsp\nolnhtadjtbl\useltbaln\alntblind\lytcalctblwd\lyttblrtgr\lnbrkrule\nobrkwrptbl\snaptogridincell\allowfieldendsel\wrppunct \asianbrkrule\rsidroot10702166\newtblstyruls\nogrowautofit \fet0{\*\ftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \b\i\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid3831457 \chftnsep \par }}{\*\ftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \b\i\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid3831457 \chftnsepc \par }}{\*\aftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \b\i\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid3831457 \chftnsep \par }}{\*\aftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \b\i\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid3831457 \chftnsepc \par }}\sectd \psz9\linemod5\linex0\endnhere\sectlinegrid360\sectdefaultcl\sectrsid5530623\sftnbj {\footer \pard\plain \s15\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\pvpara\phmrg\posxc\posy0\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4544812 \b\i\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\field{\*\fldinst {\cs16\insrsid5989998 PAGE }}{\fldrslt {\cs16\lang1024\langfe1024\noproof\insrsid9571915 1}}}{\cs16\insrsid5989998 \par }\pard \s15\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid5989998 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15810607 \b\i\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\i0\fs28\insrsid15810607 THE REPUBLIC OF UGANDA}{\i0\fs28\insrsid5530623 \par }{\i0\fs28\insrsid15810607 IN THE COURT OF APPEAL OF UGANDA \par AT KAMPALA \par \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15810607 {\fs28\insrsid15810607 CORAM: HON. JUSTICE C. K. BYAMUGISHA, JA. \par HON. JUSTICE S. B. K. KAVUMA, JA. \par }{\fs28\insrsid4796560 HON. JUSTICE A. S. NSHI}{\fs28\insrsid9267555 M}{\fs28\insrsid15810607 YE, JA. \par \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15810607 {\i0\fs28\ul\insrsid15810607\charrsid8613188 CIVIL APPEAL NO.74/05 \par }{\i0\fs28\insrsid15810607 \par BETWEEN \par \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15810607 {\b0\i0\fs28\insrsid15810607 AIDA NAJJEMBA:::::::::::::::::::::::::APPELLANT \par \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15810607 {\i0\fs28\insrsid15810607 AND \par \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15810607 {\b0\i0\fs28\insrsid15810607 ESTER MPAGI:::::::::::::::::::::::::::::RESPONDENT \par \par }{\fs28\insrsid15810607 [Appeal from the ruling and orders of the High Court of Uganda at Kampala (}{\i0\fs28\insrsid15810607 Maitum J)}{\fs28\insrsid15810607 dated 13}{\fs28\super\insrsid15810607\charrsid15810607 th}{\fs28\insrsid15810607 June 2005 in Miscellaneous Application No.213/ 2004] \par }{\fs28\insrsid6173106 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6173106 {\i0\fs28\ul\insrsid6173106 JUDGEMNT OF BYAMUGISHA, JA. \par \par }\pard \ql \li0\ri0\sl480\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6173106 {\b0\i0\fs28\insrsid6173106 This is a first appeal from the ruling of the High Court in Miscellaneous Application No.213/2004. \par The application was filed by the respondent seeking a vesting order under the provisions of Sections 166, 167, 168 and 188 of th}{\b0\i0\fs28\insrsid11293586 e Registration of}{\b0\i0\fs28\insrsid6173106 Titles Act. \par The application was seeking two orders from court namely: \par {\listtext\pard\plain\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid6173106 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ql \fi-360\li720\ri0\sl480\slmult1\widctlpar \jclisttab\tx720\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin720\itap0\pararsid6173106 {\b0\i0\fs28\insrsid6173106 That 4.42 acres of the land comprised in Kyadondo Block 167 Plot 355 at Kiwale be vested in the applicant; and \par {\listtext\pard\plain\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid6173106 \hich\af0\dbch\af0\loch\f0 2.\tab}That costs of the application be provided for. \par }\pard \ql \li0\ri0\sl480\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6173106 {\b0\i0\fs28\insrsid6173106 \par The respondent deponed an affidavit in support of the application. The appellant opposed the application}{\b0\i0\fs28\insrsid1009000 by deponing an affidavit in reply.}{\b0\i0\fs28\insrsid6173106 \par }{\b0\i0\fs28\insrsid1009000 \par The background to the dispute between the parties is as follows. The respondent together with her late husband}{\b0\i0\fs28\insrsid1530952 , Fred Mpagi,}{\b0\i0\fs28\insrsid1009000 purchased an equitable interest }{\b0\i0\fs28\insrsid1530952 on mailo land. This interest is }{\b0\i0\fs28\insrsid1009000 popularly known as }{\b0\fs28\insrsid1009000 kibanja}{\b0\i0\fs28\insrsid1009000 from one Tera Kiwoma and took possession of the same. Thereafter Tera Kiwoma passed away and one}{ \b0\i0\fs28\insrsid1530952 ,}{\b0\i0\fs28\insrsid1009000 Sepiranta Namusisi applied }{\b0\i0\fs28\insrsid1530952 for }{\b0\i0\fs28\insrsid1009000 and was granted letters of administration of the estate. \par In her capacity as the administrator of the estate}{\b0\i0\fs28\insrsid1530952 ,}{\b0\i0\fs28\insrsid1009000 Namusisi sold the mailo interest to the respondent and her husband. Several sale }{\b0\i0\fs28\insrsid1852816 agreements were}{ \b0\i0\fs28\insrsid1009000 executed}{\b0\i0\fs28\insrsid1852816 . The respondent and her husband become registered proprietors but in 2004 th e said registration was cancelled by the land registry citing defects in the registration. The instrument that was used to register the respondent with her husband was found to belong to another transaction altogether and the transfer forms could not be t raced.}{\b0\i0\fs28\insrsid1009000 \par }{\b0\i0\fs28\insrsid1852816 The respondent having lost her husband who knew the existence of the transfer forms and Namusisi the seller having also passed away the respondent through her Advocates }{\b0\i0\fs28\insrsid7285450 M/s Katende Ssempebwa and Co Advocates wrote to the Commissioner Land Registration}{\b0\i0\fs28\insrsid3675682 requesting for the removal of the caveat from the}{\b0\i0\fs28\insrsid1530952 suit property which had been lodged by the appellant.}{ \b0\i0\fs28\insrsid7285450 The Commissioner declined to grant the request and advised the said advocates to seriously consider the option of obtaining a vesting order from court.}{\b0\i0\fs28\insrsid1852816 \par }{\b0\i0\fs28\insrsid795983 Consequently}{\b0\i0\fs28\insrsid1530952 ,}{\b0\i0\fs28\insrsid795983 the respondent as the adminstratrix to the estate of }{\b0\i0\fs28\insrsid1135471 her }{\b0\i0\fs28\insrsid3675682 late }{\b0\i0\fs28\insrsid1530952 husband filed}{\b0\i0\fs28\insrsid795983 the application for a vesting order}{\b0\i0\fs28\insrsid1135471 .}{\b0\i0\fs28\insrsid795983 \par }{\b0\i0\fs28\insrsid7285450 The appellant is the daughter of late Namusisi and she was granted letters of administration to the estate on 10}{\b0\i0\fs28\super\insrsid7285450\charrsid7285450 th}{\b0\i0\fs28\insrsid7285450 October 2003 vide Administration Cause No. 125/2003. She lodged a caveat on the property}{\b0\i0\fs28\insrsid1530952 claiming it as part of her late mother\rquote s estate.}{\b0\i0\fs28\insrsid7285450 She was dragged to court as a caveator. \par The application was heard and allowed. The appellant was dissatisfied \endash hence the instant appeal. \par \par T}{\b0\i0\fs28\insrsid1530952 he memorandum of appeal filed on}{\b0\i0\fs28\insrsid7285450 her behalf has the following grounds: \par {\listtext\pard\plain\b\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid795983 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ql \fi-360\li720\ri0\sl480\slmult1\widctlpar \jclisttab\tx720\aspalpha\aspnum\faauto\ls4\adjustright\rin0\lin720\itap0\pararsid7285450 {\i0\fs28\insrsid795983 The learned trial judge erred in law when she failed to correctly evaluate the evidence on record and thus arrived at a wrong decision.}{ \i0\fs28\insrsid7285450 \par {\listtext\pard\plain\b\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid795983 \hich\af0\dbch\af0\loch\f0 2.\tab}}{\i0\fs28\insrsid795983 The learned trial judge erred in law and in fact when she ordered the vesting of 4.42 acres of land comprised in Block Plot 335 in the respondent. \par {\listtext\pard\plain\b\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid795983 \hich\af0\dbch\af0\loch\f0 3.\tab}The learned trial judge erred in law and fact when she found that the appellant had not substantiated on the respondent\rquote s forgeries as required by O.6 rule 2 of the Civil Procedure Rules. \par {\listtext\pard\plain\b\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid795983 \hich\af0\dbch\af0\loch\f0 4.\tab}The learned trial judge erred when she only relied on the respondent\rquote s evidence without considering that of the appellant.

\par {\listtext\pard\plain\b\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid795983 \hich\af0\dbch\af0\loch\f0 5.\tab}The trial judge erred when she failed to find the respondent guilty of fraud and thereby incompetent to make the application. \par }\pard \ql \li0\ri0\sl480\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3675682 {\b0\i0\fs28\insrsid1980899 Both advocates filed written submissions. }{\b0\i0\fs28\insrsid8920783 \par }{\b0\i0\fs28\insrsid1980899 In his submissions counsel for the appellant argued grounds one and four together.}{\b0\i0\fs28\insrsid3675682 \par }{\b0\i0\fs28\insrsid1980899 The gist in these grounds is that the learned trial judge did not evaluate all the evidence on record and relied more on the respondent\rquote s evidence. He pointed out that the appellant in her affidavit stated that the respondent\rquote s husband had never purchased the suit property from the late Namusisi and that the agreements of sale that were filed in court were forgeries. \par Learned counsel complained that the learned judge ignored these assertions and instead required the appellant to substantiate the allegations of forgeries.}{\b0\i0\fs28\insrsid1253543 The allegations of forgeries, according to counsel could not properly be provided for given the nature of the application. He claimed that the learned trial judge did not put into consideration the suggestion that the respondent\rquote s earlier registration was defective as there was no transfer and the instrument number related to a different land transaction.}{\b0\i0\fs28\insrsid1980899 \par }{\b0\i0\fs28\insrsid7803807 He further pointed out that the leaned judge ignored the suggestions made on behalf of the appellant to the effect that the best procedure to dispose of the matter was an ordinary suit and that affidavit evidence was not enough. \par }{\b0\i0\fs28\insrsid5270753 \par In }{\b0\i0\fs28\insrsid16390719 reply, counsel for the respondent supported the trial judge\rquote s decision and her evaluation of evidence. He pointed out that the application was for a vesting order in respect of land in which the respondent as the adminstratrix of the estate of her late husband}{\b0\i0\fs28\insrsid6098743 , Fred Mpagi. He further stated quite rightly in my view, that the appellant is requesting this court to subject the evidence which was before the lower court to thorough scrutiny}{\b0\i0\fs28\insrsid5930605 and relate it to the law and the facts that were before the lower court.}{\b0\i0\fs28\insrsid5270753 \par }{\b0\i0\fs28\insrsid5930605 \par }{\b0\i0\fs28\insrsid7564055 It is the duty}{\b0\i0\fs28\insrsid8920783 of a}{\b0\i0\fs28\insrsid5930605 first appellate court }{\b0\i0\fs28\insrsid12802319 to re-evaluate the evidence that was before the lower court and determine for itself whether the decision of the trial judge should be upheld- see }{\fs28\insrsid12802319 Selle &another v Associated Motor}{\fs28\insrsid7564055 Boat Company Ltd [1968] EA 123; Banco Arabe Espanol v Bank of Uganda Civil Appeal No.8/98(SC); Habre International}{\fs28\insrsid8920783 }{\fs28\insrsid7564055 Co}{\fs28\insrsid8920783 .}{\fs28\insrsid7564055 Ltd v Abraham Alayakha &others, Civil Appeal No.4/98(SC); Joseph Muluta v Katama Sylvano Civil Appeal No.11/99(SC)}{\b0\i0\fs28\insrsid7564055 and }{\fs28\insrsid7564055 Rule 30(1)(a)}{\b0\i0\fs28\insrsid7564055 of the }{\fs28\insrsid7564055 Judicature(Court of Appeal Rules)Directions S. I. No.13-10}{\fs28\insrsid1900879 .}{\fs28\insrsid5930605\charrsid7564055 \par }{\b0\i0\fs28\insrsid16267216 The judge}{\b0\i0\fs28\insrsid12802319 in dealing }{\b0\i0\fs28\insrsid16267216 with the evidence that was before her said:}{\b0\i0\fs28\insrsid12802319 \par }{\fs28\insrsid16267216 \'93I have carefully perused the affidavits and annextures attached. I have also carefully considered the submissions}{\fs28\insrsid4063785 of counsel on both sides. The facts as establishe d by the affidavits and the various annextures show that the applicant\rquote s family lived on the land in question and agreed to purchase part of it and did buy 4.42 acres. The owner of the land acquiesced in their living on the land. There was in fact an executed contract of sale of the land to the applicant\rquote s husband. }{ \fs28\insrsid16267216 \par }{\fs28\insrsid4063785 The sale was completed as is shown by the affidavit of Kasujja and Wandyaka and Annextures \'93B\'94 &\'94C\'94. The vendor died without legally transferring the title in the names of the purchaser. \par I do no t believe that the husband of the vendor, S. Kasujja could have sworn an affidavit which was untruthful. Moreover there was another witness, Wandyaka, who also witnessed the agreements of sale of the said land and the various payments which accompanied th e agreements\'94. \par \par }{\b0\i0\fs28\insrsid4063785 I generally agree with the trial judge in her assessment of}{\b0\i0\fs28\insrsid8920783 the}{\b0\i0\fs28\insrsid4063785 evidence. However I do not agree with her that the vendor died before transferring the }{ \b0\i0\fs28\insrsid486202 property into the names of the purchaser. }{\b0\i0\fs28\insrsid4063785 \par }{\b0\i0\fs28\insrsid486202 There was a transfer of the property into the names of the purchaser. The appellant in her affidavit sworn in support of the caveat stated that she searched }{\b0\i0\fs28\insrsid11615616 the land}{\b0\i0\fs28\insrsid486202 registry and established that the land had been transferred into the names of Frederick Mpagi and Esther Mpagi.}{\b0\i0\fs28\insrsid11615616 This affidavit was sworn on 4}{\b0\i0\fs28\super\insrsid11615616\charrsid11615616 th}{ \b0\i0\fs28\insrsid11615616 February 2004.}{\b0\i0\fs28\insrsid486202\charrsid4063785 \par }{\i0\fs28\insrsid3675682 }{\b0\i0\fs28\insrsid11615616 She wanted the transfer cancelled claiming it was fraudulent. The transfer was eventually cancelled not because of fraud but because the instrument that was used to register the Mpagis}{ \b0\i0\fs28\insrsid15623731 apparently}{\b0\i0\fs28\insrsid11615616 belonged }{\b0\i0\fs28\insrsid15623731 to a different land transa ction and the transfer form could not be traced. The vendor having passed away at the time of cancellation, the respondent\rquote s only alternative was to utilize the provisions of }{\fs28\insrsid15623731 Section 167}{\b0\i0\fs28\insrsid15623731 of the }{\i0\fs28\insrsid15623731 Registration of titles Act}{\b0\i0\fs28\insrsid15623731 to seek a vesting order.}{\b0\i0\fs28\insrsid3675682 \par }{\b0\i0\fs28\insrsid15623731 The evidence of the purchase of the suit property by the late Mpagi and the respondent was given by other witnesses who included the husband of the vendor, Kasujja. I will take}{\b0\i0\fs28\insrsid8920783 it}{ \b0\i0\fs28\insrsid15623731 that Kasujja being the husband of the }{\b0\i0\fs28\insrsid11494121 appellant\rquote s late}{\b0\i0\fs28\insrsid15623731 }{\b0\i0\fs28\insrsid8920783 mother might}{\b0\i0\fs28\insrsid11494121 have been her natu ral father or step father. He deponed an affidavit in support of the respondent\rquote s case and stated that he was one of the witnesses to about five out of the six sale agreements.}{\b0\i0\fs28\insrsid8920783 \par }{\b0\i0\fs28\insrsid8527001 Like the trial judge observed, I do not think that Kasujja}{\b0\i0\fs28\insrsid8920783 ,}{\b0\i0\fs28\insrsid8527001 who is a relative of the appellant could have lied about a transaction that was being contested by his own daughter or step- daughter what ever the case may be. \par }{\b0\i0\fs28\insrsid11494121 Two other witnesses namely Wandyaka }{\b0\i0\fs28\insrsid8527001 and Philip}{\b0\i0\fs28\insrsid11494121 Kamya deponed affidavits as witnesses to the sale agreements}{\b0\i0\fs28\insrsid8527001 . Non e of them was cross-examined by the appellant or her counsel under }{\fs28\insrsid8527001 Order 19 rule 2(1)}{\b0\i0\fs28\insrsid8527001 of the }{\i0\fs28\insrsid8527001 Civil Procedure Rules }{\b0\i0\fs28\insrsid8527001 which permits the cross-examination of any deponent at the instance of either party. Failure to cross-examine the deponents on their affidavi ts would mean that the contents of those affidavits are true unless it can be shown that they were inherently untrue.}{\b0\i0\fs28\insrsid15623731 \par }{\b0\i0\fs28\insrsid8527001 The appellant had alleged in her affidavit deponed in opposition to the application that the sale agreements were forged. She did not give reasons or any particulars of}{\b0\i0\fs28\insrsid411741 the}{ \b0\i0\fs28\insrsid8527001 }{\b0\i0\fs28\insrsid411741 said }{\b0\i0\fs28\insrsid8527001 forgeries}{\b0\i0\fs28\insrsid10294077 .}{\b0\i0\fs28\insrsid1058706 It is not difficult}{\b0\i0\fs28\insrsid8920783 ,}{\b0\i0\fs28\insrsid1058706 in my view}{ \b0\i0\fs28\insrsid8920783 ,}{\b0\i0\fs28\insrsid1058706 for one to give particulars or instance}{\b0\i0\fs28\insrsid8920783 s}{\b0\i0\fs28\insrsid1058706 of forgeries in an affidavit. The trial judge considered all the affidavits and their annextures. It was not pointed out to us which evidence was ignored by the judge that would have affected her decision.}{\b0\i0\fs28\insrsid8527001 \par }{\b0\i0\fs28\insrsid1058706 On the evidence as a whole, the trial judge cannot be faulted in her evaluation of evidence. Grounds one and four ought to fail. \par }{\b0\i0\fs28\insrsid8920783\charrsid8527001 \par }\pard \ql \li0\ri0\sl480\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6173106 {\b0\i0\fs28\insrsid11479345 Ground three complained that the trial judge was wr ong to find that the appellant failed to substantiate on the forgeries that were allegedly committed by the respondent. This ground was covered when I was dealing with the first grounds. The learned judge was right in her findings.}{ \b0\i0\fs28\insrsid7285450 \par }{\b0\i0\fs28\insrsid11479345 Ground two of the appeal was about the vesting order under }{\fs28\insrsid11479345 Section 167}{\b0\i0\fs28\insrsid11479345 of the Registration of the Titles Act. \par The section states as follows: \par }{\fs28\insrsid11479345 \'93If it is proved to the satisfaction of the registrar that the land under this Act has been sold by the proprietor and the whole }{\fs28\insrsid5339709 of the pu rchase money paid, and that the purchaser has or those claiming under the purchaser have entered and taken possession under the purchase, and that entry and possession have been acquiesced in by the vendor or his or her representatives, but that the vendo r is dead or residing out of the jurisdiction or cannot be found, the registrar may make a vesting order in the premises and may include in the order a direction for the payment of such additional fee in respect of the assurance of title as he or she may t h ink fit, and the registrar upon such payment of that additional fee, if any, shall effect the registration directed to be made by section 166 in the case of the vesting orders mentioned there and effecting or omission to effect that registration shall be attended by the same results as declared by section 166 in respect of the vesting orders mentioned there}{\fs28\insrsid9514189 .\'94}{\fs28\insrsid11479345 \par }{\b0\i0\fs28\insrsid1900879 There }{\b0\i0\fs28\insrsid16213986 are 4}{\b0\i0\fs28\insrsid1900879 conditions provided for under the section in order for the registrar to exercise his powers. \par {\listtext\pard\plain\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15539822 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ql \fi-360\li720\ri0\sl480\slmult1\widctlpar \jclisttab\tx720\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin720\itap0\pararsid6376058 {\b0\i0\fs28\insrsid15539822 The}{\b0\i0\fs28\insrsid6376058 land must be registered under the provisi ons of the Registration of Titles Act and the purchaser must have paid the whole of the price to the vendor. \par {\listtext\pard\plain\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid6376058 \hich\af0\dbch\af0\loch\f0 2.\tab}The purchaser or those claiming under him or her }{\b0\i0\fs28\insrsid15539822 have taken possession of the purchased land.}{ \b0\i0\fs28\insrsid6376058 \par {\listtext\pard\plain\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid16213986 \hich\af0\dbch\af0\loch\f0 3.\tab}}{\b0\i0\fs28\insrsid16213986 That the entry into possession by the purchaser has b een acquiesced by the vendor or his or her representative. \par {\listtext\pard\plain\fs28\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15539822 \hich\af0\dbch\af0\loch\f0 4.\tab}}{\b0\i0\fs28\insrsid15539822 The transfer of the property has not been executed because the vendor is dead or is residing out of jurisdiction or he/she cannot be found. \par }\pard \ql \li0\ri0\sl480\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid15539822 {\b0\i0\fs28\insrsid15539822 \par Counsel for the appellant submitted that the above stated conditions did not exist in the instant appeal because the respondent and her husband were once registered on the title but she failed to prove how they became registered without a transfer. \par He asserted that the unexplained circumstances point to their fraudulent way of dealing with}{\b0\i0\fs28\insrsid267609 the suit land. }{\b0\i0\fs28\insrsid15539822 \par }{\b0\i0\fs28\insrsid267609 Other complaints that learned counsel raised on this ground were that the application was misconceived and premature, that it should have been made before the registrar in the first instance and therefore the t rial judge ought not to have granted it. \par \par In reply, counsel for the respondent cited two authorities both of them decisions of the High Court namely}{\b0\i0\fs28\insrsid16213986 }{\fs28\insrsid16213986 Pontiano Ssali v Gerald Kibirango [1992-93] HCB 216}{\b0\i0\fs28\insrsid16213986 and }{ \fs28\insrsid16213986 Re Ivan Mutaka [1980] HCB 27 }{\b0\i0\fs28\insrsid16213986 that have judicially considered the provisions of section 167 of the Registration of Titles Act.}{\b0\i0\fs28\insrsid267609 \par }{\b0\i0\fs28\insrsid16213986 He submitted that we find that the late Mpagi lawfully and legally and without any trace of fraud on his part purchased the disputed land. \par He claimed that the appellant had to allege and prove in the lower court}{\b0\i0\fs28\insrsid480389 that there was fraud at the time of purchase and there was no such allegation or proof of it.}{\b0\i0\fs28\insrsid16213986 \par }{\b0\i0\fs28\insrsid480389 Learned counsel further challenged the appellant\rquote s claim to the suit property since her late mother was holding the same as the a dministrator of the estate of late Kiwoma and was holding the same by virtue of that office. He stated that the appellant had no locus to claim the suit property since it did not belong to }{\b0\i0\fs28\insrsid3229107 he}{\b0\i0\fs28\insrsid8920783 r}{ \b0\i0\fs28\insrsid3229107 late mother\rquote s personal estate.}{\b0\i0\fs28\insrsid480389 \par }{\b0\i0\fs28\insrsid3229107 He supported the decision to apply for a vesting order since the vendor was dead and cou}{\b0\i0\fs28\insrsid7562988 ld not transfer the land to the respondent.}{\b0\i0\fs28\insrsid3229107 \par \par I must state at }{\b0\i0\fs28\insrsid10175305 once that the suit property did not belong to the personal estate of the appellant\rquote s mother. She was holding the property in her capacity as an administrator and she sold the same to the late Fred Mpagi and the respondent as such.}{\b0\i0\fs28\insrsid3229107 \par }{\b0\i0\fs28\insrsid10175305 Another issue which I can dispose of here is the allegation that the respondent and }{\b0\i0\fs28\insrsid6436320 her late husband committed fraud in the transaction. There was no evidence of f raud and the appellant was not deprived of any land since the vendor had title and power to sale. \par }{\b0\i0\fs28\insrsid10175305 The issue to resolve is whether the application before the High Court for a vesting order was properly filed under the provisions of section 167(supra). \par }{\b0\i0\fs28\insrsid6436320 I agree with counsel for the appellant that an application for a vesting order must be made to the registrar of titles}{\b0\i0\fs28\insrsid7562988 . \par However, }{\b0\i0\fs28\insrsid6436320 the High Court has unlimited jurisdiction in all matters. The Commissioner for Land Registration on 16}{\b0\i0\fs28\super\insrsid6436320\charrsid6436320 th}{\b0\i0\fs28\insrsid6436320 August 2004 wrote to couns el for the appellant suggesting to them the option of obtaining a vesting order from court. The }{\b0\i0\fs28\insrsid12146837 counsel seems}{\b0\i0\fs28\insrsid6436320 to have accepted this advice when he filed the application in the High Court. \par }{\b0\i0\fs28\insrsid12146837 In the same letter the Commissioner for Land Registration informed counsel that no transfer in favour of the respondent and her late husband could be traced and the instrument number under which their registration was purportedly effected}{\b0\i0\fs28\insrsid15559040 related to a different land transaction.}{ \b0\i0\fs28\insrsid12146837 \par }{\b0\i0\fs28\insrsid15559040 The loss of the transfer instrument and the use of an instrument of a different land transaction to register the respondent }{\b0\i0\fs28\insrsid5643115 and her}{\b0\i0\fs28\insrsid15559040 late husband raise some suspicion but it cannot be evidence of fraud on her part.}{\b0\i0\fs28\insrsid5643115 In any case the respondent was not responsible for safe-keeping of documents in the l and registry and cannot be blamed for the loss of the transfer instrument.}{\b0\i0\fs28\insrsid15559040 \par I consider this to have been a unique case in which the vendor had sold the property and received the whole of the purchase price and the purchaser was in possession with the full knowledge and consent of the vendor. \par }{\b0\i0\fs28\insrsid5643115 The vendor was dead and no representative was available to sign fresh transfer forms. \par The learned judge was right to grant a vesting order under section 167(supra). \par In the result, I would dismiss the appeal with costs}{\b0\i0\fs28\insrsid7562988 to the respondent}{\b0\i0\fs28\insrsid5643115 both here and in the lower court. \par }{\b0\i0\fs28\insrsid9728001 Since both Kavuma JA and Nshimye JA agree, the appeal is dismissed in the above terms. }{\b0\i0\fs28\insrsid5643115 \par }{\i0\fs28\insrsid5643115 Dated at Kampala this\'85}{\i0\fs28\insrsid6425396 2}{\i0\fs28\insrsid2897008 2}{\i0\fs28\super\insrsid2897008\charrsid2897008 nd}{\i0\fs28\insrsid2897008 }{\i0\fs28\insrsid6425396 }{\i0\fs28\insrsid5643115 \'85day of\'85}{ \i0\fs28\insrsid6425396 January.}{\i0\fs28\insrsid5643115 ..}{\i0\fs28\insrsid6425396 }{\i0\fs28\insrsid5643115 2009. \par \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5643115 {\i0\fs28\insrsid5643115 C. K. Byamugisha \par }{\i0\fs28\ul\insrsid5643115\charrsid9728001 Justice of Appeal.}{\i0\fs28\ul\insrsid5643115 \par }{\i0\fs28\ul\insrsid336150 \par }\pard \ql \li0\ri0\sl480\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid336150 {\i0\insrsid336150 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid336150 {\i0\ul\insrsid336150 JUDGMENT OF JUSTICE S. B. K. KAVUMA, JA}{\b0\i0\insrsid336150 \par \par I have read in the draft the judgment prepared by Lady Justice C. K. Byamugisha, JA. I agree with her reasoning, her conclusions and the orders she makes. \par \par Dated at Kampala this }{\i0\insrsid336150\charrsid336150 22}{\i0\super\insrsid336150\charrsid336150 nd}{\i0\insrsid336150\charrsid336150 }{\b0\i0\insrsid336150 day of }{\i0\insrsid336150\charrsid336150 January, 2009}{\i0\insrsid336150 \par }{\b0\i0\insrsid336150 \par S. B. K. KAVUMA \par Justice of Appeal}{\b0\i0\insrsid336150\charrsid336150 \par }{\i0\ul\insrsid336150 \par }{\i0\ul\insrsid336150\charrsid336150 JUDGMENT OF A. S. NSHIMYE, JA.}{\i0\ul\insrsid336150 \par }{\i0\ul\insrsid336150\charrsid336150 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid336150 {\b0\i0\insrsid336150\charrsid336150 The back ground of this appeal, has been very ably set out in the lead judgment of my sister, Lady Justice C. K. Byamugisha JA, of which, I have had the benefit of reading, while in draft. \par \par After re-evaluating the evidence which was before the lower Court, I am satisfied that the trial Judge, was sufficiently fortified in granting the vesting Order, appealed against. \par \par The respondent in the Court below, by unshaken affidavit evidence, proved on the balance of probabilities, the existence of the 4 condition precedents set out in Section 167 of the Registration of Titles Act, to qualify for grant of a vesting Order.

\par \par I agree with the reasoning of Lady Justice C. K. Byamugisha in disposing of all the grounds of appeal and that the appeal should fail with costs. \par \par Dated at Kampala this \'8522}{\b0\i0\super\insrsid336150\charrsid336150 nd}{\b0\i0\insrsid336150\charrsid336150 \'85 day of \'85\'85January\'85.. 2009. \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid336150 {\b0\i0\insrsid336150\charrsid336150 \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid336150 {\b0\i0\insrsid336150\charrsid336150 A. S. NSHIMYE \par JUSTICE OF APPEAL \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5643115 {\b0\i0\fs28\insrsid336150\charrsid336150 \par }}