Engineer Ephraim Turinawe & Anor V Molly Kyalikunda Turinawe & 4 Ors (Civil Appeal No. 18 of 2009) [2009] UGCA 49 (19 November 2009)

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.}}{\*\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\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\shad\ul\insrsid5142520\charrsid3437508 THE REPUBLIC OF UGANDA}{\b\shad\ul\insrsid13270866\charrsid3437508 \par }{\b\shad\insrsid5142520\charrsid3437508 \par }{\b\insrsid5142520\charrsid3437508 IN THE COURT OF APPEAL OF UGANDA AT KAMPALA \par \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid5142520\charrsid3437508 CORAM:\tab HON. JUSTICE L. E. M. MUKASA-KIKONYOGO}{\b\i\insrsid7877570\charrsid3437508 , DCJ}{ \b\i\insrsid5142520\charrsid3437508 . \par \tab \tab HON. JUSTICE A. TWINOMUJUNI, JA. \par \tab \tab HON. JUSTICE C. N. B. KITUMBA, JA. \par }{\b\insrsid5142520\charrsid3437508 \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\shad\ul\insrsid5142520\charrsid3437508 CIVIL APPEAL No.18 OF 2009. \par }{\b\insrsid5142520\charrsid3437508 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\insrsid5142520\charrsid3437508 1.\tab ENGINEER EPHRAIM TURINAWE\tab ]}{\b\insrsid994793\charrsid3437508 }{ \b\insrsid5142520\charrsid3437508 \par 2.\tab DEWA}{\b\insrsid6911295\charrsid3437508 R}{\b\insrsid5142520\charrsid3437508 K LIMITED\tab \tab \tab \tab ]}{\b\insrsid994793\charrsid3437508 :::::::::::::: APPELLANTS}{\b\insrsid5142520\charrsid3437508 \par \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\insrsid5142520\charrsid3437508 VERSUS \par \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\insrsid9372047\charrsid3437508 1.\tab MOLLY KYALIKUNDA TURI}{\b\insrsid5142520\charrsid3437508 NAWE\tab ] \par }{\b\insrsid6436700\charrsid3437508 2.\tab FIONA TURINAWE}{\b\insrsid5142520\charrsid3437508 \tab \tab \tab \tab ] \par 3.\tab BERNES ANKUNDA\tab \tab \tab \tab ]}{\b\insrsid6436700\charrsid3437508 ::}{\b\insrsid5654890\charrsid3437508 ::::::}{\b\insrsid6436700\charrsid3437508 :::: RESPONDENTS}{\b\insrsid5142520\charrsid3437508 \par 4.\tab ROBIN TURINAWE\tab \tab \tab \tab ] \par 5.\tab DAVIS TURINAWE}{\b\insrsid6436700\charrsid3437508 \tab \tab \tab \tab ]}{\b\insrsid5142520\charrsid3437508 \par }{\insrsid6436700\charrsid3437508 \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid6436700\charrsid3437508 [Appeal from the judgment of the High Court sitting at Kampala (Maitum, J), \par dated 19/9/2007 in HCT \endash CS.881 of 2004] \par \par }{\insrsid6436700\charrsid3437508 \par }{\shad\ul\insrsid6436700\charrsid3437508 JUDGEMENT OF KITUMBA, JA. \par \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\insrsid7421063\charrsid3437508 This is an appeal from the judgment of the High Court, whereby the learned tr}{\insrsid3241369\charrsid3437508 ial judge allowed the plaintiff}{\insrsid7421063\charrsid3437508 s}{\insrsid3241369\charrsid3437508 \rquote /respondent}{\insrsid7421063\charrsid3437508 s}{\insrsid3241369\charrsid3437508 \rquote }{\insrsid7421063\charrsid3437508 suit with costs against the respondents/appellants.}{\insrsid6436700\charrsid3437508 \par }{\insrsid7421063\charrsid3437508 The following are the back ground facts to the appeal. \par }{\insrsid668193\charrsid3437508 Engineer Ephraim Turinawe, the first appellant and Molly Turinawe}{\insrsid14774321\charrsid3437508 ,}{\insrsid2586888\charrsid3437508 the first respondent}{\insrsid668193\charrsid3437508 }{ \insrsid16412412\charrsid3437508 started co-habiting}{\insrsid668193\charrsid3437508 in 1974. \par }{\insrsid16412412\charrsid3437508 During that time,}{\insrsid668193\charrsid3437508 they produced the following children. \par 1.\tab Fiona Turinawe born\tab }{\insrsid9792424\charrsid3437508 \tab \tab }{\insrsid668193\charrsid3437508 -\tab 1975. \par 2.\tab David Turinawe born\tab }{\insrsid10884357\charrsid3437508 \tab \tab }{\insrsid668193\charrsid3437508 -\tab 1977. \par }{\insrsid9648581\charrsid3437508 3.\tab Robin Turinawe born\tab }{\insrsid10884357\charrsid3437508 \tab \tab }{\insrsid9648581\charrsid3437508 -\tab 1978.}{\insrsid668193\charrsid3437508 \par }{\insrsid9792424\charrsid3437508 4.\tab Barnes Akinda Turina}{\insrsid9648581\charrsid3437508 we born }{\insrsid10884357\charrsid3437508 \tab }{\insrsid9648581\charrsid3437508 - }{\insrsid10884357\charrsid3437508 \tab }{\insrsid9648581\charrsid3437508 1979 and \par 5.\tab Orlando Murungi Turinawe born\tab -\tab 1990. \par \par The five children were acknowledge}{\insrsid10884357\charrsid3437508 d}{\insrsid9648581\charrsid3437508 }{\insrsid13919216\charrsid3437508 by the first appellant }{\insrsid9648581\charrsid3437508 as his children. \par The couple stayed in Nairobi until they returned to Uganda. }{\insrsid13919216\charrsid3437508 In}{\insrsid9648581\charrsid3437508 1989 the first appellant was employed by Ka}{\insrsid7961721\charrsid3437508 mpala City Council (K. C. C.) as an assistant city engineer and s}{\insrsid9648581\charrsid3437508 urveyor}{\insrsid7961721\charrsid3437508 .}{\insrsid9648581\charrsid3437508 }{\insrsid7961721\charrsid3437508 He lived}{\insrsid10765618\charrsid3437508 with }{\insrsid9648581\charrsid3437508 his family in the house at Plot 27 Nyonyi Gardens, }{\insrsid15294603\charrsid3437508 Kololo belonging}{\insrsid10765618\charrsid3437508 to his employer and}{\insrsid9648581\charrsid3437508 paid rent to KCC}{ \insrsid9792424\charrsid3437508 }{\insrsid15151243\charrsid3437508 for the}{\insrsid9648581\charrsid3437508 same. \par \par On 11/8/1999, Kampala City Council gave the first appellant the option to purchase the house in which he was staying. \par }{\insrsid6978225\charrsid3437508 A purchase agreement Exhibit }{\insrsid7212012\charrsid3437508 P.3 }{\insrsid6978225\charrsid3437508 was made between the 1}{\super\insrsid6978225\charrsid3437508 st}{\insrsid6978225\charrsid3437508 appellant and KCC on 10/11/1999. }{\insrsid3821112\charrsid3437508 The first appellant did not have capacity to pay for the house. He a}{\insrsid10303124\charrsid3437508 ssigned his offer to one Elizabe}{\insrsid3821112\charrsid3437508 th Kabutiti for a consideration of Ug. Shs 70,000,000/=. The agreement for sale of the offer was made}{\insrsid12410493\charrsid3437508 on}{\insrsid7212012\charrsid3437508 26/11/1999}{\insrsid3821112\charrsid3437508 and was admitted in evidence as exhibit P.5.}{\insrsid6978225\charrsid3437508 The purchase price for the suit property was paid by}{\insrsid1535263\charrsid3437508 two bank drafts from Barclays b}{\insrsid6978225\charrsid3437508 ank from the }{ \insrsid11695430\charrsid3437508 account of one }{\insrsid1535263\charrsid3437508 Elizabeth Kabutiti by her sister}{\insrsid11695430\charrsid3437508 }{\insrsid5924975\charrsid3437508 Joyce }{\insrsid11695430\charrsid3437508 Lynn Kabut}{ \insrsid15151243\charrsid3437508 it}{\insrsid6978225\charrsid3437508 i, who testified as DW 2 at the trial. }{\insrsid11695430\charrsid3437508 She was acting as agent of her sister }{\insrsid9983650\charrsid3437508 Elizabeth}{ \insrsid11695430\charrsid3437508 Kabutiti. }{\insrsid6978225\charrsid3437508 The first bank draft was No.205042 made on 9/11/1999 for Uganda shillings 9,750,000/=. The second bank draft No.205386 was made on 3/12/1999, for the sum of Uganda shilling}{ \insrsid2694364\charrsid3437508 s 55,250,000. The payments totaled}{\insrsid6978225\charrsid3437508 to shs 65,000,000/= which was the pu}{\insrsid2638663\charrsid3437508 rchase pri}{\insrsid6978225\charrsid3437508 ce required by KCC. \par The first appellant was paid }{\insrsid2638663\charrsid3437508 by Kabutiti }{\insrsid6978225\charrsid3437508 a sum of Uganda}{\insrsid2638663\charrsid3437508 shillings 70,000,000/= as consideration.}{\insrsid6978225\charrsid3437508 \par The receipts for the purchase of the suit property were issued in the names of the first appellant by Nakivubo Channel Rehabilitation Project on behalf of KCC. On the 3}{\super\insrsid6978225\charrsid3437508 rd}{\insrsid6978225\charrsid3437508 January 2001, the suit property was registered in the names of the first appellant. On the 25}{\super\insrsid6978225\charrsid3437508 th}{\insrsid6978225\charrsid3437508 January 2001, the suit property was transferred into the names of Dewar}{ \insrsid4275690\charrsid3437508 k Limited, the second appellant, a company that was owned by Elizabeth Kabutiti, her so}{\insrsid2580725\charrsid3437508 n}{\insrsid4275690\charrsid3437508 and husband.}{\insrsid14777935\charrsid3437508 By that time Elizabeth Kabutiti has p}{\insrsid2580725\charrsid3437508 a}{\insrsid14777935\charrsid3437508 ssed away and her sister had obtained letters of administration of}{\insrsid2580725\charrsid3437508 her estate.}{\insrsid6978225\charrsid3437508

\par \par The respondents filed HCCS No.881 of 2004}{\insrsid3939833\charrsid3437508 , against both appellants. The}{\insrsid4862942\charrsid3437508 ir}{\insrsid3939833\charrsid3437508 case was that when the suit property }{\insrsid2580725\charrsid3437508 in which they were residing }{\insrsid3939833\charrsid3437508 was offered to the}{\insrsid3018507\charrsid3437508 first appellant for purchase and as he was head of the family it became the family residence. The first appellant\rquote s sale of the property }{\insrsid2694364\charrsid3437508 Elizabeth Kabutiti and subsequent transfer }{\insrsid3018507\charrsid3437508 to second appellant without the consent of the respondents was null and void. The respondents sought for }{ \insrsid4801837\charrsid3437508 the following }{\insrsid3018507\charrsid3437508 declarations from the court}{\insrsid2694364\charrsid3437508 . }{\insrsid2580725\charrsid3437508 \par }\pard \qj \fi-540\li540\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin540\itap0\pararsid3437508 {\insrsid2580725\charrsid3437508 1. }{\insrsid2694364\charrsid3437508 T}{\insrsid3018507\charrsid3437508 hat the sale of the suit property to the second appellant by the first appellant without their consent was null and void, }{\insrsid2580725\charrsid3437508 \par }{\insrsid14776642\charrsid3437508 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\insrsid2580725\charrsid3437508 2. T}{\insrsid3018507\charrsid3437508 hat the respondent}{\insrsid4801837\charrsid3437508 s}{ \insrsid3018507\charrsid3437508 were entit}{\insrsid1925911\charrsid3437508 led to occupy the suit property}{\insrsid9633984\charrsid3437508 ,}{\insrsid14776642\charrsid3437508 \par }\pard \qj \fi-540\li540\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin540\itap0\pararsid3437508 {\insrsid9532931\charrsid3437508 \par 3. }{\insrsid2580725\charrsid3437508 That }{\insrsid3018507\charrsid3437508 the first respondent is entitled to a share in the family property and that for easy management the residential house should be registered in the name of the first respondent.}{ \insrsid9532931\charrsid3437508 \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid3437508 {\insrsid3018507\charrsid3437508 }{\insrsid9532931\charrsid3437508 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\insrsid3018507\charrsid3437508 They sought for general damages}{\insrsid4862942\charrsid3437508 ,}{\insrsid3018507\charrsid3437508 costs }{ \insrsid13894979\charrsid3437508 of the suit }{\insrsid3018507\charrsid3437508 and any other reliefs as the court would deem fit.}{\insrsid4801837\charrsid3437508 }{\insrsid13894979\charrsid3437508 \par }{\insrsid9184656\charrsid3437508 \par }{\insrsid4801837\charrsid3437508 During the trial in the High Court the first respondent testified as PW1. The substance of h}{\insrsid13894979\charrsid3437508 er testimony was that s}{\insrsid4801837\charrsid3437508 he was married to the first appellant under Kikiga custom. The suit property was }{\insrsid5258027\charrsid3437508 their}{\insrsid4801837\charrsid3437508 family home. She had contributed Ug. Shs 10,000,000/= towards the purchase of the suit proper}{ \insrsid12735087\charrsid3437508 ty. An affidavit e}{\insrsid4801837\charrsid3437508 xhibit P1 was admitted in evidence in proof of their marriage. }{\insrsid6978225\charrsid3437508 \par }{\insrsid10581305\charrsid3437508 Odongo Bigwera, PW3}{\insrsid4801837\charrsid3437508 , who is }{\insrsid10581305\charrsid3437508 the }{\insrsid4801837\charrsid3437508 brother of the first respondent, testified that the firs}{ \insrsid12735087\charrsid3437508 t appellant went to their home at}{\insrsid4801837\charrsid3437508 }{\insrsid10581305\charrsid3437508 Nyabushabi}{\insrsid9532931\charrsid3437508 ,}{\insrsid10581305\charrsid3437508 }{\insrsid4801837\charrsid3437508 Kabale and married}{\insrsid10581305\charrsid3437508 his sister by paying the dowry to their father.}{\insrsid4801837\charrsid3437508 \par \par The 1}{\super\insrsid4801837\charrsid3437508 st}{\insrsid4801837\charrsid3437508 appellant testified as DW1. He denied marri age to the first respondent and payment by her of Ug. Shs 10,000,000/= as contribution to the purchase price of the suit property. \par }{\insrsid16148829\charrsid3437508 \par During the trial the following issues were frame}{\insrsid9176846\charrsid3437508 d}{\insrsid16148829\charrsid3437508 for determination. \par }\pard \qj \fi-360\li1080\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1080\itap0\pararsid3437508 {\b\i\insrsid16148829\charrsid3437508 \'931. Whether at the material time the 1}{\b\i\super\insrsid16148829\charrsid3437508 st}{ \b\i\insrsid16148829\charrsid3437508 plaintiff and 1}{\b\i\super\insrsid16148829\charrsid3437508 st}{\b\i\insrsid16148829\charrsid3437508 defendant were spouses: \par }{\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid16148829\charrsid3437508 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \qj \fi-390\li1110\ri0\sl360\slmult1\widctlpar\jclisttab\tx1110\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1110\itap0\pararsid3437508 { \b\i\insrsid16148829\charrsid3437508 Whether the 1}{\b\i\super\insrsid16148829\charrsid3437508 st}{\b\i\insrsid16148829\charrsid3437508 plaintiff contributed shs 10,000,000/= ten million) towards the purchase of the suit property from Kampala City Council. \par }\pard \qj \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid16148829\charrsid3437508 \hich\af0\dbch\af0\loch\f0 3.\tab}}\pard \qj \fi-390\li1110\ri0\sl360\slmult1\widctlpar\jclisttab\tx1110\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1110\itap0\pararsid3437508 { \b\i\insrsid16148829\charrsid3437508 Whether the 1}{\b\i\super\insrsid16148829\charrsid3437508 st}{\b\i\insrsid16148829\charrsid3437508 defendant acquired propriety right}{\b\i\insrsid4862942\charrsid3437508 s}{\b\i\insrsid16148829\charrsid3437508 in the suit premises and if so, whether the property was subject to the written consent of the plaintiff\rquote s before sale. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid16148829\charrsid3437508 \hich\af0\dbch\af0\loch\f0 4.\tab}}\pard \qj \fi-390\li1110\ri0\sl360\slmult1\widctlpar\jclisttab\tx1110\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1110\itap0\pararsid3437508 { \b\i\insrsid16148829\charrsid3437508 Whether or not the sale and subsequent transfer of the suit property to the second defendant}{\b\i\insrsid14165939\charrsid3437508 was void.}{\b\i\insrsid16148829\charrsid3437508 \par }\pard \qj \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid14165939\charrsid3437508 \hich\af0\dbch\af0\loch\f0 5.\tab}}\pard \qj \fi-390\li1110\ri0\sl360\slmult1\widctlpar\jclisttab\tx1110\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1110\itap0\pararsid3437508 { \b\i\insrsid14165939\charrsid3437508 Remedies, if any.}{\b\i\insrsid9372047\charrsid3437508 \'94}{\b\i\insrsid14165939\charrsid3437508 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid14165939\charrsid3437508 \par }{\insrsid14165939\charrsid3437508 The learned trial j}{\insrsid4862942\charrsid3437508 udge answered all the first four}{\insrsid14165939\charrsid3437508 issues in the affirmative. \par Regarding the 5}{\super\insrsid14165939\charrsid3437508 th}{\insrsid14165939\charrsid3437508 issue, he ordered that the suit property to be returned to the respondents as }{\insrsid9184656\charrsid3437508 a }{\insrsid14165939\charrsid3437508 family home. He made an order in the alternative that}{\insrsid10884357\charrsid3437508 if the suit/property had been render}{\insrsid1126715\charrsid3437508 ed}{\insrsid10884357\charrsid3437508 inhabitable the first appellant s hould buy an alternative suitable accommodation and the first respondent should be a co-owner}{\insrsid4801837\charrsid3437508 . C}{\insrsid10884357\charrsid3437508 osts of the suit }{\insrsid4801837\charrsid3437508 were awarded }{ \insrsid10884357\charrsid3437508 to the respondents.}{\insrsid14165939\charrsid3437508 \par }{\insrsid10884357\charrsid3437508 \par The appellants were dissatisfied with the High Court judgement and orders and have filed their appeal to this Court on the following grounds. \par {\listtext\pard\plain\b\i\insrsid14636547\charrsid3437508 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar\jclisttab\tx1080\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1080\itap0\pararsid3437508 { \b\i\insrsid14636547\charrsid3437508 The learned trial judge misdirected herself on the law and fact when she entertained a suit filed on 23/11/2004 by the 5}{\b\i\super\insrsid14636547\charrsid3437508 th}{\b\i\insrsid14636547\charrsid3437508 Plaintiff Denis Turinawe, an infant aged 14 years. \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid14636547\charrsid3437508 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar\jclisttab\tx1080\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1080\itap0\pararsid3437508 { \b\i\insrsid14636547\charrsid3437508 The learned trial judge misdirected herself on the law and facts and as a result reached a wrong decision that there was customary marriage between the 1}{\b\i\super\insrsid14636547\charrsid3437508 st}{ \b\i\insrsid14636547\charrsid3437508 plaintiff and the 1}{\b\i\super\insrsid14636547\charrsid3437508 st}{\b\i\insrsid14636547\charrsid3437508 defendant relying on. \par {\listtext\pard\plain\b\i\insrsid14636547\charrsid3437508 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-585\li1665\ri0\sl360\slmult1\widctlpar\jclisttab\tx1665\aspalpha\aspnum\faauto\ls3\ilvl1\adjustright\rin0\lin1665\itap0\pararsid3437508 { \b\i\insrsid14636547\charrsid3437508 An affidavit that contravened the laws of Uganda. \par {\listtext\pard\plain\b\i\insrsid14636547\charrsid3437508 \hich\af0\dbch\af0\loch\f0 (b)\tab}The evidence of PW3 Odongo Bigwera who did not turn up for cross examination. \par }\pard \qj \li1080\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1080\itap0\pararsid3437508 {\b\i\insrsid7820275\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid14636547\charrsid3437508 \hich\af0\dbch\af0\loch\f0 3.\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar\jclisttab\tx1080\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1080\itap0\pararsid3437508 { \b\i\insrsid14636547\charrsid3437508 The learned trial judge erred in law and fact when she failed to properly evaluate the evidence and as a result reached wrong conclusions. \par {\listtext\pard\plain\b\i\insrsid14636547\charrsid3437508 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-585\li1665\ri0\sl360\slmult1\widctlpar\jclisttab\tx1665\aspalpha\aspnum\faauto\ls3\ilvl1\adjustright\rin0\lin1665\itap0\pararsid3437508 { \b\i\insrsid14636547\charrsid3437508 That the property was family property, the sale of which required consent of the spouse, the 1}{\b\i\super\insrsid14636547\charrsid3437508 st}{\b\i\insrsid14636547\charrsid3437508 plaintiff/respondent. \par }\pard \qj \li1080\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1080\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid14636547\charrsid3437508 \hich\af0\dbch\af0\loch\f0 (b)\tab}}\pard \qj \fi-585\li1665\ri0\sl360\slmult1\widctlpar\jclisttab\tx1665\aspalpha\aspnum\faauto\ls3\ilvl1\adjustright\rin0\lin1665\itap0\pararsid3437508 { \b\i\insrsid14636547\charrsid3437508 The 1}{\b\i\super\insrsid14636547\charrsid3437508 st}{\b\i\insrsid14636547\charrsid3437508 plaintiff/respondent contributed Ug. Shs 10}{\b\i\insrsid3633379\charrsid3437508 ,000,000/= towards the purchase of the property.}{\b\i\insrsid14636547\charrsid3437508 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid3633379\charrsid3437508 \hich\af0\dbch\af0\loch\f0 (c)\tab}}\pard \qj \fi-585\li1665\ri0\sl360\slmult1\widctlpar\jclisttab\tx1665\aspalpha\aspnum\faauto\ls3\ilvl1\adjustright\rin0\lin1665\itap0\pararsid3437508 { \b\i\insrsid3633379\charrsid3437508 That the sale agreement between the 1}{\b\i\super\insrsid3633379\charrsid3437508 st}{\b\i\insrsid3633379\charrsid3437508 defendant/appellant, Elizabeth Kabutiti of Plot 27 Nyonyi Gardens was null and void f or lack of the consent of the spouse, the 1}{\b\i\super\insrsid3633379\charrsid3437508 st}{\b\i\insrsid3633379\charrsid3437508 plaintiff/respondent. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid3633379\charrsid3437508 \hich\af0\dbch\af0\loch\f0 (d)\tab}}\pard \qj \fi-585\li1665\ri0\sl360\slmult1\widctlpar\jclisttab\tx1665\aspalpha\aspnum\faauto\ls3\ilvl1\adjustright\rin0\lin1665\itap0\pararsid3437508 { \b\i\insrsid3633379\charrsid3437508 That the transfer of the suit property to the 2}{\b\i\super\insrsid3633379\charrsid3437508 nd}{\b\i\insrsid3633379\charrsid3437508 defendant/appellant was null and void, for lack of consent by the spouse, the 1}{ \b\i\super\insrsid3633379\charrsid3437508 st}{\b\i\insrsid3633379\charrsid3437508 defendant/appellant. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid3633379\charrsid3437508 \par }{\insrsid3947849\charrsid3437508 }{\insrsid10884357\charrsid3437508 They prayed court to allow their appeal with costs in this Court and below. \par \par The respondents filed the following grounds for affirmation of the decision. \par {\listtext\pard\plain\b\i\insrsid6360131\charrsid3437508 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar\jclisttab\tx1080\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin1080\itap0\pararsid3437508 { \b\i\insrsid6360131\charrsid3437508 That the learned trial judge should have found and should have held that at the time of the transactions complained of, that is in 1999 and 2000, prior consent of respondent\rquote s No. 2 \endash 5 who are children of the 1}{\b\i\super\insrsid6360131\charrsid3437508 st}{\b\i\insrsid6360131\charrsid3437508 appellant was also required. \par }\pard \qj \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid3437508 {\b\i\insrsid9372047\charrsid3437508 \par {\listtext\pard\plain\b\i\insrsid6360131\charrsid3437508 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar\jclisttab\tx1080\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin1080\itap0\pararsid3437508 { \b\i\insrsid6360131\charrsid3437508 That the learned trial judge should have and should have held that the sale and transfer of plot 27, Nyonyi Gardens by the first appellant was null and void for lack of consent from the first respondent and from the 2}{ \b\i\super\insrsid6360131\charrsid3437508 nd}{\b\i\insrsid6360131\charrsid3437508 \endash 5}{\b\i\super\insrsid6360131\charrsid3437508 th}{\b\i\insrsid6360131\charrsid3437508 respondents as well. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\i\insrsid8270517\charrsid3437508 \par }{\insrsid3947849\charrsid3437508 They prayed}{\insrsid12461342\charrsid3437508 for an order a}{\insrsid15544714\charrsid3437508 ffirming the}{\insrsid3947849\charrsid3437508 }{\insrsid6360131\charrsid3437508 decision of the trial judge}{ \insrsid3947849\charrsid3437508 .}{\insrsid6360131\charrsid3437508 \par }{\insrsid3947849\charrsid3437508 They prayed}{\insrsid12461342\charrsid3437508 ,}{\insrsid3947849\charrsid3437508 further}{\insrsid12461342\charrsid3437508 ,}{\insrsid3947849\charrsid3437508 for costs in the High Court and in this Court.}{ \insrsid6360131\charrsid3437508 \par }{\b\i\insrsid8270517\charrsid3437508 \par }{\insrsid15403051\charrsid3437508 On 24}{\super\insrsid15403051\charrsid3437508 th}{\insrsid15403051\charrsid3437508 September 2009 when the case came up for hearing. Mr. Bamwite}{\insrsid13308831\charrsid3437508 , learned counsel}{ \insrsid15403051\charrsid3437508 for the respondent}{\insrsid13308831\charrsid3437508 ,}{\insrsid15403051\charrsid3437508 was absent and Mr. Luzige who was holding brief applied to court to file written submissions. Mr. Blaze Babigumira}{ \insrsid13308831\charrsid3437508 , learned counsel}{\insrsid15403051\charrsid3437508 for the appellant}{\insrsid13308831\charrsid3437508 ,}{\insrsid15403051\charrsid3437508 drew the court\rquote s attention to the fact that according to their }{ \insrsid9660838\charrsid3437508 joint }{\insrsid15403051\charrsid3437508 scheduling memorandum, counsel for both parties had agreed to rely on }{\insrsid4684834\charrsid3437508 their conferencing notes. The court ruled}{\insrsid15403051\charrsid3437508 that ju}{\insrsid10303124\charrsid3437508 dg}{\insrsid4684834\charrsid3437508 ment will be given on notice, s}{\insrsid15403051\charrsid3437508 ince the parties had agreed to}{\insrsid4684834\charrsid3437508 rely}{\insrsid15403051\charrsid3437508 on their conferencing notes. \par \par The conferencing notes for the appellant}{\insrsid14515942\charrsid3437508 s were filed in court on 8}{\super\insrsid14515942\charrsid3437508 th}{\insrsid13308831\charrsid3437508 July 2009 by M/}{\insrsid14495093\charrsid3437508 s}{ \insrsid13308831\charrsid3437508 Bamwe}{\insrsid14515942\charrsid3437508 & Co. Advocates whereas those of the}{\insrsid4469736\charrsid3437508 respondents were filed in court by}{\insrsid5137978\charrsid3437508 M/}{\insrsid14495093\charrsid3437508 s}{ \insrsid5137978\charrsid3437508 Bamwite & Kakuba Advocates}{\insrsid351348\charrsid3437508 , on}{\insrsid4469736\charrsid3437508 16}{\super\insrsid4469736\charrsid3437508 th}{\insrsid4469736\charrsid3437508 July 2009. On 17}{ \super\insrsid4469736\charrsid3437508 th}{\insrsid5137978\charrsid3437508 July 2009,}{\insrsid4469736\charrsid3437508 counsel for the appellants filed conferencing notes in rejoinder to the respondent\rquote s conferencing notes. The above three lots of notes }{\insrsid10303124\charrsid3437508 will be considered in this judg}{\insrsid4469736\charrsid3437508 ment.}{\insrsid15403051\charrsid3437508 \par }{\insrsid4469736\charrsid3437508 \par }{\insrsid12267700\charrsid3437508 In his conferencing notes, c}{\insrsid4469736\charrsid3437508 ounsel for the appellant}{\insrsid3216416\charrsid3437508 s}{\insrsid4469736\charrsid3437508 abandoned the f}{\insrsid3216416\charrsid3437508 irst ground}{ \insrsid4469736\charrsid3437508 of appeal. He thereafter argued the rest of the grounds consecutively startin}{\insrsid13919553\charrsid3437508 g with ground 2. The respondent}{\insrsid4469736\charrsid3437508 s}{\insrsid13919553\charrsid3437508 \rquote }{\insrsid4469736\charrsid3437508 counsel argued the grounds of appeal i}{\insrsid10303124\charrsid3437508 n the same order. In this judg}{\insrsid4469736\charrsid3437508 ment, I will handle the grounds of appeal in a similar manner. \par \par }{\insrsid1709642\charrsid3437508 The complaint by appellant}{\insrsid4469736\charrsid3437508 s}{\insrsid1709642\charrsid3437508 \rquote }{\insrsid4469736\charrsid3437508 counsel }{\insrsid2693464\charrsid3437508 on ground 2 }{ \insrsid4469736\charrsid3437508 is that the learned trial judge was wrong in law and in fact when he relied on }{\insrsid14500467\charrsid3437508 the}{\insrsid4469736\charrsid3437508 affidavit that contravened the law}{\insrsid14500467\charrsid3437508 s} {\insrsid4469736\charrsid3437508 of Uganda a}{\insrsid15273105\charrsid3437508 nd the evidence of PW3 Odongo Bi}{\insrsid4469736\charrsid3437508 gwera}{\insrsid2693464\charrsid3437508 ,}{\insrsid4469736\charrsid3437508 who did not turn up for cross examination}{\insrsid2693464\charrsid3437508 ,}{\insrsid4469736\charrsid3437508 to hold that the first appellant was married to the first respondent according to Kikiga custom. \par }{\insrsid15688344\charrsid3437508 \par Learned counsel contended the affidavit which was sworn by the first appellant}{\insrsid7765568\charrsid3437508 ,}{\insrsid15688344\charrsid3437508 Exhibit P1}{\insrsid7765568\charrsid3437508 ,}{\insrsid15688344\charrsid3437508 at Nairobi on 10}{ \super\insrsid15688344\charrsid3437508 th}{\insrsid15688344\charrsid3437508 January 1985 before a }{\insrsid4272457\charrsid3437508 commissioner of}{\insrsid15688344\charrsid3437508 oaths was not ad missible in evidence because of the following reasons. Firstly}{\insrsid1640835\charrsid3437508 ,}{\insrsid15688344\charrsid3437508 it was not authenticated by}{\insrsid12194915\charrsid3437508 a Notary Public a Magistrate or}{ \insrsid15688344\charrsid3437508 Head of Government Department contrary to section 84 }{\insrsid10510754\charrsid3437508 (c)}{\insrsid15688344\charrsid3437508 of the Evidence Act}{\insrsid351348\charrsid3437508 . }{\insrsid15688344\charrsid3437508 }{ \insrsid10510754\charrsid3437508 Secondly,}{\insrsid15688344\charrsid3437508 it does not show the name and address of the drawer contrary to section 67 of the Advocates Act. \par }{\insrsid10583805\charrsid3437508 Counsel argued that in his evidence, the first appellant (DW1) explained that he swore the affidavit in order to secure his daughter a place in school while they were in Nairobi. DW1 clarified that th e affidavit was not sworn as proof of marriage}{\insrsid5000512\charrsid3437508 .}{\insrsid10583805\charrsid3437508 \par }{\insrsid5000512\charrsid3437508 Submitting of the testimony of Odongo Bigwera}{\insrsid7430093\charrsid3437508 ,}{\insrsid5000512\charrsid3437508 counsel argued that }{\insrsid7430093\charrsid3437508 as the witness failed to return }{ \insrsid1640835\charrsid3437508 to}{\insrsid5000512\charrsid3437508 court for cross examination, his evidence should have been }{\insrsid9589563\charrsid3437508 expunged from the record. In support of this submission, he relied on }{ \b\insrsid2098768\charrsid3437508 Pte }{\b\insrsid9589563\charrsid3437508 Jowet Kalamowo and 3 others Vs Uganda}{\b\insrsid7430093\charrsid3437508 ,}{\b\insrsid9589563\charrsid3437508 Criminal Appeal No.3 of 1984 C. A.}{\b\insrsid9451260\charrsid3437508 }{\insrsid9451260\charrsid3437508 In that}{\insrsid7430093\charrsid3437508 case, }{\insrsid9589563\charrsid3437508 this Court found that the trial judge was wrong to take into consideration the evidence of a witness who disappeared when h}{ \insrsid9451260\charrsid3437508 e was still giving evidence in chief. His evidence was in}{\insrsid9589563\charrsid3437508 complete and was}{\insrsid9451260\charrsid3437508 }{\insrsid5719809\charrsid3437508 not subjected}{ \insrsid9589563\charrsid3437508 to cross examination}{\insrsid9777044\charrsid3437508 .}{\insrsid9589563\charrsid3437508 \par }{\insrsid9777044\charrsid3437508 \par Appellant\rquote s counsel contended}{\insrsid941207\charrsid3437508 , therefore,}{\insrsid9777044\charrsid3437508 that there was no proof of customary marriage. He urged this Court not to believe the first respondent}{\insrsid82449\charrsid3437508 \rquote }{\insrsid9777044\charrsid3437508 s testimony that she was married to the first appellant according to Kikiga custom. \par \par In reply}{\insrsid1208691\charrsid3437508 ,}{\insrsid9777044\charrsid3437508 counsel for the respondents did not agree. He submitted that all the legal provisions quoted did not render the affidavit}{\insrsid82449\charrsid3437508 ,}{ \insrsid9777044\charrsid3437508 exhibit P1}{\insrsid82449\charrsid3437508 ,}{\insrsid9777044\charrsid3437508 in admissible. He argued that}{\insrsid1921628\charrsid3437508 PW.3 Odongo}{\insrsid9777044\charrsid3437508 Bigwera was cross-examined by counsel for the first appellant.}{\insrsid82449\charrsid3437508 He argued that c}{\insrsid9777044\charrsid3437508 ounsel for the second appellant exempted himself f}{\insrsid82449\charrsid3437508 rom cross-examining the witness. He }{\insrsid6893936\charrsid3437508 urg}{\insrsid6489221\charrsid3437508 ed court to believe the evidence of PW1 that she was married to the 1}{\super\insrsid6489221\charrsid3437508 st}{\insrsid6489221\charrsid3437508 appellant.}{\insrsid9777044\charrsid3437508 \par }{\insrsid6489221\charrsid3437508 \par I have carefully perused the record, authorities quoted and }{\insrsid13113766\charrsid3437508 the submissions by counsel.}{\insrsid6489221\charrsid3437508 \par }{\insrsid13113766\charrsid3437508 \par I am of the considered view that the affidavit exhibit P1 should not have been admitted in evidence. \par }{\insrsid1208691\charrsid3437508 S}{\insrsid13113766\charrsid3437508 ection 84 of the Evidence Act provides}{\insrsid10778744\charrsid3437508 -}{\insrsid13113766\charrsid3437508 }{\insrsid10778744\charrsid3437508 \par }\pard \qj \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid3437508 {\b\i\insrsid10778744\charrsid3437508 \'9384. Presumption as to private documents executed outside Uganda. \par The court shall presume that private documents purporting to be executed out of Uganda were so executed and were duly authenticated if \endash \par }\pard \qj \li1080\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1080\itap0\pararsid3437508 {\b\i\insrsid8589547\charrsid3437508 (b)\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85 \'85\'85\'85\'85}{\b\i\insrsid14301392\charrsid3437508 \par }\pard \qj \fi-540\li1620\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1620\itap0\pararsid3437508 {\b\i\insrsid14301392\charrsid3437508 (c) in the case of such a document executed in any country of the }{ \b\i\insrsid15875866\charrsid3437508 C}{\b\i\insrsid14301392\charrsid3437508 ommonwealth in Africa, it purports to be authenticated by the signature and seal of office of any notary public, resident magistrate, permanent head of a government department, or resident commissioner or assistant commissioner in or of any such country; }{\b\i\insrsid15875866\charrsid3437508 and,}{\b\i\insrsid14301392\charrsid3437508 in addition, in the case of a document executed in Kenya, it purports to be authenticated under the hand of any magistrate or head of a government department.}{ \b\i\insrsid15875866\charrsid3437508 \'94}{\b\i\insrsid14301392\charrsid3437508 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\insrsid13113766\charrsid3437508 \par I agree wi}{\insrsid12936227\charrsid3437508 th the submissions of appellant}{\insrsid13113766\charrsid3437508 s}{\insrsid12936227\charrsid3437508 \rquote counsel that Exhibit P1}{\insrsid13113766\charrsid3437508 does not fulfill the requirements of section 84 of the Evidence Act. \par The affidavit also offends the provisions of section 67 of the Advocates Act. It does not bear the name and address of the person who prepared it. \par }{\insrsid12936227\charrsid3437508 \par }{\insrsid13113766\charrsid3437508 Accord}{\insrsid12936227\charrsid3437508 ing to the record of appeal, PW3}{\insrsid13113766\charrsid3437508 Odongo Bigwera was cross-examined by counsel for the first appellant and what was left was for him to bring photographs of the customary wedding ceremony. \par }{\insrsid5851524\charrsid3437508 The record of proceedings at P.109 shows what was said regarding cross-examination of PW3.}{\insrsid13113766\charrsid3437508 \par }{\insrsid11169817\charrsid3437508 \par }{\insrsid13113766\charrsid3437508 Counsel for 2}{\super\insrsid13113766\charrsid3437508 nd}{\insrsid13113766\charrsid3437508 appellant }{\insrsid5851524\charrsid3437508 stated:}{\insrsid13113766\charrsid3437508 - \par }{\b\i\insrsid3289863\charrsid3437508 \'93}{\b\i\insrsid13516463\charrsid3437508 Mr. Kwesiga}{\b\i\insrsid13113766\charrsid3437508 \par When I looked at the evidenc}{\b\i\insrsid3348681\charrsid3437508 e of PW.3 }{\b\i\insrsid13516463\charrsid3437508 a}{\b\i\insrsid13113766\charrsid3437508 nd 4 who testified in my absence, I found no need to cross examine them. They don\rquote t need to be recalled.\'94 \par }{\b\i\insrsid7015748\charrsid3437508 \par }{\b\i\insrsid3539425\charrsid3437508 \par \par \par }{\insrsid816153\charrsid3437508 Counsel for the first appellant stated: - \par }{\b\i\insrsid3289863\charrsid3437508 \'93Mr}{\b\i\insrsid10303124\charrsid3437508 .}{\b\i\insrsid3289863\charrsid3437508 Tebyasa \par }{\b\i\insrsid816153\charrsid3437508 We had not completed the cross-examination of PW3. This witness was to collect }{\b\i\insrsid4020607\charrsid3437508 p}{\b\i\insrsid816153\charrsid3437508 hotographs of the traditional marriage}{ \b\i\insrsid3289863\charrsid3437508 \'94}{\b\i\insrsid816153\charrsid3437508 \par }{\insrsid4020607\charrsid3437508 \par Counsel for the respondent}{\insrsid15407506\charrsid3437508 \rquote }{\insrsid4020607\charrsid3437508 s informed court that the photographs were lost and therefore not available. He closed the plaintiff case. \par Mr. Tebyasa who was }{\insrsid12135514\charrsid3437508 counsel for the appellant told c}{\insrsid4020607\charrsid3437508 ourt, he was ready to open the defence case.}{\insrsid12135514\charrsid3437508 }{\insrsid4020607\charrsid3437508 Counsel proceeded to open the defence case by calling the first appellant to testify. }{\insrsid12135514\charrsid3437508 \par \par }{\insrsid4020607\charrsid3437508 I am of the considered view that if the appellant\rquote s counsel wanted PW.3 for further cross-examination, he would have said so. It is obvious that when}{\insrsid13248237\charrsid3437508 t}{ \insrsid4020607\charrsid3437508 he }{\insrsid13248237\charrsid3437508 photographs of the traditional marriage ceremony were not available, he had no further questions for PW3.}{\insrsid4020607\charrsid3437508 \par }{\insrsid13248237\charrsid3437508 The instant appeal is distinguishable from the authority of}{\insrsid11098417\charrsid3437508 }{\b\insrsid13132634\charrsid3437508 Pte.}{\b\insrsid14769112\charrsid3437508 }{\b\insrsid11098417\charrsid3437508 Jowet K alamowo and 3 Others Vs Uganda}{\insrsid11098417\charrsid3437508 }{\insrsid13248237\charrsid3437508 (supra) where the witness disappeared before completing his examination in chief. \par \par The first respondent testified that the first appellant went to her father and paid the dowry, necessary for Kikiga customary}{\insrsid1312481\charrsid3437508 marriage. Odong o Bigwera PW3 her brother corroborated her evidence. Both witnesses testified that the first appellant paid shillings 700,000/= and 5 cows at her father}{\insrsid2768950\charrsid3437508 \rquote }{\insrsid3555758\charrsid3437508 s home at Nyabusha}{ \insrsid11169817\charrsid3437508 b}{\insrsid1312481\charrsid3437508 i, Kabale. That after paying the dowry}{\insrsid11169817\charrsid3437508 the}{\insrsid1312481\charrsid3437508 marriage was}{\insrsid7616816\charrsid3437508 complete.}{ \insrsid13248237\charrsid3437508 \par }{\insrsid7616816\charrsid3437508 \par }{\insrsid7235764\charrsid3437508 I am of the considered opinion that}{\insrsid7616816\charrsid3437508 the first appellant was married to the first respondent according to Kikiga custom and was}{\insrsid4995196\charrsid3437508 ,}{ \insrsid7616816\charrsid3437508 therefore, his spouse. \par Ground 2 of appeal succeeds in part. \par }{\insrsid2768950\charrsid3437508 \par }{\insrsid7616816\charrsid3437508 I now consider ground 3. \par }{\insrsid4597509\charrsid3437508 On this ground counsel for }{\insrsid11301660\charrsid3437508 the appellants argued}{\insrsid4597509\charrsid3437508 that the learned judge, erred when she applied section 39 (1) of the Land (Amendment) Act 2004 which came into force on 18}{\super\insrsid4597509\charrsid3437508 th}{\insrsid4597509\charrsid3437508 March 2004 to an agreement that was entered into between the first appellant and Elizabeth Kabutiti}{\insrsid1859964\charrsid3437508 ,}{\insrsid4597509\charrsid3437508 DW 2}{\insrsid1859964\charrsid3437508 ,}{\insrsid4597509\charrsid3437508 on the 26}{ \super\insrsid4597509\charrsid3437508 th}{\insrsid4597509\charrsid3437508 November, 1999}{\insrsid4995196\charrsid3437508 ,}{\insrsid4597509\charrsid3437508 long before the said law came into force. \par \par }{\insrsid5450855\charrsid3437508 Counsel for the appellant argued that the suit property was not family pr}{\insrsid97496\charrsid3437508 operty under section 39 of the L}{\insrsid5450855\charrsid3437508 and (Amendment) Act 2004. \par Appellant counsel submitted that the first appellant was }{\insrsid6376993\charrsid3437508 a}{\insrsid5450855\charrsid3437508 n employee of KCC and was given an option to buy the house which he had been renting from his employer. }{ \insrsid13199686\charrsid3437508 The purchase price was paid by bank draft from the a}{\insrsid6454475\charrsid3437508 ccount of on}{\insrsid5450855\charrsid3437508 e Elizabeth Kabutiti. \par Counsel argued further that since payment for the suit }{\insrsid9511654\charrsid3437508 property }{\insrsid5450855\charrsid3437508 had been paid by Elizabeth Kabuti}{\insrsid9925485\charrsid3437508 ti}{\insrsid5450855\charrsid3437508 , she has acquired an equitable interest in the property. Registration of the property into the appellan}{\insrsid6376993\charrsid3437508 t\rquote }{\insrsid5450855\charrsid3437508 s name was merely a condition which had to be fulfilled in order to give legal title to the buyer. Counsel contended further that the first re spondent had not proved her claim that she contributed ten million shillings to the purchase of the property, in order to claim any interest in the suit property. \par He criticized the learned trial judge for holding that the transfer of the suit property to the second appellant was null and void for lack of consent of the }{\insrsid1859964\charrsid3437508 respondents}{\insrsid5450855\charrsid3437508 . He further argued }{\insrsid1859964\charrsid3437508 that}{\insrsid5450855\charrsid3437508 }{\insrsid97496\charrsid3437508 the learned judge was }{\insrsid5467987\charrsid3437508 wrong to h}{\insrsid97496\charrsid3437508 old that}{ \insrsid5450855\charrsid3437508 agreement be}{\insrsid9511654\charrsid3437508 tween the first appellant and on}{\insrsid5450855\charrsid3437508 e Elizabeth Kabutiti}{\insrsid9925485\charrsid3437508 was null a}{\insrsid8196222\charrsid3437508 nd void because of clause 13}{\insrsid9925485\charrsid3437508 }{\insrsid9511654\charrsid3437508 of }{\insrsid9925485\charrsid3437508 the ag reement between the first appellant and KCC which barred the transactions in the property by the first appellant with third parties.}{\insrsid5450855\charrsid3437508 \par }{\insrsid9925485\charrsid3437508 He submitted that the respondents were strangers to the contract between the first appellant and KCC. \par In support of these submissions, he relied on }{\insrsid6243197\charrsid3437508 the following authorities}{\insrsid15407506\charrsid3437508 :}{\insrsid9925485\charrsid3437508 }{\b\insrsid9925485\charrsid3437508 Ma}{\b\insrsid10303124\charrsid3437508 n}{ \b\insrsid9925485\charrsid3437508 zoor Vs Serwan Sing Baram Civil Appeal No.9 of 2001 S. C. \par }{\b\insrsid1391299\charrsid3437508 Dr. Kaijuka Mutabaazi Emmanuel Vs Fang Min Civil Appeal No.23 of 2007.}{\b\insrsid12202025\charrsid3437508 }{\insrsid1391299\charrsid3437508 He prayed court to allow the appeal on this ground. \par }{\insrsid12202025\charrsid3437508 \par }{\insrsid1391299\charrsid3437508 Counsel for the respondents supported the decision of the learned trial judge. }{\insrsid12202025\charrsid3437508 He conceded that the law applicable to the instant appeal was not the Land (Amendment) Act 2004}{ \insrsid2568981\charrsid3437508 because it was not in existence. \par He submitted that }{\insrsid10242665\charrsid3437508 the law applicable }{\insrsid2568981\charrsid3437508 was section 40 (1) of the Land Act 1998}{\insrsid3821265\charrsid3437508 , (i.e. section 39 (1) Cap 227 Laws of Uganda revised Ed. 2000)}{ \insrsid2568981\charrsid3437508 which too required written consent from }{\insrsid3539425\charrsid3437508 a }{\insrsid2568981\charrsid3437508 spouse and children of majority age before selling land on which one ordinarily resides. \par Counsel contended that all available evidence show that the first appellant ordinarily resided on the suit property with the respondents. However, he never sought the required written consent before the }{\insrsid12345241\charrsid3437508 transactions complained }{\insrsid12350379\charrsid3437508 of were entered into. }{\insrsid1391299\charrsid3437508 He contended that the first appellant paid the purchas e price to KCC and all receipts were made in his names. He argued that neither Elizabeth Kabutiti nor the second appellant was introduced to KCC. He supported the learned judge for relying on the case of }{\b\insrsid1391299\charrsid3437508 Patel Vs Regist}{\b\insrsid10817016\charrsid3437508 rar of Titles [1949] 16 EACA 46,}{\b\insrsid5921564\charrsid3437508 }{\insrsid5921564\charrsid3437508 where }{\insrsid11483820\charrsid3437508 the transaction}{\insrsid5921564\charrsid3437508 which required the }{\insrsid12350379\charrsid3437508 consent}{\insrsid5921564\charrsid3437508 of the administrator }{\insrsid10242665\charrsid3437508 but}{\insrsid5921564\charrsid3437508 was entered into without the prior consent was held to be void.} {\insrsid1391299\charrsid3437508 \par }{\insrsid5921564\charrsid3437508 In her judgment, the learned trial judge found that the suit property was family property }{\insrsid6633548\charrsid3437508 which was sold }{\insrsid5921564\charrsid3437508 without prior written consent of the respondent} {\insrsid6633548\charrsid3437508 s}{\insrsid5921564\charrsid3437508 .}{\insrsid10242665\charrsid3437508 She}{\insrsid14957568\charrsid3437508 based her decision on}{\insrsid6633548\charrsid3437508 the Land (Amendment) Act 2004 which was}{ \insrsid6836829\charrsid3437508 not in existence at the time the agreement was made. I appreciate the argument by counsel for the respondent that S.40 (1) of the Land Act 1998 required prior written consent of the spouse and children of majority age before the sale of land where one is ordinarily residing could be sold.}{\insrsid5921564\charrsid3437508 \par }{\insrsid6836829\charrsid3437508 Be that as it may}{\insrsid10242665\charrsid3437508 ,}{\insrsid6836829\charrsid3437508 the issue before court is whether from the evidence on }{\insrsid10242665\charrsid3437508 record, the suit }{ \insrsid11748591\charrsid3437508 property qualifies}{\insrsid6836829\charrsid3437508 as family property/land wh}{\insrsid10118933\charrsid3437508 ere one ordinarily resides with his spouse and children }{\insrsid15879331\charrsid3437508 of majority}{ \insrsid10118933\charrsid3437508 age}{\insrsid6836829\charrsid3437508 . \par }{\insrsid940313\charrsid3437508 The evidence on record shows that the first appellant was a tenant of KCC and paid rent. He was given the offer to buy the suit property because he was the sitting t enant. He could not pay for the property and searched around for a buyer, who would be able to pay him some difference. He found the buyer. The payment of the }{\insrsid1836931\charrsid3437508 purchase price was paid by b}{ \insrsid940313\charrsid3437508 ank }{\insrsid1836931\charrsid3437508 d}{\insrsid940313\charrsid3437508 raft}{\insrsid3539425\charrsid3437508 s}{\insrsid940313\charrsid3437508 from the account of Elizabeth Kabutiti. }{\insrsid4940962\charrsid3437508 She was the actu}{\insrsid12924824\charrsid3437508 al buyer of the suit property. }{\insrsid10169296\charrsid3437508 The suit property did not become family property, simply because it was registered in his names. }{\insrsid12924824\charrsid3437508 I appreci}{\insrsid4155615\charrsid3437508 ate the submission by appellant}{\insrsid12924824\charrsid3437508 s}{\insrsid4155615\charrsid3437508 \rquote }{\insrsid14957568\charrsid3437508 counsel that when on}{\insrsid12924824\charrsid3437508 e Kabutiti paid the purchase price she acquire}{\insrsid14764359\charrsid3437508 d}{\insrsid12924824\charrsid3437508 an equitable interest in the suit property. The first appellant had to transfer the property into his names before it could be transferred to the buyer.}{\insrsid6559997\charrsid3437508 The learned trial}{\insrsid4155615\charrsid3437508 judge}{ \insrsid6559997\charrsid3437508 \rquote s holding }{\insrsid10242665\charrsid3437508 that }{\insrsid6559997\charrsid3437508 section 59 of the Registration of Title }{\insrsid8606383\charrsid3437508 Act }{\insrsid6559997\charrsid3437508 that provides }{ \insrsid8606383\charrsid3437508 that }{\insrsid6559997\charrsid3437508 a certificate of title is conclusive proof of proprietorship unless obtained by fraud }{\insrsid3539425\charrsid3437508 is}{\insrsid6559997\charrsid3437508 applicable to the instant appeal was}{\insrsid8606383\charrsid3437508 ,}{\insrsid6559997\charrsid3437508 with due respect}{\insrsid8606383\charrsid3437508 ,}{\insrsid6559997\charrsid3437508 incorrect. In my view it would be dishonest to allow the respondents and }{\insrsid8606383\charrsid3437508 the first appellant}{\insrsid6559997\charrsid3437508 to retain ownership of the su it property after the first appellant had already accepted and received a consideration of Ug. Shs. 70,000,000/= to sell his offer, simply because the suit land was registered in his names.}{\insrsid8606383\charrsid3437508 }{ \insrsid6559997\charrsid3437508 Section 59 of the Registration of Titles Act was not intended by legislature to cover such situation like }{\insrsid15405079\charrsid3437508 the one }{\insrsid6559997\charrsid3437508 in the appeal before court. \par }{\insrsid12785813\charrsid3437508 \par }{\insrsid12924824\charrsid3437508 T}{\insrsid940313\charrsid3437508 he first respondent claims to have given to the first appellant ten million shillings to pay the initial deposit. However, there is no convincing evidence on record}{ \insrsid7760990\charrsid3437508 th}{\insrsid12404547\charrsid3437508 at she ever did so. Her asser}{\insrsid7760990\charrsid3437508 tion that she paid is denied by the first appellant. Besides}{\insrsid8606383\charrsid3437508 ,}{ \insrsid7760990\charrsid3437508 she did not produce any documentary evidence }{\insrsid8606383\charrsid3437508 to back up}{\insrsid15887275\charrsid3437508 her claim. In her evidence she stated}{\insrsid7760990\charrsid3437508 that she obtained the money from }{\insrsid15887275\charrsid3437508 the business }{\insrsid7760990\charrsid3437508 she was doing with }{\insrsid10685104\charrsid3437508 her brother. However, her son,}{\insrsid7760990\charrsid3437508 PW.4 testified that she borrowed the money from her friend.}{\insrsid8606383\charrsid3437508 }{\insrsid7760990\charrsid3437508 This evidence is not convincing. }{\insrsid15405079\charrsid3437508 }{\insrsid7760990\charrsid3437508 However, even if she had made any contribution, this would not make her a co-owner of the property because the first appellant had made an agreement selling the property to Elizabeth Kabutiti.}{\insrsid1660460\charrsid3437508 It was a contract that had to be specifically performed. He could }{\insrsid4155615\charrsid3437508 not }{\insrsid1660460\charrsid3437508 wriggle out of it.}{\insrsid16402784\charrsid3437508 \par }{\insrsid15405079\charrsid3437508 \par }{\insrsid13455655\charrsid3437508 The respondents are indeed strangers to the agreement between KCC and the first appellant. They are not supposed to plead that there was breach of that agreement by the first appellant. }{ \insrsid12785813\charrsid3437508 In any case a breach}{\insrsid13455655\charrsid3437508 of a covenant}{\insrsid2694681\charrsid3437508 of agreement between private parties is not an illegality that renders a contract null and void.}{ \insrsid13455655\charrsid3437508 }{\insrsid7760990\charrsid3437508 }{\insrsid940313\charrsid3437508 }{\insrsid3149518\charrsid3437508 It was held so by the Supreme Court in }{\b\insrsid3149518\charrsid3437508 Dr. Kaiju}{ \b\insrsid10303124\charrsid3437508 ka Muta}{\b\insrsid8606383\charrsid3437508 bazi Emmanuel Vs F}{\b\insrsid10303124\charrsid3437508 a}{\b\insrsid8606383\charrsid3437508 ng M}{\b\insrsid6507646\charrsid3437508 in}{\b\insrsid3149518\charrsid3437508 }{ \insrsid3149518\charrsid3437508 (supra)}{\insrsid940313\charrsid3437508 \par }{\insrsid3701242\charrsid3437508 \par With due respect}{\insrsid4155615\charrsid3437508 , the learned judge}{\insrsid3701242\charrsid3437508 was wrong to hold that the transfer of the suit property to the second respondent was null and void because of the breach of clause 13 of the agreement between the first appellant and KCC.}{\insrsid12785813\charrsid3437508 It should have been KCC to complaint and not the respondents.}{\insrsid3701242\charrsid3437508 \par }{\insrsid8606383\charrsid3437508 \par }{\insrsid12785813\charrsid3437508 Joyce Lynn Kabuti}{\insrsid15407785\charrsid3437508 ti as}{\insrsid12785813\charrsid3437508 administrator of the estate of her deceased sister Elizabeth Kabutiti had the power to transfer the suit property }{ \insrsid15407785\charrsid3437508 in the names of the second appe}{\insrsid12785813\charrsid3437508 l}{\insrsid15407785\charrsid3437508 lant}{\insrsid12785813\charrsid3437508 . \par }{\insrsid8606383\charrsid3437508 Ground }{\insrsid12785813\charrsid3437508 3 succeeds. \par }{\insrsid9007635\charrsid3437508 \par }{\insrsid12785813\charrsid3437508 This disposes of the whole appeal}{\insrsid14308230\charrsid3437508 .}{\insrsid12785813\charrsid3437508 \par }{\insrsid14308230\charrsid3437508 I will not consider ground 4 of the appeal and the reasons }{\insrsid15407785\charrsid3437508 for }{\insrsid14308230\charrsid3437508 affirming the }{\insrsid15407785\charrsid3437508 decision}{ \insrsid14308230\charrsid3437508 , \par \par I would }{\insrsid1333033\charrsid3437508 allow}{\insrsid14308230\charrsid3437508 the appeal with costs to the appellant}{\insrsid15407785\charrsid3437508 s}{\insrsid4155615\charrsid3437508 in this Court and below}{\insrsid14308230\charrsid3437508 .}{ \insrsid7621341\charrsid3437508 \par }{\insrsid5712603\charrsid3437508 \par }{\b\insrsid7621341\charrsid3437508 Dates at Kampala this\'85\'85}{\b\insrsid13986715\charrsid3437508 20}{\b\super\insrsid13986715\charrsid3437508 th}{\b\insrsid13986715\charrsid3437508 }{\b\insrsid7621341\charrsid3437508 \'85.day of\'85}{ \b\insrsid13986715\charrsid3437508 November}{\b\insrsid7621341\charrsid3437508 \'85..2009. \par }{\insrsid7621341\charrsid3437508 \par }{\b\insrsid7621341\charrsid3437508 C. N. B. Kitumba \par JUSTICE OF APPEAL \par }{\b\insrsid5139033\charrsid3437508 \par }{\b\insrsid4132299\charrsid3437508 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\shad\ul\insrsid4132299\charrsid3437508 JUDGMENT OF HON. L. E. M. MUKASA-KIKONYOGO, DCJ \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\b\insrsid4132299\charrsid3437508 \par }{\insrsid4132299\charrsid3437508 I read in draft the judgment prepared by}{\insrsid5388521\charrsid3437508 Hon. Justice Kitumba, JA and I agree with the reasons for the conclusion she recorded in her lead judgment.}{\insrsid4132299\charrsid3437508

\par }{\insrsid5388521\charrsid3437508 \par As Justice Twinomujuni, JA also concurs, the appeal is allowed with costs to the appellants in this Court and below. \par }{\insrsid3827684\charrsid3437508 \par Dates at Kampala this\'85\'85}{\b\insrsid3827684\charrsid3437508 20}{\b\super\insrsid3827684\charrsid3437508 th}{\insrsid3827684\charrsid3437508 \'85.day of\'85}{\b\insrsid3827684\charrsid3437508 November}{\insrsid5139033\charrsid3437508 \'85..2009}{ \insrsid3827684\charrsid3437508 \par \par }{\insrsid5388521\charrsid3437508 \par \par L. E. M. MUKASA KIKONYOGO \par DEPUTY CHIEF JUSTICE \par }{\insrsid3827684\charrsid3437508 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\shad\ul\insrsid3827684\charrsid3437508 JUDGMENT OF HON. JUSTICE TWINOMUJUNI, JA}{\shad\insrsid3827684\charrsid3437508 \par \par }{\insrsid3827684\charrsid3437508 I have had the benefit of reading the judgment, in draft, of Hon. Justice C. N. B. Kitumba, JA. I agree with the reasons and conclusions and I have nothing useful to add. \par }{\shad\insrsid3827684\charrsid3437508 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3437508 {\insrsid3827684\charrsid3437508 Dates at Kampala this\'85\'85}{\b\insrsid3827684\charrsid3437508 20}{\b\super\insrsid3827684\charrsid3437508 th }{\b\insrsid3827684\charrsid3437508 }{\insrsid3827684\charrsid3437508 \'85.day of\'85}{\b\insrsid3827684\charrsid3437508 November}{\insrsid3827684\charrsid3437508 \'85..2009 \par \par }{\insrsid5139033\charrsid3437508 \par }{\insrsid3827684\charrsid3437508 HON JUSTICE A. TWINOMUJUNI \par JUSTICE OF APPEAL \par \par }}