Maphathe v I, Kuper (Lesotho) (Pty) Ltd and Others (C of A (CIV) 2 of 2012) [2012] LSCA 14 (27 April 2012)

IN THE COUR T OF AP P E AL OF LE S OTHO C OF A (CIV) No .2 / 2 0 1 2 In th e m a tter b etween : BE NJ AMIN MAPHATHE AP PE LLANT AND I, KUPE R (LE S OTH O) (P TY) LTD MAS TE R OF THE HIGH COUR T THE ATTOR NE Y GE NE R AL 1 S T R E S P ONDE NT 2 ND R E S PONDE NT 3 R D R E S P ONDE NT COR AM: RAMODIBE DI, P HOWIE , J A FARLAM, J A HE AR D: DE LIVE R E D: 2 0 APRIL 2 0 1 2 2 7 APRIL 2 0 1 2 S UMMA R Y In te rd ict – Th e firs t re s pon d en t a p ply in g for an in te rd ict in th e High Cou rt re s tra in in g th e appe llan t from in te rferin g w ith its righ ts of occu p a tion , pos s es s ion , con trol an d ad m in is tra tion of Pa ts a S h opp in g Cen tre , Plots 0 6 4 7 2 – 0 4 1 an d 0 6 4 7 2 – 2 2 2 as w e ll as re s tra in in g h im from collectin g ren ta ls from an y of th e te n an ts on th e p re m is e s – Th e appe llan t ch a lle n gin g th e firs t re s pon d en t’s s u ble as e in re s pect of th e pre m is e s on tw o b a s e s , n a m e ly , (1 ) th a t th e re w a s n o prior m in is te ria l con s en t an d (2 ) th a t th e s u ble as e w a s n ot re gis te re d – S ection s 3 5 (1 ) (b) (iii) an d 3 6 of th e Lan d Act 1 9 7 9 – Regis tra tion – S ection 2 4 of th e Dee d s Re gis try Act 1 9 6 7 as a m e n d ed by s 9 4 of th e Lan d Act 1 9 7 9 – Th e appe al u ph e ld w ith cos ts a n d th e is s u e of regis tra tion re m itte d to th e High Cou rt for d e te rm in a tion . J UDGME NT R AMODIBE DI P [1 ] Th e d is p u t e in t h is a p p ea l a r os e ou t of a n a gr eem en t of a s u b lea s e con clu d ed in 1 9 9 0 b y a n d b et ween t h e la te Dr Ken n et h Th u lo Ma p h a t h e a s t h e s u b -les s or a n d t h e fir s t r es p on d en t a s t h e s u b -les s ee. Th e s u b -lea s e wa s in r es p ect of a com m er cia l p r op er ty k n own a s Pa ts a S h op p in g Cen tr e, Plot s 0 6 4 7 2 – 0 4 1 a n d 0 6 4 7 2 – 2 2 2 , s itu a t ed a t Ma feten g Ur b a n Ar ea . [2 ] In ter m s of t h e s u b -lea s e a gr eem en t , t h e la te Dr Ma p h a t h e s u b let t h e p r op er ty to t h e fir s t r es p on d en t for a p er iod of 2 5 yea r s , wit h two op tion s to r en ew t h e a gr eem en t for t wo fu r t h er p er iod s of 1 0 yea r s ea ch . [3 ] It is com m on ca u s e b etween t h e p a r ties t h a t t h e la t e Dr Ma p h a t h e d ied in or a b ou t 2 0 0 0 . Fu r t h er m or e, t h e p a r ties a r e on com m on gr ou n d t h a t in or a b ou t Ap r il 2 0 0 3 t h e fir s t r es p on d en t a p p oin ted t h e a p p ella n t a s its a gen t to collect r en ta ls a n d to m a n a ge t h e a ffa ir s of t h e S h op p in g Cen tr e for m in g t h e s u b ject m a t ter of t h e d is p u te in t h is m a t ter . [4 ] It is t h e fir s t r es p on d en t’s ca s e t h a t it ter m in a ted t h e a p p ella n t’s a p p oin t m en t a s its a gen t on or a b ou t 1 0 Octob er 2 0 0 8 . It con t en d s , t h er efor e, t h a t t h e a p p ella n t h a s n o a u t h or ity t o collect t h e r en ta ls a n d to cla im t h e S h op p in g Cen t r e a s h is p r op er ty. Con s equ en tly, it is t h e fir s t r es p on d en t’s ca s e t h a t t h e a p p ella n t is a ctin g fr a u d u len tly a n d u n la wfu lly in d oin g s o. Th e a p p ella n t , wh o is a lleged to b e t h e la t e Dr Ma p h a t h e’s s on a n d h eir , d en ies t h es e a llega tion s . He m a in t a in s t h a t h e d id n ot a ccep t t h e a lleged ter m in a tion of h is a p p oin t m en t a s t h e fir s t r es p on d en t’s a gen t . [5 ] It is n eces s a r y to s t a t e t h a t t h e a p p ella n t ch a llen ges t h e fir s t r es p on d en t’s s u b -lea s e on two b a s es , n a m ely:- (1 ) Th a t t h er e wa s n o p r ior m in is ter ia l con s en t wh en t h e s u b -lea s e in qu es tion wa s con clu d ed . Th e a p p ella n t s eek s t o r ely on s ection s 3 5 (1 ) (b ) (iii) a n d 3 6 of t h e La n d Act 1 9 7 9 . (2 ) Th a t t h e s u b -lea s e wa s n ot r egis ter ed . In t h is r ega r d t h e a p p ella n t r elies m a in ly on s ection 2 4 of t h e Deed s Regis tr y Act 1 9 6 7 a s a m en d ed . [6 ] In view of t h e con clu s ion I h a ve a r r ived a t in t h is m a t ter , it is s tr ictly n ot n eces s a r y t o d eter m in e t h e a p p ella n t’s fir s t ch a llen ge r ela tin g t o p r ior m in is ter ia l con s en t a t t h is s ta ge. Th a t is s u e will h a ve t o a wa it a n ot h er d a y. It is in s t r u ctive to ob s er ve, h owever , t h a t t h is Cou r t h a s d ea lt wit h a s im ila r p oin t in t h is s es s ion in t h e ca s e of C & S P r o p e r t ie s Lt d v Dr 'Ma m p h o n o Kh a k e t la & Ot h e r s C o f A (CIV) 6 3 / 2 0 1 1 . It is a ls o im p or ta n t t o ob s er ve fu r t h er t h a t in t h a t ca s e t h er e wa s n o u n cer ta in ty a b ou t r egis tr a t ion . Th e s u b -lea s e for m in g t h e s u b ject m a t ter of t h e d is p u t e h a d d u ly b een r egis ter ed . [7 ] In d eter m in in g t h e a p p ella n t’s ch a llen ge t o t h e fir s t r es p on d en t ’s s u b -lea s e on t h e b a s is t h a t it wa s n ot r egis ter ed it is n eces s a r y t o h a ve r ega r d to t h e a ffid a vits of t h e r es p ective p a r ties . [8 ] In p a r a gr a p h 5 of h is fou n d in g a ffid a vit As h r a f Ab u b a k er , wh o is t h e fir s t r es p on d en t’s Ma n a gin g Dir ect or , d ep os ed a s follows :- “Th e agree m e n t of s u ble as e , An n exu re “B ”, w a s properly regis te re d aga in s t th e Lan d Act Le as e is s u e d in favou r of th e la te Maph a th e a s w ill m ore fu lly s h ow from An n ex u re “C” h e re to be in g a tru e copy of th e La n d Act Le as e is s u e d u n d er n u m be r 0 6 4 7 2 – 2 2 2 an d 0 6 4 7 2 – 0 4 1 Mafe te n g Urba n Are a.” [9 ] A p er u s a l of An n exu r e “C” s h ows t h a t it is in fa ct t h e or igin a l lea s e wh ich wa s is s u ed t o t h e la t e Dr Ma p h a t h e. It b ea r s s ever a l en d or s em en ts on p a ge 2 , in clu d in g t h e fir s t r es p on d en t ’s n a m e wh ich is h a n d -wr itt en on t h e left h a n d top cor n er . It is , h owever , in con clu s ive on wh et h er or n ot t h e s u b lea s e wa s r egis ter ed in fa vou r of t h e fir s t r es p on d en t . It is n ot a p p a r en t fr om An n exu r e “C” wh et h er or n ot t h e en d or s em en t in qu es tion r efer s t o t h e s u b -lea s e in qu es tion . Th e p a r ties h old d iver gen t views on t h e is s u e. [1 0 ] In p a r a gr a p h s 4 ,5 a n d 6 of h is a n s wer in g a ffid a vit t h e a p p ella n t m a d e t h e followin g a ver m en ts in r es p on s e t o p a r a gr a p h 5 of As h r a f Ab u b a k er ’s a ffid a vit qu oted in p a r a gr a p h [8 ] a b ove:- “Th e con te n ts h e re in [are ] n ote d s a ve to s a y th a t th e s u b -le as e a gree m e n t w a s n ot re gis te re d for tw e n ty five y e ars in re s pect of th e Applican t h e re in . I av e r th a t th e Applican t is pu t to [th e ] proof th e reof. An d I fu rth e r av e r th a t w ith ou t th e proof of th e s u b-le as e a gree m en t [h av in g] bee n regis te re d in re s pect of th e th e s a id agre e m e n t a pplican t [is ] n ot prope r, an d n ot en force able in la w , a n d a s a re s u lt th e a pplica n t h a s n o righ ts w h a ts oe ve r in th e e s ta te of th e la te Maph a th e .” [1 1 ] Section 2 4 of t h e Deed s Regis tr y Act a s a m en d ed b y s 9 4 of t h e La n d Act 1 9 7 9 on r egis tr a t ion r equ ir es qu ot a tion in fu ll b eca u s e of its im p or ta n ce t o r egis tr a tion of lon g t er m a gr eem en ts of lea s es or s u b -lea s es in r es p ect of im m ova b le p r op er ty. It r ea d s a s follows :- “2 4 . (1 ) [S av e a s is oth e rw is e prov id e d in th e La n d Act 1 9 7 9 or an y oth e r la w ], eve ry agree m e n t of le as e or s u b -lea s e of righ ts in or to im m ov able prope rty w h ich w h e n en te re d in to w a s for a pe riod of n ot le s s th an th re e y e ars , or for th e n a tu ral life of th e le s s ee , or an y oth e r pers on m e n tion e d in th e le as e or s u b -le as e , or w h ich is ren e w a ble from tim e to tim e for period s w h ich toge th e r w ith th e firs t pe riod a m ou n t to le s s th a n th ree y e ars , s h all be re gis te re d in th e d eed s regis try . S u ch re gis tra tion s h all on ly be effecte d af te r th e (2 ) proper au th ority h as con s en te d in w ritin g to th e le s s ee occu py in g an d u s in g th e lan d to w h ich th e le as e refers , w h ich con s e n t s h a ll n ot be u n re as on ably w ith h e ld . (3 ) [S av e as is oth e rw is e prov id e d in th e Lan d Act 1 9 7 9 or an y oth e r la w ], eve ry agree m e n t of le as e or s u b -lea s e of righ ts in or to im m ov able prope rty a n d to w h ich th e proper a u th ority h as con s e n te d in w ritin g s h all be lod ge d for regis tra tion in th e d ee d s re gis try w ith in th re e m on th s of th e gran tin g of s u ch con s en t. (4 ) [S av e as is oth e rw is e prov id e d in th e Lan d Act 1 9 7 9 or an y oth e r la w ], eve ry agree m e n t of le as e or s u b -le as e of righ ts or to im m ov able prope rty a n d to w h ich th e prope r a u th ority con s en te d in w ritin g prior to th e com m e n cem e n t of th is act s h a ll be lod ged for re gis tra tion in th e d ee d s regis try w ith in th ree m on th s of th e d a te of com m e n cem e n t of th is Act. Fa ilu re to lod ge s u ch le as e or s u b -le as e for (5 ) regis tra tion w ith in s u ch ex te n d e d pe riod a s th e cou rt m a y a llow s h all re n d e r th e agre e m e n t of le as e or s u b -le as e n u ll an d void an d of n o force an d effect. [S av e as is oth e rw is e prov id e d in th e Lan d Act 1 9 7 9 (6 ) or an y oth e r la w ], an y agre e m e n t of le as e or s u b -le as e of righ ts in or to im m ov able prope rty execu te d , a tte s te d or regis te re d con tra ry to th e prov is ion s of th is s e ction s h all be n u ll an d void a n d of n o force an d effect.” Th e s qu a r e b r a ck ets , a s is th e cu s tom , in d ica te a m en d m en ts m a d e to t h e s ection . [1 2 ] Th er e is , in m y view, a gen u in e d is p u t e of fa ct on wh et h er or n ot t h e s u b -lea s e in qu es tion wa s r egis ter ed a n d wh et h er t h e p r ovis ion s of s ection 2 4 of t h e Deed s Regis tr y Act a s a m en d ed wer e com p lied wit h . Th es e is s u es wer e n ot p r op er ly in ves tiga ted in t h e cou r t b elow. It is in t h e in t er es ts of a ju s t exp ed itiou s d ecis ion a n d t h a t t h e p a r ties b e given a n op p or tu n ity t o d o s o b y r em ittin g t h e m a t ter t o t h e cou r t a qu o for t h e h ea r in g of or a l evid en ce. [1 3 ] It follows t h a t t h e a p p ea l s u cceed s a n d t h e followin g or d er is m a d e:- (1 ) Th e a p p ea l is u p h eld wit h cos t s . (2 ) Th e or d er of t h e cou r t a qu o is s et a s id e. (3 ) Th e m a t ter is r em it ted to t h e cou r t a qu o for t h e h ea r in g of or a l evid en ce on wh et h er or n ot t h e s u b -lea s e in qu es tion wa s r egis ter ed a n d wh et h er t h e p r ovis ion s of s ection 2 4 of t h e Deed s Regis tr y Act 1 9 6 7 a s a m en d ed wer e com p lied wit h . (4 ) Th e p a r ties s h a ll b e en titled to s u p p lem en t t h e p r es en t p a p er s a s t h ey d eem fit. ____________________________ M. M. R AMODIBE DI PR E SIDE NT OF THE COUR T OF AP PE AL I a gr ee: ___________________________ C. T. H OWIE J US TICE OF AP PE AL I a gr ee: ___________________________ I. G. F AR LAM J US TICE OF AP PE AL F o r t h e Ap p e lla n t : Dr . K. E . Mos it o KC (wit h h im Ad v. M. Ra fon ek e) F o r 1 s t R e s p o n d e n t : Ad v. T. R. Mp a k a