Jane Nankya Kawesa v William Kabali & Ors (Miscellaneous Cause No. 91 of 2005) (Miscellaneous Cause No. 91 of 2005) [2006] UGHC 62 (21 April 2006)

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)}}{\*\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\pararsid11696232 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid8153520\charrsid11696232 THE REPUBLIC OF UGANDA \par IN THE HIGH COURT OF UGANDA AT KAMPALA}{\insrsid15494655\charrsid11696232 \par }{\insrsid8153520\charrsid11696232 MISCELLANEOUS CAUSE NUMBER 91 OF 2005 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11696232 {\insrsid8153520\charrsid11696232 JANE NANKYA KAWESA ::::::::::::::::::::::::::::::::}{\insrsid4286620\charrsid11696232 :::::::::::}{ \insrsid8153520\charrsid11696232 : APPLICANT \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11696232 {\b\insrsid8153520\charrsid11696232 VERSUS \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8153520\charrsid11696232 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \qj \fi-405\li765\ri0\sl360\slmult1\widctlpar \jclisttab\tx765\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin765\itap0\pararsid11696232 {\insrsid8153520\charrsid11696232 WILLIAM KABALI \} \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8153520\charrsid11696232 \hich\af0\dbch\af0\loch\f0 2.\tab}F. SSENDAWULA \} \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8153520\charrsid11696232 \hich\af0\dbch\af0\loch\f0 3.\tab}B. J. NABALAMBA \}::::::::::::::::::::::::::}{\insrsid4286620\charrsid11696232 ::::::::::}{ \insrsid8153520\charrsid11696232 RESPONDENTS \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8153520\charrsid11696232 \hich\af0\dbch\af0\loch\f0 4.\tab}SAM MUKASA \} \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11696232 {\insrsid8153520\charrsid11696232 \par }{\b\insrsid8153520\charrsid11696232 BEFORE: AG. JUDGE REMMY KASULE \par }{\insrsid8153520\charrsid11696232 \par }{\b\insrsid8153520\charrsid11696232 RULING \par }{\insrsid8153520\charrsid11696232 \par The applicant seeks relief against forfeiture under Section 25(4) of the Judicature Act, Cap.13. \par \par The application was originally against the first to third Respondents. On 22.07.05 Court ordered the fourth respondent to be added on the application as orders made in the application were likely to affect his interests in the suit property. \par \par }{\insrsid4867247\charrsid11696232 The applicant}{\insrsid8153520\charrsid11696232 was tenant under a sub-lease agreement entered into with the late Ibulaimu Tebyesiga}{\insrsid9504451\charrsid11696232 Masembe Sewanyana, as less}{ \insrsid4867247\charrsid11696232 o}{\insrsid9504451\charrsid11696232 r, over property comprised in LRV 490 Folio 2 plots 102 and 104 Land at Kabowa, Kampala district. }{\insrsid8153520\charrsid11696232 \par }{\insrsid9504451\charrsid11696232 \par }{\insrsid4867247\charrsid11696232 The first, }{\insrsid9504451\charrsid11696232 second and third Respondents are administrators of the Less}{\insrsid4286620\charrsid11696232 o}{\insrsid9504451\charrsid11696232 r\rquote s estate. \par \par The fourth Respondent is stated to have bought the suit property after the same had been re-entered}{\insrsid4867247\charrsid11696232 and lease terminated}{\insrsid9504451\charrsid11696232 by the first}{\insrsid4867247\charrsid11696232 , second}{ \insrsid9005928\charrsid11696232 and}{\insrsid9504451\charrsid11696232 third Respondents. \par \par The first, second and third Respondents sued the applicant in Mengo Chief Magistrate\rquote s Court Civil Suit Number 99 of 2003 seeking recovery of the suit property, and rent arrears. \par \par The applicant defended the suit. \par \par Judgment in the suit}{\insrsid4867247\charrsid11696232 was}{\insrsid9504451\charrsid11696232 delivered on 11.03.05}{\insrsid4867247\charrsid11696232 }{\insrsid9504451\charrsid11696232 against the applicant in favour of the three Respondents. The court ordered the applicant to hand over the suit property, that is land and buildings thereon, to the first, second and third Respondents, and to pay shs.900,000/= arrears of rent. It would appear the applicant did not appeal against the judgment of court. \par \par On 24}{\insrsid4867247\charrsid11696232 .}{\insrsid9504451\charrsid11696232 05.05 the first, second and third Respondents through a court bailiff, evicted the applicant and took vacant possession of the property. \par \par On 11.06.05 the first, second and third Respondents sold the property to the fourth Respondent. \par \par The applicant contends that she is entitled to relief by way of forfeiture because she filed this application within six months of the date of execution of the judgment in civil suit number 99 of 2003, and that under section 25(4) of the Judicature Act, the Lessor can only have dealings in the suit pr operty only after expiry of six months from date of execution of }{\insrsid5647158\charrsid11696232 J}{\insrsid9504451\charrsid11696232 udgment. Therefore what the fourth Respondent acquired by way of interest }{\insrsid13466333\charrsid11696232 is the reversion}{\insrsid4867247\charrsid11696232 of the lease. T}{\insrsid13466333\charrsid11696232 h}{\insrsid4867247\charrsid11696232 is is so becaus}{\insrsid13466333\charrsid11696232 e }{\insrsid4867247\charrsid11696232 the }{ \insrsid13466333\charrsid11696232 lease must be taken to be still obtaining between the tenant and }{\insrsid9458274\charrsid11696232 l}{\insrsid13466333\charrsid11696232 essor until the six months expire. The applicant is thus entitled to relief by way of forfeiture for payment of rent on such terms as to payment}{\insrsid4867247\charrsid11696232 of rent, its arrears}{\insrsid13466333\charrsid11696232 and costs as the court deems fit and proper.}{\insrsid9504451\charrsid11696232 \par }{\insrsid13466333\charrsid11696232 For the first, second and third Respondents it is submitted that the judgment in Civil Suit Number 99 of 2003 extinguished the lease}{\insrsid4867247\charrsid11696232 between them and the applicant. This }{ \insrsid13466333\charrsid11696232 is further re-enforced by their physical re-entry and taking relevant possession of the property from the applicant.}{\insrsid4867247\charrsid11696232 If the applicant was dissatisfied with the Court Judgment she ought to have appealed against the same; or she ought to have moved court to stop from transferring their interests in the Suit property to third parties.}{\insrsid13466333\charrsid11696232 \par \par They further argue that there is nothing in section 25(4) to prevent them from transferring their interests in the property to third parties. \par \par For the fourth Defendant}{\insrsid4867247\charrsid11696232 ,}{\insrsid13466333\charrsid11696232 it is submitted}{\insrsid4867247\charrsid11696232 ,}{\insrsid13466333\charrsid11696232 that at the time he purchased the property the applicant\rquote s sub-lease had}{\insrsid4867247\charrsid11696232 1}{\super\insrsid4867247\charrsid11696232 st}{\insrsid4867247\charrsid11696232 2}{\super\insrsid4867247\charrsid11696232 nd}{\insrsid4867247\charrsid11696232 and 3}{ \super\insrsid4867247\charrsid11696232 rd}{\insrsid4867247\charrsid11696232 Respondents}{\insrsid13466333\charrsid11696232 been determined and therefore applicant has no cause of action against him. \par \par The relief from forfeiture is within the discretionary powers of the court. One of the considerations that the court takes into consideration is whether, if the relief is granted to the tenan t, the landlord will be put in the same position as before and whether no injustice will be done to third parties with interest in the property: See High Court }{\b\insrsid13466333\charrsid11696232 Miscellaneous Cause Number 87 of 1971}{ \insrsid13466333\charrsid11696232 : }{\b\insrsid13466333\charrsid11696232 In the Matter of Christopher Godfrey Kiwanuka Musisi & Another}{\insrsid13466333\charrsid11696232 ,}{\insrsid4867247\charrsid11696232 }{\b\insrsid4867247\charrsid11696232 [1973] HCB 167}{\insrsid13466333\charrsid11696232 unreported, where the court refused to grant the}{\insrsid4867247\charrsid11696232 said}{\insrsid13466333\charrsid11696232 relief }{\insrsid4867247\charrsid11696232 because }{ \insrsid13466333\charrsid11696232 to do so would entail injustice to the landlord and such would be the case if the landlord had re-let the premises to third parties. Also in }{\b\insrsid13466333\charrsid11696232 H. C. C. S No. 45/94 Muk asa Lubanga & others Vs. Combined Building Company Co}{\insrsid13466333\charrsid11696232 ;}{\insrsid4867247\charrsid11696232 [1995] IV KALR 88}{\insrsid13466333\charrsid11696232 }{\insrsid4286620\charrsid11696232 this court held that relief against forfeiture cannot be granted where the parties have altered their positions. In the case}{\insrsid4867247\charrsid11696232 relief was denied because}{\insrsid4286620\charrsid11696232 the plaintiffs had leased the p roperty to third parties. See also }{\b\insrsid4286620\charrsid11696232 High Court Miscelleneous Application Number 131 B of 93 Gomba Marines & Contractors Ltd V. Margaret Kiwan}{\b\insrsid4867247\charrsid11696232 a [1994] KALR Vol. II P.38}{ \insrsid4286620\charrsid11696232 . }{\insrsid4867247\charrsid11696232 \par \par }{\insrsid4286620\charrsid11696232 The applicant does not contest the assertion that the first, second and third Respondents have sold the suit property to the fourth Respondent. The property is therefore no longer theirs. The four}{ \insrsid4867247\charrsid11696232 th Respondent confirms having ac}{\insrsid4286620\charrsid11696232 quired the property. \par \par The relief sought by applicant, if granted, will adversely affect the rights of the fourth Respondent in the property. The first, second and third Respondents}{\insrsid4867247\charrsid11696232 ,}{\insrsid4286620\charrsid11696232 by reason of Sale of the property}{\insrsid4867247\charrsid11696232 ,}{\insrsid4286620\charrsid11696232 no longer have the capacity to accept rent from the applicant. \par \par Bearing in mind the above considerations, this court in the exercise of its discretion declines to grant the prayed for relief. \par }{\insrsid9458274\charrsid11696232 \par }{\insrsid4286620\charrsid11696232 The application is dismissed with costs. \par \par \par }{\b\insrsid4286620\charrsid11696232 Remmy Kasule \par Ag. Judge \par }{\b\insrsid4867247\charrsid11696232 21}{\b\super\insrsid4867247\charrsid11696232 st}{\b\insrsid4867247\charrsid11696232 April 2006}{\b\insrsid13466333\charrsid11696232 \par }{\b\insrsid8153520\charrsid11696232 \par }{\insrsid8153520\charrsid11696232 \par \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11696232 {\insrsid8153520\charrsid11696232 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11696232 {\insrsid8153520\charrsid11696232 \par }}