U.C.B V Mrs. Bushuyu (Administratrix of the estate of John Wilson Bushuyu) (Civil Suit No. 123 of 1994) [1994] UGHC 2 (19 October 1994)

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C. B\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85 \'85\'85\'85\'85\'85.}{\b\insrsid5340016\charrsid11085008 PLAINTIFF}{\b\insrsid12549028\charrsid11085008 \par }\pard \s15\qj \li3600\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin3600\itap0\pararsid12549028 {\b\insrsid5340016\charrsid11085008 VERSUS }{\b\insrsid12549028\charrsid11085008 \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5340016 {\b\insrsid5340016\charrsid11085008 MRS. BUSHUYU}{\b\insrsid12549028\charrsid11085008 (ADMINISTR}{ \b\insrsid5340016\charrsid11085008 ATR}{\b\insrsid12549028\charrsid11085008 IX\tab \tab \tab \tab \tab \tab \tab }{\b\insrsid5340016\charrsid11085008 OF THE}{\b\insrsid12549028\charrsid11085008 ESTATE OF JOHN WILSON BUSHUYU}{ \b\insrsid5340016\charrsid11085008 )}{\b\insrsid12549028\charrsid11085008 \'85\'85\'85\'85\'85.}{\b\insrsid5340016\charrsid11085008 DEFENDANT }{\b\insrsid12549028\charrsid11085008 \par }{\b\ul\insrsid12549028\charrsid11085008 BEFORE: THE HON. MR. JUSTICE G. M.. OKELLO \par JUDGMEN}{\b\ul\insrsid5340016\charrsid11085008 T: }{\b\ul\insrsid12549028\charrsid11085008 \par }{\insrsid5340016\charrsid11085008 This suit was brought by }{\insrsid12549028\charrsid11085008 Originating}{\insrsid5340016\charrsid11085008 Summons under }{\insrsid12549028\charrsid11085008 O.}{\insrsid5340016\charrsid11085008 34}{ \b\i\insrsid5340016\charrsid11085008 }{\insrsid12549028\charrsid11085008 r.7 of the CPR}{\insrsid5340016\charrsid11085008 and under }{\insrsid12549028\charrsid11085008 section}{\insrsid5340016\charrsid11085008 7 and 8 of Decree 17/74. It was }{ \insrsid12549028\charrsid11085008 supported by the affidav}{\insrsid5340016\charrsid11085008 it deponed to by Caleb Babihuga of}{\b\insrsid12549028\charrsid11085008 }{\insrsid12549028\charrsid11085008 U. C. B. on 18/2/94 and by a supplementary}{ \insrsid5340016\charrsid11085008 affidavit of }{\insrsid12549028\charrsid11085008 Tu}{\insrsid5340016\charrsid11085008 gumisiriz}{\insrsid12549028\charrsid11085008 e Livingstone a Bank manager with U. C}{\insrsid5340016\charrsid11085008 . B. Kabale Main Branch}{\insrsid12549028\charrsid11085008 deponed to 27/4/94. The issues set }{\insrsid5340016\charrsid11085008 out in the summons for determination by the court wer}{\insrsid12549028\charrsid11085008 e:-}{ \insrsid5340016\charrsid11085008 }{\b\insrsid12549028\charrsid11085008 \par }{\insrsid5340016\charrsid11085008 (a) Whether he }{\insrsid1404284\charrsid11085008 Plaintiff}{\insrsid5340016\charrsid11085008 after default of loan repayment is entitled, to }{\insrsid1404284\charrsid11085008 foreclosure}{ \insrsid5340016\charrsid11085008 and then subsequently to sale so as to realise the }{\insrsid1404284\charrsid11085008 principal interest and co}{\insrsid5340016\charrsid11085008 st on the loan that was gi}{\insrsid1404284\charrsid11085008 v}{ \insrsid5340016\charrsid11085008 e}{\insrsid1404284\charrsid11085008 n}{\insrsid5340016\charrsid11085008 a}{\insrsid1404284\charrsid11085008 s AGRO/044/55 on 6/11/88 to FREM}{\insrsid5340016\charrsid11085008 I AGENCIES}{ \i\insrsid5340016\charrsid11085008 }{\insrsid1404284\charrsid11085008 LTD. \par }{\insrsid5340016\charrsid11085008 (b) Whether it was secured by a }{\insrsid1404284\charrsid11085008 mortgage}{\insrsid5340016\charrsid11085008 of the def}{\insrsid1404284\charrsid11085008 endant\rquote s property aforesaid with}{ \insrsid5340016\charrsid11085008 their consent, authority and power of attorney}{\insrsid1404284\charrsid11085008 . \par }{\insrsid5340016\charrsid11085008 (c) Whether the failure to repay is evidenced by the Bank statement which is a}{\insrsid1404284\charrsid11085008 nnexed to the affidavit of Ca1eb Babihuga of U. C}{\insrsid5340016\charrsid11085008 .}{ \insrsid1404284\charrsid11085008 B}{\insrsid5340016\charrsid11085008 dated 18/2/94 hereto }{\insrsid14046483 attached and marked }{\insrsid9187244\charrsid11085008 \'93B\'94}{\insrsid5340016\charrsid11085008 \par T}{\insrsid9187244\charrsid11085008 he background to}{\insrsid5340016\charrsid11085008 this suit appears to be as follows: The plaintiff Bank appears to have on 6/11/88 granted }{\insrsid9187244\charrsid11085008 a }{\insrsid5340016\charrsid11085008 loan to a company known as \lquote \lquote }{\insrsid9187244\charrsid11085008 FREMI AGENCIES}{\i\insrsid9187244\charrsid11085008 }{\insrsid9187244\charrsid11085008 LTD under }{\insrsid5340016\charrsid11085008 AGRO/044/55 on the security of John Wilson Bashuyu\rquote }{\insrsid9187244\charrsid11085008 s property on plot 28 and 28A K}{\insrsid5340016\charrsid11085008 abale Road. }{\insrsid9187244\charrsid11085008 FREMI AGENCIES}{ \i\insrsid9187244\charrsid11085008 }{\insrsid9187244\charrsid11085008 LTD }{\insrsid5340016\charrsid11085008 is a family company of J}{\insrsid9187244\charrsid11085008 o}{\insrsid5340016\charrsid11085008 hn Wilson Bushuyu now deceased, The certificate of title of the said }{\insrsid9187244\charrsid11085008 property}{\insrsid5340016\charrsid11085008 was deposited }{\insrsid9187244\charrsid11085008 with the Bank on the authority of the said Jo}{ \insrsid5340016\charrsid11085008 hn Wilson Bushuyu. Along with the Certificate of title was also deposited a power of Attorn}{\insrsid9187244\charrsid11085008 ey executed by }{\insrsid5340016\charrsid11085008 the said late John Wilson Bushuyu appointing } {\insrsid9187244\charrsid11085008 FREMI AGENCIES}{\i\insrsid9187244\charrsid11085008 }{\insrsid9187244\charrsid11085008 LTD }{\insrsid5340016\charrsid11085008 his attorney to borrow }{\insrsid9187244\charrsid11085008 money }{ \insrsid5340016\charrsid11085008 on the security of his said property described as \'93Leasehold Register }{\insrsid9187244\charrsid11085008 Volume}{\insrsid5340016\charrsid11085008 973 Folio }{\insrsid9187244\charrsid11085008 measuring approximately 0.051 Hectares. \par Due to}{\insrsid5340016\charrsid11085008 some }{\insrsid14046483\charrsid11085008 confusion}{\insrsid5340016\charrsid11085008 in the }{\insrsid9187244\charrsid11085008 UCB}{\i\insrsid5340016\charrsid11085008 }{\insrsid14046483 at Kabale caused by shifting }{\insrsid5340016\charrsid11085008 of}{\insrsid9187244\charrsid11085008 }{\insrsid5340016\charrsid11085008 documents following amalgamation of the two branches i}{\insrsid9187244\charrsid11085008 n Kabale, }{ \insrsid5340016\charrsid11085008 the certificate of title deposited}{\insrsid9187244\charrsid11085008 with the Bank disappeared from the Bank}{\insrsid5340016\charrsid11085008 . Then there was default in the loan repayment. The Bank}{ \i\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 now seeks a }{\insrsid9187244\charrsid11085008 remedy of fore}{\insrsid5340016\charrsid11085008 clo}{\insrsid9187244\charrsid11085008 sure and sale of the security. \par }{\insrsid5340016\charrsid11085008 The defendant wh}{\insrsid9187244\charrsid11085008 o}{\insrsid5340016\charrsid11085008 is the Administratrix of the estate of the late J}{\insrsid9187244\charrsid11085008 o}{\insrsid5340016\charrsid11085008 hn Wilson Bushuyu filed an affid}{\insrsid9187244\charrsid11085008 avit in Reply, deponed by her on 18/4/94. In that }{\insrsid5340016\charrsid11085008 affidavit, the defendant denied knowledge of the existence of}{\insrsid9187244\charrsid11085008 FREMI AGENCIES}{\i\insrsid9187244\charrsid11085008 }{\insrsid9187244\charrsid11085008 LTD}{\insrsid5340016\charrsid11085008 nor }{\insrsid9187244\charrsid11085008 that her late husband John Wilso}{\insrsid5340016\charrsid11085008 n Bushuyu}{ \insrsid14046483 }{\insrsid5340016\charrsid11085008 was director in the company. She also denied that there was ever}{\b\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 a deposit of the certificate of }{ \insrsid9187244\charrsid11085008 title}{\insrsid5340016\charrsid11085008 of the said loan. The duplicate certificate of title }{\insrsid9187244\charrsid11085008 o}{\insrsid5340016\charrsid11085008 f the land had ever been secure}{ \insrsid9187244\charrsid11085008 d}{\insrsid5340016\charrsid11085008 in her house. If there was such a lo}{\insrsid9187244\charrsid11085008 an facility it was unsecured.}{\insrsid12796202\charrsid11085008 \par }{\insrsid5340016\charrsid11085008 On whether the certificate of title}{\insrsid12796202\charrsid11085008 of t}{\insrsid5340016\charrsid11085008 he property in }{\insrsid12796202\charrsid11085008 question}{\insrsid14046483 }{ \insrsid5340016\charrsid11085008 was ever deposited with the Bank with intention to create a }{\insrsid12796202\charrsid11085008 Mortgage}{\insrsid14046483 , }{\insrsid12796202\charrsid11085008 it was conten}{\insrsid5340016\charrsid11085008 ded for the plaintiff that this was s}{\insrsid12796202\charrsid11085008 o}{\insrsid5340016\charrsid11085008 .}{\insrsid12796202\charrsid11085008 Reliance was pl}{\insrsid5340016\charrsid11085008 aced }{\insrsid12796202\charrsid11085008 o}{ \insrsid5340016\charrsid11085008 n th}{\insrsid12796202\charrsid11085008 e supplementary affidavit of Tugumusirize the Bank Manager }{\insrsid5340016\charrsid11085008 with UCB Kabale. Paragraphs 3}{\insrsid12796202\charrsid11085008 , 4 and 5 of}{ \insrsid5340016\charrsid11085008 this affidavit are relevant. }{\insrsid6966979\charrsid11085008 \par P}{\insrsid5340016\charrsid11085008 aragraph 3}{\insrsid6966979\charrsid11085008 }{\insrsid5340016\charrsid11085008 of the affidavit shows }{\insrsid6966979\charrsid11085008 Annexture \lquote J\rquote }{\insrsid5340016\charrsid11085008 a letter from th} {\insrsid6966979\charrsid11085008 e Deputy Chief credit Manager U}{\insrsid5340016\charrsid11085008 C}{\insrsid6966979\charrsid11085008 B. The letter is to the effect}{\insrsid5340016\charrsid11085008 that application by }{ \insrsid6966979\charrsid11085008 Fremi Agencies Ltd,}{\insrsid5340016\charrsid11085008 for a loan of 2m/= was successful. The loan was granted on the security }{\insrsid6966979\charrsid11085008 of Leasehold Reg. Vol. 973 Folio 4}{ \insrsid5340016\charrsid11085008 }{\insrsid6966979\charrsid11085008 Plots 28 and 28A Kabale Road\line on security the letter said:- \par }\pard \s15\qj \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6966979 {\i\insrsid5340016\charrsid11085008 \'93}{\i\insrsid6966979\charrsid11085008 Please}{ \i\insrsid5340016\charrsid11085008 ensure th}{\i\insrsid6966979\charrsid11085008 at all security documentations }{\i\insrsid5340016\charrsid11085008 are finalised before funds }{\i\insrsid6966979\charrsid11085008 are released\'94. \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6966979 {\insrsid6966979\charrsid11085008 That letter was addressed to}{\insrsid5340016\charrsid11085008 the Manager Kabale}{ \insrsid6966979\charrsid11085008 \lquote B\rquote . }{\insrsid5340016\charrsid11085008 The above quo}{\insrsid6966979\charrsid11085008 tation instructs the Manager to complete security documentations}{\insrsid5340016\charrsid11085008 before releasing the loan funds. Then there is}{\insrsid6966979\charrsid11085008 annext}{\insrsid5340016\charrsid11085008 ure}{\insrsid6966979\charrsid11085008 \lquote L\rquote a letter from, the Chief M}{\insrsid5340016\charrsid11085008 anag}{ \insrsid6966979\charrsid11085008 er Lime Credit Group UCB HQS}{\insrsid5340016\charrsid11085008 . It is addressed to the Managi}{\insrsid6966979\charrsid11085008 ng Director of FREMI AGENCIES}{\i\insrsid6966979\charrsid11085008 }{ \insrsid6966979\charrsid11085008 LTD to express the}{\insrsid5340016\charrsid11085008 Banks displeasure}{\insrsid6966979\charrsid11085008 }{\insrsid5340016\charrsid11085008 at the addressee\rquote s delay in the loan }{\insrsid6966979\charrsid11085008 repayment}{\insrsid5340016\charrsid11085008 despite the }{\insrsid6966979\charrsid11085008 extension of time. I}{\insrsid5340016\charrsid11085008 t gave a}{\insrsid6966979\charrsid11085008 date line when repayment was to be made To the Bank}{ \insrsid5340016\charrsid11085008 Manager Kabale}{\insrsid6966979\charrsid11085008 \lquote B\rquote branch the letter said:- \par }\pard \s15\qj \li720\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid6966979 {\i\insrsid5340016\charrsid11085008 \'93By a copy of }{\i\insrsid6966979\charrsid11085008 t}{ \i\insrsid5340016\charrsid11085008 hi}{\i\insrsid6966979\charrsid11085008 s letter, we are asking the Manager }{\i\insrsid5340016\charrsid11085008 Kabale \line }{\i\insrsid6966979\charrsid11085008 \lquote B\rquote to send us your}{ \i\insrsid5340016\charrsid11085008 latest balance and a copy of your security}{\i\insrsid6966979\charrsid11085008 so that we can foreclose\'94. \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6966979 {\insrsid5340016\charrsid11085008 The above quotation }{\insrsid6966979\charrsid11085008 suggested}{ \insrsid5340016\charrsid11085008 that the company\rquote s loan s}{\insrsid6966979\charrsid11085008 ecurity was already in the Bank.}{\insrsid5340016\charrsid11085008 According to para}{\insrsid6966979\charrsid11085008 gr}{ \insrsid5340016\charrsid11085008 aph 8 of the s}{\insrsid14046483 upplementary }{\insrsid6966979\charrsid11085008 affidavit of Tugumusirize the following were the documents relate}{\insrsid5340016\charrsid11085008 d to the security for loan i}{ \insrsid6966979\charrsid11085008 n this case. \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5340016 {\insrsid6966979\charrsid11085008 Annexture \lquote M}{\insrsid5340016\charrsid11085008 \rquote is a copy of the Memorandum and Articles }{\insrsid6966979\charrsid11085008 of Association}{\insrsid5340016\charrsid11085008 of}{\insrsid6966979\charrsid11085008 FREMI AGENCIES}{\i\insrsid6966979\charrsid11085008 }{\insrsid6966979\charrsid11085008 LTD }{\insrsid12527257\charrsid11085008 . Annexture P +}{\insrsid5340016\charrsid11085008 R are two valuation }{\insrsid12527257\charrsid11085008 Reports dated 19/1/88 and 22/8/88 respective on the property on plot 28 and 28A}{ \insrsid5340016\charrsid11085008 Kabale Road; }{\insrsid12527257\charrsid11085008 Annexture}{\insrsid5340016\charrsid11085008 \lquote S\rquote is the power of Attorney dated 23/2/8}{\insrsid12527257\charrsid11085008 8}{\insrsid5340016\charrsid11085008 execute}{\insrsid12527257\charrsid11085008 d by John Wilson Bushu}{\insrsid5340016\charrsid11085008 yu }{\insrsid12527257\charrsid11085008 appointing FREMI AGENCIES}{\i\insrsid12527257\charrsid11085008 }{\insrsid12527257\charrsid11085008 LTD his attorney }{\insrsid5340016\charrsid11085008 to }{\insrsid12527257\charrsid11085008 m}{\insrsid5340016\charrsid11085008 ortg}{\insrsid12527257\charrsid11085008 ag}{\insrsid5340016\charrsid11085008 e the property on }{ \insrsid12527257\charrsid11085008 plot 28 and 28A Kabale Road for a}{\insrsid5340016\charrsid11085008 loan}{\i\insrsid12527257\charrsid11085008 . \par }{\insrsid12527257\charrsid11085008 According to paragraph 4}{\insrsid5340016\charrsid11085008 of the same}{\i\insrsid5340016\charrsid11085008 }{\insrsid12527257\charrsid11085008 affidavit, the record }{\insrsid5340016\charrsid11085008 in the book of security in the Bank shows that the Certifica}{\insrsid12527257\charrsid11085008 te of title to this property was received in the Bank on 7/11/88. \par In}{\insrsid5340016\charrsid11085008 paragraph 6 of her affidavit in}{\insrsid12527257\charrsid11085008 reply,}{\insrsid5340016\charrsid11085008 the defendant denied that th}{\insrsid12527257\charrsid11085008 e duplicate certificate of the t}{ \insrsid5340016\charrsid11085008 itle}{\insrsid12527257\charrsid11085008 to the said land was ever depo}{\insrsid5340016\charrsid11085008 sited with the Bank for, security for loan. It had alway}{\insrsid12527257\charrsid11085008 s been in their residence. \par I have considered}{\insrsid5340016\charrsid11085008 the}{\insrsid12527257\charrsid11085008 above}{\insrsid5340016\charrsid11085008 }{\insrsid12527257\charrsid11085008 evidence vis-\'e0-vis}{\insrsid14046483 that denial. }{ \insrsid5340016\charrsid11085008 The annexture J}{\insrsid12527257\charrsid11085008 , L, M, P, }{\insrsid5340016\charrsid11085008 R and S coupl}{\insrsid12527257\charrsid11085008 ed with paragraph 4 of the }{\insrsid5340016\charrsid11085008 supplementa}{ \insrsid12527257\charrsid11085008 ry affidavit overwhelmingly indicate that 1oan was }{\insrsid5340016\charrsid11085008 granted}{\insrsid12527257\charrsid11085008 to FREMI AGENCIES}{\i\insrsid12527257\charrsid11085008 }{ \insrsid12527257\charrsid11085008 LTD on}{\insrsid5340016\charrsid11085008 the }{\insrsid12527257\charrsid11085008 security}{\insrsid5340016\charrsid11085008 of the property on }{\insrsid12527257\charrsid11085008 plots 28 and 28A}{ \insrsid5340016\charrsid11085008 Kabale }{\insrsid12527257\charrsid11085008 Road. \par Mr. Nangwala argued that the Book}{\insrsid5340016\charrsid11085008 record of Bank }{\insrsid12527257\charrsid11085008 security referred to in}{\insrsid5340016\charrsid11085008 }{\insrsid12527257\charrsid11085008 paragraph 4 of}{ \insrsid5340016\charrsid11085008 the }{\insrsid12527257\charrsid11085008 supplemen}{\insrsid5340016\charrsid11085008 t}{\insrsid12527257\charrsid11085008 ary affidavit should have been annexed}{\insrsid5340016\charrsid11085008 to }{ \insrsid12527257\charrsid11085008 t}{\insrsid5340016\charrsid11085008 he }{\insrsid12527257\charrsid11085008 affidavit. T}{\insrsid5340016\charrsid11085008 his is}{\i\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 not necessary in my v}{\insrsid12527257\charrsid11085008 iew because th}{\insrsid5340016\charrsid11085008 is is}{\i\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 the source of the }{\insrsid12527257\charrsid11085008 information}{ \insrsid13194536\charrsid11085008 contained in th}{\insrsid5340016\charrsid11085008 e }{\insrsid13194536\charrsid11085008 a}{\insrsid5340016\charrsid11085008 ff}{\insrsid13194536\charrsid11085008 idavit. It can be checked if need be. It was not nece}{ \insrsid5340016\charrsid11085008 ssa}{\insrsid13194536\charrsid11085008 ry}{\insrsid5340016\charrsid11085008 that it }{\insrsid13194536\charrsid11085008 should be annexed. \par Mr. }{\insrsid5340016\charrsid11085008 Nangwala }{\insrsid13194536\charrsid11085008 further argued that those documents only show that there was preparation}{\insrsid5340016\charrsid11085008 }{\insrsid13194536\charrsid11085008 t}{ \insrsid5340016\charrsid11085008 o obtain }{\insrsid13194536\charrsid11085008 a loan on the security of the }{\insrsid5340016\charrsid11085008 pro}{\insrsid13194536\charrsid11085008 perty. I do not share }{\insrsid5340016\charrsid11085008 tha}{ \insrsid13194536\charrsid11085008 t argument}{\insrsid5340016\charrsid11085008 . The }{\insrsid13194536\charrsid11085008 annextures read}{\insrsid5340016\charrsid11085008 }{\insrsid13194536\charrsid11085008 together}{\insrsid5340016\charrsid11085008 show mo}{\insrsid13194536\charrsid11085008 re than that.}{\insrsid5340016\charrsid11085008 They show }{\insrsid13194536\charrsid11085008 that a loan was grante}{\insrsid5340016\charrsid11085008 d}{\insrsid13194536\charrsid11085008 on}{ \i\insrsid5340016\charrsid11085008 }{\insrsid13194536\charrsid11085008 the security }{\insrsid5340016\charrsid11085008 of the }{\insrsid13194536\charrsid11085008 property}{\insrsid5340016\charrsid11085008 the }{\insrsid13194536\charrsid11085008 certificate of titl}{\insrsid5340016\charrsid11085008 e}{\insrsid13194536\charrsid11085008 of}{\b\i\insrsid5340016\charrsid11085008 }{\insrsid13194536\charrsid11085008 which}{\insrsid5340016\charrsid11085008 was al}{\insrsid13194536\charrsid11085008 ready deposited with the Bank. From those I am more inclined}{\insrsid5340016\charrsid11085008 to f}{\insrsid13194536\charrsid11085008 ind that }{\insrsid5340016\charrsid11085008 the ce}{\insrsid13194536\charrsid11085008 rtificate of title to the}{ \insrsid5340016\charrsid11085008 }{\insrsid13194536\charrsid11085008 property was deposited with }{\insrsid5340016\charrsid11085008 the Bank with intention t}{\insrsid13194536\charrsid11085008 o create a sec}{\insrsid5340016\charrsid11085008 urity for the }{\insrsid13194536\charrsid11085008 loan gran}{\insrsid5340016\charrsid11085008 ted to }{\insrsid13194536\charrsid11085008 FREMI AGENCIES}{\i\insrsid13194536\charrsid11085008 }{\insrsid13194536\charrsid11085008 LTD on 6/11/88. \par }{\insrsid5340016\charrsid11085008 M}{\insrsid13194536\charrsid11085008 r. Zagyenda submitted that}{\insrsid5340016\charrsid11085008 , the }{\insrsid13194536\charrsid11085008 deposit of a certificate of title to the registered}{ \insrsid5340016\charrsid11085008 }{\insrsid13194536\charrsid11085008 property}{\insrsid5340016\charrsid11085008 with the}{\insrsid13194536\charrsid11085008 authority of the proprietor with intent to create security for a loan was sufficient to create an equitable mortgage. With that I agree. Section 138 of the RTA says:- \par }\pard \s15\qj \li720\ri900\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin900\lin720\itap0\pararsid5783674 {\i\insrsid13194536\charrsid11085008 \'93Not withstanding anything in this Act}{ \i\insrsid15606353\charrsid11085008 contained, an equitable Mortgage of land may be m}{\i\insrsid5340016\charrsid11085008 ade by deposit by the registered proprietor of his certificat}{\i\insrsid15606353\charrsid11085008 e of title with intent to create} {\i\insrsid5340016\charrsid11085008 a security }{\i\insrsid15606353\charrsid11085008 thereo}{\i\insrsid5340016\charrsid11085008 n whether}{\b\i\insrsid5340016\charrsid11085008 }{\i\insrsid5340016\charrsid11085008 accompanied or not by a note or memorandum of deposit }{\i\insrsid5783674\charrsid11085008 subject to the provisio}{\i\insrsid5340016\charrsid11085008 ns herein after contained. }{\i\insrsid5783674\charrsid11085008 E}{\i\insrsid5340016\charrsid11085008 very equitable mortgage as aforesaid shall be deemed to c}{\i\insrsid5783674\charrsid11085008 reate an Interest in land. Every}{\i\insrsid5340016\charrsid11085008 equitable mortgagee shall cause a caveat to be entered}{ \b\i\insrsid5340016\charrsid11085008 }{\i\insrsid5783674\charrsid11085008 as }{\i\insrsid11497512\charrsid11085008 provided}{\i\insrsid5783674\charrsid11085008 for by section 148 of this Act\'94. \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5340016 {\insrsid5340016\charrsid11085008 A d}{\insrsid5783674\charrsid11085008 eposit of a certificate of title}{ \insrsid11085008 to a land by or with authority }{\insrsid11085008\charrsid11085008 if}{\insrsid5783674\charrsid11085008 it}{\insrsid10184238 i}{\insrsid5783674\charrsid11085008 s}{\insrsid10184238\charrsid10184238 }{\insrsid10184238\charrsid11085008 with}{\insrsid10184238 the}{\insrsid5340016\charrsid11085008 registered proprietor intent to create }{\insrsid5783674\charrsid11085008 security}{\insrsid5340016\charrsid11085008 thereon therefore creates eq}{\insrsid5783674\charrsid11085008 uitable mortgage. \par }{\insrsid5340016\charrsid11085008 Section 18 of the mortgage Decree 17/74}{\insrsid5783674\charrsid11085008 defines, mortgage as \par }\pard \s15\qj \li720\ri720\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin720\lin720\itap0\pararsid5783674 {\i\insrsid5340016\charrsid11085008 \'93}{\i\insrsid5783674\charrsid11085008 Any}{ \i\insrsid5340016\charrsid11085008 mortgage, charge,}{\i\insrsid5783674\charrsid11085008 debe}{\i\insrsid5340016\charrsid11085008 nture loan agreement, or}{\i\insrsid5783674\charrsid11085008 }{\i\insrsid5340016\charrsid11085008 other}{ \b\i\insrsid5340016\charrsid11085008 }{\i\insrsid5783674\charrsid11085008 encumbrance}{\i\insrsid5340016\charrsid11085008 whether legal or equitable which constitutes a }{\i\insrsid5783674\charrsid11085008 charge over an estate or interes}{ \i\insrsid5340016\charrsid11085008 t in land in Uganda or part}{\i\insrsid5783674\charrsid11085008 ly in Ugan}{\i\insrsid5340016\charrsid11085008 da and partly elsewhere and which}{\i\insrsid5783674\charrsid11085008 is registered under the Act\'94.

\par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5340016 {\insrsid5783674\charrsid11085008 It was subm}{\insrsid5340016\charrsid11085008 itted}{\insrsid5783674\charrsid11085008 for the defendant }{\insrsid5340016\charrsid11085008 that}{\insrsid5783674\charrsid11085008 }{\insrsid5340016\charrsid11085008 the }{\insrsid5783674\charrsid11085008 plaintiff could not \line enforce his}{\insrsid5340016\charrsid11085008 rights under the mortgage because}{\insrsid5783674\charrsid11085008 be did not enter a \line caveat as }{\insrsid5340016\charrsid11085008 a mortgagee. Reliance was placed}{\insrsid5783674\charrsid11085008 on }{\b\ul\insrsid5340016\charrsid11085008 D. } {\b\ul\insrsid5783674\charrsid11085008 Ja}{\b\ul\insrsid5340016\charrsid11085008 kana}{\b\ul\insrsid5783674\charrsid11085008 }{\b\ul\insrsid5340016\charrsid11085008 .v. C \line }{\b\ul\insrsid5783674\charrsid11085008 Senkandi (1988 \endash 90) HCB 1}{ \b\ul\insrsid5340016\charrsid11085008 67}{\insrsid5783674\charrsid11085008 . \par In response to the above submission Mr. Zagyen}{\insrsid5340016\charrsid11085008 da}{\insrsid5783674\charrsid11085008 submitted that the word \'93register\'94 in}{\insrsid5340016\charrsid11085008 }{\insrsid5783674\charrsid11085008 section 18 of Dec}{ \insrsid5340016\charrsid11085008 ree 17/74, under the rule of interpretation could only refer to}{\insrsid5783674\charrsid11085008 land which was}{\insrsid5340016\charrsid11085008 the las}{\insrsid5783674\charrsid11085008 t word listed}{ \insrsid5340016\charrsid11085008 . As f}{\insrsid5783674\charrsid11085008 or the case cited, Mr}{\insrsid5340016\charrsid11085008 . }{\insrsid5783674\charrsid11085008 Z}{\insrsid5340016\charrsid11085008 agyenda }{\insrsid5783674\charrsid11085008 sought to distinguish}{\insrsid6767763\charrsid11085008 them on their facts.}{\insrsid5340016\charrsid11085008 }{\insrsid6767763\charrsid11085008 \par I am impressed by the above forceful argument}{\insrsid5340016\charrsid11085008 }{\insrsid6767763\charrsid11085008 but}{\insrsid5340016\charrsid11085008 I am of the }{\insrsid6767763\charrsid11085008 view}{\insrsid5340016\charrsid11085008 that to enforce }{\insrsid6767763\charrsid11085008 an equitable mor}{\insrsid5340016\charrsid11085008 tgage in}{\insrsid6767763\charrsid11085008 }{\insrsid5340016\charrsid11085008 land, the }{\insrsid6767763\charrsid11085008 mortgagee must}{ \insrsid5340016\charrsid11085008 register it either as a legal r }{\insrsid6767763\charrsid11085008 equitable}{\insrsid5340016\charrsid11085008 }{\insrsid6767763\charrsid11085008 mortgage}{\insrsid5340016\charrsid11085008 under}{ \insrsid6767763\charrsid11085008 the RTA.}{\b\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 The }{\insrsid6767763\charrsid11085008 w}{\insrsid5340016\charrsid11085008 ord \lquote re}{\insrsid6767763\charrsid11085008 g}{ \insrsid5340016\charrsid11085008 ister}{\insrsid6767763\charrsid11085008 \rquote }{\insrsid5340016\charrsid11085008 in }{\insrsid6767763\charrsid11085008 sectio}{\insrsid5340016\charrsid11085008 n 1}{\insrsid6767763\charrsid11085008 8}{ \insrsid5340016\charrsid11085008 o}{\insrsid6767763\charrsid11085008 f the Decr}{\insrsid5340016\charrsid11085008 ee 17/74 in my }{\insrsid6767763\charrsid11085008 considered view r}{\insrsid5340016\charrsid11085008 efer}{ \insrsid6767763\charrsid11085008 s}{\insrsid5340016\charrsid11085008 to }{\insrsid6767763\charrsid11085008 a mortgage but not}{\insrsid5340016\charrsid11085008 land }{\insrsid6767763\charrsid11085008 because}{\insrsid5340016\charrsid11085008 land which is partly elsewhere cannot be }{\insrsid6767763\charrsid11085008 registered under this Act. e.g. land}{\insrsid5340016\charrsid11085008 which is partly in Kenya c}{\insrsid6767763\charrsid11085008 a}{\insrsid5340016\charrsid11085008 n }{ \insrsid6767763\charrsid11085008 not he registered und}{\insrsid5340016\charrsid11085008 er the RTA. It must be }{\insrsid6767763\charrsid11085008 a mortgage affecting those lands tha}{\insrsid5340016\charrsid11085008 t i}{ \insrsid6767763\charrsid11085008 s to be registered. \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid6767763 {\insrsid6767763\charrsid11085008 In }{\b\ul\insrsid6767763\charrsid11085008 D. Jakana .v. C Senkandi}{ \insrsid6767763\charrsid11085008 }{\insrsid5340016\charrsid11085008 ab}{\insrsid6767763\charrsid11085008 o}{\insrsid5340016\charrsid11085008 ve }{\insrsid11497512 Berko}{\insrsid6767763\charrsid11085008 J. r efused to allow the plaintiff to enforce his right unde}{\insrsid5340016\charrsid11085008 r the }{\insrsid6767763\charrsid11085008 mortgage because he did no}{\insrsid13771816\charrsid11085008 t register it under the R}{\insrsid5340016\charrsid11085008 T} {\insrsid13771816\charrsid11085008 A. The distinctions which Mr. Zagyenda sought to draw between that cas}{\insrsid5340016\charrsid11085008 e }{\insrsid13771816\charrsid11085008 a}{\insrsid5340016\charrsid11085008 nd the instant}{ \i\insrsid5340016\charrsid11085008 }{\insrsid13771816\charrsid11085008 case were not materia}{\insrsid5340016\charrsid11085008 l. The defendant had borrowed m}{\insrsid13771816\charrsid11085008 o}{\insrsid5340016\charrsid11085008 ney}{ \insrsid13771816\charrsid11085008 fro}{\insrsid5340016\charrsid11085008 m}{\insrsid13771816\charrsid11085008 }{\insrsid5458473\charrsid11085008 the plaintiff. He deposited the certificate of title to hi}{\insrsid5340016\charrsid11085008 s land with the \line Plai}{\insrsid5458473\charrsid11085008 ntiff\rquote s Advocate. He intended to create a security. \par Mr. Za}{\insrsid11497512 g}{\insrsid5458473\charrsid11085008 yenda argued that }{\insrsid5340016\charrsid11085008 the deposit of the }{\insrsid5458473\charrsid11085008 certificate}{\insrsid5340016\charrsid11085008 }{\insrsid5458473\charrsid11085008 of}{ \b\insrsid5340016\charrsid11085008 }{\insrsid5458473\charrsid11085008 tit}{\insrsid5340016\charrsid11085008 le with the }{\insrsid5458473\charrsid11085008 Plaintiff\rquote s}{\insrsid5340016\charrsid11085008 Advocate indicated a friendly }{ \insrsid5458473\charrsid11085008 loan. I do not share that view, t}{\insrsid5340016\charrsid11085008 hat transaction created}{\insrsid5458473\charrsid11085008 an equitable}{\insrsid5340016\charrsid11085008 mortgage b}{\insrsid5458473\charrsid11085008 etween the parties. The Plaintiff however, did }{\insrsid5340016\charrsid11085008 no}{\insrsid5458473\charrsid11085008 t}{\insrsid5340016\charrsid11085008 }{\insrsid5458473\charrsid11085008 register that mortg}{\insrsid5340016\charrsid11085008 a}{ \insrsid5458473\charrsid11085008 g}{\insrsid5340016\charrsid11085008 e under the }{\insrsid5458473\charrsid11085008 RTA }{\insrsid5340016\charrsid11085008 (S138).}{\i\insrsid5340016\charrsid11085008 }{\insrsid11497512 So Berko}{ \insrsid5458473\charrsid11085008 J. refused him }{\insrsid5340016\charrsid11085008 to}{\insrsid5458473\charrsid11085008 enforce his rights under the mortgage. \par }{\insrsid5340016\charrsid11085008 In the instant, case, there }{\insrsid5458473\charrsid11085008 is no}{\b\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 evidence of }{\insrsid5458473\charrsid11085008 Registration}{ \insrsid5340016\charrsid11085008 of the }{\insrsid5458473\charrsid11085008 mortgage}{\insrsid5340016\charrsid11085008 . Ac}{\insrsid5458473\charrsid11085008 cording to}{\b\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 the }{ \insrsid5458473\charrsid11085008 supplementary}{\insrsid5340016\charrsid11085008 affi}{\insrsid5458473\charrsid11085008 da}{\insrsid5340016\charrsid11085008 vit of Tugu}{\insrsid5458473\charrsid11085008 musi}{\insrsid5340016\charrsid11085008 rize,}{ \insrsid5458473\charrsid11085008 }{\insrsid5340016\charrsid11085008 the certifica}{\insrsid5458473\charrsid11085008 te of title was found missing for registration. The }{\insrsid5340016\charrsid11085008 mortga}{\insrsid5458473\charrsid11085008 g}{ \insrsid5340016\charrsid11085008 e was}{\b\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 no re}{\insrsid5458473\charrsid11085008 g}{\insrsid5340016\charrsid11085008 i}{\insrsid5458473\charrsid11085008 s}{ \insrsid5340016\charrsid11085008 tered. Clearly}{\insrsid5458473\charrsid11085008 on}{\b\insrsid5340016\charrsid11085008 }{\insrsid5340016\charrsid11085008 the above }{\insrsid5458473\charrsid11085008 Authorities, the plaintiff cannot}{ \insrsid5340016\charrsid11085008 enforce h}{\insrsid5458473\charrsid11085008 is right to register the same und}{\insrsid16058361\charrsid11085008 er the RTA. \par }{\insrsid5340016\charrsid11085008 It m}{\insrsid16058361\charrsid11085008 eans the answer to question:- \par }{\insrsid5340016\charrsid11085008 (a) }{\insrsid16058361\charrsid11085008 In}{\insrsid5340016\charrsid11085008 the C/s is }{\insrsid16058361\charrsid11085008 i}{\insrsid5340016\charrsid11085008 n the }{\insrsid16058361\charrsid11085008 negative}{ \insrsid5340016\charrsid11085008 because}{\insrsid16058361\charrsid11085008 }{\insrsid11085008 of failure to }{\insrsid16058361\charrsid11085008 reg}{\insrsid5340016\charrsid11085008 ister the }{\insrsid16058361\charrsid11085008 mortgage as for question.}{\insrsid5340016\charrsid11085008 }{\insrsid16058361\charrsid11085008 \par }{\insrsid5340016\charrsid11085008 (b) }{\insrsid16058361\charrsid11085008 The answer is in the positive. The loan }{\insrsid5340016\charrsid11085008 was secured by security of the }{\insrsid16058361\charrsid11085008 defendant}{ \insrsid11085008\charrsid11085008 \rquote s}{\insrsid5340016\charrsid11085008 aforesaid prop}{\insrsid16058361\charrsid11085008 erty}{\insrsid5340016\charrsid11085008 with the consent }{\insrsid11085008\charrsid11085008 and authority of the late John Wilson Bashuyu}{\insrsid5340016\charrsid11085008 . The authority is evidenced by the Power}{\insrsid11085008\charrsid11085008 of Attorney but the sui}{\insrsid5340016\charrsid11085008 t stands dismissed because the }{ \insrsid11085008\charrsid11085008 mortgage was}{\insrsid5340016\charrsid11085008 not registered U/RTA a}{\insrsid11085008\charrsid11085008 n}{\insrsid5340016\charrsid11085008 d the plaintiff can }{\insrsid11085008\charrsid11085008 not enforce}{ \insrsid5340016\charrsid11085008 h}{\insrsid11085008\charrsid11085008 is}{\insrsid5340016\charrsid11085008 tights under the mort}{\insrsid11085008\charrsid11085008 gage. The plaintiff is to pay cost }{\insrsid5340016\charrsid11085008 of this suit.}{ \insrsid11085008\charrsid11085008 \par }\pard \s15\qj \fi720\li5760\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin5760\itap0\pararsid11085008 {\b\insrsid5340016\charrsid11085008 G. M.}{\b\i\insrsid5340016\charrsid11085008 }{ \b\insrsid11085008\charrsid11085008 OKELLO \par JUDGE \par }{\b\insrsid11497512 19/10}{\b\insrsid5340016\charrsid11085008 /9}{\b\insrsid11497512 4}{\b\insrsid5340016\charrsid11085008 \par }}