[2005] UGCA 77

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JUSTICE A. E. N. MPAGI-BAHIGEINE, JA \line } {\b\insrsid9921180 \tab \tab }{\b\insrsid7493283\charrsid9921180 HON. JUSTICE A. TWINOMUJUNI, JA. \line }{\b\insrsid9921180 \tab \tab }{\b\insrsid7493283\charrsid9921180 HON. JUSTICE C. K. BYAMUGISHA, JA}{\b\insrsid9921180\charrsid9921180 \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid9921180 {\b\ul\insrsid7493283\charrsid9921180 JUDGMENT OF A. E. N. MPAGI-BAHIGEINE, JA. }{\b\insrsid9921180 \par }{\insrsid7493283\charrsid9921180 This is a second appeal. It arises from a decision of the High 15 Court (Katutsi J), dated 14/7/2}{\insrsid9921180 000, in Civil Appeal No. 78 of }{\insrsid7493283\charrsid9921180 1998, emanating from Civil Suit No. G.}{ \insrsid9921180 K. 629 of 1994 at Mengo Court. \par Ahmed Sal}{\insrsid7493283\charrsid9921180 ongo Katende, who is the present }{\insrsid9921180\charrsid9921180 respondent,}{\insrsid7493283\charrsid9921180 instituted Civil Suit No. }{\insrsid9921180 G. K, 629 of 1994 at Mengo Court }{ \insrsid7493283\charrsid9921180 against Yasin Kikomeko who is the present appellant }{\insrsid9921180 and another one Matia Katende. \par }{\insrsid7493283\charrsid9921180 The respondent sought an eviction order against the appellant and the said Musa Katende from the suit property, known as Kibuga Block 4 Plot 663, which was later subdivided into plots \line }{ \i\insrsid7493283\charrsid9921180 25 }{\insrsid7493283\charrsid9921180 Nos. 719 and 721. Both these plots were being claimed by the respondent. The basis of his claim is encompassed by Paragraphs 4}{\insrsid9921180\charrsid9921180 , 5}{ \insrsid7493283\charrsid9921180 a}{\insrsid9921180 nd 8 of his plaint as follows; \par }{\i\insrsid7493283\charrsid9921180 \'934). On }{\i\insrsid9921180 20}{\i\super\insrsid9921180\charrsid9921180 th}{\i\insrsid9921180 }{\i\insrsid7493283\charrsid9921180 May, 1993 the plain tiff bought land situated at Bakuli, Market Zone Rd comprised in Kibuga Block 4 Plot 663 and after survey, the land became Plots 719 and 721 Kibuga Block 4. A copy of the sale agreement is annexed hereto and marked \'93A\'94 and a copy }{ \i\insrsid7493283\charrsid9921180 of }{\i\insrsid7493283\charrsid9921180 the}{\i\insrsid9921180 transfer is marked \par }{\i\insrsid7493283\charrsid9921180 5). At the time the }{\i\insrsid9921180 plaintiff bought the land, the }{\i\insrsid7493283\charrsid9921180 2nd defendant had an old ramshackle small, }{\insrsid7493283\charrsid9921180 to }{ \i\insrsid7493283\charrsid9921180 mud an}{\i\insrsid9921180 d wattle building on the land. \par }{\i\insrsid7493283\charrsid9921180 8). On, 10/9/1994, both defendants broke part of the old building on the suit land and started erecting a new building without the plaintiffs knowledge and consent, contrary to the notice terminating the tenancy\'94. }{ \i\insrsid9921180 \par }{\insrsid7493283\charrsid9921180 The appellant and Musa Katende disput}{\insrsid9921180 ed the sale to the respondent. \par }{\insrsid7493283\charrsid9921180 Though the Learned trial Magistrate disbelieved them and entered judgment for the }{\insrsid9921180 respondent, she did so in very }{\insrsid7493283\charrsid9921180 contradictory terms:}{\insrsid9921180 \par }{\b\insrsid9921180\charrsid9921180 \'93(a) }{\b\i\insrsid7493283\charrsid9921180 No eviction ord}{\b\i\insrsid9921180\charrsid9921180 er is awarded to the plaintiff }{\b\i\insrsid7493283\charrsid9921180 since he is not the lawful proprietor of the suit land. }{\b\i\insrsid9921180\charrsid9921180 \par (b) }{\b\i\insrsid9921180\charrsid9921180 Special}{\b\i\insrsid7493283\charrsid9921180 damages of }{\b\i\insrsid7493283\charrsid9921180 Shs. }{\b\i\insrsid9921180\charrsid9921180 900,000/- as the }{\b\i\insrsid7493283\charrsid9921180 purchase price of the }{\b\i\insrsid7493283\charrsid9921180 suit }{\b\i\insrsid9921180\charrsid9921180 Land. \par (c)}{\b\i\insrsid7493283\charrsid9921180 General damages of }{\b\i\insrsid7493283\charrsid9921180 Shs. }{\b\i\insrsid9921180\charrsid9921180 500,000/-. \par }{\b\i\insrsid7493283\charrsid9921180 (d) Costs of the }{\b\i\insrsid7493283\charrsid9921180 suit. }{\b\i\insrsid9921180\charrsid9921180 \par }{\insrsid7493283\charrsid9921180 Both parties being dissatisfied with the judgment appealed to the High Court, which entered judgment in favour of the respondent, thus;}{\insrsid9921180 \par \'93The }{\i\insrsid7493283\charrsid9921180 trial Magistrate therefore misdirected herself on the evidence. When she said that the first defendant has purchased the suit land before the plaintiff but only failed to have it registered. There was no such evidence on record. Of the two parties therefore, plaintiff had a better and superior title over the suit premises over and above empty claims of the defendants which claim according to the evidence of George Kamya Kirabira, brother of Norah Twemanye, the }{\i\insrsid9921180 crook was based on dishonesty. \par }{\i\insrsid7493283\charrsid9921180 The Learned trial Magistrate should and ought to have ordered vacant possession in favour of the plaintiff who although his title had been cancelled under dubious circumstances still had an instrument of transfer in his favour which he could again have registered any time, }{\b\i\insrsid7493283\charrsid9921180 so }{ \i\insrsid7493283\charrsid9921180 long as he was not caught by limitation\'94. }{\b\i\insrsid7493283\charrsid9921180 \par }{\insrsid7493283\charrsid9921180 The memorandum of Appeal comprises the following three grounds namely that}{\insrsid9268751\charrsid9921180 ; -}{\insrsid9268751 \par }{\b\insrsid7493283\charrsid9268751 \'93a) The Learned Appellate Judge erred in law when he overruled }{\b\insrsid9268751\charrsid9268751 a finding of fact by the trial }{\b\insrsid7493283\charrsid9268751 magistrate that the appellant ha}{ \b\insrsid9268751\charrsid9268751 d purchased the land in issue. \par }{\b\insrsid7493283\charrsid9268751 b) The Learned appellate Judge erred in law when he failed to appreciate that the appellant has an equitable interest in the land as a customary t}{\b\insrsid9268751\charrsid9268751 enant protected under the law.

\par }{\b\insrsid7493283\charrsid9268751 c) The learned appellate Judge erred in law when he appreciated that the trial court\rquote s record was \'93a complete mess\'94, in respect of the appellant\rquote s case and that the trial magistrate\rquote s judgment was a complete fiasco but went ahead to rely on the same record to pass the j}{\b\insrsid9268751\charrsid9268751 udgment against the appellant\'94 \par }{\insrsid7493283\charrsid9268751 Mr. Birungi, learned counsel, for the appellant }{\insrsid7493283\charrsid9268751 argued the first two grounds (a) and b) together. \line 20 He submitted that the learned}{\insrsid7493283\charrsid9921180 appellate Judge erred in overruling the magistrate\rquote s finding of fact that the appellant had an equitable interest as a customary tenant. He argued that the appellant having purchased the suit la nd in 1989, he acquired a lawful interest. The subsequent sale to the respondent in 1993 never affected the appellant\rquote s interest. The Judge\rquote s finding that the appellant had no interest in the land was erroneous. Even if the document/sale agreement was not registered, it cou}{\insrsid9268751 ld pass an equitable interest. \par }{\insrsid7493283\charrsid9921180 Mr. Semeo Lutakome, learned counsel for the respondent strongly opposed the appeal. He submitted that the respondent purchased the suit land from one John Kizza, Dw2, who was the administrator of the estate of his deceased, father, Simeo Mpindi. Under sec t}{\insrsid9268751 ion 134 of the Registration of }{\insrsid7493283\charrsid9921180 Titles Act (R. T. A), the estate therefore vested in Dw2. The respondent bought the equitable interest of Norah Twemanye in 1993. Norah Twemanye was one of the beneficiaries of the late Mpindi\rquote s estate. The sale agreement is Ex hibit P1. After the respondent had bo}{\insrsid9268751 ught the equitable interest of}{\insrsid7493283\charrsid9921180 Twemanye, he acquired the legal interest from John Kizza, Dw2, who also duly signed the transfer in his favour. The appellant\rquote s claim was never known to the respondent. The appellant had no registered interest in the suit land. Mr. Lutakome, pointed out that und}{\insrsid9268751 er section 54, an unregistered }{\insrsid7493283\charrsid9921180 document has no validity as far as land is concerned. The appellant\rquote s unregistered interests cannot override those of the registered owner. He further pointed out that under section 136 RTA, a purchaser of property cannot be put to task of inquiring into unregistered i}{\insrsid9268751 nterest unless there is fraud.}{\insrsid7493283\charrsid9921180 Learned counsel submitted that the learned Judge understood what was in issue and made a clear finding out of the confusion created by the trial magistrate. He prayed court to dismiss the app}{\insrsid9268751 eal with costs here and below. \par }{\insrsid7493283\charrsid9921180 In rejoinder, Mr. Birungi, agreed with the statement of the law by Mr. Lutakome, but contended that it had not been prope}{\insrsid9268751 rly }{\insrsid7493283\charrsid9921180 applied. In his view, non registration did not affect the transaction. The appellant bought land and had developments thereon. He tried to get himself registered but Kizza (Dw}{\insrsid9268751 2) denied him the opportunity. \par }{\insrsid7493283\charrsid9921180 Mr. Birungi prayed for the appeal to be allo}{\insrsid9268751 wed or alternatively}{\insrsid7493283\charrsid9921180 an order for a}{\insrsid9268751 retrial before another Judge. \par }{\insrsid7493283\charrsid9921180 The Learned Magistrate found that;}{\insrsid9268751 \par }\pard \s15\qj \li576\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin576\itap0\ipgp1\pararsid9268751 {\b\insrsid9268751\charrsid9268751 \'93Although }{\b\insrsid7493283\charrsid9268751 according to D. Exh. 2(a) and }{\b\insrsid7493283\charrsid9268751 2(b), }{\b\insrsid7493283\charrsid9268751 Dw5 bought first }{\b\insrsid7493283\charrsid9268751 in }{\b\insrsid7493283\charrsid9268751 1989, while the plaintiff bought later in 1993, Dw5 }{ \b\insrsid7493283\charrsid9268751 did nothing to the suit land and never bothered to register his interests until after the plaintiff bought and even reg}{\b\insrsid9268751\charrsid9268751 istered his interest in 1993.\'94 \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid9921180 {\insrsid7493283\charrsid9268751 The learned Judge found that;}{\insrsid9268751\charrsid9268751 \par }\pard \s15\qj \li576\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin576\itap0\ipgp1\pararsid9268751 {\b\insrsid7493283\charrsid9268751 \'93The }{\b\i\insrsid7493283\charrsid9268751 first defendant though he }{ \b\i\insrsid9268751\charrsid9268751 claimed}{\b\i\insrsid7493283\charrsid9268751 that he}{\b\insrsid7493283\charrsid9268751 }{\b\i\insrsid7493283\charrsid9268751 had purchased the same land and the }{\b\i\insrsid7493283\charrsid9268751 trial }{ \b\i\insrsid7493283\charrsid9268751 Magistrate appear to have accepted that indeed, he had and before plaintiff had purchased }{\b\i\insrsid7493283\charrsid9268751 it, }{\b\i\insrsid7493283\charrsid9268751 the evidence on record did not bear this out. }{ \b\i\insrsid9268751\charrsid9268751 \par }{\b\insrsid7493283\charrsid9268751 True }{\b\i\insrsid7493283\charrsid9268751 there is a document which }{\b\i\insrsid7493283\charrsid9268751 on }{\b\i\insrsid7493283\charrsid9268751 the face of it appear to be an agreement of sale between the first defendant and Norah Twem}{\b\i\insrsid9268751 anye}{\b\i\insrsid9268751\charrsid9268751 , this }{\b\i\insrsid7493283\charrsid9268751 document is not endorsed by the court as an}{ \b\i\insrsid9268751\charrsid9268751 }{\b\i\insrsid7493283\charrsid9268751 exhibit. It is therefore, of no probative value. Even if it were endorsed there is}{\b\i\insrsid9268751 no evidence that Norah Twemanye}{\b\i\insrsid7493283\charrsid9268751 ever sold land to the first defendant. Indeed in her evidence before the court she said in no uncertain terms that the first defendant }{\b\i\insrsid7493283\charrsid9268751 was }{\b\i\insrsid7493283\charrsid9268751 a mere caretaker of the land. Not only that }{\b\i\insrsid7493283\charrsid9268751 such }{\b\i\insrsid7493283\charrsid9268751 a document that }{\b\i\insrsid7493283\charrsid9268751 was }{\b\i\insrsid7493283\charrsid9268751 not registered could not pass any interest to the first defendant\'94. }{\b\i\insrsid9268751\charrsid9268751 \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\ipgp1\pararsid9921180 {\insrsid7493283\charrsid9921180 Clearly, the learned appellate Judge, therefore, was justified in 15 rejecting the purported s}{\insrsid9268751 ale by Norah Twemanye to Yasin }{\insrsid7493283\charrsid9921180 Kikomeko, the appellant as being of no enforceable value. \line Norah Twemanye could only pass her beneficial interest, nothing better. It is only John Kizza, Dw2, who had the }{\insrsid9268751 capacity to pass legal title as}{\insrsid7493283\charrsid9921180 adm}{\insrsid9268751 inistrator. Furthermore, it is}{ \insrsid7493283\charrsid9921180 not clear how the sale agreements found their way on the record (page 77-78), since they are not marked as exhibits. The evidence on record disproved any genuine sale by Twemanye to the appellant, Yasin Kikomeko in 1989. She called him a mere caret}{ \insrsid9268751 aker on the land. However, the }{\insrsid9268751\charrsid9921180 respondent}{\insrsid7493283\charrsid9921180 having purchased the beneficial interest from Norah Twemanye in 1993, he was vigilant enough to proceed and purchase the legal estate from John Kizza at Shs. 900,000/-, as per sale agreement Exhibi}{\insrsid10818308 t P1 and transfer, Exhibit P2. }{ \insrsid7493283\charrsid9921180 Though, he register}{\insrsid10818308 ed it, it was cancelled under a}{\i\insrsid7493283\charrsid9921180 }{\insrsid9268751 misapprehension of the law. \par }{\insrsid7493283\charrsid9921180 As the trial Judge correctly observed, the respondent has a better title. He has an equitable interest in the land which is un assailable and of which John Kizza, Dw2, holds the legal estate as a bane trustee. The r}{ \insrsid9268751 espondent\rquote s equitable interest}{\insrsid7493283\charrsid9921180 constitutes an overriding interest over all future transactions on the land, adverse to his interests. The appellant however can have no such }{ \insrsid10818308\charrsid9921180 claim;}{\insrsid7493283\charrsid9921180 Perhaps, he can proceed to prove the case against Twemanye in damages only, if at all. The respondent is the rightful occ}{\insrsid10818308 upant of the land as correctly }{ \insrsid7493283\charrsid9921180 found }{\insrsid9268751 by the appellate Judge. \par }{\insrsid7493283\charrsid9921180 Since my Lords A. Twinomujuni and, C. K. Byamugisha JJA, both agree, the orders of the Hi}{\insrsid10818308 gh Court are hereby confirmed. \par }{\insrsid7493283\charrsid9921180 The appeal stands dismis}{\insrsid10818308 sed with costs here and below. \par }{\b\ul\insrsid10818308 \par \par \par }{\b\ul\insrsid7493283\charrsid9921180 JUDGMENT OF TWINOMUJUNI, JA }{\b\insrsid10818308 \par }{\insrsid7493283\charrsid9921180 I have read, in draft, the judgment of Hon. J}{\insrsid10818308 ustice A. E. N. Mpagi-Bahigeine. \par }{\insrsid7493283\charrsid9921180 I agree with the judgment and the orders proposed by her Lordship. I hav}{\insrsid10818308 e nothing useful to add. \par }{\b\ul\insrsid8280659 \par }{\b\ul\insrsid7493283\charrsid10818308 JUDGEMENT OF BYAMUGISHA}{\b\ul\insrsid10818308\charrsid10818308 , JA}{\b\ul\insrsid7493283\charrsid10818308 }{\b\insrsid10818308\charrsid10818308 \par }{\insrsid7493283\charrsid9921180 I had the benefit of reading in draft the judgement prepared by Bahigeine JA. I agree with the reasons she has given in}{\insrsid10818308 dismissing the appeal. I have }{\insrsid10818308\charrsid9921180 nothing}{ \insrsid10818308 to add. \par }\pard \s15\qj \li0\ri0\sb100\sa240\sbauto1\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10818308 {\insrsid10818308 Dated at Kampala this 10}{\super\insrsid10818308\charrsid10818308 th}{\insrsid10818308 day of June 2005. \par }\pard \s15\qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10818308 {\insrsid8280659 \par }{\insrsid10818308 A. E. N. Mpagi-Bahigeine \par }{\b\ul\insrsid10818308\charrsid9921180 JUSTICE OF APPEA}{\b\ul\insrsid10818308 L}{\b\ul\insrsid10818308\charrsid9921180 }{\b\insrsid10818308 \par }\pard\plain \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9921180 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid10818308 \par Hon. Justice Amos Twinomujuni}{\insrsid7493283 \par }\pard\plain \s15\qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10818308 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\ul\insrsid10818308\charrsid9921180 JUSTICE OF APPEA}{ \b\ul\insrsid10818308 L}{\b\ul\insrsid10818308\charrsid9921180 }{\b\insrsid10818308 \par }\pard\plain \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9921180 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid10818308 \par C. K. Byamugisha \par }\pard\plain \s15\qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10818308 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\ul\insrsid10818308\charrsid9921180 JUSTICE OF APPEA}{ \b\ul\insrsid10818308 L}{\b\ul\insrsid10818308\charrsid9921180 }{\b\insrsid10818308 \par }\pard\plain \qj \li0\ri0\sl360\slmult1\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9921180 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\insrsid10818308 \par }{\insrsid10818308\charrsid9921180 \par }}