National Housing And Construction Corporation v Kampala District Land Board & Anor (Civil Appeal No. 43 of 2002) [2004] UGCA 7 (1 February 2004)

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LADY JUSTICE L. E. M. MUKASA-KIKONYOGO}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid12205603\charrsid12205603 , DCJ}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par HON. MR JUSTICE A. TWINOMUJUNI}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid12205603\charrsid12205603 , JA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par HON. LADY JUSTICE C. K. BYAMUGISHA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid12205603\charrsid12205603 , JA}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par }\pard \ltrpar\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\ul\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par CIVIL APPEAL NO.43 OF 2002 \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 BETWEEN \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 NATIONAL HOUSING AND

\par CONSTRUCTION CORPORATION\'85\'85\'85\'85\'85APPELLANT \par }\pard \ltrpar\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 VERSUS \par \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12205603\charrsid12205603 1. KAMPALA}{ \rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 DISTRICT LAND BOARD \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12205603\charrsid12205603 2. CHEMICAL}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 DISTRIBUTORS (U) LTD\'85\'85\'85 .. RESPONDENTS \par \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 (Appeal from the judgment and orders of the High Court of Uganda sitting at Kampala \par (}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 Mugamba J) }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 dated the 3}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\super\langnp2057\insrsid13132168\charrsid12205603 rd}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 December 2001 in HCCS No.428/2001) \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\ul\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par \par JUDGMENT OF BYAMUGISHA, JA. \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 I had the benefit of reading the draft judgment prepared by Twinomujuni JA and I agree with him that this appeal should succeed. \par \par The facts leading to the institution of the proceedings in the lower court have been sufficiently set out in the judgment of my learned colleague and it is not necessary to repeat them. \par The grounds of appeal as set out in the memorandum of appeal filed on behalf of the appellant, I think raised one basic issue i.e whether the appellant was a bona fide occupant of the suit land within the meaning of }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\ul\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 section 29 (2)}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 of the Land Act. The section defines a bona fide occupant to mean

\par \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 "a person who before the coming into force of the Constitution- \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \ltrpar\ql \fi-405\li405\ri0\sl360\slmult1\widctlpar\jclisttab\tx405\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls1\pnrnot0\pnlcltr\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin405\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 had occupied and utilised or developed any land unchallenged by the registered owner or agent of the registered owner for twelve years or more; \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 (b)\tab}}\pard \ltrpar\ql \fi-405\li405\ri0\sl360\slmult1\widctlpar\jclisttab\tx405\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls1\pnrnot0\pnlcltr\pnstart1\pnindent360\pnsp120\pnhang {\pntxtb (}{\pntxta )}}\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin405\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 had been settled on the land by the Government or agent of the Government, which may include a local authority". \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par It is my understanding of this section that any person who occupied and utilised or developed any land without being challenged by the registered owner or hi/her/its/ agent for a period of twelve years or more before 1995 qualifies t o be called a bona fide occupant. \par \par The totality of the evidence that was adduced in the lower court by the appellant shows that the land in dispute was a statutory lease known as Plot No. M 597 Luthuli Second Close Bugolobi, one of the suburbs of Kampala City in Kampala District. It was registered in the names of Kampala City Council as the lessor. The appellant owned a piece of land and was registered as owner under leasehold Register Volume 1065 on Plot M.239 Folio 16 sometime in 1969 or thereabouts. Th e two pieces of land are adjacent to each other. \par \par In 1970, the appellant constructed blocks of flats on its piece of land. In the process of doing so, it utilised and occupied the adjacent land by constructing a latrine for use by its workers. The latrine i s apparently still in existence and it is being utilised by the residents of the flats and the workers who clean the flats. When the flats were completed, the appellant fenced them off. In the process it encroached on the disputed land. Since that time th e land has remained in its possession by being used as a meeting place for the residents of the flats, a playing field for the children of the residents etc. The City Council or its agents did not challenge the appellant or its activities on the disputed l and. \par \par In 1995 Kampala City Council lost its statutory leases and any land that was not being utilised, occupied or had not been developed by anybody for the period stated in the Constitution was vested in the first respondent when the Constitution came into force. The learned trial Judge in dismissing the appellant's claim took a position that was contrary to the overwhelming evidence on record showing that the appellant had occupied and utilised the disputed land for over twelve years before 1995. In my vi e w, it qualified for the protection embedded in the provisions of the section I have cited above. Therefore it goes without saying that the land in question was not available for leasing to the second respondent. The second respondent was aware of the appe llant's interest in the land before it became registered as a lessee. In my judgment the provisions of }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 section 176}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 of the Registration of Titles Act (Cap 230 Laws of Uganda) do not protect it. \par \par I would therefore allow the appeal by setting aside the judgment of the High Court and entering judgment in favour of the appellant in the following terms: \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 All land comprised in leasehold Register Volume 2860 Folio 20 Plot 4 Luthuli Second Close at Bugolobi until the 25}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\super\langnp2057\insrsid13132168\charrsid12205603 th}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 January, 2001 described as Plot m597 Luthuli S econd Close, Bugolobi Estate belongs to the appellant. \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 2.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 The actions of the first respondent, which resulted in the issuing of a certificate of title in favour of the second }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid12205603\charrsid12205603 respondent,}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 were null and void. \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 3.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 The second respondent's lease and title to the suit land is null and void. \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 4.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 The Registrar of Titles is directed under the provisions of }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\ul\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 section 177}{ \rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 of the }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 Registration of Titles Act}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 to cancel the certificate of title in the names of the second respondent. \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 5.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 A permanent injunction to issue against the second res pondent restraining it, its agents, servants, workmen and/ or any other person or entity deriving title from the second respondent from entering, remaining or interfering or otherwise dealing whatsoever with the suit land. \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 6.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 An order of evicting the second respondent from the suit land would be granted. \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 7.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 The first respondent is directed to grant the appellant a lease over the suit property. \par {\pntext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \hich\af0\dbch\af0\loch\f0 8.\tab}}\pard \ltrpar\ql \fi-360\li360\ri0\sl360\slmult1\widctlpar\jclisttab\tx360\wrapdefault{\*\pn \pnlvlbody\ilvl0\ls2\pnrnot0\pndec\pnstart1\pnindent360\pnsp120\pnhang {\pntxta .}}\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin360\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 I would award the appellant costs of the appeal and those in the lower court. \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 Dated at Kampala this\'85}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15888299\charrsid12205603 02}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\super\langnp2057\insrsid15888299\charrsid12205603 nd}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15888299\charrsid12205603 }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 ..day of\'85}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid15888299\charrsid12205603 February}{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \'85.2004. \par }\pard \ltrpar\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par C. K. Byamugisha \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\ul\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 Justice of Appeal \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12205603 {\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par }{\rtlch\fcs1 \af0\afs24 \ltrch\fcs0 \b\i\ul\lang2057\langfe1033\langnp2057\insrsid13132168\charrsid12205603 \par }{\*\themedata 504b030414000600080000002100828abc13fa0000001c020000130000005b436f6e74656e745f54797065735d2e786d6cac91cb6ac3301045f785fe83d0b6d8 72ba28a5d8cea249777d2cd20f18e4b12d6a8f843409c9df77ecb850ba082d74231062ce997b55ae8fe3a00e1893f354e9555e6885647de3a8abf4fbee29bbd7 2a3150038327acf409935ed7d757e5ee14302999a654e99e393c18936c8f23a4dc072479697d1c81e51a3b13c07e4087e6b628ee8cf5c4489cf1c4d075f92a0b 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