Oola Lalobo v Okema Jakeo Akech (Civil Suit No.20 Of 2004) (Civil Suit No.20 of 2004) [2008] UGHC 106 (30 September 2008)

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{\insrsid13269593 \chftnsepc \par }}\sectd \linex0\endnhere\titlepg\sectlinegrid360\sectdefaultcl\sectrsid10974347\sftnbj {\footer \pard\plain \s15\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\pvpara\phmrg\posxr\posy0\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13269593 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\field{\*\fldinst {\cs16\insrsid11405987 PAGE }}{\fldrslt {\cs16\lang1024\langfe1024\noproof\insrsid14035193 2}}}{\cs16\insrsid11405987 \par }\pard \s15\ql \li0\ri360\widctlpar\tqc\tx4320\tqr\tx8640\aspalpha\aspnum\faauto\adjustright\rin360\lin0\itap0\pararsid10974347 {\insrsid11405987 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\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\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7408307 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\insrsid4091305\charrsid14035193 THE REPUBLIC OF UGANDA \par IN THE HIGH COURT OF UGANDA }{\b\insrsid1210221\charrsid14035193 \par }{\b\insrsid4091305\charrsid14035193 HOLDEN AT GULU \par HCT \endash 02 \endash CV \endash 0020 \endash 2004 \par (Arising from Civil No.}{\b\insrsid7408307\charrsid14035193 }{\b\insrsid4091305\charrsid14035193 GUL \endash 00 CV \endash CS- 137 \endash 20004) \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7408307 {\b\insrsid4091305\charrsid14035193 \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\b\insrsid4091305\charrsid14035193 OOLA LA}{\b\insrsid1013130\charrsid14035193 LOBO }{\b\insrsid7408307\charrsid14035193 :::::}{\b\insrsid4091305\charrsid14035193 :::::::::} {\b\insrsid7408307\charrsid14035193 :::::::::::::::}{\b\insrsid4091305\charrsid14035193 :::APPELLANT \par \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7408307 {\b\insrsid4091305\charrsid14035193 VERSUS \par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\b\insrsid4091305\charrsid14035193 \par OKEMA JAKEO}{\b\insrsid1013130\charrsid14035193 AKECH}{\b\insrsid7408307\charrsid14035193 ::::::::}{\b\insrsid4091305\charrsid14035193 ::::::::::::: RESPONDENT \par \par }\pard \qc \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7408307 {\b\ul\insrsid4091305\charrsid14035193 BEFORE: HON. JUSTICE REMMY K. KASULE \par \par JUDGMENT \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7408307 {\insrsid4091305\charrsid14035193 \par \tab This judgment is in aspect of an appeal by the appellant against the judgment of the Chief Magistrate, Gulu, dated 22.07.2004 in }{\insrsid1013130\charrsid14035193 O}{\insrsid4091305\charrsid14035193 riginal }{\insrsid1013130\charrsid14035193 C}{ \insrsid4091305\charrsid14035193 ivil }{\insrsid1013130\charrsid14035193 S}{\insrsid4091305\charrsid14035193 uit Number 137 of 2003. \par }{\insrsid7408307\charrsid14035193 \tab }{\insrsid1013130\charrsid14035193 \tab }{\insrsid7408307\charrsid14035193 In the court below the appe llant sued the respondent for, among other claims, trespassing on a piece of land, appellant claimed to be his by customary owners situate at Koch-Goma, Layibi, Gulu District. \par \tab }{\insrsid1013130\charrsid14035193 \tab }{\insrsid7408307\charrsid14035193 The respondent, defendant in the suit below, on his part, also claimed to be customary owner}{\insrsid13046006\charrsid14035193 of the said same piece of land.}{ \insrsid7408307\charrsid14035193 \par }{\insrsid13046006\charrsid14035193 \tab }{\insrsid1013130\charrsid14035193 \tab }{\insrsid13046006\charrsid14035193 Both appellant and respondent testified and called witnesses to prove their respective cases before the trial Chief Magistrate. \par \tab }{\insrsid1013130\charrsid14035193 \tab }{\insrsid13046006\charrsid14035193 In the course of his judgment the trial Chief Magistrate rightly in the view of this court, framed, on page 2 paragraph 4 of the Judgment, the question for resolution by court thus: \par }\pard \ql \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8542648 {\b\i\insrsid13046006\charrsid14035193 \'93 The issue before court is who in between the plaintiff }{\b\i\insrsid11819825\charrsid14035193 and the defendant is the owner of the suit land\'94}{\b\i\insrsid13046006\charrsid14035193 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7408307 {\insrsid11819825\charrsid14035193 However, instead of resolving the issue fra med, the trial Chief Magistrate proceeded to dismiss the case, his reason for doing so, as stated on page 3 paragraph 4 of the judgment, being that:- \par }\pard \ql \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid8542648 {\b\i\insrsid11819825\charrsid14035193 \'93 Without going into the merits of litigation to find who in between the two is the owner of the suit la nd, which I decline to do since it would be all over indulgence on the side of the court, by bringing this suit in court in the year 2003 when the cause of action in between 1983 \endash 1986 a period that is }{\b\i\insrsid5128929\charrsid14035193 over 17 years, this suit is therefore caught by the Limitation Act.........................}{\b\i\insrsid11819825\charrsid14035193 \par }{\b\i\insrsid5128929\charrsid14035193 In the premises therefore, I dismiss this case with costs since it is time barred by the operation of the Limitation Act as well as the rights entrenched}{\b\i\insrsid16662437\charrsid14035193 under the provisions of the Land Act, 1998.\'94}{\b\i\insrsid5128929\charrsid14035193 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7408307 {\insrsid16662437\charrsid14035193 \tab Dissatisfied with the above decision the appellant appealed to this court. \par \tab There are two grounds of appeal. \par {\listtext\pard\plain\insrsid16662437\charrsid14035193 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ql \fi-540\li900\ri0\sl360\slmult1\widctlpar\jclisttab\tx900\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin900\itap0\pararsid14881464 { \insrsid16662437\charrsid14035193 That the learned Chief Magistrate erred in law in holding that the suit was barred by Limitation in the result dismissing the suit and occasioning }{\insrsid14881464\charrsid14035193 a miscarriage of justice}{ \insrsid16662437\charrsid14035193 \par {\listtext\pard\plain\insrsid14881464\charrsid14035193 \hich\af0\dbch\af0\loch\f0 2.\tab}}{\insrsid14881464\charrsid14035193 That the learned Chief Magistrate erred in law and fact in failing to take judicial notice of insecurity in Northern Uganda between 1986 \endash 1993 specifically in Koch goma where the suit land is situate which totally crippled the appellant from pursu ing the matter any further. \par }\pard \ql \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid14881464 {\insrsid14881464\charrsid14035193 The appellant prays for the appeal to be allowed the judgment and orders of the learned Chief Magistrate \rquote s to be set aside and a retrial ordered. \par \tab The two grounds were argued together by Counsel for the appellant. Court will also consider them together. \par \tab In paragraph 3 of the plaint the plaintiff }{\insrsid8918874\charrsid14035193 averred}{\insrsid14881464\charrsid14035193 : \par }\pard \ql \li1440\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid8542648 {\b\i\insrsid14881464\charrsid14035193 \'93 3. The plaintiff\rquote s claim against the defendant is for a declaratory order of ownership, general damages for }{\b\i\insrsid4920799\charrsid14035193 trespass}{\b\i\insrsid14881464\charrsid14035193 , }{\b\i\insrsid4920799\charrsid14035193 permanent}{ \b\i\insrsid14881464\charrsid14035193 injunction restraining the defendant and costs thereto\'94 \par }\pard \ql \li360\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin360\itap0\pararsid14881464 {\insrsid8792650\charrsid14035193 Paragraph 4 of plaint sets out the facts constituting the cause of action and paragraphs 5, 6 and 7 aver that the plaintiff has suffered loss and damage by reason of the continuous trespass of the defendant on the suit land. \par }{\insrsid11867420\charrsid14035193 \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid11867420\charrsid14035193 The appellant, an d his witnesses, testified before the trial court to the effect that the respondent had and continued to trespass on the land, the appellant claimed to be his. \par }{\insrsid803385\charrsid14035193 \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid803385\charrsid14035193 The respondent and his witnesses on the other hand testified admitting occupying the suit land , but explaining that the land was his and that he was not trespassing upon the same. \par \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid803385\charrsid14035193 The case therefore was founded in }{\insrsid10045154\charrsid14035193 trespass}{\insrsid803385\charrsid14035193 . \par \tab A trespasser is one who remains in possession of the land against the will of the owner: }{\b\insrsid803385\charrsid14035193 see Christopher Katongole v Yusufu Ssewanyana (1990 \endash 1991) KALR 41}{\insrsid803385\charrsid14035193 }{ \b\insrsid803385\charrsid14035193 at 43.}{\insrsid803385\charrsid14035193 \par Trespass is a continuous tort. The case of the appellant was and still is that the respondent committing trespass on the land appellant claims to be his. The respondent on the other hand contended and still cont ends that he is occupying the and, not as trespasser, but as owner of the same. \par }{\insrsid8542648\charrsid14035193 \tab }{\insrsid11867420\charrsid14035193 \tab }{\insrsid3225326\charrsid14035193 Trespass being a continuous tort, there was therefore no basis for the learned Chief Magistrate to hold that the appellant\rquote s suit was time barred by reason of the Limitation Act.}{\insrsid11867420\charrsid14035193 \par }{\insrsid3225326\charrsid14035193 \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid3225326\charrsid14035193 As to whether or not the court should have taken judicial notice of the insecurity in Northern Uganda between 1986 \endash 1993, court depending on the facts of each particular case. \par \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid3225326\charrsid14035193 In this particular case, court finds it sufficient that the cause of action and the evidence adduce all }{\insrsid8542648\charrsid14035193 centered}{ \insrsid3225326\charrsid14035193 on the continuous tort of trespass and as such the case could not have been caught by the provisions of the Limited Act, or those of the Land Act. \par }{\insrsid2189219\charrsid14035193 \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid2189219\charrsid14035193 Court notes from the evidence adduced, that it was necessary of the trial court, and indeed the respondent specifically requested court, to visit the land in question so as to ascertain the boundaries separating the land of the appellant from that of the respondent. The trial court did not pay any attention to this a spect of the case. This court cannot on its own now reevaluate the evidence adduced at trial and reach its own decision in the absence of evidence from the Locus in quo. It was an error of the trial court not to visit the locus in quo. \par \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid2189219\charrsid14035193 This appeal is allowed. The judgment, and orders made there in, of the Chief Magistrate 22.07.2004, is hereby set aside. }{\insrsid8542648\charrsid14035193 It is ordered that civil suit }{\insrsid4460998\charrsid14035193 No. 137 of 2003 be tried de novo by the Chief Magistrate\rquote s Court, Gulu.}{\insrsid3225326\charrsid14035193 \par }{\insrsid4460998\charrsid14035193 \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid4460998\charrsid14035193 In the meantime, before the trial commences, t his court orders that the current status quo as regards the suit land remains as it is until such a time as the retrial shall start. Once the retrial shall have started then this interim order is to lapse and it will be up to the trial court to make such orders, on its own, or on being moved by any of the parties to the suit, concerning the suit land. \par \tab }{\insrsid8542648\charrsid14035193 \tab }{\insrsid6428066\charrsid14035193 As to costs, given the fact that there is to be a retrial, and the appeal has been successful on a matter for which the trial court is mainly to blame, it is ordered that each party bears its own costs of the original trial of the suit and of this appeal. It is so ordered.}{\insrsid4460998\charrsid14035193 \par }{\insrsid6428066\charrsid14035193 \par .............................. \par Remmy K. Kasule \par Judge \par 30}{\super\insrsid6428066\charrsid14035193 th}{\insrsid6428066\charrsid14035193 September 2008 \par }}