Nakityo Miliam & 4 oers v Jackson Muleele & 7 oers (HCT-00-CV-CS-0052-2008) (HCT-00-CV-CS-0052-2008) [2009] UGHC 128 (30 September 2009)

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(}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \ltrpar\qc \li0\ri0\sl360\slmult1 \widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10496710 \rtlch\fcs1 \af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 THE REPUBLIC OF UGANDA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15279595\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 IN THE HIGH COURT OF UGANDA AT KAMPALA \par HCT-00-CV-CS-0052-2008 \par (CIVIL DIVISION) \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang1024\langfe1024\noproof\insrsid4405361\charrsid10496710 {\shp{\*\shpinst\shpleft3780\shptop230\shpright4140\shpbottom2210\shpfhdr0\shpbxcolumn\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt0\shpz0\shplid1029{\sp{\sn shapeType}{\sv 88}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}} {\sp{\sn dhgt}{\sv 251656192}}{\sp{\sn fPseudoInline}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 1}}}{\shprslt{\*\do\dobxcolumn\dobypara\dodhgt8192\dppolyline\dppolycount59\dpptx0\dppty0\dpptx36\dppty3\dpptx70\dppty13\dpptx86\dppty20\dpptx101\dppty29 \dpptx114\dppty38\dpptx127\dppty48\dpptx139\dppty60\dpptx149\dppty73\dpptx158\dppty87\dpptx166\dppty101\dpptx172\dppty116\dpptx176\dppty132\dpptx179\dppty149\dpptx180\dppty166\dpptx180\dppty825\dpptx181\dppty842\dpptx184\dppty859\dpptx188\dppty874 \dpptx194\dppty889\dpptx202\dppty904\dpptx211\dppty917\dpptx221\dppty930\dpptx233\dppty942\dpptx246\dppty953\dpptx259\dppty962\dpptx274\dppty970\dpptx290\dppty977\dpptx324\dppty987\dpptx360\dppty990\dpptx324\dppty993\dpptx290\dppty1003\dpptx274\dppty1010 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\widctlpar\wrapdefault\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin1080\itap0\pararsid10496710 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 NAKITYO MILIAM \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang1024\langfe1024\noproof\insrsid4405361\charrsid10496710 \hich\af0\dbch\af0\loch\f0 2.\tab}}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\lang1024\langfe1024\noproof\insrsid4405361\charrsid10496710 {\shp{\*\shpinst\shpleft4320\shptop75\shpright9000\shpbottom615\shpfhdr0\shpbxcolumn\shpbxignore\shpbypara\shpbyignore\shpwr3\shpwrk0\shpfblwtxt0\shpz1\shplid1033{\sp{\sn shapeType}{\sv 1}}{\sp{\sn fFlipH}{\sv 0}}{\sp{\sn fFlipV}{\sv 0}} {\sp{\sn lTxid}{\sv 65536}}{\sp{\sn fRecolorFillAsPicture}{\sv 0}}{\sp{\sn fUseShapeAnchor}{\sv 0}}{\sp{\sn fLine}{\sv 0}}{\sp{\sn dhgt}{\sv 251657216}}{\sp{\sn fPseudoInline}{\sv 0}}{\sp{\sn fLayoutInCell}{\sv 1}}{\shptxt \ltrpar \pard\plain \ltrpar \ql 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\b\insrsid4405361\charrsid10496710 ALENI NAKANDI \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 \hich\af0\dbch\af0\loch\f0 3.\tab}EDWARD MUWANGA \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 \hich\af0\dbch\af0\loch\f0 4.\tab}NOLA NAKALYOWA \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 \hich\af0\dbch\af0\loch\f0 5.\tab}SOLOME KIGONGO \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 \hich\af0\dbch\af0\loch\f0 6.\tab}SILVIA BABIRYE \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 \hich\af0\dbch\af0\loch\f0 7.\tab}PLOSI NAKATO & \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4405361\charrsid10496710 \hich\af0\dbch\af0\loch\f0 8.\tab}GRACE KIZZA \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10496710 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9595420\charrsid10496710 \par BEFORE: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\ul\insrsid9595420\charrsid10496710 THE HONOURABLE MR. JUSTICE YOROKAMU BAMWINE \par \par JUDGMENT}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9595420\charrsid10496710 \par The plaintiffs are the Administrators of the Estate of the late George William Ssenkubuge and the defendants and Administrators of the Estate of the late Eriya Tegawoma. The plaintiffs\rquote cause of action against the defendants is for breach of lease agreement, loss of income and general damages for trespass. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8000966\charrsid10496710 \par From the plaint and the testimony of PWI Mariam Tiisa (2}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid8000966\charrsid10496710 nd}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8000966\charrsid10496710 plaintiff)}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7347805\charrsid10496710 , the plaintiff\rquote s father executed a lease }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid13766636\charrsid10496710 agreement }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7347805\charrsid10496710 with the defendants\rquote father in respect of Plot 147 at Najjanankumbi for a period of 49 years with effect from 17}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid7347805\charrsid10496710 th}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7347805\charrsid10496710 August 1959. A copy of the Land Title is on record as Exh. P2. Following the death of their father, George William Ssenkubuge}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14505803\charrsid10496710 , they (the plaintiffs) applied for Letters of Administration and continued honouring the terms and covenants of the lease agreement.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15414091\charrsid10496710 When the said Eriya Tegawoma also died}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11219380\charrsid10496710 , the defendants applied for letters of administration. Then on or around 30/08/200}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10576574\charrsid10496710 3}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11219380\charrsid10496710 , in breach of the said agreement, the defendants entered upon the suit premises thereby causing loss of income to the plaintiffs. It is the plaintiffs\rquote case that as a result of the defendants\rquote re-entry, the plaintiffs suffered loss and damage of which the defendants are held liable.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8000966\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11219380\charrsid10496710 \par Summons to file a defence were issued to the defendants on 13/11/2006. Upon failure of personal service on the defendants, the plaintiffs applied for and obtained an order for substituted service. On 9}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid11219380\charrsid10496710 th}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11219380\charrsid10496710 February, 2007 the defendants were served by substituted service through the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid947967\charrsid10496710 New Vision Newspaper a copy of which is also on record. The defendants still failed to file a defence in the matter. Thereupon the plaintiffs applied for judgment in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1599843\charrsid10496710 default}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid947967\charrsid10496710 and dropped their claim for general damages for trespass. Judgment in default of the defence was entered against the defendants by the Registrar of this court on 6}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid947967\charrsid10496710 th}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid947967\charrsid10496710 May, 2008. The file was put before me for formal proof only.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11219380\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9585771\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10822605\charrsid10496710 I have already indicated that following the defendants\rquote failure to file a defence an interlocutory judgment was entered against them. It is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9585771\charrsid10496710 settled law that failure to file a defence raises a presumption of a constructive admission of the claim made in the plaint. The story of the plaintiffs in th e absence of a defence to contradict it, must in such circumstances be accepted as the truth. See: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\i\ul\insrsid9585771\charrsid10496710 Agadi}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\i\ul\insrsid11348783\charrsid10496710 Didi vs James Namakajjo HCCS No. 1230 of 1988}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11348783\charrsid10496710 and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\i\ul\insrsid11348783\charrsid10496710 Tindimwebwa Narisi vs Mutebi Salim HCT-00-CV-CA-0057-2007}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11348783\charrsid10496710 (unreported).}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid10822605\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11348783\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3686657\charrsid10496710 The question whether the pl aint discloses a cause of action against the defendant is determined upon the perusal of the plaint alone, together with anything attached to form part of it. It is also determined upon the assumption that any express or implied allegations of fact in it are true. A defendant who seeks to challenge the plaintiff\rquote s story files a defence. Accordingly, the issue as to whether or not the defendants are liable was in the instant case determined upon the defendants\rquote failure to file a defence and upon the interlocutory judgment being entered against them.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11348783\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3686657\charrsid10496710 \par According to PWI Mariam Tiisa, there was a building on the land and there was a tenant named Sam Wamala who was paying the plaintiffs Shs.1,500,000/= per month, payable three months in advance. Copies of the receipts }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4983732\charrsid10496710 issued to the tenant were tendered in evidence and are on record as Exh. P4. PW2 Sam Wamala testified that he was a tenant of the plaintiffs in respect of the suit property; that the premises comprised a building with 8 rooms. He said that betwe en 2001 and 2003 he used to pay Shs.1.5m and that around March 2003 one Grace Kizza, one of the defendants herein, chased him out of the building for and on behalf of the other defendants. From that time the defendants repossessed the building. }{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3686657\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4983732\charrsid10496710 \par From the records, since the tenancy was for 49 years effective 17/08/1959, it would run till 17/08/2008. By the time the defendants re-took possession, the lease was left with four years, eleven and half months to expire. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14363289\charrsid10496710 \par It is pleaded that the cause of action arose on 30/08/03. However, PW2 Sam Wamala\rquote s evidence is that he was chased out of the premises in March 2003. I attribute the discrepancy to lapse of memory and go by the pleaded month of August 2003. Given that the eviction was on 30/08/03, the tenant had no reason not to pay up to end of August 2003. Therefore, I would calculate the lost income to run from September 2003 to 17}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid14363289\charrsid10496710 th}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14363289\charrsid10496710 August 2008, a period of four years and eleven and half months or 59.5 months and not 48.5 months as calculated by learned c ounsel for the plaintiffs, Mr. Lumweno. This means that for the period of 59.5 months, lost income to the plaintiffs was Shs.89,250,000/= (that is Shs.1,500,000}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5322652\charrsid10496710 /=}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14363289\charrsid10496710 x 59 months plus Shs.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5322652\charrsid10496710 750,000/= for the half month). Learned counsel\rquote s calculation that puts it at Shs.72,750,000/= is in my view faulty and misleading. It is corrected accordingly.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14363289\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5322652\charrsid10496710 \par In the final result, judgment is entered for the plaintiffs against the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3677299\charrsid10496710 defendants jointly and severally in the sum of Shs.89,250,000/=. The plaintiffs shall also have the taxed costs of the suit. \par \par Orders accordingly.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11370242\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3677299\charrsid10496710 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid3677299\charrsid10496710 Yorokamu Bamwine \par JUDGE \par 30/09/2009 \par 30/09/09 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3677299\charrsid10496710 Mr. Lumweno for plaintiffs \par Jolly Kauma \endash Clerk \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid3677299\charrsid10496710 Court: \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3677299\charrsid10496710 Judgment delivered. \par \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid3677299\charrsid10496710 Yorokamu Bamwine \par JUDGE \par 30/09/09 \par }{\*\themedata 504b030414000600080000002100828abc13fa0000001c020000130000005b436f6e74656e745f54797065735d2e786d6cac91cb6ac3301045f785fe83d0b6d8 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