Motaung v Osman (CIV/APN 10 of 84) [1986] LSCA 2 (17 February 1986)

IN T HE H I GH C O U RT OF L E S O T HO C I V / A P N / 1 0 / 84 In t he A p p l i c a t i on of : J A M ES M O T L A L E T SI M O T A U NG A p p l i c a nt and M A H O M ED O S M AN R e s p o n d e nt J U D G M E NT D e l i v e r ed by t he H o n. M r. J u s t i ce B . K. M o l ai on the 17th day of February, 1986. A p p l i c a nt h e r e in h as m o v ed t h is C o u rt f or an o r d er couched in the following terms : " 1. R u le N i si be i s s u ed r e t u r n a b le on a d a te and t i me to be determined by t he a b o ve H o n o u r a b le C o u rt c a l l i ng u p on t he R e s p o n d e nt to s h ow c a u se w h y: ( a) B a t a u ng g a r a ge at Q o a l i ng Ha S e q o b e l a, p r e s e n t ly o c c u p i ed and u s ed by R e s p o n d e nt s h o u ld n ot be c l o s ed w i th i m m e d i a te e f f e c t; (b) R e s p o n d e nt s h o u ld n ot p ay t he m o n t h ly r e n t al in t he a m o u nt of M 3 , 0 00 b e i ng r e n t al f or t he o c c u p a t i on and u se by h im of t he said g a r a ge p r e m i s es s i n ce J u l y, 1 9 83 to d a t e; (c) R e s p o n d e nt s h o u ld n ot p ay i n t e r e st a t e m p o ra m o r ae at t he r a te of 11 p e r c e n t; (d) He s h o u ld n ot p ay c o s ts of t h is a p p l i c a t i o n. 2. T h at p r a y e rs 1 ( a) and ( b) a b o ve s h o u ld o p e r a te as an i n t e r im i n t e r d i ct p e n d i ng t he f i n a l i z a t i on of t h is a p p l i c a t i o n ." T he R u le w as on 6th M a r c h, 1 9 8 4, g r a n t ed as p r a y ed b ut t he R e s p o n d e nt s u b s e q u e n t ly o p p o s ed its c o n f i r m a t i o n. T he f a c ts t h at e m e r g ed f r om t he a f f i d a v i ts w e re b r i e f ly t h at on 17th J u n e, 1 9 8 3, t he A p p l i c a nt and t he R e s p o n d e nt e n t e r ed into a w r i t t en c o n t r a ct ( A n n e x u re D) w h e r e by t he f o r m er a g r e ed to sell to t he l a t t er all r i g h t s, 2/ t i t le .... -2- t i t le a nd i n t e r e st in a nd to t he b u i l d i n gs a nd o t h er i m p r o v e m e n ts e r e c t ed w i th t he c o n s e nt of G o v e r n m e n t, e x p r e ss or i m p l i e d, a nd t he g a r a ge p l a nt a nd e q u i p m e nt on h is u n n u m b e r ed b u s i n e ss s i te - s i t u a te at Q o a l i ng in t he d i s t r i ct of M a s e r u , m e a s u r i ng 150 f e et x 2 50 f e et a c c o r d i ng to T i t le D e ed N u m b er 4 5 68 of 1 9 th F e b r u a r y, 1 9 68 ( A n n e x u re A ). In t e r ms of C l a u se 1 of t he c o n d i t i o ns of t he D e ed of S a le s i g n ed by t he p a r t i es t he p u r c h a se p r i ce of t he p r o p e r ty w as M 1 5 5 , 0 00 of w h i ch M 5 0 , 0 00 w as to be p a id by t he R e s p o n d e nt as a d e p o s it i n to t he T r u st A c c o u nt of M e s s r s. E . G. C o o p er and S o ns - A t t o r n e ys of M a s e r u. T he b a l a n ce w as to be p a id in t w e l ve ( 1 2) m o n t h ly i n s t a l m e n ts c o m m e n- c i ng f r om t he d a te on w h i ch t he m i n i s t e r i al c o n s e nt f or t he t r a n s f er of t he p r o p e r ty w o u ld be o b t a i n e d. I n d e ed it w o u ld a p p e ar t h at in c o n s e q u e n ce of t he d e ed of s a l e, t he C o m m i s s i o n er of L a n ds w as a p p r o a c h ed w i th an a p p l i c a t i on f or l e a se to f a c i l i t a te t he r e q u i s i te m i n i s t e r i al c o n s e n t. T h is is i m p l i ed in a n n e x u re 'M' a b o ut w h i ch m o re w i ll be s a id l a t er in t h is j u d g m e n t. In t e r ms of C l a u se 2 (of t he D e ed of S a l e) w h i ch It w as c o m m on c a u se t h at u p on s i g n a t u re of t he D e ed of S a le on 17th J u n e, 1 9 8 3, t he R e s p o n d e nt did p ay t he M 5 0 , 0 00 i n to t he T r u st A c c o u nt of A t t o r n e ys E . G. C o o p er & S o n s. p r o v i d ed t h at o c c u p a t i on of t he p r o p e r ty w o u ld be g i v en to t he p u r c h a s er on 1st J u l y, 1 9 8 3, t he R e s p o n d e nt d id a s s u me o c c u p a t i on of t he p r o p e r ty on 1st J u l y, 1 9 8 3. He w a s, t h e r e f o r e, o n ly a w a i t i ng t he m i n i s t e r i al c o n s e nt to be o b t a i n ed so t h at he c o u ld s t a rt c l e a r i ng t he b a l a n ce of t he p u r c h a se p r i ce in a c c o r d a n ce D e ed of S a l e. w i th t he p r o v i s i o ns of t he H o w e v e r, a c c o r d i ng to t he A p p l i c a nt a f t er t h ey had s i g n ed t he D e ed of S a le on 17th J u n e, 1 9 8 3, t he p a r t i es h e ld a n o t h er m e e t i ng d u r i ng w h i ch it w as v e r b a l ly a g r e ed t h at t h ey h ad n ot f u l ly u n d e r s t o od t he t e r ms of t he D e ed of S a le w h i ch s h o u l d, t h e r e f o r e, be c a n c e l l e d. A d r a ft a g r e e m e nt ( A n n e x u re F) to t h at e f f e ct w as p r e p a r ed b ut n e v er s i g n ed by e i t h er of the p a r t i e s. N o n e t h e l e s s, f o l l o w i ng t he a l l e g ed u n s i g n ed v e r b al a g r e e m e n t, t he a p p l i c a nt a d d r e s s ed a l e t t er (a c o py of w h i ch 3/ is annexure M) -3- is annexure M) d a t ed 14th D e c e m b e r, 1 9 83 to t he C o m m i s s i o n er of L a n ds a d v i s i ng h im of t he p a r t i e s' a l l e g ed v e r b al a g r e e m e nt a nd q u e s t i o n i ng t he w i s d om of h is p r o c e e d i ng w i th t he p r o c e s s i ng of t he a p p l i c a t i on f or t he m i n i s t e r i al c o n- s e n t. T he a p p l i c a nt f u r t h er d e p o s ed t h at f o l l o w i ng t he a l l e g ed v e r b al a g r e e m e nt to c a n c el t he D e ed of S a le c o n c l u d ed on 17th J u n e, 1 9 8 3, he a nd R e s p o n d e nt e n t e r ed i n to a n o t h er a g r e e m e nt w h e r e by t he l a t t er w as to p ay h im an a m o u nt of M 3 , 0 00 p er m o n th as r e n t al f or t he o c c u p a t i on a nd t he u se of t he p r o p e r t y. T he R e s p o n d e nt w a s, h o w e v e r, n ot h o n o u r i ng t he a g r e e m e nt by r e f u s i n g / n e g l e c t i ng to p ay h im t he a m o u n t. T he R e s p o n d e nt h o t ly d i s p u t ed A p p l i c a n t 's a v e r m e nt t h at f o l l o w i ng t he c o n c l u s i on of t he D e ed of S a le on 17th J u n e, 1 9 8 3, a n o t h er m e e t i ng w as h e ld d u r i ng w h i ch he and t he R e s p o n d e nt v e r b a l ly a g r e ed to c a n c el t he D e ed of S a l e. We h a v e, t h e r e f o r e, t he w o rd of t he A p p l i c a nt as a g a i n st t h at of t he R e s p o n d e nt on t h is p o i n t. H o w e v e r, a s s u m i ng f or t he s a ke of a r g u m e n t, t h at t he p a r t i es did e n t er i n to an a g r e e- m e nt to c a n c el t he D e ed of S a l e, it w as a p p l i c a n t 's e v i d e n ce t h at s u ch a g r e e m e nt w as n e v er s i g n ed by t he p a r t i e s. T h at b e i ng s o, t he v e r b al a g r e e m e nt c o u ld n e v er h a ve b e en v a l i ed f or C l a u se 7 of t he D e ed of S a le c l e a r ly p r o v i d e d: " T h is D e ed of S a le c o n s t i t u t es t he e n t i re a g r e e m e nt b e t w e en t he p a r t i es a nd no m o d i f i c a t i o n, v a r i a t i on or a l t e r a t i on t h e r e to s h o u ld be v a l id u n l e ss in w r i t i ng and s i g n ed by t he p a r t i es t h e r e- t o ." (My u n d e r l i n i n g s ). I do n ot s ee h ow an i n v a l id a g r e e m e nt to c a n c el t he D e ed of S a le c o u ld h a v e, in f a c t, c a n c e l l ed i t. F or t h is r e a s on R e s p o n d e n t 's c o n t e n t i on w as t h at as f ar as he w as c o n- c e r n e d, t he a g r e e m e nt c o n c l u d ed b e t w e en h im and t he a p p l i c a nt on 17th J u n e, 1 9 83 w as s t i ll in f o r c e. I e n t i r e ly a g r e e. It f o l l o w s, t h e r e f o r e, t h at if it w e re b a s ed on t he p u r p o r t ed c a n c e l l a t i on of t he D e ed of S a le by t he a l l e g ed v e r b al a g r e e- m e n t, p r a y er 1 ( a) of t he N o t i ce of M o t i on c a n n ot s t a n d. It m u s t, h o w e v e r , be p o i n t ed o ut t h at as it w as s u b j e ct to t he m i n i s t er g r a n t i ng h is a p p r o v al or c o n s e nt in s o me f u t u re t i m e, t he a g r e e m e nt e n t r ed i n to by t he p a r t i es to 4 / s e ll -4- sell the p r o p e r ty w as s u b j e ct to a t r ue s u s p e n s i ve c o n d i t i on i.e. it w as n o t, as y e t, a c o n t r a ct of s a le o v er t he p r o p e r t y. It w as m e r e ly an a g r e e m e nt t h at t he p a r t i es w o u ld e n t er into s u ch a c o n t r a ct w h en and if t he m i n i s t er g a ve h is c o n s e nt to t he p a r t i es to do so ( C o r o n d i n as & A n o t h er v. B a d at 1946 A . D. 5 48 p . 5 5 1 ). As r e g a r ds A n n e x u re M, t he c o py of t he l e t t er d a t ed 14th D e c e m b e r, 1 9 8 3, t he R e s p o n d e nt d e p o s ed t h at it w as n e v er c o p i ed to him and he w as s u r p r i s ed to l e a rn of its e x i s t e n ce f r om t he C o m m i s s i o n er of L a n d s. I h a ve looked at A n n e x u re M and I m u st s a y, on t he f a ce of i t, t h e re is no i n d i c a t i on t h at it w as c o p i ed to t he R e s p o n d e n t. I f i nd it d i f f i c u l t, t h e r e f o r e, to r e s i st t he i n f e r e n ce t h at t he a p p l i c a nt w r o te it b e h i nd t he back of t he R e s p o n d e nt in an a t t e m pt to s u r r e p t i t i o u s ly u n d e r m i ne t he a g r e e m e nt c o n c l u d ed by t he p a r t i es on 17th J u n e, 1 9 8 3. T h at w as p a t e n t ly a d i s h o- n e st act f r om w h i ch t he a p p l i c a nt c o u ld n ot be a l l o w ed to b e n e f i t. T he R e s p o n d e nt f u r t h er d i s p u t ed a p p l i c a n t 's e v i d e n ce On t he c o n t r a ry he ( R e s- t h at f o l l o w i ng t he c o n c l u s i on of t he a g r e e m e nt of 17th J u n e, 1 9 8 3, t he p a r t i es e n t e r ed into a n o t h er c o n t r a ct w h e r e by he w as to pay t he a p p l i c a nt an a m o u nt of M 3 . 0 00 as m o n t h ly r e n t al for o c c u p a t i on and u se of t he p r o p e r t y. p o n d e n t) w as t he o ne w ho s u g g e s t ed by w ay of a c o m p r o m i se t h at he w o u ld be p r e p a r ed to p ay t he M 3 , 0 00 m o n t h ly r e n t al p e n d i ng t he m i n i s t e r i al c o n s e nt on c o n d i t i on t h at t he total a m o u nt p a id w o u ld be d e d u c t ed f r om t he b a l a n ce of t he p u r c h a se p r i ce as s o on as it b e c a me d ue and p a y a b le i.e. w h en t he m i n i s t e r i al c o n s e nt had b e en o b t a i n e d. o f f e r ed to p r e p a re a d r a ft a m e n d m e nt to t he c o n t r a ct of 17th J u n e, 1 9 83 w h i ch a m e n d m e nt w o u ld be s i g n ed by t he p a r t i es in a c c o r d a n ce w i th t he p r o v i s i o ns of C l a u se 7 of t he D e ed H o w e v e r, n o t w i t h s t a n d i ng r e p e a t ed r e q u e s t s, a p p l i c a nt of S a l e. r e f u s e d / n e g l e c t ed to g i ve him t he go a h e ad and t he D e ed of S a le r e m a i n ed u n a m e n d e d, F or t h at p u r p o se t he R e s p o n d e nt R e a d i ng f r om t he p a p e rs b e f o re m e, it w o u ld a p p e ar t h at t he R e s p o n d e nt did w r i te A n n e x u re ' C ', t he l e t t er of 14th N o v e m b e r, 1 9 8 3, in w h i ch he a c c e p t ed by w ay of a c o m p r o m i se to p ay t he a m o u nt of M 3 , 0 00 as m o n t h ly r e n t al on c o n d i t i o ns 5/ t h at t he ...... -5- t h at t he a g r e e m e nt of 17th J u n e, 1 9 83 w as a m e n d ed in a c c o r d a n ce w i th t he p r o v i s i o ns of C l a u se 7 of t he D e ed of S a le a nd t he a m o u nt p a id w o u ld be d e d u c t a b le f r om t he b a l a n ce of t he p u r c h a se p r i ce w h en it b e c a me d ue and p a y a b l e. T he a p p l i c a nt c l e a r ly a c c e p t ed t h is c o m p r o m i se by A n n e x u re ' G ', h is l e t t er of 18th N o v e m b e r, 1 9 8 3. It i s, h o w e v e r, c l e ar f r om t he l e t t e rs m a r k ed A n n e x u r es " H " , " J" a nd " K" t h at t he p a r t i es n e v er f i n a l i s ed t he q u e s t i on of a m e n d m e nt as p r o p o s ed by t he c o m p r o m i s e. U n t il t h is had b e en d o n e, it s e e ms to m e, t h e re w as no r e a s on w hy t he R e s p o n d e nt s h o u ld h a ve p a id t he M 3 , 0 00 m o n t h ly r e n t al f or o c c u p a t i on a nd u se of t he p r o p e r ty s i n ce J u l y, 1 9 8 3. In t he l i g ht of all t h at h as b e en s a id a b o v e, it is c l e ar t h at t he v i ew t h at I t a ke is t h at t he a p p l i c a nt is n ot e n t i t l ed to t he r e l i e fs s o u g ht in t h is a p p l i c a t i on a nd t he R u le N i si g r a n t ed on 6th M a r c h, 1 9 84 o u g ht to be d i s c h a r g ed w i th c o s ts to t he R e s p o n d e n t. It is a c c o r d i n g ly so o r d e r e d. B . K. M O L AI J U D GE 17th F e b r u a r y, 1 9 8 6. F or A p p l i c a nt : M r. K h a u o e, F or R e s p o n d e nt : M r. T s o t s i.