[2002] UGHC 36
The appeal succeeded because neither Mwebe nor the appellant had legal authority to sell or transfer the disputed land without a grant of probate or letters of administration for the estate of Yokana Lugwana. The trial magistrate erred in law by enforcing a sale and ordering transfer of land based on customary...
Source-derived case information.
- Citation
- [2002] UGHC 36
- Parties
- Appellant: Vicent Tamukedde; Respondent: Gerald Serunjogi
- Court
- High Court of Uganda
- Jurisdiction
- Uganda
- Case Number
- High Court Civil Suit No. 85 of 1995
- Procedural Posture
- Civil Appeal / Judgment
- Outcome
- appeal_allowed
- Legal Topics
- Succession to Land, Customary Heir Rights, Sale of Inherited Property, Probate and Administration, Mailo Land Registration
- Source Language
- en
Source-derived case record
Summary, issues, holding and outcome
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Parties
Vicent Tamukedde
Appellant
Gerald Serunjogi
Respondent
Procedural Posture
Civil Appeal / Judgment
Legal Issues
- 1 Whether Mwebe had valid interest in any portion of the land comprised in Buddu Block 235 Plot 7 which he could legitimately sell to the plaintiff.
- 2 Whether the sale of land by Mwebe to the plaintiff was valid.
- 3 Whether the appellant can be compelled to transfer 15 acres of the land to the plaintiff.
Ratio Decidendi
The appeal succeeded because neither Mwebe nor the appellant had legal authority to sell or transfer the disputed land without a grant of probate or letters of administration for the estate of Yokana Lugwana. The trial magistrate erred in law by enforcing a sale and ordering transfer of land based on customary succession and clan authority, which are no longer recognized for intestate succession. The Succession Act requires formal administration of estates, and without such grant, no beneficiary can establish a right to the property. The purported sale by Mwebe was null and void, and the appellant could not be compelled to transfer land he did not sell. The respondent is entitled only to...
Court Disposition
appeal_allowed
Orders
- Judgment and decree of the trial court against the appellant set aside.
- Respondent to be paid the sum of UGX 75,000 and costs of the suit by Mwebe (first defendant).
Full Case Text
Judgment text and source record
6 paragraphs
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{\b\fs24\insrsid11958558\charrsid10364554 THE REPUBLIC OF UGANDA}{\b\fs24\insrsid12996972\charrsid10364554 \par }{\b\fs24\insrsid11958558\charrsid10364554 IN THE HIGH COURT OF UGANDA AT KAMPALA \par CASE NO: HCT -00 \endash CV- 0085 \endash 1995 \par VICENT TAMUKEDDE ::::::::::::::::::::::::::::::::::::::::: APPLICANT \par VERSUS \par SERUNJOGI ::::::::::::::::::::::::::::::::::::::::::::::::::::: RESPONDENT \par }{\b\fs24\insrsid5002481\charrsid10364554 BEFORE:}{\b\fs24\ul\insrsid5002481\charrsid10364554 HONOURABLE MR. JUSTICE MOSES MUKIIBI}{\b\fs24\insrsid5002481\charrsid10364554 \par }{\b\fs24\ul\insrsid11958558\charrsid10364554 JUDGMENT}{\b\fs24\ul\insrsid16213957\charrsid10364554 }{\b\fs24\ul\insrsid11958558\charrsid10364554 \par }\pard \ql \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\b\fs24\ul\insrsid11958558\charrsid10364554 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\fs24\insrsid11958558\charrsid10364554 This is an appeal brought by Vicent Tamukedde (hereinafter called \'93the }{ \fs24\insrsid8609401\charrsid10364554 Appellant}{\fs24\insrsid11958558\charrsid10364554 \'94) against Gerald Serunjogi}{\fs24\insrsid12721107\charrsid10364554 ( hereinafter called \'93the Respondent\'94 ). The appeal was preferred against the judgment and decree of the learned Magistrate Grade One, Her Worship Gladys Nakibuule Kisekka, of the 4}{\fs24\super\insrsid12721107\charrsid10364554 th}{\fs24\insrsid12721107\charrsid10364554 day of July, 1995 at Masaka. In the lower court the appellant was the 2}{\fs24\super\insrsid12721107\charrsid10364554 nd}{\fs24\insrsid12721107\charrsid10364554 defendant while the Respondent was the plaintiff.}{\fs24\insrsid11958558\charrsid10364554
\par }{\fs24\insrsid12721107\charrsid10364554 \par The brief facts of the case are as follows: \par One Yokana Lugwana of Kamanda village died and he was survived by two sons: Vicent }{\fs24\insrsid8609401\charrsid10364554 Tamukedde}{\fs24\insrsid12721107\charrsid10364554 , the appellant, and one Kalori Alias Alozio}{ \fs24\insrsid1923792\charrsid10364554 Lwanga. The late Yokana Lugwana left property which included land measuring 33.20 acres situate at Kamanda village (hereinafter referred to as \'93the land\'94 ). Kalori Lwanga also died but he was survived by one Flugensio Mwebe, who was the 1}{\fs24\super\insrsid1923792\charrsid10364554 st}{\fs24\insrsid1923792\charrsid10364554 defendant in the lower court.. Mwebe was installed as customary heir of the late Kalori Lwanga. On the other hand the appellant was th e customary heir of the late Yokana Lugwana. The land left by the late Yokana Lugwana was comprised in Buddu Block 235 Plot 7, and at all material times it remained registered in the deceased\rquote s names. }{\fs24\insrsid8609401\charrsid10364554 Karoli}{\fs24\insrsid1923792\charrsid10364554 Lwanga and the appellant owned customary holdings (Bibanja) on the said land. Mwebe, in his capacity as customary heir of the late Kalori Lwanga, took over the latter\rquote s Kibanja. He sold it to the Respondent. The Appellant also sold portions of his }{\fs24\insrsid8609401\charrsid10364554 own}{\fs24\insrsid1923792\charrsid10364554 Kibanja and a portion of his grandson\rquote s Kibanja to the Respondent. Mwebe believed that Kalori Lwanga, his late father, and the appellant were the only beneficiaries of the land left by Yokana Lugwana. Mwebe further believed that his late farther was entitled to 15 acres of the land. He also believed that the 15 acres would be surveyed in the area covered by Karoli Lwanga\rquote s Kibanja. The land was never surveyed. By a written agreement dated 30/1/1992 Mwebe sold 15 acres of land, to }{\fs24\insrsid8587036\charrsid10364554 be surveyed from and cut out of the land left by Yokana Lugwana, to the Respondent, for an agreed purchase price of shs. 75,000/=. The agreement was admitted in evidence as Exhibit PE.6}{\fs24\insrsid9654398\charrsid10364554 . The Respondent paid the purchase}{\fs24\insrsid8587036\charrsid10364554 price to Mwebe. Thereafter, the Respondent wanted Mwebe to effect a transfer of the 15 acres of land to his names. Mwebe approached the appellant and informed him about the sale of land. The appellant refused to endorse the sale. He claimed that the late Yokana Lwanga left a will. An original hand written document in pencil and vernacular dated 16/2/19 50 was admitted in evidence as Exhibit DE. I. It was translated by the lower court. The appellant refused any suggestion that 15 acres of land be trans}{\fs24\insrsid9654398\charrsid10364554 ferred to the Respondent. The R}{ \fs24\insrsid8587036\charrsid10364554 espondent sued both Mwebe and the Appellant in the lower court seeking orders that:}{\fs24\insrsid12721107\charrsid10364554 \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8587036\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-450\li810\ri0\sl360\slmult1\widctlpar \jclisttab\tx810\aspalpha\aspnum\faauto\ls1\adjustright\rin0\lin810\itap0\pararsid10364554 {\fs24\insrsid8587036\charrsid10364554 The defendants do effect transfer of the land to him; or \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8587036\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (b)\tab} In the alternative that the defendants refund the purchase price and also pay compensation for developments carried out by him on the land; \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8587036\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (c)\tab}General damages for breach of agreement. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8587036\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (d)\tab}Interest on the awards at 30% from the date of }{\fs24\insrsid13594784\charrsid10364554 judgment t}{ \fs24\insrsid8587036\charrsid10364554 ill payment in full; \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid8587036\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (e)\tab}Costs of the suit. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\fs24\insrsid8587036\charrsid10364554 \par Mwebe (as DI) filed a written statement of Defence where in he admitted that he had made an agreement with the plaintiff }{\fs24\insrsid9654398\charrsid10364554 and sold to him the land covered }{\fs24\insrsid8587036\charrsid10364554 by the Kib anja which he had sold to the plaintiff earlier. Mwebe averred that the appellant had refused the sale of the land to the plaintiff. Mwebe further averred that he had decided to refund }{\fs24\insrsid1901139\charrsid10364554 the Respondent\rquote s money but the R}{\fs24\insrsid8587036\charrsid10364554 espondent rejected the refund. He averred that other clan members, who are also }{\fs24\insrsid13594784\charrsid10364554 successors}{\fs24\insrsid8587036\charrsid10364554 to the said land refused the sale of the land. He claimed that the appellant would only allow the Respondent to stay on the land as a customary tenant. Mwebe finally averred that even RC officials advised the Respon}{ \fs24\insrsid1901139\charrsid10364554 dent to accept a refund of the Purchase P}{\fs24\insrsid8587036\charrsid10364554 rice. \par \par The appellant a}{\fs24\insrsid1901139\charrsid10364554 lso filed a written S}{\fs24\insrsid8587036\charrsid10364554 tatement of Defence. He denied having sold land (as disting}{\fs24\insrsid1901139\charrsid10364554 uished from a Kibanja) to the R}{ \fs24\insrsid8587036\charrsid10364554 espondent. He denied having been a witness to any sale agreement of land to the plaintiff. He contended that the land could not be sold. He denied }{\fs24\insrsid13502469\charrsid10364554 having consented to the sale of land by Mwebe to the plaintiff. He averred that any body who owned a Kibanja on the land could sell his}{\fs24\insrsid1901139\charrsid10364554 Kibanja (customary holding). He}{\fs24\insrsid13502469\charrsid10364554 finally contended that he could not transfer the land (purportedly sold by Mwebe to the plaintiff). \par \par The learned trial Magistrate proceeded with the trial between the}{\fs24\insrsid13594784\charrsid10364554 }{\fs24\insrsid1901139\charrsid10364554 R}{\fs24\insrsid13502469\charrsid10364554 espondent (as Plaintiff) and the Appellant (as D2). On 16/6/94, before the hearing commenced, Mwebe (as DI) had told court that he admitted the plaintiff\rquote s claim. However, the record of proceedings does not show that court entered Judgment against Mwebe (DI). Learned Counsel for the plaintiff said: \par \'93However, defendant I to remain on the plaint because at the end of the day Judgment will/may be entered against both.\'94 \par \par Next it was recorded: \'93Plaintiff case commences\'94. At the end of the trial the learned Magistrate gave Judgment in the plaintiff\rquote s favour, jointly and severally and ordered that \'93 the defendant do effect transfer of the suit land in favour of the plaintiff relying on the 1}{\fs24\super\insrsid13502469\charrsid10364554 st}{\fs24\insrsid13502469\charrsid10364554 defendant\rquote s sale agreement with the plaintiff\'94. \par The trial court awarded costs of the suit to the Respondent (Plaintiff) payable by appellant (Defendant II ). The appellant was aggrieved by and dissatisfied with the said judgment and decree, and hence this appeal. \par \par The main grounds of appeal are as follows:- \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid13502469\charrsid10364554 \hich\af0\dbch\af0\loch\f0 1.\tab}}\pard \qj \fi-480\li840\ri0\sl360\slmult1\widctlpar \jclisttab\tx840\aspalpha\aspnum\faauto\ls2\adjustright\rin0\lin840\itap0\pararsid10364554 {\fs24\insrsid13502469\charrsid10364554 Learned trial Magistrate erred in law and in fact when she failed to properly evaluate the evidence an d so came to a wrong conclusion that the suit land was only bequeathed to the two (2) children of the deceased, the }{\fs24\insrsid15999815\charrsid10364554 late Yokana Lugwana disregarding the grand children. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15999815\charrsid10364554 \hich\af0\dbch\af0\loch\f0 2.\tab}The learned trial Magistrate }{\fs24\insrsid13594784\charrsid10364554 erred}{\fs24\insrsid15999815\charrsid10364554 in law and in fact when she failed to meticulously determine the issue that the sale of the jointly held family land was void }{\fs24\insrsid13594784\charrsid10364554 ab}{\fs24\insrsid1901139\charrsid10364554 initio}{ \fs24\insrsid15999815\charrsid10364554 in that the two sons of the deceased only held the land in trust for all the beneficiaries including the appellant and the grand children of the deceased but without a right to sale (sic). \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15999815\charrsid10364554 \hich\af0\dbch\af0\loch\f0 3.\tab} The learned trial Magistrate erred in law and in fact when she erroneously held that the two sons held the land as tenants in common but not as joint tenants as stipulated in the deceased\rquote s last will. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15999815\charrsid10364554 \hich\af0\dbch\af0\loch\f0 4.\tab}The learned trial Magistrate failed to properly evaluate the evidence and so came to a wrong conclusion that the vender was a bona}{\fs24\insrsid13594784\charrsid10364554 }{\fs24\insrsid15999815\charrsid10364554 fide}{\fs24\insrsid5969092\charrsid10364554 purchaser}{ \fs24\insrsid15999815\charrsid10364554 without notice of defect of }{\fs24\insrsid13594784\charrsid10364554 title}{\fs24\insrsid15999815\charrsid10364554 and entitled}{\fs24\insrsid5969092\charrsid10364554 to obtain a transfer from the V}{ \fs24\insrsid15999815\charrsid10364554 endor. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15999815\charrsid10364554 \hich\af0\dbch\af0\loch\f0 5.\tab}The learned trial Magistrate acted Contrary to law when she ord ered the appellant to effect the transfer of the suit land in favour of the respondent without sufficient directing herself to the fact that the appellant had/has no legal powers whatsoever to secute (sic) a transfer on the jointly owned deceased\rquote s estate. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15999815\charrsid10364554 \hich\af0\dbch\af0\loch\f0 6.\tab}The learned trial Magistrate }{\fs24\insrsid13594784\charrsid10364554 erred}{\fs24\insrsid15999815\charrsid10364554 in law and in}{\fs24\insrsid13594784\charrsid10364554 }{\fs24\insrsid15999815\charrsid10364554 fact when she held that the respondent lawfully acquired the customary holding in 1985 on the suit land from Mwebe without obtaining the permission of the prescribed authority as provided under Land Reform Decree 3 1975. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\fs24\insrsid15999815\charrsid10364554 \par The appellant prayed that the judgment }{\fs24\insrsid13594784\charrsid10364554 and decree of the lower court be quashed with costs.}{\fs24\insrsid15999815\charrsid10364554 \par }{\fs24\insrsid6701350\charrsid10364554 \par When the appeal came up for hearing the appellant was represented by learned Counsel Mr. Kiryowa Joseph, while the respondent was represented by learned Counsel Mr. Matovu John. \par \par Learned Counsel for the appellant submitted, in respect of the first ground of appeal, that the trial court found that the will of the late Yokana Lugwana was valid. Counsel submitted that by the said will the late Lugwana bequeathed his land to his children and grand children. He submitted that it was an error on the part of the trial Magistrate to say that the land was bequeathed to two children, thereby completely disregarding the interest of the grandchildren as joint beneficiaries. Counsel Kiryowa then argued ground 3 of appeal. He referred to the finding by the trial court that the bequest made in the will was legally valid. Counsel attacked the observation by the trial }{\fs24\insrsid5969092\charrsid10364554 court that on the death of Karor}{\fs24\insrsid6701350\charrsid10364554 i Lwanga the joint vested interest in the land split automatically. The learned trial Magistrate }{\fs24\insrsid11929582\charrsid10364554 concluded that Kalori Lwanga had acquired a vested interest in Yokana Lugwana\rquote s land and that when Kalori Lwanga died it became part of his estate which Mwebe, his child, c ould inherit. The learned trial Magistrate said that Mwebe acquired vested interest in his late father\rquote s portion of Lugwana\rquote s land. Counsel Kiryowa submitted that the doctrine of survivorship in respect of joint tenancies was not applied by the trial cou rt. Learned Counsel submitted that after the death of a joint tenant the tenancy does not split automatically. He submitted that the appellant, as the surviving joint tenant, was entitled to the whole interest in the land. \par \par Counsel Kiryowa then argued ground No.2. He submitted that the trial Magistrate }{\fs24\insrsid16402467\charrsid10364554 rightly found that the operative words in the will are: \'93 My land is never to be sold off, not even an inch of it. I have bequeathed it to my children and grandchildren\'94. \par \par Counsel submitted that the prope rty was given to the sons and grandchildren jointly. He submitted that any enjoyment by any of the beneficiaries had to take into consideration the interests of the others. Counsel Kiryowa submitted that No grant had ever been made by any court to any o n e to administer the estate of the late Lugwana. He submitted that Mwebe had no grant of probate or Letters of Administration in respect of the estate of his father, the late Kalori Lwanga. Counsel submitted that there was no resolution by the beneficiar i es of the land to have any portion thereof sold to the Respondent. He contended that Mwebe could not alienate any part of the land in the absence of the above mentioned factors. He submitted that the purported sale of land by Mwebe was void ab initio.
\par \par Counsel Kiryowa said that his submissions in respect of the second ground of appeal covered ground 5. He submitted that }{\fs24\insrsid8609401\charrsid10364554 to date}{\fs24\insrsid16402467\charrsid10364554 no one has applied for a grant of probate in respect of the late Lugwana\rquote s will. Counsel argued that the Appellant is not the person who purported to sell land to the Respondent. Counsel submitted that the learned trial Magistrate misdirected herself when she exonerated Mwebe, the seller of the land, and instead directed the appellant to transfer what he had not sold. \par \par In respect of the fourth ground of appeal Counsel Kiryowa submitted that the Respondent failed to take steps to investigate the title of what he wanted to buy. Counsel submitted that the Respondent was in approximate }{ \fs24\insrsid726772\charrsid10364554 position to the appellant\rquote s family, and he should have known the family\rquote s objections to the purported sale of the said land. \par \par Counsel Kiryowa abandoned the sixth ground of appeal. He concluded his submissions by a prayer that this court should allow this appeal, set aside the judgment and decree of the lower court, and award costs to the appellant in this and the lower court.
\par \par Counsel Matovu, on the other hand, submitted that he supported the judgment of the learned trial Magistrate in its entirety. He submitted that the trial Magistrate applied the proper law to the issues. For ground No. I Counsel Matovu submitted that most of the evidence had been agreed upon, and that the trial Magistrate had nothing to evaluate. He submitted that the trial Magistrate was left to tackle legal issues. Counsel g ave one such issue as: \par Whether Mwebe could dispose of his interest or whether he was prohibited by the restrictive clause in the will that the land was not for sale. Counsel submitted that the trial Magistrate did not ignore the grand children of Yokana Lu gwana although they were not an issue before court. \par Counsel Matovu submitted that there was no joint tenancy in respect of the estate of the late Yokana Lugwana. Counsel submitted that the intention of the testator, derived from the will, was tha}{\fs24\insrsid7687630\charrsid10364554 t the pro perty had to be derived from the will, was that the property had to be divided}{\fs24\insrsid726772\charrsid10364554 between the beneficiaries. \par \par Counsel contended that there was uncertainty as to who the grandchildren }{\fs24\insrsid10972575\charrsid10364554 were. Counsel argued that the appellant\rquote s interest was acquired through a direct bequest from the late Lugwana while Mwebe\rquote s interest was through }{\fs24\insrsid7687630\charrsid10364554 in heritance from his father Kar}{\fs24\insrsid10972575\charrsid10364554 o}{\fs24\insrsid7687630\charrsid10364554 l}{\fs24\insrsid10972575\charrsid10364554 i Lwanga. Counsel submitted that }{ \fs24\insrsid11344171\charrsid10364554 the position that }{\fs24\insrsid8609401\charrsid10364554 Mwebe}{\fs24\insrsid11344171\charrsid10364554 could inherit from Karoli Lwanga was accepted by the appellant. \par \par For ground No.2 Counsel Matovu submitted that the facts of this case do not show jointly held family land. Counsel submitted that the evidence showed that the late Lugwana owned land as an individual, and, by his will, he bequeathed it}{ \fs24\insrsid16213957\charrsid10364554 to the appellant and the late K}{\fs24\insrsid11344171\charrsid10364554 aroli Lwanga. Counsel submitted that Mwebe }{\fs24\insrsid8609401\charrsid10364554 succeeded}{\fs24\insrsid11344171\charrsid10364554 to the portion of the late Karoli Lwanga. Counsel contended that there was no trust created by the will. \par \par Counsel Matovu said that ground No. 3 had been covered under the first ground. \par \par For ground No. 4 Counsel Matovu referred to the evidence}{\fs24\insrsid7687630\charrsid10364554 of Mwebe (PW3). According to Counsel Mwebe informed the R}{\fs24\insrsid11344171\charrsid10364554 espondent that he had inherited 15 acres of land from his father Kalori Lwanga and that he wanted to sell the same. \par \par Counsel Matovu argued that the Respondent did not need any further investigation. \par \par Counsel submitted that the appellant\rquote s objection to the sale came after the transaction had been completed. Counsel submitted }{\fs24\insrsid7687630\charrsid10364554 that there was no need for the R}{\fs24\insrsid11344171\charrsid10364554 espondent to make any further search to ascertain ownership of the land. Counsel submitted that the Respondent was a bona fide purchaser for value who had no notice of any }{\fs24\insrsid5768794\charrsid10364554 restriction on the sale of the land.
\par \par For ground No.5 Counsel Matovu submitted that the appellant: \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid5768794\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar \jclisttab\tx1080\aspalpha\aspnum\faauto\ls3\adjustright\rin0\lin1080\itap0\pararsid10364554 {\fs24\insrsid5768794\charrsid10364554 is the customary heir of the late Lugwana; \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid5768794\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (ii)\tab}is the only surviving son of Lugwana; \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid5768794\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (iii)\tab}ranks first in entitlement to apply for letters of administration; \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid5768794\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (iv)\tab}has custody of the will. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid5768794\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (v)\tab}Was given responsibility to be a custodian of his father\rquote s estate by the clan authorities; \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid5768794\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (vi)\tab}Owns a bigger share of the land. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\fs24\insrsid5768794\charrsid10364554 \par Counsel contended that Mwebe had sold and passed his interest to the Respondent, and so, had nothing to do with Lugwana\rquote s estate. Counsel Matovu submitted that the learned trial Magistrate had the power to appoint the Appellant or anyone else an administrator of the estate of the late Lugwana for purposes of effecting the necessary transfers. Counsel submitted that if the appellant obtains a grant to administer the estate of the late Lugwana he can make dire}{\fs24\insrsid4663586\charrsid10364554 ct transfer of the land to the R}{\fs24\insrsid5768794\charrsid10364554 espondent.}{\fs24\insrsid6701350\charrsid10364554 \par }{\fs24\insrsid5768794\charrsid10364554 \par Counsel Matovu prayed this court to find that the appeal has no merit and to dismiss it with costs to the Respondent. Counsel also prayed this court to make appropriate orders which will enable the Respondent to acquire title to the land which he purchased. \par \par This is an appeal to this court from a trial by the learned Magistrate grade one. This court must reconsider the evidence, evaluate it and draw its own conclusions. As an appellate court I must bear in mind the fact that I have neither seen nor heard the witnesses , and I must make due allowance for that. This }{\fs24\insrsid530421\charrsid10364554 court is not bound to follow the findings of fact made by the learned trial Magistrate if it appears that (with due respect) she has clearly failed on some point to take account of particular circumstances or probabilities materially to weigh the evidence, or where it is apparent that she has not properly evaluated the evidence.}{\fs24\insrsid5768794\charrsid10364554 \par }{\fs24\insrsid530421\charrsid10364554 \par See: SELLE & ANOR V. ASSOCIATED MOTOR BOAT CO. Ltd &Others (1968) E. A. 123, Court of Appeal, in the judgment of Sir Clement De Lestang, V. P. at Page 126. \par \par PRICE V. KELSALL (1957) E. A.752. \par }{\fs24\insrsid4663586\charrsid10364554 In the instant case the R}{\fs24\insrsid530421\charrsid10364554 espondent (then plaintiff) testified in his - evidence - in chief that Lugwana\rquote s land is 33 acres 20 decimals. The land was never divided into plots or demarcated to each heir. However, each heir remained and possessed the area where his Kibanja was. None of the heirs had surveyed off his interest. The plaintiff further testified that by }{\fs24\insrsid8609401\charrsid10364554 virtue}{ \fs24\insrsid530421\charrsid10364554 of }{\fs24\insrsid4525802\charrsid10364554 Mwebe in}{\fs24\insrsid530421\charrsid10364554 heriting the Kibanja from his father he even acquired the land (the legal interest in the deceased\rquote s land). He told court that Lugwana gave birth }{\fs24\insrsid15728727\charrsid10364554 (sic) to }{\fs24\insrsid530421\charrsid10364554 only}{\fs24\insrsid15728727\charrsid10364554 two sons, the late Kalori Lwanga and transfer the land the latter refused to effect the transfer. So, the plaintiff sued him.}{\fs24\insrsid530421\charrsid10364554 \par }{\fs24\insrsid15728727\charrsid10364554 \par Fulugensio Mwebe (PW3) testified that his father was Alozio Lwanga who died, and the witness was installed as the customary heir. The witness\rquote grandfather was the late Yokana Lugwana. Yokana Lugwana was the father of Alozio Lwanga and Vicent Tamukedde (the appellant), his only sons. \par }{\fs24\insrsid8587036\charrsid10364554 \par }{\fs24\insrsid9647921\charrsid10364554 He testified that Yokana Lugwana left land measuring 33.40 acres at Kamanda village. }{\fs24\insrsid4663586\charrsid10364554 Alo}{\fs24\insrsid8609401\charrsid10364554 zio}{\fs24\insrsid9647921\charrsid10364554 Lwanga and Vicent Tamukedde were the only beneficiaries. Alozio Lwanga\rquote s share was 15 acres and the balance}{\fs24\insrsid16213957\charrsid10364554 was for Tamukedde. On the death of his father the witn ess inherited his 15 acres of land. He testified that by the time his father died his interest had not been surveyed off. He told court that after selling bibanja (Customary holdings) to the plaintiff (Respondent) he sold to him his entire interest in t he 15 acres of land. He made a written agreement (Exhibit P. E. 6. He informed Tamukedde (the appellant) that he had wholly sold off his interest in the land to the plaintiff. Tamukedde (the appellant) refused to transfer the land sold }{ \fs24\insrsid8933454\charrsid10364554 to Serunjogi (the R}{\fs24\insrsid16213957\charrsid10364554 espondent). }{\fs24\insrsid8933454\charrsid10364554 Th}{\fs24\insrsid16213957\charrsid10364554 e witness told court that he has no objection to the transfer of his por}{\fs24\insrsid8933454\charrsid10364554 tion of land to Serunjogi (the R}{\fs24\insrsid16213957\charrsid10364554 espondent). The witness was cross-examined by Tamukedde (the appellant). He }{\fs24\insrsid15682814\charrsid10364554 answered that he sold to S}{\fs24\insrsid16213957\charrsid10364554 erunjogi (the Respondent) the land he inherited from his f}{ \fs24\insrsid8933454\charrsid10364554 ather. He said that Tamukedde (}{\fs24\insrsid16213957\charrsid10364554 the appellant) refused to witness the agreement of sale. The witness testified that his grandfather left two children, Tamukedde (the appellant) and his father. His father had to inherit part of th e land. The witness said that he was told this fact by his grandfather. He told court that during the celebration of funeral rites he was informed of his father\rquote s interest. \par }{\fs24\insrsid15682814\charrsid10364554 \par In the agreement for sale of land (Exhibit PE.6) Mwebe stated that he had succee ded to that land from his late father, Kalori Lwanga. He clarified that it was part of the land comprised in Buddu Block 235 Plot 7. He stated that the land and title belonged to his grandfather, Yokana Lugwana. He confirmed that the land, the subject matter of the sale measured 15 acres. It was stated that the buyer would meet the costs of survey. \par \par On the other hand Vicent }{\fs24\insrsid8609401\charrsid10364554 Tamukedde}{\fs24\insrsid15682814\charrsid10364554 (the appellant) testified that his father was Yokana Lugwana and that he left a will (Exhibit DE. I). He testified as follows: \par His father was survived by two sons, himself and Karoli Lwanga. Mwebe is the son of Kalori Lwanga. The witness\rquote father, Yokana Lugwana left land. Mwebe came to him saying that he wanted to sell his customary interest, and, as this was not land, he agreed. Mwebe used him as a witness to the sale of customary holdings. The purchaser was S}{ \fs24\insrsid8933454\charrsid10364554 erunjogi (the Respondent). He (}{\fs24\insrsid15682814\charrsid10364554 the appellant) demanded for his Kanzu. After sometime Mwebe brought to him an agreement and said that he was selling land to Serun jogi (the Respondent). He asked Mwebe which land he was selling. He told Mwebe that he had no land to sell. He told Mwebe that he was going to call a clan meeting to inform them of Mwebe\rquote s intention. The witness knew that his father had bequ}{ \fs24\insrsid597246\charrsid10364554 eathed the land to his sons and relatives. He had not sold any land to the Respondent. He knew nothing about the agreement concerning land. He asked Mwebe to call a clan meeting. The will of his father prohibited any sale of the land. The land}{ \fs24\insrsid8933454\charrsid10364554 was for him (the witness), Kalori }{\fs24\insrsid597246\charrsid10364554 Lwanga (deceased) and the clan. The land had never been apportioned to them. He was on the land as a caretaker/custodian and customary heir. He did not own even one decimal of the land as his separately. \par \par In response to cross-examination the witness testified as follows: \par The land is in t}{\fs24\insrsid10571891\charrsid10364554 he names of Yokana Lugwana. Kal}{\fs24\insrsid597246\charrsid10364554 o}{\fs24\insrsid10571891\charrsid10364554 r}{\fs24\insrsid597246\charrsid10364554 i Lwanga (deceased) had a customary holding on the land. He had never got court probate with the will annexed. However he got consent from the clan authorities to be a custodian. He admitted that the land was left to the two sons and the deceased \rquote s two sisters. It was the four of them to share out the land. \par \par The t}{\fs24\insrsid10571891\charrsid10364554 hen Counsel for the plaintiff (R}{\fs24\insrsid597246\charrsid10364554 espondent) framed three issues, namely: \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid597246\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar \jclisttab\tx1080\aspalpha\aspnum\faauto\ls4\adjustright\rin0\lin1080\itap0\pararsid10364554 {\fs24\insrsid597246\charrsid10364554 Whether }{\fs24\insrsid8609401\charrsid10364554 Yokana}{\fs24\insrsid597246\charrsid10364554 Lugwana died testate. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid597246\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (ii)\tab}Whether the disputed land belongs to the clan and (was) not for sale. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid15682814\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (iii)\tab}}{\fs24\insrsid15682814\charrsid10364554 }{\fs24\insrsid597246\charrsid10364554 Remedies, if any.}{ \fs24\insrsid16481446\charrsid10364554 }{\fs24\insrsid15682814\charrsid10364554 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\fs24\insrsid597246\charrsid10364554 \par In her judgment the learned trial Magistrate did not specifically list the issues she had to determine. Apparently, she adopted the issues framed by Counsel for th e plaintiff (Respondent). In my view, and with all due respect to her, this was the point where the learned trial Magistrate got derailed. It is my considered opinion that the issues which arose and had to be determined should have included the followin g: \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid597246\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (i)\tab}}\pard \qj \fi-720\li1080\ri0\sl360\slmult1\widctlpar \jclisttab\tx1080\aspalpha\aspnum\faauto\ls5\adjustright\rin0\lin1080\itap0\pararsid10364554 {\fs24\insrsid597246\charrsid10364554 Whether or not Mwebe had valid interest in any portion of the land comprised in Buddu Block 235 Plot 7 which he }{ \fs24\insrsid10118098\charrsid10364554 could legitimately sell to the plaintiff. }{\fs24\insrsid597246\charrsid10364554 \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid10118098\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (ii)\tab}}{\fs24\insrsid10118098\charrsid10364554 Whether or not the sale of land by Mwebe to the plaintiff was valid. \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid10118098\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (iii)\tab}Whether or not the second defendant (appellant) can be }{\fs24\insrsid1270223\charrsid10364554 compelled to transfer 15 acres of the land comprised in Buddu Block 235 Plot 7 to the plaintiff.}{\fs24\insrsid10118098\charrsid10364554 \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\fs24\insrsid1270223\charrsid10364554 \par It is also my view that the learned trial Magistrate failed to direct her mind to the following provisions of the law in the Succession Act [Cap. 139). \par \par Section 187 provides: \par \'93No right as executor or legatee shall be established in any court of justice, unless a court of competent }{\fs24\insrsid8609401\charrsid10364554 jurisdiction}{\fs24\insrsid1270223\charrsid10364554 within Uganda has granted probate of the will under which the right is claimed, or has granted l}{\fs24\insrsid6236911\charrsid10364554 etters of administration under S}{\fs24\insrsid1270223\charrsid10364554 ection 180 of this Act\'94. \par \par Section 190 provides: \par \'93Except as hereinafter provided, no right to any part of the property of a person who has died intestate shall be established in any court under what law did Mwebe inherit the land }{\fs24\insrsid8609401\charrsid10364554 in dispute}{ \fs24\insrsid6236911\charrsid10364554 in this case from the late Kal}{\fs24\insrsid1270223\charrsid10364554 o}{\fs24\insrsid6236911\charrsid10364554 r}{\fs24\insrsid1270223\charrsid10364554 i Lwanga his father? \par \par The Busuulu and envujjo Law, 1928 used to provide for succession to a Kibanja in Section 8. It used to provide: \par \'938. (1) Nothing in this law shall give any person the right to reside upon the land of a mailo owner without first obtaining the consent of the mailo owner except ___________ \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid1270223\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (a)\tab}}\pard \qj \fi-510\li1590\ri0\sl360\slmult1\widctlpar \jclisttab\tx1590\aspalpha\aspnum\faauto\ls4\ilvl1\adjustright\rin0\lin1590\itap0\pararsid10364554 {\fs24\insrsid1270223\charrsid10364554 the wife or child of the holder to a Kibanja}{\fs24\insrsid7613756\charrsid10364554 or \par {\listtext\pard\plain\lang1033\langfe1033\langnp1033\langfenp1033\insrsid7613756\charrsid10364554 \hich\af0\dbch\af0\loch\f0 (b)\tab}a person who succeeds to a Kibanja }{\fs24\insrsid1270223\charrsid10364554 in accordance with native custom upon the death of the holder thereof\'94. \par }\pard \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10364554 {\fs24\insrsid1270223\charrsid10364554 \par Under }{\fs24\insrsid7613756\charrsid10364554 that law, in Buganda, a son and/or customary heir could succeed to a Kibanja of his deceased parent under customary law. However, the Busulu and Envujo law was repealed by Section 3(4) (a) of the Land reform Decree, No. 3 of 1975. In any case the Busulu and Envujjo Law was not concerned with the succession to mailo land by a child of a deceased person. \par }{\fs24\insrsid1719014\charrsid10364554 Vicent T}{\fs24\insrsid7613756\charrsid10364554 amukedde (the appellant) told court that the land is registered in the names of Yokana Lugwana. He testified that he had never got a c ourt grant with the will annexed. There was no evidence that someone else had ever applied for a grant of letter of administration with the will annexed in respect of the estate of Yokana Lugwana. If, as alleged, the late Kalori Lwanga was a legatee und er the will of Yokana Lugwana then by reason of the provisions of Section 187 of the Succession Act he could not establish any right to his}{\fs24\insrsid1719014\charrsid10364554 legacy unless a court of competent jurisdiction in Uganda had first granted probate of the will under which the right would be claimed; or unless Letters of Administration with the will annexed were granted. \par \par Fulugensio Mwebe (PW3) in his testimony did not mention the alleged will of Yokana Lugwana. He did not say that his late father\rquote s entitlement to a portion of the land was derived from a will. Nor did he say that a}{ \fs24\insrsid1776676\charrsid10364554 ny one had applied for a grant o}{\fs24\insrsid1719014\charrsid10364554 f Letters of Administration in respect of the estate of Yokana Lugwana. In response to cross-examination Mwebe (PW3) testified that his grandfather was survived by two children, Tamukedde (the appellant) and }{\fs24\insrsid1776676\charrsid10364554 his father, the late Karoli Lwanga. He further testified}{\fs24\insrsid8324127\charrsid10364554 that his father had to inherit part of the land left by Yokana Lugwana. No evidence was led to show that someone applied for a grant of Letters of Administration in respect of the estate of Yokana Lugwana. In those circumstances the late Kalori Lwanga would not have been able to establish any right to any part of the property of Yokana Lugwana (assuming there was no will) unless }{ \fs24\insrsid8609401\charrsid10364554 Letters}{\fs24\insrsid8324127\charrsid10364554 of Administration had first been granted by a competent court. Mwebe (PW3) testified that his father\rquote s share was 15 acres of land and the balance was for Tamukedde (the appellant). Several questions arise here: When, how and by whom, and under what authority was the land left by Yokana Lugwana distributed? \par \par Mwebe testified that on the death of his father he inherited his 15 acres of land. He testified that by the time his father died his interest had not been surveyed off. Vicent Tamukedde (the appellant) testified that he tol d Mwebe that he had no land to sell. He testified that the land had not been apportioned to the beneficiaries of Yokana Lugwana\rquote s estate. He told court that he was on the land as a caretaker/custodian and customary heir. He testified that he did not own even one decimal of the land in his personal right. \par \par Mwebe (PW3) did not lead evidence to show that he had applied to court for a grant of letters of administration in respect of the estate of the late Karoli Lwanga. Nor did he say tha}{\fs24\insrsid4152049\charrsid10364554 t some one else had done so. In }{\fs24\insrsid8324127\charrsid10364554 the absence of an Administrator of the estate of the late Kalori Lwanga no one can lay any claim to the deceased\rquote s share in the estate of the late Yokana Lugwana. There is no legal representative of the late Kalori Lwanga to demand for that share. In my view Mwebe (PW3) as a customary heir lacks legal capacity to make the demand. Mwebe (PW3) as the customary heir and son of the late Karoli Lwanga has locus }{\fs24\insrsid8609401\charrsid10364554 stand}{ \fs24\insrsid4152049\charrsid10364554 i}{\fs24\insrsid8324127\charrsid10364554 to take steps to preserve or protect property which was vested in his father and is part }{\fs24\insrsid9712334\charrsid10364554 of his estate. In ISRAEL KABWA V. MARIN BANOBA MUSIGA, S. C}{\fs24\insrsid3478215\charrsid10364554 . Civil Appeal No. 52/1995 (J. W. N. TSEKOOKO, Jsc.) it was held that an intending applicant for Letters of Administration can institute a suit to stop trespass to the deceased\rquote s land. His acts in preserving or protecting the estate are valid. However, in my view, this does not extend to making claims}{\fs24\insrsid4466065\charrsid10364554 , on behalf of the deceased}{\fs24\insrsid4152049\charrsid10364554 \rquote s estate, for property believed to be due to the estate from the estate of another deceased}{\fs24\insrsid4466065\charrsid10364554 person}{\fs24\insrsid4152049\charrsid10364554 }{\fs24\insrsid4466065\charrsid10364554 (in this ca se Yokana Lugwana). It is my opinion that }{\fs24\insrsid4152049\charrsid10364554 by reason of the provisions of S}{\fs24\insrsid4466065\charrsid10364554 ection 190 of the Succession Act Mwebe (PW3) could not establish his any right to any part of the property of the late Kalori Lwanga (who apparently died intestate)}{\fs24\insrsid4152049\charrsid10364554 because Letters of A}{ \fs24\insrsid4466065\charrsid10364554 dministration have not been granted by any competent court. Mwebe (PW3) could not establish any such right in any court of justice in the circumstances of this case. \par \par }{\fs24\insrsid13782451\charrsid10364554 Th}{\fs24\insrsid4466065\charrsid10364554 e}{\fs24\insrsid4152049\charrsid10364554 learned trial M}{\fs24\insrsid4466065\charrsid10364554 agistrate said:}{\fs24\insrsid13782451\charrsid10364554 }{ \fs24\insrsid4466065\charrsid10364554 \par \'93It is not disputed that divisions were made of the land that Defendant II (the appellant) shared 18.20 acres while Karoli Lwanga remained with 15 acres of land\'94. In my view this is a matter strongly disputed by the appellant (D2). \par }{\fs24\insrsid11884991\charrsid10364554 The learned trial Magistrate also}{\fs24\insrsid4466065\charrsid10364554 said: \par }{\fs24\insrsid11884991\charrsid10364554 \'93Mwebe at diverse times sold off Bibanja and over time which covered the whole of his entire inherited interest of 15 acres to the plaintiff\'94. \par \par In my view it is not an established fact that the Bibabja which Mwebe sold to the Respondent (plaintiff) covered the whole of his entire inherited interest of 15 acres. I say so because according to the evidence the 15 acres of land were not surveyed.
\par The learned trial Magistrate then said: \par }{\fs24\insrsid4466065\charrsid10364554 \'93All agreements for Bibanja sales from Mwebe to the plaintiff were exhibited and Tamukedde (Def. II) admitted having witnessed the same to cover up Mwebe\rquote s interest of 15 acres.\'94 From the evidence on record Tamukedde (the appellant) never admitted that the purpose of selling his portions of Bibanja, and that of his grandson, was to enable the plaintiff cover fully an area of land measuring 15 acres. \par \par The learned trial Magistrate said: \par \'93He (Mwebe) in his evidence as a witness he clarified that when he was installed as the heir to his father, the clan heads informed him of his interest of 15 acres }{\fs24\insrsid11884991\charrsid10364554 as }{\fs24\insrsid4466065\charrsid10364554 inherited from his father (the late Lwanga)\'94. \par \par The point to make here is }{\fs24\insrsid9508370\charrsid10364554 that Buganda Customary law no longer applies to intestate succession. The clan heads have no powers to distribute the property of an intestate deceased person. They could not confer on any beneficiary title to land.}{ \fs24\insrsid1719014\charrsid10364554 }{\fs24\insrsid7613756\charrsid10364554 }{\fs24\insrsid9508370\charrsid10364554 \par \par The learned trial Magistrate added this: \par \'93Defendant II never challenged this nor the allegation that he (Defendant II) rema}{\fs24\insrsid11884991\charrsid10364554 ined with 18 acres of land\'94. In}{\fs24\insrsid9508370\charrsid10364554 my view where the appellant (Def. II) testified that he does not own even a decimal of Lugwana\rquote s land it is not correct }{\fs24\insrsid13199292\charrsid10364554 for the learned trial Magistrate to say that he did not challenge the alleged distribution of Lugwana\rquote s land. \par \par The learned trial Magistrate said; \par \'93Since the presented will was never }{\fs24\insrsid8609401\charrsid10364554 contested}{\fs24\insrsid13199292\charrsid10364554 in the courts of law, and has no apparent error on the face of it; this court for the purposes of this case finds it that the original land lord Yokana Lugwana died testate.\'94 \par \par Thereafter she continued as follows: \par \'93Now since the court found the will of }{\fs24\insrsid10890410\charrsid10364554 Lugwana valid, court is bound by the succession }{\fs24\insrsid13199292\charrsid10364554 law that the testator intention (si}{\fs24\insrsid10890410\charrsid10364554 c}{ \fs24\insrsid13199292\charrsid10364554 ) is always paramount. As per the will, Lugwana (testator) bequeathed his land to his children and grandchildren\'94. \par \par In my view the effect of the above statements was to declare the will }{\fs24\insrsid14908070\charrsid10364554 attributed}{\fs24\insrsid13199292\charrsid10364554 to the late Yokana Lugwana duly proved. }{\fs24\insrsid14908070\charrsid10364554 However, this was not a probate action. The will had not been pleaded by the respondent (plaintiff) or the appellant (defendant 2).}{\fs24\insrsid1270223\charrsid10364554 \par }{\fs24\insrsid14908070\charrsid10364554 \par Its validity was not an issue. I must say and with all due respect that it was not proper for the learned trial Magistrate to purport to grant probate of the will. The learned trial Magistrate went a head to construe clauses in the will, and thereafter, enforced the will. \par The learned trial Magistrate said: \par \'93Hence relying on the above analysis I find that Mwebe acquired half of Lugwana\rquote s land on death of his father Lwanga and }{\fs24\insrsid8609401\charrsid10364554 Tamukedde}{\fs24\insrsid14908070\charrsid10364554 remained with the other part until when death would claim him.\'94 \par \par Then the learned trial Magistrate concluded as follows: \par \'93I hence find Mwebe had a right }{\fs24\insrsid12796833\charrsid10364554 to alienate}{\fs24\insrsid14908070\charrsid10364554 his interest by sale}{\fs24\insrsid12796833\charrsid10364554 reasonably so since he had sold all the customary holdings covering his 15 acreage or his whole acreage on Lugwana\rquote s land to the plaintiff\'94.}{\fs24\insrsid14908070\charrsid10364554 \par }{\fs24\insrsid12796833\charrsid10364554 \par In my view the learned trial Magistrate failed to direct herself proper ly on the law applicable to the case. It appears to me that she clearly failed to take into account the fact that nobody has ever been granted letters of administration, with or without the will annexed, in respect of the late Yokana Lugwana\rquote s land. She failed to direct her mind to the legal consequences of this situation to any claims of inheritance of portions of the late Lugwana\rquote }{\fs24\insrsid11369295\charrsid10364554 s estate/land. With all due respect to her it is apparent that the learned trial Magistrate did not properly evaluate the e vidence. It is my view that, as a result of all the foregoing, she reached a conclusion which is erroneous in the circumstances. Instead I would hold that Mwebe (DI) had no valid interest in any portion of the land comprised in Buddu Block 235 Plot 7, a nd he could not legitimately sell any interest in land to the plaintiff. I would go on and say that the purported sale of land by Mwebe (D}{\fs24\insrsid10890410\charrsid10364554 I) to the Respondent (Plaintiff)}{\fs24\insrsid11369295\charrsid10364554 was null, void and of no effect. \par \par The learned trial Magistrate said: \par \'93Mwebe passed his interest to the plaintiff but the land is still registered in the names of the late Yokana Lugwana\'85\'85\'85\'85\'85\'85. Since therefore now Mwebe has }{\fs24\insrsid9259765\charrsid10364554 relinquished}{ \fs24\insrsid11369295\charrsid10364554 (sic) his interest to part of Lugwana\rquote s land to the plaintif}{\fs24\insrsid8609401\charrsid10364554 f, I find it only logical that T}{\fs24\insrsid11369295\charrsid10364554 amukedde gets probate with will annexed as Lugwana\rquote s customary and surviving legal heir of the 1}{\fs24\super\insrsid11369295\charrsid10364554 st}{\fs24\insrsid11369295\charrsid10364554 degree to}{\fs24\insrsid9259765\charrsid10364554 Lugwana. Then he is obliged to sign transfer forms to the plaintiff and attach the sale agreement of land by Mwebe to the plaintiff of the 15 acres of Lugwana\rquote s land. \par \par With all due respect I regret to say that the learned trial Magistrate seems to have given }{\fs24\insrsid5505868\charrsid10364554 no regard to the provisions of S}{\fs24\insrsid9259765\charrsid10364554 ection 143 of the }{ \fs24\insrsid5505868\charrsid10364554 Registration of T}{\fs24\insrsid9259765\charrsid10364554 itles Act [Cap. 205]. If what she suggested above was allowed to be }{\fs24\insrsid14704216\charrsid10364554 implemented it would, in my view, constitut}{ \fs24\insrsid5505868\charrsid10364554 e a great transgression of the P}{\fs24\insrsid14704216\charrsid10364554 rovisions of the Succession Act.}{\fs24\insrsid11369295\charrsid10364554 \par }{\fs24\insrsid14704216\charrsid10364554 The learned trial Magistrate finally reasoned as follows: \par \'93It is only reasonable too that the bought land is transferred in the plaintiff\rquote s names because it is apparent that the aged def. II Tamukedde who is even blind and incapacitated cannot raise m}{\fs24\insrsid5505868\charrsid10364554 oney to refund to the plaintiff}{\fs24\insrsid14704216\charrsid10364554 and to compensate him as regards }{\fs24\insrsid5505868\charrsid10364554 the developments on the bought P}{\fs24\insrsid14704216\charrsid10364554 lot. Same with the distraught Mwebe (def. I) who is now completely at a loss\'94. \par \par }{\fs24\insrsid8609401\charrsid10364554 The learned}{\fs24\insrsid14704216\charrsid10364554 trial Magistrate has given reasons which enable this court to know the considerations which weighed with her. It appears to me that she was concerned to ensure that the respondent (plaintiff), having paid for the land, does not lose. Acc ording to the learned trial Magistrate since the defendants appeared too poor to refund the purchase price then the plaintiff (Respondent) should have the land transferred to him. With all due respect I do not agree with that reasoning. Having held that Mwebe had no valid interest in the land and that he could not legitimately sell any interest in the land to the plaintiff I would go on to say that the appellant (defendant}{\fs24\insrsid2719236\charrsid10364554 2) could not be compelled/obliged to transfer 15 acres of the land comprised in Buddu Block 235 Plot 7 to the Respondent (plaintiff).}{\fs24\insrsid14704216\charrsid10364554 \par }{\fs24\insrsid2719236\charrsid10364554 \par I have noted that grounds of appeal Nos. 2 and 3 relate to the construction of the will by the learned trial Magistrate. I did not consider it necessary to go that far. I would hold that the first part of ground I, and grounds 4 and 5 do }{ \fs24\insrsid8609401\charrsid10364554 succeed}{\fs24\insrsid2719236\charrsid10364554 . \par \par In my view the admission by Mwebe (DI) of the plaintiff\rquote s claim does not alter the posit}{\fs24\insrsid5505868\charrsid10364554 ion of the law on the matter. It}{\fs24\insrsid2719236\charrsid10364554 may well be fortunate that the trial court did not enter judgment against Mwebe (DI) on the basis of that }{\fs24\insrsid5505868\charrsid10364554 admission. This court cannot condone a}{\fs24\insrsid2719236\charrsid10364554 n illegality once it is brought to its notice. I would set aside any judgment entered against Mwebe (DI) on his admission. Instead I would hold that after due trial it was established that the respondent (plaintiff) is entitled to }{ \fs24\insrsid5505868\charrsid10364554 a }{\fs24\insrsid2719236\charrsid10364554 refund of the purchase price being the sum of shs. 75,000/= as against Mwebe (DI). I would accordingly order that the respondent be paid the sum of shs. 75,000/= and his costs of the suit by Mwebe (DI). I also order th at the award of the sum of shs. 75,000/= should carry interest at the rate of 8% per annum from the date of judgment of the trial court till payment in full. \par \par I would therefore allow }{\fs24\insrsid11758962\charrsid10364554 this appeal, set aside the judgment and decree of the trial court as agai nst the Appellant. I would award costs of this appeal and in the court below to the appellant to be paid by the Respondent. \par \par I would also substitute my orders above for the judgment and orders of the trial court against Mwebe (DI). \par \par MOSES MUKIIBI \par }{\b\fs24\insrsid11758962\charrsid10364554 JUDGE \par }{\fs24\insrsid11758962\charrsid10364554 29/10/2002. \par \par }{\fs24\insrsid5007271\charrsid10364554 \par \par \par \par \par \par \par \par \par }{\fs24\insrsid11758962\charrsid10364554 29/10/2002 at 3.30 pm. \par }{\fs24\insrsid5007271\charrsid10364554 Mr. Nsubuga Nsambu}{\fs24\insrsid11758962\charrsid10364554 \endash Counsel for the Appellant is in court. \par Appellant is not in court. \par Mr. Matovu John Counsel for the respondent is absent. \par Respondent is absent. \par Ngobi: Court Clerk/Interpreter. \par Court:- Judgment is delivered in open court. \par \par }{\fs24\insrsid8609401\charrsid10364554 \par }{\fs24\insrsid11758962\charrsid10364554 MOSES MUKIIBI}{\fs24\insrsid8609401\charrsid10364554 \par }{\b\fs24\insrsid11758962\charrsid10364554 JUDGE.}{\b\fs24\insrsid8609401\charrsid10364554 \par }{\fs24\insrsid8609401\charrsid10364554 29/10/2002.}{\fs24\insrsid11758962\charrsid10364554 }{\fs24\insrsid2719236\charrsid10364554 \par }{\fs24\insrsid597246\charrsid10364554 \par \par }{\fs24\insrsid16213957\charrsid10364554 \par }{\fs24\insrsid9647921\charrsid10364554 \par }}