Sunshine Tours And Travel Ltd v Alam Group Of Companies Limited (Cv.Cs. No. 170 Of 1999) (Cv.Cs. No. 170 of 1999) [2009] UGHC 154 (28 August 2009)

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\fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 THE REPUBLIC OF UGANDA \par IN THE HIGH COURT OF UGANDA AT KAMPALA \par CIVIL SUIT NO. 170 OF 1999}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 SUNSHINE TOURS AND TRAVEL LTD :::::::::::::::::::: PLAINTIFF

\par }\pard \ltrpar\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15340141\charrsid11145961 VERSUS \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 ALA}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 M GROUP OF COMPANIES}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8614706\charrsid11145961 LIMITED}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 :::::::::::::::::::::}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 DEFENDANT \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15340141\charrsid11145961 BEFORE: HON. JUSTICE REMMY K. KASULE \par \par JUDGMENT \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6357505\charrsid11145961 The plaintiff company sued the defendant, also a company, for various reliefs arising out }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6357505\charrsid11145961 an eviction and distress for rent in respect of premises known as \'93Impala House\'94, Plot 13 Kimathi Avenue, Kampala City. The plaintiff was tenant of the defendant in respect of the premises. \par \par The suit was originally brought against the defendant and Messrs Kika Associates & Bailiffs }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 as co-defendant. The case against the latter was however withdrawn by plaintiff on the ground that the sole proprietor of the said co-defendant firm had died. \par \par At scheduling the parties agreed on the following facts:- \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \ltrpar\qj \fi-1080\li1440\ri0\sl360\slmult1\widctlpar \jclisttab\tx1440\wrapdefault\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1440\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 Plaintiff was a tenant of the defendant at the suit premises. \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 \hich\af0\dbch\af0\loch\f0 (ii)\tab}Plaintiff was, at the material time of the cause of action, in arrears of rent. \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 \hich\af0\dbch\af0\loch\f0 (iii)\tab}Defendant locked up the suit premises rented by the plaintiff because of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 nonpayment}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 of rent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894 \par }\pard \ltrpar\qj \li1440\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 The issues framed at scheduling for determination by court were:- \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \ltrpar\qj \fi-480\li840\ri0\sl360\slmult1\widctlpar \jclisttab\tx840\wrapdefault\aspalpha\aspnum\faauto\ls4\adjustright\rin0\lin840\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 Whether the plaintiff owed Shs.5}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 , 000,000}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 /= to the defendant as arrears of rent. \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 \hich\af0\dbch\af0\loch\f0 2.\tab}Whether the defendant sold all the property locked up in the office. \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 \hich\af0\dbch\af0\loch\f0 3.\tab}Whether the plaintiff is entitled to the remedies claimed in the plaint. \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 In his written submissions}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 filed in court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 after court had completed taking evidence from both parties, the plaintiff raised another issue, and invited court to resolve it, namely:- \par \par Whether the locking of the plaintiff\rquote s office and the subsequent disposal of its property were unlawful. Court will revert to this matter later on. \par \par On behalf of the plaintiff, Mr. Godfrey Zobo, the Managing Director of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 Plaintiff Company}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 testified, as PW1, Mr. Godfrey Musoke Nagenda, a practi}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 ing accountant in private practice as PW2, and Mr. Godfrey Sabiiti, then an employee of the plaintiff at the time of the cause of action, as PW3. \par \par The defendant adduced evidence of one witness, Mr. Abid Alam, their Managing Director. \par \par As to whether or not an additional issue should be added, it is submitted for the plaintiff that the issue is based upon the pleadings of both parties is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 thus }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 crucial to the whole case. \par \par The defendant, on the other hand opposes the addition of the issue on the grounds that the same was not agreed upon inter-parties and that defendant had adduced evidence only in respect of the issues agreed upon. \par \par This court notes that plaintiff pleaded in paragraph 13 of the plaint that:-}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }\pard \ltrpar\ql \li1440\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid3763894\charrsid11145961 \'9313. The plaintiff avers tha}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid11145961 t its eviction from office and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid3763894\charrsid11145961 \tab subsequent sale of some of its property was wrongful.\'94 \par }\pard \ltrpar\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 By way of reply }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 to the above averment the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 defendant aver}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 red}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3763894\charrsid11145961 in paragraph 6 of his written statement of defence to the effect that the eviction and sale of the plaintiff\rquote s properties was lawful by reason of the same having been carried out in pursuance of a lawful order of court. The sum }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 total effect of the evidence of PW1, PW2 and PW3}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 was that}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 because the eviction and distress, or part of it, was unlawful, the plaintiff had suffered loss and damage and was}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 by reason thereof, claiming the reliefs stated in the plaint. \par \par On the other hand, by way of refuting the evidence of the plaintiff\rquote s witnesses, DW1, for the defendant, testified}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 justifying that the eviction and distress was lawf}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ul because the plaintiff, as ten}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 ants had failed to pay the rent due for the suit premises}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 for a period from January 1997 to August, 1997. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 This w}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 itness completed his evidence in chief by stating:-}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }\pard \ltrpar\qj \li720\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 \'93}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid2953976\charrsid11145961 That the distress and sale was wrongful and not based \tab in law, there was nothing unlawful. The Chief Magistrate\rquote s Court Mengo, appointed and authorized \tab the bailiff to distress:-}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid11145961 \lquote \rquote }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 Therefore, o}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 n the basis of the pleadings}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 and the evidence given to by the witnesses of both parties to the suit, this court is satisfied that}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 the additional issue is relevant for determination by court, and no prejudice will be caused to any party by such determination. Instead justice will be done, as all issues raised by the pleadings and testified to by the witnesses of both sides}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 , including this additional issue,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 will have been conclusively resolved upon. Court therefore allows the issue}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 :-}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid2953976\charrsid11145961 \'93Whether the locking of the plaintiff\rquote s office and the subsequent disposal of its property were unlawful\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 to be added on the framed issues.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 Both the plaintiff and defendant submitted on this issue first. Court will also deal with it first. \par \par It is not denied that the plaintiff was in arrears of rent. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 The dispute, according to the evidence, is only as to the amount of rent which was in arrears. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 According to PW1, the rent }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 arrears w}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 as}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 shs.5,400,000/=. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 However, n}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 o documentary evidence, say by way of bank statements, which the plaintiff was in a position to access from his bankers}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 was availed to court to support the assertion that the arrears of rent w}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 as}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 only Shs.5,400,000/=/}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid2953976\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 \par The defendant, on the other hand, showed in his evidence that the arrears of rent was Shs.10,798,900/= }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 and gave particulars of cheques,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8469783\charrsid11145961 e}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 xhibit D2}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 that the plaintiff had issued to defendant at different times, and had been dishonoured by defendant\rquote s bankers}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 . The cheques }{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 tota}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 l}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 l}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ed}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 to Shs.10}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 , 798,900}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 /=. There was no credible evidence from plaintiff to deny this evidence.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 This court therefore holds that as of the 26.08.97, when the suit premises were closed, the plaintiff was in arrears of rent in the sum of shs.10,798,900/=.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 According to exhibit P3, dated 15.07.97, PW1 for plaintiff, wrote to DW1 of defendant, apologizing for plaintiff not meeting the re nt payment obligations and undertaking to settle the same in weekly installments. Exhibit D3 is thus proof that the defendant made demand of the rent payment from the plaintiff. \par \par Though the period of the written Tenancy agreement between plaintiff and def endant, executed at the commencement of the Tenancy, in respect of the suit premises, Exhibit D1, had expired, the tenancy, by consent, continued between both plaintiff and defendant, on the terms of the expired Tenancy agreement. Article 5(a) of that ag reement authorized the defendant, as landlord, to enter the suit premises and determine the tenancy and carry out distress, in case the plaintiff, as tenant was in arrears of rent payment for a period of three calendar months. \par \par Plaintiff adduced no evidence to show he was not in breach of this part of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 provision of the Tenancy Agreement.}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 \par The distress for rent (Bailiffs) Act, Cap.76, provides in its Section 2 that, no one, other than, a landlord in person or, an attorney of a landlord or the legal owner of a reversion, shall act as a bailiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 to levy any distress for rent, unless that other person shall be authorized to act as bailiff by a certificate in writing under the hand of a certifying officer. The certificate may be general or for a particular distress. \par \par According to Rule 3 (2) of the Distress for Rent (Bailiffs) Rules}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 a special certificate has to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 specify}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 the particular distress to which it applies. Rule 20}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 prevents the one levying distress from charging fees, charges or expenses}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 other than those}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 specified in and authorized by Rule 21 and the scales set out in the second schedule of the Rules. In case of any dispute}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 as to the amount of fees payable, then the fees are to be taxed by a certifying officer in the area}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 where the distress is levied. Rule 24 of these Rules}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 requires every bailiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 levying a distress }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 once }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15680109\charrsid11145961 requested}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 by the tenant, to produce to that tenant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 the certificate authorizing distress, and a copy of the table of fees, charges and expenses}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 authorized by the Rules.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 The existence of a landlord and Tenant relationship is a pre-requisite to the exercise of the powers of distress under the Act: See: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16543302\charrsid11145961 SOUZA FIGUERIDO & Co. Ltd Vs. GEORGE & OTHERS [1959] EA 756. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 \par Once a landlord, or the landlord\rquote s attorney}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 opts to distress for rent under the Act, then}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 such a one}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 must do so strictly in accordance with the provisions of the Act and the Rules made there-under: See: }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid16543302\charrsid11145961 Supreme Court of Uganda Civil Appeal No.7 of 1999: Joy Tumushabe & Another Vs. M/s ANGLO \endash AFRICAN LTD AND ANOTHER}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 . \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 Applying the law to the facts of this case, this court holds that the defendant was entitled under the law to distress for rent against the plaintiff.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 \par It is necessary now}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 to examine}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 whether the distress was executed in accordance with the law. \par \par It is not disputed that on 26.08.97, one Naseem, an employee of the defendant locked the suit premises and}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 as a result of this action, the plaintiff could not enter and carry on their business of a tour operator. On 02.10.97, more than a month after the closure of the premises, the defendant instructed}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 in writing}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 Messrs Kika Associates & Bailiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 to evict the plaintiffs from the suit premises, as the plaintiffs had failed to settle the outstanding rent since January, 1997. \par \par On the 03.10.97, the Chief Magistrate\rquote s Court issued to one }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4399217\charrsid11145961 SAMUEL }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid1662579\charrsid11145961 DETRAS KAGGWE KIBERU}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 of M/S Kika Associates & Bailiffs, a special certificate to levy distress pursuant to the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 D}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 istress }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 F}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 or }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 R}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 ent (Bailiffs Act) and the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 R}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 ules there}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 -}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 under. The certificate directed the levying of distress against the plaintiff}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 in respect of office premises, on 3}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid1662579\charrsid11145961 rd}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 Floor, Impala House. Messrs Kika Associates & Bailiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 thereafter proceeded to place an advertisement}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 in the New Vision newspaper of 07.10.97 to the effect that they were to sell by public auction}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 on 14.10.97}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 , the properties of the plaintiff, whose particulars they stated in th}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 e advertisement}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 , unless the \'93rent defaulters\'94 paid to them all the rent arrears due, plus all incidental eviction costs, and fees before the date of sale. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid16543302\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 Court notes from exhibit D2}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 that the written instructions given to Messrs Kika Associates & Bailiffs by the defendant were:-}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid8674952 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }\pard \ltrpar\qj \li720\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid1662579\charrsid11145961 \'93 This is to authorize you to evict Sunshine Tours Ltd, 3}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\super\insrsid1662579\charrsid11145961 rd}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid1662579\charrsid11145961 Floor, Impala House, as they have failed to settle the \tab outstanding rent since January 1997.\'94 \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 \par There is nothing in these instructions to distress by selling the plaintiff\rquote s properties by public auction. No evidence was adduced by defendant as to when and how they so instructed Messrs Kika Associates & Bailiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 to sell the plaintiff\rquote s properties through public auction}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 . Court was also not availed with any evidence as to whether or not the plaintiff was informed of the decision to distress by way of sale of plaintiff\rquote s properties in a public auction. Likewise}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 no evidence was adduced to show whether the plaintiff was ever invited to attend and participate in the taking down the inventory of the properties and the determination of their respective values}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 before sale in a public auction}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 . \par \par Distress}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 in law}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 is the right vested in the landlord as against the tenant in a lease or tenancy }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 agreement}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 to seize and sell, such a quantity of the tenant\rquote s chattels on the land, s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 o as}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 to re}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 c}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 o}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 v}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1662579\charrsid11145961 er the unpaid rent due under the lease or tenancy. \par \par In exercising the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 powers of distress, the landlord or the authorized bailiff}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 is in effect }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 carrying out a task affecting the rights of an individual, the tenant. This being so, the landlord or bailiff is required to observe the principles of natural justice when carrying out the distress. \par \par Accordingly}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 the defendant a nd Messrs Kika Associates & Bailiffs, the bailiffs, were under obligation to act fairly to the plaintiff, that is to say in accordance with the natural justice: \'93Natural Justice is but fairness writ large and Judicially\'94 : See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4399217\charrsid11145961 Lord Morris in Furnell V}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15213908\charrsid11145961 . W}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid1662579\charrsid11145961 HANGARE}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid4399217\charrsid11145961 I}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15213908\charrsid11145961 High Schools Board [1973] A. C. 660.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 \par \par This court has considered the evidence that was adduced as relates to the distress. The only notification that distress by sale in a public auction }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 was to take place, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 was the advertisement in the New Vision of 07.10.97. The advertisement does not mention the plaintiff as the rent defaulter, it does not state the premises in respect of which distress was being carried out. There is no amount of rent due disclosed. Therefore on the face of it, the plaintiff wo uld only know that this advertisement referred to them}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4399217\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 only by reading in detail the items listed as the subject of the sale. There is no evidence that}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12477481\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15680109\charrsid11145961 Defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 or Messrs Kika Associates & Bailiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12477481\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 brought notice of this advertisement to the notice of the plaintiff. No evidence was adduced }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12477481\charrsid11145961 by defendant that the plaintiff ought to have known by a particular date of}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 the advertisement of their properties; that the sale was to be done in a period of seven (7) days from the date of advertisement. \par \par This court therefore holds that the advertisement of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6357505\charrsid11145961 07.10.97 was not an effective and appropriate}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid12477481\charrsid11145961 notification}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6357505\charrsid11145961 to the plaintiff of the sale by public auction of the plaintiff properties. \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 The claim that the inventory of the properties was prepared in the presence of a policeman does not in any wa}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 y}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 justify the compiling of the inventory in absence of the plaintiff\rquote s representative. At any rate, the policeman who is said to have been present when the inventory was being prepared did not testify in court. \par \par So too}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 is the claim}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 that the properties were valued by a firm of valuers}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 before being sold. The valuers did not testify in court to explain how they carried out the exercise. No representative}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 of the plaintiff attended the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 valuation of the properties.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 Having considered all the relevant evidence on this issue}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 court finds that in failing to communicate to plaintiff that the properties were to be sold by public auction in a distress action, in failing to afford an opportunity to plaintiff to have}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 representative}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 to be}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 present when compiling the inventory of the properti}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 es; as well as}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 during their valuation and sale, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 and }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15213908\charrsid11145961 having}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 an advertisement of sale of the properties in the New Vision of 07.10.97}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 which was not an effective and proper communication of such sale to the plaintiff, the defendant and/or}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 their agents/representatives,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 Messrs Kika Associates & Bailiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 acted contrary to the Rules of natural justice to the prejudice of the plaintiff. The distress was carried out unfairly and amounted to disposal of plaintiff\rquote s properties without affording plaintiff an opportunity to be heard. \par \par What is done in contravention of the Rules of natural justice is a nullity: See }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid467301\charrsid11145961 A. G. Vs Ryan [1980] AC 718}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 . The distress against the plaintiff was thus a nullity. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 The defendant is liable for whatever Messrs Kika Associates & Bailiffs did in the distress because}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 according to DW1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 the defendant instructed the said firm to evict and recover the rent, and whatever the bailiff did in the process of distress, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid1054256\charrsid11145961 including the sale in a public auction, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 the same }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 was done on the instructions of the said DW1, the Managing Director of the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 Defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 . Further, in }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9253248\charrsid11145961 S. FIGUEIREDO & CO. VS PANAGOPAULOS [1959] EA 756, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 a case whose facts were not very different from the one under consideration}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 , the then Court of Appeal for East }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 Africa}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 held}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 that:-}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11145961\charrsid11145961 \par }\pard \ltrpar\qj \fi-720\li1440\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\itap0\pararsid6561942 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9253248\charrsid11145961 \'93 Applying these general principles to the present case, I \tab }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid6561942 am of that, although }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9253248\charrsid11145961 the fourth respondent was a court broker, and as such probably a }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\i\insrsid11145961 \'93public }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\i\insrsid9253248\charrsid11145961 officer\'94, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9253248\charrsid11145961 not every distress levied by him must from that }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid11145961 fact be }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9253248\charrsid11145961 necessarily held to have been levied in pursuance of a public duty or authority; and in \tab particular the distress which he levied on the appellants\rquote goods, not under any judicial process but }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid11145961 upon }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9253248\charrsid11145961 the instructions of the first and second respondents, given through the third respondent, all of them private individuals, cannot in my view be held to have been so levied.\'94}{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid9253248 \par }\pard \ltrpar\qj \li720\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid11145961\charrsid11145961 \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 The above holding aptly applies to the facts of this case. The instructions of the Defendant to Messrs Kika Associates & bailiffs were on an individual basis, which made the defendant vicariously liable for the acts/omissions of Messrs Kika Associates and Bailiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 in carrying out those instructions. \par \par The defendant is thus liable to the plaintiff for the unlawful distress. \par \par Court therefore answers the first issue to the effect that the locking of the plaintiff\rquote s office was lawful; but the subsequent disp}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 osal of the plaintiff\rquote s properties}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid467301\charrsid11145961 was unlawful. \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 The second issue is whether the office was locked by th e defendant with all its property therein. The evidence of PW1, PW3 and DW1 is that on 26.08.97, the defendant locked the suit premises with all the office properties as at 26.08.97 therein. This evidence is uncontroverted.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 The answer to the second issue is in the affirmative. \par \par The third issue is whether the defendant owed Shs.5}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 , 400,000}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 /= or Shs.10}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942 ,}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 790,000}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 /= to the defendant as arrears of rent.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 The court has considered the evidence adduced on this issue and prefers to believe the evidence for defence that the rent owed was Shs.10,790,000/=. \par \par The essence of the fourth issue is what quantity of the properties of the plaintiff found in the office }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 was}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 sold by way of distress. \par \par According to PW1 the plaintiff\rquote s properties that were in the premises at the time of closure were as per exhibit P1. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 They}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 had been acquired over a period of seventeen (17) years. They included the main tools of the business of a travel agency such as}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 , Airline}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 computed Reservations systems, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 Airline time tables, flight connections and dat a about fare and hotel companies, security safes, computers, steel filing cabinets, refrigerators, lazer p}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 r}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 inters and typewriters as well as furniture. After the closure of the premises, PW1, who had managed the acquisition}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 over the 17 years period, liste d down the properties, with the assistance of his staff,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 of the properties and also }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 put down }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 their respective monetary values}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 as per exhibit P1. \par \par PW1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 further testified}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 that cas}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 h}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 of \u8356\'a3 2040, US$10,450 and Ug. Shs.550,000/= was also inside the premises at the time of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid4724405\charrsid11145961 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 closure. The money belonged to several airlines. The same was misappropriated by the defendant as it was never returned to the plaintiff. \par \par According to PW1, one of the items locked inside was a mobile X-ray machine, valued at Shs.35 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 million that}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 belonged to a brother of PW1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 . }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 This machine}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid9253248\charrsid11145961 happened to be in the office }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 a}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 t the time of the closure of the premises. \par \par PW1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 further testified}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 of his having scrutinized the list of items advertised for sale by public auction in the New Vision newspaper of 07.10.97. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid11876607\charrsid11145961 He}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 found that the items contained in the advertisement were far much less than those that were locked in the premises on 26.08.97. \par \par In August, 2002, plaintiff instructed PW2, an auditor and accountant, to compute the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 plaintiff\rquote s}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 losses, in cluding loss of these items. PW2 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 went around Kampala City, to }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 suppliers of the items lost, and this way he got the replacement values for the items in exhibit P1. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15680109\charrsid11145961 The}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 total replacement value of the items in Exhibit P1 worked out as being Shs.35,715,000/= while that of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 x-ray machine was Ug. Shs.35,515,000/=. \par \par The defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 through DW1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 agreed that on 26.08.97 when the suit premises were locked, there were properties of the plaintiff inside the premises. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 DW1 insisted however, that, t}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 hese properties }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 we}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 re the items advertised in the New Vision newspaper on 07.10.97. The list compiled by plaintiff, exhibit P1, is false. Equally false are the val}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942 ues given to these properties. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 The correct value was shs.1,742,000/= according to the valuation report of Ntende & Associates of 11.10.97. \par \par Court has considered the evidence}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 as to the quantity and values of the plaintiff\rquote s properties that were in the premises at the time of closure; and which were subsequently disposed of by the defendant.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14945100\charrsid11145961 As to the cash money in various currencies that is alleged to have been in the premises at closure, PW1 simply stated that there was money in the premises. He did not explain who, of the plaintiff\rquote s officials received this money and where the same was being kept. If this money had been received on behalf of some airlines then some evidence, documentary or otherwise, would have been availed from these airlines as proof that the plaintiff }{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 was holding this money on their behalf. This evidence }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 i}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 s totally lacking. There was also no evidence adduced as to who paid in this money to the plaintiffs}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 . There was no evidence adduced of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 acknowledgements}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 of this money}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 , written or otherwise, that the plaintiff had issued to the payees.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 Yet the payees should have had such evidence.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 \par \par There was also no credible explanation from PW1, as to why, if this money was in the premises at the time of closure, the plaintiff did not say anything about it to the defendant, with a view to retrieving it, if not to use the same to settle the rent arrears}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 , now that the plaintiff\rquote s situation as regards tenancy, had become so bad to resulting into having plaintiff\rquote s work place being locked.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 \par \par Further, plaintiff adduced }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 no evidence to show that he had, subsequent to the distress, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 repaid this money to any airline; or that any airline had demanded the same from plaintiff. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 Court therefore holds that plaintiff has not pro}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 ved, on a balance of probabilities}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 , that UK pounds 2,040, US Dollars 10,450 and UG. Shs.550,000/= were in their possession and in the premises at the time the defendant closed the premises. This part of the claim is disallowed}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid7762202\charrsid11145961 as not proved}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 .}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 As to existence of an x-ray machine}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 in the suit premises}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 at the time of the closure, PW1, apart from making a bare statement that the machine belonged to his br other, who is a medical doctor}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 , PW1}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 did not give the names of this brother, let alone the circumstances under which the machine had to be kept in these premises. The brother, the alleged owner of the machine}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 did not give any evidence to court}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 , }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 to prove ownership and}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 under what circumstances the machine came to be in the suit premises; and why he did not object to the defendant against its being locked inside the premises}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 since it was not property of the plaintiff. It was thus not subject to distress}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 . PW1, on his part, gave no sound reason to Court, as to why}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 he did not inform the defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 that the machine did not belong to the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 Defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 and as such ought not to be the subject of impoundment and distress for rent. \par \par Court finds this part of the claim as not proved to the requisite burden of p}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 roof of a balance of probabilities}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 . The same is disallowed. \par \par As to the rest of the properties, this court has already resolved }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 that, defendant}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 and Messrs Kika Associates & Bailiffs}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 acted wrongly in not involving the plaintiff when making the inventory of the properties, evaluating them and selling them.

\par \par Given the fact that these were properties acquired over a period of seventeen (17) years and}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 some constituted basic tools of the business of a travel agency, cou rt finds the items and the values given by the plaintiff in exhibit P1 to be more realistic than the evidence of the defendant on this aspect of the case. Court therefore accepts Exhibit P1 items 1 to 61 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 as representing the number of items in the premises at the time of closure. \par \par The total value of these items is stated to be Ug. Shs.35,715,000/=. PW1 and PW2\rquote s evidence does not show that depreciation was factored in the ascertainment of }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 values of these items, yet some were as old as seventeen (17) years. Further, given the fact that old records relating to acquisition of these items were missing, an element of over evalu}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ating cannot be ruled out}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14295588\charrsid11145961 . \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 Bearing the above in mind Court reduces the value of the items to Shs.25,715,000/=. \par \par Court has already held that}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 at the time of closure}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 of the premises,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 the arrears of rent due from plaintiff to defendant were Shs.10,790,000/=. Of this amount, according to DW1, Defendant was paid Shs.1,000,000/= after the sale of the properties advertised in the New Vision on 07.10.97. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6357505\charrsid11145961 The}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 defendant remained claiming from the plaintiff Shs.9,790,000/= arrears of rent. Thus when total arrears of rent Ug. Shs.(1,000,000 + 9,790,000) are taken away from the sum}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 of}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 , the }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 total }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 value of items: Ug Shs.(25,715,000 \endash 10,790,000) = 14,925,000/=}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 being balance of the value of the properties wrongly sold by defendant.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 \par \par The plaintiff is}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 thus}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 awarded shs.14,925,000/= being the balance of the value of items less the arrears of rent due to the Defendant. \par \par Plaintiff also claims general damages for loss of business, reputation and expected income. The particulars of the loss were testified to by PW1 and PW2 and are contained in a report: Exhibit P5.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6561942\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 This court has already held that the defendant was justified to close and evict plaintiff from the premises by reason of plaintiff\rquote s failure to pay rent in accordance with the terms of the tenancy. \par \par Plaintiff having committed breach of the Tenancy agreement is not entitled to damages arising out of the closure and subsequent eviction from the premises. The said claim is accordingly disallowed. \par \par Were the plaintiff to be successful in respect of the claim for general damages for loss of business, reputation and expected income, this court finds the evidence of PW1 and PW2 as to the damages suffered to be rather speculative and not credible on this aspect of the case. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 PW1, for example, tendered in Court what he }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 referred}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 to as a Report and Accounts of the Plaintiff for the year ended 31}{\rtlch\fcs1 \af0 \ltrch\fcs0 \super\insrsid15340141\charrsid11145961 st}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 December, 1995. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6357505\charrsid11145961 What}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 is }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid3487103\charrsid11145961 referred}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 to as a report is not signed b y whoever is said to have prepared it, and not even by PW1, the Managing Director of the Plaintiff. Court attaches hardly any value to such type of evidence. \par \par As to the evidence of PW2 and the report Exhibit P5, as well as that of PW3 the same is too speculative. There are no hard facts and records to pro}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 vid}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 e the basis for the figures they rely on for their conclusions. \par \par In the considered view of Court, had the plaintiff succeeded in the claim for general damages for loss of business, reputation and expected income, then a figure of Shs.10,000,000/= would have been awarded as general damages. None is awarded however}{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 ,}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 as the plaintiff }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid14497204\charrsid11145961 has }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 not been successful in this part of the claim. \par \par In conclusion Judgment is entered for the Plaintiff against the defendant for:- \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \ltrpar\qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar \jclisttab\tx1080\wrapdefault\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin1080\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 Shs.14,925,000/= being value of the plaintiff properties. \par {\listtext\pard\plain\ltrpar \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 \hich\af0\dbch\af0\loch\f0 (b)\tab} Interest on the sum in (a) above at the rate of 18% p.a from the date of closure of the premises i.e 26.08.97 till payment in full.}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid987945\charrsid11145961 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 \par }\pard \ltrpar\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid11145961 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15340141\charrsid11145961 \par The plaintiff is awarded the costs of the suit against the defendant. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid6357505\charrsid11145961 \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \b\insrsid15340141\charrsid11145961 Remmy K. 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