In re Estate of Francis Ntwiki Mukui (Deceased) [2020] KEHC 8371 (KLR)

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font-family:"Calibri","sans-serif"; mso-ascii-font-family:Calibri; mso-ascii-theme-font:minor-latin; mso-hansi-font-family:Calibri; mso-hansi-theme-font:minor-latin; mso-ansi-language:EN-US; mso-fareast-language:EN-US;} </style> <![endif]REPUBLIC OF KENYA

IN THE HIGH COURT OF KENYA AT CHUKA

SUCCESSION CAUSE NO. 397 OF 2015

(FORMERLY MERU HIGH COURT SUCC. CAUSE NO. 655 OF 2013)

IN THE MATTER OF THE ESTATE OF FRANCIS NTWIKI MUKUI (DECEASED)

AND

ANN NTWIKI................................................................PETITIONER

VERSUS

JANET KANYUA RWANDA..........................................OBJECTOR

R U L I N G

1. Before this court are two contrasting applications made by the parties in this cause.  The first application dated 6th May 2019 was lodged by the first administratrix, ANN NTWIKI where she ought to execute the judgement of this court delivered on 3rd December 2018.  The second application has been lodged by the 2nd administratrix JANET KANYUA RWANDA and it is dated 7th June 2019.  She is seeking for a review or rectification of the same grant confirmed on 3rd December 2018.

2. This court did give directions for both applications to be canvassed simultaneously because a finding in the  latter application dated 7th June 2019 has a bearing to the former application dated 6th May 2019.  I will therefore begin with the consideration of the application dated 7th June 2019 before I come back to the application dated 6th May 2019.

3. In the amended summons dated 7th June 2019, Janet Kanyua Rwanda has sought the following prayers namely:-

i. Spent

ii. That this honourable court  be pleased to review, vary and/or rectify the grant dated 4th December 2018 and direct that the estate be shared out as follows:-

a) L.R No. Tharaka/Tunyai "A"/763

i. Ann Ntwiki    - 10. 35 acres

ii. Janet Kanyua Rwanda  - 10. 35 acres

iii. Patrick Muthaura Mbaya (Purchaser)   - 1. 3 acres

iii. Any further or better orders as will meet ends of justice.

The grounds are as follows:

i. That the Respondent, Ann Ntwiki, without consultation with the applicant sold 18 acres to Patrick Muthaura at Kshs.200,000/- per acre when the value was Kshs.1,500,000/- per acre

ii. That receipts exhibited by the purchaser indicated he paid a total of Kshs.1,957,000/- which in her view could only purchase  1. 3 acres and not 18 acres.

iii. That the new evidence about the valuation of the estate is important  and has surfaced and could not have been discovered at the time of  confirmation of grant as the applicant contends that she was not  given a chance to be heard in her protest.

iv. That this court ought to make a finding that the purchaser Patrick Muthaura  Mbaya is only entitled to get 1. 3 acres and that  there is a clear case of collusion between Ann Ntwiki and the purchaser to defraud the estate as well as Janet Kanyua and her children.

4.  The Applicant has supported her application with an affidavit sworn on 7th  June 2019 where she has reiterated the above grounds adding that she was  late in filing her protest which led to confirmation of grant as proposed by  the Respondent and that her attempts to reverse or  set aside the  confirmation of grant was unsuccessful.

5. She has averred that the agreement of sale of 18 acres of South  Tharaka/Tunyai A/763 at Kshs.200,000/- per acre is fraudulent and that the  same was done without her participation.  She contends that the valuation of  the property as per  Ms Roma valuers is Kshs.1,500,000/-  per acre which  in her view indicates that the amount paid by the purchaser could only buy  1. 3 acres.

6. She submits that the Respondent sold the estate without valuable  consideration which was against her duty as the administratrix.  She further  contends that valuation report was not before the court at the time of making   the orders and that the Respondent abused her power in the administration of   the estate herein.

7. The Respondent , Ann Ntwiki has opposed this application through her  affidavit sworn on 12th June 2019.  She contends that this application is an  afterthought  and that it does not fall within the ambit of an application for  review or rectification of grant.

8. The Respondent has pointed out that the applicant filed a similar application  framed differently which was dismissed and that currently the applicant is  pursuing an appeal.

9. The Respondent has termed the allegation of fraud in the sale agreement as  defamatory which can only be determined in a different forum and on a  different standard of proof.  She refutes the allegation of fraud contending  that the applicant has not demonstrated how she stayed away in the  administration of the estate to warrant the allegations of fraud and collusion.   She points out that the agreement dated 18th December 2018 has not been  exhibited in her application.

10. The Respondent has further contended that the interest of the purchaser was  determined by this court prior to the issuance of grant and cannot be re- litigated upon in this forum.  She has faulted the valuation report pointing  out that the same is  dated 6th March 2019 while the sale was done on 18th  December 2018 when the value was lower that it is currently.  She has added  that a consideration is something that is between a willing buyer and a  willing seller adding that the aim of the applicant is only to delay the  process.

11. The Interested Party has also added his opposition to the said application  through affidavit sworn on 12th June 2019.  He says he is a bona fide  purchaser for value having bought 18 acres of the estate adding that the  decision to give him 18 acres has not been challenged in this the court.  He  further contends that he bought the parcel of land on 18th December 2014  and not 18th December 2018 as alleged.  According to him he paid  valuable consideration as agreed between a willing buyer and a willing seller  and that the applicant cannot re-open the sale agreement.  He further  contends that this court cannot re-write contracts.

12. This court has considered the application dated 7th June 2019 and grounds  upon which it has been made.  I have considered the response made by both  the Respondent or the 1st administratrix herein and the Interested Party.  The  applicant has invoked the orders under Order 45 Civil Procedure Rules  which rules by construction applies to Succession matters by dint of Rule  63(1)  P&A Rules. Under Order 43(1)of the Civil Procedure Rules the  rule provide as follows:-

" Any person considering himself aggrieved-

(a) by decree order from which an appeal is allowed but from  which no appeal has been preferred; or

(b) by a decree or order from which no appeal is hereby allowed,  and who from the discovery of new and important  matter or  evidence which, after the exercise of due diligence, was not  within his knowledge or could not be  produced by him at the  time when the decree was passed or the order made, or on  account of some mistake or error apparent on the face of the  record, or for any  other sufficient reason, desires to obtain a  review of the decree or order, may apply for a review of  judgement to the court which raised the decree or made the  order without unreasonable delay."

The reading of the above rule indicates that for an applicant to succeed in a  application for review he or she must satisfy the court on either any or all of  the following conditions;

(i) The discovery of a new and important matter relevant to the  proceedings which was not within her/his knowledge after exercise of  due diligence at the time the court entertained the matter.

(ii) Existence of an apparent mistake or error on the face of the record.

(iii) For any other sufficient cause.

13. The Applicant has not touched on the 2nd and 3rd conditions in her  application but has based her application on the 1st condition above.

14. The Applicant has invoked this condition in her application and the   discovery of a new matter according to her is a valuation report by Ms Roma  Valuers, Environment and Property Consultants Ltd.  That report is  exhibited in her application and the report is dated 6th March 2019.  This  court has noted from the terms of reference in that report that the valuation  was done following  instructions from the applicants advocate dated 6th  March 2019.  The orders  which the applicant seeks to have reviewed or  varied were made  on 4th December 2018 which were basically the  confirmation of grant as  proposed by the first administratrix after the 2nd  administratrix had failed  despite be given a opportunity to present any  opposition to the Summons for Confirmation of Grant dated 16th October  2018.  The record of proceedings herein indicates that the Applicant sought  for time on 5th November 2018 to put in her protest and  on 3rd December  2018 she had not put in her protest  and her excuse was that the 1st   administratrix had not included all the properties in the Summons for  Confirmation of Grant and so sought for more time to tender evidence of  other properties forming the estate of the  deceased but allegedly left out  by 1st administratrix.  This court evaluated the reasons given out  and  was not satisfied that they disclosed sufficient reasons for further  adjournments and disallowed her application.  The failure by the applicant to  file her protest on time at the  time had nothing to do with the valuation of  the estate but searches that were to be conducted purportedly to discover  properties/assets of the estate left out in the said Summons for Confirmation  of Grant. The discovery the Applicant sought was therefore about"other  assets" comprising the estate rather than the value of the estate.

15. The question of discovery of a new and important  matter by the Applicant  in this application is an afterthought because from the valuation report the  instructions by the Applicant's lawyers to the valuer was only done on 6th  March 2019 long after the confirmation of grant on 3rd December 2018.

16. This court also notes that the Applicant had moved this court for review of  the orders of confirmation through an application dated 18th December 2018.   This court rendered itself on that application which had sought review on  grounds that the applicant had discovered that the purchaser, Patrick  Muthamia Mbaya, and the Interested Party herein, was a stranger  who had  unfairly benefited from a share in  the estate.  This court vide a ruling dated  26th February 2019 disallowed the application after finding that the  Interested Party was not a stranger but a bona fide purchaser for value whose  interests were protected under Section 93 of Law of Succession Act.  It is  apparent that the said ruling triggered the Applicant to file a notice of appeal  (as demonstrated by a Notice of Appeal dated 11th March 2019 herein) and  secondly to write to the Ms Roma Valuers to carry out valuation of South  Tharaka/Tunyai 'A'/763 which comprises the estate.

17. The Applicant in my  view has not demonstrated good faith in saying that  she has come to court with an application for review because of a  discovery of a new matter or evidence which was not within her knowledge  at the time.   The question of whether or not the portion of the estate sold  was sold at the market value is not something to be canvassed through an  application for review or rectification of grant.  That issue requires a  different forum.

18.  Furthermore the main issue in the application dated 18th December 2018  was whether  the Interested  Party was a stranger and whether the transaction  that gave him possession of 18 acres was illegal or fraudulent.  This court  fully rendered itself on the issue after hearing the parties.  Upon rendering  itself this court is rendered functus officio because the issue is now Res  Judicata.

19. The Applicant has not demonstrated that the Respondent infringed her duties  as an administratrix  and there is no error on the face of the grant to warrant  a review.  This court in its decision delivered on 26th February 2019 as  observed above found that the purchaser (Interested Party) was not a  stranger, that he had purchased part of the estate vide a valid transaction as  there was no evidence presented evidencing fraud or any illegality. The  Applicant had clearly sought for "review, vary to vacate and/or to set aside  orders of 3rd December 2018".  In this application she has paraphrased the  prayers to read "review, vary or rectify the grant dated 4th December  2018. "  The orders to confirm the grant was made on 3rd December 2018 and  the certificate of confirmation was dated 4th December 2018.  This clearly  shows that both applications refer to one and the same thing stated in  different ways.  The mischief is clear and it is an attempt to abuse the court  process which cannot be allowed.  If the Applicant was aggrieved by the  decision she should pursue her appeal like she has done but she cannot be  allowed to file one Application after another over the same matter when the  issue has been adjudicated upon and a decision rendered.  Litigation must  surely come to an end.  In the premises this court finds no merit in the  application dated 7th June 2019.  The same is hereby dismissed and this time  with costs.

20. Now turning back to the application dated 6th May, 2019, it is  apparent that  the nature of the prayers sought are execution in nature.  The 1st  administratrix  Ann Ntwiki has sought the following reliefs;

i) That inhibition orders registered on the Suitland by the Respondent (Janet Kanyua Rwanda) be lifted.

ii) That the Deputy Registrar be empowered to execute necessary documents in place of 2nd administratrix to facilitate implementation of the confirmed grant dated 4th December 2018.

iii) That in the alternative the signature of 1st administratrix be considered sufficient for implementation of the grant.

21. The Respondent's grounds to oppose the above reliefs in my view do not  hold any water in view of my finding in the first application.  She says she  has not refused to execute the documents and if that is true then she cannot  be prejudiced if the Deputy Registrar of this court assists her in the  execution of requisite documents to facilitate implementation of certificate  of confirmation.

22. Secondly she says the 1st administratrix went to the estate with police  officers which I find to be in order because the Applicant came to this court  and orders sought security which was granted by this court.

23. The reason that her children would suffer if the grant is implemented in my  view is water under the bridge because this court determined the shares of  each beneficiary in accordance with the law and the evidence presented.   The question that some beneficiaries would suffer because of collusion or   fraud is now determined and cannot be re litigated again in this forum.  The  right forum in the circumstances obtaining is the Court of Appeal.

In the end this court finds merit in the application dated 6th May 2019 and is  allowed in  terms of prayer 1 and 2 but I will not make any order as to costs.

Dated, signed and delivered at Chuka this 5th day of  February 2020.

R.K. LIMO

JUDGE

5/2/2020

Ruling dated, signed and delivered in the open court in presence of Kariuki  for the 1st administratrix and Interested Party, Materi for 2nd Administratrix.

R.K. LIMO

JUDGE

5/2/2020