Bumero Estates Limited v Kitosi Charles & Ors (Civil Suit No. 122 of 2002) (Civil Suit No. 122 of 2002) [2005] UGHC 71 (6 April 2005)

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.}}{\*\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 \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1 \widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid13069744 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 THE REPUBLIC OF UGANDA \line IN THE HIGHCOURTOF UGANDA}{\b\lang1033\langfe2057\langnp1033\insrsid13069744 }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 AT}{\b\lang1033\langfe2057\langnp1033\insrsid13069744 }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 JINJA \line CIVIL SUIT NO. 122 OF 2002 \line }{\b\lang1033\langfe2057\langnp1033\insrsid13069744 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid13069744 {\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 BUMERO ESTATES LIMITED}{ \b\lang1033\langfe2057\langnp1033\insrsid13069744 \'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85 PLAINTIFF \line \par }\pard \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid13069744 {\b\lang1033\langfe2057\langnp1033\insrsid13069744 -VERSUS-}{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{\b\lang1033\langfe2057\langnp1033\insrsid13069744 \par {\listtext\pard\plain\s15 \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \s15\ql \fi-360\li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar \jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\ipgp1\pararsid13069744 {\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 KITOSI CHARLES}{\b\lang1033\langfe2057\langnp1033\insrsid13069744 )}{ \lang1033\langfe2057\langnp1033\insrsid13069744 \par {\listtext\pard\plain\s15 \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \hich\af0\dbch\af0\loch\f0 2.\tab}}{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 BUKUBUBA}{\b\lang1033\langfe2057\langnp1033\insrsid13069744 }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 LUBANGA}{\b\lang1033\langfe2057\langnp1033\insrsid13069744 }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 HASSAN}{\lang1033\langfe2057\langnp1033\insrsid13069744 )

\par {\listtext\pard\plain\s15 \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \hich\af0\dbch\af0\loch\f0 3.\tab}}{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 WAISWA}{\b\lang1033\langfe2057\langnp1033\insrsid13069744 }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 DEN1S}{\lang1033\langfe2057\langnp1033\insrsid13069744 ) \par {\listtext\pard\plain\s15 \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \hich\af0\dbch\af0\loch\f0 4.\tab}}{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 OLAPA JAMADA AND 1,263 OTHERS) \line }{ \lang1033\langfe2057\langnp1033\insrsid13069744\charrsid13069744 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid6891062 {\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 BEFORE: }{ \b\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 JUSTICE DAVID K. WANGUTUS1 \line }{\b\ul\lang1033\langfe2057\langnp1033\insrsid13069744 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 JUDGEMENT: }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{\b\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The Plaintiff Bumero Estates Ltd. is a registered Company. }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid13069744 Its}{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 claim is for recovery of land, due to trespass, unlawful detention of property and damages \line }{ \lang1033\langfe2057\langnp1033\insrsid13069744 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The defendants are alleged to have unlawfully moved on to the plaintiffs land and refused to vacate. \line }{\lang1033\langfe2057\langnp1033\insrsid13069744 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The background to this suit can be summarised as here under. \line }{\lang1033\langfe2057\langnp1033\insrsid13069744 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The plaintiff claims that in early 1980 it wanted to enter into development of land through agriculture, fishing, timber sales and mining. \line }{ \lang1033\langfe2057\langnp1033\insrsid6891062 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid4986144 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 On 1.4.1982 it applied for a lease of land }{ \lang1033\langfe2057\langnp1033\insrsid13069744 from Uganda Land}{\lang1033\langfe2057\langnp1033\insrsid6891062 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Commission. \line The Uganda Land Commission in response made a lease offer to the plaintiff on the 12.8.1982 and an instruction to survey issued. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The Jinja Land Surveyor then caused the survey and on 4.1.1984 a Land Title was issued in favour of the plaintiff which was followed by an extension to a full term lease on 16.4.1986. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The plaintiff claims that at the time they got the lease, the land measuring 5900 acres was neither inhabited nor developed. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 That beginning of 1988, people begun moving onto the land in question and in 1991 a big influx of people unlawfully moved on to the }{\lang1033\langfe2057\langnp1033\insrsid6891062 land settled, allocated land to }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 themselves and refused to vacate when asked to do so. Thus this suit. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The defendants on their other part deny that they are trespassers. They claimed that by the time the plaintiff got title, they were already o}{ \lang1033\langfe2057\langnp1033\insrsid6891062 n the land the first one having }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 settled in 1975. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par That they were bonafi}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 de occupants and or customary holders of the land. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 They in a counterclaim sought the dismissal of the suit and alleged that the Land title that the plaintiff had was fraudulently obtained. \line }{ \lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 That the plaintiff had acquired titl}{\lang1033\langfe2057\langnp1033\insrsid6891062 e over the defendants\rquote bonifide/}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 customary interest. It mmitted useful information in the application for the lease and acquisition of title through political influence. Lastly misinformation in the inspection report}{ \lang1033\langfe2057\langnp1033\insrsid6891062\charrsid4986144 .}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 They sought a declaration that the certificate of title was fraudulently obtained. That the certificate be cancelled or in the }{\lang1033\langfe2057\langnp1033\insrsid6891062 alternative that the defendants}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 were lawful and bonafide occupants and or customary tenants. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Either party prayed for costs of the suit. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The issues that emerged and were agreed upon by both the parties w}{\lang1033\langfe2057\langnp1033\insrsid6891062 ere: \line \par 1. \tab W}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 hether the defendants were bonafide }{\lang1033\langfe2057\langnp1033\insrsid6891062 occupants of the suit }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 property. \par }\pard \s15\ql \fi-720\li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\ipgp1\pararsid6891062 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 2. }{ \lang1033\langfe2057\langnp1033\insrsid6891062 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Whether the defendants held the suit property customarily at the time the plaintiffs acquired the land. \line }{ \lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 3. }{\lang1033\langfe2057\langnp1033\insrsid6891062 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Whether the suit property was available for leasing at the time it was leased. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 4. }{\lang1033\langfe2057\langnp1033\insrsid6891062 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 W hether the plaintiff obtained the certificate of title fraudulently. \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 5. }{\lang1033\langfe2057\langnp1033\insrsid6891062 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 What remedies are available to the parties. \line }{ \lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Whether they were Bonafide Occupants: }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{\b\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Bonafide occupants are defined in section 29 (2}{\lang1033\langfe2057\langnp1033\insrsid6891062\charrsid4986144 ) (}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 a) of the Land Act as: \line }{\lang1033\langfe2057\langnp1033\insrsid6891062 \par }{\b\lang1033\langfe2057\langnp1033\insrsid6891062 \'93}{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Persons who before the com}{\b\lang1033\langfe2057\langnp1033\insrsid6891062 ing into force of the }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Constitution \line }{\b\lang1033\langfe2057\langnp1033\insrsid3700373 \par {\listtext\pard\plain\s15 \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \hich\af0\dbch\af0\loch\f0 a)\tab}}\pard \s15\ql \fi-360\li1080\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar \jclisttab\tx1080\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1080\itap0\ipgp1\pararsid3700373 {\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 had occupied and }{\b\lang1033\langfe2057\langnp1033\insrsid3700373 utilis ed or developed any land }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 unchallenged by the re}{\b\lang1033\langfe2057\langnp1033\insrsid3700373 gistered owner or agent of the }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 registered owner for twelve years or more\'94 \line }{\b\lang1033\langfe2057\langnp1033\insrsid3700373 \par }\pard \s15\ql \fi-1440\li1440\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\ipgp1\pararsid3700373 {\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Sec 29(2)(b) }{ \b\lang1033\langfe2057\langnp1033\insrsid3700373 \tab }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid3700373 is}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 not applicable in the circumstances because it refers to being res}{\b\lang1033\langfe2057\langnp1033\insrsid3700373 ettled by government or by its }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 agent. \line }{\b\lang1033\langfe2057\langnp1033\insrsid3700373 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid3700373 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The relevant definition in this case is therefore }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid3700373 29(2}{\lang1033\langfe2057\langnp1033\insrsid3700373\charrsid3700373 ) (}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid3700373 a)}{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 since the defendants were not settled by government or its agent. \line }{ \lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Section 29(2)(a) of the Land Act clearly shows that the requirements for a bo nafide occupant to subsist there must be leased land, that this land must be occupied without permission from the lease owner, the land must be occupied or developed and lastly the occupant must have used the land without interruption for 12 years prior t o the coming into force of the Constitution. The Constitution came into force on 22.9.1995. For one to be a bonafide occupant, he must have been on the land by 22.9.1983. More so the land must have been registered by that time and the occupant must have us ed it undisturbed by the registered owner. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid4986144 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 In this case there was no registered owner until 4.1.1984. }{\lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 That}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 alone put it out of the armpit of sec 29(2}{ \lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 ) (}{\lang1033\langfe2057\langnp1033\insrsid3700373 a). Furthermore }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 evidence is abundant from both the }{ \lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 plaintiff}{\lang1033\langfe2057\langnp1033\insrsid3700373 \rquote }{\lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 s}{\lang1033\langfe2057\langnp1033\insrsid3700373 an}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 d }{\lang1033\langfe2057\langnp1033\insrsid3700373 defendants\rquote }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 w itnesses that the defendants did not stay on the land unchallenged. Since it was a requirement under sec 29(2)(a) of the Land Act that an occupant must stay unchallenged for 12 years prior to the coming into force of the Constitution, and since the }{ \lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 defendants}{\lang1033\langfe2057\langnp1033\insrsid3700373 \rquote }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 stay was in this case challenged and they were summoned to local council five, the defendants cannot be said to have been bonafide occupants. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Whether the Defendants held the Suit Property Customarily: }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{\b\lang1033\langfe2057\langnp1033\insrsid3700373

\par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The defendants claimed that they held the land cu stomarily since it belonged to their forefathers. They also contended that at the time the plaintiff acquired title, they (defendants) were already in occupation. DWI H}{\lang1033\langfe2057\langnp1033\insrsid3700373 a}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 ssan Bukusuba told court that before his father died in 1945, he told him (DWI) that the ir land was on the shores of Lake Victoria. That in 1975 he moved and settled in Lubanga and in 1980 he invited and received other settlers. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The other defendants gave various years in which they settled on the land in dispute. \line DW2 Cranes Kitosi said his mother sett}{\lang1033\langfe2057\langnp1033\insrsid3700373 led in 1980 while he joined her }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 in }{\lang1033\langfe2057\langnp1033\insrsid3700373 1}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 986. DW3 Kasalubama told court that he settled on the land in dispute in 1980. While DW4 Charles Bulawula told court that he settled on the disputed land in 1985. DW5 Denis Waise Lubanga told court that he got land from his father in 1985. \line }{ \lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 They said they were customary holders and that their tenure was in existen}{\lang1033\langfe2057\langnp1033\insrsid3700373 ce before the plaintiffs got titl}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 e. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The plaintiff on its part told court that it found an unoccupied land. That there was thicket and forest and wild a nimals but no human habitation. And that having got title under those circumstances, the defendants were trespassers. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Customarily tenure is provided for under sect}{\lang1033\langfe2057\langnp1033\insrsid3700373 ion 3(1)(a) of the Land Act as \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \'93that tenure applicable to a specific area of land and a spe}{\lang1033\langfe2057\langnp1033\insrsid3700373 cific }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 description or class of persons\'94. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Section 3(1}{\lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 ) (}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 a) of the Land }{ \lang1033\langfe2057\langnp1033\insrsid3700373 Act provides one of the ways land may be administered by saying \par }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \'93in which parcel}{\b\lang1033\langfe2057\langnp1033\insrsid3700373 s of land may be recognised as }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 subdivisions belonging to a person, a family or a traditional institution\'94 \line }{\b\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 From the foregoing it is clear that there cannot be customary tenure established on registered land. Customary tenure only arises on former public land which at the time the Consti tution came into force, was not a}{\lang1033\langfe2057\langnp1033\insrsid3700373 lienated and was occupied under }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 customary tenure. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373

\par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid3700373 In}{\i\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 the present case, therefore, customary tenure had to be in existence by the time the plaintiffs acquired title. In that case they would have interest and the plaintiffs could only get title by }{ \lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 involving}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 them}{\lang1033\langfe2057\langnp1033\insrsid3700373 .}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 One of the things that the defendants have brought to show that they were on the land by the time the plaintiffs acquired title was the entry in the Application for Rural Land Ex P2. \line }{\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 In}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 that form one of the things to be answered is the requirement to }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \'93state whether the land or }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid3700373 part}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 thereof is occupied by customary tenure or otherwise and }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid3700373 if}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 so give details\'94. Who ever filled the form }{\b\lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 wrote}{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 the words \'93customary tenure\'94. \line }{\b\lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The form expected the applicant to say whether th ere were people on the land and if they were, to give details of their presence and occupation of the land. The words customary tenure as they stand would n my opinion mean that there was someone or p}{\lang1033\langfe2057\langnp1033\insrsid3700373 eople holding the land. If they}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 were holding the land, their consent had to be sought. The form does not say whether such consent was sought. \line }{ \lang1033\langfe2057\langnp1033\insrsid3700373 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 PW3 who filled in the application form told court that he was assisted by a Clerical Officer to fill the form. And that he was told customary tenure meant public land n ot lease to anyone or not inhabited. \line Since the application form is filled before inspection, }{\lang1033\langfe2057\langnp1033\insrsid3700373\charrsid4986144 it\rquote s}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 in my opinion necessary to look at all the relevant documents together case of ambiguity to establish the exact position. \par After the application an inspection was carried out by the District Land Committee. in its inspection report EX P5 the committee filled as follows: \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 On whether the land was or not available for leasing, the committee said the land was available because \'93there was no dispute\'94 \line }{\lang1033\langfe2057\langnp1033\insrsid14031760

\par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Under entry \lquote C\rquote the form sought to show whether there were any houses or permanent crops and it w}{\lang1033\langfe2057\langnp1033\insrsid14031760 as answered in the negative as }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \'93Nil\'94. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Under C (ii) of the form EX P11 whether the land was occupied by customary tenants the committee wrote \'93Land\'94. This in my opinion goes far to explain why the appli}{ \lang1033\langfe2057\langnp1033\insrsid14031760 cant wrote \'93customary tenure\'94 w}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 hen asked the type of tenure in the application form. \line }{ \lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The explanation is that there must have been a grammar problem. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 In entry E where the question was whether there were any }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 disputes}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 on the land, the answer was \'93no\'94. In (f) the question was whether land was used communally, the answer was \'93no\'94. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 If all the entries are read together the answer one gets is a negative one. Th}{\lang1033\langfe2057\langnp1033\insrsid14031760 e question that one asks is if t}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 here were people on the lan}{\lang1033\langfe2057\langnp1033\insrsid14031760 d in question would there be no }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 dispute}{ \lang1033\langfe2057\langnp1033\insrsid14031760 , would they not face hardship?}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Were disputes absent because there were no people on the }{\lang1033\langfe2057\langnp1033\insrsid14031760 land at the time of inspection?}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 A further look at the evidence of the plaintiff and defendants might throw some light on }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 those}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 questions. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 PWI, PW2, PW3, all told court that at the time they inspected and the land was surveyed, there were }{\lang1033\langfe2057\langnp1033\insrsid14031760 no inhabitants on the land. EX }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 P5 under (f) was to the effect that }{\lang1033\langfe2057\langnp1033\insrsid14031760 the whole land was both forest }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 and thicket and was not developed yet. PWI said they first ascertained that there was free land, bef}{\lang1033\langfe2057\langnp1033\insrsid14031760 ore it was surveyed. PW2 Gordon }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Byaruhanga who surveyed the land told court that he spent 2 months surveying the land in question but he did not see any one there. It was all bush and forest. That there were no }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 schools}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 , roads or any infrastructure. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 PW3 the Chairman Land Committee who headed the committee said the place was not inhabited. There }{\lang1033\langfe2057\langnp1033\insrsid14031760 were no }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 people except tsetse flies and animals. That they chose the }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 highest}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 peak of the land and scanned right down and there was no one or home. PW4 Rumano Masiga also described the land as }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 devoid}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 of human beings at the time of inspection, survey and registratio n. On their part the defendants said they had been on the disputed land before the plaintiff came. DWI said he settled there in 1975. That by 1982 when the plaintiffs came he was there. }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 In} {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 this he was supported by DW3 Kasulubama who said he was informed of land in Lubanga }{\lang1033\langfe2057\langnp1033\insrsid14031760 by a visitor Adoki Benjamin in }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 1980. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 I have carefully gone through the evidence of both DWI and DW3 and I find that the two either did not know when they went to the disputed land or were keeping the real dates to themselves. The reason for this }{ \lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 deduction}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 is that first both of them agree that the place was infested with tsetse flies and that there was no way one could go there without the clearance of the tsetse control authorities. DWI told court that it was these tsetse flies that had kept }{ \lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 people}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 away fr}{\lang1033\langfe2057\langnp1033\insrsid14031760 om the land. He said as follows}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\lang1033\langfe2057\langnp1033\insrsid14031760 \'93}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 I went there after }{ \lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 informing}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 the officer in charge of tsetse fly control\'94 . He adds that the sleeping sickness was longer there. Ahead he said \'93before I went to settle in Lubanga the officer in charge of tsetse fly control }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 Abdullah}{ \lang1033\langfe2057\langnp1033\insrsid14031760 came and checked and after }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 confirming that the tsetse flies were no longer there, he allowed me to settle and also to call others. That was in 1985\'94. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Although at one point he said he was informed of the necessity go to the tsetse control office in 1980, he still went in 1985. \line When you scrutinise his evidence of permission being a must before one settled, one cannot resist concluding that he could not have settled before 1985. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 As for DW3 he told court that the inspection by tsetse control guards was done in 1982. }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 He}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 said further that sleeping sickness was there between 1920 \emdash 1980. And that people were not allowed to }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 go}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 there. \line }{\lang1033\langfe2057\langnp1033\insrsid14031760 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 During cross examination, he changed and said tse}{\lang1033\langfe2057\langnp1033\insrsid14031760 tse flies were there from 1920-}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 1974. }{\lang1033\langfe2057\langnp1033\insrsid14031760\charrsid4986144 The}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 change form 1 980 to 1974 must have been just to accommodate DW1 who had told court that he had gone there 1n1975. This}{\lang1033\langfe2057\langnp1033\insrsid14031760 very DW3 had told court that he was }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 nephew to DWI and that he used to go with him }{\lang1033\langfe2057\langnp1033\insrsid14031760 (Bukusuba) to}{\lang1033\langfe2057\langnp1033\insrsid10164188 }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Luba}{\lang1033\langfe2057\langnp1033\insrsid10164188 n}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 go. Later under cross examination he told co urt that he did not know where DWI was. He further told court that he first met him in 1978 and followed it with Benjamin introduced me to (DWI) Bukusuba in 1980. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 From their own evidence that one could }{\lang1033\langfe2057\langnp1033\insrsid10164188 not sett}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 le i}{ \lang1033\langfe2057\langnp1033\insrsid10164188 n the area without permission f}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 r}{\lang1033\langfe2057\langnp1033\insrsid10164188 o}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 m the tsetse fly control office, and further that it was not until 1985 that the tsetse}{\lang1033\langfe2057\langnp1033\insrsid10164188 fly control officer permitted }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 them to settle in the area, there is no doubt that the two could not have settled before 1985. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 What even strengthens this finding is the fact DWI and DW3 and also DW2 told court that they did not see the inspection team. They also told court that they did not see the surveyor. While one may not see the inspection team because it came only for a day, the survey team on the other hand should certain ly have been seen. PW2 Gordon Byaruhanga who surveyed the land, told court that it took him two months to survey the 5900 acres. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid10164188 PW7}{\i\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 was also clear in his evidence like PW2 that there were no people, homes or developments at the time of survey in 1983. }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 It\rquote s}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 not in doubt as I said that the survey took place. }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 It\rquote s}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 not disputed. PW2 who surveyed the land told court what he found on the land. He had nothing to gain by telling lies being a civil servant at that time who had been instructed to carry out the survey . I do believe his evidence. The defendants could not have seen the survey because they (defendants) were not there. A survey of that length of time and magnitude must have involved cutting of trees and bushes for line clearance to such magnitude that who ever was on site would have made a very big effort not to see PW2 and his men at work. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The other piece of evidence that shows that the defendants were not on the land in question came from PW5 Oundo Makoha and PW8 Gerald Wanyama. \line }{ \lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 PW5 in his evidence which remained unshaken told court that in 1987 he was elected RC III Information Secretary and then Chairman. That he was chairman RC}{ \lang1033\langfe2057\langnp1033\insrsid10164188 III}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Buyinga Sub-County up to 1995. That in 1988 he received a security report that some people had settled along the shores of Bum}{ \lang1033\langfe2057\langnp1033\insrsid10164188 ero. He immediately sent his sec}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 urity secretary PW8 Gerald Wanyama to check. }{\lang1033\langfe2057\langnp1033\insrsid10164188 That }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 PW8 returned and reported that they were mere fishermen who had settled along the shores of Bumero. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 On receipt of this information he, the sub-c ounty chief, PW8 and military personnel went there and they found the fishermen were on the land in dispute. There were no houses in the forest he said. That in 1991 he went back and he found a number of huts. The people who had settled were from Tororo, Buganda, Mbale and Pallisa because they produced introductory letters from their places of origin. \line A meeting was subsequently held in which PW5 addressed and advised the defendants to vacate the land and warned them against removal of mark stones. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 PW8 in support said he was RC Defence Secretary }{\lang1033\langfe2057\langnp1033\insrsid10164188 III}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 and in 1988 he was sent to Bumero to inquire on a report on insurgency. He went and found some settlers. They had grass and polythene paper huts. They were only at the shore. He did not }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 see}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 any human settlement in the interior. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 From PW5 and PW8 }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 it\rquote s}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 made clear that it was not until 1988 that human beings begun to settle on the shores of Bumero. }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 It\rquote s}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 because the area had had no people before 1988 that the sudden appearance of people cause panic to local administration. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par All in all }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 looking at the negative responses in the inspection report EX P5, the evidence of survey PW2 and his team, the clear evidence that the defendants did not see the surveyor yet he was on site for two months, the evidence from the local leadersh ip all saying there was just bush and no settlement, this increased by the grave inconsistencies and discrepancies in the evidence of DW1 and DW}{\lang1033\langfe2057\langnp1033\insrsid10164188 3}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 and eventually their evidence that there was no way one could settle without clearance by the tsetse fly contro l, which clearance came in 1985, clearly indicated that at the time the plaintiff acq}{\lang1033\langfe2057\langnp1033\insrsid10164188 uired the title to the land, DW1}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 , DW2 and DW3 had not settled in that piece of land. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 This is the position with all the settlers. The reason for such deduction is that DWI told court that he was the first to go to the area. All the defendants said they acquired the land after DWI had settled. In fact some of }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 them}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 sa}{\lang1033\langfe2057\langnp1033\insrsid10164188 id they bought the land from DW1}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 . Others like DW2, DW4, and DW5 obtained it fro}{\lang1033\langfe2057\langnp1033\insrsid10164188 m their}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 parents who had been }{\lang1033\langfe2057\langnp1033\insrsid10164188 given by DW1 . Since these d}{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 efendants}{\lang1033\langfe2057\langnp1033\insrsid10164188 }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 could}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 only have got the land after DWI had settled, and since DWI settled after title had been acquired by the plaintiff, the remaining defendants must also have settled after the plaintiffs had acquired title. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Under the land Act you can only hold customary tenure if you are already on land that had not yet been alienated. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 In}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 this present case since the land had already been registered in the names of the plaintiff, the defend ants can not be said to hold the land under customary tenure. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid10164188 Whether}{\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\b\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 the Land was Available at the time for Leasing: }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{\b\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The third issue is to the effect of whether}{\lang1033\langfe2057\langnp1033\insrsid10164188 at the time the plaintiffs surv}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 eyed and acquired the land was available for leasing. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par I }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 have gone through the evidence on record. }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 It\rquote s}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 been found and a9reed between both parties that the }{\lang1033\langfe2057\langnp1033\insrsid10164188 defendants could not have been b}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 onafide occupants. \line }{ \lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 It\rquote s}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 also}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 been found that there was no customary tenure and none of the defendants held land as such. \line It has als o been found that at the time the plaintiff applied for land, none of the defendants was staying on it nor did they possess or have any developments. \line There were no encumbrances whatsoever and the plaintiffs did not require any one\rquote s consent save for the n}{\lang1033\langfe2057\langnp1033\insrsid10164188 od of the Uganda Land }{\lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 Commission}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 . \line In that case it\rquote s the finding here that the land was available for leasing at the time the plaintiffs acquired title. This could still be the position even if the land had years ago been occupied and vacated because the Uganda Law Commission had powers to relocate it as long as it was public land at the time of reallocation. \line }{\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Whether the Plaintiffs Obtained the Certificate Fraudulently: }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \line }{ \b\lang1033\langfe2057\langnp1033\insrsid10164188 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 In a counter claim filed by the defendants, they contended that the certificate that the plaintiffs had in respect of Bumero Estates Ltd. }{ \lang1033\langfe2057\langnp1033\insrsid10164188\charrsid4986144 was}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 obtained fraudulently and so should be cancelled. \line The defendants claimed that the plaintiff had comm}{ \lang1033\langfe2057\langnp1033\insrsid12206595 itted the }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 following fraudulent acts namely: \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }\pard \s15\ql \fi-720\li1440\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\ipgp1\pararsid12206595 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (a)}{ \lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Acquisition of title by the plaintiff over the defendants lawful and bonafide interest and/or customary interest \line }{ \lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (b) }{\lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Failure to include in the surveyor\rquote s report that the land was occupied \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (c)}{\lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 failure of the plaintiff to state in its application for lea se that the land was so occupied \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (d)}{\lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 acquisition of title through political influence \line }{ \lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (e)}{\lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 acquisition of title in disregard of the defendants\rquote interest \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (f) }{\lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 misinformation in the inspection report \line }{ \lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (g)}{\lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 misinformation on the application for the land by the plaintiff \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (n)}{\lang1033\langfe2057\langnp1033\insrsid12206595 \tab }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 misdirection of the land and variance of land applied \line }{ \lang1033\langfe2057\langnp1033\insrsid12206595 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid12206595 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 In putting up these acts, the defendant undertook to prove them. The simple reason being the cardinal principle that fraud could not be presumed. It has to be proved strictly. And this pro of is not a balance of probabilities but heavier than running in between the same to almost but short of the standard required in criminal matters. More so the fraud must as was held in }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Kampala }{\b\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid12206595 Brothers}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Ltd. }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Vs }{\b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Damanico }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 (U) }{ \b\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Ltd SCCA 22/92 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 reside in the transferee to affect him. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The alleged fraudulent acts shall be handled one by one. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 On acquisition of title by the plaintiff over the }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 defendants\rquote }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 lawful bonafide interest and/or customary interest, the court handled this in the first and second issue. It was the finding that the defendants were never bonafide occupants nor customary holders of the land. The plaintiff could therefore not have committed the fraud. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 On failure to include in the surveyor\rquote s report that the land was occupied, }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 it\rquote s}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 been found that the defendants were not on that land at the time the, plaintiff did the survey. The }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 defendants\rquote }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 absence was amplified by their own evidence when they said they never saw the surveyors a thing that could not have happened if the}{\lang1033\langfe2057\langnp1033\insrsid12206595 y had }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 been at the land at the time of survey. \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid4986144 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 In any case it was not the duty of the plaintiff to include or omit things in the surveyor\rquote s report. For the defendants to succeed in this ground, they had to prove that the plaintiff knowingly took advantage of the omission. As it stands no fraudulent act is proved here. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The third act was to do with failure by the application to show that the lane was so occupied. \lquote Counsel for the defendants submitted that failure to do so constituted a fraud. The evidence as analysed has shown that at the time the plaintiff acquired title, there was no occupation. \line The defendants had not yet settled on the land. To state that the land was occupied would have been untrue. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Fourthly that the plaintiff acquired the land through political influence. Apart from c onceding that the plaintiff acquired land, there is no evidence on record to show that there was political peddling at any time when acquiring the land. That item of fraud is therefore not proved. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595

\par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid12206595 Fifthly}{\i\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 acquisition of title in disregard of the }{ \lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 defendants\rquote }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 interest. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The matter has been dealt with in detail in issue one and two. Briefly the court found that the defendant had no interest in the land at the time the plaintiff acquired title because at that time the defendant was not on the land and had no po ssession or any }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 developments}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 thereon. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 Sixthly}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 on misinformation in the inspection report, the only thing that I found strange was to put the word \'93land\'94 in C (ii) of EX P5. }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 It}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 was not only confusing }{\ul\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 but an exhibition }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 of misunderstanding of what was required. In }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid12206595 that section }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid12206595 the }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 author was supposed to state whether there was any occupation by customary tenants. \line The word \'93Land\'94 therefore was misplaced. The person who did so seems not to have understood what was required of him. That not withstanding it can not be said to b}{\lang1033\langfe2057\langnp1033\insrsid12206595 e fraudulent. Worse still it }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 cannot be transferred to the transferee in as much as it was an anomaly by the inspection board and thee is no proof to prove that the plaintiffs knowingly took advantage of the same. In fact such }{ \lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 recording}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 could have been but a disadvantage to the plaintiff. I find no act of fraud in the circumstances. \par The other act of fraud alleged is that the applicant provided misinformation in the application form. Here the author admitted that he did not know the meaning of \'93customary tenure\'94 and was told by the Clerk to the Distric}{ \lang1033\langfe2057\langnp1033\insrsid12206595 t Land Committee that it meant }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \'93Public Land not leased to any one or inhabited\'94 . Again this was a innocent entry by an applicant who had been misinformed. It does not smack of any fraud in the }{\lang1033\langfe2057\langnp1033\insrsid12206595 circumstances. Neither could }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 the applicant take advantage of such an entry. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Lastly the alleged act of fraud was that the size of land kept on changing. Counsel for the defendants submitted that while the p}{\lang1033\langfe2057\langnp1033\insrsid12206595 laintiff had applied for 13000 h}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 c, it w}{\lang1033\langfe2057\langnp1033\insrsid12206595 as changed to 13000 ac}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 and then in the end 5900 ac. That the changing of figures was due to fraud. \line }{\lang1033\langfe2057\langnp1033\insrsid12206595 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid12206595 PW1}{\i\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 , }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 PW2 and PW4 told court that the plaintiff had applied for }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 land}{\lang1033\langfe2057\langnp1033\insrsid12206595 13000 hc}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 but they were doing it as lay men who just estimated the }{\lang1033\langfe2057\langnp1033\insrsid12206595\charrsid4986144 size}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 of the land. That it was after an expert\rquote s survey that the land was found to be only 5900 acres. Going beyond that could have encroached on other people\rquote s land. People make mistakes all the time in respect of size of land. Estimations are done all the time. Not all of them are accurate. Not being accurate cannot be said to be an act of fraud unless one is shown to have knowingly done so knowing it to be wrong, which was not the case here. \line }{\lang1033\langfe2057\langnp1033\insrsid5188882 All i}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 n all therefore no acts of fraud were proved by the defendants. All the particulars of fraud should have be}{\lang1033\langfe2057\langnp1033\insrsid5188882 en strictly proved. It was not }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 done. The counter claim is there}{\lang1033\langfe2057\langnp1033\insrsid5188882 fore unproved and is dismissed }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 with costs to the plaintiffs Bumero estates Ltd. \line }{\lang1033\langfe2057\langnp1033\insrsid5188882 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 The plaintiff having succeeded in all the issues before court namely that the def endant was not a bonafide occupant, did not hold land under customary tenure and that the land was available for leasing. Judgement is entered in its favour that the defendants and all holding under them be evicted from the land since they have all along been trespassers, that a permanent injunction restraining the defendants from entering the plaintiff\rquote s property be issued as the plaintiff is here declared the rightful owner of the suit land. \line }{\lang1033\langfe2057\langnp1033\insrsid5188882

\par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 As for general damages the plaintiff did not show what }{\lang1033\langfe2057\langnp1033\insrsid5188882\charrsid4986144 damage}{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 he had suffered. He did not show that he would have b}{\lang1033\langfe2057\langnp1033\insrsid5188882 y}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 }{ \lang1033\langfe2057\langnp1033\insrsid5188882 now }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 c}{\lang1033\langfe2057\langnp1033\insrsid5188882 ul}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 tivated the land in question or begun lumbering or fishing. He was still going round the banks for loans when the defendants moved in. None the less, the plaintiff was put to unnecessary trouble by the }{\lang1033\langfe2057\langnp1033\insrsid5188882\charrsid4986144 defendants\rquote }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 settlement and refusal to move. I find in the interest of justice g}{\lang1033\langfe2057\langnp1033\insrsid5188882 eneral damages in a figure of 10}{ \lang1033\langfe2057\langnp1033\insrsid5188882\charrsid4986144 , 000}{\lang1033\langfe2057\langnp1033\insrsid5188882 ,}{\lang1033\langfe2057\langnp1033\insrsid5188882\charrsid4986144 000}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 /}{ \lang1033\langfe2057\langnp1033\insrsid5188882 = appro}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 priate in the circumstances. So awarded. \line }{\lang1033\langfe2057\langnp1033\insrsid5188882 \par }{\lang1033\langfe2057\langnp1033\insrsid5188882\charrsid4986144 It\rquote s}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 as ordered that the defendants pay all the costs of this suit. \line }{ \lang1033\langfe2057\langnp1033\insrsid5188882 \par }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 Dated this }{\lang1033\langfe2057\langnp1033\insrsid5188882 6}{\lang1033\langfe2057\super\langnp1033\insrsid5188882\charrsid5188882 th}{\lang1033\langfe2057\langnp1033\insrsid5188882 }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 day of April}{\lang1033\langfe2057\langnp1033\insrsid5188882 }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 2005. \line }{ \lang1033\langfe2057\langnp1033\insrsid14171887\charrsid5188882 CK}{\i\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 . }{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 WANGUTUSI \line }{ \lang1033\langfe2057\langnp1033\insrsid5188882 JUDGE}{\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \par }\pard\plain \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4986144 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\lang1033\langfe2057\langnp1033\insrsid14171887\charrsid4986144 \par }}