Joyantilal Popatilal Karia v Rebecca Musoke (Case No. 621 of 1997) (Case No. 621 of 1997) [2002] UGHC 37 (25 February 2002)

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)}}{\*\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\ipgp1\pararsid2561251 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\lang1033\langfe2057\langnp1033\insrsid2561251 THE REPUBLIC OF UGANDA \par IN THE HIGH COURT OF UGANDA AT KAMPALA \par CASE NO. 0621 OF 1997 \par JOYANTILAL POPATLAL KARIA::::::::::::::::::::::::::::::::::::::::::::::::::: PLAINTIFF \par VERSUS \par REBECCA MUSOKE::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::DEFENDANT \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid2561251 {\ul\lang1033\langfe2057\langnp1033\insrsid2561251\charrsid2561251 BEFORE: HON. MR JUSTICE J. B. A. KATUTSI:}{ \ul\lang1033\langfe2057\langnp1033\insrsid2561251 \par RULING: \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 When the suit was called out for hearing }{\lang1033\langfe2057\langnp1033\insrsid2561251\charrsid2561251 learned counsel for the}{\lang1033\langfe2057\langnp1033\insrsid2561251 }{ \lang1033\langfe2057\langnp1033\insrsid2561251\charrsid2561251 defendant raised two points of objections}{\lang1033\langfe2057\langnp1033\insrsid2561251 .}{\lang1033\langfe2057\langnp1033\insrsid2561251\charrsid2561251 The}{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 first was that }{\lang1033\langfe2057\langnp1033\insrsid2561251 the }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 suit was barred by law under section 184 of the R. T. A. The second objection was that section 27 of the Judicature Statute 1996 does not confer jurisdictio}{\lang1033\langfe2057\langnp1033\insrsid2561251 n into this court to entertain }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 a }{\lang1033\langfe2057\langnp1033\insrsid2561251 su}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 i}{\lang1033\langfe2057\langnp1033\insrsid2561251 t}{ \b\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 based on the facts of this suit. \line }{\lang1033\langfe2057\langnp1033\insrsid2561251 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 Ms. S amula for the plaintiff contends that the suit was brought under the provisions of section 27 of the Judicature statute 1996. The action is brought by a lessee against the relief of forfeiture when the defendant exercised the right of re-entry. She conten ds that the Lessee paid rent which the lessor rejected and as such the only recourse left to the Lessee was to proceed under section 27 of the }{\lang1033\langfe2057\langnp1033\insrsid2561251\charrsid2561251 Judicature}{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 statute. I}{\lang1033\langfe2057\langnp1033\insrsid2561251 n reply Ms Mulyagonja contends that}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 section 27 of the statute does not apply }{\lang1033\langfe2057\langnp1033\insrsid9266744 t}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 o this suit contending that the key word in the section is \'93Proceeded\'94 she maintains that the Registrar of Title should have been made a party to the suit.}{\ul\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 In the suit I find that the plaintiff seeks }{\lang1033\langfe2057\langnp1033\insrsid2561251 t}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 he following remedies: - \line }{\lang1033\langfe2057\langnp1033\insrsid1573813 \par }\pard \s15\ql \fi-720\li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\ipgp1\pararsid1573813 {\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 (a) }{ \lang1033\langfe2057\langnp1033\insrsid1573813 \tab }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 A declaration that the re-entry and the application that the same be noted were wrongful or in breach of contract. \line }{ \lang1033\langfe2057\langnp1033\insrsid1573813 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 (b) }{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 Da}{\lang1033\langfe2057\langnp1033\insrsid1573813 mages for breach of contract. \line \par (}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 c) }{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 Alternatively, relief against forfeiture. \line }{ \lang1033\langfe2057\langnp1033\insrsid1573813 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 (d) }{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 A declaration that the noting of the re-entry by the commissioner for Land Registration be canceled. \line }{\lang1033\langfe2057\langnp1033\insrsid1573813 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 Section 184 of the R. T. A. Legislates as follows: \line }{\lang1033\langfe2057\langnp1033\insrsid1573813 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 184. \'93No action of ejectment or other action for recovery of any land shall lie or be sustained against the person register as prop}{\lang1033\langfe2057\langnp1033\insrsid2561251 rietor under the provisions of t}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 his Act, except in any of the following cases. \line }{\lang1033\langfe2057\langnp1033\insrsid1573813 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 (a) }{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 the case of a }{ \lang1033\langfe2057\langnp1033\insrsid1573813\charrsid2561251 mortgage}{\lang1033\langfe2057\langnp1033\insrsid1573813 as against a mortgagor}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 in default. \line }{ \lang1033\langfe2057\langnp1033\insrsid1573813 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 (b)}{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 the case of a lessee in default \line }{ \lang1033\langfe2057\langnp1033\insrsid1573813 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 (c) }{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab \'85\'85\'85\'85\'85 \par (}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 d)}{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab \'85\'85\'85\'85\'85 \par (}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 e)}{\lang1033\langfe2057\langnp1033\insrsid1573813 \tab \'85\'85\'85\'85\'85 \line \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid1573813 {\ul\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 and in any case other than as aforesaid }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 the production of the registered certificate of title or lease shall be held in every court to be an absolute bar and estoppel to any such action }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid1573813 against}{\i\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 the person named in such document as the guarantee, owner, proprietor or lessee of the land there in described, }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid1573813 any}{\i\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 rule of law or equity to the contrary not withstanding. (emphasis supplied) \line }{\lang1033\langfe2057\langnp1033\insrsid1573813 \par In the case o}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 f THE EXECUTRIX OF THE ESTATE OF THE LATE CHRISTINE MARY NAMATOVU CIVIL SUIT NO. 99 OF 1987 Wambuzi C. J. commenting }{\lang1033\langfe2057\langnp1033\insrsid1573813 on section 184 R. T. A said: \line \par }\pard \s15\ql \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\ipgp1\pararsid1573813 {\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 \'93 It seems to me that paragraph (b) of the section}{\lang1033\langfe2057\langnp1033\insrsid1573813 simply means }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 that a lessor may bring }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid1573813 an}{\i\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 action of ejectment or recovery of land against a lessee who is in default not withstanding that the lessee is registered as proprietor of the lease. There is no provi sion for the reverse. In other words there is no provision that in the case of a lessee as against a lessor in default, that is to say when it is the lessor who is in default and not the lessee. Accordingly, in my judgement the case of a lessee purporting to bring an action in ejectment or recovery of land against his lessor falls under \'93 any case other than as aforesaid in section 184 in respect of which the production of a registered certificate of title is an absolute bar and estoppel to any such acti}{\lang1033\langfe2057\langnp1033\insrsid1573813 on. The expression \'93any rule }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 of law or equ}{\lang1033\langfe2057\langnp1033\insrsid1573813 ity to the contrary not withstanding\'94 must have been}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 designed to rule out relief }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid1573813 against}{\i\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 forfeiture where the registered proprietor }{\lang1033\langfe2057\langnp1033\insrsid524783 has re-entered.\'94 \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid524783 {\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 It would appear to me t}{ \lang1033\langfe2057\langnp1033\insrsid524783 ha}{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 t}{\lang1033\langfe2057\langnp1033\insrsid524783 from the authorities, the plaintiff\rquote s prayers in the }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 alternative cannot be maintain}{\lang1033\langfe2057\langnp1033\insrsid524783 ed. To this end the objection }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 raised would succeed. \line }{\lang1033\langfe2057\langnp1033\insrsid524783 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 It appears to me however that the law does not}{\lang1033\langfe2057\langnp1033\insrsid524783 bar a plaintiff from seeking a }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 declaration that the re-entry and the application that the\rquote same be noted are wrongful and or in breach of contract. To this extent the objection fails. \line }{ \lang1033\langfe2057\langnp1033\insrsid524783 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 The total sum of my ruling is that the prayers in the alternative be expunged from the plaint. I order accordingly. Each party to bear its }{\lang1033\langfe2057\langnp1033\insrsid524783 own costs of this ruling. \line \par }\pard \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid2561251 {\lang1033\langfe2057\langnp1033\insrsid524783 J. B}{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 . \line }{\ul\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 JUDGE }{\lang1033\langfe2057\langnp1033\insrsid524783 \line }{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 25/2/2002 \line Samula for plaintiff. \line Nabatanzi clerk. \line Ruling read. \line }{\lang1033\langfe2057\langnp1033\insrsid524783 \par }{\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 J. B. A. Katutsi \line }{\ul\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 JUDGE }{\lang1033\langfe2057\langnp1033\insrsid3957392 \line 25/2/2}{ \lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 002 \par \par }\pard\plain \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2561251 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\lang1033\langfe2057\langnp1033\insrsid4797099\charrsid2561251 \par }}