East Mengo Growers Co-operative Union Ltd v The Registrar of Titles ( Miscellaneous Cause No.48 of 2009) (Miscellaneous Cause No.48 of 2009) [2009] UGHC 112 (30 November 2009)

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(}{\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\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid16349259\charrsid5060438 THE REPUBLIC OF UGANDA \par IN THE HIGH COURT OF UGANDA, AT KAMPALA \par (LAND DIVISION) \par \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\b\insrsid16349259\charrsid5060438 MISCELLANEOUS }{\b\insrsid8732486\charrsid5060438 CAUSE}{\b\insrsid16349259\charrsid5060438 N0.48 OF 2009

\par (Arising from Civil Suit N0.23 of 2007) \par \par EAST MENGO GROWERS \par COOPERATIVE UNION LTD\tab \tab \'85\'85\'85....\tab APPLICANT \par \par \tab \tab VS \par \par THE REGISTRAR OF TITLES\tab \tab \'85\'85\'85\'85 RESPONDENT \par \par }{\b\ul\insrsid16349259\charrsid5060438 RULING BY HON. MR. JUSTICE JOSEPH MURANGIRA \par }{\insrsid16349259\charrsid5060438 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid8717166\charrsid5060438 The applicant, East Mengo Growers Cooperative Union Ltd , through its lawyers Nyanzi, Kiboneka and Mbabazi Advocates filed this application against the respondent, The Registrar of Titles for the following orders:-}{\insrsid16196098\charrsid5060438 \par {\listtext\pard\plain\insrsid8732486\charrsid5060438 \hich\af0\dbch\af0\loch\f0 (1)\tab}}\pard \qj \fi-495\li855\ri0\sl360\slmult1\widctlpar\jclisttab\tx855\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin855\itap0\pararsid5060438 { \insrsid8732486\charrsid5060438 That the}{\insrsid8717166\charrsid5060438 applicant\rquote s caveat on Kyadondo Block }{\insrsid8732486\charrsid5060438 265 }{\insrsid8717166\charrsid5060438 Plot 6204 at Bunamwaya vide instrument N0.}{ \insrsid8732486\charrsid5060438 }{\insrsid8717166\charrsid5060438 KLA 315085 on the 22}{\super\insrsid8717166\charrsid5060438 nd}{\insrsid8717166\charrsid5060438 }{\insrsid4747473\charrsid5060438 November 2006 should not be }{ \insrsid8717166\charrsid5060438 removed by the Registrar }{\insrsid8732486\charrsid5060438 until such time as the interest}{\insrsid8717166\charrsid5060438 of the parties is determined. \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid5060438 {\insrsid8717166\charrsid5060438 \par {\listtext\pard\plain\insrsid8717166\charrsid5060438 \hich\af0\dbch\af0\loch\f0 (2)\tab}}\pard \qj \fi-495\li855\ri0\sl360\slmult1\widctlpar\jclisttab\tx855\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin855\itap0\pararsid5060438 { \insrsid8717166\charrsid5060438 Costs of this application be provided for. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid10776658\charrsid5060438 \par }{\insrsid8717166\charrsid5060438 The app}{\insrsid4995838\charrsid5060438 lication is premised on the following grounds:-}{\insrsid8717166\charrsid5060438 \par {\listtext\pard\plain\insrsid656342\charrsid5060438 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid656342\charrsid5060438 That on}{\insrsid4995838\charrsid5060438 the 22}{\super\insrsid4995838\charrsid5060438 nd}{\insrsid4995838\charrsid5060438 day of May, 2009 the applicant received a notice of removal of a caveat that was sent by registered mail on the 12}{\super\insrsid4995838\charrsid5060438 th}{\insrsid4995838\charrsid5060438 May, 2009 by the Ag. Commissioner for Land Registration}{ \insrsid656342\charrsid5060438 }{\insrsid14115564\charrsid5060438 requiring the}{\insrsid656342\charrsid5060438 }{\insrsid14115564\charrsid5060438 applicant to}{\insrsid656342\charrsid5060438 obtain order delaying the removal of the caveat.}{ \insrsid12533801\charrsid5060438 \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid5060438 {\insrsid12533801\charrsid5060438 \par {\listtext\pard\plain\insrsid656342\charrsid5060438 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid656342\charrsid5060438 T}{\insrsid8732486\charrsid5060438 hat the applicant purchased Kya}{\insrsid656342\charrsid5060438 dondo Block 265 plot 89 from a one Geresome Katamba on the 10}{\super\insrsid656342\charrsid5060438 th}{ \insrsid656342\charrsid5060438 November, 1995. \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid656342\charrsid5060438 \hich\af0\dbch\af0\loch\f0 3.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid656342\charrsid5060438 That prior to the purchase of }{\insrsid8732486\charrsid5060438 the above}{\insrsid656342\charrsid5060438 mentioned land, the applicant }{\insrsid14115564\charrsid5060438 obtained valuation}{\insrsid8224309\charrsid5060438 from professional valuers.}{\insrsid656342\charrsid5060438 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid8224309\charrsid5060438 \hich\af0\dbch\af0\loch\f0 4.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid8224309\charrsid5060438 That the applicant did not immediately get registered as owner of the Kyadondo Block 265 plot 89 since there were squatters on }{\insrsid7097568\charrsid5060438 the land}{\insrsid3092643\charrsid5060438 and the }{ \insrsid8732486\charrsid5060438 applicant}{\insrsid8224309\charrsid5060438 had to deal with them before completing the registration process. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid10371682\charrsid5060438 \hich\af0\dbch\af0\loch\f0 5.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid10371682\charrsid5060438 That in May 2006, the applicant commenced the process to get plot 89 registered in it\rquote s names but was shocked to find that its duplicate certificate of title was missing and even the }{ \insrsid3046491\charrsid5060438 original certificate}{\insrsid3092643\charrsid5060438 of title was missi}{\insrsid3046491\charrsid5060438 n}{\insrsid3092643\charrsid5060438 g}{\insrsid3046491\charrsid5060438 in the Land Registry.}{ \insrsid10371682\charrsid5060438 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid3046491\charrsid5060438 \hich\af0\dbch\af0\loch\f0 6.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid3046491\charrsid5060438 That the applicant found later that the land had changed ownership from Geresome Katamba to Namirimu and then to Kaweesa Henry even though the applicant does not and did not have any dealings with Namirimu nor K aweesa Henry. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid3046491\charrsid5060438 \hich\af0\dbch\af0\loch\f0 7.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid3046491\charrsid5060438 That the app}{\insrsid1843151\charrsid5060438 licant found that plot 89 had been subdivided into plots: 5968, 59}{\insrsid3092643\charrsid5060438 69, 5970, 6204, 6205, 6013, 60}{\insrsid1843151\charrsid5060438 14, 6015, 6016, 6189, 6190, 6243, 6244, 6245, 6246, 6247, 6248, 6249, 6250, 6251,}{\insrsid4211510\charrsid5060438 6252, 6253, 6254, 6255 and 6256}{\insrsid1843151\charrsid5060438 .}{\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid9830830\charrsid5060438 \hich\af0\dbch\af0\loch\f0 8.\tab}}{\insrsid9830830\charrsid5060438 That in }{\insrsid11280726\charrsid5060438 order to protect its interests against further subdivisions and sale, the applicant lodged a caveat on all the above-mentioned properties vide instrument N0.}{\insrsid8732486\charrsid5060438 }{\insrsid11280726\charrsid5060438 KLA 315085 on the 22}{ \super\insrsid11280726\charrsid5060438 nd}{\insrsid11280726\charrsid5060438 November, 2006.}{\insrsid7097568\charrsid5060438 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid11280726\charrsid5060438 \hich\af0\dbch\af0\loch\f0 9.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 { \insrsid11280726\charrsid5060438 That further, the applicant instituted Civil Suit N0. 23 of 2007 against Kaweesa Henry who was the person registered on the land title in order to have all the}{\insrsid3044206\charrsid5060438 new entries cancelled and the original title co}{\insrsid8732486\charrsid5060438 mprised in Kya}{\insrsid7097568\charrsid5060438 dondo Block 265 }{\insrsid3044206\charrsid5060438 plot 89 restored.}{\insrsid11280726\charrsid5060438 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid7097568\charrsid5060438 \hich\af0\dbch\af0\loch\f0 10.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\tx900\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 That it is in the interest of justice that the removal of the caveat is delayed until such a time when the applicant\rquote s interest is determined by the court. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\tx900\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par {\listtext\pard\plain\insrsid7097568\charrsid5060438 \hich\af0\dbch\af0\loch\f0 11.\tab}}\pard \qj \fi-360\li720\ri0\sl360\slmult1\widctlpar\tx900\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 That the applicant is willing to meet such terms as the court may set. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\tx900\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 The application is supported by the affidavit of J. M. Ssemwogerere, the applicant\rquote s Secretary. The affidavit evidence sworn on 16}{\super\insrsid7097568\charrsid5060438 th}{\insrsid7097568\charrsid5060438 day June, 2009 clearly supports the grounds of the application.}{\insrsid8732486\charrsid5060438 The affidavit in}{ \insrsid7097568\charrsid5060438 support of the application repeats in the averment }{\insrsid13716432\charrsid5060438 format of}{\insrsid12004713\charrsid5060438 }{\insrsid8732486\charrsid5060438 the grounds of the application in the evidence form.}{ \insrsid7097568\charrsid5060438 \par \par }{\insrsid8732486\charrsid5060438 When t}{\insrsid7097568\charrsid5060438 he application came up for hearing on 5}{\super\insrsid7097568\charrsid5060438 th}{\insrsid7097568\charrsid5060438 October, 2009}{\insrsid8732486\charrsid5060438 ,}{ \insrsid7097568\charrsid5060438 Counsel for the }{\insrsid9788157\charrsid5060438 applicant informed}{\insrsid7097568\charrsid5060438 court that the }{\insrsid10776658\charrsid5060438 respondent was}{\insrsid7097568\charrsid5060438 not served with the hearing notice of that date. On that info}{\insrsid4985829\charrsid5060438 rmation, court }{\insrsid9788157\charrsid5060438 adjourned the}{\insrsid4985829\charrsid5060438 matter to 21}{\super\insrsid4985829\charrsid5060438 st}{ \insrsid4985829\charrsid5060438 October, 2009 for hearing. Still}{\insrsid8732486\charrsid5060438 on 21}{\super\insrsid8732486\charrsid5060438 st}{\insrsid8732486\charrsid5060438 Octob er, 2009 when the application came up for hearing, Counsel for the applicant informed court that}{\insrsid4985829\charrsid5060438 the }{\insrsid9788157\charrsid5060438 respondent was never served with co}{\insrsid8732486\charrsid5060438 urt process. The C}{\insrsid9788157\charrsid5060438 ourt directed that the respondent be served with }{\insrsid8732486\charrsid5060438 the }{\insrsid9788157\charrsid5060438 ap}{\insrsid8732486\charrsid5060438 plication and the order of the C}{ \insrsid9788157\charrsid5060438 our}{\insrsid8732486\charrsid5060438 t directing parties to file in C}{\insrsid9788157\charrsid5060438 ourt written submissions. That was done by the applicant}{\insrsid8732486\charrsid5060438 \rquote s lawyer}{ \insrsid9788157\charrsid5060438 and return of service was made and filed in }{\insrsid12018342\charrsid5060438 court }{\insrsid9788157\charrsid5060438 on 26}{\super\insrsid9788157\charrsid5060438 th}{\insrsid9788157\charrsid5060438 October, 2009. It should also be noted that the }{\insrsid10776658\charrsid5060438 respondent was}{\insrsid9788157\charrsid5060438 }{\insrsid12478993\charrsid5060438 earlier}{\insrsid12018342\charrsid5060438 on }{\insrsid9788157\charrsid5060438 served on the application and the respondent duly stamped on the copy of }{\insrsid14115564\charrsid5060438 this application}{\insrsid9788157\charrsid5060438 , and the date of receipt of the said application is 1}{\super\insrsid9788157\charrsid5060438 st} {\insrsid9788157\charrsid5060438 July }{\insrsid3894432\charrsid5060438 2009. It is }{\insrsid12478993\charrsid5060438 further noted}{\insrsid3894432\charrsid5060438 that, the }{\insrsid12478993\charrsid5060438 respondent never}{ \insrsid3894432\charrsid5060438 at all file}{\insrsid12018342\charrsid5060438 d}{\insrsid3894432\charrsid5060438 in court any affidavit in reply }{\insrsid12478993\charrsid5060438 challenging the}{\insrsid3894432\charrsid5060438 }{ \insrsid12478993\charrsid5060438 applicant\rquote s application}{\insrsid3894432\charrsid5060438 desp ite the fact that the respondent was served with the application. Wherefore, the application stood unchallenged. It is trite law that in such circumstances, the respondent is taken to have conceded to the application. In the case of }{ \b\insrsid12018342\charrsid5060438 Samwir}{\b\insrsid12004713\charrsid5060438 i}{\insrsid12018342\charrsid5060438 }{\b\insrsid3894432\charrsid5060438 Massa vs }{\b\insrsid12018342\charrsid5060438 Rose }{\b\insrsid3894432\charrsid5060438 A chen (1978) HCB 297}{\insrsid3894432\charrsid5060438 it was held that where facts are sworn}{\insrsid12018342\charrsid5060438 to}{\insrsid3894432\charrsid5060438 in an affidavit and they are not denied or rebutted }{\b\insrsid3894432\charrsid5060438 by the opposite party}{\insrsid3894432\charrsid5060438 , the presumption is that such facts are accepted.}{\insrsid7097568\charrsid5060438 \par }{\insrsid3894432\charrsid5060438 \par }{\insrsid14180379\charrsid5060438 It is now clear that where certain facts are sworn in an affidavit, t he burden to deny them is on the other party and if he does not they are presumed to have been accepted and the deponent need not raise them again but if they are disputed then he has to defend them. \par \par }{\insrsid3894432\charrsid5060438 Consequent to the above, I considered t}{\insrsid14180379\charrsid5060438 he}{\insrsid3894432\charrsid5060438 averments in the affidavit in support of the }{\insrsid14115564\charrsid5060438 application,}{ \insrsid3894432\charrsid5060438 reviewed the annextures thereto, }{\insrsid14115564\charrsid5060438 and I}{\insrsid3894432\charrsid5060438 find that the applicant has a valid cause in lodging the caveat. Its interests have to be }{ \insrsid14180379\charrsid5060438 protected }{\insrsid3894432\charrsid5060438 pending the }{\insrsid7827519\charrsid5060438 determination of High Court Civil Suit N0.23 of 2007 now pending hearing in the High Court of Uganda (Land Division).}{ \insrsid3894432\charrsid5060438 \par }{\insrsid7827519\charrsid5060438 \par Furthermore, section 140 (3) of the Registration of Titles Act, cap.230 gives court a discretion to direct the Registrar to delay the registering of any dealing or to make any order suitable in the circumstanc}{\insrsid11935036\charrsid5060438 es}{ \insrsid4274044\charrsid5060438 which I hereby do}{\insrsid11935036\charrsid5060438 .}{\insrsid9830830\charrsid5060438 \par }{\insrsid11935036\charrsid5060438 Whereas, Section 140 (2) gives the Registrar powers to give a 60 days notice to the caveator within which a caveat will be removed unless a court order delaying the removal}{\insrsid4274044\charrsid5060438 is obtained, which order is herebelow granted}{\insrsid7827519\charrsid5060438 \par }{\insrsid11935036\charrsid5060438 \par In the result, I allow the application with all the orders sought therein. Costs of this application}{\insrsid4274044\charrsid5060438 shall}{\insrsid11935036\charrsid5060438 }{\insrsid4274044\charrsid5060438 be }{\insrsid12004713\charrsid5060438 met}{ \insrsid4274044\charrsid5060438 by the applicant}{\insrsid11935036\charrsid5060438 . \par \par Dated at Kampala}{\insrsid5060438\charrsid5060438 this 1}{\super\insrsid5060438\charrsid5060438 st}{\insrsid5060438\charrsid5060438 }{\insrsid11935036\charrsid5060438 day of December, 2009 \par \par ______________}{\insrsid4274044\charrsid5060438 _____}{\insrsid11935036\charrsid5060438 \par }{\b\insrsid4274044\charrsid5060438 JOSEPH MURANGIRA}{\b\insrsid11935036\charrsid5060438 \par }{\b\insrsid4274044\charrsid5060438 JUDGE}{\b\insrsid11935036\charrsid5060438 \par \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid5060438 {\insrsid7097568\charrsid5060438 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid3044206\charrsid5060438 \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid5060438 {\insrsid3044206\charrsid5060438 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid3044206\charrsid5060438 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5060438 {\insrsid16196098\charrsid5060438 \par }}