[2009] UGHC 95

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REPUBLIC OF UGANDA \par IN }{\b\insrsid9395743\charrsid2500842 THE HIGH COURT OF UGANDA AT KAM}{\b\insrsid6700271\charrsid2500842 PALA \par [LAND DIVISION] \par (}{\b\ul\insrsid6700271\charrsid2500842 Civil Suit No 616 of 1995}{\b\insrsid6700271\charrsid2500842 ) \par \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\b\insrsid6700271\charrsid2500842 TONY JONES LIMITED ::::::::::::::::::::: PLAINTIFF/RESPONDENT \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\b\insrsid6700271\charrsid2500842 VERSUS \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\b\insrsid6700271\charrsid2500842 PAUL BAKASHABARUHANGA ::::::::::::::::::::: DEFENDANT/APPLICANT \par \par }\pard \qc \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\b\insrsid6700271\charrsid2500842 BEFORE: HON. JUSTICE RUBBY AWERI OPIO \par \par }{\b\ul\insrsid6700271\charrsid2500842 JUDGEMENT \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\insrsid6700271\charrsid2500842 \par }{\insrsid96035\charrsid2500842 The Plaintiff filed this suit against the Defendant for the following reliefs:- \par }{\insrsid6040116\charrsid2500842 (1)\tab Special Damages totalling US Dollars 18,500.}{\insrsid96035\charrsid2500842 \par }{\insrsid6040116\charrsid2500842 (2)\tab General Damages for breach of contract. \par (3)\tab Costs of the suit. \par \par }{\insrsid7043004\charrsid2500842 The facts constituting the Plaintiff\rquote s case can be summarised as follows:}{\insrsid6040116\charrsid2500842 \par }{\insrsid7043004\charrsid2500842 \par The Plaintiff is a Limited Liability Company carrying on business as Estates and Real Property Agents. The Plaintiff\rquote s Managing Director was Mr. Anthony Serwangi.}{\insrsid3748264\charrsid2500842 In 1994 the said Managi ng Director who was known to the Defendant received instructions from the Defendant to sell his house on Plot 36 Luthuli Drive, Bugolobi. The Plaintiff then solicited for buyers and obtained an offer from the Netherlands Development Organisation and they exchanged offers and counter offer}{\insrsid3296474\charrsid2500842 s}{\insrsid3748264\charrsid2500842 and finally on 7}{\super\insrsid3748264\charrsid2500842 th}{\insrsid3748264\charrsid2500842 February, 1994 Netherlands Development Organisation agreed to rent the house with an option to later purchase it.}{\insrsid16533080\charrsid2500842 The Plaintiff was paid a commission of US$ 1,500 by the Defendant being equivalent of one month\rquote s rental. Later the Defendant sold the house to the tenant}{\insrsid3296474\charrsid2500842 ,}{\insrsid16533080\charrsid2500842 upon their exercising their option to purchase}{\insrsid3296474\charrsid2500842 ,}{\insrsid16533080\charrsid2500842 at US$ 200,000. The Plaintiff then demanded the commission on the purchase which was 10% which was 20,000 US$ less 1,500 US$ that had already been paid.}{\insrsid7043004\charrsid2500842 \par }{\insrsid16533080\charrsid2500842 \par In his written statement of Defence, the Defendant admitted that there was indeed an agreement between the Plaintiff and the Defendant whereby the Plaintiff was tasked to look for a buyer for the Plaintiff\rquote s house. However the said agree ment was suspended when the parties settled for a tenancy for which the Plaintiff was duly paid his commission which signified the end of the agreement. \par \par Three issues were framed for determination:- \par }\pard \qj \fi-720\li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2500842 {\insrsid1721319\charrsid2500842 (1)\tab Whether the Defendant contra}{\insrsid3887403\charrsid2500842 cted the Plaintiff to sel l his property at Plot 36 Luthuli Drive for a commission.}{\insrsid1721319\charrsid2500842 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\insrsid3887403\charrsid2500842 \par (2)\tab Whether the Plaintiff sold the said property for a commission. \par \par (3)\tab Whether the Plaintiff is entitled to the remedies sought. \par \par To resolve the above issues}{\insrsid3296474\charrsid2500842 ,}{\insrsid3887403\charrsid2500842 the Plaintiff adduced the evidence of one}{\insrsid11234050\charrsid2500842 witness, Anthony Nsibirwa Serwagi PW1, who testified }{ \insrsid3887403\charrsid2500842 inter alia}{\insrsid3296474\charrsid2500842 ,}{\insrsid3887403\charrsid2500842 that he was working for the Plaintiff as its Managing Director since 1983. His evidence briefly was that he knew the Defendant very well as they were friends and members of KAMPALA CLUB . In 1994 the Defendant approached him in Kampala Club and requested him to find for him a buyer for his property at Plot 36 Luthuli Rise Bugolobi. They agreed on payment of a commission on sale. No documents were signed because the Defendant was his f r iend and a Permanent Secretary. From there he started looking for a purchaser. He approached the Netherland Development Orgnisation (SNVO) from Diamond Trust. SNVO was then not interested in buying the property but only wanted to rent. SNVO wanted to }{\insrsid7884514\charrsid2500842 rent}{\insrsid3887403\charrsid2500842 the same for one year but it reserved the option to purchase the property at the expiration of the rental period. The offer to rent first instead of purchase was communicated to the Defendant. There followed further negotiations between the Plaintiff in consultation with the Defendant on the one hand and SNVO on the other. During the negotiations, correspondences were exchanged over and above verbal communications. The correspondences were tendered in evidence as exhibit P1, P2, P3, P4 and P5. The end result of these exchanges was a }{\insrsid3759086\charrsid2500842 tenancy}{\insrsid3887403\charrsid2500842 agreement by the terms of which SNVO rented Plot 36 Luthuli Rise at US Dollars 1,500 per month with an option}{ \insrsid3759086\charrsid2500842 to purchase the property at the expiration of the tenancy. The purchase price when the option was exe rcised, was to be US Dollars 200,000 less whatever sum was paid by way of the one year rental. The property was let out as per the agreement and a year\rquote s rent paid in advance. The Plaintiff was paid a commission of US Dollars 1,500 on the tenancy. Afterwards the option to purchase was exercised, but the defendant refused to pay the Plaintiff commission on}{\insrsid11234050\charrsid2500842 account of the same. Hence this}{\insrsid3759086\charrsid2500842 suit. \par \par Counsel for the Plaintiff closed its case but the defence case was delayed until 25}{\super\insrsid3759086\charrsid2500842 th}{\insrsid3759086\charrsid2500842 September, 2005 when Mr. Paul Katende Counsel for the Defendant applied to have the Plaintiff recalled for cross-examination. The Plaintiff still maintained that the transaction was for sale or rent of property with option to purchase it. \par \par The }{\insrsid7220428\charrsid2500842 Defence opened their case on 6}{\super\insrsid7220428\charrsid2500842 th}{\insrsid7220428\charrsid2500842 October, 2005 by calling his witness. \par \par }{\insrsid12413544\charrsid2500842 ADDY}{\insrsid11234050\charrsid2500842 }{\ul\insrsid11234050\charrsid2500842 Ssebugwa}{\ul\insrsid7220428\charrsid2500842 o DW1}{\insrsid7220428\charrsid2500842 testified inter alia that he had been }{ \insrsid14773592\charrsid2500842 a chartered surveyor for close to 30 years now. }{\insrsid4599091\charrsid2500842 As such he considered himself a professional surveyor. He told court that under the scale of surveyors of Uganda}{ \insrsid12413544\charrsid2500842 ,}{\insrsid4599091\charrsid2500842 fees chargeable was 8% of the amount realised under the sale. For letting purposes it was 8}{\insrsid14773592\charrsid2500842 %}{\insrsid4599091\charrsid2500842 of the gross rental for one year. He testified that in practice the first transaction of letting is taken as a substantial transaction which is payable unless th ere is another agreement of sale. He concluded that arrangement to rent and sale of property can be made but if one of them is done then the next arrangement is nullified i.e. if property is rented then the sale part of the arrangement is nullified.

\par \par }{\ul\insrsid4599091\charrsid2500842 Paul Bakashabaruhanga}{\insrsid4599091\charrsid2500842 DW2 testified that the Plaintiff was very well known to him because he had rented his property on Plot 36 Luthuli Rise to the French Embassy in 1992 }{ \insrsid14773592\charrsid2500842 and again to SNVO in 1994. }{\insrsid12413544\charrsid2500842 That he}{\insrsid4599091\charrsid2500842 told the Plaintiff to find for him either a buyer or a tenant. The Plaintiff managed to get a tenant. The Plaintiff came with a letter from SNVO giving him terms of the tenancy. In that letter dated 1/2/1994 SNVO stated that they were not yet ready to buy the property but opted to rent with option to pur chase at a later date. Upon getting the said letter he took it to his lawyers whereupon he paid the Plaintiff his commission of US $ 1,500 which was equivalent of one month\rquote s rent. Later on he took the letter to his lawyers to prepare a tenancy agreement which }{\insrsid12413544\charrsid2500842 was done and dated 11/2/1994 (}{\insrsid4599091\charrsid2500842 Exhibit D1}{\insrsid12413544\charrsid2500842 ). T}{ \insrsid4599091\charrsid2500842 he terms of the tenancy was from 1}{\super\insrsid4599091\charrsid2500842 st}{\insrsid4599091\charrsid2500842 May 1994 and was for three years. After that he did not have any further dealings with the Plaintiff apart from receiving his letter in May 1994 for renovation of the house. The tenants remained in his house for about one year. In October 1994 he received a letter from his lawyers that the tenants were interested in buying the house.}{\insrsid6491828\charrsid2500842 }{\insrsid15208023\charrsid2500842 The said letter was written by Mugerwa Matovu Advocates}{\ul\insrsid15208023\charrsid2500842 }{\insrsid15208023\charrsid2500842 (exhibit D2). Upon getting that letter he wrote to his lawyers directly informing them that he was willing to sell the house to the tenants (SNVO). By that ti}{\insrsid14773592\charrsid2500842 me the house was under mortgage, s}{\insrsid15208023\charrsid2500842 o he removed the mortgage and started negotiation for the price and other things. During the negotiations he did not have contact with the Plaintiff at all because his mandate stopped at the tenant negotiation. He testified that he did not have any written agreement with the Plaintiff on the issue of sale. He wrote a letter to his lawyers accepting the sale of the house on 5/12/1994 (exhibit D3). The sale was done in May 1995. He signed the transfer documents. The sale agreement was dated 9}{\super\insrsid15208023\charrsid2500842 th}{\insrsid15208023\charrsid2500842 May 1995 (Exhibit D4). He emphasized that the Plaintiff did not participate in}{\insrsid11234050\charrsid2500842 the }{\insrsid15208023\charrsid2500842 negotiation for the purchase of the house apart from getting for him a tenant. He accordingly concluded that the Plaintiff was not entitled to any commission for the sale of the house.}{\insrsid6255642\charrsid2500842 \par \par }{\b\ul\insrsid6255642\charrsid2500842 RESOLUTION OF ISSUES }{\insrsid6255642\charrsid2500842 \par }{\b\ul\insrsid6255642\charrsid2500842 Issue No.1}{\insrsid6255642\charrsid2500842 , }{\i\insrsid6255642\charrsid2500842 whether the Defendant contracted the Plaintiff to sell his property at Plot 36 Luthuli Rise for a commission.}{ \insrsid6255642\charrsid2500842 \par \par The Plaintiff through its Managing Director }{\ul\insrsid6255642\charrsid2500842 Mr. Addy Seruwagi}{\insrsid6255642\charrsid2500842 testified that the Defendant contacted him to look for someone to buy his house. The contract was not in writing because Mr. Seruwagi}{\insrsid12917669\charrsid2500842 and the Defendant were great friends and were members of an elite club \endash Kampala Club. Following the said assignment the Plaintiff wrote a letter (Exhibit P1}{\insrsid11037427\charrsid2500842 ) to SNVO. The said letter dated 31}{\super\insrsid11037427\charrsid2500842 st}{\insrsid11037427\charrsid2500842 January 1994 clearly shows that there was a verbal contract between the Plaintiff and the Defendant by the terms of which the Plaintiff was to look for a buyer for the Defendant\rquote s house. In effect the said letter constituted an offer to sell the Defendant\rquote s suit property to SNVO. The said offer was also communicated to the Defendant. The offer to sell the property is shown in the opening paragraph of the letter:}{ \insrsid12470252\charrsid2500842 \par \par }\pard \qj \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2500842 {\b\i\insrsid12470252\charrsid2500842 \'93 This is to offer your organisation to buy the property on Plot 36 Luthuli Rise Bugolobi. You are aware of the size and structure of this property detailed in technical plan forwarded to you sometime ago.\'94}{\b\insrsid15208023\charrsid2500842 }{ \b\insrsid4599091\charrsid2500842 }{\b\insrsid3759086\charrsid2500842 }{\b\insrsid3887403\charrsid2500842 }{\b\ulw\insrsid3887403\charrsid2500842 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\insrsid96035\charrsid2500842 \par }{\insrsid7343246\charrsid2500842 The rest of the}{\insrsid1471126\charrsid2500842 letter spells out the terms to govern the sale price of US $ 250,000. It is clear from the tone of the letter that the Plaintiff had received clear instructions from the D efendant to sell the said house and indeed took up the instructions with professional zeal as can be seen below.}{\insrsid12470252\charrsid2500842 \par }{\insrsid1471126\charrsid2500842 \par SNVO responded to the offer to buy the said house in their letter dated 1/2/1995 addressed to the Plaintiff (Exhibit }{\insrsid14773592\charrsid2500842 P2). It counter-offered to rent}{\insrsid1471126\charrsid2500842 the property with an option to buy the same in the future at a price of US $ 150,000. The counter offer stated as follows: \par }{\insrsid417901\charrsid2500842 \par }\pard \qj \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2500842 {\b\i\insrsid417901\charrsid2500842 \'93In reply to your letter dated 31}{\b\i\super\insrsid417901\charrsid2500842 st}{ \b\i\insrsid417901\charrsid2500842 January 1994 this is to inform you that at the moment we are not in a position to buy the property on Plot 36 Luthuli Rise, Bugolobi. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\insrsid4671865\charrsid2500842 \par }\pard \qj \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2500842 {\b\i\insrsid4671865\charrsid2500842 We would like to offer the following however: \par {\listtext\pard\plain\b\i\lang2057\langfe1033\langnp2057\insrsid4671865\charrsid2500842 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-720\li1440\ri0\sl360\slmult1\widctlpar \jclisttab\tx1440\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1440\itap0\pararsid2500842 {\b\i\insrsid4671865\charrsid2500842 We will be renting the property with effect from 1}{\b\i\super\insrsid4671865\charrsid2500842 st}{ \b\i\insrsid4671865\charrsid2500842 June 1994 at a rent of US Dollars 1,500 per month, payable one year in advance, with the option of buying the premises at a price of US$ 150,000. \par {\listtext\pard\plain\b\i\lang2057\langfe1033\langnp2057\insrsid4671865\charrsid2500842 \hich\af0\dbch\af0\loch\f0 (b)\tab}As soon as we know we are in a position to buy the building the \'93unused\'94 rent will be taken as an advance payment for the sale of the building.\'94 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\insrsid4671865\charrsid2500842 \par The above counteroffer to rent with an option to buy was accepted with modifications in a letter from the Plaintiff to SNVO dated 7}{\super\insrsid4671865\charrsid2500842 th}{\insrsid4671865\charrsid2500842 February, 1994 (exhibit P3) in paragraph b:

\par \par }\pard \qj \li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2500842 {\b\i\insrsid4671865\charrsid2500842 \'93 The tenant shall exercise the option to buy the property at a price of US$ 200,000 payable in one lump sum.\'94 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\insrsid4671865\charrsid2500842 \par The rest of the counteroffer remained i ntact and were accepted. Finally the suit property was sold to SNVO in the exercise of their option to buy. The Defendant in their statement of Defence admitted that the property was eventually sold but contended that the Plaintiff did not play an}{ \insrsid14773592\charrsid2500842 y}{\insrsid4671865\charrsid2500842 further role apart from securing SNVO as a tenant. \par }{\insrsid14551670\charrsid2500842 \par I have studied the evidence on record. It is not in dispute that the Plaintiff\rquote s instructions from the Defendant was to secure a buyer }{\insrsid14680804\charrsid2500842 for the suit property. Pursuant to the said instructions, the Plaintiff contacted SNVO. Several correspondences were exchanged \endash Exhibit P1, P2 and P3. SNVO decided to rent the house with}{\insrsid11234050\charrsid2500842 an}{\insrsid14680804\charrsid2500842 option to buy the same at a later time. The purchase price was agreed at 200,000 $. SNVO later communicated their interest to exe}{\insrsid6246098\charrsid2500842 rcise}{\insrsid14680804\charrsid2500842 their option to purchase. In my opinion, it was wrong for the Defendant to ignore the Plaintiff when SNVO decided to exercise their right to purchase the house because that option }{\insrsid13179624\charrsid2500842 had already been sealed by the Plaintiff in that it had become part of th e tenancy agreement which the Plaintiff had secured. That agreement went further by stating that the total rents paid by the tenant up to the date of purchase was to be deemed to be part of the purchase price if the option to purchase was exercised by th e tenant during the tenancy. The above terms clearly show that the objective of the parties was to find a buyer which the Plaintiff had done. There were no new negotiations on the above transaction. This is so because the said house was sold at the pric e which had already been set by the Plaintiff as agreed in the Tenancy Agreement. In short therefore, there was only one transaction}{\insrsid12007887\charrsid2500842 to find a buyer for the Defendant\rquote s house. In the premises it was wrong for the Defendant to ignore the Plaintiff in favour of their lawyers Mugerwa-Matovu when SNVO communicated their interest to purchase the suit property. Even then, M/s Mugerwa-Matovu Advocates made the Plaintiff \rquote s case stronger in that in their letter they stated that the earlier agreement was for rent first and there was an option to purchase. \par \par A leading authority canvassing a similar situation is the case of }{\b\insrsid3288099\charrsid2500842 MILLER V RAD}{\b\insrsid12007887\charrsid2500842 FORD [1903] 19 TIMES L. R. 576 }{\insrsid12007887\charrsid2500842 where }{ \b\insrsid12007887\charrsid2500842 COLLINS MR}{\insrsid12007887\charrsid2500842 held inter alia that a house agent who is employed to let or sell a house is entitled t o be paid a commission on the introduction of a person who subsequently becomes a tenant or a purchaser as the case may be. \par \par In conclusion therefore, it was the Plaintiff who introduced SNVO to be a tenant and later on purchaser as per the Tenancy Agreemen t. The option to purchase was at US $ 200,000 which had earlier been negotiated by the Plaintiff. I accordingly hold that the Defendant did contract the Plaintiff to sell his property at Plot 36 Luthuli Rise for a commission.}{ \insrsid10695344\charrsid2500842 \par \par }{\b\ul\insrsid14500220\charrsid2500842 Issue No.2}{\b\insrsid14500220\charrsid2500842 ,}{\insrsid10695344\charrsid2500842 }{\i\insrsid10695344\charrsid2500842 whether the Plaintiff sold the said property for a commission.}{ \insrsid10695344\charrsid2500842 \par \par It is trite law that if an agent is instructed to sell or let with an option to purchase and the option to purchase is exercised, such agent would be entitled to a commission. See: }{\b\insrsid10695344\charrsid2500842 LUXOR (EAST BOURNE) LTD VS COOPER [1941] A. C. 108 OR [1944] 1 ALLER 33, 43:S}{\b\insrsid14551670\charrsid2500842 \par }{\b\insrsid10695344\charrsid2500842 \par See also Halsbury Laws of England 4}{\b\super\insrsid10695344\charrsid2500842 th}{\b\insrsid10695344\charrsid2500842 Edition Paragraph 118. }{\insrsid10695344\charrsid2500842 \par \par In the instant case the Plaintiff was instructed by the Defendant to sell.}{\insrsid12715254\charrsid2500842 He however got a tenant who took up the property with option to let. The Plaintiff negotiated the Tenancy Agreement and the purchase price and mode of payment incase of option to purchase. In those circumstances, the Plaintiff was entitled to be paid a commission by the Defendant. \par \par }{\b\ul\insrsid12715254\charrsid2500842 Issue 3}{\b\insrsid12715254\charrsid2500842 , }{\i\insrsid9967039\charrsid2500842 w}{\i\insrsid12715254\charrsid2500842 hether the Plaintiff is entitled to the remedies sought}{\insrsid12715254\charrsid2500842 .

\par \par }{\insrsid16414788\charrsid2500842 It was held by Manyindo DCJ (as he then was) in }{\b\insrsid16414788\charrsid2500842 Alfa Insu}{\b\insrsid11234050\charrsid2500842 rance Consultants Limited v}{\b\insrsid16414788\charrsid2500842 Empire Insurance Group, Supreme Court CA No.9 of 1995}{\insrsid16414788\charrsid2500842 that an agent who does his assignment is entitled to a commission. It was the Plaintiff\rquote s case that he was entitled to commission in the tune of 10% less }{ \insrsid11234050\charrsid2500842 Dollars}{\insrsid16414788\charrsid2500842 1,500 he had earlier been paid. The Plaintiff has proved that he is entitled to claim the said sum and it is awarded accordingly, i.e. }{\insrsid11234050\charrsid2500842 Dollars }{\insrsid16414788\charrsid2500842 19,500.}{\insrsid4671865\charrsid2500842 \par }{\insrsid16414788\charrsid2500842 \par The Plaintiff further claimed general damages for breach of contract. In the case of }{\b\insrsid16414788\charrsid2500842 Hajji Mutekanga v Equator Growers (U) Limited SC Civil Appeal No.7 of 1995, }{\insrsid16414788\charrsid2500842 it was held that where there is a breach, general damages would be presumed. \par \par }{\insrsid12207501\charrsid2500842 The learned Counsel for the Plaintiff i nvited court to award general damages of Shs.3,000,000/= to the Plaintiff arguing that the Plaintiff had been deprived of his remuneration for long which they should have put to good use. That the Plaintiff suffered great inconvenience upon the said brea ch. The Plaintiff spent a lot of time on the matter and must have incurred expenses that were not easy to quantify. In the instant case the contract was between}{\insrsid11600185\charrsid2500842 close friends both of whom were in the same profession. Therefore the act of the Defendant mu st have shocked the Plaintiff so much and put them in great inconvenience and anxiety of putting things in order through the court of law. In the circumstances I feel this is a matter where general damages should be awarded. I would award the Plaintiff general damages of Shs.2,500,000/=.}{\insrsid16414788\charrsid2500842 \par }{\insrsid11600185\charrsid2500842 \par The Plaintiff also claimed costs of the suit. It is trite law that a successful litigant has to be fairly reimbursed for costs he or she incurred in the suit: See}{\b\insrsid11600185\charrsid2500842 AKISOFERI OGOLA VS AKIKA OTHIENO & ANOTHER [1997] HCB 53. \par \par }{\insrsid11600185\charrsid2500842 See also }{\b\insrsid11600185\charrsid2500842 Section 26 of the Civil Procedure Act. }{\insrsid11600185\charrsid2500842 \par \par For the above reasons I do award the Plaintiff costs of the suit. The Plaintiff}{\insrsid9967039\charrsid2500842 is also entitled to interest on}{\insrsid11600185\charrsid2500842 both }{\insrsid10186658\charrsid2500842 special}{ \insrsid11600185\charrsid2500842 and general damages at court rate from the date of this judgement until payment in full. \par \par In conclusion, judgement is entered for the Plaintiff for: \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\insrsid11600185\charrsid2500842 (1)\tab US $ 19,500 as Special Damages.}{\insrsid8145369\charrsid2500842 \par }{\insrsid11600185\charrsid2500842 (2)\tab General Damages of Shs.2,500,000/=. \par }\pard \ql \fi-720\li720\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid2500842 {\insrsid11600185\charrsid2500842 (3)\tab Interest at court rate on special and general damages from the date of judgement till payment in full. \par (4)\tab Costs of the suit. \par \par \par }{\b\insrsid11600185\charrsid2500842 HON. JUSTICE RUBBY AWERI OPIO \par JUDGE \par }{\insrsid1471072\charrsid2500842 \par }{\b\insrsid1471072\charrsid2500842 02/06/2009 \par \par \par \par \par \par \par 10/06/2009 \par }{\insrsid10186658\charrsid2500842 Namulindwa}{\insrsid1471072\charrsid2500842 present for Defendant. \par Plaintiff and Counsel absent. \par Judgement read in Chambers as in Open Court \par \par \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid2500842 {\b\insrsid1471072\charrsid2500842 \par HON. JUSTICE RUBBY AWERI OPIO}{\b\insrsid11600185\charrsid2500842 \par }{\b\insrsid1471072\charrsid2500842 JUDGE \par 10/06/2009 \par }{\insrsid11600185\charrsid2500842 \par }}