Ocogo Angello v Otto George (Civil App.No.6 Of 2007) (Civil App.No.6 of 2007) [2008] UGHC 87 (11 July 2008)

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{\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\sl480\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12914625 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid11479204\charrsid12808303 THE REPUBLIC OF UGANDA \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6314229 {\b\insrsid11479204\charrsid12808303 IN THE HIGH COURT OF UGANDA AT GULU \par HCT \endash 02 \endash CV - CA \endash 0006 \endash 2007 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6314229 {\b\insrsid12914625\charrsid12808303 \par }{\b\insrsid11479204\charrsid12808303 OCOGO ANGELLO }{\b\insrsid12914625\charrsid12808303 :::::::::::::::::::::::}{\b\insrsid11479204\charrsid12808303 ::::::::::::::::APPELLANT \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6314229 {\b\insrsid11479204\charrsid12808303 VERSUS \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6314229 {\b\insrsid11479204\charrsid12808303 OTTO GEORGE:::::::::::::::::::::::::::::::::::::::::RESPONDENT \par \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6314229 {\b\ul\insrsid11479204\charrsid12808303 BEFORE: HON. JUSTICE REMMY K. KASULE \par \par JUDGMENT \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12914625 {\insrsid11479204\charrsid12808303 \par \tab This judgment is in respect of an appeal against }{\insrsid15939058\charrsid12808303 the }{\insrsid11479204\charrsid12808303 decision of the Gulu Land Tribunal dated 30}{\super\insrsid11479204\charrsid12808303 th}{\insrsid11479204\charrsid12808303 March 2007 in }{\insrsid14499178\charrsid12808303 Civil Appeal Number 008 of 2005}{\insrsid11479204\charrsid12808303 dismissing the appellant\rquote s appeal to the said land Tribunal \par \tab The appeal to the land Tribunal was against the decision of the LCIII}{\insrsid3220542\charrsid12808303 }{\insrsid11479204\charrsid12808303 Court, Layibi Division; dated 13}{\super\insrsid11479204\charrsid12808303 th}{ \insrsid11479204\charrsid12808303 July 2004, in Civil Appeal Number 05/13/7/2004. \par }{\insrsid6240808\charrsid12808303 \tab The dispute had gone to the LC III Court, Layibi, after being entertained at the lower LCI and LCII Courts. \par \tab The substance of the d ispute is that Otto George, the respondent, complained against the appellant, Ocogo Angello, for the said Ocogo Angello resisting his (Otto George) occupying and using a piece of land in Layibi Division, Gulu Municipality, the said Otto George had bought from one Oryema, in 1979. \par }{\insrsid16062432\charrsid12808303 \tab The case of the appellant was that the piece of land in dispute was family land, and since he was a brother to one Owica, Oryema\rquote s late father, then Oryema had no powers to sell the suit land to the respondent, without first obtai ning the consent of the family members including his (Ocogo Angello) before selling to the respondent. The sale was therefore null and void by reason of lack of the said consent and the LC Courts were prayed to make an order evicting the respondent from the suit land. \par \tab The case of the respondent was}{\insrsid11946473\charrsid12808303 that he lawfully}{\insrsid2559721\charrsid12808303 bought the suit land in 1979 from one Oryema, son of Owica, who was the owner of the land. The land was not family land, as its owner}{\insrsid15939058\charrsid12808303 ship }{\insrsid2559721\charrsid12808303 had been distributed amongst individuals and Owica, as a result of this distribution, owned the same as an individual.}{\insrsid16062432\charrsid12808303 \par }{\insrsid14904488\charrsid12808303 \tab Oryema who sold the land to the respondent had obtained letters of administration to Owica\rquote s estate}{\insrsid6436472\charrsid12808303 }{\insrsid15939058\charrsid12808303 (his father), }{ \insrsid14904488\charrsid12808303 and indeed had sold the land to the respondent after first obtaining the consent of her mother, wife to the late Owica. \par }{\insrsid7805517\charrsid12808303 The sale of the land to the respondent was therefore valid and proper and the appellant had no basis at all to interfere in the same. \par \tab Though the dispute went to the LC III Court of Layibi Central Division, as an appeal (No. 05/13/7/2004), the said LC III Court heard the parties to the dispute afresh and obtained the evidence of other }{\insrsid271582\charrsid12808303 witnesses}{ \insrsid7805517\charrsid12808303 , even as to the boundaries of the suit land}{\insrsid15939058\charrsid12808303 ,}{\insrsid7805517\charrsid12808303 before arriving at a decision of holding }{\insrsid6436472\charrsid12808303 in favour of the respondent - }{\insrsid15939058\charrsid12808303 O}{\insrsid6436472\charrsid12808303 tt0 George against the appellant \endash Ocogo Angello.}{\insrsid7805517\charrsid12808303 \par }{\insrsid6436472\charrsid12808303 \tab Being dissatisfied with the decision of the LCIII Court of Layibi Central Division, the appellant \endash Ocogo Angello appealed to the Gulu District Land Tribunal under Civil Appeal number 008 of 2005. The District Land Tribunal dismissed the appeal, prompting the appeal to this court i.e. Civil Appeal Number 6 of 2007. \par \tab Before this court, the appellant was represented by learned Counsel Moses Oyet of the Legal Aid Project, while the respondent was represented by learned counsel Kilama-Komakech. \par \tab There are three grounds of appeal; namely that the land Tribunal erred in law to hold that Civil Appeal Number 008 of 2005 was filed out of time, that the tribunal erred in law when it failed to address its mind and }{ \insrsid15939058\charrsid12808303 at}{\insrsid6436472\charrsid12808303 tention to the merits of the appeal, but rather paid regard to mere technicalities}{\insrsid15939058\charrsid12808303 ,}{\insrsid6436472\charrsid12808303 and lastly that the tribunal erred in law when it proceeded to write and deliver a judgment pro}{\insrsid15939058\charrsid12808303 c}{\insrsid6436472\charrsid12808303 ured without a quorum as is required of the land tribunals. \par }{\insrsid6096040\charrsid12808303 \tab As to the first ground of appeal, the record of the Gulu District Land Tribunal show that the Notice of Appeal was filed on 01.03.2005 and an amended }{\insrsid15939058\charrsid12808303 M}{ \insrsid6096040\charrsid12808303 emorandum of }{\insrsid15939058\charrsid12808303 A}{\insrsid6096040\charrsid12808303 ppeal was filed in court on 13.07.2005. }{\insrsid12914625\charrsid12808303 The}{\insrsid6096040\charrsid12808303 judgment of the LCIII Court of Layibi Division being }{\insrsid15417515\charrsid12808303 appealed}{\insrsid6096040\charrsid12808303 against was delivered on 13.07.2004}{\insrsid15417515\charrsid12808303 . According t}{\insrsid15939058\charrsid12808303 o}{\insrsid15417515\charrsid12808303 Rule 56 (3)}{\insrsid15939058\charrsid12808303 of the Land Tribunals (P}{\insrsid7759305\charrsid12808303 rocedure}{\insrsid15939058\charrsid12808303 )}{\insrsid7759305\charrsid12808303 }{ \insrsid15939058\charrsid12808303 Rules, 2002 the Memorandum of A}{\insrsid15417515\charrsid12808303 ppeal is supposed to be filed within sixty days from the day the decision appealed was made excluding the time taken to prepare the proceedings.}{ \insrsid6096040\charrsid12808303 \par }{\insrsid15417515\charrsid12808303 \tab The appellant did not show to the appellate below what time it took to prepare the proceedings before he collected them. The burden was on him to do so. \par }{\insrsid2898707\charrsid12808303 \tab On the basis of the available records it took the appellant a whole year to file the }{\insrsid5055073\charrsid12808303 Me}{\insrsid2898707\charrsid12808303 morandum of }{\insrsid5055073\charrsid12808303 A}{ \insrsid2898707\charrsid12808303 ppeal on 13.07.2005 in respect of a}{\insrsid5055073\charrsid12808303 }{\insrsid2898707\charrsid12808303 decision delivered on 13.07.2004. }{\insrsid5055073\charrsid12808303 T}{\insrsid2898707\charrsid12808303 he appeal was therefore filed manifestly out of time in the Gulu District Land Tribunal. \par \tab Learned Counsel for the appellant has submitted from the Bar and produced to }{\insrsid5055073\charrsid12808303 C}{\insrsid2898707\charrsid12808303 ourt photocopies of the Notice of appeal and }{\insrsid5055073\charrsid12808303 M}{ \insrsid2898707\charrsid12808303 emorandum of }{\insrsid5055073\charrsid12808303 A}{\insrsid2898707\charrsid12808303 ppeal whe}{\insrsid10827059\charrsid12808303 r}{\insrsid2898707\charrsid12808303 e by the appellant appealed against the decision of the LCIII Court, Layibi Central Division, dated 13.07.2004 to the Chief Magistrate\rquote s Court, Gulu on 29.}{\insrsid10827059\charrsid12808303 07.2004 and 30.08.2004 respective ly. The copies are not certified by any }{\insrsid13120773\charrsid12808303 C}{\insrsid10827059\charrsid12808303 ourt}{\insrsid13120773\charrsid12808303 .}{\insrsid10827059\charrsid12808303 }{\insrsid13120773\charrsid12808303 T}{ \insrsid10827059\charrsid12808303 here is no explanation as to what happened to the appeal or why the appeal was filed in the Chief Magistrate\rquote s Court, instead of the District Land Tribunal.}{\insrsid2898707\charrsid12808303 \par }{\insrsid15367945\charrsid12808303 \tab On the basis of the submission by Counsel from the Bar and production of mere photocopies}{\insrsid13120773\charrsid12808303 ;}{\insrsid15367945\charrsid12808303 and in absence of any plausible explanation as to what happened to the appeal}{\insrsid13120773\charrsid12808303 ,}{\insrsid15367945\charrsid12808303 and why it was lodged in the Chief Magistrate\rquote s }{\insrsid13120773\charrsid12808303 C}{ \insrsid15367945\charrsid12808303 ourt this }{\insrsid13120773\charrsid12808303 C}{\insrsid15367945\charrsid12808303 ourt cannot hold that the lower land tribunal was no}{\insrsid13120773\charrsid12808303 t}{\insrsid15367945\charrsid12808303 justified in holding that the appeal to it had been filed out of time. At any rate the materials availed to this court ought to have been availed to the lower court, as it was incumbent upon the appellant, to ensure that, at all stages, his appeal was in compliance with the law. \par }{\insrsid8544792\charrsid12808303 \tab It is also the view of this court, that though the decision of the land tribunal decided the appeal on the issue of its being time barred, this was not the only consideration that the tribunal }{ \insrsid13120773\charrsid12808303 relied upon. }{\insrsid8544792\charrsid12808303 The Tribunal considered also the merits of the evidence adduced by the parties}{\insrsid994753\charrsid12808303 upon which the LCIII Court, Layibi Central Division, based its decision.}{\insrsid8544792\charrsid12808303 \par }{\insrsid994753\charrsid12808303 \tab The judgment of the land tribunal states on page 3 (last page) paragraph 5 that:- \par }\pard \qj \li1440\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid12914625 {\b\i\insrsid994753\charrsid12808303 \'93 .................... Lack of diligence and prudence on the part of the parties in taking appropriate steps to abide by the prescribed time \endash frame prevents the Tribunal from considering the merits of this appeal. Even if it were to do so we are also inclined to agree with the learned counsel for the respondent that t he appellant never challenged the documentary evidence, to wit, the sale agreement and the letters of administration. And since the LCIII Courts findings on the evidence were founded almost entirely on the credibility of witnesses they had seen and hear d, an appellate court like this Tribunal would not readily interfere with those findings and there were no grounds for any interference what}{\b\i\insrsid2636484\charrsid12808303 soever}{\b\i\insrsid994753\charrsid12808303 .}{ \b\i\insrsid16063766\charrsid12808303 \'94 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12914625 {\insrsid5326834\charrsid12808303 This court}{\insrsid16063766\charrsid12808303 at this stage of appeal holds that the Land Tribunal was right in law to make the above conclusion}{\insrsid5326834\charrsid12808303 which shows that, the issue of the appeal being filed out of time not withstanding, on the merits of the evidence adduced before the LCIII Court, Layibi Central Division, the appellant\rquote s case stood no chance of succeeding. This court }{ \insrsid13120773\charrsid12808303 finds }{\insrsid5326834\charrsid12808303 that the said holding was proper and rightly made by the Land Tribunal in its consideration of the appeal before it.}{\insrsid16063766\charrsid12808303 \par }{\insrsid5326834\charrsid12808303 \tab It follows therefore that grounds one and two of the appeal fail \par \tab The last ground of appeal is that the first appellate court}{\insrsid543828\charrsid12808303 erred in law when it proceeded to write and deliver a judgment procured without any quorum as required of the Land Tribunals, thus}{ \insrsid13120773\charrsid12808303 the judgment delivered by the first }{\insrsid543828\charrsid12808303 appellate court was wrongful.}{\insrsid5326834\charrsid12808303 \par }{\insrsid543828\charrsid12808303 \tab Counsel for the appellant did not make it clear which judgment of the first appellate court was the subject of this ground. \par \tab The first appellate court is the LCIII Court, Layibi Central division whose judgment is dated 13.07.2004. \par }{\insrsid4019537\charrsid12808303 \par }{\insrsid543828\charrsid12808303 \tab A study of the proceedings of that court shows that there is a section of }{\b\i\insrsid543828\charrsid12808303 \'93 }{\b\i\insrsid14567898\charrsid12808303 Committee}{\b\i\insrsid543828\charrsid12808303 member Ruling\'94.}{\insrsid543828\charrsid12808303 In that section Committee Members: }{\b\ul\insrsid543828\charrsid12808303 HON. OCUTTI LANJINO, ALBERT LACEN, MANASI SUDI, HON. FLORENCE LULAME}{\b\ul\insrsid14567898\charrsid12808303 ,}{ \insrsid14567898\charrsid12808303 and}{\insrsid543828\charrsid12808303 the Chairman LCI}{\insrsid6168916\charrsid12808303 ,}{\insrsid543828\charrsid12808303 each one gave }{\insrsid14567898\charrsid12808303 a decision holding in favour of the respondent against the appellant.}{\insrsid543828\charrsid12808303 \par }{\insrsid14567898\charrsid12808303 The chairman LCIII, then wrapped up the decision with advice to the parties, but upholding the decision of all the committee members. \par }{\insrsid9131553\charrsid12808303 \tab The judgment of the LCIII Court, Layibi, was therefore with a quorum. \par \tab If the judgment complained of is that of the Gulu District Land Tribunal, the record of proceedin gs shows clearly that the hearing went on when the quorum of members was present. This was on 23.06.2005, 18.07.2005, 16.08.2005, 17.08.2005 and on 14.10.2005 delivery of judgment was adjourned because all members were not ready. \par \tab Though the delivered judgment has only the name of chairman, it is safe to }{\insrsid6168916\charrsid12808303 i}{\insrsid9131553\charrsid12808303 nfer that from the conduct of the proceedings}{\insrsid6168916\charrsid12808303 , }{ \insrsid9131553\charrsid12808303 the judgment that was delivered was with the consent of all the members of the tribunal. \par \tab While Rule 36(5) of the Land Tribunal}{\insrsid6168916\charrsid12808303 s (Procedure)}{\insrsid9131553\charrsid12808303 Rules}{\insrsid6168916\charrsid12808303 ,}{\insrsid9131553\charrsid12808303 requires that the tribunal with the exception of the }{\insrsid6168916\charrsid12808303 dissenting}{\insrsid9131553\charrsid12808303 member, shall sign the decision prepared, the Rule is rather}{\insrsid11684112\charrsid12808303 directory, as it does not go on to stipulate that a decision of the tribunal not so signed is null and void.}{\insrsid9131553\charrsid12808303 \par }{\insrsid11684112\charrsid12808303 \tab In this particular case, court sees no injustice having been caused by the non signing of the decision by all the members of the tribunal, and leaving the signing to their chairman. This ground of the appeal also fails. \par \tab All the grounds of the appeal having failed, the appeal stands dismissed. \par \tab The respondent is awarded the costs of this appeal and those in the proceedings below. \par \par \par \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid12914625 {\insrsid11684112\charrsid12808303 \par }{\b\insrsid11684112\charrsid12808303 ................................. \par Remmy Kasule \par Judge \par 11}{\b\super\insrsid11684112\charrsid12808303 th}{\b\insrsid11684112\charrsid12808303 July, 2008. \par }{\insrsid15417515\charrsid12808303 \par }{\insrsid2559721\charrsid12808303 \tab \par }{\insrsid11479204\charrsid12808303 \par }}