Joy Tumushabe and Anor vs M/s Anglo African Ltd and Anor (Civil Appeal No 38 of 1997) [1998] UGCA 19 (4 November 1998)

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{\title \'91 C< o }{\author Wor. Jessica chemeri}{\operator Wor. Jessica chemeri}{\creatim\yr2008\mo8\dy1\hr11\min7}{\revtim\yr2008\mo9\dy15\hr11\min41}{\version4}{\edmins76}{\nofpages9}{\nofwords2604}{\nofchars13025}{\*\company }{\nofcharsws15565} {\vern24689}}\widowctrl\ftnbj\aenddoc\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\hyphcaps0\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\rsidroot6647901\newtblstyruls\nogrowautofit \fet0{\*\ftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang2057\langfe1033\cgrid\langnp2057\langfenp1033 {\insrsid6647901 \chftnsep \par }}{\*\ftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang2057\langfe1033\cgrid\langnp2057\langfenp1033 {\insrsid6647901 \chftnsepc \par }}{\*\aftnsep \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang2057\langfe1033\cgrid\langnp2057\langfenp1033 {\insrsid6647901 \chftnsep \par }}{\*\aftnsepc \pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang2057\langfe1033\cgrid\langnp2057\langfenp1033 {\insrsid6647901 \chftnsepc \par }}\sectd \linex0\endnhere\sectlinegrid360\sectdefaultcl\sftnbj {\footer \pard\plain \s16\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\pvpara\phmrg\posxr\posy0\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12138116 \fs24\lang2057\langfe1033\cgrid\langnp2057\langfenp1033 {\field{\*\fldinst {\cs17\insrsid6647901 PAGE }}{\fldrslt {\cs17\lang1024\langfe1024\noproof\insrsid8418817 1}}}{\cs17\insrsid6647901 \par }\pard \s16\ql \li0\ri360\widctlpar\tqc\tx4320\tqr\tx8640\aspalpha\aspnum\faauto\adjustright\rin360\lin0\itap0\pararsid6647901 {\insrsid6647901 \par }}{\*\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\pararsid7817902 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid6647901\charrsid8418817 THE REPUBLIC OF UGANDA \line IN THE COURT OF APPEAL OF UGANDA \line AT KAMPALA \line CIVIL APPEAL NO. 38 OF 1997 \line }{\b\insrsid7817902\charrsid8418817 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7817902 {\b\insrsid6647901\charrsid8418817 CORAM: }{\b\insrsid7817902\charrsid8418817 \tab }{\b\insrsid6647901\charrsid8418817 HON. MR. JUSTICE C. M. KATO, J. A., \line }{\b\insrsid6647901\charrsid8418817 }{\b\insrsid7817902\charrsid8418817 \tab \tab }{\b\insrsid6647901\charrsid8418817 HON. LADY JUSTICE A. E. MPAGI-BAHIGEINE}{\b\insrsid7817902\charrsid8418817 , J. A. &}{ \b\insrsid6647901\charrsid8418817 }{\b\insrsid7817902\charrsid8418817 \par }\pard \s15\ql \fi720\li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid7817902 {\b\insrsid6647901\charrsid8418817 HON. MR. JUSTICE J. P. BERKO, J. A. \line }{\b\insrsid7817902\charrsid8418817

\par }\pard \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7817902 {\b\insrsid6647901\charrsid8418817 JOY TUMUSHABE & ANOTHER}{\b\insrsid7817902\charrsid8418817 \'85\'85\'85\'85\'85\'85 \'85\'85\'85\'85\'85\'85\'85\'85\'85}{\b\insrsid6647901\charrsid8418817 APPELLANTS }{\b\insrsid7817902\charrsid8418817 VERSUS \par {\listtext\pard\plain\s15 \b\insrsid7817902\charrsid8418817 \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\ls3\adjustright\rin0\lin720\itap0\pararsid7817902 {\b\insrsid7817902\charrsid8418817 M/}{\b\insrsid6647901\charrsid8418817 S. ANGLO AFRICAN }{\b\insrsid7817902\charrsid8418817 LTD.) \par {\listtext\pard\plain\s15 \b\insrsid6647901\charrsid8418817 \hich\af0\dbch\af0\loch\f0 2.\tab}}{\b\insrsid6647901\charrsid8418817 FREDDIE M. }{\b\insrsid7817902\charrsid8418817 KASOZI)\'85\'85\'85\'85\'85\'85\'85\'85...\'85\'85\'85\'85\'85\'85\'85}{ \b\insrsid6647901\charrsid8418817 }{\b\insrsid7817902\charrsid8418817 RESPONDENTS}{\insrsid7817902 \line \par }\pard \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7817902 {\b\insrsid6647901\charrsid12280204 (Arising from the judgment and Decree of the High Court of \line Uganda at Kampala by The Hon. P. J. Mr. J. N. Ntabgoba, \line dated the 6th March 1996 in HCCS No. 79 of 1995.)}{\b\insrsid7817902 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7817902 {\b\insrsid6647901\charrsid7817902 JUDGMENT OF J. P. BERKO, J. A.:}{\insrsid6647901\charrsid12280204 This is an appeal by the Plaintiffs from the judgment and decree of the High Court in an action instituted by the Plaintiffs against the defendants for unlawful distress. }{\insrsid7817902 \par }{\insrsid6647901\charrsid12280204 In order to epitomize the contest between the 30 appellants and the respon}{\insrsid7817902 dents it will be convenient to }{\insrsid6647901\charrsid12280204 set out briefly the undisputed facts. Joy Tumushabe, the }{ \b\insrsid6647901\charrsid12280204 1st }{\insrsid6647901\charrsid12280204 plaintiff, occupied Flat No. 13 upstair}{\insrsid7817902 s whilst she carried on business}{\insrsid6647901\charrsid12280204 in t}{\insrsid7817902 he shop downstairs under the nam}{ \insrsid6647901\charrsid12280204 e and style of Nyaburisa Enterprises Ltd. I will hereinafter }{\insrsid2192763\charrsid12280204 refer}{\insrsid6647901\charrsid12280204 to}{\insrsid7817902 as}{\insrsid6647901\charrsid12280204 th}{\insrsid7817902 e}{ \insrsid6647901\charrsid12280204 flat and the shop as the suit premises. The suit premises were owned by Hirji and Laximidas Dalia. The two were Asians and had to leave Uganda following their expulsion by the then Government in power. The suit premises had been re}{\insrsid7817902 nted to the }{\insrsid6647901\charrsid12280204 Plaintiffs by The Departed Asians Property - Cust}{\insrsid7817902 o}{\insrsid6647901\charrsid12280204 dian Board which had taken charge of the suit property following the expulsion of the owners. Dalia obtained repossession of the suit premises on April, 1993 pursuant to the provisions of The Expropriation Properties A ct 1982. Because he lived outside Uganda, Laximidas Dalia appointed Rene Richardson of Anglo \emdash African Ltd. (the l respondent) t}{\insrsid7817902 o manage the suit property. \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12280204 {\insrsid6647901\charrsid12280204 The Departed Asians Property Custodian Board notified all the tenants of the suit property of the}{\insrsid7817902 }{\insrsid6647901\charrsid12280204 repossession by Laximidas Dalia and advised them to deal with him. Subsequently, the plaintiffs were introduced to the }{\insrsid6647901\charrsid7817902 1}{\insrsid12023653 s}{\insrsid6647901\charrsid7817902 t}{\b\insrsid6647901\charrsid12280204 }{ \insrsid6647901\charrsid12280204 defendant as the attorney of Laximidas Dalia and the manager of the suit property. The plaintiffs, on the advice of their lawyer refused to pay rents to the}{\insrsid6647901\charrsid12023653 }{\insrsid12023653 1s}{ \insrsid6647901\charrsid12023653 t}{\b\insrsid6647901\charrsid12280204 }{\insrsid6647901\charrsid12280204 defendant and challenged the title of Laximadas Dalia to the property. The plaintiff in fact instituted H. C. C. S. No. 459 of 1993 against Laximidas Dalia and the }{\b\insrsid6647901\charrsid12280204 1st }{\insrsid6647901\charrsid12280204 Defendant seeking for an order}{\insrsid12023653 to cancel the repossession }{\insrsid6647901\charrsid12280204 certi ficate and obtained an order of Interim Injunction preventing them from evicting them from the suit premises. The interim injunction was later vacated by the High Court, but the plaintiffs persisted in not paying the rents. }{\insrsid12023653 \par On the l August, 1994 M/}{\insrsid6647901\charrsid12280204 s. Anglo \emdash African Ltd. }{\insrsid12023653\charrsid12280204 authorized}{\insrsid6647901\charrsid12280204 , in writing, }{\insrsid12023653 M/}{\insrsid6647901\charrsid12023653 s}{ \i\insrsid6647901\charrsid12280204 . }{\insrsid6647901\charrsid12280204 Security Auctioneers whose employee was the }{\insrsid6647901\charrsid2192763 2nd}{\b\insrsid6647901\charrsid12280204 }{\insrsid6647901\charrsid12280204 Defendant, to levy distress and evict the plaintiffs from the suit }{\insrsid12023653 premises. The bailiffs were to levy for sum of Shs. 23,742,024/}{\insrsid6647901\charrsid12280204 = in respect of rent for the sh op and Shs. 2,972,075/= in respect of rent for the flat. Consequently, the Court Bailiffs gave vacation notices to the plaintiffs. The notices were dated }{\insrsid12023653 9}{\insrsid6647901\charrsid12023653 th }{\insrsid6647901\charrsid12280204 August 1994. The execution was carried out on the l7}{\insrsid12023653 th}{\insrsid6647901\charrsid12280204 August 1994. }{\insrsid12023653 \par }{\insrsid6647901\charrsid12280204 It was the contention of the plaintiffs that the defendants\rquote actions were illegal firstly, that the notices given to them to vacate was inadequate}{\insrsid12023653 , in that \line }{ \insrsid6647901\charrsid12280204 they were not given time to vacate the premises or settle the rent due; Secondly, the l}{\insrsid12023653 st}{\insrsid6647901\charrsid12280204 defendant did not have capacity to instruct the }{ \b\insrsid6647901\charrsid12280204 2nd }{\insrsid6647901\charrsid12280204 Defendant to }{\insrsid12023653\charrsid12280204 detrain}{\insrsid6647901\charrsid12280204 for rent or evict Lhe plaintiffs because the power of attorney, granted to him to act on behalf of Laximidas Dalia had expired; Thirdly, the }{\b\insrsid6647901\charrsid12280204 2nd }{\insrsid6647901\charrsid12280204 defendant was not a person }{ \insrsid12023653\charrsid12280204 authorized}{\insrsid6647901\charrsid12280204 to carry out distress under the provisions of the Distress for Rent (Bailiffs) Act, (Cap 68) . In the alternative, it was contended that if the l Defendant had the lawful c}{ \insrsid12023653 apacity to act on behalf of }{\insrsid6647901\charrsid12280204 Laximidas Dalia, his act of appointing an }{\insrsid12023653\charrsid12280204 authorized}{\insrsid6647901\charrsid12280204 person to }{\insrsid12023653\charrsid12280204 detrain}{\insrsid6647901\charrsid12280204 for rent was unlawful. }{\insrsid2192763 \par }{\insrsid6647901\charrsid12280204 By reasons of the illegal acts committed by the defendants, the plaintiffs suffered loss and claimed general and special damages. }{\insrsid12023653 \par }{\insrsid6647901\charrsid12280204 It was pleaded on behalf of the }{\b\insrsid6647901\charrsid12280204 2nd }{\insrsid6647901\charrsid12280204 Defendant that at the material time he acted as an employee and under the direct supervision and contro}{ \insrsid12023653 l of one Charles Rwija, who }{\insrsid6647901\charrsid12280204 was a licensed Court Broker and proprietor of Security }{\insrsid12023653\charrsid12280204 Auctioneers. The}{\insrsid6647901\charrsid12280204 defendants denied that their actions }{\insrsid12023653 were illegal. \par }{\insrsid6647901\charrsid12280204 The trial Court found that both the eviction and the distress for rent were lawfully done and dismissed the plaintiffs\rquote claim. }{\insrsid12023653 \par }{\insrsid6647901\charrsid12280204 The memorandum of appeal con}{\insrsid12023653 tained six grounds, namely: \par }\pard \s15\ql \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12023653 {\insrsid6647901\charrsid12280204 (a) That t}{\insrsid12023653 he learned Judge erred in fact }{ \insrsid6647901\charrsid12280204 and in law in failing to find that the respondent carried out the eviction of the appellants illegally; \line (b) That the learned Judge erred in fact and in law in failing to find that the respondents had illegally destrained}{\insrsid12023653 the appellants\rquote property; \line }{\insrsid6647901\charrsid12280204 (c) That the learned Judge having found that the respondents had taken the }{\b\insrsid6647901\charrsid12280204 1st }{\insrsid6647901\charrsid12280204 appellant\rquote s property erred in refusing to order that the respondents to return the }{ \insrsid6647901\charrsid12023653 1st}{\b\i\insrsid6647901\charrsid12280204 }{\insrsid6647901\charrsid12280204 appe}{\insrsid12023653 llant\rquote s property or pay to the 1s}{\insrsid6647901\charrsid12280204 t appellant the value of the property so taken; \line (d) That the learned Judge erred in fact when 30 he failed to}{\insrsid12977056 find that the respondents had }{\insrsid6647901\charrsid12280204 taken from }{\insrsid12977056 the shop prop erty belonging to }{\insrsid6647901\charrsid12280204 the }{\b\insrsid6647901\charrsid12280204 2nd }{\insrsid6647901\charrsid12280204 appellant; \line (e) That the learned Judge erred in fact and in law in failing or refusing to find that the appellants had proved the special damages claime}{\insrsid12977056 d; and \line (f) That the learned Judge erred in law in }{\insrsid6647901\charrsid12280204 admitting Exh Dl in evidence. \line }{\insrsid12977056 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12977056 {\insrsid6647901\charrsid12280204 Mr. Ba}{\insrsid12977056 bigumira, who appeared for the }{ \insrsid6647901\charrsid12280204 appellants, argued grounds (a), (b),and (c) together and grounds (d), (e),and (f) together. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 Grounds (a) and (C) were argued under six segments. Under th}{\insrsid12977056 e first segment, it was argued }{\insrsid6647901\charrsid12280204 that under the provisio}{\insrsid12977056 ns of The Distress for Rent }{ \insrsid6647901\charrsid12280204 (Bailiffs) Act, Ca}{\insrsid12977056 p 68 only the landlord, or his }{\insrsid6647901\charrsid12280204 attorney or the legal owner of the reversion or a person }{\insrsid12977056\charrsid12280204 authorized}{ \insrsid6647901\charrsid12280204 to act as bailiff by a certificate / in writing under the land of a certifying officer, ( can levy distress f}{\insrsid12977056 or rent. It was contended that }{\insrsid6647901\charrsid12280204 the }{\insrsid12977056 1s}{ \insrsid6647901\charrsid12977056 t }{\insrsid6647901\charrsid12280204 defendants were neither landlords nor attorneys of the landlord. They were also not the legal owners of the reversion. They also did not have a certificate in writing under the hand of a certifying officer }{\insrsid12977056\charrsid12280204 authorizing}{ \insrsid6647901\charrsid12280204 them to act as bailiffs. It was}{\insrsid12977056 further contended that the }{\insrsid6647901\charrsid12280204 authority given to the }{\b\insrsid6647901\charrsid12280204 1st }{\insrsid6647901\charrsid12280204 Defendants to manage the property (Exh P1> by the landlord had expired when they evicted the plaintiffs. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 The Second segment was that the instructions to levy the distress were issued to a firm called Security Auctioneers who were not court bailiffs. The proprietor of Security Auctioneers was one Charles Rwija who is a Court Bailiff, but the instructions to levy }{\insrsid12977056 the distress were not given }{ \insrsid6647901\charrsid12280204 to him. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 The third segment was that Freddie M. Kasozi, the}{\insrsid6647901\charrsid12977056 2}{\insrsid12977056 n}{\insrsid6647901\charrsid12977056 d}{\b\insrsid6647901\charrsid12280204 }{\insrsid6647901\charrsid12280204 defendant, who levied the }{\insrsid12977056\charrsid12280204 distress,}{\insrsid6647901\charrsid12280204 was not a court bailiff. Besides, the instructions to levy the distress were not given to him. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 The forth point was that the assertion by the 2\rquote Defendant that he could not levy distress on the properties he found in}{\insrsid12977056 the flat because they were }{\insrsid6647901\charrsid12280204 old and valueless could not be true. His reason was that the }{\b\insrsid6647901\charrsid12280204 2nd }{\insrsid6647901\charrsid12280204 Defendant admitted in his evidence in chief that he took properties from the flat and sent them to a store in Bauman House. It was the submission of learned counsel that, in those circumstances, the }{\b\insrsid6647901\charrsid12280204 2nd }{ \insrsid6647901\charrsid12280204 Defendant did levy distress in the flat. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 Learned counsel challenged the finding of the trial Judge that the }{\b\insrsid6647901\charrsid12280204 2nd }{\insrsid12977056 Defendant did not remove }{\insrsid6647901\charrsid12280204 properties from the shop on the ground that the plaintiffs led sufficient evidence to prove that properties were taken from the shop. He relied on the case for }{\b\ul\insrsid6647901\charrsid12977056 Kampala City Council v Nakaye. (1972) EA 446. }{ \insrsid12977056 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12280204 {\insrsid6647901\charrsid12280204 Finally, learned Counsel contended that the learned judge was wrong when he ordered that the }{\b\insrsid6647901\charrsid12280204 1st }{\insrsid6647901\charrsid12280204 plaintiff should collect her properties taken from the flat from the defen}{ \insrsid12977056 dants. According to counsel,}{\insrsid6647901\charrsid12280204 the Judge ought to have ordered the defendants to return the properties or pay their value. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 On behalf of the defendants, Mr. Nkurunziza, submitted that the Judge was right when he found that the }{\b\insrsid6647901\charrsid12280204 1st }{\insrsid6647901\charrsid12280204 Defendant was the }{ \insrsid12977056\charrsid12280204 authorized}{\insrsid6647901\charrsid12280204 attorney of the owner of the suit property and therefore had the right to levy the distress. Consequently the provisions of Section 3 of the Distress for Rent (Bailiffs) Act were not breached. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 Secondly, he submitted that the }{\b\insrsid6647901\charrsid12280204 2nd }{\insrsid6647901\charrsid12280204 Defendant, as an employee of the firm of Security Auctioneers whose sole proprietor is Charles Rwija, a licensed Court Bailiff, was qualified to levy the distress. }{\insrsid2192763 \par }{\insrsid6647901\charrsid12280204 He further contended that the Plaintiff failed to prove that properties were taken from the shop. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 Mr. Nkurunz}{\insrsid12977056 iza finally submitted that the }{\insrsid6647901\charrsid12280204 eviction was lega}{\insrsid12977056 l as the defendants, on the }{\insrsid12977056\charrsid12280204 evidence on record, were trespassers}{\insrsid12977056 . \par }{\insrsid12977056\charrsid12280204 The determination of the issues raised in grounds (a) (b) and (c) requires a consideration}{\insrsid6647901\charrsid12280204 \line of the provisions of The Distress }{\insrsid2192763\charrsid12280204 for}{ \insrsid6647901\charrsid12280204 Rent (Bailiffs) Act, Cap. 68. Section 3 of the Act provides: }{\insrsid12977056 \par }\pard \s15\ql \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12977056 {\insrsid6647901\charrsid12280204 \'93 3. From and after the commencement of this Act no person, other than a landlord in person, his }{\insrsid12977056 attorney or the legal owner }{\insrsid6647901\charrsid12280204 of the reversion, shall act as bailiff to levy any distress for rent unless he shall be }{\insrsid12977056\charrsid12280204 authorized}{\insrsid6647901\charrsid12280204 to act as bailiff by a certificate in writing under the hand of a certifying officer, and such certificate may be general or apply to a particular distress or distresses.\'94 \line }{\insrsid12977056 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12977056 {\insrsid6647901\charrsid12280204 A \'93certifying officer\'94 has been defined to mean a magistrate of the first class, a Chief Magist}{\insrsid12977056 rate and a }{\insrsid6647901\charrsid12280204 Magistrate grade one. }{\insrsid12977056 \par }{\insrsid6647901\charrsid12280204 Persons }{\insrsid12977056\charrsid12280204 authorized}{\insrsid6647901\charrsid12280204 under the Act to levy distress for rent are therefore: \line (a) the Landlord himself, \line (b) an attorney of the landlord, \line (C) the legal owner of the reversion, and \line (d) any person }{\insrsid12977056\charrsid12280204 authorized}{\insrsid6647901\charrsid12280204 to act as bailiff }{\insrsid12977056 by a certificate in writing \line }{ \insrsid6647901\charrsid12280204 under the hand of magistrates. }{\insrsid2192763 \par }{\insrsid6647901\charrsid12280204 There is undisputed evidence on record that the Plaintiffs were unlawfully occupying the suit premises. They failed to }{\insrsid12977056\charrsid12280204 recognize}{\insrsid6647901\charrsid12280204 the title of the undisputed owner of the property and refused to pay rent to him when the Departed Asians Property Custodian Board informed them that the property had been repossessed by the former As}{\insrsid9524575 ian owner, Laximidas Dalia. }{ \insrsid2192763 \par }{\insrsid6647901\charrsid12280204 There is evidence on record that }{\insrsid9524575 M/}{\insrsid6647901\charrsid9524575 s.}{\i\insrsid6647901\charrsid12280204 }{\insrsid6647901\charrsid12280204 Anglo African Ltd. were appointed by Laximidas Dalia to manage the suit property. They derived their powers from the Power of Attorney (Exh 03) given to then by Laximidas Dalia. This power of attorney was given on 20/9/93 and was to be in force for a period not exceeding one year. The matters complained about took place on the }{\b\insrsid6647901\charrsid12280204 17th }{\insrsid6647901\charrsid12280204 August 1994 and were therefore within the one year period. Learned Counsel for the appellants relied on E}{\insrsid9524575 xh P1 to contend that at the}{\insrsid6647901\charrsid12280204 time the distress was levied, the appointment of Anglo African Ltd as managers of the suit property had expired. Exh P1 is dated 15/3/93. It appointed Anglo African Ltd. to manage suit property for 12 months only. Exh P1 was impliedl y revoked by Exh D3 which was given after Exh P1. Learned Counsel was therefore wrong to rely on Exh P1. The authority to manage the suit property emanated from Exh D3 and was operative when the }{\insrsid9524575\charrsid12280204 instructions to levy the distress for rent were}{\insrsid9524575 given. \par }{\insrsid6647901\charrsid12280204 The learned Judge was therefore right when he held that since Anglo African Ltd. were managers of the suit property and were the attorney of the landlord, they were }{\insrsid9524575\charrsid12280204 authorized}{ \insrsid6647901\charrsid12280204 to levy distress for rent on the suit property. }{\insrsid9524575 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9524575 {\insrsid6647901\charrsid12280204 The instructions to evict the plaintiffs were given to a firm know}{\insrsid9524575 n as Security auctioneers. The }{\insrsid6647901\charrsid12280204 s}{\insrsid9524575 ole proprietor of this firm is one Charles Rwija }{\insrsid6647901\charrsid12280204 who is a court bailiff}{\insrsid9524575 . The general nature of the business of the firm is to be Court Bailiffs/ }{\insrsid6647901\charrsid12280204 Auct}{\insrsid9524575 ioneers. Charles Rwija apparently does business }{\insrsid6647901\charrsid12280204 under the name and st}{\insrsid9524575 yle of Security Auctioneers as }{\insrsid6647901\charrsid12280204 the evidence of }{\b\insrsid6647901\charrsid12280204 2nd }{\insrsid9524575 Defendant shows. The 2 }{\insrsid6647901\charrsid12280204 Defendant who carried the}{\insrsid9524575 actual execution was an }{\insrsid6647901\charrsid12280204 employee of }{\insrsid9524575 this Security auctioneers. The }{\insrsid6647901\charrsid12280204 defendant acted on b}{\insrsid9524575 ehalf of Security Auctioneers. }{ \insrsid6647901\charrsid12280204 I am unable to find anything wrong in Anglo-African Ltd.}{\insrsid9524575 }{\insrsid6647901\charrsid12280204 employing court bailiffs to levy the distress. }{\insrsid2192763 \par }{\insrsid6647901\charrsid12280204 I agree that both the eviction and distress for rent were lawfully done. }{\insrsid9524575 \par }{\insrsid6647901\charrsid12280204 Since I have found that both the eviction and distress for rent were lawfully done, there is no need to consider the grounds that deal with remedies. }{\insrsid9524575 \par }{\insrsid6647901\charrsid12280204 But before I take leave of the case I wish to comment on one procedural irregularity that came to my notice. This concerns the manner some trial Judges handle admissibility of documents. }{\insrsid9524575 \par }{\insrsid6647901\charrsid12280204 During the trial the}{\insrsid9524575 2\rquote Defendant, Freddie Kasozi (D}{\insrsid6647901\charrsid12280204 W 1), testified that he made an inventory of properties taken from the flat and asked the police man A. I. P. }{\insrsid9524575 J}{\insrsid9524575\charrsid12280204 uma}{\insrsid6647901\charrsid12280204 Okungo, DW 3, to countersign. When attempt was made to tender it in evidence, learned}{\insrsid9524575 counsel for the plaintiffs }{ \insrsid6647901\charrsid12280204 objected to its admissibility on the grounds that it \line was not attach}{\insrsid9524575 ed to the written statement of }{\insrsid9524575\charrsid12280204 defense}{\insrsid6647901\charrsid12280204 ; Secondly, tha}{ \insrsid9524575 t there was no proof that DW 1 }{\insrsid6647901\charrsid12280204 was the author of the}{\insrsid9524575 document. Learned counsel for }{\insrsid6647901\charrsid12280204 the defendants co}{\insrsid9524575 ntended that the objection was }{ \insrsid6647901\charrsid12280204 misconceived as }{\insrsid9524575 there was no obligation on the }{\insrsid6647901\charrsid12280204 defendants to ann}{\insrsid9524575 ex to the written statement of }{\insrsid9524575\charrsid12280204 defense}{ \insrsid6647901\charrsid12280204 the documents they intend to rely on. }{\insrsid9524575 \par }{\insrsid6647901\charrsid12280204 The learned trial judge, ins}{\insrsid9524575 tead of ruling on}{\insrsid6647901\charrsid12280204 the admissibility o}{\insrsid9524575 f the document there and then, }{\insrsid6647901\charrsid12280204 allowed it to be put in for identification purposes only and indicated that he would rule on its admissibility in his judgment. \line With due respect to the learned trial Judge, that appro}{\insrsid9524575 ach was wrong. Once the }{ \insrsid6647901\charrsid12280204 admissibility of document has not been determined, counsel cannot use the document effectively when other witnesses testify on matters rela}{\insrsid9524575 ting to the contents of the }{\insrsid6647901\charrsid12280204 document. It also prevents Counsel from dealing with the evid}{\insrsid9524575 ential value o}{\insrsid6647901\charrsid12280204 f the document in their final addresses. \line In my view, the correct approach is to rule on the admissibility }{ \insrsid9524575 of the document one way or the }{\insrsid6647901\charrsid12280204 other at the time }{\insrsid9524575 the issue is raised and if the }{\insrsid6647901\charrsid12280204 judge, for any reason, felt that he could not give the reasons for h}{ \insrsid9524575 is decision immediately, those }{\insrsid6647901\charrsid12280204 reasons could be embod}{\insrsid9524575 ied in his judgment. In that }{\insrsid6647901\charrsid12280204 way counsel would be }{\insrsid9524575 at liberty to use the document }{\insrsid6647901\charrsid12280204 (if admitted) or forget it (if rejected). That }{\insrsid2646816 would have prevented what happened in this case. Whilst counsel for the respondents relied on the contents of Exh D1 in his fi nal submission, counsel for the plaintiffs continued to challenge its admissibility in his final submission. The admissibility of the document should not have been in doubt at that stage. What remained at the submission stage is the evidential or the prob ative value of the content of the document. \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2646816 {\insrsid2646816 In my opinion, the learned Judge correctly directed himself on the question of law applicable to the case and arrived}{\insrsid6647901\charrsid12280204 at the correct conclusion and I see no reason why I should disagree with him. I would dismiss t he appeal. The respondents should have the costs of this appeal and the court below. \line }{\insrsid2646816 \par }{\insrsid6647901\charrsid12280204 Dated at Kampala this}{\insrsid2646816 5th day of November \line 1998. }{\insrsid6647901 \par }\pard \s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2646816 {\insrsid2646816 J. P. BERKO \par JUSTICE OF APPEAL.}{\insrsid2646816\charrsid2646816 \par }\pard\plain \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12280204 \fs24\lang2057\langfe1033\cgrid\langnp2057\langfenp1033 {\ul\insrsid5704097 \par \par \par \par \par \par \par }{\b\ul\insrsid5704097\charrsid2192763 JUDGMENT OF A. E. MPAGI-BAHIGEINE }{\b\insrsid5704097\charrsid2192763 \line }{\insrsid5704097\charrsid12280204 I agree with the judgment of my Lord J. P. Berko, J. A. and I do not desire to add any observations of}{ \insrsid5704097 my own. \line Dated at Kampala this 5th}{\insrsid5704097\charrsid12280204 day of}{\insrsid5704097 November 1998}{\insrsid6647901 \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5704097 {\insrsid5704097 \par \par \par A. E. Mpagi Bahigeine \par }{\ul\insrsid5704097\charrsid5704097 JUSTICE OF APPEAL}{\ul\lang1033\langfe1033\langnp1033\insrsid5704097\charrsid5704097 \par }\pard\plain \s15\qc \li360\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid2646816 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\ul\insrsid2646816 \par \par \par }\pard \s15\ql \li360\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid2646816 {\b\ul\insrsid2646816\charrsid2192763 JUDGMENT OF C. M. KATO, J. A. }{\b\insrsid2646816\charrsid2192763 \line }{ \insrsid2646816\charrsid12280204 I have had the adv antage of reading the judgment of Berko, J. A. in draft. I entirely agree with it. The appellants were certainly trespassers on the premises of the first respondent. The first respondent was entitled to have the two trespassers evicted. The eviction was la wful, having been carried out by the second respondent who was \lquote he authorized agent of a lawfully licensed court bailiffs/auctioneers. }{\insrsid2192763 \par }{\insrsid2646816\charrsid12280204 Since Bahigeine. J. A. also agrees, the appeal is dismissed with costs in this court and in the court below to the respondents. }{\insrsid2646816 \par }{\insrsid2646816\charrsid12280204 Dated at Kampala this}{\insrsid5704097 5th}{\insrsid2646816\charrsid12280204 day of}{\insrsid5704097 November 1998 \par }\pard \s15\qc \li360\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid5704097 {\insrsid2646816\charrsid12280204 \line C. M. KATO \line }{\ul\insrsid2646816\charrsid12280204 JUSTICE OF APPEAL}{ \insrsid2646816\charrsid12280204 \par }\pard\plain \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12280204 \fs24\lang2057\langfe1033\cgrid\langnp2057\langfenp1033 {\insrsid10825639\charrsid12280204 \par }}