Michael Mulyanti & Anor v Jackeline Batalingaya & 3 Ors (Civil Suit No.434 of 2008) (Civil Suit No.434 of 2008) [2009] UGHC 99 (26 August 2009)

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\qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid7550158\charrsid12805363 \par }{\b\insrsid7550158\charrsid12805363 1. MICHAEL MULYANTI \par 2. SAM MULYANTI (suing as \par Administrators to the Estate \par Of Late Muses Mulyanti)\tab \tab \'85\'85\'85\'85\'85\'85\'85\'85\'85.\tab PLANTIFFS \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\b\insrsid7550158\charrsid12805363 -VS- \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\b\insrsid7550158\charrsid12805363 1. JACKELINE BATALINGAYA \par 2. JANETTE BATARINGAYA \par 3. JULIET BATARINGAYA \par 4. GEOFFREY BATARINGAYA\tab \'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\tab DEFENDANTS \par \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\b\insrsid7550158\charrsid12805363 BEFORE HON. JUSTICE RUBBY AWERI OPIO \par \par }{\b\ul\insrsid7550158\charrsid12805363 JUDGMENT \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid7550158\charrsid12805363 \par \par }{\b\ul\insrsid7550158\charrsid12805363 Background: \par }{\insrsid7550158\charrsid12805363 The Plaintiffs instituted this suit in their capacity as administrators of the estate of the late Moses Mulyanti and for the beneficiaries of the estate for a declaration that they are lawful or bonafide occu}{ \insrsid10518274\charrsid12805363 pant}{\insrsid5270923\charrsid12805363 s}{\insrsid10518274\charrsid12805363 on the suit land comprised in Kibuga Block 27 Plots 8, 17 and 126. The Plaintiffs contended that the late Moses Mulya nti and some of the beneficiaries entere}{\insrsid5270923\charrsid12805363 d on the suit land with the conse}{\insrsid10518274\charrsid12805363 nt of the Defendants\rquote predecessor in title and occupied, utilized and developed the suit land unchallenged by the registered proprietors or their agents from the early 1970s to date. The Plaintiffs claimed that the }{\insrsid15431195\charrsid12805363 estate of the late Moses Mulyanti included a kibanja on the suit land. They further claimed that they were in possession and had developments and structures on the suit land, some of which were extensively damaged by the D efendants or their agents whereof they claim damages.}{\insrsid7550158\charrsid12805363 \par }{\insrsid16397722\charrsid12805363 \par The Defendants\rquote case was that they were the registered proprietors of the land being beneficiaries to the estate of the late Basil Bataringaya who bought and acquired the land in 1968 with all structur es thereon including the current houses resided in by Nakato Medina and Susan. Besweri Mulyanti who owned the land and constructed structures thereon prior to 1970 }{\insrsid5270923\charrsid12805363 had }{\insrsid16397722\charrsid12805363 sold the same and transferred title to the said Basil Bataringaya. Subsequently, Moses Mulyanti challenged the said transaction and transfer but later abandoned the lawful acquisition by Basil Bataringaya. The matter of legal proceedings relating to the legal dispute of ownership and claim was in proceed}{\insrsid5270923\charrsid12805363 ings under Miscellaneous Cause 7 }{\insrsid16397722\charrsid12805363 of 1970}{\insrsid5270923\charrsid12805363 , }{\insrsid16397722\charrsid12805363 Basil Bataringaya v Moses Mulyanti where a consent order was entered and extracted. The Defendants contended that Moses Mulyanti and his sister con}{\insrsid5270923\charrsid12805363 tinu}{\insrsid16397722\charrsid12805363 ed occupancy of the land on the permission and consent of Basil Bataringaya and the beneficiaries herein Defendants as tenants at will and license}{\insrsid5270923\charrsid12805363 e}{\insrsid16397722\charrsid12805363 . \par \par Subsequently when the Defendants became of age they requested Moses Mulyanti to vacate the land and houses so that}{\insrsid5270923\charrsid12805363 , }{\insrsid16397722\charrsid12805363 as beneficiaries of their father\rquote s estate}{ \insrsid5270923\charrsid12805363 , }{\insrsid6497640\charrsid12805363 they could start using their land. However, the Mulyanti family requested for more time to relocate. Unfortunately upon the death of Moses Mulyanti, the administrators and alleged beneficiaries started claiming bonafide or lawful or kibanja ownership on the land and structures thereon. The Defend ants concluded that the Plaintiffs or occupants on the land have no claim to justify before court on grounds of locus standi, }{\insrsid5270923\charrsid12805363 resjudicata, }{\insrsid6497640\charrsid12805363 limitation and non- compliance with the provisions of the Land Act. \par \par }{\b\ul\insrsid6497640\charrsid12805363 \par Agreed Facts}{\insrsid6497640\charrsid12805363 : \par During the scheduling conference the following facts were agreed upon:- \par \par {\listtext\pard\plain\insrsid6497640\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (1)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid6497640\charrsid12805363 That Besweri Mulyanti sold the suit land in 1968 to Basil Bataringaya. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid6497640\charrsid12805363 \par {\listtext\pard\plain\insrsid16397722\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (2)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid16397722\charrsid12805363 }{\insrsid6497640\charrsid12805363 That the Defendants are the registered proprietors of the suit land comprised in Kibuga Block 27 Plots 9, 17 and 126.}{\insrsid16397722\charrsid12805363 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid6497640\charrsid12805363 \par {\listtext\pard\plain\insrsid6497640\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (3)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid6497640\charrsid12805363 The Plaintiffs are the administrator}{\insrsid5270923\charrsid12805363 s }{\insrsid6497640\charrsid12805363 of the estate of the late Moses Mulyanti, who resided on the suit land from early 1970s to 2001, when he died.

\par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid6497640\charrsid12805363 \par {\listtext\pard\plain\insrsid6497640\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (4)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid6497640\charrsid12805363 Whether the Plaintiffs\rquote claim is of Kibanja, lawful or bona fide occupancy. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid6497640\charrsid12805363 \par {\listtext\pard\plain\insrsid6497640\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (5)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid6497640\charrsid12805363 Whether the Plaintiffs are entitled to the remedies and reliefs prayed for in the plaint. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid6497640\charrsid12805363 \par {\listtext\pard\plain\insrsid6497640\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (6)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid6497640\charrsid12805363 Whether the Plaintiffs have a lawful claim to the structures on the suit land and are entitled to reliefs arising from damages to the structures. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid6497640\charrsid12805363 \par {\listtext\pard\plain\insrsid6497640\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (7)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid6497640\charrsid12805363 Whether the Defendants are }{\insrsid8214171\charrsid12805363 entitled to the reliefs sought in their defence.}{\insrsid6497640\charrsid12805363 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid4742246\charrsid12805363 \par }{\b\ul\insrsid4742246\charrsid12805363 Resolution of issues: \par }{\b\insrsid4742246\charrsid12805363 Issue No. I: Whether the Plaintiffs have locus standi to bring this suit.}{\insrsid4742246\charrsid12805363 \par }{\insrsid7224917\charrsid12805363 \par On this issue the Plaintiff relied mainly on the evidence of Micheal Mulyanti Pw(1) and Sam Mulyanti Pw(2). \par }{\insrsid2519744\charrsid12805363 \par Michael Mulyanti Pw1 testified inter alia that he was the administrator of the estate of his late brother, Moses Mulyanti through Letters of Administration }{\insrsid5642998\charrsid12805363 granted}{\insrsid2519744\charrsid12805363 to him and his nephew Sam Mulyanti in the year 2004. A copy of the Letters of Administration was marked exhibit P1. Sam Mulyanti Pw2 confirmed }{\insrsid5270923\charrsid12805363 t}{\insrsid2519744\charrsid12805363 hat he was co-administrator of the estate of the late Moses Mulyanti together with Michael Mulyanti. Both witnesses testified that they were before this court in their capacity as administrators of the estate of the late Moses Mulyanti and for the beneficiaries of that estate. They named the beneficiaries as: Rose Mary Mulyanti, Rona ld Mulyanti, Nakakto Yudaya, Madina Nansubuga, Sam Mulyanti and Michael Mulyanti. \par \par The suit was inter alia }{\insrsid5270923\charrsid12805363 for }{\insrsid2519744\charrsid12805363 a declaration that they }{\insrsid274480\charrsid12805363 were entitled to a declaration that they were lawful or bonafide occupants of the suit land where the late Moses Mulyanti had been occupying since 1970 until his de}{\insrsid5270923\charrsid12805363 mis}{\insrsid274480\charrsid12805363 e in 2001. They conten}{\insrsid15554866\charrsid12805363 d}{\insrsid274480\charrsid12805363 ed that the above interest in the }{\insrsid5642998\charrsid12805363 suit land}{\insrsid274480\charrsid12805363 was created by the 1995 }{ \insrsid15554866\charrsid12805363 Constitution}{\insrsid274480\charrsid12805363 and the Land Act in favour of the Late Moses Mulyanti before he died in 2001 and that the law having conferred upon him the right of lawful or bonafide occupancy}{ \insrsid6048355\charrsid12805363 , }{\insrsid274480\charrsid12805363 his death could not take away that interest since under Section 34 (2) of the Land Act}{\insrsid6048355\charrsid12805363 , }{\insrsid274480\charrsid12805363 tenancy by occupancy is inheritable. I do agree that the Plaintiffs in their capacity as administrators of the estate of the late Moses }{\insrsid6050845\charrsid12805363 Mulyanti in}{\insrsid274480\charrsid12805363 whatever forms, are duty bond to protect the same, including instituting suits where necessary. Indeed under Section 180 of the Succession Act an administrator of a deceased person is his or her legal representative f or all purposes and all property of the deceased person vests in him or her as such. Further more under Section 192 and 193 of the Succession Act Letters of }{\insrsid9849299\charrsid12805363 Administration vests in the administrators all rights and interests belonging to the intestate as effectually as if administration had been granted at the moment after his or her death: See}{\b\insrsid9849299\charrsid12805363 Khalid Walusimbi v Jamil Kaaya & Another [1993] IKALR 20.}{\insrsid2519744\charrsid12805363 \par }{\insrsid9849299\charrsid12805363 \par In the instant case, the Plaintiffs as administrators and beneficiaries to the estate of the late Moses Mulyanti are clothed with power to oversee the estate of the late Moses Mulyanti, including bonafide or lawful occupancy, if at all they subsisted. Prima facie therefore, the Plaintiffs capacity and the nature of their claim clearly establishes a cause o f action, hence locus standi to institute and prosecute this suit. I must say that establishing locus standi is different from proving it because the latter deals with proof by evidence whereas the former involves looking at the Plaintiff\rquote s pleadings. \par \par }{\b\insrsid6687293\charrsid12805363 Issue No.2: Whether the identified occupants namely Nakato Nakiganda and Medina Nansubuga are beneficiaries of the estate of the late Moses Mulyanti.}{\insrsid9849299\charrsid12805363 \par }{\insrsid6687293\charrsid12805363 \par Generally, a person}{\insrsid6048355\charrsid12805363 al}{\insrsid6687293\charrsid12805363 representation of a deceased person is under a duty to distribute to the persons property entitle}{\insrsid6048355\charrsid12805363 d}{ \insrsid6687293\charrsid12805363 under the deceased will or intestacy. According to the t}{\insrsid6048355\charrsid12805363 estimony of Michael Mulyanti Pw1,}{\insrsid6687293\charrsid12805363 the late Moses Mulyanti was survived by the following beneficiaries: \par (1)\tab Rose Mary Mulyanti (sister). \par (2)\tab Ronald Mulyanti (nephew and customary heir). \par (3)\tab Michael Mulyanti (brother). \par (4)\tab Sam Mulyanti (brother)}{\insrsid14381625\charrsid12805363 .}{\insrsid6687293\charrsid12805363 \par }{\insrsid14381625\charrsid12805363 (5)\tab Nakato Yudaya (common law wife (mistress). \par }{\insrsid5642998\charrsid12805363 (6)\tab Me}{\insrsid14381625\charrsid12805363 dina (dependant). \par \par The above }{\insrsid12007423\charrsid12805363 evidence was }{\insrsid6048355\charrsid12805363 corroborated by Sam Mulyanti Pw(2)}{\insrsid12007423\charrsid12805363 . He testified that Nakato and Medina were residing in the suit pr operty as beneficiaries of the estate of Moses Mulyanti. He clarified that Nakato was the wife of Moses Mulyanti while Medina was Nakato\rquote s daughter who was not biological daughter of Moses but was depending entirely on him.}{ \insrsid2585232\charrsid12805363 That after taking on the estate of Moses Mulyanti, they continued supporting Medina by paying her tuition and she is now a graduate with Diploma.}{\insrsid1181570\charrsid12805363 \par \par Nakato Yudaya Pw}{\insrsid3027592\charrsid12805363 (}{\insrsid1181570\charrsid12805363 3}{\insrsid3027592\charrsid12805363 )}{\insrsid1181570\charrsid12805363 affirmed that she had been a girlfriend of the late Moses for 30 years and that she used to depend on him. After the d eath of Moses Mulyanti, Michael Mulyanti and Sam Mulyanti, took over looking after her and her daughter Medina Pw(4). Medina in her testimony stated that after the death of Moses Mulyanti, Michael Mulyanti and Sam Mulyanti took over the responsibility of looking after her and her mother Nakato. She confirmed that she belonged to the family of Kiwanuka and not of Mulyanti although she was born at the home of Moses Mulyanti and was the one who looked after her.}{\insrsid15678294\charrsid12805363 \par \par According to }{\b\insrsid15678294\charrsid12805363 Osborn\rquote s Concise Law Dictionary, 8}{\b\super\insrsid15678294\charrsid12805363 th}{\b\insrsid15678294\charrsid12805363 Edition, }{\insrsid15678294\charrsid12805363 a beneficiary is defined as one for whose benefit property is held by a trustee or executor. Under Section 28 of the Succession Act when a male person dies intestate as in the instant case, those who are entitled to his property are the following:-}{ \insrsid12007423\charrsid12805363 }{\insrsid15678294\charrsid12805363 \par \par {\listtext\pard\plain\insrsid15678294\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (1)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid15678294\charrsid12805363 Customary heir \par {\listtext\pard\plain\insrsid12007423\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (2)\tab}}{\insrsid12007423\charrsid12805363 }{\insrsid15678294\charrsid12805363 Wife (or wives)}{\insrsid14381625\charrsid12805363 \par {\listtext\pard\plain\insrsid15678294\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (3)\tab}}{\insrsid15678294\charrsid12805363 Dependant relatives \par {\listtext\pard\plain\insrsid15678294\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (4)\tab}Lineal Descendants \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid15678294\charrsid12805363 \par According to Section 3 of }{\insrsid6050845\charrsid12805363 t}{\insrsid15678294\charrsid12805363 he Succession Act it is apparent that Medina and Nakato Yudaya do not qualify as dependants because }{\insrsid6050845\charrsid12805363 Medina}{ \insrsid15678294\charrsid12805363 is not in any way a daughter }{\insrsid15233079\charrsid12805363 to the late Moses Mulyanti and N}{\insrsid15678294\charrsid12805363 akato was not a wife of the deceased. Much as Madina}{ \insrsid15233079\charrsid12805363 was allegedly born and raised at the home of the late Moses Mulyanti, she had her own biological father in the person of a one Kiwanuka. She is therefore not of the Mulyanti lineage but lineal }{ \insrsid6050845\charrsid12805363 descendant}{\insrsid15233079\charrsid12805363 of }{\insrsid3027592\charrsid12805363 Kiwanuka}{\insrsid15233079\charrsid12805363 . There is no evidence to prove that the said Madina had been adopted by the late Moses in a manner recognized as lawful by the law of Uganda. Accordingly there is no way she can assume to be a beneficiary merely becaus e she was raised by her mother who was cohabiting with the deceased. \par \par }{\insrsid6050845\charrsid12805363 As to the position of Yudaya N}{\insrsid15233079\charrsid12805363 akato, she does not qualify as a wife because a wife under the Succession Act means a person who, at the time of the intestates death was, \par {\listtext\pard\plain\insrsid15233079\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar\jclisttab\tx1080\aspalpha\aspnum\faauto\ls4\adjustright\rin0\lin1080\itap0\pararsid12805363 { \insrsid15233079\charrsid12805363 validly married to the deceased according to }{\insrsid3027592\charrsid12805363 t}{\insrsid15233079\charrsid12805363 he laws of Uganda; or \par {\listtext\pard\plain\insrsid15233079\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (b)\tab}married to the deceased in another country by a marriage recognized as valid by any foreign law under which the marriage was celebrated.}{ \insrsid15678294\charrsid12805363 }{\insrsid7543618\charrsid12805363 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid7543618\charrsid12805363 \par The evidence abounds that at the time of the demise of Moses Mulya nti, Nakato Yudaya was merely his mistress although she had cohabited with him for a considerable period of time. Marriage is a creation of law and not a question of sentiment. In fact to prove that the deceased never left a widow or children}{ \insrsid10446242\charrsid12805363 , it was ind icated in his death report that he died a bachelor. In the same report none of the two were mentioned as among the surviving relatives. However, the Plaintiffs were shown as the surviving near relatives of the deceased and persons intending to apply for Letters of Administration of the deceased\rquote s estate.}{\insrsid1994234\charrsid12805363 }{\insrsid7543618\charrsid12805363 \par }{\insrsid1994234\charrsid12805363 \par Lastly, even in the petition for letters of administration it was not declared that the deceased had left}{\insrsid7355220\charrsid12805363 behind a widow. However it was declare}{\insrsid3027592\charrsid12805363 d that the deceased had left no}{ \insrsid7355220\charrsid12805363 children. In view of th e above circumstances I do find that Nakato and Madina are not beneficiaries to the estate of the late Moses Mulyanti. However, the Plaintiffs who are next of kin to the deceased would be entitled to inherit the deceased\rquote s estate that may be legally identified.}{\insrsid1994234\charrsid12805363 \par }{\insrsid11231505\charrsid12805363 \par }{\b\insrsid11231505\charrsid12805363 Issue No.3: Whether the claim of ownership of the suit land is affected by the decision in Miscellaneous Application No.7 of 1970.}{\insrsid11231505\charrsid12805363 \par \par According to the evidence of Michael Mulyanti Pw1 and Sam Mulyanti Pw2, they wee not claiming ownership of Mailo interest in the suit land. They were merely claiming lawful or bonafide occupancy on the suit land, an interest created b}{ \insrsid3282829\charrsid12805363 y}{\insrsid11231505\charrsid12805363 the 1995 Constitution and the Land Act Cap 227 which came into force on 2}{\super\insrsid11231505\charrsid12805363 nd}{\insrsid11231505\charrsid12805363 July 1998. The issue before court in 1970 did not cover the claim of lawful or bonafide occupancy currently being made on the s}{\insrsid3282829\charrsid12805363 u}{\insrsid11231505\charrsid12805363 it land by the Plaintiffs. As far as the doctrine of res judicata is concerned, it is not enough to rely on res judicata merely on account that one}{\insrsid16086504\charrsid12805363 of the essential elements exists. T he subject matter of the claim in the subsequent suit must have been covered by the }{\insrsid6050845\charrsid12805363 previous}{\insrsid16086504\charrsid12805363 suit: See }{\b\insrsid16086504\charrsid12805363 NAROTTAM BHATIA & Another vs BOUTIQUE ZHAZIM Ltd. }{\insrsid16086504\charrsid12805363 }{\b\insrsid16086504\charrsid12805363 High Court Miscellaneous Application No.505 of 2004 }{\insrsid16086504\charrsid12805363 (unreported).}{ \insrsid11231505\charrsid12805363 \par }{\insrsid13780587\charrsid12805363 \par Now therefore since there is no evidence on record that the claim now being made has ever been adjudicated upon by any known competent court between the present parties or their predecessors in title, the issue of }{\insrsid11952846\charrsid12805363 r}{ \insrsid13780587\charrsid12805363 es judicate would not arise.}{\insrsid11952846\charrsid12805363 In the premises, the decision in Miscellaneous Application No.7 of 1970 does not have any bearing on the current suit.}{\insrsid13780587\charrsid12805363

\par }{\insrsid11952846\charrsid12805363 \par }{\b\insrsid11952846\charrsid12805363 Issue No.4: Whether the Plaintiffs\rquote claim is of lawful or bonaf}{\b\insrsid6050845\charrsid12805363 i}{\b\insrsid11952846\charrsid12805363 de occupancy}{\insrsid11952846\charrsid12805363 . \par \par }{\insrsid1797612\charrsid12805363 It was the contention of the Plaintiffs that in their capacity as administrators of the estate of Moses Mulyanti}{\insrsid2964574\charrsid12805363 , }{\insrsid1797612\charrsid12805363 they qualify as lawful occupants under the law deriving their interests from the late Moses Mulyanti who had occupied the suit land since 1970 with the consent of the late Basil Bataringaya. The Plaintiff}{\insrsid14686817\charrsid12805363 s}{ \insrsid1797612\charrsid12805363 contended that even after the order}{\insrsid2964574\charrsid12805363 of court }{\insrsid1797612\charrsid12805363 of 1970}{\insrsid10703756\charrsid12805363 , }{\insrsid1797612\charrsid12805363 the late Moses Mulyanti was never evicted from the suit properly by way of execution of that order. Therefore}{\insrsid2964574\charrsid12805363 , }{\insrsid1797612\charrsid12805363 his continued occupation of the suit property}{ \insrsid14686817\charrsid12805363 was with knowledge and consent of the late Bataringaya or his agents. Accordingly}{\insrsid4607865\charrsid12805363 , }{\insrsid14686817\charrsid12805363 the Plaintiffs concluded that }{\insrsid4607865\charrsid12805363 since }{\insrsid14686817\charrsid12805363 the late Moses Mulyanti was a person who entered the land with the consent }{\insrsid6050845\charrsid12805363 of the}{\insrsid4607865\charrsid12805363 registered proprietor within t}{ \insrsid14686817\charrsid12805363 he meaning of Section 29 (1) (b) of the Land Act }{\insrsid10703756\charrsid12805363 t}{\insrsid14686817\charrsid12805363 he qualified as a lawful occupant, an interest that pa ssed on to the Plaintiffs as his legal representatives by operation of law. \par \par With regard to bonafide occupancy, it was the contention of the }{\insrsid3693089\charrsid12805363 Plaintiffs that once evidence was}{\insrsid14686817\charrsid12805363 led to the effect that a person had occupied, utilized and developed the suit lan d unchallenged by the registered proprietor or his agent for twelve or more years before the coming}{\insrsid3693089\charrsid12805363 into force of the Constitution, t}{\insrsid14686817\charrsid12805363 he claim for bonafide occupancy is made out. It was the Plaintiffs\rquote evidence that the late Moses Mulyanti had lived and developed the suit land since 1970 up to 2001 when he passed on without being challenged or evicted by the Defendants. \par \par According to the Defendants}{\insrsid10703756\charrsid12805363 , }{\insrsid14686817\charrsid12805363 the suit land was bought by their late father Basil Bataringaya in 1968 from the father of Moses Mulyanti. T he transaction was effected through G. S. Lule\rquote s law firm. Subsequently the late Moses contested the sale and ownership and put a caveat on the property but the matter was resolved by court in 1970. After conceding defeat, the late Moses requested to be allowed to buy off the suit land from the late Bataringaya but that request was turned down. When the late Basil Bataringaya was m}{\insrsid10703756\charrsid12805363 urdered}{\insrsid14710733\charrsid12805363 by Amin in 1972 there followed turbulent times in the family history forcing the family to relocate to Mbarara. After the murder of their mother in 1977 the Administrator General took over the administration of their father\rquote s estate until 1986 when their elder brother Kenneth Bataringaya acquired Letters of Administration to the estate. It was at that point that they t old the late Moses Mulyanti who was caretaking the land to vacate so that they could develop the same. In response the late Moses requested}{\insrsid10703756\charrsid12805363 for time to vacate. Because }{\insrsid14710733\charrsid12805363 Mulyanti was such a caretaker they allowed him more time. Later on Moses Mulyanti fell sick and died before vacating the suit land. }{\insrsid6050845\charrsid12805363 Subsequently}{\insrsid14710733\charrsid12805363 they got correspondences suggesting that the late Mulyanti had bonafide occupancy which surprised them so much because Moses Mulyanti was not a squatter but }{\insrsid10703756\charrsid12805363 ju}{\insrsid14710733\charrsid12805363 st a mere caretaker. In conclusion, it was the Defendants\rquote evidence that prior to his death Moses Mulyanti did not claim kibanja bonafide occupancy or lawful occupancy but }{\insrsid6050845\charrsid12805363 that}{\insrsid14710733\charrsid12805363 the above claims were raised later by the Plaintiffs. \par \par }{\insrsid3243530\charrsid12805363 \par \par \par }{\insrsid14710733\charrsid12805363 Claim for lawful occupancy: \par \par Section 29 (1) of the Land Act provides the meaning of lawful occupant to mean \par {\listtext\pard\plain\insrsid14710733\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid14710733\charrsid12805363 a person occupying land by virtue of the repealed \par {\listtext\pard\plain\insrsid14710733\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \qj \fi-720\li1440\ri0\sl360\slmult1\widctlpar\jclisttab\tx1440\aspalpha\aspnum\faauto\ls5\ilvl1\adjustright\rin0\lin1440\itap0\pararsid12805363 { \insrsid14710733\charrsid12805363 Busuulu and Envujjo law of 1928 \par {\listtext\pard\plain\insrsid14710733\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (ii)\tab}Toro Landlord and Tenant Law of 1973 \par {\listtext\pard\plain\insrsid14710733\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (iii)\tab}Ankole Landlord and Tenant Law of 1937 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid14710733\charrsid12805363 \par {\listtext\pard\plain\insrsid14710733\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (b)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid14710733\charrsid12805363 A person who entered the land with the consent of the registered}{\insrsid15496427\charrsid12805363 owner and includes a purchaser; or}{\insrsid14710733\charrsid12805363 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid15496427\charrsid12805363 \par {\listtext\pard\plain\insrsid15496427\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (c)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid15496427\charrsid12805363 A person who had occupied land as customary tenant but whose tenancy was not disclosed or compensated for by the registered owner at the time of acquiring the Leasehold Certificate of title.}{ \insrsid14710733\charrsid12805363 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid15496427\charrsid12805363 \par }{\insrsid3281752\charrsid12805363 The Plaintiffs\rquote claim is based on the fact that the late Moses Mulyanti had occupied the suit land from 1970 until 2001 with the consent of the }{\insrsid6050845\charrsid12805363 registered}{ \insrsid14026231\charrsid12805363 proprietor. Consent it is }{\insrsid3281752\charrsid12805363 a question of interpretation of the status quo. From the evidence on record, the suit property was bought from the father of Moses Mulyanti in 1968. The property had a main house which the late Besweri Mulyanti had erected. The mo}{\insrsid14026231\charrsid12805363 me}{\insrsid3281752\charrsid12805363 nt the suit land was sold to the late Bataringaya the Mulyanti family lost all their legal interest and those who remained in the premises became mere licence}{\insrsid14026231\charrsid12805363 e}{\insrsid3281752\charrsid12805363 s. Under Section 30 (4) of the Land Act a person who is on the land on the basis of a licence from the land owner shall not be taken to be a lawful occupant. After failing to regain possession of th e suit property from Basil Bataringaya, the Mulyantis could not have expected to remain on the property indefinitely. Their occupation was a mere gesture of friendship and good will. In fact according to the Defendants between 1972 \endash 1997 the family went through turbulent times as their father was killed }{\insrsid1378685\charrsid12805363 by Amin\rquote s soldiers and their mother also got murdered in 1977 when they were still minors.}{\insrsid15747406\charrsid12805363 \par \par Those circumstances could have contributed to the continued occupation of the Mulyantis of the suit property whi ch they are now trying to take advantage of. In the premises I find that the claim for lawful occupancy is devoid of any legal basis. It is misplaced}{\insrsid14026231\charrsid12805363 , }{\insrsid15747406\charrsid12805363 if not misconceived. That could be the reason why the late Moses Mulyanti did not raise it during his good life time. \par With regard to bonafide occupancy, Section 29 (2) of the Land Act defines bonafide occupant as a person who before the coming of the Constitution}{\insrsid14026231\charrsid12805363 :-}{\insrsid15747406\charrsid12805363 \par \par {\listtext\pard\plain\insrsid15747406\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls6\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid15747406\charrsid12805363 Had occupied and utilized or developed any land unchallenged by the registered owner or agent of the registered owner for twelve years or more before the coming into force of the 1995 Constitution. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid15747406\charrsid12805363 \par {\listtext\pard\plain\insrsid3281752\charrsid12805363 \hich\af0\dbch\af0\loch\f0 (b)\tab}}\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\jclisttab\tx720\aspalpha\aspnum\faauto\ls6\adjustright\rin0\lin720\itap0\pararsid12805363 { \insrsid3281752\charrsid12805363 }{\insrsid15747406\charrsid12805363 Had been settled on land by the Government or an agent of Government which may include a local authority. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid15747406\charrsid12805363 \par It was the contention of the Plaintiffs that the Plaintiffs had proved}{\insrsid14026231\charrsid12805363 that }{\insrsid15747406\charrsid12805363 Moses Mulyanti had occupied, utilized and developed the suit land unchallenged by the registered proprietor or his agent for over 12 years since the coming in force of the Constitution. \par \par In }{\b\insrsid15747406\charrsid12805363 Kampala District Land Bond a}{\b\insrsid14026231\charrsid12805363 nd}{\insrsid15747406\charrsid12805363 }{\b\insrsid15747406\charrsid12805363 Chemical Distributor vs National Housing Construction Corporation Civil Appeal No.2 of 2004}{\insrsid15747406\charrsid12805363 (unrepeated) a }{\insrsid5987439\charrsid12805363 person}{\insrsid15747406\charrsid12805363 who has been in occupation or possession of the suit land for more }{ \insrsid16536737\charrsid12805363 than twelve years at the time of the coming in force of the 1995 Constitution and utilized the land without any challenge from the Registered proprietor}{\insrsid5987439\charrsid12805363 can claim}{ \insrsid16536737\charrsid12805363 bonafide occupancy.}{\insrsid11500757\charrsid12805363 }{\insrsid4671100\charrsid12805363 \par \par The right to bonafide occupancy must be actual or real. It must be based on unchallenged right. }{\insrsid14026231\charrsid12805363 T}{\insrsid4671100\charrsid12805363 he right which is not capable of being chal lenged does not bestow bonafide occupancy. In the instant case the late Bataringaya bought the suit property from Besweri Mulyanti who was the father of Moses Mulyanti. In 1970 Moses Mulyanti attempted to challenge Bataringaya\rquote s ownership of the s}{\insrsid1778606\charrsid12805363 u}{\insrsid4671100\charrsid12805363 it pro perty without success. After conceding defeat Moses Mulyanti approached the late Bataringaya to buy back the suit property but the request was turned down. In that case although the late Moses Mulyanti continued staying on the suit property}{ \insrsid11751376\charrsid12805363 , }{\insrsid4671100\charrsid12805363 the Bataringaya family had no duty to levy any further claim on the suit property which}{\insrsid1778606\charrsid12805363 }{\insrsid4671100\charrsid12805363 was already theirs or to}{ \insrsid1778606\charrsid12805363 }{\insrsid4671100\charrsid12805363 for}{\insrsid1778606\charrsid12805363 m}{\insrsid4671100\charrsid12805363 ally question the legality of the occupation of Moses Mulyant}{\insrsid1778606\charrsid12805363 i}{ \insrsid4671100\charrsid12805363 whom they knew had dropped any hope of regaining ownership of the suit property and whom they were considering as a mere caretaker. In deed it was the Defendants\rquote }{\insrsid6716358\charrsid12805363 evid}{ \insrsid8082347\charrsid12805363 ence that when they wanted to develop the suit property they informed Moses Mulyanti who requested to be given time to vacate without laying any claim for bonafide occupancy. It was after the death of Moses Mulyanti}{ \insrsid15747406\charrsid12805363 }{\insrsid8082347\charrsid12805363 that the Plaintiffs created their claim of bon}{\insrsid1580192\charrsid12805363 a}{\insrsid8082347\charrsid12805363 fide occupancy. In my view this claim cannot stand. It was a mere afterthought because the occupation of Moses Mulyanti was with the knowledge that the suit property had moved from his father to the family of }{\insrsid6050845\charrsid12805363 Bataringaya and}{\insrsid16151141\charrsid12805363 his only option was to buy time and }{\insrsid8082347\charrsid12805363 relocate. It was because of the }{\insrsid4278658\charrsid12805363 turbulent}{\insrsid8082347\charrsid12805363 time the Bataringaya\rquote s }{\insrsid7472466\charrsid12805363 family}{\insrsid1580192\charrsid12805363 went through that enabled the status quo to arise. But I am satisfied with the }{\insrsid4278658\charrsid12805363 defence that the late Moses Mulyanti did not enjoy bonafide occupancy. There was no actual or real }{\insrsid10428025\charrsid12805363 right}{\insrsid4278658\charrsid12805363 bonafide occupancy. }{\insrsid14026231\charrsid12805363 Bona fide occupancy is a right that originates from a bona fide or real right. It is not a matter }{\insrsid4157991\charrsid12805363 of aspiration or emotion. It must be an}{\insrsid14026231\charrsid12805363 actua}{\insrsid4157991\charrsid12805363 l right not a sentimental right.}{\insrsid7550158\charrsid12805363 \par }{\insrsid10428025\charrsid12805363 \par }{\b\insrsid10428025\charrsid12805363 Issue No.5: Whether the Plaintiffs are entitled to the remedies and reliefs prayed for in the plaint. \par }{\insrsid10428025\charrsid12805363 \par Having found that there was no lawful occupancy or bonafide occupancy it is my finding that the Plaintiffs are not entitled to the remedies and reliefs prayed for in the plaint. The Plaintiffs should have been very grateful to the Bataringaya\rquote s family for allowing Mulyanti }{\insrsid6897854\charrsid12805363 family}{\insrsid10428025\charrsid12805363 to continue having their cake after eating it. The Plaintiffs do not have any claims to pursue against the Defendants}{ \insrsid6897854\charrsid12805363 .}{\insrsid10428025\charrsid12805363 \par }{\insrsid6897854\charrsid12805363 \par }{\b\insrsid6897854\charrsid12805363 Issue No.6: Whether the Plaintiffs have a lawful claim to the structures on the suit land and are entitled to reliefs from }{\b\insrsid11234129\charrsid12805363 damages}{\b\insrsid6897854\charrsid12805363 to the structures. \par \par }{\insrsid6897854\charrsid12805363 According to the Defendants the late Moses Mulyanti sought permission and was allowed to erect semi permanent structures on the suit land for th}{\insrsid6509181\charrsid12805363 e use of his workers. The law is }{ \insrsid6897854\charrsid12805363 trite that a building erected on a piece of land becomes part of the property of the land owner without any obligation on the land owner to }{\insrsid11234129\charrsid12805363 compensate}{\insrsid6897854\charrsid12805363 the builder: See }{\b\insrsid2569108\charrsid12805363 Francis v Ibitye (1936) M}{\b\insrsid6509181\charrsid12805363 L}{\b\insrsid2569108\charrsid12805363 R 11.}{\b\insrsid6897854\charrsid12805363 \par }{\b\insrsid2569108\charrsid12805363 \par }{\insrsid2569108\charrsid12805363 The late Moses Mulyanti sought and was granted permission to construct semi permanent houses on the land for the use of his workers. The houses were there to serve his purpose and interest as and when he was still }{ \insrsid469693\charrsid12805363 licensed}{\insrsid2569108\charrsid12805363 to stay on the land. The Defendants should have ordered the Plaintiffs to demolish them at their costs if they had wanted. \par \par }{\b\insrsid6509181\charrsid12805363 \par \par \par \par }{\b\insrsid469693\charrsid12805363 Issue No.7: Whether the Defendants are entitled to the }{\b\insrsid6509181\charrsid12805363 reliefs}{\b\insrsid469693\charrsid12805363 sought in their defence.}{\b\insrsid2569108\charrsid12805363 \par }{\insrsid469693\charrsid12805363 \par It is my con clusion that the Plaintiffs have no lawful claim or lawful occupancy of the suit land above the tenancy the Defendants had originally granted them to enable them relocate in good faith. The suit is therefore a non-starter. It is accordingly dismissed wi th costs. It is accordingly ordered that the Defendants are entitled to vacant possession of the suit property and free to evict Nakato and Madina who are strangers to the Mulyanti\rquote s family and who are illegally occupying the suit property. \par \par If I had to find for the Plaintiffs I would have been required to assess general and special damages. It is trite law that damages must be pleaded and proved. \par \par The Plaintiffs contended that their houses were damaged extensively. However Counsel did not assist court by trying to quantify the alleged damages to enable court to make an assessment. However, considering that these we}{ \insrsid6509181\charrsid12805363 r}{\insrsid469693\charrsid12805363 e semi permanent houses; built without the consent of the land owner, I would award Plaintiffs Shillings five million }{\insrsid6509181\charrsid12805363 b}{ \insrsid469693\charrsid12805363 y way of general damages. \par \par With regard to special damages this has to be specifically pleaded and proved. The Plaintiffs never proved their claim for special damages and I am not going to a}{\insrsid6509181\charrsid12805363 ward}{\insrsid469693\charrsid12805363 any. \par \par All in all, the Plaintiffs\rquote case is dismissed with costs, and it is ordered that }{\insrsid7998484\charrsid12805363 the Defendants get vacant possession of the suit property and to evict the }{\insrsid6050845\charrsid12805363 remaining}{ \insrsid7998484\charrsid12805363 occupants on the suit land. \par \par \par }{\b\insrsid7998484\charrsid12805363 HON. JUSTICE RUBBY AWERI OPIO \par JUDGE \par 24/5/2009 \par \par 26/8/2009 \par }{\insrsid7998484\charrsid12805363 \par Kyazze for Plaintiffs \par }{\insrsid16142648\charrsid12805363 Ojl}{\insrsid7998484\charrsid12805363 ok }{\insrsid11737171\charrsid12805363 Julius}{\insrsid7998484\charrsid12805363 for Defendants. \par \par Judgment read in Chambers as in open court. \par \par \par \par }{\b\insrsid7998484\charrsid12805363 HON. JUSTICE RUBBY AWERI OPIO \par JUDGE \par \par 26/8/2009 \par \par \par \par \par }{\insrsid469693\charrsid12805363 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12805363 {\insrsid8145369\charrsid12805363 \par }}