Hassan Ojuku v Okwera Alfred (Civil App. No.21 Of 2003) (Civil App. No.21 of 2003) [2008] UGHC 99 (5 September 2008)

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\widowctrl\ftnbj\aenddoc\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\formshade\horzdoc\dgmargin\dghspace180\dgvspace180\dghorigin1800\dgvorigin1440\dghshow1\dgvshow1 \jexpand\viewkind1\viewscale100\pgbrdrhead\pgbrdrfoot\splytwnine\ftnlytwnine\htmautsp\nolnhtadjtbl\useltbaln\alntblind\lytcalctblwd\lyttblrtgr\lnbrkrule\nobrkwrptbl\snaptogridincell\allowfieldendsel\wrppunct \asianbrkrule\rsidroot358866\newtblstyruls\nogrowautofit \fet0{\*\ftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14054915 \chftnsep \par }}{\*\ftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14054915 \chftnsepc \par }}{\*\aftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid14054915 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.}}{\*\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\pararsid16280154 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid358866\charrsid5439660 THE REPUBLIC OF UGANDA \par IN THE HIGH COURT OF UGANDA \par HOLDEN AT GULU \par HCT \endash 02 \endash CV \endash CA \endash 0021 - 2003 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13911906 {\b\insrsid358866\charrsid5439660 (Arising from Original Civil Suit No. Gul\endash 00\endash }{\b\insrsid13911906\charrsid5439660 CV}{ \b\insrsid358866\charrsid5439660 \endash }{\b\insrsid13911906\charrsid5439660 CS}{\b\insrsid358866\charrsid5439660 \endash 82- 2003) \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\b\insrsid358866\charrsid5439660 \par HASSAN OJUKU>}{\b\insrsid5257502\charrsid5439660 >>>>>>>>>}{\b\insrsid13911906\charrsid5439660 >>>>>>}{\b\insrsid358866\charrsid5439660 >>>>>> APPELLANT \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\b\insrsid358866\charrsid5439660 =VERSUS= \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\b\insrsid5257502\charrsid5439660 O}{\b\insrsid358866\charrsid5439660 KWERA ALFRED>>>>>>>>}{\b\insrsid5257502\charrsid5439660 >}{ \b\insrsid358866\charrsid5439660 >}{\b\insrsid13911906\charrsid5439660 >>>>>>}{\b\insrsid358866\charrsid5439660 >>>RESPONDENT \par \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\b\ul\insrsid358866\charrsid5439660 BEFORE: HON. JUSTICE REMMY KASULE \par \par JUDGMENT \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\insrsid15348562\charrsid5439660 \par }{\insrsid358866\charrsid5439660 \tab There are two grounds to this appeal}{\insrsid344083\charrsid5439660 :}{\insrsid358866\charrsid5439660 \par }{\insrsid344083\charrsid5439660 \'93 1}{\b\insrsid344083\charrsid5439660 . }{\b\insrsid5257502\charrsid5439660 That the trial magistrate erred in law and facts }{\b\insrsid9793571\charrsid5439660 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9793571 {\b\insrsid9793571\charrsid5439660 }{\b\insrsid5257502\charrsid5439660 in holding that the respondent was a bonafide }{ \b\insrsid9793571\charrsid5439660 \par }\pard \ql \li1440\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid9793571 {\b\insrsid5257502\charrsid5439660 purchaser wher}{\b\insrsid16717411\charrsid5439660 e}{\b\insrsid5257502\charrsid5439660 as at the time the appellant instituted civil suit No. 82/2002, the respondent was aware of the same and as such cannot be a bonafide purchaser. \par {\listtext\pard\plain\b\insrsid344083\charrsid5439660 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \ql \fi-360\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid344083 { \b\insrsid344083\charrsid5439660 }{\b\insrsid16717411\charrsid5439660 The trial magistrate }{\b\insrsid13911906\charrsid5439660 erred}{\b\insrsid16717411\charrsid5439660 in}{\b\insrsid13911906\charrsid5439660 }{\b\insrsid16717411\charrsid5439660 law and facts when }{\b\insrsid344083\charrsid5439660 \par }\pard \ql \li1440\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid344083 {\b\insrsid16717411\charrsid5439660 he failed to evaluate the evidence thereby arriving at a wrong conclusion therefore depr iving the appellant justi}{\b\insrsid13911906\charrsid5439660 c}{\b\insrsid16717411\charrsid5439660 e he needs.}{\b\insrsid344083\charrsid5439660 \'94}{\b\insrsid5257502\charrsid5439660 \par }\pard \ql \fi720\li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\insrsid16717411\charrsid5439660 The appellant, plaintiff in the court below sued the respondent (defendant in court below) in Chief Magistrate\rquote s Court, Gulu, Civil Suit No. 82/2002 claiming quiet possession, and an eviction order of the respondent f rom part of a plot of land known as }{\b\insrsid16717411\charrsid5439660 \'93plot 124\'94}{\insrsid16717411\charrsid5439660 in Pece Division, Gulu Municipality. \par Appellant testified that he acquired by purchase the suit plot in 1975 from one Opiyo Ssalongo Odera. He occupied the plot. \par \tab In 1979, due to the civil war in the country, appellant fled into exile, from where he returned in 1994. \par \tab On return he found one Okema Charles had occupied the whole plot 124 Pece, sold part of it to various people who included the respondent. \par \tab Appellant successfully sued Charles Okema in a court of law in Gulu Grade II Court, Civil Suit No. MG. 82/94: Hassan Ojuku vs Okema Charles & Jokodino Okumu, and he was evicted from the suit land. \par \tab The respondent who had not been sued together with Charles Okema, }{\insrsid8661556\charrsid5439660 refused to vacate contending}{\insrsid344083\charrsid5439660 he bought the land bonafide and for}{\insrsid8661556\charrsid5439660 value without any notice of the fraud }{\insrsid344083\charrsid5439660 a}{\insrsid8661556\charrsid5439660 nd/or}{\insrsid16280154\charrsid5439660 the adverse interest of the appellant. \par \tab The learned Chief Magistrate, Gulu, held in his judgment that}{\insrsid344083\charrsid5439660 ,}{\insrsid16280154\charrsid5439660 though appellant had been the owner of the suit land, having acquired the same in 197 5, the respondent was a bonafide purchaser for value and his right as a bonafide occupant was passed to him by }{\insrsid12846532\charrsid5439660 Charles}{\insrsid16280154\charrsid5439660 Okema}{\insrsid344083\charrsid5439660 . That the said Charles Okema}{\insrsid16280154\charrsid5439660 qualified as a bonafide occupant of the suit land having used the land }{\insrsid344083\charrsid5439660 uninterrupted from 1979 to 1993 when he sold part of it }{ \insrsid16280154\charrsid5439660 to the respondent. The trial court thus dismissed the appellant\rquote s suit with costs. The appellant appealed to this court. }{\insrsid344083\charrsid5439660 The}{\insrsid16280154\charrsid5439660 appeal is the subject of this judgment. }{\insrsid16717411\charrsid5439660 \tab }{\insrsid4404480\charrsid5439660 \par \tab For the appellant, it has been submitted in respect of the first ground of appeal, that the respondent could not have been a bonafide purchaser for value since from 1994 the respondent was aware that the appellant was the owner of the suit land. Okema Charles never had legitimate ownership of the suit land and t herefore could not pass any lawful }{\insrsid13911906\charrsid5439660 title}{\insrsid4404480\charrsid5439660 to the respondent. From 1993 to 2002, respondent did not live on the land and therefore he could not have been }{ \insrsid10316812\charrsid5439660 a }{\insrsid12846532\charrsid5439660 lawful}{\insrsid4404480\charrsid5439660 purchaser for value. \par \tab Counsel for respondent }{\insrsid12846532\charrsid5439660 maintained}{\insrsid4404480\charrsid5439660 in his submission }{\insrsid10316812\charrsid5439660 as }{\insrsid4404480\charrsid5439660 regards the first ground that the learned Chief Magistrate made the right decision and could not be faulted in any way. \par \tab As a first appellate court, it is the duty of this }{\insrsid12846532\charrsid5439660 court}{\insrsid4404480\charrsid5439660 to reconsider and evaluate the evidence adduced }{\insrsid12846532\charrsid5439660 before}{\insrsid4404480\charrsid5439660 the trial court, draw its own inferences and conclusions, and decide whether the trial court was justified to hold as it did, all along, bearing in mind that, }{\insrsid12846532\charrsid5439660 unlike}{\insrsid1838766\charrsid5439660 the trial court, this court has not had the opportunity of observing the demeanour of the witnesses: }{\b\insrsid1838766\charrsid5439660 See Pandya V Republic (1957) East Africa 336}{\insrsid1838766\charrsid5439660 : }{\insrsid16717411\charrsid5439660 \tab \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\insrsid11219512\charrsid5439660 \tab \tab This court will }{\insrsid13911906\charrsid5439660 thus re}{\insrsid11219512\charrsid5439660 -evaluate and reconsider the evidence adduced on the point.}{\insrsid358866\charrsid5439660 \par }{\insrsid11219512\charrsid5439660 \tab \tab The appellant admitted that when he was leaving Uganda to go into exile in 1979 due to the }{\insrsid10316812\charrsid5439660 civil }{\insrsid11219512\charrsid5439660 war, he did not leave any one behind stayin }{\insrsid13911906\charrsid5439660 g}{\insrsid11219512\charrsid5439660 and looki ng after the actual physical suit land. He however went to Gulu Town Council and reported that he was leaving and he sought to be advised as to who would keep his land. The council assured him that everything would be alright. \par \tab \tab This court therefore concludes from the above evidence that Gulu Municipal Council knew of the fact that the appellant had left his land and that the same needed to be looked }{\insrsid13128088\charrsid5439660 after}{ \insrsid11219512\charrsid5439660 . \par \tab \tab The respondent\rquote s evidence at trial was to the effect that he looked for land to occupy by way of residence in Gulu Municipality. He went to Gulu Town Council in 1993. }{\insrsid13128088\charrsid5439660 The}{ \insrsid11219512\charrsid5439660 land that was identified for him }{\insrsid10316812\charrsid5439660 by the council as available }{\insrsid11219512\charrsid5439660 is the one that, one Charles Okema, claimed to be his and actually occupied. }{ \insrsid10316812\charrsid5439660 It was empty land that Charles Okema claimed to own. }{\insrsid11219512\charrsid5439660 Respondent paid of}{\insrsid10316812\charrsid5439660 f}{\insrsid11219512\charrsid5439660 CharlesOkema,}{ \insrsid10316812\charrsid5439660 as a sitting tenant on the land, }{\insrsid11219512\charrsid5439660 and proceeded to pay ground rent to the council and later apply for }{\insrsid13128088\charrsid5439660 a lease}{\insrsid11219512\charrsid5439660 . This was in 1994}{\insrsid16467885\charrsid5439660 . }{\insrsid13335776\charrsid5439660 The}{\insrsid16467885\charrsid5439660 council gave him a lease offer and approved}{\insrsid3098217\charrsid5439660 a site plan for him. At this ma terial time the appellant or his representatives were not there and there was no structure(s) on the part of the land the respondent was acquiring}{\insrsid10316812\charrsid5439660 whether put up by Okema or any other person}{ \insrsid3098217\charrsid5439660 . It is only in 1995, when the appellant went to him}{\insrsid13335776\charrsid5439660 and demanded that he vacates the suit land. \par \tab \tab On the basis of the above evidence adduced on the point, this court finds that it is the Gulu Municipal Council that availed the land to the respondent. The respondent just paid off Charles Okema as a sitting tenant who was on the land }{ \insrsid10316812\charrsid5439660 with no developments thereon, }{\insrsid13335776\charrsid5439660 that the respondent was taking steps to lease. \par \tab \tab At the same time, it is the same Gulu Municipal Council, then Gulu Town Council in 1979, that the appellant had reported to and requested that he was going into e xile, but that he was leaving his land behind and that the same had to be taken care of. \par \tab \tab No }{\insrsid5733327\charrsid5439660 evidence was}{\insrsid13335776\charrsid5439660 adduced, and indeed the matter was}{\insrsid10316812\charrsid5439660 not canvassed at all, whether}{\insrsid13335776\charrsid5439660 the Gulu Municipal Council ever brought it to the notice of the respondent that the appellant was the unregistered owner of t}{\insrsid10316812\charrsid5439660 he land that was being acquired by respondent. The evidence that was adduced is that it is the very Gulu Municipal Co}{\insrsid2044234\charrsid5439660 uncil that gave the land to the respondent to occupy on condition of first having paid off the si tting tenant, thereon, one Charles Okema.}{\insrsid13335776\charrsid5439660 \par }{\insrsid8128873\charrsid5439660 \tab \tab The appellant never adduced evidence, and gave no explanation for the failure, of why there was no one at all material time at the actual suit land to warn off, people like the respondent, that this was land of t he appellant and no one should purport to acquire the same}{\insrsid5733327\charrsid5439660 .}{\insrsid8128873\charrsid5439660 \par }{\insrsid5733327\charrsid5439660 \tab \tab Fraud or notice of adverse interest does not affect the one whose title to the land is being impeached unless knowledge of it is brought home to that person or the agents of that person:}{ \insrsid11948790\charrsid5439660 }{\insrsid5733327\charrsid5439660 s}{\insrsid11948790\charrsid5439660 e}{\insrsid5733327\charrsid5439660 e }{\b\insrsid5733327\charrsid5439660 SEJJAKA NALIMA V. REBECA MUSOKE C. A. NO. 12 of 1985 (1992) V KALR 132 \par }{\insrsid5733327\charrsid5439660 \tab \tab and \par }{\b\insrsid2044234\charrsid5439660 KAMPALA BOTTLERS LIMITED V D}{\b\insrsid5733327\charrsid5439660 AMANICO (U) LTD (1990 \endash 1994) EA 141 \par }{\insrsid5733327\charrsid5439660 \tab \tab The respondent has put up a plea of a bonafide purchaser as regards his dealings with Charles Okema regarding the suit land. \par }{\insrsid11948790\charrsid5439660 \tab \tab The burden of establishing the p}{\insrsid2044234\charrsid5439660 l}{\insrsid11948790\charrsid5439660 ea of a bonafide purchaser lies on the person who sets it up. It is a single plea and is not sufficiently made out by proving purchase for value and leaving it to the plaintiff to prove notice if he/she can: see Odoki J. A., as he then was : }{ \insrsid2044234\charrsid5439660 in }{\b\insrsid11948790\charrsid5439660 SEJJAKA NALIMA V REBECCA MUSOKE}{\insrsid11948790\charrsid5439660 (supra). \par }{\insrsid12808721\charrsid5439660 \tab \tab Respondent proved that in 1993, 1994, no one brought it to his knowledge that the appellant was the owner of the suit land: certainly not the Gulu Municipal Council, who knew of i t, if the appellant is to be believed, and there was no one physically on this piece of land to notify the respondent of the interest}{\insrsid2044234\charrsid5439660 s}{\insrsid12808721\charrsid5439660 of the appellant in this land. \par }{\insrsid11948790\charrsid5439660 \tab \tab }{\insrsid7499256\charrsid5439660 The respondent therefore discharged the burden of proving the plea of a bonafide purchaser and he is protected by the same.}{\insrsid11948790\charrsid5439660 \par }{\insrsid7499256\charrsid5439660 \tab \tab The learned Chief Magistrate based his decision, to reach the same conclusion, as this court has reached, basing himself on the fact that Charles Okema had become a bonafide occupant of the suit land having used the land from 1979 to 1993 }{ \insrsid13911906\charrsid5439660 uninterrupted}{\insrsid7499256\charrsid5439660 , and therefore by reason thereof, he passed good title to the respondent. With respect, it is doubtful, whether there was sufficient evidence before the learned Chief Magistrate on the issue of a bonafide occupant as far as the matter related to Charles Okema}{\insrsid2167761\charrsid5439660 .}{\insrsid75413\charrsid5439660 The approach of the learned Chief }{\insrsid13911906\charrsid5439660 Magistrate}{\insrsid75413\charrsid5439660 also overlooks the evidence of the respondent, which was unchallenged, that he sought land from Gulu Municipal Council, who then identified to him the suit land, upon which Charles Okema claimed to be owner and actual physical occupier. The responden}{ \insrsid2044234\charrsid5439660 t thus proceeded to pay him off as sitting tenant.}{\insrsid7499256\charrsid5439660 \par }{\insrsid13911906\charrsid5439660 \tab \tab However, since the ultimate conclusion, of the learned trial Chief Magistrate is the same as the one of this court, the first ground of appeal therefore fails. \par \tab \tab As to the second ground of appeal, all the matters, complained of }{\insrsid2044234\charrsid5439660 in that ground }{\insrsid13911906\charrsid5439660 have been dealt with while dealing with the first ground of appeal. The trial Chief Magistrate thoroughly evaluated the evidence adduced before him; and except, subject to the observations of this Court that have already been stated}{ \insrsid2044234\charrsid5439660 above}{\insrsid13911906\charrsid5439660 , he reached the right conclusions. The second ground of appeal also fails. \par \tab \tab Since both grounds of appeal have failed, the appeal stands dismissed. \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2044234 {\insrsid13911906\charrsid5439660 \tab The respondent is awarded the costs of the dismissed appeal and those in the court below. \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid16280154 {\insrsid13911906\charrsid5439660 \par ............................ \par Remmy Kasule \par Judge \par 05}{\super\insrsid13911906\charrsid5439660 th}{\insrsid13911906\charrsid5439660 September, 2008. \par }{\insrsid75413\charrsid5439660 \tab \tab \par }{\insrsid5733327\charrsid5439660 \tab \tab \par }{\insrsid13335776\charrsid5439660 }{\insrsid11219512\charrsid5439660 \par }}