TWIZERIMANA v MANIZABAYO

# TWIZERIMANA v MANIZABAYO

- Source: Amategeko - Section: Decisions (Judgements) - Date: 2020-09-25 - Case/document no.: RS/INJUST/RC 00010/2019/SC - Collection: Supreme Court

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TWIZERIMANA v MANIZABAYO [Rwanda URUKIKO RW’IKIRENGA - RS/INJUST/RC 00010/2019/SC (Nyirinkwaya, P.J., Hitiyaremye, Cyanzayire, Muhumuza na Rukundakuvuga, J.) 25 Nzeri 2020] Amategeko agenga imanza z’imbonezamubano – Ubutaka – Amasezerano y’ubugure bw’ubutaka - Amasezerano y’ubugure bw’ubutaka atarakorewe imbere ya Noteri nta gaciro yagira, kubera ko atakwemerwa kugira ngo habeho ihererekanya ry’ubutaka ubugure bunandikwe, kandi ugura icyo aba agamije ari ukugira ngo agire uburenganzira ku butaka yaguze, ubwo burenganzira akaba atabubona atabanje kubwandikisha ngo abihererwe icyangombwa cy’iyandikisha ry’ubutaka. Incamake y’ikibazo: Uru rubanza rukomoka ku makimbirane yavutse hagati ya Twizerimana na Manizabayo aho buri wese yavugaga ko ari we waguze na Hafashimana umutungo uburanwa ugizwe n’ikibanza n’inzu. Twizerimana yavugaga ko ubugure bwe aribwo bufite agaciro kubera ko ari we wasinye amasezerano y’ubugure mbere ku itariki ya 25/02/2017, naho Manizabayo akagura nyuma ku itariki ya 26/10/2017. Uyu ariko na we avuga ko ubugure bwe aribwo bufite agaciro kubera ko aribwo bwakorewe imbere ya Noteri. Baburanye mu bunzi ndetse no mu Rukiko rw’Ibanze rwa Cyeru hose bemeza ko amasezerano afite agaciro ari ayakorewe imbere ya Noteri ariko Twizerimana ntiyanyurwa ajya mu nzira z’akarengane. Urubanza rwahawe Urukiko rw’Ikirenga maze rusuzuma ikibazo cyo kumenya amasezerano y’ubugure ku mutungo utimukanwa w’ubutaka afite agaciro hagati y’ayakozwe mu buryo bw’inyandiko bwite (acte sous seing privé), n’ayakozwe mu buryo bw’inyandiko mpamo (acte authentique). Urega avuga ko amasezerano yakozwe hagati ya Twizerimana na Hafashimana ku itariki ya 25/02/2017 yubahirije amategeko, ko ibyo abishingira ku biteganywa n’ingingo ya 64 y’Itegeko rigenga amasezerano mu Rwanda, agasaba ko ayo masezerano atateshwa agaciro kuko yabaye itegeko ku bayagiranye, ko ahubwo amasezerano yakozwe nyuma kuri iyo nzu ku itariki ya 26/10/2017 ariyo agomba kugirwa imfabusa, kubera ko Hafashimana yamugurishije umutungo utari ukiri uwe. Uregwa asobanura ko amasezerano y’ubugure bw’inzu n’ikibanza Manizabayo yagiranye na Hafashimana yagumana agaciro kayo kuko yakozwe nta buryarya mu buryo bukurikije amategeko amaze kwerekwa icyangombwa cy’umutungo cyanditswe ku wo baguze ariwe Hafashimana, bakajya no guhinduza nk’uko bigaragazwa n’amasezerano y’ihererekanya ry’ubutaka yabereye kwa Noteri wa Leta, akaba nta kimenyetso na kimwe cyari gutuma akeka ko yagurishijwe umutungo n’utari nyirawo. Akomeza avuga ko ye ariyo yahabwa agaciro kuko yakorewe imbere y’umukozi ubifitiye ububasha ari we Noteri wa Leta. Incamake yicyemezo: Amasezerano y’ubugure bw’ubutaka atarakorewe imbere ya Noteri nta gaciro yagira, kubera ko atakwemerwa kugira ngo habeho ihererekanya ry’ubutaka ubugure bunandikwe, kandi ugura icyo aba agamije ari ukugira ngo agire uburenganzira ku butaka yaguze, ubwo burenganzira akaba atabubona atabanje kubwandikisha ngo abihererwe icyangombwa cy’iyandikisha ry’ubutaka. Ikirego cyo gusubirishamo urubanza ku mpamvu z’akarengane, nta shingiro gifite.

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Amategeko yashingiweho: Itegeko N° 22/2018 ryo ku wa 29/04/2018 ryerekeye imiburanishirize y’imanza z’imbonezamubano, iz’ubucuruzi, iz’umurimo n’iz’ubutegetsi, ingingo ya 9. Itegeko N° 43/2013 ryo ku wa 16/06/2013 rigenga ubutaka mu Rwanda, ingingo ya 3, 18; Iteka rya Minisitiri N° 002/2008 ryo ku wa 01/4/2008 rigena uburyo iyandikishwa ry’ubutaka rikorwa, ingingo ya 34. Amategeko y’ahandi yifashishijwe: Itegeko mbonezamubano ry’Ubufaransa, ingingo ya 1582, 1583. Nta manza zifashishijwe Inyandiko z’abahanga zifashishijwe: https://www.jurifiable.com/conseil-juridique/droit-immobilier/acte-de-vente-immobilier, consulté le 18/09/2020; https://www.droitissimo.com/immobilier/achat-vente/contrat-vente/conditions-validite-vente- immobiliere, consulté le 25/09/2020; https://www.eui.eu/Documents/DepartmentsCentres/Law/ResearchTeaching/ResearchThemes/E uropanPrivateLaw/RealPropertyProject/GeneralReport.pdf, consulté le 22/09/2020. Urubanza I. IMITERERE Y’URUBANZA [1] Uru rubanza rukomoka ku makimbirane yabaye hagati ya Twizerimana Théoneste na Manizabayo Kennedy aho buri wese avuga ko ari we waguze na Hafashimana Elias umutungo uburanwa ugizwe n’ikibanza n’inzu. Ikibazo cyashyikirijwe Inteko y’Abunzi, haba ku rwego rw’Akagari ka Mucaca ndetse no ku rwego rw’Umurenge wa Rugengabari, Inteko y’Abunzi yemeza ko amasezerano y’ubugure yemewe ari ayabaye hagati ya Manizabayo Kennedy na Hafashimana Elias kubera ko ari yo yakorewe imbere ya Noteri, itegeka Hafashimana Elias gusubiza Twizerimana Théoneste miliyoni imwe n’ibihumbi magana abiri (1.200.000 Frw) yamuhaye. [2] Twizerimana Théoneste yaregeye uwo mwanzuro mu Rukiko rw’Ibanze rwa Cyeru, asaba ko imyanzuro y’Abunzi yateshwa agaciro agasubirana ikibanza n’inzu yaguze kubera ko ariwe waguze mbere ya Manizabayo Kennedy, kuko we yaguze ku itariki ya 25/02/2017, naho Manizabayo Kennedy akagura ku itariki ya 26/10/2017. [3] Manizabayo Kennedy we yaburanye asaba ko imyanzuro y’Abunzi yagumana agaciro kayo kuko bakurikije ukuri kugaragazwa n’inyandiko y’amasezerano y’ubugure yakorewe imbere ya Noteri, anavuga ko hari n’inyandiko igaragaza ko Twizerimana Théoneste yiyemereye ko atazongera kumukurikirana, ko ahubwo agiye gukurikirana agasubizwa amafaranga yatanze agura ahaburanwa.

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[4] Hafashimana Elias wagobokeshejwe muri urwo rubanza yaburanye avuga ko inzu n’ikibanza biburanwa ari ibya Manizabayo Kennedy kuko ariwe yabigurishije. Yasobanuye ko inyandiko yagiranye na Twizerimana Théoneste yari iyo kugira ngo uyu azayikoreshe amushakira umuguzi kuko we atashoboraga kwigurishiriza kubera ko yari yaratorotse igisirikare, ko atakagombye gukurikirana Manizabayo Kennedy ahubwo amafaranga avuga yatanze agura ariwe yayakurikiranaho. [5] Ku itariki ya 25/04/2019, Urukiko rw’Ibanze rwa Cyeru rwaciye urubanza Nº RC 00220/2018/TB/CYE, rwemeza ko ikirego cya Twizerimana Théoneste nta shingiro gifite, rutegeka Twizerimana Théoneste guha Manizabayo Kennedy amafaranga ibihumbi ijana na mirongo itanu (150.000 Frw) y’indishyi z’akababaro n’ikurikiranarubanza. [6] Twizerimana Théoneste amaze kubona urwo rubanza, yandikiye Perezida w’Urukiko Rwisumbuye rwa Musanze amusaba ko rwasubirwamo ku mpamvu z’akarengane, uyu nawe amaze kubisuzuma yandikira Perezida w’Urukiko rw’Ikirenga amusaba ko urubanza Nº RC 00220/2018/TB/CYE rwaciwe n’Urukiko rw’Ibanze rwa Cyeru ku itariki ya 25/04/2019, rwasubirwamo ku mpamvu z’akarengane. [7] Perezida w’Urukiko rw’Ikirenga amaze gusuzuma raporo yakozwe na Perezida w’Urukiko Rwisumbuye rwa Musanze, yemeje ko urubanza N° RC 00220/2018/TB/CYE rwaciwe n’Urukiko rw’Ibanze rwa Cyeru ku itariki ya 25/04/2019 rusubirwamo ku mpamvu z’akarengane, maze rwandikwa kuri Nº RS/INJUST/RC 00010/2019/SC. [8] Twizerimana Théoneste avuga ko asubirishamo ku mpamvu z’akarengane urubanza N° RC 00220/2018/TB/CYE rwaciwe n’Urukiko rw’Ibanze rwa Cyeru ku itariki ya 25/04/2019, kubera ko asanga urwo Rukiko rwarirengagije amasezerano y’ubugure bw’inzu n’ikibanza yakozwe hagati ye na Hafashimana Elias, ahubwo rugaha agaciro amasezerano y’uburiganya yakozwe hagati ya Hafashimana Elias na Manizabayo Kennedy kandi ariyo yakozwe nyuma. [9] Manizabayo Kennedy we avuga ko amasezerano yagiranye na Hafashimana Elias ku itariki ya 26/10/2017 ari yo akwiye guhabwa agaciro kubera ko yakorewe imbere ya Noteri wo mu Karere ka Burera aho ubwo butaka buherereye, ko kandi kubera ko atuye mu kandi Karere, iby’ubwo bugure bwa mbere atigeze abumenya, ariyo mpamvu asaba Urukiko kwemeza ko ubugure bwe bwakozwe mu nzira zemewe n’amategeko. [10] Urubanza rwaburanishirijwe mu ruhamwe ku itariki ya 09/09/2020, Twizerimana Théoneste yunganiwe na Me Murinzi Jean de Dieu, Manizabayo Kennedy ahagarariwe na Me Uwamahoro Nyiranzayino Christine, Hafashimana Elias atitabye kubera ko yapfuye, uwagombaga kumuzungura ariwe Se Mpagaritswenimana Cyprien akaba yarabyanze, ababuranyi bemeranywa ko urubanza rwakomeza uwarugobokeshejwemo atarurimo. [11] Ikibazo cyasuzumwe muri uru rubanza, ni ukumenya amasezerano y’ubugure bw’ikibanza afite agaciro, hagati y’ayo Twizerimana Théoneste yakoranye na Hafashimana Elias ku itariki ya 25/02/2017, n’ayo Manizabayo Kennedy yagiranye na Hafashimana Elias ku itariki ya 26/10/2017. Hasuzumwe kandi n’ikibazo cy’indishyi zasabwe muri uru rubanza. II. IBIBAZO BIRI MU RUBANZA N’ISESENGURWA RYABYO

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Kumenya amasezerano y’ubugure bw’ikibanza afite agaciro, hagati y’ayo Twizerimana Théoneste yakoranye na Hafashimana Elias ku itariki ya 25/02/2017, n’ayo Manizabayo Kennedy yakoranye na Hafashimana Elias ku itariki ya 26/10/2017. [12] Twizerimana Théoneste avuga ko asubirishamo ku mpamvu z’akarengane urubanza N° RC 00220/2018/TB/CYE rwaciwe n’Urukiko rw’Ibanze rwa Cyeru ku itariki ya 25/04/2019, kubera ko asanga Urukiko rwarirengagije amasezerano y’ubugure bw’inzu n’ikibanza yakozwe hagati ye na Hafashimana Elias, ahubwo rugaha agaciro amasezerano y’uburiganya yakozwe hagati ya Hafashimana Elias na Manizabayo Kennedy kandi ayo masezerano yarakozwe nyuma y’aye kuko yakozwe ku itariki ya 26/10/2017. [13] Me Murinzi Jean de Dieu umwunganira, avuga ko amasezerano yakozwe hagati ya Twizerimana Théoneste na Hafashimana Elias ku itariki ya 25/02/2017 yubahirije amategeko, ko ibyo abishingira ku biteganywa n’ingingo ya 64 y’Itegeko rigenga amasezerano mu Rwanda1, bagasaba ko ayo masezerano atateshwa agaciro kuko yabaye itegeko ku bayagiranye, ko ahubwo amasezerano yakozwe nyuma hagati ya Manizabayo Kennedy na Hafashimana Elias ku itariki ya 26/10/2017 ariyo agomba kugirwa imfabusa nk’uko biteganywa n’amategeko, kubera ko Hafashimana Elias yamugurishije umutungo utari ukiri uwe kuko yari yaramaze kuwugurisha Twizerimana Théoneste. Avuga ko indi mpamvu asaba ko ayo masezerano yateshwa agaciro ari uko Manizabayo Kennedy ajya kugura uwo mutungo, na we ubwe yari asanzwe azi ko wagurishijwe kubera ko ahaturiye akanahanyura buri munsi ajya ku kazi, akaba yarahaguze agamije guhombya Twizerimana Théoneste gusa. Avuga ko ikindi cyerekana ko yaguranye uburyarya ari inyandiko yo ku itariki ya 20/11/2017 itambamira ubutaka yagejejwe ku Karere ka Burera, binamenyeshwa Umunyamabanga Nshingwabikorwa w’Umurenge wa Rugengabari, babuza Manizabayo Kennedy kubaka kuri ubwo butaka, ariko ararenga akomeza gukora ibikorwa by’ubwubatsi kandi azi neza ko imanza zikirimo. [14] Arangiza asaba Urukiko kuzashingira ku rubanza N° RCAA 0018/13/CS rwaciwe n’Urukiko rw’Ikirenga ku itariki ya 24/12/2012 rwafashe umurongo ko ntacyabuza umucamanza gutesha agaciro icyangombwa cy’ubutaka mu gihe bigaragara ko cyabonetse mu buryo bunyuranyije n’amategeko, maze rugatesha agaciro ubugure bwakozwe na Manizabayo Kennedy. [15] Me Nyiranzayino Uwamahoro Christine uhagarariye Manizabayo Kennedy, avuga ko Twizerimana Théoneste usaba Urukiko rw’Ikirenga gutesha agaciro amasezerano y’ubugure bw’ikibanza n’inzu yakozwe hagati ya Manizabayo Kennedy na Hafashimana Elias ku itariki ya 26/10/2017, ibyo atigeze abisaba mu nzego zose yanyujijemo iki kibazo, ko icyo yasabaga byari ugusubizwa inzu ye n’ikibanza, icyo gihe akaba yararegaga uwo baguze ariwe Hafashimana Elias. Avuga ko Manizabayo Kennedy ajya kugura umutungo uburanwa na Hafashimana Elias, atigeze amenya amasezerano Twizerimana Théoneste yagiranye na Hafashimana Elias kuri uwo mutungo, ariyo mpamvu asanga Manizabayo Kennedy yaraguze mu buryo bukurikije amategeko kuko yumvikanye na nyir’umutungo ku rwego rw’amategeko, bikorerwa ku mugaragaro mu rwego rw’amategeko agenga ihererekanya ry’ubutaka, yishyura ikiguzi, awutunga atyo.

1 Ingingo ya 64 y’Itegeko Nº 45/2011 ryo ku wa 25/11/2011 rigenga amasezerano, iteganya ko “amasezerano akozwe ku buryo bukurikije amategeko aba itegeko kubayagiranye. Ashobora guseswa ari uko babyumvikanyeho cyangwa ku mpamvu zemewe n’amategeko. Agomba kubahirizwa nta buriganya “.

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[16] Me Nyiranzayino Uwamahoro Christine akomeza asobanura ko ubwo Manizabayo Kennedy yabonaga ko Twizerimana Théoneste yigabije umutungo we yaguze, yitabaje inzego z’ibanze z’aho uwo mutungo uherereye zimusaba kuwuvamo. Avuga ko ku itariki ya 26/01/2018, Twizerimana Théoneste yasanze Manizabayo Kennedy aho atuye mu Mudugudu wa Kansherege hari n’abandi baturage benshi barimo n’abavandimwe be ndetse n’ababyeyi be, atanga ikibazo cy’uko ubutaka Manizabayo Kennedy yaguze ari ubwe, ikibazo kirasesengurwa, Twizerimana Théoneste ubwe yivugira ko agiye gukurikirana uwo yahaye amafaranga ariwe Hafashimana Elias, ko ntacyo agikurikiranye kuri Manizabayo Kennedy, aranabisinyira, bituma akomeza gutunga umutungo we mu mutuzo ntacyo yikanga. [17] Arangiza asaba Urukiko kwemeza ko amasezerano y’ubugure bw’inzu n’ikibanza Manizabayo Kennedy yagiranye na Hafashimana Elias yagumana agaciro kayo kuko yakozwe nta buryarya mu buryo bukurikije amategeko amaze kwerekwa icyangombwa cy’umutungo cyanditswe ku wo baguze ariwe Hafashimana Elias, bakajya no guhinduza nk’uko bigaragazwa n’amasezerano y’ihererekanya ry’ubutaka yabereye kwa Noteri wa Leta, akaba nta kimenyetso na kimwe cyari gutuma akeka ko yagurishijwe umutungo n’utari nyirawo. Uko Urukiko rubibona [18] Ku bivugwa na Me Nyiranzayino Uwamahoro Christine uhagarariye Manizabayo Kennedy, ko ibyo gusaba Urukiko rw’Ikirenga gutesha agaciro amasezerano y’ubugure yakozwe hagati ya Manizabayo Kennedy na Hafashimana Elias, Twizerimana Théoneste atigeze abisaba mbere, Urukiko rurasanga hakurikijwe imiburanire ya Twizerimana Théoneste, icyo agamije ari uko yasubirana uwo mutungo avuga yaguze na Hafashimana Elias, ibyo akaba ari nabyo yasabaga kuva urubanza rugitangira. [19] Ababuranyi bombi muri uru rubanza bemeranya ko baguze inzu imwe na Hafashimana Elias, ko Twizerimana Théoneste yaguze ku itariki ya 25/02/2017, naho Manizabayo Kennedy akaba yaraguze ku itariki ya 26/10/2017. Icyo batemeranywaho, ni ukuba buri wese avuga ko amasezerano ye ariyo afite agaciro. Twizerimana Théoneste atanga impamvu y’uko ari we waguze mbere, naho Manizabayo Kennedy we akavuga ko impamvu ari uko amasezerano ye ari yo yakorewe imbere ya Noteri, ko kandi ajya kugura atari azi ko aho yaguraga hari haragurishijwe undi muntu. [20] Ipfundo ry’ikibazo kiri muri uru rubanza, ni ukumenya amasezerano y’ubugure ku mutungo utimukanwa w’ubutaka afite agaciro hagati y’akozwe mu buryo bw’inyandiko bwite (acte sous seing privé), n’akozwe mu buryo bw’inyandiko mpamo (acte authentique). Kugira ngo iki kibazo kibonerwe igisubizo, ni ngombwa kubanza gutanga igisobanuro cy’amasezerano y’ubugure muri rusange. [21] Kuri ubu mu Rwanda nta tegeko rihari ritanga igisobanuro cy’amasezerano y’ubugure, ariko ingingo ya 9 y’Itegeko N° 22/2018 ryo ku wa 29/04/2018 ryerekeye imiburanishirize y’imanza z’imbonezamubano, iz’ubucuruzi, iz’umurimo n’iz’ubutegetsi, yemerera umucamanza kwifashisha amahame rusange agenga amategeko ndetse n’inyandiko z’abahanga mu mategeko

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mu gukemura ikibazo yashyikirijwe2. Hashingiwe kuri iyo ngingo, iyo urebye mu mategeko y’ahandi, urugero nko mu Bufaransa, ingingo ya 1582 y’Itegeko mbonzamubano (code civil) iteganya ko ubugure ari amasezerano aho umwe mu bayagiranye yiyemeza gutanga ikintu, undi nawe akiyemeza kucyishyura. Ayo masezerano ashobora gukorwa mu buryo bw’inyandiko mpamo cyangwa mu nyandiko bwite3. Ingingo ya 1583 y’iryo Tegeko, iteganya ko igurisha riba ryuzuye hagati y'abagiranye amasezerano kandi umugurisha akegurira burundu umuguzi icyagurishijwe mu gihe bumvikanye ku kintu no ku giciro cyacyo n'ubwo ikigurishwa cyaba kitari cyatangwa n’ikiguzi cyacyo kikaba kitari cyishyurwa4. [22] Nubwo bimeze gutyo ariko, ku birebana n’umutungo utimukanwa w’ubutaka nk’umutungo uri mu murage rusange w’imbaga y’Abanyarwanda bose5, Leta y’u Rwanda yashatse ko umuguzi n’ugurisha batajya biherera bonyine ngo bakore amasezerano y’ubugure, maze itegeka ko bene ayo masezerano agomba kubahiriza imihango yihariye kugira ngo agire agaciro (ad validatatem). Imihango yihariye amasezerano y’ubugure bw’ubutaka agomba kubahiriza, akaba ari uko agomba gukorerwa imbere ya Noteri. Ibi bigaragarira mu ngingo ya 34, igika cya mbere, y’Iteka rya Minisitiri N° 002/2008 ryo ku wa 01/4/2008 rigena uburyo iyandikishwa ry’ubutaka rikorwa. Iyo ngingo iteganya ko ihererekanya rishingiye ku masezerano yo kwegurira undi ibintu ridashobora gukorwa iyo amasezerano rishingiyeho atakozwe ku buryo bw'inyandiko y’umwimerere6 (Les mutations en vertu de contrats d'aliénation ne peuvent être opérées que si les contrats sont passés en forme authentique). Ibintu bivugwa aha akaba ari ubutaka kubera ko ari bwo burebwa n’iri teka. [23] Ingingo imaze kuvugwa, yumvikanisha ko amasezerano y’ubugure bw’ubutaka atarakorewe imbere ya Noteri nta gaciro yagira, kubera ko atakwemerwa kugira ngo habeho ihererekanya ry’ubutaka ubugure bunandikwe, kandi ugura icyo aba agamije ari ukugira ngo agire uburenganzira ku butaka yaguze, ubwo burenganzira akaba atabubona atabanje kubwandikisha ngo abihererwe icyangombwa cy’iyandikisha ry’ubutaka7. [24] Urukiko rurasanga Leta iteganya ko kugira ngo amasezerano y’ubugure bw’ubutaka agire agaciro agomba gukorerwa imbere ya Noteri, yarakuye ayo masezerano mu cyiciro cy’amasezerano y’ubugure asanzwe aho abantu biyumvikanira gusa ku kigurishwa no ku giciro nta yindi mihango yihariye ibaye (contrats consensuels) nk’uko bigenda ku mitungo yimukanwa, iyashyira mu cyiciro cy’amasezerano yubahiriza imihango yihariye kugira ngo agire agaciro (contrats solennels) igihe cy’iyandikisha ry’umutungo, ari naryo rihesha uwaguze uburenganzira ku mutungo we. Mu kubiteganya gutyo kandi, harebwe imiterere y’umutungo utimukanwa,

2 Ingingo ya 9 y’Itegeko N° 22/2018 ryo ku wa 29/04/2018 ryerekeye imiburanishirize y’imanza z’imbonezamubano, iz’ubucuruzi, iz’umurimo n’iz’ubutegetsi iteganya ko, “umucamanza aca urubanza ashingiye ku ngingo z’amategeko zirebana n’ikirego yaregewe. Iyo nta tegeko rijyanye n’ikiburanwa ashingira ku mategeko asanga yashyiraho mu gihe yaba ashinzwe kuyashyiraho, yifashishije ibyemezo byagiye bifatwa n’inkiko, umuco, amahame rusange agenga amategeko n’inyandiko z’abahanga mu mategeko” 3 « La vente est une convention par laquelle l’un s’oblige à livrer une chose, et l’autre à le payer. Elle peut être faite par acte authentique ou sous seing privé ». Code civil, 108ème édition. 4 « La vente est parfaite entre les parties, et la propriété est acquise de droit à l’acheteur à l’égard du vendeur, dès qu’on est convenu de la chose et du prix, quoique la chose n’ait pas encore été livrée ni le prix payé. » 5 Ingingo ya 3, igika cya mbere, y’Itegeko N° 43/2013 ryo ku wa 16/06/2013 rigenga ubutaka mu Rwanda, iteganya ko Ubutaka buri mu murage rusange w’imbaga y’Abanyarwanda bose: abakurambere, abariho ubu ndetse n’abazavuka mu gihe kiri imbere. 6 Mu Iteka rya Minisitiri bakoresheje « inyandiko y’umwimerere », ariko ni « inyandiko mpamo ». 7 Ingingo ya 18, igika cya mbere, y’Itegeko N° 43/2013 ryo ku wa 16/06/2013 rigenga ubutaka mu Rwanda.

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Urukiko rurasanga Leta nanone yarashakaga ko bene ayo masezerano amenyekana (publicité), kugira ngo hatazabaho ko umuntu yagurisha umutungo, ariko kubera ko abandi bantu batabimenye kuko nta kuwandikisha byabayeho, akaba yakongera akawugurisha undi, ari nako byagenze muri uru rubanza. Mu gihe ibyo byaba bibaye, utarakoreye amasezerano imbere ya Noteri, akaba atashoboraga kwandikisha ubugure bwe, ingaruka akaba ari uko ubugure bwe bwaba buhindutse imfabusa, kabone n’ubwo aribwo bwaba bwarakozwe mbere. [25] Ku birebana n’uko amasezerano y’ubugure bw’umutungo utimukanwa agomba gukorwa mu buryo bw’inyandiko mpamo, ni ukuvuga imbere ya Noteri, si mu Rwanda honyine biteganyijwe, hari n’ibindi bihugu aho bikorwa bityo. Mu gihugu cy’Ubufaransa, amasezerano nk’ayo ategurwa na Noteri akayasinyisha ugurisha n’umuguzi bamaze kurangiza imishyikirano yabo (Seul le notaire est habilité à établir l’acte de vente et à le faire signer. Il est rédigé à la suite de la signature du compromis de vente ou de la promesse de vente. Une fois l’acte prêt, l’acheteur et le vendeur sont invités à venir le signer. La plupart du temps, c’est le notaire du vendeur qui établit l’acte et accueille les deux parties)8. Muri make, kugira ngo amasezerano y’ubugure bw’umutungo utimukanwa agire agaciro, ningombwa ko akorerwa imbere ya Noteri9. Mu Gihugu cy’Ubudage, naho ni kimwe. Impande zombi zikorana amasezerano y’ubugure imbere ya Noteri, nyuma ubwo bugure Noteri akabwandika, amasezerano yandi yakorwa nyuma y’icyo gihe kuri uwo mutungo akaba nta gaciro yagira. Icyo gihe ugura aba ashobora kwishyura yumva nta mpungenge afite. Nyuma yaho hakorwa andi masezerano y’ihererekanyamutungo nayo akorerwa imbere ya Noteri. Muri make, ayo maserezano aba akubiye mu nyandiko y’amasezerano y’ubugure. Intambwe ya nyuma ni ukwandikisha ihererekanya ry’umutungo ku Mubitsi w’inyandiko mpamo z’ubutaka10. [26] Ku birebana n’uru rubanza, dosiye igaragaza ko ku itariki ya 25/02/2017, Hafashimana Elias na Twizerimana Théoneste bakoranye amasezerano y’ubugure bw’ikibanza kirimo inzu kuri miliyoni imwe n’ibihumbi magana abiri (1.200.000 Frw), bikaba byarakozwe mu buryo bw’inyandiko bwite (acte sous seing privé) barekera aho. Dosiye igaragaza kandi ko ku itariki ya 26/10/2017, wa mutungo Hafashimana Elias yari yaragurishije Twizerimana Théoneste, yongeye awugurisha Manizabayo Kennedy, hakorwa amasezerano y’ubugure mu buryo bw’inyandiko bwite, ariko kuri uwo munsi hahita hakorwa n’andi imbere ya Noteri, aya akaba yariswe ay’ihererekanya ry’ubutaka, ubwo bugure bukaba bwarahise bwandikwa mu bitabo by’Umubitsi w’inyandiko mpamo z’ubutaka.

8 https://www.jurifiable.com/conseil-juridique/droit-immobilier/acte-de-vente-immobilie, consulté le 18/09/2020. 9 « Pour qu’une vente (immobilière) soit valable, elle doit être reçue obligatoirement devant un notaire. Le notaire publie les ventes immobilières au bureau des hypothèques pour qu’elles deviennent officielles vis-à-vis de tout le monde ». https://www.droitissimo.com/immobilier/achat-vente/contrat-vente/conditions-validite-vente-immobiliere, consulté le 25/09/2020. 10 “In Germany, the parties first conclude the sales contract by notarial act. – Afterwards, the notary registers a priority notice for this contract, (Vormerkung, § 883 BGB). As a consequence of the priority notice, all posterior dispositions of the property are invalid against the holder of the priority notice. Thus, the buyer can pay now without running any risk. – The next step is a separate agreement on the transfer of ownership (Auflassung, § 925 BGB) (also by authentic act). To be more precise, this agreement is already contained in the same document as the sales contract. However, the notary does not register it, until after payment has been effected. – The final step is registration of the transfer in the land register. Under the German constitutive system, registration is required for the transfer of ownership ». Real Property Law and Procedure in the European Union, General Report, Final Version, P. 47. https://www.eui.eu/Documents/DepartmentsCentres/Law/ResearchTeaching/ResearchThemes/EuropeanPrivateLaw/ RealPropertyProject/GeneralReport.pdf, consulté le 22/09/2020.

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[27] Hashingiwe ku Iteka rya Minisitiri no ku bisobanuro byatanzwe haruguru, Urukiko rurasanga amasezerano y’ubugure Twizerimana Théoneste yakoranye na Hafashimana Elias ku itariki ya 25/02/2017 mu buryo bw’inyandiko bwite nta gaciro akwiye guhabwa, kubera ko atakozwe mu buryo bw’inyandiko mpamo kandi ari ko itegeko ribiteganya. Kuba kandi ayo masezerano atarakozwe mu buryo buteganywa n’itegeko nk’uko byasobanuwe, Twizerimana Théoneste ntiyashoboraga kwandikisha ubugure bwe ngo ahabwe n’icyemezo cy’iyandikisha ry’ubutaka gitangwa n’Umubitsi w’Impampurompamo z’ubutaka, icyo cyemezo akaba aricyo cyajyaga kugaragaza ko ari we nyir’ubutaka11, kubera iyo mpamvu umutungo ukaba warakomeje kuba uwa Hafashimana Elias. [28] Ikindi kigaragaza ko umutungo utigeze uva mu maboko ya Hafashimana Elias, ni uko yagumanye icyangombwa cy’umutungo kimwanditseho gifite N° UPI 4/04/14/02/4994, ari nacyo yahaye nyuma Manizabayo Kennedy ubwo yamugurishaga uwo mutungo nk’uko bigaragara mu masezerano bagiranye imbere ya Noteri. Ibi bikaba binavuguruza ibivugwa n’uruhande rwa Twizerimana Théoneste ko Hafashimana Elias yagurishije umutungo utari ukiri uwe. [29] Ku bivugwa na Me Murinzi Jean de Dieu wunganira Twizerimana Théoneste, ko Manizabayo Kennedy agura umutungo uburanwa yari azi neza ko utari ukiri mu maboko ya Hafashimana Elias wawumugurishije, Urukiko rurasanga ibi nta shingiro bifite kubera ko nta bimenyetso abitangira, cyane cyane nk’uko bimaze kuvugwa, Manizabayo Kennedy ajya kugura yereretswe icyangombwa cy’umutungo cyanditse ku wamugurishaga. Ikindi ni uko ku itariki ya 06/01/2018, ubwo mu rwego rw’Umudugudu wa Kanshenge hakemurwaga ikibazo Twizerimana Théoneste na Manizabayo Kennedy bari bafitanye kuri uyu mutungo uburanwa, Twizerimana Théoneste yemeye ko atsinzwe agiye kwikurikiranira Hafashimana Elias yahaye amafaranga. Ibi bigaragazwa n’inyandiko yakozwe icyo gihe yemeje ko atsinzwe akayishyiraho umukono abihamya. Iyo aza kubona ko Manizabayo Kennedy yamuciye inyuma akagura umutungo azi ko yari yaraguze mbere (Twizerimana Théoneste), ntiyari kwemera ibikubiye muri iyo nyandiko ko atsinwe no kuba uwo baburana ari we waguze byemewe n’amategeko. [30] Ku bivugwa kandi nanone na Me Murinzi Jean de Dieu ko amasezerano yakozwe hagati ya Twizerimana Théoneste na Hafashimana Elias ku itariki ya 25/02/2017 yubahirije ibiteganywa n’ingingo ya 64 y’Itegeko rigenga amasezerano mu Rwanda12, agasaba ko ayo masezerano yagumana agaciro ngo kuko yabaye itegeko ku bayagiranye, Urukiko rurasanga ibyo nta shingiro bifite kubera ko iyo ngingo ireba amasezerano muri rusange, nyamara amasezerano avugwa muri uru rubanza akaba ari amasezerano y’ubugure bw’umutungo utimukanwa asaba imihango yihariye kugira ngo agire agaciro, iyo mihango yihariye akaba ari uko agomba gukorwa mu buryo bw’inyandiko mpamo nk’uko byasobanuwe haruguru. [31] Hashingiwe ku ngingo ya 34, igika cya mbere, y’Iteka rya Minisitiri N° 002/2008 ryo ku wa 01/4/2008 rigena uburyo iyandikishwa ry’ubutaka rikorwa no ku bisobanuro byose byatanzwe haruguru, Urukiko rurasanga amasezerano y’ubugure Manizabayo Kennedy yakoranye na

11 Ingingo ya 18 y’Itegeko N° 43/2013 ryo ku wa 16/06/2013 rigenga ubutaka mu Rwanda, iteganya ko kwemeza ko ubutaka bwatanzwe cyangwa bukodeshejwe bigaragazwa n’icyemezo cy’iyandikisha ry’ubutaka gitangwa n’Umubitsi w’Impampurompamo z’ubutaka. 12 Ingingo ya 64 y’Itegeko Nº 45/2011 ryo ku wa 25/11/2011 rigenga amasezerano, iteganya ko “amasezerano akozwe ku buryo bukurikije amategeko aba itegeko ku bayagiranye. Ashobora guseswa ari uko babyumvikanyeho cyangwa ku mpamvu zemewe n’amategeko. Agomba kubahirizwa nta buriganya “.

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Hafashimana Elias ku itariki ya 26/10/2017, ariyo afite agaciro kubera ko ariyo yakozwe mu buryo bw’inyandiko mpamo, bivuze ko Manizabayo Kennedy ariwe ufite uburenganzira ku mutungo uburanwa. 1.

Ku byerekeranye n’indishyi zisabwa muri uru rubanza [32] Twizerimana Théoneste na Me Murinzi Jean de Dieu umwunganira, bavuga ko basaba indishyi zikurikira: • 2.800.000 Frw akubiyemo indishyi z’akababaro, iz’ikurikiranarubanza n’igihembo cya Avoka, • 2.500.000 Frw zihwanye n’ibiti Manizabayo Kennedy yatemye ku butaka buburanwa akubakamo inzu, kuko bigaragara ko aho hantu hari ishyamba, • 500.000 Frw y’ibikoresho bye byangiritse bamukura mu nzu ye, • 6.000.000 Frw y’indishyi mbonezamusaruro kuko yavukijwe umushinga wo korora inkoko yari agiye kuhakorera. [33] Me Uwamahoro Nyiranzayino Christine, avuga ko muri uru rubanza Manizabayo Kennedy nta ndishyi z’akababaro yaha Twizerimana Théoneste, kubera ko nta ruhare yagize mu bibazo bye, kuko nawe yashowe mu rubanza ku maherere. Ku birebana n’indishyi mbonezamusaruro kimwe n’izindi zose asaba, nazo avuga ko ntazo akwiye guhabwa kubera ko nta bimenyetso azigaragariza. [34] Avuga ko ahubwo ari Manizabayo Kennedy ukwiye guhabwa na Twizerimana Théoneste indishyi z’akababaro zikurikira: • Miliyoni ebyiri (2.000.000 Frw) kubera ko yatumye yongera agaciro ku butaka yaguze amwizeza ko agiye gukurikirana amafaranga ye kuri Hafashimana Elias, • Miliyoni imwe (1.000.000 Frw) kubera ko yamushoye mu manza kandi yarashoboraga kugura ahandi hantu hatarimo ibibazo. UKO URUKIKO RUBIBONA [35] Urukiko rurasanga indishyi zisabwa na Twizerimana Théoneste ntazo agomba guhabwa kubera ko ntacyo atsindiye muri uru rubanza. [36] Ku birebana n’indishyi zihwanye na miliyoni ebyiri (2.000.000 Frw) zisabwa na Manizabayo Kennedy kubera ko yongereye agaciro ku butaka yaguze, Urukiko rurasanga ntazo agomba guhabwa kubera ko kuba yarabikoze ntacyo byamwangirije kuko uwo mutungo ukomeje kuba uwe. Ku birebana n’indishyi zo gushorwa mu manza, Urukiko rurasanga nazo ntazo akwiye guhabwa kubera ko atashoboye kugaragariza Urukiko ko Twizerimana Théoneste ajya kugana inkiko yari agamije kumushora mu manza gusa, cyane cyane ko kugira ngo uru rubanza rugere muri uru Rukiko hari izindi nzego zabanje gusuzuma ikibazo cye. III. ICYEMEZO CY’URUKIKO

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[37] Rwemeje ko ikirego cyatanzwe na Twizerimana Théoneste gisaba gusubirishamo ku mpamvu z’akarengane urubanza N° RC 00220/2018/TB/CYE rwaciwe n'Urukiko rw’Ibanze rwa Cyeru ku itariki ya 25/04/2019, nta shingiro gifite; [38] Rwemeje ko nta karengane kari mu rubanza N° RC 00220/2018/TB/CYE rwaciwe n'Urukiko rw’Ibanze rwa Cyeru ku itariki ya 25/04/2019; [39] Rwemeje ko nta ndishyi zigomba gutangwa muri uru rubanza.