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\f2\fs24\lang5129\langfe5129\cgrid\langnp5129\langfenp5129 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 IN THE HIGH COURT OF FIJI
\par At Suva
\par Civil Jurisdiction
\par 
\par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 CIVIL ACTION NO. 258 OF 1992
\par 
\par Between:
\par 
\par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 MARGARET JAI KUAR
\par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 d/o Pahalad}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid3290635\charrsid3290635 
\par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Plaintiff
\par 
\par - and -
\par 
\par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 SAM BERWICK
\par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Defendant
\par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid3290635 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par Mr. T. Fa for the Plaintiff
\par Mr. M.V. Bhai for the Defendant
\par }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par }\pard \qc \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid3290635 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 RULING}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid3290635 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par This is an application under }{\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Section 169}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  of the }{
\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Land Transfer Act }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 seeking vacant possession of a house occupied by the defendant at }
{\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Matuku Street}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  in }{
\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Samabula}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
 and which is standing on a protected Crown Leasehold of which the applicant is the last registered lessee.
\par 
\par The applicant claims the right to possession of the property on 2 grounds }{\i\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 firstly}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 , that the defendant's tenancy has been validly terminated by a }{\b\f0\ul\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Notice to Quit}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  served personally on him on the }{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 16th of March}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  and }{\i\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 secondly}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  on the ground that the tenancy is caught by the provisions}{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  }{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 of}{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  Section 13(1) }{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 of the}{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  Crown Lands Act}{
\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  (Cap. 132)}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  and is therefore }{
\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 "null and void"}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 .
\par 
\par As to the first ground the defendant in his affidavit in reply has annexed a duly stamped copy of a lease agreement dated}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  10th January 1991}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  purporting to grant to the }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 International Baptist Church}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  a two year lease over the subject property.
\par 
\par I say}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  "purporting"}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
 advisedly because although the lease appears to be executed under a }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid4084628 '}{\b\f0\ul\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Power of Attorney}{
\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 '}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  no power has been produced }{
\b\i\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 nor}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  does it appear to have been registe
red as no particulars in that regard have been furnished in the relevant declaration annexed to the copy lease.
\par 
\par Furthermore the alleged donor of the power, namely, the applicant, has deposed that }{\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 "... at no time I have given any authority and/or Power of 
Attorney to execute the lease in question ..."}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 .}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid4084628  }{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Clearly the question of whether or not the lease has been validly executed raises triable issues and on that alone I would be reluctant to summarily determine the issue.

\par 
\par The applicant's second ground however raises a much more fundamental issue of the legality of the defendant's lease.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid4084628  }{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Even assuming that the lease is properly executed and regular on its face there is no doubting that it has not been consented to by the }{
\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Director of Lands}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 .}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid4084628  }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Furthermore it is in terms not made }{
\i\f0\ul\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 subject to}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  the prior consent of the }{
\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Director of Lands}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
 being obtained and in any case the defendant acknowledges that he is in occupation of the premises.
\par 
\par Learned counsel for the defendant sought vainly to argue that the primary responsibility for obtaining the necessary consent from the }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Director of Lands}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  lay with the lessor (i.e.}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  the applicant}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 ) and that even in the absence of the written lease a valid enforceable oral agreement to lease existed between the parties and had been fully performe
d by the defendant entering into occupation of the premises and paying rental regularly.
\par 
\par With all due regard to the submission it does not begin to provide an answer to the mandatory requirement of }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Section 13(1)}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  of the }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Crown Lands Act}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  which not only prohibits any }{\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 "sublease"}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  of a protected lease without the }{\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
"... written consent of the Director of Lands first had and obtained ..."}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  but also any }{
\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 "dealing"}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  with a protected lease.
\par 
\par In this latter regard having regard to the decision of the Privy Council in }{\b\f0\ul\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Chalmers v. Pardoe}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  }{\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 [1963] 3 ALL E.R. 552}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  there can be no doubting that an oral agreement to lease a protected Crown Leasehold coupled with possession is a }{
\b\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 "dealing"}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  within the contemplation of }{
\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Section 13}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  of the }{
\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 Crown Lands Act}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  (Cap.132)}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 .
\par 
\par Accordingly the possession and occupation by the defendant of the plaintiff's protected Crown Leasehold must be considered illegal, null and void.
\par 
\par There will be an order for vacant possession in favour of the plaintiff but having regard to the unfortunate circumstances in which the defendant now finds himself}{\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
 (which were not of his own making)}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  I would exercise my discretion in the matter and stay execution of the order for a period of}{
\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  2 months}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635  from the date of service of the order upon the defendant.}{
\i\f0\expnd0\expndtw-2\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par }{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par }\pard \qc \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid3290635 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 (D.V. Fatiaki)
\par }{\b\f0\ul\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 JUDGE
\par }\pard \ql \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid3290635 {\b\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par At Suva,
\par 27th October, 1992.}{\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid3290635 
\par }\pard \qr \li0\ri0\nowidctlpar\hyphpar0\faauto\rin0\lin0\itap0\pararsid3290635 {\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid14616420\charrsid14616420 Hbc0258d.92s}{
\f0\expnd0\expndtw-3\lang2057\langfe5129\langnp2057\insrsid1995820\charrsid14616420 
\par }}