F.D.K. Zaabwe v Orient Bank Ltd & 5 Ors (Civil Suit No.715 of 1999) [2002] UGHC 40 (1 March 2002)

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}}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1 \widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid6192667 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 THE REPUBLIC OF UGANDA \line IN THE HIGH COURT OF UGANDA AT KAMPALA \line }{\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 CIVIL SUIT NO.715/99 }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \line F. D. K. ZAABWE}{ \lang1033\langfe2057\langnp1033\insrsid6192667 \'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 PLAINTIFF \line VERSUS \line ORIENT BANK LTD & 5 OTHERS }{\lang1033\langfe2057\langnp1033\insrsid6192667 \'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 DEFENDANT \line }{\lang1033\langfe2057\langnp1033\insrsid6192667 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid6192667 {\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 BEFORE: THE HON. MR. JUSTICE MUGAMBA \line }{ \ul\lang1033\langfe2057\langnp1033\insrsid6192667 \par }\pard \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid6192667 {\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 JUDGMENT. }{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \line }{\lang1033\langfe2057\langnp1033\insrsid6192667 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid6192667 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Mr. Frederick Jackson Katono Zaabwe, a Kampal a Advocate of long standing, brought this action against the following defendants: \line }{\lang1033\langfe2057\langnp1033\insrsid6192667 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \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\ls1\adjustright\rin0\lin720\itap0\ipgp1\pararsid6192667 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Orient Bank Ltd.; 2. Mars Trading Co. Ltd.; 3. Alan S. Shonubi; \line 4. Martin Nkutu; 5. Tito Twijukye; 6. Rwenzigye Byaruhanga. \line }{\lang1033\langfe2057\langnp1033\insrsid6192667 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid6192667 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 The plaintiff seeks the following reliefs a gainst the defendants jointly and severally. \line }{\lang1033\langfe2057\langnp1033\insrsid6192667 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \s15\ql \fi-720\li1080\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar \jclisttab\tx1080\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin1080\itap0\ipgp1\pararsid6192667 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 a declaration that the defendants committed fraud against the plaintiff. \line }{ \lang1033\langfe2057\langnp1033\insrsid6192667 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 a declaration that the 1st defendant\rquote s mortgage on KB 9 plot 534 is invalid, null and void on account of fraud/illegality. \line }{\lang1033\langfe2057\langnp1033\insrsid6192667 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \hich\af0\dbch\af0\loch\f0 (iii)\tab}}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 an order cancelling the registration of the 1st defendant \rquote s }{\lang1033\langfe2057\langnp1033\insrsid1510183 mortgage on KB9 plot 534. \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid1510183 \hich\af0\dbch\af0\loch\f0 (iv)\tab}A declaration that the defendants committed trespass on KB9 plot 543. \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid1510183 \hich\af0\dbch\af0\loch\f0 (v)\tab}General damages for trespass to land and inconvenience caused to the plaintiff and his family. \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid1510183 \hich\af0\dbch\af0\loch\f0 (vi)\tab}Exemplary/punitive and or aggravated damages for the defendants\rquote malicious, outrageous and illegal acts against the }{ \lang1033\langfe2057\langnp1033\insrsid7889429 plaintiff. \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid7889429 \hich\af0\dbch\af0\loch\f0 (vii)\tab}Mesne profits. \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid7889429 \hich\af0\dbch\af0\loch\f0 (viii)\tab}An injunction to restrain the defendants from trespassing onto and or interfering with the plaintiff\rquote s land. \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid1049598 {\lang1033\langfe2057\langnp1033\insrsid7889429 The undisputed facts leading to this action are that the plaintiff was the registered proprietor of mailo land at kagugube Hill, Makerere known as Kibuga Block 9 plot 543. During November 1996 the plaintiff found he owed money to the Uganda Law Council and sought to raise Shs. 1,000,000/=. In this respect he approached one of his clients, Livingstone Masambira ssewanyana. The latter agreed to be of assistance but requi red the plaintiff to execute a power of attorney in favour of Mars Trading Company, the second defendant. Ssewanyana was a shareholder and director in that company. On 7}{\lang1033\langfe2057\super\langnp1033\insrsid7889429\charrsid7889429 th}{ \lang1033\langfe2057\langnp1033\insrsid7889429 }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 November 1996 the plaintiff executed a power of attorney in respect of land comprised under Kibuga Block 9 plot 534. For good measure Sewanyana gave the plaintiff a personal cheque for Shs.l}{\lang1033\langfe2057\langnp1033\insrsid7889429\charrsid2520952 , 000,000}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 /= written in favour of the Law Cou}{\lang1033\langfe2057\langnp1033\insrsid7889429 ncil, presumably to tidy over the }{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 plaintiff\rquote s obligation tow}{\lang1033\langfe2057\langnp1033\insrsid7889429 ards the legal body. The cheque}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 was never honoured by the bank for want of sufficient funds on the account. \line }{\lang1033\langfe2057\langnp1033\insrsid7889429 \par }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 The second defendant secured not only the po wer of attorney but also the title deed from the plaintiff. The power of attorney was then registered with the Registry of Documents. Thereafter the second defendant mortgaged the plaintiff\rquote s property at Kibuga Block 9 plot 534 with the first defendant for an overdraft of Shs.15}{\lang1033\langfe2057\langnp1033\insrsid7889429\charrsid2520952 , 000,000}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 /=. A mortgage deed was duly drawn to this effect. When the second defendan}{\lang1033\langfe2057\langnp1033\insrsid7889429 t failed to pay back money owed}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 on the mortgage the first defendant sold Kibuga Block 9 plot 534 to one A}{\lang1033\langfe2057\langnp1033\insrsid7889429 l}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 wi Hassan for Shs.35,000,000/= on 11}{ \lang1033\langfe2057\super\langnp1033\insrsid4137751\charrsid6750791 th}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 December 1998. }{\lang1033\langfe2057\langnp1033\insrsid6750791\charrsid2520952 On}{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 19th May 1999 the plaintiff was evicted from his house on the property aforesaid by the 5th and 6th defendants. He and his family have consequently had to live away from his property. His legal office on the property also had to close. Hence this suit. \line }{\lang1033\langfe2057\langnp1033\insrsid6750791 \par }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 The second defendant entered no defence. As a result an interlocutory judgment}{\lang1033\langfe2057\langnp1033\insrsid6750791 was entered against it on 26}{ \lang1033\langfe2057\super\langnp1033\insrsid6750791\charrsid6750791 th}{\lang1033\langfe2057\langnp1033\insrsid6750791 }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 July 1999. It is also on record that following an application for discovery on 31}{\lang1033\langfe2057\super\langnp1033\insrsid4137751\charrsid6750791 st}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 August 1999 this Court ordered the defendants, excepting the second defendant, to make a discovery of certain items within 30}{\lang1033\langfe2057\langnp1033\insrsid6750791 days of the order. This was not complied with. On 1}{ \lang1033\langfe2057\super\langnp1033\insrsid6750791\charrsid6750791 st}{\lang1033\langfe2057\langnp1033\insrsid6750791 October 1999 th e plaintiff wrote to the Deputy Registrar stating that since the period prescribed by Court had gone by and the defendants had not complied with order 10 rule 21 of the Civil Procedure Rules their defence be struck out accordingly. Hon. Justice Ruga dya on 6}{\lang1033\langfe2057\super\langnp1033\insrsid6750791\charrsid6750791 th}{\lang1033\langfe2057\langnp1033\insrsid6750791 }{\lang1033\langfe2057\langnp1033\insrsid6750791\charrsid2520952 October}{\lang1033\langfe2057\langnp1033\insrsid6750791 1999 directed the Deputy Registrar that the plaintiff should make an application if he so desired. That remained the position until July 2000 when the hearing started and there was no mention of an application in that direction up until submissions on behalf of the plaintiff. While I note that the rule is not mandatory, I observe also that no application was made for an order to that effect}{\lang1033\langfe2057\langnp1033\insrsid16275868 and that the case was allowed to proceed normally. As it is plaintiff\rquote s argument is not persuasive. Plaintiff has also referred to order 6 rules 7 and 9 and order 8 rule 3 of the Civil Procedure Rules. Respectfully I find nothing amiss with the defence as it is. See }{\ul\lang1033\langfe2057\langnp1033\insrsid222730 Joshi v Uganda Singer Factory Ltd}{\lang1033\langfe2057\langnp1033\insrsid988750 [1968] EA 570, }{\ul\lang1033\langfe2057\langnp1033\insrsid5781227 Shah v Patel }{\lang1033\langfe2057\langnp1033\insrsid12874871 [1967] EA}{\lang1033\langfe2057\langnp1033\insrsid5705435 397. \par At the outset to the hearing the following issues were agreed: \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid5336214 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \s15\ql \fi-720\li1260\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar \jclisttab\tx1260\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1260\itap0\ipgp1\pararsid5705435 {\lang1033\langfe2057\langnp1033\insrsid5336214 Whether the first defendant\rquote s mortgage is valid?}{ \ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid5336214 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid5336214 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}{\lang1033\langfe2057\langnp1033\insrsid5336214 Whether the defendants collectively committed fraud against the plaintiff?}{ \ul\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid5336214 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid5336214 \hich\af0\dbch\af0\loch\f0 (iii)\tab}}\pard \s15\ql \fi-720\li1260\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar \jclisttab\tx1260\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1260\itap0\ipgp1\pararsid1049598 {\lang1033\langfe2057\langnp1033\insrsid5336214 Whether the defendants committed trespass on the plaintiff\rquote s property?}{ \ul\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid5336214 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid5336214\charrsid2520952 \hich\af0\dbch\af0\loch\f0 (iv)\tab}}{\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid2520952 Whether}{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 the plaintiff suffered loss and injury as a resu}{\lang1033\langfe2057\langnp1033\insrsid5336214 lt of the defendants\rquote acts? }{ \ul\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid5336214 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid5336214\charrsid2520952 \hich\af0\dbch\af0\loch\f0 (v)\tab}}{\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid2520952 Whether}{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 the defendants a}{\lang1033\langfe2057\langnp1033\insrsid5336214 re liable to the plaintiff? }{\ul\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid5336214 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid5336214\charrsid2520952 \hich\af0\dbch\af0\loch\f0 (vi)\tab}}{\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid2520952 Whether}{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 the plaintiff is entitled t}{\lang1033\langfe2057\langnp1033\insrsid5336214 o the reliefs he prays for? }{\ul\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid5336214 \par {\listtext\pard\plain\s15 \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \hich\af0\dbch\af0\loch\f0 (vii)\tab}}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Quantum of damages. \line }{ \ul\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid5336214 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid5336214 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Concerning the first issue, it is contended by the plaintiff that the mortgage is not valid. As I have stated above, the mortgage was a consequence of the power of attorney. }{\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Black\rquote s Law }{\ul\lang1033\langfe2057\langnp1033\insrsid5336214\charrsid2520952 Dictionary}{\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 , }{\lang1033\langfe2057\langnp1033\insrsid5336214 6}{ \lang1033\langfe2057\super\langnp1033\insrsid5336214\charrsid5336214 th}{\lang1033\langfe2057\langnp1033\insrsid5336214 }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 edition describes a power of attorney as an instrument in writing whereby one person, as principal, appoints another as his agent and confers authority to perform certain specified acts or kinds of acts on behalf of the principal. Indeed in the power of attorney relevant to this case the plaintiff appointed the second defendant (M/s Mars Trading Company Ltd) in the following terms inter alia: \line }{\lang1033\langfe2057\langnp1033\insrsid5336214 \par }\pard \s15\ql \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\ipgp1\pararsid5336214 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \lquote ... my attorneys and in fact and in law and in my name and on my behalf to do and execute the following acts and things that is to say:}{\lang1033\langfe2057\langnp1033\insrsid5336214 -}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 }{ \lang1033\langfe2057\langnp1033\insrsid5336214 \par }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 1}{\lang1033\langfe2057\langnp1033\insrsid5336214 . }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 To use, mortgage or give in as security for a loan or loans my land and house situated at Kagugube Hill, }{\lang1033\langfe2057\langnp1033\insrsid5336214 Makerere and comprised in KIBUGA Block 9 Plot 534.}{\lang1033\langfe2057\langnp1033\insrsid4137751

\par }{\lang1033\langfe2057\langnp1033\insrsid5336214 \'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\'85\'85\'85.. \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid5336214 {\lang1033\langfe2057\langnp1033\insrsid5336214 The terms of the power are plain. The plaintiff himself drafted the power or had his firm draw it. He signed the power. As a lawyer he must have known what the power was about. To his credit he ensured the power was attested by a lawyer. Paul Byaruruhanga Esq. did. The power was duly registered with the Registry of documents. It is worthy of note that no one questions the existence and legitimacy of the power. I too so find. It was prepared and ready for effect. \par After the second defendant had acquired the power of attorney and the title deed he was soon on his way to secure a mortgage. Perhaps before I go over objections by the plaintiff to the mortgage I do well at this stage to quote from the case of }{ \ul\lang1033\langfe2057\langnp1033\insrsid12802162 Chappell and Company vs. Nestle Company Ltd}{\lang1033\langfe2057\langnp1033\insrsid11086502 }{\lang1033\langfe2057\langnp1033\insrsid16676919 [1969] AC 87: }{ \lang1033\langfe2057\langnp1033\insrsid5336214 \par }\pard \s15\ql \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\ipgp1\pararsid16676919 {\lang1033\langfe2057\langnp1033\insrsid16676919 \lquote A pepper corn does not cease to be good consideration if it is established that the promisee did not like pepper and will throw away the corn.\rquote \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid1049598 {\lang1033\langfe2057\langnp1033\insrsid16676919 In my view the power of attorney was a carte blanche. N evertheless the plaintiff questions various aspects of the mortgage deed. The plaintiff submits that the loan of Shs. 15,000,000/= was in existence long before the mortgage. DW2 Dick Omara, credit manager with the first defendant testified to th e effect that the loan was }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 a consequence of the mortgage, not the other way round. As a supplement to that }{\lang1033\langfe2057\langnp1033\insrsid16676919\charrsid2520952 evidence}{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Exhibit D7, the statement of account, showed how the second defendant operated its account with the first defendant. Especially manifest are six withdrawals between 25th November 1996 and 9}{ \lang1033\langfe2057\super\langnp1033\insrsid4137751\charrsid16676919 th}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 December 1996 amounting in all to Shs.14,945,000/=. The cheque leaves used are, f or the six occasions, 3302, 3303, 3304, 3305, 3306 and 3307. It is noteworthy that a different cheque book was used before and after the six occasions mentioned. I have no doubt in my mind therefore that the second defendant incurred the loan in consequen ce of the mortgage deed. \line }{\lang1033\langfe2057\langnp1033\insrsid16676919 \par }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 The plaintiff further contends that because no mention was made of the power of attorney in the mortgage deed it never formed part of the mortgage deed and as such the security could not be sustained. In his testimony DW2 stated thus: \line }{ \lang1033\langfe2057\langnp1033\insrsid16676919 \par }\pard \s15\ql \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\ipgp1\pararsid16676919 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \lquote As a matter of policy where we take security over 3rd party property we require the donor of the power of attorney to sign a declaration form to the effect that the property is free from any other }{ \lang1033\langfe2057\langnp1033\insrsid16676919\charrsid2520952 encumbrance}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 . We also take particulars of the donor su ch as identity card, tax ticket or driving permit. We did that in regard to the plaintiff. Mr. Zaabwe signed the declaration\rquote }{\lang1033\langfe2057\langnp1033\insrsid4137751 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid16676919 {\lang1033\langfe2057\langnp1033\insrsid16676919 That declaration is exhibit D2. Exhibit D5 is the sanction letter dated 21}{\lang1033\langfe2057\super\langnp1033\insrsid16676919\charrsid16676919 st}{\lang1033\langfe2057\langnp1033\insrsid16676919 November 1996. It includes terms and conditions for the credit facility. Terms relating to security and interest are amongst others. The second defendant agreed to the terms proposed by the first defendant. I am satisfied that when the mortgage deed was drawn and the security was obvious and that it was not affected by non-mention of the power of attorney. In any case no one was prejudiced as a result. This factor in no way effects the validity of th e deed which came to be registered. \par The plaintiff contends that the resolution of the second defendant was false and/or a forgery. He gives no valid basis for this. Suffice it to say that the resolution was acceptable to the first defendant and to the Registry where the mortgage got registered. What is more the second defendant nowhere indicates that the resolution was not properly reached. The plaintiff has contested that the second defendant\rquote s resolutions elsewhere but his witness, PW1, a State Attorney at the Registrar General\rquote s Department testified that nothing was amiss with resolutions registered in the Department by the second defendant. \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid1049598 {\lang1033\langfe2057\langnp1033\insrsid16676919 Another issue the plaintiff finds with the mortgage is that B. M. Satyanarayan should not have attested for the first and second defendants as this was contrary to provisions of S.155 of the Registration of Titles Act. DW1 told court that he knew Satyanarayan to be manager of the first defendant, a bank. S. 155 of the}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Registration of Titles Act includes a bank manager among the select few permitted to act as witnesses under the Act. Consequently I see no genuine basis in the plaintiff\rquote s misgivings. I also do not see much validity in the circumstances by the plaintiff that company seals for the firm and second defendants were not used. Use of the company seals is, under the Act, subsidiary and not primary. The plaintiff would do well to read S.141 of the Registration of Titles Act. Non-use of the seals was not out of order as the seal will be used in place of signatures. \line }{\lang1033\langfe2057\langnp1033\insrsid16676919 \par }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Further concern by the plaintiff arises out of the fact that the suit property was variously described as Kyadondo Block 9 plot 534, Kagugube, Makerere or Kibuga Block 9 plot 534, Kagugube, Makerere. DW1 told Court that so far as he knew the two were descriptions of the same property. In all his effort the plaintiff did not show \line \bullet that the two referred to two different entities. I note that the power of attorney referred to Kibuga Block 9 plot 534. The title deed referred to the same and so did several other documents. The mortgage deed however referred to Kyadondo Block 9 pl ot 534. In the end it was the plaintiff\rquote s property that was made incidental to the mortgage. I am at sea to appreciate the plaintiff\rquote s concern here because the property that was subject of the mortgage eventually was what had been intended. I discern no merit in this contention. If there is to be one to complain it would perhaps be the person to whom the property was ultimately sold. } {\lang1033\langfe2057\langnp1033\insrsid7627434 \par The manner in which the second defendant secured a power of attorney from the plaintiff could be subject of tongue wagging. We have only the plaintiff\rquote s word. I discern no fraud in the goings on as the plaintiff was looking for money and Sewanyana promised to bring him money. Is it not possible that Sewanyana\rquote s activities were attended by failure rather than fraud? Unfortunately he was not available to testify. \par At any rate, I find as a fact that the mortgage is valid and that arguments by the plaintiff do not vitiate its registration. See S. 51 of the Registration of Titles Act for effect. \par The second issue is whether the defendants collectively committed fraud against the plaintiff. As I have noted earlier the second plaintiff was unfortunately not available to explain its role and antecedents to getting the power of attorney. But the }{ \ul\lang1033\langfe2057\langnp1033\insrsid7627434 Cambridge International Dictionary of English}{\lang1033\langfe2057\langnp1033\insrsid595813 describes \lquote collective\rquote as of or shared by every member of a group or people. In effect the question is whether all the defendants together committed fraud against the plaintiff. I find no evidence supporting that proposition and I would answer the second issue in the negative. \par I should move next to the sixth issue. Whether }{\lang1033\langfe2057\langnp1033\insrsid5313322 the plaintiff is entitled to the reliefs he prays for. After the second defendant failed to meet its obligations under the mortgage the first defendant sold the security to Alwi Hassan. Evidence of the sale is }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 exhibit D8. Clause 4 of the Mortgage Deed allowed for sale pursuant to sections 8 and 9 of the Mortgage Decree 1974 and t he necessary steps preparatory to sale were effected by the first defendant. Hassan Alwi did buy the property after all. There is no evidence that he was aware of the registered interest of the plaintiff, if any, or of any fraud if any for he would have, upon being on notice, been expected to investigate. There is no evidence that for fear of having the truth he declined such investigation. Being a bona fide purchaser for value without notice his interest cannot be impeached. See }{ \ul\lang1033\langfe2057\langnp1033\insrsid8520752 David Sejj}{\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 aka Nalima }{\ul\lang1033\langfe2057\langnp1033\insrsid8520752\charrsid2520952 vs.}{ \ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Rebecca Musoke }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 SCCA No.12 of 1985 (unreported) and }{\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Hotel International Ltd }{\ul\lang1033\langfe2057\langnp1033\insrsid8520752\charrsid2520952 vs.}{\ul\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 The Administrator of the Estate of Late Robert Kavuma }{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 SCCA No.37 of 1995 (unreported}{\lang1033\langfe2057\langnp1033\insrsid8520752\charrsid2520952 ). }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 The law considers the purchase by Alwi Hassan to have been perfect and his title to be unimpe achable, even in relation to the plaintiff, and as such the plaintiff would get no relief concerning the property in issue. See S.189 of the Registration of Titles Act. \line }{\lang1033\langfe2057\langnp1033\insrsid8520752 \par }{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 With regard to the third and fourth issues, I have decided that the purchase agreement betwee}{\lang1033\langfe2057\langnp1033\insrsid8520752 n the first defendant and Hassan}{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 Alwi was perfect. It was on 11th December 1998. Eviction of the plaintiff was on 19}{\lang1033\langfe2057\super\langnp1033\insrsid4137751\charrsid8520752 th}{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 May 1999 after property had passed to Alwi Hassan. Trespass is unlawful interference with one\rquote s person, property or rights. The pr operty at the time of eviction of the plaintiff belonged to Alwi Hassan so there cannot be said }{\lang1033\langfe2057\langnp1033\insrsid8520752\charrsid2520952 to}{\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 have been trespass to property or to rights of the plaintiff. Thankfully }{\lang1033\langfe2057\langnp1033\insrsid8520752 there as no trespass to the person on that occasion. The fourth issue is whether the plaintiff suffered loss and injury as a result of the defendants\rquote acts. While the plaintiff did possibly suffer loss and probably injury to his feelings I do not find that this}{ \lang1033\langfe2057\langnp1033\insrsid14374531 resulted from the acts of the defendants given sordid background to these events because the plaintiff had himself to blame for the casual manner in which he allowed himself to be drawn into the trap that ultimately caught him. \par With regard to issue five I find that the defendants are not liable to the plaintiff because their transactions were not unlawful as for issue seven quantum of damages is not applicable in the circumstances of this plaintiff. \par In the result, I dismiss this suit with costs. \par }\pard \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid14374531 {\lang1033\langfe2057\langnp1033\insrsid9050302 P. Mugamba }{\b\lang1033\langfe2057\langnp1033\insrsid9050302 Judge \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid9050302 {\lang1033\langfe2057\langnp1033\insrsid9841321 1}{ \lang1033\langfe2057\super\langnp1033\insrsid9841321\charrsid9841321 st}{\lang1033\langfe2057\langnp1033\insrsid9841321 March 2002.}{\lang1033\langfe2057\langnp1033\insrsid9050302\charrsid9050302 \par }\pard \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid14374531 {\lang1033\langfe2057\langnp1033\insrsid9841321 \line }{ \lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \par }\pard\plain \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid1049598 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\lang1033\langfe2057\langnp1033\insrsid4137751\charrsid2520952 \par }}