[2003] UGHC 82

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\fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 \sbasedon0 \snext16 \styrsid4750765 footer;}{\*\cs17 \additive \sbasedon10 \styrsid4750765 page number;}} {\*\latentstyles\lsdstimax156\lsdlockeddef0}{\*\pgptbl {\pgp\ipgp0\itap0\li0\ri0\sb0\sa0}}{\*\rsidtbl \rsid867064\rsid1974642\rsid2442038\rsid2973317\rsid3694842\rsid4750765\rsid5448415\rsid10369696\rsid14830933\rsid16525304}{\*\generator Microsoft Word 1 1.0.5604;}{\info{\title THE REPUBLIC OF UGANDA }{\author jchemeri}{\operator jchemeri}{\creatim\yr2001\mo1\dy15\hr5\min16}{\revtim\yr2010\mo1\dy13\hr5\min57}{\version3}{\edmins27}{\nofpages7}{\nofwords1938}{\nofchars11049}{\*\company JSI} {\nofcharsws12962}{\vern24689}}\paperw11906\paperh16838 \widowctrl\ftnbj\aenddoc\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\nospaceforul\hyphcaps0\formshade\horzdoc\dgmargin\dghspace180\dgvspace180\dghorigin1800\dgvorigin1440\dghshow1\dgvshow1 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{\insrsid4750765 \chftnsepc \par }}\sectd \linex0\headery708\footery708\colsx708\endnhere\sectlinegrid360\sectdefaultcl\sectrsid3694842\sftnbj {\footer \pard\plain \s16\ql \li0\ri0\widctlpar \tqc\tx4153\tqr\tx8306\pvpara\phmrg\posxr\posy0\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2442038 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\field{\*\fldinst {\cs17\insrsid4750765 PAGE }}{\fldrslt { \cs17\lang1024\langfe1024\noproof\insrsid2973317 1}}}{\cs17\insrsid4750765 \par }\pard \s16\ql \li0\ri360\widctlpar\tqc\tx4153\tqr\tx8306\aspalpha\aspnum\faauto\adjustright\rin360\lin0\itap0\pararsid4750765 {\insrsid4750765 \par }}{\*\pnseclvl1\pnucrm\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl2\pnucltr\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl3\pndec\pnstart1\pnindent720\pnhang {\pntxta .}}{\*\pnseclvl4\pnlcltr\pnstart1\pnindent720\pnhang {\pntxta )}} {\*\pnseclvl5\pndec\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl6\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8 \pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1 \widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid10369696 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\b\lang1033\langfe2057\langnp1033\insrsid10369696 }{ \b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 THE REPUBLIC OF UGANDA}{\b\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line IN THE HIGH COURT OF UGANDA, AT}{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 KAMPALA}{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 CIVIL SUIT NO. 103 OF 1992. }{\b\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line }{\b\lang1033\langfe2057\langnp1033\insrsid10369696 CONSTANTE BUTAMANYA\'85\'85\'85\'85\'85\'85\'85\'85.}{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 PLAINTIFF}{ \b\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 \line }{\b\lang1033\langfe2057\langnp1033\insrsid10369696\charrsid10369696 }{ \b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 VS }{\b\lang1033\langfe2057\langnp1033\insrsid10369696\charrsid10369696 \par }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 RWAMATSIBUZA AND OTHERS}{\b\lang1033\langfe2057\langnp1033\insrsid10369696\charrsid10369696 \'85\'85\'85\'85\'85\'85.}{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 DEFENDANTS}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 .}{\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 BEFORE: V. F. MUSOKE-. KIBUUKA (JUDGE).}{\b\ul\lang1033\langfe2057\langnp1033\insrsid10369696\charrsid10369696 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 JUDGMENT. }{\b\ul\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 INTRODUCTION.}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line The plaintiff and the defendants are registered proprietors of neighbouring lands. The plaintiff\rquote s land is known as plot No. 4, Isingiro Block 89, leasehold Register vol. 1873, Folio }{ \i\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 5. }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The land is approximately }{\i\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 257 }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 hectares. The plaintiff obtained title through purchase from the original leasehold proprietors by the names of Edward Tumusiime and Eric Namanyire. The land is at Bwentare and Nyabugando K}{ \lang1033\langfe2057\langnp1033\insrsid10369696 ikagati in Mbarara District. \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The land for the defendants is known as plot No.7 Isingiro, Block 89, Leasehold Register, Vol. 1178, Folio 14. It measures 130 hectares. The plaintiff was registered on l2t1 September 1991 while the defendants were registered on }{ \lang1033\langfe2057\langnp1033\insrsid10369696 20}{\lang1033\langfe2057\super\langnp1033\insrsid10369696\charrsid10369696 th}{\lang1033\langfe2057\langnp1033\insrsid10369696 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 July, }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 1995.}{\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\i\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\ul\lang1033\langfe2057\langnp1033\insrsid10369696 THE RESPECTI}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 VE CASES. }{ \ul\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 In his plaint, the plaintiff claims that when surveying their land, the defendants }{\lang1033\langfe2057\langnp1033\insrsid10369696\charrsid4750765 encroached}{ \lang1033\langfe2057\langnp1033\insrsid10369696 upon his L}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 an}{\lang1033\langfe2057\langnp1033\insrsid10369696 d and subsequently caused the p}{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 iece o f 1 and encroached upon which measures approximately 30 hectares to be included in the defendants\rquote certificate of title.}{\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The plaintiff seeks a host of remedies which are listed in the plaint as follows: \line a) a declaration that the plaintiff is the rightful owner of the Suitland; \line b) vacant possession of the suit land; \line c) a permanent injunction to restrain the defendants from further trespass to the plaintiff\rquote s land; \line d) mesne profits to be determined by the court from 1984 till vacan}{ \lang1033\langfe2057\langnp1033\insrsid10369696 t possession and damages of }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 900,000/=; \line e) general damages for trespass; \line f) interest on the decretal sum at the bank rate of 39% per annum from the date of filing the suit until vacant possession; \line g) costs of the suit; and \line h) such other relief as this honourable }{\lang1033\langfe2057\langnp1033\insrsid10369696 court may deem fit to grant. \par \line }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 In their j oint defence, the defendants put up a single defence. It was that they bought the land on 3.3.87 and that they were bona fide purchasers for value without notice of any defect in title if any.}{\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The plaintiff gave evidence in person, he appears on the recor d as PW1. He called two witnesses. PW2, was Mr. Robert Nyombi, a Registrar of Titles in the Registry of Titles at Kampala. PW3 was Mr. Okiring Pascal, the principal staff survey or at Mbarara. The two witnesses gave technical evidence about the alleged ov erlapping of the two certificates of title and the circumstances under which the surveys of the two p}{\lang1033\langfe2057\langnp1033\insrsid10369696 ieces of land were carried out. \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 For the defendants, the first defendant gave evidence. He is recorded as DW1. He was the only witness for the defence.}{\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 ISSUES. }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line There are four issues agreed upon for determination. They are: \line a) whether there is an overlap between the two plots; \line b) whether the defendants are }{\i\ul\lang1033\langfe2057\langnp1033\insrsid10369696 bona f}{\i\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 ide }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 purchasers for value without notice; \line c) whether the plaintiff is entitled to the remedies he is seeking and; \line d) what should be th}{\lang1033\langfe2057\langnp1033\insrsid10369696 e quantum of awards, if any? \par }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 FIRST ISSUE- Whether There Is An Overlap Between The Two Plots. }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line None of the parties disputes the fact that there exists an overlap of the two titles over an area measuring approximat ely 30 hectares. The evidence of PW2, Mr. Robert Nyombi, a registrar of titles and that of PW3, Mr. Okiring Pascal, a principal staff surveyor at Mbarara, which has not been disputed, explained how the overlap of the two certificates of title arose. So do es}{\lang1033\langfe2057\langnp1033\insrsid10369696 Exh. P4, a letter by the co}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 m}{\lang1033\langfe2057\langnp1033\insrsid10369696 m}{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 issioner of Survey and mapping dated 6\rquote June 1990 addressed to the Deputy Minister of Lands and Surveys, after checking the surveys at Entebbe.}{ \lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 According to }{\lang1033\langfe2057\langnp1033\insrsid10369696 these witnesses, instructions, I/}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 S 0880 were issued on }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 10}{\lang1033\langfe2057\super\langnp1033\insrsid10369696\charrsid10369696 th}{\lang1033\langfe2057\super\langnp1033\insrsid10369696 }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 J}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 anuary, 1977 for a survey of }{\i\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 259 }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 hectares at Bwentare and Nyabugando Kikagati, Isingiro for Mr. Tumusiime and brothers, the predecessors in title of the plaintiff. The survey was completed and processed but the records were among those destroyed during the lib eration war at Mbarara in 1999.}{\lang1033\langfe2057\langnp1033\insrsid10369696 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 However, a certificate of title was issued for a term of 44 years with effect from }{\lang1033\langfe2057\langnp1033\insrsid10369696\charrsid10369696 1}{ \lang1033\langfe2057\super\langnp1033\insrsid10369696\charrsid10369696 st}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 October 1972. The title was registered in the names of the plaintiff on}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 }{\lang1033\langfe2057\langnp1033\insrsid10369696\charrsid10369696 12}{ \lang1033\langfe2057\super\langnp1033\insrsid10369696\charrsid10369696 th}{\b\lang1033\langfe2057\langnp1033\insrsid10369696 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 September, 1991. \line On the other hand, instructions to survey the defendants\rquote land were given on}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid10369696 }{\lang1033\langfe2057\langnp1033\insrsid10369696 30}{\lang1033\langfe2057\super\langnp1033\insrsid10369696\charrsid10369696 th}{ \lang1033\langfe2057\langnp1033\insrsid10369696 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 March 1978 to survey }{\i\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 259 }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 hectares at Ntundu, Kabuyanda, Isingiro for Mr. J. W. R. Banyu, the predecessor in title to the defendants. The job was submitted to the senior staff surveyor but the records were destroyed dur ing the lib}{\lang1033\langfe2057\langnp1033\insrsid10369696 eration war. A fresh sheet was }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 reconstructed. The de}{\lang1033\langfe2057\langnp1033\insrsid10369696 fendants were registered on 20}{\lang1033\langfe2057\super\langnp1033\insrsid10369696\charrsid10369696 th}{\lang1033\langfe2057\langnp1033\insrsid10369696 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 July, 1985, as tenants in common for a term }{\lang1033\langfe2057\langnp1033\insrsid10369696 of 49 years with effect from 1}{\lang1033\langfe2057\super\langnp1033\insrsid10369696\charrsid10369696 st}{\lang1033\langfe2057\langnp1033\insrsid10369696 }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 July 1981.}{\lang1033\langfe2057\langnp1033\insrsid867064 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The overlap was discovered when the plaintiffs predecessor in title wanted the boundaries re-opened. The land was virtually re-surveyed and when plotted, it was discovered that there was an }{\lang1033\langfe2057\langnp1033\insrsid867064 overlap between plots 4 and 7. \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 According to both PW2 and PW3, the policy of the department of lands was that when there is an overlap, the holder of the certificate of title arising from a later survey surrenders it for rectification. The defendants in the instant case were asked to surrender their certificate of title

to the Commissioner for Land Registration for rectification but refused to do so. The decision was finalized, at policy level, by the Deputy Minister of Lands and Surveys on 7th June 1990, when he ordered that the deed plans for Tumusiime, the plaintiffs p redecessor in title, be issued to him and that Mr. Banyu, the predecessor in title of the defendants, presents his certificate of title for rectification and after that the Mbarara District land Committee gives Mr. Banyu an alternative 30 hectares else wh ere on any available public land. See }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid867064 correspondences in (Exh. P.4 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid867064 & P }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid867064 5).}{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Apparently that was not followed.}{ \lang1033\langfe2057\langnp1033\insrsid867064 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 In the circumstances, I find that the evidence before me shows clearly that there exists an overlap between the certificates of title of the plaint iff and that of the defendants. I also find that the overlap arose because the survey of the land of the defendants which was carried out later than that of the land leased to the plainti}{\lang1033\langfe2057\langnp1033\insrsid867064 ff included part of the land al}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 ready surveyed for the plaintiff. The mistake was committed by the staff surveyor, one Mukasa, because when he carried out the second survey, he did not have appropriate plans of the area following the destruction caused by the liberation war. It was, accordingly, the defendants\rquote title which ov}{\lang1033\langfe2057\langnp1033\insrsid867064 erlapped that of the plaintiff. \par }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 SECOND ISSUE- }{\b\lang1033\langfe2057\langnp1033\insrsid867064 Whether The Defendants Are Bona}{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Fide Purch}{ \b\lang1033\langfe2057\langnp1033\insrsid867064 asers For Value Without Notice. \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The defendants pleaded that their certificate of title cannot be rectified because they are }{\i\ul\lang1033\langfe2057\langnp1033\insrsid867064 bona f}{ \i\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 ide }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 purchasers for value without notice of any defect in tit}{\lang1033\langfe2057\langnp1033\insrsid867064 le of their predecessor if any. \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The evidence before this court is that the defendants bought their land from Mr. Rubaramira Banyu who was already a registered proprietor. The defendants were summoned to the department of land s at Kampala to surrender their certificate of title for rectification (exh. PS). What was after they had purchased the land but before their leasehold interest was registered. The defendants did not surrender the certificate of title. Instead, they got t hemselves registered as proprietors of the}{\lang1033\langfe2057\langnp1033\insrsid867064 land including the overlap in }{\lang1033\langfe2057\langnp1033\insrsid867064 1995. \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The doctrine of }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 a bona fide }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 purchaser for value without notice is normally raised as a \line defence to allegations of fraud. The law being that once fraud is proved on the part of }{\lang1033\langfe2057\langnp1033\insrsid867064 a }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 registered proprietor, the certificate of title may be cancelled. }{\b\ul\lang1033\langfe2057\langnp1033\insrsid867064\charrsid867064 Nazareth}{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid867064 Nassanali}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line }{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Senyan Vs. Edward Mperesse Nsubuga }{\b\ul\lang1033\langfe2057\langnp1033\insrsid867064 HCCS No. 364 of 1993 (unreported)}{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 But }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid867064 it}{ \b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 is also the law that a party relying upon fraud must both plead and particularlise it in its pleadings and strictly prove it. }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 J. W. Kazzora }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 V. }{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Rukuba, SCCA }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 No. 13}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 of}{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 1992}{ \ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 (unreported). }{\b\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The plaintiff in the instant case, are not relying upon fraud. There is no pleading or particulars of fraud in the plaint. There has also been no evidence pro ving fraud on the part of the defendants. Thus, I do not find the claim of being bona fide purchasers for value a good defence in this case. In any case, even if it was an appropriate defence, the evidence does not appear to show that the defendants were b}{\lang1033\langfe2057\langnp1033\insrsid2973317 ona fide purchasers. \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line I duly agree with the submission made on behalf of the plaintiff that the defendants in the circumstances of this case cannot be regarded as }{ \i\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 bona fide }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 purchasers for value without notice. The crucial aspect of that negation is that th e defendants purchased what w as owned by Rubaramira Banyu. He passed over to them the land upon what he had title. Rubaramira could not pass any valid title to the defendants over the 30 hectares of the overlap. For he himself did not have any. No one ca n give a better title than what he himself or she herself possess. }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Bishop}{\ul\lang1033\langfe2057\langnp1033\insrsid2973317 }{ \ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 gate Motor Finance Vs. Transport Brakes (1949) I All E. R. 37. }{\ul\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The evidence before me, which I duly accept is that when Banyu got his offer and when instructions to survey were issued in respect of his offer, the plaintiffs predecessor in title had already obtained his offer and had already surveyed off his }{\i\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 257 }{\lang1033\langfe2057\langnp1033\insrsid2973317 hectares. The }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 mistake in survey which caused the overlap in title did not create any title over the 30 hectares of overlap for Mr. Rubaramira Banyu. The controlling Authority had already allocated the land to the plaintiffs\rquote predecessor in title. }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Livingstone Ssewanyana Vs.}{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 Martin}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Aliker, SSCA N o.4 of }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 1990.}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 When the plaintiff bought the lease from Mr. Tumusiime, he indeed got a full and valid title to the entire}{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 257}{\i\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 hectares}{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 of land which includes the 30 hectares }{\lang1033\langfe2057\langnp1033\insrsid2973317\charrsid4750765 encroached}{\lang1033\langfe2057\langnp1033\insrsid2973317 upon by the defendants \rquote }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 title.}{\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The }{\lang1033\langfe2057\langnp1033\insrsid2973317\charrsid4750765 plaintiff\rquote s}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 case is thus not based upon fraud for none is either pleaded or particularised. It appears to me that, in ess}{\lang1033\langfe2057\langnp1033\insrsid2973317 ence, the plaintiff s case is s}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 imply one for rectification of the defendants\rquote certificate of title under Section 165 of the }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Registration of Titles }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Act, Cap.205. That being what appears to be the true position of the case, it is notable that the plaintiff who has brought this case by filing a plaint has made a clear}{ \lang1033\langfe2057\langnp1033\insrsid2973317 departure from the procedure provided under section 166 o}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 f}{\lang1033\langfe2057\langnp1033\insrsid2973317 t}{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 he }{\ul\lang1033\langfe2057\langnp1033\insrsid2973317 registration o}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 f Titles }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Act. The correct procedure should have been to proceed by application under section 166 and in the form set out in the nineteenth schedule to the Registration of Titles Act.}{ \lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 However, since the defence never objected to the wrong procedure that was adopted by the plaintiff in this case, it would now be inappropriate for the court, at this late stage to t reat the proceedings as a nullity on account of a wrong procedure having been adopted. Suffice it to invoke the wise words of Spry, J. A, as he then was, in }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Boyes Vs. Gathure }{ \lang1033\langfe2057\langnp1033\insrsid2973317 (}{\ul\lang1033\langfe2057\langnp1033\insrsid2973317 1969)}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 }{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 E. A. 385, }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 to the effect that the adoption of a wrong procedure would not invalidate the proceedings where it did not go to jurisdictio}{\lang1033\langfe2057\langnp1033\insrsid2973317 n or no prejudice was caused }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 to the opposite party. Also see }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 Nanjibhai }{ \b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Prabdudas & Co. Ltd. Vs. Standard Bank Ltd. F19681 E. A. 670 (specifically at P.683). }{\b\ul\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 THIRD AND}{\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 }{\b\ul\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 FOURTH ISSUES. }{ \b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \line }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 I will treat the third and forth issues jointly and quite briefly.}{\lang1033\langfe2057\langnp1033\insrsid2973317

\par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 On account of the brief analysis which I have set out above, the plaintiff is entitled to the dec}{\lang1033\langfe2057\langnp1033\insrsid2973317 laration that he is the rightful}{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 owner of the 30 hectares (the suit property in this case) as clearly delineated and shaded on the print Exh P4, by the Commissioner of Survey and mapping, Entebbe, but which was, by error made during survey, included in the defendants\rquote certificate of title for plot 7, Isingiro Block 89.}{ \lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Needless to say, the plaintiff is entitled to vacant possession of the }{\lang1033\langfe2057\langnp1033\insrsid2973317\charrsid4750765 encroached}{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 30 hectares. An order to that effect issues.}{\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 I find no evidential justification or basis for orders for a permanent injunction against the defendants or the awarding of mesne profits, special and general dama ges or interest, which the plaintiff included in his prayers. His prayers appear to me to be quite rich in extravagancy. \line As I stated earlier in this judgment, the plaintiff is entitled to an order under section 165 of the Registration of Titles Act, for the rectification of the }{\lang1033\langfe2057\langnp1033\insrsid2973317\charrsid4750765 de}{ \lang1033\langfe2057\langnp1033\insrsid2973317 fendants\rquote certificate of title }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 in order to reduce it by 30 hectares which belong rightly to the plaintiff and which were included in the defendants\rquote title by error made during survey.}{\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 The plaintiff will recover his costs for this suit from the defendants.}{\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 Accordingly, I enter judgment for the plaintiff against the defendants. I make the following orders: \line a) an order declaring 30 hectares of land included in the defendant\rquote s certificate of title to rightfully belong to the plaintiff; \line b) an order requiring the defendants to give vacant possession of the encroached land to the plaintiff; \line c) an order requiring the Commissioner f}{ \lang1033\langfe2057\langnp1033\insrsid2973317 or Land Registration to rectify}{\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 the certificate of title of the defendants by reducing the acreage by approximately 30 hectares; \line d) an order awarding the costs of this suit to the plaintiff.}{\lang1033\langfe2057\langnp1033\insrsid2973317 \par }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 V. F. MUSOKE-KIBUUKA (JUDGE) \line }{\b\lang1033\langfe2057\langnp1033\insrsid5448415\charrsid2973317 30.9.2003.}{\lang1033\langfe2057\langnp1033\insrsid2973317 \line }{ \lang1033\langfe2057\langnp1033\insrsid5448415\charrsid4750765 \par }\pard\plain \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10369696 \fs24\lang2057\langfe2057\cgrid\langnp2057\langfenp2057 {\lang1033\langfe2057\langnp1033\insrsid14830933\charrsid4750765 \par }}