Sello v Pitso and Another (CIV/A / 1 of 95) [1996] LSHC 102 (18 October 1996)

IN T HE H I GH C O U RT OF L E S O T HO In t he m a t t er b e t w e en K H A L A KI S E L LO and C I V /A / 1 / 95 A P P E L L A NT P I T SO P I T SO G E O R G I NA ' M A T I I S E T SO M P O B O LE 1 ST R E S P O N D E NT 2 ND 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 o u r a b le M r. J u s t i ce M . M. R a m o d i b e d i, A c t i ng J u d g e, on 18th day of O c t o b e r, 1 9 9 6. T h is is an a p p e al a g a i n st t he j u d g m e nt of M a s e ru M a g i s t r a t e 's C o u rt in a m a t t er in w h i ch t he A p p e l l a nt i s s u ed s u m m o ns a g a i n st t he 1st R e s p o n d e nt on 25th O c t o b e r, 1993 f or e j e c t m e nt f r om t he A p p e l l a n t 's b u s i n e ss s i te n u m b er B 21 s i t u a t ed at C a t h e d r al A r ea in M a s e ru U r b an A r e a. It is c o m m on c a u se t h at t he said s i te w as r e g i s t e r ed in t he n a me of t he A p p e l l a nt in t he o f f i ce of t he R E g i s t r ar of D e e ds in J u ne 1 9 6 9, It a p p e a rs t h at t he 1st R e s p o n d e nt e n t e r ed a p p e a r a n ce to d e f e nd on t he s a me d a te t he s u m m o ns w as l o d g ed and on 1st N o v e m b er 1993 t he A p p e l l a nt l o d g ed an a p p l i c a t i on f or s u m m a ry j u d g m e n t. T h en on t he 2nd N o v e m b er 1993 t he S e c o nd R e s p o n d e nt l o d g ed an a p p l i c a t i on f or j o i n d er a l l e g i ng t h at she was t he lawful 2 / . .. - 2- o w n er of t he s i te in d i s p u te a nd a n n e x i ng t h e r e to a p h o t o s t a t ic c o py of h er l e a se d a t ed 3 rd M a y, 1 9 8 9. S e c o nd R e s p o n d e nt a l so a l l e g ed in t he s a id a p p l i c a t i on f or j o i n d er t h at t he F i r st R e s p o n d e nt w as in o c c u p a t i on of t he d i s p u t ed s i te w i th h er o wn p e r m i s s i o n. T he s a id a p p l i c a t i on f or j o i n d er w as n ot o p p o s ed a nd t he a p p l i c a t i on f or s u m m a ry j u d g m e nt a g a i n st F i r st R e s p o n d e nt w as a b a n d o n ed t h us g i v i ng t he R e s p o n d e n ts t he o p p o r t u n i ty to f i le t h e ir p l e a; w h i ch t h ey d id j o i n t ly on t he 2 3 rd N o v e m b e r, 1 9 9 3. In t h e ir p l ea t he F i r st R e s p o n d e nt m e r e ly c o n t e n d ed h i m s e lf w i th d e n y i ng t h at he w as in w r o n g f ul a nd u n l a w f ul o c c u p a t i on of t he d i s p u t ed s i t e. I o b s e r ve t h at e v en at t he t r i al he d id n ot e v en g i ve e v i d e n ce at a l l. T he S e c o nd R e s p o n d e nt h e r e s e lf p l e a d ed t h at s he w as a l l o- c a t ed t he d i s p u t ed s i te " a r o u nd D e c e m b er 1 9 6 8" a nd t h at s he w as f u r t h er g r a n t ed a l e a se of t he s a id s i te on t he 3 rd d ay of M a y, 1 9 8 9. S he r e p e a t ed h er e a r l i er a s s e r t i on t h at t he f i r st R e s p o n d e nt w as o c c u p y i ng t he s a id s i te w i th h er o wn p e r m i s s i o n. At t he t r i al of t he m a t t er t he p a r t i es a g r e ed t h at t he d u ty to b e g in w as on t he R e s p o n d e n t s. As e a r l i er s t a t ed t he F i r st R e s p o n d e nt d id n ot g i ve e v i d e n ce or c a ll a ny w i t n e s s e s. T he S e c o nd R e s p o n d e nt a l so d id n ot g i ve e v i d e n ce b ut c a l l ed t wo w i t n e s s es n a m e ly P h e e l lo M a s o a bi a nd h er h u s b a nd M o s es M p o b o l e. S he t h en c l o s ed h er c a s e. T he A p p e l l a nt on h is p a rt a l so d id n ot g i ve e v i d e n ce b ut S e k a ke c a l l ed f i ve w i t n e s s es n a m e ly P W1 M o r a m a ng S e e i s o, P W2 3 / . .. - 3- M e s h a ck K h a b o, PW3 D r. C h a r l es Thabo M a i t i n, PW4 'Malipolelo Petlane and PW5 D r. C o h en N t l e n y a ne ' M a k o s e. In his j u d g m e nt the learned trial M a g i s t r a te declined j u r i s d i c t i on for reasons which appear to me not only strange but unsound in law. It proves useful to reproduce in whole what the learned trial M a g i s t r a te stated in his very brief j u d g m e nt in the m a t t e r. He s t a t e s :- "The p l a i n t i ff c l a i ms the right to occupy the site by v i r t ue of a R e g i s t r e r ed C e r t i f i c a te of T i t le N o. 3 4 6 12 and t he second d e f e n d a nt also c l a i ms right to o c c u py by virtue of a Lease under t he Land Act 1979 N o. 1 3 2 8 3 - 5 1 9. The p l a i n t i f f 's d o c u m e nt of t i t le p r e - d a t es that of t he d e f e n d a n t. The f o r m er not having been c a n c e l l e d, c l e a r ly the l a t t e r, being in r e s p e ct of t he same s i t e, was improperly issued. If I w e re to eject the d e f e n d a nt on t h at basis I w o u ld be saying to t he d e f e n d a nt that his d o c u m e nt of t i le is a w o r t h l e ss p i e ce of p a p er that does not e n t i t le her to o c c u p y. In my view the e f f e ct of that would be to cancel her l e a s e. Now S e c. 7 (1) p r o v i d e s: "Save as is o t h er w i se provided in this Act or In any o t h er law no registered Deed of G r a n t, Deed of T r a n s- f e r, C e r t i f i c a te of T i t le or o t h er Deed c o n f e r- ring or c o n v e y i ng a t i t le to i m m o v a b le p r o p e r ty or any right in immovable p r o p e r t y. . .shall be c a n c e l l ed by the R e g i s t r ar e x c e pt upon an o r d er of C o u r t ." S e c. 2 ( 1) d e f i n es court as the High Court of L e s o t h o. On t h is view t he j u r i s d i c t i on of this c o u rt is o u t s e d. I would t h e r e f o re d i s m i ss this a p p l i c a- tion for want of j u r i s d i c t i o n. Each party is to bear his own c o s t ." 4 / . .. - 4- T h e re is no d o u bt in my m i nd t h at t he l e a r n ed t r i al M a g i s t r a te s h o c k i n g ly m i s c o n c e i v ed t he i s s u es in t he m a t t e r. T he real i s s ue w as n ot w h e t h er t he c o u rt s h o u ld c a n c el t he S e c o nd R e s p o n d e n t 's l e a se b ut w h e t h er h er a l l e g ed a l l o c a t i on of t he d i s p u t ed s i te as e v i d e n c ed by t he s a id l e a se w as l a w- ful or n o t. In d e a l i ng w i th e x a c t ly a s i m i l ar s i t u a t i on as t he o ne b e f o re me t he H o n o u r a b le M r. J u s t i ce J . L. K h e o l a, as he t h en w a s, had t h is to say in J o n a t h an T h e j a ne B o k a ko v Paki Z a k a r ia K h a b a n y a ne C I V / A / 1 9 / 9 1: " T he L a nd T r i b u n al s e e ms to h a ve m i s d i r e c t ed i t s e lf by c o m i ng to t he c o n c l u s i on t h at it h ad no p o w er to c a n c el a T i t le D e e d. It w as n ot c a l l ed u p on to do t h at b ut to d e c i de w h e t h er t he a l l o c a t i on to t he r e s p o n d e nt w as l a w f ul or n o t. T he a p p l i c a t i on f or c a n c e l l a- t i on of t he T i t le D e ed w o u ld be m a de in t he H i gh C o u rt at a l a t er s t a ge on t he g r o u nd t h at t he L a nd T r i b u n al h ad f o u nd t h at t he a l l o c a t i on w as u n l a w f ul a nd t h e re h a v i ng b e en no a p p e al a g a i n st t h at f i n d i n g ." W i th r e s p e ct I a g r ee e n t i r e ly and I a c c o r d i n g ly d i s c e rn t he n e ed to a d o pt a s i m i l ar a p p r o a ch in t he m a t t er b e f o re m e. I o b s e r ve t h at e v en t he h i g h e st c o u rt in t h is c o u n t ry n a m e ly t he C o u rt of A p p e al h as a l so had o c c a s i on to e x p r e ss a s i m i l ar v i ew in T h a bo C h a r l es M a i t in v M a ry E. B a r i g ye and A n o t h er C of A ( C i v) N o. 29 of 1 9 94 and I w o u ld w i th r e s p e ct l i ke to a d o pt t h e r e m a r ks of T e b b u tt A JA t h e r e in to t he f o l l o w i ng e f f e c t :- 5 / . .. - 5- " T he l e a r n ed j u d ge a q uo w as t h e r e f o re q u i te c o r r e ct in h o l d i ng t h at t he s u b o r d i n a te c o u r ts h a ve j u r i s d i c t i on to h e ar e j e c t m e nt c a s es r e g a r d l e ss of t he v a l ue of t he p r o p e r t y ." I n ow c o n s i d er t he m a t t er to be s e t t l ed l a w. In t he c i r c u m s t a n c es I f i nd t h at t he l e a r n ed t r i al M a g i s t r a te in t h is c a se m i s d i r e c t ed h i m s e lf g r o s s ly in h o l d i ng t h at t he j u r i s d i c t i on of t he M a g i s t r a t e 's c o u rt w as o u s t ed in t he m a t t e r. I c an o n ly e x p r e ss t he h o pe t h at t h is c o u rt s h a ll n e v er h a ve to d e c i de t he p o i nt a g a i n. In t he s a me v e in t he M a g i s- t r a t es in L e s o t ho w o u ld do a g r e at s e r v i ce to t he p r o p er a d m i n i s t r a t i on of j u s t i ce if t h ey f a m i l i a r i se t h e m s e l v es w i th j u d g m e n ts of t h is c o u rt and t h o se of t he C o u rt of A p p e a l. I n d e ed at t he h e a r i ng of t he a p p e al b e f o re me M r. M a t o o a ne f or t he R e s p o n d e n ts c o n c e d e d, and p r o p e r ly so in my v i e w, t he l e a r n ed t r i al M a g i s t r a t e 's a f o r e s a id m i s d i r e c t i o n. C o n s e q u e n t ly M r. M a t o o a ne i n f o r m ed t he c o u rt t h at he d id n ot s u p p o rt t he j u d g m e nt of t he l e a r n ed t r i al M a g i s t r a t e. He s u b m i t t ed h o w e v er t h at t he a p p e al m u st be d i s m i s s ed on o t h er g r o u n ds g a t h e r ed f r om t he r e c o rd of p r o c e e d i n gs e v en if t h ey w e re n ot r e l i ed u p on by t he c o u rt a q u o. B o th M r. S e l lo f or t he A p p e l l a nt and M r. M a t o o a ne f or t he R e s p o n d e n ts m u t u a l ly a g r e ed t h at t h is c o u rt m u st go i n to t he q u e s t i on of t he m e r i ts of t he c a se d e s p i te t he f a ct t h at t he l e a r n ed t r i al M a g i s t r a te h ad c l e a r ly r un a w ay f r om t he i s s ue c h o o s i ng to h i de b e h i nd t he q u e s t i on of j u r i s d i c t i on as a f o r e s a i d. 6/... - 6- T he c o u rt a c c e p t ed t h is p r o p o s i t i on in t he i n t e r e s ts of f i n a- lity of t he m a t t e r. I t u rn t h en to d e al w i th t he f a c ts of t he c a se in t he m a t t e r. As e a r l i er s t a t e d, it is c o m m on c a u se t h at t he A p p e l l a nt r e g i s t e r ed h is t i t le to t he d i s p u t ed land in t he o f f i ce of t he R e g i s t r ar of D e e ds in J u ne 1 9 6 9. In M a t s ' e l i so M b a g a m t hi v B u ta P h a l a t si C of A ( C i v) N o. 7 of 1 9 82 G o l d in JA d e a l i ng w i th a s i m i l ar s i t u a t i on had t h is to s a y :- " T he R e s p o n d e nt b e i ng t he r e g i s t e r ed o w n er of t he land an o n us r e s ts u p on t he A p p e l l a nt to r e b ut t he p r e s u m p t i on of r e s p o n d e n t 's r i g h ts of o w n e r s h i p ." W i th r e s p e ct I a g r ee and it w as o b v i o u s ly f or t h is r e a s on t h at t he p a r t i es h e r e in a g r e ed t h at t he d u ty to b e g in w as on t he r e s p o n d e n t s. As e a r l i er s t a t ed t he S e c o nd R e s p o n d e nt c a l l ed o ne P h e e l lo M a s o a bi as h er f i r st w i t n e s s. It w as h is e v i d e n ce t h at he w o r ks at L a n ds S u r v ey as a L a n ds & E s t a t es O f f i c e r. He p r e p a r es l e a s es as p a rt of his d u t i e s. He h as r e c o r ds of t he l e a s es b ut he d o es not n e c e s s a r i ly h a ve p e r s o n al k n o w l e d g e. A c c o r d i ng to t h is w i t n e ss t he d i s p u t ed s i te w as on t he 6th D e c e m b er 1968 a l l o c a t ed to t he S e c o nd R e s p o n d e nt as a b u s i n e ss s i t e. T h is he g l e a ns f r om "the r e c o r d s ." On 2 5 / 1 1 / 87 t he S e c o nd R e s p o n d e nt a p p l i ed f or a l e a s e. T he m a n u s c r i pt r e c o r ds t h is w i t n e ss as h a v i ng s t a t ed in h is own w o r ds "it t r a s p i r ed 7 / . .. - 7- t h at s he ( 2 nd R e s p o n d e n t) h ad n ot r e g i s t e r ed it in t e r ms of t he D e e ds R e g i s t ry A ct 1 9 6 7. A c c o r d i ng to law h er r i g h ts l a p s e d ." I p a u se h e re to o b s e r ve t h at t h is w i t n e ss P h e e l lo M a s o a bi g a ve v e ry d a m a g i ng e v i d e n ce to S e c o nd D e f e n d a n t 's c a se in c h i e f. I a t t a ch d ue w e i g ht to t he f a ct t h at he d id so n o t w i t h- s t a n d i ng t he f a ct t h at he w as S e c o nd R e s p o n d e n t 's o wn w i t n e s s. As I s ee i t, it is c l e ar t h at t h is w i t n e ss h ad no p e r s o n al k n o w l e d ge of t he d i s p u t ed s i t e. He c o u ld n ot t h e r e f o re t e s t i fy to t he t r u t h f u l n e ss of w h e t h er t he S e c o nd R e s p o n d e nt h ad l a w f u l ly b e en a l l o c a t ed t he s i te or n o t. E v en if S e c o nd R e s p o n d e n t 's a l l o c a t i on h ad b e en p r o v ed it is P h e e l lo M a s o a b i 's e v i d e n ce t h at t he S e c o nd R e s p o n d e n t 's r i g h ts l a p s ed a c c o r d i ng to l aw b e c a u se s he h ad n ot r e g i s t e r ed t he s i te in t e r ms of t he D e e ds R e g i s t ry A ct 1 9 6 7. T h is w i t n e ss a d ds t h at "to r e c t i fy t h is t he s i te w as d e c l a r ed an S . D . A. ( S e l e c t ed D e v e l o p m e nt A r e a) a nd t h at it w as so d e c l a r ed on 1 1 / 1 1 / 88 by L e g al N o t i ce 1 98 of 1 9 8 8. T h is r e s u l t ed in a l e a se b e i ng g r a n t ed to S e c o nd R e s p o n d e nt as a f o r e- s a i d. Y et t he s a me w i t n e ss P h e e l lo M a s o a bi t e s t i f i ed in h is e v i d e n ce in c h i ef " we h a ve an e n t ry h e re t h at s a ys t h at t he s a me p l ot w as a l l o c a t ed to K. S e l lo ( t he A p p e l l a n t) on 6 / 6 / 6 9 ." I am s a t i s f i ed t h at at t he t i me of t he a l l e g ed d e c l a r a t i on of t he S . D . A. ( S e l e c t ed D e v e l o p m e nt A r e a) t he A p p e l l a nt w as t he r e g i s t e r ed o w n er of t he s i te as a f o r e s a id a nd as w i ll e m e r ge m o re f u l ly h e r e u n d e r. H e n ce M r. S e l lo f or t he A p p e l l a nt j u s t i- f i a b ly a t t a c ks as i n v a l id n ot o n ly S e c o nd R e s p o n d e n t 's a l l o c a- t i on b ut a l so t he s a id S . D . A. ( S e l e c t ed D e v e l o p m e nt A r e a) as 8 / . .. - 8- w e ll as t he l a t t e r 's l e a se r e s u l t i ng t h e r e f r o m. T he a t t a ck is b a s ed p r i n c i p a l ly on t he f o l l o w i ng g r o u n d s :- ( a) t h at t h e re is no e v i d e n ce t h at t he S e c o nd Respondent, w as l a w f u l ly a l l o c a t ed t he d i s- p u t ed s i t e; ( b) t h at on t he c o n t r a ry t h e re is o v e r- w h e l m i ng e v i d e n ce t h at t he d i s p u t ed s i te w as a l l o c a t ed to t he A p p e l l a n t; ( c) t h at n ot o n ly is t he A p p e l l a nt t he r e g i s t e r ed o w n er b ut t h e re is a l so e v i d e n ce t h at he a c t u a l ly u s ed t he s i te in q u e s t i on w h i le S e c o nd R e s p o n d e nt d id n o t; ( d) t h at t he A p p e l l a n t 's r i g ht of u se of t he s i te in q u e s t i on w as n e v er l a w f u l ly r e v o k e d; ( e) t h at t he S e c o nd R e s p o n d e nt n e v er a p p r o a c h ed or s u ed t he A p p e l l a nt f or e j e c t m e nt f r om t he d i s p u t ed s i t e; ( f) t h at t he S e c o nd R e s p o n d e n t 's l e a se w as e r r o n e o u s ly i s s u ed in as m u ch as s he m i s l ed b o th t he C o m m i s s i o n er of L a n ds a nd t he M i n i s t er c o n c e r n ed t h at t he s i te w as u n- o c c u p i e d; ( g) t h at t he r e al m o t i ve to d e c l a re t he d i s p u t ed s i te a S e l e c t ed D e v e l o p m e nt A r ea in f a v o ur of a p r i v a te i n d i v i d u al a nd t h us g i v i ng u n d ue a d v a n t a ge to t he S e c o nd R e s p o n d e nt w as c o n- t r a ry to S e c t i on 44 of t he L a nd A ct 1 9 79 as a m e n d e d; ( h) t h at t he s a id S DA ( S e l e c t ed D e v e l o p m e nt A r e a) w as w r o n g f u l, i n v a l id a nd of no f o r ce a nd e f f e ct in as m u ch as t he A p p e l l a nt w as n e v er g i v en n o t i ce or a h e a r i ng b e f o re s u ch d e c l a r a t i on c o u ld be e f f e c t e d. 9/... - 9- I p r o c e ed t h en to e x a m i ne t he A p p e l l a n t 's a f o r e s a id g r o u n ds of a t t a ck on S e c o nd R e s p o n d e n t 's c a se in t he s e q u e n ce t a b u l a t ed a b o v e. ( a) W h e t h er S e c o nd R e s p o n d e nt w as a l l o c a t ed t he d i s p u t ed s i t e. I o b s e r ve s t r a i g ht a w ay t h at t he S e c o nd R e s p o n d e nt f a i l ed to c a ll e v en a s i n g le m e m b er of t he l a nd a l l o c a t i ng c o m m i t t ee or a u t h o r i ty in s u p p o rt of h er a l l e g a t i on t h at s he w as a l l o c a t ed t he d i s p u t ed s i t e. As e a r l i er s t a t ed s he led t he e v i d e n ce of P h e e l lo M a s o a bi w ho h o w e v er h ad no p e r s o n al k n l o w l e d ge of t he m a t t er b ut m e r e ly r e l i ed on " r e c o r d s" t h at t he d i s p u t ed s i te w as a l l o c a t ed to t he S e c o nd R e s p o n d e nt as a b u s i n e ss s i te on t he 6 th D e c e m b e r, 1 9 6 8. It w as t he e v i d e n ce of t h is w i t n e ss t h at he h ad o n ly b e en w o r k i ng at t he D e p a r t m e nt of L a n ds s i n ce J a n u a ry 1 9 9 0. Q u i te o b v i o u s ly he d id n ot e v en e x e c u te t he s a id " r e c o r d s" h i m s e l f. In t he c i r c u m s t a n c es I f i nd t h at he c a n n ot t e s t i fy to t he t r u t h f u l n e ss of t he c o n t e n ts of t he s a id r e c o r ds w h i ch m u st t h e r e f o re r e m a in i n a d m i s s i b le to t h at e x t e n t. T he S e c o nd R e s p o n d e nt t h en c a l l ed h er h u s b a nd M o s es M p o b o le as t he S e c o nd a nd l a st w i t n e ss in t he m a t t e r. It w as h is e v i d e n c e, t h at he a p p l i ed f or t he d i s p u t ed s i te in t he n a me of h is w i fe in 1 9 68 " a r o u nd t he 6 th D e c e m b e r ." He c o n t i n u es " it w as a l l o c a t ed to me by t he l a nd a l l o c a t i ng a u t h o r i t y ." T h e re is no e x p l a n a t i on h o w e v er of t h is a p p a r e nt c o n t r a d i c t i on w hy t he s i te w as a l l o c a t ed to t h is w i t n e ss p e r s o n a l ly y et a c c o r d i ng to h im he h ad a p p l i ed f or it in t he n a me of h is w i f e. Be t h at as it m ay it is t h is w i t n e s s 's e v i d e n ce t h at he w as a l l o c a t ed t he s i te by C h i ef M o r a m a ng S e e i s o, 1 0 / . .. - 1 0- A c c o r d i ng to him t h o se w ho w e re p r e s e nt w h en he was so a l l o c a t ed t he site w e re o ne D r. W a it in and one D r. M o k o s e. He h a n d ed in t he a l l o c a t i on c e r t i f i c a te w h i ch was p a rt of EX "A" and w h i ch t u r n ed out in his c r o ss e x a m i n a t i on to be a c a r b on c o p y. I o b s e r ve t h at e v en EX " B" is a c a r b on c o p y. T h is is s u p p o s ed to be a r e c e i pt e v i d e n c i ng S e c o nd R e s p o n d e n t 's a p p l i c a t i on for r e g i s t r a t i on of t he d i s p u t ed site on 27th F e b r u a ry 1 9 6 9. T he c r o ss e x a m i n a t i on on t h is p o i nt a p p e a rs on p a ge 34 of t he r e c o rd of p r o c e e d i n gs as f o l l o w s: " Q: Did y o ur w i fe f e t ch t he c e r t i f i c a te of a l l o c a t i on f r om t he L aw O f f i c e. A: T h e re a re s e v e r al c o p i es Q: So y ou used a c a r b on c o py A: Y e s. Q: Why n ot t he o r i g i n al A: My p a p e rs w e re n ot t h e re at t he Law O f f i ce a n y m o r e ." P r e s s ed f u r t h er a b o ut t he a l l e g ed lost p a p e rs t h is w i t n e ss m a de a s e r i o us a l l e g a t i on in t he f o l l o w i ng t e r m s :- "They w e re n ot lost b ut d e l i b e r a t ly m i s p l a c e d ." I find t h at t h e se a l l e g a t i o ns are c o m p l e t e ly u n s u b s t a n- t i a t e d. 1 1 / . .. - 1 1- S e c o nd R e s p o n d e nt or h er h u s b a nd m a de no a t t e m pt to c a ll e v i d e n ce f r om t he L aw O f f i ce to s u b s t a n t i a te t h e se b a re a l l e- g a t i o n s. N or d id he c r o ss e x a m i ne t he A s s i s t a nt R e g i s t r ar G e n e r a l ( P W 4) on t he i s s u e. As w i ll be s e en l a t er t he l a t t er g a ve e v i d e n ce in s u p p o rt of A p p e l l a n t 's c a s e. I f i nd t h e r e f o re t h at t he p r o b a t i ve v a l ue of EX " 8" is h i g h ly s u s p e ct in t he c i r c u m s t a n c es of t he c a se p a r t i c u l a r ly as S e c o nd R e s p o n d e nt f a i l ed to c o n f r o nt P W4 w i th it to e s t a- b l i sh i ts g e n u i n e n e s s. It p r o v es c o n v e n i e nt at t h is s t a ge to e x a m i ne t he e v i d e n ce of t he s a id C h i ef M o r a m a ng S e e i so ( P W 1 ), D r. C h a r l es T h a bo M a i t in ( P W 3) a nd D r. C o h en N t l e n y a ne M o k o se ( P W 5) on t he q u e s- t i on w h e t h er t he S e c o nd R e s p o n d e nt or h er h u s b a nd w e re a l l o c a t ed t he d i s p u t ed s i te as a l l e g e d. It w as t he e v i d e n ce of PW1 C h i ef M o r a m a ng S e e i so t h at b e t w e en 1 9 68 a nd 1 9 69 he w as t he a c t i ng P r i n c i p al C h i ef of M a t s i e n g. A m o ng o t h er t h i n gs he u s ed to a l l o c a te s i t es in M a s e r u. He d id so w i th a c o m m i t t ee of f o ur p e o p l e. T h e re w as a l so a S e c r e t a ry w ho at t h at p a r t i c u l ar t i me w as o ne C h i ef K h a b o. On p a ge 36 of t he r e c o rd of p r o c e e d i n gs PW1 C h i ef M o r a m a ng S e e i so is r e c o r d ed as h a v i ng c a t e g o r i c a l ly d e n i ed t he S e c o nd R e s p o n d e n t 's c l a im in t he f o l l o w i ng t e r m s :- "I n e v er a l l o c a t ed t he s i te to M p o b o le or h is w i f e ." 1 2 / . .. - 1 2- I f i nd t h at t h is w i t n e ss c o m p l e t ed t he d a m a ge to S e c o nd R e s p o n d e n t 's c a se by a c t u a l ly d i s c l o s i ng to t he c o u rt t h at h is a l l e g ed s i g n a t u re on S e c o nd R e s p o n d e n t 's a l l o c a t i on c e r t i f i c a te EX "A" w as n o t h i ng b ut a f o r g e r y. T he w i t n e ss s t a t es as f o l l o ws on p a ge 36 of t he r e c o rd of p r o c e e d i n g s :- " T he s i g n a t u re of t he s a me c e r t i f i c a te in r e s p e ct of G e o r g i na M p o b o le i n d i c a t es my n a m e. B ut t he s i g n a t u re is n ot m i n e. I d o n 't k n ow w ho f o r g ed my s i g n a t u re a nd w h e n ." I o b s e r ve t h at he w as n ot e v en c h a l l e n g ed on t h is s e r i o us a l l e g a t i o n. I n d e ed P W 1 's e v i d e n ce on t h is i s s ue is c o r r o b o- r a t ed by t h at of t he S e c r e t a ry of t he L a nd A l l o c a t i ng C o m m i t t ee h i m s e l f, P W2 on p a ge 40 of t he r e c o rd of p r o c e e d i n gs w h e r e in he s t a t e s :- "I do n ot k n ow P W 1 's s i g n a t u re to be l i ke t he o ne t h at a p p e a rs on d e f e n d a n t 's c e r t i f i c a te of a l l o c a t i o n ." In d e a l i ng w i th a s i m i l ar s i t u a t i on of a f o r g ed c e r t i f i- c a te of a l l o c a t i on ( F o rm C) A a r on JA in S e e t sa T s o t a ko v M a t s a i sa M a t a b o la C of A ( C i v) N o. 10 of 1 9 86 ( u n r e p o r t e d) h ad t h is to say at p a ge 9:- " T he d e f e n d a n t 's p l ea t h at e v en if t he f a ct of s u ch a l l o c a t i on w as p r o v e d, it w as n e v e r t h e l e ss i m p r o p er or u n l a w f u l, is b a s ed o n ly on t he a s s e r t i on t h at t h e re had b e en a p r i or a l l o c a- t i on of t he s a me s i te to h im in 1 9 7 3. T he m a in d i f f i c u l ty f a c ed by t he d e f e n d a nt in s e e k i ng to e s t a b l i sh t h is f a ct is t h at t he F o rm C p r o d u c ed by h im at t he t r i al is c l e a r ly and i n d i s p u t a b ly a f o r g e r y ." 1 3 / . .. The L e a r n ed J u d ge of A p p e al c o n c l u d ed on p a ge 10 of t he - 1 3- j u d g m e n t :- " D e f e n d a nt w as t h e r e f o re c l e a r ly d i s h o n e st in t e s t i f y i ng t h at t h is f o rm h ad b e en i s s u ed to h im in 1 9 7 3, and o n ce he is f o u nd to h a ve b e en d i s h o n e st in t h is r e s p e c t, d o u bt is t h r o wn on h is e n t i re t e s t i m o n y ." W i th r e s p e ct I a g r ee and I f i nd t h at t h o se r e m a r ks a re a p p o s i te to t he c a se b e f o re m e. I am t h e r e f o re s a t i s f i ed f r om t he c i r c u m s t a n c es of t h is c a se t h at any r e a s o n a b le c o u rt c o u ld h a ve d r a wn an a d v e r se i n f e r e n ce a g a i n st t he S e c o nd R e s p o n d e nt and c o u ld h a ve c o me to t he c o n c l u s i on t h at h er F o rm C had b e en f o r g ed and t h at she f a i l ed to p r o ve t h at t he d i s p u t ed s i te had b e en a l l o c a t ed to h e r. In my j u d g m e nt t he l e a r n ed t r i al M a g i s t r a te s h o u ld h a ve m a de such f i n d i n g s. M o r e o v er as e a r l i er s t a t ed S e c o nd R e s p o n d e nt h as n ot e v en t e s t i f i ed t h at she w as in f a ct a l l o c a t ed t he d i s p u t ed s i te as a l l e g e d. It is f u r t h er s i g n i f i c a nt t h at b o th D r. C h a r l es T h a bo M a i t in ( P W 3) a nd D r. C o h en N t l e n y a ne M o k o se ( P W 5) d e ny t h at n e i t h er S e c o nd R e s p o n d e nt n or h er h u s b a nd w e re a l l o c a t ed a s i te t h e re as t h ey c l a im or at a l l. ( b) t h at on t he c o n t r a ry t h e re is o v e r w h e l m i ng e v i d e n ce t h at t he d i s p u t ed s i te w as a l l o c a t ed to t he A p p e l l a n t. As e a r l i er s t a t ed it is s i g n i f i c a nt t h at S e c o nd R e s p o n d e n t 's o wn w i t n e ss h i m s e lf P h e e l lo M a s o a bl s t a t es on p a ge 30 of t he record:- 1 4 / . .. - 1 4- "We h a ve an e n t ry h e re t h at s a ys t h at t he s a me p l ot w as a l l o c a t ed to K. S e l lo (the A p p e l l a n t) on 6 / 6 / 6 9 ." PW1 C h i ef M o r a m a ng S e e i so w ho w as u n d e n i a b ly the a l l o c a- t i ng C h i ef c l e a r ly g a ve e v i d e n ce f a v o u r a b le to t he A p p e l l a n t. He s t a t es as f o l l o ws on p a ge 36 of the r e c o rd of p r o c e e d i n g s :- " I h a ve s i g n ed f or t he r e g i s t r a t i on of a l l o c a t i on of l a n d. I a l l o c a t ed t he s i te to S e l lo (the A p p e l l a n t ) ." As I read t he e v i d e n ce of t h is w i t n e ss I am s a t i s f i ed t h at t h e re c a n n ot be any q u e s t i on of d o u b le a l l o c a t i on in r e s p e ct of t he d i s p u t ed s i te b e c a u se a c c o r d i ng to him t h e se w e re new s i t es and a s u r v ey w as c a r r i ed out b e f o re a l l o c a t i o n. He w as asked in c r o ss e x a m i n a t i on on p a ge 37 of the r e c o rd of p r o c e e d- i n g s :- " Q: B e f o re y ou a l l o c a te s i t es did y ou h a ve a r e c o rd of p r e v i o us a l l o c a t i o n s: A: I b e l i e ve it w o u ld be f o u nd at t he T o w n s h ip O f f i c e. Q: B e f o re y ou g a ve a l l o c a t ed ( s i c) t he s i te to K h a l a ki S e l lo did y ou c h e ck t he r e c o r d. A: T h e se w e re n ew s i t es and I a l l o c a t ed t h e m ." R e g a r d i ng s u r v e ys he w as a s k ed on p a ge 38 of t he r e c o rd of p r o c e e d i n g s :- " Q: H ow did y ou k n ow t h at t h e re had n ot b e en a ny p r e v i o us a l l o c a t i on A: I c h o se t he s i te to be s u r v e y e d ." 1 5 / . .. - 1 5- P W1 w as t a k en to t a sk in cross e x a m i n a t i on on w h e t h er he h ad a l l o c a t ed to A p p e l l a nt s i te N o. B 21 or 8 22 b ut I f i nd t h at t he c r o ss e x a m i n a t i on t h e r e in w as n ot o n ly i n e f f e c t i ve b ut a l so i n c o n c l u s i ve a nd it c l e a r ly l o st i ts s t i ng w h en t he f o l l o w i ng q u e s t i on w as p ut to t he w i t n e ss a f t er a l l :- " Q: I t a ke it y ou d o n 't k n ow if y ou h ad a l l o c a t ed S e l lo B 21 or B 22 b e c a u se it w as a l o ng t i me a go a nd y ou d id n ot g et t he r e c o r d s. A: T h at is s o ." T h en t h e re w as t he e v i d e n ce of P W2 S e k a ke M e s h ak K h a bo w ho t e s t i f i ed t h at he u s ed to w o rk f or t he M i n i s t ry of I n t e r i or in t he T o w n s h ip S e c t i o n. He w as t he S e c r e t a ry of t he l a nd a l l o c a t i ng c o m m i t t ee f r om 1 9 66 to 1 9 7 1. T he c o m m i t t ee w as c o m p o s ed of t he P r i n c i p al C h i e f, t he D i s t r i ct C o m m i s s i o n e r, t he C h i ef of t he r e s e r ve ( P h i ri M o t e m e k o a n e) a nd t he S e c r e t a r y. It is s i g n i f i c a nt t h at a c c o r d i ng to t he u n c h a l l e n g ed e v i d e n ce of t h is w i t n e ss " s i t es w e re f i r st s u r v e y e d" b e f o re a l l o c a t i on by t he c o m m i t t e e. It Is h is e v i d e n ce t h at " t he o f f i ce of t he d i s t r i ct C o m m i s s i o n er w o u ld t h en be r e s p o n s i b le f or t he a c t u al p l a c e m e nt of a l l o t t e e s. T he C h i ef s i g n ed a f t e r w a r d s ." H o w e v er t h is w i t n e ss t e s t i f i ed t h at " t he p r o c e- d u re f or a l l o c a t i on h as c h a n g ed so m a ny t i m e s ." He k n ew t he S e c o nd R e s p o n d e nt w e l l. A c c o r d i ng to P W2 t he C o m m i t t ee u s ed to h a ve m i n u t e s. " T h e re w e re a l so t he r e g i s t er of s i t es c o n t a i n i ng a ll i n f o r m a- t i o n. E a ch A p p l i c a nt h ad a f i l e ." He w as e m p h a t ic t h at in a ll 1 6 / . .. - 1 6- t he y e a rs he h ad w o r k ed he d id n ot k n ow of a d o u b le a l l o c a- t i o n, a d d i ng " it c o u ld n ot h a p p en d u r i ng my t i m e ." P W2 r e c a l ls " v e ry w e l l" t h at t he A p p e l l a nt w as a l l o c a t ed a s i te at C a t h e d r al A r e a. He i d e n t i f i es A p p e l l a n t 's F o rm C as b e i ng in r e s p e ct of t h at s i t e. S i g n i f i c a n t ly he c o r r o b o- r a t es P W1 on p a ge 39 of t he r e c o rd of p r o c e e d i n gs t h at " t h o se w e re n ew s i t es j u st r e c e n t ly s u r v e y e d ." He is u n c h a l l e n g ed in t h is r e s p e ct n or is he c h a l l e n g ed in h is c o n f i r m a t i on t h at t he A p p e l l a nt w as a l l o c a t ed w i th o t h er p e o p le n a m e ly P W3 D r. M a i t in a nd P W5 D r. ' M o k o s e. A c c o r d i ng to P W2 t he s i te 8 21 h ad b e en g i v en s o m e o ne e l se w ho h o w e v er e x c h a n g ed s i t es w i th t he A p p e l l a nt as t he l a t t er s t a t ed at t he s i te t h at he p r e f e r r ed 8 21 to B 2 2. T he p r o c e- d u re w as t h at t he c o m m i t t ee w o u ld s it to t a ke m i n u t e s. T he p a p e rs w e re n ot s i g n ed t h e n. T h ey w e re s i g n ed a f t er t he p e o p le h ad b e en s h o wn t he s i t e s. He c o n f i r ms t h at t he i n i t i al on B 22 is h is a d d i ng "I d id t h is e v e ry t i me b e c a u se a f t er t a k i ng t he p e r s on to t he s i te p e o p le u s ed to e x c h a n ge s i t es a f t er t h ey h ad i n s p e c t ed t h e m ." P W2 c o n f i r ms t h at A p p e l l a n t 's F o rm C h as b e en s i g n ed by P W1 C h i ef M o r a m a ng S e e i s o. He is u n c h a l l e n g ed on t h is i s s ue as w e ll as on t he f a ct t h at he k n o ws P W 1 's s i g n a t u re w e l l. He t e s t i f i es t h at he h as no k n o w l e d ge of S e c o nd R e s p o n d e nt h a v i ng b e en g r a n t ed t he s i te in h is p r e s e n c e, n o t i ng t h at a c c o r d i ng to t he t i me q u o t ed he w as t h en S e c r e t a r y. In c r o ss e x a m i n a t i on he c o n f i r ms t h at t he c h i ef s i g n ed a f t er t he s i t es h ad b e en s h o wn to t he a l l o t t e e s. A s k ed w hy 1 7 / . .. - 1 7- C h i ef M o r a m a ng d id n ot s i gn f or t he a l t e r a t i on h is r e p ly w as t h at t h ey d id n ot w o rk l i ke t h at a d d i ng t h at he w as u n a b le to a n s w er t he q u e s t i on p e r s o n a l l y. P W2 w as f u r t h er a s k ed in c r o ss e x a m i n a t i on to c o m p a re t he P r i n c i p al C h i e f 's s i g n a t u re on t he c e r t i f i c a te of a l l o c a t i on of t he A p p e l l a n t, D r. M o k o se a nd t he S e c o nd R e s p o n d e n t. It is s i g n i f i c a nt t h at a c c o r d i ng to t he w i t n e ss t he c h i e f 's s i g n a t u re on t he A p p e l l a n t 's a l l o c a t i on c e r t i f i c a te is s i m i l ar to t h at of D r. M o k o s e 's a l l o c a t i on c e r t i f i c a te w h i le t h at of t he S e c o nd R e s p o n d e nt is d i f f e r e n t. It s e e ms to me t h at t h is is f u r t h er p r o of t h at t he c h i e f 's s i g n a t u re on S e c o nd R e s p o n- d e n t 's c e r t i f i c a te of a l l o c a t i on is f o r g e d, P W2 f u r t h er s i g n i f i c a n t ly e x p l a i n ed t h at t he c e r t i f i c a t es of a l l o c a t i on b e ar d i f f e r e nt d a t es b e c a u se t he a l l o t t e es c o l l e c t ed t h em on d i f f e r e nt d a t e s. T h e re w as t h en t he e v i d e n ce of P W3 D r. C h a r l es T h a bo M a i t in w ho t e s t i f i ed t h at he o w ns s i te 22 w h i ch " m ay be p r e c e d ed by a " B ". He e x c h a n g ed it w i th t he l a te N k e m e l e. S i g n i f i c a n t ly he t e s t i f i es on p a ge 43 of t he r e c o rd of p r o c e e d i n gs "I w as n e v er a l l o c a t ed a s i te t h e re at t he s a me t i me as M p o b o l e ." He f u r t h er t e s t i f i es t h at " s o me t i me l a st y e a r" he t o ld S e c o nd R e s p o n d e nt t h at he t h o u g ht t he d i s p u t ed s i te b e l o n g ed to t he A p p e l l a n t. T h is w i t n e ss w as n ot c r o s s- e x a m i n ed a l t o g e t h e r. T he e v i d e n ce of P W4 ' M a l i p o l e lo P e t l a ne i s b r i e f ly to t he e f f e ct t h at s he w o r ks at t he o f f i ce of t he R e g i s t r ar of D e e ds 1 8 / . .. - 1 8- as A s s i s t a nt R e g i s t r ar G e n e r a l. The d o c u m e n ts of the o f f i ce are u n d er her c o n t r o l. A c c o r d i ng to t h is w i t n e ss on page 44 of the record of p r o c e e d i n g s, site B21 a p p e a rs in the n a me of Khalaki S e l lo u n d er deed N o . 6 5 2 2. It w as n e v er t r a n s f e r r e d. No o t h er p e r s on has been a l l o c a t ed t h at s i t e ." I o b s e r ve t h at t h is w i t n e ss was u n c h a l l e n g ed on this i s s u e. She was m e r e ly asked a b o ut some a l t e r a t i o ns in A p p e l l a n t 's deed to the e x t e nt t h at t h e re is a h a n d - w r i t t en letter " B" inserted t h e r e in and t h at it is not signed f o r. This w i t n e ss e x p l a i n ed in r e - e x a m i- n a t i on h o w e v er t h at if the t i t le deed is a c c e p t a b le to the R e g i s t r ar it is the l e t t e r 's o f f i ce w h i ch is r e s p o n s i b le for a n y t h i ng wrong t h e r e i n. I a c c e pt t h at the R e g i s t r ar of D e e ds is vested with a d i s c r e t i on in t e r ms of the D e e ds R e g i s t ry Act 1967 to a c c e pt or r e j e ct r e g i s t r a t i on of a c e r t i f i c a te of t i t l e. S e c t i on 5 of the D e e ds R e g i s t ry Act 1967 p r o v i d es in p a r t :- " 5. T he R e g i s t r ar shall s u b j e ct to t he p r o v i s i o ns of t h is A ct - ( b) e x a m i ne all d e e ds or o t h er d o c u m e n ts s u b m i t t ed to him f or e x e c u t i on or r e g i s t r a- t i o n, and a f t er e x a m i n a t i on r e j e ct any such deed or o t h er d o c u m e nt t he e x e c u- t i on or r e g i s t r a t i on of w h i ch is n ot p e r m i t t ed by t h is A ct or by any o t h er l a w, or to t he e x e c u t i on or r e g i s t r a t i on of w h i ch any o t h er valid o b j e c t i on e x i s t s ." 1 9 / . .. - 1 9- S e c t i on 13 (3) r e a f f i r ms t he d i s c r e t i on of the R e g i s t r ar of D e e ds in t he f o l l o w i ng w o r d s: " T he r e g i s t r ar s h a ll w i t h in h is d i s c r e t i on h a ve t he r i g ht to a t t e s t, e x e c u te and r e g i s t er o r i g i n al c e r t i f i c a t es of t i t le a u t h o r i s i ng t he o c c u p a t i on or u se of l a n d, p r o v i d ed such o r i g i n al c e r t i f i c a te of t i t le is p r e s e n t ed to h im in d u p l i c a te in a f o rm p r e s c r i b ed by h i m ." S e c t i on 13 (4) a l so p r o v i d es as f o l l o w s :- "The r e g i s t r ar s h a ll h a ve t he r i g ht to r e f u se to a t t e s t, e x e c u te or r e g i s t er any deed of t r a n s f e r, m o r t a ge bond or c e r t i f i c a te of t i t le or r e g i s t r a t i on of any kind m e n t i o n ed in t h is A ct if s u ch d e ed or d o c u m e nt is in- c o r r e c t ly p r e p a r ed and he shall f u r t h er h a ve t he r i g h t, if in h is o p i n i on such deed or d o c u m e nt is of so c o m p l i c a t ed a n a t u re t h at it can o n ly be p r e p a r ed by a q u a l i f i ed c o n- v e y a n c e r, to r e f u se to a t t e s t, e x e c u te or r e g i s t er such deed or d o c u m e nt u n l e ss it h as b e en p r e p a r ed by a c o n v e y a n c er p r a c t i s i ng or r e g i s t e r ed to p r a c t i se in L e s o t h o ." In t he c i r c u m s t a n c es of this c a se as a f o r e s a id I am s a t i s f i ed t h e r e f o re t h at t h e re is o v e r w h e l m i ng e v i d e n ce t h at t he A p p e l l a nt was a l l o c a t ed t he d i s p u t ed s i te in q u e s t i o n. I hold t h e r e f o re t h at t he a l l e g ed a l t e r a t i o ns on w h i ch M r. M a t o o a ne r e l i es for a t t a c k i ng A p p e l l a n t 's t i t le are i n c o n- s e q u e n t i al t e c h n i c a l i t i es w h i ch do not a f f e ct t he v a l i d i ty of A p p e l l a n t 's t i t le to t he d i s p u t ed s i t e. 2 0 / . .. - 2 0- ( c) T h at h ot o n ly is t he A p p e l l a nt t he r e g i s t e r ed o w n er b ut t h e re is a l so e v i d e n ce t h at he a c t u a l ly u s ed t he s i te in q u e s t i on w h i le S e c o nd R e s p o n d e nt d id n o t. I h a ve a l r e a dy h e ld t h at t he d i s p u t ed s i te w as a l l o c a t ed to t he A p p e l l a n t. M o r e o v er as e a r l i er s t a t ed it is c o m m on c a u se t h at t he s a id s i te w as r e g i s t e r ed in t he n a me of t he A p p e l l a nt in t he o f f i ce of t he R e g i s t r ar of D e e ds in J u ne 1 9 6 9. I am s a t i s f i ed t h e r e f o re t h at t he A p p e l l a nt is t he r e g i s t e r ed o w n er of t he d i s p u t ed s i t e. S u ch is t he e f f e ct of r e g i s t r a t i o n. T he l e a r n ed a u t h o rs R . W. L ee a nd A . M. H o n o r e: T he S o u th A f r i c an L aw of P r o p e r t y, F a m i ly R e l a t i o ns a nd S u c c e s s i on s t a te t he law v e ry s u c c i n t ly as f o l l o ws on p a ge 21 at p a r a g r a ph 1 8 :- " R e g i s t r a t i on as o w n er is p r o of of o w n e r s h i p ." S ee a l so M a t s ' e l i so M b a g a m t hi v B u ta P h a l a t si ( s u p r a ). It is c o r r e ct to s ay t h at r e g i s t r a t i on is n ot c o n c l u s i ve p r o of of o w n e r s h ip a nd t h at t h e re m ay be c a s es w h e re s u ch r e g i s t r a t i on h as b e en o b t a i n ed t h r o u gh f r a ud or by m i s t a k e. In s u ch c a s es r e g i s t r a t i on d o es n ot c o n f er o w n e r s h i p. In t he c a se b e f o re me h o w e v er t h e re is o v e r w h e l m i ng e v i d e n ce t h at t he A p p e l l a nt w as l a w f u l ly a l l o c a t ed t he d i s p u t ed s i te w h i ch w as l a w f u l ly r e g i s t e r ed in h is n a me in t e r ms of t he D e ed R e g i s t ry A ct 1 9 6 7. In t he c i r c u m s t a n c es I am s a t i s f i ed t h e r e f o re t h at r e g i s t r a t i on in t he c a se b e f o re me is c o n c l u s i ve p r o of of t he A p p e l l a n t 's o w n e r s h ip of t he d i s p u t ed s i t e. On t he q u e s t i on of t he a c t u al u se of t he d i s p u t ed s i te t he S e c o nd R e s p o n d e n t 's h u s b a nd a d m i t t ed u n d er c r o ss e x a m i n a- t i on t h at a f t er he h ad b e en a l l o c a t ed t he s i te he r e a l i s ed t h at 2 1 / . .. - 2 1- s o m e o ne w as u s i ng i t. A c c o r d i ng to h im t h o u gh " t h e re w e re j u st s h a c k s ." He f u r t h er s i g n i f i c a n t ly a d m i t t ed t h at t h e re w as a l so a t o i l et t h e re a nd a f e n ce m a de of s p l it p o l es w h i ch w e re r e m o v ed o ne by o n e. He w as t h en a s k e d :- " Q: D id y ou k n ow w h en it ( t he s i t e) w as u s ed by y o ur f e l l ow c h u r ch g o er S e l lo S e l lo of F u n e r al S e r v i c e s. A :: No - b ut I k n ew w h en it w as b e i ng u s e d ." A l t h o u gh t he A p p e l l a nt d id n ot g i ve e v i d e n ce in t he m a t t er I am n e v e r t h e l e ss s a t i s f i ed t h at as t he r e g i s t e r ed o w n er of t he s i te p r o b a b i l i t i es a re t h at he is t he o ne w ho w as u s i ng t he s i te w i t h o ut a ny o b j e c t i on or h i n d e r a n ce by S e c o nd R e s p o n d e n t. On t he o t h er h a nd I am s a t i s f i ed t h at t he l a t t er h as n e v er u s ed t he d i s p u t ed s i te at all a nd t h at t h is is i n c o n s i s t e nt w i th h er a l l e g a t i on t h at s he w as a l l o c a t ed t h is s i te in 1 9 69 w h i ch w as a b o ut 24 y e a rs p r i or to t he c o u rt p r o c e e d i n gs in t he m a t t e r. It is s i g n i f i c a nt t h at s he d id n ot e v en i n i t i a te t he c o u rt p r o c e e d i n gs h e r e s e l f. ( d) T h at t he A p p e l l a n t 's r i g ht of u se of t he s i te in q u e s t i on w as n e v er l a w f u l ly r e v o k e d. T h e re is a b s o l u t e ly no e v i d e n ce t h at t he A p p e l l a n t 's r i g ht of u se in r e s p e ct of t he d i s p u t ed s i te w as e v er l a w f u l ly r e v o k e d. S ee Q h o q ha v F o k o t hi 1 9 7 1 - 73 L LR 2 74 2 2 / . .. - 2 2- (e) T h at t he R e s p o n d e nt n e v er a p p r o a c h ed or sued t he A p p e l l a nt f or e j e c t m e nt f r om t he d i s p u t ed s i t e. It is t he e v i d e n ce of S e c o nd R e s p o n d e n t 's h u s b a nd t h at he f i r st k n ew of A p p e l l a n t 's c l a im to t he s i te as f ar back as in the 1 9 7 0 s. He w as a s k ed by the A p p e l l a nt in c r o ss e x a m i n a t i o n :- " Q: W h en did y ou k n ow t h at I a l so c l a i m ed t he s i t e. A: I g ot to k n ow - it w as in t he 1 9 7 0 s. Q: E a r ly or l a te 7 0 s. A: E a r ly 7 0 s ." P r e s s ed on why he did not t a ke s t e ps to sue t he A p p e l l a nt t he S e c o nd R e s p o n d e n t 's husband became very evasive. He w as a s k e d :- " Q: W h at s t e ps did y ou t a ke A: Q: I d id n ot go to y o u. s i t e. I w e nt to t he Y ou k n ow me - w hy d i d n 't y ou c o me to me A: I w e nt to v a r i o us o f f i c es and no o ne c a me to my a s s i s t a n c e. Q: If s o m e o ne t a k es a w ay s o m e t h i ng f r om W hy d i d n 't y ou do y o u, y ou s ue t h e m. t h a t. I w e nt to t he o f f i c es a nd w as t o ld t he And later he s a y s: s i te w as m i n e ." A: "I k e pt b e i ng p r o m i s ed t h at t he s i te w as m i n e ." 2 3 / . .. -23- I o b s e r ve t h at S e c o nd R e s p o n d e nt or h er h u s b a nd d id n ot c a ll a ny w i t n e ss to s u b s t a n t i a te t he c l a im t h at t h e re w e re a ny p r o m i s es t h at t he s i te w as t h e i r s. F or my p a rt I f i nd it e x t r e m e ly h a rd to i m a g i ne t h at if t he S e c o nd R e s p o n d e nt h ad a g e n u i ne c l a im to t he s a id s i te at all s he c o u ld h a ve s l e pt on h er r i g h ts so to s p e ak and f a i l ed to s ue t he A p p e l l a nt f or s u ch an i n o r d i n a te l e n g th of t i me s p a n n i ng f or a b o ut 24 y e a r s. ( f) T h at t he S e c o nd R e s p o n d e n t 's l e a se w as e r r o n e o u s ly i s s u ed in as m u ch as s he m i s l ed t he C o m m i s s i o n er of L a n ds a nd t he M i n i s t er c o n c e r n ed t h at t he s i te in q u e s t i on w as u n- o c c u p i e d. D e s p i te t he f a ct t h at S e c o nd R e s p o n d e n t 's h u s b a nd k n ew of t he A p p e l l a n t 's c l a im to t he s i te as f ar b a ck as 1 9 70 e v i d e n ce s h o ws t h at t h is i m p o r t a nt i n f o r m a t i on w as n ot r e v e a l ed to t he r e g i s t e r i ng a u t h o r i t i es w h en a l e a se w as b e i ng s o u g ht by S e c o nd R e s p o n d e n t. T h is a p p e a rs in t he c r o ss e x a m i n a t i on of S e c o nd R e s p o n d e n t 's h u s b a nd M o s es M p o b o le as f o l l o w s :- " Q: W h en y o ur w i fe w e nt to a p p ly f or a l e a se d id s he r e v e al t h at t h e re w as s o m e o ne e l se on t he s i t e. A: I do n ot k n o w. Q: B ut s he w as y o ur a g e n t. D id s he s ay it or n o t. A: No - b ut s he w e nt a nd t he l e a se w as p r o c e s s e d ." 2 4 / . .. - 2 4- S e c o nd R e s p o n d e n t 's own w i t n e ss P h e e l lo M a s o a bi c o n c e d ed u n d er c r o ss e x a m i n a t i on on p a ge 30 of t he r e c o rd of p r o c e e d i n gs t h at t he p e r s on w ho p r o c e s s ed t he l e a se and t h us " r e s t o r ed t he r i g h ts t h at M r s. M p o b o le had l o s t" w as a w a re of t he a l l o c a t i on to s o m e o ne e l s e. O n ce m o re t h is w i t n e ss m a de a f a t al c o n c e s s i on a g a i n st S e c o nd R e s p o n d e n t 's c l a im u n d er c r o ss e x a m i n a t i on in the f o l l o w i ng t e r m s :- " Q: In t he p r o c e ss t he p e r s on w ho a p p r o a c h ed t he L a n ds C o m m i s s i o n er m u st h a ve c o n c e a l ed t he f a ct t h at t h e re w as a p r e v i o us a l l o t t ee A: Y e s ." He w as l a t er a s k ed :- " Q: You m u st a g r ee t h at w h e re t he C o m m i s s i o n er h as b e en m i s l ed t h at t he s i te is u n o c c u p i ed and so c o n s e q u e n t ly h as t he M i n i s t er - w h e re is t he v a l i d i ty of t h at a l l o c a t i o n. A: T h e re is no v a l i d i t y ." In t he c i r c u m s t a n c es I a c c e pt t h at t he S e c o nd R e s p o n d e n t 's l e a se w as e r r o n e o u s ly i s s u ed a f t er t he C o m m i s s i o n er of L a n ds and t he M i n i s t er c o n c e r n ed had b e en d e l i b e r a t e ly m i s l ed t h at the d i s p u t ed s i te w as u n o c c u p i e d. ( g) T h at t he real m o t i ve to d e c l a re t he d i s p u t ed s i te a S e l e c t ed D e v e l o p m e nt A r ea in f a v o ur of a p r i v a te i n d i v i d u al and t h us g i v i ng u n d ue a d v a n t a ge to t he S e c o nd R e s p o n d e nt w as c o n t r a ry to S e c t i on 44 of t he L a nd A ct 1979 as a m e n d e d. - 2 5- - 2 5- It p r o v es c o n v e n i e nt to c o n s i d er t h is s u b m i s s i on t o g e t n er w i th M r. S e l l o 's s u b m i s s i on ( h) a b o ve w h i ch is to t he f o l l o w i ng e f f e c t :- ( h) T h at t he s a id S e l e c t ed D e v e l o p m e nt A r ea w as w r o n g f u l, i n v a l id a nd of no f o r ce or e f f e ct in as m u ch as t he A p p e l l a nt w as n e v er g i v en n o t i ce or a h e a r i ng b e f o re s u ch d e c l a r a t i on c o u ld be e f f e c t e d. S e c t i on 44 of t he L a nd A ct 1 9 79 p r o v i d es as f o l l o w s :- " W h e re it a p p e a rs to t he M i n i s t er in t he p u b l ic i n t e r e st so to do f or p u r p o s es of s e l e c t ed d e v e l o p m e n t, t he M i n i s t er m a y, by n o t i ce in t he G a z e t te d e c l a re a ny a r ea of l a nd to be a s e l e c t ed d e v e l o p m e nt a r e ea a n d, t h e r e u p o n, all t i t l es to l a nd w i t h in t he a r ea s h a ll be e x t i n g u i s h ed b ut s u b s t i t u te r i g h ts m ay be g r a n t ed as p r o v i d ed u n d er t h is P a r t ." In my v i ew t h is s e c t i on c an o n ly be r e s o r t ed to in t he p u b l ic i n t e r e st a nd n ot f or p r o t e c t i on of i n d i v i d u al or p r i v a te i n t e r e s t s. I f i nd t h e r e f o re t h at it w as w r o ng in law to d e c l a re t he d i s p u t ed s i te a s e l e c t ed d e v e l o p m e nt a r ea m e r e ly to r e v i ve t he S e c o nd R e s p o n d e n t 's r i g h ts w h i ch had b e en e x t i n- g u i s h ed by h er f a i l u re to r e g i s t er t he s i t e. T he d e c l a r a t i on w as t h e r e f o re n ot m a de in t he p u b l ic i n t e r e st and is t h e r e f o re i n v a l id as b e i ng c o n t r a ry to s e c t i on 44 of t he L a nd A ct 1 9 7 9. B e s i d e s, t h e re is a b s o l u t e ly no e v i d e n ce t h at t he A p p e l l a nt w ho c l e a r ly h ad a l e g i t i m a te e x p e c t a t i on to be h e a rd w as e v er g i v en n o t i ce and h e a r i ng b e f o re s u ch d e c l a r a t i on of a S e l e c t ed D e v e l o p m e nt A r ea c o u ld be e f f e c t e d. I h a ve c o me to t he c o n- 2 6 / . .. - 2 6- c l u s i on t h e r e f o re t h at t he s a id d e c l a r a t i on of a s e l e c t ed d e v e l o p m e nt a r ea w as i n v a l id a nd of no f o r ce a nd e f f e c t; s ee P a g es S t o r es ( P t y) L t d. v L e s o t ho A g r i c u l t u r al B a nk a nd o t h e rs C of A ( C i v) N o. 14 of 1 9 8 8. In t he c i r c u m s t a n c es I am n ot s u r p r i s ed t h at S e c o nd R e s p o n d e n t 's o wn w i t n e ss P h e e l lo M a s o a bi c o n c e d ed u n d er c r o ss e x a m i n a t i on :- " T he l e a se w as e r r o n e o u s ly i s s u e d ." It w as t h e r e f o re i n e v i t a b le f or t he l e a r n ed t r i al M a g i s t r a te to m a ke t he f i n d i ng in h is j u d g m e nt t h at t he S e c o nd R e s p o n d e n t 's a f o r e s a id l e a se " w as i m p r o p e r ly i s s u e d ." In my v i ew he s h o u ld t h en h a ve e n t e r ed j u d g m e nt f or t he p l a i n t i ff in t he c i r c u m s t a n c e s. T he c a se f or F i r st R e s p o n d e nt w as w o r s e. He d id n ot e v en b o t h er to t e s t i fy in t he m a t t er c h o o s i ng i n s t e ad to c a st h is f a te to t h at of t he S e c o nd R e s p o n d e n t. As I s ee i t, he s i m p ly h ad no d e f e n ce at a l l. In all t he c i r c u m s t a n c es of t he c a se I am s a t i s f i ed t h at t h e re w as o v e r w h e l m i ng e v i d e n ce a g a i n st t he r e s p o n d e n ts and t h at any r e a s o n a b le c o u rt c o u ld h a ve f o u nd f or t he A p p e l l a nt in t he m a t t e r. I n d e ed I f i nd t h at it w as a t r a v e r s i ty of j u s t i ce f or t he l e a r n ed t r i al M a g i s t r a te n ot to h a ve e n t e r ed j u d g m e nt f or t he A p p e l l a n t. In t he r e s u lt t h e r e f o re t he a p p e al is a l l o w ed w i th c o s t s. T he j u d g m e nt of t he c o u rt a q uo is a l t e r ed to r e a d: 2 7 / . .. - 27 - "An order ejecting Defendants from the aforesaid site together with any other persons who may be occupying it with their authority is hereby granted to the Plaintiff with c o s t s ." M. M. RAMODIBEDI ACTING JUDGE For Appellant : M r. Sello For Respondents: M r. Matooane