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\f66\fs24\lang1033\langfe5129\cgrid\langnp1033\langfenp5129 {\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 IN THE HIGH COURT OF FIJI
\par (AT SUVA)
\par CIVIL JURISDICTION
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
\par ACTION NO. 596 OF 1993
\par 
\par BETWEEN:
\par 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 TEVITA FA}{\b\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 a Barrister & Solicitor
\par of 41 Gladstone Road, Suva and who
\par practices under the firm }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 TEVITA}{\b\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143  }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
FA & ASSOCIATES}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Plaintiff
\par 
\par AND
\par 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 ABDUL LATEEF}{\b\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143  }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 (f/n Kasum) HONGWING}{
\b\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143  }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 WILLIAM YEE,}{\b\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 WILLIAM JAMES CLARK,
\par RATU SIR PENAIA K. GANILAU, HARRY}{\b\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143  }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 KISS}{\b\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143 

\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 all of Suva}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 First-named}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Defendants
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 AND
\par 
\par }{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 TRADEWINDS MARINE LIMITED and
\par OCEANIC DEVELOPERS (FIJI) LIMITED
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 of Suva, Fiji}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Second-named}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143\charrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Defendants
\par 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4465143 {\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 H.M. Patel for the Plaintiff
\par H. Lateef for the First-named De}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143 fendants}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
\par 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid4465143 Date of Hearing}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 : 29th August 1995
\par Date of Interlocutory
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid4465143 Judgment}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 : 4th September 1995
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\tqc\tx4512\faauto\rin0\lin0\itap0\pararsid4465143 {\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 INTERLOCUTORY JUDGMENT
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4465143 {\b\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
\par }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 I have before me a Summons dated 18th April 1995 issued by the First-named Defendants for an order that this acti
on be struck out since the Plaintiff could not rely on the Leasing Agreement between himself and the Defendants because the consent of the Director of Lands was never obtained for the Agreement.
\par 
\par The Summons follows an order which I made on the 15th of Mar
ch 1995 that as the consent of the Director of Lands had not been obtained for the Agreement which was relied upon by the Defendants his cause of action is null and void and not binding on all the Defendants.
\par 
\par Mr. Patel who appeared for the Plaintiff did not dispute that the failure to obtain the consent of the Director of Lands to the Leasing Agreement was fatal to the Plaintiff's claim under the Agreement.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }
{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 However he submitted that rather than strike the action out it would be fairer to allow the Plaintiff to amend his Statement of Claim to claim damages against the First-named Defendants.

\par 
\par The history of this case is already fairly well documented.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
It appears partly in the judgment of Pathik J. in Civil Action No. 389 of 1993 }{\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Tradewinds Marine Limited and Oceanic Developers (Fiji) Limited v. Tevita Fa}{
\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
 of 20th October 1994 and the decision by Thompson J.A. of the 18th of November 1994 on an application by the Plaintiff for an extension of time in which to appeal against the order for possession made by Path
ik J. and then for a stay of enforcement of that order.
\par 
\par Briefly to state the history, the Plaintiff carried on his practice as a Barrister and Solicitor in a building situated at 41 Gladstone Road, Suva by a sub-lease from the First-named Defendants to him which appears to be dated 13th of March 1989.}{
\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 The head-lease was a protected Crown Lease by five persons as Trustees for the Alliance, a political party.
\par 
\par According to the Plaintiff, the Trustees agreed to obtain the consent of the Director of Lands required by Section 13(1) of the Crown Lands Act Cap. 132 but failed to do so.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{
\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 The effect of that is that regardless of who was supposed to obtain the consent of the Director, if it was not obtained the sub-lease is a nullity.}{
\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 This was the reason why on the 15
th of March I dismissed the Plaintiff's action against the Second-named Defendants who in any event, as Thompson J.A. said could not be fixed with any obligation towards the Plaintiff arising out of the First-named Defendants' failure to obtain the Direct
or's consent.
\par 
\par The First-named Defendants submitted that in his original Statement of Claim herein annexed to the Writ which he issued on the 5th of November 1993 the Plaintiff relied throughout on the Leasing Agreement.}{
\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 For example paragraphs 20 to 33 alle
ge that the property which the Plaintiff leased was sold by the First-named Defendants for a consideration of $50,000.00 whereas under Clause 9 of the Agreement the Plaintiff was given an opportunity to purchase the property and the First-named Defendants
 failed to give him that opportunity.
\par 
\par The Plaintiff claims that the First-named Defendants never intended to comply with Clause 9.
\par 
\par On the 18th of February 1994 the Plaintiff amended his Statement of Claim to allege in paragraphs 35 and 36 that the First-named Defendants had committed fraud against him by depriving him of the opportunity to purchase the property in question.}{
\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 He alleges that the fraud is constituted by the fact that the property had been given a valuation of $350,000.00 although it was sold 
for $50,000.00.
\par 
\par Mr. Lateef submitted that since this Court has ruled that the Agreement is null and void the Plaintiff cannot rely on it and furthermore that the Plaintiff's allegations of fraud must also fail because by consent he abandoned his claim aga
inst the Second-named Defendants.
\par 
\par It appears that under Clause 2 of the Agreement the landlord was responsible for obtaining the necessary consent from the Director of Lands for the leasing including the sub-lease.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{
\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Therefore, says Mr. Lateef, if anything the Plaintiff now has}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
only a claim for damages against the First-named Defendants (although he does not concede this) and that it would be better for the Plaintiff to discontinue his present action and issue fresh proceedings against the First-named Defend
ants for damages if he so wishes.
\par 
\par This was touched on by Thompson J.A. on page 6 of his judgment who said that while the Plaintiff may have a claim against the First-named Defendants for damages he could not show either that the Crown Lease did not pass t
o the Second-named Defendants or that they had any obligation in law or equity to permit him to continue to occupy the premises.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
He therefore confirmed the order of Pathik J.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 In answer to these submissions Mr. Patel relies on Section 13 of the Crown Lands 
Act which states that where in any lease under the Act there is a clause stating that the lease is protected under the provisions of the Crown Lands Act the lessee must first obtain the consent of the Director of Lands before alienating the land in any wa
y.
\par 
\par Mr. Patel then relies on Clause 9 of the lease and submitted that I should allow the Plaintiff to amend the Statement of Claim to claim damages against the First-named Defendants.
\par 
\par He has referred me to a number of cases in which it has been held that t
he power to strike out a Statement of Claim given by Order 18 Rule 18 of the Rules of the High Court must be used sparingly and is not appropriate to cases involving difficult and complicated questions of law.}{
\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 These are }{\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Attorney-General v. Shiu Prasad Halka}{
\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143  (1972) 18 FLR 210 at p.214 per Gould V.P., a judgment of my own in Civil Action no. 130 of 1990 }{\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
Air Pacific Employees' Association v. Air Pacific Senior Staff Association and Another}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 , unreported judgment of 7th January 1991 and }{
\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Samuela Matawalu v. Fiji Times Limited}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
 Civil Action 335 of 1989, unreported judgment of Jayaratne J. dated 26th October 1990.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 I would also mention }{
\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 Nagle v. Feilden}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143  [1966] 2 Q.B. 633 where Salmon L.J. said at p.651:
\par 
\par }\pard \ql \li720\ri0\nowidctlpar\faauto\rin0\lin720\itap0\pararsid4465143 {\b\i\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 "It is well settled that a statement of claim should not be struck
 out and the plaintiff driven from the judgment seat unless the case is unarguable."}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4465143 {\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
\par In reply Mr. Lateef said that if the option to purchase were separate from the Leasing Agreement the consent of the Director of Lands would not be required but here since the option is included in the Agreement it must also fall with the agreement.}{
\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
Mr. Lateef further submitted that the cause of action which the Plaintiff now apparently wishes to pursue is totally different from the cause of action he pleads in his current Statement of Claim.
\par 
\par I agree with this submission and although strictly speaking the Plaintiff could be given leave to amend his Statement of Claim in accordance with the cases I have mentioned, nevertheless in my view since it is clear the Plaintiff wishe
s now to pursue a claim for damages against the First-named Defendants the simpler course will be for him to issue a fresh Writ against the First-named Defendants making such a claim if he so desires.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{
\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 This will not mean that the Plaintiff is driven from the judgment seat for ever but merely that his route of approaching it will be different.
\par 
\par In either event the Plaintiff realises he would have to pay the First-named Defendants' costs of his application to amend the Statement of Claim just as he will have to pay those here of the First-named Defendants' Summons.
\par 
\par The material satisfies me that in this case it is proper to strike out the Plaintiff's Statement of Claim and I make an order in terms of the First-named Defendants' Summons of the 18th of April 1995.}{\f0\lang2057\langfe5129\langnp2057\insrsid4465143  }{
\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 The Plaintiff must pay the First-named Defendants' costs of that Summons.
\par 
\par }\pard \qc \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4465143 {\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid15625601 JOHN E. BYRNE
\par }{\b\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid15625601 JUDGE}{\b\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid15625601 
\par }\pard \ql \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4465143 {\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
\par }{\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 The following legislation and authorities were referred to in judgment}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 :
\par 
\par Crown Lands Act Cap. 132.
\par Attorney-General v. Shiu Prasad Halka (1972) 18 FLR 210 at p.214.
\par Civil Action No. 130 of 1990, Air Pacific Employees' Association v. Air Pacific Senior Staff Association and Another, unreported judgment of Byrne J. of 7th January 1991.
\par Samuela Matawalu v. Fiji Times Limited Civil Action 335 of 1989, unreported judgment of Jayaratne J. of 26th October 1990.
\par Nagle v. Feilden (1966) 2 Q.B. 633 at 651.
\par 
\par 
\par }{\f0\ul\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 The following additional case was cited in argument}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 :
\par 
\par Court Bros. (Furnishers) Ltd. v. Sunbeam Transport Ltd.{\*\bkmkstart QuickMark}{\*\bkmkend QuickMark} (1969) FLR 206.
\par }\pard \qr \li0\ri0\nowidctlpar\faauto\rin0\lin0\itap0\pararsid4465143 {\f0\lang2057\langfe5129\langnp2057\insrsid4465143 HBC0596D.93S}{\f0\lang2057\langfe5129\langnp2057\insrsid15012445\charrsid4465143 
\par }}