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AND KARIM BUKSH AND NATIONAL BANK OF FIJI [18 DEC 91]}{\author JOHN E. BYRNE} {\doccomm IN THE HIGH COURT OF FIJI; ( AT SUVA ); CIVIL JURISDICTION; ACTION NO. 519 OF 1991; BETWEEN: KARIM BUKSH (f/n Madar Buksh) of ; 68 Suva Street, Suva, Company Director Plaintiff; AND; HAZRA BIBI (f/n Mohammed Ismail K han); and KA}{\operator Emalus Campus}{\creatim\yr2003\mo7\dy31\hr14\min52}{\revtim\yr2003\mo7\dy31\hr14\min52}{\version2}{\edmins0}{\nofpages8}{\nofwords3486}{\nofchars19871}{\*\company USP}{\nofcharsws23311}{\vern16469}}\margl1440\margr1440 \widowctrl\ftnbj\aenddoc\hyphhotz950\notabind\wraptrsp\nocolbal\noxlattoyen\expshrtn\noultrlspc\dntblnsbdb\sprslnsp\nospaceforul\lytprtmet\hyphcaps0\horzdoc\dghspace120\dgvspace120\dghorigin1701\dgvorigin1984\dghshow0\dgvshow3 \jcompress\viewkind4\viewscale100\nolnhtadjtbl\rsidroot11828052 \fet0{\*\ftnsep \pard\plain \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid11828052 \f2\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\insrsid2640617 \chftnsep }{ \insrsid2640617 \par }}{\*\aftnsep \pard\plain \ql 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{\*\pnseclvl7\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl8\pnlcltr\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}{\*\pnseclvl9\pnlcrm\pnstart1\pnindent720\pnhang {\pntxtb (}{\pntxta )}}\pard\plain \qc \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 \f2\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 IN THE HIGH COURT OF FIJI \par (AT SUVA) \par CIVIL JURISDICTION \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 \par ACTION NO. 519 OF 1991 \par \par BETWEEN: \par \par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 KARIM BUKSH}{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877\charrsid12723611 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (f/n Madar Buksh) of \par 68 Suva Street, Suva, Company Director}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Plaintiff \par \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 AND \par \par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 HAZRA BIBI}{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877\charrsid12723611 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (f/n Mohammed Ismail Khan) \par and }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 KARIM BUKSH}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877\charrsid12723611 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (f/n Madar Buksh) both \par of 68 Suva Street, Suva as trustees of \par the Estate of Madar Buksh, Domestic \par Duties and Company Director respectively}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 1st Defendants \par \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 AND \par \par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid12723611 NATIONAL BANK OF FIJI}{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877\charrsid12723611 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 a body corporate}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 duly constituted under the}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 National Bank of Fiji Act, 1973}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 \par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 2nd Defendant \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par Mr. M. Khan: For the Plaintiff \par Mr. H.K. Nagin: For the Defendants \par \par Date of Hearing: 16th December 1991 \par Date of Judgment: 18th December 1991 \par \par }\pard \qc \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 JUDGMENT}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par The Plaintiff applies for continuation until further order of an Interim Injunction which I granted him on the 1st of November 1991; the application is opposed and I heard argument on it on the 16th of December.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 At the conclusion of the argument Mr. Nagin for the Defendants invited me to give my decision immediately without necessarily giving reasons which could be published at a later date because of the urgency of the matter.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 However I considered that the better course would be to stand back for some 48 hours to enable me to review the considerable amount of evidence before the Court and counsels' submissions to av oid the possibility of coming to a hasty decision although at the end of argument I had formed certain tentative conclusions.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 As a result of my giving as full a consideration as possible to the matter I find myself confirmed in the tentative views I had formed.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I shall now state my conclusions but before doing so must refer to the facts. \par \par The relevant part of the order which I made on the 1st of November reads as follows: \par \par }\pard \ql \li720\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin720\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 "}{ \f0\ul\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 IT IS ORDERED}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 that Interim Injunction is hereby granted}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 restraining the 2nd Defendan t by itself and or its servants, agents, officers, solicitors or by any other}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 person or persons acting under or with authority from it}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 from advertising for mortgagee sale or considering any}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 tenders of the mortgagee sale or entering into any}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 negotiation for sale or entering into any contract for sale or otherwise howsoever from dealing or attempting to deal, disposing or otherwise doing any act matter or thing or dealing or signing, sealing, executing or otherwise signifying any sale or transfer of the prop erty}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 described as CT. 8336 Lot 2 on DP. 1981 pursuant to the provisions of mortgage registration No. 298202 or of the property Law Act or of the Land Transfer Act or any other rule of Law whatsoever, until the 16th day of November, 1991." \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par As a result of various preliminary listings of the matter the injunction was continued until the 19th of December. \par \par }{\b\f0\ul\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Facts}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par \par The facts which are not in dispute are that the Plaintiff has commenced these proceedings in his personal capacity but he is also one of the Trust ees of the Estate of Madar Buksh together with his mother Hazra Bibi who is also named with the Plaintiff as First Defendants in this action as Trustees of the Estate of Madar Buksh.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Plaintiff is also a Company Director.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 He and Hazra Bibi are registere d Proprietors as Trustees of the Estate of the late Madar Buksh of the freehold property described as CT. 8336 being Lot 2 on DP. 1981 on which a substantial commercial building is erected of 15,000 square feet of floor area (hereinafter called "the said property"). \par \par The Plaintiff alleges that on or about the 16th of July 1984 the Second Defendant agreed to grant a loan facility of $140,000.00 to the Plaintiff to purchase the said property which the Plaintiff had agreed to purchase from the First Defendants for a total consideration of $400,000.00.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 A formal Memorandum of Agreement to purchase the property was entered into between the Plaintiff and the First Defendants on the 20th day of September 1984. \par \par The purchase price of $400,000.00 was agreed to be paid as follows: \par \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (a)\tab A sum of $200,00}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 0.00 in consideration of the \tab }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Plaintiff foregoing his shares and interest as a}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 beneficiary of the Estate of Madar Buksh. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid11614666 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (b)\tab A sum of $65,000.00 had already been paid in advance}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 to the Estate of Madar Buksh by the Plaintiff. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (c)\tab The Plaintiff to take}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 over the debt of $70,000.00 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 due under Mortg}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 age No. 188681 to the Second }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Defendant by H.P. Kasabia Brothers Limited. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid11614666 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (d)\tab Transfer of the said }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 property to the Plaintiff to }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 be made on payment of t}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 he balance of purchase price }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 in the sum of $65,000.00. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par In June/July 1991 the Second Defendant advertised the sale of the properties registered under the names of the First Defendants as Trustees of the Estate of Madar Buksh and contained in Certificates of Title Nos. 17125 and 8336 respectively.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Second Defendant is currently demanding a sum of $913,254.43 with interest and costs as moneys allegedly owing to the Second Defendant and purportedly secured by Mortgage No. 298202. \par \par The above is a summary of the facts before this Court when I granted the Plaintiff the Interim Injunction on the 1st of November 1991.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Since then the Second Defendant with the consent of Hazra Bibi has entered into a contract to sell the land comprised in both Certificates of Title for $805,000.00 and I shall refer again to this contract later. \par \par The Plaintiff alleges that the Second Defendant by advertising the sale of the two properties is in breach of an agreement and undertaking with the Plaintiff not to register mortgage No. 298202 and that upon payment of th e balance of the purchase price of the said property the Second Defendant would discharge the said mortgage and hand-over Certificate of Title No. CT8336 to enable the Plaintiff to register the transfer of the property pursuant to the agreement of 20th of September 1984.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Second Defendant denies these allegations.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 It also denies that the Plaintiff paid the balance of purchase price of the property in CT 8336 to the Estate of Madar Buksh's account with the Second Defendant.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Second Defendant also denie s that it registered the said mortgage on the 12th of March 1991 some three years after the Plaintiff paid the balance of purchase price in full in breach of "its undertaking, understanding and agreement" with the Plaintiff. \par \par The Plaintiff claims, and this is not denied by the Second Defendant, that the subject matter of the mortgage is a valuable property.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 However the Plaintiff also claims and the Second Defendant denies that any sale of that property will cause irreparable damage to the Plaintiff.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Pla intiff also alleges that damages will not be an adequate remedy in the circumstances of this case.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Plaintiff denies a claim by the Second Defendant that the estate of the late Madar Buksh is insolvent and is unable to pay any moneys at all. \par \par The Second Defendant disputes the Plaintiff's allegations that it agreed not to register the mortgage on CT. 8336.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 It further says as follows: \par \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 (i)\tab }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Plain}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 tiff has no claim against the }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Second Defendant as the Second Defendant is}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 not seekin}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 g to enforce any securities }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 personally given by the Plaintiff. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid11614666 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 (ii)\tab }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Any claim that the}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 Plaintiff may have against }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 the First Defenda}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 nts is a matter between him }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 and the First Defendants. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid11614666 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (iii)\tab The Plaint}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 iff's claim if based on the }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Memorandum of Agreem}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 ent dated 20th of September }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 1984 is in any event statute barred. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid11614666 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 (iv)\tab }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Plaintiff's claim against the Second}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Defendant is a repetition of the claims the}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Plaintiff and Hazra Bibi as Trustees of the}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Estate of Madar Buksh made in the High Court}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Civil Action No.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 353 of 1991 which is still }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 pending in this Court. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Second Defendant says that the Plaintiff}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 has commenced the proceedings before me because}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 he was unsu}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 ccessful before Scott J. in }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 obtaining an Inter}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 locutory Injunction against }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 the National Bank of Fiji to stop the Mortgagee}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Sale of the Estate of properties comprised in}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Certificates of Title Nos. 8336 and 17125. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid14226489 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (v)\tab The Second Defendant alleges that the Plaintiff}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 has no locu}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14226489 s standi against the Second }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Defendant and is merely abusing the process of}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 this Court. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par The Second Defendant further states that tenders for the sale of the properties closed on the 26th of July 1991 and the Second Defendant received tenders ranging from $150,000.00 to $751,112.41.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Second Defendant then reached an agreement with H.P. Kasabia Brothers Limit ed who had made the highest tender that they would increase their offer for the properties to $805,000.00.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 A Sale and Purchase Agreement has been entered into by the purchasers who have paid the Second Defendant's solicitors a deposit of $100,000.00.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The S econd Defendant says that the Agreement was about to be signed by the Second Defendant when the Second Defendant received the Interim Injunction order. \par \par The Plaintiff has filed two further affidavits in response to the affidavit filed on behalf of the Second Defendant.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The last affidavit was filed without leave on the day of the hearing of the present application but I agreed to accept it because I considered that it threw further light on the issues.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 } {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 During the course of his submission counsel for the Second Defendant made certain comments on this latest affidavit and I shall refer to some of these shortly. \par \par }{\b\f0\ul\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Submissions of Counsel}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par \par The Plaintiff's first submission is that although the estate was the owner of the property comprised in CT. 8336 and the Bank w as the mortgagee of the land there was an agreement or undertaking by all the parties to the Plaintiff that the Plaintiff was to obtain a clear title and the Bank was to take the first registered mortgage over the land for $150,000.00 and that thereafter the Second Defendant would discharge all existing mortgages on the land and thereby enable the Plaintiff to have the title free of all encumbrances. \par \par The Plaintiff alleges that the bank debited the Plaintiff's account periodically towards repayment of the $ 150,000.00 and the Plaintiff now says that this amount and all interest owing on it has now been paid by the Plaintiff and that this constitutes all the money owing by the Plaintiff in his personal capacity.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Alternatively the Plaintiff submits that even if the bank has not discharged this mortgage the mortgage secured as the sum of $176,000.00 represents the value of stamp duties paid on mortgage No. 298202 and a collateral mortgage No. 196070.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Mortgage No. 298202 was executed on the 2nd of October 1985 and the Plaintiff submits that when the Second Defendant registered the mortgage in March 1991, by virtue of its previous agreement and undertakings to the Plaintiff it was estopped from registering the mortgage.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Consequently it is submitted the Court should continue the injunction with a view eventually to having the Certificate of Title No. 8336 transferred into the name of the Plaintiff. \par \par When I granted the original injunction counsel for the Plaintiff mentioned that on the 13th of September 1991 my brother Scott J. had refused an application by Hazra Bibi and the present Plaintiff for an injunction preventing the Second Defendant from exercising its powers to sell under Mortgages Nos. 188681 and 298202 and at my suggestion the Plaintiff swore a short suppl ementary affidavit exhibiting a copy of Mr. Justice Scott's judgment. \par \par Counsel for the Second Defendant places considerable reliance on this judgment in that His Lordship held that there are}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid7082243 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 no exceptional circumstances which justified him restraining the bank as mortgagee from exercising its power of sale under the mortgages.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Counsel for the Second Defendant argues that the evidence before me also discloses no exceptional circumstances which would warrant me not following Scott J.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 During the hearing before Mr. Justice Scott there was before the Court an affidavit sworn on the 6th of August 1991 on behalf of the Bank by Mosese Waqavonovono.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Counsel referred at some length to various passages from this affidavit which he submitted I should accept as refuting the claims made by the Plaintiff to support his application for continuation of the injunction.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 In the present proceedings the affidavit of Mr. Waqavonovono is itself exhibited to the Affidavit in Reply on behalf of the Second Defendant sworn by Rajnish Lal on the 14th of November 1991. \par \par Mr. Nagin submits that Mr. Justice Scott's judgment is of even greater importance now to the present application for two reasons.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 First, the Plaintiffs before Mr. Justice Scott were the mortgagors and therefore there was privity of contract between Hazra Bibi and the present Plaintiff and the bank.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Mr. Nagin said that Hazra Bibi and the Plaintiff were the only persons who thus had any right to challenge the actions of the bank in the present matter and that the Plaintiff has no rights against the Defendant in his personal capacity.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 This is because the Certificate of Title No. 8336 shows that no mortgage has been registered on it to the Plaintiff in his personal capacity.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I comment that this submission is supported by reference to the two mortgages concerned, Nos. 188681 and 298202 both of which name as mortgagors H. Bibi and Karim Buksh as Trustees of the Estate of the late Madar Buksh. \par \par Secondly Mr. Nagin refers to the subsequent contract for the sale of the properties for $805,000.00 and says that because of this the mortgagors have lost their equity of redemption and now have no rights under the mortgage.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Thus, Mr. Nagin says, this}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid7082243 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 proves that the Plaintiff in his personal capacity has no locus standi before the Court. \par \par Mr. Nagin as he did before Scott J. then subjected the various affidavits filed on behalf of the Plaintiff to a detailed analysis.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 In doing so he referred me to various parts of the affidavit of Mosese Waqavonovono.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 It is submitted that the Plaintiff's claim that the mortgage on CT No. 8336 was never to be registered is answered by Mr. Waqavonovono.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Annexed to his affidavit is a letter dated the 9th of May 1985 from the Second Defendant to the Plaintiff who was then employed in the Ministry of Finance in Suva.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 This letter confirmed the bank's agreement to re-arrange the then current borrowings of the Plaintiff and the Estate of Madar Buksh.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The letter stated that the re-arrangement was to be subject inter alia to "second registered mortgage over CT. 8336 (75 Suva Street) in support of debt in the name of the Estate".}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par \par Counsel submits that the Plaintiff has failed to disclose this letter.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 He also refers me to exhibit "B" of Mosese Waqavonovono's affidavit which is a letter dated the 5th of June 1985 from the bank to its solicitors at the time, Munro Leys & Co.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 This letter enclosed CT. No. 8336 and asked Messrs Munro Leys & Co. to prepare a second registered mortgage stamped collateral to mortgage No. 196070.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Counsel submits that these two letters show that the bank never contemplated giving the Plaintiff an unregistered second mortgage.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Again in a letter of the 22nd of July 1985 to the Bank, annexure "C" to Mr. Waqavonovono's affidavit, Messrs Munro Leys & Co. said that they had by then prepared the necessary mortga ge documents and would inform the bank as soon as the mortgage had been signed, stamped and registered. \par \par According to Mr. Waqavonvono the mortgage No. 298202 could not be lodged for registration in 1985 because of caveats}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid7082243 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 on Certificate of Title No. 8336 by Suva City Council and one Abdul Kadir Buksh.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 To protect its interest the bank lodged a caveat itself on the 22nd of July 1986.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Second Defendant contends that the Plaintiff was well aware of these caveats because a letter dated the 6th of April 1988 f rom Messrs Munro Leys & Co. to the bank is annexed to the last affidavit filed by the Plaintiff on the day of the hearing of this application.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Part of the second paragraph of this letter reads: \par \par }\pard \ql \li720\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin720\itap0\pararsid7082243 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 "Please note that unless the caveat registered by Suva}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 City Council is removed or unless Suva City Council}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 consents in writing to the registration of your bank's}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 mortgage we cannot attend to registration of your bank's}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 mortgage dated the 2nd of October 1985." \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par This, submits counsel, proves two things: \par \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid7082243 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (a)\tab That the Plaintiff and }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid7082243 Hazra Bibi were insolvent at }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 the time and even now}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid7082243 in that they cannot pay the }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Suva City Council rates; and \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid11614666 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \ql \fi-720\li1440\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin1440\itap0\pararsid7082243 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 (b)\tab That there was no doubt in the mind of the ba}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid7082243 nk at }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 the time that the mortgage was to be registered. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par According to the Second Defe ndant on the 12th of March 1991 the Defendant through its present solicitors paid the Suva City Council a sum of $22,587.67 on account of arrears of rates and that it was only after this payment that the Council withdrew its caveat and allowed the Defenda nt's mortgage No. 298202 to be registered.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 This matter has never been disclosed to the Court by the Plaintiff.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Likewise this was not disclosed to Scott J. \par \par Counsel then refers to the Sale and Purchase Agreement mentioned by the Plaintiff.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 He says that the Plaintiff has never made any claim until now that he wished to purchase the property and that if he were genuine he should have done so.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Annexure "C" to the affidavit of Mosese Waqavonovono is a copy letter dated the 28th of September 1989 from the First Defendants to the bank's solicitors.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The letter refers to a meeting held between the Plaintiff and his mother, a representative of the bank and Mr. Nagin on the 6th of September 1989 in which Hazra Bibi and the Plaintiff stated that they intended to take va rious actions relevant to the re-payment of moneys owing to the bank. \par \par Counsel for the bank comments that nothing is said in this letter about the Plaintiff taking over the property nor does the letter dispute the amount owing to the bank.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 On the 5th of October 1989 the bank made a formal demand on the Second Defendant for $746,407.95 as money owing to the bank on the land on Certificate of Title 17125.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 This was followed by a letter dated the 13th of October 1989 to the bank's solicitors signed by the Plaintiff on behalf of the Estate suggesting possible terms for reductions to the mortgage debt.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Counsel draws my attention to the fact that although the Plaintiff could then have done so he did not make any claim about being entitled to become registered as the proprietor of the land under his name only. \par \par This letter was followed by a letter dated the 29th of November 1989 from the Estate's then solicitors, Messrs Lateef & Lateef to the bank querying the rate of interest charged by the bank on the mortgage but not, as counsel points out, making any complaint or allegation that the present Plaintiff was entitled to become registered proprietor of the land. \par \par Similarly on the 5th of December 1989 the Plaintiff and his mother wrote to the bank making certain proposals for settlement of the amount owing to the bank.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Again, counsel points out, there is no reference in this letter to any claim by the Plaintiff to become registered proprietor of the title which might be expected if the Plaintiff's claim was genuine. \par \par Again, but more recently, the Plaintiff wrote to the bank's solicitors on the 25th of May 1991 in a letter a copy of which is also exhibited to Mosese Waqavonovono's affidavit.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The letter states that the Trustees wished to pay $150,000.00 to the bank in full payment on debt due on CT. 8336.}{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 There is no reference in this letter to any undertaking by the bank to give the Plaintiff a discharged title to the land. \par \par On the 10th of June 1991 the Second Defendant made its demand on the Estate for the amount of $913,254.43 and further interest of $325.26 per day.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 This demand drew a response from the Estate dated the 21st of June in which the Estate requested the amalgamation of all the actions in the names of the Trustees into the name of the Estate of Madar Buksh. \par \par Mr. Nagin points out that again there is no reference in this letter to any personal claim by the Plaintiff.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 He says that if the Trustees were disputing the debt and, particularly, if the Plaintiff was asserting the rights which he now claims, he should have mentioned his claim and the alleged undertaking in this letter but he failed to do so. \par \par In reply to the defence submissions Mr. Khan for the Plaintiff submits that the mortgagors still have the equity of redemption in the property because the agreement for sale is incomplete - it has been stayed by the order of this Court. \par \par I cannot accept this submission.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 In the 12th Edition of Cheshire's Modern Law of Real Property by E.H. Burns at page 670 the author states: \par \par }\pard \ql \li720\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin720\itap0\pararsid12723611 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 "If a mortgagee realizes his security by exe rcising the statutory power of sale, the effect is to extinguish the mortgagor's equity of redemption.}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 It is, however, the contract to sell and not the subsequent conveyance that represents the effective exercise of the mortgagee's power; and, providing th at there is no impropriety in the sale, the mortgagor's equity is extinguished as soon as the contract of sale is made." \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 In my view this passage is sufficient authority for me to reject Mr. Khan's submissions on this point.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 When I asked Mr. Khan why the P laintiff made no reference to his alleged rights under CT. 8336 until these proceedings he said that this was unnecessary because of previous correspondence with the bank.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I cannot understand this remark in the light of the correspondence exhibited to the affidavits by the bank and the Plaintiff.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 It is clear to me from that correspondence that the bank has always believed the mortgage was to be registered and in my view it is too late in the day now for the Plaintiff to claim otherwise. \par \par A similar comment can be made in my judgment about the letter from the Trustees to the bank on the 21st of June 1991.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I accept that the accounts of the Estate and the Plaintiff should be treated as separate but I cannot understand why, when the bank was by that date clearly determined to foreclose on the mortgage over CT. 8336, the Plaintiff did not then allege that it could not legally do so because of the Plaintiff's personal rights in the matter.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I find these failures by the Plaintiff inexplicable if he wishes the Court to believe the claims he is now making. \par \par Lastly I will quote briefly from the judgment of }{\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Barwick CJ in Inglis and Another v. Commonwealth Trading Bank of Australia}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 126 CLR 161 at 168: \par \par }\pard \ql \li720\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin720\itap0\pararsid12723611 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I have not heard anything, nor been referred to any authority, which cau ses me in the least to doubt the correctness of the refusal of Walsh J. to grant the interlocutory injunction sought by the appellant or the reasons which he gave for that refusal.}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I find no need to discuss the arguments offered, and the authorities referred to, by the appellant.}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Such of them as were relevant are sufficiently answered in his Honour's reasons. \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid11614666 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid11614666 \par }\pard \ql \li720\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin720\itap0\pararsid12723611 {\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The case falls fairly, in my opinion, within the general rule applicable when it is sought to restrain the exercise by a mortgagee of his rights under the mortgage instrument.}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Failing payment into court of the amount sworn by the mortgagee as due and owing under the mortgage, no restraint should be placed by order upon the exercise of the respondent mortgagee's rights under the mortgage." \par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 Applying His Honour's remarks to the present case I can see no exceptional circumstances to justify me continuing the present injunction.}{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 In my view if the Plaintiff has suffered any loss I have no doubt the bank is sufficiently solvent to be able to pay him any damages which the Court may later award him.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 In my judgment if he has any remedy at all it is against the bank and}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 his mother in damages.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 I therefore dissolve the Interim Injunction of the 1st of November 1991.}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid293877 }{ \f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 The Plaintiff is to pay the Defendants' costs to be taxed if not agreed. \par \par }\pard \qc \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid12723611 {\b\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 John E. Byrne \par }{\b\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 J U D G E}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }\pard \qr \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid8787846 {\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid8787846 HBC0519J.91S}{\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid11828052\charrsid293877 \par }}