[2008] UGHC 126

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\af0\afs24\alang1025 \ltrch\fcs0 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 THE REPUBLIC OF UGANDA \line IN THE H}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 IGH COURT OF UGANDA AT MBARARA \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 H. C. C. S. NO.25 OF }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 1996 }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \insrsid15158676\charrsid15158676 \par }\pard \ltrpar\s15\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid15158676 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 E}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 FURAIMU KASHANGO \'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85. PLATNTIFF \line VS \par }\pard \ltrpar\s15\ql \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid15158676 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 1. STEPHEN TABAARO) \line }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 2. EFURAIMU NGINGO) \'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85\'85DEFENDANTS \par }\pard \ltrpar\s15\ql \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid15158676 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid5970598\charrsid15158676 BEFORE: }{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid5970598\charrsid15158676 THE HON. MR. JUSTICE P K MUGAMBA}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid15158676 \par }\pard \ltrpar\s15\qc \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid15158676 {\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\ul\insrsid5970598\charrsid15158676 JUDGMENT}{\rtlch\fcs1 \ab\af0 \ltrch\fcs0 \b\insrsid15158676 \par }\pard \ltrpar\s15\qj \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid15158676 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 The plaintiff instituted this suit against the two defendants in 1996 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 seeking the following reliefs: \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 (a) a declaration that the l}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 and in dispute belongs to him; \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 (b) a finding that the registration of the land in dispute into the defendant\rquote s names was fraudulent and an order for}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 the cancellation of the same; \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 (c) general damages for trespass and unlawful taking o}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 f land; \par (d) costs of the suit. \par \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 It was agreed at the scheduling conference that a title to land known as LRV 1481 Folio 17, Bushenyi Block 10 Plot }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 645 }{ \rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 does in fact exist and that it is in the names of the defendants who have it. The parties proceeded to agree the fo}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 llowing issues for resolution: \par }\pard \ltrpar\s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid15158676 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 1. Whether the plaintiff has land/customary interest in the ti}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 tle of the defendants. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 2. If so, whether the registration of such interest was fraudulent. }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 \par 3. Remedies available \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 4. If a}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 ny of the remedies is damages. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 The case for the plaintiff briefly is that he had inherited land from his deceased father which he held under customary holding. In the course of time the defendants had applied for a lease and the land the defendants had been granted included some of the land which the plaintiff claimed under customary tenure. The plaintiff seeks to have the defendant\rquote s title cancelled because they had fraudulently caused the plaintiff\rquote s land to be included in their title and because they had not followed proper procedure to secure the grant and registration under the Registration of Titles Act. Needless to say the defendants }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 dispute the above allegations. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 It was the evidence of the plaintiff that at one time he and his father before him used to utilize the land in issue. It was the evidence of the plaintiff that he had not used the land in issue for quite some time partly owing to an order of court at Kagango for him to desist from using the land. Unfortunately no evidence of such order was available to this court. He tes tified however that he had no developments to speak of on the disputed land. In }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid5970598\charrsid15158676 Marko Matovu and 2 others vs Mohammed Sseviri & Anor }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 [1979] HCB 174 the Court of Appeal for Uganda observed that there is no definition of customary tenure but that it is genera lly accepted that where no bibanja do exist as evidence of customary rights customary tenure may be established by the cultivation only of seasonal crops or the grazing of cattle and related construction of wells to water cattle. No evidence was advanced by the plaintiff that at the time the land in issue came to be included in the defendant\rquote s leasehold he had any developments let alone a kibanja on the land. It appears to me from the evidence that what historical claim the plaintiff might have had to t he land in issue was communal land which was open to be offered to whoever might apply to have it for a leasehold. Respectfully I do not find the plaintiff to have shown he had land or customary interest i}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 n the title of the defendants. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 The second issue concerns whether there was fraud. In }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid15158676 Robert }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid5970598\charrsid15158676 Lusweswe v G. W. Kasule & Anor }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 HCCS No. 1010 of 1983 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 (unreported) }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 Odoki J, as he then was noted: \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 \lquote Therefore while the cardinal rule of Registration of Titles under the Act is that the Register is everything, the court can go behind the fact of registration in cases of actual fraud o}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 n the part of the transferee.\rquote \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 Indeed in the case of }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid5970598\charrsid15158676 Matovu & 2 others vs Sseviri, }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 already cited, the Court of Appeal held that if a person procures registration to defeat an unregist ered interest on the part of another person of which he is proved to have knowledge, then such person is guilty of fraud. It has also been held that fraud must be strictly proved and the plaintiff must show that the defendant dishonestly dealt with the pl aintiffs land as to have it included in his lease. See }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid15158676 Sipiriy}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid5970598\charrsid15158676 a Kyamuresire vs Justus Binkaculika }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 HCCS No. }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\insrsid5970598\charrsid15158676 254 }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 of 1992 (unreported). To drive the point home the Supreme Court in }{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid15158676 Ronald Kayara v Hassan Ali}{\rtlch\fcs1 \ai\af0 \ltrch\fcs0 \i\ul\insrsid5970598\charrsid15158676 Ahmed }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 SCC Appeal No. 1 of 1990 opined that the law requires a higher standard of proof of fraud}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid15158676 than in ordinary civil cases. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 I have anxiously gone through the evidence of the plaintiff and his witnesses. I have also looked at the particulars of fraud borne by the plaint. With respect I find it nowhere proved that there was fraud in the transaction leading to registration let alone that the defendants, particularly the first defendant, were party to any fraud. My answer to the second issue}{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5904000 is therefore in the negative. \par }{\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5970598\charrsid15158676 All in all I find the plaintiff has not proved his case to any credible standard. It is dismissed with costs to the defendants. \par }\pard \ltrpar\s15\qc \li0\ri0\sl360\slmult1\widctlpar\wrapdefault\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid5904000 {\rtlch\fcs1 \af0 \ltrch\fcs0 \insrsid5904000 P. K. 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